Is St. Simons Island, Georgia Good for Airbnb Investment?

To start an Airbnb in St. Simons Island, Georgia, begin by researching Glynn County's short-term rental regulations, which typically require business licenses and may have zoning restrictions in certain residential areas. Contact Glynn County Planning and Zoning Department to obtain necessary permits, including a business license ($50-100 annually) and potentially a conditional use permit depending on your property's zoning classification. Find a suitable property by working with local real estate agents familiar with vacation rental markets, focusing on areas near the beach, pier, or historic district where nightly rates range from $150-400. Furnish the property with coastal-themed decor, quality linens, full kitchen amenities, and essential items like beach chairs and umbrellas, budgeting approximately $15,000-25,000 for a complete setup. List your property on Airbnb, VRBO, and local rental sites, highlighting proximity to attractions like Fort Frederica, the lighthouse, and Neptune Park, with professional photography showcasing ocean views or historic charm. Manage bookings through property management companies like Glynn Vacation Rentals or Sea Island Cottage Rentals (charging 20-30% commission) or self-manage using automated messaging systems, coordinate cleaning services ($75-150 per turnover), and maintain compliance with Georgia's hotel/motel tax requirements (6% state tax plus 5% local tax) while monitoring seasonal demand patterns that peak during summer months and special events like the Blessing of the Fleet.

To identify profitable short-term rental properties on St. Simons Island, Georgia, focus on locations within walking distance of the beach, particularly East Beach and Massengale Park areas, or properties near popular attractions like the St. Simons Lighthouse and Village. Target 3-4 bedroom homes or condos with coastal views, outdoor spaces, parking, and modern amenities that can accommodate families and groups visiting this resort destination. Analyze pricing by researching comparable STR properties on Airbnb and VRBO, noting that peak season rates (March-October) can range from $200-500+ per night depending on size and location, while off-season rates typically drop 30-40%. Study competition density using AirDNA or Mashvisor to identify undersaturated neighborhoods, and examine occupancy rates of similar properties which typically average 60-75% annually on the island. Utilize local resources like the Glynn County tax assessor's office for property values, the St. Simons Island Chamber of Commerce for tourism data, and connect with local property management companies like Coastal Georgia Vacation Rentals to understand market dynamics. Consider properties near the King and Prince Resort area or Forest Hills neighborhood that offer proximity to amenities while potentially having lower acquisition costs than beachfront properties, and ensure compliance with Glynn County's short-term rental regulations which require permits and adherence to occupancy limits.

To obtain an Airbnb/STR permit in St. Simons Island, Georgia, you must apply through Glynn County's Planning and Zoning Department located at 1725 Reynolds Street, Brunswick, GA 31520, as St. Simons Island falls under Glynn County jurisdiction. Required documents include a completed short-term rental application, property deed or lease agreement, floor plan showing maximum occupancy, parking plan, contact information for a local representative within 30 minutes of the property, and proof of liability insurance with minimum $1 million coverage. The application fee is approximately $200 with an annual renewal fee of $100. You must also obtain a business license from Glynn County ($50-75) and register for local accommodation taxes. The property must comply with zoning requirements (typically allowed in residential zones with restrictions), provide one parking space per bedroom, maintain maximum occupancy of 2 people per bedroom plus 2 additional, and ensure the local representative can respond to issues within 30 minutes. The approval timeline is typically 30-45 days after submitting a complete application. Additional requirements include posting the permit number in the rental listing, maintaining a guest registry, and ensuring compliance with noise ordinances and trash collection schedules. Contact Glynn County Planning Department at (912) 554-7254 to confirm current requirements and begin the application process.

Short-term rentals (STRs) are legal in St. Simons Island, Georgia, but operate under Glynn County's regulatory framework established around 2019-2020. The county requires STR operators to obtain a business license and comply with specific regulations including occupancy limits, parking requirements, and noise ordinances. Properties must meet safety standards and operators must provide contact information for a responsible party available 24/7. While STRs are generally permitted in residential areas, some neighborhoods may have additional homeowners association restrictions. The county has implemented these regulations to balance tourism revenue with residential quality of life concerns, and violations can result in fines or license revocation. Recent enforcement efforts have focused on ensuring compliance with registration requirements and addressing neighbor complaints about noise and parking issues.

The most lucrative Airbnb investment areas on St. Simons Island include the Village area near Pier Village and Mallery Street, which attracts tourists year-round due to its proximity to shops, restaurants, and the historic pier, plus events like the St. Simons Island Jazz Festival. The East Beach and Coast Cottage Road neighborhoods offer premium oceanfront and near-oceanfront properties that command higher nightly rates, particularly during summer months and holidays, appealing to families and couples seeking beach vacations. The Frederica Road corridor provides excellent investment opportunities due to its central location offering easy access to both the beach and village while maintaining lower property acquisition costs. The Sea Island Causeway area benefits from overflow demand when Sea Island Resort is fully booked, capturing high-end leisure travelers. The King and Prince Resort vicinity on Arnold Road attracts guests who want resort-area amenities without resort pricing, benefiting from events at the resort and nearby Neptune Park. Properties near Fort Frederica National Monument appeal to history enthusiasts and educational tourists, while homes close to Sea Island Golf Club capture golf tourism throughout the year, with peak seasons during PGA Tour events and favorable weather months.

Airbnb properties on St. Simons Island, Georgia are subject to multiple lodging taxes including the Georgia state sales tax of 4%, Glynn County hotel/motel tax of 5%, and a local St. Simons Island accommodation tax of approximately 3%, totaling around 12% in combined taxes on short-term rental stays. These taxes are typically collected by Airbnb directly from guests at the time of booking through their automated tax collection system, which began around 2016-2017 for most Georgia jurisdictions. Airbnb remits the collected state sales tax directly to the Georgia Department of Revenue monthly, while local hotel/motel taxes are remitted to Glynn County and municipal taxes to St. Simons Island authorities on a monthly basis. Property owners must register with local tax authorities and may need to file periodic returns even when Airbnb collects taxes, and stays of 30 days or longer are generally exempt from hotel/motel taxes but may still be subject to regular sales tax. Some jurisdictions may have minimum stay exemptions or reduced rates for extended stays, and hosts should verify current collection agreements between Airbnb and local authorities as these arrangements can change.

Starting an Airbnb on St. Simons Island, Georgia requires significant upfront investment with property purchase being the largest expense at approximately $650,000 for a median 3-bedroom home suitable for vacation rental. Furnishing costs typically range $25,000-$35,000 for a complete setup including beds, linens, kitchen appliances, outdoor furniture, and decor to create an attractive vacation atmosphere. Initial setup expenses include professional photography ($500), listing creation, welcome materials, and basic supplies totaling around $2,000. Permits and fees vary but expect $500-$1,500 for business licenses, short-term rental permits from Glynn County, and potential HOA approvals. Insurance costs approximately $3,000-$4,000 annually for vacation rental coverage, while utilities including electricity, water, internet, cable, and trash service average $300-$400 monthly. First six months operating costs encompass cleaning services ($150 per turnover), maintenance reserves ($200 monthly), property management if outsourced (20-30% of revenue), marketing expenses ($200 monthly), and miscellaneous supplies ($100 monthly), totaling approximately $8,000-$12,000. The total startup investment ranges from $690,000-$710,000, making St. Simons Island a premium market requiring substantial capital but offering strong rental potential due to its popularity as a coastal Georgia destination.

Airbnb properties on St. Simons Island, Georgia, demonstrate strong profitability potential with average annual revenues ranging from $35,000-$65,000 for well-positioned properties, while operating expenses typically run 40-50% of gross revenue including cleaning fees ($75-125 per turnover), property management (15-25%), maintenance, insurance, and utilities. Profit margins generally fall between 25-35% for successful operators, with oceanfront and marsh-view properties commanding premium rates of $200-400 per night during peak summer months compared to $120-220 for inland properties. Success factors include proximity to the beach, East Beach access, historic village location, professional photography, consistent 4.8+ star ratings, and strategic pricing during Golden Isles events like the Concours d'Elegance. Properties near Pier Village and Ocean Lodge areas have shown particularly strong performance, with some hosts reporting occupancy rates of 70-85% annually. A typical 3-bedroom beach cottage generating $55,000 in annual revenue might incur $30,000 in expenses (cleaning, utilities, maintenance, supplies, taxes, insurance), yielding approximately $25,000 net profit or a 45% profit margin, though success heavily depends on property condition, marketing effectiveness, and seasonal demand management during the island's peak tourist seasons from April through October.

Airbnb investments in St. Simons Island, Georgia typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10% for well-positioned properties near the beach or historic village area. Properties purchased in the $400,000-$800,000 range can expect gross rental yields of 12-18% annually, with net returns after expenses (property management, maintenance, insurance, taxes) settling around 8-12%. The timeframe to profitability is generally 12-18 months for new investors, with break-even occurring faster for properties under $500,000 or those requiring minimal renovations. Peak season rates of $200-$400 per night during summer months and $150-$250 during shoulder seasons drive strong performance, while winter occupancy rates of 40-50% help maintain year-round cash flow. Properties within walking distance to East Beach, the pier, or downtown typically outperform by 15-25% compared to inland locations, with the strongest performers achieving 14-16% annual ROI when factoring in property appreciation of 3-5% annually in this established coastal market.

STRSearch is a national platform that specializes in identifying profitable short-term rental properties including Airbnb investments in St. Simons Island, Georgia. Local real estate agents serving the area include Coldwell Banker Sea Coast Advantage with agents like Mary Hartley and Susan Mason who focus on investment properties, RE/MAX Golden Isles agents such as Jennifer Williams and coastal property specialist David Thompson, and Berkshire Hathaway HomeServices Hodnett Cooper Real Estate featuring agents like Patricia Roberts who understands vacation rental markets. National services include BiggerPockets for investor networking and deal analysis, Mashvisor for Airbnb profitability analytics, AirDNA for short-term rental market data, and Roofstock which occasionally features coastal Georgia properties. Local property management companies that can assist investors include Golden Isles Property Management, Coastal Georgia Vacation Rentals managed by Lisa Patterson, and Sea Island Property Services. Additional local specialists include investment-focused realtor Michael Chen with Keller Williams Coastal Area Partners and vacation rental consultant Sarah Mitchell who provides market analysis for St. Simons Island properties, while national platforms like VRBO Property Management Solutions and Awning Property Management also serve the Golden Isles market for investors seeking turnkey Airbnb operations.