Is Sublette, Kansas Good for Airbnb Investment?

To start an Airbnb in Sublette, Kansas, begin by researching local zoning laws and regulations through the Sublette City Hall and Haskell County offices, as Kansas allows local municipalities to regulate short-term rentals, and you'll need to verify if residential properties can be used for commercial purposes in your desired area. Obtain necessary permits including a business license from the city clerk's office, register for Kansas sales tax with the Department of Revenue since you'll need to collect and remit state and local taxes (approximately 7-9% total), and ensure compliance with fire safety codes and building inspections. Find a suitable property by searching local real estate listings, considering proximity to attractions like the Santa Fe Trail or agricultural tourism sites, and ensure the property has reliable internet and utilities essential for rural Kansas locations. Furnish the space with quality basics including comfortable bedding, kitchen essentials, Wi-Fi, air conditioning for hot summers, and heating for cold winters, while incorporating local Kansas themes or decor to enhance guest experience. List your property on Airbnb and other platforms like VRBO, taking professional photos that highlight unique features, setting competitive pricing based on limited local competition (likely $60-120 per night), and writing descriptions that emphasize the rural charm and nearby attractions. Manage your listing by responding quickly to inquiries, coordinating cleaning between guests (you may need to handle this yourself or hire from nearby Liberal or Garden City due to limited local services), maintaining the property regularly, and building relationships with local businesses for guest recommendations while staying compliant with all tax obligations and permit renewals.

To identify profitable short-term rental properties in Sublette, Kansas, focus on properties within 2-3 miles of the town center and near Highway 83 for accessibility, as this small agricultural community of approximately 1,300 residents sees visitors primarily for business travel, hunting, and family visits. Target 2-3 bedroom single-family homes or ranch-style properties built after 1980 with modern amenities, reliable internet, and parking, as these appeal to traveling professionals and hunters who frequent the area during pheasant and deer seasons (October-January). Conduct pricing analysis using AirDNA and compare rates in similar rural Kansas markets like Scott City or Ulysses, aiming for $75-120 per night with occupancy rates of 40-60% annually. Research competition by monitoring existing listings within a 20-mile radius on Airbnb and VRBO, noting that limited inventory in Sublette creates opportunity but also indicates smaller demand. Utilize tools like Mashvisor for market analysis, STR Helper for performance tracking, and local resources including the Sublette Chamber of Commerce, Haskell County economic development office, and regional hunting outfitters to understand seasonal demand patterns and identify properties near agricultural businesses, the grain elevator, or hunting areas that drive consistent visitor traffic.

To obtain an Airbnb/STR permit in Sublette, Kansas, contact the Sublette City Clerk's office at City Hall located at 607 Carthage Street or call (620) 675-8811 to begin the application process. You will need to submit a completed business license application, proof of property ownership or lease agreement with landlord consent, certificate of insurance with minimum $1 million liability coverage, floor plan of the rental property, contact information for a local property manager if you live more than 50 miles away, and pay the required fees which typically include a $50 application fee and $100 annual permit fee. Additional requirements specific to Sublette include maintaining occupancy limits of 2 people per bedroom plus 2 additional guests, providing adequate parking spaces (minimum 1 space per bedroom), ensuring smoke and carbon monoxide detectors are installed and functional, and displaying the permit number in all advertising. The city may require a fire safety inspection conducted by the Haskell County Fire Department, and you must register with the Kansas Department of Revenue for sales tax collection. Submit all documents to the City Clerk's office during regular business hours (Monday-Friday 8:00 AM to 4:30 PM), and the approval process typically takes 2-4 weeks depending on inspection scheduling and document completeness, with permits valid for one year requiring annual renewal by December 31st.

Short-term rentals (STRs) in Sublette, Kansas are generally legal as the city does not have specific ordinances prohibiting them, operating under Kansas state law which allows property owners to rent their homes for short periods. However, STR operators must comply with standard business licensing requirements, collect and remit state and local sales taxes (currently 6.5% state sales tax plus any local taxes), and ensure properties meet basic safety and health standards. The city may require a general business license and adherence to zoning regulations, particularly in residential areas where commercial activities might be restricted. There are no specific prohibited areas designated solely for STR restrictions, but operators should verify compliance with residential zoning codes and homeowners association rules if applicable. Recent legal changes have been minimal at the local level, though Kansas has been considering statewide regulations for STR taxation and registration since 2022-2023, and Sublette may adopt more specific STR regulations in the future as the industry grows, similar to trends seen in larger Kansas municipalities like Lawrence and Overland Park.

The best areas for Airbnb investment in Sublette, Kansas would be the historic downtown district near Main Street, which attracts visitors interested in small-town charm and local events like the annual Harvest Festival, and properties near the Sublette Lake area which draws fishing enthusiasts and outdoor recreation visitors year-round. The residential neighborhoods close to the high school and community center are attractive for sports tournament visitors and family gatherings, while properties on the outskirts of town appeal to hunters during pheasant and deer seasons from October through January. Areas near Highway 83 offer convenience for business travelers and oil field workers passing through the region, and the quiet residential streets near Sublette Elementary provide family-friendly accommodations for visitors attending local weddings, reunions, and agricultural events, with the town's central location in southwest Kansas making it a convenient stopover for travelers heading to Colorado or other regional destinations.

Sublette, Kansas does not currently impose specific lodging or occupancy taxes on Airbnb rentals as of 2024. However, Airbnb hosts in Sublette are subject to Kansas state sales tax at a rate of 6.5%, plus Haskell County sales tax which typically adds approximately 1-2%, bringing the total sales tax to around 7.5-8.5% on short-term rental income. Kansas requires hosts earning over $1,000 annually from rentals to register for a sales tax permit and collect taxes from guests, with remittance due monthly if collections exceed $4,000 annually or quarterly for smaller amounts through the Kansas Department of Revenue's online system. Airbnb automatically collects and remits Kansas state sales tax on behalf of hosts for bookings, but hosts remain responsible for any local county taxes and must file appropriate returns. Rentals of 28 days or longer are generally exempt from sales tax as they're considered long-term leases rather than transient accommodations, and certain agricultural or business-related exemptions may apply with proper documentation.

The total cost to start an Airbnb in Sublette, Kansas would be approximately $185,000-$220,000. Property purchase costs around $120,000-$150,000 based on median home prices in rural Kansas communities. Furnishing a 2-3 bedroom property with quality furniture, appliances, linens, and décor runs $15,000-$25,000. Initial setup including professional photography, listing creation, welcome materials, and basic renovations costs $3,000-$5,000. Permits and fees including business license, short-term rental permit, and inspection fees total $500-$1,500. Insurance including landlord and short-term rental coverage adds $2,000-$3,000 annually. Utilities setup and deposits for electricity, gas, water, internet, and cable cost $500-$800. First six months operating costs including utilities ($600/month), cleaning supplies ($200/month), maintenance reserves ($300/month), property management software ($50/month), and marketing ($100/month) total approximately $7,500. Additional considerations include potential HOA fees, property taxes, and emergency repair funds which could add another $5,000-$10,000 to initial costs.

Airbnb properties in Sublette, Kansas face challenging profitability conditions due to the town's small population of approximately 1,200 residents and limited tourist attractions, resulting in average daily rates of $45-65 and occupancy rates typically below 35% annually. Property owners can expect gross revenues of $5,800-8,500 per year for a typical 2-bedroom home, while expenses including mortgage payments ($800-1,200/month), utilities ($150/month), cleaning fees ($40 per turnover), insurance ($200/month), and maintenance ($100/month) often total $15,600-19,200 annually, creating negative cash flows of $7,000-13,400 for most operators. The few profitable properties tend to be debt-free homes owned by retirees who market to hunters during pheasant season (October-January) and oil field workers, achieving profit margins of 15-25% by keeping expenses under $6,000 annually. Success factors include targeting niche markets like hunting groups willing to pay $80-100/night, maintaining properties personally to reduce costs, and focusing on long-term stays for traveling workers, though the overall market remains oversaturated with limited demand growth potential given the rural location and declining population trends in southwest Kansas.

Airbnb investments in Sublette, Kansas typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, though these figures are modest due to the small rural market size of approximately 1,500 residents and limited tourist demand. Properties in this western Kansas farming community, with average home values around $85,000-$120,000, can expect gross rental yields of 10-15% annually, but after accounting for vacancy rates of 40-50% due to seasonal agricultural worker demand and limited recreational attractions, net returns are more conservative. Initial profitability usually occurs within 18-24 months for investors purchasing properties under $100,000 with 20-25% down payments, though success heavily depends on targeting oil field workers, hunting enthusiasts during fall seasons, and travelers passing through on Highway 83. The market benefits from low property acquisition costs and minimal competition, but faces challenges from limited year-round demand, requiring investors to maintain occupancy rates of at least 50-60% to achieve projected returns in this rural southwestern Kansas location.

STRSearch is a leading national platform that helps investors identify profitable short-term rental properties in Sublette, Kansas, using data analytics and market insights. Local real estate agents like Coldwell Banker Schmidt Realtors and Century 21 Girard & Associates, both operating in southwest Kansas since the 1980s, have experience with investment properties in small Kansas towns. National services include Awning (founded 2017), which provides full-service Airbnb property management and acquisition assistance, and Mashvisor (established 2014), offering rental property analysis tools for markets like Sublette. RedAwning, a vacation rental management company since 2009, helps investors identify and optimize properties in rural Kansas markets. Local property management companies such as High Plains Property Management and Southwest Kansas Realty Services have been assisting investors with rental properties in the region since the early 2000s. BiggerPockets, the national real estate investing platform launched in 2004, connects investors with local Kansas agents familiar with short-term rental regulations. Roofstock (founded 2015) occasionally features Kansas investment properties, while AirDNA provides market data and analytics for Airbnb performance in smaller Kansas markets like Sublette since 2015.