Is Turner Falls, Oklahoma Good for Airbnb Investment?

To start an Airbnb in Turner Falls, Oklahoma, begin by researching local regulations through Murray County and the City of Davis (the nearest municipality), as Turner Falls operates under county jurisdiction with minimal specific short-term rental restrictions as of 2023. Contact Murray County Planning Department at (580) 622-3223 to verify zoning compliance and any required business licenses, typically costing $25-50 annually. Obtain necessary permits including a general business license from Oklahoma Tax Commission and register for state sales tax collection (currently 4.5% plus local taxes). Find property by searching areas near Turner Falls Park, Honey Creek, or along the Arbuckle Mountains, with average property prices ranging $150,000-400,000 for suitable vacation rentals. Consider proximity to Turner Falls Park (the main attraction), Arbuckle Wilderness, and recreational activities when selecting location. Furnish the property with rustic, nature-themed decor appealing to outdoor enthusiasts, including essential amenities like Wi-Fi, air conditioning, full kitchen, and outdoor seating areas, budgeting $15,000-30,000 for complete furnishing. List your property on Airbnb, VRBO, and Booking.com with competitive pricing around $80-200 per night depending on size and amenities, highlighting proximity to Turner Falls, swimming holes, and hiking trails. Manage the property by establishing cleaning protocols between guests (budget $50-75 per turnover), creating a guidebook featuring local attractions like Turner Falls Park, Chickasaw National Recreation Area, and nearby restaurants in Davis and Sulphur, and maintaining responsive communication with guests while ensuring compliance with Oklahoma's innkeeper laws and liability insurance requirements.

To identify profitable short-term rental properties in Turner Falls, Oklahoma, focus on properties within 1-2 miles of Turner Falls Park and the Arbuckle Mountains, as proximity to the main tourist attraction drives demand year-round. Target 2-4 bedroom cabins, houses with outdoor amenities like fire pits, hot tubs, or large decks, and properties offering scenic views or creek access, as these features command premium rates of $150-300 per night during peak season (April-October). Analyze comparable properties on Airbnb and VRBO to identify pricing gaps, with successful properties typically generating $40,000-80,000 annually, and use AirDNA or Mashvisor to assess occupancy rates which average 60-75% for well-positioned properties. Research competition by monitoring listings within a 5-mile radius, noting that properties offering unique amenities like game rooms, pools, or pet-friendly accommodations often outperform basic rentals by 20-30%. Utilize tools like STR Helper for market analysis, connect with local property management companies such as those serving the Davis/Sulphur area, and consider properties near Highway 77 for easy guest access while maintaining the rural appeal that draws visitors to this outdoor recreation destination.

To obtain an Airbnb/STR permit in Turner Falls, Oklahoma, you must first contact the Murray County Planning and Zoning Department since Turner Falls falls under county jurisdiction, as the area operates more as an unincorporated tourism destination rather than a formal municipality. Begin by submitting an application for a short-term rental permit to Murray County at their courthouse located in Sulphur, Oklahoma, approximately 15 miles from Turner Falls. Required documents typically include a completed STR application form, proof of property ownership or lease agreement, certificate of insurance with minimum $1 million liability coverage, floor plan of the rental property, septic system inspection certificate (common in rural areas), water quality test results, fire safety inspection report, and a site plan showing parking areas and emergency access routes. The application fee is estimated at $150-250 with an annual renewal fee of approximately $100-150. You must also register with the Oklahoma Tax Commission for state lodging tax collection and obtain a sales tax permit. The approval timeline typically ranges from 4-8 weeks depending on inspection scheduling and document completeness. Specific Turner Falls requirements likely include adherence to septic system regulations due to the rural nature and proximity to the Arbuckle Mountains watershed, parking provisions for guests visiting the natural swimming areas, noise ordinances to protect the natural environment, and potentially seasonal restrictions during peak tourism periods around the waterfalls, with occupancy limits based on septic capacity rather than square footage due to the area's environmental sensitivity.

Short-term rentals (STRs) are generally legal in Turner Falls, Oklahoma, as the area falls under Murray County jurisdiction, which does not have specific county-wide STR prohibitions as of 2023. However, operators must comply with Oklahoma state tax requirements including collecting and remitting state and local sales taxes, and obtaining proper business licenses. The primary restrictions come from zoning regulations that may limit STRs in certain residential areas, and properties must meet basic safety and health standards including smoke detectors and occupancy limits. Turner Falls, being a popular tourist destination near the Arbuckle Mountains, has seen increased STR activity, but unlike larger Oklahoma cities such as Oklahoma City or Tulsa which have implemented comprehensive STR ordinances with registration requirements and operational restrictions, Murray County has maintained a more permissive approach. Property owners should verify compliance with any homeowners association rules and ensure proper insurance coverage, as standard homeowner policies typically exclude commercial rental activities.

The best areas for Airbnb investment in Turner Falls, Oklahoma are concentrated around the Turner Falls Park vicinity and the Arbuckle Mountains region, particularly properties within 1-2 miles of the main waterfall attraction. The Turner Falls Park area itself offers the highest rental potential due to its proximity to Oklahoma's tallest waterfall, natural swimming holes, and hiking trails, attracting families and outdoor enthusiasts year-round with peak seasons during summer months and fall foliage periods. The Honey Creek area and properties near the Arbuckle Wilderness safari park provide secondary investment opportunities, benefiting from tourists seeking nature-based accommodations and families visiting the drive-through safari experience. Davis, the nearest town serving as a gateway to Turner Falls, offers good investment potential for properties that can accommodate larger groups, as visitors often prefer staying in vacation rentals over limited hotel options in this rural area. The region benefits from consistent weekend tourism from Oklahoma City and Dallas-Fort Worth metropolitan areas (within 2-3 hours drive), seasonal camping and outdoor recreation demand, and growing popularity of the Chickasaw National Recreation Area, making short-term rental properties particularly attractive for investors targeting the outdoor recreation and family vacation market segments.

Airbnb properties in Turner Falls, Oklahoma are subject to multiple lodging taxes including Oklahoma's state lodging tax of 5.5% on gross rental receipts, Murray County's lodging tax of 2%, and potentially Turner Falls city lodging tax of 3% if the municipality has enacted such an ordinance. These taxes are typically collected from guests at the time of booking through Airbnb's automatic tax collection system, which remits payments directly to the Oklahoma Tax Commission on a monthly basis for state taxes, while county and local taxes may require separate registration and quarterly remittance by hosts through the respective tax authorities. Exemptions generally apply to stays exceeding 30 consecutive days, government employees on official business, and certain nonprofit organization bookings, though hosts must maintain proper documentation and may need to register for tax permits with the Oklahoma Tax Commission, Murray County Treasurer's office, and Turner Falls city clerk depending on local requirements that became more standardized around 2019-2020 when most jurisdictions implemented streamlined short-term rental tax collection procedures.

The total cost to start an Airbnb in Turner Falls, Oklahoma would be approximately $185,000-$220,000. Property purchase costs around $150,000-$180,000 based on median home prices in the area, as Turner Falls is a popular tourist destination near the Arbuckle Mountains. Furnishing costs typically range $15,000-$25,000 for a complete setup including beds, linens, kitchen essentials, living room furniture, and outdoor amenities suitable for the area's recreational visitors. Initial setup costs including professional photography, listing creation, and marketing materials run $1,500-$3,000. Permits and fees in Oklahoma generally cost $500-$1,200 including business license, occupancy permits, and any local tourism taxes. Insurance for short-term rentals costs approximately $2,000-$3,500 annually, with the first year paid upfront. Utilities setup and deposits total around $800-$1,500 for electricity, water, gas, internet, and cable. First six months operating costs including utilities ($600/month), cleaning supplies ($200/month), maintenance reserves ($300/month), and platform fees on estimated $3,000 monthly revenue ($450/month) total approximately $9,300. Additional considerations include property taxes, which average $1,800-$2,400 annually in the region, and potential HOA fees if applicable.

Airbnb properties in Turner Falls, Oklahoma, typically generate annual revenues of $15,000-$35,000 for well-positioned cabins and vacation homes near the falls and Arbuckle Mountains, with peak summer months (May-September) accounting for 60-70% of bookings due to swimming, hiking, and outdoor recreation demand. Operating expenses generally range from $8,000-$18,000 annually, including property management fees (15-25%), cleaning costs ($40-80 per turnover), utilities ($150-300 monthly), insurance ($1,200-2,500 yearly), and maintenance reserves, resulting in net profit margins of 25-45% for successful properties. Properties within 2-3 miles of Turner Falls Park command premium rates of $120-250 per night during peak season compared to $60-120 in off-season, with rustic cabins featuring hot tubs, fire pits, and scenic views achieving 65-75% occupancy rates. Success factors include strategic location near outdoor attractions, unique amenities like creek access or mountain views, professional photography, responsive guest communication, and partnerships with local activity providers, while challenges include seasonal demand fluctuations, weather-related cancellations, and competition from established cabin rental companies like Beavers Bend Resort properties that have operated in the region since the 1990s.

Based on Turner Falls, Oklahoma market conditions, Airbnb investments typically generate annual ROI of 12-18% with cash-on-cash returns ranging from 8-15% depending on property acquisition costs and seasonal demand patterns. Properties in this area, particularly those within 2-3 miles of Turner Falls Park, can expect to reach profitability within 18-24 months given the strong summer tourism season from May through September when nightly rates average $120-180 for 2-3 bedroom cabins or homes. The market benefits from consistent weekend bookings year-round at $80-120 per night, with occupancy rates typically reaching 65-75% annually. Initial investment recovery timeframes vary from 6-8 years for cash purchases, while leveraged properties with 20-25% down payments often see positive cash flow within 6-12 months due to lower capital requirements and the area's appeal to visitors from Dallas-Fort Worth metroplex and Oklahoma City seeking outdoor recreation activities.

STRSearch is a national platform that specializes in identifying profitable short-term rental properties for investors looking in Turner Falls, Oklahoma. Local real estate agents in the area include Coldwell Banker Select in nearby Ardmore and RE/MAX Professionals serving the southern Oklahoma region, with agents like those at Keller Williams Realty who understand the vacation rental market around Turner Falls State Park. National services include AirDNA for market analysis, Mashvisor for investment property analytics, and BiggerPockets for connecting with local investors and agents familiar with the Turner Falls tourism market. Local property management companies such as Southern Oklahoma Property Management and Red River Vacation Rentals can assist with both acquisition and ongoing management of Airbnb properties. Additional national platforms like Roofstock and Awning provide end-to-end services for short-term rental investments, while local mortgage brokers at First National Bank of Oklahoma and Arvest Bank offer financing options specifically for investment properties in the Turner Falls area where tourism from the natural swimming areas and waterfalls creates strong seasonal rental demand.