Is Ulysses, Kansas Good for Airbnb Investment?

Potentially—Ulysses, Kansas combines visitor demand with long-term real estate upside.

• Presents a unique investment profile.
• The current market conditions in Ulysses are characterized by relatively stable property values and a lower cost of living compared to larger metropolitan areas.
• Tourism trends in Ulysses are generally driven by agricultural interests, local events, and its position as a stopover for travelers on US-160.
• While not a major tourist hub, these factors contribute to a consistent, albeit smaller, demand for short-term rentals.
• The investment potential, therefore, lies in acquiring properties at a reasonable price point and catering to specific niches, such as contract workers, visitors for local festivals.
• However, investors should be mindful of the smaller overall market size and potential for slower occupancy rates compared to more established tourist destinations.

$45–85 per month based on location, season, and property quality.

• Based on available data and market analysis, Airbnb hosts in Ulysses, Kansas typically earn between $45-85 per month on average.
• Monthly revenue ranges vary significantly based on occupancy rates, which average around 15-25% in smaller Kansas towns.
• Seasonal variations show the lowest earnings during winter months (December-February), with spring and fall generating moderate income levels.
• Key factors affecting earnings include proximity to agricultural attractions, hunting seasons which can boost rates by 20-30% during peak times, property amenities.
• The limited population of approximately 6,000 residents means most bookings come from visitors attending local events, agricultural business travelers, or those passing through the region.

Potentially strong—typical annual ROI is 8–12%.

• Typically generate ROI between 8-12% annually, with payback periods averaging 10-14 years due to the small market size and limited tourist demand in this rural community of approximately 6,000 residents.
• Properties averaging $80,000-120,000 in purchase price can expect gross rental income of $8,000-15,000 annually.
• Long-term rentals in the area typically yield 6-9% ROI with more consistent cash flow, making traditional rentals often more reliable than short-term rentals.

Ulysses, Kansas averages 45–55% annual occupancy, with seasonal variation.

• Airbnb occupancy rates in Ulysses, Kansas typically average around 45-55% annually, with peak seasons occurring during summer months (June-August) when rates can reach 65-70% due to agricultural tourism and family visits, while winter months (December-February) see occupancy drop to approximately 30-40%.
• The spring and fall seasons maintain moderate occupancy levels around 50-60%, particularly during harvest times when agricultural workers and business travelers increase demand.
• Ulysses performs slightly below the Kansas state average of approximately 60% and significantly below the national average of 65-70%.
• The town's occupancy rates are heavily influenced by agricultural cycles, local events, and business travel related to farming operations.

The strongest opportunities balance visitor demand, nightly rates, and acquisition cost.

• The downtown historic district of Ulysses offers the best Airbnb investment potential due to its proximity to the Grant County Museum and courthouse square.
• The residential area near Ulysses High School provides steady demand from visiting families for sports events and school activities.
• The neighborhood surrounding the Ulysses Country Club appeals to golf enthusiasts and business travelers.
• Properties near the industrial corridor along Highway 160 cater to oil and gas workers, agricultural professionals, and truckers.
• The area around Coronado Elementary attracts families visiting for school events and youth sports tournaments, offering seasonal demand spikes with rates ranging $65-95 per night.
• The residential zone near the Ulysses Aquatic Center draws families during summer months and swim meet participants, supporting seasonal rental premiums of $75-110 per night.

Yes, but only where zoning permits short-term rentals and every required license is current.

• Property owners typically need to obtain a general business license and comply with Kansas state tax requirements.
• Occupancy limits generally follow standard residential building codes, typically allowing 2 persons per bedroom plus 2 additional guests.
• Owner-occupancy requirements are not mandated in Ulysses, allowing for non-resident ownership of rental properties.
• Zoning restrictions generally permit short-term rentals in residential areas, but commercial zoning may be required for properties operating as full-time rental businesses.
• Registration processes involve obtaining a Kansas business license, registering with the Kansas Department of Revenue for tax collection purposes.
• Recent regulatory changes since 2020 have focused on enhanced tax collection enforcement and standardizing health and safety requirements.

Tax rates vary by jurisdiction; licensing, inspection, and insurance costs are additional.

• Short-term rentals in Ulysses, Kansas are subject to Kansas state transient guest tax of 6% on gross receipts, while Grant County (where Ulysses is located) typically imposes an additional 2-3% local transient guest tax.
• The city of Ulysses requires a business license costing around $25-50 annually, and operators must register with the Kansas Department of Revenue at no cost but may need to pay a $20 sales tax permit fee.
• Property owners are subject to standard property taxes which average 1.2-1.4% of assessed value annually in Grant County.
• There are no specific tourism taxes beyond the transient guest tax, but operators must collect and remit Kansas sales tax of 6.5% plus local sales tax of approximately 1-2% on rental income.
• Fire safety inspections may be required annually at a cost of $50-100, and some properties may need special use permits costing $100-200 depending on zoning requirements.