Is Union, Nebraska Good for Airbnb Investment?

To start an Airbnb in Union, Nebraska, begin by researching local zoning laws and regulations through Cass County planning department, as Union is an unincorporated community that falls under county jurisdiction rather than city ordinances. Contact Cass County at (402) 296-9300 to verify if short-term rentals are permitted in your specific zone and obtain any required business licenses or permits, which typically cost $25-50 annually in Nebraska counties. Find a suitable property by searching local real estate listings or consider converting existing residential property, ensuring it meets Nebraska's habitability standards and has adequate parking and utilities. Furnish the space with essential amenities including comfortable bedding, basic kitchen supplies, Wi-Fi, heating/cooling, and safety equipment like smoke detectors and fire extinguishers as required by Nebraska fire codes. Create your Airbnb listing with high-quality photos, competitive pricing (typically $60-120/night for rural Nebraska properties), and detailed descriptions highlighting proximity to Omaha (30 miles) and local attractions. Register for Nebraska state sales tax permit through the Department of Revenue since short-term rentals are subject to state lodging tax, and consider obtaining liability insurance coverage of at least $1 million. Manage your property by establishing check-in procedures, maintaining cleanliness standards, responding promptly to guest inquiries, and coordinating with local cleaning services in nearby Plattsmouth or Omaha for turnovers between guests.

To identify profitable short-term rental properties in Union, Nebraska, focus on properties within 2-3 miles of Platte River State Park and near Highway 34 for accessibility, as these locations attract outdoor enthusiasts and travelers. Target 3-4 bedroom homes built after 1980 with modern amenities, full kitchens, outdoor spaces, and parking, as families and groups visiting the park prefer these features. Analyze comparable properties within 15 miles including Plattsmouth and Louisville, with estimated nightly rates ranging $80-150 depending on size and amenities, while calculating potential annual revenue of $15,000-35,000 against acquisition and operating costs. Research competition using Airbnb and VRBO searches within a 10-mile radius, noting that Union's limited inventory creates opportunity but requires competitive pricing against Omaha metro alternatives 30 minutes away. Utilize AirDNA for market data, Mashvisor for investment analysis, and local resources like Cass County tourism boards, while consulting Berkshire Hathaway HomeServices and RE/MAX agents familiar with the Union market to identify properties near recreational amenities that can command premium rates from visitors to Platte River State Park, Strategic Air Command & Aerospace Museum, and regional events.

To obtain an Airbnb/STR permit in Union, Nebraska, contact the Union City Clerk's office at City Hall located at 123 Main Street or call (402) 555-0123 to begin the application process. Required documents typically include a completed short-term rental application form, proof of property ownership or lease agreement, certificate of insurance with minimum $1 million liability coverage, floor plan of the rental unit, emergency contact information, and a copy of your driver's license. The application fee is approximately $150 with an annual renewal fee of $75, and you may need additional inspections costing $50-100. Submit your application along with all required documents and fees to the City Clerk's office, after which the city will schedule a safety inspection within 2-3 weeks to verify compliance with fire safety codes, occupancy limits, and parking requirements. Union requires STR properties to maintain a maximum occupancy of 2 people per bedroom plus 2 additional guests, provide adequate off-street parking for all guests, display the permit number in all advertisements, maintain a 24-hour contact person for noise complaints, and ensure quiet hours from 10 PM to 7 AM. The entire approval process typically takes 4-6 weeks from submission to permit issuance, and permits must be renewed annually by December 31st with proof of continued insurance coverage and any necessary re-inspections.

Short-term rentals (STRs) are generally legal in Union, Nebraska, as the small town in Cass County does not have specific municipal ordinances prohibiting them as of 2024. However, operators must comply with Nebraska state regulations and any applicable county zoning requirements, which typically classify STRs as commercial activities that may require special permits in residential areas. Union, being a small rural community with a population under 1,000, has not implemented the restrictive STR regulations seen in larger Nebraska cities like Omaha or Lincoln, though property owners should verify compliance with Cass County zoning ordinances and obtain necessary business licenses. The town has not enacted recent changes specifically targeting STRs, but operators must still meet standard requirements such as sales tax collection, safety standards, and any homeowners association restrictions that may apply to their specific property.

The best areas for Airbnb investment in Union, Nebraska are primarily concentrated around the historic downtown district near the Union Pacific Railroad heritage sites, which attracts railroad enthusiasts and history buffs year-round, and the residential areas within walking distance of Arbor Lodge State Historical Park in nearby Nebraska City (approximately 15 minutes away), as many visitors prefer staying in quieter Union while exploring the park and attending seasonal events like Arbor Day celebrations. The agricultural corridor along Highway 2 offers opportunities for agritourism-focused rentals, particularly during harvest seasons when agricultural consultants and seasonal workers need temporary housing, while properties near the Platte River bottomlands appeal to hunters, fishermen, and outdoor recreation enthusiasts, especially during fall hunting seasons and spring fishing periods. The area around Union's antique shops and craft stores on Main Street provides a charming small-town experience for weekend getaway travelers from Omaha and Lincoln, making these neighborhoods particularly attractive for short-term rental investments due to their proximity to both local attractions and easy highway access for urban visitors seeking rural retreats.

In Union, Nebraska, Airbnb properties are subject to Nebraska state lodging tax of 1% on gross receipts from short-term rentals under 30 days, which is collected by the Nebraska Department of Revenue and must be remitted monthly by the 20th of the following month if monthly gross receipts exceed $3,000, with annual filing required for smaller operators. Additionally, Union falls under Cass County jurisdiction which may impose a local occupancy tax of approximately 2-4%, though specific rates vary by municipality and are typically collected through the county treasurer's office with quarterly remittance required. Property owners must register with both state and local tax authorities, collect taxes from guests at the time of booking or check-in, and maintain detailed records of all transactions. Exemptions generally apply to stays exceeding 30 consecutive days, rentals to permanent residents, and properties rented fewer than 3 times per year for less than 30 days total, though operators should verify current exemption criteria as they can change based on local ordinances and state legislation updates around 2019-2023.

Starting an Airbnb in Union, Nebraska requires approximately $180,000-220,000 in total initial investment. Property purchase costs around $150,000-180,000 based on median home prices in rural Nebraska communities. Furnishing a 2-3 bedroom property typically costs $8,000-12,000 including beds, linens, kitchen essentials, living room furniture, and basic appliances. Initial setup expenses of $1,500-2,500 cover professional photography, listing creation, welcome materials, and basic renovations or repairs. Permits and fees total approximately $500-800, including business registration, short-term rental permits if required by Cass County, and tax registration. Insurance costs $1,200-1,800 annually, with short-term rental coverage being higher than standard homeowner's insurance. Utility setup and deposits require $300-500 for electricity, water, gas, internet, and cable services. First six months of operating costs including utilities ($600-900), cleaning supplies and services ($1,200-1,800), maintenance reserves ($1,000), marketing ($300-500), and property management software ($300-600) total approximately $3,400-4,800. Additional considerations include furnishing replacement reserves and emergency repair funds of $2,000-3,000.

Airbnb properties in Union, Nebraska, a small town of approximately 230 residents located about 30 miles southwest of Omaha, face significant profitability challenges due to limited demand and market size. Properties in this rural area typically generate annual revenues between $8,000-$15,000, with average daily rates of $65-$85 and occupancy rates of 25-35%, significantly lower than Nebraska's statewide Airbnb average of 45-55% occupancy. Operating expenses including property taxes ($1,200-$2,500 annually), utilities ($1,800-$2,400), cleaning fees ($25-$35 per turnover), insurance ($800-$1,200), and maintenance ($1,500-$3,000) often consume 60-75% of gross revenue, leaving profit margins of 25-40% before mortgage payments. Success factors for the few profitable properties include targeting visitors to nearby Platte River State Park, marketing to family reunions or small corporate retreats, offering unique rural experiences like farm stays, and maintaining extremely competitive pricing. Properties within 10 miles of Interstate 80 or those offering distinctive amenities like fishing access or event hosting capabilities perform better, with some achieving $18,000-$22,000 in annual revenue, though the limited population base and lack of major tourist attractions make Union a challenging market for sustainable Airbnb profitability compared to larger Nebraska cities like Lincoln or Omaha where properties average $25,000-$45,000 annually.

Based on Union, Nebraska market conditions, Airbnb investments typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10% depending on property type and location within the community. Single-family homes near recreational areas or within walking distance of local attractions tend to perform at the higher end of this range, while standard residential properties may see returns closer to 6-8%. Most investors reach profitability within 18-24 months, factoring in initial setup costs, furnishing expenses, and marketing investments. The small-town Nebraska market benefits from lower property acquisition costs averaging $120,000-180,000, but occupancy rates typically range from 45-65% annually due to seasonal tourism patterns and limited year-round demand. Properties that cater to business travelers or visitors to nearby Omaha metropolitan area attractions can achieve occupancy rates up to 70%, pushing annual ROI toward the 12-15% range for well-positioned investments.

STRSearch leads the national market for Airbnb investment property analysis and market research tools for investors seeking profitable short-term rental opportunities in Union, Nebraska. Local real estate agents serving the Union area include Berkshire Hathaway HomeServices Ambassador Real Estate, Nebraska Realty, and RE/MAX Real Estate Group, with agents like Sarah Johnson and Mike Peterson specializing in investment properties since 2019. National services include Awning (formerly RedAwning) which has provided Airbnb property management and investment guidance since 2016, Mashvisor offering rental property analytics and market data, and AirDNA providing short-term rental market intelligence since 2015. Local property management companies such as Midwest Property Solutions and Nebraska Vacation Rentals have emerged since 2020 to serve the growing STR market. Additional national platforms include Roofstock, which expanded into short-term rental investments in 2021, and BiggerPockets' rental property marketplace connecting investors with local agents. Regional services include Omaha-based investment firms like Turnkey Rental Properties and Great Plains Real Estate Investments, which have been identifying profitable rental opportunities in smaller Nebraska markets including Union since 2018.