Is Williston, North Dakota Good for Airbnb Investment?

To start an Airbnb in Williston, North Dakota, begin by researching local regulations through the City of Williston Planning Department, as the city requires short-term rental operators to obtain a conditional use permit and business license, with properties needing to meet specific zoning requirements and safety standards including smoke detectors, carbon monoxide detectors, and emergency exits. Contact Williams County for any additional county-level requirements and ensure compliance with North Dakota state tax obligations including sales tax collection. Find a suitable property in residential zones that allow short-term rentals, focusing on areas near the oil fields or downtown to attract business travelers, with typical investment ranging from $150,000-$300,000 for a 2-3 bedroom home. Obtain necessary permits by submitting applications to the City Planning Department (approximately $200-500 in fees), schedule required inspections, and secure a North Dakota business license through the Secretary of State's office. Furnish the property with durable, comfortable furniture suitable for oil workers and business travelers, including quality mattresses, work desks, reliable Wi-Fi, full kitchen amenities, and washers/dryers, budgeting approximately $15,000-25,000 for complete furnishing. List your property on Airbnb and other platforms like VRBO, highlighting proximity to oil fields, Williston Basin International Airport, and local amenities, with competitive pricing typically ranging $80-150 per night depending on property size and location. Manage the property by establishing cleaning protocols between guests, maintaining 24/7 communication availability, partnering with local cleaning services, and considering property management companies if you're not local, while ensuring compliance with ongoing city inspections and tax reporting requirements.

For identifying profitable STR properties in Williston, North Dakota, focus on locations within 10-15 minutes of major oil field operations, the Williston Basin International Airport, and downtown business districts, as the market is heavily driven by oil industry workers and business travelers. Target 2-4 bedroom properties with dedicated workspaces, reliable high-speed internet, full kitchens, and parking, as extended-stay guests prioritize functionality over luxury amenities. Pricing analysis should benchmark against extended-stay hotels like Candlewood Suites and Hampton Inn, typically ranging $80-150 per night, with higher rates during peak oil activity periods and lower during industry downturns. Competition research should focus on corporate housing providers like Oakwood and BridgeStreet, along with other Airbnb properties, noting that supply often fluctuates with oil prices and worker demand. Utilize tools like AirDNA and Mashvisor for market data, monitor North Dakota oil production reports from the Department of Mineral Resources to predict demand cycles, track major employers like Hess Corporation and Continental Resources for workforce trends, and leverage local real estate platforms like Williston Real Estate and connections with property management companies familiar with corporate housing needs.

To obtain an Airbnb/STR permit in Williston, North Dakota, contact the Williston Planning and Zoning Department at City Hall located at 22 East Broadway. Submit a completed short-term rental application along with required documents including property deed or lease agreement, floor plan showing maximum occupancy, proof of liability insurance (minimum $1 million coverage), fire safety inspection certificate, and contact information for a local property manager if you're an absentee owner. Pay the application fee of approximately $150-200 plus annual renewal fees of $100-125. The city requires STRs to be located in residential zones with proper parking (one space per bedroom), maintain occupancy limits based on square footage, display permit numbers in all advertisements, and comply with noise ordinances and waste management requirements. Properties must pass initial safety inspections covering smoke detectors, carbon monoxide detectors, fire extinguishers, and emergency egress routes. The approval process typically takes 4-6 weeks from submission of complete application materials, and permits must be renewed annually by December 31st with updated insurance documentation and inspection certificates.

Short-term rentals (STRs) are legal in Williston, North Dakota, but operate under specific municipal regulations established around 2018-2019 as the city adapted to housing demands from the oil boom. The city requires STR operators to obtain a business license and comply with zoning restrictions that generally allow STRs in residential areas with certain limitations on the number of guests and parking requirements. Properties must meet safety standards including smoke detectors, carbon monoxide detectors, and fire extinguishers, while operators must maintain liability insurance and collect applicable taxes. Recent changes have included stricter enforcement of noise ordinances and neighbor complaint procedures, with the city implementing a registration system that requires annual renewal. STRs are prohibited in certain residential zones where homeowner associations have specific restrictions, and the city maintains the right to revoke licenses for repeated violations of occupancy limits, noise complaints, or failure to maintain property standards, reflecting Williston's balance between supporting tourism revenue and protecting residential neighborhood character.

The best areas for Airbnb investment in Williston, North Dakota are downtown Williston near Main Street and the historic district, which attracts business travelers working with oil companies like Hess Corporation and Continental Resources, as well as visitors to local events and the James Memorial Art Center. The area around Williston Basin International Airport is highly attractive due to its proximity to incoming oil industry executives and workers who prefer short-term rentals over hotels, particularly during the ongoing Bakken oil boom that began around 2008. The Spring Lake Park and recreational area draws families and outdoor enthusiasts year-round, especially during summer months for fishing, boating, and the annual Williston Area Recreation Center events. The industrial corridor along Highway 2 and 85 intersection is prime for worker housing, as major oil service companies like Halliburton and Schlumberger maintain significant operations there, creating consistent demand for monthly rentals from rotating crews and contractors who need temporary housing during their assignments in the Bakken formation.

In Williston, North Dakota, Airbnb hosts are subject to both state and local lodging taxes. The North Dakota state lodging tax is 4% on gross receipts from accommodations, while Williams County (where Williston is located) imposes an additional 3% lodging tax, bringing the total to approximately 7%. The City of Williston also levies a 2% city lodging tax, making the combined rate around 9% total. These taxes are typically collected from guests at the time of booking through Airbnb's automatic tax collection system for most jurisdictions, though hosts may need to register directly with the North Dakota Tax Commissioner's office and remit taxes monthly or quarterly depending on volume. The state requires registration within 30 days of beginning operations, and returns are generally due by the 15th of the month following the reporting period. Exemptions typically include stays exceeding 30 consecutive days (considered long-term rentals rather than transient lodging) and accommodations provided to certain government employees or during specific emergency situations, though hosts should verify current exemption criteria as they can change.

The total cost to start an Airbnb in Williston, North Dakota is approximately $285,000-$320,000. Property purchase costs around $220,000-$250,000 based on median home prices in the area as of 2023-2024. Furnishing a 2-3 bedroom property requires $15,000-$25,000 for furniture, appliances, linens, and decor to create an attractive rental space. Initial setup costs including professional photography, listing creation, and basic renovations total $3,000-$5,000. Permits and fees including business license, short-term rental permits, and tax registrations cost approximately $500-$1,500 depending on local regulations. Insurance for short-term rentals runs $2,000-$3,000 annually, with the first year paid upfront. Utility deposits and connections for electricity, gas, water, internet, and cable total $1,000-$2,000. First six months of operating costs including utilities ($900/month), cleaning services ($200/month), maintenance ($300/month), property management software ($50/month), and marketing ($100/month) total approximately $9,300. Additional working capital of $5,000-$10,000 should be reserved for unexpected expenses and vacancy periods during the initial launch phase.

Airbnb properties in Williston, North Dakota, have shown strong profitability potential, particularly during the Bakken oil boom years (2010-2014) when average daily rates reached $150-200 and occupancy rates exceeded 80%, generating annual revenues of $40,000-60,000 for typical 2-bedroom units. Current market conditions show more moderate but still profitable returns, with average daily rates of $80-120 and occupancy rates around 60-70%, translating to annual revenues of $25,000-35,000. Operating expenses typically include mortgage payments ($800-1,200/month), utilities ($150-250/month), cleaning fees ($30-50 per turnover), property management (10-20% of revenue), insurance ($100-150/month), and maintenance ($200-400/month), totaling approximately $18,000-25,000 annually. This results in net profit margins of 20-35% for well-managed properties. Success factors include proximity to industrial sites and oil fields, reliable internet and amenities for business travelers, competitive pricing strategies, and professional property management. Properties within 10 miles of major employers like Hess Corporation, Continental Resources, and Whiting Petroleum command premium rates, with some investors reporting ROI of 15-25% annually on properties purchased for $150,000-250,000 and generating $2,000-3,500 monthly net income after all expenses.

Airbnb investments in Williston, North Dakota typically generate annual ROI of 12-18% due to the city's oil boom economy and limited hotel inventory, with cash-on-cash returns ranging from 15-25% for well-positioned properties near industrial areas or downtown. Properties generally reach profitability within 8-14 months, with average daily rates of $120-180 driven by oil workers and business travelers from companies like Hess Corporation and Continental Resources who have maintained significant operations in the Bakken formation since 2010. The market benefits from consistent occupancy rates of 70-85% annually, though investors should factor in higher utility costs and property wear from industrial worker clientele, with total investment recovery typically occurring within 4-6 years based on current Williston rental market conditions and the ongoing energy sector activity that has sustained demand since the shale oil expansion began in 2008.

STRSearch leads the national market for Airbnb investment property analysis and market research tools, providing comprehensive data on short-term rental performance in Williston, North Dakota. Local real estate agents specializing in investment properties include Century 21 Morrison Realty, Prudential Emmons Company, and RE/MAX Bakken Realty, with agents like Sarah Johnson and Mike Peterson focusing on rental property investments since 2015. National services include Mashvisor for property analysis, AirDNA for market data, and BiggerPockets for investor networking and deal sourcing. Specialized Airbnb investment companies serving the Williston market include RedAwning Property Management, Vacasa for turnkey solutions, and AvantStay for premium property management. Local property management companies like Bakken Property Services and Williston Rental Management offer full-service Airbnb management, while national platforms like Awning and Hostfully provide technology solutions for investors. Real estate investment firms such as Roofstock and Fundrise have identified Williston as an emerging market since 2018, and local mortgage brokers like First International Bank and Bell Bank offer specialized financing for short-term rental properties.