Anyone doing Air BnB in Atlanta?

18 Replies

Hi!  I am extremely interested in Atlanta as I am so impressed every time I visit.  I would like to buy a property to hold and use it when I am there.  So thinking I may want to Air BnB while I am not there.  How is short term rental business out there?  What areas are desirable?  

I would say something by the Decatur Square would be cool. Public Transit takes you to/from the airport, downtown, Mercedes Benz Stadium, Coke Factory, GA Aquarium and a few other cool places. Decatur has a good nightlife and a lot of really good dining options. Buckhead might be another good place. A lot of high end shops, bars, dining, etc. 

I actually live across the street from an Airbnb a bit further from the city. It's in a quiet area with not much around, however it stays full at $255/night and a 3 day minimum. The only thing they advertise is 30 minutes to Atlanta, 30 minutes to Stone mountain, and sleeps up to 16! (A bunch of twin beds and pull out couches)

Kenny Nguyen

@Kenny Nguyen  thanks! I have a fix n flip in Decatur right now and if it doesn’t sell than may tease the Air BnB route. But deep down I am a downtown girl and also really like Midtown too! 

@Angela Yan I believe there is an Atlanta AirBnB group on MeetUp, you might want to contact. I read an article stating, the nice neighborhoods with Park in the name are doing really well. Think Candler Park, Grant Park, Adair Park. I would also think anywhere near the beltline, Ponce city market, near the airport, six flags or any other main attraction would do well.

@Angela Yan - City of Decatur would be great for AirBnb, but you have to know your neighborhoods & the train stations. There are three Marta stations to consider - East Lake to the west (Oakhurst neighborhood in Decatur and Kirkwood neighborhood of Atlanta), Decatur (right under the Square) and Avondale (to the east of downtown Decatur).  However, Decatur is SO freakin' expensive (but the other areas like Midtown & Beltline are crazy $$ too) that it's not going to be fantastic strictly from the investment point of view.  Balance out your own convenience and comfort when you're in town with the added rental income when you're not, and it may make sense.

@Angela Yan - I am a member of the South Atlanta REIA and we have an Air Bnb Specialist on our team . Check out our Facebook page and you'll get tons of info there. Also, Investors have AirBNB through out the city. Atlanta is a booming movie hub. I know of an investor who rents her property located in Historic South Atlanta to members of the movie industry.

All the best!

@cheryl

@Cheryl Wilson and @Anna Watkins , Thanks for the heads up on the Atlanta Market. I am so impressed by how much it has to offer. I have had a successful AirBnB gig until SF outlawed it to just only 90 days for the entire home so good to know that Atlanta has some niche on it.

@Angela Yan

Hey Angela! Thanks for posting. I was also checking out Atlanta's Airbnb potential a few months ago, so its great to see everyone's feedback here. Since short term rentals can be a controversial topic in some states, I reached out to Atlanta's office of zoning and development to just check on what the city's position was. Here was the response I got from the assistant director-

"Currently, there is no legislation that allows Airbnb’s to operate in the City of Atlanta. However, there may be some operating in violation of the Zoning Ordinance. Those that are found are reported to Zoning Enforcement."  

I ultimately interpreted this as though Airbnbs were being frowned-upon by local government. That, plus further research I made says investors in Atlanta must obtain a hotel license. However, this hasn't exactly kept STR investors from thriving there without any apparent threat by city government. I'm curious what existing investors would have to say about this.

Here's an article from CNBC and there are many similar .... describing an Atlanta treehouse as one of the most popular Airbnb's in the world.  The treehouse has been publicized for years.  I'm sure it's not zoned for short-term rental nor are the nearly 3,000 other listings in the area.  

If your neighbors don't like your Airbnb, you'll get shut down by code enforcement.  You could defend it, but I doubt it's worthwhile. 

Here's a discussion of the proposed House Bill 579 to regulate short term rentals in Georgia. 

@Angela Yan I've not had issues with my listings because I've not had issues with my neighbors.

Agree about City of Decatur, if it's walkable to the square. Another suggestion is close to Emory University and Hospital. Lots of parents / family visiting that area need short term housing and there's not a lot hotels near by. Plus it's close to everything!

@Rick Baggenstoss thanks for the discussion.  Currently is Atlanta charging hotel taxes etc.?  I am a veteran Air BnB Superhost in Sf that couldn’t do it any more due to new city codes which is a big hit for me this year.  I hope Atlanta doesn’t shoot themselves in the foot by outlawing Short Term Rentals as there are needs if the economy continue to grow.  

@Sara C.  Great point with the university and hospitals!  I love areas that serve those needs.  My place in SF is 2 blocks away from the convention center and it is rented on a weekly basis with a 5 day minimum.  But god, I miss my ability to keep doing it due to new law ordinance in SF. 

I have a gated rental near the Campcreek market place and it stays full. 3/2 for 140 a night 3 night min. I would warn you it took me some time to find a good turn over service/

@Jason Tucker.  I hear you regarding turn over service.  I trained my housekeeper whom has been cleaning for me for about 10 years to do it.  I think you just have to interview a bunch that you trust and create a team for yourself.  But I love the turn overs once it is set up as it means my cleaners are in there taking care of the place.  

@Brandon Wilson thanks for the research. Having an Air bnb in SF since 2012, I can see the city's challenges with STR. Now that Air bnb is no longer an option for me, my income for my property which is 2 blocks away from the convention center has taken a hit.

I am seeing property values suffering in places like Lake Tahoe as it became stricter on their STR laws. Without the supplemental income on the for sale properties, the value is not there and people are dropping their prices.

I hope cities like Atlanta can see all sides before jumping into forcing huge restrictions on this. 

As for my personal situation, hotels in my area are now charging way more because there are simply less Air bnb for rent. Hotels win, small property owners lost. 

Hi, if you're in Atlanta, then the South Altanta REIA , Vacation & Short Term Rental Super Group meets on August 27. Just Google South Atlanta REIA and check out their event page for more details.

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