Gardner, Kansas, a small city located in Johnson County, is evolving into a notable destination for short-term rentals. Positioned just 30 minutes southwest of downtown Kansas City, it offers easy access to urban amenities while maintaining a quieter suburban atmosphere. Gardner's population has been steadily increasing, with significant growth attributed to its appealing quality of life, including a low cost of living and desirable public services.

The short-term rental market in Gardner is influenced by various factors such as tourism, local events, and proximity to larger cities. As remote work and flexible travel options gain traction, demand for short-term rentals in this region is poised for further growth.

Understanding the metrics behind Gardner's short-term rental market is crucial for potential investors. The Average Daily Rate (ADR) for short-term rentals in Gardner currently stands at $148.35. This figure provides a baseline for pricing strategies and revenue projections.

Other essential performance indicators for the local market include:

• Occupancy Rate: Currently averaging around 68%. This indicates a strong demand, particularly during peak tourist seasons and local events.

• Length of Stay: The average length of stay in Gardner is approximately 3 to 5 nights, which aligns with family vacations and weekend getaways.

• Revenue per Available Room (RevPAR): Calculating RevPAR based on current ADR and occupancy shows considerable potential for profitable investments, typically around $100.69.

Analyzing the growth trajectory of Gardner over the past decade reveals a pattern of sustained increases in both population and housing demand. Gardner has witnessed approximately 20% population growth over the past ten years, with more families relocating from urban areas seeking affordability and a slower pace of life.

The real estate market in Gardner has also seen notable appreciation, with housing prices increasing by roughly 40% during the same period. This rising trend suggests potential equity growth for property owners and investors in the short-term rental segment.

Given Gardner's median home price of around $300,000, investment opportunities exist for short-term rentals positioned to capitalize on the city's growth, especially hot spots near local amenities and attractions.

Investors looking at short-term rental options in Gardner can expect competitive returns. With the current ADR of $148.35 and the average occupancy rate of 68%, the potential revenue for owners can be attractive.

Seasonality plays a significant role in the short-term rental performance in Gardner. The most lucrative months typically align with local events, holidays, and favorable weather conditions.

• Spring and Summer: These seasons see the highest occupancy rates, largely due to family vacations, outdoor events, and local festivals.

• Fall: The occupancy remains steady due to harvest festivals and family gatherings around holidays like Thanksgiving.

• Winter: Winter months may witness lower occupancy rates, but strategic marketing around the holidays can help maintain a steady stream of guests.

Understanding these seasonal patterns allows for optimized pricing strategies and the marketing of properties to attract visitors during peak times.

Within Gardner, different types of properties perform variably in the short-term rental market. Key types include:

1. Single-Family Homes: These dominate the market and offer flexibility for families or groups traveling together. They tend to have larger living spaces and amenities like full kitchens, making them a popular choice.

2. Condos and Townhomes: Typically attract couples and smaller groups due to their ease of access and lower maintenance.

3. Unique Stays: Properties such as cabins or themed rentals have emerged appealingly, catering primarily to guests looking for unique experiences.

Investors should consider the type of property that aligns with local demand and personal investment criteria to maximize returns.

Understanding guest preferences is critical for landlords and property managers in Gardner. Today's travelers often seek the following amenities:

• Full Kitchens: Many guests prefer the convenience of cooking meals, particularly families and longer-staying visitors.

• Outdoor Spaces: Properties with yards, decks, or patios tend to attract guests looking for relaxation and entertainment.

• Wi-Fi and Workspaces: With the rise of remote work, reliable internet and designated workspaces have become necessities for many travelers.

• Kid-Friendly Features: Amenities such as high chairs, toys, and safety features can be determining factors for family bookings.

Staying attuned to these preferences can significantly boost property bookings and attract a diverse guest profile.

The regulatory environment surrounding short-term rentals in Gardner is evolving. As of last reports, Johnson County and the City of Gardner have established regulations that govern short-term rentals, including the necessity for licenses and adherence to zoning laws.

Key regulatory points include:

• Registration Requirements: Property owners must register their short-term rentals with the city and obtain the necessary permits.

• Compliance with Safety Standards: Units must meet certain safety and health standards, ensuring a safe environment for guests.

• Limitations on Duration: Some regulations may place limits on the number of rental nights or the total number of guests allowed.

Investors must stay informed about changing regulations to ensure compliance and avoid fines, which can affect their profitability.

Gardner offers a mix of neighborhoods, each catering to different demographics and guest preferences. Some notable areas include:

• Historic Downtown Gardner: Known for its charming architecture and proximity to local dining and shopping, this area is popular among tourists seeking a quaint experience.

• Suburban Developments: Surrounding areas tend to be family-oriented, appealing to those seeking larger accommodations and amenities geared toward families.

• Near Schools and Parks: Properties in these neighborhoods often attract families visiting for school-related events or sporting tournaments.

Investors should choose properties in neighborhoods that align with their intended market and guest demographic to optimize their rental strategy.

The short-term rental market in Gardner is expected to continue on its expansion trajectory. Key trends to watch for include:

• Increased Mobile Booking: With the rise of mobile technology, guests increasingly prefer booking accommodations through apps and websites, necessitating a strong online presence.

• Sustainable Practices: Guests are becoming more environmentally conscious, leading to a demand for properties showcasing energy-efficient features and sustainable practices.

• Experiential Travel: Travelers are seeking more authentic local experiences, creating opportunities for property owners to offer local insights, recommendations, and unique experiences beyond just lodging.

Investors in Gardner's short-term rental market should monitor these trends to remain competitive and capitalize on evolving guest expectations.