Why West Virginia Is a Top Market for Short-Term Rentals
West Virginia is the most underpriced STR market on the East Coast. Properties that would cost $400K–$600K in the Smoky Mountains or Poconos can be acquired for $150K–$250K in some of West Virginia’s best tourism corridors. That entry price, combined with a tourism industry generating over $5.8 billion annually, creates margins that are difficult to match elsewhere.
The state’s biggest draw got a massive upgrade in 2020 when New River Gorge became America’s newest national park. That designation alone boosted visitation by 28% within two years. The New River Gorge area now pulls over 1.6 million visitors annually — visitors who need somewhere to stay in a region with limited hotel inventory. That supply-demand imbalance is exactly where STR operators thrive.
But West Virginia isn’t a one-trick market. Harpers Ferry attracts history buffs and hikers from the DC metro area (it’s only 65 miles from the capital). The Greenbrier Valley draws resort and spa travelers. Canaan Valley and Snowshoe Mountain serve as the mid-Atlantic’s budget-friendly ski destinations. Summersville Lake — nicknamed the “Little Bahamas of the East” for its clear blue water — pulls boating and diving enthusiasts from Virginia, Ohio, and Kentucky.
I keep coming back to one number when evaluating West Virginia: the cost-to-revenue ratio. A $180K cabin near Fayetteville (New River Gorge) generating $40,000–$55,000 in annual rental income represents a capitalization rate that investors in established markets can only dream about. When you can buy a property with cash or a small mortgage and have it cash-flowing from month one, the risk profile changes entirely.
The state is also experiencing a population influx of remote workers who discovered the Appalachian lifestyle during the pandemic. These “Zoom towns” — places like Lewisburg, Shepherdstown, and Thomas — are building year-round demand that didn’t exist five years ago. That structural shift makes West Virginia’s STR market more resilient than its reputation suggests.
West Virginia Short-Term Rental Laws and Regulations
West Virginia has one of the most operator-friendly regulatory environments in the eastern U.S. The state hasn’t enacted restrictive STR legislation, and most municipalities haven’t either. That said, compliance with existing requirements is still necessary to operate legally and avoid problems.
State-Level Requirements
West Virginia requires all short-term rental operators to obtain a state business registration from the West Virginia State Tax Department. This registration generates your tax identification number for collecting and remitting the state’s hotel occupancy tax and sales tax on rental income.
The state doesn’t impose a separate STR license or permit at the state level. You need a general business registration, and your property must comply with applicable building and fire safety codes. Smoke detectors and carbon monoxide detectors are required. If your property has a septic system (common in rural WV), it must be in compliance with the county health department’s standards.
Rental arbitrage operators should know that West Virginia law generally allows subletting unless the lease specifically prohibits it. However, given the rural nature of many WV STR markets, arbitrage opportunities are limited compared to states with larger urban rental markets. The stronger play in West Virginia is typically acquisition or co-hosting with existing property owners.
Key City and County Regulations
Fayette County (New River Gorge area): Fayette County, which includes Fayetteville and the core New River Gorge tourism zone, has light-touch STR regulation. A county business license is required. Properties must meet basic safety standards. There are no permit caps, no conditional use requirements, and no STR-specific zoning restrictions in most areas. The county planning commission has discussed potential regulations as STR numbers grow, but nothing has been enacted as of early 2026.
Jefferson County (Harpers Ferry/Shepherdstown): Jefferson County benefits from DC-area proximity and has seen substantial STR growth. The county requires a business license and compliance with zoning ordinances. Harpers Ferry proper has some restrictions in its historic district — properties in the National Historical Park buffer zone face additional review. Shepherdstown, a college town, has been more welcoming to STRs. The county commission reviewed STR-specific ordinances in 2025 but deferred action.
Pocahontas County (Snowshoe area): Snowshoe Mountain Resort and the surrounding Pocahontas County have a long history of vacation rental activity. The county doesn’t impose STR-specific regulations beyond standard business licensing. The Snowshoe resort community has its own HOA rules that govern rentals within the resort village — if you’re buying a slopeside condo, the HOA may be your primary regulatory concern.
Charleston (state capital): Charleston has a small but growing STR market driven by state government business, university events (WVU Tech, University of Charleston), and events like the Vandalia Gathering. The city requires a business license and charges a hotel occupancy tax. Zoning allows STRs in most areas, though some residential neighborhoods have deed restrictions that may limit rental activity.
Recent Regulatory Changes (2025–2026)
West Virginia’s 2025 legislature passed HB 2914, which established a statewide framework for STR taxation but explicitly preserved local government’s ability to set their own operational rules. The bill standardized how platforms like Airbnb and Vrbo report tax data to the state, closing loopholes that had allowed some operators to avoid occupancy tax collection.
Fayette County’s planning commission conducted a study of STR impacts in the New River Gorge corridor during 2025, gathering public input. The commission’s report, expected in Q2 2026, may recommend new ordinances. Jefferson County tabled an STR registration proposal, citing the need for more data. The Greenbrier County Commission adopted a voluntary STR registry to track inventory near the Greenbrier Resort.
The overall direction in West Virginia is toward codification of basic rules rather than restriction. The state legislature has signaled support for tourism-driven economic development, which makes heavy-handed STR crackdowns unlikely in the near term.
Tax Obligations for West Virginia Airbnb Hosts
West Virginia’s tax requirements for STR operators are straightforward but require attention to detail.
State Sales Tax: West Virginia levies a 6% sales tax on all short-term rental income. This applies to the total booking amount including cleaning fees and other charges.
Hotel Occupancy Tax: An additional 6% state hotel occupancy tax applies to accommodations rented for fewer than 30 consecutive days. Combined with the sales tax, the base state-level tax on STR income is 12%.
Municipal Hotel Occupancy Tax: Some municipalities impose their own hotel occupancy tax, typically 3%–6%. Fayetteville, Charleston, and several other cities charge this additional tax. When combined with state taxes, the total effective rate can reach 15%–18% in some jurisdictions.
Income Tax: West Virginia has a progressive state income tax ranging from 2.36% to 5.12% on rental income. Non-residents earning rental income from West Virginia properties are required to file a WV state return.
Airbnb and Vrbo collect and remit the state sales tax and state occupancy tax through their agreements with the West Virginia State Tax Department. However, municipal taxes may not be covered by platform collection — verify this for your specific municipality. Direct bookings require full tax collection and remittance by the host.
The silver lining: West Virginia’s low property taxes (effective rates around 0.55%, among the lowest in the nation) and low property acquisition costs mean that even with a 12%+ tax on gross revenue, your net margins as a percentage of investment can be outstanding. Many West Virginia STR operators report net yields of 15–22% on property value, well above national averages.
Best Cities for Airbnb in West Virginia
Fayetteville / New River Gorge
Fayetteville is ground zero for West Virginia’s STR boom, and the national park designation was the catalyst. The small town (population ~2,800) sits on the rim of the New River Gorge and serves as the staging area for whitewater rafting, rock climbing, zip-lining, mountain biking, and hiking. Bridge Day — an annual festival where BASE jumpers leap off the New River Gorge Bridge — draws 80,000+ spectators in a single day.
Average daily rates in the Fayetteville corridor run $120–$220, with peak summer weekends (June–August) and fall foliage season commanding the top rates. Occupancy averages 58% annually, with April through October as the primary season. Winter is the off-season, though mild weekends still draw hikers.
The real opportunity here is the entry price. Cabins and homes within 15 minutes of Fayetteville list for $150K–$300K, and some fixer-uppers trade below $120K. A $200K cabin generating $45,000/year in gross revenue is a deal you’ll struggle to find in any national park gateway community elsewhere in the country.
Harpers Ferry / Eastern Panhandle
Harpers Ferry’s proximity to Washington, DC makes it a different animal from the rest of West Virginia. Weekend warriors from the DC metro (population 6+ million) drive 60–90 minutes to reach Harpers Ferry for hiking the Appalachian Trail, tubing on the Potomac and Shenandoah rivers, and visiting the historic downtown.
ADRs in the Eastern Panhandle range from $110 to $195, with year-round demand that’s more consistent than the southern part of the state. Annual occupancy averages 56%, boosted by fall foliage, spring wildflower season, and warm-weather water activities. The DC-area guest base also drives weeknight bookings that purely resort-area properties don’t capture.
Property costs are higher here than in southern WV due to the DC commuter belt influence. Homes start around $250K–$350K. But the steadier demand and higher occupancy often justify the premium. Arbitrage or co-hosting models are viable in Charles Town and Shepherdstown, where rental inventory exists.
Snowshoe / Canaan Valley
West Virginia’s mountain resort corridor offers a ski-season-driven market with growing summer appeal. Snowshoe Mountain Resort and Canaan Valley Resort provide the primary demand drivers. ADRs range from $100 to $200, with ski-season occupancy pushing 70% and annual averages around 48%.
The lower annual occupancy reflects the seasonal concentration, but the entry prices compensate. Slopeside condos at Snowshoe can be acquired for $100K–$200K, making them some of the most affordable ski-area properties in the eastern U.S. A $130K condo generating $25,000–$35,000 in annual revenue offers strong yields even with the seasonal limitations.
Canaan Valley and the nearby town of Thomas/Davis have developed a year-round outdoor recreation identity (mountain biking, trail running, paddling) that’s extending the season. The artistic community in Thomas draws a weekend visitor crowd that overlays nicely on the outdoor recreation base.
Lewisburg / Greenbrier Valley
Lewisburg was named “Coolest Small Town in America” by Budget Travel, and that reputation drives a cultural tourism segment distinct from WV’s adventure market. The town features independent bookstores, galleries, restaurants, and the historic Greenbrier Resort nearby. Visitors here are typically older, more affluent, and stay longer.
ADRs in the Lewisburg area average $105–$175. Occupancy runs about 52% annually, with the strongest period from May through October. The lower rates are offset by modest property costs — charming homes in Lewisburg proper start around $175K, with rural properties available for less.
How Much Do Airbnbs Make in West Virginia?
West Virginia’s STR revenue won’t match what you’d see in Jackson Hole or Park City on an absolute basis. Where it wins is on return on investment. The low acquisition costs create margins that expensive markets can’t touch.
| Market | Avg Daily Rate | Avg Occupancy | Avg Annual Revenue | Avg Property Cost |
|---|---|---|---|---|
| Fayetteville / New River Gorge | $168 | 58% | $35,570 | $180K–$280K |
| Harpers Ferry / Eastern Panhandle | $152 | 56% | $31,069 | $250K–$380K |
| Snowshoe / Canaan Valley | $145 | 48% | $25,404 | $100K–$220K |
| Lewisburg / Greenbrier Valley | $135 | 52% | $25,622 | $150K–$275K |
| Summersville Lake Area | $125 | 45% | $20,531 | $120K–$200K |
The story these numbers tell: a $180K property near Fayetteville generating $35,000+ annually represents a gross yield approaching 20%. After expenses (insurance, maintenance, cleaning, taxes, platform fees), net yields of 12–16% are realistic. Compare that to markets where a $500K property generates $50,000 in revenue — the math in West Virginia is fundamentally more forgiving.
Top-performing operators push well past the averages. Unique cabins with hot tubs, outdoor fire pits, and views of the gorge can command $250+/night and gross $50,000–$65,000 annually. The emerging trend of “glamping” properties (luxury tents, treehouses, A-frame cabins) has produced some of West Virginia’s highest-ADR listings, often on properties acquired for under $100K.
How to Start Your West Virginia Airbnb Business
West Virginia’s low barriers to entry make it one of the most accessible STR markets in the country. Here’s the step-by-step approach.
Step 1: Choose your target corridor. New River Gorge for adventure tourism and the highest growth trajectory. Eastern Panhandle for DC-area weekend demand and more consistent occupancy. Snowshoe for affordable ski-area entry. Lewisburg for cultural tourism. Your choice depends on your budget, risk tolerance, and how involved you want to be in management.
Step 2: Run the numbers on actual properties. Pull comparable rental data from AirDNA for your specific zip code. West Virginia’s markets are micro — revenue in Fayetteville proper can differ meaningfully from a property 20 minutes away on a back road. Location specificity matters more here than in larger markets.
Step 3: Register your business. File a business registration with the West Virginia State Tax Department (form WV/BUS-APP). Register an LLC with the WV Secretary of State ($100 filing fee, $25 annual report). Obtain a county business license from your local county clerk’s office.
Step 4: Acquire or lease your property. West Virginia’s real estate market moves slower than coastal markets, which works in your favor for negotiation. Many properties sit listed for 60–90+ days, giving you leverage. If doing co-hosting rather than buying, approach existing property owners in tourist areas who have vacant cabins or second homes — many WV property owners inherited homes they don’t use.
Step 5: Invest in the experience, not just the structure. West Virginia guests are coming for nature and adventure. A hot tub with a mountain view is worth more than granite countertops. Fire pits, porch swings, kayak and bike storage, and outdoor showers after hikes — these amenities directly drive bookings and reviews. A $5,000 hot tub installation often pays for itself within the first season.
Step 6: Build local operations support. Rural West Virginia properties require a local network. Find a reliable cleaner (not always easy in small towns), a handyman for maintenance, and a neighbor or caretaker who can handle emergencies. Tip well and pay promptly — good local help in WV is invaluable and hard to replace.
Step 7: Create a listing that tells a story. “Cozy cabin near New River Gorge” won’t cut it when dozens of others say the same thing. Highlight what’s specific: “12 minutes to Long Point trailhead with gorge views from the hot tub.” Include activity recommendations with drive times. Professional photography that captures the surrounding landscape is as important as interior shots.
Step 8: Price for the market, not your hopes. West Virginia’s ADRs are lower than national park gateway communities in other states. Don’t overprice based on what you think the property is worth — price based on what the local market supports. Start competitive, build reviews, then optimize upward. Dynamic pricing tools calibrated to your micro-market’s seasonal patterns are essential.
West Virginia STR Insurance and Liability
Insurance in West Virginia is generally more affordable than in coastal or high-value mountain markets, but the risks are real and specific to the region.
STR-Specific Coverage: Proper Insurance, Safely, and CBIZ all offer policies in West Virginia. Annual premiums typically range from $800 to $2,500 — meaningfully cheaper than premiums in resort states. The lower premiums reflect lower property values, but coverage limits should still be robust (minimum $500K liability, $1M preferred).
Homeowners with Rental Endorsement: Several West Virginia insurers offer rental endorsements. Given the lower property values, some hosts find that a standard homeowners policy with an STR rider plus an umbrella policy provides adequate coverage at the lowest cost.
Umbrella Policy: At $150–$300/year in West Virginia, umbrella coverage is cheap and essential. Adventure tourism guests engage in inherently risky activities — even if the activity doesn’t happen on your property, injuries sustained during a trip can lead to creative litigation.
West Virginia-specific risks: flooding (many properties sit near rivers and creeks — standard policies exclude flood), mine subsidence (historic mining areas can have ground stability issues), falling trees (dense forest properties are vulnerable during storms), and access road damage (gravel roads and seasonal mud can strand guests). AirCover from Airbnb provides supplemental protection but doesn’t cover flood or earth movement, so evaluate flood insurance (NFIP or private) if your property is in a floodplain.
Why 10XBNB Gives You the Edge in West Virginia
West Virginia’s low cost of entry attracts a lot of first-time STR operators who’ve never managed a rental property before. Many of them list a cabin, set a flat rate, and wonder why their occupancy stalls at 35%. The gap between amateur and professional operation is wider here than in established markets because there’s less institutional knowledge floating around.
10XBNB provides the systems and frameworks that turn a cheap cabin into a profitable business. The program teaches you how to analyze micro-markets where the difference between a winning and losing location might be a 10-minute drive. It covers listing optimization techniques that apply directly to the adventure tourism guest — these travelers search differently and book differently than urban guests or business travelers.
For West Virginia specifically, the training addresses how to maximize revenue from properties with strong seasonal peaks but challenging off-seasons, how to build a reliable operations team in rural areas where contractors and cleaners are scarce, and how to use data-driven market analysis to find the properties with the best return potential before other investors discover them.
The operators who succeed in West Virginia treat it with the same seriousness as a $500K property in Colorado. 10XBNB gives you the tools to do exactly that, regardless of what you paid for the property.
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Frequently Asked Questions
Is West Virginia a good state for Airbnb investing?
West Virginia offers some of the best STR return-on-investment ratios in the eastern U.S. The combination of low property acquisition costs ($120K–$280K for viable STR properties), growing tourism demand (driven by New River Gorge National Park), and minimal regulatory barriers creates conditions that are hard to replicate elsewhere. The trade-off is lower absolute revenue compared to premium resort markets.
Do I need a license to run an Airbnb in West Virginia?
You need a state business registration with the West Virginia State Tax Department and a county business license from your local county clerk. There is no state-level STR permit or license requirement beyond these. Some municipalities may have additional requirements — check with your local government office.
How much tax do West Virginia Airbnb hosts pay?
West Virginia charges a 6% state sales tax plus a 6% hotel occupancy tax on all short-term rental income, totaling 12% at the state level. Some municipalities add a local hotel occupancy tax of 3%–6%, bringing the total to 15%–18% in certain jurisdictions. Airbnb and Vrbo collect state taxes automatically on platform bookings.
What areas near New River Gorge are best for Airbnb?
Fayetteville is the hub, and properties within 15 minutes of the town center perform best due to proximity to outfitters, restaurants, and trailheads. Lansing and Lookout (both within the gorge corridor) offer slightly lower prices with strong demand. Properties directly on or visible from the New River Gorge rim command the highest rates. Avoid locations more than 25 minutes from Fayetteville — occupancy drops off noticeably beyond that radius.
Can I do Airbnb arbitrage in West Virginia?
Arbitrage opportunities in West Virginia are limited because the strongest STR markets are rural areas with small rental inventories. The model works better in the Eastern Panhandle (Charles Town, Shepherdstown) where there’s more rental housing stock. In most WV markets, purchasing property or co-hosting with existing owners produces better results than traditional arbitrage.
How do I handle the off-season in West Virginia?
Most West Virginia STR markets experience a significant slowdown from November through March (except ski areas, which peak in winter). Strategies for managing the off-season include: offering discounted monthly rates for remote workers, marketing to hunters during deer season (November–December), hosting small retreats and workshops, and reducing your minimum stay to capture one-night bookings. Some operators close their properties entirely during the slowest months to avoid the costs of heating and maintenance.
