Ness City, KS

  • Overview
  • Performance
  • Listings
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Key Performance Metrics

Market snapshot

Performance indicators for the Ness City short-term rental market based on reliable data.

Listings

24 / 38

Reliable / Active

Cap Rate

13%

Middle-Earners Gross Yield

Revenue

$15,691

Middle-Earners Revenue

Occupancy

61%

Middle-Earners Occupancy

Home Value

$122,802

Median Home Sale Price

Top Earners

$25,658

Top-Earners Revenue

Ness City

Market Revenue Seasonality

Top Listings

Highest revenue

The highest-performing listings in Ness City.

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B

Generally Investor friendly

Ness City Regulations

STRs are clearly legal under Kansas state law with no city-specific ordinances, meaning no additional caps or restrictions beyond standard state tax registration. The main compliance burden is obtaining state tax registration and verifying zoning with county authorities, which requires direct contact but involves manageable costs and processes. This creates some uncertainty but provides a relatively permissive environment for investors with straightforward state-level requirements.

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About Ness City

Ness City is a small prairie community that serves as the county seat of Ness County, in the western High Plains of Kansas. With a population of roughly 1,300 residents, it has the unhurried, agricultural character typical of western Kansas trading towns, set among wheat fields, cattle pastures, and the rolling grass country of the Smoky Hills. The town is best known locally as the civic and commercial hub for surrounding ranch and farm families, and it sits within easy reach of several scenic outdoor destinations. The nearest large city is Wichita, roughly 200 miles to the southeast, while smaller regional centers including Hays, Great Bend, and Dodge City are all within about an hour's drive. Interstate 70 runs across the northern edge of the region, linking Ness City to the broader network of Great Plains travel routes.

The historic Ness County Courthouse is one of the town's most recognizable landmarks. Built in the early twentieth century and listed on the National Register of Historic Places, the limestone-and-brick building anchors the small downtown and offers a glimpse of the civic architecture common to western Kansas county seats. Visitors interested in regional history can also stop by the Ness County Historical Museum, which houses artifacts related to homesteading, early ranching, and the everyday life of High Plains settlers since the late 1800s.

About 40 miles to the north, Cedar Bluff State Park and its adjoining reservoir provide a popular destination for fishing, boating, and wildlife watching. The lake and surrounding bluffs attract visitors seeking water-based recreation in an otherwise dry landscape, and the park's trails and campgrounds are a draw for travelers passing through the region. The Smoky Hills Scenic Byway, which winds through the hills north and east of Ness City, offers another way to experience the area, with viewpoints over spring wildflower blooms and stands of post oak and red cedar.

To the south, the broader landscape opens toward Fort Hays and the town of Hays, where the Sternberg Museum of Natural History and a lively college-town downtown provide a day-trip option. The Cheyenne Bottoms wildlife area, one of the most important migratory bird habitats in the central United States, also lies within a few hours' drive to the southeast, making Ness City a reasonable base for birders in season.

For short-term rental investors, Ness City offers something quite different from the usual Kansas destinations. Its combination of small-town character, working-ranch atmosphere, and proximity to state park recreation and historic byways makes it well suited to hunters, road-trippers, and travelers seeking a quiet, off-the-beaten-path prairie experience. With limited lodging options in the surrounding county, a well-placed property can capture visitors exploring the Smoky Hills or passing through the wider western Kansas corridor.

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