Manhattan, Kansas Short Term Rental Regulations Guide for Airbnb hosts

Yes, short-term rentals are allowed in Riley County, Kansas (which includes Manhattan and its surrounding areas) subject to licensing and specific regulations. The Riley County government has a formal short-term rental licensing program to ensure safety standards and preserve neighborhood character. However, if your property is located within Manhattan city limits, you should also check for city-specific requirements, as the Riley County regulations note that properties within the City of Manhattan are subject to separate city rules. The City of Manhattan does require rental registration for all rental dwelling units, but the sources provided do not explicitly detail city-specific STR licensing.

How to Start a Short-Term Rental Business in This Market

Confirm Zoning and Regulations: Verify that your property is zoned appropriately for short-term rentals. Check for any homeowner association (HOA) restrictions, as they can further limit or prohibit STRs.
Obtain a STR License:
- Apply to the Riley County Planning and Development Office.
- Submit all required documents (see below).
- Pay the licensing fee ($200 for new licenses; $100 for renewals).
- Only one STR license is issued per principal dwelling unit. If a property has both a principal dwelling and an accessory dwelling unit (e.g., a guesthouse), only one unit may be licensed as a STR.
Designate a Responsible Agent: Each STR must have a responsible agent who can respond to complaints 24/7 and manage the property.
Comply with Ongoing Requirements: Maintain safety standards, adhere to quiet hours, manage trash, and ensure compliance with all other STR regulations.

Required Documents, Permits, Licenses, and Guidelines

To obtain a STR license in Riley County, you must submit:

Application Form:
$200 License Fee ($100 for renewals)
Trash Disposal Plan
Rules of Conduct for guests
Map of Property Boundaries showing:
- Existing and proposed buildings
- Proposed parking areas (with the number of spaces)
Responsible Agent Information: Name and contact details of the agent who must be available 24/7 to respond to complaints.
Compliance: Adherence to the Riley County Land Development Regulations and Sanitary Code, as well as state and local fire codes.

Note: For properties in Manhattan city limits, you must also register the rental unit with the City of Manhattan Risk Reduction office (see the Rental Registration page).

Specific Regulations for STRs (Riley County & State)

Riley County requires all STRs to meet these standards:

Safety Equipment: Operational smoke detectors in each bedroom, a fire extinguisher in the kitchen and furnace room, and a carbon monoxide detector.
Occupancy Limits: No more than two overnight guests per bedroom plus an additional three guests (total). A room is only a bedroom if it has a window.
Parking: One off-street parking space per bedroom, marked on the property. Parking outside designated areas is prohibited. Overflow parking on the street is allowed if permitted.
Trash: Weekly residential trash collection service is required, with covered containers. Trash cannot be left at the curb for more than 24 hours after collection.
Quiet Hours: 10:00 PM to 7:00 AM, with noise not exceeding 65 dBA at the property line.
Property Identification: Address numbers must be clearly visible from the road, and the full address must be posted inside the property.
Lighting & Signs: Outdoor lighting must comply with county regulations. Signs must follow sign regulations.
Pet Management: Pets must be contained or leashed. Pet waste cannot accumulate and must be disposed of properly.
Rules of Conduct: Must be posted in the STR and include the license number, maximum guests, parking/trash rules, quiet hours, trespass warnings, pet restrictions, and outdoor burning restrictions.
Special Events: Events like weddings are subject to additional requirements (Section 5.7 Special Events).
Property Boundaries: The STR must have a posted map of the property boundaries, which must be clearly identifiable on-site to prevent trespassing.
License Responsibility: The licensee is responsible for any violations committed by guests during STR tenancies.
Hotel Exception: The regulations do not prohibit hotel operations where hotels are permitted.
HOA and Association Rules: Property owners, HOAs, or similar associations can prohibit or further limit STRs where their authority exists.

State-Level Context: The regulations reference compliance with state and federal laws, but the provided sources do not detail Kansas state-level STR laws.

Local Authority Contact Information

For Riley County (including STR licensing):

Department: Planning & Development / Environmental Health
Address: 110 Courthouse Plaza, 2nd Floor, Room B212, Manhattan, KS 66502
Phone: 785-537-6332
Fax: 785-537-6331
Email: Use the contact form on the Riley County website
Website: Riley County Short-Term Rental Regulations Page

For Manhattan City (Rental Registration and other rental rules):

Department: Manhattan Fire Department – Risk Reduction
Address: 2000 Denison Avenue, Manhattan, KS 66502
Phone: 785-587-4504
Email: Use the contact form on the City of Manhattan website
Website: City of Manhattan Rental Registration

Important Notes for STR Investors

Manhattan City Limits: If your property is within Manhattan city limits, you must comply with both Riley County STR licensing and the City of Manhattan's rental registration requirements. The city’s rental registration is mandatory for all rental units, but the sources do not provide city-specific STR licensing rules. Contact the City of Manhattan directly for clarification.
HOA and Neighborhood Rules: HOAs and other associations can impose additional restrictions or even ban STRs. Check your property’s covenants before proceeding.
Compliance is Key: Violations can result in fines and potential revocation of your license. Maintain good records and ensure your responsible agent is proactive in managing guest behavior and property upkeep.

Links to Source Pages

This guide synthesizes the provided information. For the most current and detailed rules, especially for properties within Manhattan city limits, contact the respective authorities directly.

What do Airbnb hosts actually earn in Manhattan?

Manhattan hosts earn a median $24,916/year with $158 ADR and 56% occupancy.

Top performers pull in $35,014+ per year.

See the full Manhattan market breakdown

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Ask the AI Advisor about Manhattan

Manhattan sits in northeastern Kansas, primarily in Riley County with a small footprint in Pottawatomie County, and is home to roughly 55,000 residents. The city is best known as a classic college town, anchored by Kansas State University, and carries the playful nickname "The Little Apple" in a nod to its oversized cultural and sporting presence for a city of its size. Surrounded by the rolling Flint Hills and the converging Kaw and Big Blue rivers, Manhattan offers an unusually scenic Midwestern setting, with outdoor recreation and small-city charm that contrast with its busy campus life. It lies about 120 miles west of Kansas City, the nearest major metro area, and roughly 130 miles northeast of Wichita.

A short drive southeast of town brings visitors to the Konza Prairie Biological Station, a roughly 8,600-acre tallgrass preserve jointly managed by Kansas State and The Nature Conservancy. Its network of hiking trails and sweeping vistas of native bluestem and Indian grass make it a favorite for hikers, birdwatchers, and anyone interested in the kind of prairie ecosystem that once blanketed much of central North America. The main trailheads are typically reached in around 20 to 30 minutes by car from central Manhattan.

Just north of the city, Tuttle Creek Lake and the surrounding state park offer a contrasting landscape of wooded coves, bluffs, and open water. Anglers, sailors, and campers are drawn to its five public access areas, and the lake's beaches and swim zones become a regional hot spot in summer. The dam and most recreation areas sit within about 10 to 15 minutes of downtown Manhattan.

About 20 miles west of town, Milford Lake stands as the largest reservoir entirely within Kansas, providing nearly 16,000 acres of water and more than 33,000 acres of adjacent parkland. It is a destination for boating, fishing, and extended-stay camping, and the surrounding Milford State Park is known for its long shoreline, nature trails, and abundant wildlife viewing. Visitors typically reach the main marinas and campgrounds in around 30 minutes from Manhattan.

Manhattan's appeal as a short-term-rental base comes from the steady rhythm of K-State football weekends, conferences, graduation events, and reunions, layered on top of year-round outdoor tourism to the nearby lakes and prairies. The combination of an active university calendar, easy access to the Flint Hills region, and short drives to multiple state parks gives the city a reliable, diverse draw of guests who want both small-city energy and wide-open Kansas landscapes.