Author: Marcus Painter, Founder and Owner | Alpine Property Management Kansas City LLC Experience: 12+ years managing rental properties in Kansas City | 250+ properties currently managed Published: February 21, 2026 | Kansas City Metro
Quick Answer
According to Airbnb and Deloitte data, 56% of Kansas City’s World Cup listings are priced under $500 per night, making Kansas City one of the most affordable host cities in the tournament. This pricing reflects the market’s natural balance between supply constraints and accessibility. For landlords considering short term rental conversion, the data suggests that moderate pricing strategies aligned with this under $500 sweet spot may outperform aggressive pricing, especially given that 80% of current bookings are for four nights or fewer.
Introduction
The 2026 FIFA World Cup is about to bring the world to Kansas City’s doorstep. With six matches at GEHA Field at Arrowhead Stadium, including Argentina’s opening group stage appearance on June 16 and a quarterfinal on July 11, an estimated 650,000 visitors will flood the metro area over the course of the tournament. Hotels are selling out fast, with downtown properties like the Loews Kansas City Hotel and Hotel Kansas City already fully booked for match dates. Short term rental prices on platforms like Airbnb and Vrbo have become headline news, with some listings reaching an eye popping $20,000 per night.
But behind the sensational price tags lies a more nuanced story. A recent Deloitte analysis commissioned by Airbnb found that 56% of available Kansas City listings are priced under $500 per night. That statistic tells us something important about how the market is actually behaving, and it carries real implications for property owners trying to decide whether to list their rental, how to price it, and what kind of returns to realistically expect.
For landlords and investors across the Kansas City metro, the World Cup represents a once in a generation opportunity to earn supplemental income. But turning that opportunity into actual revenue requires understanding the data, not just the hype. As someone who has managed 250+ rental properties across Kansas City for over 12 years, I want to help property owners cut through the noise and make smart, informed decisions about their World Cup rental strategy.
What Does the 56% Under $500 Statistic Actually Tell Us?
The headline number comes from Airbnb’s own booking data, cited in a Deloitte economic analysis that projects $105 million in total economic output from Airbnb travel in the Kansas City metro during the World Cup. According to that data, more than half of all available listings in Kansas City are priced below $500 per night, and 44% of properties with two or more bedrooms also fall under that threshold.
This is significant for several reasons. First, it reveals that despite the attention grabbing listings priced in the thousands, the market’s center of gravity is much more moderate. The Mid America Regional Council (MARC) found that the current regional median nightly rate for short term rentals is approximately $257, and during the World Cup window, median rates in the top 10 rental locations are expected to roughly double to nearly $500. That means the under $500 price point represents the market’s natural ceiling for most properties, not a bargain basement floor.
Second, the data aligns with how World Cup travelers are actually booking. Airbnb reports that families represent a significant share of bookings, with approximately 75% of family reservations going toward two and three bedroom listings. These travelers are seeking value and space, not luxury penthouses. Many are traveling in groups and splitting costs, making a $300 to $450 per night listing for a three bedroom home an attractive proposition when divided among four or five guests.
How Does Kansas City Compare to Other World Cup Host Cities?
Kansas City’s affordability is one of its defining advantages in the World Cup hosting landscape. Among the 11 U.S. host cities, Kansas City occupies a unique position because of both its pricing and its supply constraints.
| Host City | Projected Host Earnings (Per Host) | Market Position |
|---|---|---|
| New York/New Jersey | $5,700 | Highest earnings, highest costs |
| Boston | $5,200 | Strong international demand |
| Los Angeles | $5,100 | Large supply, premium pricing |
| Miami | $5,000 | International gateway city |
| Dallas | $4,400 | Most matches, highest total GDP impact |
| Seattle | $3,800 | Mid range earnings |
| Atlanta | $3,700 | Mid range earnings |
| Kansas City | $3,500 | Highest demand relative to supply |
| San Francisco | $3,000 | Lower projected earnings |
| Houston | $3,000 | Lower projected earnings |
| Philadelphia | $1,900 | Lowest projected per host earnings |
Source: Deloitte/Airbnb Economic Analysis
While Kansas City’s projected per host earnings of $3,500 land in the middle of the pack, the story changes when you factor in supply dynamics. According to AirDNA, Kansas City has the highest short term rental occupancy levels of any U.S. host city heading into the tournament. Bookings surged 973% year over year after the match schedule was announced in December, and 40% of available listings are already booked for the group stage period, compared to a typical 7% occupancy rate during the same timeframe.
Jamie Lane, chief economist at AirDNA, told Axios Kansas City that Kansas City’s average nightly Airbnb rate last year was $170, and that World Cup demand could roughly double that figure. That doubling puts the realistic pricing range for most Kansas City properties squarely in the $300 to $500 per night zone, which is exactly where the majority of listings currently sit.
Why Is Kansas City’s Short Term Rental Supply So Tight?
Kansas City faces a unique supply challenge that separates it from larger host cities. The metro has approximately 36,000 to 40,000 hotel rooms, and the city currently lists between 800 and 1,000 registered short term rentals. For context, the city is expecting 650,000 total visitors during the tournament window. While those visitors will not all arrive simultaneously, the ratio of visitors to available rooms is among the tightest of any host city.
Several factors contribute to the supply constraint. Kansas City’s short term rental regulations require that non resident short term rentals (where the owner does not live on the property) can only operate in commercially zoned areas, and there cannot be another non resident rental within 1,000 feet of a single family home or duplex. Susan Brown, president of the KC Short Term Rental Alliance, has noted that Kansas City’s regulations make it one of the more tightly controlled markets among host cities.
To address the anticipated demand, the Kansas City City Council created a Major Event Short Term Rental permitallowing homeowners to register their properties for just $50 instead of the standard $200 annual fee. This permit is valid from May 3 through July 31, 2026, covering the 90 day maximum period. City officials have also been actively encouraging new hosts, with the KC Short Term Rental Alliance and partners hosting free crash courses on how to launch and manage compliant rentals.
Despite these efforts, AirDNA data shows that new listings have increased by only about 10% over the past six months, while year over year demand has jumped by 292%. The alliance has publicly stated that the city is approximately 500 listings short of what officials believe is needed to adequately serve World Cup visitors.
What Are the Real Earning Expectations for Kansas City Hosts?
Let’s ground the earning potential in actual data rather than aspirational headlines. Airbnb projects average host earnings of approximately $3,500 during the tournament, which translates to roughly $262 per night based on the Deloitte analysis. AirDNA’s research suggests the average Kansas City short term rental could earn approximately $9,000 across the entirety of the World Cup period for hosts who remain listed throughout.
However, those averages mask significant variation. The properties commanding the highest nightly rates tend to be larger homes close to Arrowhead Stadium or in high demand neighborhoods like the Crossroads, Country Club Plaza, and Midtown. A three bedroom home in Midtown, for example, was listed at $525 for two nights in June 2025 and jumped to $1,761 for the same dates in 2026, according to KSHB reporting. A five bedroom downtown loft went from $1,537 to $9,414 for the same period.
For the typical property owner, realistic earning projections depend on several factors. Location relative to Arrowhead Stadium and downtown matters, as does the number of bedrooms, property condition, and whether the listing is available for the full tournament or just select match dates. Properties in suburban areas are also seeing demand, with places like Grandview experiencing a 17,900% increase in bookings year over year and Blue Springs up 3,640%.
One critical detail for landlords to understand is that 80% of Kansas City bookings so far are for four nights or fewer, according to AirDNA. This means the World Cup rental market in Kansas City is shaping up as a series of short, intense booking spikes around match dates rather than extended multi week stays. Your pricing and availability strategy should account for this pattern.
Should Long Term Landlords Convert Their Rental to a Short Term World Cup Listing?
This is the question I hear most from the property owners we work with at Alpine. The math looks tempting on paper. If your property rents for $1,300 per month and you could earn $3,500 to $9,000 over the World Cup period, that looks like a clear win. But the calculation is more complex than it appears.
First, consider the costs. Converting a long term rental to a short term listing means potentially losing your existing tenant, and there is no guarantee you will fill every available night during the tournament. You will need to furnish the property, handle cleaning between guests, manage check ins and check outs, maintain supplies, and deal with any property damage. For landlords who have relied on professional property management in Kansas City, the hands on nature of short term hosting represents a significant operational shift.
Second, consider the risk to your long term investment. The Kansas City rental market currently shows average rents of $1,300 to $1,400 per month with vacancy rates around 6 to 7%. Losing a reliable tenant who pays $1,300 monthly to chase a few thousand dollars in short term income could leave you with a vacant property after the World Cup ends in July, right as you enter the tail end of peak leasing season. Marketplace reporter from NPR noted that some housing advocates are concerned about landlords not renewing spring leases specifically to capitalize on World Cup demand.
Third, factor in the regulatory requirements. Kansas City requires all short term rental hosts to register with the city, maintain proper insurance, comply with fire and building codes, and handle local taxes directly since platforms like Airbnb and Vrbo do not withhold Kansas City taxes. Properties receiving city incentives such as tax abatements are not eligible for short term rental registration. Understanding the differences between Kansas City MO and Kansas City KS landlord laws is essential before making this decision.
For most long term landlords, the smarter play may be to keep your current tenant in place, continue collecting reliable monthly rent, and focus on the long term appreciation and cash flow that makes Kansas City such a strong investment market. The World Cup will come and go in five weeks. Your rental property investment strategy should account for decades.
How Should Hosts Price Their Kansas City World Cup Rental?
If you have decided that short term hosting makes sense for your situation, whether you are listing a spare room, a vacant property, or your own home while you stay with family, pricing strategy matters enormously. The 56% under $500 statistic gives you a clear signal about where the market’s demand concentration sits.
AirDNA data shows that the average listing during Kansas City’s group stage matches is currently $435 per night, compared to a typical $190 per night for the same period in a normal year. That represents roughly a 2.3x premium. For reference, the regional median nightly rate for short term rentals during the World Cup window has risen about 20% from $257 to $304 across the MARC nine county region, with the top 10 locations seeing median rates approach $500.
Pricing will vary significantly by match day. The Argentina versus Algeria match on June 16 has driven the strongest booking activity, and the Netherlands versus Tunisia game on June 25 shows the highest number of bookings overall. The July 11 quarterfinal could command the highest premiums depending on which teams advance. Experienced hosts like Laura Williams of the KC Short Term Rental Alliance have told reporters they plan to adjust pricing based on which countries are playing, noting that a match featuring Brazil or Argentina commands significantly more than other matchups.
Here is a practical pricing framework based on available data:
| Property Type | Normal Nightly Rate | World Cup Range | Sweet Spot |
|---|---|---|---|
| 1 bedroom / studio | $100 to $150 | $200 to $400 | $250 to $350 |
| 2 bedroom home | $150 to $200 | $300 to $600 | $350 to $500 |
| 3 bedroom home | $200 to $300 | $500 to $1,200 | $500 to $800 |
| 4+ bedroom home | $300 to $500 | $800 to $3,000+ | $800 to $1,500 |
Properties priced within the “sweet spot” range are most likely to achieve consistent bookings rather than sitting empty while listed at aspirational rates. Remember, a property booked at $400 per night for 10 nights earns more than a property listed at $2,000 per night that only books twice.
What Impact Will the World Cup Have on Kansas City’s Long Term Rental Market?
The World Cup’s lasting impact on Kansas City’s rental market extends well beyond the five week tournament window. Deloitte projects that Airbnb guests will generate $105 million in total economic output across the metro, and the tournament is expected to create the equivalent of hundreds of full time jobs. Nationally, FIFA projects a $17.2 billion GDP boost for the United States, with Kansas City among the top performing markets.
For long term rental investors, the more relevant question is how the event affects tenant demand, property values, and the broader market trajectory. Kansas City was already ranked among the top three markets for rental property investing in 2026 before the World Cup draw was even announced. The tournament amplifies existing tailwinds, including major employer investments, infrastructure improvements like the streetcar extension, and population growth that continues to drive rental demand.
The more immediate concern for landlords is protecting your existing tenants and lease agreements during the hype cycle. The temporary influx of short term rental supply will dissipate after July 31, when the Major Event permits expire, and the market will revert to its normal dynamics. Property owners who maintained stable occupancy through the tournament will be positioned to capitalize on the economic momentum the World Cup brings, including increased national attention to Kansas City as a desirable place to live and invest.
Frequently Asked Questions
Q: What percentage of Kansas City World Cup Airbnb listings are priced under $500 per night?
A: According to Airbnb data cited in a Deloitte economic analysis, 56% of available Kansas City listings are priced under $500 per night. Additionally, 44% of two bedroom or larger properties fall under that $500 threshold. This makes Kansas City one of the most affordable World Cup host cities in the United States.
Q: How much can Kansas City Airbnb hosts expect to earn during the 2026 World Cup?
A: Airbnb projects average host earnings of approximately $3,500 during the tournament, with AirDNA research suggesting the average listing could earn around $9,000 across the full World Cup period. Actual earnings vary significantly based on location, property size, pricing strategy, and how many nights the property is booked. Per host earnings in Kansas City rank eighth among the 11 U.S. host cities.
Q: How do I get a short term rental permit for the World Cup in Kansas City?
A: Kansas City offers a Major Event Short Term Rental permit for just $50, valid from May 3 through July 31, 2026. Applications are available through the CompassKC portal. You must register with the Kansas City Business License Office using Form RD 100 and comply with all existing short term rental regulations, including zoning requirements, safety codes, and local tax obligations.
Q: Should I remove my long term tenant to do World Cup short term rentals?
A: For most landlords, removing a reliable long term tenant to pursue short term World Cup income is not advisable. The risks include potential vacancy after the tournament ends, furnishing and operational costs, regulatory compliance requirements, and the loss of stable monthly cash flow. The World Cup lasts five weeks, but your investment timeline should span years or decades.
Q: What match dates will drive the highest short term rental demand in Kansas City?
A: Kansas City hosts six matches: Argentina vs. Algeria on June 16, Ecuador vs. Curacao on June 20, Tunisia vs. Netherlands on June 25, Algeria vs. Austria on June 27, a Round of 32 match on July 3, and a quarterfinal on July 11. The Argentina match on June 16 and the Netherlands vs. Tunisia match on June 25 have driven the strongest booking activity. The July 11 quarterfinal could command the highest premiums depending on advancing teams.
Q: How does Kansas City’s short term rental supply compare to demand for the World Cup?
A: Kansas City has between 800 and 1,000 registered short term rentals and approximately 36,000 to 40,000 hotel rooms across the metro. With 650,000 expected visitors, the KC Short Term Rental Alliance has indicated the city is approximately 500 listings short of what is needed. AirDNA reports that Kansas City has the highest short term rental occupancy levels of any U.S. host city, with 40% of listings already booked compared to a typical 7% occupancy rate.
Q: Will the World Cup affect long term rental rates in Kansas City?
A: The World Cup itself is unlikely to permanently alter long term rental rates, which are currently averaging $1,300 to $1,400 per month across the metro with approximately 3.3% annual growth. However, the tournament’s $105 million economic impact and increased national visibility may accelerate existing market trends, including population growth and investment interest, that support continued rent appreciation over time.
About Alpine Property Management Kansas City
Founded in 2013 by Marcus and Cara Painter, Alpine Property Management manages residential properties across the Kansas City metro area. Our commitment to responsive communication, efficient maintenance coordination, quality tenant placement, and transparent financial reporting has built our reputation for excellence. We serve Kansas City MO, Kansas City KS, Overland Park, Leawood, Olathe, Lenexa, Shawnee, Lee’s Summit, Independence, Blue Springs, Gladstone, Liberty, North Kansas City, Parkville, Riverside, and surrounding communities.
Contact: 816-343-4520 | info@alpinekansascity.com