Midterm Rental Strategy: How 30–90 Day Rentals Earn More Than Long-Term Leases

[Midterm rentals](/blog/dscr-loan-midterm-rental) — stays of 30 to 90 days — sit in a sweet spot between traditional long-term leases and short-term vacation rentals. They earn significantly more than long-term rentals, avoid most short-term rental regulations, and attract reliable tenants with predictable income.

It's the rental strategy most landlords haven't considered. And the ones who have are making 30–70% more per unit.

Here's everything you need to know to run a successful midterm rental operation.

What Is a Midterm Rental?

A midterm rental is a furnished property rented for 30–90 days (sometimes up to 6 months). The tenant gets a move-in ready home with furniture, kitchen supplies, linens, and utilities included.

How it differs from other rental types:

The midterm sweet spot: higher income than long-term, lower effort than short-term, and minimal regulatory hassle.

The Income Advantage

Let's compare a real example: a 2-bedroom apartment in Nashville, TN.

Long-term lease:

• Monthly rent: $1,600
• Annual gross: $19,200
• Vacancy: 0.5 months/year
• Net annual: ~$18,400

Midterm rental (furnished):

• Monthly rent: $2,600 (63% premium)
• Annual gross: $31,200
• Vacancy: 2 months/year (gaps between stays)
• Furnishing depreciation: $800/year
• Extra cleaning/turnover: $1,200/year
• Utilities (landlord-paid): $2,400/year
• Net annual: ~$24,600

Difference: $6,200/year more with midterm. That's a 34% increase in net income.

In stronger midterm markets (Austin, San Diego, Denver, travel nurse hubs), the gap is even wider — sometimes 50–70% more net income.

Who Rents Midterm?

The midterm tenant pool is larger and more diverse than most landlords realize:

Travel Nurses and Healthcare Workers

This is the bread and butter of midterm rentals. There are approximately 1.7 million travel healthcare workers in the U.S., and most take 8–13 week assignments.

Why they're ideal tenants:

• Predictable income (housing stipends are set by contract)
• Typical housing budget: $1,800–3,500/month depending on city
• Low wear and tear (they work 36–48 hours/week and sleep the rest)
• Professional, screened by staffing agencies
• Repeat customers — many return to the same city for multiple assignments

Corporate Relocators

Employees transferring to a new city need 1–3 months of [temporary housing](/blog/dscr-loan-corporate-housing) while finding a permanent home. Companies often pay directly, making rent collection guaranteed.

Insurance/Disaster Housing

When a home is damaged by fire, flood, or other disaster, insurance companies place families in temporary furnished housing. Contracts are 1–6 months, and insurance pays market rate or above.

How to get these tenants: Contact local insurance adjusters and restoration companies. They maintain lists of available furnished rentals and refer families directly.

Remote Workers and Digital Nomads

The work-from-anywhere movement created a class of renters who move every 1–3 months. They prioritize fast WiFi, a good desk setup, and walkable neighborhoods. Growing demographic, price-sensitive but consistent demand.

Military and Government

TDY (temporary duty) assignments, PCS (permanent change of station) moves, and government contractors need 1–6 months of housing. BAH (Basic Allowance for Housing) sets their budget.

Students and Interns

Summer internships (3 months), clinical rotations (4–12 weeks), and semester-long programs create predictable demand in college and medical school towns.

Divorce and Transition Housing

People going through life transitions (separation, divorce, job loss) often need 1–6 months of furnished housing. They're motivated tenants who appreciate the flexibility.

Setting Up a Midterm Rental

Furnishing

Midterm tenants expect a fully equipped home. Here's what you need:

Living room:

• Sofa (performance fabric — stain-resistant)
• Coffee table
• TV (43"+ with streaming capability)
• TV stand or wall mount
• Side table and lamp
• Bookshelf or storage unit

Bedroom(s):

• Bed frame and quality mattress (queen minimum for primary)
• Waterproof mattress protector (non-negotiable)
• Nightstands (2 per bedroom)
• Dresser
• Desk and ergonomic chair (remote workers need this)
• Full-length mirror
• Blackout curtains

Kitchen:

• Complete cookware set (pots, pans, baking sheet)
• Dish set for 4–6 people
• Full utensil set (including can opener, corkscrew, spatulas)
• Knife set
• Glasses, mugs, wine glasses
• Small appliances: coffee maker, toaster, microwave (if not built-in)
• Dish towels, oven mitts, cutting boards

Bathroom:

• Towel sets (2 per person the unit sleeps)
• Bath mat
• Shower curtain (if applicable)
• Trash can
• Toilet brush
• Basic toiletries for first few days (soap, shampoo, toilet paper)

Linens:

• 2 full bedding sets per bed (for quick turnover)
• Extra blanket
• Pillows (2 per sleeping position)
• Pillow protectors

Other essentials:

• Iron and ironing board (or steamer)
• Vacuum or Swiffer
• Basic cleaning supplies
• Hangers (20+ per closet)
• Laundry basket
• First-aid kit
• Flashlight
• Welcome binder with house info, WiFi password, local recommendations

Total furnishing cost:

• 1-bedroom: $3,000–5,000
• 2-bedroom: $4,500–7,500
• 3-bedroom: $6,000–10,000

Buy durable. IKEA's KIVIK sofa, for example, holds up well in rentals and costs under $600. Amazon Basics and Target's Threshold line offer good value for kitchen and bath supplies.

WiFi

This is non-negotiable and more important than you think. Travel nurses stream on their days off. Remote workers depend on it for their job.

Minimum: 100 Mbps download Recommended: 200+ Mbps Must have: Reliable router (not the ISP's rental unit) — invest $80–150 in a quality mesh system

Include the WiFi name and password in your listing and in the welcome binder.

Utilities

Include all utilities in the rent. Midterm tenants won't set up utility accounts for a 2-month stay.

Budget per month:

• Electric: $75–200
• Gas: $30–80
• Water/sewer: $30–60
• Internet: $50–80
• Trash: $20–40

Total: $200–450/month. Build this into your pricing.

Pricing Strategy

How to set your rate

Start with your long-term rental value and add premiums:

1. Base rent (what the unit would rent unfurnished, long-term): $1,500
2. Furnished premium (+25–40%): +$450
3. Utilities (+$200–350): +$275
4. Short-stay premium (for stays under 60 days, add 5–10%): +$100

Total midterm rate: $2,325/month

Seasonal pricing

Midterm demand fluctuates:

• Peak: September–May (travel nurse contracts, corporate fiscal year)
• Slow: June–August (except in tourist/summer markets)

Adjust rates 10–20% between seasons. Some landlords drop minimums to 30 days in slow months and raise to 60 days during peak.

Competitive research

Check these platforms for comparable midterm rates in your area:

• Furnished Finder (filter by city and bedrooms)
• Airbnb (set 30+ day filter)
• HousingAnywhere
• Zillow (furnished filter)

Price 5–10% below the top listings when starting out. Build reviews and occupancy first, then raise rates.

Where to Find Midterm Tenants

Furnished Finder

The dominant platform for travel healthcare housing. 95% of travel nurses use it.

• Listing fee: ~$100/year (no commission)
• You manage inquiries, screening, and leases directly
• High-intent tenants — they're actively looking for housing

Airbnb (30+ Day Settings)

Airbnb's monthly stay discount feature works well for midterm rentals.

• Set a minimum stay of 28–30 days
• Apply a 20–30% monthly discount (still higher than long-term rates)
• Airbnb handles payment processing (3% host fee)
• Built-in review system builds credibility

Facebook Groups

Local housing groups and travel nurse groups are goldmines:

• "[City Name] Travel Nurse Housing"
• "[City Name] Corporate Housing"
• "[Hospital Name] Staff Housing"
• Join 5–10 relevant groups and post your listing

Direct Hospital Outreach

Contact hospital staffing offices and travel nurse agencies directly:

• Send a one-page property flyer with photos, rates, and proximity to the hospital
• Offer a referral fee ($50–100) to staffing coordinators who send tenants
• Build a relationship — one hospital connection can fill your unit year-round

Corporate Housing Platforms

• BridgeStreet
• Oakwood (now Synergy)
• National Corporate Housing
• These take a commission but provide screened, company-backed tenants

Insurance Adjusters

Build relationships with local insurance adjusters and disaster restoration companies. When families are displaced, adjusters need immediate housing solutions. Being on their list means direct referrals with insurance-backed payment.

Lease Structure

Midterm leases differ from standard 12-month agreements:

Key terms to include

• Lease length: Fixed term (e.g., "60 days beginning March 1, 2026")
• Rent: All-inclusive monthly rate, paid on the 1st
• Utilities included: List what's covered (electricity, gas, water, internet, trash)
• Furniture: Reference an attached inventory list with photos
• Security deposit: One month's rent or flat amount ($500–1,500)
• Cleaning fee: $150–300 at move-out (or deducted from deposit if not cleaned to standard)
• Early termination: 30 days notice + forfeiture of deposit (or prorated penalty)
• Guest policy: Define overnight guest limits
• No subletting or Airbnb-ing your unit
• Renewal option: Month-to-month after initial term at same or adjusted rate

Tenant screening

Screen midterm tenants, but adjust your criteria:

• Credit check: Still important, but travel nurses with thin files are common. Focus on income verification
• Income requirement: 2.5x monthly rent (lower than the typical 3x for long-term because midterm tenants have fewer expenses)
• Background check: Yes, always
• Employment verification: For travel nurses, the staffing agency contract serves as proof
• References: Previous landlord or housing provider

Many Furnished Finder tenants have reviews from previous stays — these function like landlord references.

Operations and Management

Turnover process

Budget 2–3 days between tenants:

Day 1:

• Walk-through inspection with departing tenant (take photos)
• Deep clean (hire a cleaner: $150–300)
• Inventory check against master list
• Laundry all linens (or swap with backup sets)

Day 2:

• Replace any damaged or missing items
• Restock consumables
• Test all appliances, WiFi, smart home devices
• Reset smart lock code
• Touch up paint if needed

Day 3:

• Final walk-through
• Update listing photos if anything changed
• Prepare welcome package for next tenant

Cleaning costs

Professional cleaning between tenants: $150–300 depending on unit size. Mid-stay cleaning (optional, for stays over 60 days): $100–150 monthly.

Some landlords include one mid-stay cleaning per month as a perk — it protects the unit and tenants appreciate it.

Maintenance

Midterm tenants expect faster response than long-term tenants. They're paying a premium for a hospitality-like experience.

• Respond to maintenance requests within 4 hours during business hours
• Have backup solutions for critical failures (portable AC unit, space heater, etc.)
• Keep a handyman on speed dial
• Stock replacement items (light bulbs, batteries, air filters)

Communication

Good communication drives reviews and repeat bookings:

• Send a welcome message 3–5 days before arrival with check-in instructions
• Check in on day 2: "Is everything working? Anything you need?"
• Monthly check-in for longer stays
• Thank-you message at checkout with a review request

Financial Modeling: Is Midterm Right for Your Property?

Run these numbers for your specific property:

Revenue estimate

• Expected monthly rate: $___
• Expected occupancy: 80–85% (10–10.5 months/year)
• Annual gross: rate × occupied months

Expense estimate

• Utilities: $250/month × 12 = $3,000
• Cleaning: $250/turnover × 4–5 turns = $1,000–1,250
• Furniture depreciation: $600–1,000/year
• Platform fees: 3–15% of revenue (Airbnb) or $100/year (Furnished Finder)
• Supplies and consumables: $300–500/year
• Extra insurance: $200–400/year

Net comparison

Take your long-term net income and your midterm net income estimate. If midterm nets at least 20% more, it's worth the extra effort. If it's less than 15% more, the added work may not justify it.

Common Mistakes in Midterm Rentals

Under-furnishing. Tenants compare your unit to hotels and Airbnbs. A bare apartment with a bed and a folding table won't cut it. Invest in making it feel like a real home.

Ignoring WiFi quality. A $10/month ISP router drops connections and drives tenants crazy. Buy a proper mesh system. Test speeds yourself before listing.

Not including utilities. Making midterm tenants set up utility accounts is a dealbreaker. Include everything.

Pricing too high initially. Your first listing has no reviews. Price 10–15% below market to get your first 3–5 bookings, collect great reviews, then raise to market rate.

Gaps between tenants. Midterm vacancy hurts more because you're paying utilities during empty periods. Keep your listing active even when occupied — book the next tenant before the current one leaves.

No backup plan. If a midterm tenant cancels last-minute, you need a plan. Consider listing on multiple platforms simultaneously or having a long-term rental rate as a fallback.

Legal Considerations

Zoning and permits

Most cities regulate short-term rentals (<30 days) heavily but treat 30+ day stays the same as long-term leases. However, check your local regulations:

• Some HOAs restrict rental terms regardless of city laws
• A few cities (e.g., certain NYC rules) regulate furnished rentals specifically
• Business licenses may be required for furnished rental operations

Insurance

Standard [landlord insurance](/blog/landlord-insurance-guide) may not cover furnished rental contents or midterm tenant activity. You need:

• Landlord policy with contents coverage: Covers your furniture and furnishings
• Appropriate liability limits: $300,000–500,000 minimum
• Loss of rent coverage: Covers income if the property becomes uninhabitable

Tell your insurer you're doing furnished midterm rentals. Some insurers offer specific policies for this use case. Proper Insurance and CBIZ are popular options for furnished rental operators.

Taxes

Midterm rental income (30+ days) is typically taxed as regular rental income. The key advantages:

• No hotel/occupancy tax in most jurisdictions (that's for stays under 30 days)
• Furniture depreciation offsets income (5–7 year schedule)
• All [operating expenses](/blog/net-operating-income-guide) are deductible (utilities, cleaning, supplies, platform fees)
• If you qualify as a real estate professional, losses can offset other income

Consult a CPA familiar with rental property taxation for your specific situation.

Scaling: From One Unit to a Portfolio

Once your first midterm rental is running smoothly:

1. Document everything. Create a turnover checklist, inventory list, and welcome guide. These become your operating procedures.

2. Build your tenant pipeline. A list of past tenants who want to return, hospital contacts, and insurance adjuster relationships is your moat.

3. Systematize cleaning and maintenance. Hire a reliable cleaner and handyman on retainer. You shouldn't be doing turnovers yourself by unit #3.

4. Consider [[property management](/blog/property-management-complete-guide) software](/blog/best-property-management-software-2026). Hospitable, Guesty, or TurboTenant can automate messaging, scheduling, and pricing across multiple units.

5. Expand strategically. Look for units near hospitals, corporate campuses, or military bases. Proximity to midterm tenant employers is the #1 factor in occupancy rates.

FAQs

How much more do midterm rentals make compared to long-term leases?

Typically 30–70% more gross income and 20–40% more net income after accounting for higher expenses. The exact premium depends on your market, property type, and how well you manage vacancy between tenants.

Do I need a special license for midterm rentals?

In most cities, no. Stays of 30+ days are generally treated the same as long-term leases. However, check local zoning laws, HOA rules, and any business license requirements. A few jurisdictions have specific rules for furnished rentals.

What's the biggest challenge with midterm rentals?

Vacancy gaps between tenants. Unlike long-term rentals where you have one vacancy per year (if any), midterm rentals have 3–5 transitions. Each gap costs you money — especially since you're paying utilities. Start marketing the next stay 60 days before the current one ends.

Can I do midterm rentals remotely?

Yes, but you need systems: a reliable cleaner, a handyman on call, a smart lock for keyless entry, and a property management platform for automated communication. Many successful midterm landlords manage units from hundreds of miles away.

Is Furnished Finder worth it?

For travel nurse markets, absolutely. It's $100/year with no commission — by far the cheapest way to reach the largest midterm tenant pool. If you're near a hospital, this should be your primary listing platform.

What happens if a midterm tenant wants to extend?

Great — offer it. Extensions eliminate vacancy gaps and turnover costs. Offer the same rate for extensions under 30 days; consider a small discount (5–10%) for extensions of 2+ months to incentivize longer stays.

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At HonestCasa, we help landlords explore rental strategies that maximize income. Midterm rentals aren't for everyone, but for the right property in the right market, they're one of the most effective ways to boost cash flow.

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