The Mid-Term Rental (30+ Day Stays)
The quietest money in the short-term rental world. Less revenue per night than a vacation rental, but dramatically lower turnover costs, more stable income, and — critically — it sidesteps most STR regulations because 30+ day stays are classified as tenancies in most jurisdictions.
- Difficulty
- Beginner-friendly (operationally simpler than vacation rentals)
- Prep time
- 2–4 weeks to reposition an existing property
- Servings
- 1–4 guests, typically professionals or relocating families
- Style
- Strategic
Isometric blueprint of the layout & signature amenities
Signature moves you can steal
Specific ideas pulled from this recipe — the kinds of decisions, spaces, and details that make it work. Use them as-is or remix them into your own build.
Best for
Markets near hospitals, military bases, corporate campuses, universities, and disaster-prone areas where insurance displacement is common (Florida, California, Gulf Coast). Also strong in any city with active corporate relocation — Austin, Nashville, Charlotte, Raleigh, Phoenix.
Expected economics
Typically 50–70% of vacation-rental revenue at the same property, but with 80–90% of the *profit* because turnover, cleaning, and supply costs collapse. Many operators net more on MTR than STR after expenses, especially in regulated markets.
Ingredients
- 1–3 bedroom property, fully furnished to "feels like home" standard (not "vacation rental")
- Real desk and ergonomic chair in a dedicated workspace (non-negotiable)
- Full-size washer and dryer in-unit (deal-breaker if missing)
- Kitchen stocked for actual cooking — not just a coffee maker and four plates
- Reliable 200+ Mbps Wi-Fi with mesh coverage throughout
- Smart lock with reprogrammable codes
- Storage space — closets, dressers, pantry — for someone unpacking suitcases for a month
Instructions
- 1
Confirm your jurisdiction treats 30+ day stays as tenancy, not lodging
This is the entire reason MTR works. In most US jurisdictions, 28–32 days is the threshold. Check your specific city — some require 60 or 90 days. This determines whether you need an STR permit at all.
- 2
Understand you're now a landlord, partially
A 30+ day guest in most states has tenant rights. Eviction, not removal. Use a real lease, not an Airbnb confirmation. Templates from Furnished Finder or a $200 hour with a local landlord-tenant attorney will save you from the one bad guest who refuses to leave.
- 3
List on Furnished Finder first, Airbnb second
Furnished Finder is the dominant platform for traveling nurses (your most reliable customer segment) and costs ~$100/year flat. Airbnb works but takes a percentage and prioritizes shorter stays in search. Zillow, Apartments.com, and Sabbatical Homes are useful secondary channels.
- 4
Build the relocation insurance pipeline
When a house burns down or floods, insurance companies (CRDN, ALE Solutions, Sedgwick, Aspen Claims) place displaced families in furnished housing for 1–6 months. They pay above-market rates, on time, in bulk. Email each one with your property details and rates. This single step has built entire MTR portfolios.
- 5
Furnish for unpacking, not for vacation
Empty drawers in every dresser. Empty closet space with hangers. Pantry with room for groceries. A guest staying 60 days will hate a kitchen counter covered in decorative items. Take out 30% of the "vacation rental clutter" and replace with functional storage.
- 6
Price for the month, not the night
$2,800/month reads better than $93/night, and it's how your competition prices. Build in tiered pricing — 30 days, 60 days, 90+ days — with discounts for longer commitments. Include utilities up to a cap ($150–$250/month) and bill overages.
- 7
Screen harder than you would for a 3-night stay
Background check, employment verification, references. Furnished Finder has built-in screening. RentSpree and TurboTenant work for off-platform bookings. The cost of a bad 60-day tenant is enormous compared to a bad 2-night guest.
Suggested Amenities
- Iron, ironing board, and full laundry supplies
- Vacuum, mop, broom, and full cleaning supplies (they're cleaning, not you)
- Fully stocked kitchen — sharp knives, real cookware, baking sheets, spice rack
- Streaming services pre-loaded on the TV (Netflix, Hulu, Disney+, ESPN+)
- Office supplies — printer, paper, pens, scissors, tape
- Local guide focused on grocery stores, gyms, parks, and routines, not tourist attractions
- Welcome packet with HVAC instructions, trash day, parking rules, and Wi-Fi password
Chef's Notes
$3,000–$8,000 to convert an existing furnished STR to MTR-ready. The biggest line items are the desk/chair setup, replacing decorative furniture with functional storage, and upgrading the kitchen to actual-cooking standard.
Cleaning costs drop from ~$150 every 3 days to ~$300 every 30–60 days. Linen wear drops 80%. Restocking costs (toilet paper, coffee, soap) become the tenant's problem. Damage frequency drops dramatically because nobody wrecks a place they're living in for 60 days.
Insurance companies are the holy grail of MTR demand. Once you're on their preferred property list, they'll fill your calendar with back-to-back placements at premium rates and you'll barely market. Getting on those lists takes 6–12 months of relationship building, but it's the highest-leverage thing you can do in this business.
[Affiliate Link: Furnished Finder · Ergonomic desk setups · Mesh Wi-Fi systems]
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