Mid-Term Rental Pricing Strategies: How to Price for 3–12 Month Stays and Actually Profit
If you’ve ever rented out your property for a weekend, you know how simple pricing can feel. You check your local Airbnb competition, set a nightly rate, and adjust for high-demand weekends. Done.
But mid-term rentals, those sweet-spot bookings that last 3 to 12 months, are an entirely different game. You’re not just competing with Airbnb hosts, you’re up against landlords, corporate housing companies, extended stay hotels, and the expectations of tenants who want the flexibility of furnished housing without the rigidity of a year-long lease.
So, how do you figure out the right price? How do you make sure utilities, yard care, and internet don’t eat away at your margins? And what platforms should you even list on? That’s exactly what we’re diving into today, because if you get your pricing strategy right, mid-term rentals can become one of the most profitable and stable parts of your hosting business.
Why Mid-Term Rentals Are Different from Short-Term and Long-Term
Before we talk numbers, let’s set the stage:
- Short-term rentals (STRs): 1 night to 29 days. Think Airbnb or Vrbo weekend trips. High turnover, high revenue per night, but lots of cleaning and management.
- Mid-term rentals (MTRs): 30 days to 12 months. Typically booked by travel nurses, corporate employees on assignment, families between homes, or digital nomads. Less turnover, more predictable income.
- Long-term rentals (LTRs): 12+ months. Unfurnished, traditional leases. Lower involvement but less flexibility in pricing.
Mid-term rentals combine the stability of long-term leases with the higher earning potential of STRs – if you nail your pricing strategy.
Step One: Know Your Costs (and Build in a Buffer)
Before you even peek at competitor listings, you need to know your baseline costs:
- Mortgage / rent equivalent (if financed)
- Property taxes & insurance
- Utilities: internet, water, power, gas, trash service
- Services: lawn/yard care, snow removal, pest control
- Furnishings & supplies: depreciation of furniture, replacement of linens, etc.
- Platform fees: Airbnb, Furnished Finder, or booking sites usually take a cut
Pro Tip: Add 10–15% to cover wear-and-tear and the “unexpected.” (Because there will always be something unexpected.)
Step Two: Research Market Rates
Here’s where things get interesting. You’ll want to research both:
- Short-term rates on Airbnb/Vrbo (divide average nightly by 30 to see a monthly equivalent).
- Long-term unfurnished rates for similar properties in your area.
Your mid-term rental rate will usually fall between these two numbers:
- Higher than a standard 12-month unfurnished lease
- Lower than a nightly Airbnb rate multiplied by 30
Example: If long-term rent in your area for a 2-bedroom is $2,000, and Airbnbs are charging $150/night (≈ $4,500/month), your sweet spot might be $2,800–$3,500.
Step Three: Decide How to Handle Utilities
This is where hosts sometimes lose money. With MTRs, guests typically expect utilities included, but in my opinion, that doesn’t mean you can’t put limits in place.
- Internet: Non-negotiable. Provide high-speed Wi-Fi. Guests working remotely will notice if it lags.
- Electricity & gas: Include in the rent, but consider adding a cap (e.g., “Utilities covered up to $200/month”). Anything over that, the guest pays.
- Water & trash service: Include, since it’s generally predictable and less variable. Ensure the guest knows they are responsible for getting the exterior can to the curb for pick up, if this applies to your property.
- Yard maintenance: Most mid-term renters don’t want the responsibility. Hiring a lawn service and baking it into the rent makes your property more attractive.
Host Testimony: “We used to have tenants handle mowing, but half the time it didn’t get done. Neighbors complained, and it affected curb appeal. Now we just include professional lawn care in the rent—it’s easier and keeps the property looking great.” – Sarah, MTR host in Denver
Platforms for Mid-Term Rentals: Pros & Cons
Each platform attracts different guest types and comes with its own quirks. Here’s the breakdown:
1. Furnished Finder
- Best for: Travel nurses and medical professionals
- Pros: No booking fees for guests, low annual listing fee for hosts, highly targeted audience
- Cons: Not as slick as Airbnb, you’ll manage inquiries more manually
- Pricing Strategy Tip: Travel nurses often have a set housing stipend. Research common stipends in your city to set competitive rates.
- Read more in my other article “Furnished Finder vs. Airbnb and VRBO: Which Mid Term Rental Site Is Best for Hosts?“
2. Airbnb (30+ day stays)
- Best for: Digital nomads, relocations, families between homes
- Pros: Massive audience, built-in trust, easy payments
- Cons: High fees, risk of algorithm changes, guests may still expect hotel-like amenities
- Pricing Strategy Tip: Airbnb rewards discounts for longer stays (e.g., 15% off monthly). Factor this into your base price.
3. Vrbo
- Best for: Families or professionals booking longer vacations or relocations
- Pros: Appeals to families who prefer Vrbo over Airbnb
- Cons: Smaller market share for mid-term stays compared to Airbnb
- Pricing Strategy Tip: List at a competitive monthly rate, but highlight family-friendly amenities (cribs, fenced yard, office space).
4. Zillow / Apartments.com
- Best for: Renters searching traditional listings but open to furnished options
- Pros: Reach tenants who may not use Airbnb
- Cons: Less targeted toward furnished, short-term stays; expect more questions
- Pricing Strategy Tip: Position your unit as “flexible lease, fully furnished, all utilities included” to stand out.
5. Specialty Platforms (Blueground, Landing)
- Best for: Corporate stays, relocations, extended work projects
- Pros: High-quality tenant pool, corporate contracts
- Cons: Often require property owners to work through their management system
- Pricing Strategy Tip: Expect lower margins but higher stability if you partner with these platforms.
Host Stories: Pricing Strategies That Worked
“When I first started, I priced my 1-bedroom at $2,200/month because that’s what long-term leases were going for. Crickets. Then I realized I was including furniture, utilities, and flexibility, things long-term leases don’t. I raised it to $2,800 and filled it right away with a travel nurse. They stayed six months.” – Mark, Phoenix
“We got burned on utilities one winter when guests left the heat on 80 all month. Our bill was $500! After that, we set a $200 cap on utilities. If the bill goes over, we send the overage to the guest. No complaints since we started explaining it upfront.” – Dana, Boston
“My mistake at first was thinking mid-term renters didn’t care about design. They do. Once I upgraded the furniture and styled the space for photos, I was able to charge $400/month more. It’s the combination of value and comfort that sells.” – Janelle, Seattle
Tips for Setting (and Adjusting) Your Price
- Seasonality matters: Demand is higher in summer for relocations, and lower in winter (except in ski towns). Adjust accordingly.
- Think in stipends: Travel nurses and corporate travelers often get a fixed housing budget. Price near those benchmarks.
- Offer flexibility: Instead of rigid 6- or 12-month terms, emphasize flexibility (“3-month minimum, extendable”). You can often charge more for flexibility.
- Test and learn: Start on the higher side and adjust downward if needed. It’s easier than raising rates later.
How to Pitch Your Price to Guests
Sometimes guests may balk at a rate if they compare it to unfurnished leases. That’s where your pitch matters. Highlight that your rent includes:
- Fully furnished space
- Utilities included
- High-speed internet
- Yard care / maintenance handled
- Flexibility in lease terms
When you frame your pricing as all-inclusive, guests see the value, especially compared to the hassle of setting up utilities and moving furniture for just a few months.
Wrapping It Up: Price With Confidence
Mid-term rentals are one of the most exciting opportunities in the hosting world right now. With demand from travel nurses, remote workers, and families between moves, the market is growing, and so are your chances to profit.
The key is to find the balance:
- Cover your costs (and then some)
- Account for utilities and yard care
- Position yourself on the right platform for the right audience
- And above all, communicate the value of flexibility, convenience, and a move-in ready home
Price with confidence, adjust as you learn, and before long you’ll have a reliable stream of income from guests who stay longer, respect your property more, and save you from the endless weekend turnover grind.
So go ahead: optimize your pricing, test the waters, and watch your mid-term rental business thrive.
What’s your experience in the mid-term rental market?
