Why Pricing Mid-Term Rentals Is a Balancing Act
Here’s the challenge when learning how to price a mid-term rental:
if you price too high, your listing sits empty.
If you price too low, you lose money and attract the wrong guests.
Unlike short-term or long-term leases, mid-term rentals (30–180 days) require a different pricing strategy that factors in flexibility, furnishings, and shorter commitment.
In this guide, we’ll break down how to price mid-term rentals for maximum profit—while keeping occupancy rates strong.
🧠 First: Understand Your Rental Type
Mid-term stays are typically:
- 30–180 days
- Furnished and all-inclusive
- Used by travel nurses, remote workers, families in transition, and corporate clients
These guests want flexibility and simplicity—but they still compare prices to hotels, Airbnbs, and long-term leases.
🧾 What Your Price Needs to Cover
Mid-term rental rates should account for:
- ✅ Mortgage or rent (base expense)
- ✅ Utilities (electricity, Wi-Fi, water, trash, gas)
- ✅ Streaming services (Netflix, Hulu, etc.)
- ✅ Furnishing wear and tear
- ✅ Platform fees (e.g. 2% on MiniStays)
- ✅ Cleaning (mid-stay or post-departure)
- ✅ Vacancy buffer (plan for 10–15% downtime)
Not sure how to furnish affordably? See our guide on How to Furnish a Mid-Term Rental for Maximum Guest Satisfaction
📊 Step-by-Step Mid-Term Rental Pricing Strategy
Step 1: Know Your Local Rates
Search:
- Airbnb → Filter to 28+ day stays in your area
- Zillow/Facebook Marketplace → Look at furnished rentals
- MiniStays.com → Use city filters to browse actual MTR listings
Log the average monthly rate for similar properties in your area.
Step 2: Adjust for Inclusions
Ask yourself:
- Are utilities included?
- Is it fully furnished?
- Does it have fast Wi-Fi and a work setup?
- Are pets allowed?
Each “yes” adds value—and justifies a higher price.
💡 Pro tip: Add $150–$250/month for each major inclusion.
Step 3: Consider Your Minimum Stay
Longer stays = fewer turnovers = less cleaning = lower costs.
You can offer a discount for 60+ or 90+ day bookings. This improves retention and fills gaps in your calendar.
Step 4: Factor in Seasonality
Cities with:
- Snowbirds (Phoenix, Tampa, Orlando) = high winter demand
- Students (college towns) = summer/semester turnover
- Tourism = avoid peak hotel pricing but stay competitive
Adjust prices +10–15% in peak months and reduce by 5–10% in low demand periods.
💸 Pricing Examples
Let’s say your local Airbnb rate is $120/night for a 2-bed furnished unit.
- Short-term (Airbnb): $120 × 30 = $3,600 (but guests come/go weekly, more wear and tear)
- Long-term lease: $1,800/month (but no furniture, no flexibility, no cleaning included)
- Mid-term rental (recommended): $2,400–$2,800/month (furnished, inclusive, flexible)
This hits the sweet spot: more than long-term, less than nightly.
Hosting in Dallas, Orlando, or Phoenix? See our Top U.S. Cities for Mid-Term Rentals to evaluate local trends.
⚠️ Common Pricing Mistakes to Avoid
- ❌ Using short-term rates to calculate monthly rent
- ❌ Ignoring included amenities in your price
- ❌ Not adjusting for off-peak demand
- ❌ Charging cleaning or security fees as hidden costs—build them in
- ❌ Forgetting to leave room for profit
FAQs — How to Price a Mid-Term Rental
Q1: Should I offer discounts for longer stays?
Yes—offering 5–10% off for 60+ or 90+ day bookings increases occupancy and reduces turnover costs.
Q2: Can I charge a security deposit for MTRs?
Yes—and you should. Standard is one half to one full month’s rent.
Q3: What’s a good profit margin on a mid-term rental?
Aim for 15–25% net margin after expenses, depending on vacancy risk and location.
Final Thoughts: How to Price a Mid-Term Rental for Sustainable Income
Mid-term rentals give you flexibility, better guests, and higher returns—but only if your pricing is dialed in.
Use the strategies above to price competitively, confidently, and profitably—without undercutting yourself.
Want to simplify bookings and reach the right audience?
🏠 List your 30+ day rental on MiniStays and get discovered by high-quality guests → Start Hosting
