A mid-term rental is a furnished home rented for 30 nights or more at a time, usually to someone in town for a few months: a travel nurse on contract, an engineer on a project, a family between homes. We manage these stays alongside nightly bookings for owners in Texas, Oklahoma, Arizona and Nevada, for the same fee: 12.5% of revenue plus $99/month.
This page covers why 30 nights is the number that matters, when 30-night stays beat nightly bookings, and how we run them.
Why 30 nights is the number that matters
Below 30 nights, most cities treat a furnished stay as a short-term rental and the state treats it as a hotel stay. At 30 nights both usually change.
- Hotel tax in Texas. State hotel occupancy tax does not apply to a guest who has the right to stay 30 or more consecutive days with no break in payment. With written notice up front the stay is exempt from the first night; otherwise tax is due on the first 30 days. Dallas and Austin apply the same rule to their city tax.
- Transient lodging tax in Arizona. Arizona’s transaction privilege tax on transient lodging covers stays of fewer than 30 consecutive days.
- City definitions. Fort Worth defines a short-term rental as 1 to 29 consecutive nights, and Dallas’s 2023 short-term rental ordinances cover stays of fewer than 30 consecutive days. A 30-night stay sits outside both.
- Airbnb’s “monthly” starts at 28 nights. A 28 or 29 night Airbnb stay is still under 30 days, so it is still a short-term rental and still taxed. When the line matters, we set the minimum at 30 nights.
Rules differ by city and change often, so we check the ones for your address before we list.
Who books 30-night stays
- Travel nurses and medical staff on contracts, often around 13 weeks, near hospital districts.
- Project and relocation staff whose employer is paying for a few months of housing.
- Families between homes during a sale, a build or an insurance repair.
- Students, interns and visiting faculty staying for a term.
These guests care more about a real kitchen, a washer and dryer, a desk and reliable internet than about decor.
When 30-night stays beat nightly, and when they don’t
A 30-night stay earns less per night than a good nightly booking. What it gives back is fewer turnovers, fewer cleanings, less wear and a full calendar in months that would otherwise sit half empty. Airbnb says stays of 28 nights or more made up 21% of nights booked on its platform in 2022.
30-night stays usually make sense when:
- Your slow season is long and nightly occupancy drops sharply in it.
- Your city restricts nightly rentals at your address, or is fighting over them in court.
- You are near a hospital district, a base or a major employer that brings people in for months at a time.
- You want fewer cleanings and less turnover wear.
They usually do not make sense when your peak season is strong and long, or when the home is set up for big groups rather than one person or a small family. For many homes the best answer is a mix: nightly through the busy months, 30-night stays through the slow ones. That is a calendar decision, not a new contract.
How we run mid-term stays
- Where we list. 30-night stays go on Furnished Finder and our own direct booking site, alongside your nightly listings on Airbnb and Vrbo.
- How we price. We set the monthly rate against current furnished listings near your address and local rent levels.
- Guest messages and problems. The same team that handles your nightly guests.
- Cleaning. A full turnover clean between stays, coordinated by us.
Guest vetting and the lease
A guest who stays a month or more can be treated more like a tenant than a hotel guest, so every 30-night stay runs on a written lease, and we provide it. It sets the dates, the rent and the house rules.
We also vet each 30-night guest at a high level before we accept the booking. We do not run background checks, credit checks or other formal tenant screening.
What it costs
The same as nightly management: 12.5% of revenue plus $99/month, month to month with 30 days’ notice. Furnished Finder charges owners an annual listing fee; we pass it through at cost, with no markup.
Where we manage mid-term stays
We manage nightly and 30-night stays for owners in Texas, Oklahoma, Arizona and Nevada. City guides: Dallas, Fort Worth, Austin, Houston, San Antonio, Phoenix, Scottsdale, Sedona and Las Vegas.
For the trade-off in more detail, read Should you switch your short-term rental to 30-day stays this winter?
Get both numbers for your home
Request a free revenue projection for your address and ask for the 30-night number alongside the nightly one. If nightly is the better answer for your home, we will tell you.
Common questions
Is a 30-night stay a short-term rental?
Usually not. Fort Worth defines a short-term rental as 1 to 29 consecutive nights, and Dallas’s ordinances cover stays of fewer than 30 consecutive days. Airbnb’s monthly stays start at 28 nights, so a 28 or 29 night booking still counts as short-term. Check your own city’s definition.
Do 30-night guests pay hotel tax in Texas?
Not if they have the right to stay 30 or more consecutive days with no break in payment. With written notice up front the stay is exempt from the first night; otherwise tax is due on the first 30 days.
What does mid-term rental management cost?
12.5% of revenue plus $99/month, the same as nightly. Furnished Finder’s annual listing fee is passed through at cost.
Can I mix nightly and 30-night stays?
Yes. You can run nightly stays through the busy months and 30-night stays through the slow ones, on the same agreement.
Do you screen mid-term guests?
We vet each 30-night guest at a high level and provide the written lease. We do not run background checks, credit checks or other formal tenant screening.
Where do you manage mid-term rentals?
Texas, Oklahoma, Arizona and Nevada.