What is a good occupancy rate for MTR

Question

I’ve heard that 100% occupancy for LTR often means rents are below market. So, what occupancy rate is considered “too high,” and when should I consider raising rates on my MTR?

For context, I have 7 MTRs listed on Airbnb. I’ve tried VRBO and Furnished Finder, but they didn’t perform well in my market. In 2024, my occupancy rate was 90.2%.

Am I missing out on income? I don't want to be the guy who is happy with his occupancy while his income is 30% under market.

Carolyn Fuller · Answer

I think this question is dependent upon location. I would do the work of manually looking through other listings in your area. You don't know for sure exactly what their occupancy rates are but you can certainly get a feel for it by seeing what future dates are open. Also, just compare your listing with the competitor listings. Are your prices a lot higher? If so, are your amenities worth the extra price? I'm constantly juggling the rates for my Airbnb listings based on what my competitors are charging.

As for my MTR listing, I have 100% occupancy on it but I have a very easy target MTR market of visiting scholars.

The unit is within blocks of Harvard University and a billion other universities are within a few miles. I advertise via Sabbatical Homes and Harvard Off-Campus Housing and insist my leases begin on Sep 1, Jan 1 or Jun 1 and end on Dec 31, May 31 or Aug 31.

It is pretty easy to keep it fully occupied but it does mean I turn away a ton of people who want a lease that doesn't quite fit my requirements.

Bonnie Low · Answer

As others have said, the location is a big factor in MTRs, but so is the clientele you are going after. For example, I stay 99% occupied with my MTRs - the only vacancies are planned vacancies when I need a couple of days for a turnover. I am primarily hosting traveling medical personnel because there is a lot of demand for these professionals in our area and because my units are suited to their needs. They're also appropriately priced. I've had them long enough to keep pushing up rents so that I am at the top of my niche, but know not to exceed it because I'm just about at the point where if I raised rents another $50-$100 I'd be crossing over into the lower end for larger units. I use the FF stats page to see what average prices are by unit configuration and make sure I'm at the high end. However, a different niche such as insurance placements, might very well be in the 70%~ occupancy level but the rents are going to be so much higher that the occupancy rate (comparatively speaking) is irrelevant. In other words, there's no one size fits all occupancy target for MTRs. There are strategies that can be combined (i.e. MTR/STR hybrid) that could further push up occupancy rates in the former example. Set a goal for yourself based on your needs, your location and your market and shoot for that. Anything above that is gravy.

Dan Maciejewski · Answer

I would think somewhere between STR and LTR occupancies.  I'd keep 70% as a base and shoot for 90%+ on the high end.

I think I'd be pretty happy with 90%.  If you're wondering if rates are too low, raise them a hair in advertising and see if your number of inquiries drop.

Michael Baum · Answer

I think if you are at just over 90%, you are doing well.

Andrew Steffens · Answer

MTR is tough to gauge and is definitely depending on location.  It also depends on the subject property.  For STR 70% is about the usual.  Larger more expensive houses have lower occupancy and smaller cheaper ones are higher.  If I had an MTR at hit 90% I would potentially raise depending on the market but likely keep as is.  If you raise 5% and lose a month you will have a net loss.

Gregory Schwartz · Answer

Very similar to my units. We are about a mile from Texas A&M. I like your model for the start and end dates for your units. We do a similar thing for our long-term tenatns, leases start and end in July so that we maximize the demand and stay "in season"

Gregory Schwartz · Answer

100% occupancy sounds great, but for a bigger portfolio or apartment complex, it usually means you're leaving money on the table.

Here’s an extreme example: I could rent out 100 units at $500 a month and make $50,000. Cool, right? But if I bump rents up to $900, I might drop to 90% occupancy because it’s harder to find tenants. Even then, I’m bringing in $81,000 a month. That’s $31,000 more—totally worth a little vacancy!

Also, keep in mind occupancy is usually calculated yearly. Sure, you could be fully occupied today, but if you’ve got a week of downtime between tenants, your yearly occupancy for that unit is actually 98%, not 100%.

That being said, I know there is a sweet spot for LTR and STR and I assume there's a sweet spot for MTR. I just feel like maybe its a lower % occupancy than what Im currently running.

John Underwood · Answer

100% occupancy for a LTR is normal. I have tenants that stay many years. I also advertise before someone moves out to get a new tenant before the current one leaves. 100% occupancy on a LTR is very common for me.

No idea on a MTR.

What is a good occupancy rate for MTR

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