Seeking advice on long term rental
Alana ReynoldsBusiness Member
Real Estate Agent · Jacksonville Florida · Member since 2020 · 48 posts · 30 votesSeeking advice on long term rental
Most Popular Reply
San Francisco · Member since 2025 · 21 posts · 13 votes
10moHey Alana, I completely understand how you feel. A lot of hosts are going through the same thing right now, fewer bookings, more competition, and higher platform fees. It’s frustrating, especially when you’ve worked hard to keep your property in great shape and guests aren’t showing up like before.
Here are a few simple strategies that might help you get back on track or make a smart pivot:
-
Check your pricing and fees.
Since Airbnb increased their host service fee to 15.5%, your payout might be slightly lower. You can adjust your nightly rate to cover that difference without scaring away guests. -
Review your local market.
Use tools like AirDNA or Mashvisor to see how many listings are in your area, average occupancy, and nightly rates. If there’s too much competition, even a small change in your pricing or listing details can make a difference. -
List on multiple platforms.
Don’t rely on Airbnb alone. Try Booking.com, Expedia, or direct bookings through social media or your own mini site. More visibility means more chances to fill your calendar. -
Consider mid-term rentals.
If you’re thinking of switching to long-term, try mid-term stays first (30–90 days). These attract travel nurses, remote workers, and digital nomads — fewer turnovers but still better profit than a yearly lease. -
Stay compliant while you adjust.
If you decide to rent long-term or mid-term, check whether your STR license or tax registration allows it. Some cities require a different permit type or tax category. I can help you confirm that part so you don't lose compliance status.
At the end of the day, this slowdown doesn’t mean the end of hosting, it’s just a signal to adapt. You’ve already built something valuable, and with a few adjustments, you can keep earning steadily.
11 Replies
- 11moRicardo R.Pro MemberProperty Manager · Michigan Ctr, MI · Member since 2016 · 661 posts · 581 votes
Hey Alana,
Yeah, you're not imagining it — a lot of STR markets have softened this year, especially in vacation-heavy areas like Jacksonville. What you're seeing (solid summer, dead fall) is becoming pretty common.
If you’re only clearing $50/month on long-term rent after paying the pool guy, that’s basically break-even — but break-even with stability isn't the worst move right now. You'd lock in predictable income, no turnovers, and less management stress. That's worth something, especially if STR occupancy keeps sliding.
The sublease offer could work too, but tread carefully — you’d need airtight language in your lease, higher deposit, and maybe a small rent premium to offset the risk. Many “corporate housing” or mid-term operators pitch that model but don’t always maintain the property like you would.
If it were me, I’d:
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Take the long-term tenant if they’re solid and sign a 12-month lease.
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Revisit STR again next spring once demand picks back up.
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Or explore mid-term rentals (travel nurses, relocations) — can sometimes beat LTR rent without the volatility of Airbnb.
My advice: you’re not wrong that STRs are oversaturated right now. Cash flow’s thin, but steady income beats watching a dark calendar and paying the bills yourself; Alana, I really hope this helps you a bit, I sent you DM on BP... it's one of the reasons I do this, I hope you can assist. Thank you.
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- 11moJaycee GreenePro MemberReal Estate Consultant · St. Louis MSA · Member since 2024 · 3k+ posts · 726 votes
Quote from @Alana Reynolds:
I purchased a home to airbnb. It's been dead, no bookings in September and still. First went live in April and had almost every weekend booked until September. Cleared 4k a month in revenue l. Switching tactics to long term. Mortgage, taxes and insurance are 2,960
I have a showing to a family , the rent is listed for $3,200.
I pay for pool service so cash flow would only be $50 a month.
A company is also interested but wants to sublease.
What would you do? I think the market is slowing and it's time to change tactics. I think the airbnb short term space is over saturated. What are yalls thoughts?@Alana Reynolds Do you have a hard money loan on the property? If you switch to LTR and sign a lease, you may be able to refinance it into a better deal.
- Specialist · Member since 2025 · 483 posts · 270 votes11mo
You're thinking right: pivot to the most reliable income now. If LTR at 3,200 covers PITI plus pool with a tiny buffer, tighten risk with strong screening, 12–18 month lease, and tenant‑paid utilities; add a rent‑increase clause at renewal. I'd avoid sublease arbitrage unless you're compensated for risk with higher rent, a corporate guarantee, and clear default remedies; otherwise you could be left holding the bag if they walk. While showing, prep a backup plan: mid‑term rent to traveling pros, adjust price to match current demand, and run a quick comp check to confirm you're not overpriced for the season. Goal is stable occupancy fast, then optimize.
- Investor · New York, NY · Member since 2025 · 92 posts · 71 votes11mo
@Alana Reynolds You’re seeing what most hosts ignore which is that the Airbnb market didn’t slow, it matured. likely too much supply.
I would lock in the 12-month lease and use the downtime to track every inquiry, rate, and seasonality on the STR side. That's your proxy for local demand.
Next time, buy in a supply-constrained area (zoned STR-friendly but low inventory). That’s how you get returns without more work - 11moAshish AcharyaBusiness MemberCPA, CFP®, PFS · FL · Member since 2017 · 5k+ posts · 3k+ votes
@Alana Reynolds
I would say take advantage of STR tax benefit as it is already October and then convert to LTR fresh next year and document your narrative why you changed for audit defense.
This post does not create a CPA-client relationship. The information contained in this post is not to be relied upon. Readers are advised to seek professional advice.
INVESTOR FRIENDLY CPA®5241 Reviews - 11moAaron ZimmermanBusiness MemberAccountant · Chicago, IL · Member since 2018 · 2k+ posts · 1k+ votes
I would say that you need to do what's best for your business in terms of pivoting. Can you rent out as a medium term rental? The place is already fully furnished presumably so what does this look like?
Brick House CPAs53 Reviews - Property Manager · Orlando, FL · Member since 2016 · 479 posts · 277 votes11mo
Quote from @Alana Reynolds:
I purchased a home to airbnb. It's been dead, no bookings in September and still. First went live in April and had almost every weekend booked until September. Cleared 4k a month in revenue l. Switching tactics to long term. Mortgage, taxes and insurance are 2,960
I have a showing to a family , the rent is listed for $3,200.
I pay for pool service so cash flow would only be $50 a month.
A company is also interested but wants to sublease.
What would you do? I think the market is slowing and it's time to change tactics. I think the airbnb short term space is over saturated. What are yalls thoughts?@Alana Reynolds we manage in both Jacksonville and Orlando for LTR, we also own 51 units in Jacksonville. we've had lots of conversations with owners in your position where STR isn't making much sense anymore and they are pivoting to furnished LTR, furnished mid term, or traditional LTR.
We had a triplex we were planning to STR and we ended up pivoting to LTR before furnishing because the market softened before we even got a chance.
The LTR market has softened as well, so this isn't unique to STR and is effecting all properties. It might not be a bad idea to try and find a good long term tenant for a few years and see what happens in the next couple of years. Breaking even isn't the worst thing in the world, but I would set aside some funds because the $2,960 doesn't factor in any repairs and maintenance which you'll definitely have over time, and then hopefully no major capex items pop up like HVAC replacement or anything.
To be a bit blunt, if you factor in vacancy, R&M, turn costs, advertising costs, for a LTR you are technically cash flow negative for this property. If you decided to hire a PM that would just make it more-so cash flow negative. However, there are a lot of data pointing to things turning around in the next couple years in JAX, but nothing is certain. Lots of new construction has stopped and Jacksonville has absorbed a ton of new units and continues to have strong population growth. If new construction continues to be extremely low the next few years, then we could see a return to lower vacancy and rent growth again.
- 11moBasit SiddiqiBusiness MemberAccountant · New York, NY · Member since 2015 · 8k+ posts · 3k+ votes
I think the STR market is oversaturated.
There are a bunch of people doing 'arbitrage' and others who brought only to get the tax break without looking at the fundamentals.
If you had no bookings in September, I would be afraid.
It also doesn't look to be a good LTR as you may not be factoring in reserves for vacany or improvements.
Best of luck to you in your decision.
Basit Siddiqi CPA4.979 Reviews - San Francisco · Member since 2025 · 21 posts · 13 votes10mo
Hey Alana, I completely understand how you feel. A lot of hosts are going through the same thing right now, fewer bookings, more competition, and higher platform fees. It’s frustrating, especially when you’ve worked hard to keep your property in great shape and guests aren’t showing up like before.
Here are a few simple strategies that might help you get back on track or make a smart pivot:
-
Check your pricing and fees.
Since Airbnb increased their host service fee to 15.5%, your payout might be slightly lower. You can adjust your nightly rate to cover that difference without scaring away guests. -
Review your local market.
Use tools like AirDNA or Mashvisor to see how many listings are in your area, average occupancy, and nightly rates. If there’s too much competition, even a small change in your pricing or listing details can make a difference. -
List on multiple platforms.
Don’t rely on Airbnb alone. Try Booking.com, Expedia, or direct bookings through social media or your own mini site. More visibility means more chances to fill your calendar. -
Consider mid-term rentals.
If you’re thinking of switching to long-term, try mid-term stays first (30–90 days). These attract travel nurses, remote workers, and digital nomads — fewer turnovers but still better profit than a yearly lease. -
Stay compliant while you adjust.
If you decide to rent long-term or mid-term, check whether your STR license or tax registration allows it. Some cities require a different permit type or tax category. I can help you confirm that part so you don't lose compliance status.
At the end of the day, this slowdown doesn’t mean the end of hosting, it’s just a signal to adapt. You’ve already built something valuable, and with a few adjustments, you can keep earning steadily.
-
- Real Estate Agent · Jacksonville Florida · Member since 2020 · 48 posts · 30 votes8mo
So here is an update on what I ended up doing with the property. I listed it for rent on Zillow and someone reached out who was looking to sign a lease to sublease the property. I agreed. They pay my desired amount of rent and all utilities. I cash flow $450 a month and he makes what he makes using a mix of short term and mid term rental platforms like airbnb VRBO and hotels.com. My tenant is using the home as I intended but he knows what he is doing and always has it rented! It's a win win so far. I do not have to worry and manage the day to day.
- Rental Property Investor · Member since 2024 · 1 post · 0 votes8mo
Just to add a bit of levity here. Remember--Real estate offers 4 types of value:
1. Cash flow
2. pay down on mortgage
3. appreciation
4. Depreciation
I have a property that cash flows $1000 and I have one that is around $50 depending on utility costs. Yeah the $50 property is not as fun, but I'm still gaining value from it in 3 other ways. That exact property where I am clearing ~$50 I had on Airbnb originally and my cash flow was WAY higher (I think somewhere around $1000) I had solid demand, in an area where you would think there wouldn't be any, but because this is a small town I wasn't able to find cleaners so I had to do everything myself. And I make more money doing my normal job than cleaning for I think it was maybe $1000 a month. I hate cleaning other people's toilets lol. All that to say--if transitioning to a LTR ends up saving you time, what is your time worth and how can you gain value there as well, as part of the picture pertaining to this property. Just some different perspectives to consider.
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