Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes
6mo
It is also very much dependent upon the time of year, and varies somewhat by locale and number of bedrooms.
No one in their right mind chooses to move a full family during school year...they try to plan moves during the summer break. The Holiday Season, from Mid-October through Mid February is the slowest, although there can be some student moves during holiday break. Otherwise, people just have other priorities for their time and money at this time of year.
Absolutely there is a certain amount of moves due to job and Military transfers; Professional Singles and Couples are more flexible with making or combining moves into Studio, 1 or 2 bedroom units.
Beyond that, it is more about people that are forced to move, for any one of a number of reasons, from displacement by fire or flood, divorce, lost or reduced income, unhappy with current conditions or location, and of course under eviction, among other reasons.
Keep those issues in mind, and try to maintain a good relationship with Tenants by ensuring their unit is properly and promptly cared for when issues arise, and try to adjust the timing of your renewals for the prime months, while also offering flexibility if you have reason to believe they are considering a move (as long as they have paid on time and been Good Tenants) if it benefits you to adjust their move date. I always inform Tenants at signing, and again at each renewal, that I offer that flexibility as long as Unit is cleaned properly and all rubbish removed, rent will be pro-rated to their last day of occupancy based on return of keys, and rent is paid as usual, with unused pro-rated amount refunded, along with Security Deposit based on inspection upon vacating.
General Interest picks up mid to late March, and increases through May, then starts slowing again in early August, tapering off through September.
Refine your screening criteria so you are not actually eliminating quality Tenants for your pricing tier, and make sure the unit is fresh, clean, safe, secure, and fully functional. Also make sure your photos are composed for marketing, not just random shots with former Tenant's personal items in view, or construction/repair materials or tools lying about. Pics should be of RTR (Ready to Rent), including street views of the property as well as views looking out from primary windows of the yard, scenic views, or other features.
Real Estate Broker · Atlanta · Member since 2024 · 1k+ posts · 605 votes
6mo
You are absolutely right, small tweaks can make a big difference. Pricing, photos and description are huge but also don’t overlook response time and showing availability. Many owners underestimate how critical marketing and presentation are, even for just 1–2 properties.
Real Estate Agent · Memphis · Member since 2026 · 549 posts · 317 votes
6mo
Vacancy like that is frustrating, especially when nothing obvious seems “wrong” at first.
I’ve seen the same thing — it’s usually not one big fix, it’s a combination of pricing, positioning, and how the property is presented. Small tweaks there can completely change the response.
A lot of owners underestimate how much the listing itself does the heavy lifting before anyone even reaches out.
Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes
6mo
It is also very much dependent upon the time of year, and varies somewhat by locale and number of bedrooms.
No one in their right mind chooses to move a full family during school year...they try to plan moves during the summer break. The Holiday Season, from Mid-October through Mid February is the slowest, although there can be some student moves during holiday break. Otherwise, people just have other priorities for their time and money at this time of year.
Absolutely there is a certain amount of moves due to job and Military transfers; Professional Singles and Couples are more flexible with making or combining moves into Studio, 1 or 2 bedroom units.
Beyond that, it is more about people that are forced to move, for any one of a number of reasons, from displacement by fire or flood, divorce, lost or reduced income, unhappy with current conditions or location, and of course under eviction, among other reasons.
Keep those issues in mind, and try to maintain a good relationship with Tenants by ensuring their unit is properly and promptly cared for when issues arise, and try to adjust the timing of your renewals for the prime months, while also offering flexibility if you have reason to believe they are considering a move (as long as they have paid on time and been Good Tenants) if it benefits you to adjust their move date. I always inform Tenants at signing, and again at each renewal, that I offer that flexibility as long as Unit is cleaned properly and all rubbish removed, rent will be pro-rated to their last day of occupancy based on return of keys, and rent is paid as usual, with unused pro-rated amount refunded, along with Security Deposit based on inspection upon vacating.
General Interest picks up mid to late March, and increases through May, then starts slowing again in early August, tapering off through September.
Refine your screening criteria so you are not actually eliminating quality Tenants for your pricing tier, and make sure the unit is fresh, clean, safe, secure, and fully functional. Also make sure your photos are composed for marketing, not just random shots with former Tenant's personal items in view, or construction/repair materials or tools lying about. Pics should be of RTR (Ready to Rent), including street views of the property as well as views looking out from primary windows of the yard, scenic views, or other features.
Real Estate Broker · Atlanta · Member since 2024 · 1k+ posts · 605 votes
6mo
Richard, you are absolutely right. The time of year plays a major role in how quickly a property rents, regardless of how strong the marketing is. Seasonality, along with tenant demographics and life events, definitely drives demand. Great insights.
Property Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
6mo
We take professional pics, which we rotate every 30 days.
We also have different team members rewrite ads every 30 days.
We prefer to drop rent by 5% every 2-3 weeks, until we see acceptable activity (we have acceptable activity metrics), but owners don't always allow it.
Richmond, VA · Member since 2019 · 358 posts · 181 votes
6mo
Changing pics and descriptions are necessary and also use videos. Use specials when appropriate and lower the price to meet market demands. Whatever you do never change your guidelines for acceptance of applicants.
Property Manager · Charlotte, NC · Member since 2022 · 152 posts · 118 votes
5mo
The number of professional property managers I see posting dimly lit iPhone photos of the properties they manage is astounding. For the FSBOs and self-managing owners, there's some grace. For professional PMs who are charging 8 to 10% to handle this, it's inexcusable.
Tenants choose a rental for three reasons: price, condition, and location. You can't control location. But you can control price and condition, and you can control how both of those show up online. A well-priced unit in good condition will still sit vacant if the listing photos make it look dark, dirty, or uninviting. The listing is the first showing. Most tenants decide whether they're going to call or keep scrolling within seconds.
This is one of the easiest levers to pull and one of the most overlooked. Clean the unit, open the blinds, turn on every light, and take photos at chest height with a wide angle. You don't need a photographer. You need to care enough to present the property like you actually want someone to live there. (But if you are a professional PM reading this, hire a pro photographer)
Impressions matter. And in a market where tenants have more options than they did two years ago, the listings that look the best lease first.
Richmond, VA · Member since 2019 · 358 posts · 181 votes
5mo
@Maranda Tucker Great point. The first picture is sometimes not the outside of the home - maybe a bathroom. I have also seen items in pictures that could have easily been removed, toilet seats up, and many other things that absolutely hurt first impressions.
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