How Are You Setting Minimum Stays for Your Midterm Rentals?

Question

I’ve been seeing hosts go in VERY different directions with minimum stays:

Some swear by 30 days, others don’t touch anything under 45 or 60.

Personally, I’ve experimented with different lengths depending on the season and guest type. But I’d love the community’s take.

What’s working for you?

-Do shorter midterm stays (30–45 days) increase turnover too much?

-Are longer stays (60–120 days) more stable?

-Has anyone seen better quality guests with longer requirements?

-Do you adjust minimums during slow season?

Would love to compare strategies and see what’s working across markets.

Kenneth Garrett · Answer

@Nick Copland

Increasing the requirement of stay impacts your listing.  The 30 day stay is a minimum.  Most stay longer than the 30 days anyway.  If you start increasing your days for tenant stays you will decrease your tenant pool.  This is no different than in the STR space.  Using a minimum of 7 days v 2 or 3 will make a difference depending on your market and time of year.  For my MTR, I generally avoid 30 day only stays.  I don’t want to miss out on the longer stays.  My property is near two large military bases where the stays are 90 day minimum and generally last 5-6 months or longer.  I still keep it at the 30 day minimum.

Nick Copland · Answer

Makes sense, especially with how much the guest pool shrinks when you push the minimum out. I like your point about most guests staying longer anyway—even with 30 days as the floor.

I’m similar in that I don’t want to scare away the longer inquiries, but I also don’t want to block out people who might turn into longer stays once they’re in. Good reminder that the market and location (military bases, hospitals, etc.) really dictate what makes sense.

Kate Zieverink McMinn · Answer

Mine are all 30 day minimum, but I tend to lean toward 90+ day tenants. We live near several hospitals and most of ours are travel nurses with ~13week stays. Wouldn't increase the minimum if you want a variety of applicants to choose from, but can def charge more for 30 day stay vs 90+

Don Konipol · Answer

My midterm rentals were 3 high rise condos I owned in AZ 2012 - 2021.  I started each at 90 days (to comply, at least SOMEWHAT, LOL with HOA requirements) and ended up at 6 months.  For me the less turnover costs were at least equal to any revenue loss as to rate differential between 30 days and 6 months.  Realistically, I just don’t see 30 days as “medium” term, I think 30-60 days is still short term, but since legally most jurisdictions regard 30day minimum different from hotel type rentals, it’s easy, if not totally correct, to apply as a definition.

Truth is that when I seek a rental of less than 30 days I expect to pay the highest rate; 30 days I’m expecting a SIGNIFICANT discount; 90 days an additional discount; 6 months a rate closer to a 12 month furnished rental lease with a small upcharge.

Nick Copland · Answer

Appreciate you sharing that! Super interesting how you ended up at 6 months. I agree, 30–60 days can still feel short term even though legally it’s midterm in most places. And good point about pricing—once guests hit 90 days, they definitely expect more of a long-term discount.

Curious though, did you notice the guest quality or stability improve when you moved to 6 months, or was it mainly to avoid turnover and HOA headaches?

How Are You Setting Minimum Stays for Your Midterm Rentals?

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