How to Set Competitive Pricing for Mid-Term Rentals?

Pricing mid-term rentals (MTRs) is not as straightforward as short-term rentals (STRs) or long-term rentals (LTRs). Unlike STRs, where dynamic pricing tools and historical data are widely available, mid-term rental pricing requires a more strategic approach. At the end of the day, the MARKET dictates the price. But here’s how I set my MTR rates:

1. Using Airbnb or VRBO with Dynamic Pricing Tools

I leverage Pricelabs or Wheelhouse to set my pricing, just like I would for a short-term rental. However, I apply a 15-20% discount to account for the longer stays, adjusting based on seasonality and competition.

Many MTR hosts use a flat monthly pricing model, which I used to do as well. But over time, I realized this leaves money on the table. If hotels and STRs increase their rates for holidays like Thanksgiving and Christmas, why shouldn’t MTR hosts do the same?

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2. Zillow & Apartment.com for Insurance & Corporate Housing Pricing

I also check Zillow and aim to price my MTR at least 2x the long-term rental (LTR) rate for a comparable, unfurnished home. Many insurance relocation specialists and corporate housing coordinators use platforms like Zillow or Apartment.com to source housing.

⚠️ IMPORTANT: Do not artificially inflate your pricing once you hear it’s an insurance inquiry. I get it—there’s no dynamic pricing on these platforms, but that doesn’t mean you should take advantage. Instead, set a 12-month lease rate and request that they inquire for short-stay premiums based on lease duration. This keeps your pricing ethical and competitive.

3. Direct booking

It's not about how much you make, but how much you keep. Having the ability to easily attract direct bookings has been a game changer for my own properties and I recommend using JURNY as the PMS to help you not only structure and streamline your business with automated property distribution to multiple online travel channels but also manage automated messaging to your guests, automated locks, automated cleaner scheduling and more. JURNY comes with a FREE booking engine that is easy to install and even easier for guests to book.

4. Positioning Your Property for Maximum Value

Price isn’t everything. How you position your listing can make a massive difference. I focus on the guest experience and market the unique value my properties offer:

✔ Luxury Sleep Experience – High-quality mattresses & premium bedding.
✔ Top-Tier Kitchenware – Fully stocked kitchens with quality cookware.
✔ High-Speed Internet – Crucial for remote workers & digital nomads.
✔ Security & Privacy – Unique door codes for each guest, never repeated.
✔ Fenced Yards & Pet-Friendly Options – Families and pet owners will pay more for this convenience.
✔ Ultra-Clean Homes – Professional deep cleaning between stays.

5. Upselling Add-Ons to Increase Revenue

Beyond the nightly or monthly rate, you can boost earnings by offering:

✅ Pet-Friendly Homes – Charge a pet fee for additional revenue.

✅ Damage Insurance – Offer a built-in insurance option with a margin for added profit.

✅ Early Check-In & Late Check-Out – Many guests will gladly pay extra for this.

✅ Housekeeping Services – Some mid-term guests want periodic cleaning—offer it as an upgrade.

Final Thoughts: Flexibility & Strategy Wins

Mid-term rental pricing isn’t a one-size-fits-all approach. By using dynamic pricing for seasonality, market research on LTR rates, and positioning your property for premium value, you can maximize your earnings without overpricing and scaring off potential tenants.

If you’re looking to optimize your pricing strategy, try experimenting with different platforms and tracking what works best for your market. Smart pricing + high-value offerings = consistent MTR success!

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