Mid-Term Rental Pricing: A 3-Tier Model

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Published Date: 2026-09-16

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Setting mid-term rental pricing can be tricky. That’s because you’re not competing with just one segment of the market. Your guests are comparing you to serviced apartments, extended-stay hotels, and even long-term leases.

The good news? You don’t need a complicated spreadsheet to get started, just the right tiers.

Figure Out Your Monthly Baseline

Before you set tiers, figure out your baseline. That starts by defining your local long-term market and then pricing based on the premium you’re offering (furnishings, flexibility, utilities, and a business-ready setup). Use long-term rent as a reference point, adjusting for seasonal swings, and position your property rates accurately instead of guessing.

From there, build your tiers around length of stay and remember that stay length is the biggest advantage you’ve got.

Tier 1: 30-Day Base Rate

This is your “standard” month (your minimum stay pricing for monthly rental rates).

• Price it to cover your true monthly costs plus turnover risk.
• Make it your public “starting rate” so you’re not negotiating from scratch.
   

Tier 2: 60-Day Rate

This is where you reward commitment without giving away the farm. 60-day pricing is an “optimized” middle tier that reduces costs/hassles on your end, but is still flexible for the guest.

• Offer a modest discount vs. 30 days.
• Position it as your best value for project work, relocation timelines, and corporate rates.
   

Tier 3: 90+ Day Rate

This is your “stability tier.” Offer your best rate for 90+ days because longer stays help keep guests in your property and improve your margin.

• Make the discount meaningful enough to matter.
• Use it to attract the guests you actually want: longer mid-term rentals.
   

Build Utilities Included Rent Into Each Tier

Most mid-term guests expect utilities included in the rent (it’s one of the main reasons they choose furnished). Instead of listing utilities separately, bake them into your furnished rent pricing but stipulate that utilities are included up to a specific amount, then charge overages if needed (clearly disclosed).

Also, remember: utilities don’t stop when your place is empty. Utility costs during vacancies are a real cost you need to include in pricing.

Win More Profit With Extensions And Add-Ons

Extensions reduce marketing and cleaning costs. Send extension offers around 14 days before the end date with two or three rate options (instead of last-minute discounts).

You also shouldn’t ignore add-ons. Upsells like pet fees, damage insurance, early check-in/late check-out, and optional housekeeping can increase your income without relying just on rate hikes.

Finally, if you want more consistent bookings at the rates you’ve set, list your property on CorporateHousingByOwner.com. It’s a smart way to reach guests actively shopping for mid-term housing.