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Mid-term rental calculatorCompare MTR and STR revenue

Enter your property's occupancy, nightly rate, operating costs and achievable monthly rent. The calculator compares mid-term rental (MTR) and short-term rental (STR) performance across the same dates, including net contribution and the break-even MTR rate.

Hostfully's MTR study found that 39% of STR operator accounts analyzed recorded at least one booking of 30 nights or longer, though results varied widely by property and market. This calculator tests the economics using your own numbers.

You'll need: recent property revenue data and about five minutes.

Quick screen

Check MTR eligibility for this property

Before running any calculations, check whether the property qualifies.

Check all that apply to this property
Check the boxes that apply.
Step 1 of 4

Calculate the MTR revenue crossover

Recalculates as you type.

Sample two-bedroom condo.
The soft period
%
$
Your peak, for comparison
%
$
The mid-term alternative
$
%
Across the same nights
Short-term now$0
Mid-term instead$0
Revenue per available night, short-term$0
Revenue per available night, mid-term$0
Difference$0
Enter your numbers above.

How wrong can your estimate be?

The occupancy you will actually achieve is the hardest number to know in advance, so here is the same comparison at three levels.

Mid-term against your soft period, by occupancy achieved
ScenarioNightsRevenuevs short-termAhead
Break-even points
Occupancy your soft period would needFor short-term to match mid-term at your assumed rate0%
Lowest monthly rate that still worksAt your expected occupancy, revenue only$0
Room for error per night$0
Your peak, for contrast
Peak revenue per available night$0
Mid-term revenue per available night$0
Difference on peak dates$0
One control to set first A long booking starting late in your soft period can run into peak dates and price all of them at the soft rate. Maximum stay rules by season prevent that.
Step 2 of 4

Compare operating costs and net contribution

Filling those nights with short stays takes many reservations. A longer stay takes one.

Your costs
$
%
$
The window, after costs
Short-term net contribution$0
Mid-term net contribution$0
Difference$0
Enter your numbers above.
Short-term
Gross revenue$0
Reservations0
Cleans0
Cleaning$0
Commission$0
Total cost$0
$0
Net contribution
Mid-term
Gross revenue$0
Reservations1
Cleans0
Cleaning$0
Listing cost$0
Total cost$0
$0
Net contribution

Operational load avoided

0
fewer turnovers
$0
less cleaning expense
0
estimated guest messages avoided
Supporting detail
Cost per occupied night, short-term$0
Cost per occupied night, mid-term$0
Booking-to-checkout cycles0
Cost per occupied night is calculated on each option's own nights sold, so the two figures are not directly interchangeable. Message counts come from your estimates above, and a single long stay can generate more contact than a short one even with far fewer booking cycles.
Step 3 of 4

Research local MTR demand and pricing

Start with what is already listed nearby, then work out what is driving it.

A. Current furnished supply and pricing

Search Furnished Finder and other monthly-stay inventory for your ZIP code and the ones next to it, then record what you find.

Comparable listings
How many comparable listings did you find?
Median monthly rate
Are they mostly booked or available?
Are utilities usually included?
Typical minimum stay

Take the median rather than the highest rate, since a high rate on a permanently available listing shows what nobody accepted. Thin supply that is mostly booked is a stronger signal than abundant supply sitting empty. Put the median into Step 1.

B. What may be driving that demand

Tick anything inside roughly a 20 minute drive.

Demand anchors
Tick what applies nearby.
Worth checking Whether the demand is available during your soft period specifically. An anchor that peaks when you already sell out does not help the window you are trying to fill.
Step 4 of 4

Assess property suitability for a month-long stay

Grouped rather than scored, since the weightings are not something our data establishes.

Required
Strong advantages
Economic bonuses
Tick what applies.
Your result

Your MTR test summary

Soft period, revenue only–
Soft period, after costs–
Lowest monthly rate that still works–
Holds up at 70% occupancy?–
Peak dates–
Demand anchors identified–
Property requirements met–
Operational load avoided–
Result
Complete the steps to see a result

If you run the test

  1. Record the baseline first. Last year's revenue, occupancy, nights sold and reservation count for exactly this period.
  2. Fence the calendar with maximum stay rules so a booking cannot run into your peak.
  3. Start with the median comparable rate from Step 3.
  4. Settle the terms in advance: deposit, payment schedule, screening standard, mid-stay cleaning, utility cap, and what happens if they ask to extend.
  5. Measure three things: revenue per available night, cost per occupied night, and hours the stay took.
  6. If it does not improve the economics, stop the test there.

Found an MTR opportunity in your portfolio?

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Reference

How this calculator works

The calculator compares mid-term and short-term performance across the same calendar period using the figures you enter.

STR gross revenue
Nights in the period × STR occupancy × average nightly rate.
MTR gross revenue
Nights in the period × expected MTR occupancy × the monthly MTR rate converted to a nightly rate, dividing by 30.4 days.
Revenue per available night
Gross revenue divided by every night in the period, occupied or not, so unsold nights carry their real cost.
Net contribution
Gross revenue minus the cleaning and channel costs entered in the calculator. STR reservation count is derived from nights sold divided by your average stay length.
Break-even MTR rate
The monthly rate at which estimated MTR net contribution matches estimated STR net contribution.
Break-even occupancy
The MTR nightly rate divided by your STR nightly rate, giving the STR occupancy that would match a fully booked MTR calendar.

Results are directional estimates rather than revenue or demand forecasts. The calculation does not include every possible expense, tax, regulatory requirement, vacancy pattern, damage cost or revenue-management effect. Validate comparable listings, local demand and property rules before changing availability.

Cleaning savings assume a per-turnover cost. Where cleaning is salaried or otherwise fixed, the saving shown will be smaller. Message counts and cleaning frequencies are your own estimates rather than findings from the underlying research.

Research context. Market figures come from The MTR Gap in STR Portfolios, Hostfully's analysis of more than 500,000 recent US reservations across approximately 16,500 listings over a trailing twelve month period, anonymized before analysis. Published August 2026.

Developed by Hostfully Research. Last reviewed August 2026. This tool is not legal, tax or financial advice. Confirm local regulations, permit conditions, insurance and owner agreements before offering stays of 30 nights or longer.