--- title: "Midterm Rentals with Frank Bosie: The Revenue Strategy Already Happening in Your Portfolio" canonical_url: "https://freewyldfoundry.com/podcast/ep734-midterm-rentals/" content_type: "podcast-episode" last_updated: "2026-09-14T00:00:00.000Z" --- Episode 734 of the Get Paid For Your Pad podcast. Guests: Frank Bosie (Hostfully) YouTube: https://www.youtube.com/watch?v=fkvz-tYUUk8 Audio: https://embed.acast.com/5afc793a028014b853c89db4/6aa70f6dff74edfd000979ba?accentColor=161616&bgColor=e48f0c&secondaryColor=161616 Want to outperform the market? Freewyld Foundry's Revenue and Pricing Management service is driving an 18% performance lift for STR operators, even in down markets. If you are managing 10+ listings and want a free pricing audit, **[apply here](https://freewyldfoundry.com/get-started/)** Midterm rentals are already happening in your short-term rental portfolio. Most operators just are not being intentional about it yet. Frank Bosie, Senior Director of Partnerships at Hostfully, joins Jasper to break down the data, the economics, and the strategy behind adding midterm rentals as a revenue lever without giving up your short-term rental business. **You will learn:** * Why 39% of STR operators already have at least one 30+ night booking, and how to start capturing that demand intentionally * Why the hybrid approach, leaving your calendar open and adding long-stay discounts, consistently outperforms a hard 30-night minimum strategy * The occupancy crossover: 100% midterm rental occupancy at the average $160/night generates roughly the same gross revenue as 53% STR occupancy at $315/night * Why new listings should avoid midterm rentals early on, and when the right time to open up longer stays actually is * How Hostfully became the first PMS to integrate with Furnished Finder, and what that means for calendar sync, guest communication, and payment management **We also talk about:** * Portfolio size and MTR activity: 7.3% of single-property operators have midterm bookings, jumping to 69% for operators managing 6 to 20 properties and over 80% for larger portfolios * What midterm guests actually need: fast wifi, a dedicated workspace, a full kitchen, laundry, parking, and storage * Market rate differences: California MTR rates average 95% of STR rates, while Connecticut and Pennsylvania average closer to 30 to 35% * Tenancy regulations: some counties and states grant renter rights at 30+ nights, and knowing your local rules before opening up longer stays is essential * Top midterm rental operators average 8 active distribution channels versus 4.8 for operators with no MTR activity * Best property locations for MTR demand: near hospitals, universities, military installations, and employer hubs **Mentioned in the Episode:** * Freewyld Foundry Free Revenue Report * Hostfully * Furnished Finder * VRMA Nashville: October 4-6, stop by the Freewyld Foundry booth ## Transcript ## Introduction **Jasper:** Welcome back to Get Paid for Your Pad. Today is a very special episode. We have a very special guest. He has been on the podcast multiple times. Without further ado, Mr. Frank Bosie, Senior Director of Partnerships at Hostfully. Frank, welcome back to the show. **Frank:** Thanks for having me, Jasper. It is always a pleasure connecting. We always have a good conversation at conferences, so I am excited about today. **Jasper:** We are going to talk about midterm rentals. It is a strategy that people are implementing more and more. Frank is going to share some insights and we will take it from there. So Frank, what is going on at Hostfully? ## What is Happening at Hostfully **Frank:** So many things. It has been a whirlwind of 2026 in all good ways. New features, new capabilities, new integrations and partners. I have spent the last six years pretty deeply embedded in the short-term rental industry and the growth of Hostfully just makes it more enjoyable. One of the best parts of my role is that I get to work with property managers at just about every stage of growth, from a handful of properties to sophisticated companies managing hundreds and thousands of listings. I also spend a lot of time with technology companies and distribution partners. So I get a pretty broad view of how the short-term rental business is evolving. The conversation used to be heavily focused on maximizing Airbnb and VRBO. Then the industry grew and we started talking more about direct bookings, then AI and revenue management. The fun part recently is that midterm rentals are a natural extension of that evolution, and they have come up more and more frequently. ## Furnished Finder Integration **Jasper:** You mentioned Hostfully is the first platform to integrate with Furnished Finder. That is a big deal for midterm rentals. **Frank:** We are in our beta stage right now. A handful of our longtime customers who have already seen success with midterm rentals manually are testing it out. The integration will give you calendar sync, guest communication, and payment management all within Hostfully, rather than creating an entirely separate workflow just because a guest is staying 45 days instead of four. We are really excited. Furnished Finder has been a work in progress. I think they saw our commitment to the partnership and they saw the opportunity of integrating with property management software. We are honored to be the first. ## MTR Is Already Happening in Your Portfolio **Frank:** The first thing I found most interesting is that midterm rentals are not some completely separate business model. It is already happening within short-term rental portfolios organically. Operators are getting 30, 45, 60-day stays and starting to ask themselves if they should be more intentional about it. I really like to frame the midterm rental conversation as not about abandoning your short-term rental and all the work you put into it, but about understanding when short-term rentals make sense and when midterm rentals make sense. Our research is showing that 39% of short-term rental operators have had at least one booking of 30 nights or longer. What is even more interesting is that midterm rentals represented only about 1.7% of reservations but roughly 20% of booked nights. You do not necessarily need a huge number of midterm reservations for them to have a significant and meaningful impact on your occupancy. ## The Hybrid Strategy Outperforms a Hard Minimum **Jasper:** We have tried a couple of different approaches. One was to only allow 30-day-plus stays during the slow season. Another was to leave the calendar open and allow any length of stay but create really strong long-stay discounts to encourage longer bookings. What we found is the second strategy actually works better than the first. The hybrid model gave us more midterm rental stays than the strategy where we were exclusively trying to get the midterm rental. **Frank:** That is exactly the mind shift I would encourage. The better question is not should I be an STR operator or an MTR operator, but when should this property be a short-term rental and when might midterm make more sense? If July is your strongest month and you are getting premium nightly rates, you probably do not want to give those dates away to a discounted 60-day stay. But if November through January is consistently at low occupancy, a 45 or 60-night booking can suddenly become really attractive. Protect your high-demand STR periods and use midterm rentals strategically to fill the softer season. ## Portfolio Size and MTR Activity **Frank:** There is a really strong correlation between portfolio size and midterm rental activity. About 7.3% of single-property operators have had midterm rental bookings. Once you get into operators managing six to 20 properties, that jumps to 69%. Among larger portfolios it is averaging over 80%. Experienced operators are looking at midterm rentals as another tool in their revenue management toolbox. When you are managing 20, 50, or 100 properties, you are constantly thinking about how to maximize performance over every available date. ## Regulations and Market Rate Differences **Jasper:** Are there complications when guests stay longer than 30 days? I know some operators who will not go over 28 days because of tenancy rights in their state. **Frank:** That operator is smart. The midterm rental economics vary dramatically by market. In California, midterm rental rates in our analysis were around 95% of short-term rental rates. Colorado is around 80%. But in Connecticut it was closer to 30% and Pennsylvania around 35%. There is no universal formula where you can take your short-term rental rate and discount it by a set percentage. You really have to understand the demand generators in your specific market and what someone looking for 30, 60, or 90 days is willing to pay. You also have to think about guest screening, deposits, payment schedules, utilities, mid-stay cleaning, rental agreements, and extensions. Understanding tenancy regulations in your county and state before opening up longer stays is essential. ## What Midterm Guests Actually Need **Frank:** When you have a guest there for leisure and vacation, their expectations are slightly different from a midterm rental guest. A vacation traveler might be looking for a pool, a jacuzzi, or Instagram-worthy views from the balcony. Someone staying 60 days is probably not thinking about that. They are thinking about fast wifi, a legitimate space to work, a full kitchen, laundry, parking, and storage. They are asking: can I actually live comfortably here? A lot of short-term rentals are good for a few days but if you are going to live somewhere for 30 to 90 days, the expectations are different. You are designing around living and working, not just vacationing. **Jasper:** I stayed in one of my own Airbnbs in Colombia for three months this year. Staying in your own unit for that long really tells you what is missing if you want to cater to longer stays. We made quite a few improvements based on the experience. One was putting in a standing desk, because I realized there are not many Airbnbs that have one, and if you work all day, that matters. ## When Not to Do Midterm Rentals **Jasper:** One thing that is important: for new listings, the midterm rental strategy is much less attractive. If a new unit comes onto the market and somebody books it for two months, once that person leaves you might have zero bookings because now you only have one review. On Airbnb you need three reviews to even show a star rating. There is also the new listing promotion window where the first several weeks give you a bump in search results and a new listing badge. If you lock that window into one long stay, you lose the momentum. For the first year or so, you probably want to focus on shorter stays and build reviews. Once you have 50 reviews and strong ratings, a period without bookings will not hurt you the same way. ## The Occupancy Crossover **Frank:** The national average short-term rental rate is around $315 per night compared to about $160 per night for midterm rentals. At first glance that sounds like a bad trade. But ADR alone does not tell you whether a property is performing well. You have to look at what percentage of those nights you are actually filling. At those national averages, 100% midterm rental occupancy generates roughly the same gross accommodation revenue as 53% STR occupancy. That is what we call the occupancy crossover. If you are only filling 35 or 40% of your calendar during the soft season at $315, the $160 midterm rate starts looking a lot more interesting. **Jasper:** And you also have to consider the operational economics. If the average short-term rental stay is three and a half nights, filling 45 occupied nights means roughly 12 separate reservations and 12 turnovers. With midterm rentals, you cover those same 45 nights with one reservation and one turnover. Fewer cleanings, fewer check-ins, fewer guest communication cycles, fewer opportunities for something to go wrong. ## Distribution Channels for MTR **Frank:** Top midterm rental operators are averaging about eight active distribution channels compared to 4.8 channels for operators with no midterm rental activity. That is roughly 50% more channels. It makes sense because midterm rental demand is fragmented. A travel nurse may search somewhere completely different from a vacation traveler. Someone relocating for work searches somewhere different again. Do not assume Airbnb and VRBO represent the entire addressable market for your property. The more diversified your demand sources, the more options you have when one segment or season softens. ## Closing **Frank:** Midterm rentals do not have to replace your short-term rental. It is not a choice between one or the other. It is about maximizing both types of traveler within your already existing listings and operations while making a few tweaks along the way. Protect the nights where short-term rental demand is strong. Look at the gaps in your calendar where occupancy is struggling. Understand the midterm rental demand generators in your market. Expand your distribution beyond purely vacation rental channels. And compare the economics based on more than just average daily rate. The question is not: did I get the highest rate? It is: did I generate the best return from the nights I had available, and what did it cost me operationally to generate that revenue? **Jasper:** One last piece of advice: think about who is going to be looking for a midterm rental in your market and understand their booking window. Snowbirds start booking months in advance. If you are in a snowbird market, right now is the time to be setting up your low season pricing. Understanding who your midterm guest is and when they book is just as important as the pricing itself. **Jasper:** Well Frank, it was really interesting to hear your insights. Thank you for coming on. **Frank:** Thanks so much for having me. Looking forward to seeing you at VRMA in Nashville. --- ## About this file This is the agent-readable version of a page on freewyldfoundry.com. 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