Mid-Term Rentals: The 30-Day Sweet Spot
Mid-term rentals fill the gap between short-term vacation stays and year-long leases — and Southern Arizona is prime territory for them.
A nurse from Tucson Medical Center called me last spring. She'd just taken a 13-week travel assignment at Canyon Vista Medical Center in Sierra Vista and needed a furnished place — not a hotel, not a year lease. She needed something in between.
That's the mid-term rental market in a nutshell.
What Is a Mid-Term Rental?
A mid-term rental (MTR) is any rental that runs 30 days or longer — typically between one and six months. It sits right in the gap between a short-term rental (think Airbnb, one to a few nights) and a traditional long-term lease (usually 12 months).
The tenants are almost always people in transition:
- Travel nurses and allied health workers on assignment
- Military families waiting for base housing at Fort Huachuca
- Contractors on temporary government projects
- Families relocating to the area who need a landing spot before they buy
- Remote workers who move around seasonally
These folks want a furnished, move-in-ready space. They're not looking to sign a year lease because they don't know yet if they're staying. And they're willing to pay a premium for that flexibility.
Why Sierra Vista Makes Sense for MTRs
Fort Huachuca is the engine here. With tens of thousands of military personnel cycling through on PCS orders, TDY assignments, and training rotations every year, there is a near-constant stream of people who need exactly this kind of housing.
A PCS family might arrive in June, get put on a waitlist for on-post housing, and need a furnished place for 60 to 90 days while they figure out where they're going to land permanently. They're not going to book a hotel for three months. They need a kitchen, space for kids, and a driveway.
That's your MTR tenant.
Bisbee and Tombstone attract a different crowd — remote workers, artists, people escaping city life for a season. Willcox and Douglas have agricultural and government contract workers. The demand exists across the county, not just in Sierra Vista.
How It Works Financially
Here's a rough comparison for a modest 3-bedroom home in Sierra Vista:
- Long-term lease: $1,400–$1,600/month, tenant handles utilities
- Short-term (Airbnb-style): $120–$160/night, but you're managing turnover constantly and fighting local regulations
- Mid-term rental: $2,000–$2,800/month, furnished, utilities included
The MTR typically lands above a long-term lease in monthly income without the daily grind of short-term management. You're not flipping the property every few days. A 90-day tenant moves in, you collect rent, and you check back in when they leave.
Platforms like Furnished Finder, Airbnb's monthly stays, and even Facebook groups for military spouses are common places MTR landlords list their properties.
Common Mistakes I See
Underpricing because it feels like a lot. Two thousand dollars a month sounds high until you factor in that you're covering utilities, furnishings, and internet — and you're still likely coming out ahead of a bare-walls long-term lease.
Skipping tenant screening. Just because someone only stays 60 days doesn't mean you skip the background check. A bad tenant can do real damage in two months.
Not having the right lease. A standard Arizona residential lease isn't designed for MTRs. You need a furnished rental agreement that spells out utilities, inventory, and what happens if they extend. Talk to a real estate attorney before you hand over keys.
Ignoring city or HOA rules. Some HOAs in Sierra Vista restrict rentals under 6 or 12 months. Check your CC&Rs before you list.
Is an MTR Right for Your Property?
Not every property fits. A furnished, clean, well-located home near Fort Huachuca or a hospital is a natural candidate. A fixer-upper on the edge of town with no furniture is not — at least not yet.
If you're curious whether a property you own (or one you're thinking about buying) could work as an MTR, I'm happy to run the numbers with you. I've helped investors think through this exact strategy in Cochise County, and it's worth a real conversation before you commit to any direction.
Reach out and let's take a look at what you've got.