Furnished mid-term rentals
Mid-term rental management in Nashville
Boost runs your home as a furnished rental for stays of 32 nights or more, which owners often search for as monthly or 30-day rental management. The reason it matters is the Nashville short-term rental permit: Metro no longer issues new not-owner-occupied permits in AR2A, R, RS or RM districts. If your home holds one, you may renew it — but it does not transfer when the property sells, so the buyer gets a house with no short-term income. A furnished rental of 31 nights or more needs no short-term permit at all, which makes mid-term the one use of a residential-zone home that nobody can take away from it.
- 76 homes · 47 owners
- 32-night minimum
- 18% of nightly revenue, nothing else
- Month-to-month, 30-day notice
Mid-term management at a glance
32+
nights minimum, by contract
18%
of nightly revenue, nothing else
30
days’ notice, no term
Key facts
Mid-term rental management in Nashville, in brief
- What it is
- Boost manages your Nashville home as a furnished rental for one household at a time, for stays of 32 nights or more: pricing, screening, the written agreement, setup, housekeeping and maintenance.
- The permit
- A stay of more than 30 continuous days falls outside Metro’s short-term rental definition, so it needs no short-term rental permit. A business licence, sales-tax registration and your insurer’s sign-off are separate questions.
- Who it suits
- Owners of Nashville homes in residential districts where Metro no longer issues new not-owner-occupied short-term permits, and owners who want a use of the home that does not depend on a permit.
- The risk to read first
- If the home holds a legacy not-owner-occupied permit, thirty continuous months out of short-term use arguably ends that right permanently. Converting is a one-way decision, made home by home with an attorney. Read the detail before anything else.
- The fee
- 18% of nightly revenue, 17% at three homes and 16% at five, month-to-month with 30 days’ notice and no exit fee.
- What is still open
- Whether a 32-night stay is a tenancy, what licensing a manager needs at this length and how sales tax applies are unsettled, and there is no tax advantage in going mid-term. The four open questions are set out below.
Nashville STR permit and zoning
A Nashville short-term rental permit you cannot pass on is an asset with an end date.
None of this is our interpretation. It is three lines from Metro’s own permit pages, and together they decide what a residential-zone Nashville home is worth to the next owner.
New not-owner-occupied permits are closed in residential districts
Metro states it plainly: new not-owner-occupied permits are not permitted in AR2A, R, RS or RM zoned properties. There is no application to make.
An existing permit renews, but does not transfer
Holders in those districts may be eligible to apply for renewals. The permits are not transferable if the property is sold or transferred. So the income stops at closing, and the buyer cannot apply for a replacement.
Past 30 continuous nights, no short-term permit is needed
Metro’s short-term rental definition excludes a unit rented to the same occupant for more than 30 continuous days. A furnished mid-term let therefore sits outside the permit regime entirely — which is why it is available to homes the city will not permit.
For background, see why a Nashville permit is the asset and the nightly rate is only the yield, and how Boost handles Nashville short-term rental permits where one is still open to your home.
Read from nashville.gov and Metro’s codified ordinance on 19 October 2026. Metro changes this language, and a line that is accurate today may not be in a year — so we re-check it, and we will tell you if it moves. Zoning district, permit type and renewal date are per parcel: we look yours up before we advise anything.
Read this before you convert anything
Converting a short-term rental with a legacy permit is a one-way door on a 30-month clock.
Everything above is an argument for mid-term. This is the argument against doing it to a particular home, and it is the more important of the two.
Thirty continuous months out of short-term use can end the right permanently
If your home sits in a residential district and holds a not-owner-occupied permit that predates the ban, that use is grandfathered by state law. The same statute — Tennessee Code § 13-7-603(a) — ends the grandfathering when the property is sold or transferred, or ceases being used as a short-term rental unit for a period of thirty continuous months, or has been in violation three or more separate times.
Run that home as mid-term for thirty continuous months and the argument is that the short-term right is gone. Not suspended. Gone — and it cannot be bought back, because Metro does not issue new not-owner-occupied permits in those districts.
What the statute does not say is when the clock starts, whether an occasional short-term booking resets it, or what counts as “use” in the meantime. We could not answer those from the text, and neither could the sources that summarise the Act.
So we treat this as a decision about one property, made by you, with a Tennessee land-use attorney who has read that home’s permit history — not as a switch we flip across a portfolio. We will do the research on your parcel, put the trade-off in writing, and wait.
- If the home holds a legacy permit
- The permit is worth something until the day you sell, and converting may cost you the right to it. Mid-term might still be the better answer — a right that dies at closing has a limited life either way — but that is a call on the facts of your parcel, taken with an attorney, not a marketing decision.
- If the home has no permit and cannot get one
- There is no grandfathered right to lose, so the 30-month clock is not a risk you are carrying. This is the clearest case for mid-term, and it is most of the residential-zone market.
- If you do not know which you are
- Most owners do not, because the zoning district and the permit type are not on the same document. That is the first thing we look up, free, before anyone talks about converting anything.
What a mid-term stay is
A furnished monthly rental: one household, one home, 32 nights or more.
Not a hotel stay and not a twelve-month lease. Somebody lands in Nashville for a contract, a renovation, a relocation or a treatment plan, and needs a real home for a month or a season.
- 32 nights, written into the agreement
- The minimum is contractual, with no early-termination refund, so the paperwork rather than the guest’s travel plans defines the length of the stay. That matters more than it sounds: realised duration is what a regulator would look at.
- Furnished, equipped and ready to live in
- Beds made, kitchen stocked, internet that holds a video call, somewhere to put a suitcase for six weeks. The bar is higher than a weekend listing, not lower.
- Who takes them
- Relocating employees and corporate assignments, travelling clinicians on 13-week contracts, families out of a house during a build or an insurance claim, and people who have sold one home and not yet closed on the next.
- What you give up
- The weekend peaks, and the flexibility to use the house yourself at short notice. A mid-term home is committed for the term. If you want August back, say so before we sign anything.
What we do
Furnished rental management: six jobs, one percentage.
The work is not the short-term work with the calendar turned down. Different pricing, different screening, different paperwork, different standard of furnishing.
Pricing and placement
We set the monthly rate off what furnished 30-plus-night stock in your submarket is actually letting for, list the home on the channels that serve long stays, and handle the enquiries. Nobody is asked to book a weekend.
Screening and the agreement
Identity, income and references on every applicant, then a written agreement with a fixed term, a defined end date and a stated holdover rate. The paperwork is drafted against Tennessee law rather than lifted from a booking platform.
Furnishing and setup
A 32-night guest is living in the home, not visiting it. That means a real kitchen, a workspace, storage they can unpack into and a laundry that works. We tell you what your home is missing before it goes live, and what it costs.
One point of contact, all month
Move-in, the utilities question, the thermostat nobody understands and the renewal conversation. A long stay generates fewer messages than a short one, but the ones it generates matter more.
Housekeeping and the turn
A mid-term let has a handful of turns a year instead of fifty. We schedule them, quality-check them, and arrange mid-stay cleans where the agreement includes one. The cleaner is paid at their actual rate.
Maintenance and the monthly statement
A vendor dispatched when something breaks, a walk-through each quarter, and one statement a month you can actually read: the fee as a single line, then anything we spent, at the vendor’s invoice.
The fee
Mid-term rental management costs 18% of nightly revenue, the same as everything else we manage.
There is no mid-term surcharge and no separate product pricing. The rate drops as you add homes, and it applies across all of them.
18%
1–2 properties
17%
3–4 properties
16%
5–6 properties
Boost’s management fee, line by line, shows what “nightly revenue” means and what is not on your statement.
What is not charged
- No onboarding or setup fee
- No listing or photography fee
- No furnishing fee — you buy what the home needs, we tell you what that is
- No markup on maintenance or supplies — you pay the vendor’s actual cost
- No term, no exit fee — month-to-month with 30 days’ notice
What we can show you
More nights booked, measured rather than asserted.
One number, because one number is what we can stand behind.
Boost-managed homes booked a median of 208 nights in the twelve months to September 2026, against 149 for comparable listings within three miles — 47% more booked nights. Forty-nine Boost homes, a median of 24 comparable listings each, and 41 of the 49 above their own local market.
- Where it comes from
- Booked-nights data for comparable listings from a third-party market dataset, validated against our own booking records to within 2% before we used it. The method and the confidence interval are written down; ask and we will send them.
- What it does not say
- It is nights, not revenue, and it is a measurement of our short-term book — not a mid-term result. More nights at a lower rate is not automatically more money, and we are not going to convert this into a revenue percentage for you. Anyone who does is making a claim this measurement does not support.
- What the comparison set is
- Every qualifying listing nearby with a full year of operation, which includes part-time and casually-run homes. It is “comparable listings in the area”, and we will not stretch it into a claim about other management companies, because this data does not separate them out.
What is still open
Four things about 30-day-plus rentals in Nashville that we will not pretend are settled.
Mid-term in Tennessee is newer than the rules written around it. Here is what is genuinely unresolved, what we are doing about it, and why you should be suspicious of anyone who tells you otherwise.
- Whether the stay is a tenancy
- Tennessee’s Uniform Residential Landlord and Tenant Act applies in counties over 75,000, which includes Davidson. Its exclusion for transient lodging keys on being subject to occupancy tax rather than on a number of days — and Metro’s occupancy tax stops at 30 continuous days. So a 32-night stay may well be a tenancy. No Tennessee court has ruled on the point, and labelling the document a licence instead of a lease does not settle it: the statute pre-empts arrangements created to avoid it. We are getting a written opinion, and the agreement is drafted for the cautious answer.
- What you can and cannot do if someone overstays
- If it is a tenancy, you cannot end it the way you end a weekend booking. Changing a lock code or cutting a utility exposes the owner to actual damages, punitive damages and the occupant’s legal fees. Removal runs through the courts, on the court’s timetable. We will not put a number of weeks on a Nashville eviction until counsel gives us the local timeline, and we train against the short-stay instinct, because that instinct is the single most expensive mistake available here.
- What licensing a manager needs at this length
- The light-touch route Tennessee gives rental managers is the vacation-lodging-service firm licence, and the state’s own description of it caps at stays of no more than fourteen days. A 32-night stay is nowhere near that ceiling, so what a manager of 30-plus-night furnished homes needs is a live question rather than a settled one. We are putting it to the state and to a Tennessee attorney in writing before your home takes its first mid-term booking. We would rather tell you that now than discover it later.
- Your insurer and your HOA
- A furnished 30-to-90-day let sits between the dwelling-rental and short-term-rental products most carriers write, which makes it easy to create a coverage gap by accident. Get it confirmed in writing. Condo and HOA covenants can also be stricter than Metro — a “no rentals under X months” clause can bite on a stay the city is perfectly happy with. Both checks are per unit, and both happen before we list.
And the one that gets sold wrongly most often: tax
There is no tax advantage here, and we are not going to invent one. Past 30 continuous nights a stay leaves Metro’s short-term permit regime, and Metro’s occupancy tax reaches only stays under 30 continuous days. That is the whole of the good news, and it stops there.
State and local sales tax on accommodations is a separate rule with a different number: the exemption needs 90 continuous days, with no relief for the first 89. So a 45-night stay — squarely the product — is liable for sales tax on all 45 nights. You leave one regime and pick up a collection obligation at the same moment.
Anyone who tells you “over 30 days means no lodging taxes” is wrong by 60 days. You will not read that sentence on this site, and if you have read it somewhere else, that is worth knowing about whoever wrote it.
Boost Rentals is not a law firm, a tax adviser or an insurance adviser, and nothing on this page is legal or tax advice. The statutes and ordinances referred to here are named so that you and your own advisers can read them. We hold the written questions, the provision numbers and the sources, and we will hand the lot to your attorney and your CPA so that nobody bills you for finding them.
Questions
Mid-term rental management in Nashville: what owners ask.
What is mid-term rental management?
Mid-term rental management is running an owner’s furnished home for stays of 32 nights or more: setting the monthly rate, screening the household, writing the agreement, furnishing the home, and handling housekeeping, maintenance and a monthly statement. Owners often search for it as monthly rental management, 30-day rental management or furnished rental management.
It is a different job from short-term management, with different pricing, screening and paperwork, which is why it has its own page and its own terms.
Do I need a short-term rental permit for a 32-night stay?
No, not under Metro’s short-term rental rules: the ordinance’s own definition excludes dwelling units rented to the same occupant for more than 30 continuous days, so a stay past that line is not a short-term rental and does not need a short-term rental permit. That is the whole reason this product exists for homes Metro will no longer permit.
It is not the same as needing nothing. A Davidson County business licence, sales tax registration and your own insurer’s sign-off are separate questions with separate answers, and we go through them with you per home. If a short-term permit is what you actually want, Nashville short-term rental permits are handled on their own page.
Why 32 nights and not 30?
Because exactly 30 nights sits in a gap in Metro’s wording, and 32 keeps a booking clearly on the permit-free side of the line. Metro’s zoning language is written around stays of less than thirty days, the exclusion that takes you out of the regime is written around more than 30 continuous days, and Metro’s own permit page calls 30 the maximum short-term stay. A booking written for exactly 30 is on the line.
Two extra nights cost the guest very little and buy margin against the seam, against an off-by-one in somebody’s booking software, and against a check-out that moves by a day. Plenty of operators advertise a 30-day minimum. We would rather not be the test case.
Is mid-term more money than short-term?
Usually not on the nightly rate: furnished 30-plus-night rates generally sit at or below what the same home gets for a weekend, so anyone selling you mid-term as a rate increase is selling the wrong thing.
Where it changes is underneath the rate: steadier occupancy instead of a calendar with holes in it, a handful of turns a year instead of fifty, lower consumables, less wear, and no permit renewal to lose. Model it as occupancy and cost, not as a higher price. We will build that model for your actual home before you decide anything.
Can I run both — short-term and mid-term?
In principle, yes, and for a permitted home it is often the right answer, but it has to be done deliberately. Mid-term inventory never goes on a marketplace with sub-30-night availability open, and a mid-term home is kept on its own calendar, separate from the permitted short-term listings, so that one mis-set minimum cannot create a five-night booking on a home that has no permit for it.
The dangerous direction is not the one people expect. A 28-night booking that extends to 35 starts inside the regime and ends outside it. A 32-night booking that collapses to a 20-night stay leaves a sub-30-day stay on the record of a home that may not be able to hold a permit — which is why our minimum is contractual and not a preference.
If I convert my short-term rental to mid-term, can I go back later?
Possibly not. If the home holds a legacy not-owner-occupied permit in a residential district, thirty continuous months out of short-term use arguably ends the grandfathered right under state law — permanently, because Metro does not issue new not-owner-occupied permits in those districts.
That is the question to answer before you convert, not after. When the clock starts, whether an occasional short stay resets it, and what counts as use in between are all unresolved in the statute. So the honest answer is: maybe not, and nobody can tell you for certain today. Per unit, with an attorney, on the record. The full explanation is in the section on converting a short-term rental that holds a legacy permit.
Who handles the taxes?
Where a management company provides the lodging service, Tennessee’s Department of Revenue puts sales-tax registration and collection on the management company rather than on the owner. That is our job, and we price with it in mind.
What is yours is your own return, and the day-count thresholds that do not line up with each other — 30 for Metro zoning, 30 for occupancy tax, 90 for the sales-tax exemption on accommodations, 180 for business tax. Your CPA reads those against your situation. We will hand them the figures and the dates; we will not tell you what they mean for your return. For the short-term side of the picture, how Nashville’s hotel occupancy tax applies to short-term rental owners is written up separately.
What does mid-term rental management cost, and how long am I locked in?
The fee is 18% of nightly revenue, 17% once you have three homes with us, 16% at five. Nothing else of ours. Supplies and maintenance are billed on top at the vendor’s actual invoice, with no percentage added. The full fee arithmetic is on the pricing page.
Month-to-month, 30 days’ notice in writing, no term and no exit fee. An agreement already running on your home is honoured and handed over cleanly.
Get started
Start with your parcel, not with a pitch.
Send the address. We look up the zoning district, the permit type on record and the renewal date, and come back with what is actually open to that home — short-term, mid-term or both — and the numbers underneath each. Chris replies personally, usually the same business day.
- 76 homes · 47 owners
- 32-night minimum
- 18% of nightly revenue, nothing else
- Month-to-month, 30-day notice
It’s not gonna rent itself.
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