Furnished Rental Premium Calculator

Furnished mid-term rentals (30+ night stays for traveling nurses, corporate, insurance housing) typically rent for 30-60% more than an unfurnished long-term lease on the same unit. But the premium has to cover furniture, utilities bundled in rent, higher wear, and higher insurance. This calculator sizes a defensible premium and reveals net monthly uplift.

Unfurnished market rent

Furnished premium %

Furniture package cost

Furniture useful life (years)

Utilities included / month

Insurance uplift / year

Vacancy gap between tenants (days)

Tenant turns per year

Net monthly premium after costs

$85

Annual net premium

$1,025

Furnished rent charged

$2,900

Gross rent premium

$900

Total monthly costs vs unfurnished

$815

Furniture amortization /mo

$198

Vacancy gap cost /mo

$338

Premium ÷ costs

1.1

How the math works

At 45% premium on a $2,000 unfurnished unit: furnished rent = $2,900. The $900 gross premium has to cover furniture amortization ($198/mo on a $9,500 package over 4 years), bundled utilities ($260/mo), insurance uplift ($18/mo), and vacancy gap cost between tenants ($101/mo with 3 turns × 14-day gaps). Total cost: $577/mo. Net premium: $323/mo = $3,876/yr in extra profit.

If net premium turns negative, raise the charged rent or reduce the furniture package scope. Travel-nurse-adjacent markets often support 55-70% premiums; suburban mid-term markets cap at 25-35% and rarely beat the hassle of furnished management.

How to Use

Enter the unfurnished market rent for the same unit.
Enter the furniture package cost and how many years you expect it to last before full replacement.
Add bundled utilities (often included in mid-term furnished rent) and the insurance premium uplift.
Enter the rent premium % you plan to charge versus the unfurnished baseline.

Frequently Asked Questions

Who rents mid-term furnished?

Travel nurses (13-week contracts), corporate relocation (3-6 months), insurance housing (fire/flood displacement, 1-6 months), extended business trips, and digital nomads. Demand is strongest within 15 minutes of hospitals, corporate campuses, and major transit hubs.

What's a realistic premium?

30-50% in most markets. Nurse-housing-adjacent areas can hit 60-80%. The premium covers: furniture ($5K-$15K amortized), bundled utilities ($200-$350), cleaning on move-in/out ($150-$300), higher vacancy between tenants (2-3 weeks), and management time.

How long does a furniture package last?

3-5 years with normal care, 2-3 years under heavy short-term use. Budget a full replace every 4 years plus 10-15% annual repair/touch-up for individual pieces. Mattresses wear fastest and should be replaced every 5-7 years max.

Do I need special insurance?

Yes. Standard landlord policies exclude personal property (the furniture). Add a landlord contents endorsement — usually $150-$300/year. Also require tenants to carry renters insurance with at least $300K liability. Some insurers offer mid-term/furnished-rental-specific policies.