What best describes your situation?
Two real DFW homes, side by side with their long-term comps, plus a worked example on a $500K property.
A midterm manager furnishes your home, reaches institutional demand, and handles placement and turnover on stays of 30 nights or more. In DFW that demand is insurance displacement and corporate relocation. Texas Corporate Homes manages 160+ furnished single-family homes across Texas, with our largest concentration in the Dallas metro.
The work that separates a midterm manager from a long-term one is distribution. This article explains what that means in DFW specifically, with our own numbers on our own homes.
This is the largest channel in DFW and across our portfolio. To be precise about our position: insurance housing companies are our customers. They hold the relationship with the carrier and the adjuster. We are their housing supplier in Texas, and we hold 40+ B2B partnerships on that basis.
Between 5% and 10% of Texas properties file an insurance claim in a given year, and 10% to 25% of claims warrant temporary accommodation. North Texas contributes more than its share because of hail, wind, and hard-freeze pipe failures. The visible surges come from storms. The baseline comes from ordinary single-property loss: kitchen fires, burst supply lines, roof leaks.
One partner insurance housing company called us on a Wednesday afternoon with three displaced families across DFW. One in Plano from a fire, one in Carrollton from storm damage, one in McKinney from a kitchen flood. All three were placed in our homes by end of day Thursday, and two of the three were within five miles of the address they had been displaced from.
As a principle: proximity is the product in insurance placement. A displaced family will accept a smaller home near their children's school before they accept a larger one across the metro.
That is why household density matters more than square footage when we evaluate a Dallas submarket.
DFW concentrates corporate headquarters and regional offices, and relocating employees arrive on employment start dates rather than personal timelines. That produces longer lead times and lower price sensitivity than a consumer booking, and it produces stays measured in months.
Contract clinicians work 13-week assignments that frequently extend. They tend to want a quiet single-family home rather than an apartment, particularly when they work nights and sleep days. We cover this audience in travel nurse housing in Texas.
Rather than model an average, here are two homes we manage, with the real numbers.
| Metric | Plano (Clark Springs) | Flower Mound (Birchbrook) |
|---|---|---|
| Property | 2,152 SF, 4bd/2ba, built 2020 | 2,450 SF, 4bd/2ba, built 2000 |
| Furnishing investment | $20K | $20K |
| Market value (2025) | $480K | $529K |
| Monthly midterm income | $5,133 | $4,430 |
| Long-term equivalent | $2,083 | $2,208 |
| Nightly rate | $250 | $237 |
| 3-year occupancy | 90% | 78% |
| Monthly net after utilities | $3,273 | $2,462 |
| Long-term comparable, net | −$1,860 | −$1,968 |
| Displacements within 7.5 mi | 1,560–3,899/yr | 753–1,882/yr |
| Household density | 1,634/sq mi, 54% owned | 685/sq mi, 68% owned |
Two observations matter more than the headline figures.
The first is the bottom two rows of the long-term column. Both homes are cash-flow negative as long-term rentals. At a $480K to $529K basis, a market rent near $2,100 does not cover the mortgage. Many DFW owners are in that position and read the midterm decision as a question about earning more, when it is often a question about earning anything.
The second is the occupancy gap. Plano runs 90%, Flower Mound 78%. Both are good outcomes. The difference tracks household density and displacement volume almost exactly, and it is the clearest evidence we have that submarket selection determines the result more than the house does.
For an owner comparing the two models on paper before looking at a specific address:
| Metric | Midterm | Long-term |
|---|---|---|
| Property value | $500,000 | $500,000 |
| Rate | $250/night | $2,750/mo |
| Annual occupancy | 80% (~292 nights) | 95% (1 mo vacancy) |
| Gross annual income | $73,000 | $31,350 |
| Operating expenses | ~$24,848/yr | ~$8,500/yr |
| Net operating income | $48,152 | $20,342 |
| Cap rate | 9.6% | 4.1% |
| Cash-on-cash (70% LTV) | 16.2% | −2.4% |
| Total IRR | ~32.9% | ~6–8% |
Our fee is higher than a long-term manager's, and the net operating income is still more than double. Owners whose homes we operate earn 50–300% more cash flow than an equivalent long-term rental, net of fees.
As a principle: a fee is only expensive relative to what it replaces. Compare annual net against annual net, never fee against fee.
We accept roughly 20% of the properties we evaluate. Three things disqualify a DFW home most often.
HOA lease-term restrictions. Some Collin and Denton County HOAs require a twelve-month minimum lease, which rules out the model entirely. Check the covenants before furnishing.
Property type. Our partners place households. Single-family homes sized for a family reach the demand; small urban units do not, whatever the finish quality.
Submarket saturation. We hold about 20 active properties within five miles of the Plano home and about 10 within five miles of the Flower Mound home. Past a threshold, another home lengthens everyone's vacancy instead of adding revenue. We only operate in submarkets producing 800 or more insurance displacements a year, and we stop adding once one is covered.
We run guest service and maintenance management 24/7. After every checkout we complete a 400+ photo inspection and classify any damage within one to four days, so it surfaces immediately rather than months later. Payouts reach you 4 to 14 days after checkout.
Portfolio collection runs at 99.4% and evictions under 0.5%, against 5% to 10% on traditional long-term rentals. That follows from who signs the agreement, which is usually an institution rather than an individual.
If your home sits vacant 90 consecutive days you can terminate at no cost. That is the only guarantee in our agreement.
Two homes are not a market. Both examples above are four-bedroom homes in dense, largely owner-occupied northern suburbs, and both sit at the stronger end of our portfolio rather than the middle. A smaller home, an older one, or one further from the density should be underwritten at lower occupancy.
The displacement ranges are modeled from claim-rate and household data rather than counted. The width of each range reflects real uncertainty about how many claims warrant temporary accommodation. Treat them as an order of magnitude that justifies the channel, not as a forecast.
The $500K table is an illustration built on portfolio averages. It is useful for comparing structures and useless for predicting a specific address.
A long-term manager solves a search problem once a year: find a tenant, sign a lease, handle maintenance. A midterm manager solves a distribution problem continuously, because the guest is placed by an institution rather than found through a listing.
Texas municipal short-term rental ordinances are generally written around stays under 30 nights, so a 30-night minimum sits outside them. Rules change, so confirm for a specific address. We cover the tax and compliance structure in midterm rentals and Texas occupancy taxes.
Our Reservations team typically gets your first booking within 30 to 40 days of onboarding, sometimes sooner. A new home has no placement history, so the partner channels carry more of the work early.
You do. We specify it, because the specification is what our partners buy, but the capital is yours and it is spent before any revenue arrives. It is the least reversible part of the decision.
You can furnish and list a home yourself. Reaching insurance housing companies is the hard part, because they buy from suppliers who can cover a metro, carry the right insurance, and absorb a placement that falls through.
Texas Corporate Homes manages 160+ premium furnished single-family homes across DFW, Austin, Houston, and San Antonio. We have been operating since 2015 and managing properties for outside owners since 2019.
If you own a home in Dallas, Plano, Frisco, McKinney, Flower Mound, or elsewhere in DFW, see Owners or email [email protected]. If your submarket is saturated we will tell you.
