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North Austin has a second demand source most metros do not: families between a sold house and a new build that is running late.
They work for a reason that differs from the rest of our portfolio. Most of our demand is insurance displacement. In Austin's northern suburbs a second source carries real weight: families caught between a sold house and a new build that is not finished. Both suburbs sit in one of the fastest-growing construction corridors in Texas.
That distinction matters, because it changes which homes fit and how long the stays run.
A family in Austin was closing on a new build when the construction timeline slipped by two months. They had already sold, and they did not want to sign a twelve-month lease for a two-month problem. We placed them in a four-bedroom in Cedar Park, ten minutes from the new build. They moved twice in one month, into our home and then into their own, without putting furniture in storage or paying short-term hotel rates for a family of four.
The useful detail is the ten minutes. They could keep watching the build, keep the same schools, and keep their routines. A furnished home twenty miles away would have solved the housing problem and created three others.
As a principle: the midterm model earns its rate by removing a second disruption, not by being a nicer place to stay.
| Source | What triggers the stay | Typical length |
|---|---|---|
| Construction and closing delays | A new build running behind after the current home has sold | 2–4 months |
| Insurance displacement | Central Texas hail, wind, and water losses | 30–90+ days, frequently extended |
| Corporate relocation | Transfers into north Austin employers and the tech corridor | 1–6 months |
| Healthcare contracts | Contract clinicians at north Austin facilities | 13 weeks, often extended |
Across our whole portfolio, roughly 80% of bookings come from insurance placements via insurance housing companies and about 10% from corporate relocation companies. The construction-gap segment is smaller statewide and disproportionately present in this corridor, which is the argument for owning here specifically rather than in Austin generally.
Our demand concentrates on single-family homes sized for a household, typically three to four bedrooms, in neighborhoods a relocating or displaced family would accept without complaint. We accept roughly 20% of the properties we evaluate.
HOA lease-term restrictions are the most common disqualifier in this corridor. Many of the newer master-planned communities here set a twelve-month minimum lease, which rules out the model entirely. Read the covenants before you buy furniture.
Property type. Our partners place families. Small units do not reach the demand regardless of finish.
Submarket saturation. Partner demand in any radius is finite, and we only operate in submarkets producing 800 or more insurance displacements a year. Once a radius is covered, another home lengthens everyone's vacancy instead of adding revenue. We decline on that basis.
Our fee is a property management fee charged on the rent we collect, which means a vacant month bills you nothing. Across the portfolio, occupancy averages 80% over multi-year periods, the collection rate is 99.4%, and evictions run under 0.5% against 5% to 10% on traditional long-term rentals. Those last two follow from who signs the agreement, which in this channel is usually an institution.
Our Reservations team typically gets your first booking within 30 to 45 days of onboarding, sometimes sooner. If a home sits vacant 90 consecutive days, you can terminate at no cost.
For the model comparison in full, see how to decide between short-term, midterm, and long-term rentals.
The construction-gap segment is the part of this article we can say least about quantitatively. We see it clearly in this corridor and we do not publish a share for it, because it moves with the housing cycle. In a year when new construction slows, that demand thins and the insurance channel carries more of the load.
Our portfolio figures come from 150+ homes across four Texas metros, not from a Cedar Park sample. Austin is our smaller footprint compared with DFW and Houston, which means our submarket read here is less dense than it is in Collin County.
It depends on bedroom count, build year, HOA terms, and how much inventory we already hold nearby. We run the comparison on a specific address before anyone commits capital.
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 structure in midterm rentals and Texas occupancy taxes.
In this corridor it is the question to answer first. Many newer communities require a twelve-month minimum lease. Check the covenants before furnishing.
Our Reservations team typically gets your first booking within 30 to 45 days of onboarding, sometimes sooner. A newly furnished home has no placement history, so the partner channels carry more of the work early.
You can furnish and list a home. Reaching insurance housing companies is the hard part, because they buy from suppliers who can cover a metro and absorb a placement falling through. We explain the channel in how a furnished midterm rental actually gets filled.
Texas Corporate Homes manages 150+ premium furnished single-family homes across Austin, DFW, Houston, and San Antonio. We have been operating since 2015 and managing properties for outside owners since 2019.
If you own a home in Cedar Park, Leander, Round Rock, or elsewhere in north Austin, see Owners or email [email protected]. If your submarket is saturated we will say so.
