What best describes your situation?
A Plano home averaged $250/night at 90% occupancy and netted the owner $3,273/month. The same house as a long-term rental was cash-flow negative. Here is why.
Yes, and Plano is one of the stronger submarkets in our portfolio. It combines corporate relocation demand from the Legacy West employer cluster, healthcare contract demand from two large hospital systems, and steady insurance displacement volume from North Texas weather. A single-family home there reaches three funded demand sources rather than one.
We manage homes in Plano and have year-over-year performance on them, so this article uses our own numbers rather than a general argument about Collin County.
1420 Clark Springs in Plano averaged $250/night and 90% occupancy in 2024. Net to the owner after our 25% fee and operating expenses: $3,273/month. The same home as a long-term rental: cash-flow negative.
| Metric | Value |
|---|---|
| Property | 2,152 SF, 4 bed / 2 bath, built 2020 |
| Furnishing investment | $20K |
| Market value (2025) | $480K |
| Monthly midterm rental income | $5,133 (vs. $2,083 long-term equivalent) |
| Nightly rate | $250 |
| Occupancy | 90% |
| Monthly net after utilities | $3,273 |
| Long-term comparable, net | −$1,860 (cash-flow negative) |
| Displacement opportunities within 7.5 miles | 1,560–3,899 per year |
| Submarket density | 1,634 households/sq mi, 54% owner-occupied |
Two things are worth drawing out of that table, because the headline number is not the interesting one.
The first is the long-term comparable. This home does not merely underperform as a long-term rental; it loses money. A 2020-built 4-bedroom at a $480K basis carries a mortgage that a $2,083 market rent does not cover. That is the situation many Collin County owners are actually in, and it is why the comparison is not simply about earning more.
The second is the $20K furnishing figure. It is the real capital decision, it is spent before any revenue arrives, and against $3,273/month of net income it is the number an owner should focus on when deciding whether the model is worth the commitment.
The multiple people quote is a rate multiplied by an occupancy. At 90% occupancy the $250 nightly rate compounds; at 55% it would not clear the long-term comparable. Occupancy is the term an owner cannot influence alone.
The Legacy West corridor concentrates corporate headquarters and regional offices in a way few Texas submarkets do. Relocating employees arrive on employment start dates rather than personal timelines, which means longer lead times and lower price sensitivity than a consumer booking. Roughly 10% of our bookings across Texas come from corporate relocation companies.
Plano's hospital systems run contract clinicians on 13-week assignments that frequently extend. These guests want a quiet single-family home rather than an apartment, particularly when they work nights and sleep days.
This is the largest channel, in Plano as across our portfolio. Approximately 80% of our bookings come from insurance placements routed through insurance housing companies. To be precise about our role: those housing companies are our customers. They hold the relationship with the carrier and the adjuster, and we are their housing supplier in Texas.
North Texas produces claim volume year-round. Hail and wind create visible surges, but the steady baseline is ordinary single-property loss: kitchen fires, burst supply lines, and 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, and 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 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 in submarket selection, and why Plano's 1,634 households per square mile is a stronger signal than its average home size.
Our demand concentrates on single-family homes sized for a displaced or relocating household, typically three to four bedrooms, in neighborhoods a family would accept without complaint. We turn homes down on three grounds.
HOA lease-term restrictions. Some Collin County HOAs require a minimum twelve-month lease, which rules out the model entirely. This is checkable before any furnishing capital is spent.
Wrong property type. Small urban units do not reach our partner channels regardless of finish quality.
Submarket saturation. We hold roughly 20 active properties within five miles of the Clark Springs home, about 0.25 per square mile. Partner demand in any radius is finite, and past a threshold another home lengthens everyone's vacancy instead of adding revenue. We decline on this basis, and an owner should be wary of any manager who never does.
Clark Springs is one home. It is a 2020 build at a $480K basis in a dense, largely owner-occupied part of Plano, and it performs at the strong end of our portfolio rather than the middle. An older or smaller home, or one further from the density, should be underwritten at a lower occupancy.
The displacement estimate of 1,560–3,899 per year within 7.5 miles is a range for a reason. It is modeled from claim-rate and household data rather than counted, and the width of the range reflects genuine uncertainty about how many claims warrant temporary accommodation. Treat it as an order of magnitude that justifies the channel, not a forecast.
It depends on bedroom count, build year, and where it sits relative to the density and to existing inventory we already hold. The Clark Springs numbers are a real result on a real home, not a projection for yours. We will 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 tax and compliance structure in midterm rentals and Texas occupancy taxes.
The first Rental Agreement typically comes within 30–40 days of installation. Plano tends toward the faster end because all three demand channels are active there.
We run a 400+ photo inspection after every checkout. Damage gets classified and reported within one to four days rather than surfacing months later, and payouts run four to fourteen days.
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 falling through. We explain the channel structure in how a furnished midterm rental actually gets filled.
Texas Corporate Homes manages 150+ 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 Plano, Frisco, McKinney, or elsewhere in Collin County, see the owner program or email leasing@staytch.com. If your submarket is saturated we will tell you.
