What best describes your situation?
San Antonio's demand mix leans on Central Texas hail, medical assignment housing, and corporate relocation. It is also our thinnest footprint, and we say why.
They do, and the demand mix here is different from the rest of Texas. San Antonio's midterm demand leans on three things: insurance displacement driven by Central Texas hail, medical and military assignment housing, and corporate relocation. The first is the largest, as it is everywhere we operate. The second is more concentrated here than in DFW or Houston.
San Antonio is also our smallest footprint of the four metros we cover, which is relevant to any owner deciding between a manager here. We say more about that below.
Roughly 80% of our bookings across Texas come from insurance placements via insurance housing companies. Between 5% and 10% of Texas properties file a claim in a given year, and 10% to 25% of those claims warrant temporary accommodation.
To be precise about our role: insurance housing companies are our customers. They hold the relationship with the carrier and the adjuster, and we are their housing supplier in Texas. Their hardest constraint is proximity to the loss address, because a displaced family will not accept a home across the metro from their children's school.
Central Texas hail is the specific driver here. A severe storm creates a cluster of claims in a small area at the same moment, which is exactly the condition under which nearby inventory runs out.
San Antonio has a large healthcare and military medical employment base, and contract clinicians on 13-week assignments are a standing part of that base. These guests want a detached house rather than an apartment, particularly when they work nights. We cover the audience in travel nurse housing in Texas.
About 10% of our bookings across Texas come from corporate relocation companies. An employee moving on a start date arrives with a funded housing budget, a known arrival week, and no interest in a twelve-month lease before they have chosen a neighborhood. We cover that channel in corporate relocation housing in Texas.
| Channel | Who pays | Typical length | Lead time |
|---|---|---|---|
| Insurance displacement | Carrier, through an insurance housing company | 30–90+ days, frequently extended | Hours to days |
| Medical and assignment | Staffing agency or the clinician | 13 weeks, often extended | Weeks |
| Corporate relocation | Employer, through a relocation company | 1–6 months | Weeks to months |
As a principle: a submarket's midterm viability depends on how much of its demand is funded by someone other than the guest. All three rows above are funded by an institution, which is why collection and eviction risk look different from long-term renting.
We accept roughly 20% of the properties we evaluate. Three things disqualify a San Antonio home most often.
HOA lease-term restrictions. Newer master-planned communities frequently set a twelve-month minimum lease, which rules out the model entirely. This is checkable in the covenants before any furnishing capital is committed, and it should be the first thing you verify.
Property type. Our partners place households displaced from houses. A three or four-bedroom single-family home reaches the demand. A small unit does not, whatever the finish quality.
Submarket saturation. We only operate in submarkets producing 800 or more insurance displacements a year, and we stop adding homes once a radius is covered. Past that point another home lengthens everyone's vacancy instead of adding revenue.
Our fee is 25% of collected rent, so a vacant month bills you nothing. Across the portfolio, occupancy averages 80% over multi-year periods, collection runs 99.4%, and evictions stay 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 rather than an individual.
The first Rental Agreement typically arrives within 30 to 40 days of installation. 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.
San Antonio is the metro where we can say the least with numbers. Our published owner case studies are DFW homes, in Plano and Flower Mound, because that is where our footprint is densest and our history longest. The structural argument transfers to San Antonio. The specific occupancy figures should not be assumed to.
Thinner inventory also cuts both ways for an owner. It means less internal competition for placements, and it means our submarket read here is less precise than the one we can give you in Collin County. If a manager with a San Antonio-only portfolio can show you better local density, that is a fair reason to choose them, weighed against the fact that insurance housing companies buy on metro coverage.
Repaired damage does not. Repeat unresolved loss at the address generally does, because we are underwriting a home that a displaced family will live in. Tell us the history rather than leaving it to be found.
Check the covenants first. A twelve-month minimum lease rules out the model, and it is the most common disqualifier in newer San Antonio communities.
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.
Typically 30 to 40 days from installation. 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, carry the right insurance, 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 San Antonio, Austin, DFW, and Houston. We have been operating since 2015 and managing properties for outside owners since 2019.
If you own a single-family home in San Antonio, see the owner program or email leasing@staytch.com. If your submarket is saturated, or if another manager fits your address better, we will say so.
