What best describes your situation?
What we accept, what we decline, who pays for what, when you get paid, and how to leave. In that order.
Expect a property evaluation you might fail, a furnishing bill you pay yourself, a first placement in roughly 30 to 40 days, and a 25% fee charged only on rent we actually collect. Owners in our program earn 50–300% more cash flow than an equivalent long-term rental, net of fees.
That range is wide because homes differ. This article explains what produces the number, what we ask of you, and the conditions under which we tell an owner no.
We evaluate a specific address against a buy box built on partner demand rather than on how attractive the house is. We accept roughly 20% of what we look at.
Three things disqualify a home most often.
HOA lease-term restrictions. Some Texas HOAs require a minimum twelve-month lease. That rules out the midterm model entirely, and it is checkable in the covenants before you spend anything.
Property type. Our partners place households, not individuals. Single-family homes sized for a family reach the demand. Small urban units do not, regardless of finish quality.
Submarket saturation. Partner demand in any radius is finite. When we already hold enough inventory in an area, another home lengthens everyone's vacancy rather than adding revenue. We operate only in submarkets that produce 800 or more insurance displacements a year, and we stop adding once a submarket is covered.
As a principle: a manager who never declines a property is telling you their revenue comes from signing owners rather than from filling homes.
You furnish the home. We specify it, because the specification is what our partners buy, but the capital is yours and it is spent before a single night is booked.
Treat this as the real decision point. If you are unsure whether you want a furnished model, resolve that before the furniture arrives rather than after. Converting back to long-term is easy operationally and means the furnishing capital did not earn out.
The first Rental Agreement typically arrives within 30 to 40 days of installation. A new home has no placement history, so the partner channels carry more of the work in that first window.
Where the demand comes from matters more than most owners expect, because it explains both the occupancy and the collection rate.
| Channel | Share of bookings | Who pays |
|---|---|---|
| Insurance placements via insurance housing companies | ~80% | A claim under a loss-of-use policy |
| Corporate relocation companies | ~10% | An employer |
| Direct and other | The remainder | Varies |
We hold 40+ B2B partnerships with insurance housing and corporate relocation companies. Those relationships are the part an individual owner cannot replicate, because the counterparties buy through procurement: they need insurance certificates, vendor onboarding, coverage across a metro, and the ability to absorb a placement that falls through. We explain the channel structure in how a furnished midterm rental actually gets filled.
We run guest service and maintenance management 24/7. After every checkout we complete a 400+ photo inspection, classify any damage within one to four days, and report it to you. Damage surfaces immediately rather than months later, when nobody can establish who caused it.
Portfolio occupancy averages 80% across multi-year periods. The collection rate is 99.4% and the eviction rate is under 0.5%, against 5–10% on traditional long-term rentals. Those two numbers are not a result of anything clever we do. They follow from who signs the agreement, which is usually an institution rather than an individual.
Our fee is 25% of collected rent. It is higher than a long-term manager charges, and the comparison is misleading unless you look at what the fee covers.
| Term | What it means |
|---|---|
| Management fee | 25% of collected rent. A vacant month bills you nothing. |
| Payout timing | 4 to 14 days after guest checkout, depending on payment method |
| Damage reporting | Classified and reported 1 to 4 days after checkout |
| Vacancy guarantee | Free termination if the home is vacant 90+ consecutive days |
| Rent growth | 7% a year across the portfolio |
A long-term manager charges 8–10% to place one tenant a year and handle maintenance. Our fee covers the demand side as well: the partner relationships, the compliance paperwork, the placement response, the turnovers, and the inspection protocol. You are buying distribution, and distribution is the scarce input in this model.
As a principle: a percentage fee is only expensive relative to what it replaces. Compare annual net against annual net, never fee against fee.
The 50–300% range is honest and unhelpfully wide. The typical home lands in the 100–150% band, but a 2020-built four-bedroom in a dense suburb and an older three-bedroom on the edge of a submarket are not the same asset, and averaging them tells you little about yours.
Our figures come from our own portfolio of 150+ homes across DFW, Austin, Houston, and San Antonio. They are not a Texas market average, and a different operator running the same house would produce different results.
The furnishing cost is the number we can say least about in the abstract. It depends on the size and specification of the home, and it is the part of the decision that owners most often underweight.
Furnishing, which is yours to fund, and the time to clear your HOA covenants. There is no onboarding fee. We start earning when your home starts collecting rent.
First Rental Agreement typically within 30 to 40 days of installation, then payouts 4 to 14 days after each checkout.
If it sits vacant 90 consecutive days you can terminate at no cost. That is the only guarantee in our agreement, and we word it that way deliberately.
26% of owners add additional properties after joining. Repeat behavior is a better signal than a testimonial, which is why we lead with it.
Yes, and roughly four times out of five that is the answer. Sometimes the right recommendation is that you stay long-term. Our fee structure means an unfillable home is worse for us than no home.
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.
To find out whether a specific address fits, see the owner program or email leasing@staytch.com. If your submarket is saturated we will say so.
