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Midtown Reno at sunset — Duvoire mid-term furnished rental management
Mid-Term Rental Management

Furnished Monthly
Rental Management

Duvoire manages furnished monthly rentals across Reno and Sparks for travelling clinicians, relocating professionals and families in insurance housing — the model that sits outside the short-term rental permit rules and the lodging tax, without dropping to an unfurnished annual lease.

(775) 200-1742
28+ Nights
The threshold, written into the lease
Turnkey
Furnished, connected, move-in ready
Local
Reno-Sparks team, not a call center
24/7
Support through the tenancy
A furnished Reno home let on a monthly term

The Third Option

Between a weekend booking and a year-long lease

Most owners are shown two choices. Rent nightly, take the higher rate, and accept the lodging tax, the cleaning turnover, the seasonality — and, depending on where the parcel sits, a permit to obtain and renew. Or sign a twelve-month unfurnished lease, take the lower rate, and lock it in until next year.

A mid-term rental is the third option. The home stays furnished and the rent carries a premium over an unfurnished equivalent, but the stay is long enough to sit outside the short-term rental rules entirely — twenty-eight or more nights sold on a single signature, with no cleaning between them and no lodging tax on a qualifying stay.

It works in Reno specifically because the demand is here and it is not seasonal. The region runs on contract labour: clinicians on assignment at the hospitals, engineers and crews on projects out along USA Parkway, researchers at the university, and families displaced into insurance housing while their own home is repaired.

Who It's For

Who rents mid-term in Reno

Four groups, arriving on four different schedules — none of which an annual lease can serve and none of which a nightly listing is built for.

Travelling clinicians

Reno anchors healthcare for the whole of northern Nevada, and hospitals that size cover staffing gaps with contract clinicians year round. A travel assignment is conventionally 13 weeks. Every one of those contracts needs a furnished place with a firm end date, close to the hospital, available now.

Relocations & USA Parkway projects

The Tahoe Reno Industrial Center out along USA Parkway keeps a steady flow of engineers, project managers and commissioning crews in the region on assignments measured in months. Companies pay for these stays, want a single invoice, and do not blink at a furnished premium.

University visitors

Visiting faculty, traveling researchers and semester-length appointments at the University of Nevada, Reno arrive on an academic calendar, not a lease calendar. An August-to-December term is a natural furnished stay that no annual lease can serve.

Insurance displacement stays

A house fire or a burst pipe puts a family into temporary housing while their own home is repaired, paid under the additional-living-expense part of their policy. Adjusters and housing coordinators hunt for furnished homes near the family’s school district, and repair timelines run months, not weeks.

Full Service

What we handle

Furnishing through turnover. You own the home; we run everything that happens inside it.

Furnishing & setup

Specification, sourcing and installation of the whole package — beds, seating, a real desk, window coverings, linens and a stocked kitchen — or a gap-fill around what you already own.

Listing & distribution

Professional photography and a furnished-rental listing written for someone relocating for work, then placed on the channels mid-term tenants actually search.

Tenant screening

Identity, income or contract verification, references and rental history — screened as a residential tenancy, because at these lengths that is exactly what it is.

Leasing & compliance

A written Nevada lease with a firm end date and a minimum term that keeps the stay outside the short-term rental rules, plus deposit handling to statute.

Utilities & internet

Power, gas, water, waste and internet kept live and billed into one monthly figure, so your tenant sees a single number and you are not reconnecting services between stays.

Turnovers & upkeep

Deep clean and reset between tenancies, inventory checks, routine maintenance, and a local team on the ground when something breaks mid-stay.

Distribution

Where your home gets seen

Mid-term tenants do not all search in the same place. A travelling nurse and a relocating engineer and an insurance adjuster use three different channels, so we work all of them rather than betting the calendar on one listing.

Furnished Finder

The channel built specifically for travel healthcare. Every listing carries a 30-day minimum, and the audience is clinicians searching by hospital and contract start date rather than by holiday weekend.

Airbnb & Vrbo monthly stays

The same platforms most owners already know, configured for the other end of the calendar — a minimum stay set above the short-term threshold and monthly pricing, so the listing reaches extended-stay searchers instead of weekenders.

Zillow & Apartments.com

Where the relocation and between-homes audience actually looks. Someone who has sold a house and not yet bought one is browsing rental listings, not travel-nurse boards.

CorporateHousing.com

The corporate-housing marketplace that relocation managers and placement agents search on behalf of an employee, rather than the employee searching for themselves.

Insurance housing placements

Not a listing site at all. When a family is displaced by a fire or a burst pipe, their insurer's additional-living-expense coverage pays for temporary housing, and the placement runs through national housing agencies rather than a public marketplace. We work those placements directly — insurer-funded, often multi-month, and invisible to anyone relying on listing sites alone.

How It Works

From empty house to leased

01

Property assessment

We look at your specific address — location relative to the hospitals and the industrial corridor, layout, parking, what it would take to furnish — and model mid-term against nightly and annual so you can see all three side by side.

02

Furnish & photograph

We specify and install the furnishing package, set up internet, then shoot the home the way a relocating professional needs to see it: the desk, the bed, the kitchen, the parking.

03

List & place

The home goes live across the furnished-housing channels with a firm minimum stay written into the listing, and we work the direct relationships — staffing coordinators, relocation managers, insurance housing desks — that never touch a public marketplace.

04

Screen & lease

Applicants are screened as tenants, not as guests. The lease carries a firm start and end date, a term at or above the short-term threshold, and deposits handled to Nevada statute.

05

Manage the stay

Rent collection, utilities, maintenance and a local point of contact through the tenancy — then the turnover, the reset, and the next placement lined up against the end date rather than after it.

Side by Side

Short-term, mid-term, long-term

The same house behaves like three different investments depending on how long people stay in it.

Short-termMid-termLong-term
Typical stayOne to several nightsOne to six monthsTwelve months or more
FurnishedYesYesUsually not
Short-term rental permitRequired where the jurisdiction has oneOutside the under-28-day definitionNot applicable
Transient lodging taxCollected and remittedExempt when the stay qualifiesNot applicable
Occupant’s legal statusTransient guestResidential tenant (NRS 118A)Residential tenant (NRS 118A)
Turnovers per yearManyA handfulRarely more than one
UtilitiesOwner paysOwner pays, built into the rentUsually the tenant

Permit and tax treatment depends on the jurisdiction your parcel actually sits in and on the stay being structured to qualify. Confirm your own address with the City of Reno, the City of Sparks or Washoe County before you list.

Questions

Mid-term rentals, answered

A mid-term rental is a fully furnished home leased for roughly one to six months, with utilities and internet folded into a single monthly price. It sits between the two models everyone already knows: unlike a nightly vacation rental, the term matches a work contract rather than a weekend; unlike an annual lease, the home stays furnished and the rent carries a premium over an unfurnished equivalent. The trade is more turnover than an annual lease in exchange for a middle position on rate and risk.

Usually not, and often there is no permit in play at all. Washoe County requires a short-term rental permit for stays under 28 days, but only in unincorporated areas — a property inside Reno or Sparks city limits cannot obtain one, and the City of Reno runs no short-term rental permit program of its own. The 28-day line matters more for tax than for permitting: Reno defines transient lodging as a stay of less than 28 consecutive days, so a furnished rental with a firm 28-day-or-longer minimum sits outside both the county permit definition and the lodging tax. Two cautions: a single booking below the threshold can pull the property back into permit and tax territory, so the minimum belongs in both the listing and the lease; and requirements change, so confirm your specific parcel with the correct jurisdiction before you list.

Not when the stay is structured correctly, and the conditions are specific. The Reno-Sparks Convention and Visitors Authority exempts rentals of 28 consecutive days or more from transient lodging tax, but the exemption attaches strings — the period generally has to be paid in advance and continuously occupied, or covered by a signed lease of at least 28 days. If the occupant leaves before day 28, the exemption unwinds and tax is owed on the nights actually occupied. We structure the lease so the stay qualifies, but confirm your own tax position with your CPA.

Four groups, and they rarely overlap. Travelling clinicians on contract at the region’s hospitals. Corporate relocations and project staff, including engineers and construction managers working at employers along USA Parkway in the Tahoe Reno Industrial Center. Visiting faculty and researchers on academic appointments at the University of Nevada, Reno. And families in insurance-funded temporary housing while their own home is repaired after a fire or a burst pipe. Each arrives on a schedule that an annual lease cannot serve and a nightly listing is not built for.

The industry convention is 13 weeks — just over three months — with assignments commonly running anywhere from about 8 to 26 weeks depending on the facility. Staffing agencies build housing stipends around that term, which is why furnished homes on three-month leases match this demand so cleanly. For an owner, 13 weeks is long enough to sit outside the short-term rental rules and the lodging tax, and short enough that the home reprices several times a year rather than being locked to one rate for twelve months.

Yes. At mid-term lengths the person in your property is a residential tenant under Nevada Revised Statutes Chapter 118A, not a transient guest — which means removal runs through the court process, not through changing the locks or shutting off utilities, and security deposits are capped by statute. That is precisely why we screen mid-term applicants the way we screen an annual-lease tenant: identity, income or contract verification, references, and a written lease with a firm end date. The furnished-housing marketplaces do not do this for you the way a booking platform appears to.

A monthly tenant pays less per night than a weekend guest, every time. What you get back is thirty or more sold nights on one signature, no cleaning turnover between them, no lodging tax on a qualifying stay, and no short-term rental permit to maintain. The honest cost is the gap between contracts — a tenant who leaves on schedule does not always hand off to one starting the following Monday — and there is no booking calendar behind a mid-term home the way there is behind a nightly listing. Which model wins depends on your address, your furnishing budget, and how much variability you want.

Yes, fully furnished is the whole proposition — beds, seating, a real desk, window coverings, a stocked kitchen, linens, and reliable internet. Someone arriving for a 13-week contract brings a suitcase, not a moving truck. Furnishing is a genuine capital outlay before the first tenant, and it is reusable across every stay afterward in a way a nightly rental’s consumables are not. Our interior design and furnishing team can specify and install the whole package, or work alongside what you already own.

Often, and some owners deliberately run both — nightly through peak season, furnished monthly through the shoulder months. The one thing to watch is the permit: if the property is in a jurisdiction where a short-term rental permit applies and you may want to go back to nightly stays later, keep the permit current rather than letting it lapse while the home is leased mid-term. We will map both models against your specific address before you commit to either.

We work four public channels and one private one, because mid-term tenants do not all search in the same place. Furnished Finder reaches travelling clinicians searching by hospital and contract start date. Airbnb and Vrbo listings are configured with a minimum stay above the short-term threshold and monthly pricing, so they surface for extended-stay searchers rather than weekenders. Zillow and Apartments.com reach the relocation and between-homes audience. CorporateHousing.com reaches the relocation managers and placement agents who search on an employee’s behalf. And insurance-displacement placements come through housing agencies rather than any listing site at all.

Our fees are commission-based and quoted per property, because the right number depends on the home, the market, and how much of the work you want us to carry. There are no hidden charges layered on top. Request a consultation and we will give you a written, property-specific proposal alongside a realistic read on what the home is likely to achieve as a furnished monthly rental.

Explore More

Where We Work & What We Do

Ready to Get Started?

Find out what your home does as a furnished monthly rental

Tell us the address. We will model mid-term against nightly and annual for that specific property and give you a written, property-specific proposal — no obligation.

Contact Us
(775) 200-1742hello@duvoire.com