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.
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 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.
The homes we let by the month
20 furnished homes in Reno and Sparks, from $2,800 to $8,000 a month. Every one of them runs on the same published terms (the same deposit rule, the same utilities, the same house rules) so the monthly figure on a card is the whole rent, and the deposit beside it is half of that month, worked out rather than quoted separately.
Availability moves week to week, so tell us your dates and we will say which of these are actually free.
Stylish 2-Bedroom walking distance to Downtown
Reno, NV
$4,000a month
$2,000 depositView home
Modern 1-BR Apartment Close to Downtown Vibes
Reno, NV
$3,500a month
$1,750 depositView home
Large Group Escape, 5 Beds, Pets Welcome
Reno, NV
$6,000a month
$3,000 depositView home
Modern Western Retreat Pet Friendly 4 Bed 2 Bath
Reno, NV
$6,000a month
$3,000 depositView home
Vibrant Boho Family Home 3 Bed Pet Friendly UNR
Reno, NV
$6,000a month
$3,000 depositView home
Modern Retreat | Game Room + Backyard Patio
Reno, NV
$6,000a month
$3,000 depositView home
Spacious Pet-Friendly Retreat 4BR, Grill, 5 Beds
Reno, NV
$6,000a month
$3,000 depositView home
Modern Getaway for 11- Hot Tub, Games, Gym
Reno, NV
$7,000a month
$3,500 depositView home
3 Bed, 2 Bath Pet-Friendly House Close to Downtown
Reno, NV
$6,000a month
$3,000 depositView home
Charming Boho 2BR Midtown - Fenced Yard for Pets
Reno, NV
$3,800a month
$1,900 depositView home
Stylish Old Reno Home Near Midtown + EV Charger
Reno, NV
$5,500a month
$2,750 depositView home
6 Bed Home w Hot Tub, Grill, Foosball & Cornhole
Reno, NV
$6,000a month
$3,000 depositView home
Midtown Sanctuary w Pac-Man!
Reno, NV
$3,800a month
$1,900 depositView home
Cozy Reno Studio Near Hot Spots
Reno, NV
$2,800a month
$1,400 depositView home
Reno Retreat - 3BR Oasis w Swim Spa, Hot Tub
Reno, NV
$8,000a month
$4,000 depositView home
The Deco Retreat - UNR - Pet Friendly
Reno, NV
$6,500a month
$3,250 depositView home
Peaceful UNR Retreat 2 Bed 2 Bath
Reno, NV
$5,500a month
$2,750 depositView home
Cozy Family Retreat | Pet Friendly + Fenced Yard
Sparks, NV
$6,000a month
$3,000 depositView home
Designer Living Pet-Friendly UNR 2BD 1BA
Reno, NV
$4,400a month
$2,200 depositView home
Emerald Escape - UNR & Pet Friendly - Fenced Yard
Reno, NV
$4,400a month
$2,200 depositView home
One rate, however long you stay
Every home is priced on its own: its size, where it is, and what is in it. The rate does not change with the length of the stay: one month and twelve months are quoted at the same monthly rate.
It is one all-in monthly number. What sits inside it is listed just below, and the things that are included are not billed again separately.
The minimum stay is 28 nights. A stay shorter than that is a different product with different rules and different taxes.
Inside the number
- Fully furnished: beds, seating, a real work desk, window coverings, and a stocked kitchen
- Linens, towels and starter consumables
- Internet, connected and live before you arrive
- Water, sewer, trash and gas
- Electricity up to $200 a month
- Landscaping and snow removal where the property has them
- A professional clean before you move in
- A local team you can reach, at any hour
Not included
- Electricity above $200 in any month
- Personal phone, streaming or subscription services
- Renter’s insurance, which we require you carry
- Damage beyond normal wear, assessed against the signed move-in inventory
- Parking beyond the spaces the property actually has
Beyond the rent
Security deposit
Half of one month’s rentRefundable, held per Nevada law, and returned within 30 days of move-out less any itemised deductions. Nevada caps total deposits at three months’ rent; ours sits far under it.
Pet fee
$500 for one or two pets · $750 for three or moreNon-refundable. It covers the deep clean a furnished home needs after a pet: carpets, upholstery and soft furnishings. Service animals and assistance animals are not pets and are never charged.
Utilities
Included, with power cappedWater, sewer, trash, gas, internet, and landscaping or snow removal are covered by the owner and built into your monthly rate. Electricity is covered up to $200 a month; anything above that is billed to the tenant against the actual utility statement.
Late fee
Capped by statuteNevada limits a late fee to 5% of the monthly rent and forbids charging one until at least three calendar days after rent is due. We do not exceed either limit.
What would your stay actually cost?
Take a rate from the homes above (or type your own) and say how long you need the home for. The deposit, the pet fee and anything over the power cap all apply themselves, and the calculator also shows what comes back at the end. Every term it uses is the one published on this page and is the same at every home; the monthly rate is the only part set per property. The length of your stay changes what the stay costs in total; it never changes the monthly rate.
The rate this home is set at. It does not change with the length of the stay.
If your assignment ends early
Nothing to settle. Your rate never depended on how long you stayed, so ending the term early does not re-rate the months you have already paid and nothing is charged back at move-out.
30 days’ written notice either way: to leave early or to extend. That notice period is what you owe.
Also worth knowing
- A late fee, if rent is late, is at most $125 and is never charged before day 4. That is Nevada’s ceiling, and Duvoire does not exceed it.
- Staying past the end date without a signed extension is charged at the same $2,500 rate for the days you stay on.
- Renter’s insurance is required and is not in these figures: you arrange it yourself.
The deposit comes back within 30 days of move-out, less any itemised deductions; the pet fee does not come back at all. Power is billed in arrears against the real utility statement, which is why it is not part of the figure due at signing, and the figures here do not include renter’s insurance, which you arrange yourself and must have in place before we hand over keys.
The rules, written down
Who qualifies, what the house asks of you, and what happens when an assignment is cut short or extended: the three things most often negotiated on the phone, so they are published instead.
How we screen
Income or contract
Verifiable income of at least two and a half times the monthly rent, or, for travelling clinicians and contract professionals, a signed assignment contract plus agency confirmation. We built this deliberately: a travel nurse has a contract, not twelve months of payslips, and screening them as though they were an annual tenant fails good applicants for no reason.
Identity and background
Government photo identification, a background check, and rental history with prior-landlord references.
Third-party payers
Where an employer, relocation company or insurance carrier is paying, the paying organisation signs alongside the occupant and we verify the placement directly with them. The occupant is still screened.
A written Nevada lease
Every stay runs on a written lease with a firm start and end date and a minimum term at or above 28 nights. At these lengths the occupant is a residential tenant under NRS 118A, not a guest, and we treat them as one.
The standing rules
Minimum stay
28 nights. This is the line that keeps the tenancy outside the short-term rental rules and the lodging tax, and we do not go under it.
Occupancy
Two people per bedroom, plus one. Everyone staying is named on the lease.
Guests
Welcome. A guest staying longer than 14 nights in any 60-day period becomes an occupant and goes on the lease.
Smoking
No smoking or vaping of anything, anywhere indoors (cannabis included, whatever Nevada law permits elsewhere).
Renter’s insurance
Required, with proof before the keys are handed over.
Move-in inventory
A photographed inventory is signed at check-in and checked at move-out. It is how a deposit dispute gets settled by evidence rather than by memory.
If your plans change
Extending
Tell us 30 days out and we will hold the home wherever we can. The rate does not change when you extend: the months you add are quoted at the rate you are already paying.
Leaving early
Assignments get cut, and we would rather have a stated rule than an argument. Give 30 days’ written notice and the notice period is what you owe. There is nothing to re-rate and no back-charge at move-out, because the rate never depended on how long you stayed.
Staying past the end date
Without a signed extension, a holdover is charged at the same monthly rate for the days occupied. That is not a penalty: it is the rate the home would have been let at.
These are our standing terms for furnished mid-term rentals in Reno and Sparks, and they can change. The lease you sign governs your tenancy. Nothing here is legal or tax advice. For your own position, speak to your attorney or CPA.
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.
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.
From empty house to leased
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.
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.
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.
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.
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.
Short-term, mid-term, long-term
The same house behaves like three different investments depending on how long people stay in it.
| Short-term | Mid-term | Long-term | |
|---|---|---|---|
| Typical stay | One to several nights | One to six months, sometimes longer | Twelve months or more |
| Furnished | Yes | Yes | Usually not |
| Short-term rental permit | Required where the jurisdiction has one | Outside the under-28-day definition | Not applicable |
| Transient lodging tax | Collected and remitted | Exempt when the stay qualifies | Not applicable |
| Occupant’s legal status | Transient guest | Residential tenant (NRS 118A) | Residential tenant (NRS 118A) |
| Turnovers per year | Many | A handful | Rarely more than one |
| Utilities | Owner pays | Owner pays, built into the rent | Usually 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.
Mid-term rentals, answered
If you want to rent a home
If you own a home
Where We Work & What We Do
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.