August 2025
August 2025 brought stronger leasing activity compared to last August, but the year-to-date numbers continue to trail 2024. Let’s take a closer look.
Market Performance
- August Leased Properties: 247 (+18% YoY)
- August Average Rent: $1,450 (+10% YoY)
- August Days on Market: 55 (up from 46 in 2024)
Year-to-date through August:
- 2025 YTD Leased Properties: 1,924 (down 10% vs. 2024)
- 2025 YTD Average Rent: $1,418 (up 3% vs. 2024)
- 2025 YTD DOM: 56 days (up from 54 in 2024)
What This Tells Us
- Rents continue to climb – Despite fewer leases overall, rental pricing remains strong.
- Leases are taking longer – The market is slower to absorb new listings, suggesting that renters are more selective.
- August outperformed expectations – Leasing activity rebounded in August, showing that demand is still present when pricing and conditions are right.
Owner Insight
The industry benchmark for healthy vacancy is 36 days on market. Lubbock is currently averaging 56, well above the target. When properties sit vacant, it’s often a matter of price or condition. Sometimes small investments in updates—$3,500 to $5,000—can bring a property in line with market expectations and generate a faster lease, improving long-term returns.
Local Market Note
The recent expansion of housing development around Southwest Lubbock and Wolfforth ISD continues to impact leasing dynamics. New construction homes are entering the rental pool, increasing competition for older properties.
Market Take Away
Rents remain strong, but properties are taking longer to lease. Owners should keep a close eye on days on market and be prepared to adjust price or reinvest in conditions to stay competitive.
Parting Thoughts
Owners:
If your property isn’t leased within 14–21 days, the problem is almost always price or condition.
Renters are moving more slowly—but they are still moving. You don’t need deep renovations, but a modest investment of $3,500–$5,000 in high-impact updates (paint, flooring, fixtures, curb appeal) can deliver:
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Faster leasing (cutting vacancy costs)
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Better tenant quality
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Potential 10–15%+ return on investment in the first year
Let us help you analyze your next vacancy and determine what tweaks could save you weeks of market time and hundreds in lost rent.
Why Mid-Term Rentals May Be the Smarter Play for Today’s Market
The short-term rental (STR) boom changed the way investors and homeowners thought about real estate. For years, platforms like Airbnb and Vrbo offered the promise of high nightly rates, flexible use, and the excitement of hosting guests from all over the world. But as the market has matured, many owners are discovering the hidden costs and frustrations of running an STR:
- Constant turnover and management headaches.
- Higher operating expenses from cleaning, utilities, and furnishings.
- Seasonal demand swings that leave calendars empty.
- Increasing city restrictions and HOA pushback.
- Guest wear-and-tear that shortens the lifespan of your investment.
For some, the returns are no longer meeting expectations. For others, diversification just makes sense. That’s where mid-term rentals (MTRs) come in.
What Is a Mid-Term Rental (MTR)?
A mid-term rental is typically a furnished property rented for 30 days or longer, but less than a traditional one-year lease. This “in-between” model has exploded in popularity in recent years, largely due to the rise of remote work, traveling medical staff, and corporate relocation.
Typical MTR tenants include:
- Traveling nurses and medical professionals on 3–6 month assignments.
- Corporate employees on temporary projects.
- Families in transition (moving, renovating, or waiting for a new home to be built).
- Graduate students, interns, and visiting faculty.
- Remote workers and digital nomads seeking stability for a season.
These renters aren’t looking for a hotel experience—they want the comforts of home, with the flexibility of shorter commitments.
Why STR Owners Are Turning to MTRs
If you’ve been running an STR and feel drained by the effort, MTRs can be a perfect pivot. Here’s why:
Consistency Over Chaos
Instead of chasing nightly bookings, you can secure tenants for one to six months at a time. That means fewer vacancies, smoother cash flow, and less worry about “filling the calendar.”
Reduced Turnover Costs
Think about how often your STR is cleaned, restocked, and reset. Now imagine doing that only a few times a year. MTRs drastically cut down on turnover expenses and the labor hours needed to manage the property.
Tenant Quality
MTR tenants are usually professionals with jobs, contracts, or specific needs that keep them stable and reliable. They treat the property as their home, not just a weekend getaway.
Legal and Regulatory Relief
Many cities are cracking down on short-term rentals, but mid-term rentals often fall outside of those restrictions. Leasing for 30+ days keeps you compliant in markets where nightly rentals are tightly controlled.
Balance of Profit and Peace of Mind
While nightly STR rates can look appealing, the costs and stress of management can eat away at your bottom line. MTRs often provide slightly lower gross revenue but higher net returns—because the expenses and effort are significantly reduced.
The Benefits for Your Portfolio
Even if your STR is still performing well, adding an MTR strategy can help diversify your income streams and protect you from market shifts. Some investors even keep properties ready for both models—able to flip between STR and MTR depending on seasonality and demand.
By integrating mid-term rentals, you’re not just chasing the latest trend—you’re positioning your portfolio to capture a growing demand for flexible housing.
Is a Mid-Term Rental Right for You?
Ask yourself these questions:
Are your STR returns inconsistent or declining?
Do you feel burned out by constant guest turnover?
Is your property located near hospitals, universities, or corporate hubs?
Do you want to reduce stress without locking into a traditional 12-month lease?
If the answer is “yes” to any of these, it’s worth exploring whether an MTR could bring more stability and stronger net returns.
Final Thoughts
The STR market isn’t going away, but it’s no longer the only game in town. Owners who want steady income, fewer headaches, and more reliable tenants are finding that MTRs strike the right balance.
At Coldwell Banker Residential Property Management, we specialize in helping owners like you evaluate whether a mid-term rental strategy makes sense for your property. We’ll walk you through market demand, expected returns, and the operational differences so you can make an informed choice.
No investment comes without risk—but making decisions with the right information is what protects your bottom line.
Ready to see if a Mid-Term Rental is the right fit for your property?
Call us today to schedule a consultation and let’s explore your options together.
Work with Coldwell Banker
Simplified Property Ownership
Managing investment properties involves a myriad of tasks, from tenant screenings and rent collection to maintenance and legal compliance. Our comprehensive property management services are designed to take these burdens off your shoulders. We handle everything, ensuring your properties are well-maintained and profitable, allowing you to focus on what matters most to you.
Expertise in All Property Types
Whether you own a single-family home or a multifamily apartment complex, our team has the expertise to manage a diverse range of properties. We understand the unique needs and challenges of different property types and tailor our services to meet those needs efficiently and effectively.
Clear and Concise Communication
One of the cornerstones of our service is our commitment to clear and concise communication. We believe that transparency is key to a successful partnership. You will always be kept in the loop regarding the status of your properties, tenant issues, financial reports, and any other pertinent information. Our goal is to ensure you have complete confidence and peace of mind, knowing that your investments are in capable hands.
Cutting-Edge Technology
In today’s fast-paced world, staying ahead of technological advancements is crucial. At Coldwell Banker Residential Property Management, we leverage the latest technology and systems to enhance our services. From online portals for easy access to property information and financial reports to advanced marketing tools that attract high-quality tenants, we use technology to streamline processes and maximize efficiency.
Service-Oriented Approach
Despite our reliance on technology, we never forget that we are, first and foremost, a service company. Our priority is to provide exceptional service to both property owners and tenants. We pride ourselves on being responsive, attentive, and dedicated to meeting your needs. Our team is always ready to go the extra mile to ensure your satisfaction and the smooth operation of your properties.
Partnering with Coldwell Banker Residential Property Management means entrusting your investment properties to a team of experienced professionals who are committed to simplifying property ownership. With our expertise, clear communication, cutting-edge technology, and unwavering dedication to service, we ensure that your properties are managed efficiently and effectively. Let us help you maximize the potential of your investment properties while providing you with the peace of mind you deserve.
Contact us today to learn more about how we can assist you in achieving your property management goals.
