Mid-term rental software for monthly stays, run like real leases.
Travel nurses, corporate housing, insurance relocations, remote workers: 30-night-and-up stays with a calendar, a ledger and an invoice to whoever pays — the agency, the company or the insurer — on their terms.
No card to start · No annual contract · 30+ night stays only
Unit 2B · Dana R., RN Aya Healthcare · invoice net 30 | Exempt from Dec 16 (TX) |
Unit 3C · Lee family CRS Temporary Housing · ALE claim | Exempt — 30+ day block (AZ) |
Unit 1A · J. Park Acme Corp · corporate housing | Taxable — billed to a company (CO) |
Unit 4D · move-out Fri Cleaner booked · Sparkle Turnovers | Inspection: 1 item missing |
Illustration. Tax status is a reminder, not tax advice.
Built for the 30-night-and-up stay
Short-term rental tools stop at the booking. Long-term tools have no calendar, no furnishings and no third-party invoice. Mid-term needs both.
Stay calendar
Availability per unit with a 30-night minimum, prorated first and last months, extensions that keep the stay continuous, and the gaps too short to sell flagged before they cost you a month.
Third-party billing
The nurse signs; the staffing agency pays. Bill a company, an agency or an insurer on net terms with their claim or PO number on every invoice, and a statement per payer.
Occupancy-tax reminders
For each stay: taxable or not, and from which date — Texas, Arizona, California, Colorado, Tennessee, New York and Florida thresholds on file, versioned. A reminder, not tax advice.
Furnished inventory
Room-by-room furnishings with replacement cost. Move-in and move-out inspections with photos; what went missing is charged against the deposit, with the math shown.
Turnover on autopilot
Check-out opens a cleaning job for your cleaner — or a vetted partner where our network is open — and mid-stay cleanings are booked the same way, on the schedule you set.
Listing calendars in sync
Each unit publishes its calendar as an iCal feed, and we read Airbnb (28+ night listings) or any iCal channel back every hour, so a booking there blocks the dates here. Plus a listing export for Furnished Finder.
Stay agreements by state
Lease or license templates with the notes that matter per state — including California’s tenancy protections after 30 days (Civ. Code §1940).
Real accounting underneath
Every stay posts to double-entry books — the resident’s invoices, the agency’s and the insurer’s, deposits held in trust — so owner statements and A/R aging include stay revenue, and residents pay online in their portal.
Renters insurance for residents
Residents with a portal account can buy renters insurance through our Sure partnership; one already covered is told so, not sold to.
Free mid-term rental audit
Is tax due on your stays? Does your agreement hold up? What does your stack cost?
- Whether occupancy tax applies to your stays in your city, and from which night
- Whether your stay agreement fits your state (lease or license, written-agreement rules)
- What your current tools cost you per unit, side by side with one platform
Honest about what we’re not
Priced per unit, from one unit
Public prices, monthly, cancel anytime. Pay a year up front and get two months free.
- Stay calendar + proration
- Resident billing + portal
- Furnished inventory + inspections
- iCal sync (Airbnb 28+ nights)
- Everything in Lite
- Third-party billing on net terms
- Occupancy-tax reminders per stay
- Listing sync + owner statements
- Everything in Pro
- API + SSO
- ALE supplier integrations (as partners sign on)
- Dedicated customer success manager
Your first thirty days are free, no card. The first 25 Pro operators get listing sync free and their Pro price locked for 24 months.
Questions hosts ask
Is occupancy tax due on a 30+ night stay?
It depends on the state and the city, and on when the stay crosses the threshold. Proprietio marks each stay taxable or not, and from which date, from a versioned rule set with Texas, Arizona, California, Colorado, Tennessee, New York and Florida thresholds on file. A reminder, not tax advice: confirm with your tax adviser.
Can I bill a staffing agency, a company or an insurer instead of the resident?
Yes. Bill them on net terms with their claim or PO number on every invoice, and send a statement per payer. Every stay posts to double-entry books, so A/R aging and owner statements include stay revenue.
Does it sync with Airbnb and Furnished Finder?
Each unit publishes its calendar as an iCal feed, and we read Airbnb (28+ night listings) or any iCal channel back every hour. Furnished Finder's partner API is not open to us yet, so units sync through iCal and a listing export.
Lease or license: which agreement should a mid-term stay use?
It depends on the state. The stay agreement templates come as a lease or a license with the notes that matter per state, including California’s tenancy protections after 30 days (Civ. Code §1940). Not legal advice.
Can I take nightly bookings too?
No. Stays start at 30 nights. For nightly bookings, keep your short-term rental tool and sync its calendar through iCal.
Talk to us about your stays.
Tell us how many furnished units you run and who pays for the stays — we’ll walk your portfolio with you and answer questions on agency and insurer billing, occupancy tax and moving off your current tools.
- Your report is emailed in minutes.
- Competitor prices are sourced and dated.
- No call unless you ask for one.
Mid-term furnished rentals
Monthly stays, run like real leases.
One unit or a few thousand — the price changes, the platform doesn’t.
Start your first thirty days free
For property managers & staff