How to effectively manage long term rentals

[Robin1574]

Hi! My name is Robin and I'm a brand new Airbnb host in Portsmouth, NH, which is squeezed between Massachusetts and Maine on the ocean. I'm listing a studio and am looking for 30+ night renters as short term rentals are not permitted in my little city and I think I'd prefer mid-term renting too as I work full-time. I've read recently that in 2023 Airbnb removed some features that supported longer term rentals which is disappointing. I'd be interested in hearing from other community members how you effectively manage your longer term rentals on Airbnb's platform with the currently available features. I was hoping to apply a discount for bookings greater than 3 months but I think that feature has been removed. Ideas and approaches would be welcomed! Thanks!

[Elegant-Homes-Retreat0]

Hi @Robin1574,

Welcome to the Airbnb host community! 😊 It’s great to have you here, and congratulations on starting your hosting journey in beautiful Portsmouth, NH. Your focus on mid-term rentals sounds like a smart approach, especially given your local regulations and full-time work schedule.

You're right—some of Airbnb’s longer-term rental tools were adjusted in recent updates, which has made it a bit trickier to customize pricing for bookings over 3 months. However, there are still a few ways you can make it work:

🔹 Monthly Discounts – You can still set a monthly discount in your pricing settings. While it's not as flexible as before, it's a good place to start for stays of 30+ nights.
🔹 Custom Offer – If a guest inquires about a longer stay, you can send them a custom offer with your preferred pricing and terms. This is a great workaround.
🔹 Minimum Stay Settings – Set your minimum stay to 30 nights to filter in the right audience and avoid short-term requests altogether.
🔹 Calendar Notes – Some hosts add a line in their listing or calendar notes like: “Interested in stays longer than 3 months? Message me for a special offer.”

Also, make sure your listing description clearly states that you're open to long-term or mid-term renters. That way, the right guests will be more likely to reach out.

If you'd like help reviewing or improving your listing to better attract long-term guests, feel free to share the link—I'd be happy to take a look and offer some suggestions!

Wishing you a smooth and successful start to your hosting journey! 🙌

[Robin1574]

Hi @Elegant-Homes-Retreat0 - thanks so much for your ideas! I did some of what you recommended already but am interested in learning more about sending a "custom offer" for stays longer than 3 months (I think I do this in the messaging portion of the Airbnb platform?) -- If I send them a discount, how do they apply it during the booking process? Also, I'd like to have it applied only to the months over 3 months (not the initial 3 months) - is this possible or is the discount only allowed to be applied for the entire booking? 

I'd love your input on my listing: https://airbnb.com/h/27rockstudio

Thank you!

Best,

Robin

[Elegant-Homes-Retreat0]

Hi @Robin1574 😊,

You’re very welcome—I'm glad the suggestions helped! You're correct: to send a custom offer, go to the inbox, open the guest’s inquiry or message, and click "Send special offer." You can adjust the price, length of stay, and terms directly there. Once sent, the guest can book using the custom rate through that message thread—it won’t be available to others.

Regarding discounting only the months beyond the first three, Airbnb currently does not support tiered pricing within one reservation. Any discount in a custom offer applies to the entire booking. A workaround could be to book the initial 3 months normally, then send a second custom offer for the extended stay with a discounted rate.

I took a quick look at your listing—27 Rock Studio looks cozy and inviting, especially with its clean design and thoughtful amenities! A few quick suggestions:

Consider updating your title to highlight “30+ Night Stay” or “Mid-Term Rental” for better targeting.

In your listing description, add a clear note like: "We welcome long-term stays! Contact us for custom offers for 90+ nights."

If possible, add a photo that shows workspace or desk area, which appeals to mid-term and remote-working guests.

You're doing great—feel free to reach out anytime if you'd like more specific edits or feedback! @Elisa 

[Robin1574]

This is awesome feedback @Elegant-Homes-Retreat0 @Elisa !! Thank you so much! I will work on making these suggested updates and I like your idea of showing a work space/desk area. I'll set this up and take some additional photos:-) And I appreciate the suggestion to break up the booking to the initial 3 months and then provide a custom offer for the months after 3 months -- excellent idea and strategy! I appreciate your thoughtful and helpful feedback, @Elegant-Homes-Retreat0 @Elisa !

[Rebecca]

Hello @Robin1574 and @Elegant-Homes-Retreat0 👋

I just wanted to let you know that I created a separate thread for your topic as it has a  great conversation. It means that other hosts will be able to search for a similar theme and read the conversation easier. 

It also means, that with the topic on this board, there is the ability to mark a Top Answer ☑️ . It's like a big virtual hug to the members who supported you and the best answer also supports other Hosts who may have similar questions in the future. 😊 

[Elegant-Homes-Retreat0]

Hi @Rebecca @Robin1574 @Elisa 😊,

Thank you so much for highlighting this conversation and creating a separate thread—it’s a great way to help more hosts find useful discussions like this.

Just to add, I’ve also created a dedicated thread on a similar topic for long stays and discount strategies here:
🔗 Hosts of 30+ Night Stays — How Do You Handle Discounts for 90+ Nights?
https://community.withairbnb.com/t5/Help-with-your-business/Hosts-of-30-Night-Stays-How-Do-You-Handl...

You’re welcome to tag this in future replies or even start a new discussion from your side—more ideas always help the community grow! 🙌

Thanks again for the support and guidance!

[Elegant-Homes-Retreat0]

Hi @Robin1574 @Elisa  😊,
Your listing looks great, but it currently shows “not yet available to all guests.” You may need to check your listing status and calendar settings to ensure it’s fully published and available.

Let me know if you need any help—happy to support!

[Robin1574]

Thanks for your reply @Elegant-Homes-Retreat0! I have the calendar set up to start June 1st...so it is not available in May, maybe this is the reason? I am still learning all the nuances to the platform which is a bit overwhelming! Hopefully this is the reason and is bookable. I've received an inquiry for a booking starting in late August thru mid-December so far so I think it is viewable and bookable. Thanks! Robin

[Marie8425]

@Robin1574 

I actively do mid term rentals on Airbnb in Arizona.  I have done this successfully about 4 years now and my usual stays are in the 60 to 90 day ranges.  I did it by identifying there was a market  A variety of reasons drive someone who has a home to need a home in another city for a longer stay.  

Once you identify the market, what does the market want?  There are a lot of not expensive items not a necessity a nice to have item.  I usually have adult males doing specialized contract work, I supply laundry soap.  Sure they could buy but maybe a few loads of laundry a month no big deal to me either.

[Robin1574]

Hi @Marie8425 ! Thanks for the great suggestion to add laundry soap to the list of items! I think it will take a little time to figure out my "market" and know what they want and appreciate so I'll keep my eyes and ears open as I go! You made me think of an idea -- we have a Naval Shipyard near here so perhaps I should post on their website as they often have people that come for less than 1 year. Thanks for making me think outside the box, Marie! Best, Robin

[Marie8425]

@Robin1574 

That is actually the best way.  I joke I am a brain picker lol.  My market usually has the best ideas and then I apply some business sense results are very good. lol  I am always adding things as somebody mentions.  Happy Guests tell me how to get more like them

[Joan2709]

@Robin1574 

Welcome!

Here is a Guide With Info and Tips on Monthly Stays:

https://community.withairbnb.com/t5/Host-guides/Monthly-Stays-on-Airbnb-Guide-Revised/m-p/2066547#M2...