Furnished mid-term rentals
Mid-term rental management in Nashville
Longer stays. Fewer turnovers. Guests who are here to live, not to party.
Boost runs your home as a furnished rental for stays of 32 nights or more — what owners usually search for as monthly or 30-day rental management. We price it, market it, screen the tenant, paper the agreement, furnish and set it up, clean it, maintain it and send you one statement a month. The fee is 25% of nightly revenue and nothing else of ours. It also sits outside Nashville’s short-term rental permit regime entirely, which matters more than it sounds and is set out further down this page.
- 75 homes · 47 owners
- 32-night minimum
- 25% of nightly revenue, nothing else
- Month-to-month, 30-day notice
Mid-term management at a glance
32+
nights minimum, by contract
25%
of nightly revenue, nothing else
30
days’ notice, no term
Why mid-term
Fewer turnovers, longer bookings, and a tenant who is there to work.
A furnished monthly let is a different business from a nightly one, and the differences are structural rather than a matter of opinion.
One turnover, not thirty
A 32-night booking is cleaned, checked and turned once. The same month sold nightly is up to thirty arrivals, thirty departures and thirty cleans — every one of them a chance for a bad review, a missing key or a 2 a.m. phone call.
A tenant who is working, not partying
Mid-term renters are here for a contract, a relocation, a build or a displacement. They want a desk, a quiet street and a kitchen that works. The noise complaints and the damage that come with bachelor weekends are not part of this market.
Occupancy you can see coming
A booked month is a booked month. Instead of a calendar that has to be refilled every few days against the whole of Airbnb, you know in advance what the home is doing and when it is next free.
No short-term permit needed
Past the 30-day line a furnished rental is not a short-term rental in Metro Nashville, so it needs no short-term permit — which matters enormously if your home sits in a district where Metro will not issue one. The detail, including the four towns nearby where the line is drawn differently, is further down.
Utilities and furnishing included in the rent
The renter takes the home as it stands and pays one monthly figure. Nothing is transferred into their name and there are no accounts to open or close for a stay of this length.
The home stays maintained
Somebody is living there, which means problems surface early and get reported rather than discovered at the next turnover. A home that is occupied is a home that is watched.
None of the above is a revenue claim. What a given home earns depends on the home, and the only performance figure on this page is further down, with its basis and its limits attached.
Who rents them
The people asking for a furnished home by the month.
Mid-term demand is not holiday demand wearing a longer coat. It is people who have to be in Nashville for a defined stretch and need somewhere to live while they are.
Traveling clinicians
Nurses and allied health staff on 13-week contracts — the standard assignment length across the industry, which is why a 32-night minimum fits it and a nightly listing does not. Nashville is a hospital city, and they arrive with a housing stipend and a start date.
Relocating and on assignment
Someone whose employer has moved them to Nashville and who needs somewhere real to live while they decide where to buy, or who is here for a defined project. They are working during the day and want a desk, a kitchen and a quiet street.
Insured displacement
A household out of their own home after a fire, a flood or a long renovation. The stay is paid for, the dates are set by the works, and the family needs the bedrooms they actually have — which a hotel cannot give them.
Buying, building or between homes
Sold one house, waiting on another. A gap measured in months rather than nights, with furniture already in storage.
Production and touring crew
Music City runs on projects with a schedule. A session, a build, a residency, a shoot — all of them are weeks long and none of them is a holiday.
Family, students and sabbaticals
Visiting academics, clinical rotations, a parent staying near a hospital, a semester in the city. Long stays with a fixed reason and a fixed end.
These are the categories that inquire. Boost does not hold a contract with any insurance carrier, corporate housing desk or relocation agency, and does not claim one — if that changes it will be said here plainly.
What we do
Furnished rental management: six jobs, one percentage.
The work is not the short-term work with the calendar turned down. Different pricing, different screening, different paperwork, different standard of furnishing.
Pricing and placement
We set the monthly rate off what furnished 30-plus-night stock in your submarket is actually letting for, list the home on the channels that serve long stays, and handle the inquiries. Nobody is asked to book a weekend.
Screening and the agreement
Identity, income and references on every applicant, then a written agreement with a fixed term, a defined end date and a stated holdover rate. The paperwork is drafted against Tennessee law rather than lifted from a booking platform.
Furnishing and setup
A 32-night guest is living in the home, not visiting it. That means a real kitchen, a workspace, storage they can unpack into and a laundry that works. We tell you what your home is missing before it goes live, and what it costs.
One point of contact, all month
Move-in, the utilities question, the thermostat nobody understands and the renewal conversation. A long stay generates fewer messages than a short one, but the ones it generates matter more.
Housekeeping and the turn
A mid-term let has a handful of turns a year instead of fifty. We schedule them, quality-check them, and arrange mid-stay cleans where the agreement includes one. The cleaner is paid at their actual rate.
Maintenance and the monthly statement
A vendor dispatched when something breaks, a walk-through each quarter, and one statement a month you can actually read: the fee as a single line, then anything we spent, at the vendor’s invoice.
The fee
Mid-term rental management is 25% of nightly revenue.
One fee, nothing else of ours. Supplies and maintenance are billed on top at the vendor's actual invoice, with no percentage added.
25%
of nightly revenue
0
onboarding or exit fees
30
days’ notice, no term
Boost’s management fee, line by line, shows what “nightly revenue” means and what is not on your statement.
What is not charged
- No onboarding or setup fee
- No listing or photography fee
- No furnishing fee — you buy what the home needs, we tell you what that is
- No markup on maintenance or supplies — you pay the vendor’s actual cost
- No term, no exit fee — month-to-month with 30 days’ notice
What we can show you
More nights booked, measured rather than asserted.
One number, because one number is what we can stand behind.
Boost-managed homes booked a median of 208 nights in the twelve months to September 2026, against 149 for comparable listings within three miles — 47% more booked nights. Forty-nine Boost homes, a median of 24 comparable listings each, and 41 of the 49 above their own local market.
- Where it comes from
- Booked-nights data for comparable listings from a third-party market dataset, validated against our own booking records to within 2% before we used it. The method and the confidence interval are written down; ask and we will send them.
- What it does not say
- It is nights, not revenue, and it is a measurement of our short-term book — not a mid-term result. More nights at a lower rate is not automatically more money, and we are not going to convert this into a revenue percentage for you. Anyone who does is making a claim this measurement does not support.
- What the comparison set is
- Every qualifying listing nearby with a full year of operation, which includes part-time and casually-run homes. It is “comparable listings in the area”, and we will not stretch it into a claim about other management companies, because this data does not separate them out.
Is your home a fit?
Mid-term suits some homes and wastes others.
We would rather say so now than after you have furnished it.
It tends to work when
- It is furnished already, or you are willing to furnish it properly — a mid-term renter lives there, so it needs a real kitchen, a desk and storage.
- Parking is sorted, and so is laundry in the unit.
- Two bedrooms or more, or a one-bed with a genuine work space.
- You can commit the home for a term rather than keeping weekends back for yourself.
- Utilities can be left in your name and included in the rent.
- The street is quiet enough to work from on a Tuesday.
It tends not to when
- The home earns most of its money on event weekends and you want to keep those.
- It is a party-forward listing — the hot tub, the games room, the sleeps-sixteen layout. That is a short-term asset.
- You need the house back at short notice, for yourself or for sale viewings.
- There is no in-unit laundry and no parking, in a part of town where a resident needs both.
- It is unfurnished and you would rather not spend on furnishing it.
None of this is a rule. Send the address and we will tell you which column your home is in, and why.
What a mid-term stay is
A furnished monthly rental: one household, one home, 32 nights or more.
Not a hotel stay and not a twelve-month lease. Somebody lands in Nashville for a contract, a renovation, a relocation or a treatment plan, and needs a real home for a month or a season.
- 32 nights, written into the agreement
- The minimum is contractual, with no early-termination refund, so the paperwork rather than the guest’s travel plans defines the length of the stay. That matters more than it sounds: realized duration is what a regulator would look at.
- Furnished, equipped and ready to live in
- Beds made, kitchen stocked, internet that holds a video call, somewhere to put a suitcase for six weeks. The bar is higher than a weekend listing, not lower.
- Who takes them
- Relocating employees and corporate assignments, traveling clinicians on 13-week contracts, families out of a house during a build or an insurance claim, and people who have sold one home and not yet closed on the next.
- What you give up
- The weekend peaks, and the flexibility to use the house yourself at short notice. A mid-term home is committed for the term. If you want August back, say so before we sign anything.
Key facts
Mid-term rental management in Nashville, in brief
- What it is
- Boost manages your Nashville home as a furnished rental for one household at a time, for stays of 32 nights or more: pricing, screening, the written agreement, setup, housekeeping and maintenance.
- The permit
- A stay of more than 30 continuous days falls outside Metro’s short-term rental definition, so it needs no short-term rental permit. A business license, sales-tax registration and your insurer’s sign-off are separate questions.
- Who it suits
- Owners of Nashville homes in residential districts where Metro no longer issues new not-owner-occupied short-term permits, and owners who want a use of the home that does not depend on a permit.
- The risk to read first
- If the home holds a legacy not-owner-occupied permit, thirty continuous months out of short-term use arguably ends that right permanently. Converting is a one-way decision, made home by home with an attorney. Read the detail before anything else.
- The fee
- 25% of nightly revenue, month-to-month with 30 days’ notice and no exit fee.
- What is still open
- Whether a 32-night stay is a tenancy, what licensing a manager needs at this length and how sales tax applies are unsettled, and there is no tax advantage in going mid-term. The four open questions are set out below.
Nashville STR permit and zoning
A Nashville short-term rental permit you cannot pass on is an asset with an end date.
None of this is our interpretation. It is three lines from Metro’s own permit pages, and together they decide what a residential-zone Nashville home is worth to the next owner.
New not-owner-occupied permits are closed in residential districts
Metro states it plainly: new not-owner-occupied permits are not permitted in AR2A, R, RS or RM zoned properties. There is no application to make.
An existing permit renews, but does not transfer
Holders in those districts may be eligible to apply for renewals. The permits are not transferable if the property is sold or transferred. So the income stops at closing, and the buyer cannot apply for a replacement.
Past 30 continuous nights, no short-term permit is needed
Metro’s short-term rental definition excludes a unit rented to the same occupant for more than 30 continuous days. A furnished mid-term let therefore sits outside the permit regime entirely — which is why it is available to homes the city will not permit.
For background, see why a Nashville permit is the asset and the nightly rate is only the yield, and how Boost handles Nashville short-term rental permits where one is still open to your home.
Read from nashville.gov and Metro’s codified ordinance on 19 October 2026. Metro changes this language, and a line that is accurate today may not be in a year — so we re-check it, and we will tell you if it moves. Zoning district, permit type and renewal date are per parcel: we look yours up before we advise anything.
Read this before you convert anything
Converting a short-term rental with a legacy permit is a one-way door on a 30-month clock.
Everything above is an argument for mid-term. This is the argument against doing it to a particular home, and it is the more important of the two.
Thirty continuous months out of short-term use can end the right permanently
If your home sits in a residential district and holds a not-owner-occupied permit that predates the ban, that use is grandfathered by state law. The same statute — Tennessee Code § 13-7-603(a) — ends the grandfathering when the property is sold or transferred, or ceases being used as a short-term rental unit for a period of thirty continuous months, or has been in violation three or more separate times.
Run that home as mid-term for thirty continuous months and the argument is that the short-term right is gone. Not suspended. Gone — and it cannot be bought back, because Metro does not issue new not-owner-occupied permits in those districts.
What the statute does not say is when the clock starts, whether an occasional short-term booking resets it, or what counts as “use” in the meantime. We could not answer those from the text, and neither could the sources that summarise the Act.
So we treat this as a decision about one property, made by you, with a Tennessee land-use attorney who has read that home’s permit history — not as a switch we flip across a portfolio. We will do the research on your parcel, put the trade-off in writing, and wait.
- If the home holds a legacy permit
- The permit is worth something until the day you sell, and converting may cost you the right to it. Mid-term might still be the better answer — a right that dies at closing has a limited life either way — but that is a call on the facts of your parcel, taken with an attorney, not a marketing decision.
- If the home has no permit and cannot get one
- There is no grandfathered right to lose, so the 30-month clock is not a risk you are carrying. This is the clearest case for mid-term, and it is most of the residential-zone market.
- If you do not know which you are
- Most owners do not, because the zoning district and the permit type are not on the same document. That is the first thing we look up, free, before anyone talks about converting anything.
What is still open
Four things about 30-day-plus rentals in Nashville that we will not pretend are settled.
Mid-term in Tennessee is newer than the rules written around it. Here is what is genuinely unresolved, what we are doing about it, and why you should be suspicious of anyone who tells you otherwise.
- Whether the stay is a tenancy
- Tennessee’s Uniform Residential Landlord and Tenant Act applies in counties over 75,000, which includes Davidson. Its exclusion for transient lodging keys on being subject to occupancy tax rather than on a number of days — and Metro’s occupancy tax stops at 30 continuous days. So a 32-night stay may well be a tenancy. No Tennessee court has ruled on the point, and labelling the document a license instead of a lease does not settle it: the statute pre-empts arrangements created to avoid it. We are getting a written opinion, and the agreement is drafted for the cautious answer.
- What you can and cannot do if someone overstays
- If it is a tenancy, you cannot end it the way you end a weekend booking. Changing a lock code or cutting a utility exposes the owner to actual damages, punitive damages and the occupant’s legal fees. Removal runs through the courts, on the court’s timetable. We will not put a number of weeks on a Nashville eviction until counsel gives us the local timeline, and we train against the short-stay instinct, because that instinct is the single most expensive mistake available here.
- What licensing a manager needs at this length
- The light-touch route Tennessee gives rental managers is the vacation-lodging-service firm license, and the state’s own description of it caps at stays of no more than fourteen days. A 32-night stay is nowhere near that ceiling, so what a manager of 30-plus-night furnished homes needs is a live question rather than a settled one. We are putting it to the state and to a Tennessee attorney in writing before your home takes its first mid-term booking. We would rather tell you that now than discover it later.
- Your insurer and your HOA
- A furnished 30-to-90-day let sits between the dwelling-rental and short-term-rental products most carriers write, which makes it easy to create a coverage gap by accident. Get it confirmed in writing. Condo and HOA covenants can also be stricter than Metro — a “no rentals under X months” clause can bite on a stay the city is perfectly happy with. Both checks are per unit, and both happen before we list.
And the one that gets sold wrongly most often: tax
There is no tax advantage here, and we are not going to invent one. Past 30 continuous nights a stay leaves Metro’s short-term permit regime, and Metro’s occupancy tax reaches only stays under 30 continuous days. That is the whole of the good news, and it stops there.
State and local sales tax on accommodations is a separate rule with a different number: the exemption needs 90 continuous days, with no relief for the first 89. So a 45-night stay — squarely the product — is liable for sales tax on all 45 nights. You leave one regime and pick up a collection obligation at the same moment.
Anyone who tells you “over 30 days means no lodging taxes” is wrong by 60 days. You will not read that sentence on this site, and if you have read it somewhere else, that is worth knowing about whoever wrote it.
Boost Rentals is not a law firm, a tax adviser or an insurance adviser, and nothing on this page is legal or tax advice. The statutes and ordinances referred to here are named so that you and your own advisers can read them. We hold the written questions, the provision numbers and the sources, and we will hand the lot to your attorney and your CPA so that nobody bills you for finding them.
Questions
Mid-term rental management in Nashville: what owners ask.
What is mid-term rental management?
Mid-term rental management is running an owner’s furnished home for stays of 32 nights or more: setting the monthly rate, screening the household, writing the agreement, furnishing the home, and handling housekeeping, maintenance and a monthly statement. Owners often search for it as monthly rental management, 30-day rental management or furnished rental management.
It is a different job from short-term management, with different pricing, screening and paperwork, which is why it has its own page and its own terms.
Do I need a short-term rental permit for a 32-night stay?
No, not under Metro’s short-term rental rules: the ordinance’s own definition excludes dwelling units rented to the same occupant for more than 30 continuous days, so a stay past that line is not a short-term rental and does not need a short-term rental permit. That is the whole reason this product exists for homes Metro will no longer permit.
It is not the same as needing nothing. A Davidson County business license, sales tax registration and your own insurer’s sign-off are separate questions with separate answers, and we go through them with you per home. If a short-term permit is what you actually want, Nashville short-term rental permits are handled on their own page.
Why 32 nights and not 30?
Because exactly 30 nights sits in a gap in Metro’s wording, and 32 keeps a booking clearly on the permit-free side of the line. Metro’s zoning language is written around stays of less than thirty days, the exclusion that takes you out of the regime is written around more than 30 continuous days, and Metro’s own permit page calls 30 the maximum short-term stay. A booking written for exactly 30 is on the line.
Two extra nights cost the guest very little and buy margin against the seam, against an off-by-one in somebody’s booking software, and against a check-out that moves by a day. Plenty of operators advertise a 30-day minimum. We would rather not be the test case.
Is mid-term more money than short-term?
Usually not on the nightly rate: furnished 30-plus-night rates generally sit at or below what the same home gets for a weekend, so anyone selling you mid-term as a rate increase is selling the wrong thing.
Where it changes is underneath the rate: steadier occupancy instead of a calendar with holes in it, a handful of turns a year instead of fifty, lower consumables, less wear, and no permit renewal to lose. Model it as occupancy and cost, not as a higher price. We will build that model for your actual home before you decide anything.
Can I run both — short-term and mid-term?
In principle, yes, and for a permitted home it is often the right answer, but it has to be done deliberately. Mid-term inventory never goes on a marketplace with sub-30-night availability open, and a mid-term home is kept on its own calendar, separate from the permitted short-term listings, so that one mis-set minimum cannot create a five-night booking on a home that has no permit for it.
The dangerous direction is not the one people expect. A 28-night booking that extends to 35 starts inside the regime and ends outside it. A 32-night booking that collapses to a 20-night stay leaves a sub-30-day stay on the record of a home that may not be able to hold a permit — which is why our minimum is contractual and not a preference.
If I convert my short-term rental to mid-term, can I go back later?
Possibly not. If the home holds a legacy not-owner-occupied permit in a residential district, thirty continuous months out of short-term use arguably ends the grandfathered right under state law — permanently, because Metro does not issue new not-owner-occupied permits in those districts.
That is the question to answer before you convert, not after. When the clock starts, whether an occasional short stay resets it, and what counts as use in between are all unresolved in the statute. So the honest answer is: maybe not, and nobody can tell you for certain today. Per unit, with an attorney, on the record. The full explanation is in the section on converting a short-term rental that holds a legacy permit.
Who handles the taxes?
Where a management company provides the lodging service, Tennessee’s Department of Revenue puts sales-tax registration and collection on the management company rather than on the owner. That is our job, and we price with it in mind.
What is yours is your own return, and the day-count thresholds that do not line up with each other — 30 for Metro zoning, 30 for occupancy tax, 90 for the sales-tax exemption on accommodations, 180 for business tax. Your CPA reads those against your situation. We will hand them the figures and the dates; we will not tell you what they mean for your return. For the short-term side of the picture, how Nashville’s hotel occupancy tax applies to short-term rental owners is written up separately.
What does mid-term rental management cost, and how long am I locked in?
The fee is 25% of nightly revenue. Nothing else of ours. Supplies and maintenance are billed on top at the vendor’s actual invoice, with no percentage added. The full fee arithmetic is on the pricing page.
Month-to-month, 30 days’ notice in writing, no term and no exit fee. An agreement already running on your home is honoured and handed over cleanly.
Where we manage
The towns around Nashville, and what mid-term demand looks like in each.
Open any of them for who rents there, where the 30-night line falls in that jurisdiction, and what the housing stock is. Every local fact is sourced; where a rule could not be sourced to the city itself, it says so rather than guessing.
Nashville and Davidson County
NashvilleThe deepest mid-term demand in the region, and the broadest housing stock to meet it.
Who rents here
- Vanderbilt University Medical Center — the dominant health employer in the region and the single largest driver of traveling-clinician housing.
- HCA Healthcare is headquartered at One Park Plaza; company-wide it reports 189 hospitals and around 320,000 colleagues.
- Nashville General Hospital, the teaching hospital for Meharry Medical College, which runs clinical rotations and visiting faculty year-round.
- Ascension Saint Thomas Midtown, with heart and vascular, orthopaedics, cancer and maternal-fetal medicine services.
Stays of 30 nights or more
Metro states the exclusion in its own words: residential dwelling units rented to the same occupant for more than 30 continuous days are not Short Term Rental Property, and a tenant who has occupied for thirty or more continuous days is not required to pay the occupancy tax. Metro Codes separately confirms that a permitted short-term rental may not host a guest for more than thirty consecutive days. One gap we did not close: the currently codified text of Metro Code § 6.28.030 could not be loaded, so for a marginal case call Metro Codes on 615-862-6500.
The housing stock
The broadest stock here by a distance — 382,555 units, with 9.4% built before 1950 and 25.6% built since 2010. Just under half are single-family detached, a tenth are single-family attached, and 15.3% sit in buildings of 50 units or more.
Why the permit question matters most here
Metro no longer issues new not-owner-occupied short-term permits in AR2A, R, RS or RM districts, and an existing permit does not transfer on sale. A furnished rental above the 30-day line needs no short-term permit at all, which is why mid-term is the use of a residential-zone home that cannot be taken away from it.
Sources: Metro short-term rental occupancy tax · Metro Codes: short-term rentals · HCA Healthcare · Nashville General Hospital · ACS 2024 housing, Davidson County
The inner ring
FranklinCorporate headquarters country, and the short-term line here is 21 days rather than 30.
Who rents here
- Williamson Health / Williamson Medical Center on Carothers Parkway, which reports over 2,400 staff and more than 900 physicians and advanced practitioners system-wide, and hosts Monroe Carell Jr. Children’s Hospital Vanderbilt at WMC.
- Nissan North America’s U.S. headquarters at One Nissan Way.
- Community Health Systems, headquartered in Franklin, with 59 affiliated hospitals.
- Mitsubishi Motors North America relocated its U.S. headquarters here, a move the State put at roughly 200 jobs.
- Columbia State Community College’s Williamson campus, which runs an accredited nursing programme.
Stays of 30 nights or more
Franklin draws the line at 21 days, not 30: the city defines a short-term vacation rental as a dwelling rented in its entirety for periods of less than 21 days. A stay of a month or more therefore clears it comfortably — but do not quote "30 days" as Franklin’s rule, because it is not.
The housing stock
Newer than it looks from the historic square: 76.6% of homes were built in 1990 or later, with only 754 units predating 1940. It also has the deepest apartment supply of the Williamson towns, at 28.8% of units in buildings of five or more.
Two school systems in one city
Franklin is served by both the Franklin Special School District and Williamson County Schools. Relocating families ask about this constantly, and which one a given address feeds is worth knowing before you market a home to them.
Sources: City of Franklin: short-term vacation rentals · Williamson Health · State of Tennessee: Mitsubishi relocation · ACS 2024 housing, Franklin
BrentwoodThree-month minimum by ordinance — a 32-night stay is not permissible in a Brentwood house.
Who rents here
- Lifepoint Health, headquartered on Seven Springs Way.
- Tractor Supply Company, headquartered on Virginia Way, with more than 54,000 team members company-wide.
- There is no acute-care hospital in Brentwood. Williamson Health runs a walk-in clinic here through a joint venture with Vanderbilt Health; the nearest hospital is in Franklin.
Stays of 30 nights or more
Brentwood is the exception that matters. Municipal Code § 78-19(e) provides that no single-family residence or portion thereof may be rented to any tenant for a period of less than three months, and the city’s own short-term rental page restates it. There is no short-term permit track to fall outside of — the three-month floor is the rule. In practice a 13-week clinician contract clears it and a 32- or 60-night placement does not, so we do not market short mid-term stays in Brentwood houses. Check a marginal case with Planning and Codes on 615-371-2204.
The housing stock
Mature and almost entirely detached: 87.8% single-family detached, with only 8.4% of units in anything other than a single-family home. Three quarters were built between 1970 and 2009 and only 1.8% since 2020.
Effectively no apartment supply
The city’s own history page records that about 90 per cent of Brentwood’s acreage is zoned residential at a density of one dwelling per acre. A furnished house is the only mid-term product here — which is exactly why the three-month floor bites so hard.
Sources: Brentwood Municipal Code § 78-19 · City of Brentwood: short-term rentals · Brentwood history and zoning density · ACS 2024 housing, Brentwood
HendersonvilleThe clearest 30-day rule of any city here, and a 159-bed hospital in town.
Who rents here
- TriStar Hendersonville Medical Center on New Shackle Island Road — a 159-bed hospital with a NICU, a certified primary stroke center and a chest pain center. The largest traveling-clinician driver in town.
- Industrial employers with published headcounts: MGM Industries 225, OSRAM Continental 195, Aladdin Temp-Rite 175, Nashville Tempered Glass 150, ITW Dynatec 110, Nashville Wraps 100.
- The city reports more than $1 billion of new development approved for construction.
Stays of 30 nights or more
Hendersonville says it in plain English. The zoning ordinance defines a vacation rental as lodging for terms of less than 30 days, and the city’s own FAQ states that rental of 30 days or more is not considered short-term and does not fall under short-term rental restrictions. Under-30-day rentals need a site plan, a use and occupancy permit and a business license, and are confined to two commercial zones.
The housing stock
The oldest stock in Sumner County and heavily detached: 74.1% single-family detached, with the 1970s the single largest decade at 19.0% and only 3.4% built since 2020.
Twenty-six miles of lakefront
The city covers roughly 38 square miles with 26 miles of shoreline on Old Hickory Lake. Rock Castle, a seven-level hand-hewn limestone house on the National Register, sits inside the city limits.
Sources: Hendersonville short-term rental FAQ · Hendersonville Zoning Ordinance 2019-45 · TriStar Hendersonville Medical Center · City history and lakefront
Mount JulietCommuter rail into downtown, and a housing stock that is almost all 2000s-onward detached.
Who rents here
- TriStar Summit Medical Center in neighbouring Hermitage — a 234-bed HCA facility. There is no hospital inside Mount Juliet itself.
- Schneider Electric announced 355 new jobs here in 2024.
- The State’s Wilson County profile estimates FedEx Supply Chain at 1,168, CEVA Logistics at 1,063 and Chewy at 778 in Mount Juliet.
Stays of 30 nights or more
The Land Development Code permits short-term rentals only in the RM-16 district and defines them by reference to state law, where a short-term rental unit is a residential dwelling rented for a period of less than thirty continuous days. A stay of 30 continuous nights or more is therefore not a short-term rental unit. No rental registration or inspection programme was found in either of the city’s codes. Planning and Zoning: 615-773-6283.
The housing stock
New-build suburban and overwhelmingly detached: 65.5% of its 16,952 units were built in 2000 or later and only 8.9% before 1980. 73.6% are single-family detached. The typical candidate is a three or four bedroom detached house in a platted subdivision.
One of three stops on Tennessee’s only commuter rail
Mount Juliet Station has around 255 free park-and-ride spaces and published weekday trains reach Riverfront Station downtown in 30 to 34 minutes. No official road mileage is published by the city, so we do not quote one.
Sources: Mt. Juliet Land Development Code § 5-101 · Tennessee Public Chapter 972 (2018) · WeGo Star ride guide · ACS 2024 housing, Mount Juliet
GoodlettsvilleA corporate headquarters town where short-term rentals are barred from residential districts entirely.
Who rents here
- Tyson Foods employs around 2,400 here in case-ready meats — the largest employer in the city by a wide margin.
- Dollar General Corporation is headquartered on Mission Ridge, with roughly 1,374 at the headquarters itself. A corporate head office of that scale is the strongest relocation driver in the city.
- Associated Wholesale Grocers 325, Des-Case 89, American Bottling 70, Prevost Motorcar 60.
- No acute-care hospital inside the city; clinician demand here is spillover from Nashville and Hendersonville.
Stays of 30 nights or more
Goodlettsville runs its own zoning code, not Metro’s, despite sitting partly in Davidson County. A short-term rental property is defined by transient occupancy, and transient means occupancy for less than 30 continuous days — so a stay of 30 continuous days or more is not one. The city also confines short-term rentals to five commercial districts and marks them not permitted in every residential district, which makes a 30+ day furnished let the only lawful way to rent a Goodlettsville house by the month.
The housing stock
Weighted to the 1970s through 2000s with more small multifamily than its neighbours: 55.0% single-family detached, 10.2% attached, and roughly a quarter of units in buildings of five to forty-nine.
The population nearly doubles in the daytime
The city’s own figures note that its daytime population is nearly double the night-time census count — a direct signal of inbound workers, which is what mid-term demand is made of. Goodlettsville also sits in two counties at once.
Sources: Goodlettsville Zoning Ordinance, Title 14 · City of Goodlettsville facts · Dollar General corporate facts · MTIDA Goodlettsville profile 2026
NolensvilleAlmost entirely new detached housing, and no major employer of its own.
Who rents here
- A Williamson Health walk-in clinic operated through a joint venture with Vanderbilt Health.
- The nearest hospital employer is Williamson Medical Center in Franklin.
- We will be straight about this one: there is no major in-town employer, corporate campus, hospital or college in Nolensville. Its mid-term demand is spillover from the Franklin and Cool Springs employment core and from Nashville. Anything else would be invention.
Stays of 30 nights or more
The zoning ordinance defines a short-term rental unit as a dwelling rented for a period of less than thirty continuous days, and separately says that a short-term rental unit is not a Household Living use — so a 30+ continuous-night stay reads as ordinary residential occupancy. One trap for owners: an accessory dwelling unit may not be used for transient accommodation or as a short-term rental unit at all. Planning: 615-776-3633.
The housing stock
The newest and most uniform stock in the whole set. Of 4,538 units, 60.6% were built in 2010 or later and 97.2% are single-family detached — with literally zero units in any building of two or more.
An eighteenth-century town with a brand-new housing stock
Nolensville was founded in 1797 and first incorporated in 1838, then lapsed and was re-incorporated only in 1996. That gap is precisely why a town with that history has almost no housing older than the 1980s.
Sources: Nolensville Zoning Ordinance, Article 9 · Town history · Williamson Health walk-in clinics · ACS 2024 housing, Nolensville
La VergneAn apartment desert — three per cent of homes are in a building of five units or more.
Who rents here
- Employers the city names itself: Amazon, Ingram Content Group, Cardinal Health, Coca-Cola, ICEE, Hot Topic, Chromalox, MEIKO and Sims Recycling, among others. No headcounts are published for any of them and we do not invent them.
- No hospital in La Vergne. The nearest are TriStar StoneCrest in Smyrna and Ascension Saint Thomas Rutherford in Murfreesboro, so clinician demand here is spillover.
- The city reports Nashville International Airport 11 miles away and more than 1.2 million people within a 25-mile radius.
Stays of 30 nights or more
The most explicit wording of any city here. The zoning ordinance’s short-term vacation rental section states that all stays must be less than 30 days, and its residential use category is defined as premises available for long-term habitation, excluding short-term leasing or rental of less than one month. By the ordinance’s own words a 30+ night stay is long-term residential occupancy. The license mechanics referenced in zoning could not be found in the codified code, so confirm those with Codes on 615-213-2624.
The housing stock
Tight and late-built: 37.6% of all 13,972 units went up in the single decade from 2000, and 79.6% are single-family detached.
Why a furnished house is the only option here
Just 413 of La Vergne’s 13,972 homes — three per cent — sit in buildings of five units or more, against 22.3% in Smyrna and 31.6% in Murfreesboro. For anyone needing a month in La Vergne, a furnished house is close to the only non-hotel choice.
Sources: La Vergne Zoning Ordinance (July 2026) · La Vergne economic development · ACS 2024 housing, La Vergne
Further out
MurfreesboroA university and two hospital systems, and the most apartment-heavy town in the set.
Who rents here
- Ascension Saint Thomas Rutherford, a critical care hospital that has added 36 inpatient beds since 2021 with 18 more critical care beds to come.
- The Alvin C. York VA Medical Center on Lebanon Pike, part of the VA Tennessee Valley Health Care System.
- Middle Tennessee State University, with an official Fall 2025 headcount of 20,812.
- MTSU’s School of Nursing states that Vanderbilt, Ascension Saint Thomas and HCA employ 80% of its graduates — a nursing pipeline feeding straight into the region’s mid-term demand.
Stays of 30 nights or more
Murfreesboro appears to have no short-term rental regime at all. The full text of the city’s zoning ordinance was searched and the phrases "short-term rental", "vacation rental" and "tourist home" appear nowhere, with no minimum lease term for dwellings; the codified code carries no short-term rental provisions and no rental registration programme. The city was still at legal review stage on the question in 2025. Because this is a negative finding, it cannot rule out an ordinance adopted and not yet codified — check with Planning and Zoning on 615-893-6441 before relying on it.
The housing stock
66,400 units, 55.6% built in 2000 or later, and 31.6% in buildings of five units or more — the deepest apartment supply of any town here, which is worth knowing before pricing a furnished house against it.
The geographic center of Tennessee
The city sits at the state’s geographic center. Stones River National Battlefield is in town; the National Park Service describes the fighting of 31 December 1862 to 2 January 1863 as one of the bloodiest conflicts of the Civil War.
Sources: Murfreesboro codified Code of Ordinances · MTSU Board of Trustees metrics · Ascension Saint Thomas Rutherford · ACS 2024 housing, Murfreesboro
SmyrnaThree-month minimum on detached houses — but condos and townhomes are not caught.
Who rents here
- The Nissan Smyrna vehicle assembly plant, which Nissan says employs over 6,500 people with capacity for up to 640,000 vehicles a year and more than $9.2 billion invested to date.
- TriStar StoneCrest Medical Center, a 119-bed hospital with a Level III trauma center and Level II NICU.
- Smyrna/Rutherford County Airport, more than 1,700 acres and the busiest general aviation airport in the state.
Stays of 30 nights or more
Smyrna works like Brentwood, with one important difference. The zoning ordinance provides that no single detached dwelling may be rented to any tenant for a period of less than three months, and the town’s own short-term rental page restates it. For multi-family the rule is different: a complex only becomes a semi-transient activity where more than 30% of units are occupied on a less-than-monthly basis, so monthly-or-longer stays in condos, townhomes and apartments are not caught. That the three-month floor binds only detached dwellings is our reading of the ordinance’s structure rather than a published town interpretation — confirm with Planning on 615-355-5706 before committing a detached house.
The housing stock
21,051 units, half built since 2000 and 21.2% before 1980 — the oldest mix in Rutherford County. 61.1% detached, 22.3% in buildings of five or more.
Sources: Smyrna Municipal Zoning Ordinance (July 2026) · Town of Smyrna: short-term rentals · Nissan Smyrna plant · ACS 2024 housing, Smyrna
GallatinA 167-bed hospital, a national headquarters, and a zoning code rewritten in September 2026.
Who rents here
- Highpoint Health – Sumner with Ascension Saint Thomas on Hartsville Pike, a 167-bed facility governed by a local board of trustees.
- Gap Inc.’s distribution center employs around 1,080 — the largest private employer in the city.
- Servpro Industries is headquartered here with roughly 438 staff, supporting more than 2,000 locations nationwide.
- Beretta USA manufactures firearms in Gallatin with around 180 employees; Simpson Strong-Tie announced a $110 million expansion that more than doubles its capacity here.
- Volunteer State Community College’s main campus, with nursing and health sciences among its six divisions.
Stays of 30 nights or more
Gallatin adopted an entirely new zoning ordinance effective 1 September 2026, so date anything you read about it. That ordinance defines a short-term rental unit as a dwelling rented for a period of less than thirty continuous days, which puts 30+ continuous nights outside the regime and its permit, annual business tax, fire marshal inspection, occupancy caps and insurance requirements. A full-text search of the adopted ordinance for rental registration and long-term rental licensing returned nothing. Short-term rental questions: 615-451-5796.
The housing stock
The newest stock in Sumner County, with a third of all homes built in the 2010s. 55.7% detached, 9.4% townhomes, and a genuinely mixed small-multifamily tail.
Sources: Gallatin ZOCO zoning ordinance (adopted Sept 2026) · Highpoint Health – Sumner · MTIDA Gallatin profile 2026 · ACS 2024 housing, Gallatin
LebanonA Vanderbilt hospital, a new residency programme, and the deepest rental market outside Nashville.
Who rents here
- Vanderbilt Wilson County Hospital on West Baddour Parkway — 245 beds across two campuses and the sole provider of inpatient and outpatient medical services in Wilson County.
- The hospital’s first accredited primary care and internal medicine residency began with eight residents in July 2026, rising to 24 by its third year. Relocating residents are a textbook 30+ night furnished cohort.
- Cracker Barrel Old Country Store is headquartered in Lebanon on roughly 90 acres, with about 784 employees locally per the State’s county profile.
- Amazon is the largest local employer in the State’s Wilson County table at an estimated 3,008, ahead of Geodis at 1,658.
- Cumberland University, founded 1842, with 3,266 students enrolled in Fall 2026.
Stays of 30 nights or more
Lebanon draws the line differently: its zoning code defines permanent residential occupancy as living accommodation taken on a monthly or longer basis, and puts transient lodging in the commercial hotel and motel category instead. There is no defined short-term rental unit and no numeric day threshold anywhere in the zoning code, and a full-text search of the complete municipal code found no short-term rental ordinance, no rental registration and no inspection programme. That is a negative finding from codified text, so for written confirmation call the city on 615-443-2839.
The housing stock
The best two-product town in the set: 57.0% of its 18,262 homes were built in 2000 or later, but 27.3% predate 1980. 37.6% of households rent, a notably deeper rental market than Mount Juliet. In practice that means newer detached stock out by the interstate and older, smaller houses and small multifamily near the square and the hospital.
The fastest-growing county in the state
Wilson County’s audited annual report records the Comptroller naming it the fastest-growing Tennessee county per capita from 2020 to 2024, with the county up 34.8% between the 2010 and 2020 censuses. Lebanon is the only city on the rail line with three stations.
Sources: Lebanon Zoning Code, use classification · VUMC: acquisition of the Lebanon hospital · VWCH residency programme · Wilson County FY2025 audited report
Spring HillA GM manufacturing campus, two counties at once, and a live sewer moratorium.
Who rents here
- GM Spring Hill Manufacturing on Saturn Parkway — a 2,100-acre campus with stamping, propulsion and battery assembly, building the Cadillac XT5, XT6, LYRIQ and VISTIQ. GM publishes no site headcount, so we quote none.
- Medacta chose Spring Hill for its North American headquarters, expected to create 200+ jobs on an initial $85 million investment.
- No acute-care hospital in Spring Hill — there is a freestanding TriStar emergency room and outpatient services, with the nearest system hospital in Columbia.
Stays of 30 nights or more
The city code defines a short-term rental as a dwelling rented for a period of less than 30 continuous days, so 30+ continuous nights sits outside the permit regime, its five-bedroom cap, annual inspection and fees. One wrinkle worth knowing: a neighbouring section defines short-term rental occupants as those staying for a period not to exceed 30 consecutive days, which reads slightly broader. The operative definition is the first, but the inconsistency is real and in the code.
The housing stock
Overwhelmingly new-build: 82.4% of homes were built in 2000 or later and only about 4.6% before 1990. Three quarters are single-family detached.
A sewer moratorium that affects new construction
In August 2025 the city accepted a state consent order after self-reporting 29 effluent exceedance violations, carrying a $65,700 penalty and a moratorium on new sewer connections for projects without vested rights, lasting until the treatment plant meets standards for twelve consecutive months. If you are weighing new construction here, this is the first thing to check.
Sources: Spring Hill City Code § 20-501 · City notice: TDEC consent order and sewer moratorium · GM Spring Hill · ACS 2024 housing, Spring Hill
ColumbiaA 255-bed regional hospital, the oldest housing stock here, and no rental registration at all.
Who rents here
- Maury Regional Medical Center, the 255-bed flagship of Maury Regional Health, with an accredited heart programme, cardiac cath lab, NICU, cancer center and robotic surgery.
- Maury Regional Health overall reports more than 500 physicians and advanced practice professionals across its hospitals and 20-plus practices.
- Columbia State Community College, founded 1966 as Tennessee’s first community college, serving close to 10,000 students a year.
Stays of 30 nights or more
Columbia is the cleanest file of the set. Its zoning ordinance defines a short-term rental unit as one rented for less than thirty continuous days, and says in terms that a short-term rental unit is not a Household Living use — so 30+ continuous nights is ordinary residential occupancy. That matters because Columbia’s short-term regime is restrictive: the use is not permitted in ten of fourteen districts and needs an annually expiring permit. The full municipal code was downloaded and searched: "short term rental", "rental registration", "rental inspection" and "landlord" return no hits anywhere in it.
The housing stock
The oldest and most mixed stock of the southern corridor: 23.4% built before 1960, alongside 22.3% built since 2010. 67.1% detached, with a real small-multifamily tail.
Mule Day and a presidential home
The annual Mule Day celebration and parade is the city’s signature event, and the ancestral home of President James K. Polk stands about two blocks from downtown.
Sources: Columbia Zoning Ordinance (April 2025) · Columbia Municipal Code (MTAS) · Maury Regional Medical Center · ACS 2024 housing, Columbia
ClarksvilleFort Campbell and a Vanderbilt hospital — and the one city where 30 nights is not enough.
Who rents here
- Fort Campbell, home of the 101st Airborne Division (Air Assault), a 106,700-acre installation on the Tennessee–Kentucky line. We publish no personnel figure because no current official one exists. Permanent-change-of-station and temporary-duty rotations create recurring furnished demand of roughly one to four months — that is how those orders work, not a local statistic.
- Vanderbilt Clarksville Hospital — a 270-bed hospital acquired by Vanderbilt Health in February 2026 and no longer trading as Tennova. It employs approximately 1,100 staff and more than 30 physicians.
- Blanchfield Army Community Hospital on Fort Campbell.
- Austin Peay State University enrolled 11,161 students in Fall 2025, of whom more than 3,700 — about 33% — are military-affiliated.
- Korea Zinc announced a $6.6 billion investment creating 420 new jobs in Montgomery County, including its U.S. headquarters in Clarksville.
Stays of 30 nights or more
Clarksville is the one place where the usual wording does not hold. Its code reaches short-term rentals offered for a period of up to thirty consecutive calendar days, while the exclusion requires more than thirty continuous days. A stay of exactly 30 nights therefore arguably falls inside the short-term definition; 31 nights or more is unambiguously outside it. We market Clarksville as 31+ nights, or a full calendar month and longer. Our own 32-night minimum clears it.
The housing stock
The broadest era spread of the outer markets, which suits a mixed portfolio: 45.1% built since 2000, 17.4% in the 1990s, and 8.1% before 1960. 67.3% detached, with an unusually high 8.2% in three- and four-unit structures.
A two-state housing market
Fort Campbell straddles the state line and is officially addressed in Kentucky, so Clarksville’s military housing demand is split across two states. The city itself is Tennessee’s fifth largest municipality, covering 95 square miles.
Sources: Clarksville City Code, Title 5 Ch. 3 · VUMC: Vanderbilt Clarksville Hospital acquisition · Austin Peay State University fast facts · Fort Campbell · State of Tennessee: Korea Zinc
Get started
Start with your parcel, not with a pitch.
Send the address. We look up the zoning district, the permit type on record and the renewal date, and come back with what is actually open to that home — short-term, mid-term or both — and the numbers underneath each. Chris replies personally, usually the same business day.
- 75 homes · 47 owners
- 32-night minimum
- 25% of nightly revenue, nothing else
- Month-to-month, 30-day notice
It’s not gonna rent itself.