Sun River, OR · Short vs mid-term
Short-term or mid-term rental in Sun River?
On modelled numbers, the two are close enough that workload and risk should decide it after costs. Nightly renting nets $40,664 on 48 turnovers; a monthly tenant at $4,000 nets $37,840 with a handful of moves a year.
Short-term net
$40,664
After 32% operating costs
Mid-term net
$37,840
After 14% operating costs
Difference
+$2,824
Short-term minus mid-term
Turnovers a year
48 vs ~2
Nightly vs monthly
Side by side
| Short-term (nightly) | Mid-term (monthly) | |
|---|---|---|
| Gross income | $59,800 | $44,000 |
| Modelled operating costs | −$19,136 | −$6,160 |
| Net income | $40,664 | $37,840 |
| Pricing basis | $298 a night at 55% | $4,000 a month, 11 months let |
| Turnovers a year | 48 | 1–3 |
| Furnishing and setup | Full furnishing, linens, supplies | Furnished, lighter consumables |
| Income stability | Season-dependent | Predictable while tenanted |
| Rule exposure | Directly affected by short-term rental rules | Often outside short-term rental rules at 30+ nights |
Operating costs are modelled at 32% of gross revenue for a nightly rental (cleaning, supplies, utilities, platform fees, maintenance, insurance) and 14% for a monthly rental. Financing assumes a 25% down payment and a 30-year loan at 7%. These are planning assumptions, not quotes — replace them with your own numbers. Mid-term income assumes 11 let months out of 12 and a monthly rent modelled at 45% of a month of nightly revenue. Many owners in seasonal markets run a hybrid: nightly through peak season, monthly through the trough.
The hybrid option
Sun River demand peaks in Jul and bottoms in Dec, a 1.6× spread. Running nightly through the peak months and taking a mid-term booking through the trough usually beats committing to one model all year — especially where a 30-night booking also sidesteps local short-term rental restrictions.
Compare Sun River with nearby markets
Want a second opinion on your property?
Send us the address and we will tell you what we think it can do, what the local rules require, and whether co-hosting makes sense for you.