Rental income estimator

Most owners on the coast start with the same question: does this unit earn more by the night or by the year? The honest answer depends on the unit, the building and how much of the work you are willing to pay for.

A long-term lease trades upside for predictability: one tenant, one rent check, fewer turnovers. A short-term rental can earn more in season, but income moves with occupancy and every stay brings cleaning, supplies and guest support.

The estimator will put both side by side for the same unit: annual long-term rent against nightly rate times expected occupancy, with the main costs of each shown separately so you can see what you keep.

Seasonality is the part that surprises new owners. Winter months carry much of the year on the coast, while late summer and early fall can sit quiet, and storm season adds uncertainty. A nightly rate that looks strong in February does not hold for twelve months, so any fair comparison uses a full year of expected occupancy, not the best month.

Costs differ just as much. A short-term rental carries cleaning between stays, platform fees, supplies, higher utilities, and state and county tourist taxes that must be collected and filed, plus the licenses your city and the state require. A long-term lease has fewer of those, but it carries vacancy between tenants, leasing costs and wear that shows up at move-out. Furnishing is a real line item for short stays and often none for an unfurnished annual lease.

Your own use changes the math as well. A short-term calendar lets you block weeks for yourself, while an annual lease gives that up. Decide how many nights you want before you compare the income.

Then there is the middle option. Seasonal leases of a few months at a time can suit buildings with longer minimums, and they keep turnover low while still capturing winter demand.

Before any of that matters, check whether your building allows short stays at all. Many towers on the coast set their own minimums, and that rule decides the strategy. The Can I Airbnb My Condo tool covers the city rules, and Brandon can check the building.

• Long-termMonthly rent × 12, minus vacancy between leases.
• Short-termNightly rate × occupied nights, minus cleaning and platform costs.
• Building rulesMinimum stays can rule out short-term entirely. Check first.