What best describes your situation?
A Frisco family displaced by a hard freeze moved in within 18 hours and stayed 67 nights. Here is what the same home earned as a long-term rental.
On the homes we manage in this part of Collin County, yes, and the margin is larger than most owners expect because the long-term comparison is often negative rather than merely lower. A 2020-built four-bedroom nearby netted its owner $3,273 a month. The same home as a long-term rental would have been cash-flow negative.
Those figures come from a home we manage in Plano, eight miles from Frisco, because we publish numbers we have rather than numbers we can model. What makes them relevant to Frisco is the demand structure the two suburbs share.
A family in Frisco came home from a Sunday service to find their kitchen ceiling collapsing. A pipe had burst on the second floor while they were out. Their carrier placed them in one of our homes in the same school district within 18 hours. Their children did not miss a school day. They stayed 67 nights.
Three details in that account explain the whole model.
Eighteen hours. Displacement is an emergency. A supplier who cannot respond same-day is not in this channel, whatever their inventory looks like.
Same school district. This is the product. A larger house across the metro would have been a worse placement, and the housing company knows it.
Sixty-seven nights. More than double the 30-night minimum, and unremarkable. Repair timelines slip, supplements get approved, and stays extend.
As a principle: proximity is the product in insurance placement. A family will accept a smaller home near their children's school before a larger one across town.
Here is a home we manage in Plano, in the same demand basin as Frisco, with the actual figures.
| Metric | Value |
|---|---|
| Property | 2,152 SF, 4 bed / 2 bath, built 2020 |
| Furnishing investment | $20K |
| Market value (2025) | $480K |
| Monthly midterm income | $5,133 |
| Long-term equivalent | $2,083 |
| Nightly rate | $250 |
| 3-year occupancy | 90% |
| Monthly net after utilities | $3,273 |
| Long-term comparable, net | −$1,860 (cash-flow negative) |
| Displacements within 7.5 miles | 1,560–3,899 per year |
| Submarket density | 1,634 households/sq mi, 54% owner-occupied |
The row worth sitting with is the second from the bottom. Between 1,560 and 3,899 displacement events a year within a 7.5-mile radius is the reason a home in this basin fills. It is not marketing that produces the occupancy. It is claim volume meeting a partner who needs single-family inventory.
The $20K furnishing line is the other number to weigh. It is your capital, spent before any revenue arrives, and it is the least reversible part of the decision.
Around 80% of our bookings across Texas come from insurance placements via insurance housing companies. Between 5% and 10% of Texas properties file a claim in a given year, and 10% to 25% of claims warrant temporary accommodation. North Texas contributes more than its share. Storms create the visible surges; ordinary single-property loss creates the baseline.
The employer cluster along the Dallas North Tollway brings relocating employees who arrive on start dates rather than personal timelines. Roughly 10% of our bookings come from corporate relocation companies.
Suburban hospital systems in Collin and Denton counties run contract clinicians on 13-week assignments that frequently extend.
We accept roughly 20% of the properties we evaluate. Three things disqualify a Frisco home most often.
HOA lease-term restrictions. Some Collin County HOAs require a twelve-month minimum lease, which rules out the model entirely. This is checkable in the covenants before you spend anything on furniture.
Property type. Our partners place households. Three and four-bedroom single-family homes reach the demand; small urban units do not.
Submarket saturation. We hold around 20 active properties within five miles of the Plano home above. Past a threshold, another home lengthens everyone's vacancy rather than adding revenue, and we say no on that basis.
It is one home, and it is not in Frisco. It sits in a dense, largely owner-occupied part of Plano and performs at the strong end of our portfolio rather than the middle. A Frisco home further from the density, or older, or smaller, should be underwritten at lower occupancy.
The displacement range is modeled from claim-rate and household data rather than counted. The width of the range reflects real uncertainty about how many claims warrant temporary accommodation. Treat it as an order of magnitude, not a forecast.
All figures are from our own portfolio of 150+ homes across four Texas metros. They are not a Collin County market average, and another operator running the same house would produce different results.
It depends on bedroom count, build year, distance from the density, and how much inventory we already hold nearby. We will run the comparison on a specific address before anyone spends money.
Texas municipal short-term rental ordinances are generally written around stays under 30 nights, so a 30-night minimum sits outside them. Rules change, so confirm for a specific address. We cover the structure in midterm rentals and Texas occupancy taxes.
The first Rental Agreement typically arrives within 30 to 40 days of installation.
Our fee is 25% of collected rent, so a vacant month bills you nothing. If the home is vacant 90 consecutive days you can terminate at no cost.
You can furnish and list a home yourself. Reaching insurance housing companies is the hard part, because they buy from suppliers who can cover a metro and absorb a placement falling through. We explain the channel in how a furnished midterm rental actually gets filled.
Texas Corporate Homes manages 150+ premium furnished single-family homes across DFW, Austin, Houston, and San Antonio. We have been operating since 2015 and managing properties for outside owners since 2019.
If you own a home in Frisco, Plano, McKinney, or elsewhere in Collin County, see the owner program or email leasing@staytch.com. If your submarket is saturated we will tell you.
