What best describes your situation?
Most investment properties are locked into one rental strategy. The three-rental-model gives Texas property owners the flexibility to maximize income across LTR, MTR, and STR managed by the Proper family of companies.
Most residential property investors in Texas pick a strategy and stick with it. The Proper family of companies was built to change that. Proper Home Management (long-term rentals), Proper Stay (short-term rentals), and Texas Corporate Homes (midterm corporate and insurance housing) operate as a coordinated team. For property owners in Dallas-Fort Worth, Houston, Austin, and San Antonio, that coordination is a structural advantage that no single competitor can replicate.
Traditional leases with a single tenant for 12 months or more. Stable, predictable, revenue ceiling capped by market rent. Managed by Proper Home Management.
Furnished rentals to corporate professionals, traveling nurses, insurance-displaced families, and relocating employees. Typically generates 50-100% more than long-term rent. No hotel occupancy tax above 30 days. Managed by Texas Corporate Homes.
Nightly to weekly bookings through Airbnb, VRBO, and direct channels. Highest potential rate per night, most active management required. Managed by Proper Stay.
Austin has significantly tightened its STR regulations, and Dallas, Houston, and San Antonio are monitoring the space. For an investor running an Airbnb, a regulatory change can create an immediate income cliff. Owners in the Proper family have a documented path forward: if STR becomes unfeasible, that property can transition to TCH's corporate housing pipeline or to traditional long-term management without changing management relationships.
Rather than dropping nightly rates to compete for low-quality bookings during slow STR periods, properties in the Proper family can shift availability to TCH's corporate pipeline, filling 30-60 day gaps with stable midterm revenue at rates that are often competitive with discounted STR pricing.
Many investors start as long-term landlords and grow into higher-yield strategies. With Proper Home Management as your entry point, you have a natural escalation path to MTR through TCH, then to STR through Proper Stay. Because all three paths run through the same trusted management family, you build on a foundation of operational history rather than starting over.
Long-Term Rental only: $24,000-$28,800/year. Midterm Rental only: $30,000-$42,000/year. Short-Term Rental only: $42,000-$58,000/year. STR primary plus MTR fill (Proper Stay plus TCH): $50,000-$65,000/year.
Green Residential, Shannon Property Management, Mynd, and most other traditional property management companies operate within a single tier. None of them can transition your property to a corporate housing pipeline when the LTR market softens. None of them have a co-marketing relationship with a network of 40+ corporate relocation and insurance housing partners. The Proper family of companies offers a single, coordinated management relationship that covers the full lifecycle of how a residential investment property can generate income.
Is your property a candidate for the three-rental-model? Proper Home Management focuses on single-family homes in DFW, Houston, Austin, and San Antonio. Contact our team for a no-commitment revenue analysis.
Not simultaneously - a property can only be occupied by one type of tenant at a time. But it can move fluidly between tiers based on demand and market conditions. The Proper team coordinates transitions so your property is always in the tier that makes the most sense for that period.
That is perfectly fine. Proper Home Management provides full-service long-term property management as a standalone service. The multi-tier option is available if and when it makes sense, but there is no obligation to use Proper Stay or TCH.
Start with a conversation with the Proper Home Management team. We will assess your property, review your financial goals, and give you an honest recommendation on which model or combination of models is most likely to meet them.
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