Thinking about listing your Edina home on Airbnb? Before you go any further, there is one rule you cannot ignore: Edina requires a minimum rental term of 30 days. That means nightly or weekly bookings under 30 days are not permitted. If you want steady income without headaches, you need a plan that works within the 30‑day minimum. In this guide, you’ll learn what the rule means, the best legal alternatives, how to run the numbers, and what to include in your lease and operations. Let’s dive in.
Edina 30‑day minimum explained
Edina’s regulations prohibit short‑term rentals with stays under 30 days. That is the decisive barrier for Airbnb or VRBO‑style listings in the city. The typical rationale for this kind of rule is to protect neighborhood character, reduce parking and noise issues, ensure safety and inspection compliance, and simplify tax enforcement.
There are tax implications too. In Minnesota, lodging or transient taxes generally apply to stays under 30 days, while longer stays are typically exempt. In Edina, the 30‑day minimum avoids transient lodging tax filings simply because sub‑30‑day stays are not allowed in the first place.
Enforcement is usually complaint driven. Municipal actions can include investigations, fines, and orders to stop noncompliant rentals. The risk of penalties and forced conversion back to a compliant use makes short‑term rental investments far riskier in Edina than in places that allow them.
Why nightly listings do not pencil
Because Edina bans stays under 30 days, you cannot rely on nightly pricing, turnover fees, or platform traction to hit income targets. You also cannot register for local short‑term rental permits or remit lodging taxes for sub‑30‑day stays in Edina, because that activity is not permitted. If your underwriting is based on nightly revenue, your model will not match the legal reality here.
The good news is that you still have viable paths to income if you shift your strategy to 30 days or longer. Many owners find that the right monthly structure produces steady rent, lower turnover, and fewer headaches.
Compliant rental alternatives
Long‑term leases at 30 days or more
A month‑to‑month or fixed‑term lease that starts at 30 days meets Edina’s threshold. This approach offers predictable income and uses standard tenant screening and lease processes. Pros include lower turnover costs, simpler insurance, and fewer regulatory issues. The tradeoff is that the per‑day revenue is usually lower than nightly rates, and tenant protections can make evictions more involved.
Furnished corporate or relocation housing (30, 60, 90+ days)
You can furnish your unit and focus on relocating employees, consultants, or contractors who need medium‑term stays. These leases are typically 30 to 90 days or longer and often command higher monthly rent than comparable unfurnished units. Corporate clients tend to pay on time, create fewer noise concerns, and require less day‑to‑day management.
Extended‑stay and transitional housing (30+ day minimum)
There is consistent demand from people between home sales, those on medical‑related stays, insurance‑covered temporary housing after a loss, students on semester terms, and visiting faculty. You may need targeted outreach to hospitals, employer HR teams, or insurance adjusters to keep vacancy low. The key is to price to include utilities and internet if you provide them.
Room‑by‑room leasing for 30+ days
If your property and local rules allow multiple unrelated occupants, you can increase income by renting by the room with 30‑day minimums. This can boost total rent but adds management complexity and may trigger extra licensing or inspections. Make sure your lease spells out shared area rules, utilities, and cleaning responsibilities.
Property management for 30+ day placements
If you prefer a more hands‑off approach, a local property manager can place 30‑day‑plus tenants, handle screening, and coordinate maintenance within Edina’s rules and any HOA covenants. This service typically comes at a monthly management fee. Weigh the fee against vacancy savings and time saved.
Underwrite a 30+ day rental in Edina
Use a monthly model, not nightly math. A simple framework helps you sanity‑check returns:
- Identify rent comps for 30‑day+ stays
- Compare unfurnished long‑term rents and furnished corporate rates for similar properties in Edina. Use local MLS data, property managers, and corporate housing brokers for comps.
- Estimate achievable gross monthly rent (GMR)
- Unfurnished market rent is your baseline.
- Furnished corporate rent can be 10 to 40 percent higher than unfurnished, depending on location and demand. Validate with local comps.
- Build a realistic expense budget
- Property taxes and insurance: use current bills or quotes.
- Maintenance and repairs: plan about 5 to 10 percent of GMR annually. Increase if furnished or if turnover is frequent.
- Management fee: expect around 8 to 12 percent of collected rent for full service.
- Utilities and internet: include actuals if owner‑paid, which is common for furnished monthlies.
- Vacancy allowance: 5 to 10 percent is a reasonable range for stable monthly leases. If you rely on ad‑hoc month‑to‑month demand, assume the higher end.
- Furnishings reserve: set aside roughly 600 to 1,800 dollars per year, depending on quality and wear.
- Calculate NOI
- Net Operating Income equals GMR minus operating expenses and vacancy reserve.
- Check returns
- Cap rate equals NOI divided by the purchase price.
- Cash‑on‑cash equals NOI minus debt service, divided by your cash invested.
- Run a sensitivity test
- Model scenarios where rent is 10 to 20 percent lower, vacancy is higher, or maintenance spikes. Stress testing helps you set conservative expectations.
Important cautions for Edina:
- Do not assume nightly short‑term rental income. Sub‑30‑day stays are not allowed.
- Budget for marketing into corporate and relocation channels, since nightly platforms are not an option for disallowed bookings.
- If you are converting to furnished monthlies, expect a ramp‑up period while you build relationships with repeat and corporate clients.
Smart marketing for 30+ day demand
- Leverage local MLS for furnished monthly listings when appropriate.
- Partner with corporate housing vendors and relocation companies that place 30‑, 60‑, and 90‑day residents.
- Reach out to hospital housing coordinators, insurance adjusters, and large employers’ HR teams.
- Use professional photos and a clear amenities list, including work‑friendly spaces, reliable internet, and parking details.
- Consider extended‑stay platforms that support 30‑day minimums. Avoid marketing sub‑30‑day stays.
Lease, insurance, and compliance essentials
- Put the minimum stay in writing. Include a clause requiring a 30‑day or longer term and specify if the lease converts to month‑to‑month after the initial period.
- Spell out utilities and services. List who pays for utilities and internet, furniture inventory, cleaning intervals, and rules on subletting.
- Get the right insurance. A standard landlord policy usually fits long‑term tenants. For furnished corporate housing, ask about endorsements and confirm liability limits. Consider requiring renter’s insurance when appropriate.
- Check HOA or condo rules. Some associations restrict rentals or require lease terms longer than the city’s minimum.
- Confirm safety and habitability. Ensure smoke and CO detectors, egress, and any required inspections are up to code. Document move‑in condition and inventory for furnished units.
- Screen appropriately. For corporate tenants, use employment verification, a corporate purchase order, or a master lease when available.
Common mistakes to avoid
- Advertising or accepting bookings under 30 days in Edina.
- Underwriting with nightly revenue expectations.
- Ignoring HOA or condo restrictions that exceed city rules.
- Skipping a furnishings reserve for wear and tear.
- Underpricing furnished monthlies by forgetting utility and internet costs.
Your next step
Airbnb‑style rentals do not work in Edina because of the 30‑day minimum, but you still have strong options for steady income. With the right lease structure, pricing, and operations, a 30‑day‑plus strategy can be both compliant and profitable. If you are weighing a purchase, converting an existing property, or simply want a second opinion on pricing, let’s talk about a plan that fits your goals.
Ready to explore compliant 30‑day‑plus strategies in Edina or the south metro? Let’s connect with Eric Frank to discuss your property and next steps.
FAQs
Are Airbnb‑style rentals legal in Edina?
- No. Edina requires a minimum rental term of 30 days, so nightly or weekly stays under 30 days are not permitted.
Do I have to collect lodging tax for 30+ day rentals in Minnesota?
- Minnesota’s lodging or transient taxes generally apply to stays under 30 days, while longer stays are typically exempt; confirm details with current state and local guidance.
What lease length qualifies as compliant in Edina?
- Month‑to‑month or fixed‑term leases that begin at 30 days meet the city’s minimum, subject to any additional registration or licensing rules.
What happens if I host sub‑30‑day stays anyway?
- Municipal enforcement can include complaint‑driven investigations, fines, and orders to stop noncompliant rentals, which increases risk and uncertainty.
Can I rent by the room if each stay is 30+ days?
- Possibly, if the property and local rules allow multiple unrelated occupants; it can raise income but may trigger added licensing and inspections.
Who typically rents 30‑day‑plus furnished housing in Edina?
- Relocating employees, consultants, contractors, people between home sales, insurance‑covered temporary housing, students on semester terms, visiting faculty, and medical‑related stays.
