At McCourt Property Management, we generally do not recommend month-to-month leasing as a standard practice.

When we do allow temporary month-to-month arrangements, it is usually because we believe the timing or flexibility will ultimately benefit the owner strategically — whether by positioning the property for a stronger spring leasing season, accommodating an upcoming sale or renovation, or helping avoid a vacancy during a slower market period.

In other words, month-to-month leasing is not something we approach casually. We try to use it thoughtfully and intentionally, only when it serves the owner’s long-term interests and the overall performance of the property.

One thing we pay very close attention to is lease expiration timing.

Whenever possible, we try to avoid having leases expire between roughly September and January, and honestly, we try to avoid August too.

Why?

Because in West Texas, properties generally lease faster and often for stronger rental rates during the spring and early summer months. Once you move into fall and winter, the leasing market often slows down considerably.

Over many years, I have seen timing make a surprisingly large financial difference in the bottom line.

I once had two identical homes on the same block with same layouts, amenity levels, everything. One leased quickly in May for $2,850 per month. The second became available just one month later. It sat much longer and ultimately leased for only $2,700.

Same neighborhood.
Same general product.
Completely different timing.

That experience, and many others like it over the years, reinforced how important lease timing and seasonal leasing patterns can be in protecting occupancy and rental income.

Of course, every property and situation is different, and sometimes flexibility is necessary. But whenever possible, we try to structure renewals and lease terms methodically rather than simply letting the calendar happen to us.

In some situations, we intentionally use temporary month-to-month arrangements intentionally.

For example, if a lease expires in January — which is often one of the slower leasing periods — we will sometimes allow a resident to remain month-to-month for a few months rather than immediately forcing a new one-year lease during an unfavorable timing cycle. Having a home come vacant in November is bad enough. Risking it coming vacant every November because we allowed it creates an avoidable recurring problem.

However, because month-to-month leasing creates additional uncertainty and vacancy risk for owners, there is typically a higher monthly rental rate associated with that flexibility.

In many cases, we may recommend a temporary month-to-month extension with an increased rental rate for a short period, while also communicating clearly with the resident that by spring leasing season (typically March or April), they will either need to:

  • sign a new fixed-term lease,
  • or begin making other housing arrangements.

This approach sometimes allows both the property owner and resident additional flexibility while still helping position the property for a stronger leasing season if turnover eventually occurs.

Having a home come vacant in November is bad news. Having it come vacant because we allowed it borders on incompetence.

Similarly, if we take over management of a new property during a slower leasing season — for example, in November — we will still work to prepare and lease the property as quickly as possible at the strongest market rate available at that time.

However, with the owner’s approval, we will often structure the initial lease term so that it expires during the stronger spring leasing season, typically around March or April.

Why?

Because this gives the us an opportunity to reposition the property during a historically stronger rental market, when leasing activity is often higher and market rents may be stronger as well.

Over time, thoughtful lease timing and strategic renewal planning can make a meaningful difference in both occupancy stability and long-term rental performance.