Want to buy a home and rent it out on Airbnb or VRBO? Good news. Fannie Mae now has a rule that lets short-term rent help you get a regular home loan. Before September 2, 2026, most lenders had no clear way to count this income. Now they do. Lenders can use the new rule today. By November 1, 2026, every lender must use it.
Last updated: September 24, 2026
What Is a Short-Term Rental?
It is a furnished home that guests rent for a few days at a time, usually less than 30 days. Think Airbnb or VRBO. It is not a home with a normal one-year lease.
As of Q3 2026 (September 2026): Under Fannie Mae Selling Guide B3-3.1-08 as updated by Announcement SEL-2026-08 (Sept. 2, 2026; mandatory for applications on or after Nov. 1, 2026), lease agreements are not accepted for a departing residence or for a rental bought within 45 days of the new loan; rent is set by an appraisal with market rent, Form 1007, or a 3-comparable market analysis; 75% of market rent (50% for short-term rentals) is used; and a borrower with under 12 months of landlord history needs 6 months of PITIA reserves on the vacated home.
The rule only works for a one-unit home you will rent out. It does not work for the home you live in. It does not work for a duplex. It does not work for a basement apartment or a small unit in the backyard.
How the Lender Figures Out the Rent
You do not need to show past rent on a home you have not bought yet. The lender can set the rent number one of two ways:
- An appraiser’s rent report. The appraiser looks at what the home would rent for with a normal long-term lease.
- Real short-term rental data. The lender gets numbers on three similar short-term rentals near the home. They look at what each one charges per night, week, or month, and how many nights it was booked last year.
The second option is the big change. It is the first time Fannie Mae has said lenders can use real Airbnb-style numbers on a purchase.
How Much of the Rent Counts?
Only half. Here is the math:
- Start with the monthly rent from the report or the data.
- Cut it in half. Only 50% counts. The other half covers empty nights, cleaning, and repairs.
- Subtract the full monthly payment on that home (loan, taxes, insurance, and any HOA dues).
If the answer is a positive number, it cancels out that home’s payment. It does not get added to your income. If the answer is a negative number, that shortfall counts as a monthly bill against you.
Your numbers will be different. The rent, your payment, and any other homes you own all change the answer. Run your real numbers with us below.
Source: JD.Mortgage Team at PRMG, Airbnb Income Now Counts: Fannie Mae’s New Short-Term Rental Rule, updated September 2026, https://jd.mortgage/short-term-rental-income-mortgage/
What are you looking to do?
No SSN required. No credit pull. Takes about 2 minutes.
Already Own a Short-Term Rental and Want to Refinance?
If the home already shows up on your tax return, the lender uses the rent from your tax return and averages it over 12 months. If it is not on your tax return yet, the lender uses the same two options above.
The Catches
- It has to be legal. The home must follow every local rule for short-term rentals, including any permit or license. If your city does not allow short-term rentals, the rent does not count.
- No income from a backyard or basement unit. Short-term rent from an extra unit on the property does not count.
- One unit only. A duplex, triplex, or fourplex does not qualify under this rule.
- The lender needs your current housing payment. You must show what you pay for the place you live now before any rent from the new home can count.
When a DSCR Loan Is the Better Choice
Losing half the rent hurts. If the home earns strong short-term rent, a DSCR loan may be a better fit. A DSCR loan qualifies you on the home’s rent alone. No tax returns. No pay stubs. We run both options and show you the difference before you choose.
Frequently Asked Questions
Can I use Airbnb income to get a mortgage?
Yes, on a one-unit home you will rent out. Fannie Mae’s rule from September 2, 2026 lets the lender count short-term rent using an appraiser’s rent report or data on three similar short-term rentals nearby. Only half the rent counts.
How much of my short-term rent counts?
Half. The lender takes the monthly rent, keeps 50%, and subtracts the home’s full monthly payment. The other 50% covers empty nights, cleaning, and repairs.
Can the rent be added to my income?
No. If the math comes out positive, it only cancels out that home’s payment. If it comes out negative, the shortfall counts as a bill against you.
Do I need rental history to buy a short-term rental?
No. On a purchase, the lender can use an appraiser’s rent report or data on three similar short-term rentals, including what they charge and how many nights they were booked last year.
Does this work on a duplex or a backyard unit?
No. The rule covers one-unit homes only. Rent from an extra unit on the property, like a basement apartment or backyard cottage, does not count.
When does the short-term rental rule start?
Fannie Mae published it September 2, 2026 and told lenders to use it right away. It is required on every loan application dated November 1, 2026 or later.