Why do some specials need a longer lease?
Some communities offer their deepest specials only on 14, 15, or 16-month terms. If you’re comparing Fort Worth apartment specials, you’ll see offers like “6 weeks free on 12 months, or 8 weeks free on 15.” The bigger number isn’t always the better deal. You have to compare each one per month.
Longer terms help communities spread renewals across the year, so fewer leases end in slow months. That’s a fair reason, and it changes your math in two ways: the per-month value of the special, and the month your renewal lands.
How do you compare net effective by term?
Use the same formula for each term. Free rent is base × 12 ÷ 52 × weeks. Net effective is (base × months − free rent) ÷ months.
Here’s a labeled illustration on a $1,320 base:
| Offer | Free rent | Net effective |
|---|---|---|
| 6 weeks free on 12 months | $1,827.69 | about $1,168 |
| 7 weeks free on 15 months | $2,132.31 | about $1,178 |
| 8 weeks free on 15 months | $2,436.92 | about $1,158 |
| 10 weeks free on 15 months | $3,046.15 | about $1,117 |
In this example, 7 weeks free on 15 months costs more per month than 6 weeks free on 12. You need about 8 weeks on 15 months just to match 6 weeks on 12. The extra free weeks are spread over three more months.
A rule of thumb
To match a 12-month special on a 15-month term, you need about 25% more free weeks. Anything less costs more per month.
Where does your renewal land?
A 15-month lease that starts in November ends in February. A 12-month lease that starts in November ends in November. Renewal offers tend to follow the market at the time, so the month matters. We’d check what renewals and nearby specials usually look like in the month your lease would end, and whether you’d want to move then.
How does year two compare?
Renewals price from base rent on either term. The jump from your year-one net effective to year two depends on how much the special lowered each month. A bigger per-month discount means a bigger jump. Our guide on year two has the table by weeks free.
On a 15-month lease, you also pay the discounted rate for three more months before the jump. Over 24 months, that can help, so we compare both terms on a 24-month total.
What else should you check?
- Early exit. A longer lease means more months you’d owe if plans change. Read the concession repayment terms.
- Rent increases. Some longer leases fix the rent for the whole term. Confirm it.
- Your plans. If a job or school year sets your timing, a 15-month term may or may not line up.
Questions to ask about a longer term
When a special requires a longer lease, these questions help:
- Is the rent fixed for the full term?
- What are the free weeks on each available term?
- When would my lease end, and what’s the notice window?
- What does early termination cost on the longer term?
- Is there a renewal option that keeps the same terms?
A longer lease can be a good fit if you’re sure about your plans and the per-month numbers win. It can be a poor fit if a job or school move might come up, since early-exit costs can include repaying part of the special.
| Situation | Term that often fits |
|---|---|
| Plans are settled for 15 months or more | Compare both; longer may win |
| A move may come within a year | 12 months, smaller special |
| You want to renew in spring | Pick the term that ends then |
How do you run your own numbers?
The 12 vs. 15 months tool takes your base rent and both specials and shows net effective for each term and the monthly difference. Or send us both offers and we’ll send the comparison, with year two and the 24-month total, usually within a few hours during our hours.
