Let’s Talk Numbers: Why Pricing Your Rental Rates Right Actually Matters
If you own a massage clinic or wellness space and you’re thinking about renting rooms to other massage therapists, you’ve probably asked yourself this:
“How much should I charge for room rental?”
This isn’t just a numbers game—it’s about creating a business that actually works. Charge too little, and you’re basically donating space. Charge too much, and the room stays empty while you stress about overhead.
This guide breaks it all down: the math, the models, what other people are doing, and how to figure out what’s fair—for you and the therapists you’re bringing in.
Step One: Know What It Costs You to Keep the Doors Open
Before you start picking numbers out of thin air, you’ve got to look at what it actually costs you to offer the room in the first place. This is your baseline. If you’re not covering this, you’re losing money—plain and simple.
Here’s what you need to add up:
- Your rent or mortgage
- Utilities (think electricity, internet, water)
- Cleaning, laundry, and basic supplies
- Booking or scheduling software
- Insurance (yep, you need it)
- Equipment maintenance and repairs
- Any shared items you provide (tables, sheets, oils, etc.)
Once you know what that room is costing you per month, divide it by how many days or hours it’s available to rent. Then—and this is important—add a profit margin.
Here’s a super simple formula to start with:
Monthly cost to run the room ÷ Available days = Bare minimum daily rate
Then add 25–50% depending on your goals.
If it costs you $1,200/month to keep that room going, and it’s available 20 full days a month, that’s $60/day to break even. Add 40%? You’re at $84/day. That’s your starting point.
What’s Everyone Else Charging? (AKA, Know Your Local Market)
Once you know your costs, don’t just stop there. It’s time to look around.
What are other wellness businesses in your area charging? Are they renting by the hour, by the day, or the month? Do they offer linens, front desk support, or client referrals?
Even if your spot is more premium, knowing the local landscape helps you stay competitive—and helps you justify your rates when someone asks why you’re charging more than the place down the street.
Your goal isn’t to be the cheapest. It’s to offer the most value for the right people—and be priced like it.
Choose a Rental Model That Makes Sense for You (and for Them)
There’s no one-size-fits-all way to rent rooms. But the model you choose will directly impact how much you charge—and how profitable it is for everyone involved.
💡 Hourly Rental
Example: $25–$40/hour
Perfect for someone just getting started or only working part-time. Low commitment, low stress.
💡 Daily or Half-Day Rates
Example: $75–$120/day or $40–$60 for a half-day
This is ideal for therapists who want regular access but aren’t full-time. Easy to package and sell.
💡 Monthly Flat Rate
Example: $500–$1,200/month
This is for seasoned therapists who already have a steady client base and want consistency. And for you? It’s predictable income.
💡 Percentage Split
Example: 70/30 or 60/40 therapist/owner
This is usually used when you’re also providing clients, front desk support, or marketing. More collaboration, more variables.
Want something flexible? You can go hybrid: a lower monthly fee plus a small percentage of each session.
Pro tip: Pick the model based on who you want to attract and how much involvement you want to have.
You Can Charge More If You Offer More
If you’re including more than just four walls and a massage table, your price should reflect that.
Let’s say you provide:
- Online booking or a front desk team
- Linens, laundry, or supplies
- Marketing support or client referrals
- Use of tools like hot stones, cupping sets, or fancy tables
Don’t underprice a setup that makes their job easier. You’re helping them run a business, not just giving them a place to work.
When you create a high-support environment, your pricing isn’t just a rental fee—it’s a service.
Offer Flexibility Without Undervaluing Yourself
Not every therapist will want the same thing. And not everyone can afford a full-time setup right out of the gate. That’s okay.
You can offer different tiers:
- A few days a week
- Full-time use
- Shared days
- Trial pricing for new renters
You don’t need 10 people at one low price. You need a few good people paying the rate that makes your business work.
And Please—Get It in Writing
A good pricing model means nothing if it’s not backed up by a clear agreement.
Every single rental should come with a contract that spells out:
- The price and when it’s due
- What’s included
- What happens if they cancel
- Boundaries for shared spaces
- Booking and communication expectations
Protect your space. Protect your peace. Be clear from the start.
Quick Recap: Average Rental Rates
| Rental Type | Typical Price Range | Best For |
|---|---|---|
| Hourly | $25–$40/hour | New or part-time therapists |
| Half-Day | $40–$60/half-day | Flexible or transitioning renters |
| Daily | $75–$120/day | Consistent but part-time use |
| Monthly | $500–$1,200/month | Full-time, established therapists |
| Percentage | 30–40% of earnings | When you provide extra support |
An Alternative to Renting: What If You Hired Instead?
Now that we’ve covered how to charge massage therapists for room rental, let’s zoom out for a second.
Because there’s another path here—one that could give you more control, more income, and a tighter brand.
What if instead of renting space, you hired?
Whether that’s employees or 1099 contractors (depending on your state laws and how you structure your business), building a team can be the thing that transforms your space from a collection of random renters… into an actual massage business that runs with your systems, your standards, and your reputation.
Renting vs. Hiring: What’s the Real Difference?
Let’s break it down side by side:
| Renting Rooms | Hiring Staff (Employees or Contractors) | |
|---|---|---|
| Income per service | $25–$50/day or $1,000/mo per room | $15–$40+/hour profit per service |
| Brand control | Low (each therapist runs their own thing) | High (everyone follows your systems + standards) |
| Client ownership | The therapist owns the client | You own the client relationship |
| Consistency | Varies widely based on renter commitment | You decide who’s on the schedule and when |
| Team building | Tough—feels like roommates | Possible—feels like a real business |
| Upsell potential | Limited to what renters want to offer | Full control—you can offer packages, memberships |
Renting feels easier up front—you get that fixed income and less responsibility.
But long-term? It can be limiting.
Here’s Where It Gets Real: The Income Gap
Let’s say you have 3 rooms.
With Renters:
You charge $1,000/month per room.
That’s $3,000/month total, no matter how many clients come in.
With Hired Staff:
Let’s say each therapist does 20 massages a week at $100 each.
Even after paying them 50%–60%, you’re left with about $40–$50 profit per massage.
- 3 therapists × 20 massages/week × $45 profit =
👉 $2,700/week or $10,800/month
Yes, there’s more overhead. Yes, it takes management.
But the upside? It’s not even close.
You’re not just renting space—you’re building equity, a brand, a business that can grow and eventually run without you.
Why Hiring Gives You More Control
Here’s what hiring lets you do that renting doesn’t:
- Standardize client experience across the board
- Promote your team as a collective, not just individuals
- Book clients directly into your business
- Offer package deals, memberships, and upsells
- Pivot faster when something isn’t working
- Actually scale without relying on someone else’s motivation
Renters come and go. Employees become a part of your business legacy.
Related: How To Hire Your First Massage Employee
Not Ready to Hire Yet? Start Small.
If hiring feels like a big leap, you don’t have to overhaul everything overnight. You can:
- Start with 1 part-time contractor
- Test the waters with one employee and build out systems
- Create a hybrid model—one room rented, one room hired
It’s not either/or—it’s about building something intentional.
Final Thought: Don’t Just Fill Rooms. Build a Business.
Renting space can be a solid step—but if your goal is long-term income, brand equity, and true leadership?
Hiring might be your next best move.
So ask yourself:
Do I want to be a landlord…
or do I want to be the CEO of a massage business I’m proud of?
Your space has the potential to be more than a set of rooms.
Let’s make it a destination.
