Furnishing a vacation rental feels overwhelming—and expensive. Walk through any home goods store and the costs add up fast. But smart owners know you don’t need to spend a fortune to create an appealing space that photographs well and keeps guests comfortable.
This guide covers where to invest, where to save, and strategies for furnishing effectively on any budget.
The Furnishing Philosophy
Guest Expectations vs. Your Home
Vacation rental furnishing differs from furnishing your own home:
Guests care about:
- Comfort during their stay
- Functionality for their needs
- Clean, well-maintained items
- Photogenic spaces
- Basic quality that works
Guests don’t care about:
- Brand names
- Designer pieces
- Your personal style preferences
- Expensive materials
- Sentimental value
Furnish for function and photos, not for impressing interior designers.
The Investment Framework
Think of furnishing in three categories:
| Category | Description | Budget Approach |
|---|---|---|
| High-impact | Items guests use most and notice first | Invest in quality |
| Medium-impact | Important but less visible | Balance quality and cost |
| Low-impact | Functional but rarely noticed | Save money here |
Allocate your budget accordingly.
Where to Invest (Don’t Skimp)
Mattresses
The most important purchase you’ll make.
Why invest:
- Guests spend 6-8 hours on them
- Bad sleep = bad review
- Quality mattresses last longer
- Mentioned frequently in reviews
What to buy:
- Medium-firm works for most guests
- Memory foam or hybrid
- Budget: $400-$800 per queen/king
- Don’t go below $300 for any adult bed
Skip the luxury brands. Guests don’t know or care if it’s a Tempur-Pedic. They care if they slept well.
Bedding
What touches guests directly matters.
Invest in:
- Quality sheets (percale or sateen, 300+ thread count)
- Good pillows (variety of firmness)
- Durable duvet covers (white recommended)
- Mattress protectors (essential)
Budget approach:
- Target Threshold or Casaluna
- Amazon Basics (surprisingly good)
- Costco bedding
- Wait for sales at quality retailers
Cost range: $150-$300 per bed for complete quality bedding setup.
Sofa/Main Seating
Guests spend significant time here.
Why invest:
- High visibility in photos
- Daily use during stays
- Cheap sofas look and feel cheap
- Replacement is disruptive
What to look for:
- Durable fabric (performance fabrics clean well)
- Solid construction
- Comfortable for extended sitting
- Style that photographs well
Budget range: $600-$1,200 for a quality sofa that will last.
Budget sources:
- IKEA (some models hold up well)
- Wayfair sales
- Article (good value for style)
- Local furniture outlets
Kitchen Essentials
Guests want to cook. Give them tools that work.
Invest in:
- Decent knife set (one good chef’s knife matters most)
- Quality non-stick pan
- Solid cookware basics
- Sharp, functional tools
Don’t need expensive:
- Complete matching sets
- Professional-grade equipment
- Specialty items
- Trendy gadgets
Budget approach: One good item in each category beats a cheap complete set.
Where to Save (Budget Options Work)
Artwork and Decor
Guests barely notice, but photos need visual interest.
Budget approaches:
- Print your own photos (local scenes)
- Thrift store frames (spray paint if needed)
- Target, HomeGoods, TJ Maxx finds
- Amazon canvas prints
- DIY simple art
Strategy: A few larger pieces beat many small ones. Simpler photographs better.
Side Tables and Accent Furniture
Functional pieces that don’t need to be expensive.
Budget sources:
- IKEA (designed for this purpose)
- Facebook Marketplace
- Target threshold line
- Amazon basics
What matters: Matches overall style, sturdy enough to function, doesn’t look cheap in photos.
Outdoor Furniture
Gets weathered anyway—don’t overspend.
Budget options:
- Basic metal or plastic sets
- Costco seasonal offerings
- End-of-season sales
- Second-hand in good condition
Focus on: Comfort, functionality, weather resistance over style.
Bathroom Accessories
Functional items that just need to work.
Save on:
- Soap dispensers
- Trash cans
- Shower curtains (replace frequently anyway)
- Basic storage
Still important: Clean, matching, functional. But doesn’t need to be expensive.
Lamps and Lighting
Adequate lighting matters more than expensive fixtures.
Budget approach:
- Target, IKEA, Amazon
- Matching sets look intentional
- LED bulbs (right color temperature)
- Focus on function over design
Dishes and Glassware
Guests need enough that works. That’s it.
Budget perfectly fine:
- IKEA (designed for this)
- Corelle (durable, classic)
- Target basics
- Restaurant supply stores
Get enough for max occupancy plus some. Matching sets photograph better.
Smart Shopping Strategies
Timing Purchases
Best times to buy:
- Holiday sales (Black Friday, Labor Day, etc.)
- End of season clearance
- Moving season (August/September)
- Tax refund season (retailers compete)
Plan ahead. If you know you’re furnishing, start watching sales months before.
Secondary Market
Used furniture can be excellent value:
Where to look:
- Facebook Marketplace
- Craigslist
- Estate sales
- Thrift stores (in wealthy areas)
- Consignment shops
Best finds:
- Solid wood furniture
- Quality brands at discount
- Vintage pieces with character
- Items from estate sales
What to avoid used:
- Mattresses (never)
- Upholstered items (bed bug risk)
- Anything with mystery stains
- Items that look worn in photos
Outlet and Discount Stores
Good options:
- HomeGoods/TJ Maxx
- At Home
- Big Lots (some items)
- Costco (seasonal)
- Amazon Warehouse deals
Strategy: Know what you need, check frequently, pounce on deals.
Consider the Total Cost
Cheap items that break cost more long-term.
Example calculation:
- Cheap table: $50, lasts 1 year = $50/year
- Quality table: $200, lasts 5 years = $40/year
Sometimes the better item is actually cheaper.
Furnishing by Room
Bedroom Budget Breakdown
Typical queen bedroom budget: $1,200-$2,000
| Item | Budget Range | Priority |
|---|---|---|
| Mattress | $400-$600 | High |
| Bed frame | $100-$300 | Medium |
| Bedding set | $150-$250 | High |
| Nightstands (2) | $100-$200 | Medium |
| Lamps (2) | $50-$100 | Low |
| Dresser | $150-$300 | Medium |
| Decor/art | $50-$100 | Low |
| Luggage rack | $25-$50 | Low |
Living Room Budget Breakdown
Typical living room budget: $1,500-$3,000
| Item | Budget Range | Priority |
|---|---|---|
| Sofa | $600-$1,200 | High |
| Coffee table | $100-$300 | Medium |
| TV + stand | $300-$600 | High |
| Side tables | $50-$150 | Low |
| Lamps | $50-$150 | Low |
| Decor/art | $100-$200 | Low |
| Throw pillows/blankets | $50-$100 | Low |
Kitchen Budget Breakdown
Typical kitchen equipping: $500-$1,000
| Item | Budget Range | Priority |
|---|---|---|
| Cookware set | $100-$200 | High |
| Dinnerware | $50-$100 | Medium |
| Glasses | $30-$60 | Low |
| Flatware | $30-$60 | Low |
| Utensils | $50-$100 | Medium |
| Small appliances | $100-$200 | Medium |
| Storage containers | $30-$50 | Low |
Bathroom Budget Breakdown
Per bathroom: $200-$400
| Item | Budget Range | Priority |
|---|---|---|
| Towels (set) | $50-$100 | High |
| Shower curtain/liner | $30-$50 | Medium |
| Bath mat | $20-$40 | Medium |
| Accessories | $30-$60 | Low |
| Storage | $20-$40 | Low |
Stretching Your Budget Further
Start with Essentials
Don’t try to furnish everything at once.
Phase 1 (before first guest):
- Beds and bedding
- Seating
- Kitchen basics
- Bathroom necessities
- Safety items
Phase 2 (first few months):
- Additional decor
- Nice-to-have items
- Guest-requested additions
Phase 3 (ongoing):
- Upgrades based on feedback
- Replacements as needed
- Seasonal additions
Reinvest Revenue
Let early bookings fund improvements.
Strategy:
- Set aside 10-20% of initial revenue for furnishing
- Address most-requested items first
- Upgrade high-impact items over time
Multi-Purpose Items
Get more function from fewer purchases.
Examples:
- Ottoman with storage
- Sleeper sofa (if needed)
- Dining table that doubles as workspace
- Benches with storage
DIY Where Appropriate
Save money with effort.
Good DIY projects:
- Painting furniture
- Simple art/decor
- Basic repairs
- Refinishing wood items
Leave to professionals:
- Anything electrical
- Major repairs
- Upholstery work
- Complex assembly
Furnishing well on a budget takes planning and patience. Learn how our management services help owners make smart investment decisions for their properties.
