Furnishing Your STR on a Budget Without Sacrificing Quality

Furnishing a short-term rental is one of the largest upfront investments you'll make, often ranging from $10,000 to $50,000 depending on property size and market positioning. The temptation to either overspend on luxury items or cut corners with cheap furniture can both hurt your bottom line. Overspending delays your break-even point, while cheap furniture leads to rapid replacement costs and negative reviews. For design inspiration and staging tips, check out our STR Design and Staging Guide, and use our STR Supplies Checklist to ensure you have everything guests expect.

The sweet spot lies in strategic spending: investing more in high-impact items that guests interact with daily while saving on items that simply need to look good and last. This guide will help you furnish your STR smartly, whether you're setting up your first property or refreshing an existing one.

Essential vs. Nice-to-Have: Prioritizing Your Budget

Before buying anything, categorize every potential purchase into tiers based on guest experience impact and business necessity.

Tier 1: Non-Negotiable Essentials

These items directly impact guest comfort and reviews. Invest quality here:

• Mattresses: The single most important purchase. Bad sleep equals bad reviews, period.
• Bedding: Quality sheets, pillows, and mattress protectors. Guests notice immediately.
• Bathroom essentials: Good towels, quality shower curtain, functional toilet.
• Kitchen basics: Cookware, dishes, utensils. Doesn't need to be premium, but must be complete.
• Seating: Comfortable sofa and dining chairs that will see heavy use.
• Window coverings: Blackout curtains or blinds for bedrooms. Sleep quality matters.
• Lighting: Adequate lighting throughout. Dark spaces feel unwelcoming.

Tier 2: Important for Experience

These enhance the stay but have more budget flexibility:

• Coffee maker: Essential for most guests, but doesn't need to be a $500 espresso machine.
• TV and streaming: Expected by most guests, especially for evening entertainment.
• Workspace: A desk and chair if targeting remote workers.
• Outdoor furniture: If you have a patio or balcony, it should be usable.
• Extra pillows and blankets: Makes the space feel more comfortable and homey.

Tier 3: Nice-to-Have Enhancements

Add these after essentials are covered if budget allows:

• Decorative items: Art, plants, decorative pillows.
• Premium appliances: Wine fridge, upgraded coffee maker, instant pot.
• Games and entertainment: Board games, books, gaming consoles.
• Special amenities: Robes, luxury toiletries, welcome gifts.

Where to Buy: Sourcing Strategies That Work

IKEA: The Budget STR Workhorse

IKEA offers excellent value for certain items and should be on every budget-conscious host's radar:

• Best buys: Bed frames, storage solutions, desks, dining tables, shelving
• Decent options: Sofas (KIVIK, EKTORP lines), dining chairs, dressers
• Avoid for STR: Cheapest mattresses, lowest-tier textiles, particle board dressers
• Pro tip: Check the As-Is section for floor models at significant discounts
• Durability note: Higher-end IKEA lines (HEMNES, MALM) hold up well in rentals

Facebook Marketplace and Craigslist

Secondhand furniture can dramatically reduce costs, but requires time and selectivity:

• Great finds: Solid wood furniture, quality couches, dining sets, dressers
• What to look for: Structural integrity, no odors, cleanable surfaces
• What to avoid: Mattresses, upholstered items with stains, anything with musty smell
• Negotiation tip: Most sellers expect 20-30% negotiation on listed price
• Best times: End of month (people moving), college move-out season (May/August)

Wholesale and Trade Sources

Once you have multiple properties, wholesale options make sense:

• Restaurant supply stores: Commercial-grade kitchen items, durable linens
• Hotel liquidators: Quality furniture from renovating hotels at deep discounts
• Wayfair Professional: Trade discounts for bulk purchases
• Amazon Business: Bulk pricing on supplies and basics
• Costco Business Center: Bulk linens, kitchen supplies, cleaning products

Amazon and Online Retailers

• Advantages: Convenience, reviews help identify durability, easy returns
• Best for: Small items, kitchen supplies, bedding, decor
• Watch out for: Shipping damage on furniture, inconsistent quality on no-name brands
• Strategy: Read reviews specifically mentioning rental or Airbnb use

Target, Walmart, and Big Box Stores

• Target: Better design aesthetic, Threshold and Hearth & Hand lines photograph well
• Walmart: Lowest prices on basics, Better Homes & Gardens line decent quality
• Best for: Decor, kitchen basics, bathroom accessories, textiles

Durability: Choosing Furniture That Lasts

STR furniture takes abuse that home furniture never sees. Multiple guests every week, varying levels of care, constant cleaning. Choose accordingly.

Materials That Survive STR Use

Upholstery:

• Best: Performance fabrics (Crypton, Sunbrella), leather, vinyl
• Acceptable: Microfiber, tightly woven polyester
• Avoid: Velvet, silk, linen, light-colored cotton

Wood and Case Goods:

• Best: Solid hardwood, quality plywood with veneer
• Acceptable: Higher-end MDF, engineered wood (IKEA HEMNES level)
• Avoid: Particle board, cheap laminate (chips and peels)

Tables and Surfaces:

• Best: Solid wood, glass, stone, quality laminate
• Acceptable: Coated MDF, ceramic tile tops
• Avoid: Unfinished wood, cheap veneer over particle board

Furniture Features to Look For

• Removable, washable covers: Slipcovers you can throw in the washing machine
• Sturdy construction: Corner blocks on chairs, solid joinery on wood
• Stain resistance: Treated fabrics or materials that clean easily
• Simple design: Fewer crevices mean easier cleaning
• Neutral colors: Hide wear better than whites or bold colors
• Replaceable parts: Legs, cushions, hardware you can swap out

Items Worth Spending More On

These items see the most use and abuse. Quality pays off in longevity:

• Mattresses: $400-800 per bed is reasonable. Replace every 5-7 years.
• Sofa: $800-1,500 for a durable option. Should last 7-10 years.
• Dining chairs: $100-200 each for solid construction. Heavy use items.
• Coffee table: $200-400 for something that won't show every scratch.

Items Where Cheap is Fine

These items either don't see heavy use or are easy/cheap to replace:

• Decorative pillows: $15-25 each, replace annually
• Basic kitchen tools: Spatulas, measuring cups, etc.
• Decor items: Art prints, vases, decorative objects
• Hangers: Buy in bulk, they disappear
• Trash cans: Functional over fancy

Design on a Budget: Looking Expensive Without Spending It

Great design doesn't require a huge budget. Strategic choices and attention to detail create spaces that photograph beautifully and make guests feel special.

Color Palette Strategy

A cohesive color scheme makes even budget furniture look intentional and designed:

• Base neutrals: Choose 2-3 neutral colors for large items (walls, sofa, bedding)
• Accent colors: Add 1-2 accent colors through pillows, art, decor
• Consistency: Repeat accent colors throughout the space
• White bedding: Always looks crisp, photographs well, easy to bleach clean

Photography-Focused Design

Your listing photos drive bookings. Design with photography in mind:

• Staging corners: Create Instagram-worthy vignettes that photograph well
• Good lighting: Multiple light sources, warm bulbs, natural light
• Remove clutter: Clean surfaces photograph better
• Add plants: Even fake plants add life to photos
• Mirror placement: Makes spaces look larger, adds light

Budget Design Tricks

• Large art: One big piece looks more expensive than several small ones
• Tall curtains: Hang curtains near ceiling, not at window top. Makes ceilings look higher.
• Layered bedding: Duvet, throw blanket, decorative pillows add luxury feel
• Matching sets: Coordinated bathroom accessories look upscale
• Remove bad fixtures: Replace cheap light fixtures and cabinet hardware
• Fresh paint: Neutral, freshly painted walls transform any space

Free and Low-Cost Upgrades

• Rearrange furniture: Try different layouts for better flow
• Remove unnecessary items: Less clutter looks more upscale
• Clean thoroughly: Deep cleaning makes everything look better
• Add plants: Real or quality fake, plants add warmth
• Fresh towels display: Hotel-style towel rolling costs nothing

ROI Thinking: Which Investments Pay Off

Not all furniture investments generate equal returns. Some upgrades boost your nightly rate and bookings more than others.

High ROI Investments

Quality mattress and bedding:

• Directly affects reviews (guests always mention sleep quality)
• Bad mattress reviews tank your listing
• $500-800 investment protects thousands in revenue

Professional photography:

• $150-400 investment can dramatically increase bookings
• Good photos justify higher nightly rates
• ROI typically realized within first month

Outdoor space furniture:

• Usable outdoor space commands premium pricing
• $500-1,000 in patio furniture can add $20-50/night
• Essential for markets where guests expect outdoor living

Hot tub or pool maintenance:

• Hot tubs can add $50-100+ per night in premium
• Initial investment of $4,000-8,000 often pays off within first year
• Requires ongoing maintenance budget

Medium ROI Investments

• Quality sofa: Guests mention living room comfort in reviews
• Kitchen upgrades: Fully equipped kitchen attracts longer stays
• Smart home features: Keyless entry, smart TV, thermostats add convenience
• Workspace: Attracts remote workers for longer stays

Low ROI (But Still Necessary)

• Basic furniture: Dressers, side tables, storage (expected, not highlighted)
• Standard appliances: Functioning basics don't generate premium
• Extra decor: Nice but rarely mentioned in reviews

Creating a Furnishing Budget

Sample Budget Breakdown (1-Bedroom Property)

Here's a realistic budget for a mid-range 1-bedroom STR:

Bedroom: $1,500-2,500

• Mattress: $400-600
• Bed frame: $200-400
• Bedding (sheets, duvet, pillows): $300-500
• Dresser: $150-300
• Nightstands (2): $100-200
• Lamps: $50-100
• Curtains: $100-200
• Decor: $100-200

Living Room: $1,500-3,000

• Sofa: $600-1,200
• Coffee table: $150-300
• TV and mount: $300-500
• TV stand: $100-200
• Side tables: $100-200
• Lamps: $75-150
• Curtains: $100-200
• Decor and pillows: $100-250

Dining Area: $400-800

• Dining table: $150-350
• Dining chairs (4): $200-400
• Table decor: $50-100

Kitchen: $500-1,000

• Cookware set: $100-200
• Dishes, glasses, flatware: $100-200
• Small appliances: $150-300
• Utensils and tools: $75-150
• Storage containers: $50-100

Bathroom: $200-400

• Towels (sets): $100-200
• Bath mat: $25-50
• Shower curtain and rings: $30-60
• Accessories: $50-100

Total estimate: $4,100-7,700 for furniture and supplies (excluding appliances, cleaning supplies, and initial inventory).

Maintenance and Replacement Planning

Budget for ongoing replacement from day one. STR furniture doesn't last forever, and planning prevents surprises.

Expected Replacement Timeline

• Annually: Decorative pillows, some decor items, bath mats
• Every 2-3 years: Sheets, towels, mattress protectors, kitchen items
• Every 5-7 years: Mattresses, upholstered furniture (if quality)
• Every 7-10 years: Case goods (dressers, tables), quality sofas

Maintenance Fund

Set aside 5-10% of gross revenue for furniture maintenance and replacement. On a property grossing $30,000 annually, that's $1,500-3,000 per year for furniture refresh.

Buying Spares

For items that frequently need replacement or cleaning, buy extras:

• Sheet sets: 3 per bed minimum (one on, one in wash, one spare)
• Towel sets: 2-3 per guest capacity
• Pillows: Extra set in storage
• Kitchen basics: Extra glasses, mugs (breakage happens)

Final Thoughts: The Budget Furnishing Mindset

Successful budget furnishing isn't about being cheap. It's about being strategic. Every dollar should serve your business goal of creating a space that guests love, that generates positive reviews, and that returns profit to you over time.

Invest in what matters to guests: comfortable sleep, functional spaces, clean environments, and thoughtful touches. Save on what doesn't drive reviews or revenue. Think in terms of cost-per-use and lifetime value rather than sticker price.

Your first furnishing budget might not be perfect. You'll learn what your specific guests care about, what holds up, and what was a waste. Keep notes, track what generates positive comments, and refine your approach for future properties. The hosts who succeed long-term treat furnishing as an ongoing investment in their business, not a one-time expense to minimize.