Tips for Staying On Budget When Furnishing Your Rental Property

Actually Start with a Budget

Before you start browsing furniture or imagining your guests enjoying the space, begin by defining your budget. It is easy to get swept up in the excitement of design, but skipping this step often leads to overspending on the wrong things and scrambling to cover the rest later.

At Hevenle, we work with clients across the country who are furnishing everything from one-bedroom condos to large vacation homes. Across the board, we typically see investment property furnishing budgets range from $8,000 to $30,000. This wide range reflects differences in property size, guest expectations, and overall design goals.

When setting your budget, think about your property's priorities. Will you need high-capacity sleeping arrangements to accommodate larger groups? Do you want to impress guests with a show-stopping living space? Or are you focused on practicality and durability for high turnover? Your answers will help you decide where to spend more and where to save.

It is also important to leave room for the unexpected. A late shipment or a last-minute replacement can throw off your plans, and having a bit of flexibility in your budget will help you adapt gracefully. Planning around a realistic financial framework gives you clarity throughout the process and ensures your design decisions are not driven by impulse but by purpose.

Design with Intention, Not Impulse

Pre-plan Your Project

Once your budget is clear, the next step is to plan your project in detail. A well-organized plan saves time, helps keep spending in check, and ensures that no space or item is overlooked. Begin by outlining each room of the property and noting what is essential for each space to be complete.

For example, bedrooms will need more than just beds and nightstands. Consider linens, lamps, blackout curtains, and even extra hangers in the closet. Kitchens should be equipped not just with dishes and silverware, but also with cooking tools, basic pantry storage, and small appliances. Bathrooms need towels, toiletries, and functional lighting. Even simple items like doormats, lightbulbs, and batteries should be part of your master list.

This type of planning might feel time-consuming at first, but it allows you to monitor your progress and spending with confidence. You will also have a better sense of how each room is shaping up and whether your selections are visually cohesive. When you approach your project with a plan, your shopping becomes more thoughtful and your outcomes more consistent.

Start with the Big Pieces

The foundational items in each room should be chosen first. These include sofas, beds, dining tables, and other large furnishings that define the layout and influence the overall style. These pieces typically have longer shipping windows and require more thought, so selecting them early helps everything else fall into place.

Choosing these items first also gives you a clearer picture of the room’s visual direction. Once your primary pieces are in place, layering in complementary accents like rugs, throw pillows, lamps, and wall art becomes much easier. You will know which shapes, colors, and textures make sense for the space.

Another benefit of starting with large pieces is avoiding delays or compromises. It is not uncommon for a key item to be out of stock or on backorder, so giving yourself ample lead time ensures fewer last-minute changes. Once you have these anchors selected and scheduled, you can move forward with confidence.

Be Prepared for the Unexpected

Even the most well-planned project can experience hiccups. Packages might arrive damaged, items may be delayed, or products can turn out to be different from what you expected. Anticipating these possibilities early in your process can save time, stress, and money.

One of the best ways to stay ahead of these issues is to research return policies and shipping procedures in advance. If your property is in a different city or state, identify local drop-off points and carrier locations where returns can be processed easily. If possible, enlist a local contact to help receive deliveries or troubleshoot any issues on-site.

Keep all order confirmations, receipts, and tracking numbers organized in one place. When products arrive, inspect them as soon as possible and document any issues right away. Having this information ready will make filing claims or initiating returns faster and more efficient.

Shop with Purpose and Strategy

Choose the Right Sources for Each Item

Not all furnishings should come from the same vendor. Some items are best ordered online for convenience and cost, while others are better sourced in person for quality assurance and style flexibility. Knowing when and where to shop will help you stretch your budget and avoid overspending on pieces that do not align with your overall plan.

For example, mattresses, bed frames, and sofas are often easiest to source from established online retailers that offer fast shipping and favorable return options. Items like decor, rugs, and lighting can be found at boutique shops, local outlets, or through trade vendors, often at higher quality and competitive pricing. Essentials like towels, cookware, and cleaning supplies may be best purchased in bulk or through warehouse-style retailers.

Before committing to a vendor, take a few minutes to read reviews and check shipping timelines. Understanding a retailer’s strengths and weaknesses will allow you to make smarter decisions and keep your project running smoothly. If you are furnishing multiple properties or expect to make frequent purchases, building a relationship with a supplier can open the door to trade discounts and better service.

Save on Transportation Costs

One often overlooked cost in furnishing a rental property is transportation. Whether you are picking up furniture from local stores or delivering shipments from a storage unit to the property, having a vehicle that fits your needs can make a major difference in time and money.

Renting a small pickup truck or cargo van from a company like U-Haul can be more affordable than using a personal vehicle or renting a large moving truck. These smaller vehicles usually offer lower daily rates and mileage charges, and they are easier to drive and park in tight or busy areas.

To make the most of your rental, plan your pickup routes and schedule deliveries in a way that minimizes repeat trips. Measure your larger items in advance to ensure they will fit in the vehicle. Taking these steps will reduce stress on installation day and keep your project on schedule.

The Hevenle Approach

At Hevenle Staging & Design, we understand that furnishing a rental property is about more than just choosing attractive furniture. It is about creating a space that resonates with your guests, meets practical needs, and supports your business goals.

We take pride in helping clients from coast to coast design short-term rental properties that stand out from the competition. From cozy studios to spacious family retreats, we create designs that are thoughtful, elevated, and budget-conscious.

What makes our approach different is our commitment to storytelling. We believe each home should reflect a mood, a feeling, and a level of comfort that guests remember long after their stay. Our team brings a balance of creativity and precision, managing every detail from sourcing to staging to ensure the final result is polished, cohesive, and guest-ready.

Final Thoughts: Design with Purpose

Furnishing a rental property is a creative challenge that calls for planning, strategy, and a clear point of view. When approached with care and purpose, even a modest budget can result in a space that feels curated, complete, and full of personality.

It begins with understanding your goals. Whether you want to maximize guest satisfaction, improve booking rates, or simply make the property feel more like home, every choice you make along the way should support that vision. By starting with a firm budget, making large decisions early, and staying prepared for the unexpected, you can avoid common pitfalls and keep your project moving forward with confidence.

You do not have to navigate the process alone. Hevenle is here to help you bring your vision to life with guidance, experience, and a collaborative approach. Whether you need full-service support or just a little advice, we are ready to help make your rental property both beautiful and profitable.