Furnish your rental without losing your mind (or your budget)
Furnishing a rental is NOT supposed to take 50 open tabs and three trips to the UPS store. This is the exact buy list I use on my own units, every room, priced and linked.
Um, yes, hand me that list!Built from furnishing 14 of my own mid-term rentals, Denver to Des Moines, running at 95%+ occupancy.
I see you, with those 50 tabs open.
And no judgement, cuz it can be wildly overwhelming to figure out how to furnish a property without going overboard.
Is that couch cute, or just cheap? Who even knows anymore.
And then it smacks you.
The rug was 5x7. You needed 8x10. We've all been there.
Same can opener, same shower curtain, same four hours of your life.
And finding out the hard way which ones fall apart by month two.
If this sounds familiar, there's an easier way to furnish a rental.
Same walls. Same floors. One spreadsheet.
No stock photos over here. These are my own rentals, before and after I furnished them from this list.
Before
AfterLiving room
Before
AfterBedroom
Before
AfterDining + living
Winging it
- Decision fatigue by item #12
- Budget? What budget?
- Returns, re-buys, and regret
- Starting over every property
- Guessing on quality and praying
Working from my list
- One file that covers every room, already figured out
- A running total that moves as you pick, so you know the number before you spend it
- My tested picks, so you skip the trial-and-error
- Duplicate it for the next unit and you're done
- My notes on what holds up and what to skip
Every room, itemized down to the last spatula
176 priced items across 7 tabs, and 300+ links that go straight to the product page.
Stocked enough to actually cook
Cookware, dishes, the small appliances, and the dumb little stuff that gets you a one-star review when it's missing.
Sleep that earns 5 stars
Frames, mattresses, linens, and the layering that photographs well AND survives turnover.
Hotel-feel, rental-proof
Towels, mats, storage, and the fixtures that don't fall apart by month three.
Comfy + camera-ready
Seating, tables, lighting, and decor that fills the space without torching the budget.
The reason they book the longer stay
Desk, chair, and a 24-inch monitor. It's what remote workers and traveling nurses filter for, and most furnishing lists skip it completely.
The unglamorous heroes
Cleaning supplies, tools, and the back-of-house stuff everyone forgets to budget for.
The finishing touches
Smart lock, safety gear, wall art and plants, plus the starter consumables that turn a unit into a stay.
Price tags are my picks for a 1-bed, 1-bath, straight from the spreadsheet. Together they add up to the ~$6,180 in the Cost Estimator.
Dear 50-tabs-open,
Hi, I'm Katie! Mom of two kids, two dogs, two cats, and an ACTUAL hedgehog. (Yes, our house is a zoo. No, I don't have time to waste.)
I've built a portfolio of 14 mid-term rentals, from Denver to Des Moines, running at 95%+ occupancy, without a trust fund or a clue when I started. I furnished every one of those units myself and made all the expensive mistakes so you don't have to. Here's what a few of them cost me:
What furnishing used to cost me
So I turned the whole thing into the spreadsheet you're looking at. It's the file I actually open every time I set up a new place.
Katie
Where the $47 pays for itself
You'll use it on this unit, the next one, and the one after that.
The full room-by-room spreadsheet
176 priced items across 7 room tabs, each with a quantity, a price, and a direct order link.
A budget that does the math for you
It opens with a real number. Every item starts on the option I'd pick, and the total moves as you swap in your own.
The desk setup nobody budgets for
Desk, chair and monitor, priced three ways. A guest staying 30 nights is usually working from your place.
Works for any size place
Studio to 4-bedroom. Hide what you don't need, duplicate a tab for the next unit.
My notes, baked right in
What I buy, what I skip, and where it's actually worth spending more. The part a random list off the internet can't give you.
Free updates
When prices drift or a link dies, I fix it and you get the updated version at no charge.
Change one pick. Watch the total move.
The estimator adds up every room for you, so you know your number before you spend a dime. No calculator, no surprise credit card statement.
One mistake costs more than the list
What my baseline 1-bed, 1-bath costs to furnish, using my picks.
What $47 is next to that bill. Getting it right the first time is the cheap part.
What one empty month can cost on a mid-term rental.
The expensive part of furnishing is buying the wrong thing: the rug you ship back, the couch you replace by month two, the desk you skipped that the traveling nurse was filtering for.
That ~$2,100 on my receipt up there? That's what learning it the hard way looked like.
What happens the second you buy
You pay $47
Checkout runs through Gumroad, a trusted payment processor for creators. No account to create, no upsell maze.
You get the link
One click makes your own copy of the Google Sheet, saved to your Drive and yours to edit forever.
Team Excel? Fine by me.
Download your copy as an .xlsx. Same file, same formulas, zero Google required after that.
Is this for you?
It's for you if…
- You're furnishing a mid-term rental (30+ night stays) and want to get it right the first time
- You'd rather use tested picks than burn a weekend researching bath mats
- You want to know the total BEFORE you start swiping the card
- You've got more than one unit coming and want a system you can reuse
Probably not for you if…
- You want a designer to style your place (this is a buy list, not a mood board)
- You're decking out a luxury vacation rental with a $30K budget
- You genuinely love comparing 47 bath mats. No judgement, but you don't need me.
One file. Every room. Yours to reuse.
One price, instant download, and every future update included.
The Spreadsheet
- Every room covered: 176 priced items
- Budget totals that do their own math
- Works for any size property
- My picks & notes built in
- Free updates as links refresh
Secure checkout through Gumroad, a payment platform creators have trusted for over a decade. Your card details never touch my site. Instant access, no account needed.
One wrong-size rug or one couch that doesn't survive turnover costs more than this. Ask me how I know.
This is my working file, not a demo
It's the spreadsheet behind my own portfolio, cleaned up for yours. When prices drift or a link dies, I fix it and you get the updated version free, for as long as I'm running this thing.
Before you ask…
Couldn't I just Google all this myself?
Sure! It cost me about 30 hours and a few hundred bucks in returns to figure out what's in here. What you're paying for is the judgment: what survives a turnover, what's worth the splurge, and what's a total waste of money.
Is this just a pile of Amazon links?
Nope. There are 300+ links in it, but the links aren't the point. Every item is priced, most have two or three options I've compared, and my pick is marked with the reason I chose it.
How much will it cost to furnish my unit?
Using my picks, a 1-bed, 1-bath lands around $6,200. The estimator shows YOUR number as you swap options, so you know it before you spend a dime.
Will this work for a short-term rental or Airbnb?
Mostly, yes. It's built for 30+ night stays, so the furniture, linens and kitchen all carry over. Short-term rentals usually need more guest extras and a lot more consumables per stay, and those aren't covered here.
Does it work for my property size?
Yep. Studio to 4-bedroom. Hide what you don't need, duplicate it per unit, and it grows right along with your portfolio.
What do I need to use it?
A free Google account opens it in Sheets. Rather use Excel? Download your copy as an .xlsx and never think about Google again. On a Mac, the .xlsx also opens in Apple Numbers, though the budget math runs best in Sheets or Excel.
What happens when a link goes dead?
Email me and I'll swap it out. Products get discontinued and prices drift, so I keep the file updated and you get the new version at no charge.
What's your refund policy?
All sales are final. It's an instant download, so the whole thing is in your hands the second you buy (and I can't un-send a spreadsheet). What I can do: if the file won't open or a link is broken, email me and I'll get you a working copy that same week.
Did the hedgehog sign off on this list?
The hedgehog is nocturnal and has zero opinions about bath mats. The rest of the zoo weighed in plenty.
Stop rebuilding the list every single time.
Furnish your next unit from a system that already knows what works. Instant download, yours to reuse forever.
Let's do this thing!P.S. The first unit is where the list saves you the most headaches. The second unit is where it saves you the most time: duplicate the tab, swap a pick or two, and the next place is mostly figured out before you open a single Amazon tab.