Every article about furnishing a rental says some version of "it doesn't have to be expensive" and then never gives you a number. Here's what it actually costs to turn a Louisville rental into something a midterm tenant will book, whether you buy the furniture outright or rent it.
Buying vs. renting furniture — the real numbers
For a one-bedroom unit furnished with quality, durable pieces (comparable to Article, West Elm, or Crate & Barrel), budget $8,400–$12,400 if you're buying outright — roughly $2,700–$6,800 for the living room, $1,900–$2,600 for the dining area, and $1,500–$4,600 for the bedroom. A small studio can be done for around $4,000 if you keep it simple.
Renting furniture instead of buying it is the other route, and it's a lot cheaper up front: CORT's one-bedroom "Starter" package — sofa, coffee table, floor lamp, headboard, queen mattress set, chest, nightstand, table lamp, dining table, and two dining chairs — runs roughly $240–$295 a month on a 12-month lease depending on the market, with individual pieces available from around $150/month if you only need to fill in gaps.
A more realistic budget-tier estimate
Most Louisville landlords aren't furnishing to a West Elm standard — they're furnishing to "clean, comfortable, and ready to book." A workable budget-tier one-bedroom, bought new from mid-market retailers, looks more like this:
- Bed frame + mattress: $600–$1,200
- Sofa: $500–$1,500
- Dining table + chairs: $300–$800
- Kitchenware, cookware, and basic small appliances: $150–$300
- Linens, towels, and bath essentials: $100–$200
- TV: $200–$500
- Lighting, rugs, and basic decor: $150–$300
That puts a functional, bookable one-bedroom in the range of $2,000–$4,800 — well under the "quality furniture" figure above, and usually enough to compete for the travel nurse, relocating employee, and displaced-homeowner tenants this market is built around. A two-bedroom typically runs 40–60% more than the one-bedroom budget-tier total once you're furnishing a second bedroom and a bit more common space.
Buy or rent — which actually makes sense
Buying breaks even faster if you're committing the unit to midterm rental for two or more years — you own the furniture outright and there's no ongoing monthly rental fee eating into the premium you're charging. Renting furniture makes more sense if you're testing whether midterm rental works for a specific property before committing capital, or if you expect to convert the unit back to a standard long-term lease within a year or two — you can send the furniture back instead of reselling it at a loss.
How Winner Realty can help
If you're deciding whether a specific Louisville rental is worth furnishing for midterm tenants, we can walk through the real numbers for that property — not a generic estimate. See our investor guide to converting a rental into a midterm property for the fuller picture, or our full guide to midterm rentals in Louisville for the market overview. Reach out to schedule a time to talk through your specific property.
Frequently asked questions
Is it cheaper to rent or buy furniture for a midterm rental?
Renting is cheaper up front — a one-bedroom package runs roughly $240–$295/month with no large initial outlay. Buying is cheaper over time if you keep the unit furnished for more than about two years, since you stop paying once the furniture is bought.
How much should I budget to furnish a one-bedroom rental in Louisville?
A budget-tier, fully functional one-bedroom typically runs $2,000–$4,800 bought new from mid-market retailers. A higher-end, designer-quality furnishing runs $8,400–$12,400. Most midterm tenants — travel nurses, relocating employees, displaced homeowners — don't need the higher tier to book.
Do I need to furnish every room for a midterm tenant?
Yes, at minimum the bedroom, living area, and kitchen need to be usable on day one — midterm tenants are choosing a furnished rental specifically so they don't have to buy or move furniture for a temporary stay. Skipping basics like kitchenware or linens is one of the most common reasons a listing underperforms.