Furnished vs Unfurnished: Which Earns More?

One of the first decisions every Villages owner faces: furnish your rental for seasonal snowbirds, or leave it unfurnished for annual tenants? Here's how the numbers play out.

Updated March 2026 · 7 min read

Head-to-Head Comparison

Furnished (Seasonal)

Monthly rate$2,500 – $4,000

Typical tenantSnowbird, 3-6 month stay

Occupancy70-90% (seasonal)

Annual gross$24,000 – $30,000

Turnover/year2-3 tenants

Cleaning cost$150-300 per turn

Insurance add-on+$200-600/year (contents)

Wear on furnishingsModerate to high

Unfurnished (Annual)

Monthly rate$1,600 – $2,800

Typical tenantYear-round resident

Occupancy95-100%

Annual gross$19,200 – $33,600

Turnover/year0-1 tenants

Cleaning cost$150-300 (once/year)

Insurance add-on$0 (no contents)

Wear on furnishingsNone (tenant's stuff)

When to Go Furnished

You use the home yourself part of the year — keep it furnished and rent it out when you're away
Your home has a pool and golf cart — these amenities are worth significantly more to seasonal renters
You're in a village with 30-day minimums — shorter minimums mean more seasonal flexibility
You enjoy the management aspect — seasonal rentals require more hands-on involvement
You want maximum per-month income and can tolerate some vacancy in summer

When to Go Unfurnished

You want truly passive income — one tenant, 12-month lease, minimal involvement
You don't use the home yourself and want zero vacancy risk
Your home is a pure investment property — lower expenses, more predictable returns
You're in a village with 6-month minimums — seasonal flexibility is limited anyway
You don't want to buy, maintain, insure, and replace furniture

The Hybrid Approach

Some owners furnish their home but offer it as either seasonal or annual. A furnished annual lease commands a $200-400/month premium over unfurnished, and it attracts tenants who are relocating to The Villages and haven't moved their furniture yet. If the annual tenant leaves, you can pivot to seasonal rentals at higher rates. This flexibility is the best of both worlds — you just need to be comfortable owning the furniture.

List Either Way

Stay The Villages supports both furnished seasonal and unfurnished annual listings with appropriate pricing for each.

List Your Property

Frequently Asked Questions

Do furnished rentals earn more in The Villages?

Per-month, yes — furnished seasonal rentals earn 30-50% more than unfurnished annual leases. But unfurnished annuals have near-zero vacancy and lower expenses. Net income over a full year is often comparable between the two strategies.

What should I include in a furnished rental?

At minimum: beds with linens, full kitchen setup (pots, pans, dishes, utensils), towels, basic cleaning supplies, TV with cable/streaming, WiFi, and laundry access. Most snowbirds also expect a golf cart. Higher-end furnishings (quality mattresses, modern kitchen) command better rates.

Do I need different insurance for furnished vs unfurnished?

Yes. Furnished rentals need landlord insurance with contents coverage to protect your furniture and appliances. Unfurnished rentals only need structure + liability coverage. Furnished policies cost $200-600 more per year.