Furnished vs Unfurnished for Perdido Key Condos

Trying to decide if you should buy a furnished or unfurnished condo in Perdido Key? You are not alone. Second‑home owners and short‑term rental investors face this choice in a market where beach season moves fast and guest expectations are high. In this guide, you will learn what “furnished” really means here, how it impacts time‑to‑rent and nightly rate, what replacement cycles to expect in a coastal environment, and how to budget smart. Let’s dive in.

Perdido Key market basics

Perdido Key is a Gulf‑coast destination with strong seasonal demand. Spring and summer are peak, and the shoulder seasons vary by building, amenities, and pricing. Many visitors come from nearby drive markets, including Alabama, Mississippi, and Tennessee, and they look for clean, turnkey vacation spaces.

This demand pattern favors furnished condos when your goal is short‑term rental income. Furnished, ready‑to‑go units usually rent faster and can support stronger average daily rates during peak months. Unfurnished units tend to fit long‑term leases or buyers who want to personalize the space.

Rules, fees, and risk to confirm

• Condo associations set rental rules. Minimum rental periods, owner‑occupancy rules, and rental caps vary by building. Always review the condo declaration, bylaws, and current rules before you count on STR income.
• Escambia County and the State of Florida apply sales and transient occupancy taxes to short stays. Confirm current rates and any registration or business tax requirements before you list.
• Much of Perdido Key sits in FEMA coastal flood zones. Lenders may require flood insurance. Verify the specific flood zone for the property and budget accordingly.

Furnished vs unfurnished: quick comparison

Use this snapshot to match the choice to your plan.

If you plan to operate as an STR quickly, furnished is typically the faster path to bookings. If your plan is a long‑term lease or a highly personalized second home, unfurnished can make sense.

What “furnished” usually includes

Most condos include mounted fixtures and major appliances whether the unit is furnished or not. That usually means a refrigerator, range or oven, microwave, dishwasher, and often an in‑unit washer and dryer, along with window treatments and installed lighting.

A furnished condo often includes:

• Living: sofa and chairs, coffee and end tables, lamps, rugs, TV and stand, and wall art.
• Dining: dining table and chairs, or counter stools.
• Bedrooms: beds with mattresses and bases, nightstands, lamps, dressers or armoires, and bedding.
• Kitchen: cookware, dishes, glasses, utensils, coffee maker, toaster, and basic serving pieces.
• Bathrooms: shower curtains, bath mats, and an initial towel set.
• Linens and supplies: sheets, pillows, protectors, blankets, and a starter set of cleaning items.
• Outdoor spaces: balcony or patio furniture, sometimes an umbrella.
• Extras that boost guest appeal: beach chairs, umbrella, cooler, high‑quality linens, and simple local guides.

Before you close, attach a detailed inventory list to your contract that specifies what conveys and the condition of each item. Clarify whether personal items are removed and whether any warranties on appliances or furnishings transfer.

Coastal realities that affect furnishings

Perdido Key’s salt air, humidity, and sun exposure accelerate wear. Moisture can affect fabrics and mattresses, metal can corrode, and UV fades finishes. Choose materials that are easy to clean and built for coastal conditions. Prioritize:

• Corrosion‑resistant finishes and powder‑coated or stainless elements.
• Outdoor‑rated or marine fabrics and slipcovers.
• Elevated furniture legs to allow air circulation and reduce moisture issues.
• Storage plans for hurricane season so you can protect outdoor items quickly.

Replacement timelines and budgets

These planning ranges reflect STR or high‑use conditions in coastal settings. Your actual timeline depends on quality, care, and occupancy.

• Linens and towels: replace every 6 to 18 months. Hotels often reset annually for high‑use sets.
• Pillows and protectors: refresh every 1 to 3 years. Protectors may need more frequent changes.
• Bedding like duvets and shams: 2 to 5 years.
• Mattresses: 3 to 7 years in STR use, longer in personal‑use settings. Always use protectors.
• Sofas and upholstered pieces: 3 to 7 years for high traffic. Slipcovers help.
• TVs and electronics: 5 to 8 years to stay current with streaming and features.
• Appliances: refrigerators, dishwashers, and ranges can run 8 to 15 years in coastal settings, with washers and dryers often 6 to 12 years.
• Flooring and paint: carpet shows wear fast, often 3 to 7 years in STRs. Waterproof vinyl plank, tile, and high‑quality paint touch‑ups extend your cycle. Full repaints are common every 3 to 5 years for STRs.

Budget guidance for a full furnish of a 1 to 2 bedroom condo varies by quality and sourcing:

• Economy: about $6,000 to $12,000.
• Mid‑range: about $12,000 to $25,000.
• Higher‑end turnkey: $25,000 to $60,000 or more.

Many STR operators set aside 5 to 10 percent of gross rental income for ongoing repairs and replacements, or roughly $1,000 to $5,000 or more per year for modest units, adjusted for occupancy and linen quality.

How quality and layout influence nightly rate

Guest reviews and photos drive bookings on the coast. Clean, modern, well‑maintained interiors perform better and often justify higher nightly rates.

• Focus on the big levers. Comfortable mattresses, fast Wi‑Fi, updated kitchenware, a reliable washer and dryer, and effective air conditioning stand out in reviews. Beach gear and quality linens add perceived value.
• Invest where it counts. Durable, attractive, coastal‑appropriate materials reduce replacement frequency and can lift ADR and occupancy enough to offset higher upfront cost over 1 to 3 years.
• Keep the flow open. Clutter‑free layouts photograph better and make cleaning faster. Provide clear sleeping arrangements and storage for luggage and wet gear. If you use a sleeper sofa, choose a high‑quality mechanism and mattress.
• Stage for the camera. Arrange dining for the advertised guest count and create defined lounging zones. Professional‑quality photos convert better in peak season.

Operations, insurance, financing, and taxes

Furnished STRs require more active operations. Turnover cleanings, linen service, inventory checks, restocking, and periodic deep cleans should be part of your plan, whether you self‑manage or hire a professional manager.

Insurance is different for STRs. A standard condo owner policy may not cover guest damage or liability for short stays. Ask about STR endorsements or specialized coverage, plus contents coverage for furnishings. Flood insurance is a separate policy and is often required in flood zones. An umbrella liability policy can add another layer of protection.

For financing, remember that lenders value the real property. Movable furnishings usually do not increase the appraised value. If you are buying primarily as an investment, your lender may ask about the HOA’s rental rules and request rental income history or projections.

Florida applies a state sales tax of 6 percent to short‑term rentals, and Escambia County can add local surtaxes and tourist development taxes. Expect to register, collect, and remit short‑term rental taxes in compliance with state and county requirements. Always verify current rates and filing steps before your first booking.

When unfurnished makes sense

Unfurnished can be the right call if you plan a long‑term lease or want full control over the look and feel of a second home. Long‑term tenants usually bring their own furniture, and you can avoid frequent linen and soft‑goods replacements.

If you plan to pivot to STR, create a fast furnish plan:

• Choose a target tier. Economy, mid‑range, or premium sets clear expectations for initial spend and nightly rate strategy.
• Start with sleeping and seating. Prioritize beds, mattresses, a quality sleeper if needed, a durable sofa, and dining for the advertised guest count.
• Add coastal‑ready materials. Slipcovered, washable pieces and outdoor‑rated fabrics wear better.
• Round out with kitchenware and beach gear. Stock cookware, basics for meal prep, and a simple beach kit. These items photograph well and show value.

A practical decision checklist

Use this to move from idea to action with confidence.

• Review the condo’s rental rules, minimum stay requirements, and any rental caps before you underwrite income.
• Verify the property’s flood zone and insurance requirements with your lender and insurer.
• If the unit is furnished, request a written inventory with condition notes and include it in your contract.
• Run revenue scenarios. Compare furnished STR projections against the time and capex to furnish an unfurnished unit.
• Set an annual reserve. Plan 5 to 10 percent of gross STR income for replacements and repairs.
• Select durable, coastal‑friendly materials and prioritize comfort and cleanliness over trends.
• Prepare your operations plan. Decide on self‑management or a professional manager, and outline cleaning, inspections, and restocking.

The bottom line

If your goal is fast, peak‑season bookings in Perdido Key, a furnished condo usually gives you a head start and can support stronger nightly rates when quality and presentation are on point. If your plan is a long‑term lease or a highly personalized second home, unfurnished can reduce upfront costs and let you tailor the space. Either way, align your choice with the building’s rental rules, coastal durability, and a realistic replacement budget.

Want help choosing the right building, running rental projections, or planning a furnishing package that fits your budget and goals? Connect with Candace Pfab for concierge guidance, from pre‑purchase analysis to post‑sale rental optimization and trusted manager referrals.

FAQs

Will a furnished condo appraise for more in Perdido Key?

• Lenders generally value the real property, and movable furnishings typically are not included in the appraised value or loan amount.

Do furnished condos rent faster for short‑term stays on the Gulf Coast?

• In beach vacation markets with seasonal peaks, furnished, turnkey units usually rent faster and can support higher ADR when quality and photos are strong.

What should I confirm with a condo association before buying?

• Review minimum rental periods, any rental caps, registration requirements, insurance rules, and potential special assessments that affect holding costs.

How often will I replace linens and mattresses in a vacation rental?

• Linens and towels are commonly replaced every 6 to 18 months, and mattresses every 3 to 7 years in high‑use STR environments.

What short‑term rental taxes apply in Escambia County, Florida?

• Expect Florida’s 6 percent state sales tax plus local surtaxes and tourist development taxes, along with required registration and remittance.

What insurance do I need for a furnished STR condo on the coast?

• Ask about an STR‑appropriate condo owner policy with contents coverage, flood insurance if required, and consider an umbrella policy for added liability.