Top Amenities That Drive STR Bookings

In the competitive short-term rental market, amenities can make the difference between a fully booked calendar and vacant nights. The right amenities attract more guests, justify higher nightly rates, and generate glowing reviews that fuel future bookings. But with so many potential upgrades to choose from, how do you know which investments will actually pay off? For guidance on designing spaces that guests love, check out our STR Design and Staging Guide.

This guide breaks down the amenities that matter most to guests, from essential must-haves to luxury additions that can transform your property into a premium destination. We'll examine the ROI of various investments and help you prioritize upgrades based on your market, property type, and target guests.

Understanding the Amenity Hierarchy

Not all amenities are created equal. Think of amenities in three tiers: essentials that guests expect, differentiators that help you stand out, and luxury features that command premium rates.

Essential Amenities (Expected)

These are baseline requirements that guests assume your property will have. Missing them can lead to negative reviews and booking hesitation:

• Fast, reliable WiFi: Minimum 50 Mbps, ideally 100+ Mbps for multiple devices
• Air conditioning and heating: Climate control appropriate to your location
• Fully equipped kitchen: Cooking basics, dishes, utensils, coffee maker
• Clean, quality linens: Fresh towels, comfortable bedding
• Washer and dryer: Especially important for longer stays
• Free parking: Critical in most markets outside major cities
• Smart TV with streaming: Netflix, Amazon Prime, or similar services

Differentiating Amenities (Competitive Edge)

These amenities set you apart from similar properties and can justify 10-20% higher rates:

• Hot tub or pool
• Outdoor living spaces (deck, patio, fire pit)
• Game room or entertainment space
• Home office setup
• Premium coffee setup (espresso machine)
• EV charging station
• Pet-friendly accommodations

Luxury Amenities (Premium Positioning)

These features position your property in the luxury category and can command 30-50%+ premium rates:

• Private pool with heating
• Home theater
• Sauna or steam room
• Chef's kitchen with professional appliances
• Concierge services
• Unique features (treehouse, dome, waterfront dock)

High-ROI Amenity Investments

Some amenities deliver exceptional returns through increased bookings, higher rates, or both. Here are the investments that typically pay off fastest.

Hot Tub: The Ultimate STR Amenity

A hot tub consistently ranks as one of the most impactful amenities for short-term rentals. The numbers tell the story:

• Rate increase: Properties with hot tubs typically command 15-25% higher nightly rates
• Occupancy impact: 10-20% improvement in booking rates
• Investment cost: $5,000-$15,000 for quality inflatable or portable options; $10,000-$25,000+ for built-in
• Maintenance: $50-$100/month for chemicals, cleaning, and occasional repairs
• Typical payback period: 6-18 months depending on rates and occupancy

Hot tubs are particularly effective in mountain destinations, romantic getaways, and properties marketed to groups. They photograph well and create memorable experiences that drive five-star reviews.

Game Room and Entertainment

A dedicated entertainment space appeals to families and groups, two of the most profitable guest segments:

• Pool table: $1,500-$5,000 investment, major draw for group bookings
• Arcade games: $300-$2,000 per machine, creates unique photo opportunities
• Foosball/air hockey: $200-$1,000, low maintenance entertainment
• Gaming consoles: $500-$1,000 with games, appeals to families and younger guests
• Board game collection: $100-$300, low cost with high perceived value

The key is creating a space that photographs well and provides activities for rainy days or evening entertainment. Game rooms can add $20-$50 to your nightly rate while significantly improving guest satisfaction.

Outdoor Living Spaces

Outdoor amenities extend your usable space and create memorable experiences:

• Fire pit: $200-$2,000 investment, creates cozy evening atmosphere
• Outdoor dining area: $500-$3,000 for quality furniture
• BBQ grill: $300-$2,000, expected amenity in many markets
• Hammocks/swings: $100-$500, Instagram-worthy photo opportunities
• String lights: $50-$200, dramatic impact on evening ambiance

Premium Kitchen Upgrades

Kitchen quality significantly impacts guest satisfaction, especially for longer stays:

• Espresso/coffee bar: $200-$1,000, frequently mentioned in positive reviews
• Quality cookware: $300-$800 for a complete set that won't disappoint home cooks
• Wine fridge: $150-$500, appeals to couples and adult groups
• Instant Pot/air fryer: $100-$200, modern conveniences guests appreciate
• Stocked spice rack: $50-$100, small detail that delights cooking enthusiasts

Remote Work Amenities

The rise of remote work has created a new category of essential amenities. Properties that cater to digital nomads and remote workers can capture extended stays and weekday bookings.

Home Office Setup

• Dedicated desk: A proper workspace, not just a kitchen table
• Ergonomic chair: $200-$500 investment in guest comfort
• Monitor: External display for laptop users ($150-$300)
• Good lighting: Task lighting and natural light access
• Quiet space: Away from main living areas and outside noise

Connectivity Requirements

• High-speed internet: Minimum 100 Mbps, fiber if available
• Mesh WiFi system: Consistent coverage throughout the property
• Ethernet connection: Hardwired option for video calls
• Backup internet: Mobile hotspot for emergencies
• Speed test posted: Display actual speeds in your listing

Pet-Friendly Amenities

Pet-friendly properties access a significantly larger guest pool, as nearly 70% of American households have pets. While some hosts avoid pets due to damage concerns, proper preparation can minimize risks while capturing premium rates.

Pet-Friendly Essentials

• Fenced yard: The most requested pet amenity
• Hard flooring: Easy to clean, reduces allergen concerns
• Pet beds and bowls: $50-$100 shows you welcome pets
• Waste bags and disposal: Basic courtesy for pet owners
• Pet-friendly furniture: Durable, washable covers

Pet Fee Strategies

• Most hosts charge $25-$75 per pet, per stay
• Some charge nightly pet fees ($10-$25/night)
• Consider refundable pet deposits for extra protection
• Limit the number and size of pets allowed
• Require pet information before booking

Family-Friendly Features

Families represent a huge market segment, and properties that genuinely cater to children can command premium rates and enjoy longer average stays.

Child Safety and Convenience

• Pack-n-play/crib: Essential for families with infants
• High chair: Basic requirement for toddlers
• Baby gates: Available for stairs and hazardous areas
• Outlet covers: Simple, inexpensive safety measure
• Child-proofed cabinets: Especially for cleaning supplies

Entertainment for Kids

• Outdoor play equipment: Swings, slides, playhouse
• Kids' toys and games: Age-appropriate options
• Books and puzzles: Rainy day entertainment
• Streaming with kids' profiles: Netflix Kids, Disney+
• Pool toys and floats: If you have a pool

Technology and Smart Home Features

Smart home technology improves both guest experience and property management efficiency.

Guest-Facing Technology

• Smart locks: Keyless entry with unique codes ($150-$300)
• Smart thermostat: Guest control with host oversight ($100-$250)
• Voice assistants: Alexa or Google Home for information and control
• USB charging stations: Multiple charging points throughout
• Universal remotes: Simplified entertainment control

Operational Technology

• Noise monitors: Detect parties without recording ($150-$300)
• Smart plugs: Monitor and control devices remotely
• Leak sensors: Early warning for water damage
• Security cameras: Exterior only, always disclosed

Bathroom and Bedroom Upgrades

Bathroom Essentials

Bathrooms significantly impact guest perception of cleanliness and quality:

• Quality towels: Hotel-grade white towels that stay fresh
• Toiletries: Shampoo, conditioner, body wash, hand soap
• Hair dryer: High-quality, not a cheap travel version
• First aid kit: Basic supplies for minor emergencies
• Extra toilet paper: Always have plenty available

Bedroom Comfort

• Quality mattress: The single most impactful bedroom investment
• Multiple pillow options: Firm and soft choices
• Blackout curtains: Essential for good sleep
• White noise machine: Especially in noisy locations
• Bedside charging: USB ports or outlets within reach

Calculating Amenity ROI

Before investing in any amenity, calculate the potential return on investment:

ROI Formula

Annual Additional Revenue / Investment Cost = ROI

For example, a hot tub that costs $10,000 and generates an additional $25/night at 200 nights occupancy:

• Additional annual revenue: $25 x 200 = $5,000
• First-year ROI: $5,000 / $10,000 = 50%
• Payback period: 2 years (excluding maintenance costs)

Factors to Consider

• Initial cost: Purchase and installation
• Ongoing costs: Maintenance, utilities, replacement
• Rate increase potential: How much more can you charge?
• Occupancy impact: Will it fill more nights?
• Competitive landscape: Do competitors have this amenity?
• Guest segment appeal: Does it match your target guests?

Prioritizing Your Investments

Start with the Essentials

If your property lacks any essential amenities, address those first. Missing basics generate negative reviews that no luxury amenity can overcome.

Research Your Competition

Study the top 10 listings in your market:

• What amenities do they all have in common?
• What unique features do the highest-rated properties offer?
• What do guests mention most in positive reviews?
• What complaints appear in negative reviews?

Match Your Market

Different markets value different amenities:

• Beach destinations: Outdoor showers, beach gear, pool
• Mountain retreats: Hot tub, fire pit, game room
• Urban properties: Fast WiFi, workspace, parking
• Family destinations: Pool, games, child-friendly features
• Romantic getaways: Hot tub, fireplace, luxury finishes

Phase Your Investments

You don't need everything at once. Create a phased plan:

1. Phase 1: Essential amenities and safety items
2. Phase 2: High-ROI differentiators (hot tub, outdoor space)
3. Phase 3: Comfort upgrades (better mattresses, linens)
4. Phase 4: Luxury additions based on performance data