Amenities fill your listing checkboxes. But not all amenities are equal. Some are expected—their absence hurts you. Some are differentiators—their presence helps you. And some don’t matter much either way.
Understanding the difference helps you invest wisely and compete effectively.
The Amenity Hierarchy
Tier 1: Expected Amenities
These don’t earn extra points—but lacking them costs you bookings.
Absolute essentials:
- WiFi (fast and reliable)
- Air conditioning (in most markets)
- Heat (in most markets)
- Hot water
- Clean linens and towels
- Basic kitchen equipment
- TV
Expected in most markets:
- Washer/dryer (or laundry access)
- Coffee maker
- Hair dryer
- Iron
- Parking
Missing these amenities means guests filter you out before seeing anything else.
Tier 2: Competitive Amenities
These help you stand out among similar properties.
Common differentiators:
- Hot tub or pool
- Outdoor space (deck, patio, yard)
- Fire pit
- Game room
- Home office space
- Premium entertainment (theater room, game console)
- High-end kitchen
- Luxury bathroom fixtures
Having these when competitors don’t gives you an advantage.
Tier 3: Surprise and Delight
Small touches that exceed expectations without major investment.
Examples:
- Welcome basket or snacks
- Local coffee or treats
- Quality toiletries
- Beach gear or outdoor equipment
- Board games and puzzles
- Books relevant to the area
- Streaming service access
- Special touches for occasions
These create memorable experiences and drive positive reviews.
Amenities by Guest Type
Different guests value different things.
Families with Children
High value:
- Fenced yard
- Pool (with safety features)
- Multiple bedrooms
- High chair, pack-n-play
- Child-proofed spaces
- Games and activities for kids
- Streaming with kids’ content
- Washer/dryer (essential)
- Full kitchen
Nice to have:
- Bunk beds or kid-themed room
- Outdoor play equipment
- Kid-friendly dishes and utensils
- Baby monitor
Couples and Romance Travelers
High value:
- Hot tub
- Privacy
- Quality bedding
- Romantic ambiance
- Good lighting
- Spa-like bathroom
- Views
Nice to have:
- Fireplace
- Wine glasses and opener
- Bluetooth speaker
- Robes and slippers
- Turndown service touches
Groups and Friend Getaways
High value:
- Multiple sleeping areas
- Large common spaces
- Outdoor entertaining
- Game room
- Full kitchen for group cooking
- Multiple bathrooms
- Parking for multiple vehicles
Nice to have:
- Hot tub (large enough for group)
- Fire pit
- Outdoor games (cornhole, etc.)
- Bar area
- Pool table or ping pong
Remote Workers and Extended Stays
High value:
- Dedicated workspace
- Excellent WiFi (test speeds and advertise)
- Comfortable desk chair
- Good lighting
- Quiet environment
- Reliable cell service
- Full kitchen
- Washer/dryer
Nice to have:
- Monitor or large screen for laptop
- Printer access
- Standing desk option
- Multiple work spaces
- Ergonomic setup
Pet Owners
High value:
- Fenced yard
- Pet-friendly policy
- Hard floors (easier cleaning)
- Outdoor space
- Pet waste station
Nice to have:
- Dog bed or crate
- Food bowls
- Treats
- Local pet-friendly guide
- Towels for dirty paws
Amenity Investment Analysis
Return on Investment Framework
Before adding amenities, consider:
| Factor | Question to Ask |
|---|---|
| Cost | What’s the upfront and ongoing expense? |
| Impact | Will it increase bookings or rates? |
| Demand | Do guests in my market want this? |
| Competition | Do competitors have it? |
| Maintenance | What’s the ongoing effort? |
| Liability | Does it increase risk? |
High ROI Amenities
Typically worth the investment:
Hot tub:
- Cost: $3,000-$10,000 installed
- Impact: Can justify $25-$50+/night premium
- Consideration: Maintenance required, liability insurance
Dedicated workspace:
- Cost: $300-$1,000
- Impact: Opens remote worker segment
- Consideration: Minimal maintenance, growing demand
Fire pit:
- Cost: $200-$2,000
- Impact: Creates memorable experiences
- Consideration: Fire safety, may need permit
Outdoor furniture upgrade:
- Cost: $500-$2,000
- Impact: Better photos, more usable space
- Consideration: Weather protection, replacement cycle
Quality bedding:
- Cost: $200-$500 per bed
- Impact: Better reviews, comfort mentions
- Consideration: Replacement cost ongoing
Lower ROI Amenities
Often not worth the investment:
Gym equipment:
- Unless targeting fitness enthusiasts specifically
- Takes up space
- Liability concerns
- Most guests won’t use it
Premium cable packages:
- Streaming has largely replaced
- Ongoing monthly cost
- Guests often have their own accounts
Excessive kitchen gadgets:
- Adds clutter
- Rarely used
- Creates more to clean and maintain
- Stick to essentials done well
Branded luxury items:
- Theft target
- Expensive to replace
- Guests want function over labels
Amenity Photography and Listing
How to Showcase Amenities
Having amenities isn’t enough—you need to sell them.
Photography tips:
- Dedicate photos to key amenities
- Show amenities in use (hot tub bubbling, fire pit lit)
- Capture the experience, not just the item
- Include amenities in main photos when possible
Listing description:
- Lead with your strongest amenities
- Be specific (not “fast WiFi”—“100 Mbps WiFi for streaming and video calls”)
- Paint a picture of the experience
- Match amenities to your target guest
Titles and highlights:
- Include top amenities in title if space allows
- Use platform highlight features
- Update seasonally if relevant
Amenity Accuracy
Never oversell:
- Photograph current condition
- Be honest about limitations
- Update if amenities change
- Note seasonal availability (pool, etc.)
Disappointed expectations create negative reviews.
Operational Considerations
Maintenance Requirements
Amenities need upkeep:
| Amenity | Maintenance Required |
|---|---|
| Hot tub | Weekly chemical balance, cleaning |
| Pool | Daily/weekly service |
| Fire pit | Cleaning, propane refill |
| Grill | Cleaning after each use |
| Game equipment | Regular inspection, replacement |
| Electronics | Updates, troubleshooting |
Budget time and money for maintenance.
Guest Instructions
Complex amenities need guidance:
- Written instructions (with photos)
- Safety warnings where appropriate
- Troubleshooting basics
- What not to do
- Who to contact for problems
Make instructions simple and visible.
Liability and Insurance
Some amenities increase risk:
Higher liability:
- Pool and hot tub
- Fire pit
- Gym equipment
- Watercraft or recreational equipment
- Playground equipment
Mitigations:
- Proper insurance coverage
- Safety features and warnings
- Guest agreements/waivers
- Regular maintenance documentation
Consult your insurance provider before adding high-risk amenities.
Seasonal and Local Considerations
Match Your Market
Amenities should fit your location and season:
Beach properties:
- Beach gear (chairs, umbrella, cooler)
- Outdoor shower
- Storage for sandy items
- Kayaks, paddleboards
Mountain properties:
- Fireplace
- Hot tub
- Boot warmers
- Gear storage
- Sleds (winter)
Urban properties:
- Dedicated workspace
- Strong WiFi
- Streaming services
- Local neighborhood guides
Lake properties:
- Boat dock access
- Fishing gear
- Floats and water toys
- Fire pit
Seasonal Adjustments
Some amenities are seasonal:
- Pool: Open/closed seasons
- Fire pit: Weather dependent
- Outdoor furniture: Winter storage
- Recreational equipment: Season specific
Update listings to reflect current availability.
Gathering Amenity Feedback
What Guests Tell You
Pay attention to:
- Review mentions (what they loved)
- Questions before booking (what they wanted)
- Requests during stay (what was missing)
- Complaints (what disappointed)
Let guest feedback guide improvements.
Competitive Research
Monitor what competitors offer:
- What amenities do top performers have?
- What’s becoming standard in your market?
- What’s missing that you could provide?
- What are guests praising in competitor reviews?
Stay competitive without copying blindly.
The right amenities depend on your property, market, and target guests. Learn how our management approach optimizes properties to maximize appeal and bookings.
