Table Stakes vs. Differentiators
Not all amenities are equal. Some are simply expected. Guests searching for a short-term rental assume there will be WiFi, a stocked kitchen, clean linens, and basic toiletries. Listing these prominently doesn’t help you stand out. Not having them is a reason to get passed over.
Then there are differentiating amenities: the things that make a guest choose your property over a comparable one, that justify a higher rate, and that generate specific search traffic from guests filtering for that feature.
Understanding which category an amenity falls into is the starting point for smart investment decisions.
High-Impact Amenities (Worth Investing In)
Hot tub. Consistently one of the highest-revenue amenities across most markets. AirDNA data shows properties with hot tubs command a 10-15% revenue premium on average, with the effect strongest in mountain and cabin markets. Hot tubs also generate direct search traffic: guests actively filter for them. Maintenance is real (plan for $50-$100/month in chemicals and $500-$1,500/year in servicing), but the revenue lift typically outpaces the cost.
Private pool. In warm-weather and vacation destination markets, a private pool is a major differentiator. It enables a meaningful rate premium and attracts family groups who are willing to pay for exclusive use. In markets where most properties have pools, it shifts from differentiator to table stakes. Know your market.
EV charger. A growing differentiator, especially in markets with a tech-forward or environmentally conscious guest base. The installation cost for a Level 2 charger runs $500-$1,500 installed, and it targets a guest segment that actively filters for it and is willing to pay more. A relatively low-cost amenity with an outsized targeting benefit.
Dedicated workspace. Post-2020, remote workers and “workcation” travelers represent a real and growing segment. A property with a desk, ergonomic chair, large monitor, and fast WiFi (100+ Mbps with a speed test screenshot in the listing) specifically attracts bookings that are longer and often at higher rates. This doesn’t require a home office. A proper desk and chair in a quiet corner is enough.
Game room or entertainment area. Strong for family and group properties. A pool table, foosball, arcade cabinet, or dedicated movie room dramatically increases the “wow factor” for groups traveling together. Pricing impact varies by market, but the review quality improvement is consistent. Groups that have a great time leave detailed, enthusiastic reviews.
Amenities That Are Table Stakes in Most Markets
These are expected. Not having them is a reason guests skip you. Having them doesn’t distinguish you.
- High-speed WiFi
- Full kitchen with standard appliances
- Streaming services (Netflix or similar)
- Air conditioning and heat
- Basic toiletries and paper products
- Washer and dryer
Make sure these are in good working order and accurately described. A complaint about slow WiFi or a broken dishwasher in a review costs more than the amenity is worth.
Using Futurestay’s Comp Set Data
Futurestay’s Optimization page shows you what amenities comparable properties in your area are offering. Before investing in any amenity, check whether your comp set already has it. If every property nearby has a hot tub, adding one moves you from below average to average. If almost none of them have an EV charger, adding one genuinely differentiates you.
The data also shows you where you’re underperforming: amenities that your comp set has and you don’t, that may be suppressing your booking rate or forcing you to price lower to compete.
The ROI Framework
Before any amenity investment, run a simple calculation. Estimate the revenue lift (conservative: 5-10% rate increase applied to your occupancy nights). Compare it to the installation and annual maintenance cost. If the payback period is under 2 years, it’s usually worth it. If it’s 4+ years, reconsider or wait until you have more data from your market.