STR - which is best: 3 beds with pool OR 4 beds with no pool?

Question

I'm looking at a STR in N. Phoenix/Cave Creek/Scottsdale (no HOA) and have one question: which do you think would get more income over the full year: 3 bedrooms with a pool or a 4 bedrooms with NO pool?

I ask because an acquaintance that I just met has 4 STRs in another part of town and says that he'll never buy one without a pool. I'm inclined to believe him because of his experience. But from my own Airbnb experiences and because I've been in Scottsdale for years and know that most don't even use their pools in the high-demand months of December-March.

No doubt, it would be easier to rent in the non high-demand months but seems like 50% of the income is going to come from those 4 months when the pool would likely not get used (unless it has a $5k heater + high gas expense)

Thanks in advance everyone! I'm new to the community and it's been great to see how helpful everyone's been.

-Chris

Luke Rorech · Answer

@Chris Bird Pool. Always go with a pool if possible.

Mya Toohey · Answer

@Chris Bird

I specialize in STRs in the Tampa Florida market. Primarily Pinellas county, which includes Clearwater, Indian Rocks Beach and St Pete Beaches. We are one of the hottest markets. If you take the two houses side by side here, pool makes 20% more. It also has a 83% occ rate over 77%. You take a 4 bed with a pool and you just went from 80k a year to 130k.

Bruce Woodruff · Answer

Because of your location, I'd say go with the pool. I visit the Valley often and usually go with a hotel just to get the pool. I would much rather stay in a STR with a pool. Just keep pricing in line with the competition, including hotels.

Nathan Gesner · Answer

The pool will make a difference in that market, so that's what I would recommend. Your acquaintance has already told you the same based on his local experience. The cost to maintain a pool is probably less than $150 a month. You should have no problem making that up in additional bookings and revenue.

Trent Reeve · Answer

i dont have one, so i cant say from the owner experience. but if you I was taking vacation to area, i would choose the property with a pool. that is what i would want for our vacation.

Michael Baum · Answer

I think you have your answer @Chris Bird. Pool it is. Now, how hard would it be to add a pool to the 4 bedroom? Is there plenty of yard space to make it work? Have you checked and gotten some bids on installing one? Is the 4 bedroom in a better area?

Do other places right near the 4 bedroom have pools? You might be able to make it a negotiating tactic to get one installed.

It could be the best of both worlds. More heads in beds and a pool.

Allie Pfannenstiel · Answer

Definitely a heated pool, hot tub or swim spa! The 4th bedroom is definitely nice though too.

Andres Murillo · Answer

A good STR comp tool will allow you to filter for comps with/without pools. You can see how well each is doing in terms of occupancy and total revenue. If you'd like, I can PM you a free resource to help with this.

Mike Kolbrener · Answer

Always go for a pool for a STR in Scottsdale.

Scott E. · Answer

A pool is more important than a 4th bedroom (this is coming from somebody who owned 3 term rentals in South Scottsdale from 2017 - 2020). I added 4th bedrooms to all of my properties by converting the garages, but most of the time that 4th bedroom was never even used or disturbed by guests.

If you're don't have a 4th bedroom, you can still sleep some additional people with a blow up mattress or a pull out couch.

More important than the pool and 4th bedroom is location though. Sounds like you haven't bought yet. You need to be very particular about the location you choose. The poster above who linked to his friends listing - That is a nice enough house, but it is a horrible location. I'd rank it a 2/10 in terms of where a guest would want to stay if visiting the valley.

STR - which is best: 3 beds with pool OR 4 beds with no pool?

STR - which is best: 3 beds with pool OR 4 beds with no pool?

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