Short Term Rental: King vs Queen Bed

Short-Term & Vacation Rental Discussions

Short Term Rental: King vs Queen Bed

Omaha, NE · Member since 2012 · 28 posts · 7 votes

Looking for input on bed size for a short term rental space were working on currently. The upstairs bedroom will fit a king bed but would only allow 12"-14" on each side. One side will be an outer wall and the other side would be partially against a stairway railing. Otherwise if we go with a queen bed we can have 20" - 22" on each side.

I know people prefer a King over a Queen as do I but wondering if we should stuff in the King or provide a smaller bed with better access around it.

For further consideration - We will have another Full/Twin bed in the main area. Our intended guest would be a small family or a couple. This will be a small space in the mountains with a very custom boutique type feel of lots of different wood and metal finishes.

Thanks,

Chris

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Patricia Steiner

Real Estate Broker · Hyde Park Tampa, FL · Member since 2019 · 2k+ posts · 3k+ votes

Use a Queen...no one will appreciate a King size bed if it makes the room feel like a closet. When you have to go down a size, get a great mattress and upscale the bedding a bit. It will make all the difference.

Best...

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Dominic Pizzi
Lender · Freehold, NJ · Member since 2022 · 236 posts · 85 votes
3y
Hey Chris!
Might be an opinion based response from me, but as a guest of an Airbnb or any STR, I would prefer some space on the side of the bed, so I would feel a queen would be better. You do not want to let the bed size dominate the size of the room, and a queen bed is big enough that it gives 2 people enough space to be comfortable with the feeling of being cramped.
Hope this helps!
3 Reply
John Mausteller
Real Estate Agent · Outer Banks, NC · Member since 2019 · 168 posts · 116 votes
3y
Hey Chris -
I would say that if a king fits, do the king. I think the average renter will love having the king size bed and space on either side is only to get in and out of the bed. The majority of ones stay, is spent in the common areas anyways. In my own rentals, I always go king if there is the room for it.
3 Reply
Patricia Steiner
Real Estate Broker · Hyde Park Tampa, FL · Member since 2019 · 2k+ posts · 3k+ votes
3y
Use a Queen...no one will appreciate a King size bed if it makes the room feel like a closet. When you have to go down a size, get a great mattress and upscale the bedding a bit. It will make all the difference.
Best...
7 Reply
Chris Napierala
OP
Omaha, NE · Member since 2012 · 28 posts · 7 votes
3y
Quote from @Patricia Steiner:

Use a Queen...no one will appreciate a King size bed if it makes the room feel like a closet. When you have to go down a size, get a great mattress and upscale the bedding a bit. It will make all the difference.
Best...

Thanks for all of the replies. Here are a few images of the room and a pre-renovation picture. The staircase has since been opened up to provide safe steps which reduced the space between the stairs and the bed. The bed in this picture was a King.
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Chris Napierala
OP
Omaha, NE · Member since 2012 · 28 posts · 7 votes
3y
And the floor plan
0 Reply
Andrew SteffensBusiness Member
Tampa, FL · Member since 2022 · 3k+ posts · 3k+ votes
3y
Quote from @Chris Napierala:

Looking for input on bed size for a short term rental space were working on currently. The upstairs bedroom will fit a king bed but would only allow 12"-14" on each side. One side will be an outer wall and the other side would be partially against a stairway railing. Otherwise if we go with a queen bed we can have 20" - 22" on each side.
I know people prefer a King over a Queen as do I but wondering if we should stuff in the King or provide a smaller bed with better access around it.
For further consideration - We will have another Full/Twin bed in the main area. Our intended guest would be a small family or a couple. This will be a small space in the mountains with a very custom boutique type feel of lots of different wood and metal finishes.
Thanks,
Chris

Hey Chris - Really this is opinion based but if you can get a King there without it being asthetically too unappealing and people can get in and out of bed ok and there is ample light etc I would do that over a Queen. Im not even that large but will 99% of the time personally book a place with a king over a queen.
That said we manage over 60 units and there are a lot of different bedding options and we have never determined units with queens have done worse than those who have kings. Most have a good mix.
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Paul Sandhu
Investor · The worst town to live in, KS · Member since 2016 · 4k+ posts · 4k+ votes
3y
If you think there will be some 3-somes in that bedroom, go with a king. Otherwise go with a queen. Ded fkn srs.
3 Reply
Liezel Pineda
Member since 2020 · 6 posts · 7 votes
3y
How many bedrooms is this rental property? If it's a 1 or two bedroom home, I'd probably elect to put a king in the bedroom if it fits. Like @John Mausteller said, most of the time will be spent in the common areas anyway. If you're talking about a larger rental though, where you potentially have more than one or two groups occupying the home, occupants will likely retreat to their bedrooms a little more than they would if it was just a small family or couple. In this case, you'd want the bedroom to be a little more accommodating in terms of being more than just sleeping space (so I'd go for a queen). But again, if your occupants/guests will ideally be a couple or small family (1-3 guests), I'd probably opt for the king. (Also, the partial wall opens it up a bit more anyway, so it's much more feasible to do a king in that type of space than, say, a room with full walls all around and 12-14 inches of walking space around the bed. That would be a bit claustrophobic... and a pain to change sheets.)
1 Reply
Chris Napierala
OP
Omaha, NE · Member since 2012 · 28 posts · 7 votes
3y
Quote from @Liezel Pineda:

How many bedrooms is this rental property? If it's a 1 or two bedroom home, I'd probably elect to put a king in the bedroom if it fits. Like @John Mausteller said, most of the time will be spent in the common areas anyway. If you're talking about a larger rental though, where you potentially have more than one or two groups occupying the home, occupants will likely retreat to their bedrooms a little more than they would if it was just a small family or couple. In this case, you'd want the bedroom to be a little more accommodating in terms of being more than just sleeping space (so I'd go for a queen). But again, if your occupants/guests will ideally be a couple or small family (1-3 guests), I'd probably opt for the king. (Also, the partial wall opens it up a bit more anyway, so it's much more feasible to do a king in that type of space than, say, a room with full walls all around and 12-14 inches of walking space around the bed. That would be a bit claustrophobic... and a pain to change sheets.)

Liezel - thanks for your response. I appreciate your input. The space will accommodate 4 max. The other sleeping room will include a full/twin bunk bed. I attached a picture of the space pre-renovation and a floor plan. Let me know if any of that changes your opinion.
0 Reply
Bob Willis
Investor · Curtis, NE · Member since 2019 · 231 posts · 140 votes
3y
I have owned STR for more than 6 years. No one will care if it is a Queen vs King sized mattress. You won't get more rentals, a higher rate, or better reviews. As long as the bed is comfortable and clean a Queen is fine. Good luck.
1 Reply
John UnderwoodPro Member
Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
3y
One house has nothing bigger than Queens and I have never had a complaint.
Maybe big people who need a king don't go to the lake?
2 Reply
Leslie Anne Morris
Real Estate Agent · Smoky Mountains, TN · Member since 2022 · 1k+ posts · 984 votes
3y
Whenever possible go for the king
1 Reply
Lauren Kormylo
Rental Property Investor · Phoenix, AZ and Rehoboth Beach DE · Member since 2019 · 1k+ posts · 1k+ votes
3y
I'm always in favor of a king where it will fit. Saying 12-14" on each side is tight, but your photo and floor plan show it feels more open than that would indicate. There are plenty of people like me who look for kings - I don't want to go on vacation and sleep in a bed smaller than I have at home. And I'm certainly not going to complain to a prospective host that they should put larger beds in - that doesn't make sense. I'm just going to skip over their listing and book somewhere else. So with a queen, you'll never know how many people skipped over it. If you go with the king, I do think you should have a pic taken from the foot of the bed that shows the spacing, so there are no surprises.
6 Reply
Todd Goedeke
Contractor · Sheboygan, WI · Member since 2016 · 921 posts · 266 votes
3y
@Patricia Steiner I agree ,the comfort of the bedding makes more of a difference to vacationers than the size being a king.
1 Reply
Michael BaumPro Member
Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
3y
Frankly I would do the queen. 12" just isn't enough for older folks. I know with my disability that I would have issues with that little space.
Imagine getting up at night to use the bathroom and falling. It could happen easier than you would expect. Someone could get stuck. My 2 cents.
1 Reply
Chris Napierala
OP
Omaha, NE · Member since 2012 · 28 posts · 7 votes
3y
Thanks everyone for your input. Im going to mock up the 12-14" in our bedroom and see how it feels, review all the feedback and make a decision.
0 Reply
Bonnie LowPro Member
Lender · Asheville, NC · Member since 2016 · 1k+ posts · 1k+ votes
3y
Always, always, always go with a King if you can fit it. Some people (like us!) won't rent a space with a queen as the only option. It's just not comfortable for two larger people. You do want space along side the bed but nightstands don't need to be as big as they used to be when there was the expectation of a lamp and a clock radio at a minimum. If you can, install wall sconces or drop down pendants for your lighting option so that frees table top space. People need somewhere to put their phones since most seem to take them into the bedroom, maybe a book and a pair of glasses and that's it. You can find a slim nightstand that will work. I've also put a night stand just on one side on occasion. It's not ideal, but it can work in the right space if you need to nudge the bed to one side or the other.
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Bonnie LowPro Member
Lender · Asheville, NC · Member since 2016 · 1k+ posts · 1k+ votes
3y
Quote from @John Underwood:

One house has nothing bigger than Queens and I have never had a complaint.
Maybe big people who need a king don't go to the lake?

More likely people who need a king just bypass your booking which is why you never hear from them.
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Eliott Elias
Investor · Austin, TX · Member since 2021 · 9k+ posts · 5k+ votes
3y
Depends on the scale and quality of your home, I use queen because my rooms are small and the houses I buy have small floorplans
1 Reply
John UnderwoodPro Member
Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
3y
Quote from @Bonnie Low:

Quote from @John Underwood:

One house has nothing bigger than Queens and I have never had a complaint.
Maybe big people who need a king don't go to the lake?

More likely people who need a king just bypass your booking which is why you never hear from them.

Well I think you are wrong as I stay booked up.
1 Reply
Nathan GesnerBusiness Member
Moderator
Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
3y
Quote from @Chris Napierala:

I would not cram a king into that space. It makes the room look too small and it's too hard to maneuver around, particularly for larger people. I want enough room for night stands and I want it to be easy for cleaners to get in and make the bed.
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Chris Napierala
OP
Omaha, NE · Member since 2012 · 28 posts · 7 votes
3y
Quote from @Nathan Gesner:

Quote from @Chris Napierala:

I would not cram a king into that space. It makes the room look too small and it's too hard to maneuver around, particularly for larger people. I want enough room for night stands and I want it to be easy for cleaners to get in and make the bed.

Thanks Nathan. I think that is where I am at as well. Id really like to have the King bed but I don't want the experience to be poor for the guests and a 12" night stand isn't going to be real desirable either.
0 Reply
Carlos Ptriawan
Member since 2019 · 7k+ posts · 4k+ votes
3y
Quote from @Chris Napierala:

Looking for input on bed size for a short term rental space were working on currently. The upstairs bedroom will fit a king bed but would only allow 12"-14" on each side. One side will be an outer wall and the other side would be partially against a stairway railing. Otherwise if we go with a queen bed we can have 20" - 22" on each side.
I know people prefer a King over a Queen as do I but wondering if we should stuff in the King or provide a smaller bed with better access around it.
For further consideration - We will have another Full/Twin bed in the main area. Our intended guest would be a small family or a couple. This will be a small space in the mountains with a very custom boutique type feel of lots of different wood and metal finishes.
Thanks,
Chris

queen, but high quality mattress is more important, don't get cheap one pls
1 Reply
Bruce WoodruffPro Member
Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
3y
Even though I am a huge fan of Kings....I would rather sleep in a Queen with more room on the sides.....
2 Reply
Bonnie LowPro Member
Lender · Asheville, NC · Member since 2016 · 1k+ posts · 1k+ votes
3y
Quote from @John Underwood:

Quote from @Bonnie Low:

Quote from @John Underwood:

One house has nothing bigger than Queens and I have never had a complaint.
Maybe big people who need a king don't go to the lake?

More likely people who need a king just bypass your booking which is why you never hear from them.

Well I think you are wrong as I stay booked up.

You misunderstood my point. It's not about staying booked up. It's that you simply don't hear from the people who DON'T book your place. Good for you if you have found success but my recommendation is still the same: if you have the room, add a king.
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