King sized beds - worth investing in for more bookings?

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King sized beds - worth investing in for more bookings?

Katie MillerPro Member
General Manager, Publishing at BiggerPockets · Denver, CO · Member since 2017 · 463 posts · 642 votes

Hey all BP STR Hosts! Has anyone upgraded their bed sizes from fulls or queens to king-sized beds and seen an increase in bookings in their market? Would love to hear any case studies, positive or negative, that correlate to this idea so I can tease out what is worth it for us.

Current state is a 3-bed, 3-bath beach house with 2 queen sized beds, a bunkbed room, and two portable pack-and-plays for babies.

Future state would be upgrading the 2 queens to kings. 

Also up for hearing if you don't think it's worth it to upgrade your mattress sizes for whatever reason. 

Thanks y'all! 

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Sarah KensingerPro Member
Real Estate Consultant · OH · Member since 2023 · 2k+ posts · 1k+ votes
3y

It's actually a well-known fact that if the primary bedroom in a STR has a king bed, that property is usually booked before a queen bed. And if it's more than one bedroom that can hold a king that's even better! It's a top-secret trick to getting more bookings. ;) People love to have a king bed on vacation especially if they can't have one in their personal home! But if the rooms are small and it would make walking around the bed tight, it's better to stick with a queen. If you can help it, you don't ever want guests to feel like it's a small house/room.

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  • Frank Barletta
    Rental Property Investor · New York, NY · Member since 2023 · 163 posts · 95 votes
    3y

    I’ve not seen a correlation or any data to suggest what you’re asking. I also do not search for bed size when I book a place on Airbnb or know anyone who does.

    A good bed is table stakes so quality is more important in my opinion.

    1Reply
  • Kimberly Elson
    Member since 2021 · 50 posts · 35 votes
    3y

    I don’t own and str, only ltr at this time. However, as a renter, I’d pick king over queen any day unless there were other significant benefits to the place with queen beds that the king did not offer such as the location, a pool, etc. I think it depends on your area/ clientele. Friend groups/ singles probably care less than couples..

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  • Sarah KensingerPro Member
    Real Estate Consultant · OH · Member since 2023 · 2k+ posts · 1k+ votes
    3y

    It's actually a well-known fact that if the primary bedroom in a STR has a king bed, that property is usually booked before a queen bed. And if it's more than one bedroom that can hold a king that's even better! It's a top-secret trick to getting more bookings. ;) People love to have a king bed on vacation especially if they can't have one in their personal home! But if the rooms are small and it would make walking around the bed tight, it's better to stick with a queen. If you can help it, you don't ever want guests to feel like it's a small house/room.

    [email protected]330-557-3021
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  • Mark Kazmierski
    Real Estate Investor · Victor, NY · Member since 2015 · 6 posts · 3 votes
    3y

    Here is a little known secret. Many, many of the mattress companies offer x number of days warranty, if you don't like the mattress they will take it back. Well, where do all those mattresses go? They are used, but used lightly. In many cities there are people who buy these mattresses and re-sale them in the range of $500, even for a King size. We have bought multiple of these mattresses and they are amazing. Dreamcloud, Nector, Helix, and others. You just need to search and find these people. It makes the decision to just do it, much easier. 

    1Reply
  • Trish Mccoy
    Real Estate Agent · Grass Valley, CA · Member since 2017 · 185 posts · 198 votes
    3y

    if the bedrooms are big enough - Kings are always preferred by guests.

    1Reply
  • John UnderwoodPro Member
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    3y

    I have a lake house that has no king beds and we stay full.

    I guess really big people don't stay at the lake.

    We have never had a single complaint.

    I personally don't think Queen beds will hurt you at all if you have a great house and location.

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  • Luke CarlPro Member
    Rental Property Investor · Tennessee Florida · Member since 2016 · 4k+ posts · 5k+ votes
    3y

    King bed no brainer. 

    More importantly how did this get so many comments so quickly. I remember when this forum only had 4 people hanging around and I was one of them. Shout out to the OGs 

    @Paul Sandhu

    @John Underwood

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  • John UnderwoodPro Member
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    3y
    Quote from @Luke Carl:

    King bed no brainer. 

    More importantly how did this get so many comments so quickly. I remember when this forum only had 4 people hanging around and I was one of them. Shout out to the OGs 

    @Paul Sandhu

    @John Underwood

    @Michael Baum


     I'm not normally up this early.

    On the way to Hawaii.

    1Reply
  • Nathan GesnerBusiness Member
    Moderator
    Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
    3y

    Definitely a king, as long as it fits in the room well.

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  • Andrew Simms
    Rental Property Investor · Marietta, GA · Member since 2017 · 131 posts · 101 votes
    3y

    I think it is going to be difficult to get any real data on increased occupancy due to bed size. The market is so cyclical, how many people have been doing this long enough to have tested queen vs king. Sure, you could compare similar properties in similar areas just with different bed sizes, but there are too many factors to say with any certainty that the bed size was the biggest factor in an occupancy comparison.

    Like most said above, if kings fit, why wouldn't you. 

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  • Toni Escuder
    Interior Decorator · Charlotte NC · Member since 2022 · 48 posts · 32 votes
    3y

    Absolutely switch to at least one king if the room can fit one. I won't book a place that doesn't offer this.

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  • Jay ThomasPro Member
    Real Estate Agent · Houston, TX · Member since 2021 · 1k+ posts · 715 votes
    3y

    It's an oft-overlooked fact in the real estate game - if you want to drive bookings for your short term rental (STR), it pays to make sure your primary bedroom can hold a king bed. Bookings will be made much more quickly when compared to properties that are only able to host a queen size bed. Even better? If you have multiple bedrooms that can fit a king, you're setting yourself up for success! Investing in the right beds and furniture is always worth it when it comes to successful STRs. Simply put, nothing beats having the proper amenities for potential renters!

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  • Michael BaumPro Member
    Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
    3y

    Kings if you can do them, but don't squeeze them in. You don't want the bed overwhelming the space.

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  • Brooklyn McCarty
    Investor · Member since 2022 · 1k+ posts · 754 votes
    3y

    I think kings appeal to more people

    0Reply
  • Alecia LovelessPro Member
    Member since 2019 · 3k+ posts · 2k+ votes
    3y

    @Katie Miller I owned B& Bs for 24 years and the king sized rooms always booked first unless I had a budget traveler who would then take the tiny room with the queen sized bed and the bathroom in the hallway that was about $50 less.

    The more king sized beds I had the more $ I could charge and definitely keep the twin beds for families and singles in the third room.

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  • Katie MillerPro Member
    OP
    General Manager, Publishing at BiggerPockets · Denver, CO · Member since 2017 · 463 posts · 642 votes
    3y

    Great responses everyone, thank you! 

    To everyone who said "why wouldn't you just put in kind sized beds?"
    Well, we purchased the properties fully furnished already with queen beds in place. If I was starting from scratch, yes for sure would buy a king bed. But, now the problem is, "Do I get rid of a perfectly *fine* queen sized bed to pay for an upgraded king-sized bed (and king-sized linens) or do I keep it as is and make other adjustments to get more bookings?" 

    I am feeling especially silly about not realizing the queen sized beds could have been a factor in less bookings because, personally, when I travel with my 6'4" husband, I look for king-sized beds. 

    I will make the upgrade when we visit the properties this weekend and report back how it goes! 

    Special thanks to @Mark Kazmierski for the hot tip on lightly used beds. How do you find the companies selling them, Mark? 

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  • Katie MillerPro Member
    OP
    General Manager, Publishing at BiggerPockets · Denver, CO · Member since 2017 · 463 posts · 642 votes
    3y
    Quote from @Luke Carl:

    King bed no brainer. 

    More importantly how did this get so many comments so quickly. I remember when this forum only had 4 people hanging around and I was one of them. Shout out to the OGs 

    @Paul Sandhu

    @John Underwood

    @Michael Baum

     Very thankful for you OGs and for keeping the forums alive all these years!!! See ya next week @Luke Carl and @Avery Carl! We'll stop by when we're visiting our place on 30A!

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  • John M.
    Investor · Fairfax, VA · Member since 2015 · 1k+ posts · 801 votes
    3y

    I must admit that I like a King, but I will settle for a Queen if the rest of the property meets my needs. (But Never a FULL!)

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  • Brett Ferrara
    Member since 2023 · 14 posts · 3 votes
    3y

    I bought a king for my new rental that Im setting up. I dont have any data and im not sure if there would be data, but personally I LOVE  a king bed. Makes you feel like youre on vacation so I do think it raises value.

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  • Jon Martin
    Member since 2022 · 1k+ posts · 1k+ votes
    3y
    Quote from @Katie Miller:

    Great responses everyone, thank you! 

    To everyone who said "why wouldn't you just put in kind sized beds?"
    Well, we purchased the properties fully furnished already with queen beds in place. If I was starting from scratch, yes for sure would buy a king bed. But, now the problem is, "Do I get rid of a perfectly *fine* queen sized bed to pay for an upgraded king-sized bed (and king-sized linens) or do I keep it as is and make other adjustments to get more bookings?" 

    I am feeling especially silly about not realizing the queen sized beds could have been a factor in less bookings because, personally, when I travel with my 6'4" husband, I look for king-sized beds. 

    I will make the upgrade when we visit the properties this weekend and report back how it goes! 

    Special thanks to @Mark Kazmierski for the hot tip on lightly used beds. How do you find the companies selling them, Mark? 


     If you already have queens in place then run with that, assuming they are clean and comfy. You have enough expenses already, start making money first and then switch them out later if needed. As a compromising you could swap out the queen in the master for a king and leave the rest. 

    For tall people like your husband what you need is a California King because they are 4 inches longer and 4” more narrow, bur there is less selection for all things bed related at that size.  

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  • Mark Kazmierski
    Real Estate Investor · Victor, NY · Member since 2015 · 6 posts · 3 votes
    3y
    Quote from @Katie Miller:

    Great responses everyone, thank you! 

    To everyone who said "why wouldn't you just put in kind sized beds?"
    Well, we purchased the properties fully furnished already with queen beds in place. If I was starting from scratch, yes for sure would buy a king bed. But, now the problem is, "Do I get rid of a perfectly *fine* queen sized bed to pay for an upgraded king-sized bed (and king-sized linens) or do I keep it as is and make other adjustments to get more bookings?" 

    I am feeling especially silly about not realizing the queen sized beds could have been a factor in less bookings because, personally, when I travel with my 6'4" husband, I look for king-sized beds. 

    I will make the upgrade when we visit the properties this weekend and report back how it goes! 

    Special thanks to @Mark Kazmierski for the hot tip on lightly used beds. How do you find the companies selling them, Mark? 


     Poke around Facebook Marketplace. I just found this one. 

    Nectar King Mattress

    $350 · In stockListed in Arvada, CO


    I know its outside the city of Denver, but you can eventually through some calls and research find someone. 

    PS: Sorry for the delayed response. 

    1Reply
  • Terrell Garren
    Rental Property Investor · Concord, NC · Member since 2016 · 1k+ posts · 3k+ votes
    3y

    I have no STR ownership experience. I do have a wife that vehemently prefers a king whenever she books our lodging. I don't get to make those decisions as Motel 6 meets my sheltering needs.

    1Reply
  • KiKi ChaseBusiness Member
    Real Estate Agent · Indianapolis, IN · Member since 2022 · 184 posts · 75 votes
    3y

    I think it's a good investment, but maybe only one king instead of two! I don't know if that second king is as important, but you could also look at STRs around to see what they're doing! As long as you have room in your STR, I saw go for it. :)

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