The Amenity Arms Race What Guests Actually Filter For

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The Amenity Arms Race What Guests Actually Filter For

David Totten
Real Estate Consultant · Barstow, CA · Member since 2026 · 86 posts · 59 votes

Most operators stock amenities based on what they think guests want. The data tells a sharper story guests are filtering, and listings without the filtered amenities don't appear in search at all.

Three categories are doing the heavy lifting in 2026

Visibility filters Pool is the most-searched amenity on Airbnb, with hot tub also in the top ten. WiFi sits in the top three. EV charger searches grew over 80% from 2022 to 2023, and listings with EV chargers average 2 extra nights booked per year. These aren't preference signals they're inclusion gates. Without them, your listing doesn't appear when guests filter.

Price-power amenities AirDNA data shows listings with hot tubs can earn 15-20% higher nightly rates, and in mountain markets the lift can reach 34%. These don't just help visibility, they justify a premium ADR. These amenities tend to make the most sense in markets where comparable listings already have them.

Conversion amenities Smart locks, fast Wi-Fi, and dedicated workspaces don't necessarily get filtered for, but they reduce friction once a guest is on the listing. They convert browsers into bookers. Sleep quality shows up in roughly one-third of all reviews upgrading mattresses and bedding has been associated with 0.2-0.4 star rating increases, which compound into ranking and pricing power over time.

The mistake most hosts make is treating amenities as decoration. They're actually three different revenue levers operating on different mechanisms

Search filters determine if you appear at all

Premium amenities determine what you can charge

Conversion amenities determine how often you close the booking

A property missing standard filter-checked amenities is invisible to a meaningful share of guest searches, regardless of price or photos. A property with strong filter coverage but weak conversion amenities gets clicks but not bookings. A property with both gets the visibility, the conversion, and the pricing power simultaneously.

Worth auditing the gap between what your competitors have checked and what your listing has checked. The amenities section is one of the least visually exciting parts of a listing and one of the highest leverage to fix.

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Ken Boone
Investor · Greenville, SC · Member since 2015 · 1k+ posts · 1k+ votes
5mo

Thats a solid analysis breaking down the different levels of amenities and what they can do.

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  • Ken Boone
    Investor · Greenville, SC · Member since 2015 · 1k+ posts · 1k+ votes
    5mo

    Thats a solid analysis breaking down the different levels of amenities and what they can do.

    1Reply
    • David Totten
      OP
      Real Estate Consultant · Barstow, CA · Member since 2026 · 86 posts · 59 votes
      5mo
      Quote from @Ken Boone:

      Thats a solid analysis breaking down the different levels of amenities and what they can do.

      Appreciate that Ken. The amenity layer gets treated as a checklist when it's really three different revenue mechanisms working in parallel. Glad it landed.
      1Reply
  • Mike GrudzienPro Member
    Lender · Eugene, OR · Member since 2019 · 2k+ posts · 1k+ votes
    5mo

    Nice breakdown by category!

    1Reply
    • David Totten
      OP
      Real Estate Consultant · Barstow, CA · Member since 2026 · 86 posts · 59 votes
      5mo
      Quote from @Mike Grudzien:

      Nice breakdown by category!

      Thanks Mike 😊
      0Reply
  • Robert J. Rhodes
    Investor · Houston · Member since 2022 · 56 posts · 27 votes
    5mo

    @David Totten this is a strong breakdown. I agree with how you are framing the three layers because most operators treat amenities like a checklist instead of a system.

    What I have found in a coliving environment is that those same amenities can also be used as the front end of a longer funnel, not just to win a booking.

    I use Airbnb as the tip of the spear to do exactly what you are describing on visibility, pricing, and conversion, but then I look at what happens after the stay begins.

    The value proposition inside the home is designed to do three things in sequence. It gets their attention in search, it converts the click into a stay, and then it converts the stay into something longer term because the houseguests quickly realize they cannot get the same mix of amenities, safety, and price point in many other places, especially in a shared housing setup. Right now about 40% of my mid-term renters either re-up or request to go to a lease of their own accord.

    So the amenities are not just driving ADR or occupancy. They are helping stabilize the environment over time by attracting and retaining the right mix of people.

    1Reply
    • David Totten
      OP
      Real Estate Consultant · Barstow, CA · Member since 2026 · 86 posts · 59 votes
      5mo
      Quote from @Robert J. Rhodes:

      @David Totten this is a strong breakdown. I agree with how you are framing the three layers because most operators treat amenities like a checklist instead of a system.

      What I have found in a coliving environment is that those same amenities can also be used as the front end of a longer funnel, not just to win a booking.

      I use Airbnb as the tip of the spear to do exactly what you are describing on visibility, pricing, and conversion, but then I look at what happens after the stay begins.

      The value proposition inside the home is designed to do three things in sequence. It gets their attention in search, it converts the click into a stay, and then it converts the stay into something longer term because the houseguests quickly realize they cannot get the same mix of amenities, safety, and price point in many other places, especially in a shared housing setup. Right now about 40% of my mid-term renters either re-up or request to go to a lease of their own accord.

      So the amenities are not just driving ADR or occupancy. They are helping stabilize the environment over time by attracting and retaining the right mix of people.

      Appreciate this Robert. The fourth layer you're describing amenities as retention infrastructure, not just acquisition adds a real dimension to the framework. You're optimizing past the booking. 40% re up or lease conversion is a serious number. That changes the unit economics on every property because acquisition cost spreads across a much longer guest lifecycle. It also changes what you stock for at acquisition. Filter visibility and ADR power matter for the booking. The lived in experience matters for the extension. Different decisions on the same checklist.
      0Reply
  • Andrew SteffensBusiness Member
    Tampa, FL · Member since 2022 · 3k+ posts · 3k+ votes
    5mo

    Any data on crib / baby items? We began stocking them last year on all listings.  You can get a pack and play and the other items for under $200

    [email protected]813-563-0877
    Vacation Rentals of Florida53 Reviews
    WebsiteView Page
    1Reply
    • David Totten
      OP
      Real Estate Consultant · Barstow, CA · Member since 2026 · 86 posts · 59 votes
      5mo
      Quote from @Andrew Steffens:

      Any data on crib / baby items? We began stocking them last year on all listings.  You can get a pack and play and the other items for under $200

      There's actually decent data on this. The Boston Airbnb study found family friendly positioning correlates with roughly 10% higher nightly prices. Industry data shows about 61% of family friendly listings stock a crib or travel crib, and 62% include a high chair. Listings without a crib don't appear when guests use the crib filter specifically meaning you're invisible to that search cohort entirely. The bigger leverage may not be ADR though. Family guests tend to book longer stays and, according to industry observations, spend more time out exploring than in the home. So under $200 in stocking cost gives you filter visibility, some pricing power, and access to a guest segment most operators aren't intentionally targeting. Mentioning crib and high chair availability directly in the listing title or description also picks up parents who search those terms specifically, which is a small but underused conversion lever. Sounds like you're already on the right side of this one.
      1Reply
    • Andrew SteffensBusiness Member
      Tampa, FL · Member since 2022 · 3k+ posts · 3k+ votes
      5mo
      Quote from @David Totten:
      Quote from @Andrew Steffens:

      Any data on crib / baby items? We began stocking them last year on all listings.  You can get a pack and play and the other items for under $200

      There's actually decent data on this. The Boston Airbnb study found family friendly positioning correlates with roughly 10% higher nightly prices. Industry data shows about 61% of family friendly listings stock a crib or travel crib, and 62% include a high chair. Listings without a crib don't appear when guests use the crib filter specifically meaning you're invisible to that search cohort entirely. The bigger leverage may not be ADR though. Family guests tend to book longer stays and, according to industry observations, spend more time out exploring than in the home. So under $200 in stocking cost gives you filter visibility, some pricing power, and access to a guest segment most operators aren't intentionally targeting. Mentioning crib and high chair availability directly in the listing title or description also picks up parents who search those terms specifically, which is a small but underused conversion lever. Sounds like you're already on the right side of this one.

       Thanks for usual spot on analysis!

      [email protected]813-563-0877
      Vacation Rentals of Florida53 Reviews
      WebsiteView Page
      1Reply
  • Collin HaysBusiness Member
    Property Manager · Gatlinburg, TN · Member since 2020 · 3k+ posts · 4k+ votes
    5mo

    Great information!  Thank you!

    [email protected]806-672-7102
    SMOKY MOUNTAIN FALLS INC.51 Review
    WebsiteView Page
    1Reply
    • David Totten
      OP
      Real Estate Consultant · Barstow, CA · Member since 2026 · 86 posts · 59 votes
      5mo
      Quote from @Collin Hays:

      Great information!  Thank you!

      Thanks Collin, appreciate that 😊
      0Reply
  • Koba Molenaar
    Cape Town, South Africa · Member since 2026 · 23 posts · 13 votes
    5mo

    @David Totten Great insights! I recently read the same data for an article I was updating about Airbnb amenities. If I may add one thing it's to keep your ideal target audience in mind too. For example, I found it interesting that Airbnb also lists a washer or dryer as one of the top 10 amenities guests search for most often. I've never used one as an guest or missed one, but, then again, I never book Airbnb for longer stays. However, if you want to attract more longer stays, a washer makes sense.  

    1Reply
    • David Totten
      OP
      Real Estate Consultant · Barstow, CA · Member since 2026 · 86 posts · 59 votes
      5mo
      Quote from @Koba Molenaar:

      @David Totten Great insights! I recently read the same data for an article I was updating about Airbnb amenities. If I may add one thing it's to keep your ideal target audience in mind too. For example, I found it interesting that Airbnb also lists a washer or dryer as one of the top 10 amenities guests search for most often. I've never used one as an guest or missed one, but, then again, I never book Airbnb for longer stays. However, if you want to attract more longer stays, a washer makes sense.  


       Appreciate the add Koba. The target audience layer is the piece amenity discussions often miss operators stock for "guests in general" rather than for the specific cohort they're trying to attract.

      Washer/dryer is a great example. For weekend leisure stays it sits in "nice to have." For longer stays, business travelers, or families with kids, it shifts to almost required. Same amenity, completely different weight depending on who you're trying to book.

      1Reply
  • Robert J. Rhodes
    Investor · Houston · Member since 2022 · 56 posts · 27 votes
    5mo

    @Koba Molenaar @David Totten

    Agree with both your takes. Most of my coliving houseguests now stay a minimum of six months, some have stayed for years (all starting from the amazing global reach of Airbnb).

    So, I did have the foresight to launch with the washer/dryer. What I learned later was that to reduce friction, powder/liquid detergent mess, I usually jumpstart my guests with a couple weeks' worth of those throw-in detergent pods. If I buy them in bulk on Amazon, the cost to me is minimized, and it almost conditions the guests to default to that method of washing; which over the long run is one less thing for my machine and my cleaning service to account for and clean up. 

    0Reply
    • David Totten
      OP
      Real Estate Consultant · Barstow, CA · Member since 2026 · 86 posts · 59 votes
      5mo
      Quote from @Robert J. Rhodes:

      @Koba Molenaar @David Totten

      Agree with both your takes. Most of my coliving houseguests now stay a minimum of six months, some have stayed for years (all starting from the amazing global reach of Airbnb).

      So, I did have the foresight to launch with the washer/dryer. What I learned later was that to reduce friction, powder/liquid detergent mess, I usually jumpstart my guests with a couple weeks' worth of those throw-in detergent pods. If I buy them in bulk on Amazon, the cost to me is minimized, and it almost conditions the guests to default to that method of washing; which over the long run is one less thing for my machine and my cleaning service to account for and clean up. 

      That detergent pod move is sharp Robert. Friction reduction for the guest, machine protection for you, predictable behavior for your cleaning team three wins from one $20 Amazon order.
      0Reply
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