At What Point Does an STR Become a Mini Resort?

Question

Has anyone else noticed that STR amenities are starting to turn into an arms race?

A few years ago it seemed like a clean property, decent furniture, and a good location was enough. Now every other listing has a hot tub, sauna, golf simulator, pickleball court, rooftop deck, cold plunge, kayaks, fire feature, or some kind of over-the-top game room.

I understand why owners do it because those things absolutely help bookings.

But every added amenity is also another thing to maintain, inspect, insure, explain to guests, and potentially deal with after an injury or accident. At some point some of these properties start operating more like mini resorts than rental homes.

Are there amenities you intentionally avoid offering even though they’d probably make more money?

Andrew Steffens · Answer

In some ways I agree - every year it is something new, but that is pretty much in every industry.  Clothes fads come and go and so will fads in the STR amenity world.  I also think it is important to know your general market, and your micro market.  For example, a 4+ bedroom pool home 5 mins from the beach in my market target audience is multi generational families and you must be highly amenities to compete.  However about 30 mins away right outside the Tampa International Airport there are a lot of business travelers who probably care less about a pickleball court.

Michael Baum · Answer

I all comes down to the competition. In our case, we have very little in our price bracket so we don't have to do a bunch of crazy things, plus we are right on a large lake so that in and of itself is the draw.

If you look at the greater Orlando area, you will see a ton of competition so large properties, themed rooms, pools, hot tubs etc are the norm.

We might get a bit more with some other amenities but maintenance on some would be too much plus liability on others makes it too risky.

John Underwood · Answer

I agree with Mike. It depends on your locations and what the competition is doing and if your struggling to compete.

Our Lake House has a pool table, kayaks, canoe and paddle boat. We have no problem being rented.

If your in Orlando you likely need to be themed and have as many amenities as possible due to saturation of the area.

Mike Shemp · Answer

Yes, totally agree that it's an arms race...but I think the key is deciding how you want to participate in it.

For us, we look for an unfair advantage in the property.  Something that is hard to replicate.  Hot tubs, pools, and pickleball courts are too easy to replicate.  Lake views, ocean views, easy beach access, ski slope access, privacy, solitude are much harder to replicate.

I'd rather pay a little more for a property with one of the harder to replicate items, than pay less for a property and build what is easily replicated if the person has the cash to do it.

Hope that helps.

Mike

Collin Hays · Answer

We are seeing this in the Smokies. Huge investments in mini-golf layouts, water features, pickleball, you name it.

Our properties are really like mini hotels. Some folks want to pay for a decent place to stay at night, others want a resort.

Eliza Midee · Answer

I've definitely noticed this trend, and honestly, I think a lot of owners are starting to confuse "more amenities" with "better returns."

From an operations and co-hosting perspective, the best-performing properties aren't always the ones with the longest amenity list. They're usually the ones that have amenities that make sense for the guest profile and can be maintained consistently.

There are absolutely amenities that can drive revenue, but they also come with operational costs, liability considerations, maintenance requirements, and guest expectations. Every feature you add becomes another potential point of failure.

Personally, I'd rather have a property with a few high-impact amenities that guests genuinely use than a long list of features that create complexity without a meaningful increase in ADR or occupancy.

One thing we've seen is that owners sometimes focus on adding the next "wow factor" while overlooking things that actually influence reviews and repeat bookings—exceptional cleanliness, responsive communication, comfortable beds, a seamless guest experience, and thoughtful touches that guests remember.

To answer your question, I tend to be cautious with amenities that have high maintenance or liability exposure unless the market clearly supports them and the revenue justifies the operational burden.

At some point, you're right—the property starts operating more like a mini resort than a rental home.

Let me know if you're open to more thoughts. I'd be curious to hear what amenities other operators feel deliver the best ROI versus the biggest headaches.

Lauren Kormylo · Answer

I wish I had the room to have a game room, that's the one amenity that would increase my bookings.  I understand what you're saying about the race for adding amenities.  I don't even want to add a coffee bar, because that would be more money and shopping time for my cleaner to restock and keep clean.  I'm glad I'm not in a market where any of that is required.  There are tons of STRs in my location that don't even supply linens or toilet paper, so it's not a high level to beat.

Angela Venger · Answer

The point that you have all the amenities that a resort have or even more:)

Jules Aton · Answer

TBH it makes me weary because some will still find something to complain about. Mine will have to be sufficient as clean with a really nice kitchen, LVP and high end furniture.

At What Point Does an STR Become a Mini Resort?

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