4 Bedroom/4 Bath sleeps 10 vs 4 Bedroom/3 Bath that sleeps 12

Short-Term & Vacation Rental Discussions
5yFollow

4 Bedroom/4 Bath sleeps 10 vs 4 Bedroom/3 Bath that sleeps 12

Kyle Smith
New to Real Estate · Member since 2020 · 220 posts · 107 votes

I'm about to build a cabin in the Gatlinburg area and my 4th bedroom is fairly small (10x13).  I was trying to fit 2 bunk beds in this bedroom to get my occupancy up to 12 but it's a little tight.  So, I was thinking about turning the 4th bathroom into a bunk area and place a queen in this room to push my occupancy up to 12 vs 10.  Do you guys think I should keep the 4th bathroom and sleep 10 or add another bunk bed, lose the 4th bathroom and sleep 12?  Please note: Room is very tight and and I literally can't find space for another bunk anywhere.  I've considered Murphy beds, you name it and I have zero room for another bunk except in that 4th bedroom.  Or, should I completely forgo the bunks and go with 3 kings and one queen bed plus the living room sofa bed and call it a day (Sleeps 10)?  Your thoughts are highly appreciated.  Thanks!

1Reply
47 views

Most Popular Reply

Justin Anderson
Property Manager · Pigeon Forge · Member since 2016 · 199 posts · 208 votes
5y

I'm on mobile so I can't get a good look at your diagrams.  But in general I'd always go with another BR vs sleeping more. 

Adding an extra bedroom will take you from 75-85k up into the 100k ballpark,  all things considered.  Sleeping an extra 2 won't get you much at all because most groups don't push that boundary to begin with.  With 4 BR you can get 2 families with kids, 4 couples and everything in between.

I've got some cabins that are really cramped but never received a complaint -- these folks are on vacation and just want to relax and have a good time. They don't mind if it's 4 kids in a bunk room.  And i think bunk beds at 4br and up are always a good idea. My kids actively fight over who gets which bunk, even into the teenage years!

2Reply
See this reply in the discussion

12 Replies

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

    @Kyle Smith you left out the most important part -how many square feet??

    More people is not better in my opinion. Bunk beds are not a good thing in my opinion.

    Somewhere along the way the general impression became the more the merrier. I find it is the total opposite. Cram a bunch of people in a house each person is less happy and your reviews suffer.

    I have 3 4 bedrooms each around 3000 sq ft and I only allow 10 people. I also charge extra for person 9 and 10 should they want that many.

    Good luck to you! Welcome to the hood.

    Podcast Guest on Show From Surviving on $30/Day to 30+ Properties Thanks to Blue-Collar Skills
    1Reply
  • Kyle Smith
    OP
    New to Real Estate · Member since 2020 · 220 posts · 107 votes
    5y

    Interesting... thanks for the reply and the welcoming.  The house is roughly 2600sqft.  

    0Reply
  • Paul Sandhu
    Investor · The worst town to live in, KS · Member since 2016 · 4k+ posts · 4k+ votes
    5y

    Fewer bedroom places get rented out more often for me than higher bedroom places.  I've got 23 places with 83 beds.

    1Reply
  • Kyle Smith
    OP
    New to Real Estate · Member since 2020 · 220 posts · 107 votes
    5y

    I modified this plan to get the 4th bedroom in there albeit a small 10x13 bedroom.  It was originally part of a much larger game room.  Here are the before and after shots.  So, there is a possibility my gross income could be significantly better as a 3 bedroom? 

    0Reply
  • Justin Anderson
    Property Manager · Pigeon Forge · Member since 2016 · 199 posts · 208 votes
    5y

    I'm on mobile so I can't get a good look at your diagrams.  But in general I'd always go with another BR vs sleeping more. 

    Adding an extra bedroom will take you from 75-85k up into the 100k ballpark,  all things considered.  Sleeping an extra 2 won't get you much at all because most groups don't push that boundary to begin with.  With 4 BR you can get 2 families with kids, 4 couples and everything in between.

    I've got some cabins that are really cramped but never received a complaint -- these folks are on vacation and just want to relax and have a good time. They don't mind if it's 4 kids in a bunk room.  And i think bunk beds at 4br and up are always a good idea. My kids actively fight over who gets which bunk, even into the teenage years!

    2Reply
  • Kyle Smith
    OP
    New to Real Estate · Member since 2020 · 220 posts · 107 votes
    5y

    @Justin Anderson

    Thanks for the informative reply. That’s consistent with the advise I’ve been given for Gat/PF. I’m still a little on the fence about whether I should try to make that 4th bedroom a bunk room that’s a little cramped or just go with a queen bed in there and call it a day. I’m thinking I let it ride as a 10 person cabin and forgo trying to cramp to bunk beds in there.

    0Reply
  • Justin Anderson
    Property Manager · Pigeon Forge · Member since 2016 · 199 posts · 208 votes
    5y

    If it's already furnished, just keep it how it is and pay attention to how guests use it. Location and style of the home will also play into the couples vs families that use it and would prefer bunks.


    Congrats and welcome to the area!

    1Reply
  • Kyle Smith
    OP
    New to Real Estate · Member since 2020 · 220 posts · 107 votes
    5y

    @Justin Anderson

    Thanks Justin. It’s going to be new construction.

    1Reply
  • Gerald Pitts
    Lender · Asheville NC · Member since 2016 · 470 posts · 317 votes
    5y

    Welcome, Kyle! Would you mind sharing some general numbers about building new construction? 

    0Reply
  • Kyle Smith
    OP
    New to Real Estate · Member since 2020 · 220 posts · 107 votes
    5y

    I'm in the middle of the builder cost out and estimate phase.  Will let you know a cost per sqft.

    1Reply
  • Gerald Pitts
    Lender · Asheville NC · Member since 2016 · 470 posts · 317 votes
    5y

    Awesome, look forward to it!

    0Reply
  • Brian G.
    Rental Property Investor · Los Angeles, CA · Member since 2013 · 1k+ posts · 1k+ votes
    5y

    @Kyle Smith any update on your cost to build?

    0Reply
Join the conversationCreate a free account to reply, vote on answers and follow this thread.
Log InJoin for Free