One of the more frequent questions that I am asked is what size beds should a vacation rental home or condo have and how many? Having the right bed configuration can lead to additional rental nights and help you take advantage of our off-season golf market.
We will start with a three bedroom property. We have had owners that put three queens in a three bedroom or two queens and two twins but the best option is to put a king, queen and two twins. This allows for those who must have a king bed, couples and kids. In addition you can add a topper and turn the twins into a king bed for those occasions when you have three couples. And in our market during the spring and fall golf season you will have four separate beds for golfers!
Our research over the years has shown that most guests, in fact almost all guests want at least one room, preferably the master bedroom, outfitted with a king bed. Our properties in the past that did not have a king bed or our properties that currently do not have one can see their rentals reduced anywhere from 15% to 40% compared to similar rental properties. While there are exceptions to every rule a king bed definitely can attract more rentals.
Having the twin beds that can be modified, inexpensively, into a king bed is a great way to appeal to a family or to couples. And time and again our golfers have told us that they prefer to all have separate beds and that they would definitely prefer not to sleep on a sleeper sofa or bunk beds.
If you have a two bedroom property then you should go with the King and two twins that you can modify given the situation. With a four bedroom you should go with the three bedroom set-up and add either a king or queen to the additional bedroom.
If you have a large bedroom you might think about putting two queens in the room. This can give you additional sleeping capacity without having to add a bedroom or it can eliminate the need for a sleeper sofa.
In the past five years we have discouraged our owners from purchasing a sleeper sofa and have them opt for a nice double high, self-inflating, queen air mattress. If the guest needs the additional sleeping they can use the air mattress, if they don’t they can leave it in the closet. The air mattress is a lot more comfortable than a sleeper sofa and a lot easier to move! A decent sleeper sofa can run from $800.00 to $1500.00. A decent air mattress will cost between $75.00 and $100.00. Even if you have to replace the air mattress every so often you are money ahead and your back will feel much better.