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Are More Beds Really Better?

So I have a King Bedroom, a Queen Bedroom and a 3rd bedroom with a Full/Twin Bunk Bed and a Twin bed for a total of 5 beds that will sleep 7 guests. I do not live on the property. I have another room that is a heated and AC’d porch with a sleeper sofa. I am trying to decide whether to add this bed to the mix or just leave it as a sofa. I have read that you can get more money if you have more beds. There is plenty of room on the porch for 2 more guests, and I have dining tables that will seat 10 people, however that just seems like alot of people in the house and there are only 2 bathrooms.
Is that a guest to bathroom ratio of something like that or is it just trial and error. I realize that each property is different.
Grateful for you thoughts on this.

Check listings around you to see if more beds (and more guests) = more money is actually true. In my area, it’s not always true. However, more bedrooms with queen/king beds instead of full/twin beds definitely seems to demand more money, so I think what is actually getting more money is more private rooms that are suitable for adults.

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I would say generally yes, but be realistic with the common areas. If they will accommodate the total count well. Guests can decide for themselves if there are enough bathrooms.

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If you decide to do it, when setting new prices, remember that more beds means more cleaning time and linens, which may mean the additional income won’t match the price increase.

I’m not sure about the logic here. Obviously having more beds means more people but more people means more laundry, more wear and tear, more breakages, more utilities usage, more consumables, more kitchen stuff to supply and so on.

It also means more likelihood of parties and the more wild type of gathering.

Regarding the pricing, bear in mind that there are people who think that Airbnb shows pricing in a way that’s not completely transparent and this applies even more so if there’s a base charge and then additional fees for more people.

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I have a king bed and the couples that rent from me all say that the size of the bed was key to decision making. Lots of queen beds in the area, but it does help that I offer a king.

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Agreeing with your point. Many of the listings in our area are set up like bunkhouses and those places are getting a lot less $ per head than I am with one bed per room, and in many cases less per night. I market it as ‘one bed per room, this is not a bunkhouse experience’ to set us apart.

Is it better? Depends, what is your overarching goal with the property? Churn and burn and maximize depreciation deductions? Then sure… pack 'em in and charge per head.

I don’t want guests packed in like sardines because preserving the value of my asset/future full time home is my overarching concern in this whole venture. The more bodies, the more potential for damage. I will accommodate up to 8 but discourage groups of more than 5 adults and usually get them to cancel by confirming the sleeping arrangements. I prefer the extra 3 to be kids on the sofa and air beds and so do most adults. I have no plans to add more beds, groups that big can go give their hard earned dollars to the bunkhouses that have never been occupied by their owners.

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Imagine 10 people for 2 bathrooms. I aim for as little people as possible . Also by regulations i can’t have more than 2 people per room. I also don’t charge per person. It’s one price for the entire house .

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My Cottage has 3 queen sized beds and 1 full sized, but it only has 1 bathroom. I limit the amount of guest to no more than 6 due to the 1 bathroom. You have no idea the amount of requests or the trying to sneak in extras I have for this place because it has that extra bed. I am thinking about removing one of the queens for this reason.

Why not remove the full size bed? People prefer a queen over a full.

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Because a queen will not fit in the 3rd bedroom.

I guess you can always give it a try (removing a queen) but for a higher end rental I would expect an impact.

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