The Real ROI of Vacation Rental Amenities: Hot Tubs, Fire Pits, and Game Rooms

Key Takeaways

• Hot tubs are the highest-ROI amenity in vacation rentals. AirDNA data shows properties with hot tubs earn approximately $16,000 more annually than comparable properties without one
• Hot tubs command a 20-25% higher ADR, a 4-7% occupancy boost, and generate a 33% RevPAR uplift (Wander, 2026; AirDNA via The Host Report)
• Pools drive an 18.5% ADR boost and a 24% RevPAR increase, but at 3-8x the installation cost of a hot tub with higher ongoing maintenance
• Fire pits are the highest-ROI low-cost amenity. A $500-$2,000 investment creates social moments guests mention in reviews and filters search results
• Game rooms drive 2.5-3.5% booking increases and are especially effective for family and group properties that target holiday bookings

Property owners make capital improvement decisions constantly: new furniture, a bathroom refresh, a landscaping project. Most of these decisions are made on feel rather than data. The question every owner should be asking before spending money on their rental is: does this increase what I earn, and by how much?

For amenities specifically, the data is substantial enough that you can answer that question with real numbers, not guesses. Here's what the data actually shows for the amenities that matter most.

Hot Tubs: The Highest-ROI Single Amenity

The case for a hot tub is the clearest in the amenity data. According to AirDNA research cited by The Host Report, a property with a hot tub earns approximately $16,000 more in annual revenue than a comparable property without one. This was measured across 3-bedroom houses in six different location types including coastal, mountain, suburban, urban, small city, and mid-size city.

Wander's 2026 analysis of luxury rental data from AirDNA, Beyond Pricing, Guesty, and Statista found that hot tubs produce:

• 24% higher ADR
• 7% higher occupancy
• 33% RevPAR uplift

Beyond Pricing's market data found that hot tubs command a 20-25% price premium in most markets, with the strongest premiums in Atlanta, Oahu, Los Angeles, and the North Carolina mountains.

The specific appeal of a hot tub is its year-round relevance. Unlike a pool (which has seasonal limitations in most markets except Phoenix/Scottsdale), a hot tub is appealing 365 days a year. In San Diego's mild climate, it's an amenity that extends perceived value into the winter months when the beach is less appealing. In Nashville, it's a group experience driver that bachelorette and bachelor groups specifically seek.

Cost and payback: A quality hot tub suitable for a vacation rental runs $4,000-$10,000 for a 6-8 person model, with installation. (SkyRun, 2026) Annual maintenance including chemicals, cleaning, and periodic service runs $500-$1,500. At $16,000 in additional annual revenue against a $6,000-$8,000 installation cost, the payback period is under one season for most markets.

Important: the hot tub needs to be maintained to guest-ready standard for every turnover. A cloudy, poorly maintained hot tub generates worse reviews than no hot tub at all. Factor the maintenance protocol and cost into your operating plan before installation.

Insurance note: Adding a hot tub increases your liability exposure. Notify your STR insurer before listing it as an amenity. Most standalone STR policies (Proper Insurance, Steadily) cover hot tub liability, but you need to confirm. Standard homeowner's policies may not. See our vacation rental insurance guide for coverage considerations.

Pools: High Impact, High Cost

Pools drive strong performance metrics: an 18.5% ADR boost and a 24% RevPAR increase on average (Wander, 2026). In San Diego and Los Angeles markets, Beyond Pricing's data shows pool properties charge a 14-18% premium over non-pool comparables. In Phoenix/Scottsdale, a pool isn't an enhancement. It's effectively required for full-year performance.

The challenge with pools is the economics at installation:

• Above-ground pool: $5,000-$15,000
• In-ground pool: $30,000-$80,000+
• Annual maintenance: $3,000-$6,000

At $30,000-$80,000 installation plus ongoing maintenance, the payback period on a pool investment is measured in years rather than months. For San Diego beach-adjacent properties where the outdoor space is already the primary appeal, a pool is often not worth the investment versus a hot tub or patio upgrade. For Phoenix/Scottsdale properties where summer temperatures make outdoor cooling essential to summer bookings, a pool is a different conversation.

If you already have a pool, maintain it rigorously. A well-photographed, clean, heated pool is one of the strongest listing differentiators available in warm-climate markets.

Fire Pits: Highest ROI for Dollar Spent

A fire pit costs $500-$2,000 installed and generates social moments that guests talk about in reviews. "We had the best evening around the fire pit" appears in vacation rental reviews with remarkable consistency. It's one of the few amenities where the emotional value exceeds the rational one.

From a booking standpoint, fire pits appear as a searchable amenity filter on Airbnb and VRBO, which means not having a fire pit box checked means not appearing in filtered searches for guests who specifically want one.

For outdoor space optimization, the investment hierarchy for most San Diego and Nashville properties:

1. Fire pit or fire table ($500-$2,000)
2. Quality outdoor furniture ($1,500-$5,000 for a full setup)
3. String lights or ambient lighting ($200-$500)
4. Hot tub ($4,000-$10,000)
5. Outdoor kitchen or built-in grill ($3,000-$15,000)

This sequence gives you maximum guest review impact per dollar before moving to the larger investments.

Game Rooms: Group Booking Multiplier

A game room, loosely defined as any dedicated entertainment space with multiple activity options, drives booking increases of approximately 2.5-3.5% according to Wander's analysis, with investment ranging from $600 to $3,500 depending on equipment quality.

The revenue case for game rooms is strongest for:

• Nashville group properties targeting bachelorette and bachelor bookings
• Larger San Diego family properties
• Any property with 4+ bedrooms that targets group stays and holiday bookings

What makes an effective game room at the vacation rental price point: a pool/billiards table, foosball, arcade games, a dartboard, a projector or large screen with gaming setup, or some combination of these. The key is that guests have multiple options rather than a single activity.

Game room bookings skew toward weekends, holidays, and group occasions. If your primary guest profile is couples or solo travelers, the ROI calculation changes. For group properties, game room amenities frequently appear as the explicit reason a booking party chose one property over another.

Maintenance reality: Game room equipment takes significant wear. Plan for annual maintenance and periodic replacement of smaller items (dart tips, cue chalk, controller batteries). A well-maintained game room is a five-star review driver. A game room with broken equipment generates complaints.

EV Chargers: The Emerging Amenity

Level 2 EV chargers are appearing in vacation rental listings with increasing frequency and commanding a measurable listing advantage in tech-forward markets. Installation costs $800-$2,000 including an electrician. Operating cost is minimal.

The revenue premium on EV chargers is not yet well-documented at scale, but the market direction is clear. In San Diego, where EV adoption is among the highest in the US, guests who drive EVs specifically filter for or seek out charger availability. A charger listed as an amenity on Airbnb appears in searches by a growing segment of travelers.

For properties near hiking trailheads, wine country, or other outdoor destinations where guests arrive by car and may want a full charge for day trips, a Level 2 charger is particularly compelling.

What Doesn't Pay Off

Unnecessary luxury appliances: A $3,000 espresso machine vs. a $200 Keurig might earn one mention in a review. It doesn't change occupancy or allow a rate premium. Guests mention coffee in reviews when it's absent, not when it's expensive.

High-end art and custom millwork: Design elements that show up in professional photos are worth investment for listing photography. Elements that guests don't photograph don't generate review mentions or rate premiums.

Complex entertainment systems: A smart TV with streaming apps is the standard. A custom whole-home audio system with a complex control panel generates as many negative support calls from confused guests as it does compliments.

Trampolines: The liability exposure is disproportionate to the booking benefit in most markets. Consult your insurer before installing one.

How to Prioritize Your Improvement Budget

If you're allocating $5,000-$10,000 toward amenity improvements, here's the sequence that maximizes review impact and revenue:

1. Fire pit or outdoor seating upgrade (if not already done): $1,500-$3,500
2. Hot tub (if space allows): $4,000-$10,000
3. Game room basics (pool table or foosball): $600-$2,000
4. Pet-friendly upgrades (dog bowls, fenced area if possible): $100-$500
5. EV charger (if market supports it): $800-$2,000

Every improvement on this list appears in guest reviews with positive mentions. Every improvement on this list also shows up in Airbnb's and VRBO's amenity filters, which affects search placement alongside the direct rate premium.

Frequently Asked Questions

Does a hot tub actually pay for itself in the first year?

For many properties, yes. At $16,000 in additional annual revenue against a $6,000-$8,000 installation cost, the payback is under one year in strong markets. Conservative estimates that assume smaller revenue uplift put payback at 12-18 months in most cases. This assumes proper maintenance and active marketing of the hot tub as a featured amenity.

Is a pool worth adding to a San Diego vacation rental?

It depends heavily on property location and size. For a large family property with significant outdoor space in a neighborhood where comparable properties have pools, it's worth serious consideration. For a smaller 2BR property where outdoor space is limited, a hot tub generates better ROI. The $30,000-$80,000 cost of an in-ground pool requires a long payback period even at 18-20% ADR premium.

What makes a good vacation rental game room on a budget?

Pool table or foosball table ($500-$1,500), a dartboard ($50-$100), and a projector or large TV with gaming setup ($500-$1,200). Total investment under $3,000 creates a functional game room that photographs well and generates group booking appeal. Higher-end additions (shuffleboard, arcade machines) add cost without proportionally larger booking impact.

How should I photograph amenities to maximize their listing impact?

Timing matters significantly. Hot tub photos shot at dusk with ambient lighting look dramatically better than daytime shots. Fire pit photos at night with the fire going create the social atmosphere guests imagine. Game room photos at an angle that shows multiple activity options perform better than straight-on shots. For pools, golden hour with the water blue and surroundings warm-lit is the standard.

Do these amenities affect my insurance?

Yes, for hot tubs, pools, fire pits, and game rooms specifically. These are higher-liability amenities that require disclosure to your insurer and may require an amenity liability endorsement. Standard homeowner's policies may exclude liability for these features. Standalone STR insurance policies like Proper Insurance include amenity liability coverage as standard, which is one strong argument for them. See our STR insurance guide for full coverage considerations.

Capital improvements to your vacation rental should be driven by data, not preference. Hot tubs, fire pits, and game rooms are the three amenities with the strongest, most consistent return on investment across different market types. If you're deciding where your next improvement dollar goes, start here.

Contact the Stay Classy Homes team to discuss which amenity improvements make the most sense for your specific property and market.