The vacation rental market has been experiencing a significant shift in guest preferences, and one trend is becoming increasingly clear: larger properties with 10 or more bedrooms are in high demand. This surge isn’t just a passing fad; it’s reshaping how seasoned property owners approach investments and management.
If you’re already operating in the vacation rental space, this trend represents both a challenge and an opportunity. Here’s a breakdown of what’s driving this demand, how it impacts property management strategies, and what experienced hosts should consider to maximize returns.
Why 10-Bedroom Rentals Are Gaining Popularity
The appeal of 10-bedroom vacation rentals is straightforward: they cater to large groups. Families hosting reunions, corporate retreats, destination weddings, or sports teams traveling together often struggle to find accommodations that allow them to stay under one roof. A single large property can deliver more value, convenience, and privacy compared to booking multiple smaller units or hotel rooms.
This demographic is willing to spend more for the unique experience of staying together. Property owners who recognize this shift are well-positioned to tap into a lucrative market.
Key drivers behind this trend include:
Group Travel Boom:
Platforms like Airbnb and Vrbo have made group travel simpler. Larger accommodations are now a realistic and desirable option for these travelers.
Cost Per Head:
Splitting the cost of a luxury rental among 15-20 guests often works out cheaper per person compared to hotels, creating a win-win for both guests and property owners.
Event Flexibility:
Larger properties double as venues, saving guests the hassle of renting separate spaces for activities or celebrations.
Unique Challenges of Managing Large Vacation Rentals
Operating a 10-bedroom vacation rental isn’t a scaled-up version of managing a smaller property—it’s an entirely different game. Experienced hosts who understand this distinction can avoid common pitfalls and ensure their property stands out.
Maintenance and Upkeep Are on Another Level
A property with 10 bedrooms will naturally face heavier wear and tear. Plumbing, electrical systems, and appliances need to be robust enough to handle a full house regularly.
Implementing a preventative maintenance schedule becomes critical to avoid downtime or expensive last-minute repairs.
Pro Tip:
Use smart home technology to monitor utility usage. For example, sensors can alert you to water leaks or unusual energy spikes before they escalate into major issues.
Amenities Are the Dealbreaker
Guests paying premium rates for a large property expect premium amenities. This goes beyond basics like Wi-Fi or air conditioning. Features like game rooms, pools, home theaters, and chef-grade kitchens are often deciding factors when guests choose between properties.
If space allows, consider adding amenities that create an experience, such as outdoor kitchens, fire pits, or private spas. Small touches, like providing a coffee station with multiple brewing options or a curated list of local services, also enhance the guest experience.
Managing Group Dynamics
Large groups can be unpredictable. Noise complaints, damage from parties, or disputes among guests are more likely in properties catering to bigger gatherings. Clear house rules, reinforced during booking confirmation and check-in, help set expectations.
Some property owners are turning to concierge services to provide a smoother experience for group travelers. Offering recommendations for local catering, transport, or activities keeps guests focused on their plans and reduces the risk of mismanagement.
Pricing Strategies for Large Vacation Rentals
Pricing a 10-bedroom vacation rental isn’t as simple as adding up the value of its features. Guests booking these properties tend to be price-sensitive, but in a different way than solo travelers or couples.
Value Perception Matters
A large group will scrutinize the cost per person. Even if your property is more expensive overall, a “$150 per night per guest” rate sounds reasonable compared to the sum total. Highlight this breakdown in your listings to make the price feel approachable.
Seasonal Adjustments
While smaller rentals may experience steady demand year-round, large properties often see sharp peaks and valleys tied to specific events or holidays. Adjust your pricing accordingly and consider offering discounts for mid-week bookings during off-peak seasons to keep occupancy rates high.
Custom Packages
Experiment with bundled offerings to boost profitability. Include event-friendly features like extra seating, audiovisual equipment, or extended check-out times for an added fee. These packages can set your property apart from competitors who only offer a standard rental experience.
Marketing Strategies for 10-Bedroom Properties
Standing out in the crowded vacation rental market requires more than just listing your property on popular platforms. Owners of larger properties benefit from targeted marketing tactics to attract the right audience.
Leverage Professional Photography and Videos
High-quality images and video walkthroughs are essential for showcasing a large property. Highlight not only the space but also the amenities and how they accommodate group activities.
Use Niche Platforms
While Airbnb and Vrbo are staples, explore niche booking platforms catering specifically to events or large group travel. Websites like Peerspace or RetreatCentral can connect you directly to groups searching for unique spaces.
Partner with Local Event Planners
Building relationships with local wedding planners, corporate event organizers, or sports associations can generate referrals. Offer them incentives like discounts or commissions for bookings they bring in.
Focus on Reviews
Reviews are your secret weapon for attracting new guests. Since 10-bedroom properties often host group events, you have the opportunity to collect detailed feedback from multiple guests in one booking. Prompt reviews with personalized follow-ups post-stay.
Risk Management for Large Rentals
Larger properties inherently come with higher risks. Beyond the typical concerns of damage or cancellations, these properties face unique challenges:
Insurance Gaps
Ensure you have comprehensive vacation rental insurance that covers liability for large groups. Standard homeowner policies often aren’t enough.
Party Clauses
Unapproved parties can cause significant damage and tarnish your reputation with neighbors. Installing noise monitoring devices (which comply with local regulations) can help you enforce rules without infringing on guest privacy.
Cancellation Policies
Given the higher booking cost, cancellations can be more financially impactful. Use non-refundable deposit policies, but balance them with flexible options like date changes to maintain guest satisfaction.
Scaling Opportunities for Investors
If you’re considering expanding your portfolio, now might be the time to invest in larger properties. However, doing so requires a clear strategy.
Location Is Everything
Not every destination is suited for 10-bedroom rentals. Analyze demand in your market, focusing on areas with strong appeal for group travel—think wedding destinations, conference hubs, or family vacation spots.
Build for Purpose
Some investors are moving away from converting existing homes and opting to build purpose-designed rentals instead. This allows for features like en-suite bathrooms for every room, larger kitchens, and open communal spaces.
Partner With Other Hosts
Collaborating with other property owners in the area can help you offer guests a package deal. For example, if you own a 10-bedroom property, you could team up with nearby smaller rentals to accommodate overflow bookings.
Final Thoughts
The rise of 10-bedroom vacation rentals signals a broader change in how people approach group travel. For property owners, this trend is a call to rethink strategies—from marketing to pricing and risk management. Success in this niche requires more than just adding extra rooms; it’s about delivering a seamless, high-value experience that appeals to group travelers.
By anticipating guest needs, investing in top-notch amenities, and staying ahead of market demands, seasoned hosts can turn this trend into a profitable opportunity.
