Do hot tubs, pools, and game rooms actually increase short-term rental revenue in Ohio, Kentucky, and the Midwest? The answer depends on your market, seasonality, and target guest. Before investing $5,000 to $50,000 in STR upgrades, understanding how amenities affect ADR, occupancy rate, and RevPAR can determine whether your upgrade pays back in two years, or drains profits for a decade.
Which STR Amenities Deliver the Best ROI in Midwest Markets?
STR Amenity ROI Guide: Do Hot Tubs, Pools, and Game Rooms Increase Rental Revenue?
At HomeHop, we manage over 90 short-term rental properties across Ohio, Kentucky, and Pennsylvania. Every week, property owners ask us the same question:
These aren't casual questions; they represent $5,000 to $50,000 decisions that can either generate years of additional revenue or drain cash without improving bookings.
We wrote this guide because we were tired of seeing investors make costly mistakes based on supplier marketing claims rather than actual performance data. As a Midwest property management company, we are deeply committed to this market. We've seen Cleveland's STR bookings surge 20.9% year-over-year. We've watched Columbus properties command rates that seemed impossible three years ago. We've helped owners in Cincinnati, Akron, and Louisville build profitable rental businesses. But we've also seen owners spend $40,000 on pools that barely move the revenue needle, or skip $3,000 hot tub installations that would have solved their winter occupancy struggles.
This article compiles real data from independent research firms (not marketing promises from amenity suppliers) to show exactly which upgrades deliver measurable returns in Midwest markets. Whether you're a first-time investor trying to launch right or an established owner deciding where to invest next, you deserve honest analysis based on actual performance metrics. That's what we're will try to provide here.
How Amenities Actually Impact Revenue
When you're investing thousands of dollars in property upgrades, marketing claims promise the world. Hot tub suppliers say you'll book year-round. Pool installers guarantee premium rates. Game room contractors swear families will pay extra. But which amenities actually generate measurable returns in Midwest STR markets, and which ones drain cash faster than they attract bookings?
For property owners across Ohio, Indiana, Kentucky, southern Michigan, and western Pennsylvania, this question matters more than ever. The short-term rental market generated $21 billion in U.S. revenue in 2025, but with 4.5 million active listings competing for guests, standing out requires strategic investment, not just spending money and hoping for results.
This data-driven analysis examines performance metrics from independent research, showing which upgrades deliver returns and which fall short. Whether you're buying your first investment property and deciding what to install before launch, or you own an established STR and are looking to justify higher rates, understanding amenity ROI helps you separate profitable decisions from expensive mistakes.
Before diving into specific upgrades, understand the three metrics that determine whether an amenity investment pays off:
Understanding these metrics prevents the common mistake of installing expensive amenities that raise rates but scare away bookings. The best upgrades improve both pricing power and booking frequency.
For New Investors: Starting With the Right Foundation
If you're purchasing a property specifically for short-term rental use, your amenity decisions before launch set your competitive position for years. These choices determine which guest segments you can attract and what rates the market will accept.
The Non-Negotiables: Basic Infrastructure ($2,000-$8,000)
Before considering luxury additions, nail the fundamentals that guests now expect as baseline requirements:
Install minimum 100 Mbps download/upload speeds with whole-home mesh coverage. Budget $500 for basic systems, up to $1,500 for enterprise-grade equipment in larger properties. The payback period typically runs 2-4 months.
Quality smart lock systems cost $200-$400 per door. The operational time savings and increased booking conversion easily justify this minimal investment.
Mid-Range Differentiation: Creating Memorable Stays ($5,000-$15,000)
Once fundamentals are covered, strategic mid-tier amenities separate your property from the dozens of similar listings guests scroll past:
Hot Tubs: The Proven Revenue Driver
Independent data from AirDNA (the leading STR analytics platform) shows hot tubs deliver 15-20% higher nightly rates across most markets. In mountain and cooler-climate regions including western Pennsylvania and southern Michigan, the impact increases to 34% RevPAR gains.
A property in Akron typically commanding $125/night can justify $145-$150 with a quality hot tub. Over 200 booked nights annually, that's $4,000-$5,000 in additional gross revenue.
Budget considerations:
Entry-level hot tubs: $3,000-$6,000 installed
Mid-range models: $6,000-$10,000 installed
Premium systems: $10,000-$15,000 installed
Ongoing costs: Expect $500- $1,000 annually for chemicals, electricity ($20- $50 monthly), and maintenance. Major repairs or equipment replacement can hit $200-$1,000.
Payback analysis: A $7,500 hot tub generating $4,500 additional annual revenue with $750 yearly operating costs yields $3,750 net annually—roughly 2-year payback period.
Critical success factors: Hot tubs perform best when properly maintained and prominently featured in professional photos. A neglected hot tub creates negative reviews that destroy the investment. Budget for professional quarterly servicing or dedicate reliable operational systems to maintenance.
Fire Pits and Outdoor Entertainment
Fire pits create Instagram-worthy moments, driving bookings through visual appeal. Costs run $800-$3,500 installed. ROI is driven by improved booking conversion and enhanced reviews. Pair with quality outdoor seating ($500-$2,000) and lighting ($200-$800) for complete outdoor spaces justifying 8-12% rate premiums, particularly in markets near state parks.
Game Rooms: The Family Magnet
Converting a basement or spare room into dedicated entertainment space targets the lucrative family and group segment. According to industry analysis, properties accommodating 8+ guests book at significantly higher rates and longer average stays.
Game rooms particularly excel in Midwest markets during the winter months. A Cleveland or Indianapolis property with genuine indoor entertainment options can maintain 65-70% winter occupancy, compared with 45-50% for comparable properties relying solely on summer appeal.
The RevPAR impact varies significantly by market and implementation quality, but professionally designed game rooms typically justify 10-18% rate increases for properties targeting families and groups.
Premium Positioning: Luxury Amenities ($15,000-$50,000+)
For investors targeting the top tier of the market, these upgrades create properties that command premium rates year-round:
Pools: The Summer Revenue Multiplier
Independent research on vacation rental performance shows that pools generate 18.5% higher ADR, 5% higher occupancy, and a 24% increase in RevPAR. However, these numbers concentrate heavily in warm-weather months.
In Midwest markets, pools face genuine seasonal limitations. A Cincinnati or Louisville property might see dramatic June-August performance but negligible pool usage October-April. This seasonal concentration means pool ROI depends heavily on overall market dynamics.
Installation costs:
Ongoing costs: Opening/closing services ($300-$600 annually), chemicals and maintenance ($800-$1,500 annually), increased insurance ($200-$500 annually), heating if extended season ($500-$2,000 annually), major repairs ($1,000-$5,000 periodically).
Midwest-specific analysis: For a Columbus property earning $55,000 annually, a pool adding 24% RevPAR during May-September (5 months = 42% of the year) might generate $5,500 additional revenue during peak months. With $2,500 in operating costs, net annual gain reaches $3,000.
A $40,000 in-ground pool installation on this property shows a 13-year payback period; marginal economics unless the property specifically targets families willing to pay significant premiums for pool access.
When pools make sense: Properties near attractions with multi-day family stays (Cedar Point area in Ohio, Indiana Dunes region, Kentucky Lake properties) see stronger pool ROI than urban rentals with primarily 2-3 night business stays.
Premium Kitchen Upgrades
High-end kitchen renovations (commercial-grade appliances, quartz/granite countertops, designer fixtures) cost $15,000-$40,000 and appeal directly to the growing "bleisure" segment, which combines business and extended leisure stays.
These travelers, projected to represent a $500 billion market in 2025, book longer stays (7-14 days) and specifically search for properties where they can comfortably work remotely while enjoying leisure amenities. A chef-quality kitchen becomes a work-life balance feature, not just a cooking space.
Premium kitchen upgrades typically justify 12-15% rate increases and improve booking conversion for longer stays. For properties in college towns (Ann Arbor, Columbus, Lexington) or business centers (Cleveland, Indianapolis, Cincinnati), the investment targets a specific high-value segment.
For Established Owners: Strategic Upgrades That Move the Needle
If you already operate a successful STR and want to justify higher rates or improve shoulder-season occupancy, your upgrade strategy differs from that of new investors. You're working with existing guest data, established pricing, and proven market performance … use that information strategically.
Analyzing Your Current Performance Gaps
Examine booking data before spending. Weekend-heavy bookings with weak weekday demand signal opportunities for workspace upgrades. A strong summer with winter struggles points to hot tubs and game rooms. Good reviews, but pricing resistance suggests a need for visual "wow factor" upgrades. Family booking dominance indicates that leaning into kid-friendly amenities justifies premium positioning.
Cost-Effective Upgrades for Immediate Impact ($3,000-$10,000)
Premium Bedding and Linens
Upgrading to hotel-quality mattresses or luxury linens costs $200-$400 per bed ($2,000-$4,000 for a 4-bedroom property). While not directly raising rates, this dramatically improves review scores. Properties maintaining 4.9+ star ratings book 20-30% more frequently than 4.6-rated competitors at identical pricing.
Smart Home Integration
Whole-home automation (smart thermostats, voice-controlled lighting, automated window treatments) costs $2,000-$5,000. ROI comes from operational efficiency (remote HVAC control reduces utility costs) and marketing differentiation that appeals to tech-savvy travelers in metro markets.
Professional Styling and Staging
HomeHop's in-house interior designer creates photography-ready spaces. Strategic furniture placement, cohesive design, and professional staging ($3,000-$8,000) can increase perceived property value by 15-25%, improving search rankings and booking conversion.
Pet-Friendly Conversion: The Underutilized Opportunity
Market research shows pet-friendly properties generate 54% more bookings and 9% higher ADR. With 45% of U.S. households owning dogs, excluding pets can eliminate half your potential guests.
Smart implementation ($1,500-$4,000) includes durable flooring, wipeable furniture, fenced yard areas, and pet amenities. Properties near Ohio's Hocking Hills or Indiana's Brown County can command 20-30% premiums by welcoming pets.
The Budget Reality: Three-Tier Investment Approach
Most property owners should think in tiers rather than implementing everything simultaneously:
Tier 1: Foundation ($5,000-$12,000) Essential infrastructure ensuring you're not eliminated from consideration—professional WiFi, smart locks, quality beds, basic workspace setup. These investments create baseline competitiveness.
Tier 2: Differentiation ($12,000-$35,000)
Strategic amenities that justify rate premiums—hot tubs, fire pits, entry-level game rooms, premium kitchen appliances, or pet-friendly conversion. Choose 1-2 based on your target market and seasonal weaknesses.
Tier 3: Premium Positioning ($35,000-$75,000+) Luxury features targeting high-end segments; pools, professional game rooms, designer renovations, or comprehensive smart home systems. Only pursue after maximizing Tier 1 and 2 returns.
The mistake most owners make: jumping to Tier 3 amenities while neglecting Tier 1 fundamentals. A property with a pool but unreliable WiFi gets destroyed in reviews. Start with the foundation, then strategically layer differentiation.
Geographic Considerations Across the Midwest
Amenity ROI varies by location. Hot tubs excel year-round in Ohio markets (Cleveland, Columbus, Cincinnati). Game rooms perform well during sports seasons and in college towns throughout Indiana (Indianapolis, Bloomington). Kentucky bourbon tourism (Louisville, Lexington) drives demand for upscale amenities. Southern Michigan benefits from hot tubs in ski areas and pools near summer destinations. Western Pennsylvania sees strong hot tub returns and workspace demand in Pittsburgh's business districts.
Making Data-Driven Decisions
Before any upgrade, calculate current annual revenue, estimate realistic rate increases using comparable properties (not supplier marketing claims), project occupancy impact, factor all costs, including maintenance and utilities, calculate payback period (under 3 years is strong ROI), and honestly assess your operational capacity to maintain the amenity long-term.
The Bottom Line: Strategy Over Spending
The properties generating the highest returns across Midwest STR markets don't necessarily have the most amenities; they have the right amenities for their target market, are well maintained, and are strategically marketed.
A Cleveland property targeting business travelers wastes money on a pool but generates exceptional returns from workspace upgrades and smart home features. A Hocking Hills cabin neglecting a hot tub leaves thousands in winter revenue on the table. A Louisville property near Churchill Downs benefits more from premium kitchen and entertainment spaces than from elaborate outdoor features.
Your amenity decisions should be driven by an honest assessment of your market position, target demographic, and operational capacity. The goal isn't to impress other property owners with luxury features; it's to generate measurable revenue improvements that justify investment costs within reasonable timeframes.
For property owners across Ohio, Indiana, Kentucky, southern Michigan, and western Pennsylvania who manage their own amenity decisions or work with design professionals to optimize properties, understanding actual performance data helps separate smart investments from costly mistakes. HomeHop's in-house interior designer works with owners to make these strategic decisions based on portfolio-wide performance data across 90+ managed properties, but the fundamental principle remains constant: let data drive decisions, not marketing promises.
