The Airbnb amenity stack
Not every amenity does the same job. Some are table stakes, the baseline a guest expects, where the only outcome is a bad review if you skip them. Others actually move your nightly rate and fill your calendar. Here is the stack we use to set up and price Memphis short-term rentals, built low to high: get the base right first, then add the drivers that pay.
Nightly figures are what we see across Memphis comp sets, not a promise. Any amenity only earns a premium when few comparable listings nearby already have it. That is the whole game: stack what your comp set is missing.
The amenities guests search for
Experiential features are what make someone pick your listing over the one next door and pay more to do it. They carry the biggest premiums, and the biggest upside where your comp set is thin on them.
Hot tub
Highest demandThe single most requested premium amenity in most Memphis comp sets. Books cold months that would otherwise sit empty and lifts the whole calendar.
Private pool
Summer premiumA yard pool turns a house into a destination from May through September and pulls larger group bookings that pay more per head.
Game room
Group magnetPool table, arcade cabinet, ping pong, or a golf sim. Groups and families search for it directly and it photographs well enough to win the click.
Home theater
Photo hookA projector, a big screen, and tiered seating reads as an experience in the listing photos, not just a room. Strong for rainy-day and family stays.
Fire pit
Cheap to addOne of the best returns per dollar. A fire pit and seating extends the outdoor season and shows up in the reviews guests leave.
Outdoor kitchen or bar
Backyard drawA grilling station, a covered bar, string lights. It makes the backyard the reason to book and supports the higher group rate.
Sauna or cold plunge
Rising searchWellness amenities are a growing search filter and a clean differentiator in a comp set where almost no one has one.
Water access gear
Location bonusKayaks, paddleboards, or bikes where the location supports them. Turns proximity into a bookable feature.
The upgrades that quietly earn their keep
These do not headline the listing, but they open whole booking segments (remote workers, pet owners) and cut the cost and friction of running the place. Cheap relative to what they return.
Fast wifi + dedicated workspace
Unlocks demandOpens the remote-worker and month-long segment, which fills weekday and shoulder-season gaps. A desk, a real chair, and wifi you have speed-tested.
Pet-friendly setup
Unlocks demandA large share of travelers search pets-allowed first. A durable-floor, fenced-yard, pet-ready home unlocks that whole pool for the cost of a policy and a little wear.
Smart lock / keyless entry
EfficiencySelf-check-in any hour, no key handoffs, no lockouts at midnight. Guests expect it and it removes a whole class of operational headache.
Smart thermostat
EfficiencyHolds a comfortable default before arrival and stops empty nights from running the bill up. Small nightly effect, real cost control over a year.
EV charger
Rising filterA level-2 charger is a searchable filter for a fast-growing set of travelers and a genuine differentiator where few comps offer it.
The baseline, room by room
53 items across the house. None of them win a booking. Every gap shows up in a review and drags your ranking, so get this solid before you spend on the tiers above. Open each room and walk it.
Kitchen11
- Coffee maker plus a backup (drip and single-serve)
- Coffee, filters, tea, sugar, creamer to start them off
- Cookware: a large pot, a skillet, a saucepan
- Full set of plates, bowls, glasses, mugs for max guests, plus two spare
- Forks, knives, spoons, and a sharp chef knife that cuts
- Spatula, serving spoons, tongs, can opener, bottle opener, corkscrew
- Mixing bowls, colander, cutting board, measuring cups
- Microwave, toaster, kettle
- Dish soap, sponges, dish towels, paper towels, trash bags
- Salt, pepper, cooking oil, a few basic spices
- Food storage containers, zip bags, foil
Bedrooms and linens8
- A quality mattress with a waterproof, zippered protector on every bed
- Two full sheet sets per bed so a turn never waits on laundry
- Pillows in two firmness levels, with protectors
- A comforter or duvet with a washable cover, plus an extra blanket
- Blackout curtains or shades in every bedroom
- Hangers, a luggage rack or clear floor space
- Bedside outlets or charging, a lamp each side
- A full-length mirror somewhere in the unit
Bathrooms8
- Two bath towels, two hand towels, two washcloths per guest
- A bath mat and a backup
- Starter toilet paper on the holder plus visible spares, and tissue
- Hand soap, body wash, shampoo, conditioner in refillable dispensers
- A hair dryer
- A plunger and toilet brush in every bathroom
- A small lined trash can
- A nightlight for the hallway or bath
Living and entertainment7
- Comfortable seating for the full guest count
- A smart TV with the major streaming apps (guests use their own logins)
- Reliable, fast wifi, speed-tested
- Wifi name and password posted in plain sight and in the listing app
- A few board games, books, or a deck of cards
- Extra chargers and accessible outlets
- Window coverings on every window
Laundry and cleaning5
- A washer and dryer, or clear directions to the nearest laundromat
- Laundry detergent, dryer sheets, an iron and board
- A vacuum, broom, dustpan, mop
- All-purpose cleaner, disinfecting wipes, extra trash bags
- A labeled spot for trash and recycling, with pickup-day notes
Safety and compliance8
In Memphis this is also a permit matter. Ordinance 5631 expects working safety equipment.
- Smoke detectors in every bedroom and on every level, tested and dated
- A carbon monoxide detector near sleeping areas
- A charged, visible fire extinguisher in the kitchen
- A stocked first-aid kit
- Posted emergency contacts and the property address for 911
- Exterior lighting and secure, working locks on every entry
- A list of emergency shutoffs (water, breaker panel)
- Permit, insurance, and local-contact info per Ordinance 5631
Restock before every guest6
The fastest way to a bad review is running out mid-stay. Build this into every turn.
- Toilet paper, paper towels, tissue
- Trash bags, dish soap, dishwasher pods
- Refilled shampoo, conditioner, body wash, hand soap
- Coffee, filters, tea, sugar, creamer
- Laundry detergent and dryer sheets
- Salt, pepper, cooking oil topped off
We measure the stack against your real comp set
Guessing which amenities to add is how owners overspend. We pull the listings that actually compete with your address and measure amenity penetration: what share already has a hot tub, a game room, a workspace, and what the ones that stack them are earning. That tells us which additions would still be a differentiator at your property and which are already priced in. Same data we underwrite our own buys on.
Run my addressRead these next
The Memphis numbers and rules behind a short-term rental that actually nets.
Short-Term Rental Guide
What a Memphis Airbnb earns and the real cost stack before you net a dollar.
Read the guide →STR Permit Guide (2026)
Ordinance 5631 permit rules, caps, and grandfathering, in plain English.
Read the guide →What Could It Earn?
A real short-term comp set for any Memphis address: low end, typical, high end.
Open the tool →Long-Term vs Airbnb
See whether a property earns more as a long-term or a short-term rental.
Open the tool →Short-Term Management
We set up, stock, price, clean, and run Memphis Airbnbs in-house. 10% of rental revenue, cleaning funded by the guest fee.
See how it works →For Owners
What management gets you, what it costs, and a free analysis of your property.
For owners →Common questions
What Airbnb amenities actually drive more revenue?
The experiential ones the top earners stack: a hot tub, a private pool, a game room, a home theater, a fire pit, an outdoor kitchen or bar. In our Memphis comp data these carry the largest nightly premiums, often $25 to $75 or more per night each, because guests search for them directly. The catch is saturation: an amenity only commands a premium if few comparable listings nearby already have it.
What is the difference between table-stakes and revenue-driving amenities?
Table stakes are the baseline every listing needs (a stocked kitchen, hotel-grade linens, fast wifi, working safety gear). They do not win you bookings, but any gap shows up in your reviews and drags your ranking. Revenue drivers are the experiential extras that make a guest choose your listing over the one next door and pay more to do it. You need the base solid before the drivers pay off.
Which amenities give the best return for the money?
A fire pit and a dedicated workspace are two of the highest returns per dollar: both are cheap to add and both open real demand (outdoor season, remote workers and month-long stays). Pet-friendly unlocks a large traveler segment for the cost of a policy and some wear. Bigger swings like a hot tub or pool cost more but carry the largest premiums where the comp set is thin on them.
How do you decide which amenities are worth adding to my Memphis property?
We pull your actual comp set and measure amenity penetration: what share of comparable nearby listings already have each amenity, and what the ones that stack them are earning. That tells us which additions would still be differentiators at your address and which are already priced in. It is the same data we underwrite our own purchases on. Send the address and we will run it.
Want us to build the stack and run it?
Send the address. We will tell you what it should earn as a short-term rental, which amenities would still be differentiators in your comp set, and how our in-house team handles setup, cleaning, and turns. Free, no obligation.
No spam, we never sell your info. Or email andrew@staywithlps.com.