Top 3 Highest ROI Airbnb Amenities for Families & Groups 2026

Choosing the right Airbnb amenities for a family or group-focused listing is one of the highest-leverage decisions a host can make. The right additions attract more bookings, justify higher nightly rates, and — critically — deliver a return on investment that far outpaces what most hosts expect. This blog video breaks down exactly which amenities move the needle most.

Watch the full video above or keep reading for the complete breakdown.

Why Amenities Matter for Family and Group Listings

Families and groups book differently than solo travelers or business guests. They're planning an experience — not just a place to sleep. When a family of six is choosing between two similar properties in the same market, the one with more to do almost always wins.

That's the core insight behind thinking strategically about amenities. It's not about spending as much as possible. It's about spending where the return is highest — where a $300 investment can translate into hundreds of dollars of additional revenue per month through higher occupancy, better reviews, and the ability to charge more per night.

In 2026, the short-term rental market is more competitive than ever. Guests have more options. Standing out requires intentional investment in the guest experience, particularly for properties targeting families or larger groups. The three amenities below are the ones that consistently deliver the best results for this audience.

For hosts looking to understand how these upgrades fit into a broader STR investment strategy, the best $800 investment for your Airbnb is a great companion read on high-impact, low-cost improvements.

Amenity #1: Games (The Highest ROI Add)

Games are the single highest-ROI amenity you can add to a family or group-focused listing. The math is simple: the cost is low, the appeal is broad, and guests genuinely notice and appreciate it.

Where to Start: Board Games

The most accessible entry point is board games. Popular titles like Settlers of Catan or Ticket to Ride run $15–$50 on Amazon and are consistently well-reviewed by guests. A curated selection of three or four games signals to potential guests that this is a property where families can actually enjoy spending time together — not just sleep.

One important step: photograph the games and include the photo in your listing. Guests scan listings quickly. A well-framed photo of a game shelf or a board game set up on a dining table can be the detail that pushes a family to book your property over a competitor's.

Leveling Up: Video Games and Yard Games

Beyond board games, there are two other categories worth considering:

• Video game consoles — A gaming console appeals to both kids and adult groups. A setup with a few popular games can attract groups of friends specifically looking for a property with gaming options.
• Yard games — Cornhole, bocce ball, and Spikeball are affordable, durable, and photograph beautifully. For listings with outdoor space, yard games are especially valuable in spring and summer when guests want to spend time outside.

Going Further: Game Tables

For hosts willing to invest a bit more, game tables — air hockey, foosball, or ping pong — deliver strong returns. These typically run $150–$400 and serve as genuine headline amenities in listings. A foosball table becomes a reason to book, not just a nice-to-have.

The total spend for a solid games package can range from as little as $50 to around $400 for a premium setup. That's a remarkably low bar for an amenity that shows up in guest reviews and listing descriptions repeatedly.

Hosts who want to see how small, targeted investments like this fit into a larger property optimization strategy should check out these must-do Airbnb listing tips for additional context.

Amenity #2: A Movie Setup That Wows Without Breaking the Budget

A home theater experience — even a modest one — is one of the most effective ways to differentiate a family or group listing from the competition. Games are increasingly common in STR properties. A quality movie setup is still a genuine differentiator in most markets.

The Projector Approach

The recommended setup doesn't require $10,000 worth of equipment. A $300–$400 projector from Amazon, mounted securely to the ceiling (so it can't be knocked around or damaged by guests), combined with a $200–$300 soundbar gets you a legitimate home theater feel for around $600 total.

A few details make this setup work well:

• Project onto a large, clean wall — No need to buy a projection screen. A smooth, light-colored wall works perfectly.
• Add blackout curtains or blinds — Essential for daytime viewing. Without the ability to block light, the projector setup becomes much less useful.
• Include a Google Chromecast — Guests can cast directly from their phones to the projector in seconds. It's simple, intuitive, and guests love it.
• Add an HDMI cable and a multi-port adapter (dongle) — This lets guests with laptops — including MacBooks without HDMI ports — plug directly into the system. It costs roughly $20–$40 and eliminates a common frustration.

Optional Add-Ons

A DVD player with a selection of movies is an inexpensive addition ($50–$100) that caters to guests who don't stream. It's particularly appealing for families with young children or guests staying in areas with slower internet connections.

The full setup — projector, soundbar, Chromecast, cables, and optional DVD player — lands somewhere between $600 and $750. That's roughly comparable to buying a large television, except the projector setup creates a genuinely premium, memorable experience that guests specifically mention in reviews and recommend to others.

Connecting with experienced hosts who have tested different setups can save both time and money. The BNB Tribe community is a good resource for this — members regularly share what's working in their specific markets and property types.

Amenity #3: Activity Gear for Every Season

Activity gear is the most variable of the three amenities in terms of cost, but it's also one of the most powerful for attracting guests year-round. Families and groups actively search for properties that give them more to do — gear on-site removes logistical friction and adds tangible value.

Summer and Warm-Weather Gear

For properties near water or with outdoor space, a combination of bikes, kayaks, and paddleboards creates a compelling package. One particularly clever setup: attach a small kayak trolley to the back of a bike so guests can tow the kayak to the water without needing a car rack. It's a thoughtful, practical touch that guests remember.

Even without proximity to water, bicycles alone can be a meaningful draw. A family being able to explore a local trail or town by bike is an experience — and experiences drive bookings in 2026's STR market.

Winter and Cold-Weather Gear

Snowshoes are an affordable addition for properties in colder climates. They don't require significant storage space, they're low-maintenance, and they give winter guests an activity option that directly connects to the property's natural surroundings. More listings are adding snowshoes, but it's still far from universal — which means it can still set a property apart in many markets.

The Big Ticket Items: Hot Tubs and Saunas

Hot tubs and saunas are a different category of investment entirely — costs can run $3,000–$15,000 or more depending on the setup. But the return, particularly in the low season, can justify that investment in the right market.

James Svetec, founder of BNB Mastery, has noted that one of his properties performs roughly three times better than expected during the low season, an outcome he attributes largely to having both a hot tub and a sauna on-site.

Looking at the top-performing listings in the same market confirms the pattern: the best performers in the off-season almost always have one or both of these amenities.

The more expensive the amenity, the fewer competitors will add it — which means it provides a bigger competitive advantage for the hosts who do invest in it.

The logic is straightforward. Adding snowshoes costs $150. Adding a hot tub costs $10,000. Naturally, more hosts add snowshoes — which means fewer listings differentiate on hot tubs, which means a hot tub in a market where guests value it stands out dramatically.

For investors evaluating whether a hot tub or sauna makes financial sense, running the numbers properly before committing is essential. The BNB Investing Blueprint provides a structured framework for this kind of ROI analysis, so hosts can make data-driven decisions rather than gut-feel guesses.

For a broader look at what makes STR properties strong performers, see this breakdown of 12 ways to add value and make money with your Airbnb.

A Critical Note on Insurance

Adding activity gear — whether bikes, kayaks, paddleboards, or a hot tub — creates liability exposure that a standard homeowner's policy may not cover. This is not a minor detail. It's one of the most commonly overlooked risks in STR hosting.

Before adding any of these amenities, hosts should:

1. Review their current insurance policy — Confirm that the policy explicitly covers short-term rental use. Many standard homeowner or landlord policies do not.
2. Disclose all amenities to the insurer — A hot tub, bikes, or kayaks on the property need to be specifically mentioned. Failure to disclose can result in denied claims.
3. Consider a dedicated STR insurance policy — Several providers now offer policies built specifically for short-term rentals, with coverage that includes guest injuries related to on-site activities and amenities.

Airbnb's AirCover provides some protection, but it is not a substitute for proper insurance. Hosts who add activity gear without verifying their coverage are taking on meaningful financial risk.

How to Prioritize These Amenities for Your Listing

Not every property needs every amenity. The right approach is to start with the highest-ROI, lowest-cost options and expand from there based on performance data and guest feedback.

A practical sequence for most family or group-focused listings:

1. Start with games — Spend $50–$150 on board games and yard games. Add them to your listing photos immediately. This is the fastest, cheapest win available.
2. Add the movie setup — A $600 projector and soundbar setup meaningfully differentiates your listing at a cost that most hosts can absorb without significant financial strain.
3. Evaluate activity gear — Based on your location and season, identify the most relevant gear options. Start with the lower-cost items (bikes, snowshoes) and use guest feedback to guide further investment.
4. Consider a hot tub or sauna — Only after reviewing local market data. Look at the top-performing listings in your area. If the leaders all have hot tubs, that's signal enough.

Hosts managing properties on behalf of owners — or looking to build a co-hosting business — can use this amenity framework as part of a value pitch to prospective clients. Showing a property owner exactly how a $600 movie setup can improve occupancy rates is a compelling argument.

For a complete system for building that kind of business, BNB Mastery's Co-Hosting Program covers the full process from landing clients to scaling operations.

For more on what makes a listing perform at the top of its market, these five Airbnb success tips offer additional practical guidance.

Final Thoughts on High-ROI Airbnb Amenities

The best Airbnb amenities for family and group listings share a common trait: they make the property more memorable, more bookable, and more worth the price guests are paying. Games, a quality movie setup, and activity gear each deliver strong returns — and they work together to create a listing that genuinely stands out in a crowded market.

The key is to invest strategically. Start cheap, photograph everything, read your reviews, and expand based on what guests actually respond to. Don't spend $15,000 on a hot tub before confirming your market supports it — but don't skip the $15 board game because it seems too small to matter. Both decisions compound over time.

In 2026, guests booking family and group properties are looking for experiences, not just accommodations. The hosts who understand that — and invest accordingly — are the ones consistently capturing the best bookings at the strongest rates.