Advice for floor plan, FF vs AirBnB. Please help!

[Glenn Mangold]

Hello BP family! 

I am in the initial stages of planning converting my detached over sized 2 car garage ( 30x26, 780sqft ) into an ADU. They will have a private drive and private fenced back yard on the corner of the property. I've attached some floor plans we are considering.

My question is should we do a 2 bedroom with smaller rooms ( plans don’t have a washer/dryer, we could probably squeeze one in ) OR should we chose the 1 bedroom where everything is larger. We are thinking to make this nice so it stands out from the competition. 

I have a friend 2 miles closer to the beach that has a 450 sqft studio garage conversion that is getting $1,600/mo and is getting blown up on Furnished Finder, even getting offered up to $2,000. Our future conversion will be about 8 min from the beach. 

We are open to using AirBnb but are thinking FF will be our primary source. Will a travel nurse want a nicer 1 bedroom or do they travel in pairs and won't mind the smaller bedrooms. We also want to stay in a nice price range of $1,800-$2,200 as going above that changes our competition. On the Airbnb side, more bedrooms might be better but will that negatively affect FF tenants? We can mix STR and MTR when needed. Anyone have experience with 1 bedroom vs 2 on FF? Will a bigger 1 bedroom space create higher occupancy and stay length?

Any thoughts or opinions would be greatly appreciated as we want to maximize the potential of the space. 

[Brett Deas]

I would opt for the one bedroom options, as oftentimes people looking to stay in an ADU type unit like this, they won't need the 2 bedrooms. When you talk about the travel nurse aspect, yes they normally travel in pairs but I think they will want more space than what you can provide.

[Jay Thomas]

Converting your garage into a rental space in St. Petersburg, Florida is a smart move! To decide between a one-bedroom and a two-bedroom setup, consider your primary target, Furnished Finder, and the secondary option, Airbnb. Analyze local listings on both platforms to understand pricing and configurations. For your main audience, travel nurses, a well-designed one-bedroom space with a larger living area could be ideal. However, for Airbnb, a two-bedroom might attract tourists depending on group size. Balancing space and amenities is key, and investing in high-quality finishes can justify premium rental rates. Make the space adaptable for both short-term and mid-term rentals, incorporating smart amenities. Given your location and audience, a one-bedroom setup with a spacious living area is recommended for its flexibility and appeal to travel nurses.

[Bruce Woodruff]

For MTR, I'd go 2 BR...nurses like to travel together.

For VRBO or ABnB, either way could work....most vacationers don't stay in their rental anyway except to sleep.

I've done both, had a small house with 2 BRs and never had a complaint. Maybe check and see what your nearby competition has to offer...?

[Andrew Bosco]

Quote from @Glenn Mangold:

Hello BP family! 

I am in the initial stages of planning converting my detached over sized 2 car garage ( 30x26, 780sqft ) into an ADU. They will have a private drive and private fenced back yard on the corner of the property. I've attached some floor plans we are considering.

My question is should we do a 2 bedroom with smaller rooms ( plans don’t have a washer/dryer, we could probably squeeze one in ) OR should we chose the 1 bedroom where everything is larger. We are thinking to make this nice so it stands out from the competition. 

I have a friend 2 miles closer to the beach that has a 450 sqft studio garage conversion that is getting $1,600/mo and is getting blown up on Furnished Finder, even getting offered up to $2,000. Our future conversion will be about 8 min from the beach. 

We are open to using AirBnb but are thinking FF will be our primary source. Will a travel nurse want a nicer 1 bedroom or do they travel in pairs and won't mind the smaller bedrooms. We also want to stay in a nice price range of $1,800-$2,200 as going above that changes our competition. On the Airbnb side, more bedrooms might be better but will that negatively affect FF tenants? We can mix STR and MTR when needed. Anyone have experience with 1 bedroom vs 2 on FF? Will a bigger 1 bedroom space create higher occupancy and stay length?

Any thoughts or opinions would be greatly appreciated as we want to maximize the potential of the space. 

 Nice floor plans! 

Personally, I'd go with 2 bedrooms, but post the ability to lock 1 bedroom at a reduced rent for 1 bedroom rental. That flexibility has been quite nice for my team and I. It cost more digital locks (camelot from Schlage), but the flexibility for travelers on FF and also AirBNB will be notable in a higher booking rate :)

[Dan H.]

I do not have any 1 BR STRs/MTRs but I have seen annual STR rents based on bedroom count in both my market (San Diego) and emerald coast (one of the markets I have made offers) and the difference in the income is substantial between 2 BR and 1 BR. I have attributed this to 1 BR being more comparable to hotel/motel (direct competition). The short term shop website has tables for emerald coast (and some other markets) that depicts what I describe.

For this reason, I highly recommend the 2 BR option over the 1 BR.  If you are 1 BR competing against hotels/motels it will affect your rates. 

[Bonnie Low]

Both 1/1s and 2/1s are popular with travel medical professionals and digital nomads. Rather than seeing two travel nurses traveling together and splitting expenses I find it's more common to see a couple traveling together. Sometimes both spouses are medical professionals, but often one works remotely and the other is the medical professional. In this case, the second bedroom isn't necessary, but does get used as an office for the person working from home. I don't know of any data to support a bigger bedroom prompting longer stays or higher occupancy. As long as it's a standard sized bedroom big enough for a queen bed, dresser, closet and TV it will be sufficient.

You have a lot of things going for you with this property. The layout looks good, having a private entrance and driveway is a plus and it sounds like you've done a great job researching market demand and pricing. And you're definitely on the right track in planning for upscale decor and amenities. You really do have to do that to stand out from others. 

Two things to consider to help you create as much demand as possible: make sure you have a washer/dryer available. It doesn't necessarily have to be IN the unit, but it does need to be onsite. This is a deal killer for many, many travelers and will definitely hinder your bookings. Second, accept pets. The majority of travelers have pets and it's the #1 most requested feature on FF. 

[Zachary Deal]

I like @Andrew Bosco's idea of going with the 2 bedroom and providing the ability to lock 1 bedroom at a reduced rate. I think the 2 bedroom provides you with more ability to maximize revenue and still provides a large enough living area, especially as this is only a temporary accommodation for someone!

[Mike Patterson]

My 1 BR on Furnished Finder is never empty. I have multiple people ready to fill it every time a mid-term lease ends. It's about 750 sq ft with no kitchen and I can't keep people away from it. 

[Nicole Heasley Beitenman]

Though our 1 BR performs great, I like the idea of 2 BRs better. Nurses do sometimes travel with their spouse or partner. If the nurse has worked a night shift and needs to sleep during the day, the other person still has working space. 

[Fidel Solano]

Quote from @Glenn Mangold:

Hello BP family! 

I am in the initial stages of planning converting my detached over sized 2 car garage ( 30x26, 780sqft ) into an ADU. They will have a private drive and private fenced back yard on the corner of the property. I've attached some floor plans we are considering.

My question is should we do a 2 bedroom with smaller rooms ( plans don’t have a washer/dryer, we could probably squeeze one in ) OR should we chose the 1 bedroom where everything is larger. We are thinking to make this nice so it stands out from the competition. 

I have a friend 2 miles closer to the beach that has a 450 sqft studio garage conversion that is getting $1,600/mo and is getting blown up on Furnished Finder, even getting offered up to $2,000. Our future conversion will be about 8 min from the beach. 

We are open to using AirBnb but are thinking FF will be our primary source. Will a travel nurse want a nicer 1 bedroom or do they travel in pairs and won't mind the smaller bedrooms. We also want to stay in a nice price range of $1,800-$2,200 as going above that changes our competition. On the Airbnb side, more bedrooms might be better but will that negatively affect FF tenants? We can mix STR and MTR when needed. Anyone have experience with 1 bedroom vs 2 on FF? Will a bigger 1 bedroom space create higher occupancy and stay length?

Any thoughts or opinions would be greatly appreciated as we want to maximize the potential of the space. 

 780 sqft that’s almost the size of a cute bungalow, nice floor plan.  I would go 2 bedrooms, it will have more value as a regular rental, airbnb and future appreciation.  

[Elaine Ericson]

2 bedroom.  Gives you more options. Traveling nurses work a lot of hours so extra space not needed. I would remove the double doors going into kitchen and put a laundry closet there. Depending on space might need to do a stackable unit. From the outside place loveseat or table & chairs where those doors were.  3 set of double doors not needed and the swings take up space. Might even consider large stationary windows where middle doors are.  This way more porch and outdoor seating available. I design homes.

[Jamie Banks]

I've rented properties ranging from 1 bedroom (by the room) to 4 bedrooms as MTRs. Take a look at the properties in your area that are listed on Furnished Finder and Airbnb to understand which property size is best for your market. 

I recommend you list on Furnished Finder, Airbnb, and other sites. It's best to get your home as much visibility as possible. 

[Tyler Cook]

@Glenn Mangold I don't think a case can be made that the 1 bedroom would yield a better return than 2 bedroom unless occupancy is significantly higher with 1 beds on FF, which I believe this data is available on the platform. I would go two. 

[Michael Stevens]

 I agree with Elaine and eliminate the French doors and opt for windows. The space is tight and the doors will really inhibit furniture placement.  I would also opt for a galley style kitchen with an open island / peninsula similar to your 1 Bed scheme.  These are more efficient and will photograph better for marketing. 
I would eliminate the second closet in the smaller bedroom. I find STR and MTR guests really need less closet space. I would opt for including a desk in the second bedroom. Maybe it's a personal thing, but I'd opt for a walk-in shower instead of the bathtub as I don't see families as your target audience for this setup.
I think it’s critical to include a washer and dryer, a stacking unit would be fine. 
Good luck!