STR Renovation Guide: What to Spend On (and What to Skip) for Max ROI

When it comes to short-term rentals (STRs), not all renovations are created equal.

Sure, you could drop $80K turning your beach house into a Pinterest fever dream. But if that new soaking tub doesn’t increase your nightly rate or occupancy? You’ve just beautified your break-even point.

The best STR investors renovate with ROI in mind.
They know what adds revenue, what’s just fluff, and how to stretch a reno budget without cutting corners.

This guide breaks down:

• The renovation upgrades that actually increase your STR revenue

• What to skip (even if HGTV says otherwise)

• Sample budgets + ROI math

• How to prioritize renovations if you’re tight on capital

Let’s turn your rehab into a revenue machine.

💡 The Philosophy: Renovate for the Guest, Not Your Ego

This isn’t your forever home.
It’s a revenue-producing hospitality asset.

That means every design decision should answer this question:
“Will this increase my nightly rate, booking velocity, or guest experience?”

If not, skip it.

📊 STR Upgrades with the Best ROI

Here are the top renovations that consistently move the needle for STRs, especially in markets like Northeast Florida:

✅ 1. Sleeping Capacity Increases

More heads on beds = higher nightly rate. But do it tastefully.

• Add bunk beds in a second bedroom

• Convert a flex space into a 4th bedroom

• Sofa beds in some living areas (not every guest loves it)

ROI range: $50–$200 extra per night
Cost: $1,500–$3,000 per upgrade

✅ 2. Outdoor Living Spaces

Outdoor appeal photographs well, drives longer stays, and helps you stand out.

Top ROI features:

• Fire pit + string lights

• Outdoor dining or lounge zone

• Hot tub (if done well + maintained)

• Private fenced-in yard

ROI range: +10–20% occupancy boost
Cost: $5K–$15K depending on setup

✅ 3. Kitchen Modernization (Not Full Remodel)

No need to gut the kitchen — but guests expect updated basics.

Simple, high-impact upgrades:

• Paint cabinets + change hardware

• Swap old lighting for pendant fixtures

• Add an open-shelf coffee station

• Update faucet, barstools, and art

ROI: Better photos, guest satisfaction
Cost: $2K–$7K (cosmetic only)

✅ 4. Bathroom Refresh (Tile ≠ Required)

Skip the demo. Add polish.

Upgrades that pop:

• Paint vanity + swap knobs

• New mirrors and sconces

• Floating shelves with rolled towels

• Bold wallpaper (in powder rooms especially)

ROI: High-end feel without high-end budget
Cost: $1K–$4K per bathroom

✅ 5. Accent Walls + Lighting

If you do nothing else, upgrade the lighting and create a few camera-ready corners.

• Peel-and-stick or wood accent wall in primary bedroom

• Sconces instead of table lamps

• Dimmable light switches

ROI: Better listing photos = more clicks
Cost: $500–$2K per space

🚫 STR Renovation Upgrades to Skip (Low ROI)

❌ 1. High-End Appliances

Guests care more about function than the Viking logo. Unless your home is luxury-tier, skip the $10K range.

❌ 2. Custom Tile or Marble Countertops

Quartz is durable, affordable, and photos well. Nobody is booking based on the backsplash alone.

❌ 3. Expensive Built-Ins or Millwork

Custom bookshelves and detailed trim don’t pay off unless you’re creating a luxury designer listing.

❌ 4. Carpeting in Living Areas

It wears down quickly and hurts perceived cleanliness. Stick to LVP, tile, or wood.

❌ 5. Home Automation Overkill

Smart lights, smart blinds, smart coffee makers — they’re cool… until they break. Stick to locks, thermostats, and maybe noise monitors.

💰 Sample Budget: Cosmetic Reno for a 3BR STR

Average return on a $30K cosmetic reno in high-demand STR markets?
$10K–$20K/year in extra revenue.

📈 Payback time: Often under 24 months, especially in seasonal coastal markets like St. Augustine or Fernandina Beach.

🧠 Prioritize Like a Pro: What to Do First

If your reno budget is tight, here’s the recommended order of attack:

1. Photos First: Anything that affects the listing thumbnail (paint, furniture, lighting).

2. Guest Comfort: Beds, bathrooms, climate control.

3. Functionality: Kitchen flow, TV setup, entry experience.

4. Aesthetic Touches: Art, textiles, finishes.

5. Outdoor Upgrade: Especially if you’re in a backyard-friendly area.

6. Bonus Features: Smart tech, arcade games, etc.

🛑 Avoid These Costly Mistakes

🔻 Over-personalization

That neon sign with your last name? Fun for your family. Confusing for guests.

🔻 Focusing only on what you like

Design for your guest profile — not your personal taste.

🔻 Ignoring workflow

Make sure there are drop zones, clear walkways, and obvious light switch locations.

🔻 Skipping the setup plan

Don’t just order stuff. Plan out delivery, install, staging, and photo day before you demo anything.

🔧 Tools + Resources for Easy STR Reno

• Design boards: Canva, Pinterest, or Room Planner app

• Budget tracker: Google Sheets, Notion, or Airtable

• STR contractor finder: Local real estate investor groups, Thumbtack, Angi

• Turnkey design & setup: Joseph Ellen Designs

🏁 Final Thoughts: Renovate With ROI in Mind

Your STR is a business — so renovate like a smart operator, not an emotional homeowner.

Ask yourself:

• Will this upgrade increase my nightly rate?

• Will it improve reviews or help me get rebooked?

• Will it photograph better?

• Will it reduce guest complaints or wear and tear?

If the answer is yes, it’s probably worth the investment.

If not? Save your cash — and your sanity.

Want Help Planning Your Renovation?

We offer:

• Room-by-room STR design checklists

• Cosmetic reno budget templates

• Design packages with install support

👉 Get the Free STR Reno ROI Checklist
👉 Book a design consult with our partner team