Lesson #8 (section 1): Analyzing Outdoor Amenities for STR Profitability

By Mike Fish – Minnesota Real Estate & Management
Short-Term Rental Training Series – Section One

This is Mike Fish, and if you’re watching this, you already know this is Lesson Eight of Section One in our short-term rental training series. Section One focuses on analyzing a property for its potential rental income. Today, we’re going to take a deeper dive into understanding outdoor amenities—one of the biggest drivers of STR performance.

Before we get into specifics, I want to emphasize something important: very few properties have everything we talk about. I’ve developed well over 60 STRs from scratch and helped many more at various stages, and I can tell you firsthand—every property has strengths and weaknesses. These trainings are designed to help you assess where your property fits on the spectrum. Are you a $30,000-a-year rental? $100,000+? What factors move you up or down?

Remember: we’re talking about ideals, not absolutes. There are always exceptions.

1. The Value of a Sandy Beach (If You Have One)

The first outdoor amenity we look at is the swimmability of the lake and whether the property has a decent beach area.

A great sand beach—especially one suitable for smaller kids—can easily add $100 a day or more in rental value during summer. Even properties with no beach can perform well, but a nice swimming area is a major revenue booster.

Some owners carve out a beach or bring in sand, but always check with the DNR first. I’ve had multiple owners denied permission, depending on lake rules and shoreline sensitivity.

2. The Dock: Depth, Usage, and Guest Expectations

Your dock is a major amenity. Ask yourself:

• Can guests tie their boats to it?

• What is the depth at the end of the dock during low-water years?

• Is it safe to swim off?

• Can you legally/realistically add a boat lift?

Some guests absolutely love a boat lift, but most STR owners don’t allow guest usage because of liability—wrong boats, misuse, or damage are common issues. Still, it’s a feature some high-end guests look for.

Another major differentiator: is there room to install a private boat landing? I currently manage three properties with their own landings, and guests love them. It’s a big advantage depending on the lake.

3. Lakeside Hangout Areas

Dock seating, benches, hammocks, and chairs near the shoreline make a bigger impact than most owners realize. Even properties with steep banks or long stairs can be successful if there are comfortable lakeside seating areas.

Think of how families use the space:

• Parents watching kids swim

• Guests reading by the water

• Groups hanging out at sunset

These simple touches can elevate a good rental into a great one.

4. Fire Pits and Safe Fire Pit Design

A fire pit is one of the most requested amenities in Minnesota.

When evaluating or developing a property, consider:

• Is there a safe location with enough seating?

• Is there a clear, maintained pathway?

• Can the fire pit area be made safer with gravel or a stone pad underneath?

• Is there space to store firewood?

Many properties have lawns or wooded areas where open flames worry guests or neighbors. Safe design—and clear rules—go a long way in keeping everyone comfortable.

5. Decks, Patios, and Outdoor Dining

Outdoor dining is huge for STRs. A property should ideally have:

• Adequate dining for the full sleeping capacity

• Space for both a grill and (increasingly popular) flat-top griddle

• A layout that highlights the lake view

• Good lighting

And speaking of lighting—string lights are magic. They transform a property at night, whether along pathways, around the fire pit, or across the deck.

6. Outdoor Games and Yard Space

For families and groups, yard space is often just as important as the house itself.

Guests love:

• Spikeball

• Cornhole/bean bags

• Horseshoes

• Yard games for kids

• Flat grassy areas for running or relaxing

Not every lake lot has great yard space, but if yours does, it’s a major bonus. It widens the appeal for multi-generational groups, reunions, and families with kids.

7. Is the Property Pet-Friendly?

Pet-friendly properties perform extremely well, especially with repeat guests. If you want to attract that audience, consider:

• A small fenced-in area

• Space for dogs to run safely

• A layout that makes pet supervision easier

I manage two properties with dedicated fenced pet areas, and guests absolutely love them.

(We’ll have a separate full training on pet policies and best practices.)

8. Hot Tubs, Saunas, and “Experience Amenities”

Now that Minnesota has officially clarified hot tub rules for STRs, they have become major revenue drivers. Many properties are adding:

• Hot tubs

• Saunas

• Ice baths (yes—this trend is growing!)

These amenities push a property up a tier in both revenue and occupancy.

9. Fish Cleaning & Water Amenities

If guests fish, they need a proper fish-cleaning setup. A simple outdoor station with a hose hookup goes a long way, and it keeps fish out of the kitchen.

Additional outdoor amenities guests appreciate:

• Outdoor showers

• Foot-washing stations

• Kayaks

• Canoes

• Paddleboards

• Easy access storage areas

These aren’t just bonuses—they often play a big role in repeat bookings.

10. Privacy as a Critical STR Amenity

Privacy may not feel like a “traditional” amenity, but it absolutely is.

A property can have beautiful views, great layout, and all the toys—but if guests feel like neighbors are ten feet away staring at them, it kills the experience.

I’ve learned this the hard way. One of my North Long properties sleeps 13. Daytime capacity was originally set at 13 as well, meaning up to 26 people onsite. And as guests do, they pushed it—sometimes 30 during the day. On a tight lot, even with friendly neighbors, it was too much.

At some properties, I’ve reduced daytime guests to half capacity. At others, I’ve eliminated extra daytime guests entirely. Yes, it hurts bookings, but it protects the long-term viability of the property.

I even had a situation where a six-foot privacy fence became necessary. The neighbors weren’t thrilled, but the guests appreciated it. Privacy matters.

Closing Thoughts

Again, this is Mike Fish. Thank you for taking the time to watch or read this lesson.

This is Lesson Eight of Section One, and we have many more trainings and videos coming. Whether you’re:

• looking for a property

• considering converting one to a short-term rental

• trying to understand whether an existing rental can perform better

…these trainings are here to help. We’ve helped owners buy, develop, and operate successful STRs across Minnesota, and we enjoy sharing what we’ve learned.

If you’re watching this on YouTube or social media, please like, subscribe, and stay connected. More content is on the way, and I truly hope it brings value to those working to develop successful vacation rentals in this area.

Thanks again for your time.