Pricing a twin room

The shape of one of my to-be guest rooms will only accommodate a daybed. Even a normal twin bed would look weird due to the odd sharp angles in this room. A daybed with a trundle won't work either.
Sooo -- the room is furnished with a gorgeous mahogany Edwardian style daybed with an extra long (twin) mattress, two bedside tables with lamps, a beautiful tall 6-drawer chest of drawers, a french vanity/desk with a chair, and a comfortable upholstered chair with a small lamp table next to it and a wall-mounted flat screen TV. (Sounds like with all of this, one could get a larger bed in it -- but no.) The room has a nice sized walk-in closet and a nice-sized ensuite bathroom and a big window with a pretty view. This room is my sister's favorite room to stay in when she comes to visit. She says that when the bed is made in the morning, the room becomes more of a "den" where you can sit on the bed and get comfortable and do computer work or whatever, and not feel like you've been piled up "in bed" all day. I'm hoping that a business traveler, traveling alone, might see it the same way.
What percentage below the larger queen room rates would you charge for a room such as this?

No idea. It really does sound like a bigger bed could fit. I can easily sleep in a twin but I've been spoiled.

Most rooms are priced assuming double occupancy, so I agree a discount is in order. But other things count. Bathroom, view, noise level. I would not say 50%. Maybe a round number based on a percentage.

Sounds like that room has too much furniture. With a walk in closet you can get rid of the chest of drawers. It may be great for your sister to sleep in, but not for a guest. My suggestion would be to get rid of some of the furniture and get a bigger bed. You don't want to create an 'orphan' room when it could be making more revenue as a double.

seashanty said:

No idea. It really does sound like a bigger bed could fit. I can easily sleep in a twin but I've been spoiled..

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Yeah, I know. The two walls that are long enough for a bed don't have a normal 90 degree corner. The corner is more like 45 degrees. So the foot of a regular length bed bumps into the angled wall. The other walls won't work because of the position of doors - closet, bathroom, hallway...
I hear ya on the "spoilage". Me too.

Aspiring Martha said:

seashanty said:

No idea. It really does sound like a bigger bed could fit. I can easily sleep in a twin but I've been spoiled..

Click to expand...

Yeah, I know. The two walls that are long enough for a bed don't have a normal 90 degree corner. The corner is more like 45 degrees. So the foot of a regular length bed bumps into the angled wall. The other walls won't work because of the position of doors - closet, bathroom, hallway...
I hear ya on the "spoilage". Me too.
.

Click to expand...

B&B travelers don't necessarily need large walk-in closets. Is the configuration of the room such that you could get some usable room space by taking away some of the closet space?

I wouldn't rent a twin bed room. Twin beds aren't really suited for adults...at least that is my opinion. If you are serious about turning your place into a B & B, I would get rid of some of the furniture and make the walk in smaller. You don't need a walk in for a B & B guest...then you should get a queen in there.

Innkeep said:

Aspiring Martha said:

seashanty said:

No idea. It really does sound like a bigger bed could fit. I can easily sleep in a twin but I've been spoiled..

Click to expand...

Yeah, I know. The two walls that are long enough for a bed don't have a normal 90 degree corner. The corner is more like 45 degrees. So the foot of a regular length bed bumps into the angled wall. The other walls won't work because of the position of doors - closet, bathroom, hallway...
I hear ya on the "spoilage". Me too.
.

Click to expand...

B&B travelers don't necessarily need large walk-in closets. Is the configuration of the room such that you could get some usable room space by taking away some of the closet space?
.

Click to expand...

Yes, i could move the closet to the funky corner and that would open up an area for a larger bed. Hmmmmm...

I know it's easy to rent a double twin room, but not sure about the single. However, you're asking about prices, so I'd put this one $20 lower than the queen and really talk it up.

Would you be comfortable posting a couple pictures so that folks here could see and offer possible suggestions for room configuration?
I realize it's not what you asked for ...

Getting rid of the walk-in closet was my thought - add and armoire to replace it as closet

Aspiring Martha said:

Innkeep said:

Aspiring Martha said:

seashanty said:

No idea. It really does sound like a bigger bed could fit. I can easily sleep in a twin but I've been spoiled..

Click to expand...

Yeah, I know. The two walls that are long enough for a bed don't have a normal 90 degree corner. The corner is more like 45 degrees. So the foot of a regular length bed bumps into the angled wall. The other walls won't work because of the position of doors - closet, bathroom, hallway...
I hear ya on the "spoilage". Me too.
.

Click to expand...

B&B travelers don't necessarily need large walk-in closets. Is the configuration of the room such that you could get some usable room space by taking away some of the closet space?
.

Click to expand...

Yes, i could move the closet to the funky corner and that would open up an area for a larger bed. Hmmmmm...
.

Click to expand...

cos if you had a joiner put one in the funky corner you can make it look normal at the front and a bit bendy at the back if you see what I mean? can run with the shape of the wall.

Agree with everyone on trying to remove closest and get queen bed in there, or you'll likely have this room sitting empty. Even as a business traveller covering 4 states I would never have booked a twin, In fact most times took a king if it was available. As another post showed, people want kings first, then queens.

How big is that window? Can you put a bed in front of it? Then they can admire the view from the bed. I have seen pictures on websites where B&Bs have done this with poster beds or canopies. I also seen where the bed is in the middle of the room. This one was a canopy with curtains all around and tied back to reveal the bed. Cute. Not my first choices but if it means getting a bigger bed. How about having a bed coming out of a corner so its not on a wall? (kitty cornered)
Three of our rooms have walk-in closets. The guests admire them but besides hanging their few items, its not used. We put a chair in one for quiet mediation, etc. (need to fill the space!) One yearly family reunion, one of the husbands, use the drawers and shelves to unpack his suitcase and his wife use the dresser in the room, but they are here for a week. The other time two little girls used it for their nursery for all their dolls! They pulled the drawer halfway out and put extra pillows, blankets, and towels inside. It was so cute! I made the dolls beds up every morning as well!!!!!

Tough love moment

There is no such thing as a twin room at a bed and breakfast.
You were going to be an upscale inn originally, and now you mention a twin bed. There is no place at an inn for a twin bed, full stop. If it were me I would use it as a dedicated spa room, where folks can get their massage and/or spa treatments. I would throw the $ at the other rooms and consider this one last, you can make it a spa room easily enough until you decide to do something else.
You are starting from scratch, considering a twin room is an anathema.

JBloggs said:

Tough love moment

There is no such thing as a twin room at a bed and breakfast.
You were going to be an upscale inn originally, and now you mention a twin bed. There is no place at an inn for a twin bed, full stop. If it were me I would use it as a dedicated spa room, where folks can get their massage and/or spa treatments. I would throw the $ at the other rooms and consider this one last, you can make it a spa room easily enough until you decide to do something else.
You are starting from scratch, considering a twin room is an anathema..

Click to expand...

JBloggs said:

You are starting from scratch, considering a twin room is an anathema.

Click to expand...

Have to agree that a single twin bed in a room won't fly.
You might get calls from students, but most guests in your target market want a queen or bigger.
Don't agree that twin beds, plural, can't be used as guests will book rooms with two twin beds where they won't book just the one.
You have to pick a market. Do you want couples only? Go for bigger beds. If you want families or friends traveling together offer options in rooms that can have two beds. But know that if a guy calls and you tell him there are two beds he won't book.
You can use this room as a den or library or, like jb says, a spa room.

Morticia said:

JBloggs said:

Tough love moment

There is no such thing as a twin room at a bed and breakfast.
You were going to be an upscale inn originally, and now you mention a twin bed. There is no place at an inn for a twin bed, full stop. If it were me I would use it as a dedicated spa room, where folks can get their massage and/or spa treatments. I would throw the $ at the other rooms and consider this one last, you can make it a spa room easily enough until you decide to do something else.
You are starting from scratch, considering a twin room is an anathema..

Click to expand...

JBloggs said:

You are starting from scratch, considering a twin room is an anathema.

Click to expand...

Have to agree that a single twin bed in a room won't fly.
You might get calls from students, but most guests in your target market want a queen or bigger.
Don't agree that twin beds, plural, can't be used as guests will book rooms with two twin beds where they won't book just the one.
You have to pick a market. Do you want couples only? Go for bigger beds. If you want families or friends traveling together offer options in rooms that can have two beds. But know that if a guy calls and you tell him there are two beds he won't book.
You can use this room as a den or library or, like jb says, a spa room.
.

Click to expand...

If we follow the idea that twin rooms don't sell or don't contribute to your overall marketing, let's consider how else to use the room.
So far, suggestions for a spa room or a library.
I suggest a sitting room, common room, or even breakfast room. Another place to relax with others outside of your bedroom. Maybe a coffee, refrigerator, microwave set up for guests to use in the evening or before breakfast.
And I love the library idea. we have mini libraries on both the second and third floors filled with beach books and best sellers.

TheBeachHouse said:

Morticia said:

JBloggs said:

Tough love moment

There is no such thing as a twin room at a bed and breakfast.
You were going to be an upscale inn originally, and now you mention a twin bed. There is no place at an inn for a twin bed, full stop. If it were me I would use it as a dedicated spa room, where folks can get their massage and/or spa treatments. I would throw the $ at the other rooms and consider this one last, you can make it a spa room easily enough until you decide to do something else.
You are starting from scratch, considering a twin room is an anathema..

Click to expand...

JBloggs said:

You are starting from scratch, considering a twin room is an anathema.

Click to expand...

Have to agree that a single twin bed in a room won't fly.
You might get calls from students, but most guests in your target market want a queen or bigger.
Don't agree that twin beds, plural, can't be used as guests will book rooms with two twin beds where they won't book just the one.
You have to pick a market. Do you want couples only? Go for bigger beds. If you want families or friends traveling together offer options in rooms that can have two beds. But know that if a guy calls and you tell him there are two beds he won't book.
You can use this room as a den or library or, like jb says, a spa room.
.

Click to expand...

If we follow the idea that twin rooms don't sell or don't contribute to your overall marketing, let's consider how else to use the room.
So far, suggestions for a spa room or a library.
I suggest a sitting room, common room, or even breakfast room. Another place to relax with others outside of your bedroom. Maybe a coffee, refrigerator, microwave set up for guests to use in the evening or before breakfast.
And I love the library idea. we have mini libraries on both the second and third floors filled with beach books and best sellers.
.

Click to expand...

Me, I love a library!
We looked at a place that was more like an old timey hotel or boardinghouse. The one room with the bath across the hall would have made a perfect library and given us an extra bathroom for events.

Seashanty asked me to post pics of my weird room so here they are.
The only wall to "host" a bed:

The funky corner:
The door issues:

Aspiring Martha said:

Seashanty asked me to post pics of my weird room so here they are.
The only wall to "host" a bed:

The funky corner:

The door issues:

.

Click to expand...

Ok, now see how you have all the furniture in there but no room for the bed! If you could take away the closet you could probably put the bed there. Measure it out to be sure because now you've got the entry door to consider