Ben is the best and his place is insane! The back yard is huge! Not even pictured is the side-yard basketball hoop, which is great! The hot tub fits 8 comfortably but 12 smooshed and it is by far the highlight of the place! We went there while it was raining and it still blew our socks off! Such a nice spot and hospitality through the roof! There is simply not a better place at the price for big groups! Beyond just the # of beds, it's just a huge space with plenty of amenities! I also cannot stress enough about how amazingly kind Ben was!