Bed and Breakfast Inns for Sale by Price and
few things are important to running a successful bed and breakfast
-- the location and the number of rooms. Profitability is tied to
occupancy and the average daily rate. The more desirable the tourism
is in the are area for vacationers and / or the closer the inn is
to an urban area which draws regular business travelers the greater
the opportunity for making a profit. A bed and breakfast with four
or fewer rooms is unlikely to be profitable.
to guests of all types and responding appropriately to their needs
- even the demanding ones - is essential. Home-cooked meals and
a neat, fresh and orderly Inn are prerequisites for repeat customers.
of mouth advertising is important in a service business like an
inn, so, providing extra touches, like turned down beds down and
fresh flowers in the rooms, should be part of the marketing stratagy.
Find a unique way of makeing a guest's stay memorable! Memory points
like these encourage word of mouth advertising.
with local attractions will create a reason for guests to visit.
If your visitors are familiar with the general area, you may should
create progams to highlight the unique features of the local.
a Bed and Breakfast Inn
and Breakfast inns are an exciting new entrupaneural
kind of business springing up among homeowners all across the country.
If being domestic is to your liking, a bed and breakfast business
might be right for you. All it takes is a few spare bedrooms, a
interest in cooking, an engaging personality and an enjoyment of
tending to others -- and you could be successful with a bed and
breakfast inn business.
number of bed and breakfast inns in the US is increasing. In 1975,
there were about 400 bed and breakfast inns. The number is over
15,000 now. The Professional Association of Innkeepers International
foresees a doubling of bed and breakfast inns in the next century.
bed and breakfast inn offers customers a homelike, cozy atmosphere
at about the same or slightly lower cost as a hotel. Prices per
night range from a low of $25 to $200 or more. The appeal of a Bed
and Breakfast Inn to travelers and tourists is a quiet "home-like"
place to stay.
and breakfast inn owners can live in a desirable location and spend
much of their time in the home that they work hard to decorate and
maintain. Tose with children at home and have the children involved
in the business. Inn owners have the opportunity to meet interesting
people from around the United States and possibly the world. And
the expenses of running a home can be tax deductible, i.e., cleaning
supplies, car expenses, insurance, eating out, magazines, travel.
in mind you will need to be at home all day seven days a week, and
near a tlephone at all times. Any time away, like a day off or a
vacation, needs to be well planned with a reliable replacement hired.
investment for a bed and breakfast inn will vary substantially depending
on if you already own the home or not, and the renovating costs
in the area in which you business is located. Expect to pay from
as low as $10,000 per room to as high as $40,000 per room in renovation
costs of your existing home. If you're buying a home to convert
into a bed and breakfast inn, the costs may be as high as $70,000
per room, again depending on where in the country your business
rates will also vary due to geographic location. According to the
Professional Association of Innkeepers International, the standard
rate ranges from $100 to $120 per night in the northeast and west.
In the Midwest and south, rates are in the low $90's. Corporate
rates are typically about 20-25% of the standard rate.
Average occupancy rates nationally for bed and breakfast inns are
at about 38%, with as high as 66% in the west, 51% in the northeast,
and 45% in the south. Rural areas tend to be about 45% and urban
areas about 65%.
Professional Association of Innkeepers International suggests 3
possible income scenarios for bed and breakfast inn owners to consider;
1-4 rooms at a 44 percent occupancy rate will generate a gross income
of about $42,000 throwing off a net loss of $8,000; 5-8 rooms at
a 46 percent occupancy rate will generate a gross income of approximately
$111,000 for a net profit of $12,000; 9-12 rooms at a 51 percent
occupancy rate will generate a gross income of about $245,000 for
a net profit of $63,000.
you start get listed on as many travel and guide websites as possible.
Contact all of the local website owners, local travel and reservation
agents and become a part of their regular referrals. For their services,
they will expect to be paid between a 10 and 35 percent commissionte.
should have a small sign in front of your house. It should say BED
AND BREAKFAST - Inquire Within or Call 555.123.1231 (your local
number) and should include your website.
newspaper advertising, a similar listing in the personal column
of your local paper, particularly on Thursdays, Fridays and Saturdays,
will be all you'll need. In yellow pages of the local telephone
and business directories, go with a small display ad that describes
in greater detail the comforts and pleasures of your Inn.
sure to list your inn with all the travel agencies in your tourist
region. A brochure about the inn will give travel agents reasons
for sending visitors your way. At the same time, listing your services
in a number of national travel websites including those that cater
to women - will bring customers in for you.
your inn with a broker usually does not cost anything up front,
but Brokers will expect a certain percentage - usually about 25%
of the total bill. This arrangement applies with travel agents who
usually charge 10%.
in travel magazines and special sections of newspapers and other
periodicals regularly will also support your goal of a steady stream
of customers. And look for public relations opportunities as well,
like feature stories on television and in print geared for a vacationing
audience or some related topic. Get in the habit of sending our
press releases to your local media. It may lead to valuable and
with word of mouth advertising being so important to a hospitality
business such as this, the more you do to delight your customer
while they are within the walls of your inn, the bigger your marketing
army. If your customers have a special experience, you can bet they'll
tell everyone at work as well as all their friends and families
about it. And keep in touch with them. You can solicit their repeat
business through regular mailings offering special discounts and
promoting special events in your community that they will want to
you are giving this business serious consideration, be a guest of
several bed and breakfast inns. Read tourist and travel oriented
books for reviews and recommendations. Notice what's considered
"good" and what's not.