New England is a region steeped in history and natural beauty and is a captivating and established destination for leisure travel getaways to romantic Inns and cozy Bed and Breakfasts. It makes sense that it’s also a great place to buy an Inn or Bed and Breakfast! New England is comprised of six states – Maine, New Hampshire, Vermont, Massachusetts, Rhode Island, and Connecticut. You’ll find an incredible array of landscapes in these small but diverse states, from the rugged coastlines of Maine to the tranquil lakes, forests, and mountains of Vermont.

This part of the country is also renowned for its vibrant fall foliage, quaint small towns, and historic sites that date back to the early days of American settlement. Visitors are drawn to its scenic drives, outdoor adventures, and cultural richness, with iconic cities and towns offering a mix of modern attractions and colonial heritage.

If these characteristics are a critical feature of your purchase model, buying a New England Inn might be the perfect fit for you. We have decades of experience helping aspiring Innkeepers buy Inns for sale and assisting current innkeepers in selling their property to the next owner. We also offer in-depth Inn consulting, covering all aspects of Innkeeping. If you’re in the market for a New England Inn, reach out to our team and let us know how we can help you buy an Inn today!

Why Consider Inns for Sale in New England

Fall enthusiasts and aspiring innkeepers, there’s one destination to consider that trumps all else: New England. If you love all things fall, your search for Inns for sale should start in one of these six beautiful states. Here, you’ll find a unique blend of charm, history, sensational fall foliage, and even year-round opportunities for tourism. It’s an ideal location to purchase a new Inn!

New England’s scenic beauty is a big part of why it’s a great location to start your search. The region’s picturesque landscapes draw visitors in year-round. They come for various reasons, but at the heart of it is the opportunity to experience a quintessentially American experience.

Each season brings its own appeal, from vibrant fall foliage to cozy winter retreats. For you, that translates to a steady stream of guests, which makes it an excellent place to consider running an Inn. Moreover, New England states share a strong sense of community and have a well-established tourism infrastructure network, which means they are supportive environments for innkeepers and owners. These factors make New England a great place to consider investing in the hospitality industry.

Additionally, the historic nature of many properties here allows innkeepers to offer guests an authentic, memorable stay, often in historic buildings that add to the allure. This individualized character is important when defining who you are and crafting a unique-to-you lodging and hospitality style.

Our founding business partners chose New England as their home base because of the area’s commitment to arts, cultural pursuits, and the outdoors. The other critical reason was the ease of travel between the active metro areas of New York, Boston, Montreal and beyond. You have everything within striking distance within an hour of your chosen destination and even closer if you chose the right location to operate your future hospitality business.

Why Choose the B&B Team Realtors & Consultants

When looking for inns for sale in New England, partnering with The B&B Team is an excellent choice. We have comprehensive listings of Inns for sale in New England and offer the most in-depth consulting services tailored specifically to the hospitality industry. With over 40 years of experience and a track record of facilitating successful inn transactions, we provide invaluable insight into the nuances of buying and selling bed and breakfasts and Inns.

We’ll work with you to establish what you’re looking for and then help you navigate the complexities of this diverse regional market, ensuring that your investment aligns with your financial goals and lifestyle aspirations. This commitment to personalized service and industry-specific knowledge will undoubtedly help you maximize your potential and start your Innkeeping journey off on the right foot.

Our knowledgeable team understands that each Inn is unique and requires a tailored strategy to maximize its potential. Whether you’re a first-time buyer or a seasoned innkeeper looking to expand, our team will offer guidance on every aspect of the process, from initial property search to closing the deal. Our extensive network and deep understanding of the region make us the go-to experts for finding the perfect inn for sale in New England.

Moreover, our focus on education and support extends beyond the purchase. We offer ongoing consulting services and educational opportunities to help you optimize your business operations and ensure long-term success. This level of dedication and expertise makes The B&B Team not just a broker but a trusted partner in your journey to owning a successful inn in one of the country’s most picturesque and historically rich regions. Contact us to get started on your Innkeeping journey today!

In many markets across the country, travelers have countless options for lodging. From traditional hotels and independent Airbnb, VRBO, or other vacation rentals to traditional Bed and Breakfasts, Historic Inns, and Boutique Hotels, the options are plentiful. Creating something unique and keeping yourself apart from the competition is essential, as it will transform your property from just another place to stay into a destination with its own distinct identity.

Crafting a unique Inn with a cohesive vision and story and offering guests an experience they can’t find anywhere else should be an essential part of your business plan whenever you’re looking to buy a Bed and Breakfast or historic Inn. This uniqueness not only attracts first-time visitors but also fosters loyalty, as guests are more likely to return to a place that left a lasting impression. By differentiating your inn through location, design, and personalized service, you elevate it beyond mere accommodation.

If you’re looking to buy a bed and breakfast, start with Inn consulting with The B&B Team. We are far more than a real estate company that will help you with the buying and selling of a Bed and Breakfast or Historic Inn. We’re also the leading Inn consulting firm in the industry, with incredible knowledge about the market, how to find your target audience, and how to craft a unique identity for your business that will help you stand out from the competition. Contact us for help guiding you through the process of finding your dream property today!

Start with a Great Location

One of the key things our Inn consulting can help with when looking for a historic Inn or Bed and Breakfast for sale is location analysis. The location of your inn can set the stage for everything else. A picturesque setting, whether it’s in the rolling hills of a quiet countryside, along a serene waterfront, or nestled within a charming historic district, will naturally draw guests in.

Location is also important when it comes to guest appeal and finding your target market. After all, a location is so much more than its physical location. It’s also a set of experiences waiting to unfold for your guests. Whether it’s nearby attractions, seasonal appeal, or vibrant events that bring guests to your door, choosing to start a bed and breakfast in a location with a natural tourism draw will be an important part of any successful Inn.

Inn Consulting: Understand Who Your Target Market Is

While we’re helping you scout out locations for various Inns for sale, our Inn consulting service will also prove valuable in helping you identify and understand your target market. Knowing your target market is crucial for making your inn stand out.

Are you catering to romantic couples, families on vacation, or solo travelers seeking tranquility? Perhaps your inn is a haven for artists and writers or a retreat for business travelers who need a mix of comfort and functionality. Understanding who your ideal guests are will help you tailor your services, amenities, and even your marketing efforts. Most importantly, knowing your target market will help you know whether or not your investment is a good one – this is a key role for our hospitality consultants!

Once you have identified and understand your target market, you can work on crafting custom experiences and amenities for your business plan, and work on creating a cohesive style and voice for your property and its area. By aligning your offerings with the specific needs and desires of your target market, you create a personalized experience that resonates with them, making your inn not just a place to stay but a destination in itself.

Define the Style of Your Inn

Finally, as you work through the process of buying a Bed and Breakfast or Inn, we’ll encourage you to define the style of your Inn. This is, after all, the first impression your guests will have of their experience, and this – coupled with your personalized hospitality – is what guests will remember long after their stay.

Style is about so much more than decor, though. It’s also the atmosphere you create and the story that your Inn tells. Whether your style is rustic and cozy, modern and chic, or classic and elegant, it should reflect both the character of the building and the expectations of your guests.

When it comes to defining this style, even the smallest details matter. The scent in the air, the softness of the linens, the artwork on the walls—they all contribute to the overall experience. Helping you understand these details is an integral part of our Inn consulting and comes from decades of working with boutique properties around the country. This dedication to guest experience and establishing a consistent theme that complements your inn’s location and appeals to your target market will prove critical to your success.

Ultimately, making your inn unique is about creating a cohesive experience that begins the moment a guest arrives and lingers in their memory long after they’ve left. It’s about marrying location, market, and style into a seamless narrative that sets your inn apart from the rest. By paying attention to these key areas, you can craft an inn experience that not only attracts guests but turns them into loyal repeat visitors who can’t wait to return. If you’re ready to buy an Inn or Bed and Breakfast and want to hire the best Inn consulting firm in the market today, reach out to the knowledgeable B&B Team today!

The journey with the B&B team starts early when you’re just getting started. We host regular seminars, both online and in person, for aspiring Innkeepers. These seminars are a fantastic way to learn more about the industry and what you’ll need to do to make this purchase a reality. From there, we help you by finding properties, brokering deals, and connecting you with industry professionals.

How to Start a Bed and Breakfast

Do you truly understand the Bed and Breakfast industry? Understanding this industry and how it differs from other lodging and hospitality industries is an important first step when planning out how to start a Bed and Breakfast. At its most basic, a bed and breakfast (also called a B&B or an Inn) is a type of lodging that offers overnight accommodation and usually includes a daily breakfast as part of the included amenities.

Unlike traditional hotels, B&Bs are usually smaller and located in private homes, historic buildings, or other significant buildings. They also provide a more personalized experience, with hosts often living on-site and interacting closely with guests. The charm of a B&B lies in its unique character, often reflecting the local culture and history of its location.

If you’re here learning how to start a Bed and Breakfast, odds are you understand just how immensely rewarding this business venture can be!  Even so, like any business, it demands careful planning and consideration. Below are several critical factors to keep in mind:

1. Legal and Regulatory Compliance: First and foremost, ensure you are well-versed in local zoning laws, health and safety regulations, and business licensing requirements. These can vary significantly depending on your location and can impact your ability to operate as a Bed and Breakfast.
2. Financial Planning and Budgeting: A clear and realistic financial plan is essential. This includes not only the initial investment required to purchase or renovate the property but also ongoing costs such as maintenance, utilities, insurance, marketing, and staffing.
3. Market Research: Understanding your target market is vital. Conduct thorough market research to identify potential guests, their preferences, and the competition.
4. Property and Design: Evaluate a prospective property’s size, layout, and condition. Consider the number of guest rooms, private and shared spaces, and amenities. The design and décor should reflect a warm and inviting atmosphere while ensuring comfort and functionality. Attention to detail in furnishings, bedding, and cleanliness will significantly impact guest satisfaction.
5. Guest Experience: Exceptional guest service is at the heart of a successful B&B. This includes personalized interactions, attention to detail, and anticipating guests’ needs.
6. Marketing and Online Presence: Effective marketing strategies are crucial to attracting guests, and you should have a dedicated marketing budget set aside from the start. Develop a professional website with high-quality images and detailed information about your B&B, and work with an industry-specific company that knows how to help you improve your visibility across platforms.

Once you’ve worked your way through the process and thoroughly understand how to start a Bed and Breakfast, it’s time to start considering how to buy the property of your dreams. There are plenty of things to consider when starting a new business, including the types of financing and understanding things like Small Business Loans. Refer to our blog for tips, tricks, and information when it comes to buying a Bed and Breakfast.

By carefully considering the factors outlined above, following a strategic approach, and working with the experienced brokers at The B&B Team, you have a great start. Attend one of our upcoming seminars to learn more and to get started on your journey to Innkeeping today!

Buying a wedding venue is a lot like purchasing an Inn or boutique lodging property—often, you’re buying both, which provides a diversity of income streams from day one! Whether you already own an Inn and are looking to upgrade your facility into a leading wedding venue or are looking for existing wedding venues for sale, partnering with the knowledgeable brokers and consultants at The B&B Team is the #1 place to start.

We’ve been working in the hospitality industry for over 40 years and offer a wealth of experience in finding the right property for you, assessing and valuing properties, securing financing, establishing a successful business plan, and so much more. We also have a comprehensive list of properties for sale, including a range of high-end Bed and Breakfasts, Inns, Boutique Hotels, and Wedding Venues. Get started on your path towards your dream of owning a wedding venue, and contact our team today!

Tips & Tricks: How to Start or Buy a Wedding Venue

It’s no secret that the wedding industry can be highly lucrative, and profit margins can exceed even the most operationally sound pure lodging business. The key to profitability is, as always, developing a sound acquisition model and defensible projections for growth.

If you’re looking for wedding venues for sale and are considering jumping into this new venture, there are some things you should know and do first. Like financing a bed and breakfast, buying a wedding venue outright can be tricky – and expensive. It’s important to partner with an expert, like The B&B Team, to guide you through the process.

Draft Your Business Plan

Weddings are a timeless tradition, so there’s always a demand for wedding venues. The style and scope of wedding services and features have changed dramatically over the years, and there are important considerations to make before you buy a wedding venue. Understanding your market, industry-related trends, and the various demands of owning an event venue is essential to drafting a business plan—a vital first step in securing the wedding venue of your dreams!

Preparing a solid business plan is a necessary first step to establish before you look for wedding venues for sale and secure financing. This plan will also help ensure your long-term success and articulate your vision in a concise and defensible framework. As you draft your business plan, it’s important to consider things like the strength of your location (in a destination location or as the destination), amenities, and services you plan to offer, and this will determine your overall pricing structure and the types of wedding packages and services you plan to offer.

You may also want to consider adding more services to control the complete guest experience, such as catering (a wedding is the only place you can charge upwards of $100 for a half chicken!), event planning, decorations, and more, to increase your revenue streams and overall profitability.

Buying a wedding venue attached to a Bed and Breakfast or Boutique Hotel can also support your revenue, particularly in the off-season when the wedding business slows down. It is also worth discussing the many ways in which our current and former clients have created a demand for weddings in the “off-season” around unique, subjective experiences outside of typical summer wedding fare!

Finance Your Venue

Once you have a solid understanding of your finances and a target property in mind, it’s time to explore various financing options. Traditional commercial real estate loans from banks are a common route, but they can be challenging for small, prospective businesses to obtain. The upfront money required for these loans typically ranges from 20 – 30%, and the process can take 45 – 60 days.

An attractive alternative, especially for those who want to start a wedding venue with no money, is a Small Business Administration (SBA) loan. These often have favorable repayment terms and lower down payment requirements. The application process for an SBA Loan can be daunting and time-consuming, but overall, it is an excellent option worth considering. Most SBA loans take an average of 30 – 90 days to be funded.

Wedding Industry Trends

Though weddings continue to be lucrative businesses, with couples on average spending $29,000 on their weddings in 2023, there are some industry trends to be aware of, especially before investing in a wedding venue.

The number one thing to know about weddings in 2024 is that they are all about celebrating love. That means that personalizing the wedding ceremony is essential in today’s weddings. Another emerging trend is weddings that go beyond a single-day celebration and become weekend-long celebrations of love, friendship, and family—both new and old.

With a similar increase in the popularity of destination weddings, it’s more important than ever to consider how your wedding venue can accommodate out-of-town guests and offer plenty of experiences for a related wedding weekend. This can include things like providing a space for rehearsal dinners or post-wedding brunches, having ready-made ideas for bachelor and bachelorette parties, and just being on hand to help couples gather with their loved ones and bask in the glow of celebration.

Intimate weddings, including small and more intimate celebrations that allow for genuine connection between guests, are also on the rise. This growing trend is not surprising, as savvy couples often look for ways to save, especially with increasing rates of inflation and expenses across the board, for ideological reasons or simply to divert funds towards experience-driven travel, a home purchase, or beyond. Offering inclusive packages that are mindful of different price points can help your wedding venue succeed.

The Best Wedding Venues for Sale

As you start looking for wedding venues for sale to bring your dreams to fruition, you need to consider location. The old mantra “location, location, location” has never held so much weight and can genuinely make or break the success of your event venue. Before you open a venue, consider its accessibility, scenic value, capacity, and potential for expansion.

If you’re looking to buy wedding venues in historic mansions or rural farms, understanding the commercial value of different wedding venues for sale is essential. Whether you have a property in mind or not, working closely with the experts at The B&B Team will ensure you find the right property for your goals.

Once you’re ready to find the perfect wedding venue, we’re here to serve as your partner! We offer various consulting services and look forward to helping you navigate through a successful purchase. Get started by browsing our current Bed and Breakfast and other wedding venues for sale or contact us today to start the conversation!

One of the most commonly asked questions we get from aspiring Innkeepers is how to start a bed and breakfast with no money. There are many questions and considerations surrounding the financing process when buying a B&B, and while the process appears abstract to incoming owners and operators, there is a fairly clear framework for determining the “bankability” of a small hospitality business and the best structure for financing based upon a buyer’s unique qualifications. The process involves several key steps and considerations: From understanding the lifestyle and demands of owning and operating a Bed and Breakfast to securing your dream property, the B&B Team’s dedication to and knowledge of the industry is unmatched.

If you’re wondering how you’ll ever afford to finance the purchase of a B&B, a great place to start is one of our upcoming Aspiring Innkeeper Seminars. Our team brings decades of combined knowledge and experience in acquisition, valuation, financing, and operations related to staffing, managing a small business entity, and core hospitality values that will ensure your success in the near and distant future. The best place to start is one of our immersive seminars. Register for one of our upcoming seminars today or call us to discuss if this program is a strong fit based on your plans for the future.

How to Start a Bed and Breakfast With No Money

When buying an Inn or Bed and Breakfast, you must have a solid understanding of the financing process so you can achieve your dreams and have the best possible outcome.

Understand Your Financial Picture

One of the first keys to success when starting a Bed and Breakfast, no matter how much capital is ready for investment or has yet to be assessed, is to understand your complete financial picture. This includes basic tasks like reviewing your credit score, understanding your debt-to-income ratio, and ensuring you have a solid down payment, typically around 20-30% of the property’s purchase price. (The required down payment will be determined by the structure of the loan – direct versus an “enhanced” SBA guaranteed bank loan – the ability of the cash flow to support projected debt service, and other key factors.)

Additionally, it’s essential to have a clear understanding of the required funds beyond the down payment for reserves and working capital, including funds to cover potential renovation costs and initial operating expenses. Lenders will scrutinize your financial health, so having a comprehensive financial portfolio can enhance your chances of securing a loan. More importantly, understanding your finances related to the purchase of an Inn is essential for finding the right Inn for you.

Find the Right Property

Whether you have a property in mind or not, working closely with the experts at The B&B Team will ensure you find the right property for your goals. An important aspect of buying a Bed and Breakfast is ensuring you purchase something that is financially viable – meaning they generate enough income to cover things like operating expenses, any attached debts, and an appropriate stream of revenue. This, of course, depends on the goals of your Innkeeping business.

A critical question in this process: Are you looking for a healthy return on investment, or are you looking for more of a lifestyle property that’s perhaps smaller in size and does just well enough to cover expenses and provide a desired “lifestyle” to owner/operators? Whatever type of Bed and Breakfast you’re looking to buy, these are important considerations to make when it comes to purchase price, overall budget, and financing.

Create Your Business Plan

Preparing a solid business plan is an essential step as you work through financing a Bed and Breakfast. A solid and well-thought-out business plan is necessary not only for securing financing but also for ensuring the long-term success of your B&B and preparing to exit the industry when the time is right. Your business plan should include detailed market research, a clear marketing strategy, and financial projections that demonstrate the potential profitability of the B&B. Most critically, the business plan should establish defensible projections that call for realistic long-term growth with strategic improvements to the physical plant, marketing program, and general operation strategies.

This plan will help you articulate your vision to potential lenders or investors and serve as a roadmap for managing the business effectively.

Different Ways to Finance a Bed and Breakfast

Once you have a solid understanding of your finances and a target property in mind, it’s time to explore various financing options. Traditional commercial real estate loans from banks are a common route, but they often come with stringent requirements. Most lenders require a 20% – 30% downpayment in addition to closing costs, working capital, and reserves. A common misconception when going this route is to turn to big lenders, but we find that often, smaller banks and lenders offer better terms, not to mention more personalized service and attention to detail. You can expect this more conventional process to take 45 – 60 days on average.

Alternatively, Small Business Administration (SBA) loans can be advantageous due to their favorable terms and lower down payment requirements. The application process for an SBA Loan can be daunting and time-consuming, but it can be a required route, particularly when a large downpayment or an historically underperforming business is a hurdle to securing your dream property. This can be an excellent option for those who are looking to start a bed and breakfast with no (or little) money. On average, most SBA loans take 60 – 90 days to finalize authorization and funding.

Another option you may not have considered when funding the start of a Bed and Breakfast is Private investors or partnerships, most often found in the form of “angel investors” amongst close and supportive family and friends. This can be a beneficial route to take, especially if you lack sufficient capital or need additional expertise. This approach, however, requires that expectations regarding a return on investment be set in no uncertain terms, to ensure that investors understand that the average hospitality property does not resemble a cash cow! Whatever financial vehicle you choose to purchase your Inn, it’s crucial to compare interest rates, repayment terms, and fees across different lenders to find the most suitable financing option for your needs.

Consult with the Experts

Once you have these various puzzle pieces in place, you’re that much closer to financing a Bed and Breakfast! A key component of this process is seeking professional advice, including the wisdom you’ll gain from The B&B Team and our partners. We’re here to support you in this process, from start to finish, and can significantly increase your chances of a successful investment. We offer a range of consulting services and look forward to helping you navigate through a successful purchase of a Bed and Breakfast. Get started by registering for one of our upcoming seminars, or contact us today!