Pocono Bed and Breakfast Inns for Sale
On the list below are the current properties that are, or could be converted to, Bed and Breakfast Inns. Some of these are ideal and operating. Some have the potential to become a Bed and Breakfast Inn. You’ll want the advice of an experienced agent at USA Realty to guide you through the process.
Here (and below the list of properties) is some basic information about Poconos and Bed and Breakfast Inns.
With over 25,000,000 visitors each year, there are few places more likely to own a profitable Bed and Breakfast Inn. Some of our clients started out with vacation homes rented on Airbandb and VRBO. Then, they graduated up to a Poconos Bed and Breakfast or other small inn. An Inn, with astute marketing, can be more profitable than scattered properties.
On the list below are properties that are current Bed and Breakfast Inns. Or, that might be converted to an inn, for those buyers who have the knack to renovate.
To see any of these Bed and Breakfast Inn properties contact USA Realty at 570-517-2428 or email email@example.com. Ask questions you have about owning a bed and breakfast inn or about properties on the list.
Poconos B and B Properties for Sale
Considering buying an inn in the Poconos? We can help in your search. We are aware of all the inns and know which ones are for sale, whether in the MLS or not. Fill out the form below and tell USA Realty what you are looking for and we will be back in touch to help you find it.
About Owning and Inn in the Poconos
A 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 immediate 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.
Friendliness 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.
Word 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 strategy. Find a unique way of making a guest’s stay memorable! Memory points like these encourage word of mouth advertising.
Packages with local attractions will create a reason for guests to visit. If your visitors are familiar with the general area, you should create programs to highlight the unique features of the local.
Owning a Bed and Breakfast Inn
Bed and Breakfast inns are an exciting new 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.
The 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.
A 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 “homelike” place to stay.
Bed and breakfast inn owners can live in a desirable location and spend much of their time in the home they work hard to decorate and maintain. Those with children at home can 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.
Bear in mind you will need to be at home all day seven days a week, and near a telephone at all times. Any time away, like a day off or a vacation, needs to be well planned with a reliable replacement hired.
Cost to Own an Inn
The 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 your 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 is located.
Room 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% off the standard rate.
Average occupancy rates nationally for bed and breakfast inns are at about 38%. This includes a high of 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%.
The 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.
When you start, get listed on as many travel and guide web sites as possible. Contact all of the local web site 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 commission.
How to promote your Inn.
You 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 web site.
For newspaper advertising, a 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.
Be 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. List your service in a number of national travel web sites including those that cater to women – will bring customers in for you.
Listing your inn with a broker usually does not cost anything up front. However, brokers will expect a percentage – usually about 25% of the total bill. This arrangement applies with travel agents who usually charge 10%.
Advertising in travel magazines, special sections of newspapers and other periodicals regularly. This will support your goal of a steady stream of customers. And look for public relations opportunities. Feature stories on television and in print geared for a vacationing audience or a related topic. Get in the habit of sending our press releases to your local media. It may lead to valuable and inexpensive visibility.
Finally, word of mouth advertising is very 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 attend.
If 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.