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Written by: Carolyn Young
Carolyn Young is a business writer who focuses on entrepreneurial concepts and the business formation. She has over 25 years of experience in business roles, and has authored several entrepreneurship textbooks.
Edited by: David Lepeska
David has been writing and learning about business, finance and globalization for a quarter-century, starting with a small New York consulting firm in the 1990s.
Published on December 21, 2021
Investment range
$75,000 - $300,000
Revenue potential
$150,000 - $230,000 p.a.
Time to build
3-6 months
Profit potential
$110,000 - $160,000 p.a.
Industry trend
Growing
Commitment
Full-time
Here are the most important factors to consider when starting your B&B:
Starting a bed and breakfast has pros and cons that you should consider before deciding if the business is right for you.
A major trend today is the rise of the multi-billion-dollar homestay lodgings market, led by Airbnb and VRBO. Learn more about this booming industry in this article on starting an Airbnb. It’s probably a good idea to list your B&B on those sites, as well as on your own website, to boost awareness, customer reviews, and occupancy rates.
The bed & breakfast and hostel accommodations industry in the US is well on the way to a rebound after the pandemic dip of 2020.
Trends
Challenges
Starting a B&B costs anywhere from $75,000 to $300,000 or more. The largest expenses are a down payment on the house, renovations, furniture, and décor. A home in a good location with enough space and bedrooms is going to be pricey. It may not need renovations and could even come fully furnished, but you should expect a down payment of at least $50,000.
| Start-up Costs | Ballpark Range | Average |
|---|---|---|
| Setting up a business name and corporation | $150–$200 | $175 |
| Licenses and permits | $100–$300 | $200 |
| Insurance | $100–$300 | $200 |
| Business cards and brochures | $200–$300 | $250 |
| Website setup | $1,000–$3,000 | $2,000 |
| Large home down payment | $50,000–$200,000 | $125,000 |
| Renovations, furniture, decor | $25,000–$100,000 | $62,500 |
| Total | $76,550–$304,100 | $190,325 |
Let’s say an average B&B room costs $170 per night, and you should be able to achieve a profit margin of about 70%.
If you have five rooms and average 50% occupancy your first year, you’d bring in over $150,000 in annual revenue. This would mean almost $110,000 in profit, assuming that 70% margin. As your brand gains recognition, you could increase occupancy to 75%. With an expected annual revenue of over $230,000, you’d make over $160,000.
There are a few barriers to entry for a bed and breakfast. Your biggest challenges will be:
Now that you know what’s involved in starting a bed and breakfast, it’s a good idea to hone your concept in preparation to enter a competitive market.
Market research will give you the upper hand, even if you’re already positive that you have a perfect product or service. Conducting market research is important, because it can help you understand your customers better, who your competitors are, and your business landscape.
Research bed and breakfasts in the area to examine their services, price points, and customer reviews. You’ll want to come up with a concept that will be in demand, but you also should look for a good location with a few B&B options.
You might consider targeting a niche market by specializing in a certain aspect of your industry, such as a B&B for romantic getaways, or a B&B for older couples.
This could jumpstart your word-of-mouth marketing and attract clients right away.
In addition to a room and breakfast, you could offer:
Prices for bed and breakfasts for a family range from $130 to $180 per night. Your main expenses will be your mortgage, taxes, food, and cleaning supplies. Your labor costs will be minimal if you do the work yourself or have family members help you.
Once you know your costs, use our profit margin calculator to determine your price points. Remember, the prices you use at launch should be subject to change if warranted by the market.
Your target market is probably going to be more established people with higher incomes. You’re most likely to find these people on Facebook or LinkedIn.
Selecting the right location is vital for the success of your bed and breakfast. Look for a charming and desirable area that attracts tourists or business travelers, such as a popular vacation destination, scenic countryside, or a bustling city center.
Consider proximity to attractions, amenities, and transportation hubs to ensure convenience for your guests. Additionally, assess the competition in the area and aim to offer a unique experience or cater to a specific niche market.
By strategically choosing a location, you can create a welcoming and memorable bed & breakfast that appeals to travelers and sets you apart from the competition.
You can find a house or building to rent in your area on sites such as Craigslist and Crexi.
Here are some ideas for brainstorming your business name:
Discover over 250 unique Bed & Breakfast name ideas here. If you want your business name to include specific keywords, you can also use our Bed & Breakfast name generator. Just type in a few keywords, hit Generate, and you’ll have dozens of suggestions at your fingertips.
Once you’ve got a list of potential names, visit the website of the US Patent and Trademark Office to make sure they are available for registration and check the availability of related domain names using our Domain Name Search tool. Using “.com” or “.org” sharply increases credibility, so it’s best to focus on these.
Finally, make your choice among the names that pass this screening and go ahead with domain registration and social media account creation. Your business name is one of the key differentiators that sets your business apart. However, once you start with the branding, it is hard to change the business name. Therefore, it’s important to carefully consider your choice before you start a business entity.
Here are the key components of a business plan:
If you’ve never created a business plan yourself before, it can be an intimidating task. Consider hiring an experienced business plan writer to create a professional business plan for you.
Registering your business is an absolutely crucial step — it’s the prerequisite to paying taxes, raising capital, opening a bank account, and other guideposts on the road to getting a business up and running.
Plus, registration is exciting because it makes the entire process official. Once it’s complete, you’ll have your own business!
Your business location is important because it can affect taxes, legal requirements, and revenue. Most people will register their business in the state where they live, but if you are planning to expand, you might consider looking elsewhere, as some states could offer real advantages when it comes to bed and breakfasts.
If you’re willing to move, you could really maximize your business! Keep in mind that it’s relatively easy to transfer your business to another state.
Business entities come in several varieties, each with its pros and cons. The legal structure you choose for your bed and breakfast will shape your taxes, personal liability, and business registration requirements, so choose wisely.
Here are the main options:
We recommend that new business owners choose LLC as it offers liability protection and pass-through taxation while being simpler to form than a corporation. You can form an LLC in as little as five minutes using an online LLC formation service. They will check that your business name is available before filing, submit your articles of organization, and answer any questions you might have.
Choose Your State
The final step before you’re able to pay taxes is getting an Employer Identification Number or EIN. You can file for your EIN online, or by mail/fax. Visit the IRS website to learn more. Keep in mind that, if you’ve chosen to be a sole proprietorship, you can simply use your social security number as your EIN.
Once you have your EIN, you’ll need to choose your tax year. Financially speaking, your business will operate in a calendar year (January–December) or a fiscal year, a 12-month period that can start in any month. This will determine your tax cycle, while your business structure will determine which taxes you’ll pay.
The IRS website also offers a tax-payers checklist, and taxes can be filed online.
It is important to consult an accountant or other professional to help you with your taxes to ensure you are completing them correctly.
Securing financing is your next step and there are plenty of ways to raise capital:
Bank and SBA loans are probably the best options for funding a bed and breakfast business.
Starting a bed and breakfast business requires obtaining a number of licenses and permits from local, state, and federal governments.
Federal regulations, licenses, and permits associated with starting your business include doing business as (DBA), health license and permit from the Occupational Safety and Health Administration (OSHA), trademarks, copyrights, patents, and other intellectual properties, as well as industry-specific licenses and permits.
You need to make sure that the house that you choose is zoned for short-term rentals as a B&B. If not, you’ll need to apply for a variance with the local government. You may also need state-level licenses and local county or city-based licenses and permits.
The license requirements and how to obtain them vary, so check the websites of your state, city, and county governments or contact the appropriate person to learn more. You could also check this SBA guide for your state’s requirements, but we recommend using MyCorporation’s Business License Compliance Package. They will research the exact forms you need for your business and state and provide them to ensure you’re fully compliant.
This is not a step to be taken lightly, as failing to comply with legal requirements can result in hefty penalties.
If you feel overwhelmed by this step or don’t know how to begin, it might be a good idea to hire a professional to help you check all the legal boxes.
Before you start making money you’ll need a place to keep it, and that requires opening a bank account.
Keeping your business finances separate from your personal account makes it easy to file taxes and track your company’s income, so it’s worth doing even if you’re running your bed and breakfast business as a sole proprietorship. Opening a business bank account is quite simple, and similar to opening a personal one. Most major banks offer accounts tailored for businesses — just inquire at your preferred bank to learn about their rates and features.
Banks vary in terms of offerings, so it’s a good idea to examine your options and select the best plan for you. Once you choose your bank, bring in your EIN (or Social Security Number if you decide on a sole proprietorship), articles of incorporation, and other legal documents and open your new account.
Business insurance is an area that often gets overlooked yet it can be vital to your success as an entrepreneur. Insurance protects you from unexpected events that can have a devastating impact on your business.
Here are some types of insurance to consider:
As opening day nears, prepare for launch by reviewing and improving some key elements of your business.
Being an entrepreneur often means wearing many hats, from marketing to sales to accounting, which can be overwhelming. Fortunately, many websites and digital tools are available to help simplify many business tasks.
You can use industry-specific software, such as Little Hotelier, Cloudbeds, or ResNexus, to manage your scheduling, bookings, and payments.
Website development is crucial because your site is your online presence and needs to convince prospective clients of your expertise and professionalism.
You can create your own website using website builders. This route is very affordable, but figuring out how to build a website can be time-consuming. If you lack tech savvy, you can hire a web designer or developer to create a custom website for your business.
However, people are unlikely to find your website unless you follow Search Engine Optimization (SEO) practices. These are steps that help pages rank higher in the results of top search engines like Google.
Here are some powerful marketing strategies for your future business:
Unique selling propositions, or USPs, are the characteristics of a product or service that set it apart from the competition. Today, customers are inundated with buying options, so you’ll have a real advantage if they are able to quickly grasp how your bed and breakfast meets their needs or wishes. It’s wise to do all you can to ensure your USPs stand out on your website and in your marketing and promotional materials, stimulating buyer desire.
Global pizza chain Domino’s is renowned for its USP: “Hot pizza in 30 minutes or less, guaranteed.” Signature USPs for your bed and breakfast business could be:
Optimize calls to action. Experiment with text, color, size, and position of calls to action such as Book Now. This can sharply increase purchases.
You may not like to network or use personal connections for business gain but your personal and professional networks likely offer considerable untapped business potential. Maybe that Facebook friend you met in college is now running a travel agency, or a LinkedIn contact of yours is connected to dozens of potential clients. Maybe your cousin or neighbor has been working in the tour industry for years and can offer invaluable insight and industry connections.
The possibilities are endless, so it’s a good idea to review your personal and professional networks. You’ll probably generate new customers or find companies with which you could establish a partnership. Online businesses might also consider affiliate marketing as a way to build relationships with potential partners and boost business.
If you don’t live at your B & B, you will need workers to fill various roles. Potential positions for a bed and breakfast business would include:
At some point, you may need to hire all of these positions or simply a few, depending on the size and needs of your business. You might also hire multiple workers for a single role or a single worker for multiple roles, again depending on need.
Free-of-charge methods to recruit employees include posting ads on popular platforms such as LinkedIn, Facebook, or Jobs.com. You might also consider a premium recruitment option, such as advertising on Indeed, Glassdoor, or ZipRecruiter. Further, if you have the resources, you could consider hiring a recruitment agency to help you find talent.
Many travelers love the coziness and warmth of a B&B over a stale hotel. It’s a three-billion-dollar industry that you can tap into and make a healthy profit. Running a bed and breakfast also offers a unique lifestyle in which you constantly serve as host to a steady stream of interesting people.
You’ve educated yourself with the right information, and now you’re ready to start your entrepreneurial journey into B&B life.
Profit margins for a bed and breakfast are high if you live in it and run it yourself. The average price for a B & B room is $170 per night, so if you have 5 rooms to rent, you can make a sizable income.
You can start one anywhere, but it’s best to be in an area that has some appeal as a tourist destination, such as a lively city like Nashville or a beautiful natural area like the Smoky Mountains. People want a trip that’s an experience, not just a place to stay.
A Bed & Breakfast is a traditional lodging option offering a quaint, homey atmosphere with personalized services, including breakfast. Airbnb is a platform where hosts can list various types of accommodations, from rooms to entire homes, without the personalized services typically offered by B&Bs.
The number of rooms in most bed and breakfast establishments can vary significantly. Some may have as few as three rooms, while others can have more than 20. The size of a bed and breakfast is typically determined by factors such as the property’s size, local regulations, and the owner’s preferences.
To increase bed and breakfast revenue, focus on strategies such as optimizing occupancy rates through effective marketing and promotions, offering additional services or experiences to guests, improving amenities to attract more guests and justify higher room rates, and targeting specific niche markets to attract clientele with specific needs or preferences.
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