Selling a bed and breakfast is a big decision—and one that can come with an equally big payoff if you prepare strategically. Here are some key things you should do before putting your B&B on the market to boost its appeal—and its value.
Selling a bed and breakfast is a big decision—and one that can come with an equally big payoff if you prepare strategically. Whether you’re retiring, moving on to a new venture, or just ready for a change, setting your B&B up for a successful sale requires more than just a tidy property and pretty photos. To get top dollar and attract serious buyers, you’ll want to demonstrate not only the charm of your property, but also its financial potential.
Here are some key things you should do before putting your B&B on the market to boost its appeal—and its value.
Before any savvy buyer makes an offer, they’ll want to see clean, accurate financial records. This means organizing your books, consolidating income and expense reports, and ideally working with an accountant to make sure everything is up-to-date and easy to understand. Be ready to show at least two to three years of financial performance, including occupancy rates, average daily rate (ADR), and revenue per available room (RevPAR).
Buyers aren’t just purchasing a building—they’re buying a business. The more revenue your B&B is generating, the more valuable it becomes. One of the smartest ways to increase your top line (and thus your sale price) is to implement a revenue management platform before you sell.
A platform like TakeUp helps you optimize room rates in real time based on market demand, competition, and historical trends. Even a few months of higher ADR and smarter pricing can significantly increase your annualized revenue—and that can translate to tens of thousands more in your final sale price. Plus, it shows buyers that your business is professionally managed and positioned for continued growth.
First impressions still matter. Minor improvements like updated paint, fresh linens, modern fixtures, or improved landscaping can go a long way. You don’t need to undertake a full renovation—but showing that the property has been well cared for makes it easier for buyers to envision taking over.
Read what independent operators are doing with pricing, AI, and marketing—plus what’s holding them back. Your must-read playbook for staying competitive.
Buyers will want to know how your business runs. Having standard operating procedures (SOPs) for check-in, cleaning, breakfast service, guest communication, and marketing helps demonstrate that your B&B is a turnkey operation. It can also make the transition smoother, which is a big selling point.
Having a strong direct booking presence—through your own website or returning guests—can increase profitability and make your property more attractive. Make sure your website is polished, mobile-friendly, and easy to book from. Highlight strong reviews and any unique offerings that set your B&B apart.
Online reputation matters. Encourage recent guests to leave reviews on platforms like Google, TripAdvisor, and Booking.com. Highlight these reviews in your listing and marketing materials. A history of happy guests adds credibility and shows potential buyers they’re inheriting a beloved property.
Selling a B&B isn’t the same as selling a residential home. Brokers who specialize in hospitality properties, like Whitestone Brokers and Marilyn Bushnell & Associates, understand how to value and market your business. They can help you identify the right buyers, navigate due diligence, and ultimately, close the deal more efficiently and profitably.
Selling your B&B is both a business transaction and a personal milestone. By taking steps to boost revenue, streamline operations, and showcase your property in its best light, you’ll position yourself to attract more interest—and command a higher price. Whether you’re months or years away from listing, the time to start preparing is now.
And if you’re looking for a quick win? Start with a revenue management platform. Maximizing rates not only puts more money in your pocket today—it also makes your B&B a more valuable investment for tomorrow’s buyer.
Subscribe for news
Get the tea with our monthly newsletter InnSider Stories
