Established Wedding and Event Venue With On-Site Lodging in Upstate New York

Additional Notes

The business is an established wedding and event venue with on-site lodging, situated on approximately 206 acres in Upstate New York. The venue has operated since approximately 2001 and was acquired by the current owner in 2022. The property includes six cabins accommodating approximately 40 overnight guests and a large lodge accommodating an additional 40 guests, for a total lodging capacity of approximately 80 people. The property features extensive grounds, renovated facilities, paved roads, and indoor and outdoor event spaces. The owner reported approximately $780,000 in revenue and $600,000 in profit for the previous year, with annual revenue generally estimated between $700,000 and $950,000. The business operates without rental expense because the owner owns the real estate. The venue typically hosts approximately 45–46 weddings annually, with the owner primarily accepting larger events. Revenue is generated through venue rentals, lodging packages, bar services, and short-term accommodation bookings. The owner estimates that individual weddings can generate approximately $20,000–$50,000 depending on guest count and services selected. The business currently operates on a largely seasonal wedding schedule, primarily from May through November, while short-term lodging and limited events continue outside the main season. The owner believes there is potential to increase annual wedding volume and expand year-round operations, although these opportunities have not been independently assessed. Day-to-day operations are handled by a two-person management team responsible for bookings, tours, event coordination, and property maintenance. Four additional bartenders work on an event basis. The owner spends substantial time outside the country and is not involved in most daily operations. The seller is retiring and relocating overseas. He is open to negotiating a sale of the operating business and real estate together and has indicated willingness to consider seller financing for a qualified buyer, potentially with approximately $2 million down and an interest rate in the 5%–6% range, subject to negotiation. The owner also owns a separate residential property across the street, which may be available as part of a negotiated transaction. An updated appraisal of the main property is pending.