InnAdvisors, Brewster, MA (2026)

09/03/2026

The Best Properties All Have One Thing in Common: They Don't Try to Be Everything

I've visited historic inns.

Luxury inns.

Tiny inns, large inns.

Boutique inns, casual inns, and rustic bed and breakfasts.

And after touring dozens of hospitality properties, one thing stands out.

The best ones aren't trying to be everything to everyone.

They know who they are.

Their personality is consistent — from the website to check-in to check-out.

Guests feel it.

Buyers notice it.

Authenticity is hard to replicate.

And in hospitality, that's one of the greatest competitive advantages you can build.

Question: What makes your property uniquely yours?

08/29/2026

SOLD! Captain Farris House

Congratulations to the sellers and new owners of the Captain Farris House in South Yarmouth, Massachusetts!

It was such a pleasure representing the sellers of this wonderful property and working alongside everyone involved to bring the transaction to a successful close.

Selling an inn is about much more than transferring real estate. It means passing along a business, a history, a reputation, and a place that has been part of countless guests’ Cape Cod memories.

To the sellers, congratulations on this important milestone and the beginning of your next chapter. Thank you for trusting us to be part of your journey.

And to the new owners, congratulations and welcome to the wonderful world of independent hospitality! We wish you tremendous success as you take the reins and begin putting your own mark on this historic Cape Cod inn.

One chapter closes, another begins—and we’re delighted to have played a role in helping make this transition possible.

Congratulations to everyone involved, and best wishes for what comes next!

08/28/2026

Know Your Value Before You Need It

One of the most common things I hear is:
"I'm not planning to sell, so I don't need a valuation."

I look at it differently.

Knowing the value of your business isn't just about preparing for a sale. It's about making better decisions today.

When you understand what drives value, you make investments differently.

At our inn, that meant making improvements like replacing wall-to-wall carpeting with hardwood floors — an investment that better reflected guest preferences while also improving the property itself.

• You prioritize improvements differently.
• You build with greater intention.

Whether you plan to own your property for another five years or twenty, knowing where you stand today gives you a benchmark for tomorrow.

The strongest owners aren't always thinking about selling.

They're thinking about building a better business.

And that's what increases value over time – both property value and business value.

Question: When was the last time you stepped back and looked at your business through the eyes of an investor?

08/25/2026

Your Buyers Start Evaluating Before They Open the Financials

Many owners assume buyers begin with the numbers.

In my experience, they begin with the property.

Before a financial statement is ever opened, buyers are asking themselves:
• Does this property feel well cared for?
• Is the guest experience intentional?
• Do the operations appear organized?
• Are there adequate manager or owner living quarters?
• Can I picture myself owning this business?

Those first impressions shape how buyers view everything that follows—including the financials.

That's why preparing a property for sale isn't just about improving the books. It's about telling the story of a well-run business.

Every detail contributes to that story.

Question: If you toured your own property today as a prospective buyer, what would stand out first?

08/21/2026

Are You Running Today’s Business With Tomorrow in Mind?

By this point in the season, most owners are fully immersed in daily operations.
- Guests to welcome.
- Rooms to turn.
- Breakfast to serve.
- Problems to solve.

It's easy to spend the entire summer working IN the business.

The challenge is remembering to spend time working ON the business.

Take ten minutes this week and ask yourself:
• Are we attracting the guests we want?
• What's generating our best reviews?
• What's one process we could improve?
• If a buyer walked through today, what would stand out?

Small adjustments made now can strengthen the rest of this season—and the next one.

The best hospitality businesses aren't built all at once.

They're built through regular moments of reflection and continuous improvement.

Question: What's one improvement you want to make before this season ends?

08/18/2026

A Beautiful Property Doesn't Always Make a Great Business

One of the biggest surprises for aspiring owners is that a beautiful property isn't always a profitable one.

I've toured stunning inns with gorgeous guestrooms, immaculate landscaping, and incredible curb appeal—yet the business struggled.

I've also seen simpler properties outperform expectations because they had strong systems, loyal guests, healthy financials, and disciplined operations.

When evaluating a hospitality business, the real question isn't:
"Is this a beautiful property?"
It's:
"Is this a well-run business?"

The best properties combine both.

That's why every evaluation should look beyond the décor to understand the business behind it.

Because beautiful properties attract attention.

Well-run businesses create lasting value.

Question: If you were buying a hospitality property today, which would matter more to you: the physical property or the strength of the business?

08/14/2026

The Difference Between Good Properties and Great Ones

One of the best parts of my work is visiting hospitality properties across North America.

Every property is different. Every owner has a unique vision.

But after walking through so many inns and boutique hotels, I've noticed something.

The most successful properties aren't always the newest, the largest, or the most luxurious.

They're the most intentional.
- Every detail feels connected to the guest experience.
- The operations support the vision.
- The team understands the standard.
- Nothing feels accidental.

That's true whether I'm conducting a valuation, touring a property with a buyer, consulting with an owner, or simply visiting for my own relaxation and leisure.

The strongest hospitality businesses aren't built through one dramatic improvement.

They're built through hundreds of thoughtful decisions, made consistently over time.

Question: What's one small improvement you've made recently that's had a noticeable impact on your guests or your operation?

08/11/2026

The Fullest Inn Isn't Always the Most Profitable One

One of the first numbers owners tend to talk about is occupancy.

And while occupancy is important, it's rarely the first number I focus on.

I've seen properties running at nearly 100% occupancy that were struggling financially.

I've also seen properties with lower occupancy outperform them because they had stronger room rates, better expense control, and healthier profit margins.

That's why I encourage owners to look beyond simply filling every room.

A few metrics often tell a much more complete story:
- Average Daily Rate (ADR)
- Revenue Per Available Room (RevPAR)
- Net Operating Income (NOI)
- Guest acquisition costs
- Labor efficiency

The goal isn't to have the busiest property.
The goal is to build the strongest business.

Sometimes that means selling fewer rooms at a higher value.

Sometimes it means saying "no" to discounted business that doesn't support your long-term strategy.

Hospitality isn't about maximizing occupancy.

It's about maximizing the value of the business you're building.

Question:
When you review your property's performance, which metric tells you the most about the health of your business?

08/07/2026

What Buyers See That Most Sellers Don't

One of the questions I'm asked most often is:
"How do you know if an inn is actually a good business?"

Most people expect my answer to start with the financial statements.

It doesn't.

Before I ever look at a P&L, I'm asking myself one question:
Does this property tell the story of a well-run business?

That story begins long before the numbers.
- I notice the condition of the property.
- The attention to detail.
- The guest experience.
- The online reputation.
- Whether the business feels intentional—or reactive.

The financials matter. They always do.

But they tell only part of the story.

Over the years, I've learned that buyers aren't just purchasing real estate.

They're investing in confidence.
- Confidence that the property has been well cared for.
- Confidence that guests love staying there.
- Confidence that there's a strong business to build upon.

That's why every property tells a story—and the best ones tell it before a spreadsheet is ever opened.

I recently wrote an article outlining the key areas every prospective buyer should evaluate before making an offer.
📖 Read the full article here: https://innadvisors.com/how-to-evaluate-an-inn-or-bb-before-you-make-an-offer/

If you're exploring hospitality ownership, I'd be happy to continue the conversation.

08/04/2026

Think Like an Innkeeper. Build Like an Investor.

When Angelo and I purchased Candleberry Inn, I thought success meant creating unforgettable guest experiences.

I wasn't wrong.

But over time, I realized something just as important:
Every decision we made for our guests was also shaping the future value of our business.

A new mattress wasn't just a guest amenity — it contributed to better reviews, stronger occupancy, and eventually supported higher room rates.

Refreshing the landscaping wasn't simply about curb appeal. It enhanced first impressions, elevated our online photography, and strengthened how both guests —and eventually buyers — perceived the property.

That realization changed the way I looked at every investment.

Today, whenever I'm evaluating a renovation with a client, a new amenity, or an operational improvement, I ask three simple questions:
1. Will this improve the guest experience?
2. Will this strengthen the business?
3. Will this increase the property's long-term value?
The best investments accomplish all three.

Looking back, I don't believe our property became one of the most recognized inns in the country because of one major renovation or one brilliant idea. It was the result of hundreds of thoughtful decisions, made consistently over time, each building on the last.

Whether you plan to own your property for another five years or another twenty-five, every improvement should serve two purposes:
- Create a better guest experience today.
- Build a stronger business for tomorrow.
That's how exceptional hospitality becomes a lasting legacy.

Question: What's one investment you've made that delivered far more value than you expected?

InnAdvisors

09/03/2026

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