Lakehouse Inn
Lee, Massachusetts
Property Overview
The Lakehouse Inn enjoys a spectacular setting on a westerly facing cliff overlooking pristine Laurel Lake in the heart of The Berkshires. The Berkshires Region is not only one of the most scenic, naturally beautiful areas in the country, it is one of the strongest tourist destinations in New England and an “uber-enviable” place to live and operate an inn business. Built in 1903, the inn denotes the unpretentious, timeless elegance of a turn-of-the-century lakeside cottage. The 14 guest rooms, suites and baths have been exquisitely appointed and furnished with an eye toward showcasing the clean, graceful architectural details of the original cottage while adding the amenities and “cutting edge” bathroom design expected by today’s sophisticated leisure traveler. A three-room innkeepers’ quarters could be converted to a 15th guest suite.
The Lakehouse Inn is a classic, three-story lake cottage that has evolved, by design, into a state-of-the-art, upscale lodging facility. The inn is situated on two acres with 500’ of frontage on pristine Laurel Lake. A covered porch across the front of the inn connects to a large deck spanning the south side of the inn overlooking the lake. A second floor, wrap around balcony provides outdoor seating overlooking the lake for four of the second-floor guest rooms and suites. The covered porch, deck and second floor balcony all have new mahogany decking. The superb craftsmanship of the era is evident in every architectural detail like the living room’s coffered ceiling. A warm paint palette of soft creams, beiges and greys is accentuated by white trim boards and beautifully refinished wood floors throughout the inn. The high quality, tasteful décor is simple and restrained in keeping with the architectural style of the original cottage, creating an ambiance of quietude and tranquility. The Lakehouse Inn is a place designed for relaxation and restoration.
About the Owner's Quarters
Living room, bedroom and full bath first floor suite across the hall from the inn's attractive kitchen.
Features:
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Historic
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Romantic
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Waterfront
Lifestyle:
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Beach
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Winery
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Fishing
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Golf
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Horse
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Ski
Business Description:
The Lakehouse Inn was operated as a modest Bed & Breakfast Inn for decades before undergoing an extensive “stem to stern” renovation and restoration in 2015 – 16 by previous owners. That renovation set the stage for the current owners to completely refurnish the inn in 2022 through early 2023 and reposition it in the market as a high end, luxury inn in 2023. Current owners capitalized on the fabulous, lakefront setting by adding the Oasis Bar & Grill, an outdoor dining and live music venue with a 5000 sq. ft. terrace overlooking the lake and spectacular sunsets. The Oasis Bar & Grill is a smash hit with locals and tourists alike.
Annual gross lodging sales under previous management were $300,000 to $500,000. Previous owners were closed on weekdays in the off-season (January – April). Current owners also chose to close on weekdays in the off-season in 2023. They started opening on more off-season weekdays in 2024 and will continue to develop an off-season weekday business in 2025. Current owners also lifted a three- night minimum stay requirement instituted by previous owners. This has boosted lodging sales significantly.
Gross revenues for 11 months in 2023 since being relaunched by current owners February 1, 2023 were $806,192. Gross lodging sales in 2023 were $684,419. Gross food & beverage sales at Oasis were $86,444.87. The occupancy rate for February – December 2023 was 46.32%. The ADR for 2023 based on the same period was $315.98.
Gross lodging sales as of mid-June 2024 were $500,000. The business is on pace to gross $1.m in just lodging sales in 2024. Based on the Trailing 12 - month period 8.1.2023 - 7.31.2024, gross lodging sales were $815,902.07. ADR and Occupancy rates were $335.07and 47.65% respectively for this Trailing 12- month period prior to going into the 2024 high occupancy months of August, September and October.
The Oasis Bar & Grill is a seasonal, outdoor restaurant that was operated Thursday – Saturday from May through the summer and early fall of 2023. Breakfast was also served to inn guests on the Oasis Bar & Grill’s terrace as weather permitted. Gross food and beverage sales if open five days a week seasonally are projected to gross $500,000. The current owners chose not to open Oasis Bar and Grill in 2024 due to family commitments on their part. The indoor commercial kitchen is oversized for just breakfast service to lodging guests. It is capable of banquet service for up to 200 guests. It could also supplement a higher level of food service for the Oasis Bar & Grill. The summer of 2023 was just the beginning of what can be achieved. The Lakehouse Inn and Oasis Bar & Grill are poised for continued growth well into the foreseeable future.
Terms of Sale:
Cash
Pamela Long (Listing Agent)
802-380-2550
East Coast Inn Brokers
Sq Ft:
11,945
Owner's Quarters Sq Ft:
378
Acres:
2
Year Built:
1903
Last Renovated:
2015
Years in Business:
