Selling A KY Possible B&B

Chitwood said:

Springfield KY is situated in one of the major Kentucky tourist areas, including the Bourbon, winery tours, Civil War sites, horse farms and the place where Abe Lincoln's parents were married. Some of the homes of Abe's uncles are still standing. Louisville, Frankfort and Lexington are each about an hour's drive. Bardstown is about 20 minutes away. Springfield itself is a small, welcoming town - easy to get around. It has the Lincoln museum downtown and the Lincoln Heritage Park on the outskirts of town. There are several excellent golf courses - one at the Lincoln Heritage Park area and the other in Lebanon - just south of Springfield.
The manor is about 4 miles south of downtown Springfield on Highway 55 - and about the same distance north of downtown Lebanon.
The manor would be sold turnkey (although the guest house does not have a refrigerator). There are several other B&Bs in Springfield - one being Maple Hill Manor. We currently have it listed but listing due to run out - realtor, who grew up in Springfield, was the one who suggested it would make a great B&B so I presume no zoning problems.
West wing was added on in about 2008, as well as the kitchen being completely updated. Downstairs master suite is absolutely stunning and includes a large steam shower along with a jetted tub, along with his & her walk-in closets. Also downstairs is a parlor, den/library, large dining room, sun room, powder room and laundry room. There is space in the laundry room for another ref/freezer.
The kitchen has two ovens, 4 burner with griddle gas range, microwave, warming drawer, two islands, large ref/freezer, two dishwasher drawers, separate veggie sink, stand alone ice maker (we've never used it), space for a bar/wine refrigerator and eating area - and a gas fireplace. Granite counters, original wood floors,
Upstairs in the original part of the house there are 3 bedrooms - one has it's own bath while the other two share a bath. There is a small room off of one of those bedrooms that could be converted into a bathroom.
The added on upstairs wing consists of a suite with a large bedroom (original owners used it as a family room) and another bedroom attached with a full bath. Would be perfect for a family.
All rooms are large with high ceilings. There are 6 fireplaces. Lots of built-in wiring that we have no idea what it is for - surround sound and security I believe for some of it.
The guest/pool house has a kitchen area with oven/range, dishwasher, microwave, area for a ref/freezer and a bar area with room for a bar/wine refrigerator. It also has a full bath and large upstairs loft area that could be used as a bedroom or game room. It has french doors opening onto a porch/pool area. Also attached to a three car garage. There are also several parking areas. The guest/pool house is on it's own electric meter.
The home sits on 6.8 acres and has a small pond. Bordering the land are meadows, distant tree line, ponds, which provide homes for deer, flocks of turkeys, etc. We also have a lot of varieties of birds year round.
We have it listed at $799,500. Replacement cost according to insurance is about 1.3 million. Our utilities have averaged about $250/month. It has gas heating (main house) and electric cooling. Guest/pool house is all electric.
I have a lot of pictures if someone is interested..

Click to expand...

Chitwood said:

Springfield KY is situated in one of the major Kentucky tourist areas, including the Bourbon, winery tours, Civil War sites, horse farms and the place where Abe Lincoln's parents were married. Some of the homes of Abe's uncles are still standing. Louisville, Frankfort and Lexington are each about an hour's drive. Bardstown is about 20 minutes away. Springfield itself is a small, welcoming town - easy to get around. It has the Lincoln museum downtown and the Lincoln Heritage Park on the outskirts of town. There are several excellent golf courses - one at the Lincoln Heritage Park area and the other in Lebanon - just south of Springfield.
The manor is about 4 miles south of downtown Springfield on Highway 55 - and about the same distance north of downtown Lebanon.
The manor would be sold turnkey (although the guest house does not have a refrigerator). There are several other B&Bs in Springfield - one being Maple Hill Manor. We currently have it listed but listing due to run out - realtor, who grew up in Springfield, was the one who suggested it would make a great B&B so I presume no zoning problems.
West wing was added on in about 2008, as well as the kitchen being completely updated. Downstairs master suite is absolutely stunning and includes a large steam shower along with a jetted tub, along with his & her walk-in closets. Also downstairs is a parlor, den/library, large dining room, sun room, powder room and laundry room. There is space in the laundry room for another ref/freezer.
The kitchen has two ovens, 4 burner with griddle gas range, microwave, warming drawer, two islands, large ref/freezer, two dishwasher drawers, separate veggie sink, stand alone ice maker (we've never used it), space for a bar/wine refrigerator and eating area - and a gas fireplace. Granite counters, original wood floors,
Upstairs in the original part of the house there are 3 bedrooms - one has it's own bath while the other two share a bath. There is a small room off of one of those bedrooms that could be converted into a bathroom.
The added on upstairs wing consists of a suite with a large bedroom (original owners used it as a family room) and another bedroom attached with a full bath. Would be perfect for a family.
All rooms are large with high ceilings. There are 6 fireplaces. Lots of built-in wiring that we have no idea what it is for - surround sound and security I believe for some of it.
The guest/pool house has a kitchen area with oven/range, dishwasher, microwave, area for a ref/freezer and a bar area with room for a bar/wine refrigerator. It also has a full bath and large upstairs loft area that could be used as a bedroom or game room. It has french doors opening onto a porch/pool area. Also attached to a three car garage. There are also several parking areas. The guest/pool house is on it's own electric meter.
The home sits on 6.8 acres and has a small pond. Bordering the land are meadows, distant tree line, ponds, which provide homes for deer, flocks of turkeys, etc. We also have a lot of varieties of birds year round.
We have it listed at $799,500. Replacement cost according to insurance is about 1.3 million. Our utilities have averaged about $250/month. It has gas heating (main house) and electric cooling. Guest/pool house is all electric.
I have a lot of pictures if someone is interested..

Click to expand...

Chitwood said:

Springfield KY is situated in one of the major Kentucky tourist areas, including the Bourbon, winery tours, Civil War sites, horse farms and the place where Abe Lincoln's parents were married. Some of the homes of Abe's uncles are still standing. Louisville, Frankfort and Lexington are each about an hour's drive. Bardstown is about 20 minutes away. Springfield itself is a small, welcoming town - easy to get around. It has the Lincoln museum downtown and the Lincoln Heritage Park on the outskirts of town. There are several excellent golf courses - one at the Lincoln Heritage Park area and the other in Lebanon - just south of Springfield.
The manor is about 4 miles south of downtown Springfield on Highway 55 - and about the same distance north of downtown Lebanon.
The manor would be sold turnkey (although the guest house does not have a refrigerator). There are several other B&Bs in Springfield - one being Maple Hill Manor. We currently have it listed but listing due to run out - realtor, who grew up in Springfield, was the one who suggested it would make a great B&B so I presume no zoning problems.
West wing was added on in about 2008, as well as the kitchen being completely updated. Downstairs master suite is absolutely stunning and includes a large steam shower along with a jetted tub, along with his & her walk-in closets. Also downstairs is a parlor, den/library, large dining room, sun room, powder room and laundry room. There is space in the laundry room for another ref/freezer.
The kitchen has two ovens, 4 burner with griddle gas range, microwave, warming drawer, two islands, large ref/freezer, two dishwasher drawers, separate veggie sink, stand alone ice maker (we've never used it), space for a bar/wine refrigerator and eating area - and a gas fireplace. Granite counters, original wood floors,
Upstairs in the original part of the house there are 3 bedrooms - one has it's own bath while the other two share a bath. There is a small room off of one of those bedrooms that could be converted into a bathroom.
The added on upstairs wing consists of a suite with a large bedroom (original owners used it as a family room) and another bedroom attached with a full bath. Would be perfect for a family.
All rooms are large with high ceilings. There are 6 fireplaces. Lots of built-in wiring that we have no idea what it is for - surround sound and security I believe for some of it.
The guest/pool house has a kitchen area with oven/range, dishwasher, microwave, area for a ref/freezer and a bar area with room for a bar/wine refrigerator. It also has a full bath and large upstairs loft area that could be used as a bedroom or game room. It has french doors opening onto a porch/pool area. Also attached to a three car garage. There are also several parking areas. The guest/pool house is on it's own electric meter.
The home sits on 6.8 acres and has a small pond. Bordering the land are meadows, distant tree line, ponds, which provide homes for deer, flocks of turkeys, etc. We also have a lot of varieties of birds year round.
We have it listed at $799,500. Replacement cost according to insurance is about 1.3 million. Our utilities have averaged about $250/month. It has gas heating (main house) and electric cooling. Guest/pool house is all electric.
I have a lot of pictures if someone is interested..

Click to expand...

Chitwood said:

There could be three different areas that the owners could have: For pure luxury the downstairs master bedroom suite.
Or the upstairs new master bedroom suite which is separated from the other 3 bedrooms.
Or third, the guest/pool house is completely self sufficient..

Click to expand...

Chitwood said:

There could be three different areas that the owners could have: For pure luxury the downstairs master bedroom suite.
Or the upstairs new master bedroom suite which is separated from the other 3 bedrooms.
Or third, the guest/pool house is completely self sufficient.

Click to expand...

EmptyNest said:

Chitwood said:

Springfield KY is situated in one of the major Kentucky tourist areas, including the Bourbon, winery tours, Civil War sites, horse farms and the place where Abe Lincoln's parents were married. Some of the homes of Abe's uncles are still standing. Louisville, Frankfort and Lexington are each about an hour's drive. Bardstown is about 20 minutes away. Springfield itself is a small, welcoming town - easy to get around. It has the Lincoln museum downtown and the Lincoln Heritage Park on the outskirts of town. There are several excellent golf courses - one at the Lincoln Heritage Park area and the other in Lebanon - just south of Springfield.
The manor is about 4 miles south of downtown Springfield on Highway 55 - and about the same distance north of downtown Lebanon.
The manor would be sold turnkey (although the guest house does not have a refrigerator). There are several other B&Bs in Springfield - one being Maple Hill Manor. We currently have it listed but listing due to run out - realtor, who grew up in Springfield, was the one who suggested it would make a great B&B so I presume no zoning problems.
West wing was added on in about 2008, as well as the kitchen being completely updated. Downstairs master suite is absolutely stunning and includes a large steam shower along with a jetted tub, along with his & her walk-in closets. Also downstairs is a parlor, den/library, large dining room, sun room, powder room and laundry room. There is space in the laundry room for another ref/freezer.
The kitchen has two ovens, 4 burner with griddle gas range, microwave, warming drawer, two islands, large ref/freezer, two dishwasher drawers, separate veggie sink, stand alone ice maker (we've never used it), space for a bar/wine refrigerator and eating area - and a gas fireplace. Granite counters, original wood floors,
Upstairs in the original part of the house there are 3 bedrooms - one has it's own bath while the other two share a bath. There is a small room off of one of those bedrooms that could be converted into a bathroom.
The added on upstairs wing consists of a suite with a large bedroom (original owners used it as a family room) and another bedroom attached with a full bath. Would be perfect for a family.
All rooms are large with high ceilings. There are 6 fireplaces. Lots of built-in wiring that we have no idea what it is for - surround sound and security I believe for some of it.
The guest/pool house has a kitchen area with oven/range, dishwasher, microwave, area for a ref/freezer and a bar area with room for a bar/wine refrigerator. It also has a full bath and large upstairs loft area that could be used as a bedroom or game room. It has french doors opening onto a porch/pool area. Also attached to a three car garage. There are also several parking areas. The guest/pool house is on it's own electric meter.
The home sits on 6.8 acres and has a small pond. Bordering the land are meadows, distant tree line, ponds, which provide homes for deer, flocks of turkeys, etc. We also have a lot of varieties of birds year round.
We have it listed at $799,500. Replacement cost according to insurance is about 1.3 million. Our utilities have averaged about $250/month. It has gas heating (main house) and electric cooling. Guest/pool house is all electric.
I have a lot of pictures if someone is interested..

Click to expand...

NEVER ASSUME ANYTHING...that is the first rule in the B & B Business

Does is have an area that could be PRIVATE OWNERS quarters...VERY IMPORTANT THESE DAYS for an innkeeper. Looks like the guest house would be a good option for that.
For what you have said, the price sounds fair. If I were you, I might go a step further and do some investigating on your own to see if zoning would allow for a B & B. And, get it in writing! That way you could offer a guarantee of no problem for a future owner.
I also suggest once this is done that you list on some Inns For Sale Directories...as a "inn conversion" because that is where many people go who are interested, not a local realtor.
.

Click to expand...

Morticia said:

Chitwood said:

There could be three different areas that the owners could have: For pure luxury the downstairs master bedroom suite.
Or the upstairs new master bedroom suite which is separated from the other 3 bedrooms.
Or third, the guest/pool house is completely self sufficient..

Click to expand...

Chitwood said:

There could be three different areas that the owners could have: For pure luxury the downstairs master bedroom suite.
Or the upstairs new master bedroom suite which is separated from the other 3 bedrooms.
Or third, the guest/pool house is completely self sufficient.

Click to expand...

If possible get clearance for the new owners to operate a b&b. It will make the sale go more quickly. Owners will need an entire apartment to themselves, not just a single room, no matter how gorgeous. Many newbies don't get this and burn out in a year because they have no privacy. Think about living in this house but you're only allowed to use your bedroom for everything - meals, family gatherings, sleep, TV watching, etc.
.

Click to expand...

Jcam said:

EmptyNest said:

Chitwood said:

Springfield KY is situated in one of the major Kentucky tourist areas, including the Bourbon, winery tours, Civil War sites, horse farms and the place where Abe Lincoln's parents were married. Some of the homes of Abe's uncles are still standing. Louisville, Frankfort and Lexington are each about an hour's drive. Bardstown is about 20 minutes away. Springfield itself is a small, welcoming town - easy to get around. It has the Lincoln museum downtown and the Lincoln Heritage Park on the outskirts of town. There are several excellent golf courses - one at the Lincoln Heritage Park area and the other in Lebanon - just south of Springfield.
The manor is about 4 miles south of downtown Springfield on Highway 55 - and about the same distance north of downtown Lebanon.
The manor would be sold turnkey (although the guest house does not have a refrigerator). There are several other B&Bs in Springfield - one being Maple Hill Manor. We currently have it listed but listing due to run out - realtor, who grew up in Springfield, was the one who suggested it would make a great B&B so I presume no zoning problems.
West wing was added on in about 2008, as well as the kitchen being completely updated. Downstairs master suite is absolutely stunning and includes a large steam shower along with a jetted tub, along with his & her walk-in closets. Also downstairs is a parlor, den/library, large dining room, sun room, powder room and laundry room. There is space in the laundry room for another ref/freezer.
The kitchen has two ovens, 4 burner with griddle gas range, microwave, warming drawer, two islands, large ref/freezer, two dishwasher drawers, separate veggie sink, stand alone ice maker (we've never used it), space for a bar/wine refrigerator and eating area - and a gas fireplace. Granite counters, original wood floors,
Upstairs in the original part of the house there are 3 bedrooms - one has it's own bath while the other two share a bath. There is a small room off of one of those bedrooms that could be converted into a bathroom.
The added on upstairs wing consists of a suite with a large bedroom (original owners used it as a family room) and another bedroom attached with a full bath. Would be perfect for a family.
All rooms are large with high ceilings. There are 6 fireplaces. Lots of built-in wiring that we have no idea what it is for - surround sound and security I believe for some of it.
The guest/pool house has a kitchen area with oven/range, dishwasher, microwave, area for a ref/freezer and a bar area with room for a bar/wine refrigerator. It also has a full bath and large upstairs loft area that could be used as a bedroom or game room. It has french doors opening onto a porch/pool area. Also attached to a three car garage. There are also several parking areas. The guest/pool house is on it's own electric meter.
The home sits on 6.8 acres and has a small pond. Bordering the land are meadows, distant tree line, ponds, which provide homes for deer, flocks of turkeys, etc. We also have a lot of varieties of birds year round.
We have it listed at $799,500. Replacement cost according to insurance is about 1.3 million. Our utilities have averaged about $250/month. It has gas heating (main house) and electric cooling. Guest/pool house is all electric.
I have a lot of pictures if someone is interested..

Click to expand...

NEVER ASSUME ANYTHING...that is the first rule in the B & B Business

Does is have an area that could be PRIVATE OWNERS quarters...VERY IMPORTANT THESE DAYS for an innkeeper. Looks like the guest house would be a good option for that.
For what you have said, the price sounds fair. If I were you, I might go a step further and do some investigating on your own to see if zoning would allow for a B & B. And, get it in writing! That way you could offer a guarantee of no problem for a future owner.
I also suggest once this is done that you list on some Inns For Sale Directories...as a "inn conversion" because that is where many people go who are interested, not a local realtor.
.

Click to expand...

See in the UK id be going for what we call planning permission - this is solid cast iron that you can do X with something, id be doing planning for guest conversion on the 3 car garage - could you put on another story? planning for cottages in the grounds or chalets and so on - would give new owners lots of scope for expansion if they wanted it and add value to the property
.

Click to expand...

Chitwood said:

Here is a website where the realtor currently has it listed that shows some pictures:
http://www.oldhouses.com/26613?searchlist=26389%2C22880%2C26572%2C26724%2C26574%2C25891%2C3845%2C26682%2C26639%2C26713%2C26732%2C26613%2C26268&searchname=located%20in%20Kentucky&&searchdest=%2Flistings%2FKY
Zillow/Trulia have wrong estimates as they do not include guest/pool house, etc. nor reflect turnkey option..

Click to expand...

Chitwood said:

Jcam said:

EmptyNest said:

Chitwood said:

Springfield KY is situated in one of the major Kentucky tourist areas, including the Bourbon, winery tours, Civil War sites, horse farms and the place where Abe Lincoln's parents were married. Some of the homes of Abe's uncles are still standing. Louisville, Frankfort and Lexington are each about an hour's drive. Bardstown is about 20 minutes away. Springfield itself is a small, welcoming town - easy to get around. It has the Lincoln museum downtown and the Lincoln Heritage Park on the outskirts of town. There are several excellent golf courses - one at the Lincoln Heritage Park area and the other in Lebanon - just south of Springfield.
The manor is about 4 miles south of downtown Springfield on Highway 55 - and about the same distance north of downtown Lebanon.
The manor would be sold turnkey (although the guest house does not have a refrigerator). There are several other B&Bs in Springfield - one being Maple Hill Manor. We currently have it listed but listing due to run out - realtor, who grew up in Springfield, was the one who suggested it would make a great B&B so I presume no zoning problems.
West wing was added on in about 2008, as well as the kitchen being completely updated. Downstairs master suite is absolutely stunning and includes a large steam shower along with a jetted tub, along with his & her walk-in closets. Also downstairs is a parlor, den/library, large dining room, sun room, powder room and laundry room. There is space in the laundry room for another ref/freezer.
The kitchen has two ovens, 4 burner with griddle gas range, microwave, warming drawer, two islands, large ref/freezer, two dishwasher drawers, separate veggie sink, stand alone ice maker (we've never used it), space for a bar/wine refrigerator and eating area - and a gas fireplace. Granite counters, original wood floors,
Upstairs in the original part of the house there are 3 bedrooms - one has it's own bath while the other two share a bath. There is a small room off of one of those bedrooms that could be converted into a bathroom.
The added on upstairs wing consists of a suite with a large bedroom (original owners used it as a family room) and another bedroom attached with a full bath. Would be perfect for a family.
All rooms are large with high ceilings. There are 6 fireplaces. Lots of built-in wiring that we have no idea what it is for - surround sound and security I believe for some of it.
The guest/pool house has a kitchen area with oven/range, dishwasher, microwave, area for a ref/freezer and a bar area with room for a bar/wine refrigerator. It also has a full bath and large upstairs loft area that could be used as a bedroom or game room. It has french doors opening onto a porch/pool area. Also attached to a three car garage. There are also several parking areas. The guest/pool house is on it's own electric meter.
The home sits on 6.8 acres and has a small pond. Bordering the land are meadows, distant tree line, ponds, which provide homes for deer, flocks of turkeys, etc. We also have a lot of varieties of birds year round.
We have it listed at $799,500. Replacement cost according to insurance is about 1.3 million. Our utilities have averaged about $250/month. It has gas heating (main house) and electric cooling. Guest/pool house is all electric.
I have a lot of pictures if someone is interested..

Click to expand...

NEVER ASSUME ANYTHING...that is the first rule in the B & B Business

Does is have an area that could be PRIVATE OWNERS quarters...VERY IMPORTANT THESE DAYS for an innkeeper. Looks like the guest house would be a good option for that.
For what you have said, the price sounds fair. If I were you, I might go a step further and do some investigating on your own to see if zoning would allow for a B & B. And, get it in writing! That way you could offer a guarantee of no problem for a future owner.
I also suggest once this is done that you list on some Inns For Sale Directories...as a "inn conversion" because that is where many people go who are interested, not a local realtor.
.

Click to expand...

See in the UK id be going for what we call planning permission - this is solid cast iron that you can do X with something, id be doing planning for guest conversion on the 3 car garage - could you put on another story? planning for cottages in the grounds or chalets and so on - would give new owners lots of scope for expansion if they wanted it and add value to the property
.

Click to expand...

The guest house loft area sits over the top of the garage. I know the owner of the field/woods next to us would consider selling if someone wanted to add onto the property. There is an area where another guest house could be added if needed.
Originally the place had considerable acreage and pieces were sold off over the years. It was considered one of the most beautiful homes/farm in the area according to an old document - and that was before it was upgraded! The addition of the west wing was done so well that you can't tell where the old ends and the new begins.
.

Click to expand...

EmptyNest said:

Chitwood said:

Jcam said:

EmptyNest said:

Chitwood said:

Springfield KY is situated in one of the major Kentucky tourist areas, including the Bourbon, winery tours, Civil War sites, horse farms and the place where Abe Lincoln's parents were married. Some of the homes of Abe's uncles are still standing. Louisville, Frankfort and Lexington are each about an hour's drive. Bardstown is about 20 minutes away. Springfield itself is a small, welcoming town - easy to get around. It has the Lincoln museum downtown and the Lincoln Heritage Park on the outskirts of town. There are several excellent golf courses - one at the Lincoln Heritage Park area and the other in Lebanon - just south of Springfield.
The manor is about 4 miles south of downtown Springfield on Highway 55 - and about the same distance north of downtown Lebanon.
The manor would be sold turnkey (although the guest house does not have a refrigerator). There are several other B&Bs in Springfield - one being Maple Hill Manor. We currently have it listed but listing due to run out - realtor, who grew up in Springfield, was the one who suggested it would make a great B&B so I presume no zoning problems.
West wing was added on in about 2008, as well as the kitchen being completely updated. Downstairs master suite is absolutely stunning and includes a large steam shower along with a jetted tub, along with his & her walk-in closets. Also downstairs is a parlor, den/library, large dining room, sun room, powder room and laundry room. There is space in the laundry room for another ref/freezer.
The kitchen has two ovens, 4 burner with griddle gas range, microwave, warming drawer, two islands, large ref/freezer, two dishwasher drawers, separate veggie sink, stand alone ice maker (we've never used it), space for a bar/wine refrigerator and eating area - and a gas fireplace. Granite counters, original wood floors,
Upstairs in the original part of the house there are 3 bedrooms - one has it's own bath while the other two share a bath. There is a small room off of one of those bedrooms that could be converted into a bathroom.
The added on upstairs wing consists of a suite with a large bedroom (original owners used it as a family room) and another bedroom attached with a full bath. Would be perfect for a family.
All rooms are large with high ceilings. There are 6 fireplaces. Lots of built-in wiring that we have no idea what it is for - surround sound and security I believe for some of it.
The guest/pool house has a kitchen area with oven/range, dishwasher, microwave, area for a ref/freezer and a bar area with room for a bar/wine refrigerator. It also has a full bath and large upstairs loft area that could be used as a bedroom or game room. It has french doors opening onto a porch/pool area. Also attached to a three car garage. There are also several parking areas. The guest/pool house is on it's own electric meter.
The home sits on 6.8 acres and has a small pond. Bordering the land are meadows, distant tree line, ponds, which provide homes for deer, flocks of turkeys, etc. We also have a lot of varieties of birds year round.
We have it listed at $799,500. Replacement cost according to insurance is about 1.3 million. Our utilities have averaged about $250/month. It has gas heating (main house) and electric cooling. Guest/pool house is all electric.
I have a lot of pictures if someone is interested..

Click to expand...

NEVER ASSUME ANYTHING...that is the first rule in the B & B Business

Does is have an area that could be PRIVATE OWNERS quarters...VERY IMPORTANT THESE DAYS for an innkeeper. Looks like the guest house would be a good option for that.
For what you have said, the price sounds fair. If I were you, I might go a step further and do some investigating on your own to see if zoning would allow for a B & B. And, get it in writing! That way you could offer a guarantee of no problem for a future owner.
I also suggest once this is done that you list on some Inns For Sale Directories...as a "inn conversion" because that is where many people go who are interested, not a local realtor.
.

Click to expand...

See in the UK id be going for what we call planning permission - this is solid cast iron that you can do X with something, id be doing planning for guest conversion on the 3 car garage - could you put on another story? planning for cottages in the grounds or chalets and so on - would give new owners lots of scope for expansion if they wanted it and add value to the property
.

Click to expand...

The guest house loft area sits over the top of the garage. I know the owner of the field/woods next to us would consider selling if someone wanted to add onto the property. There is an area where another guest house could be added if needed.
Originally the place had considerable acreage and pieces were sold off over the years. It was considered one of the most beautiful homes/farm in the area according to an old document - and that was before it was upgraded! The addition of the west wing was done so well that you can't tell where the old ends and the new begins.
.

Click to expand...

You have a lovely property there and would also make a wonderful wedding venue as well. The more options you can peg down for sure will show possible owners you have done homework for them. Please don't even say AIR BN in the same sentences !! This place looks made for the real thing... legal
.

Click to expand...

Chitwood said:

I just received this back from the Washington Co. KY PVA office:
I saw where your house was for sale. We will be sad to see you go, but also understand.

I think your place would be a lovely B&B! Our county does not have any zoning so anyone would be free to do what they wanted with the property. Once they started the business they would then need to get a business license and probably contact the health dept for food inspections, but that would be on the new owners and not you. There is nothing you would need to do at this point to market it as a potential B&B.

Take care,
With it being sold turnkey someone could go into the B&B business basically immediately.
In this area there are not a lot of large B&B homes, but the area gets a lot of tourists as on the Bourbon & Winery tour, Civil War Trail, Abe Lincoln areas, etc. There also are not a lot of hotel/motels in the area either.
Could also suit someone that wanted to live in a beautiful place and occasionally make it available - or simply make the guesthouse available..

Click to expand...