Property turned into a wedding venue
Member since 2019 · 38 posts · 47 votes
Property turned into a wedding venue
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Member since 2019 · 5 posts · 14 votes
6yI started looking into wedding venues when my sister was touring farms that charged $4k for 10 hours to rent a tent on a piece of their land. $7k+ if you have a barn. Oh, and they're booked every weekend for the next year. I thought to myself this is the greatest real estate investment ever!
To the naysayers: no, this is not running a wedding business. The wedding couple hires people to do everything else, you just rent the land and/or barn.
I was surprised by the lack of support and information on BP about this. You're right to look into the zoning because from my research that's the biggest hurdle. Every county has their own rules. Someone near me was converting an old barn into a wedding venue and the county wanted them to put in a $200k sprinkler system with water holding tank and backup generator! This shouldn't stop you, but definitely do your homework ahead of time.
This is the best (and pretty much only) book I found on the subject and I thought it gave a good intro to the business:
https://www.amazon.com/Rural-P...
Good luck! Keep me posted on your success because I may be trying the same thing on the east coast.
71 Replies
- Member since 2019 · 38 posts · 47 votes6y
I understand. That’s tough perhaps a different city? Originally posted by @Joe Loschiavo:
@Todd Goedeke. Yeah it’s a good though. My wife and I certainly considered the idea of tents but it just wasn’t the way we really wanted to do things. Plus down here, you get a line of thunderstorms rolling through and say goodbye to your tent or other temporary structure!
- Contractor · Sheboygan, WI · Member since 2016 · 921 posts · 266 votes6y
@Joe Loschiavo, I was referring to tent like structures, far superior to tents. Shaped like a greenhouse, considered non permanent thus no different zoning required or code requirements. Because non permanent they are not subject to property taxes . They can be possibly leased from investors setting up a lease arbitrage/ short term rental situation without needing to provide home furnishings!
I don t own such a structure but farms and small businesses in WI do. I attended a Rose Bowl party where such a structure was erected to shelter 1,000+ people.
- Investor · Huntsville, AL · Member since 2017 · 4 posts · 4 votes6y
@Todd Goedeke. Hmmm interesting. I’ll have to take a closer look. 1000 people is an impressive number.
Now parking for approximately 1000 people... that’s gonna be interesting. That part of things was always gonna be a smaller but still potentially significant stumbling block. I’ve done parking lot designs in CAD and it’s impressive how much room they can take up. And I’ve got the room but I’ve also got wet seasons down here to go along with the thunderstorms and tornados and unless I put down gravel or some other hardpack material, everyone better show up with 4x4s and mud tires! Now that may well happen in AL but just something else for folks considering this to think about.
- Member since 2018 · 161 posts · 152 votes6y
I’m kinda surprised that porta-potties is being considered for a wedding venue. My lands.
- Member since 2019 · 5 posts · 14 votes6y
Not just any port-a-potties, there are luxury ones like this:
https://www.viprestrooms.com/porta-potty-rental-for-weddings/ - 6yMike ReynoldsPro Memberconstruction · Nacogdoches, TX · Member since 2011 · 2k+ posts · 1k+ votes
Originally posted by @Denisse Lara:
Yes that is why in this city a barn wedding is so appealing because everything is flashy lights on the strip. There is nothing like that here
Denisse, I built this place from the ground up. Everything you see here. It had been a money maker and here in Texas there is nothing but barns. They don't use it just for weddings though. I have had friends of mine just rent it for parties. If you can pay the price you can rent it. The owners now aren't the ones I built it for and I don't know what they paid for it but It was well into 7 figures to build it.
It has a full caterer kitchen in the pavilion. I think you need to think about that or many wont want to come there. My brother is also a commercial caterer and says he loves the kitchen there and to do a very good wedding on the grounds you need to make as much of the food there instead of bringing it in. It's something to consider. if I can help in any way just let me know.
- 6yMike ReynoldsPro Memberconstruction · Nacogdoches, TX · Member since 2011 · 2k+ posts · 1k+ votes
Originally posted by @Joe Loschiavo:
@Denisse Lara
Yep you mentioned the sprinkler system.... my county wanted that and many other things as well. This in rural Alabama no less. You wouldn’t believe the things I tried to come up with to avoid that installation.
Insurance, parking, bathrooms and the systems to support them and all the people you might have on property. The list goes on and on.
My wife and I purchased an actual farm with 40 acres(4 years ago) with the idea of doing this and eventually the costs + risks/liabilities became too much for us really pursue it. We decided to do other things with our capital. We had $100’s of K saved to do it, even after property purchase, and it still wasn’t enough to make us comfortable. If you can make it work, go for it and I wish you luck.
At the very minimum NFPA federal regs require anything over 19000 sq feet must have a fire sprinkler so even if local ordinances don't say so, if it is that big it must have them. Of course local codes and ordinances may be even less.
- Realtor · Boston, MA · Member since 2019 · 244 posts · 275 votes6y
I've been toying with this idea in New England for a few years. I had a rural farm wedding in Vermont and when we were shopping for venues the prices were eye-popping. We very nearly flew to Vegas and eloped! Fortunately my wife had some family friends and we were able to use their land for free. But even then, that free land cost us $10k by the time we rented tent, generator, tables, chairs, dance floor, portable toilets, speakers, got insurance, etc., etc. Later on, I did a trial run with a photobooth business and got to know the wedding space a little bit better.
I think a lot of the naysayers here are coming from places like New England where zoning and neighborhood approval are real hurdles. It is nigh on impossible to convert a money-losing farm to a money-making wedding venue in Mass, VT, or NH. The neighbors don't want noise and traffic. The local officials don't want drunks driving back to distant hotels. The volunteer fire departments are worried about barns designed for livestock holding 200+ partiers. It's a real challenge to pull everything together here, and it can result in a huge investment. You can find incredible farms in Western MA and Southern VT for $500k-$1M, but by the time you get through zoning and permitting and fire safety and septic design and this that and the other, you might have double or triple that invested. All of a sudden $25k for a venue doesn't seem like so much money when you only get 16-24 weeks of rentals a year and you have to pay insurance, staff, maintenance, etc., etc., etc. on top of your PITI. You might as well just buy regular rentals, it will pay the same and have half the headaches.
However, you're in Vegas. It's a completely different world out there. The mindset is 180 degrees from what most of us deal with. You're encouraged to take risks (hey, it's a gambling city), permits are easy, the neighbors mind their own business, and I think you have a real chance of success.
But one thing that is consistent between Vegas and New England is that when you do this you are venturing from pure passive rental real estate to running a business. You are now in the world of Yelp reviews and Instagram posts and super demanding brides who are stressed beyond the breaking point and want to take it out on someone. Not that you can't make a go of it (and make a very nice profit while doing it), but you have to be ready for the crazy time commitments and stress that running a service business entails.
From what I've read, you are ready for the challenge. I think you have a real chance at making this into a nice income stream. But be ready for all the headaches of running an active business, not just a passive real estate venue. Good luck!
- 6yMike ReynoldsPro Memberconstruction · Nacogdoches, TX · Member since 2011 · 2k+ posts · 1k+ votes
Originally posted by @Joe Loschiavo:
@Todd Goedeke. Hmmm interesting. I’ll have to take a closer look. 1000 people is an impressive number.
Now parking for approximately 1000 people... that’s gonna be interesting. That part of things was always gonna be a smaller but still potentially significant stumbling block. I’ve done parking lot designs in CAD and it’s impressive how much room they can take up. And I’ve got the room but I’ve also got wet seasons down here to go along with the thunderstorms and tornados and unless I put down gravel or some other hardpack material, everyone better show up with 4x4s and mud tires! Now that may well happen in AL but just something else for folks considering this to think about.
Parking can be your biggest logistic nightmare. I had to build an extra parking lot on the barn I built because demand was so great.
- Investor · Huntsville, AL · Member since 2017 · 4 posts · 4 votes6y
@Mike Reynolds.
Yep and the secondary consideration for me was... what happens to my field if this whole thing doesn’t work out? Now I’ve got acres of what was previously revenue and food generating farm land that’s now a weed infested gravel pit!
- Member since 2019 · 38 posts · 47 votes6y
@Mike Reynolds
Thank you for the feedback. We definitely have space for the kitchen but thats another cost we need to save up for.
- Contractor · Sheboygan, WI · Member since 2016 · 921 posts · 266 votes6y
Most caterers I know have their own kitchen. You may want a staging room but a kitchen is not needed with its enormous costs.
- Member since 2019 · 38 posts · 47 votes6y
@Jason Turgeon
Hi Jason! Thank you for your incredible insight on this topic. I honestly didn’t know the hurdles & challenges investors face with zoning permits in the Midwest and east coast. I could see how discouraging county code restrictions can be. I also heard AZ is quite lenient as well. I was quoted $29k a year for insurance tho. I may be able to find a less costly rate. That’s steep but I need to make sure the numbers make sense for a lucrative steady income stream. I also need to consider the cost of advertisment and getting people through the door. I definitely have a lot on my plate but need to tackle 1 thing at a time. I already have a special permit in place which is good and suffice approval all around.
This is what I got covered
Complete
Special use permit ✅
0.52 Acre for Parking ✅
11 Bathrooms inside the house/casita and barn ✅
Sprinklers inside the barn and working properly ✅
Pending
Build caterer Kitchen in the barn
Renovate/ remove stalls, paint install chandeliers etc
Pictures
Instagram account
Prepare wedding packages
Hire an estate manager to assist with property touring/day of wedding Managment
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If anyone has more suggestions for my list please send them my way!
Send me a private message if interested in a potential partnership.
- Homeowner · York, PA · Member since 2019 · 13 posts · 5 votes6y
Hi @Denisse Lara let me give you my input. I have not done my first deal yet but I am a wedding photographer. I been doing wedding in barns for 5+ years now. You will be surprised at how booked out these venues are. Some of them have a waiting list of 1 yr before you could get in.
Your idea sounds like a money maker. It will just take some time and effort. You will need a grounds crew to stay up on the landscape and up keep of the building. Other than that if you do this thing right, I’m sure it will be successful. Like we learn in all of the webinars and seminars don’t be afraid to do it. If you have the resources and can get it converted plus have a positive cash flow, its a no brainer.
- Member since 2019 · 38 posts · 47 votes6y
I super appreciate your input. Yes 2 venues I called are booked out for a year but that’s because they are on a manmade lake in Summerlin. I have landscaping crew who I trust just need a good list of contractors/Handyman/plumbers I can call for occasional upkeep or emergencies. Thank you for the support 🙏
Originally posted by @Livingston Lee:Hi @Denisse Lara let me give you my input. I have not done my first deal yet but I am a wedding photographer. I been doing wedding in barns for 5+ years now. You will be surprised at how booked out these venues are. Some of them have a waiting list of 1 yr before you could get in.
Your idea sounds like a money maker. It will just take some time and effort. You will need a grounds crew to stay up on the landscape and up keep of the building. Other than that if you do this thing right, I’m sure it will be successful. Like we learn in all of the webinars and seminars don’t be afraid to do it. If you have the resources and can get it converted plus have a positive cash flow, its a no brainer.
- Member since 2019 · 5 posts · 14 votes6y
Regarding insurance, I've heard of a lot of venues requiring the wedding couple to take out their own wedding-day insurance policy, which costs a few hundred dollars. There are general liability policies for specific events like this. If someone gets injured or damages the property, the claim would go against their policy, not yours. You may want to ask your insurance company if it would greatly reduce your cost if you required all wedding couples to do this.
- Member since 2019 · 38 posts · 47 votes6y
This information is priceless!!! Thanks a million 🙏
- 4yJeff PollockPro MemberTruckee, CA · Member since 2020 · 34 posts · 10 votes
@Denisse Lara how did everything turn out? I’m super interested to hear more and have been wondering if this same thing is viable for a while now. Hoping that you’re crushing it at the moment and proving all the naysayers on this thread wrong!
- Member since 2023 · 1 post · 0 votes3y
Quote from @Denisse Lara:
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