A clear overview of the transaction structure, what transfers with the real estate, and answers to questions buyers commonly ask.
This is a real estate transaction. The sale transfers the land, both buildings, and all fixed improvements in Shelburne Village, Vermont — offered at $1,400,000.
The operating hospitality business is not included in the real estate sale. A buyer interested in acquiring the operating business as well should discuss this separately with the listing broker — business and real estate pricing are independent.
Unless separately negotiated as part of an acquisition of the operating business, reservations occurring after the closing date are not included in the sale of the real estate. The operating business remains responsible for those reservations, including guest communications, cancellations, or refunds.
This is a real estate sale. The property — land, Main House, Carriage House, and all fixed improvements — is offered at $1,400,000. The operating hospitality business is not included. A buyer interested in also acquiring the operating business should discuss this separately with the listing broker.
Historical operating information is available to qualified buyers at the appropriate stage of the transaction. Detailed financial information — including revenue, ADR, occupancy, and other operating metrics — is generally made available only after an NDA has been executed.
Buyers should note that historical results reflect the current owners’ operating philosophy, pricing strategy, reservation policies, management approach, and Vermont’s seasonal travel patterns — with a primary travel season of mid-May through mid-October and a slower season from mid-October through mid-May. Historical performance describes the current operation and should not be interpreted as a prediction or guarantee of future results under different ownership or operating approaches.
The operating business retains responsibility for existing reservations. Unless separately negotiated as part of a business acquisition, reservations occurring after the closing date remain the responsibility of the operating business — not the real estate buyer.
The property is located within the Village-1 Zoning District. Single-family dwelling use is a permitted use in that district; however, a buyer seeking to change from bed-and-breakfast to residential use would need to obtain a Zoning Permit for change of use from the Town of Shelburne. Because the property is also located within the Village Design Review Overlay District, exterior building changes may require approval from the Historic Preservation and Design Review Commission before a Zoning Permit can be issued. Buyers should consult with the Town of Shelburne Planning & Zoning Department and their own advisors to verify current requirements. Use standards are found in Section 3304 of the Shelburne Unified Land Use Regulations.
The sale includes land, both buildings, all fixed building systems, and fixed improvements. A detailed FF&E (Furniture, Fixtures & Equipment) schedule identifying included items by room and location is available to qualified buyers. Items included are those affixed to or built into the real estate; personal property and moveable inventory are addressed separately. See the FF&E overview →
Buyers should consult with their lender regarding financing for hospitality real estate. Because this is a real estate transaction (not a business acquisition), buyers are not dependent on traditional hospitality/SBA financing — conventional commercial real estate financing applies. Buyers are encouraged to confirm financing capacity before scheduling a tour.
The current owners have operated this property since 2015 and are selling from a position of accomplishment. After more than a decade of owner-operated stewardship, they are ready for a new chapter. The property is in an impressive operating condition, the reputation is strong, and the transition is entirely owner-initiated.
Significant investment has been made in building systems since 2015. Both buildings have well-maintained pre-existing boilers — serviced and repaired as needed. Electrical service was upgraded throughout, natural gas was extended to the Carriage House, and the exterior was repaired and repainted in 2025.
Contact the listing agent directly via the form on this site or by phone.
Yes. Bed-and-breakfast use is a permitted use in the Village-1 Zoning District. The buildings are purpose-built for hospitality and have operated continuously as an adults-only bed and breakfast since the 1990s. A buyer who wants to continue hospitality operations would be acquiring a fully equipped facility with an established regional reputation. The operating business — including the current trade name, reservations platform, and online profiles — does not transfer with the real estate. A buyer would open under their own brand. Nothing in the real estate transaction prevents continued hospitality use.
Yes. The physical plant supports a range of uses — boutique inn, event venue, extended-stay property, or other hospitality configurations. Any significant change of use would require a Zoning Permit for change of use from the Town of Shelburne. Because the property is located within the Village Design Review Overlay District, exterior changes or accessory structures may also require approval from the Historic Preservation and Design Review Commission before a Zoning Permit can be issued. Buyers exploring alternative concepts should consult with the Town of Shelburne Planning & Zoning Department and their own advisors.
Basic real estate transition assistance may include a property orientation covering items such as building access, key systems, locks, utilities, and general handoff information.
Operational know-how, documented systems, trade name, website, phone number, digital assets, reservations, and operating procedures are not included with a real estate-only purchase (Acquisition Path 1). These matters are available only through Acquisition Path 2 (Brand & Identity Transfer) or Acquisition Path 3 (Complete Business Transition & Knowledge Transfer), each subject to separate negotiation with qualified buyers.
No. The current owners intend to fully transition from day-to-day operations following the sale. They are not available for ongoing employment, management roles, or operational involvement with a new owner.
Post-closing knowledge transfer and consultation may be available as part of Acquisition Path 3 (Complete Business Transition & Knowledge Transfer). That engagement is advisory in nature, limited in duration to up to approximately three months, and is intended to support knowledge transfer — not ongoing management or operational participation.
Every buyer has different goals.
Some are looking for an exceptional historic property to enjoy as a private residence. Others may wish to establish their own hospitality business with a new brand and operating philosophy. Still others may value the opportunity to continue building upon the foundation developed here over more than a decade.
By offering the real estate independently from the operating business, buyers have the flexibility to acquire only what aligns with their objectives. Those interested in continuing the property’s hospitality legacy may also choose to explore separately negotiated acquisition paths that can include selected branding, intellectual property, operational systems, and knowledge transfer.
This approach provides flexibility while recognizing that the experience, operating philosophy, technology ecosystem, and accumulated know-how developed over years of owner operation represent valuable assets independent of the real estate itself.
The primary offering is the real estate. Everything else is optional and separately negotiated.
The operating company itself is not for sale. Only certain transferable assets — intellectual property, branding, and operational knowledge — may be available through separately negotiated acquisition paths, designed to accommodate buyers across the full spectrum from a completely fresh start to full operational continuity.
The real estate and the operating business are owned by separate legal entities under common ownership. The real estate is available independently. Operational assets, branding, and accumulated know-how do not convey with the real estate and are available only through separate negotiation with qualified buyers.
These acquisition paths are available only through separate negotiation with qualified buyers. No pricing for optional paths is published on this website. Contact the listing agent to discuss.
The Town of Shelburne Planning & Zoning Department has confirmed that the property is located within the Village-1 Zoning District and the Village Design Review Overlay District.
Current bed-and-breakfast use is a permitted use. Single-family dwelling use is also permitted; a buyer seeking to change use would need to obtain a Zoning Permit for change of use. Use standards are found in Section 3304 of the Shelburne Unified Land Use Regulations.
Village Design Review Overlay District
Because the property is located within the Village Design Review Overlay District, exterior building changes or accessory structures may require approval from the Historic Preservation and Design Review Commission before a Zoning Permit can be issued.
Buyers should independently verify zoning, permitting, and design-review requirements with the Town of Shelburne and their own advisors.
The property is listed on PrimeMLS under both a Commercial and a Residential listing, reflecting both permitted uses.
The current owners are researching which utility, service, vendor, and supplier relationships may be transferable to a new owner.
Transferability cannot be guaranteed — it depends on the policies of individual providers and the eligibility of the buyer. Where permitted by providers and acceptable to the buyer, the owners will assist with eligible account transitions as a matter of good-faith cooperation during the closing process.
Relationships and accounts that may be subject to transition assistance include:
Buyers should not assume that any specific account or relationship is transferable. This will be addressed during the review and closing process. Transition assistance is offered in good faith but does not constitute a guarantee of continuity for any particular service or vendor relationship.
Three steps from first interest to a qualified showing.
Reach out to Rose Polyakova to introduce yourself and express interest. Every inquiry is handled personally.
Contact Rose →Qualified buyers execute an NDA for access to detailed financial information including performance data, ADR, and occupancy data.
Contact the Listing Agent →Tours are by appointment, qualified buyers only. The property is an active operation — room access may be limited by occupancy.
Request Tour →Listed exclusively by Rose Polyakova, REALTOR®
Coldwell Banker Hickok & Boardman · Burlington, Vermont.
Seller is a licensed Vermont real estate agent.
This dedicated property information website supports the official Coldwell Banker Hickok & Boardman listing. All inquiries, showings, and offers are handled exclusively through Rose Polyakova, REALTOR®, Coldwell Banker Hickok & Boardman. The operating company, trade name, reservations, operational assets, and financial information are not included in the real estate offering and may be discussed separately with qualified buyers. All information is believed accurate but is subject to verification by buyer and buyer’s representatives.