Bed and Breakfast (Competitive Analysis)
Competitive Analysis
Competitive Differences
There are several factors differentiating the Red Barron from hotels and other Bed and Breakfast Inns.
The overwhelming advantage of a Bed and Breakfast over a hotel is its personalized service, individualized decor, and delivery of an "experience" rather than simply a room for the night. The Bed and Breakfast will appeal to the aesthetic tastes and expectations of the discerning, affluent traveler looking for a higher standard of attentive, personalized service and amenities. Delivery of these services will justify top of the market rates.
In comparison with other inns in the area, the Red Barron will stand out in its delivery of amenities and features. Using information obtained through extensive market research, including independently conducted surveys and the owner's own travel experiences, those amenities that guests most desire are being provided.
As outlined in the Competitive Section of this Plan, the Red Barron is also above average in its added features, such as in-room whirlpool baths, fireplaces, and The inn's location in a quiet and safe neighborhood surrounded by fine examples of Victorian architecture, it's secluded backyard and deck, and the spacious common room areas will also compare well to other inns.
The Red Barron will also have handicap accessibility, which is not available in most other inns in the area.
The property is a City Landmark and should be accepted to the National Register of Historic Places. Even without landmark status, the Gothic Revival home is a style not abundantly present. The Victorian "farmhouse" style will offer guests an alternative to the more formal Victorian mansions and contemporary styles offered by other inns.
Breakfast is another way to set one inn apart from another. The Red Barron will incorporate southern-style specialties into both its breakfast and evening refreshment service.
The inn will be positioned as a "full service" bed and breakfast, offering a variety of services for its guests. This will range from assisting guests with restaurant reservations to providing food trays, wine, and flowers for special occasions.
Competition: Deland County
A competition chart has been drawn up comparing 24 inns with total of 108 guest rooms located in DeLand County. Comparisons were made in the following nine categories: number of rooms, prices, extra person rates, bed size, meals, amenities, policies, check-in/out times, and accepted credit cards. The complete chart is available through Anson Computers. Notable observations appear below.
If the Claymore Hotel with 18 rooms and the Blue Skies Inn with 22 rooms and three suites are excluded, there are 65 rooms. The average number of rooms, excluding the two mentioned above, is three.
Unlike DeLand, where the majority of B&B's are in Victorian styled homes, most of the inns in Paris Valley are contemporary structures ranging from Swiss chalets to French Country and ranch homes.
Eight inns have at least one room with a fireplace, one offers an in-room whirlpool, two others provide a hot tub on the premises, two offer a room with a private balcony, three mention air conditioning, four have a pool, and seven of the inns feature private baths.
Rates range from $55-$275. Half of the inns offer "off season lower rates." The specific discount is not publicized, nor is it known if the reduction applies to the weekend, weekday, or both. Four inns specifically mention "off season lower midweek rates" and one offers "midweek" lower rates.
Competition: Quaal County
A second competition chart was developed for the four inns located in Quaal County. This chart was compiled using the same nine categories mentioned above and it is also available through Anson Computers. An analysis of the data reveals the following observations:
All four inns are listed in the AAA Bed and Breakfast Guide and/or Chamber of Commerce. The inns contain a total of 21 rooms. One inn, Crossing Railway, has ten rooms.
Two inns have at least one guest room with a fireplace, one inn offers one room with a whirlpool, one provides a room with a private entrance, two others offer balconies or patio/decks, and one offers a pool and spa. Every inn provides private baths.
Rates range from $95-$140. None of the inns refer to the availability of lower rates weekdays or off season.
Proposed Rates
| In Season (April-Nov.) Weekends/Weekdays | Off Season (Dec.-March) Weekends/Weekdays | |||
| Note: Rates were determined by reviewing local Bed & Breakfast rates and average valuations of special room features. Valuations were provided by the PAII survey of U.S. inns and can be found in the Industry Analysis Section of this Plan. | ||||
| $175 | $170 | $160 | $155 | |
| $170 | $165 | $155 | $150 | |
| $105 | $100 | $90 | $85 | |
| $120 | $115 | $105 | $100 | |
| $170 | $165 | $155 | $150 | |
| Average: | ||||
| $148 | $143 | $133 | $128 | |
| ($145.50) | ($130.50) | |||
Proposed Policies
- A deposit of one night's stay will be required to guarantee a reservation, either by credit card or receipt of funds seven days prior to check in.
- Deposits, less $10, will be refunded. A cancellation fee will be charged if the cancellation occurs three days prior to scheduled check in.
- There will be a two night minimum stay on seasonal weekends and all holidays.
- Several credit cards will be accepted, at minimum Mastercard and Visa, as well as checks and cash.
- Smoking will not be allowed in the house.
- Pets will not be allowed.
- Check in will be between 4 and 6 p.m., unless arrangements for late arrival have been made in advance.
- Check out will be 11 a.m.
Renovation and Expansion Plans
