Marilyn Bushnell & Associates

05/17/2026

https://www.inns.forsale/sold-properties

The market for B&B/boutique hospitality properties is busier than we’ve ever seen it - 3 closings in a month is virtually unheard of, but it’s really happening!

But have you ever wondered why you almost never see “under contract” on most websites that are advertising inns for sale? Most sites (including our own) only show “for sale” or “SOLD!” and nothing in between.

There are several different reasons for this, but the strongest driver is that the sale of an operating business is different in many (often subtle) ways from a simple real estate transaction…and that means that the path to finalizing the sale (aka “closing”) has many more places that it can fail. We’ve even seen deals fall apart at the closing attorney’s office!

Of course, inn brokers will always tell enquiring buyers when a property is at that “in between” stage (LOI and/or contract), but in today’s market, that phase of the sales process usually takes at least 90 days, and can often extend well beyond that.

This is one of the many reasons we always recommend to owners that they engage with an agent who specializes in boutique hospitality properties - whether it’s us or somebody else - when it comes time to think about selling. We understand the process from the inside-out and are used to taking the long view rather than just looking for a lot of quick sales.

Search through our listings of recently sold lodging businesses, bed and breakfasts, and Inns.

05/09/2026

https://www.inns.forsale/blog/solomons-victorian-inn-sold/

Please join us in celebrating new innkeepers Chris and “Mo” Moore (and wonder-dog Toby!), who are the next stewards of this beautiful waterfront inn. Retiring innkeepers Steve & Shawn Riggin are looking forward to their next adventures! Client Admin See Full Bio This entry was posted in Recently...

05/02/2026

Please join us in celebrating new stewardship for the Ant Street Inn Bed & Breakfast in Brenham, TX! Sellers Keith and Suzy Hankins are passing the keys to Connor and Trish Byer who are eager to keep making magic with this beautiful inn.

04/14/2026

Join us in celebrating the transfer of stewardship of Foxfield Inn, located in Charlottesville, VA!

Please join us in congratulating Lisa Thurston, the next steward of the award winning Foxfield Inn located in Charlottesville, VA. We worked closely with her to identify and acquire this lovely inn which is a great match for her dreams of owning and operating a vibrant hospitality business. In addit...

02/07/2026

Our latest inn for sale…

Osceola Mill in Vesuvius, VA
Raphine, Virginia

https://www.bedandbreakfastforsale.com/property/4473/

4 recently modernized guest rooms (all with full en-suite baths) plus expansive common areas, full back-of-house facilities (used to be a restaurant!), and bright, cheery owner's apartment in the main Mill building; luxuriously finished secondary cabin...and that's just the starting point! This property has been welcoming guests for almost 50 years, and it just keeps getting better - all while staying in harmony with the natural beauty of free-flowing Marl Creek and the surrounding woodlands in the heart of the Shenandoah Valley.

For any questions on this property, please visit the above link to contact the seller.

02/05/2026

Would love to get a few more volunteers for our committees!

Semi-Annual Board Meeting

Join the Independent Lodging Foundation Board of Directors semi-annual board meeting on Wednesday, Feb 18 at 12 noon (EST).

Learn more about the organization's new direction as we guide the nonprofit toward new goals. This is a virtual meeting and is open to the public.

You can find the Agenda and Zoom information on our website - https://independentlodgingfoundation.org/

01/31/2026

I’m not sure why, but Gus doesn’t really appreciate the snow.

Lili doesn’t seem to mind, though!

01/14/2026

This just in...

Bed-and-breakfasts provide the ultimate in Southern hospitality. Follow these unwritten rules from B&B owners and experts to make the most of your next stay.

12/03/2025

We are growing!

Marilyn Bushnell & Associates (MB&A) is pleased to announce the addition of another associate: Patrick Campbell will be joining us as a Sales Associate, effective December 1, 2025.

Why now?
We have seen a number of changes on the buyer side of the boutique hospitality market over the last year or so, including an influx of investor-buyers who want to consolidate their short-term rental properties and owner-operators who are bringing additional family members along as they invest in their dream of a hospitality business. The selling side is changing as well, as many long-term operators are looking to retire and as market-related changes like touchless operation and higher focus on experiential travel have taken hold.

Our business tempo has also picked up considerably, with 4 closings expected in the first few months of 2026, from Texas to Vermont, along with a number of innkeepers all over the country who are ready for new adventures and buyers from all walks of life who are looking for their own new opportunities.

About Patrick:
Patrick also currently serves as the Business Lead of The Keystone Inn, a historic eight-room bed & breakfast and retreat center in Gettysburg, Pennsylvania - which is currently on the market (see https://www.inns.forsale/inn/keystone-inn-bed-breakfast/) - and will continue in that role until the transfer of ownership is complete.

Patrick’s background includes extensive work in operations management, technology integration, and organizational strategy across both nonprofit and corporate sectors. This experience enables him to guide clients through the full spectrum of the inn-buying and inn-selling process—from evaluating a property’s physical and financial condition to understanding the operational demands that determine long-term viability. His consulting work focuses on helping clients modernize systems, improve efficiency, strengthen financial performance, and position their properties strategically in the marketplace.

At The Keystone Inn, Patrick oversees business operations, revenue strategy, guest experience development, and retreat-center programming. This hands-on leadership role informs his advisory work, allowing him to bring current, practical insights to aspiring innkeepers and existing owners preparing for a transition.

Patrick currently lives in Maryland and actively supports the historic Keystone Inn in Gettysburg. Outside of real estate and hospitality, he enjoys playing piano, competing in pickleball, and spending time with his Goldendoodle, TJ.



At MB&A, we are committed to 2 things: excellence and integrity. Patrick brings both to the organization. Please join us in welcoming him to our team!

Marilyn & Chuck

11/27/2025

Wishing everyone a wonderful Thanksgiving!