HOLIDAY HARBOR LODGE, INC
Overview
Joanne and Bruce Batchelder acquired Holiday Harbor Lodge in 2006 and immediately began renovations and upgrades to transform an older Vermont roadside motel into its current status as a destination fishing lodge on Lake Champlain.
The business is comprised of three main buildings:
- The two story main residence (one of the most historic in North Hero) which also houses the business office, connected Bait and Tackle shop, garage/workshop, and one lakeside full kitchen two-bedroom rental unit,
- The Lakeside Building containing five additional full kitchen rental units: two each with two bedrooms and three with one bedroom. Each of these five units has a full-sized, four-season insulated porch on the waterfront.
- The Motel Building comprising six Standard (motel-style) rental units, recently renovated in the Adirondack style. Each unit has a screened porch.
- In addition, there is a storage building and portable garage on the property.
- Approximately 480 feet of direct Lake Champlain west shore lakefront, 380 feet of US Route 2 road frontage and 2.1acres of land complete the site.
- Water source is municipal from the Town of North Hero. A modern septic “mound system” serves the main house and rental units. A new oil fired hot water boiler heats and provides hot water to the main house while propane gas with electric back up provides heat for rental units.
Facilities
The Main Residence – Features an updated, modern kitchen, coat closet, pantry, half- bath, dining room, living room and office and additional half-bath make up the downstairs living area; a master bedroom, two other bedrooms, master bath w/ Jacuzzi tub + shower and a second full bath with claw-foot tub are on the upper floor. The full finished basement has five large rooms and includes the main laundry, linen storage, game room and additional storage space. The Holiday Harbor Office, Bait & Tackle Shop, and attached garage/workshop complete the ground floor portion of the main building. Attached to this building is Rental Unit (Lake Trout) #12 – a two-bedroom full kitchen unit.
All Rental units are numbered one through twelve and have Lake Champlain fish names.
The Lakeside Building - Lakeside Rental units:
#7(Northern Pike) - a two-bedroom full kitchen unit (sleeps 6)
#8(Walleye) - a one bedroom full kitchen unit (sleeps 4)
#9(Salmon) - a one bedroom full kitchen unit (sleeps 4)
#10(Largemouth Bass) - a one bedroom full kitchen unit (sleeps 4)
#11(Smallmouth Bass) - a two bedroom full kitchen unit (sleeps 6)
Each lakeside unit has a large four-season waterfront porch.
The Motel Building – Standard (motel-style) rental units:
(Sunfish) #1- a larger one bedroom unit (sleeps 3)
(Bowfin) #2- a one bedroom unit (sleeps 2)
(Bluegill) #3- a one bedroom unit (sleeps 2)
(Sheepshead) #4- a one bedroom unit (sleeps 2)
(Perch) #5 – a one bedroom unit (sleeps 2)
(Catfish) #6 – a larger one bedroom unit (sleeps 2-4)
The Storage Building – 10 X 20 dry, free standing storage building for motors, dock hardware, gas, oil, etc.
The Portable garage – Storage for New Holland tractor and attachments, portable generator, tools, etc.
COMPLETED RENOVATIONS TO BUILDINGS
TACKLE SHOP:
Living Stream Bait Tank
Hand-stenciled Floor, native pine walls, sheet rock ceiling
Antique Stained glass Front Door
Adirondack –style entryway
OFFICE / PUBLIC BATHROOM:
Yellow pine floor, native pine walls, shelves
Toilet, sink, vanity, lights
Antique pine door
BUSINESS OFFICE:
Rustic cherry floor, native pine walls, sheet rock
Main Scheduling Board
LIVING ROOM:
Sheet rock ceiling with historic exposed beams, detailed molding, pine walls, rustic cherry floors
Scone lights + track lights
DINING ROOM:
Native pine ceiling, native pine walls, stairway to basement, rustic cherry floor stenciled walls
Metalbestos exterior chimney for wood stove
Vaillencourt handcrafted shelves:
KITCHEN:
Viking commercial dishwasher
Sheet rock ceiling, walls, curtains
Antique Stained glass front door
Antique farmhouse sink
White granite countertop
Refurbished cabinetry
New LG cabinet depth refrigerator
PANTRY
Refurbished cabinetry
White granite countertop
Sheet rock ceiling, stenciled walls
MASTER BEDROOM:
Antique iron/brass queen bed, dressing table, cherry bureau
Antique shelves, sky light, stained glass window, toll painted furniture
Upstairs (BEACH GLASS) BEDROOM:
Pine ceiling, walls, pine floors, sky light, antique double bed, antique bureau w/ oval mirror
Upstairs (RED FERN) BEDROOM:
Stenciled floor, wall board ceiling, built in closets and shelves
2 queen beds
Flat screen T V
Antique bureau
MASTER BATH:
Wainscot walls
Jacuzzi Tub
Glass + tile Shower
Antique corner sink
GUEST BATH:
Turn of the century black and white tile
Antique standing sink
Claw foot tub/shower
New Toilet
GARAGE / WORKSHOP:
Antique Stained glass door
Assortment of tools, hardware, etc.
LAKE SIDE BUILDING – All Five Units
Renovated interiors: paint, floors, shelves, new toilets and baths
All new double hung insulated windows
All new doors
New metal roof
Exterior cedar shakes
Five full insulated all season porches
New flat screen TV’s
Wi-Fi throughout all rooms
MOTEL BUILDING – All Six units
All units completely renovated in the Adirondack style 2017
All new plumbing and electric
All new exterior doors
Painted and hand stenciled floors
New light fixtures
New flat screen TV’s
Wi-Fi throughout for all rooms
New toilets
Individual Screened Porches for each unit
New metal roof
OTHER ADDITIONS & RENOVATIONS:
Hand crafted fish detailed window shutters
Hand painted signs
Outdoor Shower
Roadside Business sign + reconstructed base
Cedar Hedge & landscaping trees
Boat launch renovation
Screened porch for residence
Re-shingle asphalt roof on main house and bait shop
Fish art for motel building gables
EQUIPMENT + FURNISHINGS
Hot Tub Spa
Farm King Snow blower
Scraper blade
Ski Doo Snow Machine + trailer
Desktop computer + printer
Wi Fi router + 2 booster antennae
Office Cash Register
Keurig Coffee +Office machine
12 Keurig Room coffee machines
12 Flat screen HD TV’s + wall brackets
1 flat screen HD TV - (main house)
12 microwave units
8 New installed high efficiency toilets
LG Washer and LG Dryer
7 Full-sized fishing shanties – Three hub-style portable shanties
Wooden floating docks (7 sections)
Aluminum commercial docks + gangway
6 Rainni gas heater appliances (motel)
14 room air conditioners
6 large folding tables
9 Industrial storage shelves
24 Room fans
Maple syrup processing equipment
Laundry and linen inventory including sheets, towels, blankets, comforters, etc.
Six Gas fireplaces
Antique Wood cook stove
Adirondack Fish table
Antique Tiffany hanging light (dining room)
Antique French opal hanging light (kitchen)
6 new Front doors + install for motel building
New Oil Furnace and water tank
New Asphalt Shingled roof for Main House
15’ Aluminum runabout fishing boat w/ 15hp Yamaha outboard
15’ Aluminum runabout fishing boat w/ 15hp Yamaha outboard
15’ Sea Nymph bass style fishing boat, 25 hp motor, electronics, trailer
17’ G3 Bass fishing boat, 50hp, electronics, trailer
OPERATIONS
Holiday Harbor Lodge is an owner-based year round business and currently operates for two distinct seasons: May through October for the open water fishing season and January through March for the ice fishing season. Business closes for the months of November, December and April to allow for renovation and repair, travel, and personal vacation time. This essentially allows for nine months of work periods and three months of semi-retirement time. Contact with guests is maintained continuously and reservations are scheduled all throughout the year. While many guests re-book their next reservation at Holiday Harbor upon departure, new and returning guests are secured immediately upon request.
The Winter Season: January through March
The winter ice fishing seasons begins with opening the buildings, refreshing the rooms and preparing the live bait and tackle shop for business. Normally the ice is safe for walking and fishing between the Christmas and New Year’s holidays. During the beginning weeks of January as the ice pack builds, ATV’s and snow machines are used for travel. As soon as the ice is safe for driving vehicles, usually by the middle of January, ice houses( fishing shanties) are positioned on the frozen bay just south of Holiday Harbor and a walking and driving road is maintained to the fishing grounds. Shanties are rented by the day or week, often secured as part of the room reservation. Access to the lake is restricted for guests of Holiday Harbor; public access is not permitted.
Live bait that is certified disease-free for sale and use in Lake Champlain is delivered to Holiday Harbor weekly and a sufficient supply of winter tackle for sale and for rent is kept available in the tackle shop.
As the ice season progresses, the ice houses are re-positioned at various water depths and sited to best insure safety on the ice and fishing success for our guests.
Generally the ice shanties are removed from the ice by the middle of March, when the ice is still safe to travel on and the season is wrapped up by the end of March.
The Summer Season: May through October
Open water fishing begins in May with the re-installation of docks, preparation of rental boats, refreshing of rental units and restocking of bait and tackle. Boat launching and docking, electric to charge batteries at the dock and on shore, parking, etc. provide for the fishermen’s needs. A full room service including towels, bedding, coffee service, etc. is provided daily. As the season progresses, returning customers and new arrivals seek out the quality accommodations at Holiday Harbor Lodge to enjoy some of the best fishing and lake recreational opportunities in northern Lake Champlain. By the time October arrives, the open lake fishing season begins to wane and the cycle of closing down for the last two months of the year are begun. This includes removing the docks from the lake, preparing the rooms for closure and preparing once again for winter.
While Holiday Harbor Lodge is primarily an owner-based, “mom and pop” type operation, we also have an extremely valuable resource in available local talent. Many of these folks live close by and in the neighboring towns and perform a variety of duties including general housekeeping and cleaning, laundry service, reception, office management, repair and maintenance and a host of other duties as needed. Our helpers are proficient in all aspects of responsibilities at Holiday Harbor and most are eager to continue their relationship with the enterprise.
Client Profile
For over fifty years, Holiday Harbor Lodge has been a destination for travelers to the Lake Champlain Islands region of Vermont. The residence is one of the earliest houses built on North Hero Island and the lodgings have grown and developed from small, lakeside cabins to the quality fishing lodge it is today. Many people have been returning to Holiday Harbor year after year and we often encounter guests into the second and third generation who have enjoyed this vacation site.
While some guests arrive for a few days, many of our clients who travel from a distance away, stay for a week or longer. As a matter of policy, we attempt to reserve our lakeside full kitchen residences week-by-week. Some guests prefer a longer stay (two or three weeks) and we even have clients who book for several weeks at a time. Our current longest residing guest stays for six weeks. Standard Motel-style units are booked nightly, although we encourage a two night minimum stay on weekends during high season.
During the past several years, we have actively sought fishermen and women to make up the primary guests at Holiday Harbor and have geared our efforts to this marketing strategy. Individual fishermen, small and large groups, fishing clubs and professional fishermen all make their reservations here; enjoying the central lake location and easy access to the challenging and fruitful waters of Lake Champlain, which is listed as one of the top five bass fishing lakes in the entire United States. Additionally, we welcome travelers on route to other destinations in New England and Canada as well as cyclists, guests attending area events, and folks seeking a quiet, restful and scenic vacation on the lake. A large number of positive reviews and satisfied customers have made Holiday Harbor the #1 location for North Hero accommodations on Trip Advisor and other web-based travel sites.
As the popularity of Holiday Harbor Lodge continues to grow with longstanding and new guest alike, we encourage guests to re-book their reservation for the coming year. As a result fifty to sixty percent of our accommodations are secured on a year-to-year basis for both the summer and winter seasons.
Our primary advertising tool is “work of mouth”: satisfied guests who enjoy the clean, comfortable accommodations, great personal service and the outstanding fishing opportunities at Holiday Harbor. We also rely on our website: along with local print media and the Lake Champlain Islands Chamber of Commerce for referrals. We actively partner with other Champlain Island business owners and support neighboring stores, restaurants and other retail enterprises in the area.
Income
Cash flow is the lifeblood of Holiday Harbor Lodge, providing funds available for paying bills, making repairs and renovations, funds to support the lifestyle of the owners, and money put aside for the future. Holiday Harbor Lodge has a successful yearly track record of a positive cash flow; our last three years of financials will be supplied for serious inquiries. Generally, the winter revenue during the ice fishing season represents approximately 25% of the overall income; the summer season May through October season provides for the remaining 75%. While we have increased the cost of accommodations slowly but steadily over the past eight years, great care has been taken to be sure that we have not priced Holiday Harbor out of the local accommodations market. During the past nine years, value has been added to the business with repair, renovations and upgrades to the buildings, grounds, docks, boat launch, etc. There still remains ample room for additional increases in room prices as well as food, bait, tackle, clothing and other retail sales, boat and motor rentals and a variety of other merchandising opportunities.
Holiday Harbor Lodge is offered for sale by owners at $1,350,000. This price is negotiable and includes all goods and systems necessary for the operation of the business. House contents and personal equipment are not included in the sale.
We are happy to discuss financing options and provide information about our experience and recommendations with partners in commercial lending.