Buying & Building a Beach Volleyball Facility: Part 3 Finding a Property
Finding My Dream Beach Volleyball Facility: Why Online Searching 'Almost' Failed Me
This series is designed to walk you step by step, through every process, problem and thought I have as I build out my dream beach volleyball facility. Part 3 reveals the critical moment when I discovered you can't truly evaluate commercial real estate from behind a screen.
I am documenting the entire process for 4 main reasons:
1) To teach, help and inspire other people who want to do something similar.
2) To clear up my thoughts. When I write, it gives me clarity.
3) Generate support and buzz for when we actually open!
4) I might need you, the reader, at some point along the way.
If you haven't read Part 2 - Choosing a Location. Click this link and check it out.
The Problem Every Property Investor Faces: You Can't Feel a Place Online
There's a fundamental problem with online property searching that nobody talks about - you can't FEEL the place. After spending hundreds of hours scrolling through Loopnet, Crexi, and Zillow, I thought I was wasting time. But those hours weren't wasted. They gave me price points and allowed me to expand and contract my vision of the dream.
But ultimately? I had to set foot there.
My Real Estate Investment Journey: From Rentals to Airbnbs
I dabble in real estate because years ago I decided it was time to build real wealth. I made it a goal to purchase one investment property per year. Then, two years ago, we added an Airbnb - its net revenue beat all my other long-term rentals combined.
Here's where it gets interesting: I've never actually been in or on a property before purchasing it! Sounds crazy, right? But the price points I was comfortable with were in Florida, and I'd been in California for ten years. There were several things I forced myself to learn early:
How to analyze real estate numbers.
How to negotiate.
When to walk away.
How to build teams and hire the right people.
How to master customer service and guest experience.
This new Airbnb purchase wasn't different from my usual approach. I knew the numbers would work because it's two blocks away from the one that's been killing it for the last year. We eventually flew out to Florida for some finishing decorating and rehab decisions.
That's when the magic happened...
Common Problems with Commercial Property Online Listings
Before I tell you about finding "the one," let me share the problems every facility investor encounters when searching online:
The Photography Problem:
Professional photos hide flaws. That "spacious warehouse" might have structural issues you can't see in wide-angle shots.
The Zoning Nightmare:
Listings say "multi-use zoning" but don't mention the 47 restrictions that could kill your business model.
The Neighborhood Reality:
Google Street View from 2019 doesn't show you that the area has declined or that construction has made access impossible.
The Size Deception:
"10,000 square feet" sounds massive until you realize half of it has 8-foot ceilings that won't work for volleyball.
The Hidden Costs:
That affordable listing doesn't mention the $200K in required infrastructure upgrades.
Why I Almost Crossed Off My Dream Property
I made it a point to see as many properties as I could that might fit my dream life. Had I not been there in person, I would have crossed this one off the list. It was an afterthought.
But my agent, Kibbee Jelks, thought it was at least worth a look so we could cross it off permanently. It was zoned for multi-use, which pretty much defines my dream life, so we went to check it out.
From the listing and then the front of the building, it didn't look like much. The online photos only showed pictures of the building and the rooms. They didn't highlight or even allude the MASSIVE and beautifully manicured backyard.
There was also one other thing that made me uncomfortable. There are only a few locations in St. Pete and Tampa where there are permanent beach volleyball courts. This property just happened to be on the exact same block as the only designated beach volleyball bar in the area.
Everything about it screamed "pass."
The only reason it came up on our radar was because we filtered our searched by size of the land and it had an IS / Multi Use zoning. IS zoning means Industrial Suburban.
And here's why the beach volleyball bar down the block doesn't worry me, it actually excites me now. Beach volleyball players are already coming here! Having two places to play on the same block might seem like it could be an ugly competitive environment but in actuality, it will be better for both businesses! More and more people will come to our block for beach volleyball and when one spot is filled, they can just walk to the other one.
Where do shoppers go when they want to shop? A mall.
Do several stores in the same malls sell similar products? Yes.
This set up actually brings more potential customers to the same area, which supports all the businesses in the mall.
The Moment Everything Changed: Walking Through My Future
Once we got inside and then saw the backyard, my eyes lit up.
Three separate buildings. One perfect for a small fitness center. One already being used to serve food and drinks. The main building had a beautiful welcome lobby downstairs (with a podcast studio!) and an immaculate upstairs built as a residence but not being used as one.
And the backyard... wide open, grass, palm trees, and even a little pond. INCREDIBLE!
Everything I always wanted. Basically just gotta dump some sand, bring my gym equipment, and let's rock! With or without a business, I want to live here.
Plus, it's just 15 minutes from two major airports, which is huge for me and my family. We love it when they travel to meet us, and we like to be on the move too! This also makes it easier to bring my camp attendees from Better at Beach straight to our new home facility!
The Real Estate Lesson Every Facility Owner Needs to Know
Here's what I learned that every aspiring facility owner needs to understand:
Trust Your Gut Over Algorithms:
Zillow's Zestimate might be within 10% for residential properties, but commercial real estate algorithms can't capture the intangibles that make a facility location perfect.
The 48-Hour Rule:
If a property doesn't excite you within 48 hours of seeing it in person, it's not the one. When you find your spot, you'll know immediately.
Bring Your Vision:
I walked that backyard imagining sand courts, players diving, the sound of volleyball leagues, tournaments and training in session. I also brought my 100 foot tape measure to make sure everything could fit. Online photos can't capture that potential.
What This Means for Your Facility Dreams
Whether you're looking for your first facility or your fifth, remember this: the internet is a starting point, not a finish line. Use online tools to narrow your search, understand pricing, and identify possibilities.
But never, ever make a final decision without standing on that property and feeling what it could become.
The property that looks perfect online might feel wrong in person. And the one you almost skip? That might be where your dreams come true.
Beach Volleyball Facility Investment Opportunities ($60,000 Minimum)
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Next up: How I negotiated the deal and what the numbers really looked like.
