LivAway SuitesFranchise Cost, Revenue & Review 2026
Data from FDD filing
FranchiseVerdict summary · 2026
A LivAway Suites franchise requires a total initial investment of $11.2M – $13.7M, including a $35K franchise fee and an ongoing 5.0% royalty[2]. The 2025 FDD does not disclose unit-level revenue (no Item 19). Verdict grade: D. Run a live ROI scan →
Data last verified June 18, 2026 · figures per the 2025 FDD issuance
Overview
- Investment
- $11.2M – $13.7M
- 40th pct Lodging
- Avg gross sales
- N/A
- 2nd pct Lodging
- Royalty
- 5.0%
- 4th pct Lodging
- Units
- 4
- 13th pct Lodging
- SBA default
- N/A
Quick verdict · Lodging · color = vs category peers
Green = >15% above Lodging avg · No shading = within ±15% · Red = >15% below avg · Source: FDD filings + SBA 7(a)
Data from public FDD filings and SBA records. Not financial advice. Methodology
Started franchising in 2023. Newer systems carry more uncertainty but may offer better territories.
Bottom line
- Total investment $11.2M – $13.7M including a $35K franchise fee, 5.0% ongoing royalty.
- No Item 19 financial performance data disclosed. The franchisor chose not to publish revenue figures.
- Verdict D (Below Average) with a risk score of 77/100.
- No Item 19 financial performance representation. Without franchisor-disclosed revenue data, you'll need to gather unit economics directly from existing franchisees.
Item 1 · who you're contracting with
The Franchisor
- Legal entity
- LivAway Suites, LLC
- Parent company
- LivAway Hospitality Group, LLC
- Incorporated in
- UT
- HQ
- 3300 N. Triumph Blvd., Suite G70, Lehi, Utah 84043
- Auditor
- WSRP, LLC
- Audited financials
- Franchisor revenue
- $245K
- vs $297K prior year
Overview
About
LivAway Suites franchisees develop and operate extended-stay hotel properties, managing day-to-day operations including guest services, housekeeping, maintenance, and front-desk functions. Franchisees are responsible for real estate acquisition, financing, construction/renovation, and all operational costs while paying 5% of gross revenue to the franchisor.
- CEO
- Michael J. Nielson
- Headquarters
- UT
- Founded
- 2022
- FDD year
- 2025
- States available
- 0
FDD Item 7 · 2025 filing
Initial investment breakdown
| Cost component | Low | High |
|---|---|---|
| Initial franchise fee | $35K | $35K |
| Working capital (3–6 mo) | $200K | $300K |
| Equipment, build-out, other | $11.0M | $13.3M |
| Total initial investment | $11.2M | $13.7M |
Source: LivAway Suites 2025 FDD, Items 5 and 7[2]. “Equipment, build-out, other” is computed as total minus disclosed line items above.
Item 7 · what it costs to open + operate
The Vitals
- Total investment
- $11.2M – $13.7M
- Near category avg vs category
- Liquid capital req'd
- $200K – $300K
- Better than avg vs category
- Franchise fee
- $35K – $35K
- Better than avg vs category
- Royalty
- 5.0%
- Total Operating Revenue · typical 6–8%
- Ad fund
- 2.0%
- typical 3–5%
- Total fee load
- 7.0%
- vs 9–13% typical
Ongoing fees · Item 6
| Fee | Amount |
|---|---|
| Royalty | 5.0% of gross sales |
| Marketing / ad fund | 2.0% of gross sales |
| Technology fee | $1K |
| Transfer fee | $35K |
| Renewal fee | $18K |
| Total fee load | 7.0% of rev |
Financial Performance
This franchisor did not disclose financial performance representations in Item 19, or our extractor could not parse them.
vs Lodging averages
How LivAway Suites Compares
Unit growth
Item 20 · unit dynamics
The Growth Chart
- Total units
- 4
- Opened
- 4
- Last reporting year
- Closed
- 0
- Turnover rate
- 0.0%
- Company-owned
- 4
- Corporate units in the system
- % franchised
- 0%
- vs corporate-owned
3-year detail · Item 20
- Transfers (3yr)
- 0
Year-over-year franchised unit counts and net change. Source: FDD Item 20.
Item 20 · 14 states with active franchisees
The Territory Map
Derived from franchisee contact records. Shows states with at least one current operator. Not where the franchisor is registered to sell new units (that data is re-extracting in a future refresh).
States derived from franchisee contact records (FDD Item 20). Shows states with at least one current operator on file. Full state registration data (Item 12) will appear on a future FDD refresh.
SBA loan performance
Government records
SBA Loan Data
Aggregated from SBA 7(a) and 504 loan disclosures, public data unique to FranchiseVerdict.
No SBA loan data available for this brand.
Risk analysis
FranchiseVerdict rating + FDD Items 3, 5, 6, 12, 17
Risk & Legal
Micro-franchise with extreme capital requirements, zero financial transparency, going concern issues, and insufficient unit density to validate viability — avoid without extensive third-party validation.
Audited financials (Item 21)
Yes · WSRP, LLC
Franchisor revenue (Item 21)
Franchisor entity revenue (not unit-level)
Score breakdown · what drove the 77 / 100 rating
- 01MEDOnly 4 units in system indicates extremely limited scale, network effects, and sustainability — micro-franchise with minimal operational data
- 02MEDNo average revenue or net income disclosed — impossible to validate ROI on $11.2M-$13.7M investment; Item 19 absence is critical red flag
- 03HIGHGoing Concern = False suggests parent company financial distress or structural instability, raising questions about franchisor support and survival
- 04MEDMassive capital requirement ($11.2M-$13.7M) for hotel/lodging with zero disclosed performance benchmarks creates extreme financial risk
- 05MED5% royalty on undisclosed revenue stream means franchisees cannot model cash flow or break-even scenarios
- 06MINOR20-year term locks capital into unproven concept with only 4 reference units and no track record of unit profitability
Severity inferred from the FDD text · not a regulatory classification
FDD Items 5, 6, 12, 17 · continued from Risk & Legal
Contract & Territory Detail
| Initial term | 20 years |
|---|---|
| Renewal term | 5 years |
| Territory type | Radius |
| Protected territory | Yes |
| Online sales rights | Restricted |
| Franchisor can compete | Yes |
| Hire a manager? | Allowed |
| Owner-operator | Optional |
| Right of first refusalℹ | No |
| Termination notice | 30 days |
| Mandatory arbitration | No |
| Jury trial waiver | Yes |
| Governing law | Utah |
| Litigation count | 0 |
Items 10, 11
Training & Operations
- Classroom training
- 48 hrs
- On-the-job training
- 14 hrs
- POS system
- Property Management System
- Operating tech stack
Items 5 & 11
Franchisor Support
Technology: Property Management System
Item 20 · call current owners
Franchisee Contacts
14 owners to call
Name · phone · city · state. Extracted from FDD Item 20
FDD download
LivAway Suites · FDD (2025) PDF
Frequently asked questions
Frequently Asked Questions
How much does it cost to open a LivAway Suites franchise?
The total investment to open a LivAway Suites franchise ranges from $11.2M – $13.7M, with an initial franchise fee of $35K. This includes real estate, equipment, inventory, and working capital as disclosed in their Franchise Disclosure Document (FDD).
What do LivAway Suites franchise owners earn?
LivAway Suites does not disclose average franchise owner earnings in their FDD Item 19. Not all franchisors are required to make financial performance representations. We recommend asking existing franchisees directly about their financial experience.
What is LivAway Suites's franchise failure rate?
SBA 7(a) loan charge-off data is not available for LivAway Suites (fewer than 10 loans on file). Charge-off rates are one way to gauge franchise risk, but not all franchise loans go through the SBA program. We recommend reviewing turnover and closure data in the FDD and speaking with current franchisees.
How many LivAway Suites franchise locations are there?
As of their most recent FDD filing, LivAway Suites has 4 total units in the United States, including 0 franchised units and 4 company-owned units. 4 new units were opened in the latest reporting year.
Is LivAway Suites a good franchise to buy?
FranchiseVerdict rates LivAway Suites as a D-grade franchise with a risk score of 77 out of 100, based on our analysis of investment costs, revenue data, SBA loan performance, and growth trends. Our rating is based solely on publicly available FDD and government data; we recommend speaking with current franchisees before making any investment decision. This is not investment advice.
Data sourced from public FDD filings and SBA 7(a) FOIA records. Not financial advice.
For franchisors
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Data extracted from public FDD filings and SBA 7(a) loan disclosures (FOIA). This information is provided for research purposes only and does not constitute financial, legal, or investment advice. Verify all figures with the franchisor's current Franchise Disclosure Document before making any investment decision.