Verified — real FDD extraction
Not found in the SBA Franchise Directory — SBA financing may be unavailable; verify with your lender
VALBRIDGE PROPERTY ADVISORS FRANCHISING SYSTEM, LLC
Real Estate · independent · est. —
Valbridge Property Advisors is a commercial real estate valuation and advisory franchise. Member offices employ certified appraisers who produce property valuations, market studies, and consulting for owners, lenders, and investors. A franchisee runs an appraisal firm rather than a brokerage—the core product is professional valuation services.
VALBRIDGE PROPERTY ADVISORS FRANCHISING SYSTEM, LLC net unit count declined -100.0% from 2021–2023 per its FDD Item 20.
New to franchising? Start here
A franchise is a business where you (the franchisee) pay a company (the franchisor) for the right to open and run a location using their brand and system — think a local Anytime Fitness or Taco John's owned by a small-business owner, not the corporation.
Before you can buy in, U.S. law requires the franchisor to give you a Franchise Disclosure Document (FDD) — a long legal filing covering its fees, finances, and history. The numbers on this page come straight from that document:
- Franchise fee — the one-time cost to buy in.
- Royalty — the ongoing cut of your sales you pay the franchisor.
- Item 20 — how many locations opened and closed, the basis for our verdict (from Proven & strong down to Distressed — or Too new to judge).
The verdict
Showing strain
Distress
The disclosed record shows weakness — shrinking units, elevated exits, or churn — worth reading closely before going further.
Exit rate · latest year
100.0%
vs 9.9% across 16 real estate systems
Cost to open
$70K–$164K
Item 7 total investment range
SBA loan defaults
No loan record
no SBA 7(a)/504 loans found for this brand
Behind the verdict
the record, factor by factor · Item 20
3-yr trend · Item 20 Table 1
terminations + ceased-ops vs. all exits · Table 3
transfers vs. base · Table 3
actual vs. projected openings · Table 5
Item 19 disclosure + completeness
Systemwide units
2021–2023
Survival record
FDD Item 20 · outlet status by year
In fiscal 2023, 43 of 43 franchised outlets left the system — a 100.0% annualized exit rate, vs 9.9% across 16 real estate systems. Not every exit is a failure — but this is the measurable floor.
Show the outlet tables ↓Hide the evidence ↑
| Status (FTC) | 2021 | 2022 | 2023 |
|---|---|---|---|
| Outlets at start | 43 | 45 | 43 |
| Opened | 2 | 1 | 0 |
| Transfers | 0 | 1 | 0 |
| Terminations | 0 | 1 | 41 |
| Non-renewals | 0 | 2 | 2 |
| Reacquired by franchisor | 0 | 0 | 0 |
| Ceased — other reasons | 0 | 0 | 0 |
| Outlets at end | 45 | 43 | 0 |
| Net change | +2 | -2 | -43 |
What it costs — and what it drags
FDD Items 5–7 · fees, investment, royalty
Buying in means a $25K franchise fee (Item 5) and a total investment of $70K–$164K (Item 7). The franchisor publishes no earnings claim (Item 19) — ask current and former franchisees for real numbers.
To open (Item 7)
$70K–$164K
all-in investment range
Franchise fee (Item 5)
$25K
upfront, one-time
Royalty (Item 6)
3.5%
of sales, ongoing
Your figure — this brand discloses no Item 19 earnings; validate with current & former owners.
Royalty you'd pay / yr
$35K
3.5% of sales, before profit
Over a 10-yr term
$350K
royalties alone, excl. ad fund
This is not profit. It's the only money the FDD actually pins down — what you put in, and the royalty you owe on every dollar of sales. Your real take-home depends on labor, rent, food cost, and ramp-to-breakeven, none of which any FDD discloses.
Build a real pro-forma for VALBRIDGE PROPERTY ADVISORS FRANCHISING SYSTEM, LLC with an independent CPADistress signals
news-sourced · bankruptcies, closures, lawsuits
No recent closures, bankruptcies, or major lawsuits found in the news for VALBRIDGE PROPERTY ADVISORS FRANCHISING SYSTEM, LLC. That's a good sign — but it reflects news coverage, not a guarantee.
A broker is paid by the franchisor to place you. An independent CPA is paid by you — and the job is pressure-testing VALBRIDGE PROPERTY ADVISORS FRANCHISING SYSTEM, LLC's numbers, including talking you out of a bad deal.
Talk to an independent CPA before you buy →VALBRIDGE PROPERTY ADVISORS FRANCHISING SYSTEM, LLC franchise questions, answered from the filings
What percentage of VALBRIDGE PROPERTY ADVISORS FRANCHISING SYSTEM, LLC franchises closed last year?
In VALBRIDGE PROPERTY ADVISORS FRANCHISING SYSTEM, LLC's latest FDD Item 20 (fiscal 2023), 43 of 43 franchised outlets left the system — an annualized exit rate of 100.0% — compared with 9.9% across 16 real estate systems tracked here. That counts terminations, non-renewals, and "ceased operations — other reasons." There is no official failure rate, and not every exit is a failure, but this is the measurable floor.
How much does a VALBRIDGE PROPERTY ADVISORS FRANCHISING SYSTEM, LLC franchise cost?
Per VALBRIDGE PROPERTY ADVISORS FRANCHISING SYSTEM, LLC's 2024 FDD, buying in requires an initial franchise fee of $25K (Item 5) and a total initial investment of $70K–$164K (Item 7).
What royalty does VALBRIDGE PROPERTY ADVISORS FRANCHISING SYSTEM, LLC charge?
VALBRIDGE PROPERTY ADVISORS FRANCHISING SYSTEM, LLC charges an ongoing royalty of 3.5% of gross sales, per Item 6 of its 2024 FDD.
Does VALBRIDGE PROPERTY ADVISORS FRANCHISING SYSTEM, LLC disclose earnings (Item 19)?
No — VALBRIDGE PROPERTY ADVISORS FRANCHISING SYSTEM, LLC's 2024 FDD makes no financial performance representation in Item 19. That is legal and common, but it means the franchisor publishes no earnings claim; ask current franchisees for real numbers.