beem Light Sauna franchise unit economics
beem Light Sauna franchisees run an infrared and red light sauna studio sold on memberships. The brand sets a sales minimum: $30,000 a month in the first full year and $40,000 thereafter, $480,000 a year, with two consecutive misses an event of default. At that minimum Franchise fees is $84,600, and the build runs $436,196 to $761,154.
- Primary source
- Beem Franchisor LLC, 2026 Franchise Disclosure Document
- Items read
- Items 5 and 6 for fees; Item 7 for cost to open; Item 19 for sales and any profit figure
- Population
- 0 of 65 locations
- Our calculations
- Marked on the page with an asterisk. Method
- Last reviewed
- 26 September 2026
Disclosure-based. Not a forecast, not an offer to sell a franchise, and not advice.
The brand states a minimum: $30,000 a month in the first full year and $40,000 thereafter. Miss it two years running and the agreement is in default. At that $480,000 line the fees take $84,600, 17.6%, against a build of $436,196 to $761,154.
- The performance minimum is $480,000 a year from the second full year. $40,000 a month, after $30,000 in the first, and two consecutive misses is an event of default.
- At that minimum Franchise fees is $84,600, or 17.6%. 8% royalty, 2% brand fund, $30,000 of required local marketing and $6,600 of technology *.
- Required local marketing is 6.25% of the minimum. $2,500 a month *, more than three times the brand fund, and ad management fees are excluded from counting towards it.
- Building work are 56% of the build. $246,615 to $424,655 of a $436,196 to $761,154 total *, so the fit-out is the investment.
- Sixty-eight studios opened in three years with zero terminations. From zero franchised studios to 65, one of the fastest builds in this library.
How much does a beem Light Sauna franchise make?
The 2026 FDD for beem Light Sauna does not publish unit revenue in a form that answers this directly. What it does publish is set out below, starting with Required monthly sales, year one: $30,000; Required monthly sales thereafter: $40,000; Fees at the minimum: $84,600, 17.6%; Franchised studios, end 2025: 65.
Top performers
What separates the top beem Light Sauna performers
beem Light Sauna publishes no revenue figures, so neither the average nor the spread between locations is disclosed.
Decided before you open
- Territory, and how much of it is real.This model sells from a territory rather than a building, quoted at 50,000 people. Two owners with the same brand and different ground are running different businesses, and density decides how much driving sits between jobs.
- What you spend to open.Opening costs $436,196 to $761,154, a 1.7× range inside one brand. The high end usually buys more capacity, so the cheapest build is not always the cheapest route to the top band.
Live operating levers
- Members, the operating driver.This model bills on members. The owner watches how many people join, how many cancel, and what a member spends beyond the plan. It is worth watching every week, because by the time it turns up in a monthly close the quarter is half gone.
- Fees, and where the minimum bites.Fees run about 17.6% of sales. A minimum sits underneath the percentage, so the low-volume location pays the higher effective rate. The brand charges the weakest locations the most. Work out the sales level where the percentage overtakes the minimum and know which side of it you are on, because the answer changes what an extra dollar of sales is worth.
Context you underwrite around
- What the disclosure leaves out.Item 19 publishes no profit or cost data for franchised locations, no median, no performance bands, no attainment figure. Anything below the sales line has to come from the franchisor or from owners you call.
- What the rest of the category shows.Across the 38 Health & Wellness brands in this library that do publish bands, the top group sells 3.1× the bottom at the typical brand, and a median 43% of locations reach their own average *. Assume a spread of that order here until the franchisor shows you otherwise.
The minimum the brand sets
Forty thousand a month, or the agreement is in default.
| Period | Average monthly gross sales required | A year * |
|---|---|---|
| First full calendar year after opening | $30,000 | $360,000 |
| Second and each later full calendar year | $40,000 | $480,000 |
| Missing it once | An approved business plan is required | |
| Missing it twice running | An event of default | |
The monthly thresholds and their consequences are as the brand reported it and the annual column multiplies them by twelve, marked *.
This is a minimum. Revenue, cost and profit figures are absent, so the $480,000 is the only revenue number anyone here is held to.
The step from year one to year two is $120,000. *, a 33% increase required in a single year, on a studio that has traded twelve months.
A studio at the minimum gives up 17.6% to the brand. *, and the load falls to 16.1% only at $600,000 *.
The opening deadline is 13 months, extendable at $2,500 a month. So a delayed build costs $30,000 a year on top of the rent already running.
Fees actually charged in 2025 ran $44,966 to $65,000. So the $65,000 list price was discounted by up to 31% *.
What it costs to clear it
Eighty-four thousand six hundred dollars at the line.
| Charge | Rate | $360,000 | $480,000 | $600,000 |
|---|---|---|---|---|
| Royalty | 8% of gross sales | $28,800 | $38,400 | $48,000 |
| Brand fund | 2%, capped at 4% | $7,200 | $9,600 | $12,000 |
| Local marketing | $2,500 a month minimum | $30,000 | $30,000 | $30,000 |
| Technology | $550 a month | $6,600 | $6,600 | $6,600 |
| Total | n/a | $72,600 | $84,600 | $96,600 |
| Share of sales | n/a | 20.17% | 17.62% | 16.10% |
The rates and monthly charges are as the brand reported it and the dollar figures apply them at each revenue level, marked *.
Doubling the brand fund to its cap adds $9,600 at the minimum. Taking the load to 19.62% *, a stated right.
The technology fee may rise to $1,200 a month. Or 2% of sales, or 120% of the brand’s own costs, whichever is greatest, $14,400 a year at the dollar cap *.
Letting the brand run your advertising costs $850 a month on top. Capped at $1,500, and that fee earns zero credit against the $2,500 marketing requirement, so the combined outlay reaches $4,000 a month *.
Underspending on marketing is collected. The shortfall is payable to the brand to spend on your behalf, so the $30,000 is a minimum on outlay.
Opening marketing of $20,000 sits outside all of it. Spent from 60 days before to 30 days after opening, with wages earning zero credit.
What it costs to open
Fifty-six percent of the money goes into the walls.
| Item | Low | High | Share of the low total * |
|---|---|---|---|
| Net building work | $246,615 | $424,655 | 56.5% |
| Franchise fee | $65,000 | $65,000 | 14.9% |
| Rent and security deposit | $21,250 | $38,000 | 4.9% |
| Opening marketing | $20,000 | $20,000 | 4.6% |
| Fixtures and equipment, financed | $14,684 | $70,452 | 3.4% |
| Additional funds, three months | $15,000 | $50,000 | 3.4% |
| Total | $436,196 | $761,154 | n/a |
Every figure is as the brand reported it and the share column divides each line by the filed low total, marked *.
The build is 0.91 to 1.59 times the required annual sales minimum. *, so the studio has to run at its minimum for a year or more just to match what it cost.
The equipment package is financed. Which is why its low figure is $14,684 against building work 16.8 times larger *.
A three-studio development commitment costs $165,000 up front. $55,000 a studio, falling to $45,000 from the fourth, so ten studios cost $480,000 in development fees.
Three months of working capital assumes one manager and one or two part-timers. $15,000 to $50,000, thin against a build that can reach $761,154.
Construction and real estate management services cost a flat $15,500. The same at both ends of the range, a fixed charge on a highly variable build.
Territory and the system
Zero to sixty-five in three years.
| Year | Start | Opened | Terminated | Reacquired | Ceased, other | End |
|---|---|---|---|---|---|---|
| 2023 | 0 | 3 | 0 | 0 | 0 | 3 |
| 2024 | 3 | 34 | 0 | 0 | 0 | 37 |
| 2025 | 37 | 31 | 0 | 1 | 2 | 65 |
| Three years | n/a | 68 | 0 | 1 | 2 | n/a |
Every figure is as the brand reported it, with the brand acquiring the system in January 2025 and one affiliate-owned studio remaining at the end of 2025.
Zero studios were terminated across three years. Against 68 openings, though a system this young has had little time to show members leaving.
The territory is 50,000 people or two miles, whichever holds fewer. So the denser the market, the smaller the protected area.
In markets above a million people the territory may be a city block. Or absent altogether, which makes the urban proposition very different from the suburban one.
Non-traditional locations sit outside the protection entirely. Gyms, campuses, hotels, airports, casinos, hospitals and residential buildings may all have a studio inside your territory.
Three of the 2025 movements were exits of a kind. One studio reacquired and two ceasing for other reasons, the first signs of members leaving in the system.
Questions we get asked
Questions an owner asks.
What revenue is expected?
The brand states a required minimum: average monthly gross sales of at least $30,000 in the first full calendar year after opening and $40,000 in each year after that. Missing it requires an approved business plan; missing it twice running is an event of default.
What does the brand take?
8% royalty on gross sales, 2% to the brand fund with a 4% cap, $2,500 a month of required local marketing and $550 a month of technology. On our reading that totals $84,600 at the $480,000 minimum, 17.6% of sales.
Where does the marketing money go?
You direct the $2,500 a month yourself, or pay the brand $850 a month to run it (capped at $1,500) and that management fee earns zero credit against the $2,500. Shortfalls are payable to the brand to spend on your behalf.
What does it cost to open?
$436,196 to $761,154 for a single studio. Building work at $246,615 to $424,655 are 56% of it on our reading, the franchise fee is $65,000 and opening marketing is a fixed $20,000.
How does the build compare with the revenue minimum?
On our reading the build is 0.91 to 1.59 times the $480,000 a yearly minimum. So a studio running exactly at the minimum takes a year or more of full revenue to match what it cost to open.
How big is the territory?
About 50,000 people or a two-mile radius from the door, whichever contains fewer people. In markets above a million people the brand may reduce it to a city block or withhold it altogether. Non-traditional locations such as gyms, hotels and campuses are excluded from protection wherever they sit.
Is the fee negotiable?
In 2025 the fees actually collected ran $44,966 to $65,000, so the list price was discounted by up to 31% on our reading. Multi-studio commitments are priced at $55,000 each for three and $45,000 from the fourth.
Which two numbers should run monthly?
Average monthly gross sales against $40,000, because that is the line the agreement itself is written around. Members against capacity. Because a membership studio is sold in advance and delivered in sessions.
- No revenue figures. The filing makes no financial performance representation, so there is no disclosed sales number for any location.
- No profit figure. The filing reports sales and not earnings, so what an owner keeps is not disclosed.
- No cost lines. Wages, rent and cost of goods are not broken out, so margin cannot be rebuilt from the document.
- No range. The filing does not show the highest and lowest locations, so the spread inside the system is unknown.
- No attainment figure. The filing does not say how many locations reached the average it publishes.
- No ramp. The filing does not show how a new location builds up, so the first-year curve has to be assumed.
Questions worth putting to beem Light Sauna
The filing answers what it answers. These are the gaps an owner or a buyer should close directly.
- What do locations at the median spend on wages and rent as a share of sales? The filing reports sales only.
- What did the highest and lowest locations sell last year, and what explains the gap?
- How long does a new location take to reach the average you publish, and what does the build-up look like month by month?
- At what level of sales do the minimum charges stop applying and the percentage take over?
- How many beem Light Sauna locations closed, were sold, or changed hands last year, and why?
Run your own numbers.
The Franchise Finance Diagnostic runs the same checks on your own numbers. It scores where you stand and compares you with Item 19 of your brand’s FDD. It works out what one location earns and spends, and builds a 13-week cash forecast. Checks whether you are ready to open another one. It is free and it runs in your browser.
Launch the diagnostic →Are you above $40,000 a month?
A structured review of your unit economics, cash forecast. Reporting, built around a sales minimum written into the agreement, a 17.6% franchise fees at that minimum. A build that is up to 1.59 times a year's required revenue.
Request the reviewthe franchise library, all 243 brands · how franchise unit economics work · running the books across several locations · what Averan does for franchise owners
beem Light Sauna reads against the rest of the recovery, sauna & cryo group: HOTWORX · Pause Studio · Perspire Sauna Studio · Restore Hyper Wellness · SweatHouz · Upgrade Labs. The recovery, sauna & cryo guide compares all of them on the same figures.
Questions owners ask next
The figures above raise these, and each one is answered on its own page.
- At what level of sales does a minimum fee stop costing me more than the percentage?How royalty, ad fund and minimums actually work on a monthly statement.
- How much cash do I fund before a new location covers its own costs?A 13-week forecast for the months before break-even.
- My payroll percentage keeps climbing. Is that a payroll problem?Usually it is a revenue problem wearing a payroll costume.
- I run several locations. Which ones actually make money?Location-level contribution, and what it takes to see it.
- How much of Item 19 can I rely on?What a financial performance representation does and does not tell you.