2026 FDD Issued May 15, 2026, amended Sep 1, 2026 Minnesota Commerce (CARDS) Checked Nov 2, 2026
beem Light Sauna Franchise Cost (2026)
A beem Light Sauna franchise costs an estimated $436,196 – $761,154 to open, according to Item 7 of the 2026 Franchise Disclosure Document (FDD). That total includes the $65,000 initial franchise fee (Item 5) and covers this format: Single Studio. Item 6 lists royalty fee: 8% of Gross Sales, subject to the conditions below.
- Total investment
- $436K – $761KItem 7 source and qualifications
- Franchise fee
- $65KItem 5 source and terms
- Royalty
- 8% of Gross SalesItem 6 conditions and fee bases apply
- Brand fund
- 2% of Gross SalesItem 6 conditions and fee bases apply
- Units (2025)
- 66Item 20 source and scope
- Franchise exit rate
- 4.1% / yrCalculated 3-year average; definition and source
What stands out about beem Light Sauna
The investment estimate assumes the sauna and furniture package is financed, not bought. Item 7 counts only a deposit, fees and the first few months of payments on that package, while a note to the table prices an outright purchase far above the financed line, and that amount is outside the printed total. The largest line, net leasehold improvements, is already reduced by a landlord's tenant improvement allowance, so a site without one would push the build-out above the printed range as well.
Growth is recent and rapid, and the franchisor is new to the system. It bought the brand in January 2025, and the affiliate that guarantees its obligations was formed that April, so Item 21 cannot yet include the full set of audited statements an older franchisor provides. Franchised studios reached 65 by the end of 2025, with 31 openings that year and the first recorded exits. Item 20 also lists signed agreements for studios not yet open, a pipeline that now depends on the new owner.
Item 19 gives no sales or earnings figures, while several costs are fixed before a studio opens. Besides a royalty of 8% of Gross Sales and a brand fund fee the franchisor may raise, Item 11 sets a minimum monthly local marketing spend, and the technology fee starts during the presale months. A studio must also pre-sell a set number of memberships before opening and faces an opening deadline, with a monthly charge for each extension.
Leaving early is costly. If the agreement ends after opening, Item 6 allows liquidated damages equal to the average monthly royalty multiplied by the months left in the term, up to a cap. The 10-year term runs from the opening date, not the signing date.
What are the initial franchise fees and financial requirements for beem Light Sauna?
Item 5 lists an initial franchise fee of $65,000 for beem Light Sauna. Check the cited Item 5 for payment timing, discounts and format-specific terms.
Item 5 (PDF pages 18-20): the Franchise Fee for a single Studio is $65,000, due when you sign. Under a Development Agreement it is $65,000 per Studio for two, $55,000 per Studio for three, and $55,000 for each of the first three plus $45,000 for each later Studio for four or more; the Development Fee ($165,000 to $480,000 for 3 to 10 Studios) is paid at signing and credited against those fees. In 2025 the franchisor collected Franchise Fees of $44,966 to $65,000. Before opening you also pay $6,000 for a Presale Kit and $6,000 for an Initial Retail Inventory Kit, each plus shipping, and the Technology Fee of $450 per month during the 3-month presale period. You must spend at least $20,000 on opening and presale marketing, which the franchisor may require you to pay to it. An Opening Deadline extension may cost $2,500 per Studio per month. Fees are non-refundable.
Source: beem Light Sauna 2026 FDD, Item 5, PDF p. 18.
This record lists no minimum net worth or liquid-capital requirement for beem Light Sauna, because no sourced figure has been recorded. Ask the franchisor for its current financial qualifications in writing.
How much does it cost to open a beem Light Sauna franchise? (Item 7)
Source: beem Light Sauna 2026 FDD, Item 7, PDF p. 26.
Item 7 of beem Light Sauna’s 2026 Franchise Disclosure Document estimates the total cost to open one single studio at $436,196 – $761,154. This total includes the initial franchise fee.
| Expense Category | Low ($) | High ($) |
|---|---|---|
| Franchise Fee | $65,000 | $65,000 |
| Initial FF&E Package (Financed) | $14,684 | $70,452 |
| Presale Kit | $6,000 | $9,000 |
| Initial Retail Inventory Kit | $6,000 | $9,000 |
| Travel and Related Expenses During Initial Training | $1,000 | $6,000 |
| Security Deposits for Utilities | $500 | $3,400 |
| Rent and Security Deposit | $21,250 | $38,000 |
| Net Leasehold Improvements | $246,615 | $424,655 |
| Signage | $8,000 | $20,000 |
| Supplies and Accessories | $500 | $1,500 |
| Technology System | $5,500 | $7,500 |
| Technology-Related Fees | $3,147 | $3,147 |
| Business Licenses | $1,000 | $5,000 |
| Professional Fees | $2,500 | $5,000 |
| Construction and Real Estate Management Services | $15,500 | $15,500 |
| Insurance Deposit and Initial Premiums | $4,000 | $8,000 |
| Opening Marketing | $20,000 | $20,000 |
| Additional Funds, 3 Months | $15,000 | $50,000 |
| Total | $436,196 | $761,154 |
Other formats
| Format | Total investment |
|---|---|
| Multiple Studios under a Development Agreement (Development Fee plus first Studio) | $536,196 – $1,176,154 |
For comparison, the median high-end investment among 5 health & wellness records without a source-review hold is $761,154.
Item 7 (PDF pages 26-27) prints $436,196 to $761,154 for one Studio; its 18 lines add to that total. The estimate assumes a leased premises of 1,300 to 1,800 square feet and an Initial FF&E Package financed through a designated vendor, counting only the deposit, fees and first four months of payments (note 3). Buying the package outright would cost $168,500 to $215,500, which the total does not include. Net leasehold improvements are after landlord allowances, which 2025 franchisees reported at $35,800 to $64,665 (note 9). A Development Agreement chart (PDF page 30) prints $536,196 to $1,176,154 including the Development Fee.
What ongoing royalties and fees does beem Light Sauna charge? (Item 6)
Source: beem Light Sauna 2026 FDD, Item 6, PDF p. 20.
Item 6 of beem Light Sauna’s 2026 FDD lists the charges below. Recurring charges and charges triggered by a transfer, renewal or other event have different conditions. Read each fee’s basis and notes before comparing rates.
How to read an Item 6 fee table.
| Fee Type | Amount / Rate | Payment Frequency | Notes & Source |
|---|---|---|---|
| Royalty Fee | 8% of Gross Sales | Every period | 8% of the Studio's Gross Sales, paid on the Payment Due Date (the table says currently due weekly by the 5th of each month). (Item 6, PDF p. 20) |
| Brand Fund Fee | 2% of Gross Sales | Every period | Currently 2% of the Studio's Gross Sales; the franchisor may increase it to up to 4%. (Item 6, PDF p. 20) |
| Technology Fee | $550 per month | Every period | Currently $450 per month during the 3-month presale period and $550 per month after that. Increases are capped at the greater of $1,200 per month, 2% of Gross Sales or 120% of the franchisor's and affiliates' actual costs. (Item 6, PDF p. 20) |
| Local Marketing Spending Requirement | $2,500 per month | When it applies | Item 11 (PDF page 41), not the Item 6 table, requires spending at least $2,500 per month on local advertising and promotion, in addition to the Brand Fund Fee. This is a spending requirement, not a payment to the franchisor. (Item 6, PDF p. 41) |
| Ad Management Fee | $850 per month | When it applies | Currently $850 per month, only if you elect to have the franchisor or its affiliate run your required local advertising; capped at $1,500 per month. You also pay the amount to be spent, and the fee does not count toward the Marketing Spending Requirement. (Item 6, PDF p. 21) |
| Training Fee for Subsequent Initial Training Programs | Varies | When it applies | Currently $500 per trainee per day (up to $1,000) for anyone repeating or attending a later Initial Training program. Initial Required Trainees trained together attend free. (Item 6, PDF p. 21) |
| Fee for Optional Additional Training Programs | Varies | When it applies | Up to $3,000 per attendee per program. (Item 6, PDF p. 21) |
| Fee for Remedial Training | Varies | When it applies | Currently $500 per trainer per day (up to $1,000) plus travel and living expenses, if you fail to maintain standards. (Item 6, PDF p. 21) |
| In-Person Consulting Services | Varies | When it applies | Currently $500 per employee or agent for each full or partial day (up to $1,000) plus travel and living expenses, for requested on-site consulting. (Item 6, PDF p. 21) |
| Registration Fees for Mandatory Meetings and Conferences | Varies | When it applies | Up to $1,000 per person. If a required attendee misses a mandatory event without written excuse, the registration fee plus $500 for each absent attendee. (Item 6, PDF p. 22) |
| Payment Processing Fee | Varies | When it applies | If you buy merchant processing services from the franchisor or its affiliates, a fee of up to 115% of their actual costs. (Item 6, PDF p. 22) |
| Product, Service, Supplier and Service Provider Review | Varies | When it applies | The greater of $1,000 or the franchisor's and affiliates' actual costs, whether or not the item or supplier is approved. (Item 6, PDF p. 22) |
| Mystery Shopper Program | Varies | When it applies | Currently no fee. If the franchisor engages a mystery shopping service for you, up to 110% of its and its affiliates' actual costs. (Item 6, PDF p. 22) |
| Successor Fee | Varies | When it applies | 25% of the then-current franchise fee, when you sign a successor franchise agreement. (Item 6, PDF p. 22) |
| Transfer Fee Under the Franchise Agreement | Varies | When it applies | 25% of the then-current franchise fee for a transfer resulting in a change of control, or $5,000 for any other transfer; half due with notice and half at closing. No fee for transfers on an owner's death, incapacity or bankruptcy. (Item 6, PDF p. 22) |
| Transfer Fee Under the Development Agreement | Varies | When it applies | $10,000 for each undeveloped Studio, at the closing of the transfer. (Item 6, PDF p. 23) |
| Relocation Fee | $5,000 | When it applies | $5,000 if you relocate the Studio from its approved site. (Item 6, PDF p. 23) |
| Audit | Varies | When it applies | Up to 120% of the franchisor's and affiliates' costs, including accountant and attorney fees and travel, if an audit or review shows Gross Sales understated by 2% or more. (Item 6, PDF p. 23) |
| Late Fee and Interest | Varies | When it applies | Interest at the lesser of 18% per year or the legal maximum, plus $100 for each week a payment is late; the weekly late fee may rise to no more than $250 on 60 days' notice. (Item 6, PDF p. 23) |
| Inspection | Varies | When it applies | Up to 120% of the franchisor's and affiliates' inspection costs, if the inspection is needed because of repeated or continuing non-compliance. (Item 6, PDF p. 23) |
| Remedial Expenses | Varies | When it applies | Up to 120% of the franchisor's and affiliates' costs of correcting deficiencies found in an inspection that you did not correct within a reasonable time, not more than 30 days. (Item 6, PDF p. 23) |
| Non-Compliance Fee | Varies | When it applies | Up to $1,000 per violation per day; may be charged repeatedly, as often as daily, while a violation continues. (Item 6, PDF p. 23) |
| Insurance Procurement Fee | Varies | When it applies | Up to 120% of the franchisor's and affiliates' costs, only if you fail to keep required insurance and the franchisor buys it for you. (Item 6, PDF p. 24) |
| Management Fee | Varies | When it applies | 10% of the Studio's Gross Sales during a management period, plus direct out-of-pocket costs, if the franchisor manages the Studio after a default, an owner's death or incapacity, a manager's departure, or at your request. (Item 6, PDF p. 24) |
| Indemnification | Varies | When it applies | The franchisor's and other indemnified parties' liabilities, losses, costs and reasonable defense costs arising from your breach or the operation of your Studio. (Item 6, PDF p. 24) |
| De-Identification Expenses | Varies | When it applies | Up to 120% of the franchisor's and affiliates' costs if the agreement ends, you fail to de-identify the Studio and the franchisor does it. (Item 6, PDF p. 24) |
| Liquidated Damages | Varies | When it applies | If the agreement is terminated after the Studio opens: the average monthly Royalty Fee for the prior 12 months (or the period open, if shorter) multiplied by the lesser of the months remaining in the term or 36. (Item 6, PDF p. 25) |
| Attorneys' Fees and Costs | Varies | When it applies | All expenses, including attorneys' fees, the franchisor and affiliates reasonably incur enforcing the agreements, and defending a franchisee claim on which they substantially prevail. (Item 6, PDF p. 25) |
Explore annual fees and payback assumptions
Start with the recorded beem Light Sauna inputs, then enter your own operating costs and sales assumptions. The result is a scenario, not an FDD profit forecast.
beem Light Sauna startup investment and modeled fees over 10 years
Item 19 does not supply an average or median sales figure suitable for this model, so we do not estimate annual fees in dollars. For every $100 of sales, an owner pays 10% in percentage fees , plus $6,600 a year in fixed fees. Estimate it with your own sales figure · Estimate your payback for beem Light Sauna.
Item 20: beem Light Sauna franchised outlet history
Source: beem Light Sauna 2026 FDD, Item 20, PDF p. 65.
Item 20 Table 3 reports 65 franchised outlets at the end of 2025. The company-owned table reports a further 1 outlets. Our calculated average annual franchised exit rate is 4.1% across the 3 reported years, using the definition below.
| Year | Franchised at Start | Opened | Reported Exits | At End | Franchise Exit Rate (%) |
|---|---|---|---|---|---|
| 2023 | 0 | 3 | 0 | 3 | — |
| 2024 | 3 | 34 | 0 | 37 | 0% |
| 2025 | 37 | 31 | 3 | 65 | 8.1% |
Franchised units went from 0 to 65 over 3 years (+65).
Reported exits include terminations, non-renewals, franchisor reacquisitions and other cessations. A reacquired outlet may continue operating. How we calculate the exit rate. How to read the Item 20 outlet tables. Compare beem Light Sauna’s exit rate with other brands.
2 units changed owners in 2025.
The current franchisor acquired the system in January 2025; the predecessor was franchisor for 2023 and 2024, when its affiliates' studios are shown as Affiliate-Owned and later became franchised studios (PDF page 62). Table 3 totals are on PDF page 65; Table 1 (page 62), Table 2 transfers (page 62) and Table 4 affiliate-owned outlets (page 65) match. In 2025 the franchisor managed two Georgia studios for their franchisees for part of the year. Table 5 (page 66) lists 27 signed franchise agreements for studios not yet open.
How much do beem Light Sauna franchise owners make? (Item 19)
Source: beem Light Sauna 2026 FDD, Item 19, PDF p. 61.
beem Light Sauna’s 2026 FDD has no Item 19 financial performance representation, so it gives no official sales, profit or owner-pay figures. Treat any earnings claim you hear from a salesperson with caution, and ask current owners (their contacts are listed in Item 20).
Item 19 (PDF page 61) states that the franchisor does not make any financial performance representations.
Estimate your payback for beem Light Sauna using Item 7 startup costs and Item 6 fee rules.
How long is the beem Light Sauna franchise agreement term?
Source: beem Light Sauna 2026 FDD, Item 17, PDF p. 54.
The standard beem Light Sauna franchise agreement runs 10 years, with renewal terms of 5 years.
Item 17 (PDF page 54): the term begins on the agreement's effective date and runs 10 years from the date the Studio opens. You may obtain two consecutive successor terms of five years each if you give 6 to 12 months' notice, sign the then-current agreement, renovate, sign a release, secure the site and pay the Successor Fee (PDF page 55).
How long does it take to open a beem Light Sauna franchise? (Item 11)
Source: beem Light Sauna 2026 FDD, Item 11, PDF p. 39.
Item 11 of the 2026 FDD states the time from signing a Franchise Agreement to opening: approximately 11 to 13 months. The agreement requires you to open no later than 13 months after the Franchise Agreement's effective date.
Item 11 also requires pre-selling at least 150 members or memberships generating at least $20,000 in recurring monthly Gross Sales before opening. An extension of the Opening Deadline may cost $2,500 per month (Item 5).
Franchises with a similar investment range
These published records are selected by proximity to beem Light Sauna’s $436,196 low-end Item 7 investment, starting with Health & Wellness. Formats, fees and source qualifications differ; the figures are not interchangeable budgets:
- Jersey Mike's $436K – $1.16M Restaurants & Food
- Penn Station East Coast Subs $441K – $820K Restaurants & Food
- Dunn Brothers Coffee $449K – $728K Source review pending Provisional publication Coffee, Juice & Beverage
- Papa Murphy's $450K – $693K Restaurants & Food
- Pure Barre $455K – $736K Source review pending Provisional publication Fitness
- Club Pilates $413K – $1.03M Fitness
Compare other health & wellness franchises
Sources
Beem Franchisor LLC Franchise Disclosure Document, issued May 15, 2026, as amended September 1, 2026, as filed with the Minnesota Commerce (CARDS). Read the source FDD PDF. How to get this FDD yourself.
- Item 5: cited PDF p. 18
- Item 6: cited PDF p. 20
- Item 7: cited PDF p. 26
- Item 19: cited PDF p. 61
- Item 20: cited PDF p. 65
- Agreement term (Item 17): cited PDF p. 54
Page references for beem Light Sauna use the PDF viewer's digital page count, not printed page headers. Some viewers download the document instead of opening the referenced page.
If the state document viewer does not open, use Minnesota Commerce's public filing instructions to look up the filing by franchisor name and document date.
Document & verification changelog
- November 2, 2026: Source check completed against the recorded FDD.
- November 2, 2026: Initial cost profile published from the 2026 Franchise Disclosure Document (issued May 15, 2026).
- November 2, 2026: Independently checked against the May 15, 2026 Minnesota Clean FDD, as amended September 1, 2026: cover, Items 5, 6, 7, 11, 17, 19, 20 and 21. Item 6 now lists all 27 table rows (the draft had 5) plus the Item 11 local marketing minimum; corrected the transfer fee, which is 25% of the franchise fee or $5,000 depending on the transfer. Added the amendment date, opening time and deadline, renewal terms, the Development Agreement total and the outright FF&E purchase note. Rewrote the analysis.
- September 1, 2026: Amendment date recorded for the source FDD.