Bookshelves and Beyond: Choosing the Right Space for Your Dream Bookstore

Deciding on the perfect retail space for a bookstore can feel intimidating

Your space needs to feel welcoming, cozy, and have the potential to be transformed into a literary escape for book lovers. It’s a big decision, and the stakes are high, so here’s a list of important considerations when determining if a space is the right fit for your bookstore. Let’s dive into the physical aspects to look for, and the pros and cons of starting with a “plain vanilla shell.”

1. The Who and The Where (Foot Traffic and Location Vibe)

For a bookstore, location can make or break your business. Look for a space with people where foot traffic is high, whether it’s in a bustling downtown, a neighborhood shopping center, or near other community-oriented businesses like coffee shops, cafes, or boutiques. You want your bookstore to be somewhere people can easily stumble upon, stop in, and get lost in the shelves. So spend sometime in different parts of town that seem to have your intended vibe, and see how busy it is..

Key Points:

• Nearby businesses that draw in similar demographics (think coffee shops, libraries, or cozy bakeries) can boost your visibility.

• More people mean more opportunities for walk-in customers, so a location that’s naturally bustling is a great asset.

2. The How (Parking and Accessibility)

Not every customer will walk in from the street, so parking is a big consideration. Having a nearby lot or easily accessible street parking makes it convenient for customers, especially families or older readers who may not want to walk far. Accessibility is also key—ensure that the sidewalks are well maintained and large enough wheelchairs, strollers, or walkers. and that goes for your space. There should be a wide, easy-to-navigate entrance and that the interior layout can comfortably accommodate wheelchairs, strollers, or walkers.

Tip: If your space has limited parking options, think about ways to offset that, like clear signage for public transportation routes or partnerships with nearby businesses that can provide overflow parking.

3. The What (The Space)

The actual space is important. Look at the interior layout and the flow of the space. Ideally, the area should allow for a few clearly defined sections—think reading nooks, seating areas, and well-organized shelving for different genres. Make sure there’s enough room for customers to move comfortably between aisles without feeling cramped. Consider the amount of wall space, as you’ll likely want shelves along the walls and possibly some freestanding shelves in the center of the space.

Things to Look For:

• Lighting is a big deal in a bookstore. If the space has lots of windows that bring in natural light, that’s a huge bonus—it can make the store feel warm, inviting, and easier for browsing. However, if there’s limited natural light, you’ll need to consider what type of overhead lighting is in place and whether it’s soft and welcoming or harsh and fluorescent.

  • Best Case Scenario: A mix of natural light with adjustable track lighting or soft overhead lights that can highlight specific shelves or displays without overpowering the space.

• Noise thoughts: A bookstore is a place for quiet browsing and reflection, so if the location is noisy or surrounded by high-traffic businesses, it may detract from the peaceful atmosphere you want to create. Spend some time in the space at different times of day to get a feel for the ambiance and noise levels.

  • Good to Know: If the space is near a busy intersection or high-traffic area, consider soundproofing options, like heavy curtains, rugs, or adding soft furnishings that absorb noise.

• Amenities and infrastructure that will support your bookstore

  • Is the HVAC system reliable, and is the space comfortable in hot and cold weather?

  • Are there easily accessible restrooms for customers, and do they meet ADA requirements?

  • If you’re considering adding a cafe element, is there plumbing or space for coffee equipment?

• Event Space Tips: If your space is small, consider areas that can be cleared for events, like a section with movable shelving or a cozy corner with flexible seating.

The Pros and Cons of a Blank Slate

There spaces that were once for another intention and there are others that are a “blank slate”, also called a plain vanilla shell in real estate. A “vanilla shell” space is an empty or nearly empty retail space that has basic flooring, walls, and HVAC but not much else. Before you decide if this is for you, be aware a vanilla shell can actually be an advantage for a bookstore owner. Here’s why:

Positives of a Vanilla Shell:

• Customization Freedom: Starting from a blank slate means you can design the layout, add shelving, and decorate exactly how you envision. You won’t be stuck working around fixtures or features that don’t fit the cozy, intimate feel you want for your bookstore.

• Up-to-Date Installations: With an empty shell, you can install brand-new lighting, shelving, and flooring that match your brand and can enhance your customers’ experience. You get to start fresh with no unwanted surprises.

• Negotiation Potential: Some landlords are willing to offer tenant improvement allowances for vanilla shells, which means they may contribute financially to help cover the cost of build-outs like walls, floors, or lighting. This can help you create the perfect space without blowing your budget.

Negatives of a Vanilla Shell:

• Higher Upfront Costs: Building out a vanilla shell can be costly. You’ll likely need to invest in flooring, shelving, lighting, and any specialty items like comfortable seating or decor. It’s important to budget for these costs and factor them into your initial expenses.

• Longer Setup Time: Starting with an empty shell means there’s more work to do before you’re ready to open, so keep in mind that this may lengthen your launch timeline. Consider the time it will take to build out the space, and work closely with contractors to ensure everything stays on schedule.

• Uncertain Improvements: Tenant improvement allowances can help, but they’re not guaranteed. It’s worth negotiating with the landlord to see if they’re open to covering some build-out expenses. If not, factor these into your lease decision.

Consider Leasing Terms and Flexibility

Finally, assess the leasing terms carefully. Bookstores require time to build a loyal customer base, so a lease term that allows for a couple of years to grow is ideal. Negotiate for flexible terms where possible—such as renewal options, a fair rent escalation cap, and allowances for potential improvements.

Lease Negotiation Tip: Try to negotiate for a slightly longer lease term with a gradual rent increase rather than a steep one. This gives you stability as you grow your customer base and revenue.

Wrapping It Up: Finding Your Perfect Bookstore Space

Finding the right space for a bookstore requires thoughtful consideration of everything from layout and lighting to location and lease terms. By taking these factors into account and weighing the pros and cons of options like a vanilla shell, you’ll be well on your way to creating a bookstore that feels like a second home for your customers. With the right space, your bookstore can become the cozy, welcoming haven that book lovers crave—and a thriving business that brings the community together.