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Selecting The Best Site For Your Pickleball Facility: JDC's Playbook

Updated: Oct 22

When it comes to pickleball site selection, the old adage "location, location, location" couldn't be more true. But it's not just about finding a spot with good visibility. The financial implications of your real estate choices can make or break your pickleball business before you even open your doors.


At Johns Design & Consulting (JDC), we've refined the art and science of pickleball facility site selection. Led by professional players and industry experts, Ben and Collin Johns, we don't just look at square footage and lease terms–we consider key factors like accessibility, visibility, parking, and specific space requirements for optimal court design. Our goal is to help you find the perfect physical location that will set your pickleball facility up for long-term success.


In this comprehensive guide, we'll walk you through JDC's approach to site selection. From real estate considerations to community space planning, we’ll cover everything you need to know about choosing the right location for your facility.


Real Estate Considerations


Although managing a pickleball club may appear to have minimal costs, the significant expense of renting a large facility can be a heavy financial burden that catches many new operators off guard. This overhead cost is consistent month after month, regardless of the fluctuations in your membership numbers or court bookings. 


The financial viability of an indoor pickleball venue can vary dramatically depending on your local real estate market and facility size, with rent prices ranging from $10,000 to $100,000 per month based on these factors. Entering into a lease agreement that exceeds your club's budget can put you in a tough position right from the start. 


This is why creating a comprehensive financial pro forma is the very first step in our pickleball facility development process


As part of this process, we look at:


  1. Financial modeling: Create a detailed financial model that accounts for all projected revenues, expenses, and cash flows for at least the first three years of operation. This model should be flexible to accommodate different real estate scenarios.

  2. Revenue projections: Be realistic about your expected membership and court booking numbers, especially in the early months. 

  3. Unexpected costs: Always include a buffer in your budget for unexpected expenses or slower-than-anticipated growth.

  4. Multiple real estate options: Don't settle for the first space you find. Explore multiple options and run the numbers for each to find the best balance of location and affordability.

  5. Ability to negotiate: Work with a real estate professional who understands the unique needs of sports facilities to help you negotiate favorable terms.


One of the biggest mistakes we see is moving too quickly on leases. Many owners are so eager to jump on the first opportunity they see because they feel like it's a fleeting opportunity. In reality, they should be sitting and really analyzing every market they're considering and making sure that there's not a better spot, or a better location, or a better deal to be had.

Remember, the goal isn't just to open your doors–it's to keep them open and thriving for years to come.


Accessibility & Location


Accessibility is king when it comes to attracting players to your pickleball facility. A great facility in the wrong location is like a perfect serve that lands just out of bounds–close, but ultimately unsuccessful. 


Here's what we've learned about making your facility easy to find and reach:


The 22-Minute Rule


Our research at JDC has found that, on average, people are willing to drive about 22 minutes to an indoor pickleball facility. This creates a "golden zone" around your potential locations. When evaluating sites, we consider:


  • Population density within this 22-minute drive time radius

  • Major roads and highways that feed into this zone

  • Potential barriers like traffic congestion or complicated routes that might extend drive times


Visibility


While dedicated players might seek out hidden gems, visibility can significantly impact your facility's success. We prioritize locations that are:


  • On or near major thoroughfares

  • Easily spotted from the road

  • In areas with complementary businesses that might attract potential players


Having the best location where you have some roadway visibility is like free marketing with people driving past everyday. It can make the drive time more manageable and expand the circle around your facility a lot further. 


Parking


Adequate parking isn't just a convenience–it's a necessity. We've found that insufficient parking can be a major deterrent for players. Our recommendations include:


  • Aim for four parking spots per court

  • Ensure parking is well-lit and easily accessible

  • Consider the flow of traffic during peak hours to avoid congestion


Some municipalities will let you have one parking spot per court. Sure, you could get it permitted that way–but that's probably not the right way to do it. It's going to deter people from showing up at your facility because they can't find a parking spot or they have to park across the street. 

Location vs. Cost


While a prime location with high visibility and easy access is ideal, it's important to balance these factors with your budget. Facility operators can be hyper-focused on the rent price, and may be willing to sacrifice $1,000 a month in rent to be in a back corner warehouse area, versus something on a major thoroughfare. This is why it’s so important to consider multiple real estate scenarios in your financial modeling. 


Remember, the goal is to find a location that's accessible to your target market, visible to potential new players, and financially viable for your business model. 


Space Requirements & Court Design


The dimensions of your courts, ease of play, and the overall layout of your space affect player experience and your facility's success. 


Before we dive into specific requirements, it's important to understand that potential spaces generally fall into two categories:


  1. Vanilla or white box spaces: These are essentially blank slates with concrete floors and drywall. When this is the case, the build-out is typically very straightforward. 

  2. Existing spaces requiring renovations: These spaces may have been used for other purposes previously and require more extensive modifications to be suitable for a pickleball facility.


At JDC, we have extensive experience working with both types of spaces. While vanilla box spaces can be easier to work with, don't discount existing spaces that might need rehabbing. Sometimes, these can offer unique opportunities or cost advantages that outweigh the additional work required.

Vanilla box pickleball facility
Vanilla box pickleball facility

Regardless of the type of space you're considering, here's what we look for when it comes to space requirements and court design:


Court Dimensions


While there's no universal standard for pickleball court sizes, at JDC we've established clear guidelines based on extensive experience:


Indoor Courts

  • Minimum size: 30 x 60 feet

  • This provides enough space for comfortable play without risking tight spaces that could limit play or pose hazards.


Outdoor Courts

  • Recommended size: 34 x 64 feet

  • The extra space allows for even more comfortable play and can accommodate various playing styles.


Ceiling Height


For indoor facilities, ceiling height is crucial. We recommend:

  • Minimum ceiling height: 18 feet

  • This allows for lobs and other overhead shots without interference.


Ceiling height is non-negotiable, and 18 feet is our minimum for a reason. It accommodates nearly all game play, including lobs. While you might occasionally see a shot go higher, those are usually mishits. A well-executed lob should comfortably fit under an 18-foot ceiling, allowing for exciting, unrestricted play.

Structural Elements


  • Columns: Look for spaces with few columns or ensure they’re spaced to accommodate minimum court dimensions and unobstructed play.

  • Ceiling systems: Be aware of drop ceilings, HVAC duct work, sprinkler systems, and lighting fixtures that may need reconfiguration.


Many spaces, especially those converted from offices, have low ceilings or overhead systems that need reconfiguration. Always factor in the expenses of raising ceilings, relocating duct work, or adjusting sprinkler and lighting systems.

Floor Condition

Floor condition is the number one consideration for proper court installation and player safety. Here’s what we look at:


  • Concrete quality: A clean, level concrete surface is essential for proper court installation. Any imperfections in the underlying concrete can lead to expensive resurfacing work.

  • Hidden issues: Be especially cautious of carpeted or otherwise covered floors. These coverings often hide the true condition of the concrete underneath. 

  • Proper inspection: Without a floor inspection, you risk unforeseen costs after the lease is signed. Always insist on a detailed floor assessment before committing to a space.

  • Resurfacing costs: If issues do arise with the floor's condition, be prepared for potential resurfacing expenses. These costs can be substantial and should be factored into your financial modeling.


Floor condition is often overlooked, but it can be a major dealbreaker. We've seen cases where hidden floor issues led to unexpected costs that threatened the entire project. Always prioritize a thorough floor inspection in your site selection process.

Lighting Considerations


Lighting is the number one complaint in pickleball facilities. It’s a game-changer in player experience, and it’s so important that Ben and Collin require a specific lighting array be installed in all JDC certified facilities. 


JDC has partnered with a lighting partner to create a customized lighting array specifically for pickleball facilities.


Key features of our lighting system include:


  • Off-court positioning: Lights are placed off the court and pointed inward

  • Diffusers: These ensure even light distribution across the entire court

  • High foot candles: Provides bright, uniform lighting across all playing areas

  • Shadow elimination: Carefully designed to minimize shadows that can interfere with play


When evaluating existing spaces, keep in mind the lighting isn’t a major consideration since it will be changed. However, ceiling height and electrical systems should be evaluated to ensure they can support the required lighting system. 


Community Spaces


Pickleball is inherently social, so designing comfortable areas where players can congregate is one of the keys to a facility's long-term success. Players who feel connected to your facility and its community are more likely to stay longer, become members, bring visitors, and recommend your facility to others.


Key considerations for community spaces include:


  • Comfortable lounge areas: Create spaces where players can relax and socialize between games.

  • Viewing areas: Design areas where players can watch matches to foster a sense of community and allow players to learn from others. This is also an important consideration if you plan to host tournaments as part of your programming. 

  • Multi-purpose areas: If space allows, consider areas that can be used for group activities, clinics, or small events.

  • Pro-shop or snack area: These amenities can encourage players to linger and socialize.




Sound Mitigation


Noise complaints are common from neighboring businesses and residents of indoor pickleball courts. And if it’s loud outside, imagine what the players experience inside. Some localities have specific noise ordinances that sports facilities must comply with, so it’s important to consider the surrounding area and your noise impact.


In these cases, a standalone building might offer more flexibility for sound management compared to a space in a multi-use building.


The good news is that JDC partners with noise mitigation experts to incorporate sound-absorbing materials and designs, including:


  • Acoustic panels on walls and ceilings

  • Specialized insulation

  • Strategic layout to minimize noise escape


By carefully considering all of these space requirements and design elements, you'll create a facility that not only meets the physical needs of the game but also fosters the social atmosphere that makes pickleball so popular.


JDC Helps You Serve Up Success Through Strategic pickleball facility Site Selection


At JDC, we've seen firsthand how the right site can set a facility up for success, and how the wrong choice can create endless challenges. 


Remember:


  • A comprehensive financial pro forma is your first step to ensure viability

  • The "22-minute rule" can guide your search for an accessible location

  • Physical requirements like court dimensions, ceiling height, and floor condition are non-negotiable for a quality playing experience

  • Community spaces and sound mitigation are key to creating a welcoming, neighborhood-friendly facility


Don't leave your pickleball dreams to chance! Partner with JDC to ensure your site selection serves up the perfect foundation for your facility's success. Contact us today to schedule a consultation and learn more about our process. 

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