Seller FAQ

Seller FAQ

What is EATS Broker, and what makes it different from other business brokers?

EATS Broker is a boutique restaurant brokerage firm that specializes exclusively in the sale of restaurants, bars, and nightclubs. We are not generalist business brokers who handle restaurants on the side, selling restaurants is all we do, every single day.

Founder Dominique Maddox holds two of the most prestigious credentials in business brokerage: the Certified Business Intermediary (CBI) from the International Business Brokers Association (IBBA) and the Certified Franchise Executive (CFE) from the International Franchise Association (IFA). He is among a very select group of restaurant brokers in the nation who hold both designations simultaneously.

Unlike national generalist brokerage firms, EATS Broker brings laser-focused expertise to every transaction — from independent restaurants and bars to multi-unit franchise resales. Our clients benefit from a broker who knows restaurant financials, lease structures, franchise approval timelines, and buyer psychology at a level that generalists simply cannot match.

Franchise brands we have represented include Papa John’s, Firehouse Subs, Jimmy John’s, Marco’s Pizza, and Schlotzsky’s, Smoothie King among others.

EATS Broker was founded in 2019, but Dominique Maddox has been selling restaurants professionally since 2010. That is 15+ years of hands-on experience in restaurant resales, franchise transactions, lease negotiations, and buyer qualification.

Before launching EATS Broker, Dominique spent seven years at one of the nation’s largest restaurant brokerage firms, serving in both sales development management and as a producing broker. He launched EATS Broker to deliver a more personalized, restaurant-specific experience than what large national firms can offer.

EATS Broker has since been:

  • Recognized by Marquis Who’s Who for expertise in restaurant franchise resales
  • Featured in Canvas Rebel and Voyage Dallas
  • Honored with IBBA Outstanding Producer Awards for 2024 and 2025

Our clients benefit from senior-level attention on every deal — not hand-offs to junior associates. When you list with EATS Broker, you work directly with Dominique Maddox from the first conversation to the closing table.

Learn more about our EATS = Everyday About The Sell program!
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What Closing Services does an EATS Broker facilitate?

EATS Broker provides comprehensive transaction management from accepted offer to closing table. We coordinate every party and every document so the deal does not fall apart in the final stretch. Our closing services include:

  • Offers to Purchase — structuring and presenting offers professionally on your behalf
  • Asset Purchase Agreements — drafted and reviewed by your broker
  • Non-Compete Agreements — protecting both buyer and seller interests post-closing
  • Full party coordination — buyer, seller, attorney, landlord, lender, and franchisor
  • Lien Searches — ensuring clean title transfer on all business assets
  • Promissory / Seller-Financing Notes — when seller financing is part of the deal structure
  • Escrow Instructions — coordinating the deposit, timeline, and release
  • Liquor License Management Agreements — navigating license transfer requirements
  • Lender Communication — working directly with SBA and conventional lenders on your behalf

From the moment an offer is accepted, EATS Broker manages the full transaction timeline. We coordinate with closing attorneys, franchise development representatives, landlords, and licensing offices simultaneously — so you can focus on running your restaurant until the day you hand over the keys.

Your lease is often the single most critical factor in whether your restaurant sale succeeds or fails. Buyers, lenders, and franchisors all require favorable lease terms — and many restaurant sales collapse during due diligence because of unresolved lease-related obstacles.

As a licensed Real Estate Broker in both Texas and Georgia, Dominique Maddox understands lease assignment provisions, sublease rights, personal guarantee releases, use clause restrictions, and landlord approval timelines from both a legal and transaction management perspective.

Here is why professional representation on your lease matters:

  • We know what buyers and lenders require — and proactively address those issues before they become deal-killers.
  • We initiate landlord contact and lease assignment requests at the right stage of the transaction to avoid costly delays.
  • We understand franchise lease requirements and coordinate with your franchisor’s real estate department.
  • We identify unfavorable lease clauses early so they can be addressed during the purchase price negotiation.

Attempting to manage a lease transfer without professional representation is one of the most common reasons restaurant sales fail to close. EATS Broker eliminates that risk.

On average, it takes 6 to 8 months to sell a restaurant from the time of listing to the closing table. However, the actual timeline depends on several key variables:

  • Asking price relative to market value — overpriced listings take significantly longer to generate qualified offers.
  • Quality of financial documentation — buyers and lenders require clean, organized P&L statements and tax returns.
  • Lease terms and landlord cooperation — lease assignment timelines vary widely by landlord and market.
  • Franchise approval process — franchise resales require franchisor approval, which EATS Broker manages routinely.
  • SBA financing timelines — if the buyer requires SBA lending, allow 60 to 90 days from offer acceptance to closing.

EATS Broker’s proactive approach shortens the timeline by pre-qualifying buyers financially, maintaining organized listing documentation, and managing all third-party communications simultaneously rather than sequentially. Sellers who follow our EATS = Everyday About The Sell process consistently experience smoother, faster closings.

What types of restaurants does EATS Broker sell?

EATS Broker represents sellers across a wide range of restaurant formats and deal structures:

  • Independent restaurants — full-service, fast casual, and quick-service concepts
  • Bars and nightclubs
  • Franchise resales — single-unit and multi-unit transactions for national brands
  • Asset sales — equipment, lease, and goodwill transactions

Our listings typically range from $100,000 to $5,000,000. We serve restaurant owners across Texas, Georgia, and beyond. Franchise resales represent approximately 70% of EATS Broker’s closed transactions — a direct result of Dominique Maddox’s CFE designation and deep franchise industry relationships

How does EATS Broker find and qualify buyers for my restaurant?

EATS Broker uses a multi-channel buyer acquisition strategy designed to reach the broadest qualified pool while protecting your confidentiality at every stage:

  • National listing syndication — your restaurant is advertised on the industry’s leading business-for-sale platforms with preferred placement.
  • Proprietary buyer network — EATS Broker maintains an active database of pre-qualified buyers actively searching for restaurant opportunities.
  • Confidentiality agreements — all buyers sign a Non-Disclosure Agreement (NDA) before receiving any financial or operational details about your restaurant.
  • Financial pre-qualification — before any back-of-house visit or seller meeting, buyers must provide a bank statement, 401(k) statement, or lender letter confirming access to capital.
  • Targeted franchise buyer outreach — for franchise resales, EATS Broker leverages direct relationships with existing franchisees who are often the most qualified and motivated buyers.

Your time is valuable. We do not send unqualified buyers to your door.

Ready to Sell Your Restaurant?

Contact EATS Broker today for a FREE, confidential restaurant valuation. No obligation. No upfront fees. Just expert guidance from a Certified Restaurant Broker.

📞 Call 404-993-4448Email Us Today

Dominique Maddox, CBI, CFE  |  Founder & President, EATS Broker  |  www.EATSbroker.com

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