Peach Cobbler Factory franchise cost: $158,444 to $457,274 per the 2024 FDD, a $34,950 fee, 6% royalty plus 4% marketing, and no Item 19 sales data.
Quick answer Per the 2024 FDD, a Peach Cobbler Factory shop costs $158,444 to $457,274 to open, including a $34,950 initial franchise fee. Ongoing fees are a 6% royalty, a 2% National Marketing Fund and 2% required local marketing, 10% of gross sales in all. The FDD makes no Item 19 financial performance representation.
The 2024 FDD for PCF Franchise LLC, the franchisor of The Peach Cobbler Factory, prices one shop at $158,444 to $457,274. That is the most recent disclosure on file for the brand. It was issued May 6, 2025 and reports fiscal 2024, so it is older than the 2026 filings for many brands in our database. The initial franchise fee is $34,950. The royalty is 6% of gross sales, and marketing obligations add another 4%.
The headline fact about this FDD is what it leaves out. Item 19 contains no financial performance representation. The franchisor does not publish average sales, median sales, or any revenue figure for its franchised shops or its affiliate’s Fort Lauderdale store. Everything in this guide is about cost because cost is all the document discloses.
What it does disclose is fast growth. Franchised shops went from zero at the start of 2022 to 86 at the end of 2024, with 29 more signed and unopened. This guide walks through each Item that bears on what you would pay, with page references to the 2024 FDD.
| Item 7 line | Low | High |
|---|---|---|
| Initial franchise fee | $34,950 | $34,950 |
| Rent (three months plus deposits) | $7,500 | $25,000 |
| Design and architect fees | $2,500 | $10,000 |
| Leasehold improvements and construction | $50,000 | $225,000 |
| Site survey | $3,500 | $3,500 |
| Grand opening advertising | $7,500 | $10,000 |
| Furniture, fixtures and equipment | $30,000 | $100,000 |
| Utility, phone and internet deposits | $500 | $3,000 |
| Opening inventory and supplies | $5,000 | $8,000 |
| Professional fees | $500 | $2,500 |
| Signage | $4,000 | $15,000 |
| Insurance | $900 | $1,800 |
| Business licenses and permits | $500 | $1,500 |
| Training travel, lodging and meals | $1,500 | $2,000 |
| Computer equipment and software | $2,094 | $3,524 |
| Additional funds, 3 months | $7,500 | $15,000 |
| Stated total | $158,444 | $457,274 |
Check the arithmetic before you rely on the high end. The low column adds to the stated $158,444. The high column, as printed, adds to $460,774, which is $3,500 more than the stated $457,274. The difference matches the $3,500 site survey line exactly, so the high total appears to leave it out. It is a small gap, but it is the kind of thing to raise in writing.
The range is mostly about the space you find. Note 3 says the $50,000 low end assumes a second-generation retail space you can convert cosmetically. The $225,000 high end assumes a shell with drywall and nothing else: no heating or cooling, no electrical, a bare slab. The typical shop is 800 to 1,500 square feet in a strip center or on a commercial street (Item 1). A tenant improvement allowance from the landlord can close part of the gap, and Note 3 tells you to hire a broker or leasing attorney to push for one.
The three-month cushion is thin. Note 13 budgets $7,500 to $15,000 for wages, utilities, inventory, repairs and other operating costs for the first three months. It excludes any salary for you and excludes the royalty and every other fee owed to the franchisor. For a food business with staff, that may cover a few payrolls. Our Item 7 walkthrough and working-capital guide explain how to size a real reserve.
Note 14 says the estimates are based on the affiliate’s Fort Lauderdale shop and information from franchisees. Item 11 estimates nine to 12 months from signing to opening, and the Franchise Agreement makes 12 months a hard deadline: if you are not open, the franchisor can terminate and keep your fees.
The initial franchise fee is $34,950, paid in a lump sum when you sign. It is fully earned on payment and nonrefundable.
Multi-unit buyers sign a Multi-Unit Development Agreement with a minimum of two shops. You pay the $34,950 fee for the first shop plus a $24,950 development fee for each additional one. Of that $24,950, $14,950 is due at signing and $10,000 when you sign the franchise agreement for that shop. For two shops, the cover page puts the total at $173,394 to $472,224, including $49,900 paid to the franchisor up front. That total covers the first shop’s build plus the development fee; the second shop’s build cost comes later.
A Mobile Unit, essentially a food truck operated alongside your shop, carries a $9,950 fee and a total investment of $62,394 to $77,750 per the cover page. Item 1 says it cannot be your first franchise and does not count as a unit under a development agreement.
The recurring percentage fees total 10% of gross sales:
Put simply, every $100,000 in sales sends $8,000 to the franchisor and commits $2,000 to local marketing. Add the PCF App ordering fee of $129 a month ($1,548 a year), which the franchisor can raise with vendor pricing. If you run a Mobile Unit, its revenue is combined with the shop’s for every percentage fee (Note 2).
Gross sales are defined broadly: everything from the business, including insurance proceeds for business interruption, minus sales tax, authorized promotional discounts and refunds.
Other Item 6 charges to note:
| Fee | Amount |
|---|---|
| Transfer | $5,000 to a third party, $2,500 to an existing franchisee |
| Renewal | $5,000 |
| Relocation | 25% of the then-current initial fee |
| Extra trainees | $1,000 each beyond the first two |
| Additional training | $500 per day, two-day minimum, plus travel |
| Conference | Up to $1,000 per person |
| Quality assurance inspection | Up to $250 per inspection |
| Non-compliance | $100 per day plus costs |
| Interest on late amounts | 18% per year |
| Management by franchisor | Its expenses plus 10% of gross sales |
| Liquidated damages | Average monthly royalty and fund fees times 36, or the months left if fewer |
The liquidated damages clause is the one to model. If you terminate without cause or are terminated for cause, you can owe up to three years of royalties and marketing fund contributions. If you close before 12 months of operation, the franchisor can calculate that number using the average sales of other shops, sales figures it does not publish in Item 19.
Three open-ended costs sit in the same table. There is no advertising cooperative today, but if the franchisor forms one, your contribution is credited against the 2% local requirement, capped at half of it. If you do not start a required refurbishment within 30 days of a request, the franchisor can do the work itself and bill you the full cost plus 10%. And the “System Modifications” line says that when the franchisor changes the system, you pay to adapt, whether that means new equipment, software or construction materials. None of these has a disclosed dollar figure, which is exactly why they belong in your reserve.
Supplier economics run through the franchisor too. Item 8 reports $211,467 in rebates in fiscal 2024, 5.4% of the franchisor’s total revenue of $3,909,601. It has negotiated vendor incentives of 0% to 10% of franchisee purchases and $0.75 per case from one food supplier, and states it has no obligation to pass them along.
The term is 10 years with one 10-year renewal (Item 17). Item 12 sets a typical one-mile Designated Territory in suburban or rural areas, smaller in urban locations, and says plainly that it is not an exclusive territory, even though the franchisor agrees not to put another Peach Cobbler Factory inside it.
Item 19 of the 2024 FDD states: “We do not make any representations about a franchisee’s future financial performance or the past financial performance of company-owned or franchised outlets.” The franchisor also states it does not authorize employees to make such representations, and asks that any projections you receive be reported to management, the FTC and state regulators.
That leaves a buyer with no disclosed basis for a sales forecast. You know what a shop costs. You do not know what one sells. The franchisor’s own revenue gives one indirect clue, but no more than that: total revenue of $3,909,601 in 2024 across initial fees, royalties, marketing contributions and rebates from a system that grew from 65 to 86 franchised shops during the year. That number cannot be turned into a per-shop sales figure with any confidence, because fee income from new signings is mixed into it.
The practical consequence is that your sales forecast has to come from franchisees. Exhibit F lists every operating shop with a phone number, and Item 20 states that no current or former franchisee has signed a confidentiality clause restricting what they can tell you. Ask at least ten owners for their trailing twelve months of sales, cost of goods and labor, and weight the shops that have been open longest. Our guide to Item 19 covers what to ask when a franchisor discloses nothing, and the financials facet shows the brand’s data as we hold it.
| Year | Start | Opened | Terminated | Non-renewed | Ceased, other | End |
|---|---|---|---|---|---|---|
| 2022 | 0 | 26 | 0 | 0 | 0 | 26 |
| 2023 | 26 | 39 | 0 | 0 | 0 | 65 |
| 2024 | 65 | 28 | 0 | 0 | 7 | 86 |
The affiliate-owned shop in Fort Lauderdale opened in 2023 and was the only company location through 2024, for 87 outlets in total.
This is a young system. Every franchised shop in it opened in 2022 or later, which means none had been open much more than three years when this FDD was issued. The first closures arrived in 2024: 7 shops ceased operations, in Alabama, Florida, Kentucky (2), Louisiana, Tennessee and West Virginia. Against 65 franchised shops at the start of the year, that is roughly one in nine. Kentucky, one of the earliest markets with 5 shops opened in 2022, went from 7 shops to 5.
The growth is concentrated in the Southeast. At the end of 2024, Florida had 13 franchised shops, North Carolina 12, Georgia 11, and Texas 8 after opening 6 that year. Two shops transferred to new owners in 2024, one each in Alabama and Kentucky.
The pipeline is large relative to the base. Item 20 lists 29 signed franchise agreements for shops not yet open and projects 29 franchised openings in the following year, across 15 states and the District of Columbia.
Two of the state-required “Special Risks” on page iv speak to that pipeline. One says the franchisor has signed a significant number of franchise agreements with franchisees who have not opened, and that if they face delays, so may you. The other says the franchisor’s financial condition, as shown in its Item 21 statements, calls into question its ability to provide services and support. Item 21 attaches audited statements as of December 31, 2024, 2023 and 2022. Have an accountant read them before you pay a fee.
PCF Franchise LLC was formed on July 25, 2021 and began offering franchises the same month (Item 1). It has no parent and no predecessor. Its one affiliate, LJGG Holdings, LLC, runs the Fort Lauderdale shop that serves as the company location. Item 3 discloses no litigation and Item 4 no bankruptcy.
Item 2 lists the leadership. Chairman Larry Johnston was CEO of Albertsons Companies from 2001 to 2006 and spent 28 years at General Electric before that. CEO Greg George has led the company since April 2022 after starting as its director of franchise development. The chief marketing officer joined in January 2025; earlier she ran marketing for a franchisee that owned 195 Wendy’s, Old Chicago and Golden Corral restaurants and spent 13 years in Wendy’s field marketing.
The operating rules are tight for a small-footprint dessert shop. Item 11 sets mandatory hours of noon to 10 p.m., seven days a week, and you need written approval to change them. Initial training is listed at 15 classroom hours and 15 on-the-job hours, run in Fort Lauderdale, virtually or at another designated location. The first two trainees are covered by the franchise fee; each additional trainee costs $1,000.
Item 8 estimates that purchases from approved or designated suppliers make up 65% to 80% of your startup spending and 55% to 65% of ongoing operating expenses. You must use the approved card processor, at an estimated 0.78% plus $0.08 per transaction. With most of your costs flowing through suppliers the franchisor picks, and vendor incentives of up to 10% of your purchases flowing back to it, ask early what your cost of goods will be.
| Brand | Item 7 range | Fee | Royalty | Units on file | Item 19 median on file |
|---|---|---|---|---|---|
| The Peach Cobbler Factory | $158,444 to $457,274 | $34,950 | 6% | 86 | none disclosed |
| Menchie’s | $161,846 to $497,979 | $53,900 | 6% | 294 | none on file |
| Mochinut | $233,500 to $459,000 | $35,000 | 5% | 132 | none on file |
| Marble Slab Creamery | $50,000 to $654,635 | not on file | 6% | 249 | $457,502 |
| Baskin-Robbins | $307,400 to $626,700 | $25,000 | 0.5% to 5.9% | 2,186 | $503,430 |
| Handel’s | $460,900 to $996,500 | $50,000 | 6% | 145 | $959,264 |
Figures for the other brands come from each brand’s most recent FDD in our database; sample definitions vary.
On entry cost, The Peach Cobbler Factory sits with Menchie’s at the low end of the dessert category, and its fee is in line with Mochinut’s. Its 10% combined royalty and marketing load is at the high end for the group. The bigger gap is disclosure. Marble Slab, Baskin-Robbins and Handel’s all publish a median you can test a business plan against. The Peach Cobbler Factory, like Menchie’s and Mochinut, gives you nothing to test against.
Browse the full ice cream and dessert category, compare frozen dessert brands in our best ice cream and frozen yogurt franchises guide, or see other concepts in the same price band in best food franchises under $250K. For a dessert brand at the other end of the cost scale, our Crumbl franchise cost breakdown shows what a full Item 19 disclosure looks like.
The FDD is honest about the price. It is silent on the payoff. Until owners give you their numbers, you are pricing a shop with no way to know whether it pays back.
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About this analysis The franchise data in this article is drawn from VetMyFranchise's structured analysis of 2,300+ Franchise Disclosure Documents filed with U.S. state regulators. See our data & methodology.
Item 7 of the 2024 Peach Cobbler Factory FDD estimates $158,444 to $457,274 to open one shop, including the $34,950 initial franchise fee. The biggest swing is leasehold improvements, $50,000 for a second-generation retail space up to $225,000 for a bare shell. Furniture, fixtures and equipment add $30,000 to $100,000, and three months of additional funds add $7,500 to $15,000.
The initial franchise fee is $34,950, paid in a lump sum when you sign and nonrefundable (Item 5). A two-unit Multi-Unit Development Agreement costs $49,900 at signing: the $34,950 fee plus $14,950 of a $24,950 development fee for the second shop, with the remaining $10,000 due when you sign that shop's franchise agreement.
Item 6 sets the royalty at 6% of gross sales, paid monthly by EFT. You also contribute 2% of gross sales to the National Marketing Fund and must spend another 2% on approved local marketing in your territory. The PCF app ordering fee is $129 a month. Late payments carry 18% annual interest plus a late fee of the greater of 5% or $100.
The FDD does not say. Item 19 states that the franchisor makes no representations about the past or future financial performance of franchised or company-owned shops. Any sales or profit figure a salesperson or broker quotes you is outside the disclosure document, and Item 19 asks you to report it to management, the FTC and state regulators.
At the end of 2024 there were 86 franchised shops and 1 affiliate-owned shop in Fort Lauderdale, 87 in total, per Item 20 of the 2024 FDD. Franchised shops opened 26 in 2022, 39 in 2023 and 28 in 2024, and 7 closed in 2024. Another 29 franchise agreements were signed but not yet open.
Only alongside a brick-and-mortar shop. Item 5 charges $9,950 per Mobile Unit, and the cover page puts the total investment for a mobile unit at $62,394 to $77,750. A Mobile Unit cannot be your first franchise and does not count as a unit under a development agreement. Its sales are added to the shop's gross sales for royalty purposes.
Item 11 estimates nine to 12 months from signing to opening, and the Franchise Agreement requires you to open within 12 months. If you miss that deadline, the franchisor can terminate without refunding any fees. Initial training runs about two and a half to three days in Fort Lauderdale.
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