Two tapes · no invented prices

Next to each other. Not blended.

Pick two cited events. Harbor will not allocate a combined PSA into hotel prices. A gap is a question. Not an appraisal.

Next to each other. Not blended. A missing price stays a question.

Tape ATape B

May 4, 2026

Courtyard Manhattan/Fifth Avenue — DiamondRock leasehold sale

Courtyard by Marriott New York Manhattan/Fifth Avenue · New York · 189 keys · Upscale

$33.0M

$174,603 / key

DiamondRock Exhibit 99.1: $33.0 million for the leasehold interest in the 189-room Courtyard Manhattan/Fifth Avenue. Ground lease — not a fee-simple Midtown PPK. Near-term capex is DiamondRock’s narrative.

Public filingMorning blotter · 2025–26Issuer filing189 keys

DiamondRock Hospitality Company Exhibit 99.1, May 4, 2026

Morning blotter · public filing or issuer IR. Combined PSAs stay combined. Harbor will not invent a price.

Open the tape Deal Frame Worksheet Market Swap sides

Feb 20, 2026

Hilton Garden Inn Longview — Summit / GIC disposition

Hilton Garden Inn Longview · Longview, Texas · 122 keys · Upscale

$12.3M

$100,820 / key

Summit 10-K: $12.3 million for the 122-guestroom Hilton Garden Inn Longview. East Texas select-service — not a Dallas Uptown PPK.

Public filingMorning blotter · 2025–26Issuer filing122 keys

Summit Hotel Properties Form 10-K subsequent events, filed February 25, 2026 (closed February 20)

Morning blotter · public filing or issuer IR. Combined PSAs stay combined. Harbor will not invent a price.

Open the tape Deal Frame Worksheet Market Swap sides

Different houses. Do not average PPK across markets or structures.

Estimate ↔ tape

The worksheet next to the filing

Cited consideration on the left. Harbor’s labeled defaults on the right. A gap is a question, not a bid. Portfolio tapes and seller paper stay footnoted. Not an appraisal.

Tape: $33.0M
Worksheet: $74.6M
Gap: +126%

Public filingMorning blotter · 2025–26Issuer filing189 keys

DiamondRock Hospitality Company Exhibit 99.1, May 4, 2026

Morning blotter · public filing or issuer IR. Combined PSAs stay combined. Harbor will not invent a price.

Open the tape Deal Frame Shock the worksheet Compare tapes

Estimate ↔ tape

The worksheet next to the filing

Cited consideration on the left. Harbor’s labeled defaults on the right. A gap is a question, not a bid. Portfolio tapes and seller paper stay footnoted. Not an appraisal.

Tape: $12.3M
Worksheet: $15.8M
Gap: +28%

Summit 10-K: $12.3 million for the 122-guestroom Hilton Garden Inn Longview. East Texas select-service — not a Dallas Uptown PPK.

Public filingMorning blotter · 2025–26Issuer filing122 keys

Summit Hotel Properties Form 10-K subsequent events, filed February 25, 2026 (closed February 20)

Morning blotter · public filing or issuer IR. Combined PSAs stay combined. Harbor will not invent a price.

Open the tape Deal Frame Shock the worksheet Compare tapes