Corpus · 95 markets
Where the tape lives
Public hotels, desks that publish coverage, and tapes we can cite. A market page is a folio, not a CBRE or JLL survey. Cap-rate bands stay Harbor by Signalry research defaults.
- Markets
- 95
- Hotels
- 276
- Graph events
- 282
- Cited prices
- 229
Northeast · gateway
New York
The deepest hotel capital market in the country. Trophy pricing, ground-lease complexity, and a buyer set that reads like a sovereign-wealth directory. Sunstone’s 2015 Doubletree Guest Suites Times Square $540.0 million / 468 tape is an entity sale of the leasehold interests — not a fee Midtown deed, not Host’s 2022 Sheraton Times Square $373 million convention box, and not Pebblebrook’s Roger $19.0 million boutique. Hersha’s 2018 Hampton Inn Financial District $32.4 million / 81 tape is a named Financial District Hampton — not that Doubletree and not that Sheraton convention box. Hersha’s 2014 Hotel 373 $37.0 million / 70 tape is a named midtown Manhattan boutique — not that Financial District Hampton, not that Doubletree, and not that Sheraton convention box. Hersha’s 2013 Hyatt Union Square $105.0 million / 178 tape is a named Union Square Hyatt — not that Hotel 373 boutique, not that Financial District Hampton, and not that Times Square Doubletree. Hersha’s 2011 Holiday Inn Express Water Street $36.7 million / 112 tape is a named Water Street Holiday Inn Express — not that Financial District Hampton, not that Hotel 373 boutique, and not that Union Square Hyatt. Hersha’s 2010 Holiday Inn Wall Street $34.876 million / 113 tape is a named Wall Street Holiday Inn — not that Water Street Holiday Inn Express, not that Financial District Hampton, and not that Hotel 373 boutique. Hersha’s 2008 Duane Street Hotel $24.75 million / 45 tape is a named Tribeca independent — not that Hotel 373 boutique, not that Financial District Hampton, and not that Wall Street Holiday Inn. Hersha’s 2007 Hampton Inn Seaport $27.6 million / 65 tape is a named Seaport Hampton — not that Duane Street independent, not that Financial District Hampton, and not that Wall Street Holiday Inn. Filing names Hampton Inn Seaport in New York City — Harbor will not invent a Financial District or Pearl Street lock. Pebblebrook’s 2021 Roger $19.0 million tape is a leasehold with about 23 years left — not that Doubletree, not RLJ’s 2021 DoubleTree Metropolitan $169.0 million box, not DiamondRock’s 2021 Lexington Hotel $185.3 million box, and not the Marriott Marquis. Sunstone’s 2021 Renaissance Westchester $18.8 million / 348 tape lives on its own market — that suburban Renaissance is not a Manhattan PPK. Hersha’s 2006 Holiday Inn Express Hauppauge $18.0 million / 133 tape and Hersha’s 2006 Hampton Inn Farmingville $21.5 million / 161 tape live on their own Long Island market — Harbor will not invent a Manhattan lock.
25 hotels · 26 tapes · 17 cited · 12 desks
Northeast · tertiary
Westchester County
Suburban New York office-park and county-seat inventory. Do not import a Manhattan going-in cap. Sunstone’s 2021 Renaissance Westchester $18.8 million / 348 tape is a named suburban Renaissance — not Host’s 2022 Sheraton Times Square $373 million convention box and not DiamondRock’s 2021 Lexington Hotel $185.3 million box. Harbor will not invent a White Plains or Harrison lock. Hersha’s 2006 Holiday Inn Express Hauppauge $18.0 million / 133 tape lives on its own Long Island market — Harbor will not invent a Manhattan lock.
1 hotels · 1 tapes · 1 cited · 0 desks
Northeast · tertiary
Long Island
Expressway select-service keys. Do not import a Manhattan going-in cap. Hersha’s 2006 Holiday Inn Express Hauppauge $18.0 million / 133 tape and Hersha’s 2006 Hampton Inn Farmingville $21.5 million / 161 tape are this market — Harbor will not invent a Manhattan, Times Square, or Brookhaven lock. Not Hersha’s 2011 Holiday Inn Express Water Street $36.7 million / 112 tape, not Hersha’s 2010 Holiday Inn Wall Street $34.876 million / 113 tape, and not Hersha’s 2018 Hampton Inn Financial District $32.4 million / 81 tape.
2 hotels · 2 tapes · 2 cited · 0 desks
Southeast · gateway
Miami / South Beach
Lifestyle and beachfront keys trade on story as much as T12. Seasonality and condo-hotel structures are the first diligence questions. Hersha’s 2017 Ritz-Carlton Coconut Grove $36.0 million / 115 tape is a named Coconut Grove buy — not Host’s 2022 YVE $50 million downtown tape, not Pebblebrook’s 2023 Colonnade Coral Gables $63.0 million / 157 tape, and not Sunstone’s 2022 Confidante Miami Beach $232.0 million / 339 tape. Host’s YVE is not a South Beach luxury PPK, and Pebblebrook’s Colonnade is not either. Sunstone’s Confidante is a named Miami Beach Confidante — not that downtown YVE and not Pebblebrook’s 2021 Margaritaville Hollywood Beach Resort $270 million / 369 ground-lease tape. That Hollywood ground-lease PPK lives on its own market. Apple’s 2015 Hampton Inn Fort Lauderdale $23.0 million / 156 tape lives on its own market — that Hampton is not a South Beach palace.
8 hotels · 9 tapes · 7 cited · 5 desks
Southeast · resort
Southwest Florida
Naples, Bonita Springs, and Fort Myers resort inventory. Seasonality, insurance, and group pace sit next to ADR. Not a South Beach tape and not Pebblebrook’s 2021 Margaritaville Hollywood Beach Resort $270 million / 369 ground-lease tape.
1 hotels · 1 tapes · 1 cited · 2 desks
West · gateway
Los Angeles
A collection of micro-markets. Westside luxury, downtown adaptive reuse, and coastal independents do not share a cap-rate conversation. Hersha’s 2016 Ambrose Hotel $47.5 million / 77 tape is a named Santa Monica boutique buy — not Park’s 2019 Ace Hotel Downtown Los Angeles $117.0 million / 182 tape, not Hersha’s 2011 Courtyard Westside $47.5 million / 260 tape, and not Sunstone’s 2019 Courtyard Los Angeles $50 million / 187 leasehold tape. Hersha’s Courtyard Westside is a named Los Angeles Courtyard buy — not that Ambrose, not Park’s Ace, and not Sunstone’s Courtyard. Park’s Ace is a named downtown adaptive-reuse single — not Sunstone’s Courtyard, not Sunstone’s 2016 Sheraton Cerritos $42.0 million / 203 leasehold tape, not Hilton Checkers, and not Park’s 2022 Hilton Garden Inn LAX/El Segundo $37.5 million / 162 tape. Sunstone’s Courtyard and Cerritos are named leaseholds — not fee downtown deeds. Filing names Los Angeles, Santa Monica, or Cerritos — Harbor will not invent a downtown, Venice, LAX, Long Beach, or Anaheim lock. A downtown Checkers is not a West Hollywood hillside PPK, and Pebblebrook’s 2019 Hotel Amarano Burbank $72.9 million tape is a 132-key Media District boutique — not a Sunset trophy. Apple’s 2015 SpringHill Suites Burbank $60.0 million / 170 and Courtyard Burbank $54.0 million / 190 tapes are named select-service singles — not that Amarano. Apple’s 2015 Hampton Inn Cypress $19.8 million / 110 tape lives on its own Orange County market.
16 hotels · 17 tapes · 13 cited · 8 desks
West · gateway
San Francisco
A recovery market. Historic palaces and union houses still trade; underwriting must name weekday group and tech transient separately. The 2026 Embarcadero Hyatt Regency sale is a convention atrium tape — not Nob Hill, not Pebblebrook’s 2021 Villa Florence $87.5 million Union Square tape, not the 2022 Marker $77.0 million or Spero $71.0 million tapes, not the 2023 Hotel Zoe $68.5 million Wharf tape, and not an airport Four Points.
10 hotels · 11 tapes · 9 cited · 2 desks
West · secondary
Silicon Valley / East Bay
Fremont, San Jose, and East Bay select-service inventory. Tech weekday demand is not a Union Square palace tape. Hersha’s 2016 Courtyard Sunnyvale $75.0 million / 145 tape is a named South Bay Courtyard buy — not RLJ’s 2026 Hyatt Place Fremont / Silicon Valley $13.2 million / 151 tape. Do not import a Fairmont Nob Hill PPK.
2 hotels · 2 tapes · 2 cited · 1 desks
Midwest · gateway
Chicago
River North, Magnificent Mile, and adaptive-reuse boutiques. Winter seasonality and union labor belong in the first memo page. Sunstone’s 2022 Hyatt Centric Magnificent Mile $67.5 million tape is a leasehold — not a fee palace, not Xenia’s 2022 Kimpton Hotel Monaco Chicago $36.0 million tape, not Park’s 2022 Hilton Garden Inn Chicago/Oakbrook Terrace $9.4 million / 128 tape, and not a suburban Lombard or Hoffman Estates Hyatt Place. Embassy Suites Chicago + Hilton Garden Inn Magnificent Mile $129.5 million stays combined until a filing splits named singles.
8 hotels · 8 tapes · 6 cited · 9 desks
Northeast · gateway
Boston
Constrained supply, academic and medical demand, and a buyer set that will pay for irreplaceable Back Bay and waterfront keys. Hersha’s 2016 Envoy Hotel $112.5 million / 136 tape is a named Boston Envoy buy — not RLJ’s 2021 AC Hotel Boston Downtown $89.0 million / 205 tape, not Ashford’s 2025 Courtyard Boston Downtown $123.0 million / 315 tape, not Hersha’s 2012 Bulfinch Hotel $18.2 million / 80 tape, not Hersha’s 2016 Hawthorn Suites Franklin $8.9 million / 100 tape, and not Hersha’s 2006 Residence Inn Norwood $14.3 million / 96 tape. Hersha’s Bulfinch is a named Boston independent buy — not that Envoy, not that downtown AC, and not that Franklin Hawthorn. RLJ’s downtown AC is a named downtown AC — not Host’s 2022 Sheraton Boston $233 million tape, not Sunstone’s 2023 Park Plaza $370 million tape, not that Courtyard Downtown, not Pebblebrook’s 2019 Onyx $58.3 million downtown boutique, and not a Billerica interstate Homewood. Hersha’s Franklin Hawthorn is a named suburban Massachusetts Hawthorn — not that downtown AC, not that Courtyard Downtown, and not that Billerica Homewood. Hersha’s 2006 Residence Inn Norwood is a named Norwood Residence Inn — Harbor will not invent a Back Bay lock. Hersha’s November 2016 Residence Inn Framingham plus Residence Inn Norwood $47.0 million line stays combined. Hilton Boston Back Bay stays off (144 / 390 room conflict).
12 hotels · 14 tapes · 10 cited · 2 desks
Northeast · secondary
Philadelphia
Center City and historic-district keys. A convention week is not a Rittenhouse leisure week. Hersha’s 2017 Westin Philadelphia $135 million / 294 tape is a named Philadelphia Westin buy — not Pebblebrook’s 2022 Sofitel Philadelphia $80.0 million / 306 tape. That Sofitel is a 306-key luxury single — not the $183.9 million Q3 2022 proceeds line and not the $260.9 million 2022 year total. Hersha’s 2011 Comfort Inn West Hanover $5.25 million / 81 tape, Hersha’s 2010 Holiday Inn Express New Columbia $3.0 million / 81 tape, and Hersha’s 2009 Hilton Garden Inn Gettysburg $7.75 million / 88 tape live on their own Central Pennsylvania market — Harbor will not invent a Philadelphia lock. Hersha’s 2006 Courtyard Scranton $8.8 million / 120 tape lives on its own Scranton market — Harbor will not invent a Philadelphia or Harrisburg lock.
2 hotels · 2 tapes · 2 cited · 0 desks
Mid-Atlantic · tertiary
Central Pennsylvania
Interstate select-service in West Hanover, New Columbia, and Gettysburg, Pennsylvania. Hersha’s 2011 Comfort Inn West Hanover $5.25 million / 81 tape, Hersha’s 2010 Holiday Inn Express New Columbia $3.0 million / 81 tape, and Hersha’s 2009 Hilton Garden Inn Gettysburg $7.75 million / 88 tape are this market — Harbor will not invent a Philadelphia or Harrisburg lock. Hersha’s 2006 Courtyard Scranton $8.8 million / 120 tape lives on its own Scranton market. Not Hersha’s 2017 Westin Philadelphia $135 million / 294 tape and not Hersha’s 2011 Holiday Inn Express Water Street $36.7 million / 112 tape.
3 hotels · 3 tapes · 3 cited · 0 desks
Northeast · tertiary
Scranton
Northeastern Pennsylvania select-service. Do not import a Center City or Harrisburg going-in cap. Hersha’s 2006 Courtyard Scranton $8.8 million / 120 tape is this market — Harbor will not invent a Harrisburg, Philadelphia, Wilkes-Barre, or Moosic lock. Not Hersha’s 2009 Hilton Garden Inn Gettysburg $7.75 million / 88 tape, not Hersha’s 2011 Comfort Inn West Hanover $5.25 million / 81 tape, not Hersha’s 2010 Holiday Inn Express New Columbia $3.0 million / 81 tape, and not Hersha’s 2017 Westin Philadelphia $135 million / 294 tape.
1 hotels · 1 tapes · 1 cited · 0 desks
Mid-Atlantic · gateway
Washington, D.C.
Government, association, and embassy demand. Height limits and historic fabric make replacement cost a real floor. Hersha’s 2015 St. Gregory Hotel $57.0 million / 155 tape is a named Dupont Circle buy — not Park’s 2020 Embassy Suites Washington DC Georgetown $90.4 million / 197 tape, not Hersha’s 2015 Ritz-Carlton Georgetown $50.0 million / 86 tape, not Hersha’s 2016 Hilton Garden Inn M Street $106.5 million / 238 tape, not Hersha’s 2011 Capitol Hill Suites $47.5 million / 152 tape, not Hersha’s 2010 Hampton Inn Washington, D.C. $73.096 million / 228 tape, and not Hersha’s 2018 Hyatt House Gaithersburg $19.0 million / 140 tape. Hersha’s 2010 Hampton Inn Washington, D.C. is a named Washington Hampton Inn — not that Capitol Hill boutique, not that St. Gregory Dupont Circle PPK, not that Georgetown Ritz-Carlton, and not that M Street Garden Inn. Harbor will not invent a Massachusetts Avenue, Convention Center, or Union Station lock. Hersha’s Capitol Hill Suites is a named Capitol Hill boutique buy — not that Washington Hampton Inn, not that St. Gregory Dupont Circle PPK, not that Georgetown Ritz-Carlton, not that M Street Garden Inn, and not Park’s Georgetown Embassy. Hersha’s Georgetown Ritz-Carlton is a named Georgetown Ritz-Carlton buy — not that St. Gregory Dupont Circle PPK, not that M Street Garden Inn, not Park’s Georgetown Embassy, and not Hersha’s 2017 Ritz-Carlton Coconut Grove $36.0 million / 115 tape. Hersha’s M Street Garden Inn is a named M Street Garden Inn buy — not that St. Gregory Dupont Circle PPK and not that Georgetown Ritz-Carlton. Park’s Georgetown Embassy is a named Georgetown Embassy — not DiamondRock’s Westin Washington D.C. City Center $92.0 million tape and not Xenia’s 2024 Lorien Hotel & Spa $30.0 million Old Town tape. Hersha’s Gaithersburg Hyatt House is a named suburban Maryland Hyatt House — not that Georgetown Embassy PPK. Xenia’s Lorien is Old Town Alexandria — not a City Center Westin and not that Georgetown Embassy PPK. Pebblebrook’s 2019 Palomar $141.5 million, Liaison Capitol Hill $111.0 million, Rouge $42.0 million, Hotel Madera $23.3 million / 82, and Topaz $33.1 million tapes are named DC singles — not Fairmont Dallas $111.0 million, not Sunstone’s 2018 Marriott Tysons Corner $87.5 million / 396 tape, and not a slice of the $331.0 million InterContinental Buckhead + Sofitel Lafayette Square line, which stays combined. Apple’s 2024 AC Hotel Washington DC Convention Center $116.804 million / 234 tape is a named Convention Center single — not Topaz, not Palomar, and not Madera. Apple’s 2017 Marriott Fairfax $41.5 million / 316 tape, Sunstone’s Tysons Marriott, and Hersha’s 2006 Residence Inn Tyson’s Corner $20.1 million / 96 tape live on their own Northern Virginia market — not a downtown convention PPK.
19 hotels · 18 tapes · 15 cited · 5 desks
West · gateway
Las Vegas
Hotel-casino trophies and Strip-adjacent rooms. Many public prices include gaming, retail, or sale-leaseback structures — read the footnote. Apple’s 2023 SpringHill Suites Las Vegas Convention Center $75.0 million tape is a 299-key rooms-focused buy — not a Strip palace PPK.
4 hotels · 6 tapes · 6 cited · 2 desks
Southeast · secondary
Orlando
Theme-park corridors and convention inventory. Large-box full-service trades on group pace more than Instagram. Xenia’s 2022 Bohemian Hotel Celebration $27.8 million tape is a 115-key Autograph — not a South Beach luxury PPK and not Fairmont Dallas $111.0 million. Apple’s 2019 Home2 Suites Orlando Airport $20.736 million / 128 tape is a named airport Home2 — not Chatham’s 2024 Orlando Homewood $15.5 million tape.
4 hotels · 4 tapes · 4 cited · 3 desks
Southeast · secondary
Tampa Bay
Tampa, St. Petersburg, and Brandon inventory. Airport, medical, and suburban extended-stay files are not a South Beach tape. Do not import a Host marina number you cannot reconcile to a deed.
1 hotels · 1 tapes · 1 cited · 1 desks
Southeast · resort
Hollywood Beach / Fort Lauderdale
Broward oceanfront and Broadwalk inventory. Pebblebrook’s 2021 Margaritaville Hollywood Beach Resort $270 million / 369 tape is a named ground-lease single — not a South Beach palace PPK and not Southwest Florida resort inventory. Do not apply that PPK as a fee deed.
1 hotels · 1 tapes · 1 cited · 0 desks
Southeast · secondary
Jacksonville
Northeast Florida select-service and interstate inventory. Apple’s 2018 Hyatt Place Jacksonville $15.4 million / 127 tape is a named single — not a South Beach PPK and not Orlando Airport Home2 $20.736 million. Do not invent a submarket the filing does not name.
1 hotels · 1 tapes · 1 cited · 0 desks
South Central · secondary
Dallas–Fort Worth
A deep select-service and full-service market. Corporate travel and a growing luxury pocket downtown and in Uptown. A downtown Fairmont is not a Plano Hyatt Place. Apple’s 2017 Courtyard Fort Worth $18.034 million / 124 tape is a named Fort Worth Courtyard — not the 2021 Medical Center Garden Inn $29.5 million or Homewood $21.5 million tapes. Those Medical Center tapes are rooms-focused buys — not Fairmont Dallas $111.0 million. Apple’s 2017 Hilton Dallas $56.1 million / 224 sale is a named Dallas Hilton — not that Fort Worth Courtyard and not the assumed-loan line. Arlington South pair stays combined.
8 hotels · 8 tapes · 6 cited · 10 desks
South Central · secondary
Houston
Energy, medical, and convention demand. Cap rates often wider than the coastal gateways for the same flag. Medical Center select-service is not an Energy Corridor full-service tape. RLJ’s 2021 Courtyard Houston Sugar Land $4.4 million tape is a suburban 112-key single — not the Medical Center Courtyard and not a slice of the $9.3 million Sugar Land pair. Ashford’s 2025 Hilton Houston NASA Clear Lake $27 million / 242 tape is a named NASA-adjacent Hilton — Harbor will not invent a Nassau Bay lock.
7 hotels · 7 tapes · 6 cited · 4 desks
Mountain West · secondary
Denver
Downtown adaptive reuse and mountain-adjacent drive-to. Labor and union questions belong next to the RevPAR line. RLJ’s 2021 Moxy Denver Cherry Creek $51.25 million / 170 tape is a named Cherry Creek Moxy — not Hotel Teatro $35.5 million and not Xenia’s 2022 Kimpton Hotel Monaco Denver $69.8 million tape. That Monaco is a downtown Kimpton — not Hotel Monaco Seattle $63.25 million, not Monaco Chicago $36.0 million, and not a Tech Center Garden Inn. RLJ’s 2024 Hotel Teatro $35.5 million tape is a 110-key downtown buy — not a Monaco PPK and not the $125 million Beacon Hill land line.
6 hotels · 6 tapes · 4 cited · 2 desks
Midwest · secondary
Minneapolis–Saint Paul
Airport, Mall of America, and downtown select-service. A Bloomington Homewood is not a Nicollet Mall palace. Apple’s 2019 Hampton Inn & Suites Downtown St. Paul $31.680 million / 160 tape is a named downtown Hampton — not that Bloomington Homewood $13.8 million tape. Do not import a Chicago going-in cap.
2 hotels · 2 tapes · 2 cited · 0 desks
Midwest · secondary
Madison
State-capital and campus demand. Apple’s 2021 Hilton Garden Inn Madison $49.599 million / 176 tape is a rooms-focused new-build take-out — not a Chicago Loop PPK. Apple’s 2024 Embassy Suites Madison Downtown $79.516 million / 262 tape is a named downtown Embassy — not that Garden Inn.
2 hotels · 2 tapes · 2 cited · 0 desks
South Central · secondary
Austin
Lifestyle and music-city independents with a corporate overlay. New supply is the first underwriting risk. A north-side Garden Inn is not a downtown music-city palace. Host’s 2021 Hyatt Regency Austin $161 million / 448 tape is a named downtown convention Hyatt. Host’s 2021 Hotel Van Zandt $246 million / 319 tape is a named downtown Kimpton — not that Hyatt, not Chatham’s Domain Residence Inn $37.0 million / 132 or TownePlace $34.3 million / 137 tapes, and not Apple’s Austin North Garden Inn $10.4 million tape. DiamondRock’s 2022 Lake Austin Spa Resort $75.8 million net / 40 tape is a named lakeside spa — not those downtown boxes.
8 hotels · 8 tapes · 6 cited · 1 desks
Southeast · secondary
Nashville
Leisure and entertainment demand with a fast pipeline. Soft-brands and independents on Broadway-adjacent streets trade at a story premium. Xenia’s 2022 W Nashville $328.7 million / 346 tape is a named Gulch W — not Motto Nashville $98.2 million, not RLJ’s 21c Hotel Nashville $59.0 million / 124, and not Pebblebrook’s 2020 Union Station $56.0 million tape. That Union Station is a 125-key Autograph — not a slice of Host’s $530 million 1 Hotel + Embassy Suites Nashville close.
8 hotels · 7 tapes · 6 cited · 3 desks
Southeast · secondary
Atlanta
A convention and corporate hub. Buckhead, Midtown, and airport inventory are three different files. RLJ’s 2021 Hampton Inn & Suites Atlanta Midtown $58.0 million tape is a 186-key Midtown buy — not the 2025 Courtyard Buckhead $24.3 million sale and not a slice of Host’s $331.0 million Buckhead + Lafayette Square line. Apple’s 2018 Hampton Inn & Suites Atlanta/Downtown $24.0 million / 119 and Atlanta/Perimeter Dunwoody $29.5 million / 132 tapes are named singles — not that Midtown Hampton. Apple’s 2016 Home2 Suites Atlanta $24.6 million / 128 tape is a named new-build Home2 — not those Hamptons. Ashford’s 2024 Hampton Inn Lawrenceville $8.1 million / 85 tape is a named Gwinnett County Hampton — Harbor will not invent a Buckhead lock.
7 hotels · 7 tapes · 6 cited · 8 desks
West · gateway
Seattle
Waterfront and downtown keys with a tech-corporate spine. Construction cost and labor are the replacement-cost story. Pebblebrook’s 2023 Monaco $63.25 million and Vintage $33.7 million tapes are downtown lifestyle — not an airport ground-lease PPK. Apple’s 2023 Residence Inn Seattle South/Renton $55.5 million tape is South extended-stay — not those downtown boxes.
4 hotels · 4 tapes · 4 cited · 1 desks
Midwest · secondary
Cincinnati
River-city convention and Fountain Square inventory. Do not import a Chicago Magnificent Mile going-in cap.
1 hotels · 0 tapes · 0 desks
Midwest · secondary
Cleveland
University Circle, downtown, and airport inventory are three different files. Apple’s 2023 Courtyard Cleveland University Circle $31.0 million tape is a 154-key rooms-focused buy — not a Cincinnati river-city PPK and not a Chicago Loop box.
1 hotels · 1 tapes · 1 cited · 0 desks
Midwest · secondary
Louisville
East Market / NuLu and downtown convention inventory. Apple’s 2022 AC Hotel Louisville Downtown $51.0 million tape is a 156-key rooms-focused buy — not the Pittsburgh AC $34.0 million tape and not a Cincinnati river-city PPK. The $85.0 million Louisville + Pittsburgh line is the sum of two named 10-K prices.
1 hotels · 1 tapes · 1 cited · 0 desks
Midwest · secondary
Pittsburgh
Downtown convention and Cultural District inventory. Apple’s 2022 AC Hotel Pittsburgh Downtown $34.0 million tape is a 134-key rooms-focused buy — not the Louisville AC $51.0 million tape. The $85.0 million Louisville + Pittsburgh line is the sum of two named 10-K prices.
1 hotels · 1 tapes · 1 cited · 0 desks
West · secondary
Salt Lake City
Downtown, South Jordan, and ski-corridor inventory are different files. Apple’s 2017 Residence Inn Salt Lake City $25.500 million / 136 tape is a named Salt Lake Residence Inn — not the 2023 downtown Courtyard $48.11 million or Hyatt House $34.25 million tapes. Those downtown tapes are named singles — not the South Jordan Embassy Suites $36.75 million tape. The $9.14 million parking garage is not a hotel tape.
4 hotels · 4 tapes · 4 cited · 0 desks
Southeast · resort
Destin / Miramar Beach
Gulf leisure keys. Seasonality and drive-to Sunbelt feeders sit next to ADR. Chatham’s 2022 Hilton Garden Inn Destin Miramar Beach $31.0 million tape is an 111-key beachside buy — not Apple’s Tampa-Brandon Homewood $18.8 million tape and not Southwest Florida resort inventory. DiamondRock’s 2021 Henderson Beach Resort $112.5 million / 170 tape is a named Destin oceanfront — not that Garden Inn and not the 37-key Henderson Park Inn $27.5 million tape. Tranquility Bay stays off. Bourbon Orleans stays off.
3 hotels · 3 tapes · 3 cited · 0 desks
Northeast · tertiary
Northern New Jersey
Meadowlands, Short Hills, and corporate-park boxes. A New York gateway tape does not apply. Read remaining flag term and near-term capex first.
2 hotels · 2 tapes · 2 cited · 1 desks
Midwest · tertiary
Rochester, Minnesota
Mayo-clinic and interstate select-service. Do not import a Twin Cities or Chicago going-in cap. A Hampton PPK is not a gateway tape.
1 hotels · 1 tapes · 1 cited · 1 desks
Midwest · secondary
Indianapolis
Convention, suburban Fishers, and interstate select-service. A downtown palace tape does not apply to a SpringHill on the northeast side.
1 hotels · 1 tapes · 1 cited · 0 desks
Midwest · tertiary
Northwest Indiana
Interstate extended-stay south of Chicago. Do not import a Loop or Magnificent Mile going-in cap. A Merrillville Residence Inn is one house when RLJ names one price.
1 hotels · 1 tapes · 1 cited · 0 desks
Southeast · tertiary
Chattanooga
River-city and Hamilton Place select-service. Do not import a Nashville Broadway or Atlanta Buckhead going-in cap.
1 hotels · 1 tapes · 1 cited · 0 desks
Southeast · tertiary
Greensboro
Piedmont Triad select-service. Do not import a Charlotte or Raleigh-Durham going-in cap. Apple named the SpringHill as one house.
1 hotels · 1 tapes · 1 cited · 0 desks
Midwest · tertiary
Wichita
South-central Kansas interstate and east-side select-service. Do not import a Kansas City or Dallas going-in cap. Apple named the east Courtyard as one house.
1 hotels · 1 tapes · 1 cited · 0 desks
Southeast · tertiary
Knoxville
East Tennessee interstate and Cedar Bluff extended-stay. Do not import a Nashville Broadway going-in cap. Apple named the TownePlace as one house.
1 hotels · 1 tapes · 1 cited · 0 desks
West · tertiary
Fresno–Clovis
Central Valley airport and interstate boxes. Adjacent Hampton and Homewood sales stay two tapes when Apple names two prices. Do not import a San Francisco or Silicon Valley going-in cap.
2 hotels · 2 tapes · 2 cited · 0 desks
South Central · tertiary
Longview, Texas
East Texas interstate select-service. Do not import a Dallas Uptown or Houston Medical Center going-in cap. A JV sale is still one house when Summit names one price.
1 hotels · 1 tapes · 1 cited · 0 desks
South Central · tertiary
Amarillo, Texas
Panhandle interstate select-service. Do not import a Dallas Uptown or Houston Medical Center going-in cap. Summit named this Courtyard as one house.
1 hotels · 1 tapes · 1 cited · 0 desks
Midwest · secondary
Minneapolis–St. Paul
Twin Cities interstate and suburban select-service. An Eden Prairie Garden Inn or Minnetonka Express is not a downtown Nicollet palace. Summit named those 2023 sales as two houses.
2 hotels · 2 tapes · 2 cited · 0 desks
Mid-Atlantic · secondary
Baltimore
Harbor and suburban Beltway inventory. An Owings Mills Hyatt Place is not an Inner Harbor palace. Summit named that 2023 sale as one house.
1 hotels · 1 tapes · 1 cited · 0 desks
Mid-Atlantic · secondary
Richmond
Capital-city downtown and Shockoe boutique inventory. Apple’s 2019 Berkeley Hotel $6.875 million / 55 tape is a named independent — not a DC Palomar or Topaz PPK. Do not import a Washington going-in cap.
1 hotels · 1 tapes · 1 cited · 0 desks
South Central · tertiary
College Station, Texas
Aggieland interstate select-service. Do not import a Dallas Uptown or Houston Medical Center going-in cap. Summit named the Garden Inn as one house. The New Orleans Convention Center pair stays combined.
1 hotels · 1 tapes · 1 cited · 0 desks
Midwest · secondary
Kansas City
Missouri–Kansas metro select-service and compact full-service. A Courtyard PPK is not a Country Club Plaza palace. Apple’s 2021 SpringHill Suites Overland Park $5.3 million / 102 tape is a named suburban Kansas SpringHill — Harbor will not invent a Lenexa lock. Summit named this sale as one house.
2 hotels · 2 tapes · 2 cited · 0 desks
West · tertiary
Spokane
Inland Northwest convention and riverfront inventory. Do not import a Seattle waterfront going-in cap.
1 hotels · 1 tapes · 1 cited · 1 desks
West · gateway
San Diego
Resort, downtown, and coastal leisure. Hotel del Coronado sits in its own comparable set. Pebblebrook’s 2021 Estancia La Jolla Hotel & Spa $108.0 million / 210 tape is a named leasehold — not that palace and not Braemar’s Hilton La Jolla Torrey Pines $165 million tape. Sunstone’s 2021 Embassy Suites La Jolla $226.7 million / 340 tape is a named Embassy sale — not that leasehold and not that golf-adjacent Hilton. A Torrey Pines Hilton is not Hotel del Coronado. Apple’s 2015 Courtyard San Diego $56.0 million / 245 tape is a named select-service single — not those La Jolla tapes. Ashford’s 2025 Residence Inn San Diego Sorrento Mesa $42 million / 150 tape is a named Sorrento Mesa Residence Inn — Harbor will not invent a Mira Mesa lock.
6 hotels · 6 tapes · 5 cited · 0 desks
Southeast · secondary
New Orleans
French Quarter irreplaceables and CBD convention boxes. Insurance, flood, and festival calendars are not footnotes. Park’s 2019 Le Meridien New Orleans $84.0 million / 410 tape is a named CBD Le Meridien — not Park’s 2021 W New Orleans – French Quarter $24 million / 97 tape and not the St. Charles Hilton $47 million tape. Adagio and Le Meridien San Francisco stay off. Ashford’s 2025 Le Pavillon $42.5 million / 226 tape is a named historic independent — Harbor will not invent a Poydras lock.
6 hotels · 6 tapes · 4 cited · 1 desks
Pacific · resort
Honolulu / Waikiki
Resort keys with a visitor-mix story. Neighbor-island trophies do not share Waikiki’s cap-rate conversation.
2 hotels · 2 tapes · 1 cited · 1 desks
Pacific · resort
Maui
Wailea and west-side resort inventory. Insurance, reconstruction, and visitor-mix recovery belong on page one.
2 hotels · 1 tapes · 1 cited · 1 desks
Pacific · tertiary
Anchorage
Alaska select-service and visitor-mix inventory. Apple’s 2017 Home2 Suites Anchorage $24.048 million / 135 tape is a named single — not a Honolulu resort PPK. Do not invent a submarket the filing does not name.
1 hotels · 1 tapes · 1 cited · 0 desks
Southwest · secondary
Phoenix / Scottsdale
Resort and golf seasonality. Shoulder months and water/insurance questions sit next to ADR. A Camelback Autograph is not an Arizona Biltmore palace. Park’s 2019 Pointe Hilton Squaw Peak Resort $51.4 million / 563 tape is a named Phoenix resort single — not that Biltmore palace and not Apple’s 2018 Hampton Inn & Suites Phoenix North Central $44.3 million / 210 tape. Apple’s North Central Hampton is a named 210-key single — not the 125-key North Central Hampton on the 2016 line.
5 hotels · 5 tapes · 5 cited · 4 desks
West · secondary
Portland
Independent and soft-brand density downtown. A recovery file — underwrite weekday corporate separately from weekend leisure. Pebblebrook’s 2022 Vintage Portland $32.9 million tape is not the 2023 Heathman $45 million downtown independent, and neither is a waterfront palace PPK. Apple’s 2021 Hampton Inn & Suites Pearl District $75.0 million tape is this market — not Portland, Maine. Apple’s 2021 AC Hotel $66.75 million and Aloft $51.15 million tapes live on their own market.
4 hotels · 4 tapes · 4 cited · 1 desks
Northeast · secondary
Portland, Maine
Small-coastal gateway with a leisure and small-corporate mix. Apple’s 2017 Residence Inn Portland, Maine $55.750 million / 179 tape is this market — not the 2021 AC $66.75 million or Aloft $51.15 million tapes. Those 2021 tapes are this market — not Portland, Oregon, not the 2021 Pearl District Hampton $75.0 million tape, and not a Back Bay palace PPK.
3 hotels · 3 tapes · 3 cited · 0 desks
Southeast · tertiary
Charleston
Historic South Carolina independents with a leisure premium. Keys are scarce; ground leases and preservation covenants are common. Not Charleston, West Virginia — Xenia’s 2021 Marriott Charleston Town Center $5.0 million tape lives on its own market. Not Host’s 2021 Alida, Savannah $103 million / 173 tape — that Tribute lives on its own market. Not Greenville select-service — Apple’s 2021 Hyatt Place $30.0 million tape is its own market.
1 hotels · 1 tapes · 2 desks
Southeast · secondary
Savannah
Riverfront and historic-district leisure with a small-convention overlay. Host’s 2021 Alida, Savannah $103 million / 173 tape is a named Tribute single — not Xenia’s Marriott Charleston Town Center $5.0 million tape, not a Charleston, South Carolina palace PPK, and not Pebblebrook’s 2021 Jekyll Island Club Resort $94.0 million / 200 tape. That Club lives on its own market.
1 hotels · 1 tapes · 1 cited · 0 desks
Southeast · resort
Jekyll Island
Golden Isles coastal-club inventory. Seasonality and preservation covenants sit next to ADR. Pebblebrook’s 2021 Jekyll Island Club Resort $94.0 million / 200 tape is a named Club single — not Host’s 2021 Alida, Savannah $103 million / 173 tape and not a Charleston palace PPK. Harbor will not invent a Brunswick lock.
1 hotels · 1 tapes · 1 cited · 0 desks
Southeast · tertiary
Sanford
Seminole County select-service inventory north of Orlando. Apple’s 2020 SpringHill Suites Sanford $13.0 million / 105 tape is this market — Harbor will not invent an Orlando lock. Not a Disney convention PPK.
1 hotels · 1 tapes · 1 cited · 0 desks
Southeast · secondary
Greenville
Upstate South Carolina corporate and leisure drive-to. Apple’s 2021 Hyatt Place Greenville $30.0 million / 130 tape is this market — not historic Charleston and not a gateway convention PPK.
1 hotels · 1 tapes · 1 cited · 0 desks
Mid-Atlantic · tertiary
Charleston, West Virginia
State-capital and convention inventory in a tertiary Appalachian market. Xenia’s 2021 Marriott Charleston Town Center $5.0 million / 352 tape is this market — not historic Charleston, South Carolina, and not a gateway convention PPK.
1 hotels · 1 tapes · 1 cited · 0 desks
Mountain West · resort
Aspen / Snowmass
Trophy mountain keys. Comparables are few, and published prices are rarer. Seasonality is the entire P&L.
2 hotels · 2 tapes · 0 desks
West · resort
Napa / Sonoma
Wine-country inns and a handful of luxury resorts. Wildfire insurance and F&B mix dominate underwriting. Sunstone’s 2021 Four Seasons Resort Napa Valley $177.5 million / 85 tape is a named fee-simple Four Seasons — not Host’s Four Seasons Orlando $610 million tape and not Auberge du Soleil. Sunstone’s 2021 Montage Healdsburg $265.0 million gross / 130 tape is a named Sonoma Montage — not that Napa Four Seasons. Harbor will not invent a Calistoga lock.
3 hotels · 3 tapes · 2 cited · 0 desks
Midwest · secondary
Detroit
Adaptive reuse and downtown revival keys. Public buyers and civic stories show up in the CIM more than in gateway files.
3 hotels · 3 tapes · 1 desks
Southeast · resort
Gulf South resort
Beach and barrier-island keys from the Panhandle to the Gulf. Insurance is often the deal.
0 hotels · 0 tapes · 0 desks
Southeast · secondary
Tampa / St. Pete
Beach historic trophies and a growing downtown. The Don CeSar sits in its own set.
1 hotels · 1 tapes · 1 cited · 0 desks
Southeast · tertiary
Memphis
Historic downtown keys and a medical/leisure mix. Peabody-class houses are not select-service comps. Apple’s 2021 Hilton Garden Inn Memphis $38.0 million tape is a 150-key rooms-focused buy — not The Peabody. Apple’s 2018 Hampton Inn & Suites Memphis $39.0 million / 144 tape is a named Hampton — not that Garden Inn. Apple’s 2021 Homewood Suites Memphis $9.0 million / 140 tape is a named Homewood sale — not those Apple buys and not Park’s 2022 Hampton Inn & Suites Memphis – Shady Grove $11.5 million / 131 tape. Park’s Shady Grove Hampton is a later named Hampton sale — not those Apple buys.
5 hotels · 5 tapes · 4 cited · 0 desks
South Central · secondary
San Antonio
River Walk convention inventory and a handful of irreplaceable independents in the Pearl and King William. Sunstone’s 2024 Hyatt Regency San Antonio Riverwalk $230.0 million / 630 tape is a named convention Hyatt — not Hotel Emma. Harbor will not invent an Alamo lock.
2 hotels · 2 tapes · 1 cited · 0 desks
Northeast · tertiary
Providence
Small downtown and college-adjacent independents. Replacement cost and historic tax credits show up in basis. Hersha’s 2008 Hampton Inn Smithfield $12.6 million / 101 tape is a named Smithfield Hampton — Harbor will not invent a Providence downtown lock. Not Hersha’s 2010 Hampton Inn Washington, D.C. $73.096 million / 228 tape and not a Boston convention PPK.
2 hotels · 2 tapes · 1 cited · 0 desks
Northeast · resort
Newport
Harbor inns and mansion-adjacent keys. Seasonality is extreme; winter occupancy is a diligence item, not a vibe. Pebblebrook’s 2022 Gurney’s Newport Resort & Marina $174.0 million / 257 tape is a named Newport resort — not The Chanler and not a Watch Hill palace PPK. Later Newport Harbor Island Resort is a rebrand, not a second tape. Harbor will not invent a Goat Island lock.
2 hotels · 1 tapes · 1 cited · 0 desks
Northeast · resort
Watch Hill / coastal Rhode Island
A handful of irreplaceable coastal houses. Public comps almost never exist at the same quality.
1 hotels · 1 tapes · 0 desks
Midwest · tertiary
Milwaukee
Historic downtown palaces and a lakefront convention story. Union and winter seasonality belong in the memo.
1 hotels · 1 tapes · 1 desks
Mountain West · resort
Jackson Hole
Ultra-luxury mountain keys with almost no public sales. Treat any number as a boundary, not a truth.
2 hotels · 2 tapes · 1 cited · 0 desks
West · resort
Big Sur / Monterey
Coastal inns where the comparable set is the California coast, not the MSA. Access and insurance dominate. Host’s 2021 Alila Ventana Big Sur $150 million / 59 tape is a named coastal Alila — not Post Ranch Inn. Harbor will not invent a Post Ranch price. Hersha’s 2016 Sanctuary Beach Resort $39.5 million / 60 tape is a named Monterey Bay inn — not that Alila Ventana PPK. Harbor will not invent a Carmel lock.
3 hotels · 3 tapes · 2 cited · 0 desks
Europe · gateway
London
The deepest European hotel capital market. Trophy palaces, leaseholds, and a sterling buyer set. Do not apply a US cap-rate conversation raw.
0 hotels · 0 tapes · 0 desks
Europe · gateway
Paris
Palace keys and Right Bank irreplaceables. Public prices are rare; the comparable set is European trophy, not a US MSA.
0 hotels · 0 tapes · 0 desks
Asia · gateway
Tokyo / Kyoto / Osaka
Gateway Japan. Land, lease, and operator questions dominate. Published US PPK bands are a last resort, not a method.
0 hotels · 0 tapes · 0 desks
Asia · gateway
Singapore
A constrained island gateway. Replacement cost and land policy sit next to RevPAR.
0 hotels · 0 tapes · 0 desks
Asia · gateway
Hong Kong
Harbor-view trophies and a recovery file. Currency, visitor mix, and land leases belong on page one.
0 hotels · 0 tapes · 0 desks
Middle East · gateway
Dubai / Abu Dhabi
Scale luxury and new supply. Many public stories include mixed-use or hospitality platforms — read the footnote.
0 hotels · 0 tapes · 0 desks
Canada · gateway
Canada gateways
Toronto, Vancouver, Montreal. Currency and cross-border buyers are the first memo lines.
0 hotels · 0 tapes · 0 desks
Latin America · resort
Mexico / Baja / Cancún
Resort and gateway Mexico. Insurance, title, and operator quality dominate over a US cap-rate shortcut.
0 hotels · 0 tapes · 0 desks
Caribbean · resort
Caribbean
Island resort keys. Insurance and airlift are the deal. Public comps at the same quality almost never exist.
0 hotels · 0 tapes · 0 desks
Europe · secondary
Europe (other)
Secondary and tertiary European cities. Do not import a US going-in cap without a local desk.
0 hotels · 0 tapes · 0 desks
Southeast · secondary
Fort Lauderdale
Downtown, port, and airport select-service on the Broward coast. Apple’s 2015 Hampton Inn Fort Lauderdale $23.0 million / 156 tape is a named downtown Hampton — not a South Beach luxury PPK and not the 109-key Fort Lauderdale Hampton on the 2008 line. DiamondRock’s 2022 Kimpton Shorebreak Fort Lauderdale $35.3 million / 96 tape is a named beach Kimpton — not that Hampton and not the Huntington Beach Shorebreak. Do not import a Miami Beach going-in cap.
2 hotels · 2 tapes · 2 cited · 0 desks
West · secondary
Orange County, California
Cypress, Anaheim, and coastal Orange County inventory. Sunstone’s 2017 Fairmont Newport Beach $125.0 million / 444 tape is a named Newport Beach Fairmont — not Xenia’s Fairmont Dallas $111.0 million tape and not Pebblebrook’s Gurney’s Newport $174.0 million / 257 Rhode Island tape. Apple’s 2015 Hampton Inn Cypress $19.8 million / 110 tape is a named Cypress Hampton — not that Fairmont, not Hotel Amarano Burbank $72.9 million, and not Apple’s 2015 Burbank SpringHill or Courtyard tapes. Harbor will not invent a Disneyland lock the table does not name.
2 hotels · 2 tapes · 2 cited · 0 desks
Mid-Atlantic · tertiary
Hampton Roads
Chesapeake, Norfolk, and Virginia Beach inventory. Apple’s 2016 Marriott Chesapeake $9.9 million / 226 tape is a named Hampton Roads sale — not the 2017 Fairfax Marriott $41.5 million tape and not a Norfolk waterfront palace. Do not import a downtown DC convention cap.
1 hotels · 1 tapes · 1 cited · 0 desks
Mid-Atlantic · secondary
Northern Virginia
Fairfax, Tysons, and Dulles-corridor full-service and select-service. Sunstone’s 2018 Marriott Tysons Corner $87.5 million / 396 tape is a named Tysons sale — use that $87.5 million gross hotel price, not the $85.5 million net after FF&E reserve, and not a downtown DC Palomar or Liaison PPK. Hersha’s 2006 Residence Inn Tyson’s Corner $20.1 million / 96 tape is a named Tyson’s Corner Residence Inn — use that approximately $20.1 million hotel price, not the $9.6 million assumed-debt line. Filing names Tyson’s Corner — Harbor will not invent a Georgetown, downtown DC, Vienna, or McLean lock. Apple’s 2017 Marriott Fairfax $41.5 million / 316 tape is a named Fairfax sale — not that Tysons Marriott, not that Tyson’s Corner Residence Inn, not a downtown DC convention PPK, not Apple’s 2024 AC Hotel Washington DC Convention Center $116.804 million tape, and not Xenia’s Lorien Alexandria $30.0 million tape. The 2016 Chesapeake Marriott $9.9 million tape lives on its own market.
3 hotels · 3 tapes · 3 cited · 0 desks
Southeast · tertiary
Tupelo
Northeast Mississippi interstate select-service. Apple’s 2015 Hampton Inn Tupelo $2.1 million / 96 tape is a named Tupelo Hampton — Harbor will not invent an Oxford lock. Do not import a Memphis Peabody or downtown Memphis going-in cap.
1 hotels · 1 tapes · 1 cited · 0 desks
United States · tertiary
Other U.S. markets
A Harbor catch-all when the open graph names a U.S. city we have not yet opened as a desk market. Replace the market before you trust the band.
0 hotels · 3 tapes · 3 cited · 0 desks
World · secondary
International (other)
Open-graph hotels outside Harbor’s named markets. The worksheet still runs; the band is a starting point, not a local survey.
0 hotels · 0 tapes · 0 desks