Boston

Homewood Suites Boston-Billerica — Chatham disposition

Homewood Suites by Hilton Boston-Billerica · 147 keys · Upscale

Chatham IR / 10-K: $17.4 million for the 147-suite Homewood Suites Boston-Billerica. Interstate extended-stay — not a Back Bay PPK.

Chatham Lodging Trust Form 10-K for the year ended Dec 31, 2025 (147 suites also in Dec 23, 2025 IR)

Chatham sold the Homewood Suites by Hilton Boston-Billerica on December 23, 2025 for $17.4 million. Chatham’s sale IR names 147 suites; the YE 2024 property table agrees. Harbor PPK is $17.4 million ÷ 147. Buyer unnamed. The ~$6 million renovation Chatham planned and did not complete is Chatham’s narrative, not a second price. Not a Back Bay palace.

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Courtyard Boston Downtown — Ashford disposition

Courtyard Boston Downtown · 315 keys · Upscale

Ashford 8-K: $123.0 million in cash for the 315-room Courtyard Boston Downtown. Downtown Courtyard — not a Back Bay Hilton PPK.

Ashford Hospitality Trust Form 8-K, January 10, 2025 (closed January 10)

Ashford sold the 315-room Courtyard Boston Downtown in Boston, Massachusetts on January 10, 2025 for $123.0 million in cash. Harbor PPK is $123.0 million ÷ 315. Ashford rounded the same math to $390,500 per key. The same January 10, 2025 8-K names January 10, the 315 rooms, and that cash price. Use the $123.0 million hotel price, not the $121.5 million net-of-selling-expenses line. Buyer unnamed as a Harbor party — the 8-K names 275 Tremont Owner, LLC. Filing names Boston — Harbor will not invent a Back Bay lock. Hilton Boston Back Bay stays off (144 / 390 room conflict). Hyatt Regency Savannah stays off until a filing names month, the $158.0 million cash price, and keys together.

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Boston Park Plaza — Sunstone disposition

Boston Park Plaza · 1060 keys · Upper upscale

Sunstone Exhibit 99.1: $370.0 million contractual gross for the 1,060-room Boston Park Plaza. Downtown historic box — not a Billerica interstate PPK.

Sunstone Hotel Investors Exhibit 99.1, third quarter 2023 (closed October 26)

Sunstone sold the 1,060-room Boston Park Plaza on October 26, 2023 for a contractual gross sale price of $370.0 million, or approximately $350,000 per key as Sunstone rounded it. Harbor PPK is $370.0 million ÷ 1,060. Use the $370.0 million sale price, not the $364.5 million net proceeds. Sunstone’s 12.1x / 7.1% TTM lines and the later 14.1x / 6.1% lines inclusive of near-term capex are Sunstone’s narrative, not a second hotel price. The $123.8 million gain is Sunstone’s accounting. Buyer unnamed. Not Chatham’s Billerica Homewood $17.4 million tape. Older than the 2025–26 blotter cut.

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Sunstone Hotel Investors — full-service disposition pattern

Boston · 320 keys · Upper upscale

Sunstone Hotel Investors 8-K / supplement

Sunstone discloses selected urban full-service sales. Read the filing for price, cap rate, and whether a ground lease traveled with the deed.

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Pebblebrook — illustrative lifestyle acquisition (see supplement)

Boston · 180 keys · Independent / boutique

Pebblebrook Hotel Trust investor supplement / 8-K

Pebblebrook often names price and cap rate on individual lifestyle hotels. Harbor points at the filing habit rather than freezing one year’s number as a permanent fact.

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Sheraton Boston Hotel — Host disposition

Sheraton Boston Hotel · 1220 keys · Upper upscale

Host 10-Q: $233 million for the Sheraton Boston Hotel, including a $163 million bridge loan. February 2022; day-of-month not named. Keys (1,220) from Host IR. Back Bay convention box — not a Park Plaza PPK.

Host Hotels & Resorts Form 10-Q, quarter ended March 31, 2022 (February close; day unnamed; keys: Host IR 1,220-room)

Host sold the Sheraton Boston Hotel in February 2022 for $233 million, including a $163 million bridge loan Host provided to the buyer. Harbor uses the first of February rather than inventing a closing day. Harbor PPK is $233 million ÷ 1,220 from Host’s IR — the sale 10-Q does not restate keys. Use the $233 million sale price, not the $163 million seller loan and not the $12 million gain. Host’s 14.2x / foregone-capex lines are Host’s narrative, not a second hotel price. Buyer unnamed in Host’s filing. Not Sunstone’s $370 million Park Plaza tape and not Chatham’s Billerica Homewood. Older than the 2025–26 blotter cut.

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AC Hotel Boston Downtown — RLJ acquisition

AC Hotel Boston Downtown · 205 keys · Upscale

RLJ 2022 10-K table: $89.0 million for the existing 205-room AC Hotel Boston Downtown. Downtown AC — not a Sheraton Boston PPK.

RLJ Lodging Trust Form 10-K for the year ended December 31, 2022 (closed October 18, 2021)

RLJ acquired the existing 205-room AC Hotel Boston Downtown on October 18, 2021 for an $89.0 million purchase price. Harbor PPK is $89.0 million ÷ 205. Use the table price, not transaction costs. Seller unnamed. Not Host’s Sheraton Boston $233 million tape, not Sunstone’s Park Plaza $370 million tape, and not Pebblebrook’s Onyx $58.3 million tape. The $198.25 million 2021 line is the sum of three named 10-K prices. Older than the 2025–26 blotter cut.

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Onyx Hotel — Pebblebrook disposition

Onyx Hotel · 112 keys · Upscale

Pebblebrook 8-K Exhibit 99.1: $58.3 million for the 112-room Onyx Hotel in Boston. Downtown boutique — not a Sheraton Boston PPK and not a Park Plaza PPK.

Pebblebrook Hotel Trust Form 8-K Exhibit 99.1, May 30, 2019 (closed May 29)

Pebblebrook closed the 112-room Onyx Hotel in Boston on May 29, 2019 for $58.3 million to an unaffiliated third party. Harbor PPK is $58.3 million ÷ 112. Buyer unnamed. Pebblebrook’s 15.3x / 5.9% 2018 lines are Pebblebrook’s narrative, not a second hotel price. Not Host’s 2022 Sheraton Boston $233 million tape and not Sunstone’s 2023 Park Plaza $370 million tape. Older than the 2025–26 blotter cut.

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XV Beacon — small luxury independent commentary

XV Beacon · 63 keys · Independent / boutique

Property public site / Boston trade press

Sixty-three keys. A DCF and a walk beat a gateway cap-rate table. Price unknown.

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Hawthorn Suites Franklin — Hersha disposition

Hawthorn Suites Franklin · 100 keys · Midscale

Hersha Exhibit 99.1: $8.9 million for the 100-room Hawthorn Suites in Franklin, MA. Suburban Massachusetts Hawthorn — not a Back Bay convention PPK.

Hersha Hospitality Trust Exhibit 99.1, October 25, 2016 (September 2016 close)

Hersha sold the 100-room Hawthorn Suites in Franklin, MA in September 2016 for $8.9 million. Harbor uses the first of September rather than inventing a closing day. Harbor PPK is $8.9 million ÷ 100. The same Exhibit 99.1 names the completed sale, the 100 rooms, and that hotel price. Buyer unnamed. Filing names Franklin — Harbor will not invent a Back Bay or Billerica lock. Holiday Inn Express Chester stays off until a filing names a calendar month, a hotel price, and keys together. Hyatt Place King of Prussia stays off until one paper names month, a hotel price, and keys together. Hersha’s November 2016 Residence Inn Framingham plus Residence Inn Norwood $47.0 million line stays combined. Hersha’s January 2017 Courtyard Alexandria plus Residence Inn Greenbelt $62.0 million line stays combined. Hersha’s 2021 four-hotel $178.5 million line and August 2022 six-pack $435.9 million stay combined. Not Ashford’s 2025 Courtyard Boston Downtown $123.0 million / 315 tape, not Chatham’s Billerica Homewood $17.4 million / 147 tape, and not Hersha’s 2014 Hotel 373 $37.0 million / 70 tape. Older than the 2025–26 blotter cut.

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Envoy Hotel — Hersha acquisition

Envoy Hotel · 136 keys · Upper upscale

Hersha Exhibit 99.1: $112.5 million for the 136-room Envoy Hotel in Boston. Boston Envoy — not a Back Bay convention PPK.

Hersha Hospitality Trust Exhibit 99.1, October 25, 2016 (July 2016 close)

Hersha acquired the 136-room Envoy Hotel in Boston in July 2016 for $112.5 million. Harbor uses the first of July rather than inventing a closing day. Harbor PPK is $112.5 million ÷ 136. The same Exhibit 99.1 names July, the 136 rooms, and that hotel price. Seller unnamed. Filing names Boston — Harbor will not invent a Back Bay lock. Holiday Inn Express Chester stays off until a filing names a calendar month, a hotel price, and keys together. Hyatt Place King of Prussia stays off until one paper names month, a hotel price, and keys together. Hersha’s November 2016 Residence Inn Framingham plus Residence Inn Norwood $47.0 million line stays combined. Hersha’s January 2017 Courtyard Alexandria plus Residence Inn Greenbelt $62.0 million line stays combined. Hersha’s June 8, 2017 three Hyatt House $130.5 million line stays combined. Hersha’s 2021 four-hotel $178.5 million line and August 2022 six-pack $435.9 million stay combined. The same paper’s Ambrose Hotel line is a contract, not a close. 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 2016 Hawthorn Suites Franklin $8.9 million / 100 tape, and not Hersha’s 2016 Courtyard Sunnyvale $75.0 million / 145 tape. Older than the 2025–26 blotter cut.

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Fairmont Copley Plaza — brand / building split

Fairmont Copley Plaza · 383 keys · Luxury

Fairmont / Accor public materials

Back Bay palace. Same warning as other Fairmont trophies: brand ≠ deed.

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Bulfinch Hotel — Hersha acquisition

Bulfinch Hotel · 80 keys · Independent / boutique

Hersha 8-K: $18.2 million for the 80-room Bulfinch Hotel in Boston. Boston independent — not an Envoy PPK and not a suburban Hawthorn PPK.

Hersha Hospitality Trust Form 8-K, May 11, 2012 (May 7, 2012 close)

Hersha acquired the 80-room Bulfinch Hotel in Boston on May 7, 2012 for $18.2 million. Harbor PPK is $18.2 million ÷ 80. The same 8-K names May 7, the 80 rooms, and that hotel price. Use the $18.2 million hotel price, not the revolving-credit draw. The 8-K names Grand Prix Bullfinch LLC as seller — not a Harbor party. Filing names Boston — Harbor will not invent a Back Bay lock. Courtyard Westside stays off until its close paper names month, a hotel price, and keys together. Hotel Oceana stays off until a filing names keys with a hotel price. TownePlace Suites Sunnyvale stays off until one paper names a calendar month, a hotel price, and keys together. Parrot Key stays off until one paper names month, a hotel price, and keys together. Holiday Inn Express Chester stays off until a filing names a calendar month, a hotel price, and keys together. Hyatt Place King of Prussia stays off until one paper names month, a hotel price, and keys together. Hersha’s February 2010 Times Square Hampton, Candlewood, and Holiday Inn Express line stays combined. Holiday Inn Express 29th Street stays off as a remaining-interest buyout. The May 5, 2011 paper’s 32 Pearl Street $28.3 million line names a hotel price without keys. Hersha’s 2021 four-hotel $178.5 million line and August 2022 six-pack $435.9 million stay combined. Not Hersha’s 2016 Envoy Hotel $112.5 million / 136 tape, not Hersha’s 2016 Hawthorn Suites Franklin $8.9 million / 100 tape, not RLJ’s 2021 AC Hotel Boston Downtown $89.0 million / 205 tape, and not Ashford’s 2025 Courtyard Boston Downtown $123.0 million / 315 tape. Older than the 2025–26 blotter cut.

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Residence Inn Norwood — Hersha acquisition

Residence Inn Norwood · 96 keys · Upscale

Hersha 8-K: $14.3 million for the 96-suite Residence Inn in Norwood. Norwood Residence Inn — not an Envoy PPK and not a Franklin Hawthorn PPK.

Hersha Hospitality Trust Form 8-K, September 12, 2006 (July 27, 2006 close)

Hersha acquired the 96-suite Residence Inn in Norwood, Massachusetts on July 27, 2006 for $14.3 million. Harbor PPK is $14.3 million ÷ 96. The same 8-K names July 27, the 96 suites, and that hotel price. Use the $14.3 million hotel price, not the $2.4 million cash line, not the $8.0 million assumed-debt line, and not the $3.9 million OP-unit line. Seller unnamed. Filing names Norwood, Massachusetts — Harbor will not invent a Back Bay lock. Do not stitch the 424B5. Hersha’s November 2016 Residence Inn Framingham plus Residence Inn Norwood $47.0 million line stays combined. The same 8-K’s Holiday Inn Express Hauppauge $18.0 million / 133 tape, Hampton Inn Farmingville $21.5 million / 161 tape, and Courtyard Scranton $8.8 million / 120 tape are separately named singles already on the corpus. The same 8-K’s Residence Inn Tyson’s Corner $20.1 million / 96 line is a separately named single — not this tape. The same 8-K’s January 3, 2006 Mt. Laurel, Bethlehem, and Langhorne line stays combined. The same 8-K’s May 1, 2006 North Dartmouth and Franklin line stays combined. Hampton Inn Center City Philadelphia stays off as an 80% preferred-return interest. Hilton Garden Inn JFK Airport February 2006 stays off as a membership-interest buy. Holiday Inn Express Cambridge stays off — the same 8-K names $12.2 million without keys. Hampton Inn Manhattan-Chelsea stays off as a remaining-interest contract. The June 6 $39.5 million announcement is a contract, not this close. Do not stitch a Hotel Executive or Hotel News Resource item. Holiday Inn Express Camp Springs stays off — the June 26, 2008 8-K names $14.0 million without keys; do not stitch the $61.8 million Harrisburg, JFK, and Camp Springs line. Towne Place Suites Harrisburg stays off until one paper names month, that hotel’s price, and keys together. Sheraton JFK stays off until one paper names month, that hotel’s price, and keys together. Holiday Inn New Cumberland stays off — the October 30, 2008 8-K names the sale without a hotel price or keys. Comfort Inn North Dartmouth stays off — that house was a held-for-sale reclass and later a lender transfer, not a hotel deed tape. Holiday Inn Norwich stays off until one paper names month, that hotel’s price, and keys together — the July 1, 2007 8-K names $16.1 million without keys. Hotel Oceana stays off until a filing names keys with a hotel price. TownePlace Suites Sunnyvale stays off until one paper names a calendar month, a hotel price, and keys together. Parrot Key stays off until one paper names month, a hotel price, and keys together. Holiday Inn Express Chester stays off until a filing names a calendar month, a hotel price, and keys together. Hyatt Place King of Prussia stays off until one paper names month, a hotel price, and keys together. Hersha’s February 2010 Times Square Hampton, Candlewood, and Holiday Inn Express line stays combined. Holiday Inn Express 29th Street stays off as a remaining-interest buyout. The May 5, 2011 paper’s 32 Pearl Street $28.3 million line names a hotel price without keys. Courtyard South Boston stays off as a mortgage-note purchase of a 50% joint venture. Hilton Garden Inn Glastonbury stays off as a remaining 52% joint-venture interest. Hampton Inn & Suites West Haven and Hilton Garden Inn Tribeca stay off as development-loan conversions. Hersha’s 2021 four-hotel $178.5 million line and August 2022 six-pack $435.9 million stay combined. Not Hersha’s 2016 Envoy Hotel $112.5 million / 136 tape, not Hersha’s 2016 Hawthorn Suites Franklin $8.9 million / 100 tape, and not Hersha’s 2012 Bulfinch Hotel $18.2 million / 80 tape. Older than the 2025–26 blotter cut.

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