Washington, D.C.

Westin Washington D.C. City Center — DiamondRock disposition

Westin Washington D.C. City Center · 410 keys · Upper upscale

DiamondRock Exhibit 99.1: $92.0 million for the 410-room Westin Washington D.C. City Center. Downtown City Center — not a Georgetown palace PPK.

DiamondRock Hospitality Exhibit 99.1, fourth quarter and year ended December 31, 2025

DiamondRock sold the 410-room Westin Washington D.C. City Center on February 19, 2025 for a contract price of $92.0 million. Harbor PPK is $92.0 million ÷ 410. Buyer unnamed. DiamondRock’s 11.2x Hotel EBITDA and cap-rate lines are DiamondRock’s narrative, not a second hotel price. Not a Georgetown tape. Courtyard Manhattan/Fifth Avenue is a later, separately named leasehold sale.

Open the tape →FramePacketEstimateWashington, D.C.Compare

Lorien Hotel & Spa — Xenia disposition

Lorien Hotel & Spa · 107 keys · Upper upscale

Xenia Q2 2024 10-Q: $30.0 million sale price for the 107-room Lorien Hotel & Spa, Alexandria. Old Town boutique — not a City Center Westin PPK.

Xenia Hotels & Resorts Form 10-Q, quarter ended June 30, 2024 (closed July 9)

Xenia closed the 107-room Lorien Hotel & Spa in Alexandria on July 9, 2024 for a sale price of $30.0 million. Harbor PPK is $30.0 million ÷ 107. Use the $30.0 million sale price, not the $29.1 million net cash after costs. Xenia’s estimated $1.8 million gain is Xenia’s accounting, not a second hotel price. Buyer unnamed. Not DiamondRock’s Westin Washington D.C. City Center $92.0 million tape and not a Georgetown palace. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateWashington, D.C.Compare

AC Hotel Washington DC Convention Center — Apple Hospitality acquisition

AC Hotel Washington DC Convention Center · 234 keys · Upscale

Apple 2024 10-K table: $116.804 million for the existing 234-room AC Hotel Washington DC Convention Center. Convention Center AC — not a Dupont boutique PPK.

Apple Hospitality REIT Form 10-K for the year ended December 31, 2024 (closed March 25)

Apple acquired the existing 234-room AC Hotel Washington DC Convention Center on March 25, 2024 for a $116.804 million gross purchase price. Harbor PPK is $116.804 million ÷ 234. Apple rounded the same math to about $499,000 per key. Use the table price, not the $116.8 million 8-K round. Seller unnamed. Not Topaz $33.1 million, not Palomar $141.5 million, not Liaison $111.0 million, and not Xenia’s Lorien $30.0 million tape. The $196.32 million 2024 line is the sum of two named 10-K prices. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateWashington, D.C.Compare

Embassy Suites Washington DC Georgetown — Park disposition

Embassy Suites Washington DC Georgetown · 197 keys · Upper upscale

Park Q2 2020 supplemental sold table: $90.4 million gross for the 197-room Embassy Suites Washington DC Georgetown. Georgetown Embassy — not a City Center Westin PPK.

Park Hotels & Resorts Q2 2020 supplemental, Properties Sold table (February 2020 close; day unnamed)

Park sold the 197-room Embassy Suites Washington DC Georgetown in February 2020 for $90.4 million gross proceeds. Harbor uses the first of February rather than inventing a closing day. Harbor PPK is $90.4 million ÷ 197. Park rounded the same math to $459,000 per key. Buyer unnamed. Filing names Washington, D.C. — Harbor will not invent a West End lock. Not DiamondRock’s Westin Washington D.C. City Center $92.0 million tape, not Xenia’s Lorien $30.0 million Old Town tape, and not a Palomar or Liaison PPK. Hilton New Orleans Airport plus Embassy Suites Parsippany stay combined. Adagio and Le Meridien San Francisco stay off. Hilton Chicago/Oak Brook Suites and Homewood Suites Seattle Convention Center Pike Street stay off until a filing names a hotel price and keys together. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateWashington, D.C.Compare

Topaz Hotel — Pebblebrook disposition

Topaz Hotel · 99 keys · Upscale

Pebblebrook 8-K Exhibit 99.1: $33.1 million for the 99-room Topaz Hotel in Washington, D.C. Dupont Circle boutique — not a Palomar PPK and not a Lafayette Square slice.

Pebblebrook Hotel Trust Form 8-K Exhibit 99.1, November 25, 2019 (closed November 22)

Pebblebrook closed the 99-room Topaz Hotel in Washington, D.C. on November 22, 2019 for $33.1 million to a third party. Harbor PPK is $33.1 million ÷ 99. Buyer unnamed. Pebblebrook’s 19.5x / 4.4% 2018 lines are Pebblebrook’s narrative, not a second hotel price. Not Hotel Madera $23.3 million, not Hotel Palomar Washington $141.5 million, not Liaison Capitol Hill $111.0 million, not Rouge $42.0 million, and not a slice of the $331.0 million InterContinental Buckhead + Sofitel Lafayette Square line. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateWashington, D.C.Compare

Hotel Madera — Pebblebrook disposition

Hotel Madera · 82 keys · Upscale

Pebblebrook 8-K: $23.3 million for the 82-room Hotel Madera in Washington, D.C. Dupont Circle boutique — not a Palomar PPK and not a Lafayette Square slice.

Pebblebrook Hotel Trust Form 8-K, September 26, 2019 (closed September 26)

Pebblebrook closed the 82-room Hotel Madera in Washington, D.C. on September 26, 2019 for $23.3 million to an unaffiliated third party. Harbor PPK is $23.3 million ÷ 82. Rooms sit with that named price in the same 8-K. Use the $23.3 million 8-K price, not a later $23.25 million table round. Buyer unnamed — Harbor will not invent a desk from trade press. Pebblebrook’s 14.3x / 5.7% 2018 lines are Pebblebrook’s narrative, not a second hotel price. Not Rouge $42.0 million, not Topaz $33.1 million, not Hotel Palomar Washington $141.5 million, not Liaison Capitol Hill $111.0 million, and not a slice of the $331.0 million InterContinental Buckhead + Sofitel Lafayette Square line. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateWashington, D.C.Compare

Rouge Hotel — Pebblebrook disposition

Rouge Hotel · 137 keys · Upscale

Pebblebrook 8-K: $42.0 million for the 137-room Rouge Hotel in Washington, D.C. Dupont Circle boutique — not a Palomar PPK and not a Lafayette Square slice.

Pebblebrook Hotel Trust Form 8-K, September 12, 2019 (press dated September 12)

Pebblebrook closed the 137-room Rouge Hotel in Washington, D.C. on September 12, 2019 for $42.0 million to a third party. Harbor PPK is $42.0 million ÷ 137. Buyer unnamed. Pebblebrook’s 17.4x / 5.0% 2018 lines are Pebblebrook’s narrative, not a second hotel price. Not Hotel Madera $23.3 million, not Hotel Palomar Washington $141.5 million, not Liaison Capitol Hill $111.0 million, not Topaz $33.1 million, and not a slice of the $331.0 million InterContinental Buckhead + Sofitel Lafayette Square line. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateWashington, D.C.Compare

The Jefferson, Washington, D.C. — small luxury commentary

The Jefferson, Washington, D.C. · 99 keys · Luxury

Property public site

Sub-100-key luxury. Public comps are scarce. Price unknown.

Open the tape →FramePacketEstimateWashington, D.C.Compare

Hotel Palomar Washington, DC — Pebblebrook disposition

Hotel Palomar Washington, DC · 335 keys · Upper upscale

Pebblebrook 8-K Exhibit 99.1: $141.5 million for the 335-room Hotel Palomar Washington, DC. Downtown Kimpton — not a Liaison PPK and not a Lafayette Square slice.

Pebblebrook Hotel Trust Form 8-K Exhibit 99.1, February 25, 2019 (closed February 22)

Pebblebrook closed the 335-room Hotel Palomar Washington, DC on February 22, 2019 for $141.5 million. Harbor PPK is $141.5 million ÷ 335. Buyer unnamed. Pebblebrook’s 14.9x / 5.9% 2018 lines are Pebblebrook’s narrative, not a second hotel price. The $252.5 million Palomar + Liaison proceeds line is the sum of two named 8-K prices — Harbor did not invent a split. Not Hotel Madera $23.3 million, not Liaison Capitol Hill $111.0 million, not Rouge $42.0 million, not Topaz $33.1 million, and not a slice of the $331.0 million InterContinental Buckhead + Sofitel Lafayette Square line. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateWashington, D.C.Compare

The Liaison Capitol Hill — Pebblebrook disposition

The Liaison Capitol Hill · 343 keys · Upper upscale

Pebblebrook 8-K Exhibit 99.1: $111.0 million for the 343-room Liaison Capitol Hill. Capitol Hill box — not Fairmont Dallas $111.0 million and not a Lafayette Square slice.

Pebblebrook Hotel Trust Form 8-K Exhibit 99.1, February 14, 2019

Pebblebrook closed the 343-room Liaison Capitol Hill in Washington, D.C. on February 14, 2019 for $111.0 million. Harbor PPK is $111.0 million ÷ 343. Buyer unnamed. Pebblebrook’s 16.9x / 4.9% 2018 lines are Pebblebrook’s narrative, not a second hotel price. Not Hotel Madera $23.3 million, not Xenia’s Fairmont Dallas $111.0 million tape, not Hotel Palomar Washington $141.5 million, not Topaz $33.1 million, and not a slice of the $331.0 million InterContinental Buckhead + Sofitel Lafayette Square line. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateWashington, D.C.Compare

Hyatt House Gaithersburg — Hersha disposition

Hyatt House Gaithersburg · 140 keys · Upscale

Hersha Exhibit 99.1: $19.0 million for the 140-room Hyatt House in Gaithersburg, MD. Suburban Maryland Hyatt House — not a Georgetown Embassy PPK.

Hersha Hospitality Trust Exhibit 99.1, February 21, 2018 (February 16, 2018 close)

Hersha sold the 140-room Hyatt House in Gaithersburg, MD on February 16, 2018 for $19.0 million. Harbor PPK is $19.0 million ÷ 140. Hersha rounded the same math to $136,000 per key. The same subsequent-events paragraph names the completed sale, the 140 rooms, and that hotel price. Buyer unnamed. Filing names Gaithersburg — Harbor will not invent a Rockville or Bethesda lock. Holiday Inn Express Chester stays off until a filing names a calendar month, a hotel price, and keys together. 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 Park’s 2020 Embassy Suites Washington DC Georgetown $90.4 million / 197 tape and not Hersha’s 2018 Hampton Inn Financial District $32.4 million / 81 tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateWashington, D.C.Compare

Hilton Garden Inn M Street — Hersha acquisition

Hilton Garden Inn M Street · 238 keys · Upscale

Hersha Exhibit 99.1: $106.5 million for the 238-room Hilton Garden Inn M Street. M Street Garden Inn — not a Dupont Circle independent PPK and not a Georgetown Ritz-Carlton PPK.

Hersha Hospitality Trust Exhibit 99.1, April 28, 2016 (March 9, 2016 close)

Hersha acquired the 238-room Hilton Garden Inn M Street on March 9, 2016 for $106.5 million. Harbor PPK is $106.5 million ÷ 238. The same Exhibit 99.1 names March 9, the 238 rooms, and that hotel price. Use the $106.5 million hotel price, not the 10-Q $106.597 million allocation. Seller unnamed. Filing names M Street — Harbor will not invent a Georgetown lock. The February 4 and February 16 papers’ M Street lines are contracts, not closes. 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. 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 Cindat seven-hotel Manhattan line stays combined. Not Hersha’s 2015 St. Gregory Hotel $57.0 million / 155 tape, not Hersha’s 2015 Ritz-Carlton Georgetown $50.0 million / 86 tape, and not Park’s 2020 Embassy Suites Washington DC Georgetown $90.4 million / 197 tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateWashington, D.C.Compare

Ritz-Carlton Georgetown — Hersha acquisition

Ritz-Carlton Georgetown · 86 keys · Luxury

Hersha Exhibit 99.1: $50.0 million for the 86-room Ritz-Carlton Georgetown. Georgetown Ritz-Carlton — not a Dupont Circle independent PPK.

Hersha Hospitality Trust Exhibit 99.1, February 16, 2016 (late December 2015 close)

Hersha acquired the 86-room Ritz-Carlton Georgetown in Washington, DC in late December 2015 for $50.0 million. Harbor uses the first of December rather than inventing a closing day. Harbor PPK is $50.0 million ÷ 86. Hersha rounded the same math to $581,000 per key. The same Exhibit 99.1 names late December with the 86 rooms and that hotel price, and the acquisitions paragraph names the 86 rooms and that hotel price again. Hersha’s 8.0%–8.5% unlevered yield line is Hersha’s narrative, not a second hotel price. Seller unnamed. Filing names Georgetown — Harbor will not invent a Dupont Circle lock. Hilton Garden Inn M Street stays off — that line is a contract. Hotel Oceana stays off until a filing names keys with a hotel price. 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. Not Park’s 2020 Embassy Suites Washington DC Georgetown $90.4 million / 197 tape, not Hersha’s 2015 St. Gregory Hotel $57.0 million / 155 tape, and not Hersha’s 2017 Ritz-Carlton Coconut Grove $36.0 million / 115 tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateWashington, D.C.Compare

St. Gregory Hotel — Hersha acquisition

St. Gregory Hotel · 155 keys · Independent / boutique

Hersha Q2 2015 8-K: $57.0 million for the 155-room St. Gregory Hotel & Suites in Washington, DC. Dupont Circle independent — not a Georgetown Embassy PPK.

Hersha Hospitality Trust Form 8-K / Q2 2015 earnings release, July 28, 2015 (June 2015 close)

Hersha acquired the 155-room St. Gregory Hotel & Suites in Washington, DC in June 2015 for $57.0 million. Harbor uses the first of June rather than inventing a closing day. Harbor PPK is $57.0 million ÷ 155. The same 8-K names June, the 155 rooms, and that hotel price. Use the $57.0 million hotel price, not the $25.8 million assumed loan. Hersha’s 7.0% economic capitalization rate and 12.9x EBITDA lines are Hersha’s narrative, not a second hotel price. Seller unnamed. Filing names Dupont Circle — Harbor will not invent a Georgetown 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. Not Park’s 2020 Embassy Suites Washington DC Georgetown $90.4 million / 197 tape and not Hersha’s 2018 Hyatt House Gaithersburg $19.0 million / 140 tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateWashington, D.C.Compare

The Hay-Adams — independent hold

The Hay-Adams · 145 keys · Luxury

Property public site

White House-adjacent independent. Hold. Replacement cost is the conversation.

Open the tape →FramePacketEstimateWashington, D.C.Compare

Capitol Hill Suites — Hersha acquisition

Capitol Hill Suites · 152 keys · Independent / boutique

Hersha Exhibit 99.1: $47.5 million for the 152-room Capitol Hill Suites in Washington, D.C. Capitol Hill boutique — not a Georgetown Embassy PPK.

Hersha Hospitality Trust Exhibit 99.1, May 5, 2011 (April 15, 2011 close)

Hersha acquired the 152-room Capitol Hill Suites in Washington, D.C. on April 15, 2011 for $47.5 million. Harbor PPK is $47.5 million ÷ 152. Hersha rounded the same math to $310 thousand per key. The same Exhibit 99.1 names April 15, the 152 rooms, and that hotel price. Use the $47.5 million hotel price, not the $32.5 million assumed mortgage and not the 10-Q $47.754 million allocation. Seller unnamed. Filing names Capitol Hill — Harbor will not invent a Georgetown lock. The same paper’s Courtyard Westside line is a contract, not a close. 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 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. Not Hersha’s 2015 St. Gregory Hotel $57.0 million / 155 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 Park’s 2020 Embassy Suites Washington DC Georgetown $90.4 million / 197 tape, and not Hersha’s 2018 Hyatt House Gaithersburg $19.0 million / 140 tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateWashington, D.C.Compare

Hampton Inn Washington, D.C. — Hersha acquisition

Hampton Inn Washington, D.C. · 228 keys · Upper midscale

Hersha Q3 2010 10-Q: $73.096 million for the 228-room Hampton Inn in Washington, DC. Washington Hampton Inn — not a Capitol Hill Suites PPK and not a Financial District Hampton PPK.

Hersha Hospitality Trust Form 10-Q, November 5, 2010 (September 1, 2010 close)

Hersha acquired the 228-room Hampton Inn in Washington, DC on September 1, 2010 for a total purchase price of $73.096 million. Harbor PPK is $73.096 million ÷ 228. The same 10-Q names September 1, the 228 rooms, and that hotel price. Use the $73.096 million hotel price, not the $1,188 closing-cost add-on, not the $72.988 million cash line, not the $108 thousand franchise-fee line, and not a prospectus or trade-press $73.0 million / $320,000 per key line. Seller unnamed — an unrelated third party. Filing names Washington, DC — Harbor will not invent a Massachusetts Avenue, Convention Center, or Union Station lock. Do not stitch the October 2010 424B5. The same 10-Q’s February 9, 2010 Times Square Hampton, Candlewood, and Holiday Inn Express line stays combined. The same 10-Q’s January 1, 2010 Hilton Garden Inn Glastonbury line is a remaining 52% joint-venture interest, not a hotel deed tape. Courtyard South Boston stays off as a mortgage-note purchase of a 50% joint venture. 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. 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 2011 Capitol Hill Suites $47.5 million / 152 tape, not Hersha’s 2015 St. Gregory Hotel $57.0 million / 155 tape, not Hersha’s 2016 Hilton Garden Inn M Street $106.5 million / 238 tape, and not Hersha’s 2018 Hampton Inn Financial District $32.4 million / 81 tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateWashington, D.C.Compare

The Greenbrier — Justice family hold

The Greenbrier · 710 keys · Luxury

Property public site / public ownership coverage

Public ownership story. Not a conventional urban hotel sale.

Open the tape →FramePacketEstimateWashington, D.C.Compare