Only the tapes we can cite

Hyatt Regency San Francisco — Sunstone disposition

Hyatt Regency San Francisco · 821 keys · Upper upscale

Sunstone Exhibit 99.1: $279 million gross for the 821-room Hyatt Regency San Francisco. Embarcadero convention atrium — not a Nob Hill palace PPK and not the $80 million Wharf Centric.

Sunstone Hotel Investors Exhibit 99.1, August 6, 2026 (closed July 30)

Sunstone sold the 821-room Hyatt Regency San Francisco on July 30, 2026 to funds affiliated with Blackstone Real Estate for a gross sale price of $279 million. Sunstone rounds that to approximately $340,000 per key; Harbor PPK is $279 million ÷ 821. Sunstone’s 21.4x Hotel Adjusted EBITDAre / 3.5% TTM NOI cap (trailing twelve months ending May 31, 2026, from the June 23 agreement exhibit) are Sunstone’s narrative, not a second hotel price. Do not apply this as a Fairmont Nob Hill or Fisherman’s Wharf tape. RLJ’s Dallas Love Field + Houston Galleria December 2025 pair stays off this row — that was a combined $49.5 million.

Open the tape →FramePacketEstimateSan FranciscoCompare

Kimpton RiverPlace Hotel — Xenia disposition

Kimpton RiverPlace Hotel · 85 keys · Upper upscale

Xenia 10-Q: $11.0 million for the 85-room Kimpton RiverPlace Hotel. Waterfront boutique — exclusive of significant near-term capex. Not a downtown independent PPK.

Xenia Hotels & Resorts Form 10-Q subsequent event (closed July 21, 2026)

Xenia closed the 85-room Kimpton RiverPlace Hotel on July 21, 2026 for a sale price of $11.0 million. Harbor PPK is $11.0 million ÷ 85 (Xenia rounded $129,400). Use the $11.0 million sale price, not the $10.3 million net cash after costs. Xenia’s 19.4x / 2.0% TTM lines are exclusive of significant near-term capex — that is Xenia’s narrative, not a second price. The $38.8 million impairment is Xenia’s accounting, not a hotel price. Buyer unnamed in the filing.

Open the tape →FramePacketEstimatePortlandCompare

Hilton Short Hills — Park disposition

Hilton Short Hills · 314 keys · Upper upscale

Park IR: $12 million gross for the 314-room Hilton Short Hills. Anticipated capex of about $27 million is Park’s narrative. Not a Midtown fee PPK.

Park Hotels & Resorts IR, Q2 2026 (July 2026 close; day-of-month not named)

Park sold the 314-room Hilton Short Hills in July 2026 for gross proceeds of $12 million. Harbor uses the first of July rather than inventing a closing day. Harbor PPK is $12 million ÷ 314. Park’s “approximately $27 million” anticipated capex is Park’s narrative, not a second hotel price. Suburban New Jersey — not a Manhattan gateway tape. Buyer unnamed. Embassy Suites Alexandria (JV interest) and the Austin ground-lease reversion stay off this tape.

Open the tape →FramePacketEstimateNorthern New JerseyCompare

Hyatt Place Fremont / Silicon Valley — RLJ disposition

Hyatt Place Fremont / Silicon Valley · 151 keys · Upscale

RLJ 10-Q: $13.2 million for the 151-room Hyatt Place Fremont Silicon Valley. East Bay select-service — not a Union Square palace PPK.

RLJ Lodging Trust Form 10-Q, quarter ended June 30, 2026

RLJ sold the 151-room Hyatt Place Fremont Silicon Valley on June 4, 2026 for a sales price of $13.2 million. Harbor PPK is $13.2 million ÷ 151. RLJ’s 29.2x Hotel EBITDA line, including required capital expenditures, is RLJ’s narrative — not a second hotel price. Buyer unnamed in the filing. Fremont / Warm Springs, not San Francisco Union Square.

Open the tape →FramePacketEstimateSilicon Valley / East BayCompare

Chamberlain West Hollywood — Pebblebrook disposition

Chamberlain West Hollywood Hotel · 115 keys · Upscale

Pebblebrook IR: $43.5 million for the 115-room Chamberlain. Preferred-share takeout is Pebblebrook’s consideration mix — not a second hotel price.

Pebblebrook Hotel Trust IR, May 28, 2026 (closed May 27)

Pebblebrook closed the 115-room Chamberlain West Hollywood Hotel on May 27, 2026 for $43.5 million to a third party. Harbor PPK is $43.5 million ÷ 115. Pebblebrook accepted preferred shares as partial consideration and retired them at a discount — that is Pebblebrook’s capital story, not a second rooms-only deed. Buyer unnamed.

Open the tape →FramePacketEstimateLos AngelesCompare

Courtyard Manhattan/Fifth Avenue — DiamondRock leasehold sale

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

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.

DiamondRock Hospitality Company Exhibit 99.1, May 4, 2026

DiamondRock announced the sale of its leasehold interest in the 189-room Courtyard by Marriott New York Manhattan/Fifth Avenue on May 4, 2026 for $33.0 million. Harbor uses the announcement date; the filing does not name a different close day. Harbor PPK is $33.0 million ÷ 189 and is a leasehold number — do not apply it as a fee-simple Midtown rooms deed. DiamondRock names $12 million of near-term capex, a contractual ground-lease step-up, and labor headwinds as the reason the going-in 13.3% NOI cap is not the story they would underwrite. Those lines are DiamondRock’s narrative, not a second price. Buyer unnamed.

Open the tape →FramePacketEstimateNew YorkCompare

Hampton Inn & Suites Rochester-North — Apple disposition

Hampton Inn & Suites Rochester-North · 124 keys · Upper midscale

Apple Exhibit 99.1: approximately $8.7 million gross for the 124-room Hampton Inn & Suites Rochester-North. Interstate select-service — not a Twin Cities palace.

Apple Hospitality REIT Exhibit 99.1, Q2 2026 (April 2026 close; day-of-month not named)

Apple sold the 124-room Hampton Inn & Suites Rochester-North in April 2026 for a gross sales price of approximately $8.7 million. Harbor uses the first of April rather than inventing a closing day. Harbor PPK is $8.7 million ÷ 124. Buyer unnamed. Rochester, Minnesota — not Minneapolis and not a gateway Hampton.

Open the tape →FramePacketEstimateRochester, MinnesotaCompare

Hilton Seattle Airport & Conference Center — Park disposition

Hilton Seattle Airport & Conference Center · 396 keys · Upper upscale

Park IR: $18 million gross for the 396-room Hilton Seattle Airport on a short-term ground lease. Anticipated capex over $25 million is Park’s narrative. Not a waterfront PPK.

Park Hotels & Resorts IR, Q2 2026 (April 2026 close; day-of-month not named in the IR)

Park sold the 396-room Hilton Seattle Airport & Conference Center in April 2026 for gross proceeds of $18 million. Harbor uses the first of April rather than inventing a closing day. Harbor PPK is $18 million ÷ 396. The house sat on a short-term ground lease. Park’s “over $25 million” anticipated capex line is Park’s narrative, not a second price. Do not apply this as a Seattle waterfront or downtown fee-simple tape. Buyer unnamed in Park’s IR. Hilton Checkers Los Angeles is its own approximately $13 million 10-Q tape — Harbor will not subtract $31 million − $18 million.

Open the tape →FramePacketEstimateSeattleCompare

Hilton Garden Inn Longview — Summit / GIC disposition

Hilton Garden Inn Longview · 122 keys · Upscale

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

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

Summit completed the sale of the 122-guestroom Hilton Garden Inn Longview, Texas, owned by its joint venture with GIC, on February 20, 2026 for $12.3 million. Harbor PPK is $12.3 million ÷ 122. Buyer unnamed. Summit’s cap-rate line after foregone capex is Summit’s narrative, not a second price. The Arlington South Courtyard + Residence Inn $19.0 million pair stays off this row — Summit named only a combined selling price.

Open the tape →FramePacketEstimateLongview, TexasCompare

Four Seasons Orlando + Four Seasons Jackson Hole — Host disposition

Other U.S. markets · 569 keys · Luxury

Host IR: $1.1 billion for the 444-room Four Seasons Orlando and 125-room Four Seasons Jackson Hole. Portfolio tape. Harbor does not split the two houses. Excludes the Orlando condo development.

Host Hotels & Resorts IR, February 18, 2026

Host sold both resorts for $1.1 billion. Combined 569 keys. Host’s IRR table names the prior $610 million / $315 million purchases and $1.1 billion of sale proceeds — it does not allocate the exit. Trade-press $750 million / $315 million sale splits are not Host’s number; Harbor will not repeat them as fact. Host did not name the buyer; Orange County deed and trade press name BDT & MSD affiliates. Do not use the blended $1.93M/key as a single-house Orlando or Jackson Hole comp.

Open the tape →Other U.S. marketsCompare

Sheraton Parsippany — Host under contract

Sheraton Parsippany · 370 keys · Upper upscale

Host FY2025 results: $15 million under contract, expected H1 2026. Includes $3 million of FF&E reserves Host retains. Not a closed deed. Harbor will not treat this as a sold tape until Host says it closed.

Host Hotels & Resorts FY2025 results (under contract; expected H1 2026)

A $15 million corporate-park Sheraton is not a New York gateway tape. Host’s property page lists 370 rooms. The $3 million FF&E retain is inside Host’s $15 million sentence — read it before you apply PPK. Under contract is not closed.

Open the tape →FramePacketEstimateNorthern New JerseyCompare

The St. Regis Houston — Host Hotels disposition

The St. Regis Houston · 232 keys · Luxury

Host IR: $51 million for the 232-room St. Regis Houston. Day-of-month not named; Harbor uses January 2026.

Host Hotels & Resorts IR (January 2026 St. Regis Houston close, cited in later release)

Host closed the 232-key St. Regis Houston in January 2026 for $51 million. Host’s multiple commentary includes ~$49 million of estimated foregone capex — that is Host’s narrative, not a second price. River Oaks luxury, not a downtown Houston select-service tape. Day-of-month not named in the release.

Open the tape →FramePacketEstimateHoustonCompare

Hilton Checkers Los Angeles — Park disposition

Hilton Checkers Los Angeles · 193 keys · Upper upscale

Park 10-Q: approximately $13 million gross for Hilton Checkers Los Angeles. Keys (193) from Park’s same-quarter Exhibit 99.1. Downtown box — not a West Hollywood hillside PPK.

Park Hotels & Resorts Form 10-Q, quarter ended March 31, 2026 (January close; day unnamed)

Park sold the Hilton Checkers Los Angeles in January 2026 for gross proceeds of approximately $13 million. Harbor uses the first of January rather than inventing a closing day. Harbor PPK is $13 million ÷ 193 from Park’s same-quarter earnings exhibit. Buyer unnamed. Not a West Hollywood tape. Park’s later “approximately $31 million” Checkers + Seattle line stays combined — Harbor will not subtract the Seattle $18 million IR figure to invent a second Checkers price. MarketScreener’s $12.5 million is not a Park filing.

Open the tape →FramePacketEstimateLos AngelesCompare

Westin Cincinnati + Washington Marriott Metro Center — Host disposition

Other U.S. markets · 910 keys · Upper upscale

Host FY2025 results: $237 million for The Westin Cincinnati and Washington Marriott at Metro Center in separate transactions. Harbor does not split the pair. Host provided $114 million seller financing on Metro Center only — that is not the hotel price.

Host Hotels & Resorts FY2025 results (sold during 2025; Harbor does not invent a close day)

Host recycled two full-service boxes for $237 million combined. Keys on the desk: 456 (Westin Cincinnati, GDS/hotel count) + 454 (Metro Center, deed/trade press). Host did not publish an allocated price. Do not use the blended ~$260k/key as a Cincinnati-only or D.C.-only comp. Seller paper of $114 million sits on Metro Center and is not a second tape.

Open the tape →Other U.S. marketsCompare

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.

Open the tape →FramePacketEstimateBostonCompare

Motto by Hilton Nashville Downtown — Apple Hospitality acquisition

Motto by Hilton Nashville Downtown · 260 keys · Upscale

Apple IR: approximately $98.2 million for the 260-room new-build Motto. Rooms-focused — not a 1 Hotel lifestyle PPK.

Apple Hospitality REIT Exhibit 99.1, December 22, 2025

Apple opened and acquired the newly constructed 260-room Motto by Hilton Nashville Downtown on December 22, 2025 for approximately $98.2 million, or $378,000 per key as Apple rounded it. Harbor PPK is $98.2 million ÷ 260. Fixed-price take-out ahead of development is Apple’s narrative. Not a slice of Host’s $530 million 1 Hotel + Embassy Suites complex — Harbor does not invent that allocation.

Open the tape →FramePacketEstimateNashvilleCompare

Le Pavillon — Ashford disposition

Le Pavillon · 226 keys · Luxury

Ashford 8-K: $42.5 million in cash for the 226-room Le Pavillon. Historic independent — not a French Quarter W PPK and not a St. Charles Hilton PPK.

Ashford Hospitality Trust Form 8-K, December 18, 2025 (closed December 18)

Ashford sold the 226-room Le Pavillon in New Orleans, Louisiana on December 18, 2025 for $42.5 million in cash. Harbor PPK is $42.5 million ÷ 226. The same December 18, 2025 8-K names December 18, the 226 rooms, and that cash price. Use the $42.5 million hotel price, not the $41.3 million net-of-selling-expenses line. Buyer unnamed as a Harbor party — the 8-K names 833 Poydras St. Prime Property, LLC. Filing names New Orleans — Harbor will not invent a Poydras lock. The November 2025 three-hotel announcement stays combined. Embassy Suites Austin Arboretum stays off until a filing names month, the $13.5 million cash price, and keys together. Not Park’s W New Orleans – French Quarter $24 million / 97 tape and not the St. Charles Hilton $47 million tape.

Open the tape →FramePacketEstimateNew OrleansCompare

Westin Michigan Avenue Chicago — Pebblebrook disposition

The Westin Michigan Avenue Chicago · 752 keys · Upper upscale

Pebblebrook 8-K: $72.0 million for the 752-room Westin Michigan Avenue Chicago, before a brand-mandated PIP. Not a rooms-only trophy PPK.

Pebblebrook Hotel Trust Form 8-K, December 3, 2025 (press dated December 4)

Pebblebrook closed the 752-room Westin Michigan Avenue Chicago on December 3, 2025 for $72.0 million to a third party. Pebblebrook’s 15.6x EBITDA / 3.5% NOI lines are before a brand-mandated PIP and other significant capex — that is Pebblebrook’s narrative, not a second price. Buyer unnamed. Magnificent Mile box, not a River North boutique.

Open the tape →FramePacketEstimateChicagoCompare

Montrose at Beverly Hills — Pebblebrook disposition

Montrose at Beverly Hills · 133 keys · Upscale

Pebblebrook 8-K: $44.25 million for the 133-room Montrose at Beverly Hills. West Hollywood lifestyle — not a Sunset trophy.

Pebblebrook Hotel Trust Form 8-K, November 19, 2025 (press dated November 20)

Pebblebrook closed the 133-room Montrose at Beverly Hills on November 19, 2025 for $44.25 million to a third party. Harbor PPK is $44.25 million ÷ 133. Buyer unnamed — Harbor will not invent one. West Hollywood lifestyle, not a Beverly Hills palace.

Open the tape →FramePacketEstimateLos AngelesCompare

Hampton Inn & Suites Clovis-Airport North — Apple disposition

Hampton Inn & Suites Clovis-Airport North · 86 keys · Upper midscale

Apple Exhibit 99.1: approximately $8.3 million for the 86-room Hampton Inn & Suites Clovis-Airport North. Adjacent Homewood is a separate $12.0 million tape.

Apple Hospitality REIT Exhibit 99.1, February 23, 2026 (close day from Apple’s later sold table)

Apple sold the 86-room Hampton Inn & Suites by Hilton Clovis-Airport North on November 5, 2025 for a gross sales price of approximately $8.3 million. Harbor PPK is $8.3 million ÷ 86. Buyer unnamed. The adjacent 83-room Homewood closed the same day for a separately named $12.0 million — two tapes, not a blended airport pair. Cedar Rapids Hampton + Homewood stays off this row — Apple named only $16.1 million combined.

Open the tape →FramePacketEstimateFresno–ClovisCompare

Homewood Suites Fresno Airport/Clovis — Apple disposition

Homewood Suites by Hilton Fresno Airport/Clovis · 83 keys · Upscale

Apple Exhibit 99.1: $12.0 million for the 83-room Homewood Suites Fresno Airport/Clovis. Adjacent Hampton is a separate $8.3 million tape.

Apple Hospitality REIT Exhibit 99.1, February 23, 2026 (close day from Apple’s later sold table)

Apple sold the 83-room Homewood Suites by Hilton Fresno Airport/Clovis, CA on November 5, 2025 for a gross sales price of $12.0 million. Harbor PPK is $12.0 million ÷ 83. Buyer unnamed. Adjacent Hampton is a separately named $8.3 million tape. Apple used a portion of proceeds in a 1031 with Motto Nashville — that is Apple’s tax story, not a second hotel price.

Open the tape →FramePacketEstimateFresno–ClovisCompare

Residence Inn San Diego Sorrento Mesa — Ashford disposition

Residence Inn San Diego Sorrento Mesa · 150 keys · Upscale

Ashford 8-K: $42 million in cash for the 150-room Residence Inn San Diego Sorrento Mesa. Sorrento Mesa extended-stay — not a La Jolla palace PPK.

Ashford Hospitality Trust Form 8-K, October 15, 2025 (closed October 15)

Ashford sold the 150-room Residence Inn San Diego Sorrento Mesa in San Diego, California on October 15, 2025 for $42 million in cash. Harbor PPK is $42 million ÷ 150. The same October 15, 2025 8-K names October 15, the 150 rooms, and that cash price. Use the $42 million hotel price, not the $41.4 million net-of-selling-expenses line. Buyer unnamed as a Harbor party — the 8-K names Lily, LP. Filing names San Diego — Harbor will not invent a Mira Mesa lock. Not Apple’s 2015 Courtyard San Diego $56.0 million / 245 tape.

Open the tape →FramePacketEstimateSan DiegoCompare

Courtyard Amarillo — Summit / GIC disposition

Courtyard by Marriott Amarillo · 107 keys · Upscale

Summit 10-K: $20.0 million for the 107-guestroom Courtyard Amarillo. October 2025; day-of-month not named. Panhandle select-service — not a Dallas Uptown PPK.

Summit Hotel Properties Form 10-K for the year ended Dec 31, 2025 (October 2025 close; day unnamed)

Summit’s GIC joint venture sold the 107-guestroom Courtyard by Marriott Amarillo, Texas, in October 2025 for $20.0 million. Harbor uses the first of October rather than inventing a closing day. Harbor PPK is $20.0 million ÷ 107. Buyer unnamed. Summit’s $4.2 million gain line is Summit’s accounting, not a second price. Not the Kansas City Courtyard $19.0 million tape. Arlington South Courtyard + Residence Inn $19.0 million pair stays off this row.

Open the tape →FramePacketEstimateAmarillo, TexasCompare

Courtyard Kansas City — Summit disposition

Courtyard by Marriott Kansas City · 123 keys · Upscale

Summit 10-K: $19.0 million for the 123-guestroom Courtyard Kansas City, MO. October 2025; day-of-month not named. Not a Plaza palace PPK.

Summit Hotel Properties Form 10-K for the year ended Dec 31, 2025 (October 2025 close; day unnamed)

Summit sold the 123-guestroom Courtyard by Marriott in Kansas City, Missouri, in October 2025 for $19.0 million. Harbor uses the first of October rather than inventing a closing day. Harbor PPK is $19.0 million ÷ 123. Buyer unnamed. Filing does not say Plaza — Harbor will not invent a submarket. Summit’s $2.5 million gain line is Summit’s accounting, not a second price. Not the Amarillo Courtyard $20.0 million tape. Arlington South pair stays off this row.

Open the tape →FramePacketEstimateKansas CityCompare

Hilton Houston NASA Clear Lake — Ashford disposition

Hilton Houston NASA Clear Lake · 242 keys · Upper upscale

Ashford 8-K: $27 million in cash for the 242-room Hilton Houston NASA Clear Lake. NASA-adjacent Hilton — not a Medical Center or downtown palace PPK.

Ashford Hospitality Trust Form 8-K, August 22, 2025 (closed August 22)

Ashford sold the 242-room Hilton Houston NASA Clear Lake in Houston, Texas on August 22, 2025 for $27 million in cash. Harbor PPK is $27 million ÷ 242. The same August 22, 2025 8-K names August 22, the 242 rooms, and that cash price. Use the $27 million hotel price, not the $27.5 million net-of-selling-expenses line and not the $27.0 million plus $750,000 extension-fees line. Buyer unnamed as a Harbor party — the 8-K names Nassau Bay Resorts LLC. Filing names Houston — Harbor will not invent a Nassau Bay lock. Residence Inn Evansville East stays off until a filing names month, a hotel price, and keys together. Embassy Suites Houston Near the Galleria stays off until a filing names month, the $13.5 million cash price, and keys together.

Open the tape →FramePacketEstimateHoustonCompare

Houston Marriott Energy Corridor — Apple disposition

Houston Marriott Energy Corridor · 206 keys · Upper upscale

Apple Exhibit 99.1: $16.0 million for the 206-room Houston Marriott Energy Corridor. West Houston full-service — not a Galleria or downtown palace.

Apple Hospitality REIT Exhibit 99.1, February 23, 2026 (close day from Apple’s later sold table)

Apple sold the 206-room Houston Marriott Energy Corridor in August 2025 for a gross sales price of $16.0 million. Apple’s later sold table dates the close to August 18, 2025. Harbor PPK is $16.0 million ÷ 206. Buyer unnamed. Energy-corridor box — not RLJ’s Houston Galleria pair and not a downtown convention tape. Do not blend this into the $73.3 million seven-hotel bucket.

Open the tape →FramePacketEstimateHoustonCompare

Hilton New Orleans St. Charles — Sunstone disposition

Hilton New Orleans St. Charles · 252 keys · Upper upscale

Sunstone IR: $47 million gross for the 252-room Hilton New Orleans St. Charles. CBD box — not a French Quarter irreplaceable.

Sunstone Hotel Investors IR / PR Newswire, June 9, 2025 (Q2 close dated June 5)

Sunstone’s Q2 2025 release dates the close to June 5, 2025 at a contractual $47.0 million, or about $187,000 per key. Harbor PPK is $47 million ÷ 252. Sunstone’s 10.1x / 8.7% lines and the 13.4x / 6.6% after estimated near-term capex are Sunstone’s narrative, not a second price. Insurance and flood belong next to any number you type yourself.

Open the tape →FramePacketEstimateNew OrleansCompare

Homewood Suites Tampa-Brandon — Apple Hospitality acquisition

Homewood Suites by Hilton Tampa-Brandon · 126 keys · Upscale

Apple IR: $18.8 million for the 126-room Homewood Suites by Hilton Tampa-Brandon. Suburban extended-stay — not a downtown Tampa palace.

Apple Hospitality REIT IR, Q2 2025 (June 2025 close; day-of-month not named)

Apple acquired the 126-room Homewood Suites Tampa-Brandon in June 2025 for $18.8 million, or about $149,000 per key. Day-of-month not named; Harbor uses the first of June rather than inventing a closing day. Apple’s 12% TTM cap-rate line is Apple’s narrative, not a second price. Brandon suburban, not South Beach and not the Host Tampa marina file Harbor left off the tape.

Open the tape →FramePacketEstimateTampa BayCompare

Hyatt Centric Fisherman’s Wharf — Park Hotels disposition

Hyatt Centric Fisherman’s Wharf · 316 keys · Upscale

Park IR: $80 million for the 316-room Hyatt Centric Fisherman’s Wharf. Wharf upscale — not a Union Square palace.

Park Hotels & Resorts IR / BusinessWire, May 22, 2025

Park closed the 316-room Hyatt Centric Fisherman’s Wharf for $80 million, or $253,000 per key as Park rounded it. Harbor PPK is $80 million ÷ 316. Park’s 64.0x 2024 EBITDA line is Park’s narrative, not a second price. Park did not name the buyer — Harbor will not invent one. Wharf recovery tape, not a Nob Hill palace.

Open the tape →FramePacketEstimateSan FranciscoCompare

Courtyard Houston-Medical Center — Chatham disposition

Courtyard Houston-Medical Center · 197 keys · Upscale

Chatham 10-K: $23.5 million for Courtyard Houston-Medical Center. Keys from Chatham’s YE 2024 table (197). Not the Hampton next door.

Chatham Lodging Trust Form 10-K for the year ended Dec 31, 2025 (keys: YE 2024 property table)

Chatham sold the Courtyard Houston-Medical Center on April 22, 2025 for $23.5 million. Harbor PPK is $23.5 million ÷ 197 from Chatham’s YE 2024 table. Buyer unnamed. Not the Hampton Medical Center $15.5 million tape and not an Energy Corridor full-service PPK.

Open the tape →FramePacketEstimateHoustonCompare

Fairmont Dallas — Xenia disposition

Fairmont Dallas · 545 keys · Luxury

Xenia Exhibit 99.1: $111.0 million for the 545-room Fairmont Dallas. April 2025; day-of-month not named. Downtown luxury — exclusive of an estimated $80 million near-term capex. Not a Plano Hyatt Place PPK.

Xenia Hotels & Resorts Exhibit 99.1, fourth quarter and year ended December 31, 2025 (April close; day unnamed)

Xenia sold the 545-room Fairmont Dallas in April 2025 for $111.0 million, or approximately $203,670 per key as Xenia rounded it. Harbor uses the first of April rather than inventing a closing day. Harbor PPK is $111.0 million ÷ 545. Use the $111.0 million sale price, not the $101.4 million net cash after costs. Xenia’s 8.6x / 10.0% TTM lines and the estimated $80 million near-term capex are Xenia’s narrative, not a second hotel price. The $39.3 million gain is Xenia’s accounting. Buyer unnamed. Not a Plano Hyatt Place tape and not RLJ’s Dallas Love Field + Houston Galleria $49.5 million pair.

Open the tape →FramePacketEstimateDallas–Fort WorthCompare

SpringHill Suites Indianapolis Fishers — Apple disposition

SpringHill Suites by Marriott Indianapolis Fishers · 130 keys · Upscale

Apple Exhibit 99.1: $12.7 million for the 130-room SpringHill Suites Indianapolis Fishers. Suburban select-service — not a downtown convention PPK.

Apple Hospitality REIT Exhibit 99.1, February 23, 2026 (close day from Apple’s later sold table)

Apple sold the 130-room SpringHill Suites by Marriott Indianapolis Fishers in March 2025 for a gross sales price of $12.7 million. Apple’s later sold table dates the close to March 19, 2025. Harbor PPK is $12.7 million ÷ 130. Buyer unnamed. Apple used a portion of proceeds in a 1031 with Tampa-Brandon — that is Apple’s tax story, not a second hotel price. Not a blended $73.3 million / 779-key PPK.

Open the tape →FramePacketEstimateIndianapolisCompare

Hampton Inn & Suites Houston-Medical Center — Chatham disposition

Hampton Inn & Suites Houston-Medical Center · 120 keys · Upper midscale

Chatham 10-K: $15.5 million for Hampton Inn & Suites Houston-Medical Center. Keys from Chatham’s YE 2024 table (120). Not the Courtyard next door.

Chatham Lodging Trust Form 10-K for the year ended Dec 31, 2025 (keys: YE 2024 property table)

Chatham sold the Hampton Inn & Suites Houston-Medical Center on March 17, 2025 for $15.5 million. Harbor PPK is $15.5 million ÷ 120 from Chatham’s YE 2024 table. Buyer unnamed. Not the Courtyard Medical Center $23.5 million tape and not Apple’s $16.0 million Energy Corridor Marriott.

Open the tape →FramePacketEstimateHoustonCompare

Courtyard Atlanta Buckhead — RLJ disposition

Courtyard by Marriott Atlanta Buckhead · 181 keys · Upscale

RLJ 10-Q: $24.3 million for the 181-room Courtyard Atlanta Buckhead. Buckhead select-service — not a Midtown lifestyle PPK.

RLJ Lodging Trust Form 10-Q, quarter ended March 31, 2025

RLJ sold the 181-room Courtyard Atlanta Buckhead on March 6, 2025 for a sales price of $24.3 million. Harbor PPK is $24.3 million ÷ 181. RLJ’s 18.0x Hotel EBITDA line is RLJ’s narrative, not a second price. Buyer unnamed in the filing — Harbor will not invent one. Recited again in the June 30, 2026 10-Q.

Open the tape →FramePacketEstimateAtlantaCompare

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

Homewood Suites Chattanooga-Hamilton Place — Apple disposition

Homewood Suites by Hilton Chattanooga-Hamilton Place · 76 keys · Upscale

Apple Exhibit 99.1: approximately $8.3 million for the 76-room Homewood Suites Chattanooga-Hamilton Place. Hamilton Place extended-stay — not a Nashville Broadway PPK.

Apple Hospitality REIT Exhibit 99.1, February 23, 2026 (close day from Apple’s later sold table)

Apple sold the 76-room Homewood Suites by Hilton Chattanooga-Hamilton Place in February 2025 for a gross sales price of approximately $8.3 million. Apple’s later sold table dates the close to February 12, 2025 — Harbor uses that day rather than inventing one. Harbor PPK is $8.3 million ÷ 76. Buyer unnamed. This is not a slice of the $73.3 million seven-hotel bucket. Cedar Rapids Hampton + Homewood stays off this row — Apple named only a combined $16.1 million.

Open the tape →FramePacketEstimateChattanoogaCompare

Homewood Suites Nashville-Brentwood — Chatham disposition

Homewood Suites by Hilton Nashville-Brentwood · 121 keys · Upscale

Chatham 10-K: $15.0 million for Homewood Suites Nashville-Brentwood. Keys from Chatham’s YE 2024 table (121). Suburban extended-stay — not a Broadway PPK.

Chatham Lodging Trust Form 10-K for the year ended Dec 31, 2025 (keys: YE 2024 property table)

Chatham sold the Homewood Suites by Hilton Nashville-Brentwood on January 30, 2025 for $15.0 million. Harbor PPK is $15.0 million ÷ 121, using Chatham’s December 31, 2024 property table. The 2025 sale filing does not restate keys — Harbor will not invent a later count. Buyer unnamed. Not a Broadway tape. The six-hotel $92 million March 2026 buy stays combined.

Open the tape →FramePacketEstimateNashvilleCompare

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.

Open the tape →FramePacketEstimateBostonCompare

Hilton Garden Inn Austin North — Apple disposition

Hilton Garden Inn Austin North · 117 keys · Upscale

Apple Exhibit 99.1: approximately $10.4 million for the 117-room Hilton Garden Inn Austin North. North Austin select-service — not a downtown music-city PPK.

Apple Hospitality REIT Exhibit 99.1, February 24, 2025 (close day from Apple’s later sold table)

Apple sold the 117-room Hilton Garden Inn Austin North in December 2024 for a gross sales price of approximately $10.4 million. Apple’s later sold table dates the close to December 31, 2024. Harbor PPK is $10.4 million ÷ 117. Buyer unnamed. Not a downtown music-city tape. Do not blend this into the $63.4 million six-hotel bucket. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateAustinCompare

Homewood Suites Minneapolis-Mall of America — Chatham disposition

Homewood Suites by Hilton Minneapolis-Mall of America · 144 keys · Upscale

Chatham 10-K: $13.8 million for Homewood Suites Minneapolis-Mall of America. Keys from Chatham’s YE 2023 table (144). Airport / mall extended-stay — not a Nicollet Mall PPK.

Chatham Lodging Trust Form 10-K for the year ended Dec 31, 2025 (keys: YE 2023 property table)

Chatham sold the Homewood Suites by Hilton Minneapolis-Mall of America in Bloomington, Minnesota, on December 16, 2024 for $13.8 million. Harbor PPK is $13.8 million ÷ 144 from Chatham’s YE 2023 table. Buyer unnamed. Not a downtown Minneapolis tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateMinneapolis–Saint PaulCompare

Homewood Suites Orlando-Maitland — Chatham disposition

Homewood Suites by Hilton Orlando-Maitland · 143 keys · Upscale

Chatham 10-K: $15.5 million for Homewood Suites Orlando-Maitland. Keys from Chatham’s YE 2023 table (143). Suburban extended-stay — not a Disney PPK.

Chatham Lodging Trust Form 10-K for the year ended Dec 31, 2025 (keys: YE 2023 property table)

Chatham sold the Homewood Suites by Hilton Orlando-Maitland on December 6, 2024 for $15.5 million. Harbor PPK is $15.5 million ÷ 143 from Chatham’s YE 2023 table. Buyer unnamed. Not a Disney or I-Drive tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateOrlandoCompare

DoubleTree Spokane City Center — consolidated JV sale

DoubleTree by Hilton Spokane City Center · 375 keys · Upper upscale

Park IR: $35 million gross for the 375-room hotel. Hotel consideration — not Park’s net after the $13.5 million mortgage. Inland Northwest, not Seattle.

Park Hotels & Resorts IR / Nasdaq, December 2024 (closed December 4)

On December 4, 2024 the consolidated joint venture that owned the 375-room DoubleTree Hotel Spokane City Center sold the hotel for $35 million gross, or about $93,000 per key. Park said proceeds first repay a $13.5 million mortgage, with Park’s pro-rata share of remaining net proceeds for general corporate purposes. Harbor records the $35 million hotel price and will not invent Park’s net. Spokane Journal / Washington tax records name Spokane Hotel LLC (JMA Ventures). Not a Seattle waterfront PPK.

Open the tape →FramePacketEstimateSpokaneCompare

TownePlace Suites Knoxville Cedar Bluff — Apple disposition

TownePlace Suites by Marriott Knoxville Cedar Bluff · 97 keys · Upper midscale

Apple Exhibit 99.1: approximately $9.4 million for the 97-room TownePlace Suites Knoxville Cedar Bluff. Cedar Bluff extended-stay — not a Nashville Broadway PPK.

Apple Hospitality REIT Exhibit 99.1, February 24, 2025 (close day from Apple’s later sold table)

Apple sold the 97-room TownePlace Suites by Marriott Knoxville Cedar Bluff in December 2024 for a gross sales price of approximately $9.4 million. Apple’s later sold table dates the close to December 3, 2024. Harbor PPK is $9.4 million ÷ 97. Buyer unnamed. Not a Nashville Broadway tape. Rogers pair stays off this row. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateKnoxvilleCompare

Courtyard Wichita East — Apple disposition

Courtyard by Marriott Wichita East · 90 keys · Upscale

Apple Exhibit 99.1: approximately $3.1 million for the 90-room Courtyard Wichita East. East-side select-service — not a Kansas City PPK.

Apple Hospitality REIT Exhibit 99.1, February 24, 2025 (close day from Apple’s later sold table)

Apple sold the 90-room Courtyard by Marriott Wichita East in November 2024 for a gross sales price of approximately $3.1 million. Apple’s later sold table dates the close to November 12, 2024. Harbor PPK is $3.1 million ÷ 90. Buyer unnamed. Not a Kansas City or Dallas tape. This is not a slice of the $63.4 million six-hotel bucket. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateWichitaCompare

Four Points San Francisco Airport — Summit disposition

Four Points San Francisco Airport · 101 keys · Upscale

Summit Exhibit 99.1 sold table: $17.7 million for the 101-guestroom Four Points San Francisco Airport. October 2024; day-of-month not named. Airport box — not an Embarcadero or Wharf PPK.

Summit Hotel Properties Exhibit 99.1, year ended Dec 31, 2024 (October 2024 close; day unnamed)

Summit sold the 101-guestroom Four Points San Francisco Airport in October 2024 for $17.7 million. Harbor uses the first of October rather than inventing a closing day. Harbor PPK is $17.7 million ÷ 101. Buyer unnamed. Summit marked the cap-rate N/M because hotel NOI at sale was de minimis — that is Summit’s narrative, not a second price. Not Sunstone’s $279 million Embarcadero Hyatt Regency and not Park’s $80 million Wharf Centric. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateSan FranciscoCompare

1 Hotel Central Park — Host Hotels acquisition

1 Hotel Central Park · 234 keys · Luxury

Host 2024 10-K: $265 million for the 234-room 1 Hotel Central Park. Cash. Not a later recap.

Host Hotels & Resorts Form 10-K for the year ended Dec 31, 2024

On July 31, 2024 Host acquired the fee-simple 234-room 1 Hotel Central Park for $265 million. Filing-grade. Lifestyle luxury on Central Park South — not a limited-service Midtown PPK. Desk hotel inventory is 230 keys; this tape uses Host’s 234.

Open the tape →FramePacketEstimateNew YorkCompare

Turtle Bay / Ritz-Carlton Oʻahu — Host Hotels acquisition

The Ritz-Carlton Oʻahu, Turtle Bay · 450 keys · Luxury

Host 2024 10-K: $680 million for the 450-room Turtle Bay Resort plus a 49-acre entitled land parcel, net of Marriott key money. Not a rooms-only PPK.

Host Hotels & Resorts Form 10-K for the year ended Dec 31, 2024

Closed July 2024. $680 million is net of $45 million Marriott key money for the Ritz-Carlton conversion. Host’s May 2024 agreement also expected a $630 / $50 million hotel-versus-land allocation, subject to final appraisal — Harbor records the $680 million combined figure, not an invented rooms-only deed. North Shore Oahu resort, not a Waikiki box.

Open the tape →FramePacketEstimateHonolulu / WaikikiCompare

Hilton La Jolla Torrey Pines — Braemar disposition

Hilton La Jolla Torrey Pines · 394 keys · Upper upscale

Braemar Exhibit 99.1: $165 million for the 394-room Hilton La Jolla Torrey Pines. Golf-adjacent resort box — not a Hotel del Coronado PPK.

Braemar Hotels & Resorts Exhibit 99.1, July 17, 2024

Braemar closed the 394-room Hilton La Jolla Torrey Pines on July 17, 2024 for $165 million, or approximately $419,000 per key as Braemar rounded it. Harbor PPK is $165 million ÷ 394. Use the $165 million hotel price, not Park’s later pro-rata share of approximately $41 million from the same house. Braemar’s 7.2% cap inclusive of $40 million anticipated capex is Braemar’s narrative, not a second price. Buyer unnamed on this tape — Harbor will not invent a desk from trade press. Not a Hotel del Coronado tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateSan DiegoCompare

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

Embassy Suites Madison Downtown — Apple Hospitality acquisition

Embassy Suites Madison Downtown · 262 keys · Upper upscale

Apple 2024 10-K table: $79.516 million for the 262-room Embassy Suites Madison Downtown. Downtown Embassy — not a Garden Inn PPK.

Apple Hospitality REIT Form 10-K for the year ended December 31, 2024 (closed June 20)

Apple acquired the 262-room Embassy Suites Madison Downtown on June 20, 2024 for a $79.516 million gross purchase price. Harbor PPK is $79.516 million ÷ 262. Apple rounded the same math to about $303,000 per key. Use the table price, not the $79.5 million 8-K round. Seller unnamed. Not the Garden Inn $49.599 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 →FramePacketEstimateMadisonCompare

Hotel Teatro — RLJ acquisition

Hotel Teatro · 110 keys · Upper upscale

RLJ Q2 2024 10-Q: $35.5 million for the 110-room Hotel Teatro, Denver. Downtown historic boutique — not a Monaco Denver PPK and not the Beacon Hill land line.

RLJ Lodging Trust Form 10-Q, quarter ended June 30, 2024 (closed June 13)

RLJ acquired the 110-room Hotel Teatro in Denver on June 13, 2024 for a purchase price of $35.5 million. Harbor PPK is $35.5 million ÷ 110. Use the $35.5 million purchase price, not the $36.116 million recorded cost after capitalized transaction costs. Seller unnamed. The $125.0 million Wyndham Boston Beacon Hill line is a land purchase, not a hotel tape. RLJ’s $20.8 million 2024 sold-pair proceeds line stays combined. Not Xenia’s 2022 Kimpton Hotel Monaco Denver $69.8 million tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateDenverCompare

Residence Inn Merrillville — RLJ disposition

Residence Inn Merrillville · 78 keys · Upscale

RLJ 10-Q: approximately $8.1 million for the 78-room Residence Inn Merrillville. Interstate extended-stay — not a Chicago Loop PPK.

RLJ Lodging Trust Form 10-Q, quarter ended June 30, 2024

RLJ sold the 78-room Residence Inn Merrillville, Indiana, on May 21, 2024 for a sales price of approximately $8.1 million. Harbor PPK is $8.1 million ÷ 78. Buyer unnamed. Not a Chicago Loop tape. RLJ’s later 10-K names this sale and Fairfield Inn Denver Cherry Creek with one dollar figure for the pair — Harbor will not subtract a Cherry Creek hotel price. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateNorthwest IndianaCompare

SpringHill Suites Greensboro — Apple disposition

SpringHill Suites by Marriott Greensboro · 82 keys · Upscale

Apple Exhibit 99.1: approximately $7.1 million for the 82-room SpringHill Suites Greensboro. Piedmont Triad select-service — not a Charlotte PPK.

Apple Hospitality REIT Exhibit 99.1, February 24, 2025 (close day from Apple’s later sold table)

Apple sold the 82-room SpringHill Suites by Marriott Greensboro in May 2024 for a gross sales price of approximately $7.1 million. Apple’s later sold table dates the close to May 21, 2024. Harbor PPK is $7.1 million ÷ 82. Buyer unnamed. Not a Charlotte or Raleigh-Durham tape. Rogers Hampton + Homewood stays off this row — Apple named only a combined $33.5 million. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateGreensboroCompare

Arizona Biltmore — Blackstone to Henderson Park

Arizona Biltmore · 705 keys · Luxury

Consideration as reported in trade press and CoStar’s May 2024 deed/affidavit read. Confirm the Maricopa affidavit. Not an HVS survey number.

The Real Deal / CoStar, Jan–May 2024 (announced Jan 23; deed read May 8)

Henderson Park and Pyramid Global Hospitality acquired the 705-key Arizona Biltmore from Blackstone’s BRE Hotels. $705 million is news-level (Bloomberg first cited unnamed sources; CoStar later cited a May 8 deed). Resort plus golf-adjacent campus — not a downtown Phoenix select-service tape.

Open the tape →FramePacketEstimatePhoenix / ScottsdaleCompare

Graduate Hotels — Hilton brand/pipeline acquisition

Graduate Ann Arbor · 204 keys · Upscale

Hilton newsroom — Graduate Hotels acquisition, 2024

Hilton acquired the Graduate brand and a development pipeline from AJ Capital. This is not a real-estate sale of Graduate Ann Arbor. Harbor keeps the node so nobody underwrites a brand deal as a hotel deed.

Open the tape →FramePacketEstimateDetroitCompare

1 Hotel Nashville + Embassy Suites Nashville Downtown — Host acquisition

Nashville · 721 keys · Luxury

Host 2024 10-K: $530 million for the 215-room 1 Hotel Nashville and 506-room Embassy Suites by Hilton Nashville Downtown. Portfolio tape. Harbor does not split the two houses.

Host Hotels & Resorts Form 10-K for the year ended Dec 31, 2024

April/May 2024 close. Two-hotel downtown complex, 721 keys combined. Do not use the blended $735k/key as a single-house 1 Hotel or Embassy Suites comp. See Host’s May 1, 2024 IR.

Open the tape →NashvilleCompare

Mumford-class economy sale pattern (representative)

Motel 6 Houston Northwest · 112 keys · Economy

Mumford Company public practice (no OM republished)

Economy and midscale hotels trade constantly; offering prices are not Harbor’s to scrape. This node teaches the rooms-only comparable set. Price blank on purpose.

Open the tape →FramePacketEstimateHoustonCompare

Hampton Inn Lawrenceville — Ashford disposition

Hampton Inn Lawrenceville · 85 keys · Upper midscale

Ashford 8-K: $8.1 million for the 85-room Hampton Inn in Lawrenceville, Georgia. Gwinnett County Hampton — not a Buckhead or downtown Atlanta PPK.

Ashford Hospitality Trust Form 8-K, April 29, 2024 (closed; day unnamed beyond the 8-K date)

Ashford closed the sale of the 85-room Hampton Inn in Lawrenceville, Georgia for $8.1 million. The April 29, 2024 8-K names the close, the 85 rooms, and that hotel price. Harbor uses April 29 rather than inventing a different closing day. Harbor PPK is $8.1 million ÷ 85. Ashford rounded the same math to $95,300 per key. Use the $8.1 million hotel price, not a net-proceeds line. Buyer unnamed. Filing names Lawrenceville — Harbor will not invent a Buckhead lock. Hilton Boston Back Bay stays off (144 / 390 room conflict). Residence Inn Salt Lake City stays off until one paper names month, the $19.2 million hotel price, and keys together. The Kennesaw SpringHill plus Fairfield line stays combined. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateAtlantaCompare

Hilton Garden Inn College Station — Summit disposition

Hilton Garden Inn College Station · 119 keys · Upscale

Summit Exhibit 99.1 sold table: $11.0 million for the 119-guestroom Hilton Garden Inn College Station. April 2024; day-of-month not named. Aggieland select-service — not a Dallas Uptown PPK.

Summit Hotel Properties Exhibit 99.1, year ended Dec 31, 2024 (April 2024 close; day unnamed)

Summit sold the 119-guestroom Hilton Garden Inn College Station in April 2024 for $11.0 million. Harbor uses the first of April rather than inventing a closing day. Harbor PPK is $11.0 million ÷ 119. Buyer unnamed. Not a Dallas Uptown tape. The New Orleans Convention Center $73 million pair stays off this row — Summit named only a combined selling price. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateCollege Station, TexasCompare

Hyatt Regency San Antonio Riverwalk — Sunstone acquisition

Hyatt Regency San Antonio Riverwalk · 630 keys · Upper upscale

Sunstone Q1 2024 Exhibit 99.1: $230.0 million contractual for the 630-room Hyatt Regency San Antonio Riverwalk. San Antonio convention Hyatt — not a Pearl independent PPK.

Sunstone Hotel Investors Exhibit 99.1, first quarter 2024 (closed April)

Sunstone completed the acquisition of the 630-room Hyatt Regency San Antonio Riverwalk in April 2024 for a contractual purchase price of $230.0 million. Harbor uses the first of April rather than inventing a closing day. Harbor PPK is $230.0 million ÷ 630. The same Q1 2024 Exhibit 99.1 names April, the 630 rooms, and that contractual price. Use the $230.0 million hotel price, not closing costs and not the $8.0 million Hyatt key-money line — Harbor will not substitute the $352,000/key net. Seller unnamed. Filing names San Antonio — Harbor will not invent an Alamo lock. Not Hotel Emma. The Boston Park Plaza sale is funding, not a second hotel price. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateSan AntonioCompare

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

Park Hotels & Resorts — illustrative full-service sale (see 8-K)

San Francisco · 500 keys · Upper upscale

Park Hotels & Resorts SEC filings

Park discloses selected sales. Harbor will not guess which 2024 supplement you have open. Use the filing. This node teaches the REIT-tape pattern.

Open the tape →San FranciscoCompare

Hyatt Place Dallas (Plano) — Summit / GIC disposition

Hyatt Place Dallas (Plano) · 127 keys · Upscale

Summit 10-K: $10.3 million for the 127-guestroom Hyatt Place Dallas (Plano). February 2024; day-of-month not named. North Dallas select-service — not an Uptown PPK.

Summit Hotel Properties Form 10-K for the year ended Dec 31, 2025 (February 2024 close; day unnamed)

Summit’s GIC joint venture sold the 127-guestroom Hyatt Place Dallas (Plano), Texas, in February 2024 for $10.3 million. Harbor uses the first of February rather than inventing a closing day. Harbor PPK is $10.3 million ÷ 127. Buyer unnamed. Not a Dallas Uptown tape. Not the College Station Garden Inn $11.0 million tape. Arlington South pair stays off this row. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateDallas–Fort WorthCompare

Hodges Ward Elliott — select-service sale pattern

Residence Inn Austin Downtown / Convention Center · 179 keys · Upscale

HWE public practice

Extended-stay downtown files trade in this band. Harbor will not republish a live offering memorandum or invent a closed price.

Open the tape →FramePacketEstimateAustinCompare

Hilton Garden Inn Denver Tech Center — Chatham disposition

Hilton Garden Inn Denver Tech Center · 180 keys · Upscale

Chatham 10-K: $18.0 million for Hilton Garden Inn Denver Tech Center. Keys from Chatham’s YE 2023 table (180). Suburban Tech Center — not a downtown Denver PPK.

Chatham Lodging Trust Form 10-K for the year ended Dec 31, 2025 (keys: YE 2023 property table)

Chatham sold the Hilton Garden Inn Denver Tech Center on January 9, 2024 for $18.0 million. Harbor PPK is $18.0 million ÷ 180 from Chatham’s December 31, 2023 property table. Buyer unnamed. Not a downtown Denver tape. The 2024 sale year sits on the corpus; it is older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateDenverCompare

SpringHill Suites Las Vegas Convention Center — Apple Hospitality acquisition

SpringHill Suites Las Vegas Convention Center · 299 keys · Upscale

Apple 2023 10-K table: $75.0 million for the existing 299-room Convention Center SpringHill Suites. Convention Center SpringHill — not a Strip palace PPK.

Apple Hospitality REIT Form 10-K for the year ended December 31, 2023 (closed December 27)

Apple acquired the existing 299-room SpringHill Suites Las Vegas Convention Center on December 27, 2023 for a $75.0 million gross purchase price. Harbor PPK is $75.0 million ÷ 299. Apple rounded the same math to about $251,000 per key. Use the table price, not transaction costs. Seller unnamed. Rooms-focused — not a Strip palace PPK. Apple’s $289.75 million 2023 line is the sum of six named hotel prices plus a $9.14 million garage that is not a hotel tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateLas VegasCompare

Hyatt Place Baltimore/Owings Mills — Summit disposition

Hyatt Place Baltimore/Owings Mills · 123 keys · Upscale

Summit Exhibit 99.1 sold table: $8.25 million for the 123-guestroom Hyatt Place Baltimore/Owings Mills. December 2023; day-of-month not named. Beltway select-service — not an Inner Harbor PPK.

Summit Hotel Properties Exhibit 99.1, year ended Dec 31, 2024 (December 2023 close; day unnamed)

Summit sold the 123-guestroom Hyatt Place Baltimore/Owings Mills in December 2023 for $8.25 million. Harbor uses the first of December rather than inventing a closing day. Harbor PPK is $8.25 million ÷ 123. Buyer unnamed. Not an Inner Harbor palace. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateBaltimoreCompare

Embassy Suites South Jordan Salt Lake City — Apple Hospitality acquisition

Embassy Suites South Jordan Salt Lake City · 192 keys · Upper upscale

Apple 2023 10-K table: $36.75 million for the existing 192-room Embassy Suites. South Jordan Embassy — not a downtown Courtyard PPK.

Apple Hospitality REIT Form 10-K for the year ended December 31, 2023 (closed November 21)

Apple acquired the existing 192-room Embassy Suites South Jordan Salt Lake City on November 21, 2023 for a $36.75 million gross purchase price. Harbor PPK is $36.75 million ÷ 192. Apple rounded the same math to about $191,000 per key. Use the table price, not the $36.8 million 8-K round. Seller unnamed. Not the downtown Courtyard $48.11 million or Hyatt House $34.25 million tapes. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateSalt Lake CityCompare

Hotel Zoe Fisherman’s Wharf — Pebblebrook disposition

Hotel Zoe Fisherman’s Wharf · 221 keys · Upscale

Pebblebrook 8-K: $68.5 million for the 221-room Hotel Zoe Fisherman’s Wharf. Wharf boutique — not an Embarcadero convention PPK and not Park’s $80 million Centric.

Pebblebrook Hotel Trust Form 8-K, November 14, 2023 (press dated November 15)

Pebblebrook closed the 221-room Hotel Zoe Fisherman’s Wharf on November 14, 2023 for $68.5 million to a third party. Harbor PPK is $68.5 million ÷ 221. Pebblebrook’s 25.0x / 3.2% TTM lines are Pebblebrook’s narrative, not a second hotel price. Buyer unnamed in Pebblebrook’s filing — Harbor will not invent a desk from trade press. Not The Marker San Francisco $77.0 million (2022), not Hotel Spero $71.0 million (2022), not Park’s 2025 Hyatt Centric Wharf $80 million tape, and not Sunstone’s $279 million Embarcadero Hyatt Regency. The Westin Michigan Avenue and Marina City retail parcels stay off this tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateSan FranciscoCompare

Charleston historic-district limited-service pattern

Holiday Inn Express Charleston Historic District · 97 keys · Upper midscale

Specialist limited-service practice pages

Small branded house inside a leisure historic district. Ground lease and parking often move the needle more than 25 bps of cap rate. Price unknown.

Open the tape →FramePacketEstimateCharlestonCompare

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.

Open the tape →FramePacketEstimateBostonCompare

Residence Inn Seattle South/Renton — Apple Hospitality acquisition

Residence Inn Seattle South/Renton · 146 keys · Upscale

Apple 2023 10-K table: $55.5 million for the existing 146-room Residence Inn Seattle South/Renton. South extended-stay — not a downtown Seattle PPK.

Apple Hospitality REIT Form 10-K for the year ended December 31, 2023 (closed October 18)

Apple acquired the existing 146-room Residence Inn Seattle South/Renton on October 18, 2023 for a $55.5 million gross purchase price. Harbor PPK is $55.5 million ÷ 146. Apple rounded the same math to about $380,000 per key. Use the table price, not transaction costs. Seller unnamed. Not Pebblebrook’s downtown Monaco $63.25 million or Vintage $33.7 million tapes. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateSeattleCompare

Courtyard Salt Lake City Downtown — Apple Hospitality acquisition

Courtyard Salt Lake City Downtown · 175 keys · Upscale

Apple 2023 10-K table: $48.11 million for the existing 175-room downtown Courtyard. Downtown Courtyard — not a South Jordan Embassy PPK.

Apple Hospitality REIT Form 10-K for the year ended December 31, 2023 (closed October 11)

Apple acquired the existing 175-room Courtyard Salt Lake City Downtown on October 11, 2023 for a $48.11 million gross purchase price. Harbor PPK is $48.11 million ÷ 175. Apple rounded the same math to about $275,000 per key. Use the table price, not the $48.1 million 8-K round. Seller unnamed. Adjacent to the Hyatt House. Not the South Jordan Embassy $36.75 million tape. The $9.14 million garage is not a hotel tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateSalt Lake CityCompare

Hyatt House Salt Lake City/Downtown — Apple Hospitality acquisition

Hyatt House Salt Lake City/Downtown · 159 keys · Upscale

Apple 2023 10-K table: $34.25 million for the existing 159-room downtown Hyatt House. Downtown extended-stay — not a downtown Courtyard PPK.

Apple Hospitality REIT Form 10-K for the year ended December 31, 2023 (closed October 11)

Apple acquired the existing 159-room Hyatt House Salt Lake City/Downtown on October 11, 2023 for a $34.25 million gross purchase price. Harbor PPK is $34.25 million ÷ 159. Apple rounded the same math to about $215,000 per key. Use the table price, not the $34.3 million 8-K round. Seller unnamed. Adjacent to the Courtyard. Not the South Jordan Embassy $36.75 million tape. The $9.14 million garage is not a hotel tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateSalt Lake CityCompare

Apple Hospitality REIT — branded select-service acquisition

Courtyard Dallas Downtown · 187 keys · Upscale

Apple Hospitality REIT 8-K pattern (confirm the named asset)

Apple Hospitality regularly discloses branded select-service buys with price and key count. This row is tied to a representative Courtyard-class house for teaching comps — verify the actual 8-K asset name before quoting a dollar figure. Price left blank so we do not impersonate a specific filing.

Open the tape →FramePacketEstimateDallas–Fort WorthCompare

Courtyard Cleveland University Circle — Apple Hospitality acquisition

Courtyard Cleveland University Circle · 154 keys · Upscale

Apple 2023 10-K table: $31.0 million for the existing 154-room University Circle Courtyard. University Circle Courtyard — not a Cincinnati river-city PPK.

Apple Hospitality REIT Form 10-K for the year ended December 31, 2023 (closed June 30)

Apple acquired the existing 154-room Courtyard Cleveland University Circle on June 30, 2023 for a $31.0 million gross purchase price. Harbor PPK is $31.0 million ÷ 154. Apple rounded the same math to about $201,000 per key. Use the table price, not transaction costs. Seller unnamed. Not a Cincinnati river-city PPK. Apple’s $289.75 million 2023 line is the sum of six named hotel prices plus a $9.14 million garage that is not a hotel tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateClevelandCompare

Host Hotels — illustrative urban disposition (see 8-K)

San Francisco · 400 keys · Upper upscale

Host Hotels & Resorts Form 8-K / earnings disclosures (read the filing)

Host regularly discloses individual hotel sales in 8-Ks and supplements. Harbor lists a filing-grade pattern without copying a stale allocated price that may have been revised. Open the filing. Do not treat this row as a named hotel’s number.

Open the tape →San FranciscoCompare

Hotel Vintage Seattle — Pebblebrook disposition

Hotel Vintage Seattle · 125 keys · Upscale

Pebblebrook 10-Q: $33.7 million for Hotel Vintage Seattle. Closed May 24, 2023. Keys (125) from Q2 2023 Exhibit 99.1. Downtown boutique — not a Monaco PPK.

Pebblebrook Hotel Trust Form 10-Q, quarter ended September 30, 2023 (closed May 24; keys: Q2 2023 Exhibit 99.1 125-room)

Pebblebrook sold Hotel Vintage Seattle on May 24, 2023 for $33.7 million. Harbor PPK is $33.7 million ÷ 125 from Pebblebrook’s Q2 2023 Exhibit 99.1 — the sale 10-Q names $33.700 million, not keys. Buyer unnamed. Not Hotel Monaco Seattle $63.25 million and not an airport box. Harbor will not invent a split of Pebblebrook’s Q2 $97.0 million Seattle proceeds line — each house already has its own named price. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateSeattleCompare

Hotel Monaco Seattle — Pebblebrook disposition

Hotel Monaco Seattle · 189 keys · Upper upscale

Pebblebrook 10-Q: $63.25 million for Hotel Monaco Seattle. Closed May 9, 2023. Keys (189) from Q2 2023 Exhibit 99.1. Downtown lifestyle — not an airport PPK.

Pebblebrook Hotel Trust Form 10-Q, quarter ended September 30, 2023 (closed May 9; keys: Q2 2023 Exhibit 99.1 189-room)

Pebblebrook sold Hotel Monaco Seattle on May 9, 2023 for $63.25 million. Harbor PPK is $63.25 million ÷ 189 from Pebblebrook’s Q2 2023 Exhibit 99.1 — the sale 10-Q names $63.250 million, not keys. Use $63.25 million, not the exhibit’s rounded $63.3 million. Buyer unnamed. Not Hotel Vintage Seattle $33.7 million and not Park’s Hilton Seattle Airport tape. Harbor will not invent a split of Pebblebrook’s Q2 $97.0 million Seattle proceeds line — each house already has its own named price. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateSeattleCompare

Hyatt Place Chicago/Lombard — Summit disposition

Hyatt Place Chicago/Lombard · 151 keys · Upscale

Summit Exhibit 99.1 sold table: $10.5 million for the 151-guestroom Hyatt Place Chicago/Lombard. May 2023; day-of-month not named. West-suburban select-service — not a Michigan Avenue PPK.

Summit Hotel Properties Exhibit 99.1, year ended Dec 31, 2024 (May 2023 close; day unnamed)

Summit sold the 151-guestroom Hyatt Place Chicago/Lombard in May 2023 for $10.5 million. Harbor uses the first of May rather than inventing a closing day. Harbor PPK is $10.5 million ÷ 151. Buyer unnamed. Summit’s $5.7 million foregone-capex line is Summit’s narrative, not a second price. Not a Michigan Avenue tape. Not the Hoffman Estates $3.0 million tape. The New Orleans Convention Center $73 million pair stays off this row. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateChicagoCompare

Hyatt Place Chicago/Hoffman Estates — Summit disposition

Hyatt Place Chicago/Hoffman Estates · 126 keys · Upscale

Summit Exhibit 99.1 sold table: $3.0 million for the 126-guestroom Hyatt Place Chicago/Hoffman Estates. May 2023; day-of-month not named. Northwest-suburban select-service — not a Michigan Avenue PPK.

Summit Hotel Properties Exhibit 99.1, year ended Dec 31, 2024 (May 2023 close; day unnamed)

Summit sold the 126-guestroom Hyatt Place Chicago/Hoffman Estates in May 2023 for $3.0 million. Harbor uses the first of May rather than inventing a closing day. Harbor PPK is $3.0 million ÷ 126. Buyer unnamed. Summit’s $7.2 million foregone-capex line is Summit’s narrative, not a second price — Harbor will not add it onto the cited $3.0 million. Not a Michigan Avenue tape. Not the Lombard $10.5 million tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateChicagoCompare

Hilton Garden Inn Minneapolis/Eden Prairie — Summit disposition

Hilton Garden Inn Minneapolis/Eden Prairie · 97 keys · Upscale

Summit Exhibit 99.1 sold table: $8.2 million for the 97-guestroom Hilton Garden Inn Minneapolis/Eden Prairie. May 2023; day-of-month not named. Southwest-suburban select-service — not a Nicollet palace PPK.

Summit Hotel Properties Exhibit 99.1, year ended Dec 31, 2024 (May 2023 close; day unnamed)

Summit sold the 97-guestroom Hilton Garden Inn Minneapolis/Eden Prairie in May 2023 for $8.2 million. Harbor uses the first of May rather than inventing a closing day. Harbor PPK is $8.2 million ÷ 97. Buyer unnamed. Not a downtown Nicollet tape. Not the Minnetonka Express $6.4 million tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateMinneapolis–St. PaulCompare

Holiday Inn Express & Suites Minnetonka — Summit disposition

Holiday Inn Express & Suites Minnetonka · 93 keys · Upper midscale

Summit Exhibit 99.1 sold table: $6.4 million for the 93-guestroom Holiday Inn Express & Suites Minnetonka. May 2023; day-of-month not named. West-suburban limited-service — not a Nicollet palace PPK.

Summit Hotel Properties Exhibit 99.1, year ended Dec 31, 2024 (May 2023 close; day unnamed)

Summit sold the 93-guestroom Holiday Inn Express & Suites Minnetonka in May 2023 for $6.4 million. Harbor uses the first of May rather than inventing a closing day. Harbor PPK is $6.4 million ÷ 93. Buyer unnamed. Not a downtown Nicollet tape. Not the Eden Prairie Garden Inn $8.2 million tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateMinneapolis–St. PaulCompare

RLJ Lodging — select-service disposition pattern

Hampton Inn Atlanta Midtown · 154 keys · Upper midscale

RLJ Lodging Trust filings

RLJ sells compact branded hotels and discloses them. Harbor attaches a Hampton-class teaching node and leaves price blank unless you open the 8-K.

Open the tape →FramePacketEstimateAtlantaCompare

Hotel Colonnade Coral Gables — Pebblebrook disposition

Hotel Colonnade Coral Gables, Autograph Collection · 157 keys · Upper upscale

Pebblebrook 8-K: $63.0 million for the 157-room Hotel Colonnade Coral Gables, Autograph Collection. Coral Gables Autograph — not a South Beach PPK.

Pebblebrook Hotel Trust Form 8-K, March 28, 2023 (press dated March 29)

Pebblebrook closed the 157-room Hotel Colonnade Coral Gables, Autograph Collection on March 28, 2023 for $63.0 million to a third party. Harbor PPK is $63.0 million ÷ 157. Pebblebrook’s 15.4x / 5.5% 2019 lines are Pebblebrook’s narrative, not a second hotel price. Buyer unnamed. Not Host’s 2022 YVE $50 million downtown tape and not a South Beach luxury PPK. The Westin Michigan Avenue retail parcel stays off this tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateMiami / South BeachCompare

The Camby, Autograph Collection — Host disposition

The Camby, Autograph Collection · 277 keys · Upper upscale

Host 10-Q: $110 million for The Camby, Autograph Collection. March 2023; day-of-month not named. Keys (277) from Host’s 2020 10-K property table. Camelback Autograph — not a Biltmore palace PPK.

Host Hotels & Resorts Form 10-Q, quarter ended March 31, 2023 (March close; day unnamed; keys: 2020 10-K table)

Host sold The Camby, Autograph Collection in March 2023 for $110 million, including a $72 million loan Host provided to the buyer. Harbor uses the first of March rather than inventing a closing day. Harbor PPK is $110 million ÷ 277 from Host’s 2020 Form 10-K property table — the sale 10-Q does not restate keys. Use the $110 million sale price, not the $72 million seller loan and not the $69 million gain. Buyer unnamed in Host’s filing. Not the Arizona Biltmore $705 million tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimatePhoenix / ScottsdaleCompare

The Heathman Hotel — Pebblebrook disposition

The Heathman Hotel · 151 keys · Upper upscale

Pebblebrook 10-Q: $45.0 million for The Heathman Hotel, Portland. Closed February 22, 2023. Keys (151) from Pebblebrook IR. Downtown independent — not a waterfront palace PPK.

Pebblebrook Hotel Trust Form 10-Q, quarter ended September 30, 2023 (closed February 22; keys: Pebblebrook IR 151-room)

Pebblebrook sold The Heathman Hotel in Portland on February 22, 2023 for $45.0 million. Harbor PPK is $45.0 million ÷ 151 from Pebblebrook’s close IR — the sale 10-Q names the dollar and the day, not keys. Pebblebrook’s 10.7x / 8.4% 2019 lines are Pebblebrook’s narrative, not a second hotel price. Buyer unnamed. Not Kimpton RiverPlace and not a waterfront palace. The Westin Michigan Avenue retail parcel stays off this tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimatePortlandCompare

Hilton Miami Airport Blue Lagoon — Park Hotels disposition

Hilton Miami Airport Blue Lagoon · 508 keys · Upper upscale

Park IR: $118.25 million for the 508-room Hilton Miami Airport. Airport / Blue Lagoon — not a South Beach PPK.

Park Hotels & Resorts IR / GlobeNewswire, February 2, 2023

Park closed the 508-room Hilton Miami Airport for $118.25 million, or $233,000 per key as Park rounded it. Harbor PPK is $118.25 million ÷ 508. Later Park earnings date the effective sale to January 2023; the IR close date is February 2. MCR announced the buy. Airport box — not a South Beach lifestyle tape.

Open the tape →FramePacketEstimateMiami / South BeachCompare

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.

Open the tape →BostonCompare

Kimpton Hotel Monaco Denver — Xenia disposition

Kimpton Hotel Monaco Denver · 189 keys · Upper upscale

Xenia FY2022 10-K: approximately $69.8 million for the 189-room Kimpton Hotel Monaco Denver. December 2022; day-of-month not named. Downtown Kimpton — not a Monaco Seattle PPK and not a Monaco Chicago PPK.

Xenia Hotels & Resorts Form 10-K for the year ended December 31, 2022 (December close; day unnamed)

Xenia sold the 189-room Kimpton Hotel Monaco Denver in December 2022 for approximately $69.8 million. Harbor uses the first of December rather than inventing a closing day. Harbor PPK is $69.8 million ÷ 189. Use approximately $69.8 million, not the $68.1 million net. Buyer unnamed. Not Hotel Monaco Seattle $63.25 million and not Kimpton Hotel Monaco Chicago $36.0 million. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateDenverCompare

Lake Austin Spa Resort — DiamondRock acquisition

Lake Austin Spa Resort · 40 keys · Luxury

DiamondRock Q4 2022 Exhibit 99.1: $75.8 million net purchase price for the 40-room Lake Austin Spa Resort. Lake Austin spa — not a downtown convention Hyatt PPK.

DiamondRock Hospitality Company Exhibit 99.1, fourth quarter and year ended December 31, 2022 (closed November 21)

DiamondRock purchased the 40-room Lake Austin Spa Resort in Austin, Texas on November 21, 2022 for a net purchase price of $75.8 million. Harbor PPK is $75.8 million ÷ 40. The same Exhibit 99.1 names November 21, the 40 rooms, and that net price. Use the $75.8 million net line — Harbor will not invent a gross. Same-paper operating tables that print 41 rooms stay off this 40-room price sentence. Seller unnamed. Not Host’s Hyatt Regency Austin $161 million / 448 tape, not Hotel Van Zandt $246 million / 319, and not Chatham’s Domain Residence Inn $37.0 million or TownePlace $34.3 million tapes. Tranquility Bay stays off. The $174 million three-resort 2022 line stays combined. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateAustinCompare

Four Seasons Jackson Hole — Host Hotels acquisition

Four Seasons Resort and Residences Jackson Hole · 125 keys · Luxury

Host IR: $315 million for the 125-room Four Seasons Resort and Residences Jackson Hole. Host’s own 2022 purchase — not an allocated slice of the 2026 sale.

Host Hotels & Resorts IR, February 18, 2026 (recites November 1, 2022 purchase of $315 million)

Host’s February 2026 IR states it purchased the 125-room Four Seasons Jackson Hole on November 1, 2022 for $315 million. Host naming its own buy. Mountain luxury — not an Amangani 40-key boundary. The 2026 exit with Orlando is a separate $1.1 billion combined tape; Harbor does not split it.

Open the tape →FramePacketEstimateJackson HoleCompare

AC Hotel Louisville Downtown — Apple Hospitality acquisition

AC Hotel Louisville Downtown · 156 keys · Upscale

Apple 2022 10-K table: $51.0 million for the existing 156-room downtown AC Hotel. Downtown AC — not a Cincinnati river-city PPK.

Apple Hospitality REIT Form 10-K for the year ended December 31, 2022 (closed October 25)

Apple acquired the existing 156-room AC Hotel Louisville Downtown on October 25, 2022 for a $51.0 million gross purchase price. Harbor PPK is $51.0 million ÷ 156. Apple rounded the same math to about $327,000 per key. Use the table price, not transaction costs. Seller unnamed. Not the Pittsburgh AC $34.0 million tape. The $85.0 million Louisville + Pittsburgh line is the sum of two named 10-K prices. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateLouisvilleCompare

AC Hotel Pittsburgh Downtown — Apple Hospitality acquisition

AC Hotel Pittsburgh Downtown · 134 keys · Upscale

Apple 2022 10-K table: $34.0 million for the existing 134-room downtown AC Hotel. Downtown AC — not a University Circle Courtyard PPK.

Apple Hospitality REIT Form 10-K for the year ended December 31, 2022 (closed October 25)

Apple acquired the existing 134-room AC Hotel Pittsburgh Downtown on October 25, 2022 for a $34.0 million gross purchase price. Harbor PPK is $34.0 million ÷ 134. Apple rounded the same math to about $254,000 per key. Use the table price, not transaction costs. Seller unnamed. Not the Louisville AC $51.0 million tape. The $85.0 million Louisville + Pittsburgh line is the sum of two named 10-K prices. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimatePittsburghCompare

Bohemian Hotel Celebration — Xenia disposition

Bohemian Hotel Celebration, Autograph Collection · 115 keys · Upper upscale

Xenia Q3 2022 10-Q: approximately $27.8 million for the 115-room Bohemian Hotel Celebration, Autograph Collection. Celebration Autograph — not a Fairmont Dallas PPK.

Xenia Hotels & Resorts Form 10-Q, quarter ended September 30, 2022 (closed October 20)

Xenia closed the 115-room Bohemian Hotel Celebration, Autograph Collection on October 20, 2022 for approximately $27.8 million. Harbor PPK is $27.8 million ÷ 115. Use approximately $27.8 million, not the $25.5 million net. The approximately $0.3 million FF&E reserve Xenia retained is Xenia’s footnote, not a second hotel price. Buyer unnamed. Not Fairmont Dallas $111.0 million and not a South Beach luxury PPK. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateOrlandoCompare

Hotel Vintage Portland — Pebblebrook disposition

Hotel Vintage Portland · 117 keys · Upscale

Pebblebrook 8-K: $32.9 million for the 117-room Hotel Vintage Portland. Downtown boutique — not a Heathman PPK and not a Vintage Seattle PPK.

Pebblebrook Hotel Trust Form 8-K, September 14, 2022 (press dated September 15)

Pebblebrook closed the 117-room Hotel Vintage Portland on September 14, 2022 for $32.9 million to a third party. Harbor PPK is $32.9 million ÷ 117. Pebblebrook’s 11.7x / 7.1% 2019 lines are Pebblebrook’s narrative, not a second hotel price. Buyer unnamed in Pebblebrook’s filing — Harbor will not invent a desk from trade press. Not The Heathman Hotel $45.0 million (2023) and not Hotel Vintage Seattle $33.7 million (2023). Harbor will not invent a split of Pebblebrook’s $183.9 million Q3 2022 proceeds line — each house already has its own named price. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimatePortlandCompare

Hilton Garden Inn LAX/El Segundo — Park disposition

Hilton Garden Inn LAX/El Segundo · 162 keys · Upscale

Park Q3 2022 Exhibit 99.1: $37.5 million for the 162-room Hilton Garden Inn LAX/El Segundo. El Segundo Garden Inn — not a downtown Checkers PPK.

Park Hotels & Resorts Exhibit 99.1, third quarter 2022 (sold September)

Park sold the 162-room Hilton Garden Inn LAX/El Segundo in September 2022 for $37.5 million. Harbor uses the first of September rather than inventing a closing day. Harbor PPK is $37.5 million ÷ 162. The same Q3 2022 Exhibit 99.1 names September, the 162 rooms, and that price. Use the $37.5 million hotel price, not Park’s $231,000/key rounding. Buyer unnamed. Harbor will not invent a buyer from trade press. Not Hilton Checkers Los Angeles, not Summit’s Four Points San Francisco Airport $17.7 million / 101 tape, and not Hilton Garden Inn Chicago/Oakbrook Terrace $9.4 million / 128. 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. The $149 million 2022 proceeds line stays combined. The Hilton San Diego Bayfront joint-venture line and the DoubleTree Las Vegas Airport joint-venture share stay off. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateLos AngelesCompare

Hotel Spero — Pebblebrook disposition

Hotel Spero · 236 keys · Upscale

Pebblebrook 8-K: $71.0 million for the 236-room Hotel Spero. Union Square boutique — not a Marker PPK and not a Zoe Wharf PPK.

Pebblebrook Hotel Trust Form 8-K, August 25, 2022 (press dated August 26)

Pebblebrook closed the 236-room Hotel Spero on August 25, 2022 for $71.0 million to a third party. Harbor PPK is $71.0 million ÷ 236. Pebblebrook’s 9.1x / 9.8% 2019 lines are Pebblebrook’s narrative, not a second hotel price. Buyer unnamed in Pebblebrook’s filing — Harbor will not invent a desk from trade press. Not The Marker San Francisco $77.0 million, not Hotel Zoe Fisherman’s Wharf $68.5 million (2023), and not Sunstone’s $279 million Embarcadero Hyatt Regency. Harbor will not invent a split of Pebblebrook’s $183.9 million Q3 2022 proceeds line — each house already has its own named price. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateSan FranciscoCompare

Sofitel Philadelphia at Rittenhouse Square — Pebblebrook disposition

Sofitel Philadelphia at Rittenhouse Square · 306 keys · Luxury

Pebblebrook 8-K: $80.0 million for the 306-room Sofitel Philadelphia at Rittenhouse Square. Center City luxury — not a slice of the Q3 2022 proceeds line.

Pebblebrook Hotel Trust Form 8-K, August 2, 2022 (press dated August 3)

Pebblebrook closed the 306-room Sofitel Philadelphia at Rittenhouse Square on August 2, 2022 for $80.0 million to a third party. Harbor PPK is $80.0 million ÷ 306. Pebblebrook’s 10.0x / 8.6% 2019 lines are Pebblebrook’s narrative, not a second hotel price. Buyer unnamed. Harbor will not invent a split of Pebblebrook’s $183.9 million Q3 2022 proceeds line — each house already has its own named price. The $260.9 million 2022 year total stays combined. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimatePhiladelphiaCompare

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.

Open the tape →BostonCompare

21c Hotel Nashville — RLJ acquisition

21c Hotel Nashville · 124 keys · Upscale

RLJ 2022 10-K table: $59.0 million for the existing 124-room 21c Hotel Nashville. Downtown 21c — not a Motto Nashville PPK.

RLJ Lodging Trust Form 10-K for the year ended December 31, 2022 (closed July 29)

RLJ acquired the existing 124-room 21c Hotel Nashville on July 29, 2022 for a $59.0 million purchase price. Harbor PPK is $59.0 million ÷ 124. RLJ rounded the same math to about $476,000 per key. Use the table price, not transaction costs. Seller unnamed. Not Xenia’s W Nashville $328.7 million, not Motto Nashville $98.2 million, and not Union Station $56.0 million. The $49.9 million 2022 sold pair stays combined. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateNashvilleCompare

Hilton Garden Inn Chicago/Oakbrook Terrace — Park disposition

Hilton Garden Inn Chicago/Oakbrook Terrace · 128 keys · Upscale

Park Q2 2022 Exhibit 99.1: $9.4 million for the 128-room Hilton Garden Inn Chicago/Oakbrook Terrace. West-suburban Garden Inn — not a Michigan Avenue PPK.

Park Hotels & Resorts Exhibit 99.1, second quarter 2022 (sold July)

Park sold the 128-room Hilton Garden Inn Chicago/Oakbrook Terrace in July 2022 for $9.4 million. Harbor uses the first of July rather than inventing a closing day. Harbor PPK is $9.4 million ÷ 128. The same Q2 2022 Exhibit 99.1 names July, the 128 rooms, and that price. Use the $9.4 million hotel price, not Park’s $73,000/key rounding and not the 10-Q “approximately $9 million” line. Buyer unnamed. Not a Michigan Avenue tape, not Summit’s Lombard or Hoffman Estates Hyatt Place, and not Hilton Garden Inn LAX/El Segundo $37.5 million / 162. 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. The $102 million April–June 2022 proceeds line and the $149 million 2022 proceeds line stay combined. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateChicagoCompare

The Marker San Francisco — Pebblebrook disposition

The Marker San Francisco · 208 keys · Upscale

Pebblebrook 8-K: $77.0 million for the 208-room The Marker San Francisco. Union Square boutique — not a Zoe Wharf PPK and not an Embarcadero convention PPK.

Pebblebrook Hotel Trust Form 8-K, June 28, 2022 (press dated June 28)

Pebblebrook closed the 208-room The Marker San Francisco on June 28, 2022 for $77.0 million to a third party. Harbor PPK is $77.0 million ÷ 208. Pebblebrook’s 10.0x / 8.8% 2019 lines and the $25.0 million planned renovation are Pebblebrook’s narrative, not a second hotel price. Buyer unnamed in Pebblebrook’s filing — Harbor will not invent a desk from trade press. Not Hotel Spero $71.0 million, not Hotel Zoe Fisherman’s Wharf $68.5 million (2023), and not Sunstone’s $279 million Embarcadero Hyatt Regency. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateSan FranciscoCompare

Gurney’s Newport Resort & Marina — Pebblebrook acquisition

Gurney’s Newport Resort & Marina · 257 keys · Luxury

Pebblebrook 8-K: $174.0 million for the 257-room Gurney’s Newport Resort & Marina. Newport resort — not a Watch Hill palace PPK.

Pebblebrook Hotel Trust Form 8-K, June 23, 2022 (closed June 23)

Pebblebrook completed the acquisition of the 257-room Gurney’s Newport Resort & Marina in Newport, Rhode Island on June 23, 2022 for $174.0 million from an unaffiliated third party. Harbor PPK is $174.0 million ÷ 257. The same June 23, 2022 8-K names June 23, the 257 rooms, and that price. Use the $174.0 million hotel price, not the revolving credit-facility draw. Seller unnamed. Filing names Newport, Rhode Island — Harbor will not invent a Goat Island lock. Later Newport Harbor Island Resort is a rebrand, not a second tape. Not The Chanler and not a Watch Hill palace PPK. Inn on Fifth stays off (hotel plus adjacent development parcel). Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateNewportCompare

The Confidante Miami Beach — Sunstone acquisition

The Confidante Miami Beach · 339 keys · Upper upscale

Sunstone Q2 2022 10-Q: $232.0 million contractual for the fee-simple 339-room The Confidante Miami Beach. Miami Beach Confidante — not a downtown Biscayne PPK.

Sunstone Hotel Investors Form 10-Q, quarter ended June 30, 2022 (closed June)

Sunstone purchased the fee-simple interest in the 339-room The Confidante Miami Beach, Florida in June 2022 for a contractual purchase price of $232.0 million. Harbor uses the first of June rather than inventing a closing day. Harbor PPK is $232.0 million ÷ 339. The same Q2 2022 10-Q names June, the 339 rooms, and that contractual price. Use the $232.0 million hotel price, not the $60 million renovation, not the $140.0 million credit-facility draw, and not the $0.5 million in-place allocation. Seller unnamed. Later Andaz Miami Beach is a rebrand, not a second tape. Not Host’s 2022 YVE $50 million / 242 downtown tape, not Pebblebrook’s 2023 Colonnade Coral Gables $63 million / 157 tape, and not Pebblebrook’s 2021 Margaritaville Hollywood Beach $270 million / 369 tape — that PPK is not a fee deed. The Hilton San Diego Bayfront 25% interest stays off. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateMiami / South BeachCompare

The Cosmopolitan of Las Vegas — Blackstone to MGM

The Cosmopolitan of Las Vegas · 3027 keys · Luxury

Total consideration: cash, assumed CMBS, and residual land — not rooms-only.

MGM Resorts press release (announced 2021; closed 2022)

MGM acquired The Cosmopolitan from Blackstone. Published consideration mixed cash, $3.68B CMBS assumption, and residual land. Hotel-casino. Do not use this PPK on a rooms-only boutique.

Open the tape →FramePacketEstimateLas VegasCompare

Sheraton New York Times Square Hotel — Host disposition

Sheraton New York Times Square Hotel · 1780 keys · Upper upscale

Host 10-Q: $373 million for the Sheraton New York Times Square Hotel, including a $250 million bridge loan. April 20, 2022 close per Host IR. Keys (1,780) from Host IR. Times Square convention box — not a palace PPK.

Host Hotels & Resorts Form 10-Q, quarter ended March 31, 2022 (April 20 close per Host IR; keys: Host IR 1,780-room)

Host sold the Sheraton New York Times Square Hotel in April 2022 for $373 million, including a $250 million bridge loan Host provided to the buyer. Host’s IR dated April 20, 2022 names the close as that day and the 1,780-room count — the sale 10-Q names the month and the $373 million, not the day or keys. Harbor PPK is $373 million ÷ 1,780. Use the $373 million sale price, not the $250 million seller loan. Host’s 28.0x / foregone-capex lines are Host’s narrative, not a second hotel price. Buyer unnamed in Host’s filing. Not the Marriott Marquis, not Host’s 2019 Westin Grand Central $302 million tape, and not Sunstone’s Hilton Times Square assignment. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateNew YorkCompare

Faena Hotel Miami Beach — reported capital conversations

Faena Hotel Miami Beach · 169 keys · Luxury

Miami trade press

Small luxury. Public consideration not disclosed in sources Harbor will stand behind. Listed as a news-level node only.

Open the tape →FramePacketEstimateMiami / South BeachCompare

YVE Hotel Miami — Host disposition

YVE Hotel Miami · 242 keys · Upscale

Host 10-Q: $50 million for YVE Hotel Miami, including $1 million of FF&E funds Host retained. April 2022; day-of-month not named. Keys (242) from Host’s 2014 IR. Downtown Biscayne — not a South Beach PPK.

Host Hotels & Resorts Form 10-Q, quarter ended March 31, 2022 (April close; day unnamed; keys: Host 2014 IR 242-room)

Host sold YVE Hotel Miami in April 2022 for $50 million, including $1 million of FF&E funds Host retained. Harbor uses the first of April rather than inventing a closing day. Harbor PPK is $50 million ÷ 242 from Host’s 2014 IR on the same house — the sale 10-Q does not restate keys. Use the $50 million sale price, not the $1 million FF&E Host kept. Buyer unnamed in Host’s filing. Not a South Beach luxury tape, not Host’s 2014 $57.5 million buy of the same house as b2, and not Sunstone’s 2022 Confidante Miami Beach $232.0 million / 339 tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateMiami / South BeachCompare

Kimpton Shorebreak Fort Lauderdale — DiamondRock acquisition

Kimpton Shorebreak Fort Lauderdale · 96 keys · Upper upscale

DiamondRock 8-K: $35.3 million for the 96-room Kimpton Fort Lauderdale Beach Resort. Fort Lauderdale Beach Kimpton — not a downtown Hampton PPK.

DiamondRock Hospitality Company Form 8-K, May 5, 2022 (closed April 1)

DiamondRock acquired the 96-room Kimpton Fort Lauderdale Beach Resort, located in Fort Lauderdale, Florida, on April 1, 2022 for $35.3 million. Harbor PPK is $35.3 million ÷ 96. The same May 5, 2022 8-K names April 1, the 96 rooms, and that price in Item 8.01. Later DiamondRock papers add Shorebreak to the house name. Use the $35.3 million hotel price, not DiamondRock’s $367,700/key rounding and not a yield line. Seller unnamed. Fee-simple beach boutique — not Apple’s 2015 Hampton Inn Fort Lauderdale $23.0 million / 156 tape and not the Huntington Beach Shorebreak. Tranquility Bay stays off (103 units vs 231 bedrooms). The $174 million three-resort 2022 line stays combined. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateFort LauderdaleCompare

Hampton Inn & Suites Memphis – Shady Grove — Park disposition

Hampton Inn & Suites Memphis – Shady Grove · 131 keys · Upper midscale

Park Q1 2022 Exhibit 99.1: $11.5 million gross for the 131-room Hampton Inn & Suites Memphis – Shady Grove. Memphis Hampton — not a Peabody PPK.

Park Hotels & Resorts Exhibit 99.1, first quarter 2022 (sold April)

Park sold the 131-room Hampton Inn & Suites Memphis – Shady Grove in April 2022 for gross proceeds of $11.5 million. Harbor uses the first of April rather than inventing a closing day. Harbor PPK is $11.5 million ÷ 131. The same Q1 2022 Exhibit 99.1 names April, the 131 rooms, and that gross price. Use the $11.5 million hotel price, not Park’s $88,000/key rounding. Buyer unnamed. Not Apple’s 2018 Hampton Inn & Suites Memphis $39.0 million / 144 tape, not Apple’s 2021 Hilton Garden Inn Memphis $38.0 million / 150 tape, and not The Peabody. 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. The $102 million April–June 2022 proceeds line and the $149 million 2022 proceeds line stay combined. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateMemphisCompare

W Nashville — Xenia acquisition

W Nashville · 346 keys · Luxury

Xenia 8-K Exhibit 99.1: $328.7 million for the 346-key W Nashville. Gulch W — not a Motto Nashville PPK and not a 21c PPK.

Xenia Hotels & Resorts Form 8-K Exhibit 99.1, March 29, 2022 (closed March 29)

Xenia acquired the 346-key W Nashville on March 29, 2022 for a $328.7 million purchase price. Harbor PPK is $328.7 million ÷ 346. Xenia rounded the same math to about $950,000 per key. Rooms sit with that named price in the same 8-K exhibit. Use the $328.7 million exhibit price, not the 8-K body’s “approximately $328.7 million (subject to customary adjustments)” line as a second hotel price. Seller unnamed as a Harbor party — the 8-K names Nashville Gulch, LLC; Harbor will not invent a desk beyond that paper. Not Motto Nashville $98.2 million, not 21c Hotel Nashville $59.0 million, and not Union Station $56.0 million. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateNashvilleCompare

Hilton Garden Inn Destin Miramar Beach — Chatham Lodging acquisition

Hilton Garden Inn Destin Miramar Beach · 111 keys · Upscale

Chatham Q1 2022 8-K Exhibit 99.1: $31 million for the existing 111-room Hilton Garden Inn Destin Miramar Beach. Beachside Garden Inn — not a Tampa Brandon Homewood PPK.

Chatham Lodging Trust Form 8-K Exhibit 99.1, quarter ended March 31, 2022 (closed March 8)

Chatham acquired the existing 111-room Hilton Garden Inn Destin Miramar Beach on March 8, 2022 for a $31.0 million purchase price. Harbor PPK is $31.0 million ÷ 111. Chatham rounded the same math to about $279,000 per key. Seller unnamed. Close day is the Q1 2022 10-Q. Not Apple’s Tampa-Brandon Homewood $18.8 million tape, not DiamondRock’s Henderson Beach Resort $112.5 million / 170 tape, and not Henderson Park Inn $27.5 million / 37. Chatham’s $80 million 2022 sales line stays combined. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateDestin / Miramar BeachCompare

The Venetian Resort Las Vegas — Sands to Apollo / VICI

The Venetian Resort Las Vegas · 7092 keys · Upper upscale

Ops to Apollo affiliates; real estate to VICI. Includes expo and gaming.

Las Vegas Sands / VICI Properties press releases, 2021–2022

Las Vegas Sands sold The Venetian Resort. Structure split operations and real estate. $6.25B is not a rooms-only hotel sale. Expo, retail, and gaming are inside the number.

Open the tape →FramePacketEstimateLas VegasCompare

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.

Open the tape →FramePacketEstimateBostonCompare

Hyatt Centric Chicago Magnificent Mile — Sunstone leasehold disposition

Hyatt Centric Chicago Magnificent Mile · 419 keys · Upper upscale

Sunstone Exhibit 99.1: $67.5 million contractual for the leasehold interest in the 419-room Hyatt Centric Chicago Magnificent Mile. Leasehold — not a fee palace PPK.

Sunstone Hotel Investors Exhibit 99.1, February 22, 2022 (closed February 1)

Sunstone sold the leasehold interest in the 419-room Hyatt Centric Chicago Magnificent Mile on February 1, 2022 for a contractual sale price of $67.5 million. Harbor PPK is $67.5 million ÷ 419 and is a leasehold number — do not apply it as a fee-simple Magnificent Mile rooms deed. Use the $67.5 million contractual price, not the $67.231 million net (which includes a $4.0 million December 2021 deposit). Sunstone’s 13.3x / 5.6% 2019 lines are Sunstone’s narrative, not a second hotel price. Buyer unnamed. Embassy Suites Chicago + Hilton Garden Inn Magnificent Mile $129.5 million pair stays combined. Not a suburban Lombard or Hoffman Estates Hyatt Place. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateChicagoCompare

Chicago Athletic Association — AJ Capital hold / brand overlay

Chicago Athletic Association · 241 keys · Independent / boutique

Trade press, AJ Capital / Pendry overlay

Adaptive reuse. Brand overlay (Pendry) is not a real-estate sale. Harbor records the house without inventing a price.

Open the tape →FramePacketEstimateChicagoCompare

Kimpton Hotel Monaco Chicago — Xenia disposition

Kimpton Hotel Monaco Chicago · 191 keys · Upper upscale

Xenia Q1 2022 10-Q: $36.0 million for the 191-room Kimpton Hotel Monaco Chicago. January 2022; day-of-month not named. Downtown Kimpton — not a Monaco Seattle PPK and not a leasehold Mag Mile PPK.

Xenia Hotels & Resorts Form 10-Q, quarter ended March 31, 2022 (January close; day unnamed)

Xenia sold the 191-room Kimpton Hotel Monaco Chicago in January 2022 for $36.0 million. Harbor uses the first of January rather than inventing a closing day. Harbor PPK is $36.0 million ÷ 191. Use the $36.0 million sale price, not a net-proceeds line. Buyer unnamed. Not Hotel Monaco Seattle $63.25 million, not Kimpton Hotel Monaco Denver $69.8 million, and not Sunstone’s Hyatt Centric Magnificent Mile $67.5 million leasehold. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateChicagoCompare

Moxy Denver Cherry Creek — RLJ acquisition

Moxy Denver Cherry Creek · 170 keys · Upscale

RLJ 2022 10-K table: $51.25 million for the existing 170-room Moxy Denver Cherry Creek. Cherry Creek Moxy — not a downtown Teatro PPK.

RLJ Lodging Trust Form 10-K for the year ended December 31, 2022 (closed December 23, 2021)

RLJ acquired the existing 170-room Moxy Denver Cherry Creek on December 23, 2021 for a $51.25 million purchase price. Harbor PPK is $51.25 million ÷ 170. Use the table price, not the assumed $25.0 million mortgage — that assumed loan is RLJ’s footnote, not a second hotel price. Seller unnamed. Not Hotel Teatro $35.5 million and not Xenia’s Kimpton Hotel Monaco Denver $69.8 million. The $198.25 million 2021 line is the sum of three named 10-K prices. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateDenverCompare

Henderson Beach Resort — DiamondRock acquisition

Henderson Beach Resort · 170 keys · Luxury

DiamondRock 8-K: $112.5 million for the 170-room Henderson Beach Resort. Destin oceanfront — not a Garden Inn PPK.

DiamondRock Hospitality Company Form 8-K, January 10, 2022 (closed December 23, 2021)

DiamondRock completed the acquisition of the 170-room Henderson Beach Resort, located in Destin, Florida, on December 23, 2021 for $112.5 million. Harbor PPK is $112.5 million ÷ 170. The same January 10, 2022 8-K Item 8.01 names December 23, the 170 rooms, and that price. Use the 170 owned rooms, not 216-room tables that fold in 46 third-party rental residences. Use the $112.5 million hotel price, not the $110.1 million net-including-prorations-and-costs line. Seller unnamed. Not Chatham’s Hilton Garden Inn Destin Miramar Beach $31.0 million / 111 tape and not Henderson Park Inn $27.5 million / 37. Tranquility Bay stays off (103 units vs 231 bedrooms). The $175.5 million two-Florida line stays combined. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateDestin / Miramar BeachCompare

Embassy Suites La Jolla — Sunstone disposition

Embassy Suites La Jolla · 340 keys · Upper upscale

Sunstone FY2021 Exhibit 99.1: $226.7 million contractual for the 340-room Embassy Suites La Jolla. La Jolla Embassy — not an Estancia leasehold PPK.

Sunstone Hotel Investors Exhibit 99.1, February 22, 2022 (sold December 2, 2021)

Sunstone sold the 340-room Embassy Suites La Jolla on December 2, 2021 for a contractual sale price of $226.7 million. Harbor PPK is $226.7 million ÷ 340. The same FY2021 Exhibit 99.1 names December 2, the 340 rooms, and that price. Use the $226.7 million contractual price, not the $56.6 million assigned loan and not the $148.8 million gain. Buyer unnamed. Not Pebblebrook’s 2021 Estancia La Jolla $108.0 million leasehold, not Braemar’s Hilton La Jolla Torrey Pines $165 million, and not Apple’s 2015 Courtyard San Diego $56.0 million / 245. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateSan DiegoCompare

DoubleTree Hotel Metropolitan New York City — RLJ disposition

DoubleTree Hotel Metropolitan New York City · 764 keys · Upper upscale

RLJ Q4 2021 8-K Exhibit 99.1: $169.0 million gross for the 764-room DoubleTree Hotel Metropolitan New York City. December 2021; day-of-month not named. Midtown East box — not a Times Square convention PPK and not a Roger PPK.

RLJ Lodging Trust Form 8-K Exhibit 99.1, Q4 and full year 2021 (December close; day unnamed)

RLJ sold the 764-room DoubleTree Hotel Metropolitan New York City in December 2021 for a gross sales price of $169.0 million. Harbor uses the first of December rather than inventing a closing day. Harbor PPK is $169.0 million ÷ 764. Buyer unnamed. Not Host’s 2022 Sheraton Times Square $373 million convention box, not DiamondRock’s 2021 Lexington Hotel $185.3 million tape, and not Pebblebrook’s 2021 Roger $19.0 million tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateNew YorkCompare

Estancia La Jolla Hotel & Spa — Pebblebrook leasehold acquisition

Estancia La Jolla Hotel & Spa · 210 keys · Upper upscale

Pebblebrook 8-K: $108.0 million for the leasehold interest in the 210-room Estancia La Jolla Hotel & Spa. Ground lease through January 30, 2066. Leasehold — not a Hotel del Coronado PPK.

Pebblebrook Hotel Trust Form 8-K, December 1, 2021 (closed December 1)

Pebblebrook acquired the leasehold interest in the 210-room Estancia La Jolla Hotel & Spa on December 1, 2021 for a $108.0 million purchase price. Harbor PPK is $108.0 million ÷ 210 and is a leasehold number — do not apply it as a fee-simple La Jolla rooms deed. The same 8-K names the ground lease with The Regents of the University of California, expiring January 30, 2066. Use the $108.0 million table price, not the $46.0 million cash and not the $62.0 million assumed loan — those are funding, not a second hotel price. Seller unnamed. Not Hotel del Coronado and not Braemar’s Hilton La Jolla Torrey Pines $165 million tape. Jekyll Island Club Resort $94.0 million / 200 is its own tape. The Kimpton Sir Francis Drake $157.6 million net-proceeds line stays off. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateSan DiegoCompare

The Alida, Savannah — Host Hotels acquisition

The Alida, Savannah · 173 keys · Upscale

Host 2021 10-K: $103 million for the 173-room Alida, Savannah. Riverfront Tribute — not a Charleston Town Center PPK.

Host Hotels & Resorts Form 10-K for the year ended December 31, 2021 (closed December 2021)

Host acquired the 173-room Alida, Savannah, a Tribute Hotel, in December 2021 for a $103 million purchase price. Harbor uses the first of December rather than inventing a closing day. Harbor PPK is $103 million ÷ 173. Rooms sit with that named price in the same 10-K Asset Acquisitions note. Seller unnamed. Not Xenia’s Marriott Charleston Town Center $5.0 million tape and not a Charleston, South Carolina palace PPK. Host’s $1.6 billion 2021 year line and the Ka’anapali golf-course $28 million line stay off this tape. The $551 million sold group stays combined. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateSavannahCompare

Hotel Van Zandt — Host Hotels acquisition

Hotel Van Zandt · 319 keys · Upper upscale

Host 2021 10-K: $246 million for the 319-room Hotel Van Zandt, including $4 million FF&E. Downtown Austin Kimpton — not a Domain select-service PPK.

Host Hotels & Resorts Form 10-K for the year ended December 31, 2021

Host acquired the 319-room Hotel Van Zandt for a $246 million purchase price, including $4 million FF&E replacement funds. Harbor PPK is $246 million ÷ 319. Use the $246 million 10-K price, not the $139 million cash and not the $102 million assumed loan — those are funding, not a second hotel price. The 10-K names the year; the cash-flow table groups the Alida buy in December 2021. Harbor uses the first of December rather than inventing a Van Zandt closing day. Seller unnamed. Not Host’s Hyatt Regency Austin $161 million / 448 tape, not Chatham’s Domain Residence Inn $37.0 million or TownePlace $34.3 million tapes, and not Apple’s Austin North Garden Inn $10.4 million tape. Host’s $1.6 billion 2021 acquisition line stays off this tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateAustinCompare

Four Seasons Resort Napa Valley — Sunstone acquisition

Four Seasons Resort Napa Valley · 85 keys · Luxury

Sunstone FY2021 Exhibit 99.1: $177.5 million excluding closing costs for the fee-simple 85-room Four Seasons Resort Napa Valley. Wine-country Four Seasons — not an Orlando Disney PPK.

Sunstone Hotel Investors Exhibit 99.1, February 22, 2022 (closed December 1, 2021)

Sunstone completed the acquisition of the fee-simple interest in the 85-room Four Seasons Resort Napa Valley on December 1, 2021 for $177.5 million, excluding closing costs. Harbor PPK is $177.5 million ÷ 85. The same FY2021 Exhibit 99.1 names December 1, the 85 rooms, and that price. Use the $177.5 million hotel price, not closing costs and not the $110.0 million credit-facility draw. Seller unnamed. Exhibit names Napa Valley — Harbor will not invent a Calistoga lock. Not Host’s Four Seasons Orlando $610 million tape and not Four Seasons Jackson Hole $315 million. Sunstone’s 2021 Montage Healdsburg $265.0 million gross / 130 tape is a named Sonoma Montage — not this Napa Four Seasons. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateNapa / SonomaCompare

Hilton Garden Inn Fort Worth Medical Center — Apple Hospitality acquisition

Hilton Garden Inn Fort Worth Medical Center · 157 keys · Upscale

Apple 8-K Exhibit 99.1: $29.5 million for the existing 157-room Hilton Garden Inn Fort Worth Medical Center. Medical Center Garden Inn — not a downtown Fairmont PPK.

Apple Hospitality REIT Form 8-K Exhibit 99.1, November 18, 2021 (closed November 17)

Apple acquired the existing 157-room Hilton Garden Inn Fort Worth Medical Center on November 17, 2021 for a $29.5 million purchase price. Harbor PPK is $29.5 million ÷ 157. Apple rounded the same math to about $188,000 per key. Seller unnamed. Not Xenia’s Fairmont Dallas $111.0 million tape and not a Plano Hyatt Place. The $126.0 million Fort Worth + Pearl line is the sum of this price plus Homewood Suites Fort Worth Medical Center $21.5 million plus Hampton Inn & Suites Pearl District $75.0 million — Harbor did not invent a split. Apple’s 23-hotel $234.6 million 2021 sales line stays combined. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateDallas–Fort WorthCompare

Homewood Suites Fort Worth Medical Center — Apple Hospitality acquisition

Homewood Suites Fort Worth Medical Center · 112 keys · Upscale

Apple 8-K Exhibit 99.1: $21.5 million for the existing 112-room Homewood Suites Fort Worth Medical Center. Medical Center extended-stay — not a downtown Fairmont PPK.

Apple Hospitality REIT Form 8-K Exhibit 99.1, November 18, 2021 (closed November 17)

Apple acquired the existing 112-room Homewood Suites Fort Worth Medical Center on November 17, 2021 for a $21.5 million purchase price. Harbor PPK is $21.5 million ÷ 112. Apple rounded the same math to about $192,000 per key. Seller unnamed. Adjacent to the Garden Inn. Not Xenia’s Fairmont Dallas $111.0 million tape. The $126.0 million Fort Worth + Pearl line is the sum of three named 8-K prices. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateDallas–Fort WorthCompare

Hampton Inn & Suites Portland Pearl District — Apple Hospitality acquisition

Hampton Inn & Suites Portland Pearl District · 243 keys · Upper midscale

Apple 8-K Exhibit 99.1: $75.0 million for the existing 243-room Hampton Inn & Suites Pearl District. Oregon downtown Hampton — not a Maine AC PPK.

Apple Hospitality REIT Form 8-K Exhibit 99.1, November 18, 2021 (closed November 17)

Apple acquired the existing 243-room Hampton Inn & Suites Portland Pearl District on November 17, 2021 for a $75.0 million purchase price. Harbor PPK is $75.0 million ÷ 243. Apple rounded the same math to about $309,000 per key. Seller unnamed. Not Portland, Maine, not Vintage Portland $32.9 million, and not The Heathman $45.0 million. The $126.0 million Fort Worth + Pearl line is the sum of three named 8-K prices. Apple’s 23-hotel $234.6 million 2021 sales line stays combined. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimatePortlandCompare

Marriott Charleston Town Center — Xenia disposition

Marriott Charleston Town Center · 352 keys · Upper upscale

Xenia 8-K Exhibit 99.1: $5 million for the 352-room Marriott Charleston Town Center in Charleston, West Virginia. November 2021; day-of-month not named. Tertiary convention Marriott — not a Charleston, South Carolina historic PPK.

Xenia Hotels & Resorts Form 8-K Exhibit 99.1, December 3, 2021 (November close; day unnamed)

Xenia sold the 352-room Marriott Charleston Town Center in Charleston, West Virginia in November 2021 for $5 million. Harbor uses the first of November rather than inventing a closing day. Harbor PPK is $5 million ÷ 352. Use the $5 million sale price, not the $5.6 million FF&E replacement reserves Xenia retained. Buyer unnamed. Not historic Charleston, South Carolina, and not a gateway convention PPK. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateCharleston, West VirginiaCompare

Hilton Garden Inn Memphis — Apple Hospitality acquisition

Hilton Garden Inn Memphis · 150 keys · Upscale

Apple Q3 2021 10-Q subsequent event: approximately $38.0 million gross purchase price for the existing 150-room Hilton Garden Inn Memphis. Rooms-focused — not The Peabody.

Apple Hospitality REIT Form 10-Q, quarter ended September 30, 2021 (subsequent event; closed October 28)

Apple acquired the existing 150-room Hilton Garden Inn in Memphis on October 28, 2021 for a gross purchase price of approximately $38.0 million. Harbor PPK is $38.0 million ÷ 150. Use that subsequent-event price, not transaction costs. Seller unnamed. Not The Peabody. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateMemphisCompare

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.

Open the tape →FramePacketEstimateBostonCompare

Renaissance Westchester — Sunstone disposition

Renaissance Westchester · 348 keys · Upper upscale

Sunstone Q3 2021 Exhibit 99.1: $18.8 million contractual for the 348-room Renaissance Westchester. Suburban Westchester Renaissance — not a Manhattan PPK.

Sunstone Hotel Investors Exhibit 99.1, November 4, 2021 (sold October 15)

Sunstone sold the 348-room Renaissance Westchester on October 15, 2021 for a contractual sale price of $18.8 million. Harbor PPK is $18.8 million ÷ 348. The same Q3 2021 Exhibit 99.1 names October 15, the 348 rooms, and that contractual price. Use the $18.8 million hotel price, not cash proceeds and not the 2020 impairment. Buyer unnamed. Exhibit names Renaissance Westchester — Harbor will not invent a White Plains or Harrison lock. Later $71 million redevelopment sale stays off this hotel tape. Not a Manhattan PPK and not Embassy Suites La Jolla $226.7 million / 340. Renaissance Harborplace and Renaissance Los Angeles Airport stay off until a filing names month, price, and keys together. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateWestchester CountyCompare

PUBLIC Hotel — reported capital commentary

PUBLIC Hotel · 367 keys · Independent / boutique

New York trade press

Ian Schrager house. Capital commentary exists. No filing-grade rooms-only price in this corpus.

Open the tape →FramePacketEstimateNew YorkCompare

Margaritaville Hollywood Beach Resort — Pebblebrook acquisition

Margaritaville Hollywood Beach Resort · 369 keys · Upscale

Pebblebrook 8-K: $270 million for the 369-room Margaritaville Hollywood Beach Resort. Ground lease through July 2112 — not a South Beach fee PPK.

Pebblebrook Hotel Trust Form 8-K, September 23, 2021 (closed September 23)

Pebblebrook acquired the 369-room Margaritaville Hollywood Beach Resort on September 23, 2021 for a $270 million purchase price. Harbor PPK is $270 million ÷ 369 and is not a fee-simple South Beach rooms deed. The same 8-K names a first-lien mortgage on the ground lease with the City of Hollywood, expiring July 2112. Use the $270 million table price, not the $108.5 million cash and not the $161.5 million assumed loan — those are funding, not a second hotel price. Seller unnamed. Not a South Beach palace PPK. Jekyll Island Club Resort $94.0 million / 200 is its own tape. The Kimpton Sir Francis Drake $157.6 million net-proceeds line stays off. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateHollywood Beach / Fort LauderdaleCompare

Aloft Portland, Maine — Apple Hospitality acquisition

Aloft Portland, Maine · 157 keys · Upscale

Apple Q3 2021 10-Q table: $51.15 million gross purchase price for the 157-room Maine Aloft, excluding transaction costs. Coastal Maine Aloft — not an Oregon downtown PPK.

Apple Hospitality REIT Form 10-Q, quarter ended September 30, 2021 (closed September 10)

Apple acquired the 157-room Aloft in Portland, Maine on September 10, 2021 for a $51.15 million gross purchase price. Harbor PPK is $51.15 million ÷ 157. Use the table price, not transaction costs. Seller unnamed. Not Portland, Oregon. The $147.9 million Maine + Greenville line is the sum of three named 10-Q prices. Apple’s 23-hotel $234.6 million 2021 sales line stays combined. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimatePortland, MaineCompare

Villa Florence San Francisco on Union Square — Pebblebrook disposition

Villa Florence San Francisco on Union Square · 189 keys · Upscale

Pebblebrook 8-K: $87.5 million for the 189-room Villa Florence San Francisco on Union Square. Union Square boutique — not a Marker PPK and not an Embarcadero convention PPK.

Pebblebrook Hotel Trust Form 8-K, September 9, 2021 (press dated September 9)

Pebblebrook closed the 189-room Villa Florence San Francisco on Union Square on September 9, 2021 for $87.5 million to a third party. Harbor PPK is $87.5 million ÷ 189. Pebblebrook’s 12.4x / 7.2% 2019 lines — adjusted in the exhibit for retail rent and a one-time retail lease termination fee — are Pebblebrook’s narrative, not a second hotel price. Buyer unnamed. Not The Marker San Francisco $77.0 million (2022), not Hotel Spero $71.0 million (2022), and not Hotel Zoe Fisherman’s Wharf $68.5 million (2023). The Kimpton Sir Francis Drake $157.6 million net-proceeds line stays off this graph — that 8-K does not name a hotel sale price. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateSan FranciscoCompare

Hyatt Place Greenville — Apple Hospitality acquisition

Hyatt Place Greenville · 130 keys · Upscale

Apple Q3 2021 10-Q table: $30.0 million gross purchase price for the 130-room Hyatt Place Greenville, excluding transaction costs. Upstate South Carolina — not a Charleston historic PPK.

Apple Hospitality REIT Form 10-Q, quarter ended September 30, 2021 (closed September 1)

Apple acquired the 130-room Hyatt Place Greenville on September 1, 2021 for a $30.0 million gross purchase price. Harbor PPK is $30.0 million ÷ 130. Use the table price, not transaction costs. Seller unnamed. Not historic Charleston, South Carolina, and not Xenia’s Charleston, West Virginia Marriott. The $147.9 million Maine + Greenville line is the sum of three named 10-Q prices. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateGreenvilleCompare

Alila Ventana Big Sur — Host Hotels acquisition

Alila Ventana Big Sur · 59 keys · Luxury

Host Q3 2021 Exhibit 99.1: $150 million for the 59-room Alila Ventana Big Sur. Coastal Alila — not a Post Ranch rumor PPK.

Host Hotels & Resorts Form 8-K Exhibit 99.1, third quarter 2021 (closed September 2021)

Host acquired the 59-room Alila Ventana Big Sur in September 2021 for a $150 million purchase price. Harbor uses the first of September rather than inventing a closing day. Harbor PPK is $150 million ÷ 59. The same Exhibit 99.1 names September with that house and, later in the paper, the 59 rooms with the $150 million price. Use the $150 million named price, not the $415 million Baker’s Cay + Houston + Alila line — that line stays combined. Seller unnamed. Not Post Ranch Inn — Harbor will not invent a Post Ranch price. Baker’s Cay $200 million / 200 and The Laura $65 million / 223 stay off until a filing names a close month with those prices and keys. The $551 million five-hotel sold line stays combined. Host’s $1.2 billion 2021 year line stays off. Hyatt Regency Austin, The Alida, Savannah, and Hotel Van Zandt stay on the corpus as already cited. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateBig Sur / MontereyCompare

AC Hotel Portland, Maine — Apple Hospitality acquisition

AC Hotel Portland, Maine · 178 keys · Upscale

Apple Q3 2021 10-Q table: $66.75 million gross purchase price for the 178-room Maine AC Hotel, excluding transaction costs. Coastal Maine AC — not an Oregon downtown PPK.

Apple Hospitality REIT Form 10-Q, quarter ended September 30, 2021 (closed August 20)

Apple acquired the 178-room AC Hotel in Portland, Maine on August 20, 2021 for a $66.75 million gross purchase price. Harbor PPK is $66.75 million ÷ 178. Use the table price, not transaction costs. Seller unnamed. Not Portland, Oregon, and not Pebblebrook’s Vintage Portland or Heathman tapes. The $147.9 million Maine + Greenville line is the sum of this price plus Hyatt Place Greenville $30.0 million plus Aloft Portland, Maine $51.15 million — Harbor did not invent a split. Apple’s 23-hotel $234.6 million 2021 sales line stays combined. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimatePortland, MaineCompare

Residence Inn Austin Northwest/The Domain Area — Chatham Lodging acquisition

Residence Inn Austin Northwest/The Domain Area · 132 keys · Upscale

Chatham 2021 10-K hotel table: $37.0 million for the existing 132-room Residence Inn Austin Northwest/The Domain Area. Domain extended-stay — not a downtown Convention Center PPK.

Chatham Lodging Trust Form 10-K for the year ended December 31, 2021 (closed August 3)

Chatham acquired the existing 132-room Residence Inn Austin Northwest/The Domain Area on August 3, 2021 for a $37.0 million purchase price. Harbor PPK is $37.0 million ÷ 132. Chatham’s table rounds the same math to $280,000 per key. Seller unnamed. Rooms sit with that named price in the 2021 10-K hotel table. Not the downtown Convention Center Residence Inn and not Apple’s Austin North Garden Inn $10.4 million tape. The $71.3 million Domain line is the sum of two named 10-K prices. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateAustinCompare

TownePlace Suites Austin Northwest/The Domain Area — Chatham Lodging acquisition

TownePlace Suites Austin Northwest/The Domain Area · 137 keys · Upper midscale

Chatham 2021 10-K hotel table: $34.3 million for the 137-room TownePlace Suites Austin Northwest/The Domain Area. Domain extended-stay — not a Domain Residence Inn PPK.

Chatham Lodging Trust Form 10-K for the year ended December 31, 2021 (closed August 3)

Chatham acquired the 137-room TownePlace Suites Austin Northwest/The Domain Area on August 3, 2021 for a $34.3 million purchase price. Harbor PPK is $34.3 million ÷ 137. Chatham’s table rounds the same math to $250,000 per key. Seller unnamed. Rooms sit with that named price in the 2021 10-K hotel table. Not the Domain Residence Inn $37.0 million tape and not Apple’s Austin North Garden Inn $10.4 million tape. The $71.3 million Domain line is the sum of two named 10-K prices. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateAustinCompare

Hampton Inn & Suites Atlanta Midtown — RLJ acquisition

Hampton Inn & Suites Atlanta Midtown · 186 keys · Upper midscale

RLJ Q2 2021 8-K Exhibit 99.1: $58.0 million for the newly built 186-room Hampton Inn & Suites Atlanta Midtown. Early August 2021; day-of-month not named. Midtown box — not a Buckhead Courtyard PPK.

RLJ Lodging Trust Form 8-K Exhibit 99.1, Q2 2021 (early August close; day unnamed)

RLJ acquired the newly built 186-room Hampton Inn & Suites Atlanta Midtown in early August 2021 for a purchase price of $58.0 million. Harbor uses the first of August rather than inventing a closing day. Harbor PPK is $58.0 million ÷ 186. RLJ rounded the same math to about $312,000 per key. Seller unnamed. Not the 2025 Courtyard Buckhead $24.3 million sale and not a slice of Host’s $331.0 million Buckhead + Lafayette Square line. The $13.3 million Naperville + Fishers line and the $21.8 million Hammond line stay combined. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateAtlantaCompare

Jekyll Island Club Resort — Pebblebrook acquisition

Jekyll Island Club Resort · 200 keys · Luxury

Pebblebrook 8-K: $94.0 million for the 200-room Jekyll Island Club Resort. Golden Isles Club — not a Savannah Tribute PPK.

Pebblebrook Hotel Trust Form 8-K, July 22, 2021 (closed July 22)

Pebblebrook completed the acquisition of the 200-room Jekyll Island Club Resort in Jekyll Island, Georgia on July 22, 2021 for a purchase price of $94.0 million from an unaffiliated third party. Harbor PPK is $94.0 million ÷ 200. The same July 22, 2021 8-K names July 22, the 200 rooms, and that purchase price. Use the $94.0 million hotel price, not cash on hand. Seller unnamed. Filing names Jekyll Island, Georgia — Harbor will not invent a Brunswick lock. Not Host’s 2021 Alida, Savannah $103 million / 173 tape and not a Charleston palace PPK. Villa Florence San Francisco is a separately named later sale. Inn on Fifth stays off (hotel plus adjacent development parcel). Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateJekyll IslandCompare

KSL Capital — resort recapitalization commentary

Hotel Jerome, Auberge Resorts Collection · 93 keys · Luxury

KSL public materials / trade press

KSL is a frequent resort sponsor. Individual mountain-hotel prices are usually private. Harbor records the pattern, not a guessed PPK.

Open the tape →FramePacketEstimateAspen / SnowmassCompare

Henderson Park Inn — DiamondRock acquisition

Henderson Park Inn · 37 keys · Luxury

DiamondRock Q4 2021 Exhibit 99.1: $27.5 million for the 37-room Henderson Park Inn. Destin beach inn — not a Garden Inn PPK.

DiamondRock Hospitality Company Exhibit 99.1, fourth quarter and year ended December 31, 2021 (closed July)

DiamondRock acquired the 37-room Henderson Park Inn in Destin, Florida in July 2021 for $27.5 million. Harbor uses the first of July rather than inventing a closing day. Harbor PPK is $27.5 million ÷ 37. The same Q4 2021 Exhibit 99.1 names July, the 37 rooms, and that price. Use the $27.5 million named price, not the $26.4 million net-including-prorations-and-costs line. Seller unnamed. Not Henderson Beach Resort $112.5 million / 170 and not Chatham’s Hilton Garden Inn Destin Miramar Beach $31.0 million / 111. Bourbon Orleans stays off ($81 / $89.9 / $90.1 and 220 / 218 conflict). The $108.6 million Bourbon-plus-Park Inn line stays off this tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateDestin / Miramar BeachCompare

The Lexington Hotel New York — DiamondRock disposition

The Lexington Hotel New York · 725 keys · Upper upscale

DiamondRock 8-K Exhibit 99.1: $185.3 million for the 725-room Lexington Hotel in New York City. Midtown East box — not a Times Square convention PPK and not a Metropolitan PPK.

DiamondRock Hospitality Company Form 8-K Exhibit 99.1, July 1, 2021 (closed June 30)

DiamondRock closed the 725-room Lexington Hotel in New York City on June 30, 2021 for $185.3 million. Harbor PPK is $185.3 million ÷ 725. Use the $185.3 million sale price — DiamondRock’s projected capital line is DiamondRock’s narrative, not a second hotel price. Buyer unnamed. The Frenchman’s Reef cash-plus-participation line stays off this graph. Not RLJ’s 2021 DoubleTree Metropolitan $169.0 million tape, not Host’s 2022 Sheraton Times Square $373 million convention box, and not Pebblebrook’s 2021 Roger $19.0 million tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateNew YorkCompare

The Roger New York — Pebblebrook leasehold disposition

The Roger New York · 194 keys · Upscale

Pebblebrook 8-K: $19.0 million for the leasehold interest in the 194-room The Roger New York. About 23 years remained on the ground lease. Leasehold — not a Midtown fee palace PPK.

Pebblebrook Hotel Trust Form 8-K, June 10, 2021 (press dated June 11)

Pebblebrook sold the leasehold interest in the 194-room The Roger New York on June 10, 2021 for $19.0 million to a third party. Harbor PPK is $19.0 million ÷ 194 and is a leasehold number — do not apply it as a fee-simple Midtown rooms deed. The 8-K names about 23 years remaining on the ground lease. Buyer unnamed. Not Host’s 2022 Sheraton Times Square $373 million convention box. The Kimpton Sir Francis Drake $157.6 million net-proceeds line stays off this graph — that 8-K does not name a hotel sale price. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateNew YorkCompare

Four Seasons Resort Orlando — Host Hotels acquisition

Four Seasons Resort Orlando at Walt Disney World Resort · 444 keys · Luxury

Host IR: $610 million for the 444-room Four Seasons Resort Orlando. Host’s own 2021 purchase — not an allocated slice of the 2026 sale.

Host Hotels & Resorts IR, February 18, 2026 (recites May 4, 2021 purchase of $610 million)

Host’s February 2026 IR states it purchased the 444-room Four Seasons Resort Orlando on May 4, 2021 for $610 million. That is Host naming its own buy, not a later allocated sale price. Disney-property luxury — not an International Drive convention box. The 2026 exit with Jackson Hole is a separate $1.1 billion combined tape; Harbor does not split it.

Open the tape →FramePacketEstimateOrlandoCompare

Post Ranch Inn — reported sale conversations

Post Ranch Inn · 40 keys · Luxury

Regional press, sale-conversation coverage

Sale conversations have been reported. Harbor will not convert a rumor into a price. Forty keys on a cliff are not a cap-rate story.

Open the tape →FramePacketEstimateBig Sur / MontereyCompare

SpringHill Suites Overland Park — Apple disposition

SpringHill Suites Overland Park · 102 keys · Upscale

Apple Q1 2021 10-Q subsequent events: approximately $5.3 million gross for the 102-room SpringHill Suites. Suburban Kansas SpringHill — not a Country Club Plaza palace PPK.

Apple Hospitality REIT Q1 2021 10-Q subsequent events (April 30, 2021 close)

Apple sold the 102-room SpringHill Suites Overland Park on April 30, 2021 for a gross sales price of approximately $5.3 million. Harbor PPK is $5.3 million ÷ 102. The same subsequent-events note names the completed sale, the 102 rooms, and that hotel price. Buyer unnamed. Filing names Overland Park — Harbor will not invent a Lenexa lock. Use the $5.3 million hotel price, not the $1.3 million impairment. The Q1 2021 Charlotte plus Memphis $18.3 million line stays combined. Apple’s 2018 Springdale Residence Inn stays off. The Columbus TownePlace plus SpringHill $10 million line stays combined. The 23-hotel $234.6 million 2021 sales line stays combined. Not Apple’s 2020 SpringHill Suites Sanford $13.0 million / 105 tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateKansas CityCompare

Montage Healdsburg — Sunstone acquisition

Montage Healdsburg · 130 keys · Luxury

Sunstone Q1 2021 Exhibit 99.1: $265.0 million gross for the fee-simple 130-room Montage Healdsburg. Sonoma Montage — not a Napa Four Seasons PPK.

Sunstone Hotel Investors Exhibit 99.1, May 3, 2021 (closed April 22)

Sunstone acquired the fee-simple interest in the 130-room Montage Healdsburg on April 22, 2021 for a gross purchase price of $265.0 million. Harbor PPK is $265.0 million ÷ 130. The same Q1 2021 Exhibit 99.1 names April 22, the 130 rooms, and that gross price. Use the $265.0 million hotel price, not the $66.25 million Series G preferred, not cash on hand, and not closing costs. Seller unnamed. Residences stay off this hotel tape. Not Sunstone’s Four Seasons Resort Napa Valley $177.5 million / 85 tape and not Auberge du Soleil. Harbor will not invent a Calistoga lock. The $442.5 million 2021 Healdsburg-plus-Napa line stays off this tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateNapa / SonomaCompare

W New Orleans – French Quarter — Park disposition

W New Orleans – French Quarter · 97 keys · Upper upscale

Park Q1 2021 10-Q subsequent events: approximately $24 million for the 97-room W New Orleans – French Quarter. French Quarter W — not a CBD Hilton PPK.

Park Hotels & Resorts Form 10-Q, quarter ended March 31, 2021 (sold April 2021)

Park sold the 97-room W New Orleans – French Quarter in April 2021 for gross proceeds of approximately $24 million. Harbor uses the first of April rather than inventing a closing day. Harbor PPK is $24 million ÷ 97. Park rounded the same math to about $249,000 per key. Buyer unnamed. Not the St. Charles Hilton $47 million tape. Adagio and Le Meridien San Francisco stay off — those papers do not name a single-hotel price and keys together. Indigo San Diego + Courtyard Capitol Hill $149 million and the $477 million year line stay combined. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateNew OrleansCompare

Homewood Suites Memphis — Apple disposition

Homewood Suites Memphis · 140 keys · Upscale

Apple Q2 2021 10-Q: approximately $9.0 million gross for the 140-room Homewood Suites Memphis. Memphis Homewood — not a Peabody palace PPK and not the Shady Grove Hampton sale.

Apple Hospitality REIT Q2 2021 10-Q (March 16, 2021 close; price from the same paper)

Apple sold the 140-room Homewood Suites Memphis on March 16, 2021 for a gross sales price of approximately $9.0 million. Harbor PPK is $9.0 million ÷ 140. The same 10-Q names the 140 rooms and that hotel price, and dates the close to March 16. Buyer unnamed. Filing names Memphis — Harbor will not invent a Germantown lock. Use the $9.0 million hotel price, not the $4.4 million 2020 impairment. The Q1 2021 Charlotte plus Memphis $18.3 million line stays combined. Apple’s 2018 Springdale Residence Inn stays off. The Columbus TownePlace plus SpringHill $10 million line stays combined. The 23-hotel $234.6 million 2021 sales line stays combined. Not Apple’s 2018 Hampton Inn & Suites Memphis $39.0 million / 144 buy and not Park’s 2022 Hampton Inn & Suites Memphis – Shady Grove $11.5 million / 131 tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateMemphisCompare

Hyatt Regency Austin — Host Hotels acquisition

Hyatt Regency Austin · 448 keys · Upper upscale

Host Q1 2021 10-Q: $161 million for the 448-room Hyatt Regency Austin. Downtown convention Hyatt — not a Domain select-service PPK.

Host Hotels & Resorts Form 10-Q, quarter ended March 31, 2021 (closed March 15, 2021)

Host acquired the 448-room Hyatt Regency Austin on March 15, 2021 for a $161 million purchase price. Harbor PPK is $161 million ÷ 448. The same 10-Q acquisitions note names both the date and the keys with that price. Use the $161 million acquisitions-note price, not the MD&A “approximately $161 million in cash” line as a second hotel price. The MD&A names the interest as fee-simple. Seller unnamed. Not Hotel Van Zandt $246 million, not Chatham’s Domain Residence Inn $37.0 million or TownePlace $34.3 million tapes, and not Apple’s Austin North Garden Inn $10.4 million tape. Four Seasons Resort Orlando $610 million is already cited from later Host IR. The Ka’anapali golf-course $28 million line stays off. The $771 million cash used for Austin plus Orlando is funding, not a hotel price. Alila Ventana Big Sur is cited from Host’s Q3 2021 Exhibit 99.1. Baker’s Cay and The Laura stay off until a filing names a close month with the price and keys. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateAustinCompare

Hilton Garden Inn Madison — Apple Hospitality acquisition

Hilton Garden Inn Madison · 176 keys · Upscale

Apple Q3 2021 10-Q table: $49.599 million gross purchase price for the 176-room Hilton Garden Inn Madison, excluding transaction costs. Rooms-focused new-build — not a Chicago Loop PPK.

Apple Hospitality REIT Form 10-Q, quarter ended September 30, 2021 (closed February 18)

Apple acquired the 176-room Hilton Garden Inn Madison on February 18, 2021 for a $49.599 million gross purchase price. Harbor PPK is $49.599 million ÷ 176. Use the table price, not transaction costs and not the $49.6 million MD&A round. Construction finished that February. Seller unnamed. Not a Chicago Loop PPK. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateMadisonCompare

Courtyard Houston Sugar Land — RLJ disposition

Courtyard Houston Sugar Land · 112 keys · Upscale

RLJ Q1 2021 8-K Exhibit 99.1: approximately $4.4 million for the 112-room suburban Houston Courtyard. Fort Bend Courtyard — not a Medical Center Courtyard PPK.

RLJ Lodging Trust Form 8-K Exhibit 99.1, Q1 2021 (closed January 21)

RLJ sold the 112-room Courtyard Houston Sugarland on January 21, 2021 for approximately $4.4 million. Harbor PPK is $4.4 million ÷ 112. Buyer unnamed. Not Chatham’s 2025 Courtyard Houston-Medical Center $23.5 million tape. The $9.3 million Sugar Land pair stays combined — this house has its own $4.4 million 8-K. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateHoustonCompare

The LINE LA — Sydell-era capital commentary

The LINE LA · 384 keys · Independent / boutique

Trade press, Sydell / LINE portfolio

Koreatown lifestyle house. Portfolio and platform events are not a single-asset tape. Price unknown.

Open the tape →FramePacketEstimateLos AngelesCompare

Union Station Hotel Nashville — Pebblebrook disposition

Union Station Hotel Nashville, Autograph Collection · 125 keys · Upper upscale

Pebblebrook 8-K: $56.0 million for the 125-room Union Station Hotel Nashville, Autograph Collection. Downtown Autograph — not a Motto PPK and not a slice of Host’s $530 million Nashville close.

Pebblebrook Hotel Trust Form 8-K, July 29, 2020 (press dated July 29)

Pebblebrook closed the 125-room Union Station Hotel Nashville, Autograph Collection on July 29, 2020 for $56.0 million to a third party. Harbor PPK is $56.0 million ÷ 125. Buyer unnamed. Not Motto Nashville $98.2 million and not a slice of Host’s $530 million 1 Hotel + Embassy Suites Nashville close. The $331.0 million InterContinental Buckhead Atlanta + Sofitel Washington DC Lafayette Square line stays combined. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateNashvilleCompare

The Langham, Chicago — ownership commentary

The Langham, Chicago · 316 keys · Luxury

Langham public materials / Chicago trade press

Tower hotel. Brand and deed may differ. No invented price.

Open the tape →FramePacketEstimateChicagoCompare

MGM Grand & Mandalay Bay — sale-leaseback

Las Vegas · 9300 keys · Upper upscale

Two hotel-casinos in one real-estate sale-leaseback to MGP / Blackstone vehicles.

MGM / MGM Growth Properties announcements, 2020

Combined real-estate sale-leaseback. Harbor does not split the $4.6B into two invented hotel prices. Not a rooms-only comp.

Open the tape →Las VegasCompare

1 Hotel Central Park — ownership commentary

1 Hotel Central Park · 230 keys · Luxury

New York trade press

Pre-2024 commentary only. Host’s July 31, 2024 10-K tape is the filing-grade price — see 1-hotel-central-park-2024. This node stays blank on purpose.

Open the tape →FramePacketEstimateNew YorkCompare

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

SpringHill Suites Sanford — Apple disposition

SpringHill Suites Sanford · 105 keys · Upscale

Apple 2019 10-K: $13.0 million gross for the 105-room Sanford, Florida SpringHill Suites. Seminole County select-service — not an Orlando convention PPK.

Apple Hospitality REIT Form 10-K, year ended December 31, 2019 (sold January 16, 2020)

Apple sold the 105-room Sanford, Florida SpringHill Suites on January 16, 2020 for a $13.0 million gross sales price. Harbor PPK is $13.0 million ÷ 105. The same 2019 10-K names January 16, the 105 rooms, and that gross price. Use the $13.0 million hotel price, not the estimated gain and not the $55.3 million 2020 three-hotel line. Buyer unnamed. Filing names Sanford, Florida — Harbor will not invent an Orlando lock. SpringHill Suites Boise stays off until a filing names February, a hotel price, and 230 keys together. Hampton Inn Tulare stays off until a filing names December, a hotel price, and 86 keys together. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateSanfordCompare

Ace Hotel Downtown Los Angeles — Park disposition

Ace Hotel Downtown Los Angeles · 182 keys · Independent / boutique

Park Q2 2020 supplemental sold table: $117.0 million gross for the 182-room Ace Hotel Downtown Los Angeles. Downtown adaptive reuse — not a West Hollywood hillside PPK.

Park Hotels & Resorts Q2 2020 supplemental, Properties Sold table (December 2019 close; day unnamed)

Park sold the 182-room Ace Hotel Downtown Los Angeles in December 2019 for $117.0 million gross proceeds. Harbor uses the first of December rather than inventing a closing day. Harbor PPK is $117.0 million ÷ 182. Park rounded the same math to $643,000 per key. Buyer unnamed. Filing names Los Angeles — Harbor will not invent a Hollywood lock. Not Sunstone’s 2019 Courtyard Los Angeles $50 million / 187 tape and not Hilton Checkers Los Angeles. 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 →FramePacketEstimateLos AngelesCompare

Le Meridien New Orleans — Park disposition

Le Meridien New Orleans · 410 keys · Upper upscale

Park Q2 2020 supplemental sold table: $84.0 million gross for the 410-room Le Meridien New Orleans. CBD Le Meridien — not a French Quarter W PPK and not the San Francisco Adagio / Le Meridien stay-off.

Park Hotels & Resorts Q2 2020 supplemental, Properties Sold table (December 2019 close; day unnamed)

Park sold the 410-room Le Meridien New Orleans in December 2019 for $84.0 million gross proceeds. Harbor uses the first of December rather than inventing a closing day. Harbor PPK is $84.0 million ÷ 410. Park rounded the same math to $205,000 per key. Buyer unnamed. 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 — those papers do not name a single-hotel price and keys together. Hilton New Orleans Airport plus Embassy Suites Parsippany stay combined. Hilton São Paulo Morumbi stays off this row. 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 →FramePacketEstimateNew OrleansCompare

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

Bellagio real estate — sale-leaseback to Blackstone / GIC

Bellagio · 3933 keys · Luxury

Sale-leaseback of real estate. MGM continued to operate under a long lease.

MGM Resorts announcement, 2019

MGM sold Bellagio real estate to Blackstone Real Estate and GIC and leased it back. This is a financing/real-estate structure, not a conventional going-concern hotel sale. Cap-rate comparisons to a boutique independent will mislead.

Open the tape →FramePacketEstimateLas VegasCompare

Courtyard Los Angeles — Sunstone leasehold disposition

Courtyard Los Angeles · 187 keys · Upscale

Sunstone Exhibit 99.1: $50 million gross for the leasehold interest in the 187-room Courtyard by Marriott Los Angeles. Leasehold — not a fee downtown PPK.

Sunstone Hotel Investors Exhibit 99.1, November 4, 2019 (sold October 23)

Sunstone sold the leasehold interest in the 187-room Courtyard by Marriott Los Angeles on October 23, 2019 for a gross sale price of $50 million. Harbor PPK is $50 million ÷ 187 and is a leasehold number — do not apply it as a fee-simple Los Angeles rooms deed. The same Exhibit 99.1 names October 23, the 187 rooms, and that hotel price. Use the $50 million hotel price, not Sunstone’s $267,000/key rounding. Buyer unnamed. Filing names Los Angeles — Harbor will not invent a downtown or LAX lock. Sunstone’s 13.8x / 6.2% trailing lines are Sunstone’s narrative, not a second hotel price. Not Park’s 2022 Hilton Garden Inn LAX/El Segundo $37.5 million / 162 tape and not Hilton Checkers Los Angeles. Renaissance Harborplace and Renaissance Los Angeles Airport stay off until a filing names month, price, and keys together. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateLos AngelesCompare

The Berkeley Hotel — Apple Hospitality acquisition

The Berkeley Hotel · 55 keys · Independent / boutique

Apple 2019 10-K table: $6.875 million for the existing 55-room Berkeley Hotel. Richmond independent — not a DC boutique PPK.

Apple Hospitality REIT Form 10-K for the year ended December 31, 2019 (closed October 9)

Apple acquired the existing 55-room Berkeley Hotel on October 9, 2019 for a $6.875 million gross purchase price. Harbor PPK is $6.875 million ÷ 55. Apple rounded the same math to about $125,000 per key. Use the table price, not the $7 million 8-K round. Seller unnamed. Stay independent — Harbor will not invent a later conversion brand. Not a DC boutique PPK. The $59.291 million 2019 line is the sum of three named 10-K prices. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateRichmondCompare

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

Ace Hotel Downtown Los Angeles — reported ownership event

Ace Hotel Downtown Los Angeles · 182 keys · Independent / boutique

Los Angeles trade press

United Artists adaptive reuse. Park’s December 2019 $117.0 million / 182 tape is now on the corpus. This node is the earlier commentary stub — not a second price.

Open the tape →FramePacketEstimateLos AngelesCompare

Hotel Amarano Burbank — Pebblebrook disposition

Hotel Amarano Burbank · 132 keys · Upscale

Pebblebrook 8-K Exhibit 99.1: $72.9 million for the 132-room Hotel Amarano Burbank. Media District boutique — not a Sunset trophy PPK.

Pebblebrook Hotel Trust Form 8-K Exhibit 99.1, July 16, 2019

Pebblebrook closed the 132-room Hotel Amarano Burbank on July 16, 2019 for $72.9 million. Harbor PPK is $72.9 million ÷ 132. Buyer unnamed — Harbor will not invent a desk from trade press. Pebblebrook’s 15.8x / 5.7% 2018 lines — adjusted in the exhibit for California Proposition 13 — are Pebblebrook’s narrative, not a second hotel price. Not Park’s 2025 Checkers $13 million downtown tape and not a West Hollywood hillside PPK. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateLos AngelesCompare

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.

Open the tape →FramePacketEstimateBostonCompare

Home2 Suites by Hilton Orlando Airport — Apple Hospitality acquisition

Home2 Suites by Hilton Orlando Airport · 128 keys · Upper midscale

Apple 2019 10-K table: $20.736 million for the 128-room Home2 Suites by Hilton Orlando Airport. Airport Home2 — not a 2024 Orlando Homewood PPK.

Apple Hospitality REIT Form 10-K for the year ended December 31, 2019 (closed March 19)

Apple acquired the 128-room Home2 Suites by Hilton Orlando Airport on March 19, 2019 for a $20.736 million gross purchase price. Harbor PPK is $20.736 million ÷ 128. Apple rounded the same math to about $162,000 per key. Use the table price, not the $20.7 million 8-K round. Seller unnamed. Not the 2024 Orlando Homewood $15.5 million tape and not Xenia’s Bohemian Celebration $27.8 million tape. The $59.291 million 2019 line is the sum of three named 10-K prices. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateOrlandoCompare

Hampton Inn & Suites by Hilton Downtown St. Paul — Apple Hospitality acquisition

Hampton Inn & Suites by Hilton Downtown St. Paul · 160 keys · Upper midscale

Apple 2019 10-K table: $31.680 million for the existing 160-room Hampton Inn & Suites by Hilton Downtown St. Paul. Downtown St. Paul Hampton — not a Bloomington Homewood PPK.

Apple Hospitality REIT Form 10-K for the year ended December 31, 2019 (closed March 4)

Apple acquired the existing 160-room Hampton Inn & Suites by Hilton Downtown St. Paul on March 4, 2019 for a $31.680 million gross purchase price. Harbor PPK is $31.680 million ÷ 160. Apple rounded the same math to about $198,000 per key. Use the table price, not the $31.7 million 8-K round. Seller unnamed. Not the Bloomington Homewood $13.8 million tape. The $59.291 million 2019 line is the sum of three named 10-K prices. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateMinneapolis–Saint PaulCompare

The Times Square EDITION — opening

The Times Square EDITION · 452 keys · Luxury

Marriott / EDITION public opening materials

Opening is public. Real-estate owner and brand are different files. No rooms-only sale price here.

Open the tape →FramePacketEstimateNew YorkCompare

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

1 Hotel South Beach — Host Hotels acquisition

1 Hotel South Beach · 429 keys · Luxury

Host 8-K: aggregate consideration of approximately $610 million, including OP units. 429 keys as Host disclosed. Not a later recap.

Host Hotels & Resorts Form 8-K, February 19, 2019 (closed February 14)

On February 14, 2019 Host LP acquired the entity that owns 1 Hotel South Beach for approximately $610 million, including Class A and Class G OP units. Host IR names 429 keys. Trade press names Starwood Capital / Lefrak as sellers and Hodges Ward Elliott as seller broker. Lifestyle beachfront — not a limited-service Miami PPK. Desk hotel inventory is 426 keys; this tape uses Host’s 429.

Open the tape →FramePacketEstimateMiami / South BeachCompare

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

Pointe Hilton Squaw Peak Resort — Park disposition

Pointe Hilton Squaw Peak Resort · 563 keys · Upper upscale

Park Q2 2020 supplemental sold table: $51.4 million gross for the 563-room Pointe Hilton Squaw Peak Resort. Phoenix resort — not an Arizona Biltmore palace PPK.

Park Hotels & Resorts Q2 2020 supplemental, Properties Sold table (February 2019 close; day unnamed)

Park sold the 563-room Pointe Hilton Squaw Peak Resort in February 2019 for $51.4 million gross proceeds. Harbor uses the first of February rather than inventing a closing day. Harbor PPK is $51.4 million ÷ 563. Buyer unnamed. Filing names Phoenix — Harbor will not invent a Scottsdale lock. Not the Arizona Biltmore $705 million tape and not Apple’s 2018 Hampton Inn & Suites Phoenix North Central $44.3 million / 210 tape. 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 →FramePacketEstimatePhoenix / ScottsdaleCompare

Westin New York Grand Central — Host Hotels disposition

The Westin New York Grand Central · 774 keys · Upper upscale

Host IR: $302 million including approximately $20 million of FF&E funds. PPK is not rooms-only.

Host Hotels & Resorts IR, January 10, 2019 (closed January 9)

Host closed the sale of the Westin New York Grand Central on January 9, 2019 for $302 million, including approximately $20 million of FF&E funds. Host’s release does not name the buyer or the key count. Trade press names 774 keys and Davidson Kempner. Upper-upscale Midtown box — not a Central Park luxury PPK.

Open the tape →FramePacketEstimateNew YorkCompare

Auberge du Soleil — long-term hold / brand overlay

Auberge du Soleil · 50 keys · Luxury

Auberge public brand materials

Wine-country inn inside a brand collection. A brand overlay is not a recorded sale. Price unknown.

Open the tape →FramePacketEstimateNapa / SonomaCompare

The St. Regis New York — brand vs building

The St. Regis New York · 238 keys · Luxury

Marriott public brand page / trade coverage of building ownership

St. Regis is a Marriott brand. The land and building have been separately owned. Harbor will not invent a building sale price from brand news.

Open the tape →FramePacketEstimateNew YorkCompare

Marriott Tysons Corner — Sunstone disposition

Marriott Tysons Corner · 396 keys · Upper upscale

Sunstone Exhibit 99.1: $87.5 million gross for the 396-room Marriott Tysons Corner. Tysons Marriott — not a Fairfax Marriott PPK and not a downtown DC convention PPK.

Sunstone Hotel Investors Exhibit 99.1, December 18, 2018 (completed; day unnamed beyond the 8-K date)

Sunstone completed the sale of the 396-room Marriott Tysons Corner for a gross sale price of $87.5 million. The December 18, 2018 8-K and Exhibit 99.1 name the completed sale, the 396 rooms, and that hotel price. Harbor uses December 18 rather than inventing a different closing day. Harbor PPK is $87.5 million ÷ 396. Use the $87.5 million hotel price, not the $85.5 million net after the hotel’s FF&E reserve. Buyer unnamed — Harbor will not invent a desk from trade press. Filing names Tysons Corner — Harbor will not invent a Vienna or McLean lock. Not Apple’s 2017 Marriott Fairfax $41.5 million / 316 tape and not a downtown DC Palomar or Liaison PPK. The Marriott Philadelphia plus Marriott Quincy $139.0 million line stays combined. Renaissance Harborplace and Renaissance Los Angeles Airport stay off until a filing names month, price, and keys together. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateNorthern VirginiaCompare

Hyatt Place Jacksonville — Apple Hospitality acquisition

Hyatt Place Jacksonville · 127 keys · Upscale

Apple 2019 10-K table: $15.4 million for the existing 127-room Hyatt Place Jacksonville. Jacksonville Hyatt Place — not a South Beach PPK.

Apple Hospitality REIT Form 10-K for the year ended December 31, 2019 (closed December 7, 2018)

Apple acquired the existing 127-room Hyatt Place Jacksonville on December 7, 2018 for a $15.4 million gross purchase price. Harbor PPK is $15.4 million ÷ 127. Use the table price, not transaction costs. Seller unnamed. Harbor will not invent a submarket the table does not name. Not a South Beach PPK. The $152.2 million 2018 line is the sum of five named 10-K prices. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateJacksonvilleCompare

Shinola Hotel — opening (Bedrock)

Shinola Hotel · 129 keys · Independent / boutique

Property public site

Opening and civic story are public. Not a marketed national sale.

Open the tape →FramePacketEstimateDetroitCompare

Grand Wailea — BREIT to Blackstone / Highgate

Grand Wailea, A Waldorf Astoria Resort · 776 keys · Luxury

Consideration as reported in contemporaneous trade press. Confirm against the buyer/seller release.

Trade press, late 2018 (BREIT disposition / Blackstone–Highgate)

Press reported Blackstone Real Estate and Highgate acquired Grand Wailea from BREIT. Resort, not a Waikiki box. If you cannot find the contemporaneous release, treat the dollar figure as news-level, not a filing.

Open the tape →FramePacketEstimateMauiCompare

The Beekman — Thompson / Hyatt overlay

The Beekman · 287 keys · Upper upscale

Hyatt / Thompson public materials

Affiliation overlay after opening. Not recorded as a deed sale.

Open the tape →FramePacketEstimateNew YorkCompare

Hampton Inn & Suites Atlanta/Perimeter Dunwoody — Apple Hospitality acquisition

Hampton Inn & Suites Atlanta/Perimeter Dunwoody · 132 keys · Upper midscale

Apple 2019 10-K table: $29.5 million for the existing 132-room Hampton Inn & Suites Atlanta/Perimeter Dunwoody. Perimeter Hampton — not a downtown Hampton PPK.

Apple Hospitality REIT Form 10-K for the year ended December 31, 2019 (closed June 28, 2018)

Apple acquired the existing 132-room Hampton Inn & Suites Atlanta/Perimeter Dunwoody on June 28, 2018 for a $29.5 million gross purchase price. Harbor PPK is $29.5 million ÷ 132. Use the table price, not transaction costs. Seller unnamed. Not the Downtown Hampton $24.0 million tape and not the Midtown Hampton $58.0 million tape. The $152.2 million 2018 line is the sum of five named 10-K prices. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateAtlantaCompare

Hampton Inn & Suites Phoenix North Central — Apple Hospitality acquisition

Hampton Inn & Suites Phoenix North Central · 210 keys · Upper midscale

Apple 2019 10-K table: $44.3 million for the existing 210-room Hampton Inn & Suites Phoenix North Central. North Central Hampton — not a 125-key 2016 PPK.

Apple Hospitality REIT Form 10-K for the year ended December 31, 2019 (closed May 2, 2018)

Apple acquired the existing 210-room Hampton Inn & Suites Phoenix North Central on May 2, 2018 for a $44.3 million gross purchase price. Harbor PPK is $44.3 million ÷ 210. Use the table price, not transaction costs. Seller unnamed. Not the 125-key North Central Hampton on the 2016 line. The $152.2 million 2018 line is the sum of five named 10-K prices. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimatePhoenix / ScottsdaleCompare

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.

Open the tape →FramePacketEstimateBostonCompare

Andaz Maui + Grand Hyatt SF + Hyatt Regency Coconut Point — Host / Hyatt portfolio

Other U.S. markets · 1423 keys · Luxury

Hyatt 8-K: aggregate purchase price under the three-property PSA of approximately $1.0 billion. Portfolio tape. Harbor does not split Andaz Maui from Grand Hyatt San Francisco.

Hyatt Hotels Corporation Form 8-K, March 29, 2018

Closed March 29, 2018. 301-key Andaz Maui (plus adjacent land), 668-key Grand Hyatt San Francisco, and 454-key Hyatt Regency Coconut Point sold to Host for approximately $1.0 billion. Hyatt attributed ~$800 million combined to Andaz + Grand Hyatt SF and ~$200 million to Coconut Point. Those attributions are Hyatt’s, not separately priced rooms-only deeds. Do not use the blended $702k/key as a single-house comp.

Open the tape →Other U.S. marketsCompare

Hyatt Regency Coconut Point — Hyatt-attributed slice of the 2018 Host PSA