Hotels only · No pay-to-rank · Advice first; verified when attested
Public tape · 18 of 282 · 2025
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.
$72.0M
Cited consideration · 752 keys · $96k / key
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)
Morning blotter · public filing or issuer IR. Combined PSAs stay combined. Harbor will not invent a price.
Deal FrameLiving packetLabeled estimateCompare this tapeMorning blotterFilings blotter
Source
Pebblebrook Hotel Trust Form 8-K, December 3, 2025 (press dated December 4)
https://www.sec.gov/Archives/edgar/data/1474098/000147409825000146/peb-20251203.htmDesks on the graph
Attached when a press release or public pattern names the firm. Not an unpublished book.
Estimate ↔ tape
Cited consideration on the left. Harbor’s labeled defaults on the right. A gap is a question, not a bid. Portfolio tapes and seller paper stay footnoted. Not an appraisal.
$95,745 / key · 752 keys
$265,117 / key · Harbor defaults
Chicago · worksheet vs tape PPK
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)
Morning blotter · public filing or issuer IR. Combined PSAs stay combined. Harbor will not invent a price.
The house
Worksheet, not an appraisal. Shock cap ±50 bps and ADR ±10% before you treat any number as a bid.
Chicago · Upper upscale
752 keys · Chicago · Westin
Magnificent Mile box. Pebblebrook sold the 752-key house on December 3, 2025 for $72.0 million (8-K), before a brand-mandated PIP. Not a River North boutique PPK. The 2023 $27.3 million Westin Michigan Avenue retail parcel is not this hotel tape.
Same house or same market · 2
Same hotel first, then the same market and segment. Structure footnotes stay on the tape. This is not a paid comps service.
Hyatt Centric Chicago Magnificent Mile · 419 keys · Upper upscale
Consideration
$67.5M
$161k / key
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.
Kimpton Hotel Monaco Chicago · 191 keys · Upper upscale
Consideration
$36.0M
$188k / key
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.