Only the tapes we can cite

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

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

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

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 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

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

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

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

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

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

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

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

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

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

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

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

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

Hyatt Regency Coconut Point Resort and Spa · 454 keys · Upper upscale

Hyatt-attributed value of approximately $200 million inside the $1.0 billion three-hotel PSA. Not a separately priced rooms-only deed.

Hyatt Form 8-K exhibit 99.1 / February 2018 sale announcement (attributed values)

Hyatt said the sale of Hyatt Regency Coconut Point reflected an attributed value of approximately $200 million (≈12x 2018 pro-forma EBITDA). That is Hyatt’s attribution inside a portfolio PSA, not an allocated purchase price Harbor will treat as a rooms-only tape. Southwest Florida group resort — not a South Beach lifestyle PPK. See the $1.0 billion combined tape.

Open the tape →FramePacketEstimateSouthwest FloridaCompare

Hampton Inn Financial District — Hersha disposition

Hampton Inn Financial District · 81 keys · Upper midscale

Hersha IR: $32.4 million for the 81-room Hampton Inn Financial District. Financial District Hampton — not a Midtown convention PPK.

Hersha Hospitality Trust IR / GlobeNewswire, March 14, 2018 (sold; day from the release)

Hersha sold the 81-room Hampton Inn Financial District on March 14, 2018 for $32.4 million. Harbor PPK is $32.4 million ÷ 81. The same release names the completed sale, the 81 rooms, and that hotel price. Buyer unnamed — Harbor will not invent a desk from trade press. Filing names Financial District — Harbor will not invent a Seaport or Pearl Street lock. Not Hersha’s 2018 Hyatt House Gaithersburg $19.0 million / 140 tape. Holiday Inn Express Chester stays off until a filing names a calendar month, a hotel price, and keys together. Hersha’s 2021 four-hotel $178.5 million line and August 2022 six-pack $435.9 million stay combined. Not Host’s 2022 Sheraton Times Square $373 million convention box and not Sunstone’s 2015 Doubletree Guest Suites Times Square $540.0 million / 468 tape. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateNew YorkCompare

Sheraton Cerritos — Sunstone leasehold disposition

Sheraton Cerritos · 203 keys · Upper upscale

Sunstone IR: $42.0 million contractual for the leasehold interest in the 203-room Sheraton Cerritos. Leasehold — not a fee coastal PPK.

Sunstone Hotel Investors IR / PR Newswire, May 11, 2016 (sold; day from the release)

Sunstone sold the leasehold interest in the 203-room Sheraton Cerritos on May 11, 2016 for a contractual price of $42.0 million. Harbor PPK is $42.0 million ÷ 203 and is a leasehold number — do not apply it as a fee-simple Los Angeles rooms deed. The same release names the completed sale, the 203 rooms, and that hotel price. Use the $42.0 million hotel price, not the later $41.2 million net-proceeds line. Buyer unnamed. Filing names Cerritos — Harbor will not invent a Long Beach or Anaheim lock. Not Park’s 2019 Ace Hotel Downtown Los Angeles $117.0 million / 182 tape and not Sunstone’s 2019 Courtyard Los Angeles $50 million / 187 tape. Hilton New Orleans Airport plus Embassy Suites Parsippany stay combined. Adagio and Le Meridien San Francisco stay off. Older than the 2025–26 blotter cut.

Open the tape →FramePacketEstimateLos AngelesCompare

Fairmont San Francisco — Mirae Asset acquisition

Fairmont San Francisco · 606 keys · Luxury

Owning-company sale as announced by the sellers (Oaktree / Woodridge / Kingdom). Contemporaneous reports used 591–606 keys. Harbor PPK uses the desk’s 606-key count.

The Registry / seller announcement, Nov 24–25 2015

Mirae Asset Global Investments bought the companies that own Fairmont San Francisco for $450 million. Fairmont/Accor stayed as manager. Nob Hill palace — not a Union Square select-service tape. Brand and deed remain separate questions after 2015.

Open the tape →FramePacketEstimateSan FranciscoCompare

The Phoenician — Host Hotels acquisition

The Phoenician · 643 keys · Luxury

Host IR: $400 million for the 643-room resort, including a 27-hole golf course and adjacent land parcels. Not a rooms-only PPK.

Host Hotels & Resorts IR, June 8, 2015

On June 8, 2015 Host acquired the 643-room Phoenician, a Luxury Collection resort, for $400 million. The release includes golf and two adjacent parcels zoned for residential. Seller is not named in Host’s release — Harbor will not invent one. Scottsdale resort, not a downtown Phoenix select-service tape.

Open the tape →FramePacketEstimatePhoenix / ScottsdaleCompare

Waldorf Astoria New York — Hilton to Anbang

Waldorf Astoria New York · 1413 keys · Luxury

The New York Times / Hilton announcement, Oct 2014

Hilton sold the 1,413-key Waldorf Astoria New York to Anbang Insurance Group for $1.95 billion. Later conversion reduced hotel keys. PPK uses the 2014 room count. This is a trophy going-concern sale, not a rooms-only select-service comp.

Open the tape →FramePacketEstimateNew YorkCompare

b2 / YVE Hotel Miami — Host Hotels acquisition

YVE Hotel Miami · 242 keys · Upscale

Host IR: $57.5 million for the 242-room fee-simple b2 miami downtown hotel. Later rebranded YVE.

Host Hotels & Resorts IR / PR Newswire, October 6, 2014 (closed August 2014)

Host announced it acquired the 242-room fee-simple b2 miami downtown hotel for $57.5 million. Subsequent Host materials date the close to August 2014 and the later YVE identity. Downtown Biscayne independent — not a South Beach luxury tape. Day-of-month not named in the release; Harbor uses the first of August rather than inventing a closing day.

Open the tape →FramePacketEstimateMiami / South BeachCompare

The Cosmopolitan of Las Vegas — Deutsche Bank to Blackstone

The Cosmopolitan of Las Vegas · 3027 keys · Luxury

Hotel-casino going-concern. Not a rooms-only boutique tape.

The New York Times DealBook, May 2014

Blackstone agreed to buy The Cosmopolitan from Deutsche Bank for $1.73 billion. Hotel-casino. Use as a structure-aware Strip tape, not a 120-key independent comp. Later 2022 MGM consideration is a different capital stack.

Open the tape →FramePacketEstimateLas VegasCompare

The Plaza Hotel — sale to El-Ad

The Plaza Hotel · 808 keys · Luxury

The New York Times, Aug 2004

El-Ad acquired The Plaza for $675 million. Subsequent condo conversion cut hotel keys. Use 808 rooms for this tape, not today’s hotel count. Historic file — do not apply 2004 PPK to a 2026 underwriting without a time adjustment.

Open the tape →FramePacketEstimateNew YorkCompare