Hospitality · Nationwide
Hotel and hospitality financing.
Acquisition, repositioning, PIP, and ground-up development financing for limited-service, full-service, and resort hotels across the US. $1M to $50M+ with brand-flag focus.
By David Hodara ·
$1M-$50M+
Loan range
24-48h
Term sheet
Marriott/Hilton/Hyatt/IHG
Brand-flag preferred
All 50 states
Coverage
hospitality market context
Hospitality financing has structurally recovered from the 2020-21 dislocation but underwriting remains tighter than other CRE segments. Lenders favor branded properties (Marriott, Hilton, Hyatt, IHG, Choice, Wyndham) on long franchise agreements over independents. ADR (average daily rate) and RevPAR (revenue per available room) trends drive most of the analysis, alongside the local supply pipeline.
Active sub-segments: limited-service select branded hotels in tertiary markets (highway interchange, secondary metros), full-service convention/business hotels in primary markets (Atlanta, Dallas, Orlando, Chicago), and resort/leisure in destination markets (Florida coast, Las Vegas, Hawaii, Mountain West). PIP (Product Improvement Plan) financing is heavily active as franchisors push brand standards on legacy properties.
Construction is more selective than acquisition. Lenders want brand commitment locked in (franchise agreement, hotel management agreement), strong sponsor track record on similar-tier hotels, and feasibility studies validating the supply-demand picture in the submarket. Sponsor equity requirement is typically higher than other CRE construction (25-35%).
Typical loan products for hospitality
Each deal gets routed to the product structure that fits.
Bridge loans
Short-term financing (6-24 months) for acquisition, reposition, lease-up, or recap. 7-10 day close on clean files, 8-12% interest-only, up to 75-80% LTV.
Construction loans
Ground-up or heavy rehab financing with milestone-based draws. 12-24 month term, up to 85% LTC, interest-only on drawn balance.
Hospitality financing by state
State-specific dynamics affect every hospitality deal — insurance, property tax, rent regulation, entitlement timelines, lender pool composition. Browse the per-state pages.
Related questions
Common hospitality-related questions answered in our knowledge base.
hospitality FAQ
Do lenders require a brand flag?
Most institutional capital prefers a brand flag (Marriott, Hilton, Hyatt, IHG, Choice, Wyndham). Independent and boutique properties can still be financed but typically at lower leverage, higher rate, and through specialized hospitality debt funds rather than balance-sheet lenders.
What's typical leverage on hotel bridge?
65-70% LTV on stabilized branded hotels. 60-65% LTC on PIP and reposition deals. Construction tops at 60-65% LTC with brand pre-commitment and franchise comfort letter required. Independents see 50-55%.
Are STR (short-term rental) properties financed as hospitality?
It depends on operating model. Hotel licensing and brand operations = hospitality debt. Airbnb/STR portfolio (no front desk, no brand) = DSCR financing with STR-adjusted income haircuts. The line is operational, not just zoning.
How does seasonality affect hotel underwriting?
Lenders use 12-month T-12 RevPAR and stress for off-peak months. Properties with group/convention business or year-round leisure draw underwrite more aggressively than pure-leisure properties with strong seasonal peaks and troughs.
Got a hospitality deal? Send it over.
Term sheet inside 48 hours, or a clear no so you can move on.