1. What actually drives your hotel's value
Trailing-12 NOI, RevPAR penetration vs. comp set, brand affiliation and remaining franchise term, capex deferred or completed, the local labor market, debt assumability, and — increasingly — group-booking pace 12 months out. A clean P&L and 24 months of clean STR reports are worth more than any cosmetic refresh.
2. Opinion of Value (OV)
In coordination with our broker of record, we produce a written Opinion of Value with three reference points: cap-rate on T-12 NOI, per-key comp sales in your sub-market, and a discounted-cash-flow with realistic ramp. The number we present is the number we believe we can deliver — not an inflated listing pitch.
3. Preparing without disrupting operations
Staff retention matters. Most listings can be marketed without the GM or line staff learning until late in the process. We assemble the data room (financials, STR, franchise docs, environmental, capex history, contracts, payroll detail, advance deposits) directly with ownership and the controller.
4. Confidential marketing strategy
Three tiers: fully confidential (named buyers under NDA only), semi-confidential (blind teaser on CREXI / Loopnet, brand and address withheld), or full marketing. Most owners we work with pick semi-confidential — broad exposure without naming the asset until the second round.
5. Qualifying buyers — the call before the LOI
Proof of funds, prior hotel transactions, debt relationships, intended franchise direction, and decision timeline. We pre-qualify every party touring before they see the property, which protects both staff time and ownership's privacy.
6. LOI to PSA
Strongest LOI is rarely the highest. We weight: deposit structure (when it goes hard), study period length, financing and brand contingencies, closing date certainty, and the buyer's track record. We provide a side-by-side comparison so the decision is on the merits.
7. Escrow, closing & 1031
If you're considering a 1031 exchange, the QI must be in place before close — we coordinate. Closing prorations, advance-deposit transfers, group room nights, and FF&E inventory are reconciled in the days before close. Seller-side post-close items (final utility readings, accrued PTO, retained books) get a punch-list.
Considering a sale
Request a complimentary, confidential Opinion of Value.
No obligation, never shared. We'll send a written valuation within five business days.
Request an OV