Hotel & Motel Business Broker
Sell your hotel or motel business.
Free, confidential valuation for owners of independent and boutique hotels, motels, inns, and small-flag franchised properties. A Neumann & Associates represents you through the entire sale, with every buyer pre-qualified under NDA.
What buyers pay for in hotels and motels.
Hotels are underwritten on more than a single earnings multiple. Buyers price the operating business and the real estate together, and the factors below are what make that value durable, transferable, and financeable. Properties that score well on them command the strongest cap rates and per-key prices.
RevPAR (revenue per available room), the occupancy and ADR trend behind it, and a clean STR report are the first numbers any serious buyer or lender opens. A property outperforming its competitive set commands a premium.
A recognized flag brings reservation systems and loyalty demand; a strong independent or boutique brings margin and identity. Either can be an asset, and buyers price the one that fits their platform.
Physical condition drives value directly. A recently renovated property with no looming property improvement plan (PIP) is worth far more than one carrying a six- or seven-figure mandated-capex liability.
Demand generators, visibility, and hard barriers to new supply (zoning, land scarcity, a resort or destination market) protect future RevPAR and widen the buyer pool.
The land and building are often valued separately at a cap rate, and owned, unencumbered, or long-ground-leased real estate adds materially to total proceeds and opens 1031-exchange buyers.
For flagged hotels, a franchise agreement with runway left, reasonable fees, and a clean transfer path keeps the flag (and its demand) intact for the buyer instead of triggering a costly re-flag or PIP.
A retained general manager and department heads who run the property without the owner on site make earnings transferable, exactly what management-light investors and funds pay up for.
Verifiable books, documented add-backs, and STAR/STR reports that let a buyer benchmark against the comp set keep offers strong and due diligence moving.
What reduces value
The same factors work in reverse. These are the issues that pull the cap rate up, the per-key price down, or stall a deal entirely:
- Deferred capex and a pending PIP, mandated renovations the buyer must fund show up in the physical inspection and get priced straight out of the offer.
- Brand-flag loss risk, if the flag will not transfer or the buyer intends to re-flag, the demand and financing assumptions change and value drops.
- Seasonality and demand concentration, a property that lives on a short high season or a single demand generator carries more risk and trades wider.
- Owner or manager dependence, when the owner runs the front desk or one manager holds the whole operation together, buyers discount or push for an earnout.
- Franchise-transfer and PIP triggers, a change of ownership that resets the franchise term or forces an immediate PIP can turn a clean deal into a capital problem.
Hotels & Motels businesses we represent.
A Neumann & Associates represents owners across the full range of independent and small-flag lodging businesses, typically valued at $1M and up.
What is your hotels and motels business worth?
Hotels are not valued like most Main Street businesses. A hotel is a going concern sitting on real estate, so buyers underwrite the operating business and the property together. The two most common lenses are a capitalization rate applied to net operating income and a multiple of EBITDA, cross-checked against a price-per-key benchmark. In 2025, U.S. hotel cap rates sat roughly in the 7.5% to 9% range for stabilized assets, with independent and limited-service properties trading wider, often 8% to 10%+, and institutional full-service assets tighter. On an earnings basis, economy and midscale hotels commonly trade around 4x to 7x EBITDA, select-service and extended-stay around 7x to 10x, and luxury or trophy assets far higher. As a quick screen, buyers also think in dollars per key: limited-service motels can trade below $50,000 per room, most mature-market hotels land around $80,000 to $200,000 per key, and boutique or urban properties often exceed $300,000. What moves your number within those ranges is the RevPAR and occupancy trend, brand flag versus independent positioning, the condition of the physical plant and any pending PIP, franchise-agreement terms, and clean, STR-benchmarked financials. A confidential business valuation establishes your defensible number, real estate and going concern together, before you go to market.
Wondering what your hotels and motels business is worth in today’s market? Start with a free, confidential valuation, no obligation.
Request a Free Consultation →A repricing market is meeting prepared hotel owners.
Lodging is a large, real-estate-backed, and highly fragmented industry, and that structure is exactly what keeps it actively traded. Roughly two-thirds of U.S. lodging properties are independently or small-business owned, and more than 33,000 of them are small-business hotels and motels, the long tail of owners that individual operators, investment groups, and funds are all shopping in.
The buyers are active and varied. Private-equity platforms and real-estate funds acquire independents to reposition or re-flag them, brand groups push conversions to add flagged supply without building, and individual owner-operators use SBA financing to step into a first property. With cap rates having repriced off their lows and RevPAR normalizing, well-run properties, especially those with a clean physical plant and no PIP overhang, can draw competing offers rather than a single opportunistic bid.
Who buys hotels and motels businesses.
Ready to reach qualified, pre-screened buyers for your hotels and motels business? Every introduction happens under NDA, never a public listing.
Request a Free Consultation →How we sell your business.
A confidential, advisor-run process built to protect your business and maximize price, the same disciplined steps on every engagement.
Confidential valuation
We establish a defensible, third-party-grade value for your business before anything goes to market, so you set the asking price from a position of knowledge.
NDA-gated marketing & CIM
We prepare a detailed Confidential Information Memorandum and take it only to pre-qualified buyers, each one under a signed non-disclosure agreement. Your business is never posted on a public listing portal.
Vetted, qualified buyers
Every buyer is financially screened before they see anything that identifies your company, so your time goes only to serious, capable acquirers.
Offers & LOI
We manage competing interest, negotiate terms, and bring you to a letter of intent that reflects the real value of the business and the right deal structure.
Due diligence
We coordinate the data room, buyer requests, and your attorney and CPA, keeping the process organized and on schedule through to the purchase agreement.
Closing
We drive the transaction to signed documents and a funded close, staying on point through the final details so the deal actually gets done.
Owners who sold with A Neumann & Associates.
“Used A Neumann & Associates to sale my business. could not imagine having done it with out the patience and experience Gary provided. Thanks Gary,”
“there were many requirements by the franchisor but Mr Neumann worked through it diligently and closed the deal for us”
Your sale stays private, start to finish.
A Neumann & Associates runs every engagement under strict confidentiality. Your business is never listed on a public marketplace, and no buyer learns anything that identifies it until they are pre-qualified and have signed a non-disclosure agreement.
All marketing is anonymized: the Confidential Information Memorandum presents the opportunity without exposing your name, location, or customer relationships. That protects your employees, your customers, your suppliers, and your standing with competitors, so the people who keep the business running are not unsettled by a sale they hear about secondhand, and your negotiating leverage stays intact.
Thinking about selling your hotels and motels business? Start with a free, confidential conversation, your name stays private until you decide to move.
Get a Free, Confidential Valuation →Hotels & Motels business sale FAQ.
Who buys hotels and motels?
What is my hotel worth?
How long does it take to sell a hotel?
What is a typical fee for a business broker?
How do I keep the sale of my hotel confidential?
How can I avoid capital gains tax when selling my hotel, and can I use a 1031 exchange?
Ready to sell your hotels and motels business?
Request a free, confidential valuation with A Neumann & Associates. We’ll walk you through a realistic number and the steps to a successful sale, no obligation.