Welcome to Boutique
Hotel Consulting

where we specialize in the unique world of small-scale, big-hearted hotels-those with 1 to 100 rooms that might not catch the attention of the hotel giants but absolutely deserve their place in the spotlight.

Who
We
Are

At Boutique Hotel Consulting, we’re champions for the boutique hotel community - the hidden gems of the hospitality world.

Our mission?

To bring clarity, confidence, and a little flair to the small hotels that are often overlooked by larger brokers and service providers. Whether it’s a cozy 10-room lakeside inn or a charming 40-room boutique in the heart of a historic district, we understand these properties are more than just real estate-they’re legacies, passions, and businesses that deserve specialized care.

The big firms and brokers?
They often skip over small hotels because, frankly, they’re “not worth the effort.” But here’s the thing: we disagree. With the power of state-of-the-art technology and automated systems, we can deliver the same precision and insights those larger firms offer—at a fraction of the cost and time.

Why Boutique?

The world’s largest hotel brands may have more rooms than a small town, but let’s be honest: their spreadsheets can’t measure charm, character, or heart. Boutique hotels are the soul of hospitality, offering experiences that no cookie-cutter chain can replicate.

But running or buying a boutique property comes with its own set of challenges. These hotels don’t fit neatly into formulas meant for the big guys. That’s where we come in. Our approach isn’t “one-size-fits-all”; it’s one-size-fits-you. We focus on the unique opportunities and nuances that make boutique properties special- and valuable.

The Power of Boutique Expertise

Whether you’re a small hotel owner, an operator, a broker, or an advisor, we know your time is valuable, your challenges are unique, and your property deserves the best insights available. We’re here to help you unlock the potential of your boutique hotel-because small is where the magic happens.

What We Deliver

Whether you're buying,  selling, or curious,- BoutiqueHotel.consulting provides a full suite of insights crafted just for boutique properties. From analyzing the impact of an in-room espresso machine to understanding why a pool might be worth more than gold in some markets, our reports offer actionable, approachable, and downright delightful data.

The Three-Pillar Approach: How We Turn Hotel Chaos Into Cold Hard Numbers

Why This Exists: A Founder's Confession

"The Million Oops That Started It All"

Let me tell you a story about the most expensive lesson of my career—and why this platform exists.

Three years ago, I thought I'd found the deal of a lifetime: a Future hotel/ 80-seat existing restaurant in a thriving vacation town market, being sold by an owner who "just wanted out." The asking price seemed reasonable, the books looked decent, and my gut said "buy it." So naturally, I did what any confident investor would do—I used the appraiser of the seller and called it due diligence.

Big. Mistake.

The "appraiser" (and I use that term loosely) spent about two hours on-site, took some photos, and delivered a report that essentially said, "Yep, it's a property. Worth what you're paying." No market analysis. No real comparable sales. No understanding of the revenue management opportunities I was missing. Just a rubber stamp.

I bought the property, feeling pretty smart about myself.

The brutal truth I overpaid by roughly $1 million and bought at the absolute best time in the market cycle but with the wrong information. What I thought was a steal was actually me getting robbed in broad daylight.

But here's the thing that really stung: all of this information was available. It just wasn't compiled, analyzed, or presented in a way that made sense. The data was scattered across different sources, the comps were buried in commercial databases, and the market trends required deep hospitality expertise to interpret.

I realized I wasn't alone in this pain. Every hotel investor, lender, and developer I talked to had similar war stories. We all knew proper valuation was critical, but the existing options were either:

·     Extremely expensive (think $15K+ for a proper appraisal)

·     Painfully slow (6-8 weeks for a comprehensive report)

·     Frustratingly generic (one-size-fits-all approaches)

·     Or just plain wrong (like my $200 "expert" opinion)

That's when it hit me: What if we could democratize professional-grade hotel valuation? What if we could combine the best market data, property analytics, and financial modeling into a platform that gives you institutional-quality analysis at a fraction of the cost and time?

This platform is my apology to the hotel investment community (and to my own bank account). It's the tool I wish I'd had before writing that very expensive check. Every algorithm, every data point, and every validation check is designed to prevent other investors from making the same costly mistakes I did.

Because in hotel investment, ignorance isn't bliss—it's painful and often worse- bankruptcy.

The Big Picture

Valuing a hotel isn't like appraising your grandmother's antique vase. Hotels are complex, living, breathing cash flow machines that can make or break fortunes faster than you can say "continental breakfast." Our methodology breaks this complexity into three digestible pillars that even your accountant's nephew can understand.

Hotel Valuation Methodology

Pillar 1: Market Analysis

"Know Your Neighborhood (And Your Competitors' Weaknesses)"

Before we even peek at your property, we need to understand the battlefield—er, we mean market—you're operating in.

What We Analyze:

·     Supply & Demand Dynamics: How many hotel rooms exist vs. how many people actually want to sleep in them

·     Market Penetration: Are you the big fish in a small pond, or a guppy in the ocean

·     Seasonal Patterns: Because January in Minnesota hits different than July in Miami

·     Economic Drivers: What brings people to your area Business Tourism Desperation

·     Competition Mapping: Who's your real competition (hint: it's not just other hotels)

The Reality Check:

We don't just count hotel rooms like sheep. We analyze:

·     RevPAR trends in your market (Revenue Per Available Room, for the uninitiated)

·     ADR patterns (Average Daily Rate, or "how much people actually pay")

·     Occupancy rates (because 100% occupancy at $50/night isn't better than 70% at $200/night)

·     Market share shifts (who's winning and who's installing more vending machines out of desperation)

Why This Matters:

A luxury hotel in downtown Manhattan and a roadside motel in rural Kansas might both have beds and WiFi, but their valuation approaches are about as similar as caviar and gas station hot dogs.

Pillar 2: Property Analysis

"Your Hotel's Report Card (No Grade Inflation Here)"

Now we get up close and personal with your property. This is where we separate the boutique wheat from the roadside chaff.

Physical Assessment:

·     Location, Location, Location: Can guests walk to attractions, or do they need a sherpa

·     Property Condition: From "Instagram-worthy" to "needs more than just new carpeting"

·     Room Count & Mix: Studios vs. suites vs. "we call it cozy, you call it tiny"

·     Amenities Audit: Pool Spa Fitness center Or just really good WiFi

·     Brand Affiliation: Marriott logo vs. "Mike's Motel" makes a difference

The Competitive Edge Analysis:

·     Unique Selling Propositions: What makes you special (beyond "we have beds")

·     Accessibility: ADA compliance, parking, public transit access

·     Technology Infrastructure: Mobile check-in or "please see the front desk between 2-4 PM"

·     Food & Beverage: Five-star restaurant or vending machine cuisine

·     Meeting Facilities: Ballroom or "we can move some chairs around"

Market Position Assessment:

·     Luxury vs. Budget vs. "We're Figuring It Out": Where you actually fit in the market hierarchy

·     Target Demographics: Business travelers, families, or people who've given up on life

·     Operational Efficiency: How well your property converts potential into profit

The Brutal Truth Section:

We'll tell you if your "charming vintage fixtures" are actually just old, and whether your "intimate lobby" is intimate or just really, really small.

Financial Health Indicators:

·     Working Capital Management: Can you pay your bills

·     Liquidity Ratios: Emergency fund or living paycheck to paycheck

·     Revenue Per Available Room (RevPAR): The holy grail metric

·     Cost Per Occupied Room: Efficiency in action valuation. Our Property Valuation & Investment Analysis service delivers certified, data-backed valuation reports bespoke to boutique and mid-sized hotels.

Using proven formulas and industry benchmarks, we calculate the true market worth of your hotel by factoring in location, size, occupancy, revenue, and market conditions. The result is a professional valuation report designed for owners, investors, and lenders who need reliable figures for sales, refinancing, or expansion planning.

This service helps you:

  • Determine the fair market value for selling or buying

  • Secure financing with confidence

  • Evaluate return on investment for future opportunities

  • Strengthen negotiations with accurate, certified data

    Our valuations are instant, transparent, and credible, ensuring that your decisions are always backed by professional expertise.

Pillar 3: Financial Analysis

"Show Me The Money (And Where It's Hiding)"

This is where the rubber meets the road, the cash meets the flow, and the dreams meet the spreadsheets.

Revenue Deep Dive:

·     Room Revenue Analysis: Not just gross numbers, but revenue quality

·     Food & Beverage Performance: Are your restaurants profit centers or money pits

·     Ancillary Revenue Streams: Parking, WiFi, resort fees, and creative income sources

·     Revenue Management Effectiveness: Are you pricing like a pro or just hoping for the best

·     Seasonal Revenue Patterns: Understanding your peaks, valleys, and "why is February so terrible" months

Expense Reality Check:

·     Fixed Costs: The bills that come no matter what (like that gym membership you never use)

·     Variable Costs: Expenses that fluctuate with occupancy

·     Labor Costs: Your biggest expense that also happens to have opinions

·     Maintenance & CapEx: Keeping things running vs. letting them "develop character"

·     Management Fees: What you pay for professional management vs. DIY disasters

Profitability Metrics That Matter:

·     EBITDA: Earnings Before Interest, Taxes, Depreciation, and Amortization (fancy accounting speak for "actual cash flow")

·     NOI (Net Operating Income): The number that makes or breaks your valuation

·     Cash-on-Cash Returns: What investors actually care about

·     Cap Rates: How the market values your income stream

·     Debt Service Coverage: Can you pay your loans AND eat

The Secret Sauce: Integration & Modeling

How We Blend The Three Pillars:

1.   Market data tells us what's possible

2.   Property analysis tells us what's probable

3.   Financial performance tells us what's profitable

Our Valuation Approaches:

·     Income Approach: Discounting future cash flows (because money today > money tomorrow)

·     Sales Comparison Approach: What similar properties actually sold for (not asking prices)

·     Cost Approach: Replacement cost minus depreciation (useful for insurance and reality checks)

The Magic Formula:

We don't just plug numbers into a calculator and hope for the best. Our algorithms consider:

·     Market cycle timing (buying high or low)

·     Property lifecycle stage (shiny and new or "vintage charm")

·     Operational efficiency gaps (potential for improvement)

·     Market positioning opportunities (untapped potential)

Quality Control & Validation

Sanity Checks We Run:

·     Does this valuation make sense compared to recent sales

·     Are we accounting for all revenue streams (and all expenses)

·     Have we properly weighted market conditions

·     Does the final number pass the "would I pay this" test

Red Flags We Watch For:

·     Properties claiming to be "luxury" with Holiday Inn Express amenities

·     Revenue numbers that seem too good to be true (they usually are)

·     Markets with "unlimited growth potential" (nothing is unlimited)

·     "Minor" CapEx needs that cost more than the property is worth

The Bottom Line

Hotel valuation isn't just about crunching numbers—it's about understanding stories. Every property tells a story of market forces, management decisions, and economic realities. Our job is to translate those stories into reliable, actionable valuations that help you make smart decisions.

Whether you're buying, selling, refinancing, or just trying to figure out if your investment strategy is brilliant or completely insane, our three-pillar approach gives you the clarity you need to move forward with confidence.

And yes, we'll tell you if your property is actually worth what you think it is. We're helpful like that.

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