As published in Scotsman Guide's Commercial Edition, November 2013.
Since the credit crisis, the travel and hospitality industry has taken
a nosedive as a result of many factors that led to decreased leisure
and business travel. From high gasoline and airplane costs to stringent
security measures at airports and other travel venues, many people have
been dissuaded from travel, even if they could afford it.
The good news is that things have begun to pick up again, with several
indicators pointing to a recovery in the travel and hospitality
industry in general. Commercial real estate brokers who work in this niche
should expect a renewed interest in the various properties that cater to
this sector. They also should keep an eye on the following six trends
that have contributed to the revival of travel and hospitality.
1. Staying local
In large metropolitan areas like Southern California, people have been
choosing to go on vacation within a two- to four-hour drive time rather
than heading to local airports for flights across the country or
abroad. As a result, many local hotels and motels have registered higher
occupancy and daily room rates in recent years.
2. Limited construction
Like any other type of commercial real estate property type, the hotel
and motel industry has been hit with high mortgage-loan default rates
in the past few years. As a result, many lenders have shied away from
extending purchase, refinance or construction loans for hospitality
properties, regardless of their size. With limited construction and new
properties coming online in the past few years, new competition for
existing hotel and motel property locations has decreased.
3. Remodeling properties
Because it’s typically cheaper and more efficient to remodel existing
hotels and motels than to build brand-new properties, more hospitality
property owners have realized that it can be an exceptional investment
to upgrade their properties, which potentially increases their room
rates, annual net operating income and occupancy rates.
In many hotels and motels across the country, old boxy televisions are
being replaced with stylish flat-screen televisions, in addition to new
kitchenettes, wood floors and plantation shutters instead of shabby old
multicolored carpets and drapes. In addition, bars, restaurants and
pools are becoming more of the norm.
4. Internet and social media
Similar to homebuyers who typically begin their search for a new home
on the Internet, a higher percentage of travelers are searching for the
best travel bargains online first. Savvier travelers, young and old, are
beginning to pay attention to more of the travel bargains being offered
by hotel and motel owners with either little advance notice or a fair
length of notice.
In addition, more hospitality property owners are using various social
media websites (such as Facebook, Twitter and Pinterest) to attract
visitors. When travelers have a positive experience at these resorts,
they tend to share their thoughts with friends or acquaintances in the
social media world. For hotel and motel owners, this is just free
publicity. People are more likely to hold their friends’ opinions about a
hotel in higher regard than the opinion of a travel critic they’ve
never met before.
5. Improving indicators
Hotels’ average-daily rate (ADR) and occupancy rates have increased
steadily in the past few years, and that trend is expected to continue.
This year, the industry is expected to record a 1.4 percent increase in
occupancy to reach 62.2 percent, and gain 4.2 percent ADR to $110.61.
Revenue per available room (RevPAR) is expected to increase by 5.7
percent to $68.85, according to data from Smith Travel Research (STR).
In 2014, STR expects hotel occupancy to grow 1.3 percent to 63.1
percent, ADR to increase 4.6 percent to $115.73 and RevPAR to grow 6
percent to $72.97.
6. Better financing
Despite recent increases, interest rates remain at, or near, record
lows. It is not uncommon for hospitality property owners to qualify for
fixed-rate loans in the range of 4 percent to 5 percent, with much
longer loan terms and significantly lower mortgage payments.
In addition, flagged or franchised hotels have been easier to fund
because of the typically more professional management and marketing
efforts by their parent companies. Mom-and-pop motels and hotels also
may qualify for better loans today because of lower projected monthly
mortgage payments and the potential for improved net operating income.
Funding for hospitality properties also is available from various
sources — from government programs to private lenders. The U.S. Small
Business Administration’s 7(a) and 504 programs are attractive,
intriguing and viable loan options for hotel and motel property owners
who may or may not qualify with local community banks in urban and rural
regions. With the availability of different financing options, property
owners can have access to much higher leverage percentages, larger loan
amounts and significantly better interest rates.
Commercial mortgage brokers also can help owners get financing for
multiple properties at the same time with some of the more flexible
hotel- and motel-loan options. They also may look into available
cash-out options for new improvements and/or cash reimbursements that
can help increase their net monthly cash flow. Keep in mind, however,
that with the eventual increase in interest rates, today’s opportunities
may not last much longer.
As the economy continues to proceed on the recovery path, the
hospitality industry is expected to follow suit. After enduring the
challenging years of the recession and finally reaping the rewards of an
improving economy, vacations may be in order for many Americans. These
individual vacations and getaways are rebuilding and reinforcing the
recovery of the hospitality sector as it picks itself up from the
doldrums.
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