BreakThru Realty

Sell Your Hotel or Motel in Florida

Selling your hotel or motel in Florida? From independent motels to branded hotels, BreakThru Realty represents owners through pricing strategy, confidential marketing, qualified buyer outreach and the closing. We price the property from its operating history and its real estate, handle the franchisor and the property improvement plan early, and make sure your staff, guests and lender hear about the sale when you decide they should.

Palm trees over the balconies of a small hotel near the beach

Reviewed by Tyson E. Sam, Founder and Broker of Record, BreakThru Realty, Florida License 3565210

See If We Have a Buyer for My Hotel · (786) 914-1017

Your first step: Hotel Exit Strategy Review

Start With a Hotel Exit Strategy Review

A hotel sells as an income stream, a brand contract and a building at the same time, and its buyer may already be working with BreakThru Realty. Before anyone learns the property could be for sale, the review shows you what it would sell for, whether its location, room count, category and performance fit the requirements hotel investors have registered with us, and how the sale would run if none does.

What you receive

  • A private check of the hotel against the requirements registered hotel investors have given us, with no investor named
  • A valuation read three ways: net operating income at the capitalization rates buyers are paying, price per key, and the land and building
  • Occupancy, average daily rate and revenue per available room set against the competitive set
  • The franchise obligations, the property improvement plan a transfer could trigger and the capital items a buyer will price in
  • Sale structure options: the real estate and the operation together or apart, and how your ownership structure affects them
  • An estimate of your proceeds where the figures you share allow one

What happens next

  1. Tell us where the hotel is, how many rooms it has, its category and your timing. The financials come later, under a confidentiality agreement.
  2. The broker of record checks the hotel against the investor requirements on file and prepares a preliminary pricing view.
  3. We call within one business day to walk through it, in confidence.
  4. Nothing is listed, shared or announced unless you decide to sell.

Free and confidential. A broker's valuation is an opinion of market value for pricing and selling, not an appraisal; a lender orders its own. No buyer learns the name or address of your hotel without your consent and a signed confidentiality agreement.

See If We Have a Buyer for My Hotel · How a Florida hotel is valued

The Buyer for Your Hotel May Already Be Working With BreakThru Realty

Hotel investors who register with BreakThru Realty set out what they will buy: the markets, the room count, the hotel category and brand, the condition they will take on, the operating performance they need and the budget. Before your hotel is marketed, the broker of record checks it against those requirements, alongside its occupancy, average daily rate, revenue per available room and net operating income. A potential fit is discussed with you first, and nothing about the property reaches a buyer without your consent and a signed confidentiality agreement. If no registered investor fits, the review sets out how a blind profile reaches hotel buyers across Florida.

How Hotels Are Valued

Buyers and lenders look at occupancy, average daily rate and revenue per available room over at least three years, then at net operating income after management and a reserve for furniture, fixtures and equipment. The building's condition, the land and the location set the floor; the operating history sets the multiple.

The Franchise and the PIP

A flagged hotel carries a franchise agreement with a remaining term, and a sale usually triggers a property improvement plan the buyer has to fund. The franchisor must approve the buyer. The size of the PIP can move the price by more than a year of profit, so we get it quoted early and price the hotel around it.

Financing a Hotel Purchase

Hotel buyers use SBA 7(a) and 504 loans, conventional hospitality lenders and private capital. Lenders will want the STR or occupancy reports, the tax returns, the franchise agreement and the property condition report. Coastal properties add insurance and flood costs that buyers now examine closely.

Selling Quietly

Hotel staff and guests react to a rumoured sale like any other business. The property is marketed as a profile with its key numbers, and full information goes only to buyers under an NDA with proof of funds.

The Sale, Step by Step

The same process for a 20-room motel and a 200-room flagged hotel, confidential from the first conversation. A confidential consultation about the property, the operation, the brand and what you want from the sale. A preliminary pricing review of the trailing twelve months, the STR or occupancy history and the rate history against comparable hotels. The documentation a buyer and a lender will ask for: three years of financials, the franchise agreement and PIP, the property condition and capital history, insurance and flood, staffing and management. Underwriting of net operating income after a market management fee and an FF&E reserve, so the price survives the buyer's lender. Buyer identification, owner operators, hotel groups, private investors and funds matched to the property and approached one at a time. Confidential marketing as a blind profile, the full package only under NDA with proof of funds. Offers negotiated in writing on price, financing, deposit, due-diligence period, franchisor approval and the PIP. Then due diligence and closing: inspections, title, franchisor approval, licences, the STR audit, the appraisal and the closing statement, managed to the contract date.

Who Buys Florida Hotels

Owner-operators buying their first or next motel or inn with an SBA loan; regional and national hotel groups buying flagged limited-service hotels; boutique operators buying beach and Art Deco properties; family offices and funds buying resorts and portfolios; and redevelopers buying older motels for the land. The buyer the hotel is priced for decides how it is marketed.

Questions you may be asking

Will my staff, guests or franchisor find out?
Not from us. The review involves only you and the broker of record. If you sell, the hotel is marketed as a blind profile with its key figures and no address, full information goes only to buyers who have signed a confidentiality agreement and shown proof of funds, and the franchisor conversation is planned with you.
Do you already have a buyer for my hotel?
We say so only after a specific investor has reviewed the property and confirmed interest. The review first checks your hotel against the requirements investors have registered with us and tells you, in confidence, whether anything fits. Most hotels still sell through a confidential campaign to the wider buyer pool, and the review sets that out too.
What does it cost to sell a hotel?
The brokerage fee is negotiated and agreed in writing in the listing agreement before anything is marketed. The review itself costs nothing. Other seller costs, such as title, closing charges and documentary stamp tax on the deed, are confirmed by your closing agent.
Should I finish the property improvement plan before selling?
Sometimes. A completed plan widens the buyer pool, but it ties up capital and time. The review prices the plan early and shows the sale both ways, so you can decide with the figures in front of you.

See If We Have a Buyer for My Hotel

Tell us about the property: where it is, how many rooms (under 20 rooms to 200 rooms or more), whether it is independent hotel or motel, branded or franchised hotel, boutique hotel or inn, the brand or flag, whether you own the real estate, the operating business or both, your role, and when you are considering selling (as soon as possible, within 6 months, 6 to 12 months, exploring options). The broker of record checks the hotel against the investors registered with BreakThru Realty, with no buyer named; the financials come later, under NDA, in the valuation conversation. A hotel inquiry is confidential. Staff, guests, franchisors and lenders hear about a sale when you decide they should, not from a listing.

Broker of record direct: (786) 914-1017 · sales@breakthrurealty.com

Questions Owners Ask

What is my hotel worth?
It depends on the net operating income, the brand, the property improvement plan and the real estate. A confidential valuation reviews all of them and gives you a range.
Does BreakThru Realty work with hotel investors?
Yes. Hotel investors can register with the brokerage by market, room count, hotel category, brand, condition, budget and financing, and the broker of record handles hotel inquiries directly. When you ask, the broker checks your hotel against those requirements privately and tells you whether any registered investor fits, with no buyer named and nothing about the hotel shared until you agree.
Will my staff and guests find out?
Not from the listing. The property is marketed as a blind profile with its key numbers and no address, and full information goes only to buyers under NDA with proof of funds.
How long does it take to sell a hotel in Florida?
Typically four to nine months from listing to closing, longer where a franchisor has to approve the buyer and a PIP has to be agreed. Starting the franchisor conversation early keeps it off the critical path.
Can I sell my motel without the land?
Yes, if you lease the property to the buyer on terms long enough for their financing. Most hotels and motels are sold with the real estate, which widens the pool of buyers and lenders.
Do franchise hotels take longer to sell?
Usually, because the franchisor has to approve the buyer and the property improvement plan has to be agreed. Starting the franchisor conversation early keeps it off the critical path.
What does a business broker charge?
Brokers selling small businesses usually charge a success fee paid from the proceeds at closing, commonly quoted in the market at around ten percent of the price, often with a minimum fee; larger sales are usually priced on a sliding scale. BreakThru's fee is set out in writing in the listing agreement before you sign anything, and the valuation costs nothing.

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