Hospitality Investment Opportunities
Boutique Hotels in Florida
Independent and soft-branded hospitality with personality-driven design
Boutique hotels are smaller (typically 30–150 rooms), design-forward, and either independent or soft-branded (Curio, Autograph Collection, Tribute Portfolio). They command ADR premiums over generic flags and appeal to leisure travelers, content creators, and premium business travel. Excellent fit for creative owner-operators.
Typical Deal Size
$6M – $80M
Independent or soft-branded
Common Cap Rate
7.00% – 8.50%
ADR premium potential
Room Count
30 – 150
Intimate boutique scale
Boutique Hotel Property Formats
Full-Service Hotel
F&B, meeting space, high service levels. Institutional urban and airport product.
Limited-Service / Select
Brand flags like Holiday Inn Express, Hampton. Most active trading category.
Boutique Hotel
Independent or soft-branded. Personality-driven premium RevPAR potential.
Extended-Stay
Residence Inn, Homewood, TownePlace. Durable business travel demand.
Resort
Beachfront and destination resorts. Trophy-class, longest hold horizons.
Motel / Economy
Older exterior-corridor product. Value or redevelopment plays.
Boutique Hotel Investing: Pros & Cons
Hospitality is more operationally complex than any other CRE asset class — but offers higher yield and reinvestment optionality.
Why Buy
Highest Cash Yield in CRE
Limited-service and boutique hotels often yield 8–10%+ in-place cap rates.
Tourism Tailwind
Florida's visitor economy has rebounded fully from COVID and continues to grow.
Pricing Power
Hotel rates reset nightly — inflation captured instantly, unlike long-lease CRE.
PIP Reinvestment Upside
Property improvement plans refresh product and drive ADR gains.
Brand Flag Support
Major franchise brands bring reservation systems, loyalty programs, and marketing scale.
What to Watch
Operational Complexity
Hospitality requires active management, specialty accounting, and daily operations oversight.
High Fixed Costs
Labor and insurance are material cost lines with less flex than other CRE.
Brand PIP Obligations
Franchise agreements require periodic PIPs — underwrite reserve requirements.
Economic Sensitivity
Hotel demand is the most economically sensitive of any CRE asset class.
Insurance Cost Explosion
Florida hotel insurance has exploded — especially beachfront product. Underwrite carefully.
Who Boutique Hotel Is Best Suited For
Hotel Operators
Platform Builders
Management companies building multi-property flags across Florida.
Why It Fits
Direct operator acquisitions at scale.
Private Equity
Yield Seekers
PE firms with dedicated hospitality strategies targeting Sunbelt markets.
Why It Fits
Florida is the #1 target market for PE hotel capital.
Family Offices
Trophy Assets
Multi-generational wealth acquiring trophy Florida hospitality assets.
Why It Fits
Beachfront resorts and boutique hotels.
1031 Buyers
Fast-Close
Exchange buyers looking for yield and cash flow.
Why It Fits
Limited-service hotels offer clean 1031 execution.
Key Boutique Hotel Underwriting Metrics
Occupancy
65–75% stabilized occupancy for limited-service Florida hotels
ADR (Average Daily Rate)
$110 – $250+ for Florida limited-service; resorts much higher
RevPAR
ADR × Occupancy — the critical hospitality performance metric
Labor % of Revenue
28–38% for limited-service; 40–50% for full-service
FF&E Reserve
4% of revenue annually for furniture, fixtures, equipment replacement
Franchise Fees
10–14% of room revenue including royalty, marketing, and reservation fees
Browse Live Boutique Hotel Listings
Current boutique hotel properties for sale across Central Florida — live from Stellar MLS, no Crexi or LoopNet detour.
$32.00M
5995 W Irlo Bronson Memorial Hwy
Kissimmee, FL 34747
95,480 SF · 7.46 ac · Built 1984
Acreage & Unrec
MLS #O6386757, COLDWELL BANKER REALTY.
Listing provided by Stellar MLS
$24.60M
648 Poinsettia Ave
Clearwater Beach, FL 33767
18,412 SF · 1.1 ac · Built 1960
Mandalay Unit 5 Rep
MLS #TB8363396, VIEWPOINT REALTY INTERNATIONAL.
Listing provided by Stellar MLS
$17.00M
504 S Gulfview Blvd
Clearwater, FL 33767
20,700 SF · 0.89 ac · Built 1974
Columbia Sub 5
MLS #U8232488, VIEWPOINT REALTY INT'L INC.
Listing provided by Stellar MLS
$16.00M
22417 Hancock Ave
Punta Gorda, FL 33980
1.79 ac · Built 2027
Charles H Gross Sub
MLS #C7526617, NATIONAL LAND REALTY LLC.
Listing provided by Stellar MLS
$14.30M
345 Hamden Dr
Clearwater Beach, FL 33767
7,417 SF · 0.38 ac · Built 1955
Bayside Sub 2
MLS #TB8363784, VIEWPOINT REALTY INTERNATIONAL.
Listing provided by Stellar MLS
$13.65M
333 Hamden Dr
Clearwater Beach, FL 33767
10,314 SF · 0.39 ac · Built 1956
Bayside Sub 2
MLS #TB8363416, VIEWPOINT REALTY INTERNATIONAL.
Listing provided by Stellar MLS
Listings courtesy of Stellar MLS as distributed by MLS GRID. Data deemed reliable but not guaranteed.
Browse Active Listings
Boutique Hotel Deals on Major CRE Marketplaces
Want to see public hospitality listings? These marketplaces cover Florida hotels.
Crexi
Tech-forward CRE marketplace
Growing inventory of Florida hospitality listings.
LoopNet
Largest CRE listings network
The biggest pool of hotel listings in Florida.
HVS Brokerage
Hospitality specialist
Specialty hotel brokerage with institutional Florida inventory.
The best hotel deals trade through specialty hospitality brokers and off-market owner relationships. tell us what you're looking for.
Frequently Asked Questions
Boutique Hotel Investor FAQ
What's driving Florida hospitality demand?
130M+ annual visitors, the country's #1 theme park market in Orlando, year-round beach tourism, international gateway cities, and business travel recovery. Florida's tourism economy is the most durable in America.
How do I underwrite a hotel deal?
Focus on RevPAR trends (ADR × occupancy), market penetration vs competitive set, PIP reserve requirements, franchise fee structure, and conservative insurance underwriting. Hotels trade on NOI, not just cap rate — operating leverage matters enormously.
What's the difference between franchised and independent?
Franchised hotels operate under a brand flag (Marriott, Hilton, IHG) with access to reservation systems, loyalty programs, and marketing. Independent hotels offer more flexibility and higher operating margins but lose brand distribution. Most institutional hospitality is franchised.
Is This You?
Quick Fit Check
If you nod "yes" to three or more of these, Florida hospitality has a place in your portfolio.
You want the highest cash yield among major CRE asset classes.
You believe in Florida's durable tourism and business travel demand.
You have hospitality operating expertise or a trusted third-party manager.
You can underwrite insurance, PIP, and labor costs conservatively.
You want pricing power that resets nightly rather than long-lease structures.
See Available Boutique Hotels
Tell us your hospitality investment criteria and we will send you current Florida opportunities.