Property type
Hotel loans, matched to your deal
A hotel loan finances an operating business as much as a building, because the income resets every night rather than sitting under a lease. That makes hospitality one of the most specialised parts of the market: lenders underwrite the operator, the brand affiliation and the trading history alongside the real estate, and programs that are comfortable with an established flagged property will often decline an independent asset outright.
- 5,000+loan programs screened
- 5–8matches on a typical deal
- $0 upfrontto submit and compare offers
- 0.50–1.00%broker fee, paid only at closing
Who is a hotel loan actually for?
Owners and buyers of select-service, full-service and extended-stay hotels, including acquisitions, refinances and property improvement work required under a brand agreement. It also covers conversions, where another building type is being turned into rooms, though those files behave more like construction than like a stabilised hotel purchase.
What do hotel lenders disagree about?
The operator and the flag. A branded property with a professional manager and a consistent trading record draws a materially different response from an independent hotel with the same revenue, because lenders read brand distribution and management depth as risk reduction. Programs also differ on how much trading history they require, on how they treat seasonality, and on how they handle a property with capital work outstanding under its brand agreement.
What should a hotel file include?
Trading statements with enough history to show a pattern rather than a moment, the management arrangement, the franchise or brand agreement and any capital work it requires, and a clear account of the market the hotel actually competes in. Where a property improvement plan is outstanding, its scope and cost belong in the file from the start, since it will shape both the structure and the timing of any offer.
How does getting matched actually work?
You describe the deal once — about five minutes — and it is screened against 5,000+ loan programs. Most deals return 5–8 matches, and the median first offer arrives in under an hour. There is $0 upfront; the fee is 0.50–1.00%, paid only at closing.
YieldStack is a commercial mortgage brokerage, not a lender. The rate, the leverage and the credit decision belong to the lenders competing for your deal; our job is making sure the right ones see it at the same time, so the terms you compare are real competition rather than one desk’s appetite.
What do lenders actually look at?
Every program weighs these in its own way — which is the argument for several quoting at once.
- Trading history, and whether it is long enough to show a pattern
- Brand affiliation and the terms of the franchise agreement
- Operator experience and the management structure
- Outstanding property improvement obligations and their cost
- The competitive set and demand drivers in the local market
Frequently Asked Questions
Do hotel lenders require a brand affiliation?
Many prefer one, because a flag brings distribution and operating standards. Independent hotels are financeable, but by a narrower set of programs and usually with more weight on the operator.
How much trading history do lenders want?
Enough to distinguish a trend from a good year, and the requirement varies between programs. A property with limited history is generally routed to bridge structures rather than stabilised hotel debt.
What is a property improvement plan?
Capital work a brand requires to keep or renew a franchise agreement. Lenders treat the cost as part of the deal, so it belongs in the file rather than surfacing later.
Can a hotel conversion be financed?
Yes, though it is underwritten closer to construction than to a hotel purchase, since the income being lent against does not exist yet.
Does seasonality hurt a hotel file?
Not by itself. Lenders expect it in most markets and test whether the annual pattern supports the payment through the trough as well as the peak.
Is extended-stay underwritten differently?
Often, because longer guest stays produce steadier occupancy and a lower operating cost base. Some programs treat it as its own category with its own appetite.
Is YieldStack a lender?
No. YieldStack is a commercial mortgage brokerage, not a lender. Every term sheet comes from a lender in the network and is subject to that lender's underwriting.
Does it cost anything to see terms?
No. It costs $0 upfront to submit a deal and review offers; YieldStack's broker fee is 0.50–1.00% of the loan amount and is paid only at closing.
Is financing guaranteed?
No. Every credit decision is made by the lender; YieldStack arranges the introductions and negotiates on the borrower's side, and no loan, rate, or closing is guaranteed.
Next step
One deal.Several lenders.
YieldStack is a commercial mortgage brokerage, not a lender.