Hospitality is one of the biggest arenas in SBA lending — hotels and motels are operating businesses tied to real estate, and the 7(a) and 504 programs finance them heavily. Because the owner runs the property as a business, these deals satisfy SBA owner-occupancy, and a single loan can wrap the real estate, the going-concern business, FF&E, a franchise renovation, and working capital. Jaken Finance Group helps you get matched to hotel SBA financing and can bridge an acquisition when the deal can’t wait. Request commercial financing or call (833) 264-7776.
Why SBA fits hotels
A hotel is real estate plus an operating business plus a lot of FF&E, which maps cleanly onto SBA:
- SBA 7(a) — the common route for acquiring a hotel as a going concern: it can finance the business and goodwill, the real estate, FF&E, the PIP, and working capital in one loan up to $5M.
- SBA 504 — used when the deal is primarily real estate and fixed assets and the borrower wants a long-term fixed rate with about 10% down.
RevPAR is the language of hotel underwriting
Hotel lenders speak in three metrics, and you should present your deal in them:
- Occupancy — the share of rooms filled
- ADR (average daily rate) — the average price per occupied room
- RevPAR (revenue per available room) — occupancy × ADR, the single number that captures performance
Underwriters study RevPAR trend against the local competitive set (the “comp set”) to judge whether a property is gaining or losing share. A hotel with stable or rising RevPAR is a far stronger file than one bleeding share to newer competitors, even at similar revenue.
Flags and the PIP
Whether a hotel is branded (flagged) or independent changes everything. A flag brings reservation systems, loyalty demand, and standards — but also a Property Improvement Plan (PIP): the renovation the franchisor requires to meet brand standard, frequently triggered at acquisition or franchise renewal. The SBA loan must be sized to include the PIP, so an accurate scope and cost estimate is essential. Underestimate the PIP and the deal is under-funded; document it well and the financing is far smoother. Independent hotels avoid the PIP but must prove demand without a flag’s booking power.
Down payment, terms, and what raises the bar
Expect roughly 10%–20% down. Hospitality’s revenue volatility and special-use nature lead lenders to want more equity than a standard building — with the higher end for independents, first-time hoteliers, or big-PIP deals. Real estate amortizes toward 25 years; 7(a) pricing floats with prime (about 6.75% in Q3 2026) plus a capped markup. Operator experience carries real weight in this category. Confirm current terms at application.
A hotel SBA example
A buyer acquires a flagged limited-service hotel for $4.5M with a franchisor-required $700K PIP — new soft goods, lobby refresh, and exterior work due within the first year. The SBA 7(a) must be sized to include the PIP, so the financed amount reflects both the purchase and the renovation, with the buyer bringing roughly 15%–20% equity given hospitality’s risk profile. The file’s strength rests on RevPAR trend: the hotel has held its share against the local comp set for three years, and the flag’s reservation system supports stable occupancy. Now compare an independent motel at half the price — no PIP, but also no flag to drive bookings, so the underwriting leans entirely on the operator’s ability to fill rooms without brand demand. Both can be financed, but they’re different risk stories: the flagged deal trades a mandatory PIP for booking power and standards, while the independent trades renovation freedom for the burden of generating its own demand. Model the PIP accurately and present a clear RevPAR history, and a hospitality file becomes far more financeable than its reputation suggests.
When a hotel deal can’t wait
Hotel transactions move on the seller’s timeline, not the SBA’s 45–90+ day calendar, and a franchise PIP clock can add pressure. Jaken Finance Group can bridge the acquisition now, closing in days, and let the SBA loan take out the bridge once underwriting and the PIP scope are finalized — the bridge now, SBA later approach. For fast bridge and value-add hospitality scenarios, see our hotel & motel bridge financing.
The metrics behind a hotel deal
Hotel lenders benchmark a property against its STR report (or equivalent), which shows occupancy, ADR, and RevPAR relative to a defined competitive set — and, crucially, the property’s index: whether it captures more or less than its fair share of the market. A RevPAR index above 100 means the hotel outperforms its comp set; below 100 signals share loss that underwriting will probe hard. Acquisition prices are frequently expressed as a cost per key (price per room), which lets buyers and lenders compare deals across property sizes and against replacement cost. And for a flagged hotel, the PIP cost per room is a line every lender scrutinizes, since it must be financed alongside the purchase. Present a hotel deal with a clear STR history, a defensible cost per key, and a fully-scoped PIP, and a category with a risky reputation becomes financeable — the data does the persuading far more than optimism about the market.
Get matched for a hotel SBA loan
Buying, refinancing, or repositioning a hotel or motel? We’ll help you pursue the right SBA structure — PIP included — and bridge it if the deal is time-sensitive. Request commercial financing or call (833) 264-7776.
Program details: SBA — loan programs. Rates and rules change; verify current terms at application. Jaken Finance Group helps hoteliers get matched to SBA financing and can bridge time-sensitive hospitality deals.