Sleeping Value

What is your hotel really worth?

Sleeping Value is for hotel owners. A hotel earns every night, so its value comes from its profit, counted the way a buyer counts it. Tell us your rooms, rate and costs. See your value range in minutes, then see what could make it worth more.

Show me what it is worth

Seeing your value range is free. The full report is a one-time payment. No subscription.

  • Counted like a buyer your profit, with the management fee and the furniture set-aside a buyer adds
  • Math, not guesses every dollar figure is worked out by the program
  • Free to see your value range

Three steps

  1. See what it is worth

    Your value asleep: the range a buyer is likely to work from, with your reported profit turned into the profit a buyer counts.

  2. Wake it up

    How do I make it worth more? What a higher rate, a fuller house or lower costs would each add to the value, and a plan to start.

  3. Cash in

    When you are ready to sell: what a buyer will ask for, what to ask a broker, and how to think about selling now or waiting.

Tell us about your hotel

Your hotel

Your numbers, for a normal year

What you collect per room rented, on average. Room revenue divided by rooms rented.

The share of your rooms that are rented, over the whole year.

Food, parking, meeting rooms, laundry, vending. Leave blank if none.

Payroll, utilities, supplies, brand fees, insurance, property tax, and a manager's pay if you pay one. Do not include your mortgage, depreciation or income tax.

Your best guess in dollars. We take it off the value, because a buyer will. Leave blank if none.

Your goal

What is in the report

A value range
A low, middle and high value, and about what that is per room.
Your profit, the buyer's way
Your reported profit, then the management fee and furniture set-aside a buyer adds, and any renovation a buyer will deduct.
What each change is worth
A higher rate, a fuller house and lower costs, each one in dollars of value.
A wake-up plan
Four to six steps picked for your hotel, with three things to do for each.
A sale checklist
What a buyer will ask to see, with a tip for each item for your hotel.
Questions for a broker
What to ask a hotel broker, appraiser or buyer, and the mistakes to avoid.

Questions

Is this an appraisal?

No. It is an estimate for planning, made from the numbers you type and standard assumptions. A lender or a court will want a licensed appraiser. A real sale price depends on the market, the buyer, your loan and your records.

Are you a broker? Will you list my hotel?

No. Sleeping Value does not list, buy or sell hotels, and we take no commission. We help you know your number and be ready, so that you talk to a broker or buyer from a stronger place.

How is the value worked out?

From your profit. We take your revenue, subtract your operating costs, then subtract a management fee when you run the hotel yourself and a set-aside for furniture and equipment, as a buyer would. We divide that profit by a yield (cap rate) range for your kind of hotel. The program does all of this math, not the AI.

Where does the yield come from?

It is a planning range we set for each kind of hotel, nudged up a little for small or older hotels. It is an assumption, not a survey of recent sales. Your area and the day you sell can be different, and the report says so.

What do I get for free?

Your value range, your profit counted the way a buyer counts it, and what a buyer is likely to question. What each change is worth, the wake-up plan and the sale checklist unlock when you pay.

Can I change my answers after I pay?

Yes. You can change your answers and make the report again up to three times. The new report replaces the old one.

How long do you keep my report?

For 30 days after you unlock it, at a private link, so you can open and copy it again. Then it is permanently deleted and we do not keep it.

Is it for hotels outside the United States?

Sleeping Value is built for hotels in the United States and works in U.S. dollars.