Win a Free Night in Lancaster, PA!


Simply go to the following link and watch the video to enter the FREE ROOM contest: TRU by Hilton Lancaster, PA

Good luck!

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All Springwood Hotels Earn Awards. Again.

TA Generic Cert of Excellence

Every Springwood hotel open a full twelve months once again earned the coveted TripAdvisor Certificate of Excellence award. This is one of the most difficult industry awards to earn, because it is the direct result of guest feedback on the massive TripAdvisor interactive website.

It is remarkable that every one of our hotels has been able to achieve this honor from consistently, for several years in a row.

The Certificate of Excellence is awarded annually to hotels that consistently receive Very Good and Excellent reviews. You may have noticed this designation before either on TripAdvisor listings (shown next to a company ranking) or have seen a sticker at one of your favorite local businesses. To get the TripAdvisor Certificate of Excellence Award, businesses must:

  1. Maintain Very Good and Excellent reviews (a 4 out of 5 rating)
  2. Receive a minimum number of reviews (the exact amount is part of the secret algorithm)
  3. Have been on TripAdvisor for at least 12 months

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Hotel Values in U.S. to Remain Stable for 3 Years: HVS

This is a reprint of an article by Jeff Weinstein in Hotels magazine online on 6/7/2017:

HVS’ Hotel Valuation Index (HVI) Overview Report on 38 U.S. markets and the nation was released this week, indicating which market areas are experiencing positive valuation trends and, thus, may present good investment opportunities.

Here is the overview in a nutshell:

  • Values in most U.S. markets are expected to remain generally stable for the next three years.
  • If you are looking to the market to deliver value appreciation, be prepared to wait eight to 10 years. For the next several years, ROIs will be driven by property related strategies, not by overall market appreciation.
  • New supply is not a significant risk in most markets because supply is being absorbed; construction financing is becoming more challenging; and entrepreneurial incentives have been declining for the past couple of years.
  • It is still unclear how the current administration’s policies will affect labor availability, interest rates, and corporate taxes, among other variables. These will all influence hotel values.
  • Cap rates have increased slightly.
  • Seattle, Portland and Denver have more limited potential for value appreciation due to significant new supply.
  • Cleveland, Wilmington, Delaware, and other tertiary markets have the potential for the most near-term value appreciation because of a small development pipeline. Houston is also recovering from its valuation decline caused by low oil prices.
  • New York is still one of the top-performing markets in the country, showing resilience in demand and occupancy; however, rates and profitability are anticipated to be challenged until 2020. RevPAR is expected to be recovered by then. Large supply increases are getting absorbed and are expected to continue, but it is having a negative impact on rate. Tourist arrivals remain at an all-time high. Values are expected to remain stable. Cap rates remain between 5% and 6%, and in the low single digits for luxury properties.
  • Major gateway cities are still very attractive for international buyers.

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York County Tourism Grant Committee Announces First-Ever Round of Awards

The York County Tourism Grant Committee announced Wednesday that it awarded more than $800,000 to 18 projects selected as the first-ever recipients of York County Tourism Grants.
After receiving more than 60 applications totaling more than $10 million in requests, the Committee chose recipients based upon a project’s ability to boost tourism in York County, while tapping into industry trends and maximizing economic impact through overnight stays, said Eric Menzer, Chair of the Grant Committee and President of the York Revolution.
“Today we’re funding an array of innovative projects that represent a broad range of ideas to grow tourism and enhance the visitor experience in York County,” Menzer said. “When we started this journey, we said we wanted projects that would make the greatest impact, and the Committee believes the first class of recipients has set a high bar for future awards.”
Grants will be awarded to the following organizations:
  • Military Vehicle Preservation Association: $32,000 to bring the International Convention of the Military Vehicle Preservation Association to York
  • Mason-Dixon Business Association: $2,500 for Discover Delta and the marketing of recreation, history, shops and restaurants
  • Red Lion High School Student Council: $10,000 to assist with the hosting of the 2017 PA Association of Student Councils State Conference in York
  • York County Rail Trail Authority: $100,000 to complete the Northern Extension of the Heritage Rail Trail*
  • YWCA York: $7,861 for the YWCA York’s Synchronized Swimming Meet
  • York Expo Center/York Fair: $66,000 for the York Agricultural Society Action Plan for the Future*
  • York Expo Center/York Fair: $55,350 to host the AAU Middle Atlantic Wrestling Association’s Eastern National Wrestling in 2019 and 2020*
  • York Expo Center/York Fair: $30,000 for Wi-Fi upgrades at the York Expo Center
  • We Build You Play Sports Group: $45,000 for the York Invitational volleyball competition
  • Borough of Spring Grove: $13,000 to create the Smoke in the Grove BBQ Competition
  • Bailey Leasing, Inc.: $5,250 for a York County Promotional Motorcoach
  • Steam Into History: $40,000 for an additional coach to expand operations
  • YMCA of York and York County: $40,000 for improvements to the Graham Aquatic Center for competitive swim events
  • City of York: $225,000 for Memorial Park softball field improvements*
  • Main Street Hanover: $50,000 for Downtown Tourism Development Program
  • Hanover Area Historical Society: $5,000 to market the Carriage House Museum
  • Susquehanna Heritage: $50,000 for Susquehanna Riverlands – Zimmerman Center hour expansion and destination marketing
  • York County History Center: $50,000 for Tourism Asset Development for the new York County History Center
*Indicates multi-year grant
In addition to the $826,961 that will be distributed to these 18 projects, the committee has also reserved $100,000 for a York County branding initiative between the York County Community Foundation and Downtown Inc.
“The grant program has always stressed the importance of collaboration. Upon receiving multiple applications seeking funding for a York County branding initiative, we decided to schedule a meeting with the various organizations to work toward that goal in a cohesive way,” Menzer said.
“I also have to say that this was incredibly difficult,” Menzer added. “It’s very clear that there was huge pent-up demand for this program. I assume some of the applicants will hone their ideas and apply again in the next round or next year. Fortunately, with a predictable funding source we will be able to have this kind of impact every year for the foreseeable future.”
Wednesday’s grant awards are the culmination of years of lobbying that resulted in a 2016 state law allowing York County and more than 50 other counties to further invest in local tourism through their hotel room tax rate.
York County Commissioners were the first in the state to take advantage of the new law when they raised the local hotel room tax rate from 3 percent to 5 percent last spring. The new rate went into effect in July, with 33 percent of all room tax revenue now dedicated to the grant program. 
After receiving applications in February, the Grant Committee spent more than two months reviewing them before reaching a decision. The York County Convention & Visitors Board of Directors ratified the Committee’s selections May 4.
“The Board thanks the Grant Committee for its diligence and dedication to funding projects that will draw more people to York County and enhance their experience while they’re here,” said Liz Winand, Chair of the YCCVB Board of Directors. “This is a wise investment of the York County hotel room tax and a sign that our already flourishing tourism industry has even greater days ahead.”
The York County Tourism Grant Program will open for a second round of smaller awards starting July 10. The maximum grant request will be $10,000. Approximately $60,000 is available.
As was the case for the first round, all grant applicants must provide a 25 percent cash or in-kind match. The Grant Committee will announce Round 2 recipients by October 12.
The timetable for the next round of large grants will be similar to this year, with an application period opening in early 2018 and awards by June.
Questions about the application process may be directed to the York County CVB.
In addition to Menzer, the York County Tourism Grant Committee is comprised of State Representative Kate Klunk, York County Commissioner Susan Byrnes, York County Economic Alliance President and CEO Kevin Schreiber, RKL Partner and YCCVB Board Member Rob Berkebile, Springwood Hospitality CEO Dave Hogg and Hanover Area Chamber of Commerce Marketing and Public Relations Director Katy King.
The York County Convention & Visitors Bureau’s Mission is to maximize tourism expenditures and their economic impact in York County, PA, through comprehensive tourism sales and marketing programs. The York County CVB’s Vision is for a York County where tourism is recognized for the value of its economic impact and its role in raising the profile of York County as a sought-after destination. For more information on the York County Convention & Visitors Bureau, call 1-888-858-9675 or visit

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Millennials Drive Record U.S. Hotel Occupancy

U.S. hotel occupancy in the first quarter of 2017 was the highest ever on record at 61.1% according to STR Global, the industry’s data-keeper. This prompted Mark Woodworth, senior managing director and head of lodging research at CBRE Hotels, to say, “On the surface, it seems that a quarter of weak GDP growth does not mean that much.”

Millennials value experiences in the same way that their parents valued things. This shift is fueling a noticeable increase in experiential leisure travel. I am personally convinced that the strong performance of the U.S. hotel industry, despite the meteoric rise of AirBNB and other non-traditional competitors, is due to this significant cultural shift among millennials. They now comprise the largest guest demographic for both Hilton and Marriott products.

I don’t know what this means for the future – no one does – but I wanted our readers to be aware that the hotel industry as a whole is doing quite well, even in a quarter with less than 1% GDP growth.

by Dave Hogg               May 3, 2017

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Good Times Roll for Some Hotels


This headline may be confusing, depending on what you read and how you process the information. Nationally, the hotel market is softening from its multi-year charge that has caused it to surpass its record 2007 RevPAR levels. That’s not soft in my book. But the growth rate is declining, and that’s called “softening” in Wall Street terms.

Some individual markets have become saturated with new product, and the revenue of every hotel in those markets is affected. I see this coming soon in certain areas where we have been looking, and we’re running away from those markets. No doubt those locales will temporarily see be a decline in RevPAR as three, five, or even more new hotels open within 18 months of one another.

RevPAR has declined in energy-sector-dependent locales such as Austin, TX (dramatic) and Pittsburgh, PA (not as dramatic). This is why Springwood has always sought locations in high barrier-to-entry markets with diverse economies. We’ve never chased the fracking boom even though it would have been an easy play given our Pennsylvania location. Now, we and our investors are glad that Springwood had restraint. Those markets will eventually rebound, but we don’t enjoy roller coasters of that sort.

So, what about the headline of this article? Simply stated, Springwood’s focused approach to hotel development works. As of today, we have seven hotels open (two of them have been open less than a year). In our offerings we tell prospective investors that we anticipate distributing cash TWICE a year: within a month after the end of the second and third quarters of every year. Hotels are a seasonal business, and those are times of year when we can readily predict that we’ll have cash to distribute.

This year, six of our seven hotels are distributing cash to investors at the end of the first quarter, as well. The skinniest of these distributions is $50,000; several are many times that figure. That’s when you know it’s been a good winter!

We never promise these “spring” distributions, but we’re delighted when we can do it. This is the first time in our history that so many of our properties have been able to make a spring distribution. Let the good times roll.

by David Hogg April 26, 2017

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Extended-Stay Hotel Performance Varies Widely by Location

This is a follow-up to my last two posts about how schizophrenic local U.S. hotel markets are right now.  Some are booming, and others are not.

Highland Group performs nearly all of our feasibility studies.  They are the authority on the Extended Stay segment of the U.S. hotel industry.  The following summary of their most recent quarterly study of the industry confirms that “the industry” is either great, poor or somewhere in between, depending on the local market:

“The Highland Group’s much anticipated annual report on the US extended-stay hotel industry for 2017 is now hot off the press. This year two reports and a subscription option are available. The US Extended-Stay Lodging Market report covers the US and the 100 Largest Markets report features the nation’s 100 largest Metropolitan Statistical Areas (MSAs). Major results for extended-stay hotels include:

  • Room nights available up 6.2% compared to 2015
  • Room night demand up 5.4% over the last year
  • Rooms under construction at record high
  • Average rate up 4.2% compared to 2015
  • RevPar up 3.5% over last year
  • Double-digit RevPar growth in 13 MSAs
  • RevPar declines in 24 MSAs
  • Double-digit supply growth forecast in more than one third of MSAs in 2017
  • No supply growth expected in more than 30 MSAs in 2017″

What’s not obvious in this summary is that it only include the nation’s top 100 markets.  That includes ONLY larger markets, such as Harrisburg, PA and Frederick, MD for instance; but it ignores the markets, such as York and Lancaster, PA where most of OUR hotels are located.  The advent of Hilton’s robust Home2 Suites brand is disrupting the extended-stay segment in these smaller markets that are not included in the Highland study.

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