| Hotel Name | Rooms | Opened | Tier | Product | Distance | Status |
|---|---|---|---|---|---|---|
| Homewood Suites Dallas Frisco | 117 | 2008 (Reno 2016) | Upscale | Extended Stay | <1 mi | KEEP |
| Staybridge Suites Plano Frisco | 101 | 2015 | Upscale | Extended Stay | ~2 mi | KEEP |
| Residence Inn Dallas Frisco | 150 | 2019 | Upscale | Extended Stay | ~2 mi | KEEP |
| Residence Inn Plano/The Colony | 102 | 2009 | Upscale | Extended Stay | ~6 mi | WATCH |
| Home2 Suites Dallas Frisco | 122 | 2012 | Upper Midscale | Extended Stay | <1 mi | WATCH |
| Hotel Indigo Frisco | 110 | 2017 | Upper Upscale | Boutique | <1 mi | REMOVE |
Issue: Wrong product type - boutique hotel vs extended stay
Impact: Artificially inflates subject's RGI since boutique competes on different metrics
Concern: Distance of ~6 miles is borderline for suburban market
Recommendation: Consider replacing with closer competitor
Concern: Tier mismatch - Upper Midscale vs Upscale subject
Recommendation: Keep for now but recognize it pulls down compset ADR
Rationale: These three hotels are excellent direct competitors - same tier (Upscale), same product type (extended stay all-suite), appropriate distance, and similar vintage.
| Hotel | Tax TTM RevPAR | vs Subject | Notes |
|---|---|---|---|
| Hyatt House Dallas Frisco (Subject) | $95-96 | - | Baseline |
| Residence Inn at Cascades (The Colony) | ~$89 | -7% | Lower RevPAR - different submarket |
| Hilton Garden Inn Frisco | $95-97 | +1% | Very similar RevPAR - good potential comp |
| Drury Inn & Suites Frisco | ~$83-84 | -13% | Lower tier (Upper Midscale) - not recommended |
| Hotel | Rooms | Distance | Tier | Tax TTM RevPAR | Rationale |
|---|---|---|---|---|---|
| Hilton Garden Inn Frisco | ~150 | ~1 mi | Upscale | $95-97 | ADD Verified similar RevPAR, same tier |
| Courtyard Dallas Frisco | ~150 | ~2 mi | Upscale | TBD | CONSIDER New 2024, Marriott select service |
| Aloft Frisco | ~120 | <1 mi | Upscale | TBD | CONSIDER Same Parkwood Blvd corridor |
Note: No Hyatt Place exists in Frisco. The other Hyatt in market is Hyatt Regency (Full Service, Upper Upscale) - not a suitable comp.
The current compset for Hyatt House Dallas Frisco is moderately valid but contains one significant issue: Hotel Indigo Frisco is a boutique hotel that does not compete for the same guest base as an extended-stay property.
Extended-stay hotels serve guests needing kitchen facilities for stays of 5+ nights, while boutique hotels cater to transient leisure travelers seeking unique experiences. The subject property's RGI of 101.4 may be slightly inflated due to this mismatch.
Recommendation: Remove Hotel Indigo and consider adding Hilton Garden Inn Frisco (verified TTM RevPAR of $95-97, nearly identical to subject) for a more accurate competitive comparison.