Boston Hotel Market 2026
The Hotelier Times · Markets Desk
Boston’s urban core and Cambridge remain among the strongest U.S. lodging markets on rate, even as broader-metro occupancy softened in 2025. Meet Boston / Pinnacle put full-year 2025 Boston occupancy at 77.3%, ADR $301.97 and RevPAR $233.54. CoStar’s wider metro sample printed lower absolutes (72.5% / $232.51 / $168.60) — the two samples are labeled separately and are not combined. Largest recent single-asset closes: Hilton Back Bay $171 million (390 keys, Apr 2024) and Courtyard Downtown $123 million (315 keys, Jan 2025). Every figure below is linked to its source.
By Nathan Snyder, Editor, The Hotelier Times
Last updated: October 31, 2026. Refresh as new Meet Boston / Pinnacle monthly tables, CoStar metro extracts, and hotel sales are published.
Latest news about Boston
- Pebblebrook’s Boston Hotels Grow Q3 EBITDA by $2.7M Pebblebrook’s Boston hotels added $2.7M of Q3 hotel EBITDA, with all five properties contributing, CFO Martz said on the Oct. 30 call.
- EOS Pays $58.4M for Boston Hyatt Centric Faneuil Hall EOS Investors paid $58.4M for Boston’s 163-key Hyatt Centric Faneuil Hall, per a Suffolk deed cited by Banker & Tradesman.
Boston hotel market at a glance
Two measurement tracks matter and must not be mixed without labels:
- Meet Boston / Pinnacle Advisory Group — Boston (core / city) monthly and year-end Occ / ADR / RevPAR. FY 2025: 77.3% / $301.97 / $233.54. Meet Boston / Pinnacle
- CoStar Group (via Wronka Ltd.) — broader Boston metro (~63,000 rooms). FY 2025: 72.5% / $232.51 / $168.60. CBD/Airport submarket alone runs closer to Meet Boston (77.1% / $298.92 / $230.55 trailing-12). CoStar via Wronka
High barriers keep new supply modest. CoStar Mar 2026: about 1,424 rooms under construction (~2.3% of inventory). Hynes Convention Center multi-year renovations have displaced group demand (MCCA attendees cited under 700,000 in 2025 vs 830,000+ in 2019).
2025: flat-to-soft RevPAR depending on the sample
Meet Boston / Pinnacle (Boston city sample): FY 2025 occupancy 77.3% (vs 77.2% in 2024), ADR $301.97 (vs $301.20), RevPAR $233.54 (vs $232.67) — essentially flat / slightly up. Meet Boston / Pinnacle
CoStar broader metro: FY 2025 occupancy 72.5% (−2.0% YoY), ADR $232.51 (flat), RevPAR $168.60 (−2.0%). Luxury & upper-upscale class held up better (RevPAR $225.74, +0.9%). CoStar via Wronka
Peak month 2025 (Meet Boston): October occupancy 87.8%, ADR $386.46 (RevPAR HT-calc ~$339.31 from published Occ × ADR). Meet Boston
Meet Boston city absolutes and CoStar metro absolutes are separate samples and are not combined into a single “Boston” figure. CBD/Airport CoStar submarket aligns closer to Meet Boston — each sample stays labeled.
2026: America 250, FIFA, soft January start
CoStar forecast (Mar 2026 extract): full-year 2026 metro occupancy 72.3%, ADR $238.42, RevPAR $172.46 (+2.3% RevPAR), citing America 250 and seven FIFA World Cup 2026 matches at Gillette Stadium. CoStar via Wronka
Pinnacle HSMAI forecast (Mar 9, 2026): Boston/Cambridge RevPAR growth ~3.5% for 2026 — higher than CoStar’s +2.3%. Both are outlooks, not realized; keep both. Pinnacle HSMAI
YTD Jan 2026 (CoStar): occupancy 50.8%, ADR $161, RevPAR $82 (−2.1% RevPAR) — seasonal January trough. CoStar
Supply: The Atlas (246 keys) opened late January 2026 in Allston. Strider Curio (170) targeting 2027. Seaport 438-key third hotel approved February 2026 (no open date yet).
Monthly / period tracker
Each row is labeled by sample. Meet Boston / Pinnacle (city) and CoStar (metro / submarket) are separate series.
| Period | Geography / sample | Occ | ADR | RevPAR | Source |
|---|---|---|---|---|---|
| FY 2024 | Boston city | 77.2% | $301.20 | $232.67 | Meet Boston / Pinnacle |
| FY 2025 | Boston city | 77.3% | $301.97 | $233.54 | Meet Boston / Pinnacle |
| Oct 2025 | Boston city | 87.8% | $386.46 | ~$339.31* | Meet Boston (*HT-calc Occ×ADR) |
| FY 2024 | Boston metro | 74.0% | $232.52 | $172.11 | CoStar |
| FY 2025 | Boston metro | 72.5% | $232.51 | $168.60 | CoStar |
| T12 ~Jan 2026 | CBD/Airport | 77.1% | $298.92 | $230.55 | CoStar |
| T12 ~Jan 2026 | Cambridge/Waltham | 74.6% | $226.50 | $168.96 | CoStar |
| YTD Jan 2026 | Boston metro | 50.8% | $161 | $82 | CoStar |
| 2026 FY forecast | Boston metro | 72.3% | $238.42 | $172.46 (+2.3%) | CoStar forecast |
| 2026 RevPAR outlook | Boston/Cambridge | — | — | ~+3.5% | Pinnacle HSMAI forecast |
Performance by hotel class / submarket
CoStar Mar 2026 class and submarket breaks:
- Luxury & Upper Upscale FY 2025 RevPAR $225.74 (+0.9%)
- Upscale & Upper Midscale RevPAR $140.55 (−3.8%)
- Midscale & Economy RevPAR $72.20 (−14.2%)
- CBD/Airport remains the RevPAR leader (~$70 above Cambridge/Waltham on a typical trailing basis)
CoStar via Wronka
Hotel pipeline 2024–27
Metro under-construction aggregate ~1,424 rooms / 17 hotels as of Mar 2026 CoStar extracts (~2.3% of ~63k-room inventory). CoStar
| Hotel / project | Keys | Brand / owner | Status | Source |
|---|---|---|---|---|
| The Atlas (Allston / Harvard ERC) | 246 | Independent / Highgate; Tishman Speyer + Harvard | Opened Jan 2026 | Atlas PR |
| citizenM Boston Back Bay | 399 | citizenM (Marriott) | Opened mid/late 2024 | Hotel Dive / CoStar |
| Raffles Boston | 147 | Raffles (Accor) | Opened Sep 2023 | Accor |
| Strider Hotel (180 Guest St) | 170 | Curio Collection by Hilton / NB Development | UC; target 2027 | B&T / CoStar |
| GHIG Seaport third hotel | 438 | Brand TBD / GHIG–DGH JV | Zoning approved Feb 2026 | GHIG PR |
| Stanhope (39 Stanhope St) | ~300 | TBD / H.N. Gorin | Final design / financing | B&T |
| Ascend Collection (Hamilton Pl) | 80 | Ascend / City Realty | UC; target Jun 2027 | CoStar |
| Cambria Logan Airport | 124 | Cambria | UC; target Jun 2026 | CoStar |
Landmark hotels
Hilton Boston Back Bay — 390 keys; sold $171M ($438k/key) Apr 2024, Ashford → Certares/Belcourt (JLL).
Courtyard Boston Downtown — 315 keys; sold $123M ($390.5k/key) Jan 2025, Ashford → Seaview (JLL / market reports).
The Atlas — 246 keys; opened Jan 2026, Allston / Harvard ERC (Tishman Speyer / Highgate).
Raffles Boston — 147 keys; first North American Raffles (Sep 2023).
citizenM Boston Back Bay — 399 keys; opened 2024; brand acquired by Marriott Apr 2025.
Club Quarters Boston — 178 keys; CMBS foreclosure exit 2024 → Arch & Devonshire LLC.
Recent Boston hotel sales
Disclosed 2024–2025 trades below. Where sources disagree on price, the difference is labeled — not averaged. Club Quarters ~$75M is a reported contract price; the deed price is not confirmed in free sources.
| Closed | Asset | Keys | Buyer | Price | $/key | Source |
|---|---|---|---|---|---|---|
| Apr 2024 | Hilton Back Bay | 390 | Certares/Belcourt | $171M | $438k | JLL / Ashford |
| Dec 2024 | Club Quarters Boston | 178 | Arch & Devonshire | ~$75M contract (deed ND) | ~$421k | Bisnow / Morningstar |
| Jan 2025 | Courtyard Downtown | 315 | Seaview (market reports) | $123M | $390k | JLL / Ashford |
| May 2025 | Courtyard Copley Square | 81 | Crystal Creek | $50M | $617k | CoStar/Wronka |
| May 2025 | Freepoint Cambridge Tapestry | 121 | JNR Management | $30M | $248k | CoStar/Wronka |
| Aug 2025 | The Boxer | 80 | Eurostars | $23.6M | $295k | JLL |
| Dec 2025 | Courtyard Cambridge | 216 | LeFrak | $50M | $231k | CoStar/Wronka (Eastdil) |
Investment volume 2025: CoStar capital-markets narrative $450.4M (−17.5% vs $546.1M in 2024); same report’s sales appendix table shows $468.4M across 23 deals — both figures are shown, not averaged. Sonesta Lowell Chelmsford traded twice in 2025; both sales appear in the table and are not double-counted in the narrative total.
Investment volume and distress / capital context
| Item | Figure | Source |
|---|---|---|
| Club Quarters Boston CMBS | Part of $275M senior + $61M mezz four-hotel portfolio; SS since 2020; Boston foreclosure Feb 2024; ~$75M contract (deed ND); $45M Seven Hills bridge to Arch & Devonshire (Dec 2024) | Bisnow; The Real Deal; Morningstar |
| 2025 Boston hotel sales volume | $450.4M narrative / $468.4M table — both kept | CoStar/Wronka |
| Trepp lodging SS rate (national) | Lodging special servicing 9.58% Mar 2026 | Trepp CMBS SS Report Mar 2026 |
Beyond the resolved Club Quarters case, no public roster of active Boston hotel CMBS special-servicing transfers for 2025–Oct 2026 was located in free sources used for this page.
Visitors and demand drivers
- Visits 2025: 8.8 million (−3% vs 9.1M in 2024) — Tourism Economics via CoStar/Wronka.
- Travel spend 2025: $9.79 billion (−0.2%).
- 2026 events: America 250 / Sail Boston; FIFA World Cup seven matches at Gillette Stadium.
- Hynes renovations: multi-year phased closures; group occupancy pressure cited across CoStar extracts.
Top owners, operators and brokers
Public-source short list (not a featured-partner roster):
Brokers: JLL (Hilton Back Bay, Courtyard Downtown, The Boxer, Club Quarters financing); Eastdil Secured (Courtyard Cambridge); CBRE (enVision Everett); Berkadia (Freepoint).
Owners / operators: Ashford (seller); Certares/Belcourt; Seaview; Eurostars/Hotusa; LeFrak; Crystal Creek; Laxmi; Jamsan; Giri; Highgate; GHIG / DGH.
Lenders / distress: Seven Hills Realty Trust; CWCapital (Club Quarters special servicing).
Boston hotel market FAQ
What is hotel occupancy in Boston?
Boston city hotels ran 77.3% occupancy in full-year 2025 (Meet Boston / Pinnacle). CoStar's wider metro sample, about 63,000 rooms, ran 72.5%.
What is the average hotel room rate in Boston?
Boston city ADR was $301.97 in 2025 with RevPAR of $233.54 (Meet Boston / Pinnacle). CoStar's metro sample showed ADR of $232.51 and RevPAR of $168.60.
When are Boston hotels busiest?
October is the peak: in October 2025 Boston city occupancy reached 87.8% at an ADR of $386.46 (Meet Boston).
What are the biggest recent hotel sales in Boston?
The largest recent single-asset closes are the Hilton Back Bay at $171 million (390 keys, April 2024) and the Courtyard Downtown at $123 million (315 keys, January 2025). In October 2026, EOS Investors paid $58.4 million for the 163-key Hyatt Centric Faneuil Hall.
How many hotel rooms are under construction in Boston?
CoStar counted about 1,424 rooms under construction in March 2026, about 2.3% of inventory.
What new hotels opened in Boston in 2026?
The 246-key Atlas in Allston opened in January 2026, and a 438-key third Seaport hotel received zoning approval in February 2026.
Sources and methodology
We use published figures only. All money figures are USD. Meet Boston/Pinnacle (city) and CoStar (metro) samples are labeled separately and never blended. Conflicting figures (2025 investment volume $450.4M vs $468.4M; Pinnacle ~3.5% vs CoStar +2.3% 2026 RevPAR outlook) are kept side-by-side. Monthly RevPAR marked “HT-calc” = published Meet Boston Occ × ADR. Club Quarters ~$75M is a contract price; deed ND.
- Meet Boston hotel statistics (Pinnacle)
- CoStar / Wronka Boston Hospitality Market (5 Mar 2026)
- CoStar / Wronka Boston Capital Markets (5 Mar 2026)
- Pinnacle HSMAI Boston Lodging Forecast 2026
- JLL — Hilton Back Bay $171M
- JLL — Courtyard Downtown $123M
- JLL — The Boxer / Eurostars
- Bisnow — Club Quarters foreclosure sale
- Atlas Hotel opening PR
- GHIG Seaport hotel zoning
- Banker & Tradesman — construction lull
- CSV companions in
markets/boston/