Los Angeles Hotel Market 2026: Occupancy, ADR, RevPAR, Sales, Wage Rules and Olympics

Los Angeles’s hotel market in 2026: Tourism Marketing District hotels ran rate-led through September, a FIFA World Cup that lifted match-day ADR to about $244, and a structural labor-cost reset under the Citywide Hotel Worker Minimum Wage Ordinance after a failed referendum. This page tracks LA Tourism / STR and labeled CoStar periods, Atlas County sales with price per key, the 14% transient occupancy tax and defeated Measure TT, home-sharing rules (registration and day caps only), the official Office of Wage Standards Olympic wage schedule, the thin pipeline into LA28, and demand drivers from LAX, conventions and mega-events.

Last updated: October 30, 2026 · Refresh as new LA Tourism TMD / STR, Wages LA charts and transaction disclosures land. Byline: Nathan Snyder, Editor.

2026 performance at a glance

Jan–Sept 2026 — LA Tourism Marketing District hotels (STR via LA Tourism): occupancy 74.5% (+1.8 points from 72.7%), ADR $219.53 (+7.2% from $204.77), RevPAR $163.52 (+9.8% from $148.92), room nights sold 7.5 million (+2.6%). TMD geography is not identical to a metro CoStar “Los Angeles” cut (Discover LA / LA Tourism, Oct. 30, 2026). Hotel Guru / Kalibri Labs September monthly figures are not used on this page.

First half 2025 (CoStar via The Real Deal): occupancy 72.3%, ADR $197.01, RevPAR $142.46 (+4.3%) — early-year lift partly attributed to January 2025 wildfire displacement; summer later cooled (TRD, Jul. 23, 2025). Q3 2025 (Matthews / CoStar): 70.3% / $194.12 / $136.51 (Matthews). Through November 2025 trailing synthesis (Hotel Online): about 71.6% occupancy and $196 ADR with RevPAR −0.4% YoY — not a CoStar full-year press trio.

World Cup match days Jun. 11–Jul. 25, 2026 (CoStar via Bisnow): ADR about $244 (+23%), RevPAR $178.65 (+25%), occupancy about 73% (+2%) — a rate event more than a fill event (Bisnow, Aug. 4, 2026).

Pebblebrook same-property Los Angeles — Q1 2026 (three months ended Mar. 31, 2026): LA RevPAR +31.5% YoY; LA occupancy 74.6% (+>16 percentage points YoY). Label these as Q1 2026, not Q3 (Pebblebrook Q1 2026 release; SEC exhibit).

Visitors 2025 (LA Tourism / Tourism Economics, Jul. 29, 2026): 49.5 million visitors; $42.6 billion business sales; more than 530,000 Visitor Industry jobs in LA County.

TOT, home-sharing and the Olympic wage schedule

City of Los Angeles transient occupancy tax remains 14% (LA Office of Finance). Proposition TT (June 2, 2026), which would have raised TOT to 16% through 2028 then 15%, was defeated — Yes 364,855 / No 409,260 (City Clerk certification).

Home-Sharing (effective Jul. 1, 2019): short-term rental ≤30 consecutive days is limited to a host’s primary residence, with registration required and a standard 120-day/year cap (extended home-sharing needs extra criteria). City-approved hotels are excluded. Unincorporated county and other cities have separate STR rules (City Planning FAQ). Home-sharing fee dollar amounts are omitted pending primary confirmation.

Citywide Hotel Worker Minimum Wage Ordinance — use only the City’s Office of Wage Standards (OWS / Bureau of Contract Administration) schedule. Ord. 188610 took effect Sept. 8, 2025 after a referendum petition failed signature verification. Coverage: hotels with ≥60 guest rooms in the City; hotels with ≥50 rooms in the Airport Hospitality Enhancement Zone. Ord. 188944 (effective June 29, 2026) set the path to $30 on Jan. 1, 2030.

Effective date	Cash wage (OWS)	Health benefit payment*
Sept. 8, 2025	$22.50/hour	—
July 1, 2026	$25.00/hour	$4.25/hour
July 1, 2027	$25.50/hour	$6.00/hour
July 1, 2028	$28.50/hour	Airport-linked (tracks airport Living Wage health benefit)**
July 1, 2029	$29.00/hour	Airport-linked path continues
January 1, 2030	$30.00/hour	—

*If the employer does not provide required health benefits, the payment is additional hourly wage. **From July 1, 2028 the hotel health-benefit rate tracks the airport-worker health benefit under LA Admin. Code §10.37.3(a). Sources: Wages LA / OWS; 2026 CHMWO wage chart; CHMWO Rules Ver. 4; Ord. 188944. Do not use Travel Weekly / Westside Current alternate ladders or any pre-amendment path that reached $30 in 2028.

World Cup 2026 and the LA28 pipeline

SoFi Stadium hosted FIFA World Cup 2026 matches for the Los Angeles host region; CoStar via Bisnow put match-day ADR near $244 (+23%) with occupancy only about +2% (see Performance). Looking ahead to LA28, Bisnow citing Majestic Hospitality on Lodging Econometrics data reported about 105 Greater Los Angeles hotel projects in process but only about 22 of them / ~2,600 rooms expected to open before the 2028 Olympics; City Tourism’s Doane Liu said the bid’s 40,000-room commitment was met including rooms outside the county (Bisnow).

Near-term UC counts (label compilers separately): Matthews Q3 2025 ~2,100 rooms / 17 projects; Atlas YE 2025 via LABJ 2,172 rooms / 18 hotels under construction in LA County, plus 138 hotels / 20,557 rooms in planning.

Notable 2025–2026 sales and distress

LA County full-year 2025 (Atlas): 41 hotels / $736.1M; median $185k/room (+16% YoY). Southern California H1 2026: 60 transactions / $989.6M (+57% YoY), led by LA County (Registry citing Atlas).

• Residence Inn Los Angeles Pasadena/Old Town, 21 W. Walnut St (144 keys, May 2026): $65M — $451,389/key (65,000,000÷144). Buyer David Lee / Cornerstone Hotel Group from Dauntless Capital Partners; developed by R.D. Olson (Dauntless / EIN Presswire; R.D. Olson).
• Surfrider Hotel, Malibu (20 keys, late 2025): $37.5M ($1,875,000/key) — Chrome Hearts from Dauntless.
• Montrose at Beverly Hills, West Hollywood (133 keys, Nov. 19, 2025): $44.25M ($332,707/key) — Pebblebrook to a “third party.”
• Mama Shelter Hollywood (70 keys, Apr. 2026): $16M ($228,571/key) — Church of Scientology; prior ~$13.3M CMBS default context.
• West Hollywood EDITION (190 keys, 2026): deed-in-lieu reflecting about $211M unpaid debt (not a disclosed cash sale).
• The Line LA foreclosure purchase at $68M (Corten) is noted for distress context; published key counts conflict (about 390–397), so per-key is not locked here.
• Hyatt House at USC (2200 E. Trojan Way): 200 keys confirmed. A reported $29M figure appears tied in some secondary coverage to a different Hyatt House (El Segundo, 122 rooms in LWHA); no price per key is published here until a deed ties $29M to the USC asset.

Maison 140 + Mosaic Beverly Hills combined secondary price, Measure ULA transfer-tax rates, Freehand / Dream receiver items, and Hotel Guru / Kalibri Labs September monthlies are omitted.

Demand drivers

LAX (Matthews past-year as of Q3 2025): 33.6M domestic + 16M international passengers (+4.3% YoY). LACC 2025: 19 citywide conventions / >209,000 hotel room nights; >470 self-contained meetings / ~254,000 additional room nights (LA Tourism). Forward supports named by LA Tourism / Matthews include Super Bowl LXI (2027) and LA28. Hotel Online’s CoStar synthesis projected RevPAR growth roughly 3%–5% annually through 2028 on mega-event compression — attributed outlook, not a Hotelier Times forecast.

Key sources

• LA Tourism TMD lodging metrics (STR), Oct. 30, 2026; LA Tourism visitor release Jul. 29, 2026
• TRD H1 2025 CoStar; Matthews Q3 2025; Bisnow World Cup LA; Pebblebrook Q1 2026 + SEC exhibit
• Wages LA / OWS CHMWO chart and Rules Ver. 4; Ord. 188944
• LA Finance TOT; Prop TT certification; Home-Sharing FAQ
• Atlas YE 2025 sales; Dauntless Pasadena Old Town; Pebblebrook Montrose; Hotel Business Surfrider; Registry Mama Shelter

What’s next for Los Angeles hotels

• LA28 is a demand driver with a short window — and a thin near-term room pipeline. Bisnow, citing Majestic Hospitality’s Christopher Henry on Lodging Econometrics data, reported about 105 Greater Los Angeles hotel projects in process but only about 22 of them / ~2,600 rooms expected to open before the 2028 Olympics; City Tourism’s Doane Liu said the bid’s 40,000-room commitment was met including rooms outside the county (Bisnow). Analysis: Atlas Hospitality and panelists framed Olympics demand as a few weeks of visitors, not a standalone reason to build.
• Hotel worker wage rules keep rising toward a $30 floor. Per OWS only: cash wage $22.50 from Sept. 8, 2025; then $25.00, $25.50, $28.50 and $29.00 each effective July 1 (2026–2029); $30.00 on Jan. 1, 2030. Health payment $4.25 rising to $6.00; airport-linked health rate from July 1, 2028 (Wages LA).
• Short-term rental / vacation-rental policy for Games years is still a proposal. Council File 25-0029-S1 remained pending in committee as of September 2026, with draft concepts including a limited program through late 2028 and a ~1% housing-unit cap (LA City Clerk CFMS). This is a proposal, not adopted law.
• TOT enforcement is part of the Games revenue prep. Council File 24-1456 directed a review of Transient Occupancy Tax collection practices ahead of the 2028 Games. Attribute any revenue estimates only to Office of Finance reports.
• FIFA World Cup 2026 already tested LA as a host market. Match-day ADR near $244 (Bisnow/CoStar). Analysis: Pair Cup learnings with LA28 staffing, transport and temporary lodging debates — rate spikes without occupancy gains are a caution for underwriting Olympic ADR alone.
• AI booking and OTA agents will matter for leisure and Hollywood/group mix. Cloudbeds’ Muse integration aims for U.S. direct PMS reservations starting Q1 2027; Agoda’s Muse connector is live in Singapore and Japan. Meta has not disclosed travel fee rates — label distribution-cost outlooks as Analysis.

Los Angeles hotel market FAQ

How is the Los Angeles hotel market doing in 2026?

LA Tourism Marketing District hotels (STR) ran 74.5% occupancy, $219.53 ADR and $163.52 RevPAR for January–September 2026. World Cup match days mid-2026: ADR about $244 (+23%) with occupancy only about +2% (Bisnow/CoStar). Pebblebrook same-property LA RevPAR was +31.5% in Q1 2026, with occupancy 74.6%.

What is the LA hotel worker minimum wage?

Per the City Office of Wage Standards only: $22.50/hour from Sept. 8, 2025; $25.00 on July 1, 2026; $25.50 on July 1, 2027; $28.50 on July 1, 2028; $29.00 on July 1, 2029; $30.00 on January 1, 2030. Health benefit payment is $4.25 rising to $6.00, then airport-linked from July 1, 2028.

What is Los Angeles’s hotel tax?

The City of Los Angeles transient occupancy tax is 14%. Proposition TT (June 2, 2026), which would have raised it to 16% through 2028 then 15%, was defeated (Yes 364,855 / No 409,260).

How many hotel rooms are under construction in Los Angeles?

Matthews (CoStar, Q3 2025): about 2,100 rooms across 17 projects. Atlas YE 2025 Development Survey via LABJ: 18 hotels / 2,172 rooms under construction in LA County, plus 138 hotels / 20,557 rooms in planning.