Comfort Inn franchise cost
Comfort Inn (Choice Hotels) charges a royalty of 6% of gross room revenue plus a further 3.5% in marketing, reservation or system fees, according to its franchise disclosure document issued April 1, 2026, as amended May 20, 2026. The franchisor estimates the total cost of a new-build hotel at $10,318,405 to $16,302,115, not counting land; converting an existing hotel runs $822,951 to $3,335,295.
- Royalty
- 6%of gross room revenue
- Marketing
- 3.5%of gross rooms revenue
- Fee to take over on a purchase
- $65,000Transfer fee for a 60-room hotel, from the Item 5 formula
- Fee for a new franchise
- $50,000Item 5 formula at 60 rooms. Fees actually charged can be lower; see the notes below.
- Total investment
- $10.3M to $16.3MItem 7 estimate for a new-build hotel
Recurring fees in the 2026 FDD
| Royalty | 6.0% of the preceding month's Gross Room Revenues (GRR) |
|---|---|
| Marketing or brand fund | Marketing and Reservation Fee: 3.5% of the preceding month's GRR (combined marketing + reservation system fee) |
| Reservation, loyalty and technology | Rewards Program Fee (Choice Privileges): 4.5%-5.5% of room revenue generated by rewards program members (Performance Based Loyalty Fee program, capped at 5.5%). Property Technology & Service Fee: $10.10 per room monthly, $650 minimum, $950 maximum. ChoiceROCS revenue management: $970-$1,900/month, mandatory for COMFORT (ChoiceMAX $400-$525/month also mandatory, bundled with ROCS; $2,500 ChoiceMAX setup). Also: Third Party Distribution Fee $4.00 per consumed OTA/connectivity reservation; GDS fee currently $7.70 per GDS reservation; travel agent commissions currently 10%-15%; Choice Accelerate 3% of GRR from direct online channel consumed stays; CrowdStrike $60/month; CHOC dues $60/month. |
| Initial fee (Item 5) | Affiliation fee "$500 per room, with a $50,000 minimum, for new franchises; $750 per room, with a $65,000 minimum, for transfers and renewals." Non-refundable $5,000 application fee credited toward the affiliation fee. |
| New build (Item 7) | $10,318,405 to $16,302,115 |
| Conversion (Item 7) | $822,951 to $3,335,295 |
| What Item 7 assumes | item7_low/high = new construction Comfort Inn or Comfort Inn & Suites, 89 rooms ($115,937-$183,170 per room). Conversion table (Comfort Inn, Comfort Inn & Suites or Comfort Suites, 80 rooms, $10,287-$41,691 per room) in item7_conversion_*. Excludes land. |
From the filing: One FDD covers Comfort Inn, Comfort Inn & Suites and Comfort Suites. Item 5: affiliation fees actually charged in the 12 months ending Dec 31, 2025 "ranged from $0 to $75,000"; Choice says it has reduced the fee for multi-unit, larger, repeat and conversion franchisees. Other initial fees: Brand in a Box $15,150-$30,000; training $3,345-$5,295 per person; PIP fee $3,000 on transfers. Item 10 offers incentive / capital support promissory notes (not quantified here). Except for the Royalty Fee and liquidated damages, Item 6 says all fees are subject to change.
What the fees cost a 60-room hotel
Take a 60-room Comfort Inn with $1,500,000 of rooms revenue a year. The royalty and the marketing or system fees that apply to every room night come to 9.5%, or $142,500 a year, and per-room fees add $7,272 ($10.10 per room per month, before the FDD's minimum and maximum). That is $149,772 a year, about $12,481 a month, before payroll or utilities. Fees charged only on some bookings, such as loyalty-member stays, central reservation bookings and online commissions, come on top.
Those fees come straight off NOI. At 1.25x coverage, $149,772 of fees is $119,818 a year of payment you can no longer borrow against, or about $1,100,000 of loan at 10% over 25 years.
Fees billed per reservation, per transaction or as a fixed amount are not in this total; they are listed in the table above as the FDD states them. Run your own numbers with Comfort Inn fees filled in.
Financing a Comfort Inn
Lenders read the franchise agreement as closely as the appraisal. On a purchase, expect the brand to require a change-of-ownership application, a new franchise agreement on current terms and often a property improvement plan (PIP), and expect the lender to fold the PIP cost into the project. For a new build, the Item 7 range is the starting point for the construction budget a lender will test.
Most owner-operators finance a branded hotel with an SBA 7(a) or 504 loan. Read SBA 7(a) for hotels and SBA 504 for hotels, or send the deal to Janover Capital.
Source
Comfort Inn Franchise Disclosure Document, issued April 1, 2026, as amended May 20, 2026, as filed with the Minnesota Department of Commerce (CARDS). Item 5 p.23, Item 6 p.25, Item 7 p.40 (printed pages of the May 20, 2026 amended FDD; PDF pp.32/34/49). April 1, 2026 clean version: Item 5 p.22, Item 6 p.25, Item 7 p.39.. View the filing record. Fees change every year and the franchise agreement you sign controls. Read on 2026-10-24.
Other Choice Hotels brands
- Ascend Collection: royalty 5%, all percent fees 8%
- Cambria: royalty 6%, all percent fees 9%
- Clarion: royalty 5.5%, all percent fees 8.75%
- Clarion Pointe: royalty 5.5%, all percent fees 8.75%
- Comfort Suites: royalty 6%, all percent fees 9.5%
- Country Inn & Suites by Radisson: royalty 6%, all percent fees 9.5%
- Econo Lodge: royalty 5%, all percent fees 8.5%
- Everhome Suites: royalty see FDD, all percent fees 9%
- MainStay Suites: royalty 6%, all percent fees 8.5%
- Quality Inn: royalty 5.25%, all percent fees 8.75%
- Radisson: royalty 6%, all percent fees 9%
- Rodeway Inn: royalty 5%, all percent fees 8.5%
- Sleep Inn: royalty 5.5%, all percent fees 9%
- Suburban Studios: royalty 6%, all percent fees 8.5%
- WoodSpring Suites: royalty 6%, all percent fees 8.5%
Buying or building a Comfort Inn?
Send the deal to Janover Capital, which runs this site and arranges hotel financing through lenders.