WoodSpring Suites franchise cost
WoodSpring Suites (Choice Hotels) charges a royalty of 6% of gross room revenue plus a further 2.5% 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 $8,835,420 to $14,566,908, not counting land.
- Royalty
- 6%of gross room revenue
- Marketing
- 2.5%of gross rooms revenue
- Fee to take over on a purchase
- $60,000Transfer 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
- $8.84M to $14.6MItem 7 estimate for a new-build hotel
Recurring fees in the 2026 FDD
| Royalty | 6.0% of the preceding month's GRR |
|---|---|
| Marketing or brand fund | Marketing and Reservation Fee: 2.5% of the preceding month's GRR |
| Reservation, loyalty and technology | Item 6 lists no Choice Privileges Rewards Program Fee for WoodSpring. Property Technology & Service Fee: $6.10 per room monthly, $400 minimum, $560 maximum. ChoiceROCS $890-$1,400/month, optional. Also: Google Hotel Price Ads program 12% of GRR from HPA reservations; Third Party Distribution Fee $3.00 per consumed OTA/connectivity reservation; GDS fee currently $7.70 per reservation; travel agent commissions currently 10%-15%. |
| Initial fee (Item 5) | Affiliation fee "$50,000 for the development of a new hotel and $60,000 for transfers or renewals" for the 122-room-or-less prototype, plus "$300 per room for the additional rooms" above 122. Non-refundable $5,000 application fee credited toward the affiliation fee. |
| New build (Item 7) | $8,835,420 to $14,566,908 |
| What Item 7 assumes | New construction only, approximately 122 rooms ($72,421-$119,401 per room). No conversion table. Excludes land. |
From the filing: Master Development Agreements are offered. Affiliation fees charged in 2025 for new agreements ranged from $0 to $50,000. Item 7 Note 13: "does not include any real estate costs." 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 WoodSpring Suites 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 8.5%, or $127,500 a year, and per-room fees add $4,392 ($6.10 per room per month, before the FDD's minimum and maximum). That is $131,892 a year, about $10,991 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, $131,892 of fees is $105,514 a year of payment you can no longer borrow against, or about $970,000 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 WoodSpring Suites fees filled in.
Financing a WoodSpring Suites
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
WoodSpring Suites Franchise Disclosure Document, issued April 1, 2026, as amended May 20, 2026, as filed with the Minnesota Department of Commerce (CARDS). Item 5 p.24, Item 6 p.27, Item 7 p.38 (PDF pp.32/35/46). 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 Inn: royalty 6%, all percent fees 9.5%
- 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%
Buying or building a WoodSpring Suites?
Send the deal to Janover Capital, which runs this site and arranges hotel financing through lenders.