hotels articles

With some of the top ranked beaches in the world, Mexico is a top vacation spot. Mexico all-inclusive resorts are the best way to enjoy the sun and fun.

There are many different resort areas in Mexico. From the beaches of Cancun, located on the Gulf of Mexico, to the sandy peninsula of Baja California, there are resorts to suit every budget and traveler’s taste. However, there is one way to stay in Mexico that is sure to please even the pickiest and most demanding vacationer; staying at one of the Mexico all-inclusive resorts.

Mexico all-inclusive resorts include the famous Club Med. Now a chain of resorts, there are many different Club Med resorts in Mexico, and all of them show their guests a great time. The Club Med “village” in Ixtapa, Mexico, offers not only a great destination for adults, but even for whole families. They offer Baby Club Med and Petit Club Med, special groups that have activities for young children, for an additional fee. Included in your all-inclusive price at Club Med are many amenities; such as lodging, meals, all sorts of beverages, activities led by staff, and even tips. At night, live music and dancing make a great end to your day. There is also a Club Med village in Cancun, Mexico.

If you’re looking to stay at Mexico all-inclusive resorts other than a Club Med resort, there are many to choose from. One such resort is El Cozumeleno, located on the island of Cozumel just off the shore of Cancun. This resort, located on a beautiful white sandy beach, offers deluxe accommodations as well as many different water sports, all included in your stay. Also bundled in with your all-inclusive price is dining at one of several restaurants and snack bars, and some all-inclusive packages even include a wedding! Kids stay free under the age of 12 (ratio of two kids to two adults).

A third of the Mexico all-inclusive resorts worth looking at are the Melia Puerto Vallarta. Located in Puerto Vallarta (Jalisco), this resort is part of the Sol Melia chain. The resort prides itself on being family-friendly, with clubs for youngsters based on a Flintstones theme. This resort provides many different options for dining and refreshment in its different restaurants and bars, and there are also attractions such as a huge outdoor pool, Jacuzzis, water sports, workshops and other fitness activities. As the resort is all-inclusive, you needn’t worry about paying for any of the included amenities and other items.

Staying at one of the Mexico all-inclusive resorts can be a great choice for your Mexican vacation, especially if you’re traveling with a family. Many of the resorts allow children under a certain age to stay with you for free in your room, so you can take advantage of the all-inclusive rate for the whole family!

Virginia Beach is a legendary summer vacation spot for kids and adults alike. Given the popularity, there are plenty of Virginia Beach resorts to choose from.

Virginia Beach is a friendly beach community situated on the shores of the Chesapeake Bay, in southeast Virginia. This vacation spot is home to many Spring Break college vacationers, and in the summer is a great place to take your family for a beach getaway. There are many different types of resorts to choose from when staying in the Virginia Beach area, and picking the right one can make sure that your vacation turns out just the way you wanted.

One of the Virginia Beach resorts that’s considered especially great is the Virginia Beach Resort Hotel and Conference Center. This resort has 295 bay view suites, with full-featured resort facilities. Also on the grounds is the Virginia Beach Tennis Club, which offers 30 outdoor and six indoor courts for those who enjoy playing the game of tennis. Water sports are encouraged at this beachfront resort, and there is also a complete fitness facility for use by the guests.

If your idea of Virginia Beach resorts leans more towards luxury and relaxation, the Founders Inn located in Virginia Beach, can fit the bill. This resort offers elegance; both in their well-appointed guest rooms and restaurants. They also offer accessibility to golf courses and other Virginia Beach attractions, and a brand-new spa (opened June 2006) caters to those who want to relax and rejuvenate while staying in Virginia Beach. The restaurants here are first rate, and the Wine Terrace restaurant, located within the resort, has earned an award from Wine Enthusiast magazine. Special dining events and wine dinners also take place at the Founders Inn.
A final look at the Virginia Beach resorts brings us to the Ramada Plaza Resort Ocean Front, also in Virginia Beach. Located at the quiet northern end of the beach, this resort is the perfect place to come and relax, with or without your family. There are 245 guest rooms at the hotel, and they all have private balconies or patios, so you can enjoy the beautiful ocean atmosphere of Virginia Beach. There are indoor and outdoor pools, a fitness center, Kid’s Cove children’s activity center, and even rentals of water equipment such as kayaks right on the property. Restaurants are also located on the resort, and a shuttle is complimentary to the beach.

Virginia Beach offers many different resorts and hotels to their vacationers, and there is something for everyone at this seaside resort town. Whether you’re into relaxation or water sports, or even walking the Boardwalk, you can enjoy your time in this vacation spot and also enjoy your stay at one of the great Virginia Beach resorts.

Located in the south of France, the beach town of Cannes is legendary. Villa rentals in Cannes can be inexpensive unless you are trying to catch the famous film festival.

When you hear the name Cannes, a beautiful southern French town on the Cote d’Azur, you might automatically think of the famous Cannes Film Festival. While this is a major event in Cannes, it is certainly not the only reason to take a trip here. Whether you want to experience the tranquil blue waters of the Rivera or the atmosphere of a small French town, Cannes is a great place to enjoy a vacation. Villas rentals in Cannes make it easy to spend as little time or as long as you would like in the village, and you can set up your own home away from home.

Mandelieu la Napoule is one of the top villas rentals in Cannes. Frankly, it is a bit of a secret. The villa is located up on the hills surrounding Cannes, which is nice when you need a bit of piece and quite. It has an open French charm, and sleeps four to six people. The key to the villa is the pool and view, which is to die for as it overlooks the town and ocean. This is a great place to kick back and just take in the sunset with a cool drink. For those who like to party the night away, it is also a great place to watch sunrises! The villa will set you back between 300 and 600 Euros a night depending on the season.

If you are interested in hobnobbing with the celebrities at the Cannes Film Festival, be sure to schedule your trip for the appropriate time – usually in May. (In 2007, the Festival will take place between May 17 and May 28). You will need to be credentialed as a film industry professional, however, to get into the events. Most of the screenings and other festivities are not open to the general public.

Villas rentals in Cannes are often booked well in advance of a trip, so make sure to consult your travel agent about the possibility of renting a villa. One such beautiful villa that is available to rent is located only 50 meters from La Croisette, and its two bedrooms, dining room, living room, day room and more easily accommodates eight people. This style of villa is common among those for rent in Cannes, and they can cost about 2900 Euros per week in the high season. Put another way, this is not the spot for the budget traveler.

Whenever you choose to visit the south of France, make sure to look into villas rentals in Cannes. By staying for an extended period in one of these comfortable villas, you can be sure to get a real feel for living in the south of France. The beauty and charm of Cannes is world-renowned, so making a trip here is definitely a luxury worth spending your money on!

Thailand is known as the land of smiles, but should equally be known as the definition of paradise. Koh Tao Resort represents a slice of this paradise.

If you never have experienced the beaches of Thailand, I highly recommend it. Burned out from a 60 hour a week job, I sold my business in late 2003 and took a break. Looking for something new, I headed off to Thailand for three months. The place is beautiful and resorts such as Koh Tao Resort, are simply stunning. Sometime during your first day there, you will inevitably take a deep breath and unconsciously let go over all the stress in your body. The pace of life, beauty and overall atmosphere are simply magical.

Koh Tao means “Turtle Island.” The name is apt and derives from the sea turtles that use roughly 15 miles of the beach on the island for laying eggs. The island is located about 70 km east of the coastline between Suratthani and Chumphon. Koh Tao remained uninhabited for a long time, being used only as an occasional shelter for fisherman of the nearby islands. It is one of those special little islands around Thailand where you can picture yourself never leaving.

Koh Tao Resort is tropical beach resort formerly known as Koh Tao Cottage. Located on the Gulf of Thailand, Koh Tao Resort is a 5-star resort just steps from the beach. You can loaf on the beach all day or go for a relaxing swim in the warm waters. While it is nice to get away from the hubbub of daily life, you can still stay connected since the resort has everything from satellite television to phone, fax and internet service.

Koh Tao Resort has a private boat fully equipped for diving, departing twice a day to the best dive destination around the island. The boat has oxygen, sonar, radio, sundeck, toilet and shower. However, it is also possible to take a tour to the rich rainforest area, ideal for those who prefer activities such as hiking, biking or boating at Taa Toh Lake.

There are 8 different styles of accommodation at Koh Tao Resort, including beach front rooms, deluxe rooms, superior rooms, luxury rooms, standard air, mountain view cottages, bungalow pool side, and bungalow sea view. All have the amenities expected by travelers, including daily cleaning, fresh towels and drinking water, among others.

If the opportunity presents itself to go to Koh Tao Resort, I highly recommend you take advantage of it. Even a week in paradise is enough to give you a new look on life.

The West Hollywood Wyndham Bel Age has an unusual New Year’s resolution: getting people to remember its new name.

The Bel Age will soon be called London LA–one of two locations that owner LXR Luxury Resorts is opening that may form the cornerstone of a new hotel brand.

The change comes with a remodel that will be completed in two stages, so that the property can remain open. “The Bel Age is going to get a pretty comprehensive overhaul,” said Amy Campbell, a spokeswoman for the hotel.

Irish designer David Collins has been hired to transform interiors of the guest rooms and public spaces, while Gordon Ramsay, the British chef of Fox Broadcasting Co.’s “Hell’s Kitchen,” will open two restaurants at the London LA.

Another Ramsay-headed restaurant and bar will open at London NYC, the new name of the existing Rihga Royal Hotel in New York. Like the Bel Age, the Rihga is an all-suites hotel that will be getting a substantial makeover.

How would you like to live in a condo where you never have to cook, clean or walk your own dog?

While it sounds like a dream, it’s a reality for the residents who call a five-star hotel–such as the Ritz-Carlton, Four Seasons or Mandarin Oriental–home.

The hotel apartment concept has been around since at least the 1950s at such old-style New York hotels as the Pierre, Waldorf-Astoria, Sherry-Netherland and Carlyle. But over the past five years, hotel-managed condominiums have sprung up in many other cities, including San Francisco, Boston, Miami and Washington, D.C.

These condo hotel properties are enticing because they provide residents with amenities seldom found at conventional condo buildings. Residents, for example, have the same access to hotel services as a nightly guest. The concierge can arrange anything from room service to valet parking, from a baby sitter to a dog walker.

Like hotel guests, condo hotel residents have signing privileges–charge to your account, just like a hotel guest–at the hotel’s restaurant, bar and retail shops, as well as with use of dry cleaning and laundry services, at the usual hotel rates. For a price, residents can use hotel staff for cleaning or to water plants when they are out of town. Just like in a hotel room, these hotel condos come with a house phone, so residents need only push a button to get room service or the concierge on the line.

Hotel condos are generally around 25% more expensive than comparable non-hotel units, despite the fact that their conveniences, like concierges, routine maintenance and access to the gym, also raise the monthly maintenance charges.

The Mandarin Oriental, situated above the just-opened Time Warner Center in New York, has 66 hotel condos selling for up to $3,000 per square foot, which comes to at least $12 million for a three-bedroom with a maid’s room and library. The typical buyer owns several other homes around the world. At 50 Central Park South, at the Ritz-Carlton New York, condos range in price from $12 million to $28 million.

But not all hotel condos are priced in the millions. At the Residences at the Ritz-Carlton in Washington, D.C., condos start at $600,000, and at the Four Seasons Residences in San Francisco, units sell for $700,000 and up.

Many more luxury condo hotels are under construction. Starwood Hotels & Resorts plans to open its W Dallas Victory Residence in early 2007, with 71 residential units. Starwood’s 42-story St. Regis Residences, under construction in San Francisco, will have 102 apartments when it opens a year from now. In Las Vegas, a condominium-hotel development due to open in 2006 at the existing MGM Mirage’s MGM Grand Hotel & Casino will be the Las Vegas Strip’s first casino-based residential complex.

The success of the condo-hotel product in resort locales in South Florida is well-documented.  The Ritz-Carlton on Key Biscayne, the Setai on Miami Beach, and the Atlantic in Fort Lauderdale are just three of many projects that are succeeding with the leisure condo-hotel product.ÂÂ

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But, where do condo-hotels fit in the redevelopment plans of urban areas in South Florida? Do condo-hotels add anything to the mix in the revitalization of such urban areas? To answer these questions, we must understand the rise of the condo-hotel in the current real estate lending landscape.

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The condo-hotel concept has grown in response to the increasing reluctance of lenders to fund development of four- and five-star hotels. With the average four-to-five star hotel costing up to $400,000 per room key to build, lenders have become hesitant to make these loans, regardless of development sponsorship.ÂÂ

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This lending drought was only exacerbated by the damaging effects of the September 11, 2001 terrorist attacks on the hospitality industry. Thus, developers were forced to adopt the concept of selling off some of a hotel’s inventory as condominiums to obtain financing to build the luxury hotel product.

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Lenders embraced the condo-hotel component, as the infusion of pre-sale capital helped pay down the construction loan. Additionally, this pre-sale condominium cash flow gave lenders enough comfort to increase the loan-to-value ratio from 60 percent on a traditional newly constructed hotel to the more-aggressive 75 percent loan-to-value ratio when the condo component was added. Today, the condo component is most likely a pre-requisite to obtaining financing for a luxury hotel project.

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Developers, and their investors, also have found the condo-hotel model to produce significant and more rapidly generated returns over the standard hotel development model. Leveraged returns in the condo-hotel hybrid can sometimes double the typical 15 percent return on a standard hotel development.

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But, the question remains, where can these products thrive? While the market has shown them to be viable in resort locales, when we explore purchaser demographics, we can easily see that condo-hotels can be and are viable in urban areas being revitalized in South Florida, and Miami, in particular.

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The Latin American buyer, who is familiar with the Latin American condo-hotel product as an “apartotel,” is the key to this equation, according to Frank Nardozza, chairman of REH Capital Partners, a hotel investment company headquartered in Fort Lauderdale.

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“Miami seems to make the most sense because of the transient population from South America coming for business or pleasure,” he says. Nardozza indicated that, besides the Brickell area, which is already home to condo-hotel projects, a great deal of interest exists in rolling out condo-hotels in Coral Gables and Coconut Grove.

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Joel Greene, President of CondoHotelCenter.com, underscores the attraction of the urban Miami condo-hotel to the Latin business traveler. He says, “The Latin businessman, coming to do business on Brickell, finds it more attractive to buy a condo-hotel, than to shell out hundreds of dollars for every night’s stay in a hotel.”ÂÂ

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While Nardozza does not rule out the feasibility of the condo-hotel product in the downtown Fort Lauderdale market, he indicates that proposed regulations, if adopted, could limit condo-hotel unit owners from occupying their units for greater than 60 consecutive days. However, in Weston, Nardozza points out, developer Tom Ireland is in the process of re-developing the Bonaventure resort as a condo-hotel, which will be marketed to South Americans.

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In Miami, the Espirito Santo Plaza appears to be hitting a home-run in the urban condo-hotel game with 105 fully-furnished condo-hotel units averaging 1,000 square feet being marketed almost exclusively in Latin America. With the hotel flying the luxury Conrad flag, and slated to open in the coming weeks, Bill Ross, President of Estoril, Inc., the developer of Espirito Santo Plaza, is enthusiastic about the condo-hotel component in this mixed-use building.

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 “The whole purpose of a mixed-use building, with an office, condo and hotel component, was to diversify risk with each side helping out the other,” he says. Ross explained that, in a symbiotic way, the condo component helps the hotel, which in turn helps the office.

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With one-third of Espirito Santo Plaza boasting office tenants such as international banks and law firms, along with the French consulate, many of these office tenants have purchased condo-hotel units to use as “corporate apartments.”

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The condominium documents for this project do not limit the number of times an owner may rent or allow his or her unit to be rented. Ross concluded by explaining that many companies in the building find it convenient to have clients or visiting executives stay in their condo-hotel unit to keep them close at hand for maximum efficiency in working on a project.

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Another success in the urban condo-hotel market is the Four Seasons Hotel and Tower on Brickell Avenue in Miami. Rich Baumert, Vice President of Millennium Partners, developer of the Four Seasons, relates that, with the strong pairing with the Four Seasons flag, the project’s condo-hotel component should be “sold out by year’s end.”ÂÂ

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Baumert explains that the 84 condo-hotel units ranging from 625-square-foot studios to 2,100-square-foot 2-bedroom/2.5-bath condominium hotel units have generated “a lot of Latin American interest, including from corporations.” Finally, Baumert reiterates that the Four Seasons condo-hotel purchaser has recognized the value in the Four Seasons flag, such that “70 to 75 percent are investors.”

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Knowing that the condo-hotel product can work in the urban, non-resort setting, purchasers have other concerns to face. First, condo-hotel units tend to be expensive for their size, with most units averaging only 600 to 700 square feet.ÂÂ

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However, the pricing premium is tied to the on-site “hotel-like” amenities the condo purchaser enjoys, such as first-class restaurants, spas, and retail outlets. Additionally, the condo-hotel purchaser is paying for the qualified, full-time real estate/hotel management staff dedicated to pushing for a substantial rate of return for investors.

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The second concern that purchasers may have is that, if they wish to have a unit placed in the project’s rental program, the purchaser must be aware that different sizes and views may affect the rental income revenue stream.

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Finally, the prospective condo-hotel developer or purchaser may face a myriad of state and federal securities law regulations, and a whole host of other potential liabilities.

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Therefore, one of the most important steps a developer should take before launching its sales and marketing efforts and a prospective purchaser should take before acquiring a condo-hotel unit is to consult with an attorney experienced in condo-hotels to discuss their options.

A condo hotel (AKA condotel) is a great way to own a luxurious vacation home without the traditional hassles of ownership such as property maintenance and finding renters when you’re not using it.

Buying this type of property is similar to purchasing a typical condominium. However, there are a few extra considerations that lenders evaluate when underwriting the loan. Consider the following frequently asked questions about condo hotel unit financing.

How do I qualify for a condo hotel loan?
Most lenders qualify you based on your income and underwrite the file as if it was an investment property. Unlike traditional residential deals, the lender will not count potential rental income from the property for qualifying purposes.

What is the debt-to-income ratio allowed when buying a condo hotel unit?
Overall debt-to-income ratio should be no more than 45%.

Do lenders need to approve the project itself?
Depending on the type of financing you require, the lender may need to pre-approve the project in order to allow certain terms on the loan. Condo hotels are particularly common to urban, popular tourist cities such as Las Vegas, Miami and Chicago so buying a unit in those kinds of location should be straightforward.

Are there any pre-sale requirements?
Most lenders like at 75% of total units under contract before financing a unit in that project. However, certain lenders do not have any pre-sale requirements as long as they have pre-approved the project.

What if there are commercial spaces such as retail and restaurants in the project?
As long as the commercial space and usage is limited, is typical to that area and project, and the project is residential in nature, most lenders will finance your deal.

Are there any minimum unit size requirements?
Most lenders require units to be at least 600 sq. ft., as the larger the unit, the more desirable it is for rental and resale. Some lenders will wave minimum size requirements as long as the project is pre-approved. Others will require that condo hotel units have at least basic kitchen facilities.

Are there any minimum down payment requirements?
Condo-hotels buyers are usually required to put a minimum of 20% down payment although a higher down payment could be required on a larger purchase price. As an example, a lender would offer 80% LTV (loan to value) up to a $350,000 loan amount and $437,5000 maximum purchase price; 75% LTV up to a $650,000 loan amount and $867,000 maximum purchase price; and 45% LTV up to $1 million loan amount and $2.22 million maximum purchase price.

In general, secondary financing is not allowed.

What kind of documents will I need to get pre-approved?
Just like any other residential loan the lender will require documentation about your income and assets and will check your credit (an average middle FICO score of approximately 680 is required though exceptions on lower scores can be made).

Self-employed buyers with complicated or extensive tax returns can qualify using a stated income program, hence streamlining the loan approval process. An interest-only option payment is also available when the buyer is qualified based on interest-only payments.

In order for a buyer to get approved for financing for the purchase of a condo hotel, the property must be a fee simple or a leasehold property:

• Fee simple: Absolute ownership in real property; owner is entitled to the entire property with unconditional power of disposition during the owner’s life.

• Leasehold: Estate or interest in real property held by the virtue of a lease. Leasehold refers to land which is leased to the individual(s) who owns the structure.

Because condo hotels are a relatively new concept in vacation home ownership, many people are unfamiliar with them. For this reason, Condo Hotel Center has prepared the following comparison between timeshares and condo hotels.

Flexibility in Use

Timeshares - When you purchase a timeshare, you choose not only a set location but also a specific week or two that you will use your vacation home every year.

Condo Hotels - With a condo hotel, you have flexibility to use your unit whenever you want. Keep in mind, however, that some condo hotels do have living restrictions that prevent you from making your condo a permanent residence.

Amenities

Timeshares - The average timeshare has a community pool and some common areas.

Condo Hotels - Condo hotels have many of the amenities you would find at luxury hotels. In addition to a pool (or pools), there is probably an on-site restaurant (possibly several), a lounge, a full-service spa, a state-of-the-art exercise facility, a poolside bar, etc.

Furnishings

Timeshares - Timeshares are sold fully furnished. The quality of furnishings depends on the individual development. The cost for the furnishings is built into the price.

Condo Hotels - Condo hotel units are sold fully furnished typically with high-end furniture, appliances and fixtures selected by a professional interior designer. The cost for furnishings is included in the price of the condo hotel unit.

Services

Timeshares - In a timeshare, you are responsible for your own housekeeping and unit upkeep during your stay.

Condo Hotels - You get daily housekeeping as you would in a luxury hotel. You have access to room service, concierge services, maintenance services and check-in services. The vast majority of condo hotels are operated by big-name hoteliers like Ritz Carlton and Hilton, the consummate professionals when it comes to customer service. Most of the same services available at their high-end hotels are offered at their condo hotels.

Location

Timeshares - Timeshares are located in highly-desirable resort areas.

Condo Hotels - Condo hotels are also located in highly-desirable resort areas.

Price

Timeshares - Prices for timeshares vary greatly but are typically lower than condo hotel prices because you are only purchasing one or two weeks of usage. In addition, you do not receive any of the revenue generated during the 50+ weeks that your timeshare unit is used by others.

With timeshares, as much as 40%-50% of the price goes to sales commissions. Why are the sales commissions so high? The developer must maintain a large sales force in order to make approximately 50 sales for every unit (one for every week of the year).

Condo Hotels - You receive deeded ownership to the property. Although more expensive, condo hotels tend to give you more for your money than timeshares. More of your dollar goes into “bricks and mortar” high-quality finishes not sales commissions.

In addition, when not using your condo hotel unit, you can place it in the management’s rental program and receive a percentage of the revenue it generates, helping to offset your maintenance costs and debt service.

Rental Income Potential

Timeshares - You have the option of renting out your timeshare to someone of your own choosing or placing it in a rental program if you decide not to use it during your allotted week. If you participate in the rental program, you will split the revenue generated with the property’s management company. Remember, you are only renting out the one or two weeks per year that you own.

Condo Hotels - Like a timeshare, you have the option of finding your own renters or placing your condo hotel unit into the rental program. You may participate in the rental program and receive a portion of the revenue it generates any time that you are not occupying your unit, whether it be for one night or 365 per year.

Potential Appreciation

Timeshares - Historically, timeshares depreciate in value from the time they are purchased. Values have been poor because of the large number of resales on the market and a continuous stream of new developments competing with them.

The secondary market for reselling timeshares has never taken off. The fact is, most people who buy a timeshare will have it for life, whether they want to or not.

Condo Hotels - Because condo hotels are a relatively new type of property investment, they are limited to just a handful of locales across the country. The supply is small and demand is currently high and growing, all of which contribute rapid and significant appreciation. Another factor to keep in mind when reselling a condo hotel unit is that you’re selling not only the actual unit but also the luxury lifestyle that comes with an amenity-filled, high-service property.

Many condo hotels are sold out in pre-construction. Often the developers, sensing the high demand, will themselves raise prices many times before all units are gone.

For example, The Mutiny condo hotel located in Coconut Grove, Florida was the first condo hotel to be built in South Florida. From the time the developer began accepting deposits until it sold out in pre-construction, there were nine price increases. People who bought early did exceptionally well.

Perhaps you’re on the fence regarding which type of property would best suit your needs, a condo hotel or a straight condo. Clearly, both have their benefits, and the ultimate choice is an individual one. However, the following information should help you to at least discern the differences between the two.

Price of Condos vs. Condo Hotels
One of the primary distinguishing features between condos and condo hotels is price. Condos, on the average, cost less. Prices for condos can start as low as $30,000, although the most luxurious condos can cost hundreds of thousands. Prices for condo hotels begin at about $200,000 and go up to $3 million or more.ÂÂ

Amenities in Condos vs. Condo Hotels
The question then becomes, what do you get for your money? The average condo has a community pool and some common areas. Your individual unit would likely be sold to you unfurnished.

A condo hotel, on the other hand, has many of the amenities you would find at a high-end hotel. In addition to a pool (or pools), there is probably an on-site restaurant (possibly several), a lounge, a spa, an exercise facility, poolside bar, etc. Your condo hotel unit would likely be sold to you completely furnished with high-end furniture and appliances and would be rental ready.

Services Available in Condos vs. Condo Hotels
The level of services is also a key difference between condos and condo hotels. In a condo, you would be responsible for your own housekeeping and unit upkeep. In a condo hotel, you would get daily housekeeping as you would in a luxury hotel. You would also have access to room service, concierge services, maintenance services and check-in services. Remember that the vast majority of condo hotels are operated by big-name hoteliers like Ritz Carlton, Trump and Hilton. You would, therefore, find most of the same services available at their high-end hotels offered at your condo hotel.

Locations of Condos vs. Condo Hotels
Location is a big factor with regard to any type of real estate. Condos and condo hotels are no different. Condos can be found in almost every major market across the country. Some condo developments are in resort areas while others are not. Condo hotels, on the other hand, at this time are only available in a handful of locations, all of which are major resort areas, the primary one being South Florida. Condo hotels are usually built on the most desirable pieces of land such as on a golf course or overlooking the ocean.

Rental Income Potential in Condos vs. Condo Hotels
As the owner of a condo, you would have the option of renting out your unit when you’re not using it. However, you would likely be responsible for finding your own renters, preparing the unit for those renters, and collecting the rent. Oftentimes, the condo association’s approval may be required. You would keep 100% of the rental revenue.

With a condo hotel, all those details are handled for you. When you’re not using your condo hotel unit, you simply place it in the rental program. Renters would be found for you, and all aspects of the renters’ stay would be handled by the hotel management company. You would receive a significant portion of the rent revenue; however a percentage would go to the management company. Because the condo hotel most likely is a major name (such as Hilton or Ritz Carlton) and has a centralized reservation system, the property’s management would probably have better success at keeping your unit rented than you would as an individual condo owner.ÂÂ

Potential Appreciation of Condos vs. Condo Hotels
Which type of property, a condo or a condo hotel unit, is likely to appreciate more? Once again, speaking in general terms, most condos appreciate relatively slowly. Because there are so many condos on the market, the rules of supply and demand help keep prices down. For the same reason, condos can be hard to resell.ÂÂ

Condo hotels, on the other hand, are a relatively new type of property investment. Currently they are limited to just a handful of locales across the country. Because the supply is so small, and demand is currently high and seems to be steadily increasing as more people learn of this unique real estate product, most investors can expect their condo hotel units will appreciate.ÂÂ

As evidence of the high level of demand, many condo hotels are sold out in pre-construction. In fact, in South Florida, the majority of properties currently on the market are 75% or more sold out already. Often the developers, sensing the high demand, will themselves often raise prices many times before all units are gone.ÂÂ

For example, The Mutiny condo hotel located in Coconut Grove, Florida was the first condo hotel to be built in South Florida. From the time the developer began accepting deposits until it sold out, there were nine price increases. People who bought early did exceptionally well.