How to Finance an Atwell Suites Franchise: All-Suites Hotel Costs
By Anthony Cornella
An Atwell Suites franchise loan finances a young, upper-midscale, all-suites hotel brand that opened its first properties in 2022. Because the brand is still small, with a much larger pipeline than open portfolio, a lender reviewing an Atwell Suites hotel leans heavily on the developer’s own hotel track record, the market study and the strength of the parent company’s brand standards, rather than on years of brand-level performance history.
This article explains what the parent company publishes about Atwell Suites, how its prototype options shape a development budget, where the fees and investment estimates sit in the Franchise Disclosure Document (FDD), what the SBA Franchise Directory note on management agreements means and how owners finance new construction, conversions and acquisitions.
US Professional Funding is not affiliated with, sponsored by or endorsed by Atwell Suites; the name is used only to describe the business. Figures from the franchisor’s disclosure document and the parent company’s materials can change, loan programs and terms vary, and every loan is subject to review and approval. Nothing here is legal, tax or investment advice, so review the current FDD and franchise agreement with a franchise attorney and an accountant.
Atwell Suites Franchise Loan at a Glance
- Segment: upper-midscale, all-suites hotel brand built for business and leisure travelers, including longer stays.
- First openings: Miami and Denver in 2022.
- Current size: 11 open hotels with 1,169 rooms and 62 hotels in the pipeline as of September 30, 2026, according to the parent company’s brand page.
- Development paths: new construction and conversions in the US and Canada, per the parent company.
- Fees and investment: disclosed in Items 5 through 7 of the current FDD; the parent company does not publish them on its public brand pages.
- SBA Franchise Directory: listed under code S5063, with a note on management agreements explained below.
What Is Atwell Suites?
Atwell Suites is the parent company’s newest all-suites brand. Its first hotel opened in Miami in March 2022, followed that year by the brand’s first new-construction prototype near Denver International Airport, a hotel with a two-story lobby and 96 studio suites. Openings since then include airport and suburban markets, and the parent company says the brand plans more than 50 US properties in the coming years.
Each suite separates living and sleeping zones, with a workspace, a lounge area and a wet bar. Public spaces are a big part of the concept: huddle areas, coworking zones, a TV lounge with games and puzzles, a meeting room called The Study for up to eight people, a fitness studio, a 24/7 beverage station and marketplace, a complimentary hot breakfast and an evening bar serving small plates, beer and wine.
Why lenders see it the way they do. The upper-midscale suites segment is familiar to hotel lenders, and the parent company’s reservation and loyalty systems carry real weight. The brand itself, however, has a short operating history. Lenders will look for a market study that supports projected occupancy and rates, an experienced owner or management company, and a construction budget that reflects the evening bar and larger public spaces.
The Prototype and Its Financing Impact
In 2024, the parent company introduced prototype variations for its suites brands. For Atwell Suites, developers can choose between the original two-story, end-loaded lobby and a new one-story, centrally loaded lobby. A new, slimmer room bay of 12’6″ (versus the existing 16’8″) keeps the wet bar, sofa and desk and brings the potential to add up to 12 keys on a similarly sized site.
More keys on the same land can lower land and site cost per room and raise revenue capacity, which helps the loan-to-cost picture. The variations apply to new builds, conversions, dual-brand projects and adaptive reuse, and they are currently limited to US properties. Ask the franchisor which variation fits your site before you order plans and price construction.
Atwell Suites Franchise Costs
The parent company does not publish Atwell Suites fees or investment estimates on its public pages, so the current FDD is the source for every figure in your loan request.
Application and initial fees
Item 5 of the FDD sets the application or initial franchise fee and any per-room component. Hotel franchise fees often scale with room count, so confirm the calculation for your planned key count.
Land, construction and site work
For new construction, land, site work and the building itself make up most of the budget. The prototype variation, number of stories and room count all drive construction cost, and the lobby, bar and coworking areas add more finished public space than a basic select-service hotel.
Furniture, fixtures and equipment (FF&E)
Each suite needs a bed, sofa, desk, wet bar fixtures, televisions and storage. Public areas need lobby furniture, bar equipment, breakfast and marketplace fixtures, fitness equipment and technology systems.
Opening costs and working capital
Pre-opening payroll and training, opening supplies, insurance, technology setup and an operating reserve for the ramp-up period all belong in the budget. Item 7 of the FDD lists each category with a range.
What to request from Item 7
- Application and initial franchise fees
- Land or lease costs and site work
- Building construction
- Architectural, engineering and permit costs
- FF&E for suites and public spaces
- Signage
- Technology and property management systems
- Opening inventory and supplies
- Pre-opening training and payroll
- Insurance
- Additional funds for the initial operating period
Build your loan request from Item 7, your contractor’s budget and a third-party appraisal of the land and completed hotel.
Ongoing Fees and How They Affect Your Loan
Royalty, marketing or program fees, reservation and loyalty charges and technology fees are set in Item 6 of the current FDD. Hotel franchise fees are often calculated as a percentage of gross rooms revenue, so confirm the exact base and rates.
Lenders deduct franchise fees, management fees and a furniture, fixtures and equipment reserve before measuring how much cash flow is left for debt service. On a hotel, these fees take a meaningful share of rooms revenue, so a pro forma that understates them will overstate how much an Atwell Suites franchise loan can support.
Franchisor Requirements for New Owners
The parent company does not publish minimum net worth or liquidity requirements for Atwell Suites. Expect the franchise application to review your hotel experience, financial strength, site and market, and plan for management. The franchisor approves plans and specifications, and the hotel must meet brand standards before opening.
Ways to Own an Atwell Suites
New construction. Many Atwell Suites hotels are ground-up projects. Financing covers land, construction, FF&E, fees and pre-opening costs through hotel start-up financing.
Conversion. The parent company considers conversions of existing hotels. A conversion loan funds the acquisition or refinance plus the work needed to meet brand standards. Our article on conversion franchise financing explains the process, and hotel PIP financing covers renovation scopes.
Buying an existing Atwell Suites. As the brand grows, resales become possible. Lenders underwrite the hotel’s operating history, and the franchisor must approve the new owner. Hotel acquisition financing covers the purchase.
Financing Options for an Atwell Suites Franchise
SBA 7(a) loans
An SBA 7(a) loan can fund land, construction, FF&E and working capital for smaller projects. The program maximum is currently $5 million, though program rules can change, so larger hotels typically combine SBA financing with other sources or use a different structure.
SBA 504 loans
An SBA 504 loan is designed for real estate and long-lived assets, which makes it a natural fit for hotel land and construction.
Conventional construction and term loans
Many hotel projects use conventional business loans for construction, converting to a term loan once the hotel stabilizes.
FF&E financing
Suite furniture, televisions, bar and breakfast equipment and fitness gear can be financed separately to reduce the cash needed at closing.
Working capital
New hotels need cash to cover payroll and operating costs while occupancy ramps up. Hotel working capital can bridge that period.
Seller financing on acquisitions
A seller may carry part of the price on an existing hotel. Seller notes are typically subordinate to the senior loan, and SBA rules may limit their terms.
SBA Loans for Atwell Suites Franchisees
Atwell Suites is listed on the SBA Franchise Directory under code S5063. The listing carries a note about management agreements.
What the note means. If the hotel owner also signs a management agreement with a third party, the lender must review that agreement under SBA rules to decide whether the owner and the management company are affiliated. If the management company is the franchisor or is affiliated with the franchisor, the applicant is not eligible for SBA financing. In practice, owners who plan to use SBA loans should either self-manage or hire an independent management company, and share the management agreement with the lender early.
Our article on SBA loans for hotels covers hotel-specific SBA questions, and our SBA loan calculator helps you test payments.
How Lenders Evaluate an Atwell Suites Deal
Personal credit and financial history. Expect a review of credit, tax returns and a personal financial statement for every guarantor.
Net worth and liquidity. Hotel projects require meaningful equity and post-closing reserves.
Hotel experience. Prior ownership or management of branded hotels carries significant weight with a newer brand.
Market study and projections. Lenders want an independent feasibility study with occupancy and rate assumptions for the local market, including how longer-stay demand fits.
The FDD and franchise agreement. Lenders review the term, fees, transfer rules and any franchisor financing disclosed in Item 10.
Site and construction. Expect reviews of the appraisal, contractor, budget, schedule and contingency.
Historical financials for existing hotels. For conversions and acquisitions, lenders review operating statements, occupancy and rate history and the latest brand quality report.
Multi-Unit Growth and Portfolio Development
Developers who succeed with one Atwell Suites often pursue a second or third. Lenders typically finance each hotel separately and look at the performance of the first before approving the next. Our article on branded versus independent hotels covers how flags affect financing as a portfolio grows.
Real-World Scenarios
An experienced select-service developer. An owner with several branded hotels builds an Atwell Suites near an airport using construction financing that converts to a term loan.
A conversion buyer. An investor acquires an older suites hotel and finances the purchase and conversion work together.
A self-managing owner using SBA financing. A family hotel operator manages its own property, avoiding affiliation issues under the SBA directory note.
A second-hotel developer. An owner finances a second Atwell Suites after the first stabilizes.
Common Mistakes to Avoid
- Building a pro forma without an independent market study.
- Overlooking the SBA note on management agreements.
- Underestimating FF&E for the bar, coworking and public spaces.
- Ignoring franchise and management fees when sizing debt.
Read more in our article on hotel loan mistakes.
Next Steps to Finance Your Atwell Suites Franchise
Step 1: Review the FDD. Read Items 5, 6, 7, 10, 17 and 19 with a franchise attorney and accountant.
Step 2: Choose a prototype. Confirm which lobby and room bay variation fits your site.
Step 3: Commission a market study. Get independent occupancy and rate projections.
Step 4: Build your budget. Combine Item 7 with your contractor’s estimate.
Step 5: Decide on management. Choose self-management or an independent manager, especially if you plan to use SBA financing.
Step 6: Prepare your application. Gather tax returns, financial statements, a hotel resume and projections.
Step 7: Apply for financing. Compare SBA, conventional and construction options.
Atwell Suites Franchise Loan FAQs
How much does an Atwell Suites franchise cost?
The estimated initial investment appears in Item 7 of the current FDD and depends on land, room count and prototype choice.
What is the Atwell Suites franchise fee?
Item 5 of the FDD sets the application and initial fees, which may include a per-room component.
How many Atwell Suites hotels are open?
The parent company reported 11 open hotels with 1,169 rooms and 62 in the pipeline as of September 30, 2026.
Is Atwell Suites eligible for SBA loans?
Yes. It is listed on the SBA Franchise Directory under code S5063, with a note on management agreements.
Can a franchisor-affiliated company manage my hotel if I use an SBA loan?
No. Under the directory note, an owner whose management company is the franchisor or affiliated with it is not eligible for SBA financing.
Can I convert an existing hotel to Atwell Suites?
The parent company considers conversions. A property improvement plan sets the work required.
Does Atwell Suites offer financing?
Check Item 10 of the current FDD for any financing offered by the franchisor or its affiliates.
Can I finance FF&E separately?
Yes. Furniture, fixtures and equipment can be financed apart from the main loan.
What documents do I need for an Atwell Suites franchise loan?
Tax returns, personal financial statements, a hotel resume, the FDD, a market study, an appraisal, a construction budget and projections.
Final Thoughts
An Atwell Suites franchise loan rests on a solid market study, an experienced ownership team and a budget built from the FDD and a contractor’s estimate. The SBA listing makes SBA financing possible, as long as the management structure respects the directory note.
US Professional Funding helps hotel owners and franchise buyers finance construction, conversions, acquisitions and working capital. Learn more about our franchise financing and hotel and motel financing solutions.
