Vintage Park Submarket · Internal Revenue Intelligence
HOUZN (SpringHill Suites Houston NW, 139 keys) vs HOUZV (Hyatt Place Houston NW Vintage Park, 130 keys), the property that leads the same 7-hotel comp set. Head to head across calendar 2025, plus what HOUZV's weekly strategy calls reveal and how to close the gap.
In 2025, HOUZN earned $73.71 RevPAR against HOUZV's $93.83, a gap of $20.12 (+27%). HOUZV won all 12 months. The gap is not one lever, it is two: HOUZN runs 14.5 fewer points of occupancy and a $8.64 lower ADR. HOUZN actually beats the broad comp set (RevPAR index 118), but it does so by buying occupancy with rate, while HOUZV holds rate and still fills. The fix is to copy HOUZV's revenue discipline, which is documented week by week in their strategy calls.
RevPAR is occupancy times ADR, the cleanest apples to apples measure. HOUZV beat HOUZN every month of 2025, from Oct (+5%) to Aug (+58%). The widest gaps open in the soft months, when HOUZN has no base business to hold the floor.
| Month | HOUZN occ | HOUZV occ | HOUZN ADR | HOUZV ADR | HOUZN RevPAR | HOUZV RevPAR | Gap |
|---|---|---|---|---|---|---|---|
| Jan 2025 | 54.0% | 67.5% | $103.35 | $115.37 | $55.81 | $77.86 | +40% |
| Feb 2025 | 76.1% | 85.7% | $115.65 | $124.36 | $88.02 | $106.53 | +21% |
| Mar 2025 | 75.7% | 84.2% | $109.66 | $124.27 | $83.06 | $104.60 | +26% |
| Apr 2025 | 72.8% | 78.4% | $112.14 | $122.19 | $81.65 | $95.81 | +17% |
| May 2025 | 65.8% | 83.4% | $114.74 | $122.78 | $75.46 | $102.37 | +36% |
| Jun 2025 | 67.6% | 87.0% | $112.55 | $120.86 | $76.08 | $105.20 | +38% |
| Jul 2025 | 67.8% | 77.3% | $118.06 | $120.25 | $80.03 | $92.90 | +16% |
| Aug 2025 | 48.6% | 89.5% | $109.64 | $113.98 | $53.31 | $84.04 | +58% |
| Sep 2025 | 61.8% | 68.3% | $111.01 | $117.80 | $68.55 | $93.79 | +37% |
| Oct 2025 | 72.6% | 81.8% | $119.08 | $123.77 | $86.42 | $90.61 | +5% |
| Nov 2025 | 64.8% | 84.2% | $113.30 | $124.61 | $73.42 | $82.19 | +12% |
| Dec 2025 | 56.2% | 70.4% | $111.53 | $124.19 | $62.72 | $90.08 | +44% |
| 2025 average | 65.3% | 79.8% | $112.56 | $121.20 | $73.71 | $93.83 | +27% |
HOUZN's own STR report holds the diagnosis. Its occupancy index sits at 114 (well above the comp set) but its ADR index is only 104 (barely above). In plain terms, HOUZN discounts to fill. HOUZV does the opposite: it holds rate, ranks 2.1 of 7 on ADR, and still ranks 2.2 of 7 on occupancy.
HOUZN fills 14.5 fewer points than HOUZV. The base business that HOUZV layers in (group, negotiated, demand-day yield) is what HOUZN is missing.
HOUZN prices $8.64 below HOUZV. And it under-prices its own market: occupancy index 114 vs rate index 104 means HOUZN trades rate for heads in beds.
HOUZV runs a disciplined weekly revenue meeting (team: Gloria, Rachel, Natalie, Danish, Mona, Shanella, Kirk, Fernando) with an active revenue management system. The same themes repeat across 18 months of recaps. This is the operating manual HOUZN can copy.
The stated over-arching strategy in nearly every recap. Rate first, then fill.
Floors at $134 midweek and $139 weekend, suites floor $200, ceiling $219. Floors raised during brand promotions and weekend floors lifted $10 to push weekend ADR.
They oversell kings on demand days to sell more queens, watch overbooking allotments, and convert demand-day bookings to non-refundable.
Late-arrival pricing nudged up day by day rather than left flat.
HOUZV's revenue is a full funnel, not a single channel. In March 2026, transient was 86% of room nights, group 13%, contract 2%. Inside transient, the rate ladder runs from full Retail down to discount, with negotiated corporate and qualified rates in the middle. HOUZN's edge to win back is the top of this ladder.
The night-audit and recap data name demand drivers and segments rather than individual companies (rate codes are rate plans, and the city ledger is loyalty redemptions, so a named corporate-account list would have to come from Hyatt's CRM). Here is who fills the submarket, drawn from the strategy calls and HOUZN's own profile.
HOUZV has been adding World Cup special-event dates and an MLS rate plan for over a year, and is fielding sports-group quotes with a deliberate "$10 to $20 below the lowest Brand.com rate" strategy. Houston hosts matches in summer 2026. If HOUZN is not already pricing and holding inventory for these dates, that is revenue walking next door right now.
Balanced plan, rate and occupancy together, ordered by leverage. Most of these are revenue-management moves HOUZN can make without spending a dollar of capital.
Install midweek, weekend and suite floors with a ceiling, modeled on HOUZV ($134 / $139 / $200 floors, $219 ceiling as a starting reference). Stop discounting to hit occupancy.
Nudge late-window rates up day by day on demand dates instead of leaving them flat. Raise weekend floors when occupancy is already there.
Manage king oversells to sell premium room types, convert demand-day bookings to non-refundable, and shift mix up the ladder toward Retail and Negotiated.
Build an event calendar (Rodeo, spring break, weddings, World Cup 2026) and price into it early. HOUZN's worst month was Aug (+58% behind); soft months are where base business matters most.
Layer in midweek corporate negotiated accounts and SMERF and sports groups. HOUZN's sales and catering packet is only about half built per the profile, finish it so sales can sell.
Lean on Marriott promotions the way HOUZV leans on Hyatt's Global promotion, and stand up the same weekly revenue strategy call with an RMS and a named owner.
Houston hosts summer 2026 matches. HOUZV has been positioned for 14 plus months. Set HOUZN rates and inventory controls for these dates immediately.
In Aug HOUZN ran 49% occupancy and $53 RevPAR while HOUZV ran 89% and $84. That is the single biggest dollar gap of the year and worth a dedicated review.