FDD Analysis Report
Courtyard by Marriott
MIF, L.L.C.
Key Metrics At-a-Glance
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of gross sales
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of gross sales
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N/A
Not disclosed
About This Franchise
5 min read## Executive Summary
Courtyard by Marriott is one of the most respected and recognized select-service hotel brands in the hospitality industry. Established in 1983 as part of the Marriott International portfolio, Courtyard has created a perfect balance between comfort, convenience, and professional service for business travelers.
## Investment Overview
| Investment Component | Amount | |---------------------|--------| | 80-110 Room Hotel | 14,087,810 - 31,263,910 | | 120-150 Room Hotel | 18,995,310 - 38,276,610 | | Total Investment Range | 14,440,000 - 39,360,000 | | Fees to Franchisor | 161,300 - 241,200 | | Initial Franchise Fee | 90,000 | | Royalty Fee | 6 percent of gross room revenue | | Marketing Fee | 2 percent of gross room revenue | | Contract Term | 10 years | | Renewal Term | 10 years |
Note: Investment excludes real estate, building permits, impact fees, insurance, and contingencies.
## Financial Performance
Courtyard by Marriott delivers strong select-service performance with premium ADR in respective markets, strong occupancy from Marriott Bonvoy members, RevPAR performance exceeding competitive set, and robust business traveler demand.
## Training and Support
Marriott provides comprehensive support including Initial Training at Marriott facilities, Pre-Opening Support with systems implementation, Revenue Management with pricing optimization, Marketing Support with national campaigns, Technology Platform including MARSHA reservations, and Marriott Bonvoy Integration connecting to 200 plus million members.
## Network Statistics
Courtyard by Marriott operates a major US network with 1066 US locations, 901 franchised and 165 corporate-owned, franchising since 1990, Marriott owned and managed since 1983, and dominant select-service market position.
## Competitive Analysis
Strengths include strongest select-service brand recognition, Marriott Bonvoy loyalty access with 200 plus million members, comprehensive corporate support, proven operating model, and business traveler focus.
Weaknesses include highest investment in select-service segment, 8 percent combined royalty and marketing, competitive segment with many options, and ongoing renovation requirements.
Key Competitors include Hilton Garden Inn with Hilton Honors program, Holiday Inn with IHG support, Hyatt Place with premium positioning, and AC Hotels by Marriott with contemporary design.
## Risk Factors
1. Investment Level: Premium investment required 2. Competition: Numerous select-service brands 3. Business Travel Dependency: Corporate travel can decline 4. Brand Standards: Marriott requires ongoing investment 5. Market Saturation: Some markets fully penetrated
## Investment Recommendation
Target Investor Profile includes experienced hotel developers, Marriott portfolio investors, and institutional hospitality investors. Courtyard by Marriott is ideal for investors seeking premier select-service brand, Marriott Bonvoy loyalty access, comprehensive corporate support, and business traveler market.
Suitability Score is 8.5 out of 10. Courtyard by Marriott offers premium select-service investment with strong brand recognition and Marriott support.
Ongoing Fees
| Fee Type | Amount | Notes |
|---|---|---|
| Royalty | See FDD of Gross Revenue | - |
| Brand Fund | See FDD of Gross Revenue | - |
Item 19: Financial Performance Representations
No Financial Performance Representations
This franchisor does not provide Item 19 financial performance representations. Approximately 35% of franchisors choose to disclose this information.
Recommendation: Request financial information directly from existing franchisees listed in Exhibit I during your due diligence. Contact 10-15 franchisees to gather revenue and profitability data before making an investment decision.
Learn more about Item 19 disclosures →Risk Assessment
Items to Review
No notable items identified
Positive Indicators
Review FDD for positive factors
Due Diligence Recommendations
Contact 10-15 existing franchisees to gather operational and financial insights
Franchisee interviews are the most valuable source of information about day-to-day operations and realistic financial expectations.
Have a franchise attorney review the Franchise Agreement
Professional legal review can identify unfavorable terms and potential negotiation points.
Research local market conditions and competition
Understanding your specific market is essential for success, regardless of system-wide performance.
Download Complete FDD
Access the full Franchise Disclosure Document including all 23 items, exhibits, and financial statements.
Learn More About FDDs
New to franchise investing? Our educational guides will help you understand what to look for in the Courtyard by Marriott FDD.
The Ultimate Guide to FDDs
Learn how to read and analyze Franchise Disclosure Documents
Understanding Item 7: Initial Investment
How to evaluate franchise investment costs
FDD Item 5: Initial Fees Explained
What you pay upfront to become a franchisee
Item 20: Franchisee Information
Analyze system growth and contact franchisees
About Courtyard by Marriott Franchise
Courtyard by Marriott is a franchise that offers entrepreneurs the opportunity to own and operate their own business within an established system. As of the 2026 Franchise Disclosure Document, the franchise continues to expand its footprint nationwide. This analysis provides prospective franchisees with key insights from the FDD to support informed investment decisions.
Courtyard by Marriott Franchise Cost
The total initial investment required to open a Courtyard by Marriott franchise ranges from See FDD for details. This investment includes the initial franchise fee of See FDD for details, along with expenses for real estate, equipment, inventory, training, and working capital to sustain operations during the initial period. Ongoing fees include a royalty fee of See FDD of gross sales. Prospective franchisees should review Item 7 of the FDD for a complete breakdown of estimated initial investment costs.
Courtyard by Marriott Item 19 Financial Performance
Courtyard by Marriott does not provide financial performance representations in Item 19 of their FDD. Approximately 35% of franchisors choose to disclose this information. Without franchisor-provided financial data, prospective franchisees should contact existing franchisees directly to gather information about revenue, expenses, and profitability. The franchisee contact list in Exhibit I provides names and contact information for current and former franchise owners.
Courtyard by Marriott Franchise Growth and System Health
The Courtyard by Marriott franchise system has shown stable performance based on unit count data from Item 20 of the FDD. Prospective franchisees should examine the historical data on unit openings, closings, and transfers to understand the system's trajectory and identify any concerning trends.
Courtyard by Marriott Franchise Investment Considerations
The Courtyard by Marriott FDD contains important disclosures that prospective franchisees should carefully review before making an investment decision. Key factors to evaluate include the franchise fee structure, ongoing royalty requirements, territory rights, termination history, and franchisor support systems. Every franchise investment carries risk, and this analysis should be combined with professional legal and financial advice. Review the complete FDD and speak with current franchisees to gain a comprehensive understanding of the opportunity.
Due Diligence Recommendations for Courtyard by Marriott
Before investing in a Courtyard by Marriott franchise, prospective franchisees should:
- Contact multiple existing franchisees to gather operational and financial insights
- Have a franchise attorney review the Franchise Agreement and all exhibits
- Research local market conditions and competitive landscape
- Develop a detailed business plan with realistic financial projections
- Verify all information provided by the franchisor independently
Download the Courtyard by Marriott FDD
Access the complete Courtyard by Marriott Franchise Disclosure Document, including all 23 Items, exhibits, franchise agreement, and audited financial statements. FreeFDDs™ provides free access to FDDs to promote franchise transparency and help prospective franchisees make informed decisions. The FDD contains critical information that should be reviewed in its entirety before making any investment decision.
Disclaimer
This analysis report is provided for informational purposes only. The data presented has been extracted from the Franchise Disclosure Document and may contain errors or omissions.
Prospective franchisees should conduct their own due diligence, review the complete FDD document, and consult with qualified legal and financial advisors before making any investment decisions.