Raines

What Raines does

Raines Co. is a privately held, family-owned hospitality management, development, and investment firm headquartered in Florence, South Carolina. Established in 1988, the company operates as a vertically integrated platform covering the full hotel lifecycle: ground-up development, adaptive reuse and historic rehabilitation, third-party hotel management, asset and investor services, and selective ownership of properties. As of late 2025 the portfolio includes 52 to 55 managed hotels spanning 5,613 to 5,949 keys, distributed across Hilton, Marriott, Hyatt, IHG, and Choice brands, with a recent extension into Texas and Oklahoma following the 2023 acquisition of HP Hotels. The company projects approximately $230M in revenue and employs 251 to 500 people across offices in Florence and Charleston.

Raines serves three primary customer segments: hotel property owners seeking professional management, hotel developers needing end-to-end brand and construction coordination, and real estate investors requiring asset management and reporting. Core service lines include operations management, sales and marketing, revenue management (supported by STR Analysis and an in-house affiliate called Revenue Strategy Solutions), accounting and financial management, human resources, digital marketing, and ancillary revenue optimization. Woven by Raines is the company's lifestyle division for boutique and independent properties, while the Lantern sub-brand represents mission-driven boutique hotels with inclusive employment partnerships (USC CarolinaLIFE, WinthropLIFE). 100+ industry awards support the value proposition, including Hilton Garden Inn Hotel of the Year and IHG Torchbearer. Differentiators cited in the source material are vertically integrated operations, ownership-stake alignment with investors, multi-brand franchise relationships, family-oriented culture with long-tenured operators, and a consortium-style approach to boutique development.

The business model combines fee-based hotel management contracts with development fees, franchise coordination revenue, and asset management services (powered by IMS software). Go-to-market is enterprise field sales, leveraging 35+ years of reputation and direct brand relationships to win owner mandates and joint development partnerships. Marketing channels blend client testimonials, industry awards, press coverage, and organic social (LinkedIn, Instagram, Facebook). Revenue is not publicly disclosed at the line-item level, and there is no external institutional ownership, public listing, or fundraising activity in the available record.

Name

Raines

Legal name

Raines Co.

Website

https://rainesco.com

Company type

Private

Founded year

1988

Operating status

Operating

Headcount range

251–500 employees

Short description

Raines Co. is a privately held, family-owned hospitality management, development, and investment firm founded in 1988, managing 52+ branded and boutique hotels across Hilton, Marriott, Hyatt, IHG, and Choice in the US Southeast and Southwest.

Ownership category

akta.pro rank

Headquarters

HQ city

Florence

HQ country

United States

HQ region

North America

Offices2 records

Markets served

GTM type

B2B

Offering type

Services

Cost components

Personnel, Operations, Marketing or Sales, Technology or R&D, Infrastructure, Supply Chain

Revenue model

1. Hotel Management Services: Raines generates revenue by managing hotel properties on behalf of owners and investors. As a vertically integrated company, they provide development, operations, and asset management services for branded and boutique hotels throughout the Southeast US.
2. Hotel Development: Revenue generated from ground-up development, adaptive reuse projects, and renovations of hotel properties. The company has completed major developments including The Lantern Columbia and Rose Hill Estate boutique hotels.
3. Investor Services: Asset management, acquisitions, dispositions, and capital strategies for hotel investors. Raines partners with IMS for investor transparency and reporting.

Go-to-market motion1 record

Distribution channels3 records

Marketing channels6 records

Core offering

Raines is a vertically integrated hospitality management, development, and investment firm that develops, operates, and owns branded and boutique hotels on behalf of property owners and investors. The company provides full-lifecycle hotel services including operations management, development, asset management, sales and marketing, revenue management, accounting, HR, and digital marketing for properties affiliated with Hilton, Marriott, Hyatt, IHG, and Choice brands, primarily across the Southeast and Southwest United States.

Product overview

Raines is a vertically integrated hospitality management, development, and investment organization offering comprehensive hotel services across the full investment lifecycle. The company operates primarily as a hotel management platform managing branded properties (Hilton, Marriott, Hyatt, IHG, Choice brands) and boutique/independent hotels. Raines provides integrated services including Development (ground-up, renovations, adaptive reuse), Investor Services (asset management, acquisitions, capital strategies via IMS software), Operations Management, Sales & Marketing, Revenue Management (using STR Analysis and RSS), Accounting & Financial Management, Human Resources, Digital Marketing, and Ancillary Revenue Streams. The Woven by Raines division handles boutique and lifestyle properties, while The Lantern brand represents mission-driven boutique hotels focused on inclusive employment for individuals with disabilities. The portfolio spans 52+ managed hotels across the Southeast and Southwest with 5,613+ keys.

Differentiator

Problem solved

Functional benefit

Brands

• Woven by Raines: Lifestyle division of Raines specializing in creating tailor-made experiences for boutique properties, whether soft branded or independent. Focuses on brand personality, living like a local, experience-driven service, and distinction in every detail.

Products and services

• Hotel Management & Operations Comprehensive third-party hotel management for branded and independent properties, covering day-to-day operations, franchise compliance, labor management, quality training, and risk management. Provided to hotel property owners across Hilton, Marriott, Hyatt, IHG, and Choice brands.
• Hotel Development End-to-end hotel development services including ground-up development, renovations, adaptive reuse, and historic rehabilitation projects, covering land procurement, due diligence, brand development, franchise coordination, legal, financing, pre-construction, construction management, and procurement. For developers and investors building new hotel assets.
• Investor Services Asset management, dispositions, acquisitions, and capital strategies for hotel investors, delivered in partnership with IMS (Investment Management Services) for investor document control, distribution calculations, and tailored reporting.
• Woven by Raines Lifestyle division of Raines that creates tailor-made experiences for boutique properties, whether soft branded or independent, with emphasis on brand personality, local community connection, experience-driven service, and distinctive details.
• The Lantern Columbia 59-key boutique hotel in Columbia, SC, featuring an adaptive reuse of the historic Central Fire Station, signature restaurant Ladder 13 by Kevin Johnson, and a mission-driven employment partnership with USC's CarolinaLIFE program for individuals with developmental disabilities.
• The Lantern Rock Hill 56-room boutique hotel in Rock Hill, SC, occupying the historic Andrew Jackson Hotel building, with a mission to employ individuals with disabilities through a partnership with Winthrop University's WinthropLIFE program.

Quantifiable outcome

• 338% Growth in Gross Operating Profit at Hilton Garden Inn Kansas City within first 12 months
• +7 more outcomes

Named customers3 records

Segments3 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration6 records

Partnerships

14 partnerships are on record, tiered core and minor.

• The Warren Norman CompanycoreStrategic or Co-development Partner · 6 January 2026Development consortium partner for The Lantern Hotel in Rock Hill, SC. The Warren Norman Company is collaborating with Raines and other partners on this boutique hotel project.
• Noble Food and PursuitscoreStrategic or Co-development Partner · 6 January 2026Culinary partner for The Lantern Hotel project in Rock Hill, SC. Noble Food and Pursuits is part of the consortium developing the hotel and will contribute to the food and beverage program.
• ComporiumminorStrategic or Co-development Partner · 6 January 2026Technology/communications partner in the Lantern Hotel Rock Hill development consortium.
• WinthropLIFEcoreStrategic or Co-development Partner · 6 January 2026Partnership with Winthrop University's WinthropLIFE transition program for students with intellectual and developmental disabilities. Central to Lantern Rock Hill's mission to provide employment opportunities for individuals with disabilities.
• Vantage Realty PartnerscoreStrategic or Co-development Partner · 9 December 2025Co-developers Raines and Vantage Realty Partners purchased the historic Rose Hill Estate in Aiken, SC, planning to rehabilitate it into a boutique hotel. Vantage identified the site and brought in Raines as hospitality partner for development and operations.
• Verity WorkscoreStrategic or Co-development Partner · 9 December 2025Historic preservation studio and co-owner of Rose Hill Estate. Verity Works guides the rehabilitation ensuring historic character is preserved and aligns with state and federal historic tax credit programs.
• Unsukay Restaurant Group (Chris Hall and Ryan Turner)coreStrategic or Co-development Partner · 9 December 2025Acclaimed Atlanta restaurateurs participating as general partners for Rose Hill Estate. Hall and Turner (co-founders of Unsukay Restaurant Group) bring culinary expertise to shape the F&B program, making the public restaurant the centerpiece of Aiken's dining scene.
• Aiken Center for the ArtsminorStrategic or Co-development Partner · 9 December 2025Rose Hill will collaborate with the Aiken Center for the Arts, with the estate serving as a satellite site for exhibitions and curated art throughout the property.
• Historic Aiken FoundationminorStrategic or Co-development Partner · 9 December 2025Partnership to ensure Rose Hill development approach aligns with historic preservation goals, ordinances, and guidelines in Aiken.
• USC College of Hospitality, Retail, and Sport ManagementcoreStrategic or Co-development Partner · 6 November 2025University partnership for The Lantern Columbia through CarolinaLIFE program, creating career pathways for students with intellectual and developmental disabilities alongside hospitality students.
• CarolinaLIFE Program (USC)coreStrategic or Co-development Partner · 6 November 2025Partnership with USC's CarolinaLIFE program to create dedicated employment pathways for students with intellectual and developmental disabilities at The Lantern Columbia.
• Garvin Design GroupminorImplementation/ SI/ Consulting Partner · 1 September 2025Design and architecture firm for The Lantern Columbia boutique hotel project, transforming Columbia's historic Central Fire Station.
• Mashburn ConstructionminorImplementation/ SI/ Consulting Partner · 1 September 2025Construction builder for The Lantern Columbia boutique hotel development project.
• HP HotelscoreStrategic or Co-development Partner · 15 March 2023Raines acquired HP Hotels, a third-party hotel management firm based in Atlanta, GA. This acquisition allowed Raines to expand its geographic footprint beyond the Southeast into the Southwest, adding properties in Texas and Oklahoma.

Scale indicators5 records

Recent moves9 records

Expansion highlights6 records

Direct peers

• Aimbridge Hospitality: Largest third-party hotel management company in North America, managing franchised and independent hotels across all major brands. Direct competitor to Raines for branded property management contracts and owner relationships.
• Highgate Hotels: Vertically integrated hospitality management, ownership, and investment firm operating luxury, full-service, and select-service hotels. Closest direct peer to Raines given its multi-brand portfolio and investment orientation.
• Pyramid Hotel Group: Boston-based third-party hotel management company operating branded and independent hotels across the US. Comparable in scope of services, brand mix, and full-service management offerings to Raines.
• TPG Hotels & Resorts: Third-party hotel management firm operating franchised and independent hotels across multiple US regions. Similar in providing asset management, operations, and revenue management services for branded properties.
• Concord Hospitality Enterprises: Family-influenced hotel development and management company operating franchised hotels across major brands including Marriott, Hilton, and IHG. Comparable mid-scale third-party operator with similar geographic and brand profile to Raines.
• Sage Hospitality Group: Denver-based hospitality management, development, and investment firm operating branded, lifestyle, and independent hotels. Similar vertically integrated approach and boutique/lifestyle positioning via Sage's portfolio brands.
• Hersha Hospitality Management: Hotel ownership and management company operating lifestyle and branded hotels in urban markets. Comparable full-service management platform with brand relationships across major franchisors.
• Columbia Sussex: Privately held hotel ownership and management company operating franchised full-service and select-service hotels. Comparable vertically integrated, family-influenced structure and multi-brand operating approach.

Broad incumbents

• Marriott International: Global lodging franchisor and operator whose brands (Marriott, Hilton, Hyatt, IHG, Choice brands) underpin much of Raines' managed portfolio. Functions both as a partner and indirect competitor through its owned/managed properties.
• Hilton Worldwide: Global lodging franchisor whose brands (Hilton Garden Inn, Hampton, Home2 Suites, etc.) make up a large portion of Raines' portfolio. Provides franchise approvals and brand standards that govern Raines' property operations.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks2 records

Key highlights7 records

Customer concentration

• Facebookfacebook.com/RainesCompany
• LinkedInlinkedin.com/company/rainesco
• Instagraminstagram.com/raines.co

Compliance2 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles9 records

Subsidiaries1 record

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A1 record

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Raines