Heritage Park Hospitality

What Heritage Park Hospitality does

Heritage Park Hospitality Group (operating as HP Hospitality) is a privately held, full-service boutique hotel acquisition, management, and investment group founded by Doug Barrow, a hospitality executive with 25+ years of operating experience across Hyatt, Marriott, and Starwood. The firm identifies underperforming boutique properties of 10-30 keys in unique destination markets, acquires and rebrands them, and provides ongoing revenue management, sales, marketing, and operational oversight through a centralized team of approximately 8-10 executives based in Orlando with operations concentrated in the Florida Keys (Key Largo and Islamorada).

HP Hospitality's portfolio currently comprises five managed properties: La Jolla Resort & Lodges in Islamorada (20 rooms, plus adjacent lodges with a 120-guest banquet pavilion), Drift Hotel in Key Largo (21 waterfront units), Amoray Resort in the Florida Keys (30-room historic dive-focused resort), Dolphin Point Villas in Key Largo, and Rock Reef Resort in the Keys. The business model combines direct co-investment and asset ownership (with HP Hospitality taking equity positions alongside external investors via the 'Invest With Us' platform) with third-party hotel and association management services and professional services for acquisition, rebranding, and repositioning of boutique assets.

The firm pursues a geographic clustering strategy targeting 4-5 properties and a minimum of 80 rooms per region under one investment umbrella to capture operational synergies while preserving individual property identities. Reported performance outcomes include a 120% Year 1 revenue increase and 86% occupancy at Drift Hotel, a 25% revenue lift during renovation at La Jolla Resort, and an Amoray Resort revenue target growth from $1.1M to $1.6M. HP Hospitality has publicly signaled geographic expansion plans to Asheville, North Carolina and Costa Rica's Samara Coast. The company operates without any disclosed proprietary technology platform, institutional capital, or external funding.

Name

Heritage Park Hospitality

Legal name

Heritage Park Hospitality Group

Website

https://hphospitality.com

Company type

Private

Founded year

2017

Operating status

Operating

Headcount range

1–10 employees

Short description

Heritage Park Hospitality is a privately held boutique hotel acquisition, management, and investment group that acquires underperforming 10-30 key properties in unique destination markets, rebrands and manages them, and co-invests alongside external investors via its Invest With Us platform, with a current portfolio of five Florida Keys properties.

Ownership category

akta.pro rank

Product category

Boutique Hotel Management

SIC

Hotels, Rooming Houses, Camps & Other Lodging Places (7000), Hotels & Motels (7011)

akta.pro primary industry

Heritage & Historic Boutique Hotels (THAGADAD)

akta.pro secondary industry

Historic & Heritage Full-Service Hotels (THAGAAAG)

Keywords

• Boutique hotel management
• Hospitality investment services
• Hotel asset management
• Hotel revenue management
• Hotel acquisitions

Headquarters

HQ city

Delray Beach

HQ country

United States

HQ region

North America

Offices6 records

Markets served

GTM type

B2B

Offering type

Services

Cost components

Personnel, Operations, Marketing or Sales, Others

Revenue model

1. Hotel Asset Management Fees: HP Hospitality earns fees for managing boutique hotel assets on behalf of third-party owners, including revenue management, sales, marketing, and operational oversight.
2. Comprehensive Investment & Acquisition Services: The company earns fees for sourcing, acquiring, and transitioning boutique hospitality properties, including broker negotiations, property inspections, evaluations, closings, permitting, executive team structuring, branding, and marketing plan development.
3. Hotel Ownership & Asset Appreciation: As a co-investor and owner of boutique properties, HP Hospitality generates returns through asset appreciation, revenue growth, and ROI on its owned hotel portfolio (e.g., Drift Hotel achieving 120% revenue increase in Year 1 with 10%+ ROI).

Go-to-market motion2 records

Distribution channels2 records

Marketing channels3 records

Core offering

Heritage Park Hospitality is a full-service boutique hotel management and investment group that finds, valuates, acquires, manages, and repositions underperforming boutique hospitality properties (10 to 30 rooms) in unique destination markets. The company delivers three core service modules — Comprehensive Investment & Management, Third-Party & Asset Management, and Hotel & Association Management — while operating a managed portfolio of boutique properties concentrated in the Florida Keys. Its revenue is generated through management fees, professional services for acquisition and transition, and ownership-based returns from its owned properties.

Product overview

HP Hospitality operates as a full-service boutique hotel management and investment group with a portfolio of five distinct properties in the Florida Keys: Drift Hotel (Key Largo), La Jolla Resort & Lodges (Islamorada), Amoray Resort (Florida Keys), Dolphin Point Villas (Key Largo), and Rock Reef Resort (Florida Keys). The company provides three core service modules—Comprehensive Investment & Management (acquisition and transition support), Third Party Management (customized planning for existing properties), and Hotel & Association Management (daily operations and employee culture)—enabling investors to acquire and operate boutique properties ranging from 10 to 30 rooms in unique destination markets.

Differentiator

Problem solved

Functional benefit

Products and services

• Drift Hotel A 21-unit boutique waterfront hotel in Key Largo, Florida, branded as DRIFT and managed by HP Hospitality. The property achieved a 120% revenue increase, 110% ADR increase, 86% annual occupancy, and 10%+ ROI in Year 1 under HP Hospitality management.
• La Jolla Resort & Lodges A 20-room boutique resort in Islamorada, Florida, with adjacent Lodges featuring guest houses and a banquet pavilion for events up to 120 guests. Acquired by HP Hospitality in 2017 (resort) and 2018 (lodges) and repositioned for more upscale clientele; achieved a 25% revenue increase during renovations with sustained ADR growth.
• Amoray Resort A historic dive-focused boutique resort in the Florida Keys with 30 eclectic rooms, acquired by HP Hospitality in August 2019 with hotel revenues of $1.1 million. The property is being rebranded and modernized while retaining its diving themes, with a Year 1 target of $1.6 million in gross revenues.
• Dolphin Point Villas A boutique hotel property in Key Largo, Florida, featuring villa-style accommodations with waterfront amenities. Acquired by HP Hospitality in 2019 and operated as part of its portfolio of unique destination properties.
• Rock Reef Resort A boutique hotel resort in the Florida Keys acquired by HP Hospitality in 2020, operating as part of the firm's growing portfolio of unique destination properties.
• Comprehensive Investment & Management A full-service offering that helps investors source and acquire boutique properties in unique destinations, executing all aspects of the ownership transition including broker negotiations, property inspections, evaluations, closings, and permitting, plus establishing brand and marketing positioning for the acquired asset.
• Third Party & Asset Management Customized planning and asset management services for property owners, including evaluations of operations, revenue, profit and loss statements, accounting oversight, organizational restructuring, market repositioning, and developer negotiations, helping owners focus on achieving their goals and optimizing profits.
• Hotel & Association Management Hands-on management solutions for existing or newly acquired hotel assets, covering executive team structuring, basic operations, daily marketing, long-term competitive strategies, and the creation of an engaging, approachable culture for employees and guests.

Quantifiable outcome

• Drift Hotel: 120% revenue increase in Year 1; 110% ADR increase; 86% annual occupancy; 10%+ ROI in Year 1; projected 25% annual ROI on 5-year hold
• +2 more outcomes

Named customers5 records

Segments3 records

Ideal customer profiles2 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Scale indicators6 records

Recent moves8 records

Expansion highlights4 records

Broad incumbents

• Highgate Hotels: One of the largest U.S. hotel management, investment, and development companies, operating a broad portfolio including lifestyle and boutique properties. Overlaps with HP Hospitality on third-party management and acquisition-led repositioning, but at materially greater scale and capital base.
• Benchmark Hospitality: Independent hospitality management company operating resorts, conference centers, and lifestyle hotels. Comparable to HP Hospitality in operating independent boutique and resort assets, but with deeper capital resources and broader geographic footprint.
• Aimbridge Hospitality: Largest U.S.-based third-party hotel management company with a portfolio spanning luxury to focused-service. Overlaps with HP Hospitality in third-party management services, but at a vastly larger scale and broader brand mix.
• Davidson Hotels & Resorts: Full-service hospitality management company operating lifestyle, luxury, and resort properties. Comparable to HP Hospitality's hotel and association management offering for independent and lifestyle assets, particularly in resort destinations.
• Hersha Hospitality Management: Operator of boutique and lifestyle hotels (formerly Hersha Hospitality Trust's operating platform), focused on independent and soft-branded urban and resort hotels. Comparable boutique-hotel repositioning play, though the underlying platform is now part of a much larger enterprise (Cayuga).
• TPG Hotels & Resorts: Third-party hotel management and investment firm operating branded and independent properties. Comparable to HP Hospitality in providing asset management, renovation oversight, and repositioning services to hotel owners and investors.
• Crescent Hotels & Resorts: Independent hotel and resort management company with significant boutique and lifestyle exposure. Comparable third-party management model to HP Hospitality, with greater scale and a national footprint.

Direct peers

• Pyramid Hotel Group: Boston-based third-party hotel management company operating branded, soft-branded, and independent boutique properties. Directly comparable to HP Hospitality's third-party management and association management services.
• Noble House Hotels & Resorts: Privately held owner-operator of boutique and luxury independent hotels and resorts with a portfolio spanning the U.S. and Latin America. Directly comparable to HP Hospitality in acquiring, rebranding, and operating independent boutique properties in destination markets.
• Charlestowne Hotels: Independent hotel management company specializing in soft-branded and boutique lifestyle properties. Comparable to HP Hospitality in targeting owner-investors of 20–100 room boutique assets and providing full-service asset management, repositioning, and revenue optimization.

Market position

Strengths4 records

Weaknesses4 records

Competitive moat3 records

Key risks6 records

Key highlights6 records

Customer concentration

• LinkedInlinkedin.com/company/35600833

Revenue estimate

Valuation estimate

Number of profiles

Profiles8 records

Funding overview

Funding rounds

Investors

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

M&A

Investments

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

Frequently asked questions about Heritage Park Hospitality