# How much does a Comfort Inn or Comfort Suites franchise cost in 2026?

- URL: https://matthewshotelmarkets.com/hotel-franchise-costs/comfort-inn
- Last updated: 2026-09-18
- Author: Nate Solomon, Hospitality Associate, Matthews Hotel Markets (https://matthewshotelmarkets.com/team/nate-solomon)
- Reviewed by: Luke Thompson, VP & Director, Capital Markets (https://matthewshotelmarkets.com/team/luke-thompson)
- Format: Markdown copy of the HTML page at the URL above. Same content, same data source.

---

Choice Hotels' Comfort disclosure document, issued April 1, 2026, estimates $822,951 to $3,335,295 to convert an 80-room hotel to a Comfort Inn or Comfort Suites, and $10,318,405 to $16,302,115 to build an 89-room Comfort Inn, both before real estate. The affiliation fee is $500 per room with a $50,000 minimum. The royalty is 6 percent and the marketing and reservation fee 3.5 percent of gross room revenues.[1]

## Key takeaways

- Affiliation fee: $500 per room, $50,000 minimum, for a new franchise. $750 per room, $65,000 minimum, for a transfer or renewal.[1]
- Royalty: 6.0 percent of gross room revenues. Marketing and reservation fee: 3.5 percent.[1]
- Choice Privileges fee: 4.5 to 5.5 percent of room revenue from rewards members.[1]
- Term: 20 years with no renewal provision. Either side may terminate on set anniversaries with 12 months' notice.[1]
- Fees change every year. Choice's current FDD and the signed franchise agreement govern, not this page.

## From our rate sheet

Matthews Hotel Markets' September 2026 rate sheet records Prime at 7.00% effective September 17, 2026 and the SBA 7(a) maximum allowable rate at 10.00%, the indexes a loan for an affiliation fee, a PIP or a conversion is priced against.[2]

[Matthews Hotel Markets rate sheet](https://matthewshotelmarkets.com/rates)

## What does Choice charge up front for a Comfort franchise?

Choice's 2026 Comfort FDD lists an affiliation fee of $500 per room with a $50,000 minimum for a new franchise, and $750 per room with a $65,000 minimum for a transfer or renewal.[1]

A non-refundable $5,000 application fee is credited toward the affiliation fee. If Choice does not grant the franchise, it refunds the affiliation fee less that $5,000. Choice states that affiliation fees in the 12 months ending December 31, 2025 ranged from $0 to $75,000, and that it has reduced the fee for multi-unit owners, larger properties and owners leaving other chains, without any obligation to do so (Item 5, pp. 22-23).[1]

The mandatory Brand in a Box program costs about $15,150 to $30,000 and covers the choiceADVANTAGE property management system license, its hardware and other pre-opening items. Required training runs $3,345 to $5,295 per person before travel. An extension of the construction or renovation deadline is $5,000 per three months. A waiver from the approved interior design schemes is $20,000, and a non-prototype building design review is another $20,000, payable whether or not the waiver is granted (Item 5, pp. 23-24).[1]

## What are the ongoing Comfort Inn franchise fees?

Choice's 2026 Item 6 lists a 6.0 percent royalty and a 3.5 percent marketing and reservation fee, both on the preceding month's gross room revenues.[1]

Gross room revenues include sleeping rooms, meeting rooms and banquet rooms, guaranteed no-show revenue, early departure and late checkout fees, and business interruption proceeds. Food and beverage sales and taxes are excluded. Choice may raise the marketing and reservation fee for inflation or cost increases if the increase applies to all or most of its U.S. hotels. The royalty and liquidated damages are the only fees Choice says are not subject to change (Item 6, pp. 25, 38-39).[1]

Loyalty and distribution charges sit on other bases. The Choice Privileges fee is 4.5 to 5.5 percent of room revenue from rewards members, varying with the hotel's enrollment performance. Choice Accelerate is 3 percent of gross room revenue from stays booked through direct online channels. Third-party distribution is $4.00 per consumed reservation from directly connected online travel agents, and global distribution system reservations are currently $7.70 each (Item 6, pp. 26-28).[1]

Technology and revenue management are mandatory. The property technology and service fee is $10.10 per room per month, with a $650 minimum and a $950 maximum. ChoiceROCS revenue management runs $970 to $1,900 per month, bundled with the ChoiceMAX pricing software at $400 to $525 per month, and ChoiceMAX set-up is $2,500 (Item 6, pp. 29-31).[1] These charges apply to different bases, so they cannot be added into one rate.

## How much does it cost to convert to or build a Comfort Inn?

Choice's 2026 Item 7 estimates $822,951 to $3,335,295 to convert an 80-room hotel to a Comfort brand, which Choice states as $10,287 to $41,691 per room.[1]

Property improvements are the largest conversion line at $600,000 to $2,411,000. Choice bases that on a typical property improvement plan and says it excludes deferred maintenance such as the parking lot, HVAC and exterior, and excludes the labor for the improvements. Choice issues a customized plan on application and says actual costs may fall outside the range (Item 7, pp. 39-41).[1]

For new construction, Choice estimates $10,318,405 to $16,302,115 for an 89-room Comfort Inn or Comfort Inn and Suites, or $115,937 to $183,170 per room, and $11,478,095 to $18,328,875 for an 89-room Comfort Suites, or $128,967 to $205,942 per room. Both exclude real estate, sitework, general conditions and general contractor fees (Item 7, pp. 42-48).[1] Financing for this work is covered at [brand conversion financing](https://matthewshotelmarkets.com/hotel-financing/brand-conversion-financing) and [PIP and renovation loans](https://matthewshotelmarkets.com/hotel-financing/pip-and-renovation-loans). The plan itself is defined at [PIP](https://matthewshotelmarkets.com/glossary/pip).

## How long is a Comfort Inn franchise agreement, and can I get out early?

The Comfort franchise term is 20 years from the opening date, the FDD lists no renewal provision, and both parties hold termination rights on set anniversaries.[1]

For a hotel that is not newly built, either the franchisee or Choice may terminate on the 5th, 10th and 15th anniversaries of the opening date. For a newly built hotel the windows are the 10th and 15th anniversaries. Either side must give at least 12 months' written notice, and the franchisee must keep paying all fees through the end. An owner who takes Choice's developer incentive waives the 5th anniversary window unless the incentive note is a five-year note, and Choice waives its own in the same case. For a replacement agreement on an existing Comfort hotel, Choice may offer a term shorter than 20 years (Item 17, pp. 77-78).[1]

If Choice terminates for the franchisee's default after opening, liquidated damages are the greater of $85 per room per month, or the average monthly gross room revenues for the last 12 months times the royalty rate, in each case multiplied by the months until the next penalty-free termination date, capped at 36 months. Before opening, the amount is the room count times 36 months times $85. Continued use of the marks after termination costs $2,500 per day (Item 6, p. 38).[1]

## What happens to the Comfort franchise when I sell the hotel?

Choice must approve any transfer of more than 5 percent of the ownership, and a buyer of a controlling interest signs Choice's then current franchise agreement and pays a relicensing fee.[1]

Item 6 sets the transfer fee for 50 percent or more of the equity at the then current affiliation fee or $65,000, whichever is greater. The buyer also pays a $3,000 property improvement plan fee for the inspection and the plan that is written into the buyer's agreement, $995 for relicensing training, and a $500 property management system database clean-up fee. A transfer of less than 50 percent carries a $7,500 assumption fee and a $3,000 change of ownership fee. A transfer to a close family member on death or disability carries an application fee of up to $7,500 (Item 5, p. 23; Item 6, pp. 29, 32-33; Item 17, p. 79).[1]

The buyer must meet Choice's qualifications for new franchisees, and the hotel must meet the then current brand image and standards (Item 17, p. 79).[1] A lender comfort letter is $2,500, plus $500 if needed within one to three days (Item 6, p. 32).[1] Choice-flagged hotels on the market are listed at [Choice Hotels for sale](https://matthewshotelmarkets.com/hotels-for-sale/choice), and the flag decision is weighed at [Should I buy a branded or independent hotel?](https://matthewshotelmarkets.com/buy-a-hotel/branded-vs-independent).

## What does Choice's Item 19 say about Comfort hotel performance?

Choice's 2026 Item 19 reports that 1,581 Comfort hotels in its performance sample averaged 59.7 percent occupancy, a $107.62 average daily rate and $64.28 RevPAR in 2025.[1]

There were 1,643 open Comfort hotels in the United States at December 31, 2025, all franchised. The performance sample is the 1,581 that were operating on or before January 1, 2025, excluding hotels that repositioned from another Choice brand during 2025, had at least 30 days of incomplete data, or were interrupted for more than 30 consecutive days. The median RevPAR was $62.63, the range was $17.80 to $239.88, and 731 hotels, or 46.2 percent, met or exceeded the average (Item 19, pp. 82-83).[1]

By brand, 1,042 Comfort Inn and Comfort Inn and Suites hotels averaged $63.12 RevPAR, and 539 Comfort Suites averaged $66.53. Choice also reports an average total Choice enterprise contribution of 81.3 percent of gross room revenues and an average Choice Privileges contribution of 51.8 percent. The enterprise figure counts online travel agent bookings made through Choice's negotiated relationships (Item 19, pp. 83-86).[1]

Choice states that the figures come from information franchisees provided, and that they do not reflect cost of sales or operating expenses that must be deducted to obtain net income or profit (Item 19, p. 86).[1] This page draws no profit conclusion from them. The measures are defined at [RevPAR](https://matthewshotelmarkets.com/glossary/revpar) and [ADR](https://matthewshotelmarkets.com/glossary/adr).

## Comfort Inn, Comfort Inn and Suites and Comfort Suites franchise fees, 2026 FDD issued April 1, 2026

| Fee | Amount | Where in the FDD |
| --- | --- | --- |
| Affiliation fee, new franchise | $500 per room, $50,000 minimum; $5,000 application fee credited toward it[1] | Item 5, pp. 22-23 |
| Affiliation fee, transfer or renewal | $750 per room, $65,000 minimum[1] | Item 5, p. 22 |
| Royalty fee | 6.0% of gross room revenues[1] | Item 6, p. 25 |
| Marketing and reservation fee | 3.5% of gross room revenues[1] | Item 6, p. 25 |
| Choice Privileges rewards program fee | 4.5% to 5.5% of room revenue from rewards members[1] | Item 6, p. 26 |
| Choice Accelerate (direct online bookings) | 3% of gross room revenue from stays booked through direct online channels[1] | Item 6, p. 26 |
| Third-party distribution and GDS | $4.00 per consumed reservation; GDS currently $7.70 per reservation[1] | Item 6, pp. 27-28 |
| Property technology and service fee | $10.10 per room per month, $650 minimum, $950 maximum[1] | Item 6, p. 29 |
| Revenue management (mandatory) | ChoiceROCS $970 to $1,900 per month; ChoiceMAX $400 to $525 per month, bundled[1] | Item 6, p. 30 |
| Transfer fee, 50% or more of equity | Then current affiliation fee or $65,000, whichever is greater[1] | Item 6, p. 33 |
| Property improvement plan fee on transfer | $3,000[1] | Item 6, p. 32 |
| Liquidated damages, after opening | Greater of $85 per room per month or average monthly gross room revenues times the royalty, times months to the next termination window, up to 36[1] | Item 6, p. 38 |
| Estimated initial investment, 80-room conversion | $822,951 to $3,335,295; $10,287 to $41,691 per room, excluding real estate[1] | Item 7, p. 41 |
| Estimated initial investment, new 89-room Comfort Inn | $10,318,405 to $16,302,115; $115,937 to $183,170 per room, excluding real estate[1] | Item 7, p. 44 |
| Estimated initial investment, new 89-room Comfort Suites | $11,478,095 to $18,328,875; $128,967 to $205,942 per room, excluding real estate[1] | Item 7, p. 48 |

## Worked example

**Hypothetical: a year of Comfort brand fees on assumed room revenue**

Hypothetical. Assume an 80-room Comfort Inn earns $2,500,000 of gross room revenues in a year. The revenue figure and the member share below are assumptions for arithmetic. They are not forecasts and they are not figures from the FDD.

Royalty fee at 6.0 percent: $2,500,000 x 0.06 = $150,000.[1]

Marketing and reservation fee at 3.5 percent: $2,500,000 x 0.035 = $87,500.[1]

Together: $237,500, or 9.5 percent of room revenue.

Property technology and service fee: 80 rooms x $10.10 = $808 per month, inside the $650 to $950 band, or $9,696 for the year.[1]

If $1,000,000 of that revenue comes from Choice Privileges members, the rewards program fee at 4.5 to 5.5 percent is $45,000 to $55,000.[1] Revenue management fees, Choice Accelerate, per-reservation charges, commissions and training come on top and depend on the hotel's booking channels, so they are not estimated here.

## Frequently asked

### How much does a Comfort Inn franchise cost?

Choice's 2026 FDD lists a $500 per room affiliation fee with a $50,000 minimum, a 6 percent royalty and a 3.5 percent marketing and reservation fee. Item 7 estimates $822,951 to $3,335,295 to convert an 80-room hotel, before real estate.[1]

### Is Comfort Suites more expensive to build than Comfort Inn?

On Choice's 2026 estimates, yes. An 89-room Comfort Suites is $11,478,095 to $18,328,875, against $10,318,405 to $16,302,115 for an 89-room Comfort Inn. Both exclude real estate and sitework.[1]

### What percent of revenue does Choice Hotels take from a Comfort Inn?

Six percent royalty plus 3.5 percent marketing and reservation fee on gross room revenues. Choice Privileges, Choice Accelerate, technology, revenue management and per-reservation charges are billed on other bases on top.[1]

### Can I leave Choice Hotels before the 20 years are up?

The 2026 FDD gives a conversion hotel termination windows on the 5th, 10th and 15th anniversaries of opening, with 12 months' written notice. A new build has the 10th and 15th. Choice holds the same rights.[1]

### I'm buying a Comfort Inn. What does the relicensing cost?

For 50 percent or more of the equity, the then current affiliation fee or $65,000, whichever is greater, plus a $3,000 property improvement plan fee and $995 for relicensing training. The buyer signs Choice's then current agreement.[1]

### Does the Comfort Inn conversion estimate include the whole renovation?

No. Choice says its $600,000 to $2,411,000 property improvements line excludes deferred maintenance such as the parking lot, HVAC and exterior, and excludes labor. The customized plan comes on application.[1]

### Will these Comfort Inn fees be the same next year?

Not necessarily. Choice says all fees except the royalty and liquidated damages are subject to change, and it reissues the FDD every year. The current FDD and the signed agreement govern.[1]

## Who wrote this

[Nate Solomon](https://matthewshotelmarkets.com/team/nate-solomon)

Hospitality Associate, Matthews Hotel Markets

(512) 839-6999 · nate.solomon@matthews.com · [LinkedIn](https://www.linkedin.com/in/nathaniel-solomon-4b2b9125a/)

Reviewed by [Luke Thompson](https://matthewshotelmarkets.com/team/luke-thompson), VP & Director, Capital Markets.

## Sources

1. [Comfort Inn, Comfort Inn and Suites and Comfort Suites Franchise Disclosure Document (issued April 1, 2026): Item 5, pp. 22-25; Item 6, pp. 25-39; Item 7, pp. 39-50; Item 17, pp. 77-80; Item 19, pp. 82-87. Minnesota CARDS document 35771-202604-09, file number 3577, Clean FDD](https://www.cards.commerce.state.mn.us/documents/%7BB0A9219E-0000-C61B-8F69-FDCF9E1C6035%7D/download?documentClass=FRANCHISE_REGISTRATIONS&contentSequence=0) · Choice Hotels International, Inc., filed with the Minnesota Department of Commerce · accessed September 18, 2026
2. [Matthews Hotel Markets September 2026 rate sheet](https://matthewshotelmarkets.com/rates) · Matthews Hotel Markets · accessed September 18, 2026

## Related

### Guide

- [How much does a hotel franchise cost?](https://matthewshotelmarkets.com/hotel-franchise-costs)

### Other questions in this guide

- [How much does a Best Western franchise cost in 2026?](https://matthewshotelmarkets.com/hotel-franchise-costs/best-western)
- [How much does a La Quinta franchise cost in 2026?](https://matthewshotelmarkets.com/hotel-franchise-costs/la-quinta)
- [How much does a Days Inn franchise cost in 2026?](https://matthewshotelmarkets.com/hotel-franchise-costs/days-inn)
- [How do I finance converting my hotel to a new brand?](https://matthewshotelmarkets.com/hotel-financing/brand-conversion-financing)
- [How do I finance a hotel PIP or renovation?](https://matthewshotelmarkets.com/hotel-financing/pip-and-renovation-loans)
- [Should I buy a branded or independent hotel?](https://matthewshotelmarkets.com/buy-a-hotel/branded-vs-independent)

### Terms defined in the [glossary](https://matthewshotelmarkets.com/glossary)

- [Franchise Disclosure Document (FDD)](https://matthewshotelmarkets.com/glossary/franchise-fdd)
- [Hotel Franchise Agreement](https://matthewshotelmarkets.com/glossary/franchise-agreement)
- [PIP (Property Improvement Plan)](https://matthewshotelmarkets.com/glossary/pip)
- [Franchise Comfort Letter](https://matthewshotelmarkets.com/glossary/comfort-letter)

### Our own data

- [Matthews Hotel Markets rate sheet](https://matthewshotelmarkets.com/rates)

Matthews Hotel Markets sells and finances franchised hotels, so we read these disclosure documents alongside owners and buyers.

[Talk through a Comfort conversion or purchase](https://matthewshotelmarkets.com/contact)

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Cite as: Nate Solomon, Matthews Hotel Markets. "How much does a Comfort Inn or Comfort Suites franchise cost in 2026?." https://matthewshotelmarkets.com/hotel-franchise-costs/comfort-inn. Last updated 2026-09-18.