HVS Market Report – The Minneapolis-St. Paul MSA A Lagging Restoration

Hilton Minneapolis - Exterior
  Hilton Minneapolis

In contrast to different main markets within the U.S., the Twin Cities metro space has struggled to bounce again from the pandemic, unfavourable security perceptions, and the addition of latest motels. Nevertheless, optimistic advertising and marketing campaigns, publicity from nationwide sporting occasions, a robust conference outlook, and the potential for internet hosting the World Expo in 2027 ought to help a rebound for this lodging market.


Present Market Situations

Popping out of previous recessions, the various employment base has benefited the Minneapolis-St. Paul market. Main employers inside the medical know-how, shopper items, healthcare, higher-education, monetary, and shopper items industries and sectors have traditionally generated a ample degree of resort demand. The pure fantastic thing about the realm attracts outside lovers, its central U.S. location makes it a handy vacation spot for conventions, and the Mall of America attracts guests from all over the world.

Sadly, in 2021 and early 2022, leisure demand was the one section to point out a robust restoration, with much less company visitors in Downtown Minneapolis and St. Paul and a lull in conference occasions. Nevertheless, group bookings picked up in late 2022 and stay sturdy for the subsequent a number of years, as reported by the Minneapolis Conference Middle. Moreover, many massive sporting occasions, concert events, and festivals scheduled in 2023 are anticipated to generate extra demand within the metro space. Moreover, an announcement can be made this summer time relating to the host metropolis for the World Expo 2027, with Bloomington as certainly one of 5 finalists.

New Provide

  • The luxurious 4 Seasons opened in Downtown Minneapolis in June 2022, together with six different motels, together with the Resort Indigo (former Crowne Plaza), for a complete of 875 new rooms.
  • The luxurious West Resort is anticipated for the North Loop within the fall of 2023.
  • Whereas no new motels opened in Downtown St. Paul in 2022, a 120-room Courtyard by Marriott is scheduled to open in 2023 adjoining to the Xcel Power Middle.

Further resort initiatives have been introduced across the metro space; nonetheless, the quantity of latest resort growth is nowhere close to the extent realized between 2014 and 2018, and we don’t anticipate important provide progress to return with no substantial change in market circumstances, decrease building prices, and extra favorable financing.

Minneapolis-St. Paul MSA vs. Prime 25 U.S. Markets

Largely on account of seasonality, this MSA has all the time carried out beneath the highest 25 U.S. markets in RevPAR. Nevertheless, in 2020 and 2021, the low cost to the nationwide RevPAR widened on account of a big loss in occupancy. The Twin Cities struggled greater than different city markets with the return of company and group demand in 2021 and early 2022 on account of public notion relating to lack of security within the metro space. Luckily, leisure journey made up for a number of the misplaced demand, leading to a rebound to pre-pandemic ADR ranges in 2022. We anticipate some normalization within the close to time period as the highest 25 markets stabilize and Minneapolis-St. Paul continues to rebound.

Minneapolis-St. Paul MSA RevPAR in Comparability to Prime 25 Markets’ RevPAR

Minneapolis-St. Paul MSA RevPAR in Comparison to Top 25 Markets’ RevPAR

Supply: STR International, STR Month-to-month Resort Evaluation

The gradual return to workplace pattern is a priority, as company demand stays beneath pre-pandemic ranges, notably within the city cores. In line with the Minneapolis Downtown Council’s 2022 annual report, almost 64% of downtown workers are returning to work in some capability every week, which is up greater than 56% from the prior years. The influence of fewer company vacationers is most evident in day-of-week occupancy statistics, with Thursday by Saturday registering considerably greater occupancy ranges than different days of the week.
With extra firms implementing in-office necessities, we anticipate company demand will proceed to slowly rebound, albeit remaining beneath prior ranges. Nevertheless, the inflow of sturdy leisure demand because the onset of the pandemic is anticipated to fill in softer days of the week, serving to to spherical out a number of the misplaced company demand.
Given the absorption of latest provide, a positive conference outlook, the recognition of the realm for sporting occasions, and the amount and variety of main employers within the Minneapolis-St. Paul metro space, in addition to the restricted quantity of latest provide within the instant pipeline, we anticipate occupancy to return to the mid-60s inside the subsequent two years. Our forecasts are illustrated beneath.

Historic and Forecasted Metrics for the Minneapolis-St. Paul MSA

Historical and Forecasted Metrics for the Minneapolis-St. Paul MSA

Supply: STR (Historic) and HVS (Forecast)

Resort Transactions

Because the resort efficiency indices stay considerably depressed, it’s an opportunistic time for consumers to enter the Minneapolis-St. Paul market. Some latest transactions have been at a reduction to prior sale costs:

  • The Marriott Southwest offered in December 2022 for roughly $74,000 per room, a 28% low cost to the 2014 value.
  • The Sheraton Bloomington offered in July 2022 for $53,000 per room, a 22% low cost to the 2013 value.

Nevertheless, Monarch Different Capital bought the Resort Ivy for $226,000 per key in March 2022, which was a 53% premium over the 2013 sale value. This premium was reflective of a renovated luxurious property.

Most just lately, the Hilton Minneapolis was transferred to its collectors in March 2023 through foreclosures public sale.


The long-term outlook for the Minneapolis-St. Paul resort market is optimistic on account of its various economic system and central U.S. location. Features that bode properly for the market going ahead embody the reserving tempo on the Minneapolis Conference Middle, the recognition of the Mall of America and outside recreation, the sturdy medical-related employment base, the quite a few higher-education establishments, and the variety of Fortune 500 firms.
For extra data, contact Tanya Pierson, MAI, of the HVS Minneapolis workplace.

About Tanya Pierson

Tanya Pierson, MAI, Senior Managing Director of HVS and based mostly within the Minneapolis workplace, has carried out market research, feasibility analyses, and value determinations for over 2,000 motels and resorts in almost each U.S. state, in addition to Canada and the Caribbean. A featured speaker and panelist at main resort conferences, she has additionally lectured on the College of Denver on topical points within the U.S. lodging market. Tanya graduated from the College of Denver with a level in Resort, Restaurant, and Tourism Administration. She is a delegated member of the Appraisal Institute (MAI). Contact Tanya at (303) 588-6558 or tpierson@hvs.com.

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