College Campus Hotels for the 21st Century
An "Old" Hotel Type Gets a New Twist
By Paul Breslin Managing Director, Horwath HTL | December 2016
Co-authored by Oliver Tang, Analyst, Horwath HTL
Generally, any hotel that uses a nearby educational institution as the primary demand generator can be considered a campus hotel; however, the scope of this article focuses on hotels that are directly affiliated with an educational institution, often a college or university.For each campus hotel project, developers should fully understand the school's vision to create a property that not only meets the design requirements and educational purposes, but is also economically sustainable. On the other hand, operators should have appropriate revenue management practice, leverage school's internal resources, and manage student employees with extra emphasis on scheduling and training.
The concept of campus hotels is not a new one. In 1923, the American Hotel Association proposed a "practice hotel" for Cornell's then newly-established hospitality program. For many years, because there are only a limited number of this kind of properties, there has not been significant study on this topic. However, in recent years, the industry has seen increasingly more joint ventures or other types of partnerships between educational institutions and developers all around the country. There are several reasons that contributed to this trend:
- The boutique lifestyle hotel movement in the hospitality industry requires
many older campus hotels to be renovated or upgraded.
- More and more universities and colleges started offering or expanding their
hospitality programs, and having a hotel can add practical value to these
The hospitality industry is becoming more segmented in terms of branding, product offering and affiliated demand generators, and special considerations are required for the development and operation of each type. Corresponding to this need, the industry boasts developers who solely focus on campus hotels. For example, a Chicago based hotel chain, Graduate Hotels, has been developing college-themed hotels since 2014. SMART hotels, a hotel development company based in Cleveland, started their campus hotel specific development service in 2010.
Many educational institutions perceive their campus hotels much more than just a lodging facility; most campus hotels are considered an integral part of the school or program. Schools not only utilize these hotels in the traditional manner, but also use them to provide hands-on working experience for hospitality students. In some cases, the campus hotels have even become the activity and social center of the campus.
Contrary to many hotel guests' assumptions, campus hotels can offer high standards of service and product. Some are 4 diamond-rated luxury properties, and some have high-end meeting facilities and equipment. Examples in the U.S. include the Hotel at Auburn University & Dixon Conference Center in Auburn University in Alabama, the Kellogg Hotel & Conference Center at Michigan State University in Michigan, Morris Inn at University of Notre Dame University in Indiana, and Statler Hotel at Cornell University in New York. The following sections will discuss some of the most important considerations in the development and operation of campus hotels.