How Much Does a Baymont Inn & Suites Franchise Owner Make?

Owner earnings answer

$51,000–$231,000 per year

For a 74-room, manager-run Baymont Inn & Suites hotel, this is a defensible independent range for estimated pre-tax owner earnings based on 2025 room-revenue performance. The base scenario is approximately $129,000. Baymont Franchise Systems, Inc. does not report owner profit, net income, EBITDA, cash flow, or owner compensation in Item 19, so these figures are estimates rather than franchisor-reported earnings.

Evidence mode: Mode C Confidence: Limited Format: 74-room prototype Performance year: 2025

Data basis

Legal franchisor

Baymont Franchise Systems, Inc., a subsidiary of Wyndham Hotel Group, LLC; its ultimate parent is Wyndham Hotels & Resorts, Inc.

Current disclosure

2026 Franchise Disclosure Document, issued March 31, 2026. Item 19 reports 2025 operating metrics; Items 5, 6, 7, 15, 19, and 20 inform the model.

Item 19 population

223 “Qualified Chain Facilities” among 555 franchised Baymont facilities in the United States and Canada as of December 31, 2025. The franchisor did not publish a U.S.-only Item 19 split.

Benchmarks

CoStar/STR limited-service hotel profitability context, BLS accommodation wage data, IRS travel-accommodation tax statistics, and CBRE hotel operating-cost research.

Date checked

July 20, 2026.

Item 19 reports room-performance measures, not owner earnings. For January 1 through December 31, 2025, the 223 Qualified Chain Facilities recorded average RevPAR of $49.05 and median RevPAR of $47.58. RevPAR is gross room revenue per available room; it does not deduct payroll, housekeeping supplies, utilities, property taxes, insurance, franchise fees, debt service, or any other expense.

The reported cohort combines franchised facilities in the United States and Canada. Qualification required a facility to remain in the system at year-end, pass its most recent quality-assurance inspection or not yet have one, and meet a specified social-review threshold. The Item 19 population therefore is not the full system and is not a U.S.-only sample. Thirty-two facilities that left the system during 2025 were excluded.

Source: Baymont Franchise Systems, Inc. 2026 Franchise Disclosure Document, Item 19, pp. 88–91. The median RevPAR is used directly; it is not calculated by multiplying the separately reported median ADR and median occupancy.

The manager-run estimate applies three transparent revenue-and-margin combinations to a 74-room hotel. Conservative, Base, and Upside are analytical scenarios, not probabilities and not forecasts. The revenue anchor is Item 19 median RevPAR; the cash-margin assumptions are 5%, 10%, and 15% after normal property-level operating expenses and recurring franchise charges.

• Revenue anchor: Base gross room revenue is $47.58 median RevPAR × 74 rooms × 365 days = $1,285,135.80. The Conservative and Upside revenue inputs are an explicit 80% and 120% modeling spread because Item 19 does not provide quartiles.
• Margin anchor: The 5%, 10%, and 15% pre-tax cash margins are editorial assumptions. They are lower than the 35%–40% gross operating profit range that CoStar/STR cites for limited-service hotels because GOP is not owner cash flow and the CoStar benchmark does not provide a Baymont-specific treatment of recurring franchise charges, ownership costs, reserves, or financing.
• Fee treatment: The final scenario margins are intended to include the 5% Royalty, 3.5% System Assessment Fee, normal manager pay, and a broad allowance for technology, loyalty, distribution, property tax, insurance, and replacement-reserve costs. The 8.5% base recurring charge is not subtracted a second time.
• Cash definition: Estimated pre-tax owner earnings are cash available after modeled normal unit-level expenses and recurring franchise fees, but before interest, loan principal, depreciation, major renovation spending, and personal income taxes.

Interpretation: Revenue and margin move together in this sensitivity model, so the chart illustrates a defensible range—not a predicted distribution. The base midpoint is not labeled “most likely.”

Sources: Baymont Franchise Systems, Inc. 2026 FDD, Items 6, 7, and 19; CoStar/STR hotel margin context; scenario margins are independent editorial assumptions.

The 100-room figures illustrate the conversion format listed in Item 7. They do not imply that earnings scale perfectly with room count: conversion condition, local demand, labor structure, property taxes, insurance, management agreements, and renovation obligations may dominate the room-count effect.

An active owner who replaces a paid lodging manager could have an estimated owner-operator benefit of approximately $119,000–$298,000. This is not pure business profit. It combines the manager-run residual cash estimate with the market value of management labor performed by the owner.

Item 15 says personal operation is not mandatory, although Baymont recommends it. A non-operating owner must use an experienced individual manager or management company, and Baymont may require an approved third-party manager when the owner lacks significant hotel-management experience or receives a development incentive. The owner-operated case is therefore conditional, not automatically available to every buyer.

Manager-run pre-tax owner earnings Owner-operator benefit

Interpretation: The owner-operator increment compensates the owner for providing management labor. It should not be treated as passive income, an extra distribution, or a saving available when Baymont requires a third-party manager.

Sources: Baymont Franchise Systems, Inc. 2026 FDD, Item 15, p. 82; BLS 2025 accommodation-industry lodging-manager wage data. The wage proxy does not add employer payroll taxes or benefits.

The largest uncertainty is the gap between Item 19 room revenue and a property-specific, fully reconciled owner cash-flow statement. Baymont does not disclose payroll, utilities, housekeeping, breakfast, repairs, management fees, property taxes, insurance, rent, reserve requirements, or debt costs for the Item 19 cohort.

The broad external evidence also shows why one universal margin would be misleading. CoStar/STR’s 35%–40% limited-service GOP range is an operating benchmark, not a franchise-owner cash margin. IRS 2023 Schedule C statistics for “Travel accommodation” show an aggregate net margin of approximately -11.6% across sole proprietorships with and without net income, versus approximately 17.8% among those reporting net income. Those IRS groups include hotels, motels, and bed-and-breakfast inns of varied size and are not a Baymont cohort, so they are used only as an uncertainty cross-check.

Cost pressure can move results quickly. In a preliminary sample of 2,600 U.S. hotels, CBRE reported that 2024 insurance premiums rose 17.4%, property-tax payments rose 4.3%, and combined salaries, wages, and benefits rose 4.8%. Booking commissions and loyalty costs also affect the net value of each occupied room.

• Sample selection: only 223 of 555 U.S.-and-Canada facilities qualified, and facilities that left during 2025 were excluded.
• Geographic mismatch: Item 19 does not separate U.S. performance from Canadian performance, although this article models a U.S. owner.
• Property mismatch: a 74-room new construction hotel and a 100-room conversion can have materially different renovation, maintenance, staffing, tax, and insurance burdens.
• Channel cost: Item 6 lists base recurring fees plus reservation, agency, loyalty, technology, and other charges whose effective burden depends on booking mix and program use.
• Capital and financing: loan interest, principal, rent, major renovations, and property-improvement plans can materially reduce cash available to the owner but are not included in the published range.

A buyer should replace every scenario assumption with property-specific evidence before making an investment decision. The most useful documents are the franchisor’s Item 19 substantiation, historical property operating statements, a local market study, written fee schedules, current insurance and tax quotes, and interviews with owners of comparable Baymont hotels.

• Ask Baymont Franchise Systems, Inc. for written substantiation supporting Item 19 and confirm whether any U.S.-only, room-count, region, conversion, or property-age cuts are available.
• For an existing hotel, reconcile at least three years of monthly room revenue, occupancy, ADR, RevPAR, payroll, utilities, commissions, loyalty charges, repairs, insurance, property taxes, management fees, and capital spending.
• Calculate the effective Item 6 burden from the actual reservation mix—not just the 5% Royalty and 3.5% System Assessment Fee.
• Confirm whether the owner is permitted and qualified to act as general manager or whether an approved individual manager or management company will be required.
• Interview current and former franchisees from Item 20 about manager compensation, staffing, renovation cycles, insurance, property taxes, and cash retained after recurring fees.
• Keep debt service and personal taxes in separate schedules. Do not treat the pre-tax operating estimate as after-tax take-home pay.