--- title: "Hotel FF\u0026E budget per key" url: https://contractfurniture.us/guides/hotel-ffe-budget-per-key/ --- # Hotel FF&E budget per key > FF&E per guest room by hotel segment from the 2026 HVS U.S. Hotel Development Cost Survey and Marriott's 2026 franchise disclosure documents, with what the budget line covers and a worked example for a 120-room hotel. Facts checked October 26, 2026. Source page: https://contractfurniture.us/guides/hotel-ffe-budget-per-key/ The 2026 edition of the HVS U.S. Hotel Development Cost Survey puts the median FF&E budget at $16,079 per room for limited-service hotels, $18,321 for select-service hotels, $36,752 for full-service hotels and $138,317 for luxury hotels, from budgets for projects proposed or under construction in 2025. Per key means per guest room: the hotel's whole FF&E budget, including the lobby, restaurant and meeting room furniture, divided by the number of rooms. FF&E is short for furniture, fixtures and equipment, the budget line for a hotel's furniture, lighting, softgoods and equipment. The page on [what contract furniture is](/guides/what-is-contract-furniture/) explains the term further. Figures on this page were checked October 26, 2026. They come from two kinds of source, which measure different things, so each row of the table names its source and date. ## FF&E per key by hotel segment HVS, a hotel consulting and valuation firm, reports an average and a median for each of its six categories. Marriott's franchise disclosure documents (FDDs), the documents a franchisor gives to prospective franchisees, give a low-to-high estimate for one prototype hotel of each brand. The Marriott rows use each brand's own description from its FDD. | Segment or brand, as the source names it | FF&E per key | Type of figure | Source and edition | |---|---|---|---| | Limited-service hotels | $18,020 average, $16,079 median | Construction budgets, 2025 projects | HVS U.S. Hotel Development Cost Survey, 2026 edition (July 2026) | | Extended-stay hotels (midscale) | $16,594 average, $16,594 median | Construction budgets, 2025 projects | HVS, 2026 edition (July 2026) | | Extended-stay hotels (upscale) | $24,361 average, $25,661 median | Construction budgets, 2025 projects | HVS, 2026 edition (July 2026) | | Select-service hotels | $22,860 average, $18,321 median | Construction budgets, 2025 projects | HVS, 2026 edition (July 2026) | | Full-service hotels | $43,928 average, $36,752 median | Construction budgets, 2025 projects | HVS, 2026 edition (July 2026) | | Luxury hotels | $118,359 average, $138,317 median | Construction budgets, 2025 projects | HVS, 2026 edition (July 2026) | | All categories | $29,492 average, $20,105 median | Construction budgets, 2025 projects | HVS, 2026 edition (July 2026) | | Fairfield by Marriott, select-service, 120 to 150 rooms | $12,700 to $16,900 | Franchisor's estimated range, furniture and fixtures only | Marriott FDD dated March 31, 2026 | | StudioRes by Marriott, mid-scale extended stay, 124 rooms | $12,400 to $16,100 | Franchisor's estimated range, furniture and fixtures only | Marriott FDD dated March 31, 2026 | | Courtyard by Marriott, select-service, 120 to 150 rooms | $14,000 to $18,600 | Franchisor's estimated range, furniture and fixtures only | Marriott FDD dated March 31, 2026 | | Westin, full-service, 250 rooms | $37,200 to $47,500 | Franchisor's estimated range, furniture and fixtures only | Marriott FDD dated March 31, 2026 | | The Luxury Collection, full-service, 200 rooms | $77,400 to $98,800 | Franchisor's estimated range, furniture and fixtures only | Marriott FDD dated March 31, 2026 | For the smaller prototypes in the same documents, Fairfield's range for an 80 to 110-room hotel is $13,000 to $17,800 per guest room, and Courtyard's is $14,900 to $20,600. In the HVS table, FF&E makes up 9 to 10 percent of total development cost in the limited-service, extended-stay and select-service categories, 7 percent for full-service and 4 percent for luxury. ## Why the two sources differ HVS compiles construction budgets that developers, owners and lenders gave it for hotels proposed or under construction during 2025, in six product categories. Its FF&E line includes kitchen and laundry equipment and technology and telecommunication equipment along with the furniture. The published report gives the average and the median for each category, without the number of budgets behind each. HVS says the survey is for preliminary cost estimates and comparisons between categories, and cautions against using it for year-to-year comparisons or to price a specific project. Marriott's figures are the franchisor's estimates for one typical, newly built suburban hotel of each brand, and the documents say costs may be higher for larger hotels and for hotels in urban or resort markets. Kitchen and laundry equipment and technology are separate rows in Marriott's tables. For The Luxury Collection, kitchen and laundry equipment is $17,700 to $22,600 per guest room and technology is $8,100 to $17,200 per guest room. Adding those two rows to furniture and fixtures gives $103,200 to $138,600 per guest room, which is closer to the HVS luxury figures. The figures in each FDD are for new construction. The documents say the cost of converting an existing hotel to the brand depends on the property's condition and its property improvement plan, the list of upgrades a franchisor requires. The two sources also sort brands differently. HVS lists Fairfield Inn & Suites by Marriott among the top limited-service brands in its 2025 sample, while Marriott's FDD calls Fairfield by Marriott a select-service hotel. ## What FF&E covers in guest rooms and public areas HVS's budget format lists these items under furniture, fixtures and equipment, and Marriott's FDDs describe what their furniture and fixtures estimate includes. In guest rooms: - Guest room and guest bathroom furniture and fixtures (HVS). - Seating and casegoods, the term for wood or laminate furniture built as boxes and panels, such as dressers and nightstands (Marriott). - Softgoods, the fabric items, including carpeting, drapes and room accessories (HVS). - A flat panel television in each guest room (Marriott). In public areas and meeting rooms: - Public space and meeting room furniture and fixtures (HVS). - Seating, casegoods, and decorative and plug-in light fixtures (Marriott). Across the building and back of house: - Kitchen and laundry equipment (HVS, and a separate row in Marriott's tables). - Technology and telecommunication equipment (HVS, and a separate row in Marriott's tables). - Window treatments, carpet, vinyl wall coverings and interior signage (Marriott). - Procurement fees, freight, warehousing, taxes and installation, with carpet and wall covering installation excluded (Marriott). ## Worked example for a 120-room hotel The figures below are an estimate. Each one multiplies a per-key figure from the table by 120 rooms, with no adjustment for location, design or prices after the source date. | Per-key figure used | Per key | Estimate for 120 rooms | |---|---|---| | HVS 2026, limited-service, median | $16,079 | $1,929,480 | | HVS 2026, select-service, median | $18,321 | $2,198,520 | | HVS 2026, select-service, average | $22,860 | $2,743,200 | | HVS 2026, full-service, median | $36,752 | $4,410,240 | | Marriott 2026 FDD, Courtyard, 120 to 150 rooms, furniture and fixtures | $14,000 to $18,600 | $1,680,000 to $2,232,000 | The Courtyard row covers furniture and fixtures only. The same FDD lists kitchen and laundry equipment at $3,400 to $5,400 per guest room and technology at $192,700 to $307,700 per hotel for that size, which would bring the estimate for 120 rooms to $2,280,700 to $3,187,700. HVS advises adjusting development costs for inflation over the time a hotel takes to develop, which it puts at three to five years. It names FF&E design and procurement firms as the best source of FF&E costs for a specific project. Once the design is set, a quote can be priced from the hotel's furniture schedule, a table of every item with its quantity and the room it goes in. The [page on hotel furniture](/hotel-furniture/) lists what a hotel request can include, and the [checklist for a quote request](/guides/furniture-quote-request-checklist/) covers the details a supplier needs to price it. To price the furniture for a hotel, [open the quote request form with the project type set to Hotel or resort](/#quote?project_type=Hotel%20or%20resort&from=page), and choose Budget pricing only under Needed by if there is no order date yet. ## Sources 1. HVS, [2026 United States Hotel Development Cost Survey (July 2026)](https://www.hvs.com/Print/HVS-US-Hotel-Development-Cost-Survey-2026?id=10509), accessed 2026-10-26 2. MIF, L.L.C. (Marriott International), [2026 Fairfield Franchise Disclosure Document (March 31, 2026)](https://www.hotel-development.marriott.com/ResourceFiles/2026-fdd-document/2026-fairfield-by-marriott-fdd-3-31-2026.pdf), accessed 2026-10-26 3. MIF, L.L.C. (Marriott International), [2026 StudioRes Franchise Disclosure Document (March 31, 2026)](https://www.hotel-development.marriott.com/ResourceFiles/2026-fdd-document/2026-studiores-fdd-3-31-2026.pdf), accessed 2026-10-26 4. MIF, L.L.C. (Marriott International), [2026 Courtyard Franchise Disclosure Document (March 31, 2026)](https://www.hotel-development.marriott.com/ResourceFiles/2026-fdd-document/2026-courtyard-fdd-3-31-2026.pdf), accessed 2026-10-26 5. MIF, L.L.C. (Marriott International), [2026 Westin Franchise Disclosure Document (March 31, 2026)](https://www.hotel-development.marriott.com/ResourceFiles/2026-fdd-document/2026-westin-fdd-3-31-2026.pdf), accessed 2026-10-26 6. MIF, L.L.C. (Marriott International), [2026 The Luxury Collection Franchise Disclosure Document (March 31, 2026)](https://www.hotel-development.marriott.com/ResourceFiles/2026-fdd-document/2026-the-luxury-collection-fdd-3-31-2026.pdf), accessed 2026-10-26