HREC Investment Advisors has arranged the sale of the Embassy Suites Dulles Airport, a 150-suite hotel located at 13341 Woodland Park Road in Herndon, Virginia. The property, which operates under the Embassy Suites flag, sits in the Dulles submarket and is positioned near key corporate and airport-related demand generators.
The seller, Ashford Hospitality Trust, Inc., completed the transaction through its indirect subsidiary, Ashford Dulles LP. According to the company, the hotel was sold for cash consideration of approximately $22.3 million, net of selling expenses. As part of the closing, Ashford Hospitality Trust reported that it paid approximately $20.6 million to the mortgage lender on a loan secured by a portfolio of 13 hotels, including the Embassy Suites Dulles Airport.
HREC Investment Advisors exclusively represented Ashford Hospitality Trust in the sale. The marketing and negotiations were led by Scott Stephens, Mark Morris, and Dana Weinberg. HREC’s team oversaw the buyer outreach and competitive bidding process on behalf of the seller, managing interest from investors evaluating the hotel’s positioning within the broader Dulles-area hospitality market.
In discussing the process, HREC’s Mark Morris noted that the hotel attracted significant attention from prospective buyers across the country. He added that, despite the broad national interest, the leading bidders were companies based in the greater Washington, DC metro area that were familiar with the local market dynamics and long-term demand profile for the asset.
The Embassy Suites Dulles Airport benefits from proximity to a concentration of major corporate users and institutional employers in the Dulles submarket. Demand generators cited for the hotel include Amazon Web Services, Lockheed Martin, Airbus Americas, Peraton, and Walmart. This cluster of large corporate operations supports ongoing lodging demand tied to business travel, corporate meetings, and project-related stays.
The property’s location near Washington Dulles International Airport, combined with its adjacency to these employers, underpins its appeal to investors seeking exposure to the Dulles-area hospitality sector. The transaction also reflects continued capital flows into select-service and all-suites hotels in established suburban submarkets that benefit from a blend of corporate, airport, and regional demand drivers.
While the buyer’s identity and detailed transaction terms were not disclosed, the sale and associated loan paydown highlight how hotel owners are actively managing balance sheets and portfolio-level financing structures. For Ashford Hospitality Trust, the disposition generated cash proceeds net of selling costs and facilitated a reduction in debt tied to a larger multi-asset mortgage loan.
The Embassy Suites Dulles Airport sale underscores the role of specialized hotel investment advisors such as HREC in sourcing bidders, running competitive processes, and aligning disposition strategies with broader capital allocation objectives for publicly traded lodging owners. The deal also illustrates the ongoing investor interest in well-located hospitality assets in the Washington, DC region, particularly in submarkets with strong connectivity to transportation infrastructure and blue-chip corporate tenants.
