Originally Posted by
arlflyer
Lol, you say that you disagree with me and then literally make my point...part of the competition for a given property is upmarket competition. If there is no RC, JWM, StR, etc. in the market then there is nowhere upmarket for customers dissatisfied with the existing full-service properties to go, and thus nothing to push those properties to excel. Many conference attendees, lawyers, consultants, etc. have the budget and would be more than happy to stay at a luxury property if it existed.
Not at all. I'm making a very different point. You're making the point of upmarket competition whereas I am making the point that lateral,
i.e., comparable, competition is easily the main driving force. To be clear, while the presence of a Ritz-Carlton or other luxury property can certainly have an effect, I am asserting that the main competitor will be hotels of similar status and cost. The existence of a nearby comparably priced Sheraton Grand is a far greater threat to an underperforming Westin than a Ritz-Carlton or Edition. Simply put, 99% percent of the Westin guests can afford the comparably priced Sheraton, while only a select group of guests can afford the often substantially higher Ritz-Carlton
Some real numbers: this week I stayed at the Los Angeles Westin Bonaventure. The rate was roughly $250/nt as is the Los Angeles Sheraton Grand which is within walking distance and comparably priced, sometimes a little higher, sometimes a little lower. By contrast, the nearby Los Angeles Ritz-Carlton is $1,070/nt. The difference between the Westin and Sheraton is $10. At such a small difference, if the Westin goes downhill, 99% of its guests can choose to stay at the Sheraton Grand and vice versa. By contrast, its a fairly safe assertion that far fewer guests have the option of choosing the 1k/night Ritz-Carton as an alternative over the Westin or Sheraton Grand.
Incidentally, I am an attorney and very few attorneys can expense $1,000/night hotel room.