Hotel Feasibility Study in the San Antonio-New Braunfels, TX Metro Area

What SBA's own loan files show about hotel and motel lending in the San Antonio-New Braunfels, TX Metro Area, and what a feasibility study for a project there has to test.

Daniel Smith, MAI

San Antonio: hotel and motel

San Antonio approved hotel and motel loans: 97 in FY2017 to FY2026, worth $269.6 million. San Antonio ranks 14 of 807 for the class on 97 loans among metro areas; in San Antonio, the class ranks 4 of 39. San Antonio's location quotient reads 1.51x on 97 loans: a far heavier concentration. In San Antonio, ranks and the 1.51x quotient, from 97 loans, distinguish the class; San Antonio size is 1.28x the national median.

$2.8 million marks the median of 97 loans, well above the national figure (1.28x), and $1.6 million to $3.9 million bounds San Antonio's middle half. Of 97 loans in San Antonio, 86 used 7(a) and 11 used 504. 77.3% is the franchise share of 97 loans; the rest are independents.

San Antonio's 7(a) table, 11 loans at Wallis Bank, $32.4 million; 7 at US Metro Bank, $18.1 million; 5 at Readycap Lending, LLC, $15.2 million; 5 at PromiseOne Bank, $12.1 million. San Antonio: holders under 5 loans go unnamed. San Antonio county counts, 97 loans: Bexar County, TX 83; Comal County, TX 5.

The San Antonio loans' fate

Of 97 loans, San Antonio withholds cancellations, not zero. San Antonio charge-offs: too few, not zero. San Antonio floors may rise with open loans. San Antonio approvals ran from 13 loans and $22.6 million in FY2017 to 8 loans and $18.6 million in FY2026, peaking at 17 in FY2021 and dipping to 6 in FY2024. San Antonio loans per year: FY2017 13, FY2018 13, FY2019 8, FY2020 9, FY2021 17, FY2022 8, FY2023 7, FY2024 6, FY2025 8, FY2026 8. Yearly dollars: FY2017 $22.6 million, FY2018 $34.1 million, FY2019 $28.2 million, FY2020 $29.7 million, FY2021 $48.1 million, FY2022 $28.2 million, FY2023 $21.5 million, FY2024 $18.7 million, FY2025 $20.0 million, FY2026 $18.6 million.

San Antonio: the study's tests

For 97 approvals in San Antonio, appraisers value the going concern. San Antonio approvals ran from 6 in FY2024 to 17 in FY2021; for San Antonio, plan for eventless years. San Antonio's quotient, 1.51x: count rivals by class. Across 97 loans, occupancy and rate in San Antonio carries $2.8 million. San Antonio: facing weak months, debt service holds with $269.6 million approved. For 97 loans in San Antonio, lobby costs outside $1.6 million to $3.9 million need cases.

San Antonio's 97 loans mix hotels with motels. San Antonio's 97 loans are placed by project county. San Antonio follows the July 2023 delineation. San Antonio drops unplaceable counties from $269.6 million. Treat 97 loans as a guide to San Antonio, not a census.

SBA hotel and motel loans in the San Antonio-New Braunfels, TX Metro Area

Loans approved, FY2017 to FY2026	97
Gross dollars approved	$269.6 million
Median loan	$2.8 million
Middle half of loans, from	$1.6 million
Middle half of loans, to	$3.9 million
SBA 7(a) loans	86
SBA 504 loans	11
Franchise share of loans	77.3%
Rank among metro and micro areas for hotel and motel loans	14 of 807
Rank of hotel and motel among the classes in this area	4 of 39
Location quotient (share of loans against the national share)	1.51x
Median loan against the national median for the class	1.28x

Cancellation and charge-off

Cancelled after approval, FY2017 to FY2024 approvals (a floor)	withheld
Charged off to date, FY2017 to FY2021 disbursed loans (a floor)	withheld

Both rates are floors. SBA withholds the status of open loans, so a loan counts as charged off only once SBA reports it; a rate needs at least 30 loans in its cohort and is otherwise not reported.

SBA hotel and motel loans approved in the San Antonio-New Braunfels, TX Metro Area, by fiscal year

Fiscal year	Loans	Dollars
FY2017	13	$22.6 million
FY2018	13	$34.1 million
FY2019	8	$28.2 million
FY2020	9	$29.7 million
FY2021	17	$48.1 million
FY2022	8	$28.2 million
FY2023	7	$21.5 million
FY2024	6	$18.7 million
FY2025	8	$20.0 million
FY2026	8	$18.6 million

Most active SBA lenders

SBA 7(a): lenders by loans approved (the current holder of each loan, as SBA reports it)
Lender	Loans	Dollars
Wallis Bank	11	$32.4 million
US Metro Bank	7	$18.1 million
Readycap Lending, LLC	5	$15.2 million
PromiseOne Bank	5	$12.1 million

Lenders with 5 or more loans here; a lender with fewer is not listed, and loans SBA or a receiver holds are counted but never listed as a lender.

Where the loans are, by county

County	Loans
Bexar County, TX	83
Comal County, TX	5

Counties with 5 or more loans; smaller ones are not listed.

Metro is the CBSA (metropolitan or micropolitan statistical area) of the loan's project county, July 2023 delineation (OMB Bulletin 23-01). The county is matched by name (manifests/ld2/county-cbsa-map.csv); a loan whose county cannot be placed in a 2023 CBSA is left out of every metro.

One code for hotels and motels; limited service and full service cannot be separated.

Shared code: Hotels and motels share 721110.

A value marked withheld rests on fewer than 5 loans, or is withheld so that such a figure cannot be derived from other published figures.

Source: U.S. Small Business Administration, 7(a) and 504 loan-level FOIA files (data.sba.gov), as of 2026-09-30; areas from the U.S. Census Bureau CBSA delineation, July 2023 (OMB Bulletin 23-01); Loan Analytics metro cell MA-41700-C07.

Related feasibility study pages

Loan Analytics prepares the feasibility study a lender reads before it commits: for a hotel and motel project in the San Antonio-New Braunfels, TX Metro Area, financed under SBA 7(a), SBA 504, USDA Business and Industry or a conventional bank loan. Tell us the project and the lender's deadline, and we reply with scope, timeline and fee.

Daniel Smith, MAI

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