What SBA's own loan files show about hotel and motel lending in the Winston-Salem, NC Metro Area, and what a feasibility study for a project there has to test.
In the Winston-Salem, NC Metro Area the hotel and motel class holds the top place among asset types, while its location quotient of 3.35x marks how far it outweighs its national share of lending. The record has 37 loans and $97.1 million approved across FY2017 to FY2026. Winston-Salem ranks 52 of 807 across the national field of areas. The median loan, at $2.6 million, is 1.22x the national median, so these hotels also run larger than the typical financed hotel elsewhere.
Half of the loans fall between $1.7 million and $3.4 million. A franchise share of 86.5% means nearly every property carried a brand flag, so a new proposal should either accept that pattern or justify an independent flag against it. Loan Analytics withholds the program split, and no count of 7(a) or 504 loans is shown. The lender picture is narrow: under 7(a), SBA shows GBank as current holder of 19 loans worth $54.0 million. That records where the paper sits today and offers no reading of the bank's policies. It does mean that a large share of this class's dollars rests with one holder, which is a feature of the data and not a signal of anything else.
Forsyth County, NC accounts for 19 loans and Davidson County, NC for 12. Only two years print individually, FY2017 with 6 loans and $13.8 million and FY2024 with 5 loans and $8.3 million. The other years stay hidden at Loan Analytics because each rests on too few loans. A withheld year does not mean loans were absent, and two years show no direction.
Winston-Salem hotels carry no printed cancellation or charge-off rate; Loan Analytics withholds any rate whose cohort is below 30 loans, and this one is. Because hotels and motels share one industry code, limited-service and full-service properties sit together in these figures. A study here should test whether guests will pay the rate the property needs, the competing supply near the site, construction or acquisition cost for a loan close to the $2.6 million median, and net income after franchise fees and reserves set against debt service in a slow year. It also has to support the appraisal that the lender weighs against the request. The page records earlier loans and holds out no approval.
| Loans approved, FY2017 to FY2026 | 37 |
|---|---|
| Gross dollars approved | $97.1 million |
| Median loan | $2.6 million |
| Middle half of loans, from | $1.7 million |
| Middle half of loans, to | $3.4 million |
| SBA 7(a) loans | withheld |
| SBA 504 loans | withheld |
| Franchise share of loans | 86.5% |
| Rank among metro and micro areas for hotel and motel loans | 52 of 807 |
| Rank of hotel and motel among the classes in this area | 1 of 39 |
| Location quotient (share of loans against the national share) | 3.35x |
| Median loan against the national median for the class | 1.22x |
| Cancelled after approval, FY2017 to FY2024 approvals (a floor) | not reported: fewer than 30 loans in the cohort |
|---|---|
| Charged off to date, FY2017 to FY2021 disbursed loans (a floor) | not reported: fewer than 30 loans in the cohort |
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 Winston-Salem, NC Metro Area, by fiscal year
| Fiscal year | Loans | Dollars |
|---|---|---|
| FY2017 | 6 | $13.8 million |
| FY2018 | withheld | withheld |
| FY2019 | withheld | withheld |
| FY2020 | withheld | withheld |
| FY2021 | withheld | withheld |
| FY2022 | withheld | withheld |
| FY2023 | withheld | withheld |
| FY2024 | 5 | $8.3 million |
| FY2025 | withheld | withheld |
| FY2026 | withheld | withheld |
| Lender | Loans | Dollars |
|---|---|---|
| GBank | 19 | $54.0 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.
| County | Loans |
|---|---|
| Forsyth County, NC | 19 |
| Davidson County, NC | 12 |
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-49180-C07.
A worked example of the feasibility study a lender would read for a hotel project in North Carolina, financed with a conventional bank loan.
Loan Analytics prepares the feasibility study a lender reads before it commits: for a hotel and motel project in the Winston-Salem, NC 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.
Start with the data.
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