Heidi S. Nielsen

Consulting Experience

Heidi Nielsen’s hotel appraisal and consulting work focuses on lodging markets in the southeastern U.S. Heidi’s particular expertise is in working with developers on proposed hotel projects. She specializes in advising not only experienced hotel developers, but also first-time hotel developers who need special guidance. In addition to completing hundreds of hotel assignments, Heidi has attended and helped organize many major hotel industry conferences and written articles on hotel markets in Atlanta, Birmingham, and Charleston. She has also written on the unique dynamics of lodging markets proximate to major U.S. military installations. Heidi is active with the College of Charleston and currently serves on the Hospitality and Tourism Management executive board. In addition, she mentors students, provides guidance on group projects, and serves as a guest speaker in the classroom. Heidi earned her bachelor's degree from the College of Charleston and has front-line hotel experience with The Sanctuary at Kiawah Island Golf Resort. She is a state-certified general appraiser.

Employment History

June 2006 – Present
HVS CONSULTING AND VALUATION SERVICES
Charleston, South Carolina

2005 – 2006
THE SANCTUARY AT KIAWAH ISLAND
Kiawah Island, South Carolina

2005
THREE LIONS PUB
Daniel Island, South Carolina

Education

COLLEGE OF CHARLESTON
Bachelor of Science

Other Specialized Training Classes Completed:

Uniform Standards of Professional Appraisal Practice – 15 hours
Basic Appraisal Principles – 30 hours
Basic Appraisal Procedures – 30 hours
General Appraiser Income Approach – 60 hours
Residential Case Studies and Report Writing – 15 hours
Business Practices and Ethics – 8 hours
General Appraiser Sales Comparison Approach – 30 hours
General Appraiser Site Valuation and Cost Approach – 30 hours
General Appraiser Market Analysis and HBU – 30 hours
General Appraiser Report Writing and Case Studies – 30 hours
Statistics, Modeling, and Finance – 15 hours
Fundamentals of Separating Real, Personal Property, and Intangible Business Assets – 15 hours
Advanced Market Analysis and HBU – 35 hours
Advanced Income Capitalization– 35 hours
FL Law Update – 4 hours
Sales Comparison Approach – 7 hours
Basic Hotel Appraisal – 7 hours
Advanced Hotel Appraisal – 7 hours
Biennial USPAP Updates

Affiliations

Executive Board Member

State Certification

Georgia
North Carolina
South Carolina

Hotels Evaluated

Sample List for Illustrative Purposes

ALABAMA 
Proposed Hilton Garden Inn, Anniston
Proposed Tru by Hilton, Auburn
Baymont Inn, Birmingham
Proposed Aloft, Birmingham
Proposed Holiday Inn, Birmingham
Proposed Staybridge Suites, Birmingham
Days Inn, Centre
Country Hearth Inn & Suites, Dothan
Holiday Inn Express, Fort Payne
Proposed Fairfield Inn by Marriott, Greenville
Quality Inn, Homewood
Embassy Suites, Hoover
Lakeside Inn, Hope Hull
Proposed 4-Star Hotel, Huntsville
Proposed Hyatt Place, Huntsville
Days Inn, Montgomery
Proposed Hilton Garden Inn, Montgomery
Proposed Holiday Inn, Montgomery
Proposed TownePlace Suites by Marriott, Oxford
La Quinta Inn, Prattville
Proposed Hilton Garden Inn, Prattville
Budget Inn & Suites, Thomasville
Holiday Inn Express, Trussville
 
ARKANSAS 
Hampton Inn, Searcy
 
CALIFORNIA 
Best Western, Atascadero
Proposed Element, Palmdale
 
FLORIDA 
Proposed Aloft, Boca Raton
SpringHill Suites, Clearwater
Proposed WoodSpring Suites, Davenport
Proposed SpringHill Suites by Marriott, Fort Myers
Courtyard by Marriott, Jacksonville
DoubleTree by Hilton Hotel Jacksonville Riverfront, Jacksonville
Hilton Garden Inn, Jacksonville
Holiday Inn Express & Suites SE Medical Center, Jacksonville
Hyatt Place Jacksonville Airport, Jacksonville
Motel 6 Jacksonville Orange Park, Jacksonville
Proposed Hyatt Place Jacksonville, Jacksonville
Proposed Hotel, Jacksonville
Proposed Residence Inn by Marriott, Jacksonville
Residence Inn by Marriott, Airport, Jacksonville
Residence Inn by Marriott South Bartram Park, Jacksonville
SpringHill Suites by Marriott, Jacksonville
Studio 6 Jacksonville Baymeadows, Jacksonville
Sun Suites, Jacksonville
Hampton Inn Jacksonville Ponte Vedra Beach Mayo Clinic, Jacksonville Beach
Quality Suites The Royale Parc Suites, Kissimmee
Saratoga Resort, Kissimmee
Proposed Hampton Inn & Suites, Lake Buena Vista
Residence Inn by Marriott, Lakeland
Hilton Garden Inn, Lake Mary
Courtyard by Marriott, Ocala
Fairfield Inn & Suites by Marriott, Ocala
Residence Inn by Marriott, Ocala
Coco Key Hotel & Waterpark, Orlando
Proposed Amalfi, Orlando
Proposed Luxury Hotel, Orlando
Proposed Residence Inn by Marriott, Orlando
Proposed Summerfield Suites, Orlando
Motel 6, Punta Gorda
Residence Inn by Marriott, Sebring
Embassy Suites Tampa Airport Westshore, Tampa
Hampton Inn Veterans Expressway, Tampa
Renaissance Tampa International Plaza, Tampa
 
GEORGIA 
Proposed Hampton Inn & Suites, Adairsville
Cambria, Alpharetta
Embassy Suites, Alpharetta
Proposed Curio, Alpharetta
Proposed Home2 Suites by Hilton, Alpharetta
Proposed Candlewood Suites, Athens
Proposed Four Points, Atlanta
Proposed Moxy/AC Hotel, Atlanta
Proposed Hotel Condo Conversion, Athens
Best Western, Atlanta
Comfort Inn & Suites Airport North, Atlanta
Embassy Suites, Atlanta
Embassy Suites at Centennial Olympic Park, Atlanta
The Glenn Hotel, Atlanta
Hampton Inn, Atlanta
Holiday Inn Express (conversion), Atlanta
Mansion on Peachtree, Atlanta
Meliá, Atlanta
Residence Inn, Atlanta
W Midtown, Atlanta
Country Inn & Suites by Carlson, Augusta
Ecco Suites, Augusta
Holiday Inn Express, Augusta
Partridge Inn, Augusta
Proposed Affordable Suites, Augusta
Proposed Home2 Suites, Augusta
Proposed Residence Inn, Augusta
Staybridge Suites, Augusta
Proposed Quality Inn, Bremen
Proposed Baymont Suites, Brunswick
Proposed Courtyard by Marriott, Buford
Proposed TownePlace Suites by Marriott, Calhoun
Camilla Inn Hotel & Suites, Camilla
Proposed Sleep Inn, Carrollton
Country Hearth Suites, College Park
Proposed Home2 Suites, Columbus
Proposed Fairfield Inn & Suites, Dalton
Proposed Northwest Georgia Trade & Convention Center Hotel, Dalton
Proposed Comfort Inn, Douglas
Proposed Foxhall Resort, Douglas County
Proposed Holiday Inn, Douglasville
Proposed Courtyard by Marriott, Duluth
Proposed Element, Duluth
Proposed Embassy Suites, Duluth
Comfort Inn & Suites Airport Camp Creek, East Point
Proposed Rodeway Inn & Suites, Forest Park
Proposed Sleep Inn, Hiram
Holiday Inn, Jekyll Island
Proposed Four Points, Kennesaw
Proposed Full-Service Hotel, Lawrenceville
Proposed Holiday Inn & Suites, Lithonia
Proposed Hotel & Conference Center, Lookout Mountain
Holiday Hotel, Macon
Value Place, Macon
Value Place West, Macon
Fairfield Inn by Marriott, Milledgeville
Hilton, Norcross
Red Roof Inn, Norcross
Super 8, Norcross
Best Western Bradbury Suites, Pooler
Red Roof Inn, Pooler
Savannah Inn, Port Wentworth
Knights Inn, Richmond Hill
The Brice, Savannah
Country Inn & Suites Savannah Airport, Savannah
Courtyard Savannah Midtown, Savannah
Four Points by Sheraton, Savannah
Hampton Inn, Savannah
Holiday Inn Express Savannah Midtown, Savannah
La Quinta Inn & Suites Savannah Southside, Savannah
La Quinta Inn Savannah I-95, Savannah
La Quinta Inn Savannah Midtown, Savannah
Proposed Holiday Inn Express, Savannah
Proposed Home2 Suites, Savannah
Proposed West Elm Hotel, Savannah
Red Roof Inn & Suites, Savannah
Savannah Suites, Savannah
TownePlace Suites Midtown, Savannah
Comfort Inn, Smyrna
Fairfield Inn & Suites by Marriott, Valdosta
Wingate Inn (Fairfield Conversion), Valdosta
Comfort Inn, Warner Robins
Courtyard by Marriott, Warner Robins
Suburban Extended Stay, Warner Robins
Proposed TownePlace Suites by Marriott, Waycross
 
ILLINOIS 
Hampton Inn, Carbondale
SpringHill Suites by Marriott, Chicago
 
INDIANA 
Comfort Inn & Suites, Indianapolis
Proposed Aloft, Indianapolis
Proposed InterContinental, Indianapolis
Radisson, Indianapolis
Best Western, Kokomo
Relax Inn, Vincennes
Proposed Hotel/Impact Study, West Lafayette
 
MAINE 
Proposed West Elm Hotel, Portland
 
MARYLAND 
Aloft Arundel Mills, Hanover
Element Arundel Mills, Hanover
Proposed Aloft, Hanover
Proposed Element, Hanover
 
MICHIGAN 
Fairfield Inn by Marriott, Bay City
Courtyard by Marriott, Flint
Holiday Inn, Flint
Residence Inn by Marriott, Flint
Hampton Inn, Jackson
 
MISSISSIPPI 
Super 8, Brookhaven
Proposed Embassy Suites, Jackson/Ridgeland
Comfort Suites, Laurel
Comfort Inn, Olive Branch
Sleep Inn, Pearl
Chuka Inn at Dancing Rabbit, Philadelphia
Proposed Hilton Garden Inn, Starkville
 
NEW JERSEY 
Comfort Suites, Budd Lake
 
NORTH CAROLINA 
Proposed Best Western, Bern
Hampton Inn, Cape Hatteras
Courtyard by Marriott, Carolina Beach
Proposed Hampton Inn & Suites, Carolina Beach
Days Inn, Chapel Hill
Proposed Hotel, Chapel Hill
Hyatt Place Charlotte Airport, Charlotte
La Quinta Inn & Suites Charlotte Airport North, Charlotte
La Quinta Inn & Suites Charlotte Airport South, Charlotte
Proposed Aloft, Charlotte
Proposed EVEN, Charlotte
SpringHill Suites, Charlotte
TownePlace Suites, Charlotte Arrowood, Charlotte
Proposed Hotel, Charlotte/Mooresville
Proposed Hotel, Cornelius
SpringHill Suites Raleigh Durham Airport Research Triangle, Durham
Red Roof Inn, Fayetteville
Crestwood Suites Greensboro-Airport, Greensboro
Fairview Inn, Greensboro
Hampton Inn, Greensboro
Lodge America of Greensboro LA-Wendover, Greensboro
Proposed Hotel, Greensboro
Red Roof Inn, Greensboro
Home Towne Suites, Greenville
Quality Inn, Havelock
Holiday Inn Express, Henderson
Red Roof Inn, Hickory
Crestwood Suites, High Point
Proposed Hotel Downtown, High Point
Microtel Inn & Suites, Hillsborough
Proposed Hotel, Kannapolis
Hyatt House Raleigh Durham Airport, Morrisville
Proposed Hotel, Mooresville
Hampton Inn, Morehead City
Proposed Courtyard by Marriott, North Charleston
Lodge America of Raleigh, Raleigh
Marriott Raleigh City Center, Raleigh
Comfort Suites, Rockingham
Proposed Home2 Suites by Hilton, Salisbury
Homewood Suites by Hilton, Wilmington
Homewood Suites by Hilton Mayfaire, Wilmington
Proposed Hotel Indigo, Wilmington
Suburban Extended Stay, Wilmington
Value Place, Wilmington
Proposed Holiday Inn Express, Wilson
Proposed Hotel, Winston-Salem
Proposed Hyatt Place, Winston-Salem
 
OHIO 
Holiday Inn Express, Cleveland
Proposed Residence Inn by Marriott, Dublin
Holiday Inn Express, Sunbury
Residence Inn by Marriott, Worthington
 
OKLAHOMA 
Holiday Inn Express, Jenks
Staybridge Suites, Tulsa
 
PENNSYLVANIA 
Proposed Embassy Suites, Erie
Courtyard by Marriott Downtown, Pittsburgh
Courtyard by Marriott Shadyside, Pittsburgh
SpringHill Suites, Pittsburgh
Courtyard by Marriott, West Homestead
 
SOUTH CAROLINA
 
Comfort Suites, Beaufort
Proposed Boutique Hotel, Beaufort
Comfort Suites Bluffton Hilton Head Area, Bluffton
Hampton Inn, Bluffton
Suburban Extended-Stay Hilton Head, Bluffton
Comfort Inn, Blythewood
Proposed Home2 Suites by Hilton, Blythewood
Proposed Courtyard by Marriott, Cayce
Best Western King Charles Inn, Charleston
Charleston Place, Charleston
Comfort Inn, Charleston
Francis Marion Hotel, Charleston
Hilton Garden Inn Waterfront, Charleston
InTown Suites Ashley Phosphate, Charleston Motel 6 Charleston North, Charleston
La Quinta Inn & Suites Charleston Riverview, Charleston
Proposed 5-Star Hotel, Charleston
Proposed Hilton Garden Inn, Charleston
Proposed Hotel, Charleston
Proposed Limelight Hotel at Seven Calhoun, Charleston
Proposed Marion Square Hotel, Charleston
Proposed Radisson Hotel, Charleston
Value Place, Charleston
Proposed Boutique Hotel, Clemson
Baymont Inn & Suites, Columbia
Comfort Inn, Columbia
Comfort Suites, Columbia
Courtyard by Marriott, Columbia
Days Inn, Columbia
Embassy Suites, Columbia
La Quinta Inn & Suites Columbia Northeast Ft. Jackson, Columbia
Motel 6 Columbia East, Columbia
Motel 6 Columbia West, Columbia
Proposed Aloft, Columbia
Proposed Hotel, Columbia
Proposed Hotel Downtown, Columbia
Proposed Hyatt Place, Columbia
Proposed Staybridge Suites, Columbia
Ramada Inn, Columbia
Scottish Inn, Columbia
Wingate by Wyndham, Columbia
Holiday Inn Express, Duncan
Proposed Hotel, Easley
Proposed Homewood Suites by Hilton, Florence
Proposed Staybridge Suites, Florence
Ramada Inn, Florence
Sleep Inn, Florence
Proposed Cambria Suites, Fort Mill
Hampton Inn, Greenville
Holiday Inn Express, Greenville
La Quinta Inn & Suites Haywood Road, Greenville
Proposed Boutique Hotel, Greenville
Proposed Holiday Inn Express, Greenville
Proposed Hotel Downtown, Greenville
Westin Poinsett, Greenville
Days Inn, Hardeeville
Proposed Select-Service Hotel, Hardeeville
Hilton Head Marriott Resort & Spa, Hilton Head Island
Proposed Courtyard by Marriott, Hilton Head Island
Proposed Residence Inn by Marriott, Hilton Head Island
Days Inn, Ladson
Proposed Sleep Inn-North Charleston, Ladson
Travelodge, Lancaster
Comfort Suites, Lexington
Quality Inn, Lugoff
Holiday Inn Charleston, Mount Pleasant
Proposed Cambria Suites, Mount Pleasant
Proposed Embassy Suites, Mount Pleasant
Aqua Beach Inn, Myrtle Beach
Courtyard by Marriott, Myrtle Beach
Crown Reef Resort Conversion, Myrtle Beach
La Quinta Inn & Suites 48^th Avenue, Myrtle Beach
La Quinta Inn & Suites Broadway Area, Myrtle Beach
Marina Inn at Grand Dunes, Myrtle Beach
Proposed Margaritaville Hotel, Myrtle Beach
Proposed Oceanfront Hotel, Myrtle Beach
Proposed Select-Service Hotel, Myrtle Beach
Staybridge Suites Myrtle Beach West, Myrtle Beach
Value Place, Myrtle Beach
Waikiki Village Motel, Myrtle Beach
DoubleTree Hotel, North Charleston
Fairfield Inn & Suites by Marriott Charleston Airport Convention Center, North Charleston
Hyatt Place, North Charleston
Knights Inn, North Charleston
Proposed Full-Service Hotel, North Charleston
Proposed Home2 Suites by Hilton, North Charleston
Proposed Homewood Suites by Hilton, North Charleston
Proposed Hyatt Place, North Charleston
InTown Suites North Charleston Central, North Charleston
Proposed Home2 Suites by Hilton, North Charleston
Proposed Sleep Inn, North Charleston
Residence Inn by Marriott Charleston Airport, North Charleston
Suburban Extended Stay Airport, North Charleston
Value Place, North Charleston
Proposed Home2 Suites, Orangeburg
Proposed SpringHill Suites by Marriott, Orangeburg
Proposed Tru by Hilton, Orangeburg
Fairfield Inn by Marriott, Orangeburg
Proposed Tru by Hilton, Orangeburg
Proposed Holiday Inn Express, Piedmont
Proposed Ascend Collection Hotel, Port Royal
Hampton Inn, Rock Hill
Proposed Embassy Suites, Rock Hill
Proposed Hyatt Place, Rock Hill
Proposed Legacy Suites, Rock Hill
Proposed Hotel, Seabrook Island
Proposed avid, an IHG Hotel, Summerville
Proposed Courtyard by Marriott, Summerville
Proposed Residence Inn by Marriott, Summerville
Proposed SpringHill Suites by Marriott, Sumter
Proposed Tru by Hilton, Sumter
Holiday Inn Oceanfront, Surfside Beach
 
TENNESSEE 
Proposed Full-Service Hotel, Chattanooga
Americas Best Value Inn, Jellico
Proposed Home2 Suites by Hilton, Knoxville
 
TEXAS 
La Quinta Inn El Paso Cielo Vista, El Paso
Sheraton Downtown, Fort Worth
Candlewood Suites, Texarkana
 
VIRGINIA 
Best Western, Charlottesville
InTown Suites Chesapeake/Greenbrier, Chesapeake
Sun Suites of Chesapeake, Chesapeake
Candlewood Suites, Hopewell
Crestwood Suites, Newport News
Embassy Suites, Richmond
 
WISCONSIN 
Cambria Suites, Appleton
Residence Inn by Marriott, Appleton
Hampton Inn, Janesville
Clearwaters Hotel, Marshfield
Fairfield Inn & Suites by Marriott, Stevens Point
 
WYOMING 
Grand Hotel, Cheyenne

My Articles

Impact Studies

As brands continually add new product types to fill a niche, hotel operators are becoming more aware of the potential threats from within their brand family.

• November 13, 2017 By Heidi S. Nielsen

• Hotel Investments & Ownership , Valuations & Market Studies , Economic Trends and Cycles

Key Takeaways: Hunter Conference

Investors, buyers, bankers, appraisers, and owners gathered at the Hunter Hotel Conference in Atlanta, Georgia, March 22–24, 2017.

• April 3, 2017 By McKenna Luke , Heidi S. Nielsen

• Hotel Investments & Ownership , Travel & Tourism , Economic Trends and Cycles , Hotel Brands

Four Key Takeaways | 2015 North America Tourism & Hospitality Investment Conference (NATHIC)

Foreign Direct Investment in U.S. enterprises has doubled over the past 15 years, a sign of investor confidence in American real estate, including hotels. The NATHIC event also spoke to what moves will set hoteliers ahead in the current market.

• November 16, 2015 By Heidi S. Nielsen , McKenna Luke , Kirby D. Payne

• Hotel Investments & Ownership , Asset Management , Development & Construction , Valuations & Market Studies , Travel & Tourism , Brokerage & Transactions , Economic Trends and Cycles

Five Key Takeaways - Hunter Conference 2015

The 2015 Hunter Hotel Conference shone light on how hoteliers can take advantage of present performance trends and high demand. Experts also raised concern over rising costs and a tipping point for new supply.

• April 13, 2015 By Stacey E. Nadolny , Heidi S. Nielsen , Michael E. Brophy

• Hotel Investments & Ownership , Travel & Tourism , Economic Trends and Cycles , Hotel Brands

Market Intelligence Report 2013 Charleston

Tourism remains a cornerstone for Charleston, with Condé Nast readers ranking the city the top destination in the U.S. and the world. Other developments across the range of Charleston’s economy are also driving hotel demand and average rates.

• September 3, 2013 By Heidi S. Nielsen

• Economic Trends and Cycles

Mustering Military Demand in Southeastern Hotel Markets

Military installations—some expanded, others diminished—in Georgia, South Carolina, and North Carolina are impacting hotel demand and average rates.

• February 27, 2012 By Heidi S. Nielsen

• Valuations & Market Studies , Economic Trends and Cycles

Market Intelligence Report: Charleston, South Carolina

Shipping, health care, higher education, tourism, and the military are just some of the industries that diversify Charleston’s economy and help area hotels fare better than in most other markets during the recession.

• June 19, 2009 By Heidi S. Nielsen

• Valuations & Market Studies , Economic Trends and Cycles

Market Intelligence Report: Birmingham, Alabama

With over $200 million in proposed hotels for the City Center and myriad new developments driving demand, Birmingham’s lodging market has the opportunity to flourish.

• February 6, 2009 By Heidi S. Nielsen

• Development & Construction , Valuations & Market Studies , Economic Trends and Cycles

HVS Market Intelligence Report: Atlanta, Georgia

Metro Atlanta continues to be the vibrant business capital of the Southeast.

• December 26, 2007 By Heidi S. Nielsen

• Lending , Valuations & Market Studies , Economic Trends and Cycles