Goodbye Elvis, Hello Keiki, HTA Resets, and AI Built Me a Website (Sort of) - August 2025 Issue

August 19, 2025

Aloha !

Welcome to this month’s Hawaiʻi Hotel Hui Insider!

Honestly, the number of stories I wanted to include this month was out of control. It’s getting harder and harder to cut things. So many updates, hot takes, and WTF moments that deserve a spot. This month, some of the stories include HTA’s new board, Molokaʻi hotel changes hands, Plus: AI, roof repairs, a hotel that quietly decided ‘adults-only’ was just a phase, and more!

That’s why it is such a relief (and hopefully exciting): starting in September, we’re going twice a month. The HHH Insider will now hit inboxes on the first and third Tuesdays of each month. Same voice, same insider intel, just a little more timely, and maybe, maybe, a little less stuffed. No promises. 😉

Also, a big mahalo, we recently passed 1,000 followers on LinkedIn! Hitting 1,000 followers is a huge milestone for our little hui, and it’s a reminder that Hawaiʻi’s hotel and tourism community is stronger and more engaged than ever. If you’re not following us there yet, now’s a good time to join the party: Follow us here.

As always, if you’ve been enjoying these issues, we’d be grateful if you passed them along to a colleague or friend. More voices make for a stronger hui!

And for those who haven’t subscribed yet, we welcome you to subscribe to the hui below!

We’ve built our hui on open conversation from day one, so if something ever feels off (or just off-brand), hit me up at [email protected].

Stay tuned, and as always, mahalo for being part of the Hui!

Let’s dive in.

Mahalo,

Dan Wacksman
Hawaiʻi Hotel Hui Insider Editor-in-Chief 😄

Hold the Presses!!!

Just in time for our August newsletter, we got word that the new HTA Board had been decided, approximately 6 weeks after the previous board resigned at the request of Governor Green. The new board consists of:

  • Kimberly Agas – General Manager, Aulani, A Disney Resort & Spa

  • Leah Belmonte – Director of Human Resources, Mahi Pono LLC

  • Mericia Elmore – Executive Director, SAG-AFTRA Hawaii local

  • Terry Fischer – President and Owner, Polynesian Adventure Tours

  • Joel Guy – Executive Director, The Hanalei Initiative

  • Troy Lazaro – Kumu Hula and Cultural Steward

  • James McCully – Orchid Breeder at Mauna Kea Orchids

  • Danny Ojiri – Vice President, Outrigger Hospitality Group

  • Lisa Paulson – CEO, Maui Food Bank

  • Lanai Tabura – TV host, Radio Personality, Actor, Comedian, Cultural Advocate, and Community Organizer

  • Christian West – President, ILWU Local 142

  • Linda Wong – President and Chief Operating Officer, World of Aloha.

Kim, James, Lisa, and Christian have all been reappointed to the board.

Somewhat unrelated note: I couldn’t find LinkedIn profiles for a couple of the board members. It always surprises me when businesspeople don’t have one. It’s such a useful tool for staying visible and connected.

The new board is purely advisory, with no real power beyond recommending a permanent CEO, hopefully job one. I’ve served on advisory boards, and they can be incredibly useful for outside perspective and counsel. They can also be pure formality. We’ll see how this one goes. At this point, if we get a permanent CEO before the end of the year, I’ll consider it a Christmas miracle and owe someone a plate lunch.

Roof Work Kicks Off Jan 1 (Hopefully), Done by 2028 (Fingers Crossed)

You know what they say: you can’t rush greatness… or state-funded construction projects.

After some turbulence earlier this year, the Hawaiʻi Convention Center’s long-delayed $64 million rooftop repair project is now officially scheduled to begin on January 1, 2026, with completion expected in early 2028. So far, 18 major events have been rescheduled, 6 from 2026 and 12 from 2027, with more adjustments possible depending on how things go.

Originally pitched with a tighter timeline, the updated plan reflects the scope of the job: rooftop terrace repairs plus multiple infrastructure upgrades, including escalators, lobby sails, and concession areas. The Department of Accounting and General Services (DAGS) has stepped in to help manage the process due to the project's size and complexity.

Molokaʻi Hotel Changes Hands

Hotel Molokaʻi, one of only a handful of lodging options on the “Friendly Isle,” has been sold to Molokaʻi Hotel Group, tied to a continental US investor, for an undisclosed price. The 59-room oceanfront property in Kaunakakai was originally listed about a year ago for $4.9M and last changed hands in 2004. Of those rooms, eight are individually owned condo units, leaving the new owner with 51 keys and all the common areas. The new owner is reportedly keeping the entire staff.

OK, I was curious, so I looked up some quick facts for 2024:

  • Visitors: 29,844 / 468 Visitors Per Day (10% below 2023)

  • Available Accommodations: Around 320

For June 2025, Molokaʻi reported an ADR of $178.73 and occupancy of 48.5%.

I still need to make it to Molokaʻi. Of the eight main Hawaiian Islands, the only two I haven’t visited are Molokaʻi and Niʻihau (which barely counts, given the access restrictions). I even spent a weekend volunteering on Kahoʻolawe replanting native flora, so at this point, Molokaʻi is long overdue.

The Luxury Accommodations for Kahoʻolawe Volunteers

If you want to learn about volunteering on Kahoʻolawe, you can get more info here.

The Day Guest Goldmine You May Be Ignoring
-Sponsored-

If your pool, spa, cabanas, fitness center, or day rooms aren’t pulling their weight, congrats, you might be sitting on a million-dollar revenue stream without realizing it.

Hotels across Hawaiʻi are pulling in real money from day guests with ResortPass, a platform that turns your unused amenities into bookable day experiences. Some properties are bringing in over $1 million a year – we're looking at you, family-friendly pools. One 4-star Maui property cracked $115,000 in under four months, with just three products.

The demand is there. The revenue is real. And the data doesn’t lie:

📊 ResortPass Benchmarks (for properties with 3+ products)
💦 $1.6M – Top earner: waterslides, day rooms, cabanas, day passes
🏖️ $600K avg. – 4 & 5-stars with waterslides
🪷 $285K avg. – 4 & 5-stars without waterslides
🌴 $34K avg. – Even 3-star hotels are cashing in

So yeah, if you’ve got empty loungers, you’ve got untapped revenue.

The infrastructure’s there. The guests are looking. The only question is: do you want the revenue?

He’s Baaaack (and not surfin in Bali)

Back in February, we broke the news (ok, we just reported it 🙂) that local hotel marketing and revenue optimization agency Lights On had been sold. One of its founders, Patrick Ahler, has now reemerged as SVP of Growth for Castle Resorts & Hotels.

I’ve known Patrick for years, so I was a little surprised to hear he was jumping back in so quickly. When the news broke, I probably asked too bluntly, “Wait… what?”

Turns out, six months of surfing is enough. Now he sees Castle as a strategic next step: “Castle presents incredible opportunities for new growth and is a blank slate for testing new ideas and technologies,” he said. His goal is to bring the mindset and lessons from building a company to help drive hyper-growth and make the organization more nimble and tech-forward. (BTW- our first direct quote, we almost feel like real reporters now 😉.)

Rob’s Got the Wheel

Maybe in less surprising news, Springboard veteran Rob Robinson has been named President of Springboard Hospitality. As we reported in the May issue, the company merged with Hotel Equities and elevated Ben Rafter to CEO. Rob will lead operations, growth, and culture for the portfolio, which includes 12 properties in Hawaiʻi and 39 on the continent, building on years of steering the brand’s transformation and expansion. Congratulations Rob!

Alaska Promised Aloha. Seattle Says Mahalo

When Alaska bought Hawaiian Airlines for $1.9 billion, the promise was simple: keep the aloha, the brand, and the inter‑island service. Less than a year later, the island feels is already slipping.

Hawaiʻi‑based non‑union staff are being cut, local decision‑making is shifting to Seattle, and Hawaiian’s widebodies, the A330s and new 787s, are increasingly flying long‑haul routes out of Alaska’s Seattle hub to Tokyo, Seoul, and, reportedly, possibly even Rome.

If this sounds familiar, just look at Virgin America. Alaska swore it would keep Virgin’s beloved, quirky vibe intact. Two years later, the mood lighting, fun culture, and entire brand were gone, folded into corporate sameness.

It is unlikely Hawaiian will lose its name, but when its planes and people are steadily redirected to serve Seattle first, the aloha spirit risks becoming just another marketing tagline.

The Single Life is Over for Romer

Romer’s back in the newsletter again, third month running… The “only adults-only hotel in Waikīkī” has decided to let the kids in.

I toured the property recently, and credit where it’s due: they nailed the vibe. Cool, stylish, a place you actually want to hang out in. I especially like the Lei Stand, and hoping to have an HHH event there in the near future. But in this market, turning paying guests away (even the loud, pool-splashing ones) isn’t an easy choice to justify.

The PR spin: The shift is about demand. According to Romer’s team, the grown-up clubhouse feel isn’t going anywhere. But they see a much bigger audience for the “good neighbor” Romer experience. In other words, they’re widening the net (and hopefully increasing occupancy and ADR).

Kings Village and Elvis Statue Just a Memory

Hilton Grand Vacations’ 32-story Ka Haku timeshare tower in Waikīkī has officially topped off, marking the completion of its structural exterior after years of delays from COVID-19, supply chain issues, and tariffs. The 205-unit project, built on the former King’s Village site, is slated to open next summer as Hilton Grand Vacations’ seventh Oʻahu property. Let’s just hope the opening doesn’t come with 205 new clipboard-wielding “ambassadors” on Kalakua.

Not Quite Hilton (But Also Kind of Hilton)

Since we are talking about Vacation Ownership (aka Timeshares), it’s worth clearing up a common industry confusion: Hilton Grand Vacations isn’t actually part of Hilton Hotels and Resorts anymore. The same goes for Marriott Vacations and Wyndham Destinations.

All three were spun off from their parent hotel brands and now operate as separate, publicly traded companies: HGV, VAC, and TNL, respectively. While they have kept the brand licenses (and the halo effect that comes with them) and participate in some hotel programs, they run their development, sales, and operations as completely independent companies.

Hotel Performance

Travel’s New Welcome Mat: Fees, Bonds, and Paperwork

There has been a lot of news recently about the Trump Administration creating hurdles for visitors to come to America that can negatively impact the country, so we just wanted to clarify what is happening. 

  • Visa Integrity Fee – Starting October 2025, tourists from non–Visa Waiver Program countries (China, India, Brazil, the Philippines, South Africa, Thailand, and much of Africa/Middle East) will pay a $250 “Integrity Fee” on top of the regular visa charge, indexed to inflation. It may also hit some land entries and even certain VWP travelers. Exempt: U.S. citizens, resident aliens, most Canadians, and immigration visa holders. Refundable if you follow the rules, though good luck actually getting that refund.

  • VWP Visitors – Citizens of the 40 Visa Waiver countries, think Japan, Australia, South Korea, U.K., France, Germany,  skip the Integrity Fee in most cases, but starting in 2025, the ESTA fee they pay will jump from $21 to $40 and…

  • 30-Day Registration Rule – Since April 2025, all non-U.S. citizens, including VWP visitors, must register with USCIS if staying more than 30 days. Failure to comply can lead to fines, visa revocation, or deportation, though jail time is rare and typically reserved for repeat or serious violations. Think Canadian snowbirds.

  • Visa Bond Pilot – From August 20th, 2025, some travelers from high-overstay countries (currently Zambia, Malawi) may need to post a $5K–$15K bond to get a tourist/business visa.

  • Targeted Visa Bans – Ongoing suspensions for certain countries over security concerns. Covers tourist, student, and other visas, with narrow exceptions (e.g., Afghanistan, Haiti, Iran, and others).

Welcome to America, papers, registration fees, and the threat of jail.

Market Update: Recovery Stalls, Promos Rise, Luxury Holds, Midscale Struggles

If you were hoping for a calm, predictable final months of 2025 in the hotel sector, think again. The latest updates from Expedia, Marriott, Airbnb, and the Hotel Data Conference all point to one thing: the post-pandemic recovery is over, and the next lodging cycle has begun.

Expedia’s Q2 GBV rose 4%, but U.S. growth was minimal and propped up by heavier promos. Asia jumped 20%, B2B was up 17%, but Vrbo slid on lower ADRs and shorter stays.

Marriott’s global RevPAR grew 1.5%, flat in the U.S./Canada. Luxury held firm, but select service took a hit on a 16% drop in government room nights and softer group demand. Full-year RevPAR guidance now sits at the low end of its 1.5–2.5% range, technically growth, but barely keeping up with inflation.

Airbnb posted 9% GBV growth, with room nights up 7%. North America was steady, APAC grew mid-teens, and LatAm surged nearly 30%. Mobile bookings are now 59% of the mix, and lead times are normalized. Q3 room nights are expected to be up 7–8%, but growth is forecast to ease into Q4. Oh, and they’re “going significantly more aggressively into hotels” because clearly what every hotel needs is another OTA in the mix.

At the Hotel Data Conference, STR cut 2025 U.S. RevPAR forecasts to -0.1%. Luxury stays resilient, but midscale/economy face occupancy and margin pressure. Operators are doubling down on AI adoption and unified data to navigate what’s looking like a bumpy cycle ahead.

Vibe Coding Isn’t Just for Coders — It’s Coming for Everything

You’ve probably heard the term “vibe coding” by now. If not, you will soon.

Coined by Andrej Karpathy (ex-OpenAI, Tesla), it describes a new way of working with AI. Instead of writing code or step-by-step instructions, you just describe what you want, the layout, the tone, the goal—and the system figures out the rest.

We’re launching a Hawaiʻi Hotel Hui website in the coming weeks, and I vibe-coded the first version using Replit. I described the feel I was going for, the structure, and a few key functions. A few minutes later, I had a working (mostly) prototype. No coding, no complicated instructions. Just plain English prompts.

It’s not fully usable, of course. It lacks the backend tools and integrations I need, so I’ve handed it off to actual humans to finish the job. But the prototype saved hours of explanation and helped accelerate the build.

This isn’t about replacing people (yet). It’s about not starting from zero. If you think it is hard, it’s not. Give it a try!

This might be my favorite section each month, not just because some of you say nice things (though, hey, I’ll take it), but because the comments prove people are actually reading. Keep ’em coming!

Let’s start with the fun stuff:

  • “Such a good summary of the Hawaii market. Well done, Dan! I look forward to reading these. I have copied the Team that supports our Hawaii market.”

  • “Dan’s the man!”

  • “Keep the info coming… we are listening :)”

  • “Keep us informed. You have taught us well.”

  • “I absolutely love your newsletter and always enjoy when it hits my inbox. So easy to read, fun, insightful, and full of valuable information. Mahalo, Dan! The Hawaiʻi Hotel Hui newsletter is top-notch 👏 👏 👏”

I try not to let this go to my head. (Dylan makes sure I don’t.)

Then there are the ones that hit a bit deeper: nostalgia, perspective, and those personal glimpses into Hawaiʻi’s hotel history:

  • “I remember working for Charles Heen & Co. doing the renovation on the Ala Moana Hotel back in the late 70s. That’s when we put in Rumors Night Club.”

  • “I worked for AAH when they just got bought from MVW. They used to manage most of the hotels at one point. I guess times are changing… glad we still have awesome local managers and hoteliers around, just at different companies.”

  • “Lanai. Before Ellison, before the Four Seasons, Hawaiian Paul Horner ran Manele Bay. He created Hawaiian luxury, synthesized with Hawaiian culture. The result? Guests respected employees. Employees became friends, not 'just' servers. The result was repeat guests, every year.”

  • “The landscape has changed over the years, but there are still a few locally owned and managed.”

Reading these feels like flipping through a hotelier’s scrapbook. If anyone has old photos, job stories, or night-shift war stories, please send them in.

And then there’s this one…

  • “[The Director of DBEDT] should be next to go. He offered no support as the multi-million dollar film industry collapsed and died. He stood by as HTA didn’t pay their vendors on time, incurring $780K in late fees at taxpayer expense. The Aloha Stadium project appears to be in peril, and the never-ending Dillingham Rail project has crushed hundreds of small businesses. Can anyone name one thing he’s done to develop the economy?”

Look, I’ve said this before: sharing these comments doesn’t mean I agree with all of them, but they’re real, and they represent voices in our industry that aren’t always heard.

Disagree? I want to hear that too. Fire back at [email protected], and your take might end up here (anonymously, of course).

Hot Dogs and Michelin Stars

After hearing so many industry folks bring up Unreasonable Hospitality, I finally gave it a read, and it’s definitely worth it.

Will Guidara, former GM of one of the best restaurants in the world, Eleven Madison Park, makes a simple point that hits hard: being excellent isn’t enough anymore. If you want to stand out, you have to make people feel seen.

The story that stuck? A group of out-of-town guests casually mentioned they’d always wanted to try a New York street hot dog and didn't get a chance during their visit. So, mid-service at a Michelin-starred, multi-course tasting menu restaurant, a staffer ran out to a cart, brought one back, and the kitchen plated it like it belonged. That hot dog ended up being the highlight of the night.

It wasn’t about food. It was about creating a memory they’d talk about forever. And if you are not a reader, he has a great 14-minute TED Talk on it.

By the way, I had the chance to eat at Eleven Madison Park (before it went vegan), and it was one of the best meals I’ve ever had, both the food and the experience. The philosophy in the book wasn’t just talk.

Editor-in-Chief and Wife in the Kitchen of Eleven Madison

Got any good stories about giving or receiving your own version of unreasonable hospitality? Send them my way. I’d love to include a few in a future issue.

Industry Events

*If you have industry events to share, please email me at [email protected]

Spotlight on Hawai‘i Hospitality Opportunities

*If you happen to have any job openings, let me know. I will be glad to include them in the newsletter; just send the job link to [email protected].

About Us

Hawaiʻi Hotel Hui was started by hotel industry veteran Dan Wacksman, the CEO of Sassato, a Hawaiʻi-based consultancy that combines deep local expertise with a global perspective to help hotels and travel businesses overcome challenges and thrive. With a team of seasoned industry professionals who call Hawaiʻi home, Sassato offers an intimate understanding of the market, culture, and key players, paired with decades of experience in technology, marketing, revenue management, operations, finance, and overall strategy.

While Hawaiʻi is our backyard, our global footprint enables us to bring best practices from around the world. At Sassato, we don’t just consult, we deliver results with a no-nonsense approach to getting sh*t done.

Recent engagements include brand transitions, system selection and implementation (e.g., website, booking engine, PMS, CRS, CMS, CDP, F&B), feasibility studies, competitive analysis, strategic planning, training, meeting facilitation, and audits in marketing, distribution, and technology. If you need help, we’ll either assist you directly or connect you with the right experts. Our ultimate goal is to be a trusted partner and resource for Hawai‘i hotels.