Aloha !

Welcome to this month’s Hawaiʻi Hotel Hui Insider!

We’ve got a packed issue for you, and we have a bit of news about the newsletter itself.

Thanks to the great feedback from our recent reader survey (and because we keep cutting stories to avoid sending you a novella), we’re upping our game. Starting in September, Hawaiʻi Hotel Hui Insider will be published twice a month.

That means shorter (maybe), timelier issues hitting your inbox on the first and third Tuesdays of each month. We’ll keep the same tone, same mix of news, trends, AI nerdery, performance stats, and reader rants, but now with a bit more rhythm in your inbox and maybe fewer slip-ups (no promises).

Well, That Escalated Quickly… This newsletter is a passion project, and we never set out to monetize it. But after a few unsolicited sponsor inquiries (and the helpful reminder that it’s better to make money than lose it), we’ve decided to give sponsorships a shot. If anything, we’re hoping it’ll help us keep growing this thing sustainably, and maybe stop paying for email platforms out of pocket. 🙂

We’ll only work with folks who align with our values and bring real relevance to the Hui. No pop-up for crypto casinos, no pushy ads for courses that will solve all your problems. Just things that make sense for our audience. And as always, our commentary stays independent.

This newsletter has always been built on open dialogue. If you ever feel like we’re veering off course, you know where to find us: [email protected].

We also want to thank everyone who took the time to complete our survey! For those who may have had trouble accessing the survey or didn’t get around to filling it out, we kindly ask for your assistance in taking a couple of minutes to complete it.

📝 Take our quick, 2-minute survey

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!

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 😄

Another “Soft Brand” Lands, This Time in Hilo

We’ve talked about soft brands before, those “independent but not really” brands that let hotels keep their quirks while still paying the brand fees.😉 Think of it as joining the club without wearing the uniform.

Last time, it was Hilton’s Tapestry Collection making moves in Hawaiʻi. Now, it’s Wyndham’s turn. The Hilo Hawaiian Hotel, just joined the club and will now be called The Hilo Hawaiian Hotel, Trademark Collection by Wyndham. This is only the fourth actual hotel (not timeshare) for Wyndham in the state.

For those keeping score, Wyndham has about 13 vacation ownership properties (a.k.a. timeshares), but only these four hotels:

• Airport Honolulu Hotel, Trademark Collection by Wyndham

• Ramada Plaza by Wyndham Waikiki

• Days Inn by Wyndham Maui Oceanfront

• Hilo Hawaiian Hotel, Trademark Collection by Wyndham

The move gives the Hilo Hawaiian (managed by Castle Resorts and Hotels) a bit more firepower to hold its own against its branded neighbor, the Grand Naniloa Hotel Hilo, a DoubleTree by Hilton. With Wyndham’s loyalty program and distribution network behind it, the added visibility certainly doesn’t hurt. Rumor has it that Wyndham is looking at additional properties in Hawai’i to add to the Trademark Collection.

Also, is it just me, or are these hotel names starting to sound like pharmaceutical disclaimers?

And Then There Were None

Governor Josh Green asked the entire Hawaiʻi Tourism Authority board to resign, and all 12 members said, “Mahalo, we’re out.”

As discussed in previous issues, per Senate Bill 1571 (signed in May), the HTA board is now “advisory.” No policy power, no budget approvals. The CEO will report directly to the Governor, but here’s the catch. The advisory board must recommend the CEO candidate, and the Legislature has to approve the appointment. So, no board, no permanent CEO. In the interim, Caroline Anderson continues to hold the reins and is navigating through a very difficult situation.

Despite being an advisory board with essentially no authority, all members will still require legislative confirmation 🤦‍♂️. In a July 3rd Interview with HPR, James Tokioka was optimistic that the appointments could happen in a week or so. Let’s just say even Vegas wouldn’t give odds on that, and good thing because as of finalizing this newsletter on July 14th, we have heard no news on this.

Meanwhile, HTA’s 30 staffers are still at work. They are running approved programs, managing contracts and contractors, and doing their best to keep things moving. According to Tokioka, he’s hands-on to prevent anything from falling through the cracks. Why don’t I feel warm and fuzzy about that?

For now, HTA is a tourism agency without a board, without a permenant CEO, and without a clear path forward. What could go wrong?

BTW – Worth a Listen
The Tokioka interview is worth checking out. It’s part of a broader series on the HTA that also includes one with former Governor Cayetano, who talks about the original intent behind the TAT and the creation of HTA, really helpful context on how we got here. Interviews can be found here.

Condotels To Get Renos

Condo properties with individually owned units that participate in a hotel rental pool are notoriously tricky to renovate. While the common areas may be owned by a single group, the units are not. Getting dozens (or hundreds) of owners to agree on timelines, budgets, and standards can feel like herding cats with legal representation. But when contracts are structured right, they enable consistent upgrades and brand-level quality control. Two major Oʻahu condotels are showing how it's done.

Ritz-Carlton Residences, Waikīkī Beach

After nearly two years and $82 million, Ritz-Carlton’s ʻEwa Tower renovation is complete. The facelift included updated units, refreshed lobbies, pool upgrades, and a new multi-level suite collection with perks like private check-in and concierge access.

Ala Moana Hotel

The Ala Moana Hotel is also getting in on the action, with renovations underway across its Waikīkī and Kona towers. Mantra Hotels (part of Accor) is tackling over 1,100 rooms floor by floor to minimize disruption. It’s the first major room reno in many years.

The Found Revenue Hiding in Your Pool Deck
-Sponsored-

If you’re not familiar, ResortPass is a platform that allows non-guests to pay for access to your hotel’s amenities, including things like pools, spas, cabanas, fitness centers, and day rooms. Think red-eye flyers, vacation rental folks, cruise passengers, or locals who might want a daycation. The demand is real and growing.

📈 Hawaiʻi ResortPass bookings are up 32% year-over-year.
📍 Oʻahu leads with a 65% YOY jump.
🛏️ Day room bookings are up 70%, often sold as an upgrade to a basic pool pass
🤙82% of bookings YTD are from travelers, not locals. Although having coolers by the pool and Kapena playing from a boombox could bring some local flair🌴.

⭐⭐⭐⭐⭐ “We checked out of our Airbnb at 9 am and had a 5 pm flight. This was the perfect solution to a long gap in the day! We had a great time at the pool, and it was so nice to use the shower before our flight. Service was great, drinks and food were great.” - Andaz Maui at Wailea Resort

Development Deals: Big Bucks and Big Pork Chops

Blackstone is refinancing the Grand Wailea with a $1 billion CMBS loan. The 795-room resort, appraised at $1.6 billion, was purchased seven years ago for $1.16 billion. Earlier this year, it was being quietly marketed, if your definition of “quiet” includes whispering to billionaires.

If that’s a bit steep for your checkbook, the 135-room Shoreline Hotel and 81-room Coconut Hotel in Waikīkī are now on the market as a fee simple, unencumbered package. For those who may not be familiar with the term, “unencumbered,” it usually means the property isn’t tied up in a long-term franchise or management agreement. Some franchise or management agreements can encumber a property for decades, surviving changes of ownership, without an easy (or cheap) way out.

And if you’re on a tighter budget (and maybe a fan of their legendary pork chops), the Manago Hotel and restaurant on Hawaiʻi Island is back on the market for $5.75 million after a deal fell through in May. The historic 64-room property has been family-run since 1917. It is such a cool historic property, but the cost to upgrade might be more than the actual cost of the property. My guess is it may not come back as a Hotel.

Is It Time to Panic Yet?

Summer’s here, and so is the latest round of “we’re doomed” headlines. May numbers were flat. July is looking soft. Fall’s shaping up to be worse. Occupancy is down, rates are discounted, and everyone’s pointing fingers; Maui fires, war, inflation, Trump, HTA... take your pick. Every month, the news seems to re-forecast but in the wrong direction, down. 

Allison Schaefers at the Star-Advertiser laid it out clearly in her recent article: bookings are coming in later, spending is off pace, and some properties are reporting summer drops of 8 to 10%. Even July, usually the strongest month of the year, is wobbling. And the fixes? Lower rates, last-minute discounts, and a quiet hope that kamaʻāina traffic fills the gaps.

Beyond politics and economy, some have remarked that you can’t spend five years chanting “fewer tourists,” “better tourists,” and “no tourists at all,” then act surprised when bookings stall and Hawaiʻi slips off the wish list. We’ve been lurching between panic and purity, one week it’s “we’re over-touristed,” the next we’re slashing rates and allocating emergency funding.

We say we want quality visitors, then gut the very budget that helps attract them. We talk about managing tourism, then undercut the agencies meant to do just that.

HLTA’s Mufi Hannemann summed it up in a recent email. We’re losing share of voice, our marketing is fragmented, international arrivals are down, and even strong U.S. markets are softening. His call? A unified, strategic response to reposition Hawaiʻi’s value. Hmm... wonder what organization might’ve been good at that?

Romer Math: I Was Off by One

In the last issue, I said that when Romer Waikīkī at The Ambassador rebranded as The Ambassador Hotel of Waikīkī, Tapestry Collection by Hilton, it left just one Romer-branded hotel in Hell’s Kitchen, NYC. What I missed was that there were actually two Romers in Waikīkī to begin with. Who knew? Well, clearly not me.

Along with The Ambassador, there’s also Romer House Waikīkī, Oʻahu’s first and only adults-only hotel, tucked away on Nahua Street. It underwent an extensive renovation and rebranded from its former life as The Pearl. So while The Ambassador has gone full Hilton, Romer House is still flying the lifestyle flag in Waikīkī.

That means we’re still at one Romer in Hawaiʻi and two globally, with more reportedly in the pipeline.

Thanks to our friends at Highgate Hawaiʻi for the catch. I’ll be swinging by Romer House to check it out and maybe grab a drink at their cocktail bar, The Lei Stand Waikīkī, which relocated from its original Chinatown spot (purely in the name of accuracy, of course). 

Hotel Performance

Click here for the full DBEDT breakdown: Seats, stays, and then some.

New Owner, New CEO, New Name, New Era for Sabre Hospitality?

A few weeks ago, I was in Indianapolis with the Sabre Hospitality team. President Scott Wilson and the team shared a compelling roadmap with clear direction, strong energy, and a sense that Sabre was building real momentum. There was also excitement among the Sabre team about the potential of increased investment by their new private equity owners, TPG (this was before the deal officially closed).

Now, with TPG’s acquisition complete, word is Scott will be “exploring new opportunities,” and a new CEO is stepping in. Teresa Mackintosh brings deep SaaS credentials, but apparently no travel or hospitality background. The business is currently being referred to as Hospitality Solutions.

I get the move to bring in an experienced PE-backed CEO with a strong SaaS background. But hospitality isn’t just another SaaS vertical. It’s nuanced, messy, and people-driven (just ask Oracle/Micros).

Will TPG back real innovation, or will this be the standard PE playbook?

There are great people and solid tools at Hospitality Solutions (the company formerly known as Sabre Hospitality). While I remain skeptical, I’m hoping for the best and watching closely, especially since so many hotels here in Hawaiʻi use the Synxis Booking Engine and CRS.

See Press Release Here

Marketing the Unwanted?

Congress just slashed Brand USA’s federal matching funds from $100 million to $20 million. That’s an 80% haircut for the agency tasked with convincing the world to visit a country many are now actively avoiding.

Here’s the kicker, international visitors are ghosting the U.S.. Canadian travel to the U.S. dropped 38% in May. Germany’s down 29%, the UK 15%, and Western Europe overall fell 17%. May’s international arrivals were only 86% of 2019 levels, and in June down to 80%.

So… Congress is gutting marketing while fewer people want to come, thanks to tariffs, border hassles, and what some are calling “The Trump Effect.” Whether the issues are real or just perceived, it’s what people are hearing and seeing in the news. This is exactly when you double down on marketing, not cut it.

And as we all know here in Hawaiʻi, this is impacting us as well. Japanese are hovering around 50% of pre-pandemic levels. And losses in our core international markets, like Canada, will have a big impact. HTA has pointed out that many travelers still view Hawaiʻi as distinct from the continental U.S., which gives us a bit of a halo effect. If only we had a well-funded, well-run organization, say, one created specifically to market Hawaiʻi, that could help remind the world why we’re worth the trip.

Canadians are ghosting the U.S.
Europe’s not feeling it either
Brand USA fights for its life

Hospitality Geek Week

In late June, I made my annual pilgrimage to HITEC and the HSMAI Commercial Strategy Conference, this year hosted in Indianapolis. On top of that, I squeezed in a HEDNA meeting, Sabre Consultants Day, the Cendyn Consultants Summit, and a dozen other side meetings and sessions.

I could easily pad this newsletter with a few extra pages to unpack it all, but I’ll spare you. Just know, a lot is happening in the travel tech and commercial strategy space right now. And as a consultant, it’s my job to stay on top of all of it, so if you ever want to chat about what it means for your hotel, you know where to find me.

That said, if I had to distill the week down to my Top 3 Takeaways:

• It’s All About AI (Or at Least Everyone Says It Is) There were many sessions on how to use tools like ChatGPT, Gemini, or Claude to boost individual and team productivity, and nearly every vendor claimed to have some kind of “AI-powered” feature. Regardless, if you’re not experimenting with these tools and talking to your vendors about it, you’re already playing catch-up.

• Revenue + Marketing + Sales = Commercial Harmony (or Chaos) HSMAI’s biggest message? Integrated commercial strategy isn’t optional anymore. Teams that still operate in silos are losing ground to those who align pricing, promotions, and planning in real time.

• Still Running on Dial-Up While AI dominated the headlines, the real elephant in the room was how many hotels are still stuck with systems that don’t talk to each other, filled with dirty data, and riddled with multiple “single sources of truth” depending on who’s answering the question. Other industries have moved on. Meanwhile, we’re still duct-taping tech stacks together and wondering why personalization feels impossible.

Bonus Perk of Being on Hawai’i Time on the Continent

Because flying back to Hawaiʻi always eats an extra day, I happened to be in town for Game 6 of the NBA Finals. I managed to snag a last-minute ticket, possibly the worst seat in the house, but at least I was in the house. Great game, and I’ve got to admit, the fans were a lot more civilized than what I’m used to in NYC. No one spilled beer on me or started a brawl in my row. I always thought that was just part of the game.

LLMs Are the New Influencers

According to Accenture’s 2025 Consumer Pulse report, generative AI has gone mainstream, 72% of consumers use it regularly, and nearly 1 in 5 now rank it among their top sources for purchase recommendations, right behind physical stores. What started as a helpful tool is now acting more like a trusted guide, influencing decisions across shopping, goal-setting, and yes, travel planning.

For hotels and tourism brands, that’s a visibility problem. If AI platforms or agents can’t find you, or worse, misrepresent you, you’re out of the discovery loop entirely. Accenture recommends optimizing for “AI discoverability”: fresh content, consistent updates, and credible third-party signals like reviews and mentions.

This stat stood out to me, 94% of GenAI users say they’d use it for personal decision-making, from goal setting to travel advice (and I am definitley part of that 94%).

In other words, SEO (Search Engine Optimization) is no longer enough. It’s time to think in terms of GEO, Generative Engine Optimization (BTW- There is no “agreed upon” acronym for this yet there is also AEO, AIO, LLMO and more!).

Read More

Tiki Bars, Omakase, and Boardroom Secrets

I got some great feedback on the Oʻahu restaurant list, and a few are worth noting.

One reader (a CEO) was shocked that La Mariana Sailing Club didn’t make the cut. I’d heard of it, but never been, so he insisted on taking me there for drinks. While it’s probably not cracking the list for food anytime soon, it’s definitely earned a spot for its frozen-in-time tiki bar vibes.

Coincidentally, another CEO from a major company told me I have to try Hihimanu Sushi in Kaimukī, a pricey omakase spot that’s apparently worth the splurge. He didn’t extend an invite like the first CEO, but if he’s reading this, I’m sure I can find a way to squeeze it in next time he’s in town.😉

Not all CEOs read HHH, but they should, and those who want to be are clearly taking notes. First, it’s La Mariana, next stop, boardroom. I can’t believe CEOs are reading this either, but here we are. 😆

Other reader faves included Seoul Yakiniku, Arden Waikīkī, and a few others I’m saving for the next round. Keep the suggestions coming. I’ll keep eating, all in the name of research, of course. For my accounting readers, can I claim this as a business expense?

Non-Food Related Comments

“One gripe about the HTA (maybe I should say one more gripe…), the board has had a dearth of hotel people for most of its existence. As I’ve said before, it’s outlived its (questionable) usefulness.”

 “I'm not even in the business, and I love the newsletter. Great work.”

“One newsletter I don’t skip. I thoroughly read every section.”

“Love the humor. Makes me smile!”

“I’d love to see a ‘Words of Wisdom’ or leadership quote section.” Note: Great idea, this is in the works!

“Include the other islands as well.” Note: We do try, but there’s not always much info out there. If your community has news or sources we should be watching, please send them our way!

Industry Events

• Honolulu Tech Week 2025, September 8th-14th, 2025 (Oahu)

• Hawai‘i Tourism Conference, September 22-24, 2025 (Oahu)

• AHICE Aloha 2025, November 7, 2025 (Oahu)

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

Spotlight on Hawai‘i Hospitality Opportunities

• Hawaiʻi Revenue Strategy Vice President - Outrigger (Oahu)

• Director of Sales & Marketing- Hyatt (Oahu)

• Regional Director Condo Operations - Outrigger (Maui) 

• Director of Revenue Management and Distribution, Koe Kea (Remote)

*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.