The Embassy Suites Dulles Airport in Herndon has a new owner after Ashford Hospitality Trust sold the 150-suite hotel for $22.8 million in gross cash consideration, with the sale closing August 24. The property is near Dulles Airport.
According to SEC filings, seller Ashford Dulles LP — an indirect subsidiary of Ashford Hospitality Trust — completed the sale on August 24. The hotel at 13341 Woodland Park Road netted Ashford roughly $22.3 million after selling expenses, a figure first reported by Connect CRE. HREC Investment Advisors represented Ashford as the exclusive seller's agent, with Scott Stephens, Mark Morris, and Dana Weinberg leading the marketing and negotiations, per the same outlet.
Morris said the property drew interest well beyond the region. “This hotel attracted tremendous interest from across the country,” he said, adding that the eventual winners were companies based in the D.C. metro area that “recognized the hotel's long-term value.” The station's report notes the Embassy Suites benefits from proximity to major corporate demand generators in the Dulles submarket, including Amazon Web Services, Lockheed Martin, Airbus Americas, Peraton, and Walmart.
A Property That Tracks the County's Own Valuation
Using the hotel's 150-suite layout and roughly $22.3 million in net proceeds reported by Connect CRE, the transaction equates to about $148,667 per suite.
Ashford applied approximately $20.6 million of the proceeds directly to its mortgage lender, paying down debt secured by a pool of 13 hotel assets that includes the now-sold Embassy Suites. That single payment illustrates just how much of the transaction's cash was earmarked for lender obligations rather than corporate cash flow.
Part of a Bigger Debt-Cutting Campaign
Ashford's Recent Hotel Sales The Herndon sale is one piece of a larger wave of activity at Ashford Hospitality Trust. Financial research firm Trefis reported that the REIT completed 14 hotel sales in the first half of 2026 alone, including nine deals worth $385.3 million in the second quarter. Ashford has also pursued hotel sales.
The Herndon deal echoes another Ashford transaction from earlier this summer, when the company cashed out on a Silicon Valley hotel for $53 million to reduce debt tied to the 357-room Fremont Marriott. Together, the deals show Ashford applying the same debt-reduction playbook across very different regional lodging markets.
Why Dulles Real Estate Still Looks Attractive
Whatever Ashford's balance-sheet motivations, the hotel itself sits on strong local footing. Washington Dulles International Airport handled a record 29.01 million passengers in 2025, a 6.4% year-over-year jump that gave it the highest passenger growth rate among the nation's top 50 airports, according to Patch. The Metropolitan Washington Airports Authority is also building a 435,000-square-foot, 14-gate Concourse E at the airport, a project exceeding $330 million that is scheduled to open in late 2026, as reported by Northern Virginia Magazine.
The new ownership group's plans for the property remain unclear, including whether it intends to pursue capital renovations to serve corporate and airport travelers in the Dulles tech corridor.
The Herndon sale also fits a broader pattern for the Embassy Suites brand under financial pressure elsewhere in the country. Hoodline previously reported on a steep price drop for an Embassy Suites property in La Jolla, California, that changed hands for roughly half its 2021 sale price — a reminder that even well-located Embassy Suites hotels are subject to shifting ownership pressures well beyond any single market.
