Bolingbrook, IL hotel market report, Q1 2026

Bolingbrook's hotels are holding their occupancy while giving back some rate. Over the twelve months to April 2026 the market ran 62.6% occupancy, essentially flat at +0.9%. ADR eased -3.8% to $122.55, from $127.42, pulling RevPAR down -2.9% to $76.75. No new rooms are coming before 2030.

Executive summary

Bolingbrook is a stable, mature hotel market built on a varied corporate employment base, growing logistics activity and a long-established suburban community 28 to 31 miles southwest of downtown Chicago. As of April 2026 it has 11 hotels with 1,113 rooms, all in CoStar's Chicago Southwest submarket.

Occupancy has settled after the post-COVID recovery. The ADR softening matches the wider suburban Chicago pattern as the rate gains of 2022 and 2023 normalize. Even so, Bolingbrook's $122.55 ADR sits well above nearby Joliet ($95.84) and close to the larger Naperville ($126.22), a reflection of its corporate-oriented hotels.

The supply picture is clean: no rooms under construction or in final planning. The only pipeline project, a deferred 110-room Hyatt Place at 135 Remington Boulevard expected in 2030, poses no near-term pressure. The market's 10.55% cap rate and $90,600 sale price per room point to continued investor interest, with $4.8 million in sales over the trailing twelve months.

The market

Bolingbrook is a village of about 74,000 people in Will County, Illinois, on the Interstate 55 and Historic Route 66 corridor in Chicago's southwest suburbs. It is roughly 28 to 31 miles from both downtown Chicago and O'Hare International Airport, at the meeting point of the metro's southern logistics belt and its corporate office belt.

Built as a bedroom community in the 1960s and 1970s, Bolingbrook has become a real corporate hub. It is home to more than 24 corporate headquarters and major regional offices, anchored by ULTA Beauty (2,034 employees), ATI Physical Therapy (4,900-plus employees at its corporate headquarters) and WeatherTech (headquarters and manufacturing). That depth of corporate jobs brings dependable weekday demand, especially to the select-service and upscale hotels that line the Remington Boulevard corridor.

Will County has about 719,000 people and is growing about +0.7% a year, with a median household income close to the Chicago metro average. Bolingbrook's own median household income of $108,400 makes it a solidly upper-middle-income suburb, which supports a higher ADR than lower-income suburbs along the same corridor.

Interstate 55 gives the village strong access to Chicago's south side, the southwest suburbs and the Midwest interstate network, and it has become an important logistics and distribution hub. Amazon's 575,000-square-foot sub-same-day fulfillment center at 775 Veterans Parkway is the most prominent logistics anchor, and Amazon has also secured a 119-acre site (the former Old Chicago amusement park) for future development, a sign of long-term investment here.

New supply

Under construction

No hotels are under construction. The last building cycle ended in September 2023 with the 91-room Home2 Suites by Hilton at 1 Brookside Court, which brought Hilton's extended-stay brand to a market thin in that segment. Nothing has started since, and CoStar confirms 0 rooms under construction as of April 2026.

Proposed and in planning

No hotels are proposed or in final planning, and there are no active permit applications or site work for new hotels as of this report.

Deferred

CoStar tracks one project as deferred: the Hyatt Place Bolingbrook, a planned 110-room upscale select-service hotel at 135 Remington Boulevard, the same address as the existing Hilton Garden Inn, which suggests a redevelopment or expansion of that site. Spectrum Hospitality, Inc. is named as its operator, with a projected opening of December 2030. It would be the first Hyatt in Bolingbrook and the first new rooms since 2023. Until construction starts, it is no material near-term supply risk.

Demand drivers

Four segments carry Bolingbrook's demand: corporate travel, extended stay and project work, leisure and retail visits, and healthcare. Its place on I-55 in the densely employed southwest corridor keeps weekdays steady, while major retail and entertainment nearby add weekend demand.

Corporate and business travel, about 36% of demand

Corporate travel is the largest driver, reflecting the village's outsized concentration of headquarters. ULTA Beauty, the largest specialty beauty retailer in the U.S., keeps its 200,000-square-foot headquarters at 1000 Remington Boulevard, with about 2,034 employees in finance, marketing, merchandising and retail operations. The campus regularly hosts vendor meetings, training and executive visits that fill the hotels next door on Remington Boulevard.

ATI Physical Therapy, a national rehabilitation company with 860-plus clinics, is headquartered at 790 Remington Boulevard with about 4,900 people at its corporate campus. WeatherTech, the privately held auto accessories maker at 841 Remington Boulevard, adds headquarters jobs and visitors. These three anchors, plus more than two dozen other corporate offices, produce steady Monday-through-Thursday demand behind the market's strong twelve-month occupancy.

Extended stay and project work, about 27%

Extended-stay demand reflects Bolingbrook's growing role in logistics. Amazon's fulfillment center at 775 Veterans Parkway brings installation, training and management travel from across Amazon's network. Amazon's purchase of 119 acres at the former Old Chicago site for $50.5 million signals long-term expansion that will bring more project-based stays as development moves ahead. Construction and manufacturing work tied to G&W Electric's global headquarters and Real Good Foods' manufacturing also adds to the segment.

Leisure and retail, about 23%

The Promenade Bolingbrook, an open-air lifestyle center at 631 East Boughton Road, is the main leisure draw. Since Rhino Investments Group bought it in March 2025, it has been going through a "Promenade 2.0" revitalization: repaved streets, more family amenities, new landscaping and a lease extension from anchor Barnes & Noble. Summer concerts, the Taste of Bolingbrook food festival and holiday events draw visitors from across the submarket. Bolingbrook Golf Club, the Rocket Ice skating facility, Pelican Harbor Aquatic Park and Hidden Lakes Historic Trout Farm add weekend demand.

Healthcare, about 14%

UChicago Medicine AdventHealth Bolingbrook, a 138-bed acute care hospital that is a Level II trauma center and primary stroke center, anchors healthcare demand. The joint venture between UChicago Medicine and AdventHealth (since January 2023) has raised its clinical capabilities and regional referrals. In November 2025 it broke ground on a $21.6 million expansion adding 15,000 square feet and two cardiac catheterization labs, which brings travel from patients' families, vendors and physicians.

Known developments

Performance

Every performance figure here comes from CoStar Group's report for the Bolingbrook hotel market, dated April 3, 2026. CoStar tracks 11 existing hotels with 1,168 analytic rooms; year-over-year changes compare with the prior twelve months.

The trend since 2020

COVID cut occupancy to about 36% to 37% in mid-2020 before a sharp recovery through 2021 and 2022. By early 2023 the market had found a new level of 62% to 64% occupancy, where it has stayed. ADR peaked near $128 to $129 in 2023 and 2024 and has since eased toward $122, in line with rate normalization across suburban Chicago.

Seasonality

Bolingbrook's seasons are pronounced. Occupancy peaks in July and August at about 76% to 78% on leisure and extended-stay activity, with a second peak in October (about 72%) from fall corporate travel. December through February drops to 47% to 55%, typical of suburban Chicago. ADR follows the same arc, peaking at about $135 in July and August and bottoming near $108 in January and February.

Peer markets: Naperville and Joliet

Bolingbrook's ADR is $26.71 above Joliet's, the gap between Bolingbrook's mostly upscale and upper midscale hotels and Joliet's larger, more economy-mixed inventory. Naperville runs higher occupancy (68.2%) and ADR ($126.22) on its denser corporate office parks and larger size (18 hotels, 2,400 rooms). Bolingbrook's $90,600 price per room is above Naperville's $88,900, a sign of strong investor confidence for its size.

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Brands and franchise parents

Bolingbrook's 11 hotels span four service tiers and are almost all national franchise brands, with little independent or economy supply. The Remington Boulevard corridor, home to seven of the eleven, is a purpose-built lodging cluster next to the village's corporate office parks, which makes for a high-quality select-service market with an above-average ADR.

Marriott leads with four hotels (Aloft, Residence Inn, SpringHill Suites and Fairfield Inn) and 436 rooms, 39% of inventory. Hilton is second with three (Hilton Garden Inn, Home2 Suites and Hampton Inn) and 310 rooms (28%). Choice has two (Quality Inn and Country Inn & Suites) with 162 rooms (15%), and IHG (Holiday Inn & Suites, 145 rooms) and BWH Hotels (Best Western, 60 rooms) have one each. No Wyndham, Hyatt, Radisson, Extended Stay America, G6 Hospitality or Red Roof hotels operate here.

The brands missing from Bolingbrook

Risks and headwinds

1. Rate normalization

The most pressing near-term headwind is further ADR softening. Trailing ADR of $122.55 is -3.8% from $127.42 a year earlier, a modest but structural step back from the 2022 to 2023 peak, when suburban Chicago rates were lifted by pent-up demand and little new supply. If competitors start discounting to hold occupancy in slower periods, ADR could fall further, with $115 to $118 a plausible base-case floor by late 2026.

2. Economic and corporate demand risk

Demand leans heavily on corporate travel, which swings more than leisure or extended stay in a recession. The top anchors, ULTA Beauty, ATI Physical Therapy and WeatherTech, are all consumer-facing businesses sensitive to consumer spending. Softer retail spending or physical therapy visits could prompt travel budget cuts that hit Bolingbrook's midweek occupancy hardest. Remote and hybrid work also continue to reduce the corporate events that used to fill hotels at peak times.

3. Interest rates and financing

High interest rates in 2024 through 2026 have held back hotel sales nationally and in suburban Chicago. Bolingbrook had one sale in the trailing twelve months ($4.8 million, 3.4 months to sell). The $90,600 price per room is healthy, but financing costs have thinned buyer pools and kept owners holding longer. If rates ease in late 2026, sales could pick up, but today is a hard exit market for recent buyers.

4. The Promenade revitalization

The Promenade's revitalization under Rhino Investments Group carries execution risk. Early signs are good (the Barnes & Noble renewal and cosmetic work under way), but repositioning lifestyle centers has a mixed record nationally since the pandemic. If it stalls or new anchors do not arrive, its leisure demand could fall and weigh slightly on weekends.

5. The deferred Hyatt Place

The 110-room Hyatt Place at 135 Remington Boulevard, now set for December 2030, would be the first new supply since 2023 and the first Hyatt. It would add about 9.9% to inventory in a corridor that already has the Hilton Garden Inn at the same address. Unless demand grows to match by 2030, its opening could temporarily hold down submarket occupancy and rate.

Outlook

The next 12 to 18 months

The near-term outlook is cautiously stable. Occupancy should hold at 61% to 63%, with the corporate base as a floor. Rate recovery is likely to be slow: the market may lag on rate through mid-2026 as operators protect occupancy against tighter corporate travel budgets, but the corridor's upscale and upper midscale hotels should keep ADR from falling much below $118 to $120. RevPAR should settle at $74 to $78.

The $21.6 million UChicago Medicine AdventHealth cardiac lab expansion will add some healthcare demand during construction and after. Amazon's ongoing operations and early planning for the 119-acre site should sustain extended-stay and project demand.

Two to five years

The medium-term outlook is moderately positive, resting on Bolingbrook's proven ability to keep corporate headquarters and attract logistics investment. Amazon's $50.5 million land purchase signals a multi-year development commitment that should grow hotel demand meaningfully as the site is built out. A successful Promenade revitalization could add leisure demand and make Bolingbrook a destination rather than only a stopover.

The Hyatt Place, planned for 2030, is a supply headwind but also a vote of brand confidence. A Hyatt would raise the Remington corridor's profile and could draw new segments that now bypass Bolingbrook for Naperville.

Opportunities

• The franchise gaps: Holiday Inn Express or Courtyard. For a corporate corridor this size, having neither a Holiday Inn Express nor a Courtyard by Marriott is unusual. Either could take share from the current hotels at a lower price point than today's upper midscale options.
• Amazon's land. The 119-acre Amazon site is a 5-to-10-year development story. As site plans emerge, a hotel aimed at construction crews, logistics managers and Amazon's corporate visitors could run strong extended-stay occupancy from the start.
• Repositioning the midscale hotels. The Best Western (60 rooms, built 1997) and the Quality Inn (63 rooms, built 2001) are the market's two midscale hotels and among its oldest. A repositioning or brand conversion could close the gap with the corridor's upper midscale hotels.

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Key takeaways

1. A mature, stable corporate market with little supply risk. Bolingbrook's 11 hotels and 1,113 rooms have run in a tight 61% to 64% occupancy band for three years, with nothing under construction. The only pipeline project, a 110-room Hyatt Place, is deferred to 2030, which leaves existing hotels several years free of new competition.
2. Rate is the main variable. The -3.8% ADR decline, from $127.42 to $122.55, is the main story of 2026. Occupancy has held, but rate normalizing from the 2022 to 2023 peak is pressing RevPAR. The quality of the Remington Boulevard corridor, upscale and upper midscale flags in a corporate park, should hold a floor near $118 to $120.
3. Amazon is the biggest growth catalyst. With a 575,000-square-foot fulfillment center running and $50.5 million of land secured for future development, Amazon is a long-term demand anchor. Its extended-stay and project demand is already in the market, and future development on the site would add to it significantly.
4. The franchise gaps are real entry points. Wyndham (no La Quinta or Days Inn), IHG (no Holiday Inn Express) and Marriott (no Courtyard) are missing brands that dominate similar suburban corporate corridors nationally. These gaps are the strongest case for a flag conversion or new development in the 2026 to 2030 window.
5. A thin sales market, with fundamentals that support value. One sale ($4.8 million) in the trailing twelve months and a $90,600 price per room make Bolingbrook a slow-moving investment market. But a 10.55% cap rate and strong demand suggest well-positioned hotels would sell at a premium to comparable suburban Illinois markets.

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Sources and method. Occupancy, ADR, RevPAR, inventory, pipeline, cap rate and sale price per room come only from CoStar Group's report for Bolingbrook, Illinois, dated April 3, 2026. Peer data for Naperville and Joliet comes from CoStar Group reports of the same date. The hotel list, brands, room counts and franchise parents come from CoStar's property export (April 3, 2026). Demand drivers, employers, development and market background come from public company records, the Will County Center for Economic Development, the Village of Bolingbrook's economic development resources and web research in April 2026. Demand segment shares are analyst estimates and not independently verified. Prepared by Reed Gizinski, Marcus & Millichap, for information only.

This report is for information only and does not constitute investment advice. It is not an appraisal or a valuation.