One hub, a cluster of homes, one fully-staffed hotel — the operating system for premium group travel. Operating today in Lake Tahoe; Palm Springs next, in escrow now.
The model · the distributed hotel
Albergo diffuso, at the house tier
One hub. Many houses. One hotel.
We call it the distributed hotel.
Short-walk radius · one campus, one P&L
A single HALL is the operational heart — kitchen and F&B, provisions, the House Captain. The surrounding homes are the rooms — a scattered cluster that operates as one serviced hotel. The centuries-old Italian albergo diffuso, run with a modern operating system. This is what lifts a small property past the revenue-per-room ceiling that caps every boutique brand.
Lake Tahoe is open and operating today; the renders are the BIG-designed campus that follows. Warm, modern, lived-in — hospitality-grade interiors built for a group, not vacation-rental beige.
The whole house is front of house. The Hub is back of house.
Front of house — every square foot the guest touches
All of Horan House is the guest’s — living, dining, sleeping, the deck. No operational clutter in the home.
Back of house — one place: the Hub
F&B, provisioning, the House Captain, COOKS, logistics — the operational heart, concentrated off-stage in the Hub.
Pull the back-of-house out of the home and every home stays pure experience. Concentrate it in the Hub and it becomes the brand-setter and the margin engine — how, next.
With BIG we developed a kit of parts — modular, mass-timber, concrete-3D-printed. The hub model gets a building system to match it, so each new campus standardizes cost, quality and brand instead of starting from a blank sheet. Architecture becomes a repeatable unit, not a one-off.
Soho House register, Airbnb-scale prize — and the serviced operating layer is unowned. The Gyroscope is that layer: the software + service that spins a small property past the revenue-per-room ceiling that breaks every boutique brand.
ACCESS
Demand · the front door
Charter membership + verification. One charter → many executive stays.
SPHERE
Supply · the places
Group-stay properties + the service people bundled with each.
COOKS
Operations · the run
Culinary ops & knowledge system — one standard, repeated house to house.
YIELD
Revenue · the dial
Holds rate; grows value per night. Soft demand → stack experience, not discounts.
Repositioned ~2× from entry. Stabilized NOI $306K → $4.7M (formal appraisal, income approach).
Portfolio: ~$6.8M invested → ~$11M as-is → ~$13.5M+ at the summit. Two of four summit figures rest on appraised NOI — the floor a lender underwrites, before the brand multiple. Financings realize this value; the appraisals already created it.
Pool + clubhouse + 16 income units. NOI $246K, ~$2.0M created equity at close; cash-flowing during build.
Desert winter answers mountain summer — one membership, two seasons. A three-parcel campus with the option on all three. This is the hinge from a single building to a platform: the first proof the campus model replicates.
Built from scratch — with world-class partners from day one.
Trevor Cornwell
Founder & CEO
Two-time exited founder — Skyjet (acquired by Bombardier; 8× early-investor returns) and appbackr (Intel Capital). Built the ASPIRE Coalition behind the Military Spouse Licensing Relief Act, signed into federal law. Son of the ad director who branded Rockefeller’s RockResorts — the original eco-luxury.
Strategic advisors & partners
RC
Richard Coraine
Hospitality · USHG Partner
BI
Bjarke Ingels
Design · BIG Founder
SW
Steve Wilson
Legal
JR
Jason Rose
Culinary Strategy
MH
Michael Hengst
Finance
ST
Sean Tiernan
RE Financing
PS
Pact Studio — Brand Design
Institutional partners on every venture — from Coca-Cola and Intel Capital to Union Square Hospitality Group and Bjarke Ingels Group. The pattern: built from scratch, world-class partners from day one.
The real estate holds its value on its own. The part that compounds is the hospitality — the membership, the service, the brand. That operating layer is what strategics pay a multiple for, far above the bricks.
PROPCO · the floor
Holds the buildings. Real-estate + family-office capital. Cap-rate math. The asset is the proof factory.
OPCO · the multiple
The hospitality — membership, service, brand. Recurring, asset-light, network-effected, compounding.
citizenM
16 yrs → Marriott
$355M
Graduate
brand → Hilton
$210M
Aman
~$358M assets → ~8×
~$3B
Strategics buy the hospitality operating layer, separate from the drywall. A second campus — in escrow now — is the proof it replicates, and that’s when the multiple turns on.
Lake Tahoe is open and operating. Palm Springs is next — the second campus, in escrow now. A proven flagship, appraised real estate, a repeatable campus, and a membership demand layer no one else owns. The hard part — proving it operates — is done.
Come stay the campus. A working session at Guesthouse Lake Tahoe. · www.guesthousecompany.com
The vision
From two campuses to one hundred.
A national network of Guesthouse hubs across America’s great lifestyle markets — 100 campuses by 2035. Each one a campus; all of them one brand.
