GUESTHOUSE · DESIGN INNOVATION · JULY 2026 · CONFIDENTIAL
The Gathering Typology
66% of travelers book together. No hospitality company keeps them together. Until now.
The Heart · BIG — Bjarke Ingels Group
MOVEMENT I · THE GATHERING TYPOLOGY
Hotels are corridors of private rooms where togetherness is an afterthought.
Homes are living rooms where privacy is an afterthought.
Guesthouse is the third typology — hotel-grade privacy at the ends, home-grade togetherness at the center.
You cannot walk out of your room without landing in the heart.
GUESTHOUSE MEDIUM · 4 KEYS AROUND ONE HEART · BIG — BJARKE INGELS GROUP
RESET — private suite + ensuite at each end
HEART — eat + meet, the center every door opens onto
BETWEEN — focus nook · collab den · prep pod · wash
MOVEMENT II · HUB AND SPOKE, DELIVERING HOSPITALITY
Guesthouse carries the heart. The Hall carries the margin.
One Hall serves every Guesthouse on the campus — kitchen, provisions, House Captain, the gathering room. Concentrate the back-of-house and every home stays pure experience.
The Halls are realnot renderings — both exist today
Titus HouseCampus One · café + Bakari + House Captain, Truckee
The ClubhouseCampus Two · 486 E. Mel Parcel One, beside the pool
1 : 8–12hall : homes · one campus, one P&L
The Hall at dusk · BIG
America's motels and courtyard apartments are pre-built campuses — walls, plumbing and parking already standing, priced at rental economics. Bunkhouse and Palisociety converted motels into better motels. We convert the geometry.
MOVEMENT IV · THE FLIP
A building priced by the month
$1,500 /month→ $1,500 /night
re-prices by the night.
$50/daythe apartment unit — $1,500/mo, rent economics
6 → 4rooms given to the heart are what earn the rate
$4K/nightHoran rate proof — members-only, sold
Buy at rent-priced income value. Convert the geometry. Re-price at hospitality economics. That is the arbitrage the ladder climbs.
MOVEMENT IV · THE KPIs
Airbnb's unit. A hotel's rate. A margin neither can reach.
We sell the whole house the way a marketplace does — but we account for it the way a hotel does, and the Hall carries the cost structure neither of them has.
KPI 1 · THE RATE
$1,045/key/day
ADR $607 + services $438 per key. The typical Airbnb takes $305 for the whole house and attaches nothing. Same four walls — ~13× the revenue.
KPI 2 · THE ATTACH
42% of revenue is services
Chef, provisions, House Captain, experiences — revenue no marketplace can touch, delivered from the Hall, not from inside the home.
KPI 3 · THE MARGIN
1 : 8–12 hall : homes
A boutique hotel carries a full back-of-house per property. One Hall serves every Guesthouse on the campus — one kitchen, one team, one P&L. That is where the margin lives.
KPI 4 · THE YEAR
$836K /property/yr
At 200 nights, per 4-bed home — against $61K for the same house on Airbnb. The hub unlock: ~$775K incremental per property, per year.
Rate proof: $4K/night, members-only, sold — Horan House. The KPI in one line: a marketplace rate multiple, on a hotel's books, with a margin only the Hall makes possible.
MOVEMENT V · THE CUSTOMER — POWERED BY ACCESS
The team is the guest. The company is the member.
Guesthouse is the House Charter for the gathering economy. One hundred companies hold the charters — law, media, technology. The membership belongs to the company; the stay belongs to the team. Demand is contracted before the night is sold — routed through membership, never marketed room by room.
THE HOUSE — HORAN, TRUCKEE
THE EXECUTIVE OFFSITE — THE GREAT ROOM
THE WRITERS' ROOM — THE DEN
THE PARTNERS' DINNER — THE KITCHEN
100 charterslaw · media · technology — the cap, not the goal
Routed, not marketedACCESS fills what the campuses build
MOVEMENT VI · THE CAMPUSES, IN THE LANGUAGE
Campus One — Guesthouse Lake Tahoe. The Hall is Titus House.
One block of downtown Truckee: the Hall at the center, Horan House operating as the first spoke, 10393 entitled as the next, 10383 behind it. Hub and spoke, delivering hospitality.
MOVEMENT VI · THE CAMPUSES, IN THE LANGUAGE
Campus Two — Guesthouse Palm Springs, three parcels. The Hall is the Clubhouse.
Parcel One closes Monday: the Clubhouse as the Hall, guesthouse and boarding house as the first spokes, Parcels Two & Three optioned — the campus pre-assembled.
MOVEMENT VII · THE PROOF
BUILT — HORAN HOUSE · 100% OCCUPIED
CLOSING MONDAY — 486 E. MEL · CONVERSION #1
THE GREAT ROOM FROM ABOVE — HORAN HOUSE
$85M+earned media · SF Chronicle front page · T+L · Forbes
~2×real estate repositioned from entry — appraised, not estimated
+87.5%486 E. Mel appraised uplift, as-is → developed (1/1/27)
100 campusesby 2035 — each one a Hall and its Guesthouses
MOVEMENT VIII · AGAIN AND AGAIN
The pattern repeats. The map is already scored.
Every American lifestyle town, scored for supply constraint, group demand, and walkable campus bones — the market-selection engine behind both campuses. Truckee and Palm Springs came off this map. The pipeline already holds the next candidates.
Campus Oneoperating — Lake Tahoe
Campus Twocloses Monday — Palm Springs
The pipelinenext markets in diligence now
moneyball.guesthousecompany.comthe live ranked map — 100 campuses by 2035
COLOPHON
Built with.
ARCHITECTURE BIG — Bjarke Ingels Group
HOSPITALITY Richard Coraine — Union Square Hospitality Group Jason Rose — culinary strategy
PHOTOGRAPHY Mikael Lundblad
BRAND DESIGN Pact Studio
COUNSEL Steve Wilson — Haynes & Boone
FINANCE Michael Hengst · Sean Tiernan — real estate financing
Founded by Trevor Cornwell — two-time exited founder (Skyjet, acquired by Bombardier; appbackr, Intel Capital), and son of the advertising director who branded Rockefeller's RockResorts, the original eco-luxury. The pattern, twice proven: built from scratch, world-class partners from day one.
