Market and Feasibility Study for a Boutique Hotel in Town Center within the State Road 100 Community Redevelopment Area (CRA)

The City of Palm Coast in Flagler County, Florida is seeking a comprehensive market and feasibility study for a boutique hotel development within the State Road 100 Community Redevelopment Area (CRA). The Request for Proposals (RFP-ED-26-24) requires a qualified consultant to deliver a bankable market analysis and feasibility report for a 2.89-acre hotel site in the Town Center. Key deliverables include a draft and final market report, an executive summary presentation, a financial model with a 10-year pro forma, and a brand submission packet aligned with Marriott/Hilton franchise standards. Proposing firms must demonstrate completion of at least three Tier-1 boutique hotel feasibility studies within the past five years, with at least one in Florida or the Southeastern U.S. The project team must include specialists in hotel economics, real estate development, and CRA/Opportunity Zone finance. Evaluation criteria will allocate 30 points for relevant hotel market experience, 20 points for understanding CRA and Opportunity Zone financing, 20 points for project approach, 15 points for project team qualifications, and 15 points for cost proposal. The RFP was issued on December 17, 2025, with questions due by January 13, 2026 at 2:00 PM, and proposals due January 22, 2026 at 2:00 PM, with a required site visit before submission.

The City will apply a local business preference of up to 5% of the quoted price (up to $200,000) or 3% above $200,000 (capped at $20,000) to Palm Coast-based vendors, with secondary preference to Flagler County vendors. Proposers must submit electronically through the City's Procurement Portal and provide specific insurance coverage, including Workers' Compensation, Commercial General Liability ($1,000,000 per occurrence), Business Auto Liability, and Professional Liability insurance of $1,000,000. The contract will be a Master Services Agreement with a one-year initial term, renewable for two successive one-year periods. While no specific budget range is explicitly stated, the contract will require City Council approval for values exceeding $50,000. Proposers must submit itemized costs including hourly rates by role, travel expenses, and a total not-to-exceed price, with all taxes included in the pricing. The proposed project schedule spans 12 weeks from kickoff through final report delivery, with milestone presentations scheduled at weeks 3, 8, and 12.