- Resort-Style Property: Three-story, 211-room hotel and waterpark featuring over 200,000 square feet of indoor and outdoor aquatic attractions.
- Prime Visibility and Access: Located at the intersection of Interstate 90 and State Highway 13 with excellent exposure to regional and out-of-state visitors.
- Tourism Powerhouse Market: Situated in Wisconsin Dells, “The Waterpark Capital of the World,” attracting approximately four million visitors annually.
- Proximity to Major Attractions: Minutes from Dells Army Duck Tours, Wisconsin Deer Park, Timbavati Wildlife Park, and Bigfoot Zipline Tours.
- Compelling Value-Add Opportunity: Potential for significant upside through enhanced marketing, improved revenue management, and operational efficiencies.
- Recent Capital Improvements: Partial remodel completed in 2022–2023, including exterior upgrades, renovated guestrooms, and refreshed water park amenities.
- Brand Conversion Potential: Marriott and Choice approvals and interest provide immediate franchising pathways and brand repositioning upside.
- Operational Scalability: Current seasonal operations create significant opportunity for year-round management and revenue expansion.
- Climbing Submarket RevPAR: RevPAR in the Wisconsin South Area rose 3.8% over 12 months, showing steady growth, lower risk, and stronger investor confidence in both the market and the asset overall.
- Heightened Gross Revenue: The hotel’s gross revenue rose 31% from 2023 to 2024, giving buyers stronger cash flow, better funding for upgrades, and improved financial performance across the property.
INVESTMENT OVERVIEW
As the exclusive representative of the seller, Marcus & Millichap's National Hospitality Division is pleased to present for sale to qualified investors the Polynesian Hotel & Suites Wisconsin Dells (“Hotel,” “Property,” or “Resort”), located at 857 N Frontage Road. The independent resort is offered on a “Request for Offers” basis. Please contact the listing agent for more information.
The Polynesian Hotel & Suites Wisconsin Dells is a three-story, 211-room destination property strategically positioned at the intersection of Interstate 90 and State Highway 13, offering excellent visibility and accessibility within a high-traffic tourism corridor. The resort spans 7.82 acres and features over 200,000 square feet of indoor and outdoor water park facilities, including an indoor pool, outdoor pool, indoor and outdoor spas, lazy river, water slides, and an extensive indoor water park complex. Additional on-site amenities include a fitness center, lobby coffee shop and bar, and expansive ballroom and meeting spaces suitable for conferences, events, and group bookings. Each guest room is designed for convenience and family comfort, offering kitchenettes, flat-screen televisions, mini-refrigerators, microwaves, and in-room safes. With its extensive amenity set, irreplaceable location, and strong underlying demand fundamentals, this offering provides investors a clear path toward repositioning and long-term value creation.
Located in the heart of Wisconsin Dells, the Polynesian Water Park Resort benefits from the area’s powerful tourism engine, which attracts approximately four million visitors annually. The region’s diverse attractions include Dells Army Duck Tours (1.6 miles), Wisconsin Deer Park (1.2 miles), Rick Wilcox Magic Theatre (2.1 miles), Bigfoot Zipline Tours (2.3 miles), and Timbavati Wildlife Park (1.2 miles). The property also draws from year-round spillover demand generated by more than 20 regional water theme parks and family entertainment venues.
The property has undergone substantial improvements, including a partial remodel completed in 2022–2023, which included an exterior refresh with new paint colors and upgraded exterior lighting. Inside, corridor upgrades feature new carpet and fresh paint, while 106 guestrooms were updated across two of the four building sections. Significant capital investments have also been completed in the resort’s pool and water park amenities, highlighted by the reopening and permitting of two outdoor pools and the outdoor lazy river after multi-year closures. The large outdoor slide was removed to streamline lazy river operations, a new indoor hot tub was installed, and both the indoor lazy river and splash pad remain in operational condition.
As of October, the 12-month average RevPAR in the Wisconsin South Area Hotel Submarket increased by over 3.8 percent, indicating robust growth and a lower-risk environment, which boosts investor confidence in the asset and the thriving market. Between year-end 2023 and 2024, the hotel experienced a substantial 31 percent increase in gross revenue. This trend presents several advantages for potential buyers, including additional capital for renovations and enhanced cash flow. Given the property’s historically limited operating schedule, substantial upside exists for buyers who expand year-round operations and maximize peak-season demand.
There is considerable opportunity to expand the property’s food and beverage program by activating existing facilities and enhancing the guest experience. Strategies include reopening the tiki bar and indoor restaurant located adjacent to the indoor water park, reintroducing operations at the indoor and outdoor concession stands, and improving pool deck service to elevate overall guest satisfaction and drive additional revenue. Moreover, the property presents a significant branding opportunity, supported by active interest and approvals from Marriott and Choice that offer immediate pathways for franchising and repositioning. Buyers may pursue a range of value-add strategies, from light-touch finish upgrades to a comprehensive full-scale renovation, depending on investment objectives and preferred brand alignment. Operational performance to date reflects the property's limited seasonal schedule, creating substantial upside for an operator committed to running year-round. The resort benefits from strong demand drivers during peak season, leaving considerable room to expand operating days, capture unmet demand, and materially increase revenue through more consistent and scalable operations.
Internationally known as the “Waterpark Capital of the World,” Wisconsin Dells is a premier tourism-driven city in southern Wisconsin that attracts millions of visitors each year. With a year-round population just over 5,500 residents, the community generated an estimated $1.77 billion in visitor expenditures in 2021, underscoring its position as one of the Midwest’s most powerful tourism hubs. The city lies along the Wisconsin River, featuring glacier-carved sandstone landscapes, world-class attractions, a thriving hospitality economy, and direct access to major highways connecting visitors from Madison, Milwaukee, Chicago, and Minneapolis. Tourism defines the local economy, which is anchored by globally recognized attractions such as Noah’s Ark Waterpark and Mt. Olympus Water & Theme Park, as well as a dense cluster of resorts, entertainment venues, and dining districts. Beyond its iconic waterparks and amusement parks, visitors enjoy downtown shopping, casino gaming, arcades, interactive museums, and a robust lineup of live entertainment. Additionally, nature lovers are drawn to Mirror Lake State Park, a peaceful forested reserve ideal for camping, hiking, kayaking, and wildlife viewing.
BROKER OF RECORD
Todd Lindblom
Wisconsin
P: (262) 364-1964
Lic #: 56163-90
