Our Story

Borne on a foundation built through developing her career in Hospitality inside of one of the most recognized hotel companies worldwide, Dawn Berry, our Founder, recognized the opportunity to turn what was 18+ years of proven leadership, branding and hotel development for Hilton Hotels Worldwide into a brand and household name in the Industry known as PHD Hospitality. 

Launched in 2006, PHD Hospitality grew into an Owner-Operator and 3rd party management company of over 25 select and compact full service hotels in 14 states, within the first  five years and close to 100 hotels over the past 13 years.    

As a pioneer and one of the founding leaders in launching the brand known today as Hilton Garden Inn®, Berry knows that success is not an individual sport.  Applying her strengths in Maximizing teams by recognizing individual talent, inspiring others to see what’s possible and into the future and a proven reputation for innovative thinking, PHD grew rapidly adding leadership in the areas of interior design, procurement, development, project management and operations all contributing to our ongoing success, sophistication of systems and experience and extensive Industy network that delivers results.  Allow us to introduce ourselves……


Dawn M. Berry, President/CEO

Dawn M Berry, Founder and Principle of PHD, is a 25-year veteran in the business of hospitality.

Berry launched her career climbing the ranks within Hilton Worldwide at some of the most recognized full-service conference hotels and resorts and capping off her tenure as Vice President, Hilton Garden Inn (2000 – 2006), contributing to its growth of over 300 hotels during that time across the U.S., Mexico and Canada.  She is no stranger to leadership and is credited for her innate ability to relate to others, her agility under varying conditions and as a maximizer, with demonstrative problem-solving skills; one who is not stifled by conventional wisdom to overcome obstacles and achieve a level of excellence.

A role model for women in business, Berry holds herself accountable in being the demonstration of leadership, championing the performance of her team, making a difference in the lives of those around her and in the world; paving the way for others to follow. Actively involved in varying organizations within the hospitality, aviation and philanthropy industries, she holds high regard for her personal and professional relationships, knowing firsthand what it takes to make a team work, a company work, a society work and a civilization work.


Kevin S. Woolf, Vice President - Finance

Kevin S. Woolf, Vice President of Finance, leads the charge and oversight of all PHD finance, accounting and fund transactions as well as record keeping and reporting.  A direct liaison to our investors and stakeholders, he plays a key role in our relationship and asset management, sourcing of debt financing, property tax mitigation, as well as risk management.

Prior to joining PHD, Kevin served as a successful financial advisor with Morgan Stanley, where he managed over $70 million in client assets and assisted 401(k) administrators, small business owners, and individuals in creating financial strategies that allowed them to exceed their goals. Earlier in his career, Kevin held various positions at Adamson & Co., a Certified Public Accounting firm, where he developed new and managed existing client relationships; built forecasts to evaluate potential business opportunities; prepared audited, reviewed, and compiled financial statements and prepared corporate, partnership, estate and individual tax returns. Kevin’s passion for building a community and his detailed oversights drive our financial foundation for all stake holders in hotel real estate and commercial trade segments.


Brian B. Berry, Corporate Director of Operations

Brian B. Berry, Corporate Director of Operations for PHD Hospitality brings more than 22 years of outstanding leadership as General Manager of Select and Full Service hotels with distinguished brands to include and not limited to Hilton Worldwide, Marriott International, Hyatt Hotels Corporation, Inter Continental Hotel Group, Choice and Independent Hotels and Resorts.

Among his numerous achievements, Brian’s hotels have received eight “hotel of the year awards” under his leadership, from varying brands and recognized as “General Manager of the Year” six times during his career to date.  Brian is an ultimate mentor who leads his team from out-in-front and excels at creating a winning culture. Always striving to be the best he instills that sense of competition and attention to the details ultimately translating into winning teams and winning hotels!


Advisory Board, Managing Director - Alan S. Klein

With over 20 years of senior leadership experience, at the property level and corporate roles leading teams of full service, luxury and resort hotels that include and are not limited to the Pointe Hilton Resorts, Monterey Beach Resort, Portofino Hotel and Yacht Club, The Boulders – A Waldorf Astoria Collection and Embassy Suites.

Alan brings a refreshing point of view, proven experience in the operation of independent, full service and lifestyle hotels (Revenue generation and operating efficiencies) in addition to a broad network of Industry relationships, resources and business opportunities to our organization.