When searching for a hotel in Bridgewater, NJ for example, there are over 5+ Marriott properties within 5 miles. The room rates are all tightly concentrated between the various brands, all between $90 and $99 per night. However, when using points, the range is 10,000 to 25,000 with no discerning trend between properties. I have always seen that points generally run 10,000 per $100 of room cost, but every so even such as this example see wide variations. Only reason I can think of is some properties do not want to redeem points and discourage this by jacking up a basic property to 25K.