HST 10-Q Quarterly Report Sept. 30, 2025

HOST HOTELS & RESORTS, INC.

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hst-20250930

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

____________________________________________________________________________________________________________________________________________________________________________________________

FORM 10-Q

x QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934.

For the quarterly period ended September 30, 2025

o TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934.

Commission File Number: 001-14625 (Host Hotels & Resorts, Inc.)

0-25087 (Host Hotels & Resorts, L.P.)

____________________________________________________________________________________________________________________________________________________________________________________________

HOST HOTELS & RESORTS, INC.

HOST HOTELS & RESORTS, L.P.

(Exact name of registrant as specified in its charter)

____________________________________________________________________________________________________________________________________________________________________________________________


Maryland (Host Hotels & Resorts, Inc.)						53-0085950
Delaware (Host Hotels & Resorts, L.P.)						52-2095412
(State or Other Jurisdiction of Incorporation or Organization)						(I.R.S. Employer Identification No.)

4747 Bethesda Ave , Suite 1300						20814
Bethesda , Maryland						(Zip Code)
(Address of Principal Executive Offices)

( 240 ) 744-1000

(Registrant’s telephone number, including area code)

Securities registered pursuant to Section 12(b) of the Act:

Title of each class

Trading Symbol

Name of Each Exchange on Which Registered

Host Hotels & Resorts, Inc.

Common Stock, $0.01 par value

HST

The Nasdaq Stock Market LLC

Host Hotels & Resorts, L.P.

None

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.

Host Hotels & Resorts, Inc.

Yes

Host Hotels & Resorts, L.P.

Yes

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files).

Host Hotels & Resorts, Inc.

Yes

Host Hotels & Resorts, L.P.

Yes

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.


Host Hotels & Resorts, Inc.
Large accelerated filer	þ	Accelerated filer	o
Non-accelerated filer	o	Smaller reporting company	o
Emerging growth company	o

Host Hotels & Resorts, L.P.
Large accelerated filer	o	Accelerated filer	o
Non-accelerated filer	þ	Smaller reporting company	o
Emerging growth company	o
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. o

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).

Host Hotels & Resorts, Inc.

Yes

Host Hotels & Resorts, L.P.

Yes

As of November 5, 2025, there were 687,689,481 shares of Host Hotels & Resorts, Inc.’s common stock, $0.01 par value per share, outstanding.

EXPLANATORY NOTE

This report combines the quarterly reports on Form 10-Q of Host Hotels & Resorts, Inc. and Host Hotels & Resorts, L.P. Unless stated otherwise or the context requires otherwise, references to “Host Inc.” mean Host Hotels & Resorts, Inc., a Maryland corporation, and references to “Host L.P.” mean Host Hotels & Resorts, L.P., a Delaware limited partnership, and its consolidated subsidiaries, in cases where it is important to distinguish between Host Inc. and Host L.P. We use the terms “we,” “our” or “the company” to refer to Host Inc. and Host L.P. together, unless the context indicates otherwise.

Host Inc. operates as a self-managed and self-administered real estate investment trust (“REIT”). Host Inc. owns properties and conducts operations through Host L.P., of which Host Inc. is the sole general partner and of which it holds approximately 99% of the partnership interests (“OP units”). The remaining OP units are owned by various unaffiliated limited partners. As the sole general partner of Host L.P., Host Inc. has the exclusive and complete responsibility for Host L.P.’s day-to-day management and control. Management operates Host Inc. and Host L.P. as one enterprise. The management of Host Inc. consists of the same persons who direct the management of Host L.P. As general partner with control of Host L.P., Host Inc. consolidates Host L.P. for financial reporting purposes, and Host Inc. does not have significant assets other than its investment in Host L.P. Therefore, the assets and liabilities of Host Inc. and Host L.P. are substantially the same on their respective condensed consolidated financial statements and the disclosures of Host Inc. and Host L.P. also are substantially similar. For these reasons, we believe that the combination into a single report of the quarterly reports on Form 10-Q of Host Inc. and Host L.P. results in benefits to management and investors.

The substantive difference between the filings of Host Inc. and Host L.P. is that Host Inc. is a REIT with public stock, while Host L.P. is a partnership with no publicly traded equity. In the condensed consolidated financial statements, this difference primarily is reflected in the equity (or partners’ capital for Host L.P.) section of the consolidated balance sheets and in the consolidated statements of equity (or partners’ capital for Host L.P.). Apart from the different equity treatment, the condensed consolidated financial statements of Host Inc. and Host L.P. are nearly identical.

This combined Form 10-Q for Host Inc. and Host L.P. includes, for each entity, separate interim financial statements (but combined footnotes), separate reports on disclosure controls and procedures and internal control over financial reporting and separate CEO/CFO certifications. In addition, with respect to any other financial and non-financial disclosure items required by Form 10-Q, any material differences between Host Inc. and Host L.P. are discussed separately herein. For a more detailed discussion of the substantive differences between Host Inc. and Host L.P. and why we believe the combined filing results in benefits to investors, see the discussion in the combined Annual Report on Form 10-K for the year ended December 31, 2024 under the heading “Explanatory Note.”

HOST HOTELS & RESORTS, INC. AND HOST HOTELS & RESORTS, L.P.

INDEX


	PART I. FINANCIAL INFORMATION

		Page No.
Item 1.	Financial Statements for Host Hotels & Resorts, Inc.:

	Condensed Consolidated Balance Sheets - September 30, 2025 (unaudited) and December 31, 2024	1

	Condensed Consolidated Statements of Operations (unaudited) - Quarter and Year-to-date ended September 30, 2025 and 2024	2

	Condensed Consolidated Statements of Comprehensive Income (unaudited) - Quarter and Year-to-date ended September 30, 2025 and 2024	3

	Condensed Consolidated Statements of Cash Flows (unaudited) - Year-to-date ended September 30, 2025 and 2024	4

	Financial Statements for Host Hotels & Resorts, L.P.:

	Condensed Consolidated Balance Sheets - September 30, 2025 (unaudited) and December 31, 2024	6

	Condensed Consolidated Statements of Operations (unaudited) - Quarter and Year-to-date ended September 30, 2025 and 2024	7

	Condensed Consolidated Statements of Comprehensive Income (unaudited) - Quarter and Year-to-date ended September 30, 2025 and 2024	8

	Condensed Consolidated Statements of Cash Flows (unaudited) - Year-to-date ended September 30, 2025 and 2024	9

	Notes to Condensed Consolidated Financial Statements (unaudited)	11

Item 2.	Management’s Discussion and Analysis of Financial Condition and Results of Operations	25

Item 3.	Quantitative and Qualitative Disclosures about Market Risk	51

Item 4.	Controls and Procedures	52

	PART II. OTHER INFORMATION

Item 1A.	Risk Factors	53

Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds	53

Item 5.	Other Information	54

Item 6.	Exhibits	54

HOST HOTELS & RESORTS, INC. AND SUBSIDIARIES

CONDENSED CONSOLIDATED BALANCE SHEETS

September 30, 2025 and December 31, 2024

(in millions, except share and per share amounts)


	September 30, 2025		December 31, 2024
	unaudited
ASSETS
Property and equipment, net	$	10,670	$	10,906
Right-of-use assets	561		559
Assets held for sale	32		—
Due from managers	101		36
Advances to and investments in affiliates	217		166
Furniture, fixtures and equipment replacement fund	205		242
Notes receivable	114		79
Other	601		506
Cash and cash equivalents	539		554
Total assets	$	13,040	$	13,048

LIABILITIES, NON-CONTROLLING INTERESTS AND EQUITY
Debt
Senior notes	$	3,988	$	3,993
Credit facility, including the term loans of $ 999 and $ 998 , respectively	995		992
Mortgage and other debt	96		98
Total debt	5,079		5,083
Lease liabilities	564		560
Accounts payable and accrued expenses	260		351
Due to managers	60		54

Other	264		223
Total liabilities	6,227		6,271

Redeemable non-controlling interests - Host Hotels & Resorts, L.P.	149		165

Host Hotels & Resorts, Inc. stockholders’ equity:
Common stock, par value $ 0.01 , 1,050 million shares authorized, 687.7 million shares and 699.1 million shares issued and outstanding, respectively	7		7
Additional paid-in capital	7,284		7,462
Accumulated other comprehensive loss	( 67 )		( 83 )
Deficit	( 563 )		( 777 )
Total equity of Host Hotels & Resorts, Inc. stockholders	6,661		6,609
Non-redeemable non-controlling interests—other consolidated partnerships	3		3
Total equity	6,664		6,612
Total liabilities, non-controlling interests and equity	$	13,040	$	13,048

See notes to condensed consolidated financial statements.

HOST HOTELS & RESORTS, INC. AND SUBSIDIARIES

CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS

Quarter and Year-to-date ended September 30, 2025 and 2024

(unaudited, in millions, except per share amounts)


	Quarter ended September 30,				Year-to-date ended September 30,
	2025		2024		2025		2024
REVENUES
Rooms	$	826	$	825	$	2,713	$	2,563
Food and beverage	364		365		1,345		1,285
Other	141		129		453		408
Total revenues	1,331		1,319		4,511		4,256
EXPENSES
Rooms	222		216		680		632
Food and beverage	278		267		914		848
Other departmental and support expenses	357		345		1,096		1,022
Management fees	52		55		191		193
Other property-level expenses	103		108		321		313
Depreciation and amortization	196		197		587		565
Corporate and other expenses	27		25		83		81
Net gain on insurance settlements	( 5 )		( 29 )		( 24 )		( 116 )
Total operating costs and expenses	1,230		1,184		3,848		3,538
OPERATING PROFIT	101		135		663		718
Interest income	7		11		22		43
Interest expense	( 60 )		( 59 )		( 175 )		( 156 )
Other gains	122		1		148		1
Equity in earnings of affiliates	2		2		16		12
INCOME BEFORE INCOME TAXES	172		90		674		618
Provision for income taxes	( 9 )		( 6 )		( 35 )		( 20 )
NET INCOME	163		84		639		598
Less: Net income attributable to non-controlling interests	( 2 )		( 2 )		( 9 )		( 9 )
NET INCOME ATTRIBUTABLE TO HOST HOTELS & RESORTS, INC.	$	161	$	82	$	630	$	589
Basic earnings per common share	$	0.23	$	0.12	$	0.91	$	0.84
Diluted earnings per common share	$	0.23	$	0.12	$	0.91	$	0.84

See notes to condensed consolidated financial statements.

HOST HOTELS & RESORTS, INC. AND SUBSIDIARIES

CONDENSED CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME

Quarter and Year-to-date ended September 30, 2025 and 2024

(unaudited, in millions)


	Quarter ended September 30,				Year-to-date ended September 30,
	2025		2024		2025		2024
NET INCOME	$	163	$	84	$	639	$	598
OTHER COMPREHENSIVE INCOME (LOSS), NET OF TAX
Foreign currency translation and other comprehensive income (loss) of unconsolidated affiliates	( 1 )		2		8		( 7 )
Change in fair value of derivative instruments	1		1		1		2
Amounts reclassified from other comprehensive income	7		—		7		—
OTHER COMPREHENSIVE INCOME (LOSS), NET OF TAX	7		3		16		( 5 )
COMPREHENSIVE INCOME	170		87		655		593
Less: Comprehensive income attributable to non-controlling interests	( 2 )		( 2 )		( 9 )		( 9 )
COMPREHENSIVE INCOME ATTRIBUTABLE TO HOST HOTELS & RESORTS, INC.	$	168	$	85	$	646	$	584

See notes to condensed consolidated financial statements.

HOST HOTELS & RESORTS, INC. AND SUBSIDIARIES

CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS

Year-to-date ended September 30, 2025 and 2024

(unaudited, in millions)


	Year-to-date ended September 30,
	2025		2024
OPERATING ACTIVITIES
Net income	$	639	$	598
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	587		565
Amortization of finance costs, discounts and premiums, net	9		7

Non-cash stock-based compensation expense	16		17

Other gains	( 148 )		( 1 )
Net gain on property insurance settlements	—		( 76 )
Equity in earnings of affiliates	( 16 )		( 12 )
Change in due from/to managers	( 60 )		51
Distributions from investments in affiliates	15		14
Property insurance proceeds - remediation costs	—		4
Payments for inventory costs	( 67 )		( 36 )

Changes in other assets	( 7 )		( 14 )
Changes in other liabilities	( 1 )		50
Net cash provided by operating activities	967		1,167

INVESTING ACTIVITIES
Proceeds from sales of assets, net	121		—
Proceeds from (issuance of) loan receivable	79		( 6 )
Return of investments in affiliates	3		1
Advances to and investments in affiliates	( 65 )		( 42 )
Acquisitions	—		( 1,503 )
Capital expenditures:
Renewals and replacements	( 270 )		( 211 )
Return on investment	( 184 )		( 164 )

Property insurance proceeds	16		74
Net cash used in investing activities	( 300 )		( 1,851 )

FINANCING ACTIVITIES
Financing costs	( 4 )		( 12 )
Issuances of debt	494		1,279
Draws on credit facility	—		890

Repayment of credit facility	—		( 890 )
Repurchase/redemption of senior notes	( 500 )		( 400 )
Mortgage debt and other prepayments and scheduled maturities	( 2 )		( 2 )

Common stock repurchases	( 205 )		( 107 )




Dividends on common stock	( 486 )		( 598 )





Distributions and payments to non-controlling interests	( 7 )		( 9 )


Other financing activities	( 13 )		( 22 )
Net cash provided by (used in) financing activities	( 723 )		129
Effects of exchange rate changes on cash held	4		( 2 )
NET DECREASE IN CASH AND CASH EQUIVALENTS AND RESTRICTED CASH	( 52 )		( 557 )
CASH AND CASH EQUIVALENTS AND RESTRICTED CASH, BEGINNING OF PERIOD	798		1,363
CASH AND CASH EQUIVALENTS AND RESTRICTED CASH, END OF PERIOD	$	746	$	806

See notes to condensed consolidated financial statements.

HOST HOTELS & RESORTS, INC. AND SUBSIDIARIES

CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS, CONTINUED

Year-to-date ended September 30, 2025 and 2024

(unaudited)

Supplemental disclosure of cash flow information (in millions):

The following table provides a reconciliation of cash, cash equivalents, and restricted cash reported on the balance sheet to the amount shown in the statements of cash flows:


	September 30, 2025		September 30, 2024
Cash and cash equivalents	$	539	$	564
Restricted cash (included in other assets)	2		2
Cash included in furniture, fixtures and equipment replacement fund	205		240
Total cash and cash equivalents and restricted cash shown in the statements of cash flows	$	746	$	806

The following table presents cash paid for the following:


	Year-to-date ended September 30,
	2025		2024
Total interest paid	$	170	$	131
Income taxes paid	$	9	$	6

Supplemental schedule of noncash investing and financing activities:

In connection with the sale of Washington Marriott at Metro Center in August 2025, we issued a $ 114 million loan to the buyer. The proceeds received from the sale are net of this loan.

In 2024, non-cash consideration for the acquisition of The Ritz-Carlton O'ahu, Turtle Bay included the assumption of hotel level liabilities of approximately $ 15 million, consisting primarily of advanced deposits received from guests for future stays that were retained by the seller.

See notes to condensed consolidated financial statements.

HOST HOTELS & RESORTS, L.P. AND SUBSIDIARIES

CONDENSED CONSOLIDATED BALANCE SHEETS

September 30, 2025 and December 31, 2024

(in millions)


	September 30, 2025		December 31, 2024
	unaudited
ASSETS
Property and equipment, net	$	10,670	$	10,906
Right-of-use assets	561		559
Assets held for sale	32		—
Due from managers	101		36
Advances to and investments in affiliates	217		166
Furniture, fixtures and equipment replacement fund	205		242
Notes receivable	114		79
Other	601		506
Cash and cash equivalents	539		554
Total assets	$	13,040	$	13,048

LIABILITIES, LIMITED PARTNERSHIP INTERESTS OF THIRD PARTIES AND CAPITAL
Debt
Senior notes	$	3,988	$	3,993
Credit facility, including the term loans of $ 999 and $ 998 , respectively	995		992
Mortgage and other debt	96		98
Total debt	5,079		5,083
Lease liabilities	564		560
Accounts payable and accrued expenses	260		351
Due to managers	60		54

Other	264		223
Total liabilities	6,227		6,271

Limited partnership interests of third parties	149		165

Host Hotels & Resorts, L.P. capital:
General partner	1		1
Limited partner	6,727		6,691
Accumulated other comprehensive loss	( 67 )		( 83 )
Total Host Hotels & Resorts, L.P. capital	6,661		6,609
Non-controlling interests—consolidated partnerships	3		3
Total capital	6,664		6,612
Total liabilities, limited partnership interests of third parties and capital	$	13,040	$	13,048

See notes to condensed consolidated financial statements.

HOST HOTELS & RESORTS, L.P. AND SUBSIDIARIES

CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS

Quarter and Year-to-date ended September 30, 2025 and 2024

(unaudited, in millions, except per unit amounts)


	Quarter ended September 30,				Year-to-date ended September 30,
	2025		2024		2025		2024
REVENUES
Rooms	$	826	$	825	$	2,713	$	2,563
Food and beverage	364		365		1,345		1,285
Other	141		129		453		408
Total revenues	1,331		1,319		4,511		4,256
EXPENSES
Rooms	222		216		680		632
Food and beverage	278		267		914		848
Other departmental and support expenses	357		345		1,096		1,022
Management fees	52		55		191		193
Other property-level expenses	103		108		321		313
Depreciation and amortization	196		197		587		565
Corporate and other expenses	27		25		83		81
Net gain on insurance settlements	( 5 )		( 29 )		( 24 )		( 116 )
Total operating costs and expenses	1,230		1,184		3,848		3,538
OPERATING PROFIT	101		135		663		718
Interest income	7		11		22		43
Interest expense	( 60 )		( 59 )		( 175 )		( 156 )
Other gains	122		1		148		1
Equity in earnings of affiliates	2		2		16		12
INCOME BEFORE INCOME TAXES	172		90		674		618
Provision for income taxes	( 9 )		( 6 )		( 35 )		( 20 )
NET INCOME	163		84		639		598
Less: Net income attributable to non-controlling interests	( 1 )		( 1 )		( 1 )		( 1 )
NET INCOME ATTRIBUTABLE TO HOST HOTELS & RESORTS, L.P.	$	162	$	83	$	638	$	597
Basic earnings per common unit	$	0.24	$	0.12	$	0.93	$	0.86
Diluted earnings per common unit	$	0.24	$	0.12	$	0.93	$	0.85

See notes to condensed consolidated financial statements.

HOST HOTELS & RESORTS, L.P. AND SUBSIDIARIES

CONDENSED CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME

Quarter and Year-to-date ended September 30, 2025 and 2024

(unaudited, in millions)


	Quarter ended September 30,				Year-to-date ended September 30,
	2025		2024		2025		2024
NET INCOME	$	163	$	84	$	639	$	598
OTHER COMPREHENSIVE INCOME (LOSS), NET OF TAX
Foreign currency translation and other comprehensive income (loss) of unconsolidated affiliates	( 1 )		2		8		( 7 )
Change in fair value of derivative instruments	1		1		1		2
Amounts reclassified from other comprehensive income	7		—		7		—
OTHER COMPREHENSIVE INCOME (LOSS), NET OF TAX	7		3		16		( 5 )
COMPREHENSIVE INCOME	170		87		655		593
Less: Comprehensive income attributable to non-controlling interests	( 1 )		( 1 )		( 1 )		( 1 )
COMPREHENSIVE INCOME ATTRIBUTABLE TO HOST HOTELS & RESORTS, L.P.	$	169	$	86	$	654	$	592

See notes to condensed consolidated financial statements.

HOST HOTELS & RESORTS, L.P. AND SUBSIDIARIES

CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS

Year-to-date ended September 30, 2025 and 2024

(unaudited, in millions)


	Year-to-date ended September 30,
	2025		2024
OPERATING ACTIVITIES
Net income	$	639	$	598
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	587		565
Amortization of finance costs, discounts and premiums, net	9		7

Non-cash stock-based compensation expense	16		17

Other gains	( 148 )		( 1 )
Net gain on property insurance settlements	—		( 76 )
Equity in earnings of affiliates	( 16 )		( 12 )
Change in due from/to managers	( 60 )		51
Distributions from investments in affiliates	15		14
Property insurance proceeds - remediation costs	—		4
Payments for inventory costs	( 67 )		( 36 )

Changes in other assets	( 7 )		( 14 )
Changes in other liabilities	( 1 )		50
Net cash provided by operating activities	967		1,167

INVESTING ACTIVITIES
Proceeds from sales of assets, net	121		—
Proceeds from (issuance of) loan receivable	79		( 6 )
Return of investments in affiliates	3		1
Advances to and investments in affiliates	( 65 )		( 42 )
Acquisitions	—		( 1,503 )
Capital expenditures:
Renewals and replacements	( 270 )		( 211 )
Return on investment	( 184 )		( 164 )

Property insurance proceeds	16		74
Net cash used in investing activities	( 300 )		( 1,851 )

FINANCING ACTIVITIES
Financing costs	( 4 )		( 12 )
Issuances of debt	494		1,279
Draws on credit facility	—		890

Repayment of credit facility	—		( 890 )
Repurchase/redemption of senior notes	( 500 )		( 400 )
Mortgage debt and other prepayments and scheduled maturities	( 2 )		( 2 )


Repurchase of common OP units	( 205 )		( 107 )






Distributions on common OP units	( 492 )		( 606 )


Distributions and payments to non-controlling interests	( 1 )		( 1 )


Other financing activities	( 13 )		( 22 )
Net cash provided by (used in) financing activities	( 723 )		129
Effects of exchange rate changes on cash held	4		( 2 )
NET DECREASE IN CASH AND CASH EQUIVALENTS AND RESTRICTED CASH	( 52 )		( 557 )
CASH AND CASH EQUIVALENTS AND RESTRICTED CASH, BEGINNING OF PERIOD	798		1,363
CASH AND CASH EQUIVALENTS AND RESTRICTED CASH, END OF PERIOD	$	746	$	806

See notes to condensed consolidated financial statements.

HOST HOTELS & RESORTS, L.P. AND SUBSIDIARIES

CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS, CONTINUED

Year-to-date ended September 30, 2025 and 2024

(unaudited)

Supplemental disclosure of cash flow information (in millions):

The following table provides a reconciliation of cash, cash equivalents, and restricted cash reported on the balance sheet to the amount shown in the statements of cash flows:


	September 30, 2025		September 30, 2024
Cash and cash equivalents	$	539	$	564
Restricted cash (included in other assets)	2		2
Cash included in furniture, fixtures and equipment replacement fund	205		240
Total cash and cash equivalents and restricted cash shown in the statements of cash flows	$	746	$	806

The following table presents cash paid for the following:


	Year-to-date ended September 30,
	2025		2024
Total interest paid	$	170	$	131
Income taxes paid	$	9	$	6

Supplemental schedule of noncash investing and financing activities:

In connection with the sale of Washington Marriott at Metro Center in August 2025, we issued a $ 114 million loan to the buyer. The proceeds received from the sale are net of this loan.

See notes to condensed consolidated financial statements.

HOST HOTELS & RESORTS, INC., HOST HOTELS & RESORTS, L.P., AND SUBSIDIARIES

NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

(Unaudited)

1. Organization

Description of Business

Host Hotels & Resorts, Inc. operates as a self-managed and self-administered real estate investment trust (“REIT”), with its operations conducted solely through Host Hotels & Resorts, L.P. and its subsidiaries. Host Hotels & Resorts, L.P., a Delaware limited partnership, operates through an umbrella partnership structure, with Host Hotels & Resorts, Inc., a Maryland corporation, as its sole general partner. In the notes to these unaudited condensed consolidated financial statements, we use the terms “we” or “our” to refer to Host Hotels & Resorts, Inc. and Host Hotels & Resorts, L.P. together, unless the context indicates otherwise. We also use the term “Host Inc.” to refer specifically to Host Hotels & Resorts, Inc., and the term “Host L.P.” to refer specifically to Host Hotels & Resorts, L.P. in cases where it is important to distinguish between Host Inc. and Host L.P. As of September 30, 2025, Host Inc. holds approximately 99 % of Host L.P.’s partnership interests.

Consolidated Portfolio

As of September 30, 2025, our consolidated portfolio, primarily consisting of luxury and upper upscale hotels, is located in the following countries:


			Hotels
United States			74
Brazil			3
Canada			2
Total			79

2. Summary of Significant Accounting Policies

We have condensed or omitted certain information and footnote disclosures normally included in financial statements presented in accordance with U.S. generally accepted accounting principles, or GAAP, in the accompanying unaudited condensed consolidated financial statements. We believe the disclosures made herein are adequate to prevent the information presented from being misleading. However, the financial statements should be read in conjunction with the consolidated financial statements and notes thereto included in our Annual Report on Form 10–K for the year ended December 31, 2024.

The preparation of financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates.

In our opinion, the accompanying unaudited condensed consolidated financial statements reflect all adjustments necessary to present fairly our financial position as of September 30, 2025, the results of our operations for the quarter and year-to-date ended September 30, 2025 and 2024, and cash flows for the year-to-date ended September 30, 2025 and 2024. Interim results are not necessarily indicative of full year performance because of the effect of seasonal variations.

Five of the partnerships in which we own an interest are considered variable interest entities ("VIEs"), as the general partner of these partnerships maintains control over the decisions that most significantly impact such partnerships. These VIEs include the operating partnership, Host L.P., which is consolidated by Host Inc., of which Host Inc. is the sole general partner and holds approximately 99 % of the limited partner interests; the consolidated partnership that owns the Houston Airport Marriott at George Bush Intercontinental; and three unconsolidated partnerships that own hotel properties, of which we hold limited partner interests ranging from 11 % - 30 %. Host Inc.’s sole significant asset is its investment in Host L.P. and, consequently, substantially all of Host Inc.’s assets and liabilities consists of the assets and liabilities of Host L.P. All of Host Inc.’s debt is an obligation of Host L.P. and may be settled only with assets of Host L.P.

HOST HOTELS & RESORTS, INC., HOST HOTELS & RESORTS, L.P., AND SUBSIDIARIES

NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

(Unaudited)

Income Taxes

Effective July 4, 2025, the One Big Beautiful Bill Act was approved, resulting in certain changes to U.S. tax legislation that will impact us and our stockholders. Key provisions include a permanent extension of the 20% deduction for qualified REIT dividends, an increase in the REIT asset test limit for taxable REIT subsidiaries from 20% to 25%, and a modification to the base on which the interest deduction limit applies by excluding depreciation, amortization and depletion from adjusted taxable income.

3. Earnings Per Common Share (Unit)

Basic earnings per common share (unit) is computed by dividing net income attributable to common stockholders (unitholders) by the weighted average number of shares of Host Inc. common stock or Host L.P. common units outstanding. Diluted earnings per common share (unit) is computed by dividing net income attributable to common stockholders (unitholders), as adjusted for potentially dilutive securities, by the weighted average number of shares of Host Inc. common stock or Host L.P. common units outstanding plus other potentially dilutive securities. Dilutive securities may include shares granted under comprehensive stock plans or the Host L.P. common units distributed to Host Inc. to support such shares granted, and other non-controlling interests that have the option to convert their limited partner interests to Host L.P. common units. No effect is shown for any securities that are anti-dilutive. There are 8.6 million Host L.P. common units, which are convertible into 8.8 million Host Inc. common shares, that are not included in Host Inc.’s calculation of earnings per share as their effect is not dilutive. The calculation of Host Inc. basic and diluted earnings per common share is shown below (in millions, except per share amounts):


	Quarter ended September 30,				Year-to-date ended September 30,
	2025		2024		2025		2024
Net income	$	163	$	84	$	639	$	598
Less: Net income attributable to non-controlling interests	( 2 )		( 2 )		( 9 )		( 9 )
Net income attributable to Host Inc.	$	161	$	82	$	630	$	589

Basic weighted average shares outstanding	687.5		700.9		692.6		703.1
Assuming distribution of common shares granted under the comprehensive stock plans, less shares assumed purchased at market	2.0		1.5		1.9		1.6
Diluted weighted average shares outstanding	689.5		702.4		694.5		704.7
Basic earnings per common share	$	0.23	$	0.12	$	0.91	$	0.84
Diluted earnings per common share	$	0.23	$	0.12	$	0.91	$	0.84

HOST HOTELS & RESORTS, INC., HOST HOTELS & RESORTS, L.P., AND SUBSIDIARIES

NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

(Unaudited)

The calculation of Host L.P. basic and diluted earnings per unit is shown below (in millions, except per unit amounts):


	Quarter ended September 30,				Year-to-date ended September 30,
	2025		2024		2025		2024
Net income	$	163	$	84	$	639	$	598
Less: Net income attributable to non-controlling interests	( 1 )		( 1 )		( 1 )		( 1 )
Net income attributable to Host L.P.	$	162	$	83	$	638	$	597

Basic weighted average units outstanding	681.8		695.5		687.0		697.7
Assuming distribution of common units granted under the comprehensive stock plans, less units assumed purchased at market	1.9		1.4		1.9		1.6
Diluted weighted average units outstanding	683.7		696.9		688.9		699.3
Basic earnings per common unit	$	0.24	$	0.12	$	0.93	$	0.86
Diluted earnings per common unit	$	0.24	$	0.12	$	0.93	$	0.85

4. Revenue

Substantially all our operating results represent revenues and expenses generated by property-level operations. Payments are due from customers when services are provided to them. Due to the short-term nature of our contracts and the almost concurrent receipt of payment, we have no material unearned revenue at quarter end. We collect sales, use, occupancy and similar taxes from our customers, which we present on a net basis (excluded from revenues) on our statements of operations.

Disaggregation of Revenues. While we do not consider the following disclosure of hotel revenues by location to consist of reportable segments, we have disaggregated hotel revenues by market location. Our revenues also are presented by country in Note 10 – Geographic and Business Segment Information.

HOST HOTELS & RESORTS, INC., HOST HOTELS & RESORTS, L.P., AND SUBSIDIARIES

NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

(Unaudited)

By Location. The following table presents hotel revenues for each of the geographic locations in our consolidated hotel portfolio (in millions):


	Quarter ended September 30,				Year-to-date ended September 30,
Location	2025		2024		2025		2024
San Diego	$	124	$	138	$	387	$	408
Orlando	95		96		372		354
New York	122		110		350		285
Florida Gulf Coast	63		69		339		357
Maui	98		83		314		277
San Francisco/San Jose	93		85		301		279
Phoenix	59		53		275		268
Washington, D.C. (Central Business District)	65		79		253		265
Miami	42		41		202		186
Oahu	51		31		150		50
Boston	42		44		118		120
Jacksonville	34		33		112		107
Chicago	46		44		110		107
Houston	30		34		108		112
Los Angeles/Orange County	35		37		105		103
Nashville	29		29		92		58
San Antonio	26		25		91		89
Seattle	36		36		87		86
New Orleans	18		22		78		80
Denver	29		31		76		79
Northern Virginia	22		23		71		72
Philadelphia	23		23		66		64
Atlanta	16		13		54		46
Austin	12		16		49		62
Other	93		99		276		269
Domestic	1,303		1,294		4,436		4,183
International	28		25		75		73
Total	$	1,331	$	1,319	$	4,511	$	4,256

HOST HOTELS & RESORTS, INC., HOST HOTELS & RESORTS, L.P., AND SUBSIDIARIES

NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

(Unaudited)

5. Property and Equipment

Property and equipment consists of the following (in millions):


	September 30, 2025		December 31, 2024
Land and land improvements	$	2,431	$	2,457
Buildings and leasehold improvements	15,620		15,504
Furniture and equipment	2,633		2,546
Construction in progress	313		299
	20,997		20,806
Less accumulated depreciation and amortization	( 10,327 )		( 9,900 )
	$	10,670	$	10,906

6. Investments in Affiliates

In September 2025, the Asia/Pacific joint venture, in which we own a 25 % interest, sold its 36 % share in two separate joint ventures in India to the existing shareholders thereof, representing our exit from our Asia investment. Our portion of the net proceeds to be received is approximately INR 1,550 million ($ 17 million), and we recorded a loss on sale of approximately $ 1 million, which includes the reclassification of a net loss due to foreign currency translation of $ 7 million that had been recognized previously in other comprehensive income (loss).

HOST HOTELS & RESORTS, INC., HOST HOTELS & RESORTS, L.P., AND SUBSIDIARIES

NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

(Unaudited)

7. Equity of Host Inc. and Capital of Host L.P.

Equity of Host Inc.

The components of the equity of Host Inc. are as follows (in millions):


	Common Stock		Additional Paid-in Capital		Accumulated Other Comprehensive Loss		Retained Deficit		Non-redeemable, non-controlling interests		Total equity		Redeemable, non-controlling interests
Balance, December 31, 2024	$	7	$	7,462	$	( 83 )	$	( 777 )	$	3	$	6,612	$	165
Net income	—		—		—		630		1		631		8
Changes in ownership and other	—		9		—		—		—		9		( 9 )
Other comprehensive income	—		—		16		—		—		16		—



Issuance of common stock for comprehensive stock plans, net	—		8		—		—		—		8		—
Dividends declared on common stock	—		—		—		( 416 )		—		( 416 )		—

Redemptions of limited partner interests for common stock	—		10		—		—		—		10		( 10 )

Distributions to non-controlling interests	—		—		—		—		( 1 )		( 1 )		( 5 )

Repurchase of common stock	—		( 205 )		—		—		—		( 205 )		—
Balance, September 30, 2025	$	7	$	7,284	$	( 67 )	$	( 563 )	$	3	$	6,664	$	149

HOST HOTELS & RESORTS, INC., HOST HOTELS & RESORTS, L.P., AND SUBSIDIARIES

NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

(Unaudited)


	Common Stock		Additional Paid-in Capital		Accumulated Other Comprehensive Loss		Retained Deficit		Non-redeemable, non-controlling interests		Total equity		Redeemable, non-controlling interests
Balance, June 30, 2025	$	7	$	7,290	$	( 74 )	$	( 585 )	$	3	$	6,641	$	136
Net income	—		—		—		161		1		162		1
Changes in ownership and other	—		( 14 )		—		—		—		( 14 )		15
Other comprehensive income	—		—		7		—		—		7		—



Issuance of common stock for comprehensive stock plans, net	—		6		—		—		—		6		—
Dividends declared on common stock	—		—		—		( 139 )		—		( 139 )		—

Redemptions of limited partner interests for common stock	—		2		—		—		—		2		( 2 )

Distributions to non-controlling interests	—		—		—		—		( 1 )		( 1 )		( 1 )


Balance, September 30, 2025	$	7	$	7,284	$	( 67 )	$	( 563 )	$	3	$	6,664	$	149


	Common Stock		Additional Paid-in Capital		Accumulated Other Comprehensive Loss		Retained Deficit		Non-redeemable, non-controlling interests		Total equity		Redeemable, non-controlling interests
Balance, December 31, 2023	$	7	$	7,535	$	( 70 )	$	( 839 )	$	4	$	6,637	$	189
Net income	—		—		—		589		1		590		8
Changes in ownership and other	—		26		—		—		( 1 )		25		( 24 )
Other comprehensive loss	—		—		( 5 )		—		—		( 5 )		—




Dividends declared on common stock	—		—		—		( 424 )		—		( 424 )		—



Distributions to non-controlling interests	—		—		—		—		( 1 )		( 1 )		( 6 )

Repurchase of common stock	—		( 107 )		—		—		—		( 107 )		—
Balance, September 30, 2024	$	7	$	7,454	$	( 75 )	$	( 674 )	$	3	$	6,715	$	167

HOST HOTELS & RESORTS, INC., HOST HOTELS & RESORTS, L.P., AND SUBSIDIARIES

NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

(Unaudited)


	Common Stock		Additional Paid-in Capital		Accumulated Other Comprehensive Loss		Retained Deficit		Non-redeemable, non-controlling interests		Total equity		Redeemable, non-controlling interests
Balance, June 30, 2024	$	7	$	7,500	$	( 78 )	$	( 615 )	$	3	$	6,817	$	172
Net income	—		—		—		82		1		83		1
Changes in ownership and other	—		5		—		—		( 1 )		4		( 3 )
Other comprehensive income	—		—		3		—		—		3		—



Issuance of common stock for comprehensive stock plans, net	—		6		—		—		—		6		—
Dividends declared on common stock	—		—		—		( 141 )		—		( 141 )		—



Distributions to non-controlling interests	—		—		—		—		—		—		( 3 )

Repurchase of common stock	—		( 57 )		—		—		—		( 57 )		—
Balance, September 30, 2024	$	7	$	7,454	$	( 75 )	$	( 674 )	$	3	$	6,715	$	167

Capital of Host L.P.

As of September 30, 2025, Host Inc. is the owner of approximately 99 % of Host L.P.’s common OP units. The remaining common OP units are owned by unaffiliated limited partners. Each common OP unit may be redeemed for cash or, at the election of Host Inc., Host Inc. common stock, based on the conversion ratio of 1.021494 shares of Host Inc. common stock for each common OP unit.

In exchange for any shares issued by Host Inc., Host L.P. will issue common OP units to Host Inc. based on the applicable conversion ratio. Additionally, funds used by Host Inc. to pay dividends on its common stock are provided by distributions from Host L.P.

HOST HOTELS & RESORTS, INC., HOST HOTELS & RESORTS, L.P., AND SUBSIDIARIES

NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

(Unaudited)

The components of the Capital of Host L.P. are as follows (in millions):


	General Partner		Limited Partner		Accumulated Other Comprehensive Loss		Non-controlling interests		Total capital		Limited partnership interests of third parties
Balance, December 31, 2024	$	1	$	6,691	$	( 83 )	$	3	$	6,612	$	165
Net income	—		630		—		1		631		8
Changes in ownership and other	—		9		—		—		9		( 9 )
Other comprehensive income	—		—		16		—		16		—



Issuance of common OP units to Host Inc. for comprehensive stock plans, net	—		8		—		—		8		—
Distributions declared on common OP units	—		( 416 )		—		—		( 416 )		( 5 )
Redemptions of limited partner interests for common stock	—		10		—		—		10		( 10 )

Distributions to non-controlling interests	—		—		—		( 1 )		( 1 )		—

Repurchase of common OP units	—		( 205 )		—		—		( 205 )		—
Balance, September 30, 2025	$	1	$	6,727	$	( 67 )	$	3	$	6,664	$	149


	General Partner		Limited Partner		Accumulated Other Comprehensive Loss		Non-controlling interests		Total capital		Limited partnership interests of third parties
Balance, June 30, 2025	$	1	$	6,711	$	( 74 )	$	3	$	6,641	$	136
Net income	—		161		—		1		162		1
Changes in ownership and other	—		( 14 )		—		—		( 14 )		15
Other comprehensive income	—		—		7		—		7		—



Issuance of common OP units to Host Inc. for comprehensive stock plans, net	—		6		—		—		6		—
Distributions declared on common OP units	—		( 139 )		—		—		( 139 )		( 1 )
Redemptions of limited partner interests for common stock	—		2		—		—		2		( 2 )

Distributions to non-controlling interests	—		—		—		( 1 )		( 1 )		—


Balance, September 30, 2025	$	1	$	6,727	$	( 67 )	$	3	$	6,664	$	149

HOST HOTELS & RESORTS, INC., HOST HOTELS & RESORTS, L.P., AND SUBSIDIARIES

NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

(Unaudited)


	General Partner		Limited Partner		Accumulated Other Comprehensive Loss		Non-controlling interests		Total capital		Limited partnership interests of third parties
Balance, December 31, 2023	$	1	$	6,702	$	( 70 )	$	4	$	6,637	$	189
Net income	—		589		—		1		590		8
Changes in ownership and other	—		26		—		( 1 )		25		( 24 )
Other comprehensive loss	—		—		( 5 )		—		( 5 )		—




Distributions declared on common OP units	—		( 424 )		—		—		( 424 )		( 6 )


Distributions to non-controlling interests	—		—		—		( 1 )		( 1 )		—

Repurchase of common OP units	—		( 107 )		—		—		( 107 )		—
Balance, September 30, 2024	$	1	$	6,786	$	( 75 )	$	3	$	6,715	$	167


	General Partner		Limited Partner		Accumulated Other Comprehensive Loss		Non-controlling interests		Total capital		Limited partnership interests of third parties
Balance, June 30, 2024	$	1	$	6,891	$	( 78 )	$	3	$	6,817	$	172
Net income	—		82		—		1		83		1
Changes in ownership and other	—		5		—		( 1 )		4		( 3 )
Other comprehensive income	—		—		3		—		3		—



Issuance of common OP units to Host Inc. for comprehensive stock plans, net	—		6		—		—		6		—
Distributions declared on common OP units	—		( 141 )		—		—		( 141 )		( 3 )




Repurchase of common OP units	—		( 57 )		—		—		( 57 )		—
Balance, September 30, 2024	$	1	$	6,786	$	( 75 )	$	3	$	6,715	$	167

Share Repurchases

There were no share repurchases during the third quarter of 2025. For the year-to-date ended September 30, 2025, we repurchased 13.1 million shares at an average price of $ 15.68 per share for a total of $ 205 million. As of September 30, 2025, there was $ 480 million available for repurchase under our common share repurchase program.

Issuance of Common Stock

As of September 30, 2025, there was $ 600 million of remaining capacity to issue common shares of Host Inc. under our "at the market" distribution agreement. There were no shares issued during year-to-date 2025.

Dividends/Distributions

On September 11, 2025, Host Inc.'s Board of Directors announced a regular quarterly cash dividend of $ 0.20 per share on its common stock. The dividend was paid on October 15, 2025 to stockholders of record as of September 30, 2025. Accordingly, Host L.P. made a distribution of $ 0.2042988 per unit on its common OP units based on the current conversion ratio.

HOST HOTELS & RESORTS, INC., HOST HOTELS & RESORTS, L.P., AND SUBSIDIARIES

NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

(Unaudited)

8. Dispositions

During the third quarter of 2025, we sold the Washington Marriott at Metro Center for $ 177 million, including $ 2 million of FF&E funds retained by us and a $ 114 million loan we provided to the buyer. We recorded a gain on sale of $ 122 million, which is included in other gains on the unaudited condensed consolidated statements of operations. The loan, which is included in notes receivable on our unaudited condensed consolidated balance sheet, has an initial interest rate of 6.5 % and an initial scheduled maturity of August 28, 2027, which date may be extended by up to 12 months by the exercise of two 6-month extensions, each of which provides for an increase to the interest rate.

As of September 30, 2025, The St. Regis Houston is classified as held for sale, as it is under contract, subject to customary closing conditions, and we consider it probable that we will consummate such sale in the fourth quarter; however, there can be no assurances that we will complete the transaction.

9. Fair Value Measurements

We did not elect the fair value measurement option for any of our financial assets or liabilities. The fair values of notes receivable, secured debt and our credit facility are determined based on the expected future payments discounted at risk-adjusted rates. Our senior notes are valued based on quoted market prices. The fair values of financial instruments not included in this table are estimated to be equal to their carrying amounts.

The fair value of certain financial assets and financial liabilities is shown below (in millions):


	September 30, 2025				December 31, 2024
	Carrying Amount		Fair Value		Carrying Amount		Fair Value
Financial assets
Notes receivable (Level 2)	$	114	$	114	$	79	$	80
Financial liabilities
Senior notes (Level 1)	3,988		3,958		3,993		3,838
Credit facility (Level 2)	995		1,000		992		1,000
Mortgage debt (Level 2)	96		92		98		91

10. Geographic and Business Segment Information

Our chief operating decision maker ("CODM") is our chief executive officer. We consider each one of our hotels to be an operating segment, as we allocate resources and assess operating performance based on individual hotels. All of our hotels meet the aggregation criteria for segment reporting, and our other real estate investment activities (primarily our equity method investments, retail spaces and office buildings) are immaterial. As such, we report one segment: hotel ownership. Our consolidated foreign operations consist of hotels in two countries as of September 30, 2025. There were no intersegment sales during the periods presented.

The following table presents total revenues and property and equipment, net, for each of the geographical areas in which we operate (in millions):


	Total Revenues								Property and Equipment, net
	Quarter ended September 30,				Year-to-date ended September 30,				September 30, 2025		December 31, 2024
	2025		2024		2025		2024
United States	$	1,303	$	1,294	$	4,436	$	4,183	$	10,608	$	10,852
Brazil	6		6		20		17		31		27
Canada	22		19		55		56		31		27
Total	$	1,331	$	1,319	$	4,511	$	4,256	$	10,670	$	10,906

HOST HOTELS & RESORTS, INC., HOST HOTELS & RESORTS, L.P., AND SUBSIDIARIES

NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

(Unaudited)

The CODM's primary measure of performance for our reportable segment is Earnings Before Interest Expense, Income Taxes, Depreciation and Amortization ("EBITDA"). The CODM uses EBITDA to analyze how profitable a hotel is, including reviewing how each department at the hotel performed, in comparison to budget and in comparison to prior year performance, when making capital allocation decisions. We do not allocate corporate level income and expenses to segments. Our CODM does not use asset book values in assessing performance or allocating resources for our operating segments, and therefore this information is not disclosed.

The following table presents revenues, significant expenses, and EBITDA for our reportable segment (in millions):


	Quarter ended September 30, 2025				Quarter ended September 30, 2024
	Hotel Ownership		Total		Hotel Ownership		Total
Revenues
Rooms	$	826	$	826	$	825	$	825
Food and beverage	364		364		365		365
Other	141		141		129		129
Total revenues	1,331		1,331		1,319		1,319
Expenses
Rooms	222		222		216		216
Food and beverage	278		278		267		267
Other departmental and support expenses	357		357		345		345
Management fees	52		52		55		55
Other property-level expenses	103		103		108		108
Other segment items (1)	( 5 )		( 5 )		—		—
Segment EBITDA	324		324		328		328
Adjustments and reconciling items:
Depreciation and amortization			( 196 )				( 197 )
Corporate and other expenses			( 27 )				( 25 )
Net gain on property insurance settlements			—				29
Interest income			7				11
Interest expense			( 60 )				( 59 )
Other gains			122				1
Equity in earnings of affiliates			2				2
Provision for income taxes			( 9 )				( 6 )
Consolidated Net Income			$	163			$	84

_____________

(1) Other segment items consist of gain on business interruption proceeds. This amount, combined with net gain on property insurance settlements, make up the amount of net gain on insurance settlements on our consolidated statements of operations.

HOST HOTELS & RESORTS, INC., HOST HOTELS & RESORTS, L.P., AND SUBSIDIARIES

NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

(Unaudited)


	Year-to-date ended September 30, 2025				Year-to-date ended September 30, 2024
	Hotel Ownership		Total		Hotel Ownership		Total
Revenues
Rooms	$	2,713	$	2,713	$	2,563	$	2,563
Food and beverage	1,345		1,345		1,285		1,285
Other	453		453		408		408
Total revenues	4,511		4,511		4,256		4,256
Expenses
Rooms	680		680		632		632
Food and beverage	914		914		848		848
Other departmental and support expenses	1,096		1,096		1,022		1,022
Management fees	191		191		193		193
Other property-level expenses	321		321		313		313
Other segment items (1)	( 24 )		( 24 )		( 40 )		( 40 )
Segment EBITDA	1,333		1,333		1,288		1,288
Adjustments and reconciling items:
Depreciation and amortization			( 587 )				( 565 )
Corporate and other expenses			( 83 )				( 81 )
Net gain on property insurance settlements			—				76
Interest income			22				43
Interest expense			( 175 )				( 156 )
Other gains			148				1
Equity in earnings of affiliates			16				12
Provision for income taxes			( 35 )				( 20 )
Consolidated Net Income			$	639			$	598

Capital Expenditures	$	454	$	454	$	375	$	375

_____________

11. Non-controlling Interests

Host Inc.’s treatment of the non-controlling interests of Host L.P.: Host Inc. adjusts the amount of the non-controlling interests of Host L.P. each period so that the amount presented equals the greater of its carrying amount based on accumulated historical cost or its redemption value. The historical cost is based on the proportional relationship between the historical cost of equity held by our common stockholders relative to that of the common unit holders of Host L.P. The redemption value is based on the amount of cash or Host Inc. common stock, at our option, that would be paid to the non-controlling interests of Host L.P. if it were terminated. We have estimated that the redemption value of the common OP units is equivalent to the number of common shares issuable upon conversion of the common OP units held by third parties valued at the market price of Host Inc. common stock at the balance sheet date. One common OP unit may be exchanged for 1.021494 shares of Host Inc. common stock. Redeemable non-controlling interests of Host L.P. are classified in the mezzanine section of our balance sheets as they do not meet the requirements for equity classification because the redemption feature requires the delivery of registered shares.

HOST HOTELS & RESORTS, INC., HOST HOTELS & RESORTS, L.P., AND SUBSIDIARIES

NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

(Unaudited)

The table below details the historical cost and redemption values for the non-controlling interests of Host L.P.:


	September 30, 2025		December 31, 2024
Common OP units outstanding (millions)	8.6		9.2
Market price per Host Inc. common share	$	17.02	$	17.52
Shares issuable upon conversion of one common OP unit	1.021494		1.021494
Redemption value (millions)	$	149	$	165
Historical cost (millions)	86		90
Book value (millions) ⁽¹⁾	149		165

___________

(1) The book value recorded is equal to the greater of redemption value or historical cost.

Other Consolidated Partnerships. Non-redeemable non-controlling interests - other consolidated partnerships on the balance sheets consists of the third-party partnership interest of one majority-owned partnership.

12. Contingencies

While many of our hotels in Florida were affected by Hurricanes Helene and Milton, which made landfall in September and October 2024, respectively, the most significant damage sustained during the storms occurred at The Don CeSar, which reopened to guests on March 26, 2025, and all amenities reopened by the third quarter of 2025.

At The Don CeSar, our current estimate of the book value of the property and equipment written off and remediation costs is approximately $ 61 million, for which we have recorded a corresponding insurance receivable of $ 61 million. As of September 30, 2025, we have received $ 40 million of insurance proceeds related to these claims, of which $ 16 million reduced our receivable to $ 45 million. The remaining $ 24 million of these proceeds were recognized as a gain on business interruption, including $ 5 million recognized during the third quarter of 2025, which is included in net gain on insurance settlements on our unaudited condensed consolidated statements of operations. We believe our insurance coverage is sufficient to cover substantially all of the property damage and the near-term loss of business in excess of our insurance deductibles.

13. Legal Proceedings

We are involved in various legal proceedings in the ordinary course of business regarding the operation of our hotels and Company matters. To the extent not covered by insurance, these legal proceedings generally fall into the following broad categories: disputes involving hotel-level contracts, employment litigation, compliance with laws such as the Americans with Disabilities Act, tax disputes and other general matters. Under our management agreements, our operators have broad latitude to resolve individual hotel-level claims for amounts generally less than $ 150,000 . However, for matters exceeding such threshold, our operators may not settle claims without our consent.

Based on our analysis of legal proceedings with which we and our hotels' managers are currently involved or of which we are currently aware and our experience in resolving similar claims in the past, we have recorded immaterial accruals as of September 30, 2025 related to such claims. We have estimated that, in the aggregate, our losses related to these proceedings will not be material. We are not aware of any matters with a reasonably possible unfavorable outcome for which disclosure of a loss contingency is required. No assurances can be given as to the outcome of any pending legal proceedings.

Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations

The following discussion and analysis should be read in conjunction with the unaudited condensed consolidated financial statements and related notes included elsewhere in this report. Host Inc. operates as a self-managed and self-administered REIT. Host Inc. is the sole general partner of Host L.P. and holds approximately 99% of its partnership interests. Host L.P. is a limited partnership operating through an umbrella partnership structure. The remaining common OP units are owned by various unaffiliated limited partners.

Forward-Looking Statements

In this quarterly report on Form 10-Q, we make forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. These forward-looking statements are identified by their use of terms and phrases such as “anticipate,” “believe,” “could,” “expect,” “may,” “intend,” “predict,” “project,” “plan,” “will,” “estimate” and other similar terms and phrases, including references to assumptions and forecasts of future results. Forward-looking statements are based on management’s current expectations and assumptions and are not guarantees of future performance. Forward-looking statements involve known and unknown risks, uncertainties and other factors that may cause our actual results to differ materially from those anticipated at the time the forward-looking statements are made.

The following factors, among others, could cause actual results and future events to differ materially from those set forth or contemplated in the forward-looking statements:

• the effect on lodging demand of (i) changes in national and local economic and business conditions, including concerns about U.S. economic growth and the potential for an economic recession in the United States or globally, or as a result of recent economic uncertainty due to trade disputes, tariffs and other protection measures, the recent high level of inflation, elevated interest rates, global economic prospects, consumer confidence and the value of the U.S. dollar, and (ii) factors that may shape public perception of travel to a particular location, including natural disasters, such as the Maui wildfires in 2023 and Southern California wildfires in 2025, adverse weather events, such as Hurricane Ian in 2022 and Hurricanes Helene and Milton in 2024, or extreme precipitation, pandemics and other public health crises, such as the COVID-19 pandemic, and the occurrence or potential occurrence of terrorist attacks, all of which will affect occupancy rates at our hotels and the demand for hotel products and services;

• risks that U.S. immigration policies and border closings, visa processing times, travel restrictions or advisories, changes in energy prices or changes in foreign exchange rates will continue to suppress international travel to the United States generally or decrease the labor pool, and risks that the current travel imbalance (i.e., elevated international U.S. outbound travel combined with a decrease in inbound travel to the U.S.) may remain elevated relative to historic levels;

• the impact of geopolitical developments outside the U.S., such as large-scale wars or international conflicts, slowing global growth, or trade disputes, tariffs or other trade protection measures between the United States and its trading partners, all of which could cause economic volatility and affect global travel and lodging demand within the United States or result in supply chain disruptions;

• volatility in global financial and credit markets, which could materially adversely affect U.S. and global economic conditions, business activity, and lodging demand as well as negatively impact our ability to obtain financing and increase our borrowing costs;

• future U.S. governmental action to address budget deficits through reductions in spending and similar austerity measures, as well as the impact of the U.S. government shutdown which began on October 1, 2025, all of which could materially adversely affect U.S. economic conditions, business activity, credit availability and borrowing costs (see also Part II, Item 1A. for further information on the risks relating to the U.S. federal government shutdown);

• operating risks associated with the hotel business, including the effect of labor stoppages or strikes, increasing operating or labor costs, including increased labor costs in the recent inflationary environment, the ability of our managers to adequately staff our hotels as a result of shortages in labor, changes in immigration laws or their enforcement, and severance and furlough payments to hotel employees or changes in workplace rules that affect labor costs;

• the effect of rating agency downgrades of our debt securities or on the cost and availability of new debt financings;

• the reduction in our operating flexibility and the limitation on our ability to incur debt, pay dividends and make distributions resulting from restrictive covenants in our debt agreements and other risks associated with the amount of our indebtedness or related to restrictive covenants in our debt agreements, including the risk that a default could occur;

• our ability to maintain our hotels in a first-class manner, including meeting capital expenditures requirements, and the effect of renovations, including temporary closures, on our hotel occupancy and financial results;

• the ability of our hotels to compete effectively against other lodging businesses in the highly competitive markets in which we operate in areas such as access, location, quality of accommodations and room rate structures;

• our ability to acquire or develop additional hotels and the risk that potential acquisitions or developments may not perform in accordance with our expectations;

• the ability to complete hotel renovations on schedule and on, or under, budget and the potential for increased costs and construction delays due to shortages of supplies as a result of supply chain disruptions;

• relationships with property managers and joint venture partners and our ability to realize the expected benefits of our joint ventures and other strategic relationships;

• risks associated with a single manager, Marriott International, managing a significant percentage of our hotels;

• changes in the desirability of the geographic regions of the hotels in our portfolio or in the travel patterns of hotel customers;

• decreases in the frequency of business travel that may result from hybrid or remote work environments and other changes to business operations, such as alternatives to in-person meetings, including virtual meetings hosted online or over private teleconferencing networks;

• the continued competition from third-party internet travel intermediaries in attracting and retaining customers, which compete with our hotels;

• our ability to recover fully under our existing insurance policies for terrorist acts and natural disasters and our ability to maintain adequate or full replacement cost “all-risk” property insurance policies on our hotels on commercially reasonable terms;

• the effect of a data breach or significant disruption of hotel operator information technology networks as a result of cyber-attacks;

• the effects of tax legislative action and other changes in laws and regulations, or the interpretation thereof, including the need for compliance with new environmental and safety requirements;

• changes in taxes and government regulations that influence or set wages, hotel employee health care costs, prices, interest rates or construction and maintenance procedures and costs;

• the ability of Host Inc. and each of the REITs acquired, established or to be established by Host Inc. to continue to satisfy complex rules in order to qualify as REITs for U.S. federal income tax purposes and Host Inc.’s and Host L.P.’s ability and the ability of our subsidiaries, and similar entities to be acquired or established by us, to operate effectively within the limitations imposed by these rules; and

• risks associated with our ability to execute our dividend policy, including factors such as investment activity, operating results and the economic outlook, any or all of which may influence the decision of our board of directors as to whether to pay future dividends at levels previously disclosed or to use available cash to pay special dividends.

We undertake no obligation to publicly update forward-looking statements, whether as a result of new information, future events, or otherwise. Achievement of future results is subject to risks, uncertainties and potentially inaccurate assumptions, including those risk factors discussed in our Annual Report on Form 10-K for the year ended December 31, 2024 and in other filings with the Securities and Exchange Commission (“SEC”). We caution you not to place undue reliance on these forward-looking statements, which reflect our analysis only and speak as of the date of this report. Although we believe that the expectations reflected in such forward-looking statements are based upon reasonable assumptions, we can give no assurance that we will attain these expectations or that any deviations will not be material.

Operating Results and Outlook

Operating Results

The following table reflects certain line items from our unaudited condensed consolidated statements of operations and significant operating statistics (in millions, except per share and hotel statistics):


Historical Income Statement Data:
	Quarter ended September 30,								Year-to-date ended September 30,
	2025			2024			Change		2025			2024			Change
Total revenues	$	1,331		$	1,319		0.9	%	$	4,511		$	4,256		6.0	%
Net income	163			84			94.0	%	639			598			6.9	%
Operating profit	101			135			(25.2	%)	663			718			(7.7	%)
Operating profit margin under GAAP	7.6		%	10.2		%	(260)	bps	14.7		%	16.9		%	(220)	bps
EBITDA re ⁽¹⁾	$	314		$	353		(11.0	%)	$	1,313		$	1,359		(3.4	%)
Adjusted EBITDA re ⁽¹⁾	319			330			(3.3	%)	1,329			1,300			2.2	%
Diluted earnings per common share	0.23			0.12			91.7	%	0.91			0.84			8.3	%
NAREIT FFO per diluted share⁽¹⁾	0.34			0.36			(5.6	%)	1.54			1.53			0.7	%
Adjusted FFO per diluted share⁽¹⁾	0.35			0.36			(2.8	%)	1.56			1.55			0.6	%


Comparable Hotel Data:
	Quarter ended September 30,								Year-to-date ended September 30,
	2025			2024			Change		2025			2024			Change
Comparable hotel revenues⁽¹⁾	$	1,293		$	1,282		0.9	%	$	4,388		$	4,245		3.4	%
Comparable hotel EBITDA⁽¹⁾	309			313			(1.3	%)	1,283			1,258			2.0	%
Comparable hotel EBITDA margin⁽¹⁾	23.9		%	24.4		%	(50)	bps	29.2		%	29.6		%	(40)	bps
Comparable hotel Total RevPAR⁽¹⁾	$	335.42		$	332.67		0.8	%	$	383.54		$	369.71		3.7	%
Comparable hotel RevPAR⁽¹⁾	208.07			207.58			0.2	%	229.95			222.10			3.5	%

___________

(1) EBITDA re, Adjusted EBITDA re , NAREIT FFO per diluted share and Adjusted FFO per diluted share and comparable hotel operating results (including hotel revenues and hotel EBITDA and margins) are non-GAAP financial measures within the meaning of the rules of the SEC. See “Non-GAAP Financial Measures” and "Comparable Hotel Operating Statistics and Results" for more information on these measures, including why we believe these supplemental measures are useful, reconciliations to the most directly comparable GAAP measure, and the limitations on the use of these supplemental measures. Additionally, comparable hotel results and statistics are based on 76 comparable hotels as of September 30, 2025 and include adjustments for non-comparable hotels, dispositions and acquisitions. See Comparable Hotel RevPAR Overview for results of the portfolio based on our ownership period, without these adjustments.

Revenues

Total revenues increased $12 million, or 0.9%, and $255 million, or 6.0%, for the third quarter and year-to-date 2025, respectively, as compared to 2024. For the quarter, growth was moderate as continued strength in transient rates was mostly offset by weakness in group demand. Year-to-date, strong short-term transient demand has driven the RevPAR gains, while we continue to see increased out-of-room spend driving food and beverage and other revenues. The third quarter and year-to-date total revenues also benefited from the 2024 acquisitions of the 1 Hotel Nashville and Embassy Suites by Hilton Nashville Downtown, 1 Hotel Central Park and The Ritz-Carlton O'ahu, Turtle Bay (collectively, the "2024 Acquisitions"), partially offset by the 2025 dispositions of The Westin Cincinnati and Washington Marriott at Metro Center (collectively, the "2025 Dispositions"). Comparable hotel RevPAR increased 0.2% and 3.5% for the quarter and year-to-date 2025, respectively, primarily due to the increase in room rates and strong transient demand, along with the continuing recovery in Maui, which collectively offset a decline in group demand due to difficult comparisons to prior year due to the timing of holidays and planned renovation disruption.

Comparable hotel Total RevPAR increased 0.8% and 3.7% for the third quarter and year-to-date of 2025, respectively, compared to 2024. For the quarter, the growth was led by our Atlanta, Maui and Oahu markets, with increases of 20.1%, 18.6% and 10.4%, respectively, compared to the third quarter of 2024. The outperformance in Atlanta compared to last year is primarily due to the completion of planned renovations that impacted the results in 2024, while Oahu saw increases in both rate and occupancy driven by strong group bookings, and Maui continued its recovery from the wildfires. These strong performances were partially offset by comparable hotel Total RevPAR declines in our Austin and New Orleans markets of 30.5% and 16.4%, respectively. Both markets were impacted by large-scale renovation projects at certain properties, while Austin was further impacted by the multi-year closure of the city's convention center that started earlier in 2025. At some of our larger markets, comparable hotel Total RevPAR increases in New York and San Francisco of 9.1% and 8.6%, respectively, due to strong citywides and transient demand, offset decreases in our Washington, D.C. and San Diego markets, of 12.9% and 9.9%, respectively, with both markets affected by large-scale renovation projects at certain properties.

Operating profit

For the third quarter and year-to-date 2025, operating profit margin under GAAP was 7.6% and 14.7%, respectively, a decline of 260 basis points and 220 basis points compared to the same periods in 2024, primarily due to a $24 million and $92 million decrease in net gains on insurance settlements recognized during the quarter and year-to-date, respectively. Comparable hotel EBITDA margin was 23.9% and 29.2%, for the third quarter and year-to-date 2025, respectively, a decline of 50 basis points and 40 basis points. Both the third quarter and year-to-date 2025 were affected by an increase in wages expense. Year-to-date growth in room rates was able to offset those increases, but was further affected by a decrease in net gains on insurance settlements for comparable hotels of $21 million.

Net income, Adjusted EBITDAre and Adjusted FFO per share

Net income increased $79 million and $41 million for the quarter and year-to-date 2025, respectively, as recent acquisitions, improvements in operating results and a $122 million gain on asset sales in the third quarter offset the declines in net gains on insurance settlements noted above and increases in interest expense and income taxes. These changes led to an increase in diluted earnings per share of $0.11, or 91.7%, and $0.07, or 8.3%, for the quarter and year-to-date, respectively. Adjusted EBITDA re , which excludes gain on property insurance, gain on asset sale, depreciation, interest expense and taxes, decreased $11 million for the third quarter and increased $29 million year-to-date. For the quarter, improvements in revenues were offset by wage increases, while year-to-date exceeded 2024 as stronger improvements in room rates and earnings from the 2024 Acquisitions more than offset the decline in business interruption proceeds and wage increases. Adjusted FFO per diluted share decreased $0.01, or 2.8%, for the quarter and increased $0.01, or 0.6%, year-to-date, reflecting the changes in Adjusted EBITDA re, further reduced by increases in interest expense and income taxes, which are included in Adjusted FFO per diluted share but not Adjusted EBITDA re .

Outlook

During year-to-date 2025, strong leisure transient demand has led to year-over-year comparable hotel RevPAR improvement of 3.5%. Results reflect the improving leisure demand on Maui and an increase in transient revenue driven by higher average rates, particularly at our resorts. Overall, year-to-date results have not reflected material impacts from recent economic policy changes, including heightened tariffs; however, as anticipated, group demand declined in the third quarter primarily due to renovation disruption and a shift in the timing of holidays.

For the fourth quarter, we expect that demand will continue to be driven by transient business, as we anticipate continued softness in short-term group bookings due to persistent uncertainty surrounding trade and U.S. economic policy. Additionally, international inbound travel continues to face headwinds from shifting global travel patterns, as evolving trade and immigration policy tempers inbound demand, while outbound travel remains elevated. Broader risks to economic growth remain, including the economic effects of the ongoing government shutdown that began on October 1, 2025, high interest rates, geopolitical instability, and a labor market that, while not deteriorating sharply, appears increasingly stagnant as both labor participation and hiring momentum plateau. Despite these pressures, U.S. GDP growth consensus expectations for 2025 have been revised up to 1.9%, reflecting resilience in consumer spending and tech-driven investment. Nonetheless, this still represents a slowdown from 2.8% growth in 2024, and the outlook for the final quarter of 2025 remains cautious.

Hotel supply growth expectations remain below the historical average, although we expect to see above-average growth in a few markets where our hotels are located. Supply chain challenges, which may be exacerbated by current tariffs and trade policies, have resulted in project delays across the U.S., and a prolonged tight lending environment has created construction financing challenges for future projects. We anticipate that the construction pipeline will remain modest until macroeconomic uncertainty moderates and interest rates decline further.

Based on the trends noted, we expect comparable hotel RevPAR growth for the full year 2025 will be approximately 3.0%, reflecting modest growth in the fourth quarter and the assumption of limited impacts from the government shutdown, which are comparable to what was experienced in October. In addition, we continue to expect margins to decline in comparison to 2024, driven by higher wages and benefits, including increases driven by new union contracts in certain cities.

As discussed above, the current outlook for the lodging industry remains uncertain, reflecting varying analyst assumptions surrounding the impact of trade policy, financial market volatility, reductions in government employment and escalating geopolitical conflicts. Therefore, there can be no assurances as to lodging demand performance for any number of reasons, including, but not limited to, deteriorating macroeconomic conditions.

Strategic Initiatives

Dispositions. During the third quarter, we sold the Washington Marriott at Metro Center for $177 million, including $2 million of FF&E funds retained by us, and provided a $114 million loan to the buyer. We recorded a gain on sale of $122 million.

Capital Projects. Through the third quarter of 2025, we spent approximately $184 million on return on investment ("ROI") capital projects, $200 million on renewal and replacement projects, and $70 million on hurricane and other restoration work. This included our restoration efforts at The Don CeSar following Hurricanes Helene and Milton, for which we estimate the total property reconstruction and remediation costs, including resiliency enhancements, to be approximately $105 million, of which approximately 30% relates to remediation costs. The Don CeSar reopened to guests on March 26, 2025, as part of a phased reopening, with the final amenities reopened during the third quarter. As of September 30, 2025, we have received total insurance proceeds of $40 million related to our claims, of which $24 million has been recognized as business interruption proceeds, including $5 million in the third quarter of 2025.

In collaboration with Hyatt, we initiated a transformational capital program in 2023 on six properties in our portfolio. These investments are intended to position the targeted hotels to compete better in their respective markets while seeking to enhance long-term performance. We expect to invest approximately $125 million to $200 million per year on this program through 2027. Hyatt has agreed to provide additional priority returns on the agreed upon investments and operating profit guarantees totaling $40 million to offset expected business disruptions. Approximately 65% of the total estimated costs of the program have been spent as of September 30, 2025, and we spent approximately $104 million year-to-date 2025, which is included in ROI capital projects. During the third quarter of 2025, we substantially completed the transformational renovations at the Hyatt Regency Washington on Capitol Hill, including rooms, public space, and food and beverage outlets.

We reached an agreement with Marriott International to complete a second transformational capital program at four properties over a four-year period. These portfolio investments are designed to better position the assets to compete in their respective markets and enhance long-term performance. We expect to spend between $300 million and $350 million through 2029. In exchange, Marriott has provided enhanced owner priority returns on the agreed upon investments and operating profit guarantees of approximately $22 million, including $1 million in each of the third and fourth quarters of 2025, to offset expected business disruption.

For full year 2025, we expect total capital expenditures of $605 million to $640 million, consisting of ROI projects of approximately $280 million to $295 million, renewal and replacement expenditures of $250 million to $265 million, and $75 million to $80 million for the restoration work from the damage caused by Hurricanes Helene and Milton.

The full year ROI project spend includes approximately $190 million to $195 million for the Marriott and Hyatt transformational capital programs discussed above.

Construction continued on the development of 40 condominiums on a five-acre development parcel to be Four Seasons-branded and managed residences at the Four Seasons Resort Orlando at Walt Disney World ® Resort. The mid-rise building is expected to be completed in the fourth quarter of 2025, and the villas are expected to be completed in the first half of 2026. Year-to-date 2025, we spent $67 million in development costs for this project and expect full year 2025 development costs for this project to be $80 million to $85 million.

Results of Operations

The following table reflects certain line items from our unaudited condensed consolidated statements of operations (in millions, except percentages):


	Quarter ended September 30,						Year-to-date ended September 30,
	2025		2024		Change		2025		2024		Change
Total revenues	$	1,331	$	1,319	0.9	%	$	4,511	$	4,256	6.0	%
Operating costs and expenses:
Property-level costs ⁽¹⁾	1,208		1,188		1.7	%	3,789		3,573		6.0	%
Corporate and other expenses	27		25		8.0	%	83		81		2.5	%
Net gain on insurance settlements	5		29		(82.8)	%	24		116		(79.3)	%
Operating profit	101		135		(25.2)	%	663		718		(7.7)	%
Interest expense	60		59		1.7	%	175		156		12.2	%
Other gains	122		1		N/M		148		1		N/M
Provision for income taxes	9		6		50.0	%	35		20		75.0	%

Host Inc.:
Net income attributable to non-controlling interests	2		2		—	%	9		9		—	%
Net income attributable to Host Inc.	161		82		96.3	%	630		589		7.0	%

Host L.P.:
Net income attributable to non-controlling interests	1		1		—	%	1		1		—	%
Net income attributable to Host L.P.	162		83		95.2	%	638		597		6.9	%

___________

(1) Amounts represent total operating costs and expenses from our unaudited condensed consolidated statements of operations, less corporate and other expenses and net gain on insurance settlements.

N/M = Not meaningful.

Statements of Operations Results and Trends

Hotel Sales Overview

The following table presents total revenues in accordance with GAAP and includes all consolidated hotels (in millions, except percentages):


	Quarter ended September 30,						Year-to-date ended September 30,
	2025		2024		Change		2025		2024		Change
Revenues:
Rooms	$	826	$	825	0.1	%	$	2,713	$	2,563	5.9	%
Food and beverage	364		365		(0.3	%)	1,345		1,285		4.7	%
Other	141		129		9.3	%	453		408		11.0	%
Total revenues	$	1,331	$	1,319	0.9	%	$	4,511	$	4,256	6.0	%

Total revenues for the third quarter and year-to-date increased 0.9% and 6.0%, respectively, compared to 2024, due to an increase in room rates driven by strong transient demand and continued strength in out-of-room spend, partially offset by a decline in group demand due to planned renovation disruption. Third quarter and year-to-date total revenues also benefited from the operations of our 2024 Acquisitions. These improvements more than offset the negative impact on revenues resulting from our 2025 Dispositions and the closure of The Don CeSar from September 2024 to March 2025 due to Hurricanes Helene and Milton.

Rooms . Total rooms revenues increased $1 million, or 0.1%, and $150 million, or 5.9%, for the third quarter and year-to-date, respectively, compared to 2024, reflecting the increase at our comparable hotels of $2 million, or 0.3%, and $81 million, or 3.2%, for the third quarter and year-to-date, respectively, due primarily to an increase in average room rate of 3.0% and 4.3%, respectively, driven by transient demand. For the third quarter, total rooms revenue was negatively impacted by the 2025 Dispositions (which occurred in June and August of 2025), while year-to-date benefitted from the 2024 Acquisitions.

Food and beverage . Total food and beverage ("F&B") revenues decreased $1 million, or 0.3%, for the quarter and increased $60 million, or 4.7%, year-to-date, compared to 2024. The third quarter decline was due to a decrease in comparable F&B revenues of $1 million, or 0.3%, as an increase in F&B outlet revenue from strong transient demand was able to mostly offset the decline in banquet and AV revenues from lower group business. Year-to-date, F&B revenues reflect the results of the 2024 Acquisitions and an increase in comparable F&B revenues of $35 million, or 2.7%, driven by strong outlet revenues from our resorts, specifically our Maui resorts as the recovery continues, as well as the completion of ROI projects at several restaurant locations.

Other revenues. Total other revenues increased $12 million, or 9.3%, and $45 million, or 11.0%, for the quarter and year-to-date, respectively, compared to 2024, due to the results from the 2024 Acquisitions and the increase at our comparable hotels of $10 million, or 7.9%, and $27 million, or 6.5%, for the quarter and year-to-date, respectively. This growth was primarily due to an increase in spa, golf and other ancillary revenues, boosted by the continued recovery on Maui.

Property-level Operating Expenses

The following table presents property-level operating expenses in accordance with GAAP and includes all consolidated hotels (in millions, except percentages):


	Quarter ended September 30,						Year-to-date ended September 30,
	2025		2024		Change		2025		2024		Change
Expenses:
Rooms	$	222	$	216	2.8	%	$	680	$	632	7.6	%
Food and beverage	278		267		4.1	%	914		848		7.8	%
Other departmental and support expenses	357		345		3.5	%	1,096		1,022		7.2	%
Management fees	52		55		(5.5)	%	191		193		(1.0)	%
Other property-level expenses	103		108		(4.6)	%	321		313		2.6	%
Depreciation and amortization	196		197		(0.5)	%	587		565		3.9	%
Total property-level operating expenses	$	1,208	$	1,188	1.7	%	$	3,789	$	3,573	6.0	%

Our operating costs and expenses, which consist of both fixed and variable components, are affected by several factors. Rooms expenses are affected mainly by occupancy, which drives costs related to items such as housekeeping, reservation systems, room supplies, laundry services and front desk costs. Food and beverage expenses correlate closely with food and beverage revenues and are affected by occupancy and the mix of business between banquet, audio-visual and outlet sales. However, the most significant expense for the rooms, food and beverage, and other departmental and support expenses is wages and employee benefits, which comprise approximately 58% of these expenses. These expenses increased approximately 4% and 5% on a per available room basis for the quarter and year-to-date, respectively, compared to 2024, primarily due to an overall increase in general wage rates and benefits. Wage and benefit rate inflation is expected to be approximately 6% in 2025.

Other property-level expenses consist of property taxes, the amounts and structure of which are highly dependent on local jurisdiction taxing authorities, and property and general liability insurance, all of which do not necessarily increase or decrease based on similar changes in revenues at our hotels.

The increase in expenses for the third quarter and year-to-date 2025 compared to 2024 for rooms, food and beverage, and other departmental and support was generally due to the corresponding increases in revenues due to the 2024 Acquisitions, and also reflected increased expenses at our comparable hotels primarily due to increased wages and benefits, as described below:

Rooms. Rooms expenses increased $6 million, or 2.8%, and $48 million, or 7.6%, for the quarter and year-to-date, respectively. Our comparable hotels rooms expenses increased $6 million, or 2.8%, and $29 million, or 4.6%, for the quarter and year-to-date, respectively, driven by an overall increase in wage rates.

Food and beverage . F&B expenses increased $11 million, or 4.1%, and $66 million, or 7.8%, for the quarter and year-to-date, respectively. For our comparable hotels, F&B expenses increased $8 million, or 3.1%, and $40 million, or 4.7%, for the quarter and year-to-date, respectively. Overall, F&B costs as a percentage of revenues increased year over year as a result of increased wages and benefits.

Other departmental and support expenses . Other departmental and support expenses increased $12 million, or 3.5%, and $74 million, or 7.2%, for the quarter and year-to-date, respectively. On a comparable hotel basis, other departmental and support expenses increased $9 million, or 2.8%, and $35 million, or 3.4%, for the quarter and year-to-date, respectively. These increases were primarily due to higher wage expense.

Management fees . Total management fees decreased $3 million, or 5.5%, and $2 million, or 1.0%, for the quarter and year-to-date, respectively. Base management fees, which generally are calculated as a percentage of total revenues, decreased $1 million, or 2.7%, for the quarter and increased $4 million, or 3.3%, year-to-date. Incentive management fees, which generally are based on the amount of operating profit at each hotel after we receive a priority return on our

investment, decreased $2 million, or 11.1%, and $6 million, or 8.2%, for the quarter and year-to-date, respectively, due to disruption from planned renovations.

Other property-level expenses. These expenses generally do not vary significantly based on occupancy and include expenses such as property taxes and insurance. Other property-level expenses decreased $5 million, or 4.6%, for the quarter due to higher operating profit guarantees received from our hotel managers related to the transformational capital programs in 2025 as compared to 2024, reflecting the timing of projects included in the programs. Year-to-date, other property-level expenses increased $8 million, or 2.6%, primarily due to increases in property taxes and increases due to the 2024 Acquisitions. Other property-level expenses at our comparable hotels decreased $5 million, or 5.3%, and $3 million, or 1.0% for the quarter and year-to-date, respectively.

Other Income and Expense

Corporate and other expenses. The following table details our corporate and other expenses for the quarter and year-to-date (in millions):


	Quarter ended September 30,				Year-to-date ended September 30,
	2025		2024		2025		2024
General and administrative costs	$	22	$	19	$	67	$	64
Non-cash stock-based compensation expense	5		6		16		17

Total	$	27	$	25	$	83	$	81

Net gain on insurance settlements. The following table details our gain on insurance settlements for property damage and business interruption, net of property damage and remediation losses, related to Hurricanes Ian, Helene and Milton, as well as the 2023 Maui wildfires, for the quarter and year-to-date (in millions):


	Quarter ended September 30,				Year-to-date ended September 30,
	2025		2024		2025		2024
Property damage

Hurricane Ian	$	—	$	25	$	—	$	72
Other	—		4		—		4
Business interruption
Hurricanes Helene/Milton	5		—		24		—
Hurricane Ian	—		—		—		19
Maui wildfires	—		—		—		21

Net gain on insurance settlements	$	5	$	29	$	24	$	116

Interest expense. Interest expense increased for the quarter and year-to-date 2025, primarily due to higher outstanding debt balances during 2025 compared to 2024, as we refinanced $400 million of senior notes in 2024 and $500 million in 2025 through the issuances of $1.8 billion of senior notes at higher interest rates, and also used the proceeds to partially fund the 2024 Acquisitions. The following table details our interest expense for the quarter and year-to-date (in millions):


	Quarter ended September 30,				Year-to-date ended September 30,
	2025		2024		2025		2024
Cash interest expense ⁽¹⁾	$	56	$	57	$	166	$	149
Non-cash interest expense	4		2		9		7


Total interest expense	$	60	$	59	$	175	$	156

_________

(1) Including the change in accrued interest, total cash interest paid was $51 million and $40 million for the quarters ended September 30, 2025 and 2024, respectively, and $170 million and $131 million year-to-date 2025 and 2024, respectively.

Other gains . Other gains include the $122 million gain on sale of the Washington Marriott at Metro Center during the third quarter of 2025 and the $21 million gain on sale of The Westin Cincinnati during the second quarter of 2025.

Provision for income taxes. We lease substantially all our properties to consolidated subsidiaries designated as taxable REIT subsidiaries (“TRS”) for U.S. federal income tax purposes. Taxable income or loss generated/incurred by the TRS primarily represents hotel-level operations, net of the aggregate rent paid to Host L.P. by the TRS, on which we record an income tax provision or benefit. For the third quarter and year-to-date of 2025, we recorded a net income tax provision of $9 million and $35 million, respectively, primarily due to the profitability of hotel operations retained by the TRS. The increase for year-to-date, as compared to 2024, is also due to the recognition of federal income tax credits related to the installation of a co-generation plant at one of our properties in 2024.

Comparable Hotel RevPAR Overview

We discuss operating results for our hotels on a comparable hotel basis. Comparable hotels are those properties that we consolidate as of the reporting date. Comparable hotels do not include the results of hotels sold or classified as held-for-sale, hotels that have sustained substantial property damage or business interruption, or hotels that have undergone large-scale capital projects, in each case requiring closures lasting one month or longer during the reporting periods being compared. See “Comparable Hotel Operating Statistics and Results” below for more information on how we determine our comparable hotels.

We also include, following the comparable hotels results by geographic location, the same operating statistics presentation on an actual basis, which includes results for our portfolio for the time period of our ownership, including the results of non-comparable properties, dispositions through their date of disposal and acquisitions beginning as of the date of acquisition. Lastly, we discuss our hotel results by mix of business (i.e., transient, group, or contract).

Hotel Operating Data by Location

The following tables set forth performance information for our hotels by geographic location for the quarter and year-to-date ended September 30, 2025 and 2024, respectively, on a comparable hotel and actual basis:

Comparable Hotel Results by Location


	As of September 30, 2025		Quarter ended September 30, 2025								Quarter ended September 30, 2024
Location	No. of Properties	No. of Rooms	Average Room Rate		Average Occupancy Percentage		RevPAR		Total RevPAR		Average Room Rate		Average Occupancy Percentage		RevPAR		Total RevPAR		Percent Change in RevPAR		Percent Change in Total RevPAR
Maui	3	1,580	$	611.54	69.9	%	$	427.23	$	675.34	$	626.00	57.0	%	$	356.87	$	569.42	19.7	%	18.6	%
Jacksonville	1	446	516.44		72.4	%	374.11		826.86		500.84		71.6	%	358.59		805.21		4.3	%	2.7	%
Oahu (1)	2	876	481.95		83.8	%	403.71		620.81		458.26		81.6	%	373.80		562.08		8.0	%	10.4	%
Miami	2	1,038	387.67		59.1	%	229.04		433.63		366.49		59.2	%	216.89		414.64		5.6	%	4.6	%
Florida Gulf Coast	4	1,529	375.39		42.7	%	160.16		350.93		321.25		55.6	%	178.55		382.02		(10.3	%)	(8.1	%)
New York	3	2,720	400.99		88.9	%	356.36		487.87		379.23		87.5	%	331.84		447.06		7.4	%	9.1	%
Phoenix	3	1,545	262.62		61.9	%	162.56		410.51		269.17		54.5	%	146.75		374.60		10.8	%	9.6	%
Nashville	2	721	330.15		77.6	%	256.22		449.68		335.61		80.5	%	270.28		435.21		(5.2	%)	3.3	%
Orlando	2	2,448	346.50		53.4	%	185.18		421.34		312.21		60.3	%	188.39		426.35		(1.7	%)	(1.2	%)
Los Angeles/Orange County	3	1,067	308.01		76.7	%	236.26		354.62		303.51		81.9	%	248.54		369.47		(4.9	%)	(4.0	%)
San Diego	3	3,294	302.44		76.9	%	232.44		410.75		305.38		84.2	%	257.27		455.83		(9.7	%)	(9.9	%)
Boston	2	1,496	297.49		79.6	%	236.86		303.04		301.09		84.4	%	253.98		316.86		(6.7	%)	(4.4	%)
Washington, D.C. (CBD)	4	2,786	265.42		56.6	%	150.31		232.09		263.04		67.1	%	176.54		266.46		(14.9	%)	(12.9	%)
Philadelphia	2	810	231.56		83.9	%	194.39		301.51		236.34		83.7	%	197.75		298.37		(1.7	%)	1.1	%
Northern Virginia	2	916	254.61		72.4	%	184.39		268.82		246.97		74.3	%	183.58		272.79		0.4	%	(1.5	%)
Chicago	3	1,562	275.28		83.7	%	230.39		323.52		284.56		79.3	%	225.77		302.96		2.0	%	6.8	%
Seattle	2	1,315	278.57		82.7	%	230.37		292.94		278.67		84.2	%	234.60		295.93		(1.8	%)	(1.0	%)
San Francisco/San Jose	6	4,162	228.63		74.7	%	170.68		243.57		221.47		71.4	%	158.03		224.25		8.0	%	8.6	%
Atlanta	2	810	205.50		69.2	%	142.11		218.67		193.10		62.3	%	120.29		182.01		18.1	%	20.1	%
Houston	4	1,710	195.20		61.2	%	119.37		163.15		195.95		69.7	%	136.51		186.16		(12.6	%)	(12.4	%)
San Antonio	2	1,512	207.97		58.2	%	121.08		186.09		201.02		56.3	%	113.14		179.56		7.0	%	3.6	%
Denver	3	1,342	213.29		74.8	%	159.43		230.23		212.74		82.1	%	174.65		252.81		(8.7	%)	(8.9	%)
New Orleans	1	1,333	150.07		58.8	%	88.31		151.18		161.65		68.4	%	110.53		180.91		(20.1	%)	(16.4	%)
Austin	2	769	205.41		41.4	%	85.07		157.45		206.04		60.4	%	124.50		226.42		(31.7	%)	(30.5	%)
Other	8	2,551	301.73		70.5	%	212.81		327.45		301.01		68.5	%	206.27		323.59		3.2	%	1.2	%
Domestic	71	40,338	302.35		69.5	%	210.04		340.12		293.19		71.7	%	210.08		338.13		—	%	0.6	%

International	5	1,499	214.10		72.3	%	154.77		206.87		206.99		67.6	%	140.02		183.91		10.5	%	12.5	%
All Locations	76	41,837	$	299.07	69.6	%	$	208.07	$	335.42	$	290.27	71.5	%	$	207.58	$	332.67	0.2	%	0.8	%

___________

(1) Prior to our ownership of The Ritz Carlton O'ahu, Turtle Bay, golf revenues were recorded by the property based on gross sales. After our acquisition of the property in July 2024, the golf course operates under a lease agreement, under which we record rental income, resulting in lower total revenues when compared to the periods prior to our ownership.

Comparable Hotel Results by Location


	As of September 30, 2025		Year-to-date ended September 30, 2025								Year-to-date ended September 30, 2024
Location	No. of Properties	No. of Rooms	Average Room Rate		Average Occupancy Percentage		RevPAR		Total RevPAR		Average Room Rate		Average Occupancy Percentage		RevPAR		Total RevPAR		Percent Change in RevPAR		Percent Change in Total RevPAR
Maui	3	1,580	$	641.29	71.8	%	$	460.58	$	728.70	$	658.69	59.3	%	$	390.76	$	639.14	17.9	%	14.0	%
Jacksonville	1	446	546.80		74.6	%	407.90		918.63		527.92		74.2	%	391.58		876.65		4.2	%	4.8	%
Oahu (1)	2	876	482.90		83.5	%	403.43		618.34		454.33		82.5	%	374.93		589.86		7.6	%	4.8	%
Miami	2	1,038	541.24		72.8	%	394.28		694.08		521.24		70.2	%	365.80		636.48		7.8	%	9.1	%
Florida Gulf Coast	4	1,529	518.80		65.0	%	337.19		734.07		480.88		68.8	%	330.77		699.62		1.9	%	4.9	%
New York	3	2,720	381.66		85.9	%	327.75		471.21		360.45		82.9	%	298.70		421.87		9.7	%	11.7	%
Phoenix	3	1,545	389.03		71.5	%	278.30		651.58		393.86		69.8	%	275.08		632.88		1.2	%	3.0	%
Nashville	2	721	338.77		80.7	%	273.48		469.46		341.19		80.8	%	275.55		445.00		(0.8	%)	5.5	%
Orlando	2	2,448	398.78		65.9	%	262.80		556.99		363.77		68.3	%	248.43		527.80		5.8	%	5.5	%
Los Angeles/Orange County	3	1,067	306.41		78.2	%	239.47		361.29		297.47		79.1	%	235.16		350.72		1.8	%	3.0	%
San Diego	3	3,294	302.30		76.2	%	230.25		430.73		298.26		81.5	%	243.21		452.45		(5.3	%)	(4.8	%)
Boston	2	1,496	291.42		75.7	%	220.46		287.97		280.49		79.8	%	223.91		292.37		(1.5	%)	(1.5	%)
Washington, D.C. (CBD)	4	2,786	312.81		63.6	%	198.84		290.96		289.60		69.6	%	201.45		300.31		(1.3	%)	(3.1	%)
Philadelphia	2	810	235.96		82.1	%	193.71		295.87		233.93		80.5	%	188.37		286.45		2.8	%	3.3	%
Northern Virginia	2	916	268.51		68.6	%	184.16		284.99		255.73		73.0	%	186.80		287.34		(1.4	%)	(0.8	%)
Chicago	3	1,562	252.43		72.0	%	181.64		258.88		255.00		70.5	%	179.73		249.82		1.1	%	3.6	%
Seattle	2	1,315	251.35		71.8	%	180.44		240.72		254.22		70.5	%	179.21		239.04		0.7	%	0.7	%
San Francisco/San Jose	6	4,162	255.37		70.3	%	179.44		265.08		245.14		68.2	%	167.30		244.90		7.3	%	8.2	%
Atlanta	2	810	214.99		68.2	%	146.72		244.64		204.24		61.4	%	125.42		207.89		17.0	%	17.7	%
Houston	4	1,710	209.62		68.2	%	142.92		198.42		203.11		73.9	%	150.03		205.12		(4.7	%)	(3.3	%)
San Antonio	2	1,512	223.44		61.8	%	138.18		219.96		216.80		61.4	%	133.13		214.38		3.8	%	2.6	%
Denver	3	1,342	203.98		67.2	%	137.17		207.38		201.25		70.5	%	141.92		215.52		(3.3	%)	(3.8	%)
New Orleans	1	1,333	205.67		65.4	%	134.43		215.07		191.16		72.3	%	138.16		219.14		(2.7	%)	(1.9	%)
Austin	2	769	238.80		52.4	%	125.10		231.79		247.35		66.2	%	163.68		292.67		(23.6	%)	(20.8	%)
Other	8	2,551	309.70		68.5	%	212.05		328.96		304.18		65.2	%	198.32		311.62		6.9	%	5.6	%
Domestic	71	40,338	328.28		71.1	%	233.53		390.93		314.22		71.8	%	225.74		376.74		3.4	%	3.8	%

International	5	1,499	196.33		67.9	%	133.40		183.36		196.00		63.2	%	123.88		178.79		7.7	%	2.6	%
All Locations	76	41,837	$	323.76	71.0	%	$	229.95	$	383.54	$	310.48	71.5	%	$	222.10	$	369.71	3.5	%	3.7	%

___________

Results by Location - actual, based on ownership period (1)


	As of September 30,
	2025	2024	Quarter ended September 30, 2025								Quarter ended September 30, 2024
Location	No. of Properties	No. of Properties	Average Room Rate		Average Occupancy Percentage		RevPAR		Total RevPAR		Average Room Rate		Average Occupancy Percentage		RevPAR		Total RevPAR		Percent Change in RevPAR		Percent Change in Total RevPAR
Maui	3	3	$	611.54	69.9	%	$	427.23	$	675.34	$	626.00	57.0	%	$	356.87	$	569.42	19.7	%	18.6	%
Jacksonville	1	1	516.44		72.4	%	374.11		826.86		500.84		71.6	%	358.59		805.21		4.3	%	2.7	%
Oahu	2	2	481.95		83.8	%	403.71		620.81		386.23		82.6	%	318.97		462.52		26.6	%	34.2	%
Miami	2	2	387.67		59.1	%	229.04		433.63		366.49		59.2	%	216.89		414.64		5.6	%	4.6	%
Florida Gulf Coast	5	5	372.69		46.3	%	172.40		369.38		332.00		57.0	%	189.13		403.96		(8.8	%)	(8.6	%)
New York	3	3	400.99		88.9	%	356.36		487.87		378.23		87.7	%	331.88		441.73		7.4	%	10.4	%
Phoenix	3	3	262.62		61.9	%	162.56		410.51		269.17		54.5	%	146.75		374.60		10.8	%	9.6	%
Nashville	2	2	330.15		77.6	%	256.22		449.68		335.61		80.5	%	270.28		435.21		(5.2	%)	3.3	%
Orlando	2	2	346.50		53.4	%	185.18		421.34		312.21		60.3	%	188.39		426.35		(1.7	%)	(1.2	%)
Los Angeles/Orange County	3	3	308.01		76.7	%	236.26		354.62		303.51		81.9	%	248.54		369.47		(4.9	%)	(4.0	%)
San Diego	3	3	302.44		76.9	%	232.44		410.75		305.38		84.2	%	257.27		455.83		(9.7	%)	(9.9	%)
Boston	2	2	297.49		79.6	%	236.86		303.04		301.09		84.4	%	253.98		316.86		(6.7	%)	(4.4	%)
Washington, D.C. (CBD)	4	5	260.24		57.4	%	149.50		227.53		261.33		69.0	%	180.29		265.21		(17.1	%)	(14.2	%)
Philadelphia	2	2	231.56		83.9	%	194.39		301.51		236.34		83.7	%	197.75		298.37		(1.7	%)	1.1	%
Northern Virginia	2	2	254.61		72.4	%	184.39		268.82		246.97		74.3	%	183.58		272.79		0.4	%	(1.5	%)
Chicago	3	3	275.28		83.7	%	230.39		323.52		284.56		79.3	%	225.77		302.96		2.0	%	6.8	%
Seattle	2	2	278.57		82.7	%	230.37		292.94		278.67		84.2	%	234.60		295.93		(1.8	%)	(1.0	%)
San Francisco/San Jose	6	6	228.63		74.7	%	170.68		243.57		221.47		71.4	%	158.03		224.25		8.0	%	8.6	%
Atlanta	2	2	205.50		69.2	%	142.11		218.67		193.10		62.3	%	120.29		182.01		18.1	%	20.1	%
Houston	5	5	204.97		58.2	%	119.28		164.24		207.33		66.6	%	138.07		189.00		(13.6	%)	(13.1	%)
San Antonio	2	2	207.97		58.2	%	121.08		186.09		201.02		56.3	%	113.14		179.56		7.0	%	3.6	%
Denver	3	3	213.29		74.8	%	159.43		230.23		212.74		82.1	%	174.65		252.81		(8.7	%)	(8.9	%)
New Orleans	1	1	150.07		58.8	%	88.31		151.18		161.65		68.4	%	110.53		180.91		(20.1	%)	(16.4	%)
Austin	2	2	205.41		41.4	%	85.07		157.45		206.04		60.4	%	124.50		226.42		(31.7	%)	(30.5	%)
Other	9	10	353.05		67.2	%	237.21		361.71		325.57		69.7	%	226.89		348.53		4.5	%	3.8	%
Domestic	74	76	305.68		69.0	%	210.84		341.26		293.06		71.6	%	209.71		336.55		0.5	%	1.4	%

International	5	5	214.10		72.3	%	154.77		206.87		206.99		67.6	%	140.02		183.91		10.5	%	12.5	%
All Locations	79	81	$	302.34	69.1	%	$	208.89	$	336.63	$	290.24	71.4	%	$	207.30	$	331.32	0.8	%	1.6	%

Results by Location - actual, based on ownership period (1)


	As of September 30,
	2025	2024	Year-to-date ended September 30, 2025								Year-to-date ended September 30, 2024
Location	No. of Properties	No. of Properties	Average Room Rate		Average Occupancy Percentage		RevPAR		Total RevPAR		Average Room Rate		Average Occupancy Percentage		RevPAR		Total RevPAR		Percent Change in RevPAR		Percent Change in Total RevPAR
Maui	3	3	$	641.29	71.8	%	$	460.58	$	728.70	$	658.69	59.3	%	$	390.76	$	639.14	17.9	%	14.0	%
Jacksonville	1	1	546.80		74.6	%	407.90		918.63		527.92		74.2	%	391.58		876.65		4.2	%	4.8	%
Oahu	2	2	482.90		83.5	%	403.43		618.34		286.14		90.3	%	258.41		343.46		56.1	%	80.0	%
Miami	2	2	541.24		72.8	%	394.28		694.08		521.24		70.2	%	365.80		636.48		7.8	%	9.1	%
Florida Gulf Coast	5	5	500.78		62.0	%	310.25		662.29		474.03		70.0	%	331.62		694.60		(6.4	%)	(4.7	%)
New York	3	3	381.66		85.9	%	327.75		471.21		347.40		83.0	%	288.45		406.46		13.6	%	15.9	%
Phoenix	3	3	389.03		71.5	%	278.30		651.58		393.86		69.8	%	275.08		632.88		1.2	%	3.0	%
Nashville	2	2	338.77		80.7	%	273.48		469.46		355.57		84.0	%	298.70		474.17		(8.4	%)	(1.0	%)
Orlando	2	2	398.78		65.9	%	262.80		556.99		363.77		68.3	%	248.43		527.80		5.8	%	5.5	%
Los Angeles/Orange County	3	3	306.41		78.2	%	239.47		361.29		297.47		79.1	%	235.16		350.72		1.8	%	3.0	%
San Diego	3	3	302.30		76.2	%	230.25		430.73		298.26		81.5	%	243.21		452.45		(5.3	%)	(4.8	%)
Boston	2	2	291.42		75.7	%	220.46		287.97		280.49		79.8	%	223.91		292.37		(1.5	%)	(1.5	%)
Washington, D.C. (CBD)	4	5	309.88		65.0	%	201.57		290.56		289.07		71.0	%	205.24		298.07		(1.8	%)	(2.5	%)
Philadelphia	2	2	235.96		82.1	%	193.71		295.87		233.93		80.5	%	188.37		286.45		2.8	%	3.3	%
Northern Virginia	2	2	268.51		68.6	%	184.16		284.99		255.73		73.0	%	186.80		287.34		(1.4	%)	(0.8	%)
Chicago	3	3	252.43		72.0	%	181.64		258.88		255.00		70.5	%	179.73		249.82		1.1	%	3.6	%
Seattle	2	2	251.35		71.8	%	180.44		240.72		254.22		70.5	%	179.21		239.04		0.7	%	0.7	%
San Francisco/San Jose	6	6	255.37		70.3	%	179.44		265.08		245.14		68.2	%	167.30		244.90		7.3	%	8.2	%
Atlanta	2	2	214.99		68.2	%	146.72		244.64		204.24		61.4	%	125.42		207.89		17.0	%	17.7	%
Houston	5	5	221.02		65.5	%	144.79		203.16		215.18		70.9	%	152.65		210.55		(5.1	%)	(3.5	%)
San Antonio	2	2	223.44		61.8	%	138.18		219.96		216.80		61.4	%	133.13		214.38		3.8	%	2.6	%
Denver	3	3	203.98		67.2	%	137.17		207.38		201.25		70.5	%	141.92		215.52		(3.3	%)	(3.8	%)
New Orleans	1	1	205.67		65.4	%	134.43		215.07		191.16		72.3	%	138.16		219.14		(2.7	%)	(1.9	%)
Austin	2	2	238.80		52.4	%	125.10		231.79		247.35		66.2	%	163.68		292.67		(23.6	%)	(20.8	%)
Other	9	10	332.51		66.4	%	220.82		339.56		312.71		65.8	%	205.79		317.66		7.3	%	6.9	%
Domestic	74	76	329.75		70.7	%	233.06		388.90		310.56		71.7	%	222.80		370.84		4.6	%	4.9	%

International	5	5	196.33		67.9	%	133.40		183.36		196.00		63.2	%	123.88		178.79		7.7	%	2.6	%
All Locations	79	81	$	325.30	70.6	%	$	229.61	$	381.82	$	306.99	71.4	%	$	219.32	$	364.14	4.7	%	4.9	%

___________

(1) Represents the results of the portfolio for the time period of our ownership, including the results of non-comparable properties, dispositions through their date of disposal and acquisitions beginning as of the date of acquisition.

Hotel Business Mix

Our customers fall into three broad categories: transient, group, and contract business, which accounted for approximately 60%, 36%, and 4%, respectively, of our full year 2024 room sales. The information below is derived from business mix results from the 76 comparable hotels owned as of September 30, 2025, which excludes one hotel that was held-for-sale. For additional detail on our business mix, see “Management’s Discussion and Analysis of Financial Condition and Results of Operations” in our most recent Annual Report on Form 10‑K.

For the third quarter and year-to-date 2025, transient revenue increased by 1.7% and 4.6%, respectively, reflecting an increase in average rates of 3.0% and 4.6% for the quarter and year-to-date, respectively, driven by strong transient demand and improving leisure demand on Maui. As anticipated, group revenue decreased by 4.7% and 0.9% for the third quarter and year-to-date, respectively, as a result of planned renovation disruption from the Hyatt Transformational Capital

Program and business mix shifting from group to transient in Maui in the first half of the year. In addition, the decline for the third quarter was also affected by a shift in the timing of holidays.

The following are the results of our transient, group and contract business:


	Quarter ended September 30, 2025									Year-to-date ended September 30, 2025
	Transient business			Group business			Contract business			Transient business			Group business			Contract business
Room nights (in thousands)	1,535			928			219			4,383			3,127			616
Percent change in room nights vs. same period in 2024	(1.2		%)	(7.8		%)	11.6		%	—		%	(4.7		%)	12.5		%
Rooms revenues (in millions)	$	507		$	249		$	46		$	1,571		$	926		$	134
Percent change in revenues vs. same period in 2024	1.7		%	(4.7		%)	14.5		%	4.6		%	(0.9		%)	18.8		%

Liquidity and Capital Resources

Liquidity and Capital Resources of Host Inc. and Host L.P. The liquidity and capital resources of Host Inc. and Host L.P. are derived primarily from the activities of Host L.P., which generates the capital required by our business from hotel operations, the incurrence of debt, the issuance of OP units or the sale of hotels. Host Inc. is a REIT, and its only significant asset is the ownership of general and limited partner interests of Host L.P.; therefore, its financing and investing activities are conducted through Host L.P., except for the issuance of its common and preferred stock. Proceeds from common and preferred stock issuances by Host Inc. are contributed to Host L.P. in exchange for common and preferred OP units. Additionally, funds used by Host Inc. to pay dividends or to repurchase its stock are provided by Host L.P. Therefore, while we have noted those areas in which it is important to distinguish between Host Inc. and Host L.P., we have not included a separate discussion of liquidity and capital resources as the discussion below applies to both Host Inc. and Host L.P.

Overview. We look to maintain a capital structure and liquidity profile with an appropriate balance of cash, debt, and equity to provide financial flexibility given the inherent volatility of the lodging industry. We believe this strategy has resulted in a better cost of debt capital, allowing us to complete opportunistic investments and acquisitions and positioning us to manage potential declines in operations throughout the lodging cycle. We have structured our debt profile to maintain a balanced maturity schedule and to minimize the number of assets that are encumbered by mortgage debt. Currently, only one of our consolidated hotels is encumbered by mortgage debt. We intend to use available cash in the near term predominantly to fund, and believe we have sufficient liquidity to fund, corporate expenses, capital expenditures, hotel acquisitions and dividends and remain well positioned to execute additional investment transactions to the extent opportunities arise.

Cash Requirements. We use cash for acquisitions, capital expenditures, debt payments, operating costs, and corporate and other expenses, as well as for dividends and distributions to stockholders and to OP unitholders, respectively, and stock and OP unit repurchases. As a REIT, Host Inc. is required to distribute to its stockholders at least 90% of its taxable income, excluding net capital gain, on an annual basis. Our next significant debt maturity is $400 million of senior notes due in February 2026. We believe we have sufficient liquidity to repay the senior notes at maturity.

Capital Resources. As of September 30, 2025, we had $539 million of cash and cash equivalents, $205 million in our FF&E escrow reserves and $1.5 billion available under the revolver portion of our credit facility. We depend primarily on external sources of capital to finance future growth, including acquisitions. As a result, the liquidity and debt capacity provided by our credit facility and the ability to issue senior unsecured debt are key components of our capital structure. Our financial flexibility, including our ability to incur debt, pay dividends, make distributions and make investments, is contingent on our ability to maintain compliance with the financial covenants of our credit facility and senior notes indentures, which include, among other things, the allowable amounts of leverage, interest coverage and fixed charges.

Two programs are currently in place relating to potential purchases or sales of our common stock. Under our common stock repurchase program, common stock may be purchased from time to time depending upon market conditions and may be purchased in the open market or through private transactions or by other means, including principal

transactions with various financial institutions, like accelerated share repurchases, forwards, options, and similar transactions and through one or more trading plans designed to comply with Rule 10b5-1 under the Securities Exchange Act of 1934, as amended. The plan does not obligate us to repurchase any specific number or any specific dollar amount of shares and may be suspended at any time at our discretion. There were no share repurchases during the third quarter of 2025. At September 30, 2025, we had $480 million available for repurchase under our program.

In addition, on May 31, 2023, we entered into a distribution agreement with J.P. Morgan Securities LLC, BofA Securities, Inc., Goldman Sachs & Co. LLC, Jefferies LLC, Morgan Stanley & Co. LLC, Scotia Capital (USA) Inc., Truist Securities, Inc. and Wells Fargo Securities, LLC, as sales agents pursuant to which Host Inc. may offer and sell, from time to time, shares of Host Inc. common stock having an aggregate offering price of up to $600 million. The sales will be made in transactions that are deemed to be “at the market” offerings under the SEC rules. We may sell shares of Host Inc. common stock under this program from time to time based on market conditions, although we are not under an obligation to sell any shares. We may sell shares when we believe conditions are advantageous and there is a compelling use of proceeds, including to fund future potential acquisitions or other investment opportunities. The agreement also contemplates that, in addition to the offering and sale of shares to or through the sales agents, we may enter into separate forward sale agreements with each of the forward purchasers named in the agreement. No shares were issued during the third quarter of 2025. As of September 30, 2025, there was $600 million of remaining capacity under the agreement.

Given the total amount of our debt and our maturity schedule, we may continue to redeem or repurchase senior notes from time to time, taking advantage of favorable market conditions. In February 2023, Host Inc.’s Board of Directors authorized repurchases of up to $1.0 billion of senior notes other than in accordance with their respective terms, of which the entire amount remains available under this authority. We may purchase senior notes with cash through open market purchases, privately negotiated transactions, a tender offer, or, in some cases, through the early redemption of such securities pursuant to their terms. Repurchases of debt will depend on prevailing market conditions, our liquidity requirements, contractual restrictions and other factors. Any retirement before the maturity date will affect earnings and NAREIT FFO per diluted share as a result of the payment of any applicable call premiums and the accelerated expensing of previously deferred and capitalized financing costs. Accordingly, considering our priorities in managing our capital structure and liquidity profile, and given prevailing conditions and relative pricing in the capital markets, we may, at any time, subject to applicable securities laws and the requirements of our credit facility and senior notes indentures, be considering, or be in discussions with respect to, the repurchase or issuance of exchangeable debentures and/or senior notes or the repurchase or sale of our common stock. Any such transactions may, subject to applicable securities laws, occur simultaneously.

We continue to explore potential acquisitions and dispositions. We anticipate that any such future acquisitions will be funded by cash, debt issuances by Host L.P., equity offerings of Host Inc., issuances of OP units by Host L.P., or proceeds from sales of hotels. Given the nature of these transactions, we can make no assurances that we will be successful in acquiring any one or more hotels that we may review, bid on or negotiate to purchase or that we will be successful in disposing of any one or more of our hotels. We may acquire additional hotels or dispose of hotels through various structures, including transactions involving single assets, portfolios, joint ventures, acquisitions of the securities or assets of other REITs or distributions of hotels to our stockholders.

Sources and Uses of Cash. Our sources of cash generally include cash from operations, proceeds from debt and equity issuances, and proceeds from hotel sales. Uses of cash include acquisitions, capital expenditures, operating costs, debt repayments, and repurchases of shares and distributions to equity holders.

Cash Provided by Operating Activities. Year-to-date in 2025, net cash provided by operating activities was $967 million compared to $1,167 million for year-to-date in 2024. The decrease was due to payments for condominium inventory and increased interest payments, which offset increases in cash from improved operations at our properties.

Cash Used in Investing Activities. Net cash used in investing activities was $300 million for year-to-date in 2025 compared to $1,851 million for year-to-date in 2024. Cash used in investing activities year-to-date in 2025 and 2024 included $454 million and $375 million of capital expenditures, respectively, as well as investments in our joint ventures, while 2024 also included the acquisition of four hotels for approximately $1.5 billion. Cash provided by investing activities in 2025 included proceeds from the sale of two hotels and the repayment of a note receivable.

The following table summarizes significant dispositions that have been completed through November 5, 2025 (in millions):


Transaction Date		Description of Transaction	Net Proceeds⁽¹⁾		Sales Price
Dispositions/Return of Investments in Affiliates


September	2025	Disposition of Asia/Pacific joint venture's interest in the India JV⁽²⁾	$	17	$	17
August	2025	Disposition of Washington Marriott at Metro Center⁽³⁾	59		177
June	2025	Disposition of The Westin Cincinnati	58		60
February	2025	Receipt of The Camby, Autograph Collection note receivable⁽⁴⁾	79		—





		Total	$	213	$	254

___________

(1) Proceeds are net of transfer taxes, other sales costs, and FF&E replacement funds deposited directly to the property or hotel manager by the purchaser.

(2) Represents Host's portion to be received from the Asia/Pacific joint venture's sale of a 36% share in seven hotels and an office building in India for approximately INR 6.2 billion ($70 million).

(3) In connection with the sale of Washington Marriott at Metro Center, we issued a loan to the purchaser with a principal balance of $114 million. The disposition proceeds shown are net of the loan and $2 million of FF&E funds retained by us.

(4) In connection with the sale of The Camby, Autograph Collection, we issued a loan to the purchaser. The loan was repaid in February 2025.

Cash Provided by (Used in) Financing Activities. Year-to-date in 2025, net cash used in financing activities was $723 million compared to cash provided by financing activities of $129 million for year-to-date in 2024. Cash used in financing activities in both 2025 and 2024 primarily related to the payment of common stock dividends, common stock repurchases, and the repayment of senior notes. Cash provided by financing activities year-to-date in both 2025 and 2024 included the proceeds from the issuance of new senior notes.

The following table summarizes significant debt issuances, net of deferred financing costs and issuance discounts, that have been completed through November 5, 2025 (in millions):


Transaction Date		Description of Transaction	Net Proceeds
Debt Issuances


May	2025	Issuance of $500 million 5.7% Series M senior notes	$	490




		Total issuances	$	490

The following table summarizes significant debt repayments that have been completed through November 5, 2025 (in millions):


Transaction Date		Description of Transaction	Transaction Amount
Debt Repayments



May	2025	Repayment of $500 million 4% Series E senior notes	$	(500)



		Total cash repayments	$	(500)

The following table summarizes significant equity transactions that have been completed through November 5, 2025 (in millions):


Transaction Date		Description of Transaction	Transaction Amount
Equity of Host Inc.




January - October	2025	Dividend payment⁽¹⁾⁽²⁾	$	(623)
January - June	2025	Repurchase of 13.1 million shares of Host Inc. common stock	(205)





		Cash payments on equity transactions	$	(828)

___________

(1) In connection with the dividend payments, Host L.P. made distributions of $631 million to its common OP unit holders.

(2) Includes the fourth quarter 2024 dividend that was paid in January 2025.

Debt

As of September 30, 2025, our total debt was $5.1 billion, with a weighted average interest rate of 4.9% and a weighted average maturity of 5.2 years. Additionally, 80% of our debt has a fixed rate of interest, and only one of our consolidated hotels is encumbered by mortgage debt.

Financial Covenants

Credit Facility Covenants. Our credit facility contains certain important financial covenants concerning allowable leverage, unsecured interest coverage, and required fixed charge coverage. Total debt used in the calculation of our ratio of consolidated total debt to consolidated EBITDA (our “Leverage Ratio”) is based on a “net debt” concept, pursuant to which cash and cash equivalents in excess of $100 million are deducted from our total debt balance for purposes of measuring compliance.

At September 30, 2025, we were in compliance with all of our financial covenants under the credit facility. The following table summarizes the results of the financial tests required by the credit facility, which are calculated on a trailing twelve-month basis:


	Actual Ratio	Covenant Requirement for all years
Leverage ratio	2.8x	Maximum ratio of 7.25x
Fixed charge coverage ratio	5.3x	Minimum ratio of 1.25x
Unsecured interest coverage ratio ⁽¹⁾	6.9x	Minimum ratio of 1.75x

___________

(1) If, at any time, our leverage ratio is above 7.0x, our minimum unsecured interest coverage ratio will decrease to 1.50x.

Senior Notes Indenture Covenants

The following table summarizes the results of the financial tests required by the indentures for our senior notes and our actual credit ratios as of September 30, 2025:


	Actual Ratio		Covenant Requirement
Unencumbered assets tests	446	%	Minimum ratio of 150%
Total indebtedness to total assets	22	%	Maximum ratio of 65%
Secured indebtedness to total assets	<1%		Maximum ratio of 40%
EBITDA-to-interest coverage ratio	6.8x		Minimum ratio of 1.5x

For additional details on our credit facility and senior notes, see our Annual Report on Form 10-K for the year ended December 31, 2024.

Dividend Policy

Host Inc. is required to distribute at least 90% of its annual taxable income, excluding net capital gains, to its stockholders in order to maintain its qualification as a REIT. Funds used by Host Inc. to pay dividends on its common stock are provided by distributions from Host L.P. As of September 30, 2025, Host Inc. is the owner of approximately 99% of the Host L.P. common OP units. The remaining common OP units are owned by unaffiliated limited partners. Each Host L.P. common OP unit may be redeemed for cash or, at the election of Host Inc., Host Inc. common stock based on the conversion ratio. The current conversion ratio is 1.021494 shares of Host Inc. common stock for each Host L.P. common OP unit.

Investors should consider the non-controlling interests in the Host L.P. common OP units when analyzing dividend payments by Host Inc. to its stockholders, as these Host L.P. common OP unitholders share, on a pro rata basis, in amounts being distributed by Host L.P. to all of its common OP unitholders. For example, if Host Inc. paid a $1 per share

dividend on its common stock, it would be based on the payment of a $1.021494 per common OP unit distribution by Host L.P. to Host Inc., as well as to the other unaffiliated Host L.P. common OP unitholders.

Host Inc.’s policy on common dividends generally is to distribute, over time, 100% of its taxable income, which primarily is dependent on Host Inc.’s results of operations, as well as tax gains and losses on hotel sales. On September 11, 2025, Host Inc.'s Board of Directors announced a regular quarterly cash dividend of $0.20 per share on Host Inc.'s common stock. The dividend was paid on October 15, 2025 to stockholders of record on September 30, 2025. All future dividends are subject to Board approval.

Critical Accounting Estimates

Our unaudited condensed consolidated financial statements have been prepared in conformity with GAAP, which requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities at the date of our financial statements and the reported amounts of revenues and expenses during the reporting period. While we do not believe that the reported amounts would be materially different, application of these policies involves the exercise of judgment and the use of assumptions as to future uncertainties and, as a result, actual results could differ from these estimates. We evaluate our estimates and judgments on an ongoing basis. We base our estimates on experience and on various other assumptions that we believe are reasonable under the circumstances. All of our significant accounting policies, including certain critical accounting policies, are disclosed in our Annual Report on Form 10-K for the year ended December 31, 2024.

Comparable Hotel Operating Statistics and Results

To facilitate a year-to-year comparison of our operations, we present certain operating statistics (i.e., Total RevPAR, RevPAR, average daily rate and average occupancy) and operating results (revenues, expenses, hotel EBITDA and associated margins) for the periods included in our reports on a comparable hotel basis in order to enable our investors to better evaluate our operating performance. We define our comparable hotels as those that: (i) are owned or leased by us as of the reporting date and are not classified as held-for-sale; and (ii) have not sustained substantial property damage or business interruption, or undergone large-scale capital projects, in each case requiring closures lasting one month or longer (as further defined below), during the reporting periods being compared.

We make adjustments to include recent acquisitions to include results for periods prior to our ownership. For these hotels, since the year-over-year comparison includes periods prior to our ownership, the changes will not necessarily correspond to changes in our actual results. Additionally, operating results of hotels that we sell are excluded from the comparable hotel set once the transaction has closed or the hotel is classified as held-for-sale.

The hotel business is capital-intensive, and renovations are a regular part of the business. Generally, hotels under renovation remain comparable hotels. A large-scale capital project would cause a hotel to be excluded from our comparable hotel set if it requires the entire property to be closed to hotel guests for one month or longer.

Similarly, hotels are excluded from our comparable hotel set from the date that they sustain substantial property damage or business interruption if it requires the property to be closed to hotel guests for one month or longer. In each case, these hotels are returned to the comparable hotel set when the operations of the hotel have been included in our consolidated results for one full calendar year after the hotel has reopened. Often, related to events that cause property damage and the closure of a hotel, we will collect business interruption insurance proceeds for the near-term loss of business. These proceeds are included in net gain on insurance settlements on our condensed consolidated statements of operations. Business interruption insurance gains covering lost revenues while the property was considered non-comparable also will be excluded from the comparable hotel results.

Of the 79 hotels that we owned as of September 30, 2025, 76 have been classified as comparable hotels. The operating results of the following properties that we owned, and that were not classified as held-for-sale, as of September 30, 2025 are excluded from comparable hotel results for these periods:

• The Don CeSar (business disruption due to Hurricane Helene resulting in closure of the hotel beginning at the end of September 2024, reopened in March 2025);

• Alila Ventana Big Sur (business disruption due to the collapse of a portion of Highway 1, causing closure of the hotel beginning in March 2024, reopened in May 2024); and

• Operations related to the development and sale of condominium units on a development parcel adjacent to Four Seasons Resort Orlando at Walt Disney World® Resort.

At September 30, 2025, The St. Regis Houston is classified as held-for-sale. Therefore, the results of this hotel are excluded from comparable hotel operating statistics and results.

Foreign Currency Translation

Operating results denominated in foreign currencies are translated using the prevailing exchange rates on the date of the transaction, or monthly based on the weighted average exchange rate for the period. Therefore, hotel statistics and results for non-U.S. properties include the effect of currency fluctuations, consistent with our financial statement presentation.

Non-GAAP Financial Measures

We use certain “non-GAAP financial measures,” which are measures of our historical financial performance that are not calculated and presented in accordance with GAAP, within the meaning of applicable SEC rules. These measures include the following:

• Earnings Before Interest Expense, Income Taxes, Depreciation and Amortization (“EBITDA”), Earnings Before Interest Expense, Income Taxes, Depreciation and Amortization for real estate (“EBITDA re ”) and Adjusted EBITDA re , as a measure of performance for Host Inc. and Host L.P.,

• Funds From Operations (“FFO”) and FFO per diluted share, both calculated in accordance with National Association of Real Estate Investment Trusts (“NAREIT”) guidelines and with certain adjustments from those guidelines, as a measure of performance for Host Inc., and

• Comparable hotel operating results, as a measure of performance for Host Inc. and Host L.P.

The discussion below defines these measures and presents why we believe they are useful supplemental measures of our performance.

Set forth below for each such non-GAAP financial measure is a reconciliation of the measure with the financial measure calculated and presented in accordance with GAAP that we consider most directly comparable thereto. We also have included in “Management’s Discussion and Analysis of Financial Condition and Results of Operations – Non-GAAP Financial Measures” in our Annual Report on Form 10-K for the year ended December 31, 2024 further explanations of the adjustments being made, a statement disclosing the reasons why we believe the presentation of each of the non-GAAP financial measures provide useful information to investors regarding our financial condition and results of operations, the additional purposes for which we use the non-GAAP financial measures and limitations on their use.

EBITDA, EBITDAre and Adjusted EBITDAre

EBITDA

EBITDA is a commonly used measure of performance in many industries. Management believes EBITDA provides useful information to investors regarding our results of operations because it helps us and our investors evaluate the ongoing operating performance of our properties after removing the impact of our capital structure (primarily interest expense) and our asset base (primarily depreciation and amortization). Management also believes the use of EBITDA facilitates comparisons between us and other lodging REITs, hotel owners that are not REITs and other capital-intensive companies. Management uses EBITDA to evaluate property-level results and as one measure in determining the value of

acquisitions and dispositions and, like FFO and Adjusted FFO per diluted share, it is widely used by management in the annual budget process and for compensation programs.

EBITDAre and Adjusted EBITDAre

We present EBITDA re in accordance with NAREIT guidelines, as defined in its September 2017 white paper “Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate,” to provide an additional performance measure to facilitate the evaluation and comparison of our results with other REITs. NAREIT defines EBITDA re as net income (calculated in accordance with GAAP) excluding interest expense, income tax, depreciation and amortization, gains or losses on disposition of depreciated property (including gains or losses on change of control), impairment expense for depreciated property and of investments in unconsolidated affiliates caused by a decrease in value of depreciated property in the affiliate, and adjustments to reflect the entity’s pro rata share of EBITDA re of unconsolidated affiliates.

We make additional adjustments to EBITDA re when evaluating our performance because we believe that the exclusion of certain additional items described below provides useful supplemental information to investors regarding our ongoing operating performance. We believe that the presentation of Adjusted EBITDA re , when combined with the primary GAAP presentation of net income, is beneficial to an investor’s understanding of our operating performance. Adjusted EBITDA re also is similar to the measure used to calculate certain credit ratios for our credit facility and senior notes. We adjust EBITDA re for the following items, which may occur in any period, and refer to this measure as Adjusted EBITDA re :

• Property Insurance Gains and Property Damage Losses – We exclude the effect of property insurance gains reflected in our condensed consolidated statements of operations because we believe that including them in Adjusted EBITDA re is not consistent with reflecting the ongoing performance of our assets. In addition, property insurance gains could be less important to investors given that the depreciated asset book value written off in connection with the calculation of the property insurance gain often does not reflect the market value of real estate assets. Similarly, losses from property damage or remediation costs that are not covered through insurance are excluded.

• Acquisition Costs – Under GAAP, costs associated with completed property acquisitions that are considered business combinations are expensed in the year incurred. We exclude the effect of these costs because we believe they are not reflective of the ongoing performance of the Company.

• Litigation Gains and Losses – We exclude the effect of gains or losses associated with litigation recorded under GAAP that we consider to be outside the ordinary course of business. We believe that including these items is not consistent with our ongoing operating performance.

• Severance Expense – In certain circumstances, we will add back hotel-level severance expenses when we do not believe that such expenses are reflective of the ongoing operation of our properties. Situations that would result in a severance add-back include, but are not limited to: (i) costs incurred as part of a broad-based reconfiguration of the operating model with the specific hotel operator for a portfolio of hotels and (ii) costs incurred at a specific hotel due to a broad-based and significant reconfiguration of a hotel and/or its workforce. We do not add back corporate-level severance costs or severance costs at an individual hotel that we consider to be incurred in the normal course of business.

• Effective January 1, 2025, we exclude the expense recorded for non-cash stock-based compensation, as it represents a non-cash transaction and the add back is consistent with the calculation of Adjusted EBITDA for our financial covenant ratios under our credit facility and senior notes indentures and consistent with the presentation of Adjusted EBITDA re for the majority of other lodging REIT filers.

In unusual circumstances, we also may adjust EBITDA re for gains or losses that management believes are not representative of the Company’s current operating performance. The last adjustment of this nature was a 2013 exclusion of a gain from an eminent domain claim.

The following table provides a reconciliation of EBITDA, EBITDA re , and Adjusted EBITDA re to net income, the financial measure calculated and presented in accordance with GAAP that we consider the most directly comparable:

Reconciliation of Net Income to EBITDA, EBITDA re and Adjusted EBITDA re for Host Inc. and Host L.P.

(in millions)


	Quarter ended September 30,				Year-to-date ended September 30,
	2025		2024		2025		2024
Net income⁽¹⁾	$	163	$	84	$	639	$	598
Interest expense	60		59		175		156
Depreciation and amortization	196		197		587		565
Income taxes	9		6		35		20
EBITDA⁽¹⁾	428		346		1,436		1,339
Gain on dispositions⁽²⁾	(122)		—		(143)		—

Equity investment adjustments:
Equity in earnings of affiliates	(2)		(2)		(16)		(12)
Pro rata EBITDAre of equity investments⁽³⁾	10		9		36		32
EBITDAre⁽¹⁾	314		353		1,313		1,359
Adjustments to EBITDAre:

Net gain on property insurance settlements	—		(29)		—		(76)
Non-cash stock-based compensation expense⁽⁴⁾	5		6		16		17
Adjusted EBITDAre⁽¹⁾	$	319	$	330	$	1,329	$	1,300

___________

(1) Net income, EBITDA, EBITDA re , Adjusted EBITDA re , NAREIT FFO and Adjusted FFO for the year-to-date ended September 30, 2025 include a gain of $4 million from the sale of land adjacent to The Phoenician hotel.

(2) Reflects the sale of two hotels in 2025, and the sale of the Asia/Pacific joint venture's interest in two separate joint ventures in India in the third quarter of 2025, representing our exit from our Asia investment.

(3) Unrealized gains of our unconsolidated investments are not recognized in our EBITDA re , Adjusted EBITDA re , NAREIT FFO or Adjusted FFO until they have been realized by the unconsolidated partnership.

(4) Effective January 1, 2025, we exclude the expense recorded for non-cash stock-based compensation, as it represents a non-cash transaction and the add back is consistent with the calculation of Adjusted EBITDA for our financial covenant ratios. Prior year results have been updated to conform with the current year presentation.

FFO Measures

We present NAREIT FFO and NAREIT FFO per diluted share as non-GAAP measures of our performance in addition to our earnings per share (calculated in accordance with GAAP). We calculate NAREIT FFO per diluted share as our NAREIT FFO (defined as set forth below) for a given operating period, as adjusted for the effect of dilutive securities, divided by the number of fully diluted shares outstanding during such period, in accordance with NAREIT guidelines. As noted in NAREIT’s Funds From Operations White Paper – 2018 Restatement. NAREIT defines FFO as net income (calculated in accordance with GAAP) excluding depreciation and amortization related to certain real estate assets, gains and losses from the sale of certain real estate assets, gains and losses from change in control, impairment expense of certain real estate assets and investments and adjustments for consolidated partially owned entities and unconsolidated affiliates. Adjustments for consolidated partially owned entities and unconsolidated affiliates are calculated to reflect our pro rata share of the FFO of those entities on the same basis.

We also present Adjusted FFO per diluted share when evaluating our performance because management believes that the exclusion of certain additional items described below provides useful supplemental information to investors regarding our ongoing operating performance. Management historically has made the adjustments detailed below in evaluating our performance, in our annual budget process and for our compensation programs. We believe that the presentation of Adjusted FFO per diluted share, when combined with both the primary GAAP presentation of diluted earnings per share and FFO per diluted share as defined by NAREIT, provides useful supplemental information that is beneficial to an investor’s understanding of our operating performance. We adjust NAREIT FFO per diluted share for the following items, which may occur in any period, and refer to this measure as Adjusted FFO per diluted share:

• Gains and Losses on the Extinguishment of Debt – We exclude the effect of finance charges and premiums associated with the extinguishment of debt, including the acceleration of the write-off of deferred financing costs from the original issuance of the debt being redeemed or retired and incremental

interest expense incurred during the refinancing period. We also exclude the gains on debt repurchases and the original issuance costs associated with the retirement of preferred stock. We believe that these items are not reflective of our ongoing finance costs.

• Severance Expense – In certain circumstances, we will add back hotel-level severance expenses when we do not believe that such expenses are reflective of the ongoing operation of our properties. Situations that would result in a severance add-back include, but are not limited to, (i) costs incurred as part of a broad-based reconfiguration of the operating model with the specific hotel operator for a portfolio of hotels and (ii) costs incurred at a specific hotel due to a broad-based and significant reconfiguration of a hotel and/or its workforce. We do not add back corporate-level severance costs or severance costs at an individual hotel that we consider to be incurred in the normal course of business.

• Effective January 1, 2025, we exclude the expense recorded for non-cash stock-based compensation, as it represents a non-cash transaction and the add back is consistent with the calculation of Adjusted EBITDA for our financial covenant ratios under our credit facility and senior notes indentures and consistent with the presentation of Adjusted FFO per diluted share for the majority of other lodging REIT filers.

In unusual circumstances, we also may adjust NAREIT FFO for gains or losses that management believes are not representative of our current operating performance. For example, in 2017, as a result of the reduction of the U.S. federal corporate income tax rate from 35% to 21% by the Tax Cuts and Jobs Act, we remeasured our domestic deferred tax assets as of December 31, 2017 and recorded a one-time adjustment to reduce our deferred tax assets and to increase the provision for income taxes by approximately $11 million. We do not consider this adjustment to be reflective of our ongoing operating performance and, therefore, we excluded this item from Adjusted FFO.

The following table provides a reconciliation of the differences between our non-GAAP financial measures, NAREIT FFO and Adjusted FFO (separately and on a per diluted share basis), and net income, the financial measure calculated and presented in accordance with GAAP that we consider most directly comparable:

Host Inc. Reconciliation of Diluted Earnings per Common Share to

NAREIT and Adjusted Funds From Operations per Diluted Share

(in millions, except per share amount)


	Quarter ended September 30,				Year-to-date ended September 30,
	2025		2024		2025		2024
Net income⁽¹⁾	$	163	$	84	$	639	$	598
Less: Net income attributable to non-controlling interests	(2)		(2)		(9)		(9)
Net income attributable to Host Inc.	161		82		630		589
Adjustments:
Gain on dispositions⁽²⁾	(122)		—		(143)		—
Net gain on property insurance settlements	—		(29)		—		(76)
Depreciation and amortization	196		197		586		564
Equity investment adjustments:
Equity in earnings of affiliates	(2)		(2)		(16)		(12)
Pro rata FFO of equity investments⁽³⁾	4		5		20		18
Consolidated partnership adjustments:
FFO adjustments for non-controlling partnerships	(1)		(1)		(1)		(1)
FFO adjustments for non-controlling interests of Host L.P.	(1)		(2)		(6)		(7)
NAREIT FFO⁽¹⁾	235		250		1,070		1,075
Adjustments to NAREIT FFO:
Non-cash stock-based compensation expense⁽⁴⁾	5		6		16		17
Adjusted FFO⁽¹⁾	$	240	$	256	$	1,086	$	1,092

For calculation on a per share basis:⁽ 5 ⁾

Diluted weighted average shares outstanding - EPS, NAREIT FFO and Adjusted FFO	689.5		702.4		694.5		704.7
Diluted earnings per common share	$	0.23	$	0.12	$	0.91	$	0.84
NAREIT FFO per diluted share	$	0.34	$	0.36	$	1.54	$	1.53
Adjusted FFO per diluted share	$	0.35	$	0.36	$	1.56	$	1.55

___________

(1-4) Refer to the corresponding footnote on the Reconciliation of Net Income to EBITDA, EBITDA re and Adjusted EBITDA re for Host Inc. and Host L.P.

(5) Diluted earnings per common share, NAREIT FFO per diluted share and Adjusted FFO per diluted share are adjusted for the effects of dilutive securities. Dilutive securities may include shares granted under comprehensive stock plans, preferred OP units held by non-controlling limited partners and other non-controlling interests that have the option to convert their limited partner interests to common OP units. No effect is shown for securities if they are anti-dilutive.

Comparable Hotel Property-Level Operating Results

We present certain operating results for our hotels, such as hotel revenues, expenses, food and beverage profit, and EBITDA (and the related margins), on a comparable hotel, or "same store," basis as supplemental information for our investors. Our comparable hotel results present operating results for our hotels without giving effect to dispositions or properties that experienced closures due to renovations or property damage, as discussed in “Comparable Hotel Operating Statistics and Results” above. We present comparable hotel EBITDA to help us and our investors evaluate the ongoing operating performance of our comparable hotels after removing the impact of our capital structure (primarily interest expense) and our asset base (primarily depreciation and amortization expense). Corporate-level costs and expenses also are

removed to arrive at property-level results. We believe these property-level results provide investors with supplemental information about the ongoing operating performance of our comparable hotels. Comparable hotel results are presented both by location and for our properties in the aggregate. We eliminate from our comparable hotel level operating results severance costs related to broad-based and significant property-level reconfiguration that is not considered to be within the normal course of business, as we believe this elimination provides useful supplemental information that is beneficial to an investor’s understanding of our ongoing operating performance. We also eliminate depreciation and amortization expense because, even though depreciation and amortization expense are property-level expenses, these non-cash expenses, which are based on historical cost accounting for real estate assets, implicitly assume that the value of real estate assets diminishes predictably over time. As noted earlier, because real estate values historically have risen or fallen with market conditions, many real estate industry investors have considered presentation of historical cost accounting for operating results to be insufficient.

Because of the elimination of corporate-level costs and expenses, gains or losses on disposition, certain severance expenses and depreciation and amortization expense, the comparable hotel operating results we present do not represent our total revenues, expenses, operating profit or net income and should not be used to evaluate our performance as a whole. Management compensates for these limitations by separately considering the impact of these excluded items to the extent they are material to operating decisions or assessments of our operating performance. Our condensed consolidated statements of operations include such amounts, all of which should be considered by investors when evaluating our performance.

We present these hotel operating results on a comparable hotel basis because we believe that doing so provides investors and management with useful information for evaluating the period-to-period performance of our hotels and facilitates comparisons with other hotel REITs and hotel owners. In particular, these measures assist management and investors in distinguishing whether increases or decreases in revenues and/or expenses are due to growth or decline of operations at comparable hotels (which represent the vast majority of our portfolio) or from other factors. While management believes that presentation of comparable hotel results is a supplemental measure that provides useful information in evaluating our ongoing performance, this measure is not used to allocate resources or to assess the operating performance of each of our hotels, as these decisions are based on data for individual hotels and are not based on comparable hotel results in the aggregate. For these reasons, we believe comparable hotel operating results, when combined with the presentation of GAAP operating profit, revenues and expenses, provide useful information to investors and management.

The following tables present certain operating results and statistics for our hotels for the periods presented herein and a reconciliation of the differences between comparable Hotel EBITDA, a non-GAAP financial measure, and net income, the financial measure calculated and presented in accordance with GAAP that we consider most directly comparable. Similar reconciliations of the differences between (i) hotel revenues and (ii) our revenues as calculated and presented in accordance with GAAP (each of which is used in the applicable margin calculation), and between (iii) hotel expenses and (iv) operating costs and expenses as calculated and presented in accordance with GAAP, also are included in the reconciliation:

Comparable Hotel Results for Host Inc. and Host L.P.

(in millions, except hotel statistics)


	Quarter ended September 30,						Year-to-date ended September 30,
	2025			2024			2025			2024
Number of hotels	76			76			76			76
Number of rooms	41,837			41,837			41,837			41,837
Change in comparable hotel Total RevPAR	0.8		%	—			3.7		%	—
Change in comparable hotel RevPAR	0.2		%	—			3.5		%	—
Operating profit margin⁽¹⁾	7.6		%	10.2		%	14.7		%	16.9		%
Comparable hotel EBITDA margin⁽¹⁾	23.9		%	24.4		%	29.2		%	29.6		%
Food and beverage profit margin⁽¹⁾	23.6		%	26.8		%	32.0		%	34.0		%
Comparable hotel food and beverage profit margin⁽¹⁾	24.1		%	26.6		%	32.4		%	33.7		%

Net income	$	163		$	84		$	639		$	598
Depreciation and amortization	196			197			587			565
Interest expense	60			59			175			156
Provision for income taxes	9			6			35			20
Gain on sale of property and corporate level income/expense	(104)			(18)			(103)			(51)
Property transaction adjustments⁽²⁾	—			(3)			(13)			21
Non-comparable hotel results, net⁽³⁾	(15)			(12)			(37)			(51)
Comparable hotel EBITDA	$	309		$	313		$	1,283		$	1,258

___________

(1) Profit margins are calculated by dividing the applicable operating profit by the related revenue amount. GAAP profit margins are calculated using amounts presented in the unaudited condensed consolidated statements of operations. Comparable hotel margins are calculated using amounts presented in the following tables, which include reconciliations to the applicable GAAP results:


	Quarter ended September 30, 2025										Quarter ended September 30, 2024
			Adjustments										Adjustments
	GAAP Results		Property transaction adjustments⁽²⁾		Non-comparable hotel results, net ⁽³⁾		Depreciation and corporate level items		Comparable hotel Results		GAAP Results		Property transaction adjustments⁽²⁾		Non-comparable hotel results, net ⁽³⁾		Depreciation and corporate level items		Comparable hotel Results
Revenues
Room	$	826	$	(6)	$	(18)	$	—	$	802	$	825	$	(8)	$	(17)	$	—	$	800
Food and beverage	364		(2)		(7)		—		355		365		—		(9)		—		356
Other	141		(1)		(4)		—		136		129		2		(5)		—		126
Total revenues	1,331		(9)		(29)		—		1,293		1,319		(6)		(31)		—		1,282
Expenses
Room	222		(2)		(2)		—		218		216		(1)		(3)		—		212
Food and beverage	278		(2)		(7)		—		269		267		1		(7)		—		261
Other	512		(5)		(10)		—		497		508		(3)		(9)		—		496
Depreciation and amortization	196		—		—		(196)		—		197		—		—		(197)		—
Corporate and other expenses	27		—		—		(27)		—		25		—		—		(25)		—
Net gain on insurance settlements	(5)		—		5		—		—		(29)		—		—		29		—
Total expenses	1,230		(9)		(14)		(223)		984		1,184		(3)		(19)		(193)		969
Operating Profit - Comparable hotel EBITDA	$	101	$	—	$	(15)	$	223	$	309	$	135	$	(3)	$	(12)	$	193	$	313


	Year-to-date ended September 30, 2025										Year-to-date ended September 30, 2024
			Adjustments										Adjustments
	GAAP Results		Property transaction adjustments⁽²⁾		Non-comparable hotel results, net ⁽³⁾		Depreciation and corporate level items		Comparable hotel Results		GAAP Results		Property transaction adjustments⁽²⁾		Non-comparable hotel results, net ⁽³⁾		Depreciation and corporate level items		Comparable hotel Results
Revenues
Room	$	2,713	$	(41)	$	(41)	$	—	$	2,631	$	2,563	$	37	$	(50)	$	—	$	2,550
Food and beverage	1,345		(12)		(17)		—		1,316		1,285		25		(29)		—		1,281
Other	453		(4)		(8)		—		441		408		20		(14)		—		414
Total revenues	4,511		(57)		(66)		—		4,388		4,256		82		(93)		—		4,245
Expenses
Room	680		(9)		(8)		—		663		632		11		(9)		—		634
Food and beverage	914		(9)		(15)		—		890		848		21		(19)		—		850
Other	1,608		(26)		(30)		—		1,552		1,528		29		(33)		—		1,524
Depreciation and amortization	587		—		—		(587)		—		565		—		—		(565)		—
Corporate and other expenses	83		—		—		(83)		—		81		—		—		(81)		—
Net gain on insurance settlements	(24)		—		24		—		—		(116)		—		19		76		(21)
Total expenses	3,848		(44)		(29)		(670)		3,105		3,538		61		(42)		(570)		2,987
Operating Profit - Comparable hotel EBITDA	$	663	$	(13)	$	(37)	$	670	$	1,283	$	718	$	21	$	(51)	$	570	$	1,258

(2) Property transaction adjustments represent the following items: (i) the elimination of results of operations of hotels sold or held-for-sale as of September 30, 2025, which operations are included in our unaudited condensed consolidated statements of operations as continuing operations, and (ii) the addition of results for periods prior to our ownership for hotels acquired as of September 30, 2025.

(3) Non-comparable hotel results, net, includes the following items: (i) the results of operations of our non-comparable hotels, which operations are included in our condensed consolidated statements of operations as continuing operations, and (ii) gains on business interruption proceeds covering lost revenues while the property was considered non-comparable.

Item 3. Quantitative and Qualitative Disclosures about Market Risk

All information in this section applies to both Host Inc. and Host L.P.

Interest Rate Sensitivity

As of September 30, 2025 and December 31, 2024, 80% of our outstanding debt bore interest at fixed rates. To manage interest rate risk applicable to our debt, we may enter into interest rate swaps or caps. The interest rate derivatives into which we may enter are strictly to hedge interest rate risk and are not for trading purposes. As of September 30, 2025, we do not have any interest rate derivatives outstanding.

See Item 7A of our most recent Annual Report on Form 10–K.

Exchange Rate Sensitivity

As we have operations outside of the United States (specifically, the ownership of hotels in Brazil and Canada), currency exchange risks arise in the normal course of our business. To manage the currency exchange risk, we may enter into forward or option contracts or hedge our investment through the issuance of foreign currency denominated debt. During the third quarter of 2025, two foreign currency forward purchase contracts matured, with a total notional amount of CAD 99 million ($73 million), and we received $1.1 million in the aggregate upon settlement of these contracts. To replace the maturing contracts, we entered into two new foreign currency forward purchase contracts with a total notional amount of CAD 99 million ($73 million), which will mature in August 2026. The foreign currency exchange agreements into which we have entered are strictly to hedge foreign currency risk and are not for trading purposes.

See Item 7A of our most recent Annual Report on Form 10-K.

Item 4. Controls and Procedures

Controls and Procedures (Host Hotels & Resorts, Inc.)

Disclosure Controls and Procedures

Under the supervision and with the participation of our management, including our Chief Executive Officer and Chief Financial Officer, we have evaluated the effectiveness of our disclosure controls and procedures pursuant to Exchange Act Rule 13a-15(b) as of the end of the period covered by this report. Based on that evaluation, our Chief Executive Officer and Chief Financial Officer have concluded that these disclosure controls and procedures are effective.

Changes to Internal Control Over Financial Reporting

There have been no changes in our internal control over financial reporting during our most recent fiscal quarter that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

Controls and Procedures (Host Hotels & Resorts, L.P.)

Disclosure Controls and Procedures

Under the supervision and with the participation of our management, including Host Inc.’s Chief Executive Officer and Chief Financial Officer, we have evaluated the effectiveness of our disclosure controls and procedures pursuant to Exchange Act Rule 13a-15(b) as of the end of the period covered by this report. Based on that evaluation, Host Inc.’s Chief Executive Officer and Chief Financial Officer have concluded that these disclosure controls and procedures are effective.

Changes to Internal Control Over Financial Reporting

PART II. OTHER INFORMATION

Item 1A. Risk Factors

For an enterprise as large and complex as we are, a wide range of factors could materially affect future results and performance. In addition to the other information set forth in this report, you should carefully consider the factors disclosed in Part I, Item 1A, “Risk Factors” in our Annual Report on Form 10-K for the year ended December 31, 2024, which could materially affect our business, operations and financial condition. Other than as set forth below, there have not been any material changes to the risk factors as previously disclosed in Part I, Item 1A, “Risk Factors” in our Annual Report on Form 10-K for the year ended December 31, 2024.

A prolonged U.S. federal government shutdown could materially and adversely affect our business, operations and financial condition and the price of shares of Host Inc.'s common stock.

A prolonged disruption in the operations of the U.S. federal government as a result of the shutdown that began on October 1, 2025, as well as potential future disruption resulting from the failure of Congress to enact appropriations bills or raise the federal debt ceiling, could materially and adversely affect our business, operations and financial condition. The federal government shutdown has resulted in the furlough of federal employees, reduced availability of government services and the suspension or delay of activities by key agencies that regulate or interact with our business or the customers of our hotels, such as the government agencies that oversee air travel, including the Federal Aviation Administration. This may impact government related travel and leisure travel, generally due to air traffic delays and closures of parks or other tourism destinations, resulting in a decrease in demand at our hotels.

In addition, the uncertainty caused by the government shutdown and prolonged budget negotiation may adversely affect the broader U.S. economy, investor confidence and capital markets. Such conditions could negatively impact our access to financing, timing of capital-raising transactions, and the price, liquidity or trading volume of our securities. Accordingly, the current federal government shutdown and the uncertainty regarding the continuity of government operations could have a material adverse effect on our business, operations and financial condition and the price of shares of Host Inc.'s common stock.

Item 2. Unregistered Sales of Equity Securities and Use of Proceeds

Issuer Purchases of Equity Securities (Host Hotels & Resorts, Inc.)

On August 3, 2022, the Board of Directors authorized a $1 billion share repurchase program. The common stock may be purchased from time to time depending upon market conditions, and repurchases may be made in the open market or through private transactions or by other means, including principal transactions with various financial institutions, accelerated share repurchases, forwards, options and similar transactions, and through one or more trading plans designed to comply with Rule 10b5-1 under the Securities Exchange Act of 1934, as amended. The program does not obligate us to repurchase any specific number of shares or any specific dollar amount and may be suspended at any time at our discretion.


Period	Total Number of Host Inc. Common Shares Purchased	Average Price Paid per Common Share		Total Number of Common Shares Purchased as Part of Publicly Announced Plans or Programs	Approximate Dollar Value of Common Shares that May Yet Be Purchased Under the Plans or Programs (in millions)
July 1, 2025 - July 31, 2025	—	$	—	—	$	480
August 1, 2025 - August 31, 2025	—	—		—	480
September 1, 2025 - September 30, 2025	—	—		—	480
Total	—	$	—	—	$	480

Issuer Purchases of Equity Securities (Host Hotels & Resorts, L.P.)


Period	Total Number of Host L.P. Common OP Units Purchased		Average Price Paid per Common OP Unit	Total Number of OP Units Purchased as Part of Publicly Announced Plans or Programs	Approximate Dollar Value of Units that May Yet Be Purchased Under the Plans or Programs (in millions)
July 1, 2025 - July 31, 2025	14,297	*	1.021494 shares of Host Hotels & Resorts, Inc. common stock	—	—
August 1, 2025 - August 31, 2025	4,211	*	1.021494 shares of Host Hotels & Resorts, Inc. common stock	—	—
September 1, 2025 - September 30, 2025	100,000	*	1.021494 shares of Host Hotels & Resorts, Inc. common stock	—	—
Total	118,508			—	—

___________

* Reflects common OP units offered for redemption by limited partners in exchange for shares of Host Inc.'s common stock.

Item 5. Other Information

During the period covered by this report, no director or officer of the Company adopted , modified or terminated any “Rule 10b5-1 trading arrangement” or “non-Rule 10b5-1 trading arrangement,” as each term is defined in Item 408 of Regulation S-K.

Item 6. Exhibits

In reviewing the agreements included as exhibits to this report, please remember they are included to provide you with information regarding their terms and are not intended to provide any other factual or disclosure information about the company, its subsidiaries or other parties to the agreements. The agreements contain representations and warranties by each of the parties to the applicable agreement. These representations and warranties have been made solely for the benefit of the other parties to the applicable agreement and:

• should not in all instances be treated as categorical statements of fact, but rather as a way of allocating the risk to one of the parties if those statements prove to be inaccurate;

• have been qualified by disclosures that were made to other parties in connection with the negotiation of the applicable agreement, which disclosures are not necessarily reflected in the agreement;

• may apply standards of materiality in a way that is different from what may be viewed as material to you or other investors; and

• were made only as of the date of the applicable agreement or such other date or date as may be specified in the agreement and are subject to more recent developments.

Accordingly, these representations and warranties may not describe the actual state of affairs as of the date they were made or at any other time.

The exhibits listed on the accompanying Exhibit Index are filed as part of this report and such Exhibit Index is incorporated herein by reference.


Exhibit No.						Description

10						Material contracts

10.17*						Second Amendment to the Sixth Amended and Restated Credit Agreement, dated as of September 15, 2025, by and among Host Hotels & Resorts, L.P., Bank of America, N.A., as administrative agent, and the lenders party thereto.

31						Rule 13a-14(a)/15d-14(a) Certifications

31.1*						Certification of Chief Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 for Host Hotels & Resorts, Inc.

31.2*						Certification of Chief Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 for Host Hotels & Resorts, Inc.

31.3*						Certification of Chief Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 for Host Hotels & Resorts, L.P.

31.4*						Certification of Chief Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 for Host Hotels & Resorts, L.P.

32						Section 1350 Certifications

32.1†*						Certificate of Chief Executive Officer and Chief Financial Officer pursuant to 18 U.S.C. 1350, as created by Section 906 of the Sarbanes-Oxley Act of 2002 for Host Hotels & Resorts, Inc.

32.2†*						Certificate of Chief Executive Officer and Chief Financial Officer pursuant to 18 U.S.C. 1350, as created by Section 906 of the Sarbanes-Oxley Act of 2002 for Host Hotels & Resorts, L.P.

101						XBRL

101.SCH						Inline XBRL Taxonomy Extension Schema Document. Submitted electronically with this report.

101.CAL						Inline XBRL Taxonomy Calculation Linkbase Document. Submitted electronically with this report.

101.DEF						Inline XBRL Taxonomy Extension Definition Linkbase Document. Submitted electronically with this report.

101.LAB						Inline XBRL Taxonomy Label Linkbase Document. Submitted electronically with this report.

101.PRE						Inline XBRL Taxonomy Presentation Linkbase Document. Submitted electronically with this report.

104						Cover Page Interactive Data File (formatted as inline XBRL and contained in Exhibit 101).

The following materials, formatted in iXBRL (Inline Extensible Business Reporting Language): (i) the Condensed Consolidated Statements of Operations for the Quarter and Year-to-date ended September 30, 2025 and 2024, respectively, for Host Hotels & Resorts, Inc.; (ii) the Condensed Consolidated Balance Sheets at September 30, 2025 and December 31, 2024, respectively, for Host Hotels & Resorts, Inc.; (iii) the Condensed Consolidated Statements of Comprehensive Income for the Quarter and Year-to-date ended September 30, 2025 and 2024, respectively, for Host Hotels & Resorts, Inc.; (iv) the Condensed Consolidated Statements of Cash Flows for the Year-to-date ended September 30, 2025 and 2024, respectively, for Host Hotels & Resorts, Inc.; (v) the Condensed Consolidated Statements of Operations for the Quarter and Year-to-date ended September 30, 2025 and 2024, respectively, for Host Hotels & Resorts, L.P.; (vi) the Condensed Consolidated Balance Sheets at September 30, 2025 and December 31, 2024, respectively, for Host Hotels & Resorts, L.P.; (vii) the Condensed Consolidated Statements of Comprehensive Income for the Quarter and Year-to-date ended September 30, 2025 and 2024, respectively, for Host Hotels & Resorts, L.P.; (viii) the Condensed Consolidated Statements of Cash Flows for the Year-to-date ended September 30, 2025 and 2024, respectively, for Host Hotels & Resorts, L.P.; and (ix) Notes to Condensed Consolidated Financial Statements.

____________________________________________________________________

* Filed herewith.

† This certificate is being furnished solely to accompany the report pursuant to 18 U.S.C. 1350 and is not being filed for purposes of Section 18 of the Securities Exchange Act of 1934, as amended, and is not to be incorporated by reference into any filing of the Company, whether made before or after the date hereof, regardless of any general incorporation language in such filing.

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.


						HOST HOTELS & RESORTS, INC.

November 7, 2025						/s/ Joseph C. Ottinger
						Joseph C. Ottinger
						Senior Vice President,
						Corporate Controller

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.


						HOST HOTELS & RESORTS, L.P.
						By: HOST HOTELS & RESORTS, INC., its general partner

November 7, 2025						/s/ Joseph C. Ottinger

						Joseph C. Ottinger
						Senior Vice President,
						Corporate Controller of Host Hotels & Resorts, Inc.,
						general partner of Host Hotels & Resorts, L.P.

TABLE OF CONTENTS

Item 2. Management S Discussion and Analysis Of Financial Condition and Results Of Operations Item 3. Quantitative and Qualitative Disclosures About Market Risk Item 4. Controls and Procedures Part II. Other Information Item 1A. Risk Factors Item 2. Unregistered Sales Of Equity Securities and Use Of Proceeds Item 5. Other Information Item 6. Exhibits

Exhibits

10.17* Second Amendment to the Sixth Amended and Restated Credit Agreement, dated as of September 15, 2025, by and among Host Hotels & Resorts, L.P., Bank of America, N.A., as administrative agent, and the lenders party thereto. 31.1* Certification of Chief Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 for Host Hotels & Resorts, Inc. 31.2* Certification of Chief Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 for Host Hotels & Resorts, Inc. 31.3* Certification of Chief Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 for Host Hotels & Resorts, L.P. 31.4* Certification of Chief Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 for Host Hotels & Resorts, L.P. 32.1* Certificate of Chief Executive Officer and Chief Financial Officer pursuant to 18 U.S.C. 1350, as created by Section 906 of the Sarbanes-Oxley Act of 2002 for Host Hotels & Resorts, Inc. 32.2* Certificate of Chief Executive Officer and Chief Financial Officer pursuant to 18 U.S.C. 1350, as created by Section 906 of the Sarbanes-Oxley Act of 2002 for Host Hotels & Resorts, L.P.

HST 10-Q Quarter ended Sept. 30, 2025

Exhibits