8-K

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

_________________________________________________________

FORM 8-K

_________________________________________________________

CURRENT REPORT

PURSUANT TO SECTION 13 OR 15(d) OF

THE SECURITIES EXCHANGE ACT OF 1934

Date of report (Date of earliest event reported): February 18, 2026

_________________________________________________________

HOST HOTELS & RESORTS, INC.

(Exact Name of Registrant as Specified in Charter)

_________________________________________________________

Maryland (Host Hotels & Resorts, Inc.)	001-14625	53-0085950
(State or Other Jurisdiction<br>of Incorporation)	(Commission<br>File Number)	(IRS Employer<br>Identification No.)		4747 Bethesda Avenue, Suite 1300<br><br>Bethesda, Maryland	20814
---	---
(Address of Principal Executive Offices)	(Zip Code)

Registrant’s telephone number, including area code: (240) 744-1000

_________________________________________________________

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

o	Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
o	Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
o	Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
o	Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

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

Title of Each Class	Trading Symbol	Name of Each Exchange on<br>Which Registered
Common Stock, $.01 par value	HST	The Nasdaq Stock Market LLC

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

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

Item 2.02. Results of Operations and Financial Condition.

On February 18, 2026, Host Hotels & Resorts, Inc. issued a press release announcing its financial results for the fourth quarter ended December 31, 2025. The press release referred to supplemental financial information for the quarter that is available on the Company’s website at www.hosthotels.com. A copy of the press release and the supplemental financial information are furnished as Exhibit 99.1 and Exhibit 99.2, respectively, to this Report.

The information in this Report, including the exhibits, is provided under Item 2.02 of Form 8-K and shall not be deemed “filed” for the purposes of Section 18 of the Securities Exchange Act of 1934 or otherwise subject to the liabilities of that section. Furthermore, the information in this Report, including the exhibits, shall not be deemed to be incorporated by reference into the filings of the registrant under the Securities Act of 1933 regardless of any general incorporation language in such filings.

Item 9.01. Financial Statements and Exhibits

(d)Exhibits

Exhibit No.	Description
99.1	Host Hotels & Resorts, Inc.'s earning release for the fourth quarter 2025.
99.2	Host Hotels & Resorts, Inc. Fourth Quarter 2025 Supplemental Financial Information.
104	Cover Page Interactive Data File (embedded within the Inline XBRL document).

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, hereunto duly authorized.

	HOST HOTELS & RESORTS, INC.
Date: February 18, 2026	By:	/S/ JOSEPH C. OTTINGER
	Name:	Joseph C. Ottinger
	Title:	Senior Vice President and Corporate Controller

Document

		Exhibit 99.1
SOURAV GHOSH<br><br>Chief Financial Officer<br><br>(240) 744-5267	JAIME MARCUS<br><br>Investor Relations<br><br>(240) 744-5117<br><br>ir@hosthotels.com

Host Hotels & Resorts, Inc. Reports Results for 2025

Achieved Full Year Comparable Hotel Total RevPAR Growth of 4.2% and Comparable Hotel RevPAR Growth of 3.8%

Completed Two Asset Sales in 2025 and Four Assets Sold or Under Contract in Early 2026

Full Year 2026 Comparable Hotel Total RevPAR Growth Guidance Range of 2.5% to 4.0%

BETHESDA, Md; February 18, 2026 – Host Hotels & Resorts, Inc. (NASDAQ: HST) (the “Company”), the nation’s largest lodging real estate investment trust (“REIT”), today announced results for the fourth quarter and full year 2025.

OPERATING RESULTS

(unaudited, in millions, except per share and hotel statistics)

	Quarter ended<br>December 31,						Year ended December 31,
	2025		2024		Percent Change		2025		2024		Percent Change
Revenues	$	1,603	$	1,428	12.3	%	$	6,114	$	5,684	7.6	%
Comparable hotel revenues⁽¹⁾	1,468		1,392		5.5	%	5,856		5,637		3.9	%
Comparable hotel Total RevPAR⁽¹⁾	380.71		361.07		5.4	%	382.83		367.53		4.2	%
Comparable hotel RevPAR⁽¹⁾	227.14		217.11		4.6	%	229.24		220.84		3.8	%
Net income	$	137	$	109	25.7	%	$	776	$	707	9.8	%
EBITDAre⁽¹⁾	418		367		13.9	%	1,731		1,726		0.3	%
Adjusted EBITDAre⁽¹⁾	428		380		12.6	%	1,757		1,680		4.6	%
Diluted earnings per common share	$	0.20	$	0.15	33.3	%	$	1.10	$	0.99	11.1	%
NAREIT FFO per diluted share⁽¹⁾	0.49		0.44		11.4	%	2.03		1.97		3.0	%
Adjusted FFO per diluted share⁽¹⁾	0.51		0.45		13.3	%	2.07		2.00		3.5	%

*Additional detail on the Company’s results, including data for 24 domestic markets and Top 40 hotels by Total RevPAR, is available in the Fourth Quarter 2025 Supplemental Financial Information on the Company’s website at www.hosthotels.com.

James F. Risoleo, President and Chief Executive Officer, said, “Our strong fourth quarter and full year 2025 results underscore the success of our strategy and the quality of our portfolio. We delivered comparable hotel Total RevPAR growth of 5.4% over the fourth quarter of 2024, and full year growth of 4.2%, reflecting increased transient demand and improvements in food and beverage revenues and ancillary spending. Comparable hotel RevPAR increased 4.6% for the quarter and 3.8% for the full year due to higher rates across the portfolio.

In 2025, we continued to successfully allocate capital to unlock value for shareholders. During the year, and subsequent to year end, we sold $1.4 billion of real estate across five properties. Over the course of 2025, we also reinvested $644 million in our portfolio through capital expenditures and resiliency investments, made progress on the Hyatt Transformational Capital Program, and commenced a second transformational capital program with Marriott International. Additionally, we returned $859 million of capital to stockholders through dividends declared and share repurchases."

Risoleo concluded, "In 2026, we are optimistic about the state of travel for luxury and upper-upscale hotels, as affluent consumers continue to prioritize spending on experiences. With an investment-grade balance sheet, significant liquidity, and a diversified portfolio of iconic properties, Host is well positioned to capture additional upside from lodging demand growth and take advantage of potential opportunities in the future.”

_______________________________

(1)NAREIT Funds From Operations (“FFO”) per diluted share, Adjusted FFO per diluted share, EBITDAre, Adjusted EBITDAre and comparable hotel revenues are non-GAAP (U.S. generally accepted accounting principles) financial measures within the meaning of the rules of the Securities and Exchange Commission (“SEC”). See the Notes to Financial Information on why the Company believes 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 include adjustments for dispositions, acquisitions and non-comparable hotels. See Hotel Operating Data for RevPAR results of the portfolio based on the Company's ownership period without these adjustments.

HOST HOTELS & RESORTS, INC. NEWS RELEASE	February 18, 2026

2025 HIGHLIGHTS AND FULL YEAR RESULTS:

•Comparable hotel Total RevPAR was $382.83 for full year 2025, representing an increase of 4.2% compared to 2024, primarily due to improvements in room revenues driven by increased transient demand, leading to increases in food & beverage revenues and ancillary spend.

•Comparable hotel RevPAR was $229.24, representing an increase of 3.8% compared to 2024, driven primarily by an increase in room rates and strong transient leisure demand, along with a continuing recovery in Maui, which collectively more than offset the anticipated decrease in group demand.

•GAAP net income was $776 million, a 9.8% increase compared to 2024, benefitting from improvements in hotel operations, as well as gains on asset sales and the sale of condominium units, as discussed below. The increases were partially offset by a decrease of $86 million in net gains on insurance settlements as well as increases in wages and benefits, leading to an operating profit margin of 14.0%, a decline of 140 basis points compared to 2024.

•Comparable hotel EBITDA was $1,694 million, an increase of 2.5% compared to 2024, as increases in revenues offset increases in wages and benefits expense. Comparable hotel EBITDA margin decreased 40 basis points to 28.9%, driven by $21 million of business interruption proceeds that were received in 2024 for the Maui wildfires.

•Adjusted EBITDAre was $1,757 million, an increase of 4.6% compared to 2024, as improvements in room rates and earnings from the 2024 acquisitions more than offset the decline in business interruption proceeds and the increases in wages and benefits. Adjusted EBITDAre was also boosted by the sale of condominium units.

•Recognized net income and Adjusted EBITDAre of $17 million from the sale of 16 condominium units in the development adjacent to the Four Seasons Resort Orlando at Walt Disney® Resort. Twelve additional units have been sold or are under contract to-date in 2026, including eight villas that are scheduled to complete construction in the first half of 2026, bringing the total contracted to 28 of 40 units.

•Sold The Westin Cincinnati and Washington Marriott at Metro Center in separate transactions for a total of $237 million, and provided seller financing of $114 million with respect to the sale of the Washington Marriott at Metro Center.

•Issued $900 million of senior notes through two separate underwritten public offerings and repaid $900 million of maturing senior notes. Additionally, the Company's credit rating was upgraded by Moody's to Baa2 with a stable outlook1.

•Repurchased 13.1 million shares during 2025 at an average price of $15.68 per share through the Company's common share repurchase program for a total of $205 million. As of December 31, 2025, the Company has approximately $480 million of remaining capacity under the repurchase program, pursuant to which it may purchase common stock from time to time, depending upon market conditions.

•Reopened The Don CeSar in March 2025, with all amenities fully reopened by the third quarter. As previously reported, received business interruption proceeds of $24 million during 2025 related to damage caused by Hurricanes Helene and Milton in 2024. To date, a total of $81 million of insurance proceeds have been received related to the claims, of which $31 million was related to business interruption proceeds, including $7 million of business interruption proceeds that were received in January 2026.

•Commenced a second transformational capital program with Marriott International to complete transformational renovations at four properties over a four-year period. The Company expects to spend between $300 million and $350 million through 2029 as part of the new program and Marriott has provided operating profit guarantees and enhanced owner priority returns on the agreed upon investments. Additionally, completed renovations at three of the six assets under the existing Hyatt Transformational Capital Program.

1 A securities rating is not a recommendation to buy, sell or hold securities and may be subject to revision or withdrawal at any time. Credit ratings are subject to change depending on financial and other factors

| © Host Hotels & Resorts, Inc. | PAGE 2 OF 26 | | --- | --- || HOST HOTELS & RESORTS, INC. NEWS RELEASE | February 18, 2026 | | --- | --- |

Results for Fourth Quarter 2025

•Comparable hotel Total RevPAR was $380.71 for the fourth quarter of 2025, representing an increase of 5.4% compared to the same period in 2024, due to improvements in room revenues, food and beverage revenues and ancillary spending driven by increased transient demand.

•Comparable hotel RevPAR was $227.14, representing an increase of 4.6% compared to the same period in 2024, driven primarily by increases in room rates and strong transient leisure demand.

•GAAP net income was $137 million, reflecting a 25.7% increase compared to the fourth quarter of 2024, and GAAP operating profit margin was 12.0%, an improvement of 100 basis points compared to the fourth quarter of 2024, reflecting improvements in operations and the sale of condominium units.

•Comparable hotel EBITDA was $411 million, a 4.1% increase compared to the fourth quarter of 2024, while comparable hotel EBITDA margin declined 30 basis points to 28.0%, as operational improvements were offset by certain one-time benefits recognized in 2024.

•Adjusted EBITDAre was $428 million, an increase of 12.6% compared to the fourth quarter of 2024, reflecting improvements in operations and the sale of condominium units.

Subsequent Events

•Sold the 444-room Four Seasons Resort Orlando at Walt Disney World® Resort and the 125-room Four Seasons Resort and Residences Jackson Hole in February 2026 for a sale price of $1.1 billion. The hotels were purchased in 2021 and 2022 for a total of $925 million and were expected to have approximately $88 million of capital expenditure needs over the next five years. Separately, the Sheraton Parsippany is under contract to sell for a sale price of $15 million with an expected close in the first half of 2026. These three hotels are included in the Company's comparable hotel results for 2025 as an agreement to sell was not reached until after year end.2

•Sold The St. Regis Houston in January 2026 for $51 million. The hotel was expected to have capital expenditure needs of approximately $49 million over the next five years. The hotel was classified as held-for-sale at December 31, 2025, and therefore results are not included in the Company's comparable hotel results.

BALANCE SHEET

The Company maintains a robust balance sheet, with the following balances at December 31, 2025:

•Total assets of $13.0 billion.

•Debt balance of $5.1 billion, with a weighted average maturity of 5.1 years and a weighted average interest rate of 4.8%. The Company maintained its balanced maturity schedule by refinancing its maturing $400 million 4.5% Series F senior notes through the issuance of $400 million 4.25% Series N senior notes due in 2028 in an underwritten public offering in November 2025. The Company has no maturities in 2026.

•Total available liquidity of approximately $2.4 billion, including furniture, fixtures and equipment escrow reserves of $167 million and $1.5 billion available under the revolver portion of the credit facility.

DIVIDENDS

The Company paid a fourth quarter common stock cash dividend of $0.35 per share on January 15, 2026 to stockholders of record on December 31, 2025, which included a $0.15 per share special dividend, bringing the total dividends declared in 2025 to $0.95 per share. On February 17, 2026, the Board of Directors authorized a regular quarterly cash dividend of $0.20 per share on its common stock. The dividend will be paid on April 15, 2026 to stockholders of record on March 31, 2026. All future dividends, including any special dividends, are subject to approval by the Company’s Board of Directors.

There were no common share repurchases in the fourth quarter.

2 The Four Seasons proceeds will be net of $23 million for the buyer's acquisition of the furniture, fixture and equipment ("FF&E") reserves. The Sheraton Parsippany sale price includes $3 million of FF&E reserves retained by the Company.

© Host Hotels & Resorts, Inc.	PAGE 3 OF 26
HOST HOTELS & RESORTS, INC. NEWS RELEASE	February 18, 2026
---	---

HOTEL BUSINESS MIX UPDATE

The Company’s customers fall into three broad groups: transient, group and contract business, which accounted for approximately 61%, 34%, and 5%, respectively, of its full year 2025 room sales. As expected, group room nights for the fourth quarter and full year were down year-over-year, affected by planned renovations under the Transformational Capital Programs.

The following are the results for transient, group and contract business in comparison to 2024, for the Company's current portfolio:

	Quarter ended December 31, 2025									Year ended December 31, 2025
	Transient			Group			Contract			Transient			Group			Contract
Room nights (in thousands)	1,450			927			203			5,833			4,055			819
Percent change in room nights vs. same period in 2024	0.2		%	(2.5		%)	8.7		%	—		%	(4.2		%)	11.5		%
Rooms revenues (in millions)	$	558		$	273		$	45		$	2,129		$	1,200		$	178
Percent change in revenues vs. same period in 2024	5.9		%	0.8		%	14.1		%	4.9		%	(0.6		%)	17.6		%

CAPITAL EXPENDITURES

The following presents the Company’s capital expenditures spend for 2025 and the forecast for the full year 2026 (in millions):

	Year ended December 31, 2025		2026 Full Year Forecast
	Actual		Low-end of range		High-end of range
ROI - Marriott and Hyatt Transformational Capital Programs	$	191	$	175	$	210
All other return on investment ("ROI") projects	91		75		90
Total ROI Projects	282		250		300
Renewals and Replacements ("R&R")	287		275		325
R&R and ROI Capital expenditures	569		525		625
R&R - Property Damage Reconstruction	75		—		—
Total Capital Expenditures	$	644	$	525	$	625
Inventory spend for condo development(1)	88		15		15
Total capital allocation	$	732	$	540	$	640

__________

(1)Represents construction costs for the development of condominium units on a land parcel adjacent to Four Seasons Resort Orlando at Walt Disney World® Resort. Under GAAP, costs to develop units for resale are considered an operating activity on the statement of cash flows, and categorized as inventory. This spend is separate from payments for capital expenditures, which are considered investing activities.

Under the Hyatt and Marriott Transformational Capital Programs, the Company received $3 million of operating guarantees in the fourth quarter of 2025 to offset expected business disruption, bringing the total received to $26 million in 2025. The Company expects to receive a total of $19 million of operating guarantees in 2026 under the two programs. Subsequent to year end, the Company completed the expansion project at The Phoenician to add a 20-key, eight-villa development at the Canyon Suites.

2026 OUTLOOK

The 2026 guidance range contemplates a stable operating environment with a continuation of trends seen through the second half of 2025, including leisure transient strength bolstered by special events, including the FIFA World Cup games, and modest improvements to short-term group booking trends. January 2026 results surpassed expectations as comparable hotel RevPAR declined only 40 basis points, despite difficult comparisons to January 2025, which

| © Host Hotels & Resorts, Inc. | PAGE 4 OF 26 | | --- | --- || HOST HOTELS & RESORTS, INC. NEWS RELEASE | February 18, 2026 | | --- | --- |

included the presidential inauguration and increased business from the Los Angeles wildfires. At the midpoint of guidance, full year operating profit margins are expected to increase slightly, while comparable hotel EBITDA margins are expected to remain flat to 2025.

In comparison to 2025, the guidance reflects the reduction in earnings due to the 2026 and 2025 dispositions discussed above. The guidance for net income and Adjusted EBITDAre also includes an estimated $20 million to $25 million net contribution from sales expected to close at the condominium development adjacent to the Four Seasons Resort Orlando at Walt Disney® Resort. Additionally, guidance for net income and Adjusted EBITDAre includes $7 million of business interruption gains related to Hurricanes Helene and Milton, which were already received in January 2026. The final determination on these insurance claims is expected in 2026, but no additional amounts are included in guidance.

The Company anticipates its 2026 operating results as compared to 2025 will be in the following range:

	Full Year 2026 Guidance
	Low-end of range	High-end of range	Change vs 2025
Comparable hotel Total RevPAR	$382	$388	2.5% to 4.0%
Comparable hotel RevPAR	$228	$231	2.0% to 3.5%
Total revenues under GAAP (in millions)	$6,030	$6,120	(1.4%) to 0.1%
Operating profit margin under GAAP	13.9%	14.6%	(10) bps to 60 bps
Comparable hotel EBITDA margin	29.0%	29.4%	(20) bps to 20 bps

Based upon the above parameters, the Company estimates its 2026 guidance as follows:

	Full Year 2026 Guidance
	Low-end of range	High-end of range
Net income (in millions)	$836	$891
Adjusted EBITDAre (in millions)	$1,740	$1,800
Diluted earnings per common share	$1.19	$1.27
NAREIT FFO per diluted share	$1.99	$2.07
Adjusted FFO per diluted share	$2.03	$2.11

See the 2026 Forecast Schedules and the Notes to Financial Information for items that may affect forecast results and the Fourth Quarter 2025 Supplemental Financial Information for additional detail on the mid-point of full year 2026 guidance.

ABOUT HOST HOTELS & RESORTS

Host Hotels & Resorts, Inc. is an S&P 500 company and is the largest lodging real estate investment trust and one of the largest owners of luxury and upper-upscale hotels. The Company currently owns 71 properties in the United States and five properties internationally totaling approximately 41,700 rooms. The Company also holds non-controlling interests in seven domestic joint ventures. Guided by a disciplined approach to capital allocation and aggressive asset management, the Company partners with premium brands such as Marriott®, Ritz-Carlton®, Westin®, W®, The Luxury Collection®, Hyatt®, Fairmont®, 1 Hotels®, Hilton®, Swissôtel®, ibis® and Novotel®, as well as independent brands. For additional information, please visit the Company’s website at www.hosthotels.com.

Note: This press release contains forward-looking statements within the meaning of federal securities regulations. These forward-looking statements include, but may not be limited to, our expectations regarding the strength of lodging demand, the continued recovery in Maui from the 2023 wildfires, and 2026 estimates with respect to our business, including our anticipated capital expenditures and financial and operating results. Forward-looking statements are not guarantees of future performance and involve known and unknown risks, uncertainties and other factors which may cause the actual results to differ materially from those anticipated at the time the forward-looking statements are made. These risks include, but are not limited to, those described in the Company’s annual report on Form 10-K and other filings with the SEC. Although the Company believes the expectations reflected in such forward-looking statements are based upon reasonable assumptions, it can give no assurance that the expectations will be attained or that any deviation will not be material. All information in this release is as of February 18, 2026, and the Company undertakes no obligation to update any forward-looking statement to conform the statement to actual results or changes in the Company’s expectations.

*This press release contains registered trademarks that are the exclusive property of their respective owners. None of the owners of these trademarks have any responsibility or liability for any information contained in this press release.

*** Tables to Follow ***

© Host Hotels & Resorts, Inc.	PAGE 5 OF 26
HOST HOTELS & RESORTS, INC. NEWS RELEASE	February 18, 2026
---	---

Host Hotels & Resorts, Inc., herein referred to as “we,” “Host Inc.,” or the “Company,” is a self-managed and self-administered real estate investment trust that owns hotel properties. We conduct our operations as an umbrella partnership REIT through an operating partnership, Host Hotels & Resorts, L.P. (“Host LP”), of which we are the sole general partner. When distinguishing between Host Inc. and Host LP, the primary difference is approximately 1% of the partnership interests in Host LP held by outside partners as of December 31, 2025, which are non-controlling interests in Host LP in our consolidated balance sheets and are included in net (income) loss attributable to non-controlling interests in our condensed consolidated statements of operations. Readers are encouraged to find further detail regarding our organizational structure in our annual report on Form 10-K.

2025OPERATING RESULTS	PAGE NO.
Condensed Consolidated Balance Sheets (unaudited)<br><br>December 31, 2025and2024	7
Condensed Consolidated Statements of Operations (unaudited)<br><br>Quarter and Year endedDecember 31, 2025and2024	8
Earnings per Common Share (unaudited)<br><br>Quarter and Year endedDecember 31, 2025and2024	9
Hotel Operating Data
Hotel Operating Data for Consolidated Hotels (by Location)	10
Schedule of Comparable Hotel Results	14
Reconciliation of Net Income to EBITDA, EBITDAreand Adjusted EBITDAre	17
Reconciliation of Diluted Earnings per Common Share to NAREIT and Adjusted Funds From Operations per Diluted Share	18
2026FORECAST INFORMATION
Reconciliation of Net Income to EBITDA, EBITDAreand Adjusted EBITDAreand Diluted Earnings per Common Share to NAREIT and Adjusted Funds From Operations per Diluted Share for Full Year2026Forecasts	19
Schedule of Comparable Hotel Results for Full Year2026Forecasts	21
Notes to Financial Information	22		© Host Hotels & Resorts, Inc.	PAGE 6 OF 26
---	---

HOST HOTELS & RESORTS, INC.

Condensed Consolidated Balance Sheets

(unaudited, in millions, except shares and per share amounts)

	December 31,<br><br>2025		December 31, 2024
ASSETS
Property and equipment, net	$	10,636	$	10,906
Right-of-use assets	560		559
Assets held for sale	34		—
Due from managers	39		36
Advances to and investments in affiliates	259		166
Furniture, fixtures and equipment replacement fund	167		242
Notes receivable	114		79
Other	472		506
Cash and cash equivalents	768		554
Total assets	$	13,049	$	13,048
LIABILITIES, NON-CONTROLLING INTERESTS AND EQUITY
Debt⁽¹⁾
Senior notes	$	3,986	$	3,993
Credit facility, including the term loans of $999 and $998, respectively	996		992
Mortgage and other debt	95		98
Total debt	5,077		5,083
Lease liabilities	563		560
Accounts payable and accrued expenses	355		351
Due to managers	76		54
Other	246		223
Total liabilities	6,317		6,271
Redeemable non-controlling interests - Host Hotels & Resorts, L.P.	171		165
Host Hotels & Resorts, Inc. stockholders’ equity:
Common stock, par value $0.01, 1,050 million shares authorized, 687.8 million shares and 699.1 million shares issued and outstanding, respectively	7		7
Additional paid-in capital	7,289		7,462
Accumulated other comprehensive loss	(68)		(83)
Deficit	(670)		(777)
Total equity of Host Hotels & Resorts, Inc. stockholders	6,558		6,609
Non-redeemable non-controlling interests—other consolidated partnerships	3		3
Total equity	6,561		6,612
Total liabilities, non-controlling interests and equity	$	13,049	$	13,048

__________

(1)Please see our Fourth Quarter 2025 Supplemental Financial Information for more detail on our debt balances and financial covenant ratios under our credit facility and senior notes indentures.

PAGE 7 OF 26

HOST HOTELS & RESORTS, INC.

Condensed Consolidated Statements of Operations

(unaudited, in millions, except per share amounts)

	Quarter ended<br>December 31,				Year ended December 31,
	2025		2024		2025		2024
Revenues
Rooms	$	895	$	863	$	3,608	$	3,426
Food and beverage	458		431		1,803		1,716
Other	151		134		604		542
Condominium sales	99		—		99		—
Total revenues	1,603		1,428		6,114		5,684
Expenses
Rooms	226		217		906		849
Food and beverage	310		289		1,224		1,137
Other departmental and support expenses	370		361		1,466		1,383
Management fees	71		61		262		254
Other property-level expenses	105		98		426		411
Depreciation and amortization	208		197		795		762
Cost of goods sold	80		—		80		—
Corporate and other expenses⁽¹⁾	41		42		124		123
Net (gain) loss on insurance settlements	—		6		(24)		(110)
Total operating costs and expenses	1,411		1,271		5,259		4,809
Operating profit	192		157		855		875
Interest income	10		11		32		54
Interest expense	(60)		(59)		(235)		(215)
Other gains (losses)	—		(1)		148		—
Equity in earnings (losses) of affiliates	2		(5)		18		7
Income before income taxes	144		103		818		721
Benefit (provision) for income taxes	(7)		6		(42)		(14)
Net income	137		109		776		707
Less: Net income attributable to non-controlling interests	(2)		(1)		(11)		(10)
Net income attributable to Host Inc.	$	135	$	108	$	765	$	697
Basic earnings per common share	$	0.20	$	0.15	$	1.11	$	0.99
Diluted earnings per common share	$	0.20	$	0.15	$	1.10	$	0.99

___________

(1)Corporate and other expenses include the following items:

	Quarter ended<br>December 31,				Year ended December 31,
	2025		2024		2025		2024
General and administrative costs	$	31	$	29	$	98	$	93
Non-cash stock-based compensation expense	10		7		26		24
Litigation accruals	—		6		—		6
Total	$	41	$	42	$	124	$	123

PAGE 8 OF 26

HOST HOTELS & RESORTS, INC.

Earnings per Common Share

(unaudited, in millions, except per share amounts)

	Quarter ended December 31,				Year ended December 31,
	2025		2024		2025		2024
Net income	$	137	$	109	$	776	$	707
Less: Net income attributable to non-controlling interests	(2)		(1)		(11)		(10)
Net income attributable to Host Inc.	$	135	$	108	$	765	$	697
Basic weighted average shares outstanding	687.7		699.0		691.4		702.1
Assuming distribution of common shares granted under the comprehensive stock plans, less shares assumed purchased at market	2.8		1.9		2.7		1.9
Diluted weighted average shares outstanding⁽¹⁾	690.5		700.9		694.1		704.0
Basic earnings per common share	$	0.20	$	0.15	$	1.11	$	0.99
Diluted earnings per common share	$	0.20	$	0.15	$	1.10	$	0.99

___________

(1)Dilutive securities may include shares granted under comprehensive stock plans, preferred operating partnership units (“OP Units”) held by non-controlling limited partners and other non-controlling interests that have the option to convert their limited partnership interests to common OP Units. No effect is shown for any securities that were anti-dilutive for the period.

PAGE 9 OF 26

HOST HOTELS & RESORTS, INC.

Hotel Operating Data for Consolidated Hotels

Comparable Hotel Results by Location(1)

	As of December 31, 2025		Quarter ended December 31, 2025								Quarter ended December 31, 2024
Location	No. of<br>Properties	No. of<br>Rooms	Average<br>Room Rate		Average<br>Occupancy<br>Percentage		RevPAR		Total RevPAR		Average<br>Room Rate		Average<br>Occupancy<br>Percentage		RevPAR		Total RevPAR		Percent<br>Change in<br>RevPAR		Percent<br>Change in<br>Total RevPAR
Maui	3	1,580	$	695.25	69.9	%	$	486.21	$	729.05	$	675.53	62.6	%	$	422.84	$	646.58	15.0	%	12.8	%
Oahu	2	876	508.27		79.5	%	403.87		602.60		468.41		77.4	%	362.69		536.20		11.4	%	12.4	%
Miami	2	1,038	572.20		73.1	%	418.49		733.00		543.45		70.3	%	381.89		656.15		9.6	%	11.7	%
Jacksonville	1	446	523.35		63.0	%	329.71		802.29		479.66		62.4	%	299.52		733.55		10.1	%	9.4	%
New York	3	2,720	521.39		90.2	%	470.15		665.17		482.16		89.9	%	433.68		586.91		8.4	%	13.3	%
Florida Gulf Coast	4	1,529	513.52		62.1	%	318.94		672.71		451.08		62.7	%	282.72		591.92		12.8	%	13.6	%
Phoenix	3	1,545	406.39		68.7	%	279.35		678.84		401.26		70.4	%	282.47		688.85		(1.1	%)	(1.5	%)
Nashville	2	721	363.74		77.3	%	281.27		473.35		354.34		76.4	%	270.87		456.11		3.8	%	3.8	%
Orlando	2	2,448	473.90		60.0	%	284.43		585.83		457.96		55.4	%	253.73		528.74		12.1	%	10.8	%
Los Angeles/Orange County	3	1,067	301.26		72.6	%	218.66		348.68		296.49		75.3	%	223.12		350.33		(2.0	%)	(0.5	%)
San Diego	3	3,294	273.17		66.9	%	182.62		351.35		275.76		70.9	%	195.51		377.07		(6.6	%)	(6.8	%)
Boston	2	1,496	284.38		72.3	%	205.70		271.09		279.69		73.0	%	204.26		272.85		0.7	%	(0.6	%)
Philadelphia	2	810	244.85		78.4	%	191.92		300.82		246.18		80.1	%	197.07		300.45		(2.6	%)	0.1	%
Washington, D.C. (CBD)	4	2,788	299.93		57.1	%	171.13		252.14		287.48		62.3	%	179.13		265.48		(4.5	%)	(5.0	%)
Northern Virginia	2	916	267.28		71.3	%	190.56		334.49		265.46		71.0	%	188.58		324.74		1.0	%	3.0	%
Chicago	3	1,562	251.05		69.6	%	174.82		254.63		257.17		70.3	%	180.84		249.48		(3.3	%)	2.1	%
San Francisco/San Jose	6	4,162	252.61		65.1	%	164.53		248.87		226.27		56.4	%	127.70		191.78		28.8	%	29.8	%
Seattle	2	1,315	225.26		54.1	%	121.83		175.33		230.58		61.8	%	142.52		205.28		(14.5	%)	(14.6	%)
Atlanta	2	810	206.01		62.8	%	129.35		224.30		198.53		62.9	%	124.90		200.77		3.6	%	11.7	%
Houston	4	1,710	204.61		65.4	%	133.86		190.72		200.05		68.0	%	136.03		189.48		(1.6	%)	0.7	%
Austin	2	769	274.74		62.0	%	170.38		298.62		281.60		66.8	%	188.13		323.46		(9.4	%)	(7.7	%)
San Antonio	2	1,512	235.14		55.7	%	131.02		211.52		217.39		63.7	%	138.50		231.76		(5.4	%)	(8.7	%)
New Orleans	1	1,333	193.13		63.8	%	123.23		198.22		202.74		68.9	%	139.61		215.85		(11.7	%)	(8.2	%)
Denver	3	1,342	193.82		53.7	%	104.10		169.37		191.18		55.9	%	106.88		176.34		(2.6	%)	(4.0	%)
Other	8	2,551	266.19		67.7	%	180.13		288.45		270.70		65.5	%	177.33		288.06		1.6	%	0.1	%
Domestic	71	40,340	344.12		67.0	%	230.56		386.89		327.63		67.2	%	220.04		367.00		4.8	%	5.4	%
International	5	1,499	208.59		64.7	%	134.98		212.84		215.21		64.1	%	138.01		199.77		(2.2	%)	6.5	%
All Locations	76	41,839	$	339.44	66.9	%	$	227.14	$	380.71	$	323.78	67.1	%	$	217.11	$	361.07	4.6	%	5.4	%

___________

(1)See the Notes to Financial Information for a discussion of comparable hotel operating statistics. CBD of a location refers to the central business district. Hotel RevPAR is calculated as room revenues divided by the available room nights. Hotel Total RevPAR is calculated by dividing the sum of rooms, food and beverage and other revenues by the available room nights.

PAGE 10 OF 26

HOST HOTELS & RESORTS, INC.

Hotel Operating Data for Consolidated Hotels (cont.)

Comparable Hotel Results by Location(1)

	As of December 31, 2025		Year ended December 31, 2025								Year ended December 31, 2024
Location	No. of<br>Properties	No. of<br>Rooms	Average<br>Room Rate		Average<br>Occupancy<br>Percentage		RevPAR		Total RevPAR		Average<br>Room Rate		Average<br>Occupancy<br>Percentage		RevPAR		Total RevPAR		Percent<br>Change in<br>RevPAR		Percent<br>Change in<br>Total RevPAR
Maui	3	1,580	$	654.62	71.3	%	$	467.04	$	728.79	$	663.09	60.1	%	$	398.83	$	641.01	17.1	%	13.7	%
Oahu (2)	2	876	489.06		82.5	%	403.54		614.38		457.70		81.2	%	371.85		576.36		8.5	%	6.6	%
Miami	2	1,038	549.06		72.9	%	400.38		703.89		526.83		70.2	%	369.84		641.42		8.3	%	9.7	%
Jacksonville	1	446	541.61		71.7	%	388.19		889.30		517.28		71.2	%	368.44		840.68		5.4	%	5.8	%
New York	3	2,720	418.18		87.0	%	363.64		520.10		392.96		84.6	%	332.63		463.36		9.3	%	12.2	%
Florida Gulf Coast	4	1,529	517.51		64.3	%	332.59		718.61		473.90		67.2	%	318.69		672.55		4.4	%	6.8	%
Phoenix	3	1,545	393.28		70.8	%	278.57		658.45		395.73		70.0	%	276.93		646.95		0.6	%	1.8	%
Nashville	2	721	344.87		79.9	%	275.44		470.44		344.36		79.7	%	274.37		447.79		0.4	%	5.1	%
Orlando	2	2,448	416.42		64.4	%	268.25		564.26		383.93		65.1	%	249.76		528.04		7.4	%	6.9	%
Los Angeles/Orange County	3	1,067	305.18		76.8	%	234.23		358.11		297.23		78.1	%	232.13		350.62		0.9	%	2.1	%
San Diego	3	3,294	295.65		73.8	%	218.24		410.72		293.18		78.9	%	231.22		433.50		(5.6	%)	(5.3	%)
Boston	2	1,496	289.70		74.8	%	216.74		283.72		280.30		78.1	%	218.97		287.46		(1.0	%)	(1.3	%)
Philadelphia	2	810	238.13		81.2	%	193.26		297.12		237.00		80.4	%	190.56		289.97		1.4	%	2.5	%
Washington, D.C. (CBD)	4	2,788	309.82		61.9	%	191.85		281.17		289.11		67.7	%	195.84		291.55		(2.0	%)	(3.6	%)
Northern Virginia	2	916	268.19		69.3	%	185.77		297.46		258.13		72.5	%	187.25		296.74		(0.8	%)	0.2	%
Chicago	3	1,562	252.09		71.4	%	179.92		257.81		255.54		70.4	%	180.01		249.73		—	%	3.2	%
San Francisco/San Jose	6	4,162	254.71		69.0	%	175.69		261.00		241.04		65.3	%	157.34		231.55		11.7	%	12.7	%
Seattle	2	1,315	246.07		67.3	%	165.67		224.24		248.84		68.3	%	169.99		230.55		(2.5	%)	(2.7	%)
Atlanta	2	810	212.87		66.9	%	142.34		239.51		202.78		61.8	%	125.29		206.10		13.6	%	16.2	%
Houston	4	1,710	208.40		67.5	%	140.64		196.48		202.39		72.4	%	146.51		201.19		(4.0	%)	(2.3	%)
Austin	2	769	249.07		54.8	%	136.53		248.67		256.02		66.3	%	169.83		300.41		(19.6	%)	(17.2	%)
San Antonio	2	1,512	226.17		60.3	%	136.38		217.83		216.95		62.0	%	134.48		218.75		1.4	%	(0.4	%)
New Orleans	1	1,333	202.57		65.0	%	131.61		210.83		193.96		71.4	%	138.52		218.31		(5.0	%)	(3.4	%)
Denver	3	1,342	201.83		63.8	%	128.84		197.80		199.13		66.8	%	133.12		205.67		(3.2	%)	(3.8	%)
Other	8	2,551	298.83		68.3	%	204.00		318.75		295.74		65.3	%	193.04		305.70		5.7	%	4.3	%
Domestic	71	40,340	332.09		70.1	%	232.78		389.91		317.42		70.7	%	224.31		374.29		3.8	%	4.2	%
International	5	1,499	199.31		67.1	%	133.80		190.79		200.88		63.4	%	127.43		184.07		5.0	%	3.7	%
All Locations	76	41,839	$	327.54	70.0	%	$	229.24	$	382.83	$	313.67	70.4	%	$	220.84	$	367.53	3.8	%	4.2	%

___________

(1)See the Notes to Financial Information for a discussion of comparable hotel operating statistics. CBD of a location refers to the central business district. Hotel RevPAR is calculated as room revenues divided by the available room nights. Hotel Total RevPAR is calculated by dividing the sum of rooms, food and beverage and other revenues by the available room nights.

(2)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.

PAGE 11 OF 26

HOST HOTELS & RESORTS, INC.

Hotel Operating Data for Consolidated Hotels (cont.)

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

	As of December 31,
	2025	2024	Quarter ended December 31, 2025								Quarter ended December 31, 2024
Location	No. of<br>Properties	No. of<br>Properties	Average<br>Room Rate		Average<br>Occupancy<br>Percentage		RevPAR		Total RevPAR		Average<br>Room Rate		Average<br>Occupancy<br>Percentage		RevPAR		Total RevPAR		Percent<br>Change in<br>RevPAR		Percent<br>Change in<br>Total RevPAR
Maui	3	3	$	695.25	69.9	%	$	486.21	$	729.05	$	675.53	62.6	%	$	422.84	$	646.58	15.0	%	12.8	%
Oahu	2	2	508.27		79.5	%	403.87		602.60		468.41		77.4	%	362.69		536.20		11.4	%	12.4	%
Miami	2	2	572.20		73.1	%	418.49		733.00		543.45		70.3	%	381.89		656.15		9.6	%	11.7	%
Jacksonville	1	1	523.35		63.0	%	329.71		802.29		479.66		62.4	%	299.52		733.55		10.1	%	9.4	%
New York	3	3	521.39		90.2	%	470.15		665.17		482.16		89.9	%	433.68		586.91		8.4	%	13.3	%
Florida Gulf Coast	5	5	491.77		61.5	%	302.51		644.96		442.20		53.2	%	235.15		487.58		28.6	%	32.3	%
Phoenix	3	3	406.39		68.7	%	279.35		678.84		401.26		70.4	%	282.47		688.85		(1.1	%)	(1.5	%)
Nashville	2	2	363.74		77.3	%	281.27		473.35		354.34		76.4	%	270.87		456.11		3.8	%	3.8	%
Orlando	2	2	473.90		60.0	%	284.43		585.83		457.96		55.4	%	253.73		528.74		12.1	%	10.8	%
Los Angeles/Orange County	3	3	301.26		72.6	%	218.66		348.68		296.49		75.3	%	223.12		350.33		(2.0	%)	(0.5	%)
San Diego	3	3	273.17		66.9	%	182.62		351.35		275.76		70.9	%	195.51		377.07		(6.6	%)	(6.8	%)
Boston	2	2	284.38		72.3	%	205.70		271.09		279.69		73.0	%	204.26		272.85		0.7	%	(0.6	%)
Philadelphia	2	2	244.85		78.4	%	191.92		300.82		246.18		80.1	%	197.07		300.45		(2.6	%)	0.1	%
Washington, D.C. (CBD)	4	5	299.93		57.1	%	171.13		252.14		287.20		63.4	%	182.12		264.27		(6.0	%)	(4.6	%)
Northern Virginia	2	2	267.28		71.3	%	190.56		334.49		265.46		71.0	%	188.58		324.74		1.0	%	3.0	%
Chicago	3	3	251.05		69.6	%	174.82		254.63		257.17		70.3	%	180.84		249.48		(3.3	%)	2.1	%
San Francisco/San Jose	6	6	252.61		65.1	%	164.53		248.87		226.27		56.4	%	127.70		191.78		28.8	%	29.8	%
Seattle	2	2	225.26		54.1	%	121.83		175.33		230.58		61.8	%	142.52		205.28		(14.5	%)	(14.6	%)
Atlanta	2	2	206.01		62.8	%	129.35		224.30		198.53		62.9	%	124.90		200.77		3.6	%	11.7	%
Houston	5	5	217.84		63.5	%	138.34		204.23		211.76		65.8	%	139.25		202.92		(0.7	%)	0.6	%
Austin	2	2	274.74		62.0	%	170.38		298.62		281.60		66.8	%	188.13		323.46		(9.4	%)	(7.7	%)
San Antonio	2	2	235.14		55.7	%	131.02		211.52		217.39		63.7	%	138.50		231.76		(5.4	%)	(8.7	%)
New Orleans	1	1	193.13		63.8	%	123.23		198.22		202.74		68.9	%	139.61		215.85		(11.7	%)	(8.2	%)
Denver	3	3	193.82		53.7	%	104.10		169.37		191.18		55.9	%	106.88		176.34		(2.6	%)	(4.0	%)
Other	9	10	310.89		68.2	%	212.07		334.68		296.50		65.0	%	192.83		303.09		10.0	%	10.4	%
Domestic	74	76	347.27		66.9	%	232.21		390.41		328.23		66.6	%	218.52		362.78		6.3	%	7.6	%
International	5	5	208.59		64.7	%	134.98		212.84		215.21		64.1	%	138.01		199.77		(2.2	%)	6.5	%
All Locations	79	81	$	342.54	66.8	%	$	228.78	$	384.20	$	324.47	66.5	%	$	215.75	$	357.20	6.0	%	7.6	%

___________

(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.

PAGE 12 OF 26

HOST HOTELS & RESORTS, INC.

Hotel Operating Data for Consolidated Hotels (cont.)

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

	As of December 31,
	2025	2024	Year ended December 31, 2025								Year ended December 31, 2024
Location	No. of<br>Properties	No. of<br>Properties	Average<br>Room Rate		Average<br>Occupancy<br>Percentage		RevPAR		Total RevPAR		Average<br>Room Rate		Average<br>Occupancy<br>Percentage		RevPAR		Total RevPAR		Percent<br>Change in<br>RevPAR		Percent<br>Change in<br>Total RevPAR
Maui	3	3	$	654.62	71.3	%	$	467.04	$	728.79	$	663.09	60.1	%	$	398.83	$	641.01	17.1	%	13.7	%
Oahu	2	2	489.06		82.5	%	403.54		614.38		345.57		85.7	%	296.02		412.98		36.3	%	48.8	%
Miami	2	2	549.06		72.9	%	400.38		703.89		526.83		70.2	%	369.84		641.42		8.3	%	9.7	%
Jacksonville	1	1	541.61		71.7	%	388.19		889.30		517.28		71.2	%	368.44		840.68		5.4	%	5.8	%
New York	3	3	418.18		87.0	%	363.64		520.10		385.01		84.9	%	326.69		453.98		11.3	%	14.6	%
Florida Gulf Coast	5	5	498.52		61.8	%	308.30		657.92		467.55		65.7	%	307.37		642.56		0.3	%	2.4	%
Phoenix	3	3	393.28		70.8	%	278.57		658.45		395.73		70.0	%	276.93		646.95		0.6	%	1.8	%
Nashville	2	2	344.87		79.9	%	275.44		470.44		355.16		81.3	%	288.88		467.80		(4.7	%)	0.6	%
Orlando	2	2	416.42		64.4	%	268.25		564.26		383.93		65.1	%	249.76		528.04		7.4	%	6.9	%
Los Angeles/Orange County	3	3	305.18		76.8	%	234.23		358.11		297.23		78.1	%	232.13		350.62		0.9	%	2.1	%
San Diego	3	3	295.65		73.8	%	218.24		410.72		293.18		78.9	%	231.22		433.50		(5.6	%)	(5.3	%)
Boston	2	2	289.70		74.8	%	216.74		283.72		280.30		78.1	%	218.97		287.46		(1.0	%)	(1.3	%)
Philadelphia	2	2	238.13		81.2	%	193.26		297.12		237.00		80.4	%	190.56		289.97		1.4	%	2.5	%
Washington, D.C. (CBD)	4	5	307.83		63.2	%	194.64		281.82		288.63		69.1	%	199.43		289.57		(2.4	%)	(2.7	%)
Northern Virginia	2	2	268.19		69.3	%	185.77		297.46		258.13		72.5	%	187.25		296.74		(0.8	%)	0.2	%
Chicago	3	3	252.09		71.4	%	179.92		257.81		255.54		70.4	%	180.01		249.73		—	%	3.2	%
San Francisco/San Jose	6	6	254.71		69.0	%	175.69		261.00		241.04		65.3	%	157.34		231.55		11.7	%	12.7	%
Seattle	2	2	246.07		67.3	%	165.67		224.24		248.84		68.3	%	169.99		230.55		(2.5	%)	(2.7	%)
Atlanta	2	2	212.87		66.9	%	142.34		239.51		202.78		61.8	%	125.29		206.10		13.6	%	16.2	%
Houston	5	5	220.24		65.0	%	143.16		203.43		214.37		69.6	%	149.28		208.63		(4.1	%)	(2.5	%)
Austin	2	2	249.07		54.8	%	136.53		248.67		256.02		66.3	%	169.83		300.41		(19.6	%)	(17.2	%)
San Antonio	2	2	226.17		60.3	%	136.38		217.83		216.95		62.0	%	134.48		218.75		1.4	%	(0.4	%)
New Orleans	1	1	202.57		65.0	%	131.61		210.83		193.96		71.4	%	138.52		218.31		(5.0	%)	(3.4	%)
Denver	3	3	201.83		63.8	%	128.84		197.80		199.13		66.8	%	133.12		205.67		(3.2	%)	(3.8	%)
Other	9	10	327.43		67.7	%	221.78		343.04		308.67		65.6	%	202.53		314.00		9.5	%	9.3	%
Domestic	74	76	333.93		69.8	%	233.07		389.64		314.82		70.4	%	221.71		368.78		5.1	%	5.7	%
International	5	5	199.31		67.1	%	133.80		190.79		200.88		63.4	%	127.43		184.07		5.0	%	3.7	%
All Locations	79	81	$	329.42	69.7	%	$	229.61	$	382.76	$	311.21	70.2	%	$	218.41	$	362.37	5.1	%	5.6	%

___________

(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.

PAGE 13 OF 26

HOST HOTELS & RESORTS, INC.

Schedule of Comparable Hotel Results (1)

(unaudited, in millions, except hotel statistics)

	Quarter ended<br>December 31,						Year ended December 31,
	2025			2024			2025			2024
Number of hotels	76			76			76			76
Number of rooms	41,839			41,839			41,839			41,839
Change in comparable hotel Total RevPAR	5.4		%	—			4.2		%	—
Change in comparable hotel RevPAR	4.6		%	—			3.8		%	—
Operating profit margin⁽²⁾	12.0		%	11.0		%	14.0		%	15.4		%
Comparable hotel EBITDA margin⁽²⁾	28.0		%	28.3		%	28.9		%	29.3		%
Food and beverage profit margin⁽²⁾	32.3		%	32.9		%	32.1		%	33.7		%
Comparable hotel food and beverage profit margin⁽²⁾	32.2		%	33.1		%	32.4		%	33.5		%
Net income	$	137		$	109		$	776		$	707
Depreciation and amortization	208			197			795			762
Interest expense	60			59			235			215
Provision (benefit) for income taxes	7			(6)			42			14
Gain on sale of property and corporate level income/expense	29			43			(74)			(8)
Property transaction adjustments⁽³⁾	(2)			(6)			(15)			15
Non-comparable hotel results, net⁽⁴⁾	(9)			(1)			(48)			(52)
Condominium sales (5)	(19)			—			(17)			—
Comparable hotel EBITDA⁽¹⁾	$	411		$	395		$	1,694		$	1,653

___________

(1)See the Notes to Financial Information for a discussion of comparable hotel results, which are non-GAAP measures, and the limitations on their use. For additional information on comparable hotel EBITDA by location, see the Fourth Quarter 2025 Supplemental Financial Information posted on our website.

(2)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:

PAGE 14 OF 26

HOST HOTELS & RESORTS, INC.

Schedule of Comparable Hotel Results (1)

(unaudited, in millions, except hotel statistics)

	Quarter ended December 31, 2025												Quarter ended December 31, 2024
			Adjustments												Adjustments
	GAAP Results		Property transaction<br>adjustments ⁽³⁾		Non-comparable hotel<br>results, net ⁽⁴⁾		Condominium sales (5)		Depreciation and<br>corporate level items		Comparable hotel<br>Results		GAAP Results		Property transaction<br><br>adjustments (3)		Non-comparable hotel<br>results, net ⁽⁴⁾		Depreciation and<br>corporate level items		Comparable hotel<br>Results
Revenues
Room	$	895	$	(4)	$	(15)	$	—	$	—	$	876	$	863	$	(16)	$	(10)	$	—	$	837
Food and beverage	458		(3)		(9)		—		—		446		431		(6)		(3)		—		422
Other	151		—		(5)		—		—		146		134		(1)		—		—		133
Condominium sales	99		—		—		(99)		—		—		—		—		—		—		—
Total revenues	1,603		(7)		(29)		(99)		—		1,468		1,428		(23)		(13)		—		1,392
Expenses
Room	226		(1)		(4)		—		—		221		217		(4)		(2)		—		211
Food and beverage	310		(2)		(6)		—		—		302		289		(4)		(3)		—		282
Other	546		(2)		(10)		—		—		534		520		(9)		(7)		—		504
Depreciation and amortization	208		—		—		—		(208)		—		197		—		—		(197)		—
Cost of goods sold	80		—		—		(80)		—		—		—		—		—		—		—
Corporate and other expenses	41		—		—		—		(41)		—		42		—		—		(42)		—
Net (gain) loss on insurance settlements	—		—		—		—		—		—		6		—		—		(6)		—
Total expenses	1,411		(5)		(20)		(80)		(249)		1,057		1,271		(17)		(12)		(245)		997
Operating Profit - Comparable hotel EBITDA	$	192	$	(2)	$	(9)	$	(19)	$	249	$	411	$	157	$	(6)	$	(1)	$	245	$	395

PAGE 15 OF 26

HOST HOTELS & RESORTS, INC.

Schedule of Comparable Hotel Results (1) (cont.)

(unaudited, in millions, except hotel statistics)

	Year ended December 31, 2025												Year ended December 31, 2024
			Adjustments												Adjustments
	GAAP Results		Property transaction<br>adjustments ⁽³⁾		Non-comparable hotel<br>results, net ⁽⁴⁾		Condominium sales (5)		Depreciation and<br>corporate level items		Comparable hotel<br>Results		GAAP Results		Property transaction<br><br>adjustments (3)		Non-comparable hotel<br>results, net ⁽⁴⁾		Depreciation and<br>corporate level items		Comparable hotel<br>Results
Revenues
Room	$	3,608	$	(45)	$	(56)	$	—	$	—	$	3,507	$	3,426	$	21	$	(60)	$	—	$	3,387
Food and beverage	1,803		(14)		(27)		—		—		1,762		1,716		19		(32)		—		1,703
Other	604		(4)		(13)		—		—		587		542		18		(13)		—		547
Condominium sales	99		—		—		(99)		—		—		—		—		—		—		—
Total revenues	6,114		(63)		(96)		(99)		—		5,856		5,684		58		(105)		—		5,637
Expenses
Room	906		(10)		(12)		—		—		884		849		7		(12)		—		844
Food and beverage	1,224		(11)		(21)		—		—		1,192		1,137		17		(22)		—		1,132
Other	2,154		(27)		(39)		(2)		—		2,086		2,048		19		(38)		—		2,029
Depreciation and amortization	795		—		—		—		(795)		—		762		—		—		(762)		—
Cost of goods sold	80		—		—		(80)		—		—		—		—		—		—		—
Corporate and other expenses	124		—		—		—		(124)		—		123		—		—		(123)		—
Net (gain) loss on insurance settlements	(24)		—		24		—		—		—		(110)		—		19		70		(21)
Total expenses	5,259		(48)		(48)		(82)		(919)		4,162		4,809		43		(53)		(815)		3,984
Operating Profit - Comparable hotel EBITDA	$	855	$	(15)	$	(48)	$	(17)	$	919	$	1,694	$	875	$	15	$	(52)	$	815	$	1,653

(3)Property transaction adjustments represent the following items: (i) the elimination of results of operations of hotels sold or held-for-sale as of the reporting date, 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 the reporting date.

(4)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.

(5)Includes revenues and costs, including marketing expenses of approximately $2 million, related to the development and sale of condominium units adjacent to the Four Seasons Resort Orlando at Walt Disney World® Resort.

PAGE 16 OF 26

HOST HOTELS & RESORTS, INC.

Reconciliation of Net Income to

EBITDA, EBITDAre and Adjusted EBITDAre (1)

(unaudited, in millions)

	Quarter ended December 31,				Year ended December 31,
	2025		2024		2025		2024
Net income⁽²⁾	$	137	$	109	$	776	$	707
Interest expense	60		59		235		215
Depreciation and amortization	200		197		787		762
Income taxes	7		(6)		42		14
EBITDA⁽²⁾	404		359		1,840		1,698
Gain on dispositions⁽³⁾	—		—		(143)		—
Non-cash impairment expense	8		—		8		—
Equity investment adjustments:
Equity in (earnings) losses of affiliates	(2)		5		(18)		(7)
Pro rata EBITDAre of equity investments⁽⁴⁾	8		3		44		35
EBITDAre⁽²⁾	418		367		1,731		1,726
Adjustments to EBITDAre:
Net (gain) loss on property insurance settlements	—		6		—		(70)
Non-cash stock-based compensation expense⁽⁵⁾	10		7		26		24
Adjusted EBITDAre⁽²⁾	$	428	$	380	$	1,757	$	1,680

___________

(1)See the Notes to Financial Information for discussion of non-GAAP measures.

(2)Net income, EBITDA, EBITDAre, Adjusted EBITDAre, NAREIT FFO and Adjusted FFO for year ended December 31, 2025 include a gain of $4 million from the sale of land adjacent to The Phoenician hotel.

(3)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.

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

(5)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. See the Notes to Financial Information for more information on this change.

PAGE 17 OF 26

HOST HOTELS & RESORTS, INC.

Reconciliation of Diluted Earnings per Common Share to

NAREIT and Adjusted Funds From Operations per Diluted Share (1)

(unaudited, in millions, except per share amounts)

	Quarter ended December 31,				Year ended December 31,
	2025		2024		2025		2024
Net income⁽²⁾	$	137	$	109	$	776	$	707
Less: Net income attributable to non-controlling interests	(2)		(1)		(11)		(10)
Net income attributable to Host Inc.	135		108		765		697
Adjustments:
Gain on dispositions⁽³⁾	—		—		(143)		—
Net (gain) loss on property insurance settlements	—		6		—		(70)
Depreciation and amortization	200		196		786		760
Non-cash impairment expense	8		—		8		—
Equity investment adjustments:
Equity in (earnings) losses of affiliates	(2)		5		(18)		(7)
Pro rata FFO of equity investments⁽⁴⁾	2		(1)		22		17
Consolidated partnership adjustments:
FFO adjustment for non-controlling partnerships	—		—		(1)		(1)
FFO adjustment for non-controlling interests of Host L.P.	(3)		(2)		(9)		(9)
NAREIT FFO⁽²⁾	340		312		1,410		1,387
Adjustments to NAREIT FFO:
Non-cash stock-based compensation expense⁽⁵⁾	10		7		26		24
Adjusted FFO⁽²⁾	$	350	$	319	$	1,436	$	1,411
For calculation on a per share basis:(6)
Diluted weighted average shares outstanding - EPS, NAREIT FFO and Adjusted FFO	690.5		700.9		694.1		704.0
Diluted earnings per common share	$	0.20	$	0.15	$	1.10	$	0.99
NAREIT FFO per diluted share	$	0.49	$	0.44	$	2.03	$	1.97
Adjusted FFO per diluted share	$	0.51	$	0.45	$	2.07	$	2.00

___________

(1-5)Refer to the corresponding footnote on the Reconciliation of Net Income to EBITDA, EBITDAre and Adjusted EBITDAre.

(6)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.

PAGE 18 OF 26

HOST HOTELS & RESORTS, INC.

Reconciliation of Net Income to

EBITDA, EBITDAre and Adjusted EBITDAre and Diluted Earnings per Common Share to

NAREIT and Adjusted Funds From Operations per Diluted Share for Full Year 2026 Forecasts (1)(2)

(unaudited, in millions)

	Full Year 2026
	Low-end of range		High-end of range
Net income	$	836	$	891
Interest expense	242		242
Depreciation and amortization	756		756
Income taxes	41		44
EBITDA	1,875		1,933
Gain on dispositions	(200)		(200)
Equity investment adjustments:
Equity in earnings of affiliates	(22)		(23)
Pro rata EBITDAre of equity investments	62		64
EBITDAre	1,715		1,774
Adjustments to EBITDAre:
Non-cash stock-based compensation expense	25		26
Adjusted EBITDAre	$	1,740	$	1,800			Full Year 2026
---	---	---	---	---
	Low-end of range		High-end of range
Net income	$	836	$	891
Less: Net income attributable to non-controlling interests	(13)		(13)
Net income attributable to Host Inc.	823		878
Adjustments:
Gain on dispositions	(200)		(200)
Depreciation and amortization	754		754
Equity investment adjustments:
Equity in earnings of affiliates	(22)		(23)
Pro rata FFO of equity investments	31		32
Consolidated partnership adjustments:
FFO adjustment for non-controlling partnerships	(1)		(1)
FFO adjustment for non-controlling interests of Host LP	(7)		(7)
NAREIT FFO	1,378		1,433
Adjustments to NAREIT FFO:
Non-cash stock-based compensation expense	25		26
Adjusted FFO	$	1,403	$	1,459
Diluted weighted average shares outstanding - EPS, NAREIT FFO and Adjusted FFO	691.7		691.7
Diluted earnings per common share	$	1.19	$	1.27
NAREIT FFO per diluted share	$	1.99	$	2.07
Adjusted FFO per diluted share	$	2.03	$	2.11

_______________

(1)The Forecasts are based on the below assumptions:

•Comparable hotel RevPAR will increase 2.0% to 3.5% compared to 2025 for the low and high end of the forecast range. This forecast assumes a continued recovery at our Maui properties, however the timing of Maui's full recovery remains uncertain.

•Comparable hotel EBITDA margins will decrease 20 basis points for the low end and increase 20 basis points for the high end of the forecast comparable hotel RevPAR range, respectively, compared to 2025.

•We expect to spend approximately $525 million to $625 million on capital expenditures.

•Includes the dispositions of The. St. Regis Houston and the two Four Seasons properties in the first quarter of 2026, and assumes the disposition of Sheraton Parsippany during the year. There can be no assurances that the sale will be completed. Assumes no acquisitions during the year.

PAGE 19 OF 26

HOST HOTELS & RESORTS, INC.

Reconciliation of Net Income to

EBITDA, EBITDAre and Adjusted EBITDAre and Diluted Earnings per Common Share to

NAREIT and Adjusted Funds From Operations per Diluted Share for Full Year 2026 Forecasts (1)(2) (cont.)

(unaudited, in millions)

•The Four Seasons sale is expected to generate an approximate $500 million capital gain on sale. If we are unable to find a suitable acquisition asset to consummate a like-kind exchange, we would intend to distribute the capital gain to stockholders. This forecast makes no assumptions on the remaining proceeds, though we will weigh potential cash uses which may include, subject to market conditions, acquisitions, other investments in our portfolio, common stock repurchases or increased dividends, which dividends could be in excess of taxable income. Any special dividend will be subject to approval by Host Inc.’s Board of Directors.

•Assumes an approximate $20 million to $25 million contribution to net income and Adjusted EBITDAre from the sale of condominium units.

•Includes $7 million of gain from business interruption proceeds related to hurricane claims already received in 2026, but assumes no further business interruption proceeds during the year.

For a discussion of items that may affect forecast results, see the Notes to Financial Information.

PAGE 20 OF 26

HOST HOTELS & RESORTS, INC.

Schedule of Comparable Hotel Results for Full Year 2026 Forecasts (1)(2)

(unaudited, in millions)

	Full Year 2026
	Low-end of range			High-end of range
Operating profit margin(3)	13.9		%	14.6		%
Comparable hotel EBITDA margin(3)	29.0		%	29.4		%
Net income	$	836		$	891
Depreciation and amortization	756			756
Interest expense	242			242
Provision for income taxes	41			44
Gain on sale of property and corporate level income/expense	(153)			(154)
Property transaction adjustments(4)	(12)			(12)
Non-comparable hotel results, net(5)	(33)			(35)
Condominium sales (6)	(20)			(25)
Comparable hotel EBITDA(1)	$	1,657		$	1,707

___________

(1)See "Reconciliation of Net Income to EBITDA, EBITDAre and Adjusted EBITDAre and Diluted Earnings per Common Share to NAREIT and Adjusted Funds From Operations per Diluted Share for Full Year 2026 Forecasts" for other forecast assumptions.

(2)Forecast comparable hotel results include 74 hotels (of our 79 hotels owned at December 31, 2025) that we have assumed will be classified as comparable as of December 31, 2026. See footnote (5) for details on our non-comparable hotel results.

(3)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:

	Low-end of range										High-end of range
			Adjustments												Adjustments
	GAAP Results		Property transaction adjustments		Non-comparable hotel<br>results, net		Condo-minium sales		Depreciation and<br>corporate level items		Comparable hotel<br>Results		GAAP Results		Property transaction adjustments		Non-comparable hotel<br>results, net		Condo-minium sales		Depreciation and <br>corporate level items		Comparable hotel<br>Results
Revenues
Rooms	$	3,476	$	(28)	$	(38)	$	—	$	—	$	3,410	$	3,528	$	(28)	$	(39)	$	—	$	—	$	3,461
Food and beverage	1,788		(14)		(27)		—		—		1,747		1,813		(14)		(27)		—		—		1,772
Other	766		(7)		(14)		(188)		—		557		779		(7)		(14)		(193)		—		565
Total revenues	6,030		(49)		(79)		(188)		—		5,714		6,120		(49)		(80)		(193)		—		5,798
Expenses
Hotel expenses	4,153		(37)		(53)		(6)		—		4,057		4,186		(37)		(52)		(6)		—		4,091
Depreciation and amortization	756		—		—		—		(756)		—		756		—		—		—		(756)		—
Cost of goods sold	162		—		—		(162)		—		—		162		—		—		(162)		—		—
Corporate and other expenses	125		—		—		—		(125)		—		127		—		—		—		(127)		—
Net (gain) loss on insurance settlements	(7)		—		7		—		—		—		(7)		—		7		—		—		—
Total expenses	5,189		(37)		(46)		(168)		(881)		4,057		5,224		(37)		(45)		(168)		(883)		4,091
Operating Profit - Comparable hotel EBITDA	$	841	$	(12)	$	(33)	$	(20)	$	881	$	1,657	$	896	$	(12)	$	(35)	$	(25)	$	883	$	1,707

(4)Property transaction adjustments represent the following items: (i) the elimination of results of operations of hotels sold or held-for-sale as of the reporting date, 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 the reporting date. Forecast data also eliminates results of hotels assumed to be sold during the year.

(5)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. The following property that we own and that is not classified as held-for-sale, is expected to be non-comparable for full year 2026:

•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)

(6)    Includes revenues and costs, including marketing and administrative expenses of approximately $6 million, related to the development and sale of condominium units adjacent to the Four Seasons Resort Orlando at Walt Disney World® Resort.

PAGE 21 OF 26

HOST HOTELS & RESORTS, INC.

Notes to Financial Information

FORECASTS

Our forecast of net income, earnings per diluted share, NAREIT and Adjusted FFO per diluted share, EBITDA, EBITDAre, Adjusted EBITDAre and comparable hotel results are forward-looking statements and are not guarantees of future performance and involve known and unknown risks, uncertainties and other factors which may cause actual results and performance to differ materially from those expressed or implied by these forecasts. Although we believe the expectations reflected in the forecasts are based upon reasonable assumptions, we can give no assurance that the expectations will be attained or that the results will not be materially different. Risks that may affect these assumptions and forecasts include the following: potential changes in overall economic outlook make it inherently difficult to forecast the level of RevPAR, earnings and profitability; the amount and timing of debt payments may change significantly based on market conditions, which will directly affect the level of interest expense and net income; the amount and timing of transactions involving shares of our common stock may change based on market conditions; and other risks and uncertainties associated with our business described herein and in our annual report on Form 10-K, quarterly reports on Form 10-Q and current reports on Form 8-K filed with the SEC.

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 December 31, 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 December 31, 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 the Four Seasons Resort Orlando at Walt Disney World® Resort.

At December 31, 2025, The St. Regis Houston was classified as held-for-sale. Therefore, the results of this hotel are also 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

Included in this press release are certain “non-GAAP financial measures,” which are measures of our historical or future financial performance that are not calculated and presented in accordance with GAAP, within the meaning of applicable SEC rules. They are as follows: (i) FFO and FFO per diluted share (both NAREIT and Adjusted), (ii) EBITDA, both at the hotel level and company-wide, (iii)

PAGE 22 OF 26

HOST HOTELS & RESORTS, INC.

Notes to Financial Information (cont.)

EBITDAre and Adjusted EBITDAre, and (iv) Comparable Hotel Operating Statistics and Results. The following discussion defines these measures and presents why we believe they are useful supplemental measures of our performance.

NAREIT FFO AND NAREIT FFO PER DILUTED SHARE

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 believe that NAREIT FFO per diluted share is a useful supplemental measure of our operating performance and that the presentation of NAREIT FFO per diluted share, when combined with the primary GAAP presentation of diluted earnings per share, provides beneficial information to investors. By excluding the effect of real estate depreciation, amortization, impairment expense and gains and losses from sales of depreciable real estate, all of which are based on historical cost accounting and which may be of lesser significance in evaluating current performance, we believe that such measures can facilitate comparisons of operating performance between periods and with other REITs, even though NAREIT FFO per diluted share does not represent an amount that accrues directly to holders of our common stock. Historical cost accounting for real estate assets implicitly assumes that the value of real estate assets diminishes predictably over time. As noted by NAREIT in its Funds From Operations White Paper – 2018 Restatement, the primary purpose for including FFO as a supplemental measure of operating performance of a REIT is to address the artificial nature of historical cost depreciation and amortization of real estate and real estate-related assets mandated by GAAP. For these reasons, NAREIT adopted the FFO metric in order to promote a uniform industry-wide measure of REIT operating performance.

Adjusted FFO per Diluted Share

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.

•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.

•Non-Cash Stock-Based Compensation - 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.

PAGE 23 OF 26

HOST HOTELS & RESORTS, INC.

Notes to Financial Information (cont.)

In unusual circumstances, we also may adjust NAREIT FFO for gains or losses that management believes are not representative of the Company’s 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.

EBITDA

Earnings before Interest Expense, Income Taxes, Depreciation and Amortization (“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 the Company’s capital structure (primarily interest expense) and its 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 our compensation programs.

EBITDAre and Adjusted EBITDAre

We present EBITDAre 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 the Company’s results with other REITs. NAREIT defines EBITDAre 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 EBITDAre of unconsolidated affiliates.

We make additional adjustments to EBITDAre 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 EBITDAre, when combined with the primary GAAP presentation of net income, is beneficial to an investor’s understanding of our operating performance. Adjusted EBITDAre also is similar to the measure used to calculate certain credit ratios for our credit facility and senior notes. We adjust EBITDAre for the following items, which may occur in any period, and refer to this measure as Adjusted EBITDAre:

•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 EBITDAre 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.

•Non-Cash Stock-Based Compensation - 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 EBITDAre for the majority of other lodging REIT filers.

In unusual circumstances, we also may adjust EBITDAre 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.

PAGE 24 OF 26

HOST HOTELS & RESORTS, INC.

Notes to Financial Information (cont.)

Limitations on the Use of NAREIT FFO per Diluted Share, Adjusted FFO per Diluted Share, EBITDA, EBITDAre and Adjusted EBITDAre

We calculate EBITDAre and NAREIT FFO per diluted share in accordance with standards established by NAREIT, which may not be comparable to measures calculated by other companies that do not use the NAREIT definition of EBITDAre and FFO or do not calculate FFO per diluted share in accordance with NAREIT guidance. In addition, although EBITDAre and FFO per diluted share are useful measures when comparing our results to other REITs, they may not be helpful to investors when comparing us to non-REITs. We also calculate Adjusted FFO per diluted share and Adjusted EBITDAre, which measures are not in accordance with NAREIT guidance and may not be comparable to measures calculated by other REITs or by other companies. This information should not be considered as an alternative to net income, operating profit, cash from operations or any other operating performance measure calculated in accordance with GAAP. Cash expenditures for various long-term assets (such as renewal and replacement capital expenditures), interest expense (for EBITDA, EBITDAre and Adjusted EBITDAre purposes only), severance expense related to significant property-level reconfiguration and other items have been, and will be, made and are not reflected in the EBITDA, EBITDAre, Adjusted EBITDAre, NAREIT FFO per diluted share and Adjusted FFO per diluted share presentations. 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 consolidated statements of operations and consolidated statements of cash flows in the Company’s annual report on Form 10-K and quarterly reports on Form 10-Q include interest expense, capital expenditures, and other excluded items, all of which should be considered when evaluating our performance, as well as the usefulness of our non-GAAP financial measures. Additionally, NAREIT FFO per diluted share, Adjusted FFO per diluted share, EBITDA, EBITDAre and Adjusted EBITDAre should not be considered as measures of our liquidity or indicative of funds available to fund our cash needs, including our ability to make cash distributions. In addition, NAREIT FFO per diluted share and Adjusted FFO per diluted share do not measure, and should not be used as measures of, amounts that accrue directly to stockholders’ benefit.

Similarly, EBITDAre, Adjusted EBITDAre, NAREIT FFO and Adjusted FFO per diluted share include adjustments for the pro rata share of our equity investments, and NAREIT FFO and Adjusted FFO per diluted share include adjustments for the pro rata share of non-controlling partners in consolidated partnerships. Our equity investments consist of interests ranging from 11% to 67% in seven domestic partnerships that own a total of 90 properties and a vacation ownership development. Due to the voting rights of the outside owners, we do not control and, therefore, do not consolidate these entities. The non-controlling partners in consolidated partnerships primarily consist of the approximate 1% interest in Host LP held by unaffiliated limited partners and a 15% interest held by an unaffiliated limited partner in a partnership owning one hotel for which we do control the entity and, therefore, consolidate its operations. These pro rata results for NAREIT FFO and Adjusted FFO per diluted share, EBITDAre and Adjusted EBITDAre were calculated as set forth in the definitions above. Readers should be cautioned that the pro rata results presented in these measures for consolidated partnerships (for NAREIT FFO and Adjusted FFO per diluted share) and equity investments may not accurately depict the legal and economic implications of our investments in these entities.

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 the Company’s capital structure (primarily interest expense) and its 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 the Company’s 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

PAGE 25 OF 26

HOST HOTELS & RESORTS, INC.

Notes to Financial Information (cont.)

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.

PAGE 26 OF 26

HST-Supplemental Financial Information Exhibit 99.2

Supplemental Financial Information

DECEMBER 31, 2025

ANDAZ MAUI AT WAILEA RESORT

TABLE OF CONTENTS

3	OVERVIEW
	About Host Hotels & Resorts	4
	Analyst Coverage	5
	Forward-Looking Statements	6
	Non-GAAP Financial Measures	6
7	PROPERTY LEVEL DATA AND CORPORATE MEASURES
	Comparable Hotel Results by Location	8
	Top 40 Hotels by Total RevPAR	16
	Historical Comparable Hotel Results	18
	Comparable Hotel Results2026Forecast and Full Year 2025	20
	Reconciliation of Net Income to EBITDA, EBITDAreand Adjusted EBITDAreand Diluted Earnings per Common Share to NAREIT and Adjusted<br><br>Funds From Operations per Diluted Share for Full Year2026Forecasts	22
	Ground Lease Summary as ofDecember 31, 2025	24
25	CAPITALIZATION
	Comparative Capitalization	26
	Consolidated Debt Summary	27
	Consolidated Debt Maturity	28
	Property Transactions	29
30	FINANCIAL COVENANTS
	Credit Facility and Senior Notes Financial Performance Tests	31
	Reconciliation of GAAP Leverage Ratio to Credit Facility Leverage Ratio	32
	Reconciliation of GAAP Interest Coverage Ratio to Credit Facility Unsecured Interest Coverage Ratio	33
	Reconciliation of GAAP Interest Coverage Ratio to Credit Facility Fixed Charge Coverage Ratio	34
	Reconciliation of GAAP Indebtedness Test to Senior Notes Indenture Indebtedness Test	35
	Reconciliation of GAAP Secured Indebtedness Test to Senior Notes Indenture Secured Indebtedness Test	36
	Reconciliation of GAAP Interest Coverage Ratio to Senior Notes Indenture EBITDA-to-Interest Coverage Ratio	37
	Reconciliation of GAAP Assets to Indebtedness Test to Senior Notes Unencumbered Assets to Unsecured Indebtedness Test	38
39	NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION
	Forecasts	40
	Comparable Hotel Operating Statistics and Results	40
	Non-GAAP Financial Measures	41

OVERVIEW
PROPERTY LEVEL DATA AND<br><br>CORPORATE MEASURES
CAPITALIZATION
FINANCIAL COVENANTS
NOTES TO SUPPLEMENTAL<br><br>FINANCIAL INFORMATION

HOST HOTELS & RESORTS CORPORATE HEADQUARTERS

© Host Hotels & Resorts, Inc.4

BAKER'S CAY RESORT KEY LARGO, CURIO COLLECTION BY HILTON

About Host Hotels & Resorts

PREMIER U.S. LODGING REIT

S&P

500

COMPANY

$12.4

BILLION

MARKET CAP(1)

$17.0

BILLION

ENTERPRISE VALUE(1)

LUXURY & UPPER UPSCALE CONSOLIDATED HOTELS PORTFOLIO(2)

76

HOTELS

41,700

ROOMS

21

TOP U.S. MARKETS

(1) Based on market cap as of December 31, 2025. See Comparative Capitalization for calculation.

(2) At February 18, 2026.

© Host Hotels & Resorts, Inc.5

Analyst Coverage

BAIRD<br><br>Mike Bellisario<br><br>414-298-6130<br><br>mbellisario@rwbaird.com	DEUTSCHE BANK SECURITIES<br><br>Chris Woronka<br><br>212-250-9376<br><br>chris.woronka@db.com	RAYMOND JAMES & ASSOCIATES<br><br>RJ Milligan<br><br>727-567-2585<br><br>rjmilligan@raymondjames.com
BARCLAYS<br><br>Rich Hightower<br><br>212-526-8768<br><br>richard.hightower@barclays.com	EVERCORE ISI<br><br>Duane Pfennigwerth<br><br>212-497-0817<br><br>duane.pfennigwerth@evercoreisi.com	STIFEL, NICOLAUS & CO.<br><br>Simon Yarmak<br><br>443-224-1345<br><br>yarmaks@stifel.com
BOFA SECURITIES, INC.<br><br>Shaun Kelley<br><br>646-855-1005<br><br>shaun.kelley@baml.com	GREEN STREET ADVISORS<br><br>Chris Darling<br><br>949-640-8780<br><br>cdarling@greenst.com	TRUIST<br><br>C. Patrick Scholes<br><br>212-319-3915<br><br>patrick.scholes@suntrust.com
BMO CAPITAL MARKETS<br><br>Ari Klein<br><br>212-885-4103<br><br>ari.klein@bmo.com	JEFFERIES<br><br>David Katz<br><br>212-323-3355<br><br>dkatz@jefferies.com	UBS SECURITIES LLC<br><br>Robin Farley<br><br>212-713-2060<br><br>robin.farley@ubs.com
CANTOR FITZGERALD<br><br>Richard Anderson<br><br>929-441-6927<br><br>richard.anderson@cantor.com	JPMORGAN<br><br>Daniel Politzer<br><br>212-622-0110<br><br>daniel.politzer@jpmorgan.com	WELLS FARGO SECURITIES LLC<br><br>Cooper Clark<br><br>212-214-1146<br><br>cooper.clark@wellsfargo.com
CITI INVESTMENT RESEARCH<br><br>Smedes Rose<br><br>212-816-6243<br><br>smedes.rose@citi.com	KOLYITCS<br><br>David Abraham<br><br>+44 7527 493597<br><br>david.abraham@kolytics.com	WOLFE RESEARCH<br><br>Logan Epstein<br><br>646-582-9267<br><br>lepstein@wolferesearch.com
COMPASS POINT RESEARCH & TRADING, LLC<br><br>Ken Billingsley<br><br>202-534-1393<br><br>kbillingsley@compasspointllc.com	MORGAN STANLEY & CO.<br><br>Stephen Grambling<br><br>212-761-1010<br><br>stephen.grambling@morganstanley.com

The Company is followed by the analysts listed above. Please note that any opinions, estimates or forecasts regarding the Company’s performance made by these analysts are theirs alone and do not represent opinions, forecasts or predictions of the Company or its

management. The Company does not by its reference above imply its endorsement of or concurrence with any of such analysts’ information, conclusions or recommendations.

© Host Hotels & Resorts, Inc.6

Overview

ABOUT HOST HOTELS & RESORTS

Host Hotels & Resorts, Inc., herein referred to as “we,” “Host Inc.,” or the “Company,” is a self-managed and self-administered real estate investment trust that

owns hotel properties. We conduct our operations as an umbrella partnership REIT through an operating partnership, Host Hotels & Resorts, L.P. (“Host LP”), of

which we are the sole general partner. When distinguishing between Host Inc. and Host LP, the primary difference is approximately 1% of the partnership

interests in Host LP held by outside partners as of December 31, 2025, which are non-controlling interests in Host LP in our consolidated balance sheets and are

included in net (income) loss attributable to non-controlling interests in our condensed consolidated statements of operations. Readers are encouraged to find

further detail regarding our organizational structure in our annual report on Form 10-K.

FORWARD-LOOKING STATEMENTS

This supplemental information contains forward-looking statements within the meaning of federal securities regulations. These forward-looking statements

include, but may not be limited to, our expectations regarding the strength of lodging demand, the continued recovery in Maui from the 2023 wildfires, and 2026

estimates with respect to our business, including our anticipated capital expenditures and financial and operating results. Forward-looking statements are not

guarantees of future performance and involve known and unknown risks, uncertainties and other factors which may cause the actual results to differ materially

from those anticipated at the time the forward-looking statements are made. These risks include, but are not limited to, those described in the Company’s

annual report on Form 10-K and other filings with the SEC. Although the Company believes the expectations reflected in such forward-looking statements are

based upon reasonable assumptions, it can give no assurance that the expectations will be attained or that any deviation will not be material. All information in

this supplemental presentation is as of February 18, 2026, and the Company undertakes no obligation to update any forward-looking statement to conform the

statement to actual results or changes in the Company’s expectations.

NON-GAAP FINANCIAL MEASURES

Included in this supplemental information are certain “non-GAAP financial measures,” which are measures of our historical or future financial performance that

are not calculated and presented in accordance with GAAP (U.S. generally accepted accounting principles), within the meaning of applicable SEC rules. They are

as follows: : (i) Funds From Operations (“FFO”) and FFO per diluted share (both NAREIT and Adjusted), (ii) EBITDA, both at hotel level and company-wide, (iii)

EBITDAre and Adjusted EBITDAre, (iv) Net Operating Income (NOI), (v) Comparable Hotel Operating Statistics and Results and (vi) measures derived from EBITDA

and NOI such as EBITDA multiples and capitalization rates. Also included are reconciliations to the most directly comparable GAAP measures. See the Notes to

Supplemental Financial Information for definitions of these measures, why we believe these measures are useful and limitations on their use.

Also included in this supplemental information is our leverage ratio, unsecured interest coverage ratio and fixed charge coverage ratio, calculated in accordance

with our credit facility, along with our EBITDA to interest coverage ratio, indenture indebtedness test, indenture secured indebtedness test, and indenture

unencumbered assets to unsecured indebtedness test, calculated in accordance with our senior notes indenture covenants. Included with these ratios are

reconciliations calculated in accordance with GAAP. See the Notes to Supplemental Financial Information for information on how these supplemental measures

are calculated, why we believe they are useful and limitations on their use.

© Host Hotels & Resorts, Inc. 7

OVERVIEW
PROPERTY LEVEL DATA AND<br><br>CORPORATE MEASURES
CAPITALIZATION
FINANCIAL COVENANTS
NOTES TO SUPPLEMENTAL<br><br>FINANCIAL INFORMATION

1 HOTEL NASHVILLE

© Host Hotels & Resorts, Inc.8

Comparable Hotel Results by Location (1)

(unaudited, in millions, except hotel statistics and per room basis)

	Quarter ended December 31, 2025
Location	No. of<br><br>Properties	No. of<br><br>Rooms	Average<br><br>Room Rate	Average<br><br>Occupancy<br><br>Percentage	RevPAR	Total revenues	Total Revenues<br><br>per Available<br><br>Room	Hotel Net<br><br>Income (Loss)	Hotel EBITDA
Maui	3	1,580	$695.25	69.9%	$486.21	$106.0	$729.05	$11.0	$28.0
Oahu	2	876	508.27	79.5%	403.87	49.3	602.60	5.3	12.0
Miami	2	1,038	572.20	73.1%	418.49	72.0	733.00	14.6	23.4
Jacksonville	1	446	523.35	63.0%	329.71	32.9	802.29	7.9	11.1
New York	3	2,720	521.39	90.2%	470.15	166.5	665.17	48.5	58.4
Florida Gulf Coast	4	1,529	513.52	62.1%	318.94	94.6	672.71	3.5	25.1
Phoenix	3	1,545	406.39	68.7%	279.35	96.5	678.84	26.1	37.1
Nashville	2	721	363.74	77.3%	281.27	31.4	473.35	5.3	11.4
Orlando	2	2,448	473.90	60.0%	284.43	131.9	585.83	28.5	42.1
Los Angeles/Orange County	3	1,067	301.26	72.6%	218.66	34.2	348.68	4.7	7.1
San Diego	3	3,294	273.17	66.9%	182.62	106.5	351.35	8.5	25.8
Boston	2	1,496	284.38	72.3%	205.70	37.3	271.09	7.4	11.9
Philadelphia	2	810	244.85	78.4%	191.92	22.4	300.82	4.8	7.3
Washington, D.C. (CBD)	4	2,788	299.93	57.1%	171.13	64.7	252.14	6.5	18.3
Northern Virginia	2	916	267.28	71.3%	190.56	28.2	334.49	5.4	8.6
Chicago	3	1,562	251.05	69.6%	174.82	36.6	254.63	2.2	6.3
San Francisco/San Jose	6	4,162	252.61	65.1%	164.53	95.3	248.87	(3.8)	10.3
Seattle	2	1,315	225.26	54.1%	121.83	21.2	175.33	(4.0)	(1.0)
Atlanta	2	810	206.01	62.8%	129.35	16.7	224.30	0.5	4.4
Houston	4	1,710	204.61	65.4%	133.86	30.0	190.72	6.7	9.3
Austin	2	769	274.74	62.0%	170.38	21.1	298.62	1.0	6.6
San Antonio	2	1,512	235.14	55.7%	131.02	29.4	211.52	5.3	8.9
New Orleans	1	1,333	193.13	63.8%	123.23	24.3	198.22	5.3	7.7
Denver	3	1,342	193.82	53.7%	104.10	20.9	169.37	1.7	5.2
Other	8	2,551	266.19	67.7%	180.13	68.5	288.45	6.3	15.0
Other property level (2)						0.2		1.2	1.2
Domestic	71	40,340	344.12	67.0%	230.56	1,438.6	386.89	210.4	401.5
International	5	1,499	208.59	64.7%	134.98	29.4	212.84	7.7	9.4
All Locations - comparable hotels	76	41,839	339.44	66.9%	227.14	1,468.0	380.71	218.1	410.9
Non-comparable hotels	2	407				29.4		2.7	9.0
Property transaction adjustments (3)	1	232				6.5		—	1.6
Gain on sale of property and corporate<br><br>level income/expense (4)						98.9		(83.9)	(17.6)
Total	79	42,478	$—	—	$—	$1,602.8	$—	$136.9	$403.9

(1)See the Notes to Supplemental Financial Information for a discussion of comparable hotel operating statistics. CBD of a location refers to the central business district. RevPAR is the product of the average daily room rate charged and the average daily occupancy

achieved. Total Revenues per Available Room ("Total RevPAR") is a summary measure of hotel results calculated by dividing the sum of room, food and beverage and other ancillary service revenue by room nights available to guests for the period. It includes ancillary

revenues not included with RevPAR.

(2)Other property level includes certain ancillary revenues and related expenses, as well as non-income taxes on TRS leases.

(3)Property transaction adjustments represent the following items: (i) the elimination of results of operations of our hotels sold or held-for-sale as of the reporting date, 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 the reporting date. As of December 31, 2025, this includes two hotels sold in 2025 and one hotel classified as held-for-sale.

(4)Certain Items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the provision for income taxes. These items are reflected in “gain on sale of property and corporate

level income/expense.” Refer to the table below for reconciliation of net income to EBITDA by location.

© Host Hotels & Resorts, Inc.9

Comparable Hotel Results by Location

(unaudited, in millions, except hotel statistics and per room basis)

	Quarter ended December 31, 2025
Location	No. of<br><br>Properties	No. of<br><br>Rooms	Hotel Net<br><br>Income (Loss)	Plus:<br><br>Depreciation	Plus: Interest<br><br>Expense	Plus: Income Tax	Plus: Property<br><br>Transaction<br><br>Adjustments	Equals: Hotel<br><br>EBITDA
Maui	3	1,580	$11.0	$17.0	$—	$—	$—	$28.0
Oahu	2	876	5.3	6.7	—	—	—	12.0
Miami	2	1,038	14.6	8.8	—	—	—	23.4
Jacksonville	1	446	7.9	3.2	—	—	—	11.1
New York	3	2,720	48.5	9.9	—	—	—	58.4
Florida Gulf Coast	4	1,529	3.5	21.6	—	—	—	25.1
Phoenix	3	1,545	26.1	11.0	—	—	—	37.1
Nashville	2	721	5.3	6.1	—	—	—	11.4
Orlando	2	2,448	28.5	13.6	—	—	—	42.1
Los Angeles/Orange County	3	1,067	4.7	2.4	—	—	—	7.1
San Diego	3	3,294	8.5	17.3	—	—	—	25.8
Boston	2	1,496	7.4	4.5	—	—	—	11.9
Philadelphia	2	810	4.8	2.5	—	—	—	7.3
Washington, D.C. (CBD)	4	2,788	6.5	11.8	—	—	—	18.3
Northern Virginia	2	916	5.4	3.2	—	—	—	8.6
Chicago	3	1,562	2.2	4.1	—	—	—	6.3
San Francisco/San Jose	6	4,162	(3.8)	14.1	—	—	—	10.3
Seattle	2	1,315	(4.0)	3.0	—	—	—	(1.0)
Atlanta	2	810	0.5	3.9	—	—	—	4.4
Houston	4	1,710	6.7	4.2	—	—	(1.6)	9.3
Austin	2	769	1.0	4.6	1.0	—	—	6.6
San Antonio	2	1,512	5.3	3.6	—	—	—	8.9
New Orleans	1	1,333	5.3	2.4	—	—	—	7.7
Denver	3	1,342	1.7	3.5	—	—	—	5.2
Other	8	2,551	6.3	8.7	—	—	—	15.0
Other property level (1)			1.2	—	—	—	—	1.2
Domestic	71	40,340	210.4	191.7	1.0	—	(1.6)	401.5
International	5	1,499	7.7	1.7	—	—	—	9.4
All Locations - comparable hotels	76	41,839	$218.1	$193.4	$1.0	$—	$(1.6)	$410.9
Non-comparable hotels	2	407	2.7	6.3	—	—	—	9.0
Property transaction adjustments (2)	1	232	—	—	—	—	1.6	1.6
Gain on sale of property and corporate level<br><br>income/expense (3)			(83.9)	0.4	58.5	7.4	—	(17.6)
Total	79	42,478	$136.9	$200.1	$59.5	$7.4	$—	$403.9

(1)Other property level includes certain ancillary revenues and related expenses, as well as non-income taxes on TRS leases.

(2)Property transaction adjustments represent the following items: (i) the elimination of results of operations of our hotels sold or held-for-sale as of the reporting date, 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 the reporting date.

(3)Certain items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the provision for income taxes. These items are reflected in “gain on sale of property and corporate

level income/expense.”

© Host Hotels & Resorts, Inc.10

Comparable Hotel Results by Location

(unaudited, in millions, except hotel statistics and per room basis)

	Quarter ended December 31, 2024
Location	No. of<br><br>Properties	No. of<br><br>Rooms	Average<br><br>Room Rate	Average<br><br>Occupancy<br><br>Percentage	RevPAR	Total revenues	Total Revenues<br><br>per Available<br><br>Room	Hotel Net<br><br>Income (Loss)	Hotel EBITDA
Maui	3	1,580	$675.53	62.6%	$422.84	$94.0	$646.58	$4.6	$22.4
Oahu	2	876	468.41	77.4%	362.69	43.9	536.20	2.0	8.1
Miami	2	1,038	543.45	70.3%	381.89	64.4	656.15	11.8	20.2
Jacksonville	1	446	479.66	62.4%	299.52	30.1	733.55	5.6	8.9
New York	3	2,720	482.16	89.9%	433.68	146.9	586.91	37.9	50.0
Florida Gulf Coast	4	1,529	451.08	62.7%	282.72	83.3	591.92	4.0	23.6
Phoenix	3	1,545	401.26	70.4%	282.47	97.9	688.85	28.3	39.1
Nashville	2	721	354.34	76.4%	270.87	30.3	456.11	4.6	10.6
Orlando	2	2,448	457.96	55.4%	253.73	119.1	528.74	20.1	34.2
Los Angeles/Orange County	3	1,067	296.49	75.3%	223.12	34.4	350.33	3.8	6.8
San Diego	3	3,294	275.76	70.9%	195.51	114.3	377.07	17.8	32.9
Boston	2	1,496	279.69	73.0%	204.26	37.6	272.85	7.3	11.9
Philadelphia	2	810	246.18	80.1%	197.07	22.4	300.45	5.1	7.5
Washington, D.C. (CBD)	4	2,788	287.48	62.3%	179.13	68.0	265.48	11.3	19.6
Northern Virginia	2	916	265.46	71.0%	188.58	27.4	324.74	5.9	8.3
Chicago	3	1,562	257.17	70.3%	180.84	35.9	249.48	4.8	9.1
San Francisco/San Jose	6	4,162	226.27	56.4%	127.70	73.4	191.78	(13.4)	1.0
Seattle	2	1,315	230.58	61.8%	142.52	24.8	205.28	(0.8)	2.3
Atlanta	2	810	198.53	62.9%	124.90	15.0	200.77	0.9	4.0
Houston	4	1,710	200.05	68.0%	136.03	29.8	189.48	4.5	8.9
Austin	2	769	281.60	66.8%	188.13	22.8	323.46	3.7	8.1
San Antonio	2	1,512	217.39	63.7%	138.50	32.2	231.76	6.2	10.2
New Orleans	1	1,333	202.74	68.9%	139.61	26.5	215.85	7.6	9.8
Denver	3	1,342	191.18	55.9%	106.88	21.8	176.34	2.0	5.7
Other	8	2,551	270.70	65.5%	177.33	68.5	288.06	6.9	14.4
Other property level (1)						0.2		7.9	7.9
Domestic	71	40,340	327.63	67.2%	220.04	1,364.9	367.00	200.4	385.5
International	5	1,499	215.21	64.1%	138.01	27.5	199.77	7.1	9.1
All Locations - comparable hotels	76	41,839	323.78	67.1%	217.11	1,392.4	361.07	207.5	394.6
Non-comparable hotels	2	407				13.0		(2.5)	1.4
Property transaction adjustments (2)	1	232				23.0		—	6.4
Gain on sale of property and corporate<br><br>level income/expense (3)						—		(95.7)	(43.4)
Total	79	42,478	$—	—	$—	$1,428.4	$—	$109.3	$359.0

(1)Other property level includes certain ancillary revenues and related expenses, as well as non-income taxes on TRS leases.

(2)Property transaction adjustments represent the following items: (i) the elimination of results of operations of our hotels sold or held-for-sale as of the reporting date, 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 the reporting date. As of December 31, 2025, this includes two hotels sold in 2025 and one hotel classified as held-for-sale and four hotels acquired in

2024.

(3)Certain items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the provision for income taxes. These items are reflected in “gain on sale of property and corporate

level income/expense.” Refer to the table below for reconciliation of net income to EBITDA by location.

© Host Hotels & Resorts, Inc.11

Comparable Hotel Results by Location

(unaudited, in millions, except hotel statistics and per room basis)

	Quarter ended December 31, 2024
Location	No. of<br><br>Properties	No. of<br><br>Rooms	Hotel Net Income<br><br>(Loss)	Plus:<br><br>Depreciation	Plus: Interest<br><br>Expense	Plus: Income Tax	Plus: Property<br><br>Transaction<br><br>Adjustments	Equals: Hotel<br><br>EBITDA
Maui	3	1,580	$4.6	$17.8	$—	$—	$—	$22.4
Oahu	2	876	2.0	6.1	—	—	—	8.1
Miami	2	1,038	11.8	8.4	—	—	—	20.2
Jacksonville	1	446	5.6	3.3	—	—	—	8.9
New York	3	2,720	37.9	12.1	—	—	—	50.0
Florida Gulf Coast	4	1,529	4.0	19.6	—	—	—	23.6
Phoenix	3	1,545	28.3	10.8	—	—	—	39.1
Nashville	2	721	4.6	6.0	—	—	—	10.6
Orlando	2	2,448	20.1	14.1	—	—	—	34.2
Los Angeles/Orange County	3	1,067	3.8	3.0	—	—	—	6.8
San Diego	3	3,294	17.8	15.1	—	—	—	32.9
Boston	2	1,496	7.3	4.6	—	—	—	11.9
Philadelphia	2	810	5.1	2.4	—	—	—	7.5
Washington, D.C. (CBD)	4	2,788	11.3	11.1	—	—	(2.8)	19.6
Northern Virginia	2	916	5.9	2.4	—	—	—	8.3
Chicago	3	1,562	4.8	4.3	—	—	—	9.1
San Francisco/San Jose	6	4,162	(13.4)	14.4	—	—	—	1.0
Seattle	2	1,315	(0.8)	3.1	—	—	—	2.3
Atlanta	2	810	0.9	3.1	—	—	—	4.0
Houston	4	1,710	4.5	5.8	—	—	(1.4)	8.9
Austin	2	769	3.7	3.4	1.0	—	—	8.1
San Antonio	2	1,512	6.2	4.0	—	—	—	10.2
New Orleans	1	1,333	7.6	2.2	—	—	—	9.8
Denver	3	1,342	2.0	3.7	—	—	—	5.7
Other	8	2,551	6.9	9.7	—	—	(2.2)	14.4
Other property level (1)			7.9	—	—	—	—	7.9
Domestic	71	40,340	200.4	190.5	1.0	—	(6.4)	385.5
International	5	1,499	7.1	2.0	—	—	—	9.1
All Locations - comparable hotels	76	41,839	$207.5	$192.5	$1.0	$—	$(6.4)	$394.6
Non-comparable hotels	2	407	(2.5)	3.9	—	—	—	1.4
Property transaction adjustments (2)	1	232	—	—	—	—	6.4	6.4
Gain on sale of property and corporate<br><br>level income/expense (3)			(95.7)	0.5	58.2	(6.4)	—	(43.4)
Total	79	42,478	$109.3	$196.9	$59.2	$(6.4)	$—	$359.0

(1)Other property level includes certain ancillary revenues and related expenses, as well as non-income taxes on TRS leases.

(2)Property transaction adjustments represent the following items: (i) the elimination of results of operations of our hotels sold or held-for-sale as of the reporting date, 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 the reporting date.

(3)Certain items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the provision for income taxes. These items are reflected in “gain on sale of property and corporate

level income/expense.”

© Host Hotels & Resorts, Inc.12

Comparable Hotel Results by Location (1)

(unaudited, in millions, except hotel statistics and per room basis)

	Year ended December 31, 2025
Location	No. of<br><br>Properties	No. of<br><br>Rooms	Average<br><br>Room Rate	Average<br><br>Occupancy<br><br>Percentage	RevPAR	Total revenues	Total Revenues<br><br>per Available<br><br>Room	Hotel Net<br><br>Income (Loss)	Hotel EBITDA
Maui	3	1,580	$654.62	71.3%	$467.04	$420.3	$728.79	$45.0	$110.7
Oahu	2	876	489.06	82.5	403.54	199.4	614.38	21.6	46.9
Miami	2	1,038	549.06	72.9	400.38	274.1	703.89	52.4	87.0
Jacksonville	1	446	541.61	71.7	388.19	144.8	889.30	39.8	52.5
New York	3	2,720	418.18	87.0	363.64	516.4	520.10	102.0	148.3
Florida Gulf Coast	4	1,529	517.51	64.3	332.59	401.0	718.61	40.8	121.5
Phoenix	3	1,545	393.28	70.8	278.57	371.3	658.45	94.7	138.0
Nashville	2	721	344.87	79.9	275.44	123.8	470.44	18.9	43.2
Orlando	2	2,448	416.42	64.4	268.25	504.2	564.26	99.0	154.0
Los Angeles/Orange County	3	1,067	305.18	76.8	234.23	139.5	358.11	17.5	28.3
San Diego	3	3,294	295.65	73.8	218.24	493.8	410.72	93.8	158.4
Boston	2	1,496	289.70	74.8	216.74	154.9	283.72	33.9	51.8
Philadelphia	2	810	238.13	81.2	193.26	87.8	297.12	17.9	27.8
Washington, D.C. (CBD)	4	2,788	309.82	61.9	191.85	286.0	281.17	53.6	90.5
Northern Virginia	2	916	268.19	69.3	185.77	99.5	297.46	17.7	29.1
Chicago	3	1,562	252.09	71.4	179.92	147.0	257.81	18.1	34.5
San Francisco/San Jose	6	4,162	254.71	69.0	175.69	396.5	261.00	9.0	65.6
Seattle	2	1,315	246.07	67.3	165.67	107.6	224.24	1.6	13.7
Atlanta	2	810	212.87	66.9	142.34	70.8	239.51	6.1	20.7
Houston	4	1,710	208.40	67.5	140.64	122.6	196.48	23.5	39.1
Austin	2	769	249.07	54.8	136.53	69.7	248.67	4.7	24.2
San Antonio	2	1,512	226.17	60.3	136.38	120.2	217.83	21.5	36.0
New Orleans	1	1,333	202.57	65.0	131.61	102.6	210.83	24.1	33.5
Denver	3	1,342	201.83	63.8	128.84	96.9	197.80	15.3	29.7
Other	8	2,551	298.83	68.3	204.00	300.4	318.75	39.6	73.2
Other property level (2)						0.7		2.1	2.1
Domestic	71	40,340	332.09	70.1	232.78	5,751.8	389.91	914.2	1,660.3
International	5	1,499	199.31	67.1	133.80	104.4	190.79	26.5	33.3
All Locations - comparable hotels	76	41,839	$327.54	70.0	$229.24	$5,856.2	$382.83	$940.7	$1,693.6
Non-comparable hotels	2	407				96.1		26.0	47.5
Property transaction adjustments (3)	1	232				62.6		—	15.2
Gain on sale of property and corporate<br><br>level income/expense (4)						98.9		(191.2)	83.4
Total	79	42,478	—	—	—	$6,113.8	—	$775.5	$1,839.7

(1)See the Notes to Supplemental Financial Information for a discussion of comparable hotel operating statistics. CBD of a location refers to the central business district. RevPAR is the product of the average daily room rate charged and the average daily occupancy

achieved. Total Revenues per Available Room ("Total RevPAR") is a summary measure of hotel results calculated by dividing the sum of room, food and beverage and other ancillary service revenue by room nights available to guests for the period. It includes

ancillary revenues not included with RevPAR.

(2)Other property level includes certain ancillary revenues and related expenses, as well as non-income taxes on TRS leases.

(3)Property transaction adjustments represent the following items: (i) the elimination of results of operations of our hotels sold or held-for-sale as of the reporting date, 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 the reporting date. As of December 31, 2025, this includes two hotels sold in 2025 and one hotel classified as held-for-sale.

(4)Certain items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the provision for income taxes. These items are reflected in “gain on sale of property and corporate

level income/expense.” Refer to the table below for reconciliation of net income to EBITDA by location.

© Host Hotels & Resorts, Inc.13

Comparable Hotel Results by Location

(unaudited, in millions, except hotel statistics and per room basis)

	Year ended December 31, 2025
Location	No. of<br><br>Properties	No. of<br><br>Rooms	Hotel Net<br><br>Income (Loss)	Plus:<br><br>Depreciation	Plus: Interest<br><br>Expense	Plus: Income Tax	Plus: Property<br><br>Transaction<br><br>Adjustments	Equals: Hotel<br><br>EBITDA
Maui	3	1,580	$45.0	$65.7	$—	$—	$—	$110.7
Oahu	2	876	21.6	25.3	—	—	—	46.9
Miami	2	1,038	52.4	34.6	—	—	—	87.0
Jacksonville	1	446	39.8	12.7	—	—	—	52.5
New York	3	2,720	102.0	46.3	—	—	—	148.3
Florida Gulf Coast	4	1,529	40.8	80.7	—	—	—	121.5
Phoenix	3	1,545	94.7	43.3	—	—	—	138.0
Nashville	2	721	18.9	24.3	—	—	—	43.2
Orlando	2	2,448	99.0	55.0	—	—	—	154.0
Los Angeles/Orange County	3	1,067	17.5	10.8	—	—	—	28.3
San Diego	3	3,294	93.8	64.6	—	—	—	158.4
Boston	2	1,496	33.9	17.9	—	—	—	51.8
Philadelphia	2	810	17.9	9.9	—	—	—	27.8
Washington, D.C. (CBD)	4	2,788	53.6	46.0	—	—	(9.1)	90.5
Northern Virginia	2	916	17.7	11.4	—	—	—	29.1
Chicago	3	1,562	18.1	16.4	—	—	—	34.5
San Francisco/San Jose	6	4,162	9.0	56.6	—	—	—	65.6
Seattle	2	1,315	1.6	12.1	—	—	—	13.7
Atlanta	2	810	6.1	14.6	—	—	—	20.7
Houston	4	1,710	23.5	19.6	—	—	(4.0)	39.1
Austin	2	769	4.7	15.6	3.9	—	—	24.2
San Antonio	2	1,512	21.5	14.5	—	—	—	36.0
New Orleans	1	1,333	24.1	9.4	—	—	—	33.5
Denver	3	1,342	15.3	14.4	—	—	—	29.7
Other	8	2,551	39.6	35.7	—	—	(2.1)	73.2
Other property level (1)			2.1	—	—	—	—	2.1
Domestic	71	40,340	914.2	757.4	3.9	—	(15.2)	1,660.3
International	5	1,499	26.5	6.8	—	—	—	33.3
All Locations - comparable hotels	76	41,839	$940.7	$764.2	$3.9	$—	$(15.2)	$1,693.6
Non-comparable hotels	2	407	26.0	21.5	—	—	—	47.5
Property transaction adjustments (2)	1	232	—	—	—	—	15.2	15.2
Gain on sale of property and corporate<br><br>level income/expense (3)			(191.2)	1.6	230.7	42.3	—	83.4
Total	79	42,478	$775.5	$787.3	$234.6	$42.3	$—	$1,839.7

(1)Other property level includes certain ancillary revenues and related expenses, as well as non-income taxes on TRS leases.

(2)Property transaction adjustments represent the following items: (i) the elimination of results of operations of our hotels sold or held-for-sale as of the reporting date, 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 the reporting date.

(3)Certain items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the provision for income taxes. These items are reflected in “gain on sale of property and corporate

level income/expense.”

© Host Hotels & Resorts, Inc.14

Comparable Hotel Results by Location

(unaudited, in millions, except hotel statistics and per room basis)

	Year ended December 31, 2024
Location	No. of<br><br>Properties	No. of<br><br>Rooms	Average<br><br>Room Rate	Average<br><br>Occupancy<br><br>Percentage	RevPAR	Total revenues	Total Revenues<br><br>per Available<br><br>Room	Hotel Net<br><br>Income (Loss)	Hotel EBITDA
Maui	3	1,580	$663.09	60.1%	$398.83	$370.7	$641.01	$48.2	$115.8
Oahu	2	876	457.70	81.2%	371.85	187.4	576.36	3.9	40.6
Miami	2	1,038	526.83	70.2%	369.84	250.5	641.42	46.0	78.8
Jacksonville	1	446	517.28	71.2%	368.44	137.2	840.68	37.0	49.5
New York	3	2,720	392.96	84.6%	332.63	461.3	463.36	71.4	128.5
Florida Gulf Coast	4	1,529	473.90	67.2%	318.69	376.4	672.55	33.2	110.5
Phoenix	3	1,545	395.73	70.0%	276.93	365.8	646.95	96.9	138.1
Nashville	2	721	344.36	79.7%	274.37	118.2	447.79	14.7	42.7
Orlando	2	2,448	383.93	65.1%	249.76	473.1	528.04	82.1	137.5
Los Angeles/Orange County	3	1,067	297.23	78.1%	232.13	136.9	350.62	15.0	26.9
San Diego	3	3,294	293.18	78.9%	231.22	522.6	433.50	112.8	173.3
Boston	2	1,496	280.30	78.1%	218.97	157.4	287.46	39.8	58.2
Philadelphia	2	810	237.00	80.4%	190.56	86.0	289.97	17.4	27.0
Washington, D.C. (CBD)	4	2,788	289.11	67.7%	195.84	297.1	291.55	69.6	96.3
Northern Virginia	2	916	258.13	72.5%	187.25	99.5	296.74	18.7	28.6
Chicago	3	1,562	255.54	70.4%	180.01	142.8	249.73	22.8	40.0
San Francisco/San Jose	6	4,162	241.04	65.3%	157.34	352.7	231.55	(17.0)	45.3
Seattle	2	1,315	248.84	68.3%	169.99	111.0	230.55	5.4	17.7
Atlanta	2	810	202.78	61.8%	125.29	61.1	206.10	8.1	18.9
Houston	4	1,710	202.39	72.4%	146.51	125.9	201.19	21.3	40.7
Austin	2	769	256.02	66.3%	169.83	84.3	300.41	10.0	27.2
San Antonio	2	1,512	216.95	62.0%	134.48	121.1	218.75	19.4	36.3
New Orleans	1	1,333	193.96	71.4%	138.52	106.5	218.31	25.5	34.2
Denver	3	1,342	199.13	66.8%	133.12	101.0	205.67	16.9	31.6
Other	8	2,551	295.74	65.3%	193.04	288.7	305.70	40.8	68.4
Other property level (1)						0.7		7.9	7.9
Domestic	71	40,340	317.42	70.7%	224.31	5,535.9	374.29	867.8	1,620.5
International	5	1,499	200.88	63.4%	127.43	101.0	184.07	24.3	32.6
All Locations - comparable hotels	76	41,839	$313.67	70.4%	$220.84	$5,636.9	$367.53	$892.1	$1,653.1
Non-comparable hotels	2	407				105.2		34.3	51.9
Property transaction adjustments (2)	1	232				(58.4)		—	(14.7)
Gain on sale of property and corporate<br><br>level income/expense (3)						—		(219.0)	7.7
Total	79	42,478	$—	—	$—	$5,683.7	$—	$707.4	$1,698.0

(1)Other property level includes certain ancillary revenues and related expenses, as well as non-income taxes on TRS leases.

(2)Property transaction adjustments represent the following items: (i) the elimination of results of operations of our hotels sold or held-for-sale as of the reporting date, 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 the reporting date. As of December 31, 2025, this includes two hotels sold in 2025 and one hotel classified as held-for-sale and four hotels acquired in

2024.

(3)Certain items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the provision for income taxes. These items are reflected in “gain on sale of property and corporate

level income/expense.” Refer to the table below for reconciliation of net income to EBITDA by location.

© Host Hotels & Resorts, Inc.15

Comparable Hotel Results by Location

(unaudited, in millions, except hotel statistics and per room basis)

	Year ended December 31, 2024
Location	No. of<br><br>Properties	No. of<br><br>Rooms	Hotel Net Income<br><br>(Loss)	Plus:<br><br>Depreciation	Plus: Interest<br><br>Expense	Plus: Income Tax	Plus: Property<br><br>Transaction<br><br>Adjustments	Equals: Hotel<br><br>EBITDA
Maui	3	1,580	$48.2	$67.6	$—	$—	$—	$115.8
Oahu	2	876	3.9	13.8	—	—	22.9	40.6
Miami	2	1,038	46.0	32.8	—	—	—	78.8
Jacksonville	1	446	37.0	12.5	—	—	—	49.5
New York	3	2,720	71.4	48.5	—	—	8.6	128.5
Florida Gulf Coast	4	1,529	33.2	77.3	—	—	—	110.5
Phoenix	3	1,545	96.9	41.2	—	—	—	138.1
Nashville	2	721	14.7	18.0	—	—	10.0	42.7
Orlando	2	2,448	82.1	55.4	—	—	—	137.5
Los Angeles/Orange County	3	1,067	15.0	11.9	—	—	—	26.9
San Diego	3	3,294	112.8	60.5	—	—	—	173.3
Boston	2	1,496	39.8	18.4	—	—	—	58.2
Philadelphia	2	810	17.4	9.6	—	—	—	27.0
Washington, D.C. (CBD)	4	2,788	69.6	39.8	—	—	(13.1)	96.3
Northern Virginia	2	916	18.7	9.9	—	—	—	28.6
Chicago	3	1,562	22.8	17.2	—	—	—	40.0
San Francisco/San Jose	6	4,162	(17.0)	62.3	—	—	—	45.3
Seattle	2	1,315	5.4	12.3	—	—	—	17.7
Atlanta	2	810	8.1	10.8	—	—	—	18.9
Houston	4	1,710	21.3	24.0	—	—	(4.6)	40.7
Austin	2	769	10.0	13.2	4.0	—	—	27.2
San Antonio	2	1,512	19.4	16.9	—	—	—	36.3
New Orleans	1	1,333	25.5	8.7	—	—	—	34.2
Denver	3	1,342	16.9	14.7	—	—	—	31.6
Other	8	2,551	40.8	36.7	—	—	(9.1)	68.4
Other property level (1)			7.9	—	—	—	—	7.9
Domestic	71	40,340	867.8	734.0	4.0	—	14.7	1,620.5
International	5	1,499	24.3	8.3	—	—	—	32.6
All Locations - comparable hotels	76	41,839	$892.1	$742.3	$4.0	$—	$14.7	$1,653.1
Non-comparable hotels	2	407	34.3	17.6	—	—	—	51.9
Property transaction adjustments (2)	1	232	—	—	—	—	(14.7)	(14.7)
Gain on sale of property and corporate<br><br>level income/expense (3)			(219.0)	1.8	211.4	13.5	—	7.7
Total	79	42,478	$707.4	$761.7	$215.4	$13.5	$—	$1,698.0

(1)Other property level includes certain ancillary revenues and related expenses, as well as non-income taxes on TRS leases.

(2)Property transaction adjustments represent the following items: (i) the elimination of results of operations of our hotels sold or held-for-sale as of the reporting date, 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 the reporting date.

(3)Certain items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the provision for income taxes. These items are reflected in “gain on sale of property and corporate

level income/expense.”

© Host Hotels & Resorts, Inc.16

Top 40 Hotels by Total RevPAR for Year Ended December 31, 2025

(unaudited, in millions, except hotel statistics and per room basis)

		Year ended December 31, 2025
	Hotel	Location	No. of<br><br>Rooms	Average<br><br>Room Rate	Average<br><br>Occupancy<br><br>Percentage	RevPAR	Total revenues	Total Revenues<br><br>per Available<br><br>Room	Hotel Net Income<br><br>(Loss)	Hotel EBITDA (1)
1	Alila Ventana Big Sur	Other Domestic	59	$1,844.41	85.5%	$1,577.34	$46.5	$2,355.76	$7.9	$14.8
2	Four Seasons Resort and Residences Jackson Hole	Other Domestic	125	1,565.76	62.8%	983.56	95.2	1,671.05	10.5	23.5
3	Four Seasons Resort Orlando at Walt Disney World® Resort	Orlando	444	1,241.71	63.0%	782.73	210.9	1,300.64	33.5	58.0
4	1 Hotel South Beach	Miami	433	945.56	74.5%	704.49	215.5	1,277.42	39.5	65.0
5	The Ritz-Carlton, Naples	Florida Gulf Coast	474	908.63	63.6%	577.89	209.3	1,209.24	12.6	68.3
6	Andaz Maui at Wailea Resort	Maui	320	811.01	78.8%	639.26	112.5	963.59	15.6	30.4
7	The Ritz-Carlton O'ahu, Turtle Bay	Oahu	450	829.31	71.2%	590.86	162.5	961.67	18.4	37.5
8	Fairmont Kea Lani, Maui	Maui	450	947.54	72.3%	685.30	157.3	957.53	22.3	49.2
9	The Ritz-Carlton, Amelia Island	Jacksonville	446	541.61	71.7%	388.19	144.8	889.30	39.8	52.5
10	The Phoenician, A Luxury Collection Resort, Scottsdale	Phoenix	645	493.07	71.7%	353.36	202.6	860.72	43.6	71.7
11	1 Hotel Central Park	New York	234	719.30	81.0%	582.62	67.5	790.71	17.7	26.3
12	1 Hotel Nashville	Nashville	215	435.90	78.1%	340.25	53.1	676.82	7.9	15.9
13	The Ritz-Carlton Naples, Tiburón	Florida Gulf Coast	295	558.07	55.9%	312.15	67.8	629.54	11.7	19.0
14	The Westin Kierland Resort & Spa	Phoenix	735	339.86	68.7%	233.50	156.5	583.46	45.7	59.5
15	New York Marriott Marquis	New York	1,971	405.15	88.6%	359.07	387.3	538.36	72.3	105.3
16	Baker's Cay Resort Key Largo, Curio Collection by Hilton	Other Domestic	200	440.15	75.6%	332.93	39.3	538.12	6.3	11.8
17	The Ritz-Carlton, Marina del Rey	Los Angeles/Orange County	304	430.62	74.5%	320.76	59.6	537.28	8.3	11.6
18	Marriott Marquis San Diego Marina	San Diego	1,366	311.42	78.9%	245.59	241.1	483.60	49.8	82.8
19	Hyatt Regency Maui Resort and Spa	Maui	810	409.38	67.8%	277.75	137.1	463.85	5.6	28.4
20	The Ritz-Carlton, Tysons Corner	Northern Virginia	398	337.44	74.8%	252.30	62.8	432.26	9.1	14.7
21	Hyatt Regency Coconut Point Resort and Spa	Florida Gulf Coast	462	291.07	66.8%	194.44	70.9	420.64	3.8	18.3
22	Coronado Island Marriott Resort & Spa	San Diego	300	310.91	76.2%	236.97	45.3	413.41	6.4	11.8
23	Orlando World Center Marriott	Orlando	2,004	238.34	64.7%	154.27	293.4	401.11	65.7	96.1
24	The Don CeSar ⁽³⁾	Florida Gulf Coast	348	393.77	51.2%	201.57	49.7	391.27	17.9	32.5
25	Embassy Suites by Hilton Nashville Downtown	Nashville	506	307.43	80.6%	247.91	70.7	382.76	11.0	27.3
26	JW Marriott Washington, DC	Washington, D.C. (CBD)	777	335.43	78.0%	261.68	108.0	380.91	30.1	35.0
27	Manchester Grand Hyatt San Diego	San Diego	1,628	277.45	69.1%	191.84	207.4	349.07	37.6	63.8
28	The Alida, Savannah, a Tribute Portfolio Hotel	Other Domestic	173	253.83	76.8%	195.04	21.9	347.26	1.6	5.5
29	The Logan Philadelphia, Curio Collection by Hilton	Philadelphia	391	245.46	76.5%	187.70	49.3	345.48	8.6	16.0
30	San Francisco Marriott Marquis	San Francisco/San Jose	1,500	291.77	70.5%	205.74	179.7	328.25	11.9	35.3
31	New York Marriott Downtown	New York	515	338.16	83.3%	281.65	61.5	327.25	12.0	16.7
32	The Westin Chicago River North	Chicago	445	301.74	72.7%	219.33	51.7	318.57	6.3	11.9
33	Marina del Rey Marriott	Los Angeles/Orange County	370	286.12	81.3%	232.76	42.7	316.37	6.7	11.4
34	The Singer Oceanfront Resort, Curio Collection by Hilton	Other Domestic	223	270.41	73.6%	199.03	25.5	312.85	3.1	7.6
35	Boston Marriott Copley Place	Boston	1,145	304.26	78.8%	239.63	128.7	308.04	27.8	43.2
36	Grand Hyatt Washington	Washington, D.C. (CBD)	902	293.91	64.6%	189.91	95.8	291.07	9.5	31.4
37	Hotel Van Zandt	Austin	319	265.64	56.9%	151.22	33.0	283.29	(3.8)	8.2
38	The Westin Georgetown, Washington D.C.	Washington, D.C. (CBD)	269	302.70	72.0%	217.96	27.2	276.95	2.3	7.3
39	Miami Marriott Biscayne Bay	Miami	605	234.49	71.7%	168.16	58.7	265.93	12.8	22.0
40	The Westin South Coast Plaza, Costa Mesa	Los Angeles/Orange County	393	227.42	74.2%	168.68	37.1	258.82	2.5	5.3
	Total Top 40		23,649	409.12	72.9%	298.09	4,487.4	518.37	751.9	1,352.8
	Remaining 39 Hotels		18,829	220.47	65.8%	145.03	1,485.7	216.22	201.4	390.1
	Other Property Level (2)						0.7		2.1	2.1
	Gain on sale of property, sold property operations and corporate<br><br>level income/expense						140.0		(179.9)	(14.5)
	Total		42,478	—	—	—	$6,113.8	—	$775.5	$1,730.5

(1)Certain items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the provision for income taxes. These items are reflected below in “gain on sale of property, sold

property operations and corporate level income/expense”. Refer to the table below for a reconciliation of net income (loss) to Hotel EBITDA. The total represents the Company's EBITDAre, as defined in the Notes to Supplemental Financial Information.

(2)Other property level includes certain ancillary revenues and related expenses, as well as non-income taxes on TRS leases.

(3)2025 Hotel EBITDA for The Don CeSar includes $24 million of business interruption proceeds collected in relation to Hurricanes Helene and Milton.

© Host Hotels & Resorts, Inc.17

Top 40 Hotels by Total RevPAR Reconciliation from Hotel Net Income (Loss) to

Hotel EBITDA and EBITDAre

(unaudited, in millions, except hotel statistics and per room basis)

		Year ended December 31, 2025
	Location	Location	No. of<br><br>Rooms	Hotel Net<br><br>Income (Loss)	Plus:<br><br>Depreciation	Plus: Interest<br><br>Expense	Plus: Income<br><br>Tax	Less: Gain on<br><br>dispositions	Plus: Equity<br><br>Investment	Equals: Hotel<br><br>EBITDA (1)
1	Alila Ventana Big Sur	Other Domestic	59	$7.9	$6.9	$—	$—	$—	$—	$14.8
2	Four Seasons Resort and Residences Jackson Hole	Other Domestic	125	10.5	13.0	—	—	—	—	23.5
3	Four Seasons Resort Orlando at Walt Disney World® Resort	Orlando	444	33.5	24.5	—	—	—	—	58.0
4	1 Hotel South Beach	Miami	433	39.5	25.5	—	—	—	—	65.0
5	The Ritz-Carlton, Naples	Florida Gulf Coast	474	12.6	55.7	—	—	—	—	68.3
6	Andaz Maui at Wailea Resort	Maui	320	15.6	14.8	—	—	—	—	30.4
7	The Ritz-Carlton O'ahu, Turtle Bay	Oahu	450	18.4	19.1	—	—	—	—	37.5
8	Fairmont Kea Lani, Maui	Maui	450	22.3	26.9	—	—	—	—	49.2
9	The Ritz-Carlton, Amelia Island	Jacksonville	446	39.8	12.7	—	—	—	—	52.5
10	The Phoenician, A Luxury Collection Resort, Scottsdale	Phoenix	645	43.6	28.1	—	—	—	—	71.7
11	1 Hotel Central Park	New York	234	17.7	8.6	—	—	—	—	26.3
12	1 Hotel Nashville	Nashville	215	7.9	8.0	—	—	—	—	15.9
13	The Ritz-Carlton Naples, Tiburón	Florida Gulf Coast	295	11.7	7.3	—	—	—	—	19.0
14	The Westin Kierland Resort & Spa	Phoenix	735	45.7	13.8	—	—	—	—	59.5
15	New York Marriott Marquis	New York	1,971	72.3	33.0	—	—	—	—	105.3
16	Baker's Cay Resort Key Largo, Curio Collection by Hilton	Other Domestic	200	6.3	5.5	—	—	—	—	11.8
17	The Ritz-Carlton, Marina del Rey	Los Angeles/Orange County	304	8.3	3.3	—	—	—	—	11.6
18	Marriott Marquis San Diego Marina	San Diego	1,366	49.8	33.0	—	—	—	—	82.8
19	Hyatt Regency Maui Resort and Spa	Maui	810	5.6	22.8	—	—	—	—	28.4
20	The Ritz-Carlton, Tysons Corner	Northern Virginia	398	9.1	5.6	—	—	—	—	14.7
21	Hyatt Regency Coconut Point Resort and Spa	Florida Gulf Coast	462	3.8	14.5	—	—	—	—	18.3
22	Coronado Island Marriott Resort & Spa	San Diego	300	6.4	5.4	—	—	—	—	11.8
23	Orlando World Center Marriott	Orlando	2,004	65.7	30.4	—	—	—	—	96.1
24	The Don CeSar ⁽³⁾	Florida Gulf Coast	348	17.9	14.6	—	—	—	—	32.5
25	Embassy Suites by Hilton Nashville Downtown	Nashville	506	11.0	16.3	—	—	—	—	27.3
26	JW Marriott Washington, DC	Washington, D.C. (CBD)	777	30.1	4.9	—	—	—	—	35.0
27	Manchester Grand Hyatt San Diego	San Diego	1,628	37.6	26.2	—	—	—	—	63.8
28	The Alida, Savannah, a Tribute Portfolio Hotel	Other Domestic	173	1.6	3.9	—	—	—	—	5.5
29	The Logan Philadelphia, Curio Collection by Hilton	Philadelphia	391	8.6	7.4	—	—	—	—	16.0
30	San Francisco Marriott Marquis	San Francisco/San Jose	1,500	11.9	23.4	—	—	—	—	35.3
31	New York Marriott Downtown	New York	515	12.0	4.7	—	—	—	—	16.7
32	The Westin Chicago River North	Chicago	445	6.3	5.6	—	—	—	—	11.9
33	Marina del Rey Marriott	Los Angeles/Orange County	370	6.7	4.7	—	—	—	—	11.4
34	The Singer Oceanfront Resort, Curio Collection by Hilton	Other Domestic	223	3.1	4.5	—	—	—	—	7.6
35	Boston Marriott Copley Place	Boston	1,145	27.8	15.4	—	—	—	—	43.2
36	Grand Hyatt Washington	Washington, D.C. (CBD)	902	9.5	21.9	—	—	—	—	31.4
37	Hotel Van Zandt	Austin	319	(3.8)	8.1	3.9	—	—	—	8.2
38	The Westin Georgetown, Washington D.C.	Washington, D.C. (CBD)	269	2.3	5.0	—	—	—	—	7.3
39	Miami Marriott Biscayne Bay	Miami	605	12.8	9.2	—	—	—	—	22.0
40	The Westin South Coast Plaza, Costa Mesa	Los Angeles/Orange County	393	2.5	2.8	—	—	—	—	5.3
	Total Top 40		23,649	751.9	597.0	3.9	—	—	—	1,352.8
	Remaining 39 Hotels		18,829	201.4	188.7	—	—	—	—	390.1
	Other Property Level (2)			2.1	—	—	—	—	—	2.1
	Gain on sale of property, sold property operations and corporate level income/expense			(179.9)	9.4	230.7	42.3	(143.0)	26.0	(14.5)
	Total		42,478	$775.5	$795.1	$234.6	$42.3	$(143.0)	$26.0	$1,730.5

(1)Certain items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the provision for income taxes. These items are reflected below in “gain on sale of property, sold

property operations and corporate level income/expense”. Refer to the table below for a reconciliation of net income (loss) to Hotel EBITDA. The total represents the Company's EBITDAre, as defined in the Notes to Supplemental Financial Information.

(2)Other property level includes certain ancillary revenues and related expenses, as well as non-income taxes on TRS leases.

(3)2025 Hotel EBITDA for The Don CeSar includes $24 million of business interruption proceeds collected in relation to Hurricanes Helene and Milton.

© Host Hotels & Resorts, Inc.18

Historical Comparable Hotel Results with 2026 Comparable Hotel Set

(unaudited, in millions, except hotel statistics)

Historical Comparable Hotel Metrics (1)

	2026 Comparable Hotel Set (3)
	Three Months Ended				Year Ended
	March 31, 2025	June 30, 2025	September 30, 2025	December 31, 2025	December 31, 2025
Number of hotels	74	74	74	74	74
Number of rooms	40,954	40,954	40,954	40,954	40,954
Comparable hotel RevPAR	$233.77	$235.05	$204.18	$220.73	$223.34
Comparable hotel occupancy	69.9%	74.1%	69.9%	67.0%	70.2%
Comparable hotel ADR	$334.24	$317.39	$292.11	$329.67	$318.14

Historical Comparable Hotel Revenues (1)(2)

	2026 Comparable Hotel Set (3)
	Three Months Ended				Year Ended
	March 31, 2025	June 30, 2025	September 30, 2025	December 31, 2025	December 31, 2025
Total revenues	$1,594	$1,586	$1,331	$1,603	$6,114
Less: Revenues from asset<br><br>disposition	(117)	(99)	(79)	(93)	(388)
Less: Revenues from non-<br><br>comparable hotels	(3)	(16)	(14)	(17)	(50)
Less: Revenues from condominium<br><br>sales	—	—	—	(99)	(99)
Comparable hotel revenues	$1,474	$1,471	$1,238	$1,394	$5,577

© Host Hotels & Resorts, Inc.19

Historical Comparable Hotel Results with 2026 Comparable Hotel Set (cont.)

(unaudited, in millions, except hotel statistics)

Historical Comparable Hotel EBITDA (1)(2)

	2026 Comparable Hotel Set (3)
	Three Months Ended				Year Ended
	March 31, 2025	June 30, 2025	September 30, 2025	December 31, 2025	December 31, 2025
Net income	$251	$225	$163	$137	$776
Depreciation and amortization	196	195	196	208	795
Interest expense	57	58	60	60	235
Provision (benefit) for income taxes	(1)	27	9	7	42
Gain on sale of property and corporate<br><br>level income/expense	9	(8)	(104)	29	(74)
Property transaction adjustments	(34)	(24)	(13)	(27)	(98)
Non-comparable hotel results, net	(6)	(13)	(9)	(5)	(33)
Condominium sales	—	1	1	(19)	(17)
Comparable hotel EBITDA	$472	$461	$303	$390	$1,626

(1)Comparable hotel results represent adjustments for the following items: (i) to remove the results of operations of our hotels assumed to be sold or held-for-sale as of December 31, 2026, which

operations are included in our condensed consolidated statements of operations as continuing operations, (ii) to include the results for periods prior to our ownership for hotels acquired as of

December 31, 2025 and (iii) to remove the results of our non-comparable hotels.

(2)Comparable hotel revenues and comparable hotel EBITDA are non-GAAP financial measures within the meaning of the rules of the Securities and Exchange commission. See the Notes to

Supplemental Financial Information for discussion of these non-GAAP measures.

(3)Comparable hotel results include 74 hotels (of our 79 hotels owned at December 31, 2025) based on our forecast comparable hotel set as of December 31, 2026. No assurances can be made as to

the hotels that will be in the comparable hotel set for 2026. The following property that we own and that is not classified as held-for-sale, is expected to be non-comparable for full year 2026:

•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).

Additionally, revenues and costs, including marketing and administrative expenses of approximately $2 million in 2025, related to the development and sale of condominium units adjacent to the

Four Seasons Resort Orlando at Walt Disney World® Resort are excluded from our comparable hotel results.

© Host Hotels & Resorts, Inc.20

Comparable Hotel Results 2026 Forecast and Full Year 2025

(unaudited, in millions, except hotel statistics)

	2026 Comparable Hotel Set
	2026 Forecast(1)	2025
Number of hotels	74	74
Number of rooms	40,954	40,954
Comparable hotel Total RevPAR	$384.59	$372.75
Comparable hotel RevPAR	$229.49	$223.34
Operating profit margin(5)	14.3%	14.0%
Comparable hotel EBITDA margin(5)	29.2%	29.2%
Food and beverage profit margin(5)	33.4%	32.1%
Comparable hotel food and beverage profit margin(5)	33.4%	32.7%
Net income	$865	$776
Depreciation and amortization	756	795
Interest expense	242	235
Provision for income taxes	42	42
Gain on sale of property and corporate level income/expense	(154)	(74)
Property transaction adjustments⁽²⁾	(12)	(98)
Non-comparable hotel results, net⁽³⁾	(34)	(33)
Condominium sales ⁽⁴⁾	(23)	(17)
Comparable hotel EBITDA	$1,682	$1,626

(1)See "Reconciliation of Net Income to EBITDA, EBITDAre and Adjusted EBITDAre and Diluted Earnings per Common Share to NAREIT and Adjusted Funds From Operations per Diluted Share for Full Year 2026

Forecasts" for other forecast assumptions. Forecast presented assumes the midpoint of our comparable hotel RevPAR guidance of 2.75% growth over 2025. Forecast comparable hotel results include 74

hotels (of our 79 hotels owned at December 31, 2025) that we have assumed will be classified as comparable as of December 31, 2026. See “Comparable Hotel Operating Statistics and Results” in the Notes

to Supplemental Financial Information. No assurances can be made as to the hotels that will be in the comparable hotel set for 2026.

(2)Property transaction adjustments represent the following items: (i) the elimination of results of operations of our hotels sold or held-for-sale as of the reporting date, 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 the reporting date. Forecast

data also eliminates results of hotels assumed to be sold during the year.

(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 consolidated statements of operations as

continuing operations, and (ii) gains on business interruption proceeds covering lost revenues while the property was considered non-comparable.  The following property that we own and that is not

classified as held-for-sale, is expected to be non-comparable for full year 2026:

•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).

(4)Includes revenues and costs, including marketing and administrative expenses of approximately $6 million million and $2 million for the 2026 forecast and 2025, respectively, related to the development and

sale of condominium units adjacent to the Four Seasons Resort Orlando at Walt Disney World® Resort.

(5)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:

© Host Hotels & Resorts, Inc.21

Comparable Hotel Results 2026 Forecast and Full Year 2025 (cont.)

(unaudited, in millions)

	Forecast Year ended December 31, 2026						Year ended December 31, 2025
		Adjustments						Adjustments
	GAAP<br><br>Results	Property<br><br>Transaction<br><br>Adjustment	Non-comparable<br><br>hotel results, net	Condominium<br><br>sales	Depreciation<br><br>and corporate<br><br>level items	Comparable<br><br>hotel Results	GAAP<br><br>Results	Property<br><br>transaction<br><br>adjustments	Non-comparable<br><br>hotel results, net	Condominium<br><br>sales	Depreciation<br><br>and corporate<br><br>level items	Comparable<br><br>hotel Results
Revenues
Room	$3,502	$(28)	$(38)	$—	$—	$3,436	$3,608	$(241)	$(25)	$—	$—	$3,342
Food and beverage	1,801	(14)	(27)	—	—	1,760	1,803	(101)	(16)	—	—	1,686
Other	774	(7)	(14)	(191)	—	562	703	(46)	(9)	(99)	—	549
Total revenues	6,077	(49)	(79)	(191)	—	5,758	6,114	(388)	(50)	(99)	—	5,577
Expenses
Room	888	(6)	(7)	—	—	875	906	(52)	(6)	—	—	848
Food and beverage	1,200	(10)	(18)	—	—	1,172	1,224	(78)	(11)	—	—	1,135
Other	2,083	(21)	(27)	(6)	—	2,029	2,154	(160)	(24)	(2)	—	1,968
Depreciation and<br><br>amortization	756	—	—	—	(756)	—	795	—	—	—	(795)	—
Cost of goods sold	162	—	—	(162)	—	—	80	—	—	(80)	—	—
Corporate and other<br><br>expenses	126	—	—	—	(126)	—	124	—	—	—	(124)	—
Net gain on insurance<br><br>settlements	(7)	—	7	—	—	—	(24)	—	24	—	—	—
Total expenses	5,208	(37)	(45)	(168)	(882)	4,076	5,259	(290)	(17)	(82)	(919)	3,951
Operating Profit -<br><br>Comparable hotel<br><br>EBITDA	$869	$(12)	$(34)	$(23)	$882	$1,682	$855	$(98)	$(33)	$(17)	$919	$1,626

Comparable hotel results includes the results of our properties in Maui. The following table reconciles net income to Hotel EBITDA based on the expected 2026 results of these properties

(in millions); any changes to net income would be equal to the change in Hotel EBITDA:

Location	No. of Properties	Net Income (loss)	Plus: Depreciation	Equals: Hotel EBITDA
Maui	3	$56	$64	$120

Forecast non-comparable hotel results, net includes the results of The Don CeSar. The following table reconciles net income to Hotel EBITDA based on the expected 2026 results of the

property, excluding business interruption proceeds (in millions); any changes to net income would be equal to the change in Hotel EBITDA:

Hotel	Net Income (loss)	Plus: Depreciation	Equals: Hotel EBITDA
The Don CeSar	$12	$15	$27

© Host Hotels & Resorts, Inc.22

Reconciliation of Net Income to EBITDA, EBITDAre and Adjusted EBITDAre and

Diluted Earnings per Common Share to NAREIT and Adjusted Funds From

Operations per Diluted Share for Full Year 2026 Forecasts(1)

(unaudited in millions, except per share amounts)

	Full Year 2026
	Mid-point
Net income	$865
Interest expense	242
Depreciation and amortization	756
Income taxes	42
EBITDA	1,905
Gain on dispositions	(200)
Equity investment adjustments:
Equity in earnings of affiliates	(22)
Pro rata EBITDAre of equity investments	62
EBITDAre	1,745
Adjustments to EBITDAre:
Non-cash stock-based compensation expense	25
Adjusted EBITDAre	$1,770			Full Year 2026
---	---
	Mid-point
Net income	$865
Less: Net income attributable to non-controlling interests	(13)
Net income attributable to Host Inc.	852
Adjustments:
Gain on dispositions	(200)
Depreciation and amortization	754
Equity investment adjustments:
Equity in earnings of affiliates	(22)
Pro rata FFO of equity investments	31
Consolidated partnership adjustments:
FFO adjustment for non-controlling partnerships	(1)
FFO adjustment for non-controlling interests of Host LP	(7)
NAREIT FFO	1,407
Adjustments to NAREIT FFO:
Non-cash stock-based compensation expense	25
Adjusted FFO	$1,432
Diluted weighted average shares outstanding - EPS, NAREIT FFO and Adjusted FFO	691.7
Diluted earnings per common share	$1.23
NAREIT FFO per diluted share	$2.03
Adjusted FFO per diluted share	$2.07

See assumptions that follow.

© Host Hotels & Resorts, Inc.23

Reconciliation of Net Income to EBITDA, EBITDAre and Adjusted EBITDAre and

Diluted Earnings per Common Share to NAREIT and Adjusted Funds From

Operations per Diluted Share for Full Year 2026 Forecasts (cont.)

(unaudited, in millions, except per share amounts)

(1)The Forecasts are based on the below assumptions:

•Comparable hotel RevPAR will increase at the midpoint of our guidance of 2.75% compared to 2025. This forecast assumes a continued recovery at our Maui

properties, however the timing of Maui's full recovery remains uncertain.

•Comparable hotel EBITDA margins will be approximately flat compared to 2025.

•We expect to spend approximately $525 million to $625 million on capital expenditures.

•Includes the dispositions of The. St. Regis Houston and the two Four Seasons properties in the first quarter of 2026, and assumes the disposition of Sheraton Parsippany

during the year. There can be no assurances that the sale will be completed. Assumes no acquisitions during the year.

•The Four Seasons sale is expected to generate an approximate $500 million capital gain on sale. If we are unable to find a suitable acquisition asset to consummate

a like-kind exchange, we would intend to distribute the capital gain to stockholders. This forecast makes no assumptions on the remaining proceeds, though we

will weigh potential cash uses which may include, subject to market conditions, acquisitions, other investments in our portfolio, common stock repurchases or

increased dividends, which dividends could be in excess of taxable income. Any special dividend will be subject to approval by Host Inc.’s Board of Directors.

•Assumes an approximate $20 million to $25 million contribution to net income and Adjusted EBITDAre from the sale of condominium units.

•Includes $7 million of gain from business interruption proceeds related to hurricane claims already received in 2026, but assumes no further business interruption

proceeds during the year.

For a discussion of items that may affect forecast results, see the Notes to Supplemental Financial Information.

© Host Hotels & Resorts, Inc.24

Ground Lease Summary as of December 31, 2025

		As of December 31, 2025
		No. of rooms	Lessor Institution<br><br>Type	Minimum rent	Current expiration	Expiration after all<br><br>potential options (1)
1	Boston Marriott Copley Place	1,145	Public	N/A (2)	12/31/2123	12/31/2123
2	Coronado Island Marriott Resort & Spa	300	Public	1,565,770	10/31/2062	10/31/2078
3	Denver Marriott West	305	Private	160,000	12/28/2028	12/28/2058
4	Houston Airport Marriott at George Bush Intercontinental	573	Public	1,560,000	10/31/2053	10/31/2053
5	Houston Marriott Medical Center/Museum District	398	Non-Profit	160,000	12/28/2029	12/28/2059
6	Manchester Grand Hyatt San Diego	1,628	Public	6,600,000	5/31/2067	5/31/2083
7	Marina del Rey Marriott	370	Public	2,082,082	3/31/2043	3/31/2043
8	Marriott Downtown at CF Toronto Eaton Centre	461	Non-Profit	364,300	9/20/2082	9/20/2082
9	Marriott Marquis San Diego Marina	1,366	Public	7,650,541	11/30/2061	11/30/2083
10	Newark Liberty International Airport Marriott	591	Public	2,676,119	12/31/2055	12/31/2055
11	Philadelphia Airport Marriott	419	Public	1,509,994	6/29/2045	6/29/2045
12	San Antonio Marriott Rivercenter	1,000	Private	700,000	12/31/2033	12/31/2063
13	San Francisco Marriott Marquis	1,500	Public	1,500,000	8/25/2046	8/25/2076
14	Santa Clara Marriott	766	Private	100,025	11/30/2028	11/30/2058
15	Tampa Airport Marriott	298	Public	1,545,291	12/31/2043	12/31/2043
16	The Ritz-Carlton, Marina del Rey	304	Public	2,078,916	7/29/2067	7/29/2067
17	The Ritz-Carlton, Tysons Corner	398	Private	1,043,459	6/30/2112	6/30/2112
18	The Westin South Coast Plaza, Costa Mesa	393	Private	625,000	9/30/2059	9/30/2059
	Weighted average remaining lease term (assuming all extension options)		47 years
	Percentage of leases (based on room count) with Public/Private/Non-Profit lessors		70% / 23% / 7%

(1)Exercise of Host’s option to extend is subject to certain conditions, including the existence of no defaults and subject to any applicable rent escalation or rent re-negotiation provisions.

(2)The lease was amended in 2024 resulting in extension of the term and an upfront payment for the extension. No further rental payments are required for the remainder of the lease term.

OVERVIEW
PROPERTY LEVEL DATA AND<br><br>CORPORATE MEASURES
CAPITALIZATION
FINANCIAL COVENANTS
NOTES TO SUPPLEMENTAL<br><br>FINANCIAL INFORMATION

SAN FRANCISCO MARRIOTT MARQUIS

© Host Hotels & Resorts, Inc.26

Comparative Capitalization

(in millions, except security pricing and per share amounts)

	As of	As of	As of	As of	As of
	December 31,	September 30,	June 30,	March 31,	December 31,
Shares/Units	2025	2025	2025	2025	2024
Common shares outstanding	687.8	687.7	687.5	693.7	699.1
Common shares outstanding assuming<br><br>conversion of OP Units (1)	697.4	696.4	696.4	703.0	708.5
Preferred OP Units outstanding	0.01	0.01	0.01	0.01	0.01
Security pricing
Common stock at end of quarter (2)	$17.73	$17.02	$15.36	$14.21	$17.52
High during quarter	18.64	17.68	16.07	17.45	19.07
Low during quarter	15.82	15.27	12.70	14.21	17.24
Capitalization
Market value of common equity (3)	$12,365	$11,853	$10,697	$9,990	$12,413
Consolidated debt	5,077	5,079	5,077	5,085	5,083
Less: Cash	(768)	(539)	(490)	(428)	(554)
Consolidated total capitalization	16,674	16,393	15,284	14,647	16,942
Plus: Share of debt in unconsolidated<br><br>investments	329	312	284	282	240
Pro rata total capitalization	$17,003	$16,705	15,568	14,929	17,182
	Quarter ended	Quarter ended	Quarter ended	Quarter ended	Quarter ended
	December 31,	September 30,	June 30,	March 31,	December 31,
	2025	2025	2025	2025	2024
Dividends declared per common share	$0.35	$0.20	$0.20	$0.20	$0.30

(1)Each OP Unit is redeemable for cash or, at our option, for 1.021494 common shares of Host Inc. At December 31, 2025, September 30, 2025, June 30, 2025, March 31, 2025, and December 31, 2024,

there were 9.4 million, 8.6 million, 8.7 million, 9.2 million, and 9.2 million in common OP Units, respectively, held by non-controlling interests.

(2)Share prices are the closing price as reported by the NASDAQ.

(3)Market value of common equity is calculated as the number of common shares outstanding including assumption of conversion of OP units multiplied the closing share price on that day.

© Host Hotels & Resorts, Inc.27

Consolidated Debt Summary

(in millions)

Debt
Senior debt	Rate	Maturity date	December 31, 2025
Series E	4%	6/2025	—
Series F	4 ½%	2/2026	—
Series H	3 ⅜%	12/2029	645
Series I	3 ½%	9/2030	741
Series J	2.9%	12/2031	443
Series K	5.7%	7/2034	586
Series L	5.5%	4/2035	685
Series M	5.7%	6/2032	491
Series N	4.25%	12/2028	395
2027 Credit facility term loan	4.6%	1/2027	500
2028 Credit facility term loan	4.6%	1/2028	499
Credit facility revolver(1)	—%	1/2027	(3)
			4,982
Mortgage and other debt
Mortgage and other debt	4.67%	11/2027	95
Total debt(2)(3)			5,077
Percentage of fixed rate debt			80%
Weighted average interest rate			4.8%
Weighted average debt maturity			5.1years
Credit Facility
Total capacity			1,500
Available capacity			1,500
Consolidated assets encumbered by mortgage debt			1

All values are in US Dollars.

(1)There are no outstanding credit facility revolver borrowings at December 31, 2025 and 2024. Amount shown represents deferred financing costs related to the credit facility revolver.

(2)In accordance with GAAP, total debt includes the debt of entities that we consolidate, but of which we do not own 100%, and excludes the debt of entities that we do not consolidate, but of

which we have a non-controlling ownership interest and record our investment therein under the equity method of accounting. As of December 31, 2025, our share of debt in unconsolidated

investments is $329 million and none of our debt is attributable to non-controlling interests.

(3)Total debt as of December 31, 2025 and December 31, 2024, includes net discounts and deferred financing costs of $67 million and $63 million, respectively.

© Host Hotels & Resorts, Inc.28

Consolidated Debt Maturity as of December 31, 2025

(in millions)

(1)The first term loan that is due in 2027 has an extension option that would extend maturity of the instrument to 2028, subject to meeting certain conditions, including payment of a fee. The

second term loan tranche that is due in 2028 does not have an extension option.

(2)Mortgage and other debt excludes principal amortization of $2 million each year from 2026-2027 for the mortgage loan that matures in 2027.

© Host Hotels & Resorts, Inc.29

Property Transactions

The following table reconciles net income to Hotel EBITDA and Hotel Net Operating Income for the dispositions through February 18, 2026  (in millions,

except for room count and multiples):

	No. of<br><br>Rooms	Price	Hotel Net<br><br>Income(4)	Plus:<br><br>Depreciation	Equals:<br><br>Hotel<br><br>EBITDA	Renewal &<br><br>Replacement<br><br>funding	Hotel Net<br><br>Operating<br><br>Income	Net<br><br>income<br><br>Cap Rate(7)	Cap Rate(5)	Net<br><br>income<br><br>multiple(7)	EBITDA<br><br>multiple(6)
Four Seasons Resort Orlando at Walt<br><br>Disney World® Resort and Four<br><br>Seasons Resort and Residences<br><br>Jackson Hole	569	$1,100	$42.4	$37.5	$79.9	$(13.6)	$66.3	3.9%	5.9%	26x	14.9x
St. Regis Houston	232	$51	$1.7	$2.3	$4.0	$(1.1)	$2.9	3.3%	3.1%	30x	25.0x

The following table presents net income and Hotel EBITDA multiples and Cap rates for the 2018-2026 acquisitions and dispositions (in millions, except for

room count and multiples):

	No. of Rooms	Price	Net income Cap<br><br>Rate(7)	Cap Rate(5)	Net income<br><br>multiple(7)	EBITDA<br><br>multiple(6)
2018-2026 Dispositions(1)	20,761	$6,391	3.5%	5.1%	29x	16.7x
2018-2026 Acquisitions(2)(3)	5,273	$4,909	4.3%	6.4%	23x	13.6x

The following table reconciles net income to Hotel EBITDA and Hotel Net Operating Income for the 2018-2026 acquisitions and dispositions (in

millions):

	Hotel Net<br><br>Income(4)	Plus: Depreciation	Plus: Interest<br><br>expense	Plus: Income Tax	Equals: Hotel<br><br>EBITDA	Renewal &<br><br>Replacement<br><br>funding	Hotel Net<br><br>Operating Income
2018-2026 Dispositions(1)	$222.5	$216.1	$10.4	$2.3	$451.3	$(85.3)	$366.0
2018-2026 Acquisitions(2)(3)	$211.4	$145.3	$4.7	$—	$361.4	$(44.2)	$317.2

(1)2018-2026 dispositions include the sale of 35 properties since January 1, 2018, through February 18, 2026, as well as the sale of the European Joint Venture and the New York Marriott Marquis retail, theater and signage commercial

condominium units. European Joint Venture balances included in this total represent our approximate 33% previous ownership interest, except for the number of rooms of 4,335, which represents the total room count of the

European Joint Venture properties. Disposition multiples are calculated as the ratio between the sales price (plus estimated avoided capital expenditures over the five years following the disposition dates) and EBITDA on a TTM basis

from the disposition date, except for 2020 – 2022 dispositions which use 2019 full year results as the TTM are not representative of normalized operations.

(2)2018-2026 acquisitions include 16 properties and two Ka'anapali golf courses since January 1, 2018 through February 18, 2026. Acquisition multiples are based on forecast operations in the year of acquisition or, for hotels acquired in

2021, 2019 operations, with the following exceptions:  Baker's Cay Resort Key Largo (2021 acquisition), based on 2021 forecast operations at acquisition, as the property was under renovation and closed for part of 2019; The Laura

Hotel (2021 acquisition), based on estimated normalized results at acquisition that assume results are in-line with the 2019 results of comparable Houston properties, as the property was re-opened with a new manager and brand

when acquired in 2021; Alila Ventana Big Sur (2021 acquisition), based on 2021 forecast operations at acquisition as the property was under renovation for part of 2019; The Alida, Savannah (2021 acquisition), which adjusts 2019

results for construction disruption to the surrounding Plant Riverside District and for initial ramp-up of hotel operations. The other seven properties and Ka’anapali golf courses use full year 2019 results. Due to the impact of

COVID-19, actual results in 2020 and 2021 are not reflective of normal operations of the hotels. Any forecast incremental increases to net income compared to net income at underwriting would be equal to the incremental increases

in Hotel EBITDA. Some operating results are based on actual results from the manager for periods prior to our ownership. Since the operations include periods prior to our ownership, the results may not necessarily correspond to our

actual results.

(3)The purchase price used to calculate the acquisition multiples is net of $50 million for the 49-acre land parcel entitled for development and net of key money, both related to The Ritz-Carlton O'ahu, Turtle Bay acquisition.

(4)Certain items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the benefit (provision) for income taxes.

(5)The cap rate is calculated as the ratio between net operating income (NOI) and the sales price (plus avoided capital expenditures in excess of escrow funding for dispositions). Avoided capital expenditures for 2018-2026 sales, the

Four Seasons Resort Orlando at Walt Disney World® Resort and Four Seasons Resort and Residences Jackson Hole and the St. Regis Houston sale represent $767 million, $16 million and $44 million, respectively of estimated capital

expenditure spend requirements for the properties in excess of escrow funding over the next 5 years.

(6)The EBITDA multiple is calculated as the ratio between the sales price (plus avoided capital expenditures including escrow funding for dispositions) and Hotel EBITDA. Avoided capital expenditures for 2018-2026 sales, the Four

Seasons Resort Orlando at Walt Disney World® Resort and Four Seasons Resort and Residences Jackson Hole and the St. Regis Houston sale represent $1,167 million, $88 million and $49 million, respectively, of estimated capital

expenditure spend requirements for the properties including escrow funding over the next five years.

(7)Net income cap rate is calculated as the ratio between net income and the sales price. Net income multiple is calculated as the ratio between the sales price and Hotel net income. The reconciliations from net income to Hotel EBITDA

and NOI appear above.

OVERVIEW
PROPERTY LEVEL DATA AND<br><br>CORPORATE MEASURES
CAPITALIZATION
FINANCIAL COVENANTS
NOTES TO SUPPLEMENTAL<br><br>FINANCIAL INFORMATION

1 HOTEL SOUTH BEACH

© Host Hotels & Resorts, Inc.31

Financial Covenants: Credit Facility and Senior Notes Financial Performance Tests

(unaudited, in millions, except ratios)

On January 4, 2023, we amended our Credit Facility agreement. The covenant requirements are consistent with previous amendment covenant levels:

Leverage Ratio	Maximum 7.25x
Fixed Charge Coverage Ratio	Minimum 1.25x
Unsecured Interest Coverage Ratio	Minimum 1.75x (1)

Covenant ratios are calculated using Host’s credit facility and senior notes definitions. See the subsequent pages for a reconciliation of the equivalent GAAP

measure. The GAAP ratio is not relevant for the purpose of the financial covenants.

The following tables present the financial performance tests for our credit facility and senior notes as of:

		December 31, 2025
Credit Facility Financial Performance Tests	Permitted	GAAP Ratio	Covenant Ratio
Leverage Ratio	Maximum 7.25x	6.5x	2.6x
Unsecured Interest Coverage Ratio	Minimum 1.75x(1)	3.3x	7.2x
Consolidated Fixed Charge Coverage Ratio	Minimum 1.25x	3.3x	5.6x				December 31, 2025
---	---	---	---
Bond Compliance Financial Performance Tests	Permitted	GAAP Ratio	Covenant Ratio
Indebtedness Test	Maximum 65%	39%	22%
Secured Indebtedness Test	Maximum 40%	<1%	<1%
EBITDA-to-interest Coverage ratio (2)	Minimum 1.5x	3.3x	7.1x
Ratio of Unencumbered Assets to Unsecured Indebtedness	Minimum 150%	257%	450%

(1)If the leverage ratio is greater than 7.0x, then the unsecured interest coverage ratio minimum will decrease to 1.50x.

(2)The GAAP ratio is based on net income, while the covenant ratio is based on EBITDA. See subsequent pages for a reconciliation of net income to EBITDA.

© Host Hotels & Resorts, Inc.32

Financial Covenants: Reconciliation of GAAP Leverage Ratio to Credit Facility Leverage Ratio

(unaudited, in millions, except ratios)

The following tables present the calculation of our leverage ratio using GAAP measures and as used in the financial covenants of the credit facility.

	GAAP Leverage Ratio
	Year ended
	December 31, 2025
Debt	$5,077
Net income	776
GAAP Leverage Ratio	6.5x			Leverage Ratio per Credit<br><br>Facility
---	---
	Year ended
	December 31, 2025
Net debt (1)	$4,410
Adjusted Credit Facility EBITDA (2)	1,729
Leverage Ratio	2.6x

(1)The following presents the reconciliation of debt to net debt per our credit facility definition:

	December 31, 2025
Debt	$5,077
Less: Unrestricted cash over $100 million	(667)
Net debt per credit facility definition	$4,410

(2)The following presents the reconciliation of net income to EBITDA, EBITDAre, Adjusted EBITDAre, and Adjusted EBITDA per our credit facility definition in

determining leverage ratio:

	Year ended
	December 31, 2025
Net income	$776
Interest expense	235
Depreciation and amortization	787
Income taxes	42
EBITDA	1,840
Gain on dispositions	(143)
Non-cash impairment expense	8
Equity in earnings of affiliates	(18)
Pro rata EBITDAre of equity investments	44
EBITDAre	1,731
Non-cash stock-based compensation expense	26
Adjusted EBITDAre	1,757
Pro forma EBITDA - Dispositions	(8)
Non-cash partnership adjustments	(20)
Adjusted Credit Facility EBITDA	$1,729

© Host Hotels & Resorts, Inc.33

Financial Covenants: Reconciliation of GAAP Interest Coverage Ratio to Credit

Facility Unsecured Interest Coverage Ratio

(unaudited, in millions, except ratios)

The following tables present the calculation of our unsecured interest coverage ratio using GAAP measures and as used in the financial covenants of the credit facility:

	Unsecured Interest<br><br>Coverage per Credit<br><br>Facility Ratio
	Year ended
	December 31, 2025
Unencumbered consolidated EBITDA per credit facility<br><br>definition (1)	$1,720
Adjusted Credit Facility unsecured interest expense (2)	239
Unsecured Interest Coverage Ratio	7.2x			GAAP Interest Coverage<br><br>Ratio
---	---
	Year ended
	December 31, 2025
Net income	$776
Interest expense	235
GAAP Interest Coverage Ratio	3.3x

`

(1)The following reconciles Adjusted Credit Facility EBITDA to Unencumbered Consolidated EBITDA per our credit facility definition. See Reconciliation of GAAP

Leverage Ratio to Credit Facility Leverage Ratio for calculation and reconciliation of net income to Adjusted Credit Facility EBITDA:

	Year ended
	December 31, 2025
Adjusted Credit Facility EBITDA	$1,729
Less: Encumbered EBITDA	(8)
Corporate overhead allocated to encumbered assets	(1)
Unencumbered Consolidated EBITDA per credit facility definition	$1,720

(2)The following reconciles GAAP interest expense to unsecured interest expense per our credit facility definition:

	Year ended
	December 31, 2025
GAAP Interest expense	$235
Interest on secured debt	(4)
Deferred financing cost amortization	(7)
Capitalized interest	16
Pro forma interest adjustments	(1)
Adjusted Credit Facility Unsecured Interest Expense	$239

© Host Hotels & Resorts, Inc.34

Financial Covenants: Reconciliation of GAAP Interest Coverage Ratio to Credit

Facility Fixed Charge Coverage Ratio

(unaudited, in millions, except ratios)

The following tables present the calculation of our GAAP Interest coverage ratio and our fixed charge coverage ratio as used in the financial covenants of the

credit facility:

	GAAP Fixed Charge<br><br>Coverage Ratio
	Year ended
	December 31, 2025
Net income	$776
Interest expense	235
GAAP Fixed Charge Coverage Ratio	3.3x			Credit Facility Fixed<br><br>Charge Coverage Ratio
---	---
	Year ended
	December 31, 2025
Credit Facility Fixed Charge Coverage Ratio EBITDA (1)	$1,430
Fixed charges (2)	257
Credit Facility Fixed Charge Coverage Ratio	5.6x

(1)The following reconciles Adjusted Credit Facility EBITDA to Credit Facility Fixed Charge Coverage Ratio EBITDA. See Reconciliation of GAAP Leverage Ratio to

Credit Facility Leverage Ratio for calculation and reconciliation of Adjusted Credit Facility EBITDA:

	Year ended
	December 31, 2025
Adjusted Credit Facility EBITDA	$1,729
Less:  5% of hotel property gross revenue	(298)
Less:  3% of revenues from other real estate	(1)
Credit Facility Fixed Charge Coverage Ratio EBITDA	$1,430

(2)The following table calculates the fixed charges per our credit facility definition. See Reconciliation of GAAP Interest Coverage Ratio to Credit Facility

Unsecured Interest Coverage Ratio for reconciliation of GAAP interest expense to adjusted unsecured interest expense per our credit facility definition:

	Year ended
	December 31, 2025
Adjusted Credit Facility Unsecured Interest Expense	$239
Interest on secured debt	4
Adjusted Credit Facility Interest Expense	243
Scheduled principal payments	2
Cash taxes on ordinary income	12
Fixed Charges	$257

© Host Hotels & Resorts, Inc.35

Financial Covenants: Reconciliation of GAAP Indebtedness Test to Senior Notes

Indenture Indebtedness Test

(unaudited, in millions, except ratios)

The following tables present the calculation of our total indebtedness to total assets using GAAP measures and as used in the financial covenants of our senior

notes indenture:

	GAAP Total Indebtedness to Total Assets
	December 31, 2025
Debt	$5,077
Total assets	13,049
GAAP Total Indebtedness to Total Assets	39%			Total Indebtedness to Total Assets per Senior Notes Indenture
---	---
	December 31, 2025
Adjusted indebtedness (1)	$5,107
Adjusted total assets (2)	23,094
Total Indebtedness to Total Assets	22%

(1)The following  reconciles our GAAP total indebtedness to our total indebtedness per our senior notes indenture:

	December 31, 2025
Debt	$5,077
Add: Deferred financing costs	31
Less: Mark-to-market on assumed mortgage	(1)
Adjusted Indebtedness per Senior Notes Indenture	$5,107

(2)The following presents the reconciliation of total assets to adjusted total assets per the financial covenants of our senior notes indenture definition:

	December 31, 2025
Total assets	$13,049
Add: Accumulated depreciation	10,578
Add: Prior impairment of assets held	19
Add: Inventory impairment at unconsolidated investment	13
Less: Intangibles	(5)
Less: Right-of-use assets	(560)
Adjusted Total Assets per Senior Notes Indenture	$23,094

© Host Hotels & Resorts, Inc.36

Financial Covenants: Reconciliation of GAAP Secured Indebtedness Test to

Senior Notes Indenture Secured Indebtedness Test

(unaudited, in millions, except ratios)

The following table presents the calculation of our secured indebtedness using GAAP measures and as used in the financial covenants of our senior notes

indenture:

	GAAP Secured Indebtedness
	December 31, 2025
Mortgage and other secured debt	$95
Total assets	13,049
GAAP Secured Indebtedness to Total Assets	<1%			Secured Indebtedness per Senior Notes Indenture
---	---
	December 31, 2025
Secured indebtedness (1)	$94
Adjusted total assets (2)	23,094
Secured Indebtedness to Total Assets	<1%

(1)The following presents the reconciliation of mortgage debt to secured indebtedness per the financial covenants of our senior notes indenture definition:

	December 31, 2025
Mortgage and other secured debt	$95
Less: Mark-to-market on assumed mortgage	(1)
Secured Indebtedness	$94

(2)See Reconciliation of GAAP Indebtedness Test to Senior Notes Indenture Indebtedness Test for reconciliation of GAAP Total Assets to Adjusted Total Assets per

our senior notes indenture.

© Host Hotels & Resorts, Inc.37

Financial Covenants: Reconciliation of GAAP Interest Coverage Ratio to Senior

Notes Indenture EBITDA-to-Interest Coverage Ratio

(unaudited, in millions, except ratios)

The following tables present the calculation of our interest coverage ratio using our GAAP measures and as used in the financial covenants of the senior notes

indenture:

	GAAP Interest Coverage Ratio
	Year ended
	December 31, 2025
Net income	$776
Interest expense	235
GAAP Interest Coverage Ratio	3.3x			EBITDA to Interest Coverage Ratio
---	---
	Year ended
	December 31, 2025
Adjusted Credit Facility EBITDA (1)	$1,729
Non-controlling interest adjustment	2
Adjusted Senior Notes EBITDA	1,731
Adjusted Credit Facility Interest Expense (2)	243
Plus: Premium amortization on assumed mortgage	1
Adjusted Senior Notes Interest Expense	$244
EBITDA to Interest Coverage Ratio	7.1x

(1)See Reconciliation of GAAP Leverage Ratio to Credit Facility Leverage Ratio for the calculation of Adjusted Credit Facility EBITDA and reconciliation to net

income.

(2)See Reconciliation of GAAP Interest Coverage Ratio to Credit Facility Fixed Charge Coverage Ratio for the calculation of Adjusted Credit Facility interest

expense and reconciliation to GAAP interest expense.

© Host Hotels & Resorts, Inc.38

Financial Covenants: Reconciliation of GAAP Assets to Indebtedness Test to

Senior Notes Unencumbered Assets to Unsecured Indebtedness Test

(unaudited, in millions, except ratios)

The following tables present the calculation of our total assets to total debt using GAAP measures and unencumbered assets to unsecured debt as used in the

financial covenants of our senior notes indenture:

	GAAP Assets / Debt
	December 31, 2025
Total assets	$13,049
Total debt	5,077
GAAP Total Assets / Total Debt	257%			Unencumbered Assets / Unsecured Debt per Senior Notes<br><br>Indenture
---	---
	December 31, 2025
Unencumbered Assets (1)	$22,565
Unsecured Debt (2)	5,013
Unencumbered Assets / Unsecured Debt	450%

(1)The following presents the reconciliation of adjusted total assets to unencumbered assets per the financial covenants of our senior notes indenture definition:

	December 31, 2025
Adjusted total assets (a)	$23,094
Less: Partnership adjustments	(259)
Less: Inventory impairment at unconsolidated investment	(13)
Less: Encumbered Assets	(257)
Unencumbered Assets	$22,565

(a)See reconciliation of GAAP Indebtedness Test to Senior Notes Indenture Indebtedness Test for reconciliation of GAAP Total Assets to Adjusted Total Assets per

our senior notes indenture.

(2)The following presents the reconciliation of total debt to unsecured debt per the financial covenants of our senior notes indenture definition:

	December 31, 2025
Adjusted indebtedness (b)	$5,107
Less: Secured indebtedness (c)	(94)
Unsecured Debt	$5,013

(b)See reconciliation of GAAP Indebtedness Test to Senior Notes Indenture Indebtedness Test for reconciliation of GAAP Total Debt to Adjusted Indebtedness per

our senior notes indenture.

(c)See reconciliation of GAAP Secured Indebtedness Test to Senior Notes Indenture Secured Indebtedness Test for the reconciliation of mortgage and other

secured debt to senior notes secured indebtedness.

OVERVIEW
PROPERTY LEVEL DATA AND<br><br>CORPORATE MEASURES
CAPITALIZATION
FINANCIAL COVENANTS
NOTES TO SUPPLEMENTAL<br><br>FINANCIAL INFORMATION

GRAND HYATT WASHINGTON

© Host Hotels & Resorts, Inc.40

NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION

FORECASTS

Our forecast of net income, earnings per diluted share, NAREIT and Adjusted FFO per diluted share, EBITDA, EBITDAre, Adjusted EBITDAre and comparable hotel

results are forward-looking statements and are not guarantees of future performance and involve known and unknown risks, uncertainties and other factors

which may cause actual results and performance to differ materially from those expressed or implied by these forecasts. Although we believe the expectations

reflected in the forecasts are based upon reasonable assumptions, we can give no assurance that the expectations will be attained or that the results will not be

materially different. Risks that may affect these assumptions and forecasts include the following: potential changes in overall economic outlook make it

inherently difficult to forecast the level of RevPAR, earnings and profitability; the amount and timing of debt payments may change significantly based on market

conditions, which will directly affect the level of interest expense and net income; the amount and timing of transactions involving shares of our common stock

may change based on market conditions; and other risks and uncertainties associated with our business described herein and in our annual report on Form 10-K,

quarterly reports on Form 10-Q and current reports on Form 8-K filed with the SEC.

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.

© Host Hotels & Resorts, Inc.41

NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION

COMPARABLE HOTEL OPERATING STATISTICS AND RESULTS (continued)

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 December 31, 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 December 31, 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 the Four Seasons Resort Orlando at Walt

Disney World® Resort.

At December 31, 2025, The St. Regis Houston was classified as held-for-sale. Therefore, the results of this hotel are also excluded from comparable hotel

operating statistics and results.

NON-GAAP FINANCIAL MEASURES

Included in this supplemental information are certain “non-GAAP financial measures,” which are measures of our historical or future financial performance that

are not calculated and presented in accordance with GAAP, within the meaning of applicable SEC rules. They are as follows: (i) FFO and FFO per diluted share

(both NAREIT and Adjusted), (ii) EBITDA, both at the hotel level and company-wide, (iii) EBITDAre and Adjusted EBITDAre, (iv) net operating income (NOI), (v)

Comparable Hotel Operating Statistics and Results, (vi) measures derived from EBITDA and NOI such as EBITDA multiples and capitalization rates, (vii) Credit

Facility Financial Performance Tests, and (viii) Senior Notes Financial Performance Tests. The following discussion defines these measures and presents why we

believe they are useful supplemental measures of our performance.

© Host Hotels & Resorts, Inc.42

NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION

NON-GAAP FINANCIAL MEASURES (continued)

NAREIT FFO AND NAREIT FFO PER DILUTED SHARE

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 believe that NAREIT FFO per diluted share is a useful supplemental measure of our operating performance and that the presentation of NAREIT FFO per

diluted share, when combined with the primary GAAP presentation of diluted earnings per share, provides beneficial information to investors. By excluding the

effect of real estate depreciation, amortization, impairment expense and gains and losses from sales of depreciable real estate, all of which are based on

historical cost accounting and which may be of lesser significance in evaluating current performance, we believe that such measures can facilitate comparisons

of operating performance between periods and with other REITs, even though NAREIT FFO per diluted share does not represent an amount that accrues directly

to holders of our common stock. Historical cost accounting for real estate assets implicitly assumes that the value of real estate assets diminishes predictably

over time. As noted by NAREIT in its Funds From Operations White Paper – 2018 Restatement, the primary purpose for including FFO as a supplemental measure

of operating performance of a REIT is to address the artificial nature of historical cost depreciation and amortization of real estate and real estate-related assets

mandated by GAAP. For these reasons, NAREIT adopted the FFO metric in order to promote a uniform industry-wide measure of REIT operating performance.

ADJUSTED  FFO PER DILUTED SHARE

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.

© Host Hotels & Resorts, Inc.43

NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION

NON-GAAP FINANCIAL MEASURES (continued)

•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.

•Non-Cash Stock-Based Compensation - 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 the Company’s 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.

EBITDA AND NOI AND ASSOCIATED METRICS

Earnings before Interest Expense, Income Taxes, Depreciation and Amortization (“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 the Company’s capital structure (primarily interest expense) and its 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 our compensation programs. Management also uses EBITDA when calculating EBITDA multiples to evaluate acquisitions and dispositions.

EBITDA multiples are calculated as the sales price divided by hotel EBITDA. Management believes using EBITDA multiples allow for a consistent valuation

method in comparing the purchase or sale value of properties.

© Host Hotels & Resorts, Inc.44

NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION

NON-GAAP FINANCIAL MEASURES (continued)

For a specific hotel, NOI is calculated as the hotel or entity level EBITDA less an estimate for the annual contractual reserve requirements for renewal and

replacement expenditures. Management uses NOI when calculating capitalization rates (“Cap Rates”) to evaluate acquisitions and dispositions. Cap rates are

calculated as hotel NOI divided by sales price. As with EBITDA multiples, management believes using Cap Rates allows for a consistent valuation method in

comparing the purchase or sale value of properties.

EBITDAre AND ADJUSTED EBITDAre

We present EBITDAre 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 the Company’s results with other

REITs. NAREIT defines EBITDAre 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 EBITDAre of unconsolidated affiliates.

We make additional adjustments to EBITDAre 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

EBITDAre, when combined with the primary GAAP presentation of net income, is beneficial to an investor’s understanding of our operating performance.

Adjusted EBITDAre also is similar to the measure used to calculate certain credit ratios for our credit facility and senior notes. We adjust EBITDAre for the

following items, which may occur in any period, and refer to this measure as Adjusted EBITDAre:

•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 EBITDAre 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.

© Host Hotels & Resorts, Inc.45

NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION

NON-GAAP FINANCIAL MEASURES (continued)

•Non-Cash Stock-Based Compensation - 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 EBITDAre for the majority of other lodging REIT filers.

In unusual circumstances, we also may adjust EBITDAre 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.

LIMITATIONS ON THE USE OF NAREIT FFO PER DILUTED SHARE, ADJUSTED FFO PER DILUTED SHARE, EBITDA, EBITDAre AND ADJUSTED

EBITDAre

We calculate EBITDAre and NAREIT FFO per diluted share in accordance with standards established by NAREIT, which may not be comparable to measures

calculated by other companies that do not use the NAREIT definition of EBITDAre and FFO or do not calculate FFO per diluted share in accordance with NAREIT

guidance. In addition, although EBITDAre and FFO per diluted share are useful measures when comparing our results to other REITs, they may not be helpful to

investors when comparing us to non-REITs. We also calculate Adjusted FFO per diluted share and Adjusted EBITDAre, which measures are not in accordance with

NAREIT guidance and may not be comparable to measures calculated by other REITs or by other companies. This information should not be considered as an

alternative to net income, operating profit, cash from operations or any other operating performance measure calculated in accordance with GAAP. Cash

expenditures for various long-term assets (such as renewal and replacement capital expenditures, with the exception of NOI), interest expense (for EBITDA,

EBITDAre, Adjusted EBITDAre, and NOI purposes only), severance expense related to significant property-level reconfiguration and other items have been, and

will be, made and are not reflected in the presentations for EBITDA (and measures derived from EBITDA such as NOI, Cap Rates and EBITDA multiples), EBITDAre,

Adjusted EBITDAre, NAREIT FFO per diluted share and Adjusted FFO per diluted share. 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 consolidated statements of operations and consolidated statements of cash flows in the Company’s annual report on Form 10-K and quarterly reports on

Form 10-Q include interest expense, capital expenditures, and other excluded items, all of which should be considered when evaluating our performance, as well

as the usefulness of our non-GAAP financial measures. Additionally, NAREIT FFO per diluted share, Adjusted FFO per diluted share, EBITDA, EBITDAre and

Adjusted EBITDAre should not be considered as measures of our liquidity or indicative of funds available to fund our cash needs, including our ability to make

cash distributions. In addition, NAREIT FFO per diluted share and Adjusted FFO per diluted share do not measure, and should not be used as measures of,

amounts that accrue directly to stockholders’ benefit.

© Host Hotels & Resorts, Inc.46

NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION

NON-GAAP FINANCIAL MEASURES (continued)

Similarly, EBITDAre, Adjusted EBITDAre, NAREIT FFO and Adjusted FFO per diluted share include adjustments for the pro rata share of our equity investments,

and NAREIT FFO and Adjusted FFO per diluted share include adjustments for the pro rata share of non-controlling partners in consolidated partnerships. Our

equity investments consist of interests ranging from 11% to 67% in seven domestic partnerships that own a total of 90 properties and a vacation ownership

development. Due to the voting rights of the outside owners, we do not control and, therefore, do not consolidate these entities. The non-controlling partners in

consolidated partnerships primarily consist of the approximate 1% interest in Host LP held by unaffiliated limited partners and a 15% interest held by an

unaffiliated limited partner in a partnership owning one hotel for which we do control the entity and, therefore, consolidate its operations. These pro rata results

for NAREIT FFO and Adjusted FFO per diluted share, EBITDAre and Adjusted EBITDAre were calculated as set forth in the definitions above. Readers should be

cautioned that the pro rata results presented in these measures for consolidated partnerships (for NAREIT FFO and Adjusted FFO per diluted share) and equity

investments may not accurately depict the legal and economic implications of our investments in these entities.

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 the Company’s capital structure (primarily interest expense) and its 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 the Company’s 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.

© Host Hotels & Resorts, Inc.47

NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION

NON-GAAP FINANCIAL MEASURES (continued)

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.

CREDIT FACILITY – LEVERAGE, UNSECURED INTEREST COVERAGE AND CONSOLIDATED FIXED CHARGE COVERAGE RATIOS

Host’s credit facility contains certain financial covenants, including allowable leverage, unsecured interest coverage and fixed charge ratios, which are

determined using EBITDA as calculated under the terms of our credit facility (“Adjusted Credit Facility EBITDA”). The leverage ratio is defined as net debt plus

preferred equity to Adjusted Credit Facility EBITDA. The unsecured interest coverage ratio is defined as unencumbered Adjusted Credit Facility EBITDA to

unsecured consolidated interest expense. The fixed charge coverage ratio is defined as Adjusted Credit Facility EBITDA divided by fixed charges, which include

interest expense, required debt amortization payments, cash taxes and preferred stock payments. These calculations are based on pro forma results for the prior

four fiscal quarters giving effect to transactions such as acquisitions, dispositions and financings as if they occurred at the beginning of the period. The credit

facility also incorporates by reference the ratio of unencumbered assets to unsecured indebtedness test from our senior notes indentures, calculated in the same

manner, and the covenant is discussed below with the senior notes covenants.

Additionally, total debt used in the calculation of our leverage ratio is based on a “net debt” concept, under which cash and cash equivalents in excess of $100

million are deducted from our total debt balance. Management believes these financial ratios provide useful information to investors regarding our compliance

with the covenants in our credit facility and our ability to access the capital markets, in particular debt financing.

SENIOR NOTES INDENTURE – INDEBTEDNESS TEST, SECURED INDEBTEDNESS TO TOTAL ASSETS TEST, EBITDA-TO-INTEREST COVERAGE

RATIO AND RATIO OF UNENCUMBERED ASSETS TO UNSECURED INDEBTEDNESS

Host’s senior notes indentures contains certain financial covenants, including allowable indebtedness, secured indebtedness to total assets, EBITDA-to-interest

coverage and unencumbered assets to unsecured indebtedness. The indebtedness test is defined as adjusted indebtedness, which includes total debt adjusted

for deferred financing costs, divided by adjusted total assets, which includes undepreciated real estate book values (“Adjusted Total Assets”). The secured

indebtedness to total assets is defined as secured indebtedness, which includes mortgage debt and finance leases, divided by Adjusted Total Assets. The

EBITDA-to-interest coverage ratio is defined as EBITDA as calculated under our senior notes indenture (“Adjusted Senior Notes EBITDA”) to interest expense as

defined by our senior notes indenture. The ratio of unencumbered assets to unsecured indebtedness is defined as unencumbered adjusted assets, which

includes Adjusted Total Assets less encumbered assets, divided by unsecured debt, which includes the aggregate principal amount of outstanding unsecured

indebtedness plus contingent obligations.

© Host Hotels & Resorts, Inc.48

NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION

NON-GAAP FINANCIAL MEASURES (continued)

Under the terms of the senior notes indentures, interest expense excludes items such as the gains and losses on the extinguishment of debt, deferred financing

charges related to the senior notes or the credit facility, amortization of debt premiums or discounts that were recorded at issuance of a loan to establish its fair

value and non-cash interest expense, all of which are included in interest expense on our consolidated statement of operations. As with the credit facility

covenants, management believes these financial ratios provide useful information to investors regarding our compliance with the covenants in our senior notes

indentures and our ability to access the capital markets, in particular debt financing.

LIMITATIONS ON CREDIT FACILITY AND SENIOR NOTES CREDIT RATIOS

These metrics are useful in evaluating the Company’s compliance with the covenants contained in its credit facility and senior notes indentures. However,

because of the various adjustments taken to the ratio components as a result of negotiations with the Company’s lenders and noteholders they should not be

considered as an alternative to the same ratios determined in accordance with GAAP. For instance, interest expense as calculated under the credit facility and

senior notes indenture excludes the items noted above such as deferred financing charges and amortization of debt premiums or discounts, all of which are

included in interest expense on our consolidated statement of operations. 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 performance. In addition, because the credit facility and

indenture ratio components are also based on pro forma results for the prior four fiscal quarters, giving effect to transactions such as acquisitions, dispositions

and financings as if they occurred at the beginning of the period, they are not reflective of actual performance over the same period calculated in accordance

with GAAP.