8-K - HST - Equibles

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): April 30, 2025

_________________________________________________________

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 April 30, 2025, Host Hotels & Resorts, Inc. issued a press release announcing its financial results for the first quarter ended March 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 first quarter 2025.
99.2	Host Hotels & Resorts, Inc. First 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: April 30, 2025	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 the First Quarter 2025

Comparable Hotel RevPAR Growth of 7.0% and Comparable Hotel Total RevPAR Growth of 5.8%

BETHESDA, Md; April 30, 2025 – Host Hotels & Resorts, Inc. (NASDAQ: HST) (the “Company”), the nation’s largest lodging real estate investment trust (“REIT”), today announced results for first quarter of 2025.

OPERATING RESULTS

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

	Quarter ended March 31,
	2025		2024		Percent Change
Revenues	$	1,594	$	1,471	8.4	%
Comparable hotel revenues⁽¹⁾	1,583		1,512		4.7	%
Comparable hotel Total RevPAR⁽¹⁾	408.57		386.06		5.8	%
Comparable hotel RevPAR⁽¹⁾	240.18		224.52		7.0	%
Net income	$	251	$	272	(7.7	%)
EBITDAre⁽¹⁾	508		504		0.8	%
Adjusted EBITDAre⁽¹⁾	514		489		5.1	%
Diluted earnings per common share	$	0.35	$	0.38	(7.9	%)
NAREIT FFO per diluted share⁽¹⁾	0.63		0.60		5.0	%
Adjusted FFO per diluted share⁽¹⁾	0.64		0.61		4.9	%

*Additional detail on the Company’s results, including data for 24 domestic markets, is available in the First Quarter 2025 Supplemental Financial Information on the Company’s website at www.hosthotels.com.

James F. Risoleo, President and Chief Executive Officer, said, “Host delivered comparable hotel RevPAR growth of 7.0% over the first quarter of 2024 as a result of higher rates, improving leisure transient trends in Maui and strong group demand. Comparable hotel Total RevPAR increased 5.8% over the same period last year, and improvements were led by group banquet and catering business."

Risoleo continued, “Despite the recent heightened macroeconomic uncertainty, we are maintaining our 2025 comparable hotel RevPAR growth guidance range of 0.5% to 2.5% over 2024. We are slightly reducing our comparable hotel Total RevPAR growth guidance range to 0.7% to 2.7% over 2024, driven by moderating group lead volume. We continue to believe Host's investment grade balance sheet, ample liquidity, and continued reinvestment in our portfolio uniquely position the Company to successfully navigate the current environment and take advantage of any potential opportunities.”

_______________________________

(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	April 30, 2025

HIGHLIGHTS:

•Comparable hotel Total RevPAR was $408.57, representing an increase of 5.8% compared to the first quarter of 2024, due primarily to improvements in room revenues coupled with increases in food & beverage revenues driven by group business.

•Comparable hotel RevPAR was $240.18 for the first quarter of 2025, representing an increase of 7.0% over the first quarter of 2024, driven primarily by an increase in room rates. This reflected strong performance in particular markets, such as Washington, D.C., New York and New Orleans, as well as an improving recovery in Maui.

•GAAP net income was $251 million, a 7.7% decrease compared to the first quarter of 2024, affected by an increase in interest expense and reflecting GAAP operating profit margin of 17.9%, a decline of 190 basis points compared to the first quarter of 2024, primarily due to a $21 million decrease in net gain on insurance settlements.

•Comparable hotel EBITDA was $504 million for the first quarter of 2025, an increase of 5.8% compared to 2024, leading to a comparable hotel EBITDA margin improvement of 30 basis points to 31.8%. The increase for the quarter was driven by rate improvements, which were able to offset an increase in wage expenses.

•Adjusted EBITDAre was $514 million for the first quarter of 2025, an increase of 5.1% compared to first quarter 2024. Results benefited from the improved comparable hotel EBITDA margins.

•Sold two outparcels adjacent to The Phoenician and recognized a gain on sale of $4 million for both net income and Adjusted EBITDAre.

•On March 26, 2025, The Don CeSar began re-welcoming guests as part of a phased reopening following remediation and reconstruction of damages caused by Hurricanes Helene and Milton in 2024. The remaining amenities are expected to re-open in summer of 2025. The Company currently estimates the total property damage and remediation costs related to The Don CeSar to be approximately $100 million - $110 million. In the first quarter of 2025, the Company received approximately $20 million of insurance proceeds related to the hurricanes, of which $10 million was recognized as business interruption proceeds.

BALANCE SHEET

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

•Total assets of $12.9 billion.

•Debt balance of $5.1 billion, with a weighted average maturity of 5.0 years, a weighted average interest rate of 4.7%, and a balanced maturity schedule.

•Total available liquidity of approximately $2.2 billion, including furniture, fixtures and equipment escrow reserves of $264 million and $1.5 billion available under the revolver portion of the credit facility.

SHARE REPURCHASES AND DIVIDENDS

During the first quarter of 2025, the Company repurchased 6.3 million shares of common stock at an average price of $15.79 per share, exclusive of commissions, through its common share repurchase program for a total of $100 million. The Company has approximately $585 million of remaining capacity under the repurchase program, pursuant to which its common stock may be purchased from time to time, depending upon market conditions.

The Company paid a first quarter common stock cash dividend of $0.20 per share on April 15, 2025 to stockholders of record on March 31, 2025. All future dividends are subject to approval by the Company’s Board of Directors.

HOTEL BUSINESS MIX UPDATE

The Company’s customers fall into three broad groups: transient, group and contract business, which accounted for approximately 60%, 36%, and 4%, respectively, of its full year 2024 room sales.

The following are the results for transient, group and contract business in comparison to 2024 performance, for the Company's current portfolio. Results reflect lower group in the first quarter of 2025 as compared to 2024 as the

Company's properties in Maui benefited from recovery and relief group business in first quarter of 2024:

PAGE 2 OF 20

| HOST HOTELS & RESORTS, INC. NEWS RELEASE | April 30, 2025 | | --- | --- || | Quarter ended March 31, 2025 | | | | | | | | | | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | | | Transient | | | Group | | | Contract | | | | Room nights (in thousands) | 1,362 | | | 1,136 | | | 193 | | | | Percent change in room nights vs. same period in 2024 | (0.8 | | %) | (0.6 | | %) | 11.4 | | % | | Rooms revenues (in millions) | $ | 523 | | $ | 365 | | $ | 43 | | | Percent change in revenues vs. same period in 2024 | 4.7 | | % | 5.9 | | % | 20.5 | | % |

CAPITAL EXPENDITURES

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

	Quarter ended March 31, 2025		2025 Full Year Forecast
	Actual		Low-end of range		High-end of range
ROI - Hyatt Transformational Capital Program	$	19	$	170	$	180
All other return on investment ("ROI") projects	27		100		135
Total ROI Projects	46		270		315
Renewals and Replacements ("R&R")	61		240		275
R&R and ROI Capital expenditures	107		510		590
R&R - Property Damage Reconstruction	39		70		80
Total Capital Expenditures	$	146	$	580	$	670
Inventory spend for condo development(1)	19		75		85
Total capital allocation	$	165	$	655	$	755

__________

(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 Transformational Capital Program, the Company received $5 million in the first quarter of 2025, of the expected full year $27 million, of operating guarantees to offset business disruptions.

2025 OUTLOOK

Despite strong first quarter results and comparable hotel RevPAR growth, macroeconomic uncertainty has made providing guidance more difficult. The full year guidance range provided is based on information currently available, including moderating trends in group lead volume. The low end of the range contemplates a mild slowdown driven by deteriorating macroeconomic sentiment and a worsening international demand imbalance, resulting in a slight decline in the Company's RevPAR over the remaining three quarters. The high end of the range assumes a more stable macroeconomic environment, driven by clarity on trade policies and improvements in the international demand imbalance with minimal RevPAR growth for the remaining quarters of the year. Based on the current environment, the Company estimates that if comparable hotel RevPAR falls outside of this range, for every 100-basis point change in RevPAR, there would be an expected $32 million to $37 million change in both net income and Adjusted EBITDAre.

These scenarios both include an expected decline in operating profit margin and comparable hotel EBITDA margin due to growth in wages, real estate taxes and insurance, as well as a decrease in business interruption proceeds, as compared to 2024. The guidance ranges for net income and Adjusted EBITDAre also include an estimated $25 million contribution from sales at the condominium development adjacent to the Four Seasons Resort Orlando at Walt Disney® Resort. The guidance ranges for net income and Adjusted EBITDAre do not assume any additional gain from insurance receipts related to hurricanes Helene and Milton, as timing for the receipt of these proceeds remains uncertain.

PAGE 3 OF 20

HOST HOTELS & RESORTS, INC. NEWS RELEASE	April 30, 2025

The Company anticipates its 2025 operating results as compared to 2024 will be in the following range:

	Current Full Year 2025 Guidance	Current Full Year 2025 Guidance Change vs. 2024	Previous Full Year 2025 Guidance Change vs. 2024	Change in Full Year 2025 Guidance to the Mid-Point
Comparable hotel Total RevPAR	$366 to $374	0.7% to 2.7%	1.0% to 3.0%	(30) bps
Comparable hotel RevPAR	$221 to $225	0.5% to 2.5%	0.5% to 2.5%	0 bps
Total revenues under GAAP (in millions)	$5,987 to $6,104	5.3% to 7.4%	5.5% to 7.4%	(10) bps
Operating profit margin under GAAP	12.2% to 13.1%	(320) bps to (230) bps	(360) bps to (280) bps	40 bps
Comparable hotel EBITDA margin	27.7% to 28.3%	(160) bps to (100) bps	(210) bps to (150) bps	50 bps

Based upon the above parameters, the Company estimates its 2025 guidance as follows:

	Current Full Year 2025 Guidance	Previous Full Year 2025 Guidance	Change in Full Year 2025 Guidance to the Mid-Point
Net income (in millions)	$512 to $581	$486 to $546	$30
Adjusted EBITDAre (in millions)	$1,610 to $1,680	$1,590 to $1,650	$25
Diluted earnings per common share	$0.72 to $0.82	$0.68 to $0.77	$0.05
NAREIT FFO per diluted share	$1.84 to $1.94	$1.79 to $1.87	$0.06
Adjusted FFO per diluted share	$1.88 to $1.97	$1.82 to $1.91	$0.06

See the 2025 Forecast Schedules and the Notes to Financial Information for items that may affect forecast results and the First Quarter 2025 Supplemental Financial Information for additional detail on the mid-point of full year 2025 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 76 properties in the United States and five properties internationally totaling approximately 43,400 rooms. The Company also holds non-controlling interests in seven domestic and one international 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®, Sheraton®, W®, St. Regis®, The Luxury Collection®, Hyatt®, Fairmont®, 1 Hotels®, Hilton®, Four Seasons®, 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 recovery of travel and the lodging industry, the impact of the Maui wildfires and 2025 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 April 30, 2025, 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 ***

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HOST HOTELS & RESORTS, INC. NEWS RELEASE	April 30, 2025

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 March 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>March 31, 2025and December 31,2024	6
Condensed Consolidated Statements of Operations (unaudited)<br><br>Quarter ended March 31, 2025 and 2024	7
Earnings per Common Share (unaudited)<br><br>Quarter ended March 31, 2025and2024	8
Hotel Operating Data
Hotel Operating Data for Consolidated Hotels (by Location)	9
Schedule of Comparable Hotel Results	11
Reconciliation of Net Income to EBITDA, EBITDAreand Adjusted EBITDAre	12
Reconciliation of Diluted Earnings per Common Share to NAREIT and Adjusted Funds From Operations per Diluted Share	13
2025FORECAST 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 Year2025 Forecasts	14
Schedule of Comparable Hotel Results for Full Year2025 Forecasts	15
Notes to Financial Information	16

PAGE 5 OF 20

HOST HOTELS & RESORTS, INC.

Condensed Consolidated Balance Sheets

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

	March 31,<br><br>2025		December 31, 2024
ASSETS
Property and equipment, net	$	10,862	$	10,906
Right-of-use assets	558		559
Due from managers	116		36
Advances to and investments in affiliates	203		166
Furniture, fixtures and equipment replacement fund	264		242
Notes receivable	—		79
Other	516		506
Cash and cash equivalents	428		554
Total assets	$	12,947	$	13,048
LIABILITIES, NON-CONTROLLING INTERESTS AND EQUITY
Debt⁽¹⁾
Senior notes	$	3,995	$	3,993
Credit facility, including the term loans of $998	993		992
Mortgage and other debt	97		98
Total debt	5,085		5,083
Lease liabilities	559		560
Accounts payable and accrued expenses	261		351
Due to managers	34		54
Other	222		223
Total liabilities	6,161		6,271
Redeemable non-controlling interests - Host Hotels & Resorts, L.P.	133		165
Host Hotels & Resorts, Inc. stockholders’ equity:
Common stock, par value $0.01, 1,050 million shares authorized, 693.7 million shares and 699.1 million shares issued and outstanding, respectively	7		7
Additional paid-in capital	7,390		7,462
Accumulated other comprehensive loss	(79)		(83)
Deficit	(668)		(777)
Total equity of Host Hotels & Resorts, Inc. stockholders	6,650		6,609
Non-redeemable non-controlling interests—other consolidated partnerships	3		3
Total equity	6,653		6,612
Total liabilities, non-controlling interests and equity	$	12,947	$	13,048

__________

(1)Please see our First 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 6 OF 20

HOST HOTELS & RESORTS, INC.

Condensed Consolidated Statements of Operations

(unaudited, in millions, except per share amounts)

	Quarter ended March 31,
	2025		2024
Revenues
Rooms	$	938	$	853
Food and beverage	503		473
Other	153		145
Total revenues	1,594		1,471
Expenses
Rooms	225		202
Food and beverage	323		295
Other departmental and support expenses	364		334
Management fees	69		69
Other property-level expenses	111		104
Depreciation and amortization	196		180
Corporate and other expenses⁽¹⁾	31		27
Net gain on insurance settlements	(10)		(31)
Total operating costs and expenses	1,309		1,180
Operating profit	285		291
Interest income	8		18
Interest expense	(57)		(47)
Other gains	4		—
Equity in earnings of affiliates	10		8
Income before income taxes	250		270
Benefit for income taxes	1		2
Net income	251		272
Less: Net income attributable to non-controlling interests	(3)		(4)
Net income attributable to Host Inc.	$	248	$	268
Basic and diluted earnings per common share	$	0.35	$	0.38

___________

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

	Quarter ended March 31,
	2025		2024
General and administrative costs	$	25	$	21
Non-cash stock-based compensation expense	6		6
Total	$	31	$	27

PAGE 7 OF 20

HOST HOTELS & RESORTS, INC.

Earnings per Common Share

(unaudited, in millions, except per share amounts)

	Quarter ended March 31,
	2025		2024
Net income	$	251	$	272
Less: Net income attributable to non-controlling interests	(3)		(4)
Net income attributable to Host Inc.	$	248	$	268
Basic weighted average shares outstanding	697.8		704.0
Assuming distribution of common shares granted under the comprehensive stock plans, less shares assumed purchased at market	0.5		1.5
Diluted weighted average shares outstanding⁽¹⁾	698.3		705.5
Basic and diluted earnings per common share	$	0.35	$	0.38

___________

(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 8 OF 20

HOST HOTELS & RESORTS, INC.

Hotel Operating Data for Consolidated Hotels

Comparable Hotel Results by Location(1)

	As of March 31, 2025		Quarter ended March 31, 2025								Quarter ended March 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
Miami	2	1,038	$	652.77	84.1	%	$	548.88	$	921.13	$	635.30	82.0	%	$	520.71	$	867.57	5.4	%	6.2	%
Florida Gulf Coast	4	1,529	637.22		81.6	%	519.77		1,103.93		626.36		81.6	%	511.02		1,034.79		1.7	%	6.7	%
Maui	3	1,580	683.78		75.0	%	513.04		788.61		672.67		65.8	%	442.71		738.07		15.9	%	6.8	%
Phoenix	3	1,545	500.68		81.3	%	407.28		890.19		490.11		81.3	%	398.36		854.54		2.2	%	4.2	%
Oahu (2)	2	876	483.66		83.8	%	405.20		625.53		436.64		82.0	%	358.07		571.45		13.2	%	9.5	%
Jacksonville	1	446	524.64		68.0	%	356.95		828.70		528.66		64.6	%	341.31		774.19		4.6	%	7.0	%
Orlando	2	2,448	435.81		73.3	%	319.65		660.15		407.08		74.2	%	302.14		637.59		5.8	%	3.5	%
Nashville	2	721	324.92		80.4	%	261.13		451.22		310.63		73.8	%	229.37		386.44		13.9	%	16.8	%
New York	3	2,720	327.97		79.0	%	258.99		382.34		307.03		74.1	%	227.59		335.44		13.8	%	14.0	%
Los Angeles/Orange County	3	1,067	311.12		79.2	%	246.38		368.36		299.02		74.8	%	223.80		334.70		10.1	%	10.1	%
Washington, D.C. (CBD)	5	3,245	328.11		68.0	%	223.24		322.78		275.83		66.9	%	184.43		270.75		21.0	%	19.2	%
San Diego	3	3,294	301.96		72.7	%	219.60		433.52		294.27		77.4	%	227.67		452.71		(3.5	%)	(4.2	%)
San Francisco/San Jose	6	4,162	300.24		63.6	%	191.05		285.73		290.06		64.0	%	185.67		280.40		2.9	%	1.9	%
New Orleans	1	1,333	256.20		71.4	%	182.91		278.00		211.33		74.6	%	157.65		253.56		16.0	%	9.6	%
Austin	2	767	267.21		67.4	%	180.05		324.90		276.13		64.7	%	178.72		323.83		0.7	%	0.3	%
Northern Virginia	2	916	271.39		65.4	%	177.61		289.32		244.11		67.8	%	165.55		265.89		7.3	%	8.8	%
Philadelphia	2	810	217.69		76.8	%	167.08		260.44		202.76		72.8	%	147.59		228.90		13.2	%	13.8	%
Houston	5	1,942	232.08		71.7	%	166.43		238.70		223.14		74.6	%	166.45		231.31		—	%	3.2	%
Boston	2	1,496	235.02		64.9	%	152.52		223.00		224.11		67.9	%	152.09		221.78		0.3	%	0.6	%
San Antonio	2	1,512	229.79		66.3	%	152.40		252.38		229.52		66.1	%	151.75		252.73		0.4	%	(0.1	%)
Atlanta	2	810	222.74		67.3	%	149.83		256.93		213.56		61.6	%	131.66		227.78		13.8	%	12.8	%
Seattle	2	1,315	212.06		54.7	%	116.05		159.55		210.91		52.7	%	111.05		162.48		4.5	%	(1.8	%)
Denver	3	1,342	183.68		55.6	%	102.11		159.71		177.37		55.3	%	98.05		159.53		4.1	%	0.1	%
Chicago	3	1,562	186.39		53.0	%	98.78		147.67		179.25		55.7	%	99.76		145.54		(1.0	%)	1.5	%
Other	9	3,007	346.28		60.5	%	209.34		325.66		326.67		58.0	%	189.42		295.98		10.5	%	10.0	%
Domestic	74	41,483	351.34		69.7	%	245.06		418.32		331.61		69.1	%	229.10		394.91		7.0	%	5.9	%
International	5	1,499	172.01		61.0	%	104.88		136.91		173.64		56.1	%	97.47		139.44		7.6	%	(1.8	%)
All Locations	79	42,982	$	345.86	69.4	%	$	240.18	$	408.57	$	327.11	68.6	%	$	224.52	$	386.06	7.0	%	5.8	%

___________

(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 9 OF 20

HOST HOTELS & RESORTS, INC.

Hotel Operating Data for Consolidated Hotels (cont.)

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

	As of March 31,
	2025	2024	Quarter ended March 31, 2025								Quarter ended March 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
Miami	2	2	$	652.77	84.1	%	$	548.88	$	921.13	$	635.30	82.0	%	$	520.71	$	867.57	5.4	%	6.2	%
Florida Gulf Coast	5	5	626.09		69.5	%	434.83		913.78		604.37		80.9	%	488.72		983.10		(11.0	%)	(7.1	%)
Maui	3	3	683.78		75.0	%	513.04		788.61		672.67		65.8	%	442.71		738.07		15.9	%	6.8	%
Phoenix	3	3	500.68		81.3	%	407.28		890.19		490.11		81.3	%	398.36		854.54		2.2	%	4.2	%
Oahu	2	1	483.66		83.8	%	405.20		625.53		208.11		97.6	%	203.11		236.24		99.5	%	164.8	%
Jacksonville	1	1	524.64		68.0	%	356.95		828.70		528.66		64.6	%	341.31		774.19		4.6	%	7.0	%
Orlando	2	2	435.81		73.3	%	319.65		660.15		407.08		74.2	%	302.14		637.59		5.8	%	3.5	%
Nashville	2	—	324.92		80.4	%	261.13		451.22		—		—	%	—		—		—	%	—	%
New York	3	2	327.97		79.0	%	258.99		382.34		289.59		74.0	%	214.29		317.47		20.9	%	20.4	%
Los Angeles/Orange County	3	3	311.12		79.2	%	246.38		368.36		299.02		74.8	%	223.80		334.70		10.1	%	10.1	%
Washington, D.C. (CBD)	5	5	328.11		68.0	%	223.24		322.78		275.83		66.9	%	184.43		270.75		21.0	%	19.2	%
San Diego	3	3	301.96		72.7	%	219.60		433.52		294.27		77.4	%	227.67		452.71		(3.5	%)	(4.2	%)
San Francisco/San Jose	6	6	300.24		63.6	%	191.05		285.73		290.06		64.0	%	185.67		280.40		2.9	%	1.9	%
New Orleans	1	1	256.20		71.4	%	182.91		278.00		211.33		74.6	%	157.65		253.56		16.0	%	9.6	%
Austin	2	2	267.21		67.4	%	180.05		324.90		276.13		64.7	%	178.72		323.83		0.7	%	0.3	%
Northern Virginia	2	2	271.39		65.4	%	177.61		289.32		244.11		67.8	%	165.55		265.89		7.3	%	8.8	%
Philadelphia	2	2	217.69		76.8	%	167.08		260.44		202.76		72.8	%	147.59		228.90		13.2	%	13.8	%
Houston	5	5	232.08		71.7	%	166.43		238.70		223.14		74.6	%	166.45		231.31		—	%	3.2	%
Boston	2	2	235.02		64.9	%	152.52		223.00		224.11		67.9	%	152.09		221.78		0.3	%	0.6	%
San Antonio	2	2	229.79		66.3	%	152.40		252.38		229.52		66.1	%	151.75		252.73		0.4	%	(0.1	%)
Atlanta	2	2	222.74		67.3	%	149.83		256.93		213.56		61.6	%	131.66		227.78		13.8	%	12.8	%
Seattle	2	2	212.06		54.7	%	116.05		159.55		210.91		52.7	%	111.05		162.48		4.5	%	(1.8	%)
Denver	3	3	183.68		55.6	%	102.11		159.71		177.37		55.3	%	98.05		159.53		4.1	%	0.1	%
Chicago	3	3	186.39		53.0	%	98.78		147.67		179.25		55.7	%	99.76		145.54		(1.0	%)	1.5	%
Other	10	10	371.12		60.7	%	225.44		350.98		351.34		58.4	%	205.11		320.77		9.9	%	9.4	%
Domestic	76	72	352.99		69.3	%	244.68		417.24		329.69		69.1	%	227.73		393.64		7.4	%	6.0	%
International	5	5	172.01		61.0	%	104.88		136.91		173.64		56.1	%	97.47		139.44		7.6	%	(1.8	%)
All Locations	81	77	$	347.48	69.0	%	$	239.86	$	407.62	$	325.14	68.6	%	$	223.09	$	384.62	7.5	%	6.0	%

___________

(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 10 OF 20

HOST HOTELS & RESORTS, INC.

Schedule of Comparable Hotel Results (1)

(unaudited, in millions, except hotel statistics)

	Quarter ended March 31,
	2025			2024
Number of hotels	79			79
Number of rooms	42,982			42,982
Change in comparable hotel Total RevPAR	5.8		%	—
Change in comparable hotel RevPAR	7.0		%	—
Operating profit margin⁽²⁾	17.9		%	19.8		%
Comparable hotel EBITDA margin⁽²⁾	31.8		%	31.5		%
Food and beverage profit margin⁽²⁾	35.8		%	37.6		%
Comparable hotel food and beverage profit margin⁽²⁾	36.1		%	36.9		%
Net income	$	251		$	272
Depreciation and amortization	196			180
Interest expense	57			47
Benefit for income taxes	(1)			(2)
Gain on sale of property and corporate level income/expense	9			(20)
Property transaction adjustments⁽³⁾	—			19
Non-comparable hotel results, net⁽⁴⁾	(8)			(20)
Comparable hotel EBITDA⁽¹⁾	$	504		$	476

___________

(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 First 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:

	Quarter ended March 31, 2025						Quarter ended March 31, 2024
			Adjustments								Adjustments
	GAAP Results		Non-comparable hotel<br>results, net ⁽⁴⁾		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	$	938	$	(7)	$	—	$	931	$	853	$	44	$	(17)	$	—	$	880
Food and beverage	503		(3)		—		500		473		20		(11)		—		482
Other	153		(1)		—		152		145		9		(4)		—		150
Total revenues	1,594		(11)		—		1,583		1,471		73		(32)		—		1,512
Expenses
Room	225		(2)		—		223		202		11		(3)		—		210
Food and beverage	323		(3)		—		320		295		16		(7)		—		304
Other	544		(8)		—		536		507		27		(12)		—		522
Depreciation and amortization	196		—		(196)		—		180		—		—		(180)		—
Corporate and other expenses	31		—		(31)		—		27		—		—		(27)		—
Net gain on insurance settlements	(10)		10		—		—		(31)		—		10		21		—
Total expenses	1,309		(3)		(227)		1,079		1,180		54		(12)		(186)		1,036
Operating Profit - Comparable hotel EBITDA	$	285	$	(8)	$	227	$	504	$	291	$	19	$	(20)	$	186	$	476

(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.

PAGE 11 OF 20

HOST HOTELS & RESORTS, INC.

Reconciliation of Net Income to

EBITDA, EBITDAre and Adjusted EBITDAre (1)

(unaudited, in millions)

	Quarter ended March 31,
	2025		2024
Net income⁽²⁾	$	251	$	272
Interest expense	57		47
Depreciation and amortization	196		180
Income taxes	(1)		(2)
EBITDA⁽²⁾	503		497
Equity investment adjustments:
Equity in earnings of affiliates	(10)		(8)
Pro rata EBITDAre of equity investments⁽³⁾	15		15
EBITDAre⁽²⁾	508		504
Adjustments to EBITDAre:
Net gain on property insurance settlements	—		(21)
Non-cash stock-based compensation expense⁽⁴⁾	6		6
Adjusted EBITDAre⁽²⁾	$	514	$	489

___________

(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 the quarter ended March 31, 2025 include a gain of $4 million from the sale of land adjacent to The Phoenician hotel.

(3)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.

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

PAGE 12 OF 20

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 March 31,
	2025		2024
Net income⁽²⁾	$	251	$	272
Less: Net income attributable to non-controlling interests	(3)		(4)
Net income attributable to Host Inc.	248		268
Adjustments:
Net gain on property insurance settlements	—		(21)
Depreciation and amortization	195		180
Equity investment adjustments:
Equity in earnings of affiliates	(10)		(8)
Pro rata FFO of equity investments⁽³⁾	10		9
Consolidated partnership adjustments:
FFO adjustments for non-controlling interests of Host L.P.	(3)		(2)
NAREIT FFO⁽²⁾	440		426
Adjustments to NAREIT FFO:
Non-cash stock-based compensation expense⁽⁴⁾	6		6
Adjusted FFO⁽²⁾	$	446	$	432
For calculation on a per share basis:⁽⁵⁾
Diluted weighted average shares outstanding - EPS, NAREIT FFO and Adjusted FFO	698.3		705.5
Diluted earnings per common share	$	0.35	$	0.38
NAREIT FFO per diluted share	$	0.63	$	0.60
Adjusted FFO per diluted share	$	0.64	$	0.61

___________

(1-4)Refer to the corresponding footnote on the Reconciliation of Net Income to EBITDA, EBITDAre and Adjusted EBITDAre.

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

PAGE 13 OF 20

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 2025 Forecasts (1)(2)

(unaudited, in millions)

	Full Year 2025
	Low-end of range		High-end of range
Net income	$	512	$	581
Interest expense	237		237
Depreciation and amortization	784		784
Income taxes	23		24
EBITDA	1,556		1,626
Equity investment adjustments:
Equity in earnings of affiliates	(14)		(15)
Pro rata EBITDAre of equity investments	44		45
EBITDAre	1,586		1,656
Adjustments to EBITDAre:
Non-cash stock-based compensation expense ⁽²⁾	24		24
Adjusted EBITDAre	$	1,610	$	1,680	Full Year 2025
---	---	---	---	---
	Low-end of range		High-end of range
Net income	$	512	$	581
Less: Net income attributable to non-controlling interests	(8)		(9)
Net income attributable to Host Inc.	504		572
Adjustments:
Depreciation and amortization	782		782
Equity investment adjustments:
Equity in earnings of affiliates	(14)		(15)
Pro rata FFO of equity investments	23		24
Consolidated partnership adjustments:
FFO adjustment for non-controlling partnerships	(1)		(1)
FFO adjustment for non-controlling interests of Host LP	(11)		(11)
NAREIT FFO	1,283		1,351
Adjustments to NAREIT FFO:
Non-cash stock-based compensation expense ⁽²⁾	24		24
Adjusted FFO	$	1,307	$	1,375
Diluted weighted average shares outstanding - EPS, NAREIT FFO and Adjusted FFO	696.5		696.5
Diluted earnings per common share	$	0.72	$	0.82
NAREIT FFO per diluted share	$	1.84	$	1.94
Adjusted FFO per diluted share	$	1.88	$	1.97

_______________

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

•Comparable hotel RevPAR will increase 0.5% to 2.5% compared to 2024 for the low and high end of the forecast range. This forecast assumes a moderate recovery at our Maui properties, however the timing of Maui's full recovery remains uncertain.

•Comparable hotel EBITDA margins will decrease 160 basis points to 100 basis points compared to 2024 for the low and high ends of the forecasted comparable hotel RevPAR range, respectively.

•We expect to spend approximately $580 million to $670 million on capital expenditures.

•Assumes no acquisitions or dispositions during the year.

•Assumes no additional gain from insurance settlements related to the hurricane claim as timing remains uncertain.

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

(2) Effective January 1, 2025, we exclude the expense recorded for non-cash stock-based compensation from our presentation of Adjusted EBITDAre and Adjusted FFO per diluted share. In 2024, this amount totaled $24 million.

PAGE 14 OF 20

HOST HOTELS & RESORTS, INC.

Schedule of Comparable Hotel Results for Full Year 2025 Forecasts (1)(2)

(unaudited, in millions)

	Full Year 2025
	Low-end of range			High-end of range
Operating profit margin(3)	12.2		%	13.1		%
Comparable hotel EBITDA margin(3)	27.7		%	28.3		%
Net income	$	512		$	581
Depreciation and amortization	784			784
Interest expense	237			237
Provision for income taxes	23			24
Gain on sale of property and corporate level income/expense	79			79
Non-comparable hotel results, net(4)	(21)			(23)
Condominium sales (5)	(21)			(21)
Comparable hotel EBITDA(1)	$	1,593		$	1,661

___________

(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 2025 Forecasts" for other forecast assumptions.

(2)Forecast comparable hotel results include 79 hotels (of our 81 hotels owned at March 31, 2025) that we have assumed will be classified as comparable as of December 31, 2025. See footnote (4) 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		Non-comparable hotel<br>results, net		Condominium sales		Depreciation and<br>corporate level items		Comparable hotel<br>Results		GAAP Results		Non-comparable hotel<br>results, net		Condominium sales		Depreciation and <br>corporate level items		Comparable hotel<br>Results
Revenues
Rooms	$	3,514	$	(47)	$	—	$	—	$	3,467	$	3,586	$	(49)	$	—	$	—	$	3,537
Food and beverage	1,746		(18)		—		—		1,728		1,780		(19)		—		—		1,761
Other	727		(11)		(153)		—		563		738		(11)		(153)		—		574
Total revenues	5,987		(76)		(153)		—		5,758		6,104		(79)		(153)		—		5,872
Expenses
Hotel expenses	4,362		(65)		(132)		—		4,165		4,409		(66)		(132)		—		4,211
Depreciation and amortization	784		—		—		(784)		—		784		—		—		(784)		—
Corporate and other expenses	122		—		—		(122)		—		123		—		—		(123)		—
Net gain on insurance settlements	(10)		10		—		—		—		(10)		10		—		—		—
Total expenses	5,258		(55)		(132)		(906)		4,165		5,306		(56)		(132)		(907)		4,211
Operating Profit - Comparable hotel EBITDA	$	729	$	(21)	$	(21)	$	906	$	1,593	$	798	$	(23)	$	(21)	$	907	$	1,661

•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

•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).

(5) Includes revenues and costs, including marketing expenses of approximately $4 million, related to the development and sale of condominium units at the Four Seasons Resort Orlando at Walt Disney World® Resort.

PAGE 15 OF 20

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; 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 81 hotels that we owned as of March 31, 2025, 79 have been classified as comparable hotels. The operating results of the following properties that we owned as of March 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

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

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, (iii) 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.

PAGE 16 OF 20

HOST HOTELS & RESORTS, INC.

Notes to Financial Information (cont.)

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.

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

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

PAGE 17 OF 20

HOST HOTELS & RESORTS, INC.

Notes to Financial Information (cont.)

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.

•Effective January 1, 2025, we exclude the expense recorded for non-cash stock-based compensation, as it represents a non-cash transaction and the add back is consistent with the calculation of Adjusted EBITDA for our financial covenant ratios under our credit facility and senior notes indentures and consistent with the presentation of Adjusted 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 18 OF 20

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 eight domestic and international partnerships that own a total of 42 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 19 OF 20

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 20 OF 20

HST-Supplemental Financial Information Supplemental Financial Information

MARCH 31, 2025

FOUR SEASONS RESORT AND RESIDENCES JACKSON HOLE

Exhibit 99.2

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
	Historical Comparable Hotel Results	12
	Comparable Hotel Results2025Forecast and Full Year 2024	14
	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 Year2025Forecasts	16
	Ground Lease Summary as ofDecember 31, 2024	17
18	CAPITALIZATION
	Comparative Capitalization	19
	Consolidated Debt Summary	20
	Consolidated Debt Maturity	21
22	FINANCIAL COVENANTS
	Credit Facility and Senior Notes Financial Performance Tests	23
	Reconciliation of GAAP Leverage Ratio to Credit Facility Leverage Ratio	24
	Reconciliation of GAAP Interest Coverage Ratio to Credit Facility Unsecured Interest Coverage Ratio	25
	Reconciliation of GAAP Interest Coverage Ratio to Credit Facility Fixed Charge Coverage Ratio	26
	Reconciliation of GAAP Indebtedness Test to Senior Notes Indenture Indebtedness Test	27
	Reconciliation of GAAP Secured Indebtedness Test to Senior Notes Indenture Secured Indebtedness Test	28
	Reconciliation of GAAP Interest Coverage Ratio to Senior Notes Indenture EBITDA-to-Interest Coverage Ratio	29
	Reconciliation of GAAP Assets to Indebtedness Test to Senior Notes Unencumbered Assets to Unsecured Indebtedness Test	30
31	NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION
	Forecasts	32
	Comparable Hotel Operating Statistics and Results	32
	Non-GAAP Financial Measures	33

HOST HOTELS & RESORTS CORPORATE HEADQUARTERS

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

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

About Host Hotels & Resorts

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

(2) At April 30, 2025.

PREMIER U.S. LODGING REIT

LUXURY & UPPER UPSCALE CONSOLIDATED HOTELS PORTFOLIO(2)

S&P

500

COMPANY

$10.0

BILLION

MARKET CAP(1)

$14.9

BILLION

ENTERPRISE VALUE(1)

HOTELS

43,400

ROOMS

TOP U.S. MARKETS

Analyst Coverage

BAIRD<br><br>Mike Bellisario<br><br>414-298-6130<br><br>mbellisario@rwbaird.com	GREEN STREET ADVISORS<br><br>Chris Darling<br><br>949-640-8780<br><br>cdarling@greenst.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	HSBC SECURITIES (USA) INC.<br><br>Meredith Jensen<br><br>415-250-8225<br><br>meredith.jensen@us.hsbc.com	UBS SECURITIES LLC<br><br>Robin Farley<br><br>212-713-2060<br><br>robin.farley@ubs.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	WEDBUSH SECURITIES<br><br>Richard Anderson<br><br>212-938-9949<br><br>richard.anderson@wedbush.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	WELLS FARGO SECURITIES LLC<br><br>Dori Kesten<br><br>617-835-8366<br><br>dori.kesten@wellsfargo.com
COMPASS POINT RESEARCH & TRADING, LLC<br><br>Floris van Dijkum<br><br>646-757-2621<br><br>fvandijkum@compasspointllc.com	MORGAN STANLEY & CO.<br><br>Stephen Grambling<br><br>212-761-1010<br><br>stephen.grambling@morganstanley.com	WOLFE RESEARCH<br><br>Keegan Carl<br><br>646-582-9251<br><br>kcarl@wolferesearch.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
EVERCORE ISI<br><br>Duane Pfennigwerth<br><br>212-497-0817<br><br>duane.pfennigwerth@evercoreisi.com	TRUIST<br><br>C. Patrick Scholes<br><br>212-319-3915<br><br>patrick.scholes@suntrust.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.

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 March 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 recovery of travel and the lodging industry, the impact of the Maui wildfires and 2025 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 April 30, 2025, 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 (for both the Company and hotel level), (iii)

EBITDAre and Adjusted EBITDAre, and (iv) Comparable Hotel Operating Statistics and Results. 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.

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

1 HOTEL NASHVILLE

Comparable Hotel Results by Location (1)

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

	Quarter ended March 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
Miami	2	1,038	$652.77	84.1%	$548.88	$88.5	$921.13	$28.6	$37.0
Florida Gulf Coast	4	1,529	637.22	81.6	519.77	151.9	1,103.93	46.0	66.3
Maui	3	1,580	683.78	75.0	513.04	112.1	788.61	20.4	36.8
Phoenix	3	1,545	500.68	81.3	407.28	123.8	890.19	46.5	57.3
Oahu	2	876	483.66	83.8	405.20	50.0	625.53	5.6	11.8
Jacksonville	1	446	524.64	68.0	356.95	33.3	828.70	7.7	10.9
Orlando	2	2,448	435.81	73.3	319.65	145.4	660.15	38.2	52.0
Nashville	2	721	324.92	80.4	261.13	29.3	451.22	3.2	9.2
New York	3	2,720	327.97	79.0	258.99	93.6	382.34	1.3	14.0
Los Angeles/Orange County	3	1,067	311.12	79.2	246.38	35.4	368.36	4.8	7.7
Washington, D.C. (CBD)	5	3,245	328.11	68.0	223.24	94.3	322.78	22.2	33.6
San Diego	3	3,294	301.96	72.7	219.60	128.5	433.52	29.0	44.2
San Francisco/San Jose	6	4,162	300.24	63.6	191.05	107.0	285.73	11.1	25.2
New Orleans	1	1,333	256.20	71.4	182.91	33.4	278.00	10.5	13.0
Austin	2	767	267.21	67.4	180.05	22.4	324.90	3.8	8.2
Northern Virginia	2	916	271.39	65.4	177.61	23.9	289.32	4.3	6.7
Philadelphia	2	810	217.69	76.8	167.08	19.0	260.44	2.2	4.7
Houston	5	1,942	232.08	71.7	166.43	41.7	238.70	9.0	14.3
Boston	2	1,496	235.02	64.9	152.52	30.0	223.00	1.4	5.9
San Antonio	2	1,512	229.79	66.3	152.40	34.3	252.38	7.9	11.7
Atlanta	2	810	222.74	67.3	149.83	18.7	256.93	2.5	5.8
Seattle	2	1,315	212.06	54.7	116.05	18.9	159.55	(4.7)	(1.5)
Denver	3	1,342	183.68	55.6	102.11	19.3	159.71	0.2	3.8
Chicago	3	1,562	186.39	53.0	98.78	20.8	147.67	(7.0)	(2.8)
Other	9	3,007	346.28	60.5	209.34	89.0	325.66	14.3	23.8
Other property level (2)						0.2		—	—
Domestic	74	41,483	351.34	69.7	245.06	1,564.7	418.32	309.0	499.6
International	5	1,499	172.01	61.0	104.88	18.5	136.91	2.6	4.4
All Locations - comparable hotels	79	42,982	$345.86	69.4	$240.18	$1,583.2	$408.57	$311.6	$504.0
Non-comparable hotels	2	407				11.1		4.3	8.2
Gain on sale of property and corporate<br><br>level income/expense (3)						—		(64.6)	(9.1)
Total	81	43,389	—	—	—	$1,594.3	—	$251.3	$503.1

(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)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.

Comparable Hotel Results by Location

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

	Quarter ended March 31, 2025
Location	No. of<br><br>Properties	No. of<br><br>Rooms	Hotel Net Income<br><br>(Loss)	Plus: Depreciation	Plus: Interest Expense	Plus: Income Tax	Equals: Hotel EBITDA
Miami	2	1,038	$28.6	$8.4	$—	$—	$37.0
Florida Gulf Coast	4	1,529	46.0	20.3	—	—	66.3
Maui	3	1,580	20.4	16.4	—	—	36.8
Phoenix	3	1,545	46.5	10.8	—	—	57.3
Oahu	2	876	5.6	6.2	—	—	11.8
Jacksonville	1	446	7.7	3.2	—	—	10.9
Orlando	2	2,448	38.2	13.8	—	—	52.0
Nashville	2	721	3.2	6.0	—	—	9.2
New York	3	2,720	1.3	12.7	—	—	14.0
Los Angeles/Orange County	3	1,067	4.8	2.9	—	—	7.7
Washington, D.C. (CBD)	5	3,245	22.2	11.4	—	—	33.6
San Diego	3	3,294	29.0	15.2	—	—	44.2
San Francisco/San Jose	6	4,162	11.1	14.1	—	—	25.2
New Orleans	1	1,333	10.5	2.5	—	—	13.0
Austin	2	767	3.8	3.4	1.0	—	8.2
Northern Virginia	2	916	4.3	2.4	—	—	6.7
Philadelphia	2	810	2.2	2.5	—	—	4.7
Houston	5	1,942	9.0	5.3	—	—	14.3
Boston	2	1,496	1.4	4.5	—	—	5.9
San Antonio	2	1,512	7.9	3.8	—	—	11.7
Atlanta	2	810	2.5	3.3	—	—	5.8
Seattle	2	1,315	(4.7)	3.2	—	—	(1.5)
Denver	3	1,342	0.2	3.6	—	—	3.8
Chicago	3	1,562	(7.0)	4.2	—	—	(2.8)
Other	9	3,007	14.3	9.5	—	—	23.8
Other property level (1)			—	—	—	—	—
Domestic	74	41,483	309.0	189.6	1.0	—	499.6
International	5	1,499	2.6	1.8	—	—	4.4
All Locations - comparable hotels	79	42,982	$311.6	$191.4	$1.0	$—	$504.0
Non-comparable hotels	2	407	4.3	3.9	—	—	8.2
Gain on sale of property and corporate<br><br>level income/expense (2)			(64.6)	0.4	56.1	(1.0)	(9.1)
Total	81	43,389	$251.3	$195.7	$57.1	$(1.0)	$503.1

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

(2)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.

Comparable Hotel Results by Location

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

	Quarter ended March 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
Miami	2	1,038	$635.30	82.0%	$520.71	$84.3	$867.57	$26.4	$34.4
Florida Gulf Coast	4	1,529	626.36	81.6%	511.02	143.9	1,034.79	44.4	63.1
Maui	3	1,580	672.67	65.8%	442.71	106.1	738.07	18.6	35.1
Phoenix	3	1,545	490.11	81.3%	398.36	120.1	854.54	45.6	55.6
Oahu	2	876	436.64	82.0%	358.07	46.1	571.45	1.2	10.2
Jacksonville	1	446	528.66	64.6%	341.31	31.4	774.19	8.1	11.0
Orlando	2	2,448	407.08	74.2%	302.14	142.0	637.59	37.0	50.7
Nashville	2	721	310.63	73.8%	229.37	25.4	386.44	—	8.3
New York	3	2,720	307.03	74.1%	227.59	82.9	335.44	(2.9)	11.6
Los Angeles/Orange County	3	1,067	299.02	74.8%	223.80	32.5	334.70	3.1	6.0
Washington, D.C. (CBD)	5	3,245	275.83	66.9%	184.43	79.9	270.75	14.7	23.3
San Diego	3	3,294	294.27	77.4%	227.67	135.7	452.71	32.0	47.3
San Francisco/San Jose	6	4,162	290.06	64.0%	185.67	106.2	280.40	9.2	25.4
New Orleans	1	1,333	211.33	74.6%	157.65	30.7	253.56	8.6	10.7
Austin	2	767	276.13	64.7%	178.72	22.6	323.83	4.4	8.6
Northern Virginia	2	916	244.11	67.8%	165.55	22.1	265.89	2.7	5.2
Philadelphia	2	810	202.76	72.8%	147.59	16.9	228.90	0.9	3.3
Houston	5	1,942	223.14	74.6%	166.45	40.9	231.31	7.9	14.0
Boston	2	1,496	224.11	67.9%	152.09	30.2	221.78	6.5	11.1
San Antonio	2	1,512	229.52	66.1%	151.75	34.8	252.73	7.8	12.0
Atlanta	2	810	213.56	61.6%	131.66	16.7	227.78	3.6	5.7
Seattle	2	1,315	210.91	52.7%	111.05	19.4	162.48	(4.1)	(1.0)
Denver	3	1,342	177.37	55.3%	98.05	19.5	159.53	(0.4)	3.3
Chicago	3	1,562	179.25	55.7%	99.76	20.7	145.54	(6.7)	(2.4)
Other	9	3,007	326.67	58.0%	189.42	81.8	295.98	11.1	19.8
Other property level (1)						0.2		(0.2)	(0.2)
Domestic	74	41,483	331.61	69.1%	229.10	1,493.0	394.91	279.5	472.1
International	5	1,499	173.64	56.1%	97.47	19.0	139.44	2.1	4.3
All Locations - comparable hotels	79	42,982	$327.11	68.6%	$224.52	$1,512.0	$386.06	$281.6	$476.4
Non-comparable hotels	2	407				32.4		15.4	19.9
Property transaction adjustments (2)						(73.4)		—	(18.5)
Gain on sale of property and corporate<br><br>level income/expense (3)						—		(25.2)	19.5
Total	81	43,389	$—	—	$—	$1,471.0	$—	$271.8	$497.3

(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.

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

Comparable Hotel Results by Location

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

	Quarter ended March 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
Miami	2	1,038	$26.4	$8.0	$—	$—	$—	$34.4
Florida Gulf Coast	4	1,529	44.4	18.7	—	—	—	63.1
Maui	3	1,580	18.6	16.5	—	—	—	35.1
Phoenix	3	1,545	45.6	10.0	—	—	—	55.6
Oahu	2	876	1.2	1.6	—	—	7.4	10.2
Jacksonville	1	446	8.1	2.9	—	—	—	11.0
Orlando	2	2,448	37.0	13.7	—	—	—	50.7
Nashville	2	721	—	—	—	—	8.3	8.3
New York	3	2,720	(2.9)	11.7	—	—	2.8	11.6
Los Angeles/Orange County	3	1,067	3.1	2.9	—	—	—	6.0
Washington, D.C. (CBD)	5	3,245	14.7	8.6	—	—	—	23.3
San Diego	3	3,294	32.0	15.3	—	—	—	47.3
San Francisco/San Jose	6	4,162	9.2	16.2	—	—	—	25.4
New Orleans	1	1,333	8.6	2.1	—	—	—	10.7
Austin	2	767	4.4	3.2	1.0	—	—	8.6
Northern Virginia	2	916	2.7	2.5	—	—	—	5.2
Philadelphia	2	810	0.9	2.4	—	—	—	3.3
Houston	5	1,942	7.9	6.1	—	—	—	14.0
Boston	2	1,496	6.5	4.6	—	—	—	11.1
San Antonio	2	1,512	7.8	4.2	—	—	—	12.0
Atlanta	2	810	3.6	2.1	—	—	—	5.7
Seattle	2	1,315	(4.1)	3.1	—	—	—	(1.0)
Denver	3	1,342	(0.4)	3.7	—	—	—	3.3
Chicago	3	1,562	(6.7)	4.3	—	—	—	(2.4)
Other	9	3,007	11.1	8.7	—	—	—	19.8
Other property level (1)			(0.2)	—	—	—	—	(0.2)
Domestic	74	41,483	279.5	173.1	1.0	—	18.5	472.1
International	5	1,499	2.1	2.2	—	—	—	4.3
All Locations - comparable hotels	79	42,982	$281.6	$175.3	$1.0	$—	$18.5	$476.4
Non-comparable hotels	2	407	15.4	4.5	—	—	—	19.9
Property transaction adjustments (2)			—	—	—	—	(18.5)	(18.5)
Gain on sale of property and corporate<br><br>level income/expense (3)			(25.2)	0.2	46.2	(1.7)	—	19.5
Total	81	43,389	$271.8	$180.0	$47.2	$(1.7)	$—	$497.3

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

as continuing operations, and (ii) the addition of results for periods prior to our ownership for hotels acquired as of the reporting date.

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

Historical Comparable Hotel Results with 2025 Comparable Hotel Set

(unaudited, in millions, except hotel statistics)

Historical Comparable Hotel Metrics (1)

	2025 Comparable Hotel Set (3)
	Three Months Ended<br><br>March 31, 2024	Three Months Ended<br><br>June 30, 2024	Three Months Ended<br><br>September 30, 2024	Three Months Ended<br><br>December 31, 2024	Year Ended December<br><br>31, 2024
Number of hotels	79	79	79	79	79
Number of rooms	42,982	42,982	42,982	42,982	42,982
Comparable hotel RevPAR	$224.52	$231.71	$206.51	$215.42	$219.49
Comparable hotel occupancy	68.6%	74.3%	71.5%	66.9%	70.3%
Comparable hotel ADR	$327.11	$311.89	$288.91	$321.96	$312.12

Historical Comparable Hotel Revenues (1)(2)

	2025 Comparable Hotel Set (3)
	Three Months Ended<br><br>March 31, 2024	Three Months Ended<br><br>June 30, 2024	Three Months Ended<br><br>September 30, 2024	Three Months Ended<br><br>December 31, 2024	Year Ended December<br><br>31, 2024
Total revenues	$1,471	$1,466	$1,319	$1,428	$5,684
Add: Revenues from asset<br><br>acquisitions	73	63	18	—	154
Less: Revenues from non-<br><br>comparable hotels	(32)	(30)	(31)	(13)	(106)
Comparable hotel revenues	$1,512	$1,499	$1,306	$1,415	$5,732

Historical Comparable Hotel Results with 2025 Comparable Hotel Set (cont.)

(unaudited, in millions, except hotel statistics)

Historical Comparable Hotel EBITDA (1)(2)

	2025 Comparable Hotel Set (3)
	Three Months Ended<br><br>March 31, 2024	Three Months Ended<br><br>June 30, 2024	Three Months Ended<br><br>September 30, 2024	Three Months Ended<br><br>December 31, 2024	Year Ended December<br><br>31, 2024
Net income	$272	$242	$84	$109	$707
Depreciation and amortization	180	188	197	197	762
Interest expense	47	50	59	59	215
Provision (benefit) for income<br><br>taxes	(2)	16	6	(6)	14
Gain on sale of property and<br><br>corporate level income/expense	(20)	(13)	(18)	43	(8)
Property transaction<br><br>adjustments	19	19	4	—	42
Non-comparable hotel results,<br><br>net	(20)	(19)	(12)	(1)	(52)
Comparable hotel EBITDA	$476	$483	$320	$401	$1,680

(1)Comparable hotel results represent adjustments for the following items: (i) to remove the results of operations of our hotels sold or held-for-sale as of March 31, 2025, 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 March 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 79 hotels (of our 81 hotels owned at March 31, 2025) based on our forecast comparable hotel set as of December 31, 2025. No assurances can be made as to the

hotels that will be in the comparable hotel set for 2025. The following are expected to be non-comparable for full year 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

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

excluded from our comparable hotel results.

Comparable Hotel Results 2025 Forecast and Full Year 2024

(unaudited, in millions, except hotel statistics)

	2025 Comparable Hotel Set
	2025 Forecast(1)	2024
Number of hotels	79	79
Number of rooms	42,982	42,982
Comparable hotel Total RevPAR	$369.96	$363.79
Comparable hotel RevPAR	$222.80	$219.49
Operating profit margin(5)	12.6%	15.4%
Comparable hotel EBITDA margin(5)	28.0%	29.3%
Food and beverage profit margin(5)	31.3%	33.7%
Comparable hotel food and beverage profit margin(5)	31.6%	33.4%
Net income	$546	$707
Depreciation and amortization	784	762
Interest expense	237	215
Provision for income taxes	24	14
Gain on sale of property and corporate level income/expense	79	(8)
Property transaction adjustments⁽²⁾	—	42
Non-comparable hotel results, net⁽³⁾	(22)	(52)
Condominium sales ⁽⁴⁾	(21)	—
Comparable hotel EBITDA	$1,627	$1,680

(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 2025 Forecasts" for other forecast assumptions. Forecast presented assumes the midpoint of our comparable hotel RevPAR guidance of 1.5% growth over 2025. Forecast comparable

hotel results include 79 hotels (of our 81 hotels owned at March 31, 2025) that we have assumed will be classified as comparable as of December 31, 2025. 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 2025.

(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 March 31, 2025, which operations are included

in our unaudited condensed consolidated statements of operations as continuing operations, and (ii) the addition of results for periods prior to our ownership for hotels acquired as of March 31,

2025.

(3)Non-comparable hotel results, net, includes the following items: (i) the results of operations of our non-comparable hotels, which operations are included in our 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 are expected to

be non-comparable for full year 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

•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 expenses of approximately $4 million, related to the development and sale of condominium units at 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:

Comparable Hotel Results 2025 Forecast and Full Year 2024 (cont.)

(unaudited, in millions)

	Forecast Year ended December 31, 2025					Year ended December 31, 2024
							Adjustments
	GAAP Results	Non-<br><br>comparable<br><br>hotel results,<br><br>net	Condominium<br><br>sales	Depreciation<br><br>and corporate<br><br>level items	Comparable<br><br>hotel Results	GAAP Results	Property<br><br>transaction<br><br>adjustments	Non-<br><br>comparable<br><br>hotel results,<br><br>net	Depreciation<br><br>and corporate<br><br>level items	Comparable<br><br>hotel Results
Revenues
Room	3,550	$(48)	$—	$—	$3,502	$3,426	$93	$(61)	$—	$3,458
Food and beverage	1,763	(19)	—	—	1,744	1,716	39	(32)	—	1,723
Other	732	(11)	(153)	—	568	542	22	(13)	—	551
Total revenues	6,045	(78)	(153)	—	5,814	5,684	154	(106)	—	5,732
Expenses
Room	897	(11)	—	—	886	849	23	(12)	—	860
Food and beverage	1,212	(19)	—	—	1,193	1,137	32	(22)	—	1,147
Other	2,276	(36)	(132)	—	2,108	2,048	57	(39)	—	2,066
Depreciation and<br><br>amortization	784	—	—	(784)	—	762	—	—	(762)	—
Corporate and other<br><br>expenses	122	—	—	(122)	—	123	—	—	(123)	—
Net gain on insurance<br><br>settlements	(10)	10	—	—	—	(110)	—	19	70	(21)
Total expenses	5,281	(56)	(132)	(906)	4,187	4,809	112	(54)	(815)	4,052
Operating Profit -<br><br>Comparable hotel<br><br>EBITDA	764	$(22)	$(21)	$906	$1,627	$875	$42	$(52)	$815	$1,680

All values are in US Dollars.

Forecast non-comparable hotel results, net includes the results of Alila Ventana Big Sur and The Don CeSar. The following table reconciles net income to Hotel EBITDA based on the

expected 2025 results of the properties 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	Plus: Interest Expense	Plus: Income Tax	Equals: Hotel EBITDA
Alila Ventana Big Sur	$7	$6	$—	$—	$13
The Don CeSar	$(11)	$10	$—	$—	$(1)

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 2025 Forecasts

(unaudited, in millions, except per share amounts)

	Full Year 2025
	Mid-point
Net income	$546
Interest expense	237
Depreciation and amortization	784
Income taxes	24
EBITDA	1,591
Equity investment adjustments:
Equity in earnings of affiliates	(14)
Pro rata EBITDAre of equity investments	44
EBITDAre	1,621
Adjustments to EBITDAre:
Non-cash stock-based compensation expense ⁽²⁾	24
Adjusted EBITDAre	$1,645	Full Year 2025
---	---
	Mid-point
Net income	$546
Less: Net income attributable to non-controlling interests	(9)
Net income attributable to Host Inc.	537
Adjustments:
Depreciation and amortization	782
Equity investment adjustments:
Equity in earnings of affiliates	(14)
Pro rata FFO of equity investments	23
Consolidated partnership adjustments:
FFO adjustment for non-controlling partnerships	(1)
FFO adjustment for non-controlling interests of Host LP	(11)
NAREIT FFO	1,316
Adjustments to NAREIT FFO:
Non-cash stock-based compensation expense ⁽²⁾	24
Adjusted FFO	$1,340
Diluted weighted average shares outstanding - EPS, NAREIT FFO and Adjusted FFO	696.5
Diluted earnings per common share	$0.77
NAREIT FFO per diluted share	$1.89
Adjusted FFO per diluted share	$1.92

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

•Comparable hotel RevPAR will increase at the midpoint of our guidance of 1.5% compared to 2025. This forecast assumes a moderate recovery at our Maui properties, however the timing of Maui's full recovery remains uncertain.

•Comparable hotel EBITDA margins will decline 130 basis points compared to 2024.

•We expect to spend approximately $580 million to $670 million on capital expenditures.

•Assumes no acquisitions or dispositions during the year.

•Assumes no additional gain from insurance settlements related to the hurricane claim as timing remains uncertain.

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

Ground Lease Summary as of December 31, 2024

		As of December 31, 2024
		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	1,991,076	3/31/2043	3/31/2043
8	Marriott Downtown at CF Toronto Eaton Centre	461	Non-Profit	347,600	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	1,504,633	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 Cincinnati	456	Public	— (3)	12/31/2094	12/31/2124
19	The Westin South Coast Plaza, Costa Mesa (4)	393	Private	178,160	9/30/2025	9/30/2025
	Weighted average remaining lease term (assuming all extension options)		49 years
	Percentage of leases (based on room count) with Public/Private/Non-Profit lessors		71% / 22% / 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.

(3)Effective April 1, 2024, the ground lease for The Westin Cincinnati was amended and restated. As a result, the revised minimum rent is $0 from the effective date through December 31, 2025,

subsequently increasing to $100,000 by 2030.

(4)We have reached a preliminary agreement with the Lessor for an extension on the lease term, however there can be no assurance that the agreement will be executed and under the terms

negotiated.

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

SAN FRANCISCO MARRIOTT MARQUIS

Comparative Capitalization

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

	As of	As of	As of	As of	As of
	March 31,	December 31,	September 30,	June 30,	March 31,
Shares/Units	2025	2024	2024	2024	2024
Common shares outstanding	693.7	699.1	699.0	702.3	705.0
Common shares outstanding assuming<br><br>conversion of OP Units (1)	703.0	708.5	708.4	711.9	714.7
Preferred OP Units outstanding	0.01	0.01	0.01	0.01	0.01
Security pricing
Common stock at end of quarter (2)	$14.21	$17.52	$17.60	$17.98	$20.68
High during quarter	17.45	19.07	18.86	20.72	21.15
Low during quarter	14.21	17.24	15.92	17.79	19.17
Capitalization
Market value of common equity (3)	$9,990	$12,413	$12,468	$12,800	$14,780
Consolidated debt	5,085	5,083	5,081	4,396	4,510
Less: Cash	(428)	(554)	(564)	(805)	(1,349)
Consolidated total capitalization	14,647	16,942	16,985	16,391	17,941
Plus: Share of debt in unconsolidated<br><br>investments	282	240	233	233	238
Pro rata total capitalization	$14,929	$17,182	17,218	16,624	18,179
	Quarter ended	Quarter ended	Quarter ended	Quarter ended	Quarter ended
	March 31,	December 31,	September 30,	June 30,	March 31,
	2025	2024	2024	2024	2024
Dividends declared per common share	$0.20	$0.30	$0.20	$0.20	$0.20

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

there were 9.2 million, 9.2 million, 9.3 million, 9.4 million, and 9.5 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.

Consolidated Debt Summary

(in millions)

Debt
Senior debt	Rate	Maturity date	March 31, 2025
Series E	4%	6/2025	500
Series F	4 ½%	2/2026	400
Series H	3 ⅜%	12/2029	644
Series I	3 ½%	9/2030	740
Series J	2.9%	12/2031	442
Series K	5.7%	7/2034	585
Series L	5.5%	4/2035	684
2027 Credit facility term loan	5.3%	1/2027	499
2028 Credit facility term loan	5.3%	1/2028	499
Credit facility revolver (1)	—%	1/2027	(5)
			4,988
Mortgage and other debt
Mortgage and other debt	4.67%	11/2027	97
Total debt(2)(3)			5,085
Percentage of fixed rate debt			80%
Weighted average interest rate			4.7%
Weighted average debt maturity			5.0years
Credit Facility
Total capacity			1,500
Available capacity			1,495
Consolidated assets encumbered by mortgage debt			1

All values are in US Dollars.

(1)There are no outstanding credit facility borrowings at March 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 March 31, 2025, our share of debt in unconsolidated

investments is $282 million and none of our debt is attributable to non-controlling interests.

(3)Total debt as of March 31, 2025 and December 31, 2024, includes net discounts and deferred financing costs of $61 million and $63 million, respectively.

Consolidated Debt Maturity as of March 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 2025-2027 for the mortgage loan that matures in 2027.

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

1 HOTEL SOUTH BEACH

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:

		March 31, 2025
Credit Facility Financial Performance Tests	Permitted	GAAP Ratio	Covenant Ratio
Leverage Ratio	Maximum 7.25x	7.4x	2.8x
Unsecured Interest Coverage Ratio	Minimum 1.75x(1)	3.0x	7.1x
Consolidated Fixed Charge Coverage Ratio	Minimum 1.25x	3.0x	5.5x	March 31, 2025
---	---	---	---
Bond Compliance Financial Performance Tests	Permitted	GAAP Ratio	Covenant Ratio
Indebtedness Test	Maximum 65%	39%	23%
Secured Indebtedness Test	Maximum 40%	<1%	<1%
EBITDA-to-interest Coverage ratio (2)	Minimum 1.5x	3.0x	7.0x
Ratio of Unencumbered Assets to Unsecured Indebtedness	Minimum 150%	255%	439%

(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.

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
	Trailing Twelve Months
	March 31, 2025
Debt	$5,085
Net income	686
GAAP Leverage Ratio	7.4x	Leverage Ratio per Credit<br><br>Facility
---	---
	Trailing Twelve Months
	March 31, 2025
Net debt (1)	$4,758
Adjusted Credit Facility EBITDA (2)	1,705
Leverage Ratio	2.8x

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

	March 31, 2025
Debt	$5,085
Less: Unrestricted cash over $100 million	(327)
Net debt per credit facility definition	$4,758

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

determining leverage ratio:

	Trailing Twelve Months
	March 31, 2025
Net income	$686
Interest expense	225
Depreciation and amortization	778
Income taxes	15
EBITDA	1,704
Equity in earnings of affiliates	(9)
Pro rata EBITDAre of equity investments	35
EBITDAre	1,730
Gain on property insurance settlement	(49)
Non-cash stock-based compensation expense⁽³⁾	24
Adjusted EBITDAre	1,705
Pro Forma EBITDA - Acquisitions	23
Pro forma EBITDA - Dispositions	(6)
Other non-cash items	2
Non-cash partnership adjustments	(19)
Adjusted Credit Facility EBITDA	$1,705

(3) 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.

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
	Trailing Twelve Months
	March 31, 2025
Unencumbered consolidated EBITDA per credit facility<br><br>definition (1)	$1,697
Adjusted Credit Facility unsecured interest expense (2)	238
Unsecured Interest Coverage Ratio	7.1x	GAAP Interest Coverage<br><br>Ratio
---	---
	Trailing Twelve Months
	March 31, 2025
Net income	$686
Interest expense	225
GAAP Interest Coverage Ratio	3.0x

(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:

	Trailing Twelve Months
	March 31, 2025
Adjusted Credit Facility EBITDA	$1,705
Less: Encumbered EBITDA	(9)
Corporate overhead allocated to encumbered assets	1
Unencumbered Consolidated EBITDA per credit facility definition	$1,697

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

	Trailing Twelve Months
	March 31, 2025
GAAP Interest expense	$225
Interest on secured debt	(4)
Deferred financing cost amortization	(7)
Capitalized interest	11
Pro forma interest adjustments	13
Adjusted Credit Facility Unsecured Interest Expense	$238	Trailing Twelve Months
---	---
	March 31, 2025
GAAP Interest expense	$225
Interest on secured debt	(4)
Deferred financing cost amortization	(7)
Capitalized interest	11
Pro forma interest adjustments	13
Adjusted Credit Facility Unsecured Interest Expense	$238

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
	Trailing Twelve Months
	March 31, 2025
Net income	$686
Interest expense	225
GAAP Fixed Charge Coverage Ratio	3.0x	Credit Facility Fixed<br><br>Charge Coverage Ratio
---	---
	Trailing Twelve Months
	March 31, 2025
Credit Facility Fixed Charge Coverage Ratio EBITDA (1)	$1,409
Fixed charges (2)	256
Credit Facility Fixed Charge Coverage Ratio	5.5x

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

	Trailing Twelve Months
	March 31, 2025
Adjusted Credit Facility EBITDA	$1,705
Less: 5% of hotel property gross revenue	(295)
Less: 3% of revenues from other real estate	(1)
Credit Facility Fixed Charge Coverage Ratio EBITDA	$1,409	Trailing Twelve Months
---	---
	March 31, 2025
Adjusted Credit Facility EBITDA	$1,705
Less: 5% of hotel property gross revenue	(295)
Less: 3% of revenues from other real estate	(1)
Credit Facility Fixed Charge Coverage Ratio EBITDA	$1,409

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

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

	Trailing Twelve Months
	March 31, 2025
Adjusted Credit Facility Unsecured Interest Expense	$238
Interest on secured debt	4
Adjusted Credit Facility Interest Expense	242
Scheduled principal payments	2
Cash taxes on ordinary income	12
Fixed Charges	$256	Trailing Twelve Months
---	---
	March 31, 2025
Adjusted Credit Facility Unsecured Interest Expense	$238
Interest on secured debt	4
Adjusted Credit Facility Interest Expense	242
Scheduled principal payments	2
Cash taxes on ordinary income	12
Fixed Charges	$256

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

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

	GAAP Total Indebtedness to Total Assets
	March 31, 2025
Debt	$5,085
Total assets	12,947
GAAP Total Indebtedness to Total Assets	39%	Total Indebtedness to Total Assets per Senior Notes Indenture
---	---
	March 31, 2025
Adjusted indebtedness (1)	$5,113
Adjusted total assets (2)	22,503
Total Indebtedness to Total Assets	23%	March 31, 2025
---	---
Debt	$5,085
Add: Deferred financing costs	29
Less: Mark-to-market on assumed mortgage	(1)
Adjusted Indebtedness per Senior Notes Indenture	$5,113	March 31, 2025
---	---
Total assets	$12,947
Add: Accumulated depreciation	10,096
Add: Prior impairment of assets held	11
Add: Inventory impairment at unconsolidated investment	12
Less: Intangibles	(5)
Less: Right-of-use assets	(558)
Adjusted Total Assets per Senior Notes Indenture	$22,503

notes indenture:

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

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

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
	March 31, 2025
Mortgage and other secured debt	$97
Total assets	12,947
GAAP Secured Indebtedness to Total Assets	<1%	Secured Indebtedness per Senior Notes Indenture
---	---
	March 31, 2025
Secured indebtedness (1)	$96
Adjusted total assets (2)	22,503
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:

	March 31, 2025
Mortgage and other secured debt	$97
Less: Mark-to-market on assumed mortgage	(1)
Secured Indebtedness	$96

(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.

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

	GAAP Interest Coverage Ratio
	Trailing Twelve Months
	March 31, 2025
Net income	$686
Interest expense	225
GAAP Interest Coverage Ratio	3.0x	EBITDA to Interest Coverage Ratio
---	---
	Trailing Twelve Months
	March 31, 2025
Adjusted Credit Facility EBITDA (1)	$1,705
Non-controlling interest adjustment	2
Adjusted Senior Notes EBITDA	1,707
Adjusted Credit Facility Interest Expense (2)	242
Plus: Premium amortization on assumed mortgage	1
Adjusted Senior Notes Interest Expense	$243
EBITDA to Interest Coverage Ratio	7.0x

indenture:

(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.

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

	GAAP Assets / Debt
	March 31, 2025
Total assets	$12,947
Total debt	5,085
GAAP Total Assets / Total Debt	255%	Unencumbered Assets / Unsecured Debt per Senior Notes<br><br>Indenture
---	---
	March 31, 2025
Unencumbered Assets (1)	$22,031
Unsecured Debt (2)	5,017
Unencumbered Assets / Unsecured Debt	439%	March 31, 2025
---	---
Adjusted total assets (a)	$22,503
Less: Partnership adjustments	(203)
Less: Inventory impairment at unconsolidated investment	(12)
Less: Encumbered Assets	(257)
Unencumbered Assets	$22,031

financial covenants of our senior notes indenture:

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

(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:

	March 31, 2025
Adjusted indebtedness (b)	$5,113
Less: Secured indebtedness (c)	(96)
Unsecured Debt	$5,017	March 31, 2025
---	---
Adjusted indebtedness (b)	$5,113
Less: Secured indebtedness (c)	(96)
Unsecured Debt	$5,017

(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

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; 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.

NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION

COMPARABLE HOTEL OPERATING STATISTICS AND RESULTS (continued)

Of the 81 hotels that we owned as of March 31, 2025, 79 have been classified as comparable hotels. The operating results of the following properties that we

owned as of March 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

•Sales and marketing expenses related to the development and sale of condominium units on a development parcel adjacent to Four Seasons Resort

Orlando at Walt Disney World® Resort.

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, (iii) EBITDAre and Adjusted EBITDAre, (iv) Comparable Hotel Operating Statistics and Results, (v) Credit Facility Financial

Performance Tests, and (vi) Senior Notes Financial Performance Tests. 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.

NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION

NON-GAAP FINANCIAL MEASURES (continued)

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.

NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION

NON-GAAP FINANCIAL MEASURES (continued)

•Effective January 1, 2025, we exclude the expense recorded for non-cash stock-based compensation, as it represents a non-cash transaction and the

add back is consistent with the calculation of Adjusted EBITDA for our financial covenant ratios under our credit facility and senior notes indentures and

consistent with the presentation of Adjusted FFO per diluted share for the majority of other lodging REIT filers.

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

NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION

NON-GAAP FINANCIAL MEASURES (continued)

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.

•Effective January 1, 2025, we exclude the expense recorded for non-cash stock-based compensation, as it represents a non-cash transaction and the

add back is consistent with the calculation of Adjusted EBITDA for our financial covenant ratios under our credit facility and senior notes indentures and

consistent with the presentation of Adjusted 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.

NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION

NON-GAAP FINANCIAL MEASURES (continued)

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 eight domestic and international partnerships that own a total of 42 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.

NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION

NON-GAAP FINANCIAL MEASURES (continued)

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 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.

NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION

NON-GAAP FINANCIAL MEASURES (continued)

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.

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.

NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION

NON-GAAP FINANCIAL MEASURES (continued)

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.