Form 8-K - Current report

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): November 6, 2024

_________________________________________________________

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 of Incorporation)	(Commission File Number)	(IRS Employer Identification No.)


4747 Bethesda Avenue, Suite 1300 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
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 November 6, 2024, Host Hotels & Resorts, Inc. issued a press release announcing its financial results for the third quarter ended September 30, 2024. 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 third quarter 2024.

99.2			Host Hotels & Resorts, Inc. Third Quarter 2024 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: November 6, 2024	By:	/S/ JOSEPH C. OTTINGER
	Name:	Joseph C. Ottinger
	Title:	Senior Vice President and Corporate Controller


						Exhibit 99.1

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

Host Hotels & Resorts, Inc. Reports Results for the Third Quarter 2024

Strong Group Contribution Leads to Total RevPAR Growth of 3.1%

BETHESDA, Md; November 6, 2024 – Host Hotels & Resorts, Inc. (NASDAQ: HST) (the “Company”), the nation’s largest lodging real estate investment trust (“REIT”), today announced results for third quarter of 2024.

OPERATING RESULTS

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


	Quarter ended September 30,						Year-to-date ended September 30,
	2024		2023		Percent Change		2024		2023		Percent Change
Revenues	$	1,319	$	1,214	8.6	%	$	4,256	$	3,988	6.7	%
Comparable hotel revenues⁽¹⁾	1,299		1,259		3.2	%	4,235		4,151		2.0	%
Comparable hotel Total RevPAR⁽¹⁾	328.86		319.01		3.1	%	360.07		354.40		1.6	%
Comparable hotel RevPAR⁽¹⁾	206.21		204.56		0.8	%	218.09		217.72		0.2	%

Net income	$	84	$	113	(25.7	%)	$	598	$	618	(3.2	%)
EBITDAre⁽¹⁾	353		361		(2.2	%)	1,359		1,251		8.6	%
Adjusted EBITDAre⁽¹⁾	324		361		(10.2	%)	1,283		1,251		2.6	%

Diluted earnings per common share	$	0.12	$	0.16	(25.0	%)	$	0.84	$	0.85	(1.2	%)
NAREIT FFO per diluted share⁽¹⁾	0.36		0.41		(12.2	%)	1.53		1.48		3.4	%
Adjusted FFO per diluted share⁽¹⁾	0.36		0.41		(12.2	%)	1.53		1.48		3.4	%

*Additional detail on the Company’s results, including data for 24 domestic markets, is available in the Third Quarter 2024 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 Total RevPAR growth of 3.1% over the third quarter of 2023, driven by improvements in food and beverage revenues from group business. Comparable hotel RevPAR increased 0.8% for the quarter as a result of continued strong group demand and improving trends in Maui."

Risoleo continued, “Despite the impact of the hurricanes in Florida, we are maintaining our previous full year comparable hotel guidance at the midpoint. During the quarter, we repurchased $57 million of common stock, bringing our total repurchases for the year to $107 million at an average price of $16.99, and completed the issuance of $700 million of Series L senior notes at 5.5%. We believe our investment grade balance sheet continues to put us in a position to execute on multiple fronts, leaving Host well positioned for growth in the future.”

_______________________________

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


HOST HOTELS & RESORTS, INC. NEWS RELEASE			November 6, 2024

HIGHLIGHTS:

•Comparable hotel Total RevPAR was $328.86 for the third quarter of 2024 and $360.07 year to date, representing an increase of 3.1% and 1.6%, respectively, compared to the same periods in 2023, due primarily to improvements in food & beverage revenues driven by group business, as well as an increase in other revenues from ancillary spend.

•Comparable hotel RevPAR was $206.21 and $218.09 for the third quarter and year-to-date of 2024, respectively, representing an increase of 0.8% and 0.2%, compared to the same periods in 2023 and reflecting continued strong group demand, along with moderating domestic leisure demand and the slow, yet improving, recovery in Maui.

•GAAP net income was $84 million for the third quarter of 2024, reflecting a 25.7% decrease compared to the third quarter of 2023, and GAAP operating profit margin was 10.2%, a decline of 270 basis points compared to the third quarter of 2023, both affected by a $25 million decrease in gains on insurance settlements. Year-to-date GAAP net income was $598 million, a 3.2% decrease compared to 2023, reflecting a decline in gains on asset sales, and operating profit margin was 16.9%, an improvement of 50 basis points compared to 2023, benefiting from a $59 million increase in gains on insurance settlements for year-to-date compared to 2023.

•Comparable hotel EBITDA was $329 million for the third quarter of 2024, a 1.8% decrease compared to the third quarter of 2023, leading to a comparable hotel EBITDA margin decline of 130 basis points to 25.3%. The decline for the quarter was driven by Maui performance and the business interruption proceeds included in 2023, while the revenue improvements described above were offset by increased wages and other inflationary pressures in comparison to third quarter 2023. Year-to-date, comparable hotel EBITDA was $1,261 million, a decrease of 1.1% compared to 2023, leading to a comparable hotel EBITDA margin decline of 90 basis points to 29.8%.

•Adjusted EBITDAre was $324 million for the third quarter of 2024, a decrease of 10.2% compared to 2023. Third quarter 2023 results benefited from business interruption of $54 million, while none were recognized in third quarter 2024. Year-to-date, Adjusted EBITDAre was $1,283 million, exceeding 2023 by 2.6%, driven by operations from the recent acquisitions and The Ritz-Carlton, Naples, which was closed in the first half of 2023 due to Hurricane Ian.

•In July 2024, the Company completed the previously announced acquisitions of the fee simple interest in the 234-room 1 Hotel Central Park for $265 million and the 450-room The Ritz-Carlton O’ahu, Turtle Bay for $680 million, net of key money received from Marriott International.

Hurricane and Maui Update

•Many of the Company's hotels in Florida were affected by Hurricanes Helene and Milton, which made landfall in September and October of 2024, respectively. Due to evacuation mandates and/or loss of commercial power, four of the Company's properties in Florida were temporarily closed, three of which have reopened. The enhanced resilience projects implemented during the reconstruction of The Ritz-Carlton, Naples were successful in minimizing damage to the resort during the two storms. The most significant damage sustained during the storms occurred at The Don CeSar, which remains closed to guests. Due to proximity of the event to quarter end, operating results for the third quarter of 2024 were not materially impacted, however the impact will carry into the fourth quarter as well as 2025. The Company is still evaluating the complete remediation plans and disruption impacts of the storms. The Company currently expects a phased reopening of The Don CeSar beginning in late first quarter of 2025.

•The Company reached a final settlement with its insurance carriers on covered costs related to damage and disruption caused by Hurricane Ian, which totaled $308 million, and received the remaining $29 million of property insurance proceeds in the third quarter, resulting in a gain on property insurance settlement of $25 million. In total, $99 million of the insurance receipts were recognized as a gain on business interruption, and the Company does not expect to recognize any additional gains on business interruption related to Hurricane Ian.

•Effects from the August 2023 wildfires in Maui, Hawaii continued into 2024. In the third quarter, the Company's Maui hotels and golf courses impacted RevPAR by 170 basis points. The impact in the quarter is


© Host Hotels & Resorts, Inc.			PAGE 2 OF 23


HOST HOTELS & RESORTS, INC. NEWS RELEASE			November 6, 2024

understated, however, as the Company would have expected Maui to contribute 20 basis points to portfolio RevPAR growth in the third quarter given the renovation disruption at Fairmont Kea Lani in 2023. As a result, the total estimated impact of the wildfires on third quarter RevPAR is 190 basis points. Operating profit margin and comparable hotel EBITDA margin were impacted by Maui's operations by approximately 70 basis points for the third quarter.

•The Company previously settled its claim on the Maui wildfires and recognized $21 million of insurance proceeds as a gain on business interruption in the second quarter of 2024.

BALANCE SHEET

In August, the Company issued $700 million of 5.5% Series L senior notes due 2035 in an underwritten public offering for proceeds of approximately $683 million, net of original issue discount, underwriting fees and expenses. The net proceeds were used in part to repay all $525 million of borrowings then outstanding under the revolver portion of the Company's credit facility, including amounts borrowed in connection with recent acquisitions.

The Company maintains a robust balance sheet, with the following balances at September 30, 2024:

•Total assets of $13.1 billion.

•Debt balance of $5.1 billion, with a weighted average maturity of 5.5 years, a weighted average interest rate of 4.8%, and a balanced maturity schedule.

•Total available liquidity of approximately $2.3 billion, including furniture, fixtures and equipment escrow reserves of $240 million and $1.5 billion available under the revolver portion of the credit facility.

SHARE REPURCHASES AND DIVIDENDS

During the third quarter of 2024, the Company repurchased 3.5 million shares of common stock at an average price of $16.33 per share, exclusive of commissions, through its common share repurchase program for a total of $57 million. As of September 30, 2024, the Company has approximately $685 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 third quarter common stock cash dividend of $0.20 per share on October 15, 2024 to stockholders of record on September 30, 2024. All future dividends, including any special 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 61%, 35%, and 4%, respectively, of its full year 2023 room sales.

The following are the results for transient, group and contract business in comparison to 2023 performance, for the Company's current portfolio:


	Quarter ended September 30, 2024									Year-to-date ended September 30, 2024
	Transient			Group			Contract			Transient			Group			Contract
Room nights (in thousands)	1,607			1,023			202			4,538			3,320			560
Percent change in room nights vs. same period in 2023	(0.1		%)	(0.1		%)	(0.9		%)	(1.3		%)	2.5		%	3.6		%
Rooms revenues (in millions)	$	509		$	265		$	41		$	1,516		$	933		$	116
Percent change in revenues vs. same period in 2023	0.2		%	1.0		%	8.8		%	(2.9		%)	5.3		%	13.0		%


© Host Hotels & Resorts, Inc.			PAGE 3 OF 23


HOST HOTELS & RESORTS, INC. NEWS RELEASE			November 6, 2024

CAPITAL EXPENDITURES

The following presents the Company’s capital expenditures spend through the third quarter of 2024 and the forecast for full year 2024 (in millions):


	Year-to-date ended September 30, 2024		2024 Full Year Forecast

	Actual		Low-end of range		High-end of range
ROI - Marriott and Hyatt Transformational Capital Programs	$	94	$	125	$	140
All other return on investment ("ROI") projects	70		100		115
Total ROI Projects	164		225		255
Renewals and Replacements ("R&R")	181		225		275
R&R and ROI Capital expenditures	345		450		530
R&R - Property Damage Reconstruction	30		35		50
Total Capital Expenditures	$	375	$	485	$	580

Inventory spend for condo development(1)	36		50		60
Total capital allocation	$	411	$	535	$	640

__________

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

Forecast spend for property damage reconstruction includes estimated spend in 2024 related to Hurricanes Helene and Milton, however a significant portion of the total spending will occur in 2025 and those amounts are not reflected in the 2024 forecast. Under the Hyatt Transformational Capital Program, the Company received $2 million, of the expected full year $9 million, of operating guarantees in the third quarter of 2024 to offset business disruptions.

2024 OUTLOOK

The Company has maintained its previous midpoint full year comparable hotel guidance, which assumes a continued recovery in Maui and steady demand trends in the fourth quarter, despite the impacts of Hurricanes Helene and Milton. Operating profit margin and comparable hotel EBITDA margins in 2024 are expected to decline compared to 2023, impacted by the Maui wildfires and continued growth in wages, real estate taxes and insurance.

The Company's full year forecast comparable hotel set now includes the operations of The Ritz-Carlton O'ahu, Turtle Bay and 1 Hotel Central Park properties that were acquired in July 2024, and excludes The Don CeSar, which closed on September 25, 2024, as described above. The estimated impact to net income and Adjusted EBITDAre from the loss of business due to the hurricanes for 2024 is approximately $15 million.

The impact from Maui operations is expected to be an approximate decline of 150 basis points in RevPAR and 110 basis points in Total RevPAR. When combined with the expected pre-wildfire Maui contribution, the total impact is estimated to be 220 basis points and 180 basis points, respectively. Net of the benefit of the business interruption gains relating to the wildfires received earlier this year, the year-over-year impact from Maui on net income and Adjusted EBITDAre for full year is expected to be a decline of $25 million, and on margins is expected to be a decline of approximately 20 basis points.


© Host Hotels & Resorts, Inc.			PAGE 4 OF 23


HOST HOTELS & RESORTS, INC. NEWS RELEASE			November 6, 2024

The Company anticipates its 2024 operating results as compared to 2023 will be approximately as follows:

Current Full Year 2024 Guidance

Current Full Year 2024 Guidance Change vs. 2023

Previous Full Year 2024 Guidance Midpoint Change vs. 2023

Change in Full Year 2024 Guidance

Comparable hotel Total RevPAR

$353

1.2%

0 bps

Comparable hotel RevPAR

$215

0.0%

0 bps

Total revenues under GAAP (in millions)

$5,637

6.1%

6.8%

(70) bps

Operating profit margin under GAAP

15.2%

(40) bps

0 bps

(40) bps

Comparable hotel EBITDA margin

29.0%

(90) bps

0 bps

Based upon the above parameters, the Company estimates its 2024 guidance will be approximately as follows:


	Current Full Year 2024 Guidance	Previous Full Year 2024 Guidance Midpoint	Change in Full Year 2024 Guidance
Net income (in millions)	$687	$712	$(25)
Adjusted EBITDAre (in millions)	$1,630	$1,645	$(15)
Diluted earnings per common share	$0.96	$0.99	$(0.03)
NAREIT and Adjusted FFO per diluted share	$1.92	$1.94	$(0.02)

See the 2024 Forecast Schedules and the Notes to Financial Information for items that may affect forecast results.

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 which 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 2024 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 November 6, 2024, 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 has any responsibility or liability for any information contained in this press release.

*** Tables to Follow ***


© Host Hotels & Resorts, Inc.			PAGE 5 OF 23


HOST HOTELS & RESORTS, INC. NEWS RELEASE			November 6, 2024

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 September 30, 2024, 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.


2024 OPERATING RESULTS			PAGE NO.

Condensed Consolidated Balance Sheets (unaudited) September 30, 2024 and December 31, 2023			7

Condensed Consolidated Statements of Operations (unaudited) Quarter and Year-to-date ended September 30, 2024 and 2023			8

Earnings per Common Share (unaudited) Quarter and Year-to-date ended September 30, 2024 and 2023			9

Hotel Operating Data
Hotel Operating Data for Consolidated Hotels (by Location)			10

Schedule of Comparable Hotel Results			14

Reconciliation of Net Income to EBITDA, EBITDAre and Adjusted EBITDAre			16

Reconciliation of Diluted Earnings per Common Share to NAREIT and Adjusted Funds From Operations per Diluted Share			17

2024 FORECAST INFORMATION

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 2024 Forecasts			18

Schedule of Comparable Hotel Results for Full Year 2024 Forecasts			19

Notes to Financial Information			20


© Host Hotels & Resorts, Inc.			PAGE 6 OF 23

HOST HOTELS & RESORTS, INC.

Condensed Consolidated Balance Sheets

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


	September 30, 2024		December 31, 2023

ASSETS
Property and equipment, net	$	10,962	$	9,624
Right-of-use assets	549		550

Due from managers	77		128
Advances to and investments in affiliates	162		126
Furniture, fixtures and equipment replacement fund	240		217
Notes receivable	78		72
Other	448		382
Cash and cash equivalents	564		1,144
Total assets	$	13,080	$	12,243

LIABILITIES, NON-CONTROLLING INTERESTS AND EQUITY
Debt⁽¹⁾
Senior notes	$	3,991	$	3,120
Credit facility, including the term loans of $997	991		989
Mortgage and other debt	99		100
Total debt	5,081		4,209
Lease liabilities	559		563
Accounts payable and accrued expenses	248		408
Due to managers	77		64

Other	233		173
Total liabilities	6,198		5,417

Redeemable non-controlling interests - Host Hotels & Resorts, L.P.	167		189

Host Hotels & Resorts, Inc. stockholders’ equity:
Common stock, par value $0.01, 1,050 million shares authorized, 699.0 million shares and 703.6 million shares issued and outstanding, respectively	7		7
Additional paid-in capital	7,454		7,535
Accumulated other comprehensive loss	(75)		(70)
Deficit	(674)		(839)
Total equity of Host Hotels & Resorts, Inc. stockholders	6,712		6,633
Non-redeemable non-controlling interests—other consolidated partnerships	3		4
Total equity	6,715		6,637
Total liabilities, non-controlling interests and equity	$	13,080	$	12,243

__________

(1)Please see our Third Quarter 2024 Supplemental Financial Information for more detail on our debt balances and financial covenant ratios under our credit facility and senior notes indentures.

PAGE 7 OF 23

HOST HOTELS & RESORTS, INC.

Condensed Consolidated Statements of Operations

(unaudited, in millions, except per share amounts)


	Quarter ended September 30,				Year-to-date ended September 30,
	2024		2023		2024		2023
Revenues
Rooms	$	825	$	777	$	2,563	$	2,447
Food and beverage	365		328		1,285		1,174
Other	129		109		408		367
Total revenues	1,319		1,214		4,256		3,988
Expenses
Rooms	216		196		632		590
Food and beverage	267		241		848		773
Other departmental and support expenses	345		314		1,022		952
Management fees	55		51		193		185
Other property-level expenses	108		106		313		290
Depreciation and amortization	197		174		565		511
Corporate and other expenses⁽¹⁾	25		29		81		90
Gain on insurance settlements	(29)		(54)		(116)		(57)
Total operating costs and expenses	1,184		1,057		3,538		3,334
Operating profit	135		157		718		654
Interest income	11		22		43		56
Interest expense	(59)		(48)		(156)		(142)
Other gains	1		1		1		70
Equity in earnings (losses) of affiliates	2		(4)		12		7
Income before income taxes	90		128		618		645
Provision for income taxes	(6)		(15)		(20)		(27)
Net income	84		113		598		618
Less: Net income attributable to non-controlling interests	(2)		(2)		(9)		(10)
Net income attributable to Host Inc.	$	82	$	111	$	589	$	608


Basic and diluted earnings per common share	$	0.12	$	0.16	$	0.84	$	0.85

___________

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


	Quarter ended September 30,				Year-to-date ended September 30,
	2024		2023		2024		2023
General and administrative costs	$	19	$	20	$	64	$	61
Non-cash stock-based compensation expense	6		6		17		19
Litigation accruals	—		3		—		10
Total	$	25	$	29	$	81	$	90

PAGE 8 OF 23

HOST HOTELS & RESORTS, INC.

Earnings per Common Share

(unaudited, in millions, except per share amounts)


	Quarter ended September 30,				Year-to-date ended September 30,
	2024		2023		2024		2023
Net income	$	84	$	113	$	598	$	618
Less: Net income attributable to non-controlling interests	(2)		(2)		(9)		(10)
Net income attributable to Host Inc.	$	82	$	111	$	589	$	608

Basic weighted average shares outstanding	700.9		709.7		703.1		711.4
Assuming distribution of common shares granted under the comprehensive stock plans, less shares assumed purchased at market	1.5		2.2		1.6		2.2
Diluted weighted average shares outstanding⁽¹⁾	702.4		711.9		704.7		713.6


Basic and diluted earnings per common share	$	0.12	$	0.16	$	0.84	$	0.85

___________

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

PAGE 9 OF 23

HOST HOTELS & RESORTS, INC.

Hotel Operating Data for Consolidated Hotels

Comparable Hotel Results by Location(1)


	As of September 30, 2024		Quarter ended September 30, 2024								Quarter ended September 30, 2023
Location	No. of Properties	No. of Rooms	Average Room Rate		Average Occupancy Percentage		RevPAR		Total RevPAR		Average Room Rate		Average Occupancy Percentage		RevPAR		Total RevPAR		Percent Change in RevPAR		Percent Change in Total RevPAR
Jacksonville	1	446	$	500.84	71.6	%	$	358.59	$	805.21	$	479.33	69.2	%	$	331.47	$	726.78	8.2	%	10.8	%
Maui	3	1,580	626.00		57.0	%	356.87		569.42		710.27		62.2	%	442.00		631.23		(19.3	%)	(9.8	%)
Oahu (2)	2	876	458.26		81.6	%	373.80		562.08		452.27		82.4	%	372.46		578.74		0.4	%	(2.9	%)
Miami	2	1,038	366.49		59.2	%	216.89		414.64		377.39		50.3	%	189.66		358.25		14.4	%	15.7	%
New York	3	2,720	379.23		87.5	%	331.84		447.06		357.95		86.5	%	309.77		412.96		7.1	%	8.3	%
Nashville	2	721	335.61		80.5	%	270.28		435.21		342.53		78.2	%	267.92		422.57		0.9	%	3.0	%
Phoenix	3	1,545	269.17		54.5	%	146.75		374.60		263.79		59.6	%	157.18		368.20		(6.6	%)	1.7	%
Florida Gulf Coast	4	1,403	272.83		61.2	%	167.03		361.33		279.05		63.9	%	178.25		357.14		(6.3	%)	1.2	%
Orlando	2	2,448	312.21		60.3	%	188.39		426.35		309.53		64.9	%	200.78		419.73		(6.2	%)	1.6	%
San Diego	3	3,294	305.38		84.2	%	257.27		455.83		295.59		83.5	%	246.81		441.94		4.2	%	3.1	%
Los Angeles/Orange County	3	1,067	303.51		81.9	%	248.54		369.47		314.25		85.9	%	269.85		375.29		(7.9	%)	(1.6	%)
Boston	2	1,496	301.09		84.4	%	253.98		316.86		273.06		83.8	%	228.75		291.12		11.0	%	8.8	%
Washington, D.C. (CBD)	5	3,245	261.33		69.0	%	180.29		265.21		244.50		71.5	%	174.94		248.36		3.1	%	6.8	%
Philadelphia	2	810	236.34		83.7	%	197.75		298.37		231.09		82.6	%	190.83		288.59		3.6	%	3.4	%
Northern Virginia	2	916	246.97		74.3	%	183.58		272.79		233.30		72.0	%	168.00		250.70		9.3	%	8.8	%
Chicago	3	1,562	284.56		79.3	%	225.77		302.96		253.34		79.5	%	201.35		280.27		12.1	%	8.1	%
Seattle	2	1,315	278.67		84.2	%	234.60		295.93		271.12		81.0	%	219.56		285.88		6.9	%	3.5	%
San Francisco/San Jose	6	4,162	221.47		71.4	%	158.03		224.25		241.34		72.8	%	175.71		241.07		(10.1	%)	(7.0	%)
Austin	2	767	206.04		60.4	%	124.50		226.42		225.87		59.0	%	133.29		242.58		(6.6	%)	(6.7	%)
Houston	5	1,942	207.33		66.6	%	138.07		189.00		191.21		66.3	%	126.73		172.15		8.9	%	9.8	%
Denver	3	1,342	212.74		82.1	%	174.65		252.81		204.48		79.9	%	163.34		235.48		6.9	%	7.4	%
New Orleans	1	1,333	161.65		68.4	%	110.53		180.91		147.45		58.9	%	86.87		133.83		27.2	%	35.2	%
San Antonio	2	1,512	201.02		56.3	%	113.14		179.56		194.04		53.5	%	103.87		167.34		8.9	%	7.3	%
Atlanta	2	810	193.10		62.3	%	120.29		182.01		182.03		75.0	%	136.49		210.62		(11.9	%)	(13.6	%)
Other	9	3,007	283.60		69.3	%	196.42		303.39		281.41		68.1	%	191.51		287.59		2.6	%	5.5	%
Domestic	74	41,357	290.32		71.9	%	208.61		334.05		287.43		72.1	%	207.22		324.22		0.7	%	3.0	%

International	5	1,499	206.99		67.6	%	140.02		183.91		199.27		65.7	%	130.95		174.16		6.9	%	5.6	%
All Locations	79	42,856	$	287.57	71.7	%	$	206.21	$	328.86	$	284.61	71.9	%	$	204.56	$	319.01	0.8	%	3.1	%

___________

(1)See the Notes to Financial Information for a discussion of comparable hotel operating statistics. Beginning in third quarter of 2024, we have separated the Oahu and Maui markets. 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 comparing to the periods prior to our ownership.

PAGE 10 OF 23

HOST HOTELS & RESORTS, INC.

Hotel Operating Data for Consolidated Hotels (cont.)

Comparable Hotel Results by Location(1)


	As of September 30, 2024		Year-to-date ended September 30, 2024								Year-to-date ended September 30, 2023
Location	No. of Properties	No. of Rooms	Average Room Rate		Average Occupancy Percentage		RevPAR		Total RevPAR		Average Room Rate		Average Occupancy Percentage		RevPAR		Total RevPAR		Percent Change in RevPAR		Percent Change in Total RevPAR
Jacksonville	1	446	$	527.92	74.2	%	$	391.58	$	876.65	$	515.29	72.8	%	$	375.31	$	823.23	4.3	%	6.5	%
Maui	3	1,580	658.69		59.3	%	390.76		639.14		716.28		69.5	%	497.61		758.00		(21.5	%)	(15.7	%)
Oahu (2)	2	876	454.33		82.5	%	374.93		589.86		441.48		77.0	%	339.77		549.45		10.3	%	7.4	%
Miami	2	1,038	521.24		70.2	%	365.80		636.48		538.29		65.8	%	354.38		620.61		3.2	%	2.6	%
New York	3	2,720	360.45		82.9	%	298.70		421.87		343.87		81.4	%	279.88		396.80		6.7	%	6.3	%
Nashville	2	721	341.19		80.8	%	275.55		445.00		343.42		76.0	%	260.91		394.85		5.6	%	12.7	%
Phoenix	3	1,545	393.86		69.8	%	275.08		632.88		401.67		71.8	%	288.45		630.82		(4.6	%)	0.3	%
Florida Gulf Coast	4	1,403	357.96		71.5	%	256.00		548.61		359.25		72.8	%	261.52		554.05		(2.1	%)	(1.0	%)
Orlando	2	2,448	363.77		68.3	%	248.43		527.80		369.46		71.4	%	263.81		533.70		(5.8	%)	(1.1	%)
San Diego	3	3,294	298.26		81.5	%	243.21		452.45		286.71		81.2	%	232.85		432.14		4.4	%	4.7	%
Los Angeles/Orange County	3	1,067	297.47		79.1	%	235.16		350.72		303.01		82.8	%	250.80		360.45		(6.2	%)	(2.7	%)
Boston	2	1,496	280.49		79.8	%	223.91		292.37		262.27		78.7	%	206.41		272.25		8.5	%	7.4	%
Washington, D.C. (CBD)	5	3,245	289.07		71.0	%	205.24		298.07		276.94		71.3	%	197.40		285.28		4.0	%	4.5	%
Philadelphia	2	810	233.93		80.5	%	188.37		286.45		230.17		80.1	%	184.43		285.52		2.1	%	0.3	%
Northern Virginia	2	916	255.73		73.0	%	186.80		287.34		241.35		70.5	%	170.04		256.35		9.9	%	12.1	%
Chicago	3	1,562	255.00		70.5	%	179.73		249.82		244.43		69.2	%	169.15		240.13		6.3	%	4.0	%
Seattle	2	1,315	254.22		70.5	%	179.21		239.04		242.11		69.1	%	167.33		226.93		7.1	%	5.3	%
San Francisco/San Jose	6	4,162	245.14		68.2	%	167.30		244.90		254.24		66.8	%	169.73		246.35		(1.4	%)	(0.6	%)
Austin	2	767	247.35		66.2	%	163.68		292.67		259.09		66.6	%	172.50		309.26		(5.1	%)	(5.4	%)
Houston	5	1,942	215.18		70.9	%	152.65		210.55		201.57		70.6	%	142.37		196.37		7.2	%	7.2	%
Denver	3	1,342	201.25		70.5	%	141.92		215.52		193.63		65.0	%	125.92		180.78		12.7	%	19.2	%
New Orleans	1	1,333	191.16		72.3	%	138.16		219.14		195.70		68.9	%	134.85		204.28		2.5	%	7.3	%
San Antonio	2	1,512	216.80		61.4	%	133.13		214.38		217.64		62.4	%	135.91		217.29		(2.0	%)	(1.3	%)
Atlanta	2	810	204.24		61.4	%	125.42		207.89		190.91		75.0	%	143.15		230.87		(12.4	%)	(10.0	%)
Other	9	3,007	285.03		65.7	%	187.28		289.56		287.76		65.1	%	187.34		285.72		—	%	1.3	%
Domestic	74	41,357	308.20		71.9	%	221.50		366.58		308.05		71.8	%	221.31		361.09		0.1	%	1.5	%

International	5	1,499	196.00		63.2	%	123.88		178.79		188.41		62.9	%	118.58		168.30		4.5	%	6.2	%
All Locations	79	42,856	$	304.74	71.6	%	$	218.09	$	360.07	$	304.37	71.5	%	$	217.72	$	354.40	0.2	%	1.6	%

___________

PAGE 11 OF 23

HOST HOTELS & RESORTS, INC.

Hotel Operating Data for Consolidated Hotels (cont.)

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


	As of September 30,
	2024	2023	Quarter ended September 30, 2024								Quarter ended September 30, 2023
Location	No. of Properties	No. of Properties	Average Room Rate		Average Occupancy Percentage		RevPAR		Total RevPAR		Average Room Rate		Average Occupancy Percentage		RevPAR		Total RevPAR		Percent Change in RevPAR		Percent Change in Total RevPAR
Jacksonville	1	1	$	500.84	71.6	%	$	358.59	$	805.21	$	479.33	69.2	%	$	331.47	$	726.78	8.2	%	10.8	%
Maui	3	3	626.00		57.0	%	356.87		569.42		710.27		62.2	%	442.00		631.23		(19.3	%)	(9.8	%)
Oahu	2	1	386.23		82.6	%	318.97		462.52		220.44		97.3	%	214.45		246.44		48.7	%	87.7	%
Miami	2	2	366.49		59.2	%	216.89		414.64		377.39		50.3	%	189.66		358.25		14.4	%	15.7	%
New York	3	2	378.23		87.7	%	331.88		441.73		334.84		87.0	%	291.33		387.71		13.9	%	13.9	%
Nashville	2	—	335.61		80.5	%	270.28		435.21		—		—	%	—		—		—	%	—	%
Phoenix	3	3	269.17		54.5	%	146.75		374.60		263.79		59.6	%	157.18		368.20		(6.6	%)	1.7	%
Florida Gulf Coast	5	5	332.00		57.0	%	189.13		403.96		328.97		58.5	%	192.44		384.90		(1.7	%)	5.0	%
Orlando	2	2	312.21		60.3	%	188.39		426.35		309.53		64.9	%	200.78		419.73		(6.2	%)	1.6	%
San Diego	3	3	305.38		84.2	%	257.27		455.83		295.59		83.5	%	246.81		441.94		4.2	%	3.1	%
Los Angeles/Orange County	3	3	303.51		81.9	%	248.54		369.47		314.25		85.9	%	269.85		375.29		(7.9	%)	(1.6	%)
Boston	2	2	301.09		84.4	%	253.98		316.86		273.06		83.8	%	228.75		291.12		11.0	%	8.8	%
Washington, D.C. (CBD)	5	5	261.33		69.0	%	180.29		265.21		244.50		71.5	%	174.94		248.36		3.1	%	6.8	%
Philadelphia	2	2	236.34		83.7	%	197.75		298.37		231.09		82.6	%	190.83		288.59		3.6	%	3.4	%
Northern Virginia	2	2	246.97		74.3	%	183.58		272.79		233.30		72.0	%	168.00		250.70		9.3	%	8.8	%
Chicago	3	3	284.56		79.3	%	225.77		302.96		253.34		79.5	%	201.35		280.27		12.1	%	8.1	%
Seattle	2	2	278.67		84.2	%	234.60		295.93		271.12		81.0	%	219.56		285.88		6.9	%	3.5	%
San Francisco/San Jose	6	6	221.47		71.4	%	158.03		224.25		241.34		72.8	%	175.71		241.07		(10.1	%)	(7.0	%)
Austin	2	2	206.04		60.4	%	124.50		226.42		225.87		59.0	%	133.29		242.58		(6.6	%)	(6.7	%)
Houston	5	5	207.33		66.6	%	138.07		189.00		191.21		66.3	%	126.73		172.15		8.9	%	9.8	%
Denver	3	3	212.74		82.1	%	174.65		252.81		204.48		79.9	%	163.34		235.48		6.9	%	7.4	%
New Orleans	1	1	161.65		68.4	%	110.53		180.91		147.45		58.9	%	86.87		133.83		27.2	%	35.2	%
San Antonio	2	2	201.02		56.3	%	113.14		179.56		194.04		53.5	%	103.87		167.34		8.9	%	7.3	%
Atlanta	2	2	193.10		62.3	%	120.29		182.01		182.03		75.0	%	136.49		210.62		(11.9	%)	(13.6	%)
Other	10	10	325.57		69.7	%	226.89		348.53		326.91		68.5	%	223.86		333.59		1.4	%	4.5	%
Domestic	76	72	293.06		71.6	%	209.71		336.55		284.23		71.7	%	203.67		319.19		3.0	%	5.4	%

International	5	5	206.99		67.6	%	140.02		183.91		199.27		65.7	%	130.95		174.16		6.9	%	5.6	%
All Locations	81	77	$	290.24	71.4	%	$	207.30	$	331.32	$	281.45	71.4	%	$	201.08	$	314.05	3.1	%	5.5	%

___________

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

PAGE 12 OF 23

HOST HOTELS & RESORTS, INC.

Hotel Operating Data for Consolidated Hotels (cont.)

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


	As of September 30,
	2024	2023	Year-to-date ended September 30, 2024								Year-to-date ended September 30, 2023
Location	No. of Properties	No. of Properties	Average Room Rate		Average Occupancy Percentage		RevPAR		Total RevPAR		Average Room Rate		Average Occupancy Percentage		RevPAR		Total RevPAR		Percent Change in RevPAR		Percent Change in Total RevPAR
Jacksonville	1	1	$	527.92	74.2	%	$	391.58	$	876.65	$	515.29	72.8	%	$	375.31	$	823.23	4.3	%	6.5	%
Maui	3	3	658.69		59.3	%	390.76		639.14		716.28		69.5	%	497.61		758.00		(21.5	%)	(15.7	%)
Oahu	2	1	286.14		90.3	%	258.41		343.46		210.66		87.0	%	183.19		212.15		41.1	%	61.9	%
Miami	2	2	521.24		70.2	%	365.80		636.48		538.29		65.8	%	354.38		620.61		3.2	%	2.6	%
New York	3	2	347.40		83.0	%	288.45		406.46		323.10		81.6	%	263.58		375.42		9.4	%	8.3	%
Nashville	2	—	355.57		84.0	%	298.70		474.17		—		—	%	—		—		—	%	—	%
Phoenix	3	3	393.86		69.8	%	275.08		632.88		398.12		72.1	%	286.88		619.02		(4.1	%)	2.2	%
Florida Gulf Coast	5	5	474.03		70.0	%	331.62		694.60		371.22		58.6	%	217.52		459.32		52.5	%	51.2	%
Orlando	2	2	363.77		68.3	%	248.43		527.80		369.46		71.4	%	263.81		533.70		(5.8	%)	(1.1	%)
San Diego	3	3	298.26		81.5	%	243.21		452.45		286.71		81.2	%	232.85		432.14		4.4	%	4.7	%
Los Angeles/Orange County	3	3	297.47		79.1	%	235.16		350.72		303.01		82.8	%	250.80		360.45		(6.2	%)	(2.7	%)
Boston	2	2	280.49		79.8	%	223.91		292.37		262.27		78.7	%	206.41		272.25		8.5	%	7.4	%
Washington, D.C. (CBD)	5	5	289.07		71.0	%	205.24		298.07		276.94		71.3	%	197.40		285.28		4.0	%	4.5	%
Philadelphia	2	2	233.93		80.5	%	188.37		286.45		230.17		80.1	%	184.43		285.52		2.1	%	0.3	%
Northern Virginia	2	2	255.73		73.0	%	186.80		287.34		241.35		70.5	%	170.04		256.35		9.9	%	12.1	%
Chicago	3	3	255.00		70.5	%	179.73		249.82		244.43		69.2	%	169.15		240.13		6.3	%	4.0	%
Seattle	2	2	254.22		70.5	%	179.21		239.04		242.11		69.1	%	167.33		226.93		7.1	%	5.3	%
San Francisco/San Jose	6	6	245.14		68.2	%	167.30		244.90		254.24		66.8	%	169.73		246.35		(1.4	%)	(0.6	%)
Austin	2	2	247.35		66.2	%	163.68		292.67		259.09		66.6	%	172.50		309.26		(5.1	%)	(5.4	%)
Houston	5	5	215.18		70.9	%	152.65		210.55		201.57		70.6	%	142.37		196.37		7.2	%	7.2	%
Denver	3	3	201.25		70.5	%	141.92		215.52		193.63		65.0	%	125.92		180.78		12.7	%	19.2	%
New Orleans	1	1	191.16		72.3	%	138.16		219.14		195.70		68.9	%	134.85		204.28		2.5	%	7.3	%
San Antonio	2	2	216.80		61.4	%	133.13		214.38		217.64		62.4	%	135.91		217.29		(2.0	%)	(1.3	%)
Atlanta	2	2	204.24		61.4	%	125.42		207.89		190.91		75.0	%	143.15		230.87		(12.4	%)	(10.0	%)
Other	10	10	312.71		65.8	%	205.79		317.66		322.01		65.5	%	210.89		320.75		(2.4	%)	(1.0	%)
Domestic	76	72	310.56		71.7	%	222.80		370.84		304.28		71.2	%	216.53		353.71		2.9	%	4.8	%

International	5	5	196.00		63.2	%	123.88		178.79		188.41		62.9	%	118.58		168.30		4.5	%	6.2	%
All Locations	81	77	$	306.99	71.4	%	$	219.32	$	364.14	$	300.61	70.9	%	$	213.04	$	347.14	2.9	%	4.9	%

___________

PAGE 13 OF 23

HOST HOTELS & RESORTS, INC.

Schedule of Comparable Hotel Results (1)

(unaudited, in millions, except hotel statistics)


	Quarter ended September 30,						Year-to-date ended September 30,
	2024			2023			2024			2023
Number of hotels	79			79			79			79
Number of rooms	42,856			42,856			42,856			42,856
Change in comparable hotel Total RevPAR	3.1		%	—			1.6		%	—
Change in comparable hotel RevPAR	0.8		%	—			0.2		%	—
Operating profit margin⁽²⁾	10.2		%	12.9		%	16.9		%	16.4		%
Comparable hotel EBITDA margin⁽²⁾	25.3		%	26.6		%	29.8		%	30.7		%
Food and beverage profit margin⁽²⁾	26.8		%	26.5		%	34.0		%	34.2		%
Comparable hotel food and beverage profit margin⁽²⁾	27.5		%	27.1		%	33.9		%	34.1		%

Net income	$	84		$	113		$	598		$	618
Depreciation and amortization	197			174			565			511
Interest expense	59			48			156			142
Provision for income taxes	6			15			20			27
Gain on sale of property and corporate level income/expense	(18)			10			(51)			(43)
Property transaction adjustments⁽³⁾	4			26			42			66
Non-comparable hotel results, net⁽⁴⁾	(3)			(51)			(69)			(46)
Comparable hotel EBITDA⁽¹⁾	$	329		$	335		$	1,261		$	1,275

___________

(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 Third Quarter 2024 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 September 30, 2024										Quarter ended September 30, 2023
			Adjustments										Adjustments
	GAAP Results		Property transaction adjustments ⁽³⁾		Non-comparable hotel results, net ⁽⁴⁾		Depreciation and corporate level items		Comparable hotel Results		GAAP Results		Property transaction adjustments (3)		Non-comparable hotel results, net ⁽⁴⁾		Depreciation and corporate level items		Comparable hotel Results
Revenues
Room	$	825	$	10	$	(20)	$	—	$	815	$	777	$	50	$	(20)	$	—	$	807
Food and beverage	365		4		(12)		—		357		328		19		(11)		—		336
Other	129		3		(5)		—		127		109		11		(4)		—		116
Total revenues	1,319		17		(37)		—		1,299		1,214		80		(35)		—		1,259
Expenses
Room	216		3		(5)		—		214		196		12		(5)		—		203
Food and beverage	267		4		(12)		—		259		241		15		(11)		—		245
Other	508		6		(17)		—		497		471		27		(17)		—		481
Depreciation and amortization	197		—		—		(197)		—		174		—		—		(174)		—
Corporate and other expenses	25		—		—		(25)		—		29		—		—		(29)		—
Gain on insurance settlements	(29)		—		—		29		—		(54)		—		49		—		(5)
Total expenses	1,184		13		(34)		(193)		970		1,057		54		16		(203)		924
Operating Profit - Comparable hotel EBITDA	$	135	$	4	$	(3)	$	193	$	329	$	157	$	26	$	(51)	$	203	$	335

PAGE 14 OF 23

HOST HOTELS & RESORTS, INC.

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

(unaudited, in millions, except hotel statistics)


	Year-to-date ended September 30, 2024										Year-to-date ended September 30, 2023
			Adjustments										Adjustments
	GAAP Results		Property transaction adjustments ⁽³⁾		Non-comparable hotel results, net ⁽⁴⁾		Depreciation and corporate level items		Comparable hotel Results		GAAP Results		Property transaction adjustments (3)		Non-comparable hotel results, net ⁽⁴⁾		Depreciation and corporate level items		Comparable hotel Results
Revenues
Room	$	2,563	$	93	$	(91)	$	—	$	2,565	$	2,447	$	136	$	(33)	$	—	$	2,550
Food and beverage	1,285		39		(67)		—		1,257		1,174		52		(15)		—		1,211
Other	408		22		(17)		—		413		367		30		(7)		—		390
Total revenues	4,256		154		(175)		—		4,235		3,988		218		(55)		—		4,151
Expenses
Room	632		23		(17)		—		638		590		33		(8)		—		615
Food and beverage	848		32		(49)		—		831		773		42		(18)		—		797
Other	1,528		57		(59)		—		1,526		1,427		77		(32)		—		1,472
Depreciation and amortization	565		—		—		(565)		—		511		—		—		(511)		—
Corporate and other expenses	81		—		—		(81)		—		90		—		—		(90)		—
Gain on insurance settlements	(116)		—		19		76		(21)		(57)		—		49		—		(8)
Total expenses	3,538		112		(106)		(570)		2,974		3,334		152		(9)		(601)		2,876
Operating Profit - Comparable hotel EBITDA	$	718	$	42	$	(69)	$	570	$	1,261	$	654	$	66	$	(46)	$	601	$	1,275

(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 15 OF 23

HOST HOTELS & RESORTS, INC.

Reconciliation of Net Income to

EBITDA, EBITDAre and Adjusted EBITDAre (1)

(unaudited, in millions)


	Quarter ended September 30,				Year-to-date ended September 30,
	2024		2023		2024		2023
Net income	$	84	$	113	$	598	$	618
Interest expense	59		48		156		142
Depreciation and amortization	197		174		565		511
Income taxes	6		15		20		27
EBITDA	346		350		1,339		1,298
Gain on dispositions⁽²⁾	—		—		—		(69)

Equity investment adjustments:
Equity in (earnings) losses of affiliates	(2)		4		(12)		(7)
Pro rata EBITDAre of equity investments(3)	9		7		32		29
EBITDAre	353		361		1,359		1,251
Adjustments to EBITDAre:

Gain on property insurance settlement	(29)		—		(76)		—

Adjusted EBITDAre	$	324	$	361	$	1,283	$	1,251

___________

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

(2)Reflects the sale of one hotel in 2023.

(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.

PAGE 16 OF 23

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 September 30,				Year-to-date ended September 30,
	2024		2023		2024		2023
Net income	$	84	$	113	$	598	$	618
Less: Net income attributable to non-controlling interests	(2)		(2)		(9)		(10)
Net income attributable to Host Inc.	82		111		589		608
Adjustments:
Gain on dispositions⁽²⁾	—		—		—		(69)
Gain on property insurance settlement	(29)		—		(76)		—
Depreciation and amortization	197		174		564		510
Equity investment adjustments:
Equity in (earnings) losses of affiliates	(2)		4		(12)		(7)
Pro rata FFO of equity investments(3)	5		4		18		20
Consolidated partnership adjustments:
FFO adjustment for non-controlling partnerships	(1)		(1)		(1)		(1)
FFO adjustments for non-controlling interests of Host L.P.	(2)		(2)		(7)		(6)
NAREIT FFO	250		290		1,075		1,055
Adjustments to NAREIT FFO:
Loss on debt extinguishment	—		—		—		4
Adjusted FFO	$	250	$	290	$	1,075	$	1,059

For calculation on a per share basis:⁽⁴⁾

Diluted weighted average shares outstanding - EPS, NAREIT FFO and Adjusted FFO	702.4		711.9		704.7		713.6
Diluted earnings per common share	$	0.12	$	0.16	$	0.84	$	0.85
NAREIT FFO per diluted share	$	0.36	$	0.41	$	1.53	$	1.48
Adjusted FFO per diluted share	$	0.36	$	0.41	$	1.53	$	1.48

___________

(1-3)Refer to the corresponding footnote on the Reconciliation of Net Income to EBITDA, EBITDAre and Adjusted EBITDAre.

(4)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 17 OF 23

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 2024 Forecasts (1)

(unaudited, in millions)


	Full Year 2024

Net income	$	687
Interest expense	216
Depreciation and amortization	755
Income taxes	21
EBITDA	1,679


Equity investment adjustments:
Equity in earnings of affiliates	(12)
Pro rata EBITDAre of equity investments	39
EBITDAre	1,706
Adjustments to EBITDAre:
Gain on property insurance settlement	(76)
Adjusted EBITDAre	$	1,630


	Full Year 2024

Net income	$	687
Less: Net income attributable to non-controlling interests	(10)
Net income attributable to Host Inc.	677
Adjustments:


Gain on property insurance settlement	(76)
Depreciation and amortization	753

Equity investment adjustments:
Equity in earnings of affiliates	(12)
Pro rata FFO of equity investments	21
Consolidated partnership adjustments:
FFO adjustment for non-controlling partnerships	(1)
FFO adjustment for non-controlling interests of Host LP	(9)




NAREIT and Adjusted FFO	$	1,353

Diluted weighted average shares outstanding - EPS, NAREIT FFO and Adjusted FFO	702.8
Diluted earnings per common share	$	0.96

NAREIT and Adjusted FFO per diluted share	$	1.92

_______________

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

•Comparable hotel RevPAR will be approximately flat compared to 2023 for the full year forecast, based on a continued recovery in Maui and steady demand trends in the fourth quarter.

•Comparable hotel EBITDA margins will decrease approximately 90 basis points compared to 2023 for the full year forecasted comparable hotel RevPAR.

•We expect to spend approximately $485 million to $580 million on capital expenditures.

•Assumes no additional acquisitions and no dispositions during the year.

•Includes the final settlement for insurance proceeds related to Hurricane Ian and the Maui wildfires, and we are not assuming any additional gains on insurance settlements this year.

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

PAGE 18 OF 23

HOST HOTELS & RESORTS, INC.

Schedule of Comparable Hotel Results for Full Year 2024 Forecasts (1)(2)

(unaudited, in millions)


	Full Year 2024

Operating profit margin(3)	15.2		%
Comparable hotel EBITDA margin(3)	29.0		%

Net income	$	687
Depreciation and amortization	755
Interest expense	216
Provision for income taxes	21
Gain on sale of property and corporate level income/expense	(23)


Property transaction adjustments	42
Non-comparable hotel results, net(4)	(104)
Comparable hotel EBITDA(1)	$	1,594

___________

(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 2024 Forecasts" for other forecast assumptions.

(2)Forecast comparable hotel results include 78 hotels (of our 81 hotels owned at September 30, 2024) that we have assumed will be classified as comparable as of December 31, 2024. 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:


	Full Year 2024
			Adjustments
	GAAP Results		Property transaction adjustments		Non-comparable hotel results, net		Depreciation and corporate level items		Comparable hotel Results
Revenues
Rooms	$	3,403	$	93	$	(150)	$	—	$	3,346
Food and beverage	1,695		39		(106)		—		1,628
Other	539		22		(33)		—		528
Total revenues	5,637		154		(289)		—		5,502
Expenses
Hotel expenses	4,021		112		(204)		—		3,929
Depreciation and amortization	755		—		—		(755)		—
Corporate and other expenses	118		—		—		(118)		—
Gain on insurance settlements	(116)		—		19		76		(21)
Total expenses	4,778		112		(185)		(797)		3,908
Operating Profit - Comparable hotel EBITDA	$	859	$	42	$	(104)	$	797	$	1,594

•The Ritz-Carlton, Naples (business disruption due to Hurricane Ian beginning in September 2022, reopened in July 2023);

•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);

•The Don CeSar (business disruption due to Hurricane Helene resulting in closure of the hotel beginning at the end of September 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.

PAGE 19 OF 23

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 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 September 30, 2024, 79 have been classified as comparable hotels. The operating results of the following properties that we owned as of September 30, 2024 are excluded from comparable hotel results for these periods:

•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);

•The Ritz-Carlton, Naples (business disruption due to Hurricane Ian beginning in September 2022, reopened in July 2023); 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.

Additionally, The Don CeSar closed on September 25, 2024, following a mandatory evacuation order prior to the landfall of Hurricane Helene. The hotel experienced substantial damage from the hurricane and has yet to reopen to guests. As a result, the property will be removed from the comparable hotel set starting in the fourth quarter.

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)

PAGE 20 OF 23

HOST HOTELS & RESORTS, INC.

Notes to Financial Information (cont.)

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

NAREIT FFO AND NAREIT FFO PER DILUTED SHARE

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

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

Adjusted FFO per Diluted Share

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

•Gains and Losses on the Extinguishment of Debt – We exclude the effect of finance charges and premiums associated with the extinguishment of debt, including the acceleration of the write-off of deferred financing costs from the original issuance of the debt being redeemed or retired and incremental interest expense incurred during the refinancing period. We also exclude the gains on debt repurchases and the original issuance costs associated with the retirement of preferred stock. We believe that these items are not reflective of our ongoing finance costs.

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

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

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

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

PAGE 21 OF 23

HOST HOTELS & RESORTS, INC.

Notes to Financial Information (cont.)

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 – 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.

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

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

We calculate EBITDAre and NAREIT FFO per diluted share in accordance with standards established by NAREIT, which may not be comparable to measures calculated by other companies that do not use the NAREIT definition of EBITDAre and FFO or do not calculate FFO per diluted share in accordance with NAREIT guidance. In addition, although EBITDAre and FFO per diluted share are useful measures when comparing our results to other REITs, they may not be helpful to investors when comparing us to non-REITs. We also calculate Adjusted FFO per diluted share and Adjusted EBITDAre, which measures are not in accordance with NAREIT guidance and may not be comparable to measures calculated by other REITs or by other companies. This information should not be considered as an alternative to net income, operating profit, cash from operations or any other operating performance measure

PAGE 22 OF 23

HOST HOTELS & RESORTS, INC.

Notes to Financial Information (cont.)

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 36 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 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 23 OF 23

FOUR SEASONS RESORT AND RESIDENCES JACKSON HOLE Supplemental Financial Information SEPTEMBER 30, 2024 Exhibit 99.2

TABLE OF CONTENTS The Phoenician, a luxury collection resort PROPERTY LEVEL DATA CAPITALIZATION FINANCIAL COVENANTS NOTES TO SUPPLEMENTAL INFORMATION 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 Comparable Hotel Results 2024 Forecast and Full Year 2023 16 Ground Lease Summary as of September 30, 2024 18 19 CAPITALIZATION Comparative Capitalization 20 Consolidated Debt Summary 21 Consolidated Debt Maturity 22 Property Transactions 23 24 FINANCIAL COVENANTS Credit Facility and Senior Notes Financial Performance Tests 25 Reconciliation of GAAP Leverage Ratio to Credit Facility Leverage Ratio 26 Reconciliation of GAAP Interest Coverage Ratio to Credit Facility Unsecured Interest Coverage Ratio 27 Reconciliation of GAAP Interest Coverage Ratio to Credit Facility Fixed Charge Coverage Ratio 28 Reconciliation of GAAP Indebtedness Test to Senior Notes Indenture Indebtedness Test 29 Reconciliation of GAAP Secured Indebtedness Test to Senior Notes Indenture Secured Indebtedness Test 30 Reconciliation of GAAP Interest Coverage Ratio to Senior Notes Indenture EBITDA-to-Interest Coverage Ratio 31 Reconciliation of GAAP Assets to Indebtedness Test to Senior Notes Unencumbered Assets to Unsecured Indebtedness Test 32 33 NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION Forecasts 34 Comparable Hotel Operating Statistics and Results 34 Non-GAAP Financial Measures 35

OVERVIEW PROPERTY LEVEL DATA AND CORPORATE MEASURES CAPITALIZATION FINANCIAL COVENANTS NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION HOST HOTELS & RESORTS CORPORATE HEADQUARTERS

4 © Host Hotels & Resorts, Inc. (1) Based on market cap as of September 30, 2024. See Comparative Capitalization for calculation. (2) At November 6, 2024. About Host Hotels & Resorts S&P 500 COMPANY $12.5 BILLION MARKET CAP(1) $17.2 BILLION ENTERPRISE VALUE(1) 81 HOTELS 43,400 ROOMS 21 TOP U.S. MARKETS BAKER'S CAY RESORT KEY LARGO, CURIO COLLECTION BY HILTON PREMIER U.S. LODGING REIT LUXURY & UPPER UPSCALE CONSOLIDATED HOTELS PORTFOLIO(2)

5© Host Hotels & Resorts, Inc. BAIRD Mike Bellisario 414-298-6130 mbellisario@rwbaird.com GREEN STREET ADVISORS Chris Darling 949-640-8780 cdarling@greenst.com RAYMOND JAMES & ASSOCIATES RJ Milligan 727-567-2585 rjmilligan@raymondjames.com BOFA SECURITIES, INC. Shaun Kelley 646-855-1005 shaun.kelley@baml.com HSBC SECURITIES (USA) INC. Meredith Jensen 415-250-8225 meredith.jensen@us.hsbc.com STIFEL, NICOLAUS & CO. Simon Yarmak 443-224-1345 yarmaks@stifel.com BMO CAPITAL MARKETS Ari Klein 212-885-4103 ari.klein@bmo.com JEFFERIES David Katz 212-323-3355 dkatz@jefferies.com TRUIST C. Patrick Scholes 212-319-3915 patrick.scholes@suntrust.com CITI INVESTMENT RESEARCH Smedes Rose 212-816-6243 smedes.rose@citi.com J.P. MORGAN SECURITIES Joe Greff 212-622-0548 joseph.greff@jpmorgan.com UBS SECURITIES LLC Robin Farley 212-713-2060 robin.farley@ubs.com COMPASS POINT RESEARCH & TRADING, LLC Floris van Dijkum 646-757-2621 fvandijkum@compasspointllc.com KOLYITCS David Abraham +44 7527 493597 david.abraham@kolytics.com WEDBUSH SECURITIES Richard Anderson 212-938-9949 richard.anderson@wedbush.com DEUTSCHE BANK SECURITIES Chris Woronka 212-250-9376 chris.woronka@db.com MORGAN STANLEY & CO. Stephen Grambling 212-761-1010 stephen.grambling@morganstanley.com WELLS FARGO SECURITIES LLC Dori Kesten 617-603-4233 dori.kesten@wellsfargo.com EVERCORE ISI Duane Pfennigwerth 212-497-0817 duane.pfennigwerth@evercoreisi.com OPPENHEIMER & CO. INC. Tyler Batory 212-667-7230 tyler.batory@opco.com WOLFE RESEARCH Keegan Carl 646-582-9251 kcarl@wolferesearch.com Analyst Coverage 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.

6© Host Hotels & Resorts, Inc. 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 September 30, 2024, 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 which 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 2024 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 November 6, 2024, 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) EBITDA (for both the Company and hotel level), (ii) EBITDAre and Adjusted EBITDAre, and (iii) 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

OVERVIEW PROPERTY LEVEL DATA AND CORPORATE MEASURES CAPITALIZATION FINANCIAL COVENANTS NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION 1 HOTEL NASHVILLE

© Host Hotels & Resorts, Inc. Comparable Hotel Results by Location (1) (unaudited, in millions, except hotel statistics and per room basis) 8 Quarter ended September 30, 2024 Location No. of Properties No. of Rooms Average Room Rate Average Occupancy Percentage RevPAR Total revenues Total Revenues per Available Room Hotel Net Income (Loss) Hotel EBITDA Jacksonville 1 446 $ 500.84 71.6% $ 358.59 $ 33.0 $ 805.21 $ 8.3 $ 11.6 Maui 3 1,580 626.00 57.0% 356.87 82.8 569.42 0.5 17.0 Oahu 2 876 458.26 81.6% 373.80 46.0 562.08 (0.6) 8.0 Miami 2 1,038 366.49 59.2% 216.89 40.7 414.64 (2.8) 5.3 New York 3 2,720 379.23 87.5% 331.84 111.9 447.06 17.7 30.6 Nashville 2 721 335.61 80.5% 270.28 28.9 435.21 2.6 10.0 Phoenix 3 1,545 269.17 54.5% 146.75 53.2 374.60 (2.2) 8.0 Florida Gulf Coast 4 1,403 272.83 61.2% 167.03 46.6 361.33 (2.1) 7.1 Orlando 2 2,448 312.21 60.3% 188.39 96.0 426.35 6.4 20.2 San Diego 3 3,294 305.38 84.2% 257.27 138.1 455.83 32.2 47.3 Los Angeles/Orange County 3 1,067 303.51 81.9% 248.54 36.3 369.47 4.6 7.6 Boston 2 1,496 301.09 84.4% 253.98 43.6 316.86 12.2 16.8 Washington, D.C. (CBD) 5 3,245 261.33 69.0% 180.29 79.2 265.21 11.7 22.0 Philadelphia 2 810 236.34 83.7% 197.75 22.2 298.37 4.9 7.3 Northern Virginia 2 916 246.97 74.3% 183.58 23.0 272.79 3.8 6.4 Chicago 3 1,562 284.56 79.3% 225.77 43.5 302.96 13.2 17.5 Seattle 2 1,315 278.67 84.2% 234.60 35.8 295.93 6.3 9.4 San Francisco/San Jose 6 4,162 221.47 71.4% 158.03 85.9 224.25 (7.1) 8.7 Austin 2 767 206.04 60.4% 124.50 16.0 226.42 (1.8) 2.6 Houston 5 1,942 207.33 66.6% 138.07 33.8 189.00 2.9 9.0 Denver 3 1,342 212.74 82.1% 174.65 31.2 252.81 8.5 12.2 New Orleans 1 1,333 161.65 68.4% 110.53 22.2 180.91 2.9 5.1 San Antonio 2 1,512 201.02 56.3% 113.14 25.0 179.56 1.2 5.9 Atlanta 2 810 193.10 62.3% 120.29 13.6 182.01 1.0 4.0 Other 9 3,007 283.60 69.3% 196.42 84.8 303.39 13.1 22.5 Other property level (2) 0.2 (1.8) (1.8) Domestic 74 41,357 290.32 71.9% 208.61 1,273.5 334.05 135.6 320.3 International 5 1,499 206.99 67.6% 140.02 25.4 183.91 6.5 8.6 All Locations - comparable hotels 79 42,856 287.57 71.7% 206.21 1,298.9 328.86 142.1 328.9 Non-comparable hotels 2 533 37.4 (12.1) 2.6 Property transaction adjustments (3) (17.3) — (4.0) Gain on sale of property and corporate level income/expense (4) — (46.2) 18.4 Total 81 43,389 $ — — $ — $ 1,319.0 $ — $ 83.8 $ 345.9 (1) See the Notes to Supplemental Financial Information for a discussion of comparable hotel operating statistics. CBD of a location refers to the central business district. RevPAR is the product of the average daily room rate charged and the average daily occupancy achieved. Total Revenues per Available Room ("Total RevPAR") is a summary measure of hotel results calculated by dividing the sum of room, food and beverage and other ancillary service revenue by room nights available to guests for the period. It includes ancillary revenues not included with RevPAR. Beginning in third quarter of 2024, we have separated the Oahu and Maui markets. (2) Other property level includes certain ancillary revenues and related expenses, as well as non-income taxes on TRS leases. (3) Property transaction adjustments represents 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. (4) Certain Items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the provision for income taxes. These items are reflected in “gain on sale of property and corporate level income/expense.” Refer to the table below for reconciliation of net income to EBITDA by location.

© Host Hotels & Resorts, Inc. Comparable Hotel Results by Location (unaudited, in millions, except hotel statistics and per room basis) 9 Quarter ended September 30, 2024 Location No. of Properties No. of Rooms Hotel Net Income (Loss) Plus: Depreciation Plus: Interest Expense Plus: Income Tax Plus: Property Transaction Adjustments Equals: Hotel EBITDA Jacksonville 1 446 $ 8.3 $ 3.3 $ — $ — $ — $ 11.6 Maui 3 1,580 0.5 16.5 — — — 17.0 Oahu 2 876 (0.6) 4.6 — — 4.0 8.0 Miami 2 1,038 (2.8) 8.1 — — — 5.3 New York 3 2,720 17.7 12.9 — — — 30.6 Nashville 2 721 2.6 7.4 — — — 10.0 Phoenix 3 1,545 (2.2) 10.2 — — — 8.0 Florida Gulf Coast 4 1,403 (2.1) 9.2 — — — 7.1 Orlando 2 2,448 6.4 13.8 — — — 20.2 San Diego 3 3,294 32.2 15.1 — — — 47.3 Los Angeles/Orange County 3 1,067 4.6 3.0 — — — 7.6 Boston 2 1,496 12.2 4.6 — — — 16.8 Washington, D.C. (CBD) 5 3,245 11.7 10.3 — — — 22.0 Philadelphia 2 810 4.9 2.4 — — — 7.3 Northern Virginia 2 916 3.8 2.6 — — — 6.4 Chicago 3 1,562 13.2 4.3 — — — 17.5 Seattle 2 1,315 6.3 3.1 — — — 9.4 San Francisco/San Jose 6 4,162 (7.1) 15.8 — — — 8.7 Austin 2 767 (1.8) 3.3 1.1 — — 2.6 Houston 5 1,942 2.9 6.1 — — — 9.0 Denver 3 1,342 8.5 3.7 — — — 12.2 New Orleans 1 1,333 2.9 2.2 — — — 5.1 San Antonio 2 1,512 1.2 4.7 — — — 5.9 Atlanta 2 810 1.0 3.0 — — — 4.0 Other 9 3,007 13.1 9.4 — — — 22.5 Other property level (1) (1.8) — — — — (1.8) Domestic 74 41,357 135.6 179.6 1.1 — 4.0 320.3 International 5 1,499 6.5 2.1 — — — 8.6 All Locations - comparable hotels 79 42,856 $ 142.1 $ 181.7 $ 1.1 $ — $ 4.0 $ 328.9 Non-comparable hotels 2 533 (12.1) 14.7 — — — 2.6 Property transaction adjustments — — — — (4.0) (4.0) Gain on sale of property and corporate level income/expense (2) (46.2) 0.4 57.8 6.4 — 18.4 Total 81 43,389 $ 83.8 $ 196.8 $ 58.9 $ 6.4 $ — $ 345.9 (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."

© Host Hotels & Resorts, Inc. Comparable Hotel Results by Location (unaudited, in millions, except hotel statistics and per room basis) 10 Quarter ended September 30, 2023 Location No. of Properties No. of Rooms Average Room Rate Average Occupancy Percentage RevPAR Total revenues Total Revenues per Available Room Hotel Net Income (Loss) Hotel EBITDA Jacksonville 1 446 $ 479.33 69.2% $ 331.47 $ 29.8 $ 726.78 $ 7.7 $ 10.7 Maui 3 1,580 710.27 62.2% 442.00 91.8 631.23 13.2 28.9 Oahu 2 876 452.27 82.4% 372.46 47.0 578.74 0.9 10.8 Miami 2 1,038 377.39 50.3% 189.66 35.1 358.25 (5.6) 1.9 New York 3 2,720 357.95 86.5% 309.77 103.2 412.96 8.2 27.8 Nashville 2 721 342.53 78.2% 267.92 27.9 422.57 — 10.6 Phoenix 3 1,545 263.79 59.6% 157.18 52.3 368.20 (1.1) 8.6 Florida Gulf Coast 4 1,403 279.05 63.9% 178.25 46.1 357.14 0.9 9.1 Orlando 2 2,448 309.53 64.9% 200.78 94.5 419.73 9.3 22.6 San Diego 3 3,294 295.59 83.5% 246.81 133.9 441.94 31.3 46.9 Los Angeles/Orange County 3 1,067 314.25 85.9% 269.85 36.8 375.29 6.3 9.3 Boston 2 1,496 273.06 83.8% 228.75 40.1 291.12 10.2 14.8 Washington, D.C. (CBD) 5 3,245 244.50 71.5% 174.94 74.0 248.36 9.6 18.4 Philadelphia 2 810 231.09 82.6% 190.83 21.5 288.59 4.4 6.9 Northern Virginia 2 916 233.30 72.0% 168.00 21.1 250.70 2.9 5.4 Chicago 3 1,562 253.34 79.5% 201.35 40.3 280.27 9.3 13.6 Seattle 2 1,315 271.12 81.0% 219.56 34.6 285.88 7.0 10.1 San Francisco/San Jose 6 4,162 241.34 72.8% 175.71 92.3 241.07 (1.5) 15.2 Austin 2 767 225.87 59.0% 133.29 17.1 242.58 (1.1) 3.2 Houston 5 1,942 191.21 66.3% 126.73 30.9 172.15 1.6 7.6 Denver 3 1,342 204.48 79.9% 163.34 29.1 235.48 7.8 11.5 New Orleans 1 1,333 147.45 58.9% 86.87 16.4 133.83 0.7 2.8 San Antonio 2 1,512 194.04 53.5% 103.87 23.3 167.34 0.6 4.8 Atlanta 2 810 182.03 75.0% 136.49 15.7 210.62 2.5 4.6 Other 9 3,007 281.41 68.1% 191.51 80.4 287.59 12.5 21.2 Other property level (1) 0.1 0.1 0.1 Domestic 74 41,357 287.43 72.1% 207.22 1,235.3 324.22 137.7 327.4 International 5 1,499 199.27 65.7% 130.95 24.1 174.16 5.7 7.8 All Locations - comparable hotels 79 42,856 284.61 71.9% 204.56 1,259.4 319.01 143.4 335.2 Non-comparable hotels 2 533 34.9 41.3 51.2 Property transaction adjustments (2) (79.9) — (26.4) Gain on sale of property and corporate level income/expense (3) — (71.6) (9.8) Total 81 43,389 $ — — $ — $ 1,214.4 $ — $ 113.1 $ 350.2 (1) Other property level includes certain ancillary revenues and related expenses, as well as non-income taxes on TRS leases. (2) Property transaction adjustments represent the following items: (i) the elimination of results of operations of our hotels sold or held-for-sale as of the reporting date, which operations are included in our unaudited condensed consolidated statements of operations as continuing operations, and (ii) the addition of results for periods prior to our ownership for hotels acquired as of the reporting date. (3) Certain Items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the provision for income taxes. These items are reflected in “gain on sale of property and corporate level income/expense.” Refer to the table below for reconciliation of net income to EBITDA by location.

© Host Hotels & Resorts, Inc. Comparable Hotel Results by Location (unaudited, in millions, except hotel statistics and per room basis) 11 Quarter ended September 30, 2023 Location No. of Properties No. of Rooms Hotel Net Income (Loss) Plus: Depreciation Plus: Interest Expense Plus: Income Tax Plus: Property Transaction Adjustments Equals: Hotel EBITDA Jacksonville 1 446 $ 7.7 $ 3.0 $ — $ — $ — $ 10.7 Maui 3 1,580 13.2 15.7 — — — 28.9 Oahu 2 876 0.9 1.5 — — 8.4 10.8 Miami 2 1,038 (5.6) 7.5 — — — 1.9 New York 3 2,720 8.2 12.2 — — 7.4 27.8 Nashville 2 721 — — — — 10.6 10.6 Phoenix 3 1,545 (1.1) 9.7 — — — 8.6 Florida Gulf Coast 4 1,403 0.9 8.2 — — — 9.1 Orlando 2 2,448 9.3 13.3 — — — 22.6 San Diego 3 3,294 31.3 15.6 — — — 46.9 Los Angeles/Orange County 3 1,067 6.3 3.0 — — — 9.3 Boston 2 1,496 10.2 4.6 — — — 14.8 Washington, D.C. (CBD) 5 3,245 9.6 8.8 — — — 18.4 Philadelphia 2 810 4.4 2.5 — — — 6.9 Northern Virginia 2 916 2.9 2.5 — — — 5.4 Chicago 3 1,562 9.3 4.3 — — — 13.6 Seattle 2 1,315 7.0 3.1 — — — 10.1 San Francisco/San Jose 6 4,162 (1.5) 16.7 — — — 15.2 Austin 2 767 (1.1) 3.2 1.1 — — 3.2 Houston 5 1,942 1.6 6.0 — — — 7.6 Denver 3 1,342 7.8 3.7 — — — 11.5 New Orleans 1 1,333 0.7 2.1 — — — 2.8 San Antonio 2 1,512 0.6 4.2 — — — 4.8 Atlanta 2 810 2.5 2.1 — — — 4.6 Other 9 3,007 12.5 8.7 — — — 21.2 Other property level (1) 0.1 — — — — 0.1 Domestic 74 41,357 137.7 162.2 1.1 — 26.4 327.4 International 5 1,499 5.7 2.1 — — — 7.8 All Locations - comparable hotels 79 42,856 $ 143.4 $ 164.3 $ 1.1 $ — $ 26.4 $ 335.2 Non-comparable hotels 2 533 41.3 9.9 — — — 51.2 Property transaction adjustments (2) — — — — (26.4) (26.4) Gain on sale of property and corporate level income/expense (3) (71.6) 0.1 47.0 14.7 — (9.8) Total 81 43,389 $ 113.1 $ 174.3 $ 48.1 $ 14.7 $ — $ 350.2 (1) Other property level includes certain ancillary revenues and related expenses, as well as non-income taxes on TRS leases. (2) Property transaction adjustments represent the following items: (i) the elimination of results of operations of our hotels sold or held-for-sale as of the reporting date, which operations are included in our unaudited condensed consolidated statements of operations as continuing operations, and (ii) the addition of results for periods prior to our ownership for hotels acquired as of the reporting date. (3) Certain Items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the provision for income taxes. These items are reflected in “gain on sale of property and corporate level income/expense.”

© Host Hotels & Resorts, Inc. Comparable Hotel Results by Location (unaudited, in millions, except hotel statistics and per room basis) 12 Year-to-date ended September 30, 2024 Location No. of Properties No. of Rooms Average Room Rate Average Occupancy Percentage RevPAR Total revenues Total Revenues per Available Room Hotel Net Income (Loss) Hotel EBITDA Jacksonville 1 446 $ 527.92 74.2% $ 391.58 $ 107.1 $ 876.65 $ 31.4 $ 40.6 Maui 3 1,580 658.69 59.3 390.76 276.9 639.14 45.6 95.3 Oahu 2 876 454.33 82.5 374.93 143.7 589.86 1.9 32.5 Miami 2 1,038 521.24 70.2 365.80 186.1 636.48 34.2 58.6 New York 3 2,720 360.45 82.9 298.70 314.4 421.87 33.5 78.5 Nashville 2 721 341.19 80.8 275.55 87.9 445.00 10.0 32.0 Phoenix 3 1,545 393.86 69.8 275.08 267.9 632.88 68.7 99.1 Florida Gulf Coast 4 1,403 357.96 71.5 256.00 210.9 548.61 41.5 68.9 Orlando 2 2,448 363.77 68.3 248.43 354.0 527.80 62.1 103.3 San Diego 3 3,294 298.26 81.5 243.21 408.4 452.45 95.1 140.5 Los Angeles/Orange County 3 1,067 297.47 79.1 235.16 102.5 350.72 11.2 20.2 Boston 2 1,496 280.49 79.8 223.91 119.8 292.37 32.5 46.3 Washington, D.C. (CBD) 5 3,245 289.07 71.0 205.24 264.9 298.07 58.6 87.3 Philadelphia 2 810 233.93 80.5 188.37 63.6 286.45 12.4 19.6 Northern Virginia 2 916 255.73 73.0 186.80 72.1 287.34 12.8 20.3 Chicago 3 1,562 255.00 70.5 179.73 106.9 249.82 17.8 30.8 Seattle 2 1,315 254.22 70.5 179.21 86.1 239.04 6.2 15.4 San Francisco/San Jose 6 4,162 245.14 68.2 167.30 279.3 244.90 (3.7) 44.2 Austin 2 767 247.35 66.2 163.68 61.5 292.67 6.3 19.1 Houston 5 1,942 215.18 70.9 152.65 112.0 210.55 16.4 34.6 Denver 3 1,342 201.25 70.5 141.92 79.2 215.52 14.9 25.9 New Orleans 1 1,333 191.16 72.3 138.16 80.0 219.14 17.8 24.3 San Antonio 2 1,512 216.80 61.4 133.13 88.8 214.38 13.1 26.1 Atlanta 2 810 204.24 61.4 125.42 46.1 207.89 7.2 14.9 Other 9 3,007 285.03 65.7 187.28 240.9 289.56 34.1 61.2 Other property level (1) 0.5 (2.0) (2.0) Domestic 74 41,357 308.20 71.9 221.50 4,161.5 366.58 679.6 1,237.5 International 5 1,499 196.00 63.2 123.88 73.4 178.79 17.2 23.5 All Locations - comparable hotels 79 42,856 $ 304.74 71.6 $ 218.09 $ 4,234.9 $ 360.07 $ 696.8 $ 1,261.0 Non-comparable hotels 2 533 174.5 24.5 68.5 Property transaction adjustments (2) (153.8) — (41.5) Gain on sale of property and corporate level income/expense (3) — (123.3) 50.8 Total 81 43,389 — — — $ 4,255.6 — $ 598.0 $ 1,338.8 (1) Other property level includes certain ancillary revenues and related expenses, as well as non-income taxes on TRS leases. (2) Property transaction adjustments represent the following items: (i) the elimination of results of operations of our hotels sold or held-for-sale as of the reporting date, which operations are included in our unaudited condensed consolidated statements of operations as continuing operations, and (ii) the addition of results for periods prior to our ownership for hotels acquired as of the reporting date. (3) Certain Items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the provision for income taxes. These items are reflected in “gain on sale of property and corporate level income/expense.” Refer to the table below for reconciliation of net income to EBITDA by location.

© Host Hotels & Resorts, Inc. Comparable Hotel Results by Location (unaudited, in millions, except hotel statistics and per room basis) 13 Year-to-date ended September 30, 2024 Location No. of Properties No. of Rooms Hotel Net Income (Loss) Plus: Depreciation Plus: Interest Expense Plus: Income Tax Plus: Property Transaction Adjustments Equals: Hotel EBITDA Jacksonville 1 446 $ 31.4 $ 9.2 $ — $ — $ — $ 40.6 Maui 3 1,580 45.6 49.7 — — — 95.3 Oahu 2 876 1.9 7.7 — — 22.9 32.5 Miami 2 1,038 34.2 24.4 — — — 58.6 New York 3 2,720 33.5 36.4 — — 8.6 78.5 Nashville 2 721 10.0 12.0 — — 10.0 32.0 Phoenix 3 1,545 68.7 30.4 — — — 99.1 Florida Gulf Coast 4 1,403 41.5 27.4 — — — 68.9 Orlando 2 2,448 62.1 41.2 — — — 103.3 San Diego 3 3,294 95.1 45.4 — — — 140.5 Los Angeles/Orange County 3 1,067 11.2 9.0 — — — 20.2 Boston 2 1,496 32.5 13.8 — — — 46.3 Washington, D.C. (CBD) 5 3,245 58.6 28.7 — — — 87.3 Philadelphia 2 810 12.4 7.2 — — — 19.6 Northern Virginia 2 916 12.8 7.5 — — — 20.3 Chicago 3 1,562 17.8 13.0 — — — 30.8 Seattle 2 1,315 6.2 9.2 — — — 15.4 San Francisco/San Jose 6 4,162 (3.7) 47.9 — — — 44.2 Austin 2 767 6.3 9.8 3.0 — — 19.1 Houston 5 1,942 16.4 18.2 — — — 34.6 Denver 3 1,342 14.9 11.0 — — — 25.9 New Orleans 1 1,333 17.8 6.5 — — — 24.3 San Antonio 2 1,512 13.1 13.0 — — — 26.1 Atlanta 2 810 7.2 7.7 — — — 14.9 Other 9 3,007 34.1 27.1 — — — 61.2 Other property level (1) (2.0) — — — — (2.0) Domestic 74 41,357 679.6 513.4 3.0 — 41.5 1,237.5 International 5 1,499 17.2 6.3 — — — 23.5 All Locations - comparable hotels 79 42,856 $ 696.8 $ 519.7 $ 3.0 $ — $ 41.5 $ 1,261.0 Non-comparable hotels 2 533 24.5 44.0 — — — 68.5 Property transaction adjustments (2) — — — — (41.5) (41.5) Gain on sale of property and corporate level income/expense (3) (123.3) 1.2 152.5 20.4 — 50.8 Total 81 43,389 $ 598.0 $ 564.9 $ 155.5 $ 20.4 $ — $ 1,338.8 (1) Other property level includes certain ancillary revenues and related expenses, as well as non-income taxes on TRS leases. (2) Property transaction adjustments represent the following items: (i) the elimination of results of operations of our hotels sold or held-for-sale as of the reporting date, which operations are included in our unaudited condensed consolidated statements of operations as continuing operations, and (ii) the addition of results for periods prior to our ownership for hotels acquired as of the reporting date. (3) Certain Items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the provision for income taxes. These items are reflected in “gain on sale of property and corporate level income/expense."

© Host Hotels & Resorts, Inc. Comparable Hotel Results by Location (unaudited, in millions, except hotel statistics and per room basis) 14 Year-to-date ended September 30, 2023 Location No. of Properties No. of Rooms Average Room Rate Average Occupancy Percentage RevPAR Total revenues Total Revenues per Available Room Hotel Net Income (Loss) Hotel EBITDA Jacksonville 1 446 $ 515.29 72.8% $ 375.31 $ 100.2 $ 823.23 $ 29.5 $ 38.6 Maui 3 1,580 716.28 69.5% 497.61 327.0 758.00 70.0 115.6 Oahu 2 876 441.48 77.0% 339.77 132.4 549.45 2.4 30.4 Miami 2 1,038 538.29 65.8% 354.38 180.6 620.61 34.3 56.2 New York 3 2,720 343.87 81.4% 279.88 294.2 396.80 18.3 71.9 Nashville 2 721 343.42 76.0% 260.91 77.6 394.85 — 29.0 Phoenix 3 1,545 401.67 71.8% 288.45 266.1 630.82 76.7 103.5 Florida Gulf Coast 4 1,403 359.25 72.8% 261.52 212.2 554.05 49.6 74.2 Orlando 2 2,448 369.46 71.4% 263.81 356.7 533.70 75.0 114.3 San Diego 3 3,294 286.71 81.2% 232.85 388.5 432.14 89.9 136.5 Los Angeles/Orange County 3 1,067 303.01 82.8% 250.80 105.0 360.45 14.7 24.1 Boston 2 1,496 262.27 78.7% 206.41 111.2 272.25 24.7 38.4 Washington, D.C. (CBD) 5 3,245 276.94 71.3% 197.40 252.3 285.28 55.0 80.4 Philadelphia 2 810 230.17 80.1% 184.43 63.1 285.52 11.8 19.1 Northern Virginia 2 916 241.35 70.5% 170.04 64.1 256.35 10.5 17.8 Chicago 3 1,562 244.43 69.2% 169.15 102.4 240.13 17.1 30.1 Seattle 2 1,315 242.11 69.1% 167.33 81.5 226.93 7.4 16.8 San Francisco/San Jose 6 4,162 254.24 66.8% 169.73 279.9 246.35 5.6 54.3 Austin 2 767 259.09 66.6% 172.50 64.8 309.26 5.7 18.4 Houston 5 1,942 201.57 70.6% 142.37 104.1 196.37 11.9 30.2 Denver 3 1,342 193.63 65.0% 125.92 66.1 180.78 11.4 21.2 New Orleans 1 1,333 195.70 68.9% 134.85 74.3 204.28 20.5 27.0 San Antonio 2 1,512 217.64 62.4% 135.91 89.7 217.29 13.8 26.0 Atlanta 2 810 190.91 75.0% 143.15 51.1 230.87 9.8 16.1 Other 9 3,007 287.76 65.1% 187.34 236.9 285.72 38.0 64.8 Other property level (1) 0.4 (1.4) (1.4) Domestic 74 41,357 308.05 71.8% 221.31 4,082.4 361.09 702.2 1,253.5 International 5 1,499 188.41 62.9% 118.58 68.9 168.30 15.2 21.6 All Locations - comparable hotels 79 42,856 $ 304.37 71.5% $ 217.72 $ 4,151.3 $ 354.40 $ 717.4 $ 1,275.1 Non-comparable hotels 2 533 54.6 24.3 46.2 Property transaction adjustments (2) (218.0) — (66.4) Gain on sale of property and corporate level income/expense (3) — (123.6) 43.3 Total 81 43,389 $ — — $ — $ 3,987.9 $ — $ 618.1 $ 1,298.2 (1) Other property level includes certain ancillary revenues and related expenses, as well as non-income taxes on TRS leases. (2) Property transaction adjustments represent the following items: (i) the elimination of results of operations of our hotels sold or held-for-sale as of the reporting date, which operations are included in our unaudited condensed consolidated statements of operations as continuing operations, and (ii) the addition of results for periods prior to our ownership for hotels acquired as of the reporting date. (3) Certain Items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the provision for income taxes. These items are reflected in “gain on sale of property and corporate level income/expense.” Refer to the table below for reconciliation of net income to EBITDA by location.

© Host Hotels & Resorts, Inc. Year-to-date ended September 30, 2023 Location No. of Properties No. of Rooms Hotel Net Income (Loss) Plus: Depreciation Plus: Interest Expense Plus: Income Tax Plus: Property Transaction Adjustments Equals: Hotel EBITDA Jacksonville 1 446 $ 29.5 $ 9.1 $ — $ — $ — $ 38.6 Maui 3 1,580 70.0 45.6 — — — 115.6 Oahu 2 876 2.4 4.1 — — 23.9 30.4 Miami 2 1,038 34.3 21.9 — — — 56.2 New York 3 2,720 18.3 37.2 — — 16.4 71.9 Nashville 2 721 — — — — 29.0 29.0 Phoenix 3 1,545 76.7 29.7 — — (2.9) 103.5 Florida Gulf Coast 4 1,403 49.6 24.6 — — — 74.2 Orlando 2 2,448 75.0 39.3 — — — 114.3 San Diego 3 3,294 89.9 46.6 — — — 136.5 Los Angeles/Orange County 3 1,067 14.7 9.4 — — — 24.1 Boston 2 1,496 24.7 13.7 — — — 38.4 Washington, D.C. (CBD) 5 3,245 55.0 25.4 — — — 80.4 Philadelphia 2 810 11.8 7.3 — — — 19.1 Northern Virginia 2 916 10.5 7.3 — — — 17.8 Chicago 3 1,562 17.1 13.0 — — — 30.1 Seattle 2 1,315 7.4 9.4 — — — 16.8 San Francisco/San Jose 6 4,162 5.6 48.7 — — — 54.3 Austin 2 767 5.7 9.6 3.1 — — 18.4 Houston 5 1,942 11.9 18.3 — — — 30.2 Denver 3 1,342 11.4 9.8 — — — 21.2 New Orleans 1 1,333 20.5 6.5 — — — 27.0 San Antonio 2 1,512 13.8 12.2 — — — 26.0 Atlanta 2 810 9.8 6.3 — — — 16.1 Other 9 3,007 38.0 26.8 — — — 64.8 Other property level (1) (1.4) — — — — (1.4) Domestic 74 41,357 702.2 481.8 3.1 — 66.4 1,253.5 International 5 1,499 15.2 6.4 — — — 21.6 All Locations - comparable hotels 79 42,856 $ 717.4 $ 488.2 $ 3.1 $ — $ 66.4 $ 1,275.1 Non-comparable hotels 2 533 24.3 21.9 — — — 46.2 Property transaction adjustments (2) — — — — (66.4) (66.4) Gain on sale of property and corporate level income/expense (3) (123.6) 1.0 138.6 27.3 — 43.3 Total 81 43,389 $ 618.1 $ 511.1 $ 141.7 $ 27.3 $ — $ 1,298.2 Comparable Hotel Results by Location (unaudited, in millions, except hotel statistics and per room basis) 15 (1) Other property level includes certain ancillary revenues and related expenses, as well as non-income taxes on TRS leases. (2) Property transaction adjustments represent the following items: (i) the elimination of results of operations of our hotels sold or held-for-sale as of the reporting date, which operations are included in our unaudited condensed consolidated statements of operations as continuing operations, and (ii) the addition of results for periods prior to our ownership for hotels acquired as of the reporting date. (3) Certain Items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the provision for income taxes. These items are reflected in “gain on sale of property and corporate level income/expense.”

© Host Hotels & Resorts, Inc. Comparable Hotel Results 2024 Forecast and Full Year 2023 (unaudited, in millions, except hotel statistics) 16 (1) The Forecasts are based on the below assumptions: • Comparable hotel RevPAR will be approximately flat compared to 2023 for the full year forecast, based on a continued recovery in Maui and steady demand trends in the fourth quarter. • Comparable hotel EBITDA margins will decrease approximately 90 basis points compared to 2023 for the full year forecasted comparable hotel RevPAR. • We expect to spend approximately $485 million to $580 million on capital expenditures. • Assumes no additional acquisitions and no dispositions during the year. • Includes the final settlement for insurance proceeds related to Hurricane Ian and the Maui wildfires, and we are not assuming any additional gains on insurance settlements this year. (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 September 30, 2024, which operations are included in our unaudited condensed consolidated statements of operations as continuing operations, and (ii) the addition of results for periods prior to our ownership for hotels acquired as of September 30, 2024. (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 2024: • The Ritz-Carlton, Naples (business disruption due to Hurricane Ian beginning in September 2022, reopened in July 2023); • 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); • The Don CeSar (business disruption due to Hurricane Helene resulting in closure of the hotel beginning at the end of September 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. (4) 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: 2024 Comparable Hotel Set 2024 Forecast(1) 2023 Number of hotels 78 78 Number of rooms 42,508 42,508 Comparable hotel Total RevPAR $ 353.04 $ 348.70 Comparable hotel RevPAR $ 214.68 $ 214.15 Operating profit margin⁽⁴⁾ 15.2% 15.6% Comparable hotel EBITDA margin⁽⁴⁾ 29.0% 29.9% Food and beverage profit margin⁽⁴⁾ 33.6% 34.1% Comparable hotel food and beverage profit margin⁽⁴⁾ 33.5% 33.8% Net income $ 687 $ 752 Depreciation and amortization 755 697 Interest expense 216 191 Provision for income taxes 21 36 Gain on sale of property and corporate level income/expense (23) (23) Property transaction adjustments⁽²⁾ 42 86 Non-comparable hotel results, net⁽³⁾ (104) (122) Comparable hotel EBITDA $ 1,594 $ 1,617

© Host Hotels & Resorts, Inc. Comparable Hotel Results 2024 Forecast and Full Year 2023 (cont.) (unaudited, in millions) 17 Forecast Year ended December 31, 2024 Year ended December 31, 2023 Adjustments Adjustments GAAP Results Property transaction adjustments Non- comparable hotel results, net Depreciation and corporate level items Comparable hotel Results GAAP Results Property transaction adjustments Non- comparable hotel results, net Depreciation and corporate level items Comparable hotel Results Revenues Room $ 3,403 $ 93 $ (150) $ — $ 3,346 $ 3,244 $ 186 $ (103) $ — $ 3,327 Food and beverage 1,695 39 (106) — 1,628 1,582 73 (65) — 1,590 Other 539 22 (33) — 528 485 39 (24) — 500 Total revenues 5,637 154 (289) — 5,502 5,311 298 (192) — 5,417 Expenses Room 845 23 (29) — 839 787 45 (22) — 810 Food and beverage 1,126 32 (76) — 1,082 1,042 60 (50) — 1,052 Other 2,050 57 (99) — 2,008 1,912 107 (73) — 1,946 Depreciation and amortization 755 — — (755) — 697 — — (697) — Corporate and other expenses 118 — — (118) — 132 — — (132) — Gain on insurance settlements (116) — 19 76 (21) (86) — 75 3 (8) Total expenses 4,778 112 (185) (797) 3,908 4,484 212 (70) (826) 3,800 Operating Profit - Comparable hotel EBITDA $ 859 $ 42 $ (104) $ 797 $ 1,594 $ 827 $ 86 $ (122) $ 826 $ 1,617 Hotel Net Income Plus: Depreciation Plus: Interest Expense Plus: Income Tax Equals: Hotel EBITDA The Ritz-Carlton, Naples $ 4 $ 53 $ — $ — $ 57 Alila Ventana Big Sur $ 5 $ 6 $ — $ — $ 11 The Don CeSar $ 11 $ 13 $ — $ — $ 24 Forecast non-comparable hotel results, net includes the results of The Ritz-Carlton, Naples, Alila Ventana Big Sur and The Don CeSar. The following table reconciles net income to Hotel EBITDA based on the expected 2024 results of the properties excluding business interruption proceeds (in millions); any changes to net income would be equal to the change in Hotel EBITDA:

© Host Hotels & Resorts, Inc. Ground Lease Summary as of September 30, 2024 18 As of September 30, 2024 No. of rooms Lessor Institution Type Minimum rent Current expiration Expiration after all potential options (1) 1 Boston Marriott Copley Place 1,145 Public N/A (2) 12/13/2077 12/13/2077 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 369,700 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 2,576,119 12/31/2055 12/31/2055 11 Philadelphia Airport Marriott 419 Public 1,460,676 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 1,463,770 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 393 Private 178,160 9/30/2025 9/30/2025 Weighted average remaining lease term (assuming all extension options) 50 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) All rental payments have been previously paid and 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 for the remainder of 2024 and 2025, increasing to $100,000 in 2030.

SAN FRANCISCO MARRIOTT MARQUIS OVERVIEW PROPERTY LEVEL DATA AND CORPORATE MEASURES CAPITALIZATION FINANCIAL COVENANTS NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION

© Host Hotels & Resorts, Inc. Comparative Capitalization (in millions, except security pricing and per share amounts) 20 (1) Each OP Unit is redeemable for cash or, at our option, for 1.021494 common shares of Host Inc. At September 30, 2024, June 30, 2024, March 31, 2024, December 31, 2023, and September 30, 2023, there were 9.3 million, 9.4 million, 9.5 million, 9.5 million, and 9.6 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. As of As of As of As of As of September 30, June 30, March 31, December 31, September 30, Shares/Units 2024 2024 2024 2023 2023 Common shares outstanding 699.0 702.3 705.0 703.6 705.4 Common shares outstanding assuming conversion of OP Units (1) 708.4 711.9 714.7 713.3 715.2 Preferred OP Units outstanding 0.01 0.01 0.01 0.01 0.01 Security pricing Common stock at end of quarter (2) $ 17.60 $ 17.98 $ 20.68 $ 19.47 $ 16.07 High during quarter 18.86 20.72 21.15 20.17 18.40 Low during quarter 15.92 17.79 19.17 15.05 15.44 Capitalization Market value of common equity (3) $ 12,468 $ 12,800 $ 14,780 $ 13,888 $ 11,493 Consolidated debt 5,081 4,396 4,510 4,209 4,212 Less: Cash (564) (805) (1,349) (1,144) (916) Consolidated total capitalization 16,985 16,391 17,941 16,953 14,789 Plus: Share of debt in unconsolidated investments 233 233 238 208 202 Pro rata total capitalization $ 17,218 $ 16,624 18,179 17,161 14,991 Quarter ended Quarter ended Quarter ended Quarter ended Quarter ended September 30, June 30, March 31, December 31, September 30, 2024 2024 2024 2023 2023 Dividends declared per common share $ 0.20 $ 0.20 $ 0.20 $ 0.45 $ 0.18

© Host Hotels & Resorts, Inc. Consolidated Debt Summary 21 (in millions) (1) There are no outstanding credit facility borrowings at September 30, 2024 and December 31, 2023. 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 September 30, 2024, our share of debt in unconsolidated investments is $233 million and none of our debt is attributable to non-controlling interests. (3) Total debt as of September 30, 2024 and December 31, 2023, includes net discounts and deferred financing costs of $66 million and $39 million, respectively. Debt Senior debt Rate Maturity date September 30, 2024 December 31, 2023 Series E 4% 6/2025 $ 500 $ 499 Series F 4 ½% 2/2026 399 399 Series G 3 ⅞% 4/2024 — 400 Series H 3 ⅜% 12/2029 644 643 Series I 3 ½% 9/2030 739 738 Series J 2.9% 12/2031 442 441 Series K 5.7% 7/2034 584 — Series L 5.5% 4/2035 683 — 2027 Credit facility term loan 5.9% 1/2027 499 499 2028 Credit facility term loan 5.9% 1/2028 498 498 Credit facility revolver (1) —% 1/2027 (6) (8) 4,982 4,109 Mortgage and other debt Mortgage and other debt 4.67% 11/2027 99 100 Total debt(2)(3) $ 5,081 $ 4,209 Percentage of fixed rate debt 80% 76% Weighted average interest rate 4.8% 4.5% Weighted average debt maturity 5.5 years 4.2 years Credit Facility Total capacity $ 1,500 Available capacity 1,495 Consolidated assets encumbered by mortgage debt 1

© Host Hotels & Resorts, Inc. Consolidated Debt Maturity as of September 30, 2024 22 (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 2024-2027 for the mortgage loan that matures in 2027. D eb t B al an ce (i n M ill io ns ) 500 400 650 750 450 600 700 500 500 90 Senior Notes Term Loan (1) Mortgage and Other Debt (2) 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 $0 $250 $500 $750 $1,000 $1,250

© Host Hotels & Resorts, Inc. Property Transactions 23 The following table reconciles net income to Hotel EBITDA for the 2024 acquisitions (in millions, except for room count and multiples): No. of Rooms Price(2) Hotel Net Income(3) Plus: Depreciation Plus: Interest Expense Equals: Hotel EBITDA Net income multiple EBITDA multiple 2024 Acquisitions (1) 1,405 $ 1,475 $ 61.4 $ 43.4 $ — $ 104.8 23x 13.6x (1) 2024 Acquisitions include four properties acquired since January 1, 2024, through November 6, 2024. The 2024 Acquisitions are based on 2024 forecast operations at acquisition. Any forecast incremental increases to net income compared to net income at underwriting would be equal to the incremental increases in Hotel EBITDA. Some operating results are based on actual results from the manager for periods prior to our ownership. Since the operations include periods prior to our ownership, the results may not necessarily correspond to our actual results. (2) The purchase price used to calculate the multiples is net of $50 million for the 49-acre land parcel entitled for development and net of key money, both related to The Ritz- Carlton O'ahu, Turtle Bay acquisition. (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 benefit (provision) for income taxes.

1 HOTEL SOUTH BEACH OVERVIEW PROPERTY LEVEL DATA AND CORPORATE MEASURES CAPITALIZATION FINANCIAL COVENANTS NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION

© Host Hotels & Resorts, Inc. Financial Covenants: Credit Facility and Senior Notes Financial Performance Tests 25 (unaudited, in millions, except ratios) 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: (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. 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) September 30, 2024 Credit Facility Financial Performance Tests Permitted GAAP Ratio Covenant Ratio Leverage Ratio Maximum 7.25x 6.9x 2.7x Unsecured Interest Coverage Ratio Minimum 1.75x(1) 3.6x 7.1x Consolidated Fixed Charge Coverage Ratio Minimum 1.25x 3.6x 5.5x September 30, 2024 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 3.6x 7.0x Ratio of Unencumbered Assets to Unsecured Indebtedness Minimum 150% 257% 435%

© Host Hotels & Resorts, Inc. Financial Covenants: Reconciliation of GAAP Leverage Ratio to Credit Facility Leverage Ratio 26 (unaudited, in millions, except ratios) (1) The following presents the reconciliation of debt to net debt per our credit facility definition: (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: 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 September 30, 2024 Debt $ 5,081 Net income 732 GAAP Leverage Ratio 6.9x Leverage Ratio per Credit Facility Trailing Twelve Months September 30, 2024 Net debt (1) $ 4,618 Adjusted Credit Facility EBITDA (2) 1,738 Leverage Ratio 2.7x September 30, 2024 Debt $ 5,081 Less: Unrestricted cash over $100 million (463) Net debt per credit facility definition $ 4,618 Trailing Twelve Months September 30, 2024 Net income $ 732 Interest expense 205 Depreciation and amortization 751 Income taxes 29 EBITDA 1,717 Gain on dispositions (1) Equity in earnings of affiliates (11) Pro rata EBITDAre of equity investments 35 EBITDAre 1,740 Gain on property insurance settlement (79) Adjusted EBITDAre 1,661 Pro Forma EBITDA - Acquisitions 62 Pro forma EBITDA - Dispositions (4) Restricted stock expense and other non-cash items 29 Non-cash partnership adjustments (10) Adjusted Credit Facility EBITDA $ 1,738

© Host Hotels & Resorts, Inc. Financial Covenants: Reconciliation of GAAP Interest Coverage Ratio to Credit Facility Unsecured Interest Coverage Ratio 27 (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: (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: (2) The following reconciles GAAP interest expense to unsecured interest expense per our credit facility definition: GAAP Interest Coverage Ratio Trailing Twelve Months September 30, 2024 Net income $ 732 Interest expense 205 GAAP Interest Coverage Ratio 3.6x Unsecured Interest Coverage per Credit Facility Ratio Trailing Twelve Months September 30, 2024 Unencumbered consolidated EBITDA per credit facility definition (1) $ 1,729 Adjusted Credit Facility unsecured interest expense (2) 243 Unsecured Interest Coverage Ratio 7.1x Trailing Twelve Months September 30, 2024 Adjusted Credit Facility EBITDA $ 1,738 Less: Encumbered EBITDA (9) Unencumbered Consolidated EBITDA per credit facility definition $ 1,729 Trailing Twelve Months September 30, 2024 GAAP Interest expense $ 205 Interest on secured debt (4) Deferred financing cost amortization (6) Capitalized interest 6 Pro forma interest adjustments 42 Adjusted Credit Facility Unsecured Interest Expense $ 243

© Host Hotels & Resorts, Inc. Financial Covenants: Reconciliation of GAAP Interest Coverage Ratio to Credit Facility Fixed Charge Coverage Ratio 28 (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: (2) The following table calculates the fixed charges per our credit facility definition. See Reconciliation of GAAP Interest Coverage Ratio to Credit Facility Unsecured Interest Coverage Ratio for reconciliation of GAAP interest expense to adjusted unsecured interest expense per our credit facility definition: (1) The following reconciles Adjusted Credit Facility EBITDA to Credit Facility Fixed Charge Coverage Ratio EBITDA. See Reconciliation of GAAP Leverage Ratio to Credit Facility Leverage Ratio for calculation and reconciliation of Adjusted Credit Facility EBITDA: GAAP Fixed Charge Coverage Ratio Trailing Twelve Months September 30, 2024 Net income $ 732 Interest expense 205 GAAP Fixed Charge Coverage Ratio 3.6x Credit Facility Fixed Charge Coverage Ratio Trailing Twelve Months September 30, 2024 Credit Facility Fixed Charge Coverage Ratio EBITDA (1) $ 1,444 Fixed charges (2) 263 Credit Facility Fixed Charge Coverage Ratio 5.5x Trailing Twelve Months September 30, 2024 Adjusted Credit Facility EBITDA $ 1,738 Less: 5% of hotel property gross revenue (293) Less: 3% of revenues from other real estate (1) Credit Facility Fixed Charge Coverage Ratio EBITDA $ 1,444 Trailing Twelve Months September 30, 2024 Adjusted Credit Facility Unsecured Interest Expense $ 243 Interest on secured debt 4 Adjusted Credit Facility Interest Expense 247 Scheduled principal payments 2 Cash taxes on ordinary income 14 Fixed Charges $ 263

© Host Hotels & Resorts, Inc. Financial Covenants: Reconciliation of GAAP Indebtedness Test to Senior Notes Indenture Indebtedness Test 29 (unaudited, in millions, except ratios) The following tables present the calculation of our total indebtedness to total assets using GAAP measures and as used in the financial covenants of our senior notes indenture: (2) The following presents the reconciliation of total assets to adjusted total assets per the financial covenants of our senior notes indenture definition: (1) The following reconciles our GAAP total indebtedness to our total indebtedness per our senior notes indenture: GAAP Total Indebtedness to Total Assets September 30, 2024 Debt $ 5,081 Total assets 13,080 GAAP Total Indebtedness to Total Assets 39% Total Indebtedness to Total Assets per Senior Notes Indenture September 30, 2024 Adjusted indebtedness (1) $ 5,112 Adjusted total assets (2) 22,261 Total Indebtedness to Total Assets 23% September 30, 2024 Debt $ 5,081 Add: Deferred financing costs 33 Less: Mark-to-market on assumed mortgage (2) Adjusted Indebtedness per Senior Notes Indenture $ 5,112 September 30, 2024 Total assets $ 13,080 Add: Accumulated depreciation 9,717 Add: Prior impairment of assets held 11 Add: Inventory impairment at unconsolidated investment 8 Less: Intangibles (6) Less: Right-of-use assets (549) Adjusted Total Assets per Senior Notes Indenture $ 22,261

© Host Hotels & Resorts, Inc. Financial Covenants: Reconciliation of GAAP Secured Indebtedness Test to Senior Notes Indenture Secured Indebtedness Test 30 (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: (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. (1) The following presents the reconciliation of mortgage debt to secured indebtedness per the financial covenants of our senior notes indenture definition: GAAP Secured Indebtedness September 30, 2024 Mortgage and other secured debt $ 99 Total assets 13,080 GAAP Secured Indebtedness to Total Assets <1% Secured Indebtedness per Senior Notes Indenture September 30, 2024 Secured indebtedness (1) $ 97 Adjusted total assets (2) 22,261 Secured Indebtedness to Total Assets <1% September 30, 2024 Mortgage and other secured debt $ 99 Less: Mark-to-market on assumed mortgage (2) Secured Indebtedness $ 97

© Host Hotels & Resorts, Inc. Financial Covenants: Reconciliation of GAAP Interest Coverage Ratio to Senior Notes Indenture EBITDA-to-Interest Coverage Ratio 31 (unaudited, in millions, except ratios) The following tables present the calculation of our interest coverage ratio using our GAAP measures and as used in the financial covenants of the senior notes indenture: (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. GAAP Interest Coverage Ratio Trailing Twelve Months September 30, 2024 Net income $ 732 Interest expense 205 GAAP Interest Coverage Ratio 3.6x EBITDA to Interest Coverage Ratio Trailing Twelve Months September 30, 2024 Adjusted Credit Facility EBITDA (1) $ 1,738 Non-controlling interest adjustment 1 Adjusted Senior Notes EBITDA 1,739 Adjusted Credit Facility Interest Expense (2) 247 Plus: Premium amortization on assumed mortgage 1 Adjusted Senior Notes Interest Expense $ 248 EBITDA to Interest Coverage Ratio 7.0x

© Host Hotels & Resorts, Inc. Financial Covenants: Reconciliation of GAAP Assets to Indebtedness Test to Senior Notes Unencumbered Assets to Unsecured Indebtedness Test 32 (unaudited, in millions, except ratios) The following tables present the calculation of our total assets to total debt using GAAP measures and unencumbered assets to unsecured debt as used in the financial covenants of our senior notes indenture: (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: (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. GAAP Assets / Debt September 30, 2024 Total assets $ 13,080 Total debt 5,081 GAAP Total Assets / Total Debt 257% Unencumbered Assets / Unsecured Debt per Senior Notes Indenture September 30, 2024 Unencumbered Assets (1) $ 21,834 Unsecured Debt (2) 5,015 Unencumbered Assets / Unsecured Debt 435% September 30, 2024 Adjusted total assets (a) $ 22,261 Less: Partnership adjustments (162) Less: Inventory impairment at unconsolidated investment (8) Less: Encumbered Assets (257) Unencumbered Assets $ 21,834 September 30, 2024 Adjusted indebtedness (b) $ 5,112 Less: Secured indebtedness (c) (97) Unsecured Debt $ 5,015

GRAND HYATT WASHINGTON OVERVIEW PROPERTY LEVEL DATA AND CORPORATE MEASURES CAPITALIZATION FINANCIAL COVENANTS NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION

34© Host Hotels & Resorts, Inc. 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 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

35© Host Hotels & Resorts, Inc. COMPARABLE HOTEL OPERATING STATISTICS AND RESULTS (continued) Of the 81 hotels that we owned as of September 30, 2024, 79 have been classified as comparable hotels. The operating results of the following properties that we owned as of September 30, 2024 are excluded from comparable hotel results for these periods: • 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); • The Ritz-Carlton, Naples (business disruption due to Hurricane Ian beginning in September 2022, reopened in July 2023); 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. Additionally, The Don CeSar closed on September 25, 2024, following a mandatory evacuation order prior to the landfall of Hurricane Helene. The hotel experienced substantial damage from the hurricane and has yet to reopen to guests. As a result, the property will be removed from the comparable hotel set starting in the fourth quarter. 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) EBITDA, (ii) EBITDAre and Adjusted EBITDAre, (iii) Comparable Hotel Operating Statistics and Results, (iv) 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

36© Host Hotels & Resorts, Inc. 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

37© Host Hotels & Resorts, Inc. NON-GAAP FINANCIAL MEASURES (continued) 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 EBITDA multiples (calculated as sales price divided by EBITDA) as one measure in determining the value of acquisitions and dispositions and, like Funds From Operations (“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 – 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. NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION

38© Host Hotels & Resorts, Inc. NON-GAAP FINANCIAL MEASURES (continued) • Acquisition Costs – Under GAAP, costs associated with completed property acquisitions that are considered business combinations are expensed in the year incurred. We exclude the effect of these costs because we believe they are not reflective of the ongoing performance of the Company. • Litigation Gains and Losses – We exclude the effect of gains or losses associated with litigation recorded under GAAP that we consider to be outside the ordinary course of business. We believe that including these items is not consistent with our ongoing operating performance. • Severance Expense – In certain circumstances, we will add back hotel-level severance expenses when we do not believe that such expenses are reflective of the ongoing operation of our properties. Situations that would result in a severance add-back include, but are not limited to, (i) costs incurred as part of a broad-based reconfiguration of the operating model with the specific hotel operator for a portfolio of hotels and (ii) costs incurred at a specific hotel due to a broad-based and significant reconfiguration of a hotel and/or its workforce. We do not add back corporate-level severance costs or severance costs at an individual hotel that we consider to be incurred in the normal course of business. In unusual circumstances, we also may adjust EBITDAre for gains or losses that management believes are not representative of the Company’s current operating performance. The last adjustment of this nature was a 2013 exclusion of a gain from an eminent domain claim. LIMITATIONS ON THE USE OF NAREIT FFO PER DILUTED SHARE, ADJUSTED FFO PER DILUTED SHARE, EBITDA, EBITDAre AND ADJUSTED EBITDAre We calculate EBITDAre and NAREIT FFO per diluted share in accordance with standards established by NAREIT, which may not be comparable to measures calculated by other companies that do not use the NAREIT definition of EBITDAre and FFO or do not calculate FFO per diluted share in accordance with NAREIT guidance. In addition, although EBITDAre and FFO per diluted share are useful measures when comparing our results to other REITs, they may not be helpful to investors when comparing us to non-REITs. We also calculate Adjusted FFO per diluted share and Adjusted EBITDAre, which measures are not in accordance with NAREIT guidance and may not be comparable to measures calculated by other REITs or by other companies. This information should not be considered as an alternative to net income, operating profit, cash from operations or any other operating performance measure calculated in accordance with GAAP. Cash expenditures for various long-term assets (such as renewal and replacement capital expenditures), 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. NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION

39© Host Hotels & Resorts, Inc. NON-GAAP FINANCIAL MEASURES (continued) Similarly, EBITDAre, Adjusted EBITDAre, NAREIT FFO and Adjusted FFO per diluted share include adjustments for the pro rata share of our equity investments, and NAREIT FFO and Adjusted FFO per diluted share include adjustments for the pro rata share of non-controlling partners in consolidated partnerships. Our equity investments consist of interests ranging from 11% to 67% in eight domestic and international partnerships that own a total of 36 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. NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION

40© Host Hotels & Resorts, Inc. NON-GAAP FINANCIAL MEASURES (continued) We present these hotel operating results on a comparable hotel basis because we believe that doing so provides investors and management with useful information for evaluating the period-to-period performance of our hotels and facilitates comparisons with other hotel REITs and hotel owners. In particular, these measures assist management and investors in distinguishing whether increases or decreases in revenues and/or expenses are due to growth or decline of operations at comparable hotels (which represent the vast majority of our portfolio) or from other factors. While management believes that presentation of comparable hotel results is a supplemental measure that provides useful information in evaluating our ongoing performance, this measure is not used to allocate resources or to assess the operating performance of each of our hotels, as these decisions are based on data for individual hotels and are not based on comparable hotel results in the aggregate. For these reasons, we believe comparable hotel operating results, when combined with the presentation of GAAP operating profit, revenues and expenses, provide useful information to investors and management. CREDIT FACILITY – LEVERAGE, UNSECURED INTEREST COVERAGE AND CONSOLIDATED FIXED CHARGE COVERAGE RATIOS Host’s credit facility contains certain financial covenants, including allowable leverage, unsecured interest coverage and fixed charge ratios, which are determined using EBITDA as calculated under the terms of our credit facility (“Adjusted Credit Facility EBITDA”). The leverage ratio is defined as net debt plus preferred equity to Adjusted Credit Facility EBITDA. The unsecured interest coverage ratio is defined as unencumbered Adjusted Credit Facility EBITDA to unsecured consolidated interest expense. The fixed charge coverage ratio is defined as Adjusted Credit Facility EBITDA divided by fixed charges, which include interest expense, required debt amortization payments, cash taxes and preferred stock payments. These calculations are based on pro forma results for the prior four fiscal quarters giving effect to transactions such as acquisitions, dispositions and financings as if they occurred at the beginning of the period. The credit facility also incorporates by reference the ratio of unencumbered assets to unsecured indebtedness test from our senior notes indentures, calculated in the same manner, and the covenant is discussed below with the senior notes covenants. Additionally, total debt used in the calculation of our leverage ratio is based on a “net debt” concept, under which cash and cash equivalents in excess of $100 million are deducted from our total debt balance. Management believes these financial ratios provide useful information to investors regarding our compliance with the covenants in our credit facility and our ability to access the capital markets, in particular debt financing. SENIOR NOTES INDENTURE – INDEBTEDNESS TEST, SECURED INDEBTEDNESS TO TOTAL ASSETS TEST, EBITDA-TO-INTEREST COVERAGE RATIO AND RATIO OF UNENCUMBERED ASSETS TO UNSECURED INDEBTEDNESS Host’s senior notes indentures contains certain financial covenants, including allowable indebtedness, secured indebtedness to total assets, EBITDA-to-interest coverage and unencumbered assets to unsecured indebtedness. The indebtedness test is defined as adjusted indebtedness, which includes total debt adjusted for deferred financing costs, divided by adjusted total assets, which includes undepreciated real estate book values (“Adjusted Total Assets”). The secured indebtedness to total assets is defined as secured indebtedness, which includes mortgage debt and finance leases, divided by Adjusted Total Assets. The EBITDA-to-interest coverage ratio is defined as EBITDA as calculated under our senior notes indenture (“Adjusted Senior Notes EBITDA”) to interest expense as defined by our senior notes indenture. The ratio of unencumbered assets to unsecured indebtedness is defined as unencumbered adjusted assets, which includes Adjusted Total Assets less encumbered assets, divided by unsecured debt, which includes the aggregate principal amount of outstanding unsecured indebtedness plus contingent obligations. NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION

41© Host Hotels & Resorts, Inc. NON-GAAP FINANCIAL MEASURES (continued) Under the terms of the senior notes indentures, interest expense excludes items such as the gains and losses on the extinguishment of debt, deferred financing charges related to the senior notes or the credit facility, amortization of debt premiums or discounts that were recorded at issuance of a loan to establish its fair value and non-cash interest expense, all of which are included in interest expense on our consolidated statement of operations. As with the credit facility covenants, management believes these financial ratios provide useful information to investors regarding our compliance with the covenants in our senior notes indentures and our ability to access the capital markets, in particular debt financing. LIMITATIONS ON CREDIT FACILITY AND SENIOR NOTES CREDIT RATIOS These metrics are useful in evaluating the Company’s compliance with the covenants contained in its credit facility and senior notes indentures. However, because of the various adjustments taken to the ratio components as a result of negotiations with the Company’s lenders and noteholders they should not be considered as an alternative to the same ratios determined in accordance with GAAP. For instance, interest expense as calculated under the credit facility and senior notes indenture excludes the items noted above such as deferred financing charges and amortization of debt premiums or discounts, all of which are included in interest expense on our consolidated statement of operations. Management compensates for these limitations by separately considering the impact of these excluded items to the extent they are material to operating decisions or assessments of performance. In addition, because the credit facility and indenture ratio components are also based on pro forma results for the prior four fiscal quarters, giving effect to transactions such as acquisitions, dispositions and financings as if they occurred at the beginning of the period, they are not reflective of actual performance over the same period calculated in accordance with GAAP. NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION

Cover	Nov. 06, 2024
Cover [Abstract]
Document Type	8-K
Document Period End Date	Nov. 06, 2024
Entity Registrant Name	HOST HOTELS & RESORTS, INC.
Entity Incorporation, State or Country Code	MD
Entity File Number	001-14625
Entity Tax Identification Number	53-0085950
Amendment Flag	false
Entity Central Index Key	0001070750
Entity Address, Address Line One	4747 Bethesda Avenue
Entity Address, Address Line Two	Suite 1300
Entity Address, City or Town	Bethesda
Entity Address, State or Province	MD
Entity Address, Postal Zip Code	20814
City Area Code	240
Local Phone Number	744-1000
Written Communications	false
Soliciting Material	false
Pre-commencement Tender Offer	false
Pre-commencement Issuer Tender Offer	false
Title of 12(b) Security	Common Stock, $.01 par value
Trading Symbol	HST
Security Exchange Name	NASDAQ
Entity Emerging Growth Company	false

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