Host Hotels reported another strong quarter, beating expectations, and raised its full-year guidance for both RevPAR and margins. The strength was broad-based, with the World Cup providing a modest lift, and management struck an optimistic tone for the remainder of the year. Host Hotels raised its full-year RevPAR growth guidance to 4.75%-5.25% from the prior 3.5%-4.0%, citing strong second-quarter performance and better second-half outlook.
Host Hotels reported another strong quarter, beating expectations, and raised its full-year guidance for both RevPAR and margins. The strength was broad-based, with the World Cup providing a modest lift, and management struck an optimistic tone for the remainder of the year. Host Hotels raised its full-year RevPAR growth guidance to 4.75%-5.25% from the prior 3.5%-4.0%, citing strong second-quarter performance and better second-half outlook.
Host Hotels reported another strong quarter, beating expectations, and raised its full-year guidance for both RevPAR and margins. The strength was broad-based, with the World Cup providing a modest lift, and management struck an optimistic tone for the remainder of the year.
Guidance · revenue to 5%
Demand remains strong across segments: transient revenue up 7%, group revenue up 7% with total group revenue pace up more than 5%, and holiday periods (Labor Day, Thanksgiving, festive) pacing double digits. Business transient is stable with rate-driven growth, and luxury…
Demand remains strong across segments: transient revenue up 7%, group revenue up 7% with total group revenue pace up more than 5%, and holiday periods (Labor Day, Thanksgiving, festive) pacing double digits. Business transient is stable with rate-driven growth, and luxury…
Demand remains strong across segments: transient revenue up 7%, group revenue up 7% with total group revenue pace up more than 5%, and holiday periods (Labor Day, Thanksgiving, festive) pacing double digits. Business transient is stable with rate-driven growth, and luxury resort demand continues to be robust.
Management is executing two transformational capital programs (Hyatt and Marriott) with renovations at several properties completed or in progress, and expects the second Marriott program to be completed by 2029. Total capex guidance is $550-630 million, including $250-285 million of reinvestment in redevelopment, repositioning, and ROI projects.
Management highlighted broad-based strength, raised full-year guidance, and expressed optimism about travel demand and capital allocation opportunities.
“the intent to recommend would be a reduction to the Program Services Fund. So effectively, if the intent to recommend is above a certain threshold for a particular asset, there would be a reduction to the PSF.”
“That rule of thumb is a little bit different now because the portfolio makeup is different. We did sell the two four-seasons. that in itself brought that point of REVPAR growth equation to EBITDA down. So you're looking at more like 28 to…”
| Metric | Period | Range | Midpoint | Status |
|---|---|---|---|---|
| Capex | FY2026 | $0.55B–$0.63B | $0.59B | GUIDED |
| Op margin | FY2026 | 29.5%–29.9% | 29.7% | RAISED |
| Revenue | FY2026 | 4.75%–5.25% | 5% | RAISED |
The amortization of Incentive Management Fees (IMF) will temper flow-through. Management notes that a point of RevPAR growth now equates to roughly $28-30 million in EBITDA, down from $30-37 million last year, due to portfolio changes. — Investors need to recalibrate flow-through expectations for Host specifically, as the EBITDA contribution from incremental RevPAR is weakening, and IMF will be a more significant drag in high-growth periods.
“Marriott announced an ITR incentive program, and broadly the brand seems to be looking at ways to lower costs.”
Thank you, and good morning. On the guide, the flow through to EBITDA from the RepCar update looks like it was a little bit less than we saw previously. And then, somewhat relatedly, Marriott announced an ITR incentive program, and broadly the brand seems to be looking at ways to lower costs. From your perspective, can you talk about what the impact has been or will be for your portfolio? Thank you.
The amortization of Incentive Management Fees (IMF) will temper flow-through. Management notes that a point of RevPAR growth now equates to roughly $28-30 million in EBITDA, down from $30-37 million last year, due to portfolio changes. — Investors need to recalibrate flow-through expectations for Host specifically, as the EBITDA contribution from incremental RevPAR is weakening, and IMF will be a more significant drag in high-growth periods.
“That rule of thumb is a little bit different now because the portfolio makeup is different. We did sell the two four-seasons. that in itself brought that point of REVPAR growth equation to EBITDA down. So you're looking at more like 28 to”
Thanks, Sourav. Do you have an estimate for what stabilization EBITDA would look like?
Sure, Robin. I will start off by saying it is somewhat of an art, not a perfect science, just because every single contract that we have does have a very different IMF calculation and all different thresholds, revenue thresholds or GOP thresholds, when certain IMF is triggered. And in some cases, if there is deferred IMF, that will be triggered after reaching a certain amount of performance for that property. That said, if you recall last year, we had talked about how one point of RevPAR was somewhere around $30 to $37 million of you. But that was for last year. And I want to remind you at that point in time, our overall RevPAR and total RevPAR gap was about 40, 50 bps, so total RevPAR being slightly higher than RevPAR. That rule of thumb is a little bit different now because the portfolio makeup is different. We did sell the two four-seasons. that in itself brought that point of REVPAR growth equation to EBITDA down. So you're looking at more like 28 to 30 million of EBITDA. Then you do have to keep in mind as to what total REVPAR does. So for example, we raised our REVPAR guide by 125 bps, but total REVPAR was only raised by 75 basis points. So you have to keep that in mind when you think about sort of the EBITDA impact. One of the things is is once you reach that IMF payment, that will stabilize. So it's not like the IMF continues to have meaningful jumps for the balance of the year. With the outperformance and the trigger of the IMF, I just want to remind folks that in times of high performance, it is a more normalized IMF that we are seeing. So this is just that certain properties are triggering IMF, which is frankly a good thing. That means they're outperforming. and we don't expect that to meaningfully jump once it has been triggered. So in other words, what we saw in Q2 was more and we're not expecting as much of a jump into the second half, if that makes sense, Robin.
Marriott's new intent-to-recommend reimbursement program could reduce the Program Services Fund (PSF) fee by up to 50 basis points for qualifying hotels, a direct benefit to Host given its heavy renovation program.