Summary of Pebblebrook Hotel Trust Q3 2025 Earnings Call

1Key Financial Results and Metrics

Same-property hotel EBITDA: $105.4 million, aligned with expectations.

Adjusted EBITDA: $99.2 million, exceeding guidance by $2.2 million.

Adjusted FFO per share: $0.51, $0.03 above midpoint.

Same-property occupancy: Increased by nearly 190 basis points.

Average Daily Rate (ADR): Declined by 5.4%, leading to a 3.1% drop in RevPAR and a 1.5% drop in same-property total RevPAR.

Out-of-room revenues: Grew by 1.7%, driven by event space utilization and food and beverage performance.

Operating expenses: Increased by just 0.4% year-over-year, with a decline of about 2% on a per occupied room basis.

2Strategic Updates and Business Highlights

Strong performance in San Francisco and Chicago, with San Francisco's RevPAR up 8.3% due to a robust convention calendar and recovery in business and leisure travel.

Successful redevelopment program highlighted by Newport Harbor Island Resort's 29% RevPAR increase and 35.9% total RevPAR growth compared to pre-renovation levels.

Continued focus on cost management and operational efficiencies, with a disciplined approach to capital investment.

$400 million offering: of convertible notes completed, improving balance sheet flexibility and allowing for share repurchases.

3Forward Guidance and Outlook

Q4 2025 Outlook: Same-property RevPAR expected to range from -1.25% to +2%, with total RevPAR between -1.25% and +2.7%. Total hotel expenses projected to grow by 0.8%.

2026 Outlook: Optimistic due to expected normalization of demand, favorable macroeconomic conditions, and a favorable holiday calendar. Anticipated benefits from major events, including the World Cup and America's 250th anniversary celebrations.

Group room nights for 2026 are up 4.1%, with ADR and group revenues also showing positive trends.

4Bad News, Challenges, or Points of Concern

Weakness in Los Angeles and Washington, D.C.: Significant declines in RevPAR (down 10.4% in L.A. and 16.4% in D.C.) due to government travel reductions and safety perceptions.

Government shutdown: Ongoing impacts on travel demand, particularly in D.C., leading to cancellations and reduced attendance at events.

Competitive pricing pressures: Driven by market disruptions and a shift towards lower-priced booking channels, affecting ADR and overall revenue.

5Notable Q&A Insights

San Francisco Market: Increased confidence among hoteliers to push rates during high occupancy nights, with a notable recovery in weekday demand.

Transient Corporate Demand: Growth in bookings from emerging AI companies and tech firms, indicating a shift in demand dynamics.

Attrition Rates: Increased attrition primarily affecting government-related bookings, but overall attrition payments were lower than the previous year.

L.A. Market Outlook: Expected recovery in 2026 due to easier comps and a potential ramp-up in entertainment production.

Transaction Market: Mixed signals with a focus on smaller deals, but potential for increased activity as macro clarity improves. This summary encapsulates the key points from the earnings call, providing a balanced view of Pebblebrook Hotel Trust's performance, strategic initiatives, and outlook amidst current challenges.