HOST HOTELS & RESORTS L.P.

For the period ended Dec 31, 2025. Filed Feb 25, 2026.

About this filing

A company's yearly report to the SEC, with audited financial statements. It is the fullest account a company gives of its business, its finances and the risks it sees.

FY2025 · Filed Feb 25, 2026

HST$25.28+2.7%Stored close · as of Nov 9, 2026

Extracted filing text, with the paragraph anchors used by the comparison.

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Contents

Item 16. Form 10-K Summary

None.

SIGNATURES

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

	HOST HOTELS & RESORTS, INC.
Date: February 25, 2026	By:	/s/ SOURAV GHOSH
		Sourav GhoshExecutive Vice President and Chief Financial Officer

Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated.

Richard E. Marriott
Signatures	Title	Date
/s/ RICHARD E. MARRIOTT	Chairman of the Board of Directors	February 25, 2026
/s/ JAMES F. RISOLEO	President, Chief Executive Officer and Director (Principal Executive Officer)	February 25, 2026
James F. Risoleo
/s/ SOURAV GHOSH	Executive Vice President and Chief Financial Officer (Principal Financial Officer)	February 25, 2026
Sourav Ghosh
/s/ JOSEPH C. OTTINGER	Senior Vice President, Corporate Controller (Principal Accounting Officer)	February 25, 2026
Joseph C. Ottinger
/s/ MARY L. BAGLIVO	Director	February 25, 2026
Mary L. Baglivo
/s/ HERMAN E. BULLS	Director	February 25, 2026
Herman E. Bulls
	Director	February 25, 2026
/s/ DIANA M. LAING
Diana M. Laing
/s/ MARY HOGAN PREUSSE	Director	February 25, 2026
Mary Hogan Preusse
/s/ WALTER C. RAKOWICH	Director	February 25, 2026
Walter C. Rakowich
/s/ GORDON H. SMITH	Director	February 25, 2026
Gordon H. Smith
/s/ A. WILLIAM STEIN	Director	February 25, 2026
A. William Stein

SIGNATURES

	HOST HOTELS & RESORTS, L.P.
Date: February 25, 2026	By:	HOST HOTELS & RESORTS, INC., its general partner
	By:	/s/ SOURAV GHOSH
		Sourav GhoshExecutive Vice President and Chief Financial Officer

Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following officers and directors of Host Hotels & Resorts, Inc., the general partner of the registrant, and in the capacities and on the dates indicated.

Richard E. Marriott
Signatures	Title	Date
/s/ RICHARD E. MARRIOTT	Chairman of the Board of Directors	February 25, 2026
/s/ JAMES F. RISOLEO	President, Chief Executive Officer andDirector (Principal Executive Officer)	February 25, 2026
James F. Risoleo
/s/ SOURAV GHOSH	Executive Vice President and Chief Financial Officer (Principal Financial Officer)	February 25, 2026
Sourav Ghosh
/s/ JOSEPH C. OTTINGER	Senior Vice President, Corporate Controller (Principal Accounting Officer)	February 25, 2026
Joseph C. Ottinger
/s/ MARY L. BAGLIVO	Director	February 25, 2026
Mary L. Baglivo
/s/ HERMAN E. BULLS	Director	February 25, 2026
Herman E. Bulls
/s/ DIANA M. LAING	Director	February 25, 2026
Diana M. Laing
/s/ MARY HOGAN PREUSSE	Director	February 25, 2026
Mary Hogan Preusse
/s/ WALTER C. RAKOWICH	Director	February 25, 2026
Walter C. Rakowich
/s/ GORDON H. SMITH	Director	February 25, 2026
Gordon H. Smith
/s/ A. WILLIAM STEIN	Director	February 25, 2026
A. William Stein

REAL ESTATE AND ACCUMULATED DEPRECIATION

Initial Cost · Gross Amount at December 31, 2025
Description	Debt	Land	Buildings &Improvements	SubsequentCostsCapitalized, net ⁽¹⁾	ForeignCurrency Adjustment	Land	Buildings &Improvements	Total	AccumulatedDepreciation	Date ofCompletion ofConstruction	DateAcquired	DepreciationLife
Hotels:
1 Hotel Central Park	$—	$98	$149	$3	$—	$98	$152	$250	$9	—	2024	29
1 Hotel South Beach	—	182	443	33	—	182	476	658	118	—	2019	34
AC Hotel Scottsdale North	—	4	31	—	—	4	31	35	6	2020	—	31
Alila Ventana Big Sur	—	40	104	12	—	40	116	156	18	—	2021	31
Andaz Maui at Wailea Resort	—	151	255	67	—	151	322	473	75	—	2018	38
Axiom Hotel	—	36	38	45	—	36	83	119	36	—	2014	33
Baker's Cay Resort Key Largo, Curio Collection by Hilton	—	80	117	7	—	80	124	204	19	—	2021	33
Boston Marriott Copley Place	—	—	203	109	—	—	312	312	193	—	2002	40
Calgary Marriott Downtown Hotel	—	5	18	49	(6)	5	61	66	55	—	1996	40
Coronado Island Marriott Resort & Spa	—	—	53	65	—	—	118	118	92	—	1997	40
Denver Marriott Tech Center	—	6	26	87	—	6	113	119	98	—	1994	40
Denver Marriott West	—	—	12	19	—	—	31	31	29	—	1983	40
Embassy Suites by Hilton Chicago Downtown Magnificent Mile	—	—	86	22	—	—	108	108	66	—	2004	40
Fairmont Kea Lani, Maui	—	55	294	179	—	55	473	528	244	—	2004	40
Four Seasons Resort Orlando at Walt Disney World® Resort	—	91	510	24	—	91	534	625	86	—	2021	37
Four Seasons Resort and Residences Jackson Hole	—	59	245	13	—	59	258	317	30	—	2022	32
Gaithersburg Marriott Washingtonian Center	—	7	22	16	—	7	38	45	32	—	1993	40
Grand Hyatt Atlanta in Buckhead	—	8	88	61	—	8	149	157	96	—	1998	40
Grand Hyatt San Francisco	—	52	331	5	—	52	336	388	90	—	2018	34
Grand Hyatt Washington	—	154	247	85	—	154	332	486	169	—	2012	33
Hotel Van Zandt	95	58	179	4	—	58	183	241	25	—	2021	34
Houston Airport Marriott at George Bush Intercontinental	—	—	10	97	—	—	107	107	103	—	1984	40
Houston Marriott Medical Center/Museum District	—	—	19	48	—	—	67	67	62	—	1998	40
Hyatt Place Waikiki Beach	—	12	120	13	—	12	133	145	57	—	2013	34
Hyatt Regency Austin	—	19	139	28	—	19	167	186	25	—	2021	33
Hyatt Regency Coconut Point Resort and Spa	—	33	185	36	—	33	221	254	60	—	2018	36

REAL ESTATE AND ACCUMULATED DEPRECIATION (continued)

Initial Cost · Gross Amount at December 31, 2025
Description · Debt · Land · Buildings &Improvements · SubsequentCostsCapitalized, net ⁽¹⁾ · ForeignCurrency Adjustment · Land · Buildings &Improvements · Total · AccumulatedDepreciation · Date ofCompletion ofConstruction · DateAcquired · DepreciationLife
Hyatt Regency Maui Resort and Spa	—	92	212	186	—	81	409	490	248	—	2003		40
Hyatt Regency Reston	—	11	78	53	—	12	130	142	83	—	1998		40
Hyatt Regency San Francisco Airport	—	16	119	113	—	20	228	248	179	—	1998		40
Hyatt Regency Washington on Capitol Hill	—	40	230	99	—	40	329	369	166	—	2005		40
JW Marriott Atlanta Buckhead	—	16	21	45	—	16	66	82	50	—	1990		40
JW Marriott Hotel Rio de Janeiro	—	13	29	5	(31)	4	12	16	6	—	2010		40
JW Marriott Houston by The Galleria	—	4	26	64	—	6	88	94	70	—	1994		40
JW Marriott Washington, DC	—	26	98	75	—	26	173	199	133	—	2003		40
Manchester Grand Hyatt San Diego	—	—	548	110	—	—	658	658	347	—	2011		35
Marina del Rey Marriott	—	—	13	48	—	—	61	61	46	—	1995		40
Marriott Downtown at CF Toronto Eaton Centre	—	—	27	45	(5)	—	67	67	51	—	1995		40
Marriott Marquis San Diego Marina	—	—	202	446	—	—	648	648	489	—	1996		40
Miami Marriott Biscayne Bay	—	38	27	102	—	38	129	167	83	—	1998		40
Minneapolis Marriott City Center	—	34	27	52	—	35	78	113	68	—	1995		40
Nashville Hotels	—	60	438	1	—	60	439	499	34	—	2024		24
New Orleans Marriott	—	16	96	182	—	16	278	294	217	—	1996		40
New York Marriott Downtown	—	19	79	56	—	19	135	154	108	—	1997		40
New York Marriott Marquis	—	49	552	185	—	49	737	786	651	—	1986		40
Newark Liberty International Airport Marriott	—	—	30	51	—	—	81	81	73	—	1984		40
Orlando World Center Marriott	—	18	157	522	—	29	668	697	441	—	1997		40
Philadelphia Airport Marriott	—	—	42	27	—	—	69	69	54	—	1995		40
Rio de Janeiro Parque Olimpico Hotels	—	21	39	1	(37)	7	17	24	8	2014		—	35
San Antonio Marriott Rivercenter	—	—	86	125	—	—	211	211	148	—	1996		40
San Antonio Marriott Riverwalk	—	6	45	43	—	6	88	94	73	—	1995		40
San Francisco Marriott Fisherman's Wharf	—	6	20	35	—	6	55	61	49	—	1994		40
San Francisco Marriott Marquis	—	—	278	215	—	—	493	493	413	—	1989		40
Santa Clara Marriott	—	—	39	88	—	—	127	127	113	—	1989		40
Sheraton Parsippany Hotel	—	8	30	10	—	8	40	48	37	—	2006		40

REAL ESTATE AND ACCUMULATED DEPRECIATION (continued)

Initial Cost · Gross Amount at December 31, 2025
Description · Debt · Land · Buildings &Improvements · SubsequentCostsCapitalized, net ⁽¹⁾ · ForeignCurrency Adjustment · Land · Buildings &Improvements · Total · AccumulatedDepreciation · Date ofCompletion ofConstruction · DateAcquired · DepreciationLife
Swissôtel Chicago	—	29	132	105	—	30	236	266	156	—	1998		40
Tampa Airport Marriott	—	—	9	39	—	—	48	48	36	—	1971		40
The Alida, Savannah, a Tribute Portfolio Hotel	—	6	96	1	—	6	97	103	13	—	2021		36
The Don CeSar	—	46	158	76	—	46	234	280	76	—	2017		34
The Laura Hotel	—	9	55	2	—	9	57	66	9	—	2021		33
The Logan	—	26	60	77	—	27	136	163	111	—	1998		40
The Phoenician, A Luxury Collection Resort	—	57	307	136	—	56	444	500	215	—	2015		32
The Ritz-Carlton Naples, Tiburón	—	22	10	113	—	22	123	145	79	2002		—	40
The Ritz-Carlton O'ahu, Turtle Bay	—	272	358	7	—	272	365	637	18	—	2024		32
The Ritz-Carlton, Amelia Island	—	25	115	121	—	25	236	261	159	—	1998		40
The Ritz-Carlton, Marina del Rey	—	—	52	46	—	—	98	98	77	—	1997		40
The Ritz-Carlton, Naples	—	19	126	502	—	21	626	647	333	—	1996		40
The Ritz-Carlton, Tysons Corner	—	—	89	54	—	—	143	143	102	—	1998		40
The Singer Oceanfront Resort, Curio Collection by Hilton	—	2	10	48	—	2	58	60	34	—	1994		40
The Westin Chicago River North	—	33	116	31	—	33	147	180	67	—	2010		40
The Westin Denver Downtown	—	—	89	56	—	—	145	145	75	—	2006		40
The Westin Georgetown, Washington D.C.	—	16	80	32	—	16	112	128	61	—	2006		40
The Westin Kierland Resort & Spa	—	100	280	62	—	100	342	442	170	—	2006		40
The Westin Seattle	—	39	175	55	—	39	230	269	132	—	2006		40
The Westin South Coast Plaza, Costa Mesa	—	—	46	25	—	—	71	71	71	—	2006		40
The Westin Waltham Boston	—	9	59	25	—	9	84	93	51	—	2006		40
W Seattle	—	11	125	16	—	11	141	152	75	—	2006		40
Total hotels:	95	2,364	10,059	5,740	(79)	2,352	15,732	18,084	8,451
Other properties, each less than 5% of total	—	79	1	12	—	79	13	92	4	—		Various	40
TOTAL	$95	$2,443	$10,060	$5,752	$(79)	$2,431	$15,745	$18,176	$8,455

(1)Subsequent costs capitalized are net of impairment expense.

HOST HOTELS & RESORTS, INC., AND SUBSIDIARIES

HOST HOTELS & RESORTS, L.P., AND SUBSIDIARIES

REAL ESTATE AND ACCUMULATED DEPRECIATION

Notes:

(A)The change in total cost of properties for the fiscal years ended December 31, 2025, 2024 and 2023 is as follows:

Additions:
Balance, December 31, 2022	$15,869
Capital expenditures and transfers from construction-in-progress	540
Deductions:
Dispositions and other	(175)
Balance, December 31, 2023	16,234
Additions:
Acquisitions	1,422
Capital expenditures and transfers from construction-in-progress	368
Deductions:
Dispositions and other	(63)
Balance, December 31, 2024	17,961
Additions:
Acquisitions	2
Capital expenditures and transfers from construction-in-progress	442
Deductions:
Dispositions and other	(153)
Assets held for sale	(68)
Impairments	(8)
Balance, December 31, 2025	$18,176

(B)The change in accumulated depreciation and amortization of real estate assets for the fiscal years ended December 31, 2025, 2024 and 2023 is as follows:

Balance, December 31, 2022	$6,876
Depreciation and amortization	573
Dispositions and other	(102)
Balance, December 31, 2023	7,347
Depreciation and amortization	619
Dispositions and other	(25)
Balance, December 31, 2024	7,941
Depreciation and amortization	631
Dispositions and other	(79)
Assets held for sale	(38)
Balance, December 31, 2025	$8,455

(C)The aggregate cost of real estate for federal income tax purposes is approximately $11,470 million at December 31, 2025.

(D)The total cost of properties excludes construction-in-progress assets.

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The text of this filing, as the company filed it with the SEC, without its images or exhibits. This is not investment advice.