Form 8-K

8-K — Park Hotels & Resorts Inc.

Accession: 0001617406-26-000038

Filed: 2026-08-06

Period: 2026-08-06

CIK: 0001617406

SIC: 7011 (HOTELS & MOTELS)

Item: Results of Operations and Financial Condition

Item: Financial Statements and Exhibits

Documents

8-K — pk-20260806.htm (Primary)

EX-99.1 (earningsreleaseex991-live.htm)

EX-99.2 (supplementexhibit992-live.htm)

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8-K

8-K (Primary)

Filename: pk-20260806.htm · Sequence: 1

pk-20260806

0001617406false00016174062026-08-062026-08-06

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): August 6, 2026

______________________________________________________________________________________

Park Hotels & Resorts Inc.

(Exact name of Registrant as Specified in Its Charter)

______________________________________________________________________________________

Delaware 001-37795 36-2058176

(State or Other Jurisdiction

of Incorporation)

(Commission

File Number)

(IRS Employer

Identification No.)

1775 Tysons Blvd., 7th Floor, Tysons, VA

22102

(Address of Principal Executive Offices) (Zip Code)

(571) 302-5757

(Registrant’s Telephone Number, Including Area Code)

Not Applicable

(Former Name or Former Address, if Changed Since Last Report)

______________________________________________________________________________________

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 (see General Instructions A.2. below):

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, $0.01 par value per share PK New York Stock Exchange

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 August 6, 2026, Park Hotels & Resorts Inc. (the “Company”) issued a press release announcing its results of operations for the second quarter ended June 30, 2026 and made available certain supplemental information concerning the portfolio and operation of the Company. Copies of the press release and the supplemental information are furnished as Exhibits 99.1 and Exhibit 99.2, respectively, to this Current Report on Form 8-K.

In accordance with General Instructions B.2 of Form 8-K, the information included in Item 2.02 of this Current Report on Form 8-K (including Exhibits 99.1 and 99.2 hereto) shall not be deemed “filed” for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liabilities of that section, nor shall it be deemed incorporated by reference into any filing made by the Company under the Exchange Act or Securities Act of 1933, as amended, except as shall be expressly set forth by specific reference in such a filing.

Item 9.01. Financial Statements and Exhibits.

(d)Exhibits.

Exhibit

Number Description

99.1

Press release dated August 6, 2026

99.2

Second Quarter 2026 Supplemental Data

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 thereunto duly authorized.

Park Hotels & Resorts Inc.

Date: August 6, 2026

By: /s/ Sean M. Dell’Orto

Sean M. Dell’Orto

Executive Vice President, Chief Operating Officer, Chief Financial Officer and Treasurer

EX-99.1

Filename: earningsreleaseex991-live.htm · Sequence: 2

Document

Exhibit 99.1

Investor Contact 1775 Tysons Boulevard, 7th Floor

Ian Weissman Tysons, VA 22102

+ 1 571 302 5591 www.pkhotelsandresorts.com

Park Hotels & Resorts Inc. Reports Second Quarter 2026 Results

TYSONS, VA (August 6, 2026) – Park Hotels & Resorts Inc. (“Park” or the “Company”) (NYSE: PK) today announced results for the second quarter ended June 30, 2026 and provided an operational update and an update on its Non-Core hotel disposition initiative.

Second Quarter Highlights Include:

•Comparable RevPAR was $216.87, an increase of 5.8% compared to the same period in 2025, or a 6.8% increase when excluding the Royal Palm South Beach Miami, a Tribute Portfolio Resort (“Royal Palm”), which suspended operations in mid-May 2025 for a comprehensive renovation and reopened in July 2026;

•Core RevPAR was $233.49, an increase of 6.0% compared to the same period in 2025, or a 7.1% increase when excluding the Royal Palm;

•Net income and net income attributable to stockholders were $50 million and $47 million, respectively;

•Adjusted EBITDA was $198 million, an increase of 8.6% compared to the same period in 2025;

•Diluted earnings per share was $0.24; and

•Diluted Adjusted FFO per share was $0.70.

Thomas J. Baltimore, Jr., Chairman and Chief Executive Officer, stated, “I am incredibly pleased with our second quarter results, with broad-based demand driving Core RevPAR growth (excluding Royal Palm) of over 7% year-over-year, exceeding our expectations. Strong group demand yielding a 9.5% increase in group rooms revenue year-over-year and higher-rated leisure travel across our portfolio drove performance during the quarter. RevPAR at the Hilton Hawaiian Village Waikiki Beach Resort increased 12% year-over-year, and the hotel continues to gain market share, benefiting from guestroom renovations at the Rainbow and Tapa Towers. We continued to see the benefits of our transformative ROI projects at the Bonnet Creek resort complex and the Casa Marina Key West, Curio Collection, where RevPAR increased 13% and 14%, respectively, and group demand increased 11% and 44%, respectively, year-over-year. Other Core hotels across several markets further contributed to our results, including the Hilton Chicago where RevPAR increased 14% year-over-year. As we begin the third quarter, I am encouraged by our July results, with July Comparable RevPAR projected to increase 8.5% year-over-year and third quarter Comparable Group Revenue Pace currently over 15% compared to the same time last year.”

Additional Highlights Include:

•Reopened the Royal Palm in July 2026, following the completion of its more than $100 million transformative renovation;

•Exited four Non-Core hotels since the first quarter of 2026 for gross proceeds of approximately $65 million. Altogether, these hotels contributed approximately $9 million of Hotel Adjusted EBITDA during 2025. The total gross proceeds for these dispositions represents 13.7x 2025 EBITDA, including $59 million in anticipated capital expenditures;

•In April 2026, entered into a new $700 million delayed draw loan facility (“Bonnet Creek Mortgage Loan”), which is expected to be utilized in September 2026 to address upcoming debt maturities, while also extending Park’s overall maturity profile;

•In June 2026, drew $200 million from Park’s $800 million senior unsecured delayed draw term loan facility (“2025 Delayed Draw Term Loan”) to, in part, fully repay the $120 million mortgage loan encumbering the Hyatt Regency Boston; and

•In July 2026, paid its second quarter cash dividend of $0.25 per share to stockholders of record as of June 30, 2026 and declared its third quarter cash dividend of $0.25 per share to stockholders of record as of September 30, 2026, to be paid on October 15, 2026.

Non-Core Hotel Dispositions:

•In April 2026, sold the 396-room Hilton Seattle Airport & Conference Center, which was subject to a short-term ground lease and had anticipated capital expenditures of over $25 million, for gross proceeds of $18 million;

•In May 2026, sold Park’s ownership interest in the unconsolidated joint venture that owns and operates the 288-room Embassy Suites by Hilton Alexandria Old Town, which had anticipated capital expenditures of over $4 million, for gross proceeds of $29 million, which was reduced by $25 million for Park’s share of the mortgage debt of the joint venture;

•In June 2026, the short-term ground lease for the 262-room Embassy Suites by Hilton Austin Downtown South Congress was terminated pursuant to an agreement, and the property reverted to the ground lessor. Park received an early termination fee of approximately $6 million and sold all personal property and business assets of the hotel to the ground lessor. The hotel had anticipated capital expenditures of approximately $3 million; and

•In July 2026, sold the 314-room Hilton Short Hills for gross proceeds of $12 million, which had anticipated capital expenditures of approximately $27 million.

Mr. Baltimore added, “We continued to execute against our strategic priorities during the quarter by advancing the disposition of our remaining Non-Core assets while investing in the long-term growth of our Core portfolio. Since the end of the first quarter, we have exited an additional four Non-Core hotels and invested $64 million in capital improvements, including completing the comprehensive renovation and repositioning of the Royal Palm in Miami, which reopened in July 2026 as planned. Looking ahead, we are excited to begin the approximately $100 million full-scale renovation of the Ali’i Tower at Hilton Hawaiian Village Waikiki Beach Resort during the third quarter, further enhancing one of the premier destinations in Hawaii. Additionally, we remain laser-focused on our strategic objective to maintain a flexible balance sheet. With the successful completion of the Bonnet Creek Mortgage Loan during the quarter, together with the previously announced 2025 Delayed Draw Term Loan, we are well positioned with $2.6 billion of liquidity to repay $1.3 billion of maturing debt during the third quarter, significantly extending our debt maturity profile.”

Selected Statistical and Financial Information

(unaudited, amounts in millions, except RevPAR, ADR, Total RevPAR and per share data)

Three Months Ended June 30, Six Months Ended June 30,

2026 2025

Change(1)

2026 2025

Change(1)

Comparable Hotels:

RevPAR(2)

$ 216.87 $ 204.89 5.8 % $ 204.91 $ 196.75 4.1 %

Occupancy 80.0 % 77.1 % 2.9 % pts 76.0 % 73.7 % 2.3 % pts

ADR $ 270.97 $ 265.47 2.1 % $ 269.55 $ 266.88 1.0 %

Total RevPAR $ 355.79 $ 335.77 6.0 % $ 340.64 $ 327.65 4.0 %

Core Hotels:

RevPAR(3)

$ 233.49 $ 220.19 6.0 % $ 222.07 $ 213.88 3.8 %

Occupancy 81.0 % 78.3 % 2.7 % pts 77.1 % 75.3 % 1.8 % pts

ADR $ 288.10 $ 281.09 2.5 % $ 288.19 $ 284.16 1.4 %

Total RevPAR $ 389.90 $ 366.30 6.4 % $ 374.46 $ 359.92 4.0 %

Net income (loss)

$ 50 $ (2) 2,588.9 % $ 62 $ (59) 205.7 %

Net income (loss) attributable to stockholders

$ 47 $ (5) 1,177.3 % $ 58 $ (62) 194.5 %

Operating income $ 95 $ 65 47.0 % $ 157 $ 72 119.3 %

Operating income margin 14.0 % 9.6 % 440 bps 12.1 % 5.5 % 660 bps

Comparable Hotel Adjusted EBITDA $ 204 $ 187 8.8 % $ 356 $ 339 5.0 %

Comparable Hotel Adjusted EBITDA margin 31.7 % 30.9 % 80 bps 29.1 % 28.9 % 20 bps

Core Hotel Adjusted EBITDA $ 182 $ 166 9.3 % $ 323 $ 310 4.1 %

Core Hotel Adjusted EBITDA margin 32.4 % 31.6 % 80 bps 30.2 % 30.2 % — bps

Adjusted EBITDA $ 198 $ 183 8.6 % $ 341 $ 327 4.4 %

Adjusted FFO attributable to stockholders $ 140 $ 129 9.2 % $ 230 $ 221 4.4 %

Earnings (loss) per share – Diluted(1)

$ 0.24 $ (0.02) 1,094.5 % $ 0.29 $ (0.31) 192.5 %

Adjusted FFO per share – Diluted(1)

$ 0.70 $ 0.64 9.0 % $ 1.15 $ 1.10 4.5 %

Weighted average shares outstanding – Diluted(4)

200 200 0 200 200 0

______________________________________________

(1)Percentages are calculated based on unrounded numbers.

(2)Comparable RevPAR, excluding the Royal Palm, increased 6.8% and 6.3% for the three and six months ended June 30, 2026 compared to the same periods in 2025.

(3)Core RevPAR, excluding the Royal Palm, increased 7.1% and 6.3% for the three and six months ended June 30, 2026 compared to the same periods in 2025.

(4)Diluted loss per share for the three and six months ended June 30, 2025 was calculated based on weighted average shares of 199 million for both periods, which excludes shares that were anti-dilutive. For purposes of Diluted Adjusted FFO per share, weighted average shares were 200 million for both periods.

Operational Update on Core Hotels

Results for Park’s Core hotels and Core hotels by type are as follows:

(unaudited, dollars in millions) RevPAR Hotel Revenue Hotel Adjusted EBITDA

Rooms 2Q26 2Q25

Change(1)

2Q26 2Q25 Change 2Q26 2Q25

Change(1)

Hilton Hawaiian Village Waikiki Beach Resort 2,886 $ 263.16 $ 235.49 11.8 % $ 116 $ 101 15.5 % $ 41 $ 36 13.3 %

Hilton Waikoloa Village 661 219.43 226.38 (3.1) 27 31 (12.2) 6 9 (27.4)

Signia by Hilton Orlando Bonnet Creek 1,009 193.54 173.52 11.5 48 44 7.2 18 17 7.9

Waldorf Astoria Orlando 502 329.47 287.09 14.8 29 25 15.0 10 8 26.5

New York Hilton Midtown 1,878 306.69 306.08 0.2 83 79 4.9 18 17 6.7

Hilton New Orleans Riverside 1,622 143.92 148.10 (2.8) 39 39 (1.2) 14 14 (0.9)

Caribe Hilton 652 253.21 254.02 (0.3) 24 24 (0.2) 7 7 (2.7)

Hilton Boston Logan Airport 604 263.81 262.89 0.3 18 18 0.9 6 6 (0.8)

Hyatt Regency Boston 502 321.24 295.52 8.7 18 16 9.8 8 7 13.2

Hilton Santa Barbara Beachfront Resort 360 295.08 231.29 27.6 16 13 23.5 8 6 20.8

Hyatt Regency Mission Bay Spa and Marina 438 207.66 206.50 0.6 15 15 5.4 4 4 6.7

Casa Marina Key West, Curio Collection 311 507.55 444.92 14.1 25 21 20.9 12 9 29.5

The Reach Key West, Curio Collection 150 406.79 398.88 2.0 8 9 (1.1) 3 3 (0.7)

Hilton Chicago 1,544 184.28 161.63 14.0 42 39 7.7 13 10 23.5

Hilton Denver City Center 613 160.67 151.26 6.2 12 13 (3.2) 5 5 (9.4)

DoubleTree Hotel Washington DC – Crystal City 627 203.14 165.80 22.5 15 12 16.8 5 4 51.5

Hilton McLean Tysons Corner 458 173.36 159.92 8.4 11 10 13.5 2 2 32.9

JW Marriott San Francisco Union Square 344 236.79 224.75 5.4 10 9 4.5 3 1 201.6

Juniper Hotel Cupertino, Curio Collection 224 162.82 150.11 8.5 4 3 7.7 1 1 4.1

Total Core Hotels excluding Royal Palm 15,385 239.46 223.49 7.1 560 521 7.4 184 166 10.9

Royal Palm South Beach Miami(2)

404 — 91.31 (100.0) — 4 (100.0) (2) — (567.2)

Total Core Hotels (20 Hotels) 15,789 233.49 220.19 6.0 560 525 6.6 182 166 9.3

Non-Core Hotels (9 Hotels)

4,113 153.11 146.27 4.7 84 82 2.8 22 21 5.1

Total Comparable Hotels (29 Hotels)

19,902 $ 216.87 $ 204.89 5.8 % $ 644 $ 607 6.1 % $ 204 $ 187 8.8 %

Core ADR Core Occupancy Core RevPAR

Hotels Rooms 2Q26 2Q25

Change(1)

2Q26 2Q25 Change 2Q26 2Q25

Change(1)

Resort 10 7,373 $ 308.07 $ 305.43 0.9 % 81.4 % 76.6 % 4.8 % pts $ 250.80 $ 233.89 7.2 %

Urban 6 6,503 275.45 268.02 2.8 80.1 79.3 0.8 220.69 212.67 3.8

Airport/Suburban 4 1,913 254.14 236.68 7.4 82.8 81.6 1.2 210.45 193.21 8.9

All Types - Core Hotels 20 15,789 $ 288.10 $ 281.09 2.5 % 81.0 % 78.3 % 2.7 % pts $ 233.49 $ 220.19 6.0 %

______________________________________________

(1)Calculated based on unrounded numbers.

(2)The Royal Palm suspended operations in mid-May 2025 for a comprehensive renovation and reopened in July 2026.

For the three months ended June 30, 2026, Park’s resort hotels continued to drive the performance of its portfolio. The Hilton Hawaiian Village Waikiki Beach Resort benefited from the completion of the final phase of guestroom renovations at the Rainbow Tower, helping to drive an over 13% increase in group revenue and an approximately 10% increase in transient revenue, resulting in an increase in RevPAR of 12% for the three months ended June 30, 2026 compared to the same period in 2025. Additionally, the Hilton Hawaiian Village Waikiki Beach Resort benefited from an increase in food and beverage revenue of 29%, or approximately $6 million, compared to the same period in 2025. The Waldorf Astoria Orlando and Signia by Hilton Orlando Bonnet Creek continued to benefit from the comprehensive renovation and expansion projects completed in early 2024, with combined RevPAR at the Bonnet Creek complex increasing 13%, resulting from an increase in transient revenue of 40% at the Waldorf Astoria Orlando and an increase in group revenue of approximately 20% at the Signia by Hilton Orlando Bonnet Creek, while combined food and beverage revenue increased 10%, or over $3 million for the three months ended June 30, 2026 compared to the same period in 2025, altogether helping the complex to exceed $107 million in EBITDA for the trailing twelve-month period. The Casa Marina Key West, Curio Collection, benefited from a 44% increase in group revenue and a 10% increase in transient revenue, resulting in an increase in RevPAR of over 14% and an increase in food and beverage revenue of 36% for the three months ended June 30, 2026 compared to the same period in 2025. Group and transient revenues at the Hilton Santa Barbara Beachfront Resort increased 36% and 20%, respectively, driving an increase in RevPAR of nearly 28% and an increase in food and beverage revenue of 20% for the three months ended June 30, 2026 compared to the same period in 2025.

Additionally, Park’s hotels in Washington D.C. benefited from strong group demand, with group revenue increasing over 56%, resulting in an increase in combined RevPAR of 17%, while transient demand increased nearly 25% at the Hilton Chicago, where RevPAR increased 14% for three months ended June 30, 2026 compared to the same period in 2025.

These increases were offset by the Royal Palm, which suspended operations in mid-May 2025 for a comprehensive renovation and reopened in July 2026, impacting Core RevPAR by 110 basis points for the three months ended June 30, 2026 compared to the same period in 2025.

At the end of June 2026, Core Group Revenue Pace and room night bookings for 2027 increased over 6% and approximately 3%, respectively, as compared to what bookings were for 2026 at the end of June 2025, with average Core group rates for 2027 projected to increase approximately 4% for the same time period.

Non-Core Disposition Initiative

The status of Park’s Non-Core dispositions since January 1, 2026 is as follows:

(unaudited, dollars in millions)

Status # of Hotels

Room Count

2025 Hotel Adjusted EBITDA(1)

Q1 Sale 1 193 $1

Q2 Sales/Dispositions 3 946 $9

Q3 Sale 1 314 $—

Sold/Disposed in 2026

5 1,453 $10

Remaining Non-Core Hotels Targeted for Sale/Disposition

6 3,154 $35

Remaining Safehold Leases(2)

3 959 $16

Remaining Non-Core Hotels 9 4,113 $51

______________________________________________

(1)Includes Park’s share from its Non-Core unconsolidated joint venture.

(2)Timing for the disposition of the Hilton Salt Lake City Center, DoubleTree Hotel San Diego - Mission Valley and DoubleTree Hotel Durango cannot be determined given ongoing litigation.

Balance Sheet and Liquidity

As of June 30, 2026, Park’s liquidity was approximately $2.6 billion, including $1 billion of available capacity under the senior unsecured revolving credit facility (“Revolver”), $600 million available under the 2025 Delayed Draw Term Loan and the undrawn $700 million Bonnet Creek Mortgage Loan, which will be secured by the 1,009-room Signia by Hilton Orlando Bonnet Creek and the 502-room Waldorf Astoria Orlando and associated golf course when drawn upon.

In June 2026, Park drew $200 million from the 2025 Delayed Draw Term Loan to fully repay the $120 million mortgage loan encumbering the Hyatt Regency Boston, which was scheduled to mature on July 1, 2026, with the remaining proceeds used for general corporate purposes. Park intends to further draw upon the 2025 Delayed Draw Term Loan as well as the Bonnet Creek Mortgage Loan to fully prepay, without penalty, the $1.275 billion secured mortgage loan encumbering the Hilton Hawaiian Village Waikiki Beach Resort during the third quarter. Park also intends to refinance the $151 million secured mortgage loan encumbering the Hilton Santa Barbara Beachfront Resort during the fourth quarter. As of June 30, 2026, Park’s Net Debt was approximately $3.7 billion, and the weighted average maturity of Park’s consolidated debt is 1.8 years.

Park had the following debt outstanding as of June 30, 2026:

(unaudited, dollars in millions)

Debt Collateral Interest Rate Maturity Date

Extended Maturity Date(1)

As of

June 30, 2026

Fixed Rate Debt

Mortgage loan Hilton Hawaiian Village Waikiki Beach Resort 4.20% November 2026 None $ 1,275

Mortgage loan Hilton Denver City Center 4.90%

December 2026(2)

None 50

Mortgage loan Hilton Santa Barbara Beachfront Resort 4.17% December 2026 None 151

Mortgage loan DoubleTree Hotel Ontario Airport 5.37% May 2027 None 30

2028 Senior Notes Unsecured 5.88% October 2028 None 725

2029 Senior Notes Unsecured 4.88% May 2029 None 750

2030 Senior Notes Unsecured 7.00% February 2030 None 550

Finance lease obligations 6.88% 2027 to 2030 None 1

Total Fixed Rate Debt

5.14%(3)

3,532

Variable Rate Debt

2024 Term Loan Unsecured

SOFR + 2.20%

May 2027 None 200

Bonnet Creek Mortgage Loan(4)

Unsecured(4)

SOFR + 2.25%

April 2029 April 2031 —

Revolver(5)

Unsecured

SOFR + 2.25%

September 2029 September 2030 —

2025 Delayed Draw Term Loan(5)

Unsecured

SOFR + 2.20%

January 2030 January 2031 200

Total Variable Rate Debt

5.85%(3)

400

Less: unamortized deferred financing costs and discount (17)

Total Debt(6)

5.21%(3)

$ 3,915

_____________________________________________

(1)The extension options are exercisable subject to compliance with certain covenants.

(2)The loan matures in August 2042 but became callable by the lender in August 2022 with six months notice. As of June 30, 2026, Park had not received notice from the lender.

(3)Calculated on a weighted average basis.

(4)The Bonnet Creek Mortgage Loan will be secured by the Bonnet Creek complex when drawn upon. As of August 6, 2026, Park has $700 million of available capacity under the Bonnet Creek Mortgage Loan.

(5)As of August 6, 2026, Park has $1 billion of available capacity under the Revolver with no outstanding letters of credit and $600 million of its 2025 Delayed Draw Term Loan available.

(6)Excludes $105 million of Park’s share of its unconsolidated joint venture debt.

Capital Investments

During the second quarter of 2026, Park spent $64 million on capital improvements at its hotels and expects to spend between $230 million to $260 million in capital expenditures during 2026.

Park reopened the Royal Palm in July 2026, following the completion of its more than $100 million comprehensive renovation, which began in mid-May 2025. All 393 guestrooms at the oceanfront hotel were renovated, along with the addition of 11 new guestrooms. The renovation also expanded available meeting space, including the addition of a new event terrace, and enhanced all public spaces, including a redesigned lobby, four new food and beverage concepts and an upgraded pool. Park expects the comprehensive renovation will generate a 15% to 20% return on investment.

Additionally, Park expects to begin approximately $100 million of renovations at the 348-room Ali’i Tower at the Hilton Hawaiian Village Waikiki Beach Resort, along with the addition of three new guestrooms at the premium oceanfront tower, during the third quarter of 2026, continuing its upgrades of the iconic hotel, and expects to complete the third and final phase of the main tower at the Hilton New Orleans Riverside during the fourth quarter of 2026.

Dividends

Park declared a second quarter 2026 cash dividend of $0.25 per share to stockholders of record as of June 30, 2026. The second quarter dividend was paid on July 15, 2026.

On July 31, 2026, Park declared a third quarter 2026 cash dividend of $0.25 per share to be paid on October 15, 2026 to stockholders of record as of September 30, 2026. The declared dividends translate to an annualized yield of approximately 6.5% based on Park’s recent trading levels.

Full-Year 2026 Outlook

Park is increasing its full-year 2026 outlook to reflect second-quarter outperformance and a strong start to the third quarter as demand trends continue to exceed expectations across its portfolio. Park expects a modest positive impact from the 2026 World Cup of 30 basis points, in line with its prior guidance, offsetting the negative impact of 30 basis points from the renovations of the Royal Palm.

Park’s updated guidance also reflects an assumed increase in expenses due to a stronger demand environment and higher occupancy expectations across the portfolio, driving increases in variable costs such as labor and utilities, partially offset by reductions in fixed costs, with $11 million of benefits achieved from property tax appeals in the second quarter and a 20% reduction in property insurance premiums achieved during Park’s June 1st program renewal.

Park expects full-year 2026 operating results to be as follows:

(unaudited, dollars in millions, except per share amounts and RevPAR)

Full-Year 2026 Outlook

as of August 6, 2026

Full-Year 2026 Outlook

as of April 30, 2026

Change at

Midpoint

Metric Low High Low High

RevPAR $ 198 $ 201 $ 192 $ 196 $ 6

RevPAR change vs. 2025 3.0 % 4.5 % 0.5 % 2.5 % 225 bps

Net income $ 78 $ 98 $ 66 $ 96 $ 7

Net income attributable to stockholders $ 69 $ 89 $ 58 $ 88 $ 6

Earnings per share – Diluted(1)

$ 0.35 $ 0.45 $ 0.29 $ 0.44 $ 0.04

Adjusted EBITDA $ 617 $ 637 $ 587 $ 617 $ 25

Adjusted FFO per share – Diluted(1)

$ 1.90 $ 2.00 $ 1.74 $ 1.90 $ 0.13

______________________________________________

(1)Amounts are calculated based on unrounded numbers.

Park’s outlook is based in part on the following assumptions:

•Operating expenses for Park’s hotels are expected to increase 3% to 4%;

•Excludes $3.5 million of projected Hotel Adjusted EBITDA for the second half of 2026 from the three additional Non-Core hotels disposed since April 2026;

•Includes approximately $13 million of incremental interest expense from $1.4 billion of refinancing activity in 2026, most of which is expected during the fourth quarter;

•Fully diluted weighted average shares for the full-year 2026 of 200 million; and

•Park’s current portfolio as of August 6, 2026 and does not take into account potential future acquisitions, dispositions or any financing transactions, except as noted above, which could result in a material change to Park’s outlook.

Park’s full-year 2026 outlook is based on several factors, many of which are outside the Company’s control, including uncertainty surrounding macroeconomic factors, such as inflation, changes in interest rates and the possibility of an economic recession or slowdown, as well as the assumptions set forth above, all of which are subject to change. Additionally, Park’s full-year 2026 outlook does not include assumptions around the incremental impact of tariff announcements (including any foreign tariffs announced in response to changes in U.S. trade policy), changes in travel patterns to or in the U.S. as a result of foreign conflicts, disapproval of U.S. foreign or domestic policy, or government or agency shutdowns as the net effect of such announcements or events cannot be ascertained or quantified at this time.

Supplemental Disclosures

In conjunction with this release, Park has furnished a financial supplement with additional disclosures on its website. Visit www.pkhotelsandresorts.com for more information. Park has no obligation to update any of the information provided to conform to actual results or changes in Park’s portfolio, capital structure or future expectations.

Conference Call

Park will host a conference call for investors and other interested parties to discuss second quarter 2026 results on August 7, 2026 beginning at 11 a.m. Eastern Time. Participants may listen to the live webcast by logging onto the Investors section of the website at www.pkhotelsandresorts.com. Alternatively, participants may listen to the live call by dialing (877) 451-6152 in the United States or (201) 389-0879 internationally and requesting Park Hotels & Resorts’ Second Quarter 2026 Earnings Conference Call. Participants are encouraged to dial into the call or link to the webcast at least ten minutes prior to the scheduled start time.

A replay of the webcast will be available within 24 hours after the live event on the Investors section of Park’s website.

Forward-Looking Statements

This press release contains forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Forward-looking statements include, but are not limited to, statements related to Park’s current expectations regarding the performance of its business, financial results, liquidity and capital resources, including the use of the remaining $600 million under Park’s 2025 Delayed Draw Term Loan and its Bonnet Creek Mortgage Loan, and the anticipated repayment and refinancing of certain of Park’s indebtedness, the completion of capital allocation priorities and expected returns on such projects, the expected repurchase of Park’s stock, the impact from macroeconomic factors (including elevated inflation and interest rates, potential economic slowdown or a recession and geopolitical conflicts or trends, including trade policy, travel barriers or changes in travel preferences for U.S. destinations, including as a result of another government or agency shutdown), the effects of competition, the effects of future legislation, executive action or regulations, tariffs, the expected completion of anticipated dispositions, including of Park’s Non-Core hotels (as defined below), the declaration, payment and any change in amounts of future dividends and other non-historical statements. Forward-looking statements include all statements that are not historical facts, and in some cases, can be identified by the use of forward-looking terminology such as the words “outlook,” “believes,” “expects,” “potential,” “continues,” “may,” “will,” “should,” “could,” “seeks,” “projects,” “predicts,” “intends,” “plans,” “estimates,” “anticipates,” “hopes” or the negative version of these words or other comparable words. You should not rely on forward-looking statements since they involve known and unknown risks, uncertainties and other factors which are, in some cases, beyond Park’s control and which could materially affect its results of operations, financial condition, cash flows, performance or future achievements or events.

All such forward-looking statements are based on current expectations of management and therefore involve estimates and assumptions that are subject to risks, uncertainties and other factors that could cause actual results to differ materially from the results expressed in these forward-looking statements. You should not put undue reliance on any forward-looking statements and Park urges investors to carefully review the disclosures Park makes concerning risk and uncertainties in Item 1A: “Risk Factors” in Park’s Annual Report on Form 10-K for the year ended December 31, 2025, as such factors may be updated from time to time in Park’s filings with the Securities and Exchange Commission (“SEC”), which are accessible on the SEC’s website at www.sec.gov. Except as required by law, Park undertakes no obligation to update or revise publicly any forward-looking statements, whether as a result of new information, future events or otherwise.

Non-GAAP Financial Measures

Park presents certain non-GAAP financial measures in this press release, including Nareit FFO attributable to stockholders, Adjusted FFO attributable to stockholders, FFO per share, Adjusted FFO per share, EBITDA, Adjusted EBITDA, Hotel Adjusted EBITDA, Hotel Adjusted EBITDA margin and Net Debt. These non-GAAP financial measures should be considered along with, but not as alternatives to, net income (loss) as a measure of its operating performance. Please see the schedules included in this press release including the “Definitions” section for additional information and reconciliations of such non-GAAP financial measures.

About Park

Park is one of the largest publicly-traded lodging real estate investment trusts (“REIT”) with a diverse portfolio of iconic and market-leading hotels and resorts with significant underlying real estate value. Park’s portfolio currently consists of 30 premium-branded hotels and resorts with over 21,000 rooms primarily located in prime city center and resort locations. Visit www.pkhotelsandresorts.com for more information.

PARK HOTELS & RESORTS INC.

CONDENSED CONSOLIDATED BALANCE SHEETS

(in millions, except share and per share data)

June 30, 2026 December 31, 2025

ASSETS (unaudited)

Property and equipment, net $ 6,908 $ 6,955

Assets held for sale, net 13 14

Intangibles, net 40 41

Cash and cash equivalents 264 232

Restricted cash 38 32

Accounts receivable, net of allowance for doubtful accounts of $2 and $2

151 116

Prepaid expenses 54 60

Other assets 78 80

Operating lease right-of-use assets 156 170

TOTAL ASSETS (variable interest entities – $199 and $207)

$ 7,702 $ 7,700

LIABILITIES AND EQUITY

Liabilities

Debt $ 3,915 $ 3,838

Accounts payable and accrued expenses 226 198

Dividends payable 51 56

Due to hotel managers 106 134

Other liabilities 184 189

Operating lease liabilities 187 209

Total liabilities (variable interest entities – $194 and $198)

4,669 4,624

Stockholders’ Equity

Common stock, par value $0.01 per share, 6,000,000,000 shares authorized, 202,614,273 shares issued and 201,349,455 shares outstanding as of June 30, 2026 and 200,938,658 shares issued and 199,901,086 shares outstanding as of December 31, 2025

2 2

Additional paid-in capital 4,028 4,031

Accumulated deficit (940) (902)

Total stockholders’ equity 3,090 3,131

Noncontrolling interests (57) (55)

Total equity 3,033 3,076

TOTAL LIABILITIES AND EQUITY $ 7,702 $ 7,700

PARK HOTELS & RESORTS INC.

CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS

(unaudited, in millions, except per share data)

Three Months Ended June 30, Six Months Ended June 30,

2026 2025 2026 2025

Revenues

Rooms $ 401 $ 401 $ 757 $ 764

Food and beverage 188 180 370 362

Ancillary hotel 67 68 127 131

Other 24 23 48 45

Total revenues 680 672 1,302 1,302

Operating expenses

Rooms 104 105 201 205

Food and beverage 125 122 247 245

Other departmental and support 149 152 294 303

Other property 42 50 96 107

Management fees 33 31 63 61

Impairment and casualty loss 22 — 27 70

Depreciation and amortization 66 122 130 191

Corporate general and administrative 20 19 38 37

Other 22 23 46 44

Total expenses 583 624 1,142 1,263

(Loss) gain on sales of assets, net (2) 1 (3) 1

Gain on derecognition of assets — 16 — 32

Operating income 95 65 157 72

Interest income 2 2 3 5

Interest expense (52) (53) (103) (105)

Interest expense associated with hotels in receivership — (16) — (32)

Equity in earnings from investments in affiliates 1 2 2 2

Other gain (loss), net 9 (1) 9 1

Income (loss) before income taxes 55 (1) 68 (57)

Income tax expense

(5) (1) (6) (2)

Net income (loss) 50 (2) 62 (59)

Net income attributable to noncontrolling interests (3) (3) (4) (3)

Net income (loss) attributable to stockholders $ 47 $ (5) $ 58 $ (62)

Earnings (loss) per share:

Earnings (loss) per share – Basic $ 0.24 $ (0.02) $ 0.29 $ (0.31)

Earnings (loss) per share – Diluted $ 0.24 $ (0.02) $ 0.29 $ (0.31)

Weighted average shares outstanding – Basic 200 199 200 199

Weighted average shares outstanding – Diluted 200 199 200 199

PARK HOTELS & RESORTS INC.

NON-GAAP FINANCIAL MEASURES RECONCILIATIONS

EBITDA AND ADJUSTED EBITDA

(unaudited, in millions) Three Months Ended

June 30, Six Months Ended

June 30,

2026 2025 2026 2025

Net income (loss) $ 50 $ (2) $ 62 $ (59)

Depreciation and amortization expense 66 122 130 191

Interest income (2) (2) (3) (5)

Interest expense 52 53 103 105

Interest expense associated with hotels in receivership(1)

— 16 — 32

Income tax expense 5 1 6 2

Interest income and expense, income tax and depreciation and amortization included in equity in earnings from investments in affiliates 1 2 1 4

EBITDA 172 190 299 270

Gain on sales of assets, net(2)

(2) (1) (1) (1)

Gain on derecognition of assets(1)

— (16) — (32)

Share-based compensation expense 6 5 10 9

Impairment and casualty loss 22 — 27 70

Other items — 5 6 11

Adjusted EBITDA $ 198 $ 183 $ 341 $ 327

______________________________________________

(1)For the three and six months ended June 30, 2025, represents accrued interest expense associated with the default of the $725 million non-recourse CMBS loan (“SF Mortgage Loan”), which was offset by a gain on derecognition for the corresponding increase of the contract asset on Park’s condensed consolidated balance sheets. The SF Mortgage Loan was assumed by the buyer of the 1,921-room Hilton San Francisco Union Square and the 1,024-room Parc 55 San Francisco – a Hilton Hotel (collectively, the “Hilton San Francisco Hotels”), which were sold by the court-appointed receiver in November 2025.

(2)For the three and six months ended June 30, 2026, includes a $4 million gain on the sale of Park’s ownership interest in the Embassy Suites by Hilton Alexandria Old Town included in other gain (loss), net in Park’s condensed consolidated statements of operations.

PARK HOTELS & RESORTS INC.

NON-GAAP FINANCIAL MEASURES RECONCILIATIONS

HOTEL ADJUSTED EBITDA AND HOTEL ADJUSTED EBITDA MARGIN

COMPARABLE AND CORE HOTELS

(unaudited, dollars in millions) Three Months Ended

June 30, Six Months Ended

June 30,

2026 2025 2026 2025

Adjusted EBITDA $ 198 $ 183 $ 341 $ 327

Less: Adjusted EBITDA from investments in affiliates (5) (5) (11) (13)

Add: All other(1)

15 13 29 28

Hotel Adjusted EBITDA 208 191 359 342

Less: Adjusted EBITDA from hotels disposed of (4) (4) (3) (3)

Comparable Hotel Adjusted EBITDA 204 187 356 339

Less: Adjusted EBITDA from Non-Core hotels (22) (21) (33) (29)

Core Hotel Adjusted EBITDA $ 182 $ 166 $ 323 $ 310

Three Months Ended

June 30, Six Months Ended

June 30,

2026 2025 2026 2025

Total Revenues $ 680 $ 672 $ 1,302 $ 1,302

Less: Other revenue (24) (23) (48) (45)

Less: Revenues from hotels disposed of (12) (42) (28) (79)

Comparable Hotel Revenues 644 607 1,226 1,178

Less: Hotel Revenues from Non-Core hotels (84) (82) (156) (151)

Core Hotel Revenues $ 560 $ 525 $ 1,070 $ 1,027

Three Months Ended June 30, Six Months Ended June 30,

2026 2025

Change(2)

2026 2025

Change(2)

Total Revenues $ 680 $ 672 1.2 % $ 1,302 $ 1,302 — %

Operating income $ 95 $ 65 47.0 % $ 157 $ 72 119.3 %

Operating income margin(2)

14.0 % 9.6 % 440 bps 12.1 % 5.5 % 660 bps

Comparable Hotel Revenues $ 644 $ 607 6.1 % $ 1,226 $ 1,178 4.1 %

Comparable Hotel Adjusted EBITDA $ 204 $ 187 8.8 % $ 356 $ 339 5.0 %

Comparable Hotel Adjusted EBITDA margin(2)

31.7 % 30.9 % 80 bps 29.1 % 28.9 % 20 bps

Core Hotel Revenues $ 560 $ 525 6.6 % $ 1,070 $ 1,027 4.2 %

Core Hotel Adjusted EBITDA $ 182 $ 166 9.3 % $ 323 $ 310 4.1 %

Core Hotel Adjusted EBITDA margin(2)

32.4 % 31.6 % 80 bps 30.2 % 30.2 % — bps

______________________________________________

(1)Includes other revenues and other expenses, non-income taxes on TRS leases included in other property expenses and corporate general and administrative expenses in the condensed consolidated statements of operations.

(2)Percentages are calculated based on unrounded numbers.

PARK HOTELS & RESORTS INC.

NON-GAAP FINANCIAL MEASURES RECONCILIATIONS

HOTEL ADJUSTED EBITDA

COMPARABLE, CORE AND NON-CORE HOTELS

(unaudited, in millions)

Three Months Ended June 30, 2026

Six Months Ended June 30, 2026

Total Core Hotels Non-Core Hotels Total Core Hotels Non-Core Hotels

Rooms $ 401 $ 335 $ 66 $ 757 $ 634 $ 123

Food and beverage 188 164 24 370 321 49

Ancillary hotel 67 61 6 127 115 12

Total hotel revenues 656 560 96 1,254 1,070 184

Less:

Rooms expense 104 86 18 201 166 35

Food and beverage expense 125 108 17 247 214 33

Other departmental and support expense 149 120 29 294 237 57

Management fees 33 29 4 63 55 8

Other property expenses(1)

37 35 2 90 75 15

Total hotel expenses 448 378 70 895 747 148

Hotel Adjusted EBITDA 208 182 26 359 323 36

Less: Adjusted EBITDA from hotels disposed of (4) — (4) (3) — (3)

Comparable Hotel Adjusted EBITDA $ 204 $ 182 $ 22 $ 356 $ 323 $ 33

______________________________________________

(1)Total other property expenses primarily include real and personal property taxes, other local taxes, ground rent, equipment rent and property insurance incurred in the normal course of business.

PARK HOTELS & RESORTS INC.

NON-GAAP FINANCIAL MEASURES RECONCILIATIONS

NAREIT FFO AND ADJUSTED FFO

(unaudited, in millions, except per share data)

Three Months Ended

June 30, Six Months Ended

June 30,

2026 2025 2026 2025

Net income (loss) attributable to stockholders $ 47 $ (5) $ 58 $ (62)

Depreciation and amortization expense 66 122 130 191

Depreciation and amortization expense attributable to noncontrolling interests (1) (1) (2) (2)

Gain on sales of assets, net(1)

(2) (1) (1) (1)

Gain on derecognition of assets(2)

— (16) — (32)

Impairment loss 20 — 25 70

Equity investment adjustments:

Equity in earnings from investments in affiliates

(1) (2) (2) (2)

Pro rata FFO of investments in affiliates 3 4 3 5

Nareit FFO attributable to stockholders 132 101 211 167

Share-based compensation expense 6 5 10 9

Interest expense associated with hotels in receivership(2)

— 16 — 32

Other items

2 7 9 13

Adjusted FFO attributable to stockholders $ 140 $ 129 $ 230 $ 221

Nareit FFO per share – Diluted(3)

$ 0.66 $ 0.51 $ 1.05 $ 0.83

Adjusted FFO per share – Diluted(3)

$ 0.70 $ 0.64 $ 1.15 $ 1.10

Weighted average shares outstanding – Diluted

200 200 200 200

______________________________________________

(1)For the three and six months ended June 30, 2026, includes a $4 million gain on the sale of Park’s ownership interest in the Embassy Suites by Hilton Alexandria Old Town included in other gain (loss), net in Park’s condensed consolidated statements of operations.

(2)For the three and six months ended June 30, 2025, represents accrued interest expense associated with the default of the SF Mortgage Loan, which was offset by a gain on derecognition for the corresponding increase of the contract asset on Park’s condensed consolidated balance sheets. The SF Mortgage Loan was assumed by the buyer of the Hilton San Francisco Hotels, which were sold by the court-appointed receiver in November 2025.

(3)Per share amounts are calculated based on unrounded numbers.

PARK HOTELS & RESORTS INC.

NON-GAAP FINANCIAL MEASURES RECONCILIATIONS

NET DEBT

(unaudited, in millions)

June 30, 2026

Debt $ 3,915

Add: unamortized deferred financing costs and discount 17

Debt, excluding unamortized deferred financing cost, premiums and discounts 3,932

Add: Park’s share of unconsolidated affiliates debt, excluding unamortized deferred financing costs

105

Less: cash and cash equivalents (264)

Less: restricted cash (38)

Net Debt $ 3,735

PARK HOTELS & RESORTS INC.

NON-GAAP FINANCIAL MEASURES RECONCILIATIONS

OUTLOOK – EBITDA AND ADJUSTED EBITDA

(unaudited, in millions) Year Ending

December 31, 2026

Low Case

High Case

Net income $ 78 $ 98

Depreciation and amortization expense 255 255

Interest income (6) (6)

Interest expense 223 223

Income tax expense 8 8

Interest expense, income tax and depreciation and amortization included in equity in earnings

from investments in affiliates

1 1

EBITDA 559 579

Gain on sales of assets, net (1) (1)

Share-based compensation expense 20 20

Impairment and casualty loss 27 27

Other items 12 12

Adjusted EBITDA $ 617 $ 637

PARK HOTELS & RESORTS INC.

NON-GAAP FINANCIAL MEASURES RECONCILIATIONS

OUTLOOK – NAREIT FFO ATTRIBUTABLE TO STOCKHOLDERS AND

ADJUSTED FFO ATTRIBUTABLE TO STOCKHOLDERS

(unaudited, in millions except per share data) Year Ending

December 31, 2026

Low Case High Case

Net income attributable to stockholders $ 69 $ 89

Depreciation and amortization expense 255 255

Depreciation and amortization expense attributable to noncontrolling interests (3) (3)

Gain on sales of assets, net (1) (1)

Impairment loss 25 25

Equity investment adjustments:

Equity in earnings from investments in affiliates (5) (5)

Pro rata FFO of equity investments 5 5

Nareit FFO attributable to stockholders 345 365

Share-based compensation expense 20 20

Other items 16 16

Adjusted FFO attributable to stockholders $ 381 $ 401

Adjusted FFO per share – Diluted(1)

$ 1.90 $ 2.00

Weighted average diluted shares outstanding 200 200

______________________________________________

(1)Per share amounts are calculated based on unrounded numbers.

PARK HOTELS & RESORTS INC.

DEFINITIONS

Comparable

The Company presents certain data for its consolidated hotels on a Comparable basis as supplemental information for investors: Comparable Hotel Revenues, Comparable RevPAR, Comparable Occupancy, Comparable ADR, Comparable Hotel Adjusted EBITDA and Comparable Hotel Adjusted EBITDA Margin. The Company presents Comparable hotel results to help the Company and its investors evaluate the ongoing operating performance of its hotels. The Company’s Comparable hotel financial data includes results from Park’s consolidated hotels and property acquisitions as though such acquisitions occurred on the earliest period presented. Additionally, Comparable hotel financial data excludes results from property dispositions that have occurred prior to August 6, 2026.

Core/Non-Core

The Company’s Core portfolio includes 20 of Park’s consolidated hotels and one unconsolidated hotel and consists primarily of hotels and resorts that cater to group and leisure demand. As of June 30, 2026, Park’s Non-Core portfolio included 10 consolidated hotels. As of August 6, 2026, Park had 9 hotels remaining in its Non-Core portfolio. Financial data presented for Park’s Core and Non-Core hotels are based on its consolidated hotels only.

EBITDA, Adjusted EBITDA, Hotel Adjusted EBITDA and Hotel Adjusted EBITDA margin

Earnings before interest expense, taxes and depreciation and amortization (“EBITDA”), presented herein, reflects net income (loss) excluding depreciation and amortization, interest income, interest expense, income taxes and also interest income and expense, income tax and depreciation and amortization included in equity in earnings from investments in affiliates.

Adjusted EBITDA, presented herein, is calculated as EBITDA, as previously defined, further adjusted to exclude the following items that are not reflective of Park’s ongoing operating performance or incurred in the normal course of business, and thus, excluded from management’s analysis in making day-to-day operating decisions and evaluations of Park’s operating performance against other companies within its industry:

•Gains or losses on sales of assets for both consolidated and unconsolidated investments;

•Costs associated with hotel acquisitions or dispositions expensed during the period;

•Severance expense;

•Share-based compensation expense;

•Impairment losses and casualty gains or losses; and

•Other items that management believes are not representative of the Company’s current or future operating performance.

Hotel Adjusted EBITDA measures hotel-level results before debt service, depreciation and corporate expenses of the Company’s consolidated hotels, which excludes hotels owned by unconsolidated affiliates, and is a key measure of the Company’s profitability. The Company presents Hotel Adjusted EBITDA to help the Company and its investors evaluate the ongoing operating performance of the Company’s consolidated hotels.

Hotel Adjusted EBITDA margin is calculated as Hotel Adjusted EBITDA divided by total hotel revenue.

EBITDA, Adjusted EBITDA, Hotel Adjusted EBITDA and Hotel Adjusted EBITDA margin are not recognized terms under United States (“U.S.”) GAAP and should not be considered as alternatives to net income (loss) or other measures of financial performance or liquidity derived in accordance with U.S. GAAP. In addition, the Company’s definitions of EBITDA, Adjusted EBITDA, Hotel Adjusted EBITDA and Hotel Adjusted EBITDA margin may not be comparable to similarly titled measures of other companies.

The Company believes that EBITDA, Adjusted EBITDA, Hotel Adjusted EBITDA and Hotel Adjusted EBITDA margin provide useful information to investors about the Company and its financial condition and results of operations for the following reasons: (i) EBITDA, Adjusted EBITDA, Hotel Adjusted EBITDA and Hotel Adjusted EBITDA margin are among the measures used by the Company’s

management team to make day-to-day operating decisions and evaluate its operating performance between periods and between REITs by removing the effect of its capital structure (primarily interest expense) and asset base (primarily depreciation and amortization) from its operating results; and (ii) EBITDA, Adjusted EBITDA, Hotel Adjusted EBITDA and Hotel Adjusted EBITDA margin are frequently used by securities analysts, investors and other interested parties as a common performance measure to compare results or estimate valuations across companies in the industry.

EBITDA, Adjusted EBITDA, Hotel Adjusted EBITDA and Hotel Adjusted EBITDA margin have limitations as analytical tools and should not be considered either in isolation or as a substitute for net income (loss) or other methods of analyzing the Company’s operating performance and results as reported under U.S. GAAP. Because of these limitations, EBITDA, Adjusted EBITDA and Hotel Adjusted EBITDA should not be considered as discretionary cash available to the Company to reinvest in the growth of its business or as measures of cash that will be available to the Company to meet its obligations. Further, the Company does not use or present EBITDA, Adjusted EBITDA, Hotel Adjusted EBITDA and Hotel Adjusted EBITDA margin as measures of liquidity or cash flows.

Nareit FFO attributable to stockholders, Adjusted FFO attributable to stockholders, Nareit FFO per share – diluted and Adjusted FFO per share – diluted

Nareit FFO attributable to stockholders and Nareit FFO per diluted share (defined as set forth below) are presented herein as non-GAAP measures of the Company’s performance. The Company calculates funds from (used in) operations (“FFO”) attributable to stockholders for a given operating period in accordance with standards established by the National Association of Real Estate Investment Trusts (“Nareit”), as net income (loss) attributable to stockholders (calculated in accordance with U.S. GAAP), excluding depreciation and amortization, gains or losses on sales of assets, impairment, and the cumulative effect of changes in accounting principles, plus adjustments for unconsolidated joint ventures. Adjustments for unconsolidated joint ventures are calculated to reflect the Company’s pro rata share of the FFO of those entities on the same basis. As noted by Nareit in its December 2018 “Nareit Funds from Operations White Paper – 2018 Restatement,” since real estate values historically have risen or fallen with market conditions, many industry investors have considered presentation of operating results for real estate companies that use historical cost accounting to be insufficient by themselves. For these reasons, Nareit adopted the FFO metric in order to promote an industry-wide measure of REIT operating performance. The Company believes Nareit FFO provides useful information to investors regarding its operating performance and can facilitate comparisons of operating performance between periods and between REITs. The Company’s presentation may not be comparable to FFO reported by other REITs that do not define the terms in accordance with the current Nareit definition, or that interpret the current Nareit definition differently. The Company calculates Nareit FFO per diluted share as Nareit FFO divided by the number of fully diluted shares outstanding during a given operating period.

The Company also presents Adjusted FFO attributable to stockholders and Adjusted FFO per diluted share when evaluating its performance because management believes that the exclusion of certain additional items described below provides useful supplemental information to investors regarding the Company’s ongoing operating performance. Management historically has made the adjustments detailed below in evaluating its performance and in its annual budget process. Management believes that the presentation of Adjusted FFO provides useful supplemental information that is beneficial to an investor’s complete understanding of operating performance. The Company adjusts Nareit FFO attributable to stockholders for the following items, which may occur in any period, and refers to this measure as Adjusted FFO attributable to stockholders:

•Costs associated with hotel acquisitions or dispositions expensed during the period;

•Severance expense;

•Share-based compensation expense;

•Casualty gains or losses; and

•Other items that management believes are not representative of the Company’s current or future operating performance.

Net Debt

Net Debt, presented herein, is a non-GAAP financial measure that the Company uses to evaluate its financial leverage. Net Debt is calculated as (i) debt excluding unamortized deferred financing costs; and (ii) the Company’s share of investments in affiliate debt, excluding unamortized deferred financing costs; reduced by (a) cash and cash equivalents; and (b) restricted cash and cash equivalents.

The Company believes Net Debt provides useful information about its indebtedness to investors as it is frequently used by securities analysts, investors and other interested parties to compare the indebtedness of companies. Net Debt should not be considered as a substitute to debt presented in accordance with U.S. GAAP. Net Debt may not be comparable to a similarly titled measure of other companies.

Occupancy

Occupancy represents the total number of room nights sold divided by the total number of room nights available at a hotel or group of hotels. Occupancy measures the utilization of the Company’s hotels’ available capacity. Management uses Occupancy to gauge demand at a specific hotel or group of hotels in a given period. Occupancy levels also help management determine achievable Average Daily Rate (“ADR”) levels as demand for rooms increases or decreases.

Average Daily Rate

ADR (or rate) represents rooms revenue divided by total number of room nights sold in a given period. ADR measures average room price attained by a hotel and ADR trends provide useful information concerning the pricing environment and the nature of the customer base of a hotel or group of hotels. ADR is a commonly used performance measure in the hotel industry, and management uses ADR to assess pricing levels that the Company is able to generate by type of customer, as changes in rates have a more pronounced effect on overall revenues and incremental profitability than changes in Occupancy, as described above.

Revenue per Available Room

Revenue per Available Room (“RevPAR”) represents rooms revenue divided by the total number of room nights available to guests for a given period. Management considers RevPAR to be a meaningful indicator of the Company’s performance as it provides a metric correlated to two primary and key factors of operations at a hotel or group of hotels: Occupancy and ADR. RevPAR is also a useful indicator in measuring performance over comparable periods.

Total RevPAR

Total RevPAR represents rooms, food and beverage and other hotel revenues divided by the total number of room nights available to guests for a given period. Management considers Total RevPAR to be a meaningful indicator of the Company’s performance as approximately one-third of revenues are earned from food and beverage and other hotel revenues. Total RevPAR is also a useful indicator in measuring performance over comparable periods.

Group Revenue Pace

Group Revenue Pace represents bookings for future business and is calculated as group room nights multiplied by the contracted room rate expressed as a percentage of a prior period relative to a prior point in time.

EX-99.2

Filename: supplementexhibit992-live.htm · Sequence: 3

Supplement Exhibit 99.2 - LIVE

Exhibit 99.2

SECOND QUARTER 2026

SUPPLEMENTAL DATA

JUNE 30, 2026

ABOUT PARK AND SAFE HARBOR DISCLOSURE

About Park Hotels & Resorts Inc.

Park (NYSE: PK) is one of the largest publicly-traded lodging real estate investment trusts (“REIT”) with a diverse portfolio of iconic and market-leading hotels and

resorts with significant underlying real estate value. Park’s portfolio currently consists of 30 premium-branded hotels and resorts with over 21,000 rooms primarily

located in prime city center and resort locations. Visit www.pkhotelsandresorts.com for more information.

Forward-Looking Statements

This supplement contains forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the

Securities Exchange Act of 1934, as amended. Forward-looking statements include, but are not limited to, statements related to Park’s current expectations

regarding the performance of its business, financial results, liquidity and capital resources, including the use of the remaining $600 million under Park’s $800

million senior unsecured delayed draw term loan facility (“2025 Delayed Draw Term Loan”) and Park’s $700 million delayed draw loan facility (“Bonnet Creek

Mortgage Loan”), which will be secured by the 1,009-room Signia by Hilton Orlando Bonnet Creek and 502-room Waldorf Astoria Orlando and associated golf

course (collectively, the “Bonnet Creek complex”) when drawn upon, and the anticipated repayment and refinancing of certain of Park’s indebtedness, the

completion of capital allocation priorities, the expected repurchase of Park’s stock, the impact from macroeconomic factors (including elevated inflation and interest

rates, potential economic slowdown or a recession and geopolitical conflicts or trends, including trade policy, travel barriers or changes in travel preferences for

U.S. destinations, including as a result of another government or agency shutdown), the effects of competition, the effects of future legislation, executive action or

regulations, tariffs, the expected completion of anticipated dispositions, including of Park’s Non-Core hotels (as defined below), the declaration, payment and any

change in amounts of future dividends and other non-historical statements. Forward-looking statements include all statements that are not historical facts, and in

some cases, can be identified by the use of forward-looking terminology such as the words “outlook,” “believes,” “expects,” “potential,” “continues,” “may,” “will,”

“should,” “could,” “seeks,” “projects,” “predicts,” “intends,” “plans,” “estimates,” “anticipates,” “hopes” or the negative version of these words or other comparable

words. You should not rely on forward-looking statements since they involve known and unknown risks, uncertainties and other factors which are, in some cases,

beyond Park’s control and which could materially affect its results of operations, financial condition, cash flows, performance or future achievements or events.

All such forward-looking statements are based on current expectations of management and therefore involve estimates and assumptions that are subject to risks,

uncertainties and other factors that could cause actual results to differ materially from the results expressed in these forward-looking statements. You should not

put undue reliance on any forward-looking statements and Park urges investors to carefully review the disclosures Park makes concerning risk and uncertainties in

Item 1A: “Risk Factors” in Park’s Annual Report on Form 10-K for the year ended December 31, 2025, as such factors may be updated from time to time in Park’s

filings with the Securities and Exchange Commission (“SEC”), which are accessible on the SEC’s website at www.sec.gov. Except as required by law, Park

undertakes no obligation to update or revise publicly any forward-looking statements, whether as a result of new information, future events or otherwise.

Supplemental Financial Information

Park presents certain non-generally accepted accounting principles (“GAAP”) financial measures in this presentation, including Nareit FFO attributable to

stockholders, Adjusted FFO attributable to stockholders, FFO per share, Adjusted FFO per share, EBITDA, Adjusted EBITDA, Hotel Adjusted EBITDA, Hotel

Adjusted EBITDA margin, Net Debt and Net Debt to Adjusted EBITDA ratio. These non-GAAP financial measures should be considered along with, but not as

alternatives to, net income (loss) as a measure of its operating performance. Please see the schedules included in this presentation including the “Definitions”

section for additional information and reconciliations of such non-GAAP financial measures.

HILTON NEW ORLEANS RIVERSIDE

TABLE OF CONTENTS

Financial Statements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Supplementary Financial Information . . . . . . . . . . . . . . . . . . . .

Outlook and Assumptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Portfolio and Operating Metrics . . . . . . . . . . . . . . . . . . . . . . . . .

Properties Acquired, Sold and Disposed . . . . . . . . . . . . . . . . .

Comparable Supplementary Financial Information . . . . . . . . .

Capital Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Definitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Analyst Coverage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

WALDORF ASTORIA ORLANDO

FINANCIAL

STATEMENTS

HILTON WAIKOLOA VILLAGE

FINANCIAL STATEMENTS

CONDENSED CONSOLIDATED BALANCE SHEETS

(in millions, except share and per share data)

June 30, 2026

December 31, 2025

(unaudited)

ASSETS

Property and equipment, net

$6,908

$6,955

Assets held for sale, net

Intangibles, net

Cash and cash equivalents

264

232

Restricted cash

Accounts receivable, net of allowance for doubtful accounts of $2 and $2

151

116

Prepaid expenses

Other assets

Operating lease right-of-use assets

156

170

TOTAL ASSETS (variable interest entities – $199 and $207)

$7,702

$7,700

LIABILITIES AND EQUITY

Liabilities

Debt

$3,915

$3,838

Accounts payable and accrued expenses

226

198

Dividends payable

Due to hotel managers

106

134

Other liabilities

184

189

Operating lease liabilities

187

209

Total liabilities (variable interest entities – $194 and $198)

4,669

4,624

Stockholders’ Equity

Common stock, par value $0.01 per share, 6,000,000,000 shares authorized, 202,614,273 shares

issued and 201,349,455 shares outstanding as of June 30, 2026 and 200,938,658 shares issued and

199,901,086 shares outstanding as of December 31, 2025

Additional paid-in capital

4,028

4,031

Accumulated deficit

(940)

(902)

Total stockholders’ equity

3,090

3,131

Noncontrolling interests

(57)

(55)

Total equity

3,033

3,076

TOTAL LIABILITIES AND EQUITY

$7,702

$7,700

HILTON WAIKOLOA VILLAGE

FINANCIAL STATEMENTS

CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS

(unaudited, in millions, except per share data)

Three Months Ended June 30,

Six Months Ended June 30,

2026

2025

2026

2025

Revenues

Rooms

$401

$757

$764

Food and beverage

188

180

370

362

Ancillary hotel

127

131

Other

Total revenues

680

672

1,302

Operating expenses

Rooms

104

105

201

205

Food and beverage

125

122

247

245

Other departmental and support

149

152

294

303

Other property

107

Management fees

Impairment and casualty loss

—

Depreciation and amortization

122

130

191

Corporate general and administrative

Other

Total expenses

583

624

1,142

1,263

(Loss) gain on sales of assets, net

(2)

(3)

Gain on derecognition of assets

—

Operating income

157

Interest income

Interest expense

(52)

(53)

(103)

(105)

Interest expense associated with hotels in receivership

—

(16)

—

(32)

Equity in earnings from investments in affiliates

Other gain (loss), net

(1)

Income (loss) before income taxes

(1)

(57)

Income tax expense

(5)

(1)

(6)

(2)

Net income (loss)

(2)

(59)

Net income attributable to noncontrolling interests

(3)

(4)

(3)

Net income (loss) attributable to stockholders

$47

$(5)

$58

$(62)

Earnings (loss) per share:

Earnings (loss) per share – Basic

$0.24

$(0.02)

$0.29

$(0.31)

Earnings (loss) per share – Diluted

$0.24

$(0.02)

$0.29

$(0.31)

Weighted average shares outstanding – Basic

200

199

200

199

Weighted average shares outstanding – Diluted

200

199

200

199

NEW YORK HILTON MIDTOWN

SUPPLEMENTARY

FINANCIAL

INFORMATION

NEW YORK HILTON MIDTOWN

SUPPLEMENTARY FINANCIAL INFORMATION

EBITDA AND ADJUSTED EBITDA

(unaudited, in millions)

Three Months Ended June 30,

Six Months Ended June 30,

2026

2025

2026

2025

Net income (loss)

$50

$(2)

$62

$(59)

Depreciation and amortization expense

122

130

191

Interest income

(2)

(3)

(5)

Interest expense

103

105

Interest expense associated with hotels in receivership(1)

—

Income tax expense

Interest income and expense, income tax and

depreciation and amortization included in equity in

earnings from investments in affiliates

EBITDA

172

190

299

270

Gain on sales of assets, net(2)

(2)

(1)

Gain on derecognition of assets(1)

—

(16)

—

(32)

Share-based compensation expense

Impairment and casualty loss

—

Other items

—

Adjusted EBITDA

$198

$183

$341

$327

_____________________________________

(1)For the three and six months ended June 30, 2025, represents accrued interest expense associated with the default of the $725 million non-recourse CMBS loan (“SF Mortgage Loan”), which was

offset by a gain on derecognition for the corresponding increase of the contract asset on Park’s condensed consolidated balance sheets. The SF Mortgage Loan was assumed by the buyer of the

1,921-room Hilton San Francisco Union Square and the 1,024-room Parc 55 San Francisco – a Hilton Hotel (collectively, the “Hilton San Francisco Hotels”), which were sold by the court-appointed

receiver in November 2025.

net in Park’s condensed consolidated statements of operations.

NEW YORK HILTON MIDTOWN

SUPPLEMENTARY FINANCIAL INFORMATION

COMPARABLE AND CORE HOTEL ADJUSTED EBITDA, HOTEL REVENUES AND

HOTEL ADJUSTED EBITDA MARGIN

(unaudited, dollars in millions)

Three Months Ended June 30,

Six Months Ended June 30,

2026

2025

2026

2025

Adjusted EBITDA

$198

$183

$341

$327

Less: Adjusted EBITDA from investments in affiliates

(5)

(11)

(13)

Add: All other(1)

Hotel Adjusted EBITDA

208

191

359

342

Less: Adjusted EBITDA from hotels disposed of

(4)

(3)

Comparable Hotel Adjusted EBITDA

204

187

356

339

Less: Adjusted EBITDA from Non-Core hotels

(22)

(21)

(33)

(29)

Core Hotel Adjusted EBITDA

$182

$166

$323

$310

Three Months Ended June 30,

Six Months Ended June 30,

2026

2025

2026

2025

Total Revenues

$680

$672

$1,302

Less: Other revenue

(24)

(23)

(48)

(45)

Less: Revenues from hotels disposed of

(12)

(42)

(28)

(79)

Comparable Hotel Revenues

644

607

1,226

1,178

Less: Hotel Revenues from Non-Core hotels

(84)

(82)

(156)

(151)

Core Hotel Revenues

$560

$525

$1,070

$1,027

Three Months Ended June 30,

Six Months Ended June 30,

2026

2025

Change(2)

2026

2025

Change(2)

Total Revenues

$680

$672

1.2%

$1,302

—%

Operating income

$95

$65

47.0%

$157

$72

119.3%

Operating income margin(2)

14.0%

9.6%

440 bps

12.1%

5.5%

660 bps

Comparable Hotel Revenues

$644

$607

6.1%

$1,226

$1,178

4.1%

Comparable Hotel Adjusted EBITDA

$204

$187

8.8%

$356

$339

5.0%

Comparable Hotel Adjusted EBITDA margin(2)

31.7%

30.9%

80 bps

29.1%

28.9%

20 bps

Core Hotel Revenues

$560

$525

6.6%

$1,070

$1,027

4.2%

Core Hotel Adjusted EBITDA

$182

$166

9.3%

$323

$310

4.1%

Core Hotel Adjusted EBITDA margin(2)

32.4%

31.6%

80 bps

30.2%

— bps

______________________________________________________________

(1)Includes other revenues and other expenses, non-income taxes on TRS leases included in other property expenses and corporate general and administrative expenses in the condensed consolidated

statements of operations.

(2)Percentages are calculated based on unrounded numbers.

NEW YORK HILTON MIDTOWN

SUPPLEMENTARY FINANCIAL INFORMATION

COMPARABLE, CORE AND NON-CORE HOTEL ADJUSTED EBITDA

(unaudited, in millions)

Three Months Ended June 30, 2026

Six Months Ended June 30, 2026

Total

Core Hotels

Non-Core

Hotels

Total

Core Hotels

Non-Core

Hotels

Hotel Revenues

Rooms

$401

$335

$66

$757

$634

$123

Food and beverage

188

164

370

321

Ancillary hotel

127

115

Total hotel revenues

656

560

1,254

1,070

184

Less:

Rooms expense

104

201

166

Food and beverage expense

125

108

247

214

Other departmental and support expense

149

120

294

237

Management fees

Other property expenses(1)

Total hotel expenses

448

378

895

747

148

Hotel Adjusted EBITDA

208

182

359

323

Less: Adjusted EBITDA from hotels disposed of

(4)

—

(4)

(3)

—

(3)

Comparable Hotel Adjusted EBITDA

$204

$182

$22

$356

$323

$33

______________________________________________________________

(1)Total other property expenses primarily include real and personal property taxes, other local taxes, ground rent, equipment rent and property insurance incurred in the normal course of business.

NEW YORK HILTON MIDTOWN

SUPPLEMENTARY FINANCIAL INFORMATION

NAREIT FFO AND ADJUSTED FFO

(unaudited, in millions, except per share data)

Three Months Ended June 30,

Six Months Ended June 30,

2026

2025

2026

2025

Net income (loss) attributable to stockholders

$47

$(5)

$58

$(62)

Depreciation and amortization expense

122

130

191

Depreciation and amortization expense attributable to

noncontrolling interests

(1)

(2)

Gain on sales of assets, net(1)

(2)

(1)

Gain on derecognition of assets(2)

—

(16)

—

(32)

Impairment loss

—

Equity investment adjustments:

Equity in earnings from investments in affiliates

(1)

(2)

Pro rata FFO of investments in affiliates

Nareit FFO attributable to stockholders

132

101

211

167

Share-based compensation expense

Interest expense associated with hotels in receivership(2)

—

Other items

Adjusted FFO attributable to stockholders

$140

$129

$230

$221

Nareit FFO per share – Diluted(3)

$0.66

$0.51

$1.05

$0.83

Adjusted FFO per share – Diluted(3)

$0.70

$0.64

$1.15

$1.10

Weighted average shares outstanding – Diluted(4)

200

__________________________________________________________________________

net in Park’s condensed consolidated statements of operations.

(2)For the three and six months ended June 30, 2025, represents accrued interest expense associated with the default of the SF Mortgage Loan, which was offset by a gain on derecognition for the

corresponding increase of the contract asset on Park’s condensed consolidated balance sheets. The SF Mortgage Loan was assumed by the buyer of the Hilton San Francisco Hotels, which were sold

by the court-appointed receiver in November 2025.

(3)Per share amounts are calculated based on unrounded numbers.

(4)Derived from Park’s earnings per share calculations for each period presented; for shares outstanding as of June 30, 2026, see page 5.

NEW YORK HILTON MIDTOWN

SUPPLEMENTARY FINANCIAL INFORMATION

GENERAL AND ADMINISTRATIVE EXPENSES

(unaudited, in millions)

Three Months Ended June 30,

Six Months Ended June 30,

2026

2025

2026

2025

Corporate general and administrative expenses

$20

$19

$38

$37

Less:

Share-based compensation expense

Other corporate expenses

G&A, excluding expenses not included in Adjusted EBITDA

$13

$26

NEW YORK HILTON MIDTOWN

SUPPLEMENTARY FINANCIAL INFORMATION

NET DEBT AND NET DEBT TO COMPARABLE ADJUSTED EBITDA RATIO

(unaudited, in millions)

June 30, 2026

December 31, 2025

Debt

$3,915

$3,838

Add: unamortized deferred financing costs and discount

Debt, excluding unamortized deferred financing cost, premiums and discounts

3,932

3,856

Add: Park’s share of unconsolidated affiliates debt, excluding unamortized deferred financing costs

105

129

Less: cash and cash equivalents

(264)

(232)

Less: restricted cash

(38)

(32)

Net Debt

$3,735

$3,721

TTM Comparable Adjusted EBITDA(1)

$612

$595

Net Debt to TTM Comparable Adjusted EBITDA ratio

6.1x

6.25x

_____________________________________

(1)See pages 30 and 31 for trailing twelve months (“TTM”) Comparable Adjusted EBITDA as of June 30, 2026 and December 31, 2025, respectively.

CASA MARINA KEY WEST, CURIO COLLECTION

OUTLOOK AND

ASSUMPTIONS

CASA MARINA KEY WEST, CURIO COLLECTION

OUTLOOK AND ASSUMPTIONS

FULL-YEAR 2026 OUTLOOK

Park is increasing its full-year 2026 outlook to reflect second-quarter outperformance and a strong start to the third quarter as demand trends continue to exceed

expectations across its portfolio. Park expects a modest positive impact from the 2026 World Cup of 30 basis points, in line with its prior guidance, offsetting the

negative impact of 30 basis points from the renovations of the Royal Palm South Beach Miami, a Tribute Portfolio Resort (“Royal Palm”).

Park’s updated guidance also reflects an assumed increase in expenses due to a stronger demand environment and higher occupancy expectations across the

portfolio, driving increases in variable costs such as labor and utilities, partially offset by reductions in fixed costs, with $11 million of benefits achieved from

property tax appeals in the second quarter and a 20% reduction in property insurance premiums achieved during Park’s June 1st program renewal.

Park expects full-year 2026 operating results to be as follows:

(unaudited, dollars in millions, except per share amounts and RevPAR)

Full-Year 2026 Outlook

as of August 6, 2026

Full-Year 2026 Outlook

as of April 30, 2026

Change at

Midpoint

Metric

Low

High

Low

High

RevPAR

$198

$201

$192

$196

RevPAR change vs. 2025

3.0%

4.5%

0.5%

2.5%

225 bps

Net income

$78

$98

$66

$96

Net income attributable to stockholders

$69

$89

$58

$88

Earnings per share – Diluted(1)

$0.35

$0.45

$0.29

$0.44

$0.04

Adjusted EBITDA

$617

$637

$587

$617

$25

Adjusted FFO per share – Diluted(1)

$1.90

$2.00

$1.74

$1.90

$0.13

__________________________________________________________________________

(1)Amounts are calculated based on unrounded numbers.

Park’s outlook is based in part on the following assumptions:

•Operating expenses for Park’s hotels are expected to increase 3% to 4%;

•Excludes $3.5 million of projected Hotel Adjusted EBITDA for the second half of 2026 from the three additional Non-Core hotels disposed since April

2026;

•Includes approximately $13 million of incremental interest expense from $1.4 billion of refinancing activity in 2026, most of which is expected during

the fourth quarter;

•Fully diluted weighted average shares for the full-year 2026 of 200 million; and

•Park’s current portfolio as of August 6, 2026 and does not take into account potential future acquisitions, dispositions or any financing transactions,

except as noted above, which could result in a material change to Park’s outlook.

Park’s full-year 2026 outlook is based on several factors, many of which are outside the Company’s control, including uncertainty surrounding macroeconomic

factors, such as inflation, changes in interest rates and the possibility of an economic recession or slowdown, as well as the assumptions set forth above, all of

which are subject to change. Additionally, Park’s full-year 2026 outlook does not include assumptions around the incremental impact of tariff announcements

(including any foreign tariffs announced in response to changes in U.S. trade policy), changes in travel patterns to or in the U.S. as a result of foreign conflicts,

disapproval of U.S. foreign or domestic policy, or government or agency shutdowns as the net effect of such announcements or events cannot be ascertained or

quantified at this time.

CASA MARINA KEY WEST, CURIO COLLECTION

OUTLOOK AND ASSUMPTIONS

EBITDA AND ADJUSTED EBITDA

Year Ending

(unaudited, in millions)

December 31, 2026

Low Case

High Case

Net income

$78

$98

Depreciation and amortization expense

255

Interest income

(6)

Interest expense

223

Income tax expense

Interest expense, income tax and depreciation and amortization included in equity in earnings

from investments in affiliates

EBITDA

559

579

Gain on sales of assets, net

(1)

Share-based compensation expense

Impairment and casualty loss

Other items

Adjusted EBITDA

$617

$637

CASA MARINA KEY WEST, CURIO COLLECTION

OUTLOOK AND ASSUMPTIONS

NAREIT FFO AND ADJUSTED FFO

Year Ending

(unaudited, in millions except per share data)

December 31, 2026

Low Case

High Case

Net income attributable to stockholders

$69

$89

Depreciation and amortization expense

255

Depreciation and amortization expense attributable to noncontrolling interests

(3)

Gain on sales of assets, net

(1)

Impairment loss

Equity investment adjustments:

Equity in earnings from investments in affiliates

(5)

Pro rata FFO of equity investments

Nareit FFO attributable to stockholders

345

365

Share-based compensation expense

Other items

Adjusted FFO attributable to stockholders

$381

$401

Adjusted FFO per share – Diluted(1)

$1.90

$2.00

Weighted average diluted shares outstanding

200

_____________________________________

(1)Per share amounts are calculated based on unrounded numbers.

HILTON WAIKOLOA VILLAGE

PORTFOLIO

AND

OPERATING

METRICS

HILTON WAIKOLOA VILLAGE

PORTFOLIO AND OPERATING METRICS

HOTEL PORTFOLIO AS OF AUGUST 6, 2026

Hotel Name

Total Rooms

Market

Meeting Space

(square feet)

Ownership

Equity

Ownership

Debt

(in millions)

Core Hotels

Consolidated Core Hotels

Hilton Hawaiian Village Waikiki Beach Resort

2,886

Hawaii

150,000

Fee Simple

100%

$1,275

New York Hilton Midtown

1,878

New York

151,000

Fee Simple

100%

—

Hilton New Orleans Riverside

1,622

New Orleans

158,000

Fee Simple

100%

—

Hilton Chicago

1,544

Chicago

234,000

Fee Simple

100%

—

Signia by Hilton Orlando Bonnet Creek

1,009

Orlando

234,000

Fee Simple

100%

—

Hilton Waikoloa Village

661

Hawaii

241,000

Fee Simple

100%

—

Caribe Hilton

652

Puerto Rico

65,000

Fee Simple

100%

—

DoubleTree Hotel Washington DC – Crystal City

627

Washington, D.C.

36,000

Fee Simple

100%

—

Hilton Denver City Center

613

Denver

50,000

Fee Simple

100%

$50

Hilton Boston Logan Airport

604

Boston

30,000

Leasehold

100%

—

Hyatt Regency Boston

502

Boston

30,000

Fee Simple

100%

—

Waldorf Astoria Orlando

502

Orlando

127,000

Fee Simple

100%

—

Hilton McLean Tysons Corner

458

Washington, D.C.

28,000

Fee Simple

100%

—

Hyatt Regency Mission Bay Spa and Marina

438

Southern California

24,000

Leasehold

100%

—

Royal Palm South Beach Miami, a Tribute Portfolio Resort

404

Miami

18,000

Fee Simple

100%

—

Hilton Santa Barbara Beachfront Resort

360

Southern California

72,000

Fee Simple

50%

$151

JW Marriott San Francisco Union Square

344

San Francisco

12,000

Leasehold

100%

—

Casa Marina Key West, Curio Collection

311

Key West

53,000

Fee Simple

100%

—

Juniper Hotel Cupertino, Curio Collection

224

Other U.S.

5,000

Fee Simple

100%

—

The Reach Key West, Curio Collection

150

Key West

18,000

Fee Simple

100%

—

Total Consolidated Core Hotels (20 Hotels)

15,789

1,736,000

$1,476

Unconsolidated Core Hotel

Hilton Orlando(1)

1,424

Orlando

236,000

Fee Simple

20%

$105

Total Unconsolidated Core Hotel (1 Hotel)

1,424

236,000

$105

Total Core Hotels (21 Hotels)

17,213

1,972,000

$1,581

_____________________________________

(1)Debt related to Park’s unconsolidated joint venture is presented on a pro-rata basis.

HILTON WAIKOLOA VILLAGE

PORTFOLIO AND OPERATING METRICS

HOTEL PORTFOLIO AS OF AUGUST 6, 2026 (CONTINUED)

Hotel Name

Total Rooms

Market

Meeting Space

(square feet)

Ownership

Equity

Ownership

Debt

(in millions)

Consolidated Non-Core Hotels

Hilton Orlando Lake Buena Vista

814

Orlando

87,000

Leasehold

100%

—

The Wade

520

Chicago

21,000

Fee Simple

100%

—

DoubleTree Hotel San Jose

505

Other U.S.

48,000

Fee Simple

100%

—

Hilton Salt Lake City Center

500

Other U.S.

24,000

Leasehold

100%

—

DoubleTree Hotel Ontario Airport

482

Southern California

27,000

Fee Simple

67%

$30

Boston Marriott Newton

430

Boston

35,000

Fee Simple

100%

—

The Midland Hotel, a Tribute Portfolio Hotel

403

Chicago

13,000

Fee Simple

100%

—

DoubleTree Hotel San Diego – Mission Valley

300

Southern California

35,000

Leasehold

100%

—

DoubleTree Hotel Durango

159

Other U.S.

7,000

Leasehold

100%

—

Total Consolidated Non-Core Hotels (9 Hotels)

4,113

297,000

$30

Grand Total (30 Hotels)

21,326

2,269,000

$1,611

HILTON WAIKOLOA VILLAGE

PORTFOLIO AND OPERATING METRICS

COMPARABLE, CORE AND NON-CORE HOTELS: Q2 2026 VS Q2 2025

(unaudited)

ADR

Occupancy

RevPAR

Total RevPAR

2Q26

2Q25

Change(1)

2Q26

2Q25

Change

2Q26

2Q25

Change(1)

2Q26

2Q25

Change(1)

Consolidated Core Hotels

Hilton Hawaiian Village Waikiki Beach Resort

$288.74

$297.43

(2.9)%

91.1%

79.2%

12.0% pts

$263.16

$235.49

11.8%

$442.44

$385.08

14.9%

Hilton Waikoloa Village

330.25

297.52

11.0

66.4

76.1

(9.6)

219.43

226.38

(3.1)

456.62

526.21

(13.2)

Signia by Hilton Orlando Bonnet Creek

241.56

234.20

3.1

80.1

74.1

6.0

193.54

173.52

11.5

519.15

484.43

7.2

Waldorf Astoria Orlando

398.00

389.61

2.2

82.8

73.7

9.1

329.47

287.09

14.8

639.31

556.00

15.0

New York Hilton Midtown

341.21

333.86

2.2

89.9

91.7

(1.8)

306.69

306.08

0.2

484.72

461.99

4.9

Hilton New Orleans Riverside

206.38

212.47

(2.9)

69.7

—

143.92

148.10

(2.8)

263.33

266.43

(1.2)

Caribe Hilton

280.99

274.31

2.4

90.1

92.6

(2.5)

253.21

254.02

(0.3)

396.74

397.62

(0.2)

Hilton Boston Logan Airport

286.63

282.16

1.6

92.0

93.2

(1.1)

263.81

262.89

0.3

323.89

321.13

0.9

Hyatt Regency Boston

338.34

320.59

5.5

94.9

92.2

2.8

321.24

295.52

8.7

393.03

358.05

9.8

Hilton Santa Barbara Beachfront Resort

341.66

336.93

1.4

86.4

68.6

17.7

295.08

231.29

27.6

495.26

400.86

23.5

Hyatt Regency Mission Bay Spa and Marina

252.78

247.85

2.0

82.1

83.3

(1.2)

207.66

206.50

0.6

384.35

364.50

5.4

Casa Marina Key West, Curio Collection

523.07

525.31

(0.4)

97.0

84.7

12.3

507.55

444.92

14.1

895.97

741.02

20.9

The Reach Key West, Curio Collection

436.74

451.69

(3.3)

93.1

88.3

4.8

406.79

398.88

2.0

619.47

626.14

(1.1)

Hilton Chicago

243.24

227.16

7.1

75.8

71.2

4.6

184.28

161.63

14.0

298.25

276.97

7.7

Hilton Denver City Center

200.30

189.21

5.9

80.2

79.9

0.3

160.67

151.26

6.2

221.01

228.38

(3.2)

DoubleTree Hotel Washington DC – Crystal City

236.12

208.01

13.5

86.0

79.7

6.3

203.14

165.80

22.5

257.62

220.61

16.8

Hilton McLean Tysons Corner

245.67

216.19

13.6

70.6

74.0

(3.4)

173.36

159.92

8.4

263.32

232.03

13.5

JW Marriott San Francisco Union Square

321.93

301.76

6.7

73.6

74.5

(0.9)

236.79

224.75

5.4

298.83

285.99

4.5

Juniper Hotel Cupertino, Curio Collection

220.34

209.67

5.1

73.9

71.6

2.3

162.82

150.11

8.5

179.45

166.61

7.7

Total Consolidated Core Hotels excluding

Royal Palm

288.10

280.94

2.5

83.1

79.5

3.6

239.46

223.49

7.1

399.86

372.74

7.3

Royal Palm South Beach Miami(2)

—

296.94

(100.0)

—

30.7

(30.7)

—

91.31

(100.0)

—

114.38

(100.0)

Total Consolidated Core Hotels (20 Hotels)

288.10

281.09

2.5

81.0

78.3

2.7

233.49

220.19

6.0

389.90

366.30

6.4

Total Non-Core Hotels (9 Hotels)

201.03

201.04

—

76.2

72.8

3.4

153.11

146.27

4.7

224.94

218.83

2.8

Total Comparable Hotels (29 Hotels)

$270.97

$265.47

2.1%

80.0%

77.1%

2.9% pts

$216.87

$204.89

5.8%

$355.79

$335.77

6.0%

_____________________________________

(1)Calculated based on unrounded numbers.

(2)The Royal Palm suspended operations in mid-May 2025 for a comprehensive renovation and reopened in July 2026.

HILTON WAIKOLOA VILLAGE

PORTFOLIO AND OPERATING METRICS

COMPARABLE, CORE AND NON-CORE HOTELS: Q2 2026 VS Q2 2025 (CONTINUED)

(unaudited, dollars in millions)

Hotel Adjusted EBITDA

Hotel Revenue

Hotel Adjusted EBITDA Margin

2Q26

2Q25

Change(1)

2Q26

2Q25

Change(1)

2Q26

2Q25

Change

Consolidated Core Hotels

Hilton Hawaiian Village Waikiki Beach Resort

$41

$36

13.3%

$116

$101

15.5%

35.3%

36.0%

(70)

bps

Hilton Waikoloa Village

(27.4)

(12.2)

22.8

27.6

(480)

Signia by Hilton Orlando Bonnet Creek

7.9

7.2

38.7

38.4

Waldorf Astoria Orlando

26.5

15.0

33.6

30.5

310

New York Hilton Midtown

6.7

4.9

21.3

20.9

Hilton New Orleans Riverside

(0.9)

(1.2)

36.8

36.7

Caribe Hilton

(2.7)

(0.2)

27.9

28.6

(70)

Hilton Boston Logan Airport

(0.8)

0.9

32.6

33.2

(60)

Hyatt Regency Boston

13.2

9.8

43.7

42.4

130

Hilton Santa Barbara Beachfront Resort

20.8

23.5

46.8

47.9

(110)

Hyatt Regency Mission Bay Spa and Marina

6.7

5.4

24.6

24.3

Casa Marina Key West, Curio Collection

29.5

20.9

46.4

43.3

310

The Reach Key West, Curio Collection

(0.7)

(1.1)

39.4

39.3

Hilton Chicago

23.5

7.7

31.0

27.0

400

Hilton Denver City Center

(9.4)

(3.2)

38.2

40.8

(260)

DoubleTree Hotel Washington DC – Crystal City

51.5

16.8

38.5

29.7

880

Hilton McLean Tysons Corner

32.9

13.5

22.7

19.4

330

JW Marriott San Francisco Union Square

201.6

4.5

27.8

9.6

1,820

Juniper Hotel Cupertino, Curio Collection

4.1

7.7

23.1

23.9

(80)

Total Consolidated Core Hotels excluding Royal Palm

184

166

10.9

560

521

7.4

32.8

31.8

100

Royal Palm South Beach Miami(2)

(2)

—

(567.2)

—

(100.0)

—

11.1

(1,110)

Total Consolidated Core Hotels (20 Hotels)

182

166

9.3

560

525

6.6

32.4

31.6

Total Non-Core Hotels (9 Hotels)

5.1

2.8

27.0

26.4

Total Comparable Hotels (29 Hotels)

$204

$187

8.8%

$644

$607

6.1%

31.7%

30.9%

bps

_____________________________________

(1)Calculated based on unrounded numbers.

(2)The Royal Palm suspended operations in mid-May 2025 for a comprehensive renovation and reopened in July 2026.

HILTON WAIKOLOA VILLAGE

PORTFOLIO AND OPERATING METRICS

COMPARABLE, CORE AND NON-CORE HOTELS: YTD Q2 2026 VS YTD Q2 2025

(unaudited)

ADR

Occupancy

RevPAR

Total RevPAR

2026

2025

Change(1)

2026

2025

Change

2026

2025

Change(1)

2026

2025

Change(1)

Consolidated Core Hotels

Hilton Hawaiian Village Waikiki Beach Resort

$284.66

$295.84

(3.8)%

86.7%

78.4%

8.3% pts

$246.76

$231.78

6.5%

$415.65

$380.14

9.3%

Hilton Waikoloa Village

339.65

320.94

5.8

76.0

79.1

(3.1)

258.11

253.73

1.7

528.22

573.03

(7.8)

Signia by Hilton Orlando Bonnet Creek

269.45

258.59

4.2

82.2

76.1

6.1

221.48

196.66

12.6

584.50

536.80

8.9

Waldorf Astoria Orlando

443.97

430.73

3.1

84.0

74.3

9.7

373.13

320.04

16.6

700.80

597.56

17.3

New York Hilton Midtown

306.26

305.89

0.1

84.1

81.2

2.9

257.55

248.30

3.7

402.91

383.56

5.0

Hilton New Orleans Riverside

215.73

236.41

(8.7)

68.9

69.4

(0.5)

148.55

163.98

(9.4)

273.78

295.03

(7.2)

Caribe Hilton

329.07

307.86

6.9

92.0

92.4

(0.4)

302.89

284.49

6.5

460.07

427.04

7.7

Hilton Boston Logan Airport

252.40

242.81

4.0

91.7

91.8

(0.1)

231.41

222.86

3.8

290.16

278.56

4.2

Hyatt Regency Boston

274.13

268.66

2.0

84.7

80.5

4.2

232.13

216.21

7.4

294.49

269.43

9.3

Hilton Santa Barbara Beachfront Resort

306.72

300.06

2.2

82.3

67.1

15.2

252.37

201.18

25.4

423.09

342.92

23.4

Hyatt Regency Mission Bay Spa and Marina

240.00

232.99

3.0

80.4

78.4

2.0

192.92

182.67

5.6

359.08

328.62

9.3

Casa Marina Key West, Curio Collection

627.95

620.56

1.2

95.6

86.9

8.7

600.06

538.73

11.4

957.64

835.59

14.6

The Reach Key West, Curio Collection

538.52

542.78

(0.8)

93.2

88.5

4.7

501.87

480.10

4.5

726.76

727.80

(0.1)

Hilton Chicago

211.85

202.61

4.6

60.4

59.9

0.5

128.03

121.40

5.5

219.45

222.15

(1.2)

Hilton Denver City Center

188.81

179.55

5.2

72.6

68.8

3.8

137.15

123.67

10.9

193.48

191.49

1.0

DoubleTree Hotel Washington DC – Crystal City

217.25

200.47

8.4

75.7

75.6

0.1

164.47

151.54

8.5

218.50

203.83

7.2

Hilton McLean Tysons Corner

233.13

214.15

8.9

62.6

69.7

(7.1)

145.99

149.39

(2.3)

223.63

224.83

(0.5)

JW Marriott San Francisco Union Square

436.29

379.02

15.1

70.2

68.7

1.5

306.31

260.35

17.7

404.88

345.63

17.1

Juniper Hotel Cupertino, Curio Collection

233.42

214.83

8.7

71.8

66.1

5.7

167.50

141.98

18.0

185.99

157.44

18.1

Total Consolidated Core Hotels excluding

Royal Palm

288.19

283.02

1.8

79.0

75.7

3.3

227.75

214.24

6.3

384.03

362.56

5.9

Royal Palm South Beach Miami(2)

—

342.32

(100.0)

—

58.4

(58.4)

—

199.93

(100.0)

—

256.73

(100.0)

Total Consolidated Core Hotels (20 Hotels)

288.19

284.16

1.4

77.1

75.3

1.8

222.07

213.88

3.8

374.46

359.92

4.0

Total Non-Core Hotels (9 Hotels)

193.02

193.36

(0.2)

72.0

67.8

4.2

139.06

131.10

6.1

210.87

204.04

3.3

Total Comparable Hotels (29 Hotels)

$269.55

$266.88

1.0%

76.0%

73.7%

2.3% pts

$204.91

$196.75

4.1%

$340.64

$327.65

4.0%

_____________________________________

(1)Calculated based on unrounded numbers.

(2)The Royal Palm suspended operations in mid-May 2025 for a comprehensive renovation and reopened in July 2026.

HILTON WAIKOLOA VILLAGE

PORTFOLIO AND OPERATING METRICS

COMPARABLE, CORE AND NON-CORE HOTELS: YTD Q2 2026 VS YTD Q2 2025

(CONTINUED)

(unaudited, dollars in millions)

Hotel Adjusted EBITDA

Hotel Revenue

Hotel Adjusted EBITDA Margin

2026

2025

Change(1)

2026

2025

Change(1)

2026

2025

Change

Consolidated Core Hotels

Hilton Hawaiian Village Waikiki Beach Resort

$75

$69

9.0%

$217

$198

9.9%

34.4%

34.7%

(30)

bps

Hilton Waikoloa Village(2)

(20.0)

(6.7)

27.8

32.4

(460)

Signia by Hilton Orlando Bonnet Creek

11.5

107

8.9

41.9

40.9

100

Waldorf Astoria Orlando

30.1

17.3

37.5

33.8

370

New York Hilton Midtown

5.5

137

130

5.0

9.4

—

Hilton New Orleans Riverside

(12.5)

(7.2)

37.4

39.7

(230)

Caribe Hilton

16.0

7.7

34.1

31.7

240

Hilton Boston Logan Airport

(1.8)

4.2

25.0

26.5

(150)

Hyatt Regency Boston

3.8

9.3

31.2

32.9

(170)

Hilton Santa Barbara Beachfront Resort

26.5

23.4

40.5

39.5

100

Hyatt Regency Mission Bay Spa and Marina

14.7

9.3

22.0

21.0

100

Casa Marina Key West, Curio Collection

19.2

14.6

49.1

47.2

190

The Reach Key West, Curio Collection

1.9

(0.1)

44.6

43.7

Hilton Chicago

(10.4)

(1.2)

10.6

11.7

(110)

Hilton Denver City Center

4.6

1.0

33.2

32.1

110

DoubleTree Hotel Washington DC – Crystal City

24.3

7.2

32.0

27.6

440

Hilton McLean Tysons Corner

(9.9)

(0.5)

16.1

17.8

(170)

JW Marriott San Francisco Union Square

75.2

17.1

32.5

21.7

1,080

Juniper Hotel Cupertino, Curio Collection

49.1

18.1

25.5

20.2

530

Total Consolidated Core Hotels excluding Royal Palm

326

302

7.8

1,070

1,008

6.1

30.5

30.0

Royal Palm South Beach Miami(2)

(3)

(143.7)

—

(100.0)

—

41.5

(4,150)

Total Consolidated Core Hotels (20 Hotels)

323

310

4.1

1,070

1,027

4.2

30.2

—

Total Non-Core Hotels (9 Hotels)

14.3

156

151

3.3

21.5

19.4

210

Total Comparable Hotels (29 Hotels)

$356

$339

5.0%

$1,226

$1,178

4.1%

29.1%

28.9%

bps

_____________________________________

(1)Calculated based on unrounded numbers.

(2)The Royal Palm suspended operations in mid-May 2025 for a comprehensive renovation and reopened in July 2026.

HILTON DENVER CITY CENTER

PROPERTIES

ACQUIRED,

SOLD AND

DISPOSED

HILTON DENVER CITY CENTER

PROPERTIES ACQUIRED, SOLD AND DISPOSED

TOTAL ACQUISITIONS

Year

Number of Hotels

Room Count

Total Consideration

(in millions)

2019

5,981

$2,500.0

5,981

$2,500.0

TOTAL SALES / DISPOSITIONS

Year

Number of Hotels(1)

Room Count

Gross Proceeds(2)

(in millions)

2018

4,053

$519.0

2019

2,725

496.9

2020

700

207.9

2021

1,303

476.6

2022

2,207

316.9

2023

3,635

846.8

2024

1,129

76.3

2025

2,236

120.0

2026

1,453

77.2

19,441

$3,137.6

____________________________________

(1)Total sales/dispositions includes the sale of Park’s interest in 44 hotels. In addition, nine other properties were subject to ground leases that either expired or were terminated by

Park or the landlord, and consequently turned over to the landlord. Further, the two Hilton San Francisco Hotels, which were placed into receivership in October 2023, were sold by

the court-appointed receiver in November 2025.

(2)Gross proceeds from the sale of joint ventures represent Park’s pro-rata share.

HILTON DENVER CITY CENTER

PROPERTIES ACQUIRED, SOLD AND DISPOSED

NON-CORE DISPOSITION INITIATIVE - STATUS SINCE JANUARY 1, 2026

(unaudited, dollars in millions)

Status

# of Hotels

Room Count

2025 Hotel Adjusted EBITDA(1)

Q1 Sale

193

Q2 Sales/Dispositions

946

Q3 Sale

314

$—

Sold/Disposed in 2026

1,453

$10

Remaining Non-Core Hotels Targeted for Sale/Disposition

3,154

$35

Remaining Safehold Leases(2)

959

$16

Remaining Non-Core Hotels

4,113

$51

____________________________________

(1)Includes Park’s share from its Non-Core unconsolidated joint venture.

(2)Timing for the disposition of the Hilton Salt Lake City Center, DoubleTree Hotel San Diego - Mission Valley and DoubleTree Hotel Durango cannot be determined given ongoing litigation.

SIGNIA BY HILTON ORLANDO BONNET CREEK

COMPARABLE

SUPPLEMENTARY

FINANCIAL

INFORMATION

SIGNIA BY HILTON ORLANDO BONNET CREEK

COMPARABLE SUPPLEMENTARY FINANCIAL INFORMATION

HISTORICAL COMPARABLE TTM HOTEL METRICS

Three Months Ended

TTM

(unaudited, dollars in millions)

September 30,

December 31,

March 31,

June 30,

2025

2026

Comparable RevPAR

$184.87

$192.02

$192.81

$216.87

$196.61

Comparable Occupancy

74.1%

71.1%

72.0%

80.0%

74.3%

Comparable ADR

$249.40

$270.07

$267.95

$270.97

$264.61

Total Revenues

$610

$629

$622

$680

$2,541

Operating income (loss)

$59

$(164)

$62

$95

$52

Operating income (loss) margin(1)

9.7%

(26.0)%

9.9%

14.0%

2.1%

Comparable Hotel Revenues

$545

$576

$582

$644

$2,347

Comparable Hotel Adjusted EBITDA

$136

$162

$152

$204

$654

Comparable Hotel Adjusted EBITDA margin(1)

24.9%

28.1%

26.2%

31.7%

27.9%

Three Months Ended

Full Year

March 31,

June 30,

September 30,

December 31,

2025

Comparable RevPAR

$188.51

$204.89

$184.87

$192.02

$192.56

Comparable Occupancy

70.3%

77.1%

74.1%

71.1%

73.2%

Comparable ADR

$268.44

$265.47

$249.40

$270.07

$263.19

Total Revenues

$630

$672

$610

$629

$2,541

Operating income (loss)

$65

$59

$(164)

$(33)

Operating income (loss) margin(1)

1.1%

9.6%

9.7%

(26.0)%

(1.3)%

Comparable Hotel Revenues

$571

$607

$545

$576

$2,299

Comparable Hotel Adjusted EBITDA

$152

$187

$136

$162

$637

Comparable Hotel Adjusted EBITDA margin(1)

26.7%

30.9%

24.9%

28.1%

27.7%

________________________________________

(1)Percentages are calculated based on unrounded numbers.

SIGNIA BY HILTON ORLANDO BONNET CREEK

COMPARABLE SUPPLEMENTARY FINANCIAL INFORMATION

HISTORICAL COMPARABLE HOTEL ADJUSTED EBITDA – TTM 2026

Three Months Ended

TTM

(unaudited, in millions)

September 30,

December 31,

March 31,

June 30,

2025

2026

Net (loss) income

$(14)

$(204)

$12

$50

$(156)

Depreciation and amortization expense

275

Interest income

(3)

(2)

(1)

(2)

(8)

Interest expense

207

Interest expense associated with hotels in receivership(1)

—

Income tax expense (benefit)

(1)

Interest expense, income tax and depreciation and amortization

included in equity in earnings from investments in affiliates

—

EBITDA

138

(78)

127

172

359

(Gain) loss on sales of assets, net(2)

—

(17)

(2)

(18)

Gain on derecognition of assets(1)

(16)

(10)

—

(26)

Share-based compensation expense

Impairment and casualty loss

—

249

276

Other items

—

Adjusted EBITDA

130

152

143

198

623

Less: Adjusted EBITDA from hotels disposed of

(5)

(4)

(7)

Less: Adjusted EBITDA from investments in affiliates disposed of

(1)

(4)

Comparable Adjusted EBITDA

124

152

143

193

612

Less: Adjusted EBITDA from investments in affiliates

(2)

(5)

(4)

(13)

Add: All other(3)

Comparable Hotel Adjusted EBITDA

$136

$162

$152

$204

$654

_____________________________________

(1)Represents accrued interest expense associated with the default of the SF Mortgage Loan, which was offset by a gain on derecognition for the corresponding increase of the contract asset on the

condensed consolidated balance sheets. The SF Mortgage Loan was assumed by the buyer of the Hilton San Francisco Hotels, which were sold by the court-appointed receiver in November 2025.

(2)For the three months ended December 31, 2025, includes a gain of $16 million on the sale of Park’s ownership interest in the Capital Hilton included in other gain (loss), net in the condensed

consolidated statements of operations. For the three months ended June 30, 2026, includes a $4 million gain on the sale of Park’s ownership interest in the Embassy Suites by Hilton Alexandria Old

Town included in other gain (loss), net in Park’s condensed consolidated statements of operations.

(3)Includes other revenues and other expenses, non-income taxes on TRS leases included in other property expenses and corporate general and administrative expenses in the condensed consolidated

statements of operations.

SIGNIA BY HILTON ORLANDO BONNET CREEK

COMPARABLE SUPPLEMENTARY FINANCIAL INFORMATION

HISTORICAL COMPARABLE HOTEL ADJUSTED EBITDA – FULL-YEAR 2025

Three Months Ended

Full-Year

(unaudited, in millions)

March 31,

June 30,

September 30,

December 31,

2025

Net income

$(57)

$(2)

$(14)

$(204)

$(277)

Depreciation and amortization expense

122

336

Interest income

(3)

(2)

(3)

(2)

(10)

Interest expense

209

Interest expense associated with hotels in receivership(1)

Income tax expense (benefit)

(1)

Interest expense, income tax and depreciation and amortization

included in equity in earnings from investments in affiliates

EBITDA

190

138

(78)

330

Gain on sales of assets, net(2)

—

(1)

—

(17)

(18)

Gain on derecognition of assets(1)

(16)

(10)

(58)

Share-based compensation expense

Impairment and casualty loss

—

249

319

Other items

Adjusted EBITDA

144

183

130

152

609

Less: Adjusted EBITDA from hotels disposed of

(4)

(5)

(7)

Less: Adjusted EBITDA from investments in affiliates disposed of

(2)

(3)

(1)

(7)

Comparable Adjusted EBITDA

143

176

124

152

595

Less: Adjusted EBITDA from investments in affiliates

(6)

(2)

(12)

Add: All other(3)

Comparable Hotel Adjusted EBITDA

$152

$187

$136

$162

$637

_____________________________________

(1)For the year ended December 31, 2025, represents accrued interest expense associated with the default of the SF Mortgage Loan, which was offset by a gain on derecognition for the corresponding

increase of the contract asset on Park’s condensed consolidated balance sheets. The SF Mortgage Loan was assumed by the buyer of the Hilton San Francisco Hotels, which were sold by the court-

appointed receiver in November 2025.

(2)For the year ended December 31, 2025, includes a gain of $16 million on the sale of Park’s ownership interest in the Capital Hilton included in other gain (loss), net in the condensed consolidated

statements of operations.

(3)Includes other revenues and other expenses, non-income taxes on TRS leases included in other property expenses and corporate general and administrative expenses in the condensed consolidated

statements of operations.

SIGNIA BY HILTON ORLANDO BONNET CREEK

COMPARABLE SUPPLEMENTARY FINANCIAL INFORMATION

HISTORICAL COMPARABLE TTM HOTEL REVENUES – 2026 AND 2025

Three Months Ended

TTM

(unaudited, in millions)

September 30,

2025

December 31,

2025

March 31,

2026

June 30,

2026

June 30,

2026

Total Revenues

$610

$629

$622

$680

$2,541

Less: Other revenue

(23)

(24)

(95)

Less: Revenues from hotels disposed of

(42)

(29)

(16)

(12)

(99)

Comparable Hotel Revenues

$545

$576

$582

$644

$2,347

Three Months Ended

Full-Year

March 31,

2025

June 30,

2025

September 30,

2025

December 31,

2025

December 31,

2025

Total Revenues

$630

$672

$610

$629

$2,541

Less: Other revenue

(22)

(23)

(24)

(92)

Less: Revenues from hotels disposed of

(37)

(42)

(29)

(150)

Comparable Hotel Revenues

$571

$607

$545

$576

$2,299

ROYAL PALM SOUTH BEACH MIAMI, A TRIBUTE PORTFOLIO RESORT

CAPITAL

STRUCTURE

ROYAL PALM SOUTH BEACH MIAMI, A TRIBUTE PORTFOLIO RESORT

CAPITAL STRUCTURE

FIXED AND VARIABLE RATE DEBT

(unaudited, dollars in millions)

As of

June 30, 2026

Extended

Maturity Date(1)

Debt

Collateral

Interest Rate

Maturity Date

Fixed Rate Debt

Mortgage loan

Hilton Hawaiian Village Waikiki Beach Resort

4.20%

November 2026

None

$1,275

Mortgage loan

Hilton Denver City Center

4.90%

December 2026(2)

None

Mortgage loan

Hilton Santa Barbara Beachfront Resort

4.17%

December 2026

None

151

Mortgage loan

DoubleTree Hotel Ontario Airport

5.37%

May 2027

None

2028 Senior Notes

Unsecured

5.88%

October 2028

None

725

2029 Senior Notes

Unsecured

4.88%

May 2029

None

750

2030 Senior Notes

Unsecured

7.00%

February 2030

None

550

Finance lease obligations

6.88%

2027 to 2030

None

Total Fixed Rate Debt

5.14%(3)

3,532

Variable Rate Debt

2024 Term Loan

Unsecured

SOFR + 2.20%

May 2027

None

200

Bonnet Creek Mortgage Loan(4)

Unsecured(4)

SOFR + 2.25%

April 2029

April 2031

—

Revolver(5)

Unsecured

SOFR + 2.25%

September 2029

September 2030

—

2025 Delayed Draw Term Loan(5)

Unsecured

SOFR + 2.20%

January 2030

January 2031

200

Total Variable Rate Debt

5.85%(3)

400

Less: unamortized deferred financing costs and discount

(17)

Total Debt(6)

5.21%(3)

$3,915

_____________________________________

(1)The extension options are exercisable subject to compliance with certain covenants.

(2)The loan matures in August 2042 but became callable by the lender in August 2022 with six months notice. As of June 30, 2026, Park had not received notice from the lender.

(3)Calculated on a weighted average basis.

(4)The Bonnet Creek Mortgage Loan will be secured by the Bonnet Creek complex when drawn upon. As of August 6, 2026, Park has $700 million of available capacity under the Bonnet Creek Mortgage

Loan.

(5)As of August 6, 2026, Park has $1 billion of available capacity under the senior unsecured revolving credit facility (“Revolver”) with no outstanding letters of credit and $600 million of its 2025 Delayed

Draw Term Loan available.

(6)Excludes $105 million of Park’s share of its unconsolidated joint venture debt.

HYATT REGENCY BOSTON

DEFINITIONS

HYATT REGENCY BOSTON

DEFINITIONS

Comparable

The Company presents certain data for its consolidated hotels on a Comparable basis as supplemental information for investors: Comparable

Hotel Revenues, Comparable RevPAR, Comparable Occupancy, Comparable ADR, Comparable Hotel Adjusted EBITDA and Comparable

Hotel Adjusted EBITDA Margin. The Company presents Comparable hotel results to help the Company and its investors evaluate the ongoing

operating performance of its hotels. The Company’s Comparable hotel financial data includes results from Park’s consolidated hotels and

property acquisitions as though such acquisitions occurred on the earliest period presented. Additionally, Comparable hotel financial data

excludes results from property dispositions that have occurred prior to August 6, 2026.

Core/Non-Core

The Company’s Core portfolio includes 20 of Park’s consolidated hotels and one unconsolidated hotel and consists primarily of hotels and

resorts that cater to group and leisure demand. As of June 30, 2026, Park’s Non-Core portfolio included 10 consolidated hotels. As of

August 6, 2026, Park had 9 hotels remaining in its Non-Core portfolio. Financial data presented for Park’s Core and Non-Core hotels are

based on its consolidated hotels only.

EBITDA, Adjusted EBITDA, Hotel Adjusted EBITDA and Hotel Adjusted EBITDA Margin

Earnings before interest expense, taxes and depreciation and amortization (“EBITDA”), presented herein, reflects net income (loss) excluding

depreciation and amortization, interest income, interest expense, income taxes and also interest income and expense, income tax and

depreciation and amortization included in equity in earnings from investments in affiliates.

Adjusted EBITDA, presented herein, is calculated as EBITDA, as previously defined, further adjusted to exclude the following items that are

not reflective of Park’s ongoing operating performance or incurred in the normal course of business, and thus, excluded from management’s

analysis in making day-to-day operating decisions and evaluations of Park’s operating performance against other companies within its

industry:

•Gains or losses on sales of assets for both consolidated and unconsolidated investments;

•Costs associated with hotel acquisitions or dispositions expensed during the period;

•Severance expense;

•Share-based compensation expense;

•Impairment losses and casualty gains or losses; and

•Other items that management believes are not representative of the Company’s current or future operating

performance.

Hotel Adjusted EBITDA measures hotel-level results before debt service, depreciation and corporate expenses of the Company’s

consolidated hotels, which excludes hotels owned by unconsolidated affiliates, and is a key measure of the Company’s profitability. The

Company presents Hotel Adjusted EBITDA to help the Company and its investors evaluate the ongoing operating performance of the

Company’s consolidated hotels.

Hotel Adjusted EBITDA margin is calculated as Hotel Adjusted EBITDA divided by total hotel revenue.

HYATT REGENCY BOSTON

DEFINITIONS

(CONTINUED)

EBITDA, Adjusted EBITDA, Hotel Adjusted EBITDA and Hotel Adjusted EBITDA margin are not recognized terms under United States (“U.S.”)

GAAP and should not be considered as alternatives to net income (loss) or other measures of financial performance or liquidity derived in

accordance with U.S. GAAP. In addition, the Company’s definitions of EBITDA, Adjusted EBITDA, Hotel Adjusted EBITDA and Hotel Adjusted

EBITDA margin may not be comparable to similarly titled measures of other companies.

The Company believes that EBITDA, Adjusted EBITDA, Hotel Adjusted EBITDA and Hotel Adjusted EBITDA margin provide useful

information to investors about the Company and its financial condition and results of operations for the following reasons: (i) EBITDA,

Adjusted EBITDA, Hotel Adjusted EBITDA and Hotel Adjusted EBITDA margin are among the measures used by the Company’s

management team to make day-to-day operating decisions and evaluate its operating performance between periods and between REITs by

removing the effect of its capital structure (primarily interest expense) and asset base (primarily depreciation and amortization) from its

operating results; and (ii) EBITDA, Adjusted EBITDA, Hotel Adjusted EBITDA and Hotel Adjusted EBITDA margin are frequently used by

securities analysts, investors and other interested parties as a common performance measure to compare results or estimate valuations

across companies in the industry.

EBITDA, Adjusted EBITDA, Hotel Adjusted EBITDA and Hotel Adjusted EBITDA margin have limitations as analytical tools and should not be

considered either in isolation or as a substitute for net income (loss) or other methods of analyzing the Company’s operating performance and

results as reported under U.S. GAAP. Because of these limitations, EBITDA, Adjusted EBITDA and Hotel Adjusted EBITDA should not be

considered as discretionary cash available to the Company to reinvest in the growth of its business or as measures of cash that will be

available to the Company to meet its obligations. Further, the Company does not use or present EBITDA, Adjusted EBITDA, Hotel Adjusted

EBITDA and Hotel Adjusted EBITDA margin as measures of liquidity or cash flows.

Nareit FFO attributable to stockholders, Adjusted FFO attributable to stockholders, Nareit FFO per share – Diluted and Adjusted FFO per

share – Diluted

Nareit FFO attributable to stockholders and Nareit FFO per diluted share (defined as set forth below) are presented herein as non-GAAP

measures of the Company’s performance. The Company calculates funds from (used in) operations (“FFO”) attributable to stockholders for a

given operating period in accordance with standards established by the National Association of Real Estate Investment Trusts (“Nareit”), as

net income (loss) attributable to stockholders (calculated in accordance with U.S. GAAP), excluding depreciation and amortization, gains or

losses on sales of assets, impairment, and the cumulative effect of changes in accounting principles, plus adjustments for unconsolidated

joint ventures. Adjustments for unconsolidated joint ventures are calculated to reflect the Company’s pro rata share of the FFO of those

entities on the same basis.

As noted by Nareit in its December 2018 “Nareit Funds from Operations White Paper – 2018 Restatement,” since real estate values

historically have risen or fallen with market conditions, many industry investors have considered presentation of operating results for real

estate companies that use historical cost accounting to be insufficient by themselves. For these reasons, Nareit adopted the FFO metric in

order to promote an industry-wide measure of REIT operating performance. The Company believes Nareit FFO provides useful information to

investors regarding its operating performance and can facilitate comparisons of operating performance between periods and between REITs.

The Company’s presentation may not be comparable to FFO reported by other REITs that do not define the terms in accordance with the

current Nareit definition, or that interpret the current Nareit definition differently. The Company calculates Nareit FFO per diluted share as

Nareit FFO divided by the number of fully diluted shares outstanding during a given operating period.

HYATT REGENCY BOSTON

DEFINITIONS

(CONTINUED)

The Company also presents Adjusted FFO attributable to stockholders and Adjusted FFO per diluted share when evaluating its performance

because management believes that the exclusion of certain additional items described below provides useful supplemental information to

investors regarding the Company’s ongoing operating performance. Management historically has made the adjustments detailed below in

evaluating its performance and in its annual budget process. Management believes that the presentation of Adjusted FFO provides useful

supplemental information that is beneficial to an investor’s complete understanding of operating performance. The Company adjusts Nareit

FFO attributable to stockholders for the following items, which may occur in any period, and refers to this measure as Adjusted FFO

attributable to stockholders:

•Costs associated with hotel acquisitions or dispositions expensed during the period;

•Severance expense;

•Share-based compensation expense;

•Casualty gains or losses; and

•Other items that management believes are not representative of the Company’s current or future operating

performance.

Net Debt

Net Debt, presented herein, is a non-GAAP financial measure that the Company uses to evaluate its financial leverage. Net Debt is

calculated as (i) debt excluding unamortized deferred financing costs; and (ii) the Company’s share of investments in affiliate debt, excluding

unamortized deferred financing costs; reduced by (a) cash and cash equivalents; and (b) restricted cash and cash equivalents.

The Company believes Net Debt provides useful information about its indebtedness to investors as it is frequently used by securities

analysts, investors and other interested parties to compare the indebtedness of companies. Net Debt should not be considered as a

substitute to debt presented in accordance with U.S. GAAP. Net Debt may not be comparable to a similarly titled measure of other

companies.

Net Debt to Adjusted EBITDA Ratio

Net Debt to Adjusted EBITDA ratio, presented herein, is a non-GAAP financial measure and is included as it is frequently used by securities

analysts, investors and other interested parties to compare the financial condition of companies. Net Debt to Adjusted EBITDA ratio should

not be considered as an alternative to measures of financial condition derived in accordance with U.S. GAAP and it may not be comparable

to a similarly titled measure of other companies.

Occupancy

Occupancy represents the total number of room nights sold divided by the total number of room nights available at a hotel or group of hotels.

Occupancy measures the utilization of the Company’s hotels’ available capacity. Management uses Occupancy to gauge demand at a

specific hotel or group of hotels in a given period. Occupancy levels also help management determine achievable Average Daily Rate (“ADR”)

levels as demand for rooms increases or decreases.

HYATT REGENCY BOSTON

DEFINITIONS

(CONTINUED)

Average Daily Rate

ADR (or rate) represents rooms revenue divided by total number of room nights sold in a given period. ADR measures average room price

attained by a hotel and ADR trends provide useful information concerning the pricing environment and the nature of the customer base of a

hotel or group of hotels. ADR is a commonly used performance measure in the hotel industry, and management uses ADR to assess pricing

levels that the Company is able to generate by type of customer, as changes in rates have a more pronounced effect on overall revenues and

incremental profitability than changes in Occupancy, as described above.

Revenue per Available Room

Revenue per Available Room (“RevPAR”) represents rooms revenue divided by the total number of room nights available to guests for a

given period. Management considers RevPAR to be a meaningful indicator of the Company’s performance as it provides a metric correlated

to two primary and key factors of operations at a hotel or group of hotels: Occupancy and ADR. RevPAR is also a useful indicator in

measuring performance over comparable periods.

Total RevPAR

Total RevPAR represents rooms, food and beverage and other hotel revenues divided by the total number of room nights available to guests

for a given period. Management considers Total RevPAR to be a meaningful indicator of the Company’s performance as approximately one-

third of revenues are earned from food and beverage and other hotel revenues. Total RevPAR is also a useful indicator in measuring

performance over comparable periods.

HILTON SANTA BARBARA BEACHFRONT RESORT

ANALYST

COVERAGE

HILTON SANTA BARBARA BEACHFRONT RESORT

ANALYST COVERAGE

Analyst

Company

Phone

Dany Asad

Bank of America Merrill Lynch

(646) 855-5238

dany.asad@bofa.com

Rich Hightower

Barclays

(212) 526-8768

richard.hightower@barclays.com

Ari Klein

BMO Capital Markets

(212) 885-4103

ari.klein@bmo.com

Jay Kornreich

Cantor Fitzgerald & Co.

(602) 214-6027

jay.kornreich@cantor.com

Smedes Rose

Citi Research

(212) 816-6243

smedes.rose@citi.com

Ken Billingsley

Compass Point

(202) 534-1393

kbillingsley@compasspointllc.com

Chris Woronka

Deutsche Bank

(212) 250-9376

chris.woronka@db.com

Duane Pfennigwerth

Evercore ISI

(212) 497-0817

duane.pfennigwerth@evercoreisi.com

Christopher Darling

Green Street Advisors

(949) 640-8780

cdarling@greenstreet.com

David Katz

Jefferies

(212) 323-3355

dkatz@jefferies.com

Daniel Politzer

JP Morgan

(212) 622-0110

daniel.politzer@jpmorgan.com

Floris van Dijkum

Ladenburg Thalmann

(212) 409-2075

fvandijkum@ladenburg.com

Stephen Grambling

Morgan Stanley

(212) 761-1010

stephen.grambling@morganstanley.com

RJ Milligan

Raymond James

(727) 567-2585

rjmilligan@raymondjames.com

Patrick Scholes

Truist

(212) 319-3915

patrick.scholes@truist.com

Robin Farley

UBS Investment Bank

(212) 713-2060

robin.farley@ubs.com

Jamie Feldman

Wells Fargo Securities

(212) 214-5328

james.feldman@wellsfargo.com

Logan Epstein

Wolfe Research

(646) 582-9267

lepstein@wolferesearch.com

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Aug. 06, 2026

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Boolean flag that is true when the Form 8-K filing is intended to satisfy the filing obligation of the registrant as written communications pursuant to Rule 425 under the Securities Act.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Securities Act

-Number 230

-Section 425

+ Details

Name:

dei_WrittenCommunications

Namespace Prefix:

dei_

Data Type:

xbrli:booleanItemType

Balance Type:

Period Type:

duration