Item 16. Form 10‑K Summary

None.

SIGNATURES

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

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

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

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

SIGNATURES

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

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

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

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

SCHEDULE III

Page 1 of 5

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

REAL ESTATE AND ACCUMULATED DEPRECIATION

December 31, 2025

(in millions)

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

S-1

SCHEDULE III

Page 2 of 5

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

REAL ESTATE AND ACCUMULATED DEPRECIATION (continued)

December 31, 2025

(in millions)

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

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SCHEDULE III

Page 3 of 5

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

REAL ESTATE AND ACCUMULATED DEPRECIATION (continued)

December 31, 2025

(in millions)

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

---

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

S-3

SCHEDULE III

Page 4 of 5

HOST HOTELS & RESORTS, INC., AND SUBSIDIARIES

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

REAL ESTATE AND ACCUMULATED DEPRECIATION

December 31, 2025

(in millions)

Notes:

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

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

S-4

SCHEDULE III

Page 5 of 5

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

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

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

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

S-5