UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-K (Mark One) ☑ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Maryland 20-0141677 (State of Incorporation) (I.R.S. Employer Identification No.) 200 S. Orange Avenue Suite 2700, Orlando, Florida 32801 (Address of Principal Executive Offices) (Zip Code) or ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period ended _____ to _____ C ...

Financial Data and Key Metrics Changes - Adjusted EBITDAre for 2025 was $258.3 million, exceeding guidance and reflecting strong operational performance [10][18] - Net income for Q4 2025 was $6.1 million, with adjusted FFO per share at $0.45, meeting or exceeding guidance [8][10] - Full year adjusted FFO per share was $1.76, showing double-digit percentage growth compared to 2024 [6][10] Business Line Data and Key Metrics Changes - Food and beverage revenue increased by 13.4% in 2025, driven by strong banquet and catering performance [11][20] - Same-property RevPAR for Q4 2025 increased by 4.5%, building on a 5.6% growth in Q4 2024 [8][20] - Total RevPAR for the full year 2025 was $328.57, an increase of 8% compared to 2024 [21] Market Data and Key Metrics Changes - Properties in Scottsdale, Denver, Santa Clara, Orlando, San Diego, and Santa Barbara showed substantial RevPAR growth in 2025 [11][21] - Houston market experienced RevPAR growth as market performance improved after previous challenges [9][22] - Same-property RevPAR for Q1 2026 is estimated to have grown approximately 4.6% compared to the same period in 2025 [19] Company Strategy and Development Direction - The company plans to invest between $70 million and $80 million in capital expenditures in 2026, focusing on renovations and enhancements [16][29] - The strategy includes strengthening group business and capturing more corporate transient demand, with expectations for continued growth in these segments [12][43] - The company is optimistic about future growth prospects, driven by events like the FIFA World Cup and NFL Draft [18][42] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in the resilience of lodging demand despite economic uncertainties [18][39] - The outlook for 2026 includes a projected same-property RevPAR growth range of 1.5%-4.5% [17][40] - Management highlighted the importance of group demand and the ongoing recovery in corporate transient demand as key growth drivers [12][41] Other Important Information - The company repurchased approximately 9.4 million shares in 2025, representing about 9.2% of outstanding shares at the start of the year [35] - A quarterly dividend of $0.14 per share was announced for Q1 2026, reflecting a yield of approximately 3.5% [36] - The company has no preferred equity or senior capital, with a strong balance sheet and liquidity position [34] Q&A Session Summary Question: Can you provide more context around the RevPAR guide ranges? - Management indicated that special events and strong group revenue pace are key components of the RevPAR outlook, with visibility on group business being a significant factor [47][48] Question: What are the recent trends in large corporate account growth? - Management noted that while corporate accounts are still below 2019 levels, there has been consistent growth, particularly in Q4, with mid-teens growth in large accounts [50][52] Question: What is the outlook for the asset trading market? - Management observed increased activity in the asset trading market and expressed interest in external growth opportunities, particularly in the $50 million-$200 million range [55][57] Question: How did the Nashville market perform in Q4 and what are the expectations for 2026? - Management acknowledged challenges in Q4 but expects improvement in midweek corporate and group segments in 2026 [67][68] Question: How is the company managing OpEx growth? - Management indicated that the 4.5% OpEx growth includes impacts from Grand Hyatt Scottsdale, with expectations for costs to moderate towards inflationary levels [85][86]

Financial Data and Key Metrics Changes - Adjusted EBITDARE for 2025 was $258.3 million, exceeding initial guidance and reflecting a strong performance compared to 2024 [10][12] - Net income for Q4 2025 was $6.1 million, with Adjusted FFO per share at $0.45, both meeting or exceeding guidance [8][10] - Total RevPAR for 2025 increased by 8%, driven by strong food and beverage revenue growth of 13.4% [5][11] Business Line Data and Key Metrics Changes - Same-property RevPAR for Q4 2025 increased by 4.5%, building on a 5.6% growth in Q4 2024 [8][20] - Food and beverage revenue for the full year was up 13.4%, significantly contributing to overall revenue growth [11][20] - Group room revenues increased by 12.8% compared to 2024, indicating strong demand in this segment [12][20] Market Data and Key Metrics Changes - Properties in Scottsdale, Denver, Santa Clara, Orlando, San Diego, and San Francisco showed substantial increases in Total RevPAR during 2025 [11][21] - Houston market experienced growth in RevPAR and Total RevPAR, recovering from previous challenges [9][12] - Overall, about half of the 30 hotels achieved RevPAR growth compared to 2024, indicating a positive trend across various markets [11][21] Company Strategy and Development Direction - The company plans to invest between $70 million and $80 million in capital expenditures for 2026, focusing on renovations and enhancements [16][17] - The strategy includes leveraging strong group demand and enhancing food and beverage offerings to attract more guests [12][30] - The company aims to maintain a balance between share repurchases and potential acquisitions, focusing on quality assets in underrepresented markets [35][58] Management's Comments on Operating Environment and Future Outlook - Management expressed optimism about future growth prospects, citing resilient lodging demand despite economic uncertainties [18][43] - The expectation of continued revenue ramp-up at Grand Hyatt Scottsdale and modest RevPAR growth across the portfolio supports the positive outlook for 2026 [18][42] - Management noted that the supply outlook is favorable, with expected supply growth of about 1% in 2026, which is beneficial for pricing power [44] Other Important Information - The company repurchased approximately 9.4 million shares in 2025, representing about 9.2% of outstanding shares at the start of the year [35][36] - A quarterly dividend of $0.14 per share was announced for Q1 2026, reflecting a yield of approximately 3.5% [36] - The company has no preferred equity or senior capital, indicating a strong balance sheet position [33] Q&A Session Summary Question: Can you provide more context around the RevPAR guide ranges? - Management highlighted that special events and strong group revenue pace are key factors supporting the RevPAR outlook, with visibility on growth in specific markets [47][48] Question: What are the recent trends in large corporate account growth? - Management noted consistent growth in large corporate accounts, particularly from major firms, indicating a positive trend for future performance [50][52] Question: Is there more activity expected in the asset trading market? - Management acknowledged increased optimism in the broker community and indicated potential for more external growth opportunities as market conditions improve [57][58] Question: How did the Nashville market perform in Q4 and what are the expectations for 2026? - Management reported challenges in Q4 but expects improvement in midweek corporate and group segments in 2026, driven by food and beverage transformations [66][67] Question: What is the outlook for OpEx growth and its impact from Grand Hyatt Scottsdale? - Management indicated that OpEx growth includes impacts from Grand Hyatt Scottsdale, with expectations for slight margin contraction due to increased occupancy and expenses [84]

Financial Data and Key Metrics Changes - Adjusted EBITDARE for Q4 2025 was $63.6 million, with net income reported at $6.1 million, both meeting or exceeding the top end of the guidance range [7][9] - For the full year 2025, net income was $63.1 million, and Adjusted FFO per share was $1.76, reflecting double-digit growth compared to 2024 [6][9] - Total RevPAR for 2025 increased by 8%, driven by strong food and beverage revenue growth of 13.4% [5][10] Business Line Data and Key Metrics Changes - Same-property RevPAR for Q4 2025 increased by 4.5%, building on a 5.6% growth in Q4 2024 [7][18] - Non-room revenues contributed to a 6.7% increase in same-property Total RevPAR for Q4 2025 [8][24] - Group room revenues increased by 12.8% in 2025 compared to 2024, significantly contributing to overall revenue growth [11][12] Market Data and Key Metrics Changes - Properties in Scottsdale, Denver, Santa Clara, Orlando, San Diego, and Santa Barbara showed substantial increases in Total RevPAR during 2025 [10][19] - Houston market experienced growth in RevPAR and Total RevPAR as market performance improved [8][20] - Weekend business was roughly flat compared to the prior year, with combined RevPAR for Friday and Saturday nights up 1.5% [22] Company Strategy and Development Direction - The company plans to invest between $70 million and $80 million in capital expenditures in 2026, focusing on renovations and enhancements [14][15] - The strategy includes a focus on group business, with expectations of continued strength in this segment due to upcoming large events [16][42] - The company aims to maintain a strong balance sheet while exploring external growth opportunities as market conditions improve [56][58] Management's Comments on Operating Environment and Future Outlook - Management expressed optimism about future growth prospects, citing resilient lodging demand despite economic uncertainties [16][44] - The company anticipates a continued ramp-up in revenues at Grand Hyatt Scottsdale and modest RevPAR growth for the rest of the portfolio [15][16] - The outlook for 2026 includes a projected Adjusted FFO per share increase of 7% over 2025 [35][36] Other Important Information - The company repurchased approximately 9.4 million shares in 2025, representing about 9.2% of outstanding shares at the start of the year [34] - The company has no preferred equity or senior capital, with a strong liquidity position of approximately $575 million [33] Q&A Session Summary Question: Can you provide more context around the RevPAR guide ranges? - Management highlighted that special events and strong group revenue pace are key components of the RevPAR outlook, with visibility on group business being a significant factor [46][48] Question: What are the recent trends in large corporate account growth? - Management noted that while corporate accounts are still below 2019 levels, there has been consistent growth, particularly in Q4, with mid-teens growth in the largest accounts [49][51] Question: Is there more activity in the asset trading market? - Management indicated that there is more product available in the market, and they are open to exploring external growth opportunities as conditions improve [54][56] Question: How is the Nashville market performing and what are the expectations for 2026? - Management acknowledged challenges in Q4 but sees potential for improvement in midweek corporate and group customers, with expectations for better performance in 2026 [64][65] Question: What is the timeline for the Nashville F&B ramp towards stabilization? - Management expects a quick ramp-up for new food and beverage outlets, with stabilization benefits anticipated over the next several years [77][79]

This supplemental is being furnished in conjunction with the earnings release dated February 24, 2026 which contains reconciliations of Non-GAAP measures to Total Revenues and Total Hotel Operating Expenses on a consolidated GAAP basis for the three months and years ended December 31, 2025 and 2024. | TABLE OF CONTENTS | Page | | --- | --- | | (1) Same-Property Portfolio Data by Market, Ranked by Hotel EBITDA | 2 - 3 | | (1) Same-Property Portfolio Data by Market, for the Three Months and Years Ended Decemb ...

investors and management to evaluate the period-to-period performance of our hotels and facilitates comparisons with other hotel REITs and hotel owners. In particular, these measures assist management and investors in distinguishing whether increases or decreases in revenues and/or expenses are due to growth or decline of operations at Same-Property hotels or from other factors, such as the effect of acquisitions or dispositions.FFO and Adjusted FFOThe Company calculates FFO in accordance with standards est ...

Group 1 - The focus is on building a financial portfolio aimed at achieving financial independence through investments in dividend stocks, which provide a steady income stream [1] - There is a strong interest in financial markets and a continuous effort to learn about various sectors [1] Group 2 - No stock, option, or similar derivative positions are held in the companies mentioned, but there may be plans to initiate a long position in XHR within the next 72 hours [2] - The article expresses personal opinions and is not influenced by compensation from any company mentioned [2] Group 3 - Past performance is not indicative of future results, and no specific investment recommendations are provided [3] - The views expressed may not represent those of Seeking Alpha as a whole, and the analysts involved may not be licensed or certified [3]

Group 1 - The focus is on building a financial portfolio aimed at achieving financial independence through investments in dividend stocks, which provide a steady income stream [1] - There is a strong interest in financial markets and a continuous effort to learn about various sectors to identify potential investment opportunities [1] Group 2 - No stock, option, or similar derivative positions are held in the companies mentioned, but there is a possibility of initiating a long position in XHR within the next 72 hours [2] - The article expresses personal opinions and is not influenced by compensation from any company mentioned [2] Group 3 - Past performance of investments is not indicative of future results, and no specific investment recommendations are provided [3] - The views expressed may not represent the overall opinions of Seeking Alpha, and the analysts involved may not be licensed or certified [3]

Core Viewpoint - Xenia Hotels & Resorts, Inc. will report its financial results for the fourth quarter and full year 2025 on February 24, 2026, before market opening, followed by a conference call to discuss the results [1]. Group 1: Financial Reporting - The financial results will be announced before the market opens on February 24, 2026 [1]. - A conference call to discuss the results is scheduled for 1:00 PM (Eastern Time) on the same day [1]. Group 2: Participation Details - To participate in the conference call, interested parties should dial (833) 470-1428 approximately ten minutes before the call begins, using access code 571151 [2]. - A replay of the conference call will be available one hour after the call ends, accessible by dialing (866) 813-9403 with access code 760365 [2]. Group 3: Webcast Information - A live webcast of the earnings call will be available on the Company's website, with access starting ten minutes prior to the call [3]. - The archived webcast will be available online for 90 days in the Investor Relations section of the Company's website [3]. Group 4: Company Overview - Xenia Hotels & Resorts, Inc. is a self-advised and self-administered REIT focused on luxury and upper upscale hotels and resorts in the top 25 lodging markets and key leisure destinations in the U.S. [4]. - The Company owns 30 hotels with a total of 8,868 rooms across 14 states, operating under well-known brands such as Marriott, Hyatt, and Hilton [4].

Core Viewpoint - Xenia Hotels & Resorts, Inc. is experiencing strong portfolio performance with significant increases in Same-Property RevPAR and Total RevPAR, and is well-positioned for growth in 2026 due to diverse revenue streams and group demand [2][5]. Group 1: Portfolio Performance - For the fourth quarter through November 30, 2025, Same-Property RevPAR increased by 5.6% and Total RevPAR increased by 8.1% compared to the same period in 2024 [2]. - The government shutdown early in the quarter did not have a material impact on portfolio performance [2]. Group 2: Share Repurchase Activity - As of December 4, 2025, the company repurchased approximately 2.7 million shares at a weighted average price of $13.56 per share, totaling about $36.6 million [3]. - Year-to-date, the company has repurchased approximately 9.4 million shares, representing 9.2% of shares outstanding as of December 31, 2024 [3]. Group 3: 2026 Outlook - The company anticipates a 15% increase in group rooms revenue pace as of October 31, 2025, compared to the same time last year, with group segment demand accounting for approximately 35% of total room night demand [5]. - The revenue mix for the company is 56% from rooms and 44% from non-rooms, with non-rooms revenue growth expected to outpace rooms revenue growth in 2026 [5]. - Year-to-date through the third quarter of 2025, the growth rate for non-rooms revenues was over four times greater than that of rooms revenues [5].