Pebblebrook Hotel Trust Reports Second Quarter 2022 Results

Rhea-AI Summary

Pebblebrook Hotel Trust (NYSE: PEB) reported a Q2 2022 net income of $28.8 million, with Same-Property RevPAR down 5.0% compared to 2019 but showing an 18.7% increase in ADR. Total revenues reached $395.7 million, recovering 96.9% of 2019 levels. The company achieved an Adjusted EBITDAre of $128.8 million, representing 83.8% recovery. Acquisitions included the Inn on Fifth and Gurney's Newport, totaling $330 million, while selling The Marker San Francisco for $77 million. The company maintains a robust liquidity position of $561.2 million as of June 30, 2022.

Positive

• Net income increased to $28.8 million in Q2 2022.
• Same-Property Total Revenues recovered to 96.9% of 2019 levels at $395.7 million.
• Acquired two new luxury properties, expanding portfolio value.
• Successful $28 million redevelopment of Hotel Vitale into 1 Hotel San Francisco.

Negative

• Same-Property RevPAR down 5.0% compared to 2019.
• Adjusted FFO per diluted share decreased to $0.72 from $0.87 in 2019.
• Increased total operating expenses of 63.5% from prior year.

BETHESDA, Md.--(BUSINESS WIRE)-- Pebblebrook Hotel Trust (NYSE: PEB):

Q2 FINANCIAL HIGHLIGHTS	Net income: $28.8 million Same-Property RevPAR(1): (5.0%) vs. 2019; ADR(1) exceeded 2019 by 18.7% Same-Property Total Revenues(1): $395.7 million, 96.9% recovered vs. 2019 Adjusted EBITDAre(1): $128.8 million, 83.8% recovered vs. 2019 Adjusted FFO(1) per diluted share: $0.72 vs. $0.87 in 2019 and ($0.10) in 2021
HOTEL OPERATING TRENDS	Q2 Same-Property Occupancy at 69% with June Same-Property occupancy at 73%, the highest since the beginning of the COVID-19 pandemic Business travel, both group and transient, continues to recover with urban occupancies and ADRs significantly improving throughout Q2 The Company’s portfolio has not experienced any noteworthy pullback in leisure or business demand due to recent economic concerns
PORTFOLIO UPDATES & REPOSITIONINGS	Acquired the 119-room Inn on Fifth for $156.0 million and the 257-room Gurney’s Newport Resort & Marina for $174.0 million Sold the 208-room The Marker San Francisco for $77.0 million Executed contracts to sell three additional urban properties for aggregate gross sales proceeds of $183.9 million Invested $22.5 million into the portfolio in the second quarter, including successfully completing the $28.0 million redevelopment and transformation of Hotel Vitale into 1 Hotel San Francisco
Q3 2022 OUTLOOK	Net income: $24.7 to $34.7 million Same-Property RevPAR(1) var: (5.0%) to (8.0%) vs. 2019; +32.5% to +36.8% vs. 2021 Adjusted EBITDAre(1): $112.6 to $122.6 million Adjusted FFO(1) per diluted share: $0.57 to $0.65

⁽¹⁾ See tables later in this press release for a description of Same-Property information and reconciliations from net income (loss) to non-GAAP financial measures used in the table above and elsewhere in this press release.

"Our second quarter operating results significantly surpassed our outlook due primarily to a robust recovery in weekday group and transient business travel throughout our urban markets. As the quarter progressed, we experienced strong demand and ADR improvements in San Francisco, Chicago, Boston, Seattle, Portland, and Washington, DC. This momentum is continuing into the third quarter. At our resorts, leisure demand remained robust, with pricing achieving record levels, far above 2019 and exceeding healthy 2021 rates. We also expanded our resort portfolio to 13 properties with the recent acquisitions of the luxury Inn on Fifth in Naples, Florida, and Gurney’s Newport Resort & Marina in Newport, Rhode Island. These unique independent resort properties offer significant upside opportunities. Our recent acquisitions have been funded by our ongoing property disposition program, and $77.6 million of preferred operating partnership units issued to the seller of Inn on Fifth. In late June, we completed the $77.0 million sale of The Marker San Francisco. In addition, we also executed $183.9 million of contracts to sell three additional urban properties. These property sales are expected to be completed during the third quarter." -Jon E. Bortz, Chairman, President, and Chief Executive Officer of Pebblebrook Hotel Trust

Second Quarter and Year-to-Date Highlights

		Second Quarter						Six Months Ended June 30,
Same-Property and Corporate Highlights		2022		2021 (‘22 vs. ‘21 growth)		2019 (‘22 vs. ‘19 growth)		2022		2021 (‘22 vs. ‘21 growth)		2019 (‘22 vs. ‘19 growth)
		($ in millions except per share and RevPAR data)
Net income (loss)		$28.8		$1.4		$60.5		($71.4)		($120.0)		$66.2
Same-Property Room Revenues(1)		$260.6		$129.7		$273.6		$429.3		$194.6		$493.4
Same-Property Room Revenues variance				101.0%		(4.8%)				120.6%		(13.0%)
Same-Property Total Revenues(1)		$395.7		$201.4		$408.3		$653.8		$306.0		$744.5
Same-Property Total Revenues variance				96.5%		(3.1%)				113.7%		(12.2%)
Same-Property Total Expenses(1)		$257.0		$157.2		$261.8		$458.8		$268.6		$506.0
Same-Property Total Expenses variance				63.5%		(1.8%)				70.8%		(9.3%)
Same-Property EBITDA(1)		$138.8		$44.3		$146.6		$194.9		$37.4		$238.5
Same-Property EBITDA variance				213.4%		(5.3%)				421.5%		(18.3%)
Adjusted EBITDAre(1)		$128.8		$20.1		$153.8		$175.2		($2.7)		$246.1
Adjusted EBITDAre variance				539.3%		(16.2%)				NM		(28.8%)
Adjusted FFO(1)		$95.0		($12.5)		$113.7		$109.0		($66.1)		$176.3
Adjusted FFO per diluted share(1)		$0.72		($0.10)		$0.87		$0.83		($0.50)		$1.35
Adjusted FFO per diluted share variance				NM		(17.2%)				NM		(38.5%)

		2022 Monthly Results
Same-Property Portfolio Highlights(2)		Jan		Feb		Mar		Apr		May		Jun
		($ in millions except ADR and RevPAR data)
Occupancy		34%		50%		62%		68%		67%		73%
ADR		$269		$308		$305		$319		$314		$323
RevPAR		$91		$153		$188		$218		$210		$236
Total Revenues		$57.0		$84.9		$116.2		$128.3		$129.4		$138.1
Total Revenues growth rate (‘22 vs. ‘19)		(44%)		(21%)		(9%)		(3%)		(6%)		(1%)
Hotel EBITDA		($3.1)		$20.5		$38.8		$46.6		$42.9		$49.3
Hotel EBITDA growth rate (’22 vs. ’19)		(115%)		(29%)		(9%)		1%		(11%)		(6%)

NM = Not Meaningful
(1)		See tables later in this press release for a description of same-property information and reconciliations from net income (loss) to non-GAAP financial measures, including Earnings Before Interest, Taxes, Depreciation and Amortization ("EBITDA"), EBITDA for Real Estate ("EBITDAre"), Adjusted EBITDAre, Funds from Operations ("FFO"), FFO per share, Adjusted FFO and Adjusted FFO per share.   For the details as to which hotels are included in Same-Property Room Revenues, Total Revenues, Expenses and EBITDA appearing in the table above and elsewhere in this press release, refer to the Same-Property Statistical Data table footnotes later in this press release.   Adjusted EBITDAre, Adjusted FFO and Adjusted FFO per share exclude the amortization of share-based compensation expense. Historical (2021 and 2019 comparable periods) results of such non-GAAP financial measures have been adjusted to reflect the exclusion.
(2)		Includes information for all of the hotels the Company owned as of June 30, 2022, except 1 Hotel San Francisco (which is excluded from January-June given the property’s closure for renovation), Inn on Fifth (which is excluded from January-March given the property’s acquisition on May 11), and Gurney’s Newport Resort & Marina (which is excluded from January-June given the property’s acquisition on June 23). Excludes The Marker San Francisco from April-June, given the property’s disposition on June 28.

“The demand pickup in our urban markets, including business transient, in-house groups, and citywide convention demand, materially strengthened in the second quarter,” noted Mr. Bortz. “These trends are continuing in the third quarter as rate growth achieves new records and we see the return of the historical patterns of strong weekday demand from business travel continuing to recover. Leisure and international travel are also returning to the urban markets. Yet, business and international travel are still well below 2019 levels, so there is opportunity for a further, substantial recovery in occupancy. On the hotel operating expense side of our business, the wide array of changes we made to our hotel operating models are producing encouraging results. Same-Property Hotel operating expenses excluding fixed costs were 3.4% below Q2 2019, resulting in Hotel EBITDA margins within 83 basis points of the second quarter of 2019.”

Capital Investments and Strategic Property Redevelopments

In the second quarter of 2022, the Company completed $22.5 million of capital investments throughout its portfolio, including the completion of the redevelopment and repositioning of Hotel Vitale into 1 Hotel San Francisco, which offers nature-inspired designs and environmentally focused services and aesthetics throughout guestrooms and suites, public areas, and meeting and event venues. The Company has completed $42.4 million of capital improvements and projects year to date through June 2022.

“We’re extremely excited with the tremendously positive guest reactions and reviews we have received on the 1 Hotel San Francisco,” noted Mr. Bortz. “This sustainability-focused, luxury hotel with amazing views overlooking the Bay Bridge and the iconic Ferry Building opened on June 1, 2022. Initial room rates and booking volume have exceeded our expectations, and we are ramping very nicely. We are encouraged with the tremendous upside potential of this redeveloped and transformed hotel.”

The Company expects to invest a total of $100.0 to $120.0 million during 2022, which includes commencing the redevelopment and repositioning projects at Solamar Hotel (to be converted to Margaritaville Hotel San Diego Gaslamp Quarter), Hilton San Diego Gaslamp Quarter, Jekyll Island Club Resort, Viceroy Santa Monica Hotel, and Estancia La Jolla Hotel & Spa, as well as the development of a new outdoor venue and additional alternative lodging units at Skamania Lodge.

Update on Strategic Acquisitions and Dispositions

Year to date, the Company has acquired $330.0 million and sold $77.0 million of properties. On May 11, 2022, the Company acquired the 119-room Inn on Fifth in Naples, Florida for $156.0 million. On June 23, 2022, the Company acquired the 257-room Gurney’s Newport Resort & Marina in Newport, Rhode Island for $174.0 million.

The Company continues to make progress on its disposition program. On June 28, 2022, the Company sold the 208-room The Marker San Francisco for $77.0 million. In addition, the Company has executed contracts for gross proceeds of $183.9 million related to the sales of three properties to separate unaffiliated buyers who have each completed due diligence and waived typical contingencies. Each sale is expected to be completed during the third quarter and is subject to normal closing conditions. The Company offers no assurances that these sales will be completed on these terms or at all.

Balance Sheet and Liquidity

As of June 30, 2022, the Company had $62.8 million of consolidated cash, cash equivalents and restricted cash, in addition to $498.4 million of undrawn availability on its senior unsecured revolving credit facility, for total liquidity of $561.2 million. The Company had $2.5 billion in consolidated debt and convertible notes at an effective weighted-average interest rate of 3.4 percent. $1.9 billion, or 75 percent of the Company's total outstanding debt and convertible notes, was at an effective weighted-average fixed interest rate of 3.2 percent, and $0.6 billion, or 25 percent, was at a weighted-average floating interest rate of 4.2 percent. The Company had $1.4 billion of unsecured term loans, and $100.0 million was outstanding on its $611.0 million senior unsecured revolving credit facility. The Company has exited its debt covenant waiver period as of the quarter ended June 30, 2022.

Common and Preferred Dividends

On June 15, 2022, the Company declared a quarterly cash dividend of $0.01 per share on its common shares as well as a regular quarterly cash dividend for the following preferred shares of beneficial interest:

• $0.39844 per 6.375% Series E Cumulative Redeemable Preferred Share;
• $0.39375 per 6.3% Series F Cumulative Redeemable Preferred Share;
• $0.39844 per 6.375% Series G Cumulative Redeemable Preferred Share; and
• $0.35625 per 5.7% Series H Cumulative Redeemable Preferred Share.

Update on Curator Hotel & Resort Collection

Curator Hotel & Resort Collection (“Curator”) is a distinct collection of experientially focused small brands and independent lifestyle hotels and resorts worldwide founded by Pebblebrook and several industry-leading independent lifestyle hotel operators. As of June 30, 2022, Curator had grown to 90 member hotels. In the second quarter of 2022, Curator announced strategic partnerships with numerous leading travel and technology companies, including Infor, Oracle, StayNTouch, and Tayst Coffee Roaster. As of June 30, 2022, Curator had 85 programs with preferred vendor partners, providing Curator member hotels with preferred pricing, enhanced operating terms and early access to curated new technologies.

Q3 2022 Outlook

Based on current trends, assuming no acquisitions and the three contracted dispositions are completed, and assuming no material disruptions to travel caused by the COVID-19 pandemic, the Company’s outlook for Q3 2022 is as follows:

		Q3 2022 Outlook
		Low		High
		($ and shares/units in millions, except per share and RevPAR data)
Net income		$24.7		$34.7
Adjusted EBITDAre		$112.6		$122.6
Adjusted FFO		$75.3		$85.3
Adjusted FFO per diluted share		$0.57		$0.65
This Q3 2022 Outlook is based, in part, on the following estimates and assumptions:
Same-Property RevPAR		$212		$218
Same-Property RevPAR variance vs. 2019		(8.0%)		(5.0%)
Same-Property RevPAR variance vs. 2021		32.5%		36.8%
Same-Property EBITDA		$123.5		$133.5
Same-Property EBITDA variance vs. 2019		(8.7%)		(1.3%)

The Company continues to be unable to provide a full-year outlook for 2022 due to the uncertainties caused by the COVID-19 pandemic. The Company intends to issue new full-year guidance when it has more clarity on the economy, travel demand, and more predictable overall operating fundamentals and trends.

Second Quarter 2022 Earnings Call

The Company will conduct its quarterly analyst and investor conference call on Wednesday, July 27, 2022, at 9:30 AM ET. Please dial (877) 407-3982 approximately ten minutes before the call begins to participate. Additionally, a live webcast of the conference call will be available through the Investor Relations section of www.pebblebrookhotels.com. To access the webcast, click on https://investor.pebblebrookhotels.com/news-and-events/webcasts/default.aspx ten minutes before the conference call. A replay of the conference call webcast will be archived and available online.

About Pebblebrook Hotel Trust

Pebblebrook Hotel Trust (NYSE: PEB) is a publicly traded real estate investment trust (“REIT”) and the largest owner of urban and resort lifestyle hotels and resorts in the United States. The Company owns 54 hotels and resorts, totaling approximately 13,400 guest rooms across 16 urban and resort markets. For more information, visit www.pebblebrookhotels.com and follow us at @PebblebrookPEB.

This press release contains certain “forward-looking statements” made pursuant to the safe harbor provisions of the Private Securities Reform Act of 1995. Forward-looking statements are generally identifiable by the use of forward-looking terminology such as “may,” “will,” “should,” “potential,” “intend,” “expect,” “seek,” “anticipate,” “estimate,” “approximately,” “believe,” “could,” “project,” “predict,” “forecast,” “continue,” “assume,” “plan,” references to “outlook” or other similar words or expressions. Forward-looking statements are based on certain assumptions and can include future expectations, future plans and strategies, financial and operating projections and forecasts and other forward-looking information and estimates. Examples of forward-looking statements include the following: descriptions of the Company’s plans or objectives for future capital investment projects, operations or services; forecasts of the Company’s future economic performance; forecasts of hotel industry performance; descriptions of potential dispositions; and descriptions of assumptions underlying or relating to any of the foregoing expectations including assumptions regarding the timing of their occurrence. These forward-looking statements are subject to various risks and uncertainties, many of which are beyond the Company’s control, which could cause actual results to differ materially from such statements. These risks and uncertainties include, but are not limited to, the state of the U.S. economy and the supply of hotel properties, and other factors as are described in greater detail in the Company’s filings with the SEC, including, without limitation, the Company’s Annual Report on Form 10-K for the year ended December 31, 2021. Unless legally required, the Company disclaims any obligation to update any forward-looking statements, whether as a result of new information, future events or otherwise.

For further information about the Company’s business and financial results, please refer to the "Management’s Discussion and Analysis of Financial Condition and Results of Operations” and “Risk Factors” sections of the Company’s filings with the U.S. Securities and Exchange Commission, including, but not limited to, its Annual Report on Form 10-K and Quarterly Reports on Form 10-Q, copies of which may be obtained at the Investor Relations section of the Company’s website at www.pebblebrookhotels.com.

All information in this press release is as of July 26, 2022. The Company undertakes no duty to update the statements in this press release to conform the statements to actual results or changes in the Company’s expectations.

For additional information or to receive press releases via email, please visit our website at www.pebblebrookhotels.com

Pebblebrook Hotel Trust
Consolidated Balance Sheets
($ in thousands, except share and per-share data)
		June 30, 2022				December 31, 2021
		(Unaudited)
ASSETS
Assets:
Investment in hotel properties, net		$	6,039,477			$	6,079,333
Hotels held for sale			146,805				-
Cash and cash equivalents			32,046				58,518
Restricted cash			30,744				33,729
Hotel receivables (net of allowance for doubtful accounts of $281 and $1,142, respectively)			54,899				37,045
Prepaid expenses and other assets			84,954				52,565
Total assets		$	6,388,925			$	6,261,190
LIABILITIES AND EQUITY
Liabilities:
Unsecured revolving credit facilities		$	100,000			$	-
Unsecured term loans, net of unamortized deferred financing costs			1,402,760				1,427,256
Convertible senior notes, net of unamortized debt premium and discount and deferred financing costs			745,868				745,401
Senior unsecured notes, net of unamortized deferred financing costs			49,879				49,838
Mortgage loans, net of unamortized debt discount and deferred financing costs			219,244				219,393
Accounts payable, accrued expenses and other liabilities			261,169				250,584
Lease liabilities - operating leases			320,315				319,426
Deferred revenues			75,340				69,064
Accrued interest			4,821				4,567
Liabilities related to hotels held for sale			4,636				-
Distribution payable			12,217				11,756
Total liabilities			3,196,249				3,097,285
Commitments and contingencies
Shareholders' Equity:
Preferred shares of beneficial interest, $0.01 par value (liquidation preference $740,000 at June 30, 2022 and December 31, 2021), 100,000,000 shares authorized; 29,600,000 shares issued and outstanding at June 30, 2022 and December 31, 2021			296				296
Common shares of beneficial interest, $0.01 par value, 500,000,000 shares authorized; 130,905,132 shares issued and outstanding at June 30, 2022 and 130,813,750 shares issued and outstanding at December 31, 2021			1,309				1,308
Additional paid-in capital			4,271,169				4,268,042
Accumulated other comprehensive income (loss)			23,748				(19,442	)
Distributions in excess of retained earnings			(1,190,693	)			(1,094,023	)
Total shareholders' equity			3,105,829				3,156,181
Non-controlling interests			86,847				7,724
Total equity			3,192,676				3,163,905
Total liabilities and equity		$	6,388,925			$	6,261,190

Pebblebrook Hotel Trust
Consolidated Statements of Operations
($ in thousands, except share and per-share data)
(Unaudited)
		Three months ended June 30,								Six months ended June 30,
		2022				2021				2022				2021
Revenues:
Room		$	261,394			$	108,603			$	430,026			$	162,066
Food and beverage			100,724				31,514				163,148				46,323
Other operating			35,406				23,197				62,418				38,568
Total revenues		$	397,524			$	163,314			$	655,592			$	246,957
Expenses:
Hotel operating expenses:
Room		$	58,002			$	28,563			$	100,465			$	45,273
Food and beverage			64,513				22,453				110,563				33,196
Other direct and indirect			105,881				56,219				191,728				101,447
Total hotel operating expenses			228,396				107,235				402,756				179,916
Depreciation and amortization			60,274				54,701				119,374				110,144
Real estate taxes, personal property taxes, property insurance, and ground rent			33,020				29,436				63,477				58,026
General and administrative			9,686				9,724				19,394				17,370
Impairment loss			12,271				-				73,254				14,856
Gain on sale of hotel properties			-				(64,558	)			-				(64,558	)
Other operating expenses			1,933				521				3,056				1,083
Total operating expenses			345,580				137,059				681,311				316,837
Operating income (loss)			51,944				26,255				(25,719	)			(69,880	)
Interest expense			(23,161	)			(24,804	)			(45,733	)			(50,135	)
Other			14				29				33				58
Income (loss) before income taxes			28,797				1,480				(71,419	)			(119,957	)
Income tax (expense) benefit			-				(52	)			-				(55	)
Net income (loss)			28,797				1,428				(71,419	)			(120,012	)
Net income (loss) attributable to non-controlling interests			808				(102	)			122				(960	)
Net income (loss) attributable to the Company			27,989				1,530				(71,541	)			(119,052	)
Distributions to preferred shareholders			(11,343	)			(10,094	)			(22,687	)			(18,233	)
Net income (loss) attributable to common shareholders		$	16,646			$	(8,564	)		$	(94,228	)		$	(137,285	)
Net income (loss) per share available to common shareholders, basic		$	0.13			$	(0.07	)		$	(0.72	)		$	(1.05	)
Net income (loss) per share available to common shareholders, diluted		$	0.12			$	(0.07	)		$	(0.72	)		$	(1.05	)
Weighted-average number of common shares, basic			130,904,876				130,813,521				130,904,589				130,794,801
Weighted-average number of common shares, diluted			160,720,239				130,813,521				130,904,589				130,794,801

Pebblebrook Hotel Trust
Reconciliation of Net Income (Loss) to FFO and Adjusted FFO
($ in thousands, except share and per-share data)
(Unaudited)
		Three months ended June 30,												Six months ended June 30,
		2022				2021				2019				2022				2021				2019
Net income (loss)		$	28,797			$	1,428			$	60,518			$	(71,419	)		$	(120,012	)		$	66,173
Adjustments:
Real estate depreciation and amortization			60,185				54,589				53,239				119,195				109,922				107,483
Gain on sale of hotel properties			-				(64,558	)			-				-				(64,558	)			-
Impairment loss			12,271				-				-				73,254				14,856				-
FFO		$	101,253			$	(8,541	)		$	113,757			$	121,030			$	(59,792	)		$	173,656
Distribution to preferred shareholders and unit holders			(11,991	)			(10,094	)			(8,139	)			(23,335	)			(18,233	)			(16,278	)
FFO available to common share and unit holders		$	89,262			$	(18,635	)		$	105,618			$	97,695			$	(78,025	)		$	157,378
Transaction costs			137				1				1,044				152				112				3,541
Non-cash ground rent			1,937				906				984				3,875				1,786				1,956
Management/franchise contract transition costs			126				-				801				389				(44	)			3,973
Interest expense adjustment for acquired liabilities			764				382				202				1,486				921				473
Finance lease adjustment			725				789				693				1,447				1,601				1,383
Non-cash amortization of acquired intangibles			(542	)			(254	)			(298	)			(1,084	)			(507	)			(735	)
Non-cash interest expense			-				443				1,604				49				1,178				3,382
One-time operation suspension expenses			-				-				-				-				132				-
Early extinguishment of debt			-				778				972				-				1,534				972
Amortization of share-based compensation expense			2,619				3,064				2,118				4,974				5,245				3,966
Adjusted FFO available to common share and unit holders		$	95,028			$	(12,526	)		$	113,738			$	108,983			$	(66,067	)		$	176,289
FFO per common share - basic		$	0.68			$	(0.14	)		$	0.81			$	0.74			$	(0.59	)		$	1.20
FFO per common share - diluted		$	0.68			$	(0.14	)		$	0.81			$	0.74			$	(0.59	)		$	1.20
Adjusted FFO per common share - basic		$	0.72			$	(0.10	)		$	0.87			$	0.83			$	(0.50	)		$	1.35
Adjusted FFO per common share - diluted		$	0.72			$	(0.10	)		$	0.87			$	0.83			$	(0.50	)		$	1.35
Weighted-average number of basic common shares and units			131,781,980				131,674,334				130,854,912				131,781,693				131,655,614				130,828,120
Weighted-average number of fully diluted common shares and units			132,156,168				131,674,334				130,965,810				131,781,693				131,655,614				131,032,363

This press release includes certain non-GAAP financial measures. These measures are not in accordance with, or an alternative to, measures prepared in accordance with GAAP and may be different from similarly titled non-GAAP financial measures used by other companies. In addition, these non-GAAP financial measures are not based on any comprehensive set of accounting rules or principles. Non-GAAP financial measures have limitations in that they do not reflect all of the amounts associated with the Company’s results of operations determined in accordance with GAAP.

Funds from Operations (“FFO”) - FFO represents net income (computed in accordance with GAAP), excluding gains or losses from sales of properties, plus real estate-related depreciation and amortization and after adjustments for unconsolidated partnerships. The Company considers FFO a useful measure of performance for an equity REIT because it facilitates an understanding of the Company's operating performance without giving effect to real estate depreciation and amortization, which assume that the value of real estate assets diminishes predictably over time. Since real estate values have historically risen or fallen with market conditions, the Company believes that FFO provides a meaningful indication of its performance. The Company also considers FFO an appropriate performance measure given its wide use by investors and analysts. The Company computes FFO in accordance with standards established by the Board of Governors of Nareit in its March 1995 White Paper (as amended in November 1999 and April 2002), which may differ from the methodology for calculating FFO utilized by other equity REITs and, accordingly, may not be comparable to that of other REITs. Further, FFO does not represent amounts available for management’s discretionary use because of needed capital replacement or expansion, debt service obligations or other commitments and uncertainties, nor is it indicative of funds available to fund the Company’s cash needs, including its ability to make distributions. The Company presents FFO per diluted share calculations that are based on the outstanding dilutive common shares plus the outstanding Operating Partnership units for the periods presented.

The Company also evaluates its performance by reviewing Adjusted FFO because it believes that adjusting FFO to exclude certain recurring and non-recurring items described below provides useful supplemental information regarding the Company's ongoing operating performance and that the presentation of Adjusted FFO, when combined with the primary GAAP presentation of net income (loss), more completely describes the Company's operating performance. The Company adjusts FFO available to common share and unit holders for the following items, which may occur in any period, and refers to this measure as Adjusted FFO:

- Transaction costs: The Company excludes transaction costs expensed during the period because it believes that including these costs in FFO does not reflect the underlying financial performance of the Company and its hotels.
- Non-cash ground rent: The Company excludes the non-cash ground rent expense, which is primarily made up of the straight-line rent impact from a ground lease.
- Management/franchise contract transition costs: The Company excludes one-time management and/or franchise contract transition costs expensed during the period because it believes that including these costs in FFO does not reflect the underlying financial performance of the Company and its hotels.
- Interest expense adjustment for acquired liabilities: The Company excludes interest expense adjustment for acquired liabilities assumed in connection with acquisitions, because it believes that including these non-cash adjustments in FFO does not reflect the underlying financial performance of the Company.
- Finance lease adjustment: The Company excludes the effect of non-cash interest expense from finance leases because it believes that including these non-cash adjustments in FFO does not reflect the underlying financial performance of the Company.
- Non-cash amortization of acquired intangibles: The Company excludes the non-cash amortization of acquired intangibles, which includes but is not limited to the amortization of favorable and unfavorable leases or management agreements and above/below market real estate tax reduction agreements because it believes that including these non-cash adjustments in FFO does not reflect the underlying financial performance of the Company.
- Non-cash interest expense, one-time operation suspension expenses, early extinguishment of debt, and amortization of share-based compensation expense: The Company excludes these items because the Company believes that including these adjustments in FFO does not reflect the underlying financial performance of the Company and its hotels.

The Company presents weighted-average number of basic and fully diluted common shares and units by excluding the dilutive effect of shares issuable upon conversion of convertible debt.

The Company’s presentation of FFO in accordance with the Nareit White Paper, and as adjusted by the Company, should not be considered as an alternative to net income (computed in accordance with GAAP) as an indicator of the Company’s financial performance or to cash flow from operating activities (computed in accordance with GAAP) as an indicator of its liquidity.

Pebblebrook Hotel Trust
Reconciliation of Net Income (Loss) to EBITDA, EBITDAre and Adjusted EBITDAre
($ in thousands)
(Unaudited)
		Three months ended June 30,												Six months ended June 30,
		2022				2021				2019				2022				2021				2019
Net income (loss)		$	28,797			$	1,428			$	60,518			$	(71,419	)		$	(120,012	)		$	66,173
Adjustments:
Interest expense			23,161				24,804				28,719				45,733				50,135				58,047
Income tax expense (benefit)			-				52				6,579				-				55				1,542
Depreciation and amortization			60,274				54,701				53,299				119,374				110,144				107,601
EBITDA		$	112,232			$	80,985			$	149,115			$	93,688			$	40,322			$	233,363
Gain on sale of hotel properties			-				(64,558	)			-				-				(64,558	)			-
Impairment loss			12,271				-				-				73,254				14,856				-
EBITDAre		$	124,503			$	16,427			$	149,115			$	166,942			$	(9,380	)		$	233,363
Transaction costs			137				1				1,044				152				112				3,541
Non-cash ground rent			1,937				906				984				3,875				1,786				1,956
Management/franchise contract transition costs			126				-				801				389				(44	)			3,973
Non-cash amortization of acquired intangibles			(542	)			(254	)			(298	)			(1,084	)			(507	)			(735	)
One-time operation suspension expenses			-				-				-				-				132				-
Amortization of share-based compensation expense			2,619				3,064				2,118				4,974				5,245				3,966
Adjusted EBITDAre		$	128,780			$	20,144			$	153,764			$	175,248			$	(2,656	)		$	246,064

This press release includes certain non-GAAP financial measures. These measures are not in accordance with, or an alternative to, measures prepared in accordance with GAAP and may be different from similarly titled non-GAAP financial measures used by other companies. In addition, these non-GAAP financial measures are not based on any comprehensive set of accounting rules or principles. Non-GAAP financial measures have limitations in that they do not reflect all of the amounts associated with the Company’s results of operations determined in accordance with GAAP.

Earnings before Interest, Taxes, and Depreciation and Amortization ("EBITDA") - The Company believes that EBITDA provides investors a useful financial measure to evaluate its operating performance, excluding the impact of our capital structure (primarily interest expense) and our asset base (primarily depreciation and amortization).

Earnings before Interest, Taxes, and Depreciation and Amortization for Real Estate ("EBITDAre") - The Company believes that EBITDAre provides investors a useful financial measure to evaluate its operating performance, and the Company presents EBITDAre in accordance with Nareit guidelines, as defined in its September 2017 white paper "Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate." EBITDAre adjusts EBITDA for the following items, which may occur in any period, and refers to these measures as Adjusted EBITDAre: (1) gains or losses on the disposition of depreciated property, including gains or losses on change of control; (2) impairment write-downs of depreciated property and of investments in unconsolidated affiliates caused by a decrease in value of depreciated property in the affiliate; and (3) adjustments to reflect the entity's share of EBITDAre of unconsolidated affiliates.

The Company also evaluates its performance by reviewing Adjusted EBITDAre because it believes that adjusting EBITDAre to exclude certain recurring and non-recurring items described below provides useful supplemental information regarding the Company's ongoing operating performance and that the presentation of Adjusted EBITDAre, when combined with the primary GAAP presentation of net income (loss), more completely describes the Company's operating performance. The Company adjusts EBITDAre for the following items, which may occur in any period, and refers to these measures as Adjusted EBITDAre:

- Transaction costs: The Company excludes transaction costs expensed during the period because it believes that including these costs in EBITDAre does not reflect the underlying financial performance of the Company and its hotels.
- Non-cash ground rent: The Company excludes the non-cash ground rent expense, which is primarily made up of the straight-line rent impact from a ground lease.
- Management/franchise contract transition costs: The Company excludes one-time management and/or franchise contract transition costs expensed during the period because it believes that including these costs in EBITDAre does not reflect the underlying financial performance of the Company and its hotels.
- Non-cash amortization of acquired intangibles: The Company excludes the non-cash amortization of acquired intangibles, which includes but is not limited to the amortization of favorable and unfavorable leases or management agreements and above/below market real estate tax reduction agreements because it believes that including these non-cash adjustments in EBITDAre does not reflect the underlying financial performance of the Company and its hotels.
- One-time operation suspension expenses and amortization of share-based compensation expense: The Company excludes these items because it believes that including these costs in EBITDAre does not reflect the underlying financial performance of the Company and its hotels.

The Company’s presentation of EBITDAre, and as adjusted by the Company, should not be considered as an alternative to net income (computed in accordance with GAAP) as an indicator of the Company’s financial performance or to cash flow from operating activities (computed in accordance with GAAP) as an indicator of its liquidity.

Pebblebrook Hotel Trust
Reconciliation of Q3 2022 Outlook Net Income (Loss) to FFO and Adjusted FFO
($ in millions, except per share data)
(Unaudited)
		Three months ending September 30, 2022
		Low				High
Net income (loss)		$	25			$	35
Adjustments:
Real estate depreciation and amortization			62				62
(Gain) loss on sale of hotel properties			(5	)			(5	)
FFO		$	82			$	92
Distribution to preferred shareholders and unit holders			(13	)			(13	)
FFO available to common share and unit holders		$	69			$	79
Non-cash ground rent			2				2
Amortization of share-based compensation expense			3				3
Other			1				1
Adjusted FFO available to common share and unit holders		$	75			$	85
FFO per common share - diluted		$	0.52			$	0.60
Adjusted FFO per common share - diluted		$	0.57			$	0.65
Weighted-average number of fully diluted common shares and units			132.2				132.2

To supplement the Company’s consolidated financial statements presented in accordance with U.S. GAAP, this press release includes certain non-GAAP financial measures as defined under SEC rules.

These measures are not in accordance with, or an alternative to, measures prepared in accordance with GAAP and may be different from similarly titled non-GAAP financial measures used by other companies. In addition, these non-GAAP financial measures are not based on any comprehensive set of accounting rules or principles. Non-GAAP financial measures have limitations in that they do not reflect all of the amounts associated with the Company’s results of operations determined in accordance with GAAP.

Funds from Operations (“FFO”) - FFO represents net income (computed in accordance with GAAP), excluding gains or losses from sales of properties, plus real estate-related depreciation and amortization and after adjustments for unconsolidated partnerships. The Company considers FFO a useful measure of performance for an equity REIT because it facilitates an understanding of the Company's operating performance without giving effect to real estate depreciation and amortization, which assume that the value of real estate assets diminishes predictably over time. Since real estate values have historically risen or fallen with market conditions, the Company believes that FFO provides a meaningful indication of its performance. The Company also considers FFO an appropriate performance measure given its wide use by investors and analysts. The Company computes FFO in accordance with standards established by the Board of Governors of Nareit in its March 1995 White Paper (as amended in November 1999 and April 2002), which may differ from the methodology for calculating FFO utilized by other equity REITs and, accordingly, may not be comparable to that of other REITs. Further, FFO does not represent amounts available for management’s discretionary use because of needed capital replacement or expansion, debt service obligations or other commitments and uncertainties, nor is it indicative of funds available to fund the Company’s cash needs, including its ability to make distributions. The Company presents FFO per diluted share calculations that are based on the outstanding dilutive common shares plus the outstanding Operating Partnership units for the periods presented.

The Company also evaluates its performance by reviewing Adjusted FFO because it believes that adjusting FFO to exclude certain recurring and non-recurring items described below provides useful supplemental information regarding the Company's ongoing operating performance and that the presentation of Adjusted FFO, when combined with the primary GAAP presentation of net income (loss), more completely describes the Company's operating performance. The Company adjusts FFO for the following items, which may occur in any period, and refers to this measure as Adjusted FFO:

- Non-cash ground rent: The Company excludes the non-cash ground rent expense, which is primarily made up of the straight-line rent impact from a ground lease.
- Non-cash interest expense: The Company excludes non-cash interest expense because the Company believes that including this adjustment in FFO does not reflect the underlying financial performance of the Company and its hotels.
- Amortization of share-based compensation expense: The Company excludes the amortization of share-based compensation expense because the Company believes that including this adjustment in FFO does not reflect the underlying financial performance of the Company and its hotels.
- Other: The Company excludes other expenses, which include transaction costs, management/franchise contract transition costs, interest expense adjustment for acquired liabilities, finance lease adjustment and non-cash amortization of acquired intangibles because the Company believes that including these non-cash adjustments in FFO does not reflect the underlying financial performance of the Company and its hotels.

The Company’s presentation of FFO in accordance with the Nareit White Paper, and as adjusted by the Company, should not be considered as an alternative to net income (computed in accordance with GAAP) as an indicator of the Company’s financial performance or to cash flow from operating activities (computed in accordance with GAAP) as an indicator of its liquidity.

Any differences are a result of rounding.

Pebblebrook Hotel Trust
Reconciliation of Q3 2022 Outlook Net Income (Loss) to EBITDA, EBITDAre and Adjusted EBITDAre
($ in millions)
(Unaudited)
		Three months ending September 30, 2022
		Low				High
Net income (loss)		$	25			$	35
Adjustments:
Interest expense and income tax expense			26				26
Depreciation and amortization			62				62
EBITDA		$	113			$	123
(Gain) loss on sale of hotel properties			(5	)			(5	)
EBITDAre		$	108			$	118
Non-cash ground rent			2				2
Amortization of share-based compensation expense			3				3
Other			-				-
Adjusted EBITDAre		$	113			$	123

To supplement the Company’s consolidated financial statements presented in accordance with U.S. GAAP, this press release includes certain non-GAAP financial measures as defined under SEC rules.

These measures are not in accordance with, or an alternative to, measures prepared in accordance with GAAP and may be different from similarly titled non-GAAP financial measures used by other companies. In addition, these non-GAAP financial measures are not based on any comprehensive set of accounting rules or principles. Non-GAAP financial measures have limitations in that they do not reflect all of the amounts associated with the Company’s results of operations determined in accordance with GAAP.

Earnings before Interest, Taxes, and Depreciation and Amortization ("EBITDA") - The Company believes that EBITDA provides investors a useful financial measure to evaluate its operating performance, excluding the impact of our capital structure (primarily interest expense) and our asset base (primarily depreciation and amortization).

Earnings before Interest, Taxes, and Depreciation and Amortization for Real Estate ("EBITDAre") - The Company believes that EBITDAre provides investors a useful financial measure to evaluate its operating performance, and the Company presents EBITDAre in accordance with the National Association of Real Estate Investment Trusts ("Nareit") guidelines, as defined in its September 2017 white paper "Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate." EBITDAre adjusts EBITDA for the following items, which may occur in any period, and refers to these measures as Adjusted EBITDAre: (1) gains or losses of on the disposition of depreciated property, including gains or losses on change of control; (2) impairment write-downs of depreciated property and of investments in unconsolidated affiliates caused by a decrease in value of depreciated property in the affiliate; and (3) adjustments to reflect the entity's share of EBITDAre of unconsolidated affiliates.

The Company also evaluates its performance by reviewing Adjusted EBITDAre because it believes that adjusting EBITDAre to exclude certain recurring and non-recurring items described below provides useful supplemental information regarding the Company's ongoing operating performance and that the presentation of Adjusted EBITDAre, when combined with the primary GAAP presentation of net income (loss), more completely describes the Company's operating performance. The Company adjusts EBITDAre for the following items, which may occur in any period, and refers to these measures as Adjusted EBITDAre:

- Non-cash ground rent: The Company excludes the non-cash ground rent expense, which is primarily made up of the straight-line rent impact from a ground lease.
- Amortization of share-based compensation expense: The Company excludes amortization of share-based compensation expense because the Company believes that including this non-cash adjustment in EBITDAre does not reflect the underlying financial performance of the Company and its hotels.
- Other: The Company excludes other expenses, which include transaction costs, management/franchise contract transition costs and non-cash amortization of acquired intangibles because the Company believes that including these non-cash adjustments in EBITDAre does not reflect the underlying financial performance of the Company and its hotels.

The Company’s presentation of EBITDAre, and as adjusted by the Company, should not be considered as an alternative to net income (computed in accordance with GAAP) as an indicator of the Company’s financial performance or to cash flow from operating activities (computed in accordance with GAAP) as an indicator of its liquidity.

Any differences are a result of rounding.

Pebblebrook Hotel Trust
Same-Property Statistical Data
(Unaudited)
		Three months ended June 30,						Six months ended June 30,
		2022		2021		2019		2022		2021		2019
Same-Property Occupancy		69.4%		42.6%		86.7%		58.9%		32.4%		81.0%
2022 vs. 2021 Increase/(Decrease)		62.9%						81.9%
2022 vs. 2019 Increase/(Decrease)		(20.0%)						(27.3%)
Same-Property ADR		$318.58		$258.21		$268.30		$309.86		$255.57		$259.31
2022 vs. 2021 Increase/(Decrease)		23.4%						21.2%
2022 vs. 2019 Increase/(Decrease)		18.7%						19.5%
Same-Property RevPAR		$221.04		$109.96		$232.55		$182.41		$82.70		$210.10
2022 vs. 2021 Increase/(Decrease)		101.0%						120.6%
2022 vs. 2019 Increase/(Decrease)		(5.0%)						(13.2%)
Same-Property Total RevPAR		$335.61		$170.83		$347.01		$277.80		$130.01		$317.01
2022 vs. 2021 Increase/(Decrease)		96.5%						113.7%
2022 vs. 2019 Increase/(Decrease)		(3.3%)						(12.4%)

Notes:

This schedule of hotel results for the three months ended June 30 includes information from all of the hotels the Company owned as of June 30, 2022, except for 1 Hotel San Francisco for Q2 2022, 2021 and 2019 due to its closure for renovation during Q2 2022 and Gurney's Newport Resort & Marina for Q2 2022, 2021 and 2019 due to its acquisition on June 23, 2022.

This schedule of hotel results for the six months ended June 30 includes information from all of the hotels the Company owned as of June 30, 2022, except for 1 Hotel San Francisco for Q1 and Q2 2022, 2021 and 2019 due to its closure for renovation during Q1 and Q2 2022, Inn on Fifth for Q1 2022, 2021 and 2019 due to its acquisition on May 11, 2022, and Gurney's Newport Resort & Marina for Q1 and Q2 2022, 2021 and 2019 due to its acquisition on June 23, 2022. Additionally, The Marker San Francisco is excluded for Q2 2022, 2021 and 2019 due to its sale on June 28, 2022.

These hotel results for the respective periods may include information reflecting operational performance prior to the Company's ownership of the hotels. Any differences are a result of rounding.

The information above has not been audited and is presented only for comparison purposes.

Pebblebrook Hotel Trust
Same-Property Statistical Data - by Market
(Unaudited)
		Three months ended June 30,		Six months ended June 30,		Three months ended June 30,		Six months ended June 30,
		2022 vs. 2021		2022 vs. 2021		2022 vs. 2019		2022 vs. 2019
Same-Property RevPAR variance:
Southern Florida/Georgia		10.3%		31.0%		49.9%		45.5%
San Diego		68.9%		103.7%		14.0%		(0.8%)
Other		94.3%		100.8%		(5.4%)		(2.9%)
Boston		236.4%		245.5%		(2.9%)		(6.9%)
Los Angeles		103.0%		171.8%		(11.0%)		(13.8%)
Portland		84.0%		93.7%		(21.8%)		(26.2%)
Chicago		513.3%		592.9%		(22.4%)		(27.8%)
Washington DC		337.3%		282.9%		(24.5%)		(39.3%)
Seattle		243.8%		254.7%		(30.3%)		(47.0%)
San Francisco		329.3%		435.0%		(43.3%)		(62.5%)
East Coast		83.6%		89.0%		8.4%		7.2%
West Coast		103.6%		145.6%		(12.7%)		(25.5%)

Notes:

This schedule of hotel results for the three months ended June 30 includes information from all of the hotels the Company owned as of June 30, 2022, except for 1 Hotel San Francisco for Q2 2022, 2021 and 2019 due to its closure for renovation during Q2 2022 and Gurney's Newport Resort & Marina for Q2 2022, 2021 and 2019 due to its acquisition on June 23, 2022.

This schedule of hotel results for the six months ended June 30 includes information from all of the hotels the Company owned as of June 30, 2022, except for 1 Hotel San Francisco for Q1 and Q2 2022, 2021 and 2019 due to its closure for renovation during Q1 and Q2 2022, Inn on Fifth for Q1 2022, 2021 and 2019 due to its acquisition on May 11, 2022, and Gurney's Newport Resort & Marina for Q1 and Q2 2022, 2021 and 2019 due to its acquisition on June 23, 2022. Additionally, The Marker San Francisco is excluded for Q2 2022, 2021 and 2019 due to its sale on June 28, 2022.

"Other" includes Philadelphia, PA and Santa Cruz, CA.

These hotel results for the respective periods may include information reflecting operational performance prior to the Company's ownership of the hotels. Any differences are a result of rounding.

The information above has not been audited and is presented only for comparison purposes.

Pebblebrook Hotel Trust
Hotel Operational Data
Schedule of Same-Property Results
($ in thousands)
(Unaudited)
		Three months ended June 30,									Six months ended June 30,
		2022			2021			2019			2022			2021			2019
Same-Property Revenues:
Room		$	260,642		$	129,664		$	273,647		$	429,273		$	194,630		$	493,396
Food and beverage			99,605			43,880			99,328			162,030			65,938			185,221
Other			35,498			27,891			35,360			62,483			45,400			65,833
Total hotel revenues			395,745			201,435			408,335			653,786			305,968			744,450
Same-Property Expenses:
Room		$	57,940		$	32,815		$	61,485		$	100,240		$	51,265		$	119,333
Food and beverage			63,602			29,760			65,374			109,449			45,023			125,662
Other direct			8,792			5,999			7,302			15,932			9,768			14,090
General and administrative			30,377			18,774			30,079			53,518			33,337			57,848
Information and telecommunication systems			4,673			3,632			5,194			9,168			7,151			10,573
Sales and marketing			24,528			13,997			29,137			43,860			23,806			56,048
Management fees			12,384			5,630			12,873			20,533			8,739			21,957
Property operations and maintenance			12,293			9,162			12,048			23,482			16,303			23,664
Energy and utilities			9,488			7,291			8,450			18,804			13,589			17,189
Property taxes			18,817			19,301			17,938			38,180			38,297			36,375
Other fixed expenses			14,084			10,792			11,879			25,680			21,313			23,243
Total hotel expenses			256,978			157,153			261,759			458,846			268,591			505,982
Same-Property EBITDA		$	138,767		$	44,282		$	146,576		$	194,940		$	37,377		$	238,468
Same-Property EBITDA Margin			35.1%			22.0%			35.9%			29.8%			12.2%			32.0%

Notes:

This schedule of hotel results for the three months ended June 30 includes information from all of the hotels the Company owned as of June 30, 2022, except for 1 Hotel San Francisco for Q2 2022, 2021 and 2019 due to its closure for renovation during Q2 2022 and Gurney's Newport Resort & Marina for Q2 2022, 2021 and 2019 due to its acquisition on June 23, 2022.

This schedule of hotel results for the six months ended June 30 includes information from all of the hotels the Company owned as of June 30, 2022, except for 1 Hotel San Francisco for Q1 and Q2 2022, 2021 and 2019 due to its closure for renovation during Q1 and Q2 2022, Inn on Fifth for Q1 2022, 2021 and 2019 due to its acquisition on May 11, 2022, and Gurney's Newport Resort & Marina for Q1 and Q2 2022, 2021 and 2019 due to its acquisition on June 23, 2022. Additionally, The Marker San Francisco is excluded for Q2 2022, 2021 and 2019 due to its sale on June 28, 2022.

These hotel results for the respective periods may include information reflecting operational performance prior to the Company's ownership of the hotels. Any differences are a result of rounding.

The information above has not been audited and is presented only for comparison purposes.

Pebblebrook Hotel Trust
2022 Same-Property Inclusion Reference Table
Hotels		Q1		Q2		Q3		Q4
Hotel Monaco Washington DC		X		X		X		X
Skamania Lodge		X		X		X		X
Le Méridien Delfina Santa Monica		X		X		X		X
Sofitel Philadelphia at Rittenhouse Square		X		X		X		X
Argonaut Hotel		X		X		X		X
The Westin San Diego Gaslamp Quarter		X		X		X		X
Hotel Monaco Seattle		X		X		X		X
Mondrian Los Angeles		X		X		X		X
W Boston		X		X		X		X
Hotel Zetta San Francisco		X		X		X		X
Hotel Vintage Seattle		X		X		X		X
Hotel Vintage Portland		X		X		X		X
W Los Angeles - West Beverly Hills		X		X		X		X
Hotel Zelos San Francisco		X		X		X		X
Embassy Suites San Diego Bay - Downtown		X		X		X		X
The Hotel Zags		X		X		X		X
Hotel Zephyr Fisherman's Wharf		X		X		X		X
Hotel Zeppelin San Francisco		X		X		X		X
The Nines, a Luxury Collection Hotel, Portland		X		X		X		X
Hotel Colonnade Coral Gables, Autograph Collection		X		X		X		X
Hotel Palomar Los Angeles Beverly Hills		X		X		X		X
Revere Hotel Boston Common		X		X		X		X
LaPlaya Beach Resort & Club		X		X		X		X
Hotel Zoe Fisherman's Wharf		X		X		X		X
1 Hotel San Francisco
The Marker San Francisco		X
Hotel Spero		X		X		X		X
Harbor Court Hotel San Francisco		X		X		X		X
Chaminade Resort & Spa		X		X		X		X
Viceroy Santa Monica Hotel		X		X		X		X
Le Parc Suite Hotel		X		X		X		X
Montrose West Hollywood		X		X		X		X
Chamberlain West Hollywood Hotel		X		X		X		X
Hotel Ziggy		X		X		X		X
The Westin Copley Place, Boston		X		X		X		X
The Liberty, a Luxury Collection Hotel, Boston		X		X		X		X
Hyatt Regency Boston Harbor		X		X		X		X
George Hotel		X		X		X		X
Viceroy Washington DC		X		X		X		X
Hotel Zena Washington DC		X		X		X		X
Paradise Point Resort & Spa		X		X		X		X
Hilton San Diego Gaslamp Quarter		X		X		X		X
L'Auberge Del Mar		X		X		X		X
San Diego Mission Bay Resort		X		X		X		X
Solamar Hotel		X		X		X		X
The Heathman Hotel		X		X		X		X
Southernmost Beach Resort		X		X		X		X
The Marker Key West Harbor Resort		X		X		X		X
Hotel Chicago Downtown, Autograph Collection		X		X		X		X
The Westin Michigan Avenue Chicago		X		X		X		X
Jekyll Island Club Resort		X		X		X		X
Margaritaville Hollywood Beach Resort		X		X		X		X
Estancia La Jolla Hotel & Spa		X		X		X		X
Inn on Fifth				X		X		X
Gurney's Newport Resort & Marina						X		X

Notes:

A property marked with an "X" in a specific quarter denotes that the same-property operating results of that property are included in the Same-Property Statistical Data and in the Schedule of Same-Property Results.

The Company's second quarter Same-Property RevPAR, RevPAR Growth, Total RevPAR, Total RevPAR Growth, ADR, Occupancy, Revenues, Expenses, EBITDA and EBITDA Margin include all of the hotels the Company owned as of June 30, 2022, except for 1 Hotel San Francisco for Q2 2022, 2021 and 2019 due to its closure for renovation during Q2 2022 and Gurney's Newport Resort & Marina for Q2 2022, 2021 and 2019 due to its acquisition on June 23, 2022.

The Company's estimates and assumptions for Same-Property RevPAR, RevPAR Growth, Total RevPAR, Total RevPAR Growth, ADR, Occupancy, Revenues, Expenses, EBITDA and EBITDA Margin for the third quarter of 2022 include all of the hotels the Company owned as of June 30, 2022, except for 1 Hotel San Francisco for Q3 2022, 2021 and 2019 due to its closure for renovation during Q3 2021 and also exclude the results for three potential dispositions, not yet detailed in the above table.

Operating statistics and financial results may include periods prior to the Company's ownership of the hotels.

Pebblebrook Hotel Trust
Historical Operating Data
($ in millions except ADR and RevPAR data)
(Unaudited)
Historical Operating Data:
		First Quarter		Second Quarter		Third Quarter		Fourth Quarter		Full Year
		2019		2019		2019		2019		2019
Occupancy		75%		86%		86%		77%		81%
ADR		$252		$270		$266		$247		$259
RevPAR		$188		$233		$230		$191		$210
Hotel Revenues		$345.3		$426.6		$419.0		$366.3		$1,557.2
Hotel EBITDA		$91.9		$151.1		$141.9		$99.9		$484.8
Hotel EBITDA Margin		26.6%		35.4%		33.9%		27.3%		31.1%
		First Quarter		Second Quarter		Third Quarter		Fourth Quarter		Full Year
		2021		2021		2021		2021		2021
Occupancy		22%		42%		53%		52%		43%
ADR		$260		$262		$288		$263		$270
RevPAR		$59		$110		$154		$136		$115
Hotel Revenues		$112.2		$209.7		$286.5		$263.9		$872.3
Hotel EBITDA		($4.9)		$46.1		$84.6		$58.8		$184.6
Hotel EBITDA Margin		(4.3%)		22.0%		29.5%		22.3%		21.2%
		First Quarter		Second Quarter
		2022		2022
Occupancy		48%		68%
ADR		$307		$320
RevPAR		$147		$219
Hotel Revenues		$269.0		$407.4
Hotel EBITDA		$60.7		$141.0
Hotel EBITDA Margin		22.6%		34.6%

Notes:

These historical hotel operating results include information for all of the hotels the Company owned as of June 30, 2022, which include the acquisitions of Inn on Fifth and Gurney's Newport Resort & Marina, as if they were owned as of January 1, 2019. These historical operating results include periods prior to the Company's ownership of the hotels. The information above does not reflect the Company's corporate general and administrative expense, interest expense, property acquisition costs, depreciation and amortization, taxes and other expenses.

Any differences are a result of rounding.

The information above has not been audited and is presented only for comparison purposes.

View source version on businesswire.com: https://www.businesswire.com/news/home/20220726005926/en/

Raymond D. Martz, Chief Financial Officer, Pebblebrook Hotel Trust - (240) 507-1330

Source: Pebblebrook Hotel Trust

FAQ

What were Pebblebrook Hotel Trust's Q2 2022 financial results?

Pebblebrook reported a net income of $28.8 million, total revenues of $395.7 million, and an Adjusted EBITDAre of $128.8 million.

How did the occupancy rates change for Pebblebrook Hotel Trust in Q2 2022?

Same-Property occupancy was at 69%, with June occupancy reaching 73%, the highest since the onset of the COVID-19 pandemic.

What new acquisitions did Pebblebrook Hotel Trust make in 2022?

In 2022, Pebblebrook acquired the Inn on Fifth for $156 million and Gurney's Newport Resort & Marina for $174 million.

What is Pebblebrook's outlook for Q3 2022?

The outlook for Q3 2022 includes a net income estimate of $24.7 to $34.7 million, with Same-Property RevPAR projected to decline between 5.0% to 8.0% vs. 2019.

How much liquidity does Pebblebrook Hotel Trust have as of June 30, 2022?

Pebblebrook had total liquidity of $561.2 million, including $62.8 million in cash and $498.4 million in undrawn availability on its revolving credit facility.