Q3 2025 Summit Hotel Properties Inc Earnings Call
Speaker #2: Good day and thank you for standing by . Welcome to the Summit Hotel Properties . Third quarter 2020 Earnings Conference Call . At this time , all participants are in a listen only mode .
Speaker #2: After the speaker's presentation , there will be a question and answer session . To ask a question during the session , you will need to press star one one on your telephone .
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Speaker #2: Please be advised that today's conference is being recorded . I would now like to hand the conference over to your speaker today , Kevin Milota Senior Vice President , Finance , please go ahead .
Speaker #3: Thank you . Operator . And good morning . I am joined today by Summit Hotel Properties President and Chief Executive Officer John Stanner and Executive Vice President and Chief Financial Officer Trey Conklin .
Speaker #3: Please note that many of our comments today are considered forward looking statements as defined by Federal securities laws . These statements are subject to risk and uncertainties , both known and unknown as described in our SEC filings .
Speaker #3: Forward looking statements that we make today are effective only as of today , November 5th , 2025 , and we undertake no duty to update them later .
Speaker #3: You can find copies of our SEC filings and earnings release , which contain reconciliations to non-GAAP financial measures referenced on this call on our website .
Speaker #3: Please welcome Summit Hotel Properties President and Chief Executive Officer . John Tanner .
Speaker #4: Thank you , Kevin , and good morning , everyone . We were pleased with our overall execution in the third quarter , despite the challenging operating environment highlighted by our ability to grow market share , prudently , manage expenses , and strategically invest capital across the portfolio to drive future operating performance .
Speaker #4: In addition , subsequent to quarter end , we completed the sale of two hotels at attractive valuations to further reduce debt fund the accretive share repurchase activity .
Speaker #4: We executed in the second quarter , and enhance corporate liquidity . On today's call , we will provide details on our third quarter results , update our outlook for the remainder of the year , which incorporates sequential improvement in operating trends and highlight our recent balance sheet activities .
Speaker #4: Our third quarter operating results were largely in line with the overall demand and rev par trends . We experienced in the second quarter , as the lodging environment remains generally stable .
Speaker #4: However , performance is mixed across segments . We continue to experience meaningful year over year reductions in both government and international inbound travel , which has required some remixing of business to lower rated demand .
Speaker #4: Segments for the quarter . Same store rev par declined 3.7% , which was in line with our second quarter results and driven predominantly by a 3.4% decline in average daily rate .
Speaker #4: As occupancy remained essentially flat year over year . The pricing sensitivity we first started experiencing in March persisted through the summer , though the majority of the rate decline across our portfolio is being driven by the unfavorable shift in room night mix to lower rated business in certain markets .
Speaker #4: This remixing of demand has been intentional as we strategically targeted discount oriented segments , including advanced purchase offers , to build a stronger base of business and reduce exposure to cancellations and rebookings that tend to occur when pricing softens .
Speaker #4: While individually , government and international inbound demand represents smaller segments of our overall demand mix , collectively they account for approximately 15% of occupied room nights in our portfolio .
Speaker #4: Consistent with the second quarter demand in these segments was down approximately 20% year over year . In the third quarter , which combined drove nearly 50% of our year over year rev par decline .
Speaker #4: While these segments have been a drag on performance for the past couple of quarters , demand trends had largely stabilized prior to the recent government shutdown , which has driven some incremental pullback in government demand in the fourth quarter .
Speaker #4: Thankfully , strong mid-week demand trends in October have been able to offset much of this softness , and with a successful resolution to the shutdown , we expect a more stable foundation for next year when we will benefit from easier year over year comparisons .
Speaker #4: Hurricane activity in the third quarter of 2024 . Also created comparison headwinds this year , particularly in our Houston hotels that benefited from hurricane barrel driven demand in July of last year and our Houston hotels declined 17% in the quarter , which reduced our overall third quarter rev par growth by approximately 50 basis points .
Speaker #4: Our portfolio once again delivered strong market share performance during the third quarter, as our RevPAR index increased 140 basis points year over year to 116%, reflecting solid gains in both occupancy and average daily rate.
Speaker #4: Our focus on driving out of room spend through food and beverage sales , resort and amenity fees , and parking charges continues to be successful as non rooms revenue increased 5.6% in the third quarter and has grown 4.3% year to date , driven by some of our recent capital investments .
Speaker #4: Most notably the transformational renovation of our Oceanside Fort Lauderdale Beach Hotel . We expect non rooms revenue growth to continue to outperform our operating teams .
Speaker #4: Also continue to do a terrific job managing expenses in a challenged top line growth environment , particularly related to labor costs . Trey will provide additional details on expense trends and margin performance later in the call , but we were pleased with our ability to manage operating expenses again in the third quarter , which increased only 1.8% year over year or approximately 2% on a per occupied room basis .
Speaker #4: Year to date , operating expenses have increased a modest 1.6% on relatively flat occupancy , which has mitigated EBITDA losses on the capital allocation front , we closed on the sale of two non-core hotels subsequent to the end of the third quarter .
Speaker #4: The 107 room Courtyard Amarillo Downtown Hotel , which was owned in our joint venture with GIC and the 123 room courtyard Kansas City Country Club Plaza Hotel .
Speaker #4: These divestitures generated combined gross proceeds of $39 million , which reflects a blended yield of 4.3% based on trailing 12 month net operating income .
Speaker #4: And after consideration of approximately $10 million of foregone near-term capital expenditures , the asset sales represent a continuation of our successful capital recycling strategy that is enhanced the overall quality and growth potential of our portfolio .
Speaker #4: Reduced balance sheet leverage eliminated significant capital expenditure needs and funded our recent accretive share repurchase activity . Since May of 2023 . We've sold 12 non-core hotels , generating over $185 million in gross proceeds , and eliminated nearly $60 million of capital expenditure requirements on a blended basis .
Speaker #4: The assets were sold at a 4.5% net operating income , capitalization rate , and had a combined rev par of $85 , which represents a 30% discount to the remaining portfolio .
Speaker #4: Over that same time period , we've acquired four hotels for approximately $140 million . With a trailing 12 month NOI yield of 8.5% , including required near-term capital needs .
Speaker #4: The blended rev par of our acquisition portfolio was $143 at the time of purchase , which represents nearly a 20% premium to the current pro forma portfolio .
Speaker #4: In addition , these assets were all acquired within our joint venture with GIC , which produces asset management fees that further enhance our return profile .
Speaker #4: As I alluded to in the opening , our outlook for the fourth quarter incorporates sequential improvement in operating trends compared to the second and third quarters of this year .
Speaker #4: As we shift out of the leisure heavy summer travel months , we are benefiting from relatively stronger business , transient trends which have helped drive helped to drive mid-week rev par growth , particularly in key urban markets .
Speaker #4: Fourth quarter pace for our pro forma portfolio is tracking approximately 2.5% behind last year , which notably incorporates several difficult special event comparisons that benefited the fourth quarter of 2020 .
Speaker #4: For an incremental headwinds driven by the government shutdown context , pace for the third quarter was approximately 10% behind last year . At this time , 90 days ago October , rev par on a preliminary basis declined between 2 and 2.5% year over year , which represents our best monthly performance since February of this year .
Speaker #4: It's worth noting that historically , October represents approximately 40% of our fourth quarter revenue and 50% of hotel EBITDA . We currently expect fourth quarter rev par growth to actualize , down between 2 and 2.5% year over year , which would result in full year , a full year rev par decline of between two and a quarter and 2.5% .
Speaker #4: These expectations should be caveated by the uncertainty created by the US government shutdown . While we have experienced limited negative effects across our portfolio , quarter to date , the longer term implications of the shutdown create additional risk for lodging demand .
Speaker #4: Broadly , including disruption to air travel . Looking ahead to 2026 , we believe this setup is more favorable than it has been in the past several years .
Speaker #4: Industry expectations remain low and year over year comparisons for government travel ease significantly after March 1st . In addition , the 2026 World Cup is expected to create robust demand in several of our key Sun Belt and Gateway markets , providing a unique tailwind in June and July next year .
Speaker #4: As we have exposure to six host markets , which will feature nearly 60% of the matches to be held in the US . Finally , we continue to emphasize the benefits that the cumulative effect of the lack of new hotel supply growth will have on industry fundamentals , with construction and financing costs still elevated .
Speaker #4: We expect this constrained supply environment to persist , supporting healthy future supply demand dynamics across our markets . In summary , we remain optimistic on the outlook for our industry generally and summit more specifically , the progress we have made on several of our key strategic initiatives over the past several quarters has enhanced our portfolio , strengthened our balance sheet , and created meaningful embedded future earnings growth .
Speaker #4: As demand trends normalize . With that , I'll turn the call over to Trey to discuss our financial and operating results . Recent capital markets activities and guidance in more detail .
Speaker #4: Thanks .
Speaker #5: John , and good morning , everyone . Third quarter , same store Repar declined 3.7% year over year , driven primarily by average daily rate , declining 3.4% as reductions in inbound international travel and government demand resulted in a shift in our room night mix to lower rated segments .
Speaker #5: Third quarter . Adjusted EBITDA was $39.3 million , and adjusted FFO was $21.3 million , or $0.17 per share , as the company continues to benefit from lower interest expense and a lower share count resulting from our accretive share repurchases consummated in the second quarter .
Speaker #5: From a market perspective , summit has significant exposure to three of the five top 25 U.S. markets that generated positive rev par growth in the third quarter .
Speaker #5: Chicago , San Francisco and Orlando , where we own seven hotels in total , Chicago generated strong growth despite the difficult comparison to last year's Democratic National Convention .
Speaker #5: As a solid convention calendar and multiple special events resulted in 8% ADR growth for the quarter . We expect that Chicago will will continue to outperform as it is done all year .
Speaker #5: Orlando remains a standout performer , supported by robust leisure demand and the continued strength of the theme park ecosystem . The recent opening of Universal's highly anticipated epic Universe park is driving increased visitation among both new and repeat visitors .
Speaker #5: A trend we expect to continue for the foreseeable future . Combined with a robust convention calendar and recent renovations at two of our Orlando hotels , we anticipate 2026 to be a strong year for our Orlando portfolio , supported by a healthy balance of leisure and group demand in San Francisco , hotel performance continues to benefit from ongoing public and private efforts to enhance the city's overall environment and improve traveler perception .
Speaker #5: While inbound international and tech related demand remains below pre-pandemic levels , we are encouraged by improving convention trends , a gradual return of business travel , and event driven leisure demand .
Speaker #5: We expect these trends to continue into the fourth quarter , which will see outsized red PA growth given the calendar shift of the Dreamforce citywide event .
Speaker #5: Our newly renovated Hilton Garden in Milpitas also continues to perform well , reflecting ongoing momentum in corporate transient demand , particularly from from technology sector accounts concentrated in the Silicon Valley submarket .
Speaker #5: Finally , our Nashville hotels delivered a very strong third quarter with Repar increasing by over 6% on the strength of an 11% increase in ADR .
Speaker #5: This significantly outperformed the overall market , for which Repar declined nearly 4% year over year , and reflects the positive momentum created from renewed revenue strategies at our two hotels in the market .
Speaker #5: Food and beverage and other non rooms revenue outperformed in the third quarter , with same store revenue growth of 5.9% and 5.5% , respectively .
Speaker #5: Food and beverage revenue continues to benefit from the bar and restaurant offering at the Oceanside , Fort Lauderdale beach . Our recently introduced pay for breakfast program at certain hotels and other ongoing initiatives to drive better breakfast and beverage sales .
Speaker #5: Other non rooms revenue was driven by strong growth in resort and amenity fees , as well as parking income . We are pleased with the growth of these ancillary revenue streams and are working with our asset managers to identify additional opportunities to continue , continue these successes .
Speaker #5: As John previously mentioned , we remain intensely focused on expense management with third quarter pro forma operating expenses increasing 1.8% year over year , or approximately 2% on a per occupied room basis .
Speaker #5: As the company continues to identify operational efficiencies . Our asset management team and hotel managers have successfully focused on managing managing wages , reducing reliance on contract labor , and improving employee retention .
Speaker #5: Hourly wages , excluding contract labor , increased 2% compared to the third quarter of 2020 . For the company also continues to benefit from reductions in contract labor , which declined by 8% on a nominal basis versus the third quarter of 2024 .
Speaker #5: Contract labor represents 10% of total labor costs , and we believe there is opportunity for incremental improvement given the softening of the labor market .
Speaker #5: Finally , we continue to see improvement in employee retention , which results in improved productivity , reduced training costs and greater guest satisfaction .
Speaker #5: Turnover rates in the third quarter have declined 40% from peak Covid era levels , which highlights the ongoing stabilization of the Labor market as it relates to our non-operating expenses .
Speaker #5: We benefited from lower interest expenses in the quarter , which was offset by higher property taxes . We expect that trend to continue through year end given the difficult comparisons to 2024 , when we benefited from a number of successful property tax refunds .
Speaker #5: Overall , we are encouraged by our ability to control operating expenses and expect to manage operating expense growth to low single digit increases , which we believe further highlights the strength of our efficient operating model .
Speaker #5: From a capital expenditure standpoint through the first three quarters of the year , we invested $56 billion in our portfolio on a consolidated basis and $49 million on a pro rata basis .
Speaker #5: Recently completed an ongoing renovations include the the Scottsdale Old Town , Hyatt Place residence in Atlanta , Midtown Hampton in Dallas , Homewood Suites Midland , and the residence in Metairie .
Speaker #5: It is worth noting that over the past three years , we have invested over $260 million in capital expenditures on a consolidated basis .
Speaker #5: As we are committed to maintaining a best in class portfolio . Furthermore , this capital investment affords us the flexibility to preserve optionality on certain renovations without risking meaningful downward pressure on overall operating results .
Speaker #5: Turning to the balance sheet , we continue to be proactive in extending maturities , reducing borrowing costs and enhancing corporate liquidity . During the third quarter , we refinanced our $396 million GIC joint Venture Term loan that funded the acquisition of the Newcrest Image portfolio .
Speaker #5: In January 2022 . The new $400 million term loan has a fully extended maturity of July 2030 , and an interest rate of sulfur , plus 235 basis points , which represents a 50 basis point reduction in spread versus the prior loan .
Speaker #5: After closing the loan , we entered into a forward dated $300 million swap that fixes Sofr at 3.26% , which will be replace the $300 million of existing swaps priced at 3.49% and set to expire in mid January 2026 .
Speaker #5: In February , we intend to fully draw our $275 million delayed draw term loan to retire the $288 million of convertible notes maturing in the first quarter of 2026 .
Speaker #5: Pro forma for this refinancing , we have no debt maturities until 2028 due to our interest rate management efforts . Our interest rate exposure continues to be effectively hedged with a swap portfolio that has an average fixed sofr rate of approximately 3% and 75% of our pro rata share of debt is fixed after consideration of interest rate swaps when accounting for the company , series F and Z Preferred equity within our capital structure , we were 80% fixed at quarter end with ample liquidity and average interest rate of 4.5% and an average length maturity of nearly four years .
Speaker #5: When adjusting for our recent refinancings , we believe the company is well positioned to navigate the volatility and operating fundamentals , as well as to take advantage of potential value creation opportunities .
Speaker #5: On October 31st , 2025 , our Board of Directors declared a quarterly Common dividend of $0.08 per share , which represents a dividend yield of approximately 6% based on the annualized dividend of $0.32 per share .
Speaker #5: The current dividend rate continues to represent a modest payout ratio of 38% , based on the company's trailing 12 month AFFO . The company continues to prioritize striking an appropriate balance between returning capital to shareholders .
Speaker #5: Investing in our portfolio , reducing corporate leverage , and maintaining liquidity for future growth opportunities while we remain confident in the long term fundamentals in our portfolio , near-term results are being negatively affected by increased price sensitivity and continued macroeconomic volatility .
Speaker #5: We currently expect fourth quarter 2025 Repa to range from -2% to -2.5% . As operating trends demonstrate sequential improvement from the second and third quarters of this year .
Speaker #5: Operating expense growth is expected to range from 1.5% to 2% for the full year . It is worth noting that the recent sales of the Courtyard Amarillo and Courtyard Kansas City will result in approximately $400,000 of foregone pro rata hotel EBITDA in the fourth quarter , representing the date of sale through year end from a non-operational perspective , we expect full year pro rata interest expense excluding the amortization of deferred financing costs to be 50 to $55 million .
Speaker #5: Series E and series F preferred dividends to be $16 million , and series Z preferred distributions to be $2.6 million from a capital expenditure perspective , we are targeting a full year 2025 spend of 60 to $65 million on a pro rata basis .
Speaker #5: The previously referenced Nonoperational estimates do not include any additional acquisition , disposition or capital markets refinancing activity beyond what we have discussed today .
Speaker #5: Finally , the GIC joint venture results in net fee income payable to summit , covering approximately 15% of annual pro rata cash . Corporate G&A expense , excluding any promote distributions summit may earn during the year .
Speaker #5: And with that , we will open the call to your questions .
Speaker #2: As a reminder to ask a question , please press star one one on your telephone and wait for your name to be announced .
Speaker #2: To withdraw your question , please press star one . One again . Please stand by while we compile the Q&A roster . Our first question comes from Austin Wurschmidt with KeyBanc Capital Markets .
Speaker #2: Your line is open .
Speaker #6: Hey . Good morning , it's Josh Friedland on for Austin . I wanted to ask about leisure demand trends across your portfolio . Do you expect further normalization or softening or has it reached a point of stabilization in your view ?
Speaker #4: Yeah . Hey good morning . Josh , this is John . Look , I think we definitely felt some softness on the leisure side over the course of the summer .
Speaker #4: It does feel to me like it is stabilized . And I think , you know , one of the things that we called out in our prepared remarks is that part of what's driving better results in October , and I think a more constructive outlook for the fourth quarter is better .
Speaker #4: Midweek performance , particularly in urban markets . And some of that is the transition outside , away from away from leisure towards a more beat oriented customer .
Speaker #4: I do think that leisure demand trends are largely stable , and I wouldn't expect any further deterioration of those trends in the fourth quarter .
Speaker #6: Okay . That's helpful . And as you look into next year , I know you called out a couple of market markets in the opening remarks , but which markets are you most optimistic about and kind of what what factors are driving that confidence .
Speaker #4: Yeah , I mean I think as we look into 2026 , I mean clearly I think we believe the World Cup is is going to be a large driver of demand .
Speaker #4: And as we as we alluded to , we've got six markets that will benefit from the World Cup Atlanta , Boston , Dallas , Houston , Miami and San Francisco .
Speaker #4: San Francisco is also going to host the Super Bowl next year . We think that Boston will benefit from kind of the America 250 celebration .
Speaker #4: Will host the Final Four in Indianapolis next year . So we do have a portfolio that has a fair amount of exposure to some of the special event driven demand that we think will be tailwinds to our performance as we look into 26 .
Speaker #6: All right . Great . Thank you .
Speaker #4: Thanks , Josh .
Speaker #2: Thank you . Our next question comes from Chris Warren with Deutsche Bank . Your line is open .
Speaker #7: Hey good morning guys . Thanks for taking the questions . I guess my first question was kind of related to government . And I guess you'd say government adjacent or government contract .
Speaker #7: Can you give us a sense how does that what are the booking windows on that ? What is the pricing look like versus kind of your I guess you just want to call it blended portfolio or corporate whatever you is the best comp for it .
Speaker #7: Just trying to , you know , square up what how that's going to when things open up again . You know , is how immediate and how significantly you might you might feel the impact on the on the upside .
Speaker #4: Yeah . You know , look government the answer on rate is really a market specific question . And so , you know , there are certain markets where premium rates are really attractive .
Speaker #4: And we take as much business as much of that business as we can take . You know , there are other markets where end up getting yielded out when you've got stronger demand .
Speaker #4: I'd say overall our government rates are attractive and I don't think that the booking window from a transient perspective is any different than the other transient .
Speaker #4: The rest of our portfolios transient window . And I would say the same thing on the group side . I think what's important to point out is it's really the pullback in demand more than it is the pricing dynamics that are forcing this remixing .
Speaker #4: And so when you look at channel mix or you look at segmentation mix , what you're seeing in the second and third quarter is a heavier emphasis in more business being driven through discounted channels .
Speaker #4: And some of that is being driven by , again , the lack of demand we've seen from government and international inbound demand . Those two , we said this in the prepared remarks , but those two segments have accounted for about half of our Rev par reduction year over year .
Speaker #4: And so it's not only did we lose the demand , but it's again , it's forcing this remixing of business towards more discounted channels .
Speaker #4: And again , that's putting some pressure on rates year over year .
Speaker #7: Okay . Thanks John . And then if you think about World Cup next year I mean , you know , we understand that a lot of the negotiations are already , already done .
Speaker #7: Hotels are , you know , booked or soft booked in these markets . Pretty full . You guys have six markets . I think 20 , 20 some hotels .
Speaker #7: Is there any way how are you guys thinking internally about about the you know I guess RevPAR uplift from that . But also I think on the on the other side , we've also heard that FIFA requires pretty , pretty loose cancellation policies .
Speaker #7: And then there's kind of the debate about what happens in a market before and after the the matches come through . So just how are you kind of constructing that internally in terms of potential upside and how much you're you might underwrite when you give us your initial guidance ?
Speaker #7: And I guess February or March .
Speaker #4: Yeah . You know , look , I think the first thing I would say is we do expect , you know , a really nice lift in many of these markets from the demand that's created .
Speaker #4: Obviously , there's uncertainty on who's going to be playing and in which markets . And so that will feed into some of our revenue management strategies around the event .
Speaker #4: And similar to how we've handled Super Bowls in the past , what we often will do is we'll create a base layer of group demand .
Speaker #4: I'll give you an example . In Dallas , it's going to be the media headquarters for the event , and we've got four hotels , you know , really proximate to the convention center in downtown Dallas .
Speaker #4: We'll be able to layer in a base layer of group demand around that event . That will insulate us a little bit around who's playing in what , what games .
Speaker #4: There are . I think without question , you're going to see pretty significant lift in all of these markets in and around the games and in and around kind of all of the pre-game festivities .
Speaker #4: There certainly could be some demand patterns that change depending on who's playing . And so we're going to want a revenue manage around those dynamics .
Speaker #4: And part of that strategy is going to be based on creating a base layer of , of demand . That's in-house . You know , prior to getting closer to the actual matches , I want to be careful around trying to quantify what we think that that lift is .
Speaker #4: We're obviously going through our budget process now , other than to say , again , we think the setup in those markets where we do have meaningful exposure is , is going to be is going to be meaningful for us next year .
Speaker #7: Okay . Fair enough . Thanks for all the color , John . Appreciate it .
Speaker #4: All right . Thanks , Chris .
Speaker #2: Thank you . As a reminder to ask a question , please press star one one on your telephone . Again , that is star one one to ask a question .
Speaker #2: Our next question comes from Michael Bellisario with Baird . Your line is open .
Speaker #8: Thanks . Good morning guys .
Speaker #4: Good morning Mike .
Speaker #8: John , can we dig into business ? Transient in October ? Maybe just more specifically , any commentary or color about Tuesday ? Wednesday nights is the radar occupancy pick up and then any .
Speaker #8: Also , excuse me . Also commentary on November and November pace what you're seeing so far looking out 30 days . That'd be helpful .
Speaker #4: Yeah , sure . Look , we've as we said before , you know , despite the fact that there's been some incremental demand challenges on the government side related to the shutdown , our October results , you know , are going to finish , you know , between 2 and 2.5% down year over year , which is a sequential improvement from what we saw , really all through the third quarter .
Speaker #4: A lot of that , as you alluded to , Mike , is driven by the strength of midweek demand . And if I look , if I isolate Tuesday and Wednesday nights and just look at occupancies and rev parse year over year , we've actually inflected positively in October and we were running down , you know , 2 or 300 basis points in both the second and third quarters .
Speaker #4: So there are some really positive demand trends . A lot of that is really driven by our our urban markets . And again , I think speaks to at least the relative strength of business , transient travel as it relates to November .
Speaker #4: And can I'll talk about , you know , fourth quarter pace more generally . You know , our pace for the quarter is tracking about 2.5% behind last year .
Speaker #4: It's fairly evenly balanced between November and December , I'd highlight a couple of things , some of which we highlighted in our prepared remarks .
Speaker #4: You know , October represents about half of our EBITDA for the quarter . So a lot of our quarter has been baked with what has been , again , a relatively more positive October .
Speaker #4: But we are seeing kind of stability of demand patterns and better pacing trends than we have seen over the last several quarters . When I when I think about what , 2.5% means with 60 days left in the quarter , if I go back and look at where we sat 90 days ago for the third quarter , we were down about 10% in pace and actualized .
Speaker #4: Obviously , you know , plus or -4% for the quarter . So we are we're much less reliant on in the quarter for the quarter pickup .
Speaker #4: And in the month for the month pickup . In the fourth quarter than we were again 90 days ago .
Speaker #8: Okay . That's helpful . And then just switching gears in terms of transactions and the balance sheet , just remind us of your near-term capital allocation priorities .
Speaker #8: Maybe how many assets are left to be sold . What are the parameters for buybacks . And then maybe when do you think about being even more aggressive on the asset sale front ?
Speaker #8: And that's all for me . Thanks .
Speaker #4: Sure . Yeah . Well , look , we're we're pleased with how we've been able to recycle capital . And I think the two assets that we sold in October , you know , for further demonstrate our ability to be , you know , really strategic , but also tactical and how we've gone about asset dispositions over the last couple of years .
Speaker #4: We've sold 12 assets . You know , we're doing it , you know , mostly Onesy twosies where we're finding the right often local owner , operator that's , you know , has been a little bit less yield sensitive .
Speaker #4: And so we've been able to transact at yields that are , you know , sub 5% yields . We've obviously eliminated a lot of capital that was going to need to go into those assets .
Speaker #4: That has been kind of a common thread that's been consistent across all of those dispositions . There will always be more you know , there will always be assets in our portfolio that we believe it will be time to recycle that capital into something that's a higher and better use .
Speaker #4: We've done that really historically through since the company has has gone public , as we've been a very active recycler of assets . And I think you should expect that to continue as we get into 2026 .
Speaker #4: As you alluded to , from a share repurchase perspective , obviously we're very pleased with the execution of where we bought the shares back in the second quarter .
Speaker #4: You know , the stock is up . You know , 20 plus percent since we bought those shares back . We were clearly very focused on getting the asset sales closed in October .
Speaker #4: But it is nice to have that tool available to us . You know , for periods where there's more meaningful dislocations than the equity .
Speaker #8: Thank you .
Speaker #2: Thank you . Our next question comes from RJ Milligan with Raymond James . Your line is open .
Speaker #7: Thanks . Good morning guys .
Speaker #9: John , I wanted to follow up on your comments just now about continued portfolio recycling . Just curious how much how much is left to sell or to to recycle through .
Speaker #9: And can you maybe provide a little bit more color on the asset sales in the quarter and what the buyer pool looks like .
Speaker #9: And , and the buyer pool expectations for 2026 ?
Speaker #4: Sure . You know , look , I think RJ , we always have viewed that there's kind of a bottom 10% of the portfolio .
Speaker #4: And I think , you know , when we think philosophically about capital allocation , you know , what we want to make sure we do is we always have a portfolio of real estate portfolio that is , you know , that's consistent with where guest expectations and guest , what guests were , where they want to stay .
Speaker #4: And so we feel like we constantly have to evolve the portfolio . That's what we've done historically . That's what you can expect from us going forward .
Speaker #4: And again , I think without quantifying it or identifying specific assets , you should always expect us to be an active recycler of capital .
Speaker #4: One of the things that we have prioritized is identifying slower growth assets that have significant capital needs . And again , if you look at the dozen assets we've sold over the last couple of years , you'll see lower cap rate deals and assets that needed , you know , pretty significant capital expenditures over the next several years .
Speaker #4: And so , again , we've been very pleased with that execution . It is still a very soft transaction market . Generally , as everyone is well aware , there have not been a lot of deals that have gotten done , a lot of that , I think has been driven by some of the uncertainty on the fundamental side of the business and the lack of rev par growth that we've we've seen over the course of the second and third quarters .
Speaker #4: We do expect that to to improve as we get into the later parts of this year . And into next year . But again , our our efforts have really been very focused on finding the right buyer and the right market .
Speaker #4: And I think we've been successful doing that .
Speaker #9: That's helpful . And then a follow up on , I may have missed this , but clearly government and government related demand was low post Liberation Day .
Speaker #9: But I'm curious if you could quantify what the impact was in October with the incremental government shutdown and how much that contributed ?
Speaker #4: Yeah , you know , government has been running down about 20% year over year really , since Liberation Day . You know , our October numbers are down more than that .
Speaker #4: They're probably down 30% year over year plus or minus in October . It's off of a smaller base , obviously , and so we haven't felt what we haven't seen is a lot of significant cancellations or lack of check ins on the government side , we are pacing down , but as I as we've alluded to , a couple of times , you know , thankfully a lot of that softness has been offset by better midweek trends , particularly related to business transient demand .
Speaker #9: That's helpful . Thanks , guys .
Speaker #4: Great. Thanks, RJ.
Speaker #2: Thank you . I'm showing no further questions at this time . I would now like to turn it back to John Stanner for closing remarks .
Speaker #4: Well , thank you all for joining us . This morning . We'll look forward to seeing many of you at the various industry conferences .
Speaker #4: We have scheduled this for later this year. Hope you have a nice day. Thank you.