Pebblebrook Hotel TrustPEB
Pebblebrook Hotel Trust Debt Disclosure
Debt
The Company's debt consisted of the following as of December 31, 2025 and 2024 (dollars in thousands):
| Balance Outstanding as of | |||||||||||||||||||||||
Interest Rate at December 31, 2025 | Maturity Date | December 31, 2025 | December 31, 2024 | ||||||||||||||||||||
| Unsecured revolving credit facilities | |||||||||||||||||||||||
| Senior unsecured credit facility | - | (1)(2) | October 2026 / October 2028 | $ | — | $ | — | ||||||||||||||||
| PHL unsecured credit facility | - | (1) | October 2028 | — | — | ||||||||||||||||||
| Unsecured revolving credit facilities | $ | — | $ | — | |||||||||||||||||||
| Unsecured term loans | |||||||||||||||||||||||
| Term Loan 2025 | - | (1)(4) | October 2025 | — | 14,783 | ||||||||||||||||||
| Term Loan 2027 | 5.69% | (1) | October 2027 | 360,000 | 360,000 | ||||||||||||||||||
| Term Loan 2028 | 5.92% | (1) | January 2028 | 356,652 | 356,652 | ||||||||||||||||||
| Term Loan 2029 | 5.37% | (1) | January 2029 | 185,217 | 185,217 | ||||||||||||||||||
| Unsecured term loans principal | $ | 901,869 | $ | 916,652 | |||||||||||||||||||
| Convertible senior notes | |||||||||||||||||||||||
| Convertible Notes 2026 | 1.75% | December 2026 | 350,000 | 750,000 | |||||||||||||||||||
| Convertible Notes 2030 | 1.63% | January 2030 | 400,000 | — | |||||||||||||||||||
| Convertible senior notes principal | $ | 750,000 | $ | 750,000 | |||||||||||||||||||
| Unsecured senior notes | |||||||||||||||||||||||
| Series B Notes | - | (5) | December 2025 | — | 2,400 | ||||||||||||||||||
| Senior Notes 2029 | 6.38% | October 2029 | 400,000 | 400,000 | |||||||||||||||||||
| Unsecured senior notes principal | $ | 400,000 | $ | 402,400 | |||||||||||||||||||
| Mortgage loans | |||||||||||||||||||||||
| Margaritaville Hollywood Beach Resort | 7.04% | (3) | September 2026 | 40,000 | 140,000 | ||||||||||||||||||
| Estancia La Jolla Hotel & Spa | 5.07% | September 2028 | 53,395 | 55,413 | |||||||||||||||||||
| Mortgage loans principal | $ | 93,395 | $ | 195,413 | |||||||||||||||||||
| Total debt principal | $ | 2,145,264 | $ | 2,264,465 | |||||||||||||||||||
| Unamortized debt premium and deferred financing costs, net | (21,172) | (17,733) | |||||||||||||||||||||
| Debt, net | $ | 2,124,092 | $ | 2,246,732 | |||||||||||||||||||
______________________
(1) Borrowings bear interest at floating rates. Interest rate at December 31, 2025 gives effect to interest rate hedges.
(2) $48.0 million of the $650.0 million senior unsecured revolving credit facility matures in October 2026, with no option to extend the maturity date, and the remaining $602.0 million matures in October 2028, with the option to extend the maturity date for up to two six-month periods, subject to certain terms and conditions and payment of an extension fee.
(3) This loan bears interest at a floating rate equal to daily SOFR plus a spread of 3.75%. The interest rate at December 31, 2025 gives effect to an interest rate swap. In the fourth quarter of 2025, the Company paid down $100.0 million of the loan. In February 2026, the Company paid down the remaining $40.0 million of the loan.
(4) In October 2025, the Company repaid its borrowings under Term Loan 2025 with available cash.
(5) In December 2025, the Company paid off the Series B Notes with available cash.
Unsecured Credit Agreement
On October 13, 2022, the Company entered into the Fifth Amended and Restated Credit Agreement with Bank of America, N.A., as administrative agent and certain other agents and lenders ("Credit Agreement"). The Credit Agreement provides for a $650.0 million senior unsecured revolving credit facility and three unsecured term loan facilities. The Company may request additional lender commitments to increase the aggregate borrowing capacity under the Credit Agreement up to an additional $970.0 million.
Unsecured Revolving Credit Facilities
The $650.0 million senior unsecured revolving credit facility provided for in the Credit Agreement matures as follows: $48.0 million in October 2026, with no option to extend the maturity date, and $602.0 million in October 2028, with the option to extend the maturity date for up to two six-month periods, subject to certain terms and conditions and payment of an extension fee. All borrowings under this senior unsecured revolving credit facility bear interest at a rate per annum equal to, at the option of the Company, (i) the Secured Overnight Financing Rate ("SOFR") plus 0.10% (the "SOFR Adjustment") plus a margin that is based upon the Company's leverage ratio or (ii) the Base Rate (as defined by the Credit Agreement) plus a margin that is based on the Company's leverage ratio. The margins for revolving credit facility loans range in amount from 1.45% to 2.50% for SOFR-based loans and 0.45% to 1.50% for Base Rate-based loans, depending on the Company's leverage ratio. As of December 31, 2025, the Company had no outstanding borrowings, $7.9 million of outstanding letters of credit and a borrowing capacity of $642.1 million remaining on the senior unsecured revolving credit facility. The Company is required to pay an unused commitment fee at an annual rate of 0.20% or 0.30% of the unused portion of the senior unsecured revolving credit facility, depending on the amount of borrowings outstanding. The credit agreement contains certain financial covenants, including a maximum leverage ratio, a minimum fixed charge coverage ratio and a maximum percentage of secured debt to total asset value.
Under the terms of the Credit Agreement, one or more standby letters of credit, up to a maximum aggregate outstanding balance of $30.0 million, may be issued on behalf of the Company by the lenders under the senior unsecured revolving facility. The Company pays a fee for outstanding standby letters of credit at a rate per annum equal to the applicable margin based upon the Company's leverage ratio. Any outstanding standby letters of credit reduce the available borrowings on the senior unsecured revolving credit facility by a corresponding amount. Standby letters of credit of $7.9 million and $7.4 million were outstanding as of December 31, 2025 and 2024, respectively.
As of December 31, 2025, the Company also has a $20.0 million unsecured revolving credit facility (the "PHL Credit Facility") to be used for PHL's working capital and general corporate purposes. On November 27, 2024, PHL amended the agreement governing the PHL Credit Facility to extend the maturity to October 2028. The PHL Credit Facility has substantially similar terms as the Company's senior unsecured revolving credit facility. Borrowings on the PHL Credit Facility bear interest at a rate per annum equal to, at the option of the Company, (i) SOFR plus the SOFR Adjustment plus a margin that is based upon the Company's leverage ratio or (ii) the Base Rate (as defined by the Credit Agreement) plus a margin that is based on the Company's leverage ratio. The PHL Credit Facility is subject to debt covenants substantially similar to the covenants under the Credit Agreement, which governs the Company's senior unsecured revolving credit facility. As of December 31, 2025, the Company had no borrowings under the PHL Credit Facility and had $20.0 million borrowing capacity remaining available under the PHL Credit Facility.
As of December 31, 2025, the Company was in compliance with all debt covenants of the credit agreements that govern the unsecured revolving credit facilities.
Unsecured Term Loan Facilities
The term loan facilities provided for in the Credit Agreement bear interest at a rate per annum equal to, at the option of the Company, (i) SOFR plus the SOFR Adjustment plus a margin that is based upon the Company's leverage ratio or (ii) the Base Rate (as defined by the Credit Agreement) plus a margin that is based on the Company's leverage ratio. The margins for term loans range in amount from 1.40% to 2.45% for SOFR-based loans and 0.40% to 1.45% for Base Rate-based loans, depending on the Company's leverage ratio. The term loans are subject to the debt covenants in the Credit Agreement. As of December 31, 2025, the Company was in compliance with all debt covenants of its term loans.
The Company entered into interest rate swap agreements to fix the SOFR rate on a portion of these unsecured term loan facilities. See Derivative and Hedging Activities for further discussion on the interest rate swaps.
Convertible Senior Notes due 2026
The Company used net proceeds from the issuance of the Convertible Senior Notes 2030 and cash on hand, totaling $392.0 million, to repurchase $400.0 million aggregate principal amount of the Company's 1.75% Convertible Senior Notes due December 2026 (the "Convertible Notes 2026") at a discount in private transactions with certain note holders. The repurchase of the Convertible Notes 2026 resulted in a gain on debt extinguishment of $7.4 million, net of a write-off of debt issuance costs, which is included in interest expense on the Company's accompanying consolidated statements of operations and comprehensive income. Following the repurchase, the Company has $350.0 million aggregate principal amount of the Convertible Notes 2026 outstanding. The Convertible Notes 2026 are governed by an indenture between the Company and The Bank of New York Mellon Trust Company, N.A., as trustee, and bear interest at a rate of 1.75% per annum, payable semi-annually in arrears on June 15th and December 15th of each year. As of December 31, 2025 and 2024, the Convertible Notes 2026 had $0.4 million and $1.8 million, respectively, of unamortized issuance costs outstanding.
Prior to June 15, 2026, the Convertible Notes 2026 will be convertible upon certain circumstances. On and after June 15, 2026, holders may convert any of their Convertible Notes 2026 into the Company's common shares of beneficial interest ("common shares") at the applicable conversion rate at any time at their election until two days prior to the maturity date. The initial conversion rate is 39.2549 common shares per $1,000 principal amount of Convertible Notes 2026, which represents an initial conversion price of approximately $25.47 per share. The conversion rate is subject to adjustment in certain circumstances. Upon conversion of the Convertible Notes 2026, the Company may choose to pay or deliver cash, common shares or a combination of cash and shares. As of December 31, 2025 and 2024, the if-converted value of the Convertible Notes 2026 did not exceed the principal amount.
The Company may redeem for cash all or a portion of the Convertible Notes 2026, at its option, upon certain circumstances. The redemption price will be equal to 100% of the principal amount of the convertible notes to be redeemed, plus accrued and unpaid interest to, but excluding, the redemption date. If certain make-whole fundamental changes occur, the conversion rate for the Convertible Notes 2026 may be increased.
Convertible Senior Notes due 2030
On September 18, 2025, the Company issued $400.0 million aggregate principal amount of its 1.625% Convertible Senior Notes 2030 due January 2030 (the "Convertible Notes 2030") in a private placement to persons reasonably believed to be qualified institutional buyers pursuant to Rule 144A under the Securities Act of 1933, as amended. The Convertible Notes 2030 are governed by an indenture between the Company and The Bank of New York Mellon Trust Company, N.A., as trustee, and bear interest at a rate of 1.625% per annum, payable semi-annually in arrears on January 15th and July 15th of each year. The net proceeds from the issuance were approximately $390.2 million after deducting the underwriting fees. As of December 31, 2025 and 2024, the Convertible Notes 2030 had $9.8 million and zero, respectively, of unamortized issuance costs outstanding.
Prior to July 15, 2029, the Convertible Notes 2030 are convertible upon certain circumstances. On and after July 15, 2029, holders may convert any of their Convertible Notes 2030 into common shares at the applicable conversion rate at any time at their election until two days prior to the maturity date. The initial conversion rate is 62.9129 common shares per $1,000 principal amount of Convertible Notes 2030, which represents an initial conversion price of approximately $15.89 per share. The conversion rate is subject to adjustment in certain circumstances. Upon conversion of the Convertible Notes 2030, the Company will settle the conversion by paying cash up to the aggregate principal amount of the Convertible Notes 2030 to be converted and cash, common shares or a combination of cash and common shares, at the Company's election, with respect to the remainder, if any, of the conversion obligation in excess of the aggregate principal amount. As of December 31, 2025, the if-converted value of the Convertible Notes 2030 did not exceed the principal amount.
Prior to July 20, 2028, the Company may not redeem the Convertible Notes 2030. On or after July 20, 2028, the Company may redeem for cash all or a portion of the Convertible Notes 2030, at its option, upon certain circumstances. The redemption price will be equal to 100% of the principal amount of the convertible notes to be redeemed, plus accrued and unpaid interest to, but excluding, the redemption date. If certain make-whole fundamental changes occur, the conversion rate for the Convertible Notes 2030 may be increased.
Capped Call Transactions in Connection with the Convertible Senior Notes
In connection with the issuances of the Convertible Notes 2026 and the Convertible Notes 2030, the Company entered into privately negotiated capped call transactions. The capped call transactions cover, subject to anti-dilution adjustments substantially similar to those applicable to the convertible notes, the number of common shares underlying the applicable convertible note instrument. The capped call transactions are expected generally to reduce the potential dilution to holders of common shares upon conversion of the applicable convertible notes and/or offset the potential cash payments that the Company could be required to make in excess of the principal amount of any converted applicable convertible notes upon conversion thereof, with such reduction and/or offset subject to a cap. The upper strike price of the capped call transactions is $33.0225 per share for the Convertible Notes 2026 and $20.23 per share for the Convertible Notes 2030. Premiums paid for the capped call transactions were included as a net reduction to additional paid-in capital in the Company's accompanying consolidated balance sheets. The Company is exposed to credit risk in the event of non-performance by the counterparties to the capped call agreements. The Company believes it minimizes the credit risk by transacting with major creditworthy financial institutions. In October 2025, the Company entered into unwind agreements with counterparties on $550.0 million aggregate principal amount of the capped calls entered into in connection with the Convertible Notes 2026.
Unsecured Senior Notes
On October 3, 2024, the Company issued $400.0 million aggregate principal amount of its 6.375% senior notes due October 15, 2029 (the "Senior Notes 2029"). The net proceeds from the issuance were approximately $390.0 million after deducting discounts and offering expenses paid by the Company, of which $353.3 million was used to repay borrowings under the Term Loan facilities. The indenture governing the Senior Notes 2029 contains covenants that are customary for similar securities and require the Company to maintain total unencumbered assets as of the end of each fiscal quarter of not less than 150% of total unsecured indebtedness calculated on a consolidated basis. As of December 31, 2025, the Company was in compliance with all such covenants.
Mortgage Loans
On December 1, 2021, the Company assumed a $61.7 million loan secured by a first-lien mortgage on the leasehold interest of Estancia La Jolla Hotel & Spa ("Estancia"). The loan requires both principal and interest monthly payments based on a fixed interest rate of 5.07%. The loan matures on September 1, 2028.
On September 7, 2023, the Company entered into a $140.0 million loan secured by a first-lien mortgage on the leasehold interest of Margaritaville Hollywood Beach Resort ("Margaritaville"). The loan requires interest-only payments based on a floating rate equal to daily SOFR plus a spread of 3.75%. The loan matures on September 7, 2026 and may be extended for up to two one-year periods, subject to certain terms and conditions and payment of an extension fee. The Company entered into an interest rate swap agreement to fix the SOFR rate on the loan. See Derivative and Hedging Activities for further discussion on the interest rate swaps. In the fourth quarter of 2025, the Company paid down $100.0 million of the loan. In February 2026, the Company paid down the remaining $40.0 million of the loan.
The Company's mortgage loan associated with Estancia are non-recourse to the Company except for customary carve-outs to the general non-recourse liability. The loan contains customary provisions regarding events of default, as well as customary cash management, cash trap and lockbox provisions. Cash trap provisions are triggered if the hotel's performance is below a certain threshold. Once triggered, all of the cash flow generated by the hotel is deposited directly into lockbox accounts and then swept into cash management accounts for the benefit of the lender. The property is not in a cash trap and no event of default has occurred under the loan documents.
Interest Expense
The components of the Company's interest expense consisted of the following for the years ended December 31, 2025, 2024 and 2023 (in thousands):
| For the year ended December 31, | ||||||||||||||||||||
| 2025 | 2024 | 2023 | ||||||||||||||||||
| Unsecured revolving credit facilities | $ | 2,015 | $ | 2,003 | $ | 2,074 | ||||||||||||||
| Unsecured term loans | 44,500 | 67,928 | 73,151 | |||||||||||||||||
| Convertible senior notes | 12,983 | 13,125 | 13,125 | |||||||||||||||||
| Unsecured senior notes | 25,396 | 6,493 | 2,169 | |||||||||||||||||
| Mortgage loans | 12,226 | 12,931 | 14,704 | |||||||||||||||||
| Amortization of debt (premiums) and deferred financing fees, and (gain) loss on debt extinguishment | 1,973 | 10,268 | 8,104 | |||||||||||||||||
| Other | 4,240 | (316) | 2,333 | |||||||||||||||||
| Total interest expense | $ | 103,333 | $ | 112,432 | $ | 115,660 | ||||||||||||||
Fair Value
The Company estimates the fair value of its fixed rate mortgage loans and unsecured senior notes by discounting the future cash flows of each instrument at estimated market rates, taking into consideration general market conditions and maturity of the debt with similar credit terms and is classified within Level 2 of the fair value hierarchy. The Company estimates the fair value of its fixed rate convertible senior notes using public market prices and is classified within Level 1 of the fair value hierarchy. The estimated fair value of the Company's fixed rate debt (unsecured senior notes, convertible senior notes and the Estancia mortgage loan) as of December 31, 2025 and 2024 was $1.2 billion and $1.1 billion, respectively. The fair value of the Company's variable rate debt approximates its carrying value.
Future Minimum Principal Payments
As of December 31, 2025, the future minimum principal payments for the Company's debt are as follows (in thousands):
| 2026 | $ | 392,308 | |||
| 2027 | 362,429 | ||||
| 2028 | 405,310 | ||||
| 2029 | 585,217 | ||||
| 2030 | 400,000 | ||||
| Total debt principle payments | $ | 2,145,264 | |||
| Unamortized debt premium and deferred financing costs, net | (21,172) | ||||
| Total debt | $ | 2,124,092 | |||
Derivative and Hedging Activities
The Company enters into interest rate swap agreements to hedge against interest rate fluctuations. All of the Company's interest rate swaps are designated as cash flow hedges. All unrealized gains and losses on these hedging instruments are reported in accumulated other comprehensive income (loss) and are subsequently reclassified into earnings in the period that the hedged forecasted transaction affects earnings.
The Company's interest rate swaps at December 31, 2025 and 2024 consisted of the following, by maturity date (dollars in thousands):
| Aggregate Notional Value as of | ||||||||||||||||||||||||||
| Hedge Type | Interest Rate Range (SOFR) | Maturity | December 31, 2025 | December 31, 2024 | ||||||||||||||||||||||
| Swap-cash flow | 3.22% - 3.25% | October 2025 | $ | — | $ | 200,000 | ||||||||||||||||||||
Swap-cash flow(1) | 1.33% - 1.36% | February 2026 | — | 290,000 | ||||||||||||||||||||||
| Swap-cash flow | 3.02% - 3.03% | October 2026 | 200,000 | 200,000 | ||||||||||||||||||||||
| Swap-cash flow | 3.29% | October 2027 | 165,000 | 165,000 | ||||||||||||||||||||||
| Swap-cash flow | 3.34% | November 2027 | 200,000 | — | ||||||||||||||||||||||
| Swap-cash flow | 3.54% - 3.55% | May 2028 | 100,000 | — | ||||||||||||||||||||||
| Total | $ | 665,000 | $ | 855,000 | ||||||||||||||||||||||
______________________
(1) In December 2025, the Company received a cash settlement for the early termination of these interest rate swap agreements.
The Company records all derivative instruments at fair value in the accompanying consolidated balance sheets. Fair values of interest rate swaps are determined using the standard market methodology of netting the discounted future fixed cash receipts/payments and the discounted expected variable cash payments/receipts. Variable interest rates used in the calculation of projected receipts and payments on the swaps are based on an expectation of future interest rates derived from observable market interest rate curves (Overnight Index Swap curves) and volatilities (Level 2 inputs). Derivatives expose the Company to credit risk in the event of non-performance by the counterparties under the terms of the interest rate hedge agreements. The Company incorporates these counterparty credit risks in its fair value measurements. The Company believes it minimizes the credit risk by transacting with major creditworthy financial institutions.
As of December 31, 2025 and 2024, the Company's interest rate swap assets had an aggregate fair value of $0.7 million and $16.6 million, respectively. As of December 31, 2025 and 2024, the Company's interest rate swap liabilities had an aggregate fair value of $0.9 million and zero, respectively. Interest rate swap assets are included in prepaid expenses and other assets and interest rate swap liabilities are included in accounts payable, accrued expenses and other liabilities in the accompanying consolidated balance sheets. The Company expects approximately $2.5 million will be reclassified from accumulated other comprehensive income (loss) to interest expense within the next 12 months.
Historical Timeline
| Fiscal Year | Filed | |
|---|---|---|
| 2025 | Feb 25, 2026 | Showing above |
| 2024 | Feb 26, 2025 | |
| 2023 | Feb 21, 2024 | |
| 2022 | Feb 21, 2023 | |
| 2021 | Feb 22, 2022 | |
| 2020 | Feb 23, 2021 | |
| 2019 | Feb 20, 2020 | |
| 2018 | Mar 1, 2019 | |
| 2017 | Feb 22, 2018 | |
| 2016 | Feb 23, 2017 | |
| 2015 | Feb 22, 2016 | |
About Debt Disclosures
Debt disclosures detail a company's borrowing structure — the types of instruments, interest rates, maturity schedule, and covenant restrictions that define its financial obligations and flexibility. This section is essential for assessing refinancing risk, interest rate exposure, and the margin of safety against financial distress.
Key signals: the maturity schedule reveals concentration risk — large maturities within 1-2 years during tight credit markets can force dilutive refinancing or asset sales. Compare the fair value of debt against carrying amount to gauge whether the market views the company's credit risk differently than the balance sheet suggests. Watch covenant compliance disclosures for tightening cushions, especially leverage and interest coverage ratios. Variable-rate debt exposure quantifies sensitivity to interest rate changes. Secured versus unsecured mix affects recovery rates and future borrowing capacity. Compare net debt-to-EBITDA against industry peers and covenant limits to assess financial health.