DiamondRock Hospitality Company (DRH) Q3 2025 Earnings Call Transcript
Access earnings results, analyst expectations, report, slides, earnings call, and transcript.
Overview
The earnings call summary indicates a stable financial outlook with positive elements such as increased EBITDA projections, a strong setup for future revenue growth, and a focus on shareholder returns through potential share repurchases. The Q&A section shows management's strategic focus on efficiency and growth, with no major disruptions expected. Although guidance is cautious, the overall sentiment and strategic initiatives suggest a positive impact on the stock price over the next two weeks.
Key Financial Performance
Corporate adjusted EBITDA $79.1 million, ahead of expectations.
Adjusted FFO per share $0.29, ahead of expectations.
Free cash flow per share (trailing 12 months) $0.66, increased approximately 4% year-over-year.
Comparable RevPAR Declined 0.3%, exceeding expectations of a low single-digit decline. Reasons include better-than-expected performance each month of the quarter.
Occupancy Flat year-over-year.
ADR (Average Daily Rate) Declined 0.4%, slightly better than expected.
Business transient revenue Increased almost 2%.
Leisure transient revenue Declined 1.5%.
Group room revenue Declined 3.5%, attributed to difficult comparisons due to last year's Democratic National Convention in Chicago and fewer city-wide conventions in Boston.
Out-of-room revenues Increased 5.1%, resulting in total RevPAR growth of 1.5%. Reasons include growth in spa, parking, and destination fees, each up over 10%.
Food and beverage (F&B) revenues Increased 4%, with banquets and catering up almost 8%, while outlets were down modestly. F&B margins expanded by 180 basis points due to reengineering menus and focused staffing.
Total hotel operating expenses Increased 1.6%, resulting in only a 3 basis point EBITDA margin contraction.
Hotel adjusted EBITDA Grew 1.4%, an industry-leading result.
Wages and benefits Increased 1.1%, representing almost half of total expenses.
Urban portfolio RevPAR Grew 0.6% in the quarter. Total RevPAR growth was 2.1%. September was the strongest month with 6.1% RevPAR growth.
Resort portfolio RevPAR Declined 2.5%, but total RevPAR increased 0.4% on 4% growth in out-of-room revenues. Excluding certain hotels under renovation, resort RevPAR declined just 0.4% and total RevPAR increased 1.7%.
Resort EBITDA margins Expanded by over 150 basis points despite a 2.5% decline in RevPAR. Wages and benefits were flat, and total expenses were down 1.5%.
Group room revenues Declined 3.5%, with room nights down 4.5% and rates up over 1%. Reasons include tough comparisons, particularly in August.
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Operating Highlights
Group Revenue Pace: Group revenue pace for 2026 is up in the mid to high single digits, with almost 60% of 2026 group revenue already on the books.
FIFA World Cup Exposure: DiamondRock has the highest exposure to FIFA World Cup games in 2026, expected to create significant rate compression and a compelling rate story.
Adjusted EBITDA: Corporate adjusted EBITDA for Q3 2025 was $79.1 million, exceeding expectations. Adjusted EBITDA guidance for 2025 has been raised to $287 million to $295 million.
Expense Management: Total hotel operating expenses increased by only 1.6%, with wages and benefits up just 1.1%. F&B margins expanded by 180 basis points due to menu reengineering and focused staffing.
Debt Refinancing: Successfully refinanced and extended maturities under the senior unsecured credit facility, eliminating secured debt and aligning all debt to market rates.
CapEx Strategy: DiamondRock has maintained efficient CapEx spending at 7%-9% of revenue, compared to peers' 10.5%-11%, by elongating renovation cycles and reducing renovation costs.
Asset Recycling: Active discussions around asset dispositions and elevated capital recycling expected in the next 12-18 months.
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Risk or Challenges
Comparable RevPAR decline: RevPAR declined 0.3% in the third quarter, with leisure transient revenue down 1.5% and group room revenue down 3.5%, indicating challenges in maintaining revenue growth.
Group revenue challenges: Group room revenues declined 3.5% in the quarter, with room nights down 4.5%, attributed to tough comparisons and fewer city-wide conventions.
Renovation disruptions: Renovation activities at properties like the Palomar in Phoenix and Sedona hotel negatively impacted RevPAR and operational performance.
Federal government shutdown impact: The federal government shutdown has caused uncertainty in short-term group pick-up, attrition, and transient guest arrivals, leading to a moderated fourth-quarter forecast.
Economic and market conditions: High asking cap rates for acquisitions and the need for significant CapEx investments make acquisitions less attractive, limiting growth opportunities.
Supply chain and renovation costs: Efforts to elongate renovation cycles and reduce costs highlight challenges in managing CapEx efficiently while maintaining competitive property standards.
Debt structure and interest rate exposure: 70% of the company's debt is floating rate, which could pose risks in fluctuating interest rate environments despite the current declining trend.
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Guidance & Outlook
Group Revenue Pace for 2026: Group revenue pace is up in the mid to high single digits, with almost 60% of 2026 group revenue already on the books, aiming for the typical 70% by year-end.
Debt Refinancing and Maturity: The company has refinanced and extended debt maturities, with the earliest maturity now in 2029. 30% of debt is fixed rate, and 70% is floating rate, benefiting from a declining interest rate environment.
2025 Adjusted EBITDA and FFO Guidance: The midpoint of adjusted EBITDA guidance has been raised by $6 million to $287 million to $295 million. Adjusted FFO per share guidance midpoint has been raised by $0.03 to $1.02 to $1.06.
2026 Tailwinds: Expecting tailwinds from renovations completed in 2025, FIFA World Cup games, and a strong base of group and contract business. Group pace is expected to achieve new highs in 2024, 2025, and 2026.
Capital Recycling and Transactions: Elevated capital recycling is expected in the next 12 to 18 months, with active conversations around asset dispositions and a focus on reinvesting in existing properties or share repurchases.
2025 Free Cash Flow Per Share: Free cash flow per share for 2025 is expected to be 2% above 2018 levels, contrasting with peers who are 30% below.
Federal Government Shutdown Impact: The shutdown has led to a slight moderation in fourth-quarter 2025 expectations, with group revenue pace taking a small step back from October to November.
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Shareholder Return Plan
Quarterly Common Dividend: $0.08 per share to date this year, with an additional stub dividend expected for the fourth quarter.
Dividend to FFO Payout Ratio: Approximately 30% at the midpoint of updated guidance, compared to just under 50% in 2019.
Share Repurchase in Q3: 1.5 million common shares repurchased at an implied cap rate of approximately 9.7%.
Year-to-Date Share Repurchase: 4.8 million common shares repurchased for $37 million or $7.72 per share on average.
Capital Allocation Preference: Preference for repurchasing common shares and/or redeeming 8.25% Series A preferred shares as attractive uses of capital.
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Key Q&A
Q:Could you speak to how much of the expense control progress is driven by headcount reduction and if we should expect continued momentum into 2026?
A:The progress is not necessarily driven by headcount reduction, although there has been success in reducing contract labor. The focus has been on improving productivity and efficiency across the portfolio, such as reducing front desk staffing during low-activity periods. These measures help mitigate year-over-year wage increases.
Q:How are you thinking about recent or upcoming franchise expirations and options to maximize value?
A:The company is evaluating options such as upbranding, remaining independent, or sticking with the current flag. For example, in Boston, they are running a brand RFP process and have received significant interest due to the location's attractiveness. They are considering inducements upfront or lower run-rate fees for extended franchise agreements.
Q:What projects are on the docket for next year, and will they disrupt the 75 basis points of tailwind expected from this year's projects?
A:There are no significant disruptions expected. Renovation work at Courtyard Midtown East in Q1 will be comping against similar work done at Hilton Garden Inn in New York. The company expects a clean year in 2026 with consistent EBITDA disruption of $2 million to $4 million annually.
Q:What is the plan for proceeds from asset dispositions? Will they go to share repurchases, building cash, or other uses?
A:Share repurchases are compelling at current levels, and some proceeds are likely to go there. The company may also invest in other assets with better growth and yields. The timing and magnitude of dispositions are uncertain, but the focus is on maximizing earnings growth and avoiding excess cash holdings.
Q:Are disposition candidates more opportunistic asset sales or older properties with lower RevPAR and CapEx needs?
A:It is a mix. Some assets have received unsolicited interest at compelling prices, while others are targeted for disposition due to being a poor fit for the portfolio.
Q:What is the expected pace of labor cost growth for 2026, and how will efficiencies be achieved?
A:Labor cost growth is expected to be around 2.5% to 3%, with a focus on administrative and sales labor efficiencies. The company is leveraging AI and streamlined processes to mitigate wage growth and improve efficiency.
Q:How is the company positioning itself for FIFA games next year?
A:The company is cautious and waiting to see team groupings for specific locations. They are not heavily relying on FIFA-related bookings in their pace numbers and will adjust based on demand once team groupings are finalized.
Q:Can you provide a range for the number of hotels or dollar amount being considered for capital recycling?
A:The company has looked at 2 to 4 assets for disposition but also received unsolicited interest in core assets. The intent is to execute in an accretive manner to shareholders, focusing on maximizing earnings growth.
Q:Will capital recycling change the company's profile by business segment or exposure?
A:It could shift geography and exposures, especially if large assets like the Chicago Marriott are sold. However, any changes are not expected to be material.
Q:What percentage of resort EBITDA comes from high ADR assets, and how does performance vary between high and low ADR assets?
A:Luxury resorts with ADRs above $300 account for about 60% of resort EBITDA. The performance gap between high and low ADR assets is approximately 500 basis points.
Q:Do the company's resorts have unique characteristics that contribute to their performance?
A:Yes, many resorts are the best or only option in their markets, such as Sedona or Tahoe. The portfolio also skews towards higher-end resorts with an average ADR of $400, which has performed better in the current economic environment.
Q:What is the company's outlook on New York City assets given recent election results?
A:The company does not expect significant changes due to the election. They remain flexible and nimble, with third-party managed franchised hotels allowing for adaptability.
Q:Has the target mix for group business changed, and are there any notable trends in group recovery?
A:The target mix has not changed significantly. Group business is broad-based across industries, including financial services, tech, and citywide events. There are no major shifts expected in group business composition.
Q:What is the company's initial outlook on 2026 RevPAR?
A:The company is early in the budgeting process and did not provide a specific outlook for 2026 RevPAR.
Q:Can F&B and other revenues continue to grow, and are margins better on these revenue streams?
A:F&B revenues have grown due to menu reworking and pricing adjustments. Other revenues, such as parking and spa services, have fixed costs, allowing price increases to flow directly to the bottom line. However, long-term growth in F&B may not outpace room revenue indefinitely.
Q:What are the company's thoughts on the steep NAV discounts for lodging REITs and potential privatizations?
A:There is an appetite for large-scale portfolio transactions, especially as RevPAR growth strengthens and interest rates decline. However, financing challenges in markets with unrecovered cash flow may limit pricing and transaction activity.
Q:Review of Unclear Management Responses
A:Management avoided providing a direct answer to the question about the initial outlook for 2026 RevPAR, stating that they are early in the budgeting process and did not want to hazard a guess.
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Earnings Word Cloud
The most frequently occurring keywords in this quarter's earning call
ADR segment
ADRs variance
Atlanta Chicago
Boston headwind
Chicago RevPAR
Chicago city
Chicago renovation
City New
Convention Chicago
FFO share
Inclusive interest
Lake City
Occupancy ADR
Phoenix resort
RevPAR STR
RevPAR bifurcation
RevPAR gain
RevPAR portfolio
RevPAR range
RevPAR room
STR class
Sedona hotel
Series share
Treasurer DiamondRock
Wages benefit
York Atlanta
advantage interest
amount balance
balance group
banquet outlet
benefit resort
beverage basis
comparison
date
decline RevPAR
environment
interest rate
month RevPAR
resort RevPAR
transient
DRH Transcript
DiamondRock Hospitality Company (DRH) Q3 2025 Earnings Call Transcript
Positive11-7
The earnings call summary indicates a stable financial outlook with positive elements such as increased EBITDA projections, a strong setup for future revenue growth, and a focus on shareholder returns through potential share repurchases. The Q&A section shows management's strategic focus on efficiency and growth, with no major disruptions expected. Although guidance is cautious, the overall sentiment and strategic initiatives suggest a positive impact on the stock price over the next two weeks.
DiamondRock Hospitality Company (DRH) Q2 2025 Earnings Call Transcript
Unknown8-8
The earnings call summary shows mixed signals: a revised down RevPAR outlook and EBITDA guidance, but positive factors like successful cost management, share repurchase, and refinancing flexibility. The Q&A section highlights urban group booking improvements and optimism about labor costs but lacks clarity on long-term sustainability and Chico opportunity specifics. Considering the small-cap nature, the stock may experience moderate volatility, but the lack of strong positive catalysts or negative surprises suggests a neutral movement in the short term.
DiamondRock Hospitality Company (DRH) Q1 2025 Earnings Call Transcript
Unknown5-2
The earnings call presents mixed signals: steady financial performance with some positive RevPAR growth and share repurchases, but concerns about debt maturities and economic uncertainties. The Q&A reveals management's cautious stance on cost control and renovation expenses. The market cap indicates moderate stock sensitivity, suggesting a neutral impact on stock price over the next two weeks.
DiamondRock Hospitality Company (NYSE:DRH) Q4 2024 Earnings Call Transcript
Unknown3-1
The earnings call presented a mixed picture. While there are positive elements such as strategic asset management and a slight increase in adjusted FFO guidance, concerns remain due to weak RevPAR guidance and economic uncertainties, particularly in Florida. The Q&A highlighted management's cautious stance on economic conditions and unclear responses regarding specific financial allocations. The market cap suggests moderate sensitivity, leading to a neutral outlook as the positives and negatives balance out.
DRH Report
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