Table of Contents
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
FORM 10-Q
☒ Quarterly Report Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934
For the quarterly period ended March 31, 2026
☐ Transition Report Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934
For the Transition Period From to .
Commission file number 001-32336 (Digital Realty Trust, Inc.)
000-54023 (Digital Realty Trust, L.P.)
DIGITAL REALTY TRUST, INC.
DIGITAL REALTY TRUST, L.P.
(Exact name of registrant as specified in its charter)
Maryland (Digital Realty Trust, Inc.)
26-0081711
Maryland (Digital Realty Trust, L.P.)
20-2402955
(State or other jurisdiction of
(IRS employer
incorporation or organization)
identification number)
601 West 2nd Street, Floor 32
Austin, Texas 78701
(Address of principal executive offices)
(737) 281-0101
(Registrant’s telephone number, including area code)
Securities registered pursuant to Section 12(b) of the Act:
Title of each class
Trading symbol(s)
Name of each exchange on which registered
Common Stock
DLR
New York Stock Exchange
Series J Cumulative Redeemable Preferred Stock
DLR Pr J
Series K Cumulative Redeemable Preferred Stock
DLR Pr K
Series L Cumulative Redeemable Preferred Stock
DLR Pr L
Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.
Digital Realty Trust, Inc.
Yes ⌧ No ◻
Digital Realty Trust, L.P.
Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files).
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company” and “emerging growth company” in Rule 12b-2 of the Exchange Act.
Digital Realty Trust, Inc.:
Large accelerated filer ⌧
Accelerated filer ◻
Non-accelerated filer ◻
Smaller reporting company ☐
Emerging growth company ☐
Digital Realty Trust, L.P.:
Large accelerated filer ◻
Non-accelerated filer ⌧
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.
◻
Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).
Yes ☐ No ⌧
Indicate the number of shares outstanding of each of the issuer’s classes of common stock, as of the latest practicable date.
Class
Outstanding at April 29, 2026
Common Stock, $.01 par value per share
351,406,070
EXPLANATORY NOTE
This report combines the quarterly reports on Form 10-Q for the quarter ended March 31, 2026 of Digital Realty Trust, Inc., a Maryland corporation, and Digital Realty Trust, L.P., a Maryland limited partnership, of which Digital Realty Trust, Inc. is the sole general partner. Unless otherwise indicated or unless the context requires otherwise, all references in this report to “we,” “us,” “our,” “our Company”, or “the Company” refer to Digital Realty Trust, Inc. together with its consolidated subsidiaries, including Digital Realty Trust, L.P. In statements regarding qualification as a real estate investment trust, or REIT, for U.S. federal income tax purposes, such terms refer solely to Digital Realty Trust, Inc. Unless otherwise indicated or unless the context requires otherwise, all references to the “Parent” refer to Digital Realty Trust, Inc., and all references to “our Operating Partnership,” “the Operating Partnership” or “the OP” refer to Digital Realty Trust, L.P. together with its consolidated subsidiaries.
The Parent is a REIT for U.S. federal income tax purposes and the sole general partner of the OP. As of March 31, 2026, the Parent owned an approximate 98.2% common general partnership interest in Digital Realty Trust, L.P. The remaining approximate 1.8% of the common limited partnership interests of Digital Realty Trust, L.P. are owned by non-affiliated third parties and certain directors and officers of the Parent. As of March 31, 2026, the Parent owned all of the preferred limited partnership interests of Digital Realty Trust, L.P. As the sole general partner of Digital Realty Trust, L.P., the Parent has the full, exclusive and complete responsibility for the OP’s day-to-day management and control.
We believe combining the quarterly reports on Form 10-Q of the Parent and the OP into this single report results in the following benefits:
It is important to understand the few differences between the Parent and the OP in the context of how we operate the Company. The Parent does not conduct business itself, other than acting as the sole general partner of the OP and issuing public equity from time to time and guaranteeing certain unsecured debt of the OP and certain of its subsidiaries and affiliates. The OP holds substantially all the assets of the business, directly or indirectly. The OP conducts the operations of the business and is structured as a partnership with no publicly traded equity. Except for net proceeds from equity issuances by the Parent, which are generally contributed to the OP in exchange for partnership units, the OP generates capital required by the business through the OP’s operations, incurrence of indebtedness and issuance of partnership units to third parties.
The presentation of noncontrolling interests, stockholders’ equity and partners’ capital are the main areas of difference between the consolidated financial statements of the Parent and those of the OP. The differences in the presentations between stockholders’ equity and partners’ capital result from the differences in the equity and capital issuances in the Parent and in the OP.
To highlight the differences between the Parent and the OP, separate sections in this report, as applicable, individually discuss the Parent and the OP, including separate financial statements and separate Exhibit 31 and 32 certifications. In the sections that combine disclosure of the Parent and the OP, this report refers to actions or holdings as being actions or holdings of the Company.
As general partner with control of the OP, the Parent consolidates the OP for financial reporting purposes, and it does not have significant assets other than its investment in the OP. Therefore, the assets and liabilities of the Parent and the OP are the same on their respective condensed consolidated financial statements. The separate discussions of the Parent and the OP in this report should be read in conjunction with each other to understand the results of the Company on a consolidated basis and how management operates the Company.
3
In this report, “properties” and “buildings” refer to all or any of the buildings in our portfolio, including data centers and non-data centers, and “data centers” refers only to the properties or buildings in our portfolio that contain data center space. In this report, “Global Revolving Credit Facility” refers to our Operating Partnership’s $4.2 billion equivalent senior unsecured revolving credit facility and global senior credit agreement; “Yen Revolving Credit Facility” refers to our Operating Partnership’s ¥42,511,000,000 (approximately $268 million based on exchange rates at March 31, 2026) senior unsecured revolving credit facility and Yen credit agreement; and “Global Revolving Credit Facilities” refer to our Global Revolving Credit Facility and our Yen Revolving Credit Facility, collectively.
In this report, the “Euro Term Loan Agreement” refers to a term loan agreement which governs a €375,000,000 five-year senior unsecured term loan facility (the “Euro Term Loan Facility”), comprised of €125,000,000 of initial term loans, the entire amount of which was funded on such date, and €250,000,000 of delayed draw term loan commitments that were funded on September 9, 2023.
In this report, Digital Core REIT (“DCREIT”) is a standalone real estate investment trust formed under Singapore law, which is publicly traded on the Singapore Exchange under the ticker symbol “DCRU”.
4
DIGITAL REALTY TRUST, INC. AND DIGITAL REALTY TRUST, L.P.
FOR THE QUARTER ENDED MARCH 31, 2026
TABLE OF CONTENTS
PageNumber
PART I.
FINANCIAL INFORMATION
ITEM 1.
Condensed Consolidated Financial Statements of Digital Realty Trust, Inc.:
Condensed Consolidated Balance Sheets as of March 31, 2026 (unaudited) and December 31, 2025 (unaudited)
6
Condensed Consolidated Income Statements for the three months ended March 31, 2026 and 2025 (unaudited)
7
Condensed Consolidated Statements of Comprehensive Income (Loss) for the three months ended March 31, 2026 and 2025 (unaudited)
8
Condensed Consolidated Statements of Equity for the three months ended March 31, 2026 and 2025 (unaudited)
9
Condensed Consolidated Statements of Cash Flows for the three months ended March 31, 2026 and 2025 (unaudited)
11
Condensed Consolidated Financial Statements of Digital Realty Trust, L.P.:
12
13
14
Condensed Consolidated Statement of Capital for the three months ended March 31, 2026 and 2025 (unaudited)
15
17
Notes to Condensed Consolidated Financial Statements of Digital Realty Trust, Inc. and Digital Realty Trust, L.P. (unaudited)
18
ITEM 2.
Management’s Discussion and Analysis of Financial Condition and Results of Operations
38
ITEM 3.
Quantitative and Qualitative Disclosures About Market Risk
57
ITEM 4.
Controls and Procedures (Digital Realty Trust, Inc.)
58
Controls and Procedures (Digital Realty Trust, L.P.)
59
PART II.
OTHER INFORMATION
60
Legal Proceedings
ITEM 1A.
Risk Factors
Unregistered Sales of Equity Securities and Use of Proceeds
Defaults Upon Senior Securities
Mine Safety Disclosures
61
ITEM 5.
Other Information
ITEM 6.
Exhibits
62
Signatures
63
5
DIGITAL REALTY TRUST, INC. AND SUBSIDIARIES
CONDENSED CONSOLIDATED BALANCE SHEETS
(unaudited, in thousands, except per share data)
March 31,
December 31,
2026
2025
ASSETS
Investments in real estate:
Investments in properties, net
$
26,859,470
26,433,617
Investments in unconsolidated entities
3,536,757
3,427,903
Net investments in real estate
30,396,227
29,861,520
Operating lease right-of-use assets, net
1,105,080
1,135,645
Cash and cash equivalents
2,426,631
3,451,647
Accounts and other receivables, net
1,430,242
1,358,895
Deferred rent, net
765,198
750,907
Goodwill
9,591,250
9,711,953
Customer relationship value, deferred leasing costs and other intangibles, net
2,053,368
2,134,698
Assets held for sale and contribution
441,064
349,826
Other assets
650,913
655,377
Total assets
48,859,973
49,410,468
LIABILITIES AND EQUITY
Global revolving credit facilities, net
707,961
899,090
Unsecured term loans, net
432,450
439,536
Unsecured senior notes, net
16,013,977
16,194,441
Secured and other debt, net
842,245
869,068
Operating lease liabilities
1,218,509
1,253,217
Accounts payable and other accrued liabilities
2,419,888
2,600,979
Deferred tax liabilities
1,093,955
1,124,724
Accrued dividends and distributions
—
428,337
Security deposits and prepaid rents
733,974
754,920
Obligations associated with assets held for sale and contribution
182
Total liabilities
23,462,959
24,564,494
Redeemable noncontrolling interests
1,594,718
1,498,975
Commitments and contingencies
Equity:
Stockholders’ Equity:
Preferred Stock: $0.01 par value per share, 110,000 shares authorized; $755,000 liquidation preference ($25.00 per share), 30,200 shares issued and outstanding as of March 31, 2026 and December 31, 2025
731,690
Common Stock: $0.01 par value per share, 502,000 shares authorized; 348,924 and 343,557 issued and outstanding as of March 31, 2026 and December 31, 2025, respectively
3,459
3,406
Additional paid-in capital
30,093,165
29,350,487
Accumulated dividends in excess of earnings
(6,946,676)
(6,690,722)
Accumulated other comprehensive loss, net
(512,885)
(469,198)
Total stockholders’ equity
23,368,753
22,925,663
Noncontrolling interests
433,543
421,336
Total equity
23,802,296
23,346,999
Total liabilities and equity
See accompanying notes to the condensed consolidated financial statements.
CONDENSED CONSOLIDATED INCOME STATEMENTS
Three Months Ended March 31,
Operating Revenues:
Rental and other services
1,600,227
1,386,861
Fee income and other
34,946
20,776
Total operating revenues
1,635,173
1,407,637
Operating Expenses:
Rental property operating and maintenance
638,500
551,985
Property taxes and insurance
59,763
53,339
Depreciation and amortization
499,511
443,009
General and administrative
154,758
123,540
Transactions and integration
15,685
39,902
Other
23
112
Total operating expenses
1,368,240
1,211,887
Operating income before gain on disposition of properties, net
266,933
195,750
Gain on disposition of properties, net
873
1,111
Total operating income
267,806
196,861
Other Income (Expenses):
Equity in loss of unconsolidated entities
(1,833)
(7,640)
Other income, net
45,342
32,773
Interest expense
(116,384)
(98,464)
Loss on debt extinguishment and modifications
(4,119)
Income tax expense
(16,008)
(17,135)
Net income
174,804
106,395
Net loss attributable to noncontrolling interests
4,470
3,579
Net income attributable to Digital Realty Trust, Inc.
179,274
109,974
Preferred stock dividends
(10,181)
Net income available to common stockholders
169,093
99,793
Net income per share available to common stockholders:
Basic
0.49
0.30
Diluted
0.46
0.27
Weighted average common shares outstanding:
345,013
336,683
353,254
344,721
CONDENSED CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (LOSS)
(unaudited, in thousands)
Other comprehensive income (loss):
Foreign currency translation adjustments
(100,501)
286,406
Increase in fair value of derivatives
27,812
22,321
Reclassification to interest expense from derivatives
(4,803)
(8,656)
Other comprehensive (loss) income
(77,492)
300,071
Comprehensive income
97,312
406,466
Comprehensive loss (income) attributable to noncontrolling interests
38,275
(41,083)
Comprehensive income attributable to Digital Realty Trust, Inc.
135,587
365,383
CONDENSED CONSOLIDATED STATEMENT OF EQUITY
(unaudited, in thousands, except share data)
Accumulated
Redeemable
Number of
Additional
Dividends in
Noncontrolling
Preferred
Common
Paid-in
Excess of
Comprehensive
Three Months Ended March 31, 2026
Interests
Stock
Shares
Capital
Earnings
Loss, Net
Total Equity
Balance as of December 31, 2025
343,557,430
Conversion of common units to common stock
323,037
18,507
(18,507)
Effect of equity compensation plans
138,724
26,339
Issuance of common stock, net of costs
4,905,072
53
870,513
870,566
Reclassification of vested share-based awards
(34,446)
34,446
Adjustment to redeemable noncontrolling interests
138,235
(138,235)
Dividends declared on preferred stock
Dividends and distributions on common stock and common and incentive units
(190)
(425,047)
(7,603)
(432,650)
Contributions from (distributions to) noncontrolling interests
(156)
Net income (loss)
(8,236)
3,766
183,040
Other comprehensive income (loss)
(34,066)
(43,687)
261
(43,426)
Balance as of March 31, 2026
348,924,263
Three Months Ended March 31, 2025
Balance as of December 31, 2024
1,433,185
336,636,742
3,337
28,079,738
(6,292,085)
(1,182,283)
402,198
21,742,595
4,403
370
(370)
102,316
1
25,996
25,997
(19,941)
19,941
(5,498)
5,498
(411,925)
(7,656)
(419,581)
(135)
(6,145)
2,566
112,540
37,970
255,409
6,692
262,101
Balance as of March 31, 2025
1,459,322
336,743,461
3,338
28,091,661
(6,604,217)
(926,874)
423,236
21,718,834
10
CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS
Cash flows from operating activities:
Adjustments to reconcile net income to net cash provided by operating activities:
(873)
(1,111)
1,833
7,640
Distributions from unconsolidated entities
71,218
60,020
Amortization of share-based compensation
25,259
20,878
4,119
Straight-lined rents and amortization of above and below market leases
(17,531)
(16,552)
Amortization of deferred financing costs and debt discount / premium
8,214
7,581
Other operating activities, net
(24,526)
9,266
Changes in assets and liabilities:
Increase in accounts receivable and other assets
(39,665)
(104,248)
Decrease in accounts payable and other liabilities
(169,942)
(133,793)
Net cash provided by operating activities
532,421
399,085
Cash flows from investing activities:
Improvements to investments in real estate
(870,038)
(787,303)
Cash paid for business combination / asset acquisitions, net of cash acquired
(277,132)
(36,382)
Investments in and advances to unconsolidated entities
(182,573)
(168,384)
Return of investment from unconsolidated entities
647
74,900
Proceeds from sale of assets
6,067
62,082
Other investing activities, net
(9,873)
(48,093)
Net cash used in investing activities
(1,332,902)
(903,180)
Cash flows from financing activities:
Proceeds from credit facilities
293,734
466,116
Payments on credit facilities
(477,207)
(1,007,655)
Borrowings on secured / unsecured debt
39,008
871,286
Repayments on secured / unsecured debt
(56,691)
(495,800)
Capital (distribution to) contributions from noncontrolling interests, net
Proceeds from issuance of common stock, net
984
Payments of dividends and distributions
(871,358)
(848,613)
Other financing activities, net
(15,845)
(4,180)
Net cash used in financing activities
(217,949)
(1,017,997)
Net decrease in cash, cash equivalents and restricted cash
(1,018,430)
(1,522,092)
Effect of exchange rate changes on cash, cash equivalents and restricted cash
(2,388)
(26,438)
Cash, cash equivalents and restricted cash at beginning of period
3,458,290
3,876,700
Cash, cash equivalents and restricted cash at end of period
2,437,472
2,328,170
DIGITAL REALTY TRUST, L.P. AND SUBSIDIARIES
(unaudited, in thousands, except per unit data)
LIABILITIES AND CAPITAL
Capital:
Partners’ capital:
General Partner:
Preferred units, $755,000 liquidation preference ($25.00 per unit), 30,200 units issued and outstanding as of March 31, 2026 and December 31, 2025
Common units, 348,924 and 343,557 issued and outstanding as of March 31, 2026 and December 31, 2025, respectively
23,149,948
22,663,171
Limited Partners, 6,292 and 6,189 units issued and outstanding as of March 31, 2026 and December 31, 2025, respectively
443,856
431,600
Accumulated other comprehensive loss
(529,888)
(485,342)
Total partners’ capital
23,795,606
23,341,119
Noncontrolling interests in consolidated entities
6,690
5,880
Total capital
Total liabilities and capital
Operating income
8,470
6,579
Net income attributable to Digital Realty Trust, L.P.
183,274
112,974
Preferred units distributions
Net income available to common unitholders
173,093
102,793
Net income per unit available to common unitholders:
0.28
Weighted average common units outstanding:
351,059
342,594
359,300
350,632
41,416
(33,091)
Comprehensive income attributable to Digital Realty Trust, L.P.
138,728
373,375
CONDENSED CONSOLIDATED STATEMENT OF CAPITAL
(unaudited, in thousands, except unit data)
General Partner
Limited Partners
Limited Partner
Preferred Units
Common Units
Units
Amount
Total Capital
30,200,000
6,188,861
Conversion of limited partner common units to general partner common units
(323,037)
426,265
Issuance of common units, net of costs
Adjustment to redeemable partnership units
Distributions
(442,831)
Contributions from (distributions to) noncontrolling interests in consolidated entities
10,181
3,920
(154)
(44,546)
1,120
6,292,089
21,790,990
6,134,812
426,183
(1,212,367)
6,099
(4,403)
218,586
(429,762)
2,950
(384)
260,401
1,700
21,490,782
6,348,995
441,048
(951,966)
7,280
16
General partner contributions
NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(Unaudited)
1. General
Organization and Description of Business. Digital Realty Trust, Inc. (the Parent), through its controlling interest in Digital Realty Trust, L.P. (the Operating Partnership or the OP) and the subsidiaries of the OP (collectively, we, our, us or the Company), is a leading global provider of data center (including colocation and interconnection) solutions for customers across a variety of industry verticals ranging from cloud and information technology services, social networking and communications to financial services, manufacturing, energy, healthcare, and consumer products. The OP, a Maryland limited partnership, is the entity through which the Parent, a Maryland corporation, conducts its business of owning, acquiring, developing and operating data centers. The Parent operates as a real estate investment trust (“REIT”) for U.S. federal income tax purposes.
The Parent’s only material asset is its ownership of partnership interests of the OP. The Parent generally does not conduct business itself, other than acting as the sole general partner of the OP, issuing public securities from time to time and guaranteeing certain unsecured debt of the OP and certain of its subsidiaries and affiliates. The Parent has not issued any debt but guarantees the unsecured debt of the OP and certain of its subsidiaries and affiliates.
The OP holds substantially all the assets of the Company. The OP conducts the operations of the business and has no publicly traded equity. Except for net proceeds from public equity issuances by the Parent, which are generally contributed to the OP in exchange for partnership units, the OP generally generates the capital required by the Company’s business primarily through the OP’s operations, by the OP’s or its affiliates’ direct or indirect incurrence of indebtedness or through the issuance of partnership units.
Accounting Principles and Basis of Presentation. The accompanying unaudited interim condensed consolidated financial statements and accompanying notes (the “Financial Statements”) are prepared in accordance with United States generally accepted accounting principles (“U.S. GAAP”) and are presented in our reporting currency, the U.S. dollar. All of the accounts of the Parent, the OP, and the subsidiaries of the OP are included in the accompanying Financial Statements. All material intercompany transactions with consolidated entities have been eliminated. In the opinion of management, the unaudited interim consolidated financial statements reflect all adjustments of a normal recurring nature that are necessary for a fair statement of the results for the interim periods presented. Interim results are not always indicative of results for a full year. The information included in this Form 10-Q should be read in conjunction with our Annual Report on Form 10-K for the year ended December 31, 2025 (“2025 Form 10-K”), as filed with the U.S. Securities and Exchange Commission (“SEC”) and our other filings with the SEC.
Management Estimates and Assumptions. U.S. GAAP requires us to make estimates and assumptions that affect reported amounts of revenue and expenses during the reporting period, reported amounts for assets and liabilities as of the date of the financial statements, and disclosures of contingent assets and liabilities as of the date of the financial statements. Although we believe the estimates and assumptions we made are reasonable and appropriate, as discussed in the applicable sections throughout the consolidated financial statements, different assumptions and estimates could materially impact our reported results. Actual results and outcomes may differ from our assumptions.
New Accounting Pronouncements. Recently issued accounting pronouncements that have yet to be adopted by the Company are not expected to have a material impact to the condensed consolidated financial statements.
2. Investments in Properties
A summary of our Investments in properties, net is below (in thousands):
Property Type
As of March 31, 2026
As of December 31, 2025
Land
1,251,810
1,247,624
Acquired ground lease
96
97
Buildings and improvements
29,409,680
29,152,994
Tenant improvements
972,313
958,583
31,633,899
31,359,298
Accumulated depreciation and amortization
(10,355,181)
(9,993,596)
Investments in operating properties, net
21,278,718
21,365,702
Construction in progress and space held for development
5,381,071
4,976,785
Land held for future development
199,681
91,130
Acquisitions and Dispositions
During the quarter, we closed on acquisitions totaling approximately $280 million in the aggregate, primarily in Investments in properties, net in Sofia, Bulgaria, Milan, Italy, Portland and Atlanta.
As of March 31, 2026, real estate assets that qualified as held for sale and contribution had an aggregate carrying value of $441 million within total assets and is shown within Assets held for sale and contribution on the condensed consolidated balance sheets. As of March 31, 2026, two development projects, with an aggregate carrying value of approximately $418 million, were classified within Assets held for sale and contribution on our condensed consolidated balance sheet as it is probable these projects will be contributed to the Fund within one year.
Subsequent to quarter end, Digital Realty sold a non-core asset in the Atlanta metro area, which was held for sale as of March 31, 2026, for gross proceeds of $25 million. The non-core asset had an aggregate carrying value of approximately $23 million.
These assets were not representative of a significant component of our portfolio, nor will the disposition or contributions represent a significant shift in our strategy.
19
3. Leases
Lessor Accounting
We generate most of our revenue by leasing operating properties to customers under operating lease agreements. We recognize the total minimum lease payments provided for under the leases on a straight-line basis over the lease term if we determine that it is probable that substantially all of the lease payments will be collected over the lease term. Otherwise, rental revenue is recognized based on the amount contractually due. Generally, under the terms of our leases, some of our rental expenses, including common area maintenance, real estate taxes and insurance, are recovered from our customers. We record amounts reimbursed by customers in the period the applicable expenses are incurred, which is generally ratably throughout the term of the lease. Reimbursements are recognized in rental and other services revenue in the condensed consolidated income statements as we are the primary obligor with respect to purchasing and selecting goods and services from third-party vendors and bearing the associated credit risk. Our largest customer’s total revenue approximates 11% of our total revenue base. No other individual customer makes up more than 10% of our total revenue.
Lessee Accounting
We lease space at certain of our data centers from third parties and certain equipment under noncancelable lease agreements. Leases for our data centers expire at various dates through 2069. As of March 31, 2026, certain of our data centers, primarily in Europe and Singapore, are subject to ground leases. As of March 31, 2026, the termination dates of these ground leases generally range from 2038 to 2073. In addition, our corporate headquarters along with several regional office locations are subject to leases with termination dates ranging from 2026 to 2037.
The leases generally require us to make fixed rental payments that increase at defined intervals during the term of the lease, plus pay our share of common area, real estate and utility expenses as incurred. The leases neither contain residual value guarantees nor impose material restrictions or covenants on us. Further, the leases have been classified and accounted for as either operating or finance leases. Rent expense related to operating leases included in rental property operating and maintenance expense in the condensed consolidated income statements amounted to approximately $41.2 million and $38.2 million for the three months ended March 31, 2026 and 2025.
20
4. Receivables
Accounts and Other Receivables, Net
Accounts and other receivables, net is primarily comprised of contractual rents and other lease-related obligations currently due from customers. These amounts (net of an allowance for doubtful accounts) are shown in the subsequent table as Accounts receivable – trade, net. The other receivables shown separately from Accounts receivable – trade, net consist primarily of value-added tax receivables, various management fees for functions provided to managed joint ventures, as well as amounts that have not yet been billed to customers, such as for utility reimbursements and installation fees.
Balance as of
(Amounts in thousands):
March 31, 2026
December 31, 2025
Accounts receivable – trade
771,338
815,146
Allowance for doubtful accounts
(79,224)
(86,351)
Accounts receivable – trade, net
692,114
728,795
Accounts receivable – customer recoveries
248,940
213,023
Value-added tax receivables
95,813
109,816
Accounts receivable – installation fees
117,227
119,295
Other receivables
276,148
187,966
Deferred Rent, Net
Deferred rent, net represents rental income that has been recognized as revenue but which is not yet due from customers under their existing rental agreements. The Company recognizes an allowance for deferred rent receivables to the extent it becomes no longer probable that a customer or group of customers will be able to make substantially all of their required cash rental payments over the entirety of their respective lease terms.
Deferred rent receivables
766,750
752,531
Allowance for deferred rent receivables
(1,552)
(1,624)
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5. Investments in Unconsolidated Entities
A summary of the Company’s investments in unconsolidated entities accounted for under the equity method of accounting is shown below (in thousands):
Americas (1)
2,150,395
1,995,074
APAC (2)
685,688
707,368
EMEA (3)
255,993
269,344
Global (4)
444,681
456,117
Total
Includes the following unconsolidated entities along with our ownership percentage as of March 31, 2026:
Generally, we serve as the managing member responsible for operations in the ordinary course of business of the unconsolidated entities. We perform the day-to-day accounting and property management functions for the unconsolidated entities and, as such, will earn management fees. In certain unconsolidated entities, we may also earn incentive fees upon liquidation of individual unconsolidated entities’ assets based primarily on the total return of the investments over certain financial hurdles. The incentive fee and financial hurdle vary by each entity. However, certain approval rights are granted through the terms of the operating agreements and require unanimous consent of both members with respect to any major decisions. Generally, major decisions are defined to include the annual plan which sets out unconsolidated entity and property level budgets, including lease revenues, operating expenses, and capital expenditures. As such, we concluded we do not own a controlling interest and account for our interest in the unconsolidated entities under the equity method of accounting.
Digital Realty DC Partners NA Fund – During the first half of 2025, the Company launched the Fund, successfully raising more than $3 billion of equity commitments to date. As of March 31, 2026, the Fund owned an 80% interest in each individual asset, while the Company retained the remaining 20% ownership and less than a 2% direct interest in the Fund. The Company will continue to serve as general partner, maintaining operational and management responsibilities for the assets. However, certain governance rights are granted to the limited partners. As such, we continue to conclude we do not own a controlling interest and account for our interest in the assets under the equity method of accounting.
DCREIT – Digital Core REIT is a standalone real estate investment trust formed under Singapore law, which is publicly traded on the Singapore Exchange under the ticker symbol “DCRU”. DCREIT owns 12 operating data center properties. The Company has ownership interest in the units of DCREIT, as well as ownership interests in the operating properties of DCREIT.
As of March 31, 2026, the Company held 32% of the outstanding DCREIT units and separately owned a 10% direct retained interest in the underlying North American operating properties and a 35% direct retained interest in a Frankfurt asset.
22
The Company’s 32% interest in DCREIT consisted of 420 million units as of March 31, 2026 and December 31, 2025. Based on the closing price per unit of $0.51 as of March 31, 2026 and December 31, 2025, the fair value of the units the Company owned in DCREIT was approximately $214 million as of March 31, 2026 and December 31, 2025.
Pursuant to contractual agreements with DCREIT and its operating properties, the Company will earn fees for asset and property management services as well as fees for aiding in future acquisition, disposition and development activities. Certain of these fees are payable to the Company in the form of additional units in DCREIT or in cash. The Company earned fees pursuant to these contractual agreements of approximately $2.7 million and $2.9 million for the three months ended March 31, 2026 and 2025 which are recorded as Fee income and other on the condensed consolidated income statements.
Ascenty – In addition to the Company’s 49% ownership interest in Ascenty, there is also an approximate 2% interest held by one of the Company’s noncontrolling interest holders. This 2% interest had a carrying value of approximately $23 million as of March 31, 2026 and December 31, 2025. Ascenty is a variable interest entity (“VIE”) and the Company’s maximum exposure to loss related to this VIE is limited to our equity investment in the entity.
Debt – The debt of our unconsolidated entities generally is non-recourse to us, except for customary exceptions pertaining to matters such as intentional misuse of funds, environmental conditions, and material misrepresentations.
6. Goodwill
Goodwill represents the excess of the purchase price over the fair value of net tangible and intangible assets acquired in a business combination. Changes in the value of goodwill at March 31, 2026 as compared to December 31, 2025 were driven by changes in exchange rates associated with goodwill balances denominated in foreign currencies.
7. Acquired Intangible Assets and Liabilities
The following table summarizes our acquired intangible assets and liabilities:
(Amounts in thousands)
Gross Carrying Amount
Accumulated Amortization
Net Carrying Amount
Customer relationship value
2,886,618
(1,303,569)
1,583,049
2,921,841
(1,271,137)
1,650,704
Acquired in-place lease value
983,078
(864,975)
118,103
987,495
(853,333)
134,162
115,722
(61,385)
54,337
114,397
(61,403)
52,994
Acquired above-market leases
110,361
(109,125)
1,236
111,036
(109,352)
1,684
Acquired below-market leases
(241,228)
210,910
(30,318)
(241,779)
209,607
(32,172)
3,854,551
(2,128,144)
1,726,407
3,892,990
(2,085,618)
1,807,372
Amortization of customer relationship value, acquired in-place lease value and other intangibles (a component of depreciation and amortization expense) was approximately $59.3 million and $57.1 million for the three months ended March 31, 2026 and 2025.
Amortization of acquired below-market leases, net of acquired above-market leases, resulted in an increase in rental and other services revenue of $1.4 million and $1.2 million for the three months ended March 31, 2026 and 2025, respectively.
Estimated annual amortization for each of the five succeeding years and thereafter, commencing April 1, 2026 is as follows:
129,876
37,115
4,818
125
(4,047)
2027
172,753
40,487
5,585
201
(5,419)
2028
150,196
18,742
6,450
375
(5,383)
2029
116,045
5,858
6,499
342
2030
4,950
193
Thereafter
898,134
10,951
24,486
(4,703)
8. Debt of the Operating Partnership
All debt is currently held by the OP or its consolidated subsidiaries, and the Parent is the guarantor or co-guarantor of the Global Revolving Credit Facility and the Yen Revolving Credit Facility, the unsecured term loans and the unsecured senior notes. A summary of outstanding indebtedness is as follows (in thousands):
Weighted-
average
interest rate
Outstanding
Global Revolving Credit Facilities
1.39
%
725,905
2.63
918,540
Unsecured term loans
2.80
433,238
2.73
440,475
Unsecured senior notes
2.60
16,133,307
16,321,227
Secured and other debt(1)
8.93
845,118
9.02
876,528
2.85
18,137,568
2.90
18,556,770
The weighted-average interest rates shown represent interest rates at the end of the periods for the debt outstanding and include the impact of designated interest rate swaps, which effectively fix the interest rates on certain variable rate debt, along with cross-currency interest rate swaps, which effectively convert a portion of our U.S. dollar-denominated fixed-rate debt to foreign currency-denominated fixed-rate debt in order to hedge the currency exposure associated with our net investment in foreign subsidiaries.
24
We primarily borrow in the functional currencies of the countries where we invest. Included in the outstanding balances were borrowings denominated in the following currencies (in thousands, U.S. dollars):
Denomination of Draw
% of Total
U.S. dollar ($)
2,703,809
14.9
2,922,170
15.8
British pound sterling (£)
1,190,430
6.6
1,212,750
6.5
Euro (€)
11,873,746
65.5
12,199,575
65.7
2,369,583
13.0
2,222,275
12.0
The table below summarizes debt maturities and principal payments as of March 31, 2026 (in thousands):
Global Revolving
Unsecured
Secured and
Credit Facilities (1)(2)
Term Loans(3)
Senior Notes
Other Debt
Total Debt
344,014
54,822
832,074
1,187,644
249,673
1,437,317
2,127,650
395,671
2,523,321
2,850,704
25,905
3,602,514
1,593,960
79,196
1,673,156
8,029,335
39,851
8,069,186
Subtotal
Unamortized net discounts
(43,846)
Unamortized deferred financing costs
(17,944)
(788)
(75,484)
(2,873)
(97,089)
17,996,633
We have a Global Revolving Credit Facility under which we may draw up to $4.2 billion equivalent on a revolving basis (subject to currency fluctuations). The Global Revolving Credit Facility can be drawn in Australian dollars, British pound sterling, Canadian dollars, Euros, Hong Kong dollars, Indonesian rupiah, Japanese yen, Korean won, Singapore dollars, Swiss francs and U.S. dollars (with the ability to add other currencies in the future). As of March 31, 2026, approximately $92.2 million of letters of credit were issued.
25
In addition to the Global Revolving Credit Facility, we have a revolving credit facility that provides for borrowings in Japanese yen of up to ¥42.5 billion (approximately $268 million based on the exchange rate on March 31, 2026).
The Global Revolving Credit Facility and the Yen Revolving Credit Facility both contain various restrictive covenants, including limitations on our ability to incur additional indebtedness, make certain investments, or merge with another company. In addition, we are required to maintain financial coverage ratios, including with respect to unencumbered assets. After the occurrence of and during the continuance of any event of default, these credit facilities restrict the Parent’s ability to make distributions to stockholders or redeem or otherwise repurchase shares of its capital stock, except in limited circumstances (such as those necessary to enable Digital Realty Trust, Inc. to maintain its qualification as a REIT and to minimize the payment of income or excise tax). As of March 31, 2026, we were in compliance with all of such covenants for both of these revolving credit facilities.
Unsecured Senior Notes
The following table provides details of our unsecured senior notes (balances in thousands):
Aggregate Principal Amount at Issuance
Borrowing Currency
USD
Maturity Date
0.200% notes due 2026
CHF
275,000
298,404
Dec 15, 2026
346,918
1.700% notes due 2027
150,000
162,465
Mar 30, 2027
187,644
189,228
3.700% notes due 2027(1)
1,000,000
Aug 15, 2027
5.550% notes due 2028(1)
900,000
Jan 15, 2028
1.125% notes due 2028
€
500,000
548,550
Apr 09, 2028
577,650
587,300
4.450% notes due 2028
650,000
Jul 15, 2028
0.550% notes due 2029
270,000
292,478
Apr 16, 2029
337,759
340,611
3.600% notes due 2029
Jul 01, 2029
3.300% notes due 2029
£
350,000
454,895
Jul 19, 2029
462,945
471,625
1.875% Exchangeable Notes due 2029(1)
1,150,000
Nov 15, 2029
1.500% notes due 2030
750,000
831,900
Mar 15, 2030
866,475
880,950
3.750% notes due 2030
550,000
719,825
Oct 17, 2030
727,485
741,125
1.250% notes due 2031
560,950
Feb 01, 2031
0.625% notes due 2031
1,220,700
Jul 15, 2031
1,155,300
1,174,600
1.000% notes due 2032
874,500
Jan 15, 2032
1.375% notes due 2032
849,375
Jul 18, 2032
3.750% notes due 2033
600,000
691,680
Jan 15, 2033
693,180
704,760
3.875% notes due 2033
850,000
941,375
Sep 13, 2033
982,005
998,410
3.875% notes due 2034
991,015
Jul 15, 2034
3.875% notes due 2035
876,180
Mar 15, 2035
4.250% notes due 2037
800,000
922,240
Nov 20, 2037
924,240
939,680
Unamortized discounts, net of premiums
(46,316)
Deferred financing costs, net
(80,470)
Total unsecured senior notes, net of discount and deferred financing costs
The indentures governing our senior notes contain certain covenants, including (1) a leverage ratio not to exceed 60%, (2) a secured debt leverage ratio not to exceed 40% and (3) an interest coverage ratio of greater than 1.50. The covenants also require us to maintain total unencumbered assets of not less than 150% of the aggregate principal amount of unsecured debt. At March 31, 2026, we were in compliance with each of these financial covenants.
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9. Earnings per Common Share or Unit
The following is a summary of basic and diluted earnings per share (“EPS”) / earnings per unit (“EPU”) (in thousands, except per share/unit amounts):
Digital Realty Trust, Inc. Earnings per Common Share
Numerator:
Loss attributable to redeemable noncontrolling interest (1)
(8,316)
(6,195)
Net income available to common stockholders - diluted EPS
160,777
93,598
Denominator:
Weighted average shares outstanding—basic
Potentially dilutive common shares:
Unvested incentive units
68
138
Unvested restricted stock
28
Market performance-based awards
222
Redeemable noncontrolling interest shares (1)
8,007
7,582
Weighted average shares outstanding—diluted
Income per share:
Digital Realty Trust, L.P. Earnings per Unit
Net income available to common unitholders - diluted EPS
164,777
96,598
Weighted average units outstanding—basic
Potentially dilutive common units:
Unvested restricted units
Weighted average units outstanding—diluted
Income per unit:
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The table below shows the securities that would be antidilutive or not dilutive to the calculation of earnings per share and unit. Common units of the Operating Partnership not owned by Digital Realty Trust, Inc. were excluded only from the calculation of earnings per share as they are not applicable to the calculation of earnings per unit. All other securities shown below were excluded from the calculation of both earnings per share and earnings per unit (in thousands).
Exchangeable Notes
6,624
Weighted average of Operating Partnership common units not owned by Digital Realty Trust, Inc.
6,045
5,911
Potentially dilutive Series J Cumulative Redeemable Preferred Stock
1,148
1,354
Potentially dilutive Series K Cumulative Redeemable Preferred Stock
1,207
1,424
Potentially dilutive Series L Cumulative Redeemable Preferred Stock
1,980
2,335
17,004
17,648
10. Equity and Capital
Equity Distribution Agreement
Digital Realty Trust, Inc. and Digital Realty Trust, L.P. are parties to an ATM Equity OfferingSM Sales Agreement dated December 23, 2024 (the “2024 Sales Agreement”). Pursuant to the 2024 Sales Agreement, Digital Realty Trust, Inc. can issue and sell common stock having an aggregate offering price of up to $3.0 billion through various named agents from time to time.
During the three months ended March 31, 2026, Digital Realty Trust, Inc. generated net proceeds of approximately $875 million from the issuance of approximately 4.9 million common shares under the 2024 Sales Agreement at an average price of $178.36 per share after payment of approximately $4.3 million of commissions to the agents. Subsequent to March 31, 2026, Digital Realty Trust, Inc. generated net proceeds of approximately $435 million from the issuance of approximately 2.4 million common shares under the 2024 Sales Agreement at an average price of $181.21 per share after payment of approximately $2.2 million of commissions to the agents. As of April 29, 2026, approximately $570 million remains available for future sales under the 2024 Sales Agreement.
The sales of common stock made under the 2024 Sales Agreement will be made in “at the market” offerings as defined in Rule 415 of the Securities Act. Our Parent has used and intends to use the net proceeds from the program to temporarily repay borrowings under our Operating Partnership’s Global Revolving Credit Facilities, to acquire additional properties or businesses, to fund development opportunities and for working capital and other general corporate purposes, including potentially for the repayment of other debt or the repurchase, redemption or retirement of outstanding debt securities.
Redeemable Noncontrolling Interest
Redeemable Noncontrolling Interest (“Redeemable NCI”) — As part of the Teraco Acquisition, the Company and certain of its subsidiaries entered into a put/call agreement with the owners of the interest in Teraco that was not acquired by the Company (the “Put/Call Agreement”). The interest retained by these owners is hereafter referred to as the “Remaining Teraco Interest” and the owners of such interest are hereafter referred to as the “Rollover Shareholders”. Pursuant to the Put/Call Agreement, the Rollover Shareholders have the right to sell all or a portion of the Remaining Teraco Interest to the Company for a two-year period beginning on February 1, 2026, and the Company has the right to purchase all or a portion of the Remaining Teraco Interest from the Rollover Shareholders for a one-year period beginning on February 1, 2028. Per the terms of the agreement, the purchase price of the Remaining Teraco Interest for the put right and the call right can be settled by the Company with cash, shares in the Company, or a combination of cash and shares. In the event the Company elects to settle a put or call in whole or in part with shares of Digital Realty Trust, Inc.’s common stock, such shares will be issued in a private placement transaction with customary accompanying registration rights.
Since the Rollover Shareholders can redeem the put right at their discretion and such redemption, which could be in cash, is outside the Company’s control, the Company recorded the noncontrolling interest as Redeemable NCI and classified it in temporary equity within its consolidated balance sheets. The Redeemable NCI was initially recorded at its acquisition-date fair value and will be adjusted each reporting period for income (or loss) attributable to the noncontrolling interest ($8.3 million and $6.2 million net loss for the three months ended March 31, 2026 and 2025, respectively). If the contractual redemption value of the Redeemable NCI is greater than its carrying value, an adjustment is made to reflect Redeemable NCI at the higher of its contractual redemption value or its carrying value each reporting period. Changes to the redemption value are recognized immediately in the period the change occurs. If the redemption value of the Redeemable NCI is equal to or less than the fair market value of the Remaining Teraco Interest, the change in the redemption value will be adjusted through Additional Paid in Capital. If the redemption value is greater than the fair market value of the Remaining Teraco Interest, the change in redemption value will be adjusted through Accumulated dividends in excess of earnings. These adjustments are not reflected on the Company’s condensed income statement but are instead reflected as adjustments to the net income component of the Company’s earnings per share calculations. When calculating earnings per share attributable to the Company, the Company adjusts net income attributable to Digital Realty Trust, Inc. to the extent the redemption value exceeds the fair value of the Redeemable NCI on a cumulative basis.
For the three months ended March 31, 2026, we made an adjustment of approximately $134.3 million to Redeemable NCI as the contractual redemption value of the Redeemable NCI was greater than its carrying value. The change in the redemption value was adjusted through Additional Paid in Capital.
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Noncontrolling Interests in Operating Partnership
Noncontrolling interests in the Operating Partnership relate to the proportion of entities consolidated by the Company that are owned by third parties. The following table shows the ownership interest in the Operating Partnership as of March 31, 2026 and December 31, 2025:
Percentage of
(Units in thousands)
units
total
348,924
98.2
343,557
Noncontrolling interests consist of:
Common units held by third parties
3,845
1.1
4,045
1.2
Incentive units held by employees and directors (see Note 12. ''Incentive Plans'')
2,447
0.7
2,144
0.6
355,216
100.0
349,746
Limited partners have the right to require the Operating Partnership to redeem all or a portion of their common units for cash based on the fair market value of an equivalent number of shares of Digital Realty Trust, Inc. common stock at the time of redemption. Alternatively, Digital Realty Trust, Inc. may elect to acquire those common units in exchange for shares of its common stock on a one-for-one basis, subject to adjustment in the event of stock splits, stock dividends, issuance of stock rights, specified extraordinary distributions and similar events. The common units and incentive units of the Operating Partnership are classified within equity, except for certain common units issued to certain former DuPont Fabros Technology, L.P. unitholders in the Company’s acquisition of DuPont Fabros Technology, Inc., which are subject to certain restrictions and, accordingly, are not presented as permanent equity in the condensed consolidated balance sheets.
The redemption value of the noncontrolling Operating Partnership common units and the vested incentive units was approximately $1,030.3 million and $952.5 million based on the closing market price of Digital Realty Trust, Inc. common stock on March 31, 2026 and December 31, 2025, respectively.
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The following table shows activity for noncontrolling interests in the Operating Partnership for the three months ended March 31, 2026 (in thousands):
Incentive Units
6,189
Redemption of common units for shares of Digital Realty Trust, Inc. common stock (1)
(200)
Conversion of incentive units held by employees and directors for shares of Digital Realty Trust, Inc. common stock (1)
(123)
Incentive units issued upon achievement of market performance condition
239
Grant of incentive units to employees and directors
187
6,292
Dividends and Distributions
Digital Realty Trust, Inc. Dividends
We have declared and paid the following dividends on our common and preferred stock for the three months ended March 31, 2026 (in thousands, except per share data):
Series J
Series K
Series L
Date dividend declared
Dividend payment date
February 19, 2026
2,625
3,071
4,485
425,047
Annual rate of dividend per share
1.31250
1.46250
1.30000
4.88000
Digital Realty Trust, L.P. Distributions
All distributions on the Operating Partnership’s units are at the discretion of Digital Realty Trust, Inc.’s Board of Directors. The table below shows the distributions declared and paid by the Operating Partnership on its common and preferred units for the three months ended March 31, 2026 (in thousands, except for per unit data):
Date distribution declared
Distribution payment date
432,840
Annual rate of distribution per unit
For U.S. federal income tax purposes, distributions out of Digital Realty Trust, Inc.’s current or accumulated earnings and profits are generally classified as dividends whereas distributions in excess of its current and accumulated earnings and profits, to the extent of a stockholder’s tax basis in Digital Realty Trust, Inc.’s stock, are generally classified as a return of capital. Such distributions in excess of a stockholder’s tax basis in Digital Realty Trust, Inc.’s stock are generally characterized as capital gain. Cash provided by operating activities has generally been sufficient to fund all distributions; however, in the future we may also need to utilize borrowings under the Global Revolving Credit Facility to fund all or a portion of distributions.
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11. Accumulated Other Comprehensive Income (Loss), Net
The accumulated balances for each item within accumulated other comprehensive income (loss) are shown below (in thousands) for Digital Realty Trust, Inc. and separately for Digital Realty Trust, L.P.:
Foreign currency
Increase (decrease) in
Accumulated other
translation
fair value of derivatives,
comprehensive
adjustments
net of reclassification
income (loss), net
(492,674)
23,476
Net current period change
(66,254)
22,567
(558,928)
46,043
income (loss)
(507,813)
22,471
(67,556)
23,010
(575,369)
45,481
12. Incentive Plans
The Company provides incentive awards in the form of common stock or awards convertible into common stock pursuant to the Digital Realty Trust, Inc., Digital Services, Inc. and Digital Realty Trust, L.P. 2014 Incentive Award Plan, as amended.
For the three months ended March 31, 2026, the Talent and Compensation Committee of our Board of Directors granted an aggregate of 569,565 service-based restricted stock units covering shares of Digital Realty Trust, Inc. common stock and long-term incentive units of the Operating Partnership to certain employees, including executive officers. These awards are subject to vesting provisions and have a weighted-average grant date fair value of $170.56 per share and a weighted-average requisite service period of 4 years. The awards are subject to either (i) a service-vesting condition (the “service awards”) or (ii) both service- and performance-vesting conditions (the “performance awards”). The service awards generally vest over periods between two and four years. The performance awards generally vest based on continued service and either a financial performance condition (“Financial-Based Performance Awards”) or a market performance condition (“Market-Based Performance Awards”).
The valuation of service awards and Financial-Based Performance Awards is based solely on the fair value of our stock price on the date of grant. We use growth in core funds from operations per share as the performance measurement in the Financial-Based Performance Awards that were granted in the three months ended March 31, 2026. For the three months ended March 31, 2026, the grant date fair value of these awards was $14.5 million.
We use a Monte Carlo simulation option-pricing model to determine the fair value of our Market-Based Performance Awards. We used total shareholder return as the market measurement for these awards that were granted in the three months ended March 31, 2026. For the three months ended March 31, 2026, the grant date fair value of these awards was $14.5 million.
There were no significant changes in the assumptions used to determine the fair value of service awards and performance awards that were granted in 2026 compared to the prior year.
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13. Derivative Instruments
Derivatives Designated as Hedging Instruments
Net Investment Hedges
In September 2022 and November 2024, we entered into cross-currency interest rate swaps, which effectively convert a portion of our U.S. dollar-denominated fixed-rate debt to foreign currency-denominated fixed-rate debt in order to hedge the currency exposure associated with our net investment in foreign subsidiaries. As of March 31, 2026 and December 31, 2025, we had cross-currency interest rate swaps outstanding with notional amounts of $2.3 billion and maturity dates ranging through 2029.
The effect of these net investment hedges on accumulated other comprehensive loss and the condensed consolidated income statements for the three months ended March 31, 2026 and 2025 was as follows (in thousands):
Cross-currency interest rate swaps (included component) (1)
33,763
(92,339)
Cross-currency interest rate swaps (excluded component) (2)
4,980
28,406
38,743
(63,933)
Location of
gain or (loss)
6,646
7,599
Cash Flow Hedges
Amounts reported in Accumulated other comprehensive loss related to interest rate swaps are reclassified to interest expense as interest payments are made on our debt. As of March 31, 2026, we estimate that an additional $0.1 million will be reclassified as a decrease to interest expense during the twelve months ended March 31, 2027, when the hedged forecasted transactions impact earnings.
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The effect of these cash flow hedges on accumulated other comprehensive income and the condensed consolidated income statements for the three months ended March 31, 2026 and 2025 was as follows (in thousands):
Interest rate swaps
(13,296)
8,127
(1,844)
1,058
Fair Value of Derivative Instruments
The subsequent table presents the fair value of derivative instruments recognized in our condensed consolidated balance sheets as of March 31, 2026 and December 31, 2025 (in thousands):
Assets (1)
Liabilities (2)
Cross-currency interest rate swaps
30,868
224,575
30,093
262,543
6,764
12,432
5,865
29,443
37,632
237,007
35,958
291,986
14. Fair Value
There have been no significant changes in our policy for fair value measurements from what was disclosed in our 2025 Form 10-K.
The carrying amounts for cash and cash equivalents, restricted cash, accounts and other receivables, accounts payable and other accrued liabilities, accrued dividends and distributions, security deposits and prepaid rents approximate fair value because of the short-term nature of these instruments. The carrying value of our Global Revolving Credit Facilities and the Euro Term Loan Facility approximates the estimated fair value, because these liabilities have variable interest rates and our credit ratings have remained stable. Differences between the carrying value and the fair value of our unsecured senior notes and secured and other debt are caused by differences in interest rates or borrowing spreads that were available to us on March 31, 2026 and December 31, 2025 as compared to those in effect when the debt was issued or assumed. As described in Note 13. "Derivative Instruments", outstanding derivative contracts are recorded at fair value.
We calculate the fair value of our secured and other debt and unsecured senior notes based on currently available market rates assuming the loans are outstanding through maturity and considering the collateral and other loan terms. In determining the current market rate for fixed rate debt, a market spread is added to the quoted yields on federal government treasury securities with similar maturity dates to our debt.
34
The aggregate estimated fair value and carrying value of our Global Revolving Credit Facilities, Euro Term Loan Facilities, unsecured senior notes and secured and other debt as of the respective periods are shown below (in thousands):
Categorization
under the fair value
Estimated Fair
hierarchy
Value
Global Revolving Credit Facilities (1)
Level 2
Unsecured term loans (1)
Unsecured senior notes (2)
15,259,142
15,646,232
Secured and other debt (2)
842,183
873,504
17,260,468
17,878,751
15. Commitments and Contingencies
Our properties require periodic investments of capital for tenant-related capital expenditures and for general capital improvements and from time to time in the normal course of our business, we enter into various construction contracts with third parties that may obligate us to make payments. At March 31, 2026, we had open commitments, including amounts reimbursable by customers of approximately $92.8 million, related to construction contracts of approximately $3.2 billion.
Legal Proceedings – Although the Company is involved in legal proceedings arising in the ordinary course of business, as of March 31, 2026, the Company is not currently a party to any legal proceedings nor, to its knowledge, is any legal proceeding threatened against it that it believes would have a material adverse effect on its financial position, results of operations or liquidity.
Insurance – In September 2024, an incident at one of our Singapore data centers resulted in damages to the facility. We believe this incident is substantially covered by our insurance policies, including coverage for the repair cost of the building, business interruption loss and potential third-party claims, subject to deductibles. Initial costs, including direct costs related to the incident and an estimated write-off of damage caused to existing fixed assets, totaling approximately $16 million were incurred during 2024. After factoring our expected insurance coverage and related deductible, we reported net expenses of approximately $5.0 million related to this incident for 2024.
During the three months ended March 31, 2026, we received total insurance proceeds of $16.1 million, which includes $15.5 million received for business interruption losses and $0.6 million received for property damage. We had insurance receivable balances of $8.7 million and $14.6 million, respectively, as of March 31, 2026 and December 31, 2025 for known losses for which insurance reimbursement is probable, which is included in Other assets in the condensed consolidated balance sheets. Insurance proceeds for business interruption losses are recognized in Other income, net in the condensed consolidated income statement as received.
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16. Supplemental Cash Flow Information
Cash, cash equivalents, and restricted cash balances as of March 31, 2026, and December 31, 2025:
Restricted cash (included in Other assets)
10,841
6,643
We paid $146.7 million and $143.9 million for interest, net of amounts capitalized, for the three months ended March 31, 2026 and 2025, respectively.
We paid $12.5 million and $43.0 million for income taxes, net of refunds, for the three months ended March 31, 2026 and 2025, respectively.
Accrued construction related costs totaled $615.1 million and $474.9 million as of March 31, 2026 and 2025, respectively.
17. Segment and Geographic Information
A majority of the Company’s largest customers are global entities that transact with the Company across multiple geographies worldwide. In order to better address the needs of these global customers, the Company manages critical decisions around development, operations, and leasing globally based on customer demand considerations. In this regard, the Company manages customer relationships globally in order to achieve consistent sales and delivery experience of our products for our customers throughout the global portfolio. The Company has reiterated its commitment to and implemented strategies to align itself as one global team to help power customers’ digital ambitions.
In order to best accommodate the needs of global customers (and customers that might one day become global), the Company manages its operations as a single global business – with one operating segment and therefore one reporting segment.
The Company’s chief operating decision maker (“CODM”) is the Chief Executive Officer, who uses net income as a primary measure of operating results on a consolidated basis in making decisions. Net income is computed in accordance with U.S. GAAP. Significant expense categories, including Rental property operating and maintenance, Property taxes and insurance, General and administrative and Interest expense, are regularly provided to the Company’s CODM as components of net income, which are reflected on the condensed consolidated income statements.
The financial information disclosed herein represents all of the financial information related to our one reportable segment, and the segmental presentation is consistent with the information provided to our CODM. These metrics are collectively used to evaluate the performance of the Company’s investments in real estate assets, its operating results and to allocate resources.
Operating Revenues
(Amounts in millions)
Inside the United States
839.0
761.6
Outside the United States
796.2
646.0
Revenue Outside of U.S. %
48.7
45.9
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Investments in Properties, net
As of March 31,
As of December 31,
10,525.4
10,221.1
472.0
489.2
16,334.1
16,212.5
633.1
646.4
Net Assets in Foreign Operations
9,423.2
9,274.4
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ITEM 2. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS
The following discussion should be read in conjunction with the condensed consolidated financial statements and notes thereto appearing elsewhere in this report and our Annual Report on Form 10-K for the year ended December 31, 2025, as filed with the United States (“U.S.”) Securities and Exchange Commission (“SEC”). This report contains forward-looking statements within the meaning of the federal securities laws. In particular, statements pertaining to our capital resources, expected use of borrowings under our credit facilities, expected use of proceeds from our ATM equity program, litigation matters or legal proceedings, portfolio performance, leverage policy, acquisition and capital expenditure plans, capital recycling program, returns on invested capital, supply and demand for data center capacity, capitalization rates, rents to be received in future periods and expected rental rates on new or renewed data center capacity contain forward-looking statements. Likewise, all of our statements regarding anticipated market conditions, and results of operations are forward-looking statements. You can identify forward-looking statements by the use of forward-looking terminology such as “believes,” “expects,” “may,” “will,” “should,” “seeks,” “approximately,” “intends,” “plans,” “pro forma,” “estimates” or “anticipates” or the negative of these words and phrases or similar words or phrases which are predictions of or indicate future events or trends which do not relate solely to historical matters. You can also identify forward-looking statements by discussions of strategy, plans or intentions. Forward-looking statements involve numerous risks and uncertainties, and you should not rely on them as predictions of future events. Forward-looking statements depend on assumptions, data or methods that may be incorrect or imprecise and that we may not be able to realize. We do not guarantee that the transactions and events described will happen as described or that they will happen at all. The following factors, among others, could cause actual results and future events to differ materially from those set forth or contemplated in the forward-looking statements: reduced demand for data centers or decreases in information technology spending; decreased rental rates, increased operating costs or increased vacancy rates; increased competition or available supply of data center capacity; the suitability of our data centers and data center infrastructure, delays or disruptions in connectivity or availability of power, or failures or breaches of our physical and information security infrastructure or services; breaches of our obligations or restrictions under our contracts with our customers; our inability to successfully develop and lease new properties and development capacity, and delays or unexpected costs in development of properties; the impact of current global and local economic, credit and market conditions; increased tariffs, global supply chain or procurement disruptions, or increased supply chain costs; the impact from periods of heightened inflation on our costs, such as operating and general and administrative expenses, interest expense and real estate acquisition and construction costs; the impact on our customers’ and our suppliers’ operations during an epidemic, pandemic, or other global events; our dependence upon significant customers, bankruptcy or insolvency of a major customer or a significant number of smaller customers, or defaults on or non-renewal of leases by customers; changes in political conditions, geopolitical turmoil, political instability, civil disturbances, restrictive governmental actions or nationalization in the countries in which we operate; our inability to retain data center capacity that we lease or sublease from third parties; information security, cyberattacks, security breaches and data privacy breaches; difficulties managing an international business and acquiring or operating properties in foreign jurisdictions and unfamiliar metropolitan areas; our failure to realize the intended benefits from, or disruptions to our plans and operations or unknown or contingent liabilities related to, our recent and future acquisitions; our failure to successfully integrate and operate acquired or developed properties or businesses; difficulties in identifying properties to acquire and completing acquisitions; risks related to joint venture investments, including as a result of our lack of control of such investments; risks associated with using debt to fund our business activities, including re-financing and interest rate risks, our failure to repay debt when due, adverse changes in our credit ratings or our breach of covenants or other terms contained in our loan facilities and agreements; our failure to obtain necessary debt and equity financing, and our dependence on external sources of capital; financial market fluctuations and changes in foreign currency exchange rates; adverse economic or real estate developments in our industry or the industry sectors that we sell to, including risks relating to decreasing real estate valuations and impairment charges and goodwill and other intangible asset impairment charges; our inability to manage our growth effectively; losses in excess of our insurance coverage; our inability to attract and retain talent; environmental liabilities, risks related to natural disasters and our inability to achieve our sustainability goals; the expected operating performance of anticipated near-term acquisitions and descriptions relating to these expectations; our inability to comply with rules and regulations applicable to our Company; Digital Realty
Trust, Inc.’s failure to maintain its status as a REIT for U.S. federal income tax purposes; Digital Realty Trust, L.P.’s failure to qualify as a partnership for U.S. federal income tax purposes; restrictions on our ability to engage in certain business activities; changes in local, state, federal and international laws and regulations, including related to taxation, real estate and zoning laws, and increases in real property tax rates; the impact of any financial, accounting, legal or regulatory issues or litigation that may affect us; and those additional risks and factors discussed in reports filed with the SEC by us from time to time, including those discussed under the heading “Risk Factors” in our most recently filed Annual Report on Form 10-K and in other sections of this report, including under Part II, Item 1A, Risk Factors.
While forward-looking statements reflect our good faith beliefs, they are not guarantees of future performance. We disclaim any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, new information, data or methods, future events or other changes.
The risks included here are not exhaustive, and additional factors could adversely affect our business and financial performance, including factors and risks included in our Annual Report on Form 10-K for the year ended December 31, 2025 and in other sections of this report, including under Part II, Item 1A, Risk Factors. Moreover, we operate in a very competitive and rapidly changing environment. New risk factors emerge from time to time and it is not possible for management to identify all such risk factors, nor can we assess the impact of all such risk factors on the business or the extent to which any factor, or combination of factors, may cause actual results to differ materially from those contained in any forward-looking statements. Given these risks and uncertainties, you should not place undue reliance on forward-looking statements as a prediction of actual results.
Occupancy percentages included in the following discussion, for some of our properties, are calculated based on factors including available power, required support capacity and common area.
As used in this report: “Ascenty entity” refers to the entity which owns and operates Ascenty, formed with Brookfield Infrastructure.
Business Overview and Strategy
Digital Realty Trust, Inc., through its controlling interest in Digital Realty Trust, L.P. and its subsidiaries, delivers comprehensive space, power, and interconnection solutions that enable its customers and partners to connect with each other and service their own customers on a global technology and real estate platform. We are a leading global provider of data center, colocation and interconnection solutions for customers across a variety of industry verticals. Digital Realty Trust, Inc. operates as a REIT for U.S. federal income tax purposes, and our Operating Partnership is the entity through which we conduct our business and own our assets.
Our primary business objectives are to maximize:
We expect to accomplish our objectives by achieving superior risk-adjusted returns, prudently allocating capital, diversifying our product offerings, accelerating our global reach and scale, and driving revenue growth and operating efficiencies. A significant component of our current and future internal growth is anticipated through the development of our existing space held for development, acquisition of land for future development, and acquisition of new properties.
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We target high-quality, strategically located properties containing the physical and connectivity infrastructure that supports the applications and operations of data center and technology industry customers and properties that may be developed for such use. Most of our data center properties contain fully redundant electrical supply systems, multiple power feeds, above-standard cooling systems, raised floor areas, extensive in-building communications cabling and high-level security systems. Fundamentally, we bring together foundational real estate and innovative technology expertise around the world to deliver a comprehensive, dedicated product suite to meet customers’ data and connectivity needs. We represent an important part of the digital economy that we believe will benefit from powerful, long-term growth drivers.
We have developed detailed, standardized procedures for evaluating new real estate investments to ensure that they meet our financial, technical and other criteria. We expect to continue to acquire additional assets as part of our growth strategy. We intend to aggressively manage and lease our assets to increase their cash flow. We may continue to build out our development portfolio when justified by anticipated demand and returns.
We may acquire properties subject to existing mortgage financing and other indebtedness or we may incur new indebtedness in connection with acquiring or refinancing these properties. Debt service on such indebtedness will have a priority over any cash dividends with respect to Digital Realty Trust, Inc.’s common stock and preferred stock. We are committed to maintaining a conservative capital structure. Our goal is to average through business cycles the following financial ratios: 1) a debt-to-Adjusted EBITDA ratio around 5.5x, 2) a fixed charge coverage of greater than three times, and 3) floating rate debt at less than 20% of total outstanding debt. In addition, we strive to maintain a well-laddered debt maturity schedule, and we seek to maximize the menu of our available sources of capital, while minimizing the cost.
Changes in political conditions, geopolitical turmoil, political instability, civil disturbances, restrictive governmental actions or nationalization in the countries in which we operate, including escalations in political and trade tensions involving the U.S. and regulatory and legislative changes, could potentially result in adverse effects on our, and our customers’, operations.
Summary of 2026 Significant Activities
We completed the following significant activities during the three months ended March 31, 2026:
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Revenue Base
Most of our revenue consists of rental income generated by the data centers in our portfolio. Our ability to generate and grow revenue depends on several factors, including our ability to maintain or improve occupancy rates. A summary of our data center portfolio and the DLR Share of White Space IT Load (excluding capacity under development or held for development) is shown below.
Region
Data Centers
White Space IT Load (MW) (1)
Occupancy (2)
Americas
156
1,351
93.8
158
1,324
93.6
EMEA
129
839
83.7
822
83.8
Asia Pacific
218
84.6
217
84.2
Consolidated Portfolio
309
2,408
89.4
311
2,363
89.3
Note: Table excludes data centers held for sale or contribution.
Leasing Activities
Due to the capital-intensive and long-term nature of the operations we support, our lease terms with customers are generally longer than standard commercial leases. As of March 31, 2026, our average remaining lease term was approximately four years.
Our ability to re-lease expiring space at rental rates equal to or in excess of current rental rates will impact our results of operations. The subsequent table summarizes our leasing activity (DLR’s share) in the three months ended March 31, 2026 (net rentable square feet (“NRSF”) in thousands):
0-1 MW
> 1 MW
(Based on kW)
(Based on NRSF)(3)
Leasing Activity - New(1)(2)
Annualized GAAP Rent (in thousands)
78,954
324,482
728
Kilowatt Leased / NRSF
26,628
149,344
Weighted Average Lease Term (years)
4.2
GAAP rent per Kilowatt / NRSF
247
181
54
Leasing cost per Kilowatt / NRSF
Leasing Activity - Renewals(1)(2)
44,579
14,374
132
1.4
3.3
5.0
Expiring cash rent per Kilowatt / NRSF
280
170
Renewed cash rent per Kilowatt / NRSF
294
188
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We continue to see strong demand in most of our key metropolitan areas for data center capacity and, subject to the supply of available data center capacity in these metropolitan areas, we expect average aggregate rental rates on renewed data center leases for 2026 expirations to be positive as compared with the rates currently being paid for the same space on a GAAP basis and on a cash basis. Our past performance may not be indicative of future results, and we cannot assure you that leases will be renewed or that our data centers will be re-leased at all or at rental rates equal to or above the current average rental rates. Further, re-leased/renewed rental rates in a particular metropolitan area may not be consistent with rental rates across our portfolio as a whole and may fluctuate from one period to another due to a number of factors, including local economic conditions, local supply and demand for data center capacity, competition from other data center developers or operators, the condition of the property and whether the property, or capacity within the property, has been developed.
Geographic Concentration
We depend on the market for data centers in specific geographic regions and significant changes in these regional or metropolitan areas can impact our future results. The following table shows the geographic concentration based on annualized rent from our portfolio, including data centers held as investments in unconsolidated entities.
Metropolitan Area
Total annualized rent (1)
Northern Virginia
20.0
Frankfurt
6.4
Chicago
Singapore
5.3
London
Amsterdam
4.8
Dallas
4.4
Paris
4.3
New York
Silicon Valley
3.5
Johannesburg
2.5
32.8
Operating Expenses
Operating expenses primarily consist of utilities, property and ad valorem taxes, property management fees, insurance and site maintenance costs, and rental expenses on our ground and building leases. Our buildings require significant power to support data center operations and the cost of electric power and other utilities is a significant component of operating expenses.
Many of our leases contain provisions under which tenants reimburse us for all or a portion of property operating expenses and real estate taxes incurred by us. However, in some cases we are not entitled to reimbursement of property operating expenses, other than utility expense, and real estate taxes under our leases for Turn-Key Flex® facilities. We expect to incur additional operating expenses as we continue to expand.
Costs pertaining to our asset management function, legal, accounting, corporate governance, reporting and compliance are categorized as general and administrative costs within operating expenses.
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Other key components of operating expenses include: depreciation of our fixed assets, amortization of intangible assets, and transaction and integration costs.
Other Income / (Expenses)
Equity in earnings of unconsolidated entities, interest expense, and income tax expense make up the majority of Other income/(expenses). Equity in earnings of unconsolidated entities represents our share of the net income/(loss) of entities in which we invest, but do not consolidate under U.S. GAAP. Refer to additional discussion of Digital Core REIT and Ascenty in the Notes to the condensed consolidated financial statements.
Results of Operations
As a result of the consistent and significant growth in our business since the first property acquisition in 2002, we evaluate period-to-period results for revenue and property level operating expenses on a stabilized versus non-stabilized portfolio basis.
Stabilized: The stabilized portfolio includes properties owned as of the beginning of all periods presented with less than 5% of total rentable square feet under development.
Non-stabilized: The non-stabilized portfolio includes: (1) properties that were undergoing, or were expected to undergo, development activities during any of the periods presented; (2) any properties contributed to joint ventures, sold, or held for sale during the periods presented; and (3) any properties that were acquired or delivered at any point during the periods presented.
A roll forward showing changes in the stabilized and non-stabilized portfolios for the three months ended March 31, 2026 as compared to December 31, 2025 is shown below:
IT Capacity in kW
Stabilized
Non-Stabilized
1,378,207
746,255
2,124,462
Dispositions / Sales
(2,250)
(4,500)
New development and space reconfigurations
(800)
38,252
37,452
Transfers to stabilized from non-stabilized
246,234
(246,234)
Transfers to non-stabilized from stabilized
(2,290)
2,290
1,619,101
538,313
2,157,414
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Comparison of the Results of Operations for the Three Months Ended March 31, 2026 to the Three Months Ended March 31, 2025
Revenues
Total operating revenues as shown on our condensed consolidated income statements were as follows (in thousands):
$ Change
% Change
1,247,838
1,134,530
113,308
10.0
352,389
252,331
100,058
39.7
213,366
15.4
14,170
68.2
227,536
16.2
Total operating revenues increased by approximately $227.5 million in the three months ended March 31, 2026, compared to the same period in 2025.
Stabilized rental and other services revenue increased by approximately $113.3 million in the three months ended March 31, 2026, compared to the same period in 2025 primarily due to: increases in new leasing and renewals and higher utilities reimbursements across all regions along with the strengthening of foreign exchange rates, primarily the Euro, British pound sterling and Singapore dollar.
Non-stabilized rental and other services revenue increased by approximately $100.1 million in the three months ended March 31, 2026, compared to the same period in 2025 primarily due to:
Operating Expenses — Property Level
Property level operating expenses as shown in our condensed consolidated income statements were as follows (in thousands):
297,775
263,053
34,722
13.2
74,610
50,332
24,278
48.2
Total Utilities
372,385
313,385
59,000
18.8
207,957
186,069
21,888
11.8
58,158
52,531
5,627
10.7
Total Rental property operating and maintenance (excluding utilities)
266,115
238,600
27,515
11.5
Total Rental property operating and maintenance
86,515
15.7
48,025
43,282
4,743
11.0
11,738
10,057
1,681
16.7
Total Property taxes and insurance
6,424
Total property level operating expenses
698,263
605,324
92,939
Property level operating expenses include costs to operate and maintain the properties in our portfolio as well as property taxes and insurance.
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Total stabilized utilities expenses increased by approximately $34.7 million in the three months ended March 31, 2026, compared to the same period in 2025. The increase was primarily due to higher power pricing at certain properties in the stabilized portfolio, mainly in EMEA and APAC, offset by rebates received mainly in EMEA.
Total non-stabilized utilities expenses increased by approximately $24.3 million in the three months ended March 31, 2026, compared to the same period in 2025, primarily due to:
The cost of electric power comprises a significant component of our operating expenses. Any additional taxation or regulation of energy use, including as a result of (i) new legislation that the U.S. Congress may pass, (ii) the regulations that the U.S. EPA has proposed or finalized, (iii) regulations under legislation that states have passed or may pass, or (iv) any further legislation or regulations in EMEA, APAC or other regions where we operate could significantly increase our costs, and we may not be able to effectively pass all of these costs on to our customers. These matters could adversely impact our business, results of operations, or financial condition.
Total Rental Property Operating and Maintenance (Excluding Utilities)
Total stabilized rental property operating and maintenance expenses (excluding utilities) increased by approximately $21.9 million in the three months ended March 31, 2026, compared to the same period in 2025, primarily due to increases in building operations expense, common area maintenance expense and data center labor.
Total non-stabilized rental property operating and maintenance expenses (excluding utilities) increased by approximately $5.6 million in the three months ended March 31, 2026, compared to the same period in 2025, primarily due to increases in data center labor expense throughout the portfolio.
Total Property Taxes and Insurance
Total stabilized property taxes and insurance increased by approximately $4.7 million in the three months ended March 31, 2026, compared to the same period in 2025, primarily due to timing of property tax assessments throughout our North American portfolio.
Other Operating Expenses
Other operating expenses include costs which are either non-cash in nature (such as depreciation and amortization) or which do not directly pertain to operation of data center properties. A comparison of other operating expenses for the respective periods is shown below (in thousands).
56,502
12.8
31,218
25.3
(24,217)
(60.7)
(89)
(79.5)
Total other operating expenses
669,977
606,563
63,414
10.5
156,353
12.9
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General and Administrative
General and administrative expenses increased $31.2 million in the three months ended March 31, 2026, compared to the same period in 2025 due to higher head count along with increased information technology costs.
Transactions and Integration
Transactions and integration expenses decreased $24.2 million in the three months ended March 31, 2026, compared to the same period in 2025 driven primarily by German real estate transfer taxes paid in 2025 related to the Interxion combination.
Equity in Earnings (Loss) of Unconsolidated Entities
The change in Equity in earnings (loss) of unconsolidated entities was approximately $5.8 million in the three months ended March 31, 2026, compared to the same period in 2025. The foreign exchange remeasurement of debt associated with our unconsolidated Ascenty entity creates volatility in our equity in earnings and drove this fluctuation.
Other income, net increased $12.6 million in the three months ended March 31, 2026, compared to the same period in 2025, driven primarily by insurance proceeds received in 2026 for business interruption lost revenue, coupled with insurance proceeds for property damage at a data center in Singapore.
Interest Expense
Interest expense increased $17.9 million in the three months ended March 31, 2026, compared to the same period in 2025, driven primarily by higher unsecured senior notes interest expense tied to i) Euro Notes issued in June 2025 — €850 million aggregate principal amount of 3.875% Guaranteed Notes due 2034 and ii) Euro Notes issued in November 2025 — €600 million aggregate principal amount of 3.750% Guaranteed Notes due 2033 and €800 million aggregate principal amount of 4.250% Guaranteed Notes due 2037.
Loss on Debt Extinguishment and Modifications
In March, we voluntarily paid down Teraco debt of $53 million. The paydown resulted in a loss on debt extinguishment and modifications of approximately $4.1 million.
We incurred no losses on debt extinguishment and debt modifications in the three months ended March 31, 2025.
Income Tax Expense
Income tax expense decreased $1.1 million in the three months ended March 31, 2026 compared to the same period in 2025 due to jurisdictional rate mix within the global group. We carried out an analysis for the purposes of the Model GloBE Rules for Pillar Two and no material top-up tax is expected.
As of March 31, 2026, we are under examination for taxable year ended 2021 within the United States. Additionally, we are under examination for various taxable years ended 2017 and onward within various foreign jurisdictions.
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Liquidity and Capital Resources
The sections “Analysis of Liquidity and Capital Resources — Parent” and “Analysis of Liquidity and Capital Resources — Operating Partnership” should be read in conjunction with one another to understand our liquidity and capital resources on a consolidated basis. The term “Parent” refers to Digital Realty Trust, Inc. on an unconsolidated basis, excluding our Operating Partnership. The term “Operating Partnership” or “OP” refers to Digital Realty Trust, L.P. on a consolidated basis.
Analysis of Liquidity and Capital Resources — Parent
Our Parent does not conduct business itself, other than acting as the sole general partner of the Operating Partnership, issuing public equity from time to time, incurring certain expenses in operating as a public company (which are fully reimbursed by the Operating Partnership) and guaranteeing certain unsecured debt of the Operating Partnership and certain of its subsidiaries and affiliates. If our Operating Partnership or such subsidiaries fail to fulfill their debt requirements, which trigger Parent guarantee obligations, then our Parent will be required to fulfill its cash payment commitments under such guarantees. Our Parent’s only material asset is its investment in our Operating Partnership.
Our Parent’s principal funding requirement is the payment of dividends on its common and preferred stock. Our Parent’s principal source of funding is the distributions it receives from our Operating Partnership.
As the sole general partner of our Operating Partnership, our Parent has the full, exclusive and complete responsibility for our Operating Partnership’s day-to-day management and control. Our Parent causes our Operating Partnership to distribute such portion of its available cash as our Parent may in its discretion determine, in the manner provided in our Operating Partnership’s partnership agreement.
As circumstances warrant, our Parent may issue equity from time to time on an opportunistic basis, dependent upon market conditions and available pricing. Any proceeds from such equity issuances would generally be contributed to our Operating Partnership in exchange for additional equity interests in our Operating Partnership. Our Operating Partnership may use the proceeds to acquire additional properties, to fund development opportunities and for general working capital purposes, including potentially for the repurchase, redemption or retirement of outstanding debt or equity securities.
Our Parent and our Operating Partnership are parties to an ATM Equity OfferingSM Sales Agreement dated December 23, 2024 (the “2024 Sales Agreement”). Pursuant to the 2024 Sales Agreement, Digital Realty Trust, Inc. can issue and sell common stock having an aggregate offering price of up to $3.0 billion through various named agents from time to time.
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We believe our Operating Partnership’s sources of working capital, specifically its cash flow from operations, and funds available under its Global Revolving Credit Facility are adequate for it to make its distribution payments to our Parent and, in turn, for our Parent to make its dividend payments to its stockholders. However, we cannot assure you that our Operating Partnership’s sources of capital will continue to be available at all or in amounts sufficient to meet its needs, including making distribution payments to our Parent. The lack of availability of capital could adversely affect our Operating Partnership’s ability to pay its distributions to our Parent, which would, in turn, adversely affect our Parent’s ability to pay cash dividends to its stockholders.
Future Uses of Cash — Parent
Our Parent may from time to time seek to retire, redeem or repurchase its equity or the debt securities of our Operating Partnership or its subsidiaries through cash purchases and/or exchanges for equity securities in open market purchases, privately negotiated transactions or otherwise. Such repurchases, redemptions or exchanges, if any, will depend on prevailing market conditions, our liquidity requirements, contractual restrictions or other factors. The amounts involved may be material.
Dividends and Distributions — Parent
Our Parent is required to distribute 90% of its taxable income (excluding capital gains) on an annual basis to continue to qualify as a REIT for U.S. federal income tax purposes. Our Parent intends to make, but is not contractually bound to make, regular quarterly distributions to its common stockholders from cash flow from our Operating Partnership’s operating activities. While historically our Parent has satisfied this distribution requirement by making cash distributions to its stockholders, it may choose to satisfy this requirement by making distributions of cash or other property. All such distributions are at the discretion of our Parent’s Board of Directors. Our Parent considers market factors and our Operating Partnership’s performance in addition to REIT requirements in determining distribution levels. Our Parent has distributed at least 100% of its taxable income annually since inception to minimize corporate level federal and state income taxes. Amounts accumulated for distribution to stockholders are invested primarily in interest-bearing accounts and short-term interest-bearing securities, in a manner consistent with our intention to maintain our Parent’s status as a REIT.
As a result of this distribution requirement, our Operating Partnership cannot rely on retained earnings to fund its ongoing operations to the same extent that other companies whose parent companies are not REITs can. Our Parent may need to continue to raise capital in the debt and equity markets to fund our Operating Partnership’s working capital needs, as well as potential developments at new or existing properties, acquisitions or investments in existing or newly created joint ventures. In addition, our Parent may be required to use borrowings under the Operating Partnership’s Global Revolving Credit Facility (which is guaranteed by our Parent), if necessary, to meet REIT distribution requirements and maintain our Parent’s REIT status.
Distributions out of our Parent’s current or accumulated earnings and profits are generally classified as ordinary income whereas distributions in excess of our Parent’s current and accumulated earnings and profits, to the extent of a stockholder’s U.S. federal income tax basis in our Parent’s stock, are generally classified as a return of capital. Distributions in excess of a stockholder’s U.S. federal income tax basis in our Parent’s stock are generally characterized as capital gain. Cash provided by operating activities has been generally sufficient to fund distributions on an annual basis. However, we may also need to utilize borrowings under the Global Revolving Credit Facility to fund distributions.
For additional information regarding dividends declared and paid by our Parent on its common and preferred stock for the three months ended March 31, 2026, see Note 10. “Equity and Capital” to our condensed consolidated financial statements contained herein.
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Analysis of Liquidity and Capital Resources — Operating Partnership
As of March 31, 2026, we had $2,426.6 million of cash and cash equivalents, excluding $10.8 million of restricted cash. Restricted cash primarily consists of contractual capital expenditures plus other deposits and is included in Other assets on our Condensed Consolidated Balance Sheets. As circumstances warrant, our Operating Partnership may dispose of stabilized assets or enter into joint venture arrangements with institutional investors or strategic partners, on an opportunistic basis dependent upon market conditions. Our Operating Partnership may use the proceeds from such dispositions to acquire additional properties, to fund development opportunities and for general working capital purposes, including the repayment of indebtedness. Our liquidity requirements primarily consist of:
The Global Revolving Credit Facilities provide for borrowings up to $4.5 billion (including approximately $0.3 billion available to be drawn on the Yen Revolving Credit Facility) based on currency commitments and foreign exchange rates as of March 31, 2026. The Global Revolving Credit Facility provides for borrowings in a variety of currencies and can be increased by an additional $1.8 billion, subject to receipt of lender commitments and other conditions precedent. Both facilities mature on January 24, 2029, with two six-month extension options available.
These facilities also feature a sustainability-linked pricing component, with pricing subject to adjustment based on annual performance targets, further demonstrating our continued leadership and commitment to sustainable business practices.
The Global Revolving Credit Facility provides for borrowings in a variety of currencies and includes the ability to add additional currencies in the future. We have used and intend to use available borrowings under the Global Revolving Credit Facilities to acquire additional properties, fund development opportunities and for general working capital and other corporate purposes, including potentially for the repurchase, redemption or retirement of outstanding debt or equity securities. For additional information regarding our Global Revolving Credit Facilities, see Note 8. “Debt of the Operating Partnership” in the Notes to our Condensed Consolidated Financial Statements.
Future Uses of Cash
Our properties require periodic investments of capital for customer-related capital expenditures and for general capital improvements. Depending upon customer demand, we expect to incur significant improvement costs to build out and develop additional capacity. At March 31, 2026, we had open commitments, related to construction contracts of approximately $3.2 billion, including amounts reimbursable of approximately $92.8 million.
For the remainder of 2026, we currently expect to incur approximately $2.8 billion to $3.3 billion of capital expenditures, which includes our share of joint venture contributions and is net of partner contributions for our development programs. This amount could go up or down, potentially materially, based on numerous factors, including changes in demand, leasing results and availability of debt or equity capital.
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Development Projects
We are investing in our portfolio, which includes consolidated and unconsolidated projects, to organically expand our capacity. As of March 31, 2026, we had 1,169 megawatts of projects underway across multiple metropolitan areas around the world, representing an approximately 52% increase of capacity under development as compared to December 31, 2025. As of March 31, 2026, 61% of the 1,169 megawatts of projects underway was pre-leased. As of March 31, 2026, we had over 5 gigawatts of additional future development capacity, of which approximately 58% came from locations with more than 100 megawatts of buildable capacity, 30% came from locations with between 25 megawatts and 100 megawatts of buildable capacity and 12% came from locations with less than 25 megawatts of buildable capacity. As of March 31, 2026, we estimate that the stabilized yield on our total 1,169 megawatts of capacity under construction across the world was approximately 11.4%. We define the estimated stabilized yield on our in-progress construction as the anticipated stabilized net operating income for a certain project as a percentage of the total estimated cost to complete the construction of such project. We calculate the anticipated stabilized net operating income for any given project by subtracting the project’s estimated stabilized operating expenses and depreciation and amortization from its estimated stabilized revenue, which we estimate based on leases signed and other assumptions based on market conditions. No assurance can be given that we will complete any of these projects on the terms currently contemplated, or at all, that the actual cost of any of these projects will not exceed our estimates or that the actual yield achieved by such projects will be consistent with our estimates.
Capital Expenditures (Cash Basis)
The table below summarizes our capital expenditure activity for the three months ended March 31, 2026 and 2025 (in thousands):
Development projects
729,959
686,621
Enhancement and improvements
5,760
5,588
Recurring capital expenditures
59,665
35,305
Total capital expenditures (excluding indirect costs)
795,384
727,514
Our development capital expenditures are generally funded by our available cash and equity and debt capital.
Indirect costs, including interest, capitalized in the three months ended March 31, 2026 and 2025 were $74.7 million and $59.8 million, respectively. Capitalized interest comprised approximately $35.6 million and $30.1 million of the total indirect costs capitalized for the three months ended March 31, 2026 and 2025, respectively. Capitalized interest in the three months ended March 31, 2026 increased, compared to the same period in 2025, due to an increase in qualifying activities and higher interest rates.
Excluding capitalized interest, indirect costs in the three months ended March 31, 2026 increased compared to the same period in 2025 due primarily to capitalized amounts relating to compensation expense of employees directly engaged in construction activities. See “Future Uses of Cash” for a discussion of the amount of capital expenditures we expect to incur during the year ending December 31, 2026.
Consistent with our growth strategy, we actively pursue potential acquisition opportunities, with due diligence and negotiations often at different stages at different times. The dollar value of acquisitions for the year ending December 31, 2026 will depend upon numerous factors, including customer demand, leasing results, availability of debt or equity capital and acquisition opportunities. Further, the growing acceptance by private institutional investors of the data center asset class has generally pushed capitalization rates lower, as such private investors may often have lower return expectations than us. As a result, we anticipate near-term single asset acquisitions activity to comprise a smaller percentage of our growth while this market dynamic persists.
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We may from time to time seek to retire or repurchase our outstanding debt or the equity of our Parent through cash purchases and/or exchanges for equity securities of our Parent in open market purchases, privately negotiated transactions or otherwise. Such repurchases or exchanges, if any, will depend upon prevailing market conditions, our liquidity requirements, contractual restrictions or other factors. The amounts involved may be material.
Sources of Cash
We expect to meet our short-term and long-term liquidity requirements, including payment of scheduled debt maturities and funding of acquisitions and non-recurring capital improvements, with net cash from operations, future long-term secured and unsecured indebtedness and the issuance of equity and debt securities and the proceeds of equity issuances by our Parent. We also may fund future short-term and long-term liquidity requirements, including acquisitions and non-recurring capital improvements, using our Global Revolving Credit Facilities pending permanent financing. As of April 29, 2026, we had approximately $3.7 billion of borrowings available under our Global Revolving Credit Facilities.
During the first half of 2025, the Company launched the Fund, successfully raising more than $3 billion of equity commitments to date. As of March 31, 2026, the Fund owned an 80% interest in each individual asset, while the Company retained the remaining 20% ownership and less than a 2% direct interest in the Fund. The Company will continue to serve as general partner, maintaining operational and management responsibilities for the assets. However, certain governance rights are granted to the limited partners. As such, we continue to conclude we do not own a controlling interest and account for our interest in the assets under the equity method of accounting.
During the quarter, we sold a non-core data center in the Boston metro area for gross proceeds of approximately $6.4 million and recognized a loss on disposition of approximately $0.3 million.
All distributions on our units are at the discretion of our Parent’s Board of Directors. For additional information regarding distributions paid on our common and preferred units for the three months ended March 31, 2026, see Note 10. “Equity and Capital” to our condensed consolidated financial statements contained herein.
Outstanding Consolidated Indebtedness
The table below summarizes our outstanding debt as of March 31, 2026 (in millions):
Debt Summary:
Fixed rate
14,239
Variable rate debt subject to interest rate swaps
2,694
Total fixed rate debt (including interest rate swaps)
16,933
Variable rate—unhedged
1,205
18,138
Percent of Total Debt:
Fixed rate (including swapped debt)
93.4
Variable rate
Effective Interest Rate as of March 31, 2026
Fixed rate (including hedged variable rate debt)
2.17
Effective interest rate
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Our ratio of debt to total enterprise value was approximately 21.7% (based on the closing price of Digital Realty Trust, Inc.’s common stock on March 31, 2026 of $180.21). For this purpose, our total enterprise value is defined as the sum of the market value of Digital Realty Trust, Inc.’s outstanding common stock (which may decrease, thereby increasing our debt to total enterprise value ratio), plus the liquidation value of Digital Realty Trust, Inc.’s preferred stock, plus the aggregate value of Digital Realty Trust, L.P. units not held by Digital Realty Trust, Inc. (with the per unit value equal to the market value of one share of Digital Realty Trust, Inc.’s common stock and excluding long-term incentive units, Class C units and Class D units), plus the book value of our total consolidated indebtedness.
The variable rate debt shown above bears interest based on various one-month EURIBOR, TIBOR, SARON and JIBAR rates and 91-day CD rate, depending on the respective agreement governing the debt, including our Global Revolving Credit Facilities and unsecured term loans. As of March 31, 2026, our debt had a weighted average term to initial maturity of approximately 4.7 years (or approximately 4.8 years assuming exercise of extension options).
As of March 31, 2026, our pro-rata share of secured debt of unconsolidated entities was approximately $2.0 billion.
Covenants
The following is a summary of the key financial covenants for our senior unsecured notes, as defined and calculated per the terms of our senior notes. These calculations, which are not based on U.S. GAAP, are presented to show our ability to incur additional debt under the terms of our senior notes as well as to disclose our current compliance with such covenants and are not measures of our liquidity or performance. The actual amounts as of March 31, 2026, are:
Debt Covenant Ratios (1)
8.25% Cap(2)
7.25% Cap(3)
Total outstanding debt / total assets
Less than 60%
39%
33%
Secured debt / total assets
Less than 40%
5%
1%
Total unencumbered assets / unsecured debt
Greater than 150%
274%
301%
Consolidated EBITDA / interest expense (4)
Greater than 1.50x
4.6 x
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Cash Flows
The following summary discussion of our cash flows is based on the condensed consolidated statements of cash flows and is not meant to be an all-inclusive discussion of the changes in our cash flows for the periods presented below.
Comparison of Three Months Ended March 31, 2026 to Three Months Ended March 31, 2025
The following table shows cash flows and ending cash, cash equivalents and restricted cash balances for the respective periods (in thousands).
Change
133,336
(429,722)
800,048
503,662
Cash provided by operating activities in 2026 increased $134.7 million over 2025. The increase was driven by:
The changes in the activities that comprise the increase in net cash used in investing activities for the three months ended March 31, 2026 as compared to the three months ended March 31, 2025 consisted of the following amounts (in thousands).
2026 vs 2025
Increase in net cash used in business combinations / asset acquisitions
(240,750)
Increase in cash used for improvements to investments in real estate
(82,735)
Increase in cash contributed to investments in unconsolidated entities, net
(88,442)
Decrease in net cash provided by proceeds from sale of real estate
(56,015)
Other changes
38,220
Increase in net cash used in investing activities
The increase in net cash used in investing activities was primarily due to:
The changes in the activities that comprise the increase in net cash provided by financing activities for the three months ended March 31, 2026 as compared to the three months ended March 31, 2025 consisted of the following amounts (in thousands).
Increase in cash provided by short-term borrowings
358,066
Decrease in cash provided by proceeds from secured / unsecured debt
(832,278)
Decrease in cash used for repayment on secured / unsecured debt
439,109
Increase in cash provided by proceeds from issuance of common stock, net of costs
869,582
Increase in cash used for dividend and distribution payments
(22,745)
Other changes, net
(11,686)
Increase in net cash provided by financing activities
The increase in net cash provided by financing activities was primarily due to:
Noncontrolling interests relate to the common units in Digital Realty Trust, L.P. that are not owned by Digital Realty Trust, Inc., which, as of March 31, 2026, amounted to 1.8% of Digital Realty Trust, L.P. common units. Historically, Digital Realty Trust, L.P. has issued common units to third party sellers in connection with our acquisition of real estate interests from such third parties.
Limited partners have the right to require Digital Realty Trust, L.P. to redeem part or all of their common units for cash based on the fair market value of an equivalent number of shares of Digital Realty Trust, Inc. common stock at the time of redemption. Alternatively, Digital Realty Trust, Inc. may elect to acquire those common units in exchange for shares of its common stock on a one-for-one basis, subject to adjustment in the event of stock splits, stock dividends, issuance of stock rights, specified extraordinary distributions and similar events. As of March 31, 2026, common units and incentive units of Digital Realty Trust, L.P. are classified within equity, except for certain common units of approximately 0.2 million issued to certain former DuPont Fabros Technology, L.P. unitholders in the Company’s acquisition of DuPont Fabros Technology, Inc., which are subject to certain restrictions and, accordingly, are not presented as permanent equity in the condensed consolidated balance sheet.
Inflation
Many of our leases provide for separate real estate tax and operating expense escalations. In addition, many of the leases provide for fixed base rent increases. We believe that inflationary increases may be at least partially offset by the contractual rent increases and expense escalations described above. A period of inflation, however, could cause an increase in the cost of our variable-rate borrowings, including borrowings under our Global Revolving Credit Facilities, borrowings under our Euro Term Loan Facility and issuances of unsecured senior notes.
Funds from Operations
We calculate funds from operations, or FFO, in accordance with the standards established by the National Association of Real Estate Investment Trusts (Nareit) in the Nareit Funds From Operations White Paper - 2018 Restatement. FFO is a non-GAAP financial measure and represents net income (loss) (computed in accordance with GAAP), excluding gain (loss) from the disposition of real estate assets, provision for impairment, real estate related depreciation and amortization (excluding amortization of deferred financing costs), our share of unconsolidated JV real estate related depreciation & amortization, net income attributable to noncontrolling interests in operating partnership and, reconciling items related to noncontrolling interests. Management uses FFO as a supplemental performance measure because, in excluding real estate related depreciation and amortization and gains and losses from property dispositions and after adjustments for unconsolidated partnerships and joint ventures, it provides a performance measure that, when compared year over year, captures trends in occupancy rates, rental rates and operating costs. We also believe that, as a widely recognized measure of the performance of REITs, FFO will be used by investors as a basis to compare our operating performance with that of other REITs. However, because FFO excludes depreciation and amortization and captures neither the changes in the value of our data centers that result from use or market conditions, nor the level of capital expenditures and capitalized leasing commissions necessary to maintain the operating performance of our data centers, all of which have real economic effect and could materially impact our financial condition and results from operations, the utility of FFO as a measure of our performance is limited. Other REITs may not calculate FFO in accordance with the Nareit definition and, accordingly, our FFO may not be comparable to other REITs’ FFO. FFO should be considered only as a supplement to net income computed in accordance with GAAP as a measure of our performance.
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Reconciliation of Net Income Available to Common Stockholders to Funds From Operations (FFO)
(unaudited, in thousands, except per share and unit data)
GAAP Net Income Available to Common Stockholders
Non-GAAP Adjustments:
Net income attributable to non-controlling interests in operating partnership
4,000
3,000
Real estate related depreciation and amortization (1)
490,965
432,654
Depreciation related to non-controlling interests
(23,726)
(19,480)
Unconsolidated JV real estate related depreciation and amortization
60,291
55,861
Gain from the disposition of real estate assets
(226)
FFO available to common stockholders and unitholders (2)
700,397
570,717
Basic FFO per share and unit
2.00
1.67
Diluted FFO per share and unit (2)(3)
1.99
Weighted average common stock and units outstanding
Diluted (2)(3)
(1) Real estate related depreciation and amortization was computed as follows:
Depreciation and amortization per income statements
Non-real estate depreciation
(8,546)
(10,355)
Add: Effect of dilutive securities
8,241
8,038
Weighted average common stock and units outstanding—diluted
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ITEM 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
Our future income, cash flows and fair values relevant to financial instruments depend upon prevalent market interest rates. Market risk refers to the risk of loss from adverse changes in market prices and interest rates. We do not use derivatives for trading or speculative purposes and only enter into contracts with major financial institutions based on their credit ratings and other factors.
Analysis of Debt between Fixed and Variable Rate
We use interest rate swap agreements and fixed rate debt to reduce our exposure to interest rate movements. As of March 31, 2026, our consolidated debt was as follows (in millions):
Balance
Fixed rate debt
13,361
16,055
Variable rate debt
Total outstanding debt
17,260
Sensitivity to Changes in Interest Rates
The following table shows the effect if assumed changes in interest rates occurred, based on fair values and interest expense as of March 31, 2026:
Assumed event
($ millions)
Increase in fair value of interest rate swaps following an assumed 10% increase in interest rates
Decrease in fair value of interest rate swaps following an assumed 10% decrease in interest rates
(1)
Increase in annual interest expense on our debt that is variable rate and not subject to swapped interest following a 10% increase in interest rates
Decrease in annual interest expense on our debt that is variable rate and not subject to swapped interest following a 10% decrease in interest rates
(4)
Increase in fair value of fixed rate debt following a 10% decrease in interest rates
(198)
Decrease in fair value of fixed rate debt following a 10% increase in interest rates
(185)
Interest risk amounts were determined by considering the impact of hypothetical interest rates on our financial instruments. These analyses do not consider the effect of any change in overall economic activity that could occur in that environment. Further, in the event of a change of that magnitude, we may take actions to further mitigate our exposure to the change. However, due to the uncertainty of the specific actions that would be taken and their possible effects, these analyses assume no changes in our financial structure.
Foreign Currency Exchange Risk
We are subject to risk from the effects of exchange rate movements of a variety of foreign currencies, which may affect future costs and cash flows. Our primary currency exposures are to the Euro, Japanese yen, British pound sterling, Singapore dollar, South African rand and Brazilian real. Our exposure to foreign exchange risk related to the Brazilian real is limited to the impact that currency has on our share of the Ascenty entity’s operations and financial position. We attempt to mitigate a portion of the risk of currency fluctuations by financing our investments in local currency denominations in order to reduce our exposure to any foreign currency transaction gains or losses resulting from transactions entered into in currencies other than the functional currencies of the associated entities. We also utilize cross-currency interest rate swaps, designated as net investment hedges, which effectively convert a portion of our U.S. dollar-denominated fixed-rate debt to foreign currency-denominated fixed-rate debt, to hedge the currency exposure associated with our net investment in our foreign subsidiaries. In addition, we may also hedge well-defined transactional exposures with foreign currency forwards or options, although there can be no assurances that these will be effective. As a result, changes in the relation of any such foreign currency to U.S. dollar may affect our revenues, operating margins and distributions and may also affect the book value of our assets and the amount of stockholders’ equity.
ITEM 4. CONTROLS AND PROCEDURES
Evaluation of Disclosure Controls and Procedures (Digital Realty Trust, Inc.)
The Company maintains disclosure controls and procedures that are designed to ensure that information required to be disclosed in its reports filed under the Securities Exchange Act of 1934, as amended, is recorded, processed, summarized and reported within the time periods specified in the U.S. Securities and Exchange Commission’s rules and forms, and that such information is accumulated and communicated to its management, including its chief executive officer and chief financial officer, as appropriate, to allow timely decisions regarding required disclosure. In designing and evaluating the disclosure controls and procedures, the Company’s management recognizes that any controls and procedures, no matter how well designed and operated, can provide only reasonable assurance of achieving the desired control objectives, and its management is required to apply its judgment in evaluating the cost-benefit relationship of possible controls and procedures. Also, the Company has investments in certain unconsolidated entities, which are accounted for using the equity method of accounting. As the Company does not control or manage these entities, its disclosure controls and procedures with respect to such entities may be substantially more limited than those it maintains with respect to its consolidated subsidiaries.
As required by Rule 13a-15(b) or Rule 15d-15(b) of the Securities Exchange Act of 1934, as amended, management of the Company carried out an evaluation, under the supervision and with participation of its chief executive officer and chief financial officer, of the effectiveness of the design and operation of its disclosure controls and procedures that were in effect as of the end of the quarter covered by this report. Based on the foregoing, the Company’s chief executive officer and chief financial officer concluded that its disclosure controls and procedures were effective at the reasonable assurance level.
Changes in Internal Control over Financial Reporting
There have been no changes in the Company’s internal control over financial reporting during its most recent fiscal quarter that have materially affected, or are reasonably likely to materially affect, its internal control over financial reporting.
Evaluation of Disclosure Controls and Procedures (Digital Realty Trust, L.P.)
The Operating Partnership maintains disclosure controls and procedures that are designed to ensure that information required to be disclosed in its reports filed under the Securities Exchange Act of 1934, as amended, is recorded, processed, summarized and reported within the time periods specified in the U.S. Securities and Exchange Commission’s rules and forms, and that such information is accumulated and communicated to its management, including the chief executive officer and chief financial officer of its general partner, as appropriate, to allow timely decisions regarding required disclosure. In designing and evaluating the disclosure controls and procedures, the Operating Partnership’s management recognizes that any controls and procedures, no matter how well designed and operated, can provide only reasonable assurance of achieving the desired control objectives, and its management is required to apply its judgment in evaluating the cost-benefit relationship of possible controls and procedures. Also, the Operating Partnership has investments in certain unconsolidated entities, which are accounted for using the equity method of accounting. As the Operating Partnership does not control or manage these entities, its disclosure controls and procedures with respect to such entities may be substantially more limited than those it maintains with respect to its consolidated subsidiaries.
As required by Rule 13a-15(b) or Rule 15d-15(b) of the Securities Exchange Act of 1934, as amended, management of the Operating Partnership carried out an evaluation, under the supervision and with participation of the chief executive officer and chief financial officer of its general partner, of the effectiveness of the design and operation of its disclosure controls and procedures that were in effect as of the end of the quarter covered by this report. Based on the foregoing, the chief executive officer and chief financial officer of the Operating Partnership’s general partner concluded that its disclosure controls and procedures were effective at the reasonable assurance level.
There have been no changes in the Operating Partnership’s internal control over financial reporting during its most recent fiscal quarter that have materially affected, or are reasonably likely to materially affect, its internal control over financial reporting.
PART II—OTHER INFORMATION
ITEM 1. LEGAL PROCEEDINGS.
In the ordinary course of our business, we may become subject to various legal proceedings. As of March 31, 2026, we were not a party to any legal proceedings which we believe would have a material adverse effect on our operations or financial position.
ITEM 1A. RISK FACTORS.
The risk factors discussed under the heading “Risk Factors” and elsewhere in the Company’s and the Operating Partnership’s Annual Report on Form 10-K for the year ended December 31, 2025 continue to apply to our business.
ITEM 2. UNREGISTERED SALES OF EQUITY SECURITIES AND USE OF PROCEEDS.
During the three months ended March 31, 2026, we issued 52,000 shares of our Common Stock as partial consideration for our acquisition of Telepoint. The shares were issued in reliance upon the exemption from registration provided by Section 4(a)(2).
During the three months ended March 31, 2026, Digital Realty Trust, L.P. issued partnership units in private placements in reliance on the exemption from registration provided by Section 4(a)(2) of the Securities Act, in the amounts and for the consideration set forth below:
During the three months ended March 31, 2026, Digital Realty Trust, Inc. issued an aggregate of 382,510 shares of its common stock in connection with restricted stock unit awards for no cash consideration. For each share of common stock issued by Digital Realty Trust, Inc. in connection with such an award, Digital Realty Trust, L.P. issued a restricted common unit to Digital Realty Trust, Inc. During the three months ended March 31, 2026, Digital Realty Trust, L.P. issued an aggregate of 382,510 common units to Digital Realty Trust, Inc., as required by Digital Realty Trust, L.P.’s partnership agreement. During the three months ended March 31, 2026, an aggregate of 19,123 shares of its common stock were forfeited to Digital Realty Trust, Inc. in connection with restricted stock unit awards for a net issuance of 363,387 shares of common stock.
For these issuances of common units to Digital Realty Trust, Inc., Digital Realty Trust, L.P. relied on Digital Realty Trust, Inc.’s status as a publicly traded NYSE-listed company with approximately $48.9 billion in total consolidated assets and as Digital Realty Trust, L.P.’s majority owner and general partner as the basis for the exemption under Section 4(a)(2) of the Securities Act.
ITEM 3. DEFAULTS UPON SENIOR SECURITIES.
None.
ITEM 4. MINE SAFETY DISCLOSURES.
Not applicable.
ITEM 5. OTHER INFORMATION.
Securities Trading Plans of Directors and Executive Officers
During the three months ended March 31, 2026, none of our directors or Section 16 officers adopted, modified, or terminated any Rule 10b5-1 trading arrangement or any non-Rule 10b5-1 trading arrangement.
ITEM 6. EXHIBITS.
Incorporated by Reference
ExhibitNumber
Description
Form
File Number
Date
Number
Filed Herewith
3.1
Articles of Amendment and Restatement of Digital Realty Trust, Inc., as amended
10-K
001-32336 and 000-54023
02/24/2025
3.2
Ninth Amended and Restated Bylaws of Digital Realty Trust, Inc.
8-K
04/03/2023
Certificate of Limited Partnership of Digital Realty Trust, L.P.
000-54023
06/25/2010
3.4
Nineteenth Amended and Restated Agreement of Limited Partnership of Digital Realty Trust, L.P.
10/10/2019
31.1
Rule 13a-14(a)/15d-14(a) Certification of Chief Executive Officer for Digital Realty Trust, Inc.
X
31.2
Rule 13a-14(a)/15d-14(a) Certification of Chief Financial Officer for Digital Realty Trust, Inc.
31.3
Rule 13a-14(a)/15d-14(a) Certification of Chief Executive Officer for Digital Realty Trust, L.P.
31.4
Rule 13a-14(a)/15d-14(a) Certification of Chief Financial Officer for Digital Realty Trust, L.P.
32.1
18 U.S.C. § 1350 Certification of Chief Executive Officer for Digital Realty Trust, Inc.
32.2
18 U.S.C. § 1350 Certification of Chief Financial Officer for Digital Realty Trust, Inc.
32.3
18 U.S.C. § 1350 Certification of Chief Executive Officer for Digital Realty Trust, L.P.
32.4
18 U.S.C. § 1350 Certification of Chief Financial Officer for Digital Realty Trust, L.P.
101
The following financial statements from Digital Realty Trust, Inc.’s and Digital Realty Trust, L.P.’s Form 10-Q for the quarter ended March 31, 2026, formatted in Inline XBRL interactive data files: (i) Condensed Consolidated Balance Sheets as of March 31, 2026 and December 31, 2025; (ii) Condensed Consolidated Income Statements for the three months ended March 31, 2026 and 2025; (iii) Condensed Consolidated Statements of Comprehensive Income for the three months ended March 31, 2026 and 2025; (iv) Condensed Consolidated Statements of Equity/Capital for the three months ended March 31, 2026 and 2025; (v) Condensed Consolidated Statements of Cash Flows for the three months ended March 31, 2026 and 2025; and (vi) Notes to Condensed Consolidated Financial Statements.
104
Cover Page Interactive Data File (formatted as Inline XBRL and contained in Exhibit 101).
*Portions of this exhibit have been omitted because such portions (i) are not material and (ii) would be competitively harmful if publicly disclosed.
SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.
May 1, 2026
/S/ ANDREW P. POWER
Andrew P. PowerPresident & Chief Executive Officer(principal executive officer)
/S/ MATTHEW R. MERCIER
Matthew R. MercierChief Financial Officer(principal financial officer)
/s/ CHRISTINE B. KORNEGAY
Christine B. KornegayChief Accounting Officer(principal accounting officer)
By:
Its general partner