Company facts
- Industry
- Real Estate Investment Trusts
- Headquarters
- Austin, Texas
- Most recent report
- 8-K, filed Oct 30, 2026
- Incorporated
- Maryland
- Filings on record
- 1,002+ filings
- On EDGAR
- CIK 1297996
- Fiscal year ends
- December
- Filer status
- Large accelerated filer
Financials 8 of 37
News 8 of 200
Prospectuses and Registrations 8 of 53
- 424B5 Prospectus supplement for an offering May 4, 2026
- 424B5 Prospectus supplement for an offering Feb 17, 2026
- S-3ASR Automatic shelf registration Feb 17, 2026
- S-3 Shelf registration statement Apr 7, 2025
- 424B5 Prospectus supplement for an offering Dec 23, 2024
- 424B5 Prospectus supplement for an offering May 9, 2024
- 424B5 Prospectus supplement for an offering May 7, 2024
- 424B5 Prospectus supplement for an offering Feb 23, 2024
Proxies 8 of 22
- DEFA14A Extra proxy material Apr 17, 2026
- DEF 14A Proxy statement for a shareholder vote Apr 17, 2026
- PX14A6G Shareholder's own proxy material May 22, 2025
- DEFA14A Extra proxy material Apr 25, 2025
- DEF 14A Proxy statement for a shareholder vote Apr 25, 2025
- DEFA14A Extra proxy material Apr 26, 2024
- DEF 14A Proxy statement for a shareholder vote Apr 26, 2024
- DEFA14A Extra proxy material May 31, 2023
Ownership 8 of 644
- 4 Insider reported a trade Oct 2, 2026
- 4 Insider reported a trade Oct 2, 2026
- 4 Insider reported a trade Oct 2, 2026
- 4 Insider reported a trade Aug 31, 2026
- SCHEDULE 13G Large holder reported a passive stake Aug 12, 2026
- 4 Insider reported a trade Jul 2, 2026
- 4 Insider reported a trade Jul 2, 2026
- 4 Insider reported a trade Jul 2, 2026
Other 8 of 46
What to read: Sep 2026 10-Q
SECSift found 17 of 44 sections worth reading, with 1 positive, 37 notable, and 2 negative flags.
NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
Massive $5.2B step-acquisition and $10.6B CIP surge; core growth story.NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
Acquisition of Columbia Capital for $690M, contingent earnout, and $23M costs.Notable- Acquisition for $690.1M in August 2026, funded mostly with stock and contingent earnout.
- Contingent earnout of $220M in stock, max 1.5M shares, based on fee targets; Level 3 fair value.
- $23M in acquisition-related costs recorded in Transactions and integration.
- Acquisition deemed not material; no pro forma financials presented.
NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
Customer concentration at 11% and 10% is a real dependency risk.NotableNOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
Large equity method investments ($3.8B) with new $3B+ fund and ownership changes.NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
Contains material related-party transactions, VIE exposure, and goodwill changes.NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
Acquisition intangibles added $150M in management contracts; below-market lease liability ballooned 16x.NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
Debt maturity wall in 2029 ($4.5B) and 2027 ($2.6B) with covenant details.NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
Debt table with $15.9B balance, maturities, covenants, and compliance status.NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
EPS table shows a large swing in net income and diluted share count; Teraco put right starts Feb 2026.NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
Large ATM equity raises ($2.9B in 2026) and a $7.5B new facility; Teraco put/call creates dilution risk.Notable- Raised $1.3B net from Jan-May 2026 under the 2024 ATM at $179.30 avg price.
- Raised $1.6B net from May-Sept 2026 under new $7.5B ATM at $191.69 avg price.
- $5.9B remains available for future ATM sales as of Sept 30, 2026, a large potential dilution.
- Teraco put/call allows Rollover Shareholders to sell Remaining Teraco Interest from Feb 2026, settled in cash or shares.
NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
Teraco put option exercise changes ownership and creates a $94.4M accounting adjustment.Notable- Put option exercise on 16% of Teraco equity increases ownership from 61% to 77%, settled with 3,425,031 shares in October 2026.
- Redeemable NCI recorded $17.4 million net loss for nine months ended September 30, 2026, vs $18.1 million loss in prior year.
- $94.4 million adjustment to Redeemable NCI because contractual redemption value exceeded carrying value, booked through Additional Paid in Capital.
NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
The notes behind the statements live here.NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
The notes behind the statements live here.NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
The notes behind the statements live here.NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
Large debt fair value gap, huge construction commitments, and cash drop.NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
Two large debt issuances post-period, adding ~$1.7B in new notes.Item 2
MD&A with major acquisitions, $3B ATM, 90% development surge, and detailed segment results.Notable- Net proceeds of $2.9B from ATM equity program in nine months ended Sep 30, 2026; $5.9B still available.
- Fee income and other surged $262M in nine months ended Sep 30, 2026, including $201M promote income from June 2026 acquisition.
- Development capacity under construction surged 90% to 1,464 MW as of Sep 30, 2026 vs Dec 31, 2025.
- 63% of 1,464 MW under development was pre-leased as of Sep 30, 2026; estimated stabilized cash yield of 11.6%.
- Issued CHF510M and €1.0B in notes in October 2026, after quarter end, for ~$1.7B total.
What changed: Sep 2026 vs. Jun 2026
About 7% of DLR's Sep 2026 10-Q is new information. 29 paragraphs were added, 200 changed, and 17 removed. Below are the most important lines SECSift identified.
New
- New acquisition of Columbia Capital for $690.1 million on August 18, 2026, with $453.0 million in stock, $17.1 million cash, and $220.0 million contingent consideration.
- Added EPS table for Digital Realty Trust, L.P. with basic EPS of $0.50 and diluted EPS of $0.48 for Q3 2026.
- Added a new paragraph about DCREIT agreements to acquire interests in Osaka and Singapore data centers and sell interests in Los Angeles, Toronto, and Northern Virginia for $315.9 million.
- Added debt maturity table showing $19.6B total debt as of September 30, 2026.
- Added disclosure of $100.8M letters of credit issued under Global Revolving Credit Facility.
- Added fair value table for debt and commitments section with $4.1B in construction contracts.
- Goodwill of $499.1 million recorded for Columbia Capital Acquisition, expected to be deductible for tax purposes.
- Grant date fair value of $14.5 million for Financial-Based Performance Awards in nine months ended September 30, 2026.
- Grant date fair value of $14.5 million for Market-Based Performance Awards in nine months ended September 30, 2026.
- Added a new section 7 on Goodwill, showing a balance of $10,050,563 as of September 30, 2026, up from $9,711,953 at year-end 2025, driven by the Columbia Capital Acquisition.
- Added distributions table for nine months ended September 30, 2026 with common unit distributions of $1,343,246 thousand.
- Added a new paragraph stating the Company held 32% of DCREIT units and direct retained interests in North American and Frankfurt assets as of September 30, 2026.
- Added antidilutive securities table showing 16,979 total shares excluded for Q3 2026.
Changed
- Debt-to-enterprise value rose to 22.4% from 21.4%; stock price used was $175.53 vs $179.58.
- Amortization of below-market leases net of above-market increased revenue by $2.5 million for three months ended September 30, 2026, up from $1.3 million.
- Cross-currency swap notional rose to $2.2 billion from $1.8 billion as of June 30, 2026.
- Income taxes paid rose to $80.2M for nine months ended Sep 30, 2026 from $45.5M for six months ended Jun 30, 2026.
- Interest paid rose to $310.6M for nine months ended Sep 30, 2026 from $155.7M for six months ended Jun 30, 2026.
- Total consolidated assets rose to $56.5 billion from $54.5 billion.
- Total debt rose to $19,619M from $18,768M; unhedged variable-rate debt rose to $2,138M from $1,202M.
- Yen facility USD equivalent rose to $270M from $262M due to exchange rate change.
- Cross-currency swap fair value moved: assets $34,838k (June 30) vs. $9,124k (Sept 30, 2026) in table.
- Interest rate swap fair value moved: assets $8,095k (June 30) vs. $(4,369)k (Sept 30, 2026) in table.
- Interest rate swap liability fair value moved to $13,553k (June 30) from $29,443k (Dec 31, 2025).
- New leasing activity: 93,947 kW at $263/kW vs prior 52,745 kW at $263/kW for 0-1 MW band.
- Renewed cash rent for >1 MW rose to $209/kW from $248/kW; expiring rent rose to $136/kW from $150/kW.
- Exhibit 101 now covers the quarter ended September 30, 2026, instead of June 30, 2026.
- Prior referenced only the quarter ended March 31, 2026; now also references the quarter ended June 30, 2026.
- Section 12 now shows AOCI balances as of September 30, 2026, replacing prior derivative tables.
- Section 13 changed from Derivative Instruments to Incentive Plans, with new grant details.
- Section changed from 'Accumulated Other Comprehensive Income (Loss), Net' to 'Dividends and Distributions'.
- Section number changed from 4 to 5.
Removed
- Prior filing described a $5.2 billion step-acquisition of assets with detailed allocation, including $4.9 billion in properties and $726 million debt.
- Removed disclosure of open construction commitments ($4.1B) and Singapore insurance settlement ($120.4M received).
- Removed Equity Distribution Agreement section describing ATM offerings and $7.5 billion 2026 Sales Agreement.
- Removed prior note about Operating Partnership noncontrolling interests, including unit counts and $1,026.1M redemption value as of June 30, 2026.
- The prior filing's $56.4 million adjustment to Redeemable NCI for the six months ended June 30, 2026 is no longer reported.
- Prior filing listed several smaller acquisitions in 2026: Atlanta land for $21 million, Cyberjaya data centers for $137 million, Marseille site for $55 million, and Astra Enterprise Park for $482 million.
- Removed $201 million promote income, $14 million promote expense, and $35 million unrecognized compensation cost from prior filing.
- Prior quarter had $103,981k common units issued for Astra acquisition; not present this quarter.
- Entire Unsecured Senior Notes table and related covenant section were removed from this filing.
- Exhibit 19.1 Insider Trading Policy and Procedures was removed from the filing.
- Prior filing had 517,475 restricted common units issued for Astra Enterprise Park land acquisition; current filing has none.
- Prior filing had a 'Fair Value of Derivative Instruments' table with June 30, 2026 data; current filing removed it.
- Removed Accumulated Other Comprehensive Income tables for Digital Realty Trust, Inc. and L.P. as of June 30, 2026.
- Removed Incentive Plans section with 42,265 restricted stock units granted in three months ended June 30, 2026.
- Removed Redeemable Noncontrolling Interest section detailing Teraco put/call agreement terms.
- Removed sentence about DCREIT ownership percentages as of June 30, 2026.
- Removed table showing fair value of debt: Global Revolving Credit Facilities, unsecured term loans, senior notes, secured debt.
- The prior filing had a table of antidilutive securities (Exchangeable Notes, OP units, preferred stock) that is absent from the current filing.
- The prior filing's detailed disclosure about a May 12, 2026 put option exercise by two Rollover Shareholders for 16% of Teraco equity is gone.
Everything here comes from Digital Realty Trust, Inc.'s own filings on SEC EDGAR. The filing list is rechecked every hour. SECSift analysis was completed on Oct 30, 2026, from the 10-Q for Sep 2026.