10-QPeriod: Q1 FY2026

DIGITAL REALTY TRUST, INC. Quarterly Report for Q1 Ended Mar 31, 2026

Filed May 1, 2026For Securities:DLRDLR-PJDLR-PKDLR-PL

Summary

Digital Realty Trust, Inc. (DLR) reported solid revenue growth in the first quarter of 2026, with total operating revenues increasing by 16.2% year-over-year to $1.64 billion. This growth was driven by a 15.4% increase in rental and other services revenue and a significant 68.2% surge in fee income, reflecting strong leasing activity in both stabilized and non-stabilized portfolios. The company also saw a substantial increase in net cash provided by operating activities, up 33.4% to $532.4 million, demonstrating improved operational performance. Financially, DLR raised approximately $875 million in net proceeds from its ATM equity program during the quarter, underscoring its ability to access capital markets effectively. While the company reported a net income of $174.8 million, a 64.3% increase year-over-year, it also incurred a loss on debt extinguishment and modifications of $4.1 million related to voluntary debt paydowns. The company's strategic investments in development projects continue, with approximately $730 million allocated in the quarter, supporting its long-term growth objectives.

Financial Highlights

35 data points
Beta

Revenue

$1.64B

Net Income

$179.27M

11.0% Net Margin

EPS (Diluted)

$0.46

Total Assets

$48.86B

Cash & Equivalents

$2.43B

Free Cash Flow

$532.42M

Financial Statements
Beta
Revenue$1.64B
Operating Expenses$1.37B
Operating Income$267.81M
Interest Expense$116.38M
Net Income$179.27M
EPS (Basic)$0.49
EPS (Diluted)$0.46
Shares Outstanding (Basic)345.01M
Shares Outstanding (Diluted)353.25M

Key Highlights

  • 1Total operating revenues increased by 16.2% to $1.64 billion for the three months ended March 31, 2026, compared to the prior year.
  • 2Net income available to common stockholders grew significantly by 69.2% to $169.1 million, with diluted EPS rising to $0.46.
  • 3Net cash provided by operating activities increased by 33.4% to $532.4 million, indicating strong operational cash generation.
  • 4The company raised approximately $875 million in net proceeds from common stock issuances under its ATM program during the quarter.
  • 5Capital expenditures for development projects totaled $729.96 million, reflecting ongoing investment in property expansion.
  • 6Total debt decreased by approximately $319 million to $18.14 billion, while the company maintained compliance with its debt covenants.
  • 7Acquisitions totaling approximately $280 million were completed during the quarter across various international and domestic locations.

Frequently Asked Questions

Digital Realty Trust, Inc. demonstrated strong financial performance in Q1 2026. Revenue and net income saw substantial year-over-year increases, driven by robust leasing activity and strategic capital raises. Operating cash flow improved significantly, and the company continues to invest in development projects while managing its debt effectively and maintaining compliance with financial covenants.

The company actively manages its debt, with total outstanding debt decreasing to $18.14 billion. Digital Realty also raised significant capital through its ATM equity program ($875 million in Q1 2026) and continues to have substantial availability under its Global Revolving Credit Facility. The company remains in compliance with all its debt covenants.

Revenue growth is primarily driven by increased rental and other services revenue, stemming from strong leasing activity in both stabilized and non-stabilized properties, as well as higher utilities reimbursements and the positive impact of foreign exchange rates. Fee income also saw a significant increase. The completion of development projects and subsequent lease-ups are also contributing positively.

Digital Realty continues to invest in its development pipeline, with significant capital expenditures allocated to development projects. The company has approximately 1,169 megawatts of projects underway globally, with a substantial portion already pre-leased, and holds over 5 gigawatts of future development capacity. They also completed approximately $280 million in acquisitions during the quarter.