DLR at a glance
Digital Realty (DLR, SEC CIK 1297996) filed its latest 10-K annual report on February 13, 2026, a 10-Q quarterly report on July 31, 2026, an 8-K current report on October 6, 2026 and Form 4 insider filings as recently as October 2, 2026. SignalX summarizes each filing with AI and tracks the company's insider trades and institutional holders.
- For the fiscal year ended December 31, 2025 (FY2025), Digital Realty (DLR) reported revenue of $6.1 billion (up 10.0% from FY2024) and net income of $1.3 billion. Diluted EPS was $3.58.
- As of June 30, 2026, 51 institutional investment managers tracked by SignalX reported holding Digital Realty (DLR) shares worth $39.2 billion in 13F-HR filings.
- The most recent insider open-market sale reported on Form 4 was by Patterson Mark R on August 27, 2026 of 200 shares at $193.96 per share.
- In the last 90 days, DLR insiders reported 0 open-market purchases ($0) and 1 open-market sale ($39K) on Form 4, a net sale of $39K.
Source: SEC EDGAR (XBRL financial data, 13F-HR and Form 4 filings).
- Revenue · FY2025
- $6.1B
- +10.0% vs prior year
- Insiders · 90 days
- 0 buys · 1 sell
- Net −$39K
- 13F holders
- 51 funds
- $39.2B · +4 vs prior quarter
- Latest 10-Q
- Jul 31, 2026
- Quarterly report
AI 10-K Annual Report Analysis
Latest 10-K, fiscal year ended Dec 31, 2025
Management Discussion & Analysis
- Revenue $6.11B, up 10.0% YoY (+$557.7M); stabilized portfolio revenue up 6.1% (+$244.7M), non-stabilized up 16.6% (+$241.8M)
- Total operating expenses $5.45B, up 7.3% YoY; property level expenses up 8.2% to $2.73B; general & admin up 17.8% to $565M; operating margin approx. 10.8%
- Best segment: Non-stabilized portfolio revenue increased $241.8M (16.6%) driven by development completions; worst margin pressure from increased utility (+7%) and maintenance costs (+9.7%)
- Cash flow/capital allocation: Issued €3.8B in notes netting ~$3.4B gross proceeds in 2025; repaid €1.725B notes and redeemed €1.075B early; issued 6.4M shares raising $1.1B; contributed assets to joint ventures worth over $1.4B
- Forward outlook: Expect positive rental rate growth on renewals in 2026; risks include rising power/utility costs and regulatory impacts potentially pressuring margins
Business Overview
- Core business model: global provider of data center, colocation, and interconnection services via PlatformDIGITAL® spanning 310 data centers in 30+ countries
- Emphasis on data gravity solutions through PDx® methodology and Data Gravity Index as a distinctive competitive advantage this year
- Strategic expansion with 769 MW under construction, 64% pre-leased, and over 3,500 MW future developable capacity including 1,000 MW in Northern Virginia
- Portfolio leased at ~84.7% with over 57.6 million rentable sq ft including 9.7 million sq ft under active development as of Dec 31, 2025
- Acquisition of majority interest in Teraco platform in South Africa completed prior fiscal year, strengthening presence in Africa's largest interconnection market
Risk Factors
- ASC 842 lease accounting risk: revenue recognition hinges on probable collection of lease payments, affected by customer credit and economic trends
- Geopolitical exposure via Teraco acquisition minority shareholder put rights obligating cash/share payout impacting dilution and financial flexibility
- Operational impairment risk from property carrying values tied to triggering events and future undiscounted net cash flows with potential write-downs
- Competitive threat from alternative cloud and edge infrastructure technologies potentially reducing demand for traditional data center leasing
- Financial risk from significant minority interests and put rights at Teraco complicating earnings per share dilution and FFO calculations
AI summary of the DLR 10-K filed . Generated from the filing text; verify against the original.View on SEC EDGARHow to read a 10-K
AI 10-Q Quarterly Report Analysis
Latest 10-Q, quarter ended Jun 30, 2026
Management Discussion & Analysis
- Quarterly revenue $1.924B, up 28.9% YoY from $1.493B
- Stabilized revenue $1.272B, up 8.2% YoY; non-stabilized revenue $403.0M, up 43.1%
- Fee income $249.4M, up 596.9% YoY, driven by $201M promote income
- Property-level expenses $747.8M, up 13.0% YoY; utilities $396.5M, up 16.8%
- Acquisitions included $3.5B JV interests; ATM proceeds $2.5B, with $6.3B remaining availability
Risk Factors
- No material risk-factor changes; 2025 Form 10-K risks continue to apply
- No newly added risk factor identified in the quarterly disclosure
- Acquisition-related issuance: 12,310,249 non-voting shares issued for the June 2026 Acquisition
- Development exposure: 517,475 partnership units issued for approximately 1,440 acres at Astra Enterprise Park
- No defaults upon senior securities reported during the quarter
AI summary of the DLR 10-Q filed . Generated from the filing text; verify against the original.View on SEC EDGAR10-K vs 10-Q vs 8-K
SignalX for DLR
Don't miss the next DLR filing
- Alerts as it files. A push when DLR files an 8-K or an insider trades.
- Fund moves. Which tracked funds opened, added or cut DLR, by share count.
- Ask anything. An AI agent that reads every DLR filing and answers with sources.
DLR alerts on your phone. Follow it in the SignalX Android app.
Recent Insider Transactions (Form 4)
Latest reported trades by officers, directors and 10% owners
| Insider | Type | Date | Shares | Price |
|---|---|---|---|---|
| Kornegay Christine Beseda | F | Oct 1, 2026 | 54 | $176.49 |
| Swanezy Susan | A | Sep 30, 2026 | 156 | - |
| Jamieson VeraLinn | A | Sep 30, 2026 | 156 | - |
| Patterson Mark R | Sell | Aug 27, 2026 | 200 | $193.96 |
| Kornegay Christine Beseda | F | Jul 1, 2026 | 53 | $176.32 |
| Jamieson VeraLinn | A | Jun 30, 2026 | 153 | - |
| Jamieson VeraLinn | A | Jun 30, 2026 | 153 | - |
| Swanezy Susan | A | Jun 30, 2026 | 153 | - |
Financial SummaryXBRL
| Metric | FY2023 | FY2024 | FY2025 |
|---|---|---|---|
| Profitability | |||
| Revenue | $5.5B | $5.6B | $6.1B |
| Operating Income | $524.5M | $471.9M | $658.5M |
| Net Income | - | $602.5M | $1.3B |
| Op. Margin | 9.6% | 8.5% | 10.8% |
| Net Margin | - | 10.8% | 21.4% |
| Balance Sheet | |||
| Total Assets | $44.1B | $45.3B | $49.4B |
| Equity | $19.1B | $21.3B | $22.9B |
| ROE | - | 2.8% | 5.7% |
| Per Share | |||
| EPS | $3.00 | $1.61 | $3.58 |
| Cash Flow | |||
| Operating CF | $1.6B | $2.3B | $2.4B |
Source: XBRL data in Digital Realty (DLR)'s 10-K filings on SEC EDGAR, in USD. Compare across companies →
13F Fund Holdings: Quarterly Trend
Latest: Q2 2026Aggregate DLR share value held by 13F filers tracked by SignalX, by quarter.
Quarterly totals table
| Quarter | Funds | Total value |
|---|---|---|
| Q2 2026 | 51 | $39.17B |
| Q1 2026 | 47 | $35.15B |
| Q4 2025 | 43 | $30.67B |
| Q3 2025 | 44 | $33.63B |
| Q2 2025 | 42 | $33.03B |
| Q1 2025 | 38 | $21.49B |
| Q4 2024 | 34 | $22.23B |
| Q3 2024 | 30 | $10.95B |
- Morgan Stanley+1.33M (+26%)
- COHEN & STEERS, INC.+1.05M (+4%)
- BlackRock+1.02M (+3%)
- Goldman Sachs Group+997.0K (+34%)
- Vanguard Portfolio Management LLC+684.5K (+2%)
- Bank of America Corp−529.4K (-6%)
- Franklin Resources−107.0K (-33%)
- Two Sigma Investments−53.7K (-58%)
- DigitalBridge Group, Inc.−36.4K (-71%)
- Renaissance Technologies LLC−28.5K (-87%)
Source: 13F-HR filings on SEC EDGAR (aggregated from 329 fund-quarter rows). Reflects only 13F filers tracked by SignalX, not the full institutional ownership universe. How 13F filings work
DLR filing archive
AI analysis pages for each 10-K, 10-Q and 8-K
10-K annual reports
10-Q quarterly reports
Latest 2026 SEC Filings: 10-K, 10-Q, 8-K & Form 4
| Form | Filing date | Period | Analysis | SEC |
|---|---|---|---|---|
| 8-K | Oct 6, 2026 | - | - | - |
| 8-K | Oct 6, 2026 | - | - | - |
| 8-K | Oct 6, 2026 | - | - | - |
| 4 | Oct 2, 2026 | - | - | - |
| 4 | Oct 2, 2026 | - | - | - |
| 4 | Oct 2, 2026 | - | - | - |
| 4 | Aug 31, 2026 | - | - | - |
| 8-K | Aug 19, 2026 | - | Analysis | - |
| SC 13G | Aug 12, 2026 | - | - | |
| 10-Q | Jul 31, 2026 | Jun 30, 2026 | Analysis | |
| 8-K | Jul 23, 2026 | - | Analysis | - |
| 4 | Jul 2, 2026 | - | - | - |
| 4 | Jul 2, 2026 | - | - | - |
| 4 | Jul 2, 2026 | - | - | - |
| 8-K | Jul 1, 2026 | - | Analysis | - |
| 8-K | Jun 29, 2026 | - | Analysis | - |
| 8-K | Jun 22, 2026 | - | Analysis | - |
| 4 | Jun 2, 2026 | - | - | |
| 4 | Jun 2, 2026 | - | - | |
| 4 | Jun 2, 2026 | - | - | |
| 4 | Jun 2, 2026 | - | - | |
| 4 | Jun 2, 2026 | - | - | |
| 4 | Jun 2, 2026 | - | - | |
| 4 | Jun 2, 2026 | - | - | |
| 4 | Jun 2, 2026 | - | - |
Related Real Estate companies
- AKR · ACADIA REALTY TRUSTReal Estate Investment Trusts
- ACR · ACRES Commercial Realty Corp.Real Estate Investment Trusts
- ADAM · ADAMAS TRUST, INC.Real Estate Investment Trusts
- ALX · ALEXANDERS INCReal Estate Investment Trusts
- ARE · Alexandria Real Estate EquitiesReal Estate Investment Trusts
- PINE · Alpine Income Property Trust, Inc.Real Estate Investment Trusts
- AAT · American Assets Trust, Inc.Real Estate Investment Trusts
- AHR · American Healthcare REIT, Inc.Real Estate Investment Trusts
DLR SEC filings: frequently asked questions
Are DLR insiders buying or selling?
In the last 90 days, Digital Realty (DLR) officers, directors and 10% owners reported no open-market purchases and 1 open-market sale worth $38,792 by 1 insider on Form 4. Many insider sales are pre-planned or for taxes, so purchases usually carry more information.
Which institutions hold DLR stock?
As of June 30, 2026, the largest Digital Realty (DLR) holders among the 13F filers tracked by SignalX were BlackRock ($7.3 billion), Vanguard Portfolio Management LLC ($5.4 billion), COHEN & STEERS, INC. ($5.2 billion), Vanguard Capital Management LLC ($4.0 billion), State Street Corp ($3.7 billion). 13F-HR reports are filed up to 45 days after each quarter ends.
What was DLR's revenue in fiscal year 2025?
For the fiscal year ended December 31, 2025 (FY2025), Digital Realty (DLR) reported revenue of $6.1 billion (up 10.0% from FY2024) and net income of $1.3 billion. Diluted EPS was $3.58. The figures come from the XBRL data in the 10-K.
What are the main risks in DLR's latest 10-K?
In the 10-K filed February 13, 2026, Digital Realty (DLR) flagged: ASC 842 lease accounting risk: revenue recognition hinges on probable collection of lease payments, affected by customer credit and economic trends. Geopolitical exposure via Teraco acquisition minority shareholder put rights obligating cash/share payout impacting dilution and financial flexibility. (AI summary of the Risk Factors section.)
What are the latest DLR SEC filings?
Digital Realty (DLR) filed its latest 10-K annual report on February 13, 2026, a 10-Q quarterly report on July 31, 2026, an 8-K current report on October 6, 2026 and a Form 4 insider filing on October 2, 2026.
What is DLR's SEC CIK number?
Digital Realty (DLR)'s SEC Central Index Key (CIK) is 1297996. EDGAR lists every DLR filing under that number.
Ask anything about DLR
The research agent reads DLR's filings, financials, insider trades and 13F holders, then answers with sources.