Quarterly report [Sections 13 or 15(d)]

Information by Business Segment

v3.25.2
Information by Business Segment
 6 Months Ended
Jun. 30, 2025
Segment Reporting [Abstract]  
Information by Business Segment Information by Business Segment
We have the following reportable segments: Defense/IT Portfolio; and Other. We also report on Defense/IT Portfolio sub-segments, which include the following: Fort George G. Meade and the Baltimore/Washington Corridor (“Fort Meade/BW Corridor”); Northern Virginia Defense/IT Locations (“NoVA Defense/IT”); Lackland Air Force Base (in San Antonio, Texas); locations serving the U.S. Navy (“Navy Support”), which included properties proximate to the Washington Navy Yard, the Naval Air Station Patuxent River in Maryland and the Naval Surface Warfare Center Dahlgren Division in Virginia; Redstone Arsenal (in Huntsville, Alabama); and data center shells (properties leased to tenants to be operated as data centers in which the tenants fund the costs for the power, fiber connectivity and data center infrastructure). In the first quarter of 2025, we retrospectively reclassified two properties to our Fort Meade/BW Corridor sub-segment from our Other segment.

We measure the performance of our segments through the measure we define as net operating income from real estate operations (“NOI from real estate operations”), which includes real estate revenues and other segment items, which is comprised of: property operating expenses; and the net of revenues and property operating expenses of real estate operations owned through unconsolidated real estate joint ventures (“UJV” or “UJVs”) that is allocable to our ownership interest (“UJV NOI allocable to COPT Defense”). Property operating expenses represent costs associated with operating our properties, including property taxes, ground rents, utilities, property management, insurance, repairs and exterior and interior maintenance, as well as associated labor and indirect costs.

Our chief operating decision maker uses budget to actual comparisons of operating expense information on a consolidated basis and for our Same Property pool (defined as our properties stably owned and 100% operational throughout both the current and prior year) to manage expenses associated with operating our properties.

Amounts reported for segment assets represent long-lived assets associated with consolidated operating properties (including the carrying value of properties, right-of-use assets, net of related lease liabilities, intangible assets, deferred leasing costs, deferred rents receivable and lease incentives) and the carrying value of investments in UJVs owning operating properties, net of deficit investment balances reported in “other liabilities” on our consolidated balance sheets (which were included in our data center shells sub-segment and totaled $34.7 million and $36.9 million as of June 30, 2025 and 2024, respectively).

Amounts reported as additions to long-lived assets represent additions to existing consolidated operating properties, excluding transfers from non-operating properties, which we report separately.
The table below reports segment financial information for our reportable segments (in thousands): 
Defense/IT Portfolio
  Fort Meade/BW Corridor NoVA Defense/IT Lackland Air Force Base Navy Support Redstone Arsenal Data Center Shells Total Defense/IT Portfolio Other Total
Three Months Ended June 30, 2025
              
Revenues from real estate operations $ 81,337  $ 22,018  $ 17,475  $ 8,258  $ 18,977  $ 10,644  $ 158,709  $ 18,748  $ 177,457 
Other segment items:
Property operating expenses (26,897) (8,858) (9,241) (3,856) (6,160) (1,783) (56,795) (10,120) (66,915)
UJV NOI allocable to COPT Defense —  —  —  —  —  1,870  1,870  —  1,870 
Total other segment items (26,897) (8,858) (9,241) (3,856) (6,160) 87  (54,925) (10,120) (65,045)
NOI from real estate operations $ 54,440  $ 13,160  $ 8,234  $ 4,402  $ 12,817  $ 10,731  $ 103,784  $ 8,628  $ 112,412 
Additions to long-lived assets $ 9,971  $ 3,263  $ 98  $ 2,746  $ 6,938  $ —  $ 23,016  $ 3,629  $ 26,645 
Transfers from non-operating properties $ 13,896  $ (2) $ —  $ 2  $ 14,356  $ 5,325  $ 33,577  $ 2,225  $ 35,802 
Three Months Ended June 30, 2024
              
Revenues from real estate operations $ 78,419  $ 20,601  $ 16,447  $ 8,240  $ 17,017  $ 9,600  $ 150,324  $ 16,761  $ 167,085 
Other segment items:
Property operating expenses (24,999) (8,930) (8,797) (3,633) (5,721) (2,091) (54,171) (9,239) (63,410)
UJV NOI allocable to COPT Defense —  —  —  —  —  1,735  1,735  —  1,735 
Total other segment items (24,999) (8,930) (8,797) (3,633) (5,721) (356) (52,436) (9,239) (61,675)
NOI from real estate operations $ 53,420  $ 11,671  $ 7,650  $ 4,607  $ 11,296  $ 9,244  $ 97,888  $ 7,522  $ 105,410 
Additions to long-lived assets $ 7,716  $ 9,914  $ —  $ 1,931  $ 352  $ —  $ 19,913  $ 5,670  $ 25,583 
Transfers from non-operating properties $ 665  $ 2  $ —  $ 40  $ 1,389  $ 410  $ 2,506  $ 1,734  $ 4,240 
Six Months Ended June 30, 2025
            
Revenues from real estate operations $ 165,945  $ 45,180  $ 33,885  $ 16,218  $ 35,399  $ 21,509  $ 318,136  $ 36,918  $ 355,054 
Other segment items:
Property operating expenses (58,827) (18,947) (18,240) (8,022) (12,454) (3,636) (120,126) (18,829) (138,955)
UJV NOI allocable to COPT Defense —  —  —  —  —  3,759  3,759  —  3,759 
Total other segment items (58,827) (18,947) (18,240) (8,022) (12,454) 123  (116,367) (18,829) (135,196)
NOI from real estate operations $ 107,118  $ 26,233  $ 15,645  $ 8,196  $ 22,945  $ 21,632  $ 201,769  $ 18,089  $ 219,858 
Additions to long-lived assets $ 18,064  $ 5,819  $ 217  $ 6,412  $ 10,186  $ —  $ 40,698  $ 5,362  $ 46,060 
Transfers from non-operating properties $ 15,233  $ 16  $ —  $ 2  $ 18,622  $ 9,266  $ 43,139  $ 4,999  $ 48,138 
Segment assets at June 30, 2025
 $ 1,447,969  $ 490,419  $ 195,567  $ 164,254  $ 617,563  $ 494,805  $ 3,410,577  $ 316,482  $ 3,727,059 
Six Months Ended June 30, 2024
            
Revenues from real estate operations $ 157,255  $ 42,027  $ 32,858  $ 16,466  $ 33,825  $ 18,057  $ 300,488  $ 33,260  $ 333,748 
Other segment items:
Property operating expenses (53,376) (18,192) (17,485) (7,259) (11,513) (3,034) (110,859) (19,297) (130,156)
UJV NOI allocable to COPT Defense —  —  —  —  —  3,475  3,475  —  3,475 
Total other segment items (53,376) (18,192) (17,485) (7,259) (11,513) 441  (107,384) (19,297) (126,681)
NOI from real estate operations $ 103,879  $ 23,835  $ 15,373  $ 9,207  $ 22,312  $ 18,498  $ 193,104  $ 13,963  $ 207,067 
Additions to long-lived assets $ 34,269  $ 14,405  $ —  $ 2,529  $ 1,024  $ —  $ 52,227  $ 10,247  $ 62,474 
Transfers from non-operating properties $ 2,240  $ 995  $ 9  $ 40  $ 34,273  $ 3,485  $ 41,042  $ 1,743  $ 42,785 
Segment assets at June 30, 2024
 $ 1,453,287  $ 493,281  $ 185,595  $ 160,195  $ 580,886  $ 429,558  $ 3,302,802  $ 311,901  $ 3,614,703 
The following table reconciles our segment revenues to total revenues as reported on our consolidated statements of operations (in thousands):
For the Three Months Ended June 30, For the Six Months Ended June 30,
  2025 2024 2025 2024
Segment revenues from real estate operations $ 177,457  $ 167,085  $ 355,054  $ 333,748 
Construction contract and other service revenues 12,458  20,258  22,717  46,861 
Total revenues $ 189,915  $ 187,343  $ 377,771  $ 380,609 
 
The following table reconciles UJV NOI allocable to COPT Defense to equity in income of unconsolidated entities as reported on our consolidated statements of operations (in thousands):
For the Three Months Ended June 30, For the Six Months Ended June 30,
  2025 2024 2025 2024
UJV NOI allocable to COPT Defense $ 1,870  $ 1,735  $ 3,759  $ 3,475 
Less: Income from UJV allocable to COPT Defense attributable to depreciation and amortization expense and interest expense (1,515) (1,709) (3,033) (3,380)
Equity in income of unconsolidated entities $ 355  $ 26  $ 726  $ 95 
 
As previously discussed, we provide real estate services such as property management, development and construction services primarily for our properties but also for third parties.  The primary manner in which we evaluate the operating performance of our service activities is through a measure we define as net operating income from service operations (“NOI from service operations”), which is based on the net of revenues and expenses from these activities.  Construction contract and other service revenues and expenses consist primarily of subcontracted costs that are reimbursed to us by the customer along with a management fee. The operating margins from these activities are small relative to the revenue.  We believe NOI from service operations is a useful measure in assessing both our level of activity and our profitability in conducting such operations. The table below sets forth the computation of our NOI from service operations (in thousands):
For the Three Months Ended June 30, For the Six Months Ended June 30,
  2025 2024 2025 2024
Construction contract and other service revenues $ 12,458  $ 20,258  $ 22,717  $ 46,861 
Construction contract and other service expenses (11,873) (19,612) (21,578) (45,619)
NOI from service operations $ 585  $ 646  $ 1,139  $ 1,242 

The following table reconciles our NOI from real estate operations for reportable segments and NOI from service operations to net income as reported on our consolidated statements of operations (in thousands):
For the Three Months Ended June 30, For the Six Months Ended June 30,
  2025 2024 2025 2024
NOI from real estate operations $ 112,412  $ 105,410  $ 219,858  $ 207,067 
NOI from service operations 585  646  1,139  1,242 
Depreciation and other amortization associated with real estate operations (39,573) (38,161) (78,932) (76,512)
General, administrative, leasing and other expenses (11,911) (12,032) (24,067) (23,779)
Interest expense (20,938) (20,617) (41,442) (41,384)
Interest and other income, net 1,223  2,884  2,791  7,006 
Gain on sales of real estate —  —  300  — 
Equity in income of unconsolidated entities 355  26  726  95 
UJV NOI allocable to COPT Defense included in equity in income of unconsolidated entities (1,870) (1,735) (3,759) (3,475)
Income tax expense (117) (14) (220) (182)
Net income $ 40,166  $ 36,407  $ 76,394  $ 70,078 
 
The following table reconciles our segment assets to our consolidated total assets (in thousands):
June 30,
2025		 June 30,
2024
Segment assets $ 3,727,059  $ 3,614,703 
Operating properties lease liabilities included in segment assets 47,749  34,221 
Investment in UJV deficit balance included in segment assets 3,823  3,216 
Non-operating property assets 322,935  278,172 
Other assets 185,384  289,026 
Total consolidated assets $ 4,286,950  $ 4,219,338 
 
The accounting policies of the segments are the same as those used to prepare our consolidated financial statements.  In the segment reporting presented above, we did not allocate interest expense, depreciation and amortization, gain on sales of real estate and equity in income of unconsolidated entities not included in NOI to our real estate segments since they are not included in the measure of segment profit reviewed by management.  We also did not allocate general, administrative, leasing and other expenses, interest and other income, net, income taxes and noncontrolling interests because these items represent general corporate or non-operating property items not attributable to segments.