Quarterly report [Sections 13 or 15(d)]

Information by Business Segment

v3.25.3
Information by Business Segment
 9 Months Ended
Sep. 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”); Redstone Arsenal (in Huntsville, Alabama); 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; 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 $13.8 million and $36.4 million as of September 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 Redstone Arsenal NoVA Defense/IT Lackland Air Force Base Navy Support Data Center Shells Total Defense/IT Portfolio Other Total
Three Months Ended September 30, 2025
            
Revenues from real estate operations $ 81,756  $ 19,477  $ 22,343  $ 18,555  $ 8,727  $ 10,715  $ 161,573  $ 18,737  $ 180,310 
Other segment items:
Property operating expenses (28,477) (7,250) (8,891) (10,245) (4,016) (1,701) (60,580) (9,776) (70,356)
UJV NOI allocable to COPT Defense —  —  —  —  —  1,864  1,864  —  1,864 
Total other segment items (28,477) (7,250) (8,891) (10,245) (4,016) 163  (58,716) (9,776) (68,492)
NOI from real estate operations 53,279  12,227  13,452  8,310  4,711  10,878  102,857  8,961  111,818 
Additions to long-lived assets $ 12,812  $ 2,209  $ 7,061  $ 7  $ 5,962  $ —  $ 28,051  $ 2,866  $ 30,917 
Transfers from non-operating properties $ 19,751  $ 4,806  $ 26  $ —  $ —  $ 1,215  $ 25,798  $ 142  $ 25,940 
Three Months Ended September 30, 2024
            
Revenues from real estate operations $ 80,757  $ 18,332  $ 22,083  $ 16,879  $ 8,068  $ 9,029  $ 155,148  $ 17,415  $ 172,563 
Other segment items:
Property operating expenses (28,342) (6,463) (9,252) (9,160) (4,084) (1,554) (58,855) (10,026) (68,881)
UJV NOI allocable to COPT Defense —  —  —  —  —  1,844  1,844  —  1,844 
Total other segment items (28,342) (6,463) (9,252) (9,160) (4,084) 290  (57,011) (10,026) (67,037)
NOI from real estate operations $ 52,415  $ 11,869  $ 12,831  $ 7,719  $ 3,984  $ 9,319  $ 98,137  $ 7,389  $ 105,526 
Additions to long-lived assets $ 14,101  $ 1,521  $ 5,357  $ 17,034  $ 3,520  $ —  $ 41,533  $ 4,040  $ 45,573 
Transfers from non-operating properties $ 418  $ 25,846  $ 16  $ —  $ 66  $ 406  $ 26,752  $ 141  $ 26,893 
Nine Months Ended September 30, 2025
          
Revenues from real estate operations $ 247,701  $ 54,876  $ 67,523  $ 52,440  $ 24,945  $ 32,224  $ 479,709  $ 55,655  $ 535,364 
Other segment items:
Property operating expenses (87,304) (19,704) (27,838) (28,485) (12,038) (5,337) (180,706) (28,605) (209,311)
UJV NOI allocable to COPT Defense —  —  —  —  —  5,623  5,623  —  5,623 
Total other segment items (87,304) (19,704) (27,838) (28,485) (12,038) 286  (175,083) (28,605) (203,688)
NOI from real estate operations $ 160,397  $ 35,172  $ 39,685  $ 23,955  $ 12,907  $ 32,510  $ 304,626  $ 27,050  $ 331,676 
Additions to long-lived assets $ 30,876  $ 12,395  $ 12,880  $ 224  $ 12,374  $ —  $ 68,749  $ 8,228  $ 76,977 
Transfers from non-operating properties $ 34,984  $ 23,428  $ 42  $ —  $ 2  $ 10,481  $ 68,937  $ 5,141  $ 74,078 
Segment assets at September 30, 2025
 $ 1,460,768  $ 618,618  $ 491,051  $ 193,734  $ 167,810  $ 473,277  $ 3,405,258  $ 315,621  $ 3,720,879 
Nine Months Ended September 30, 2024
          
Revenues from real estate operations $ 238,012  $ 52,157  $ 64,110  $ 49,737  $ 24,534  $ 27,086  $ 455,636  $ 50,675  $ 506,311 
Other segment items:
Property operating expenses (81,718) (17,976) (27,444) (26,645) (11,343) (4,588) (169,714) (29,323) (199,037)
UJV NOI allocable to COPT Defense —  —  —  —  —  5,319  5,319  —  5,319 
Total other segment items (81,718) (17,976) (27,444) (26,645) (11,343) 731  (164,395) (29,323) (193,718)
NOI from real estate operations $ 156,294  $ 34,181  $ 36,666  $ 23,092  $ 13,191  $ 27,817  $ 291,241  $ 21,352  $ 312,593 
Additions to long-lived assets $ 48,370  $ 2,545  $ 19,762  $ 17,034  $ 6,049  $ —  $ 93,760  $ 14,287  $ 108,047 
Transfers from non-operating properties $ 2,658  $ 60,119  $ 1,011  $ 9  $ 106  $ 3,891  $ 67,794  $ 1,884  $ 69,678 
Segment assets at September 30, 2024
 $ 1,450,602  $ 602,573  $ 492,912  $ 200,968  $ 161,007  $ 427,972  $ 3,336,034  $ 311,421  $ 3,647,455 
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 September 30, For the Nine Months Ended September 30,
  2025 2024 2025 2024
Segment revenues from real estate operations $ 180,310  $ 172,563  $ 535,364  $ 506,311 
Construction contract and other service revenues 8,485  16,662  31,202  63,523 
Total revenues $ 188,795  $ 189,225  $ 566,566  $ 569,834 
 
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 September 30, For the Nine Months Ended September 30,
  2025 2024 2025 2024
UJV NOI allocable to COPT Defense $ 1,864  $ 1,844  $ 5,623  $ 5,319 
Less: Income from UJV allocable to COPT Defense attributable to depreciation and amortization expense, interest expense and loss on early extinguishment of debt (1,786) (1,759) (4,819) (5,139)
Add: Equity in loss of unconsolidated non-real estate entities 1,737  —  1,737  — 
Equity in income of unconsolidated entities $ 1,815  $ 85  $ 2,541  $ 180 
 
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 September 30, For the Nine Months Ended September 30,
  2025 2024 2025 2024
Construction contract and other service revenues $ 8,485  $ 16,662  $ 31,202  $ 63,523 
Construction contract and other service expenses (7,952) (16,127) (29,530) (61,746)
NOI from service operations $ 533  $ 535  $ 1,672  $ 1,777 

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 September 30, For the Nine Months Ended September 30,
  2025 2024 2025 2024
NOI from real estate operations $ 111,818  $ 105,526  $ 331,676  $ 312,593 
NOI from service operations 533  535  1,672  1,777 
Depreciation and other amortization associated with real estate operations (40,631) (38,307) (119,563) (114,819)
General, administrative, leasing and other expenses (12,030) (11,416) (36,097) (35,195)
Interest expense (20,894) (20,376) (62,336) (61,760)
Interest and other income, net 2,591  3,324  5,382  10,330 
Gain on sales of real estate 3,018  —  3,318  — 
Equity in income of unconsolidated entities 1,815  85  2,541  180 
UJV NOI allocable to COPT Defense included in equity in income of unconsolidated entities (1,864) (1,844) (5,623) (5,319)
Income tax expense (612) (130) (832) (312)
Net income $ 43,744  $ 37,397  $ 120,138  $ 107,475 
 
The following table reconciles our segment assets to our consolidated total assets (in thousands):
September 30,
2025		 September 30,
2024
Segment assets $ 3,720,879  $ 3,647,455 
Operating properties lease liabilities included in segment assets 46,573  34,012 
Investment in UJV deficit balance included in segment assets 22,550  3,370 
Non-operating property assets 353,184  314,729 
Other assets 208,246  234,736 
Total consolidated assets 4,351,432  4,234,302 
 
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.