Douglas Emmett (DEI) Earnings: Q3 2026 Results

The quarter ended September 30, 2026 and Douglas Emmett published the results on November 3, 2026. Revenue and diluted EPS are shown against Q3 2025, the same quarter a year earlier, which takes seasonal swings out of the comparison. Douglas Emmett reports EPS two ways: GAAP, under the accounting rules every US filer follows, and FFO per share, fully diluted, which leaves out items the company considers outside its operating results. The release reconciles the two, and when they diverge, the reconciliation says why.

• Douglas Emmett is a REIT that reports two segments, office and multifamily. Revenue here is the "Total revenues" line of its consolidated operating results. The adjusted line is FFO per fully diluted share, a non-GAAP measure Douglas Emmett reconciles to net loss in its earnings package; it counts operating partnership units as shares.
• Douglas Emmett's results consolidate joint ventures it manages, including the JV that bought The Bedford Collection medical office portfolio in Beverly Hills in April 2026. FFO includes only its share of those JVs.

Source: Douglas Emmett Q3 2026 earnings package, November 3, 2026. Also in the Form 10-Q for the quarter ended September 30, 2026. Figures as reported; checked against the release on November 10, 2026.

How Douglas Emmett splits revenue in its own release, under its own labels, for Q3 2026 against Q3 2025. Indented lines are parts of the line above them.

• Douglas Emmett's Office revenue was $210 million in Q3 2026, up 5% from $201 million in Q3 2025, 81% of total revenue.
• Douglas Emmett's Multifamily revenue was $50.6 million in Q3 2026, up 2% from $49.5 million in Q3 2025, 19% of total revenue.

Segment lines are the figures writers cite most often, because they show where the growth in a quarter came from. Companies redraw their segments from time to time and restate the prior year to match, so a year-ago figure here can differ from the one printed a year ago. When that has happened, the note above says so.

From the earnings release

In its Q3 2026 release, Douglas Emmett said:

“Net loss per common share - diluted $(0.20) to $(0.16)”

“FFO per share - fully diluted $1.39 to $1.43”

“Our guidance does not include the impact of future property acquisitions or dispositions, common stock sales or repurchases, financings, property damage insurance recoveries, impairment charges or other possible capital markets activities.”

Source: Douglas Emmett Q3 2026 earnings package, Nov 3, 2026.

This is the company's own guidance as of Nov 3, 2026, quoted as given. Walnut does not make forecasts of its own. Analyst estimates for the coming quarters are on the DEI forecast page.

Revenue and diluted EPS for the last 5 quarters. Each date links to that quarter's release.

GAAP total revenues and net (loss) income per common share, basic and diluted, each as first reported in that quarter's earnings package.

We do not hold a confirmed date for Douglas Emmett's next report. Companies post the date on their investor relations site a few weeks ahead, usually with the time of the conference call.

Each quarter keeps its own page with the figures as reported, so a link to one stays pointed at the same numbers after the next report.

• Q3 2026 (this page), reported Nov 3, 2026

Douglas Emmett reported total revenues of $260.9 million for Q3 2026, up 4.1% from $250.6 million. Office revenues were $210.3 million, about 81% of the total, and multifamily revenues $50.6 million. Its In-Service Portfolio is 18.2 million square feet of Class A office properties and 4,410 apartment units in coastal submarkets of Los Angeles and Honolulu. (Douglas Emmett Q3 2026 earnings package, Nov 3, 2026)

Office rental revenue and tenant recoveries rose 4.0% to $178.3 million. The 10-Q gives three reasons: higher tenant recoveries across the portfolio, rent from a collection of office properties acquired in April 2026, and, pulling the other way, lower occupancy. Office parking and other income rose 7.8% on higher parking rates. In April 2026 a new JV managed by Douglas Emmett bought The Bedford Collection, a five-building, 246,000 square foot medical office portfolio in the Beverly Hills Golden Triangle. (Douglas Emmett Form 10-Q, Q3 2026, Nov 6, 2026)

Douglas Emmett's office occupancy rose to 76.7%, which it called its largest quarterly gain since 2012, and its leased rate was 80.4%. It signed 224 office leases covering 996,533 square feet in the quarter. On those leases straight-line rent was 1.8% above the expiring leases, while starting cash rent was 9.2% lower, at $46.31 per square foot against $51.02. (Douglas Emmett Q3 2026 earnings package, Nov 3, 2026)

Multifamily revenue rose 2.2% on higher occupancy and rental rates, and the residential portfolio was 99.4% leased. On a same property basis, multifamily cash NOI rose 4.4% while office cash NOI fell 5.0%, so total same property cash NOI fell 3.1% to $148.5 million. (Douglas Emmett Form 10-Q, Q3 2026, Nov 6, 2026; Douglas Emmett Q3 2026 earnings package, Nov 3, 2026)

The office tenant base is spread out. The five largest office tenants, led by William Morris Endeavor at 2.7%, pay 8.8% of annualized rent. By industry, legal tenants pay 19.6% of annualized office rent, financial services 15.8%, real estate 13.3%, health services 12.0% and entertainment 9.1%. (Douglas Emmett Q3 2026 earnings package, Nov 3, 2026)

Douglas Emmett's net loss attributable to common stockholders was $8.8 million, or $0.05 per share, against $10.9 million, or $0.07, a year earlier. Revenue growth was mostly absorbed by office expenses, which rose 12.7% to $83.5 million because of higher utilities, property tax refunds received in Q3 2025 that did not recur, and costs at the properties acquired in April 2026. (Douglas Emmett Q3 2026 earnings package, Nov 3, 2026; Douglas Emmett Form 10-Q, Q3 2026, Nov 6, 2026)

As a REIT, Douglas Emmett reports FFO, which adds back $100.9 million of real estate depreciation and amortization and strips out its JV partners' share. FFO was $69.6 million, or $0.34 per fully diluted share, the same per-share figure as a year earlier. AFFO, after recurring capital expenditures, tenant improvements and leasing costs of $30.6 million, fell to $46.8 million from $52.0 million. (Douglas Emmett Q3 2026 earnings package, Nov 3, 2026)

Interest expense was $72.8 million, essentially unchanged. Douglas Emmett says its average cost of debt has risen from 3% to 5% and that it now spends over $135 million more on interest than in 2019. In the quarter it refinanced a $366 million office loan with non-recourse four-year debt effectively fixed for three years at 6.24%. It paid a $0.19 quarterly dividend, an AFFO payout ratio of 84.5%. (Douglas Emmett Q3 2026 earnings package, Nov 3, 2026)

Diluted EPS divides net income by the weighted average number of shares outstanding in the quarter, plus the shares that options and other equity awards could add. Buybacks shrink that count and lift EPS for the same profit; share issuance and stock awards enlarge it.

Douglas Emmett gives full-year guidance in its earnings package. For 2026 it expects a net loss per diluted common share of $(0.20) to $(0.16) and FFO per fully diluted share of $1.39 to $1.43, on 207 million weighted average fully diluted shares. (Douglas Emmett Q3 2026 earnings package, Nov 3, 2026)

The guidance assumes average office occupancy of 75.5% to 76.5% (narrowed), same property cash NOI of -2.5% to -0.5%, and interest expense of $275 to $285 million. It excludes future acquisitions, dispositions, stock sales or repurchases, financings and impairment charges. (Douglas Emmett Q3 2026 earnings package, Nov 3, 2026)

A consensus figure is the average of the models published by the analysts who cover Douglas Emmett, collected by a data provider and revised up to the day of the report. A quarter that lands above it says how expectations were set as much as how the business did, and the share price on the day also reflects the guidance and the lines no consensus covers.

The consensus figures on this page are Yahoo Finance's, as pulled on the date shown. Each comes with the number of analysts behind it; the smaller that number, the more one revised estimate can move the average.

The figures below are the ones Douglas Emmett's own release and filings put weight on for Q3 2026, with the latest reported value for each.

What the quarter means for a holding is a separate question from what it reported. The case for and against owning DEI is on is DEI a buy or a sell?, what analysts expect next is on the DEI forecast, and what the company does is on the Douglas Emmett (DEI) stock page.

Every number on this page can be traced to a document Douglas Emmett published. Checking one takes a couple of minutes, and it is worth doing before you quote a figure anywhere.

• The results release is the document linked in the source line above. Companies publish it on their investor relations site at the moment results go out, and it carries the headline tables: revenue, operating income, net income and EPS for the quarter and the year-ago quarter.
• The same release is filed with the SEC as Exhibit 99.1 to a Form 8-K under Item 2.02, usually on the day of the report. The SEC copy does not change after the fact, which makes it the safer thing to link when you cite a number.
• The quarterly report (Form 10-Q) follows within a few weeks and carries the full financial statements, the segment note and management's discussion of what changed. The fourth quarter is covered by the annual report (Form 10-K) instead.
• Restated comparisons are flagged in the notes on this page. When a company redraws its segments or changes how it adjusts EPS, it restates the year-ago column, so the year-ago figure in a new release can differ from the one printed a year ago. This page always uses the comparison in the newer release, because that is the like-for-like one.

A walk-through of every line in a release, with what each one tells you, is in how to read an earnings report.