# EDGAR Filing Document

**Accession Number:** 0001360604
**File Stem:** 0001360604-26-000039
**Filing Date:** 2026-4
**Character Count:** 100756
**Document Hash:** b889be55eb19c67fb7008fdbd9795c30
**Contains OCR:** False
**Source Format:** 

## Filing Content

## Filing Summary
**0001360604-26-000039.hdr.sgml**: 20260430

**ACCESSION NUMBER**: 0001360604-26-000039

**CONFORMED SUBMISSION TYPE**: 8-K

**PUBLIC DOCUMENT COUNT**: 15

**CONFORMED PERIOD OF REPORT**: 20260430

**ITEM INFORMATION**: Results of Operations and Financial Condition

**ITEM INFORMATION**: Regulation FD Disclosure

**ITEM INFORMATION**: Financial Statements and Exhibits

**FILED AS OF DATE**: 20260430

**DATE AS OF CHANGE**: 20260430

**FILER**: 

**COMPANY DATA:**
- **COMPANY CONFORMED NAME:** Healthcare Realty Trust Inc
- **CENTRAL INDEX KEY:** 0001360604
- **STANDARD INDUSTRIAL CLASSIFICATION:** REAL ESTATE INVESTMENT TRUSTS [6798]
- **ORGANIZATION NAME:** 05 Real Estate & Construction
- **EIN:** 000000000
- **FISCAL YEAR END:** 1231

**FILING VALUES:**
- **FORM TYPE:** 8-K
- **SEC ACT:** 1934 Act
- **SEC FILE NUMBER:** 001-35568
- **FILM NUMBER:** 26925174

**BUSINESS ADDRESS:**
- **STREET 1:** 3310 WEST END AVENUE,  SUITE 700
- **CITY:** NASHVILLE
- **STATE:** TN
- **ZIP:** 37203
- **BUSINESS PHONE:** 615-269-8175

**MAIL ADDRESS:**
- **STREET 1:** 3310 WEST END AVENUE,  SUITE 700
- **CITY:** NASHVILLE
- **STATE:** TN
- **ZIP:** 37203

**FORMER COMPANY:**
- **FORMER CONFORMED NAME:** HEALTHCARE TRUST OF AMERICA, INC.
- **DATE OF NAME CHANGE:** 20160802

**FORMER COMPANY:**
- **FORMER CONFORMED NAME:** Healthcare Trust of America Holdings, Inc.
- **DATE OF NAME CHANGE:** 20160802

**FORMER COMPANY:**
- **FORMER CONFORMED NAME:** Healthcare Trust of America Holdings, LP
- **DATE OF NAME CHANGE:** 20160802

?xml version='1.0' encoding='ASCII'? hr-20260430

**UNITED STATES**

**SECURITIES AND EXCHANGE COMMISSION**

**Washington, D.C. 20549**

**FORM 8-K** 

**CURRENT REPORT**

**Pursuant to Section 13 or 15(d) of the**

**Securities Exchange Act of 1934**

**Date of Report (Date of earliest event reported): April 30, 2026 (April 30, 2026)**

**Healthcare Realty Trust Incorporated** 

(Exact name of registrant as specified in its charter)

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| | | | |
|:---|:---|:---|:---|
| | **Maryland** | **001-35568** | **20-4738467** |
| (State or other jurisdiction of incorporation or organization) | (State or other jurisdiction of incorporation or organization) | (Commission File Number) | (I.R.S. Employer Identification No.) |

---

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| | | | | | |
|:---|:---|:---|:---|:---|:---|
| **3310 West End Avenue, Suite 700** | **Nashville,** | **Tennessee** | **37203** | **(615)** | **269-8175** |
| (Address of Principal Executive Office and Zip Code) | (Address of Principal Executive Office and Zip Code) | (Address of Principal Executive Office and Zip Code) | (Address of Principal Executive Office and Zip Code) | (Registrant's telephone number, including area code) | (Registrant's telephone number, including area code) |
|  |  |  |  | (Registrant's telephone number, including area code) | (Registrant's telephone number, including area code) |

---

(Former name or former address, if changed since last report)

Securities registered pursuant to Section 12(b) of the Act:

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| | | |
|:---|:---|:---|
| Title of each class | Trading symbol(s) | Name of each exchange on which registered |
| **Class A Common Stock, $0.01 par value per share** | **HR** | **New York Stock Exchange** |

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Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

☐ Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

☐ Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

☐ Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

☐ Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter):

Healthcare Realty Trust Incorporated ☐ Emerging growth company

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.

Healthcare Realty Trust Incorporated ☐

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| | |
|:---|:---|
| **Item 2.02** | **Results of Operations and Financial Condition.** |

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**First Quarter Earnings and Dividend Press Release**

On April 30, 2026, Healthcare Realty Trust Incorporated (the "Company") issued a press release announcing its earnings and dividend for the first quarter ended March 31, 2026. A copy of this press release is furnished as Exhibit 99.1 to this Current Report on Form 8-K and is incorporated herein by reference in its entirety.

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| | |
|:---|:---|
| **Item 7.01** | **Regulation FD Disclosure** |

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**First Quarter Supplemental Information**

The Company is furnishing its Supplemental Information for the first quarter ended March 31, 2026, which is also contained on its website (www.healthcarerealty.com). See Exhibit 99.2 to this Current Report on Form 8-K.

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| | |
|:---|:---|
| **Item 9.01** | **Financial Statements and Exhibits.** |

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(d) Exhibits.

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| | |
|:---|:---|
| 99.1 | <u>[First quarter earnings and dividend press release, dated April 30, 2026.](exhibit991firstquarter2026.htm)</u> |
| 99.2 | <u>[Supplemental Information for the first quarter ended March 31, 2026.](exhibit992supplementalinfo.htm)</u> |
| 104 | Cover Page Interactive Data File (embedded within the Inline XBRL document) |

---

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**SIGNATURES**

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

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| | | |
|:---|:---|:---|
| | **Healthcare Realty Trust Incorporated** | **Healthcare Realty Trust Incorporated** |
| Date: April 30, 2026 | By: | /s/ Daniel Gabbay |
|  |  | Name: Daniel Gabbay |
|  |  | Title: Executive Vice President and Chief Financial Officer |

---

## Exhibit 99.1

News Release

HEALTHCARE REALTY REPORTS FIRST QUARTER 2026 RESULTS AND INCREASES FULL YEAR 2026 GUIDANCE

NASHVILLE, Tennessee, April 30, 2026. Healthcare Realty Trust Incorporated (NYSE:HR) today announced results for the first quarter ended March 31, 2026. In addition, the Company announced an increased 2026 Normalized FFO guidance range of $1.59 to $1.65 per share (diluted), a $0.01 increase at the midpoint, and an increased Same Store Cash NOI growth guidance range of 3.75% to 4.75% (+25bps increase).

FIRST QUARTER 2026 HIGHLIGHTS

• GAAP Net loss of $(0.00) per share, NAREIT FFO of $0.35 per share, Normalized FFO of $0.41 per share, and FAD of $112.9 million (payout ratio of 75%)

• Same store cash NOI growth of +6.9%, tenant retention of 93.5% and+4.2% cash leasing spreads

• First quarter lease executions totaled 2.0 million square feet across same store properties and redevelopment projects, including 286,000 square feet of new lease executions

• During the first quarter, the Company completed total transactions of approximately $125 million, including the first new acquisition in the KKR joint venture since formation for $89 million ($18 million at the Company's pro rata share) and dispositions of $33 million

• Net Debt to Adjusted EBITDA of 5.5x adjusted for expected mortgage note receivable repayment in the second quarter

• Repurchased 5.7 million shares of common stock at an average price of $17.38 per share for a total of $100 million

• Received $400 million commitments from existing Bank Group for a new unsecured delayed draw term loan expected to close in May 2026; the Company will have the ability to draw the proceeds at any time over the 12-month period post-closing

• As part of ongoing Board Refreshment initiatives, longtime director Jay Leupp announced he will retire following our upcoming Annual Meeting of Shareholders on May 19, 2026

FIRST QUARTER 2026 RESULTS

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| | | | | |
|:---|:---|:---|:---|:---|
| | FIRST QUARTER ENDED | FIRST QUARTER ENDED | FIRST QUARTER ENDED | FIRST QUARTER ENDED |
| | 2026 | 2026 | 2025 | 2025 |
| *(in thousands, except per share amounts)* | AMOUNT | PER SHARE | AMOUNT | PER SHARE |
| GAAP Net loss | $(56) | $(0.00) | $(44873) | $(0.13) |
| NAREIT FFO, diluted | $123698 | $0.35 | $123774 | $0.35 |
| Normalized FFO, diluted | $144382 | $0.41 | $137722 | $0.39 |

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LEASING ACTIVITY

During the first quarter, the Company executed 291 new and renewal leases for 2.0 million square feet with a weighted average lease term of 7.7 years and average annual escalators of 3.1%. Key highlights include:

• Atlanta, GA. 176,000 square feet of new and renewal leases with Wellstar Health System, maintaining greater than 90% occupancy across six on-campus MOBs

• Charlotte, NC. Renewed 153,600 square feet with Advocate Health across five buildings that are 93% occupied

• Charleston, SC. Renewed 54,600 square feet with MUSC Health across two buildings that are 100% occupied

• Albany, NY. Executed two new leases with St. Peter's Health for clinic space and an ASC totaling 63,500 square feet in a redevelopment project

• Various. Renewed approximately 736,000 square feet at eight single-tenant properties with a weighted average remaining lease term of less than three years; on average, extended the leases by nearly 10 years with strong cash leasing spreads

 <br> HEALTHCARE REALTY TRUST INCORPORATED HEALTHCAREREALTY.COM \| PAGE 1 OF 7

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CAPITAL ALLOCATION

<u>Acquisitions and Dispositions</u>

During the first quarter, the Company completed approximately $125 million of transaction activity. Key highlights include:

• Birmingham, AL. Acquired a state-of-the-art MOB attached to a market-leading hospital with an existing joint venture partner for $89 million ($18 million investment at share). The Company now owns two properties at this hospital campus and nearly 650,000 square feet in the market

• Oklahoma City, OK. Opportunistically disposed of two assets for $12 million in a direct sale to the affiliated health system

<u>Development and Redevelopment</u>

During the first quarter, the Company added two new redevelopment projects ($31 million), completed one redevelopment project, and made significant progress on its development and redevelopment pipeline, advancing several key projects across major markets. Key highlights include:

• Charlotte, NC. Completed redevelopment of two MOBs in a rapidly growing market adjacent to the Novant Health Huntersville Medical Center. The $35 million project is 98% leased by a mix of hospital and physician practices including cardiology, oncology, women's health, dermatology and imaging

• Boston, MA. Commenced a 155,000 square foot redevelopment connected to Tufts Medical Center in downtown Boston. The $25 million project will modernize the fully leased property and provide a space for Tufts Medicine to deliver world-class healthcare

<u>Balance Sheet</u>

• Net Debt to Adjusted EBITDA of 5.5x. As of March 31, 2026, the Company had approximately $1.2 billion of liquidity on the revolving facility and cash on hand

• In the first quarter, the Company repurchased 5.7 million shares of common stock at an average price of $17.38 per share for a total of $100 million

• On February 12, 2026, Healthcare Realty established its inaugural commercial paper program, with a total size of up to $600 million. At the end of the first quarter, the Company had $251 million outstanding at a weighted average interest rate of 4.2%, representing over 30bps savings compared to our drawn revolving facility rate

• Extended $400 million swaps to January 2029 at a fixed SOFR rate of 3.3%

• The Company has received $400 million of commitments from its existing Bank Group for a new unsecured delayed draw term loan that is expected to close in May 2026. The Company will have the ability to draw the proceeds at any time over the 12-month period post-closing

BOARD REFRESHMENT

As part of the Company's ongoing Board Refreshment initiatives, longtime director Jay Leupp announced he will retire following our upcoming Annual Meeting of Shareholders on May 19, 2026. "On behalf of the entire company and our shareholders, I would like to thank Jay for his tireless commitment and leadership for our organization since 2020," commented Peter Scott, CEO. Added Jay Leupp, "As the longest tenured independent director at Healthcare Realty and a firm believer in continuing Board refreshment, I decided to retire from the Board of Directors at the conclusion of my seventh term. I would like to thank Healthcare Realty shareholders for giving me the opportunity to serve as an independent director, and I plan to remain a fellow shareholder in the years ahead. I wish the very best to our talented CEO, management team and best-in-class Board of Directors in their continued drive to grow shareholder value."

DIVIDEND

The Board unanimously approved a common stock dividend in the amount of $0.24 per share to be paid on May 22, 2026, to Class A common stockholders of record on May 11, 2026. Additionally, the eligible holders of operating partnership units will receive a distribution of $0.24 per unit, equivalent to the Company's Class A common stock dividend.

 <br> HEALTHCARE REALTY TRUST INCORPORATED HEALTHCAREREALTY.COM \| PAGE 2 OF 7

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GUIDANCE

The Company's increased 2026 per share estimated guidance ranges are as follows:

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| | | | | | |
|:---|:---|:---|:---|:---|:---|
| | | 2026 GUIDANCE | 2026 GUIDANCE | 2026 GUIDANCE | 2026 GUIDANCE |
| | ACTUAL | PRIOR | PRIOR | CURRENT | CURRENT |
| | 1Q 2026 | LOW | HIGH | LOW | HIGH |
| Earnings per share | $(0.00) | $(0.05) | $0.05 | $(0.05) | $0.05 |
| NAREIT FFO per share | $0.35 | $1.44 | $1.50 | $1.45 | $1.51 |
| Normalized FFO per share | $0.41 | $1.58 | $1.64 | $1.59 | $1.65 |
| Same Store Cash NOI growth | 6.9% | 3.5% | 4.5% | 3.75% | 4.75% |

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*The 2026 annual guidance range reflects the Company's view of current and future market conditions, including assumptions with respect to rental rates, occupancy levels, interest rates, and operating and general and administrative expenses. The Company's guidance does not contemplate impacts from gains or losses from dispositions, potential impairments, or debt extinguishment costs, if any. The Company's guidance also does not include any future acquisitions, developments or share issuances or repurchases, other than as discussed in the detailed guidance assumptions on <u>Page 11</u> of the 1Q 2026 Supplemental. There can be no assurance that the Company's actual results will not be materially higher or lower than these expectations. If actual results or timing vary from these assumptions, the Company's expectations may change. See <u>Page 1</u><u>1</u> of the 1Q 2026 Supplemental for additional details and assumptions.* 

EARNINGS CALL

On Friday, May 1, 2026, at 9:00 a.m. Eastern Time, Healthcare Realty Trust has scheduled a conference call to discuss earnings results, quarterly activities, general operations of the Company and industry trends.

Simultaneously, a webcast of the conference call will be available to interested parties at https://investors.healthcarerealty.com/corporate-profile/webcasts under the Investor Relations section. A webcast replay will be available following the call at the same address.

Live Conference Call Access Details:

• Domestic Dial-In Number: +1 800-715-9871 access code 4950066

• All Other Locations: +1 646-307-1963 access code 4950066

Replay Information:

• Domestic Dial-In Number: +1 800-770-2030 access code 4950066

• All Other Locations: +1 609-800-9909 access code 4950066

ABOUT HEALTHCARE REALTY

Healthcare Realty Trust Incorporated (NYSE: HR) is the largest public, pure-play owner, operator and developer of medical outpatient buildings in the United States.

For additional information contact InvestorRelations@healthcarerealty.com.

Additional information regarding the Company, including this quarter's operations, can be found at www.healthcarerealty.com. In addition to the historical information contained within, this press release contains certain forward-looking statements with respect to the Company. Forward-looking statements include all statements that do not relate solely to historical or current facts and can be identified by the use of words such as "may," "will," "expect," "believe," "anticipate," "target," "intend," "plan," "estimate," "project," "continue," "should," "could," "budget" and other comparable terms. These forward-looking statements are based on the Company's current plans, objectives, estimates, expectations and intentions and inherently involve significant risks and uncertainties. Such risks and uncertainties include, among other things, the following: the Company's expected results may not be achieved; risks related to future opportunities and plans for the Company, including the uncertainty of expected future financial performance and results of the Company; pandemics or other health crises; increases in interest rates; the availability and cost of capital at expected rates; competition for quality assets; negative developments in the operating results or financial condition of the Company's tenants, including, but not limited to, their ability to pay rent; the Company's ability to reposition or sell facilities with profitable results; the Company's ability to release space at similar rates as vacancies occur; the Company's ability to renew expiring leases; government regulations affecting tenants' Medicare and Medicaid reimbursement rates and operational requirements; unanticipated difficulties and/or expenditures relating to future acquisitions and developments; changes in rules or practices governing the Company's financial reporting; the Company may be required under purchase options to sell properties and may not be able to reinvest the proceeds from such sales at rates of return equal to the return received on the properties sold; uninsured or underinsured losses related to casualty or liability; the incurrence of impairment charges on its real estate properties or other assets; other legal and operational matters; and other risks and uncertainties affecting the Company, including those described from time to time under the caption "Risk Factors" and elsewhere in the Company's filings and reports with the SEC, including the Company's Annual Report on Form 10-K for the year ended December 31, 2025. Moreover, other risks and uncertainties of which the Company is not currently aware may also affect the Company's forward-looking statements and may cause actual results and the timing of events to differ materially from those anticipated. The forward-looking statements made in this communication are made only as of the date hereof or as of the dates indicated in the forward-looking statements, even if they are subsequently made available by the Company on its website or otherwise. The Company undertakes no obligation to update or supplement any forward-looking statements to reflect actual results, new information, future events, changes in its expectations or other circumstances that exist after the date as of which the forward-looking statements were made, except as required by law. Stockholders and investors are cautioned not to unduly rely on such forward-looking statements when evaluating the information presented in the Company's filings and reports, including, without limitation, estimates and projections regarding the performance of development projects the Company is pursuing. For a detailed discussion of the Company's risk factors, please refer to the Company's filings with the SEC, including this report and the Company's Annual Report on Form 10-K for the year ended December 31, 2025.

 <br> HEALTHCARE REALTY TRUST INCORPORATED HEALTHCAREREALTY.COM \| PAGE 3 OF 7

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| |
|:---|
| Balance Sheet |
| AMOUNTS IN THOUSANDS, EXCEPT PER SHARE DATA |

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| | | |
|:---|:---|:---|
| ASSETS |  |  |
|  | 1Q 2026 | 4Q 2025 |
| Real estate properties |  |  |
| Land | $1060296 | $1060254 |
| Buildings and improvements | 8541368 | 8514165 |
| Lease intangibles | 424502 | 455254 |
| Personal property | 7316 | 7056 |
| Investment in financing receivables, net | 122346 | 123249 |
| Financing lease right-of-use assets | 74703 | 75083 |
| Land held for development | 57799 | 57535 |
| Total real estate investments | 10288330 | 10292596 |
| Less accumulated depreciation and amortization | (2468461) | (2397795) |
| Total real estate investments, net | 7819869 | 7894801 |
| Cash and cash equivalents | 26235 | 26172 |
| Assets held for sale, net | 123411 | 143580 |
| Operating lease right-of-use assets | 202710 | 204906 |
| Investments in unconsolidated joint ventures | 467459 | 453607 |
| Other assets, net | 508480 | 487795 |
| Total assets | $9148164 | $9210861 |
| LIABILITIES, REDEEMABLE NON-CONTROLLING INTERESTS, AND STOCKHOLDERS' EQUITY | LIABILITIES, REDEEMABLE NON-CONTROLLING INTERESTS, AND STOCKHOLDERS' EQUITY | LIABILITIES, REDEEMABLE NON-CONTROLLING INTERESTS, AND STOCKHOLDERS' EQUITY |
| Liabilities |  |  |
| Notes and bonds payable | $4103918 | $3911423 |
| Accounts payable and accrued liabilities | 137712 | 211071 |
| Liabilities of properties held for sale | 13576 | 15160 |
| Operating lease liabilities | 162380 | 162922 |
| Financing lease liabilities | 73679 | 73130 |
| Other liabilities | 159888 | 160530 |
| Total liabilities | 4651153 | 4534236 |
| Redeemable non-controlling interests | 3339 | 3252 |
| Stockholders' equity |  |  |
| Preferred stock, $0.01 par value; 200,000 shares authorized |  |  |
| Common stock, $0.01 par value; 1,000,000 shares authorized | 3465 | 3516 |
| Additional paid-in capital | 9040690 | 9137257 |
| Accumulated other comprehensive (loss) income | (2421) | (5174) |
| Cumulative net income attributable to common stockholders | 128182 | 128238 |
| Cumulative dividends | (4730746) | (4646944) |
| Total stockholders' equity | 4439170 | 4616893 |
| Non-controlling interest | 54502 | 56480 |
| Total equity | 4493672 | 4673373 |
| Total liabilities, redeemable non-controlling interests, and stockholders' equity | $9148164 | $9210861 |

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| |
|:---|
| Income Statements |
| AMOUNTS IN THOUSANDS, EXCEPT PER SHARE DATA |

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| | | | |
|:---|:---|:---|:---|
| | FIRST QUARTER ENDED | FIRST QUARTER ENDED | FULL YEAR |
| | 2026 | 2025 | 2025 |
| Revenues |  |  |  |
| Rental income | $267575 | $288857 | $1138056 |
| Interest income | 3712 | 3731 | 14275 |
| Other operating | 7703 | 6389 | 28215 |
| Total revenues | 278990 | 298977 | 1180546 |
| Expenses |  |  |  |
| Property operating | 100058 | 109897 | 424855 |
| General and administrative | 17343 | 13530 | 72569 |
| &nbsp;&nbsp;&nbsp;&nbsp;*Normalizing items* <sup>1</sup> | *(7562)* | *(502)* | *(26318)* |
| Normalized general and administrative | 9781 | 13028 | 46251 |
| Transaction costs | 937 | 1011 | 2029 |
| Depreciation and amortization | 128985 | 156035 | 588186 |
| Total expenses | 247323 | 280473 | 1087639 |
| Other income (expense) |  |  |  |
| Interest expense before merger-related fair value | (32899) | (44366) | (166396) |
| *Merger-related fair value adjustment* | *(10991)* | *(10446)* | *(42593)* |
| Interest expense | (43890) | (54812) | (208989) |
| Gain on sales of real estate properties and other assets | 10777 | 2904 | 235389 |
| Loss on extinguishment of debt | (21) |  | (451) |
| Impairment of real estate assets and credit loss recoveries (reserves) | 984 | (12081) | (364598) |
| Equity income (loss) from unconsolidated joint ventures | 496 | 1 | (188) |
| Interest and other income (expense), net | 8 | 95 | (3555) |
| Total other income (expense) | (31646) | (63893) | (342392) |
| Net income (loss) | $21 | $(45389) | $(249485) |
| Net (income) loss attributable to non-controlling interests | (77) | 516 | 3414 |
| Net loss attributable to common stockholders | $(56) | $(44873) | $(246071) |
| Basic earnings per common share | $(0.00) | $(0.13) | $(0.71) |
| Diluted earnings per common share | $(0.00) | $(0.13) | $(0.71) |
| Weighted average common shares outstanding - basic | 347439 | 349539 | 349798 |
| Weighted average common shares outstanding - diluted <sup>2</sup> | 347439 | 349539 | 349798 |

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1Normalizing items primarily include restructuring, severance-related costs and other.

2Potential common shares are not included in the computation of diluted earnings per share when a loss exists (or when dividends paid are greater than income), as the effect would be an antidilutive per share amount. As a result, the outstanding limited partnership units in the Company's operating partnership ("OP"), totaling 4,278,028 units were not included.

 <br> HEALTHCARE REALTY TRUST INCORPORATED HEALTHCAREREALTY.COM \| PAGE 5 OF 7

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| |
|:---|
| FFO, Normalized FFO and FAD |
| AMOUNTS IN THOUSANDS, EXCEPT PER SHARE DATA |

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| | | | |
|:---|:---|:---|:---|
| | FIRST QUARTER ENDED | FIRST QUARTER ENDED | FULL YEAR |
| | 2026 | 2025 | 2025 |
| Net loss attributable to common stockholders | $(56) | $(44873) | $(246071) |
| *Net loss attributable to common stockholders/diluted share* | *$(0.00)* | *$(0.13)* | *$(0.71)* |
| Gain on sales of real estate assets | (10777) | (2904) | (235389) |
| Impairments of real estate assets | 16 | 10145 | 361090 |
| Real estate depreciation and amortization | 127921 | 155288 | 586146 |
| Non-controlling loss from operating partnership units | (10) | (599) | (3497) |
| Unconsolidated JV depreciation, amortization and impairment | 6604 | 6717 | 27769 |
| NAREIT FFO | $123698 | $123774 | $490048 |
| *NAREIT FFO per common share - diluted* | *$0.35* | *$0.35* | *$1.38* |
| Transaction costs | 937 | 1011 | 2029 |
| Debt financing costs | 116 |  | 5107 |
| Restructuring and severance-related charges | 7562 | 502 | 26318 |
| Merger-related fair value adjustment | 10991 | 10446 | 42593 |
| Other | 1078 | 1989 | 2851 |
| Normalized FFO  | $144382 | $137722 | $568946 |
| *Normalized FFO per common share - diluted* | *$0.41* | *$0.39* | *$1.61* |
| Non-real estate depreciation and amortization | 663 | 1269 | 6114 |
| Non-cash interest amortization, net | 1367 | 1217 | 5126 |
| Straight-line amortization, net | (10291) | (7891) | (29392) |
| Stock-based compensation | 3927 | 3028 | 13609 |
| Unconsolidated JV non-cash items | (89) | (253) | (1420) |
| Other |  | 94 | 952 |
| Maintenance capex | (27101) | (32966) | (115633) |
| FAD | $112858 | $102220 | $448302 |
| **Quarterly dividends and OP distributions** | $84814 | $109840 | $391368 |
| **FFO wtd avg common shares outstanding - diluted** <sup>1</sup> | 352211 | 353522 | 354454 |

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1The Company utilizes the treasury stock method, which includes the dilutive effect of nonvested share-based awards outstanding of 493,403 for the three months ended March 31, 2026. Also includes the diluted impact of 4,278,028 OP units outstanding.

 <br> HEALTHCARE REALTY TRUST INCORPORATED HEALTHCAREREALTY.COM \| PAGE 6 OF 7

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Non-GAAP Measures

Management considers funds from operations ("FFO"), FFO per share, normalized FFO, normalized FFO per share, and funds available for distribution ("FAD") to be useful non-GAAP measures of the Company's operating performance. A non-GAAP financial measure is generally defined as one that purports to measure historical financial performance, financial position or cash flows, but excludes or includes amounts that would not be so adjusted in the most comparable measure determined in accordance with GAAP. Set forth below are descriptions of the non-GAAP financial measures management considers relevant to the Company's business and useful to investors.

The non-GAAP financial measures presented herein are not necessarily identical to those presented by other real estate companies due to the fact that not all real estate companies use the same definitions. These measures should not be considered as alternatives to net income (determined in accordance with GAAP), as indicators of the Company's financial performance, or as alternatives to cash flow from operating activities (determined in accordance with GAAP) as measures of the Company's liquidity, nor are these measures necessarily indicative of sufficient cash flow to fund all of the Company's needs.

FFO and FFO per share are operating performance measures adopted by the National Association of Real Estate Investment Trusts, Inc. ("NAREIT"). NAREIT defines FFO as "net income (computed in accordance with GAAP) excluding depreciation and amortization related to real estate, gains and losses from the sale of certain real estate assets, gains and losses from change in control, and impairment write-downs of certain real assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity." The Company defines Normalized FFO as FFO excluding acquisition-related expenses and other normalizing items that are unusual and infrequent in nature. FAD is presented by adding to Normalized FFO non-real estate depreciation and amortization, deferred financing fees amortization, and share-based compensation expense; and subtracting maintenance capital expenditures, including second generation tenant improvements and leasing commissions paid and straight-line rent income, net of expense. The Company's definition of these terms may not be comparable to that of other real estate companies as they may have different methodologies for computing these amounts. FFO, Normalized FFO and FAD do not represent cash generated from operating activities determined in accordance with GAAP and are not necessarily indicative of cash available to fund cash needs. FFO, Normalized FFO and FAD should not be considered an alternative to net income as an indicator of the Company's operating performance or as an alternative to cash flow as a measure of liquidity. FFO, Normalized FFO and FAD should be reviewed in connection with GAAP financial measures.

Management believes FFO, FFO per share, Normalized FFO, Normalized FFO per share, and FAD provide an understanding of the operating performance of the Company's properties without giving effect to certain significant non-cash items, including depreciation and amortization expense. Historical cost accounting for real estate assets in accordance with GAAP assumes that the value of real estate assets diminishes predictably over time. However, real estate values instead have historically risen or fallen with market conditions. The Company believes that by excluding the effect of depreciation, amortization, gains or losses from sales of real estate, and other normalizing items that are unusual and infrequent, FFO, FFO per share, Normalized FFO, Normalized FFO per share and FAD can facilitate comparisons of operating performance between periods. The Company reports these measures because they have been observed by management to be the predominant measures used by the REIT industry and by industry analysts to evaluate REITs and because these measures are consistently reported, discussed, and compared by research analysts in their notes and publications about REITs.

Cash NOI and Same Store Cash NOI are key performance indicators. Management considers these to be supplemental measures that allow investors, analysts and Company management to measure unlevered property-level operating results. The Company defines Cash NOI as rental income plus interest from financing receivables less property operating expenses. Cash NOI excludes non-cash items such as above and below market lease intangibles, straight-line rent, lease inducements, lease termination fees, financing receivable amortization, tenant improvement amortization and leasing commission amortization. Cash NOI is historical and not necessarily indicative of future results.

Same Store Cash NOI compares Cash NOI for stabilized properties. Stabilized properties are properties that have been included in operations for the duration of the year-over-year comparison period presented. Accordingly, stabilized properties exclude properties that were recently acquired or disposed of, properties classified as held for sale, properties undergoing redevelopment, and newly redeveloped or developed properties.

The Company utilizes the redevelopment classification for properties where management has approved a change in strategic direction through the application of additional resources, including an amount of capital expenditures significantly above routine maintenance and capital improvement expenditures.

Any recently acquired property will be included in the same store pool once the Company has owned the property for five full quarters. Newly developed or redeveloped properties will be included in the same store pool five full quarters after substantial completion.

 <br> HEALTHCARE REALTY TRUST INCORPORATED HEALTHCAREREALTY.COM \| PAGE 7 OF 7

## Exhibit 99.2

---

| |
|:---|
| 1Q 2026 |
| Supplemental Information |
| FURNISHED AS OF APRIL 30, 2026 (UNAUDITED) |
| ![hrlogo-rgba.jpg](hrlogo-rgba.jpg) |

---

------

**Table of Contents**

---

| |
|:---|
| FORWARD LOOKING STATEMENTS & RISK FACTORS |
| This Supplemental Information report contains disclosures that are "forward-looking statements." Forward-looking statements include all statements that do not relate solely to historical or current facts and can be identified by the use of words such as "may," "will," "expect," "believe," "anticipate," "target," "intend," "plan," "estimate," "project," "continue," "should," "could," "budget" and other comparable terms. These forward-looking statements are based on the Company's current plans, objectives, estimates, expectations and intentions and inherently involve significant risks and uncertainties. Such risks and uncertainties include, among other things, the following: the Company's expected results may not be achieved; risks related to future opportunities and plans for the Company, including the uncertainty of expected future financial performance and results of the Company; pandemics or other health crises; increases in interest rates; the availability and cost of capital at expected rates; competition for quality assets; negative developments in the operating results or financial condition of the Company's tenants, including, but not limited to, their ability to pay rent; the Company's ability to reposition or sell facilities with profitable results; the Company's ability to release space at similar rates as vacancies occur; the Company's ability to renew expiring leases; government regulations affecting tenants' Medicare and Medicaid reimbursement rates and operational requirements; unanticipated difficulties and/or expenditures relating to future acquisitions and developments; changes in rules or practices governing the Company's financial reporting; the Company may be required under purchase options to sell properties and may not be able to reinvest the proceeds from such sales at rates of return equal to the return received on the properties sold; uninsured or underinsured losses related to casualty or liability; the incurrence of impairment charges on its real estate properties or other assets; other legal and operational matters; and other risks and uncertainties affecting the Company, including those described from time to time under the caption "Risk Factors" and elsewhere in the Company's filings and reports with the SEC, including the Company's Annual Report on Form 10-K for the year ended December 31, 2025. Moreover, other risks and uncertainties of which the Company is not currently aware may also affect the Company's forward-looking statements and may cause actual results and the timing of events to differ materially from those anticipated. The forward-looking statements made in this communication are made only as of the date hereof or as of the dates indicated in the forward-looking statements, even if they are subsequently made available by the Company on its website or otherwise. The Company undertakes no obligation to update or supplement any forward-looking statements to reflect actual results, new information, future events, changes in its expectations or other circumstances that exist after the date as of which the forward-looking statements were made, except as required by law. Stockholders and investors are cautioned not to unduly rely on such forward-looking statements when evaluating the information presented in the Company's filings and reports, including, without limitation, estimates and projections regarding the performance of development projects the Company is pursuing. For a detailed discussion of the Company's risk factors, please refer to the Company's filings with the SEC, including this report and the Company's Annual Report on Form 10-K for the year ended December 31, 2025.<br>See the Glossary herein for further information regarding definitions and important discussions regarding the usefulness and limitations of the non-GAAP measures used in this Supplemental Report. |

---

&nbsp;&nbsp;&nbsp;&nbsp; &nbsp;&nbsp;&nbsp;&nbsp;

---

| | |
|:---|:---|
| 1Q EARNINGS RELEASE | 1Q EARNINGS RELEASE |
| [3](#i1f6c5e0ee748426598b2694eb72e3813_13) | <u>[Earnings Highlights](#i1f6c5e0ee748426598b2694eb72e3813_13)</u> |
| [7](#i1f6c5e0ee748426598b2694eb72e3813_22) | <u>[Financial Statements](#i1f6c5e0ee748426598b2694eb72e3813_22)</u> |
| [9](#i1f6c5e0ee748426598b2694eb72e3813_28) | <u>[FFO, Normalized FFO, & FAD](#i1f6c5e0ee748426598b2694eb72e3813_28)</u> |
| SUPPLEMENTAL INFORMATION | SUPPLEMENTAL INFORMATION |
| [10](#i1f6c5e0ee748426598b2694eb72e3813_16) | <u>[At a Glance](#i1f6c5e0ee748426598b2694eb72e3813_16)</u> |
| [11](#i1f6c5e0ee748426598b2694eb72e3813_76) | <u>[2026 Guidance](#i1f6c5e0ee748426598b2694eb72e3813_76)</u> |
| [12](#i1f6c5e0ee748426598b2694eb72e3813_49) | <u>[Portfolio Overview](#i1f6c5e0ee748426598b2694eb72e3813_49)</u> |
| [13](#i1f6c5e0ee748426598b2694eb72e3813_549755814957) | <u>Lease Maturity Schedule</u> |
| [14](#i1f6c5e0ee748426598b2694eb72e3813_52) | <u>[Tenant Overview](#i1f6c5e0ee748426598b2694eb72e3813_52)</u> |
| [15](#i1f6c5e0ee748426598b2694eb72e3813_64) | <u>[Same Store Statistics](#i1f6c5e0ee748426598b2694eb72e3813_64)</u> |
| [16](#i1f6c5e0ee748426598b2694eb72e3813_31) | <u>[Capital Funding & Commitments](#i1f6c5e0ee748426598b2694eb72e3813_31)</u> |
| [17](#i1f6c5e0ee748426598b2694eb72e3813_40) | <u>[Investment Activity/Joint Ventures](#i1f6c5e0ee748426598b2694eb72e3813_40)</u> |
| [18](#i1f6c5e0ee748426598b2694eb72e3813_46) | <u>[Re/development Activity](#i1f6c5e0ee748426598b2694eb72e3813_46)</u> |
| [19](#i1f6c5e0ee748426598b2694eb72e3813_34) | <u>[Debt Metrics](#i1f6c5e0ee748426598b2694eb72e3813_34)</u> |
| [20](#i1f6c5e0ee748426598b2694eb72e3813_73) | <u>[Components of Net Asset Value](#i1f6c5e0ee748426598b2694eb72e3813_73)</u> |
| [21](#i1f6c5e0ee748426598b2694eb72e3813_549755814771) | <u>[Glossary and Reconciliations](#i1f6c5e0ee748426598b2694eb72e3813_549755814771)</u> |

---

 <br> HEALTHCARE REALTY 1Q 2026 SUPPLEMENTAL INFORMATION 2

&nbsp;&nbsp;&nbsp;&nbsp;

------

Earnings Highlights

HEALTHCARE REALTY REPORTS FIRST QUARTER 2026 RESULTS AND INCREASES FULL YEAR 2026 GUIDANCE

NASHVILLE, Tennessee, April 30, 2026. Healthcare Realty Trust Incorporated (NYSE:HR) today announced results for the first quarter ended March 31, 2026. In addition, the Company announced an increased 2026 Normalized FFO guidance range of $1.59 to $1.65 per share (diluted), a $0.01 increase at the midpoint, and an increased Same Store Cash NOI growth guidance range of 3.75% to 4.75% (+25bps increase).

FIRST QUARTER 2026 HIGHLIGHTS

• GAAP Net loss of $(0.00) per share, NAREIT FFO of $0.35 per share, Normalized FFO of $0.41 per share, and FAD of $112.9 million (payout ratio of 75%)

• Same store cash NOI growth of +6.9%, tenant retention of 93.5% and +4.2% cash leasing spreads

• First quarter lease executions totaled 2.0 million square feet across same store properties and redevelopment projects, including 286,000 square feet of new lease executions

• During the first quarter, the Company completed total transactions of approximately $125 million, including the first new acquisition in the KKR joint venture since formation for $89 million ($18 million at the Company's pro rata share) and dispositions of $33 million

• Net Debt to Adjusted EBITDA of 5.5x adjusted for expected mortgage note receivable repayment in the second quarter

• Repurchased 5.7 million shares of common stock at an average price of $17.38 per share for a total of $100 million

• Received $400 million commitments from existing Bank Group for a new unsecured delayed draw term loan expected to close in May 2026; the Company will have the ability to draw the proceeds at any time over the 12-month period post-closing

• As part of ongoing Board Refreshment initiatives, longtime director Jay Leupp announced he will retire following our upcoming Annual Meeting of Shareholders on May 19, 2026

FIRST QUARTER 2026 RESULTS

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| | | | | |
|:---|:---|:---|:---|:---|
| | FIRST QUARTER ENDED | FIRST QUARTER ENDED | FIRST QUARTER ENDED | FIRST QUARTER ENDED |
| | 2026 | 2026 | 2025 | 2025 |
| *(in thousands, except per share amounts)* | AMOUNT | PER SHARE | AMOUNT | PER SHARE |
| GAAP Net loss | $(56) | $(0.00) | $(44873) | $(0.13) |
| NAREIT FFO, diluted | $123698 | $0.35 | $123774 | $0.35 |
| Normalized FFO, diluted | $144382 | $0.41 | $137722 | $0.39 |

---

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| | | |
|:---|:---|:---|
| HEALTHCARE REALTY | <u>[Return to **Table of Contents**](#i1f6c5e0ee748426598b2694eb72e3813_10)</u> | 1Q 2026 SUPPLEMENTAL INFORMATION 3 |

---

------

Earnings Highlights

LEASING ACTIVITY

During the first quarter, the Company executed 291 new and renewal leases for 2.0 million square feet with a weighted average lease term of 7.7 years and average annual escalators of 3.1%. Key highlights include:

• Atlanta, GA. 176,000 square feet of new and renewal leases with Wellstar Health System, maintaining greater than 90% occupancy across six on-campus MOBs

• Charlotte, NC. Renewed 153,600 square feet with Advocate Health across five buildings that are 93% occupied

• Charleston, SC. Renewed 54,600 square feet with MUSC Health across two buildings that are 100% occupied

• Albany, NY. Executed two new leases with St. Peter's Health for clinic space and an ASC totaling 63,500 square feet in a redevelopment project

• Various. Renewed approximately 736,000 square feet at eight single-tenant properties with a weighted average remaining lease term of less than three years; on average, extended the leases by nearly 10 years with strong cash leasing spreads

CAPITAL ALLOCATION

<u>Acquisitions and Dispositions</u>

During the first quarter, the Company completed approximately $125 million of transaction activity. Key highlights include:

• Birmingham, AL. Acquired a state-of-the-art MOB attached to a market-leading hospital with an existing joint venture partner for $89 million ($18 million investment at share). The Company now owns two properties at this hospital campus and nearly 650,000 square feet in the market

• Oklahoma City, OK. Opportunistically disposed of two assets for $12 million in a direct sale to the affiliated health system

<u>Development and Redevelopment</u>

During the first quarter, the Company added two new redevelopment projects ($31 million), completed one redevelopment project, and made significant progress on its development and redevelopment pipeline, advancing several key projects across major markets. Key highlights include:

• Charlotte, NC. Completed redevelopment of two MOBs in a rapidly growing market adjacent to the Novant Health Huntersville Medical Center. The $35 million project is 98% leased by a mix of hospital and physician practices including cardiology, oncology, women's health, dermatology and imaging

• Boston, MA. Commenced a 155,000 square foot redevelopment connected to Tufts Medical Center in downtown Boston. The $25 million project will modernize the fully leased property and provide a space for Tufts Medicine to deliver world-class healthcare

<u>Balance Sheet</u>

• Net Debt to Adjusted EBITDA of 5.5x. As of March 31, 2026, the Company had approximately $1.2 billion of liquidity on the revolving facility and cash on hand

• In the first quarter, the Company repurchased 5.7 million shares of common stock at an average price of $17.38 per share for a total of $100 million

• On February 12, 2026, Healthcare Realty established its inaugural commercial paper program, with a total size of up to $600 million. At the end of the first quarter, the Company had $251 million outstanding at a weighted average interest rate of 4.2%, representing over 30bps savings compared to our drawn revolving facility rate

• Extended $400 million swaps to January 2029 at a fixed SOFR rate of 3.3%

• The Company has received $400 million of commitments from its existing Bank Group for a new unsecured delayed draw term loan that is expected to close in May 2026. The Company will have the ability to draw the proceeds at any time over the 12-month period post-closing

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| | | |
|:---|:---|:---|
| HEALTHCARE REALTY | <u>[Return to **Table of Contents**](#i1f6c5e0ee748426598b2694eb72e3813_10)</u> | 1Q 2026 SUPPLEMENTAL INFORMATION 4 |

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------

Earnings Highlights <br>

BOARD REFRESHMENT

As part of the Company's ongoing Board Refreshment initiatives, longtime director Jay Leupp announced he will retire following our upcoming Annual Meeting of Shareholders on May 19, 2026. "On behalf of the entire company and our shareholders, I would like to thank Jay for his tireless commitment and leadership for our organization since 2020," commented Peter Scott, CEO. Added Jay Leupp, "As the longest tenured independent director at Healthcare Realty and a firm believer in continuing Board refreshment, I decided to retire from the Board of Directors at the conclusion of my seventh term. I would like to thank Healthcare Realty shareholders for giving me the opportunity to serve as an independent director, and I plan to remain a fellow shareholder in the years ahead. I wish the very best to our talented CEO, management team and best-in-class Board of Directors in their continued drive to grow shareholder value."

DIVIDEND

The Board unanimously approved a common stock dividend in the amount of $0.24 per share to be paid on May 22, 2026, to Class A common stockholders of record on May 11, 2026. Additionally, the eligible holders of operating partnership units will receive a distribution of $0.24 per unit, equivalent to the Company's Class A common stock dividend.

GUIDANCE

The Company's increased 2026 per share estimated guidance ranges are as follows:

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| | | | | | |
|:---|:---|:---|:---|:---|:---|
| | | 2026 GUIDANCE | 2026 GUIDANCE | 2026 GUIDANCE | 2026 GUIDANCE |
| | ACTUAL | PRIOR | PRIOR | CURRENT | CURRENT |
| | 1Q 2026 | LOW | HIGH | LOW | HIGH |
| Earnings per share | $(0.00) | $(0.05) | $0.05 | $(0.05) | $0.05 |
| NAREIT FFO per share | $0.35 | $1.44 | $1.50 | $1.45 | $1.51 |
| Normalized FFO per share | $0.41 | $1.58 | $1.64 | $1.59 | $1.65 |
| Same Store Cash NOI growth | 6.9% | 3.5% | 4.5% | 3.75% | 4.75% |

---

*The 2026 annual guidance range reflects the Company's view of current and future market conditions, including assumptions with respect to rental rates, occupancy levels, interest rates, and operating and general and administrative expenses. The Company's guidance does not contemplate impacts from gains or losses from dispositions, potential impairments, or debt extinguishment costs, if any. The Company's guidance also does not include any future acquisitions, developments or share issuances or repurchases, other than as discussed in the detailed guidance assumptions on <u>[P](#i1f6c5e0ee748426598b2694eb72e3813_76)[age](#i1f6c5e0ee748426598b2694eb72e3813_76)[11](#i1f6c5e0ee748426598b2694eb72e3813_76)</u> of the 1Q 2026 Supplemental. There can be no assurance that the Company's actual results will not be materially higher or lower than these expectations. If actual results or timing vary from these assumptions, the Company's expectations may change. See <u>[P](#i1f6c5e0ee748426598b2694eb72e3813_76)[age](#i1f6c5e0ee748426598b2694eb72e3813_76)[11](#i1f6c5e0ee748426598b2694eb72e3813_76)</u> of the 1Q 2026 Supplemental for additional details and assumptions.* 

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| | | |
|:---|:---|:---|
| HEALTHCARE REALTY | <u>[Return to **Table of Contents**](#i1f6c5e0ee748426598b2694eb72e3813_10)</u> | 1Q 2026 SUPPLEMENTAL INFORMATION 5 |

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------

Earnings Highlights <br>

EARNINGS CALL

On Friday, May 1, 2026, at 9:00 a.m. Eastern Time, Healthcare Realty Trust has scheduled a conference call to discuss earnings results, quarterly activities, general operations of the Company and industry trends.

Simultaneously, a webcast of the conference call will be available to interested parties at https://investors.healthcarerealty.com/corporate-profile/webcasts under the Investor Relations section. A webcast replay will be available following the call at the same address.

Live Conference Call Access Details:

• Domestic Dial-In Number: +1 800-715-9871 access code 4950066

• All Other Locations: +1 646-307-1963 access code 4950066

Replay Information:

• Domestic Dial-In Number: +1 800-770-2030 access code 4950066

• All Other Locations: +1 609-800-9909 access code 4950066

ABOUT HEALTHCARE REALTY

Healthcare Realty Trust Incorporated (NYSE: HR) is the largest public, pure-play owner, operator and developer of medical outpatient buildings in the United States.

For additional information contact InvestorRelations@healthcarerealty.com.

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| | | |
|:---|:---|:---|
| HEALTHCARE REALTY | <u>[Return to **Table of Contents**](#i1f6c5e0ee748426598b2694eb72e3813_10)</u> | 1Q 2026 SUPPLEMENTAL INFORMATION 6 |

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| |
|:---|
| Balance Sheet |
| AMOUNTS IN THOUSANDS, EXCEPT PER SHARE DATA |

---

---

| | | |
|:---|:---|:---|
| ASSETS |  |  |
|  | 1Q 2026 | 4Q 2025 |
| Real estate properties |  |  |
| Land | $1060296 | $1060254 |
| Buildings and improvements | 8541368 | 8514165 |
| Lease intangibles | 424502 | 455254 |
| Personal property | 7316 | 7056 |
| Investment in financing receivables, net | 122346 | 123249 |
| Financing lease right-of-use assets | 74703 | 75083 |
| Land held for development | 57799 | 57535 |
| Total real estate investments | 10288330 | 10292596 |
| Less accumulated depreciation and amortization | (2468461) | (2397795) |
| Total real estate investments, net | 7819869 | 7894801 |
| Cash and cash equivalents | 26235 | 26172 |
| Assets held for sale, net | 123411 | 143580 |
| Operating lease right-of-use assets | 202710 | 204906 |
| Investments in unconsolidated joint ventures | 467459 | 453607 |
| Other assets, net | 508480 | 487795 |
| Total assets | $9148164 | $9210861 |
| LIABILITIES, REDEEMABLE NON-CONTROLLING INTERESTS, AND STOCKHOLDERS' EQUITY | LIABILITIES, REDEEMABLE NON-CONTROLLING INTERESTS, AND STOCKHOLDERS' EQUITY | LIABILITIES, REDEEMABLE NON-CONTROLLING INTERESTS, AND STOCKHOLDERS' EQUITY |
| Liabilities |  |  |
| Notes and bonds payable | $4103918 | $3911423 |
| Accounts payable and accrued liabilities | 137712 | 211071 |
| Liabilities of properties held for sale | 13576 | 15160 |
| Operating lease liabilities | 162380 | 162922 |
| Financing lease liabilities | 73679 | 73130 |
| Other liabilities | 159888 | 160530 |
| Total liabilities | 4651153 | 4534236 |
| Redeemable non-controlling interests | 3339 | 3252 |
| Stockholders' equity |  |  |
| Preferred stock, $0.01 par value; 200,000 shares authorized |  |  |
| Common stock, $0.01 par value; 1,000,000 shares authorized | 3465 | 3516 |
| Additional paid-in capital | 9040690 | 9137257 |
| Accumulated other comprehensive loss | (2421) | (5174) |
| Cumulative net income attributable to common stockholders | 128182 | 128238 |
| Cumulative dividends | (4730746) | (4646944) |
| Total stockholders' equity | 4439170 | 4616893 |
| Non-controlling interest | 54502 | 56480 |
| Total equity | 4493672 | 4673373 |
| Total liabilities, redeemable non-controlling interests, and stockholders' equity | $9148164 | $9210861 |

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| | | |
|:---|:---|:---|
| HEALTHCARE REALTY | <u>[Return to **Table of Contents**](#i1f6c5e0ee748426598b2694eb72e3813_10)</u> | 1Q 2026 SUPPLEMENTAL INFORMATION 7 |

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| |
|:---|
| Income Statements |
| AMOUNTS IN THOUSANDS, EXCEPT PER SHARE DATA |

---

---

| | | | |
|:---|:---|:---|:---|
| | FIRST QUARTER ENDED | FIRST QUARTER ENDED | FULL YEAR |
| | 2026 | 2025 | 2025 |
| Revenues |  |  |  |
| Rental income | $267575 | $288857 | $1138056 |
| Interest income | 3712 | 3731 | 14275 |
| Other operating | 7703 | 6389 | 28215 |
| Total revenues | 278990 | 298977 | 1180546 |
| Expenses |  |  |  |
| Property operating | 100058 | 109897 | 424855 |
| General and administrative | 17343 | 13530 | 72569 |
| &nbsp;&nbsp;*Normalizing items* <sup>1</sup> | *(7562)* | *(502)* | *(26318)* |
| Normalized general and administrative | 9781 | 13028 | 46251 |
| Transaction costs | 937 | 1011 | 2029 |
| Depreciation and amortization | 128985 | 156035 | 588186 |
| Total expenses | 247323 | 280473 | 1087639 |
| Other income (expense) |  |  |  |
| Interest expense before merger-related fair value | (32899) | (44366) | (166396) |
| &nbsp;&nbsp;*Merger-related fair value adjustment* | *(10991)* | *(10446)* | *(42593)* |
| Interest expense | (43890) | (54812) | (208989) |
| Gain on sales of real estate properties and other assets | 10777 | 2904 | 235389 |
| Loss on extinguishment of debt | (21) |  | (451) |
| Impairment of real estate assets and credit loss recoveries (reserves) | 984 | (12081) | (364598) |
| Equity income (loss) from unconsolidated joint ventures | 496 | 1 | (188) |
| Interest and other income (expense), net | 8 | 95 | (3555) |
| Total other income (expense) | (31646) | (63893) | (342392) |
| Net income (loss) | $21 | $(45389) | $(249485) |
| Net (income) loss attributable to non-controlling interests | (77) | 516 | 3414 |
| Net loss attributable to common stockholders | $(56) | $(44873) | $(246071) |
| Basic earnings per common share | $(0.00) | $(0.13) | $(0.71) |
| Diluted earnings per common share | $(0.00) | $(0.13) | $(0.71) |
| Weighted average common shares outstanding - basic | 347439 | 349539 | 349798 |
| Weighted average common shares outstanding - diluted <sup>2</sup> | 347439 | 349539 | 349798 |

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1Normalizing items primarily include restructuring, severance-related costs and other.

2Potential common shares are not included in the computation of diluted earnings per share when a loss exists (or when dividends paid are greater than income), as the effect would be an antidilutive per share amount. As a result, the outstanding limited partnership units in the Company's operating partnership ("OP"), totaling 4,278,028 units were not included.

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| | | |
|:---|:---|:---|
| HEALTHCARE REALTY | <u>[Return to **Table of Contents**](#i1f6c5e0ee748426598b2694eb72e3813_10)</u> | 1Q 2026 SUPPLEMENTAL INFORMATION 8 |

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| |
|:---|
| FFO, Normalized FFO, & FAD |
| AMOUNTS IN THOUSANDS, EXCEPT PER SHARE DATA |

---

---

| | | | |
|:---|:---|:---|:---|
| | FIRST QUARTER ENDED | FIRST QUARTER ENDED | FULL YEAR |
| | 2026 | 2025 | 2025 |
| Net loss attributable to common stockholders | $(56) | $(44873) | $(246071) |
| *Net loss attributable to common stockholders per diluted share* | *$(0.00)* | *$(0.13)* | *$(0.71)* |
| Gain on sales of real estate assets | (10777) | (2904) | (235389) |
| Impairments of real estate assets | 16 | 10145 | 361090 |
| Real estate depreciation and amortization | 127921 | 155288 | 586146 |
| Non-controlling loss from operating partnership units | (10) | (599) | (3497) |
| Unconsolidated JV depreciation, amortization and impairment | 6604 | 6717 | 27769 |
| NAREIT FFO | $123698 | $123774 | $490048 |
| *NAREIT FFO per common share - diluted* | *$0.35* | *$0.35* | *$1.38* |
| Transaction costs | 937 | 1011 | 2029 |
| Debt financing costs | 116 |  | 5107 |
| Restructuring and severance-related charges | 7562 | 502 | 26318 |
| Merger-related fair value adjustment | 10991 | 10446 | 42593 |
| Other | 1078 | 1989 | 2851 |
| Normalized FFO  | $144382 | $137722 | $568946 |
| *Normalized FFO per common share - diluted* | *$0.41* | *$0.39* | *$1.61* |
| Non-real estate depreciation and amortization | 663 | 1269 | 6114 |
| Non-cash interest amortization, net | 1367 | 1217 | 5126 |
| Straight-line amortization, net | (10291) | (7891) | (29392) |
| Stock-based compensation | 3927 | 3028 | 13609 |
| Unconsolidated JV non-cash items | (89) | (253) | (1420) |
| Other |  | 94 | 952 |
| Maintenance capex | (27101) | (32966) | (115633) |
| FAD | $112858 | $102220 | $448302 |
| **Quarterly dividends and OP distributions** | $84814 | $109840 | $391368 |
| **FFO wtd avg common shares outstanding - diluted** <sup>1</sup> | 352211 | 353522 | 354454 |

---

1The Company utilizes the treasury stock method, which includes the dilutive effect of nonvested share-based awards outstanding of 493,403 for the three months ended March 31, 2026. Also includes the diluted impact of 4,278,028 OP units outstanding.

---

| | | |
|:---|:---|:---|
| HEALTHCARE REALTY | <u>[Return to **Table of Contents**](#i1f6c5e0ee748426598b2694eb72e3813_10)</u> | 1Q 2026 SUPPLEMENTAL INFORMATION 9 |

---

------

At a Glance <br> DOLLARS AND SHARES IN THOUSANDS, EXCEPT PER SHARE DATA

---

| | | |
|:---|:---|:---|
| PROPERTIES |  | ![salient-factsxxxq1x2026a.jpg](salient-factsxxxq1x2026a.jpg) |
| Total Properties | 563 | ![salient-factsxxxq1x2026a.jpg](salient-factsxxxq1x2026a.jpg) |
| Total Square Feet (in millions) | 32.9 | ![salient-factsxxxq1x2026a.jpg](salient-factsxxxq1x2026a.jpg) |
| Number of markets | 50 | ![salient-factsxxxq1x2026a.jpg](salient-factsxxxq1x2026a.jpg) |
| % of Cash NOI in Top 20 Markets | 77% | ![salient-factsxxxq1x2026a.jpg](salient-factsxxxq1x2026a.jpg) |
|  |  | ![salient-factsxxxq1x2026a.jpg](salient-factsxxxq1x2026a.jpg) |
| KEY CREDIT METRICS (SENIOR UNSECURED DEBT) |  | ![salient-factsxxxq1x2026a.jpg](salient-factsxxxq1x2026a.jpg) |
| Moody's | Baa2 | ![salient-factsxxxq1x2026a.jpg](salient-factsxxxq1x2026a.jpg) |
| S&P Global | BBB | ![salient-factsxxxq1x2026a.jpg](salient-factsxxxq1x2026a.jpg) |
| Net Debt to Adjusted EBITDA | 5.5x | ![salient-factsxxxq1x2026a.jpg](salient-factsxxxq1x2026a.jpg) |
| Net Debt to Enterprise Value | 41% | ![salient-factsxxxq1x2026a.jpg](salient-factsxxxq1x2026a.jpg) |
|  |  | ![salient-factsxxxq1x2026a.jpg](salient-factsxxxq1x2026a.jpg) |
| TOTAL CAPITALIZATION AS OF MARCH 31, 2026 |  | ![salient-factsxxxq1x2026a.jpg](salient-factsxxxq1x2026a.jpg) |
| Common Stock (NYSE: HR) | 346534 | ![salient-factsxxxq1x2026a.jpg](salient-factsxxxq1x2026a.jpg) |
| OP Units | 4251 | ![salient-factsxxxq1x2026a.jpg](salient-factsxxxq1x2026a.jpg) |
| Fully Diluted Shares and Units | 350785 | ![salient-factsxxxq1x2026a.jpg](salient-factsxxxq1x2026a.jpg) |
| Share Price as of 3/31/2026 | $16.99 | ![salient-factsxxxq1x2026a.jpg](salient-factsxxxq1x2026a.jpg) |
| Market Capitalization | $5959837 | ![salient-factsxxxq1x2026a.jpg](salient-factsxxxq1x2026a.jpg) |
| Consolidated Net Debt | $4077683 | ![salient-factsxxxq1x2026a.jpg](salient-factsxxxq1x2026a.jpg) |
| Share of Unconsolidated JV Net Debt | $34031 | ![salient-factsxxxq1x2026a.jpg](salient-factsxxxq1x2026a.jpg) |
| Enterprise Value | $10071551 | ![salient-factsxxxq1x2026a.jpg](salient-factsxxxq1x2026a.jpg) |
|  |  | ![salient-factsxxxq1x2026a.jpg](salient-factsxxxq1x2026a.jpg) |
|  |  | ![salient-factsxxxq1x2026a.jpg](salient-factsxxxq1x2026a.jpg) |
|  |  | ![salient-factsxxxq1x2026a.jpg](salient-factsxxxq1x2026a.jpg) |
|  |  | ![salient-factsxxxq1x2026a.jpg](salient-factsxxxq1x2026a.jpg) |
|  |  | ![salient-factsxxxq1x2026a.jpg](salient-factsxxxq1x2026a.jpg) |

---

All figures represent Total Properties. See Glossary for additional information on terms and definitions.

---

| | | |
|:---|:---|:---|
| HEALTHCARE REALTY | <u>[Return to **Table of Contents**](#i1f6c5e0ee748426598b2694eb72e3813_10)</u> | 1Q 2026 SUPPLEMENTAL INFORMATION 10 |

---

------

---

| |
|:---|
| 2026 Guidance |
| DOLLARS AND SHARES IN MILLIONS, EXCEPT PER SHARE DATA |

---

---

| | | | | |
|:---|:---|:---|:---|:---|
| 2026 EARNINGS GUIDANCE | PRIOR | PRIOR | CURRENT | CURRENT |
|  | LOW | HIGH | LOW | HIGH |
| Earnings per share | $(0.05) | $0.05 | $(0.05) | $0.05 |
| NAREIT FFO per share | $1.44 | $1.50 | $1.45 | $1.51 |
| Normalized FFO per share | $1.58 | $1.64 | $1.59 | $1.65 |
| Same store cash NOI growth | 3.5% | 4.5% | 3.75% | 4.75% |
| KEY ASSUMPTIONS | PRIOR | PRIOR | CURRENT | CURRENT |
|  | LOW | HIGH | LOW | HIGH |
| Normalized general and administrative | $43 | $47 | $43 | $47 |
| Interest expense, net of capitalized interest <sup>1</sup> | $135 | $145 | $135 | $145 |
| Total maintenance capex | $105 | $125 | $105 | $125 |
| SOURCES AND USES <sup>2</sup> | PRIOR | PRIOR | CURRENT | CURRENT |
|  |  | MIDPOINT |  | MIDPOINT |
| Asset sales and loan receivable repayments |  | $175 |  | $175 |
| Debt issuance and RCF/CP Drawdowns |  | 600 |  | 675 |
| FAD less dividends |  | 100 |  | 100 |
| Total Sources |  | $875 |  | $950 |
| Bond repayments |  | $600 |  | $600 |
| Investments and share repurchases <sup>3</sup> |  | 50 |  | 125 |
| Development, redevelopment, and 1st gen capital |  | 225 |  | 225 |
| Total Uses |  | $875 |  | $950 |
| Target adjusted net debt to EBITDA |  | mid-5x |  | mid-5x |
| Diluted shares outstanding <sup>4</sup> |  | 353 |  | 351 |

---

*The 2026 annual guidance range reflects the Company's view of current and future market conditions, including assumptions with respect to rental rates, occupancy levels, interest rates, and operating and general and administrative expenses. The Company's guidance does not contemplate impacts from gains or losses from dispositions, potential impairments, or debt extinguishment costs, if any. The Company's guidance also does not include any future acquisitions, developments or share issuances or repurchases, other than as discussed above. There can be no assurance that the Company's actual results will not be materially higher or lower than these expectations. If actual results or timing vary from these assumptions, the Company's expectations may change.* 

1Excludes the merger-related fair value adjustment and interest expense associated with unconsolidated joint ventures.

2Based on approximate midpoints.

3Includes year-to-date investments and share repurchases.

4Includes the diluted impact of the OP units and 1Q 2026 share repurchases.

---

| | | |
|:---|:---|:---|
| HEALTHCARE REALTY | <u>[Return to **Table of Contents**](#i1f6c5e0ee748426598b2694eb72e3813_10)</u> | 1Q 2026 SUPPLEMENTAL INFORMATION 11 |

---

------

---

| |
|:---|
| Portfolio Overview |
| DOLLARS IN THOUSANDS |

---

---

| | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| TOTAL PORTFOLIO BY MARKET | TOTAL PORTFOLIO BY MARKET | TOTAL PORTFOLIO BY MARKET | TOTAL PORTFOLIO BY MARKET | TOTAL PORTFOLIO BY MARKET |  |  |  |  |  |  |
|  |  | COUNT |  | WHOLLY OWNED | WHOLLY OWNED | JOINT VENTURES | JOINT VENTURES | TOTAL PORTFOLIO | TOTAL PORTFOLIO |  |
| MARKET | MSA RANK | COUNT |  | TOTAL SQUARE FEET | % OF TTM CASH NOI | TOTAL SQUARE FEET | % OF TTM CASH NOI | TOTAL SQUARE FEET | % OF TTM CASH NOI |  |
| Dallas, TX | 4 | COUNT | 47 |  | 2874187 | 10.0% | 581096 | 16.3% | 3455283 | 10.3% |
| Seattle, WA | 15 | 29 |  | 1324047 | 7.1% | 257121 | 5.9% | 1581168 | 7.1% |  |
| Charlotte, NC | 21 | 31 |  | 1707493 | 5.6% |  | —% | 1707493 | 5.4% |  |
| Houston, TX | 5 | 27 |  | 1815173 | 5.4% | 249158 | 3.9% | 2064331 | 5.3% |  |
| Denver, CO | 19 | 29 |  | 1349450 | 4.9% | 306949 | 5.2% | 1656399 | 4.9% |  |
| Los Angeles, CA | 2 | 27 |  | 850715 | 4.0% | 786520 | 17.9% | 1637235 | 4.7% |  |
| Atlanta, GA | 6 | 25 |  | 1231491 | 4.3% | 96108 | 2.5% | 1327599 | 4.2% |  |
| Boston, MA | 11 | 13 |  | 718723 | 3.8% |  | —% | 718723 | 3.6% |  |
| Phoenix, AZ | 10 | 33 |  | 1251557 | 3.3% | 101086 | 9.5% | 1352643 | 3.6% |  |
| Raleigh, NC | 41 | 27 |  | 978218 | 3.4% | 198485 | 1.7% | 1176703 | 3.4% |  |
| Indianapolis, IN | 33 | 37 |  | 1057909 | 2.9% | 357915 | 11.2% | 1415824 | 3.3% |  |
| Nashville, TN | 35 | 12 |  | 1134891 | 3.0% | 106981 | 2.0% | 1241872 | 2.9% |  |
| Austin, TX | 25 | 12 |  | 657575 | 2.6% | 129879 | 2.1% | 787454 | 2.6% |  |
| Washington, DC | 7 | 9 |  | 692107 | 2.7% |  | —% | 692107 | 2.5% |  |
| Tampa, FL | 17 | 17 |  | 830843 | 2.6% |  | —% | 830843 | 2.5% |  |
| Miami, FL | 8 | 11 |  | 746463 | 2.5% | 52178 | 0.9% | 798641 | 2.5% |  |
| San Francisco, CA | 13 | 9 |  | 449706 | 2.3% | 110865 | 4.7% | 560571 | 2.4% |  |
| Orlando, FL | 20 | 7 |  | 416475 | 2.1% |  | —% | 416475 | 2.0% |  |
| New York, NY | 1 | 14 |  | 557111 | 2.1% | 57411 | 1.2% | 614522 | 2.0% |  |
| Hartford, CT | 50 | 25 |  | 543128 | 2.0% |  | —% | 543128 | 1.9% |  |
| Other (30 Markets) |  | 122 |  | 7439308 | 23.4% | 864936 | 15.0% | 8304244 | 22.9% |  |
| Total |  | 563 |  | 28626570 | 100.0% | 4256688 | 100.0% | 32883258 | 100.0% |  |
| SUMMARY METRICS | SUMMARY METRICS | SUMMARY METRICS |  |  |  |  |  |  |  |  |
|  |  |  |  | WHOLLY OWNED | WHOLLY OWNED | JOINT VENTURES | JOINT VENTURES | TOTAL PORTFOLIO | TOTAL PORTFOLIO |  |
| Number of properties | Number of properties |  |  | 499 | 499 | 64 | 64 | 563 | 563 |  |
| Square feet |  |  |  | 28626570 | 28626570 | 4256688 | 4256688 | 32883258 | 32883258 |  |
| % of square feet |  |  |  | 87.1% | 87.1% | 12.9% | 12.9% | 100% | 100% |  |
| Investment (at share) |  |  |  | $9991521 | $9991521 | $627938 | $627938 | $10619459 | $10619459 |  |
| Quarterly cash NOI (at share) | Quarterly cash NOI (at share) |  |  | $159830 | $159830 | $8416 | $8416 | $168246 | $168246 |  |
| % of quarterly cash NOI (at share) | % of quarterly cash NOI (at share) |  |  | 95.0% | 95.0% | 5.0% | 5.0% | 100.0% | 100.0% |  |

---

---

| | | |
|:---|:---|:---|
| HEALTHCARE REALTY | <u>[Return to **Table of Contents**](#i1f6c5e0ee748426598b2694eb72e3813_10)</u> | 1Q 2026 SUPPLEMENTAL INFORMATION 12 |

---

------

&nbsp;&nbsp;&nbsp;&nbsp; Lease Maturity Schedule

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| | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| LEASE MATURITY SCHEDULE | LEASE MATURITY SCHEDULE |  |  |  |  |  |  |  |  |
|  | WHOLLY-OWNED | WHOLLY-OWNED | WHOLLY-OWNED | JOINT VENTURES | JOINT VENTURES | JOINT VENTURES | TOTAL | TOTAL | TOTAL |
|  | # OF LEASES | OCCUPIED SF | % OF TOTAL | # OF LEASES | OCCUPIED SF | % OF TOTAL | OCCUPIED SF | % OF TOTAL | % OF TOTAL <br>(AT SHARE) |
| Month-to-month | 69 | 143487 | 0.6% | 8 | 23228 | 0.6% | 166715 | 0.6% | 0.6% |
| 2Q 2026 | 137 | 288152 | 1.1% | 19 | 59213 | 1.5% | 347365 | 1.2% | 1.2% |
| 3Q 2026 | 170 | 429946 | 1.7% | 19 | 61901 | 1.6% | 491847 | 1.7% | 1.7% |
| 4Q 2026 | 182 | 550764 | 2.1% | 7 | 13099 | 0.3% | 563863 | 1.9% | 2.1% |
| 2026 | 489 | 1268862 | 4.9% | 45 | 134213 | 3.5% | 1403075 | 4.7% | 5.0% |
| 2027 | 939 | 3494893 | 13.5% | 88 | 407183 | 10.6% | 3902076 | 13.1% | 13.5% |
| 2028 | 903 | 3183065 | 12.3% | 82 | 272990 | 7.1% | 3456055 | 11.6% | 12.2% |
| 2029 | 754 | 3263038 | 12.6% | 102 | 589493 | 15.3% | 3852531 | 12.9% | 12.9% |
| 2030 | 666 | 3070436 | 11.9% | 74 | 313412 | 8.1% | 3383848 | 11.4% | 11.8% |
| 2031 | 527 | 2530230 | 9.8% | 86 | 366724 | 9.5% | 2896954 | 9.7% | 9.8% |
| 2032 | 335 | 2115931 | 8.2% | 42 | 366490 | 9.5% | 2482421 | 8.3% | 8.2% |
| 2033 | 245 | 1051553 | 4.1% | 30 | 212576 | 5.5% | 1264129 | 4.2% | 4.1% |
| 2034 | 216 | 1275185 | 4.9% | 43 | 249639 | 6.5% | 1524824 | 5.1% | 4.9% |
| 2035 | 236 | 1445102 | 5.6% | 28 | 152748 | 4.0% | 1597850 | 5.4% | 5.6% |
| Thereafter | 317 | 3064523 | 11.8% | 49 | 764745 | 19.8% | 3829268 | 12.9% | 11.4% |
| Total occupied | 5696 | 25906305 | 100.0% | 677 | 3853441 | 100.0% | 29759746 | 100.0% | 100.0% |
| WALT (months) |  | 62.8 |  |  | 75.8 |  | 64.5 |  |  |

---

---

| | | |
|:---|:---|:---|
| HEALTHCARE REALTY | <u>[Return to **Table of Contents**](#i1f6c5e0ee748426598b2694eb72e3813_10)</u> | 1Q 2026 SUPPLEMENTAL INFORMATION 13 |

---

------

Tenant Overview

---

| | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| TOTAL PORTFOLIO BY HEALTH SYSTEM (INCLUDING JVs) | TOTAL PORTFOLIO BY HEALTH SYSTEM (INCLUDING JVs) | TOTAL PORTFOLIO BY HEALTH SYSTEM (INCLUDING JVs) | TOTAL PORTFOLIO BY HEALTH SYSTEM (INCLUDING JVs) | TOTAL PORTFOLIO BY HEALTH SYSTEM (INCLUDING JVs) | TOTAL PORTFOLIO BY HEALTH SYSTEM (INCLUDING JVs) | TOTAL PORTFOLIO BY HEALTH SYSTEM (INCLUDING JVs) | TOTAL PORTFOLIO BY HEALTH SYSTEM (INCLUDING JVs) | TOTAL PORTFOLIO BY HEALTH SYSTEM (INCLUDING JVs) |  |  |
|  |  |  | FULL BUILDING METRICS | FULL BUILDING METRICS | FULL BUILDING METRICS | FULL BUILDING METRICS | FULL BUILDING METRICS | DIRECT LEASED BY HEALTH SYSTEM | DIRECT LEASED BY HEALTH SYSTEM | DIRECT LEASED BY HEALTH SYSTEM |
| HEALTH SYSTEM | SYSTEM RANK <sup>1</sup> | &nbsp;&nbsp;&nbsp;&nbsp;CREDIT RATING | ON/ADJACENT | OFF-CAMPUS AFFILIATED | TOTAL SQUARE FEET | # OF <br>BUILDINGS | % OF TTM <br>CASH NOI | SQUARE FEET | % OF <br>LEASED SF | # OF LEASES |
| HCA | 1 | BBB-/Baa2 | 2049691 | 769842 | 2819533 | 41 | 7.4% | 719427 | 2.4% | 126 |
| Baylor Scott & White | 21 | AA-/Aa2 | 2372410 | 66376 | 2438786 | 32 | 6.9% | 1312619 | 4.4% | 175 |
| CommonSpirit | 4 | A-/A3 | 1442804 | 535300 | 1978104 | 37 | 6.8% | 776970 | 2.6% | 146 |
| Ascension Health | 3 | AA/Aa3 | 1601286 | 97551 | 1698837 | 17 | 4.3% | 739512 | 2.5% | 105 |
| Advocate Health | 14 | AA/Aa2 | 751636 | 240910 | 992546 | 17 | 3.9% | 850991 | 2.9% | 84 |
| Wellstar Health System | 75 | A+/A2 | 918394 |  | 918394 | 18 | 3.1% | 607612 | 2.0% | 81 |
| UW Medicine (Seattle) | 91 | AA+/Aa1 | 461363 | 169709 | 631072 | 10 | 2.9% | 294971 | 1.0% | 32 |
| AdventHealth | 11 | AA/Aa2 | 640215 | 118585 | 758800 | 12 | 2.7% | 431290 | 1.4% | 108 |
| MultiCare Health System | 82 | A/-- | 492623 |  | 492623 | 8 | 2.1% | 197180 | 0.7% | 24 |
| Providence Health & Services | 5 | A/A3 | 602834 | 31601 | 634435 | 12 | 2.0% | 247027 | 0.8% | 44 |
| Tenet Healthcare Corporation | 6 | BB-/Ba3 | 545035 | 235399 | 780434 | 13 | 1.8% | 130632 | 0.4% | 21 |
| Banner Health | 24 | AA-/-- | 749075 | 65322 | 814397 | 25 | 1.7% | 118225 | 0.4% | 33 |
| Indiana University Health | 26 | AA/Aa2 | 416978 | 301320 | 718298 | 11 | 1.7% | 387649 | 1.3% | 51 |
| WakeMed | 185 | --/A2 | 374207 | 101597 | 475804 | 13 | 1.7% | 138509 | 0.5% | 21 |
| Tufts Medicine | 162 | BBB-/Aa3 | 252087 |  | 252087 | 2 | 1.7% | 260784 | 0.9% | 5 |
| Baptist Memorial Health Care | 89 | A-2/-- | 482065 | 150228 | 632293 | 9 | 1.6% | 437531 | 1.5% | 47 |
| University of California Health | 9 | AA/Aa2 | 377718 |  | 377718 | 7 | 1.6% | 30987 | 0.1% | 8 |
| Novant Health | 42 | A+/A1 | 473471 | 138035 | 611506 | 10 | 1.5% | 193957 | 0.7% | 26 |
| Sutter Health | 12 | A+/A1 | 175591 | 96987 | 272578 | 4 | 1.4% | 110448 | 0.4% | 24 |
| MedStar Health | 45 | A/A2 | 326129 |  | 326129 | 4 | 1.3% | 205331 | 0.7% | 66 |
| Other (65 Credit Rated) |  |  | 6998992 | 3117036 | 10116028 | 192 | 32.2% | 4414560 | 14.8% | 537 |
| Subtotal - credit rated |  |  | 22504604 | 6235798 | 28740402 | 494 | 90.3% | 12606212 | 42.4% | 1764 |
| Other non-credit rated |  |  | 659954 | 378071 | 1038025 | 19 | 2.5% | 353700 | 1.2% |  |
| Off-campus non-affiliated |  |  |  | 3104831 | 3104831 | 50 | 7.2% |  | —% |  |
| Total |  |  | 23164558 | 9718700 | 32883258 | 563 | 100.0% | 12959912 | 43.6% |  |

---

1Ranked by revenue based on Modern Healthcare's Healthcare Systems Financials Database.

---

| | | |
|:---|:---|:---|
| HEALTHCARE REALTY | <u>[Return to **Table of Contents**](#i1f6c5e0ee748426598b2694eb72e3813_10)</u> | 1Q 2026 SUPPLEMENTAL INFORMATION 14 |

---

------

Same Store Statistics <br> DOLLARS IN THOUSANDS

---

| | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|
| PORTFOLIO CASH NOI AND OCCUPANCY | PORTFOLIO CASH NOI AND OCCUPANCY | PORTFOLIO CASH NOI AND OCCUPANCY | PORTFOLIO CASH NOI AND OCCUPANCY | PORTFOLIO CASH NOI AND OCCUPANCY | PORTFOLIO CASH NOI AND OCCUPANCY | PORTFOLIO CASH NOI AND OCCUPANCY |
|  |  |  |  | OCCUPANCY % | OCCUPANCY % | OCCUPANCY % |
|  | COUNT | SF | 1Q 2026 CASH NOI | 1Q 2026 | 1Q 2025 | 4Q 2025 |
| Wholly-owned | 471 | 26101922 | $153603 | 92.1% | 91.1% | 92.1% |
| Joint venture | 58 | 3724750 | 7479 | 93.8% | 92.1% | 92.3% |
| Same store | 529 | 29826672 | $161082 | 92.3% | 91.2% | 92.3% |
| Wholly owned and joint venture acquisitions | 1 | 143576 | 10 | 100.0% | —% | —% |
| Developments | 2 | 224270 | 289 | 60.5% | 32.0% | 47.1% |
| Development completions | 2 | 107247 | 831 | 89.6% | 82.1% | 89.6% |
| Redevelopments | 23 | 2070746 | 4658 | 69.5% | 77.4% | 70.9% |
| Redevelopment completions | 6 | 510747 | 1376 | 79.9% | 71.7% | 78.5% |
| Total portfolio | 563 | 32883258 | $168246 | 90.5% | 89.8% | 90.4% |
| Joint ventures | 64 | 4256688 | 8416 | 90.5% | 87.9% | 89.7% |
| Total wholly-owned | 499 | 28626570 | $159830 | 90.5% | 90.1% | 90.5% |

---

---

| | | | | | |
|:---|:---|:---|:---|:---|:---|
| SAME STORE CASH NOI | SAME STORE CASH NOI |  |  |  |  |
|  | FIRST QUARTER ENDED | FIRST QUARTER ENDED | FIRST QUARTER ENDED | FIRST QUARTER ENDED | FULL YEAR |
|  | 2026 | 2025 | YoY Growth | YoY Growth | 2025 |
| Revenues | $251639 | $237545 | 5.9% | 5.9% | 4.2% |
| Expenses | 90557 | 86864 | 4.3% | 4.3% | 4.1% |
| Cash NOI | $161082 | $150681 | 6.9% | 6.9% | 4.6% |
| Margin | 64.0% | 63.4% | +60 | bps | 64.4% |
| Period end occupancy | 92.3% | 91.2% | +110 | bps | 92.1% |
| Number of properties | 529 | 529 |  |  | 501 |

---

---

| | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|
| SAME STORE LEASING METRICS (RENEWALS) | SAME STORE LEASING METRICS (RENEWALS) | SAME STORE LEASING METRICS (RENEWALS) | OTHER KEY SAME STORE METRICS | OTHER KEY SAME STORE METRICS | OTHER KEY SAME STORE METRICS | OTHER KEY SAME STORE METRICS |
|  | 1Q 2026 | FY 2025 | AS OF MARCH 31, 2026 | AS OF MARCH 31, 2026 | AS OF MARCH 31, 2026 | AS OF MARCH 31, 2026 |
| Tenant retention rate | 93.5% | 81.5% | Ownership type |  | Lease structure |  |
|  |  |  | Ground lease | 43.6% | Gross | 7.0% |
| Cash leasing spreads | 4.2% | 3.1% | Fee simple | 56.4% | Modified gross | 26.9% |
| Cash leasing spreads distribution | Cash leasing spreads distribution |  | Tenant type |  | Net & Absolute Net | 66.1% |
| < 0% spread | 13.1% | 8.3% | Hospital | 51.3% |  |  |
| 0-3% spread | 11.1% | 13.2% | Physician and other | 48.7% | Escalators | 2.9% |
| 3-5% spread | 49.6% | 65.0% |  |  |  |  |
| > 5% spread | 26.2% | 13.5% |  |  |  |  |

---

&nbsp;&nbsp;&nbsp;&nbsp;

---

| | | |
|:---|:---|:---|
| HEALTHCARE REALTY | <u>[Return to **Table of Contents**](#i1f6c5e0ee748426598b2694eb72e3813_10)</u> | 1Q 2026 SUPPLEMENTAL INFORMATION 15 |

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------

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| |
|:---|
| Capital Funding & Commitments |
| DOLLARS IN THOUSANDS, EXCEPT PER SQUARE FOOT DATA |

---

---

| | | | |
|:---|:---|:---|:---|
| ACQUISITION AND RE/DEVELOPMENT FUNDING |  |  |  |
|  | FIRST QUARTER ENDED | FIRST QUARTER ENDED | FULL YEAR |
|  | 2026 | 2025 | 2025 |
| Acquisitions <sup>1</sup> | $17820 | $— | $— |
| Re/development | 25105 | 33436 | 140859 |
| 1st generation TI/LC/Capital & acquisition capex | 20379 | 15139 | 107195 |
| MAINTENANCE CAPITAL EXPENDITURES FUNDING |  |  |  |
|  | FIRST QUARTER ENDED | FIRST QUARTER ENDED | FULL YEAR |
|  | 2026 | 2025 | 2025 |
| 2nd generation TI | $8709 | $14885 | $47439 |
| Leasing commissions paid | 14176 | 11394 | 31664 |
| Building capital | 4216 | 6687 | 36531 |
| Maintenance Capital Expenditures | $27101 | $32966 | $115634 |
| % of Cash NOI | 16.0% | 18.2% | 15.8% |
| TOTAL COMPANY LEASE EXECUTIONS |  |  |  |
|  | FIRST QUARTER ENDED | FIRST QUARTER ENDED | FULL YEAR |
|  | 2026 | 2025 | 2025 |
| Renewals (SF) | 1725651 | 773286 | 4152880 |
| 2nd generation TI/square foot/lease year | $2.54 | $2.22 | $2.43 |
| Leasing commissions/square foot/lease year | $1.59 | $1.56 | $1.46 |
| Renewal commitments as a % of annual net rent | 13.0% | 15.3% | 15.3% |
| WALT (in months) | 97.0 | 53.7 | 60.8 |
| New leases (SF) | 286314 | 370318 | 1579998 |
| 2nd generation TI/square foot/lease year | $8.93 | $8.96 | $9.08 |
| Leasing commissions/square foot/lease year | $1.99 | $2.09 | $2.05 |
| New lease commitments as a % of annual net rent | 46.9% | 46.6% | 47.6% |
| WALT (in months) | 78.5 | 93.7 | 90.8 |
| All (SF) | 2011965 | 1143604 | 5732878 |
| Leasing commitments as a % of annual net rent | 16.1% | 29.0% | 26.2% |
| WALT (in months) | 94.3 | 66.7 | 69.1 |

---

1Acquisitions include properties acquired through joint ventures at the Company's ownership percentage. Excludes acquisitions that occurred subsequent to quarter end.

---

| | | |
|:---|:---|:---|
| HEALTHCARE REALTY | <u>[Return to **Table of Contents**](#i1f6c5e0ee748426598b2694eb72e3813_10)</u> | 1Q 2026 SUPPLEMENTAL INFORMATION 16 |

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| |
|:---|
| Investment Activity/Joint Ventures |
| DOLLARS IN THOUSANDS |

---

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| | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|
| ACQUISITION ACTIVITY DETAIL | ACQUISITION ACTIVITY DETAIL | ACQUISITION ACTIVITY DETAIL | ACQUISITION ACTIVITY DETAIL | ACQUISITION ACTIVITY DETAIL | ACQUISITION ACTIVITY DETAIL |  |  |
| LOCATION | COUNT | CLOSING | SQUARE FEET | OCCUPIED % | ACQUISITION PRICE | % OWNERSHIP | PRICE AT SHARE |
| Acquisitions |  |  |  |  |  |  |  |
| Birmingham, AL | 1 | 3/27/2026 | 143576 | 100% | 89100 | 20% | 17820 |
| 1Q total | 1 |  | 143576 | 100% | 89100 |  | 17820 |
| Charlotte, NC <sup>1</sup> |  | 4/24/2026 | 12418 | 100% | 3670 | 100% | 3670 |
| Total 2026 acquisition activity | 1 |  | 155994 | 100% | $92770 |  | $21490 |
| Acquisition Initial Cash Yield: 6.5%-7.5% |  |  |  |  |  |  |  |
| DISPOSITION ACTIVITY DETAIL | DISPOSITION ACTIVITY DETAIL | DISPOSITION ACTIVITY DETAIL | DISPOSITION ACTIVITY DETAIL | DISPOSITION ACTIVITY DETAIL | DISPOSITION ACTIVITY DETAIL |  |  |
| LOCATION | COUNT | CLOSING | SQUARE FEET | OCCUPIED % | SALES PRICE | % OWNERSHIP | PRICE at SHARE |
| Dispositions |  |  |  |  |  |  |  |
| Atlanta, GA | 1 | 1/14/2026 | 60039 | 91% | $21900 | 100% | $21900 |
| Oklahoma City, OK | 2 | 3/3/2026 | 186301 | 41% | 11500 | 100% | 11500 |
| 1Q total | 3 |  | 246340 | 53% | 33400 |  | 33400 |
| Minneapolis, MN | 1 | 4/27/2026 | 92139 | 88% | 18700 | 50% | 9350 |
| Total 2026 disposition activity | 4 |  | 338479 | 63% | $52100 |  | $42750 |
| Disposition Cash Yield: 5.0%-5.5% |  |  |  |  |  |  |  |

---

---

| | | | | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| JOINT VENTURE PORTFOLIOS | JOINT VENTURE PORTFOLIOS | JOINT VENTURE PORTFOLIOS | JOINT VENTURE PORTFOLIOS |  |  |  |  |  |  |  |  |  |  |
|  | WA OWNERSHIP INTEREST |  |  | 1Q 2026 | 1Q 2026 | 1Q 2026 | 1Q 2026 | BALANCE SHEET AS OF 3/31/2026 | BALANCE SHEET AS OF 3/31/2026 | BALANCE SHEET AS OF 3/31/2026 | BALANCE SHEET AS OF 3/31/2026 | BALANCE SHEET AS OF 3/31/2026 | BALANCE SHEET AS OF 3/31/2026 |
| JOINT VENTURE | WA OWNERSHIP INTEREST | # OF PROPERTIES | SQUARE FEET | OCCUPANCY | CASH NOI | CASH NOI AT SHARE | SAME STORE NOI AT SHARE | REAL ESTATE INVESTMENT <sup>2</sup> | DEBT <sup>2</sup> | NET DEBT | DEBT AT SHARE | NET DEBT AT SHARE | INTEREST RATE |
| Nuveen | 43% | 26 | 1386043 | 88.2% | $7929 | $2988 | $2988 | $574425 | $73933 | $71164 | $14786 | $13695 | 5.9% |
| CBRE | 20% | 4 | 283880 | 60.8% | 1145 | 229 | 176 | 134573 |  | (3213) |  | (643) |  |
| KKR | 20% | 24 | 1863133 | 96.9% | 13384 | 2677 | 2667 | 834431 |  | (20964) |  | (4193) |  |
| Other <sup>3</sup> | 58% | 10 | 723632 | 90.2% | 4667 | 2522 | 1649 | 345672 | 67932 | 63400 | 27173 | 25172 | 5.3% |
| Total |  | 64 | 4256688 | 90.5% | $27125 | $8416 | $7480 | $1889101 | $141865 | $110387 | $41959 | $34031 | 5.6% |

---

1Represents an additional fully leased condominium unit, by Novant Health under a long-term lease in an existing building, bringing the Company's ownership of the building to 93%.

2Represents 100% of the real estate assets and debt of the joint ventures.

3Ownership percentages are weighted based on investment.

---

| | | |
|:---|:---|:---|
| HEALTHCARE REALTY | <u>[Return to **Table of Contents**](#i1f6c5e0ee748426598b2694eb72e3813_10)</u> | 1Q 2026 SUPPLEMENTAL INFORMATION 17 |

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| |
|:---|
| Re/development Activity |
| DOLLARS IN THOUSANDS |

---

---

| | | | | | |
|:---|:---|:---|:---|:---|:---|
| DEVELOPMENTS | DEVELOPMENTS | DEVELOPMENTS | DEVELOPMENTS | DEVELOPMENTS | DEVELOPMENTS |
| MARKET | ASSOCIATED HEALTH SYSTEM | SQUARE<br>FEET | CURRENT<br> LEASED % | BUDGET | COST TO COMPLETE |
| Raleigh, NC | UNC REX Health | 122991 | 51% | $58000 | $9199 |
| Fort Worth, TX | Baylor Scott & White | 101279 | 72% | 48200 | 3840 |
| Total development | Total development | 224270 | 60% | $106200 | $13039 |
| *Projected stabilized yield: 7.0%-8.5%* | *Projected stabilized yield: 7.0%-8.5%* | *Projected stabilized yield: 7.0%-8.5%* | *Projected stabilized yield: 7.0%-8.5%* | *Projected stabilized yield: 7.0%-8.5%* |  |
| *Estimated stabilization period post completion: 12 - 36 months.* | *Estimated stabilization period post completion: 12 - 36 months.* | *Estimated stabilization period post completion: 12 - 36 months.* | *Estimated stabilization period post completion: 12 - 36 months.* | *Estimated stabilization period post completion: 12 - 36 months.* |  |

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| | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|
| REDEVELOPMENTS | REDEVELOPMENTS | REDEVELOPMENTS | REDEVELOPMENTS | REDEVELOPMENTS | REDEVELOPMENTS | REDEVELOPMENTS |
| MARKET | COUNT | SQUARE<br>FEET | PROJECT<br> SQUARE FEET | PROJECT<br> LEASED % | BUDGET | COST TO<br> COMPLETE |
| Houston, TX | 2 | 314861 | 152172 | 38% | $30000 | $3635 |
| Boston, MA | 1 | 154528 | 154528 | 100% | 25300 | 21062 |
| White Plains, NY | 1 | 65851 | 44634 | 85% | 24900 | 726 |
| Charlotte, NC | 1 | 122388 | 83581 | 40% | 19200 | 17533 |
| Washington, DC | 1 | 57323 | 24034 | 82% | 15200 | 799 |
| Seattle, WA | 1 | 78288 | 34916 | 29% | 13600 | 13440 |
| Raleigh, NC | 1 | 40400 | 40400 | 100% | 10800 | 4819 |
| Houston, TX | 1 | 40214 | 40214 | 66% | 10400 | 10232 |
| Denver, CO | 2 | 78691 | 51149 | 41% | 10200 | 9876 |
| Port St. Lucie, FL | 1 | 34734 | 34734 | 20% | 9400 | 8305 |
| Dallas, TX | 1 | 126121 | 22152 | 100% | 8600 | 7839 |
| Denver, CO | 1 | 55978 | 28832 | 53% | 7300 | 6593 |
| Other | 9 | 901369 | 723545 | 65% | 102800 | 79073 |
| Total redevelopment | 23 | 2070746 | 1434891 | 64% | $287700 | $183932 |
| *Projected stabilized yield: 9.0%-12.0%* | *Projected stabilized yield: 9.0%-12.0%* | *Projected stabilized yield: 9.0%-12.0%* | *Projected stabilized yield: 9.0%-12.0%* | *Projected stabilized yield: 9.0%-12.0%* | *Projected stabilized yield: 9.0%-12.0%* |  |
| *Estimated stabilization period post completion: 12 - 36 months.* | *Estimated stabilization period post completion: 12 - 36 months.* | *Estimated stabilization period post completion: 12 - 36 months.* | *Estimated stabilization period post completion: 12 - 36 months.* | *Estimated stabilization period post completion: 12 - 36 months.* | *Estimated stabilization period post completion: 12 - 36 months.* |  |

---

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| | | |
|:---|:---|:---|
| HEALTHCARE REALTY | <u>[Return to **Table of Contents**](#i1f6c5e0ee748426598b2694eb72e3813_10)</u> | 1Q 2026 SUPPLEMENTAL INFORMATION 18 |

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| |
|:---|
| Debt Metrics |
| DOLLARS IN THOUSANDS |

---

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| | | | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| SUMMARY OF INDEBTEDNESS | SUMMARY OF INDEBTEDNESS | SUMMARY OF INDEBTEDNESS | SUMMARY OF INDEBTEDNESS | SUMMARY OF INDEBTEDNESS | SUMMARY OF INDEBTEDNESS | SUMMARY OF INDEBTEDNESS |  | DEBT MATURITIES SCHEDULE AS OF MARCH 31, 2026 | DEBT MATURITIES SCHEDULE AS OF MARCH 31, 2026 | DEBT MATURITIES SCHEDULE AS OF MARCH 31, 2026 | DEBT MATURITIES SCHEDULE AS OF MARCH 31, 2026 | DEBT MATURITIES SCHEDULE AS OF MARCH 31, 2026 |
|  | PRINCIPAL BALANCE | BALANCE <sup>1</sup> | MATURITY DATE | MONTHS TO MATURITY | CONTRACTUAL RATE | EFFECTIVE RATE |  |  | BANK <br>LOANS/CP | SENIOR NOTES | MORTGAGE NOTES | TOTAL |
| SENIOR NOTES | $600000 | $597140 | 8/1/2026 | 4 | 3.50% | 4.94% | (3) | 2026 | $— | $600000 | $23404 | $623404 |
| SENIOR NOTES | 500000 | 493875 | 7/1/2027 | 15 | 3.75% | 4.76% | (3) | 2027 |  | 500000 |  | 500000 |
| SENIOR NOTES | 300000 | 298812 | 1/15/2028 | 22 | 3.63% | 3.85% |  | 2028 |  | 300000 |  | 300000 |
| SENIOR NOTES | 650000 | 600072 | 2/15/2030 | 47 | 3.10% | 5.30% | (3) | 2029 | 500000 |  |  | 500000 |
| SENIOR NOTES | 299500 | 297717 | 3/15/2030 | 48 | 2.40% | 2.72% |  | Thereafter | 306500 | 2049285 |  | 2355785 |
| SENIOR NOTES | 299785 | 296998 | 3/15/2031 | 60 | 2.05% | 2.25% |  | Total | $806500 | $3449285 | $23404 | $4279189 |
| SENIOR NOTES | 800000 | 690685 | 3/15/2031 | 60 | 2.00% | 5.13% | (3) |  |  |  |  |  |
|  | $3449285 | $3275299 |  | 36 | 2.90% | 4.47% |  |  |  |  |  |  |
| TERM LOANS <sup>2</sup> | $300000 | 299169 | 1/20/2029 | 33 | SOFR + 0.94% | 4.26% | (4) |  |  |  |  |  |
| TERM LOANS <sup>2</sup> | 200000 | 199693 | 7/20/2029 | 39 | SOFR + 0.94% | 3.67% | (4) |  |  |  |  |  |
|  | $500000 | $498862 |  | 35 |  | 4.02% |  |  |  |  |  |  |
| $1.5B REVOLVING FACILITY & COMMERCIAL PAPER <sup>2</sup> | $306500 | $306373 | 7/25/2030 | 51 | various | 4.24% | (5) |  |  |  |  |  |
| MORTGAGES | $23404 | $23384 | various | 6 | 3.81% | 3.97% |  |  |  |  |  |  |
|  | $4279189 | $4103918 |  | 37 | 3.20% | 4.47% |  |  |  |  |  |  |

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| | | | | |
|:---|:---|:---|:---|:---|
| SELECTED FINANCIAL COVENANTS | SELECTED FINANCIAL COVENANTS | SELECTED FINANCIAL COVENANTS | LIQUIDITY SOURCES | LIQUIDITY SOURCES |
|  | REQUIREMENT | PER DEBT COVENANTS | Cash | $26235 |
| Revolving facility and term loans |  |  | Revolving facility availability | 1444500 |
| Leverage ratio | Not greater than 60% | 38.1% | Less: Commercial paper borrowings (principal) | (251000) |
| Secured leverage ratio | Not greater than 30% | 0.2% | Total liquidity | $1219735 |
| Unencumbered leverage ratio | Not greater than 60% | 41.8% |  |  |
| Fixed charge coverage ratio | Not less than 1.50x | 3.6x | OTHER METRICS | OTHER METRICS |
| Unsecured coverage ratio | Not less than 1.75x | 3.6x | % Variable Rate Debt | 7.2% |
|  |  |  | Share of Unconsolidated JV Net Debt | $34031 |
|  |  |  | Capitalized interest | $3471 |

---

&nbsp;&nbsp;&nbsp;&nbsp;

&nbsp;&nbsp;&nbsp;&nbsp;

1Balances are reflected net of discounts, fair value adjustments, and deferred financing costs and include premiums.

2Includes extension options.

3Fair value merger adjusted in 2022.

4Effective interest rate reflects the swapped rate plus 0.94%.

5Commercial Paper Program borrowings are backstopped by the availability under the Revolving Facility. As such, the Company uses the maturity date of the Revolving Facility.

6Net debt includes the Company's share of unconsolidated JV net debt. See page <u>[23](#i1f6c5e0ee748426598b2694eb72e3813_70)</u> for a reconciliation of adjusted EBITDA.

7Based on the closing price of $16.99 on March 31, 2026, and 350,785,034 shares outstanding including outstanding OP units.

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| | | |
|:---|:---|:---|
| HEALTHCARE REALTY | <u>[Return to **Table of Contents**](#i1f6c5e0ee748426598b2694eb72e3813_10)</u> | 1Q 2026 SUPPLEMENTAL INFORMATION 19 |

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| |
|:---|
| Components of Net Asset Value |
| DOLLARS IN THOUSANDS |

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| | |
|:---|:---|
| CASH NOI | CASH NOI |
|  | 1Q 2026 |
| Same store <sup>1</sup> | $161082 |
| Acquisition & Re/development Completions | 2217 |
| Total | $163299 |
| Management fee income and other <sup>2</sup> | 5476 |
| Total Cash NOI | $168775 |

---

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;

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| | | | | |
|:---|:---|:---|:---|:---|
| DEVELOPMENT & REDEVELOPMENT PROPERTIES | DEVELOPMENT & REDEVELOPMENT PROPERTIES | DEVELOPMENT & REDEVELOPMENT PROPERTIES | DEVELOPMENT & REDEVELOPMENT PROPERTIES | DEVELOPMENT & REDEVELOPMENT PROPERTIES |
|  |  |  | PROJECTED STABILIZED ANNUAL CASH NOI <sup>3</sup> | PROJECTED STABILIZED ANNUAL CASH NOI <sup>3</sup> |
|  | COST TO COMPLETE | BUDGET | LOW | HIGH |
| Developments | $13039 | $106200 | $7000 | $8000 |
| Redevelopments <sup>4</sup> | 183932 | 287700 | 46000 | 50000 |
|  | $196971 | $393900 | $53000 | $58000 |

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| | |
|:---|:---|
| LAND HELD FOR DEVELOPMENT, CASH, & OTHER ASSETS |  |
| Land held for development | $57799 |
| Disposition pipeline <sup>5</sup> | 130536 |
| Unstabilized properties <sup>6</sup> | 120836 |
| Cash, Other Assets & Liabilities (net) <sup>7,8</sup> | 9884 |
| Total | $319055 |

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&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;

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| | |
|:---|:---|
| DEBT (PRINCIPAL) |  |
| Unsecured credit facility and commercial paper | $306500 |
| Unsecured term loans | 500000 |
| Senior notes | 3449285 |
| Mortgage notes payable | 23404 |
| Share of unconsolidated JV net debt | 34031 |
| Total | $4313220 |

---

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| | |
|:---|:---|
| TOTAL SHARES AND OP UNITS OUTSTANDING | TOTAL SHARES AND OP UNITS OUTSTANDING |
| As of March 31, 2026 | 350,785,034 |

---

1See Same Store statistics on page <u>[15](#i1f6c5e0ee748426598b2694eb72e3813_64)</u> for details on Same Store NOI. Includes same store JV assets at share.

2Other adjustments include adjustments for management fee income of $5.5 million and timing adjustments as if we have owned acquisitions for the full quarter, offset by $0.3 million of positive NOI for unstabilized properties, which are shown in other assets.

3Represents total building projected stabilized NOI for properties in development and redevelopment at project stabilization.

4Estimated total cost includes only the incremental capital to complete the redevelopment.

5Includes 17 properties identified as assets held for sale that are excluded from Same Store Cash NOI and reflects net book value or sales price, if applicable.

6Includes 15 properties at their gross book value. These properties were comprised of 0.4 million square feet that generated positive NOI of $0.3 million.

7Other assets include notes receivable of $87.0 million, prepaid assets of $50.4 million, accounts receivable of $27.0 million, and prepaid ground leases of $10.9 million. In addition, it includes the Company's gross investment of its corporate headquarters in Nashville of $48.4 million.

8Other liabilities include only liabilities that are expected to reduce future cash or NOI and that are currently producing non-cash benefits to NOI. Included are accounts payable and accrued liabilities of $127.0 million, security deposits of $31.2 million, financing right of use liabilities of $73.7 million, and deferred operating expense reimbursements of $8.1 million.

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| | | |
|:---|:---|:---|
| HEALTHCARE REALTY | <u>[Return to **Table of Contents**](#i1f6c5e0ee748426598b2694eb72e3813_10)</u> | 1Q 2026 SUPPLEMENTAL INFORMATION 20 |

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Glossary

FUNDS FROM OPERATIONS

Funds from operations ("FFO") and FFO per share are operating performance measures adopted by NAREIT. NAREIT defines FFO as "net income (computed in accordance with GAAP) excluding depreciation and amortization related to real estate, gains and losses from the sale of certain real estate assets, gains and losses from change in control, and impairment write-downs of certain real assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity."

FFO, Normalized FFO and Funds Available for Distribution ("FAD") do not represent cash generated from operating activities determined in accordance with GAAP and are not necessarily indicative of cash available to fund cash needs. FFO, Normalized FFO and FAD should not be considered alternatives to net income attributable to common stockholders as indicators of the Company's operating performance or as alternatives to cash flow as measures of liquidity.

BUILDING METRICS

Gross investment and cash NOI are reflected at the Company's ownership percentage. Lease and building level related metrics such as building square feet and occupancy are reflected at 100% of the buildings. Excludes assets held for sale, land held for development, and corporate property.

ACQUISITIONS

Acquisitions include properties acquired through joint ventures at the Company's ownership percentage.

RE/DEVELOPMENT FUNDING

Re/development funding includes capital spend on re/developments, re/development completions and unstabilized properties.

1ST GENERATION TI/LC/CAPITAL & ACQUISITION CAPEX

Acquisition capex includes near-term fundings underwritten as part of recent acquisitions. 1st generation tenant improvements, capital, and leasing commissions for re/developments are excluded.

LEASING COMMITMENTS

Excludes recently acquired or disposed properties, re/development completions, construction in progress, land held for development, corporate property, redevelopment properties, unstabilized properties, planned dispositions and assets classified as held for sale.

TOTAL PROPERTIES

Excludes assets held for sale, land held for development, dispositions, and corporate property.

TOTAL COMPANY

Includes assets held for sale, land held for development, dispositions, and corporate property.

ON CAMPUS/ADJACENT

Includes on campus properties and adjacent properties as being no more than 0.25 miles from a hospital campus.

OFF CAMPUS AFFILIATED

Includes off-campus buildings where health systems lease 20% or more of the property and/or are located within 2 miles of a hospital campus.

OFF CAMPUS NON-AFFILIATED

Includes off-campus buildings that are not 20% or more leased by a health system and are more than two miles from a hospital campus.

SAME STORE

Same store properties are properties that have been included in operations for the duration of the year-over-year comparison period presented. Accordingly, same store properties exclude properties that were recently acquired or disposed of, properties classified as held for sale or intended for sale, properties undergoing redevelopment, and newly redeveloped or developed properties.

DISPOSITION CASH YIELD

Represents the in-place cash NOI divided by sales price. Includes disposition activity subsequent to quarter end.

ACQUISITION INITIAL CASH YIELD

Represents the forecasted first year NOI divided by the purchase price. For joint venture acquisitions, the cash yield is inclusive of fees received from the joint venture. Includes acquisition activity subsequent to quarter end.

OTHER TERMS

Medical Outpatient Building (MOB)

Commercial Paper (CP)

Weighted Average Lease Term Remaining (WALT)

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| | | |
|:---|:---|:---|
| HEALTHCARE REALTY | <u>[Return to **Table of Contents**](#i1f6c5e0ee748426598b2694eb72e3813_10)</u> | 1Q 2026 SUPPLEMENTAL INFORMATION 21 |

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| |
|:---|
| Reconciliations |
| DOLLARS IN THOUSANDS |

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| | | | |
|:---|:---|:---|:---|
| NET INCOME (LOSS) TO NOI |  |  |  |
|  | FIRST QUARTER ENDED | FIRST QUARTER ENDED | FULL YEAR |
|  | 2026 | 2025 | 2025 |
| Net income (loss) | $21 | ($45389) | ($249485) |
| Other expense (income) | 31646 | 63893 | 342392 |
| General and administrative expense | 17343 | 13530 | 72569 |
| Depreciation and amortization expense | 128985 | 156035 | 588186 |
| Other expenses <sup>1</sup> | 2995 | 2498 | 7990 |
| Straight-line rent expense | 563 | 865 | 3354 |
| Straight-line rent revenue | (8459) | (7709) | (27106) |
| Other revenue <sup>2</sup> | (11980) | (9907) | (39792) |
| Joint venture property cash NOI (at share) | 8560 | 8282 | 33503 |
| Cash NOI | $169674 | $182098 | $731611 |
| Developments | (289) | 64 | (215) |
| Development completions | (831) | (854) | (3279) |
| Redevelopment | (4658) | (8466) | (31750) |
| Redevelopment completions | (1376) | (628) | (3775) |
| Acquisitions (wholly owned and joint venture) | (10) |  |  |
| Completed dispositions & assets held for sale | (1428) | (21533) | (71741) |
| Same store cash NOI | $161082 | $150681 | $620851 |
| Same store joint venture properties | (7479) | (7206) | (29190) |
| Same store excluding JVs | $153603 | $143475 | $591661 |

---

1Includes transaction costs, rent reserves, above and below market ground lease intangible amortization, leasing commission amortization, non-cash adjustments for financing receivables, and ground lease straight-line rent.

2Includes management fee income, interest, above and below market lease intangible amortization, lease inducement amortization, lease termination fees, deferred financing cost amortization and principal related to investment in financing receivable, and tenant improvement overage amortization.

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| | | |
|:---|:---|:---|
| HEALTHCARE REALTY | <u>[Return to **Table of Contents**](#i1f6c5e0ee748426598b2694eb72e3813_10)</u> | 1Q 2026 SUPPLEMENTAL INFORMATION 22 |

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| |
|:---|
| Reconciliations (cont'd) |
| DOLLARS IN THOUSANDS |

---

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| | | | |
|:---|:---|:---|:---|
| NET INCOME (LOSS) TO EBITDA |  |  |  |
|  | QUARTER ENDED | QUARTER ENDED | QUARTER ENDED |
|  | 1Q 2026 | 4Q 2025 | 1Q 2025 |
| Net income (loss) | $21 | $14591 | ($45389) |
| Interest expense | 43890 | 48189 | 54812 |
| Income taxes | 296 | 300 | 310 |
| Depreciation and amortization <sup>1</sup> | 128985 | 135036 | 156035 |
| Unconsolidated JV depreciation, amortization, and interest | 8130 | 8121 | 7128 |
| EBITDA | $181322 | $206237 | $172896 |
| Transaction costs | 937 | 300 | 1011 |
| Gain on sales of assets | (10777) | (135711) | (2904) |
| Impairments on real estate assets | 16 | 105706 | 12080 |
| Restructuring and severance-related charges | 5837 | 588 | 114 |
| Loss on extinguishment of debt | 21 | 165 |  |
| Timing impact <sup>2</sup> | 2603 | (2089) | 4176 |
| Stock based compensation | 3927 | 3308 | 3028 |
| Debt financing costs <sup>3</sup> | 96 | 1449 |  |
| Other | 507 | 1441 | 1168 |
| Unconsolidated JV adjustments | 339 | 319 | 204 |
| Adjusted EBITDA | $184828 | $181713 | $191773 |
| Annualized Adjusted EBITDA | $739312 | $726852 | $767092 |
| RECONCILIATION OF NET DEBT TO ADJUSTED EBITDA |  |  |  |
| Debt | $4103918 | $3911423 | $4732618 |
| Share of Unconsolidated JV Net Debt | 34031 | 31751 | 29908 |
| Cash | (26235) | (26172) | (25722) |
| Net debt | $4111714 | $3917002 | $4736804 |
| Net debt to adjusted EBITDA | 5.6x | 5.4x | 6.2x |
| Net debt to adjusted EBITDA <sup>4</sup> | 5.5x |  |  |

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1Leasing commission amortization is included in the real estate depreciation and amortization add-back for FFO.

2Timing adjustments to represent a full quarter impact of acquisitions and dispositions. Properties contributed into a joint venture are adjusted at the Company's share. Timing adjustments also include non-recurring impacts due to one-time items recognized in the quarter.

3Includes loss on derivatives and legal fees related to the amended and restated credit facility.

4Adjusted for the repayment of a $45 million mortgage loan receivable that is expected to be repaid in the second quarter.

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| HEALTHCARE REALTY | <u>[Return to **Table of Contents**](#i1f6c5e0ee748426598b2694eb72e3813_10)</u> | 1Q 2026 SUPPLEMENTAL INFORMATION 23 |

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