Filing Flows › Douglas Emmett (DEI) › Q2 2026
Douglas Emmett (DEI) Q2 2026 earnings results (second quarter 2026)
10-Q filed Aug 7, 2026
Douglas Emmett (DEI) reported revenue of $257M for the second quarter 2026 (Q2 2026), +2% from a year earlier and +2% from the quarter before. Operating margin was 19.6%, net loss $14.9M (5.8% of revenue).
Douglas Emmett, Q2 2026: revenue $257M (+2% year over year), operating margin 19.6%, net loss $14.9M, operating cash flow $96.1M. The chart follows the revenue to costs, profit and cash.
| Q2 2026 | Amount | Q/Q | Y/Y |
|---|---|---|---|
| Revenue | $257M | +2% | +2% |
| Operating profit | $50.3M | +3% | +10% |
| Net earnings | −$14.9M | — | — |
| Operating cash flow | $96.1M | -18% | +18% |
| Free cash flow | $39.9M | -39% | +32% |
What changed
Revenue was $256.5M in Q2 2026, up 2% year over year and up 2% from the previous quarter. Office rental was the largest line at 80% of revenue. Office rental added $3.2M year over year (up 2%), 78% of the total change.
Gross margin was 63.2%, unchanged from Q2 2025. Operating profit was $50.3M, a 19.6% margin (up 1.5 points year over year). Of the extra revenue versus Q2 2025, 114% reached operating profit, above the 18% margin then. Operating expenses fell 2% while revenue rose 2%. The quarter ended with a net loss of $14.9M, wider than the previous quarter's $12.6M loss. Minority interests bore $12.3M of it: to shareholders the quarter was a loss of $2.7M. Net interest and other expense of $65.3M was the main reason.
Operating cash flow was $96.1M (up 18% year over year). Non-cash charges added back $99.3M of depreciation and amortization and $2.5M of share-based compensation. Working capital and other items added $9.3M. Capital expenditures of $56.3M left free cash flow of $39.9M.
Questions
What was Douglas Emmett's revenue in the second quarter 2026?
Douglas Emmett (DEI) reported revenue of $257M for the second quarter 2026 (Q2 2026), +2% from a year earlier and +2% from the quarter before.
Was Douglas Emmett profitable in the second quarter 2026?
Operating profit was $50.3M (19.6% of revenue) and net loss $14.9M.
Source: Douglas Emmett 10-Q on SEC EDGAR.