Filing Flows › Douglas Emmett (DEI) › Q3 2026
Douglas Emmett (DEI) Q3 2026 earnings results (third quarter 2026)
10-Q filed Nov 6, 2026
Douglas Emmett (DEI) reported revenue of $261M for the third quarter 2026 (Q3 2026), +4% from a year earlier and +2% from the quarter before. Operating margin was 18.2%, net loss $21.7M (8.3% of revenue).
Douglas Emmett, Q3 2026: revenue $261M (+4% year over year), operating margin 18.2%, net loss $21.7M, operating cash flow $90.8M. The chart follows the revenue to costs, profit and cash.
| Q3 2026 | Amount | Q/Q | Y/Y |
|---|---|---|---|
| Revenue | $261M | +2% | +4% |
| Operating profit | $47.3M | -6% | -0.2% |
| Net earnings | −$21.7M | — | — |
| Operating cash flow | $90.8M | -6% | -17% |
| Free cash flow | $34.8M | -13% | -44% |
What changed
Revenue was $260.9M in Q3 2026, up 4% year over year and up 2% from the previous quarter. Office rental was the largest line at 81% of revenue. Office rental added $9.2M year over year (up 5%), 90% of the total change.
Gross margin was 61.4%, down 2.2 points from Q3 2025. Operating profit was $47.3M, a 18.2% margin (down 0.8 points year over year). Operating profit fell $75K even though revenue rose $10.3M versus Q3 2025, so costs grew faster than sales. Operating expenses grew 1% against revenue growth of 4%. The fastest-growing cost line was General & admin (+11%). The quarter ended with a net loss of $21.7M, wider than the previous quarter's $14.9M loss. Minority interests bore $12.9M of it: to shareholders the quarter was a loss of $8.8M. Net interest and other expense of $69.0M was the main reason.
Operating cash flow was $90.8M (down 17% year over year). Non-cash charges added back $100.9M of depreciation and amortization and $2.5M of share-based compensation. Working capital and other items added $9.1M. Capital expenditures of $56.0M left free cash flow of $34.8M.
Questions
What was Douglas Emmett's revenue in the third quarter 2026?
Douglas Emmett (DEI) reported revenue of $261M for the third quarter 2026 (Q3 2026), +4% from a year earlier and +2% from the quarter before.
Was Douglas Emmett profitable in the third quarter 2026?
Operating profit was $47.3M (18.2% of revenue) and net loss $21.7M.
Source: Douglas Emmett 10-Q on SEC EDGAR.