Digital Realty (DLR)
Real Estate · data center real estate investment trust (REIT) · NYSE
Digital Realty is a global provider of data center, colocation, and interconnection solutions that power the critical infrastructure for the world's leading cloud and enterprise companies.
What Digital Realty does
Digital Realty supports the data center, colocation, and interconnection strategies of customers by providing a global platform of secure, network-dense data centers. The company designs, builds, and operates these facilities to house mission-critical IT infrastructure for a diverse range of enterprise and hyperscale customers.
Themes: cloud computing infrastructure, data center colocation, interconnection services, enterprise IT infrastructure
Fundamentals
- Price$176.07 as of 2026-10-08 close
- Market cap$61.9B as of 2026-04-29 (share count; price 2026-10-08)
- 1-year return+1.1% 2025-10-08 close $174.20 → 2026-10-08 close $176.07
- P/E78.73 as of 2026-10-08
- Net margin+21.4% FY2025, SEC XBRL
- ROE+5.6% FY2025, SEC XBRL
- Debt / equity0.68 as of 2026-09-03
- Revenue growth (YoY)+17.4% as of 2026-09-03
- Revenue CAGR (3y)+9.2% SEC XBRL
- Beta0.80 as of 2026-09-03
- Last reported earnings2026-07-23 SEC EDGAR Form 8-K (Item 2.02)
Dividend: yield +2.7%; pays a dividend.
How DLR compares in its sector
- price-to-earnings ratiotop 25% 120 covered Real Estate peers, as of 2026-10-08
- net profit marginmiddle range 154 covered Real Estate peers, as of 2026-09-03
- operating marginmiddle range 96 covered Real Estate peers, as of 2026-09-03
- return on equitymiddle range 158 covered Real Estate peers, as of 2026-09-03
- 3-year revenue CAGRmiddle range 155 covered Real Estate peers
- indicated dividend yieldbottom 25% 140 covered Real Estate peers, as of 2026-09-03
Position among covered Real Estate companies that report each metric (minimum 5 peers). A relative position within our covered catalog — not a valuation, quality, or investment judgment. A higher percentile is simply a higher value (for P/E, more expensive on earnings — never "better"). Informational only.
Top 10 scores & list membership
DLR is not currently in any published Top 10 list. Its scores are below.
Top 10 score
45.6 #962 of 1,379 scored · #44 of 87 in Real Estate
Growth 66th (revenue growth year over year 17.4%, 3-year revenue CAGR 9.2%) and trend 54th (a "golden cross" — its 50-day average is above its 200-day); weakest is capital return (15th, net share count bought back over the year -4.9).
Scores as of 8 Oct 2026. Each bar is a percentile: how this company ranked against every company the score ranked, 0–100. A list is a published formula and its output, not a recommendation. Method version 4.
Dividend coverage (FY2025)
Exceeded at least one reported measure. In FY2025, DLR's dividend exceeded at least one reported measure of what it earned or generated (earnings payout 132%, operating-cash-flow payout 72%). A payout above 100% in one year is not necessarily unsustainable, but it is not fully covered by that measure.
- Earnings payout132% dividends / net income
- Operating-cash-flow payout72% dividends / operating cash flow — capital spending was not reported, so this does not subtract it
Coverage derived from reported SEC EDGAR XBRL figures for FY2025 (dividends paid vs. net income and free cash flow, same fiscal year). This describes PAST coverage for one fiscal year — it does not predict whether a dividend will be maintained, raised, or cut, and a one-year payout ratio can be distorted by non-recurring items. Informational only — not financial advice.
How Digital Realty looks technically
Digital Realty (DLR) is trading 2.8% below its 200-day average, the long-term trend line — a long-term downtrend. Its 50-day average crossed above its 200-day average about 142 trading days ago — a "golden cross", a bullish long-term signal. There is no clear trend right now — the price is choppy (ADX, a 0–100 trend-strength gauge, is 17, below the 25 that marks a real trend), though sellers have been pushing harder than buyers lately — pressure, not a trend. Momentum is neutral — its 14-day RSI (a 0–100 momentum gauge) is 41, neither overbought (above 70) nor oversold (below 30). MACD, a trend-momentum gauge, turned bullish about 3 trading days ago (its momentum flipped positive). It made a new 20-day low about 7 trading days ago. It is 15.4% below its highest point of the past year.
Trend
8
| Distance from the 200-day | it is trading 2.8% below its 200-day average, the long-term trend line — a long-term downtrend | -2.8% |
|---|---|---|
| 50-day moving average | its average price over the last 50 trading days — a short-term trend line — is $187.06 | $187.06 |
| 200-day moving average | its average price over the last 200 trading days — the long-term trend line — is $181.16 | $181.16 |
| Swing structure | each recent peak has been lower than the one before it and each dip deeper — the pattern chart-watchers call a downtrend, which describes where price has already been and not where it goes next | lower highs and lower lows |
| Last swing turn | its last significant turn was a swing high 17 calendar days ago — the swings before that are what the structure reading is measured on | 17 sessions |
| Wave structure | its recent swings can be read as a five-part downward sequence — what Elliott-wave chartists call an impulse — now in leg 3 of five; the labelling fails if price closes above 188.37. It is one of several labellings that fit, and it describes the swings already printed, not what comes next. The same swings also read as a three-part correction in leg C. | possible downward five-wave sequence, in wave 3 (one of several readings) |
| Since the 50/200 cross | its 50-day average crossed above its 200-day average about 142 trading days ago — a "golden cross", a bullish long-term signal | 142 sessions |
| Trend strength (14-day ADX) | there is no clear trend right now — the price is choppy (ADX, a 0–100 trend-strength gauge, is 17, below the 25 that marks a real trend), though sellers have been pushing harder than buyers lately — pressure, not a trend | 17.0 |
Momentum
3
| 14-day RSI | momentum is neutral — its 14-day RSI (a 0–100 momentum gauge) is 41, neither overbought (above 70) nor oversold (below 30) | 41.0 |
|---|---|---|
| Position in its 14-day range | it is trading in the lower half of its 14-day range ($172.60 to $188.37) — its "stochastic" reading is 22 out of 100, where 0 would mean closing exactly at the 14-session low and 100 exactly at the high. This measures WHERE the price sits inside its recent range, which is a different question from the RSI beside it: RSI is a momentum gauge, measuring how FAST the price has been moving, so a stock can drift quietly to the bottom of its range with an ordinary RSI, or fall sharply and still sit in the middle. It has been slipping within that range over the last few sessions. | 22.0 |
| Since the MACD crossed zero | MACD, a trend-momentum gauge, turned bullish about 3 trading days ago (its momentum flipped positive) | 3 sessions |
Range
12
| 52-week high | its highest closing price over the past year (about 252 trading days) was $208.14 | $208.14 |
|---|---|---|
| From the 52-week high | it is 15.4% below its 52-week high (its highest price of the past year) | -15.4% |
| Above the 52-week low | it is 20.4% above its 52-week low (its lowest price of the past year) | +20.4% |
| Below the 52-week high | it is 15.4% below its highest point of the past year | 15.4% |
| Since a 20-day breakout | it made a new 20-day low about 7 trading days ago | 7 sessions |
| Since a 55-day breakout | it made a new 55-day high about 39 trading days ago | 39 sessions |
| All-time high | its highest closing price on record is $208.14 (set on 2026-04-24) | $208.14 |
| Given back of the 52-week move | over the past year its closes ranged ($147.93 to $203.91), and it has given back around half of its rise from last year’s low — 50% of it. Chart-watchers call 61.8%-65% given back the "golden pocket" — for this company that is $167.52 to $169.31. It is watched widely enough that orders cluster there, which is the honest reason it matters; it is not a forecast. | 49.7% |
| From the all-time high | it is 15.4% below its all-time high | -15.4% |
| Nearest price level | it is trading 1.1% above a support level at $174.13 — a price it turned at six times since 2024-12-30, most recently on 2026-09-15. Since 2024-10-08 it has 4 such levels below the current price and 6 above. Levels like these describe where the price has reversed or paused before; they are not a forecast of where it will go. | -1.1% |
| All-time low | its lowest closing price on record is $14.98 (set on 2005-06-06) | $14.98 |
| Above the all-time low | it is 1075.4% above its all-time low | +1,075% |
Volatility
5
| Band width vs its own 6 months | day-to-day price swings are narrower than usual versus its own recent 6-month history (tighter than about 75% of it) | 25th percentile |
|---|---|---|
| Typical daily range | in a typical session it travels about $4.75 between its high and its low — about 2.7% of its price. That is its "average true range" over the last 14 sessions, which also counts the distance from the previous close, so a day that opens well away from yesterday counts as the large move it was | $4.75 |
| Bollinger bands (20-day, ±2σ) | most of its recent trading has stayed between about $173.45 and $187.84 — the "Bollinger bands", a range drawn two standard deviations either side of its 20-day average price, which widens when the stock gets more volatile and narrows when it settles | $173.45 – $180.64 – $187.84 |
| Typical daily range (% of price) | its price moves about 2.7% in a typical session — calmer than most companies we cover. This is the average gap between a session's high and low over the last 14 sessions, counting overnight moves, expressed against the current price so it can be compared with companies trading at any price | 2.7% |
| Stretch from the 200-day average | it is trading 1.1 daily ranges below its 200-day average price (2.8% below it in plain percentage terms) — a way of asking how far it has stretched from its own average in units of how far it normally moves in a day, so a calm company and a jumpy one can be compared on the same scale | 1.1 daily ranges below its 200-day average |
Volume
1
| Volume vs its 30-day average | trading volume is about normal versus its 30-day average | 1.29× |
|---|
Analyst
2
| Change in the average price target | analysts have cut their average price target by 0.0% since the prior reading | -0.0% |
|---|---|---|
| Change in the consensus rating | the analyst consensus rating has improved toward "buy" since the prior reading | 0.01 toward buy |
Candlestick patterns
2
| Since a doji | 4 sessions ago it opened and closed at almost the same price after trading through a wider range — a "doji", the classic picture of buyers and sellers finishing the session level | 4 sessions ago |
|---|---|---|
| Since a bearish engulfing | 6 sessions ago it opened above the previous session's close and finished below that session's open — a "bearish engulfing" pair, where one down day more than undid the up day before it | 6 sessions ago |
Price gaps
2
| Gap at the open | it opened on 2026-10-08 0.6% below the previous session's close — an overnight gap, the part of the move that happened while the market was shut, and had not traded back through that level by the close | -0.6% |
|---|---|---|
| Gap filled | a 3.3% gap up opened on 2026-07-30 has been "filled" 47 sessions ago — price traded back through the level the gap left behind, and it took 2 sessions to close | 47 sessions ago |
Price streaks
1
| Closing streak | it has closed lower 2 sessions in a row, a -4.65% move over the run — an unbroken run of down days, which describes what has already happened and says nothing about the next session | 2 sessions down |
|---|
Relative strength
4
| vs market, 1 month | over the past 1 month this stock lagged the market by 8.1 percentage points (the stock lost 7.1% while the market gained 1.0%) | -8.1% |
|---|---|---|
| vs market, 3 months | over the past 3 months this stock lagged the market by 4.0 percentage points (the stock lost 0.1% while the market gained 3.8%) | -4.0% |
| vs market, 6 months | over the past 6 months this stock lagged the market by 20.7 percentage points (the stock lost 3.3% while the market gained 17.5%) | -20.7% |
| vs market, 12 months | over the past 12 months this stock lagged the market by 13.9 percentage points (the stock gained 1.1% while the market gained 15.0%) | -13.9% |
Signal agreement
2
| Bullish technical signals | 2 of the 9 technical signals we can compute for it are currently in a bullish state: a "golden cross" — its 50-day average is above its 200-day, MACD momentum is positive — these describe past price behaviour, not a forecast | 2 of 9 |
|---|---|---|
| Bearish technical signals | 3 of the 9 technical signals we can compute for it are currently in a bearish state: trading below its 200-day average, lagging the market over 6 months, trading below the Ichimoku cloud — these describe past price behaviour, not a forecast | 3 of 9 |
Trend (Ichimoku cloud)
1
| Vs the Ichimoku cloud | trading 7.0% below the Ichimoku cloud — a band drawn from where its own highs and lows sat up to 2026-09-01 and projected forward over today's price, the side traders read as an established downtrend, with the band above acting as the level that would have to be cleared. The band itself is thin, spanning 0.8% of the share price, which is taken to mean a barrier that gives way easily. | -7.0% |
|---|
Volume-weighted price
2
| Vs this year’s average price paid | the price is 4% below the average price paid so far this year, so the typical buyer over that stretch is under water. That average is $182.98 — a volume-weighted average of daily closes over 190 sessions, not a true tick-by-tick VWAP. | -3.8% |
|---|---|---|
| Vs the average paid since it last reported | the price is 6% below the average price paid since it last reported on 2026-07-23 (its 8-K), so the typical buyer over that stretch is under water. That average is $188.18 — a volume-weighted average of daily closes over 55 sessions, not a true tick-by-tick VWAP. | -6.4% |
Double bottom, bullish — forming · entry $200.15 · 61 sessions in
Price levels it has turned at before
DLR last closed at $176.07 on 2026-10-08. Since 2024-10-08 it has turned at 4 prices below its last close and 6 above; the 3 nearest below and the 3 nearest above are listed, nearest first.
| Level | Side | Distance | Evidence |
|---|---|---|---|
| $174.13 | Support | 1.1% below the last close | turned there six times · 2024-12-30 to 2026-09-15 |
| $178.50 | Resistance | 1.4% above the last close | turned there six times · 2024-11-15 to 2026-09-02 |
| $169.91 | Support | 3.5% below the last close | turned there 12 times · 2024-11-06 to 2026-07-15 |
| $183.68 | Resistance | 4.3% above the last close | turned there 9 times · 2024-11-11 to 2026-08-03 |
| $164.77 | Support | 6.4% below the last close | turned there 8 times · 2025-05-13 to 2026-01-16 |
| $188.06 | Resistance | 6.8% above the last close | turned there twice · 2025-01-22 to 2026-09-21 |
A level is a price this company reversed or paused at more than once — they describe past behaviour, not a forecast of where the price will go.
Wave structure
Its recent swings can be read as a five-part downward sequence — what Elliott-wave chartists call an impulse — now in leg 3 of five.
This labelling fails — stops being a possible reading at all — if it closes above $188.37.
This is one of several labellings that fit the same swings, so treat it as a reading rather than the reading. It was chosen from 2 labellings that survived the rules, counting shorter readings of the same bars.
On past moves of this shape the leg has usually ended somewhere between $161.48 and $171.75 — that is where it has tended to end if the count holds, not a forecast of where the price goes.
Alternate reading: The same swings also read as a three-part correction in leg C, which fails on a close above $188.37.
This reading has stood for 9 trading days, since 2026-09-28.
Read from daily closes as of 2026-10-08.
An Elliott-wave count describes the swings already printed and the level that would disprove it. It is not a forecast, a target, or advice.
Screens: Trading below the 200-day moving average · MACD just crossed bullish (12/26/9) · trendless / choppy (low ADX) · lagging the market · Under water since its last earnings report (below the anchored VWAP) · Trading below the Ichimoku cloud | Learn: moving average · golden cross · adx · rsi · macd · breakout · fifty two week high low
Based on daily closing prices as of 2026-10-08. Describes past price behavior only — informational, not financial advice.
Analyst consensus
- Consensus ratingStrong Buy (1.44 mean, 1=Strong Buy…5=Strong Sell) — 32 analysts
- Mean price target$223.44 range $190.00 – $250.00; median $224.50
Analyst estimates, as of 2026-10-08. These are third-party analyst opinions and price targets, aggregated — not a recommendation, prediction, or advice from stocks-llm. Informational only.
Analyst EPS estimate for DLR
- Consensus EPS estimate$0.575 next reporting period, as of 2026-10-08
- Estimate change, 30 days$0.00 (0.0%) from $0.575, on 2026-09-03, 35-day window
- Readings revised upward0% of 9 comparable readings
The consensus estimate for the next reporting period, and how it has moved between readings of that SAME period. A change is measured only between readings estimating one period — when a company reports, the consensus moves to the next quarter and the two numbers are not comparable. Informational only, not a forecast and not advice.
Key risks (from latest filing)
["Exposure to intense competition in the data center and interconnection market.","Potential volatility in the global economy and its impact on customer demand for colocation and infrastructure.","Complexity and integration risks associated with large-scale property acquisitions and developments."]
What changed in the latest 10-Q
AI-assisted comparison of DLR's 10-Q filed 2026-07-31 against the prior one filed 2026-05-01.
Risk Factors
- Added:
- In the filing dated 2026-07-31, Digital Realty Trust, Inc. is disclosed to have issued 12,310,249 shares of non-voting common stock in connection with the June 2026 Acquisition in reliance on Section 4(a)(2).
- In the filing dated 2026-07-31, Digital Realty Trust, L.P. is disclosed to have issued 517,475 restricted common units of partnership interest in connection with the Operating Partnership's acquisition of approximately 1,440 acres of development land at Astra Enterprise Park, in reliance on Section 4(a)(2).
- In the filing dated 2026-07-31, Exhibit 3.2 'Articles Supplementary Designating Non-Voting Common Stock of Digital Realty Trust, Inc.' was added, incorporated by reference to an 8-K filed 07/01/2026.
- In the filing dated 2026-07-31, Exhibit 19.1 'Insider Trading Policy and Procedures' was added and marked as filed herewith.
- Removed:
- In the filing dated 2026-05-01, Digital Realty Trust, Inc. is disclosed to have issued 52,000 shares of Common Stock as partial consideration for acquisition of Telepoint.
- In the filing dated 2026-05-01, the exhibit table included 'Ninth Amended and Restated Bylaws of Digital Realty Trust, Inc.' as Exhibit 3.2; no such exhibit appears in the newer filing's exhibit numbering at 3.2 but renumbering occurred due to the new Articles Supplementary.
- Reworded:
- In the filing dated 2026-07-31, Digital Realty Trust, Inc. reports issuance of 31,123 RSU shares and 23,588 forfeited shares for a net issuance of 7,535 shares, versus in the filing dated 2026-05-01, issuance of 382,510 RSU shares and 19,123 forfeited shares for a net issuance of 363,387 shares.
- In the filing dated 2026-07-31, the total consolidated assets figure used for the Section 4(a)(2) exemption basis is approximately $54.5 billion, versus approximately $48.9 billion in the filing dated 2026-05-01.
- In the filing dated 2026-07-31, the exhibit numbering changed: old Exhibit 3.3 (Certificate of Limited Partnership) became Exhibit 3.4 in the newer filing; old Exhibit 3.4 (Nineteenth Amended and Restated Agreement of Limited Partnership) became Exhibit 3.5 in the newer filing; old Exhibit 3.2 (Bylaws) became Exhibit 3.3 in the newer filing.
- In the filing dated 2026-07-31, the XBRL exhibit 101 description refers to financial statements for the quarter ended June 30, 2026, whereas in the filing dated 2026-05-01 it refers to the quarter ended March 31, 2026.
- In the filing dated 2026-07-31, signature dates changed from May 1, 2026 to July 31, 2026 in both Registrant signature blocks.
- In the filing dated 2026-07-31, the exhibit list for the older filing's item 3.2 (Bylaws) was renumbered from 3.2 to 3.3 due to insertion of the new Articles Supplementary at 3.2.
- In the filing dated 2026-07-31, the older filing's Exhibit 3.3 (Certificate of Limited Partnership) was renumbered to 3.4, and older Exhibit 3.4 (Nineteenth Amended and Restated Agreement) was renumbered to 3.5.
- Notes:
- The provided 'Risk Factors' section texts include the full Part II of the Form 10-Q (Items 1A through 6), not just the risk factor disclosure itself.
- Only factual changes present in the supplied texts are reported.
AI-assisted comparison of two SEC filing sections. It describes wording and theme changes only, makes no materiality, legal, or investment judgement, and is not financial advice. Informational only — not financial advice.
Insider activity (SEC Form 4)
0 open-market purchases and 1 open-market sale by insiders in the last 90 days, of which we have read Form 4 filings through 2026-10-04. The 5 days since 2026-10-04 have not been checked yet.
- Last 90 days · read to 2026-10-040 buys · 1 sell ($38792) — 1 selling insider
- Last 180 days · read to 2026-10-040 buys · 1 sell ($38792) — 1 selling insider
Activity heuristic: net selling (a transparent product heuristic from the counts above, not a prediction or advice)
Most recent open-market transaction: 2026-08-27. Based on Form 4 filings read through 2026-10-04; anything filed since is not yet included.
View full insider trading history → View SEC Form 3/4/5 filingsAsk about DLR's insider activity →
Only open-market purchases (SEC code P) and sales (code S) are counted here. Option exercises, vesting/awards, gifts, and shares withheld for taxes are excluded — they are compensation or mechanical, not open-market conviction. Sales may be planned and non-discretionary (e.g. a Rule 10b5-1 plan) and are not necessarily bearish; open-market buying is not a recommendation to buy. Informational only — not financial advice.
U.S. House trading disclosures
U.S. House members publicly disclose their own, their spouse's, and dependent children's stock transactions under the STOCK Act. We hold 3 matched disclosures for DLR from U.S. House Clerk Periodic Transaction Report filings.
U.S. House trading disclosures →Short interest (FINRA)
DLR had 8,434,547 shares of reported short interest as of the 2026-09-15 FINRA settlement date (delayed, bi-monthly; not real-time).
DLR had 2.40% of its shares outstanding sold short as of the 2026-09-15 FINRA settlement date (percent of FLOAT would be higher — float is not disclosed in the source). FINRA reported 4.68 days to cover at the same settlement.
- Reported short interest (shares) 8,434,547
- Short interest (% of shares outstanding) 2.40%
- Prior settlement (shares) 8,390,668
- Reported change 0.52%
- Days to cover (reported) 4.68
Reported to FINRA as of the 2026-09-15 settlement date. Short interest is reported to FINRA and published on a delayed, bi-monthly schedule (as of a settlement date, disseminated roughly eight business days later) — it is NOT real-time, does not cover every venue or all US trading, and is not a short-squeeze prediction or investment advice. Days-to-cover is the value FINRA reports; percent of float is not shown because the source file carries no share-count denominator — where a percent appears it is of shares OUTSTANDING, the larger base, and is therefore a floor on percent of float. Informational only — not financial advice.
Competitors & peers
- Equinix (EQIX)
- Iron Mountain (IRM)
- CyrusOne
- QTS Data Centers
- CoreSite
AI-enriched competitor set. Linked names are companies covered by stocks-llm; other named peers are shown for reference only.
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Frequently asked questions
What does Digital Realty (DLR) do?
Digital Realty supports the data center, colocation, and interconnection strategies of customers by providing a global platform of secure, network-dense data centers. The company designs, builds, and operates these facilities to house mission-critical IT infrastructure for a diverse range of enterprise and hyperscale customers.
What sector is Digital Realty (DLR) in?
Digital Realty (DLR) is classified in the Real Estate sector. Its industry is data center real estate investment trust (REIT). It trades on NYSE.
Does DLR pay a dividend?
Yes — Digital Realty (DLR) pays a dividend, with an indicated yield of about 2.68% (market data, as of 2026-09-03). Informational only — not financial advice.
Who are Digital Realty's (DLR) competitors?
Notable peers of Digital Realty (DLR) include Equinix, Iron Mountain, CyrusOne, QTS Data Centers and CoreSite. This peer set is informational only — not financial advice.
Has there been recent U.S. House stock trading in DLR?
Yes — we hold 3 matched STOCK Act disclosures for DLR from U.S. House Clerk Periodic Transaction Report filings. These are legally-required disclosures (often filed 30–45 days after the trade), may belong to a U.S. House member, their spouse, or a dependent child, and are not an indicator of company performance or investment advice.
Is Digital Realty (DLR) overbought or oversold right now?
Digital Realty (DLR) is currently neither overbought nor oversold — its 14-day RSI (a 0–100 momentum gauge) is 41, in the neutral middle (as of 2026-10-08). RSI describes recent price momentum, not a forecast — informational only, not financial advice.
Where does stocks-llm's data on DLR come from?
Fundamentals come from SEC XBRL company filings for the figures marked with a fiscal year, and market data, as of 2026-09-03 for the rest; prices are market data, as of 2026-09-03; company filings and profile facts come from SEC EDGAR. All figures are delayed daily-close data shown with their as-of date — informational only, not financial advice.
Fundamentals: SEC XBRL company filings for the figures marked with a fiscal year, and market data, as of 2026-09-03 for the rest. Filings: SEC EDGAR. Prices are delayed daily-close data.
Last updated 2026-10-08.
Informational only — NOT financial advice. All figures are delayed daily-close data from SEC EDGAR & market data, shown with their as-of date.