DIGITAL REALTY TRUST, INC. files 8-K: results of operations, Regulation FD disclosure

Item 2.02 Results of Operations and Financial Condition.

On October 29, 2026, we also posted presentation materials to our website at www.digitalrealty.com. The presentation materials are attached hereto as Exhibit 99.2 and incorporated by reference herein.

Forward-Looking Statements 30

Financial Supplement Corporate Information Third Quarter 2026

Corporate Profile

Digital Realty Trust, Inc. (“Digital Realty” or the “company”) owns, acquires, develops, and operates data centers through its operating partnership subsidiary, Digital Realty Trust, L.P. (the “operating partnership”). The company is focused on providing data center, colocation, and interconnection solutions for domestic and international customers across a variety of industry verticals ranging from cloud and information technology services, communications and social networking to financial services, manufacturing, energy, healthcare, and consumer products. As of September 30, 2026, the company’s 311 data centers, including 88 data centers held as investments in unconsolidated entities, contain applications and operations critical to the day-to-day operations of technology industry and corporate enterprise data center customers. Digital Realty’s portfolio is comprised of approximately 3.2 gigawatts of IT capacity, as well as approximately 9.8 gigawatts of buildable IT capacity under active development and held for future development, located throughout North America, Europe, South America, Asia, Australia, and Africa. For additional information, please visit the company’s website at digitalrealty.com .

Corporate Headquarters 601 W 2nd St., 32 Floor Austin, TX (737) 281-0101 digitalrealty.com Senior Management President & Chief Executive Officer: Andrew P. Power Chief Financial Officer: Matthew R. Mercier Chief Investment Officer: Gregory S. Wright Chief Technology Officer: Christopher L. Sharp Chief Revenue Officer: Colin M. McLean

Investor Relations

To request more information or to be added to our e-mail distribution list, please visit the Investor Relations section of our website at https://investor.digitalrealty.com .

Analyst Coverage BMO BMO Capital BNP Paribas

Barclays Bernstein Markets Exane BofA Securities BTIG Cantor

Brendan Lynch Madison Rezaei Ari Klein Nate Crossett Michael Funk Thomas Catherwood Brett Knoblauch

CIBC Citigroup Citizens JMP Deutsche Bank Evercore ISI Goldman Sachs Green Street Advisors

Stephanie Price Michael Rollins Greg Miller Benjamin Soff Irvin Liu Michael Ng David Guarino

Guggenheim HSBC Jefferies J.P. Morgan KeyBanc Mizuho Group MoffettNathanson

Joseph Osha Phani Kanumuri Jonathan Petersen Richard Choe Brandon Nispel Vikram Malhotra Nick Del Deo

Morgan Stanley Oppenheimer Raymond James Rothschild & Co Scotiabank Stifel TD Cowen

Cameron McVeigh Timothy Horan Frank Louthan Alex Haissl Maher Yaghi Erik Rasmussen Michael Elias

Truist Securities UBS Wells Fargo Wolfe Research

Matthew Niknam John Hodulik Eric Luebchow Andrew Rosivach

This Earnings Press Release and Supplemental Information package supplements the information provided in our quarterly and annual reports filed with the U.S. Securities and Exchange Commission. Additional information about Digital Realty and our business is also available on our website at digitalrealty.com .

Upcoming Conference Schedule

December 1, 2026 UBS Global Real Estate CEO/CFO Conference London, UK

December 7, 2026 Wells Fargo Annual TMT Summit Rancho Palos Verdes, CA

Webcasts for these events are available through the Digital Realty Investor Relations website when possible. Please check our website for additional information.

Financial Supplement Corporate Information (Continued) Third Quarter 2026

Stock Listing Information

The stock of Digital Realty Trust, Inc. is traded primarily on the New York Stock Exchange under the following symbols:

Common Stock: DLR Series J Preferred Stock: DLRPRJ

Series K Preferred Stock: DLRPRK

Series L Preferred Stock: DLRPRL

Symbols may vary by stock quote provider.

Credit Ratings Standard & Poor ’ s

Corporate Credit Rating: BBB+ (Stable Outlook)

Preferred Stock: BBB- Moody ’ s

Issuer Rating: Baa1 (Stable Outlook)

Preferred Stock: Baa2 Fitch

Issuer Default Rating: BBB (Stable Outlook)

Preferred Stock: BB+

These credit ratings may not reflect the potential impact of risks relating to the structure or trading of the company’s securities and are provided solely for informational purposes. Credit ratings are not recommendations to buy, hold or sell any security, and may be revised or withdrawn at any time by the issuing rating agency at its sole discretion. The company does not undertake any obligation to maintain the ratings or to advise of any change in ratings. Each agency’s rating should be evaluated independently of any other agency’s rating. An explanation of the significance of the ratings may be obtained from each of the rating agencies.

Common Stock Price Performance

The following summarizes recent activity of Digital Realty’s common stock (DLR):

Closing annual dividend yield, end of quarter 2.8% 2.7% 2.7% 3.2% 2.8%

Closing market value of shares and units outstanding $66,971,190 $67,643,297 $64,013,656 $54,109,204 $60,377,303

(1) Shares or shares and units in thousands.

(2) On an annualized basis.

(3) As of September 30, 2026, the total number of shares and units includes 374,888 shares of common stock, 4,294 common units held by third parties and 2,355 common units and vested and unvested long-term incentive units held by directors, officers and others and excludes all shares of common stock potentially issuable upon conversion of our series J, series K and series L cumulative redeemable preferred stock upon certain change of control transactions.

(4) Dollars in thousands as of the end of the quarter.

Key Quarterly Financial Data Financial Supplement

Unaudited, Dollars (except per share data) in Thousands Third Quarter 2026

(1) Shares and units are in thousands.

(2) The market value of common equity is based on the closing stock price at the end of the quarter and assumes 100% redemption of the limited partnership units in our operating partnership, including common units and vested and unvested long-term incentive units, for shares of our common stock on a one-for-one basis. Excludes shares of common stock potentially issuable upon conversion of our series J, series K and series L cumulative redeemable preferred stock upon certain change of control transactions, as applicable.

(3) EBITDA is calculated as earnings before interest expense, loss on debt extinguishment and modifications, tax expense, and depreciation and amortization. For a discussion of EBITDA, see page 28 . For a reconciliation of net income available to common stockholders to EBITDA, see page 27 .

(4) Adjusted EBITDA is EBITDA excluding (i) unconsolidated entities real estate related depreciation & amortization, (ii) unconsolidated entities interest and tax expense, (iii) severance, equity acceleration and legal expenses, (iv) transaction and integration expenses, (v) gain (loss) on sale / deconsolidation, (vi) provision for impairment, (vii) other non-core adjustments, net, (viii) noncontrolling interests, (ix) preferred stock dividends, (x) gain on / issuance costs associated with redeemed preferred stock and (xi) net promote. For a discussion of Adjusted EBITDA, see page 28 . For a reconciliation of net income available to common stockholders to Adjusted EBITDA, see page 27 .

(5) Net Debt to Adjusted EBITDA is calculated as total debt at balance sheet carrying value (see page 5 ), plus finance lease obligations, plus our share of unconsolidated entities debt at carrying value, less cash and cash equivalents (including our share of unconsolidated entities cash), divided by the product of Adjusted EBITDA (including our pro rata share of unconsolidated entities EBITDA), multiplied by four.

(6) Fixed charges consist of GAAP interest expense, capitalized interest, scheduled debt principal payments and preferred stock dividends.

(7) Interest coverage ratio is Adjusted EBITDA (including our pro rata share of unconsolidated entities EBITDA), divided by GAAP interest expense plus capitalized interest (including our share of unconsolidated entities interest expense).

(8) Fixed charge coverage ratio is Adjusted EBITDA (including our pro rata share of unconsolidated entities EBITDA), divided by fixed charges (including our share of unconsolidated entities fixed charges).

(9) For definitions and discussion of FFO, Core FFO and Core FFO (excluding net promote), see page 28 . For reconciliations of net income available to common stockholders to FFO, Core FFO and Core FFO (excluding net promote), see page 13 .

(10) For a definition and discussion of AFFO, see page 28 . For a reconciliation of Core FFO to AFFO, see page 14 .