Form 8-K

8-K — ASHFORD HOSPITALITY TRUST INC

Accession: 0001232582-26-000188

Filed: 2026-08-27

Period: 2026-08-24

CIK: 0001232582

SIC: 6798 (REAL ESTATE INVESTMENT TRUSTS)

Item: Completion of Acquisition or Disposition of Assets

Item: Financial Statements and Exhibits

Documents

8-K — aht-20260824.htm (Primary)

EX-99.1 (ahtesdullesproformas.htm)

XML — IDEA: XBRL DOCUMENT (R1.htm)

8-K

8-K (Primary)

Filename: aht-20260824.htm · Sequence: 1

aht-20260824

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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): August 24, 2026

ASHFORD HOSPITALITY TRUST, INC.

(Exact name of registrant as specified in its charter)

Maryland 001-31775 86-1062192

(State or other jurisdiction of incorporation or organization) (Commission File Number) (IRS employer identification number)

14185 Dallas Parkway, Suite 1200

Dallas

Texas 75254

(Address of principal executive offices) (Zip code)

Registrant’s telephone number, including area code: (972) 490-9600

Not Applicable

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

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).

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. ¨

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

Title of each class Trading Symbol(s) Name of each exchange on which registered

Common Stock AHT New York Stock Exchange

Preferred Stock, Series D AHT-PD New York Stock Exchange

Preferred Stock, Series F AHT-PF New York Stock Exchange

Preferred Stock, Series G AHT-PG New York Stock Exchange

Preferred Stock, Series H AHT-PH New York Stock Exchange

Preferred Stock, Series I AHT-PI New York Stock Exchange

Preferred Stock Purchase Rights New York Stock Exchange

ITEM 2.01 COMPLETION OF ACQUISITION OR DISPOSITION OF ASSETS.

On August 24, 2026, Ashford Dulles LP, an indirect wholly owned subsidiary of Ashford Hospitality Trust, Inc. (the “Company”), completed the sale of the Embassy Suites Dulles Airport located in Herndon, Virginia pursuant to an Agreement of Purchase and Sale, dated as of July 24, 2026, by and between Ashford Dulles LP, as seller, and Woodland Park Road LLC, as purchaser, for approximately $22.8 million in cash, subject to customary pro-rations and adjustments.

ITEM 9.01 FINANCIAL STATEMENTS AND EXHIBITS.

(b) The unaudited pro forma financial information for the Company as of and for the six months ended June 30, 2026 and for the year ended December 31, 2025, is attached hereto as Exhibit 99.1 and is incorporated by reference herein.

(d) Exhibits

Exhibit Number Description

99.1 Unaudited Pro Forma Financial Information of Ashford Hospitality Trust, Inc.

101 Inline Interactive Data Files.

104 Cover Page Interactive Data File (formatted in Inline XBRL and contained in Exhibit 101)

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.

ASHFORD HOSPITALITY TRUST, INC.

Dated: August 27, 2026 By: /s/ Justin Coe

Justin Coe

Chief Accounting Officer

EX-99.1

Filename: ahtesdullesproformas.htm · Sequence: 2

Document

EXHIBIT 99.1

On August 24, 2026, Ashford Hospitality Trust, Inc. (“Ashford Trust” or the “Company”) completed the sale of the 150-room Embassy Suites Dulles Airport located in Herndon, Virginia (“Embassy Suites Dulles Airport”) for total consideration of approximately $22.3 million in cash, net of selling expenses. Additionally, the Company paid approximately $20.6 million to the mortgage lender. The mortgage loan is secured by 13 hotels including Embassy Suites Dulles Airport.

The following unaudited pro forma financial information of the Company, as of and for the six months ended June 30, 2026, and for the year ended December 31, 2025, has been prepared for informational purposes only and does not purport to be indicative of what would have resulted had the disposition occurred on the date indicated or what may result in the future. The unaudited pro forma consolidated balance sheet assumes the disposition closed on June 30, 2026. The unaudited pro forma consolidated statements of operations for the year ended December 31, 2025, and the six months ended June 30, 2026, assume the disposition closed on January 1, 2025. The unaudited pro forma financial information of the Company reflects the removal of the assets and liabilities of Embassy Suites Dulles Airport and its results of operations, which reflects a non-recurring gain associated with the disposition of the hotel property for the year ended December 31, 2025. The pro forma gain and the related tax effects resulting from the disposition of Embassy Suites Dulles Airport are preliminary. Therefore, the actual results may differ from the amounts reflected in the pro forma financial statements. There are no other non-recurring items associated with the transaction.

ASHFORD HOSPITALITY TRUST, INC. AND SUBSIDIARIES

UNAUDITED PRO FORMA CONDENSED CONSOLIDATED BALANCE SHEET

June 30, 2026

(in thousands, except share and per share amounts)

Ashford Trust Consolidated

Historical (A) Embassy Suites Dulles Airport (B) Adjustments Ashford Trust

Consolidated

Pro Forma

ASSETS

Investments in hotel properties, gross ($82,787 attributable to VIEs) $ 2,291,237 $ 12,722 $ — $ 2,278,515

Accumulated depreciation ($(7,631) attributable to VIEs) (747,916) (7,771) — (740,145)

Investments in hotel properties, net ($75,156 attributable to VIEs) 1,543,321 4,951 — 1,538,370

Contract asset 368,298 — — 368,298

Cash and cash equivalents ($1,563 attributable to VIEs) 72,510 602 22,305 (C) (i) 73,448

(214) (C) (i)

(20,551) (C) (ii)

Restricted cash ($4,260 attributable to VIEs) 136,985 — — 136,985

Accounts receivable ($220 attributable to VIEs), net of allowance of $213 38,883 162 — 38,721

Inventories ($24 attributable to VIEs) 2,672 32 — 2,640

Notes receivable, net 12,880 — — 12,880

Investments in unconsolidated entities 7,110 — — 7,110

Deferred costs, net ($79 attributable to VIEs) 837 — — 837

Derivative assets 1,256 — — 1,256

Operating lease right-of-use assets 37,283 — — 37,283

Prepaid expenses and other assets ($107 attributable to VIEs) 17,124 53 — 17,071

Due from related parties, net 980 — — 980

Due from third-party hotel managers 24,240 — — 24,240

Assets held for sale 70,071 — — 70,071

Total assets $ 2,334,450 $ 5,800 $ 1,540 $ 2,330,190

LIABILITIES AND EQUITY/DEFICIT

Liabilities:

Indebtedness, net ($15,586 attributable to VIEs) $ 1,905,747 $ 14,576 $ (5,726) (C) (ii) $ 1,885,445

Debt associated with hotels in receivership 273,971 — — 273,971

Finance lease liability 17,258 — — 17,258

Accounts payable and accrued expenses ($15,773 attributable to VIEs) 114,368 714 — 113,654

Accrued interest payable ($146 attributable to VIEs) 31,224 53 — 31,171

Accrued interest associated with hotels in receivership 94,327 — — 94,327

Dividends and distributions payable 4,247 — — 4,247

Due to Ashford Inc., net 52,552 — — 52,552

Due to related parties, net ($3,654 attributable to VIEs) — 296 — (296)

Due to third-party hotel managers 1,157 — — 1,157

Operating lease liabilities 37,676 — — 37,676

Other liabilities ($28,942 attributable to VIEs) 36,624 — —

36,624

Liabilities related to assets held for sale 74,813 — — 74,813

Total liabilities 2,643,964 15,639 (5,726) 2,622,599

Commitments and contingencies

Redeemable noncontrolling interests in operating partnership 20,800 — — 20,800

Series J Redeemable Preferred Stock, $0.01 par value, 7,684,197 shares issued and outstanding at June 30, 2026 187,498 — — 187,498

Series K Redeemable Preferred Stock, $0.01 par value, 731,102 shares issued and outstanding at June 30, 2026 18,972 — — 18,972

Series L Redeemable Preferred Stock, $0.01 par value, 238,191 shares issued and outstanding at June 30, 2026 5,658 — — 5,658

Series M Redeemable Preferred Stock, $0.01 par value, 550,888 shares issued and outstanding at June 30, 2026 14,096 — — 14,096

Equity (deficit):

Preferred stock, $0.01 par value, 55,000,000 shares authorized:

Series D Cumulative Preferred Stock, 1,111,127 shares issued and outstanding at June 30, 2026 11 — — 11

Series F Cumulative Preferred Stock, 1,037,044 shares issued and outstanding at June 30, 2026 10 — — 10

Series G Cumulative Preferred Stock, 1,470,948 shares issued and outstanding at June 30, 2026 15 — — 15

Series H Cumulative Preferred Stock, 1,037,956 shares issued and outstanding at June 30, 2026 10 — — 10

Series I Cumulative Preferred Stock, 1,034,303 shares issued and outstanding at June 30, 2026 11 — — 11

Common stock, $0.01 par value, 395,000,000 shares authorized, 6,476,491 shares issued and outstanding at June 30, 2026 65 — — 65

Additional paid-in capital 2,402,052 (9,839) 4,951 (C) (i) 2,402,052

(214) (C) (i)

(14,576) (C) (ii)

Accumulated deficit (2,973,059) — 17,354 (C) (i) (2,955,954)

(249) (C) (ii)

Total stockholders’ equity (deficit) of the Company (570,885) (9,839) 7,266 (553,780)

Noncontrolling interest in consolidated entities 14,347 — — 14,347

Total equity (deficit) (556,538) (9,839) 7,266 (539,433)

Total liabilities and equity/deficit $ 2,334,450 $ 5,800 $ 1,540 $ 2,330,190

See accompanying notes.

NOTES TO UNAUDITED PRO FORMA CONDENSED CONSOLIDATED BALANCE SHEET

(A)Represents the historical consolidated balance sheet of Ashford Trust as of June 30, 2026, as reported in its Quarterly Report on Form 10-Q, filed on August 12, 2026.

(B)Represents the removal of the historical balance sheet of Embassy Suites Dulles Airport as of June 30, 2026.

(C)Represents adjustments for Ashford Trust’s disposition of Embassy Suites Dulles Airport as of June 30, 2026, which includes: (i) an adjustment for the cash consideration received of approximately $22.3 million, net of selling expenses and cash of approximately $214,000 paid for hotel net working capital and (ii) the cash paid to repay the mortgage loan partially secured by Embassy Suites Dulles Airport.

ASHFORD HOSPITALITY TRUST, INC. AND SUBSIDIARIES

UNAUDITED PRO FORMA CONSOLIDATED STATEMENT OF OPERATIONS

Year Ended December 31, 2025

(in thousands, except per share amounts)

Ashford Trust Consolidated

Historical (A) Embassy Suites Dulles Airport (B) Adjustments Ashford Trust

Consolidated

Pro Forma

REVENUE

Rooms $ 825,623 $ 6,736 $ — $ 818,887

Food and beverage 207,588 333 — 207,255

Other hotel revenue 69,643 408 — 69,235

Total hotel revenue 1,102,854 7,477 — 1,095,377

Other 1,534 — — 1,534

Total revenue 1,104,388 7,477 — 1,096,911

EXPENSES

Hotel operating expenses:

Rooms 198,106 1,728 — 196,378

Food and beverage 139,828 278 — 139,550

Other expenses 392,070 2,593 — 389,477

Management fees 38,264 232 — 38,032

Total hotel expenses 768,268 4,831 — 763,437

Property taxes, insurance and other 59,793 474 — 59,319

Depreciation and amortization 141,295 526 — 140,769

Impairment charges 67,648 — — 67,648

Advisory services fee 49,039 — — 49,039

Corporate, general and administrative 20,783 — — 20,783

Total operating expenses 1,106,826 5,831 — 1,100,995

Gain (loss) on consolidation of VIE and disposition of assets and hotel properties

79,799 — 17,354 (C) (i) 97,153

Gain (loss) on derecognition of assets 39,054 — — 39,054

OPERATING INCOME (LOSS) 116,415 1,646 17,354 132,123

Equity in earnings (loss) of unconsolidated entities (325) — — (325)

Interest income 4,739 — — 4,739

Interest expense and amortization of discounts and loan costs (256,229) (1,683) — (254,546)

Interest expense associated with hotels in receivership (39,038) — — (39,038)

Write-off of premiums, loan costs and exit fees (8,853) (129) — (8,724)

Gain (loss) on extinguishment of debt 335 — (249) (C) (ii) 86

Realized and unrealized gain (loss) on derivatives (5,346) — — (5,346)

INCOME (LOSS) BEFORE INCOME TAXES (188,302) (166) 17,105 (171,031)

Income tax (expense) benefit 143 — — 143

NET INCOME (LOSS) (188,159) (166) 17,105 (170,888)

(Income) loss attributable to noncontrolling interest in consolidated entities 5,058 — — 5,058

Net (income) loss attributable to redeemable noncontrolling interests in operating partnership 3,262 — (247) (C) (iv) 3,015

NET INCOME (LOSS) ATTRIBUTABLE TO THE COMPANY (179,839) (166) 16,858 (162,815)

Preferred dividends (28,216) — — (28,216)

Deemed dividends on redeemable preferred stock (6,949) — — (6,949)

NET INCOME (LOSS) ATTRIBUTABLE TO COMMON STOCKHOLDERS $ (215,004) $ (166) $ 16,858 $ (197,980)

INCOME (LOSS) PER SHARE - BASIC:

Net income (loss) attributable to common stockholders $ (35.99) $ (33.14)

Weighted average common shares outstanding—basic 5,974 5,974

INCOME (LOSS) PER SHARE - DILUTED:

Net income (loss) attributable to common stockholders $ (35.99) $ (33.14)

Weighted average common shares outstanding—diluted 5,974 5,974

See accompanying notes.

ASHFORD HOSPITALITY TRUST, INC. AND SUBSIDIARIES

UNAUDITED PRO FORMA CONSOLIDATED STATEMENT OF OPERATIONS

Six Months Ended June 30, 2026

(in thousands, except per share amounts)

Ashford Trust Consolidated

Historical (A) Embassy Suites Dulles Airport (B) Adjustments Ashford Trust

Consolidated

Pro Forma

REVENUE

Rooms $ 409,643 $ 3,807 $ — $ 405,836

Food and beverage 98,577 192 — 98,385

Other hotel revenue 32,425 224 — 32,201

Total hotel revenue 540,645 4,223 — 536,422

Other 327 — — 327

Total revenue 540,972 4,223 — 536,749

EXPENSES

Hotel operating expenses:

Rooms 92,222 872 — 91,350

Food and beverage 65,571 197 — 65,374

Other expenses 181,168 1,499 — 179,669

Management fees 18,624 133 — 18,491

Total hotel expenses 357,585 2,701 — 354,884

Property taxes, insurance and other 28,073 264 — 27,809

Depreciation and amortization 60,634 267 — 60,367

Impairment charges 112,649 — — 112,649

Advisory services fee 34,222 — — 34,222

Corporate, general and administrative 2,927 — — 2,927

Total operating expenses 596,090 3,232 — 592,858

Gain (loss) on disposition of assets and hotel properties 250,076 — — 250,076

Gain (loss) on derecognition of assets 14,618 — — 14,618

OPERATING INCOME (LOSS) 209,576 991 — 208,585

Equity in earnings (loss) of unconsolidated entities (155) — — (155)

Interest income 1,969 — — 1,969

Other income (expense) 3,223 — — 3,223

Interest expense and amortization of discounts and loan costs (129,224) (837) — (128,387)

Interest expense associated with hotels in receivership (15,427) — — (15,427)

Write-off of premiums, loan costs and exit fees (1,559) — — (1,559)

Gain (loss) on extinguishment of debt (1,975) — — (1,975)

Realized and unrealized gain (loss) on derivatives 801 — — 801

INCOME (LOSS) BEFORE INCOME TAXES 67,229 154 — 67,075

Income tax (expense) benefit (3,305) — 37 (C) (iii) (3,268)

NET INCOME (LOSS) 63,924 154 37 63,807

(Income) loss attributable to noncontrolling interest in consolidated entities 996 — — 996

Net (income) loss attributable to redeemable noncontrolling interests in operating partnership (699) — 2 (C) (iv) (697)

NET INCOME (LOSS) ATTRIBUTABLE TO THE COMPANY 64,221 154 39 64,106

Preferred dividends (5,428) — — (5,428)

Deemed dividends on redeemable preferred stock (9,200) — — (9,200)

NET INCOME (LOSS) ATTRIBUTABLE TO COMMON STOCKHOLDERS $ 49,593 $ 154 $ 39 $ 49,478

INCOME (LOSS) PER SHARE - BASIC:

Net income (loss) attributable to common stockholders $ 7.70 $ 7.68

Weighted average common shares outstanding—basic 6,442 6,442

INCOME (LOSS) PER SHARE - DILUTED:

Net income (loss) attributable to common stockholders $ 0.70 $ 0.70

Weighted average common shares outstanding—diluted 83,944 83,944

See accompanying notes.

NOTES TO UNAUDITED PRO FORMA CONDENSED CONSOLIDATED STATEMENT OF OPERATIONS

(A)Represents the historical consolidated statement of operations of Ashford Trust for the year ended December 31, 2025, as reported in its Annual Report on Form 10-K for the year ended December 31, 2025, filed on March 23, 2026 and the historical consolidated statement of operations of Ashford Trust for the six months ended June 30, 2026, as reported in its Quarterly Report on Form 10-Q for the six months ended June 30, 2026, filed on August 12, 2026.

(B)Represents the removal of the historical consolidated statements of operations of Embassy Suites Dulles Airport for the year ended December 31, 2025 and the six months ended June 30, 2026.

(C)Represents adjustments for the Company’s sale of Embassy Suites Dulles Airport, which includes: (i) the estimated non-recurring gain on the disposition of Embassy Suites Dulles Airport for the year ended December 31, 2025; (ii) an adjustment for write off of loan costs; (iii) an adjustment for the estimated tax effect of the hotel no longer being part of the consolidated group for the six months ended June 30, 2026; and (iv) the net (income) loss allocated to redeemable noncontrolling interests in operating partnership related to the disposition of Embassy Suites Dulles Airport, including the estimated non-recurring gain for the year ended December 31, 2025, based on an ownership percentage of 1.43% for the year ended December 31, 2025 and 1.41% for the six months ended June 30, 2026. There was no material estimated tax effect of the hotel no longer being part of the consolidated group for the year ended December 31, 2025. The pro forma gain resulting from the disposition of Embassy Suites Dulles Airport is preliminary. The actual results may differ from the amounts reflected in the pro forma financial statements.

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- Definition

Boolean flag that is true only for a security having no trading symbol.

+ References

No definition available.

+ Details

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- Definition

Boolean flag that is true when the Form 8-K filing is intended to satisfy the filing obligation of the registrant as pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 13e

-Subsection 4c

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Boolean flag that is true when the Form 8-K filing is intended to satisfy the filing obligation of the registrant as pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 14d

-Subsection 2b

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- Definition

Title of a 12(b) registered security.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 12

-Subsection b

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- Definition

Name of the Exchange on which a security is registered.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 12

-Subsection d1-1

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- Definition

Boolean flag that is true when the Form 8-K filing is intended to satisfy the filing obligation of the registrant as soliciting material pursuant to Rule 14a-12 under the Exchange Act.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 14a

-Subsection 12

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- Definition

Trading symbol of an instrument as listed on an exchange.

+ References

No definition available.

+ Details

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- Definition

Boolean flag that is true when the Form 8-K filing is intended to satisfy the filing obligation of the registrant as written communications pursuant to Rule 425 under the Securities Act.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Securities Act

-Number 230

-Section 425

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