Form 8-K

8-K — ASHFORD HOSPITALITY TRUST INC

Accession: 0001232582-26-000098

Filed: 2026-04-10

Period: 2026-04-07

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-20260407.htm (Primary)

EX-99.1 (ahtespalmbeachproformas.htm)

XML — IDEA: XBRL DOCUMENT (R1.htm)

8-K

8-K (Primary)

Filename: aht-20260407.htm · Sequence: 1

aht-20260407

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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): April 7, 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 Repurchase Rights New York Stock Exchange

ITEM 2.01 COMPLETION OF ACQUISITION OR DISPOSITION OF ASSETS.

On April 7, 2026, Palm Beach Florida Hotel and Office Building Limited Partnership, an indirect wholly owned subsidiary of Ashford Hospitality Trust, Inc. (the “Company”), completed the sale of the Embassy Suites by Hilton Palm Beach Gardens PGA Boulevard located in Palm Beach Gardens, Florida pursuant to an Agreement of Purchase and Sale, dated as of February 25, 2026, by and between Palm Beach Florida Hotel and Office Building Limited Partnership, as seller, and PBG Embassy Partners, LLC, as purchaser, for $41 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 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: April 10, 2026 By: /s/ Justin Coe

Justin Coe

Chief Accounting Officer

EX-99.1

Filename: ahtespalmbeachproformas.htm · Sequence: 2

Document

EXHIBIT 99.1

On April 7, 2026, Ashford Hospitality Trust, Inc. (“Ashford Trust” or the “Company”) completed the sale of the 160-room Palm Beach Gardens Embassy Suites PGA Blvd located in Palm Beach Gardens, Florida (“Embassy Suites Palm Beach”) for total consideration of approximately $40.5 million in cash, net of selling expenses. Additionally, the Company paid approximately $40.0 million to the mortgage lender. Prior to the sale, the mortgage loan was secured by eleven hotels including the Embassy Suites Palm Beach.

The following unaudited pro forma financial information of the Company, as of 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 December 31, 2025. The unaudited pro forma consolidated statement of operations for the year ended December 31, 2025, assumes 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 Palm Beach and its results of operations, which contains a non-recurring gain associated with the disposition of the hotel property. The pro forma gain and the related tax effects resulting from the disposition of Embassy Suites Palm Beach 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

December 31, 2025

(in thousands, except share and per share amounts)

Ashford Trust Consolidated

Historical (A)

Embassy Suites Palm Beach (B)

Adjustments Ashford Trust

Consolidated

Pro Forma

ASSETS

Investments in hotel properties, gross ($82,787 attributable to VIEs) $ 3,069,016 $ 30,267 $ — $ 3,038,749

Accumulated depreciation ($(5,558) attributable to VIEs)

(983,772) (11,591) — (972,181)

Investments in hotel properties, net ($77,229 attributable to VIEs)

2,085,244 18,676 — 2,066,568

Contract asset 355,138 — — 355,138

Cash and cash equivalents ($468 attributable to VIEs)

66,145 325 40,536 (C) (i) 66,367

11 (C) (i)

(40,000) (C) (ii)

Restricted cash ($4,731 attributable to VIEs)

149,580 — — 149,580

Accounts receivable ($143 attributable to VIEs), net of allowance of $424

32,752 281 — 32,471

Inventories ($44 attributable to VIEs)

3,598 57 — 3,541

Notes receivable, net 12,187 — — 12,187

Investments in unconsolidated entities 7,265 — — 7,265

Deferred costs, net ($80 attributable to VIEs)

1,529 100 — 1,429

Derivative assets 410 — — 410

Operating lease right-of-use assets 43,582 — — 43,582

Prepaid expenses and other assets ($40 attributable to VIEs)

32,057 301 — 31,756

Due from third-party hotel managers 25,667 — — 25,667

Assets held for sale 18,478 — — 18,478

Total assets $ 2,833,632 $ 19,740 $ 547 $ 2,814,439

LIABILITIES AND EQUITY/DEFICIT

Liabilities:

Indebtedness, net ($15,961 attributable to VIEs)

$ 2,526,608 $ 18,670 $ (21,332) (C) (ii) $ 2,486,606

Debt associated with hotels in receivership 272,800 — — 272,800

Finance lease liability 17,536 — — 17,536

Accounts payable and accrued expenses ($15,534 attributable to VIEs)

123,773 922 — 122,851

Accrued interest payable ($152 attributable to VIEs)

13,993 67 — 13,926

Accrued interest associated with hotels in receivership 82,338 — — 82,338

Dividends and distributions payable

4,247 — — 4,247

Due to Ashford Inc., net 40,643 — — 40,643

Due to related parties, net ($3,438 attributable to VIEs)

1,949 (36) — 1,985

Due to third-party hotel managers 882 — — 882

Operating lease liabilities 44,045 — — 44,045

Other liabilities ($28,897 attributable to VIEs)

36,768 — —

36,768

Liabilities related to assets held for sale 41,292 — — 41,292

Total liabilities 3,206,874 19,623 (21,332) 3,165,919

Commitments and contingencies

Redeemable noncontrolling interests in operating partnership 20,516 — — 20,516

Series J Redeemable Preferred Stock, $0.01 par value, 7,684,201 shares issued and outstanding at December 31, 2025

179,818 — — 179,818

Series K Redeemable Preferred Stock, $0.01 par value, 731,102 shares issued and outstanding at December 31, 2025

18,215 — — 18,215

Series L Redeemable Preferred Stock, $0.01 par value, 238,191 shares issued and outstanding at December 31, 2025

5,484 — — 5,484

Series M Redeemable Preferred Stock, $0.01 par value, 550,888 shares issued and outstanding at December 31, 2025

13,566 — — 13,566

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 December 31, 2025

11 — — 11

Series F Cumulative Preferred Stock, 1,037,044 shares issued and outstanding at December 31, 2025

10 — — 10

Series G Cumulative Preferred Stock, 1,470,948 shares issued and outstanding at December 31, 2025

15 — — 15

Series H Cumulative Preferred Stock, 1,037,956 shares issued and outstanding at December 31, 2025

10 — — 10

Series I Cumulative Preferred Stock, 1,034,303 shares issued and outstanding at December 31, 2025

11 — — 11

Common stock, $0.01 par value, 395,000,000 shares authorized, 6,476,157 shares issued and outstanding at December 31, 2025

65 — — 65

Additional paid-in capital 2,402,015 117 18,776 (C) (i) 2,402,015

11 (C) (i)

(18,670) (C) (ii)

Accumulated deficit (3,028,489) — 21,760 (C) (i) (3,006,727)

2 (C) (ii)

Total stockholders’ equity (deficit) of the Company (626,352) 117 21,879 (604,590)

Noncontrolling interest in consolidated entities 15,511 — — 15,511

Total equity (deficit) (610,841) 117 21,879 (589,079)

Total liabilities and equity/deficit $ 2,833,632 $ 19,740 $ 547 $ 2,814,439

See accompanying notes.

NOTES TO UNAUDITED PRO FORMA CONDENSED CONSOLIDATED BALANCE SHEET

(A)Represents the historical consolidated balance sheet of Ashford Trust as of December 31, 2025, as reported in its Annual Report on Form 10-K, filed on March 23, 2026.

(B)Represents the removal of the historical balance sheet of Embassy Suites Palm Beach as of December 31, 2025.

(C)Represents adjustments for Ashford Trust’s disposition of Embassy Suites Palm Beach as of December 31, 2025, which includes: (i) an adjustment for the cash consideration received of approximately $40.5 million, net of selling expenses and cash received for hotel net working capital and (ii) the cash paid to repay the mortgage loan partially secured by Embassy Suites Palm Beach.

ASHFORD HOSPITALITY TRUST, INC. AND SUBSIDIARIES

UNAUDITED PRO FORMA CONSOLIDATED STATEMENT OF OPERATIONS

Year Ended December 31, 2025

(in thousands, except share and per share amounts)

Ashford Trust Consolidated

Historical (A)

Embassy Suites Palm Beach (B)

Adjustments Ashford Trust

Consolidated

Pro Forma

REVENUE

Rooms $ 825,623 $ 8,630 $ — $ 816,993

Food and beverage 207,588 733 — 206,855

Other hotel revenue 69,643 630 — 69,013

Total hotel revenue 1,102,854 9,993 — 1,092,861

Other 1,534 — — 1,534

Total revenue 1,104,388 9,993 — 1,094,395

EXPENSES

Hotel operating expenses:

Rooms 198,106 1,868 — 196,238

Food and beverage 139,828 414 — 139,414

Other expenses 392,070 3,769 — 388,301

Management fees 38,264 302 — 37,962

Total hotel expenses 768,268 6,353 — 761,915

Property taxes, insurance and other 59,793 730 — 59,063

Depreciation and amortization 141,295 2,677 — 138,618

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 9,760 — 1,097,066

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

79,799 — 21,760 (C) (i) 101,559

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

OPERATING INCOME (LOSS) 116,415 233 21,760 137,942

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) (1,844) — (254,385)

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

Write-off of premiums, loan costs and exit fees (8,853) (127) 2

(8,724)

Gain (loss) on extinguishment of debt 335 — — 335

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

INCOME (LOSS) BEFORE INCOME TAXES (188,302) (1,738) 21,762 (164,802)

Income tax (expense) benefit 143 — — 143

NET INCOME (LOSS) (188,159) (1,738) 21,762 (164,659)

(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 — (336)

2,926

NET INCOME (LOSS) ATTRIBUTABLE TO THE COMPANY (179,839) (1,738) 21,426 (156,675)

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) $ (1,738) $ 21,426 $ (191,840)

INCOME (LOSS) PER SHARE - BASIC:

Net income (loss) attributable to common stockholders $ (35.99) $ (32.11)

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

INCOME (LOSS) PER SHARE - DILUTED:

Net income (loss) attributable to common stockholders $ (35.99) $ (32.11)

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

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.

(B)Represents the removal of the historical consolidated statement of operations of Embassy Suites Palm Beach for the year ended December 31, 2025.

(C)Represents adjustments for the Company’s sale of Embassy Suites Palm Beach, which includes: (i) the estimated non-recurring gain on the disposition of Embassy Suites Palm Beach for the year ended December 31, 2025; (ii) an adjustment for write off of loan costs; and (iii) the net (income) loss allocated to redeemable noncontrolling interests in operating partnership related to the disposition of Embassy Suites Palm Beach, 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. There is no 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 Palm Beach is preliminary. The actual results may differ from the amounts reflected in the pro forma financial statements.

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