Form 8-K

8-K — ASHFORD HOSPITALITY TRUST INC

Accession: 0001232582-26-000133

Filed: 2026-05-28

Period: 2026-05-21

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-20260521.htm (Primary)

EX-99.1 (ahtsheratonindyproformas.htm)

XML — IDEA: XBRL DOCUMENT (R1.htm)

8-K

8-K (Primary)

Filename: aht-20260521.htm · Sequence: 1

aht-20260521

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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): May 21, 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 May 21, 2026, New Indianapolis Downtown Hotel Limited Partnership, an indirect wholly owned subsidiary of Ashford Hospitality Trust, Inc. (the “Company”), completed the sale of the Sheraton Indianapolis City Centre Hotel located in Indianapolis, Indiana pursuant to an Agreement of Purchase and Sale, as of December 5, 2025, as amended, by and between New Indianapolis Downtown Hotel Limited Partnership, and Ashford TRS Lessee II LLC as seller, and Keystone Realty Group LLC, as purchaser, for a gross purchase price of approximately $32.1 million in cash, subject to purchaser credits of approximately $15.2 million, 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 three months ended March 31, 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: May 28, 2026 By: /s/ Justin Coe

Justin Coe

Chief Accounting Officer

EX-99.1

Filename: ahtsheratonindyproformas.htm · Sequence: 2

Document

EXHIBIT 99.1

On May 21, 2026, Ashford Hospitality Trust, Inc. (“Ashford Trust” or the “Company”) completed the sale of the 378-room Sheraton Indianapolis City Centre Hotel located in Indianapolis, Indiana (“Sheraton Indianapolis”) for total consideration of approximately $16.5 million in cash, net of buyer credits and selling expenses. Additionally, the Company paid approximately $14.6 million to the mortgage lender. The mortgage loan is secured by nine hotels including the Sheraton Indianapolis.

The following unaudited pro forma financial information of the Company, as of and for the three months ended March 31, 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 March 31, 2026. The unaudited pro forma consolidated statements of operations for the year ended December 31, 2025, and the three months ended March 31, 2026, 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 Sheraton Indianapolis and its results of operations, which contains a non-recurring loss associated with the disposition of the hotel property. The pro forma loss and the related tax effects resulting from the disposition of the Sheraton Indianapolis 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

March 31, 2026

(in thousands, except share and per share amounts)

Ashford Trust Consolidated

Historical (A) Sheraton Indianapolis (B) Adjustments Ashford Trust

Consolidated

Pro Forma

ASSETS

Investments in hotel properties, gross ($82,787 attributable to VIEs) $ 2,617,922 $ 19,449 $ — $ 2,598,473

Accumulated depreciation ($(6,594) attributable to VIEs) (810,924) (949) — (809,975)

Investments in hotel properties, net ($76,193 attributable to VIEs) 1,806,998 18,500 — 1,788,498

Contract asset 335,979 — — 335,979

Cash and cash equivalents ($1,011 attributable to VIEs) 78,042 1,095 16,467 (C) (i) 75,243

(3,565) (C) (i)

(14,606) (C) (ii)

Restricted cash ($4,203 attributable to VIEs) 141,203 — — 141,203

Accounts receivable ($170 attributable to VIEs), net of allowance of $435 43,426 310 — 43,116

Inventories ($34 attributable to VIEs) 3,106 82 — 3,024

Notes receivable, net 12,486 — — 12,486

Investments in unconsolidated entities 7,063 — — 7,063

Deferred costs, net ($79 attributable to VIEs) 1,210 — — 1,210

Derivative assets 1,212 — — 1,212

Operating lease right-of-use assets 41,035 — — 41,035

Prepaid expenses and other assets ($153 attributable to VIEs) 53,235 322 — 52,913

Due from third-party hotel managers 24,535 — — 24,535

Assets held for sale 55,779 — — 55,779

Total assets $ 2,605,309 $ 20,309 $ (1,704) $ 2,583,296

LIABILITIES AND EQUITY/DEFICIT

Liabilities:

Indebtedness, net ($15,910 attributable to VIEs) $ 2,287,163 $ 14,478 $ — $ 2,272,685

Debt associated with hotels in receivership 252,000 — — 252,000

Finance lease liability 17,417 — — 17,417

Accounts payable and accrued expenses ($15,427 attributable to VIEs) 140,837 4,794 — 136,043

Accrued interest payable ($151 attributable to VIEs) 31,787 456 — 31,331

Accrued interest associated with hotels in receivership 83,979 — — 83,979

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

Due to Ashford Inc., net 65,638 — — 65,638

Due to related parties, net ($3,517 attributable to VIEs) 12,319 124 — 12,195

Due to third-party hotel managers 1,306 — — 1,306

Operating lease liabilities 44,042 — — 44,042

Other liabilities ($28,919 attributable to VIEs) 36,695 — —

36,695

Liabilities related to assets held for sale 66,613 — — 66,613

Total liabilities 3,044,043 19,852 — 3,024,191

Commitments and contingencies

Redeemable noncontrolling interests in operating partnership 19,945 — — 19,945

Series J Redeemable Preferred Stock, $0.01 par value, 7,684,197 shares issued and outstanding at March 31, 2026 183,655 — — 183,655

Series K Redeemable Preferred Stock, $0.01 par value, 731,102 shares issued and outstanding at March 31, 2026 18,591 — — 18,591

Series L Redeemable Preferred Stock, $0.01 par value, 238,191 shares issued and outstanding at March 31, 2026 5,547 — — 5,547

Series M Redeemable Preferred Stock, $0.01 par value, 550,888 shares issued and outstanding at March 31, 2026 13,831 — — 13,831

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 March 31, 2026 11 — — 11

Series F Cumulative Preferred Stock, 1,037,044 shares issued and outstanding at March 31, 2026 10 — — 10

Series G Cumulative Preferred Stock, 1,470,948 shares issued and outstanding at March 31, 2026 15 — — 15

Series H Cumulative Preferred Stock, 1,037,956 shares issued and outstanding at March 31, 2026 10 — — 10

Series I Cumulative Preferred Stock, 1,034,303 shares issued and outstanding at March 31, 2026 11 — — 11

Common stock, $0.01 par value, 395,000,000 shares authorized, 6,476,491 shares issued and outstanding at March 31, 2026 65 — — 65

Additional paid-in capital 2,402,044 457 18,500 (C) (i) 2,402,044

(3,565) (C) (i)

(14,478) (C) (ii)

Accumulated deficit (3,097,325) — (2,033) (C) (i) (3,099,486)

(128) (C) (ii)

Total stockholders’ equity (deficit) of the Company (695,159) 457 (1,704) (697,320)

Noncontrolling interest in consolidated entities 14,856 — — 14,856

Total equity (deficit) (680,303) 457 (1,704) (682,464)

Total liabilities and equity/deficit $ 2,605,309 $ 20,309 $ (1,704) $ 2,583,296

See accompanying notes.

NOTES TO UNAUDITED PRO FORMA CONDENSED CONSOLIDATED BALANCE SHEET

(A)Represents the historical consolidated balance sheet of Ashford Trust as of March 31, 2026, as reported in its Quarterly Report on Form 10-Q, filed on May 14, 2026.

(B)Represents the removal of the historical balance sheet of the Sheraton Indianapolis as of March 31, 2026.

(C)Represents adjustments for Ashford Trust’s disposition of the Sheraton Indianapolis as of March 31, 2026, which includes: (i) an adjustment for the cash consideration received of approximately $16.5 million, net of selling expenses and cash paid for hotel net working capital and (ii) the cash paid to repay the mortgage loan partially secured by the Sheraton Indianapolis.

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) Sheraton Indianapolis (B) Adjustments Ashford Trust

Consolidated

Pro Forma

REVENUE

Rooms $ 825,623 $ 13,839 $ — $ 811,784

Food and beverage 207,588 2,825 — 204,763

Other hotel revenue 69,643 822 — 68,821

Total hotel revenue 1,102,854 17,486 — 1,085,368

Other 1,534 — — 1,534

Total revenue 1,104,388 17,486 — 1,086,902

EXPENSES

Hotel operating expenses:

Rooms 198,106 3,167 — 194,939

Food and beverage 139,828 2,270 — 137,558

Other expenses 392,070 6,578 — 385,492

Management fees 38,264 524 — 37,740

Total hotel expenses 768,268 12,539 — 755,729

Property taxes, insurance and other 59,793 1,550 — 58,243

Depreciation and amortization 141,295 2,647 — 138,648

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 16,736 — 1,090,090

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

79,799 — (2,033) (C) (i) 77,766

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

OPERATING INCOME (LOSS) 116,415 750 (2,033) 113,632

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) (5,520) — (250,709)

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

Write-off of premiums, loan costs and exit fees (8,853) (380) (128)

(8,601)

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) (5,150) (2,161) (185,313)

Income tax (expense) benefit 143 — — 143

NET INCOME (LOSS) (188,159) (5,150) (2,161) (185,170)

(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 — (43) (C) (iv) 3,219

NET INCOME (LOSS) ATTRIBUTABLE TO THE COMPANY (179,839) (5,150) (2,204) (176,893)

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) $ (5,150) $ (2,204) $ (212,058)

INCOME (LOSS) PER SHARE - BASIC:

Net income (loss) attributable to common stockholders $ (35.99) $ (35.50)

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

INCOME (LOSS) PER SHARE - DILUTED:

Net income (loss) attributable to common stockholders $ (35.99) $ (35.50)

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

Three Months Ended March 31, 2026

(in thousands, except per share amounts)

Ashford Trust Consolidated

Historical (A) Sheraton Indianapolis (B) Adjustments Ashford Trust

Consolidated

Pro Forma

REVENUE

Rooms $ 200,025 $ 2,603 $ — $ 197,422

Food and beverage 51,570 583 — 50,987

Other hotel revenue 15,983 188 — 15,795

Total hotel revenue 267,578 3,374 — 264,204

Other 154 — — 154

Total revenue 267,732 3,374 — 264,358

EXPENSES

Hotel operating expenses:

Rooms 46,190 685 — 45,505

Food and beverage 34,383 528 — 33,855

Other expenses 91,273 1,402 — 89,871

Management fees 9,284 101 — 9,183

Total hotel expenses 181,130 2,716 — 178,414

Property taxes, insurance and other 14,894 358 — 14,536

Depreciation and amortization 32,006 792 — 31,214

Impairment charges 112,649 8,582 — 104,067

Advisory services fee 20,023 — — 20,023

Corporate, general and administrative 1,602 — — 1,602

Total operating expenses 362,304 12,448 — 349,856

Gain (loss) on disposition of assets and hotel properties 100,030 — — 100,030

Gain (loss) on derecognition of assets 7,790 — — 7,790

OPERATING INCOME (LOSS) 13,248 (9,074) — 22,322

Equity in earnings (loss) of unconsolidated entities (202) — — (202)

Interest income 922 — — 922

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

Interest expense and amortization of discounts and loan costs (73,554) (1,379) — (72,175)

Interest expense associated with hotels in receivership (7,820) — — (7,820)

Write-off of premiums, loan costs and exit fees (1,254) (83) — (1,171)

Gain (loss) on extinguishment of debt (25) — — (25)

Realized and unrealized gain (loss) on derivatives 757 — — 757

INCOME (LOSS) BEFORE INCOME TAXES (64,705) (10,536) — (54,169)

Income tax (expense) benefit (752) — 11 (C) (iii) (741)

NET INCOME (LOSS) (65,457) (10,536) 11 (54,910)

(Income) loss attributable to noncontrolling interest in consolidated entities 655 — — 655

Net (income) loss attributable to redeemable noncontrolling interests in operating partnership 1,030 — (151) (C) (iv) 879

NET INCOME (LOSS) ATTRIBUTABLE TO THE COMPANY (63,772) (10,536) (140) (53,376)

Preferred dividends (2,714) — — (2,714)

Deemed dividends on redeemable preferred stock (4,600) — — (4,600)

NET INCOME (LOSS) ATTRIBUTABLE TO COMMON STOCKHOLDERS $ (71,086) $ (10,536) $ (140) $ (60,690)

INCOME (LOSS) PER SHARE - BASIC:

Income (loss) attributable to common stockholders $ (11.03) $ (9.42)

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

INCOME (LOSS) PER SHARE - DILUTED:

Income (loss) attributable to common stockholders $ (11.03) $ (9.42)

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

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 three months ended March 31, 2026, as reported in its Quarterly Report on Form 10-Q for the three months ended March 31, 2026, filed on May 14, 2026.

(B)Represents the removal of the historical consolidated statements of operations of the Sheraton Indianapolis for the year ended December 31, 2025 and the three months ended March 31, 2026.

(C)Represents adjustments for the Company’s sale of the Sheraton Indianapolis, which includes: (i) the estimated non-recurring loss on the disposition of the Sheraton Indianapolis 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 three months ended March 31, 2026; and (iv) the net (income) loss allocated to redeemable noncontrolling interests in operating partnership related to the disposition of the Sheraton Indianapolis, including the estimated non-recurring loss for the year ended December 31, 2025, based on an ownership percentage of 1.43% for the year ended December 31, 2025 and 1.43% for the three months ended March 31, 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 loss resulting from the disposition of the Sheraton Indianapolis is preliminary. The actual results may differ from the amounts reflected in the pro forma financial statements.

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May 21, 2026

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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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- 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 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

+ Details

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Namespace Prefix:

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Balance Type:

Period Type:

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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

Name:

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Balance Type:

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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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Name:

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Name:

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Name:

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