UNIVERSAL HEALTH REALTY INCOME TRUST

Universal Health Realty Income Trust (NYSE: UHT) operates as a real estate investment trust specializing in healthcare and human services facilities. The company's website is located at http://www.uhrit.com.

Founded in 1986, Universal Health Realty Income Trust invests in and leases a diversified portfolio of healthcare-related properties across the United States. As of February 25, 2026, the trust maintains seventy-seven real estate investments or commitments spanning twenty-one states. The portfolio comprises six hospital facilities consisting of three acute care hospitals and three behavioral health care hospitals, four free-standing emergency departments, sixty-one medical office buildings, four preschool and childcare centers, one specialty facility, and vacant land.

The trust generates revenues primarily through long-term lease agreements with healthcare operators and tenants. A significant portion of revenues derives from relationships with subsidiaries of Universal Health Services, Inc., which accounts for approximately forty percent of consolidated revenues. The trust leases six hospital facilities to UHS subsidiaries under master lease agreements with various renewal and purchase options. Additionally, nineteen medical office buildings and free-standing emergency departments include UHS subsidiaries as tenants. The combined revenues from hospital leases represented approximately twenty-four percent of consolidated revenues during 2025.

Universal Health Realty Income Trust qualifies as a REIT under Sections 856 to 860 of the Internal Revenue Code and is required to distribute at least ninety percent of annual REIT taxable income to shareholders. The trust maintains an advisory relationship with UHS of Delaware, Inc., a wholly-owned subsidiary of Universal Health Services, Inc., which serves as advisor under an annually renewable agreement. The advisory fee is computed at 0.70 percent of average invested real estate assets.

The trust's business model centers on acquiring healthcare facilities and leasing them to qualified operators, generating stable rental income streams. Properties are strategically located near or on hospital campuses, positioning medical office buildings to benefit from anchor tenant relationships. The trust emphasizes environmental stewardship and sustainability in property management, implementing energy-efficient systems, LED lighting upgrades, and water conservation measures across its portfolio.