Ashford Hospitality Trust (AHT) sells La Posada hotel, repays $56M debt

Rhea-AI Filing Summary

Ashford Hospitality Trust, through its subsidiary Ashford Posada LP, completed the sale of the 157-room La Posada de Santa Fe hotel in New Mexico. The property was sold for $57.5 million in cash, with approximately $56.8 million received net of selling expenses and working capital.

The company used about $56.0 million of the proceeds to repay a mortgage loan secured by La Posada and another hotel. Unaudited pro forma financials show La Posada’s assets, liabilities, revenue and expenses removed, along with a preliminary non‑recurring gain and related tax effects from the disposition.

Insights

REIT and balance sheet analyst

Sale trims assets and debt, adds one-time gain.

Ashford Hospitality Trust sold La Posada de Santa Fe for $57.5 million in cash, realizing about $56.8 million net and repaying roughly $56.0 million of mortgage debt secured by two hotels. Pro forma statements strip out La Posada’s revenue, expenses, assets and liabilities.

The transaction reduces hotel property balances and indebtedness while recognizing a preliminary non-recurring gain and related tax effects. Pro forma 2024 net loss attributable to the company narrows from $60.3 million to $46.3 million, though this includes the estimated gain and does not represent ongoing earnings power.

Future company filings can clarify how the loss of La Posada’s contribution to hotel revenue, along with lower interest expense from debt repayment, affects recurring results beyond the one-time gain described in the pro forma adjustments.

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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): March 17, 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 March 17, 2026, Ashford Posada LP, an indirect wholly owned subsidiary of Ashford Hospitality Trust, Inc. (the “Company”), completed the sale of the La Posada de Santa Fe located in Santa Fe, New Mexico pursuant to an Agreement of Purchase and Sale, dated as of February 6, 2026, by and between Ashford Posada LP, as seller, and Jay Land Ltd. Co., as purchaser, for $57.5 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 nine months ended September 30, 2025 and the year ended December 31, 2024, 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: March 19, 2026			By:			/s/ Deric S. Eubanks
						Deric S. Eubanks
						Chief Financial Officer

EXHIBIT 99.1

On March 17, 2026, Ashford Hospitality Trust, Inc. (“Ashford Trust” or the “Company”) completed the sale of the 157-room La Posada de Santa Fe located in Santa Fe, New Mexico (“La Posada”) for total consideration of approximately $56.8 million in cash, net of selling expenses. Additionally, the Company paid approximately $56.0 million to the mortgage lender. The mortgage is secured by two hotel properties including La Posada.

The following unaudited pro forma financial information of the Company, as of and for the nine months ended September 30, 2025 and for the year ended December 31, 2024 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 September 30, 2025. The unaudited pro forma consolidated statements of operations for the year ended December 31, 2024, and the nine months ended September 30, 2025, assumes the disposition closed on January 1, 2024. The unaudited pro forma financial information of the Company reflects the removal of the assets and liabilities of La Posada 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 La Posada 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

September 30, 2025

(in thousands, except share and per share amounts)

			Ashford Trust Consolidated Historical (A)						La Posada (B)						Adjustments						Ashford Trust Consolidated Pro Forma
ASSETS
Investments in hotel properties, gross ($82,787 attributable to VIEs)			$	3,207,483					$	53,345					$	—					$	3,154,138
Accumulated depreciation ($(4,522) attributable to VIEs)			(1,012,304)						(9,277)						—						(1,003,027)
Investments in hotel properties, net ($78,265 attributable to VIEs)			2,195,179						44,068						—						2,151,111
Contract asset			380,160						—						—						380,160
Cash and cash equivalents ($634 attributable to VIEs)			81,903						2,057						56,779			(C) (i)			81,876
															1,273			(C) (i)
															(56,022)			(C) (ii)
Restricted cash ($4,677 attributable to VIEs)			164,219						795						—						163,424
Accounts receivable ($188 attributable to VIEs), net of allowance of $789			42,100						440						—						41,660
Inventories ($43 attributable to VIEs)			3,747						80						—						3,667
Notes receivable, net			11,784						—						—						11,784
Investments in unconsolidated entities			7,331						—						—						7,331
Deferred costs, net ($81 attributable to VIEs)			1,669						83						—						1,586
Derivative assets			1,022						—						—						1,022
Operating lease right-of-use assets			43,585						—						—						43,585
Prepaid expenses and other assets ($62 attributable to VIEs)			27,367						88						—						27,279
Due from third-party hotel managers			26,920						—						—						26,920
Assets held for sale			21,450						—						—						21,450
Total assets			$	3,008,436					$	47,611					$	2,030					$	2,962,855
LIABILITIES AND EQUITY/DEFICIT
Liabilities:
Indebtedness, net ($16,007 attributable to VIEs)			$	2,610,256					$	35,895					$	(19,962)		(C) (ii)			$	2,554,399
Debt associated with hotels in receivership			301,040						—						—						301,040
Finance lease liability			17,540						—						—						17,540
Accounts payable and accrued expenses ($16,042 attributable to VIEs)			146,617						1,876						—						144,741
Accrued interest payable ($147 attributable to VIEs)			13,600						232						—						13,368
Accrued interest associated with hotels in receivership			79,120						—						—						79,120
Dividends and distributions payable			4,220						—						—						4,220
Due to Ashford Inc., net			16,080						—						—						16,080
Due to related parties, net ($3,598 attributable to VIEs)			7,177						79						—						7,098
Due to third-party hotel managers			1,042						—						—						1,042
Operating lease liabilities			44,077						—						—						44,077
Other liabilities ($28,870 attributable to VIEs)			38,055						—						—						38,055
Liabilities related to assets held for sale			29,236						—						—						29,236
Total liabilities			3,308,060						38,082						(19,962)						3,250,016
Commitments and contingencies
Redeemable noncontrolling interests in operating partnership			21,209						—						—						21,209
Series J Redeemable Preferred Stock, $0.01 par value, 7,672,142 shares issued and outstanding at September 30, 2025			178,743						—						—						178,743
Series K Redeemable Preferred Stock, $0.01 par value, 737,805 shares issued and outstanding at September 30, 2025			18,348						—						—						18,348
Series L Redeemable Preferred Stock, $0.01 par value, 195,976 shares issued and outstanding at September 30, 2025			4,463						—						—						4,463
Series M Redeemable Preferred Stock, $0.01 par value, 433,601 shares issued and outstanding at September 30, 2025			10,501						—						—						10,501
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 September 30, 2025			11						—						—						11
Series F Cumulative Preferred Stock, 1,037,044 shares issued and outstanding at September 30, 2025			10						—						—						10
Series G Cumulative Preferred Stock, 1,470,948 shares issued and outstanding at September 30, 2025			15						—						—						15
Series H Cumulative Preferred Stock, 1,037,956 shares issued and outstanding at September 30, 2025			10						—						—						10
Series I Cumulative Preferred Stock, 1,034,303 shares issued and outstanding at September 30, 2025			11						—						—						11
Common stock, $0.01 par value, 395,000,000 shares authorized, 6,186,482 shares issued and outstanding at September 30, 2025			62						—						—						62
Additional paid-in capital			2,400,801						9,529						44,151			(C) (i)			2,400,801
															1,273			(C) (i)
															(35,895)			(C) (ii)
Accumulated deficit			(2,949,658)						—						12,628			(C) (i)			(2,937,195)
															(165)			(C) (ii)
Total stockholders’ equity (deficit) of the Company			(548,738)						9,529						21,992						(536,275)
Noncontrolling interest in consolidated entities			15,850						—						—						15,850
Total equity (deficit)			(532,888)						9,529						21,992						(520,425)
Total liabilities and equity/deficit			$	3,008,436					$	47,611					$	2,030					$	2,962,855

See accompanying notes.

2

NOTES TO UNAUDITED PRO FORMA CONDENSED CONSOLIDATED BALANCE SHEET

(A)Represents the historical consolidated balance sheet of Ashford Trust as of September 30, 2025, as reported in its Quarterly Report on Form 10-Q, filed on November 13, 2025.

(B)Represents the removal of the historical balance sheet of La Posada as of September 30, 2025.

(C)Represents adjustments for Ashford Trust’s disposition of La Posada as of September 30, 2025, which includes: (i) an adjustment for the cash consideration received of approximately $56.8 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 La Posada.

3

ASHFORD HOSPITALITY TRUST, INC. AND SUBSIDIARIES

UNAUDITED PRO FORMA CONSOLIDATED STATEMENT OF OPERATIONS

Year Ended December 31, 2024

(in thousands, except share and per share amounts)

			Ashford Trust Consolidated Historical (A)						La Posada (B)						Adjustments																								Ashford Trust Consolidated Pro Forma
REVENUE
Rooms			$	889,753					$	12,593					$	—																							$	877,160
Food and beverage			212,581						3,890						—																								208,691
Other hotel revenue			67,800						1,402						—																								66,398
Total hotel revenue			1,170,134						17,885						—																								1,152,249
Other			2,325						—						—																								2,325
Total revenue			1,172,459						17,885						—																								1,154,574
EXPENSES
Hotel operating expenses:
Rooms			209,569						3,315						—																								206,254
Food and beverage			145,304						3,368						—																								141,936
Other expenses			418,077						6,286						—																								411,791
Management fees			42,406						536						—																								41,870
Total hotel expenses			815,356						13,505						—																								801,851
Property taxes, insurance and other			64,103						559						—																								63,544
Depreciation and amortization			152,776						1,933						—																								150,843
Impairment charges			59,331						—						—																								59,331
Advisory services fee			58,606						—						—																								58,606
Corporate, general and administrative			24,662						—						—																								24,662
Total operating expenses			1,174,834						15,997						—																								1,158,837
Gain (loss) on consolidation of VIE and disposition of assets and hotel properties			94,406						—						12,628																					(C) (i)			107,034
Gain (loss) on derecognition of assets			167,177						—						—																								167,177
OPERATING INCOME (LOSS)			259,208						1,888						12,628																								269,948
Equity in earnings (loss) of unconsolidated entities			(2,370)						—						—																								(2,370)
Interest income			6,942						—						—																								6,942
Other income (expense)			108						—						—																								108
Interest expense and amortization of discounts and loan costs			(273,359)						(3,572)						—																								(269,787)
Interest expense associated with hotels in receivership			(45,592)						—						—																								(45,592)
Write-off of premiums, loan costs and exit fees			(5,245)						—						(165)																					(C) (ii)			(5,410)
Gain (loss) on extinguishment of debt			2,774						—						—																								2,774
Realized and unrealized gain (loss) on derivatives			(6,480)						—						—																								(6,480)
INCOME (LOSS) BEFORE INCOME TAXES			(64,014)						(1,684)						12,463																								(49,867)
Income tax (expense) benefit			(997)						—						38																					(C) (iii)			(959)
NET INCOME (LOSS)			(65,011)						(1,684)						12,501																								(50,826)
(Income) loss attributable to noncontrolling interest in consolidated entities			4,028						—						—																								4,028
Net (income) loss attributable to redeemable noncontrolling interests in operating partnership			683						—						(145)																					(C) (iv)			538
NET INCOME (LOSS) ATTRIBUTABLE TO THE COMPANY			(60,300)						(1,684)						12,356																								(46,260)
Preferred dividends			(22,686)						—						—																								(22,686)
Deemed dividends on redeemable preferred stock			(2,906)						—						—																								(2,906)
Gain (loss) on extinguishment of preferred stock			3,370						—						—																								3,370
NET INCOME (LOSS) ATTRIBUTABLE TO COMMON STOCKHOLDERS			$	(82,522)					$	(1,684)					$	12,356																							$	(68,482)
INCOME (LOSS) PER SHARE - BASIC:
Net income (loss) attributable to common stockholders			$	(17.54)																																			$	(14.55)
Weighted average common shares outstanding—basic			4,706																																				4,706
INCOME (LOSS) PER SHARE - DILUTED:
Net income (loss) attributable to common stockholders			$	(17.54)																																			$	(14.55)
Weighted average common shares outstanding—diluted			4,706																																				4,706

See accompanying notes.

4

ASHFORD HOSPITALITY TRUST, INC. AND SUBSIDIARIES

UNAUDITED PRO FORMA CONSOLIDATED STATEMENT OF OPERATIONS

Nine Months Ended September 30, 2025

(in thousands, except share and per share amounts)

			Ashford Trust Consolidated Historical (A)						La Posada (B)												Adjustments						Ashford Trust Consolidated Pro Forma
REVENUE
Rooms			$	635,420					$	8,914											$	—					$	626,506
Food and beverage			155,787						2,909												—						152,878
Other hotel revenue			53,064						1,441												—						51,623
Total hotel revenue			844,271						13,264												—						831,007
Other			1,150						—												—						1,150
Total revenue			845,421						13,264												—						832,157
EXPENSES
Hotel operating expenses:
Rooms			149,786						2,330												—						147,456
Food and beverage			104,454						2,212												—						102,242
Other expenses			296,979						4,102												—						292,877
Management fees			29,357						398												—						28,959
Total hotel expenses			580,576						9,042												—						571,534
Property taxes, insurance and other			48,495						413												—						48,082
Depreciation and amortization			107,204						1,320												—						105,884
Impairment charges			19,821						—												—						19,821
Advisory services fee			34,112						—												—						34,112
Corporate, general and administrative			17,120						—												—						17,120
Total operating expenses			807,328						10,775												—						796,553
Gain (loss) on consolidation of VIE and disposition of assets and hotel properties			55,305						—												—						55,305
Gain (loss) on derecognition of assets			29,649						—												—						29,649
OPERATING INCOME (LOSS)			123,047						2,489												—						120,558
Equity in earnings (loss) of unconsolidated entities			(258)						—												—						(258)
Interest income			3,666						—												—						3,666
Interest expense and amortization of discounts and loan costs			(200,368)						(2,450)												—						(197,918)
Interest expense associated with hotels in receivership			(29,632)						—												—						(29,632)
Write-off of premiums, loan costs and exit fees			(8,361)						(1)												—						(8,360)
Gain (loss) on extinguishment of debt			43						—												—						43
Realized and unrealized gain (loss) on derivatives			(4,804)						—												—						(4,804)
INCOME (LOSS) BEFORE INCOME TAXES			(116,667)						38												—						(116,705)
Income tax (expense) benefit			(695)						—												30			(C) (iii)			(665)
NET INCOME (LOSS)			(117,362)						38												30						(117,370)
(Income) loss attributable to noncontrolling interest in consolidated entities			4,719						—												—						4,719
Net (income) loss attributable to redeemable noncontrolling interests in operating partnership			2,127						—												—			(C) (iv)			2,127
NET INCOME (LOSS) ATTRIBUTABLE TO THE COMPANY			(110,516)						38												30						(110,524)
Preferred dividends			(20,921)						—												—						(20,921)
Deemed dividends on redeemable preferred stock			(5,264)						—												—						(5,264)
NET INCOME (LOSS) ATTRIBUTABLE TO COMMON STOCKHOLDERS			$	(136,701)					$	38											$	30					$	(136,709)
INCOME (LOSS) PER SHARE - BASIC:
Income (loss) attributable to common stockholders			$	(23.38)																							$	(23.38)
Weighted average common shares outstanding—basic			5,847																								5,847
INCOME (LOSS) PER SHARE - DILUTED:
Income (loss) attributable to common stockholders			$	(23.38)																							$	(23.38)
Weighted average common shares outstanding—diluted			5,847																								5,847

See accompanying notes.

5

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, 2024, as reported in its Annual Report on Form 10-K for the year ended December 31, 2024, filed on March 21, 2025 and the historical consolidated statement of operations of Ashford Trust for the nine months ended September 30, 2025, as reported in its Quarterly Report on Form 10-Q, filed on November 13, 2025.

(B)Represents the removal of the historical consolidated statements of operations of La Posada for the year ended December 31, 2024, and the nine months ended September 30, 2025.

(C)Represents adjustments for the Company’s sale of La Posada, which includes: (i) the estimated non-recurring gain on the disposition of La Posada for the year ended December 31, 2024; (ii) an adjustment for write off of loan costs for the year ended December 31, 2024; (iii) the estimated tax benefit for the year ended December 31, 2024 and the nine months ended September 30, 2025 associated with the hotel no longer being part of the consolidated group; and (iv) the net (income) loss allocated to redeemable noncontrolling interests in operating partnership related to the disposition of La Posada, including the estimated non-recurring gain for the year ended December 31, 2024, based on an ownership percentage of 1.02% for the year ended December 31, 2024 and 1.49% for the nine months ended September 30, 2025. The pro forma gain resulting from the disposition of La Posada is preliminary. The actual results may differ from the amounts reflected in the pro forma financial statements.

6

FAQ

What asset did Ashford Hospitality Trust (AHT) sell in March 2026?

Ashford Hospitality Trust sold the 157-room La Posada de Santa Fe hotel in Santa Fe, New Mexico. The transaction removed the hotel’s assets, liabilities, revenue and expenses from the company’s pro forma financial statements for 2024 and the nine months ended September 30, 2025.

How much cash did Ashford Hospitality Trust (AHT) receive from the La Posada sale?

The La Posada hotel was sold for $57.5 million in cash, subject to customary prorations and adjustments. After selling expenses and hotel working capital items, Ashford Hospitality Trust received approximately $56.8 million in net cash consideration, as reflected in the pro forma adjustment notes.

How did Ashford Hospitality Trust (AHT) use the La Posada sale proceeds?

Ashford Hospitality Trust used approximately $56.0 million of the cash proceeds to repay a mortgage loan. That mortgage was secured by two hotel properties, including La Posada, and the repayment reduces the company’s indebtedness shown in the unaudited pro forma balance sheet at September 30, 2025.

How does the La Posada sale affect AHT’s pro forma 2024 earnings?

Pro forma 2024 net loss attributable to Ashford Hospitality Trust narrows from $60.3 million to $46.3 million. This improvement mainly reflects a preliminary, non-recurring gain on the disposition of La Posada and related tax effects, not an ongoing change in the company’s core operating performance.

What changes appear in AHT’s pro forma balance sheet after the La Posada sale?

The pro forma balance sheet removes La Posada’s hotel assets and associated liabilities, and records cash received and debt repayment adjustments. Total investments in hotel properties and total indebtedness both decline, while stockholders’ deficit decreases modestly due to the preliminary gain on the La Posada disposition.

Does Ashford Hospitality Trust (AHT) treat the La Posada gain as recurring income?

No. The company identifies the gain on La Posada’s disposition as non-recurring and preliminary. The pro forma statements explicitly state that the gain and related tax effects are one-time items, and that the pro forma information is for informational purposes only and not predictive of future results.

Filing Exhibits & Attachments

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