0001193125-26-340281 | 10-Q | XBRL Viewer | Universal Health Realty Income Trust

[1]	UHS has one 5-year renewal option at existing lease rates (through 2031).
[2]	UHS has one 5-year renewal option at fair market value lease rates (through 2031). The annual rental has increased by 2.5% on an annual compounded basis on each January 1st through 2026.
[3]	UHS has seven 5-year renewal options at fair market value lease rates (2034 through 2068). The annual rental rate will increase by 2.25% on a cumulative and compounded basis on each January 1st through 2033.
[4]	The UHS-related joint venture has five 10-year renewal options; the first three of the five 10-year renewal options will be at computed lease rates as stipulated in the lease (2041 through 2070) and the last two 10-year renewal options will be at fair market lease rates (2071 through 2090). On each January 1st through 2040 (and potentially through 2070 if the first three of five, 10-year renewal options are exercised), the annual rental will increase by 2.75% on a cumulative and compounded basis.

Condensed Consolidated Statements of Changes in Equity (Parenthetical) - $ / shares	3 Months Ended		6 Months Ended
	Jun. 30, 2026	Jun. 30, 2025	Jun. 30, 2026	Jun. 30, 2025
Statement of Stockholders' Equity [Abstract]
Dividends and dividend equivalents, per share	$ 0.75	$ 0.74	$ 1.495	$ 1.475

Condensed Combined Balance Sheets (Unaudited) for LLCs/LPs Accounted Under Equity Method (Parenthetical) (Detail) - USD ($)	Jun. 30, 2026	Dec. 31, 2025
Schedule Of Equity Method Investments [Line Items]
Right-of-use land assets	$ 11,377,000	$ 11,395,000
Right-of-use land liabilities	11,399,000	11,398,000
Limited Liability Companies
Schedule Of Equity Method Investments [Line Items]
Right-of-use land assets	644,000	646,000
Right-of-use land liabilities	$ 644,000	$ 646,000

- Definition

Line items represent financial concepts included in a table. These concepts are used to disclose reportable information associated with domain members defined in one or many axes to the table.

+ References

Reference 1: http://www.xbrl.org/2003/role/disclosureRef
-Topic 205
-SubTopic 20
-Name Accounting Standards Codification
-Section 50
-Paragraph 7
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147483499/205-20-50-7

Reference 2: http://www.xbrl.org/2003/role/disclosureRef
-Topic 205
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-Name Accounting Standards Codification
-Section 50
-Paragraph 5A
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147483499/205-20-50-5A

Reference 3: http://www.xbrl.org/2003/role/disclosureRef
-Topic 323
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-Name Accounting Standards Codification
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-Paragraph 3
-Subparagraph (c)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147481687/323-10-50-3

Reference 4: http://www.xbrl.org/2003/role/disclosureRef
-Topic 235
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-Name Accounting Standards Codification
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-Paragraph 1
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147480738/235-10-S50-1

Reference 5: http://www.xbrl.org/2003/role/disclosureRef
-Topic 825
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-Name Accounting Standards Codification
-Section 50
-Paragraph 28
-Subparagraph (f)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147482907/825-10-50-28

Reference 6: http://www.xbrl.org/2003/role/disclosureRef
-Topic 235
-SubTopic 10
-Name Accounting Standards Codification
-Section S99
-Paragraph 1
-Subparagraph (SX 210.4-08(g)(1)(ii))
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147480678/235-10-S99-1

Reference 7: http://www.xbrl.org/2003/role/disclosureRef
-Topic 323
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 3
-Subparagraph (a)(1)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147481687/323-10-50-3

Reference 8: http://www.xbrl.org/2003/role/disclosureRef
-Topic 323
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-Name Accounting Standards Codification
-Section 50
-Paragraph 3
-Subparagraph (a)(2)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147481687/323-10-50-3

Reference 9: http://www.xbrl.org/2003/role/disclosureRef
-Topic 323
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 3
-Subparagraph (b)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147481687/323-10-50-3

+ Details

Limited Liability Companies Accounted for Under Equity Method (Parenthetical) (Detail) $ in Millions	Jun. 30, 2026 USD ($)
Brunswick Associates
Schedule Of Equity Method Investments [Line Items]
Third-party term loan	$ 7.7
Grayson Properties II LP \| Denison Texas
Schedule Of Equity Method Investments [Line Items]
Commitment to investment	8.3
Grayson Properties II LP \| Maximum \| Denison Texas
Schedule Of Equity Method Investments [Line Items]
Commitment to investment	$ 10.1

- Definition

Line items represent financial concepts included in a table. These concepts are used to disclose reportable information associated with domain members defined in one or many axes to the table.

+ References

+ Details

Condensed Combined Balance Sheets (Unaudited) for LLCs/LPs Accounted Under Equity Method (Detail) - USD ($)
$ in Thousands

Jun. 30, 2026

Mar. 31, 2026

Dec. 31, 2025

Jun. 30, 2025

Mar. 31, 2025

Dec. 31, 2024

Schedule Of Equity Method Investments [Line Items]

Total Assets

$ 567,118

$ 564,907

Equity

143,907

$ 147,803

152,384

$ 165,152

$ 172,166

$ 179,541

Total Liabilities and Equity

567,118

564,907

Investments in and advances to LLCs before amounts included in accrued expenses and other liabilities

20,017

20,125

Equity Method Investment, Nonconsolidated Investee or Group of Investees

Schedule Of Equity Method Investments [Line Items]

Our share of equity in LLCs, net

18,214

18,297

Equity Method Investment, Nonconsolidated Investee or Group of Investees

Schedule Of Equity Method Investments [Line Items]

Net property, including construction in progress

25,571

26,175

Other assets

^[1]

6,291

6,206

Total Assets

31,862

32,381

Other liabilities

^[1]

2,982

3,168

Mortgage notes payable, non-recourse to us

7,736

7,884

Equity

21,144

21,329

Total Liabilities and Equity

31,862

32,381

Investments in and advances to LLCs before amounts included in accrued expenses and other liabilities

20,017

20,125

Amounts included in accrued expenses and other liabilities

$ (1,803)

$ (1,828)

[1]

Other assets and other liabilities as of June 30, 2026 and December 31, 2025 include approximately $644,000 and $646,000, respectively, of right-of-use land assets and right-of-use land liabilities related to ground leases whereby the LLC/LP is the lessee, with third party lessors, including subsidiaries of UHS.

Condensed Consolidated Statements of Cash Flows - USD ($) $ in Thousands	6 Months Ended
	Jun. 30, 2026	Jun. 30, 2025
Cash flows from operating activities:
Net income	$ 10,926	$ 9,269
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	13,982	13,839
Amortization related to above/below market leases, net	(86)	(85)
Amortization of deferred financing costs	400	381
Stock-based compensation expense	393	426
Gain on sale of land	(724)	0
Changes in assets and liabilities:
Lease receivable	93	(222)
Accrued expenses and other liabilities	(2,054)	1,039
Tenant reserves, deposits and deferred and prepaid rents	345	146
Accrued interest	(53)	192
Leasing costs paid	(757)	(1,064)
Other, net	1,890	1,375
Net cash provided by operating activities	24,355	25,296
Cash flows from investing activities:
Investments in LLCs	(191)	(6,802)
Advance made to third-party partners, net	0	(335)
Cash distributions from LLCs	273	167
Additions to real estate investments, net	(13,126)	(3,713)
Proceeds from Sale, Land, Held-for-Use	746	0
Net cash used in investing activities	(12,298)	(10,683)
Cash flows from financing activities:
Net borrowings on the line of credit	9,350	5,900
Repayments of mortgage notes payable	(297)	(649)
Financing costs paid	(172)	0
Dividends paid	(20,824)	(20,482)
Issuance of shares of beneficial interest, net	19	75
Net cash used in financing activities	(11,924)	(15,156)
Increase/(decrease) in cash and cash equivalents	133	(543)
Cash and cash equivalents, beginning of period	6,686	7,097
Cash and cash equivalents, end of period	6,819	6,554
Supplemental disclosures of cash flow information:
Interest paid	8,553	8,812
Invoices accrued for construction and improvements	$ 5,459	$ 643

Condensed Consolidated Balance Sheets - USD ($) $ in Thousands	Jun. 30, 2026	Dec. 31, 2025
Real Estate Investments:
Buildings and improvements and construction in progress	$ 682,918	$ 666,122
Accumulated depreciation	(325,619)	(312,982)
Real Estate Investment Property, Net, Total	357,299	353,140
Land	56,848	56,870
Net Real Estate Investments	414,147	410,010
Financing receivable from UHS	81,738	82,148
Net Real Estate Investments and Financing receivable	495,885	492,158
Investments in limited liability companies ("LLCs")	20,017	20,125
Other Assets:
Cash and cash equivalents	6,819	6,686
Lease and other receivables from UHS	7,341	7,530
Lease receivable - other	8,130	8,034
Intangible assets (net of accumulated amortization of $11.7 million and $10.9 million, respectively)	4,872	5,640
Right-of-use land assets, net	11,377	11,395
Deferred charges, notes receivable and other assets, net	12,677	13,339
Total Assets	567,118	564,907
Liabilities:
Line of credit borrowings	365,550	356,200
Mortgage notes payable, non-recourse to us, net	18,150	18,435
Accrued interest	857	910
Accrued expenses and other liabilities	15,115	13,785
Ground lease liabilities, net	11,399	11,398
Tenant reserves, deposits and deferred and prepaid rents	12,140	11,795
Total Liabilities	423,211	412,523
Equity:
Preferred shares of beneficial interest, $.01 par value; 5,000,000 shares authorized; none issued and outstanding
Common shares, $.01 par value; 95,000,000 shares authorized; issued and outstanding: 2026 - 13,898,649; 2025 - 13,874,607	139	139
Capital in excess of par value	272,559	272,147
Cumulative net income and other	873,830	862,904
Cumulative dividends	(1,005,202)	(984,443)
Accumulated other comprehensive income	2,581	1,637
Total Equity	143,907	152,384
Total Liabilities and Equity	$ 567,118	$ 564,907

Summarized Financial Information of Equity Affiliates (Tables)

6 Months Ended

Jun. 30, 2026

Equity Method Investments and Joint Ventures [Abstract]

Limited Liability Companies Accounted for Under Equity Method

The following property table represents the four LLCs/LPs in which we owned a non-controlling interest and were accounted for under the equity method as of June 30, 2026:



Name of LLC/LP	Ownership			Property Owned by LLC/LP
Suburban Properties		33	%	St. Matthews Medical Plaza II
Brunswick Associates (a.)(b.)		74	%	Mid Coast Hospital MOB
FTX MOB Phase II		95	%	Forney Medical Plaza II
Grayson Properties II (c.)		95	%	Texoma Medical Plaza II

(a.)

This LLC has a third-party term loan of $7.7 million, which is non-recourse to us, outstanding as of June 30, 2026.

(b.)

We are the lessee with a third party on a ground lease for land.

(c.)

This LP constructed, owns and operates the Texoma Medical Plaza II which is located in Denison, Texas, on the campus of a hospital owned and operated by a wholly-owned subsidiary of UHS. We have committed to invest up to $10.1 million in equity and debt financing, of which $8.3 million, net, has been funded as of June 30, 2026.

Condensed Combined Statements of Income (Unaudited) for LLCs/LPs Accounted Under Equity Method

Below are the condensed combined statements of income (unaudited) for the four LLCs/LPs accounted for under the equity method at June 30, 2026 and 2025:


	Three Months Ended June 30,				Six Months Ended June 30,
	2026		2025		2026		2025
	(amounts in thousands)				(amounts in thousands)
Revenues	$	2,131	$	2,141	$	4,379	$	4,443
Operating expenses		886		859	$	1,757		1,745
Depreciation and amortization		429		470	$	853		942
Interest, net		58		112	$	116		249
Net income	$	758	$	700	$	1,653	$	1,507
Our share of net income	$	427	$	365	$	941	$	777

Condensed Combined Balance Sheets (Unaudited) for LLCs/LPs Accounted Under Equity Method

Below are the condensed combined balance sheets (unaudited) for the four above-mentioned LLCs/LPs that were accounted for under the equity method as of June 30, 2026 and December 31, 2025:


	June 30, 2026			December 31, 2025
	(amounts in thousands)
Net property, including construction in progress	$	25,571		$	26,175
Other assets (a.)		6,291			6,206
Total assets	$	31,862		$	32,381

Other liabilities (a.)	$	2,982		$	3,168
Mortgage notes payable, non-recourse to us		7,736			7,884
Equity		21,144			21,329
Total liabilities and equity	$	31,862		$	32,381

Investments in and advances to LLCs before amounts included in
accrued expenses and other liabilities	$	20,017		$	20,125
Amounts included in accrued expenses and other liabilities		(1,803	)		(1,828	)
Our share of equity in LLCs, net	$	18,214		$	18,297

(a.)

Aggregate Principal Amounts Due on Mortgage Notes Payable by Unconsolidated LLC's/LPs Accounted Under Equity Method

As of June 30, 2026, and December 31, 2025, aggregate principal amounts due on mortgage notes payable by unconsolidated LLCs/LPs, which are accounted for under the equity method and are non-recourse to us, are as follows (amounts in thousands):


	Mortgage Loan Balance (a.)
Name of LLC/LP	6/30/2026		12/31/2025		Maturity Date
Brunswick Associates (2.80% fixed rate mortgage loan)	$	7,736	$	7,884	December, 2030
	$	7,736	$	7,884

Mortgage loan requires monthly principal payments through maturity and includes a balloon principal payment upon maturity.

Lease Accounting - Components of the "Lease Revenue - UHS facilities" and "Lease Revenue - Non-related Parties" Captions (Detail) - USD ($)
$ in Thousands

3 Months Ended

6 Months Ended

Jun. 30, 2026

Jun. 30, 2025

Jun. 30, 2026

Jun. 30, 2025

Universal Health Services, Inc

Leases Disclosure [Line Items]

Lease revenue

^[1]

$ 8,319

$ 8,381

$ 16,702

$ 16,708

Universal Health Services, Inc | Base Rents

Leases Disclosure [Line Items]

Lease revenue

6,625

6,758

13,256

13,443

Universal Health Services, Inc | Bonus Rents

Leases Disclosure [Line Items]

Lease revenue

^[2]

992

861

2,003

1,678

Universal Health Services, Inc | Tenant Reimbursements

Leases Disclosure [Line Items]

Lease revenue

702

762

1,443

1,587

Non-Related Parties

Leases Disclosure [Line Items]

Lease revenue

14,486

14,573

28,688

28,899

Non-Related Parties | Base Rents

Leases Disclosure [Line Items]

Lease revenue

11,205

11,273

22,376

22,457

Leases Disclosure [Line Items]

Lease revenue

$ 3,281

$ 3,300

$ 6,312

$ 6,442

[1]	Includes bonus rental on McAllen Medical Center, a UHS acute care hospital facility of $992 and $861 for the three-month periods ended June 30, 2026 and 2025, respectively, and $2.0 million and $1.7 million for the six-month periods ended June 30, 2026 and 2025, respectively.
[2]	Consists of bonus rental earned in connection with McAllen Medical Center, a UHS acute care hospital facility.

Dividends and Equity Issuance Program

6 Months Ended

Jun. 30, 2026

Equity [Abstract]

Dividends and Equity Issuance Program

(3) Dividends and Equity Issuance Program

Dividends and dividend equivalents:

We declared and paid dividends of approximately $10.5 million, or $.750 per share, during the second quarter of 2026 and approximately $10.3 million, or $.740 per share, during the second quarter of 2025. We declared and paid dividends of approximately $20.8 million, or $1.495 per share, during the six-month period ended June 30, 2026, and approximately $20.5 million, or $1.475 per share, during the comparable period of 2025. Amounts reflected above include accrued dividends that were paid related to the vesting of restricted stock.

Dividend equivalents, which are applicable to shares of unvested restricted stock, were accrued during the first six months of 2026 and 2025 and were or will be paid upon vesting of the restricted stock.

Equity Issuance Program:

During the second quarter of 2024, we filed a shelf registration statement on Form S-3 (File No. 333-278730) (the "Form S-3"), registering the offer and sale, from time-to-time, of an indeterminate amount of the common shares of beneficial interest, preferred shares and debt securities up to an aggregate initial offering price of $100 million to or through one or more underwriters, dealers or agents, or directly to purchasers. The Form S-3 became effective on April 30, 2024.

No shares were issued under the Form S-3 since the effective date of April 30, 2024 through June 30, 2026. As of June 30, 2026, we have paid or incurred approximately $291,000 in various fees and expenses related to the Form S-3. The availability of the potential liquidity under this shelf registration statement depends on investor demand, market conditions and other factors. We make no assurance regarding when, or if, we will issue any securities under this registration statement.

- Definition

The entire disclosure for equity.

+ References

Reference 1: http://www.xbrl.org/2003/role/disclosureRef
-Topic 505
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-Name Accounting Standards Codification
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Reference 2: http://www.xbrl.org/2003/role/disclosureRef
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Reference 4: http://www.xbrl.org/2003/role/disclosureRef
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+ Details

Recent Accounting Pronouncements

6 Months Ended

Jun. 30, 2026

Accounting Policies [Abstract]

Recent Accounting Pronouncements

(6) Recent Accounting Pronouncements

In November 2025, the FASB issued ASU 2025-09, “Derivatives and Hedging (Topic 815), Hedging Accounting Improvements. ASU 2025-09 intends to more closely align hedge accounting with the economics of an entity's risk management activities. This ASU is effective for fiscal years beginning after December 15, 2026, including interim periods within those fiscal years. We are currently evaluating the impact this new standard will have on the consolidated financial statements.

In November 2024, the Financial Accounting Standards Board ("FASB") issued ASU 2024-03, “Income Statement-Reporting Comprehensive Income-Expense Disaggregation Disclosures (subtopic 220-40)". ASU 2024-03 requires disclosures, in the notes to financial statements, of specified information about certain costs and expenses. This ASU is effective for fiscal years beginning after December 15, 2026, and interim periods within fiscal years beginning after December 15, 2027. We are currently evaluating the impact this new standard will have on the related disclosures in the consolidated financial statements.

From time to time, new accounting guidance is issued by the FASB or other standard setting bodies that is adopted by us as of the effective date or, in some cases where early adoption is permitted, in advance of the effective date. We have assessed the recently issued guidance that is not yet effective and, unless otherwise indicated above, we believe the new guidance will not have a material impact on our results of operations, cash flows or financial position.

- Definition

The entire disclosure for change in accounting principle. Includes, but is not limited to, nature, reason, and method of adopting amendment to accounting standards or other change in accounting principle.

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+ Details

Debt and Financial Instruments - Summary of Required Compliance Ratios in Connection with Terms of Credit Agreement (Parenthetical) (Detail) $ in Millions	Apr. 30, 2026 USD ($)
First Amendment
Debt Instrument [Line Items]
Minimum tangible net worth	$ 100

- Definition

Line items represent financial concepts included in a table. These concepts are used to disclose reportable information associated with domain members defined in one or many axes to the table.

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+ Details

Summarized Financial Information of Equity Affiliates

6 Months Ended

Jun. 30, 2026

Equity Method Investments and Joint Ventures [Abstract]

Summarized Financial Information of Equity Affiliates

(5) Summarized Financial Information of Equity Affiliates

In accordance with U.S. GAAP and guidance relating to accounting for investments and real estate ventures, we account for our unconsolidated investments in LLCs/LPs which we do not control using the equity method of accounting. The third-party members in these investments have equal voting rights with regards to issues such as, but not limited to: (i) divestiture of property; (ii) annual budget approval, and; (iii) financing commitments. These investments, which represent 33% to 95% non-controlling ownership interests, are recorded initially at our cost and subsequently adjusted for our net equity in the net income, cash contributions to, and distributions from, the investments. Pursuant to certain agreements, allocations of sales proceeds and profits and losses of some of the LLC investments may be allocated disproportionately as compared to ownership interests after specified preferred return rate thresholds have been satisfied.

Distributions received from equity method investees in the consolidated statements of cash flows are classified based upon the nature of the distribution. Returns on investments are presented net of equity in income from unconsolidated investments as cash flows from operating activities. Returns of investments are classified as cash flows from investing activities.

At June 30, 2026, we have non-controlling equity investments or commitments in four jointly-owned LLCs/LPs which own MOBs. As of June 30, 2026 we accounted for these LLCs/LPs on an unconsolidated basis pursuant to the equity method since they are not variable interest entities which we are the primary beneficiary nor do we have a controlling voting interest. The majority of these entities are joint-ventures between us and non-related parties that hold minority ownership interests in the entities. Each entity is generally self-sustained from a cash flow perspective and generates sufficient cash flow to meet its operating cash flow requirements and service the third-party debt (if applicable) that is non-recourse to us. Although there is typically no ongoing financial support required from us to these entities since they are cash-flow sufficient, we may, from time to time, provide funding for certain purposes such as, but not limited to, significant capital expenditures, leasehold improvements and debt financing. Although we are not obligated to do so, if approved by us at our sole discretion, additional cash funding is typically advanced as equity or member loans. These entities maintain property insurance on the properties.

The following property table represents the four LLCs/LPs in which we owned a non-controlling interest and were accounted for under the equity method as of June 30, 2026:



Name of LLC/LP	Ownership			Property Owned by LLC/LP
Suburban Properties		33	%	St. Matthews Medical Plaza II
Brunswick Associates (a.)(b.)		74	%	Mid Coast Hospital MOB
FTX MOB Phase II		95	%	Forney Medical Plaza II
Grayson Properties II (c.)		95	%	Texoma Medical Plaza II

(a.)

This LLC has a third-party term loan of $7.7 million, which is non-recourse to us, outstanding as of June 30, 2026.

(b.)

We are the lessee with a third party on a ground lease for land.

(c.)

Below are the condensed combined statements of income (unaudited) for the four LLCs/LPs accounted for under the equity method at June 30, 2026 and 2025:


	Three Months Ended June 30,				Six Months Ended June 30,
	2026		2025		2026		2025
	(amounts in thousands)				(amounts in thousands)
Revenues	$	2,131	$	2,141	$	4,379	$	4,443
Operating expenses		886		859	$	1,757		1,745
Depreciation and amortization		429		470	$	853		942
Interest, net		58		112	$	116		249
Net income	$	758	$	700	$	1,653	$	1,507
Our share of net income	$	427	$	365	$	941	$	777

Below are the condensed combined balance sheets (unaudited) for the four above-mentioned LLCs/LPs that were accounted for under the equity method as of June 30, 2026 and December 31, 2025:


	June 30, 2026			December 31, 2025
	(amounts in thousands)
Net property, including construction in progress	$	25,571		$	26,175
Other assets (a.)		6,291			6,206
Total assets	$	31,862		$	32,381

Other liabilities (a.)	$	2,982		$	3,168
Mortgage notes payable, non-recourse to us		7,736			7,884
Equity		21,144			21,329
Total liabilities and equity	$	31,862		$	32,381

Investments in and advances to LLCs before amounts included in
accrued expenses and other liabilities	$	20,017		$	20,125
Amounts included in accrued expenses and other liabilities		(1,803	)		(1,828	)
Our share of equity in LLCs, net	$	18,214		$	18,297

(a.)


	Mortgage Loan Balance (a.)
Name of LLC/LP	6/30/2026		12/31/2025		Maturity Date
Brunswick Associates (2.80% fixed rate mortgage loan)	$	7,736	$	7,884	December, 2030
	$	7,736	$	7,884

(a.)

Mortgage loan requires monthly principal payments through maturity and includes a balloon principal payment upon maturity.

Pursuant to the operating and/or partnership agreements of the four LLCs/LPs in which we continue to hold non-controlling ownership interests, the third-party member and the Trust, at any time, potentially subject to certain conditions, have the right to make an offer (“Offering Member”) to the other member(s) (“Non-Offering Member”) in which it either agrees to: (i) sell the entire ownership interest of the Offering Member to the Non-Offering Member at a price as determined by the Offering Member (“Transfer Price”), or; (ii) purchase the entire ownership interest of the Non-Offering Member at the equivalent proportionate Transfer Price. The Non-Offering Member has 60 to 90 days to either: (i) purchase the entire ownership interest of the Offering Member at the Transfer Price, or; (ii) sell its entire ownership interest to the Offering Member at the equivalent proportionate Transfer Price. The closing of the transfer must occur within 60 to 90 days of the acceptance by the Non-Offering Member.

Segment Reporting - Additional Information (Detail)	6 Months Ended
Segment Reporting - Additional Information (Detail)	Jun. 30, 2026 Segment
Segment Reporting [Abstract]
Number of reportable segments	1
Segment Reporting, Expense Information Used by CODM, Description	An operating segment is a component of a public entity that engages in business activities from which it may earn revenues and incur expenses and has discrete financial information available that is regularly reviewed by the chief operating decision maker (the “CODM”). Our primary business is investing in and leasing healthcare and human service facilities through direct ownership or through joint ventures, which aggregate into a single reportable segment. We actively manage our portfolio of healthcare and human service facilities and may from time to time make decisions to sell lower performing properties not meeting our long-term investment objectives. The proceeds of sales are typically reinvested in new developments or acquisitions, which we believe will meet our planned rate of return. It is our intent that all healthcare and human service facilities will be owned or developed for investment purposes. Our consolidated revenue and consolidated net income are generated from the operation of our investment portfolio. Our CODM is the Chairman of the Board, Chief Executive Officer and President.
Segment Reporting, CODM, Individual Title and Position or Group Name [Extensible Enumeration]	Chief Executive Officer and President [Member]

Condensed Consolidated Statements of Income - USD ($)
shares in Thousands, $ in Thousands

3 Months Ended

6 Months Ended

Jun. 30, 2026

Jun. 30, 2025

Jun. 30, 2026

Jun. 30, 2025

Revenues:

Revenues, Total

$ 24,991

$ 24,868

$ 49,520

$ 49,416

Expenses:

Depreciation and amortization

7,028

6,994

13,982

13,839

Other operating expenses

7,331

7,639

14,546

14,944

Costs and Expenses, Total

15,787

16,024

31,359

31,538

Income before equity in income of unconsolidated limited liability companies ("LLCs") and interest expense

9,204

8,844

18,161

17,878

Equity in income of unconsolidated LLCs

427

365

941

777

Gain on sale of land

724

Interest expense, net

(4,448)

(4,717)

(8,900)

(9,386)

Net income

$ 5,907

$ 4,492

$ 10,926

$ 9,269

Basic earnings per share

$ 0.43

$ 0.33

$ 0.79

$ 0.67

Diluted earnings per share

$ 0.43

$ 0.32

$ 0.79

$ 0.67

Weighted average number of shares outstanding - Basic

13,839

13,815

13,836

13,812

Weighted average number of shares outstanding - Diluted

13,881

13,856

13,878

13,853

Management Service

Expenses:

Advisory fees to UHS

$ 1,428

$ 1,391

$ 2,831

$ 2,755

UHS Facilities

Revenues:

Lease revenue

^[1]

8,319

8,381

16,702

16,708

Interest income on financing leases - UHS facilities

1,339

1,350

2,681

2,702

UHS Facilities | Other

Revenues:

Other revenue

279

237

515

466

Non-Related Parties

Revenues:

Lease revenue

14,486

14,573

28,688

28,899

Non-Related Parties | Other

Revenues:

Other revenue

$ 568

$ 327

$ 934

$ 641

[1]	Includes bonus rental on McAllen Medical Center, a UHS acute care hospital facility of $992 and $861 for the three-month periods ended June 30, 2026 and 2025, respectively, and $2.0 million and $1.7 million for the six-month periods ended June 30, 2026 and 2025, respectively.

Lease Accounting

6 Months Ended

Jun. 30, 2026

Leases [Abstract]

Lease Accounting

(7) Lease Accounting

As Lessor:

We lease most of our operating properties to customers under agreements that are typically classified as operating leases (two of our leases are accounted for as financing arrangements as discussed in Note 2-Relationship with Universal Health Services, Inc. and Related Party Transactions). We recognize the total minimum lease payments provided for under the operating leases on a straight-line basis over the lease term. Generally, under the terms of our leases, the majority of our rental expenses, including common area maintenance, real estate taxes and insurance are recovered from our tenants. We record amounts reimbursed by tenants in the period that the applicable expenses are incurred, which is generally ratably throughout the term of the lease. We have elected the package of practical expedients that allows lessors to not separate lease and non-lease components by class of underlying asset. This practical expedient allowed us to not separate expenses reimbursed by our tenants (“tenant reimbursements”) from the associated rental revenue if certain criteria were met. We assessed these criteria and concluded that the timing and pattern of transfer for rental revenue and the associated tenant reimbursements are the same, and for the leases that qualify as operating leases, we accounted for and presented rental revenue and tenant reimbursements as a single component under Lease revenue in our consolidated statements of income for the three and six months ended June 30, 2026 and 2025.

The components of the “Lease revenue – UHS facilities” and “Lease revenue – Non-related parties” captions for the three and six month periods ended June 30, 2026 and 2025 are disaggregated below (in thousands). Base rents are primarily stated rent amounts provided for under the leases that are recognized on a straight-line basis over the term of the lease. Bonus rents and tenant reimbursements represent amounts where tenants are contractually obligated to pay an amount that is variable in nature.


	Three Months Ended				Six Months Ended
	June 30,				June 30,
	2026		2025		2026		2025
UHS facilities:
Base rents	$	6,625	$	6,758	$	13,256	$	13,443
Bonus rents (a.)		992		861		2,003		1,678
Tenant reimbursements		702		762		1,443		1,587
Lease revenue - UHS facilities	$	8,319	$	8,381	$	16,702	$	16,708



Non-related parties:
Base rents	$	11,205	$	11,273	$	22,376	$	22,457
Tenant reimbursements		3,281		3,300		6,312		6,442
Lease revenue - Non-related parties	$	14,486	$	14,573	$	28,688	$	28,899

(a.) Consists of bonus rental earned in connection with McAllen Medical Center, a UHS acute care hospital facility.

As Lessee:

We are the lessee with various third parties, including subsidiaries of UHS, in connection with ground leases for land at 16 of our consolidated properties as of June 30, 2026. Our right-of-use land assets represent our right to use the land for the lease term and our lease liabilities represent our obligation to make lease payments arising from the leases. Right-of-use assets and lease liabilities were recognized upon adoption of Topic 842 based on the present value of lease payments over the lease term. We utilized our estimated incremental borrowing rate, which was derived from information available as of January 1, 2019, or the commencement date of the ground lease, whichever is later, in determining the present value of lease payments for active leases on that date. A right-of-use asset and lease liability are not recognized for leases with an initial term of 12 months or less, as these short-term leases are accounted for similarly to previous guidance for operating leases. We do not currently have any ground leases with an initial term of 12 months or less. As of June 30, 2026, our condensed consolidated balance sheet includes right-of-use land assets of approximately $11.4 million and ground lease liabilities of approximately $11.4 million.

Disclosures Related to Certain Hospital Facilities:

Chicago, Illinois - Land: Demolition of the former hospital was completed during 2023. In June 2026, we sold one of our three parcels of land located in Chicago, Illinois, for cash proceeds of $746,000, net of closing and related costs.

Evansville, Indiana - Specialty Facility: The facility has been vacant since 2019.

The aggregate operating expenses incurred by us in connection with these properties were $118,000 for the three-month period ended June 30, 2026 and $151,000 for the three-month period ended June 30, 2025. The aggregate operating expenses incurred by us in connection with these properties were $262,000 for the six-month period ended June 30, 2026 and $321,000 for the six-month period ended June 30, 2025.

We continue to market the remaining Chicago, Illinois property and Evansville, Indiana property to third parties. Future operating expenses related to these properties will be incurred by us during the time they remain owned and unleased.

Insider Trading Arrangements	3 Months Ended
Insider Trading Arrangements	Jun. 30, 2026
Trading Arrangements, by Individual
Rule 10b5-1 Arrangement Adopted	false
Non-Rule 10b5-1 Arrangement Adopted	false
Rule 10b5-1 Arrangement Terminated	false
Non-Rule 10b5-1 Arrangement Terminated	false
Rule 10b5-1 Arr Modified Flag	false
Non-Rule 10b5-1 Arr Modified Flag	false

Debt and Financial Instruments

6 Months Ended

Jun. 30, 2026

Debt Disclosure [Abstract]

Debt and Financial Instruments

(8) Debt and Financial Instruments

Debt:

Management routinely monitors and analyzes the Trust’s capital structure in an effort to maintain the targeted balance among capital resources including the level of borrowings pursuant to our revolving credit facility, the level of borrowings pursuant to non-recourse mortgage debt secured by the real property of our properties and our level of equity including consideration of equity issuances. This ongoing analysis considers factors such as the current debt market and interest rate environment, the current/projected occupancy and financial performance of our properties, the current loan-to-value ratio of our properties, the Trust’s current stock price, the capital resources required for anticipated acquisitions and the expected capital to be generated by anticipated divestitures. This analysis, together with consideration of the Trust’s current borrowings outstanding under the credit agreement, non-recourse mortgage borrowings and equity, assists management in deciding which capital resource to utilize when events such as refinancing of specific debt components occur or additional funds are required to finance the Trust’s growth.

On April 21, 2026, we entered into the First Amendment ("First Amendment") to the Second Amended and Restated Credit Agreement, among the Trust as borrower, the lenders party thereto and Wells Fargo Bank, N.A., as administrative agent ("Credit Agreement"). Pursuant to the terms of the First Amendment, among other things, the borrowing capacity was increased to $475 million (from $425 million previously) and the minimum tangible net worth requirement was changed to $100 million (from $125 million previously). The maturity date, which was unchanged, is September 30, 2028, and we have the option to extend the maturity date for two additional six-month periods.

The Credit Agreement, as amended by the First Amendment, is comprised of $175 million of non-amortizing term loans and a $300 million revolving loan commitment which includes a $40 million sublimit for letters of credit, and a $30 million sublimit for swingline/short-term loans. Under the terms of the Credit Agreement, we may request that the revolving line of credit and/or the Term Loan be increased by up to an additional aggregate amount of $50 million. Borrowings under the Credit Agreement are guaranteed by certain subsidiaries of the Trust. In addition, borrowings are secured by first priority security interests in and liens on all equity interests in most of the Trust’s wholly-owned subsidiaries.

Borrowings under the Credit Agreement will bear interest at a rate equal to, at our option, term SOFR for either one, three, or six months or the Base Rate, plus in either case, a specified margin depending on our total leverage ratio, as determined by the formula set forth in the Credit Agreement. The applicable margin on revolving loans range from 1.10% to 1.35% for Adjusted Term SOFR loans and 0.10% to 0.35% for Base Rate loans. The applicable margin on term loans range from 1.20% to 1.65% for Adjusted Term SOFR loans and 0.20% to 0.65% for Base Rate loans. The Credit Agreement defines “Base Rate” as the greatest of (a) the Administrative Agent’s prime rate, (b) the federal funds effective rate plus 1/2 of 1%, and (c) one month Adjusted Term SOFR plus 1%. The Trust will also pay a quarterly facility fee on the $300 million revolving loan commitment ranging from 0.15% to 0.35% (depending on the Trust’s total leverage ratio).

The margins over Adjusted Term SOFR, Base Rate and the facility fee are based upon our total leverage ratio. At June 30, 2026, the applicable margin over the Adjusted Term SOFR rate for revolving loans was 1.20%, the margin over the Base Rate was 0.20% and the facility fee was 0.20%. At June 30, 2025, the applicable margin over the Adjusted Term SOFR rate for term loans was 1.20%, the margin over the Base Rate was 0.20% and the facility fee was 0.20%.

At June 30, 2026, we had $365.6 million of outstanding borrowings pursuant to the terms of our Credit Agreement, and $109.4 million of available borrowing capacity. At December 31, 2025 (prior to the First Amendment), we had $356.2 million of outstanding borrowings pursuant to the terms of our Credit Agreement, and $68.8 million of available borrowing capacity. There are no compensating balance requirements.

The Credit Agreement is structured to allow the Trust to select a one, three or six-month borrowing term for all borrowings on the Term Loan and revolving line of credit, which can be renewed through the commitment period that matures on September 30, 2028. In our consolidated statements of cash flows, we report cash flows pursuant to our Credit Agreement on a net basis, as all borrowings under the Credit Agreement have a term of less than three months as of June 30, 2026 and 2025. Aggregate borrowings under our Credit Agreement were $19.1 million and $19.6 million during the quarters ended June 30, 2026 and 2025, respectively, and aggregate repayments were $13.1 million and $14.3 million during the quarters ended June 30, 2026 and 2025, respectively. Aggregate borrowings under our Credit Agreement were $33.9 million and $32.6 million during the six-months ended June 30, 2026 and 2025, respectively, and aggregate repayments were $24.6 million and $26.7 million during the six-months ended June 30, 2026 and 2025, respectively.

The Credit Agreement contains customary affirmative and negative covenants, including limitations on certain indebtedness, liens, acquisitions and other investments, fundamental changes, asset dispositions and dividends and other distributions. The Credit Agreement also contains restrictive covenants regarding the Trust’s ratio of total debt to total assets, the fixed charge coverage ratio, the ratio of total secured debt to total asset value, the ratio of total unsecured debt to total unencumbered asset value, and minimum tangible net worth, as well as customary events of default, the occurrence of which may trigger an acceleration of amounts then outstanding under the Credit Agreement. We were in compliance with all of the covenants in the Credit Agreement at each of June 30, 2026 and December 31, 2025. We also believe that we would remain in compliance if, based on the assumption that the majority of the potential new borrowings will be used to fund investments, the full amount of our commitment was borrowed.

The following table includes a summary of the required compliance ratios, giving effect to the covenants contained in the Credit Agreement (dollar amounts in thousands):


	Covenant	June 30, 2026			December 31, 2025
Tangible net worth (a)	>= $100,000	$	139,035		$	146,744
Total leverage	< =60%		43.8	%		43.6	%
Secured leverage	< =30%		2.2	%		2.3	%
Unencumbered leverage	< =60%		45.6	%		45.4	%
Fixed charge coverage	>=1.50x	3.5x			3.3x

(a) As discussed above, in April, 2026, the minimum tangible net worth requirement was changed to $100 million pursuant to the terms of the First Amendment.

As indicated on the following table, we have various mortgages, all of which are non-recourse to us, included on our condensed consolidated balance sheet as of June 30, 2026 (amounts in thousands):


Facility Name	Outstanding Balance (in thousands) (a.)			Interest Rate			Maturity Date
Phoenix Children’s East Valley Care Center fixed rate mortgage loan	$	7,198			3.95	%	January, 2030
Rosenberg Children's Medical Plaza fixed rate mortgage loan		11,077			4.42	%	September, 2033
Total, excluding net debt premium and net financing fees		18,275
Less net financing fees		(125	)
Total mortgages notes payable, non-recourse to us, net	$	18,150

(a.)

All mortgage loans require monthly principal payments through maturity and either fully amortize or include a balloon principal payment upon maturity.

In May, 2025, a fixed rate mortgage loan on Tuscan Professional Building, with a remaining balance of $122,000 as of that date, was fully repaid upon its scheduled maturity date.

At June 30, 2026 and December 31, 2025, we had various mortgages, all of which were non-recourse to us, included in our condensed consolidated balance sheet. The mortgages are secured by the real property of the buildings as well as property leases and rents. The mortgages outstanding as of June 30, 2026, had a combined carrying value of approximately $18.3 million and a combined fair value of approximately $17.1 million. The mortgages outstanding as of December 31, 2025, had a combined carrying value of approximately $18.6 million and a combined fair value of approximately $17.5 million.

The fair value of our debt was computed based upon quotes received from financial institutions. We consider these to be “level 2” in the fair value hierarchy as outlined in the authoritative guidance for disclosure in connection with debt instruments. Changes in market rates on our fixed rate debt impacts the fair value of debt, but it has no impact on interest incurred or cash flow.

Financial Instruments:

In October, 2024, we entered into an interest rate swap agreement on a total notional amount of $85 million with a fixed interest rate of 3.2725% that we designated as a cash flow hedge. The interest rate swap became effective on October 2, 2024 and is scheduled to mature on September 30, 2028. If one-month term SOFR is above 3.2725%, the counterparty pays us, and if one-month term SOFR is less than 3.2725%, we pay the counterparty, the difference between the fixed rate of 3.2725% and one-month term SOFR. This interest rate swap was entered into in replacement of two interest rate swap agreements, on an aggregate total notional amount of $85 million, that expired on September 16, 2024.

In December, 2023, we entered into an interest rate swap agreement on a total notional amount of $25 million with a fixed interest rate of 3.9495% that we designated as a cash flow hedge. The interest rate swap became effective on December 1, 2023 and is scheduled to mature on December 1, 2027. If one-month term SOFR is above 3.9495%, the counterparty pays us, and if one-month term SOFR is less than 3.9495%, we pay the counterparty, the difference between the fixed rate of 3.9495% and one-month term SOFR.

In March, 2020, we entered into an interest rate swap agreement on a total notional amount of $55 million with a fixed interest rate of 0.565% that we designated as a cash flow hedge. The interest rate swap became effective on March 25, 2020 and is scheduled to mature on March 25, 2027. On May 15, 2023, this interest rate swap agreement was modified to replace the benchmark rate from LIBOR to term SOFR. If one-month term SOFR is above 0.505%, the counterparty pays us, and if one-month term SOFR is less than 0.505%, we pay the counterparty, the difference between the fixed rate of 0.505% and one-month term SOFR.

We measure our interest rate swaps at fair value on a recurring basis. The fair value of our interest rate swaps is based on quotes from third parties. We consider those inputs to be “level 2” in the fair value hierarchy as outlined in the authoritative guidance for disclosures in connection with derivative instruments and hedging activities. At June 30, 2026, the fair value of our interest rate swaps was a net asset of $2.6 million which is included in deferred charges and other assets on the accompanying condensed consolidated balance sheet. During the first six months of 2026, we received approximately $1.0 million, net, from the counterparties, adjusted for the previous quarter accrual, pursuant to the terms of the swaps (consisting of $1.0 million due to us from the counterparties, partially offset by $36,000 due to the counterparties from us). During the second quarter of 2026, we received approximately $498,000, net, from the counterparties, adjusted for the previous quarter accrual, pursuant to the terms of the swaps (consisting of $517,000 due to us from the counterparties, partially offset by $19,000 due to the counterparties from us). During the first six months of 2025, we received approximately $1.6 million from the counterparties, adjusted for the previous quarter accrual, pursuant to the terms of the swaps. During the second quarter of 2025, we received approximately $780,000 from the counterparties, adjusted for the previous quarter accrual,

pursuant to the terms of the swaps. Cash flow hedges are accounted for by recording the fair value of the derivative instrument on the balance sheet as either an asset or a liability, with a corresponding amount recorded in accumulated other comprehensive income (“AOCI”) within shareholders’ equity. Amounts are reclassified from AOCI to the income statement in the period or periods the hedged transaction affects earnings. We do not expect any gains or losses on our interest rate swaps to be reclassified to earnings in the next twelve months.

Acquisitions, Divestitures and New Construction

6 Months Ended

Jun. 30, 2026

Business Combination [Abstract]

Acquisitions, Divestitures and New Construction

(4) Acquisitions, Divestitures and New Construction

Acquisitions:

There were no acquisitions during the six-month periods ended June 30, 2026 and 2025.

Divestitures:

In June 2026, we sold one of our three parcels of land located in Chicago, Illinois, for cash proceeds of $746,000, net of closing and related costs. The parcel sold represented approximately 14% of the total acreage. This sale generated a gain of approximately $724,000, which is included in our consolidated statements of income for the three and six-month periods ended June 30, 2026.

There were no divestitures during the six-month period ended June 30, 2025.

New Construction:

In October 2025, we entered into a ground lease with a wholly-owned subsidiary of UHS with the intent to develop, construct and own the Miller Medical Plaza, an 80,000 square foot MOB located in Palm Beach Gardens, Florida. Construction of this MOB, for which we have engaged a wholly-owned subsidiary of UHS to act as project manager, commenced in February, 2026, and is expected to be completed in December, 2026. The cost of the MOB is estimated to be approximately $34 million. This MOB will be located on the campus of the Alan B. Miller Medical Center, a newly constructed acute care hospital owned and operated by a wholly-owned subsidiary of UHS, which was completed and opened in May, 2026. A wholly-owned subsidiary of UHS has executed a 10-year master flex lease agreement, which commences when building is completed and is subject to reduction based on the execution of third-party leases, for approximately 75% of the rentable square feet of the MOB.

Acquisitions, Divestitures and New Construction - Additional Information (Detail)	1 Months Ended		3 Months Ended	6 Months Ended
	Jun. 30, 2026 USD ($)	Oct. 31, 2025 USD ($) ft²	Jun. 30, 2026 USD ($)	Jun. 30, 2026 USD ($) Acquisition	Jun. 30, 2025 Acquisition
Business Acquisitions And Dispositions [Line Items]
Number of acquisitions \| Acquisition				0	0
No of Parcel of Land Sold	1		1	1
Total Parcel of Land	3		3	3
Proceeds from Sale of Property			$ 724,000	$ 724,000
Gain on sale of land	$ 746,000		$ 724,000	724,000
Percentage of Total Area Sold				$ 14
Multi-tenant MOB \| Palm Beach Gardens, Florida \| Universal Health Services, Inc
Business Acquisitions And Dispositions [Line Items]
Percentage of rentable square feet		75.00%
Multi-tenant MOB \| Palm Beach Gardens, Florida \| Ground Lease and Master Flex-lease Agreement \| Universal Health Services, Inc
Business Acquisitions And Dispositions [Line Items]
Rentable square feet \| ft²		80,000
Multi-tenant MOB \| Palm Beach Gardens, Florida \| Master Flex Lease Agreement \| Universal Health Services, Inc
Business Acquisitions And Dispositions [Line Items]
Cost of medical office building		$ 34,000,000
Term of lease		10 years
Percentage of rentable square feet		75.00%

Segment Reporting

6 Months Ended

Jun. 30, 2026

Segment Reporting [Abstract]

Segment Reporting

(9) Segment Reporting

An operating segment is a component of a public entity that engages in business activities from which it may earn revenues and incur expenses and has discrete financial information available that is regularly reviewed by the chief operating decision maker (the “CODM”). Our primary business is investing in and leasing healthcare and human service facilities through direct ownership or through joint ventures, which aggregate into a single reportable segment. We actively manage our portfolio of healthcare and human service facilities and may from time to time make decisions to sell lower performing properties not meeting our long-term investment objectives. The proceeds of sales are typically reinvested in new developments or acquisitions, which we believe will meet our planned rate of return. It is our intent that all healthcare and human service facilities will be owned or developed for investment purposes. Our consolidated revenue and consolidated net income are generated from the operation of our investment portfolio. Our CODM is the Chairman of the Board, Chief Executive Officer and President.

Our portfolio is located throughout the United States, however, we do not distinguish or group our operations on a geographical or any other basis for purposes of allocating resources or measuring performance. We review operating and financial data for each property on an individual basis; therefore, each property represents an individual operating segment. Individual properties have been aggregated into one reportable segment based upon their similarities with regard to both the nature and economics of the facilities, tenants and operational processes, as well as long-term average financial performance. No individual property meets the requirements necessary to be considered its own reportable segment. We do not have intra-entity sales or transfers. The presentation of financial results as a single reportable segment is consistent with the way our CODM allocates resources or measures performance.

The accounting policies of our portfolio are the same as those described in the summary of significant accounting policies included in our Annual Report on Form 10-K for the year ended December 31, 2025. The CODM measures and assesses financial performance generated from each property primarily based upon consolidated net income and decides how to allocate resources. Consolidated net income is also used to monitor budget versus actual results in assessing the performance of our properties. The measure of segment assets is reported on the balance sheet as total consolidated assets. The CODM does not regularly review total assets for our single reportable segment, since total assets are generally not used to assess operating performance.

The CODM uses consolidated net income to evaluate income from segment assets in deciding whether to reinvest profits into our portfolio of healthcare and human service facilities for recurring capital expenditures, or into other parts of the entity, such as for acquisitions, new developments, scheduled interest and principal payments on our debt, or to pay dividends.

The following table presents information on our reported segment revenue and segment expenses that are included within our single reportable operating segment measure of profit or loss:


	Three Months Ended June 30,						Six Months Ended June 30,
	2026			2025			2026			2025
Revenue:
Revenues from facilities	$	23,557		$	23,449		$	46,674		$	46,572
Interest income on financing leases - UHS facilities		1,339			1,350			2,681			2,702
All other revenues		95			69			165			142
Total revenue	$	24,991		$	24,868		$	49,520		$	49,416

Expenses:
Depreciation and amortization	$	(7,028	)	$	(6,994	)	$	(13,982	)	$	(13,839	)
Advisory fees to UHS		(1,428	)		(1,391	)		(2,831	)		(2,755	)
Other operating expenses (a.)		(7,331	)		(7,639	)		(14,546	)		(14,944	)
Equity in income of unconsolidated LLCs		427			365			941			777
Gain on sale of land		724			-			724			-
Interest expense, net		(4,448	)		(4,717	)		(8,900	)		(9,386	)
Consolidated net income	$	5,907		$	4,492		$	10,926		$	9,269

(a.) Property operating expenses are primarily made up of property tax, utilities, maintenance, insurance and other costs related to the leasing of our real estate properties. Our CODM is not provided with further disaggregation and uses total operating expenses to manage the business.

- Definition

The entire disclosure for segment reporting.

+ References

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+ Details

Limited Liability Companies Accounted for Under Equity Method (Detail)

6 Months Ended

Jun. 30, 2026

Suburban Properties

Schedule Of Equity Method Investments [Line Items]

Ownership

33.00%

Property Owned by LLC/LP

St. Matthews Medical Plaza II

Brunswick Associates

Schedule Of Equity Method Investments [Line Items]

Ownership

74.00%

^[1],[2]

Property Owned by LLC/LP

Mid Coast Hospital MOB

^[1],[2]

FTX MOB Phase II limited partnership

Schedule Of Equity Method Investments [Line Items]

Ownership

95.00%

Property Owned by LLC/LP

Forney Medical Plaza II

Grayson Properties Two L P

Schedule Of Equity Method Investments [Line Items]

Ownership

95.00%

^[3]

Property Owned by LLC/LP

Texoma Medical Plaza II

^[3]

[1]	This LLC has a third-party term loan of $7.7 million, which is non-recourse to us, outstanding as of June 30, 2026.
[2]	We are the lessee with a third party on a ground lease for land.
[3]	This LP constructed, owns and operates the Texoma Medical Plaza II which is located in Denison, Texas, on the campus of a hospital owned and operated by a wholly-owned subsidiary of UHS. We have committed to invest up to $10.1 million in equity and debt financing, of which $8.3 million, net, has been funded as of June 30, 2026.

- Definition

Line items represent financial concepts included in a table. These concepts are used to disclose reportable information associated with domain members defined in one or many axes to the table.

+ References

+ Details

Lease Accounting (Tables)

6 Months Ended

Jun. 30, 2026

Leases [Abstract]

Components of the "Lease Revenue - UHS facilities" and "Lease Revenue - Non-related Parties" Captions


	Three Months Ended				Six Months Ended
	June 30,				June 30,
	2026		2025		2026		2025
UHS facilities:
Base rents	$	6,625	$	6,758	$	13,256	$	13,443
Bonus rents (a.)		992		861		2,003		1,678
Tenant reimbursements		702		762		1,443		1,587
Lease revenue - UHS facilities	$	8,319	$	8,381	$	16,702	$	16,708



Non-related parties:
Base rents	$	11,205	$	11,273	$	22,376	$	22,457
Tenant reimbursements		3,281		3,300		6,312		6,442
Lease revenue - Non-related parties	$	14,486	$	14,573	$	28,688	$	28,899

(a.) Consists of bonus rental earned in connection with McAllen Medical Center, a UHS acute care hospital facility.

Debt and Financial Instruments (Tables)

6 Months Ended

Jun. 30, 2026

Debt Disclosure [Abstract]

Summary of Required Compliance Ratios Giving Effect to New Covenants in Credit Agreement

The following table includes a summary of the required compliance ratios, giving effect to the covenants contained in the Credit Agreement (dollar amounts in thousands):


	Covenant	June 30, 2026			December 31, 2025
Tangible net worth (a)	>= $100,000	$	139,035		$	146,744
Total leverage	< =60%		43.8	%		43.6	%
Secured leverage	< =30%		2.2	%		2.3	%
Unencumbered leverage	< =60%		45.6	%		45.4	%
Fixed charge coverage	>=1.50x	3.5x			3.3x

(a) As discussed above, in April, 2026, the minimum tangible net worth requirement was changed to $100 million pursuant to the terms of the First Amendment.

Outstanding Mortgages, Excluding Net Debt Premium

As indicated on the following table, we have various mortgages, all of which are non-recourse to us, included on our condensed consolidated balance sheet as of June 30, 2026 (amounts in thousands):


Facility Name	Outstanding Balance (in thousands) (a.)			Interest Rate			Maturity Date
Phoenix Children’s East Valley Care Center fixed rate mortgage loan	$	7,198			3.95	%	January, 2030
Rosenberg Children's Medical Plaza fixed rate mortgage loan		11,077			4.42	%	September, 2033
Total, excluding net debt premium and net financing fees		18,275
Less net financing fees		(125	)
Total mortgages notes payable, non-recourse to us, net	$	18,150

(a.)

All mortgage loans require monthly principal payments through maturity and either fully amortize or include a balloon principal payment upon maturity.

- Definition

Tabular disclosure of long-debt instruments or arrangements, including identification, terms, features, collateral requirements and other information necessary to a fair presentation. These are debt arrangements that originally required repayment more than twelve months after issuance or greater than the normal operating cycle of the entity, if longer.

+ References

Reference 1: http://www.xbrl.org/2009/role/commonPracticeRef
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+ Details

Existing Lease Terms and Renewal Options for Each of UHS Hospital Facilities (Parenthetical) (Detail) - Universal Health Services, Inc	6 Months Ended
	Jun. 30, 2026 Renewaloptions
McAllen Medical Center
Property, Plant, and Equipment, Lessor Asset under Operating Lease [Line Items]
Number of renewal option at existing lease rates	1
Renewal option term at existing lease rates	5 years
Renewal option at existing lease rates expiration year	2031
Wellington Regional Medical Center
Property, Plant, and Equipment, Lessor Asset under Operating Lease [Line Items]
Number of renewal options at fair market value lease rates	1
Renewal options term at fair market value lease rates	5 years
Renewal options at fair market value lease rates expiration year	2031
Percentage of annual rental increase	2.50%
Aiken Regional Medical Center and Canyon Creek Behavioral Health
Property, Plant, and Equipment, Lessor Asset under Operating Lease [Line Items]
Number of renewal options at fair market value lease rates	7
Renewal options term at fair market value lease rates	5 years
Percentage of annual rental increase on cumulative and compound basis	2.25%
Aiken Regional Medical Center and Canyon Creek Behavioral Health \| Minimum
Property, Plant, and Equipment, Lessor Asset under Operating Lease [Line Items]
Renewal options at fair market value lease rates expiration year	2034
Aiken Regional Medical Center and Canyon Creek Behavioral Health \| Maximum
Property, Plant, and Equipment, Lessor Asset under Operating Lease [Line Items]
Renewal options at fair market value lease rates expiration year	2068
Clive Behavioral Health Hospital
Property, Plant, and Equipment, Lessor Asset under Operating Lease [Line Items]
Number of renewal options at fair market value lease rates	5
Renewal options term at fair market value lease rates	10 years
Clive Behavioral Health Hospital \| First Three Year Renewal Options
Property, Plant, and Equipment, Lessor Asset under Operating Lease [Line Items]
Percentage of annual rental increase on cumulative and compound basis	2.75%
Clive Behavioral Health Hospital \| Minimum \| First Three Year Renewal Options
Property, Plant, and Equipment, Lessor Asset under Operating Lease [Line Items]
Renewal options at lease rate stipulated in lease expiration year	2041
Clive Behavioral Health Hospital \| Minimum \| Last Two Year Renewal Options
Property, Plant, and Equipment, Lessor Asset under Operating Lease [Line Items]
Renewal options at fair market value lease rates expiration year	2071
Clive Behavioral Health Hospital \| Maximum \| First Three Year Renewal Options
Property, Plant, and Equipment, Lessor Asset under Operating Lease [Line Items]
Renewal options at lease rate stipulated in lease expiration year	2070
Clive Behavioral Health Hospital \| Maximum \| Last Two Year Renewal Options
Property, Plant, and Equipment, Lessor Asset under Operating Lease [Line Items]
Renewal options at fair market value lease rates expiration year	2090

General

6 Months Ended

Jun. 30, 2026

Organization, Consolidation and Presentation of Financial Statements [Abstract]

General

(1) General

This Quarterly Report on Form 10-Q is for the quarter ended June 30, 2026. In this Quarterly Report, “we,” “us,” “our” and the “Trust” refer to Universal Health Realty Income Trust and its subsidiaries.

In this Quarterly Report on Form 10-Q, the term “revenues” does not include the revenues of the unconsolidated LLCs in which we have various non-controlling equity interests ranging from 33% to 95%. As of June 30, 2026, we had investments in four jointly-owned LLCs/LPs. We currently account for our share of the income/loss from these investments by the equity method (see Note 5).

The condensed consolidated financial statements included herein have been prepared by us, without audit, pursuant to the rules and regulations of the SEC and reflect all normal and recurring adjustments which, in our opinion, are necessary to fairly present results for the interim periods. Certain information and footnote disclosures normally included in financial statements prepared in accordance with generally accepted accounting principles in the United States of America (U.S. GAAP) have been condensed or omitted pursuant to such rules and regulations, although we believe that the accompanying disclosures are adequate to make the information presented not misleading. It is suggested that these condensed consolidated financial statements be read in conjunction with the consolidated financial statements, the notes thereto and accounting policies included in our Annual Report on Form 10-K for the year ended December 31, 2025.

The preparation of financial statements in conformity with accounting principles generally accepted in the United States of America requires us to make estimates and assumptions that affect the amounts reported in our consolidated financial statements and accompanying notes.

Summarized Financial Information of Equity Affiliates - Additional Information (Detail)	6 Months Ended
	Jun. 30, 2026 Property
Limited Liability Companies \| Medical office buildings
Schedule Of Equity Method Investments [Line Items]
Number of real estate investments	4
Minimum
Schedule Of Equity Method Investments [Line Items]
Number of days for Non-Offering Member either to purchase or sell its entire ownership interest to or from Offering Member	60 days
Maximum
Schedule Of Equity Method Investments [Line Items]
Number of days for Non-Offering Member either to purchase or sell its entire ownership interest to or from Offering Member	90 days
4 Unconsolidated Limited Liability Companies / Limited Partner \| Minimum
Schedule Of Equity Method Investments [Line Items]
Non-controlling equity interest, ownership percentage	33.00%
4 Unconsolidated Limited Liability Companies / Limited Partner \| Maximum
Schedule Of Equity Method Investments [Line Items]
Non-controlling equity interest, ownership percentage	95.00%

- Definition

Line items represent financial concepts included in a table. These concepts are used to disclose reportable information associated with domain members defined in one or many axes to the table.

+ References

+ Details

Aggregate Principal Amounts Due on Mortgage Notes Payable by Unconsolidated LLC's/LPs Accounted Under Equity Method (Detail) - Equity Method Investments - USD ($)
$ in Thousands

6 Months Ended

Jun. 30, 2026

Dec. 31, 2025

^[1]

Schedule Of Equity Method Investments [Line Items]

Mortgage Loan Balance

$ 7,736

$ 7,884

Brunswick Associates

Schedule Of Equity Method Investments [Line Items]

Mortgage Loan Balance

$ 7,736

$ 7,884

Maturity Date

2030-12

[1]	Mortgage loan requires monthly principal payments through maturity and includes a balloon principal payment upon maturity.

- Definition

Line items represent financial concepts included in a table. These concepts are used to disclose reportable information associated with domain members defined in one or many axes to the table.

+ References

+ Details

Debt and Financial Instruments - Summary of Required Compliance Ratios in Connection with Terms of Credit Agreement (Detail) - USD ($)
$ in Thousands

6 Months Ended

Jun. 30, 2026

Dec. 31, 2025

Debt Instrument [Line Items]

Tangible net worth

^[1]

$ 139,035

$ 146,744

Total leverage

43.80%

43.60%

Secured leverage

2.20%

2.30%

Unencumbered leverage

45.60%

45.40%

Fixed charge coverage

3.50%

3.30%

Maximum

Debt Instrument [Line Items]

Covenant, Total leverage

60.00%

Covenant, Secured leverage

30.00%

Covenant, Unencumbered leverage

60.00%

Minimum

Debt Instrument [Line Items]

Covenant, Tangible net worth

^[1]

$ 100,000

Covenant, Fixed charge coverage

1.50%

[1]	As discussed above, in April, 2026, the minimum tangible net worth requirement was changed to $100 million pursuant to the terms of the First Amendment.

Debt and Financial Instruments - Additional Information (Detail)				1 Months Ended				3 Months Ended		6 Months Ended
	Apr. 21, 2026 USD ($) Option	Sep. 16, 2024 USD ($)	Mar. 27, 2018	May 31, 2025 USD ($)	Oct. 31, 2024 USD ($) Derivative	Dec. 31, 2023 USD ($) Derivative	Mar. 31, 2020 USD ($) Derivative	Jun. 30, 2026 USD ($)	Jun. 30, 2025 USD ($)	Jun. 30, 2026 USD ($)	Jun. 30, 2025 USD ($)	Dec. 31, 2025 USD ($)	Sep. 30, 2024 USD ($)	May 15, 2023
Debt Instrument [Line Items]
Net borrowings on the line of credit										$ 9,350,000	$ 5,900,000
Credit facility, Interest Rate Terms										Borrowings under the Credit Agreement will bear interest at a rate equal to, at our option, term SOFR for either one, three, or six months or the Base Rate, plus in either case, a specified margin depending on our total leverage ratio, as determined by the formula set forth in the Credit Agreement. The applicable margin on revolving loans range from 1.10% to 1.35% for Adjusted Term SOFR loans and 0.10% to 0.35% for Base Rate loans.
Outstanding borrowings under revolving credit agreement								$ 365,550,000		$ 365,550,000		$ 356,200,000
Available borrowing capacity								109,400,000		109,400,000		68,800,000
Compensating Balance Amount								0		0		0
Interest Rate Swap
Debt Instrument [Line Items]
Derivative interest rate cap payment due from counter parties								517,000		1,000,000
Derivative interest rate cap, payment received or accrued from counterparties, net								498,000	$ 780,000	1,000,000	1,600,000
Derivative interest rate cap, payment due to counterparties, partially offset								19,000		36,000
Interest Rate Swap \| Cash Flow Hedge
Debt Instrument [Line Items]
Number of interest rate cap agreements \| Derivative					1
Derivative instruments, fixed rate					3.2725%
Notional amount		$ 85,000,000			$ 85,000,000
Expiration date of interest rate		Sep. 16, 2024			Sep. 30, 2028
Interest Rate Swap Agreement One \| Cash Flow Hedge
Debt Instrument [Line Items]
Number of interest rate cap agreements \| Derivative						1
Derivative instruments, fixed rate						3.9495%
Notional amount						$ 25,000,000
Expiration date of interest rate						Dec. 01, 2027
Interest Rate Swap Agreement Two \| Cash Flow Hedge
Debt Instrument [Line Items]
Number of interest rate cap agreements \| Derivative							1
Derivative instruments, fixed rate							0.565%
Notional amount							$ 55,000,000
Expiration date of interest rate							Mar. 25, 2027
Level 2
Debt Instrument [Line Items]
Mortgage debt								18,300,000		18,300,000		18,600,000
Mortgage loan fair value								17,100,000		17,100,000		$ 17,500,000
Level 2 \| Interest Rate Swap
Debt Instrument [Line Items]
Liability derivatives, fair value								2,600,000		$ 2,600,000
Tuscan professional building
Debt Instrument [Line Items]
Repayment of mortgage loan				$ 122,000
Secured Overnight Financing Rate (SOFR) Overnight Index Swap Rate \| Interest Rate Swap \| Cash Flow Hedge
Debt Instrument [Line Items]
Derivative instruments, fixed rate					3.2725%
Secured Overnight Financing Rate (SOFR) Overnight Index Swap Rate \| Interest Rate Swap Agreement One \| Cash Flow Hedge
Debt Instrument [Line Items]
Derivative instruments, fixed rate						3.9495%
Secured Overnight Financing Rate (SOFR) Overnight Index Swap Rate \| Interest Rate Swap Agreement Two \| Cash Flow Hedge
Debt Instrument [Line Items]
Derivative instruments, fixed rate														0.505%
First Amendment to Credit Agreement
Debt Instrument [Line Items]
Outstanding borrowing	$ 475,000,000												$ 425,000,000
Minimum tangible net worth	100,000,000												$ 125,000,000
Net borrowings on the line of credit	$ 50,000,000
Unsecured revolving amended credit agreement terminated date	Sep. 30, 2028
Number of additional six month extension options \| Option	2
First Amendment to Credit Agreement \| Swingline/Short-Term Loans
Debt Instrument [Line Items]
Outstanding borrowing	$ 30,000,000
First Amendment to Credit Agreement \| Non-Amortizing Term Loan ("Term Loan")
Debt Instrument [Line Items]
Outstanding borrowing	175,000,000
First Amendment to Credit Agreement \| Revolving Loan Commitment
Debt Instrument [Line Items]
Outstanding borrowing	300,000,000
First Amendment to Credit Agreement \| Letters of Credit
Debt Instrument [Line Items]
Outstanding borrowing	$ 40,000,000
Credit Agreement
Debt Instrument [Line Items]
Credit agreement matures date										Sep. 30, 2028
Aggregate borrowings under Credit Agreement								19,100,000	19,600,000	$ 33,900,000	32,600,000
Aggregate repayments								13,100,000	$ 14,300,000	24,600,000	$ 26,700,000
Credit Agreement \| Minimum \| Base Rate
Debt Instrument [Line Items]
Margin points added to the reference rate			0.10%
Credit Agreement \| Minimum \| Secured Overnight Financing Rate (SOFR) Overnight Index Swap Rate
Debt Instrument [Line Items]
Margin points added to the reference rate			1.10%
Credit Agreement \| Maximum \| Base Rate
Debt Instrument [Line Items]
Margin points added to the reference rate			0.35%
Credit Agreement \| Maximum \| Secured Overnight Financing Rate (SOFR) Overnight Index Swap Rate
Debt Instrument [Line Items]
Margin points added to the reference rate			1.35%
Revolving A Facility
Debt Instrument [Line Items]
Facility fee of revolving loan								$ 300,000,000		$ 300,000,000
Revolving A Facility \| Minimum
Debt Instrument [Line Items]
Facility fee payable on commitment			0.15%
Revolving A Facility \| Minimum \| Base Rate
Debt Instrument [Line Items]
Margin points added to the reference rate			0.20%
Revolving A Facility \| Minimum \| Federal Funds Effective Rate
Debt Instrument [Line Items]
Margin points added to the base rate			0.50%
Revolving A Facility \| Minimum \| Secured Overnight Financing Rate (SOFR) Overnight Index Swap Rate
Debt Instrument [Line Items]
Margin points added to the reference rate			1.20%
Margin points added to the base rate			1.00%
Revolving A Facility \| Maximum
Debt Instrument [Line Items]
Facility fee payable on commitment			0.35%
Revolving A Facility \| Maximum \| Base Rate
Debt Instrument [Line Items]
Margin points added to the reference rate			0.65%
Revolving A Facility \| Maximum \| Secured Overnight Financing Rate (SOFR) Overnight Index Swap Rate
Debt Instrument [Line Items]
Margin points added to the reference rate			1.65%
Revolving B Facility \| Base Rate
Debt Instrument [Line Items]
Margin points added to the reference rate										0.20%	0.20%
Revolving B Facility \| Federal Funds Effective Rate
Debt Instrument [Line Items]
Facility fee payable on commitment										0.20%	0.20%
Revolving B Facility \| Secured Overnight Financing Rate (SOFR) Overnight Index Swap Rate
Debt Instrument [Line Items]
Margin points added to the reference rate										1.20%
Revolving B Facility \| Non-Amortizing Term Loan ("Term Loan")
Debt Instrument [Line Items]
Margin points added to the reference rate											1.20%

Segment Reporting - Summary of Reported Segment Revenue And Expenses (Details) - USD ($)
$ in Thousands

1 Months Ended

3 Months Ended

6 Months Ended

Jun. 30, 2026

Jun. 30, 2025

Jun. 30, 2026

Jun. 30, 2025

Revenues [Abstract]

Revenues, Total

$ 24,991

$ 24,868

$ 49,520

$ 49,416

Costs and Expenses [Abstract]

Depreciation and amortization

(7,028)

(6,994)

(13,982)

(13,839)

Equity in income of unconsolidated LLCs

427

365

941

777

Gain on sale of land

$ 746

724

Net income

5,907

4,492

10,926

9,269

Operating Segments

Revenues [Abstract]

Revenues from facilities

23,557

23,449

46,674

46,572

Interest income on financing leases - UHS facilities

1,339

1,350

2,681

2,702

All other revenues

165

142

Revenues, Total

24,991

24,868

49,520

49,416

Costs and Expenses [Abstract]

Depreciation and amortization

(7,028)

(6,994)

(13,982)

(13,839)

Advisory fees to UHS

(1,428)

(1,391)

(2,831)

(2,755)

Other operating expenses

^[1]

(7,331)

(7,639)

(14,546)

(14,944)

Equity in income of unconsolidated LLCs

427

365

941

777

Gain on sale of land

724

Interest expense, net

(4,448)

(4,717)

(8,900)

(9,386)

Net income

$ 5,907

$ 4,492

$ 10,926

$ 9,269

[1]	(a.) Property operating expenses are primarily made up of property tax, utilities, maintenance, insurance and other costs related to the leasing of our real estate properties. Our CODM is not provided with further disaggregation and uses total operating expenses to manage the business.

Relationship with Universal Health Services, Inc. ("UHS") and Related Party Transactions

6 Months Ended

Jun. 30, 2026

Relationship with Universal Health Services, Inc. ("UHS") and Related Party Transactions

(2) Relationship with Universal Health Services, Inc. (“UHS”) and Related Party Transactions

Leases: We commenced operations in 1986 by purchasing certain properties from subsidiaries of UHS and immediately leasing the properties back to the respective subsidiaries. The base rentals and lease and renewal terms for each of the hospitals leased to subsidiaries of UHS as of June 30, 2026, are provided below. The base rents are paid monthly. The lease on McAllen Medical Center also provides for bonus rent which is paid quarterly based upon a computation that compares the hospital’s current quarter revenue to a corresponding quarter in the base year. The hospital leases with subsidiaries of UHS, with the exception of the lease on Clive Behavioral Health Hospital (which is operated by UHS in a joint venture with an unrelated third party), are unconditionally guaranteed by UHS and are cross-defaulted with one another. The lease for the Clive Behavioral Health is guaranteed on a several basis by UHS (52%) and Catholic Health Initiatives-Iowa (48%).

The combined revenues generated from the leases on the three acute care and three behavioral health care hospital facilities leased to subsidiaries of UHS, accounted for approximately 25% and 24% of our consolidated revenues during the three months ended June 30, 2026 and 2025, respectively, and approximately 25% of our consolidated revenues during each of the six months ended June 30, 2026 and 2025. In addition to the six UHS hospital facilities, we have nineteen properties consisting of medical/office buildings and free-standing emergency departments ("FEDs") that are either wholly or jointly-owned by us that include tenants which are subsidiaries of UHS. The aggregate revenues generated from UHS-related tenants comprised approximately 40% of our consolidated revenues during each of the three and six-month periods ended June 30, 2026 and 2025.

In December, 2021, we entered into an asset purchase and sale agreement, as amended, with UHS and certain of its affiliates. Pursuant to the terms of the transaction, in addition to $4.1 million in cash paid by us to UHS, a wholly-owned subsidiary of UHS purchased from us, the real estate assets of an acute care hospital located in California (at its fair market value) and two wholly-owned subsidiaries of UHS transferred to us (at their fair market values), the real estate assets of Aiken Regional Medical Center (“Aiken”), located in Aiken, South Carolina (which includes an acute care hospital and a behavioral health pavilion), and Canyon Creek Behavioral Health (“Canyon Creek”), located in Temple, Texas. As a result of UHS’ purchase option within the lease agreements of Aiken and Canyon Creek, the transaction is accounted for as a failed sale leaseback in accordance with U.S. GAAP and the properties acquired by us in connection with the asset purchase and sale agreement with UHS were accounted for as financing arrangements. Pursuant to the leases, the aggregate annual rental rate during 2026 on the acquired properties, which is payable to us on a monthly basis, is approximately $6.2 million ($4.3 million related to Aiken and $1.9 million related to Canyon Creek). The portion of the lease payments that is included in our consolidated statements of income, and reflected as interest income on financing leases, was approximately $1.3 million and $1.4 million during the three months ended June 30, 2026 and 2025, respectively, and approximately $2.7 million for each of the six-month periods ended June 30, 2026 and 2025. There is no bonus rental component applicable to either of these leases. Our consolidated balance sheets as of June 30, 2026 and December 31, 2025 include financing receivables related to this transaction of $81.7 million and $82.1 million, respectively.

Pursuant to the terms of the master leases by and among us and certain subsidiaries of UHS, dated December 24, 1986 and December 31, 2021 (the “Master Leases”), which govern the leases of McAllen Medical Center, Wellington Regional Medical Center (governed by the Master Lease dated December 24, 1986), Aiken Regional Medical Center and Canyon Creek Behavioral Health (governed by the Master Lease dated December 31, 2021, as amended), all of which are hospital properties that are wholly-owned subsidiaries of UHS, UHS has the option, among other things, to renew the leases at the lease terms described below by providing notice to us at least 90 days prior to the termination of the then current term. UHS also has the right to purchase the respective leased facilities from us at their appraised fair market value upon any of the following: (i) at the end of the lease terms or any renewal terms; (ii) upon one month’s notice should a change of control of the Trust occur, or; (iii) within the time period as specified in the leases in the event that UHS provides notice to us of their intent to offer a substitution property/properties in exchange for one (or more) of the four wholly-owned UHS hospital facilities leased from us, should we be unable to reach an agreement with UHS on the properties to be substituted. Additionally, UHS has rights of first refusal to: (i) purchase the respective leased facilities during and for a specified period after the lease terms at the same price, terms and conditions of any third-party offer, or; (ii) renew the lease on the respective leased facility at the end of, and for a specified period after, the lease term at the same terms and conditions pursuant to any third-party offer.

In addition, a wholly-owned subsidiary of UHS is the managing, majority member in a joint-venture with an unrelated third-party that operates, and leases from us, Clive Behavioral Health, a 100-bed behavioral health care facility located in Clive, Iowa. Pursuant to the lease on this facility, the joint venture has the option to, among other things, renew the lease at the terms specified in the lease agreement by providing notice to us at least 270 days prior to the termination of the then current term. The joint venture also has the right to purchase the leased facility from us at its appraised fair market value upon either of the following: (i) by providing notice at least 270 days prior to the end of the lease terms or any renewal terms, or; (ii) upon 30 days’ notice anytime within 12 months of a change of control of the Trust (UHS also has this right should the joint venture decline to exercise its purchase right). Additionally, the joint venture has rights of first offer to purchase the facility prior to any third-party sale.

The table below details the existing lease terms and renewal options for each of the hospital leases that are related to UHS as of June 30, 2026, consisting of three acute care hospitals and three behavioral health hospitals:


Hospital Name	Annual Minimum Rent		End of Lease Term	Renewal Term (years)
McAllen Medical Center	$	5,485,000	December, 2026		5	(a)
Wellington Regional Medical Center	$	6,975,000	December, 2026		5	(b)
Aiken Regional Medical Center/Aurora Pavilion Behavioral Health Services	$	4,257,000	December, 2033		35	(c)
Canyon Creek Behavioral Health	$	1,925,000	December, 2033		35	(c)
Clive Behavioral Health Hospital	$	2,930,000	December, 2040		50	(d)

(a)

UHS has one 5-year renewal option at existing lease rates (through 2031).

(b)

UHS has one 5-year renewal option at fair market value lease rates (through 2031). The annual rental has increased by 2.5% on an annual compounded basis on each January 1st through 2026.

(c)

UHS has seven 5-year renewal options at fair market value lease rates (2034 through 2068). The annual rental rate will increase by 2.25% on a cumulative and compounded basis on each January 1st through 2033.

(d)

The UHS-related joint venture has five 10-year renewal options; the first three of the five 10-year renewal options will be at computed lease rates as stipulated in the lease (2041 through 2070) and the last two 10-year renewal options will be at fair market lease rates (2071 through 2090). On each January 1st through 2040 (and potentially through 2070 if the first three of five, 10-year renewal options are exercised), the annual rental will increase by 2.75% on a cumulative and compounded basis.

In October, 2024, two wholly-owned subsidiaries of UHS each exercised their 5-year renewal options on two FEDs located in Weslaco and Mission, Texas, covering the period of February 1, 2025 through January 31, 2030. The aggregate annual lease rates on the renewed leases, which are scheduled to increase 2% per year, for the period of February 1, 2026 through January 31, 2027 is approximately $1.1 million. The wholly-owned subsidiaries of UHS have five, 5-year renewal options remaining on each of these FEDs, with the first three renewal options (covering the years 2030 through 2044) providing for 2% annual increases to the lease rates, and the remaining two, 5-year renewal options (covering the years 2045 through 2054) providing for lease rates at the then fair market value. These leases are cross-defaulted with one another and the wholly-owned subsidiaries of UHS have the option to purchase the leased properties upon the expiration of each five-year extended term at the fair market value at that time.

Management cannot predict whether the leases with wholly-owned subsidiaries of UHS, which have renewal options at existing lease rates or fair market value lease rates, or any of our other leases, will be renewed at the end of their lease term. If the leases are not renewed at their current rates or the fair market value lease rates, we would be required to find other operators for those facilities and/or enter into leases on terms potentially less favorable to us than the current leases. In addition, if subsidiaries of UHS exercise their options to purchase the respective leased hospital or FED facilities upon expiration of the lease terms, our future revenues could decrease if we

were unable to earn a favorable rate of return on the sale proceeds received, as compared to the rental revenue currently earned pursuant to these leases.

As of June 30, 2026 we are the lessee on fourteen ground leases with subsidiaries of UHS (for consolidated and unconsolidated investments). The remaining lease terms on the ground leases with subsidiaries of UHS range from approximately 23 years to approximately 75 years. The annual aggregate lease payments on these properties are approximately $589,000 for the year ended 2026 and $603,000 for each of the years ended 2027 through 2030, and an aggregate of $32.8 million thereafter. See Note 7 for additional lease accounting disclosure.

Officers and Employees: Our officers are all employees of a wholly-owned subsidiary of UHS and although as of June 30, 2026 we had no salaried employees, our officers do typically receive annual stock-based compensation awards in the form of restricted stock or restricted stock units. In special circumstances, if warranted and deemed appropriate by the Compensation Committee of the Board of Trustees, our officers may also receive one-time compensation awards in the form of restricted stock, and/or cash bonuses.

Advisory Agreement: UHS of Delaware, Inc. (the “Advisor”), a wholly-owned subsidiary of UHS, serves as Advisor to us under an advisory agreement dated December 24, 1986, and as amended and restated as of January 1, 2019 (the “Advisory Agreement”). Pursuant to the Advisory Agreement, the Advisor is obligated to present an investment program to us, to use its best efforts to obtain investments suitable for such program (although it is not obligated to present any particular investment opportunity to us), to provide administrative services to us and to conduct our day-to-day affairs. All transactions between us and UHS must be approved by the Trustees who are unaffiliated with UHS (the “Independent Trustees”). In performing its services under the Advisory Agreement, the Advisor may utilize independent professional services, including accounting, legal, tax and other services, for which the Advisor is reimbursed directly by us. The Advisory Agreement may be terminated for any reason upon sixty days written notice by us or the Advisor. The Advisory Agreement expires on December 31 of each year; however, it is renewable by us, subject to a determination by the Independent Trustees, that the Advisor’s performance has been satisfactory. The Advisory Agreement was renewed for 2026 with the same terms as the Advisory Agreement in place during 2025 and 2024.

Our advisory fee was computed at 0.70% of our average invested real estate assets, as derived from our condensed consolidated balance sheets. Based upon a review of our advisory fee and other general and administrative expenses, as compared to an industry peer group, the advisory fee computation remained unchanged for 2026 as compared to 2025 and 2024. The average real estate assets for advisory fee calculation purposes exclude certain items from our condensed consolidated balance sheet such as, among other things, accumulated depreciation, cash and cash equivalents, lease receivables, deferred charges and other assets. The advisory fee is payable quarterly, subject to adjustment at year-end based upon our audited financial statements. Advisory fees incurred and paid (or payable) to UHS amounted to approximately $1.4 million for each of the three-month periods ended June 30, 2026 and 2025, respectively, and were based upon average invested real estate assets of $816 million and $795 million, respectively. Advisory fees incurred and paid (or payable) to UHS amounted to approximately $2.8 million for each of the six-month periods ended June 30, 2026 and 2025, and were based upon average invested real estate assets of $809 million and $787 million, respectively.

Share Ownership: As of June 30, 2026 and December 31, 2025, UHS owned 5.7% of our outstanding shares of beneficial interest.

SEC reporting requirements of UHS: UHS is subject to the reporting requirements of the Securities and Exchange Commission ("SEC") and is required to file annual reports containing audited financial information and quarterly reports containing unaudited financial information. Since the aggregate revenues generated from the UHS-related tenants comprised approximately 40% of our consolidated revenues during each of the three and six-month periods ended June 30, 2026 and 2025, and since a subsidiary of UHS is our Advisor, you are encouraged to obtain the publicly available filings for Universal Health Services, Inc. from the SEC’s website. These filings are the sole responsibility of UHS and are not incorporated by reference herein.

- Definition

The entire disclosure for related party transactions. Examples of related party transactions include transactions between (a) a parent company and its subsidiary; (b) subsidiaries of a common parent; (c) and entity and its principal owners; and (d) affiliates.

+ References

Reference 1: http://www.xbrl.org/2003/role/disclosureRef
-Topic 942
-SubTopic 210
-Name Accounting Standards Codification
-Section S45
-Paragraph 1
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147477657/942-210-S45-1

Reference 2: http://www.xbrl.org/2003/role/disclosureRef
-Topic 942
-SubTopic 210
-Name Accounting Standards Codification
-Section S50
-Paragraph 1
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147478478/942-210-S50-1

Reference 3: http://www.xbrl.org/2003/role/disclosureRef
-Topic 946
-SubTopic 220
-Name Accounting Standards Codification
-Section S99
-Paragraph 1
-Subparagraph (SX 210.6-07(2)(g)(3))
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147479134/946-220-S99-1

Reference 4: http://www.xbrl.org/2003/role/disclosureRef
-Topic 942
-SubTopic 210
-Name Accounting Standards Codification
-Section S99
-Paragraph 1
-Subparagraph (SX 210.9-03(7)(e)(3))
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147478546/942-210-S99-1

Reference 5: http://www.xbrl.org/2003/role/disclosureRef
-Topic 850
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 1
-Subparagraph (d)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147483326/850-10-50-1

Reference 6: http://www.xbrl.org/2003/role/disclosureRef
-Topic 946
-SubTopic 20
-Name Accounting Standards Codification
-Section 50
-Paragraph 2
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147480990/946-20-50-2

Reference 7: http://www.xbrl.org/2003/role/disclosureRef
-Topic 946
-SubTopic 20
-Name Accounting Standards Codification
-Section 50
-Paragraph 5
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147480990/946-20-50-5

Reference 8: http://www.xbrl.org/2003/role/disclosureRef
-Topic 946
-SubTopic 20
-Name Accounting Standards Codification
-Section 50
-Paragraph 6
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147480990/946-20-50-6

Reference 9: http://www.xbrl.org/2003/role/disclosureRef
-Topic 946
-SubTopic 235
-Name Accounting Standards Codification
-Section 50
-Paragraph 2
-Subparagraph (c)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147477968/946-235-50-2

Reference 10: http://www.xbrl.org/2003/role/disclosureRef
-Topic 946
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-Name Accounting Standards Codification
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-Paragraph 2
-Subparagraph (e)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147477968/946-235-50-2

Reference 11: http://www.xbrl.org/2003/role/disclosureRef
-Topic 946
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-Name Accounting Standards Codification
-Section S99
-Paragraph 1
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Reference 12: http://www.xbrl.org/2003/role/disclosureRef
-Topic 946
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-Name Accounting Standards Codification
-Section S99
-Paragraph 1
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Reference 13: http://www.xbrl.org/2003/role/disclosureRef
-Topic 850
-Name Accounting Standards Codification
-Publisher FASB
-URI https://asc.fasb.org/850/tableOfContent

Reference 14: http://www.xbrl.org/2003/role/disclosureRef
-Topic 850
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 6
-Publisher FASB
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Reference 15: http://www.xbrl.org/2003/role/disclosureRef
-Topic 850
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 1
-Subparagraph (a)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147483326/850-10-50-1

Reference 16: http://www.xbrl.org/2003/role/disclosureRef
-Topic 850
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 1
-Subparagraph (b)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147483326/850-10-50-1

+ Details

Relationship with Universal Health Services, Inc. ("UHS") and Related Party Transactions - Additional Information (Detail 1) - Universal Health Services, Inc - Revenues - Customer Concentration Risk	3 Months Ended		6 Months Ended
	Jun. 30, 2026	Jun. 30, 2025	Jun. 30, 2026	Jun. 30, 2025
Related Party Transaction [Line Items]
Percentage of revenues generated from leases and tenants	25.00%	24.00%	25.00%	25.00%
Tenants
Related Party Transaction [Line Items]
Percentage of revenues generated from leases and tenants	40.00%	40.00%	40.00%	40.00%

- Definition

For an entity that discloses a concentration risk in relation to quantitative amount, which serves as the "benchmark" (or denominator) in the equation, this concept represents the concentration percentage derived from the division.

+ References + Details

- Definition

Line items represent financial concepts included in a table. These concepts are used to disclose reportable information associated with domain members defined in one or many axes to the table.

+ References

Reference 1: http://www.xbrl.org/2003/role/disclosureRef
-Topic 942
-SubTopic 210
-Name Accounting Standards Codification
-Section S45
-Paragraph 1
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147477657/942-210-S45-1

Reference 2: http://www.xbrl.org/2003/role/disclosureRef
-Topic 942
-SubTopic 210
-Name Accounting Standards Codification
-Section S50
-Paragraph 1
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147478478/942-210-S50-1

Reference 3: http://www.xbrl.org/2003/role/disclosureRef
-Topic 942
-SubTopic 210
-Name Accounting Standards Codification
-Section S99
-Paragraph 1
-Subparagraph (SX 210.9-03(7)(e)(1)(i))
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147478546/942-210-S99-1

Reference 4: http://www.xbrl.org/2003/role/disclosureRef
-Topic 946
-SubTopic 220
-Name Accounting Standards Codification
-Section S99
-Paragraph 1
-Subparagraph (SX 210.6-07(2)(g)(3))
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147479134/946-220-S99-1

Reference 5: http://www.xbrl.org/2003/role/disclosureRef
-Topic 942
-SubTopic 210
-Name Accounting Standards Codification
-Section S99
-Paragraph 1
-Subparagraph (SX 210.9-03(16))
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147478546/942-210-S99-1

Reference 6: http://www.xbrl.org/2003/role/disclosureRef
-Topic 942
-SubTopic 210
-Name Accounting Standards Codification
-Section S99
-Paragraph 1
-Subparagraph (SX 210.9-03(15)(4))
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147478546/942-210-S99-1

Reference 7: http://www.xbrl.org/2003/role/disclosureRef
-Topic 942
-SubTopic 210
-Name Accounting Standards Codification
-Section S99
-Paragraph 1
-Subparagraph (SX 210.9-03(15)(3))
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-URI https://asc.fasb.org/1943274/2147478546/942-210-S99-1

Reference 8: http://www.xbrl.org/2009/role/commonPracticeRef
-Topic 970
-SubTopic 810
-Name Accounting Standards Codification
-Section 45
-Paragraph 1
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147477383/970-810-45-1

Reference 9: http://www.xbrl.org/2003/role/disclosureRef
-Topic 850
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 1
-Subparagraph (d)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147483326/850-10-50-1

Reference 10: http://www.xbrl.org/2003/role/disclosureRef
-Topic 850
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 1
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-URI https://asc.fasb.org/1943274/2147483326/850-10-50-1

Reference 11: http://www.xbrl.org/2003/role/disclosureRef
-Topic 850
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
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-Publisher FASB
-URI https://asc.fasb.org/1943274/2147483326/850-10-50-3

Reference 12: http://www.xbrl.org/2003/role/disclosureRef
-Topic 235
-SubTopic 10
-Name Accounting Standards Codification
-Section S50
-Paragraph 1
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147480738/235-10-S50-1

Reference 13: http://www.xbrl.org/2003/role/disclosureRef
-Topic 235
-SubTopic 10
-Name Accounting Standards Codification
-Section S99
-Paragraph 1
-Subparagraph (SX 210.4-08(k)(2))
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147480678/235-10-S99-1

Reference 14: http://www.xbrl.org/2003/role/disclosureRef
-Topic 235
-SubTopic 10
-Name Accounting Standards Codification
-Section S99
-Paragraph 1
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-Publisher FASB
-URI https://asc.fasb.org/1943274/2147480678/235-10-S99-1

Reference 15: http://www.xbrl.org/2003/role/disclosureRef
-Topic 310
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-Name Accounting Standards Codification
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Reference 16: http://www.xbrl.org/2003/role/disclosureRef
-Topic 946
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-Name Accounting Standards Codification
-Section S99
-Paragraph 1
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-Publisher FASB
-URI https://asc.fasb.org/1943274/2147479134/946-220-S99-1

Reference 17: http://www.xbrl.org/2003/role/disclosureRef
-Topic 946
-SubTopic 220
-Name Accounting Standards Codification
-Section S99
-Paragraph 1
-Subparagraph (SX 210.6-07(2)(c)(2)(ii))
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147479134/946-220-S99-1

+ Details

Lease Accounting - Additional Information (Detail) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2026 USD ($)	Jun. 30, 2025 USD ($)	Jun. 30, 2026 USD ($) Lease Land	Jun. 30, 2025 USD ($)	Dec. 31, 2025 USD ($)
Leases Disclosure [Line Items]
Lessee in connection with ground leases for land \| Land			16
Right-of-use land assets	$ 11,377		$ 11,377		$ 11,395
Ground lease liabilities	11,399		11,399		$ 11,398
Specialty Hospital In Chicago, Illinois \| Chicago, Illinois
Leases Disclosure [Line Items]
Operating expenses demolition costs	$ 118	$ 151	$ 262	$ 321
Financing Arrangements
Leases Disclosure [Line Items]
Number of lease property \| Lease			2

General - Additional Information (Detail)	Jun. 30, 2026 Property
Limited Liability Companies
Organization Consolidation And Presentation Of Financial Statements [Line Items]
Number of real estate investments	4
4 Unconsolidated Limited Liability Companies / Limited Partner \| Minimum
Organization Consolidation And Presentation Of Financial Statements [Line Items]
Non-controlling equity interest, ownership percentage	33.00%
4 Unconsolidated Limited Liability Companies / Limited Partner \| Maximum
Organization Consolidation And Presentation Of Financial Statements [Line Items]
Non-controlling equity interest, ownership percentage	95.00%

Condensed Consolidated Balance Sheets (Parenthetical) - USD ($) $ in Millions	Jun. 30, 2026	Dec. 31, 2025
Statement of Financial Position [Abstract]
Intangible assets, accumulated amortization	$ 11.7	$ 10.9
Preferred shares of beneficial interest, par value	$ 0.01	$ 0.01
Preferred shares of beneficial interest, shares authorized	5,000,000	5,000,000
Preferred shares of beneficial interest, issued	0	0
Preferred shares of beneficial interest, outstanding	0	0
Common shares, par value	$ 0.01	$ 0.01
Common shares, shares authorized	95,000,000	95,000,000
Common shares, issued	13,898,649	13,874,607
Common shares, outstanding	13,898,649	13,874,607

Relationship with Universal Health Services, Inc. ("UHS") and Related Party Transactions - Additional Information (Detail)	1 Months Ended			3 Months Ended		6 Months Ended
	Oct. 31, 2025 USD ($) ft²	Oct. 31, 2024 USD ($) Subsidiary Renewaloptions	Dec. 31, 2021 USD ($)	Jun. 30, 2026 USD ($) Hospital Lease	Jun. 30, 2025 USD ($)	Jun. 30, 2026 USD ($) Hospital Lease Bed Property	Jun. 30, 2025 USD ($)	Dec. 31, 2025 USD ($)	Jun. 30, 2024
Related Party Transaction [Line Items]
Number of bed facility \| Bed						100
Annual advisory fee as percentage of average invested real estate assets				0.70%	0.70%	0.70%	0.70%		0.70%
Aiken Regional Medical Center
Related Party Transaction [Line Items]
Monthly lease rent receivable				$ 4,300,000		$ 4,300,000
Canyon Creek Behavioral Health
Related Party Transaction [Line Items]
Monthly lease rent receivable				1,900,000		1,900,000
Aiken Regional Medical Center and Canyon Creek Behavioral Health
Related Party Transaction [Line Items]
Monthly lease rent receivable				6,200,000		6,200,000
Lease payments expected				$ 1,300,000	$ 1,400,000	$ 2,700,000	$ 2,700,000
Universal Health Services, Inc
Related Party Transaction [Line Items]
Number of acute care hospital leased \| Hospital				3		3
Number of behavioral health care hospital leased \| Hospital				3		3
Number of hospital facilities leased \| Hospital						6
Number of medical office buildings and free standing emergency departments \| Property						19
Option to renew lease, notice period prior to termination date of current term						90 days
Number of subsidiaries exercised renewal option \| Subsidiary		2
Number of ground leases \| Lease				14		14
Aggregate lease payments for 2026				$ 589,000		$ 589,000
Aggregate lease payments for 2027				603,000		603,000
Aggregate lease payments for 2028				603,000		603,000
Aggregate lease payments for 2029				603,000		603,000
Aggregate lease payments for 2030				603,000		603,000
Aggregate lease payments for thereafter				$ 32,800,000		$ 32,800,000
Percentage ownership of outstanding shares				5.70%		5.70%		5.70%
Percentage of lease guaranteed						52.00%
Universal Health Services, Inc \| Customer Concentration Risk \| Revenues
Related Party Transaction [Line Items]
Percentage of revenues generated from leases and tenants				25.00%	24.00%	25.00%	25.00%
Universal Health Services, Inc \| Customer Concentration Risk \| Revenues \| Tenants
Related Party Transaction [Line Items]
Percentage of revenues generated from leases and tenants				40.00%	40.00%	40.00%	40.00%
Universal Health Services, Inc \| Minimum
Related Party Transaction [Line Items]
Remaining lease terms on ground leases						23 years
Universal Health Services, Inc \| Maximum
Related Party Transaction [Line Items]
Remaining lease terms on ground leases						75 years
Universal Health Services, Inc \| Acute Care Hospitals
Related Party Transaction [Line Items]
Number of hospitals operating lease terms of existing and renewal options \| Hospital						3
Universal Health Services, Inc \| Clive, Iowa \| Clive Behavioral Health
Related Party Transaction [Line Items]
Option to renew lease, notice period prior to termination date of current term						270 days
Period to purchase respective leased facilities prior to end of lease term or renewal terms						270 days
Universal Health Services, Inc \| Weslaco and Mission, Texas
Related Party Transaction [Line Items]
Percentage of annual rental increase on cumulative and compound basis		2.00%
Renewal options term at fair market value lease rates		5 years
Exercised renewal option term		5 years
Aggregate annual lease		$ 1,100,000
Number of renewal options at fair market value lease rates \| Renewaloptions		5
Universal Health Services, Inc \| Weslaco and Mission, Texas \| Minimum
Related Party Transaction [Line Items]
Lease expiration date		Feb. 01, 2025
Aggregate annual lease period		Feb. 01, 2026
Universal Health Services, Inc \| Weslaco and Mission, Texas \| Maximum
Related Party Transaction [Line Items]
Lease expiration date		Jan. 31, 2030
Aggregate annual lease period		Jan. 31, 2027
Universal Health Services, Inc \| Multi-tenant MOB \| Palm Beach Gardens, Florida
Related Party Transaction [Line Items]
Percentage of rentable square feet	75.00%
Universal Health Services, Inc \| Subsidiary
Related Party Transaction [Line Items]
Financing receivable				$ 81,700,000		$ 81,700,000		$ 82,100,000
Universal Health Services, Inc \| Asset Purchase and Sale Agreement \| Subsidiary
Related Party Transaction [Line Items]
Cash received for sale of real estate asset			$ 4,100,000
Universal Health Services, Inc \| Ground Lease and Master Flex-lease Agreement \| Multi-tenant MOB \| Palm Beach Gardens, Florida
Related Party Transaction [Line Items]
Rentable square feet \| ft²	80,000
Universal Health Services, Inc \| Ground Lease and Master Flex-lease Agreement \| Multi-tenant MOB \| Palm Beach, Florida
Related Party Transaction [Line Items]
Rentable square feet \| ft²	80,000
Universal Health Services, Inc \| Master Flex Lease Agreement \| Multi-tenant MOB \| Palm Beach Gardens, Florida
Related Party Transaction [Line Items]
Term of lease	10 years
Cost of medical office building	$ 34,000,000
Percentage of rentable square feet	75.00%
Universal Health Services, Inc \| First Three Year Renewal Options \| Weslaco and Mission, Texas
Related Party Transaction [Line Items]
Percentage of annual rental increase on cumulative and compound basis		2.00%
Universal Health Services, Inc \| First Three Year Renewal Options \| Weslaco and Mission, Texas \| Minimum
Related Party Transaction [Line Items]
Renewal options at fair market value lease rates expiration year		2030
Universal Health Services, Inc \| First Three Year Renewal Options \| Weslaco and Mission, Texas \| Maximum
Related Party Transaction [Line Items]
Renewal options at fair market value lease rates expiration year		2044
Universal Health Services, Inc \| Last Two Year Renewal Options \| Weslaco and Mission, Texas \| Minimum
Related Party Transaction [Line Items]
Renewal options at fair market value lease rates expiration year		2045
Universal Health Services, Inc \| Last Two Year Renewal Options \| Weslaco and Mission, Texas \| Maximum
Related Party Transaction [Line Items]
Renewal options at fair market value lease rates expiration year		2054
Universal Health Services of Delaware Inc
Related Party Transaction [Line Items]
Advisory fee				1,400,000	$ 1,400,000	2,800,000	$ 2,800,000
Average invested real estate assets				$ 816,000,000	$ 795,000,000	$ 809,000,000	$ 787,000,000
Catholic Health Initiatives Iowa
Related Party Transaction [Line Items]
Percentage of lease guaranteed						48.00%

Segment Reporting (Tables)

6 Months Ended

Jun. 30, 2026

Segment Reporting [Abstract]

Summary of Reported Segment Revenue And Expenses


	Three Months Ended June 30,						Six Months Ended June 30,
	2026			2025			2026			2025
Revenue:
Revenues from facilities	$	23,557		$	23,449		$	46,674		$	46,572
Interest income on financing leases - UHS facilities		1,339			1,350			2,681			2,702
All other revenues		95			69			165			142
Total revenue	$	24,991		$	24,868		$	49,520		$	49,416

Expenses:
Depreciation and amortization	$	(7,028	)	$	(6,994	)	$	(13,982	)	$	(13,839	)
Advisory fees to UHS		(1,428	)		(1,391	)		(2,831	)		(2,755	)
Other operating expenses (a.)		(7,331	)		(7,639	)		(14,546	)		(14,944	)
Equity in income of unconsolidated LLCs		427			365			941			777
Gain on sale of land		724			-			724			-
Interest expense, net		(4,448	)		(4,717	)		(8,900	)		(9,386	)
Consolidated net income	$	5,907		$	4,492		$	10,926		$	9,269

- Definition

Tabular disclosure of segment reporting. Includes, but is not limited to, reconciliation of reportable segment amount to corresponding consolidated total.

+ References

Reference 1: http://www.xbrl.org/2009/role/commonPracticeRef
-Topic 280
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 31
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147482810/280-10-50-31

Reference 2: http://www.xbrl.org/2009/role/commonPracticeRef
-Topic 280
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 34
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147482810/280-10-50-34

Reference 3: http://www.xbrl.org/2009/role/commonPracticeRef
-Topic 280
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 32
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147482810/280-10-50-32

Reference 4: http://www.xbrl.org/2009/role/commonPracticeRef
-Topic 280
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 30
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147482810/280-10-50-30

Reference 5: http://www.xbrl.org/2009/role/commonPracticeRef
-Topic 280
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 26C
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147482810/280-10-50-26C

Reference 6: http://www.xbrl.org/2009/role/commonPracticeRef
-Topic 280
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 26B
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147482810/280-10-50-26B

Reference 7: http://www.xbrl.org/2009/role/commonPracticeRef
-Topic 280
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 26A
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147482810/280-10-50-26A

Reference 8: http://www.xbrl.org/2009/role/commonPracticeRef
-Topic 280
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 25
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147482810/280-10-50-25

Reference 9: http://www.xbrl.org/2009/role/commonPracticeRef
-Topic 280
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 22
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147482810/280-10-50-22

Reference 10: http://www.xbrl.org/2009/role/commonPracticeRef
-Topic 280
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 15
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147482810/280-10-50-15

+ Details

Summary of Outstanding Mortgages, Excluding Net Debt Premium (Detail) - USD ($)
$ in Thousands

6 Months Ended

Jun. 30, 2026

Dec. 31, 2025

Debt Instrument [Line Items]

Total mortgages notes payable, non-recourse to us, net

$ 18,150

$ 18,435

Nonrecourse

Debt Instrument [Line Items]

Outstanding Balance

^[1]

18,275

Less net financing fees

^[1]

(125)

Total mortgages notes payable, non-recourse to us, net

^[1]

18,150

Phoenix Children East Valley Care Center Fixed Rate Mortgage Loan | Nonrecourse

Debt Instrument [Line Items]

Outstanding Balance

^[1]

$ 7,198

Interest Rate

3.95%

Maturity Date

2030-01

Rosenberg Children's Medical Plaza Fixed Rate Mortgage Loan | Nonrecourse

Debt Instrument [Line Items]

Outstanding Balance

^[1]

$ 11,077

Interest Rate

4.42%

Maturity Date

2033-09

[1]	All mortgage loans require monthly principal payments through maturity and either fully amortize or include a balloon principal payment upon maturity.

- Definition

Line items represent financial concepts included in a table. These concepts are used to disclose reportable information associated with domain members defined in one or many axes to the table.

+ References

+ Details

Document and Entity Information - shares	6 Months Ended
Document and Entity Information - shares	Jun. 30, 2026	Jul. 31, 2026
Cover [Abstract]
Document Type	10-Q
Amendment Flag	false
Document Period End Date	Jun. 30, 2026
Document Fiscal Year Focus	2026
Document Fiscal Period Focus	Q2
Entity Registrant Name	UNIVERSAL HEALTH REALTY INCOME TRUST
Entity Central Index Key	0000798783
Current Fiscal Year End Date	--12-31
Entity Filer Category	Non-accelerated Filer
Entity Small Business	true
Entity Emerging Growth Company	false
Entity Common Stock, Shares Outstanding		13,898,684
Entity Current Reporting Status	Yes
Entity Shell Company	false
Entity File Number	1-9321
Entity Tax Identification Number	23-6858580
Entity Address, Address Line One	UNIVERSAL CORPORATE CENTER
Entity Address, Address Line Two	367 SOUTH GULPH ROAD
Entity Address, City or Town	KING OF PRUSSIA
Entity Address, State or Province	PA
Entity Address, Postal Zip Code	19406-0958
City Area Code	610
Local Phone Number	265-0688
Entity Interactive Data Current	Yes
Title of 12(b) Security	Shares of beneficial interest, $0.01 par value
Trading Symbol	UHT
Security Exchange Name	NYSE
Entity Incorporation, State or Country Code	MD
Document Quarterly Report	true
Document Transition Report	false

Relationship with Universal Health Services, Inc. ("UHS") and Related Party Transactions (Tables)

6 Months Ended

Jun. 30, 2026

Existing Lease Terms and Renewal Options for Each of UHS Hospital Facilities


Hospital Name	Annual Minimum Rent		End of Lease Term	Renewal Term (years)
McAllen Medical Center	$	5,485,000	December, 2026		5	(a)
Wellington Regional Medical Center	$	6,975,000	December, 2026		5	(b)
Aiken Regional Medical Center/Aurora Pavilion Behavioral Health Services	$	4,257,000	December, 2033		35	(c)
Canyon Creek Behavioral Health	$	1,925,000	December, 2033		35	(c)
Clive Behavioral Health Hospital	$	2,930,000	December, 2040		50	(d)

(a)

UHS has one 5-year renewal option at existing lease rates (through 2031).

(b)

UHS has one 5-year renewal option at fair market value lease rates (through 2031). The annual rental has increased by 2.5% on an annual compounded basis on each January 1st through 2026.

(c)

(d)

Condensed Consolidated Statements of Income (Parenthetical) - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2026	Jun. 30, 2025	Jun. 30, 2026	Jun. 30, 2025
UHS Hospital Facilities \| McAllen Medical Center
Bonus rental	$ 992	$ 861	$ 2,000	$ 1,700

Condensed Consolidated Statements of Comprehensive Income - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2026	Jun. 30, 2025	Jun. 30, 2026	Jun. 30, 2025
Statement of Comprehensive Income [Abstract]
Net income	$ 5,907	$ 4,492	$ 10,926	$ 9,269
Other comprehensive loss:
Unrealized derivative gain/(loss) on cash flow hedges	436	(1,458)	944	(3,678)
Total other comprehensive loss:	436	(1,458)	944	(3,678)
Total comprehensive income	$ 6,343	$ 3,034	$ 11,870	$ 5,591

- Definition

Amount after tax of increase (decrease) in equity from transactions and other events and circumstances from net income and other comprehensive income, attributable to parent entity. Excludes changes in equity resulting from investments by owners and distributions to owners.

+ References + Details

- Definition

The portion of profit or loss for the period, net of income taxes, which is attributable to the parent.

+ References

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+ Details

Dividends and Equity Issuance Program - Additional Information (Detail) - USD ($)	3 Months Ended		6 Months Ended		26 Months Ended
	Jun. 30, 2026	Jun. 30, 2025	Jun. 30, 2026	Jun. 30, 2025	Jun. 30, 2026	Jun. 30, 2024
Dividends and Equity Issuance [Line Items]
Dividends declared and paid	$ 10,500,000	$ 10,300,000	$ 20,824,000	$ 20,482,000
Declared and paid dividends, per share	$ 750	$ 740	$ 1.495	$ 1.475
Aggregate initial offering price of threshold amount						$ 100,000,000
Share issued					0
Location, Statement of Income, Balance [Axis]: us-gaap:OtherCostAndExpenseOperating
Dividends and Equity Issuance [Line Items]
Net cash proceeds from stock issued			$ 291,000

- Definition

Number of new stock issued during the period.

+ References

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+ Details

Condensed Consolidated Statements of Changes in Equity - USD ($) shares in Thousands, $ in Thousands	Total	Common stock	Capital in excess of par value	Cumulative net income	Cumulative dividends	Accumulated other comprehensive income/(loss)
Balance at Dec. 31, 2024	$ 179,541	$ 138	$ 271,092	$ 845,295	$ (943,396)	$ 6,412
Balance, Shares at Dec. 31, 2024		13,851
Shares of Beneficial Interest:
Issued, net	76	$ 1	75
Issued, net (in shares)		24
Repurchased	(36)		(36)
Repurchased (in shares)		(1)
Restricted stock-based compensation expense	426		426
Dividends and dividend equivalents	(20,446)				(20,446)
Comprehensive income:
Net income	9,269			9,269
Unrealized net (loss)/gain on cash flow hedges	(3,678)					(3,678)
Subtotal - comprehensive income	5,591			9,269		(3,678)
Balance at Jun. 30, 2025	165,152	$ 139	271,557	854,564	(963,842)	2,734
Balance, Shares at Jun. 30, 2025		13,874
Balance at Mar. 31, 2025	172,166	$ 138	271,340	850,072	(953,576)	4,192
Balance, Shares at Mar. 31, 2025		13,851
Shares of Beneficial Interest:
Issued, net	41	$ 1	40
Issued, net (in shares)		24
Repurchased	(36)		(36)
Repurchased (in shares)		(1)
Restricted stock-based compensation expense	213		213
Dividends and dividend equivalents	(10,266)				(10,266)
Comprehensive income:
Net income	4,492			4,492
Unrealized net (loss)/gain on cash flow hedges	(1,458)					(1,458)
Subtotal - comprehensive income	3,034			4,492		(1,458)
Balance at Jun. 30, 2025	165,152	$ 139	271,557	854,564	(963,842)	2,734
Balance, Shares at Jun. 30, 2025		13,874
Balance at Dec. 31, 2025	152,384	$ 139	272,147	862,904	(984,443)	1,637
Balance, Shares at Dec. 31, 2025		13,875
Shares of Beneficial Interest:
Issued, net	77		77
Issued, net (in shares)		26
Repurchased	(58)		(58)
Repurchased (in shares)		(2)
Restricted stock-based compensation expense	393		393
Dividends and dividend equivalents	(20,759)				(20,759)
Comprehensive income:
Net income	10,926			10,926
Unrealized net (loss)/gain on cash flow hedges	944					944
Subtotal - comprehensive income	11,870			10,926		944
Balance at Jun. 30, 2026	143,907	$ 139	272,559	873,830	(1,005,202)	2,581
Balance, Shares at Jun. 30, 2026		13,899
Balance at Mar. 31, 2026	147,803	$ 139	272,375	867,923	(994,779)	2,145
Balance, Shares at Mar. 31, 2026		13,875
Shares of Beneficial Interest:
Issued, net	39		39
Issued, net (in shares)		26
Repurchased	(58)		(58)
Repurchased (in shares)		(2)
Restricted stock-based compensation expense	203		203
Dividends and dividend equivalents	(10,423)				(10,423)
Comprehensive income:
Net income	5,907			5,907
Unrealized net (loss)/gain on cash flow hedges	436					436
Subtotal - comprehensive income	6,343			5,907		436
Balance at Jun. 30, 2026	$ 143,907	$ 139	$ 272,559	$ 873,830	$ (1,005,202)	$ 2,581
Balance, Shares at Jun. 30, 2026		13,899

Condensed Combined Statements of Income (Unaudited) for LLCs/LPs Accounted Under Equity Method (Detail) - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2026	Jun. 30, 2025	Jun. 30, 2026	Jun. 30, 2025
Schedule Of Equity Method Investments [Line Items]
Revenues	$ 24,991	$ 24,868	$ 49,520	$ 49,416
Net income			10,926	9,269
Our share of net income	427	365	941	777
Equity Method Investment, Nonconsolidated Investee or Group of Investees
Schedule Of Equity Method Investments [Line Items]
Our share of net income	427	365	941	777
Equity Method Investment, Nonconsolidated Investee or Group of Investees
Schedule Of Equity Method Investments [Line Items]
Revenues	2,131	2,141	4,379	4,443
Operating expenses	886	859	1,757	1,745
Depreciation and amortization	429	470	853	942
Interest, net	58	112	116	249
Net income	$ 758	$ 700	$ 1,653	$ 1,507

- Definition

Amount of income (loss) for proportionate share of equity method investee's income (loss).

+ References + Details

- Definition

The consolidated profit or loss for the period, net of income taxes, including the portion attributable to the noncontrolling interest.

+ References

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+ Details

- Definition

Amount of revenue recognized from goods sold, services rendered, insurance premiums, or other activities that constitute an earning process. Includes, but is not limited to, investment and interest income before deduction of interest expense when recognized as a component of revenue, and sales and trading gain (loss).

+ References

+ Details

- Definition

Line items represent financial concepts included in a table. These concepts are used to disclose reportable information associated with domain members defined in one or many axes to the table.

+ References

+ Details