Investments	9 Months Ended
Jun. 30, 2026
Equity Method Investments and Joint Ventures [Abstract]
Investments	Investments Seven Hills Realty Trust In November 2025, SEVN commenced a transferable rights offering to raise gross proceeds of approximately $65,200 whereby shareholders of record of its common shares of beneficial interest, or SEVN common shares, received, at no charge, one transferable subscription right for every one SEVN common share held, pursuant to which such shareholders could purchase, at a specified subscription price, one SEVN common share for every two subscription rights held. We, through Tremont, participated in the rights offering by (i) exercising our pro rata subscription rights based on our existing ownership in SEVN by purchasing 854,029 shares for $7,387 and (ii) purchasing 2,015,748 additional SEVN common shares not otherwise sold in the rights offering for $17,436, subject to the terms and conditions of a backstop agreement. As of June 30, 2026, Tremont owned 4,577,835, or approximately 20.2%, of SEVN’s outstanding common shares. We account for our investment in SEVN as an equity method investment because we are deemed to exert significant influence, but not control, over SEVN’s most significant activities. We elected the fair value option to account for our investment in SEVN and determined fair value using the closing price of SEVN’s common shares as of the end of the period, which is a Level 1 fair value input. The aggregate market value of our investment in SEVN as of June 30, 2026 and September 30, 2025, based on quoted market prices, was $38,591 and $17,610, respectively. The unrealized gain (loss) in our condensed consolidated statements of comprehensive income related to our investment in SEVN was $2,243 and $(120) for the three months ended June 30, 2026 and 2025, respectively, and $(801) and $(1,110) for the nine months ended June 30, 2026 and 2025, respectively. We received distributions from SEVN of $1,282 and $597 for the three months ended June 30, 2026 and 2025 and $3,042 and $1,793 for the nine months ended June 30, 2026 and 2025. Service Properties Trust In connection with an underwritten public offering of SVC common shares of beneficial interest, $.01 par value per share, or SVC common shares, by SVC pursuant to an underwriting agreement, we, through RMR LLC, purchased, on April 2, 2026, 41,666,666 SVC common shares from the underwriters at a price equal to the public offering price of $1.20 per share, for an aggregate purchase price of approximately $50,000. As of June 30, 2026, we owned 41,666,666, or approximately 6.4%, of SVC’s outstanding common shares. We account for our investment in SVC as an equity method investment because we are deemed to exert significant influence, but not control, over SVC’s most significant activities. We elected the fair value option to account for our investment in SVC and determined fair value using the closing price of SVC’s common shares as of the end of the period, which is a Level 1 fair value input. The aggregate market value of our investment in SVC as of June 30, 2026, based on quoted market prices, was $70,417. The unrealized gain in our condensed consolidated statements of comprehensive income related to our investment in SVC was $20,833 for the three and nine months ended June 30, 2026. We received distributions from SVC of $416 for the three and nine months ended June 30, 2026. Office Properties Income Trust In connection with OPI’s emergence from chapter 11 bankruptcy protection on June 17, 2026, we received 439,072 OPI common shares of beneficial interest, $.01 par value per share, equal to 2.0% of outstanding OPI common shares. We account for our investment in OPI as an equity method investment because we are deemed to exert significant influence, but not control, over OPI’s most significant activities. We elected the fair value option to account for our investment in OPI and determined fair value using the closing price of OPI’s common shares as of the end of the period, which is a Level 1 fair value input. The aggregate market value of our investment in OPI as of June 30, 2026, based on quoted market prices, was $7,464. The unrealized loss in our condensed consolidated statements of comprehensive income related to our investment in OPI was $1,317 for the three and nine months ended June 30, 2026. We did not receive distributions from OPI for the three and nine months ended June 30, 2026. Carroll MF VII, LLC and Carroll Multifamily Venture VII, LP As of June 30, 2026, we owned a 14.3% investment in Carroll MF VII, LLC, or MF VII, a co-investment vehicle managed by RMR Residential. We consolidated the financial position and results of operations for MF VII for the three and nine months ended June 30, 2026 and 2025 because we are deemed to exert control over MF VII’s most significant activities. In March 2026, we funded a capital call of $851 to MF VII and certain of our employees made capital contributions to MF VII of $139. These contributions fully offset an outstanding contributions receivable to MF VII of $714. As of June 30, 2026 and September 30, 2025, MF VII owned a $2,106 and $3,156, respectively, investment in Carroll Multifamily Venture VII, LP, or Fund VII. MF VII accounts for its investment in Fund VII as an equity method investment because it is deemed to exert significant influence, but not control, over Fund VII’s most significant activities. MF VII elected the fair value option to account for its investment in Fund VII and determines fair value using unobservable Level 3 inputs. The unrealized loss in our condensed consolidated statements of comprehensive income related to MF VII’s investment in Fund VII was $411 and $95 for the three months ended June 30, 2026 and 2025, respectively, and $1,326 and $885 for the nine months ended June 30, 2026 and 2025, respectively. Joint Ventures We own equity interests in two joint ventures: (i) a 225-unit residential community in Pompano Beach, FL, or the Pompano JV, and (ii) a 400-unit residential community in Sunrise, FL, or the Sunrise JV, which were acquired for an aggregate purchase price of $190,100. As general partner of both joint ventures, we made aggregate equity contributions of $11,151 with institutional investors funding the remaining equity. We are entitled to construction supervision and property management fees pursuant to management agreements with these joint ventures and are also entitled to a carried interest if we meet certain investment returns. We account for our investments in the Pompano JV and Sunrise JV as equity method investments because we are deemed to exert significant influence, but not control, over these joint ventures’ most significant activities. We elected the fair value option to account for our investments and determined their fair values using unobservable Level 3 inputs. On April 21, 2026, we closed a joint venture acquisition of a 406-unit residential portfolio in Greenwich, CT, or the Greenwich JV, for a purchase price of approximately $350,000. As a co-general partner, we acquired a 5% interest, or an equity contribution of $6,425, with an institutional investor and a co-general partner funding the remaining equity. In conjunction with this transaction, we recognized an acquisition fee of $579 and are entitled to ongoing asset management, property management and construction supervision fees. We are also entitled to a carried interest if we meet certain investment returns. We account for our investment in the Greenwich JV as an equity method investment because we are deemed to exert significant influence, but not control, over the joint venture’s most significant activities. We elected the fair value option to account for our investment and determined its fair value using unobservable Level 3 inputs. There was no change in the fair value of our investments in the Pompano JV, Sunrise JV or Greenwich JV for the three and nine months ended June 30, 2026 and 2025. For further information regarding the fair value of these investments and the inputs used, see Note 10, Fair Value of Financial Instruments. For further information regarding our investments in SVC and OPI, see Note 3, Related Person Transactions.

In November 2025, SEVN commenced a transferable rights offering to raise gross proceeds of approximately $65,200 whereby shareholders of record of its common shares of beneficial interest, or SEVN common shares, received, at no charge, one transferable subscription right for every one SEVN common share held, pursuant to which such shareholders could purchase, at a specified subscription price, one SEVN common share for every two subscription rights held. We, through Tremont, participated in the rights offering by (i) exercising our pro rata subscription rights based on our existing ownership in SEVN by purchasing 854,029 shares for $7,387 and (ii) purchasing 2,015,748 additional SEVN common shares not otherwise sold in the rights offering for $17,436, subject to the terms and conditions of a backstop agreement.

As of June 30, 2026, Tremont owned 4,577,835, or approximately 20.2%, of SEVN’s outstanding common shares. We account for our investment in SEVN as an equity method investment because we are deemed to exert significant influence, but not control, over SEVN’s most significant activities. We elected the fair value option to account for our investment in SEVN and determined fair value using the closing price of SEVN’s common shares as of the end of the period, which is a Level 1 fair value input. The aggregate market value of our investment in SEVN as of June 30, 2026 and September 30, 2025, based on quoted market prices, was $38,591 and $17,610, respectively. The unrealized gain (loss) in our condensed consolidated statements of comprehensive income related to our investment in SEVN was $2,243 and $(120) for the three months ended June 30, 2026 and 2025, respectively, and $(801) and $(1,110) for the nine months ended June 30, 2026 and 2025, respectively. We received distributions from SEVN of $1,282 and $597 for the three months ended June 30, 2026 and 2025 and $3,042 and $1,793 for the nine months ended June 30, 2026 and 2025.

In connection with an underwritten public offering of SVC common shares of beneficial interest, $.01 par value per share, or SVC common shares, by SVC pursuant to an underwriting agreement, we, through RMR LLC, purchased, on April 2, 2026, 41,666,666 SVC common shares from the underwriters at a price equal to the public offering price of $1.20 per share, for an aggregate purchase price of approximately $50,000.

As of June 30, 2026, we owned 41,666,666, or approximately 6.4%, of SVC’s outstanding common shares. We account for our investment in SVC as an equity method investment because we are deemed to exert significant influence, but not control, over SVC’s most significant activities. We elected the fair value option to account for our investment in SVC and determined fair value using the closing price of SVC’s common shares as of the end of the period, which is a Level 1 fair value input. The aggregate market value of our investment in SVC as of June 30, 2026, based on quoted market prices, was $70,417. The unrealized gain in our condensed consolidated statements of comprehensive income related to our investment in SVC was $20,833 for the three and nine months ended June 30, 2026. We received distributions from SVC of $416 for the three and nine months ended June 30, 2026.

We account for our investment in OPI as an equity method investment because we are deemed to exert significant influence, but not control, over OPI’s most significant activities. We elected the fair value option to account for our investment in OPI and determined fair value using the closing price of OPI’s common shares as of the end of the period, which is a Level 1 fair value input. The aggregate market value of our investment in OPI as of June 30, 2026, based on quoted market prices, was $7,464. The unrealized loss in our condensed consolidated statements of comprehensive income related to our investment in OPI was $1,317 for the three and nine months ended June 30, 2026. We did not receive distributions from OPI for the three and nine months ended June 30, 2026.

As of June 30, 2026, we owned a 14.3% investment in Carroll MF VII, LLC, or MF VII, a co-investment vehicle managed by RMR Residential. We consolidated the financial position and results of operations for MF VII for the three and nine months ended June 30, 2026 and 2025 because we are deemed to exert control over MF VII’s most significant activities. In March 2026, we funded a capital call of $851 to MF VII and certain of our employees made capital contributions to MF VII of $139. These contributions fully offset an outstanding contributions receivable to MF VII of $714.

As of June 30, 2026 and September 30, 2025, MF VII owned a $2,106 and $3,156, respectively, investment in Carroll Multifamily Venture VII, LP, or Fund VII. MF VII accounts for its investment in Fund VII as an equity method investment because it is deemed to exert significant influence, but not control, over Fund VII’s most significant activities. MF VII elected the fair value option to account for its investment in Fund VII and determines fair value using unobservable Level 3 inputs. The unrealized loss in our condensed consolidated statements of comprehensive income related to MF VII’s investment in Fund VII was $411 and $95 for the three months ended June 30, 2026 and 2025, respectively, and $1,326 and $885 for the nine months ended June 30, 2026 and 2025, respectively.

We own equity interests in two joint ventures: (i) a 225-unit residential community in Pompano Beach, FL, or the Pompano JV, and (ii) a 400-unit residential community in Sunrise, FL, or the Sunrise JV, which were acquired for an aggregate purchase price of $190,100. As general partner of both joint ventures, we made aggregate equity contributions of $11,151 with institutional investors funding the remaining equity. We are entitled to construction supervision and property management fees pursuant to management agreements with these joint ventures and are also entitled to a carried interest if we meet certain investment returns. We account for our investments in the Pompano JV and Sunrise JV as equity method investments because we are deemed to exert significant influence, but not control, over these joint ventures’ most significant activities. We elected the fair value option to account for our investments and determined their fair values using unobservable Level 3 inputs.

On April 21, 2026, we closed a joint venture acquisition of a 406-unit residential portfolio in Greenwich, CT, or the Greenwich JV, for a purchase price of approximately $350,000. As a co-general partner, we acquired a 5% interest, or an equity contribution of $6,425, with an institutional investor and a co-general partner funding the remaining equity. In conjunction with this transaction, we recognized an acquisition fee of $579 and are entitled to ongoing asset management, property management and construction supervision fees. We are also entitled to a carried interest if we meet certain investment returns. We account for our investment in the Greenwich JV as an equity method investment because we are deemed to exert significant influence, but not control, over the joint venture’s most significant activities. We elected the fair value option to account for our investment and determined its fair value using unobservable Level 3 inputs.

For further information regarding the fair value of these investments and the inputs used, see Note 10, Fair Value of Financial Instruments. For further information regarding our investments in SVC and OPI, see Note 3, Related Person Transactions.