Note 11 Leases
Lessee Agreements
TDS’ most significant leases are for land, network facilities, and offices, all of which are classified as operating leases. Many of TDS' leases include renewal and early termination options. Lease terms include options to extend or terminate when it is reasonably certain that TDS will exercise the option.
TDS has recognized a right-of-use asset and a corresponding lease liability that represents the present value of TDS’ obligation to make payments over the lease term. The present value of the lease payments is calculated using an incremental borrowing rate, which was determined using a portfolio approach based on TDS' unsecured rates, adjusted to approximate the rates at which TDS would be required to borrow on a collateralized basis over a term similar to the recognized lease term.
Lease and nonlease components are accounted for separately and the cost of nonlease components (e.g., utilities and common area maintenance) are typically expensed as incurred at their relative standalone price.
TDS recognizes variable lease expense related to lease payments that were not originally included in the lease liability calculation, which primarily relate to lease payment escalations that are tied to an index, real estate taxes, or additional payments linked to performance.
The following table shows the components of lease cost included in the Consolidated Statement of Operations:
| | | | | | | | | | | | | | | | | |
| Year Ended December 31, | 2025 | | 2024 | | 2023 |
| (Dollars in thousands) | | | | | |
| Operating lease cost | $ | 69,109 | | | $ | 64,641 | | | $ | 62,750 | |
| | | | | |
| | | | | |
| | | | | |
| | | | | |
| Variable lease cost | 7,537 | | | 7,459 | | | 6,875 | |
| | | | | |
| Total | $ | 76,646 | | | $ | 72,100 | | | $ | 69,625 | |
The following table shows supplemental cash flow information related to lease activities: | | | | | | | | | | | | | | | | | |
| Year Ended December 31, | 2025 | | 2024 | | 2023 |
| (Dollars in thousands) | | | | | |
| Cash paid for amounts included in the measurement of lease liabilities: | | | | | |
| Operating cash flows from operating leases | $ | 62,928 | | | $ | 63,691 | | | $ | 62,161 | |
| | | | | |
| | | | | |
| Right-of-use assets obtained in exchange for lease obligations: | | | | | |
| Operating leases | $ | 36,406 | | | $ | 40,747 | | | $ | 53,753 | |
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The table below shows a weighted-average analysis for lease terms and discount rates for operating leases: | | | | | | | | | | | |
| December 31, | 2025 | | 2024 |
| | | |
| Weighted Average Remaining Lease Term | 20 years | | 19 years |
| | | |
| | | |
| | | |
| Weighted Average Discount Rate | 5.1 | % | | 4.9 | % |
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The maturities of lease liabilities are as follows: | | | | | | | | |
| | Operating Leases | | | |
| (Dollars in thousands) | | | | |
| 2026 | $ | 54,663 | | | | |
| 2027 | 57,308 | | | | |
| 2028 | 54,587 | | | | |
| 2029 | 52,598 | | | | |
| 2030 | 46,702 | | | | |
| Thereafter | 793,312 | | | | |
| Total lease payments | $ | 1,059,170 | | | | |
| Less: Imputed interest | 483,373 | | | | |
| Present value of lease liabilities | $ | 575,797 | | | | |
Lessor Agreements
TDS’ most significant lessor leases are for tower space, all of which are classified as operating leases. Many of TDS’ leases include renewal and early termination options. Lease terms include options to extend or terminate when it is reasonably certain that the lessee will exercise the option. Underlying assets leased to customers under operating leases are included in Communications infrastructure assets in Note 10 — Property, Plant and Equipment.
Lessor agreements with lease and nonlease components are generally accounted for separately.
TDS recognizes variable lease income related to lease payments that were not originally included in the lease receivable calculation, which primarily relate to lease payment escalations that are tied to an index.
The following table shows the components of lease income which are included in Site rental and Services revenues in the Consolidated Statement of Operations: | | | | | | | | | | | | | | | | | |
| Year Ended December 31, | 2025 | | 2024 | | 2023 |
| (Dollars in thousands) | | | | | |
| | | | | |
| | | | | |
| Operating lease income | $ | 157,304 | | | $ | 120,329 | | | $ | 126,987 | |
The maturities of expected lease payments to be received are as follows. The table below does not include lease payments for Interim Sites whereby T-Mobile is leasing up to 1,800 sites for a period of up to 30 months subject to the terms and conditions of the MLA. | | | | | |
| | Operating Leases |
| (Dollars in thousands) | |
| 2026 | $ | 146,994 | |
| 2027 | 146,361 | |
| 2028 | 137,905 | |
| 2029 | 128,353 | |
| 2030 | 116,661 | |
| Thereafter | 1,073,518 | |
| Total future lease maturities | $ | 1,749,792 | |