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UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington , D.C. 20549 FORM 10 - K X ANNUAL REPORT PURSUANT TO SECTION 13 OR 15 ( d ) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31 , 2020 TRANSITION REPORT PURSUANT TO SECTION 13 OR 15 ( d ) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from [ ] to [ ] HIGHWOODS PROPERTIES , INC . ( Exact name of registrant as specified in its charter ) Maryland ( State or other jurisdiction of incorporation or organization ) or North Carolina ( State or other jurisdiction of incorporation or organization ) 001-13100 ( Commission File Number ) HIGHWOODS REALTY LIMITED PARTNERSHIP ( Exact name of registrant as specified in its charter ) 000-21731 ( Commission File Number ) 3100 Smoketree Court , Suite 600 Raleigh , NC 27604 ( Address of principal executive offices ) ( Zip Code ) Title of Each Class Common Stock , $ .01 par value , of Highwoods Properties , Inc. 919-872-4924 ( Registrants ' telephone number , including area code ) Securities registered pursuant to Section 12 ( b ) of the Act : Trading Symbol ( s ) HIW 56-1871668 ( I.R.S. Employer Identification Number ) Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section Highwoods Properties , Inc. Yes ☐ No | Highwoods Realty Limited Partnership Yes □ 56-1869557 ( I.R.S. Employer Identification Number ) Name of Each Exchange on Which Registered New York Stock Exchange Securities registered pursuant to Section 12 ( g ) of the Act : NONE Indicate by check mark if the registrant is a well - known seasoned issuer , as defined in Rule 405 of the Securities Act . Highwoods Properties , Inc. Yes No Highwoods Realty Limited Partnership Yes No 15 ( d ) of the Act . No | Highwoods Properties , Inc. Yes No Highwoods Realty Limited Partnership Yes No > - Indicate by check mark whether the registrant ( 1 ) has filed all reports required to be filed by Section 13 or 15 ( d ) of the Securities Exchange Act of 1934 during the preceding 12 months ( or for such shorter period that the registrant was required to file such reports ) , and ( 2 ) has been subject to such filing requirements for the past 90 days . Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S - T ( §232.405 of this chapter ) during the preceding 12 months ( or for such shorter period that the registrant was required to submit such files ) . Highwoods Properties , Inc. Yes > No Highwoods Realty Limited Partnership Yes No