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( Mark One ) ANNUAL REPORT PURSUANT TO SECTION 13 OR 15 ( d ) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31 , 2020 or UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington , D.C. 20549 FORM 10 - K TRANSITION REPORT PURSUANT TO SECTION 13 OR 15 ( d ) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from to Commission file number 001-32559 Commission file number 333-177186 Large accelerated filer Non - accelerated filer Maryland Delaware Medical Properties Trust , Inc. MPT Operating Partnership , L.P. ( Exact Name of Registrant as Specified in Its Charter ) ( State or Other Jurisdiction of Incorporation or Organization ) 1000 Urban Center Drive , Suite 501 Birmingham , AL ( Address of Principal Executive Offices ) MPT Operating Partnership , L.P. 0 Large accelerated filer Non - accelerated filer Title of each class Common stock , par value $ 0.001 per share , of Medical Properties Trust , Inc. ( 205 ) 969-3755 ( Registrant's telephone number , including area code ) Securities registered pursuant to Section 12 ( b ) of the Act : Trading Symbol MPW 20-0191742 20-0242069 ( IRS Employer Identification No. ) Securities registered pursuant to Section 12 ( g ) of the Act : None 35242 ( Zip Code ) Name of each exchange on which registered The New York Stock Exchange Indicate by check mark if the registrant is a well - known seasoned issuer , as defined in Rule 405 of the Securities Act . Medical Properties Trust , Inc. Yes No MPT Operating Partnership , L.P. Yes No Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15 ( d ) of the Act . Medical Properties Trust , Inc. Yes No MPT Operating Partnership , L.P. 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 . Medical Properties Trust , Inc. Yes No MPT Operating Partnership , L.P. Yes No 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 ) . MPT Operating Partnership , L.P. Yes No Medical Properties Trust , Inc. Yes No Indicate by check mark whether the registrant is a large accelerated filer , an accelerated filer , a non - accelerated filer , a smaller reporting company , or an emerging growth company . See the definitions of " large accelerated filer , " " accelerated filer , " " smaller reporting company , " and " emerging growth company " in Rule 12b - 2 of the Exchange Act . Medical Properties Trust , Inc. Accelerated filer Smaller reporting company Emerging growth company Accelerated filer Smaller reporting company Emerging growth company 000 000 If an emerging growth company , indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13 ( a ) of the Exchange Act . Indicate by check mark whether the registrant has filed a report on and attestation to its management's assessment of the effectiveness of its internal control over financial reporting under Section 404 ( b ) of the Sarbans - Oxley Act ( 15 U.S.C. 7262 ( b ) ) by the registered public accounting firm that prepared or issued its audit report . > Indicate by check mark whether the registrant is a shell company ( as defined in 12b - 2 of the Act ) . Medical Properties Trust , Inc. Yes No | MPT Operating Partnership , L.P. Yes No As of June 30 , 2020 , the aggregate market value of the 523.8 million shares of common stock , par value $ 0.001 per share ( " Common Stock " ) , held by non - affiliates of Medical Properties Trust , Inc. was $ 9.8 billion based upon the last reported sale price of $ 18.80 on the New York Stock Exchange on that date . For purposes of the foregoing calculation only , all directors and executive officers of Medical Properties Trust , Inc. have been deemed affiliates . As of February 19 , 2021 , 580.0 million shares of Common Stock were outstanding . DOCUMENTS INCORPORATED BY REFERENCE Portions of the definitive Proxy Statement of Medical Properties Trust , Inc. for the Annual Meeting of Stockholders to be held on May 26 , 2021 are incorporated by reference into Items 10 through 14 of Part III , of this Annual Report on Form 10 - K .