Page 1

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington , D.C. 20549 ☑ FORM 10 - K 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 ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15 ( d ) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from to Commission File No. 1-9321 UNIVERSAL HEALTH REALTY INCOME TRUST Maryland ( Exact name of registrant as specified in its charter ) ( State or other jurisdiction of incorporation or organization ) Universal Corporate Center 367 South Gulph Road P.O. Box 61558 King of Prussia , Pennsylvania ( Address of principal executive offices ) 23-6858580 ( I.R.S. Employer Identification Number ) Registrant's telephone number , including area code : ( 610 ) 265-0688 19406-0958 ( Zip Code ) Title of each class Shares of beneficial interest , $ 0.01 par value Securities registered pursuant to Section 12 ( b ) of the Act : Name of each exchange on which registered New York Stock Exchange Trading Symbol ( s ) UHT 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 . 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 . 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 . 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 ) . 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 . Large accelerated filer Non - accelerated filer П Accelerated filer Smaller reporting company Emerging growth company ☐ 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 401 ( b ) of the Sarbanes - 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 Rule 12b - 2 of the Act ) Yes □ No ☑ ☑ Aggregate market value of voting shares and non - voting shares held by non - affiliates as of June 30 , 2020 : $ 1.0 billion ( For the purpose of this calculation only , all members of the Board of Trustees are deemed to be affiliates ) . Number of shares of beneficial interest outstanding of registrant as of January 31 , 2021 : 13,771,298 . DOCUMENTS INCORPORATED BY REFERENCE Portions of the registrant's definitive proxy statement for our 2021 Annual Meeting of Shareholders , which will be filed with the Securities and Exchange Commission within 120 days after December 31 , 2020 ( incorporated by reference under Part III ) .