Hines Global Income Trust is a non-traded REIT that owns and manages a diversified portfolio of commercial real estate across office, industrial, multi-family residential, retail, student housing, and hospitality properties. As of December 31, 2025, the portfolio included 55 properties totaling 24.4 million square feet of leasable space, located across the U.S. and internationally. Hines Global raises capital from individual investors through continuous public offerings of common stock, targeting those who want exposure to institutional-quality commercial real estate. The company has raised approximately $4.0B in gross offering proceeds across four public offerings, plus an additional $1.2B net through a Delaware Statutory Trust program that offers direct property interests to private investors. Hines Global has no employees of its own and is externally managed by an affiliate of Hines, a large private real estate firm. Revenue comes primarily from tenant rents, with occupancy rates, lease terms, and property quality as the key drivers. As a REIT, Hines Global distributes at least 90% of taxable income to shareholders via monthly distributions, though it has historically funded a portion of distributions from non-operating sources. The company targets international investments at 40%–60% of total assets, leveraging the Hines platform's presence across 383 cities in 30 countries. Key costs include asset management and performance fees, property management fees, and interest expense on debt — roughly 82% of which carried fixed rates or was hedged as of year-end 2025.