The Company's population of leases includes provider and pharmacy locations, office space, and equipment, which have expiration dates through 2034. Real estate and office space leases generally contain renewal options for periods ranging from 3 to 10 years. The Company is not reasonably certain to exercise the renewal options on most provider real estate, office space, and equipment leases, and, as a result, these options are excluded from the determination of the lease term, and any potential payments related to such renewal periods are not included in the measurement of lease liabilities and right-of-use assets. Generally, for pharmacy real estate leases, the initial lease term is equivalent to the first term plus one renewal option.

Lease expense consists of operating and finance lease costs, short-term lease costs, and variable lease costs, which primarily include common area maintenance, real estate taxes, and insurance for the Company’s real estate leases.

Lease expense is summarized as follows (in thousands):


	For the Years Ended December 31,
	2025		2024		2023
Finance leases:
Amortization of right-of-use assets	$	3,906	$	4,293	$	3,356
Interest on lease liabilities		893		2,443		2,254
Operating leases:
Operating lease cost		56,687		55,110		52,226
Short-term lease cost		6,001		4,952		5,069
Variable lease cost		8,270		8,344		8,179
Total lease costs	$	75,757	$	75,142	$	71,084

Future minimum lease payments of our leases as of December 31, 2025 are as follows (in thousands):


Fiscal Year	Finance Lease Costs		Operating Lease Costs
2026	$	7,833	$	53,793
2027		6,788		49,308
2028		5,193		38,989
2029		2,825		26,438
2030		461		18,491
Thereafter		50		22,491
Total future minimum lease payments	$	23,150	$	209,510
Less: imputed interest		1,812		31,154
Total present value of lease liabilities	$	21,338	$	178,356

Supplemental Cash Flow & Other Information

Supplemental cash flow information related to leases are summarized as follows (dollars in thousands):


	For the Years Ended December 31,
	2025			2024			2023
Cash paid for amounts included in the measurement of lease liabilities:
Operating cash flows from finance leases	$	(893	)	$	(2,443	)	$	(2,254	)
Financing cash flows from finance leases		(4,624	)		(4,220	)		(4,082	)
Operating cash flows from operating leases		(58,206	)		(55,269	)		(51,621	)
Right-of-use assets obtained in exchange for new finance lease liabilities		16,977			3,171			3,726
Right-of-use assets obtained in exchange for new operating lease liabilities		57,097			38,718			35,555
Weighted-average remaining lease term (in years):
Finance leases		3.3			3.1			3.1
Operating leases		4.5			4.9			5.5
Weighted-average discount rate:
Finance leases		6.7	%		6.7	%		7.2	%
Operating leases		6.7	%		6.8	%		7.1	%