Open the filing on EDGAR| TABLE OF CONTENTS | |
| Earnings Release | 3 |
| Financial Highlights | 7 |
| Consolidated Statements of Operations/Share and Unit Data | 8 |
| Consolidated Balance Sheets | 9 |
| Reconciliation of Non-GAAP Financial Measures | 10 |
| Non-GAAP Financial Measures | 13 |
| Other Key Definitions | 14 |
| Portfolio Statistics | S-1 |
| Components of Net Operating Income/Components of Same Store Portfolio Property Operating Expenses | S-3 |
| Multifamily Same Store Portfolio NOI Contribution Percentage | S-4 |
| Multifamily Same Store Portfolio Comparisons | S-5 |
| Multifamily Development Pipeline/Multifamily Lease-up Communities/Multifamily Interior Redevelopment, WiFi Retrofit and Property Repositioning Activity | S-8 |
| Acquisition Activity/Disposition Activity/Debt and Debt Covenants as of June 30, 2026 | S-9 |
| 2026 Guidance/Reconciliation of Earnings per Diluted Common Share to Core FFO and Core AFFO per Diluted Share for Full Year 2026 Guidance | S-11 |
EARNINGS RELEASE
MAA REPORTS SECOND QUARTER 2026 RESULTS
GERMANTOWN, TN, July 29, 2026/PRNewswire/ -- Mid-America Apartment Communities, Inc., or MAA (NYSE: MAA), today announced operating results for the three and six months ended June 30, 2026.
| Three months ended June 30, | Six months ended June 30, |
|---|
| 2026 | 2025 | 2026 | 2025 |
|---|
| Earnings per common share - diluted | $1.04 | $0.92 | $2.10 | $2.46 |
| Funds from operations (FFO) per Share - diluted | $2.10 | $2.19 | $4.32 | $4.39 |
| Core FFO per Share - diluted | $2.08 | $2.15 | $4.21 | $4.35 |
A reconciliation of Net income available for MAA common shareholders to FFO and Core FFO is found later in this release.
Brad Hill, President and Chief Executive Officer, said, “Second quarter Core FFO results exceeded our expectations due to steady demand and continued disciplined expense management. Our focus on new lease pricing resulted in an acceleration in our new lease sequential pricing trends, supported our consistently strong renewal results and delivered blended lease-over-lease pricing that was 20 basis points better year-over-year. As steady demand increasingly outweighs the declining pressure from new deliveries more broadly across our footprint, the improved pricing and operating fundamentals we see in a number of our markets should become more broad-based, supporting an accelerating recovery. Our pricing momentum, operating discipline, and growing contribution from our new developments, position MAA to deliver attractive future earnings growth.”
During the second quarter of 2026, MAA's Same Store effective blended lease rate growth was 0.7%, a 20 basis point improvement over the same period in the prior year as well as a 100 basis point improvement on a sequential basis, driven by a 170 basis point improvement in new lease pricing from the first quarter of 2026.
As of June 30, 2026, resident turnover in the Same Store Portfolio remained historically low at 39.6% with a low level of move-outs associated with buying single-family homes of 10.9% for the quarter.
During the second quarter of 2026, MAA completed the initial lease-up of MAA Cathedral Arts in Dallas, Texas, completed the development of MAA Plaza Midwood located in Charlotte, North Carolina and began construction of a multifamily apartment community in the Kansas City market.
During the second quarter of 2026, Mid-America Apartments, L.P. (MAALP), MAA’s operating partnership, entered into a unsecured delayed draw term loan (referred to in this release as the DDTL Facility) in the aggregate committed principal amount of up to $350.0 million. The DDTL Facility is scheduled to mature in November 2030. As of June 30, 2026, there was $100.0 million outstanding under the DDTL Facility.
During the second quarter of 2026, MAA repurchased 0.4 million shares of its common stock at a weighted average share price of $130.66 for total consideration of $50 million.
Same Store Operating Results
Same Store results for the three and six months ended June 30, 2026 as compared to the same periods in the prior year are summarized below:
| Three months ended June 30, 2026 vs. 2025 | Six months ended June 30, 2026 vs. 2025 |
|---|
| Revenues | Expenses | NOI | Average Effective Rent per Unit | Revenues | Expenses | NOI | Average Effective Rent per Unit |
|---|
| Same Store Operating Growth | -0.3% | 0.8% | -1.0% | -0.2% | -0.3% | 1.1% | -1.2% | -0.2% |
A reconciliation of Net income available for MAA common shareholders to NOI, including Same Store NOI, is found later in this release.
Same Store operating statistics for the three and six months ended June 30, 2026 are summarized below:
| Three months ended June 30, 2026 | Six months ended June 30, 2026 | As of June 30, 2026 |
|---|
| Average Effective Rent per Unit | Average Physical Occupancy | Average Effective Rent per Unit | Average Physical Occupancy | Resident Turnover |
|---|
| Same Store Operating Statistics | $1,688 | 95.3% | $1,687 | 95.4% | 39.6% |
Same Store net effective lease pricing statistics for the three and six months ended June 30, 2026 are summarized below:
| Same Store Net Effective Lease Pricing Statistics | Three Months Ended June 30, 2026 | Six Months Ended June 30, 2026 |
| Effective Blended Lease Rate Growth | 0.7% | 0.3% |
| Effective New Lease Rate Growth | -5.3% | -6.0% |
| Effective Renewal Lease Rate Growth | 5.2% | 5.3% |
Acquisition and Disposition Activity
In April 2026, MAA closed on the acquisition of a land parcel located in the Nashville market through its pre-purchase development program, and MAA began construction of a 312-unit multifamily apartment community at the property in July 2026.
In July 2026, MAA closed on the acquisition of a land parcel located in the Northern Virginia market through its pre-purchase development program and plans future development of a 306-unit multifamily apartment community at the property starting in the third quarter of 2026.
In May 2026, MAA closed on the disposition of a 194-unit multifamily apartment community located in the Raleigh, North Carolina market for net proceeds of approximately $40 million, resulting in a gain on the sale of depreciable real estate assets of approximately $35 million.
Development and Lease-up Activity
A summary of MAA’s development communities under construction as of the end of the second quarter of 2026 is set forth below (dollars in thousands):
| Units as of | Development Costs as of | Expected Project |
|---|
| Total | June 30, 2026 | June 30, 2026 | Completions By Year |
| Development | | | | Expected | Costs | Expected | | |
| Projects | Total | Delivered | Leased | Total | to Date | Remaining | 2026 | 2027 | 2028 |
| 6 | 1,749 | 193 | 127 | $597,500 | $360,361 | $237,139 | 2 | 2 | 2 |
Two of the development projects were leasing as of June 30, 2026.
During the second quarter of 2026, MAA completed the development of MAA Plaza Midwood located in Charlotte, North Carolina and began construction on a 263-unit multifamily apartment community in the Kansas City market.
MAA funded approximately $81 million of costs for current and planned development projects, including predevelopment activities, during the second quarter of 2026.
A summary of the total units, physical occupancy and cost of MAA’s lease-up communities as of the end of the second quarter of 2026 is set forth below (dollars in thousands):
| Total | As of June 30, 2026 |
| Lease-Up | Total | Physical | Costs |
| Projects | Units | Occupancy | to Date |
| 5 | 1,759 | 74.4% | $623,742 |
Two of the lease-up projects are expected to stabilize in the third quarter of 2026, two in the fourth quarter of 2026 and one in the third quarter of 2027.
During the second quarter of 2026, MAA completed the lease-up of MAA Cathedral Arts located in Dallas, Texas.
Balance Sheet and Financing Activities
As of June 30, 2026, MAA had $882.8 million of combined cash and available capacity under MAALP’s unsecured revolving credit facility.
In June 2026, MAALP entered into the DDTL Facility in the aggregate committed principal amount of up to $350.0 million. Advances of loans under the DDTL Facility may be requested by MAALP in one or more draws (subject to a maximum of five draws) and will be available until December 21, 2026. The DDTL Facility is scheduled to mature in November 2030. Amounts borrowed under the DDTL Facility will bear interest at a variable rate, at MAALP’s election, either (1) based upon the Secured Overnight Financing Rate (SOFR) plus an applicable margin ranging from 0.675% to 1.550% based upon MAALP’s credit rating or (2) a base rate plus an applicable margin ranging from 0.00% to 0.55% based upon MAALP’s credit rating. The DDTL Facility also contains an uncommitted accordion feature that allows MAALP to increase the total amount of unsecured indebtedness under the DDTL Facility to $550.0 million until December 21, 2026. As of June 30, 2026, there was $100.0 million outstanding under the DDTL Facility. MAALP intends to use the loan proceeds for general corporate purposes, including repayment of other debt.
During the second quarter of 2026, MAA repurchased 0.4 million shares of its common stock at a weighted average share price of $130.66 for total consideration of $50 million.
Dividends and distributions paid on shares of common stock and noncontrolling interests during the second quarter of 2026 were $182.5 million, as compared to $181.8 million for the same period in the prior year.
Balance sheet highlights as of June 30, 2026 are summarized below (dollars in billions):
| Total debt to adjusted total assets | Net Debt/Adjusted EBITDAre | Total debt outstanding | Average effective interest rate | Fixed rate debt as a % of total debt | Total debt average years to maturity |
| 31.2% | 4.5x | $5.7 | 3.9% | 86.6% | 6.0 |
As defined in the covenants for the unsecured senior notes issued by MAALP.
Adjusted EBITDAre is calculated for the trailing twelve month period ended June 30, 2026. A reconciliation of Unsecured notes payable, net and Secured notes payable, net to Net Debt and a reconciliation of Net income to Adjusted EBITDAre are found later in this release.
130th Consecutive Quarterly Common Dividend Declared
MAA declared its 130th consecutive quarterly common dividend, which will be paid on July 31, 2026 to holders of record on July 15, 2026. The current annual dividend rate is $6.12 per common share. The timing and amount of future dividends will depend on actual cash flows from operations, MAA’s financial condition, capital requirements, the annual distribution requirements under the REIT provisions of the Internal Revenue Code of 1986 and other factors as MAA’s Board of Directors deems relevant. MAA’s Board of Directors may modify the dividend policy from time to time.
2026 Earnings and Same Store Guidance
MAA is updating its prior 2026 guidance for Earnings per diluted common share, Core FFO per diluted Share, Core AFFO per diluted Share and Same Store performance. MAA expects to provide updates to its 2026 Earnings per diluted common share, Core FFO per diluted Share and Core AFFO per diluted Share guidance on a quarterly basis.
FFO, Core FFO and Core AFFO are non-GAAP financial measures. Acquisition and disposition activity materially affects depreciation and capital gains or losses, which combined, generally represent the majority of the difference between Net income available for common shareholders and FFO. As discussed in the definitions of non-GAAP financial measures found later in this release, MAA’s definition of FFO is in accordance with the National Association of Real Estate Investment Trusts’, or NAREIT’s, definition, and Core FFO represents FFO as adjusted for items that are not considered part of MAA’s core business operations. MAA believes that Core FFO is helpful in understanding operating performance in that Core FFO excludes not only depreciation expense of real estate assets and certain other non-routine items, but it also excludes certain items that by their nature are not comparable over periods and therefore tend to obscure actual operating performance.
| 2026 Guidance | Previous Range | Previous Midpoint | Updated Range | Updated Midpoint |
| Earnings: | Full Year 2026 | Full Year 2026 | Full Year 2026 | Full Year 2026 |
| Earnings per common share - diluted | $4.18 to $4.50 | $4.34 | $3.96 to $4.20 | $4.08 |
| Core FFO per Share - diluted | $8.37 to $8.69 | $8.53 | $8.41 to $8.65 | $8.53 |
| Core AFFO per Share - diluted | $7.34 to $7.66 | $7.50 | $7.38 to $7.62 | $7.50 |
| MAA Same Store Portfolio: | | | | |
| Property revenue growth | -0.20% to 1.30% | 0.55% | -0.20% to 0.40% | 0.10% |
| Property operating expense growth | 1.90% to 3.40% | 2.65% | 1.25% to 2.25% | 1.75% |
| NOI growth | -1.70% to 0.30% | -0.70% | -1.70% to 0.10% | -0.90% |
MAA expects Core FFO for the third quarter of 2026 to be in the range of $2.04 to $2.16 per diluted Share, or $2.10 per diluted Share at the midpoint. The projected difference from Core FFO per diluted Share for the second quarter of 2026 to the midpoint of MAA's guidance for the third quarter of 2026 is summarized below:
| Core FFO per diluted Share |
|---|
| Q2 2026 per diluted Share reported results | $2.08 |
| Same Store NOI | 0.01 |
| Non Same Store NOI | 0.02 |
| Interest expense | (0.01) |
| Q3 2026 per diluted Share guidance midpoint | $2.10 |
MAA does not forecast Earnings per diluted common share on a quarterly basis as MAA generally cannot predict the timing of forecasted acquisition and disposition activity within a particular quarter (rather than during the course of the full year). Additional details and guidance items are provided in the Supplemental Data to this release.
Supplemental Material and Conference Call
Supplemental Data to this release can be found on the “For Investors” page of the MAA website at www.maac.com. MAA will host a conference call to further discuss second quarter results on July 30, 2026, at 9:00 AM Central Time. The conference call-in number is (888) 596-4144. You may also join the live webcast of the conference call by accessing the “For Investors” page of the MAA website at www.maac.com. MAA’s filings with the Securities and Exchange Commission (SEC) are filed under the registrant names of Mid-America Apartment Communities, Inc. and Mid-America Apartments, L.P.
About MAA
MAA, an S&P 500 company, is a real estate investment trust (REIT) focused on delivering full-cycle and superior investment performance for shareholders through the ownership, management, acquisition, development and redevelopment of quality apartment communities primarily in the Southeast, Southwest and Mid-Atlantic regions of the United States. As of June 30, 2026, MAA had ownership interest in 104,698 apartment units, including communities in development, across 16 states and the District of Columbia. For further details, please visit the MAA website at www.maac.com or contact Investor Relations at investor.relations@maac.com, or via mail at MAA, 6815 Poplar Ave., Suite 500, Germantown, TN 38138, Attn: Investor Relations.
Forward-Looking Statements
Forward-looking statements notice
This release (as well as the Supplemental Data to this release) contains forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. We intend such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995. Forward-looking statements do not discuss historical fact, but instead are statements related to expectations, projections, intentions, assumptions and beliefs regarding the future. Words such as “expects,” “anticipates,” “intends,” “plans,” “believes,” “seeks,” “estimates,” “forecasts,” “projects,” “assumes,” “will,” “may,” “could,” “should,” “budget,” “target,” “outlook,” “proforma,” “opportunity,” “guidance” and variations of such words and similar expressions are intended to identify such forward-looking statements. Such forward-looking statements include, but are not limited to, statements regarding quarterly and full year 2026 guidance (including earnings guidance, Same Store Portfolio guidance and other related projections and assumptions), development costs for our development communities, timelines for occupancy, completion and stabilization of our development communities, and timelines for stabilization of our lease-up communities. Such forward-looking statements involve known and unknown risks, uncertainties and other factors, as described below, which may cause our actual results, performance, achievements or outcomes to be materially different from the future results, performance, achievements or outcomes expressed or implied by such forward-looking statements. In light of the significant uncertainties inherent in these forward-looking statements, the inclusion of such statements should not be regarded as a representation by us or any other person that the results, performance, achievements or outcomes described in such statements will be achieved.
Forward-looking statements notice
The following factors, among others, could cause our actual results, performance, achievements or outcomes to differ materially from those expressed or implied in the forward-looking statements: adverse effects on occupancy levels and rental revenues due to unfavorable market and economic conditions; adverse changes in real estate markets, including changes in supply and/or demand for multifamily housing or increased competition from alternative housing options; failure of development communities to be completed within budget and on a timely basis, if at all, to lease-up as anticipated or to achieve anticipated results; unexpected capital needs; material changes in operating costs, including real estate taxes, utilities and insurance costs, due to inflation and other factors; losses due to uninsured risks, deductibles and self-insured retentions, or losses from catastrophes in excess of coverage limits; ability to obtain financing at favorable rates, if at all, or refinance existing debt as it matures; level and volatility of interest or capitalization rates or capital market conditions; changes in the legal requirements we are subject to, or the imposition of new legal requirements, that adversely affect our operations; extreme weather and natural disasters; disease outbreaks and other public health events and measures that are taken by federal, state, and local governmental authorities in response to such outbreaks and events; legal proceedings or class action lawsuits; and other risks identified in our annual report on Form 10-K for the year ended December 31, 2025, filed with the SEC on February 6, 2026, our quarterly reports on Form 10-Q, other reports we file with the SEC and in other documents that we publicly disseminate.
Except as required by law, we undertake no obligation to publicly update or revise forward-looking statements contained in this release to reflect events, circumstances or changes in expectations after the date of this release.
FINANCIAL HIGHLIGHTS
| Dollars in thousands, except per share data | Three months ended June 30, | Six months ended June 30, |
| 2026 | 2025 | 2026 | 2025 |
| Rental and other property revenues | $555,127 | $549,902 | $1,108,852 | $1,099,197 |
| Net income available for MAA common shareholders | $120,828 | $107,205 | $244,265 | $287,956 |
| Total NOI | $336,407 | $335,248 | $684,560 | $683,190 |
| Earnings per common share: | | | | |
| Basic | $1.04 | $0.92 | $2.10 | $2.46 |
| Diluted | $1.04 | $0.92 | $2.10 | $2.46 |
| Funds from operations per Share - diluted: | | | | |
| FFO | $2.10 | $2.19 | $4.32 | $4.39 |
| Core FFO | $2.08 | $2.15 | $4.21 | $4.35 |
| Core AFFO | $1.77 | $1.85 | $3.74 | $3.89 |
| Dividends declared per common share | $1.530 | $1.515 | $3.060 | $3.030 |
| Dividends/Core FFO (diluted) payout ratio | 73.6% | 70.5% | 72.7% | 69.7% |
| Dividends/Core AFFO (diluted) payout ratio | 86.4% | 81.9% | 81.8% | 77.9% |
| Consolidated interest expense | $53,132 | $45,111 | $104,541 | $90,272 |
| Debt discount and debt issuance cost amortization | (1,776) | (1,624) | (3,535) | (3,241) |
| Capitalized interest | 4,408 | 5,048 | 8,280 | 10,153 |
| Total interest incurred | $55,764 | $48,535 | $109,286 | $97,184 |
The following reconciliations are found later in this release: (i) Net income available for MAA common shareholders to NOI; and (ii) Net income available for MAA common shareholders to FFO, Core FFO and Core AFFO.
See the “Share and Unit Data” section for additional information.
| Dollars in thousands, except share price | June 30, 2026 | December 31, 2025 |
| Gross Assets | $18,238,708 | $17,921,913 |
| Gross Real Estate Assets | $17,968,887 | $17,662,513 |
| Total debt | $5,691,901 | $5,405,372 |
| Common shares and units outstanding | 118,944,528 | 119,819,916 |
| Share price | $138.94 | $138.91 |
| Book equity value | $5,601,501 | $5,839,645 |
| Market equity value | $16,526,153 | $16,644,185 |
| Net Debt/Adjusted EBITDAre | 4.5x | 4.3x |
Reconciliations of Total assets to Gross Assets and Real estate assets, net, to Gross Real Estate Assets are found later in this release.
Adjusted EBITDAre is calculated for the trailing twelve month period for each date presented. The following reconciliations are found later in this release: (i) Unsecured notes payable, net and Secured notes payable, net to Net Debt; and (ii) Net income to EBITDA, EBITDAre and Adjusted EBITDAre.
CONSOLIDATED STATEMENTS OF OPERATIONS
| Dollars in thousands, except per share data (Unaudited) | Three months ended June 30, | Six months ended June 30, |
| 2026 | 2025 | 2026 | 2025 |
| Revenues: | | | | |
| Rental and other property revenues | $555,127 | $549,902 | $1,108,852 | $1,099,197 |
| Expenses: | | | | |
| Operating expenses, excluding real estate taxes and insurance | 136,525 | 132,465 | 264,138 | 257,420 |
| Real estate taxes and insurance | 82,195 | 82,189 | 160,154 | 158,587 |
| Depreciation and amortization | 162,548 | 153,521 | 324,418 | 305,871 |
| Total property operating expenses | 381,268 | 368,175 | 748,710 | 721,878 |
| Property management expenses | 17,955 | 17,511 | 40,416 | 38,089 |
| General and administrative expenses | 15,146 | 12,813 | 31,862 | 28,432 |
| Interest expense | 53,132 | 45,111 | 104,541 | 90,272 |
| (Gain) loss on sale of depreciable real estate assets | (35,255) | 69 | (55,419) | (71,842) |
| Other non-operating income | (2,102) | (4,722) | (18,107) | (5,556) |
| Income before income tax expense | 124,983 | 110,945 | 256,849 | 297,924 |
| Income tax expense | (454) | (600) | (5,975) | (1,638) |
| Income from continuing operations before real estate joint venture activity | 124,529 | 110,345 | 250,874 | 296,286 |
| Income from real estate joint venture | 289 | 530 | 555 | 995 |
| Net income | 124,818 | 110,875 | 251,429 | 297,281 |
| Net income attributable to noncontrolling interests | 3,068 | 2,748 | 5,320 | 7,481 |
| Net income available for shareholders | 121,750 | 108,127 | 246,109 | 289,800 |
| Dividends to MAA Series I preferred shareholders | 922 | 922 | 1,844 | 1,844 |
| Net income available for MAA common shareholders | $120,828 | $107,205 | $244,265 | $287,956 |
| Earnings per common share - basic: | | | | |
| Net income available for common shareholders | $1.04 | $0.92 | $2.10 | $2.46 |
| Earnings per common share - diluted: | | | | |
| Net income available for common shareholders | $1.04 | $0.92 | $2.10 | $2.46 |
SHARE AND UNIT DATA
| Shares and units in thousands | Three months ended June 30, | Six months ended June 30, |
| 2026 | 2025 | 2026 | 2025 |
| Net Income Shares | | | | |
| Weighted average common shares - basic | 116,079 | 116,976 | 116,349 | 116,908 |
| Effect of dilutive securities | 65 | 187 | 96 | 241 |
| Weighted average common shares - diluted | 116,144 | 117,163 | 116,445 | 117,149 |
| Funds From Operations Shares And Units | | | | |
| Weighted average common shares and units - basic | 119,009 | 119,950 | 119,284 | 119,932 |
| Weighted average common shares and units - diluted | 119,094 | 120,015 | 119,360 | 119,995 |
| Period End Shares And Units | | | | |
| Common shares at June 30, | 116,015 | 117,071 | 116,015 | 117,071 |
| Operating Partnership units at June 30, | 2,930 | 2,950 | 2,930 | 2,950 |
| Total common shares and units at June 30, | 118,945 | 120,021 | 118,945 | 120,021 |
For additional information on the calculation of diluted common shares and earnings per common share, please refer to the Notes to the Condensed Consolidated Financial Statements in MAA’s Quarterly Report on Form 10-Q for the three months ended June 30, 2026, expected to be filed with the SEC on or about July 30, 2026.
CONSOLIDATED BALANCE SHEETS
| June 30, 2026 | December 31, 2025 |
|---|
| Dollars in thousands (Unaudited) | | |
| Assets | | |
| Real estate assets: | | |
| Land | $2,176,947 | $2,129,401 |
| Buildings and improvements and other | 15,218,047 | 14,852,509 |
| Development and capital improvements in progress | 406,830 | 426,759 |
| 17,801,824 | 17,408,669 |
| Less: Accumulated depreciation | (6,244,124) | (5,914,017) |
| 11,557,700 | 11,494,652 |
| Undeveloped land | 73,359 | 73,359 |
| Investment in real estate joint venture | 41,868 | 41,313 |
| Real estate assets, net | 11,672,927 | 11,609,324 |
| Cash and cash equivalents | 51,836 | 60,258 |
| Restricted cash | 13,168 | 13,717 |
| Other assets | 256,653 | 245,683 |
| Assets held for sale | - | 46,401 |
| Total assets | $11,994,584 | $11,975,383 |
| Liabilities and equity | | |
| Liabilities: | | |
| Unsecured notes payable, net | $5,331,445 | $5,044,979 |
| Secured notes payable, net | 360,456 | 360,393 |
| Accrued expenses and other liabilities | 701,182 | 730,366 |
| Total liabilities | 6,393,083 | 6,135,738 |
| Redeemable common stock | 18,907 | 20,402 |
| Shareholders’ equity: | | |
| Preferred stock | 9 | 9 |
| Common stock | 1,157 | 1,166 |
| Additional paid-in capital | 7,283,817 | 7,401,962 |
| Accumulated distributions in excess of net income | (1,846,433) | (1,734,986) |
| Accumulated other comprehensive loss | (4,555) | (5,300) |
| Total MAA shareholders’ equity | 5,433,995 | 5,662,851 |
| Noncontrolling interests - Operating Partnership units | 136,117 | 141,503 |
| Total shareholders’ equity | 5,570,112 | 5,804,354 |
| Noncontrolling interests - consolidated real estate entities | 12,482 | 14,889 |
| Total equity | 5,582,594 | 5,819,243 |
| Total liabilities and equity | $11,994,584 | $11,975,383 |
RECONCILIATION OF NET INCOME AVAILABLE FOR MAA COMMON SHAREHOLDERS TO FFO, CORE FFO, CORE AFFO AND FAD
| Amounts in thousands, except per share and unit data | Three months ended June 30, | Six months ended June 30, |
| 2026 | 2025 | 2026 | 2025 |
| Net income available for MAA common shareholders | $120,828 | $107,205 | $244,265 | $287,956 |
| Depreciation and amortization of real estate assets | 161,037 | 152,149 | 321,530 | 303,140 |
| (Gain) loss on sale of depreciable real estate assets | (35,255) | 69 | (55,419) | (71,842) |
| MAA’s share of depreciation and amortization of real estate assets of real estate joint venture | 168 | 167 | 338 | 331 |
| Net income attributable to noncontrolling interests | 3,068 | 2,748 | 5,320 | 7,481 |
| FFO attributable to common shareholders and unitholders | 249,846 | 262,338 | 516,034 | 527,066 |
| (Gain) loss on embedded derivative in preferred shares | (1,091) | (1,693) | 483 | (1,283) |
| Loss (gain) on investments, net of tax (1)(2) | 1,068 | 317 | (16,169) | (337) |
| Casualty related (recoveries) and charges, net | (2,299) | (3,346) | 2,220 | (3,568) |
| Core FFO attributable to common shareholders and unitholders | 247,524 | 257,616 | 502,568 | 521,878 |
| Recurring capital expenditures | (37,242) | (35,343) | (55,990) | (55,449) |
| Core AFFO attributable to common shareholders and unitholders | 210,282 | 222,273 | 446,578 | 466,429 |
| Redevelopment capital expenditures | (31,749) | (15,435) | (42,516) | (32,844) |
| Revenue enhancing capital expenditures | (23,519) | (20,104) | (38,081) | (35,292) |
| Commercial capital expenditures | (2,161) | (2,755) | (3,379) | (6,729) |
| Other capital expenditures | (10,608) | (12,048) | (22,703) | (27,489) |
| FAD attributable to common shareholders and unitholders | $142,245 | $171,931 | $339,899 | $364,075 |
| Dividends and distributions paid | $182,546 | $181,814 | $365,906 | $363,581 |
| Weighted average common shares - diluted | 116,144 | 117,163 | 116,445 | 117,149 |
| FFO weighted average common shares and units - diluted | 119,094 | 120,015 | 119,360 | 119,995 |
| Earnings per common share - diluted: | | | | |
| Net income available for common shareholders | $1.04 | $0.92 | $2.10 | $2.46 |
| FFO per Share - diluted | $2.10 | $2.19 | $4.32 | $4.39 |
| Core FFO per Share - diluted | $2.08 | $2.15 | $4.21 | $4.35 |
| Core AFFO per Share - diluted | $1.77 | $1.85 | $3.74 | $3.89 |
Included in Other non-operating income in the Consolidated Statements of Operations.
For the three months ended June 30, 2026 and 2025, loss on investments is presented net of tax benefit of $0.3 million and $0.1 million, respectively. For the six months ended June 30, 2026 and 2025, gain on investments is presented net of tax expense of $4.3 million and $0.1 million, respectively.
RECONCILIATION OF NET INCOME AVAILABLE FOR MAA COMMON SHAREHOLDERS TO NET OPERATING INCOME
| June 30, 2026 | March 31, 2026 | June 30, 2025 | June 30, 2026 | June 30, 2025 |
|---|
| Dollars in thousands | Three Months Ended | Six Months Ended |
| Net income available for MAA common shareholders | $120,828 | $123,437 | $107,205 | $244,265 | $287,956 |
| Depreciation and amortization | 162,548 | 161,870 | 153,521 | 324,418 | 305,871 |
| Property management expenses | 17,955 | 22,461 | 17,511 | 40,416 | 38,089 |
| General and administrative expenses | 15,146 | 16,716 | 12,813 | 31,862 | 28,432 |
| Interest expense | 53,132 | 51,409 | 45,111 | 104,541 | 90,272 |
| (Gain) loss on sale of depreciable real estate assets | (35,255) | (20,164) | 69 | (55,419) | (71,842) |
| Other non-operating (income) expense | (2,102) | (16,005) | (4,722) | (18,107) | (5,556) |
| Income tax expense | 454 | 5,521 | 600 | 5,975 | 1,638 |
| Income from real estate joint venture | (289) | (266) | (530) | (555) | (995) |
| Net income attributable to noncontrolling interests | 3,068 | 2,252 | 2,748 | 5,320 | 7,481 |
| Dividends to MAA Series I preferred shareholders | 922 | 922 | 922 | 1,844 | 1,844 |
| Total NOI | $336,407 | $348,153 | $335,248 | $684,560 | $683,190 |
| Same Store NOI | $316,219 | $328,696 | $319,502 | $644,915 | $652,418 |
| Non-Same Store and Other NOI | 20,188 | 19,457 | 15,746 | 39,645 | 30,772 |
| Total NOI | $336,407 | $348,153 | $335,248 | $684,560 | $683,190 |
RECONCILIATION OF NET INCOME TO EBITDA, EBITDAre AND ADJUSTED EBITDAre
| June 30, 2026 | June 30, 2025 | June 30, 2026 | December 31, 2025 |
|---|
| Dollars in thousands | Three Months Ended | Twelve Months Ended |
| Net income | $124,818 | $110,875 | $410,714 | $456,566 |
| Depreciation and amortization | 162,548 | 153,521 | 640,842 | 622,295 |
| Interest expense | 53,132 | 45,111 | 199,526 | 185,257 |
| Income tax expense | 454 | 600 | 8,932 | 4,595 |
| EBITDA | 340,952 | 310,107 | 1,260,014 | 1,268,713 |
| (Gain) loss on sale of depreciable real estate assets | (35,255) | 69 | (55,643) | (72,066) |
| Adjustments to reflect MAA’s share of EBITDAre of unconsolidated affiliates | 422 | 351 | 1,571 | 1,424 |
| EBITDAre | 306,119 | 310,527 | 1,205,942 | 1,198,071 |
| (Gain) loss on embedded derivative in preferred shares | (1,091) | (1,693) | 655 | (1,111) |
| Loss (gain) on investments | 1,414 | 397 | (27,524) | (7,457) |
| Casualty related (recoveries) and charges, net | (2,299) | (3,346) | 1,190 | (4,598) |
| Legal costs, settlements and (recoveries), net (1)(2) | - | - | 61,908 | 61,908 |
| Adjusted EBITDAre | $304,143 | $305,885 | $1,242,171 | $1,246,813 |
Included in Other non-operating income in the Consolidated Statements of Operations
During both the twelve months ended June 30, 2026 and December 31, 2025, in accordance with its accounting policies, MAA recognized $61.9 million of accrued legal settlements and legal defense costs.
RECONCILIATION OF UNSECURED NOTES PAYABLE, NET AND SECURED NOTES PAYABLE, NET TO NET DEBT
| June 30, 2026 | December 31, 2025 |
|---|
| Dollars in thousands | | |
| Unsecured notes payable, net | $5,331,445 | $5,044,979 |
| Secured notes payable, net | 360,456 | 360,393 |
| Total debt | 5,691,901 | 5,405,372 |
| Cash and cash equivalents | (51,836) | (60,258) |
| Net Debt | $5,640,065 | $5,345,114 |
RECONCILIATION OF TOTAL ASSETS TO GROSS ASSETS
| June 30, 2026 | December 31, 2025 |
|---|
| Dollars in thousands | | |
| Total assets | $11,994,584 | $11,975,383 |
| Accumulated depreciation | 6,244,124 | 5,914,017 |
| Accumulated depreciation for Assets held for sale | - | 32,513 |
| Gross Assets | $18,238,708 | $17,921,913 |
Included in Assets held for sale in the Consolidated Balance Sheets.
RECONCILIATION OF REAL ESTATE ASSETS, NET TO GROSS REAL ESTATE ASSETS
| June 30, 2026 | December 31, 2025 |
|---|
| Dollars in thousands | | |
| Real estate assets, net | $11,672,927 | $11,609,324 |
| Accumulated depreciation | 6,244,124 | 5,914,017 |
| Assets held for sale, net | - | 46,401 |
| Accumulated depreciation for Assets held for sale | - | 32,513 |
| Cash and cash equivalents | 51,836 | 60,258 |
| Gross Real Estate Assets | $17,968,887 | $17,662,513 |
Included in Assets held for sale in the Consolidated Balance Sheets.
NON-GAAP FINANCIAL MEASURES
Adjusted EBITDAre
For purposes of calculations in this release, Adjusted Earnings Before Interest, Income Taxes, Depreciation and Amortization for real estate, or Adjusted EBITDAre, represents EBITDAre further adjusted for items that are not considered part of MAA’s core operations such as adjustments related to the fair value of the embedded derivative in the MAA Series I preferred shares, gain or loss on sale of non-depreciable assets, gain or loss on investments, casualty related charges and (recoveries), net, gain or loss on debt extinguishment and legal costs, settlements and (recoveries), net. As an owner and operator of real estate, MAA considers Adjusted EBITDAre to be an important measure of performance from core operations because Adjusted EBITDAre excludes various income and expense items that are not indicative of operating performance. MAA’s computation of Adjusted EBITDAre may differ from the methodology utilized by other companies to calculate Adjusted EBITDAre. Adjusted EBITDAre should not be considered as an alternative to Net income as an indicator of operating performance.
Core Adjusted Funds from Operations (Core AFFO)
Core AFFO is composed of Core FFO less recurring capital expenditures. Because net income attributable to noncontrolling interests is added back, Core AFFO, when used in this release, represents Core AFFO attributable to common shareholders and unitholders. Core AFFO should not be considered as an alternative to Net income available for MAA common shareholders as an indicator of operating performance. As an owner and operator of real estate, MAA considers Core AFFO to be an important measure of performance from operations because Core AFFO measures the ability to control revenues, expenses and recurring capital expenditures.
Core Funds from Operations (Core FFO)
Core FFO represents FFO as adjusted for items that are not considered part of MAA’s core business operations such as adjustments related to the fair value of the embedded derivative in the MAA Series I preferred shares; gain or loss on sale of non-depreciable assets; gain or loss on investments, net of tax; casualty related charges and (recoveries), net; gain or loss on debt extinguishment; legal costs, settlements and (recoveries), net, and mark-to-market debt adjustments. Because net income attributable to noncontrolling interests is added back, Core FFO, when used in this release, represents Core FFO attributable to common shareholders and unitholders. While MAA's definition of Core FFO may be similar to others in the industry, MAA’s methodology for calculating Core FFO may differ from that utilized by other REITs and, accordingly, may not be comparable to such other REITs. Core FFO should not be considered as an alternative to Net income available for MAA common shareholders as an indicator of operating performance. MAA believes that Core FFO is helpful in understanding its core operating performance between periods in that it removes certain items that by their nature are not comparable over periods and therefore tend to obscure actual operating performance.
EBITDA
For purposes of calculations in this release, Earnings Before Interest, Income Taxes, Depreciation and Amortization, or EBITDA, is composed of net income plus depreciation and amortization, interest expense, and income taxes. As an owner and operator of real estate, MAA considers EBITDA to be an important measure of performance from core operations because EBITDA excludes various expense items that are not indicative of operating performance. EBITDA should not be considered as an alternative to Net income as an indicator of operating performance.
EBITDAre
For purposes of calculations in this release, Earnings Before Interest, Income Taxes, Depreciation and Amortization for real estate, or EBITDAre, is composed of EBITDA further adjusted for the gain or loss on sale of depreciable assets, gain on consolidation of third-party development and adjustments to reflect MAA’s share of EBITDAre of an unconsolidated affiliate. As an owner and operator of real estate, MAA considers EBITDAre to be an important measure of performance from core operations because EBITDAre excludes various expense items that are not indicative of operating performance. While MAA’s definition of EBITDAre is in accordance with NAREIT’s definition, it may differ from the methodology utilized by other companies to calculate EBITDAre. EBITDAre should not be considered as an alternative to Net income as an indicator of operating performance.
Funds Available for Distribution (FAD)
FAD is composed of Core FFO less total capital expenditures, excluding development spending, property acquisitions, capital expenditures relating to significant casualty losses that management expects to be reimbursed by insurance proceeds and corporate related capital expenditures. Because net income attributable to noncontrolling interests is added back, FAD, when used in this release, represents FAD attributable to common shareholders and unitholders. FAD should not be considered as an alternative to Net income available for MAA common shareholders as an indicator of operating performance. As an owner and operator of real estate, MAA considers FAD to be an important measure of performance from core operations because FAD measures the ability to control revenues, expenses and capital expenditures.
Funds From Operations (FFO)
FFO represents net income available for MAA common shareholders (calculated in accordance with GAAP) excluding gain or loss on disposition of operating properties, asset impairment and gain on consolidation of third-party development, plus depreciation and amortization of real estate assets, net income attributable to noncontrolling interests and adjustments for joint ventures. Because net income attributable to noncontrolling interests is added back, FFO, when used in this release, represents FFO attributable to common shareholders and unitholders. While MAA’s definition of FFO is in accordance with NAREIT’s definition, it may differ from the methodology for calculating FFO utilized by other companies and, accordingly, may not be comparable to such other companies. FFO should not be considered as an alternative to Net income available for MAA common shareholders as an indicator of operating performance. MAA believes that FFO is helpful in understanding operating performance in that FFO excludes depreciation and amortization of real estate assets. MAA believes that GAAP historical cost depreciation of real estate assets is generally not correlated with changes in the value of those assets, whose value does not diminish predictably over time, as historical cost depreciation implies.
Gross Assets
Gross Assets represents Total assets plus Accumulated depreciation and Accumulated depreciation for Assets held for sale. MAA believes that Gross Assets can be used as a helpful tool in evaluating its balance sheet positions. MAA believes that GAAP historical cost depreciation of real estate assets is generally not correlated with changes in the value of those assets, whose value does not diminish predictably over time, as historical cost depreciation implies.
Gross Real Estate Assets
Gross Real Estate Assets represents Real estate assets, net plus Accumulated depreciation, Assets held for sale, net, Accumulated depreciation for Assets held for sale, Cash and cash equivalents and 1031(b) exchange proceeds included in Restricted cash. MAA believes that Gross Real Estate Assets can be used as a helpful tool in evaluating its balance sheet positions. MAA believes that GAAP historical cost depreciation of real estate assets is generally not correlated with changes in the value of those assets, whose value does not diminish predictably over time, as historical cost depreciation implies.
Net Debt
Net Debt represents Unsecured notes payable,net and Secured notes payable,net less Cash and cash equivalents and 1031(b) exchange proceeds included in Restricted cash. MAA believes Net Debt is a helpful tool in evaluating its debt position.
NON-GAAP FINANCIAL MEASURES (Continued)
Net Operating Income (NOI)
Net Operating Income represents Rental and other property revenues less Total property operating expenses, excluding depreciation and amortization, for all properties held during the period, regardless of their status as held for sale. NOI should not be considered as an alternative to Net income available for MAA common shareholders. MAA believes NOI is a helpful tool in evaluating operating performance because it measures the core operations of property performance by excluding corporate level expenses and other items not related to property operating performance.
Non-Same Store and Other NOI
Non-Same Store and Other NOI represents Rental and other property revenues less Total property operating expenses, excluding depreciation and amortization, for all properties classified within the Non-Same Store and Other Portfolio during the period. Non-Same Store and Other NOI includes storm-related expenses related to severe weather events, including hurricanes and winter storms. Non-Same Store and Other NOI should not be considered as an alternative to Net income available for MAA common shareholders. MAA believes Non-Same Store and Other NOI is a helpful tool in evaluating operating performance because it measures the core operations of property performance by excluding corporate level expenses and other items not related to property operating performance.
Same Store NOI
Same Store NOI represents Rental and other property revenues less Total property operating expenses, excluding depreciation and amortization, for all properties classified within the Same Store Portfolio during the period. Same Store NOI excludes storm-related expenses related to severe weather events, including hurricanes and winter storms. Same Store NOI should not be considered as an alternative to Net income available for MAA common shareholders. MAA believes Same Store NOI is a helpful tool in evaluating operating performance because it measures the core operations of property performance by excluding corporate level expenses and other items not related to property operating performance.
OTHER KEY DEFINITIONS
Average Effective Rent per Unit
Average Effective Rent per Unit represents the average of gross rent amounts after the effect of leasing concessions for occupied units plus prevalent market rates asked for unoccupied units, divided by the total number of units. Leasing concessions represent discounts to the current market rate. MAA believes average effective rent is a helpful measurement in evaluating average pricing. It does not represent actual rental revenue collected per unit.
Average Physical Occupancy
Average Physical Occupancy represents the average of the daily physical occupancy for an applicable period.
Development Communities
Communities remain identified as development until certificates of occupancy are obtained for all units under development. Once all units are delivered and available for occupancy, the community moves into the Lease-up Communities portfolio.
Effective Blended Lease Rate Growth
Effective Blended Lease Rate Growth represents the combined weighted average of Effective New Lease Rate Growth and Effective Renewal Lease Rate Growth from our Same Store Portfolio for the applicable period.
Effective New Lease Rate Growth
Effective New Lease Rate Growth represents the growth in gross rent amounts after the effect of leasing concessions for new leases from our Same Store Portfolio that were effective during the applicable period as compared to the prior lease.
Effective Renewal Lease Rate Growth
Effective Renewal Lease Rate Growth represents the growth in gross rent amounts after the effect of leasing concessions for renewal leases from our Same Store Portfolio that were effective during the applicable period as compared to the prior lease.
Lease-up Communities
New acquisitions acquired during lease-up and newly developed communities remain in the Lease-up Communities portfolio until stabilized. Communities are considered stabilized when achieving 90% average physical occupancy for 90 days.
Non-Same Store and Other Portfolio
Non-Same Store and Other Portfolio includes recently acquired communities, communities in development or lease-up, communities that have been disposed of or identified for disposition, communities that have experienced a significant casualty loss, stabilized communities that do not meet the requirements defined by the Same Store Portfolio, retail properties and commercial properties.
Resident Turnover
Resident turnover represents resident move outs excluding transfers within the Same Store Portfolio as a percentage of expiring leases on a trailing twelve month basis as of the end of the reported quarter.
Same Store Portfolio (or Same Store)
MAA reviews its Same Store Portfolio at the beginning of each calendar year, or as significant transactions or events warrant. Communities are generally added into the Same Store Portfolio if they were owned and stabilized at the beginning of the previous year. Communities are considered stabilized when achieving 90% average physical occupancy for 90 days. Communities that have been approved by MAA’s Board of Directors for disposition are excluded from the Same Store Portfolio. Communities that have experienced a significant casualty loss are also excluded from the Same Store Portfolio.
CONTACT: Investor Relations of MAA, 866-576-9689 (toll free), investor.relations@maac.com
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Credit Ratings/Common Stock/Investor Relations Data S-12