Acadia Realty Trust (AKR)

Acadia Realty Trust Announces Pricing of Offering of 9,000,000 Common SharesJune 10, 2026 8:42 AM
Business Wire Acadia Realty Trust (NYSE:AKR) (“Acadia” or the “Company”) priced an underwritten offering of 9,000,000 common shares of beneficial interest at a price to the public of $21.95 per share. The underwriters were granted a 30-day option to purchase up to an additional 1,350,000 common shares in addition to the base offering of 9,000,000 common shares. The offering is expected to close on June 11, 2026, subject to customary closing conditions. BofA Securities, Jefferies, Truist Securities and Wells Fargo Securities are acting as joint book-running managers for the offering. The Company has entered into forward sale agreements with each of Bank of America, N.A., Jefferies, Truist Bank and Wells Fargo Bank, National Association or their affiliates (the "forward purchasers") with respect to 9,000,000 of its common shares. In connection with the forward sale agreements, the forward purchasers or their affiliates are expected to borrow and sell to the underwriters an aggregate of 9,000,000 common shares that will be delivered in the offering. Subject to its right to elect cash or net share settlement, which right is subject to certain conditions, the Company intends to deliver, upon physical settlement of such forward sale agreements on one or more dates specified by the Company occurring no later than June 9, 2027, an aggregate of 9,000,000 common shares (or an aggregate of 10,350,000 common shares if the underwriters exercise their option to purchase additional shares in full) to the forward purchasers in exchange for cash proceeds per share equal to the applicable forward sale price, subject to certain adjustments as provided in the forward sale agreements. If the underwriters exercise their option to purchase additional shares, the Company will enter into one or more additional forward sale agreements with each of the forward purchasers in respect of the number of common shares that are subject to exercise of the option to purchase additional shares. The Company will not initially receive any proceeds from the sale of common shares by the forward purchasers or their affiliates in the offering. The Company intends to use the net proceeds, if any, it receives upon the future settlement of the forward sale agreements to fund acquisition opportunities arising in its existing street portfolio markets and/or for other general corporate purposes, which may include the repayment of outstanding indebtedness, working capital and other general corporate purpose activities. Such decisions will depend upon various factors, including market conditions and strategic considerations. Pending such usage, the Company expects to invest the net proceeds in short-term instruments. The offering is being made only by means of a prospectus supplement and the accompanying base prospectus, which was filed as part of an effective shelf registration statement filed with the Securities and Exchange Commission (the "SEC") on Form S-3 (File No. 333-275356). Copies of the base prospectus and preliminary prospectus supplement relating to the offering, as well as the final prospectus supplement once available, may be obtained from the SEC's website at www.sec.gov or from (i) BofA Securities, NC1-022-02-25, 201 North Tryon Street, Charlotte, NC 28255-0001, Attn: Prospectus Department, Email: dg.prospectus_requests@bofa.com; (ii) Jefferies LLC, Attention: Equity Syndicate Prospectus Department, 520 Madison Avenue, New York, New York 10022, by telephone at (877) 821-7388 or by email at Prospectus_Department@Jefferies.com; (iii) Truist Securities, Inc., 740 Battery Ave. SE, 3rd Floor, Atlanta, Georgia 30339, Attention: Equity Capital Markets or by email at TruistSecurities.prospectus@Truist.com; and (iv) Wells Fargo Securities, 90 South 7th Street, 5th Floor, Minneapolis, MN 55402, by telephone at 800-645-3751 (option #5) or by email at WFScustomerservice@wellsfargo.com. This press release does not constitute an offer to sell or a solicitation of an offer to buy any common shares of the Company, nor shall there be any sale of these securities in any state or jurisdiction in which such offer, solicitation, or sale would be unlawful prior to registration or qualification under the securities laws of any such state or jurisdiction. About Acadia
Acadia Realty Trust is an equity real estate investment trust focused on delivering long-term, profitable growth. Acadia owns and operates a high-quality core real estate portfolio of street and open-air retail properties in the nation's most dynamic retail corridors, along with an investment management platform that targets opportunistic and value-add investments through its institutional co-investment vehicles. Safe Harbor Statement
Certain statements in this press release may contain 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 these 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, and we are including this statement for the purposes of complying with those safe harbor provisions, in each case, to the extent applicable. Forward-looking statements, which are based on certain assumptions and describe the Company's future plans, strategies and expectations (including with regards to acquisition pipeline) are generally identifiable by the use of words, such as "may," "will," "should," "expect," "anticipate," "estimate," "believe," "intend" or "project," or the negative thereof, or other variations thereon or comparable terminology. Forward-looking statements involve known and unknown risks, uncertainties and other factors that could cause the Company's actual results and financial performance to be materially different from future results and financial performance expressed or implied by such forward-looking statements, including, but not limited to: (i) the Company's ability to successfully consummate the offering and apply the net proceeds as indicated; (ii) macroeconomic conditions, including due to geopolitical instability (such as ongoing armed conflicts and heightened regional tensions in the Middle East), contemplated tariff increases and other trade restrictions, which may lead to a disruption of or lack of access to the capital markets, disruptions and instability in the banking and financial services industries and rising inflation; (iii) the Company's success in implementing its business strategy and its ability to identify, underwrite, finance, consummate and integrate diversifying acquisitions and investments; (including the potential acquisitions discussed in this press release); (iv) changes in general economic conditions or economic conditions in the markets in which the Company may, from time to time, compete, including the impact of recently announced tariffs on our tenants and their customers, and their effect on the Company's and our tenants' revenues, earnings and funding sources and those of our tenants; (v) increases in the Company's borrowing costs as a result of rising inflation, changes in interest rates and other factors; (vi) the Company's ability to pay down, refinance, restructure or extend its indebtedness as it becomes due; (vii) the Company's investments in joint ventures and unconsolidated entities, including its lack of sole decision-making authority and its reliance on its joint venture partners' financial condition; (viii) the Company's ability to obtain the financial results expected from its development and redevelopment projects; (ix) the ability and willingness of the Company's tenants to renew their leases with the Company upon expiration, the Company's ability to re-lease its properties on the same or better terms in the event of nonrenewal or in the event the Company exercises its right to replace an existing tenant, and obligations the Company may incur in connection with the replacement of an existing tenant; (x) the Company's potential liability for environmental matters; (xi) damage to the Company's properties from catastrophic weather and other natural events, and the physical effects of climate change; (xii) the economic, political and social impact of, and uncertainty surrounding, any future public health crisis which may adversely affect us and our tenants' business, financial condition, results of operations and liquidity; (xiii) uninsured losses; (xiv) the Company's ability and willingness to maintain its qualification as a REIT in light of economic, market, legal, tax and other considerations; (xv) information technology security breaches, including increased cybersecurity risks relating to the use of remote technology and artificial intelligence ("AI"); (xvi) risks associated with our use of AI tools, which could result in reputational harm, and legal or regulatory liability; (xvii) the loss of key executives; and (xviii) the accuracy of the Company's methodologies and estimates regarding corporate responsibility metrics, goals and targets, tenant willingness and ability to collaborate towards reporting such metrics and meeting such goals and targets, and the impact of governmental regulation on our corporate responsibility efforts. The factors described above are not exhaustive and additional factors could adversely affect the Company's future results and financial performance, including the risk factors discussed under the section captioned "Risk Factors" in the Company's most recent Annual Report on Form 10-K and other periodic or current reports the Company files with the SEC. Any forward-looking statements in this press release speak only as of the date hereof. The Company expressly disclaims any obligation or undertaking to release publicly any updates or revisions to any forward-looking statements to reflect any changes in the Company's expectations with regard thereto or changes in the events, conditions or circumstances on which such forward-looking statements are based. View source version on businesswire.com: https://www.businesswire.com/news/home/20260610029219/en/ Acadia Realty Trust
(914) 288-8100 Original: Acadia Realty Trust Announces Pricing of Offering of 9,000,000 Common Shares

Acadia Realty Trust Announces Offering of 9,000,000 Common SharesJune 9, 2026 4:55 PM
Business Wire Acadia Realty Trust (NYSE: AKR) ("Acadia" or the "Company") announced today that it is commencing an underwritten public offering of 9,000,000 of its common shares of beneficial interest in connection with the forward sale agreements described below. BofA Securities, Jefferies, Truist Securities and Wells Fargo Securities are acting as joint book-running managers for the offering. The shares may be offered by the underwriters from time to time to purchasers directly or through agents, or through brokers in brokerage transactions on the NYSE, or to dealers in negotiated transactions or in a combination of such methods of sale, at a fixed price or prices, which may be changed, or at market prices prevailing at the time of sale, at prices related to such prevailing market prices or at negotiated prices. In connection with the offering, the Company intends to grant the underwriters a 30-day option to purchase up to an additional 1,350,000 common shares. The Company expects to enter into forward sale agreements with Bank of America, N.A., Jefferies, Truist Bank and Wells Fargo Bank, National Association or their affiliates (the "forward purchasers") with respect to 9,000,000 of its common shares. In connection with the forward sale agreements, the forward purchasers or their affiliates are expected to borrow and sell to the underwriters an aggregate of 9,000,000 common shares that will be delivered in the offering. Subject to its right to elect cash or net share settlement, which right is subject to certain conditions, the Company intends to deliver, upon physical settlement of such forward sale agreements on one or more dates specified by the Company occurring no later than June 9, 2027, an aggregate of 9,000,000 common shares (or an aggregate of 10,350,000 common shares if the underwriters exercise their option to purchase additional shares in full) to the forward purchasers in exchange for cash proceeds per share equal to the applicable forward sale price, subject to certain adjustments as provided in the forward sale agreements. If the underwriters exercise their option to purchase additional shares, the Company will enter into one or more additional forward sale agreements with each of the forward purchasers in respect of the number of common shares that are subject to exercise of the option to purchase additional shares. The Company will not initially receive any proceeds from the sale of common shares by the forward purchasers or their affiliates in the offering. The Company intends to use the net proceeds, if any, it receives upon the future settlement of the forward sale agreements to fund acquisition opportunities arising in its existing street portfolio markets and/or for other general corporate purposes, which may include the repayment of outstanding indebtedness, working capital and other general corporate purpose activities. Such decisions will depend upon various factors, including market conditions and strategic considerations. Pending such usage, the Company expects to invest the net proceeds in short-term instruments. The offering will be made only by means of a prospectus supplement and the accompanying base prospectus, which was filed as part of an effective shelf registration statement filed with the Securities and Exchange Commission (the "SEC") on Form S-3 (File No. 333-275356). Copies of the base prospectus and preliminary prospectus supplement relating to the offering, as well as the final prospectus supplement once available, may be obtained from the SEC's website at www.sec.gov or from (i) BofA Securities, NC1-022-02-25, 201 North Tryon Street, Charlotte, NC 28255-0001, Attn: Prospectus Department, Email: dg.prospectus_requests@bofa.com; (ii) Jefferies LLC, Attention: Equity Syndicate Prospectus Department, 520 Madison Avenue, New York, New York 10022, by telephone at (877) 821-7388 or by email at Prospectus_Department@Jefferies.com; (iii) Truist Securities, Inc., 740 Battery Ave. SE, 3rd Floor, Atlanta, Georgia 30339, Attention: Equity Capital Markets or by email at TruistSecurities.prospectus@Truist.com; and (iv) Wells Fargo Securities, 90 South 7th Street, 5th Floor, Minneapolis, MN 55402, by telephone at 800-645-3751 (option #5) or by email at WFScustomerservice@wellsfargo.com. This press release does not constitute an offer to sell or a solicitation of an offer to buy any common shares of the Company, nor shall there be any sale of these securities in any state or jurisdiction in which such offer, solicitation, or sale would be unlawful prior to registration or qualification under the securities laws of any such state or jurisdiction. About Acadia Acadia Realty Trust is an equity real estate investment trust focused on delivering long-term, profitable growth. Acadia owns and operates a high-quality core real estate portfolio of street and open-air retail properties in the nation's most dynamic retail corridors, along with an investment management platform that targets opportunistic and value-add investments through its institutional co-investment vehicles. For further information, please visit www.acadiarealty.com. Safe Harbor Statement Certain statements in this press release may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). We intend these 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, and we are including this statement for the purposes of complying with those safe harbor provisions, in each case, to the extent applicable. Forward-looking statements, which are based on certain assumptions and describe the Company's future plans, strategies and expectations (including with regards to acquisition pipeline) are generally identifiable by the use of words, such as “may,” “will,” “should,” “expect,” “anticipate,” “estimate,” “believe,” “intend” or “project,” or the negative thereof, or other variations thereon or comparable terminology. Forward-looking statements involve known and unknown risks, uncertainties and other factors that could cause the Company's actual results and financial performance to be materially different from future results and financial performance expressed or implied by such forward-looking statements, including, but not limited to: (i) the Company’s ability to successfully consummate the offering and apply the net proceeds as indicated; (ii) macroeconomic conditions, including due to geopolitical instability (such as ongoing armed conflicts and heightened regional tensions in the Middle East), contemplated tariff increases and other trade restrictions, which may lead to a disruption of or lack of access to the capital markets, disruptions and instability in the banking and financial services industries and rising inflation; (iii) the Company’s success in implementing its business strategy and its ability to identify, underwrite, finance, consummate and integrate diversifying acquisitions and investments; (including the potential acquisitions discussed in this press release); (iv) changes in general economic conditions or economic conditions in the markets in which the Company may, from time to time, compete, including the impact of recently announced tariffs on our tenants and their customers, and their effect on the Company’s and our tenants' revenues, earnings and funding sources and those of our tenants; (v) increases in the Company’s borrowing costs as a result of rising inflation, changes in interest rates and other factors; (vi) the Company’s ability to pay down, refinance, restructure or extend its indebtedness as it becomes due; (vii) the Company’s investments in joint ventures and unconsolidated entities, including its lack of sole decision-making authority and its reliance on its joint venture partners’ financial condition; (viii) the Company’s ability to obtain the financial results expected from its development and redevelopment projects; (ix) the ability and willingness of the Company's tenants to renew their leases with the Company upon expiration, the Company’s ability to re-lease its properties on the same or better terms in the event of nonrenewal or in the event the Company exercises its right to replace an existing tenant, and obligations the Company may incur in connection with the replacement of an existing tenant; (x) the Company’s potential liability for environmental matters; (xi) damage to the Company’s properties from catastrophic weather and other natural events, and the physical effects of climate change; (xii) the economic, political and social impact of, and uncertainty surrounding, any future public health crisis which may adversely affect us and our tenants’ business, financial condition, results of operations and liquidity; (xiii) uninsured losses; (xiv) the Company’s ability and willingness to maintain its qualification as a REIT in light of economic, market, legal, tax and other considerations; (xv) information technology security breaches, including increased cybersecurity risks relating to the use of remote technology and artificial intelligence (“AI”); (xvi) risks associated with our use of AI tools, which could result in reputational harm, and legal or regulatory liability; (xvii) the loss of key executives; and (xviii) the accuracy of the Company’s methodologies and estimates regarding corporate responsibility metrics, goals and targets, tenant willingness and ability to collaborate towards reporting such metrics and meeting such goals and targets, and the impact of governmental regulation on our corporate responsibility efforts. The factors described above are not exhaustive and additional factors could adversely affect the Company’s future results and financial performance, including the risk factors discussed under the section captioned “Risk Factors” in the Company’s most recent Annual Report on Form 10-K and other periodic or current reports the Company files with the SEC. Any forward-looking statements in this press release speak only as of the date hereof. The Company expressly disclaims any obligation or undertaking to release publicly any updates or revisions to any forward-looking statements to reflect any changes in the Company’s expectations with regard thereto or changes in the events, conditions or circumstances on which such forward-looking statements are based. View source version on businesswire.com: https://www.businesswire.com/news/home/20260609698047/en/ Acadia Realty Trust
(914) 288-8100 Original: Acadia Realty Trust Announces Offering of 9,000,000 Common Shares

Acadia Realty Trust To Present at NAREIT’s REITweek®: 2026 Investor ConferenceMay 28, 2026 4:30 PM
Business Wire Acadia Realty Trust (NYSE:AKR) (“Acadia” or the “Company”) today announced that the Company will participate and present at NAREIT’s REITweek®: 2026 Investor Conference, which will be held June 1-4, 2026. Kenneth F. Bernstein, Acadia’s President and Chief Executive Officer, is scheduled to make a company presentation on Wednesday, June 3, 2026, at 9:30 a.m. ET. Acadia will also host individual meetings with investors during the conference. The Company’s presentation materials will be posted on its website under “Investors – Events, Presentations & Portfolio Updates.” About Acadia Realty Trust Acadia Realty Trust is an equity real estate investment trust focused on delivering long-term, profitable growth. Acadia owns and operates a high-quality core real estate portfolio of street and open-air retail properties in the nation's most dynamic retail corridors (“REIT Portfolio”), along with an investment management platform that targets opportunistic and value-add investments through its institutional co-investment vehicles (“Investment Management”). For further information, please visit www.acadiarealty.com. Safe Harbor Statement Certain statements in this press release may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). We intend these 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, and we are including this statement for the purposes of complying with those safe harbor provisions, in each case, to the extent applicable. Forward-looking statements, which are based on certain assumptions and describe the Company's future plans, strategies and expectations (including with regards to acquisition pipeline) are generally identifiable by the use of words, such as “may,” “will,” “should,” “expect,” “anticipate,” “estimate,” “believe,” “intend” or “project,” or the negative thereof, or other variations thereon or comparable terminology. Forward-looking statements involve known and unknown risks, uncertainties and other factors that could cause the Company's actual results and financial performance to be materially different from future results and financial performance expressed or implied by such forward-looking statements, including, but not limited to: (i) macroeconomic conditions, including due to geopolitical instability (such as ongoing armed conflicts and heightened regional tensions in the Middle East), contemplated tariff increases and other trade restrictions, which may lead to a disruption of or lack of access to the capital markets, disruptions and instability in the banking and financial services industries and rising inflation; (ii) the Company’s success in implementing its business strategy and its ability to identify, underwrite, finance, consummate and integrate diversifying acquisitions and investments; (including the potential acquisitions discussed in this press release); (iii) changes in general economic conditions or economic conditions in the markets in which the Company may, from time to time, compete, including the impact of recently announced tariffs on our tenants and their customers, and their effect on the Company’s and our tenants' revenues, earnings and funding sources and those of our tenants; (iv) increases in the Company’s borrowing costs as a result of rising inflation, changes in interest rates and other factors; (v) the Company’s ability to pay down, refinance, restructure or extend its indebtedness as it becomes due; (vi) the Company’s investments in joint ventures and unconsolidated entities, including its lack of sole decision-making authority and its reliance on its joint venture partners’ financial condition; (vii) the Company’s ability to obtain the financial results expected from its development and redevelopment projects; (viii) the ability and willingness of the Company's tenants to renew their leases with the Company upon expiration, the Company’s ability to re-lease its properties on the same or better terms in the event of nonrenewal or in the event the Company exercises its right to replace an existing tenant, and obligations the Company may incur in connection with the replacement of an existing tenant; (ix) the Company’s potential liability for environmental matters; (x) damage to the Company’s properties from catastrophic weather and other natural events, and the physical effects of climate change; (xi) the economic, political and social impact of, and uncertainty surrounding, any future public health crisis which may adversely affect us and our tenants’ business, financial condition, results of operations and liquidity; (xii) uninsured losses; (xiii) the Company’s ability and willingness to maintain its qualification as a REIT in light of economic, market, legal, tax and other considerations; (xiv) information technology (“IT”) security breaches, including increased cybersecurity risks relating to the use of remote technology and artificial intelligence (“AI”); (xv) risks associated with our use of AI tools, which could result in reputational harm, and legal or regulatory liability; (xvi) the loss of key executives; and (xvii) the accuracy of the Company’s methodologies and estimates regarding corporate responsibility metrics, goals and targets, tenant willingness and ability to collaborate towards reporting such metrics and meeting such goals and targets, and the impact of governmental regulation on our corporate responsibility efforts. The factors described above are not exhaustive and additional factors could adversely affect the Company’s future results and financial performance, including the risk factors discussed under the section captioned “Risk Factors” in the Company’s most recent Annual Report on Form 10-K and other periodic or current reports the Company files with the SEC. Any forward-looking statements in this press release speak only as of the date hereof. The Company expressly disclaims any obligation or undertaking to release publicly any updates or revisions to any forward-looking statements to reflect any changes in the Company’s expectations with regard thereto or changes in the events, conditions or circumstances on which such forward-looking statements are based. View source version on businesswire.com: https://www.businesswire.com/news/home/20260528077835/en/ Acadia Realty Trust
(914) 288-8100 Original: Acadia Realty Trust To Present at NAREIT’s REITweek®: 2026 Investor Conference

Acadia Realty Trust Announces $0.20 Per Share Quarterly DividendMay 12, 2026 4:30 PM
Business Wire Acadia Realty Trust (NYSE:AKR) (“Acadia” or the “Company”) today announced that its Board of Trustees has authorized a cash dividend of $0.20 per common share for the quarter ended June 30, 2026. The quarterly dividend is payable on July 15, 2026 to holders of record as of June 30, 2026. About Acadia Realty Trust Acadia Realty Trust is an equity real estate investment trust focused on delivering long-term, profitable growth. Acadia owns and operates a high-quality core real estate portfolio of street and open-air retail properties in the nation's most dynamic retail corridors (“REIT Portfolio”), along with an investment management platform that targets opportunistic and value-add investments through its institutional co-investment vehicles (“Investment Management”). For further information, please visit www.acadiarealty.com. Safe Harbor Statement Certain statements in this press release may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). We intend these 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, and we are including this statement for the purposes of complying with those safe harbor provisions, in each case, to the extent applicable. Forward-looking statements, which are based on certain assumptions and describe the Company's future plans, strategies and expectations (including with regards to acquisition pipeline) are generally identifiable by the use of words, such as “may,” “will,” “should,” “expect,” “anticipate,” “estimate,” “believe,” “intend” or “project,” or the negative thereof, or other variations thereon or comparable terminology. Forward-looking statements involve known and unknown risks, uncertainties and other factors that could cause the Company's actual results and financial performance to be materially different from future results and financial performance expressed or implied by such forward-looking statements, including, but not limited to: (i) macroeconomic conditions, including due to geopolitical instability (such as ongoing armed conflicts and heightened regional tensions in the Middle East), contemplated tariff increases and other trade restrictions, which may lead to a disruption of or lack of access to the capital markets, disruptions and instability in the banking and financial services industries and rising inflation; (ii) the Company’s success in implementing its business strategy and its ability to identify, underwrite, finance, consummate and integrate diversifying acquisitions and investments; (including the potential acquisitions discussed in this press release); (iii) changes in general economic conditions or economic conditions in the markets in which the Company may, from time to time, compete, including the impact of recently announced tariffs on our tenants and their customers, and their effect on the Company’s and our tenants' revenues, earnings and funding sources and those of our tenants; (iv) increases in the Company’s borrowing costs as a result of rising inflation, changes in interest rates and other factors; (v) the Company’s ability to pay down, refinance, restructure or extend its indebtedness as it becomes due; (vi) the Company’s investments in joint ventures and unconsolidated entities, including its lack of sole decision-making authority and its reliance on its joint venture partners’ financial condition; (vii) the Company’s ability to obtain the financial results expected from its development and redevelopment projects; (viii) the ability and willingness of the Company's tenants to renew their leases with the Company upon expiration, the Company’s ability to re-lease its properties on the same or better terms in the event of nonrenewal or in the event the Company exercises its right to replace an existing tenant, and obligations the Company may incur in connection with the replacement of an existing tenant; (ix) the Company’s potential liability for environmental matters; (x) damage to the Company’s properties from catastrophic weather and other natural events, and the physical effects of climate change; (xi) the economic, political and social impact of, and uncertainty surrounding, any future public health crisis which may adversely affect us and our tenants’ business, financial condition, results of operations and liquidity; (xii) uninsured losses; (xiii) the Company’s ability and willingness to maintain its qualification as a REIT in light of economic, market, legal, tax and other considerations; (xiv) information technology (“IT”) security breaches, including increased cybersecurity risks relating to the use of remote technology and artificial intelligence (“AI”); (xv) risks associated with our use of AI tools, which could result in reputational harm, and legal or regulatory liability; (xvi) the loss of key executives; and (xvii) the accuracy of the Company’s methodologies and estimates regarding corporate responsibility metrics, goals and targets, tenant willingness and ability to collaborate towards reporting such metrics and meeting such goals and targets, and the impact of governmental regulation on our corporate responsibility efforts. The factors described above are not exhaustive and additional factors could adversely affect the Company’s future results and financial performance, including the risk factors discussed under the section captioned “Risk Factors” in the Company’s most recent Annual Report on Form 10-K and other periodic or current reports the Company files with the SEC. Any forward-looking statements in this press release speak only as of the date hereof. The Company expressly disclaims any obligation or undertaking to release publicly any updates or revisions to any forward-looking statements to reflect any changes in the Company’s expectations with regard thereto or changes in the events, conditions or circumstances on which such forward-looking statements are based. View source version on businesswire.com: https://www.businesswire.com/news/home/20260512543584/en/ Acadia Realty Trust
(914) 288-8100 Original: Acadia Realty Trust Announces $0.20 Per Share Quarterly Dividend

Acadia Realty Trust to Announce First Quarter 2026 Earnings on April 28, 2026March 24, 2026 4:15 PM
Business Wire
Acadia Realty Trust (NYSE: AKR) (“Acadia” or the “Company”) will release its first quarter 2026 earnings after market close on Tuesday, April 28, 2026. Management will conduct a conference call on Wednesday, April 29, 2026, at 11:00 AM ET to review the Company’s earnings and operating results. Participant registration and webcast information is listed below.




Live Conference Call:









 



Date:






Wednesday, April 29, 2026








Time:






11:00 AM ET








Participant Call:






First Quarter 2026 Dial-In








Participant Webcast:






First Quarter 2026 Webcast








Webcast Replay:






www.acadiarealty.com/investors under Events & Presentations







About Acadia Realty Trust


Acadia Realty Trust is an equity real estate investment trust focused on delivering long-term, profitable growth. Acadia owns and operates a high-quality core real estate portfolio (“REIT Portfolio”) of street and open-air retail properties in the nation's most dynamic retail corridors, along with an investment management platform that targets opportunistic and value-add investments through its institutional co-investment vehicles (“Investment Management”). For further information, please visit www.acadiarealty.com.


Safe Harbor Statement


Certain statements in this press release may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). Forward-looking statements, which are based on certain assumptions and describe the Company's future plans, strategies and expectations are generally identifiable by the use of words, such as “may,” “will,” “should,” “expect,” “anticipate,” “estimate,” “believe,” “intend” or “project,” or the negative thereof, or other variations thereon or comparable terminology. Forward-looking statements involve known and unknown risks, uncertainties and other factors that could cause the Company's actual results and financial performance to be materially different from future results and financial performance expressed or implied by such forward-looking statements, including, but not limited to: (i) macroeconomic conditions, including due to geopolitical instability and global trade disruptions, which may lead to a disruption of or lack of access to the capital markets and other sources of funding, and rising inflation; (ii) the Company’s success in implementing its business strategy and its ability to identify, underwrite, finance, consummate and integrate diversifying acquisitions and investments; (including the potential acquisitions discussed in this press release); (iii) changes in general economic conditions or economic conditions in the markets in which the Company may, from time to time, compete, including the impact of recently announced tariffs on our tenants and their customers, and their effect on the Company’s and our tenants' revenues, earnings and funding sources; (iv) increases in the Company’s borrowing costs as a result of rising inflation, changes in interest rates and other factors; (v) the Company’s ability to pay down, refinance, restructure or extend its indebtedness as it becomes due; (vi) the Company’s investments in joint ventures and unconsolidated entities, including its lack of sole decision-making authority and its reliance on its joint venture partners’ financial condition; (vii) the Company’s ability to obtain the financial results expected from its development and redevelopment projects; (viii) the ability and willingness of the Company's tenants to renew their leases with the Company upon expiration, the Company’s ability to re-lease its properties on the same or better terms in the event of nonrenewal or in the event the Company exercises its right to replace an existing tenant, and obligations the Company may incur in connection with the replacement of an existing tenant; (ix) the Company’s potential liability for environmental matters; (x) damage to the Company’s properties from catastrophic weather and other natural events, and the physical effects of climate change; (xi) the economic, political and social impact of, and uncertainty surrounding, any public health crisis; (xii) uninsured losses; (xiii) the Company’s ability and willingness to maintain its qualification as a REIT in light of economic, market, legal, tax and other considerations; (xiv) information technology (“IT”) security breaches, including increased cybersecurity risks relating to the use of remote technology and artificial intelligence (“AI”); (xv) risks associated with our use of AI tools, which could result in reputational harm, and legal or regulatory liability; (xvi) the loss of key executives; and (xvii) the accuracy of the Company’s methodologies and estimates regarding corporate responsibility metrics, goals and targets, tenant willingness and ability to collaborate towards reporting such metrics and meeting such goals and targets, and the impact of governmental regulation on our corporate responsibility efforts.


The factors described above are not exhaustive and additional factors could adversely affect the Company’s future results and financial performance, including the risk factors discussed under the section captioned “Risk Factors” in the Company’s most recent Annual Report on Form 10-K and other periodic or current reports the Company files with the SEC. Any forward-looking statements in this press release speak only as of the date hereof. The Company expressly disclaims any obligation or undertaking to release publicly any updates or revisions to any forward-looking statements to reflect any changes in the Company’s expectations with regard thereto or changes in the events, conditions or circumstances on which such forward-looking statements are based.

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Original: Acadia Realty Trust to Announce First Quarter 2026 Earnings on April 28, 2026

Acadia Realty Trust Announces 2026 Annual Meeting DateFebruary 27, 2026 4:15 PM
Business Wire
Acadia Realty Trust (NYSE: AKR) (“Acadia” or the “Company”) today announced the date of the Company’s 2026 Annual Shareholder Meeting.


Acadia’s Board of Trustees has set the meeting date for Wednesday, May 13, 2026 at 1:00 PM, ET. As this will be conducted as a virtual meeting, shareholders will be able to attend, vote and submit questions via live webcast by visiting www.virtualshareholdermeeting.com/AKR26. Prior to the meeting, shareholders will be able to vote at www.proxyvote.com.


About Acadia Realty Trust


Acadia Realty Trust is an equity real estate investment trust focused on delivering long-term, profitable growth. Acadia owns and operates a high-quality core real estate portfolio (“REIT Portfolio”) of street and open-air retail properties in the nation's most dynamic retail corridors, along with an investment management platform that targets opportunistic and value-add investments through its institutional co-investment vehicles (“Investment Management”). For further information, please visit www.acadiarealty.com.


Safe Harbor Statement


Certain statements in this press release may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). Forward-looking statements, which are based on certain assumptions and describe the Company's future plans, strategies and expectations are generally identifiable by the use of words, such as “may,” “will,” “should,” “expect,” “anticipate,” “estimate,” “believe,” “intend” or “project,” or the negative thereof, or other variations thereon or comparable terminology. Forward-looking statements involve known and unknown risks, uncertainties and other factors that could cause the Company's actual results and financial performance to be materially different from future results and financial performance expressed or implied by such forward-looking statements, including, but not limited to: (i) macroeconomic conditions, including due to geopolitical instability and global trade disruptions, which may lead to a disruption of or lack of access to the capital markets and other sources of funding, and rising inflation; (ii) the Company’s success in implementing its business strategy and its ability to identify, underwrite, finance, consummate and integrate diversifying acquisitions and investments; (including the potential acquisitions discussed in this press release); (iii) changes in general economic conditions or economic conditions in the markets in which the Company may, from time to time, compete, including the impact of recently announced tariffs on our tenants and their customers, and their effect on the Company’s and our tenants' revenues, earnings and funding sources; (iv) increases in the Company’s borrowing costs as a result of rising inflation, changes in interest rates and other factors; (v) the Company’s ability to pay down, refinance, restructure or extend its indebtedness as it becomes due; (vi) the Company’s investments in joint ventures and unconsolidated entities, including its lack of sole decision-making authority and its reliance on its joint venture partners’ financial condition; (vii) the Company’s ability to obtain the financial results expected from its development and redevelopment projects; (viii) the ability and willingness of the Company's tenants to renew their leases with the Company upon expiration, the Company’s ability to re-lease its properties on the same or better terms in the event of nonrenewal or in the event the Company exercises its right to replace an existing tenant, and obligations the Company may incur in connection with the replacement of an existing tenant; (ix) the Company’s potential liability for environmental matters; (x) damage to the Company’s properties from catastrophic weather and other natural events, and the physical effects of climate change; (xi) the economic, political and social impact of, and uncertainty surrounding, any public health crisis; (xii) uninsured losses; (xiii) the Company’s ability and willingness to maintain its qualification as a REIT in light of economic, market, legal, tax and other considerations; (xiv) information technology (“IT”) security breaches, including increased cybersecurity risks relating to the use of remote technology and artificial intelligence (“AI”); (xv) risks associated with our use of AI tools, which could result in reputational harm, and legal or regulatory liability; (xvi) the loss of key executives; and (xvii) the accuracy of the Company’s methodologies and estimates regarding corporate responsibility metrics, goals and targets, tenant willingness and ability to collaborate towards reporting such metrics and meeting such goals and targets, and the impact of governmental regulation on our corporate responsibility efforts.


The factors described above are not exhaustive and additional factors could adversely affect the Company’s future results and financial performance, including the risk factors discussed under the section captioned “Risk Factors” in the Company’s most recent Annual Report on Form 10-K and other periodic or current reports the Company files with the SEC. Any forward-looking statements in this press release speak only as of the date hereof. The Company expressly disclaims any obligation or undertaking to release publicly any updates or revisions to any forward-looking statements to reflect any changes in the Company’s expectations with regard thereto or changes in the events, conditions or circumstances on which such forward-looking statements are based.

View source version on businesswire.com: https://www.businesswire.com/news/home/20260227156822/en/
Acadia Realty Trust

(914) 288-8100


Original: Acadia Realty Trust Announces 2026 Annual Meeting Date

Acadia Realty Trust Will Present at the Citi 2026 Global Property CEO ConferenceFebruary 27, 2026 7:45 AM
Business Wire
Acadia Realty Trust (NYSE:AKR) (“Acadia” or the “Company”) today announced that the Company will participate and present at the Citi 2026 Global Property CEO Conference, which will be held on March 1, 2026 – March 4, 2026, in Hollywood, FL. Kenneth F. Bernstein, Acadia’s President and Chief Executive Officer, is scheduled to make a company presentation on Monday, March 2, 2026 at 5:00 p.m. ET.


Acadia will also host individual meetings with investors during the conference. The Company’s presentation materials will be posted on its website under “Investors – Events, Presentations & Portfolio Updates.”


Acadia Realty Trust:


Date: Monday, March 2, 2026

Time: 5:00 p.m. – 5:35 p.m. ET

Event: 2026 Citi Global Property CEO Conference


About Acadia Realty Trust


Acadia Realty Trust is an equity real estate investment trust focused on delivering long-term, profitable growth. Acadia owns and operates a high-quality core real estate portfolio (“REIT Portfolio”) of street and open-air retail properties in the nation's most dynamic retail corridors, along with an investment management platform that targets opportunistic and value-add investments through its institutional co-investment vehicles (“Investment Management”). For further information, please visit www.acadiarealty.com.


Safe Harbor Statement


Certain statements in this press release may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). Forward-looking statements, which are based on certain assumptions and describe the Company's future plans, strategies and expectations are generally identifiable by the use of words, such as “may,” “will,” “should,” “expect,” “anticipate,” “estimate,” “believe,” “intend” or “project,” or the negative thereof, or other variations thereon or comparable terminology. Forward-looking statements involve known and unknown risks, uncertainties and other factors that could cause the Company's actual results and financial performance to be materially different from future results and financial performance expressed or implied by such forward-looking statements, including, but not limited to: (i) macroeconomic conditions, including due to geopolitical instability and global trade disruptions, which may lead to a disruption of or lack of access to the capital markets and other sources of funding, and rising inflation; (ii) the Company’s success in implementing its business strategy and its ability to identify, underwrite, finance, consummate and integrate diversifying acquisitions and investments; (including the potential acquisitions discussed in this press release); (iii) changes in general economic conditions or economic conditions in the markets in which the Company may, from time to time, compete, including the impact of recently announced tariffs on our tenants and their customers, and their effect on the Company’s and our tenants' revenues, earnings and funding sources; (iv) increases in the Company’s borrowing costs as a result of rising inflation, changes in interest rates and other factors; (v) the Company’s ability to pay down, refinance, restructure or extend its indebtedness as it becomes due; (vi) the Company’s investments in joint ventures and unconsolidated entities, including its lack of sole decision-making authority and its reliance on its joint venture partners’ financial condition; (vii) the Company’s ability to obtain the financial results expected from its development and redevelopment projects; (viii) the ability and willingness of the Company's tenants to renew their leases with the Company upon expiration, the Company’s ability to re-lease its properties on the same or better terms in the event of nonrenewal or in the event the Company exercises its right to replace an existing tenant, and obligations the Company may incur in connection with the replacement of an existing tenant; (ix) the Company’s potential liability for environmental matters; (x) damage to the Company’s properties from catastrophic weather and other natural events, and the physical effects of climate change; (xi) the economic, political and social impact of, and uncertainty surrounding, any public health crisis; (xii) uninsured losses; (xiii) the Company’s ability and willingness to maintain its qualification as a REIT in light of economic, market, legal, tax and other considerations; (xiv) information technology (“IT”) security breaches, including increased cybersecurity risks relating to the use of remote technology and artificial intelligence (“AI”); (xv) risks associated with our use of AI tools, which could result in reputational harm, and legal or regulatory liability; (xvi) the loss of key executives; and (xvii) the accuracy of the Company’s methodologies and estimates regarding corporate responsibility metrics, goals and targets, tenant willingness and ability to collaborate towards reporting such metrics and meeting such goals and targets, and the impact of governmental regulation on our corporate responsibility efforts.


The factors described above are not exhaustive and additional factors could adversely affect the Company’s future results and financial performance, including the risk factors discussed under the section captioned “Risk Factors” in the Company’s most recent Annual Report on Form 10-K and other periodic or current reports the Company files with the SEC. Any forward-looking statements in this press release speak only as of the date hereof. The Company expressly disclaims any obligation or undertaking to release publicly any updates or revisions to any forward-looking statements to reflect any changes in the Company’s expectations with regard thereto or changes in the events, conditions or circumstances on which such forward-looking statements are based.

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Acadia Realty Trust

(914) 288-8100


Original: Acadia Realty Trust Will Present at the Citi 2026 Global Property CEO Conference

Acadia Realty Trust Provides Transaction UpdateFebruary 26, 2026 4:15 PM
Business Wire
Acadia Realty Trust (NYSE: AKR) (“Acadia” or the “Company”) announced the completion of a $440 million Investment Management portfolio transaction with TPG Real Estate through the formation of new joint ventures involving six Fund V assets and one additional wholly-owned Investment Management asset.


Investment Management Portfolio Transaction Overview, On February 25, the Company and TPG Real Estate completed a $440 million portfolio transaction within its Investment Management platform involving six Fund V assets (Hickory Ridge, Palm Coast Landing, Hiram Pavilion, Canton Marketplace, Elk Grove Commons, and Midstate Mall) along with The Avenue West Cobb (acquired in the third quarter of 2025).


TPG acquired an 80% interest across the portfolio, with Acadia retaining its existing 20% ownership in the Fund V assets, along with a 20% interest in West Cobb. In addition to its 20% interests, the Company also provided approximately $27 million of financing within the capital stack of the newly formed joint ventures.


The Company will continue to manage the properties, earning asset management, property management, and leasing fees, as well as a potential promote upon ultimate disposition. This transaction does not change the Company’s previously provided 2026 FFO As Adjusted earnings guidance.


Within the past 14 months, the Company, through its Investment Management platform, has completed in excess of $1.2 billion of assets in partnership with TPG Real Estate, reflecting a growing and scalable relationship with an expectation to continue expanding. This follows the previously announced acquisitions of the Shops at Skyview (Queens, New York) in January 2026 and the LINQ Promenade (Las Vegas, Nevada) in December 2024.


Kenneth F. Bernstein, President and CEO of Acadia, commented:


“We are excited to further expand our relationship with a world-class institutional partner like TPG. This transaction delivers attractive returns and liquidity to our Fund V investors while enabling us to continue owning and operating high-quality retail assets alongside TPG. With over $1 billion of recent transactions, we are seeing strong momentum across our Investment Management platform, and this transaction, together with the acquisitions of Shops at Skyview and LINQ Promenade underscores sustained investor demand for well-located retail real estate and further validates our dual-platform strategy.”


About Acadia Realty Trust


Acadia Realty Trust is an equity real estate investment trust focused on delivering long-term, profitable growth. Acadia owns and operates a high-quality core real estate portfolio (“REIT Portfolio”) of street and open-air retail properties in the nation's most dynamic retail corridors, along with an investment management platform that targets opportunistic and value-add investments through its institutional co-investment vehicles (“Investment Management”). For further information, please visit www.acadiarealty.com.


Safe Harbor Statement


Certain statements in this press release may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). Forward-looking statements, which are based on certain assumptions and describe the Company's future plans, strategies and expectations are generally identifiable by the use of words, such as “may,” “will,” “should,” “expect,” “anticipate,” “estimate,” “believe,” “intend” or “project,” or the negative thereof, or other variations thereon or comparable terminology. Forward-looking statements involve known and unknown risks, uncertainties and other factors that could cause the Company's actual results and financial performance to be materially different from future results and financial performance expressed or implied by such forward-looking statements, including, but not limited to: (i) macroeconomic conditions, including due to geopolitical instability and global trade disruptions, which may lead to a disruption of or lack of access to the capital markets and other sources of funding, and rising inflation; (ii) the Company’s success in implementing its business strategy and its ability to identify, underwrite, finance, consummate and integrate diversifying acquisitions and investments; (including the potential acquisitions discussed in this press release); (iii) changes in general economic conditions or economic conditions in the markets in which the Company may, from time to time, compete, including the impact of recently announced tariffs on our tenants and their customers, and their effect on the Company’s and our tenants' revenues, earnings and funding sources; (iv) increases in the Company’s borrowing costs as a result of rising inflation, changes in interest rates and other factors; (v) the Company’s ability to pay down, refinance, restructure or extend its indebtedness as it becomes due; (vi) the Company’s investments in joint ventures and unconsolidated entities, including its lack of sole decision-making authority and its reliance on its joint venture partners’ financial condition; (vii) the Company’s ability to obtain the financial results expected from its development and redevelopment projects; (viii) the ability and willingness of the Company’s tenants to renew their leases with the Company upon expiration, the Company’s ability to re-lease its properties on the same or better terms in the event of nonrenewal or in the event the Company exercises its right to replace an existing tenant, and obligations the Company may incur in connection with the replacement of an existing tenant; (ix) the Company’s potential liability for environmental matters; (x) damage to the Company’s properties from catastrophic weather and other natural events, and the physical effects of climate change; (xi) the economic, political and social impact of, and uncertainty surrounding, any public health crisis; (xii) uninsured losses; (xiii) the Company’s ability and willingness to maintain its qualification as a REIT in light of economic, market, legal, tax and other considerations; (xiv) information technology (“IT”) security breaches, including increased cybersecurity risks relating to the use of remote technology and artificial intelligence (“AI”); (xv) risks associated with our use of AI tools, which could result in reputational harm, and legal or regulatory liability; (xvi) the loss of key executives; and (xvii) the accuracy of the Company’s methodologies and estimates regarding corporate responsibility metrics, goals and targets, tenant willingness and ability to collaborate towards reporting such metrics and meeting such goals and targets, and the impact of governmental regulation on our corporate responsibility efforts.


The factors described above are not exhaustive and additional factors could adversely affect the Company’s future results and financial performance, including the risk factors discussed under the section captioned “Risk Factors” in the Company’s most recent Annual Report on Form 10-K and other periodic or current reports the Company files with the SEC. Any forward-looking statements in this press release speak only as of the date hereof. The Company expressly disclaims any obligation or undertaking to release publicly any updates or revisions to any forward-looking statements to reflect any changes in the Company’s expectations with regard thereto or changes in the events, conditions or circumstances on which such forward-looking statements are based.

View source version on businesswire.com: https://www.businesswire.com/news/home/20260226853653/en/
(914) 288-8100


Original: Acadia Realty Trust Provides Transaction Update

Acadia Realty Trust Announces $0.20 Per Share Quarterly DividendFebruary 26, 2026 7:45 AM
Business Wire
Acadia Realty Trust (NYSE:AKR) (“Acadia” or the “Company”) today announced that its Board of Trustees has authorized a cash dividend of $0.20 per common share for the quarter ended March 31, 2026. The quarterly dividend is payable on April 15, 2026 to holders of record as of March 31, 2026.


About Acadia Realty Trust


Acadia Realty Trust is an equity real estate investment trust focused on delivering long-term, profitable growth. Acadia owns and operates a high-quality core real estate portfolio (“REIT Portfolio”) of street and open-air retail properties in the nation's most dynamic retail corridors, along with an investment management platform that targets opportunistic and value-add investments through its institutional co-investment vehicles (“Investment Management”). For further information, please visit www.acadiarealty.com.


Safe Harbor Statement


Certain statements in this press release may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). Forward-looking statements, which are based on certain assumptions and describe the Company's future plans, strategies and expectations are generally identifiable by the use of words, such as “may,” “will,” “should,” “expect,” “anticipate,” “estimate,” “believe,” “intend” or “project,” or the negative thereof, or other variations thereon or comparable terminology. Forward-looking statements involve known and unknown risks, uncertainties and other factors that could cause the Company's actual results and financial performance to be materially different from future results and financial performance expressed or implied by such forward-looking statements, including, but not limited to: (i) macroeconomic conditions, including due to geopolitical instability and global trade disruptions, which may lead to a disruption of or lack of access to the capital markets and other sources of funding, and rising inflation; (ii) the Company’s success in implementing its business strategy and its ability to identify, underwrite, finance, consummate and integrate diversifying acquisitions and investments; (including the potential acquisitions discussed in this press release); (iii) changes in general economic conditions or economic conditions in the markets in which the Company may, from time to time, compete, including the impact of recently announced tariffs on our tenants and their customers, and their effect on the Company’s and our tenants' revenues, earnings and funding sources; (iv) increases in the Company’s borrowing costs as a result of rising inflation, changes in interest rates and other factors; (v) the Company’s ability to pay down, refinance, restructure or extend its indebtedness as it becomes due; (vi) the Company’s investments in joint ventures and unconsolidated entities, including its lack of sole decision-making authority and its reliance on its joint venture partners’ financial condition; (vii) the Company’s ability to obtain the financial results expected from its development and redevelopment projects; (viii) the ability and willingness of the Company's tenants to renew their leases with the Company upon expiration, the Company’s ability to re-lease its properties on the same or better terms in the event of nonrenewal or in the event the Company exercises its right to replace an existing tenant, and obligations the Company may incur in connection with the replacement of an existing tenant; (ix) the Company’s potential liability for environmental matters; (x) damage to the Company’s properties from catastrophic weather and other natural events, and the physical effects of climate change; (xi) the economic, political and social impact of, and uncertainty surrounding, any public health crisis; (xii) uninsured losses; (xiii) the Company’s ability and willingness to maintain its qualification as a REIT in light of economic, market, legal, tax and other considerations; (xiv) information technology (“IT”) security breaches, including increased cybersecurity risks relating to the use of remote technology and artificial intelligence (“AI”); (xv) risks associated with our use of AI tools, which could result in reputational harm, and legal or regulatory liability; (xvi) the loss of key executives; and (xvii) the accuracy of the Company’s methodologies and estimates regarding corporate responsibility metrics, goals and targets, tenant willingness and ability to collaborate towards reporting such metrics and meeting such goals and targets, and the impact of governmental regulation on our corporate responsibility efforts.


The factors described above are not exhaustive and additional factors could adversely affect the Company’s future results and financial performance, including the risk factors discussed under the section captioned “Risk Factors” in the Company’s most recent Annual Report on Form 10-K and other periodic or current reports the Company files with the SEC. Any forward-looking statements in this press release speak only as of the date hereof. The Company expressly disclaims any obligation or undertaking to release publicly any updates or revisions to any forward-looking statements to reflect any changes in the Company’s expectations with regard thereto or changes in the events, conditions or circumstances on which such forward-looking statements are based.

View source version on businesswire.com: https://www.businesswire.com/news/home/20260226053571/en/
Acadia Realty Trust

(914) 288-8100


Original: Acadia Realty Trust Announces $0.20 Per Share Quarterly Dividend

Acadia Realty Trust Reports Fourth Quarter and Full Year 2025 Operating ResultsFebruary 10, 2026 4:15 PM
Business Wire
Key Highlights for the fourth quarter and year ended December 31, 2025 include:



Fourth quarter and year ended December 31, 2025 GAAP net earnings of $0.04 and $0.10 per share and FFO Before Special Items of $0.34 and $1.32 per share, respectively



Fourth quarter and year ended December 31, 2025 REIT Portfolio same-property NOI increased 6.3% and 5.7%, respectively, primarily driven by the street and urban portfolio



Fourth quarter REIT Portfolio GAAP and cash leasing spreads on new leases of 60% and 27%, respectively, primarily driven by street retail leasing



Increased REIT Portfolio occupancy by 30 basis points to 93.9% during the fourth quarter driven by street and urban retail, which increased 80 basis points for the fourth quarter and 370 basis points for the year to 90.3% as of December 31, 2025



Completed approximately $487 million of accretive REIT Portfolio ($356 million of street retail) and Investment Management ($131 million) acquisitions during the year ended December 31, 2025



Subsequent Events



Completed approximately $445 million of REIT Portfolio and Investment Management acquisitions year-to-date 2026, and additionally have a robust pipeline for several potential REIT Portfolio street retail investments in advanced stages of negotiation



Provided 2026 FFO As Adjusted (new metric) expectations of $1.21 - $1.25 and REIT Portfolio same-property NOI growth of 5-9%



Acadia Realty Trust (NYSE: AKR) (“Acadia” or the “Company”) today reported operating results for the quarter and year ended December 31, 2025. All per share amounts are on a fully-diluted basis, where applicable. Acadia owns and operates a high-quality real estate portfolio of street and open-air retail properties in the nation's most dynamic retail corridors (“REIT Portfolio”), along with an investment management platform that targets opportunistic and value-add investments through its institutional co-investment vehicles (“Investment Management”).


Kenneth F. Bernstein, President and CEO of Acadia, commented:




“As we close the year, our fourth quarter results reflect continued momentum across our differentiated dual platform business model. We are encouraged by the robust tenant demand for our street retail portfolio, enabling us to deliver REIT Portfolio same-property NOI growth in excess of 6% for the quarter. Complementing our strong internal growth, last year and year-to-date, we completed nearly $1 billion of accretive acquisitions, increasing our concentration in key street retail corridors and further scaling our Investment Management platform. With strong demand for street retail space and ample balance sheet capacity, we remain well positioned to deliver 5% earnings growth over a multi-year horizon.”







Financial Results


A complete reconciliation, in dollars and per share amounts, of (i) net earnings attributable to Acadia to Funds From Operations (“FFO”) (as defined by the National Association of Real Estate Investment Trusts (“NAREIT”) and Before Special Items) attributable to common shareholders and Common OP Unit holders and (ii) operating income to net operating income (“NOI”) is included in the financial tables of this release. The amounts discussed below are net of noncontrolling interests (except for the Common OP Unit holders) and all per share amounts are on a fully-diluted basis.




 






 






Financial Results








 






 






2025–4Q






 






2024–4Q








Net earnings per share attributable to Acadia






 






$0.04






 






$0.07








Depreciation of real estate and amortization of leasing costs (net of noncontrolling interest share other than Common OP Units)






 






0.24






 






0.22








Impairment charges (net of noncontrolling interest share other than Common OP Units)






 






—






 






0.01








Adjustment of redeemable noncontrolling interest to estimated redemption value






 






0.02






 






—








NAREIT Funds From Operations per share attributable to Common Shareholders and Common OP Unit holders






 






$0.30






 






$0.30








Net unrealized holding gain






 






—






 






(0.01)








Funds From Operations Before Special Items and Realized Gains and Promotes per share attributable to Common Shareholders and Common OP Unit holders






 






$0.30






 






$0.29








Transaction and other expenses 1






 






0.01






 






—








Realized gains on marketable securities 2






 






0.03






 






0.03








Funds From Operations Before Special Items per share attributable to Common Shareholders and Common OP Unit holders






 






$0.34






 






$0.32











 




Refer to the “Notes to Financial Highlights” on page 16 of this release for the definition of Funds From Operations Before Special Items



It is the Company's policy to exclude unrealized gains and losses from FFO Before Special Items and to include realized gains related to the Company's investment in Albertsons. The Company had realized investment gains of $4.7 million and $3.7 million for the quarters ended December 31, 2025 and 2024, respectively. Refer to the “Notes to Financial Highlights” on page 16 of this release.







Net Income



Net income per share for the three months and year ended December 31, 2025 was $0.04 and $0.10, respectively. This compares with net income per share for the three months and year ended December 31, 2024 of $0.07 and $0.19, respectively. The decrease for the year ended December 31, 2025, as compared to the year ended December 31, 2024, was primarily a result of the loss on change in control related to the Company’s additional investment in its Georgetown Renaissance portfolio.




The Company realized a net one-time benefit to net income, NAREIT FFO and FFO Before Special Items of approximately $.01 per share during the fourth quarter of 2025 relating to real estate tax savings and refunds, primarily from its Chicago portfolio. These savings occurred within its REIT Redevelopment/Prestabilized portfolio and thus were excluded from its reported fourth quarter and year ending December 31, 2025 Same-Property NOI.



NAREIT FFO



NAREIT Funds From Operations (“NAREIT FFO”) for the quarter ended December 31, 2025 was $41.7 million, or $0.30 per share, as compared to $37.8 million, or $0.30 per share, for the quarter ended December 31, 2024.



FFO Before Special Items



FFO Before Special Items for the quarter ended December 31, 2025 was $47.2 million, or $0.34 per share, as compared to $40.5 million, or $0.32 per share, for the quarter ended December 31, 2024. The Company had $4.7 million of realized investment gains on marketable securities and net promotes, or $0.03 per share, during the quarter ended December 31, 2025.



REIT Portfolio Same-Property NOI



Same-Property NOI grew 6.3%, for the fourth quarter, primarily driven by 7.5% growth from the street and urban retail portfolio. Full year same-property NOI grew 5.7%, coming in at the upper end of the Company’s guidance. These amounts exclude developments and redevelopments.



REIT Portfolio Occupancy and Leasing Update



As of December 31, 2025, economic occupancy and leased occupancy increased 30 and 20 basis points to 93.9% and 94.7%, respectively, compared to 93.6% and 94.5% as of September 30, 2025.




For the quarter ended December 31, 2025, conforming GAAP and cash leasing spreads on new leases were 60% and 27%, respectively, driven by leasing in its street retail corridors, and 27% and 12%, inclusive of renewal leases.



Signed Not Yet Opened Update


The following summarizes the activity, at the Company’s pro-rata share, of ABR of its signed not opened pipeline during the fourth quarter (amounts in millions):




 






 






Balance at September 30, 2025






 






 






Commencing ABR






 






 






New Leases






 






 






Balance at December 31, 2025






 








REIT Portfolio (Same-property)






 






$






4.4






 






 






$






(1.5






)






 






$






1.5






 






 






$






4.4






 








REIT Portfolio (Redevelopment/Prestabilized)






 






 






6.5






 






 






 






(3.1






)






 






 






0.1






 






 






 






3.5






 








Investment Management






 






 






1.0






 






 






 






(0.4






)






 






 






0.4






 






 






 






1.0






 








Total






 






$






11.9






 






 






$






(5.0






)






 






$






2.0






 






 






$






8.9






 







As highlighted above, of the $5.0 million of pro-rata ABR that commenced in the fourth quarter, approximately $3.1 million, primarily driven by the December 2025 opening of Mango at 664 North Michigan in Chicago, Illinois, originated from REIT Portfolio Redevelopment/Prestabilized assets. Because these assets were not included in REIT Portfolio occupancy as of September 30, 2025, the $3.1 million of ABR that commenced in the fourth quarter did not significantly contribute to the reported occupancy at December 31, 2025. Likewise, this amount was excluded from the Same-Property NOI pool for both the fourth quarter and the full year of 2025.


Transactional Activity


Subsequent to December 31, 2025, the Company completed approximately $445 million in accretive REIT Portfolio and Investment Management acquisitions as further described below.


REIT Portfolio



Manhattan, New York. In January 2026, the Company acquired 1045 and 1165 Madison Avenue in Manhattan for an aggregate purchase price of $20.8 million. These assets further expand the Company’s ownership on Madison Avenue and align with its strategy of expanding its portfolio on must-have street retail corridors.




REIT Portfolio Pipeline. The Company is in advanced stages of negotiations relating to potential investments to acquire street retail assets. These transactions are subject to final agreement between the parties, customary closing conditions and market uncertainty. Thus, no assurances can be given that the Company will successfully close on any of these transactions on the anticipated timeline or at all.



Investment Management Platform Acquisition



Queens, New York. In January 2026, the Company, through its Investment Management platform, formed a joint venture with TPG Real Estate to acquire the Shops at Skyview for a gross purchase price of approximately $425 million (the Company retained a 20% ownership interest in the joint venture and provided a preferred equity investment of $41.7 million). The Company will manage the day-to-day operations entitling it to earn asset management, property management, and leasing fees, along with the opportunity to earn a promote upon the ultimate disposition of the asset. The Shops at Skyview is a 555,000 retail center in Flushing, Queens, attracting 12 million visitors a year and anchored by three grocers along with an attractive mix of essential goods, value-oriented brands, and experiential concepts.



Investment Management Dispositions



Manhattan, New York. As previously disclosed, in October 2025, the Company, through its Fund IV platform, completed the disposition of the retail component of 1035 Third Avenue for $22 million, of which the Company’s share was $5 million.




Virginia Beach, Virginia. During January 2026, the Company, through its Fund V platform, completed the disposition of Landstown Commons for $102 million, of which the Company’s share was $21 million. This property, acquired in August 2019, generated an approximate 17% IRR and a 1.8x equity multiple.



Balance Sheet


Equity Activity:



During the fourth quarter of 2025, the Company raised approximately $39 million of equity (of which approximately $9 million was previously disclosed), on a one-year forward basis, under its ATM program at an average issuance price, prior to fees, of $20.07 per share.




The Company has unsettled forward equity contracts, inclusive of the amounts above, to sell 14.7 million shares for aggregate net proceeds of approximately $295 million to accretively fund its acquisition pipeline and the Henderson Avenue redevelopment project in Dallas, TX.



Pro-Rata REIT Portfolio and Investment Management Debt-to-EBITDA (as adjusted):



Net Debt-to-EBITDA, as adjusted, inclusive of its pro-rata share of Investment Management platform debt and unsettled forward equity contracts that were issued prior to December 31, 2025 as discussed above, was 4.9x at December 31, 2025 as compared to 5.0x at September 30, 2025. Refer to the fourth quarter 2025 Supplemental Information package for reconciliations and details on financial ratios.



No Significant REIT Portfolio Debt Maturities until 2029:



The Company has REIT portfolio debt maturing of 2.6%, 2.6%, and 7.5% in 2026, 2027, and 2028, respectively.



Guidance


As previously disclosed, beginning in 2026, the Company will report a new supplemental measure, FFO As Adjusted. FFO As Adjusted will be calculated by adjusting NAREIT FFO to exclude gains and promotes from its Investment Management business along with other items, including non-comparable revenues, expenses, gains, and losses, that the Company believes are not reflective of ongoing core operating results.


The following initial guidance is based upon Acadia’s current view of market conditions and assumptions for the year ended December 31, 2026.




 






 






2026 Guidance






 






2025 Actuals








 






 






Low






 






High






 






 








 






 






 






 






 






 






 








Net earnings per share attributable to Acadia






 






$0.24






 






$0.26






 






$0.10








Depreciation of real estate and amortization of leasing costs (net of noncontrolling interest share other than Common OP Units)






 






0.95






 






0.97






 






0.94








Gain on disposition on real estate properties (net of noncontrolling interest share other than Common OP Units)






 






(0.04)






 






(0.04)






 






(0.02)








Impairment charges (net of noncontrolling interest share other than Common OP Units)






 






—






 






—






 






0.07








Loss on change in control






 






—






 






—






 






0.07








Noncontrolling interest in Operating Partnership






 






0.03






 






0.03






 






0.03








NAREIT Funds from operations per share attributable to Common Shareholders and Common OP Unit holders






 






$1.18






 






$1.22






 






$1.19








Adjustments to FFO:






 






 






 






 






 






 








Unrealized holding loss






 






—






 






—






 






0.01








Promote Income






 






—






 






—






 






(0.01)








Lease Settlement Income 1






 






—






 






—






 






(0.06)








Transaction and other expenses 2






 






0.03






 






0.03






 






0.01








Funds From Operations As Adjusted per share attributable to Common Shareholders and Common OP Unit holders 3






 






$1.21






 






$1.25






 






$1.14








 






 






 






 






 






 






 









The Company recognized approximately $8.0 million, or $0.06 per share, related to the termination of its lease with Whole Foods at City Center for the quarter ended March 31, 2025.



Transaction and other expenses include those costs that the Company believes are not reflective of ongoing core operating results including investment transaction costs, employee retirement and severance costs.



Refer to the “Notes to Financial Highlights” on page 16 of this release for the definition of Funds From Operations As Adjusted







The Company’s full year outlook is based on the following assumptions:



REIT Portfolio Same-Property NOI growth, excluding properties in redevelopment, of 5-9%



Investment Management fees ranging from $23-$26 million



Structured Finance (interest) income ranging from $16-$18 million



Pro-rata REIT Portfolio and Investment Management non-cash GAAP items (above/below market and straight-line rental income) ranging from $12-$15 million



Recurring G&A expenses ranging from $44-$46 million



Interest expense, net, ranging from $68-$70 million, which does not reflect the potential reduction in interest expense that would result from settling the forward equity contracts



Guidance does not factor in potential acquisitions or dispositions, other than those that have already been completed



NAREIT FFO guidance does not factor in any promotes or realized gains. Such amounts, if any, will be included in NAREIT FFO (but excluded from FFO As Adjusted) in the period in which the transaction occurs.



FFO As Adjusted for the year ended December 31, 2025 and for each quarterly period within the year were as follows (amounts in thousands except per share):




 






 






For the quarter ended






 






For the year ended








 






 






March 31, 2025






 






June 30, 2025






 






September 30, 2025






 






December 31, 2025






 






December 31, 2025








NAREIT FFO






 






$






44,583






 






 






$






38,074






 






 






$






38,579






 






 






$






41,649






 






 






$






162,885






 








Tenant lease settlement






 






 






(8,309






)






 






 






—






 






 






 






—






 






 






 






—






 






 






 






(8,309






)








Promote income






 






 






—






 






 






 






—






 






 






 






(1,216






)






 






 






—






 






 






 






(1,216






)








Transaction and other expenses






 






 






526






 






 






 






152






 






 






 






55






 






 






 






921






 






 






 






1,654






 








Unrealized holding (gain) loss






 






 






(1,672






)






 






 






494






 






 






 






2,281






 






 






 






(61






)






 






 






1,042






 








FFO As Adjusted






 






$






35,128






 






 






$






38,720






 






 






$






39,699






 






 






$






42,509






 






 






$






156,056






 








 






 






 






 






 






 






 






 






 






 






 






 






 






 






 






 








Share and Unit Count






 






 






129,363






 






 






 






138,909






 






 






 






138,950






 






 






 






139,031






 






 






 






136,635






 








 






 






 






 






 






 






 






 






 






 






 






 






 






 






 






 








FFO As Adjusted per Share and Unit






 






$






0.27






 






 






$






0.28






 






 






$






0.29






 






 






$






0.31






 






 






$






1.14






 







Management will conduct a conference call on Wednesday, February 11, 2026 at 11:00 AM ET to review the Company’s earnings and operating results. Participant registration and webcast information is listed below.




Live Conference Call:






 








Date:






Wednesday, February 11, 2026








Time:






11:00 AM ET








Participant call:






Fourth Quarter 2025 Dial-In








Participant webcast:






Fourth Quarter 2025 Webcast








Webcast Listen-only and Replay:






www.acadiarealty.com/investors under Events & Presentations







The Company uses, and intends to use, the Investors page of its website, which can be found at https://www.acadiarealty.com/investors, as a means of disclosing material nonpublic information and of complying with its disclosure obligations under Regulation FD, including, without limitation, through the posting of investor presentations and certain portfolio updates. Additionally, the Company also uses its LinkedIn profile to communicate with its investors and the public. Accordingly, investors are encouraged to monitor the Investors page of the Company's website and its LinkedIn profile, in addition to following the Company’s press releases, SEC filings, public conference calls, presentations and webcasts.


About Acadia Realty Trust


Acadia Realty Trust is an equity real estate investment trust focused on delivering long-term, profitable growth. Acadia owns and operates a high-quality core real estate portfolio of street and open-air retail properties in the nation's most dynamic retail corridors (“REIT Portfolio”), along with an investment management platform that targets opportunistic and value-add investments through its institutional co-investment vehicles (“Investment Management”). For further information, please visit www.acadiarealty.com.


Safe Harbor Statement


Certain statements in this press release may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). Forward-looking statements, which are based on certain assumptions and describe the Company's future plans, strategies and expectations are generally identifiable by the use of words, such as “may,” “will,” “should,” “expect,” “anticipate,” “estimate,” “believe,” “intend” or “project,” or the negative thereof, or other variations thereon or comparable terminology. Forward-looking statements involve known and unknown risks, uncertainties and other factors that could cause the Company's actual results and financial performance to be materially different from future results and financial performance expressed or implied by such forward-looking statements, including, but not limited to: (i) macroeconomic conditions, including due to geopolitical instability and global trade disruptions, which may lead to a disruption of or lack of access to the capital markets and other sources of funding, and rising inflation; (ii) the Company’s success in implementing its business strategy and its ability to identify, underwrite, finance, consummate and integrate diversifying acquisitions and investments; (including the potential acquisitions discussed in this press release); (iii) changes in general economic conditions or economic conditions in the markets in which the Company may, from time to time, compete, including the impact of recently announced tariffs on our tenants and their customers, and their effect on the Company’s and our tenants' revenues, earnings and funding sources; (iv) increases in the Company’s borrowing costs as a result of rising inflation, changes in interest rates and other factors; (v) the Company’s ability to pay down, refinance, restructure or extend its indebtedness as it becomes due; (vi) the Company’s investments in joint ventures and unconsolidated entities, including its lack of sole decision-making authority and its reliance on its joint venture partners’ financial condition; (vii) the Company’s ability to obtain the financial results expected from its development and redevelopment projects; (viii) the ability and willingness of the Company's tenants to renew their leases with the Company upon expiration, the Company’s ability to re-lease its properties on the same or better terms in the event of nonrenewal or in the event the Company exercises its right to replace an existing tenant, and obligations the Company may incur in connection with the replacement of an existing tenant; (ix) the Company’s potential liability for environmental matters; (x) damage to the Company’s properties from catastrophic weather and other natural events, and the physical effects of climate change; (xi) the economic, political and social impact of, and uncertainty surrounding, any public health crisis; (xii) uninsured losses; (xiii) the Company’s ability and willingness to maintain its qualification as a REIT in light of economic, market, legal, tax and other considerations; (xiv) information technology (“IT”) security breaches, including increased cybersecurity risks relating to the use of remote technology and artificial intelligence (“AI”); (xv) risks associated with our use of AI tools, which could result in reputational harm, and legal or regulatory liability; (xvi) the loss of key executives; and (xvii) the accuracy of the Company’s methodologies and estimates regarding corporate responsibility metrics, goals and targets, tenant willingness and ability to collaborate towards reporting such metrics and meeting such goals and targets, and the impact of governmental regulation on our corporate responsibility efforts.


The factors described above are not exhaustive and additional factors could adversely affect the Company’s future results and financial performance, including the risk factors discussed under the section captioned “Risk Factors” in the Company’s most recent Annual Report on Form 10-K and other periodic or current reports the Company files with the SEC. Any forward-looking statements in this press release speak only as of the date hereof. The Company expressly disclaims any obligation or undertaking to release publicly any updates or revisions to any forward-looking statements to reflect any changes in the Company’s expectations with regard thereto or changes in the events, conditions or circumstances on which such forward-looking statements are based.


Acadia Realty Trust and Subsidiaries




Condensed Consolidated Statements of Operations (1)




(Unaudited, Dollars and Common Shares and Units in thousands, except per share amounts)













 



 






 






Three Months Ended

December 31,






 






Year Ended

December 31,








 






 






2025






 






2024






 






2025






 






2024








Revenues






 






 






 






 






 






 






 






 






 






 






 






 








Rental






 






$






102,485






 






 






$






91,579






 






 






$






402,136






 






 






$






349,530






 








Other






 






 






2,280






 






 






 






1,755






 






 






 






8,621






 






 






 






10,159






 








Total revenues






 






 






104,765






 






 






 






93,334






 






 






 






410,757






 






 






 






359,689






 








 






 






 






 






 






 






 






 






 






 






 






 






 








Expenses






 






 






 






 






 






 






 






 






 






 






 






 








Depreciation and amortization






 






 






39,864






 






 






 






35,189






 






 






 






157,457






 






 






 






138,910






 








General and administrative






 






 






11,611






 






 






 






10,397






 






 






 






45,664






 






 






 






40,559






 








Real estate taxes






 






 






13,636






 






 






 






12,535






 






 






 






52,088






 






 






 






46,049






 








Property operating






 






 






18,996






 






 






 






16,772






 






 






 






71,427






 






 






 






66,000






 








Impairment charges






 






 






—






 






 






 






1,678






 






 






 






37,210






 






 






 






1,678






 








Total expenses






 






 






84,107






 






 






 






76,571






 






 






 






363,846






 






 






 






293,196






 








 






 






 






 






 






 






 






 






 






 






 






 






 








Gain (loss) on disposition of properties






 






 






—






 






 






 






(393





)

 






 






2,515






 






 






 






(834





)



Operating income






 






 






20,658






 






 






 






16,370






 






 






 






49,426






 






 






 






65,659






 








Equity in earnings (losses) of unconsolidated affiliates






 






 






1,885






 






 






 






(774






)






 






 






(7,713






)






 






 






15,178






 








Interest income






 






 






5,142






 






 






 






6,575






 






 






 






23,717






 






 






 






25,085






 








Realized and unrealized holding gains (losses) on investments and other






 






 






97






 






 






 






904






 






 






 






(96






)






 






 






(5,014






)








Interest expense






 






 






(24,156






)






 






 






(21,904






)






 






 






(95,311






)






 






 






(92,557






)








Loss on change in control






 






 






—






 






 






 






—






 






 






 






(9,622






)






 






 






—






 








Income (loss) from continuing operations before income taxes






 






 






3,626






 






 






 






1,171






 






 






 






(39,599






)






 






 






8,351






 








Income tax provision






 






 






(83






)






 






 






(11






)






 






 






(412






)






 






 






(212






)








Net income (loss)






 






 






3,543






 






 






 






1,160






 






 






 






(40,011






)






 






 






8,139






 








Net loss attributable to redeemable noncontrolling interests






 






 






602






 






 






 






1,397






 






 






 






5,562






 






 






 






7,915






 








Net loss attributable to noncontrolling interests






 






 






3,562






 






 






 






5,967






 






 






 






51,345






 






 






 






5,596






 








Net income attributable to Acadia shareholders






 






$






7,707






 






 






$






8,524






 






 






$






16,896






 






 






$






21,650






 








Less: earnings attributable to unvested participating securities






 






 






(340






)






 






 






(306






)






 






 






(1,357






)






 






 






(1,189






)








Less: adjustment of redeemable noncontrolling interests to estimated redemption value






 






 






(2,428






)






 






 






—






 






 






 






(3,316






)






 






 






—






 








Income from continuing operations net of income attributable to participating securities for diluted earnings per share






 






$






4,939






 






 






$






8,218






 






 






$






12,223






 






 






$






20,461






 








 






 






 






 






 






 






 






 






 






 






 






 






 








Weighted average shares for basic earnings per share






 






 






131,035






 






 






 






118,719






 






 






 






128,625






 






 






 






108,227






 








Weighted average shares for diluted earnings per share






 






 






131,074






 






 






 






118,750






 






 






 






128,663






 






 






 






108,258






 








 






 






 






 






 






 






 






 






 






 






 






 






 








Net earnings per share - basic (2)






 






$






0.04






 






 






$






0.07






 






 






$






0.10






 






 






$






0.19






 








Net earnings per share - diluted (2)






 






$






0.04






 






 






$






0.07






 






 






$






0.10






 






 






$






0.19






 







Acadia Realty Trust and Subsidiaries




Reconciliation of Consolidated Net Income to Funds from Operations (1,3)




(Unaudited, Dollars and Common Shares and Units in thousands, except per share amounts)













 



 






 






Three Months Ended

December 31,






 






Year Ended

December 31,








 






 






2025






 






2024






 






2025






 






2024








 






 






 






 






 






 






 






 






 






 






 






 






 








Net income attributable to Acadia






 






$






7,707






 






 






$






8,524






 






 






$






16,896






 






 






$






21,650






 








 






 






 






 






 






 






 






 






 






 






 






 






 








Depreciation of real estate and amortization of leasing costs (net of noncontrolling interests' share other than Common OP Units)






 






 






33,542






 






 






 






27,665






 






 






 






128,356






 






 






 






107,450






 








Impairment charges (net of noncontrolling interests' share other than Common OP Units)






 






 






—






 






 






 






750






 






 






 






9,572






 






 






 






750






 








Loss (gain) on disposition of properties (net of noncontrolling interests' share other than Common OP Units)






 






 






—






 






 






 






395






 






 






 






(2,614






)






 






 






(1,086






)








Loss on change in control






 






 






—






 






 






 






—






 






 






 






9,622






 






 






 






—






 








Income attributable to Common OP Unit holders






 






 






333






 






 






 






363






 






 






 






785






 






 






 






1,067






 








Distributions - Preferred OP Units






 






 






67






 






 






 






67






 






 






 






268






 






 






 






341






 








Funds from operations attributable to Common Shareholders and Common OP Unit holders - Diluted






 






$






41,649






 






 






$






37,764






 






 






$






162,885






 






 






$






130,172






 








 






 






 






 






 






 






 






 






 






 






 






 






 








Transaction and other costs






 






 






921






 






 






 






—






 






 






 






1,654






 






 






 






—






 








Unrealized holding (gain) loss






 






 






(61






)






 






 






(949






)






 






 






1,042






 






 






 






4,616






 








Realized gain






 






 






4,693






 






 






 






3,685






 






 






 






14,454






 






 






 






14,188






 








FFO Before Special Items attributable to Common Shareholder and Common OP Unit holders 1






 






$






47,202






 






 






$






40,500






 






 






$






180,035






 






 






$






148,976






 








 






 






 






 






 






 






 






 






 






 






 






 






 








Funds From Operations per Share - Diluted






 






 






 






 






 






 






 






 






 






 






 






 








Basic weighted-average shares outstanding, GAAP earnings






 






 






131,074






 






 






 






118,719






 






 






 






128,663






 






 






 






108,227






 








Weighted-average OP Units outstanding






 






 






7,701






 






 






 






7,280






 






 






 






7,716






 






 






 






7,495






 








Assumed conversion of Preferred OP Units to Common Shares






 






 






256






 






 






 






256






 






 






 






256






 






 






 






356






 








Assumed conversion of LTIP units and restricted share units to Common Shares






 






 






—






 






 






 






—






 






 






 






—






 






 






 






—






 








Weighted average number of Common Shares and Common OP Units






 






 






139,031






 






 






 






126,255






 






 






 






136,635






 






 






 






116,078






 








 






 






 






 






 






 






 






 






 






 






 






 






 








Diluted Funds from operations, per Common Share and Common OP Unit






 






$






0.30






 






 






$






0.30






 






 






$






1.19






 






 






$






1.12






 








 






 






 






 






 






 






 






 






 






 






 






 






 








Diluted Funds from operations Before Special Items, per Common Share and Common OP Unit






 






$






0.34






 






 






$






0.32






 






 






$






1.32






 






 






$






1.28






 







Acadia Realty Trust and Subsidiaries




Reconciliation of Consolidated Operating Income to Net Property Operating Income (“NOI”) (1)




(Unaudited, Dollars in thousands)













 



 






 






Three Months Ended

December 31,






 






Year Ended

December 31,








 






 






2025






 






2024






 






2025






 






2024








 






 






 






 






 






 






 






 






 






 






 






 






 








Consolidated operating income






 






$






20,658






 






 






$






16,370






 






 






$






49,426






 






 






$






65,659






 








Add back:






 






 






 






 






 






 






 






 






 






 






 






 








General and administrative






 






 






11,611






 






 






 






10,397






 






 






 






45,664






 






 






 






40,559






 








Depreciation and amortization






 






 






39,864






 






 






 






35,189






 






 






 






157,457






 






 






 






138,910






 








Impairment charges






 






 






—






 






 






 






1,678






 






 






 






37,210






 






 






 






1,678






 








Loss (gain) on disposition of properties






 






 






—






 






 






 






393






 






 






 






(2,515






)






 






 






834






 








Less:






 






 






 






 






 






 






 






 






 






 






 






 








Above/below-market rent, straight-line rent and other adjustments






 






 






(4,694






)






 






 






(4,760






)






 






 






(15,611






)






 






 






(17,735






)








Termination income






 






 






—






 






 






 






—






 






 






 






(8,366






)






 






 






—






 








Consolidated NOI






 






 






67,439






 






 






 






59,267






 






 






 






263,265






 






 






 






229,905






 








 






 






 






 






 






 






 






 






 






 






 






 






 








Redeemable noncontrolling interest in consolidated NOI






 






 






(1,831






)






 






 






(1,994






)






 






 






(6,829






)






 






 






(6,127






)








Noncontrolling interest in consolidated NOI






 






 






(17,704






)






 






 






(17,226






)






 






 






(74,452






)






 






 






(69,540






)








Less:






 






 






 






 






 






 






 






 






 






 






 






 








Operating Partnership's interest in Investment Management NOI included above






 






 






(8,459






)






 






 






(7,083






)






 






 






(31,170






)






 






 






(25,496






)








Add back:






 






 






 






 






 






 






 






 






 






 






 






 








Operating Partnership's share of unconsolidated joint ventures NOI (4)






 






 






3,604






 






 






 






3,027






 






 






 






6,810






 






 






 






11,531






 








REIT Portfolio NOI






 






$






43,049






 






 






$






35,991






 






 






$






157,624






 






 






$






140,273






 









Reconciliation of Same-Property NOI




(Unaudited, Dollars in thousands)













 



 






 






Three Months Ended

December 31,






 






Year Ended

December 31,








 






 






2025






 






2024






 






2025






 






2024








REIT Portfolio NOI






 






$






43,049






 






 






$






35,991






 






 






$






157,624






 






 






$






140,273






 








Less properties excluded from Same-Property NOI






 






 






(7,109






)






 






 






(2,195






)






 






 






(18,486






)






 






 






(8,629






)








Same-Property NOI






 






$






35,940






 






 






$






33,796






 






 






$






139,138






 






 






$






131,644






 








 






 






 






 






 






 






 






 






 






 






 






 






 








Percent change from prior year period






 






 






6.3






%






 






 






 






 






 






5.7






%






 






 






 








 






 






 






 






 






 






 






 






 






 






 






 






 








Components of Same-Property NOI:






 






 






 






 






 






 






 






 






 






 






 






 








Same-Property Revenues






 






$






50,241






 






 






$






48,129






 






 






$






193,257






 






 






$






186,932






 








Same-Property Operating Expenses






 






 






(14,301






)






 






 






(14,333






)






 






 






(54,119






)






 






 






(55,288






)








Same-Property NOI






 






$






35,940






 






 






$






33,796






 






 






$






139,138






 






 






$






131,644






 







Acadia Realty Trust and Subsidiaries




Condensed Consolidated Balance Sheets (1)




(Unaudited, Dollars in thousands, except shares)













 



As of:






 






 






 






 






 






 








 






 






December 31, 2025






 






 






December 31, 2024






 








Assets






 






 






 






 






 






 








Investments in real estate, at cost






 






 






 






 






 






 








Buildings and improvements






 






$






3,421,366






 






 






$






3,174,250






 








Tenant improvements






 






 






339,414






 






 






 






304,645






 








Land






 






 






1,147,236






 






 






 






906,031






 








Construction in progress






 






 






32,969






 






 






 






23,704






 








Right-of-use assets - finance leases






 






 






61,366






 






 






 






61,366






 








Total






 






 






5,002,351






 






 






 






4,469,996






 








Less: Accumulated depreciation and amortization






 






 






(1,018,597






)






 






 






(926,022






)








Operating real estate, net






 






 






3,983,754






 






 






 






3,543,974






 








Real estate under development






 






 






167,051






 






 






 






129,619






 








Net investments in real estate






 






 






4,150,805






 






 






 






3,673,593






 








Notes receivable, net ($1,638 and $2,004 of allowance for credit losses as of December 31, 2025 and December 31, 2024, respectively)






 






 






154,892






 






 






 






126,584






 








Investments in and advances to unconsolidated affiliates






 






 






161,955






 






 






 






209,232






 








Other assets, net






 






 






223,980






 






 






 






223,767






 








Right-of-use assets - operating leases, net






 






 






23,594






 






 






 






25,531






 








Cash and cash equivalents






 






 






38,818






 






 






 






16,806






 








Restricted cash






 






 






18,081






 






 






 






22,897






 








Marketable securities






 






 






—






 






 






 






14,771






 








Rents receivable, net






 






 






65,027






 






 






 






58,022






 








Total assets






 






$






4,837,152






 






 






$






4,371,203






 








 






 






 






 






 






 






 








Liabilities:






 






 






 






 






 






 








Mortgage and other notes payable, net






 






$






893,944






 






 






$






953,700






 








Unsecured notes payable, net






 






 






879,462






 






 






 






569,566






 








Unsecured line of credit






 






 






89,500






 






 






 






14,000






 








Accounts payable and other liabilities






 






 






273,479






 






 






 






232,726






 








Lease liabilities - operating leases






 






 






25,972






 






 






 






27,920






 








Dividends and distributions payable






 






 






28,526






 






 






 






24,505






 








Distributions in excess of income from, and investments in, unconsolidated affiliates






 






 






16,838






 






 






 






16,514






 








Total liabilities






 






 






2,207,721






 






 






 






1,838,931






 








Commitments and contingencies






 






 






 






 






 






 








Redeemable noncontrolling interests






 






 






9,113






 






 






 






30,583






 








 






 






 






 






 






 






 








Equity:






 






 






 






 






 






 








Acadia Shareholders' Equity






 






 






 






 






 






 








Common shares, $0.001 par value per share, authorized 200,000,000 shares, issued and outstanding 131,036,560 and 119,657,594 shares as of December 31, 2025 and December 31, 2024, respectively






 






 






131






 






 






 






120






 








Additional paid-in capital






 






 






2,710,651






 






 






 






2,436,285






 








Accumulated other comprehensive income






 






 






15,585






 






 






 






38,650






 








Distributions in excess of accumulated earnings






 






 






(500,720






)






 






 






(409,383






)








Total Acadia shareholders’ equity






 






 






2,225,647






 






 






 






2,065,672






 








Noncontrolling interests






 






 






394,671






 






 






 






436,017






 








Total equity






 






 






2,620,318






 






 






 






2,501,689






 








Total liabilities, redeemable noncontrolling interests, and equity






 






$






4,837,152






 






 






$






4,371,203






 







Acadia Realty Trust and Subsidiaries


Notes to Financial Highlights:




(1)







For additional information and analysis concerning the Company’s balance sheet and results of operations, reference is made to the Company’s quarterly supplemental disclosures for the relevant periods furnished on the Company's Current Report on Form 8-K, which is available on the SEC's website at www.sec.gov and on the Company’s website at www.acadiarealty.com.








 










(2)







Diluted earnings per share reflects the potential dilution that could occur if securities or other contracts to issue common shares of the Company were exercised or converted into common shares. The effect of the conversion of units of limited partnership interest (“OP Units”) in Acadia Realty Limited Partnership, the operating partnership of the Company (the “Operating Partnership”), is not reflected in the above table; OP Units are exchangeable into common shares on a one-for-one basis. The income allocable to such OP units is allocated on the same basis and reflected as noncontrolling interests in the consolidated financial statements. As such, the assumed conversion of these OP Units would have no net impact on the determination of diluted earnings per share.








 














(3)







The Company considers funds from operations (“FFO”) as defined by the National Association of Real Estate Investment Trusts (“NAREIT”) and net property operating income (“NOI”) to be appropriate supplemental disclosures of operating performance for an equity REIT due to their widespread acceptance and use within the REIT and analyst communities. In addition, the Company believes that given the atypical nature of certain unusual items (as further described below), “FFO Before Special Items” is also an appropriate supplemental disclosure of operating performance. FFO, FFO Before Special Items and NOI are presented to assist investors in analyzing the performance of the Company. The Company believes they are helpful as they exclude various items included in net income (loss) that are not indicative of operating performance, such as (i) gains (losses) from sales of real estate properties; (ii) depreciation and amortization and (iii) impairment of depreciable real estate assets related to the Company’s main business and land held for the development of property. The Company believes that introducing a new supplemental measure beginning with fiscal year 2026 is useful for evaluating operating performance and comparing historical financial periods. The Company defines FFO As Adjusted as FFO adjusted for items that management believes are not reflective of ongoing core operating results, including non-comparable revenues, expenses, gains, and losses. While these adjustments may be subject to fluctuations from period to period, with both positive and negative short-term impacts, management believes that the removal of the impacts of these items enhances our understanding of the operating performance of our properties. In addition, NOI excludes interest expense and FFO Before Special Items excludes certain unusual items (as further described below). The Company’s method of calculating FFO, FFO Before Special Items, FFO As Adjusted and NOI may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs. Neither FFO, FFO Before Special Items or FFO As Adjusted represent cash generated from operations as defined by generally accepted accounting principles (“GAAP”), or are indicative of cash available to fund all cash needs, including distributions. Such measures should not be considered as an alternative to net income (loss) for the purpose of evaluating the Company’s performance or to cash flows as a measure of liquidity.








 












 







a.







Consistent with the NAREIT definition, the Company defines FFO As net income (computed in accordance with GAAP) excluding:








 














 









i.







gains (losses) from sales of real estate properties;








 














 









ii.







depreciation and amortization;








 














 









iii.







impairment of real estate assets related to the Company’s main business and land held for the development of property for its operating portfolio;








 














 









iv.







gains and losses from change in control; and








 














 









v.







after adjustments for unconsolidated partnerships and joint ventures.








 












 







b.







Also consistent with NAREIT’s definition of FFO, the Company has elected to include: the impact of the unrealized holding gains (losses) incidental to its main business, including those related to its investments in Albertsons in FFO.








 












 







c.







FFO Before Special Items begins with the NAREIT definition of FFO and adjusts FFO (or as an adjustment to the numerator within its earnings per share calculations) to take into account FFO without regard to certain unusual items including:








 














 









i.







charges, income and gains that management believes are not comparable and indicative of the results of the Company’s operating real estate portfolio;








 














 









ii.







the impact of the unrealized holding gains (losses) incidental to its main business, including those related to its investment in Albertsons; and








 














 









iii.







any realized income or gains from the Company’s investment in Albertsons.













 





d.







FFO As Adjusted (new metric starting in 2026) begins with the NAREIT definition of FFO and adjusts FFO (or as an adjustment to the numerator within its earnings per share calculations) to take into account FFO without regard to certain unusual items including:











 







i.







charges, income and gains that management believes are not comparable and indicative of the results of the Company’s operating real estate portfolio.








 










(4)







The pro-rata share of NOI is based upon the Operating Partnership’s stated ownership percentages in each venture or Investment Management’s operating agreement and does not include the Operating Partnership's share of NOI from unconsolidated partnerships and joint ventures within Investment Management.







 

View source version on businesswire.com: https://www.businesswire.com/news/home/20260210042311/en/
Acadia Realty Trust

(914) 288-8100


Original: Acadia Realty Trust Reports Fourth Quarter and Full Year 2025 Operating Results