CAMDEN PROPERTY TRUST ANNOUNCES FIRST QUARTER 2025 OPERATING RESULTS
Houston, Texas (May 1, 2025) - Camden Property Trust (NYSE:CPT) (the "Company") announced today operating results for the three months ended March 31, 2025. Net Income Attributable to Common Shareholders (“EPS”), Funds from Operations (“FFO”), Core Funds from Operations ("Core FFO"), and Core Adjusted Funds from Operations (“Core AFFO”) for the three months ended March 31, 2025 are detailed below. A reconciliation of EPS to FFO, Core FFO, and Core AFFO is included in the financial tables accompanying this press release.
Three Months Ended March 31,
Per Diluted Share
2025
2024
EPS
$0.36
$0.77
FFO
$1.70
$1.67
Core FFO
$1.72
$1.70
Core AFFO
$1.58
$1.50
Three Months Ended
1Q25 Guidance
1Q25 Guidance
Per Diluted Share
March 31, 2025
Midpoint
Variance
EPS
$0.36
$0.34
$0.02
FFO
$1.70
$1.66
$0.04
Core FFO
$1.72
$1.68
$0.04
"We are pleased to report strong first quarter results, and a raise to our full-year 2025 earnings guidance,” said Richard J. Campo, Camden’s Chairman and CEO. “Core FFO exceeded the midpoint of our guidance by $0.04 per share in the first quarter, with $0.02 resulting from higher than anticipated revenues and the remaining $0.02 from lower interest expense and the timing of other income and expense categories. We are maintaining our guidance for same property growth given recent uncertainty in the macro-economic environment. However, we expect to incur lower than anticipated borrowing costs for the remainder of the year due to our new commercial paper program, resulting in a revised midpoint of $6.78 per share for full-year 2025 Core FFO compared to our original guidance of $6.75 per share."
Quarterly Growth
Sequential Growth
Same Property Results
1Q25 vs. 1Q24
1Q25 vs. 4Q24
Revenues
0.8%
0.4%
Expenses
0.5%
2.2%
Net Operating Income ("NOI")
0.9%
(0.5)%
Same Property Results
1Q25
1Q24
4Q24
Occupancy
95.4%
95.0%
95.3%
For 2025, the Company defines same property communities as communities wholly-owned and stabilized since January 1, 2024, excluding communities under redevelopment and properties held for sale. A reconciliation of net income to NOI and same property NOI is included in the financial tables accompanying this press release.
Operating Statistics - Same Property Portfolio
New Lease and Renewal Data - Date Effective (1)
1Q25
1Q24
4Q24
Effective New Lease Rates
(3.1)%
(4.2)%
(4.6)%
Effective Renewal Rates
3.3%
4.0%
3.3%
Effective Blended Lease Rates
(0.1)%
(0.8)%
(1.1)%
(1) Average change in same property new lease and renewal rates vs. expiring lease rates when effective.
1
Occupancy, Bad Debt and Turnover Data
1Q25
1Q24
4Q24
Occupancy
95.4%
95.0%
95.3%
Bad Debt
0.6%
0.8%
0.7%
Annualized Gross Turnover
40%
45%
41%
Annualized Net Turnover
31%
34%
31%
Development Activity
During the quarter, construction commenced at Camden Nations in Nashville, TN. Additionally, leasing began at Camden Village District in Raleigh, NC and leasing continued at Camden Woodmill Creek in Spring, TX, Camden Durham in Durham, NC, and Camden Long Meadow Farms in Richmond, TX.
Development Communities - Construction Completed and Project in Lease-Up ($ in millions)
Total
Total
% Leased
Community Name
Location
Homes
Cost
as of 4/28/2025
Camden Woodmill Creek
Spring, TX
189
$72.4
94
%
Camden Durham
Durham, NC
420
145.2
90
%
Camden Long Meadow Farms
Richmond, TX
188
72.1
64
%
Total
797
$289.7
Development Communities - Construction Ongoing ($ in millions)
Total
Total
% Leased
Community Name
Location
Homes
Estimated Cost
as of 4/28/2025
Camden Village District
Raleigh, NC
369
$138.0
14
%
Camden South Charlotte
Charlotte, NC
420
163.0
Camden Blakeney
Charlotte, NC
349
154.0
Camden Nations
Nashville, TN
393
184.0
Total
1,531
$639.0
Acquisition Activity
During the quarter, the Company acquired Camden Leander, a 352-home apartment community located in the Austin, TX metropolitan area for approximately $67.7 million and Camden West Nashville, a 435-home apartment community located in Nashville, TN for approximately $131.3 million.
Capital Markets Transaction
During the quarter, the Company established a commercial paper program which allows the issuance, from time to time, of commercial paper notes up to a maximum aggregate amount outstanding of $600 million. The net proceeds of the issuances under the commercial paper program are expected to be used for general corporate purposes, which may include property acquisitions and development in the ordinary course of business, capital expenditures, and working capital. As of March 31, 2025, an aggregate of $425.8 million was outstanding under the $600 million commercial paper program.
Liquidity Analysis
As of March 31, 2025, Camden had approximately $772.9 million of liquidity comprised of approximately $26.2 million in cash and cash equivalents, and approximately $746.7 million of availability under its unsecured credit facility and commercial paper program. At quarter-end, the Company had approximately $350.7 million left to fund under its existing wholly-owned development pipeline.
Earnings Guidance
Camden updated its earnings guidance for 2025 based on its current and expected views of the apartment market and general economic conditions, and provided guidance for second quarter 2025 as detailed below. Expected EPS excludes gains, if any, from future real estate transactions.
2
2Q25
2025
2025 Midpoint
Per Diluted Share
Range
Range
Current
Prior
Change
EPS
$0.27 - $0.31
$1.01 - $1.31
$1.16
$1.15
$0.01
FFO
$1.65 - $1.69
$6.53 - $6.83
$6.68
$6.65
$0.03
Core FFO(1)
$1.67 - $1.71
$6.63 - $6.93
$6.78
$6.75
$0.03
(1) The Company's 2025 core FFO guidance excludes approximately $0.10 per share of non-core charges for legal costs and settlements and expensed transaction pursuit costs.
2025
2025 Midpoint
Same Property Growth Guidance
Range
Current
Prior
Change
Revenues
0.00% - 2.00%
1.00%
1.00%
0.00%
Expenses
2.25% - 3.75%
3.00%
3.00%
0.00%
NOI
(1.50%) - 1.50%
0.00%
0.00%
0.00%
Camden intends to update its earnings guidance to the market on a quarterly basis. Additional information on the Company’s 2025 financial outlook including key assumptions for same property growth and a reconciliation of expected EPS to expected FFO and expected Core FFO are included in the financial tables accompanying this press release.
The Company strongly encourages interested parties to join the call via webcast in order to view any associated videos, slide presentations, etc. The dial-in phone line will be reserved for accredited analysts and investors who plan to pose questions to Management during the Q&A session of the call.
Supplemental financial information is available in the Investors section of the Company’s website under Earnings Releases or by calling Camden’s Investor Relations Department at (713) 354-2787.
Forward-Looking Statements
In addition to historical information, this press release contains forward-looking statements under the federal securities law. These statements are based on current expectations, estimates, and projections about the industry and markets in which Camden operates, management's beliefs, and assumptions made by management. Forward-looking statements are not guarantees of future performance and involve certain risks and uncertainties which are difficult to predict. Factors which may cause the Company’s actual results or performance to differ materially from those contemplated by forward-looking statements are described under the heading “Risk Factors” in Camden’s Annual Report on Form 10-K and in other filings with the Securities and Exchange Commission (SEC). Forward-looking statements made in today’s press release represent management’s current opinions at the time of this publication, and the Company assumes no obligation to update or supplement these statements because of subsequent events.
About Camden
Camden Property Trust, an S&P 500 Company, is a real estate company primarily engaged in the ownership, management, development, redevelopment, acquisition, and construction of multifamily apartment communities. Camden owns and operates 176 properties containing 59,647 apartment homes across the United States. Upon completion of 4 properties currently under development, the Company’s portfolio will increase to 61,178 apartment homes in 180 properties. Camden has been recognized as one of the 100 Best Companies to Work For® by FORTUNE magazine for 18 consecutive years, most recently ranking #18. For additional information, please contact Camden’s Investor Relations Department at (713) 354-2787 or access our website at camdenliving.com.
3
CAMDEN
OPERATING RESULTS
(In thousands, except per share amounts)
(Unaudited)
Three Months Ended March 31,
2025
2024
OPERATING DATA
Property revenues (a)
$390,565
$383,141
Property expenses
Property operating and maintenance
89,698
89,044
Real estate taxes
49,722
49,501
Total property expenses
139,420
138,545
Non-property income
Fee and asset management
2,487
1,284
Interest and other income
10
1,768
Income on deferred compensation plans
1,198
5,819
Total non-property income
3,695
8,871
Other expenses
Property management
9,895
9,394
Fee and asset management
671
443
General and administrative
18,708
16,693
Interest
33,790
32,537
Depreciation and amortization
149,252
144,802
Expense on deferred compensation plans
1,198
5,819
Total other expenses
213,514
209,688
Loss on early retirement of debt
—
(921)
Gain on sale of operating property
—
43,806
Income from continuing operations before income taxes
41,326
86,664
Income tax expense
(559)
(905)
Net income
40,767
85,759
Net Income allocated to non-controlling interests
(1,945)
(1,870)
Net income attributable to common shareholders
$38,822
$83,889
CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME
Net income
$40,767
$85,759
Other comprehensive income
Unrealized gain on cash flow hedging activities
—
85
Reclassification of net loss on cash flow hedging activities, prior service cost and net loss on post retirement obligation
351
1,089
Comprehensive income
41,118
86,933
Net income allocated to non-controlling interests
(1,945)
(1,870)
Comprehensive income attributable to common shareholders
$39,173
$85,063
PER SHARE DATA
Total earnings per common share - basic
$0.36
$0.77
Total earnings per common share - diluted
0.36
0.77
Weighted average number of common shares outstanding:
Basic
108,530
108,706
Diluted
108,597
108,729
(a) We elected to combine lease and non-lease components and thus present rental revenue in a single line item in our consolidated statements of income and comprehensive income. For the three months ended March 31, 2025, we recognized $390.6 million of property revenue which consisted of approximately $348.3 million of rental revenue and approximately $42.3 million of amounts received under contractual terms for other services considered to be non-lease components within our lease contracts. This compares to property revenue of $383.1 million recognized for the three months ended March 31, 2024, made up of approximately $341.5 million of rental revenue and approximately $41.6 million of amounts received under contractual terms for other services considered to be non-lease components within our lease contracts. Revenue related to utility rebilling to residents was $11.4 million and $10.7 million for the three months ended March 31, 2025 and 2024,
Note: Please refer to the following pages for definitions and reconciliations of all non-GAAP financial measures presented in this document.
4
CAMDEN
FUNDS FROM OPERATIONS
(In thousands, except per share and property data amounts)
(Unaudited)
Three Months Ended March 31,
2025
2024
FUNDS FROM OPERATIONS
Net income attributable to common shareholders
$38,822
$83,889
Real estate depreciation and amortization
146,168
141,847
Income allocated to non-controlling interests
1,945
1,870
Gain on sale of property
—
(43,806)
Funds from operations
$186,935
$183,800
Plus: Casualty-related expenses, net of recoveries (a)
130
1,523
Plus: Severance (b)
—
506
Plus: Legal costs and settlements (b)
1,872
852
Plus: Loss on early retirement of debt
—
921
Plus: Expensed transaction, development, and other pursuit costs (b)
881
—
Core funds from operations
$189,818
$187,602
Less: Recurring capitalized expenditures (c)
(16,098)
(22,025)
Core adjusted funds from operations
$173,720
$165,577
PER SHARE DATA
Funds from operations - diluted
$1.70
$1.67
Core funds from operations - diluted
1.72
1.70
Core adjusted funds from operations - diluted
1.58
1.50
Distributions declared per common share
1.05
1.03
Weighted average number of common shares outstanding:
FFO/Core FFO/Core AFFO - diluted
110,191
110,323
PROPERTY DATA
Total operating properties (end of period) (d)
176
171
Total operating apartment homes in operating properties (end of period) (d)
59,647
58,061
Total operating apartment homes (weighted average)
59,074
58,336
.
(a) Non-core adjustment generally recorded within Property NOI.
(b) Non-core adjustment generally recorded within General and Administrative Expenses.
(c) Capital expenditures necessary to help preserve the value of and maintain the functionality at our communities.
(d) Includes joint ventures and properties held for sale, if any.
Note: Please refer to the following pages for definitions and reconciliations of all non-GAAP financial measures presented in this document.
5
CAMDEN
BALANCE SHEETS
(In thousands)
(Unaudited)
Mar 31, 2025
Dec 31, 2024
Sep 30, 2024
Jun 30, 2024
Mar 31, 2024
ASSETS
Real estate assets, at cost
Land
$1,763,468
$1,722,526
$1,718,185
$1,716,515
$1,706,983
Buildings and improvements
11,550,852
11,319,460
11,222,261
11,148,312
11,014,440
13,314,320
13,041,986
12,940,446
12,864,827
12,721,423
Accumulated depreciation
(5,011,583)
(4,867,422)
(4,725,152)
(4,582,440)
(4,439,710)
Net operating real estate assets
8,302,737
8,174,564
8,215,294
8,282,387
8,281,713
Properties under development and land
403,657
401,542
418,209
439,758
477,481
Total real estate assets
8,706,394
8,576,106
8,633,503
8,722,145
8,759,194
Accounts receivable – affiliates
8,950
8,991
8,993
9,903
10,350
Other assets, net (a)
239,999
234,838
262,339
245,625
233,137
Cash and cash equivalents
26,182
21,045
31,234
93,932
92,693
Restricted cash
11,607
11,164
11,112
7,969
8,230
Total assets
$8,993,132
$8,852,144
$8,947,181
$9,079,574
$9,103,604
LIABILITIES AND EQUITY
Liabilities
Notes payable
Unsecured
$3,405,255
$3,155,233
$3,121,499
$3,222,569
$3,223,285
Secured
330,416
330,358
330,299
330,241
330,184
Accounts payable and accrued expenses
195,197
215,179
221,880
212,247
213,896
Accrued real estate taxes
46,192
78,529
131,693
90,702
46,612
Distributions payable
115,983
113,549
113,505
113,506
113,556
Other liabilities (b)
212,871
212,107
214,027
183,377
182,443
Total liabilities
4,305,914
4,104,955
4,132,903
4,152,642
4,109,976
Equity
Common shares of beneficial interest
1,157
1,158
1,158
1,157
1,157
Additional paid-in capital
5,936,982
5,930,729
5,927,477
5,924,608
5,919,851
Distributions in excess of net income attributable to common shareholders
(973,416)
(897,931)
(826,725)
(710,633)
(641,663)
Treasury shares
(351,092)
(359,732)
(359,989)
(359,975)
(356,880)
Accumulated other comprehensive income/(loss) (c)
1,325
974
641
283
(78)
Total common equity
4,614,956
4,675,198
4,742,562
4,855,440
4,922,387
Non-controlling interests
72,262
71,991
71,716
71,492
71,241
Total equity
4,687,218
4,747,189
4,814,278
4,926,932
4,993,628
Total liabilities and equity
$8,993,132
$8,852,144
$8,947,181
$9,079,574
$9,103,604
(a) Includes net deferred charges of:
$2,730
$2,675
$3,244
$3,703
$4,286
(b) Includes deferred revenues of:
$760
$767
$830
$894
$958
(c) Represents the unrealized net loss and unamortized prior service costs on post retirement obligations, and unrealized net gain/(loss) on cash flow hedging activities.
6
CAMDEN
NON-GAAP FINANCIAL MEASURES
DEFINITIONS & RECONCILIATIONS
(In thousands, except per share amounts)
(Unaudited)
This document contains certain non-GAAP financial measures management believes are useful in evaluating an equity REIT's performance. Camden's definitions and calculations of non-GAAP financial measures may differ from those used by other REITs, and thus may not be comparable. The non-GAAP financial measures should not be considered as an alternative to net income as an indication of our operating performance, or to net cash provided by operating activities as a measure of our liquidity.
FFO
The National Association of Real Estate Investment Trusts (“NAREIT”) currently defines FFO as net income (computed in accordance with accounting principles generally accepted in the United States of America ("GAAP"), excluding depreciation and amortization related to real estate, gains and losses from the sale of certain real estate assets, gains and losses from change in control, impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity, and adjustments for unconsolidated joint ventures to reflect FFO on the same basis. Our calculation of diluted FFO also assumes conversion of all potentially dilutive securities, including certain non-controlling interests, which are convertible into common shares. We consider FFO to be an appropriate supplemental measure of operating performance because, by excluding gains and losses on dispositions of real estate, impairment write-downs of certain real estate assets, and depreciation, FFO can assist in the comparison of the operating performance of a company’s real estate investments between periods or to different companies.
Core FFO
Core FFO represents FFO as further adjusted for Non-Core Adjustments. We consider Core FFO to be a helpful supplemental measure of operating performance as it excludes certain items which by their nature are not comparable period over period and therefore tends to obscure actual operating performance. Our definition of Core FFO may differ from other REITs, and there can be no assurance our basis for computing this measure is comparable to other REITs.
Core Adjusted FFO
In addition to FFO & Core FFO, we compute Core Adjusted FFO ("Core AFFO") as a supplemental measure of operating performance. Core AFFO is calculated utilizing Core FFO less recurring capital expenditures which are necessary to help preserve the value of and maintain the functionality at our communities. Our definition of recurring capital expenditures may differ from other REITs, and there can be no assurance our basis for computing this measure is comparable to other REITs. A reconciliation of FFO to Core FFO and Core AFFO is provided below:
Three Months Ended March 31,
2025
2024
Net income attributable to common shareholders
$38,822
$83,889
Real estate depreciation and amortization
146,168
141,847
Income allocated to non-controlling interests
1,945
1,870
Gain on sale of property
—
(43,806)
Funds from operations
$186,935
$183,800
Plus: Casualty-related expenses, net of recoveries
130
1,523
Plus: Severance
—
506
Plus: Legal costs and settlements
1,872
852
Plus: Loss on early retirement of debt
—
921
Plus: Expensed transaction, development, and other pursuit costs
881
—
Core funds from operations
$189,818
$187,602
Less: Recurring capitalized expenditures
(16,098)
(22,025)
Core adjusted funds from operations
$173,720
$165,577
Weighted average number of common shares outstanding:
EPS diluted
108,597
108,729
FFO/Core FFO/ Core AFFO diluted
110,191
110,323
7
CAMDEN
NON-GAAP FINANCIAL MEASURES
DEFINITIONS & RECONCILIATIONS
(In thousands, except per share amounts)
(Unaudited)
Reconciliation of FFO, Core FFO, and Core AFFO per share
Three Months Ended March 31,
2025
2024
Total Earnings Per Common Share - Diluted
$0.36
$0.77
Real estate depreciation and amortization
1.32
1.28
Income allocated to non-controlling interests
0.02
0.02
Gain on sale of operating property
—
(0.40)
FFO per common share - Diluted
$1.70
$1.67
Plus: Casualty-related expenses, net of recoveries
—
0.01
Plus: Severance
—
—
Plus: Legal costs and settlements
0.01
0.01
Plus: Loss on early retirement of debt
—
0.01
Plus: Expensed transaction, development, and other pursuit costs
0.01
—
Core FFO per common share - Diluted
$1.72
$1.70
Less: Recurring capitalized expenditures
(0.14)
(0.20)
Core AFFO per common share - Diluted
$1.58
$1.50
Expected FFO & Core FFO
Expected FFO and Core FFO is calculated in a method consistent with historical FFO and Core FFO, and is considered appropriate supplemental measures of expected operating performance when compared to expected earnings per common share (EPS). A reconciliation of the ranges provided for diluted EPS to expected FFO and expected Core FFO per diluted share is provided below:
2Q25
Range
2025
Range
Low
High
Low
High
Expected earnings per common share - diluted
$0.27
$0.31
$1.01
$1.31
Expected real estate depreciation and amortization
1.36
1.36
5.45
5.45
Expected income allocated to non-controlling interests
0.02
0.02
0.07
0.07
Expected FFO per share - diluted
$1.65
$1.69
$6.53
$6.83
Anticipated Adjustments to FFO
0.02
0.02
0.10
0.10
Expected Core FFO per share - diluted
$1.67
$1.71
$6.63
$6.93
Note: This table contains forward-looking statements. Please see paragraph regarding forward-looking statements earlier in this document.
8
CAMDEN
NON-GAAP FINANCIAL MEASURES
DEFINITIONS & RECONCILIATIONS
(In thousands, except per share amounts)
(Unaudited)
Net Operating Income (NOI)
NOI is defined by the Company as property revenue less total property expenses. NOI is further detailed in the Components of Property NOI schedules on page 11 of the supplement. The Company considers NOI to be an appropriate supplemental measure of operating performance to net income because it reflects the operating performance of our communities without allocation of corporate level property management overhead or general and administrative costs. Our definition of NOI may differ from other REITs and there can be no assurance our basis for computing this measure is comparable to other REITs. A reconciliation of net income to net operating income is provided below:
Three months ended March 31,
2025
2024
Net income
$40,767
$85,759
Less: Fee and asset management income
(2,487)
(1,284)
Less: Interest and other income
(10)
(1,768)
Less: Income on deferred compensation plans
(1,198)
(5,819)
Plus: Property management expense
9,895
9,394
Plus: Fee and asset management expense
671
443
Plus: General and administrative expense
18,708
16,693
Plus: Interest expense
33,790
32,537
Plus: Depreciation and amortization expense
149,252
144,802
Plus: Expense on deferred compensation plans
1,198
5,819
Plus: Loss on early retirement of debt
—
921
Less: Gain on sale of operating property
—
(43,806)
Plus: Income tax expense
559
905
NOI
$251,145
$244,596
"Same Property" Communities
$243,369
$241,165
Non-"Same Property" Communities
4,759
2,596
Development and Lease-Up Communities
2,013
2
Disposition/Other
1,004
833
NOI
$251,145
$244,596
9
CAMDEN
NON-GAAP FINANCIAL MEASURES
DEFINITIONS & RECONCILIATIONS
(In thousands, except per share amounts)
(Unaudited)
EBITDAre and Adjusted EBITDAre
Earnings Before Interest, Taxes, Depreciation, and Amortization for Real Estate (“EBITDAre”) and Adjusted EBITDAre are supplemental measures of our financial performance. EBITDAre is calculated in accordance with the definition adopted by NAREIT as earnings before interest, taxes, depreciation and amortization plus or minus losses and gains from the sale of certain real estate assets, including gains/losses on change of control, plus impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity, and adjustments to reflect the Company’s share of EBITDAre of unconsolidated joint ventures.
Adjusted EBITDAre represents EBITDAre as further adjusted for non-core items. The Company considers EBITDAre and Adjusted EBITDAre to be appropriate supplemental measures of operating performance to net income because it represents income before non-cash depreciation and the cost of debt, and excludes gains or losses from property dispositions, and impairment write-downs of certain real estate assets. Annualized Adjusted EBITDAre is Adjusted EBITDAre as reported for the period multiplied by 4 for quarter results. A reconciliation of net income to EBITDAre and adjusted EBITDAre is provided below:
Three months ended March 31,
2025
2024
Net income
$40,767
$85,759
Plus: Interest expense
33,790
32,537
Plus: Depreciation and amortization expense
149,252
144,802
Plus: Income tax expense
559
905
Less: Gain on sale of operating property
—
(43,806)
EBITDAre
$224,368
$220,197
Plus: Casualty-related expenses, net of recoveries
130
1,523
Plus: Severance
—
506
Plus: Legal costs and settlements
1,872
852
Plus: Loss on early retirement of debt
—
921
Plus: Expensed transaction, development, and other pursuit costs
881
—
Adjusted EBITDAre
$227,251
$223,999
Annualized Adjusted EBITDAre
$909,004
$895,996
Net Debt to Annualized Adjusted EBITDAre
The Company believes Net Debt to Annualized Adjusted EBITDAre to be an appropriate supplemental measure of evaluating balance sheet leverage. Net Debt is defined by the Company as the average monthly balance of Total Debt during the period, less the average monthly balance of Cash and Cash Equivalents during the period. The following tables reconcile average Total debt to Net Debt and computes the ratio to Adjusted EBITDAre for the following periods:
