Every material Form 8-K Acadia Realty Trust has filed with the SEC since April 16, 2024, read and summarized by AI: what happened, the key figures, whether it reads positive or negative for shareholders, and how big a deal it is (impact 1-5). Newest first; each brief links to its own page and to the filing on SEC.gov.
Acadia Realty Trust filed a new automatic shelf registration on Form S-3 to replace its 2023 shelf, which expires November 7, 2026, and amended its at-the-market equity offering program. The amendment adds Citizens JMP Securities as an additional sales agent and forward purchaser, and about $199 million remains available under the program. The filing describes routine capital-raising housekeeping, and it signals that the company can issue new common shares under the program, which would dilute existing holders if used.
New automatic shelf registration on Form S-3 filed November 3, 2026, replacing the 2023 shelf that expires November 7, 2026
Amendment No. 1 covers common shares with an aggregate sale price of up to $500 million under the at-the-market program
As of the amendment date, up to $199,062,233.91 in common shares remained available for issuance under the program
Citizens JMP Securities, LLC added as an additional sales agent and forward purchaser
Acadia Realty Trust reported third quarter 2026 results with a GAAP net loss of $0.03 per share, impacted by a non-cash impairment charge, while FFO As Adjusted rose to $0.31 per share. The company achieved 10.2% growth in same-property NOI for its REIT portfolio, driven largely by street retail, and completed $152 million in accretive acquisitions.
Third quarter 2026 GAAP net loss was $0.03 per share, and FFO As Adjusted was $0.31 per share.
REIT Portfolio same-property NOI increased 10.2% for the third quarter of 2026.
Completed approximately $152 million of street retail acquisitions during the third quarter.
Acadia Realty Trust appointed Tamara Fischer, a former executive chairperson of National Storage Affiliates Trust, as a trustee effective October 19, 2026, and placed her on the Nominating and Corporate Governance Committee. The filing describes her three decades of REIT industry experience but gives no financial results or changes to company guidance, so the appointment is a board-composition change rather than a direct financial event.
Tamara Fischer appointed trustee effective October 19, 2026, serving until the 2027 annual meeting of shareholders
Fischer also appointed to the Nominating and Corporate Governance Committee effective the same day
Previously CEO (January 2020 to March 2023) and Executive Chairperson (April 2023 to July 2026) of National Storage Affiliates Trust, which was acquired by Public Storage in July 2026
Trustee compensation follows the program described in the 2026 proxy statement filed March 31, 2026
Acadia Realty Trust reported second quarter 2026 results and raised its full-year 2026 guidance for net earnings, NAREIT FFO and FFO As Adjusted. Quarterly net earnings per share rose to $0.05 from $0.01, mainly due to a gain on sale of properties, while total revenues fell to $95.4 million from $100.6 million.
Q2 2026 FFO As Adjusted was $44.7 million, or $0.31 per share, versus $0.28 in Q2 2025
Full-year 2026 FFO As Adjusted guidance raised to $1.24-$1.26 per share from $1.22-$1.26
Q2 2026 total revenues were $95.4 million, down from $100.6 million a year earlier
Same-property NOI grew 8.7% in the REIT Portfolio for the quarter
Acadia Realty Trust reported first-quarter 2026 results and raised its full-year 2026 guidance for FFO As Adjusted to $1.22-$1.26 per share from $1.21-$1.25. Net income attributable to Acadia shareholders was $30.5 million, compared with $1.6 million a year earlier, though NAREIT FFO per share fell to $0.26 from $0.34. The company also corrected several figures in the supplemental report and reported that all eight trustee nominees were elected at its May 13 annual meeting.
Q1 2026 FFO As Adjusted per diluted share was $0.30, up from $0.27 in Q1 2025; NAREIT FFO per diluted share was $0.26, down from $0.34.
2026 guidance raised: FFO As Adjusted to $1.22-$1.26 from $1.21-$1.25; net earnings per share to $0.37-$0.39 from $0.24-$0.26.
Net income attributable to Acadia shareholders was $30.5 million, versus $1.6 million, with a $142.1 million consolidated gain on disposition of properties in the quarter.
At the May 13, 2026 annual meeting, all eight trustees were elected and the non-binding advisory vote on executive compensation received 117,956,235 votes for and 6,293,624 against.
Acadia Realty Trust reported first quarter 2026 GAAP net earnings of $0.22 per share, up from $0.01 a year earlier, driven mainly by gains on sale of $0.22 per share. Its NAREIT FFO fell to $36.9 million ($0.26 per share) from $44.6 million ($0.34), while FFO As Adjusted rose to $41.8 million ($0.30 per share) from $35.1 million ($0.27). The company raised its 2026 EPS guidance to $0.37-$0.39 from $0.24-$0.26 and its FFO As Adjusted guidance to $1.22-$1.26 from $1.21-$1.25.
GAAP net earnings of $0.22 per share vs. $0.01 in Q1 2025, mainly from gains on sale of $0.22 per share
NAREIT FFO of $36.9 million ($0.26 per share) vs. $44.6 million ($0.34) a year earlier
FFO As Adjusted of $41.8 million ($0.30 per share) vs. $35.1 million ($0.27); same-property NOI up 5.9%
2026 EPS guidance raised to $0.37-$0.39 from $0.24-$0.26; FFO As Adjusted guidance raised to $1.22-$1.26 from $1.21-$1.25
On April 17, 2026, Acadia Realty Trust and its operating partnership entered a Fourth Amended and Restated Credit Agreement with Bank of America as administrative agent. The facility extends the $525.0 million revolving credit facility to April 17, 2030 and restructures term loans, including a new $137.5 million term loan and an increase of an existing term loan to $512.5 million, with a maturity of April 17, 2031. The filing states the company's credit facilities now carry extended maturities and an accordion feature allowing capacity up to $2.0 billion, subject to customary conditions.
Revolving facility of $525.0 million extended from April 15, 2028 to April 17, 2030, with two six-month extension options
New Term Loan A-3 of $137.5 million maturing April 17, 2031; existing term loan increased from $400.0 million to $512.5 million with the same maturity
Term Loan A-2 of $250.0 million maturing May 29, 2030 carried over from the existing facility
Facility includes an accordion feature to increase capacity up to $2.0 billion at the Operating Partnership's option
Acadia Realty Trust reported fourth quarter 2025 revenue of $104.8 million, up from $93.3 million a year earlier, and FFO Before Special Items of $0.34 per share, up from $0.32. GAAP net earnings per share fell to $0.04 from $0.07, so the quarter's headline measures point in different directions. The company also gave initial 2026 FFO As Adjusted guidance of $1.21 to $1.25 per share, a new metric it will report beginning in 2026.
Q4 2025 total revenues were $104.8 million, versus $93.3 million in Q4 2024.
Q4 2025 FFO Before Special Items was $0.34 per share, versus $0.32; GAAP net earnings per share were $0.04, versus $0.07.
Full-year 2025 GAAP net earnings per share were $0.10, versus $0.19 in 2024; the filing cites a loss on change in control related to Georgetown Renaissance.
2026 FFO As Adjusted guidance is $1.21 to $1.25 per share, with REIT Portfolio same-property NOI growth of 5% to 9%.
Acadia Realty Trust said Senior Vice President and Chief Administrative Officer Joseph Napolitano will retire effective on or about April 1, 2026, and that his departure is not due to any disagreement with the company on operations, policies, practices, or accounting. The company does not plan to name a successor, and his responsibilities will be shifted to other members of management.
Joseph Napolitano notified the company of his retirement on February 3, 2026
Retirement effective on or about April 1, 2026
No disagreement with the company on operations, policies, practices, or accounting cited
No successor CAO planned; duties reallocated to other management members
Acadia Realty Trust said it will appoint David Buell as Chief Accounting Officer effective January 5, 2026, succeeding Richard Hartmann, who will stay with the company as Senior Vice President, Strategic Initiatives. The filing discloses Buell's $375,000 base salary and equity and cash awards, but it does not report any change to the company's financial results or outlook.
Buell, 44, most recently served as Senior Vice President and Chief Accounting Officer of Kite Realty Group Trust from 2018 to 2025.
Buell's pay includes a $375,000 annual base salary, a one-time $500,000 equity award with five-year cliff vesting, and a signing award of up to $245,000 in cash and up to $245,000 in equity.
Hartmann has been with the company since 1997 and Chief Accounting Officer since 2012.
Acadia Realty Trust reported third-quarter 2025 results, with total revenues of $101.0 million, up from $87.7 million a year earlier, and FFO Before Special Items of $0.33 per share, up from $0.32. GAAP net earnings fell to $0.03 per share from $0.07, including a $0.03 per share impairment charge, and the company revised its 2025 NAREIT FFO guidance down while raising its net earnings guidance.
Q3 2025 total revenues were $101.0 million vs $87.7 million in Q3 2024; GAAP net earnings per share were $0.03 vs $0.07.
NAREIT FFO was $0.28 per share, flat year over year; FFO Before Special Items was $0.33 vs $0.32.
2025 NAREIT FFO guidance was revised to $1.20-$1.22 from $1.22-$1.26, mainly reflecting the decline in Albertsons' share price.
2025 FFO Before Special Items guidance was maintained at $1.32-$1.34 per share, and net earnings guidance was revised to $0.12-$0.14 from $0.09-$0.13.
Acadia Realty Trust reported first-quarter 2025 NAREIT FFO of $44.6 million, or $0.34 per share, up from $31.0 million, or $0.28, a year earlier, and revenue of $104.4 million versus $91.4 million. GAAP net income fell to $1.3 million, or $0.01 per share, from $3.0 million, or $0.03, partly because of a $9.6 million non-cash loss on change in control, and the company cut its 2025 net earnings per share guidance to $0.12-$0.16 from $0.22-$0.27 while raising its NAREIT FFO guidance to $1.22-$1.26.
NAREIT FFO of $44.6 million, or $0.34 per share, versus $31.0 million, or $0.28, in Q1 2024
Net income of $1.3 million, or $0.01 per share, versus $3.0 million, or $0.03; includes a $9.6 million non-cash charge ($0.08 per share) from change in control accounting for Georgetown Renaissance Portfolio
2025 net earnings per share guidance cut to $0.12-$0.16 from $0.22-$0.27; NAREIT FFO guidance raised to $1.22-$1.26 from $1.19-$1.24
Core same-property NOI rose 4.1%, with the Street Portfolio up 6.8%; full-year same-property NOI guidance of 5-6% was reaffirmed
Acadia reported fourth-quarter and full-year 2024 results on February 11, 2025. Q4 net earnings were $0.07 per share, up from a loss of $0.02 a year earlier, and FFO Before Special Items rose to $0.32 per share from $0.28; full-year 2024 net earnings were $0.19 per share versus $0.20 in 2023. The company set initial 2025 FFO Before Special Items guidance of $1.30-$1.39 per diluted share and raised its quarterly dividend 5.3% to $0.20 per share.
Q4 2024 net income was $8.2 million, or $0.07 per share, versus a net loss of $1.6 million, or $0.02 per share, in Q4 2023
Q4 2024 FFO Before Special Items was $0.32 per share versus $0.28; full-year 2024 net earnings were $0.19 per share versus $0.20
2025 guidance: net earnings of $0.22-$0.27 per diluted share and FFO Before Special Items of $1.30-$1.39 per diluted share, versus $1.28 in 2024
Quarterly dividend raised 5.3% to $0.20 per common share, payable April 15, 2025 to holders of record as of March 31, 2025
Acadia Realty Trust reported third-quarter 2024 net income of $8.1 million, or $0.07 per share, compared with a net loss of $1.7 million, or $0.02 per share, a year earlier. FFO Before Special Items rose to $37.1 million, or $0.32 per share, from $27.6 million, or $0.27 per share, and the company reduced its pro-rata net debt-to-EBITDA to 5.6x from 6.3x at June 30, 2024.
Q3 2024 net income of $8.1 million ($0.07 per share) versus a net loss of $1.7 million ($0.02 per share) in Q3 2023
NAREIT FFO of $33.0 million ($0.28 per share) versus $26.8 million ($0.26 per share); FFO Before Special Items of $37.1 million ($0.32 per share) versus $27.6 million ($0.27 per share)
Core same-property NOI grew 5.9% in the quarter, with GAAP and cash new leasing spreads of 73% and 46%
About $150 million of acquisitions completed in the quarter and a $425 million pipeline; common equity proceeds of about $320 million to fund them
Acadia Realty Trust's operating partnership amended its credit facility on September 12, 2024, raising the revolving credit line from $350.0 million to $525.0 million and the accordion capacity from $900.0 million to $1.1 billion. The same day, it used cash on hand and borrowings under the amended facility to repay in full a $175.0 million term loan, with no early termination penalties reported. The filing shows added borrowing capacity and a retired term loan, but it does not state the new facility's drawn balance or pricing changes.
Revolving credit facility increased from $350.0 million to $525.0 million on the same terms.
Accordion feature capacity raised from $900.0 million to $1.1 billion.
$175.0 million term loan under the April 6, 2022 agreement repaid in full on September 12, 2024.
No early termination penalties were incurred, according to the filing.
Acadia Realty Trust reported second-quarter 2024 net income of $1.2 million, or $0.01 per share, down from $9.0 million, or $0.09 per share, a year earlier, and FFO Before Special Items of $0.31 per share, down from $0.36. The company raised the low end of its 2024 FFO Before Special Items guidance and lowered the top end of its net earnings and NAREIT FFO guidance, while raising its quarterly dividend 5.6% to $0.19 per share.
Q2 2024 total revenues were $87.3 million, compared with $89.9 million in Q2 2023.
NAREIT FFO was $0.25 per share, versus $0.37; FFO Before Special Items was $0.31, versus $0.36.
2024 FFO Before Special Items guidance changed to $1.26-$1.32 from $1.24-$1.32; net earnings guidance changed to $0.07-$0.11 from $0.07-$0.13.
Quarterly dividend increased to $0.19 per share, payable October 15, 2024 to holders of record as of September 30, 2024.
Acadia Realty Trust reported first-quarter 2024 results on April 29, 2024. Total revenues rose to $91.4 million from $81.8 million, but net income fell to $3.0 million, or $0.03 per share, from $13.1 million, or $0.14 per share, and FFO Before Special Items fell to $0.33 per share from $0.40. The company reaffirmed its 2024 FFO Before Special Items guidance, and the quarter's FFO included a $4.0 million realized investment gain.
Total revenues of $91.4 million for the quarter ended March 31, 2024, versus $81.8 million a year earlier
Net income of $3.0 million, or $0.03 per share, versus $13.1 million, or $0.14 per share, for the first quarter of 2023
FFO Before Special Items of $0.33 per share versus $0.40; 2024 FFO Before Special Items guidance reaffirmed
Same-property NOI grew 5.7%, driven by the Street Portfolio; about 7 million shares issued for net proceeds of about $115 million
Acadia Realty Trust and its operating partnership entered into a Third Amended and Restated Credit Agreement on April 15, 2024, with Bank of America, N.A. as administrative agent. The filing increases the revolving credit facility from $300.0 million to $350.0 million and extends both the revolver and the $400.0 million term loan to April 15, 2028, which gives the company a longer borrowing window.
Revolving credit facility increased from $300.0 million to $350.0 million, including up to $60.0 million for letters of credit
Maturity extended from June 29, 2025 to April 15, 2028, with two additional six-month extension options
$400.0 million term loan extended from June 29, 2026 to April 15, 2028; accordion feature allows capacity up to $900 million
As of closing, SOFR margins were 1.25% for revolver loans and 1.4% for term loan loans; the agreement includes financial covenants and limits on dividend payouts and distributions
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