Every material Form 8-K American Homes 4 Rent has filed with the SEC since May 02, 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.
American Homes 4 Rent (AMH) reported third quarter 2026 results on November 4, 2026. Rents and other single-family property revenues rose 4.1% to $498.1 million, and Core FFO per share rose 7.4% to $0.50, but net income attributable to common shareholders fell to $82.3 million, or $0.23 per diluted share, from $99.7 million, or $0.27, a year earlier. The company also raised the midpoint of its full-year 2026 Core FFO per share guidance by $0.02 to $1.97.
Q3 2026 rents and other single-family property revenues up 4.1% year-over-year to $498.1 million
Q3 2026 net income attributable to common shareholders $82.3 million ($0.23 per diluted share) vs. $99.7 million ($0.27) in Q3 2025
Q3 2026 Core FFO per FFO share and unit up 7.4% year-over-year to $0.50; full-year 2026 Core FFO guidance midpoint raised to $1.97 from $1.95
Conference call scheduled for Thursday, November 5, 2026 at 12:00 p.m. Eastern Time
AMH reported second-quarter 2026 rents and other single-family property revenues of $470.1 million, up 2.8% from a year earlier, and net income attributable to common shareholders of $113.6 million, or $0.31 per diluted share, compared with $0.28 a year earlier. The company raised its full-year 2026 Core FFO per share guidance to $1.93-$1.97 from $1.89-$1.95, a change that matters to shareholders because Core FFO is the per-share earnings measure REIT investors commonly track.
Q2 2026 rents and other single-family property revenues rose 2.8% year over year to $470.1 million.
Net income attributable to common shareholders was $113.6 million, or $0.31 per diluted share, versus $0.28 in Q2 2025.
Core FFO attributable to common share and unit holders was $0.49 per share, up 5.2% from the prior year period.
Full-year 2026 Core FFO guidance raised to $1.93-$1.97 from $1.89-$1.95; the midpoint rose $0.03 to $1.95.
AMH reported first-quarter 2026 results, with net income attributable to common shareholders of $127.8 million, or $0.35 per diluted share, up from $0.30 a year earlier. Core FFO rose to $0.48 per share from $0.46, and the company left its full-year 2026 Core FFO guidance unchanged, which gives shareholders a steady read on the year.
Rents and other single-family property revenues rose 2.8% to $472.0 million, compared with $459.3 million in the first quarter of 2025.
Core FFO attributable to common share and unit holders was $0.48 per share, up from $0.46; Adjusted FFO was $0.45, up from $0.42.
Full-year 2026 Core FFO guidance remains $1.89 to $1.95 per share.
The company repurchased 3.7 million Class A shares for $115.1 million in the first quarter and 3.2 million shares for $94.0 million in April, leaving $406.0 million under its new program.
American Homes 4 Rent (AMH) reported fourth-quarter 2025 results on February 19, 2026. Rents and other single-family property revenues rose 4.2% to $455.0 million, and Core FFO per share rose 4.1% to $0.47, while net income attributable to common shareholders was roughly flat at $123.8 million, or $0.33 per diluted share. The company also raised its quarterly dividend 10% to $0.33 per share and guided 2026 Core FFO per share to $1.89 to $1.95.
Q4 2025 rents and other single-family property revenues rose 4.2% year-over-year to $455.0 million.
Net income attributable to common shareholders was $123.8 million, or $0.33 per diluted share, versus $123.2 million, or $0.33, a year earlier.
Core FFO attributable to common share and unit holders rose 4.1% to $0.47 per share for Q4 2025.
2026 Core FFO guidance is $1.89 to $1.95 per share, versus $1.87 for 2025; the board authorized a new $500.0 million common share repurchase program in February 2026.
American Homes 4 Rent (AMH) reported third quarter 2025 results on October 29, 2025, with rents and other single-family property revenues up 7.5% year-over-year to $478.5 million and net income attributable to common shareholders of $99.7 million, or $0.27 per diluted share, versus $0.20 a year earlier. The company raised the midpoint of its full year 2025 Core FFO guidance by $0.01 per share to $1.87, which matters to shareholders because it signals higher expected per-share operating earnings for the year.
Q3 2025 rents and other single-family property revenues rose 7.5% to $478.5 million, from $445.1 million in Q3 2024.
Net income attributable to common shareholders was $99.7 million, or $0.27 per diluted share, versus $73.8 million, or $0.20, in Q3 2024.
Core FFO was $0.47 per share and unit, up 6.2% year-over-year; Adjusted FFO was $0.42, up 9.1%.
Full year 2025 Core FFO guidance is now $1.86 to $1.88 per share, up from $1.84 to $1.88, with the midpoint raised to $1.87.
American Homes 4 Rent reported second quarter 2025 results, with rents and other single-family property revenues up 8.0% year-over-year to $457.5 million and net income attributable to common shareholders up to $105.6 million, or $0.28 per diluted share. The company raised its full-year 2025 Core FFO guidance midpoint by $0.03 per share to $1.86, which matters to shareholders because it signals stronger expected per-share operating results for the year.
Q2 2025 net income attributable to common shareholders was $105.6 million, or $0.28 per diluted share, versus $92.1 million, or $0.25, a year earlier.
Core FFO per share was $0.47 for Q2 2025, up 4.9% from $0.45 a year earlier.
Full-year 2025 Core FFO guidance rose to $1.84 to $1.88 from $1.80 to $1.86, citing stronger leasing and lower property tax expense outlook.
On June 30, 2025, the company had cash of $323.3 million and total outstanding debt of $5.2 billion.
American Homes 4 Rent's operating partnership completed a $650 million offering of 4.950% senior notes maturing June 15, 2030, issued at 99.444% of par. The notes are unsecured and rank equally with the partnership's other unsecured debt, adding new fixed-rate borrowing to the company's debt load.
Principal amount: $650 million; issued at 99.444% of par, coupon 4.950% per year
Maturity June 15, 2030; interest paid semi-annually on June 15 and December 15, starting December 15, 2025
Optional redemption at any time at the greater of a make-whole amount or 100% of principal; at par plus accrued interest on or after May 15, 2030
Indenture requires unencumbered assets of at least 150% of total unsecured indebtedness and limits secured debt, subject to exceptions
American Homes 4 Rent (AMH) reported first quarter 2025 results, with rents and other single-family property revenues up 8.4% year over year to $459.3 million and Core FFO per share up 6.6% to $0.46. Net income attributable to common shareholders was $110.0 million, or $0.30 per diluted share, roughly flat with $0.30 a year earlier, as higher rents were largely offset by lower net gains on property sales. The company left its full-year 2025 Core FFO guidance of $1.80 to $1.86 per share unchanged.
Rents and other single-family property revenues rose 8.4% to $459.3 million, versus $423.6 million in Q1 2024.
Net income attributable to common shareholders was $110.0 million, or $0.30 per diluted share, versus $109.3 million, or $0.30, a year earlier.
Core FFO attributable to common share and unit holders rose 6.6% to $0.46 per share, from $0.43 in Q1 2024.
Full-year 2025 Core FFO guidance of $1.80 to $1.86 per share was unchanged.
American Homes 4 Rent reported fourth quarter 2024 results on February 20, 2025, with rents and other single-family property revenues up 6.8% year over year to $436.6 million and net income attributable to common shareholders of $123.2 million, or $0.33 per diluted share, versus $0.21 a year earlier. The company also gave full year 2025 Core FFO guidance of $1.80 to $1.86 per share and said it will raise its quarterly common dividend 15% to $0.30 in the first quarter of 2025.
Q4 2024 Core FFO attributable to common share and unit holders was $0.45 per share, up from $0.43 a year earlier
Full year 2025 Core FFO guidance is $1.80 to $1.86 per share, growth of 1.7% to 5.1%
Common dividend to rise 15% to $0.30 in the first quarter of 2025
Full year 2024 net income attributable to common shareholders was $398.5 million, or $1.08 per diluted share
American Homes 4 Rent said Bryan Smith became chief executive officer effective January 1, 2025, succeeding David P. Singelyn, who retired on December 31, 2024. The Board also expanded from twelve to thirteen trustees and appointed Smith as a trustee, without compensation for that role.
Bryan Smith succeeds David P. Singelyn as CEO, effective January 1, 2025
Singelyn retired on December 31, 2024
Board size increased from twelve to thirteen trustees; Smith appointed trustee effective January 1, 2025
Smith will not receive compensation for his trustee service; no related-person transactions required under Item 404(a)
American Homes 4 Rent's operating partnership completed a $500 million offering of 5.250% senior notes maturing March 15, 2035, issued at 99.484% of par. The notes are unsecured and rank equally with the partnership's other unsecured debt, adding a new long-term debt obligation to the company's balance sheet.
Principal amount: $500 million of 5.250% Senior Notes due March 15, 2035, issued at 99.484% of par
Interest is paid semi-annually on March 15 and September 15, starting March 15, 2025
Notes may be redeemed before maturity at the greater of a make-whole amount or 100% of principal, plus accrued interest; redemption at 100% plus accrued interest is available on or after December 15, 2034
Indenture requires the partnership to keep total unencumbered assets of at least 150% of total unsecured indebtedness
American Homes 4 Rent reported third quarter 2024 results, with rents and other single-family property revenues up 5.5% to $445.1 million and net income attributable to common shareholders of $73.8 million, or $0.20 per diluted share, flat from a year earlier. The company raised the midpoint of its full year 2024 Core FFO guidance by $0.01 per share to a range of $1.76 to $1.78, and said it acquired nearly 1,700 homes for about $480 million in October 2024.
Rents and other single-family property revenues rose 5.5% to $445.1 million, from $421.7 million a year earlier.
Net income attributable to common shareholders was $73.8 million, or $0.20 per diluted share, versus $74.1 million, or $0.20, in the third quarter of 2023; the company cited a $5.3 million loss on early debt extinguishment and $3.9 million
Core FFO per share rose 6.3% to $0.44; full year 2024 Core FFO guidance was raised to $1.76 to $1.78 from $1.74 to $1.78.
In October 2024, the company acquired nearly 1,700 single-family rental homes for about $480 million, funded with cash on hand and its undrawn revolving credit facility.
American Homes 4 Rent reported second quarter 2024 results on August 1, 2024. Rents and other single-family property revenues rose 7.1% to $423.5 million and Core FFO per share rose 8.5% to $0.45, but net income attributable to common shareholders fell to $92.1 million, or $0.25 per diluted share, from $0.27 a year earlier, mainly due to lower net gains on property sales. The company raised its full year 2024 Core FFO guidance to $1.74-$1.78 per share from $1.70-$1.76, which it attributed in part to higher rental rates and cost control.
Rents and other single-family property revenues rose 7.1% to $423.5 million for Q2 2024, up from $395.5 million a year earlier.
Net income attributable to common shareholders was $92.1 million, or $0.25 per diluted share, versus $98.0 million, or $0.27, in Q2 2023.
Full year 2024 Core FFO per share guidance raised to $1.74-$1.78 from $1.70-$1.76; midpoint up $0.03 to $1.76.
Issued $500.0 million of 5.500% unsecured senior notes due 2034, with net proceeds of $494.0 million.
American Homes 4 Rent and its operating partnership entered a $1.25 billion unsecured revolving credit agreement with Wells Fargo Bank on July 16, 2024, replacing an existing $1.25 billion facility that was due to expire April 15, 2025. The new facility has an initial termination date of July 16, 2028, with options to extend by up to one year, and the filing describes covenants that restrict dividends and other distributions if defaults occur.
Credit Agreement dated July 16, 2024, provides up to $1.25 billion in revolving credit with Wells Fargo Bank as administrative agent
Replaces the Existing Credit Agreement dated April 15, 2021, which was scheduled to terminate April 15, 2025
Initial termination date of July 16, 2028, extendable by up to one year through two six-month options
Pricing tied to credit ratings and sustainability metrics; financial covenants include a maximum 60% total indebtedness to total asset value ratio
American Homes 4 Rent, L.P. completed a $500 million offering of 5.500% senior notes maturing July 15, 2034, issued at 99.455% of par value. The notes are unsecured and rank equally with the operating partnership's existing unsecured debt, which adds to the company's direct debt obligations.
$500,000,000 aggregate principal of 5.500% Senior Notes due July 15, 2034, completed June 26, 2024
Notes issued at 99.455% of par value; interest payable semi-annually on January 15 and July 15, starting January 15, 2025
Notes are unsecured and rank equally with existing and future unsecured indebtedness; the Indenture requires unencumbered assets of at least 150% of total unsecured indebtedness
Redeemable in whole or in part; on or after April 15, 2034, redemption price is 100% of principal plus accrued interest
American Homes 4 Rent (AMH) reported first-quarter 2024 results on May 2, 2024. Rents and other single-family property revenues rose 6.5% to $423.6 million, and core FFO per share rose to $0.43 from $0.41, but net income attributable to common shareholders fell to $109.3 million, or $0.30 per diluted share, from $117.5 million, or $0.32, a year earlier. The company left its full-year 2024 core FFO guidance of $1.70 to $1.76 unchanged.
Revenue: rents and other single-family property revenues up 6.5% to $423.6 million versus $397.7 million a year earlier.
Profit: net income attributable to common shareholders was $109.3 million ($0.30 per diluted share), down from $117.5 million ($0.32), mainly due to lower net gains on property sales.
Core FFO attributable to common share and unit holders was $0.43 per share, up from $0.41; Adjusted FFO was $0.40, up from $0.37.
2024 core FFO guidance of $1.70 to $1.76 per share was unchanged; a conference call is set for May 3, 2024 at 12:00 p.m. Eastern Time.
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