Every material Form 8-K Camden Property Trust has filed with the SEC since February 26, 2025, 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.
Camden Property Trust announced its third quarter 2026 operating results, reporting a diluted EPS of $8.71 primarily driven by a gain on the sale of its California portfolio. The company updated its full-year 2026 earnings guidance and adjusted its same-property growth forecasts.
Diluted EPS for 3Q26 was $8.71, compared to $1.00 in 3Q25.
Core FFO per diluted share for 3Q26 was $1.71, compared to $1.70 in 3Q25.
The company sold its California portfolio for approximately $1.6 billion, recognizing a gain of about $1.0 billion.
Full-year 2026 diluted EPS guidance was revised to a range of $9.42 to $9.46.
Camden Property Trust said Executive Vice Chairman D. Keith Oden retired effective August 31, 2026, and will remain on the Board of Trust Managers. A Separation and Release Agreement terminated his employment agreement and provides payments tied to amounts he would have received in February 2027, credited to a deferred compensation account. The filing does not state the dollar value of those payments.
D. Keith Oden retired as Executive Vice Chairman effective August 31, 2026, and continues as a board member.
His employment agreement was terminated under a Separation and Release Agreement with the company and Camden Development, Inc.
Payments reflect amounts he would have been eligible to receive in February 2027, credited to a cash deferral account under the Non-Qualified Deferred Compensation Plan.
The filing does not disclose the dollar amount of the payments; the agreement is filed as Exhibit 10.1.
Camden Property Trust said its Executive Vice Chairman, D. Keith Oden, is retiring from that role effective August 31, 2026. Mr. Oden will remain on the company's Board of Trust Managers, so his board seat continues.
D. Keith Oden is retiring as Executive Vice Chairman of the Board of Trust Managers effective August 31, 2026.
Mr. Oden will continue to serve as a member of the Board of Trust Managers.
The filing does not name a successor or describe any change in compensation.
Camden Property Trust reported second-quarter 2026 diluted EPS of $0.18, down from $0.74 a year earlier, while Core FFO was $1.68 versus $1.70. The company raised its 2026 EPS guidance midpoint to $9.93 from $9.27, a change the filing says is adjusted for the anticipated gain on the California portfolio sale, and left its 2026 Core FFO guidance midpoint unchanged at $6.75.
Q2 2026 diluted EPS was $0.18 versus $0.74 in Q2 2025; Core FFO per diluted share was $1.68 versus $1.70.
2026 EPS guidance midpoint is $9.93, up from $9.27; 2026 Core FFO guidance midpoint is $6.75, unchanged.
On July 29, 2026, the company sold 11 California communities with 3,620 apartment homes for about $1.625 billion.
The company agreed to pay $53.0 million into a class action settlement fund and issued a $350 million unsecured term loan after quarter end.
Camden Property Trust said its chief accounting officer and principal accounting officer, Michael P. Gallagher, will retire effective July 2, 2026. The board appointed Kevin J. Necas, Jr., who has been with the company since 2023, to succeed him on the same date as part of a transition plan.
Michael P. Gallagher, Senior Vice President and Chief Accounting Officer, informed the company on June 5, 2026 of his retirement effective July 2, 2026
Kevin J. Necas, Jr. appointed Senior Vice President and Chief Accounting Officer and principal accounting officer, effective July 2, 2026
Necas joined Camden in 2023 as Director of Accounting, was promoted to Vice President-Accounting in 2024, and is a certified public accountant
Camden Property Trust reported first quarter 2026 net income attributable to common shareholders of $42.4 million, or $0.40 per diluted share, up from $0.36 a year earlier, but FFO fell to $1.15 per share from $1.70 and Core FFO slipped to $1.70 from $1.72. The company cut its 2026 FFO guidance midpoint to $6.10 from $6.61, raised its EPS midpoint to $0.66 from $0.55, and left its Core FFO midpoint unchanged at $6.75.
Q1 2026 EPS $0.40 vs. $0.36 a year earlier; FFO $1.15 vs. $1.70; Core FFO $1.70 vs. $1.72
Property revenues $388.8 million vs. $390.6 million; same property NOI down 0.7% year over year
Subsequent to quarter end, agreed to pay $53.0 million into a settlement fund for class action litigation over revenue management software
2026 FFO guidance range $5.95 to $6.25 per share; Core FFO guidance range $6.60 to $6.90 per share
Camden Property Trust entered into replacement at-the-market sales agreements on April 28, 2026, to renew a program that expires May 12, 2026. The agreements allow the company to sell common shares with an aggregate offering price of up to $500 million through five banks and their affiliates. The filing says proceeds may be used for general corporate purposes, including reducing borrowings under its $1.2 billion revolving credit facility.
Program size: common shares with an aggregate offering price of up to $500,000,000
Existing program expires pursuant to its terms on May 12, 2026; agreements dated April 28, 2026
Managers include Deutsche Bank Securities, BMO Capital Markets, Regions Securities, Scotia Capital and Truist Securities
Compensation to each manager will not exceed 1.5% of gross sales price of shares sold through it
Camden entered a binding term sheet on April 7, 2026 to settle the RealPage revenue-management software class action for $53 million, subject to a long-form agreement and Court approval. The company says the payments will not affect its 2026 Core FFO or Core AFFO and do not expect them to impair its credit rating or materially affect liquidity, leverage or dividend policy.
Aggregate settlement of $53 million, paid in two equal installments of $26.5 million
First installment due within 45 days of the long-form agreement; second within four months
Long-form agreement expected on or before May 7, 2026; preliminary approval motion expected by May 15, 2026
Settlement payments to be recorded as Other Non-Operating Expenses; company does not believe there is insurance coverage
Effective March 24, 2026, Camden Property Trust said Alexander J. Jessett became chief executive officer and joined the Board of Trust Managers, while Richard J. Campo became executive chairman. Laurie A. Baker was named president and chief operating officer, and Benjamin D. Fraker became executive vice president and chief financial officer. The filing reports no financial results; for shareholders, the news is a leadership overhaul at the top of the company, supported by a bylaw amendment adopted for the changes.
Alexander J. Jessett became CEO effective March 24, 2026 and was appointed to the board the same day.
Richard J. Campo became Executive Chairman of the Board of Trust Managers; Laurie A. Baker became President and COO; Benjamin D. Fraker became EVP-CFO.
Jessett's employment agreement, dated March 24, 2026, sets an annualized base salary of $775,000.
The company adopted the Second Amendment to its Sixth Amended and Restated Bylaws, effective March 24, 2026, in connection with the executive changes.
Camden Property Trust entered into a Fifth Amended and Restated Credit Agreement dated March 17, 2026, amending its existing credit facility. The revolving credit facility's maturity was extended from August 2026 to March 2030, with two possible six-month extensions at the company's option, and a $300 million unsecured term loan with a delayed draw feature was removed. The filing says proceeds will fund general corporate purposes, including debt repayment, development and acquisitions.
Revolving credit facility maturity extended from August 2026 to March 2030
Option to extend for two additional consecutive six-month periods
$300 million unsecured term loan facility with delayed draw feature removed
Bank of America, N.A. serves as Administrative Agent; a subsidiary guarantees the company's obligations
Camden Property Trust sold $600 million of 4.900% notes maturing in 2036, with the sale closing on February 19, 2026. The company expects about $594.0 million in net proceeds to repay part of its $1.2 billion revolving credit facility and part of its $600 million commercial paper program, plus general corporate purposes.
Notes: $600 million principal, 4.900% interest, maturing February 28, 2036
Offered to the public at 99.936% of face amount; net proceeds of about $594.0 million
Proceeds to repay part of the $1.2 billion revolver and part of the $600 million commercial paper program
Issued under an existing shelf registration; underwriters include BofA Securities and J.P. Morgan
Camden Property Trust reported fourth quarter 2025 EPS of $1.44 per diluted share, up from $0.37, and Core FFO of $1.76 per share, up from $1.73. EPS was lifted by a gain of approximately $128.0 million on property sales, and the company also gave initial 2026 Core FFO guidance of $6.60 to $6.90 per share, with a midpoint of $6.75, below the 2025 actual of $6.88.
Q4 2025 EPS was $1.44 per diluted share vs $0.37 in Q4 2024; the quarter included a gain of approximately $128.0 million on sale of operating properties.
Q4 2025 Core FFO was $1.76 per diluted share vs $1.73; same property NOI growth was 0.0% year over year.
2026 Core FFO guidance is $6.60 to $6.90 per share (midpoint $6.75) vs 2025 actual of $6.88; 2026 same property NOI guidance midpoint is (0.50)%.
Board declared a first quarter 2026 dividend of $1.06 per share, payable April 17, 2026 to holders of record as of March 31, 2026.
Camden Property Trust reported third quarter 2025 EPS of $1.00 per diluted share, compared with a loss of $0.04 a year earlier, and FFO of $1.67 versus $1.65. Core FFO was $1.70 per share, slightly below $1.71 a year earlier, and the company raised the midpoint of its 2025 Core FFO guidance to $6.85 from $6.81. For shareholders, the higher guidance reflects better-than-expected third quarter results and expected fourth quarter benefits from acquisition and disposition timing and lower borrowing costs.
Q3 2025 EPS was $1.00 per diluted share versus a loss of $0.04 in Q3 2024; nine-month EPS was $2.10 versus $1.13
Q3 2025 Core FFO was $1.70 per share versus $1.71 a year earlier; Core AFFO was $1.43 versus $1.48
2025 Core FFO guidance midpoint raised to $6.85 from $6.81; 2025 EPS guidance midpoint raised to $2.44 from $2.38
Same property NOI growth was 0.0% in Q3 2025 versus Q3 2024; 2025 same property NOI guidance midpoint was maintained at 0.25%
Camden Property Trust reported second-quarter 2025 EPS of $0.74, up from $0.40 a year earlier, but the filing says about $0.43 per share came from a gain on sale of an operating property. Core FFO per diluted share was $1.70, down from $1.71, and the company raised its 2025 Core FFO guidance to $6.76 to $6.86 from a prior midpoint of $6.78.
Q2 2025 EPS $0.74 vs. $0.40 in Q2 2024; EPS included about $0.43 per share from a gain on sale of an operating property
Q2 2025 Core FFO $1.70 vs. $1.71 a year earlier; Core AFFO $1.43 vs. $1.44
Q2 2025 property revenues $396.5 million vs. $387.2 million in Q2 2024
2025 Core FFO guidance $6.76 to $6.86 (midpoint $6.81, up $0.03); 2025 EPS guidance $2.33 to $2.43
Camden Property Trust reported first-quarter 2025 results on May 1, 2025. Core FFO per diluted share rose to $1.72 from $1.70, while EPS fell to $0.36 from $0.77, a decline the filing ties in part to a $43.8 million gain on a property sale in the prior-year quarter. The company raised the midpoint of its 2025 Core FFO guidance to $6.78 per share from $6.75.
Q1 2025 Core FFO was $1.72 per diluted share versus $1.70 a year earlier; FFO was $1.70 versus $1.67.
Q1 2025 EPS was $0.36 versus $0.77; Q1 2024 included a $43.8 million gain on sale of an operating property.
2025 Core FFO guidance midpoint raised to $6.78 from $6.75; EPS guidance midpoint raised to $1.16 from $1.15.
Same property revenues rose 0.8% year over year and occupancy was 95.4% versus 95.0%.
Camden Property Trust established a commercial paper program on February 25, 2025, allowing it to issue short-term unsecured notes with total outstanding principal capped at $600 million. No notes were outstanding under the program at filing, and proceeds are expected for general corporate purposes including property acquisitions and development.
Program cap: aggregate outstanding notes not to exceed $600 million at any time
Notes mature in up to 397 days from issue and rank at least pari passu with other unsecured debt
No notes were outstanding under the program as of the filing
Program established February 25, 2025; filed February 26, 2025
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