Every material Form 8-K Mid-America Apartment Communities has filed with the SEC since August 05, 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.
Mid-America Apartment Communities' operating partnership priced a $350 million offering of 5.350% senior unsecured notes due December 15, 2031, at 99.584% of principal. Net proceeds are intended to repay amounts under its revolving credit facility and commercial paper program and for general corporate purposes, with closing expected November 12, 2026. The filing reports no earnings or guidance changes.
Offering size: $350,000,000 aggregate principal amount of 5.350% senior unsecured notes due December 15, 2031
Issue price: 99.584% of principal amount
Expected closing: November 12, 2026, subject to customary closing conditions
Use of proceeds: repay revolving credit facility and commercial paper borrowings, plus general corporate purposes
Mid-America Apartment Communities (MAA) reported third-quarter 2026 results, with diluted earnings per share of $0.72 versus $0.84 a year earlier and diluted Core FFO per share of $2.10 versus $2.16. The company lowered its full-year 2026 guidance, with the earnings per share midpoint falling to $3.67 from $4.08 and the Core FFO midpoint to $8.49 from $8.53, citing higher interest rates and new resident pricing improving about a quarter later than expected.
Q3 2026 diluted EPS $0.72 vs. $0.84 in Q3 2025; nine-month diluted EPS $2.82 vs. $3.30
Full-year 2026 diluted EPS guidance updated to $3.61 to $3.73 from $3.96 to $4.20; Core FFO per share updated to $8.43 to $8.55 from $8.41 to $8.65
Same Store NOI declined 1.8% in Q3 2026 and 1.4% for the nine months; Same Store effective blended lease rate growth was 0.4%
October 2026 new resident lease pricing improved from September, the first year-over-year improvement in new resident lease pricing this year, per the company
Mid-America Apartment Communities reported second-quarter 2026 results with diluted earnings per share of $1.04, up from $0.92 a year earlier, while Core FFO per share fell to $2.08 from $2.15. The company lowered its full-year 2026 diluted earnings per share guidance to $3.96 to $4.20 from $4.18 to $4.50, and kept the Core FFO per share midpoint at $8.53.
Q2 2026 diluted EPS was $1.04 versus $0.92 in Q2 2025; Core FFO per diluted share was $2.08 versus $2.15.
Full-year 2026 diluted EPS guidance was lowered to $3.96 to $4.20 (midpoint $4.08) from $4.18 to $4.50 (midpoint $4.34).
Full-year 2026 Core FFO guidance range narrowed to $8.41 to $8.65 from $8.37 to $8.69; the midpoint is unchanged at $8.53.
Same Store NOI growth guidance midpoint was revised to -0.90% from -0.70%, and the Same Store property revenue growth midpoint to 0.10% from 0.55%.
Mid-America Apartments, L.P., the operating partnership of Mid-America Apartment Communities, signed a term loan agreement on June 22, 2026, providing up to $350 million in unsecured delayed draw borrowing. Proceeds are intended for general corporate purposes, including repaying other debt, and the loan matures November 15, 2030.
Unsecured delayed draw term loan of up to $350 million, available until December 21, 2026, with an uncommitted accordion to $550 million
Variable rate of SOFR plus 0.675% to 1.55%, or base rate plus 0.00% to 0.550%, based on credit rating; 0.15% annual commitment fee starting September 15, 2026
Covenants mirror those of the existing unsecured revolving credit facility; a change of control of MAA or MAALP would be an event of default
Mid-America Apartment Communities reported first quarter 2026 results, with diluted earnings per share of $1.06 versus $1.54 a year earlier and Core FFO per diluted share of $2.13 versus $2.20. The company raised the midpoint of its full-year 2026 earnings per share guidance to $4.34 from $4.29, while the Core FFO midpoint stayed at $8.53.
Q1 2026 diluted EPS was $1.06, down from $1.54; FFO per diluted share rose to $2.23 from $2.21.
Full-year 2026 EPS guidance range is now $4.18 to $4.50, up from $4.11 to $4.47; Core FFO guidance is $8.37 to $8.69, down from $8.35 to $8.71 at the top end only.
Same Store NOI growth guidance midpoint is unchanged at -0.70%; Q2 2026 Core FFO guidance midpoint is $2.06 per diluted share.
The company declared its 129th consecutive quarterly common dividend of $1.53 per share, payable April 30, 2026, with an annual dividend rate of $6.12.
MAA reported fourth quarter 2025 results on February 4, 2026. Q4 diluted earnings per share were $0.48, down from $1.42 a year earlier, and Core FFO per diluted share was $2.23, unchanged from the prior year. The company also issued initial 2026 guidance, with a Core FFO midpoint of $8.53 per diluted share, below the $8.74 reported for 2025, which matters because Core FFO is the company's main measure of operating performance for shareholders.
Q4 2025 total rental and other property revenues were $555.6 million, up from $549.8 million in Q4 2024.
Q4 2025 net income available for common shareholders was $56.6 million, down from $165.7 million, and included a $53.0 million legal costs and settlements charge.
Full-year 2025 diluted EPS was $3.78 versus $4.49 in 2024; full-year Core FFO per diluted share was $8.74 versus $8.88.
Initial 2026 guidance: diluted EPS of $4.11 to $4.47 (midpoint $4.29) and Core FFO of $8.35 to $8.71 (midpoint $8.53).
Mid-America Apartment Communities entered a settlement agreement on January 26, 2026, to resolve a class action alleging it and other apartment owners inflated rents through RealPage revenue management software, paying $53 million in two installments. The company expects to raise its loss contingency reserve to $62.5 million in its 2025 year-end financials, but says the charge will not affect 2025 Core FFO or FAD and does not expect material effects on liquidity or its credit rating.
Settlement payment totals $53 million, paid in two $26.5 million installments, the first no earlier than March 2, 2026
Loss contingency reserve to rise to $62.5 million, recorded as other non-operating expense in 2025 financials
2025 Core FFO and FAD are not affected; the settlement will be reflected in 2026 guidance when provided
Settlement remains subject to Court approval; plaintiffs must seek preliminary approval by March 31, 2026
Mid-America Apartment Communities (MAA) reported third-quarter 2025 results with diluted earnings per share of $0.84, down from $0.98, and Core FFO per diluted share of $2.16, down from $2.21. It lowered its full-year 2025 earnings per share guidance to $4.18 to $4.30 from $5.25 to $5.49, and narrowed its Core FFO guidance to $8.68 to $8.80 from $8.65 to $8.89, which lowers the midpoint to $8.74 from $8.77.
Q3 2025 diluted EPS was $0.84 versus $0.98 in Q3 2024; Core FFO per diluted share was $2.16 versus $2.21.
Revised full-year 2025 EPS guidance is $4.18 to $4.30 (midpoint $4.24), down from $5.25 to $5.49 (midpoint $5.37).
Q3 2025 rental and other property revenues were $554.4 million, up from $551.1 million a year earlier.
The board declared its 127th consecutive quarterly common dividend, paid October 31, 2025; the current annual dividend rate is $6.06 per share.
Mid-America Apartment Communities' operating partnership, MAALP, entered a Fifth Amended and Restated Credit Agreement dated October 21, 2025, providing an unsecured revolving credit facility of up to $1.5 billion. The facility matures January 21, 2030, with up to two six-month extensions at MAALP's option, and includes an accordion feature allowing an increase to $2.0 billion.
Unsecured revolving facility of up to $1.5 billion, with a $75 million letter of credit sub-limit
Scheduled maturity January 21, 2030, with up to two six-month extensions at MAALP's option
Variable interest at SOFR plus 0.65% to 1.40%, or base rate plus 0.00% to 0.40%, based on MAALP's credit rating
Proceeds intended for general corporate purposes, including debt repayment and backstopping commercial paper notes
Mid-America Apartment Communities reported second-quarter 2025 diluted earnings per share of $0.92, up from $0.86 a year earlier, while diluted Core FFO per share fell to $2.15 from $2.22. The company lowered its full-year 2025 earnings per share guidance to a range of $5.25 to $5.49, with a midpoint of $5.37 versus the prior $5.67, and kept its Core FFO midpoint at $8.77.
Q2 2025 diluted EPS was $0.92 versus $0.86 in Q2 2024; six-month EPS was $2.46 versus $2.09.
Q2 2025 diluted Core FFO per share was $2.15 versus $2.22 in Q2 2024.
Full-year 2025 EPS guidance revised to $5.25 to $5.49 from $5.51 to $5.83.
Full-year 2025 Core FFO guidance range narrowed to $8.65 to $8.89 from $8.61 to $8.93; midpoint unchanged at $8.77.
MAA reported first quarter 2025 results, with diluted earnings per share of $1.54 versus $1.22 a year earlier, helped by a $71.9 million gain on sale of depreciable real estate. Core FFO per diluted share was $2.20, down from $2.22, and the company maintained its full-year 2025 guidance for earnings, Core FFO and Core AFFO per share. Shareholders see higher reported earnings but a slight decline in the core operating measure.
Diluted EPS $1.54 for Q1 2025 vs $1.22 in Q1 2024
Core FFO per diluted share $2.20 vs $2.22; FFO per share $2.21 vs $2.41
Rental and other property revenues $549.3 million vs $543.6 million
2025 guidance maintained: Core FFO per share $8.61 to $8.93, midpoint $8.77
Mid-America Apartment Communities announced that CEO H. Eric Bolton, Jr. retires effective the end of March 31, 2025, and A. Bradley Hill, currently President and Chief Investment Officer, becomes CEO on April 1, 2025. Bolton will become Executive Chairman while remaining Chairman of the Board, under a transition employment agreement running through December 31, 2026, which the filing says supports an orderly succession for shareholders.
H. Eric Bolton, Jr. retires as CEO effective end of business March 31, 2025
A. Bradley Hill assumes the CEO role effective April 1, 2025
Bolton serves as Executive Chairman and Chairman of the Board; base salary $850,000 for rest of 2025, $750,000 for 2026
Transition Employment Agreement runs April 1, 2025 to December 31, 2026 and replaces his March 2015 agreement
Mid-America Apartment Communities reported fourth quarter 2024 results on February 5, 2025. Diluted earnings per share rose to $1.42 from $1.37, but Core FFO per diluted share fell to $2.23 from $2.32, and full-year Core FFO per share declined to $8.88 from $9.17. Its initial 2025 Core FFO guidance midpoint of $8.77 is below the 2024 result, which may matter to shareholders weighing the company's near-term earnings outlook.
Q4 2024 diluted EPS $1.42 vs. $1.37 a year earlier; full-year 2024 EPS $4.49 vs. $4.71
Q4 2024 Same Store revenue down 0.2% and Same Store NOI down 2.1% year over year
2025 guidance: Core FFO per diluted share $8.61 to $8.93 (midpoint $8.77); EPS $5.51 to $5.83
Q1 2025 Core FFO guidance $2.08 to $2.24 per diluted share; quarterly dividend of $1.515 per share
Mid-America Apartment Communities said CEO H. Eric Bolton, Jr. will retire effective March 31, 2025, and will become Executive Chairman while remaining Board Chairman. A. Bradley Hill, the company's President and Chief Investment Officer, will become President and CEO effective April 1, 2025. The filing describes the change as part of planned succession and states that Bolton's retirement is not due to any disagreement with the company.
Bolton's annual base salary decreases to $850,000 effective April 1, 2025, with a lower incentive award opportunity for 2025.
Hill's annual base salary increases to $750,000 effective April 1, 2025, with higher incentive award opportunities for 2025.
Hill joined MAA in 2010 and has over 21 years of real estate experience, according to the press release.
The filing was signed by A. Clay Holder, Executive Vice President and Chief Financial Officer.
Mid-America Apartment Communities reported third-quarter 2024 diluted earnings per share of $0.98, up from $0.94 a year earlier, while Core FFO per diluted share fell to $2.21 from $2.29. The company raised the midpoint of its full-year 2024 EPS guidance to $4.53 from $4.51, kept the Core FFO midpoint at $8.88, and lowered its same store revenue growth midpoint to 0.50% from 0.65%, so shareholders see mixed signals in the results and outlook.
Q3 2024 diluted EPS was $0.98 versus $0.94 in Q3 2023; nine-month EPS was $3.07 versus $3.34.
Q3 2024 Core FFO per diluted share was $2.21 versus $2.29; the full-year Core FFO range narrowed to $8.80 to $8.96 from $8.74 to $9.02.
Same Store NOI fell 1.7% in Q3 2024, and Same Store lease pricing for new leases declined 5.4%.
Rental and other property revenues were $551.1 million in Q3 2024 versus $542.0 million a year earlier.
Mid-America Apartment Communities appointed Sheila K. McGrath as an independent director effective September 25, 2024, with a term running to the 2025 annual meeting of shareholders. The company said the appointment is part of a succession plan to address three planned director retirements in 2025, and it will temporarily increase the board to thirteen members.
McGrath appointed effective September 25, 2024, and also joins the Compensation Committee and Real Estate Investment Committee
Board will temporarily grow to thirteen members, with size expected to shrink after three planned 2025 retirements
McGrath previously was a Senior Managing Director at Evercore ISI from 2012 until 2022 and sits on the boards of Alexandria Real Estate Equities and Granite Point Mortgage Trust
Mid-America Apartment Communities appointed David Herring, its Senior Vice President and Chief Accounting Officer, as principal accounting officer on August 5, 2024. A. Clay Holder, who remains Executive Vice President and Chief Financial Officer, previously held the accounting officer role and continues as principal financial officer. The filing describes a change in accounting leadership with no compensation arrangement or financial figures disclosed.
David Herring, age 51, was hired in June 2024 and previously served as VP, Accounting and Payroll at FedEx from June 2019
A. Clay Holder served as principal accounting officer before the appointment and remains Executive Vice President and Chief Financial Officer
The filing states no material compensation plan, contract or arrangement tied to the appointment
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