Every material Form 8-K Mid-America Apartment Communities filed with the SEC in 2026, 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
Briefs are written by AI from the filing text (each brief's own page names the model) and can contain mistakes — open the filing before acting on anything. Impact (1-5) and tone are the model's reading of the filing for shareholders, not a price forecast. Not investment advice.
Only material 8-Ks get a brief: results, deals, executive changes, restructuring, impairments, delisting notices, restatements, cybersecurity incidents and other disclosed events. Routine filings (vote results, exhibits only) are skipped. Every Mid-America Apartment Communities filing is on SEC EDGAR ↗. 8-K briefs of other companies →