Every material Form 8-K Tanger Factory Outlet Centers has filed with the SEC since April 30, 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.
Tanger Inc. reported third-quarter 2026 results that improved from the prior year and raised its full-year 2026 FFO per share guidance to $2.49 to $2.53 from $2.45 to $2.52. The company also declared a quarterly dividend of $0.3125 per share, up 7% from the October 2025 dividend of $0.2925.
Third-quarter diluted net income was $0.29 per share, up from $0.28, and FFO was $0.64 per share, up from $0.60 a year earlier.
Full-year 2026 diluted FFO per share guidance is $2.49 to $2.53, up from the previous $2.45 to $2.52; diluted net income per share guidance is $1.08 to $1.12, versus the previous $1.06 to $1.13.
Same Center NOI rose 4.2% to $108.4 million in the third quarter, and occupancy was 97.3% on September 30, 2026.
The company repaid $350 million of senior unsecured notes that matured in September 2026, using $150 million of delayed draw term loan proceeds and cash on hand.
Tanger Inc. reported second-quarter 2026 diluted net income of $0.29 per share and FFO of $0.64 per share, up from $0.26 and $0.58 a year earlier. The company raised its full-year 2026 diluted FFO per share estimate to $2.45 to $2.52 from $2.42 to $2.50, and occupancy eased to 96.6% from 97.0% in March as the company recaptured some spaces.
Q2 2026 diluted net income was $0.29 per share ($33.0 million), compared with $0.26 ($29.9 million) in Q2 2025.
Q2 2026 FFO available to common shareholders was $0.64 per share ($77.1 million), compared with $0.58 ($68.6 million).
2026 guidance: diluted FFO per share raised to $2.45 to $2.52 from $2.42 to $2.50; diluted net income per share $1.06 to $1.13, with the low end raised from $1.05.
Occupancy was 96.6% on June 30, 2026, down from 97.0% on March 31, 2026; the board set a $0.3125 quarterly dividend, up 7%.
Tanger reported first-quarter 2026 diluted net income of $0.24 per share, up from $0.17, and FFO of $0.59 per share, up from $0.53, with prior-year results including a $0.04 per share impairment charge. The company raised its full-year 2026 diluted FFO per share estimate to $2.42 to $2.50 from $2.41 to $2.49 and lifted the net income per share range to $1.05 to $1.13, and its board approved a 6.8% dividend increase to $1.25 per share annualized.
Q1 2026 net income available to common shareholders was $28.1 million, or $0.24 per share, versus $19.0 million, or $0.17 per share, a year earlier.
Q1 2026 FFO available to common shareholders was $70.4 million, or $0.59 per share, versus $62.7 million, or $0.53 per share.
2026 diluted FFO per share guidance is $2.42 to $2.50, up from $2.41 to $2.49; diluted net income per share guidance is $1.05 to $1.13, up from $1.04 to $1.12.
Board approved a 6.8% dividend increase to $1.25 per share annualized; quarterly dividend of $0.3125 is payable May 15, 2026.
Tanger entered a new at-the-market equity program with a maximum gross sales price of $400 million, replacing its February 24, 2025 sales agreement, which it terminated without having issued any shares. The company may sell shares from time to time at its discretion and has no obligation to sell, so the program's dilutive effect depends on future sales that the filing does not quantify.
Maximum aggregate gross sales price under the 2026 Sales Agreement is $400 million.
Sales agents include BofA Securities, Wells Fargo Securities, BTIG, Mizuho, Nomura, Regions, Scotia Capital, TD Securities, and Truist Securities, among others.
Compensation to each sales agent will not exceed 2.0% of gross sales price of issuance shares sold through it.
Company intends to use net proceeds for general corporate purposes, including acquisitions, development, and debt repayment; the 2025 agreement had no shares issued as of February 26, 2026.
Tanger reported fourth-quarter 2025 diluted net income of $0.29 per share, up from $0.23, and FFO of $0.63 per share, up from $0.54, with quarterly total revenues of $160.3 million versus $140.7 million a year earlier. The company also introduced full-year 2026 guidance of $2.41 to $2.49 in diluted FFO per share and $1.04 to $1.12 in diluted net income per share, and disclosed January 2026 financing transactions including $550 million of unsecured term loans.
Q4 2025 diluted net income was $0.29 per share ($33.2 million), versus $0.23 per share ($26.3 million) a year earlier
Full-year 2025 FFO was $2.33 per share ($278.0 million), versus $2.12 per share in 2024
2026 guidance: diluted FFO of $2.41 to $2.49 per share and diluted net income of $1.04 to $1.12 per share
January 2026 financing included $550 million of unsecured term loans and $250 million of 2.375% exchangeable senior notes due 2031
Tanger's operating partnership issued $250 million of 2.375% exchangeable senior notes due January 15, 2031, including a $30 million option exercise. Net proceeds were about $243 million, which the company plans to use to repay a $350 million 3.125% note maturing September 1, 2026, repay credit line debt, and for general corporate purposes. The notes can be exchanged for Tanger common shares at an initial price of about $41.55, a 22.5% premium over the January 7, 2026 closing price of $33.92.
Notes: $250 million principal at 2.375% interest, maturing January 15, 2031, including $30 million from full exercise of the initial purchasers' option.
Net proceeds of about $243 million; about $20 million used to repurchase roughly 0.6 million common shares at $33.92 and about $9 million used for capped call transactions.
Planned use: repay the $350 million 3.125% senior notes due September 1, 2026, and outstanding unsecured line of credit debt.
Initial exchange price of about $41.55 per share; the notes are guaranteed by Tanger Inc. on a senior unsecured basis.
Tanger's operating partnership closed on $550 million of new and amended unsecured term loans, raising total term loan capacity by $225 million, with $150 million available under delayed draw features. The company also amended its $600 million revolving credit facility and $20 million liquidity line to remove a 10 basis point SOFR credit adjustment spread, and it said the deal extends debt maturities and lowers pricing.
Amended 2030 term loan: capacity raised from $325 million to $350 million, maturity extended to December 11, 2030, priced at SOFR plus 95 basis points
New 2033 term loan: $200 million, maturing January 6, 2033, priced at SOFR plus 125 basis points, with a $50 million delayed draw feature
Company drew $400 million at closing; the initial $75 million of incremental proceeds is expected to reduce borrowings under its $620 million unsecured lines of credit and for working capital
Tanger reported third-quarter 2025 net income available to common shareholders of $0.28 per share, or $31.8 million, up from $0.22 per share a year earlier, and FFO of $0.60 per share, up from $0.54. The company raised its full-year 2025 estimated diluted FFO range to $2.28 to $2.32 per share from $2.24 to $2.31, which supports shareholder returns tied to cash earnings.
Q3 2025 FFO available to common shareholders was $0.60 per share, or $71.1 million, versus $0.54 per share, or $62.7 million, a year earlier.
Full-year 2025 estimated diluted FFO per share is now $2.28 to $2.32, up from $2.24 to $2.31; estimated diluted EPS is $0.95 to $0.99, versus $0.93 to $1.00 previously.
Same center NOI rose 4.0% to $102.3 million in Q3 2025; occupancy was 97.4% at September 30, 2025.
Quarterly dividend of $0.2925 per share is payable November 14, 2025 to holders of record on October 31, 2025.
Tanger reported second-quarter 2025 diluted net income of $0.26 per share ($29.9 million), up from $0.22 a year earlier, and FFO of $0.58 per share ($68.6 million), up from $0.53. The company raised its full-year 2025 diluted FFO per share estimate to $2.24-$2.31 from $2.22-$2.30 and its diluted net income per share estimate to $0.93-$1.00 from $0.91-$0.99.
Q2 2025 diluted net income was $0.26 per share, or $29.9 million, versus $0.22 per share, or $24.6 million, in Q2 2024.
Q2 2025 FFO available to common shareholders was $0.58 per share, or $68.6 million, versus $0.53 per share, or $60.9 million.
2025 diluted FFO per share guidance is $2.24-$2.31, up from $2.22-$2.30.
Board authorized a quarterly dividend of $0.2925 per share, payable August 15, 2025 to holders of record on July 31, 2025.
Tanger reported first-quarter 2025 results on April 30, 2025. Funds from operations (FFO) rose to $0.53 per share from $0.51, and total revenues rose to $135.4 million from $123.4 million, but net income available to common shareholders fell to $0.17 per share from $0.20 after a $4.2 million impairment charge tied to a center sold in April. The company cut the low and high ends of its 2025 diluted net income per share guidance by $0.03 each, kept FFO guidance unchanged, and raised its annualized dividend 6.4% to $1.17 per share.
Net income available to common shareholders was $19.0 million, or $0.17 per share, versus $22.2 million, or $0.20, a year earlier, including a $4.2 million impairment charge
Core FFO was $0.53 per share versus $0.52 a year earlier, which excluded $0.01 per share of executive severance costs
2025 diluted net income per share guidance is now $0.91 to $0.99, down from $0.94 to $1.02; FFO guidance remains $2.22 to $2.30
Board approved a 6.4% dividend increase to $1.17 per share annualized; the quarterly payment of $0.2925 is payable May 15, 2025
Tanger Inc. entered a new at-the-market program allowing it to sell up to $400 million of common shares through sales agents, at times and amounts it chooses. The program replaces a prior $250 million program, which was terminated with $34.5 million of remaining capacity, though outstanding forward sales from that program remain in effect until settled. Share sales would add to the outstanding share count, so the program matters to existing shareholders, though the company has no obligation to sell any shares.
New at-the-market program covers up to $400 million of common shares, with sales agents paid up to 2.0% of gross sales price.
Prior $250 million program was terminated on February 24, 2025, retiring $34.5 million of remaining capacity.
Outstanding forward sales of 1,915,762 shares ($69,730,795 gross) from the 2023 program have outside settlement dates of December 31, 2025 and March 31, 2026.
Company intends to use net proceeds for general corporate purposes, including property acquisitions, expansions and debt repayment.
Tanger reported fourth-quarter 2024 results with diluted net income of $0.23 per share and FFO of $0.54 per share, both up from the prior-year quarter, and total revenues of $140.7 million, up from $127.5 million. Full-year net income per diluted share fell to $0.88 from $0.92, while full-year FFO rose to $2.12 from $1.96. The company also set 2025 estimated diluted FFO of $2.22 to $2.30 per share and reported a $167.0 million Pinecrest acquisition that closed on February 12, 2025.
Q4 2024 diluted net income was $0.23 per share, or $26.3 million, versus $0.22 per share, or $23.5 million, a year earlier
Q4 2024 FFO was $0.54 per share, or $63.3 million, versus $0.52 per share, or $58.2 million, a year earlier
2025 guidance: estimated diluted net income of $0.94 to $1.02 per share and diluted FFO of $2.22 to $2.30 per share
Pinecrest in Cleveland, Ohio, was acquired on February 12, 2025 for $167.0 million; the quarterly dividend is $0.275 per share
Tanger reported third-quarter 2024 total revenues of $133.0 million, up from $117.3 million a year earlier, while net income available to common shareholders fell to $24.6 million from $27.2 million. The company raised its full-year 2024 guidance, including diluted Core FFO per share to $2.09 to $2.13 from $2.05 to $2.12.
Q3 2024 total revenues were $133.0 million versus $117.3 million in Q3 2023.
Q3 diluted EPS was $0.22 versus $0.26; FFO and Core FFO per diluted share were each $0.54 versus $0.50.
2024 diluted Core FFO per share guidance was revised to $2.09 to $2.13 from $2.05 to $2.12.
Diluted EPS guidance for 2024 was revised to $0.88 to $0.92 from $0.85 to $0.92.
Tanger Inc. increased its board from nine to 10 directors and appointed Sonia Syngal, effective September 23, 2024, to fill the new seat. The filing reports no financial results or guidance, so the change is a governance update rather than a change in company performance.
Board expanded from nine to 10 members; Syngal appointed on September 23, 2024 to fill the vacancy
Syngal served as CEO of Gap Inc. from 2020 to 2022 and previously led Old Navy
The board determined Syngal is independent; she has not yet been named to any board committee
Syngal serves until the next annual shareholder meeting or until a successor is elected
Tanger reported second-quarter 2024 results and raised its full-year 2024 Core FFO guidance to $2.05 to $2.12 per share from $2.03 to $2.11. Core FFO and FFO per share both rose to $0.53 from $0.47, while diluted net income per share slipped to $0.22 from $0.23. The higher guidance and rising funds from operations point to improved operating results for shareholders.
Q2 2024 total revenues were $129.0 million, compared with $110.6 million in Q2 2023.
Q2 2024 diluted net income per share was $0.22, versus $0.23 a year earlier; FFO and Core FFO were $0.53 per share, versus $0.47.
Full-year 2024 Core FFO guidance rose to $2.05 to $2.12 per share from $2.03 to $2.11.
Board authorized a quarterly cash dividend of $0.275 per share, payable August 15, 2024.
Tanger Inc. reported first-quarter 2024 revenue of $123.4 million, up from $108.9 million a year earlier, and Core FFO of $0.52 per share, up from $0.46. GAAP net income available to common shareholders fell to $0.20 per share from $0.22, and the company raised its full-year 2024 Core FFO guidance to $2.03 to $2.11 per share from $2.02 to $2.10.
Q1 2024 revenue was $123.4 million versus $108.9 million in Q1 2023, and FFO available to common shareholders was $0.51 per share versus $0.47.
Net income available to common shareholders was $22.2 million, or $0.20 per share, versus $23.3 million, or $0.22 per share, a year earlier.
Full-year 2024 Core FFO guidance was raised to $2.03 to $2.11 per share from $2.02 to $2.10 per share.
The Board approved a 5.8% dividend increase to $1.10 per share annualized, with a quarterly dividend of $0.275 per share payable May 15, 2024.
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