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Acadia Realty Trust (AKR) investor relations material
Acadia Realty Trust Q3 2025 earnings summary
Complete event summary combining all related documents: earnings call transcript, report, and slide presentation.Q3 2025 earnings summary29 Oct, 2025
Executive summary
Achieved strong third quarter results with accelerating tenant demand, robust leasing activity, and double-digit growth in street retail assets, marking an inflection point for portfolio growth.
Focused on high-quality retail properties in major U.S. metros, complemented by an investment management platform with institutional partners.
Internal growth opportunities and external acquisitions are expected to sustain 5%+ annual growth, with strategic priorities including maximizing internal growth, accretive acquisitions, development/redevelopment, scaling investment management, and maintaining financial flexibility.
As of September 30, 2025, held interests in 218 properties, with 92.7% occupancy across the REIT and Investment Management portfolios.
Leasing velocity remains high, with $3.7 million in new leases signed in Q3 and a year-to-date total of $11.4 million, outpacing last year's record.
Financial highlights
Total revenues for the nine months ended September 30, 2025 were $306.0M, up from $266.4M year-over-year, with same-store NOI up 8.2% in Q3 and 5.4% year-over-year for the REIT Portfolio.
Quarterly FFO increased sequentially by $0.01 to $0.29 per share, with FFO Before Special Items at $0.33 per share in Q3 2025, and year-to-date FFO at $121.2M, up from $92.4M.
Net income for Q3 2025 was $4.4 million ($0.03 per share), down from $8.1 million in Q3 2024, with a net loss attributable to shareholders of $9.2M for the nine months ended September 30, 2025, due to impairment charges.
Occupancy increased by 140 basis points in Q3, with street and urban occupancy up 280 basis points sequentially, reaching 89.5% as of September 30, 2025.
Year-to-date acquisition volume exceeded $480 million, with a pipeline targeting to double that by year-end.
Outlook and guidance
Projected 2026 same-store NOI growth of 8%-12% (including redevelopments) and 5%-9% (excluding redevelopments), with street and urban portfolio expected to exceed 10%.
2025 FFO Before Special Items per share guidance set at $1.32–$1.34; 2025 net earnings per share guidance revised to $0.12–$0.14.
2026 FFO guidance will use a new, simplified metric (FFO as adjusted), excluding investment management gains and non-comparable items.
Anticipated $12-$14 million incremental NOI in 2026, translating to roughly $0.09 per share of FFO.
Management remains focused on driving long-term growth through targeted acquisitions, development, and operational efficiency.
Detail street retail NOI growth drivers
Plans for The Avenue at West Cobb acquisition
Explain Albertsons impact on FFO guidance
How does Acadia maintain its buyer of choice status?
How does the 'K recovery' impact street retail demand?
What factors drive 2026 same-store NOI growth range?
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Next Acadia Realty Trust earnings date
Q4 202511 Feb, 2026
Next Acadia Realty Trust earnings date
Q4 202511 Feb, 2026
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Frequently asked questions
Acadia Realty Trust is a real estate investment trust (REIT) that specializes in the ownership, management, and redevelopment of retail properties. Its portfolio consists of urban street retail and suburban shopping centers in high-barrier markets across the United States. The company also engages in opportunistic real estate investments through structured financing and partnerships. The company is headquartered in Rye, New York, and its shares are listed on the NYSE.
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