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HOUSTON--(BUSINESS WIRE)--Camden Property Trust (NYSE:CPT) (the “Company”) announced today that its second quarter 2026 earnings will be released after the market closes on Thursday, July 30, 2026. The Company will host a conference call on Friday, July 31, 2026, at 10:00 AM Central Time, which will include prepared remarks by management and a question-and-answer session. Camden's complete earnings release and supplemental data will be available in the Investors section of the Company's website.

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HOUSTON--(BUSINESS WIRE)--The Board of Trust Managers of Camden Property Trust (NYSE:CPT) (the “Company”) declared a second quarter cash dividend of $1.06 per share to holders of record as of June 30, 2026 of its Common Shares of Beneficial Interest. The dividend is to be paid on July 17, 2026.

Camden Property Trust, an S&P 500 Company, is a real estate company primarily engaged in the ownership, management, development, redevelopment, acquisition, and construction of multifamily apartment communities. Camden owns and operates 173 properties containing 58,811 apartment homes across the United States. Upon completion of 3 properties currently under development, the Company’s portfolio will increase to 59,973 apartment homes in 176 properties. Camden has been recognized as one of the 100 Best Companies to Work For® by FORTUNE magazine for 19 consecutive years, most recently ranking #13.

For additional information, please contact Camden’s Investor Relations Department at (713) 354-2787 or access our website at camdenliving.com.

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HOUSTON--(BUSINESS WIRE)--Camden Property Trust (NYSE:CPT) (the “Company”) announced today that its first quarter 2026 earnings will be released after the market closes on Thursday, April 30, 2026. The Company will host a conference call on Friday, May 1, 2026, at 10:00 AM Central Time, which will include prepared remarks by management and a question-and-answer session. Camden’s complete earnings release and supplemental data will be available in the Investors section of the Company’s website at https://investors.camdenliving.com

Conference Call and Webcast Details
Domestic Dial-In Number: (888) 317-6003
International Dial-In Number: (412) 317-6061
Passcode: 4099400
Live Webcast: https://investors.camdenliving.com

Conference Call Replay
Domestic Dial-In Number: (855) 669-9658
International Dial-In Number: (412) 317-0088
Passcode: 8152910
Phone Replay Available through May 15, 2026
Webcast Replay: https://investors.camdenliving.com

Camden Property Trust, an S&P 500 Company, is a real estate company primarily engaged in the ownership, management, development, redevelopment, acquisition, and construction of multifamily apartment communities. Camden owns and operates 171 properties containing 58,254 apartment homes across the United States. Upon completion of 3 properties currently under development, the Company’s portfolio will increase to 59,416 apartment homes in 174 properties. Camden has been recognized as one of the 100 Best Companies to Work For® by FORTUNE magazine for 19 consecutive years, most recently ranking #13.

For additional information, please contact Camden’s Investor Relations Department at (713) 354-2787 or access our website at camdenliving.com.

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U.S. equity markets extended their rebound this week as investors welcomed tentative progress toward de-escalation in the Middle East following several days of dramatic threats of significant escalation. The fragile pause in hostilities temporarily eased fears of a prolonged disruption to global energy supplies and fueled a sharp retreat in oil prices after a surge to four-year highs. Markets also found support from lukewarm inflation data and signs that the U.S. labor market continues to demonstrate resilience despite elevated energy costs and geopolitical uncertainty.

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Key Takeaways Camden Property Trust is set to report Q1 results with revenues expected to rise modestly year over year.CPT may benefit from demand rebound and easing supply, supporting occupancy and rental stability.Higher concessions and weak rent growth in Sun Belt markets could pressure Camden's FFO. Camden Property Trust (CPT - Free Report) is slated to report first-quarter 2026 results on April 30, after market close. The company’s quarterly results are likely to witness a year-over-year rise in revenues, though funds from operations (FFO) per share might decline.

In the last reported quarter, this residential real estate investment trust (“REIT”) reported FFO per share of $1.76, delivering a surprise of 1.73%. Results reflected higher same-property revenues. Lower effective blended lease rates and occupancy decline marred the growth tempo.

In the preceding four quarters, CPT’s FFO per share outpaced the Zacks Consensus Estimate on all occasions, with the average beat being 1.32%. The graph below depicts this surprise history:

In this article, we will dive deep into the U.S. apartment market environment and the company's fundamentals and analyze the factors that might have contributed to its first-quarter 2026 performance.

US Apartment Market in Q1The U.S. apartment market entered 2026 in better shape than many investors feared, though not yet in a clean pricing recovery. RealPage reported that first-quarter demand rebounded, with absorption of nearly 93,300 units, making it one of the strongest first quarters of the past decade. The snapback helped reverse the late-2025 move-out weakness, but annual demand still ran only a little above 303,000 units, below the roughly 340,000-unit decade average.

The good news is that the new supply is finally rolling over. Roughly 367,000 units were completed in the year-ending first quarter of 2026, including about 75,200 units in the quarter itself. This is still elevated in absolute terms, but it is a major comedown from the late-2024 peak of more than 589,000 unit annual deliveries and now sits near the 10-year average annual completion volume. 

National occupancy stood at 94.9% in first-quarter 2026, up 10 basis points sequentially but 20 basis points below the prior year. Rents rose 0.4% in the quarter after two consecutive quarterly declines but remained down 0.5% year over year. Concessions continue to do much of the heavy lifting: 25.5% of apartments were offering concessions, with the average incentive at 7.2%.

The weakest rent trends remain in high-supply Sun Belt markets. Austin, Denver and Phoenix posted some of the deepest annual rent cuts, while San Antonio, TX, Tampa, FL, Nashville, TN, and Las Vegas also lost momentum. In contrast, San Francisco, San Jose, CA, and New York showed rent growth, helped by easing supply pressure and better demand. Several Midwest markets, including Chicago, St. Louis and Cleveland, also posted steady gains because new supply has been more limited.

Factors at Play for Camden Property and Q1 ProjectionsAgainst this residential industry backdrop, Camden is expected to have drawn support from the rebound in apartment demand and easing supply pressures, which likely aided occupancy and stabilized rental trends.

A favorable demographic profile, resilient renter base and strong presence in high-growth Sun Belt markets are likely to have supported steady revenue performance, with improving conditions anticipated in the latter half of 2026.

However, elevated supply in certain markets, continued use of concessions and still-muted rent growth are expected to have limited pricing power, potentially weighing on overall earnings momentum.

For the first quarter, the Zacks Consensus Estimate for CPT’s revenues currently stands at $390.7 million, implying a marginal growth from the year-ago reported number.

For the first quarter, Camden expected core FFO per share in the range of $1.64-$1.68. However, before the first-quarter earnings release, the company’s activities were not adequate to gain analysts’ confidence. The Zacks Consensus Estimate for the quarterly core FFO per share has remained unchanged over the past two months at $1.67, which lies within the guided range and shows a decline of 2.9% year over year.

Here Is What Our Quantitative Model Predicts for CPT:Our proven model does not conclusively predict a surprise in terms of FFO per share for Camden this season. The combination of a positive Earnings ESP and a Zacks Rank #1 (Strong Buy), 2 (Buy) or 3 (Hold) increases the chances of an FFO beat, which is not the case here.

Camden currently carries a Zacks Rank of 3 and has an Earnings ESP of 0.00%. You can uncover the best stocks to buy or sell before they’re reported with our Earnings ESP Filter.

Stocks That Warrant a LookHere are two stocks from the broader REIT industry — BXP, Inc. (BXP - Free Report) and Cousins Properties (CUZ - Free Report) — you may want to consider, as our model shows that these have the right combination of elements to report a surprise this quarter.

BXP is slated to report quarterly numbers on April 28. It has an Earnings ESP of +0.17% and a Zacks Rank of 3 at present. You can see the complete list of today’s Zacks #1 Rank stocks here.

Cousins Properties, slated to release quarterly numbers on April 29, has an Earnings ESP of +0.94% and carries a Zacks Rank of 3 at present.

Note: Anything related to earnings presented in this write-up represents funds from operations (FFO) — a widely used metric to gauge the performance of REITs.

On April 30, 2026, Camden Property Trust CPT released its 8-K filing detailing first quarter 2026 results. GAAP EPS was $0.40 per diluted share, which is above the estimated EPS of $0.27. Property revenue was $388.8 million, which is above the estimated revenue of $388.05 million. The quarter included litigation-related charges that reduced FFO and a gain on the sale of an operating property that lifted GAAP EPS.

Camden Property Trust is a real estate investment trust engaged in the ownership, management, development, reposition, redevelopment, acquisition, and construction of multifamily apartment communities. It owned interests in, operated, or developing nearly 175 multifamily properties comprised of nearly 59,921 apartment homes across the United States.

Quarterly performance and operating trends GAAP EPS was $0.40, which is higher than the 1Q26 guidance midpoint of $0.24. FFO per share was $1.15, which is below the 1Q26 guidance midpoint of $1.63. Core FFO per share was $1.70, which is higher than the 1Q26 guidance midpoint of $1.66.

Management noted the unusual items influencing these comparisons.

(1) The Company's EPS and FFO included approximately $0.48 per diluted share primarily due to litigation-related charges and EPS included approximately $0.64 per diluted share mainly due to the gain on sale of an operating property.Versus the prior year, EPS increased to $0.40 from $0.36. FFO declined to $1.15 from $1.70. Core FFO declined to $1.70 from $1.72. Core AFFO declined to $1.55 from $1.58. Property revenue was $388.8 million, which is below $390.6 million a year ago.

Same-property operating metrics reflected modest demand and rent pressure. Same-property revenue increased by 0.2% year over year. Same-property expenses increased by 1.9% year over year. Same-property NOI decreased by 0.7% year over year. Sequentially, revenue increased by 0.1%. Sequentially, expenses increased by 2.1%. Sequentially, NOI decreased by 1.0%.

Occupancy was 95.1%, which is below 95.4% in 1Q25. Occupancy was also below 95.2% in 4Q25. Effective new lease rates were down 5.2% year over year. Effective renewal rates increased 2.9% year over year. The effective blended lease rate declined 1.4% year over year.

Capital allocation, balance sheet and liquidity Camden was active in both capital markets and portfolio recycling.

During the quarter, the Company issued $600 million of senior unsecured notes due 2036.The notes carry a 4.90% coupon and a 5.03% effective interest rate. The unsecured revolving credit facility maturity was extended to March 2030. Liquidity totaled approximately $881.9 million at March 31, 2026, including $40.7 million of cash and $841.2 million of availability.

Shareholder returns featured sizable repurchases.

During the quarter, Camden repurchased 2,633,030 common shares at an average price of $105.88 per share for a total of $278.8 million.Subsequent to quarter end, the company repurchased an additional 1,429,136 shares for $144.1 million, leaving $297.8 million under the authorized program.

Portfolio activity remained balanced between dispositions, acquisitions, and development. The company sold a 516-home Irving, TX community for approximately $77.0 million and recognized a gain of approximately $67.9 million. It began marketing 11 operating communities in California. Subsequent to quarter end, Camden acquired communities in the Atlanta and Orlando metros for a combined $171.3 million. Development leasing progressed at Camden Village District in Raleigh, NC, which was 72% leased as of April 29, 2026.

Regarding the class action tied to revenue management software, the filing stated:

Subsequent to quarter end, the Company entered into a binding term sheet to settle the class action litigation related to the use of a revenue management software and agreed to pay an aggregate of $53.0 million into a settlement fund which is subject to preliminary and final court approval.The company recorded this charge in the quarter and indicated it is excluded from Core FFO and Core AFFO.

Metric Q1 2026 Q1 2025 Analyst/Guidance Ref Comparison GAAP EPS (diluted) $0.40 $0.36 $0.27 (Analyst est) / $0.24 (Guidance midpoint) Above est by $0.13. Above guidance by $0.16. FFO per share $1.15 $1.70 $1.63 (Guidance midpoint) Below guidance by $0.48. Core FFO per share $1.70 $1.72 $1.66 (Guidance midpoint) Above guidance by $0.04. Core AFFO per share $1.55 $1.58 n/a Down $0.03 year over year. Property revenue $388.8M $390.6M $388.05M (Analyst est) Above est by $0.75M. Down $1.8M year over year. Same-property NOI -0.7% y/y — — Decline vs prior year. Occupancy 95.1% 95.4% 4Q25: 95.2% Down 30 bps y/y. Down 10 bps q/q. Effective new lease rate change -5.2% -3.1% 4Q25: -5.3% Weaker y/y. Slightly better q/q. Effective renewal rate change +2.9% +3.3% 4Q25: +2.8% Softer y/y. Slightly better q/q. Effective blended lease rate -1.4% -0.1% 4Q25: -1.6% Weaker y/y. Improved q/q.Why these results matter for REIT investors For apartment REITs, Core FFO and Core AFFO are key measures of recurring earnings power and dividend capacity. Core FFO of $1.70 per share was stable relative to last year and slightly above guidance, underscoring resilient cash earnings despite market headwinds. However, negative blended lease growth and higher expenses pushed same-property NOI modestly lower, signaling ongoing pressure on organic growth.

The large discrepancy between GAAP EPS and FFO stems from non-core items that affect comparability. The litigation charge lowered FFO materially, while the property sale gain lifted GAAP EPS. These items highlight why Core FFO is often the preferred lens for evaluating operations in this sector. Balance sheet actions—issuing 10-year unsecured notes and extending the revolver—support liquidity, while sizable buybacks can be accretive to per-share metrics but reduce cash and borrowing capacity.

Additional context and notable disclosures As of quarter end, liquidity stood at approximately $881.9 million, and Camden had approximately $176.6 million left to fund under its existing wholly-owned development pipeline. The company also began marketing 11 operating communities in California, continuing its capital recycling efforts. Development at Camden Village District in Raleigh, NC, progressed with 72% of homes leased, while subsequent acquisitions in the Atlanta and Orlando markets added 557 apartment homes for $171.3 million.

The litigation update indicates a pending $53.0 million settlement fund subject to court approvals. The charge was recorded in the quarter and is excluded from Core FFO and Core AFFO, which helps maintain comparability of operating performance across periods but represents a cash outlay to be managed alongside other capital priorities.

GuruFocus Valuation Check Based on GuruFocus’ proprietary GF Value, Camden Property Trust CPT appears modestly undervalued. The GF Value stands at $111.9 versus a current price of $105.02, implying the shares are 6.1% undervalued. This suggests a slight margin of safety for investors who anchor valuations to long-term intrinsic value estimates.

CPT’s GF Score is 78/100, which is above average and indicates a favorable overall investment profile when balancing growth, profitability, and financial quality. The Profitability Rank is 7/10, reflecting solid operating efficiency for a REIT. The Growth Rank is 5/10, pointing to moderate expansion prospects consistent with recent same-property trends. Financial Strength is 4/10, which signals a need to watch leverage and liquidity amid ongoing capital returns and development funding. Predictability is 1 star, indicating that earnings and cash flows may be more variable, a common trait in property cycles. The Moat Score is 5/10, implying a moderate competitive position supported by scale and diversification.

Insider Activity shows no insider transactions in the last three months, offering no additional bullish or cautionary signal from management alignment. For a deeper dive, visit the Camden Property Trust stock page on GuruFocus.

Explore the complete 8-K earnings release (here) from Camden Property Trust for further details.

This stock alert was generated using automated technology and GuruFocus financial data to provide readers with timely and accurate market reporting. This content was reviewed by GuruFocus editorial team prior to publication. Please send any questions or comments about this story to [email protected].

For the quarter ended March 2026, Camden (CPT - Free Report) reported revenue of $388.77 million, down 0.5% over the same period last year. EPS came in at $1.70, compared to $0.36 in the year-ago quarter.

The reported revenue represents a surprise of -0.48% over the Zacks Consensus Estimate of $390.66 million. With the consensus EPS estimate being $1.67, the EPS surprise was +2.1%.

While investors scrutinize revenue and earnings changes year-over-year and how they compare with Wall Street expectations to determine their next move, some key metrics always offer a more accurate picture of a company's financial health.

Since these metrics play a crucial role in driving the top- and bottom-line numbers, comparing them with the year-ago numbers and what analysts estimated about them helps investors better project a stock's price performance.

Here is how Camden performed in the just reported quarter in terms of the metrics most widely monitored and projected by Wall Street analysts:

Rental revenues: $345.7 million versus $388.49 million estimated by four analysts on average. Compared to the year-ago quarter, this number represents a -0.8% change.Non-property income- Total: $1.24 million versus $4.38 million estimated by three analysts on average.Non-property income- Interest and other income: $0.25 million versus $0.39 million estimated by three analysts on average.Net Earnings per Share (Diluted): $0.40 compared to the $0.03 average estimate based on three analysts.Non-property income- Fee and asset management: $2.14 million versus the three-analyst average estimate of $2 million.Non-property income- Income/(loss) on deferred compensation plans: $-1.16 million versus the two-analyst average estimate of $2.98 million.View all Key Company Metrics for Camden here>>>

Shares of Camden have returned +7.2% over the past month versus the Zacks S&P 500 composite's +12.2% change. The stock currently has a Zacks Rank #3 (Hold), indicating that it could perform in line with the broader market in the near term.

Camden Property Trust (CPT) Q1 2026 Earnings Call Transcript

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Camden Property Trust (NYSE: CPT) (the “Company”) announced today it will participate in the Nareit REITweek 2026 Investor Conference on Tuesday, June 2 and