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Crossmark Global Holdings Inc. decreased its holdings in Simon Property Group, Inc. (NYSE:SPG – Free Report) by 20.7% in the third quarter, according to its most recent Form 13F filing with the Securities & Exchange Commission. The firm owned 23,242 shares of the real estate investment trust’s stock after selling 6,057 shares during the quarter. Crossmark Global Holdings Inc.’s holdings in Simon Property Group were worth $4,666,000 as of its most recent filing with the Securities & Exchange Commission.

Several other large investors have also added to or reduced their stakes in SPG. Ancora Advisors LLC bought a new stake in Simon Property Group during the 2nd quarter valued at approximately $27,000. Osbon Capital Management LLC purchased a new position in shares of Simon Property Group during the 2nd quarter worth approximately $32,000. Fiduciary Financial Advisors bought a new position in shares of Simon Property Group in the 2nd quarter worth approximately $34,000. Dynamic Wealth Strategies LLC raised its position in shares of Simon Property Group by 195.8% in the 1st quarter. Dynamic Wealth Strategies LLC now owns 210 shares of the real estate investment trust’s stock worth $39,000 after acquiring an additional 139 shares in the last quarter. Finally, N.E.W. Advisory Services LLC raised its position in shares of Simon Property Group by 335.0% in the 2nd quarter. N.E.W. Advisory Services LLC now owns 174 shares of the real estate investment trust’s stock worth $39,000 after acquiring an additional 134 shares in the last quarter. Institutional investors own 93.01% of the company’s stock.

Simon Property Group Stock Down 0.1%
SPG opened at $211.85 on Friday. The firm’s 50 day simple moving average is $207.72 and its two-hundred day simple moving average is $211.24. The company has a market capitalization of $68.54 billion, a PE ratio of 14.94, a PEG ratio of 3.27 and a beta of 1.30. Simon Property Group, Inc. has a 1-year low of $172.19 and a 1-year high of $238.50. The company has a current ratio of 1.05, a quick ratio of 1.05 and a debt-to-equity ratio of 5.19.

Simon Property Group (NYSE:SPG – Get Free Report) last issued its quarterly earnings data on Monday, August 10th. The real estate investment trust reported $1.49 earnings per share (EPS) for the quarter, missing analysts’ consensus estimates of $1.64 by ($0.15). The business had revenue of $1.79 billion for the quarter, compared to the consensus estimate of $1.61 billion. Simon Property Group had a net margin of 66.56% and a return on equity of 89.32%. The company’s revenue was up 19.5% on a year-over-year basis. During the same period in the previous year, the firm earned $1.70 EPS. Simon Property Group has set its FY 2026 guidance at 13.200-13.300 EPS. As a group, equities analysts forecast that Simon Property Group, Inc. will post 13.24 EPS for the current year.
Simon Property Group Announces Dividend
The company also recently disclosed a quarterly dividend, which was paid on Wednesday, September 30th. Stockholders of record on Wednesday, September 9th were given a dividend of $2.25 per share. This represents a $9.00 annualized dividend and a dividend yield of 4.2%. The ex-dividend date was Wednesday, September 9th. Simon Property Group’s dividend payout ratio (DPR) is presently 63.47%.

Insider Activity
In other Simon Property Group news, Director Reuben Leibowitz purchased 480 shares of the business’s stock in a transaction on Wednesday, September 30th. The stock was acquired at an average price of $202.78 per share, for a total transaction of $97,334.40. Following the purchase, the director owned 56,277 shares of the company’s stock, valued at approximately $11,411,850.06. This represents a 0.86% increase in their position. The transaction was disclosed in a filing with the Securities & Exchange Commission, which is available through this link. Also, Director Stefan Selig purchased 208 shares of the business’s stock in a transaction on Wednesday, September 30th. The stock was acquired at an average price of $202.78 per share, with a total value of $42,178.24. Following the purchase, the director directly owned 34,020 shares in the company, valued at $6,898,575.60. This represents a 0.62% increase in their position. The SEC filing for this purchase provides additional information. Over the last ninety days, insiders purchased 1,668 shares of company stock worth $338,237. 8.73% of the stock is currently owned by insiders.

Wall Street Analyst Weigh In
SPG has been the subject of a number of research analyst reports. Piper Sandler lowered their target price on Simon Property Group from $285.00 to $254.00 and set an “overweight” rating for the company in a research note on Monday, October 12th. Citigroup upped their price target on Simon Property Group from $205.00 to $230.00 and gave the stock a “neutral” rating in a research note on Monday, August 17th. Mizuho increased their price objective on Simon Property Group from $211.00 to $226.00 and gave the stock a “neutral” rating in a report on Thursday, August 27th. Deutsche Bank Aktiengesellschaft lowered Simon Property Group from a “buy” rating to a “hold” rating and set a $220.00 price objective for the company. in a research report on Thursday, July 9th. Finally, Bank of America boosted their target price on shares of Simon Property Group from $225.00 to $236.00 and gave the company a “buy” rating in a report on Monday, June 29th. One investment analyst has rated the stock with a Strong Buy rating, four have assigned a Buy rating and thirteen have issued a Hold rating to the stock. According to data from MarketBeat.com, Simon Property Group presently has a consensus rating of “Hold” and a consensus price target of $224.07.

Get Our Latest Stock Report on Simon Property Group

(Free Report)

Simon Property Group, Inc is a self-administered and self-managed real estate investment trust that owns, develops, and operates premier shopping, dining, entertainment, and mixed-use destinations. Its portfolio includes regional malls, premium outlet centers, and other retail properties designed to serve both local shoppers and visitors.

The company’s properties feature a broad mix of retailers, restaurants, entertainment venues, and experiential offerings. Simon also provides property management, leasing, development, redevelopment, and marketing services associated with its real estate portfolio.

Simon Property Group was formed in 1993 through the combination of the retail real estate interests of the Simon and DeBartolo families.

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, /PRNewswire/ -- Simon®, a real estate investment trust engaged in the ownership of premier shopping, dining, entertainment and mixed-use destinations, today announced details for its third quarter earnings release and conference call. 

Simon's financial and operational results for the quarter ending September 30, 2026, will be released after the market close on November 5, 2026.  Simon will host its quarterly earnings conference call and an audio webcast on November 5 from 5:00 p.m. to 6:00 p.m. Eastern Time. 

The live webcast will be available in listen-only mode at investors.simon.com.  Interested parties can join the call by dialing:

1-844-826-3035 United States participants 1-412-317-5195 Participants outside the United States The conference ID for the call is "10212388." An audio replay will be available from approximately 9:00 p.m. Eastern Time on November 5, 2026 until 11:00 p.m. Eastern Time on November 12, 2026.  The replay can be accessed within the United States by dialing 1-844-512-2921.  Callers outside the U.S. can access the replay at 1-412-317-6671.  The replay passcode is "10212388."  The call will also be archived on investors.simon.com for approximately 90 days. 

About Simon      
Simon® is a real estate investment trust engaged in the ownership of premier shopping, dining, entertainment and mixed-use destinations (Simon Property Group, NYSE: SPG). Our properties across North America, Europe and Asia provide community gathering places for millions of people every day and generate billions in annual sales.

SOURCE Simon

Simon Property Group, Inc. (NYSE:SPG – Get Free Report) Director Randall Lewis acquired 65 shares of the firm’s stock in a transaction on Wednesday, September 30th. The shares were bought at an average cost of $202.78 per share, for a total transaction of $13,180.70. Following the completion of the acquisition, the director owned 7,083 shares of the company’s stock, valued at approximately $1,436,290.74. This represents a 0.93% increase in their ownership of the stock. The transaction was disclosed in a legal filing with the SEC, which is available at the SEC website.

SPG stock opened at $200.84 on Friday. Simon Property Group, Inc. has a 52 week low of $172.19 and a 52 week high of $238.50. The company has a quick ratio of 1.05, a current ratio of 1.05 and a debt-to-equity ratio of 5.19. The firm has a 50-day simple moving average of $215.14 and a 200-day simple moving average of $209.46. The stock has a market capitalization of $64.98 billion, a P/E ratio of 14.16, a P/E/G ratio of 3.09 and a beta of 1.30.

Simon Property Group (NYSE:SPG – Get Free Report) last issued its quarterly earnings results on Monday, August 10th. The real estate investment trust reported $1.49 earnings per share for the quarter, missing analysts’ consensus estimates of $1.64 by ($0.15). Simon Property Group had a net margin of 66.56% and a return on equity of 89.32%. The company had revenue of $1.79 billion during the quarter, compared to analysts’ expectations of $1.61 billion. During the same period in the prior year, the business posted $1.70 earnings per share. The company’s quarterly revenue was up 19.5% compared to the same quarter last year. Simon Property Group has set its FY 2026 guidance at 13.200-13.300 EPS. Equities analysts forecast that Simon Property Group, Inc. will post 13.23 earnings per share for the current fiscal year.

Simon Property Group Dividend Announcement The company also recently announced a quarterly dividend, which was paid on Wednesday, September 30th. Stockholders of record on Wednesday, September 9th were given a $2.25 dividend. This represents a $9.00 annualized dividend and a dividend yield of 4.5%. The ex-dividend date was Wednesday, September 9th. Simon Property Group’s dividend payout ratio (DPR) is 63.47%. Key Headlines Impacting Simon Property Group Here are the key news stories impacting Simon Property Group this week:

Positive Sentiment: Director Reuben Leibowitz made the largest purchase, acquiring 480 shares for approximately $97,334. Directors Daniel Smith, Gary Rodkin, Stefan Selig, Marta Stewart, Randall Lewis, Nina Jones, and Peggy Roe also purchased shares, increasing their individual holdings by roughly 0.6% to 1.1%. The broad participation may bolster investor confidence that company insiders view the stock as attractively valued. SEC insider transaction filing Neutral Sentiment: The purchases are relatively small compared with the directors’ existing holdings and Simon Property Group’s roughly $65 billion market capitalization. While multiple insider buys are encouraging, they are unlikely by themselves to materially change earnings expectations or the company’s valuation. Simon Property Group stock information Analysts Set New Price Targets Several research analysts recently commented on SPG shares. UBS Group increased their price objective on Simon Property Group from $199.00 to $222.00 and gave the company a “neutral” rating in a research note on Thursday, July 9th. Weiss Ratings raised shares of Simon Property Group from a “buy (b+)” rating to a “buy (a-)” rating in a report on Wednesday, August 12th. Mizuho raised their price target on shares of Simon Property Group from $211.00 to $226.00 and gave the stock a “neutral” rating in a research note on Thursday, August 27th. Deutsche Bank Aktiengesellschaft downgraded Simon Property Group from a “buy” rating to a “hold” rating and set a $220.00 price objective on the stock. in a research report on Thursday, July 9th. Finally, Morgan Stanley boosted their price target on shares of Simon Property Group from $205.00 to $207.00 and gave the company an “equal weight” rating in a research report on Tuesday, June 9th. Two equities research analysts have rated the stock with a Strong Buy rating, three have given a Buy rating and twelve have given a Hold rating to the stock. According to MarketBeat, Simon Property Group currently has a consensus rating of “Hold” and an average price target of $227.64.

Read Our Latest Stock Report on SPG

Institutional Inflows and Outflows Large investors have recently added to or reduced their stakes in the business. BlackRock Inc. grew its position in Simon Property Group by 1.2% in the second quarter. BlackRock Inc. now owns 37,269,192 shares of the real estate investment trust’s stock worth $8,335,255,000 after acquiring an additional 455,543 shares during the period. Wellington Management Group LLP lifted its stake in shares of Simon Property Group by 2.7% in the 2nd quarter. Wellington Management Group LLP now owns 9,390,325 shares of the real estate investment trust’s stock valued at $2,100,146,000 after purchasing an additional 242,709 shares during the last quarter. Capital World Investors grew its holdings in shares of Simon Property Group by 2.7% during the 4th quarter. Capital World Investors now owns 8,610,404 shares of the real estate investment trust’s stock worth $1,593,872,000 after purchasing an additional 226,271 shares during the period. Bank of America Corp DE grew its holdings in shares of Simon Property Group by 6.1% during the 1st quarter. Bank of America Corp DE now owns 8,503,133 shares of the real estate investment trust’s stock worth $1,586,089,000 after purchasing an additional 491,519 shares during the period. Finally, Dimensional Fund Advisors LP grew its holdings in shares of Simon Property Group by 2.3% during the 1st quarter. Dimensional Fund Advisors LP now owns 4,606,481 shares of the real estate investment trust’s stock worth $859,209,000 after purchasing an additional 105,524 shares during the period. 93.01% of the stock is currently owned by institutional investors and hedge funds.

About Simon Property Group (Get Free Report)

Simon Property Group, Inc (NYSE: SPG) is a real estate investment trust that owns, develops, and manages premier shopping, dining, entertainment, and mixed-use destinations. Its portfolio includes regional malls, premium outlet centers, and other retail properties designed to serve consumers and attract national and international retailers.

The company generates revenue primarily through leasing retail and commercial space to tenants and through related property-management and development activities.

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SummarySimon Property Group preferred stock SPG.PR.J is rated 'Strong Sell' due to negative yield-to-call and price trading above par.SPG-J's high 8.38% coupon and elevated market price make it a likely target for redemption, exposing holders to capital loss risk.The MAA-I precedent demonstrates that holding preferreds with negative YTC can result in losses upon issuer call.SPG's financials remain robust, but SPG-J's price appreciation potential is exhausted; prudent investors should exit positions at current levels.I do much more than just articles at Trade With Beta: Members get access to model portfolios, regular updates, a chat room, and more. Learn More » Andrii Yalanskyi/iStock via Getty Images

Simon Property Group (SPG) is a REIT of premier shopping, dining, entertainment, and mixed-use destinations. In this article, we will examine its 2nd quarter earnings, financial metrics, and financial instruments, especially (

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Simon Property Group, Inc. (SPG) BofA NY Global Real Estate Conference 2026 September 16, 2026 3:45 PM EDT

Company Participants

Eli Simon - President, CEO, COO & Director
Brian McDade - Executive VP & CFO
Adam Reuille - Senior VP & Chief Accounting Officer

Conference Call Participants

Samir Khanal - BofA Securities, Research Division
Jeffrey Spector - BofA Securities, Research Division

Presentation

Samir Khanal
BofA Securities, Research Division

Everybody, why don't we get started. So good afternoon. Welcome to the Simon Property Group roundtable. I'm very happy to have the Simon management team here with us today. Eli Simon CEO, Brian McDade, CFO. Let me turn it over to you, Eli, with some opening remarks.

Eli Simon
President, CEO, COO & Director

Great. Thank you. Samir. It's great to be here. I will keep this brief so we can get to your questions. Overall, leasing demand remains unabated, big picture that the operating environment remains very favorable for us. Retailer demand is strong across our platforms, across categories and across geographies. Retailers continue to prioritize physical stores and demand for our space in our portfolio remains robust. Through the first half of the year, we signed more than 2,300 leases totaling over 9.5 million square feet. Approximately 27% were new deals and our pipeline is running well ahead of last year's pace.

New deal rent per square foot is up 17% versus last year, while TAs per square foot are down 12%. Demand spans apparel, dining, entertainment and health and wellness. And what excites me most is the new and emerging brands coming to our centers from online, from Europe and from Asia. The consumer is showing up and continuing to show up at our centers. Shopper traffic is up and accelerated throughout the back-to-school period.

Retailer sales are also up alongside

One retail REIT never missed a dividend payment while the other slashed its payout during the pandemic shutdown, yet the numbers tell a story that defies what income investors typically expect when picking a Roth IRA winner.

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For a retirement account choosing between Realty Income (NYSE:O | O Price Prediction) and Simon Property Group (NYSE:SPG), the setup contradicts what income investors usually assume. That is, the retail REIT with the perfect payment record has been the weaker investment over the longer measurement windows. Realty Income trades at $59.35 as of early September 15, 2026, and is up 9.0% year to date, 3.6% over one year, 15.8% over five years, and 52.8% over 10 years. Simon trades at $204.97, up 14.5% year to date, 17.5% over one year, 58.2% over five years, and 65.1% over the past decade. So, which one is Roth ready?

What Happened to Simon’s Dividend Simon’s regular quarterly payout was $2.10 at the February 13, 2020, ex-date, then dropped to $1.30 at the July 9, 2020, ex-date when mall tenants were shuttered and rent collection collapsed. The recovery was earned back in steps: $1.40, $1.50, $1.65, then a slow climb through $1.75, $1.90, and $2.00. The regular quarterly amount did not return to $2.10 until the December 9, 2024, ex-date. It now stands at $2.25, an annualized $9.00. Simon rebuilt the payout while consolidating premium assets, including the November 2025 buyout of the remaining Taubman interest across 22 premium properties.

Realty Income’s Streak Is the Real Deal Realty Income never cut its payout. Its monthly distribution moved from $0.2325 at the January 31, 2020, ex-date to $0.2345 by December 31, 2020, and it has continued to rise in tiny steps to $0.2715 at the September 30, 2026, ex-date. The company reports 116 consecutive quarterly increases and 675 consecutive monthly dividends declared. The forward annualized payout is $3.258, and the current yield is 5.5% versus Simon at 4.3%. For an investor who spends the distributions, that reliability carries tangible value.

Where the Performance Gap Actually Sits Simon wins every measurement period the data covers. It leads on one year (17.5% vs. 3.6%), on five years (58.2% vs. 15.8%), and on 10 years (65.1% vs. 52.8%). Both are down over the past month (Realty Income off 5.5% and Simon off 6.7%). Simon backs the gap with operating momentum: Q1 2026 revenue of $1.76 billion (+19.3%), Real Estate funds from operation (FFO)/share of $3.17 (+7.5%), and raised 2026 FFO guidance to a range of $13.10 to $13.25. Realty Income also grew, with Q2 2026 revenue of $1.55 billion (+9.7%), adjusted funds from operation (AFFO)/share of $1.09, and 2026 AFFO guidance of $4.44 to $4.45, but the growth rate is lower.

Why This Matters Inside a Roth REIT distributions are largely taxed as ordinary income rather than at qualified-dividend rates, so a Roth IRA is a natural wrapper for them. Inside a Roth, the entire question collapses into total-return compounding over decades. The tax drag on Simon’s lower yield disappears, and Realty Income’s income advantage is neutralized because none of it is spent.

Verdict Simon Property Group is the better Roth holding. The 2020 cut was a consequence of a specific shock, and the recovery to $2.25 quarterly came alongside portfolio consolidation that shows up in FFO and in the stock. Realty Income remains a legitimate choice for a taxable income sleeve where the monthly check itself is the point. (The case for building a dividend ladder you never have to sell out of is one we made in a free guide available here.) In a Roth, where compounding is the only scoreboard, Simon has done the compounding, and the 10-year, five-year, and one-year numbers all say the same thing. Retirement investors setting up long-dated Roth exposure to retail real estate may prefer Simon.

Contact [email protected] for any questions or corrections.

New campaign unites Simon Malls®and Premium Outlets® under a single creative identity inspired by discovery, connection, and the enduring role of the mall in American life

, /PRNewswire/ -- Simon®, a real estate investment trust engaged in the ownership of premier shopping, dining, entertainment and mixed-use destinations, today unveiled "It's a Simon Thing," a new national brand platform built around a long-standing truth: Simon's 200+ Malls and Premium Outlets have been America's gathering places for decades. Inspired by the moments that happen every day across its properties, the campaign celebrates the real-world discovery and connection shoppers have found at the mall for generations and how consumers continue to embrace those experiences today.

Credit: Simon

Credit: Simon

Credit: Simon

"Our Malls and Premium Outlets centers are where life happens. People have grown up here, met friends, landed first jobs, celebrated milestones, and found things they didn't know they were looking for," said Lee Sterling, chief marketing officer at Simon. "Long before social networks, our destinations were places to discover what was new and connect with others.  Today, they are still America's third place - with a more dynamic retail mix than ever, discovered by the next generation of shoppers, rediscovered by their parents, and filled with new memories for both."

Building on the award-winning Meet Me @themall® campaign in 2024, which tapped into Gen Z's affinity to the mall as a place to spend time together, "It's a Simon Thing" expands that idea across generations.  Launching the brand platform is a manifesto spot set to the iconic track "Sweet Disposition" by Lost Frequencies & The Temper Trap. Through a montage of everyday experiences that happen at Simon Malls and Premium Outlets across the country, the brand film celebrates the places where people of all ages come together, explore what's new and create lasting memories.

At the heart of the platform is a simple, flexible expression: "It's a ___ Thing."  The creative system adapts across seasons, experiences and audiences, capturing the many reasons people choose Simon destinations, whether it's a "Malls Thing," an "Outlets Thing," a "Back-to-School Thing," or a "Holiday Thing." Each expression brings moments of discovery and connection to life, while reinforcing everything people love about Simon's Malls and Premium Outlets in one connected brand story. The creative approach also establishes a recognizable brand language that scales across markets and media, while giving individual properties the flexibility to reflect what makes them unique.

The campaign will launch this fall across television, cinema, digital and social channels, including Instagram, TikTok and YouTube. Influencer, creator and brand-led content will extend the campaign, bringing to life the shared memories and the unexpected finds that make Simon destinations more than places to shop. 

As one of the first major activations of the recently launched Simon Media Network™, the platform's ongoing media plan will be informed by Simon's first-party consumer intelligence and extend across its integrated marketing ecosystem, including high-impact on-center digital displays and experiential activations.

About Simon 
Simon® is a real estate investment trust engaged in the ownership of premier shopping, dining, entertainment and mixed-use destinations (Simon Property Group, NYSE: SPG). Our properties across North America, Europe and Asia provide community gathering places for millions of people every day and generate billions in annual sales.

SOURCE Simon

, /PRNewswire/ -- Simon®, a real estate investment trust engaged in the ownership of premier shopping, dining, entertainment and mixed-use destinations, announced today that its majority-owned operating partnership subsidiary, Simon Property Group, L.P. (the "Operating Partnership"), has agreed to sell:

$400 million aggregate principal amount of its 5.250% Notes due 2032; and $400 million aggregate principal amount of its 5.650% Notes due 2036. Combined, the two new issues of senior notes have a weighted average term of 7.7 years and a weighted average coupon rate of 5.450%. The offering is expected to close on September 16, 2026, subject to the satisfaction of customary closing conditions.

The Operating Partnership intends to use the net proceeds of the offering to repay all or a portion of its $750 million outstanding principal amount of 3.250% notes due 2026, and to use any remaining net proceeds for general corporate purposes, including the repayment of other unsecured indebtedness.

J.P. Morgan, Mizuho, PNC Capital Markets LLC and Wells Fargo Securities are serving as joint book-running managers of the public offering, which is being conducted under the Operating Partnership's shelf registration statement filed with the Securities and Exchange Commission (the "SEC"). Any offer of securities will be made by means of the prospectus supplement and accompanying prospectus.

When available, copies of the prospectus supplement and accompanying prospectus can be obtained by contacting: J.P. Morgan Securities LLC, c/o Broadridge Financial Solutions, 1155 Long Island Avenue, Edgewood, New York 11717, Email: [email protected] and [email protected]; Mizuho Securities USA LLC, 1271 Avenue of the Americas, New York, New York 10020, Attention: Debt Capital Markets, Telephone toll-free at (866) 271-7403; PNC Capital Markets LLC, 300 Fifth Avenue, 10th Floor, Pittsburgh, Pennsylvania 15222, Attention: Investment Operations Securities Settlement, Telephone toll-free at (855) 881-0697, Email: [email protected]; and Wells Fargo Securities, LLC, 608 2nd Avenue South, Suite 1000, Minneapolis, Minnesota 55402, Attention: WFS Customer Service, Telephone toll-free at (800) 645-3751, Email:   [email protected].

This press release shall not constitute an offer to sell or the solicitation of an offer to buy, nor shall there be any sale of, these securities in any state or other jurisdiction in which such offer, solicitation or sale would be unlawful prior to registration or qualification under the securities laws of any such state or other jurisdiction.

Forward-Looking Statements

Certain statements made in this press release may be deemed "forward-looking statements" within the meaning of the Private Securities Litigation Reform Act of 1995. Although Simon Property Group, Inc. (the "Company") believes the expectations reflected in any forward-looking statements are based on reasonable assumptions, the Company can give no assurance that its expectations will be attained, and it is possible that the Company's actual results may differ materially from those indicated by these forward-looking statements due to a variety of risks, uncertainties and other factors. Such factors include, but are not limited to: the intensely competitive market environment in the retail real estate industry and the retail industry, including e-commerce, as well as evolving consumer preferences and purchasing habits; the inability to renew leases and relet vacant space at existing properties on favorable terms; the inability to collect rent due to the bankruptcy or insolvency of tenants or otherwise; the potential loss of anchor stores or major tenants; an increase in vacant space at our properties; the loss of key management personnel; changes in economic and market conditions that may adversely affect the general retail environment, including but not limited to those caused by inflation, the impact of tariffs and global trade disruptions on us to the extent impacting our tenants, recessionary pressures, wars, escalating geopolitical tensions as a result of the war in Ukraine and the conflicts in the Middle East, and supply chain disruptions; the potential for violence, civil unrest, criminal activity or terrorist activities, or inappropriate or unacceptable behavior by visitors, at our properties; the availability of comprehensive insurance coverage; security breaches that could compromise our information technology or infrastructure; risks associated with artificial intelligence, including generative artificial intelligence technologies, and the evolving regulatory environment applicable to those technologies; changes in market rates of interest; our international activities subjecting us to risks that are different from or greater than those associated with our domestic operations, including changes in foreign exchange rates; the impact of our substantial indebtedness on our future operations, including covenants in the governing agreements that impose restrictions on us that may affect our ability to operate freely; any disruption in the financial markets that may adversely affect our ability to access capital for growth and satisfy our ongoing debt service requirements; any change in our credit rating; our continued ability to maintain our status as a REIT; changes in tax laws or regulations that result in adverse tax consequences; risks associated with the acquisition, development, redevelopment, expansion, leasing and management of properties; the inability to lease newly developed properties on favorable terms; risks relating to our joint venture properties, including guarantees of certain joint venture indebtedness; the effects of climate change; environmental liabilities; natural or other disasters; uncertainties regarding the impact of pandemics, epidemics or public health crises, and the associated governmental restrictions on our business, financial condition, results of operations, cash flow and liquidity; and general risks related to real estate investments, including the illiquidity of real estate investments.

The Company discusses these and other risks and uncertainties under the heading "Risk Factors" in its annual and quarterly periodic reports filed with the SEC. The Company may update that discussion in subsequent other periodic reports, but except as required by law, the Company undertakes no duty or obligation to update or revise these forward-looking statements, whether as a result of new information, future developments or otherwise.

About Simon

Simon® is a real estate investment trust engaged in the ownership of premier shopping, dining, entertainment and mixed-use destinations (Simon Property Group, NYSE: SPG). Our properties across North America, Europe and Asia provide community gathering places for millions of people every day and generate billions in annual sales.

SOURCE Simon

California State Teachers Retirement System boosted its holdings in Simon Property Group, Inc. (NYSE:SPG – Free Report) by 20,284.8% in the second quarter, according to the company in its most recent Form 13F filing with the Securities and Exchange Commission (SEC). The firm owned 105,279,435 shares of the real estate investment trust’s stock after purchasing an additional 104,762,975 shares during the quarter. California State Teachers Retirement System owned approximately 32.54% of Simon Property Group worth $23,545,746,000 at the end of the most recent quarter.

Several other institutional investors have also recently added to or reduced their stakes in SPG. Stance Capital LLC acquired a new stake in shares of Simon Property Group during the third quarter worth $26,000. Ancora Advisors LLC acquired a new position in shares of Simon Property Group in the 2nd quarter valued at about $27,000. Wilkerson Advisory Group LLC bought a new stake in shares of Simon Property Group during the 4th quarter valued at about $29,000. Osbon Capital Management LLC bought a new stake in shares of Simon Property Group during the 2nd quarter valued at about $32,000. Finally, SHP Wealth Management acquired a new stake in Simon Property Group during the fourth quarter worth about $34,000. Institutional investors own 93.01% of the company’s stock.

Insider Buying and Selling at Simon Property Group In related news, Director Glyn Aeppel bought 243 shares of the firm’s stock in a transaction that occurred on Tuesday, June 30th. The stock was purchased at an average price of $223.36 per share, for a total transaction of $54,276.48. Following the transaction, the director directly owned 21,067 shares of the company’s stock, valued at approximately $4,705,525.12. This represents a 1.17% increase in their position. The transaction was disclosed in a document filed with the Securities & Exchange Commission, which is available through this hyperlink. Also, Director Daniel Smith bought 372 shares of the stock in a transaction on Tuesday, June 30th. The shares were bought at an average cost of $223.31 per share, for a total transaction of $83,071.32. Following the purchase, the director owned 34,480 shares in the company, valued at $7,699,728.80. This trade represents a 1.09% increase in their position. The SEC filing for this purchase provides additional information. Over the last quarter, insiders purchased 2,387 shares of company stock valued at $533,056. 8.73% of the stock is currently owned by insiders.

Wall Street Analyst Weigh In A number of brokerages have commented on SPG. Jefferies Financial Group upgraded Simon Property Group to a “strong-buy” rating in a research note on Friday, June 26th. JPMorgan Chase & Co. raised their price target on Simon Property Group from $210.00 to $217.00 and gave the stock a “neutral” rating in a report on Monday, June 1st. UBS Group boosted their price objective on Simon Property Group from $199.00 to $222.00 and gave the company a “neutral” rating in a research report on Thursday, July 9th. Bank of America upped their price objective on Simon Property Group from $225.00 to $236.00 and gave the stock a “buy” rating in a research note on Monday, June 29th. Finally, Morgan Stanley increased their target price on Simon Property Group from $205.00 to $207.00 and gave the stock an “equal weight” rating in a research report on Tuesday, June 9th. Two equities research analysts have rated the stock with a Strong Buy rating, three have given a Buy rating and twelve have issued a Hold rating to the company’s stock. According to data from MarketBeat, the company currently has an average rating of “Hold” and an average target price of $228.14. Check Out Our Latest Research Report on SPG

Simon Property Group Stock Performance Shares of NYSE SPG opened at $209.49 on Tuesday. The company has a current ratio of 1.05, a quick ratio of 1.05 and a debt-to-equity ratio of 5.19. The stock has a 50 day simple moving average of $222.17 and a 200-day simple moving average of $208.60. The company has a market cap of $67.78 billion, a PE ratio of 14.77, a P/E/G ratio of 3.16 and a beta of 1.28. Simon Property Group, Inc. has a 12-month low of $172.19 and a 12-month high of $238.50.

Simon Property Group (NYSE:SPG – Get Free Report) last posted its earnings results on Monday, August 10th. The real estate investment trust reported $1.49 EPS for the quarter, missing the consensus estimate of $1.64 by ($0.15). The business had revenue of $1.79 billion during the quarter, compared to analyst estimates of $1.61 billion. Simon Property Group had a net margin of 66.56% and a return on equity of 89.32%. The firm’s revenue was up 19.5% compared to the same quarter last year. During the same quarter in the prior year, the business earned $1.70 earnings per share. Simon Property Group has set its FY 2026 guidance at 13.200-13.300 EPS. On average, equities research analysts forecast that Simon Property Group, Inc. will post 13.2 EPS for the current year.

Simon Property Group Dividend Announcement The business also recently disclosed a quarterly dividend, which will be paid on Wednesday, September 30th. Investors of record on Wednesday, September 9th will be paid a dividend of $2.25 per share. This represents a $9.00 dividend on an annualized basis and a dividend yield of 4.3%. The ex-dividend date is Wednesday, September 9th. Simon Property Group’s payout ratio is currently 63.47%.

Simon Property Group Profile (Free Report)

Simon Property Group, Inc (NYSE: SPG) is a publicly traded real estate investment trust (REIT) that owns, develops and manages retail real estate properties. Its core business activities include acquisition, development, leasing and property management of regional malls, outlet centers and mixed‑use retail destinations. The company operates retail brands that include high‑profile regional shopping centers and the Premium Outlets platform, and it provides services such as tenant leasing, marketing, property operations and capital projects to optimize asset performance.

Simon’s portfolio spans a broad mix of enclosed malls, open‑air centers, outlet properties and mixed‑use developments, and the company pursues redevelopment and repositioning to adapt properties to changing consumer and retail trends.

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Adelante Capital Management LLC decreased its stake in shares of Simon Property Group, Inc. (NYSE:SPG – Free Report) by 7.2% in the 2nd quarter, according to its most recent Form 13F filing with the SEC. The fund owned 417,092 shares of the real estate investment trust’s stock after selling 32,241 shares during the period. Simon Property Group accounts for 6.1% of Adelante Capital Management LLC’s portfolio, making the stock its 4th largest position. Adelante Capital Management LLC owned about 0.13% of Simon Property Group worth $93,282,000 as of its most recent filing with the SEC.

A number of other large investors also recently bought and sold shares of the stock. Corient Private Wealth LP lifted its holdings in shares of Simon Property Group by 74.0% during the 2nd quarter. Corient Private Wealth LP now owns 92,273 shares of the real estate investment trust’s stock valued at $20,636,000 after acquiring an additional 39,245 shares in the last quarter. Ausdal Financial Partners Inc. increased its holdings in Simon Property Group by 6.4% in the 2nd quarter. Ausdal Financial Partners Inc. now owns 1,379 shares of the real estate investment trust’s stock valued at $308,000 after purchasing an additional 83 shares in the last quarter. Magnolia Capital Advisors LLC purchased a new position in Simon Property Group in the second quarter valued at about $629,000. Caisse de depot et placement du Quebec acquired a new position in shares of Simon Property Group during the second quarter worth about $143,948,000. Finally, Gallagher Fiduciary Advisors LLC purchased a new stake in shares of Simon Property Group in the second quarter worth about $448,000. Hedge funds and other institutional investors own 93.01% of the company’s stock.

Simon Property Group Stock Down 0.9% SPG stock opened at $217.12 on Thursday. The stock has a market cap of $70.25 billion, a PE ratio of 15.31, a price-to-earnings-growth ratio of 2.73 and a beta of 1.30. The firm’s 50-day simple moving average is $223.39 and its 200 day simple moving average is $207.76. Simon Property Group, Inc. has a fifty-two week low of $172.19 and a fifty-two week high of $238.50. The company has a quick ratio of 1.05, a current ratio of 1.05 and a debt-to-equity ratio of 5.19.

Simon Property Group (NYSE:SPG – Get Free Report) last announced its earnings results on Monday, August 10th. The real estate investment trust reported $1.49 earnings per share for the quarter, missing the consensus estimate of $1.64 by ($0.15). The business had revenue of $1.79 billion for the quarter, compared to the consensus estimate of $1.61 billion. Simon Property Group had a net margin of 66.56% and a return on equity of 89.32%. The firm’s revenue was up 19.5% on a year-over-year basis. During the same period in the previous year, the firm earned $1.70 EPS. Simon Property Group has set its FY 2026 guidance at 13.200-13.300 EPS. As a group, sell-side analysts predict that Simon Property Group, Inc. will post 13.2 EPS for the current year. Simon Property Group Dividend Announcement The business also recently declared a quarterly dividend, which will be paid on Wednesday, September 30th. Investors of record on Wednesday, September 9th will be given a $2.25 dividend. The ex-dividend date is Wednesday, September 9th. This represents a $9.00 dividend on an annualized basis and a dividend yield of 4.1%. Simon Property Group’s dividend payout ratio (DPR) is 63.47%.

Analyst Ratings Changes A number of equities analysts have weighed in on SPG shares. Truist Financial upped their price target on Simon Property Group from $196.00 to $215.00 and gave the stock a “hold” rating in a report on Tuesday, June 23rd. Morgan Stanley boosted their target price on shares of Simon Property Group from $205.00 to $207.00 and gave the stock an “equal weight” rating in a research report on Tuesday, June 9th. Weiss Ratings raised shares of Simon Property Group from a “buy (b+)” rating to a “buy (a-)” rating in a report on Wednesday, August 12th. LADENBURG THALM/SH SH lifted their price target on shares of Simon Property Group from $250.00 to $275.00 and gave the stock a “buy” rating in a research note on Tuesday, August 11th. Finally, Evercore set a $215.00 price objective on shares of Simon Property Group in a research report on Tuesday, July 7th. Two investment analysts have rated the stock with a Strong Buy rating, four have issued a Buy rating and eleven have assigned a Hold rating to the company’s stock. According to MarketBeat, the company currently has a consensus rating of “Hold” and a consensus target price of $223.00.

Read Our Latest Analysis on SPG

Insider Activity at Simon Property Group In other news, Director Gary M. Rodkin purchased 256 shares of Simon Property Group stock in a transaction that occurred on Tuesday, June 30th. The stock was acquired at an average price of $223.34 per share, for a total transaction of $57,175.04. Following the transaction, the director owned 21,016 shares in the company, valued at $4,693,713.44. The trade was a 1.23% increase in their ownership of the stock. The purchase was disclosed in a legal filing with the SEC, which is available at this link. Also, Director Glyn Aeppel bought 243 shares of the firm’s stock in a transaction dated Tuesday, June 30th. The stock was acquired at an average cost of $223.36 per share, with a total value of $54,276.48. Following the transaction, the director owned 21,067 shares of the company’s stock, valued at $4,705,525.12. This trade represents a 1.17% increase in their ownership of the stock. The SEC filing for this purchase provides additional information. In the last ninety days, insiders bought 2,387 shares of company stock valued at $533,056. Corporate insiders own 8.73% of the company’s stock.

Simon Property Group Company Profile (Free Report)

Simon Property Group, Inc (NYSE: SPG) is a publicly traded real estate investment trust (REIT) that owns, develops and manages retail real estate properties. Its core business activities include acquisition, development, leasing and property management of regional malls, outlet centers and mixed‑use retail destinations. The company operates retail brands that include high‑profile regional shopping centers and the Premium Outlets platform, and it provides services such as tenant leasing, marketing, property operations and capital projects to optimize asset performance.

Simon’s portfolio spans a broad mix of enclosed malls, open‑air centers, outlet properties and mixed‑use developments, and the company pursues redevelopment and repositioning to adapt properties to changing consumer and retail trends.

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Key Takeaways Simon Property Group launched a commerce media platform spanning more than 200 destinations.The network combines first-party data, digital displays and other channels with flexible campaign targeting.Simon Property Group will offer verified insights and closed-loop attribution to measure ad returns. Simon Property Group (SPG - Free Report) has launched Simon Media Network, a new commerce media platform designed to help brands reach high-intent consumers across its portfolio of more than 200 shopping, dining, entertainment and mixed-use destinations. The platform combines Simon’s physical properties, first-party consumer intelligence and marketing capabilities to connect advertisers with consumers where they already shop and spend time.

The initiative gives Simon a differentiated position in the fast-growing retail media market. Unlike traditional retail media networks that are largely based on transactions from a single retailer, Simon can draw insights from consumer activity across a broader ecosystem of stores, restaurants, entertainment venues and lifestyle experiences. Its properties generate billions of visits globally and more than $100 billion in commerce, giving the company a sizable pool of real-world behavioral data.

Advertisers will be able to run campaigns across Simon’s digital displays, experiential activations, ShopSimon.com, the Simon+ loyalty program, social and digital channels, as well as off-platform media. Campaigns can also be targeted nationally, regionally, by market or at individual properties, giving brands flexibility in how they deploy advertising budgets.

A key selling point is measurement. Simon says the network will use its first-party consumer intelligence to provide verified insights on visitation, transactions and engagement, while offering closed-loop attribution to help advertisers measure incremental return on advertising spend. This could make Simon’s physical traffic and consumer data more valuable by converting them into a measurable advertising product rather than relying solely on traditional mall-based revenues.

OutlookFor SPG, the launch is strategically positive. Simon Media Network creates an additional monetization opportunity from an asset base it already owns. If advertiser adoption scales, it could add a higher-margin, less capital-intensive revenue stream, deepen relationships with retailers and brands, and improve the economics of Simon’s properties beyond rent and occupancy-related income.

Over the past three months, shares of this Zacks Rank #3 (Hold) company have gained 3.9% compared with the industry’s growth of 0.5%.

Image Source: Zacks Investment Research

Stocks to ConsiderSome better-ranked stocks from the broader REIT sector are American Tower (AMT - Free Report) and Lamar Advertising (LAMR - Free Report) , each carrying a Zacks Rank #2 (Buy) at present. You can see the complete list of today’s Zacks #1 Rank (Strong Buy) stocks here.

The Zacks Consensus Estimate for AMT’s 2026 FFO per share has been revised upward marginally to $11.07 over the past week.

The consensus estimate for LAMR’s 2026 FFO per share has been revised up 1.4% over the past month to $8.93.

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.

Advisors Capital Management LLC acquired a new stake in Simon Property Group, Inc. (NYSE:SPG – Free Report) during the 2nd quarter, according to its most recent filing with the Securities and Exchange Commission (SEC). The firm acquired 4,201 shares of the real estate investment trust’s stock, valued at approximately $940,000.

Other hedge funds have also recently added to or reduced their stakes in the company. Brighton Jones LLC purchased a new stake in Simon Property Group in the fourth quarter valued at $295,000. Marshall Wace LLP grew its holdings in Simon Property Group by 316.2% in the second quarter. Marshall Wace LLP now owns 19,787 shares of the real estate investment trust’s stock valued at $3,181,000 after purchasing an additional 15,033 shares during the last quarter. Jump Financial LLC raised its position in Simon Property Group by 80.1% during the second quarter. Jump Financial LLC now owns 16,881 shares of the real estate investment trust’s stock worth $2,714,000 after acquiring an additional 7,506 shares during the last quarter. Cerity Partners LLC increased its stake in shares of Simon Property Group by 1.7% during the 2nd quarter. Cerity Partners LLC now owns 35,740 shares of the real estate investment trust’s stock worth $5,745,000 after purchasing an additional 598 shares in the last quarter. Finally, NewEdge Advisors LLC boosted its stake in shares of Simon Property Group by 13.4% during the second quarter. NewEdge Advisors LLC now owns 28,444 shares of the real estate investment trust’s stock valued at $4,573,000 after acquiring an additional 3,372 shares during the last quarter. Institutional investors and hedge funds own 93.01% of the company’s stock.

Wall Street Analyst Weigh In A number of analysts recently commented on the company. Citigroup lifted their price objective on Simon Property Group from $205.00 to $230.00 and gave the stock a “neutral” rating in a research report on Monday. Deutsche Bank Aktiengesellschaft downgraded Simon Property Group from a “buy” rating to a “hold” rating and set a $220.00 price target for the company. in a report on Thursday, July 9th. Scotiabank increased their price target on Simon Property Group from $220.00 to $222.00 and gave the stock a “sector perform” rating in a research note on Thursday. Wolfe Research cut shares of Simon Property Group from an “outperform” rating to a “peer perform” rating in a research report on Tuesday, June 30th. Finally, UBS Group lifted their price target on shares of Simon Property Group from $199.00 to $222.00 and gave the company a “neutral” rating in a report on Thursday, July 9th. Two analysts have rated the stock with a Strong Buy rating, four have given a Buy rating and eleven have issued a Hold rating to the company’s stock. According to data from MarketBeat.com, the stock has a consensus rating of “Hold” and an average target price of $223.00.

Read Our Latest Report on SPG Simon Property Group Stock Down 0.6% Shares of NYSE:SPG opened at $218.52 on Friday. The stock has a market capitalization of $70.70 billion, a price-to-earnings ratio of 15.41, a price-to-earnings-growth ratio of 2.74 and a beta of 1.30. Simon Property Group, Inc. has a 1-year low of $172.19 and a 1-year high of $238.50. The company’s fifty day moving average is $223.06 and its two-hundred day moving average is $207.13. The company has a debt-to-equity ratio of 5.19, a quick ratio of 1.05 and a current ratio of 1.05.

Simon Property Group (NYSE:SPG – Get Free Report) last issued its quarterly earnings results on Monday, August 10th. The real estate investment trust reported $1.49 EPS for the quarter, missing analysts’ consensus estimates of $1.64 by ($0.15). Simon Property Group had a net margin of 66.56% and a return on equity of 89.32%. The business had revenue of $1.79 billion for the quarter, compared to analyst estimates of $1.61 billion. During the same period last year, the business posted $1.70 earnings per share. Simon Property Group’s revenue for the quarter was up 19.5% on a year-over-year basis. Simon Property Group has set its FY 2026 guidance at 13.200-13.300 EPS. Equities analysts anticipate that Simon Property Group, Inc. will post 13.2 EPS for the current year.

Simon Property Group Dividend Announcement The company also recently announced a quarterly dividend, which will be paid on Wednesday, September 30th. Investors of record on Wednesday, September 9th will be paid a dividend of $2.25 per share. The ex-dividend date of this dividend is Wednesday, September 9th. This represents a $9.00 annualized dividend and a yield of 4.1%. Simon Property Group’s dividend payout ratio (DPR) is currently 63.47%.

Insider Buying and Selling at Simon Property Group In related news, Director Daniel C. Smith purchased 372 shares of the company’s stock in a transaction dated Tuesday, June 30th. The shares were acquired at an average cost of $223.31 per share, with a total value of $83,071.32. Following the completion of the purchase, the director owned 34,480 shares of the company’s stock, valued at $7,699,728.80. The trade was a 1.09% increase in their position. The acquisition was disclosed in a document filed with the Securities & Exchange Commission, which can be accessed through this hyperlink. Also, Director Reuben S. Leibowitz purchased 508 shares of the business’s stock in a transaction dated Tuesday, June 30th. The shares were purchased at an average cost of $223.38 per share, with a total value of $113,477.04. Following the completion of the purchase, the director directly owned 55,797 shares in the company, valued at approximately $12,463,933.86. This represents a 0.92% increase in their ownership of the stock. Additional details regarding this purchase are available in the official SEC disclosure. Over the last three months, insiders have purchased 2,387 shares of company stock valued at $533,056. Corporate insiders own 8.73% of the company’s stock.

Simon Property Group Profile (Free Report)

Simon Property Group, Inc (NYSE: SPG) is a publicly traded real estate investment trust (REIT) that owns, develops and manages retail real estate properties. Its core business activities include acquisition, development, leasing and property management of regional malls, outlet centers and mixed‑use retail destinations. The company operates retail brands that include high‑profile regional shopping centers and the Premium Outlets platform, and it provides services such as tenant leasing, marketing, property operations and capital projects to optimize asset performance.

Simon’s portfolio spans a broad mix of enclosed malls, open‑air centers, outlet properties and mixed‑use developments, and the company pursues redevelopment and repositioning to adapt properties to changing consumer and retail trends.

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Bruni J V & Co. Co. acquired a new position in shares of Simon Property Group, Inc. (NYSE:SPG – Free Report) in the 2nd quarter, according to its most recent Form 13F filing with the Securities and Exchange Commission. The fund acquired 24,746 shares of the real estate investment trust’s stock, valued at approximately $5,534,443,000. Simon Property Group comprises 0.5% of Bruni J V & Co. Co.’s investment portfolio, making the stock its 29th biggest holding.

A number of other large investors also recently added to or reduced their stakes in the business. Stance Capital LLC bought a new position in shares of Simon Property Group in the 3rd quarter valued at about $26,000. Wilkerson Advisory Group LLC bought a new stake in shares of Simon Property Group during the fourth quarter worth approximately $29,000. N.E.W. Advisory Services LLC lifted its holdings in Simon Property Group by 335.0% in the second quarter. N.E.W. Advisory Services LLC now owns 174 shares of the real estate investment trust’s stock valued at $39,000 after buying an additional 134 shares during the period. WPG Advisers LLC lifted its holdings in Simon Property Group by 40.3% in the second quarter. WPG Advisers LLC now owns 181 shares of the real estate investment trust’s stock valued at $40,000 after buying an additional 52 shares during the period. Finally, SHP Wealth Management bought a new position in Simon Property Group in the fourth quarter valued at approximately $34,000. 93.01% of the stock is currently owned by institutional investors and hedge funds.

Simon Property Group Stock Down 0.3% Shares of NYSE:SPG opened at $221.07 on Wednesday. The company has a 50 day moving average price of $222.76 and a two-hundred day moving average price of $206.61. The company has a debt-to-equity ratio of 5.19, a quick ratio of 1.05 and a current ratio of 1.05. The company has a market capitalization of $71.53 billion, a PE ratio of 15.59, a PEG ratio of 2.74 and a beta of 1.30. Simon Property Group, Inc. has a 52 week low of $172.09 and a 52 week high of $238.50.

Simon Property Group (NYSE:SPG – Get Free Report) last announced its quarterly earnings results on Monday, August 10th. The real estate investment trust reported $1.49 earnings per share (EPS) for the quarter, missing the consensus estimate of $1.64 by ($0.15). Simon Property Group had a net margin of 66.56% and a return on equity of 89.32%. The firm had revenue of $1.79 billion during the quarter, compared to analyst estimates of $1.61 billion. During the same period last year, the firm earned $1.70 EPS. Simon Property Group’s quarterly revenue was up 19.5% on a year-over-year basis. Simon Property Group has set its FY 2026 guidance at 13.200-13.300 EPS. Analysts forecast that Simon Property Group, Inc. will post 13.2 earnings per share for the current year. Simon Property Group Announces Dividend The firm also recently announced a quarterly dividend, which will be paid on Wednesday, September 30th. Shareholders of record on Wednesday, September 9th will be issued a dividend of $2.25 per share. The ex-dividend date is Wednesday, September 9th. This represents a $9.00 annualized dividend and a yield of 4.1%. Simon Property Group’s payout ratio is currently 63.47%.

Wall Street Analyst Weigh In A number of analysts have commented on SPG shares. Jefferies Financial Group raised shares of Simon Property Group to a “strong-buy” rating in a report on Friday, June 26th. Evercore set a $215.00 price target on Simon Property Group in a research note on Tuesday, July 7th. Scotiabank raised their price target on Simon Property Group from $206.00 to $220.00 and gave the stock a “sector perform” rating in a research report on Thursday, June 18th. Piper Sandler lifted their price objective on Simon Property Group from $230.00 to $285.00 and gave the stock an “overweight” rating in a research note on Tuesday, July 21st. Finally, JPMorgan Chase & Co. increased their target price on Simon Property Group from $210.00 to $217.00 and gave the company a “neutral” rating in a research note on Monday, June 1st. Two research analysts have rated the stock with a Strong Buy rating, four have given a Buy rating and eleven have assigned a Hold rating to the company. According to MarketBeat, Simon Property Group presently has an average rating of “Hold” and a consensus price target of $222.87.

View Our Latest Analysis on Simon Property Group

Insider Transactions at Simon Property Group In other Simon Property Group news, Director Larry C. Glasscock purchased 397 shares of the company’s stock in a transaction dated Tuesday, June 30th. The shares were bought at an average price of $223.38 per share, with a total value of $88,681.86. Following the completion of the transaction, the director directly owned 45,902 shares in the company, valued at $10,253,588.76. This trade represents a 0.87% increase in their position. The purchase was disclosed in a legal filing with the Securities & Exchange Commission, which can be accessed through this hyperlink. Also, Director Reuben S. Leibowitz acquired 508 shares of the business’s stock in a transaction dated Tuesday, June 30th. The shares were acquired at an average price of $223.38 per share, for a total transaction of $113,477.04. Following the acquisition, the director directly owned 55,797 shares in the company, valued at $12,463,933.86. This represents a 0.92% increase in their ownership of the stock. Additional details regarding this purchase are available in the official SEC disclosure. In the last quarter, insiders acquired 2,387 shares of company stock valued at $533,056. Insiders own 8.73% of the company’s stock.

Simon Property Group Profile (Free Report)

Simon Property Group, Inc (NYSE: SPG) is a publicly traded real estate investment trust (REIT) that owns, develops and manages retail real estate properties. Its core business activities include acquisition, development, leasing and property management of regional malls, outlet centers and mixed‑use retail destinations. The company operates retail brands that include high‑profile regional shopping centers and the Premium Outlets platform, and it provides services such as tenant leasing, marketing, property operations and capital projects to optimize asset performance.

Simon’s portfolio spans a broad mix of enclosed malls, open‑air centers, outlet properties and mixed‑use developments, and the company pursues redevelopment and repositioning to adapt properties to changing consumer and retail trends.

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Simon Property Group is downgraded to Hold as the stock now reflects fair value, balancing risk and reward. SPG continues to post strong results: Q2 revenue up 19.3%, occupancy at 96%, and FFO per share guidance raised. The company maintains a robust balance sheet, with net debt/EBITDA below 5.0x, $1.02B in cash, and a 4.10% dividend yield.

HomeEarnings AnalysisReal Estate Analysis

SummarySimon Property Group (SPG) remains a strong buy for defensive positioning as market risks rise and the bull market matures. SPG offers resilience through scale, diversification, high debt ratings, and opportunistic acquisitions, making it attractive for long-term investors. The recent dividend increase to $2.25 per share, up ~4% year-over-year, underscores SPG’s financial strength. Despite a current hold rating from Seeking Alpha’s quant system, SPG’s management quality supports superior long-term total returns. For me, this is a core holding I do not intend to sell. This idea was discussed in more depth with members of my private investing community, Oil & Gas Value Research. Learn More » jetcityimage/iStock Editorial via Getty Images

The last article I wrote mentioned that Simon Property Group (SPG) was the place to be when the going got tough. Unfortunately for the market and investors, that "tough going" part is getting closer to reality. So, I

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Analyst’s Disclosure: I/we have a beneficial long position in the shares of SPG either through stock ownership, options, or other derivatives. I wrote this article myself, and it expresses my own opinions. I am not receiving compensation for it (other than from Seeking Alpha). I have no business relationship with any company whose stock is mentioned in this article.

Disclaimer: I am not an investment advisor, and this article is not meant to be a recommendation for the purchase or sale of stock. Investors are advised to review all company documents and press releases to see if the company fits its own investment qualifications.

Seeking Alpha's Disclosure: Past performance is no guarantee of future results. No recommendation or advice is being given as to whether any investment is suitable for a particular investor. Any views or opinions expressed above may not reflect those of Seeking Alpha as a whole. Seeking Alpha is not a licensed securities dealer, broker or US investment adviser or investment bank. Our analysts are third party authors that include both professional investors and individual investors who may not be licensed or certified by any institute or regulatory body.

Simon Property Group, Inc. (SPG) Q2 2026 Earnings Call Transcript

Simon Property (SPG - Free Report) reported $1.79 billion in revenue for the quarter ended June 2026, representing a year-over-year increase of 19.5%. EPS of $3.29 for the same period compares to $1.70 a year ago.

The reported revenue represents a surprise of +4.49% over the Zacks Consensus Estimate of $1.71 billion. With the consensus EPS estimate being $3.18, the EPS surprise was +3.46%.

While investors closely watch year-over-year changes in headline numbers -- revenue and earnings -- and how they compare to Wall Street expectations to determine their next course of action, some key metrics always provide a better insight into a company's underlying performance.

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 Simon Property performed in the just reported quarter in terms of the metrics most widely monitored and projected by Wall Street analysts:

U.S. Malls and Premium Outlets - Occupancy - Total Portfolio: 96% compared to the 96% average estimate based on two analysts.Revenue- Management fees and other revenues: $40.83 million versus $39.62 million estimated by four analysts on average. Compared to the year-ago quarter, this number represents a +7.7% change.Revenue- Other income: $90.06 million versus $74.19 million estimated by two analysts on average. Compared to the year-ago quarter, this number represents a +11.1% change.Revenue- Lease income: $1.66 billion compared to the $1.6 billion average estimate based on two analysts. The reported number represents a change of +20.3% year over year.Net Earnings Per Share (Diluted): $1.49 versus $1.49 estimated by three analysts on average.View all Key Company Metrics for Simon Property here>>>

Shares of Simon Property have returned +1.9% over the past month versus the Zacks S&P 500 composite's +3.4% 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.

Simon Property Group Inc (SPG) released its 8-K filing for the second quarter of 2026 on August 10, 2026, showcasing a healthy uptick in its earnings and funds

, /PRNewswire/ -- Simon®, a real estate investment trust engaged in the ownership of premier shopping, dining, entertainment and mixed-use destinations, today reported results for the quarter ended June 30, 2026.

"We delivered excellent financial and operational results this quarter," said Eli Simon, Chief Executive Officer, President and Chief Operating Officer.  "Real Estate FFO per share grew 7.9% year-over-year, supported by consistent broad-based leasing demand, accelerated traffic increases, strong retailer sales growth, and the contribution from acquisitions completed over the past year.  Today, we are once again increasing our guidance for full-year 2026 Real Estate FFO per share."  

Results for the Quarter

Net income attributable to common stockholders was $483.1 million, or $1.49 per diluted share, as compared to $556.1 million, or $1.70 per diluted share in 2025.  Net income for the second quarter of 2025 included a non-cash after-tax gain of $0.21 per diluted share from investment activity. Real Estate Funds From Operations ("Real Estate FFO") was $1.249 billion, or $3.29 per diluted share as compared to $1.154 billion, or $3.05 per diluted share in the prior year, an increase of 7.9%. Funds From Operations ("FFO") was $1.185 billion, or $3.12 per diluted share as compared to $1.189 billion, or $3.15 per diluted share in the prior year, inclusive of the $0.21 per diluted share non-cash after-tax gain in the prior year period. Domestic property Net Operating Income ("NOI") increased 8.5% and portfolio NOI increased 8.3% compared to the prior year period.  Results for the Six Months

Net income attributable to common stockholders was $962.7 million, or $2.97 per diluted share, as compared to $969.8 million, or $2.97 per diluted share in 2025. Real Estate FFO was $2.457 billion, or $6.46 per diluted share as compared to $2.268 billion, or $6.01 per diluted share in the prior year, an increase of 7.5%. FFO was $2.293 billion, or $6.03 per diluted share as compared to $2.194 billion, or $5.82 per diluted share in the prior year.  Domestic property NOI increased 7.6% and portfolio NOI increased 7.5% compared to the prior year period.  U.S. Malls and Premium Outlets Operating Statistics

Occupancy at June 30, 2026 was 96.0%, unchanged from June 30, 2025. Base minimum rent per square foot was $62.42 at June 30, 2026, compared to $58.70 at June 30, 2025, an increase of 6.3%.  Reported retailer sales per square foot was $838 for the trailing 12 months ended June 30, 2026, compared to $736 at June 30, 2025, an increase of 13.9%. Dividends
Today, Simon's Board of Directors declared a quarterly common stock dividend of $2.25 for the third quarter of 2026.  This is an increase of $0.10, or 4.7% year-over-year.  The dividend will be payable on September 30, 2026 to shareholders of record on September 9, 2026. 

Simon's Board of Directors declared the quarterly dividend on its 8 3/8% Series J Cumulative Redeemable Preferred Stock (NYSE: SPGPrJ) of $1.046875 per share, payable on September 30, 2026 to shareholders of record on September 16, 2026. 

Common Stock Repurchase Program
During the quarter ended June 30, 2026, the Company repurchased 793,077 shares of its common stock and 237,618 limited partnership units at an average price of $205.10 per share/unit, for a total investment of $211.4 million.

Capital Markets and Balance Sheet Liquidity
During the quarter, the Company completed 8 secured loan transactions totaling approximately $1.4 billion (U.S. dollar equivalent).  The weighted average interest rate on these loans was 5.36%.

The Company completed a Euro senior notes offering totaling €500 million with a 3.65% coupon rate and term of 5 years.  Proceeds were used for general corporate purposes.

Additionally, the Company closed a $460 million 5-year term loan priced at SOFR +0.70%.  Proceeds were used to repay the $460 million draw under the Company's $5 billion revolving credit facility. 

As of June 30, 2026, Simon had approximately $9.3 billion of liquidity consisting of $1.7 billion of cash on hand, including its share of joint venture cash, and $7.6 billion of available capacity, net of outstanding commercial paper, under its $8.5 billion of total revolving credit facilities.

2026 Guidance
The Company's estimates for net income attributable to common stockholders per diluted share and Real Estate FFO per diluted share for the year ending December 31, 2026 are included in the table below and are reconciled in the Company's supplemental information.  The Company is increasing its outlook for full year 2026 Real Estate FFO per diluted share to $13.20 to $13.30, an increase of $0.08 per diluted share at the midpoint. 

Current

Previous

Low End

High End

Low End

High End

Estimated net income attributable to

common stockholders per diluted share

$6.47

$7.47

$6.61

$6.76

Estimated Real Estate FFO per share

$13.20

$13.30

$13.10

$13.25

Conference Call
Simon will hold a conference call to discuss the quarterly financial results today from 5:00 p.m. to 6:00 p.m. Eastern Daylight Time, Monday, August 10, 2026.  A live webcast of the conference call will be accessible in listen-only mode at investors.simon.com.  An audio replay of the conference call will be available until August 17, 2026.  To access the audio replay, dial 1-844-512-2921 (international +1-412-317-6671) passcode 13761320. 

Supplemental Materials and Website
Supplemental information on our second quarter 2026 performance is available at investors.simon.com. This information has also been furnished to the SEC in a current report on Form 8-K.

We routinely post important information online on our investor relations website, investors.simon.com. We use this website, press releases, SEC filings, quarterly conference calls, presentations and webcasts to disclose material, non-public information in accordance with Regulation FD. We encourage members of the investment community to monitor these distribution channels for material disclosures.  Any information accessed through our website is not incorporated by reference into, and is not a part of, this document.

Non-GAAP Financial Measures
This press release includes FFO, FFO per share, Real Estate FFO, Real Estate FFO per share and domestic and portfolio NOI growth which are financial performance measures not defined by generally accepted accounting principles in the United States ("GAAP"). Real Estate FFO is FFO of the operating partnership less other platform investments and loss (gain) due to disposal, exchange, or revaluation of equity interests, in each case, net of tax; and unrealized losses (gains) in fair value of publicly traded equity instruments and derivative instrument, net.  Reconciliations of these non-GAAP financial measures to the most directly comparable GAAP measures are included in Simon's supplemental information for the quarter.  FFO and NOI growth are financial performance measures widely used in the REIT industry. Our definitions of these non-GAAP measures may not be the same as similar measures reported by other REITs.

Forward-Looking Statements
Certain statements made in this press release may be deemed "forward-looking statements" within the meaning of the Private Securities Litigation Reform Act of 1995. Although Simon believes the expectations reflected in any forward-looking statements are based on reasonable assumptions, Simon can give no assurance that its expectations will be attained, and it is possible that Simon's actual results may differ materially from those indicated by these forward-looking statements due to a variety of risks, uncertainties and other factors. Such factors include, but are not limited to: the intensely competitive market environment in the retail real estate industry and the retail industry, including e-commerce; the inability to renew leases and relet vacant space at existing properties on favorable terms; the inability to collect rent due to the bankruptcy or insolvency of tenants or otherwise; the potential loss of anchor stores or major tenants; an increase in vacant space at our properties; the loss of key management personnel; changes in economic and market conditions that may adversely affect the general retail environment, including but not limited to those caused by inflation, the impact of tariffs and global trade disruptions on us to the extent impacting our tenants, recessionary pressures, wars, escalating geopolitical tensions as a result of the war in Ukraine and the conflicts in the Middle East, and supply chain disruptions; the potential for violence, civil unrest, criminal activity or terrorist activities at our properties; the availability of comprehensive insurance coverage; security breaches that could compromise our information technology or infrastructure; changes in market rates of interest; our international activities subjecting us to risks that are different from or greater than those associated with our domestic operations, including changes in foreign exchange rates; the impact of our substantial indebtedness on our future operations, including covenants in the governing agreements that impose restrictions on us that may affect our ability to operate freely; any disruption in the financial markets that may adversely affect our ability to access capital for growth and satisfy our ongoing debt service requirements; any change in our credit rating; our continued ability to maintain our status as a REIT; changes in tax laws or regulations that result in adverse tax consequences; risks associated with the acquisition, development, redevelopment, expansion, leasing and management of properties; the inability to lease newly developed properties on favorable terms; risks relating to our joint venture properties, including guarantees of certain joint venture indebtedness; the effects of climate change; environmental liabilities; natural or other disasters; uncertainties regarding the impact of pandemics, epidemics or public health crises, and the associated governmental restrictions on our business, financial condition, results of operations, cash flow and liquidity; and general risks related to real estate investments, including the illiquidity of real estate investments.

Simon discusses these and other risks and uncertainties under the heading "Risk Factors" in its annual and quarterly periodic reports filed with the SEC.  Simon may update that discussion in subsequent other periodic reports, but except as required by law, Simon undertakes no duty or obligation to update or revise these forward-looking statements, whether as a result of new information, future developments, or otherwise.

About Simon
Simon® is a real estate investment trust engaged in the ownership of premier shopping, dining, entertainment and mixed-use destinations and an S&P 100 company (Simon Property Group, NYSE: SPG). Our properties across North America, Europe and Asia provide community gathering places for millions of people every day and generate billions in annual sales.

Simon Property Group, Inc.

Unaudited Consolidated Statements of Operations

(Dollars in thousands, except per share amounts)

For the Three Months

For the Six Months

Ended June 30,

Ended June 30,

2026

2025

2026

2025

REVENUE:

Lease income

$ 1,659,709

$ 1,379,454

$ 3,288,240

$ 2,746,882

Management fees and other revenues

40,834

37,931

81,022

71,723

Other income

90,055

81,074

178,429

152,867

Total revenue

1,790,598

1,498,459

3,547,691

2,971,472

EXPENSES:

Property operating

171,440

139,816

342,200

276,637

Depreciation and amortization

459,876

339,058

918,773

667,109

Real estate taxes

131,905

105,315

267,865

212,768

Repairs and maintenance

32,687

26,238

72,888

56,380

Advertising and promotion

39,056

36,310

72,986

70,566

Home and regional office costs

69,842

57,564

137,498

122,630

General and administrative

12,004

14,298

66,303

26,927

Other

49,690

35,663

82,918

66,641

Total operating expenses

966,500

754,262

1,961,431

1,499,658

OPERATING INCOME BEFORE OTHER ITEMS

824,098

744,197

1,586,260

1,471,814

Interest expense

(281,164)

(232,724)

(556,826)

(459,720)

(Loss) gain due to disposal, exchange, or revaluation of equity interests, net

(11,950)

104,499

(18,329)

80,507

Income and other tax (expense) benefit

(10,809)

(35,107)

9,125

(27,470)

Income from unconsolidated entities

119,127

122,875

97,879

153,234

Unrealized losses in fair value of publicly traded equity instruments and

derivative instrument, net

(56,425)

(50,455)

(31,037)

(87,220)

(Loss) gain on acquisition of controlling interest, sale or disposal of, or recovery on, 

assets and interests in unconsolidated entities and impairment, net

(8,747)

(9,604)

55,593

(9,604)

CONSOLIDATED NET INCOME

574,130

643,681

1,142,665

1,121,541

Net income attributable to noncontrolling interests 

90,157

86,714

178,288

150,040

Preferred dividends

834

834

1,669

1,669

NET INCOME ATTRIBUTABLE TO COMMON STOCKHOLDERS

$ 483,139

$ 556,133

$ 962,708

$ 969,832

BASIC AND DILUTED EARNINGS PER COMMON SHARE:

Net income attributable to common stockholders

$ 1.49

$ 1.70

$ 2.97

$ 2.97

Simon Property Group, Inc.

Unaudited Consolidated Balance Sheets

(Dollars in thousands, except share amounts)

June 30,

December 31,

2026

2025

ASSETS:

Investment properties, at cost

$ 51,094,995

$ 50,946,067

Less - accumulated depreciation

21,382,543

20,701,510

29,712,452

30,244,557

Cash and cash equivalents

1,019,091

823,147

Tenant receivables and accrued revenue, net

884,241

934,077

Investment in other unconsolidated entities, at equity

4,012,480

4,362,339

Investment in Klépierre, at equity

1,377,318

1,505,377

Right-of-use assets, net

731,200

755,934

Deferred costs and other assets

1,972,484

1,981,035

Total assets

$ 39,709,266

$ 40,606,466

LIABILITIES:

Mortgages and unsecured indebtedness

$ 28,699,607

$ 28,430,175

Accounts payable, accrued expenses, intangibles, and deferred revenues

1,806,922

1,954,402

Cash distributions and losses in unconsolidated entities, at equity

1,808,807

1,739,418

Dividend payable

1,318

2,723

Lease liabilities

727,902

756,539

Other liabilities

818,183

1,017,816

Total liabilities

33,862,739

33,901,073

Commitments and contingencies

Limited partners' preferred interest in the Operating Partnership and noncontrolling

redeemable interests

271,827

233,306

EQUITY:

Stockholders' Equity

Capital stock (850,000,000 total shares authorized, $0.0001 par value, 238,000,000

shares of excess common stock, 100,000,000 authorized shares of preferred stock):

Series J 8 3/8% cumulative redeemable preferred stock, 1,000,000 shares authorized,

796,948 issued and outstanding with a liquidation value of $39,847

40,287

40,451

Common stock, $0.0001 par value, 511,990,000 shares authorized, 343,059,947 and

343,060,687 issued and outstanding, respectively

33

33

Class B common stock, $0.0001 par value, 10,000 shares authorized, 8,000

issued and outstanding

-

-

Capital in excess of par value

12,394,125

12,347,192

Accumulated deficit

(5,128,188)

(4,608,136)

Accumulated other comprehensive loss

(233,740)

(251,361)

Common stock held in treasury, at cost, 19,508,432 and 17,844,817 shares, respectively

(2,638,101)

(2,319,911)

Total stockholders' equity

4,434,416

5,208,268

Noncontrolling interests

1,140,284

1,263,819

Total equity

5,574,700

6,472,087

Total liabilities and equity

$ 39,709,266

$ 40,606,466

Simon Property Group, Inc.

Unaudited Joint Venture Combined Statements of Operations

(Dollars in thousands)

For the Three Months Ended June 30,

For the Six Months Ended June 30,

2026

2025

2026

2025

REVENUE:

Lease income

$ 937,653

$ 757,888

$ 1,859,445

$ 1,507,695

Other income

103,708

112,941

208,889

207,008

Total revenue

1,041,361

870,829

2,068,334

1,714,703

OPERATING EXPENSES:

Property operating

201,456

165,960

416,398

332,607

Depreciation and amortization

177,211

159,675

362,376

318,687

Real estate taxes

67,310

58,606

133,709

117,398

Repairs and maintenance

23,159

18,204

49,440

38,967

Advertising and promotion

25,085

22,474

50,018

44,623

Other

67,184

61,308

139,469

118,155

Total operating expenses

561,405

486,227

1,151,410

970,437

OPERATING INCOME BEFORE OTHER ITEMS

479,956

384,602

916,924

744,266

Interest expense

(205,540)

(174,995)

(410,577)

(345,363)

NET INCOME

$ 274,416

$ 209,607

$ 506,347

$ 398,903

Third-Party Investors' Share of Net Income

$ 142,119

$ 107,651

$ 258,581

$ 204,248

Our Share of Net Income

132,297

101,956

247,766

194,655

Amortization of Excess Investment (A)

(48,684)

(13,871)

(96,341)

(28,336)

Income from Unconsolidated Entities (B)

$ 83,613

$ 88,085

$ 151,425

$ 166,319

Note:

The above financial presentation does not include any information related to our investments in Klépierre S.A. ("Klépierre"), our other platform investments, and our previously held equity investment in The Taubman Realty Group ("TRG") up to the October 31, 2025 transaction. 

For additional information, see footnote B.

Simon Property Group, Inc.

Unaudited Joint Venture Combined Balance Sheets

(Dollars in thousands)

June 30,

December 31,

2026

2025

Assets:

Investment properties, at cost

$ 21,519,924

$ 22,077,749

Less - accumulated depreciation

10,083,799

9,020,481

11,436,125

13,057,268

Cash and cash equivalents

1,511,847

1,264,619

Tenant receivables and accrued revenue, net

599,064

605,756

Right-of-use assets, net

111,163

108,349

Deferred costs and other assets

645,256

572,826

Total assets

$ 14,303,455

$ 15,608,818

Liabilities and Partners' Deficit:

Mortgages

$ 16,605,493

$ 16,374,773

Accounts payable, accrued expenses, intangibles, and deferred revenue

1,149,481

1,117,855

Lease liabilities

112,971

99,837

Other liabilities

377,817

334,246

Total liabilities

18,245,762

17,926,711

Preferred units

67,450

67,450

Partners' deficit

(4,009,757)

(2,385,343)

Total liabilities and partners' deficit

$ 14,303,455

$ 15,608,818

Our Share of:

Partners' deficit

$ (1,805,176)

$ (1,247,554)

Add: Excess Investment

3,055,376

2,773,173

Our net Investment in unconsolidated entities, at equity

$ 1,250,200

$ 1,525,619

Note:

The above financial presentation does not include any information related to our investments in Klépierre and our other platform investments.

For additional information, see footnote B.

Simon Property Group, Inc.

Unaudited Reconciliation of Non-GAAP Financial Measures (C)

(Amounts in thousands, except per share amounts)

Reconciliation of Consolidated Net Income to FFO and Real Estate FFO

For the Three Months Ended

For the Six Months Ended

June 30,

June 30,

2026

2025

2026

2025

Consolidated Net Income (D)

$             574,130

$             643,681

$          1,142,665

$       1,121,541

Adjustments to Arrive at FFO:

Depreciation and amortization from consolidated 

     properties 

455,655

335,157

910,434

659,479

Our share of depreciation and amortization from

     unconsolidated entities, including Klépierre, TRG and other corporate investments

160,762

207,587

322,370

416,551

Loss (gain) on acquisition of controlling interest, sale or disposal of, or recovery on,

assets and interests in unconsolidated entities and impairment, net

8,747

9,604

(55,593)

9,604

Net (gain) loss attributable to noncontrolling interest holders in

     properties

(6,400)

(26)

(12,021)

1,266

Noncontrolling interests portion of depreciation and amortization

(6,917)

(6,346)

(13,202)

(12,339)

Preferred distributions and dividends

(1,032)

(1,126)

(2,064)

(2,252)

FFO of the Operating Partnership (1)

$          1,184,945

$          1,188,531

$          2,292,589

$       2,193,850

FFO of the Operating Partnership (1)

$          1,184,945

$          1,188,531

$          2,292,589

$       2,193,850

Loss (gain) due to disposal, exchange, or revaluation of equity interests, net of tax

9,818

(78,374)

15,136

(60,381)

Other platform investments, net of tax

(2,624)

(6,594)

117,758

47,591

Unrealized losses in fair value of publicly traded equity instruments and derivative instrument, net

56,425

50,455

31,037

87,220

Real Estate FFO (1)

$          1,248,564

$          1,154,018

$          2,456,520

$       2,268,280

Diluted net income per share to diluted FFO per share reconciliation:

Diluted net income per share

$                   1.49

$                   1.70

$                   2.97

$                2.97

Depreciation and amortization from consolidated properties

     and our share of depreciation and amortization from unconsolidated 

     entities, including Klépierre, TRG and other corporate investments, net of noncontrolling 

     interests portion of depreciation and amortization

1.61

1.42

3.21

2.82

Loss (gain) on acquisition of controlling interest, sale or disposal of, or recovery on,

assets and interests in unconsolidated entities and impairment, net

0.02

0.03

(0.15)

0.03

Diluted FFO per share (1)

$                   3.12

$                   3.15

$                   6.03

$                5.82

Loss (gain) due to disposal, exchange, or revaluation of equity interests, net of tax

0.03

(0.21)

0.04

(0.16)

Other platform investments, net of tax

(0.01)

(0.02)

0.31

0.12

Unrealized losses in fair value of publicly traded equity instruments and derivative instrument, net

0.15

0.13

0.08

0.23

Real Estate FFO per share (1)

$                   3.29

$                   3.05

$                   6.46

$                6.01

7.9 %

7.5 %

Details for per share calculations:

FFO of the Operating Partnership

$          1,184,945

$          1,188,531

$          2,292,589

$       2,193,850

Diluted FFO allocable to unitholders

(174,687)

(159,806)

(336,951)

(295,091)

Diluted FFO allocable to common stockholders

$          1,010,258

$          1,028,725

$          1,955,638

$       1,898,759

Basic and Diluted weighted average shares outstanding

324,018

326,487

324,458

326,401

Weighted average limited partnership units outstanding

56,029

50,714

55,903

50,727

Basic and Diluted weighted average shares and units outstanding

380,047

377,201

380,361

377,128

Basic and Diluted FFO per Share

$                   3.12

$                   3.15

$                   6.03

$                5.82

    Percent Change

-1.0 %

3.6 %

(1)

FFO and Diluted FFO per share includes $40.0 million, or $0.10 per share, of accelerated stock compensation expense recorded in the first quarter of 2026, of which $8.3 million, or $0.02 per share, is included in Real Estate FFO and Real Estate FFO per share, and $31.7 million, or $0.08 per share, is included in Other platform investments, net of tax.

Simon Property Group, Inc.

Footnotes to Unaudited Financial Information

Notes:  

(A)

Excess investment represents the unamortized difference of our investment over equity in the underlying net assets of the related partnerships and joint ventures shown therein.  The Company generally amortizes excess investment over the life of the related assets.

(B)

The Unaudited Joint Venture Combined Statements of Operations do not include any operations or our share of net income or excess investment amortization related to our investments in Klépierre, our other platform investments and our previously held equity investment in TRG prior to the October 31, 2025 transaction.  Amounts included in Footnote D below exclude our share of related activity for our investments in Klépierre, our other platform investments and our previously held equity investment in TRG prior to the October 31, 2025 transaction.  For further information on Klépierre, reference should be made to financial information in Klépierre's public filings and additional discussion and analysis in our Form 10-K.

(C)

This report contains measures of financial or operating performance that are not specifically defined by GAAP, including FFO, FFO per share, Real Estate FFO and Real Estate FFO per share.  FFO is a performance measure that is standard in the REIT business.  We believe FFO provides investors with additional information concerning our operating performance and a basis to compare our performance with those of other REITs.  We also use these measures internally to monitor the operating performance of our portfolio. Our computation of these non-GAAP measures may not be the same as similar measures reported by other REITs.

We determine FFO based upon the definition set forth by the National Association of Real Estate Investment Trusts ("NAREIT") Funds From Operations White Paper - 2018 Restatement. Our main business includes acquiring, owning, operating, developing, and redeveloping real estate in conjunction with the rental of retail real estate.  Gains and losses of assets incidental to our main business are included in FFO.  We determine FFO to be our share of consolidated net income computed in accordance with GAAP, excluding real estate related depreciation and amortization, excluding gains and losses from extraordinary items, excluding gains and losses from the sale, disposal or property insurance recoveries of, or any impairment related to, depreciable retail operating properties, plus the allocable portion of FFO of unconsolidated joint ventures based upon economic ownership interest, and all determined on a consistent basis in accordance with GAAP. However, you should understand that FFO does not represent cash flow from operations as defined by GAAP, should not be considered as an alternative to net income determined in accordance with GAAP as a measure of operating performance, and is not an alternative to cash flows as a measure of liquidity.

(D)

Includes our share of: 

-

Gain on land sales of $0.0 million and $1.2 million for the three months ended June 30, 2026 and 2025, respectively, and $1.8 million and $1.2 million for the six months ended June 30, 2026 and 2025, respectively.

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Straight-line adjustments increased income by $19.0 million and $3.7 million for the three months ended June 30, 2026 and 2025, respectively, and $24.9 million and $5.9 million for the six months ended June 30, 2026 and 2025, respectively.

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Amortization of fair market value of leases increased income by $0.4 million and $0.3 million for the three months ended June 30, 2026 and 2025, respectively, and $0.6 million and $0.6 million for the six months ended June 30, 2026 and 2025, respectively.

SOURCE Simon

10.8.2026 11:24

Po nabitém minulém týdnu výsledková sezóna zpomaluje. V tuzemsku bude pozornost směřovat především k energetické společnosti ČEZ. V Německu budou reportovat například energetické společnosti E.ON a RWE, zajišťovna Hannover Re či distributor chemikálií Brenntag. Ve zbytku Evropy budou sledované výsledky společnosti ON Holding a Adyen. V USA se pozornost zaměří především na technologické tituly. Výsledky zveřejní Cisco Systems, Applied Materials, CoreWeave, Nebius, Super Micro Computer a Lumentum.

Přehled vybraných společností reportujících své výsledky v tomto týdnu (zdroj: síť X - Earnings Whispers)

Pondělí (10. 8.) Německo (před trhem): GEA Group

USA (před trhem): Barrick Mining, Ferguson Enterprises

USA (po trhu): Simon Property Group, Rocket Lab

Úterý (11. 8.) ČR (před trhem): ČEZ

Evropa (před trhem): On Holding

USA (před trhem): Sea, Cardinal Health, Venture Global

USA (po trhu): Lumentum Holdings, CoreWeave, Super Micro Computer

Středa (12. 8.) Německo (před trhem): E.ON, Hannover Re, Brenntag

USA (před trhem): Nebius Group, Amcor, Trimble

USA (po trhu): Cisco Systems, Coherent

Čtvrtek (13. 8.) Německo (před trhem): RWE

Evropa (před trhem): Adyen

USA (před trhem): JD.Com, Tapestry

USA (po trhu): Applied Materials

Zdroj: Bloomberg, Earnings Whispers

Marek Krejčiřík
Fio banka, a.s.
Prohlášení

Key Takeaways Simon Property is expected to benefit from strong leasing, firm occupancy and portfolio upgrades.Q2 lease income is expected to rise to $1.60 billion, while total revenues may climb 14.37% YoY.SPG's FFO estimate rose to $3.18, pointing to 4.26% growth from the year-ago quarter. Simon Property Group (SPG - Free Report) is slated to report second-quarter 2026 results on Aug. 10, after market close. The company’s quarterly results are likely to display a year-over-year rise in revenues as well as funds from operations (FFO) per share.

In the last reported quarter, this Indianapolis, IN-based retail real estate investment trust (REIT) delivered an FFO per share surprise of 6.38%. Results reflected an increase in revenues, backed by a rise in the base minimum rent per square foot.

Simon Property’s FFO per share surpassed the Zacks Consensus Estimate in each of the trailing four quarters, with the average surprise being 2.88%. This is depicted in the graph below:

In this article, we will dive deep into the U.S. retail real estate market environment and the company's fundamentals and analyze the factors that may have contributed to its second-quarter 2026 performance.

US Retail Real Estate Market in Q2The second-quarter 2026 U.S. retail market showed signs of stabilization, as shopping-center demand returned to positive territory and vacancy remained near historically low levels. Limited new construction continued to support rent growth, while resilient consumer spending favored grocery, discount and other value-oriented retailers. However, uneven regional trends and rising pressure on lower- and middle-income households kept the operating backdrop mixed.

Per the Cushman & Wakefield report, net absorption reached 708,000 square feet, while national vacancy remained broadly stable at 6%, up only 3 basis points sequentially and still below the historical average of 7.4%. Limited construction continued to support market fundamentals, with just 2.3 million square feet delivered during the quarter and the development pipeline accounting for less than 0.3% of existing inventory.

Asking rents increased 2.2% year over year to $25.65 per square foot, supported by tight availability and muted new supply. The West led demand growth with 1.3 million square feet of positive absorption and was the only region to record a decline in vacancy. In contrast, the South posted a slight rise in vacancy as earlier population growth encouraged new development, creating temporary lease-up pressure in markets such as Atlanta, Houston, Washington and Dallas-Fort Worth. Rents in the South advanced 3.3% year over year, marking the strongest growth among all regions.

Consumer spending remained resilient despite higher energy costs. Retail sales rose 6.9% year over year, or 5.4% excluding gasoline stations, while unemployment stayed low at 4.2%. However, inflation outpaced wage growth in April and May, increasing pressure on lower- and middle-income households. This widening spending divide is likely to have favored grocery, discount, value and health-and-wellness retailers over discretionary categories.

Factors to Consider Ahead of SPG’s Q2 ResultsSimon Property Group’s second-quarter 2026 results are expected to reflect steady operating momentum, backed by healthy demand for space across its high-quality retail portfolio. The company is likely to have benefited from strong leasing activity, supporting top-line growth.

Occupancy is also expected to have remained firm, aided by demand from new tenants and ongoing efforts to improve acquired assets. The to-be-reported quarter is also likely to have reflected contributions from Simon’s acquisitions and redevelopment projects.

Still, Simon’s second-quarter performance may have faced some pressure from higher interest expenses and tariff-related stress on tenants. Even so, strong leasing, resilient occupancy and continued portfolio upgrades are expected to have helped the company deliver a steady second-quarter 2026 performance.

Projections for SPGThe Zacks Consensus Estimate for second-quarter lease income is pegged at $1.60 billion, up from $1.38 billion reported in the year-ago quarter. The consensus mark for management fees and other revenues is pinned at $39.6 million, up from the prior-year quarter’s reported figure of $37.9 million.

However, the consensus mark for other income totaled $74.2 million, down from $81.1 million reported in the prior-year quarter.

The consensus estimate for quarterly revenues is presently pegged at $1.71 billion, which indicates an increase of 14.37% year over year.

Simon Property’s activities during the soon-to-be-reported quarter were adequate to gain analysts’ confidence. The Zacks Consensus Estimate for second-quarter FFO per share has been revised a cent upward to $3.18 over the past month. It suggests a 4.26% increase year over year.

Here Is What Our Quantitative Model Predicts for SPG:Our proven model predicts a likely surprise in terms of FFO per share for Simon Property 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 the case here. You can see the complete list of today’s Zacks #1 Rank stocks here.

Simon Property currently carries a Zacks Rank of 3 and has an Earnings ESP of +0.39%. You can uncover the best stocks to buy or sell before they’re reported with our Earnings ESP Filter.

Performance of Other Retail REITsFederal Realty Investment Trust (FRT - Free Report) reported second-quarter 2026 core FFO per share of $1.88, up 6.8% year over year and above the Zacks Consensus Estimate of $1.85.

Total revenues increased 7.8% year over year to $335.7 million and surpassed the consensus mark of $333.5 million by 0.66%. The company’s results reflected higher rental income, record comparable leasing volume and growth in adjusted comparable property operating income. FRT carries a Zacks Rank #3.

Regency Centers Corporation (REG - Free Report) reported second-quarter 2026 NAREIT FFO per share of $1.21, beating the Zacks Consensus Estimate of $1.20 by 0.8%. The metric increased 4.3% from the year-ago quarter.

Total revenues of $413.5 million rose 8.6% year over year and topped the consensus mark of $405 million by 2.1%. Regency Centers’ results reflected solid leasing demand, with same-property NOI advancing 3.8%. REG carries a Zacks Rank #3.

Note: Anything related to earnings presented in this write-up represents FFO, a widely used metric to gauge the performance of REITs.

Key Takeaways HST is poised for RevPAR growth as group, transient and resort demand is expected to improve.O's diversified net lease portfolio and sustained occupancy support stable second-quarter results.SPG benefits from strong leasing, firm occupancy and healthy demand across its retail portfolio. With the second-quarter earnings season underway, the early results are drawing investor interest as companies report strong profits. Instead of buying stocks that have already rallied on solid results, it may make more sense to focus on companies that still have room to surprise positively. Earnings beat often serve as catalysts, boosting sentiment and pushing shares higher.

This is likely to be reflected in the earnings releases of Host Hotels & Resorts (HST - Free Report) , Realty Income (O - Free Report) and Simon Property Group (SPG - Free Report) .

REITs play a vital role in both the physical and digital sides of the economy and often show resilience even in challenging markets. Taking a closer look at the sector’s fundamentals can help investors identify areas of steady performance and long-term growth potential. Here’s a look at where the industry’s strengths lie and how it could still present value amid broader market uncertainty.

The hotel industry, in particular, demonstrated resilient growth in the second quarter of 2026. According to CBRE data, overall hotel occupancy increased 0.8% year over year as demand growth of 1.7% surpassed the 0.4% rise in supply during the quarter. Revenue per available room (RevPAR) climbed 5.7% year over year, bolstered by a 4.4% increase in the average daily rate (ADR), with real (inflation-adjusted) RevPAR growth settling at 1.8% after accounting for a 3.8% inflation rate.

For the retail industry, Cushman & Wakefield’s report shows that net absorption reached 708,000 square feet in the second quarter of 2026. National vacancy remained broadly stable at 6%, up only three basis points sequentially, while remaining below the historical average of 7.4%. Limited construction continued to support market fundamentals, with just 2.3 million square feet delivered during the quarter. Asking rents increased 2.2% year over year to $25.65 per square foot, supported by tight availability and muted new supply.

The Zacks MethodologyPicking the right stock could be difficult unless one knows the proper method. To make the task simple, we rely on the Zacks methodology, combining a Zacks Rank #1 (Strong Buy), 2 (Buy) or 3 (Hold) and a positive Earnings ESP. You can uncover the best stocks to buy or sell before they’re reported with our Earnings ESP Filter.

Our proprietary methodology, Earnings ESP, shows the percentage difference between the Most Accurate Estimate and the Zacks Consensus Estimate. Research shows that stocks with a favorable Zacks Rank and a positive Earnings ESP have as high as a 70% chance of delivering a positive earnings surprise.

Here are three REITs that have the right combination of elements to deliver positive surprises this earnings season.

Host Hotels & Resorts currently has an Earnings ESP of +1.48% and carries a Zacks Rank #2. Over the trailing four quarters, the company’s adjusted funds from operations (AFFO) per share outpaced the Zacks Consensus Estimate on all occasions, with the average beat being 8.66%. You can see the complete list of today’s Zacks #1 Rank stocks here.

Host Hotels is likely to have benefited from its portfolio of luxury and upper-scale hotels across the top U.S. markets and the Sunbelt region. The improvement in group and transient demand, including leisure and resort demand, is expected to have supported its hotel RevPAR growth in the to-be-reported quarter. The company’s strategic capital allocations are likely to have improved portfolio quality and strengthened its position in key U.S. markets, where it has a greater scale and competitive advantage. This is likely to have given it an edge and driven margin expansion. However, high interest expenses are likely to have been a spoilsport for HST during the to-be-reported quarter.

Host Hotels is scheduled to release its second-quarter earnings on Aug. 5, after market close.

The Zacks Consensus Estimate for quarterly revenues is pegged at $1.62 billion, which suggests a 2.2% increase from the year-ago quarter’s reported figure. The consensus mark for second-quarter 2026 AFFO per share is pegged at 62 cents, implying a 6.9% increase year over year.

Realty Income currently has an Earnings ESP of +0.92% and carries a Zacks Rank of 2. Over the trailing four quarters, the company’s AFFO per share surpassed the Zacks Consensus Estimate on two occasions, met once and missed another, the average beat being 0.68%.

Realty Income is likely to have delivered stable operating performance in the second quarter, supported by its diversified net lease portfolio. The company’s sustained occupancy and resilient tenant demand are likely to have supported earnings stability. Its disciplined acquisition strategy and emphasis on high-performing assets are likely to have underpinned portfolio strength and operational consistency during the to-be-reported period. On the balance sheet side, the company is expected to have experienced a continued focus on liquidity, funding costs and leverage control.

Realty Income is slated to report second-quarter 2026 results on Aug. 5, after market close.

The Zacks Consensus Estimate for quarterly revenues is presently pegged at $1.54 billion, which indicates an increase of 8.98% year over year. The consensus mark for the quarterly AFFO per share is pegged at $1.09, which calls for 3.81% year-over-year growth.

Simon Property Group has an Earnings ESP of +0.39% and carries a Zacks Rank #3 at present. Over the trailing four quarters, SPG’s FFO per share surpassed the Zacks Consensus Estimate in each quarter, with the average beat being 2.88%.

Simon Property Group’s second-quarter 2026 results are expected to show steady operating momentum, supported by healthy demand across its high-quality retail portfolio. The company is likely to have benefited from strong leasing activity. Occupancy is also expected to have remained firm, backed by demand from new tenants. However, its second-quarter performance may have been pressured by higher interest expenses and tariff-related stress on tenants.

Simon Property is scheduled to report its quarterly figures on Aug. 10, after market close.

The Zacks Consensus Estimate for second-quarter total revenues is pegged at $1.71 billion, indicating a 14.37% increase year over year. The consensus mark for the quarterly FFO per share stands at $3.18, suggesting a 4.26% increase year over year.

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.

Posted by Defense World Staff on Jul 30th, 2026

Amundi increased its position in shares of Simon Property Group, Inc. (NYSE:SPG – Free Report) by 19.0% in the 1st quarter, according to the company in its most recent disclosure with the SEC. The fund owned 1,990,741 shares of the real estate investment trust’s stock after purchasing an additional 317,901 shares during the quarter. Amundi owned 0.61% of Simon Property Group worth $371,334,000 as of its most recent filing with the SEC.

A number of other institutional investors also recently bought and sold shares of the company. Stance Capital LLC acquired a new position in shares of Simon Property Group during the 3rd quarter worth $26,000. Wilkerson Advisory Group LLC purchased a new position in Simon Property Group during the 4th quarter valued at about $29,000. SHP Wealth Management acquired a new position in Simon Property Group during the fourth quarter worth about $34,000. Dynamic Wealth Strategies LLC raised its position in Simon Property Group by 195.8% during the first quarter. Dynamic Wealth Strategies LLC now owns 210 shares of the real estate investment trust’s stock worth $39,000 after acquiring an additional 139 shares during the last quarter. Finally, Cullen Frost Bankers Inc. lifted its holdings in shares of Simon Property Group by 79.3% in the fourth quarter. Cullen Frost Bankers Inc. now owns 251 shares of the real estate investment trust’s stock valued at $46,000 after purchasing an additional 111 shares in the last quarter. 93.01% of the stock is currently owned by hedge funds and other institutional investors.

Wall Street Analysts Forecast Growth Several analysts have recently commented on SPG shares. Stifel Nicolaus increased their price target on shares of Simon Property Group from $185.00 to $194.00 and gave the company a “hold” rating in a research report on Tuesday, May 12th. Weiss Ratings raised Simon Property Group from a “buy (b)” rating to a “buy (b+)” rating in a research note on Tuesday, July 14th. Citigroup upped their target price on Simon Property Group from $189.00 to $205.00 and gave the company a “neutral” rating in a research note on Thursday, May 14th. Jefferies Financial Group upgraded Simon Property Group to a “strong-buy” rating in a report on Friday, June 26th. Finally, Evercore set a $215.00 price target on Simon Property Group in a report on Tuesday, July 7th. One analyst has rated the stock with a Strong Buy rating, four have assigned a Buy rating and eleven have issued a Hold rating to the company. According to MarketBeat.com, the stock currently has a consensus rating of “Hold” and an average price target of $216.14.

Check Out Our Latest Stock Analysis on SPG

Simon Property Group Stock Down 0.5% Shares of SPG opened at $235.44 on Thursday. Simon Property Group, Inc. has a fifty-two week low of $159.70 and a fifty-two week high of $238.50. The company’s fifty day moving average is $217.90 and its two-hundred day moving average is $202.78. The firm has a market cap of $76.35 billion, a PE ratio of 16.36, a price-to-earnings-growth ratio of 3.06 and a beta of 1.29. The company has a quick ratio of 0.84, a current ratio of 0.84 and a debt-to-equity ratio of 4.68.

Simon Property Group (NYSE:SPG – Get Free Report) last announced its quarterly earnings results on Monday, May 11th. The real estate investment trust reported $1.48 earnings per share for the quarter, topping analysts’ consensus estimates of $1.46 by $0.02. Simon Property Group had a net margin of 70.60% and a return on equity of 104.54%. The firm had revenue of $1.76 billion during the quarter, compared to analysts’ expectations of $1.54 billion. During the same period in the prior year, the company earned $2.95 EPS. The firm’s revenue was up 19.3% on a year-over-year basis. Simon Property Group has set its FY 2026 guidance at 13.100-13.250 EPS. Analysts forecast that Simon Property Group, Inc. will post 13.21 earnings per share for the current year.

Simon Property Group Increases Dividend The company also recently announced a quarterly dividend, which was paid on Tuesday, June 30th. Stockholders of record on Tuesday, June 9th were given a dividend of $2.25 per share. The ex-dividend date of this dividend was Tuesday, June 9th. This is an increase from Simon Property Group’s previous quarterly dividend of $2.20. This represents a $9.00 dividend on an annualized basis and a dividend yield of 3.8%. Simon Property Group’s dividend payout ratio is presently 62.54%.

Insiders Place Their Bets In other Simon Property Group news, Director Larry C. Glasscock acquired 397 shares of the stock in a transaction on Tuesday, June 30th. The stock was purchased at an average price of $223.38 per share, for a total transaction of $88,681.86. Following the purchase, the director directly owned 45,902 shares in the company, valued at $10,253,588.76. This trade represents a 0.87% increase in their ownership of the stock. The acquisition was disclosed in a document filed with the SEC, which can be accessed through this hyperlink. Also, Director Daniel C. Smith acquired 372 shares of the company’s stock in a transaction on Tuesday, June 30th. The shares were acquired at an average price of $223.31 per share, for a total transaction of $83,071.32. Following the completion of the acquisition, the director directly owned 34,480 shares in the company, valued at $7,699,728.80. The trade was a 1.09% increase in their ownership of the stock. The SEC filing for this purchase provides additional information. In the last ninety days, insiders bought 2,387 shares of company stock valued at $533,056. Corporate insiders own 8.73% of the company’s stock.

Simon Property Group Company Profile (Free Report)

Simon Property Group, Inc (NYSE: SPG) is a publicly traded real estate investment trust (REIT) that owns, develops and manages retail real estate properties. Its core business activities include acquisition, development, leasing and property management of regional malls, outlet centers and mixed‑use retail destinations. The company operates retail brands that include high‑profile regional shopping centers and the Premium Outlets platform, and it provides services such as tenant leasing, marketing, property operations and capital projects to optimize asset performance.

Simon’s portfolio spans a broad mix of enclosed malls, open‑air centers, outlet properties and mixed‑use developments, and the company pursues redevelopment and repositioning to adapt properties to changing consumer and retail trends.

Featured Articles Five stocks we like better than Simon Property Group Why SK hynix Could Be the Best AI Chip Stock to Buy Now Seagate Technology Stock Surges as Earnings Beat Silences AI Doubters Alphabet Is Down 18% From Its High After a Stellar Quarter—Overdone, or More Downside Ahead? Why Bloom Energy May Be the Most Important AI Infrastructure Stock Want to see what other hedge funds are holding SPG? Visit HoldingsChannel.com to get the latest 13F filings and insider trades for Simon Property Group, Inc. (NYSE:SPG – Free Report).

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Two factors often determine stock prices in the long run: earnings and interest rates. Investors can't control the latter, but they can focus on a company's earnings results every quarter.

We know earnings results are vital, but how a company performs compared to bottom line expectations can be even more important when it comes to stock prices, especially in the near-term. This means that investors might want to take advantage of these earnings surprises.

The ability to identify stocks that are likely to top quarterly earnings expectations can be profitable, but it's no simple task. Here at Zacks, our Earnings ESP filter helps make things easier.

The Zacks Earnings ESP, ExplainedThe Zacks Expected Surprise Prediction, or ESP, works by locking in on the most up-to-date analyst earnings revisions because they can be more accurate than estimates from weeks or even months before the actual release date. The thinking is pretty straightforward: analysts who provide earnings estimates closer to the report are likely to have more information.

The core of the ESP model is comparing the Most Accurate Estimate to the Zacks Consensus Estimate, where the resulting percentage difference between the two equals the Expected Surprise Prediction. The Zacks Rank is also factored into the ESP metric to better help find companies that appear poised to top their next bottom-line consensus estimate, which will hopefully help lift the stock price.

In fact, when we combined a Zacks Rank #3 (Hold) or better and a positive Earnings ESP, stocks produced a positive surprise 70% of the time. Perhaps most importantly, using these parameters has helped produce 28.3% annual returns on average, according to our 10 year backtest.

Stocks with a #3 (Hold) ranking, which is most stocks covered at 60%, are expected to perform in-line with the broader market. But stocks that fall into the #2 (Buy) and #1 (Strong Buy) ranking, or the top 15% and top 5% of stocks, respectively, should outperform the market. Strong Buy stocks should outperform more than any other rank.

Should You Consider Simon Property?The last thing we will do today, now that we have a grasp on the ESP and how powerful of a tool it can be, is to quickly look at a qualifying stock. Simon Property (SPG - Free Report) holds a #3 (Hold) at the moment and its Most Accurate Estimate comes in at $3.25 a share 25 days away from its upcoming earnings release on August 10, 2026.

SPG has an Earnings ESP figure of +2.12%, which, as explained above, is calculated by taking the percentage difference between the $3.25 Most Accurate Estimate and the Zacks Consensus Estimate of $3.18. Simon Property is one of a large database of stocks with positive ESPs. Make sure to utilize our Earnings ESP Filter to uncover the best stocks to buy or sell before they've reported.

SPG is just one of a large group of Finance stocks with a positive ESP figure. Digital Realty Trust (DLR - Free Report) is another qualifying stock you may want to consider.

Digital Realty Trust is a Zacks Rank #3 (Hold) stock, and is getting ready to report earnings on July 23, 2026. DLR's Most Accurate Estimate sits at $2.03 a share seven days from its next earnings release.

For Digital Realty Trust, the percentage difference between its Most Accurate Estimate and its Zacks Consensus Estimate of $1.98 is +2.30%.

SPG and DLR's positive ESP metrics may signal that a positive earnings surprise for both stocks is on the horizon.

Find Stocks to Buy or Sell Before They're ReportedUse the Zacks Earnings ESP Filter to turn up stocks with the highest probability of positively, or negatively, surprising to buy or sell before they're reported for profitable earnings season trading. Check it out here >>

SPG benefits from strong leasing, redevelopment and liquidity, but debt and e-commerce remain key risks.