Saul Centers, Inc. Reports First Quarter 2026 Earnings
Rhea-AI Summary
Saul Centers (NYSE: BFS) reported results for the quarter ended March 31, 2026: total revenue $78.3M versus $71.9M a year earlier and net income $12.0M versus $12.8M. FFO available was $25.2M, or $0.71 per share. Hampden House opened Oct 1, 2025; its initial operations reduced net income and FFO while lease-up continues.
Same property revenue rose 7.4% and same property NOI rose 9.0%; Mixed-Use same property NOI increased 24.9%, driven by Twinbrook Quarter Phase I lease-up.
AI-generated analysis. Not financial advice.
Positive
- Total revenue increased to $78.3M in Q1 2026 from $71.9M
- FFO available to common stockholders and noncontrolling interests of $25.2M, $0.71 per share
- Mixed-Use same property NOI increased by 24.9% year-over-year due to Twinbrook Quarter Phase I lease-up
Negative
- Net income decreased to $12.0M in Q1 2026 from $12.8M a year earlier
- Hampden House initial operations adversely impacted net income by $4.8M and reduced FFO by $3.2M
- Net income available to common stockholders decreased to $6.3M, or $0.26 per share
News Market Reaction – BFS
On the day this news was published, BFS gained 2.89%, reflecting a moderate positive market reaction.
Data tracked by StockTitan Argus on the day of publication.
Key Figures
Market Reality Check
Peers on Argus
Price change of BFS (-0.29%) came with mixed peer moves: some retail REIT peers like ALX and NTST were up, while CBL and GTY were slightly down, suggesting a stock-specific reaction rather than a coordinated sector move.
Previous Earnings Reports
| Date | Event | Sentiment | Move | Catalyst |
|---|---|---|---|---|
| Feb 27 | Q4 2025 earnings | Negative | +0.4% | Revenue rose while net income and same-property NOI declined on new projects. |
| Aug 07 | Q2 2025 earnings | Negative | -0.1% | Twinbrook Quarter Phase I weighed on net income, FFO, and same-property metrics. |
| May 08 | Q1 2025 earnings | Negative | +0.4% | Twinbrook Quarter Phase I reduced net income and FFO despite revenue growth. |
| Feb 28 | Q4 2024 earnings | Negative | -1.9% | Twinbrook Quarter Phase I pressured net income, FFO, and same-property results. |
| Nov 07 | Q3 2024 earnings | Positive | +2.0% | Stronger base rent, higher FFO, and improved occupancy drove solid results. |
Earnings reports have generally shown revenue growth but pressured net income and FFO, with share price reactions typically modest and often mixed relative to the underlying tone.
Across recent earnings reports through Q4 2025, Saul Centers has consistently grown revenue while net income and FFO have at times been pressured by initial operations at Twinbrook Quarter Phase I and Hampden House. Same-property performance has fluctuated, including periods of NOI decline. Price reactions to these earnings have generally been small, with both positive and negative moves under ±3%. Today’s Q1 2026 earnings continue the theme of revenue growth alongside project ramp-up headwinds.
Historical Comparison
Recent earnings headlines for BFS have produced very modest average moves of about 0.2%, with revenue growth often offset by development ramp-up pressure on net income and FFO.
The earnings sequence shows revenue expansion alongside Twinbrook Quarter Phase I and Hampden House moving from initial operations toward higher leasing, gradually shifting from drag on net income and FFO toward improving same-property performance.
Market Pulse Summary
This announcement details Q1 2026 earnings with revenue growth to $78.3M, higher same property revenue and NOI, and stable FFO per share at $0.71, while net income is temporarily pressured by Hampden House’s initial operations. Investors may track leasing progress at Hampden House and Twinbrook Quarter, same-property trends across Shopping Center and Mixed-Use segments, and balance sheet items such as mortgage and construction loan levels for signals on future earnings power.
Key Terms
funds from operations financial
non-gaap financial
same property revenue financial
same property net operating income financial
revolving credit facility financial
AI-generated analysis. Not financial advice.
Concurrent with the opening of Hampden House on October 1, 2025, interest, real estate taxes, depreciation and all other costs associated with the residential portion and the majority of the retail portion of the property began to be charged to expense, while revenue continues to grow as occupancy increases. As a result, compared to the 2025 Quarter, net income for the 2026 Quarter was adversely impacted by
Same property revenue increased
Same property revenue and same property net operating income are non-GAAP financial measures of performance that management believes improve the comparability of reporting periods by excluding the results of properties that were not in operation for the entirety of the comparable reporting periods. We define same property revenue as total revenue less straight-line base rent and amortization of above/below market premiums and discounts related to leases acquired in connection with purchased real estate investment properties minus the revenue of properties not in operation for the entirety of the comparable reporting periods, and we define same property net operating income as net income plus (a) interest expense, net and amortization of deferred debt costs, (b) depreciation and amortization of deferred leasing costs, (c) general and administrative expenses, (d) change in fair value of derivatives, and (e) loss on the early extinguishment of debt minus (f) gains on property dispositions, (g) straight-line base rent, (h) amortization of above/below market premiums and discounts related to leases acquired in connection with purchased real estate investment properties and (i) the net operating income of properties that were not in operation for the entirety of the comparable periods.
Funds from operations ("FFO") available to common stockholders and noncontrolling interests (after deducting preferred stock dividends) increased to
On a same property basis, excluding Hampden House, the Residential portfolio was
Saul Centers, Inc. is a self-managed, self-administered equity REIT headquartered in
Safe Harbor Statement
Certain matters discussed within this press release may be deemed to be forward-looking statements within the meaning of the federal securities laws. For these statements, we claim the protection of the safe harbor for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995. Although the Company believes the expectations reflected in the forward-looking statements are based on reasonable assumptions, it can give no assurance that its expectations will be attained. These factors include, but are not limited to, the risk factors described in our Annual Report on Form 10-K for the year ended December 31, 2025 and other periodic or current reports filed with the SEC and include the following: (i) macroeconomic conditions, including geopolitical, global trade and international conflict disruptions, which may lead to a disruption of, or lack of access to, sources of funding and rising inflation, (ii) the ability of our tenants to pay rent, (iii) our reliance on shopping center "anchor" tenants and other significant tenants, (iv) our substantial relationships with members of the B. F. Saul Company and certain other affiliated entities, each of which is controlled by B. Francis Saul II and his family members, (v) financing risks, such as increases in interest rates, restrictions imposed by our debt, our ability to meet existing financial covenants and our ability to consummate planned and additional financings on acceptable terms or at all, (vi) our access to additional capital, (vii) our development activities, (viii) our ability to successfully complete additional acquisitions, developments or redevelopments, or if they are consummated, whether such acquisitions, developments or redevelopments perform as expected, (ix) adverse trends in the retail, office and residential real estate sectors, (x) risks relating to cybersecurity and potential future uses of artificial intelligence, including disruption to our business and operations, reputational risk, regulatory risk, and exposure to liabilities from tenants, employees, capital providers, and other third parties, (xi) risks generally incident to the ownership of real property, including adverse changes in economic conditions, changes in the investment climate for real estate, changes in real estate taxes and other operating expenses, adverse changes in governmental rules and fiscal policies, the relative illiquidity of real estate and environmental risks, and (xii) risks related to our status as a REIT for federal income tax purposes, such as the existence of complex regulations relating to our status as a REIT, the effect of future changes to REIT requirements as a result of new legislation and the adverse consequences of any failure to qualify as a REIT. Given these uncertainties, readers are cautioned not to place undue reliance on any forward-looking statements that we make, including those in this press release. Except as may be required by law, we make no promise to update any of the forward-looking statements as a result of new information, future events or otherwise. You should carefully review the risks and risk factors included in our Annual Report on Form 10-K for the year ended December 31, 2025 and other periodic or current reports filed with the SEC.
Saul Centers, Inc. Consolidated Balance Sheets (Unaudited) | |||
(Dollars in thousands, except per share amounts) | March 31, 2026 | December 31, 2025 | |
Assets | |||
Real estate investments | |||
Land | $ 595,514 | $ 595,514 | |
Buildings and equipment | 2,165,566 | 2,162,135 | |
Construction in progress | 113,892 | 109,950 | |
2,874,972 | 2,867,599 | ||
Accumulated depreciation | (826,852) | (812,035) | |
Total real estate investments, net | 2,048,120 | 2,055,564 | |
Cash and cash equivalents | 9,326 | 8,741 | |
Accounts receivable and accrued income, net | 61,252 | 60,799 | |
Deferred leasing costs, net | 25,835 | 25,847 | |
Other assets | 12,319 | 11,727 | |
Total assets | $ 2,156,852 | $ 2,162,678 | |
Liabilities | |||
Mortgage notes payable, net | $ 1,062,935 | $ 1,063,530 | |
Revolving credit facility payable, net | 137,979 | 144,678 | |
Term loan facility payable, net | 138,980 | 138,870 | |
Construction loans payable, net | 257,659 | 254,724 | |
Accounts payable, accrued expenses and other liabilities | 41,219 | 36,617 | |
Deferred income | 20,195 | 22,840 | |
Dividends and distributions payable | 24,411 | 24,162 | |
Total liabilities | 1,683,378 | 1,685,421 | |
Equity | |||
Preferred stock, 1,000,000 shares authorized: | |||
Series D Cumulative Redeemable, 30,000 shares issued and outstanding | 75,000 | 75,000 | |
Series E Cumulative Redeemable, 44,000 shares issued and outstanding | 110,000 | 110,000 | |
Common stock, 24,595,080 and 24,551,168 shares issued and outstanding, respectively | 246 | 245 | |
Additional paid-in capital | 461,101 | 459,222 | |
Distributions in excess of accumulated earnings | (345,859) | (337,708) | |
Accumulated other comprehensive income | 1,375 | 1,061 | |
Total Saul Centers, Inc. equity | 301,863 | 307,820 | |
Noncontrolling interests | 171,611 | 169,437 | |
Total equity | 473,474 | 477,257 | |
Total liabilities and equity | $ 2,156,852 | $ 2,162,678 | |
Saul Centers, Inc. Consolidated Statements of Operations (Unaudited) | |||
Three Months Ended March 31, | |||
(In thousands, except per share amounts) | 2026 | 2025 | |
Revenues | |||
Rental revenue | $ 76,822 | $ 70,547 | |
Other | 1,437 | 1,309 | |
Total revenue | 78,259 | 71,856 | |
Expenses | |||
Property operating expenses | 15,739 | 13,742 | |
Real estate taxes | 8,464 | 7,984 | |
Interest expense, net and amortization of deferred debt costs | 19,650 | 16,747 | |
Depreciation and amortization of deferred leasing costs | 15,916 | 14,523 | |
General and administrative | 6,447 | 6,012 | |
Total expenses | 66,216 | 59,008 | |
Net income | 12,043 | 12,848 | |
Noncontrolling interests | |||
Income attributable to noncontrolling interests | (2,925) | (3,049) | |
Net income attributable to Saul Centers, Inc. | 9,118 | 9,799 | |
Preferred stock dividends | (2,798) | (2,798) | |
Net income available to common stockholders | $ 6,320 | $ 7,001 | |
Per share net income available to common stockholders | |||
Basic and diluted: | $ 0.26 | $ 0.29 | |
Reconciliation of net income to FFO available to common stockholders and noncontrolling interests (1) | |||
Three Months Ended March 31, | |||
(In thousands, except per share amounts) | 2026 | 2025 | |
Net income | $ 12,043 | $ 12,848 | |
Add: | |||
Real estate depreciation and amortization | 15,916 | 14,523 | |
FFO | 27,959 | 27,371 | |
Subtract: | |||
Preferred stock dividends | (2,798) | (2,798) | |
FFO available to common stockholders and noncontrolling interests | $ 25,161 | $ 24,573 | |
Weighted average shares and units: | |||
Basic | 35,525 | 34,686 | |
Diluted | 35,567 | 34,707 | |
Basic and diluted FFO per share available to common stockholders | $ 0.71 | $ 0.71 | |
(1) | The National Association of Real Estate Investment Trusts ("Nareit") developed FFO as a relative non-GAAP financial measure of performance of an equity REIT in order to recognize that income-producing real estate historically has not depreciated on the basis determined under GAAP. FFO is defined by Nareit as net income, computed in accordance with GAAP, plus real estate depreciation and amortization, and excluding impairment charges on real estate assets and gains or losses from real estate dispositions. FFO does not represent cash generated from operating activities in accordance with GAAP and is not necessarily indicative of cash available to fund cash needs, which is disclosed in the Company's Consolidated Statements of Cash Flows for the applicable periods. FFO should not be considered as an alternative to net income, its most directly comparable GAAP measure, as an indicator of the Company's operating performance, or as an alternative to cash flows as a measure of liquidity. Management considers FFO a meaningful supplemental measure of operating performance because it primarily excludes the assumption that the value of the real estate assets diminishes predictably over time (i.e. depreciation), which is contrary to what the Company believes occurs with its assets, and because industry analysts have accepted it as a performance measure. FFO may not be comparable to similarly titled measures employed by other REITs. |
Reconciliation of revenue to same property revenue (2) | |||
Three Months Ended March 31, | |||
(In thousands) | 2026 | 2025 | |
Total revenue | $ 78,259 | $ 71,856 | |
Revenue adjustments (1) | (2,407) | (2,356) | |
Acquisitions, dispositions and development properties | (1,216) | — | |
Total same property revenue | $ 74,636 | $ 69,500 | |
Shopping Centers | $ 49,798 | $ 47,998 | |
Mixed-Use properties | 24,838 | 21,502 | |
Total same property revenue | $ 74,636 | $ 69,500 | |
Total Shopping Center revenue | $ 49,798 | $ 47,998 | |
Shopping Center acquisitions, dispositions and development properties | — | — | |
Total Shopping Center same property revenue | $ 49,798 | $ 47,998 | |
Total Mixed-Use property revenue | $ 26,054 | $ 21,502 | |
Mixed-Use acquisitions, dispositions and development properties | (1,216) | — | |
Total Mixed-Use same property revenue | $ 24,838 | $ 21,502 | |
(1) | Revenue adjustments are straight-line base rent and above/below market lease amortization. |
(2) | Same property revenue is a non-GAAP financial measure of performance that management believes improves the comparability of reporting periods by excluding the results of properties that were not in operation for the entirety of the comparable reporting periods. We define same property revenue as total revenue less straight-line base rent and amortization of above/below market premiums and discounts related to leases acquired in connection with purchased real estate investment properties minus the revenue of properties not in operation for the entirety of the comparable reporting periods. Same property revenue is a measure of the operating performance of the Company's properties but does not measure the Company's performance as a whole. Same property revenue should not be considered as an alternative to total revenue, its most directly comparable GAAP measure, as an indicator of the Company's operating performance. Management considers same property revenue a meaningful supplemental measure of operating performance because it is not affected by the cost of the Company's funding, the impact of depreciation and amortization expenses, gains or losses from the acquisition and sale of operating real estate assets, general and administrative expenses or other gains and losses that relate to ownership of the Company's properties. Management believes the exclusion of these items from same property revenue is useful because the resulting measure captures the actual revenue generated by operating the Company's properties. Other REITs may use different methodologies for calculating same property revenue. Accordingly, the Company's same property revenue may not be comparable to those of other REITs. |
Mixed-Use same property revenue is composed of the following: | |||
Three Months Ended March 31, | |||
(In thousands) | 2026 | 2025 | |
Residential Mixed-Use properties (residential activity) (1) | $ 13,193 | $ 10,596 | |
Office Mixed-Use properties (2) | 10,439 | 9,781 | |
Residential Mixed-Use properties (retail activity) (3) | 1,206 | 1,125 | |
Total Mixed-Use same property revenue | $ 24,838 | $ 21,502 | |
(1) Includes Clarendon South Block, The Waycroft, Park Van Ness and The Milton at Twinbrook Quarter. |
(2) Includes Avenel Business Park, Clarendon Center – North and South Blocks, 601 Pennsylvania Avenue and Washington Square. |
(3) Includes The Waycroft, Park Van Ness and Twinbrook Quarter Phase I. |
Reconciliation of net income to same property net operating income (2) | |||
Three Months Ended March 31, | |||
(In thousands) | 2026 | 2025 | |
Net income | $ 12,043 | $ 12,848 | |
Interest expense, net and amortization of deferred debt costs | 19,650 | 16,747 | |
Depreciation and amortization of deferred leasing costs | 15,916 | 14,523 | |
General and administrative | 6,447 | 6,012 | |
Revenue adjustments (1) | (2,407) | (2,356) | |
Total property net operating income | 51,649 | 47,774 | |
Acquisitions, dispositions, and development properties | 439 | — | |
Total same property net operating income | $ 52,088 | $ 47,774 | |
Shopping Centers | $ 36,478 | $ 35,273 | |
Mixed-Use properties | 15,610 | 12,501 | |
Total same property net operating income | $ 52,088 | $ 47,774 | |
Shopping Center property net operating income | $ 36,478 | $ 35,273 | |
Shopping Center acquisitions, dispositions and development properties | — | — | |
Total Shopping Center same property net operating income | $ 36,478 | $ 35,273 | |
Mixed-Use property net operating income | $ 15,171 | $ 12,501 | |
Mixed-Use acquisitions, dispositions and development properties | 439 | — | |
Total Mixed-Use same property net operating income | $ 15,610 | $ 12,501 | |
(1) | Revenue adjustments are straight-line base rent and above/below market lease amortization. |
(2) | Same property net operating income is a non-GAAP financial measure of performance that management believes improves the comparability of reporting periods by excluding the results of properties that were not in operation for the entirety of the comparable reporting periods. We define same property net operating income as net income plus (a) interest expense, net and amortization of deferred debt costs, (b) depreciation and amortization of deferred leasing costs, (c) general and administrative expenses, (d) change in fair value of derivatives, and (e) loss on the early extinguishment of debt minus (f) gains on property dispositions, (g) straight-line base rent, (h) amortization of above/below market premiums and discounts related to leases acquired in connection with purchased real estate investment properties and (i) the net operating income of properties that were not in operation for the entirety of the comparable periods. Same property net operating income is a measure of the operating performance of the Company's properties but does not measure the Company's performance as a whole. Same property net operating income should not be considered as an alternative to net income, its most directly comparable GAAP measure, as an indicator of the Company's operating performance. Management considers same property net operating income a meaningful supplemental measure of operating performance because it is not affected by the cost of the Company's funding, the impact of depreciation and amortization expenses, gains or losses from the acquisition and sale of operating real estate assets, general and administrative expenses or other gains and losses that relate to ownership of the Company's properties. Management believes the exclusion of these items from property net operating income is useful because the resulting measure captures the actual revenue generated and actual expenses incurred by operating the Company's properties. Other REITs may use different methodologies for calculating same property net operating income. Accordingly, same property net operating income may not be comparable to those of other REITs. |
Mixed-Use same property net operating income is composed of the following: | |||
Three Months Ended March 31, | |||
(In thousands) | 2026 | 2025 | |
Residential Mixed-Use properties (residential activity) (1) | $ 8,018 | $ 5,732 | |
Office Mixed-Use properties (2) | 6,749 | 5,964 | |
Residential Mixed-Use properties (retail activity) (3) | 843 | 805 | |
Total Mixed-Use same property net operating income | $ 15,610 | $ 12,501 | |
(1) Includes Clarendon South Block, The Waycroft, Park Van Ness and The Milton at Twinbrook Quarter. |
(2) Includes Avenel Business Park, Clarendon Center – North and South Blocks, 601 Pennsylvania Avenue and Washington Square. |
(3) Includes The Waycroft, Park Van Ness and Twinbrook Quarter Phase I. |
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SOURCE Saul Centers, Inc.