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Acadia Realty Trust reported sharply higher results for the quarter ended March 31, 2026, driven by large property sales. Total revenues were $102.99M, slightly below $104.39M a year earlier, as rental revenue eased to $98.57M from $102.64M.
A gain on disposition of properties of $142.15M versus none last year lifted operating income to $158.51M from $15.32M. Net income attributable to Acadia shareholders rose to $30.48M, or $0.22 per diluted share, compared with $1.61M, or $0.01, in 2025.
Cash from operating activities was $31.36M. Asset sales totaling $608.83M produced strong investing cash inflows and allowed repayment of $271.11M of mortgages, reducing mortgage debt to $624.76M. Total assets were $4.53B and total equity $2.64B as of March 31, 2026.
Acadia Realty Trust reported much stronger first-quarter 2026 results, with net income rising sharply and operating metrics improving. GAAP net earnings were $0.22 per share, up from $0.01 a year earlier, helped by sizable gains on property sales and despite higher non‑cash compensation charges.
FFO As Adjusted grew to $0.30 per share from $0.27, while same‑property NOI increased 5.9%, driven by 7.0% growth in the street and urban portfolio. Economic occupancy reached 94.1% and leased occupancy 95.3%. The company completed about $503 million of accretive acquisitions and $504 million of recapitalizations, and settled 2.4 million forward equity shares for $56 million.
Management raised full‑year 2026 guidance, lifting earnings per share to $0.37–$0.39 and FFO As Adjusted to $1.22–$1.26 per share. Acadia also upsized its corporate credit facility to $1.425 billion with improved pricing and reported Net Debt‑to‑Adjusted EBITDA of 5.5x, with no significant REIT portfolio debt maturities until 2029.
Acadia Realty Trust, through Acadia Realty Limited Partnership, entered into a Fourth Amended and Restated Credit Agreement that replaces its prior syndicated credit facility. The agreement maintains a $525.0 million revolving credit facility, extending its maturity from April 15, 2028 to April 17, 2030, with two additional six‑month extension options and capacity to issue up to $60.0 million in letters of credit.
The facility adds a new $137.5 million Term Loan A‑3 maturing on April 17, 2031 and increases the existing term loan from $400.0 million to $512.5 million, also maturing on April 17, 2031, alongside an existing $250.0 million Term Loan A‑2 maturing May 29, 2030. It includes an accordion feature permitting total capacity up to $2.0 billion. Borrowings bear interest at SOFR or a base rate plus margins tied to Acadia’s leverage ratio or, after a ratings election, its debt ratings, with initial SOFR margins ranging from 1.00% on the revolver to up to 1.20% on Term Loan A‑2.
Acadia Realty Trust is asking shareholders to vote at a virtual annual meeting on May 13, 2026 to elect eight trustees, ratify Deloitte & Touche LLP as auditor for 2026, and approve on an advisory basis executive compensation. Shareholders of record at the close of business on March 16, 2026, when 131,067,861 common shares were outstanding, may vote online or by proxy.
The proxy highlights a largely independent board, majority voting with a resignation policy, a lead independent trustee, and annual say‑on‑pay. It also reviews 2025 performance, including 5.7% same‑property NOI growth, FFO per share of $1.21 versus $1.16 in 2024, and a 5.3% dividend increase to $0.20 per quarter.
The Vanguard Group filed an amended Schedule 13G for Acadia Realty Trust reporting 0 shares beneficially owned and 0% of the class. The amendment explains that, following an internal realignment on January 12, 2026, certain Vanguard subsidiaries will report ownership separately on a disaggregated basis. The filing is signed by a Vanguard officer on March 26, 2026.
Vanguard Portfolio Management reported beneficial ownership of 13,127,013 shares of Acadia Realty Trust common stock, representing 10.01% of the class as of 02/27/2026. The filing shows shared voting power of 51,391 shares and shared dispositive power over 13,127,013 shares.
The filing explains an internal realignment effective 01/12/2026 where Vanguard Portfolio Management LLC assumes portfolio management and proxy voting functions formerly centralized at The Vanguard Group, Inc., and reports these holdings on a disaggregated basis.
ACADIA REALTY TRUST EVP and Chief Legal Officer Jason Blacksberg reported an equity-based compensation grant. He acquired 53,921 long-term incentive partnership units (LTIP Units) in Acadia Realty Limited Partnership at a price of $0.00 per unit, bringing his directly held LTIP Units to 390,806.
The LTIP Units are exchangeable 1:1 into Common Units of the partnership and then 1:1 into Acadia Realty Trust common shares, with no expiration on conversion. Of the 53,921 LTIP Units, 17,034 vest in equal portions on January 6, 2027 and on each of the first, second, third and fourth anniversaries of that date. The remaining 36,887 vest in equal portions on January 6, 2027 and on each of the first and second anniversaries, and are subject to a post-vesting two-year holding period, in each case conditioned on continued employment and customary exceptions. The reported total excludes separate LTIP Units granted under the company’s outperformance plan, which vest based on relative shareholder return and same-property income performance.
BERNSTEIN KENNETH F reported acquisition or exercise transactions in this Form 4 filing.
ACADIA REALTY TRUST President and CEO Kenneth F. Bernstein received a grant of 223,146 long-term incentive partnership units (LTIP Units) in Acadia Realty Limited Partnership at a price of $0.00 per unit. Following this award, his directly held derivative equity stake reported as LTIP Units totals 3,133,252 units.
The LTIP Units are exchangeable on a 1:1 basis into common partnership units of Acadia Realty Limited Partnership, which are in turn exchangeable on a 1:1 basis for common shares of beneficial interest of ACADIA REALTY TRUST, with no expiration date on these conversions.
The 223,146 LTIP Units vest in equal amounts on January 6, 2027 and on each of the first, second, third and fourth anniversaries of that date, so long as Mr. Bernstein remains employed on each vesting date, and are subject to a post-vesting two-year holding period. The figure does not include LTIP Units granted under the company’s outperformance plan, whose vesting depends on relative total shareholder return versus a peer group and on the company’s same-property income performance.
ACADIA REALTY TRUST Executive VP and CFO John J. Gottfried received a grant of 64,480 LTIP Units in Acadia Realty Limited Partnership on February 18, 2026. These LTIP Units are exchangeable 1:1 into Common Units of the partnership and then 1:1 into common shares of Acadia Realty Trust, with no expiration on conversion.
Of the grant, 25,980 LTIP Units vest in equal amounts on January 6, 2027 and on each of the first, second, third and fourth anniversaries of that date, subject to continued employment and customary exceptions. The remaining 38,500 LTIP Units vest in equal amounts on January 6, 2027 and on each of the first and second anniversaries and are subject to a post-vesting two-year holding period. The total direct holdings after this award are reported as 484,828 LTIP Units, excluding separate LTIP Units granted under the company’s outperformance plan, which have additional performance-based vesting conditions.