Cousins Properties Q3 2026 profit rises to $17M

CUZ raised 2026 FFO guidance to $2.95–$2.99 per share, citing leasing activity and fee income above its prior forecast.

Rhea-AI Filing Summary

Cousins Properties (CUZ) reported third-quarter 2026 net income available to common stockholders of $17.0 million, or $0.10 per share, versus $8.6 million a year earlier. Funds From Operations (FFO) was $123.8 million, or $0.75 per share, versus $116.5 million. Cash-basis same-property NOI increased 7.4%; Cousins executed 546,000 square feet of office leases.

For the first nine months, net income available to common stockholders was $18.3 million versus $44.0 million, primarily due to an impairment charge; FFO was $371.3 million versus $358.9 million. Cousins raised 2026 FFO guidance to $2.95–$2.99 per share and net income guidance to $0.14–$0.18 per share. Guidance assumes a fourth-quarter sale of 303 Tremont land and excludes settlement of 3.9 million common shares previously sold forward.

During the quarter, Cousins sold One Eleven Congress for a gross sales price of $208.0 million and repaid its $99.2 million Colorado Tower mortgage. It sold 917,000 shares on a forward basis under its ATM program at an average price of $31.37 per share; unsettled forward sales totaled 3.9 million shares at an average price of $30.66 per share. Its $31.5 million funding commitment for a preferred equity interest in 5th & Walsh is expected to be invested in the second half of 2027 and will earn a 10% preferred return. After quarter-end, Cousins repaid a $115.9 million mortgage at par on October 1, 2026.

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Positive

• Moderate pointThird-quarter net income was $17.0 million, versus $8.6 million a year earlier.

Negative

• Minor pointNine-month net income was $18.3 million, versus $44.0 million a year earlier.

Filing Explained

In the third quarter, Cousins Properties formed a joint venture to acquire 2.3 acres at 2401 McKinney in Dallas; Cousins holds a 97.5% equity interest and contributed $50.0 million at formation, comprising $42.2 million for land and $7.8 million for predevelopment costs.

8-K Event Classification

2 items: 2.02, 9.01

2 items

Item 2.02 Results of Operations and Financial Condition Financial

Disclosure of earnings results, typically an earnings press release or preliminary financials.

Item 9.01 Financial Statements and Exhibits Exhibits

Financial statements, pro forma financial information, or exhibit attachments filed with this report.

Key Figures

Third-quarter net income available to common stockholders: $17.0 million; $0.10 per share Third-quarter Funds From Operations: $123.8 million; $0.75 per share Nine-month net income available to common stockholders: $18.3 million; $0.11 per share +5 more

8 metrics

Third-quarter net income available to common stockholders $17.0 million; $0.10 per share Third quarter 2026; net income was $8.6 million in third quarter 2025

Third-quarter Funds From Operations $123.8 million; $0.75 per share Third quarter 2026; FFO was $116.5 million in third quarter 2025

Nine-month net income available to common stockholders $18.3 million; $0.11 per share Nine months ended September 30, 2026; $44.0 million and $0.26 per share in 2025

Nine-month Funds From Operations $371.3 million; $2.23 per share Nine months ended September 30, 2026; $358.9 million and $2.13 per share in 2025

Cash-basis same-property NOI 7.4% increase Third quarter 2026 compared with the prior-year period

2026 FFO guidance $2.95 to $2.99 per share Year ending December 31, 2026

One Eleven Congress gross sales price $208.0 million Property sale during third quarter 2026

Forward-basis ATM share sales 917,000 shares; average price of $31.37 per share Third quarter 2026

Key Terms

Funds From Operations, same property net operating income, ATM program, preferred equity interest

4 terms

Funds From Operations financial

"Funds From Operations was $123.8 million"

Funds from operations (FFO) measures the cash a real estate-focused company generates from its core property operations by adjusting net income to add back non-cash expenses like building depreciation and removing one-time gains or losses from property sales. Investors use FFO like a household’s monthly take-home pay—it's a clearer view of ongoing cash available to pay dividends, maintain properties and fund growth than raw accounting profit.

same property net operating income financial

"Same property net operating income on a cash-basis increased 7.4%"

Same property net operating income is the total earnings generated from a group of buildings or properties, measured over a specific period, that have been owned continuously without any changes such as buying new properties or selling existing ones. It helps investors see how well these properties are performing on their own, without the influence of new acquisitions or disposals. This measure provides a clear view of the steady income growth or decline from existing assets.

ATM program financial

"sold under our ATM program, on a forward basis"

An at-the-market (ATM) program is an arrangement that lets a publicly traded company sell newly issued shares gradually into the open market at prevailing prices, through a designated broker-dealer, instead of raising money in one large offering. It gives the company flexible, lower-cost fundraising; for existing shareholders it matters because each sale adds to the share count, which can dilute their ownership stake.

preferred equity interest financial

"Acquired a preferred equity interest in 5th & Walsh"

An ownership stake that pays holders a fixed or priority share of a company's profits or distributions before common shareholders and often has limited voting rights. Think of it as a reserved seat in line for payouts: preferred equity holders get paid first and usually receive steady income, but they typically give up some control. Investors care because it changes expected income, relative risk, and how much they would recover if the company faces trouble.

Earnings Snapshot

Net income available to common stockholders: $17.0 million; $0.10 per share · Guidance included

Third quarter and nine months ended September 30, 2026; year ending December 31, 2026 guidance

Net income available to common stockholders $17.0 million; $0.10 per share $8.6 million; $0.05 per share in third quarter 2025

Funds From Operations $123.8 million; $0.75 per share $116.5 million; $0.69 per share in third quarter 2025

Nine-month net income available to common stockholders $18.3 million; $0.11 per share $44.0 million; $0.26 per share in the nine months ended September 30, 2025

Nine-month Funds From Operations $371.3 million; $2.23 per share $358.9 million; $2.13 per share in the nine months ended September 30, 2025

Cash-basis same-property NOI 7.4% increase Compared with the third quarter 2025

Guidance

For the year ending December 31, 2026, net income of $0.14 to $0.18 per share and FFO of $2.95 to $2.99 per share. The guidance assumes sale of the 303 Tremont land parcel during the fourth quarter, excludes settlement of 3.9 million common shares previously sold on a forward basis, and does not include speculative property acquisitions, dispositions, or development starts.

FAQ

AI-generated questions and answers. How Rhea-AI works. Not financial advice.

What were CUZ's third-quarter 2026 net income and FFO?

Cousins reported net income available to common stockholders of $17.0 million, or $0.10 per share, and FFO of $123.8 million, or $0.75 per share. Third-quarter 2025 net income was $8.6 million, and FFO was $116.5 million.

Why did CUZ raise its 2026 FFO guidance?

Cousins said the increase in FFO per share was primarily driven by leasing activity and fee income that exceeded its prior forecast.

What assumptions and exclusions apply to CUZ's 2026 guidance?

The guidance assumes the sale of the 303 Tremont land parcel during the fourth quarter and excludes settlement of 3.9 million common shares previously sold on a forward basis. It also excludes speculative property acquisitions, dispositions, and development starts.

AI-generated analysis. How Rhea-AI works. Not financial advice.

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Available on EDGAR 10/29/2026 - 04:32 PM EDT Accepted by SEC EDGAR 10/29/2026 - 04:32 PM EDT Learn about SEC filing dates

0000025232false00000252322026-10-292026-10-29

UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549

FORM 8-K

CURRENT REPORT

Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): October 29, 2026

Cousins Properties Incorporated

(Exact name of Registrant as Specified in Its Charter)

Georgia			001-11312	58-0869052
(State or Other Jurisdiction of Incorporation)			(Commission File Number)	(IRS Employer Identification No.)
3344 Peachtree Road NE Suite 1800
Atlanta, Georgia				30326-4802
(Address of Principal Executive Offices)				(Zip Code)

Registrant’s Telephone Number, Including Area Code: (404) 407-1000

(Former Name or Former Address, if Changed Since Last Report)

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

☐Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

☐Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

☐Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

☐Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Securities registered pursuant to Section 12(b) of the Act:

Title of each class		Trading Symbol(s)		Name of each exchange on which registered
Common Stock, $1 par value per share		CUZ		New York Stock Exchange

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§ 230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§ 240.12b-2 of this chapter).

Emerging growth company ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

Item 2.02. Results of Operations and Financial Condition.

On October 29, 2026, Cousins Properties Incorporated (the “Company”) issued a Press Release and Quarterly Information Package containing information about the Company’s financial condition and results of operations for the quarter ended September 30, 2026. A copy of the Company’s Press Release and Quarterly Information Package is available on the Company's website under Investor Relations and is attached as Exhibit 99.1 to this Current Report on Form 8-K. The information contained in this Current Report on Form 8-K, including Exhibit 99.1, shall not be deemed “filed” with the Commission nor incorporated by reference in any registration statement filed by the Company under the Securities Act of 1933, as amended.

Item 9.01. Financial Statements and Exhibits.

(a)Exhibits

Exhibit Number		Exhibit Description
99.1		Press Release and Quarterly Information Package for the Quarter Ended September 30, 2026.

Signatures

Pursuant to the requirements of the Securities Exchange Act of 1934, the Company has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

Date: October 29, 2026
COUSINS PROPERTIES INCORPORATED
By:	/s/ Gregg D. Adzema
Gregg D. Adzema
Executive Vice President and Chief Financial Officer

TABLE OF CONTENTS

Forward-Looking Statements	2
Earnings Release	3
Company Information	5
Consolidated Balance Sheets	7
Consolidated Statements of Operations	8
Key Performance Metrics	9
Funds From Operations - Summary	12
Funds From Operations - Detail	13
Portfolio Statistics	16
Same Property Performance	19
Office Leasing Activity	20
Office Lease Expirations	21
Top 20 Office Tenants	22
Tenant Industry Diversification	23
Investment Activity	24
Development Pipeline	26
Land Inventory	27
Debt Schedule	28
Joint Venture Information	31
Non-GAAP Financial Measures - Calculations and Reconciliations	32
Non-GAAP Financial Measures - Definitions	39

Pictured Above: Promenade Central, Atlanta, GA

Pictured on Cover: 550 South, Charlotte, NC

Cousins Properties 1 Q3 2026 Supplemental Information

TABLE OF CONTENTS

Certain matters contained in this report are “forward-looking statements” within the meaning of the federal securities laws and are subject to uncertainties and risks, as itemized herein. These forward-looking statements include information about possible or assumed future results of the business and our financial condition, liquidity, results of operations, plans, expectations, and objectives. Examples of forward-looking statements in this earnings release and supplemental information include the Company’s guidance and underlying assumptions; projected capital expenditures; industry trends; future occupancy or volume and velocity of leasing activity; and entry into new markets.

Any forward-looking statements are based upon management's beliefs, assumptions, and expectations of our future performance, taking into account information that is currently available. These beliefs, assumptions, and expectations may change as a result of possible events or factors, not all of which are known. If a change occurs, our business, financial condition, liquidity, and results of operations may vary materially from those expressed in forward-looking statements. Actual results may vary from forward-looking statements due to, but not limited to, the following: the risks and uncertainties related to the impact of changes in general economic and capital market conditions (on an international or national basis or within the markets in which we operate), including changes in inflation, changes in interest rates, supply chain disruptions, labor market disruptions (including changes in unemployment), dislocation and volatility in capital markets, and potential longer-term changes in consumer and customer behavior resulting from the severity and duration of any downturn, adverse conditions or uncertainty in the U.S. or global economy; risks affecting the real estate industry (including, without limitation, the inability to enter into or renew leases on favorable terms and on anticipated schedules); any adverse change in the financial condition or liquidity of one or more of our tenants or borrowers under our real estate debt investments; changes in customer preferences regarding space utilization; changes in customers’ financial condition; the availability, cost, and adequacy of insurance coverage; competition from other developers, investors, owners, and operators of real estate; the failure to achieve anticipated benefits from intended or completed acquisitions, developments, investments, or dispositions; the cost and availability of financing, the effectiveness of any interest rate hedging contracts, and any failure to comply with debt covenants under credit agreements; the effect of common stock, debt, or operating partnership unit issuances; threatened terrorist attacks or sociopolitical unrest such as political instability, civil unrest, armed hostilities, or political activism and the potential impact of the same upon our day-to-day building operations; the immediate and long-term impact of the outbreak of a highly infectious or contagious disease on our and our customers’ financial condition; risks associated with security breaches through cyberattacks, cyber intrusions, or otherwise; risks associated with the adoption and usage of artificial intelligence; changes in senior management, the Board of Directors, or key personnel; the potential liability for existing or future environmental or other applicable regulatory requirements, including the requirements to qualify for taxation as a real estate investment trust; the financial condition and liquidity of, or disputes with, joint venture partners; material changes in dividend rates on common shares or other securities or the ability to pay those dividends; the impact of changes to applicable laws, including the tax laws impacting REITs and the passage of the One Big Beautiful Bill Act, and the impact of newly adopted accounting principles on our accounting policies and on period to period comparison of financial results; risks associated with climate change and severe weather events; and those additional risks and factors discussed in reports filed with the Securities and Exchange Commission ("SEC") by the Company.

These forward-looking statements are not exhaustive, speak only as of the date of issuance of this report and are not guarantees of future results, performance, or achievements. Additional risk factors that could adversely affect our business and financial performance can be found in Part 1, Item 1A. Risk Factors, of our Annual Report on Form 10-K for the year ended December 31, 2025, and are specifically incorporated by reference herein. The Company does not undertake a duty to update or revise any forward-looking statement, whether as a result of new information, future events, or other matters, except as otherwise required by law.

Cousins Properties 2 Q3 2026 Supplemental Information

EARNINGS RELEASE

COUSINS PROPERTIES REPORTS THIRD QUARTER 2026 RESULTS

Raises 2026 Earnings Guidance

ATLANTA, GA (October 29, 2026) - Cousins Properties (NYSE:CUZ) today reported its results of operations for the quarter ended September 30, 2026.

"Our third quarter was exceptionally strong. We increased our FFO guidance, completed strategic transactions that will enhance the quality of our portfolio, and had robust leasing and operating metrics," said Colin Connolly, President and Chief Executive Officer of Cousins Properties. "Given strong office fundamentals, we remain on track to achieve our 90% occupancy target by year end."

Financial Results

For third quarter 2026:

•Net income available to common stockholders was $17.0 million, or $0.10 per share, compared to net income of $8.6 million, or $0.05 per share, for third quarter 2025.

•Funds From Operations ("FFO") was $123.8 million, or $0.75 per share, compared to $116.5 million, or $0.69 per share, for third quarter 2025.

For the nine months ended September 30, 2026:

•Net income available to common stockholders was $18.3 million, or $0.11 per share, compared to net income of $44.0 million, or $0.26 per share, for the nine months ended September 30, 2025. The decline in net income is primarily attributable to an impairment charge.

•Funds From Operations ("FFO") was $371.3 million, or $2.23 per share, compared to $358.9 million, or $2.13 per share, for the nine months ended September 30, 2025.

Operations and Leasing Activity

For third quarter 2026:

•Same property net operating income ("NOI") on a cash-basis increased 7.4%.

•Second generation net rent per square foot on a cash-basis increased 19.8%.

•Executed 546,000 square feet of office leases, including 220,000 square feet of new and expansion leases, representing 40.3% of total leasing activity.

For the nine months ended September 30, 2026:

•Same property net operating income ("NOI") on a cash-basis increased 6.2%.

•Second generation net rent per square foot on a cash-basis increased 14.2%.

•Executed 2.4 million square feet of office leases, including 1.1 million square feet of new and expansion leases, representing 45.7% of total leasing activity.

Cousins Properties 3 Q3 2026 Supplemental Information

EARNINGS RELEASE

Investing & Financing Activity

For third quarter 2026:

•Acquired a preferred equity interest in 5th & Walsh, a 199,000 square foot office building under development in Austin. Our funding commitment of $31.5 million is expected to be invested in the second half of 2027 and will earn a 10% preferred return.

•Sold One Eleven Congress, a 519,000 square foot office property in Austin, for a gross sales price of $208.0 million.

•Sold 917,000 shares under our ATM program, on a forward basis, at an average price of $31.37 per share. This brings our total unsettled common shares sold on a forward basis to 3.9 million at an average price of $30.66 per share.

•Formed a joint venture to acquire 2.3 acres at 2401 McKinney in Uptown Dallas, consisting of fee and leasehold interests. We hold a 97.5% equity interest in the venture. At formation, we contributed $50.0 million, including $42.2 million for land and $7.8 million for predevelopment costs.

•Repaid a $99.2 million mortgage note, secured by Colorado Tower in Austin, at par on the September 1, 2026 maturity date.

•Subsequent to quarter end, repaid a $115.9 million mortgage note, secured by 201 North Tryon in Charlotte, at par on the October 1, 2026 maturity date.

Earnings Guidance

For year ending December 31, 2026:

•Net income between $0.14 and $0.18 per share, up from $0.08 and $0.14 per share.

•FFO between $2.95 and $2.99 per share, up from $2.92 and $2.98 per share.

•The increase in FFO per share is primarily driven by leasing activity and fee income that exceeded our prior forecast.

•Guidance excludes the settlement of 3.9 million common shares previously sold on a forward basis.

•Guidance assumes the sale of our 303 Tremont land parcel during the fourth quarter.

•Guidance does not include any speculative property acquisitions, dispositions, or development starts.

•Guidance reflects management’s current plans and assumptions as of the date of this earnings release and is subject to change as well as the risks and uncertainties more fully described in our SEC filings. Actual results could differ materially from this guidance.

Investor Conference Call and Webcast

The Company will conduct a conference call at 10:00 a.m. (Eastern Time) on Friday, October 30, 2026 to discuss the results of the quarter ended September 30, 2026. The number to call for this interactive teleconference is (800) 836-8184. The live webcast of this call can be accessed on the Company's website, www.cousins.com, through the “Cousins Properties Third Quarter Conference Call” link on the Investors page. A replay of the conference call will be available for seven days by dialing (888) 660-6345 and entering the passcode 86153#. The playback can also be accessed on the Company's website.

Cousins Properties 4 Q3 2026 Supplemental Information

COMPANY INFORMATION

THE COMPANY

Cousins Properties Incorporated ("Cousins" or the "Company") is a fully integrated, self-administered, and self-managed real estate investment trust (REIT). The Company, based in Atlanta, GA and acting through its operating partnership, Cousins Properties LP, primarily invests in Class A office buildings located in high-growth Sun Belt markets. Founded in 1958, Cousins creates shareholder value through its extensive expertise in the development, acquisition, leasing, and management of high-quality real estate assets. The Company has a comprehensive strategy in place based on a simple platform, trophy assets, and opportunistic investments. For more information, please visit www.cousins.com.

MANAGEMENT

M. Colin Connolly	Gregg D. Adzema	Kennedy Hicks	Richard G. Hickson IV
President & Chief Executive Officer	Executive Vice President & Chief Financial Officer	Executive Vice President & Chief Investment Officer	Executive Vice President, Operations
John S. McColl	Pamela F. Roper	Jeffrey D. Symes
Executive Vice President, Development	Executive Vice President, General Counsel & Corporate Secretary	Senior Vice President & Chief Accounting Officer

BOARD OF DIRECTORS

Robert M. Chapman	Charles T. Cannada	M. Colin Connolly
Non-executive Chairman of Cousins Properties, former Chief Executive Officer of Centerpoint Properties Trust	Private Investor	President and Chief Executive Officer of Cousins Properties
Scott W. Fordham	Susan L. Givens	R. Kent Griffin Jr.
Former Chief Executive Officer and Director of TIER REIT, Inc.	Former executive with Blackstone	Managing Director of Phicas Investors
Donna W. Hyland	Dionne Nelson	R. Dary Stone
Former President and Chief Executive Officer of Children's Healthcare of Atlanta	President and Chief Executive Officer of Laurel Street Residential	President and Chief Executive Officer of R.D. Stone Interests

Cousins Properties 5 Q3 2026 Supplemental Information

COMPANY INFORMATION

COMPANY INFORMATION				EQUITY RESEARCH COVERAGE (1)
Corporate Headquarters	Investor Relations			Barclays	BofA Securities	BMO Capital
3344 Peachtree Road NE Suite 1800 Atlanta GA 30326 404.407.1000	Roni Imbeaux Senior Vice President, Finance & Investor Relations rimbeaux@cousins.com 404.407.1104			Brendan Lynch 212.526.9428	Jana Galan 646.855.5042	John Kim 212.885.4115
				Evercore ISI	Green Street	J.P. Morgan
		Transfer Agent Equiniti Trust Company equiniti.com 866.627.2649	Stock Exchange NYSE: CUZ			Steve Sakwa 212.446.9462	Dylan Burzinski 949.640.8780	Anthony Paolone 212.622.6682
						KeyBanc	Mizuho Securities	RW Baird
						Upal Rana 917.368.2316	Vikram Malhotra 212.282.3827	Nicholas Thillman 414.298.5053
RATING AGENCIES (1)
S&P Global Ratings	Moody's Investors Service			Truist Securities	Wells Fargo	Wolfe Research
Hannah Gray 212.438.0244	Dilara Sukhov 212.553.1438			Michael Lewis 212.319.5659	Blaine Heck 410.662.2556	Ally Yaseen 646.582.9253
Current Corporate Credit Rating: BBB	Current Corporate Credit Rating: Baa2
Outlook: Stable	Outlook: Stable

(1)Please note that any opinions, estimates, or forecasts regarding Cousins' performance made by the analysts and rating agencies listed above are theirs alone and do not represent opinions, forecasts, or predictions of Cousins or its management. Cousins does not, by its reference above or distribution, imply its endorsement of, or concurrence with, such information, conclusions, or recommendations.

Pictured Above: Sail Tower, Austin, TX

Cousins Properties 6 Q3 2026 Supplemental Information

CONSOLIDATED BALANCE SHEETS

(in thousands, except share and per share amounts)

		September 30, 2026				December 31, 2025
		(unaudited)
Assets:
Real estate assets:
Operating properties, net of accumulated depreciation of $2,032,122 and $1,922,394     in 2026 and 2025, respectively		$	7,846,848			$	7,894,846
Land			201,783				135,870
			8,048,631				8,030,716
Real estate assets and other assets held for sale, net			23,257				61,489
Cash and cash equivalents			5,213				5,720
Investments in real estate debt, at fair value			19,586				37,804
Accounts receivable			20,070				17,578
Deferred rents receivable			282,422				269,282
Investments in unconsolidated joint ventures			195,700				215,301
Intangible assets, net			169,039				164,738
Other assets, net			116,826				87,504
Total assets		$	8,880,744			$	8,890,132
Liabilities:
Notes payable		$	3,579,763			$	3,340,815
Accounts payable and accrued expenses			307,010				314,317
Deferred income			287,883				301,358
Intangible liabilities, net			117,826				117,085
Other liabilities			129,637				111,506
Liabilities of real estate assets held for sale, net			114				2,849
Total liabilities			4,422,233				4,187,930
Commitments and contingencies
Equity:
Stockholders' investment:
Common stock, $1 par value per share, 300,000,000 shares authorized,    164,600,642 and 167,981,990 issued and outstanding in 2026 and 2025, respectively			164,601				167,982
Additional paid-in capital			5,889,154				5,971,762
Distributions in excess of cumulative net income			(1,604,448	)			(1,460,154	)
Total stockholders' investment			4,449,307				4,679,590
Nonredeemable noncontrolling interests			9,204				22,612
Total equity			4,458,511				4,702,202
Total liabilities and equity		$	8,880,744			$	8,890,132

Cousins Properties 7 Q3 2026 Supplemental Information

CONSOLIDATED STATEMENTS OF OPERATIONS

(unaudited; in thousands, except per share amounts)

		Three Months Ended								Nine Months Ended
		September 30,								September 30,
		2026				2025				2026				2025
Revenues:
Rental property revenues		$	257,310			$	246,461			$	784,132			$	727,203
Fee income			1,439				526				4,951				1,516
Other			666				1,339				1,969				10,063
			259,415				248,326				791,052				738,782
Expenses:
Rental property operating expenses			80,093				80,023				247,344				231,358
Reimbursed expenses			139				124				431				420
General and administrative expenses			9,854				9,510				33,809				29,957
Interest expense			45,577				41,497				137,742				116,785
Operating property impairment			—				—				36,600				—
Depreciation and amortization			103,258				105,272				316,509				308,276
Other			875				440				1,702				1,305
			239,796				236,866				774,137				688,101
Loss from unconsolidated joint ventures			(2,101	)			(2,682	)			(6,958	)			(6,152	)
Gain (loss) on investment property transactions			(509	)			—				8,616				—
Net Income			17,009				8,778				18,573				44,529
Net income attributable to noncontrolling interests			(9	)			(188	)			(271	)			(559	)
Net income available to common stockholders		$	17,000			$	8,590			$	18,302			$	43,970
Net income per common share — basic and diluted		$	0.10			$	0.05			$	0.11			$	0.26
Weighted average common shares — basic			164,601				167,967				165,324				167,902
Weighted average common shares — diluted			165,788				168,738				166,254				168,698

Cousins Properties 8 Q3 2026 Supplemental Information

KEY PERFORMANCE METRICS (1)

		2024	2025 1st	2025 2nd	2025 3rd	2025 4th	2025	2026 1st	2026 2nd	2026 3rd	YTD 2026
Property Statistics
Consolidated Operating Properties		36	36	36	37	37	37	37	35	35	35
Consolidated Rentable Square Feet (in thousands)		19,877	20,081	20,081	20,373	20,373	20,373	20,805	20,130	19,924	19,924
Unconsolidated Operating Properties		3	3	3	3	3	3	4	4	4	4
Unconsolidated Rentable Square Feet (in thousands)		1,236	1,236	1,236	1,236	1,236	1,236	2,139	2,140	2,141	2,141
Total Operating Properties		39	39	39	40	40	40	41	39	39	39
Total Rentable Square Feet (in thousands)		21,113	21,317	21,317	21,609	21,609	21,609	22,944	22,270	22,065	22,065
Office Percent Leased (period end)		91.6%	92.1%	91.6%	90.0%	90.7%	90.7%	91.9%	92.8%	93.0%	93.0%
Office Weighted Average Occupancy		88.6%	90.0%	89.1%	88.3%	88.3%	88.8%	88.9%	89.4%	89.5%	89.3%
Office Leasing Activity (2)
Net Leased during the Period (SF, in thousands)		2,020	539	334	551	700	2,125	932	924	546	2,402
Net Rent (per SF)		$39.77	$35.87	$40.95	$39.18	$36.52	$37.76	$44.54	$41.35	$42.41	$42.83
Net Free Rent (per SF)		(1.97)	(1.77)	(2.08)	(1.97)	(2.40)	(2.07)	(1.86)	(2.47)	(1.96)	(2.11)
Leasing Commissions (per SF)		(2.81)	(2.81)	(3.18)	(2.69)	(2.76)	(2.82)	(3.26)	(3.13)	(2.92)	(3.13)
Tenant Improvements (per SF)		(6.82)	(6.23)	(7.34)	(6.15)	(8.18)	(7.01)	(7.14)	(7.70)	(6.29)	(7.16)
		(11.60)	(10.81)	(12.60)	(10.81)	(13.34)	(11.90)	(12.26)	(13.30)	(11.17)	(12.40)
Net Effective Rent (per SF)		$28.17	$25.06	$28.35	$28.37	$23.18	$25.86	$32.28	$28.05	$31.24	$30.43
Change in Second Generation Net Rent		28.2%	18.3%	27.2%	23.8%	19.9%	21.5%	28.7%	26.8%	31.9%	28.9%
Change in Cash-Basis Second Generation Net Rent		8.5%	3.2%	10.9%	4.2%	0.2%	3.5%	15.2%	9.2%	19.8%	14.2%
Same Property Information (3)
Percent Leased (period end)		91.2%	91.7%	91.1%	89.3%	90.1%	90.1%	91.5%	92.4%	92.6%	92.6%
Weighted Average Occupancy		88.6%	89.4%	88.4%	87.4%	87.4%	88.1%	88.5%	88.8%	88.8%	88.7%
Change in NOI (over prior year period)		5.1%	4.0%	3.2%	1.9%	0.4%	2.4%	1.7%	2.0%	3.3%	2.3%
Change in Cash-Basis NOI (over prior year period)		4.8%	2.0%	1.2%	0.3%	0.03%	0.9%	5.5%	5.9%	7.4%	6.2%
Development Pipeline (4)
Estimated Project Costs (in thousands)		$441,550	$294,550	$294,550	$294,550	$294,550	$294,550	—	—	—	—
Estimated Project Costs/Total Undepreciated Assets		4.1%	2.7%	2.6%	2.7%	2.6%	2.6%	—	—	—	—
Continued on next page

Cousins Properties 9 Q3 2026 Supplemental Information

KEY PERFORMANCE METRICS (1)

		2024	2025 1st	2025 2nd	2025 3rd	2025 4th	2025	2026 1st	2026 2nd	2026 3rd	YTD 2026
Market Capitalization
Common Stock Price Per Share		$30.64	$29.50	$30.03	$28.94	$25.78	$25.78	$22.57	$29.98	$27.64	$27.64
Common Stock/Units Outstanding (in thousands)		167,685	167,933	167,992	167,990	168,007	168,007	164,566	164,627	164,625	164,625
Equity Market Capitalization (in thousands)		$5,137,868	$4,954,024	$5,044,800	$4,861,631	$4,331,220	$4,331,220	$3,714,255	$4,935,517	$4,550,235	$4,550,235
Debt (in thousands)		3,274,388	3,203,476	3,660,608	3,475,120	3,507,020	3,507,020	3,938,750	3,900,218	3,764,713	3,764,713
Total Market Capitalization (in thousands)		$8,412,256	$8,157,500	$8,705,408	$8,336,751	$7,838,240	$7,838,240	$7,653,005	$8,835,735	$8,314,948	$8,314,948
Credit Ratios
Net Debt/Total Market Capitalization		38.8%	39.1%	37.2%	41.6%	44.6%	44.6%	51.3%	44.0%	45.0%	45.0%
Net Debt/Total Undepreciated Assets		30.2%	29.7%	28.9%	31.2%	31.3%	31.3%	34.4%	34.3%	33.1%	33.1%
Net Debt/Annualized EBITDAre		5.16	4.87	5.11	5.38	5.30	5.30	5.66	5.57	5.43	5.43
Fixed Charges Coverage (EBITDAre)		4.01	4.05	3.73	3.50	3.52	3.69	3.45	3.39	3.45	3.43
Dividend Information
Common Dividend per Share		$1.28	$0.32	$0.32	$0.32	$0.32	$1.28	$0.32	$0.32	$0.32	$0.96
Funds From Operations (FFO) Payout Ratio		48.2%	43.0%	45.7%	46.1%	45.0%	44.9%	42.8%	42.3%	42.6%	42.6%
Funds Available for Distribution (FAD) Payout Ratio		76.5%	71.0%	75.6%	76.3%	90.1%	77.7%	65.0%	71.8%	65.9%	67.4%
Operations Ratio
Annualized General and Administrative Expenses/      Total Undepreciated Assets		0.34%	0.40%	0.35%	0.34%	0.31%	0.31%	0.41%	0.43%	0.35%	0.35%
Additional Information
In-Place Gross Rent (per SF) (5)		$47.94	$48.66	$49.07	$49.76	$49.91	$49.91	$50.50	$50.07	$50.36	$50.36
Straight-Line Rental Revenue (in thousands)		$24,508	$12,477	$11,283	$9,424	$6,117	$39,301	$9,544	$6,861	$6,376	$22,781
Above and Below Market Rents Amortization, Net (in thousands)		$6,167	$2,845	$2,828	$3,422	$3,514	$12,609	$4,104	$4,266	$3,376	$11,746
Second Generation Capital Expenditures (in thousands)		$116,093	$33,281	$28,636	$29,981	$47,457	$139,355	$26,625	$35,914	$30,160	$92,699

(1)For Non-GAAP Financial Measures, see the calculations and reconciliations on pages 32 through 38.

(2)See Office Leasing Activity on page 20 for additional detail and explanations.

(3)Same Property Information is derived from the pool of same operating office properties that existed in the period as originally reported. See Same Property Performance on page 19 and Non-GAAP Financial Measures - Calculations and Reconciliations starting on page 32 for additional information.

(4)The Company's share of estimated project costs.

(5)In-place gross rent equals the annualized cash rent including the tenant's share of estimated operating expenses, if applicable, as of the end of the period divided by occupied square feet.

Cousins Properties 10 Q3 2026 Supplemental Information

KEY PERFORMANCE METRICS

(1)Office properties only.

Note: See additional information included herein for calculations, definitions, and reconciliations to GAAP financial measures.

Cousins Properties 11 Q3 2026 Supplemental Information

FUNDS FROM OPERATIONS - SUMMARY

		(amounts in thousands, except per share amounts)
		2024	2025 1st	2025 2nd	2025 3rd	2025 4th	2025	2026 1st	2026 2nd	2026 3rd	YTD 2026
Net Income (Loss)		$46,581	$21,093	$14,658	$8,778	$(3,277)	$41,252	$(24,670)	$26,234	$17,009	$18,573
Fee and Other Income		(12,390)	(10,168)	(2,411)	(2,378)	(3,398)	(18,355)	(3,833)	(5,052)	(3,150)	(12,035)
General and Administrative Expenses		36,566	10,709	9,738	9,510	8,685	38,642	11,840	12,115	9,854	33,809
Interest Expense		122,476	36,774	38,514	41,497	42,456	159,241	45,101	47,064	45,577	137,742
Operating Property Impairment (1)		—	—	—	—	13,286	13,286	36,600	—	—	36,600
Land and Related Predevelopment Cost Impairment (2)		—	—	—	—	1,034	1,034	—	—	—	—
Depreciation and Amortization		365,045	102,114	100,890	105,272	107,083	415,359	108,406	104,845	103,258	316,509
Reimbursed and Other Expenses		2,731	600	560	565	619	2,344	559	560	1,014	2,133
Loss from Unconsolidated Joint Ventures		2,796	1,883	1,587	2,682	2,007	8,159	2,642	2,215	2,101	6,958
NOI from Unconsolidated Joint Ventures		6,617	2,223	3,165	3,256	3,705	12,349	3,371	3,535	4,000	10,906
Transaction Loss (Gain)		(98)	—	—	—	—	—	47	(9,172)	509	(8,616)
NOI (3)		$570,324	$165,228	$166,701	$169,182	$172,200	$673,311	$180,063	$182,344	$180,172	$542,579
Fee and Other Income (3)		12,522	10,183	2,450	2,400	3,445	18,478	3,865	5,096	3,186	12,147
General and Administrative Expenses		(36,566)	(10,709)	(9,738)	(9,510)	(8,685)	(38,642)	(11,840)	(12,115)	(9,854)	(33,809)
Interest Expense (3)		(126,960)	(38,763)	(40,753)	(44,327)	(45,106)	(168,949)	(47,834)	(49,699)	(48,374)	(145,907)
Reimbursed and Other Expenses (3)		(3,047)	(521)	(625)	(659)	(725)	(2,530)	(817)	(663)	(1,171)	(2,651)
Land and Related Predevelopment Cost Impairment (2)		—	—	—	—	(1,034)	(1,034)	—	—	—	—
Loss on Sales of Undepreciated Investment Properties (3)		(3)	—	—	—	—	—	—	—	—	—
Depreciation and Amortization of Non-Real Estate Assets		(461)	(117)	(121)	(121)	(129)	(488)	(140)	(145)	(147)	(432)
Partners' Share of FFO in Consolidated Joint Ventures		(1,717)	(467)	(420)	(429)	(429)	(1,745)	(430)	(173)	(38)	(641)
FFO (3)		$414,092	$124,834	$117,494	$116,536	$119,537	$478,401	$122,867	$124,645	$123,774	$371,286
Weighted Average Common Shares - Diluted		154,015	168,593	168,765	168,738	168,770	168,716	167,681	165,292	165,788	166,254
FFO per Share (3)		$2.69	$0.74	$0.70	$0.69	$0.71	$2.84	$0.73	$0.75	$0.75	$2.23

(1)The operating property impairments relate to One Eleven Congress in the first quarter of 2026 and Harborview in the fourth quarter of 2025.

(2)The land and related predevelopment cost impairment in the fourth quarter of 2025 relates to a land parcel at 303 Tremont. The bases of the land and predevelopment cost were $18.9 million and $5.8 million, respectively, prior to impairment charges.

(3)The above amounts include our share of amounts from unconsolidated joint ventures for the respective category. The Company does not control the operations of these unconsolidated joint ventures but believes including these amounts are meaningful to investors and analysts.

Cousins Properties 12 Q3 2026 Supplemental Information

FUNDS FROM OPERATIONS - DETAIL

		(amounts in thousands, except per share amounts)
		2024	2025 1st	2025 2nd	2025 3rd	2025 4th	2025	2026 1st	2026 2nd	2026 3rd	YTD 2026
NOI
Consolidated Properties
The Domain (2)		$78,929	$20,825	$21,725	$22,055	$22,130	$86,735	$22,185	$22,849	$23,028	$68,062
Sail Tower		1,843	11,682	11,771	11,726	11,780	46,959	11,800	11,610	11,708	35,118
Corporate Center (2)		30,284	8,094	8,458	8,468	8,603	33,623	8,790	9,024	9,104	26,918
Terminus (2)		31,910	8,252	8,566	8,644	7,919	33,381	8,472	8,513	8,214	25,199
Vantage South End (2)		2,338	7,136	7,031	7,140	7,148	28,455	7,243	7,511	7,333	22,087
Spring & 8th (2)		29,471	7,375	7,369	7,412	7,380	29,536	7,344	7,367	7,370	22,081
Promenade Tower		16,714	5,433	5,501	5,761	5,984	22,679	6,657	6,826	7,006	20,489
Buckhead Plaza (2)		22,380	6,471	6,223	6,537	6,480	25,711	6,796	6,846	6,756	20,398
300 Colorado		24,062	6,541	6,726	6,686	6,820	26,773	6,812	6,683	6,680	20,175
300 South Tryon		—	—	—	—	—	—	4,770	7,224	7,261	19,255
Hayden Ferry (2)		17,818	4,560	4,621	4,559	5,129	18,869	6,065	5,741	6,045	17,851
BriarLake Plaza (2)		22,363	5,686	5,533	5,660	5,627	22,506	5,558	5,210	5,817	16,585
Avalon (2)		16,821	3,483	3,625	3,646	3,892	14,646	4,468	4,890	5,125	14,483
San Jacinto Center		20,161	4,495	4,409	4,547	4,710	18,161	4,993	4,598	4,452	14,043
The Link		—	—	—	3,258	4,483	7,741	4,515	4,569	4,789	13,873
The Terrace (2)		15,914	4,152	4,006	3,986	4,078	16,222	4,168	4,310	4,812	13,290
725 Ponce		17,913	4,162	4,146	4,156	4,121	16,585	4,186	4,172	4,202	12,560
Northpark (2)		20,652	4,818	3,920	3,822	3,857	16,417	3,983	4,174	4,195	12,352
Colorado Tower		17,655	4,252	3,663	3,550	4,085	15,550	4,233	4,023	4,093	12,349
3344 Peachtree		15,652	3,745	4,051	4,006	4,141	15,943	3,831	3,971	4,290	12,092
100 Mill		15,128	3,992	3,782	3,856	3,851	15,481	3,840	3,741	3,801	11,382
The RailYard		12,262	3,027	3,058	3,147	2,996	12,228	2,956	3,038	2,978	8,972
3350 Peachtree		6,748	1,970	2,274	2,511	2,709	9,464	2,677	2,729	2,756	8,162
201 North Tryon		19,168	4,795	4,983	3,442	2,968	16,188	2,768	2,622	2,715	8,105
Heights Union (2)		10,606	2,623	2,677	2,614	2,657	10,571	2,506	2,361	2,731	7,598
Promenade Central		7,157	2,349	2,333	2,255	2,332	9,269	2,382	2,555	2,366	7,303
Tempe Gateway		6,003	2,122	2,106	2,342	2,352	8,922	2,439	2,329	2,237	7,005
Legacy Union One		9,505	2,372	2,360	2,367	2,358	9,457	2,545	2,517	1,722	6,784
Domain Point (2)		8,332	2,040	2,040	1,843	2,045	7,968	1,963	1,971	2,008	5,942
5950 Sherry Lane		4,432	1,244	1,283	1,456	1,422	5,405	1,359	1,490	1,643	4,492
The Pointe		4,906	1,316	1,251	1,223	1,317	5,107	1,351	1,400	1,490	4,241
111 West Rio		5,648	1,419	1,400	1,408	1,424	5,651	1,396	1,406	1,406	4,208
550 South		8,396	1,875	1,859	1,861	1,505	7,100	1,284	1,489	1,063	3,836
3348 Peachtree		4,926	1,301	1,156	886	1,320	4,663	1,394	1,214	1,018	3,626
Meridian Mark Plaza		4,494	1,158	1,280	1,301	1,239	4,978	1,296	1,041	1,250	3,587
Other (3)		33,116	8,240	8,350	7,795	7,633	32,018	7,667	6,795	2,708	17,170
Subtotal - Consolidated		563,707	163,005	163,536	165,926	168,495	660,962	176,692	178,809	176,172	531,673

Continued on next page

Cousins Properties 13 Q3 2026 Supplemental Information

FUNDS FROM OPERATIONS - DETAIL

		(amounts in thousands, except per share amounts)
		2024	2025 1st	2025 2nd	2025 3rd	2025 4th	2025	2026 1st	2026 2nd	2026 3rd	YTD 2026
Unconsolidated Properties (4)
Neuhoff (2)		113	400	1,328	1,436	2,031	5,195	1,772	1,942	2,327	6,041
Medical Offices at Emory Hospital		4,661	1,176	1,188	1,227	1,198	4,789	1,205	1,142	1,212	3,559
120 West Trinity (2)		1,100	286	228	244	243	1,001	240	268	233	741
Proscenium		743	361	421	349	233	1,364	154	183	228	565
Subtotal - Unconsolidated		6,617	2,223	3,165	3,256	3,705	12,349	3,371	3,535	4,000	10,906
Total Net Operating Income (1)		570,324	165,228	166,701	169,182	172,200	673,311	180,063	182,344	180,172	542,579
Fee and Other Income
Management Fees (6)		1,761	496	422	454	423	1,795	449	511	519	1,479
Termination Fees		3,405	2,866	—	512	1,709	5,087	1,831	2,240	1,044	5,115
Leasing & Other Fees		—	—	33	—	2	35	725	1,701	746	3,172
Development Fees		—	—	39	72	102	213	72	54	174	300
Interest Income from Real Estate Debt (7)		5,772	2,149	568	606	1,097	4,420	727	485	544	1,756
Other Income (8)		1,452	4,656	1,350	734	65	6,805	29	61	123	213
Other Income - Unconsolidated (4)		132	16	38	22	47	123	32	44	36	112
Total Fee and Other Income		12,522	10,183	2,450	2,400	3,445	18,478	3,865	5,096	3,186	12,147
General and Administrative Expenses		(36,566)	(10,709)	(9,738)	(9,510)	(8,685)	(38,642)	(11,840)	(12,115)	(9,854)	(33,809)
Interest Expense
Consolidated Interest Expense
Public Senior Notes, Unsecured ($500M)		(11,201)	(7,474)	(7,468)	(7,485)	(7,480)	(29,907)	(7,480)	(7,487)	(7,487)	(22,454)
Public Senior Notes, Unsecured ($500M)		—	—	(1,798)	(6,724)	(6,742)	(15,264)	(6,749)	(6,745)	(6,753)	(20,247)
Public Senior Notes, Unsecured ($400M)		(830)	(5,551)	(5,548)	(5,544)	(5,543)	(22,186)	(5,546)	(5,548)	(5,552)	(16,646)
Public Senior Notes, Unsecured ($500M)		—	—	—	—	—	—	(2,881)	(6,310)	(6,319)	(15,510)
Term Loan, Unsecured ($400M)		(23,510)	(5,539)	(5,356)	(5,425)	(5,221)	(21,541)	(4,919)	(4,620)	(4,649)	(14,188)
Terminus (2)		(14,055)	(3,514)	(3,514)	(3,514)	(3,513)	(14,055)	(3,514)	(3,514)	(3,514)	(10,542)
Credit Facility, Unsecured		(17,324)	(1,725)	(1,390)	(1,353)	(2,331)	(6,799)	(3,646)	(3,520)	(2,051)	(9,217)
Privately Placed Senior Notes, Unsecured ($275M)		(10,975)	(2,744)	(2,744)	(2,743)	(2,744)	(10,975)	(2,744)	(2,744)	(2,743)	(8,231)
Privately Placed Senior Notes, Unsecured ($250M)		(9,764)	(2,441)	(2,441)	(2,441)	(2,441)	(9,764)	(2,441)	(2,441)	(2,441)	(7,323)
Term Loan, Unsecured ($100M)		(17,967)	(3,482)	(3,486)	(3,598)	(3,373)	(13,939)	(2,226)	(1,125)	(1,240)	(4,591)
Privately Placed Senior Notes, Unsecured ($125M)		(4,789)	(1,197)	(1,198)	(1,197)	(1,197)	(4,789)	(1,197)	(1,198)	(1,197)	(3,592)
Privately Placed Senior Notes, Unsecured ($100M)		(4,146)	(1,036)	(1,036)	(1,037)	(1,036)	(4,145)	(1,036)	(1,037)	(1,036)	(3,109)
201 North Tryon		(4,265)	(1,046)	(1,038)	(1,030)	(1,023)	(4,137)	(1,015)	(1,006)	(986)	(3,007)
Other (9)		(16,199)	(3,408)	(3,400)	(1,040)	(905)	(8,753)	(899)	(890)	(573)	(2,362)
Capitalized (10)		12,549	2,383	1,903	1,634	1,093	7,013	1,192	1,121	964	3,277
Subtotal - Consolidated Interest Expense		(122,476)	(36,774)	(38,514)	(41,497)	(42,456)	(159,241)	(45,101)	(47,064)	(45,577)	(137,742)
Unconsolidated Interest Expense (4)
Neuhoff (5)		(2,452)	(1,481)	(1,731)	(2,322)	(2,142)	(7,676)	(2,225)	(2,127)	(2,289)	(6,641)
Medical Offices at Emory Hospital		(2,032)	(508)	(508)	(508)	(508)	(2,032)	(508)	(508)	(508)	(1,524)
Subtotal - Unconsolidated Interest Expense		(4,484)	(1,989)	(2,239)	(2,830)	(2,650)	(9,708)	(2,733)	(2,635)	(2,797)	(8,165)
Total Interest Expense		(126,960)	(38,763)	(40,753)	(44,327)	(45,106)	(168,949)	(47,834)	(49,699)	(48,374)	(145,907)

Continued on next page

Cousins Properties 14 Q3 2026 Supplemental Information

FUNDS FROM OPERATIONS - DETAIL

		(amounts in thousands, except per share amounts)
		2024	2025 1st	2025 2nd	2025 3rd	2025 4th	2025	2026 1st	2026 2nd	2026 3rd	YTD 2026
Reimbursed and Other Expenses
Reimbursed Expenses (6)		(634)	(177)	(120)	(123)	(124)	(544)	(120)	(172)	(139)	(431)
Property Taxes and Other Land Holding Costs (4)		(1,020)	(355)	(387)	(320)	(334)	(1,396)	(416)	(367)	(736)	(1,519)
Predevelopment & Other Costs (4)		(1,393)	11	(118)	(216)	(267)	(590)	(281)	(124)	(296)	(701)
Land and Related Predevelopment Cost Impairment		—	—	—	—	(1,034)	(1,034)	—	—	—	—
Total Reimbursed and Other Expenses		(3,047)	(521)	(625)	(659)	(1,759)	(3,564)	(817)	(663)	(1,171)	(2,651)
Loss on Sales of Undepreciated Investment Properties
Consolidated		(3)	—	—	—	—	—	—	—	—	—
Total Loss on Sales of Undepreciated Investment Properties		(3)	—	—	—	—	—	—	—	—	—
Depreciation and Amortization of Non-Real Estate Assets		(461)	(117)	(121)	(121)	(129)	(488)	(140)	(145)	(147)	(432)
Partners' Share of FFO in Consolidated Joint Ventures		(1,717)	(467)	(420)	(429)	(429)	(1,745)	(430)	(173)	(38)	(641)
FFO		$414,092	$124,834	$117,494	$116,536	$119,537	$478,401	$122,867	$124,645	$123,774	$371,286
Weighted Average Shares - Diluted		154,015	168,593	168,765	168,738	168,770	168,716	167,681	165,292	165,788	166,254
FFO per Share		$2.69	$0.74	$0.70	$0.69	$0.71	$2.84	$0.73	$0.75	$0.75	$2.23

Note: Amounts may differ slightly from other schedules contained herein due to rounding.

(1)See Non-GAAP Financial Measures - Calculations and Reconciliations beginning on page 32.

(2)Contains multiple buildings that are grouped together for reporting purposes.

(3)Primarily represents operating properties sold prior to September 30, 2026, and also includes the College Street Garage for all periods and Domain 4 through June 30, 2026. On July 1, 2026, the Domain 4 land was added to our adjacent Domain Central land, which is being held for future development.

(4)Unconsolidated amounts included in the reconciliation above represent amounts recorded in unconsolidated joint ventures multiplied by the Company's ownership interest. The Company does not control the operations of the unconsolidated joint ventures but believes including these amounts in the categories indicated is meaningful to investors and analysts.

(5)Represents the initial operations at our Neuhoff property, which is not yet stabilized.

(6)Reimbursed Expenses include costs incurred by the Company for management services provided to our unconsolidated joint ventures. The reimbursement of these costs by the unconsolidated joint ventures is included in Management Fees.

(7)Included in Interest Income from Real Estate Debt for the first quarter of 2025 is $858,000 related to a minimum interest guaranty paid by the borrower of the Radius loan upon early repayment.

(8)Included in Other Income for the first quarter of 2025 is $4.6 million from the sale of our SVB bankruptcy claim.

(9)Primarily represents interest on consolidated loans repaid prior to September 30, 2026.

(10)Amounts of consolidated interest expense related to consolidated debt that are capitalized to consolidated development and redevelopment projects as well as to equity in unconsolidated development projects.

Continued on next page

Cousins Properties 15 Q3 2026 Supplemental Information

PORTFOLIO STATISTICS (1)

		Rentable		Financial		Company's		End of Period Leased				Weighted Average Occupancy (2)
Office Properties		Square Feet		Statement Presentation		Ownership Interest		2Q26		3Q26		2Q26		3Q26		% of Total NOI / 3Q26
The Domain (3) (4)		2,080,000		Consolidated		100%		99.2%		99.6%		97.6%		97.7%		12.9%
Sail Tower		804,000		Consolidated		100%		100.0%		100.0%		100.0%		100.0%		6.6%
300 Colorado		378,000		Consolidated		100%		100.0%		100.0%		100.0%		100.0%		3.7%
The Terrace (3)		619,000		Consolidated		100%		91.3%		93.5%		84.3%		85.2%		2.7%
San Jacinto Center		399,000		Consolidated		100%		82.3%		83.8%		82.2%		80.1%		2.5%
Colorado Tower		373,000		Consolidated		100%		96.3%		96.3%		89.7%		89.7%		2.3%
Domain Point (3)		240,000		Consolidated		96.5%		93.6%		93.6%		93.6%		93.6%		1.1%
AUSTIN		4,893,000						96.5%		97.1%		94.5%		94.4%		31.8%
Terminus (3)		1,229,000		Consolidated		100%		89.3%		89.3%		83.1%		82.6%		4.6%
Spring & 8th (3)		765,000		Consolidated		100%		100.0%		100.0%		100.0%		100.0%		4.1%
Buckhead Plaza (3)		680,000		Consolidated		100%		95.4%		95.9%		92.4%		91.2%		3.8%
Promenade Tower		771,000		Consolidated		100%		88.8%		90.5%		86.6%		89.0%		3.8%
Avalon (3)		481,000		Consolidated		100%		100.0%		100.0%		100.0%		100.0%		2.9%
725 Ponce		372,000		Consolidated		100%		100.0%		100.0%		87.6%		87.6%		2.4%
Northpark (3)		1,380,000		Consolidated		100%		84.5%		86.3%		69.4%		71.5%		2.3%
3344 Peachtree		485,000		Consolidated		100%		96.5%		96.5%		94.2%		94.2%		2.4%
3350 Peachtree		409,000		Consolidated		100%		92.5%		92.5%		92.5%		92.5%		1.5%
Promenade Central		367,000		Consolidated		100%		92.7%		94.4%		81.1%		84.3%		1.3%
3348 Peachtree		258,000		Consolidated		100%		75.4%		75.4%		74.3%		72.9%		0.6%
Meridian Mark Plaza		160,000		Consolidated		100%		100.0%		100.0%		100.0%		100.0%		0.7%
Medical Offices at Emory Hospital		359,000		Unconsolidated		50%		99.0%		99.0%		99.0%		99.0%		0.7%
Proscenium		526,000		Unconsolidated		20%		62.9%		74.5%		44.8%		44.5%		0.1%
120 West Trinity Office		43,000		Unconsolidated		20%		74.2%		74.2%		74.2%		74.2%		0.1%
ATLANTA		8,285,000						91.6%		92.4%		85.7%		86.3%		31.3%
Vantage South End (3)		639,000		Consolidated		100%		97.5%		97.5%		97.5%		97.5%		4.1%
300 South Tryon (5)		637,000		Consolidated		100%		100.0%		100.0%		100.0%		100.0%		4.1%
The RailYard		329,000		Consolidated		100%		97.8%		98.4%		98.3%		97.8%		1.7%
201 North Tryon		687,000		Consolidated		100%		49.3%		49.3%		49.3%		49.3%		1.5%
550 South		400,000		Consolidated		100%		71.1%		55.9%		65.4%		53.4%		0.6%
CHARLOTTE		2,692,000						81.9%		79.7%		81.1%		79.3%		12.0%
Hayden Ferry (3) (6)		806,000		Consolidated		100%		96.3%		96.5%		90.1%		88.4%		3.4%
100 Mill		287,000		Consolidated		100%		98.2%		98.2%		98.2%		98.2%		2.1%
Tempe Gateway		267,000		Consolidated		100%		94.6%		96.7%		94.2%		91.8%		1.3%
111 West Rio		225,000		Consolidated		100%		100.0%		100.0%		100.0%		100.0%		0.8%
PHOENIX		1,585,000						97.0%		97.5%		94.1%		93.0%		7.6%
Continued on next page

Cousins Properties 16 Q3 2026 Supplemental Information

PORTFOLIO STATISTICS (1)

		Rentable		Financial		Company's		End of Period Leased				Weighted Average Occupancy (2)
Office Properties		Square Feet		Statement Presentation		Ownership Interest		2Q26		3Q26		2Q26		3Q26		% of Total NOI / 3Q26
Corporate Center (3)		1,227,000		Consolidated		100%		96.5%		96.9%		94.9%		95.0%		5.1%
Heights Union (3)		294,000		Consolidated		100%		100.0%		100.0%		100.0%		100.0%		1.5%
The Pointe		253,000		Consolidated		100%		94.6%		95.3%		93.1%		94.6%		0.8%
TAMPA		1,774,000						96.8%		97.2%		95.5%		95.7%		7.4%
The Link (5)		292,000		Consolidated		100%		95.9%		96.6%		94.5%		95.9%		2.7%
Legacy Union One		299,000		Consolidated		100%		100.0%		100.0%		100.0%		100.0%		1.0%
5950 Sherry Lane		197,000		Consolidated		100%		95.7%		95.6%		86.8%		90.2%		0.9%
DALLAS		788,000						97.5%		97.6%		94.8%		96.0%		4.6%
BriarLake Plaza (3)		835,000		Consolidated		100%		97.2%		96.2%		94.8%		96.5%		3.3%
HOUSTON		835,000						97.2%		96.2%		94.8%		96.5%		3.3%
Neuhoff Office (3) (5) (7)		396,000		Unconsolidated		50%		95.8%		95.8%		56.1%		68.6%		0.7%
NASHVILLE		396,000						95.8%		95.8%		56.1%		68.6%		0.7%
TOTAL OFFICE		21,248,000						92.8%		93.0%		89.4%		89.5%		98.7%
Other Properties (5)
Neuhoff Apartments - Nashville (542 units) (3) (7)		454,000		Unconsolidated		50%		93.2%		95.2%		87.8%		90.3%		0.6%
College Street Garage - Charlotte		—		Consolidated		100%		NA		NA		NA		NA		0.5%
120 West Trinity Apartments - Atlanta (330 units)		310,000		Unconsolidated		20%		98.5%		99.1%		95.1%		97.1%		0.1%
Neuhoff Retail - Nashville (3) (7)		53,000		Unconsolidated		50%		46.6%		54.1%		46.6%		46.6%		0.1%
TOTAL OTHER		817,000														1.3%
TOTAL		22,065,000														100.0%

(1)Represents the Company's operating properties, excluding properties in the development pipeline and properties sold prior to or held for sale as of September 30, 2026.

(2)The weighted average occupancy of the property over the period for which the property was available for occupancy during the respective quarters.

(3)Contains two or more buildings that are grouped together for reporting purposes.

(4)Domain 9 stabilized on March 1, 2025 and was added to the portfolio statistics at that time. Domain 9 is not included in Same Property.

(5)Not included in Same Property.

(6)Effective October 1, 2023, Hayden Ferry I, a 210,000 square foot building, in this group of buildings was excluded from Same Property, end of period leased, and weighted average occupancy due to commencement of the current full redevelopment of this building. This building will be excluded from the Phoenix and Total Office end of period leased and weighted average occupancy calculations until occupancy stabilizes. The renovation is substantially complete, and as of September 30, 2026, the building was 94.7% leased and had a weighted average occupancy of 50.5%.

(7)Following substantial completion in the first quarter of 2026, Phase I of our Neuhoff joint venture's development project was removed from our development pipeline and included above. Until stabilization this property will be excluded from the Total Office end of period leased and weighted average occupancy calculations.

Cousins Properties 17 Q3 2026 Supplemental Information

Atlanta

31.4%

Austin

31.8%

Tampa

7.4%

Phoenix

7.6%

Dallas

4.6%

Nashville

1.4%

Charlotte

12.5%

Houston

3.3%

Third Quarter 2026 Portfolio NOI by Market

PORTFOLIO STATISTICS

Cousins Properties 18 Q3 2026 Supplemental Information

SAME PROPERTY PERFORMANCE (1)

		($ in thousands)
		Three Months Ended September 30,
		2025				2026				$ Change				% Change
Rental Property Revenues (2)		$	224,340			$	230,676			$	6,336				2.8	%
Rental Property Operating Expenses (2)			72,375				73,725				1,350				1.9	%
Same Property Net Operating Income		$	151,965			$	156,951			$	4,986				3.3	%
Cash-Basis Rental Property Revenues (3)		$	205,601			$	216,960			$	11,359				5.5	%
Cash-Basis Rental Property Operating Expenses (4)			72,245				73,688				1,443				2.0	%
Cash-Basis Same Property Net Operating Income		$	133,356			$	143,272			$	9,916				7.4	%
End of Period Leased			90.0	%			92.6	%
Weighted Average Occupancy			88.4	%			88.8	%
		Nine Months Ended September 30,
		2025				2026				$ Change				% Change
Rental Property Revenues (2)		$	668,541			$	690,590			$	22,049				3.3	%
Rental Property Operating Expenses (2)			211,153				222,774				11,621				5.5	%
Same Property Net Operating Income		$	457,388			$	467,816			$	10,428				2.3	%
Cash-Basis Rental Property Revenues (3)		$	607,827			$	644,566			$	36,739				6.0	%
Cash-Basis Rental Property Operating Expenses (4)			210,662				222,649				11,987				5.7	%
Cash-Basis Same Property Net Operating Income		$	397,165			$	421,917			$	24,752				6.2	%
Weighted Average Occupancy			89.3	%			88.7	%

(1)Same Properties include those operating office properties that were stabilized and owned by the Company for the entirety of all comparable reporting periods presented. See Portfolio Statistics on pages 16 and 17 for footnotes indicating which properties are not included in Same Property. See Non-GAAP Financial Measures - Calculations and Reconciliations beginning on page 32.

(2)Rental Property Revenues and Operating Expenses include results for the Company and its share of unconsolidated joint ventures and exclude termination fee income. Net operating income for unconsolidated joint ventures is calculated as Rental Property Revenues less termination fee income and Rental Property Operating Expenses at the joint ventures, multiplied by the Company's ownership interest. The Company does not control the operations of the unconsolidated joint ventures but believes that including these amounts with consolidated net operating income is meaningful to investors and analysts.

(3)Cash-Basis Rental Property Revenues include that of the Company and its share of unconsolidated joint ventures. It represents Rental Property Revenues, excluding termination fee income, straight-line rents, other deferred income amortization, amortization of lease inducements, and amortization of acquired above and below market rents.

(4)Cash-Basis Rental Property Operating Expenses include that of the Company and its share of unconsolidated joint ventures. It represents Rental Property Operating Expenses, excluding straight-line ground rent expense and amortization of above and below market ground rent expense.

Cousins Properties 19 Q3 2026 Supplemental Information

OFFICE LEASING ACTIVITY

		Three Months Ended September 30, 2026																Nine Months Ended September 30, 2026
		New				Renewal				Expansion				Total				New				Renewal				Expansion				Total
Net leased square feet (1)			132,268				326,380				87,783				546,431				869,611				1,304,405				228,370				2,402,386
Number of transactions			21				21				11				53				64				59				28				151
Lease term in years (2)			7.7				6.0				10.0				7.0				8.5				6.6				9.2				7.5
Net effective rent calculation (per square foot per year) (2)
Net annualized rent (3)		$	44.15			$	40.48			$	46.94			$	42.41			$	42.76			$	41.69			$	49.59			$	42.83
Net free rent			(2.92	)			(1.31	)			(2.88	)			(1.96	)			(3.05	)			(1.33	)			(3.00	)			(2.11	)
Leasing commissions			(3.57	)			(2.42	)			(3.79	)			(2.92	)			(3.55	)			(2.74	)			(3.83	)			(3.13	)
Tenant improvements			(9.06	)			(4.00	)			(10.64	)			(6.29	)			(10.36	)			(4.60	)			(9.48	)			(7.16	)
Total leasing costs			(15.55	)			(7.73	)			(17.31	)			(11.17	)			(16.96	)			(8.67	)			(16.31	)			(12.40	)
Net effective rent		$	28.60			$	32.75			$	29.63			$	31.24			$	25.80			$	33.02			$	33.28			$	30.43
Second generation leased square footage (4)															454,189																1,748,363
Increase in straight-line basis second generation net rent per square foot (5)															31.9	%															28.9	%
Increase in cash-basis second generation net rent per square foot (6)															19.8	%															14.2	%

(1)Comprised of total square feet leased, unadjusted for ownership share. Excludes leases approximately one year or less, along with apartment, retail, amenity, storage, and intercompany space leases.

(2)Weighted average of net leased square feet.

(3)Straight-line net rent per square foot (operating expense reimbursements deducted from gross leases) over the lease term, prior to any deductions for leasing costs. Excludes percent rent leases.

(4)Excludes leases executed for spaces that were vacant upon acquisition, new leases in development properties, percent rent leases, and leases for spaces that have been vacant for one year or more.

(5)Increase in second generation straight-line basis net annualized rent on a weighted average basis.

(6)Increase in second generation net cash rent at the end of the term paid by the prior tenant compared to net cash rent at the beginning of the term (after any free rent period) paid by the current tenant on a weighted average basis. For early renewals, the final net cash rent paid under the original lease is compared to the first net cash rent paid under the terms of the renewal. Net cash rent is net of any recovery of operating expenses but prior to any deductions for leasing costs.

Cousins Properties 20 Q3 2026 Supplemental Information

OFFICE LEASE EXPIRATIONS

Lease Expirations by Year (1)

Year of Expiration		Square Feet Expiring				% of Leased Space				Annual Contractual Rent ($ in thousands) (2)				% of Annual Contractual Rent				Annual Contractual Rent/Sq. Ft.
2026			240,217				1.3	%		$	11,954				1.1	%		$	49.76
2027			612,834				3.3	%			28,073				2.6	%			45.81
2028			1,664,041				9.0	%			82,795				7.8	%			49.76
2029			1,592,508				8.6	%			82,007				7.6	%			51.50
2030			2,072,127				11.2	%			106,462				10.0	%			51.38
2031			1,421,091				7.7	%			82,222				7.7	%			57.86
2032			1,977,577				10.7	%			111,279				10.5	%			56.27
2033			2,146,529				11.6	%			133,875				12.6	%			62.37
2034			1,377,243				7.4	%			80,290				7.6	%			58.30
2035 & Thereafter			5,410,316				29.2	%			346,401				32.5	%			64.03
Total			18,514,483				100.0	%		$	1,065,358				100.0	%		$	57.54

(1) Company's share of leases expiring after September 30, 2026. Expiring square footage for which new leases have been executed is reflected based on the expiration date

of the new lease.

(2) Annual Contractual Rent is the estimated rent in the year of expiration. It includes the minimum base rent and an estimate of the tenant's share of operating expenses, if

applicable, as defined in the respective leases.

Cousins Properties 21 Q3 2026 Supplemental Information

TOP 20 OFFICE TENANTS

		Tenant (1)		Number of Properties Occupied		Number of Markets Occupied		Company's Share of Square Footage		Company's Share of Annualized Rent ($ in thousands) (2)		Percentage of Company's Share of Annualized Rent		Weighted Average Remaining Lease Term (Years)
1		Amazon		5		3		1,477,626		$81,663		9.1%		5.5
2		Alphabet (3)		1		1		799,149		48,076		5.4%		11.3
3		NCR Voyix		2		2		815,634		44,009		4.9%		6.7
4		ExxonMobil		2		2		324,631		22,861		2.5%		5.8
5		IBM		1		1		319,863		19,062		2.1%		13.9
6		Expedia		1		1		315,882		17,603		2.0%		4.5
7		Apache		1		1		362,803		14,743		1.6%		12.3
8		Barings		1		1		203,319		9,926		1.1%		5.1
9		Deloitte		4		3		196,917		9,509		1.1%		7.7
10		McGuireWoods LLP		2		2		176,498		8,592		1.0%		14.3
11		ADP		1		1		225,000		8,320		0.9%		1.5
12		BlackRock		1		1		131,656		7,898		0.9%		9.7
13		McKinsey & Company		3		3		138,532		7,416		0.8%		6.5
14		Smurfit Westrock		1		1		181,351		7,041		0.8%		3.6
15		Amgen		1		1		163,169		7,003		0.8%		2.1
16		Time Warner Cable		2		1		119,018		6,443		0.7%		2.0
17		Samsung (4)		1		1		133,860		6,376		0.7%		0.8
18		Workday, Inc.		1		1		131,952		6,364		0.7%		6.8
19		Allstate		1		1		148,262		6,327		0.7%		3.3
20		Houlihan Lokey, Inc.		2		2		89,095		6,306		0.6%		10.0
		Total						6,454,217		$345,538		38.4%		6.7

(1)In some cases, the actual tenant may be an affiliate of the entity shown, and the entity shown may not be a guarantor of the obligations of that tenant.

(2)Annualized Rent represents the annualized cash rent including the tenant's share of estimated operating expenses, if applicable, paid by the tenant as of September 30, 2026. If the tenant was in a free rent period as of September 30, 2026, Annualized Rent represents the annualized contractual rent the tenant will pay in the first month it is required to pay full cash rent.

(3)Effective June 1, 2026, Alphabet began to self manage the property, including directly paying some operating expenses. As a result, operating expenses paid directly by Alphabet are no longer included in annualized rent.

(4)The weighted average lease term includes a second quarter 2026 eight year partial renewal of 11,000 square feet.

Cousins Properties 22 Q3 2026 Supplemental Information

TENANT INDUSTRY DIVERSIFICATION

(1)Annualized Rent represents the annualized cash rent including the tenant's share of estimated operating expenses, if applicable, paid by the tenant as of September 30, 2026. If the tenant was in a free rent period as of September 30, 2026, Annualized Rent represents the annualized contractual rent the tenant will pay in the first month the tenant is required to pay full rent.

Note: Management uses SIC codes when available, along with their judgment, to determine tenant industry classification. This schedule includes leases that have commenced. Leases that have been signed but have not commenced as of September 30, 2026 are excluded.

Cousins Properties 23 Q3 2026 Supplemental Information

INVESTMENT ACTIVITY

Co mpleted Operating Property Acquisitions

Property		Type		Market		Company's Ownership Interest		Timing		Square Feet				Gross Purchase Price ($ in thousands) (1)
2026
300 South Tryon		Office		Charlotte		100%		1Q			638,000			$	317,500
100 Mill (2)		Office		Phoenix		100%		2Q			288,000				18,500
2025
The Link		Office		Dallas		100%		3Q			292,000				218,000
2024
Proscenium		Office		Atlanta		20%		3Q			525,000				83,250
Sail Tower		Office		Austin		100%		4Q			804,000				521,800
Vantage South End		Office		Charlotte		100%		4Q			639,000				328,500
2022
Avalon (3)		Office		Atlanta		100%		2Q			480,000				43,400
2021
725 Ponce		Office		Atlanta		100%		3Q			372,000				300,200
Heights Union		Office		Tampa		100%		4Q			294,000				144,800
											4,332,000			$	1,975,950

Completed Operating Property Developments

Project		Type		Market		Company's Ownership Interest		Timing (4)		Square Feet				Total Project Cost ($ in thousands) (1)
2026
Neuhoff Commercial - Phase 1		Mixed		Nashville		50%		(5)			450,000			$	306,000
Neuhoff Apartments		Residential		Nashville		50%		1Q			454,000				217,000
2025
Domain 9		Office		Austin		100%		1Q			338,000				147,000
2022
300 Colorado		Office		Austin		100%		1Q			369,000				193,000
100 Mill (2)		Office		Phoenix		90%		4Q			288,000				156,000
2021
10000 Avalon (3)		Office		Atlanta		90%		1Q			251,000				96,000
120 West Trinity		Mixed		Atlanta		20%		2Q			353,000				89,000
Domain 10		Office		Austin		100%		3Q			300,000				111,000
											2,803,000			$	1,315,000

(1)Except as otherwise noted, amounts represent total purchase prices, total project costs paid by the Company and, where applicable, its joint venture partner.

(2)Developed 100 Mill as the majority partner in a 90-10 joint venture, HICO 100 Mill LLC. In 2026, we purchased the outside interest of 10% in HICO 100 Mill LLC for $18.5 million in a transaction that valued the property at $158.7 million.

(3)Developed 8000 Avalon and 10000 Avalon as the majority partner in 90-10 joint ventures, HICO Avalon LLC and HICO Avalon II LLC, respectively. In 2022, we purchased the outside interest of 10% in HICO Avalon LLC and HICO Avalon II LLC for $43 million in a transaction that valued the properties at $302 million.

(4)Represents timing of stabilization.

(5)While construction is substantially complete, this operating property has not yet reached stabilization.

Cousins Properties 24 Q3 2026 Supplemental Information

INVESTMENT ACTIVITY

Completed Operating Property Dispositions

Property		Type		Market		Company's Ownership Interest		Timing		Square Feet				Gross Sales Price ($ in thousands)
2026
Harborview Plaza		Office		Tampa		100%		1Q			206,000			$	39,500
Research Park V		Office		Austin		100%		2Q			173,000				42,000
One Eleven Congress		Office		Austin		100%		3Q			519,000				208,000
2022
Carolina Square		Mixed		Charlotte		50%		3Q			468,000				105,000		(1)
2021
Burnett Plaza		Office		Fort Worth		100%		2Q			1,023,000				137,500
One South at the Plaza		Office		Charlotte		100%		3Q			891,000				271,500
Dimensional Place		Office		Charlotte		50%		3Q			281,000				60,800		(1)
816 Congress		Office		Austin		100%		4Q			435,000				174,000
											3,996,000			$	1,038,300

(1)Amount represents proceeds, before debt and other adjustments, received by the Company for the sale of its unconsolidated interest in the joint venture to its partner.

Cousins Properties 25 Q3 2026 Supplemental Information

DEVELOPMENT PIPELINE

Project

Type

Market

Company's Ownership Interest

Construction Start Date

Square Feet/Units

Estimated Project Cost

Company's Share of Estimated Project Cost

Project Cost Incurred to Date

Company's Share of Project Cost Incurred to Date

Percent Leased

Initial Occupancy

Estimated Stabilization

($ in thousands)

($ in thousands)

($ in thousands)

($ in thousands)

The Company had no projects under active development as of September 30, 2026.

Cousins Properties 26 Q3 2026 Supplemental Information

LAND INVENTORY

		Market		Company's Ownership Interest		Financial Statement Presentation		Total Developable Land (Acres)
3354/3356 Peachtree		Atlanta		95%		Consolidated		3.2
715 Ponce		Atlanta		50%		Unconsolidated		1.0
887 West Peachtree		Atlanta		100%		Consolidated		1.6
Domain Point 3		Austin		90%		Consolidated		1.7
Domain Central (1)		Austin		100%		Consolidated		10.7
South End Station		Charlotte		100%		Consolidated		3.4
303 Tremont (2)		Charlotte		100%		Consolidated		2.4
2401 McKinney (3)		Dallas		97.5%		Consolidated		2.3
Legacy Union 2 & 3		Dallas		95%		Consolidated		4.0
Neuhoff Commercial - Phase II (4)		Nashville		50%		Unconsolidated		1.4
Corporate Center 5 & 6 (5)		Tampa		100%		Consolidated		14.1
Total								45.8
Total Cost Basis of Land ($ in thousands) (6)								$282,137
Company's Share of Cost Basis of Land ($ in thousands) (6)								$238,542

(1)Effective in the third quarter of 2026, includes 5.1 acres and $6.1 million cost basis of land at our previous Domain 4 office property where operations have ceased and the site is being prepared for future development.

(2)303 Tremont is under contract for sale and is expected to close in the fourth quarter of 2026.

(3)A portion of this land parcel is controlled through a long-term ground lease.

(4)The cost basis for the Neuhoff Commercial - Phase II land site of $73 million includes costs related to initial parking and infrastructure work completed during the construction of Phase I, of which the Company's share is 50%.

(5)Corporate Center 5 is controlled through a long-term ground lease.

(6)Excludes amounts related to leasehold interests for parcels controlled through long-term ground leases.

Cousins Properties 27 Q3 2026 Supplemental Information

DEBT SCHEDULE (1)

Company's Share of Debt Maturities and Principal Payments

($ in thousands)

Description (Interest Rate Base, if not fixed)		Company's Ownership Interest		Rate at End of Quarter		Maturity Date (2)		2026				2027				2028				2029				2030				Thereafter				Total Principal				Original Issue Discount				Deferred Loan Costs				Total
Consolidated Debt
Consolidated Debt - Floating Rate
Term Loan, Unsecured (SOFR + 0.800%) (3)		100%		4.670%		8/11/27		$	—			$	100,000			$	—			$	—			$	—			$	—			$	100,000			$	—			$	(42	)		$	99,958
Term Loan, Unsecured (SOFR + 0.800%) (4)		100%		4.670%		3/3/28			—				—				400,000				—				—				—				400,000				—				(253	)			399,747
Credit Facility, Unsecured (SOFR + 0.725%) (5)		100%		4.595%		4/1/31			—				—				—				—				—				114,800				114,800				—				—				114,800
Total Consolidated Floating Rate Debt									—				100,000				400,000				—				—				114,800				614,800				—				(295	)			614,505
Consolidated Debt - Fixed Rate
201 North Tryon (6)		100%		3.370%		10/1/26			115,936				—				—				—				—				—				115,936				—				—				115,936
Privately Placed Senior Notes, Unsecured		100%		4.090%		7/6/27			—				100,000				—				—				—				—				100,000				—				(28	)			99,972
Privately Placed Senior Notes, Unsecured		100%		3.780%		7/6/27			—				125,000				—				—				—				—				125,000				—				(46	)			124,954
Privately Placed Senior Notes, Unsecured		100%		3.860%		7/6/28			—				—				250,000				—				—				—				250,000				—				(196	)			249,804
Privately Placed Senior Notes, Unsecured		100%		3.950%		7/6/29			—				—				—				275,000				—				—				275,000				—				(306	)			274,694
Public Senior Notes, Unsecured (7)		100%		5.250%		7/15/30			—				—				—				—				500,000				—				500,000				(50	)			(2,703	)			497,247
Terminus (8)		100%		6.340%		1/15/31			—				—				—				—				—				221,000				221,000				—				(192	)			220,808
Public Senior Notes, Unsecured (9)		100%		5.375%		2/15/32			—				—				—				—				—				400,000				400,000				(1,677	)			(3,214	)			395,109
Public Senior Notes, Unsecured (10)		100%		4.875%		3/1/33			—				—				—				—				—				500,000				500,000				(3,463	)			(4,630	)			491,907
Public Senior Notes, Unsecured (11)		100%		5.875%		10/1/34			—				—				—				—				—				500,000				500,000				(1,223	)			(3,950	)			494,827
Total Consolidated Fixed Rate Debt									115,936				225,000				250,000				275,000				500,000				1,621,000				2,986,936				(6,413	)			(15,265	)			2,965,258
Total Consolidated Debt									115,936				325,000				650,000				275,000				500,000				1,735,800				3,601,736				(6,413	)			(15,560	)			3,579,763
Unconsolidated Debt
Unconsolidated Debt - Floating Rate
Neuhoff (SOFR + 3.000%) (12)		50%		6.800%		9/30/27			—				127,430				—				—				—				—				127,430				—				(346	)			127,084
Proscenium (SOFR + 3.050%) (13)		20%		6.963%		10/9/31			—				—				—				—				—				17,420				17,420				—				(828	)			16,592
Total Unconsolidated Floating Rate Debt									—				127,430				—				—				—				17,420				144,850				—				(1,174	)			143,676
Unconsolidated Debt - Fixed Rate
Medical Offices at Emory Hospital		50%		4.800%		6/1/32			—				—				—				—				—				41,500				41,500				—				(226	)			41,274
Total Unconsolidated Debt									—				127,430				—				—				—				58,920				186,350				—				(1,400	)			184,950
Total Maturities								$	115,936			$	452,430			$	650,000			$	275,000			$	500,000			$	1,794,720			$	3,788,086			$	(6,413	)		$	(16,960	)		$	3,764,713
% of Maturities									3	%			12	%			17	%			7	%			13	%			48	%			100	%

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Cousins Properties 28 Q3 2026 Supplemental Information

DEBT SCHEDULE (1)

`

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Cousins Properties 29 Q3 2026 Supplemental Information

DEBT SCHEDULE (1)

Floating and Fixed Rate Debt Analysis

		Total Principal ($ in thousands)				Total Debt (%)				Weighted Average Interest Rate				Weighted Average Maturity (Years) (2)
Floating Rate Debt		$	759,650				20	%			4.91	%			1.8
Fixed Rate Debt			3,028,436				80	%			4.98	%			4.6
Total Debt		$	3,788,086				100	%			4.96	%			4.0

(1)All amounts are presented at Company share.

(2)Maturity dates shown assume the Company exercises all extensions available as of the date of this report.

(3)In April 2026, the Company entered into the fourth amendment of the term loan agreement, which granted two additional 180 day extension options, extending the final maturity date to August 11, 2027, and updated the spread over SOFR of 1.00% to 0.80%. The Company exercised the fifth of its six total consecutive options to extend the maturity date of this term loan. This extension became effective August 19, 2026, and extended the maturity date to February 12, 2027. One additional six month extension option remains unexercised. The spread over SOFR at September 30, 2026, was 0.80%.

(4)In April 2026, the Company entered into the second amendment to the delayed draw term loan, which granted two additional six month extension options, extending the final maturity date to March 3, 2028, and reducing the spread over SOFR of 0.85% to the spread over SOFR of +0.80%. As of September 30, 2026, the spread over SOFR of the $400 million of the term loan was 0.80%. The Company exercised the fourth of its six consecutive options to extend the maturity date of this term loan. This extension became effective September 3, 2026, and will extend the maturity date to March 3, 2027. Two additional six month extension options remain unexercised. At the time of the third extension, the Company elected six month Term SOFR +0.85% for $200 million of the debt outstanding, fixing the underlying SOFR interest rate at 3.618% through September 3, 2026. Subsequent to the six month fixed term expiring, the Company began electing Daily SOFR for the entire amount of the loan.

(5)The spread over SOFR at September 30, 2026 was 0.725%. As of September 30, 2026, the Company had $114.8 million drawn under the Credit Facility and had the ability to borrow an additional $1.1 billion.

(6)Subsequent to quarter end, in October 2026, the Company paid off the 201 North Tryon mortgage loan in full.

(7)This note has a coupon of 5.25% with an effective rate of 5.251% including the original issue discount.

(8)Represents $123.0 million and $98.0 million non-cross collateralized mortgages secured by the Terminus 100 and Terminus 200 buildings, respectively.

(9)This note has a coupon of 5.375% with an effective rate of 5.464% including the original issue discount.

(10)This note has a coupon of 4.875% with an effective rate of 5.001% including the original issue discount.

(11)This note has a coupon of 5.875% with an effective rate of 5.912% including the original issue discount.

(12)The Company's share of the total borrowing capacity of the construction loan is approximately $136.8 million. After the exercise of an extension option in September 2026, the maturity date of the construction loan is September 30, 2027, and the spread in excess of SOFR is 3.00%.

(13)This mortgage loan has a borrowing capacity of up to $125.9 million of which our share is $25.2 million. The interest rate applicable is based on SOFR plus 3.05% with a SOFR floor of 2.75% and the initial maturity date of the mortgage loan is October 9, 2029. The joint venture has two one-year extension options, subject to certain conditions.

Cousins Properties 30 Q3 2026 Supplemental Information

JOINT VENTURE INFORMATION (1)

Joint Venture		Property		Cash Flows to Cousins (2)		Options
Consolidated:
TR Domain Point LLC		Domain Point		Preferred return on preferred equity contribution, then 96.5% of remaining cash flows.		Partner has put options under various circumstances.
Unconsolidated:
AMCO 120 WT Holdings LLC		120 West Trinity		20% of cash flows.		Cousins or partner can trigger a buyout upon which Cousins would receive the office component, and partner would receive the multifamily component, with a net settlement at a then agreed upon value.
Crawford Long-CPI, LLC		Medical Offices at Emory Hospital		50% of cash flows.		Cousins can put its interest to partner, or partner can call Cousins' interest, at a value determined by appraisal.
Neuhoff Holdings LLC		Neuhoff		50% of cash flows until return of contributed capital to partners; portions of cash amounts received in excess of contributed capital to equity partners are paid to development partner as a promote.		Cousins or its equity partner can trigger a sale process, subject to a right of first offer that can be exercised by the non-triggering party.
TL CO Proscenium JV LLC		Proscenium		20% of cash flows.		Cousins' equity partner can trigger a sale process, subject to a right of first offer that can be exercised by Cousins. Additionally, Cousins has a put option under various circumstances.

(1)		This schedule only contains information related to joint ventures that hold an ownership interest in operating office buildings or projects under active development.
(2)		Each respective joint venture agreement may contain additional terms that affect the distribution of operating cash flows and capital transaction proceeds that are not yet effective, including the distribution of promoted interest.

Cousins Properties 31 Q3 2026 Supplemental Information

NON-GAAP FINANCIAL MEASURES - CALCULATIONS AND RECONCILIATIONS

		2024				2025 1st				2025 2nd				2025 3rd				2025 4th				2025				2026 1st				2026 2nd				2026 3rd				YTD 2026
FFO and EBITDAre
Net income (loss) available to common stockholders		$	45,962			$	20,897			$	14,483			$	8,590			$	(3,467	)		$	40,503			$	(24,856	)		$	26,158			$	17,000			$	18,302
Depreciation and amortization of real estate assets:
Consolidated properties			364,584				101,996				100,769				105,152				106,954				414,871				108,267				104,699				103,111				316,077
Share of unconsolidated joint ventures			4,745				2,212				2,489				3,034				3,004				10,739				3,053				3,057				3,183				9,293
Partners' share of real estate depreciation			(1,106	)			(274	)			(250	)			(241	)			(240	)			(1,005	)			(240	)			(101	)			(32	)			(373	)
Operating property impairment			—				—				—				—				13,286				13,286				36,600				—				—				36,600
Loss (gain) on depreciated property transactions:
Consolidated properties			(101	)			—				—				—				—				—				47				(9,172	)			509				(8,616	)
Non-controlling interest related to unitholders			8				3				3				1				—				7				(4	)			4				3				3
FFO (1)			414,092				124,834				117,494				116,536				119,537				478,401				122,867				124,645				123,774				371,286
Interest Expense			126,960				38,763				40,753				44,327				45,106				168,949				47,834				49,699				48,374				145,907
Non-Real Estate Depreciation and Amortization			461				117				121				121				130				489				140				145				147				432
EBITDAre (1)			541,513				163,714				158,368				160,984				164,773				647,839				170,841				174,489				172,295				517,625
FFO and Net Operating Income from Unconsolidated Joint Ventures
Loss from Unconsolidated Joint Ventures			(2,796	)			(1,883	)			(1,587	)			(2,682	)			(2,007	)			(8,159	)			(2,642	)			(2,215	)			(2,101	)			(6,958	)
Depreciation and Amortization of Real Estate Assets			4,745				2,212				2,489				3,034				3,004				10,739				3,053				3,057				3,183				9,293
FFO - Unconsolidated Joint Ventures			1,949				329				902				352				997				2,580				411				842				1,082				2,335
Interest Expense			4,484				1,989				2,239				2,830				2,650				9,708				2,733				2,635				2,797				8,165
Other Expense			316				(79	)			62				99				102				184				259				101				158				518
Other Income			(132	)			(16	)			(38	)			(25	)			(44	)			(123	)			(32	)			(43	)			(37	)			(112	)
Net Operating Income - Unconsolidated Joint Ventures			6,617				2,223				3,165				3,256				3,705				12,349				3,371				3,535				4,000				10,906
Market Capitalization
Common Stock Price Per Share at Period End		$	30.64			$	29.50			$	30.03			$	28.94			$	25.78			$	25.78			$	22.57			$	29.98			$	27.64			$	27.64
Number of Common Stock/Units Outstanding at Period End			167,685				167,933				167,992				167,990				168,007				168,007				164,566				164,627				164,625				164,625
Equity Market Capitalization			5,137,868				4,954,024				5,044,800				4,861,631				4,331,220				4,331,220				3,714,255				4,935,517				4,550,235				4,550,235
Consolidated Debt			3,095,666				3,020,741				3,476,761				3,309,383				3,340,815				3,340,815				3,772,182				3,732,064				3,579,763				3,579,763
Share of Unconsolidated Debt			178,722				182,735				183,847				165,737				166,205				166,205				166,568				168,154				184,950				184,950
Debt (1)			3,274,388				3,203,476				3,660,608				3,475,120				3,507,020				3,507,020				3,938,750				3,900,218				3,764,713				3,764,713
Total Market Capitalization			8,412,256				8,157,500				8,705,408				8,336,751				7,838,240				7,838,240				7,653,005				8,835,735				8,314,948				8,314,948

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Cousins Properties 32 Q3 2026 Supplemental Information

NON-GAAP FINANCIAL MEASURES - CALCULATIONS AND RECONCILIATIONS

		2024				2025 1st				2025 2nd				2025 3rd				2025 4th				2025				2026 1st				2026 2nd				2026 3rd				YTD 2026
Credit Ratios
Debt (1)			3,274,388				3,203,476				3,660,608				3,475,120				3,507,020				3,507,020				3,938,750				3,900,218				3,764,713				3,764,713
Less: Cash and Cash Equivalents			(7,349	)			(5,330	)			(416,840	)			(4,675	)			(5,720	)			(5,720	)			(6,296	)			(6,699	)			(5,213	)			(5,213	)
Less: Share of Unconsolidated Cash and Cash Equivalents (1)			(6,821	)			(6,332	)			(4,448	)			(6,484	)			(5,633	)			(5,633	)			(6,333	)			(6,314	)			(18,918	)			(18,918	)
Net Debt (1)			3,260,218				3,191,814				3,239,320				3,463,961				3,495,667				3,495,667				3,926,121				3,887,205				3,740,582				3,740,582
Total Market Capitalization			8,412,256				8,157,500				8,705,408				8,336,751				7,838,240				7,838,240				7,653,005				8,835,735				8,314,948				8,314,948
Net Debt / Total Market Capitalization			38.8	%			39.1	%			37.2	%			41.6	%			44.6	%			44.6	%			51.3	%			44.0	%			45.0	%			45.0	%
Total Assets - Consolidated			8,802,146				8,663,360				9,051,863				8,900,481				8,890,132				8,890,132				9,087,843				9,040,873				8,880,744				8,880,744
Accumulated Depreciation - Consolidated			1,821,559				1,893,215				1,982,700				2,045,711				2,120,930				2,120,930				2,164,229				2,134,798				2,215,252				2,215,252
Undepreciated Assets - Unconsolidated (1)			356,091				363,789				368,322				375,572				376,850				376,850				378,996				382,902				399,216				399,216
Less: Investment in Unconsolidated Joint Ventures			(185,478	)			(191,505	)			(192,420	)			(215,507	)			(215,301	)			(215,301	)			(213,988	)			(212,792	)			(195,700	)			(195,700	)
Total Undepreciated Assets (1)			10,794,318				10,728,859				11,210,465				11,106,257				11,172,611				11,172,611				11,417,080				11,345,781				11,299,512				11,299,512
Net Debt (1)			3,260,218				3,191,814				3,239,320				3,463,961				3,495,667				3,495,667				3,926,121				3,887,205				3,740,582				3,740,582
Net Debt / Total Undepreciated Assets (1)			30.2	%			29.7	%			28.9	%			31.2	%			31.3	%			31.3	%			34.4	%			34.3	%			33.1	%			33.1	%
Coverage Ratios (1)
Interest Expense			126,960				38,763				40,753				44,327				45,106				168,949				47,834				49,699				48,374				145,907
Scheduled Principal Payments			8,222				1,667				1,681				1,696				1,710				6,754				1,725				1,740				1,504				4,969
Fixed Charges			135,182				40,430				42,434				46,023				46,816				175,703				49,559				51,439				49,878				150,876
EBITDAre			541,513				163,714				158,368				160,984				164,773				647,839				170,841				174,489				172,295				517,625
EBITDAre / Fixed Charges (1)			4.01				4.05				3.73				3.50				3.52				3.69				3.45				3.39				3.45				3.43
Net Debt			3,260,218				3,191,814				3,239,320				3,463,961				3,495,667				3,495,667				3,926,121				3,887,205				3,740,582				3,740,582
Annualized EBITDAre (2)			632,139				654,856				633,472				643,936				659,092				659,092				694,096				697,956				689,180				689,180
Net Debt / Annualized EBITDAre			5.16				4.87				5.11				5.38				5.30				5.30				5.66				5.57				5.43				5.43
Dividend Information
Common Dividends			199,679				53,732				53,746				53,746				53,754				214,978				52,646				52,672				52,670				157,988
FFO			414,092				124,834				117,494				116,536				119,537				478,401				122,867				124,645				123,774				371,286
FFO Payout Ratio			48.2	%			43.0	%			45.7	%			46.1	%			45.0	%			44.9	%			42.8	%			42.3	%			42.6	%			42.6	%
Operations Ratio
Total Undepreciated Assets (1)			10,794,318				10,728,859				11,210,465				11,106,257				11,172,611				11,172,611				11,417,080				11,345,781				11,299,512				11,299,512
General and Administrative Expenses			36,566				10,709				9,738				9,510				8,685				38,642				11,840				12,115				9,854				33,809
Annualized General and Administrative Expenses (2) / Total Undepreciated Assets			0.34	%			0.40	%			0.35	%			0.34	%			0.31	%			0.31	%			0.41	%			0.43	%			0.35	%			0.35	%

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Cousins Properties 33 Q3 2026 Supplemental Information

NON-GAAP FINANCIAL MEASURES - CALCULATIONS AND RECONCILIATIONS

		2024		2025 1st		2025 2nd		2025 3rd		2025 4th		2025		2026 1st		2026 2nd		2026 3rd		YTD 2026
Net income (loss) available to common stockholders		$45,962		$20,897		$14,483		$8,590		$(3,467)		$40,503		$(24,856)		$26,158		$17,000		$18,302
Depreciation and amortization of real estate assets		368,223		103,934		103,008		107,945		109,718		424,605		111,080		107,655		106,262		324,997
Loss (gain) on depreciated property transactions		(101)		—		—		—		—		—		47		(9,172)		509		(8,616)
Operating property impairment		—		—		—		—		13,286		13,286		36,600		—		—		36,600
Non-controlling interest related to unitholders		8		3		3		1		—		7		(4)		4		3		3
FFO (1)		414,092		124,834		117,494		116,536		119,537		478,401		122,867		124,645		123,774		371,286
Non-Cash Debt Amortization		4,068		1,056		997		1,290		1,188		4,531		1,229		1,511		1,468		4,208
Non-Cash Stock-Based Compensation		14,782		5,993		3,746		3,379		3,356		16,474		6,013		3,670		3,753		13,436
Non-Real Estate Depreciation and Amortization		461		117		121		121		130		489		140		145		147		432
Lease Inducement Amortization		2,169		531		267		938		650		2,386		431		698		548		1,677
Straight-Line Rent Ground Leases		470		118		118		72		100		408		99		(212)		(136)		(249)
Above and Below Market Ground Rent		240		52		53		52		125		282		71		70		72		213
Deferred Income - Tenant Improvements		(28,598)		(8,472)		(8,947)		(9,147)		(9,353)		(35,919)		(9,522)		(10,088)		(9,835)		(29,445)
Above and Below Market Rents, Net		(6,167)		(2,845)		(2,828)		(3,422)		(3,514)		(12,609)		(4,104)		(4,266)		(3,376)		(11,746)
Second Generation Capital Expenditures (CAPEX)		(116,093)		(33,281)		(28,636)		(29,981)		(47,457)		(139,355)		(26,625)		(35,914)		(30,160)		(92,699)
Straight-Line Rental Revenue		(24,508)		(12,477)		(11,283)		(9,424)		(6,117)		(39,301)		(9,544)		(6,861)		(6,376)		(22,781)
Land and Related Predevelopment Costs Impairment		—		—		—		—		1,034		1,034		—		—		—		—
Loss on Sales of Undepreciated Investment Properties		3		—		—		—		—		—		—		—		—		—
FAD (1)		260,919		75,626		71,102		70,414		59,679		276,821		81,055		73,398		79,879		234,332
Weighted Average Shares - Diluted		154,015		168,593		168,765		168,738		168,770		168,716		167,681		165,292		165,788		166,254
FAD per share		1.69		0.45		0.42		0.42		0.35		1.64		0.48		0.44		0.48		1.41
Common Dividends on outstanding shares		199,679		53,732		53,746		53,746		53,754		214,978		52,646		52,672		52,670		157,988
Common Dividends per share		1.28		0.32		0.32		0.32		0.32		1.28		0.32		0.32		0.32		0.96
FAD Payout Ratio		76.5%		71.0%		75.6%		76.3%		90.1%		77.7%		65.0%		71.8%		65.9%		67.4%
2nd Generation CAPEX
Second Generation Leasing Costs		86,829		24,789		21,475		18,944		36,482		101,690		16,863		25,836		21,782		64,481
Second Generation Building Improvements		29,264		8,492		7,161		11,037		10,975		37,665		9,762		10,078		8,378		28,218
Total 2nd Generation CAPEX		116,093		33,281		28,636		29,981		47,457		139,355		26,625		35,914		30,160		92,699

(1)Includes the Company's share of unconsolidated joint ventures. These amounts are derived from the amounts in the categories indicated that are recorded at the joint venture multiplied by the Company's ownership interest. The Company does not control the operations of the unconsolidated joint ventures but believes that including these amounts in the categories indicated is meaningful to investors and analysts.

(2)Amounts represent most recent quarter annualized with the exception of annualized EBITDAre, which includes adjustments to reflect a full year of NOI from operating properties acquired during the most recent quarter.

Note: Amounts may differ slightly from other schedules contained herein due to rounding.

Cousins Properties 34 Q3 2026 Supplemental Information

NON-GAAP FINANCIAL MEASURES - CALCULATIONS AND RECONCILIATIONS

FUNDS FROM OPERATIONS

		(in thousands, except per share amounts)
		Three Months Ended September 30,
		2026												2025
		Dollars				Weighted Average Common Shares				Per Share Amount				Dollars				Weighted Average Common Shares				Per Share Amount
Net Income Available to Common Stockholders		$	17,000				164,601			$	0.10			$	8,590				167,967			$	0.05
Noncontrolling interest related to unitholders			3				25				—				1				25				—
Potentially dilutive common shares - ESPP			—				5				—				—				—				—
Conversion of unvested restricted stock units			—				1,157				—				—				746				—
Net Income — Diluted			17,003				165,788				0.10				8,591				168,738				0.05
Depreciation and amortization of real estate assets:
Consolidated properties			103,111				—				0.63				105,152				—				0.62
Share of unconsolidated joint ventures			3,183				—				0.02				3,034				—				0.02
Partners' share of real estate depreciation			(32	)			—				—				(241	)			—				—
Loss on investment property transactions			509				—				—				—				—				—
Funds From Operations		$	123,774				165,788			$	0.75			$	116,536				168,738			$	0.69

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Cousins Properties 35 Q3 2026 Supplemental Information

NON-GAAP FINANCIAL MEASURES - CALCULATIONS AND RECONCILIATIONS

		(in thousands, except per share amounts)
		Nine Months Ended September 30,
		2026												2025
		Dollars				Weighted Average Common Shares				Per Share Amount				Dollars				Weighted Average Common Shares				Per Share Amount
Net Income Available to Common Stockholders		$	18,302				165,324			$	0.11			$	43,970				167,902			$	0.26
Noncontrolling interest related to unitholders			3				25				—				7				25				—
Potentially dilutive common shares - ESPP			—				2				—				—				—				—
Conversion of unvested restricted stock units			—				903				—				—				771				—
Net Income — Diluted			18,305				166,254				0.11				43,977				168,698				0.26
Depreciation and amortization of real estate assets:
Consolidated properties			316,077				—				1.89				307,917				—				1.83
Share of unconsolidated joint ventures			9,293				—				0.06				7,735				—				0.04
Partners' share of real estate depreciation			(373	)			—				—				(765	)			—				—
Gain on investment property transactions			(8,616	)			—				(0.05	)			—				—				—
Operating property impairment			36,600				—				0.22				—				—				—
Funds From Operations		$	371,286				166,254			$	2.23			$	358,864			$	168,698			$	2.13

The tables above show FFO and the related reconciliation from Net Income Available to Common Stockholders for Cousins Properties Incorporated and Subsidiaries. See page 39 for definition of FFO.

Cousins Properties 36 Q3 2026 Supplemental Information

NON-GAAP FINANCIAL MEASURES - CALCULATIONS AND RECONCILIATIONS

		($ in thousands)								($ in thousands)
		Three Months Ended								Nine Months Ended
Net Operating Income		September 30, 2026				September 30, 2025				September 30, 2026				September 30, 2025
Net income		$	17,009			$	8,778			$	18,573			$	44,529
Net operating income from unconsolidated joint ventures			4,000				3,256				10,906				8,644
Fee income			(1,439	)			(526	)			(4,951	)			(1,516	)
Termination fee income			(1,045	)			(512	)			(5,115	)			(3,378	)
Other income			(666	)			(1,339	)			(1,969	)			(10,063	)
Reimbursed expenses			139				124				431				420
General and administrative expenses			9,854				9,510				33,809				29,957
Interest expense			45,577				41,497				137,742				116,785
Operating property impairment			—				—				36,600				—
Depreciation and amortization			103,258				105,272				316,509				308,276
Other expenses			875				440				1,702				1,305
Loss from unconsolidated joint ventures			2,101				2,682				6,958				6,152
Loss (Gain) on investment property transactions			509				—				(8,616	)			—
Net Operating Income			180,172				169,182				542,579				501,111
Less:
Partners' share of NOI from consolidated joint ventures			(70	)			(510	)			(715	)			(1,430	)
Cousins' share of NOI		$	180,102			$	168,672			$	541,864			$	499,681
Net Operating Income		$	180,172			$	169,182			$	542,579			$	501,111
Non-cash income			(19,244	)			(21,989	)			(63,262	)			(68,304	)
Non-cash expense			77				178				269				678
Cash-Basis Net Operating Income		$	161,005			$	147,371			$	479,586			$	433,485
Net Operating Income
Same Property		$	156,951			$	151,965			$	467,816			$	457,388
Non-Same Property			23,221				17,217				74,763				43,723
		$	180,172			$	169,182			$	542,579			$	501,111
Cash-Basis Net Operating Income
Same Property		$	143,272			$	133,356			$	421,917			$	397,165
Non-Same Property			17,733				14,015				57,669				36,320
		$	161,005			$	147,371			$	479,586			$	433,485

Cousins Properties 37 Q3 2026 Supplemental Information

NON-GAAP FINANCIAL MEASURES - CALCULATIONS AND RECONCILIATIONS

RECONCILIATION OF 2026 PROJECTED NET INCOME AVAILABLE

TO COMMON STOCKHOLDERS TO 2026 PROJECTED FFO

		Full Year 2026 Guidance
		(in thousands, except per share amounts)
		Low								High
		Dollars				Per Share Amount (1)				Dollars				Per Share Amount (1)
Net Income Available to Common Stockholders		$	23,307			$	0.14			$	29,951			$	0.18
Add: Noncontrolling interest related to unitholders			2				—				4				—
Net Income			23,309				0.14				29,955				0.18
Add: Depreciation and amortization of real estate assets			438,844				2.63				438,844				2.63
Add: Operating property impairment			36,600				0.22				36,600				0.22
Subtract: Gain on investment property transactions			(8,616	)			(0.05	)			(8,616	)			(0.05	)
Funds From Operations		$	490,137			$	2.95			$	496,783			$	2.99

(1)Calculated based on projected weighted average shares outstanding of 166.7 million.

Cousins Properties 38 Q3 2026 Supplemental Information

NON-GAAP FINANCIAL MEASURES - DEFINITIONS

The Company uses non-GAAP financial measures in its filings and other public disclosures. The following lists non-GAAP financial measures that the Company commonly uses, a description for each measure, the reasons that management believes the measure is useful to investors and, if material, additional uses of the measure by management of the Company.

“Cash-Basis Net Operating Income” represents Net Operating Income excluding straight-line rents, amortization of lease inducements, amortization of acquired above and below market rents, and non-cash ground lease expense.

“EBITDAre” is a supplemental operating performance measure used in the real estate industry. The Company calculates EBITDAre in accordance with the Nareit definition, which is net income (loss) available to common stockholders (computed in accordance with GAAP) plus interest expense, income tax expense, depreciation and amortization, losses (gains) on the disposition of depreciated property, and impairment of depreciated property. All additions include the Company's share of unconsolidated joint ventures. Management believes that EBITDAre provides analysts and investors with uniform and appropriate information to use in various ratios that evaluate the Company's level of debt.

"Funds Available for Distribution” (“FAD”) represents FFO adjusted to exclude the effect of non-cash items and transaction costs and include deductions for second generation Capital Expenditures ("CAPEX"). Management believes that FAD provides analysts and investors with information that assists in the comparability of the Company's dividend policy with other real estate companies.

“Funds From Operations” (“FFO”) is a supplemental operating performance measure used in the real estate industry. The Company calculates FFO in accordance with the Nareit definition: net income (loss) available to common stockholders (computed in accordance with GAAP), excluding depreciation and amortization related to real estate, gains and losses from sales of depreciable property, gains and losses from changes in control, impairment of depreciable real estate and after adjustments for unconsolidated partnerships and joint ventures to reflect FFO on the same basis. FFO is used by industry analysts and investors as a supplemental measure of an equity REIT's operating performance. Historical cost accounting for real estate assets implicitly assumes that the value of real estate assets diminishes predictably over time. Since real estate values instead have historically risen or fallen with market conditions, many industry investors and analysts have considered presentation of operating results for real estate companies that use historical cost accounting to be insufficient by themselves. Thus, Nareit created FFO as a supplemental measure of REIT operating performance that excludes historical cost depreciation, among other items, from GAAP net income. Management believes that the use of FFO, combined with the required primary GAAP presentations, has been fundamentally beneficial, improving the understanding of operating results of REITs among the investing public and making comparisons of REIT operating results more meaningful. Company management evaluates operating performance in part based on FFO. Additionally, the Company uses FFO and FFO per share, along with other measures, as a performance measure for incentive compensation to its officers and other key employees.

“Net Debt” represents the Company's consolidated debt plus the Company's share of unconsolidated debt, less consolidated cash and cash equivalents and our share of unconsolidated cash and cash equivalents. The Company believes excluding cash and cash equivalents from total debt provides an estimate of the net contractual amount of borrowed capital to be repaid, which it believes is a beneficial disclosure to investors and analysts.

“Net Operating Income” ("NOI") is used by industry analysts, investors, and Company management to measure operating performance of the Company's properties. NOI, which is rental property revenues (excluding termination fee income) less rental property operating expenses, excludes certain components from net income in order to provide results that are more closely related to a property's results of operations. Certain items, such as interest expense, while included in FFO and net income, do not affect the operating performance of a real estate asset and are often incurred at the corporate level as opposed to the property level. As a result, management uses only those income and expense items that are incurred at the property level to evaluate a property's performance. Depreciation, amortization, gains or losses on sales of depreciated investment assets, and impairment are also excluded from NOI for the reasons described under FFO.

“Same Property Net Operating Income” represents Net Operating Income or Cash-Basis Net Operating Income for those operating office properties that were stabilized and owned by the Company for the entirety of all comparable reporting periods presented. Same Property Net Operating Income or Cash-Basis Same Property Net Operating Income allows analysts, investors, and management to analyze continuing operations and evaluate the growth trend of the Company's portfolio.

“Second Generation Leasing Costs" and "Second Generation Building Improvements” is used in the valuation and analysis of real estate. Because the Company develops and acquires properties, in addition to operating existing properties, its property acquisition and development expenditures included in the Statements of Cash Flows includes both initial costs associated with developing and acquiring investment assets and those expenditures necessary to lease, operate, and maintain existing properties at historic performance levels. The latter costs are referred to as second generation costs and are useful in evaluating the economic performance of the asset and in valuing the asset. Accordingly, the Company discloses the portion of its property acquisition and development expenditures that pertain to second generation space in its operating properties. The Company excludes the following from second generation leasing costs and building improvements; vacant space in newly acquired buildings, spaces that have been vacant for one year or more, building improvements on newly acquired buildings that management identifies as necessary to bring the building to the Company's operational standards, and building improvements associated with properties identified as under redevelopment or repositioning.

Cousins Properties 39 Q3 2026 Supplemental Information

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