Mid-America Apartment Communities, Inc. SEC filings document REIT operating results, portfolio metrics and capital-structure activity for the company and Mid-America Apartments, L.P., its operating partnership. Form 8-K filings furnish earnings releases and supplemental schedules covering consolidated statements, balance sheets, non-GAAP reconciliations, same-store NOI components, portfolio statistics, development pipeline, lease-up communities, interior redevelopment, WiFi retrofit and property repositioning.
Other material-event filings describe senior notes issued by the operating partnership and U.S. federal income tax considerations related to REIT taxation and ownership or disposition of common and preferred stock. Proxy materials cover annual meeting procedures, board composition, mandatory retirement policy and shareholder voting matters, while Regulation FD filings furnish investor presentations used at real estate and capital markets conferences.
Mid America Apartment Communities Inc. (MAA) common stock is reported as beneficially owned by Viking Global Investors LP and affiliated reporting persons. Viking Global Investors LP, O. Andreas Halvorsen and Rose S. Shabet each report 5,886,299 shares, or 5.07%; these are overlapping ownership attributions, not separate holdings to add. Halvorsen and Shabet are Executive Committee Members of Viking Global Partners LLC and share voting and dispositive authority; Viking Global Investors LP and both individuals report no direct ownership. MAA had 116,021,957 common shares outstanding as of July 27, 2026.
Mid America Apartment Communities Inc. (MAA) is the subject of a Form 25 notification concerning removal of its 8.50% Series I Cumulative Redeemable Preferred Stock from New York Stock Exchange listing and/or registration. The exchange stated that it complied with its rules for striking the class; the issuer stated that it complied with the requirements governing voluntary withdrawal.
MAA director Kelly Green Edith acquired 223 shares of phantom stock on September 22, 2026; the transaction lists a price of $119.15 per share. Each phantom share is the economic equivalent of one common share, and her reported direct phantom stock position afterward was 10,494.453 shares. The award is payable in two equal annual installments beginning within 90 days following the calendar year in which she ceases to serve as a director, in cash or common stock at her election. No Rule 10b5-1 plan is reported.
MID AMERICA APARTMENT COMMUNITIES INC. (symbol: MAA) is the issuer of record for a Form 4 filing submitted to the SEC. Case John reported acquisition or exercise transactions in this Form 4 filing.
Case John, a director of MAA, received a 54-share Phantom Stock award on September 22, 2026; the reported per-share amount was $119.15. His reported Phantom Stock balance afterward was 5,895 shares, and he also reported direct holdings of 200 Common Stock shares. Each Phantom Stock share is the economic equivalent of one Common Stock share. No Rule 10b5-1 plan is reported.
MID AMERICA APARTMENT COMMUNITIES INC. reported that its director Deborah H. Caplan acquired 121 Phantom Stock shares on September 22, 2026. The reported price was $119.15 per share; each Phantom Stock share is the economic equivalent of one common share. Her resulting Phantom Stock position was 1,570 shares, and her direct common stock holdings were 5,371 shares.
The Phantom Stock is payable in two equal annual installments beginning within 90 days following the calendar year in which she ceases to serve as a director, in cash or common stock at her election.
Mid-America Apartment Communities, Inc. (MAA) furnished a Capital Markets Update outlining 2026 guidance, development activity and balance sheet metrics. As of June 30, 2026, the platform included ~105,000 apartment units and total capitalization of $22.2 billion, with a $800 million 2026 development pipeline.
For 2Q 2026, net income available for common shareholders was $120.8 million and Core FFO attributable to common shareholders and unitholders was $247.5 million, or $2.08 per diluted share. Full-year 2026 Core FFO per diluted share guidance is $8.41–$8.65, with expected Core AFFO per share of $7.38–$7.62.
MAA reports Net Debt of $5.64 billion, Net Debt to Adjusted EBITDAre of 4.5x, and Debt/Adjusted Total Assets of 31.2%. Credit ratings are investment grade at A3/A-, dividends have been paid for 130 consecutive quarters, and the 2Q 2026 Core FFO payout ratio was 73.6%.
Mid-America Apartment Communities, Inc. (MAA) announced it will redeem for cash all outstanding shares of its 8.50% Series I Cumulative Redeemable Preferred Stock on October 1, 2026 at a redemption price of $50.00 per share plus unpaid accrued dividends for October 1, 2026.
MAA will first pay the full quarterly dividend of $1.0625 per share on September 30, 2026 to holders of record on September 15, 2026. The redemption will be funded with proceeds from a forward sale agreement under MAA’s ATM equity offering program, with an initial forward sale price of $130.00 per share. MAA characterizes this as a targeted capital structure initiative expected to be accretive to Core FFO per share, retiring legacy preferred equity from the Post Properties acquisition, simplifying the capital structure, and eliminating an embedded derivative and related accounting complexity.
Mid-America Apartment Communities and its operating partnership present a detailed capital markets update highlighting current performance, growth initiatives, and 2026 guidance. The platform spans ~105,000 apartment units, with total capitalization of about $22.2 billion and investment‑grade credit ratings of A3/A‑.
The company emphasizes a robust Sunbelt-focused strategy and an estimated $800 million 2026 development pipeline, targeting stabilized NOI yields of 6.0%–6.5%. Completed and active developments are expected to generate $70–$75 million of incremental stabilized NOI and roughly $258 million of value creation, plus a projected $0.11 per share Core FFO contribution once fully stabilized.
For 2Q 2026, net income available to common shareholders was $120.8 million with diluted EPS of $1.04. Core FFO was $247.5 million, or $2.08 per diluted share and unit, and total NOI was $336.4 million, driven by non‑same‑store NOI and expense discipline. Full‑year 2026 guidance calls for Core FFO per diluted share of $8.41–$8.65, Core AFFO of $7.38–$7.62, and same‑store property NOI growth between -1.70% and -0.10%, with occupancy around 95.5%.
The balance sheet remains conservative, with net debt of about $5.64 billion, debt plus preferred at 25.8% of total capitalization, total debt/adjusted total assets of 31.2%, and net debt/adjusted EBITDAre of 4.5x. The company has paid 130 consecutive quarterly cash dividends and maintains a Core FFO payout ratio of 73.6%, supporting its long‑term dividend and growth strategy.
Mid-America Apartment Communities, Inc. (MAA) reports combined results with its 97.5%-owned Operating Partnership, Mid-America Apartments, L.P., which holds substantially all real estate assets in an UPREIT structure. Total assets were $11.99 billion at June 30, 2026, with unsecured notes payable of $5.33 billion.
For the six months ended June 30, 2026, rental and other property revenues were $1.11 billion, slightly above 2025, but net income declined to $251.4 million from $297.3 million. Diluted earnings per common share fell to $2.10 from $2.46, and operating cash flow decreased to $482.5 million from $550.1 million.
MAA continued capital deployment through $167.4 million of capital improvements, $141.0 million of development costs and $122.8 million of share repurchases in the first half of 2026, while paying common dividends of $355.6 million. The company owned 294 operating communities and six developments (1,749 units planned) across 16 states and D.C.
Mid-America Apartment Communities, Inc. reported second-quarter 2026 results with rental and other property revenues of $555.1 million and net income available to common shareholders of $120.8 million, or $1.04 diluted EPS, compared with $107.2 million and $0.92 a year earlier. FFO per diluted share was $2.10 and Core FFO per diluted share was $2.08, modestly below prior-year levels.
The Same Store portfolio saw revenue down 0.3%, expenses up 0.8% and NOI down 1.0% year over year for the quarter, with average effective rent per unit of $1,688 and 95.3% average physical occupancy. Effective blended lease rate growth was 0.7%, with new leases down 5.3% and renewals up 5.2%.
MAA continued to invest in development, with six projects totaling 1,749 units and $597.5 million of expected costs, five lease-up communities totaling 1,759 units at 74.4% occupancy, and new projects in Kansas City, Nashville and Northern Virginia. Liquidity stood at $882.8 million, supported by a new $350 million unsecured delayed draw term loan of which $100 million was outstanding. The company repurchased 0.4 million shares for $50 million and declared its 130th consecutive quarterly dividend, at a current annual rate of $6.12 per share. Full-year 2026 diluted EPS guidance was lowered, while Core FFO and Core AFFO midpoints were maintained and Same Store NOI guidance midpoint was tightened slightly lower.