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. executive vice president of Investments James Barton French reported an open-market sale of 350 shares of common stock on May 8, 2026 at an average price of $130.9782 per share. Following this transaction, he directly holds 8,158 shares of the company’s common stock.
Mid-America Apartment Communities, Inc. (MAA) furnished an investor presentation outlining its 2026 outlook, capital plans and balance sheet position. For full year 2026, the company forecasts Core FFO per diluted share between $8.37 and $8.69, with a midpoint of $8.53, and Core AFFO per diluted share between $7.34 and $7.66.
Same store effective rent growth for 2026 is guided to a narrow range around flat, while property revenue growth is expected to be modestly positive and average physical occupancy around 95.6%. Property NOI growth guidance ranges from a small decline to a slight increase, reflecting easing new supply but ongoing expense pressure.
MAA highlights a roughly $1 billion development pipeline, expected stabilized NOI yields of about 6.0%–6.5% on future starts, and targeted acquisitions/dispositions of $200–$250 million. At March 31, 2026, Net Debt was about $5.6 billion, with total debt at a 3.9% average interest rate and 87.1% fixed, supporting A-/A3 investment-grade credit ratings.
Mid-America Apartment Communities (MAA) reported stable top-line results but lower profit for the quarter ended March 31, 2026. Rental and other property revenues were $553.7 million versus $549.3 million a year earlier, while Same Store net operating income edged down to $328.7 million from $332.9 million.
Net income fell to $126.6 million from $186.4 million, and diluted earnings per common share declined to $1.06 from $1.54, reflecting smaller gains on property sales and higher interest expense. Operating cash flow was $149.6 million, funding $122.6 million of development and capital spending and $195.8 million of common and preferred dividends and OP unit distributions.
Debt totaled $5.66 billion, including $4.6 billion of unsecured notes and $727.3 million of commercial paper, with a 3.9% weighted average rate. MAA operates 294 communities and six developments totaling 1,788 units under construction. The company agreed to a $53.0 million settlement in RealPage-related class action litigation, to be paid in two installments, subject to court approval.
Mid‑America Apartment Communities Inc reported that Vanguard Capital Management beneficially owns 8,834,678 shares of Common Stock, representing 7.55% of the class. The filing shows Vanguard has sole dispositive power over 8,834,678 shares and sole voting power over 1,239,408 shares. The disclosure states these holdings include shares held for various Vanguard funds and managed accounts and that Vanguard exercises dispositive power on behalf of those accounts. The filing was signed on 04/30/2026.
Mid-America Apartment Communities (MAA) reported Q1 2026 results and updated its 2026 outlook. Rental and other property revenues were $553.7 million, with net income available for common shareholders of $123.4 million, or $1.06 diluted EPS. Funds from operations were $2.23 per diluted share and Core FFO was $2.13, while Core AFFO was $1.98 per diluted share.
Same Store portfolio revenue declined 0.4%, expenses rose 1.3%, and Same Store NOI decreased 1.3%, with average effective rent of $1,685 and physical occupancy of 95.5%. MAA repurchased 0.6 million shares for about $73 million and declared its 129th consecutive quarterly common dividend, at an annual rate of $6.12 per share.
For full-year 2026, MAA now guides diluted EPS to $4.18–$4.50, with Core FFO of $8.37–$8.69 and Core AFFO of $7.34–$7.66 per diluted share. Net Debt/Adjusted EBITDAre was 4.5x, total debt to adjusted total assets was 31.3%, and MAA held $839.2 million in cash and revolver availability, supporting an active development and redevelopment pipeline.
Mid-America Apartment Communities Inc Schedule 13G: Vanguard Portfolio Management reports beneficial ownership of 9,921,408 shares of common stock, representing 8.48% of the class as of 03/31/2026. The filer reports sole dispositive power over 9,921,408 shares and sole voting power for 14,081 shares.
The filing states holdings are reported on behalf of Vanguard Portfolio Management LLC and certain affiliates and include securities held by Vanguard funds and managed accounts. Signature block shows the form was signed on 04/29/2026.
MID AMERICA APARTMENT COMMUNITIES INC. executive James Barton French, EVP Investments, filed an initial ownership report. The Form 3 shows direct ownership of 8,508 shares of Common Stock as of the reported date. This filing records his existing stake and does not report any new buy or sell transactions.
MAA submitted a Form 144 notice reporting proposed sales of Common stock listed on the NYSE, with a cover date of 04/06/2026. The filing references stock plan activity dated 04/01/2026 and shows recent reported sales by Melanie Carpenter on 01/08/2026 (145 shares) and 01/06/2026 (290 shares).
MAA filed a Form 144 disclosing a proposed sale of Common stock under a Stock Plan Activity with an entry date of 04/01/2026. The filing names Merrill Lynch (address listed) as broker and records recent sales by Aubrey Clay Holder on 01/08/2026 (73 shares) and 01/06/2026 (51 shares).
MID AMERICA APARTMENT COMMUNITIES INC. executive Timothy Argo, EVP Chief Strategy & Analysis, reported a mix of stock grant, tax withholding, and a small sale. He received 2,637 shares of common stock as a grant, with 298 shares withheld to cover taxes related to vesting under a prior restricted stock plan. He then sold 183 shares at $124.73 per share in an open-market transaction pursuant to a pre-arranged Rule 10b5-1 trading plan to meet additional tax obligations. After these transactions, he directly holds 21,382.0813 common shares, plus additional indirect holdings through an ESOP allocation and an IRA.