Urban Edge Properties raises 2026 outlook after Q3

Q: What were UE's third-quarter 2026 results?

Urban Edge reported total revenue of $119.556 million and net income attributable to common shareholders of $51.440 million for the quarter ended September 30, 2026. FFO as Adjusted was $0.38 per diluted share, compared with $0.36 a year earlier.

Signed leases awaiting rent commencement are expected to generate $21.0 million in annual gross rent, approximately 7% of current annualized NOI.

Filing Impact

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Filing Sentiment

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Form Type

8-K

Rhea-AI Filing Summary

Urban Edge Properties (UE) reported third-quarter 2026 results and raised its full-year outlook. For the quarter ended September 30, total revenue was $119.6 million and net income attributable to common shareholders was $51.4 million, including a $36 million gain on the Briarcliff Commons sale. FFO per diluted share was $0.38, versus $0.40 a year earlier; FFO as Adjusted per diluted share was $0.38, versus $0.36. Same-property NOI growth was 4.5%.

Revised 2026 guidance is $1.52–$1.54 per diluted share for FFO as Adjusted and $1.59–$1.61 for FFO. UE acquired The Shops at West Falls Church for $40.4 million and Regency Court for $90.3 million, and sold Briarcliff Commons for $60.5 million. The company also reported total liquidity of approximately $940.7 million as of September 30. Its unsecured line of credit had $75 million outstanding then, rising to $138 million after a $63 million borrowing on October 9 to finance Regency Court. A $17 million interest-only B-note bears a fixed 6.95% rate through October 2033.

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Positive

Moderate pointFFO as Adjusted per diluted share rose 6% to $0.38 in the third quarter.
Moderate pointNine-month net income attributable to common shareholders was $92.007 million, versus $81.111 million.

Negative

Moderate pointQuarterly FFO per diluted share was $0.38, versus $0.40 in 2025.

Filing Explained

Urban Edge’s revised 2026 net-income outlook is $0.86–$0.88 per diluted share, versus $0.57–$0.61 previously, while FFO is $1.59–$1.61 versus $1.57–$1.60; the reconciliation excludes a $36 million property-sale gain from FFO, so the two outlooks capture different effects of the Briarcliff sale.

8-K Event Classification

3 items: 2.02, 7.01, 9.01

3 items

Item 2.02 Results of Operations and Financial Condition Financial

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

Item 7.01 Regulation FD Disclosure Disclosure

Material non-public information disclosed under Regulation Fair Disclosure, often investor presentations or guidance.

Item 9.01 Financial Statements and Exhibits Exhibits

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

Key Figures

Total revenue: $119.556 million Net income attributable to common shareholders: $51.440 million FFO per diluted share: $0.38 +5 more

8 metrics

Total revenue $119.556 million Three months ended September 30, 2026

Net income attributable to common shareholders $51.440 million Three months ended September 30, 2026; $14.935 million in 2025

FFO per diluted share $0.38 Three months ended September 30, 2026; $0.40 in 2025

FFO as Adjusted per diluted share $0.38 Three months ended September 30, 2026; $0.36 in 2025

Same-property NOI growth 4.5% Three months ended September 30, 2026

2026 FFO as Adjusted guidance $1.52–$1.54 per diluted share Full-year 2026 revised guidance

Regency Court purchase price $90.3 million Acquired October 14, 2026

Total liquidity Approximately $940.7 million As of September 30, 2026

Key Terms

FFO as Adjusted, Same-property NOI, reverse Section 1031 exchange, interest-only B-note

4 terms

FFO as Adjusted financial

"FFO as Adjusted per diluted common share"

Funds From Operations (FFO) as adjusted is a non-GAAP measure that shows the cash-generating power of a property-owning business after removing accounting items that don’t reflect ongoing operations, such as property depreciation, one-time gains or losses, and other unusual items. Think of it like a homeowner’s monthly rent income after excluding one-off repairs and accounting quirks; investors use it to judge recurring cash flow and dividend sustainability, and to compare operating performance across periods or peers.

Same-property NOI financial

"Same-property NOI growth"

Same-property NOI is the change in net operating income from a real estate portfolio’s properties that were owned and operating in both the current and prior comparison periods, excluding income from recently bought, sold or newly developed properties. It matters to investors because it shows how the existing core assets are performing on their own—like comparing sales from the same stores before and after management actions—so you can judge organic cash-flow trends and management effectiveness without distortion from acquisitions or disposals.

reverse Section 1031 exchange regulatory

"structured as part of a reverse Section 1031 exchange"

interest-only B-note financial

"additional proceeds through an interest-only B-note"

Earnings Snapshot

Total revenue: $119.556 million · Guidance included

Three months ended September 30, 2026

Total revenue $119.556 million Compared with $120.126 million in 2025

Net income attributable to common shareholders $51.440 million Compared with $14.935 million in 2025

FFO per diluted share $0.38 Compared with $0.40 in 2025

FFO as Adjusted per diluted share $0.38 Up 6% from $0.36 in 2025

Guidance

Raised 2026 full-year guidance: net income of $0.86–$0.88 per diluted share; net income attributable to common shareholders of $0.82–$0.84 per diluted share; FFO of $1.59–$1.61 per diluted share; and FFO as Adjusted of $1.52–$1.54 per diluted share.

FAQ

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

What were UE's third-quarter 2026 results?

Urban Edge reported total revenue of $119.556 million and net income attributable to common shareholders of $51.440 million for the quarter ended September 30, 2026. FFO as Adjusted was $0.38 per diluted share, compared with $0.36 a year earlier.

What is UE's 2026 FFO as Adjusted guidance?

Urban Edge raised its full-year 2026 FFO as Adjusted guidance to $1.52–$1.54 per diluted share, from $1.50–$1.54. The company stated that the midpoint increased by $0.01 per share.

How much annual rent are UE's signed leases expected to add?

As of September 30, 2026, signed leases that had not yet commenced rent were expected to generate $21.0 million of future annual gross rent, approximately 7% of current annualized NOI. Approximately $0.7 million was expected to be recognized in the fourth quarter of 2026.

What are the terms of UE's $17 million B-note?

The $17 million B-note bears interest at a fixed rate of 6.95% through its October 2033 maturity. Urban Edge also stated a tax effective interest rate of 3.9%.

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

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Available on EDGAR 10/28/2026 - 07:10 AM EDT Accepted by SEC EDGAR 10/28/2026 - 06:59 AM EDT

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 28, 2026

URBAN EDGE PROPERTIES

URBAN EDGE PROPERTIES LP

(Exact name of Registrant as specified in its charter)

Maryland

(Urban Edge Properties)

001-36523

(Urban Edge Properties)

47-6311266

Delaware

(Urban Edge Properties LP)

333-212951-01

(Urban Edge Properties LP)

36-4791544

(State or other jurisdiction of incorporation or organization)

(Commission File Number)

(I.R.S. Employer Identification Number)

12 East 49th Street,

New York

10017

(Address of Principal Executive offices) (Zip Code)


Registrant’s telephone number including area code:	(212)	956-0082

Former name or former address, if changed since last report: N/A

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 (see General Instructions A.2.):


☐			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:

Urban Edge Properties


Title of class of registered securities	Trading symbol	Name of exchange on which registered
Common shares of beneficial interest, par value $0.01 per share	UE	The New York Stock Exchange

Urban Edge Properties LP


Title of class of registered securities	Trading symbol	Name of exchange on which registered
None	N/A	N/A

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).

Urban Edge Properties - Emerging growth company ☐ Urban Edge Properties LP - 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.

Urban Edge Properties o Urban Edge Properties LP o

This Current Report on Form 8-K is filed by Urban Edge Properties, a Maryland real estate investment trust (the “Company”), and Urban Edge Properties LP, a Delaware limited partnership through which the Company conducts substantially all of its operations (the "Operating Partnership"). The Company is the sole general partner of the Operating Partnership.

Item 2.02 Results of Operations and Financial Condition.

On October 28, 2026, the Company announced its financial results for the three and nine months ended September 30, 2026. Copies of the Company's Earnings Press Release and Supplemental Disclosure Package are furnished as Exhibits 99.1 and 99.2, respectively, to this Current Report on Form 8-K. The information contained in this Current Report on Form 8-K, including Exhibits 99.1 and 99.2 attached hereto, is being "furnished" and shall not be deemed "filed" for purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the "Exchange Act"), or otherwise subject to the liabilities of Section 18, nor shall it be deemed incorporated by reference into any filing of the Company or the Operating Partnership under the Securities Act of 1933, as amended (the “Securities Act”), or the Exchange Act, except as expressly set forth by specific reference in such filing.

Item 7.01 Regulation FD Disclosure.

On October 28, 2026, the Company announced its financial results for the three and nine months ended September 30, 2026 and made available on its website the Earnings Press Release and Supplemental Disclosure Package described in Item 2.02 above. The information contained in this Current Report on Form 8-K, including Exhibits 99.1 and 99.2 attached hereto, is being "furnished" and shall not be deemed "filed" for purposes of Section 18 of the Exchange Act, or otherwise subject to the liabilities of Section 18, nor shall it be deemed incorporated by reference into any filing of the Company or the Operating Partnership under the Securities Act or the Exchange Act, except as expressly set forth by specific reference in such filing.

Item 9.01 Financial Statements and Exhibits.

(d) Exhibits:


99.1						Earnings Press Release of Urban Edge Properties dated October 28, 2026
99.2						Supplemental Disclosure Package of Urban Edge Properties as of September 30, 2026
104						Cover Page Interactive Data File (the cover page tags are embedded within the Inline XBRL document)

SIGNATURE

Pursuant to the requirements of the Exchange Act, the registrants have duly caused this report to be signed on their behalf by the undersigned hereunto duly authorized.


		URBAN EDGE PROPERTIES



Date: October 28, 2026	By:	/s/ Mark Langer
		Mark Langer, Executive Vice President and Chief Financial Officer


		URBAN EDGE PROPERTIES LP
		By: Urban Edge Properties, General Partner


Date: October 28, 2026	By:	/s/ Mark Langer
		Mark Langer, Executive Vice President and Chief Financial Officer


		Exhibit 99.1

Urban Edge Properties		For additional information:
12 East 49th Street		Mark Langer, EVP and
New York, NY 10017		Chief Financial Officer
212-956-0082



	FOR IMMEDIATE RELEASE:

Urban Edge Properties Reports Third Quarter 2026 Results
-- Raises Outlook for Full-Year 2026 FFO as Adjusted --

NEW YORK, NY, October 28, 2026 - Urban Edge Properties (NYSE: UE) (the "Company") today announced its results for the quarter ended September 30, 2026 and updated its outlook for full-year 2026.

"Our third quarter results reflect the strength of our operating platform and the progress of our capital recycling strategy. Same-property NOI grew 4.5% and new lease cash spreads were 27%, demonstrating the embedded value in our portfolio. FFO as Adjusted of $0.38 per share grew 6% over the prior year," said Jeff Olson, Chairman and CEO. "We also continued to upgrade the portfolio, selling Briarcliff Commons for $60.5 million, acquiring The Shops at West Falls Church for $40.4 million, and, earlier this month, entering Florida with the $90.3 million acquisition of Regency Court in Boca Raton, a market that shares the dense, affluent demographics, high barriers to entry and limited new supply that exists in our D.C. to Boston portfolio. Given our year-to-date performance, we have raised the midpoint of our full-year FFO as Adjusted guidance by $0.01 per share."

Financial Results(1)(2)


(in thousands, except per share amounts)	3Q26		3Q25		YTD 2026		YTD 2025
Net income attributable to common shareholders	$	51,440	$	14,935	$	92,007	$	81,111
Net income per diluted share	0.41		0.12		0.73		0.64
Funds from Operations ("FFO")	50,435		51,951		159,487		141,188
FFO per diluted share	0.38		0.40		1.21		1.08
FFO as Adjusted	50,501		47,478		150,337		140,651
FFO as Adjusted per diluted share	0.38		0.36		1.14		1.08

Net income increased for the three months ended September 30, 2026 as compared to the prior year driven by a $36 million, or $0.27 per diluted share, gain on sale of real estate related to the disposition of Briarcliff Commons. FFO decreased for the three months ended September 30, 2026 as compared to the three months ended September 30, 2025 driven by lower non-cash revenues related to the write-off of below-market lease intangibles in the prior year period. FFO as Adjusted for the three months ended September 30, 2026 benefited from higher rental revenues for rent commencements on new leases and growth from accretive capital recycling. The increases in net income, FFO and FFO as Adjusted for the nine months ended September 30, 2026 were attributed to higher rental revenues, lease termination income and accretive capital recycling. Net income and FFO for the nine months ended September 30, 2026 also benefited from $8.4 million, or $0.06 per diluted share, of non-recurring reimbursements pertaining to previously incurred environmental remediation costs.

Same-Property Operating Results Compared to the Prior Year Period(1)(3)


	3Q26		YTD 2026
Same-property Net Operating Income ("NOI") growth	4.5	%	3.5	%
Same-property NOI growth, including properties in redevelopment	4.6	%	3.6	%

Increases in same-property NOI metrics for the three and nine months ended September 30, 2026 were primarily driven by rent commencements on new leases from our signed but not open pipeline.

Leasing and Occupancy Results(1)

•Consolidated portfolio leased occupancy was 96.4%, an increase of 10 basis points compared to September 30, 2025 and a decrease of 20 basis points compared to June 30, 2026.

•The Company reported same-property portfolio leased occupancy of 96.6%, flat compared to September 30, 2025 and an increase of 20 basis points compared to June 30, 2026.

•The Company executed 37 new leases, renewals and options totaling 463,000 sf during the quarter. New leases totaled 58,000 sf, of which 43,000 sf was on a same-space basis and generated an average cash spread of 26.9%. New leases, renewals and options totaled 448,000 sf on a same-space basis and generated an average cash spread of 13.2%.

•As of September 30, 2026, signed leases that have not yet rent commenced are expected to generate an additional $21.0 million of future annual gross rent, representing approximately 7% of current annualized NOI. Approximately $0.7 million of this amount is expected to be recognized in the fourth quarter of 2026.

Acquisition and Disposition Activity

The Company acquired The Shops at West Falls Church for a gross purchase price of $40.4 million on July 17, 2026. The 85,000 sf shopping center is located in Falls Church, VA and sits within a densely populated and affluent submarket of Washington, D.C., with average annual household income of approximately $200,000 within a three-mile radius. The center is anchored by a grocer and provides visible growth potential through lease-up, contractual annual rent increases, and mark-to-market opportunities on expiring leases.

On September 2, 2026, the Company completed the sale of Briarcliff Commons, located in Morris Plains, NJ, for a gross sales price of $60.5 million. The $30 million mortgage secured by the property was assumed by the buyer at closing. The transaction was structured as part of a reverse Section 1031 exchange with the acquisition of The Village at Bridgewater Commons and the purchase of a lessor position at Shoppers World, allowing for the deferral of capital gains resulting from the sale for income tax purposes.

On October 14, 2026, the Company acquired Regency Court, a premier 140,000 sf grocery-anchored shopping center in Boca Raton, Florida, for a gross purchase price of $90.3 million. The property is anchored by Publix and Walgreens, both with in place rents significantly below market with limited remaining lease terms, and features a strong mix of small shops serving one of the most affluent and highly sought-after trade areas in South Florida. The combination of below-market anchor rents and premier real estate creates significant near-term value creation potential. The acquisition represents a meaningful addition to the Company's portfolio, establishing a flagship presence in the highly desirable Boca Raton market and creating a strategic platform for continued growth and expansion throughout South Florida.

Financing Activity

On October 6, 2026, the Company executed an agreement to extend and modify its existing $69.7 million mortgage loan secured by The Outlets at Montehiedra to obtain $17 million of additional proceeds through an interest-only B-note and extend the maturity date from June 2030 to October 2033. The $17 million B-note bears interest at a fixed rate of 6.95% through maturity of October 2033, with a tax effective interest rate of 3.9%. The existing $69.7 million loan continues to bear interest at a fixed rate of 5.0% through June 2030, at which time the rate will reset to a fixed rate of the 3-year U.S. Treasury yield plus 250 bps for the remainder of the term. The loan is freely prepayable at any time.

During the quarter, the Company borrowed $40 million from its unsecured line of credit and repaid $20 million of the outstanding balance using proceeds from the sale of Briarcliff Commons. As of September 30, 2026, there was $75 million outstanding on the unsecured line of credit. On October 9, 2026, the Company borrowed an additional $63 million from its unsecured line of credit to finance the acquisition of Regency Court, increasing the outstanding balance to $138 million.

Development and Redevelopment

During the quarter, the Company commenced one redevelopment project with an estimated cost of $7.2 million and stabilized two projects aggregating $9.1 million with the rent commencement of Fidelity at Manalapan Commons and the relocation of Adidas at Bergen Town Center. The completed projects over the last 12 months total $39.6 million of investment with a blended yield of 23%.

As of September 30, 2026, the Company has $151.6 million of active development and redevelopment projects underway, with estimated remaining costs to complete of $56.6 million. The active development and redevelopment projects are expected to generate an approximate 12% yield.

Balance Sheet and Liquidity(1)(4)(5)

Balance sheet highlights as of September 30, 2026 include:

•Total liquidity of approximately $940.7 million, consisting of $86.2 million of cash on hand and $854.5 million available under the Company's $950 million of unsecured credit facilities, net of undrawn letters of credit.

•Mortgages payable of $1.64 billion, with a weighted average term to maturity of 3.0 years, all of which are fixed rate or hedged.

•$75 million drawn on our $700 million unsecured line of credit that matures on June 28, 2030, with two six-month extension options.

•No borrowings on our $250 million of delayed-draw term loans.

•Total market capitalization of approximately $4.32 billion, comprised of 133.3 million fully-diluted common shares valued at $2.60 billion and $1.72 billion of debt.

•Net debt to total market capitalization of 38%.

2026 Outlook

Based on recent activity and results to date, the Company has raised its 2026 full-year guidance ranges for net income, FFO and FFO as Adjusted, estimating net income of $0.86 to $0.88 per diluted share, net income attributable to common shareholders of $0.82 to $0.84 per diluted share, FFO of $1.59 to $1.61 per diluted share, and FFO as Adjusted of $1.52 to $1.54 per diluted share. A reconciliation of the range of estimated earnings, FFO and FFO as Adjusted, the assumptions used in our guidance, and a reconciliation bridging 2025 FFO per diluted share to the 2026 estimates can be found on pages 4 and 5 of this release.

Earnings Conference Call Information

The Company will host an earnings conference call and audio webcast on October 28, 2026 at 8:30 AM ET. All interested parties can access the earnings call by dialing 1-877-407-9716 (Toll Free) or 1-201-493-6779 (Toll/International) using conference ID 13762478. The call will also be webcast and available in listen-only mode on the investors page of our website: www.uedge.com. A replay will be available at the webcast link on the investors page for one year following the conclusion of the call. A telephonic replay of the call will also be available starting October 28, 2026 at 11:30 AM ET through November 11, 2026 at 11:59 PM ET by dialing 1-844-512-2921 (Toll Free) or 1-412-317-6671 (Toll/International) using conference ID 13762478.

(1) Refer to "Non-GAAP Financial Measures" on page 6 and "Operating Metrics" on page 7 for definitions and additional details. Reported consolidated occupancy excludes the impact of Sunrise Mall. Including Sunrise Mall, consolidated portfolio leased occupancy was 96.4% at September 30, 2026.

(2) Refer to page 11 for a reconciliation of net income to FFO and FFO as Adjusted for the three and nine months ended September 30, 2026.

(3) Refer to page 12 for a reconciliation of net income to NOI and Same-Property NOI for the three and nine months ended September 30, 2026.

(4) Net debt as of September 30, 2026 is calculated as total consolidated debt of $1.7 billion less total cash and cash equivalents, including restricted cash, of $86 million.

(5) Availability under our unsecured credit facilities is net of letters of credit issued under the unsecured line of credit. The Company obtained seven letters of credit aggregating $20.5 million which have reduced the available balance commensurate with their face values but remain undrawn and no separate liability has been recorded.

2026 Earnings Guidance

The Company has raised its 2026 full-year guidance ranges for net income, FFO and FFO as Adjusted, estimating net income of $0.86 to $0.88 per diluted share, net income attributable to common shareholders of $0.82 to $0.84 per diluted share, FFO of $1.59 to $1.61 per diluted share, and FFO as Adjusted of $1.52 to $1.54 per diluted share. Below is a summary of the Company's 2026 outlook, assumptions used in its forecasting, and a reconciliation of the range of estimated earnings, FFO, and FFO as Adjusted per diluted share.


	Previous Guidance	Revised Guidance
Net income per diluted share	$0.57 - $0.61	$0.86 - $0.88
Net income attributable to common shareholders per diluted share	$0.55 - $0.58	$0.82 - $0.84
FFO per diluted share	$1.57 - $1.60	$1.59 - $1.61
FFO as Adjusted per diluted share	$1.50 - $1.54	$1.52 - $1.54

The Company's revised 2026 full-year outlook is based on the following assumptions:

•Same-property NOI growth, including properties in redevelopment, of 4.00% to 4.25%, reflecting an increase from our previous assumption of 3.25% to 3.75%.

•Recurring G&A expenses ranging from $35.5 million to $36.5 million, reflecting an increase in the low end from our previous assumption of $34.5 million to $36.5 million.

•Interest and debt expense ranging from $79.0 million to $80.0 million, reflecting an increase from our previous assumption of $78.0 million to $79.0 million.

•Acquisitions of $185 million and dispositions of $60.5 million, reflecting activity completed year-to-date.

•Excludes items that impact FFO comparability, including gains and/or losses on extinguishment of debt, transaction, severance, litigation, and other one-time items outside of the ordinary course of business.


	Guidance 2026E				Per Diluted Share(1)
(in thousands, except per share amounts)	Low		High		Low		High
Net income	$	113,000	$	115,800	$	0.86	$	0.88
Less net (income) loss attributable to noncontrolling interests in:
Operating partnership	(5,800)		(5,900)		(0.04)		(0.04)
Consolidated subsidiaries	900		900		0.01		0.01
Net income attributable to common shareholders	108,100		110,800		0.82		0.84
Adjustments:
Rental property depreciation and amortization	130,800		130,800		0.99		0.99
Gain on sale of real estate	(36,000)		(36,000)		(0.27)		(0.27)

Limited partnership interests in operating partnership	5,800		5,900		0.04		0.04
FFO applicable to diluted common shareholders	208,700		211,500		1.59		1.61
Adjustments to FFO:

Transaction, severance, litigation expenses and other, net	(7,800)		(7,800)		(0.06)		(0.06)
Loss on extinguishment of debt	200		200		—		—
Non-cash adjustments(2)	(1,400)		(1,400)		(0.01)		(0.01)
FFO as Adjusted applicable to diluted common shareholders	$	199,700	$	202,500	$	1.52	$	1.54

(1) Amounts may not foot due to rounding of individual line items.

(2) Includes the acceleration and write-off of lease intangibles related to tenant terminations and bankruptcies for the nine months ended September 30, 2026.

The following table is a reconciliation bridging 2025 FFO per diluted share to the Company's estimated 2026 FFO per diluted share:


	Per Diluted Share(1)
		Low		High
2025 FFO applicable to diluted common shareholders		$	1.43	$	1.43
2025 Items impacting FFO comparability(2)		0.01		0.01
2026 Items impacting FFO comparability(2)		0.07		0.07
Same-property NOI growth, including redevelopment		0.08		0.09
Acquisitions net of dispositions NOI growth		0.03		0.03

Interest and debt expense		(0.01)		(0.01)
Recurring general and administrative		(0.01)		(0.01)
Straight-line rent and non-cash items		(0.01)		(0.01)
Lease termination income, recurring income tax, and other		0.01		0.01



2026 FFO applicable to diluted common shareholders		$	1.59	$	1.61

(1) Amounts may not foot due to rounding of individual line items.

(2) Includes adjustments to FFO for fiscal year 2025 and expected adjustments for fiscal year 2026 which impact comparability. See "Reconciliation of net income to FFO and FFO as Adjusted" on page 11 for actual adjustments year-to-date and our fourth quarter 2025 Supplemental Disclosure Package for 2025 adjustments.

The Company is providing a projection of anticipated net income solely to satisfy the disclosure requirements of the Securities and Exchange Commission ("SEC"). The Company's projections are based on management's current beliefs and assumptions about the Company's business, and the industry and the markets in which it operates; there are known and unknown risks and uncertainties associated with these projections. There can be no assurance that actual results will not differ from the guidance set forth above. The Company assumes no obligation to update publicly any forward-looking statements, including its 2026 earnings guidance, whether as a result of new information, future events or otherwise. Please refer to the “Forward-Looking Statements” disclosures on page 8 of this document and “Risk Factors” disclosed in the Company's annual and quarterly reports filed with the SEC for more information.

Non-GAAP Financial Measures

The Company uses certain non-GAAP performance measures, in addition to the primary GAAP presentations, as we believe these measures improve the understanding of the Company's operational results. We continually evaluate the usefulness, relevance, limitations, and calculation of our reported non-GAAP performance measures to determine how best to provide relevant information to the investing public, and thus such reported measures are subject to change. The Company's non-GAAP performance measures have limitations as they do not include all items of income and expense that affect operations, and accordingly, should always be considered as supplemental financial results. Additionally, the Company's computation of non-GAAP metrics may not be comparable to similarly titled non-GAAP metrics reported by other real estate investment trusts ("REITs") or real estate companies that define these metrics differently and, as a result, it is important to understand the manner in which the Company defines and calculates each of its non-GAAP metrics. The following non-GAAP measures are commonly used by the Company and investing public to understand and evaluate our operating results and performance:

•FFO: The Company believes FFO is a useful, supplemental measure of its operating performance that is a recognized metric used extensively by the real estate industry and, in particular REITs. FFO, as defined by the National Association of Real Estate Investment Trusts ("Nareit") and the Company, is net income (computed in accordance with GAAP), excluding gains (or losses) from sales of depreciable real estate and land when connected to the main business of a REIT, impairments on depreciable real estate or land related to a REIT's main business, earnings from consolidated partially owned entities and rental property depreciation and amortization expense. The Company believes that financial analysts, investors and shareholders are better served by the presentation of comparable period operating results generated from FFO primarily because it excludes the assumption that the value of real estate assets diminishes predictably. FFO does not represent cash flows from operating activities in accordance with GAAP, should not be considered an alternative to net income as an indication of our performance, and is not indicative of cash flow as a measure of liquidity or our ability to make cash distributions.

•FFO as Adjusted: The Company provides disclosure of FFO as Adjusted because it believes it is a useful supplemental measure of its core operating performance that facilitates comparability of historical financial periods. FFO as Adjusted is calculated by making certain adjustments to FFO to account for items the Company does not believe are representative of ongoing core operating results, including non-comparable revenues and expenses. The Company's method of calculating FFO as Adjusted may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs.

•NOI: The Company uses NOI internally to make investment and capital allocation decisions and to compare the unlevered performance of our properties to our peers. The Company believes NOI is useful to investors as a performance measure because, when compared across periods, NOI reflects the impact on operations from trends in occupancy rates, rental rates, operating costs and acquisition and disposition activity on an unleveraged basis, providing perspective not immediately apparent from net income. The Company calculates NOI using net income as defined by GAAP reflecting only those income and expense items that are incurred at the property level and through the Company's captive insurance program, adjusted for non-cash rental income and expense, impairments on depreciable real estate or land, and income or expenses that we do not believe are representative of ongoing operating results, if any. In addition, the Company uses NOI margin, calculated as NOI divided by total property revenue, which the Company believes is useful to investors for similar reasons.

•Same-property NOI: The Company provides disclosure of NOI on a same-property basis, which includes the results of properties that were owned and operated for the entirety of the reporting periods being compared, which total 67 and 65 properties for the three and nine months ended September 30, 2026 and 2025, respectively. Information provided on a same-property basis excludes properties under development, redevelopment or that involve anchor repositioning where a substantial portion of the gross leasable area ("GLA") is taken out of service and also excludes properties acquired, sold, held for sale, or that are in the foreclosure process during the periods being compared, and results of our captive insurance program. As such, same-property NOI assists in eliminating disparities in net income due to the development, redevelopment, acquisition, disposition, or foreclosure of properties and results of our captive insurance program during the periods presented, and thus provides a more consistent performance measure for the comparison of the operating performance of the Company's properties. While there is judgment surrounding changes in designations, a property is removed from the same-property pool when it is designated as a redevelopment property because it is undergoing significant renovation or retenanting pursuant to a formal plan that is expected to have a significant impact on its operating income. A development or redevelopment property is moved back to the same-property pool once a substantial portion of the NOI growth expected from the development or redevelopment is reflected in both the current and comparable prior year period, generally one year after at least 80% of the expected NOI from the project is realized on a cash basis. Acquisitions are moved into the same-property pool once we have owned the property for the entirety of the comparable periods and the property is not under significant development or redevelopment. The Company has also provided disclosure of NOI on a same-property basis

adjusted to include redevelopment properties. Same-property NOI may include other adjustments as detailed in the Reconciliation of Net Income to NOI and Same-Property NOI included in the tables accompanying this press release.

•EBITDAre and Adjusted EBITDAre: EBITDAre and Adjusted EBITDAre are supplemental, non-GAAP measures utilized by us in various financial ratios. The White Paper on EBITDAre, approved by Nareit's Board of Governors in September 2017, defines EBITDAre as net income (computed in accordance with GAAP), adjusted for interest expense, income tax (benefit) expense, depreciation and amortization, losses and gains on the disposition of depreciated property, impairment write-downs of depreciated property and investments in unconsolidated joint ventures, and adjustments to reflect the entity's share of EBITDAre of unconsolidated joint ventures. EBITDAre and Adjusted EBITDAre are presented to assist investors in the evaluation of REITs, as a measure of the Company's operational performance as they exclude various items that do not relate to or are not indicative of our operating performance and because they approximate key performance measures in our debt covenants. Accordingly, the Company believes that the use of EBITDAre and Adjusted EBITDAre, as opposed to income before income taxes, in various ratios provides meaningful performance measures related to the Company's ability to meet various coverage tests for the stated periods. Adjusted EBITDAre may include other adjustments not indicative of operating results as detailed in the Reconciliation of Net Income to EBITDAre and Adjusted EBITDAre included in the tables accompanying this press release. The Company also presents the ratio of net debt (net of cash) to annualized Adjusted EBITDAre as of September 30, 2026, and net debt (net of cash) to total market capitalization, which it believes is useful to investors as a supplemental measure in evaluating the Company's balance sheet leverage.

The Company believes net income is the most directly comparable GAAP financial measure to the non-GAAP performance measures outlined above. Reconciliations of these measures to net income have been provided in the tables accompanying this press release.

Operating Metrics

The Company presents certain operating metrics related to our properties, including occupancy, leasing activity and rental rates. Operating metrics used by the Company are useful to investors in facilitating an understanding of the operational performance for our properties.

Recovery ratios represent the percentage of operating expenses recuperated through tenant reimbursements. This metric is presented on a same-property and same-property including redevelopment basis and is calculated by dividing tenant expense reimbursements (adjusted to exclude any ancillary income) by the sum of real estate taxes and property operating expenses.

Occupancy metrics represent the percentage of occupied gross leasable area based on executed leases (including properties in development and redevelopment) and include leases signed, but for which rent has not yet commenced. Same-property portfolio leased occupancy includes properties that have been owned and operated for the entirety of the reporting periods being compared, which total 67 and 65 properties for the three and nine months ended September 30, 2026 and 2025, respectively. Occupancy metrics presented for the Company's same-property portfolio exclude properties under development, redevelopment or that involve anchor repositioning where a substantial portion of the gross leasable area is taken out of service and also excludes properties acquired within the past 12 months, properties sold or held for sale, and properties that are in the foreclosure process during the periods being compared.

Executed new leases, renewals and exercised options are presented on a same-space basis. Same-space leases represent those leases signed on spaces for which there was a previous lease.

The Company occasionally provides disclosures by tenant categories which include anchors, shops and industrial/self-storage. Anchors and shops are further broken down by local, regional and national tenants. We define anchor tenants as those who have a leased area equal to or greater than 10,000 sf. Local tenants are defined as those with less than five locations. Regional tenants are those with five or more locations in a single region. National tenants are defined as those with five or more locations and that operate in two or more regions.

ADDITIONAL INFORMATION

For a copy of the Company’s supplemental disclosure package, please access the "Investors" section of our website at www.uedge.com. Our website also includes other financial information, including our Annual Report on Form 10-K, Quarterly Reports on Form 10-Q, Current Reports on Form 8-K, and any amendments to those reports.

The Company uses, and intends to continue to use, the “Investors” page of its website, which can be found at www.uedge.com, as a means of disclosing material nonpublic information and of complying with its disclosure obligations under Regulation FD, including, without limitation, through the posting of investor presentations that may include material nonpublic information. Accordingly, investors should monitor the “Investors” page, in addition to following the Company's press releases, SEC filings, public conference calls, presentations and webcasts. The information contained on, or that may be accessed through, our website is not incorporated by reference into, and is not a part of, this document.

ABOUT URBAN EDGE

Urban Edge Properties is a NYSE listed real estate investment trust focused on owning, managing, acquiring, developing, and redeveloping retail real estate in urban communities, primarily in the Washington, D.C. to Boston corridor. Urban Edge owns 75 properties totaling 16.1 million square feet of gross leasable area.

FORWARD-LOOKING STATEMENTS

Certain statements contained herein constitute forward-looking statements as such term is defined in Section 27A of the Securities Act of 1933, as amended (the "Securities Act"), and Section 21E of the Securities Exchange Act of 1934, as amended (the "Exchange Act"). Forward-looking statements are not guarantees of future performance. They represent our intentions, plans, expectations and beliefs and are subject to numerous assumptions, risks and uncertainties. Our future results, financial condition, business and targeted occupancy may differ materially from those expressed in these forward-looking statements. You can identify many of these statements by words such as “approximates,” “believes,” “expects,” “anticipates,” “estimates,” “intends,” “plans,” “would,” “may” or other similar expressions in this press release. Many of the factors that will determine the outcome of forward-looking statements are beyond our ability to control or predict and include, among others: (i) macroeconomic conditions, including geopolitical conditions and instability, and international trade disputes, including any related tariffs, which may lead to rising inflation, adverse impacts to supply chains, and disruption of, or lack of access to, the capital markets, as well as potential volatility in the Company’s share price; (ii) the economic, political and social impact of, and uncertainty relating to, epidemics and pandemics; (iii) the loss or bankruptcy of major tenants; (iv) the ability and willingness of the Company’s tenants to renew their leases with the Company upon expiration and the Company’s ability to re-lease its properties on the same or better terms, or at all, in the event of non-renewal or in the event the Company exercises its right to replace an existing tenant; (v) the impact of e-commerce on our tenants’ business; (vi) the Company’s success in implementing its business strategy and its ability to identify, underwrite, finance, consummate and integrate diversifying acquisitions and investments; (vii) changes in general economic conditions or economic conditions in the markets in which the Company competes, and their effect on the Company’s revenues, earnings and funding sources, and on those of its tenants; (viii) increases in the Company’s borrowing costs as a result of changes in interest rates, rising inflation, and other factors; (ix) the Company’s ability to pay down, refinance, hedge, restructure or extend its indebtedness as it becomes due and potential limitations on the Company’s ability to borrow funds under its existing credit facility as a result of covenants relating to the Company’s financial results; (x) potentially higher costs associated with the Company’s development, redevelopment and anchor repositioning projects, and the Company’s ability to lease the properties at projected rates; (xi) the Company’s liability for environmental matters; (xii) damage to the Company’s properties from catastrophic weather and other natural events, and the physical effects of climate change; (xiii) the Company’s ability and willingness to maintain its qualification as a REIT in light of economic, market, legal, tax and other considerations; (xiv) information technology security breaches; (xv) the loss of key executives; and (xvi) the accuracy of methodologies and estimates regarding our environmental, social and governance (collectively, our Corporate Responsibility or “CR”) metrics, goals and targets, tenant willingness and ability to collaborate towards reporting CR metrics and meeting CR goals and targets, and the impact of governmental regulation on our CR efforts. For further discussion of factors that could materially affect the outcome of our forward-looking statements, see “Risk Factors” in Part I, Item 1A, of the Company's Annual Report on Form 10-K for the year ended December 31, 2025 and the other documents filed by the Company with the Securities and Exchange Commission (the "SEC").

We claim the protection of the safe harbor for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995 for any forward-looking statements included in this press release. You are cautioned not to place undue reliance on forward-looking statements, which speak only as of the date of this press release. All subsequent written and oral forward-looking statements attributable to us or any person acting on our behalf are expressly qualified in their entirety by the cautionary statements contained or referred to in this section. We do not undertake any obligation to release publicly any revisions to our forward-looking statements to reflect events or circumstances occurring after the date of this press release.

URBAN EDGE PROPERTIES

CONSOLIDATED BALANCE SHEETS

(In thousands, except share and per share amounts)


	September 30,		December 31,
	2026		2025
ASSETS
Real estate, at cost:
Land	$	686,497	$	669,078
Buildings and improvements	2,905,146		2,835,540
Construction in progress	388,936		327,413
Furniture, fixtures and equipment	14,508		13,059
Total	3,995,087		3,845,090
Accumulated depreciation and amortization	(989,591)		(935,548)
Real estate, net	3,005,496		2,909,542
Operating lease right-of-use assets	56,887		58,917
Cash and cash equivalents	62,644		48,881
Restricted cash	23,531		29,984
Tenant and other receivables	21,873		26,658
Receivables arising from the straight-lining of rents	63,013		63,842
Identified intangible assets, net of accumulated amortization of $74,553 and $70,514, respectively	83,583		87,591
Deferred leasing costs, net of accumulated amortization of $22,940 and $21,982, respectively	29,266		31,220
Prepaid expenses and other assets	76,959		55,236
Total assets	$	3,423,252	$	3,311,871

LIABILITIES AND EQUITY
Liabilities:
Mortgages payable, net	$	1,629,867	$	1,606,774
Unsecured line of credit	75,000		—

Operating lease liabilities	54,509		56,329
Accounts payable, accrued expenses and other liabilities	90,644		97,397
Identified intangible liabilities, net of accumulated amortization of $60,593 and $59,668, respectively	161,995		174,899
Total liabilities	2,012,015		1,935,399
Commitments and contingencies
Shareholders’ equity:
Common shares: $0.01 par value; 500,000,000 shares authorized and 126,259,755 and 125,912,647 shares issued and outstanding, respectively	1,261		1,257
Additional paid-in capital	1,173,491		1,163,939
Accumulated other comprehensive income (loss)	6,830		(703)
Accumulated earnings	137,078		124,566
Noncontrolling interests:
Operating partnership	73,503		69,140
Consolidated subsidiaries	19,074		18,273
Total equity	1,411,237		1,376,472
Total liabilities and equity	$	3,423,252	$	3,311,871

URBAN EDGE PROPERTIES

CONSOLIDATED STATEMENTS OF INCOME

(In thousands, except per share amounts)


	Three Months Ended September 30,				Nine Months Ended September 30,
	2026		2025		2026		2025
REVENUE
Rental revenue	$	119,249	$	119,196	$	366,079	$	351,200
Other income	307		930		8,882		1,175
Total revenue	119,556		120,126		374,961		352,375
EXPENSES
Depreciation and amortization	32,906		36,831		100,254		106,628
Real estate taxes	16,011		16,791		49,488		49,731
Property operating	20,612		19,401		68,867		62,334
General and administrative	8,776		8,976		27,592		30,224

Lease expense	3,171		3,320		9,619		9,981
Other expense	—		349		—		349
Total expenses	81,476		85,668		255,820		259,247
Gain on sale of real estate	36,006		233		36,006		49,695
Interest income	549		824		1,541		2,098
Interest and debt expense	(19,962)		(19,374)		(58,482)		(58,666)
(Loss) gain on extinguishment of debt	—		—		(212)		323
Income before income taxes	54,673		16,141		97,994		86,578
Income tax expense	(872)		(600)		(1,999)		(1,862)
Net income	53,801		15,541		95,995		84,716
Less net (income) loss attributable to noncontrolling interests in:
Operating partnership	(2,596)		(836)		(4,703)		(4,326)
Consolidated subsidiaries	235		230		715		721
Net income attributable to common shareholders	$	51,440	$	14,935	$	92,007	$	81,111

Earnings per common share - Basic:	$	0.41	$	0.12	$	0.73	$	0.65
Earnings per common share - Diluted:	$	0.41	$	0.12	$	0.73	$	0.64
Weighted average shares outstanding - Basic	126,182		125,729		126,044		125,643
Weighted average shares outstanding - Diluted	131,532		125,803		131,436		125,869

Reconciliation of Net Income to FFO and FFO as Adjusted

The following table reflects the reconciliation of net income to FFO and FFO as Adjusted for the three and nine months ended September 30, 2026 and 2025. Net income is considered the most directly comparable GAAP measure. Refer to "Non-GAAP Financial Measures" on page 6 for a description of FFO and FFO as Adjusted.


	Three Months Ended September 30,				Nine Months Ended September 30,
(in thousands, except per share amounts)	2026		2025		2026		2025
Net income	$	53,801	$	15,541	$	95,995	$	84,716
Less net (income) loss attributable to noncontrolling interests in:
Consolidated subsidiaries	235		230		715		721
Operating partnership	(2,596)		(836)		(4,703)		(4,326)
Net income attributable to common shareholders	51,440		14,935		92,007		81,111
Adjustments:
Rental property depreciation and amortization	32,405		36,413		98,783		105,446
Limited partnership interests in operating partnership	2,596		836		4,703		4,326
Gain on sale of real estate	(36,006)		(233)		(36,006)		(49,695)

FFO applicable to diluted common shareholders	50,435		51,951		159,487		141,188
FFO per diluted common share(1)	0.38		0.40		1.21		1.08
Adjustments to FFO:



Transaction, severance, litigation expenses and other, net(2)	66		363		(7,849)		4,538
Non-cash adjustments(3)	—		(4,833)		(1,448)		(4,741)
Loss (gain) on extinguishment of debt	—		—		212		(323)
Tenant bankruptcy settlement income	—		(3)		(65)		(11)






FFO as Adjusted applicable to diluted common shareholders	$	50,501	$	47,478	$	150,337	$	140,651
FFO as Adjusted per diluted common share(1)	$	0.38	$	0.36	$	1.14	$	1.08

Weighted Average diluted common shares(1)	131,532		130,742		131,436		130,621

(1) Weighted average diluted shares used to calculate FFO per share and FFO as Adjusted per share for the three and nine months ended September 30, 2025 are higher than the GAAP weighted average diluted shares as a result of the dilutive impact of LTIP and OP units which may be redeemed for our common shares.

(2) Includes $0.1 million of transaction costs for the three months ended September 30, 2026. Includes $8.4 million of non-recurring reimbursements related to environmental remediation costs, partially offset by $0.5 million of transaction costs and $0.1 million of severance expenses for the nine months ended September 30, 2026.

(3) Includes the acceleration and write-off of lease intangibles related to high-risk tenants, terminations and bankruptcies, net of reinstatements for tenants moved back to accrual basis accounting.

Reconciliation of Net Income to NOI and Same-Property NOI

The following table reflects the reconciliation of net income to NOI, same-property NOI and same-property NOI including properties in redevelopment for the three and nine months ended September 30, 2026 and 2025. Net income is considered the most directly comparable GAAP measure. Refer to "Non-GAAP Financial Measures" on page 6 for a description of NOI and same-property NOI.


	Three Months Ended September 30,				Nine Months Ended September 30,
(in thousands)	2026		2025		2026		2025
Net income	$	53,801	$	15,541	$	95,995	$	84,716

Depreciation and amortization	32,906		36,831		100,254		106,628
Interest and debt expense	19,962		19,374		58,482		58,666
General and administrative expense	8,776		8,976		27,592		30,224
Loss (gain) on extinguishment of debt	—		—		212		(323)
Other expense (income)	394		(40)		(7,237)		882
Income tax expense	872		600		1,999		1,862
Gain on sale of real estate	(36,006)		(233)		(36,006)		(49,695)

Interest income	(549)		(824)		(1,541)		(2,098)
Non-cash revenue and expenses	(2,692)		(7,761)		(10,287)		(13,795)
NOI	77,464		72,464		229,463		217,067
Adjustments:
Sunrise Mall net operating loss	165		134		689		769
Tenant bankruptcy settlement income and lease termination income	—		(98)		(2,315)		(167)
Non-same property NOI and other(1)	(6,750)		(4,653)		(30,788)		(27,295)
Same-property NOI	$	70,879	$	67,847	$	197,049	$	190,374
NOI related to properties being redeveloped	3,736		3,507		20,180		19,317
Same-property NOI including properties in redevelopment	$	74,615	$	71,354	$	217,229	$	209,691

(1) Non-same property NOI includes NOI related to properties being redeveloped and properties acquired, disposed, held for sale, or that are in the foreclosure process during the periods being compared, and results of the Company's captive insurance program.

Reconciliation of Net Income to EBITDAre and Adjusted EBITDAre

The following table reflects the reconciliation of net income to EBITDAre and Adjusted EBITDAre for the three and nine months ended September 30, 2026 and 2025. Net income is considered the most directly comparable GAAP measure. Refer to "Non-GAAP Financial Measures" on page 6 for a description of EBITDAre and Adjusted EBITDAre.


	Three Months Ended September 30,				Nine Months Ended September 30,
(in thousands)	2026		2025		2026		2025
Net income	$	53,801	$	15,541	$	95,995	$	84,716
Depreciation and amortization	32,906		36,831		100,254		106,628
Interest and debt expense	19,962		19,374		58,482		58,666
Income tax expense	872		600		1,999		1,862
Gain on sale of real estate	(36,006)		(233)		(36,006)		(49,695)
EBITDAre	71,535		72,113		220,724		202,177
Adjustments for Adjusted EBITDAre:


Transaction, severance, litigation expenses and other, net(1)	66		363		(7,849)		4,538
Loss (gain) on extinguishment of debt	—		—		212		(323)
Non-cash adjustments(2)	—		(4,833)		(1,448)		(4,741)

Tenant bankruptcy settlement income	—		(3)		(65)		(11)
Adjusted EBITDAre	$	71,601	$	67,640	$	211,574	$	201,640

(1) Includes $0.1 million of transaction costs for the three months ended September 30, 2026. Includes $8.4 million of non-recurring reimbursements related to environmental remediation costs, partially offset by $0.5 million of transaction costs and $0.1 million of severance expenses for the nine months ended September 30, 2026.

(2) Includes the acceleration and write-off of lease intangibles related to high-risk tenants, terminations and bankruptcies, net of reinstatements for tenants moved back to accrual basis accounting.

Exhibit 99.2


SUPPLEMENTAL DISCLOSURE
PACKAGE

September 30, 2026






Urban Edge Properties
12 East 49th Street, New York, NY 10017
NY Office: 212-956-0082
www.uedge.com


URBAN EDGE PROPERTIES
SUPPLEMENTAL DISCLOSURE
September 30, 2026
(unaudited)

TABLE OF CONTENTS
			Page
Press Release
Third Quarter 2026 Earnings Press Release			1

Overview
Summary Financial Results and Ratios			13

Consolidated Financial Statements
Consolidated Balance Sheets			14
Consolidated Statements of Income			15
Consolidated Statements of Cash Flows			16

Non-GAAP Financial Measures and Supplemental Data
Supplemental Schedule of Net Operating Income			17
Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate (EBITDAre)			18
Funds from Operations			19
Market Capitalization, Debt Ratios and Liquidity			20
Additional Disclosures			21

Leasing Data
Tenant Concentration - Top Twenty-Five Tenants			22
Leasing Activity			23
Leases Executed but Not Yet Rent Commenced			24
Retail Portfolio Lease Expiration Schedules			25

Property Data
Property Status Report			27
Property Acquisitions and Dispositions			30
Development, Redevelopment and Anchor Repositioning Projects			31

Debt Schedules
Debt Summary			33
Mortgage Debt Summary			34
Debt Maturity Schedule			35




Urban Edge Properties		For additional information:
12 East 49th Street		Mark Langer, EVP and
New York, NY 10017		Chief Financial Officer
212-956-0082



	FOR IMMEDIATE RELEASE:

Urban Edge Properties Reports Third Quarter 2026 Results
-- Raises Outlook for Full-Year 2026 FFO as Adjusted --

NEW YORK, NY, October 28, 2026 - Urban Edge Properties (NYSE: UE) (the "Company") today announced its results for the quarter ended September 30, 2026 and updated its outlook for full-year 2026.

Financial Results(1)(2)


(in thousands, except per share amounts)	3Q26		3Q25		YTD 2026		YTD 2025
Net income attributable to common shareholders	$	51,440	$	14,935	$	92,007	$	81,111
Net income per diluted share	0.41		0.12		0.73		0.64
Funds from Operations ("FFO")	50,435		51,951		159,487		141,188
FFO per diluted share	0.38		0.40		1.21		1.08
FFO as Adjusted	50,501		47,478		150,337		140,651
FFO as Adjusted per diluted share	0.38		0.36		1.14		1.08

Same-Property Operating Results Compared to the Prior Year Period(1)(3)


	3Q26		YTD 2026
Same-property Net Operating Income ("NOI") growth	4.5	%	3.5	%
Same-property NOI growth, including properties in redevelopment	4.6	%	3.6	%

Increases in same-property NOI metrics for the three and nine months ended September 30, 2026 were primarily driven by rent commencements on new leases from our signed but not open pipeline.

Leasing and Occupancy Results(1)

•Consolidated portfolio leased occupancy was 96.4%, an increase of 10 basis points compared to September 30, 2025 and a decrease of 20 basis points compared to June 30, 2026.

•The Company reported same-property portfolio leased occupancy of 96.6%, flat compared to September 30, 2025 and an increase of 20 basis points compared to June 30, 2026.

Acquisition and Disposition Activity

Financing Activity

Development and Redevelopment

Balance Sheet and Liquidity(1)(4)(5)(6)

Balance sheet highlights as of September 30, 2026 include:

•Mortgages payable of $1.64 billion, with a weighted average term to maturity of 3.0 years, all of which are fixed rate or hedged.

•$75 million drawn on our $700 million unsecured line of credit that matures on June 28, 2030, with two six-month extension options.

•No borrowings on our $250 million of delayed-draw term loans.

•Total market capitalization of approximately $4.32 billion, comprised of 133.3 million fully-diluted common shares valued at $2.60 billion and $1.72 billion of debt.

•Net debt to total market capitalization of 38%.

2026 Outlook

Earnings Conference Call Information

(2) Refer to page 8 for a reconciliation of net income to FFO and FFO as Adjusted for the three and nine months ended September 30, 2026.

(3) Refer to page 9 for a reconciliation of net income to NOI and Same-Property NOI for the three and nine months ended September 30, 2026.

(4) Net debt as of September 30, 2026 is calculated as total consolidated debt of $1.7 billion less total cash and cash equivalents, including restricted cash, of $86 million.

(5) Refer to page 20 for the calculation of market capitalization as of September 30, 2026.

(6) Availability under our unsecured credit facilities is net of letters of credit issued under the unsecured line of credit. The Company obtained seven letters of credit aggregating $20.5 million which have reduced the available balance commensurate with their face values but remain undrawn and no separate liability has been recorded.

2026 Earnings Guidance


	Previous Guidance	Revised Guidance
Net income per diluted share	$0.57 - $0.61	$0.86 - $0.88
Net income attributable to common shareholders per diluted share	$0.55 - $0.58	$0.82 - $0.84
FFO per diluted share	$1.57 - $1.60	$1.59 - $1.61
FFO as Adjusted per diluted share	$1.50 - $1.54	$1.52 - $1.54

The Company's revised 2026 full-year outlook is based on the following assumptions:

•Same-property NOI growth, including properties in redevelopment, of 4.00% to 4.25%, reflecting an increase from our previous assumption of 3.25% to 3.75%.

•Recurring G&A expenses ranging from $35.5 million to $36.5 million, reflecting an increase in the low end from our previous assumption of $34.5 million to $36.5 million.

•Interest and debt expense ranging from $79.0 million to $80.0 million, reflecting an increase from our previous assumption of $78.0 million to $79.0 million.

•Acquisitions of $185 million and dispositions of $60.5 million, reflecting activity completed year-to-date.


	Guidance 2026E				Per Diluted Share(1)
(in thousands, except per share amounts)	Low		High		Low		High
Net income	$	113,000	$	115,800	$	0.86	$	0.88
Less net (income) loss attributable to noncontrolling interests in:
Operating partnership	(5,800)		(5,900)		(0.04)		(0.04)
Consolidated subsidiaries	900		900		0.01		0.01
Net income attributable to common shareholders	108,100		110,800		0.82		0.84
Adjustments:
Rental property depreciation and amortization	130,800		130,800		0.99		0.99
Gain on sale of real estate	(36,000)		(36,000)		(0.27)		(0.27)

Limited partnership interests in operating partnership	5,800		5,900		0.04		0.04
FFO applicable to diluted common shareholders	208,700		211,500		1.59		1.61
Adjustments to FFO:

Transaction, severance, litigation expenses and other, net	(7,800)		(7,800)		(0.06)		(0.06)
Loss on extinguishment of debt	200		200		—		—
Non-cash adjustments(2)	(1,400)		(1,400)		(0.01)		(0.01)
FFO as Adjusted applicable to diluted common shareholders	$	199,700	$	202,500	$	1.52	$	1.54

(1) Amounts may not foot due to rounding of individual line items.

(2) Includes the acceleration and write-off of lease intangibles related to tenant terminations and bankruptcies for the nine months ended September 30, 2026.

The following table is a reconciliation bridging 2025 FFO per diluted share to the Company's estimated 2026 FFO per diluted share:


	Per Diluted Share(1)
		Low		High
2025 FFO applicable to diluted common shareholders		$	1.43	$	1.43
2025 Items impacting FFO comparability(2)		0.01		0.01
2026 Items impacting FFO comparability(2)		0.07		0.07
Same-property NOI growth, including redevelopment		0.08		0.09
Acquisitions net of dispositions NOI growth		0.03		0.03

Interest and debt expense		(0.01)		(0.01)
Recurring general and administrative		(0.01)		(0.01)
Straight-line rent and non-cash items		(0.01)		(0.01)
Lease termination income, recurring income tax, and other		0.01		0.01



2026 FFO applicable to diluted common shareholders		$	1.59	$	1.61

(1) Amounts may not foot due to rounding of individual line items.

(2) Includes adjustments to FFO for fiscal year 2025 and expected adjustments for fiscal year 2026 which impact comparability. See "Reconciliation of net income to FFO and FFO as Adjusted" on page 8 for actual adjustments year-to-date and our fourth quarter 2025 Supplemental Disclosure Package for 2025 adjustments.

The Company is providing a projection of anticipated net income solely to satisfy the disclosure requirements of the Securities and Exchange Commission ("SEC"). The Company's projections are based on management's current beliefs and assumptions about the Company's business, and the industry and the markets in which it operates; there are known and unknown risks and uncertainties associated with these projections. There can be no assurance that actual results will not differ from the guidance set forth above. The Company assumes no obligation to update publicly any forward-looking statements, including its 2026 earnings guidance, whether as a result of new information, future events or otherwise. Please refer to the “Forward-Looking Statements” disclosures on page 11 of this document and “Risk Factors” disclosed in the Company's annual and quarterly reports filed with the SEC for more information.

Non-GAAP Financial Measures

Operating Metrics

Executed new leases, renewals and exercised options are presented on a same-space basis. Same-space leases represent those leases signed on spaces for which there was a previous lease.

Reconciliation of Net Income to FFO and FFO as Adjusted


	Three Months Ended September 30,				Nine Months Ended September 30,
(in thousands, except per share amounts)	2026		2025		2026		2025
Net income	$	53,801	$	15,541	$	95,995	$	84,716
Less net (income) loss attributable to noncontrolling interests in:
Consolidated subsidiaries	235		230		715		721
Operating partnership	(2,596)		(836)		(4,703)		(4,326)
Net income attributable to common shareholders	51,440		14,935		92,007		81,111
Adjustments:
Rental property depreciation and amortization	32,405		36,413		98,783		105,446
Limited partnership interests in operating partnership	2,596		836		4,703		4,326
Gain on sale of real estate	(36,006)		(233)		(36,006)		(49,695)

FFO applicable to diluted common shareholders	50,435		51,951		159,487		141,188
FFO per diluted common share(1)	0.38		0.40		1.21		1.08
Adjustments to FFO:



Transaction, severance, litigation expenses and other, net(2)	66		363		(7,849)		4,538
Non-cash adjustments(3)	—		(4,833)		(1,448)		(4,741)
Loss (gain) on extinguishment of debt	—		—		212		(323)
Tenant bankruptcy settlement income	—		(3)		(65)		(11)






FFO as Adjusted applicable to diluted common shareholders	$	50,501	$	47,478	$	150,337	$	140,651
FFO as Adjusted per diluted common share(1)	$	0.38	$	0.36	$	1.14	$	1.08

Weighted Average diluted common shares(1)	131,532		130,742		131,436		130,621

(3) Includes the acceleration and write-off of lease intangibles related to high-risk tenants, terminations and bankruptcies, net of reinstatements for tenants moved back to accrual basis accounting.

Reconciliation of Net Income to NOI and Same-Property NOI


	Three Months Ended September 30,				Nine Months Ended September 30,
(in thousands)	2026		2025		2026		2025
Net income	$	53,801	$	15,541	$	95,995	$	84,716

Depreciation and amortization	32,906		36,831		100,254		106,628
Interest and debt expense	19,962		19,374		58,482		58,666
General and administrative expense	8,776		8,976		27,592		30,224
Loss (gain) on extinguishment of debt	—		—		212		(323)
Other expense (income)	394		(40)		(7,237)		882
Income tax expense	872		600		1,999		1,862
Gain on sale of real estate	(36,006)		(233)		(36,006)		(49,695)

Interest income	(549)		(824)		(1,541)		(2,098)
Non-cash revenue and expenses	(2,692)		(7,761)		(10,287)		(13,795)
NOI	77,464		72,464		229,463		217,067
Adjustments:
Sunrise Mall net operating loss	165		134		689		769
Tenant bankruptcy settlement income and lease termination income	—		(98)		(2,315)		(167)
Non-same property NOI and other(1)	(6,750)		(4,653)		(30,788)		(27,295)
Same-property NOI	$	70,879	$	67,847	$	197,049	$	190,374
NOI related to properties being redeveloped	3,736		3,507		20,180		19,317
Same-property NOI including properties in redevelopment	$	74,615	$	71,354	$	217,229	$	209,691

Reconciliation of Net Income to EBITDAre and Adjusted EBITDAre


	Three Months Ended September 30,				Nine Months Ended September 30,
(in thousands)	2026		2025		2026		2025
Net income	$	53,801	$	15,541	$	95,995	$	84,716
Depreciation and amortization	32,906		36,831		100,254		106,628
Interest and debt expense	19,962		19,374		58,482		58,666
Income tax expense	872		600		1,999		1,862
Gain on sale of real estate	(36,006)		(233)		(36,006)		(49,695)
EBITDAre	71,535		72,113		220,724		202,177
Adjustments for Adjusted EBITDAre:


Transaction, severance, litigation expenses and other, net(1)	66		363		(7,849)		4,538
Loss (gain) on extinguishment of debt	—		—		212		(323)
Non-cash adjustments(2)	—		(4,833)		(1,448)		(4,741)

Tenant bankruptcy settlement income	—		(3)		(65)		(11)
Adjusted EBITDAre	$	71,601	$	67,640	$	211,574	$	201,640

(2) Includes the acceleration and write-off of lease intangibles related to high-risk tenants, terminations and bankruptcies, net of reinstatements for tenants moved back to accrual basis accounting.

ADDITIONAL INFORMATION

ABOUT URBAN EDGE

FORWARD-LOOKING STATEMENTS


URBAN EDGE PROPERTIES
ADDITIONAL INFORMATION
As of September 30, 2026

Basis of Presentation

The information contained in the Supplemental Disclosure Package does not purport to disclose all items required by GAAP and is unaudited. This Supplemental Disclosure Package should be read in conjunction with the Company's Annual Report on Form 10-K for the year ended December 31, 2025 and Quarterly Report on Form 10-Q for the quarter ended September 30, 2026. The results of operations of any property acquired are included in the Company's financial statements since the date of acquisition, although such properties may be excluded from certain metrics disclosed in this Supplemental Disclosure Package.

Non-GAAP Financial Measures and Forward-Looking Statements

For additional information regarding non-GAAP financial measures and forward-looking statements, please see pages 6 and 11 of this Supplemental Disclosure Package.


URBAN EDGE PROPERTIES
SUMMARY FINANCIAL RESULTS AND RATIOS
For the three and nine months ended September 30, 2026 (unaudited)
(in thousands, except per share, sf, rent psf and financial ratio data)


	Three Months Ended			Nine Months Ended
Summary Financial Results	September 30, 2026			September 30, 2026
Total revenue	$	119,556		$	374,961
General & administrative expenses (G&A)	$	8,776		$	27,592
Recurring G&A(1)	$	8,710		$	27,051
Net income attributable to common shareholders	$	51,440		$	92,007
Earnings per diluted share	$	0.41		$	0.73
Adjusted EBITDAre(2)	$	71,601		$	211,574
Funds from operations (FFO)	$	50,435		$	159,487
FFO per diluted common share	$	0.38		$	1.21
FFO as Adjusted	$	50,501		$	150,337
FFO as Adjusted per diluted common share	$	0.38		$	1.14
Total dividends paid per share	$	0.21		$	0.63
Stock closing price low-high range (NYSE)	$19.53 to $23.70			$18.60 to $23.92
Weighted average diluted shares used in EPS computations	131,532			131,436
Weighted average diluted common shares used in FFO computations	131,532			131,436

Summary Property, Operating and Financial Data
# of Total properties / # of Retail properties	74 / 73
Gross leasable area (GLA) sf - retail portfolio(3)(4)	15,899,000
Weighted average annual rent psf - retail portfolio(3)(4)	$	21.98
Consolidated portfolio leased occupancy at end of period(5)	96.4		%
Consolidated retail portfolio leased occupancy at end of period(4)	96.4		%
Same-property portfolio leased occupancy at end of period(6)	96.6		%	96.5		%
Same-property physical occupancy at end of period(6)(7)	94.9		%	94.8		%
Same-property NOI growth(6)	4.5		%	3.5		%
Same-property NOI growth, including redevelopment properties(6)	4.6		%	3.6		%
NOI margin(8)	66.6		%	64.8		%
Same-property expense recovery ratio(9)	83.6		%	87.0		%
Same-property, including redevelopment, expense recovery ratio(9)	84.4		%	86.5		%
New, renewal and option rent spread - cash basis(10)	13.2		%	13.3		%
New, renewal and option rent spread - GAAP basis(10)	17.0		%	18.5		%
Net debt to total market capitalization(11)	37.7		%	37.7		%
Net debt to Adjusted EBITDAre(11)	5.7		x	5.8		x
Adjusted EBITDAre to interest expense(2)	3.8		x	3.9		x
Adjusted EBITDAre to fixed charges(2)	3.1		x	3.2		x

(1) Recurring G&A excludes $0.1 million of transaction costs for the three months ended September 30, 2026 and $0.5 million of transaction costs and $0.1 million of severance expenses for the nine months ended September 30, 2026.

(2) See computation on page 18.

(3) GLA - retail portfolio excludes 6,000 square feet for Sunrise Mall and 58,000 square feet of self-storage.

(4) Our retail portfolio includes shopping centers and malls (excluding Sunrise Mall) and excludes self-storage.

(5) Excludes the impact of Sunrise Mall. Including Sunrise Mall, consolidated portfolio leased occupancy was 96.4%.

(6) See "Non-GAAP Financial Measures" on page 6 for the definition of same-property and same-property including redevelopment.

(7) Physical occupancy includes tenants that have access to their leased space and includes dark and paying tenants.

(8) Excludes the impact of Sunrise Mall. Including Sunrise Mall, NOI margin for the three and nine months ended September 30, 2026 was 66.3% and 64.5%, respectively.

(9) Excluding the impact of outlet centers and malls, same-property recovery ratio for the three and nine months ended September 30, 2026 was 88.2% and 91.7%, respectively (88.9% and 91.8% including properties in redevelopment).

(10) See computation on page 23.

(11) See computation for the quarter ended September 30, 2026 on page 20.


URBAN EDGE PROPERTIES
CONSOLIDATED BALANCE SHEETS
As of September 30, 2026 (unaudited) and December 31, 2025
(in thousands, except share and per share amounts)


	September 30,		December 31,
	2026		2025
ASSETS
Real estate, at cost:
Land	$	686,497	$	669,078
Buildings and improvements	2,905,146		2,835,540
Construction in progress	388,936		327,413
Furniture, fixtures and equipment	14,508		13,059
Total	3,995,087		3,845,090
Accumulated depreciation and amortization	(989,591)		(935,548)
Real estate, net	3,005,496		2,909,542
Operating lease right-of-use assets	56,887		58,917
Cash and cash equivalents	62,644		48,881
Restricted cash	23,531		29,984
Tenant and other receivables	21,873		26,658
Receivables arising from the straight-lining of rents	63,013		63,842
Identified intangible assets, net of accumulated amortization of $74,553 and $70,514, respectively	83,583		87,591
Deferred leasing costs, net of accumulated amortization of $22,940 and $21,982, respectively	29,266		31,220
Prepaid expenses and other assets	76,959		55,236
Total assets	$	3,423,252	$	3,311,871

LIABILITIES AND EQUITY
Liabilities:
Mortgages payable, net	$	1,629,867	$	1,606,774
Unsecured line of credit	75,000		—

Operating lease liabilities	54,509		56,329
Accounts payable, accrued expenses and other liabilities	90,644		97,397
Identified intangible liabilities, net of accumulated amortization of $60,593 and $59,668, respectively	161,995		174,899
Total liabilities	2,012,015		1,935,399
Commitments and contingencies
Shareholders’ equity:
Common shares: $0.01 par value; 500,000,000 shares authorized and 126,259,755 and 125,912,647 shares issued and outstanding, respectively	1,261		1,257
Additional paid-in capital	1,173,491		1,163,939
Accumulated other comprehensive income (loss)	6,830		(703)
Accumulated earnings	137,078		124,566
Noncontrolling interests:
Operating partnership	73,503		69,140
Consolidated subsidiaries	19,074		18,273
Total equity	1,411,237		1,376,472
Total liabilities and equity	$	3,423,252	$	3,311,871


URBAN EDGE PROPERTIES
CONSOLIDATED STATEMENTS OF INCOME
For the three and nine months ended September 30, 2026 and 2025 (unaudited)
(in thousands, except per share amounts)


	Three Months Ended September 30,				Nine Months Ended September 30,
	2026		2025		2026		2025
REVENUE
Rental revenue	$	119,249	$	119,196	$	366,079	$	351,200
Other income	307		930		8,882		1,175
Total revenue	119,556		120,126		374,961		352,375
EXPENSES
Depreciation and amortization	32,906		36,831		100,254		106,628
Real estate taxes	16,011		16,791		49,488		49,731
Property operating	20,612		19,401		68,867		62,334
General and administrative	8,776		8,976		27,592		30,224

Lease expense	3,171		3,320		9,619		9,981
Other expense	—		349		—		349
Total expenses	81,476		85,668		255,820		259,247
Gain on sale of real estate	36,006		233		36,006		49,695
Interest income	549		824		1,541		2,098
Interest and debt expense	(19,962)		(19,374)		(58,482)		(58,666)
(Loss) gain on extinguishment of debt	—		—		(212)		323
Income before income taxes	54,673		16,141		97,994		86,578
Income tax expense	(872)		(600)		(1,999)		(1,862)
Net income	53,801		15,541		95,995		84,716
Less net (income) loss attributable to noncontrolling interests in:
Operating partnership	(2,596)		(836)		(4,703)		(4,326)
Consolidated subsidiaries	235		230		715		721
Net income attributable to common shareholders	$	51,440	$	14,935	$	92,007	$	81,111

Earnings per common share - Basic:	$	0.41	$	0.12	$	0.73	$	0.65
Earnings per common share - Diluted:	$	0.41	$	0.12	$	0.73	$	0.64
Weighted average shares outstanding - Basic	126,182		125,729		126,044		125,643
Weighted average shares outstanding - Diluted	131,532		125,803		131,436		125,869


URBAN EDGE PROPERTIES
CONSOLIDATED STATEMENTS OF CASH FLOWS
For the nine months ended September 30, 2026 and 2025 (unaudited)
(in thousands)


	Nine Months Ended September 30,
	2026		2025
CASH FLOWS FROM OPERATING ACTIVITIES
Net income	$	95,995	$	84,716
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	100,341		106,915
Gain on sale of real estate	(36,006)		(49,695)

Loss (gain) on extinguishment of debt	212		(323)
Amortization of deferred financing costs and premiums/discounts on debt obligations	4,601		4,184
Amortization of above and below market leases, net	(9,920)		(12,467)
Amortization of lease incentives	283		294
Noncash lease expense	4,896		5,005
Straight-lining of rent	(863)		(1,870)
Share-based compensation expense	9,495		8,999
Rental revenue deemed uncollectible	3,199		2,027
Change in operating assets and liabilities:
Tenant and other receivables	1,586		(5,581)
Deferred leasing costs	(3,200)		(6,816)
Prepaid expenses and other assets	2,687		902
Lease liabilities	(4,686)		(4,765)
Accounts payable, accrued expenses and other liabilities	2,463		209
Net cash provided by operating activities	171,083		131,734
CASH FLOWS FROM INVESTING ACTIVITIES
Real estate development and capital improvements	(106,986)		(74,122)
Proceeds from sale of real estate	26,416		64,474
Acquisitions of real estate	(105,842)		(1,500)
Acquisitions of leasehold interest	(10,675)		—
Net cash used in investing activities	(197,087)		(11,148)
CASH FLOWS FROM FINANCING ACTIVITIES
Debt repayments	(32,406)		(186,526)
Dividends to common shareholders	(79,418)		(71,641)

Distributions to redeemable noncontrolling interests	(5,237)		(4,122)
Taxes withheld for vested restricted shares	(281)		(273)
Contributions from noncontrolling interests	1,516		716
Borrowings from unsecured line of credit	95,000		75,000

Proceeds from mortgage loan borrowings	62,500		123,600


Debt issuance costs	(8,208)		(2,776)
Costs related to the issuance of common shares	(152)		(410)
Net cash provided by (used in) financing activities	33,314		(66,432)
Net increase in cash and cash equivalents and restricted cash	7,310		54,154
Cash and cash equivalents and restricted cash at beginning of period	78,865		90,640
Cash and cash equivalents and restricted cash at end of period	$	86,175	$	144,794
SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION
Cash payments for interest, net of amounts capitalized of $11,634 and $9,160, respectively	$	53,533	$	54,441
Cash payments for income taxes	633		731


URBAN EDGE PROPERTIES
SUPPLEMENTAL SCHEDULE OF NET OPERATING INCOME
For the three and nine months ended September 30, 2026 and 2025
(in thousands)


	Three Months Ended September 30,						Percent Change	Nine Months Ended September 30,						Percent Change
	2026			2025				2026			2025
Composition of NOI(1)
Property rentals	$	85,378		$	81,099			$	254,997		$	242,609
Tenant expense reimbursements	31,922			30,809				104,205			96,801
Rental revenue deemed uncollectible	(525)			(515)				(3,199)			(2,027)
Total property revenue	116,775			111,393			4.8%	356,003			337,383			5.5%
Real estate taxes	(16,408)			(17,251)				(50,809)			(51,136)
Property operating	(20,875)			(19,660)				(69,639)			(63,077)
Lease expense	(2,028)			(2,018)				(6,092)			(6,103)
Total property operating expenses	(39,311)			(38,929)			1.0%	(126,540)			(120,316)			5.2%
NOI(1)	$	77,464		$	72,464		6.9%	$	229,463		$	217,067		5.7%

NOI margin (NOI / Total property revenue)(2)	66.3		%	65.1		%		64.5		%	64.3		%


Same-property NOI(1)(3)
Property rentals	$	78,715		$	75,590			$	218,898		$	211,052
Tenant expense reimbursements	29,127			29,016				91,988			86,542
Rental revenue deemed uncollectible	(425)			(499)				(2,428)			(2,000)
Total property revenue	107,417			104,107				308,458			295,594
Real estate taxes	(15,016)			(15,985)				(45,417)			(45,205)
Property operating	(19,448)			(18,231)				(59,909)			(54,000)
Lease expense	(2,074)			(2,044)				(6,083)			(6,015)
Total property operating expenses	(36,538)			(36,260)				(111,409)			(105,220)
Same-property NOI(1)(3)	$	70,879		$	67,847		4.5%	$	197,049		$	190,374		3.5%

NOI related to properties being redeveloped(1)(3)	3,736			3,507				20,180			19,317
Same-property NOI including properties in redevelopment(1)(3)	$	74,615		$	71,354		4.6%	$	217,229		$	209,691		3.6%

Same-property physical occupancy	94.9		%	94.8		%		94.8		%	94.6		%
Same-property leased occupancy	96.6		%	96.6		%		96.5		%	96.5		%
Number of properties included in same-property analysis	67							65

(1) NOI excludes non-cash revenue and expenses and includes lease termination income which is adjusted out for the purposes of calculating same-property NOI. Refer to page 9 for a reconciliation of net income to NOI and same-property NOI.

(2) Includes the impact of Sunrise Mall. Excluding Sunrise Mall, NOI margin for the three and nine months ended September 30, 2026 was 66.6% and 64.8%, respectively.

(3) Excludes NOI related to properties acquired, disposed, held for sale, or that are in the foreclosure process in the comparative periods, Sunrise Mall, and results of the Company's captive insurance program.


URBAN EDGE PROPERTIES
EARNINGS BEFORE INTEREST, TAXES, DEPRECIATION and AMORTIZATION for REAL ESTATE (EBITDAre)
For the three and nine months ended September 30, 2026 and 2025
(in thousands)


	Three Months Ended September 30,						Nine Months Ended September 30,
	2026			2025			2026			2025
Net income	$	53,801		$	15,541		$	95,995		$	84,716
Depreciation and amortization	32,906			36,831			100,254			106,628
Interest expense	18,623			18,110			54,461			55,062
Amortization of deferred financing costs	1,339			1,264			4,021			3,604
Income tax expense	872			600			1,999			1,862
Gain on sale of real estate	(36,006)			(233)			(36,006)			(49,695)
EBITDAre	71,535			72,113			220,724			202,177
Adjustments for Adjusted EBITDAre:


Transaction, severance, litigation expenses and other, net(1)	66			363			(7,849)			4,538
Loss (gain) on extinguishment of debt	—			—			212			(323)
Non-cash adjustments(2)	—			(4,833)			(1,448)			(4,741)
Tenant bankruptcy settlement income	—			(3)			(65)			(11)

Adjusted EBITDAre	$	71,601		$	67,640		$	211,574		$	201,640

Interest expense	$	18,623		$	18,110		$	54,461		$	55,062

Adjusted EBITDAre to interest expense	3.8		x	3.7		x	3.9		x	3.7		x

Fixed charges
Interest expense	$	18,623		$	18,110		$	54,461		$	55,062
Scheduled principal amortization	4,191			3,963			12,404			11,335
Total fixed charges	$	22,814		$	22,073		$	66,865		$	66,397

Adjusted EBITDAre to fixed charges	3.1		x	3.1		x	3.2		x	3.0		x

(2) Includes the acceleration and write-off of lease intangibles related to high-risk tenants, terminations and bankruptcies, net of reinstatements for tenants moved back to accrual basis accounting.


URBAN EDGE PROPERTIES
FUNDS FROM OPERATIONS
For the three and nine months ended September 30, 2026
(in thousands, except per share amounts)


	Three Months Ended September 30, 2026				Nine Months Ended September 30, 2026
	(in thousands)		(per share)(1)		(in thousands)		(per share)(1)
Net income	$	53,801	$	0.41	$	95,995	$	0.73
Less net (income) loss attributable to noncontrolling interests in:
Consolidated subsidiaries	235		—		715		0.01
Operating partnership	(2,596)		(0.02)		(4,703)		(0.04)
Net income attributable to common shareholders	51,440		0.39		92,007		0.70
Adjustments:
Rental property depreciation and amortization	32,405		0.25		98,783		0.75
Limited partnership interests in operating partnership(2)	2,596		0.02		4,703		0.04
Gain on sale of real estate	(36,006)		(0.27)		(36,006)		(0.27)
FFO applicable to diluted common shareholders	50,435		0.38		159,487		1.21
Adjustments to FFO:




Transaction, severance, litigation expenses and other, net(3)	66		—		(7,849)		(0.06)
Non-cash adjustments(4)	—		—		(1,448)		(0.01)
Loss on extinguishment of debt	—		—		212		—
Tenant bankruptcy settlement income	—		—		(65)		—




FFO as Adjusted applicable to diluted common shareholders	$	50,501	$	0.38	$	150,337	$	1.14

Weighted average diluted shares used to calculate EPS	131,532				131,436
Assumed conversion of OP and LTIP Units to common shares	—				—
Weighted average diluted common shares - FFO	131,532				131,436

(1) Amounts may not foot due to rounding.

(2) Represents earnings allocated to LTIP and OP unitholders for unissued common shares. LTIP and OP units are excluded for purposes of calculating earnings per diluted share when their effect is anti-dilutive.

(3) Includes $0.1 million of transaction costs for the three months ended September 30, 2026. Includes $8.4 million of non-recurring reimbursements related to environmental remediation costs, partially offset by $0.5 million of transaction costs and $0.1 million of severance expenses for the nine months ended September 30, 2026.

(4) Includes the acceleration and write-off of lease intangibles related to tenant terminations and bankruptcies.


URBAN EDGE PROPERTIES
MARKET CAPITALIZATION, DEBT RATIOS AND LIQUIDITY
As of September 30, 2026
(in thousands, except share amounts and market price)


	September 30, 2026
Closing market price of common shares	$	19.53

Basic common shares	126,259,755
OP and LTIP units	7,037,824
Diluted common shares	133,297,579

Equity market capitalization	$	2,603,302


Total consolidated debt(1)	$	1,715,064
Cash and cash equivalents including restricted cash	(86,175)
Net debt	$	1,628,889

Net Debt to annualized Adjusted EBITDAre(2)	5.7		x

Total consolidated debt(1)	$	1,715,064
Equity market capitalization	2,603,302
Total market capitalization	$	4,318,366

Net debt to total market capitalization at applicable market price	37.7		%


Cash and cash equivalents including restricted cash	$	86,175
Available under unsecured credit facilities(3)	854,486
Total liquidity	$	940,661

(1) Total consolidated debt excludes unamortized debt issuance costs of $10.2 million.

(2) Net debt to Adjusted EBITDAre is calculated based on third quarter 2026 annualized Adjusted EBITDAre.

(3) Includes the Company's unsecured line of credit and delayed-draw term loans. Availability is net of letters of credit issued under the unsecured line of credit. The Company obtained seven letters of credit aggregating $20.5 million which were provided to mortgage lenders and other entities to secure its obligations for certain capital requirements. As of September 30, 2026, the Company had $75 million of outstanding borrowings under the unsecured line of credit and no amounts drawn on either of the 5-year or 7-year delayed-draw term loans.


URBAN EDGE PROPERTIES
ADDITIONAL DISCLOSURES
For the three and nine months ended September 30, 2026
(in thousands)


	Three Months Ended September 30,				Nine Months Ended September 30,
Rental Revenue:	2026		2025		2026		2025
Property rentals	$	88,139	$	88,934	$	265,431	$	256,640
Tenant expense reimbursements	31,635		30,777		103,847		96,587
Rental revenue deemed uncollectible	(525)		(515)		(3,199)		(2,027)
Total rental revenue	$	119,249	$	119,196	$	366,079	$	351,200


	Three Months Ended September 30,				Nine Months Ended September 30,
Composition of Property Rentals:	2026		2025		2026		2025
Minimum rent	$	84,577	$	80,018	$	250,521	$	240,331
Non-cash revenues(1)	2,761		7,839		10,500		14,043
Percentage rent	801		982		2,160		2,110
Lease termination income(1)	—		95		2,250		156
Total property rentals	$	88,139	$	88,934	$	265,431	$	256,640


	Three Months Ended September 30,				Nine Months Ended September 30,
Certain Non-Cash Items:	2026		2025		2026		2025
Straight-line rents(2)	$	255	$	706	$	863	$	1,870
Amortization of below-market lease intangibles, net(2)	2,506		7,133		9,637		12,173
Lease expense GAAP adjustments(3)	(69)		(78)		(213)		(248)
Amortization of deferred financing costs(4)	(1,339)		(1,264)		(4,021)		(3,604)
Capitalized interest(4)	4,162		3,388		11,634		9,160
Share-based compensation expense(5)	(2,931)		(2,726)		(9,495)		(8,999)

	Three Months Ended September 30,				Nine Months Ended September 30,
Capital Expenditures:(6)	2026		2025		2026		2025
Redevelopment and repositioning	$	8,532	$	15,313	$	41,905	$	34,843
New development and outparcels	8,816		4,155		44,724		11,350
Maintenance capital expenditures	2,313		2,891		6,065		13,736
Leasing commissions	978		1,319		3,079		4,124
Tenant improvements and leasing landlord work	4,080		7,221		14,292		14,194
Total capital expenditures	$	24,719	$	30,899	$	110,065	$	78,247

(1) Amounts are excluded from the calculation of NOI and same-property NOI with the exception of lease termination income which is included in portfolio NOI and excluded from the calculation of same-property NOI. See page 9 for a reconciliation of net income to NOI and same-property NOI.

(2) Amounts included in the financial statement line item "Rental revenue" on the consolidated statements of income.

(3) Amounts consist of amortization of below-market ground lease intangibles and straight-line lease expense, and are included in the financial statement line item "Lease expense" on the consolidated statements of income.

(4) Amounts included in the financial statement line item "Interest and debt expense" on the consolidated statements of income.

(5) Amounts included in the financial statement line item "General and administrative" on the consolidated statements of income.

(6) Amounts presented on a cash basis.


URBAN EDGE PROPERTIES
TENANT CONCENTRATION - TOP TWENTY-FIVE TENANTS
As of September 30, 2026



Tenant	Number of stores	Square feet	% of total square feet	Annualized base rent ("ABR")		% of total ABR	Weighted average ABR per square foot		Average remaining term of ABR(1)
The TJX Companies(2)	28	873,159	5.5%	$	18,893,725	5.6%	$	21.64	3.7
Burlington	12	568,926	3.6%	10,715,283		3.2%	18.83		4.5
Best Buy	9	412,305	2.6%	9,914,625		2.9%	24.05		4.7
Lowe's Companies	6	976,415	6.1%	9,421,256		2.8%	9.65		3.9
The Home Depot	5	538,742	3.4%	9,189,305		2.7%	17.06		11.3
Walmart	5	780,788	4.9%	9,098,422		2.7%	11.65		7.2
Kohl's	8	775,563	4.9%	8,260,192		2.4%	10.65		4.3
ShopRite	5	361,683	2.3%	6,826,508		2.0%	18.87		8.7
Petsmart	11	237,034	1.5%	6,636,961		2.0%	28.00		4.2
BJ's Wholesale Club	4	454,297	2.9%	6,340,989		1.9%	13.96		3.6
The Gap(3)	14	208,937	1.3%	6,125,836		1.8%	29.32		4.5
Amazon(4)	4	183,923	1.2%	6,059,412		1.8%	32.95		5.2
Dick's Sporting Goods(5)	9	246,596	1.6%	5,673,310		1.7%	23.01		6.0
Target Corporation	4	476,146	3.0%	5,565,190		1.6%	11.69		6.1
LA Fitness	6	271,496	1.7%	5,488,641		1.6%	20.22		4.2
Bob's Discount Furniture	6	226,221	1.4%	4,716,422		1.4%	20.85		6.1
Nordstrom	4	132,460	0.8%	4,327,307		1.3%	32.67		6.4
Ahold Delhaize (Stop & Shop)	3	212,216	1.3%	3,952,820		1.2%	18.63		4.1
AMC	1	85,000	0.5%	3,267,502		1.0%	38.44		3.3
Ulta	8	83,679	0.5%	3,070,549		0.9%	36.69		2.5
Petco	7	93,951	0.6%	2,753,168		0.8%	29.30		2.2
Five Below	10	93,578	0.6%	2,739,255		0.8%	29.27		3.5
24 Hour Fitness	1	53,750	0.3%	2,700,000		0.8%	50.23		5.3
DSW	6	117,766	0.7%	2,630,519		0.8%	22.34		3.4
Anthropologie	1	31,450	0.2%	2,531,725		0.8%	80.50		2.0

Total/Weighted Average	177	8,496,081	53.4%	$	156,898,922	46.5%	$	18.47	5.1

(1) In years excluding tenant renewal options. The weighted average is based on ABR.

(2) Includes Marshalls (16), T.J. Maxx (5), HomeGoods (3), HomeSense (3), and Sierra Trading Post (1).

(3) Includes Old Navy (10), Gap (3), and Banana Republic (1).

(4) Includes Whole Foods (2) and Amazon Fresh (2).

(5) Includes Dick's Sporting Goods (3), Golf Galaxy (2), Foot Locker (2), Public Lands (1), and Champs (1).

Note: Amounts shown in the table above include all retail properties, including those in redevelopment. Amounts are presented on a cash basis other than tenants in free rent periods which are shown at their initial cash rent. The table excludes executed leases that have not yet rent commenced.


URBAN EDGE PROPERTIES
LEASING ACTIVITY
For the three and nine months ended September 30, 2026


	Three Months Ended September 30, 2026						Nine Months Ended September 30, 2026						Year Ended December 31, 2025
	GAAP(2)			Cash(1)			GAAP(2)			Cash(1)			GAAP(2)			Cash(1)
New Leases
Number of new leases executed	11			11			37			37			58			58
Total square feet	57,690			57,690			262,081			262,081			360,691			360,691
Number of same space leases	6			6			24			24			40			40
Same space square feet	42,697			42,697			191,427			191,427			205,748			205,748
Prior rent per square foot	$	21.92		$	23.62		$	17.27		$	18.41		$	23.39		$	24.69
New rent per square foot	$	33.27		$	29.98		$	26.57		$	23.58		$	35.88		$	32.59
Same space weighted average lease term (years)	12.5			12.5			11.9			11.9			9.7			9.7
Same space TIs per square foot	N/A			$	13.62		N/A			$	23.15		N/A			$	38.99
Rent spread	51.8		%	26.9		%	53.9		%	28.1		%	53.4		%	32.0		%

Renewals & Options
Number of leases executed	26			26			71			71			104			104
Total square feet	405,680			405,680			819,240			819,240			1,139,359			1,139,359
Number of same space leases	26			26			71			71			104			104
Same space square feet	405,680			405,680			819,240			819,240			1,139,359			1,139,359
Prior rent per square foot	$	19.91		$	19.92		$	22.44		$	22.45		$	21.91		$	21.91
New rent per square foot	$	22.50		$	22.21		$	25.18		$	24.81		$	24.64		$	24.27
Same space weighted average lease term (years)	8.0			8.0			6.4			6.4			5.4			5.4
Same space TIs per square foot	N/A			$	—		N/A			$	—		N/A			$	0.26
Rent spread	13.0		%	11.5		%	12.2		%	10.5		%	12.5		%	10.8		%

Total New Leases and Renewals & Options
Number of leases executed	37			37			108			108			162			162
Total square feet	463,370			463,370			1,081,321			1,081,321			1,500,050			1,500,050
Number of same space leases	32			32			95			95			144			144
Same space square feet	448,377			448,377			1,010,667			1,010,667			1,345,107			1,345,107
Prior rent per square foot	$	20.11		$	20.28		$	21.46		$	21.68		$	22.13		$	22.34
New rent per square foot	$	23.53		$	22.95		$	25.44		$	24.57		$	26.36		$	25.55
Same space weighted average lease term (years)	8.4			8.4			7.4			7.4			6.0			6.0
Same space TIs per square foot	N/A			$	1.30		N/A			$	4.38		N/A			$	6.19
Rent spread	17.0		%	13.2		%	18.5		%	13.3		%	19.1		%	14.4		%

(1) Rents are not calculated on a straight-line (GAAP) basis. Previous/expiring rent is the rent at expiry. New rent is the rent paid at commencement.

(2) Rents are calculated on a straight-line (GAAP) basis.


URBAN EDGE PROPERTIES
LEASES EXECUTED BUT NOT YET RENT COMMENCED
As of September 30, 2026

The Company has signed leases that have not yet rent commenced that are expected to generate an incremental $21.0 million of future annual gross rent, representing approximately 7% of annualized NOI as of September 30, 2026. Approximately $15.6 million of this amount pertains to leases included in Active Development, Redevelopment and Anchor Repositioning Projects on page 31. National and regional tenants represent approximately 90% of the leased but not yet rent commenced pipeline. We expect to recognize approximately $0.7 million of these future gross rents in the fourth quarter of 2026. The below table illustrates the incremental gross rent expected to be recognized in the next three years, in the respective periods, from commencement of these leases.

Gross rents illustrated in the table above and their impact on same-property metrics in the respective years, based on the current full-year 2026 same-property pool, are as follows:


(in thousands)	2026(1)		2027		2028		2029
Same-property	$	600	$	7,000	$	10,100	$	11,600

(1) Remainder of 2026.

The below table summarizes the changes in annualized gross rent from leases executed but not yet rent commenced since June 30, 2026:


(in thousands)	Annualized Gross Rent
Leases executed but not yet rent commenced as of June 30, 2026	$	22,000
Less: Leases commenced during the third quarter	(2,600)

Plus: Leases executed during the third quarter	1,600
Leases executed but not yet rent commenced as of September 30, 2026	$	21,000


URBAN EDGE PROPERTIES
RETAIL PORTFOLIO LEASE EXPIRATION SCHEDULE
As of September 30, 2026


	ANCHOR TENANTS (SF>=10,000)					SHOP TENANTS (SF<10,000)					TOTAL TENANTS
Year(1)	# of leases	Square Feet	% of Total SF	Weighted Avg ABR PSF(2)		# of leases	Square Feet	% of Total SF	Weighted Avg ABR PSF(2)		# of leases	Square Feet	% of Total SF		Weighted Avg ABR PSF(2)

M-T-M	1	23,000	0.2%	$	5.25	17	28,000	1.0%	$	30.73	18	51,000	0.3%		$	19.24
2026	1	32,000	0.2%	15.00		13	29,000	1.0%	60.98		14	61,000	0.4%		36.86
2027	17	670,000	5.1%	10.54		103	322,000	11.4%	37.46		120	992,000	6.2%		19.27
2028	28	952,000	7.3%	20.10		100	311,000	11.0%	44.31		128	1,263,000	7.9%		26.06
2029	61	2,440,000	18.7%	22.03		111	356,000	12.6%	45.04		172	2,796,000	17.6%		24.96
2030	43	2,172,000	16.6%	14.01		66	230,000	8.1%	46.87		109	2,402,000	15.1%		17.16
2031	31	1,506,000	11.5%	18.09		83	286,000	10.1%	40.69		114	1,792,000	11.3%		21.70
2032	23	810,000	6.2%	16.80		65	236,000	8.3%	35.77		88	1,046,000	6.6%		21.08
2033	23	751,000	5.7%	19.51		39	133,000	4.7%	40.90		62	884,000	5.6%		22.73
2034	21	830,000	6.4%	20.06		50	168,000	5.9%	40.33		71	998,000	6.3%		23.47
2035	20	758,000	5.8%	20.14		50	183,000	6.5%	39.66		70	941,000	5.9%		23.94
2036	11	337,000	2.6%	15.51		40	149,000	5.3%	39.79		51	486,000	3.1%		22.95
Thereafter	26	1,452,000	11.1%	18.03		43	166,000	5.8%	38.48		69	1,618,000	10.1%		20.12
Subtotal/Average	306	12,733,000	97.4%	$	18.05	780	2,597,000	91.7%	$	41.25	1,086	15,330,000	96.4%		$	21.98
Vacant	12	335,000	2.6%	N/A		102	234,000	8.3%	N/A		114	569,000	3.6%		N/A
Total/Average	318	13,068,000	100.0%	N/A		882	2,831,000	100.0%	N/A		1,200	15,899,000	100.0	%	N/A

(1) Year of expiration excludes tenant renewal options.

(2) Weighted average annual base rent per square foot is calculated by annualizing tenants' base cash rent, including ground rent, and excludes tenant reimbursements and concessions and storage rent.

Note: Amounts shown in the table above include both current leases and signed leases that have not commenced on vacant spaces for all retail properties (excludes Sunrise Mall and includes properties in redevelopment) and excludes 58,000 sf of self-storage space.


URBAN EDGE PROPERTIES
RETAIL PORTFOLIO LEASE EXPIRATION SCHEDULE ASSUMING EXERCISE OF ALL OPTIONS
As of September 30, 2026


	ANCHOR TENANTS (SF>=10,000)					SHOP TENANTS (SF<10,000)					TOTAL TENANTS
Year(1)	# of leases	Square Feet	% of Total SF	Weighted Avg ABR PSF(2)		# of leases	Square Feet	% of Total SF	Weighted Avg ABR PSF(2)		# of leases	Square Feet	% of Total SF	Weighted Avg ABR PSF(2)

M-T-M	1	23,000	0.2%	$	5.25	17	28,000	1.0%	$	30.73	18	51,000	0.3%	$	19.24
2026	1	32,000	0.2%	15.00		12	27,000	1.0%	63.33		13	59,000	0.4%	37.12
2027	5	64,000	0.5%	23.29		67	170,000	6.0%	42.10		72	234,000	1.5%	36.96
2028	5	229,000	1.8%	19.34		59	160,000	5.7%	46.05		64	389,000	2.4%	30.33
2029	15	376,000	2.9%	23.24		64	181,000	6.4%	47.05		79	557,000	3.5%	30.98
2030	12	381,000	2.9%	18.60		39	126,000	4.5%	45.06		51	507,000	3.2%	25.18
2031	8	263,000	2.0%	21.37		39	104,000	3.7%	45.67		47	367,000	2.3%	28.26
2032	6	219,000	1.7%	23.33		41	136,000	4.8%	38.21		47	355,000	2.2%	29.03
2033	14	317,000	2.4%	31.57		24	65,000	2.3%	58.35		38	382,000	2.4%	36.13
2034	20	623,000	4.8%	24.91		47	157,000	5.5%	44.47		67	780,000	4.9%	28.85
2035	12	196,000	1.5%	23.59		25	91,000	3.2%	47.59		37	287,000	1.8%	31.20
2036	7	127,000	1.0%	22.94		41	158,000	5.6%	43.15		48	285,000	1.8%	34.14
Thereafter	200	9,883,000	75.5%	23.82		305	1,194,000	42.0%	52.41		505	11,077,000	69.7%	26.90
Subtotal/Average	306	12,733,000	97.4%	$	23.69	780	2,597,000	91.7%	$	48.41	1,086	15,330,000	96.4%	$	27.88
Vacant	12	335,000	2.6%	N/A		102	234,000	8.3%	N/A		114	569,000	3.6%	N/A
Total/Average	318	13,068,000	100.0%	N/A		882	2,831,000	100.0%	N/A		1,200	15,899,000	100.0%	N/A

(1) Year of expiration includes tenant renewal options.

(2) Weighted average annual base rent per square foot is calculated by annualizing tenants' base cash rent, including ground rent, and excludes tenant reimbursements and concessions and storage rent and is adjusted for assumed exercised options using option rents specified in the underlying leases. Weighted average annual base rent for leases whose future option rent is based on fair market value or CPI is reported at the last stated option rent in the respective lease.

Note: Amounts shown in table above include both current leases and signed leases that have not commenced on vacant spaces for all retail properties (excludes Sunrise Mall and includes properties in redevelopment) and excludes 58,000 sf of self-storage space.


URBAN EDGE PROPERTIES
PROPERTY STATUS REPORT
As of September 30, 2026
(dollars in thousands, except per sf amounts)


Property	Total Square Feet (1)	Percent Leased(1)	Weighted Average ABR PSF(2)	Mortgage Debt(6)	Major Tenants

RETAIL PORTFOLIO:
California:
Walnut Creek (Mt. Diablo)(4)	7,000	100.0%	$74.02	—	Sweetgreen
Walnut Creek (Olympic)	31,000	100.0%	80.50	—	Anthropologie
Connecticut:
Newington Commons	189,000	100.0%	11.23	$15,335	Walmart, Bob's Discount Furniture
Maryland:
Goucher Commons	155,000	100.0%	26.74	—	Sprouts, HomeGoods, Five Below, Ulta, Kirkland's, DSW, Golf Galaxy, La-Z-Boy
Rockville Town Center	98,000	100.0%	13.82	—	Regal Entertainment Group
The Village at Waugh Chapel	382,000	97.1%	24.95	$56,318	Safeway, Marshalls, HomeGoods, T.J. Maxx, LA Fitness
Wheaton (leased through 2060)(3)	66,000	100.0%	20.07	—	Best Buy
Woodmore Towne Centre	714,000	98.0%	18.37	$117,200	Costco, Wegmans, At Home, Best Buy, LA Fitness, Nordstrom Rack
Massachusetts:
Brighton Mills(5)	91,000	100.0%	26.85	—	Star Market, Petco
Cambridge (leased through 2033)(3)	48,000	100.0%	30.81	—	PetSmart, Central Rock Gym
Gateway Center	640,000	100.0%	9.95	—	Costco, Target, Home Depot, Total Wine, Boot Barn
Shoppers World	758,000	100.0%	24.88	$123,600	T.J. Maxx, Marshalls, HomeSense, Sierra Trading Post, Public Lands, Golf Galaxy, Nordstrom Rack, Hobby Lobby, AMC, Kohl's, Best Buy
The Shops at Riverwood	79,000	100.0%	27.56	$20,281	Price Rite, Planet Fitness, Goodwill
Wonderland Marketplace	140,000	100.0%	14.53	—	Planet Fitness, Marshalls, Burlington, Get Air
Missouri:
Manchester Plaza	131,000	100.0%	12.28	$12,500	Pan-Asia Market, Academy Sports, Bob's Discount Furniture
New Hampshire:
Salem (leased through 2102)(3)	39,000	100.0%	11.04	—	Fun City
New Jersey:
Bergen Town Center - East	209,000	100.0%	20.40	—	Lowe's, Best Buy
Bergen Town Center - West	1,011,000	98.1%	34.81	$285,167	Target, Whole Foods Market, Burlington, Marshalls, Nordstrom Rack, Saks Off 5th, HomeGoods, H&M, Bloomingdale's Outlet, Nike Factory Store, Old Navy, Kohl's, World Market
Brick Commons	281,000	100.0%	22.84	$50,000	ShopRite, Kohl's, Marshalls, Old Navy
Brunswick Commons	427,000	100.0%	16.52	$63,000	Lowe's, Kohl's, Dick's Sporting Goods, P.C. Richard & Son, T.J. Maxx, LA Fitness
Carlstadt Commons (leased through 2050)(3)	78,000	98.3%	21.80	—	Food Bazaar
Garfield Commons	298,000	98.1%	16.19	$37,548	Walmart, Burlington, Marshalls, PetSmart, Ulta
Greenbrook Commons	170,000	100.0%	20.80	$31,000	BJ's Wholesale Club, Aldi
Hackensack Commons	275,000	100.0%	27.43	$66,400	The Home Depot, 99 Ranch, Staples, Petco
Hanover Commons	343,000	90.3%	24.21	$57,987	The Home Depot, Dick's Sporting Goods, Marshalls
Heritage Square	87,000	100.0%	31.77	—	HomeSense, Sierra Trading Post, Ulta
Hudson Commons	236,000	96.1%	14.91	—	Lowe's, P.C. Richard & Son, Boot Barn
Hudson Mall	359,000	80.8%	21.28	—	Marshalls, Retro Fitness, Staples, Old Navy, Burlington, HomeGoods (lease not commenced)
Kearny Commons	123,000	100.0%	26.68	—	LA Fitness, Marshalls, Ulta


URBAN EDGE PROPERTIES
PROPERTY STATUS REPORT
As of September 30, 2026
(dollars in thousands, except per sf amounts)


Property	Total Square Feet (1)	Percent Leased(1)	Weighted Average ABR PSF(2)	Mortgage Debt(6)	Major Tenants
Ledgewood Commons	447,000	93.4%	16.47	$50,000	Walmart, Ashley Furniture, Barnes & Noble, Burlington, DSW, Marshalls, Old Navy, Ulta, Restaurant Depot (lease not commenced)
Lodi Commons	43,000	100.0%	21.61	—	Dollar Tree, Advance Auto Parts
Manalapan Commons	200,000	100.0%	24.16	—	Best Buy, Raymour & Flanigan, PetSmart, Avalon Flooring, Atlantic Health, Nordstrom Rack
Marlton Commons	224,000	100.0%	19.46	$34,730	ShopRite, Kohl's, PetSmart
Millburn Gateway Center	104,000	85.9%	34.05	$20,614	Trader Joe's, CVS, PetSmart
Montclair	18,000	100.0%	35.20	$7,091	Whole Foods Market
Paramus (leased through 2033)(3)	63,000	100.0%	49.97	—	24 Hour Fitness
Plaza at Cherry Hill	414,000	67.3%	16.59	—	Aldi, Total Wine, Raymour & Flanigan, Guitar Center
Plaza at Woodbridge	295,000	97.3%	22.82	$62,500	Trader Joe's, Best Buy, Raymour & Flanigan, Lincoln Tech, UFC Gym, Ross Dress for Less
Rockaway River Commons	189,000	98.6%	16.07	$25,204	ShopRite, T.J. Maxx
Rutherford Commons (leased through 2099)(3)	196,000	100.0%	14.15	$23,000	Lowe's
Stelton Commons (leased through 2039)(3)	56,000	100.0%	23.13	—	Staples, Party City
The Village at Bridgewater Commons(5)	92,000	95.5%	38.73	—	Summit Health, Chipotle, Cava, Starbucks, Shake Shack
Tonnelle Commons	411,000	100.0%	23.68	$91,893	BJ's Wholesale Club, Walmart, PetSmart
Totowa Commons	272,000	100.0%	22.58	$50,800	The Home Depot, Staples, Tesla, Lidl, Boot Barn
Town Brook Commons	232,000	99.1%	15.16	$28,468	Stop & Shop, Kohl's, Iron Revolution Gym (lease not commenced)
West Branch Commons	279,000	100.0%	17.79	—	Lowe's, Burlington
West End Commons	241,000	100.0%	12.11	—	Costco, The Tile Shop, La-Z-Boy, Petco, Da Vita Dialysis
Woodbridge Commons	225,000	84.0%	15.43	$22,100	Walmart, Dollar Tree, Advance Auto Parts
New York:
Amherst Commons	311,000	98.1%	11.35	—	BJ's Wholesale Club, Burlington, LA Fitness, Ross Dress for Less, Bob's Discount Furniture
Bruckner Commons(5)	329,000	99.4%	40.83	—	ShopRite, Burlington, BJ's Wholesale Club (lease not commenced), two national off-price retailers (leases not commenced)
Burnside Commons	101,000	91.6%	18.96	—	Bingo Wholesale
Cross Bay Commons	44,000	100.0%	44.15	—	Northwell Health
Dewitt (leased through 2041)(3)	46,000	100.0%	19.36	—	Best Buy
Forest Commons	165,000	92.6%	27.04	—	Western Beef, Planet Fitness, Advance Auto Parts, NYC Public School
Gun Hill Commons	81,000	100.0%	40.82	—	Aldi, Planet Fitness
Henrietta Commons (leased through 2056)(3)	165,000	97.9%	5.21	—	Kohl's
Huntington Commons	208,000	100.0%	23.14	$43,326	ShopRite, Marshalls, Old Navy, Petco, Burlington
Kingswood Crossing	108,000	100.0%	48.25	—	Target, Marshalls, Maimonides Medical, Visiting Nurse Services, Emblem Health
Meadowbrook Commons (leased through 2040)(3)	44,000	100.0%	24.54	—	Bob's Discount Furniture
Mount Kisco Commons	189,000	100.0%	18.26	$9,027	Target, Stop & Shop
New Hyde Park (leased through 2029)(3)	101,000	100.0%	23.41	—	Stop & Shop
Shops at Bruckner(5)	113,000	100.0%	41.26	$36,452	Aldi, Marshalls, Five Below, Old Navy
Yonkers Gateway Center	447,000	93.2%	21.04	$50,000	Burlington, Marshalls, HomeSense, Best Buy, DSW, PetSmart, Alamo Drafthouse Cinema, Trader Joe's (lease not commenced)


URBAN EDGE PROPERTIES
PROPERTY STATUS REPORT
As of September 30, 2026
(dollars in thousands, except per sf amounts)


Property	Total Square Feet (1)	Percent Leased(1)	Weighted Average ABR PSF(2)	Mortgage Debt(6)	Major Tenants
Pennsylvania:
Broomall Commons(5)	170,000	75.2%	17.47	—	Amazon Fresh, Planet Fitness, PetSmart, Nemours Children's Hospital
Lincoln Plaza	228,000	100.0%	5.73	—	Lowe's, Community Aid, Mattress Firm
Marten Commons	185,000	97.8%	16.18	—	Kohl's, Ross Dress for Less, Staples, Petco
Wilkes-Barre Commons	184,000	83.4%	14.63	—	Bob's Discount Furniture, Ross Dress for Less, Marshalls, Petco
Wyomissing (leased through 2065)(3)	76,000	100.0%	16.61	—	LA Fitness, PetSmart
South Carolina:
Charleston (leased through 2063)(3)	45,000	100.0%	16.43	—	Best Buy
Virginia:
Norfolk (leased through 2069)(3)	114,000	100.0%	8.56	—	BJ's Wholesale Club
Shops at West Falls Church(5)	85,000	94.0%	28.56	—	Safeway
Puerto Rico:
Shops at Caguas	356,000	96.6%	34.21	$78,784	Sector Sixty6, Old Navy, Foot Locker
The Outlets at Montehiedra	538,000	96.9%	25.57	$69,739	Ralph's Food Warehouse, The Home Depot, Marshalls, Caribbean Cinemas, Old Navy, T.J. Maxx, Burlington
Total Retail Portfolio	15,899,000	96.4%	$21.98	$1,640,064

Sunrise Mall(4)(5)(7)	6,000	100.0%	47.43	—	77.8 acres held for redevelopment

Total Urban Edge Properties	15,905,000	96.4%	$21.99	$1,640,064

(1) Percent leased is expressed as the percentage of gross leasable area subject to a lease, excluding temporary tenants. The Company excludes 58,000 sf of self-storage from the report above.

(2) Weighted average annual base rent per square foot including ground leases and executed leases for which rent has not commenced is calculated by annualizing tenants' current base rent (excluding any free rent periods), and excluding tenant reimbursements, concessions and storage rent. Excluding the ground leases where the Company is the lessor, the weighted average annual base rent per square foot for our retail portfolio is $24.57 per square foot.

(3) The Company is a lessee under a ground or building lease. The total square feet disclosed for the building will revert to the lessor upon lease expiration.

(4) We own 95% of Walnut Creek (Mt. Diablo) and 82.5% of Sunrise Mall with the remaining portions in each case owned by joint venture partners.

(5) Not included in the same-property pool for the purposes of calculating same-property metrics for the quarters ended September 30, 2026 and 2025.

(6) Mortgage debt balances exclude unamortized debt issuance costs.

(7) A portion of the property is under a ground lease through 2069. Leasable area excludes 1.2 million sf as the asset is being held for future redevelopment.


URBAN EDGE PROPERTIES
PROPERTY ACQUISITIONS AND DISPOSITIONS
For the nine months ended September 30, 2026
(dollars in thousands)

2026 Property Acquisitions:

Date Acquired

Property Name

City

State

GLA

Price

3/30/2026

The Village at Bridgewater Commons

Bridgewater

92,000

54,325

6/25/2026

Shoppers World (Leasehold Interest)(1)

Framingham

—

10,500

7/17/2026

The Shops at West Falls Church

Falls Church

85,000

40,400

2026 Property Dispositions:

Date Disposed

Property Name

City

State

GLA

Price

9/2/2026

Briarcliff Commons

Morris Plains

180,000

60,500

(1) Pertains to the acquisition of a leasehold interest in a ground lease at the property to take over as lessor for the underlying tenant.


URBAN EDGE PROPERTIES
DEVELOPMENT, REDEVELOPMENT AND ANCHOR REPOSITIONING PROJECTS
As of September 30, 2026
(in thousands, except square footage data)


Active Projects	Estimated Gross Cost(1)			Incurred as of 9/30/26		Target Stabilization(2)	Description and Status
Bruckner Commons (Phase A)(5)	$	57,900		$	48,000	2Q27	Retenanting a portion of the former Kmart box with BJ's Wholesale Club
Bruckner Commons (Phase C)(5)	17,200			11,400		3Q27	Retenanting remainder of the former Kmart box with national off-price retailers
Bruckner Commons (Phase B)(5)	12,200			9,500		1Q27	Redeveloping Toys "R" Us box with two new pads for Chick-fil-A and Chipotle
Yonkers Gateway Center (Phase C)(3)	8,400			6,000		1Q27	Redemising multiple suites for Trader Joe's and Hallmark relocation
Bergen Town Center (Phase F)(3)	8,100			3,300		4Q27	Developing new 10,000± sf pad for Tommy's Tavern + Tap
Millburn Gateway Center(3)	7,600			700		3Q27	Retenanting portion of vacant Motion Fitness with Barry's Bootcamp and small shops
Ledgewood Commons (Phase C)(3)	7,200			300		4Q28	Developing new pad for Veterinary Emergency Group and two spec tenants
Plaza at Woodbridge (Phase C)(3)	5,900			400		4Q28	Developing new 8,000± sf multi-tenant pad for Cava and small shops
Kingswood Crossing (Phase A)(3)	5,000			5,000		4Q26	Adding 17,000± sf Emblem Health (open)
Bergen Town Center (Phase G)(3)	4,100			4,000		4Q26	Adding Capon's Burgers (open) and Tatte Bakery & Cafe (open)
Woodmore Towne Centre (Phase B)(3)	3,800			300		2Q28	Developing new 4,600± sf pad for Patriot Urgent Care and Honeygrow
Hudson Mall (Phase B)(3)	3,100			700		2Q27	Retenanting former Big Lots with HomeGoods
Ledgewood Commons (Phase B)(3)	2,900			400		3Q28	Retenanting rear portion of the former At Home box with Restaurant Depot
The Outlets at Montehiedra (Phase F)(3)	2,500			1,500		4Q26	Terminated below-market 10,000± sf lease and backfilling with Coach and Bath & Body Works (open)
Woodmore Towne Centre (Phase A)(3)	1,900			700		2Q27	Developing new pad for free standing Bank of America
Ledgewood Commons (Phase A)(3)	1,700			1,000		4Q26	Developing new restaurant pad for Tommy's Tavern + Tap
Plaza at Woodbridge (Phase B)(3)	1,700			1,500		4Q27	Expanding existing ExtraSpace self-storage by 13,000± sf in vacant space
The Outlets at Montehiedra (Phase G)(3)	400			300		2Q27	Developing new pad for First Bank
Total	$	151,600	(4)	$	95,000

(1) Estimated gross cost includes the allocation of internal costs such as labor, interest and taxes.

(2) Target Stabilization reflects the first quarter in which at least 80% of the expected NOI from the project has commenced. A project achieving Target Stabilization is classified as Completed whether or not all costs have been expended and remains listed as a Completed project for one year in the table on page 32. The Target Stabilization date is an estimate and is subject to change resulting from uncertainties inherent in the development process and not wholly under the Company's control.

(3) Results from these properties are included in our same-property metrics for the quarter ended September 30, 2026.

(4) The estimated, unleveraged yield for total Active Projects is 12% based on total estimated project costs and the incremental, unleveraged NOI directly attributable to the projects unless otherwise noted. The incremental, unleveraged NOI for Active Projects excludes NOI generated outside the project scope such as the impact on future lease rollovers or on the long-term value of the property. The unleveraged yield for projects related to vacant spaces is based on the total NOI directly attributable to the project and the estimated project costs.

(5) Results from these properties are included in our same-property including redevelopment metrics for the quarter ended September 30, 2026.


URBAN EDGE PROPERTIES
DEVELOPMENT, REDEVELOPMENT AND ANCHOR REPOSITIONING PROJECTS
As of September 30, 2026
(in thousands, except square footage data)


Completed Projects	Estimated Gross Cost(1)			Incurred as of 9/30/26		Stabilization(2)	Description
Manalapan Commons (Phase B)(3)	$	7,500		$	7,000	3Q26	Backfilled vacant Bed Bath & Beyond with Nordstrom Rack and Fidelity
Bergen Town Center (Phase H)(3)	1,600			1,600		3Q26	Retenanted vacancy with Adidas
Hudson Mall (Phase A)(3)	12,600			12,600		2Q26	Retenanted former Toys "R" Us box with Burlington
Plaza at Woodbridge (Phase A)(3)	2,000			2,000		1Q26	Retenanted 40,000 sf of former Bed Bath & Beyond with Trader Joe's and Ross Dress for Less
Totowa Commons (Phase B)(3)	1,800			1,800		1Q26	Retenanted vacant space with 27,000 sf Lidl and 18,000 sf Boot Barn
The Outlets at Montehiedra (Phase B)(3)	1,400			1,400		1Q26	Delivered new 6,000± sf pad for Texas Roadhouse
Plaza at Cherry Hill (Phase C)(3)	1,100			1,100		1Q26	Backfilled vacant space with 10,000 sf Big Blue Swim School
Totowa Commons (Phase A)(3)	5,600			5,600		4Q25	Backfilled former Bed Bath & Beyond box with Tesla
Bergen Town Center (Phase E)(3)	3,400			3,400		4Q25	Backfilled vacant Midas space with First Watch
Yonkers Gateway Center (Phase B)(3)	2,600			2,600		4Q25	Relocated Red Wing Shoes, added Dave's Hot Chicken into vacant shop space and expanded Best Buy in former Red Wing Shoes

Total	$	39,600	(4)	$	39,100


Future Redevelopment(5)	Location	Opportunity

Brunswick Commons(3)	East Brunswick, NJ	Develop new pad
Hudson Mall(3)	Jersey City, NJ	Reposition mall with retail and amenity upgrades and consideration of alternate uses
The Plaza at Cherry Hill(3)	Cherry Hill, NJ	Renovate exterior of center and common areas and upgrade tenancy
Sunrise Mall	Massapequa, NY	Redevelop mall including consideration of alternate uses

(1) Estimated gross cost includes the allocation of internal costs such as labor, interest and taxes.

(2) Stabilization reflects the first quarter in which at least 80% of the expected NOI from the project has commenced. A project achieving Stabilization is classified as Completed whether or not all costs have been expended and remains listed as a Completed project for one year in the table above.

(3) Results from these properties are included in our same-property metrics for the quarter ended September 30, 2026.

(4) The estimated unleveraged yield for Completed projects is 23% based on total estimated project costs and the incremental, unleveraged NOI directly attributable to the projects unless otherwise noted. The incremental, unleveraged NOI for Completed projects excludes NOI generated outside the project scope such as the impact on future lease rollovers or on the long-term value of the property. The unleveraged yield for projects related to vacant spaces as a result of bankruptcy is based on the total NOI directly attributable to the project and the estimated project costs.

(5) The Company has identified future redevelopment opportunities which are, or will soon be, in planning phases and as such, may not ultimately become active projects. Proceeding with these investments is subject to many factors outside of the Company's control, and it is possible that municipal or other approvals may delay or suspend our ability to proceed with such plans. The execution of these projects is discretionary and we are under no current obligation to fund these projects.


URBAN EDGE PROPERTIES
DEBT SUMMARY
As of September 30, 2026 and December 31, 2025
(in thousands)


	September 30, 2026			December 31, 2025
Secured fixed rate debt	$	1,640,064		$	1,619,388

Unsecured variable rate debt	75,000			—
Total debt(1)	$	1,715,064		$	1,619,388

% Secured fixed rate debt	95.6		%	100.0		%

% Unsecured variable rate debt	4.4		%	—		%
Total	100.0		%	100.0		%


Secured mortgage debt	$	1,640,064		$	1,619,388
Unsecured debt(2)	75,000			—
Total debt(1)	$	1,715,064		$	1,619,388

% Secured mortgage debt	95.6		%	100.0		%
% Unsecured debt	4.4		%	—		%
Total	100.0		%	100.0		%

Weighted average remaining maturity on secured mortgage debt	3.0 years			3.7 years
Weighted average remaining maturity on unsecured debt	4.7 years			N/A


Total market capitalization (see page 20)	$	4,318,366

% Secured mortgage debt	38.0		%
% Unsecured debt	1.7		%
Total debt: Total market capitalization	39.7		%


Weighted average interest rate on secured mortgage debt	5.02		%	5.03		%
Weighted average interest rate on unsecured debt	4.88		%	—		%
Total debt	5.01		%	5.03		%

Note: All amounts and calculations exclude unamortized debt issuance costs on mortgages payable.

(1) Total debt excludes unamortized debt issuance costs of $10.2 million.

(2) As of September 30, 2026, there was $75 million outstanding under our unsecured line of credit, which has a maturity date of June 28, 2030, with two six-month extension options. Borrowings under the unsecured line of credit bear interest at SOFR plus 1.00% with an annual facility fee of 0.15% based on the Company's current leverage ratio. As of September 30, 2026, the Company had obtained seven letters of credit issued under the unsecured line of credit aggregating $20.5 million which were provided to mortgage lenders and other entities to secure its obligations for certain capital requirements. The letters of credit remain undrawn but have reduced the amount available under the unsecured line of credit commensurate with their face values.


URBAN EDGE PROPERTIES
MORTGAGE DEBT SUMMARY
As of September 30, 2026 and December 31, 2025
(dollars in thousands)


Property	Maturity Date	Rate		September 30, 2026		December 31, 2025		Percent of Mortgage Debt at September 30, 2026
Town Brook Commons	12/1/2026	3.78	%	$	28,468	$	28,965	1.7	%
Rockaway River Commons	12/1/2026	3.78	%	25,204		25,645		1.5	%
Hanover Commons	12/10/2026	4.03	%	57,987		58,935		3.5	%
Tonnelle Commons	4/1/2027	4.18	%	91,893		93,377		5.6	%
Manchester Plaza	6/1/2027	4.32	%	12,500		12,500		0.8	%
Millburn Gateway Center	6/1/2027	3.97	%	20,614		21,013		1.3	%
Totowa Commons	12/1/2027	4.33	%	50,800		50,800		3.1	%
Woodbridge Commons	12/1/2027	4.36	%	22,100		22,100		1.3	%
Brunswick Commons	12/6/2027	4.38	%	63,000		63,000		3.8	%
Rutherford Commons	1/6/2028	4.49	%	23,000		23,000		1.4	%
Hackensack Commons	3/1/2028	4.36	%	66,400		66,400		4.1	%
Marlton Commons	12/1/2028	3.86	%	34,730		35,295		2.1	%
Yonkers Gateway Center	4/10/2029	6.30	%	50,000		50,000		3.1	%
Ledgewood Commons	5/5/2029	6.03	%	50,000		50,000		3.1	%
The Shops at Riverwood	6/24/2029	4.25	%	20,281		20,577		1.2	%
Shops at Bruckner	7/1/2029	6.00	%	36,452		36,848		2.2	%
Shoppers World(1)	8/15/2029	5.12	%	123,600		123,600		7.5	%
Greenbrook Commons	9/1/2029	6.03	%	31,000		31,000		1.9	%
Huntington Commons	12/5/2029	6.29	%	43,326		43,704		2.6	%
Bergen Town Center	4/10/2030	6.30	%	285,167		287,779		17.4	%
The Outlets at Montehiedra	6/1/2030	5.00	%	69,739		71,412		4.3	%
Montclair(2)	8/15/2030	3.15	%	7,091		7,201		0.4	%
Garfield Commons	12/1/2030	4.14	%	37,548		38,134		2.3	%
Shops at Caguas	1/31/2031	6.15	%	78,784		79,983		4.8	%
The Village at Waugh Chapel(3)	12/1/2031	3.76	%	56,318		55,784		3.4	%
Brick Commons	12/10/2031	5.20	%	50,000		50,000		3.1	%
Woodmore Towne Centre	1/6/2032	3.39	%	117,200		117,200		7.2	%
Plaza at Woodbridge(4)	3/18/2033	5.03	%	62,500		—		3.8	%
Newington Commons	7/1/2033	6.00	%	15,335		15,505		0.9	%
Briarcliff Commons(5)	10/1/2034	—	%	—		30,000		—	%
Mount Kisco Commons(6)	11/15/2034	6.40	%	9,027		9,631		0.6	%
Total mortgage debt		5.02	%	$	1,640,064	$	1,619,388	100.0	%


Total unamortized debt issuance costs				(10,197)		(12,614)

Total mortgage debt, net				$	1,629,867	$	1,606,774

(1)Bears interest at SOFR plus 170 bps. The variable component of the debt is hedged with an interest rate swap agreement, fixing the rate at 5.12%, which expires at the maturity of the loan.

(2)Bears interest at SOFR plus 257 bps. The fixed and variable components of the debt are hedged with an interest rate swap agreement, fixing the rate at 3.15%, which expires at the maturity of the loan.

(3)The mortgage payable balance includes unamortized debt mark-to-market discount of $3.7 million.

(4)Bears interest at SOFR plus 155 bps. The variable component of the debt is hedged with an interest rate swap agreement, fixing the rate at 5.03%, which expires on March 18, 2031.

(5)On September 2, 2026, the Company sold the property and the outstanding $30 million mortgage was assumed by the buyer at closing.

(6)The mortgage payable balance includes unamortized debt mark-to-market discount of $0.5 million.


URBAN EDGE PROPERTIES
DEBT MATURITY SCHEDULE
As of September 30, 2026
(dollars in thousands)



Year	Amortization		Balloon Payments		Unsecured Line of Credit(1)		Premium/(Discount) Amortization		Total		Weighted Average Interest rate at maturity	Percent of Debt Maturing
2026(2)	$	4,139	$	111,228	$	—	$	(193)	$	115,174	4.0%	6.7	%
2027	13,608		259,526		—		(774)		272,360		4.3%	15.9	%
2028	13,536		122,402		—		(773)		135,165		4.4%	7.9	%
2029	12,452		348,590		—		(773)		360,269		5.7%	21.0	%
2030	6,668		372,252		—		(773)		378,147		5.8%	22.0	%
2031	1,691		180,552		75,000		(713)		256,530		5.0%	15.0	%
2032	1,607		117,200		—		(60)		118,747		3.4%	6.9	%
2033	1,538		75,919		—		(60)		77,397		5.2%	4.5	%
2034	1,333		—		—		(58)		1,275		6.4%	0.1	%

Total	$	56,572	$	1,587,669	$	75,000	$	(4,177)	$	1,715,064	5.0%	100	%
	Unamortized debt issuance costs						(10,197)
	Total outstanding debt, net						$	1,704,867

(1) Our $700 million unsecured line of credit matures on June 28, 2030, plus two six-month extensions at our option, to June 28, 2031.

(2) Remainder of 2026.

Source: View Original Filing on SEC EDGAR

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