Welcome to our dedicated page for Vici Pptys SEC filings (Ticker: VICI), a comprehensive resource for investors and traders seeking official regulatory documents including 10-K annual reports, 10-Q quarterly earnings, 8-K material events, and insider trading forms.
The VICI Properties Inc. (NYSE: VICI) SEC filings page on Stock Titan provides access to the company’s regulatory disclosures as an S&P 500 experiential real estate investment trust. Through documents such as Forms 10-K, 10-Q and 8-K, VICI reports information on its portfolio of 93 experiential assets, long-term triple-net leases with gaming, hospitality and leisure operators, and its capital structure.
Investors looking for VICI 10-K and 10-Q filings can use these reports to review details on total revenues, net income attributable to common stockholders, funds from operations (FFO), adjusted funds from operations (AFFO), debt, equity issuance and dividend activity. For example, a Form 8-K dated October 30, 2025 notes that VICI issued a press release announcing consolidated financial results for the three and nine months ended September 30, 2025 and furnished supplemental financial and operating data as exhibits.
Current reports on Form 8-K also document material events such as earnings releases, portfolio transactions and leasing arrangements. VICI has used these filings and related press releases to describe agreements involving MGM Northfield Park in Ohio, including a new triple-net lease with an affiliate of funds managed by Clairvest Group Inc. and an amendment to the MGM master lease, as well as a sale-leaseback transaction with Golden Entertainment, Inc. covering seven Nevada gaming assets.
On Stock Titan, these filings are paired with AI-powered summaries that explain key points in clear language, helping users understand topics such as lease terms, rent escalations, AFFO guidance and dividend declarations without reading every page. Real-time updates from the SEC’s EDGAR system, along with access to exhibits and historical filings, allow users to track how VICI’s portfolio, financing arrangements and reported metrics evolve across reporting periods.
VICI Properties Inc. will issue shares of its common stock to holders of Golden Entertainment common stock in connection with a series of transactions under a Master Transaction Agreement, including the PropCo Subsidiary Merger, by which VICI will acquire seven identified real estate assets (the "Subject Properties"). Each share of Golden Common Stock will be converted into 0.902 shares of VICI Common Stock (the Exchange Ratio), with cash paid for fractional shares and an OpCo Sale that delivers $2.75 per Golden share in cash as a dividend before the merger. The Transactions require Golden shareholder approval (special meeting scheduled for March 31, 2026), Gaming and Liquor regulatory approvals, effectiveness of the Form S-4 registration statement, and other customary conditions. The parties expect completion in mid-2026, subject to the conditions and potential timing extensions set forth in the Master Transaction Agreement.
VICI Properties Inc. will issue shares of its common stock as consideration in connection with its acquisition of seven real estate assets from Golden Entertainment, Inc. pursuant to the Master Transaction Agreement.
The exchange will convert each share of Golden common stock into 0.902 shares of VICI common stock (the Exchange Ratio). The transaction structure includes an OpCo Sale providing a cash distribution of $2.75 per Golden share to Golden shareholders, and several pre-closing reorganizations. The Transactions are subject to Golden shareholder approval at a special meeting scheduled for March 31, 2026, required gaming and other regulatory approvals, effectiveness of this registration statement and customary closing conditions.
VICI Properties Inc. is a large triple-net lease REIT focused on gaming and experiential real estate, with 93 assets, including 54 gaming properties and 39 other experiential properties across 26 U.S. states and Canada.
As of December 31, 2025, its portfolio spans about 127 million square feet, with roughly 60,300 hotel rooms and more than 500 restaurants, bars, nightclubs and sportsbooks. All properties are 100% leased under long-term triple-net leases, giving tenants responsibility for taxes, insurance, and capital expenditures, while VICI collects primarily fixed and CPI-linked rents.
The company reported over $4.0 billion in 2025 revenues and highlights a dependence on key tenants Caesars and MGM, which contribute 39% and 35% of annualized rent, respectively. It also holds about $2.6 billion of real estate debt investments and maintains an investment-grade balance sheet supporting its growth strategy in experiential sectors.
VICI Properties Inc. reported steady growth for the quarter and year ended December 31, 2025 and issued 2026 guidance. Fourth-quarter total revenues rose 3.8% year-over-year to $1.0 billion, while net income attributable to common stockholders slipped 1.6% to $604.8 million, or $0.57 per diluted share, mainly due to a higher credit loss allowance. Quarterly AFFO increased 6.8% to $642.5 million, or $0.60 per share.
For full-year 2025, revenue grew 4.1% to $4.0 billion, net income attributable to common stockholders rose 3.6% to $2.8 billion, and AFFO attributable to common stockholders increased 6.6% to $2.5 billion, or $2.38 per share. The company announced about $2.1 billion of capital commitments at a weighted average initial yield of 8.9%, including a $1.16 billion seven‑casino sale‑leaseback with Golden Entertainment and up to $510.0 million in term loans for the North Fork Mono Casino & Resort.
VICI ended 2025 with $563.5 million in cash, $44.5 million in short‑term investments and total debt of about $17.1 billion, supported by a $2.5 billion revolving credit facility. The quarterly dividend was increased 4.0% year‑over‑year to $0.45 per share. For 2026, management guides AFFO between $2,590 million and $2,625 million, or $2.42–$2.45 per diluted share, excluding potential future acquisitions or other non‑recurring transactions.
VICI Properties Inc. chief accounting officer Gabriel Wasserman reported a new equity grant and related tax-withholding share dispositions. On February 24, 2026, he received 5,071 time-based restricted shares of common stock at no cost under the 2017 Stock Incentive Plan, increasing his direct holdings to 41,838 shares.
Footnotes explain that earlier transactions on February 20 and 23, 2026, disposing of 625 shares at $29.87 and 1,105 shares at $30.09, were shares surrendered back to the company to cover tax withholding on vesting restricted stock, not open-market sales.
VICI Properties Chief Executive Officer Edward Baltazar Pitoniak reported several equity compensation moves in company common stock. On February 24, 2026, he acquired 105,068 time-based restricted shares at no cost under the 2017 Stock Incentive Plan, bringing his direct holdings to 1,311,210 shares.
Footnotes explain that, in connection with the vesting of restricted shares, he surrendered 26,901 shares on February 23, 2026 at $30.09 per share and 10,640 shares on February 20, 2026 at $29.87 per share to cover tax withholding obligations.
VICI PROPERTIES INC. President and COO John W. R. Payne reported a mix of equity awards and tax-related share dispositions. On February 24, 2026, he acquired 31,724 shares of common stock through a grant of time-based restricted shares under the 2017 Stock Incentive Plan, bringing his direct holdings to 474,365 shares.
Footnotes state he also received performance-based restricted stock units that may convert into additional shares if specific performance goals are met. Earlier, on February 20 and 23, 2026, a total of 7,404 shares were disposed of at prices of $29.87 and $30.09 per share to satisfy tax withholding obligations tied to vesting restricted shares.
VICI PROPERTIES INC. Chief Financial Officer David Andrew Kieske reported a mix of stock awards and related tax transactions. He received a grant of 38,150 shares of common stock at $0.00 per share as a time-based restricted stock award under the 2017 Stock Incentive Plan, along with performance-based restricted stock units granted the same day. On earlier dates, he disposed of 6,797 shares at $30.09 and 4,488 shares at $29.87 through tax-withholding dispositions tied to vesting of restricted stock. After these transactions, he directly owned 417,500 shares of VICI common stock.
VICI Properties reported insider equity activity by General Counsel and EVP Samantha Sacks Gallagher. She acquired 30,309 shares of common stock at $0.0000 per share as a grant of time-based restricted stock under the company’s 2017 Stock Incentive Plan, alongside performance-based restricted stock units that may settle in additional shares based on future performance. She also disposed of 4,671 shares at $30.0900 and 3,554 shares at $29.8700 in transactions coded “F,” which the footnotes explain were shares surrendered back to the company solely to cover tax withholding due upon vesting of restricted stock, rather than open‑market sales.