Jun 2026 (Q2 FY26) — Jul 31, 2026
Camden Property Trust Q2 FY26 — Strategic Rebalancing and Emerging Green Shoots
Read the full callCamden Property Trust (CPT) earnings
- Jun 2026
- Jun 2026 (Q2 FY26)
- Dec 2025
Camden Property Trust earnings: last reported Fri, 31 Jul 2026, for the quarter ended Jun 2026.
Reported
The figures, each with its period
Each figure keeps its basis and period; nothing is filled in.
| Metric | Value | Change | Basis | Period | Note |
|---|---|---|---|---|---|
| Revenue | 3.1 | +18.9% YoY | Quarterly, as filed | Quarter to Jun 2026 | Revenue from operations as filed. |
| Operating margin | Operating profit / revenue | Quarter to Jun 2026 | Not in the filed figures for the quarter to jun 2026. No older figure is substituted. | ||
| Net profit | 18.8 | −76.7% YoY | Quarterly, as filed | Quarter to Jun 2026 | Profit after tax as filed. |
Guidance
What management said, and what became of it
27 of 33 judged targets kept · 29 open · verdicts reflect calls analysed to Jun 2026.
| Target | Original wording | Said | Latest call | Verdict |
|---|---|---|---|---|
| Sale of the 11 California operating communities | close midyear 2026, indicated value $1.5 billion to $2 billion | Dec 2025 | On July 29, we completed the sale of our 11 California operating communities for a combined $1.625 billion | Achieved |
| Full-year other income growth | around 2% | Dec 2025 | other income, we expect to grow somewhere around 3% | Revised Up |
| Full-year bad debt | around 40 basis points for the new same-store portfolio | Jun 2026 | We think it's going to come in for the new same-store portfolio at around 40 basis points that compares to our prior 50 basis points guidance | New |
6 of CAMDEN PROPERTY TRUST's 62 targets were missed. See which ones, and which are quietly gone. The 3 above are the free sample; 59 more targets are in the full ledger.
Claimed
- Reaffirmed full-year Core FFO guidance midpoint of $6.75 per share despite significant capital reallocation.
- Sequential improvement in signed blended lease rates by 160 basis points in Q2, with 65% of communities showing positive effective blends in July.
- Successful disposition of California portfolio for $1.625 billion, enabling reinvestment into faster-growing Sunbelt markets and share repurchases.
- Repurchased $694 million of common shares at an average price of $105.17 per share, well below estimated NAV.
- Increased full-year same-store NOI guidance (ex-California) by 30 basis points to a 0.6% decline, driven by 50 basis points better expense performance.
Qualified
- Second quarter effective new leases were down 3.3% (ex-California), indicating continued pricing pressure.
- Full-year same-store NOI guidance (ex-California) still projects a 0.6% decline, despite improved expense control.
- Transaction costs for the California sale were approximately $15 million, with over half attributed to a management tax in Los Angeles.
Price
$97.85 −0.75% · −$0.74
Performance −4.4% 1Y
1Y: $102.4 on 17 Oct 2025 → $97.85. High $117.58 (7 Jul 2026), low $95.8 (7 Oct 2026).
- Previous close
- $98.59
- 52-week range
- $95.8 – $117.58
- One year
- −5.08%
Overview
- Symbol
- CPT
- Sector
- Real Estate
- Exchange
- US
- Currency
- USD
Guidance
What management said, and what became of it
27 of 33 judged targets kept · 29 open · verdicts reflect calls analysed to Jun 2026.
| Target | Original wording | Said | Latest call | Verdict |
|---|---|---|---|---|
| Sale of the 11 California operating communities | close midyear 2026, indicated value $1.5 billion to $2 billion | Dec 2025 | On July 29, we completed the sale of our 11 California operating communities for a combined $1.625 billion | Achieved |
| Full-year other income growth | around 2% | Dec 2025 | other income, we expect to grow somewhere around 3% | Revised Up |
| Full-year bad debt | around 40 basis points for the new same-store portfolio | Jun 2026 | We think it's going to come in for the new same-store portfolio at around 40 basis points that compares to our prior 50 basis points guidance | New |
Claimed
- Reaffirmed full-year Core FFO guidance midpoint of $6.75 per share despite significant capital reallocation.
- Sequential improvement in signed blended lease rates by 160 basis points in Q2, with 65% of communities showing positive effective blends in July.
- Successful disposition of California portfolio for $1.625 billion, enabling reinvestment into faster-growing Sunbelt markets and share repurchases.
- Repurchased $694 million of common shares at an average price of $105.17 per share, well below estimated NAV.
- Increased full-year same-store NOI guidance (ex-California) by 30 basis points to a 0.6% decline, driven by 50 basis points better expense performance.
Qualified
- Second quarter effective new leases were down 3.3% (ex-California), indicating continued pricing pressure.
- Full-year same-store NOI guidance (ex-California) still projects a 0.6% decline, despite improved expense control.
- Transaction costs for the California sale were approximately $15 million, with over half attributed to a management tax in Los Angeles.
The full ledger
Open CAMDEN PROPERTY TRUST’s full ledger
A free account opens 5 company ledgers a month. All 62 tracked commitments, with each call’s wording and source.
Call summaries
Every analysed call
Camden Property Trust earnings calls (CPT)
Financials
What the filings say
Net profit, year on year: −77% (quarter to jun 2026 against jun 2025).
| Line item | Sep 2024 | Dec 2024 | Mar 2025 | Jun 2025 | Sep 2025 | Dec 2025 | Mar 2026 | Jun 2026 |
|---|---|---|---|---|---|---|---|---|
| Sales | 2 | 2 | 2 | 3 | 3 | 5 | 2 | 3 |
| Expenses | 143 | — | 139 | 144 | 146 | — | 140 | 141 |
| Interest | 32 | 33 | 34 | 35 | 35 | 34 | 37 | 41 |
| Net profit | -4 | 41 | 39 | 81 | 109 | 156 | 42 | 19 |
| EPS ($ per share) | -0.04 | — | 0.36 | 0.74 | 1 | — | 0.40 | 0.18 |
| Line item | Dec 2018 | Dec 2019 | Dec 2020 | Dec 2021 | Dec 2022 | Dec 2023 | Dec 2024 | Dec 2025 |
|---|---|---|---|---|---|---|---|---|
| Total liabilities | 2,782 | 3,047 | 3,682 | 3,711 | 4,271 | 4,332 | 4,105 | 4,605 |
| Total assets | 6,220 | 6,749 | 7,199 | 7,977 | 9,328 | 9,384 | 8,852 | 9,043 |
| Line item | Dec 2018 | Dec 2019 | Dec 2020 | Dec 2021 | Dec 2022 | Dec 2023 | Dec 2024 | Dec 2025 |
|---|---|---|---|---|---|---|---|---|
| Cash from operations | 504 | 556 | 519 | 577 | 745 | 795 | 775 | 827 |
| Cash from investing | -641 | -792 | -430 | -804 | -1,456 | -127 | -285 | -500 |
| Cash from financing | -197 | 221 | 307 | 421 | 110 | -417 | -725 | -322 |
| Net cash flow | -334 | -16 | 397 | 194 | -602 | 251 | -236 | 5 |
| Capital expenditure | -305 | -454 | -7 | -634 | -1,070 | -6 | -4 | -422 |
| Free cash flow | 199 | 102 | 512 | -57 | -326 | 789 | 771 | 405 |
Insider filings
34 filings between Dec 22, 2025 and Jul 2, 2026.
Open market
decisions to buy or sellPurchases
None
No insider bought shares.
Sales
$9.61M
15 sales by 8 insiders
Compensation
not trading decisions- 14
- Award — granted as compensation
- 3
- Option exercise — converted options into shares
Also filed: 2 gifts.
Who traded
open market only| Insider | Bought | Sold | Last filing |
|---|---|---|---|
| CAMPO RICHARD J | — | $8.16M | Jun 5, 2026 |
| Jessett Alexander J. | — | $617.2K | Jan 5, 2026 |
| Baker Laurie | — | $309.8K | Feb 18, 2026 |
| WESTBROOK KELVIN R | — | $244.1K | Jan 5, 2026 |
| Brunner Heather J. | — | $230.8K | Jan 5, 2026 |
| Gallagher Michael P | — | $18.3K | Feb 18, 2026 |
| WEBSTER STEVEN A | — | $16.8K | Jan 2, 2026 |
| Benito Javier | — | $11.1K | Jan 5, 2026 |
Latest filings (50)
| Date | Insider | What | Shares | Value |
|---|---|---|---|---|
| Jul 2, 2026 | Necas Kevin J. Jr. SVP - Chief Accounting Officer | Award | 2,133 | $0 |
| Jun 5, 2026 | CAMPO RICHARD J Executive Chairman | Sale | 30,000 | $3.37M |
| May 8, 2026 | INGRAHAM SCOTT S Director | Award | 2,507 | $0 |
| May 8, 2026 | Khator Renu Director | Award | 2,507 | $0 |
| May 8, 2026 | WEBSTER STEVEN A Director | Award | 1,350 | $0 |
| May 8, 2026 | WESTBROOK KELVIN R Director | Award | 2,507 | $0 |
| May 8, 2026 | Brunner Heather J. Director | Award | 2,507 | $0 |
| May 8, 2026 | Gibson Mark Director | Award | 2,507 | $0 |
| May 8, 2026 | Benito Javier Director | Award | 2,507 | $0 |
| May 8, 2026 | Sevilla-Sacasa Frances Aldrich Director | Award | 2,507 | $0 |
| Feb 25, 2026 | Gallagher Michael P Chief Accounting Officer | Award | 4,034 | $439.1K |
| Feb 25, 2026 | Jessett Alexander J. President & CFO | Award | 17,059 | $1.86M |
| Feb 25, 2026 | ODEN D KEITH Executive Vice Chairman | Award | 31,881 | $3.47M |
| Feb 25, 2026 | CAMPO RICHARD J Chairman and CEO | Award | 31,881 | $3.47M |
| Feb 25, 2026 | Baker Laurie EVP - Chief Operating Officer | Award | 13,502 | $1.47M |
| Feb 18, 2026 | Baker Laurie EVP - Chief Operating Officer | Sale | 5 | $542 |
| Feb 18, 2026 | Baker Laurie EVP - Chief Operating Officer | Sale | 2,163 | $234.5K |
| Feb 18, 2026 | Gallagher Michael P Chief Accounting Officer | Sale | 169 | $18.3K |
| Jan 6, 2026 | Baker Laurie EVP - Chief Operating Officer | Sale | 150 | $16.5K |
| Jan 6, 2026 | CAMPO RICHARD J Chairman and CEO | Sale | 5,600 | $617.2K |
| Jan 5, 2026 | CAMPO RICHARD J Chairman and CEO | Sale | 13,183 | $1.45M |
| Jan 5, 2026 | CAMPO RICHARD J Chairman and CEO | Sale | 24,838 | $2.73M |
| Jan 5, 2026 | Brunner Heather J. Director | Sale | 2,104 | $230.8K |
| Jan 5, 2026 | WESTBROOK KELVIN R Director | Sale | 2,225 | $244.1K |
| Jan 5, 2026 | Baker Laurie EVP - Chief Operating Officer | Option exercise | 1,162 | $12.2K |
| Jan 5, 2026 | Baker Laurie EVP - Chief Operating Officer | Sale | 147 | $16.1K |
| Jan 5, 2026 | Baker Laurie EVP - Chief Operating Officer | Sale | 384 | $42.2K |
| Jan 5, 2026 | Benito Javier Director | Sale | 101 | $11.1K |
| Jan 5, 2026 | Jessett Alexander J. President & CFO | Sale | 5,627 | $617.2K |
| Jan 5, 2026 | CAMPO RICHARD J Chairman and CEO | Option exercise | 67,129 | $719.1K |
| Jan 2, 2026 | WEBSTER STEVEN A Director | Option exercise | 1,600 | $16.8K |
| Jan 2, 2026 | WEBSTER STEVEN A Director | Sale | 154 | $16.8K |
| Dec 31, 2025 | Jessett Alexander J. President & CFO | Gift | 229 | $25.2K |
| Dec 22, 2025 | CAMPO RICHARD J Chairman and CEO | Gift | 2,450 | $265.9K |
| May 16, 2025 | WEBSTER STEVEN A Director | Option exercise | 1,200 | $12.6K |
| May 16, 2025 | WEBSTER STEVEN A Director | Sale | 1,200 | $142.5K |
| May 15, 2025 | Gibson Mark Director | Award | 2,036 | $240.2K |
| May 15, 2025 | INGRAHAM SCOTT S Director | Award | 2,036 | $240.2K |
| May 15, 2025 | Khator Renu Director | Award | 2,036 | $240.2K |
| May 15, 2025 | Sevilla-Sacasa Frances Aldrich Director | Award | 2,036 | $240.2K |
| May 15, 2025 | WESTBROOK KELVIN R Director | Award | 2,036 | $240.2K |
| May 15, 2025 | WEBSTER STEVEN A Director | Award | 2,036 | $240.2K |
| May 15, 2025 | Benito Javier Director | Award | 2,036 | $240.2K |
| May 15, 2025 | Brunner Heather J. Director | Award | 2,036 | $240.2K |
| May 7, 2025 | CAMPO RICHARD J Chairman and CEO | Sale | 15,428 | $1.84M |
| May 6, 2025 | CAMPO RICHARD J Chairman and CEO | Sale | 5,572 | $665.9K |
| Mar 10, 2025 | Gallagher Michael P Chief Accounting Officer | Sale | 135 | $16.5K |
| Feb 27, 2025 | Jessett Alexander J. President & CFO | Gift | 242 | $29.8K |
| Feb 19, 2025 | Baker Laurie EVP - Chief Operating Officer | Award | 17,388 | $2.07M |
| Feb 19, 2025 | CAMPO RICHARD J Chairman and CEO | Award | 41,200 | $4.90M |
Source: SEC Form 4 filings. Form 4 reports transactions, not the cap table — absence of filings says nothing about how much an insider owns, and a quiet window is not a signal.
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