Market Cap
$12,223,257,210
Enterprise Value
$15,687,803,210
Average Volume
$1,050,778
Reits
CAMDEN PROPERTY TRUST - CPT
$114.50
+1.34
(1.18%)
Valuation & Solvency
P/Tangible Book
2.66
P/E
76.03
P/S
7.88
EV/EBITDA
18.63
EV/Sales
10.12
EV/FCF
22.81
Dividend Yield
3.62%
Payout Ratio
276.17%
Total Debt
$3,485,591,000
Cash & Marketable Securities
$21,045,000
Quick Ratio
0.10
Debt/Equity
0.75
Net Debt/EBITDA
4.11
Interest Coverage Ratio
2.31
About
Industry
REIT - Residential
Exchange
NYSE
Country
US
Beta
0.81
Company Description
▶
Camden Property Trust, an S&P 400 Company, is a real estate company primarily engaged in the ownership, management, development, redevelopment, acquisition, and construction of multifamily apartment communities. Camden owns interests in and operates 167 properties containing 56,850 apartment homes across the United States. Upon completion of 7 properties currently under development, the Company's portfolio will increase to 59,104 apartment homes in 174 properties. Camden has been recognized as one of the 100 Best Companies to Work For® by FORTUNE magazine for 13 consecutive years, most recently ranking #18. The Company also received a Glassdoor Employees' Choice Award in 2020, ranking #25 for large U.S. companies.
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
FORM
10-K
(Mark One)
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ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 | ||||
For the fiscal year ended December 31, 2024
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TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 | ||||
For the transition period from
to
Commission file number:
1-12110
(Exact name of registrant as specified in its charter)
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(State or other jurisdiction of
incorporation or organization) |
(I.R.S. Employer
Identification No.) |
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Registrant’s telephone number, including area code:
(713)
354-2500
Securities registered pursuant to Section 12(b) of the Act:
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Securities registered pursuant to Section 12(g) of the Act:
None
Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.
Yes
ý
No
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Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act. Yes
¨
No
ý
Indicate by check mark whether registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.
Yes
ý
No
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Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files).
Yes
ý
No
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Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See definitions of "large accelerated filer," "accelerated filer" and "smaller reporting company" in Rule 12b-2 of the Exchange Act (check one):
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| Emerging growth company |
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If an emerging growth company, indicate by check mark if the registrant has elected to not use the extended transition period for complying with any new or revised financial accounting standards provided pursuant of Section 13(a) of the Exchange Act.
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Indicate by check mark whether the registrant has filed a report on and attestation to its management’s assessment of the effectiveness of its internal control over financial reporting under Section 404(b) of the Sarbanes-Oxley Act (15 U.S.C. 7262(b)) by the registered public accounting firm that prepared or issued its audit report.
☒
If securities are registered pursuant to Section 12(b) of the Act, indicate by check mark whether the financial statements of the registrant included in the filing reflect the correction of an error to previously issued financial statements.
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Indicate by check mark whether any of those error corrections are restatements that required a recovery analysis of incentive-based compensation received by any of the registrant’s executive officers during the relevant recovery period pursuant to §240.10D-1(b) .
☐
Indicate by check mark whether the registrant is a shell company (as defined in the Rule 12b-2 of the Act). Yes
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No
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The aggregate market value of voting and non-voting common equity held by non-affiliates of the registrant was $
11,569,433,678
based on a June 28, 2024 share price of $
109.11
.
On February 13, 2025,
106,757,212
common shares of the registrant were outstanding, net of treasury shares and shares held in our deferred compensation arrangements.
DOCUMENTS INCORPORATED BY REFERENCE
Portions of the registrant's Proxy Statement in connection with its Annual Meeting of Shareholders to be held May 9, 2025 are incorporated by reference in Part III.
The registrant’s definitive Proxy Statement will be filed with the U.S. Securities and Exchange Commission within 120 days after the end of the fiscal year to which this report relates.
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TABLE OF CONTENTS
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ii
PART I
Item 1. Business
General
Formed on May 25, 1993, Camden Property Trust, a Texas real estate investment trust ("REIT"), and all consolidated subsidiaries are primarily engaged in the ownership, management, development, reposition, redevelopment, acquisition, and construction of multifamily apartment communities. Unless the context requires otherwise, "we," "our," "us," and the "Company" refer to Camden Property Trust and its consolidated subsidiaries. Our multifamily apartment communities are referred to as "communities," "multifamily communities," "properties," or "multifamily properties" in the following discussion.
Our website is located at www.camdenliving.com and we make available free of charge through our website our annual report on Form 10-K, quarterly reports on Form 10-Q and current reports on Form 8-K, and amendments to such reports, filed or furnished pursuant to Section 13(a) or 15(d) of the Securities Exchange Act of 1934, as amended (the "Exchange Act"), as soon as reasonably practicable after we electronically file such material with, or furnish it to, the U.S. Securities and Exchange Commission (the "SEC"). We also make available free of charge on our website our Guidelines on Governance, Code of Business Conduct and Ethics, Code of Ethical Conduct for Senior Financial Officers, and the charters of each of our Audit; Compensation; and Nominating, Corporate Governance and Sustainability Committees. Copies are also available, without charge, from Investor Relations, 11 Greenway Plaza, Suite 2400, Houston, Texas 77046. References to our website in this report are provided as a convenience and do not constitute, and should not be viewed as, an incorporation by reference of the information contained on or available through our website and therefore such information should not be considered part of this report.
Our annual, quarterly and current reports, proxy statements, and other information are electronically filed with the SEC. The SEC maintains a website (http://www.sec.gov) that contains reports, proxy, and information statements and other information regarding issuers that file electronically with the SEC.
Narrative Description of Business
As of December 31, 2024, we owned interests in, operated, or were developing 177 multifamily properties comprised of 59,996 apartment homes across the United States. Of the 177 properties, three properties were under construction and will consist of a total of 1,138 apartment homes when completed. We also own land holdings which we may develop into communities in the future.
Operating and Business Strategy
We believe producing consistent earnings growth through property operations, development and acquisitions, achieving market balance, and recycling capital are crucial factors to our success. We rely heavily on our sophisticated property management capabilities and innovative operating strategies to maximize the earnings potential of our communities.
Real Estate Investments and Market Balance.
We believe we are well-positioned in our current markets and have the expertise to take advantage of new opportunities as they arise. These capabilities, combined with what we believe is a conservative financial structure, should allow us to concentrate our growth efforts toward selective opportunities to enhance our strategy of having a geographically diverse portfolio of assets which meet the requirements of our residents.
We continue to operate in our core markets which we believe provides an advantage due to economies of scale. We believe, where possible, it is best to operate with a strong base of properties in order to benefit from the personnel allocation and the market strength associated with managing multiple properties in the same market. However, consistent with our goal of generating sustained earnings growth, we intend to selectively dispose of properties and redeploy capital for various strategic reasons, including if we determine a property cannot meet our long-term earnings growth expectations.
We try to maximize capital appreciation of our properties by investing in markets characterized by conditions favorable to multifamily property appreciation. These markets generally feature the following:
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strong economic growth leading to household formation and job growth, which in turn should support higher demand for our apartments; and
•
an attractive quality of life, which may lead to higher demand and retention for our apartments and allow us to more readily grow revenue.
Subject to market conditions, we intend to continue to seek opportunities to acquire operating communities, develop new communities, and to redevelop and reposition existing communities. We also intend to evaluate our operating property and land development portfolio and plan to continue our practice of selective dispositions as market conditions warrant and opportunities arise.
We expect to maintain a strong balance sheet and preserve our financial flexibility by continuing to focus on our core fundamentals which currently are generating positive cash flows from operations, maintaining appropriate debt levels and
1
leverage ratios, and controlling overhead costs. We intend to meet our short-term and long-term liquidity requirements through a combination of one or more of the following: cash flows generated from operations, draws on our unsecured revolving credit facility, the use of debt and equity offerings under our automatic shelf registration statement, proceeds from property dispositions, equity issued from our at-the-market ("ATM") share offering programs, other unsecured borrowings, or secured mortgages.
Sophisticated Property Management
. We believe the depth of our organization enables us to deliver quality services, promote resident satisfaction, and retain residents, thereby increasing our operating revenues and reducing our operating expenses. We manage our properties utilizing a staff of professionals and support personnel, including certified property managers, experienced apartment managers and leasing staff, and trained apartment maintenance technicians. Our on-site personnel are trained to deliver high-quality services to our residents and we strive to motivate our on-site employees through incentive compensation arrangements based upon property operational results.
Operations.
We believe an intense focus on operations is necessary to realize consistent, sustained earnings growth. Ensuring customer satisfaction, increasing rents as market conditions allow, maximizing rent collections (subject to restrictions of applicable law), maintaining property occupancy at optimal levels, and controlling operating costs comprise our principal strategies to maximize property financial results. Lease terms are generally staggered based on vacancy exposure by apartment type such that lease expirations are matched to each property's seasonal rental patterns. Our average lease terms are approximately fourteen months, and our individual property marketing plans are structured to respond to local market conditions. In addition, we conduct ongoing customer service surveys to help ensure timely responses to customers' changing needs and a high-level of satisfaction.
Competition
There are numerous housing alternatives which compete with our communities in attracting residents. Our properties compete directly with other multifamily properties as well as condominiums, single-family homes, and third-party providers of short-term rentals, which are available for rent or purchase in the markets in which our communities are located. This competitive environment could have a material adverse effect on our ability to lease apartment homes or on the rents realized at our present properties or any newly-developed or acquired property.
Human Capital Management
Purpose and Culture.
We strive to differentiate ourselves by our culture and talent. How we manage our human capital is critical to how we deliver on our strategy and create sustained growth and value for our shareholders. We strive to improve the lives of our team members, customers, and shareholders one experience at a time. We recognize a great culture is foundational to the success of this vision. Key components in managing our human capital are listed below.
Camden's Values.
We care deeply about our team members, our residents, and the local communities in which we live, work, and play. We are committed to maintaining a high-trust work environment which attracts, retains, and rewards the best and brightest people. We believe our workplace reflects Camden’s nine core values: Customer Focused; People Driven; Team Players; Lead by Example; Results Oriented; Work Smart; Always Do the Right Thing; Act with Integrity; and Have Fun. We believe these values cultivate an environment of respect, fairness, diversity, and fun for all.
A Great Place to Work.
In addition to our core values, we are committed to creating a great working environment that fosters all team members' well-being, health, and happiness. We believe our team members are given meaningful opportunities to provide feedback and effect change. We are proud of our culture and the recognition we have received as a great place to work, including being recognized nationally as one of the 100 Best Companies to Work For® by FORTUNE magazine for 17 consecutive years, most recently ranking #24.
Compensation and Benefits.
We provide high-quality health benefits and compensation to competitively compensate all team members for their contributions to Camden. We have formal programs intended to positively impact team members such as healthcare, rent discounts, education allowances, and scholarships for children of our employees.
Training and Development.
Our mission, vision, and values are also incorporated into our employee training and development programs.
One of our most cherished mantras is "Never Stop Learning." We encourage team members to discover their individual strengths and cultivate new interests. We offer tuition assistance to team members working to earn industry designations from various organizations. We also support team members who want to continue their education at an accredited educational institution through our Education Assistance Program. In addition to these programs, we also help employees improve their personal and professional lives through training, coaching, and mentoring. CamdenU, our in-house learning center, is available to all employees and offers courses in subjects related to leadership, management, and operations. In addition to formal training, Camden’s mentoring program supports its newest employees by pairing them with experienced employees to facilitate their on-boarding process and immerse them in Camden’s culture.
At December 31, 2024, we had approximately 1,660 employees including executive, community, and administrative personnel. Camden embraces all team members as full and valued members of the organization.
2
Qualification as a Real Estate Investment Trust
As of December 31, 2024, we met the qualification of a REIT under Sections 856-860 of the Internal Revenue Code of 1986, as amended (the "Code"). As a result, with the exception of our taxable REIT subsidiaries, we will not be subject to federal income tax to the extent we continue to meet certain requirements of the Code.
Item 1A. Risk Factors
In addition to the other information contained in this Form 10-K, the following risk factors should be considered carefully in evaluating our business. Our business, financial condition, or results of operations could be materially adversely affected by any of these risks.
Risks Associated with Capital Markets, Credit Markets, and Real Estate
Volatility in capital and credit markets, or other unfavorable changes in economic conditions, either nationally or regionally in one or more of the markets in which we operate, could adversely impact us.
The capital and credit markets are subject to volatility and disruption. If we need to incur debt from a source other than our revolving credit facility, we cannot be certain the additional financing will be available to the extent required and on acceptable terms. If debt financing on acceptable terms is not available, we may be unable to fully execute our growth strategy, otherwise take advantage of business opportunities, or respond to competitive pressures, any of which could have a material adverse effect on our results of operations, financial condition (including liquidity), and our ability to make distributions to shareholders.
Other weakened economic conditions, including job losses, high unemployment levels, stock market volatility, and uncertainty about the future, could adversely affect rental rates and occupancy levels. Unfavorable changes in economic conditions may have a material adverse impact on our cash flows and operating results.
Additional key economic risks which may adversely affect conditions in the markets in which we operate include the following:
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local conditions, such as an oversupply of apartments or other housing available for rent, or a reduction in demand for apartments in the area;
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declines in the financial condition of our residents, which may make it more difficult for us to collect rents from some residents;
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declines in market rental rates;
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low mortgage interest rates and home pricing, making alternative housing more affordable;
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government or builder incentives which enable home buyers to put little or no money down, making alternative housing options more attractive;
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regional economic downturns, including, but not limited to, business layoffs, downsizing, and increased unemployment, which may impact one or more of our geographical markets;
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increased operating costs, if these costs cannot be passed through to our residents; and
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global or locally-targeted pandemics, epidemics, or other health crises, and any related measures enacted to prevent their spread or restricting our ability to enforce contractual rental obligations upon our residents.
Short-term leases could expose us to the effects of declining market rents.
Our average lease terms are approximately fourteen months. As these
l
eases typically permit the residents to leave at the end of the lease term without penalty, our rental revenues are impacted by declines in market rents more quickly than if our leases were for longer terms.
We could be negatively impacted by the risks associated with land holdings and related activities.
We hold land for future development and may in the future acquire additional land holdings. The risks inherent in purchasing, owning, and developing land increase as demand for apartments, or rental rates, decrease. Real estate markets are highly uncertain and, as a result, the value of undeveloped land may fluctuate significantly. In addition, carrying costs can be significant and can result in losses or reduced profitability. As a result, we hold certain land and may in the future acquire additional land in our development pipeline at a cost we may not be able to fully recover or at a cost which may preclude us from developing a profitable multifamily community. Under current market conditions, in 2024 we recorded impairment charges on three parcels of land. If there are subsequent changes in the fair market value of our land holdings and the resulting
3
value is less than the carrying basis of our land holdings reflected in our financial statements, we may be required to take future impairment charges which would reduce our net income.
Risks Associated with Our Operations
Development, repositions, redevelopment and construction risks could impact our profitability.
We intend to continue to develop, reposition, redevelop, and construct multifamily apartment communities for our portfolio. In 2025, we expect to incur costs between approximately $135 million and $155 million related to the construction of three projects. Additionally, during 2025, we expect to incur costs between approximately $100 million and $110 million related to the start of new development activities, between approximately $96 million and $100 million related to repositions, redevelopment, repurposes, and revenue enhancing expenditures and between approximately $108 million and $112 million of additional recurring capital expenditures. Our development, reposition, redevelopment, and other construction activities may also be exposed to a number of risks which may delay timely completion, increase our construction costs, and/or decrease our profitability, including the following:
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inability to obtain, or delays in obtaining, necessary zoning, land-use, building, occupancy, and other required permits and authorizations;
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disruptions in the supply of materials or labor, increased materials and labor costs, problems with contractors or subcontractors, or other costs including those costs due to errors and omissions which occur in the design or construction process;
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shortages of materials;
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inability to obtain financing with favorable terms;
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inability to complete construction and/or lease-up of a community on schedule;
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forecasted occupancy and rental rates may differ from the actual results; and
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the incurrence of costs related to the abandonment of development opportunities which we have pursued and subsequently deemed unfeasible.
Our inability to successfully implement our development, repositions, redevelopment, and construction strategy could adversely affect our results of operations and our ability to satisfy our financial obligations and pay distributions to shareholders.
One of our wholly-owned subsidiaries is engaged in the business of providing general contracting services under construction contracts entered between it and third parties. The terms of those construction contracts generally require this subsidiary to estimate the time and costs to complete a project and assumes the risk when these estimates are greater than anticipated. As a result, profitability on those contracts is dependent on the ability to accurately predict these factors. The time and costs necessary to complete a project may be affected by a variety of factors including, but not limited to, those listed above, many of which are beyond this subsidiary’s control. In addition, the terms of those contracts generally require this subsidiary to warrant its work for a period of time during which it may be required to repair, replace, or rebuild non-conforming work. Further, trailing liabilities, based on various legal theories such as claims of negligent construction, may result from such projects, and these trailing liabilities may go on for a number of years depending on the length of the statute of repose in the applicable jurisdictions.
Our acquisition strategy may not produce the cash flows expected.
We may acquire additional operating properties on a selective basis. Our acquisition activities are subject to a number of risks including, but not limited to, the following:
•
we may not be able to successfully integrate acquired properties into our existing operations;
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our estimates of the costs, if any, of repositioning or redeveloping the acquired property may prove inaccurate;
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the expected occupancy, rental rates, and operating expenses may differ from the actual results;
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we may not be able to obtain adequate financing; and
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we may not be able to identify suitable candidates on terms acceptable to us and may not achieve expected returns or other benefits as a result of integration challenges, such as personnel and technology.
4
Changes in rent control or rent stabilization laws and regulations could adversely affect our operations and property values
.
Certain states and local municipalities have adopted rent control or rent stabilization laws and regulations, imposing restrictions on amounts of rent increases which may be charged. There are a number of additional states and local municipalities in which we operate also considering or being urged by advocacy groups to consider imposing rent control or rent stabilization laws and regulations. Such laws and regulations could limit our ability to enforce contractual rental obligations, increase rents, charge certain fees, evict residents, or recover increases in our operating expenses and could make it more difficult to dispose of properties in certain circumstances. The terms of laws and regulations recently enacted, future laws and regulations which may be enacted, as well as any lawsuits against us arising from such issues, could have a significant adverse impact on our results of operations and could reduce the value of our operating properties.
Failure to qualify as a REIT could have adverse consequences.
We may not continue to qualify as a REIT in the future and the Internal Revenue Service may challenge our qualification as a REIT for prior years. If we fail to qualify as a REIT in any taxable year we may be subject to federal and state income taxes for such year and we may not be able to requalify as a REIT for the four subsequent taxable years and may be subject to federal and state income taxes in those years as well. This may also impair our ability to expand our business and raise capital which may adversely affect the value of our common shares.
We may face other tax liabilities in the future which may impact our cash flow. These potential tax liabilities may be calculated on our income or property values at either the corporate or individual property levels. Any additional tax expense incurred would decrease the cash available for cash distributions to our common shareholders and non-controlling interest holders. Additionally, in order for us to continue to qualify as a REIT we must meet a number of organizational and operational requirements, including a requirement to distribute annual dividends to our shareholders equal to a minimum of 90% of our adjusted taxable income.
Tax laws may continue to change at any time and any such legislative or other actions could have a negative effect on us.
Tax laws remain under constant review by persons involved in the legislative process, at the Internal Revenue Service, the U.S. Department of Treasury, and by various state and local tax authorities. Future changes in tax laws including administrative interpretations, enacted tax rates, or new pronouncements relating to accounting for income taxes could adversely affect us in a number of ways, including making it more difficult or more costly for us to qualify as a REIT.
A cybersecurity incident and other technology disruptions could negatively impact our business.
We use technology in substantially all aspects of our business operations, including internet and cloud-based systems and applications. We also use mobile devices, social networking, outside vendors, and other online activities to connect with our employees, suppliers, and residents. Such uses and the on-going advancement in technology such as generative artificial intelligence, machine learning, and remote connectivity solutions give rise to potential cybersecurity risks with increasing sophistication, including but not limited to, security breaches, espionage, system disruption, theft, and inadvertent release of confidential information. Our business involves the storage and transmission of numerous classes of sensitive and confidential information and intellectual property, including residents' and suppliers' personal information, private information about employees, and financial and strategic information about us. Further, as we pursue our strategy to grow through acquisitions and developments and to pursue new initiatives to improve our operations, we are also expanding our information technologies, resulting in a larger technological presence and corresponding exposure to cybersecurity risk. If we fail to assess and identify cybersecurity risks associated with our operations, we may become increasingly vulnerable to such risks and may be liable for the consequential litigation and remediation costs. Additionally, the measures we have implemented to prevent security breaches and cyber incidents may not be effective and there can be no complete assurance of prevention or anticipation of such incidents. The theft, destruction, loss, misappropriation, or release of sensitive data, confidential information or intellectual property, or interference with our information technology systems or the technology systems of third parties on which we rely could result in business disruption, negative publicity, brand damage, violation of privacy laws, loss of residents, potential liability, and competitive disadvantage, any of which could result in a material adverse effect on our financial condition or results of operations.
Our third-party service providers are primarily responsible for the security of their own information technology environments and in certain instances we rely significantly on third-party service providers to supply and store our sensitive data in a secure manner. All of these third parties face potential risks relating to cybersecurity similar to ours which could disrupt their businesses and therefore adversely impact us. While we provide guidance and specific requirements in some cases, we do not directly control any of these parties' information technology security operations, or the amount of investment they place in guarding against cybersecurity threats. Accordingly, we are subject to any flaw or breaches to their information technology systems, or those which they operate for us, which could have a material adverse effect on our financial condition or results of operations.
5
Risks Associated with Our Indebtedness and Financing
We have significant debt, which could have adverse consequences.
As of December 31, 2024, we had outstanding debt of approximately $3.5 billion. This indebtedness could have adverse consequences including but not limited to, the following:
•
increasing our vulnerability to general adverse economic and industry conditions; and
•
limiting our flexibility in planning for, or reacting to, changes in business and industry conditions.
The notes related to our properties subject to secured debt, our unsecured term loans, and unsecured revolving credit facility, and the indenture under which our unsecured debt was issued contain customary restrictions, requirements, and other limitations, as well as certain financial and operating covenants including maintenance of certain financial ratios. Maintaining compliance with these provisions could limit our financial flexibility. A default in these provisions, if uncured, could require us to repay the indebtedness before the scheduled maturity date which could adversely affect our liquidity and increase our financing costs.
Insufficient cash flows could limit our ability to make required payments for debt obligations or pay distributions to shareholders.
Substantially all of our income is derived from rental and other income from our multifamily communities. As a result, our performance depends in large part on our ability to collect rent from residents, which could be negatively affected by a number of factors including, but not limited to, the following:
•
delay in resident lease commencements;
•
decline in occupancy;
•
failure of residents to make rental payments when due;
•
the attractiveness of our properties to residents and potential residents;
•
our ability to adequately manage and maintain our communities;
•
competition from other available apartments and housing alternatives;
•
changes in market rents;
•
increases in operating expenses; and
•
changes in governmental regulations such as eviction moratoriums, rent control, or stabilization laws regulating rental housing.
Cash flow could be insufficient to meet required payments of principal and interest with respect to debt financing. In order for us to continue to qualify as a REIT we must meet a number of organizational and operational requirements, including a requirement to distribute annual dividends to our shareholders equal to a minimum of 90% of our adjusted taxable income. This requirement limits the cash available to meet required principal payments on our debt.
Issuances of additional debt may adversely impact our financial condition.
Our capital requirements depend on numerous factors, including the rental and occupancy rates of our multifamily properties, minimum dividend requirements to our equity holders, development, redevelopment and other capital expenditures, costs of operations, and potential acquisitions. If our capital requirements vary materially from our plans, we may require additional financing earlier than anticipated. If we issue more debt we could become more leveraged, resulting in increased risk of default on our obligations and an increase in our debt service requirements, both of which could adversely affect our financial condition and ability to access debt and equity capital markets in the future.
We may be unable to renew, repay, or refinance our outstanding debt.
We are subject to the risk our indebtedness will not be renewed, repaid, or refinanced when due or the terms of any renewal or refinancing will not be as favorable as the existing terms of such indebtedness. If we are unable to refinance our indebtedness on acceptable terms, or at all, we might be forced to dispose of one or more of our properties on disadvantageous terms, which might result in losses to us. Such losses could have a material adverse effect on us and our ability to pay amounts due on our debt and make distributions to our shareholders.
6
Rising interest rates could increase our borrowing costs, lower the value of our real estate, and decrease our share price, leading investors to seek higher yields through other investments
.
As of the date of this filing, we have an unsecured term loan with varying interest rates dependent upon various market indexes. In addition, we have an unsecured revolving credit facility bearing interest at variable rates on all amounts drawn and a senior unsecured note which has been converted into a floating rate instrument through an interest rate swap arrangement. We may incur other additional variable rate debt in the future. Increases in interest rates would increase our interest expense, unless we make arrangements which hedge the risk of rising interest rates, and would increase the costs of refinancing existing debt and of issuing new debt. Accordingly, higher interest rates could adversely affect cash flow, net income, and cash available for payment of our debt obligations and distributions to shareholders.
An environment of rising interest rates may also result in a decrease in the value of our real estate and a decrease in the market price of our shares, which may lead holders of our securities to seek higher yields through other investments.
Failure to maintain our current credit ratings could adversely affect our cost of funds, related margins, liquidity, and access to capital markets.
Fitch, Moody's, and Standard & Poor's, the major debt rating agencies, routinely evaluate our debt and have given us ratings of A- with stable outlook, A3 with stable outlook, and A- with stable outlook, respectively, on our senior unsecured debt as of December 31, 2024. These ratings are based on a number of factors, which include their assessment of our financial strength, liquidity, capital structure, asset quality, and sustainability of cash flow and earnings. Due to changes in market conditions, we may not be able to maintain our current credit ratings, which could adversely affect our cost of funds and related margins, liquidity, and access to capital markets.
Risks Associated with Our Shares
Share ownership limits and our ability to issue additional equity securities may prevent takeovers beneficial to shareholders.
For us to maintain our qualification as a REIT, we must have 100 or more shareholders during the year and not more than 50% in value of our outstanding shares may be owned, directly or indirectly, by five or fewer individuals. As defined for federal income tax purposes, the term "individuals" includes a number of specified entities. To minimize the possibility of us failing to qualify as a REIT under this test, our declaration of trust includes restrictions on transfers of our shares and ownership limits. The ownership limits, as well as our ability to issue other classes of equity securities, may delay, defer, or prevent a change in control. These provisions may also deter tender offers for our common shares which may be attractive to you or limit your opportunity to receive a premium for your shares which might otherwise exist if a third party were attempting to effect a change in control transaction.
The form, timing, and amount of dividend distributions in future periods may vary and be impacted by economic and other considerations.
The form, timing, and amount of dividend distributions are declared at the discretion of our Board of Trust Managers and depend on actual cash from operations, our financial condition, expected future capital requirements, the annual distribution requirements under the REIT provisions of the Code, and other factors as the Board of Trust Managers may consider relevant. The Board of Trust Managers may also modify the form, timing, and amount of dividends in the future.
General Risk Factors
Litigation risks could affect our business.
As an owner, manager, and developer of multifamily properties, we may incur liability based on various conditions at our properties and the buildings thereon, and we also have become and in the future may become involved in legal proceedings, including consumer, employment, tort, antitrust, or commercial litigation, which if decided adversely to or settled by us, and not adequately covered by insurance, could result in liabilities which are material to our financial condition or results of operations.
Damage from catastrophic weather and other natural events could result in losses.
A certain number of our properties are located in areas which have experienced and may in the future experience catastrophic weather and other natural events from time-to-time, including fires, snow or ice storms, windstorms, tornadoes, hurricanes, earthquakes, flooding, or other environmental events. These adverse weather or natural events could cause substantial damages or losses to our properties which could exceed our insurance coverage. In the event of a loss in excess of insured limits, we could lose our capital invested in the affected property, anticipated future revenue from the property, and could also continue to be obligated to repay any mortgage indebtedness or other obligations related to the property. Any such loss could materially and adversely affect our business, financial condition and results of operations.
7
Competition could adversely affect our ability to acquire properties.
We expect other real estate investors will compete with us to acquire additional operating properties. This competition could increase prices for the type of properties we would likely pursue and adversely affect our ability to acquire these properties or achieve the expected profitability of such properties upon acquisition.
We could be adversely impacted due to our share price fluctuations.
The market price and trading volume of our common shares are subject to fluctuation due to general market conditions, the risks discussed in this report and other matters, including, but not limited to, the following:
•
operating results which vary from the expectations of securities' analysts and investors;
•
investor interest in our property portfolio;
•
the reputation and performance of REITs;
•
the attractiveness of REITs as compared to other investment vehicles;
•
the results of our financial condition and operations;
•
the perception of our growth and earnings potential;
•
minimum dividend requirements;
•
increases in market interest rates may lower the values of our real estate and the price of our shares; and
•
changes in financial markets and national and regional economic and general market conditions.
Item 1B. Unresolved Staff Comments
None.
Item 1C. Cybersecurity
8
Like other businesses, we have been, and expect to continue to be, subject to attempts on unauthorized access, mishandling or misuse, computer viruses or malware, cyber-attacks, and intrusions and other events of varying degrees.
To date, we have not experienced a material cybersecurity incident nor are we aware of any of our third-party outside service providers experiencing such an incident.
Item 2. Properties
The Properties
Our properties typically consist of mid-rise buildings or two and three-story buildings in a landscaped setting, as well as high-rise buildings, and provide residents with a variety of amenities common to multifamily rental properties.
Operating Properties
The 174 operating properties in which we owned interests and operated at December 31, 2024 averaged 965 square feet of living area per apartment home. For the year ended December 31, 2024, no single operating property accounted for greater than 1.3% of our total revenues. Our stabilized operating properties had a weighted average occupancy rate of approximately 95% for each of the years ended December 31, 2024 and 2023, an average monthly rental rate per apartment home of $1,997 and $1,981 for the same periods, respectively and our average resident lease terms are approximately fourteen months. Our operating properties were constructed and placed in service as follows:
| Year Placed in Service | Number of Operating Properties | ||||
| 2020-2024 | 13 | ||||
| 2015-2019 | 29 | ||||
| 2010-2014 | 17 | ||||
| 2005-2009 | 33 | ||||
| 2000-2004 | 39 | ||||
| Prior to 2000 | 43 | ||||
Property Table
9
The following table sets forth information with respect to our 174 operating properties at December 31, 2024:
| OPERATING PROPERTIES | ||||||||||||||||||||||||||||||||
| Property and Location |
Year Placed
in Service |
Average Apartment
Size (Sq. Ft.) |
Number of
Apartments |
2024 Average
Occupancy (1) |
2024 Average
Monthly Rental Rate per Apartment (2) |
|||||||||||||||||||||||||||
| ARIZONA | ||||||||||||||||||||||||||||||||
| Phoenix/Scottsdale | ||||||||||||||||||||||||||||||||
| Camden Chandler | 2016 | 1,146 | 380 | 95.7 | % | $ | 1,947 | |||||||||||||||||||||||||
| Camden Copper Square | 2000 | 786 | 332 | 94.2 | 1,664 | |||||||||||||||||||||||||||
| Camden Foothills | 2014 | 1,032 | 220 | 96.0 | 2,156 | |||||||||||||||||||||||||||
| Camden Legacy | 1996 | 1,067 | 428 | 95.5 | 2,031 | |||||||||||||||||||||||||||
| Camden Montierra | 1999 | 1,071 | 249 | 94.6 | 1,973 | |||||||||||||||||||||||||||
| Camden North End | 2019 | 921 | 441 | 95.2 | 2,022 | |||||||||||||||||||||||||||
| Camden North End II | 2021 | 885 | 343 | 95.0 | 2,051 | |||||||||||||||||||||||||||
| Camden Old Town Scottsdale | 2016 | 892 | 316 | 95.2 | 2,258 | |||||||||||||||||||||||||||
| Camden Pecos Ranch | 2001 | 949 | 272 | 94.6 | 1,699 | |||||||||||||||||||||||||||
| Camden San Marcos | 1995 | 984 | 320 | 94.5 | 1,893 | |||||||||||||||||||||||||||
| Camden San Paloma | 1993/1994 | 1,042 | 324 | 94.7 | 2,026 | |||||||||||||||||||||||||||
| Camden Sotelo | 2008/2012 | 1,303 | 170 | 93.8 | 2,033 | |||||||||||||||||||||||||||
| Camden Tempe | 2015 | 1,043 | 234 | 94.3 | 1,947 | |||||||||||||||||||||||||||
| Camden Tempe II | 2023 | 981 | 397 | 93.1 | 1,909 | |||||||||||||||||||||||||||
| CALIFORNIA | ||||||||||||||||||||||||||||||||
| Los Angeles/Orange County | ||||||||||||||||||||||||||||||||
| Camden Crown Valley | 2001 | 1,009 | 380 | 95.8 | 2,764 | |||||||||||||||||||||||||||
| Camden Glendale | 2015 | 893 | 307 | 96.3 | 2,859 | |||||||||||||||||||||||||||
| Camden Harbor View | 2004/2016 | 981 | 547 | 89.6 | 2,950 | |||||||||||||||||||||||||||
| Camden Main and Jamboree | 2008 | 1,011 | 290 | 96.3 | 2,723 | |||||||||||||||||||||||||||
| The Camden | 2016 | 767 | 287 | 92.3 | 2,997 | |||||||||||||||||||||||||||
| San Diego/Inland Empire | ||||||||||||||||||||||||||||||||
| Camden Hillcrest | 2021 | 1,223 | 132 | 93.7 | 3,665 | |||||||||||||||||||||||||||
| Camden Landmark | 2006 | 982 | 469 | 95.8 | 2,269 | |||||||||||||||||||||||||||
| Camden Old Creek | 2007 | 1,037 | 350 | 97.2 | 2,953 | |||||||||||||||||||||||||||
| Camden Sierra at Otay Ranch | 2003 | 962 | 422 | 95.8 | 2,860 | |||||||||||||||||||||||||||
| Camden Tuscany | 2003 | 895 | 160 | 95.4 | 3,241 | |||||||||||||||||||||||||||
| Camden Vineyards | 2002 | 1,053 | 264 | 95.0 | 2,509 | |||||||||||||||||||||||||||
| COLORADO | ||||||||||||||||||||||||||||||||
| Denver | ||||||||||||||||||||||||||||||||
| Camden Belleview Station | 2009 | 888 | 270 | 96.4 | 1,967 | |||||||||||||||||||||||||||
| Camden Caley | 2000 | 921 | 218 | 96.8 | 1,974 | |||||||||||||||||||||||||||
| Camden Denver West | 1997 | 1,015 | 320 | 96.6 | 2,318 | |||||||||||||||||||||||||||
| Camden Flatirons | 2015 | 960 | 424 | 96.8 | 2,074 | |||||||||||||||||||||||||||
| Camden Highlands Ridge | 1996 | 1,149 | 342 | 96.2 | 2,348 | |||||||||||||||||||||||||||
| Camden Interlocken | 1999 | 1,002 | 340 | 96.4 | 2,130 | |||||||||||||||||||||||||||
| Camden Lakeway | 1997 | 929 | 459 | 96.2 | 2,089 | |||||||||||||||||||||||||||
| Camden Lincoln Station | 2017 | 844 | 267 | 96.3 | 1,907 | |||||||||||||||||||||||||||
10
| OPERATING PROPERTIES | ||||||||||||||||||||||||||||||||
| Property and Location |
Year Placed
in Service |
Average Apartment
Size (Sq. Ft.) |
Number of
Apartments |
2024 Average
Occupancy (1) |
2024 Average
Monthly Rental Rate per Apartment (2) |
|||||||||||||||||||||||||||
| Camden RiNo | 2020 | 828 | 233 | 95.1 | % | $ | 2,244 | |||||||||||||||||||||||||
| WASHINGTON DC METRO | ||||||||||||||||||||||||||||||||
| Camden Ashburn Farm | 2000 | 1,062 | 162 | 98.0 | 2,204 | |||||||||||||||||||||||||||
| Camden College Park | 2008 | 942 | 509 | 96.3 | 1,920 | |||||||||||||||||||||||||||
| Camden Dulles Station | 2009 | 977 | 382 | 97.5 | 2,302 | |||||||||||||||||||||||||||
| Camden Fair Lakes | 1999 | 1,056 | 530 | 97.1 | 2,325 | |||||||||||||||||||||||||||
| Camden Fairfax Corner | 2006 | 934 | 489 | 96.9 | 2,314 | |||||||||||||||||||||||||||
| Camden Fallsgrove | 2004 | 996 | 268 | 96.5 | 2,227 | |||||||||||||||||||||||||||
| Camden Grand Parc | 2002 | 672 | 105 | 94.9 | 2,820 | |||||||||||||||||||||||||||
| Camden Lansdowne | 2002 | 1,006 | 690 | 97.2 | 2,234 | |||||||||||||||||||||||||||
| Camden Monument Place | 2007 | 856 | 368 | 97.7 | 2,085 | |||||||||||||||||||||||||||
| Camden NoMa | 2014 | 769 | 321 | 95.8 | 2,319 | |||||||||||||||||||||||||||
| Camden NoMa II | 2017 | 759 | 405 | 96.3 | 2,387 | |||||||||||||||||||||||||||
| Camden Potomac Yard | 2008 | 832 | 378 | 96.8 | 2,377 | |||||||||||||||||||||||||||
| Camden Roosevelt | 2003 | 856 | 198 | 96.6 | 3,242 | |||||||||||||||||||||||||||
| Camden Shady Grove | 2018 | 877 | 457 | 96.5 | 2,113 | |||||||||||||||||||||||||||
| Camden Silo Creek | 2004 | 975 | 284 | 97.5 | 2,221 | |||||||||||||||||||||||||||
| Camden South Capitol | 2013 | 821 | 281 | 94.7 | 2,466 | |||||||||||||||||||||||||||
| Camden Washingtonian | 2018 | 870 | 365 | 96.9 | 2,164 | |||||||||||||||||||||||||||
| FLORIDA | ||||||||||||||||||||||||||||||||
| Southeast Florida | ||||||||||||||||||||||||||||||||
| Camden Atlantic | 2022 | 919 | 269 | 96.8 | 2,484 | |||||||||||||||||||||||||||
| Camden Aventura | 1995 | 1,108 | 379 | 95.7 | 2,756 | |||||||||||||||||||||||||||
| Camden Boca Raton | 2014 | 843 | 261 | 96.9 | 2,635 | |||||||||||||||||||||||||||
| Camden Brickell | 2003 | 937 | 405 | 97.0 | 2,996 | |||||||||||||||||||||||||||
| Camden Doral | 1999 | 1,120 | 260 | 95.7 | 2,688 | |||||||||||||||||||||||||||
| Camden Doral Villas | 2000 | 1,253 | 232 | 96.6 | 2,945 | |||||||||||||||||||||||||||
| Camden Las Olas | 2004 | 1,043 | 420 | 94.9 | 2,804 | |||||||||||||||||||||||||||
| Camden Plantation | 1997 | 1,201 | 502 | 95.4 | 2,444 | |||||||||||||||||||||||||||
| Camden Portofino | 1995 | 1,112 | 322 | 95.9 | 2,469 | |||||||||||||||||||||||||||
| Orlando | ||||||||||||||||||||||||||||||||
| Camden Hunter’s Creek | 2000 | 1,075 | 270 | 96.1 | 1,936 | |||||||||||||||||||||||||||
| Camden Lago Vista | 2005 | 955 | 366 | 95.9 | 1,819 | |||||||||||||||||||||||||||
| Camden Lake Eola | 2021 | 944 | 360 | 96.0 | 2,424 | |||||||||||||||||||||||||||
| Camden LaVina | 2012 | 969 | 420 | 95.2 | 1,881 | |||||||||||||||||||||||||||
| Camden Lee Vista | 2000 | 937 | 492 | 95.5 | 1,846 | |||||||||||||||||||||||||||
| Camden North Quarter | 2016 | 806 | 333 | 96.5 | 1,890 | |||||||||||||||||||||||||||
| Camden Orange Court | 2008 | 817 | 268 | 95.1 | 1,761 | |||||||||||||||||||||||||||
| Camden Thornton Park | 2016 | 920 | 299 | 95.9 | 2,098 | |||||||||||||||||||||||||||
| Camden Town Square | 2012 | 983 | 438 | 94.3 | 1,874 | |||||||||||||||||||||||||||
| Camden Waterford Lakes | 2014 | 971 | 300 | 96.7 | 1,914 | |||||||||||||||||||||||||||
| Camden World Gateway | 2000 | 979 | 408 | 93.5 | 1,867 | |||||||||||||||||||||||||||
11
| OPERATING PROPERTIES | ||||||||||||||||||||||||||||||||
| Property and Location |
Year Placed
in Service |
Average Apartment
Size (Sq. Ft.) |
Number of
Apartments |
2024 Average
Occupancy (1) |
2024 Average
Monthly Rental Rate per Apartment (2) |
|||||||||||||||||||||||||||
| Tampa/St. Petersburg | ||||||||||||||||||||||||||||||||
| Camden Bay | 1997/2001 | 943 | 760 | 96.6 | % | $ | 1,885 | |||||||||||||||||||||||||
| Camden Central | 2019 | 942 | 368 | 96.8 | 3,378 | |||||||||||||||||||||||||||
| Camden Montague | 2012 | 972 | 192 | 96.4 | 1,897 | |||||||||||||||||||||||||||
| Camden Pier District | 2016 | 989 | 358 | 96.7 | 3,507 | |||||||||||||||||||||||||||
| Camden Preserve | 1996 | 942 | 276 | 96.5 | 2,078 | |||||||||||||||||||||||||||
| Camden Royal Palms | 2006 | 1,017 | 352 | 93.3 | 1,785 | |||||||||||||||||||||||||||
| Camden Visconti | 2007 | 1,125 | 450 | 95.6 | 2,041 | |||||||||||||||||||||||||||
| Camden Westchase Park | 2012 | 992 | 348 | 96.3 | 2,107 | |||||||||||||||||||||||||||
| GEORGIA | ||||||||||||||||||||||||||||||||
| Atlanta | ||||||||||||||||||||||||||||||||
| Camden Brookwood | 2002 | 916 | 359 | 94.2 | 1,675 | |||||||||||||||||||||||||||
| Camden Buckhead | 2022 | 1,087 | 366 | 89.5 | 2,549 | |||||||||||||||||||||||||||
| Camden Buckhead Square | 2015 | 827 | 250 | 93.8 | 1,764 | |||||||||||||||||||||||||||
| Camden Creekstone | 2002 | 990 | 223 | 96.5 | 1,704 | |||||||||||||||||||||||||||
| Camden Deerfield | 2000 | 1,187 | 292 | 96.9 | 1,965 | |||||||||||||||||||||||||||
| Camden Dunwoody | 1997 | 1,007 | 324 | 94.8 | 1,763 | |||||||||||||||||||||||||||
| Camden Fourth Ward | 2014 | 844 | 276 | 96.6 | 2,045 | |||||||||||||||||||||||||||
| Camden Midtown Atlanta | 2001 | 935 | 296 | 93.3 | 1,765 | |||||||||||||||||||||||||||
| Camden Paces | 2015 | 1,408 | 379 | 94.6 | 2,888 | |||||||||||||||||||||||||||
| Camden Peachtree City | 2001 | 1,027 | 399 | 95.9 | 1,784 | |||||||||||||||||||||||||||
| Camden Phipps | 1996 | 1,010 | 234 | 77.5 | 1,761 | |||||||||||||||||||||||||||
| Camden Shiloh | 1999/2002 | 1,143 | 232 | 95.7 | 1,702 | |||||||||||||||||||||||||||
| Camden St. Clair | 1997 | 999 | 336 | 93.6 | 1,749 | |||||||||||||||||||||||||||
| Camden Stockbridge | 2003 | 1,009 | 304 | 93.6 | 1,541 | |||||||||||||||||||||||||||
| NORTH CAROLINA | ||||||||||||||||||||||||||||||||
| Charlotte | ||||||||||||||||||||||||||||||||
| Camden Ballantyne | 1998 | 1,048 | 400 | 93.4 | 1,744 | |||||||||||||||||||||||||||
| Camden Cotton Mills | 2002 | 905 | 180 | 94.6 | 1,753 | |||||||||||||||||||||||||||
| Camden Dilworth | 2006 | 857 | 145 | 96.0 | 1,827 | |||||||||||||||||||||||||||
| Camden Fairview | 1983 | 1,036 | 135 | 93.2 | 1,548 | |||||||||||||||||||||||||||
| Camden Foxcroft | 1979 | 940 | 156 | 93.7 | 1,438 | |||||||||||||||||||||||||||
| Camden Foxcroft II | 1985 | 874 | 100 | 96.4 | 1,525 | |||||||||||||||||||||||||||
| Camden Gallery | 2017 | 743 | 323 | 95.4 | 1,972 | |||||||||||||||||||||||||||
| Camden Grandview | 2000 | 1,060 | 285 | 93.4 | 2,147 | |||||||||||||||||||||||||||
| Camden Grandview II | 2019 | 2,241 | 28 | 93.2 | 4,149 | |||||||||||||||||||||||||||
|
Camden NoDa
(3)
|
2023 | 789 | 387 | 96.3 | 1,664 | |||||||||||||||||||||||||||
| Camden Sedgebrook | 1999 | 972 | 368 | 95.9 | 1,621 | |||||||||||||||||||||||||||
| Camden South End | 2003 | 878 | 299 | 95.5 | 1,893 | |||||||||||||||||||||||||||
| Camden Southline | 2015 | 831 | 266 | 95.7 | 2,042 | |||||||||||||||||||||||||||
| Camden Stonecrest | 2001 | 1,098 | 306 | 94.2 | 1,744 | |||||||||||||||||||||||||||
| Camden Touchstone | 1986 | 899 | 132 | 95.4 | 1,449 | |||||||||||||||||||||||||||
12
| OPERATING PROPERTIES | ||||||||||||||||||||||||||||||||
| Property and Location |
Year Placed
in Service |
Average Apartment
Size (Sq. Ft.) |
Number of
Apartments |
2024 Average
Occupancy (1) |
2024 Average
Monthly Rental Rate per Apartment (2) |
|||||||||||||||||||||||||||
| Raleigh | ||||||||||||||||||||||||||||||||
| Camden Asbury Village | 2009 | 1,009 | 350 | 96.0 | % | $ | 1,619 | |||||||||||||||||||||||||
| Camden Carolinian | 2017 | 1,118 | 186 | 93.4 | 2,321 | |||||||||||||||||||||||||||
| Camden Crest | 2001 | 1,012 | 442 | 94.4 | 1,514 | |||||||||||||||||||||||||||
|
Camden Durham
(4)
|
2024 | 892 | 420 | Lease-up | 1,909 | |||||||||||||||||||||||||||
| Camden Governor’s Village | 1999 | 1,046 | 242 | 94.3 | 1,652 | |||||||||||||||||||||||||||
| Camden Lake Pine | 1999 | 1,066 | 446 | 96.6 | 1,611 | |||||||||||||||||||||||||||
| Camden Manor Park | 2006 | 966 | 484 | 95.1 | 1,544 | |||||||||||||||||||||||||||
| Camden Overlook | 2001 | 1,060 | 322 | 94.8 | 1,657 | |||||||||||||||||||||||||||
| Camden Reunion Park | 2000/2004 | 972 | 420 | 95.0 | 1,455 | |||||||||||||||||||||||||||
| Camden Westwood | 1999 | 1,022 | 360 | 95.7 | 1,560 | |||||||||||||||||||||||||||
| TENNESSEE | ||||||||||||||||||||||||||||||||
| Nashville | ||||||||||||||||||||||||||||||||
| Camden Franklin Park | 2018 | 967 | 328 | 93.9 | 2,052 | |||||||||||||||||||||||||||
| Camden Music Row | 2016 | 903 | 430 | 94.4 | 2,393 | |||||||||||||||||||||||||||
| TEXAS | ||||||||||||||||||||||||||||||||
| Austin | ||||||||||||||||||||||||||||||||
| Camden Amber Oaks | 2009 | 862 | 348 | 94.8 | 1,465 | |||||||||||||||||||||||||||
| Camden Amber Oaks II | 2012 | 910 | 244 | 94.4 | 1,551 | |||||||||||||||||||||||||||
| Camden Brushy Creek | 2008 | 882 | 272 | 94.4 | 1,539 | |||||||||||||||||||||||||||
| Camden Cedar Hills | 2008 | 911 | 208 | 96.4 | 1,691 | |||||||||||||||||||||||||||
| Camden Gaines Ranch | 1997 | 955 | 390 | 94.2 | 1,893 | |||||||||||||||||||||||||||
| Camden Huntingdon | 1995 | 903 | 398 | 95.4 | 1,580 | |||||||||||||||||||||||||||
| Camden La Frontera | 2015 | 901 | 300 | 94.8 | 1,599 | |||||||||||||||||||||||||||
| Camden Lamar Heights | 2015 | 838 | 314 | 94.6 | 1,786 | |||||||||||||||||||||||||||
| Camden Rainey Street | 2016 | 873 | 326 | 85.3 | 2,039 | |||||||||||||||||||||||||||
| Camden Shadow Brook | 2009 | 909 | 496 | 90.9 | 1,448 | |||||||||||||||||||||||||||
| Camden Stoneleigh | 2001 | 908 | 390 | 94.0 | 1,676 | |||||||||||||||||||||||||||
| Dallas/Fort Worth | ||||||||||||||||||||||||||||||||
| Camden Addison | 1996 | 942 | 456 | 95.3 | 1,582 | |||||||||||||||||||||||||||
| Camden Belmont | 2010/2012 | 946 | 477 | 93.5 | 1,808 | |||||||||||||||||||||||||||
| Camden Buckingham | 1997 | 919 | 464 | 95.6 | 1,542 | |||||||||||||||||||||||||||
| Camden Centreport | 1997 | 912 | 268 | 95.3 | 1,523 | |||||||||||||||||||||||||||
| Camden Cimarron | 1992 | 772 | 286 | 95.8 | 1,574 | |||||||||||||||||||||||||||
| Camden Design District | 2009 | 939 | 355 | 95.6 | 1,694 | |||||||||||||||||||||||||||
| Camden Farmers Market | 2001/2005 | 932 | 904 | 93.0 | 1,572 | |||||||||||||||||||||||||||
| Camden Greenville | 2017/2018 | 1,028 | 558 | 95.4 | 2,068 | |||||||||||||||||||||||||||
| Camden Henderson | 2012 | 966 | 106 | 95.6 | 1,971 | |||||||||||||||||||||||||||
| Camden Legacy Creek | 1995 | 831 | 240 | 96.3 | 1,671 | |||||||||||||||||||||||||||
| Camden Legacy Park | 1996 | 870 | 276 | 94.6 | 1,755 | |||||||||||||||||||||||||||
| Camden Panther Creek | 2009 | 946 | 295 | 93.9 | 1,733 | |||||||||||||||||||||||||||
| Camden Riverwalk | 2008 | 989 | 600 | 96.2 | 1,879 | |||||||||||||||||||||||||||
| Camden Valley Park | 1986 | 743 | 516 | 95.0 | 1,428 | |||||||||||||||||||||||||||
13
| OPERATING PROPERTIES | ||||||||||||||||||||||||||||||||
| Property and Location |
Year Placed
in Service |
Average Apartment
Size (Sq. Ft.) |
Number of
Apartments |
2024 Average
Occupancy (1) |
2024 Average
Monthly Rental Rate per Apartment (2) |
|||||||||||||||||||||||||||
| Camden Victory Park | 2016 | 861 | 423 | 96.1 | % | $ | 2,023 | |||||||||||||||||||||||||
| Houston | ||||||||||||||||||||||||||||||||
| Camden City Centre | 2007 | 932 | 379 | 94.7 | 1,611 | |||||||||||||||||||||||||||
| Camden City Centre II | 2013 | 869 | 268 | 95.2 | 1,565 | |||||||||||||||||||||||||||
| Camden Cypress Creek | 2009 | 993 | 310 | 95.2 | 1,559 | |||||||||||||||||||||||||||
| Camden Cypress Creek II | 2020 | 950 | 234 | 94.6 | 1,602 | |||||||||||||||||||||||||||
| Camden Downs at Cinco Ranch | 2004 | 1,075 | 318 | 95.7 | 1,656 | |||||||||||||||||||||||||||
| Camden Downtown | 2020 | 1,052 | 271 | 93.3 | 2,561 | |||||||||||||||||||||||||||
| Camden Grand Harbor | 2008 | 959 | 300 | 93.4 | 1,485 | |||||||||||||||||||||||||||
| Camden Greenway | 1999 | 861 | 756 | 96.2 | 1,523 | |||||||||||||||||||||||||||
| Camden Heights | 2004 | 927 | 352 | 96.2 | 1,688 | |||||||||||||||||||||||||||
| Camden Highland Village | 2014/2015 | 1,172 | 552 | 94.5 | 2,438 | |||||||||||||||||||||||||||
| Camden Holly Springs | 1999 | 934 | 548 | 95.4 | 1,465 | |||||||||||||||||||||||||||
|
Camden Long Meadow Farms
(4)
|
2024 | 1,462 | 188 | Lease-up | 2,607 | |||||||||||||||||||||||||||
| Camden McGowen Station | 2018 | 1,004 | 315 | 94.2 | 2,107 | |||||||||||||||||||||||||||
| Camden Midtown | 1999 | 844 | 337 | 95.2 | 1,554 | |||||||||||||||||||||||||||
| Camden Northpointe | 2008 | 940 | 384 | 93.9 | 1,405 | |||||||||||||||||||||||||||
| Camden Plaza | 2007 | 915 | 271 | 96.5 | 1,752 | |||||||||||||||||||||||||||
| Camden Post Oak | 2003 | 1,200 | 356 | 94.9 | 2,639 | |||||||||||||||||||||||||||
| Camden Royal Oaks | 2006 | 923 | 236 | 95.5 | 1,551 | |||||||||||||||||||||||||||
| Camden Royal Oaks II | 2012 | 1,054 | 104 | 94.6 | 1,766 | |||||||||||||||||||||||||||
| Camden Spring Creek | 2004 | 1,080 | 304 | 94.2 | 1,529 | |||||||||||||||||||||||||||
| Camden Stonebridge | 1993 | 845 | 204 | 95.8 | 1,292 | |||||||||||||||||||||||||||
| Camden Sugar Grove | 1997 | 921 | 380 | 95.7 | 1,458 | |||||||||||||||||||||||||||
| Camden Travis Street | 2010 | 819 | 253 | 95.1 | 1,517 | |||||||||||||||||||||||||||
| Camden Vanderbilt | 1996/1997 | 863 | 894 | 94.6 | 1,619 | |||||||||||||||||||||||||||
| Camden Whispering Oaks | 2008 | 936 | 274 | 95.8 | 1,489 | |||||||||||||||||||||||||||
|
Camden Woodmill Creek
(4)
|
2024 | 1,434 | 189 | Lease-up | 2,485 | |||||||||||||||||||||||||||
| Camden Woodson Park | 2008 | 916 | 248 | 94.6 | 1,382 | |||||||||||||||||||||||||||
| Camden Yorktown | 2008 | 995 | 306 | 94.9 | 1,403 | |||||||||||||||||||||||||||
(1)
Represents the average physical occupancy for the year except as noted.
(2)
The average monthly rental rate per apartment incorporates vacant units and resident concessions calculated on a straight-line basis over the life of the lease.
(3)
Development property stabilized during 2024 - the average occupancy was calculated from the date at which the occupancy exceeded 90% through December 31, 2024.
(4)
Property under lease-up at December 31, 2024.
Item 3. Legal Proceedings
We incorporate by reference into this Item our litigation disclosures made in
Note 13. "Commitments and Contingencies"
to our Consolidated Financial Statements.
Item 4. Mine Safety Disclosures
Not applicable.
14
PART II
Item 5. Market for Registrant’s Common Equity, Related Shareholder Matters and Issuer Purchases of Equity Securities
Our common shares are traded on the New York Stock Exchange under the symbol "CPT." As of February 13, 2025, there were approximately 258 shareholders of record. This number does not include the beneficial owners of our shares which are held by banks, brokers, and other financial institutions.
In the first quarter of 2025, the Company's Board of Trust Managers declared a first quarter dividend of $1.05 per common share to our common shareholders of record as of March 31, 2025. Future dividend payments are paid at the discretion of the Board of Trust Managers and a number of factors are considered, including the Company's past performance and future prospects, which may be deemed relevant by our Board of Trust Managers. Assuming similar dividend distributions for the remainder of 2025, our annualized dividend rate for 2025 would be $4.20.
The following graph assumes the investment of $100 in common stock on December 31, 2019 and quarterly reinvestment of dividends.
(Source: S&P Global Market Intelligence)
| 5 - Year Total Return Performance of Indices | |||||||||||||||||||||||||||||
| Index | 2020 | 2021 | 2022 | 2023 | 2024 | ||||||||||||||||||||||||
| Camden Property Trust | $ | 97.72 | $ | 179.00 | $ | 115.31 | $ | 106.51 | $ | 129.20 | |||||||||||||||||||
| FTSE NAREIT Equity REITs Index | 92.00 | 131.78 | 99.67 | 113.35 | 123.25 | ||||||||||||||||||||||||
| S&P 500 Index | 118.40 | 152.39 | 124.79 | 157.59 | 197.02 | ||||||||||||||||||||||||
| Russell 2000 Index | 119.96 | 137.74 | 109.59 | 128.14 | 142.93 | ||||||||||||||||||||||||
15
In May 2023, we created an at-the-market ("ATM") share offering program through which we can, but have no obligation to, sell common shares for an aggregate offering amount of up to $500.0 million (the "2023 ATM program"), in amounts and at times as we determine, into the existing trading market at current market prices as well as through negotiated transactions. Actual sales from time to time may depend on a variety of factors including, among others, market conditions, the trading price of our common shares, and determinations by management of the appropriate sources of funding for us. We intend to use the proceeds from any sale of our common shares under the 2023 ATM program for general corporate purposes, which may include reducing future borrowings under our unsecured revolving credit facility, the repayment of other indebtedness, the redemption or other repurchase of outstanding debt or equity securities, funding for development activities, and financing for acquisitions.
The 2023 ATM program also permits the use of forward sale agreements which allows us to lock in a share price on the sale of common shares at the time the agreement is executed, but defer receiving the proceeds from the sale of the applicable shares until a later date. If we enter into a forward sale agreement, we expect the applicable forward purchasers will borrow from third parties and, through the applicable sales agent acting in its role as forward seller, sell a number of common shares equal to the number of shares underlying the applicable agreement. Under this scenario, we would not initially receive any proceeds from any sale of borrowed shares by the forward seller and would expect to physically settle each forward sale agreement with the relevant forward purchaser on or prior to the maturity date of a particular forward sale agreement by issuing our common shares in return for the receipt of aggregate net cash proceeds at settlement equal to the number of common shares underlying the particular forward sale agreement multiplied by the relevant forward sale price. However, at our sole discretion, we may also elect to cash settle or net share settle a particular forward sale agreement, in which case we may not receive any proceeds from the issuance of common shares, and we will instead receive or pay cash (in the case of cash settlement) or receive or deliver common shares (in the case of net share settlement). As of the date of this filing, we have not entered into any forward sales agreement and have not sold any shares under the 2023 ATM program.
In May 2022, we created an ATM share offering program through which we could, but had no obligation to, sell common shares for an aggregate offering amount of up to $500.0 million (the "2022 ATM program"). In May 2023, we terminated the 2022 ATM program and did not sell any shares under this program.
Information related to securities authorized for issuance under our equity compensation plans will be included in our Proxy Statement. See
Part III,
Item 12
for further discussion.
We have a share repurchase plan approved by our Board of Trust Managers which allows for the repurchase of up to $500.0 million of our common equity securities through open-market purchases, block purchases, and privately negotiated transactions. In 2024, we repurchased 515,974 common shares for approximately $50.0 million, at an average price of $96.88 per share. As of the date of this filing, the remaining dollar value of our common equity securities authorized to be repurchased under this plan was approximately $450.0 million.
During the year ended December 31, 2024, no director or officer (as each such term is defined in Section 16a-1(f) of Exchange Act) of the Company adopted, terminated, or had in place, any contract, instruction, or written plan for the purchase or sale of securities of Camden intended to satisfy the affirmative defense conditions of Rule 10b5-1(c) or any "non-Rule 10b5-1 trading arrangement", as defined in paragraph (c) of Item 408 of Regulation S-K.
Item 6. Reserved
Not applicable.
16
Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations
The following discussion should be read in conjunction with the consolidated financial statements and notes appearing elsewhere in this report. Historical results and trends which might appear in the consolidated financial statements should not be interpreted as being indicative of future operations.
Discussion of our year-to-date comparisons between 2024 and 2023 is presented below. Year-to-date comparisons between 2023 and 2022 can be found in "Part II. Item 7. Management's Discussion and Analysis of Financial Condition and Results of Operations" in our Annual Report on Form 10-K for the fiscal year ended December 31, 2023.
We consider portions of this report to be "forward-looking" within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Exchange Act, both as amended, with respect to our expectations for future periods. Forward-looking statements do not discuss historical fact, but instead include statements related to expectations, projections, intentions, or other items relating to the future; forward-looking statements are not guarantees of future performance, results, or events. Although we believe the expectations reflected in our forward-looking statements are based upon reasonable assumptions, we can give no assurance our expectations will be achieved. Any statements contained herein which are not statements of historical fact should be deemed forward-looking statements. Reliance should not be placed on these forward-looking statements as these statements are subject to known and unknown risks, uncertainties, and other factors beyond our control and could differ materially from our actual results and performance.
Factors which may cause our actual results or performance to differ materially from those contemplated by forward-looking statements include, but are not limited to, the following:
•
Volatility in capital and credit markets, or other unfavorable changes in economic conditions, either nationally or regionally in one or more of the markets in which we operate, could adversely impact us;
•
Short-term leases could expose us to the effects of declining market rents;
•
We could be negatively impacted by the risks associated with land holdings and related activities;
•
Development, repositions, redevelopment and construction risks could impact our profitability;
•
Our acquisition strategy may not produce the cash flows expected;
•
Changes in rent control or rent stabilization laws and regulations could adversely affect our operations and property values;
•
Failure to qualify as a REIT could have adverse consequences;
•
Tax laws may continue to change at any time and any such legislative or other actions could have a negative effect on us;
•
A cybersecurity incident and other technology disruptions could negatively impact our business;
•
We have significant debt, which could have adverse consequences;
•
Insufficient cash flows could limit our ability to make required payments for debt obligations or pay distributions to shareholders;
•
Issuances of additional debt may adversely impact our financial condition;
•
We may be unable to renew, repay, or refinance our outstanding debt;
•
Rising interest rates could increase our borrowing costs, lower the value of our real estate, and decrease our share price, leading investors to seek higher yields through other investments;
•
Failure to maintain our current credit ratings could adversely affect our cost of funds, related margins, liquidity, and access to capital markets;
•
Share ownership limits and our ability to issue additional equity securities may prevent takeovers beneficial to shareholders;
•
The form, timing, and amount of dividend distributions in future periods may vary and be impacted by economic and other considerations;
•
Litigation risks could affect our business;
•
Damage from catastrophic weather and other natural events could result in losses;
•
Competition could adversely affect our ability to acquire properties; and
17
•
We could be adversely impacted due to our share price fluctuations.
These forward-looking statements represent our estimates and assumptions as of the date of this report, and we assume no obligation to update or supplement forward-looking statements because of subsequent events.
Executive Summary
We are primarily engaged in the ownership, management, development, reposition, redevelopment, acquisition, and construction of multifamily apartment communities. Overall, we focus on investing in markets characterized by high-growth economic conditions, strong employment, and attractive quality of life which we believe leads to higher demand and retention of our apartments. As of December 31, 2024, we owned interests in, operated, or were developing 177 multifamily properties comprised of 59,996 apartment homes across the United States as detailed in the Property Portfolio table below. In addition, we own other land holdings which we may develop into multifamily apartment communities in the future.
Business Environment and Current Outlook
Our results for the year ended December 31, 2024, reflect an increase in same store revenues of approximately 1.3% as compared to the same period in 2023. The increase was due to higher rental income as a result of higher average rental rates and lower uncollectible revenue, which we believe was primarily attributable to job growth, favorable demographics with a higher propensity to rent versus buy, and continued demand for multifamily housing in our markets.
We believe the levels of new multifamily supply in the submarkets and asset classes in which we operate will continue to be elevated into 2025 but should be met with continued demand to absorb these new deliveries. However, if this were to change or other economic conditions were to worsen, our operating results could be adversely affected.
Consolidated Results
Net income attributable to common shareholders was $163.3 million and $403.3 million for the years ended December 31, 2024 and December 31, 2023, respectively. The decrease during the year ended December 31, 2024 as compared to the same period in 2023 was primarily due to recognizing a higher gain on sale of two operating properties in 2023 of $225.4 million as compared to recognizing a gain on sale of one operating property in 2024 of $43.8 million. The decrease was also due to recognizing a $41.0 million impairment associated with land development activities in 2024 and no impairments recognized in 2023. See further discussion of our 2024 operations as compared to 2023 in
"Results of Operations,"
below.
Construction and Development Activity
At December 31, 2024, we had a total of three projects under construction to be comprised of 1,138 apartment homes. Initial occupancies of these three projects are currently scheduled to occur within the next two years. As of December 31, 2024, we estimated the total additional cost to complete the construction of these three properties is approximately $243.6 million.
In the third quarter of 2024, we stopped development activities for the foreseeable future on four of our developments and recorded approximately $41.0 million of impairment charges on three of these land parcels. We review our long-lived assets on an annual basis or whenever events or circumstances indicated the carrying amount of an asset may not be recoverable and our impairment evaluations take into consideration the current and anticipated economic climate. We currently have three other land parcels held for future development we plan to develop, and the commencement of future developments may be impacted by macroeconomic issues, multifamily market conditions, and other factors. We will continue to evaluate future development starts based on market, economic, and capital market conditions. There can be no assurance we will not have impairments charges in the future.
Disposition
In February 2024, we sold one operating property comprised of 592 apartment homes located in Atlanta, Georgia, for approximately $115.0 million and recognized a gain of approximately $43.8 million.
Capital Market Highlights
In January 2024, we issued $400.0 million of 4.90% senior unsecured notes due January 15, 2034. We utilized a portion of the net proceeds from these notes to repay the outstanding balance on our $300.0 million, 6.21% unsecured term loan due in August 2024. As a result of this early repayment of the $300.0 million unsecured term loan, we expensed approximately $0.9 million of unamortized loan costs, which are reflected in the loss on early retirement of debt in our consolidated statements of income and comprehensive income.
In September 2024, we extended the maturity date of our $40.0 million unsecured floating rate term loan with an unrelated third party from September 2024 to September 2026.
18
During the year ended December 31, 2024, we utilized cash on hand and our unsecured revolving credit facility to repay unsecured notes payable totaling $500.0 million, plus accrued interest.
During the year ended December 31, 2024, we repurchased 515,974 common shares for approximately $50.0 million at an average price of $96.88 per share under our $500.0 million share repurchase plan. As of the date of this filing, the remaining dollar value of our common equity securities authorized to be repurchased under this plan was approximately $450.0 million.
Subsequent Events
In January 2025, we purchased one operating property comprised of 352 homes located in the Austin, Texas metropolitan area for approximately $67.7 million.
Future Outlook
Subject to market conditions, we intend to continue to seek opportunities to acquire operating communities, develop new communities, and to redevelop and reposition existing communities. We also intend to evaluate our operating property and land development portfolios and plan to continue our practice of selective dispositions as market conditions warrant and opportunities arise. We expect to maintain a strong balance sheet and preserve our financial flexibility by continuing to focus on our core fundamentals which currently are generating positive cash flows from operations, maintaining appropriate debt levels and leverage ratios, and controlling overhead costs. We intend to meet our short-term and long-term liquidity requirements through a combination of one or more of the following: cash flows generated from operations, draws on our unsecured revolving credit facility, the use of debt and equity offerings under our automatic shelf registration statement, proceeds from property dispositions, equity issued from our ATM programs, other unsecured borrowings, or secured mortgages.
As of December 31, 2024, we had approximately $1.0 billion available under our $1.2 billion unsecured revolving credit facility and do not have any debt maturing until April 2026. As of December 31, 2024, and through the date of this filing, we also had common shares having an aggregate offering price of up to $500.0 million remaining available for sale under our 2023 ATM program. We believe we are well-positioned with a strong balance sheet and sufficient liquidity to fund new development, redevelopment, and other capital funding requirements. We will, however, continue to assess and take further actions we believe are prudent to meet our objectives and capital requirements.
Property Portfolio
Our multifamily property portfolio is summarized as follows:
| December 31, 2024 | December 31, 2023 | ||||||||||||||||||||||
|
Number of
Homes |
Properties |
Number of
Homes |
Properties | ||||||||||||||||||||
| Operating Properties | |||||||||||||||||||||||
| Houston, Texas | 9,531 | 28 | 9,154 | 26 | |||||||||||||||||||
| Dallas/Fort Worth, Texas | 6,224 | 15 | 6,224 | 15 | |||||||||||||||||||
| Washington, D.C. Metro | 6,192 | 17 | 6,192 | 17 | |||||||||||||||||||
| Phoenix, Arizona | 4,426 | 14 | 4,426 | 14 | |||||||||||||||||||
| Atlanta, Georgia | 4,270 | 14 | 4,862 | 15 | |||||||||||||||||||
| Orlando, Florida | 3,954 | 11 | 3,954 | 11 | |||||||||||||||||||
| Austin, Texas | 3,686 | 11 | 3,686 | 11 | |||||||||||||||||||
| Raleigh, North Carolina | 3,672 | 10 | 3,252 | 9 | |||||||||||||||||||
| Charlotte, North Carolina | 3,510 | 15 | 3,491 | 15 | |||||||||||||||||||
| Tampa/St. Petersburg, Florida | 3,104 | 8 | 3,104 | 8 | |||||||||||||||||||
| Southeast Florida | 3,050 | 9 | 3,050 | 9 | |||||||||||||||||||
| Denver, Colorado | 2,873 | 9 | 2,873 | 9 | |||||||||||||||||||
| Los Angeles/Orange County, California | 1,811 | 5 | 1,811 | 5 | |||||||||||||||||||
| San Diego/Inland Empire, California | 1,797 | 6 | 1,797 | 6 | |||||||||||||||||||
| Nashville, Tennessee | 758 | 2 | 758 | 2 | |||||||||||||||||||
| Total Operating Properties | 58,858 | 174 | 58,634 | 172 | |||||||||||||||||||
19
| Properties Under Construction | |||||||||||||||||||||||
| Charlotte, North Carolina | 769 | 2 | — | — | |||||||||||||||||||
| Raleigh, North Carolina | 369 | 1 | 789 | 2 | |||||||||||||||||||
| Houston, Texas | — | — | 377 | 2 | |||||||||||||||||||
| Total Properties Under Construction | 1,138 | 3 | 1,166 | 4 | |||||||||||||||||||
| Total Properties | 59,996 | 177 | 59,800 | 176 | |||||||||||||||||||
Stabilized Communities
We generally consider a property stabilized once it reaches 90% occupancy. During the year ended December 31, 2024, we completed the construction of 387 homes at Camden NoDa in Charlotte, North Carolina and achieved stabilization during the quarter ended March 31, 2024.
Completed Construction in Lease-Up
At December 31, 2024, there were three completed operating properties in lease-up as follows:
|
($ in millions)
Property and Location
|
Number of
Homes |
Cost
Incurred
(1)
|
% Leased at 1/31/2025 | Date of Construction Completion | Estimated Date of Stabilization | ||||||||||||||||||||||||
| Operating Property | |||||||||||||||||||||||||||||
| Camden Woodmill Creek | 189 | $ | 72.2 | 89 | % | 2Q24 | 2Q25 | ||||||||||||||||||||||
| Spring, TX | |||||||||||||||||||||||||||||
| Camden Durham | 420 | 144.8 | 78 | % | 4Q24 | 3Q25 | |||||||||||||||||||||||
| Durham, NC | |||||||||||||||||||||||||||||
| Camden Long Meadow Farms | 188 | 71.9 | 53 | % | 4Q24 | 3Q25 | |||||||||||||||||||||||
| Richmond, TX | |||||||||||||||||||||||||||||
| Consolidated total | 797 | $ | 288.9 | ||||||||||||||||||||||||||
(1)
Excludes leasing costs, which are expensed as incurred.
Properties Under Development and Land
Our consolidated balance sheet at December 31, 2024 included approximately $401.5 million related to properties under development and land. Of this amount, approximately $211.4 million related to our projects currently under construction. In addition, we had approximately $190.1 million primarily invested in land held for future development and land holdings, which included approximately $132.3 million related to land held for future development and $57.8 million invested in land which we may develop in the future.
Properties Under Construction.
At December 31, 2024, we had three properties in various stages of construction as follows:
|
($ in millions)
Properties and Locations
|
Number of
Homes |
Estimated
Cost |
Cost
Incurred |
Included in
Properties Under Development |
Estimated
Date of Construction Completion |
Estimated
Date of Stabilization |
|||||||||||||||||||||||||||||
| Communities Under Construction | |||||||||||||||||||||||||||||||||||
| Camden Village District | 369 | $ | 138.0 | $ | 121.9 | $ | 121.9 | 4Q25 | 2Q27 | ||||||||||||||||||||||||||
| Raleigh, NC | |||||||||||||||||||||||||||||||||||
| Camden South Charlotte | 420 | 163.0 | 51.0 | 51.0 | 2Q27 | 4Q28 | |||||||||||||||||||||||||||||
| Charlotte, NC | |||||||||||||||||||||||||||||||||||
| Camden Blakeney | 349 | 154.0 | 38.5 | 38.5 | 3Q27 | 3Q28 | |||||||||||||||||||||||||||||
| Charlotte, NC | |||||||||||||||||||||||||||||||||||
| Total | 1,138 | $ | 455.0 | $ | 211.4 | $ | 211.4 | ||||||||||||||||||||||||||||
20
Development Pipeline Communities
. At December 31, 2024, we had the following communities undergoing development activities:
|
($ in millions)
Properties and Locations
|
Projected
Homes |
Total Estimated
Cost
(1)
|
Cost to Date | |||||||||||||||||
| Camden Nations | 393 | $ | 176.0 | $ | 43.0 | |||||||||||||||
| Nashville, TN | ||||||||||||||||||||
| Camden Baker | 434 | 191.0 | 36.6 | |||||||||||||||||
| Denver, CO | ||||||||||||||||||||
| Camden Gulch | 498 | 300.0 | 52.7 | |||||||||||||||||
| Nashville, TN | ||||||||||||||||||||
| 1,325 | $ | 667.0 | $ | 132.3 | ||||||||||||||||
(1)
Represents our estimate of total costs we expect to incur on these projects. However, forward-looking statements are not guarantees of future performance, results, or events. Although we believe these expectations are based upon reasonable assumptions, future events rarely develop exactly as forecasted and estimates routinely require adjustment.
Land Holdings
. At December 31, 2024, we also had four undeveloped land tracts with a valuation of approximately $57.8 million.
Geographic Diversification
At December 31, 2024 and 2023, the book value of our real estate assets by various markets, excluding depreciation, were as follows:
| ($ in thousands) | 2024 | 2023 | |||||||||||||||||||||
| Houston, Texas | $ | 2,069,477 | 15.4 | % | $ | 1,960,825 | 14.9 | % | |||||||||||||||
| Washington, D.C. Metro | 1,646,169 | 12.2 | 1,633,201 | 12.4 | |||||||||||||||||||
| Dallas, Texas | 1,102,231 | 8.2 | 1,117,909 | 8.5 | |||||||||||||||||||
| Atlanta, Georgia | 942,939 | 7.0 | 1,036,351 | 7.9 | |||||||||||||||||||
| Phoenix, Arizona | 917,771 | 6.8 | 899,802 | 6.8 | |||||||||||||||||||
| Orlando, Florida | 793,351 | 5.9 | 775,393 | 5.9 | |||||||||||||||||||
| Raleigh, North Carolina | 782,333 | 5.8 | 699,142 | 5.3 | |||||||||||||||||||
| Charlotte, North Carolina | 777,256 | 5.8 | 731,254 | 5.5 | |||||||||||||||||||
| Southeast Florida | 775,031 | 5.8 | 757,434 | 5.7 | |||||||||||||||||||
| Tampa, Florida | 739,250 | 5.5 | 723,695 | 5.5 | |||||||||||||||||||
| Austin, Texas | 727,466 | 5.4 | 705,347 | 5.3 | |||||||||||||||||||
| Los Angeles/Orange County, California | 678,633 | 5.1 | 687,949 | 5.2 | |||||||||||||||||||
| Denver, Colorado | 632,133 | 4.7 | 620,916 | 4.7 | |||||||||||||||||||
| San Diego/Inland Empire, California | 479,881 | 3.6 | 472,464 | 3.6 | |||||||||||||||||||
| Nashville, Tennessee | 379,607 | 2.8 | 370,445 | 2.8 | |||||||||||||||||||
| Total | $ | 13,443,528 | 100.0 | % | $ | 13,192,127 | 100.0 | % | |||||||||||||||
21
Results of Operations
Changes in revenues and expenses related to our operating properties from period-to-period are due primarily to the performance of stabilized properties in the portfolio, the lease-up of newly-constructed properties, acquisitions, and dispositions.
Management considers property net operating income ("NOI") to be an appropriate supplemental measure of operating performance to net income because it reflects the operating performance of our communities without an allocation of corporate level property management overhead or general and administrative costs. NOI is defined as total property income less total property operating expenses. NOI is further detailed in the Property-Level NOI table as seen below. NOI is not defined by accounting principles generally accepted in the United States of America ("GAAP") and should not be considered an alternative to net income as an indication of our operating performance, should not be considered an alternative to net cash from operating activities as a measure of liquidity, and should not be considered an indication of cash available to fund cash needs. Additionally, NOI as disclosed by other REITs may not be comparable to our calculation.
Reconciliations of net income to NOI for the year ended December 31, 2024 and 2023 are as follows:
| (in thousands) | 2024 | 2023 | ||||||||||||
| Net income | $170,840 | $410,553 | ||||||||||||
|
Less: Fee and asset management income
|
(7,137) | (3,451) | ||||||||||||
|
Less: Interest and other income
|
(4,420) | (879) | ||||||||||||
| Less: Income on deferred compensation plans | (12,629) | (15,398) | ||||||||||||
|
Plus: Property management expense
|
38,331 | 33,706 | ||||||||||||
|
Plus: Fee and asset management expense
|
2,200 | 1,717 | ||||||||||||
|
Plus: General and administrative expense
|
72,365 | 62,506 | ||||||||||||
|
Plus: Interest expense
|
129,815 | 133,395 | ||||||||||||
|
Plus: Depreciation and amortization expense
|
582,014 | 574,813 | ||||||||||||
| Plus: Expense on deferred compensation plans | 12,629 | 15,398 | ||||||||||||
| Plus: Impairment associated with land development activities | 40,988 | — | ||||||||||||
|
Plus: Loss on early retirement of debt
|
921 | 2,513 | ||||||||||||
| Less: Gain on sale of operating properties | (43,806) | (225,416) | ||||||||||||
|
Plus: Income tax expense
|
2,926 | 3,650 | ||||||||||||
| Net operating income | $ | 985,037 | $ | 993,107 | ||||||||||
22
Property-Level NOI
(1)
Property NOI, as reconciled above, is detailed further into the categories below for the year ended December 31, 2024 as compared to 2023:
|
Number of
Homes at |
Year Ended
December 31, |
Change | |||||||||||||||||||||||||||
| ($ in thousands) | 12/31/2024 | 2024 | 2023 | $ | % | ||||||||||||||||||||||||
| Property revenues: | |||||||||||||||||||||||||||||
| Same store communities | 55,866 | $ | 1,463,982 | $ | 1,444,649 | $ | 19,333 | 1.3 | % | ||||||||||||||||||||
| Non-same store communities | 2,195 | 57,001 | 49,060 | 7,941 | 16.2 | ||||||||||||||||||||||||
| Development and lease-up communities | 1,935 | 8,289 | 158 | 8,131 | * | ||||||||||||||||||||||||
| Dispositions/other | — | 14,570 | 48,160 | (33,590) | (69.7) | ||||||||||||||||||||||||
| Total property revenues | 59,996 | $ | 1,543,842 | $ | 1,542,027 | $ | 1,815 | 0.1 | % | ||||||||||||||||||||
| Property expenses: | |||||||||||||||||||||||||||||
| Same store communities | 55,866 | $ | 520,848 | $ | 511,459 | $ | 9,389 | 1.8 | % | ||||||||||||||||||||
| Non-same store communities | 2,195 | 20,277 | 19,122 | 1,155 | 6.0 | ||||||||||||||||||||||||
| Development and lease-up communities | 1,935 | 4,290 | 172 | 4,118 | * | ||||||||||||||||||||||||
| Dispositions/other | — | 13,390 | 18,167 | (4,777) | (26.3) | ||||||||||||||||||||||||
| Total property expenses | 59,996 | $ | 558,805 | $ | 548,920 | $ | 9,885 | 1.8 | % | ||||||||||||||||||||
| Property NOI: | |||||||||||||||||||||||||||||
| Same store communities | 55,866 | $ | 943,134 | $ | 933,190 | $ | 9,944 | 1.1 | % | ||||||||||||||||||||
| Non-same store communities | 2,195 | 36,724 | 29,938 | 6,786 | 22.7 | ||||||||||||||||||||||||
| Development and lease-up communities | 1,935 | 3,999 | (14) | 4,013 | * | ||||||||||||||||||||||||
| Dispositions/other | — | 1,180 | 29,993 | (28,813) | (96.1) | ||||||||||||||||||||||||
| Total property NOI | 59,996 | $ | 985,037 | $ | 993,107 | $ | (8,070) | (0.8) | % | ||||||||||||||||||||
* Not a meaningful percentage.
(1)
For 2024, same store communities are communities we owned and were stabilized since January 1, 2023, excluding communities under redevelopment and properties held for sale. Non-same store communities are stabilized communities not owned or stabilized since January 1, 2023, including communities under redevelopment and excluding properties held for sale. We define communities under redevelopment as communities with capital expenditures that improve a community's cash flow and competitive position through extensive unit, exterior building, common area, and amenity upgrades. Management believes same store information is useful as it allows both management and investors to determine financial results over a particular period for the same set of communities. Development and lease-up communities are non-stabilized communities we have developed since January 1, 2023, excluding properties held for sale. Dispositions/other includes those communities disposed of or held for sale which are not classified as discontinued operations, non-multifamily rental properties, expenses related to land holdings not under active development, and other miscellaneous revenues and expenses, including net below market leases, casualty-related expenses net of recoveries, and severance related costs.
Same Store Analysis
Same store property NOI increased approximately $9.9 million for the year ended December 31, 2024 as compared to the same period in 2023. The increase was due to an increase of approximately $19.3 million in same store property revenues, partially offset by an increase of approximately $9.4 million in same store property expenses, for the year ended December 31, 2024, as compared to the same period in 2023.
The $19.3 million increase in same store property revenues for the year ended December 31, 2024, as compared to the same period in 2023, was primarily due to higher rental revenue due to higher average rental rates of approximately $9.0 million, lower uncollectible revenue of approximately $6.5 million, and higher other rental income of approximately $1.6 million. The increase was also due to approximately $2.1 million of higher income from our utility and ancillary income programs.
The $9.4 million increase in same store property expenses for the year ended December 31, 2024, as compared to the same period in 2023, was primarily due to higher salaries and benefits of approximately $5.7 million, higher utilities expense and expenses associated with our ancillary programs of approximately $4.8 million, higher marketing, leasing, and other expenses of approximately $2.4 million, higher repairs and maintenance expense of approximately $2.3 million, and higher property general and administrative expenses of approximately $0.9 million. The increase was partially offset by lower property insurance expense of approximately $6.4 million and lower real estate taxes of approximately $0.3 million.
23
Non-same Store and Development and Lease-up Analysis
Property NOI from non-same store and development and lease-up communities increased $10.8 million for the year ended December 31, 2024, as compared to the same period in 2023. The increase was primarily due to an increase from non-same store communities of approximately $6.8 million and an increase from development and lease-up communities of approximately $4.0 million for the year ended December 31, 2024, as compared to the same period in 2023. The increase in property NOI from our non-same store communities was primarily due to the stabilization of two operating properties in 2023 and one operating property in 2024. The increase in property NOI from our development and lease-up communities was primarily due to the timing of three development communities under lease-up, one of which completed construction during the second quarter of 2024 and two of which completed construction during the fourth quarter of 2024.
The following table details the changes, described above, relating to non-same store and development and lease-up NOI:
| For the year ended December 31, | ||||||||
| (in millions) | 2024 compared to 2023 | |||||||
| Property Revenues: | ||||||||
| Revenues from non-same store stabilized properties | $ | 7.5 | ||||||
| Revenues from development and lease-up properties | 8.1 | |||||||
| Other non same-store | 0.5 | |||||||
| $ | 16.1 | |||||||
| Property Expenses: | ||||||||
| Expenses from non-same store stabilized properties | $ | 1.2 | ||||||
| Expenses from development and lease-up properties | 4.1 | |||||||
| Other non same-store | — | |||||||
| $ | 5.3 | |||||||
| Property NOI: | ||||||||
| NOI from non-same store stabilized properties | $ | 6.3 | ||||||
| NOI from development and lease-up properties | 4.0 | |||||||
| Other non same-store | 0.5 | |||||||
| $ | 10.8 | |||||||
Dispositions/Other Property Analysis
Dispositions/other property NOI decreased approximately $28.8 million for the year ended December 31, 2024 as compared to the same period in 2023. The decrease was comprised of lower NOI related to dispositions of approximately $24.3 million due to the dispositions of one operating property in each of June 2023, December 2023, and February 2024. The decrease was also due to lower other property NOI of approximately $4.5 million primarily due to higher storm-related insurance expenses of approximately $5.6 million, partially offset by approximately $1.1 million of higher revenues related to business interruption proceeds for the year ended December 31, 2024 as compared to the same period in 2023.
Non-Property Income
|
Year Ended
December 31, |
Change | ||||||||||||||||||||||
| ($ in thousands) | 2024 | 2023 | $ | % | |||||||||||||||||||
| Fee and asset management | $ | 7,137 | $ | 3,451 | $ | 3,686 | 106.8 | % | |||||||||||||||
| Interest and other income | 4,420 | 879 | 3,541 | * | |||||||||||||||||||
| Income on deferred compensation plans | 12,629 | 15,398 | (2,769) | (18.0) | |||||||||||||||||||
| Total non-property income | $ | 24,186 | $ | 19,728 | $ | 4,458 | 22.6 | % | |||||||||||||||
*Not a meaningful percentage.
Fee and asset management income from construction and development activities at our third-party construction projects increased approximately $3.7 million for the year ended December 31, 2024 as compared to 2023. The increase was primarily related to higher fees earned on third-party construction projects due to higher activity during 2024 as compared to 2023.
Interest and other income increased approximately $3.5 million for the year ended December 31, 2024, as compared to 2023. The increase was primarily due to higher investment interest income earned due to having higher average cash balances in 2024 as compared to 2023.
24
Our deferred compensation plans recognized income of approximately $12.6 million and $15.4 million in 2024 and 2023, respectively. The changes were related to the performance of the investments held in deferred compensation plans for participants and were directly offset by the expense related to these plans, as discussed below.
Other Expenses
|
Year Ended
December 31, |
Change | ||||||||||||||||||||||
| ($ in thousands) | 2024 | 2023 | $ | % | |||||||||||||||||||
| Property management | $ | 38,331 | $ | 33,706 | $ | 4,625 | 13.7 | % | |||||||||||||||
| Fee and asset management | 2,200 | 1,717 | 483 | 28.1 | |||||||||||||||||||
|
General and administrative
|
72,365 | 62,506 | 9,859 | 15.8 | |||||||||||||||||||
| Interest | 129,815 | 133,395 | (3,580) | (2.7) | |||||||||||||||||||
|
Depreciation and amortization
|
582,014 | 574,813 | 7,201 | 1.3 | |||||||||||||||||||
| Expense on deferred compensation plans | 12,629 | 15,398 | (2,769) | (18.0) | |||||||||||||||||||
| Total other expenses | $ | 837,354 | $ | 821,535 | $ | 15,819 | 1.9 | % | |||||||||||||||
Property management expenses, which primarily represent regional supervision and accounting costs related to property operations, increased approximately $4.6 million for the year ended December 31, 2024 as compared to 2023. The increase was primarily related to higher salary, benefits, and incentive compensation costs, and higher advocacy contributions. Property management expenses were 2.5% and 2.2% of total property revenues for the years ended December 31, 2024 and 2023, respectively.
Fee and asset management expense from construction and development activities at our third-party projects increased approximately $0.5 million for the year ended December 31, 2024 as compared to 2023 primarily due to the increase in third-party construction activity in 2024.
General and administrative expenses increased approximately $9.9 million for the year ended December 31, 2024 as compared to 2023. The increase was primarily related to higher salaries, benefits, and incentive compensation costs, higher legal expenses, and higher abandoned acquisition and development pursuit costs. Excluding income on deferred compensation plans, general and administrative expenses were 4.7% and 4.0% of total revenues for the years ended December 31, 2024 and 2023, respectively.
Interest expense decreased approximately $3.6 million for the year ended December 31, 2024 as compared to 2023. The decrease was primarily due to the repayments of a $300 million, 6.21% unsecured term loan and $250.0 million, 4.36% senior unsecured notes in January 2024, and the repayment of a $250 million, 3.68% senior unsecured notes in September 2024, and lower interest expense recognized on our unsecured revolving credit facility resulting from lower average balances outstanding during the year ended December 31, 2024 as compared to the same period in 2023. The decrease was also due to the early retirement of $185.2 million of secured variable rate notes in May 2023 and the repayment of $250 million, 5.07% senior unsecured notes in June 2023. The decrease was partially offset by increases in interest expense due to the issuance of $500 million senior unsecured notes in November 2023, the issuance of $400 million senior unsecured notes in January 2024 and decreases in capitalized interest expense primarily due to having lower average balances in assets under construction during the year ended December 31, 2024 as compared to the same period in 2023.
Depreciation and amortization expense increased approximately $7.2 million for the year ended December 31, 2024 as compared to 2023. The increase was primarily due to the completion of apartment homes in our development pipeline and the completion of capitalized improvements during 2023 and 2024. The increase was partially offset by the disposition of one operating property in each of June 2023, December 2023, and February 2024.
Our deferred compensation plans incurred an expense of approximately $12.6 million and $15.4 million in 2024 and 2023, respectively. The changes were related to the performance of the investments held in deferred compensation plans for participants and were directly offset by the income related to these plans, as discussed in the Non-Property Income section above.
25
Other
|
Year Ended
December 31, |
Change | |||||||||||||||||||
| (in thousands) | 2024 | 2023 | $ | |||||||||||||||||
| Impairment associated with land development activities | $ | (40,988) | $ | — | $ | (40,988) | ||||||||||||||
| Loss on early retirement of debt | $ | (921) | $ | (2,513) | $ | 1,592 | ||||||||||||||
| Gain on sale of operating properties | $ | 43,806 | $ | 225,416 | $ | (181,610) | ||||||||||||||
| Income tax expense | $ | (2,926) | $ | (3,650) | $ | 724 | ||||||||||||||
The impairment expense associated with land development activities for the year ended December 31, 2024 of approximately $41.0 million related to three projects we have put on hold. These impairment charges represent the difference between each parcel's estimated fair value and the carrying value, which included the original purchase price and other capitalized development costs.
The $0.9 million loss on early retirement of debt during the year ended December 31, 2024 was due to the write-off of unamortized loan costs related to the early retirement of our $300 million unsecured term loan in January 2024, which was scheduled to mature in August 2024. The $2.5 million loss on early retirement of debt during the year ended December 31, 2023 was due to the early repayment of our $185.2 million secured variable rate notes due in 2024 and 2026, and consisted of approximately $1.7 million of prepayment penalties and fees and approximately $0.8 million of unamortized fair value adjustments.
The $43.8 million gain on sale for the year ended December 31, 2024 was due to the disposition of one operating property located in Atlanta, Georgia in February 2024. The $225.4 million gain on sale for the year ended December 31, 2023 was primarily due to the disposition of two operating properties located in Costa Mesa, California.
Income tax expense decreased approximately $0.7 million for the year ended December 31, 2024 as compared to the same period in 2023. The decrease was primarily due to lower state income and franchise income taxes relating to recent tax legislation changes in certain state jurisdictions, offset by an increase in taxable income due to higher third-party construction activities within a taxable REIT subsidiary.
Funds from Operations ("FFO"), Core FFO, and Core Adjusted FFO ("Core AFFO")
Management considers FFO, Core FFO, and Core AFFO to be appropriate supplementary measures of the financial performance of an equity REIT. The National Association of Real Estate Investment Trusts ("NAREIT") currently defines FFO as net income (computed in accordance with GAAP), excluding depreciation and amortization related to real estate, gains and losses from the sale of certain real estate assets, gains and losses from change in control, impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity, and adjustments for unconsolidated joint ventures to reflect FFO on the same basis. Our calculation of diluted FFO also assumes conversion of all potentially dilutive securities, including certain non-controlling interests, which are convertible into common shares. We consider FFO to be an appropriate supplemental measure of operating performance because, by excluding gains and losses on dispositions of real estate, impairment write-downs of certain real estate assets, and depreciation, FFO can assist in the comparison of the operating performance of a company's real estate investments between periods or to different companies.
Core FFO represents FFO as further adjusted for items not considered part of our core business operations. We consider Core FFO to be a helpful supplemental measure of operating performance as it excludes not only depreciation expense of real estate assets, but it also excludes certain items which, by nature, are not comparable period over period and therefore tends to obscure actual operating performance. Our definition of Core FFO may differ from other REITs, and there can be no assurance our basis for computing this measure is comparable to other REITs.
Core AFFO is calculated utilizing Core FFO less recurring capitalized expenditures which are necessary to help preserve the value of and maintain the functionality at our communities. We also consider Core AFFO to be a useful supplemental measure because it is frequently used by analysts and investors to evaluate a REIT's operating performance between periods or to different companies. Our definition of recurring capital expenditures may differ from other REITs, and there can be no assurance our basis for computing this measure is comparable to other REITs.
To facilitate a clear understanding of our consolidated historical operating results, we believe FFO, Core FFO, and Core AFFO should be examined in conjunction with net income attributable to common shareholders as presented in the consolidated statements of income and comprehensive income and data included elsewhere in this report. FFO, Core FFO, and Core AFFO are not defined by GAAP and should not be considered alternatives to net income attributable to common shareholders as an indication of our operating performance. Additionally, FFO, Core FFO, and Core AFFO as disclosed by other REITs may not be comparable to our calculation.
26
Reconciliations of net income attributable to common shareholders to FFO, Core FFO, and Core AFFO for the years ended December 31, 2024 and 2023 are as follows:
| ($ in thousands) | 2024 | 2023 | |||||||||
| Funds from operations | |||||||||||
| Net income attributable to common shareholders | $ | 163,293 | $ | 403,309 | |||||||
|
Real estate depreciation and amortization
|
569,998 | 562,654 | |||||||||
| Impairment associated with land development activities | 40,988 | — | |||||||||
| Gain on sale of operating properties | (43,806) | (225,331) | |||||||||
| Income allocated to non-controlling interests | 7,547 | 7,244 | |||||||||
| Funds from operations | $ | 738,020 | $ | 747,876 | |||||||
| Casualty-related expenses, net of recoveries | 5,849 | 1,186 | |||||||||
| Severance | 506 | — | |||||||||
| Legal costs and settlements | 4,844 | 280 | |||||||||
| Loss on early retirement of debt | 921 | 2,513 | |||||||||
| Expensed transaction, development, and other pursuit costs | 2,203 | 471 | |||||||||
| Advocacy contributions | 1,653 | — | |||||||||
|
Miscellaneous (income)/expense
(1)
|
— | (364) | |||||||||
| Core funds from operations | $ | 753,996 | $ | 751,962 | |||||||
| Less: recurring capitalized expenditures | (106,403) | (97,094) | |||||||||
| Core adjusted funds from operations | $ | 647,593 | $ | 654,868 | |||||||
| Weighted average shares – basic | 108,491 | 108,653 | |||||||||
| Incremental shares issuable from assumed conversion of: | |||||||||||
| Share awards granted | 48 | 21 | |||||||||
| Common units | 1,594 | 1,595 | |||||||||
| Weighted average shares – diluted | 110,133 | 110,269 | |||||||||
(1) For the year ended December 31, 2023, activity relates to proceeds from an earn-out from a previously sold technology investment.
Liquidity and Capital Resources
Financial Condition and Sources of Liquidity
We intend to maintain a strong balance sheet and preserve our financial flexibility, which we believe should enhance our ability to identify and capitalize on investment opportunities as they become available. We intend to maintain what management believes is a conservative capital structure by:
•
extending and sequencing the maturity dates of our debt where practicable;
•
managing interest rate exposure using what management believes to be prudent levels of fixed and floating rate debt;
•
maintaining what management believes to be conservative coverage ratios; and
•
using what management believes to be a prudent combination of debt and equity.
Our interest expense coverage ratio, net of capitalized interest, was approximately 6.9 and 6.8 times for the years ended December 31, 2024 and 2023, respectively. This ratio is a method for calculating the amount of operating cash flows available to cover interest expense and is calculated by dividing interest expense for the period into the sum of property revenues and expenses, non-property income, and other expenses after adding back depreciation, amortization, and interest expense. Approximately 89.9% and 89.8% of our properties were unencumbered at December 31, 2024 and 2023, respectively. Our weighted average maturity of debt was approximately 6.2 years at December 31, 2024.
We also intend to strengthen our capital and liquidity positions by continuing to focus on our core fundamentals, which currently are generating positive cash flows from operations, maintaining appropriate debt levels and leverage ratios, and controlling overhead costs.
Our primary source of liquidity is cash flows generated from operations. Other sources may include one or more of the following: availability under our unsecured revolving credit facility, the use of debt and equity offerings under our automatic shelf registration statement, proceeds from property dispositions, equity issued from our 2023 ATM program, and other
27
unsecured borrowings or secured mortgages. We believe our liquidity and financial condition are sufficient to meet all of our reasonably anticipated cash needs over the next 12 months including:
•
normal recurring operating expenses;
•
current debt service requirements, including scheduled debt maturities;
•
recurring and non-recurring capital expenditures;
•
funding of property developments, repositions, redevelopments, and acquisitions; and
•
the minimum dividend payments required to maintain our REIT qualification under the Code.
Factors which could increase or decrease our future liquidity include but are not limited to volatility in capital and credit markets, changes in rent control or rent stabilization laws, sources of financing, the minimum REIT dividend requirements, our ability to complete asset purchases, sales, or developments, the effect our debt level and changes in credit ratings could have on our cost of funds, and our ability to access capital markets.
Cash Flows
The following is a discussion of our cash flows for the years ended December 31, 2024 and 2023.
Net cash from operating activities was approximately $774.9 million during the year ended December 31, 2024 as compared to approximately $795.0 million during the year ended December 31, 2023. The decrease was primarily due to a decrease in cash from property operations due to the sale of two operating properties in 2023 and one operating property in 2024, and higher real estate tax payments in 2024 as compared to 2023. The decrease was partially offset by the growth attributable to our same store and non-same store communities. See further discussions of our 2024 operations as compared to 2023 in
"Results of Operations."
Net cash used in investing activities during the year ended December 31, 2024 totaled approximately $285.2 million as compared to $127.1 million during the year ended December 31, 2023. Cash outflows during 2024 primarily related to amounts paid for property development and capital improvements of approximately $393.7 million, partially offset by net proceeds from the sale of one operating property of approximately $114.5 million. Cash outflows during 2023 primarily related to the amounts paid for property development and capital improvements of approximately $410.9 million, partially offset by net proceeds from the sale of two operating properties of approximately $290.7 million. The decrease in property development and capital improvements for 2024, as compared to the same period in 2023, was primarily due to lower property development expenditures in 2024 as compared to 2023. The property development and capital improvements during 2024 and 2023, included the following:
| December 31, | ||||||||||||||
| (in millions) | 2024 | 2023 | ||||||||||||
| Expenditures for new development, including land | $ | 163.2 | $ | 179.3 | ||||||||||
| Capital expenditures | 112.2 | 107.1 | ||||||||||||
| Reposition expenditures | 87.9 | 88.2 | ||||||||||||
| Direct real estate taxes and capitalized interest and other indirect costs | 30.4 | 36.3 | ||||||||||||
| Total | $ | 393.7 | $ | 410.9 | ||||||||||
Net cash used in financing activities totaled approximately $725.5 million during the year ended December 31, 2024 as compared to approximately $417.2 million during the year ended December 31, 2023. Cash outflows during 2024 primarily related to the repayment of our $250 million senior unsecured notes in September 2024 and the repayment of our $300 million unsecured term loan and the $250 million senior unsecured notes in January 2024. Cash outflows also related to $451.0 million used for distributions to common shareholders and non-controlling interest holders, and $50.0 million used for common share repurchases. These outflows were partially offset by net proceeds of approximately $396.0 million from the issuance of $400.0 million senior unsecured notes in January 2024, and net proceeds of $178.0 million of borrowings from our unsecured revolving credit facility. Cash outflows during 2023 primarily related to $434.9 million used for distributions to common shareholders and non-controlling interest holders, the repayment of $250 million senior unsecured notes and $187.7 million secured variable rate notes, which includes prepayment penalties and fees, and the net repayment of $42.0 million of borrowings from our unsecured revolving credit facility. These outflows were partially offset by net proceeds of approximately $498.2 million from the issuance of $500.0 million senior unsecured notes in November 2023.
Financial Flexibility
We have a $1.2 billion unsecured revolving credit facility which matures in August 2026, with two options to extend the facility at our election for two consecutive six-month periods and to expand the facility up to three times by up to an additional $500 million upon satisfaction of certain conditions. The interest rate on our unsecured revolving credit facility is based upon,
28
at our option, (a) the daily or the one-, three-, or six- months Secured Overnight Financing Rate ("SOFR") plus, in each case, a spread based on our credit rating, or (b) a base rate equal to the higher of: (i) the Federal Funds Rate plus 0.50%, (ii) Bank of America, N.A.'s price rate, (iii) Term SOFR plus 1.0%, and (iv) 1.0%. Advances under our unsecured revolving credit facility may be priced at the scheduled rates, or we may enter into bid rate loans with participating banks at rates below the scheduled rates. These bid rate loans have terms of 180 days or less and may not exceed the lesser of $600 million or the remaining amount available under our unsecured revolving credit facility. Our unsecured revolving credit facility is subject to customary financial covenants and limitations. We believe we are in compliance with all such financial covenants and limitations as of December 31, 2024 and through the date of this filing.
Our unsecured revolving credit facility provides us with the ability to issue up to $50 million in letters of credit. While our issuance of letters of credit does not increase our borrowings outstanding under our revolving credit facility, it does reduce the amount available. At December 31, 2024, we had outstanding letters of credit totaling $27.5 million, and approximately $1.0 billion available under our unsecured revolving credit facility.
In May 2023, we created the 2023 ATM share offering program through which we can, but have no obligation to, sell common shares and we may also enter into separate forward sale agreements with forward purchasers for an aggregate offering amount of up to $500.0 million, in amounts and at times as we determine, into the existing trading market at current market prices as well as through negotiated transactions. Actual sales from time to time may depend on a variety of factors including, among others, market conditions, the trading price of our common shares, and determinations by management of the appropriate sources of funding for us. We intend to use the proceeds from any sale of our common shares under the 2023 ATM program for general corporate purposes, which may include reducing future borrowings under our unsecured revolving credit facility, the repayment of other indebtedness, the redemption or other repurchase of outstanding debt or equity securities, funding for development activities, and financing for acquisitions. As of the date of this filing, we have not entered into any forward sales agreements and have not sold any shares under the 2023 ATM program.
We currently have an automatic shelf registration statement which allows us to offer, from time to time, common shares, preferred shares, debt securities, or warrants. Our Amended and Restated Declaration of Trust provides we may issue up to 185 million shares of beneficial interest, consisting of 175 million common shares and 10 million preferred shares. At December 31, 2024, we had approximately 106.7 million common shares outstanding, net of treasury shares and shares held in our deferred compensation arrangements, and no preferred shares outstanding.
We believe our ability to access the capital markets is enhanced by our senior unsecured debt ratings by Fitch, Moody's, and Standard and Poor's, which were A- with stable outlook, A3 with stable outlook, and A- with stable outlook, respectively, as of December 31, 2024. We believe our ability to access the capital markets is also enhanced by our ability to borrow on a secured basis from various institutions including banks, Fannie Mae, Freddie Mac, or life insurance companies. However, we may not be able to maintain our current credit ratings and may not be able to borrow on a secured or unsecured basis in the future.
Future Cash Requirements and Contractual Obligations
One of our principal long-term liquidity requirements includes the repayment of maturing debt, including any future borrowings under our unsecured revolving credit facility. As of the date of this filing, we did not have any debt maturing until April 2026. See
Note 8. "Notes Payable,"
in the notes to Consolidated Financial Statements for further discussion of our scheduled maturities.
As of December 31, 2024, we estimate the additional cost to complete the construction of the three projects to be approximately $243.6 million. Of this amount, we expect to incur costs between approximately $135 million and $155 million during 2025 and to incur the remaining costs during 2026 and 2027. Additionally, we expect to incur costs between approximately $100 million and $110 million related to the start of new development activities, between approximately $96 million and $100 million of repositions, redevelopment, repurposes, and revenue enhancing expenditures and between approximately $108 million and $112 million of additional recurring capital expenditures during 2025.
We anticipate meeting our short-term and long-term liquidity requirements through a combination of one or more of the following: cash flows generated from operations, draws on our unsecured revolving credit facility, the use of debt and equity offerings under our automatic shelf registration statement, proceeds from property dispositions, equity issued from our ATM programs, other unsecured borrowings or secured mortgages. We continue to evaluate our portfolio and plan to continue our practice of selective dispositions as market conditions warrant and opportunities arise.
As a REIT, we are subject to a number of organizational and operational requirements, including a requirement to distribute current dividends to our shareholders equal to a minimum of 90% of our annual taxable income. In order to reduce the amount of income taxes, our general policy is to distribute at least 100% of our taxable income. In December 2024, we announced our Board of Trust Managers had declared a quarterly dividend of $1.03 per common share to our common shareholders of record as of December 18, 2024. This dividend was subsequently paid on January 17, 2025, and we paid equivalent amounts per unit to holders of common operating partnership units. When aggregated with previous 2024 dividends,
29
this distribution to common shareholders and holders of the common operating partnership units equates to an annual dividend rate of $4.12 per share or unit for the year ended December 31, 2024.
In the first quarter of 2025, the Company's Board of Trust Managers declared a first quarter dividend of $1.05 per common share to our common shareholders of record as of March 31, 2025. Future dividend payments are paid at the discretion of the Board of Trust Managers and a number of factors are considered, including the Company's past performance and future prospects, which may be deemed relevant by our Board of Trust Managers. Assuming similar dividend distributions for the remainder of 2025, our annualized dividend rate for 2025 would be $4.20.
Critical Accounting Estimates
The preparation of our financial statements in conformity with GAAP requires management to make certain estimates and assumptions. These estimates and assumptions affect the reported amounts of assets and liabilities, the disclosures of contingent assets and liabilities at the balance sheet date, and the amounts of revenues and expenses recognized during the reporting period. These estimates are based on historical experience and other assumptions believed to be reasonable under the circumstances. The following is a discussion of our critical accounting policies. For a discussion of all of our significant accounting policies, see
Note 2. "Summary of Significant Accounting Policies and Recent Accounting Pronouncements,"
to the accompanying consolidated financial statements.
Valuation of Assets
. Long-lived assets are reviewed for impairment annually or whenever events or changes in circumstances indicate the carrying amount of an asset may not be recoverable. Impairment may exist if estimated future undiscounted cash flows associated with long-lived assets are not sufficient to recover the carrying value of such assets. We consider projected future undiscounted cash flows, trends, strategic decisions regarding future development plans, and other factors in our assessment of whether impairment conditions exist. While we believe our estimates of future cash flows are reasonable, different assumptions regarding a number of factors, including market rents, economic conditions, and occupancies, could significantly affect these estimates. When impairment exists, the long-lived asset is adjusted to its fair value. In estimating fair value, management uses appraisals, comparable sales, management estimates, and discounted cash flow calculations which utilize inputs from a marketplace participant’s perspective. During the year ended December 31, 2024, we recorded an impairment of approximately $41.0 million related to three parcels of land.
The value of our properties under development depends on market conditions, including estimates of the project start date, projected construction costs, as well as estimates of demand for multifamily communities. We have reviewed market trends and other marketplace information and have incorporated this information as well as our current outlook into the assumptions we use in our impairment analyses. Due to the judgment and assumptions applied in the impairment analyses, it is possible actual results could differ substantially from those estimated.
We believe the carrying value of our operating real estate assets, properties under development, and land is currently recoverable. However, if market conditions deteriorate or if changes in our development strategy significantly affect any key assumptions used in our fair value estimates, we may need to take material charges in future periods for impairments related to existing assets. Any such material non-cash charges could have an adverse effect on our consolidated financial position and results of operations and therefore could reduce net income.
Item 7A. Quantitative and Qualitative Disclosures About Market Risk
We believe the primary market risk we face is interest rate risk. We seek to mitigate this risk by following established risk management policies, which includes (i) maintaining prudent levels of fixed and floating rate debt; and (ii) extending and sequencing the maturity dates of our debt where practicable. We also periodically use derivative financial instruments, primarily interest rate swaps with major financial institutions, to manage our exposure to interest rate changes on our floating-rate debt and fair value changes on certain fixed-rate debt. We do not utilize derivative financial instruments for trading or speculative purposes. The table below summarizes our debt as of December 31, 2024 and 2023:
| ($ in millions) | December 31, 2024 | December 31, 2023 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Carrying Amount | Estimated fair market value |
Weighted
Average Maturity (in years) |
Weighted
Average Interest Rate |
% Of
Total |
Carrying Amount | Estimated fair market value |
Weighted
Average Maturity (in years) |
Weighted
Average Interest Rate |
% Of
Total |
||||||||||||||||||||||||||||||||||||||||||||||||||
| Fixed rate debt | $ | 2,764.4 | $ | 2,528.6 | 7.2 | 3.7 | % | 79.3 | % | $ | 2,866.9 | $ | 2,651.6 | 6.6 | 3.6 | % | 77.2 | % | |||||||||||||||||||||||||||||||||||||||||
| Variable rate debt | $ | 721.2 | $ | 733.0 | 2.0 | 5.6 | % | 20.7 | % | $ | 848.5 | $ | 864.9 | 2.3 | 6.5 | % | 22.8 | % | |||||||||||||||||||||||||||||||||||||||||
At December 31, 2024 and 2023, we have an interest rate swap with a notional amount of $500.0 million which converted our $500.0 million principal amount of 5.85% fixed rate senior unsecured notes due November 2026 into a floating rate instrument with an interest rate based on a SOFR index. This interest rate swap was designated and qualified as a fair value hedging instrument. The interest rate swap is considered to be effective at achieving offsetting changes in the fair value of the
30
hedged debt and no ineffectiveness is recognized. The mark-to-market of this fair value hedge is recorded as a gain or loss in interest expense and equally offset by the gain or loss of the underlying debt, which also is recorded in interest expense.
Additionally, at December 31, 2024 and 2023, we had unsecured term loans outstanding of approximately $39.9 million and $339.9 million, respectively. At December 31, 2024 we also had $178.0 million of borrowings under our unsecured revolving credit facility. If interest rates on the variable rate debt listed in the table above would have been 100 basis points higher throughout 2024 and 2023, our annual interest costs would have increased by approximately $7.2 million and $8.5 million, respectively.
For fixed rate debt, interest rate changes affect the fair market value but do not impact net income attributable to common shareholders or cash flows. Holding other variables constant, if interest rates would have been 100 basis points higher as of December 31, 2024, the fair value of our fixed rate debt would have decreased by approximately $131.4 million.
Item 8. Financial Statements and Supplementary Data
Our response to this item is included in a separate section at the end of this report beginning on page F-1.
Item 9. Changes in and Disagreements with Accountants on Accounting and Financial Disclosure
None.
Item 9A. Controls and Procedures
Evaluation of Disclosure Controls and Procedures.
We carried out an evaluation, under the supervision and with the participation of our management, including the Chief Executive Officer and Chief Financial Officer, of the effectiveness of our disclosure controls and procedures as of the end of the period covered by this report pursuant to the Exchange Act Rules. Based on the evaluation, the Chief Executive Officer and Chief Financial Officer concluded the disclosure controls and procedures as of the end of the period covered by this report are effective to ensure information required to be disclosed by us in our Exchange Act filings is accurately recorded, processed, summarized, and reported within the periods specified in the Securities and Exchange Commission's rules and forms and is accumulated and communicated to our management, including our Chief Executive Officer and Chief Financial Officer, as appropriate to allow timely decisions regarding required disclosure.
Changes in Internal Controls.
There were no changes in our internal control over financial reporting (identified in connection with the evaluation required by paragraph (d) in Rules 13a-15 and 15d-15 under the Exchange Act) during our most recent fiscal quarter which have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.
31
Management’s Report on Internal Control over Financial Reporting
Our management is responsible for establishing and maintaining adequate internal control over financial reporting. Internal control over financial reporting is defined in Rule 13a-15(f) and 15d-15(f) promulgated under the Securities Exchange Act of 1934 as follows:
A process designed by, or under the supervision of, the Company’s principal executive and principal financial officers, or persons performing similar functions, and effected by the Company's Board of Trust Managers, management, and other personnel, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles and includes those policies and procedures that:
•
Pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the Company;
•
Provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and receipts and expenditures of the Company are being made only in accordance with authorizations of management and Board of Trust Managers of the Company; and
•
Provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the Company’s assets that could have a material effect on the financial statements.
Management assessed the effectiveness of our internal control over financial reporting as of December 31, 2024. In making this assessment, management used the criteria established in
Internal Control — Integrated Framework (2013)
issued by the Committee of Sponsoring Organizations of the Treadway Commission.
Based on our assessment, management concluded our internal control over financial reporting is effective as of December 31, 2024.
Deloitte & Touche LLP, an independent registered public accounting firm, has issued an attestation report regarding the effectiveness of our internal control over financial reporting, which is included herein.
February 20, 2025
32
REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
To the shareholders and the Board of Trust Managers of Camden Property Trust
Opinion on Internal Control over Financial Reporting
We have audited the internal control over financial reporting of Camden Property Trust and subsidiaries (the "Company") as of December 31, 2024, based on criteria established in
Internal Control — Integrated Framework (2013)
issued by the Committee of Sponsoring Organizations of the Treadway Commission (COSO). In our opinion, the Company maintained, in all material respects, effective internal control over financial reporting as of December 31, 2024, based on criteria established in
Internal Control — Integrated Framework (2013)
issued by COSO.
We have also audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States) (PCAOB), the consolidated financial statements as of and for the year ended December 31, 2024, of the Company and our report dated February 20, 2025, expressed an unqualified opinion on those financial statements.
Basis for Opinion
The Company’s management is responsible for maintaining effective internal control over financial reporting and for its assessment of the effectiveness of internal control over financial reporting, included in the accompanying Management’s Report on Internal Control over Financial Reporting. Our responsibility is to express an opinion on the Company’s internal control over financial reporting based on our audit. We are a public accounting firm registered with the PCAOB and are required to be independent with respect to the Company in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB.
We conducted our audit in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether effective internal control over financial reporting was maintained in all material respects. Our audit included obtaining an understanding of internal control over financial reporting, assessing the risk that a material weakness exists, testing and evaluating the design and operating effectiveness of internal control based on the assessed risk, and performing such other procedures as we considered necessary in the circumstances. We believe that our audit provides a reasonable basis for our opinion.
Definition and Limitations of Internal Control over Financial Reporting
A company’s internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles. A company’s internal control over financial reporting includes those policies and procedures that (1) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (2) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and trust managers of the company; and (3) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company’s assets that could have a material effect on the financial statements.
Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.
| /s/ DELOITTE & TOUCHE LLP | ||
| Houston, Texas | ||
| February 20, 2025 | ||
33
Item 9B. Other Information
Item 9C. Changes in and Disagreements With Accountants on Accounting and Financial Disclosure
None.
PART III
Item 10. Directors, Executive Officers, and Corporate Governance
The Company has adopted an Insider Trading and Blackout Policy which governs the purchase, sale, and other dispositions of the Company’s securities that applies to all Company personnel, including trust managers, officers, and employees. The Company also follows procedures for the repurchase of its securities. The policy is designed to promote compliance with insider trading laws, rules, and regulations, and the New York Stock Exchange listing standards. A copy of the Company's Insider Trading Blackout Policy is filed as
Exhibit 19.1
to this Annual Report on Form 10-K.
The remaining information required by this Item 10 is incorporated by reference from our Proxy Statement, which we expect to file on or about March 25, 2025 in connection with the Annual Meeting of Shareholders to be held on or about May 9, 2025.
Item 11. Executive Compensation
Information with respect to this Item 11 is incorporated by reference from our Proxy Statement, which we expect to file on or about March 25, 2025 in connection with the Annual Meeting of Shareholders to be held on or about May 9, 2025.
Item 12. Security Ownership of Certain Beneficial Owners and Management and Related Shareholder Matters
Information with respect to this Item 12 is incorporated by reference from our Proxy Statement, which we expect to file on or about March 25, 2025 in connection with the Annual Meeting of Shareholders to be held on or about May 9, 2025.
Item 13. Certain Relationships and Related Transactions, and Director Independence
Information with respect to this Item 13 is incorporated by reference from our Proxy Statement, which we expect to file on or about March 25, 2025 in connection with the Annual Meeting of Shareholders to be held on or about May 9, 2025.
Item 14. Principal Accountant Fees and Services
Information with respect to this Item 14 is incorporated by reference from our Proxy Statement, which we expect to file on or about March 25, 2025 in connection with the Annual Meeting of Shareholders to be held on or about May 9, 2025.
PART IV
Item 15. Exhibits and Financial Statement Schedules
The following documents are filed as part of this report:
34
| (1) Financial Statements: | |||||||||||
|
|
PCAOB ID No. |
|
F-1 | ||||||||
| F-3 | |||||||||||
| F-4 | |||||||||||
| F-6 | |||||||||||
| F-8 | |||||||||||
| F-10 | |||||||||||
| (2) Financial Statement Schedules: | |||||||||||
| S-1 | |||||||||||
| S-8 | |||||||||||
All other schedules have been omitted since the required information is presented in the financial statements and the related notes or is not applicable.
35
(3) Index to Exhibits:
The following exhibits are filed as part of or incorporated by reference into this report:
| Exhibit No. | Description |
Filed Herewith or Incorporated Herein by Reference
(1)
|
||||||||||||
| 3.1 |
Amended and Restated Declaration of Trust of Camden Property Trust
(2)
|
Exhibit 3.1 to Form 10-K for the year ended December 31, 1993 - Rule 311-P | ||||||||||||
| Amendment to the Amended and Restated Declaration of Trust of Camden Property Trust | Exhibit 3.1 to Form 10-Q for the quarter ended June 30, 1997 | |||||||||||||
| Amendment to the Amended and Restated Declaration of Trust of Camden Property Trust | Exhibit 3.1 to Form 8-K filed on May 14, 2012 | |||||||||||||
| Sixth Amended and Restated Bylaws of Camden Property Trust | Exhibit 3.1 to Form 8-K filed on February 23, 2023 | |||||||||||||
| First Amendment to the Sixth Amended and Restated Bylaws of Camden Property Trust | Exhibit 3.1 to Form 8-K filed on April 27, 2023 | |||||||||||||
| 4.1 |
Specimen certificate for Common Shares of Beneficial Interest
(2)
|
Form S-11 filed on September 15, 1993 (Registration No. 33-68736) - Rule 311-P | ||||||||||||
| Indenture for Senior Debt Securities dated as of February 11, 2003 between Camden Property Trust and U. S. Bank National Association, as successor to SunTrust Bank, as Trustee | Exhibit 4.1 to Form S-3 filed on February 12, 2003 (Registration No. 333-103119) | |||||||||||||
| First Supplemental Indenture dated as of May 4, 2007 between the Company and U.S. Bank National Association, as successor to SunTrust Bank, as Trustee | Exhibit 4.2 to Form 8-K filed on May 7, 2007 | |||||||||||||
| Second Supplemental Indenture dated as of June 3, 2011 between the Company and U.S. Bank National Association, as successor to SunTrust Bank, as Trustee | Exhibit 4.3 to Form 8-K filed on June 3, 2011 | |||||||||||||
| Third Supplemental Indenture dated as of October 4, 2018 between the Company and U.S. Bank National Association, as successor to SunTrust Bank, as Trustee | Exhibit 4.4 to Form 8-K filed on October 4, 2018 | |||||||||||||
| Registration Rights Agreement dated as of February 28, 2005 between Camden Property Trust and the holders named therein | Form S-4 filed on November 24, 2004 (Registration No. 333-120733) | |||||||||||||
| Form of Camden Property Trust 4.100% Note due 2028 | Exhibit 4.5 to Form 8-K filed on October 4, 2018 | |||||||||||||
| Form of Camden Property Trust 3.150% Note due 2029 | Exhibit 4.5 to Form 8-K filed on June 17, 2019 | |||||||||||||
| Form of Camden Property Trust 3.350% Note due 2049 | Exhibit 4.5 to Form 8-K filed on October 7, 2019 | |||||||||||||
| Form of Camden Property Trust 2.800% Note due 2030 | Exhibit 4.5 to Form 8-K filed on April 21, 2020 | |||||||||||||
| Form of Camden Property Trust 2.800% Note due 2030 | Exhibit 4.6 to Form 8-K filed on April 21, 2020 | |||||||||||||
| Form of Camden Property Trust 5.850% Note due 2026 | Exhibit 4.5 to Form 8-K filed on November 3, 2023 | |||||||||||||
| Form of Camden Property Trust 4.900% Note due 2034 | Exhibit 4.5 to Form 8-K filed on January 5, 2024 | |||||||||||||
| Description of the Registrant's Securities Registered Pursuant to Section 12 of the Securities Exchange Act of 1934 | Exhibit 4.14 to Form 10-K/A filed on March 6, 2020 | |||||||||||||
| 10.1 |
Form of Indemnification Agreement between Camden Property Trust and certain of its trust managers and executive officers
(2)
|
Form S-11 filed on July 9, 1993 (Registration No. 33-63588) - Rule 311-P | ||||||||||||
| Second Amended and Restated Employment Agreement dated July 11, 2003 between Camden Property Trust and Richard J. Campo | Exhibit 10.1 to Form 10-Q for the quarter ended June 30, 2003 | |||||||||||||
| Second Amended and Restated Employment Agreement dated July 11, 2003 between Camden Property Trust and D. Keith Oden | Exhibit 10.2 to Form 10-Q for the quarter ended June 30, 2003 | |||||||||||||
36
| Exhibit No. | Description |
Filed Herewith or Incorporated Herein by Reference
(1)
|
||||||||||||
| Form of First Amendment to Second Amended and Restated Employment Agreements, effective as of January 1, 2008, between Camden Property Trust and each of Richard J. Campo and D. Keith Oden | Exhibit 99.1 to Form 8-K filed on November 30, 2007 | |||||||||||||
| Second Amendment to Second Amended and Restated Employment Agreement, dated as of March 14, 2008, between Camden Property Trust and D. Keith Oden | Exhibit 99.1 to Form 8-K filed on March 18, 2008 | |||||||||||||
| Form of Employment Agreement by and between Camden Property Trust and certain senior executive officers | Exhibit 10.13 to Form 10-K for the year ended December 31, 1996 | |||||||||||||
|
Second Amended and Restated Camden Property Trust Key Employee Share Option Plan (KEYSOP
™
), effective as of January 1, 2008
|
Exhibit 99.5 to Form 8-K filed on November 30, 2007 | |||||||||||||
| Amendment No. 1 to Second Amended and Restated Camden Property Trust Key Employee Share Option Plan, effective as of January 1, 2008 | Exhibit 99.1 to Form 8-K filed on December 8, 2008 | |||||||||||||
| Form of Amended and Restated Master Exchange Agreement between Camden Property Trust and certain trust managers | Exhibit 10.7 to Form 10-K for the year ended December 31, 2003 | |||||||||||||
| Form of Amended and Restated Master Exchange Agreement between Camden Property Trust and certain key employees | Exhibit 10.8 to Form 10-K for the year ended December 31, 2003 | |||||||||||||
| Form of Amended and Restated Master Exchange Agreement between Camden Property Trust and certain key employees | Exhibit 10.9 to Form 10-K for the year ended December 31, 2003 | |||||||||||||
| Form of Master Exchange Agreement between Camden Property Trust and certain trust managers | Exhibit 10.10 to Form 10-K for the year ended December 31, 2003 | |||||||||||||
| Form of Amendment No. 1 to Amended and Restated Master Exchange Agreement (Trust Managers) effective November 27, 2007 | Exhibit 10.1 to Form 10-Q filed on July 30, 2010 | |||||||||||||
| Form of Amendment No. 1 to Amended and Restated Master Exchange Agreement (Key Employees) effective November 27, 2007 | Exhibit 10.2 to Form 10-Q filed on July 30, 2010 | |||||||||||||
| Form of Third Amended and Restated Agreement of Limited Partnership of Camden Operating, L.P. | Exhibit 10.1 to Form S-4 filed on February 26, 1997 (Registration No. 333-22411) | |||||||||||||
| First Amendment to Third Amended and Restated Agreement of Limited Partnership of Camden Operating, L.P., dated as of February 23, 1999 | Exhibit 99.2 to Form 8-K filed on March 10, 1999 | |||||||||||||
| Form of Second Amendment to Third Amended and Restated Agreement of Limited Partnership of Camden Operating, L.P., dated as of August 13, 1999 | Exhibit 10.15 to Form 10-K for the year ended December 31, 1999 | |||||||||||||
| Form of Third Amendment to Third Amended and Restated Agreement of Limited Partnership of Camden Operating, L.P., dated as of September 7, 1999 | Exhibit 10.16 to Form 10-K for the year ended December 31, 1999 | |||||||||||||
| Form of Fourth Amendment to Third Amended and Restated Agreement of Limited Partnership of Camden Operating, L.P., dated as of January 7, 2000 | Exhibit 10.17 to Form 10-K for the year ended December 31, 1999 | |||||||||||||
| Form of Amendment to Third Amended and Restated Agreement of Limited Partnership of Camden Operating, L.P., dated as of December 1, 2003 | Exhibit 10.19 to Form 10-K for the year ended December 31, 2003 | |||||||||||||
| Amended and Restated 1993 Share Incentive Plan of Camden Property Trust | Exhibit 10.18 to Form 10-K for the year ended December 31, 1999 | |||||||||||||
37
| Exhibit No. | Description |
Filed Herewith or Incorporated Herein by Reference
(1)
|
||||||||||||
| Amended and Restated Camden Property Trust 1999 Employee Share Purchase Plan | Exhibit 10.1 to Form 10-Q for the quarter ended June 30, 2014 | |||||||||||||
| Amended and Restated 2002 Share Incentive Plan of Camden Property Trust | Exhibit 10.1 to Form 10-Q for the quarter ended March 31, 2002 | |||||||||||||
| Camden Property Trust 2018 Employee Share Purchase Plan | Exhibit 99.2 to Form 8-K filed on May 17, 2018 | |||||||||||||
| Amendment to Amended and Restated 2002 Share Incentive Plan of Camden Property Trust | Exhibit 99.1 to Form 8-K filed on May 4, 2006 | |||||||||||||
| Amendment to Amended and Restated 2002 Share Incentive Plan of Camden Property Trust, effective as of January 1, 2008 | Exhibit 99.1 to Form 8-K filed on July 29, 2008 | |||||||||||||
| Camden Property Trust 2011 Share Incentive Plan, effective as of May 11, 2011 | Exhibit 99.1 to Form 8-K filed on May 12, 2011 | |||||||||||||
| Amendment No. 1 to 2011 Share Incentive Plan of Camden Property Trust, dated as of July 31, 2012 | Exhibit 99.1 to Form 8-K filed on August 6, 2012 | |||||||||||||
| Amendment No. 2 to the 2011 Share Incentive Plan of Camden Property Trust, dated as of July 30, 2013 | Exhibit 99.1 to Form 8-K filed on August 5, 2013 | |||||||||||||
| Amendment No. 3 to the 2011 Share Incentive Plan of Camden Property Trust, dated as of October 28, 2015 | Exhibit 99.1 to Form 8-K filed on October 29, 2015 | |||||||||||||
| Camden Property Trust 2018 Share Incentive Plan, effective as of May 17, 2018 | Exhibit 99.1 to Form 8-K filed on May 17, 2018 | |||||||||||||
| Camden Property Trust Short Term Incentive Plan | Exhibit 10.2 to Form 10-Q for the quarter ended March 31, 2002 | |||||||||||||
| Second Amended and Restated Camden Property Trust Non-Qualified Deferred Compensation Plan | Exhibit 99.1 to Form 8-K filed on February 21, 2014 | |||||||||||||
| Amended and Restated Camden Property Trust Non-Qualified Deferred Compensation Plan | Exhibit 10.35 to Form 10-K filed on February 15, 2019 | |||||||||||||
| Form of Second Amended and Restated Agreement of Limited Partnership of Camden Summit Partnership, L.P. among Camden Summit, Inc., as general partner, and the persons whose names are set forth on Exhibit A thereto | Exhibit 10.5 to Form S-4 filed on November 24, 2004 (Registration No. 333-120733) | |||||||||||||
| Interest Purchase Agreement, dated as of March 17, 2022, among Teacher Retirement System of Texas, Camden Property Trust and Camden Multifamily Value Add Fund GP LLC relating to Camden Multifamily Value Add Fund, L.P. | Exhibit 2.1 to Form 8-K filed on March 18, 2022 | |||||||||||||
| Interest Purchase Agreement, dated as of March 17, 2022, among Teacher Retirement System of Texas, Camden Property Trust and Camden Multifamily Value Add Fund GP LLC relating to Camden Multifamily Co-Investment Fund, L.P. | Exhibit 2.2 to Form 8-K filed on March 18, 2022 | |||||||||||||
| Distribution Agency Agreement, dated May 22, 2023, among Camden Property Trust, Deutsche Bank Securities Inc. and Deutsche Bank AG, London Branch | Exhibit 1.1 to Form 8-K filed on May 22, 2023 | |||||||||||||
| Distribution Agency Agreement, dated May 22, 2023, among Camden Property Trust, Scotia Capital (USA) Inc. and The Bank of Nova Scotia | Exhibit 1.2 to Form 8-K filed on May 22, 2023 | |||||||||||||
| Distribution Agency Agreement, dated May 22, 2023, among Camden Property Trust, Truist Securities, Inc. and Truist Bank | Exhibit 1.3 to Form 8-K filed on May 22, 2023 | |||||||||||||
38
| Exhibit No. | Description |
Filed Herewith or Incorporated Herein by Reference
(1)
|
||||||||||||
| Distribution Agency Agreement, dated May 22, 2023, among Camden Property Trust, Wells Fargo Securities, LLC and Wells Fargo Bank, National Association | Exhibit 1.4 to Form 8-K filed on May 22, 2023 | |||||||||||||
| Fourth Amended and Restated Credit Agreement, dated August 31, 2022, among Camden Property Trust, as the Borrower, Bank of America, N.A., as Administrative Agent, JPMorgan Chase Bank, N.A., PNC Bank, National Association, Regions Bank, Truist Bank, and U.S. Bank National Association, as Syndication Agents, BMO Harris Bank, N.A., Mizuho Bank, Ltd., TD Bank, N.A., and The Bank of Nova Scotia, as Documentation Agents, and the other lenders party thereto, BofA Securities, Inc., JPMorgan Chase Bank N.A., PNC Capital Markets LLC, Regions Capital Markets, Truist Securities Inc., and U.S. Bank National Association, as Joint Lead Arrangers, BofA Securities, Inc., and JPMorgan Chase Bank N.A., as Joint Bookrunners | Exhibit 99.1 to Form 8-K filed on September 1, 2022 | |||||||||||||
| Employment Letter Agreement dated April 17, 2024 between Camden Property Trust and Alexander J. Jessett | Exhibit 10.1 to Form 10-Q for the quarter ended March 31, 2024 | |||||||||||||
| Employment Letter Agreement dated April 17, 2024 between Camden Property Trust and D. Keith Oden | Exhibit 10.2 to Form 10-Q for the quarter ended March 31, 2024 | |||||||||||||
| Separation and Release Agreement, dated as of October 1, 2024, between Camden Property Trust and William W. Sengelmann | Exhibit 99.1 to Form 8-K filed on October 1, 2024 | |||||||||||||
| Camden Property Trust Insider Trading Blackout Policy, effective as of 10/25/2023 | Filed Herewith | |||||||||||||
| List of Significant Subsidiaries | Filed Herewith | |||||||||||||
| Consent of Deloitte & Touche LLP | Filed Herewith | |||||||||||||
| Powers of Attorney for Javier E. Benito, Heather J. Brunner, Mark D. Gibson, Scott S. Ingraham, Renu Khator, Frances Aldrich Sevilla-Sacasa, Steven A. Webster, and Kelvin R. Westbrook | Filed Herewith | |||||||||||||
| Certification of Chief Executive Officer pursuant to Rule 13a-14(a) of the Securities Exchange Act | Filed Herewith | |||||||||||||
| Certification of Chief Financial Officer pursuant to Rule 13a-14(a) of the Securities Exchange Act | Filed Herewith | |||||||||||||
| Certification pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 | Filed Herewith | |||||||||||||
|
Policy relating to recovery of erroneously awarded compensation
|
Exhibit 97.1 to Form 10-K filed on February 22, 2024 | |||||||||||||
| 101.INS | XBRL Instance Document | XBRL Instance Document - The instance document does not appear in the interactive data file because its XBRL tags are embedded within the Inline XBRL document | ||||||||||||
| 101.SCH | XBRL Taxonomy Extension Schema Document | Filed Herewith | ||||||||||||
| 101.CAL | XBRL Taxonomy Extension Calculation Linkbase Document | Filed Herewith | ||||||||||||
| 101.DEF | XBRL Taxonomy Extension Definition Linkbase Document | Filed Herewith | ||||||||||||
| 101.LAB | XBRL Taxonomy Extension Label Linkbase Document | Filed Herewith | ||||||||||||
| 101.PRE | XBRL Taxonomy Extension Presentation Linkbase Document | Filed Herewith | ||||||||||||
39
| Exhibit No. | Description |
Filed Herewith or Incorporated Herein by Reference
(1)
|
||||||||||||
| 104 | Cover Page Interactive Data File (formatted as Inline XBRL and contained in Exhibit 101) | Filed Herewith | ||||||||||||
(1)
Unless otherwise indicated, all references to reports or registration statements are to reports or registration statements filed by Camden Property Trust (File No. 1-12110).
(2)
Pursuant to SEC Release No. 33-10322 and Rule 311 of Regulation S-T, this exhibit was filed in paper before the mandated electronic filing.
Item 16. Form 10-K Summary
None.
40
SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, Camden Property Trust has duly caused this Report to be signed on its behalf by the undersigned thereunto duly authorized.
| February 20, 2025 | CAMDEN PROPERTY TRUST | |||||||||||||||||||
| By: | /s/ Michael P. Gallagher | |||||||||||||||||||
| Michael P. Gallagher | ||||||||||||||||||||
| Senior Vice President — Chief Accounting Officer | ||||||||||||||||||||
41
Pursuant to the requirements of the Securities Exchange Act of 1934, this Report has been signed below by the following persons on behalf of Camden Property Trust and in the capacities and on the dates indicated.
| Name | Title | Date | ||||||||||||
| /s/ Richard J. Campo | Chairman of the Board of Trust | February 20, 2025 | ||||||||||||
| Richard J. Campo |
Managers and Chief Executive
Officer (Principal Executive Officer) |
|||||||||||||
| /s/ D. Keith Oden | Executive Vice Chairman of the Board of Trust | February 20, 2025 | ||||||||||||
| D. Keith Oden | Managers | |||||||||||||
| /s/ Alexander J. Jessett | President and Chief Financial Officer | February 20, 2025 | ||||||||||||
| Alexander J. Jessett | and Assistant Secretary (Principal Financial Officer) | |||||||||||||
| /s/ Michael P. Gallagher | Senior Vice President - Chief Accounting | February 20, 2025 | ||||||||||||
| Michael P. Gallagher |
Officer (Principal Accounting
Officer) |
|||||||||||||
| * | ||||||||||||||
| Javier E. Benito | Trust Manager | February 20, 2025 | ||||||||||||
| * | ||||||||||||||
| Heather J. Brunner | Trust Manager | February 20, 2025 | ||||||||||||
| * | ||||||||||||||
| Mark D. Gibson | Trust Manager | February 20, 2025 | ||||||||||||
| * | ||||||||||||||
| Scott S. Ingraham | Trust Manager | February 20, 2025 | ||||||||||||
| * | ||||||||||||||
| Renu Khator | Trust Manager | February 20, 2025 | ||||||||||||
| * | ||||||||||||||
| Frances Aldrich Sevilla-Sacasa | Trust Manager | February 20, 2025 | ||||||||||||
| * | ||||||||||||||
| Steven A. Webster | Trust Manager | February 20, 2025 | ||||||||||||
| * | ||||||||||||||
| Kelvin R. Westbrook | Trust Manager | February 20, 2025 | ||||||||||||
| *By: /s/ Alexander J. Jessett | ||||||||||||||
|
Alexander J. Jessett
Attorney-in-fact
|
||||||||||||||
42
REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
To the shareholders and the Board of Trust Managers of Camden Property Trust
Opinion on the Financial Statements
We have audited the accompanying consolidated balance sheets of Camden Property Trust and subsidiaries (the "Company") as of December 31, 2024 and 2023, the related consolidated statements of income and comprehensive income, equity, and cash flows, for each of the three years in the period ended December 31, 2024, and the related notes and the schedules listed in the Index at Item 15 (collectively referred to as the "financial statements"). In our opinion, the financial statements present fairly, in all material respects, the financial position of the Company as of December 31, 2024 and 2023, and the results of its operations and its cash flows for each of the three years in the period ended December 31, 2024, in conformity with accounting principles generally accepted in the United States of America.
We have also audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States) (PCAOB), the Company's internal control over financial reporting as of December 31, 2024, based on criteria established in
Internal Control — Integrated Framework (2013)
issued by the Committee of Sponsoring Organizations of the Treadway Commission and our report dated February 20, 2025, expressed an unqualified opinion on the Company's internal control over financial reporting.
Basis for Opinion
These financial statements are the responsibility of the Company's management. Our responsibility is to express an opinion on the Company's financial statements based on our audits. We are a public accounting firm registered with the PCAOB and are required to be independent with respect to the Company in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB.
We conducted our audits in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement, whether due to error or fraud. Our audits included performing procedures to assess the risks of material misstatement of the financial statements, whether due to error or fraud, and performing procedures that respond to those risks. Such procedures included examining, on a test basis, evidence regarding the amounts and disclosures in the financial statements. Our audits also included evaluating the accounting principles used and significant estimates made by management, as well as evaluating the overall presentation of the financial statements. We believe that our audits provide a reasonable basis for our opinion.
Critical Audit Matter
The critical audit matter communicated below is a matter arising from the current-period audit of the financial statements that was communicated or required to be communicated to the audit committee and that (1) relates to accounts or disclosures that are material to the financial statements and (2) involved our especially challenging, subjective, or complex judgments. The communication of critical audit matters does not alter in any way our opinion on the financial statements, taken as a whole, and we are not, by communicating the critical audit matter below, providing a separate opinion on the critical audit matter or on the accounts or disclosures to which it relates.
Asset Impairment — Determination of Impairment Indicators and Impairment of Properties Under Development and Land – Refer to Notes 2 , 7, and 11 to the financial statements
Critical Audit Matter Description
The Company’s evaluation of properties under development and land for impairment involves an initial assessment of each property to determine whether events or changes in circumstances indicate that the carrying amount of properties under development and land may not be recoverable. Possible indicators of impairment may include events or changes in circumstances affecting deterioration of market conditions or changes in the Company’s development strategy that may significantly affect key assumptions used including estimates of start date, projected construction costs, and demand for multifamily communities. When impairment exists, the property under development is adjusted to its fair value utilizing appraisals, comparable sales, management estimates, and discounted cash flow calculations which utilize inputs from a marketplace participant's perspective. For those properties under development where indications of impairment have been identified related to land, fair value is determined utilizing comparable sales.
F-1
The Company makes significant assumptions to evaluate the properties under development and land for possible indications of impairment. Changes in these assumptions could have a significant impact on the properties under development identified for further analysis. As of December 31, 2024, the Company’s properties under development and land had an aggregate carrying value of approximately $401.5 million, and approximately $41.0 million of impairment loss has been recognized for the year ended December 31, 2024.
We identified the determination of impairment indicators and the impairment of properties under development and land as a critical audit matter because of (1) the significant assumptions management makes when determining whether events or changes in circumstances have occurred indicating that the carrying amount of properties under development and land may not be recoverable and (2) the significant estimates and assumptions management makes to determine fair value for those assets with impairment indicators. This required a high degree of auditor judgment and an increased extent of effort, including the need to involve our fair value specialists, when performing audit procedures to evaluate (1) whether management appropriately identified impairment indicators and (2) the reasonableness of management’s fair value determination.
How the Critical Audit Matter Was Addressed in the Audit
Our audit procedures related to the evaluation of properties under development and land for possible indicators of impairment and the determination of fair value for those assets with impairment indicators included the following, among others:
•
We tested the effectiveness of controls over management’s identification of possible circumstances that may indicate that carrying amount of properties under development and land may not be recoverable, including controls over management’s estimates of projected occupancy and market rent, projected construction costs, estimates of demand for multifamily communities, other market and economic assumptions, as well as controls over management’s fair value determination for assets with impairment indicators.
•
We evaluated the Company’s assessment of impairment indicators by:
◦
Developing an independent expectation of impairment indicators and comparing such expectation to those included in the impairment analysis.
◦
Comparing projected net operating income growth, occupancy rate, and capitalization rate for each property under development to market averages from third party market reports and to the Company’s historical financial performance for operating properties in the same or nearby markets.
◦
Analyzing period over period changes in projected construction costs for each property under development and land to evaluate any accumulation of costs significantly in excess of the amount originally expected.
◦
Comparing management’s projected costs, construction completion date, and stabilized net operating income for recently completed properties under development to actual results.
◦
Discussing with management and reading minutes for Board of Trust Managers and Investment Committee meetings to assess if there were any significant adverse changes in legal factors or in the business climate that could affect management’s plans for properties under development and land, including if it is more likely than not that any property under development and land will be sold, not developed, or otherwise disposed of significantly before the end of its previously estimated useful life.
•
We evaluated the Company’s determination of fair value by performing the following:
◦
With the assistance of our fair value specialists, we evaluated the reasonableness of the (1) valuation methodology; (2) significant assumptions made; and (3) mathematical accuracy of the calculation by developing a range of independent estimates and comparing our estimates to those used by management.
•
We performed a search for contradictory evidence by reading third party market reports to evaluate management’s analysis to identify any significant changes in economic factors, industry factors, or other events that may result in an impairment indicator.
/s/
DELOITTE & TOUCHE LLP
February 20, 2025
We have served as the Company's auditor since 1993.
F-2
CAMDEN PROPERTY TRUST
CONSOLIDATED BALANCE SHEETS
| December 31, | |||||||||||
| (in thousands, except share amounts) | 2024 | 2023 | |||||||||
| Assets | |||||||||||
| Real estate assets, at cost | |||||||||||
| Land | $ |
|
$ |
|
|||||||
| Buildings and improvements |
|
|
|||||||||
| $ |
|
$ |
|
||||||||
| Accumulated depreciation |
(
|
(
|
|||||||||
| Net operating real estate assets | $ |
|
$ |
|
|||||||
| Properties under development and land |
|
|
|||||||||
| Total real estate assets | $ |
|
$ |
|
|||||||
| Accounts receivable – affiliates |
|
|
|||||||||
| Other assets, net |
|
|
|||||||||
| Cash and cash equivalents |
|
|
|||||||||
| Restricted cash |
|
|
|||||||||
| Total assets | $ |
|
$ |
|
|||||||
| Liabilities and equity | |||||||||||
| Liabilities | |||||||||||
| Notes payable | |||||||||||
| Unsecured | $ |
|
$ |
|
|||||||
| Secured |
|
|
|||||||||
| Accounts payable and accrued expenses |
|
|
|||||||||
| Accrued real estate taxes |
|
|
|||||||||
| Distributions payable |
|
|
|||||||||
| Other liabilities |
|
|
|||||||||
| Total liabilities | $ |
|
$ |
|
|||||||
|
|
|
||||||||||
| Equity | |||||||||||
|
Common shares of beneficial interest; $
|
|
|
|||||||||
| Additional paid-in capital |
|
|
|||||||||
| Distributions in excess of net income attributable to common shareholders |
(
|
(
|
|||||||||
|
Treasury shares, at cost (
|
(
|
(
|
|||||||||
| Accumulated other comprehensive income (loss) |
|
(
|
|||||||||
| Total common equity | $ |
|
$ |
|
|||||||
| Non-controlling interests |
|
|
|||||||||
| Total equity | $ |
|
$ |
|
|||||||
| Total liabilities and equity | $ |
|
$ |
|
|||||||
See Notes to Consolidated Financial Statements.
F-3
CAMDEN PROPERTY TRUST
CONSOLIDATED STATEMENTS OF INCOME AND COMPREHENSIVE INCOME
| Year Ended December 31, | |||||||||||||||||
| (in thousands, except per share amounts) | 2024 | 2023 | 2022 | ||||||||||||||
| Property revenues | $ |
|
$ |
|
$ |
|
|||||||||||
| Property expenses | |||||||||||||||||
| Property operating and maintenance | $ |
|
$ |
|
$ |
|
|||||||||||
| Real estate taxes |
|
|
|
||||||||||||||
| Total property expenses | $ |
|
$ |
|
$ |
|
|||||||||||
| Non-property income | |||||||||||||||||
| Fee and asset management | $ |
|
$ |
|
$ |
|
|||||||||||
| Interest and other income |
|
|
|
||||||||||||||
| Income/(loss) on deferred compensation plans |
|
|
(
|
||||||||||||||
| Total non-property income/(loss) | $ |
|
$ |
|
$ |
(
|
|||||||||||
| Other expenses | |||||||||||||||||
| Property management | $ |
|
$ |
|
$ |
|
|||||||||||
| Fee and asset management |
|
|
|
||||||||||||||
| General and administrative |
|
|
|
||||||||||||||
| Interest |
|
|
|
||||||||||||||
| Depreciation and amortization |
|
|
|
||||||||||||||
| Expense/(benefit) on deferred compensation plans |
|
|
(
|
||||||||||||||
| Total other expenses | $ |
|
$ |
|
$ |
|
|||||||||||
| Impairment associated with land development activities |
(
|
|
|
||||||||||||||
| Loss on early retirement of debt |
(
|
(
|
|
||||||||||||||
| Gain on sale of operating properties |
|
|
|
||||||||||||||
| Gain on acquisition of unconsolidated joint venture interests | — | — |
|
||||||||||||||
| Equity in income of joint ventures |
|
|
|
||||||||||||||
| Income from continuing operations before income taxes | $ |
|
$ |
|
$ |
|
|||||||||||
| Income tax expense |
(
|
(
|
(
|
||||||||||||||
| Net income | $ |
|
$ |
|
$ |
|
|||||||||||
| Net income allocated to non-controlling interests |
(
|
(
|
(
|
||||||||||||||
| Net income attributable to common shareholders | $ |
|
$ |
|
$ |
|
|||||||||||
| Total earnings per common share – basic |
|
|
|
||||||||||||||
| Total earnings per common share – diluted |
|
|
|
||||||||||||||
| Weighted average number of common shares outstanding – basic |
|
|
|
||||||||||||||
| Weighted average number of common shares outstanding – diluted |
|
|
|
||||||||||||||
| Consolidated Statements of Comprehensive Income | |||||||||||||||||
| Net income | $ |
|
$ |
|
$ |
|
|||||||||||
| Other comprehensive income | |||||||||||||||||
| Unrealized gain/(loss) on cash flow hedging activities |
|
(
|
|
||||||||||||||
| Unrealized gain/(loss) and unamortized prior service cost on post retirement obligation |
(
|
(
|
|
||||||||||||||
| Reclassification of net loss on cash flow hedging activities, prior service cost and net loss on post retirement obligation |
|
|
|
||||||||||||||
| Comprehensive income | $ |
|
$ |
|
$ |
|
|||||||||||
| Net income allocated to non-controlling interests |
(
|
(
|
(
|
||||||||||||||
| Comprehensive income attributable to common shareholders | $ |
|
$ |
|
$ |
|
|||||||||||
See Notes to Consolidated Financial Statements.
F-4
CAMDEN PROPERTY TRUST
CONSOLIDATED STATEMENTS OF EQUITY
| Common Shareholders | |||||||||||||||||||||||||||||||||||||||||
| (in thousands, except share data) |
Common
shares of beneficial interest |
Additional
paid-in capital |
Distributions
in excess of net income attributable to common shareholders |
Treasury
shares, at cost |
Accumulated
other comprehensive income (loss) |
Non-controlling
interests |
Total
equity |
||||||||||||||||||||||||||||||||||
| Equity, December 31, 2021 | $ |
|
$ |
|
$ |
(
|
$ |
(
|
$ |
(
|
$ |
|
$ |
|
|||||||||||||||||||||||||||
| Net income |
|
|
|
||||||||||||||||||||||||||||||||||||||
| Other comprehensive income |
|
|
|||||||||||||||||||||||||||||||||||||||
| Common shares issued (3,059 shares) |
|
|
|
||||||||||||||||||||||||||||||||||||||
| Net share awards |
|
|
|
||||||||||||||||||||||||||||||||||||||
| Employee share purchase plan |
|
|
|
||||||||||||||||||||||||||||||||||||||
| Conversion of operating partnership units (7 shares) |
|
(
|
|
||||||||||||||||||||||||||||||||||||||
| Cash distributions declared to equity holders ($3.76 per share) |
(
|
(
|
(
|
||||||||||||||||||||||||||||||||||||||
|
Other
|
(
|
(
|
(
|
||||||||||||||||||||||||||||||||||||||
| Equity, December 31, 2022 | $ |
|
$ |
|
$ |
(
|
$ |
(
|
$ |
(
|
$ |
|
$ |
|
|||||||||||||||||||||||||||
| Net income |
|
|
|
||||||||||||||||||||||||||||||||||||||
| Other comprehensive income |
|
|
|||||||||||||||||||||||||||||||||||||||
| Net share awards |
|
|
|
||||||||||||||||||||||||||||||||||||||
| Employee share purchase plan |
|
|
|
||||||||||||||||||||||||||||||||||||||
| Conversion/redemption of operating partnership units (3 shares) |
|
(
|
(
|
||||||||||||||||||||||||||||||||||||||
| Cash distributions declared to equity holders ($4.00 per share) |
(
|
(
|
(
|
||||||||||||||||||||||||||||||||||||||
|
Other
|
(
|
(
|
|||||||||||||||||||||||||||||||||||||||
| Equity, December 31, 2023 | $ |
|
$ |
|
$ |
(
|
$ |
(
|
$ |
(
|
$ |
|
$ |
|
|||||||||||||||||||||||||||
See Notes to Consolidated Financial Statements.
F-5
CAMDEN PROPERTY TRUST
CONSOLIDATED STATEMENTS OF EQUITY (Continued)
| Common Shareholders | |||||||||||||||||||||||||||||||||||||||||
| (in thousands, except share data) |
Common
shares of beneficial interest |
Additional
paid-in capital |
Distributions
in excess of net income attributable to common shareholders |
Treasury
shares, at cost |
Accumulated
other comprehensive income (loss) |
Non-controlling
interests |
Total
equity |
||||||||||||||||||||||||||||||||||
| Equity, December 31, 2023 | $ |
|
$ |
|
$ |
(
|
$ |
(
|
$ |
(
|
$ |
|
$ |
|
|||||||||||||||||||||||||||
| Net income |
|
|
|
||||||||||||||||||||||||||||||||||||||
| Other comprehensive income |
|
|
|||||||||||||||||||||||||||||||||||||||
| Net share awards |
|
|
|
||||||||||||||||||||||||||||||||||||||
| Employee share purchase plan |
|
|
|
||||||||||||||||||||||||||||||||||||||
| Common shares repurchased |
(
|
(
|
|||||||||||||||||||||||||||||||||||||||
| Cash distributions declared to equity holders ($4.12 per share) |
(
|
(
|
(
|
||||||||||||||||||||||||||||||||||||||
| Other |
|
(
|
|
||||||||||||||||||||||||||||||||||||||
| Equity, December 31, 2024 | $ |
|
$ |
|
$ |
(
|
$ |
(
|
$ |
|
$ |
|
$ |
|
|||||||||||||||||||||||||||
See Notes to Consolidated Financial Statements.
F-6
CAMDEN PROPERTY TRUST
CONSOLIDATED STATEMENTS OF CASH FLOWS
| Year Ended December 31, | |||||||||||||||||
| (in thousands) | 2024 | 2023 | 2022 | ||||||||||||||
| Cash flows from operating activities | |||||||||||||||||
| Net income | $ |
|
$ |
|
$ |
|
|||||||||||
| Adjustments to reconcile net income to net cash from operating activities: | |||||||||||||||||
| Depreciation and amortization |
|
|
|
||||||||||||||
| Loss on early retirement of debt |
|
|
|
||||||||||||||
| Gain on sale of operating properties |
(
|
(
|
(
|
||||||||||||||
| Gain on acquisition of unconsolidated joint venture interests |
|
|
(
|
||||||||||||||
| Impairment associated with land development activities |
|
|
|
||||||||||||||
| Distributions of income from joint ventures |
|
|
|
||||||||||||||
| Equity in income of joint ventures |
|
|
(
|
||||||||||||||
| Share-based compensation |
|
|
|
||||||||||||||
| Net change in operating accounts and other |
|
|
|
||||||||||||||
| Net cash from operating activities | $ |
|
$ |
|
$ |
|
|||||||||||
| Cash flows from investing activities | |||||||||||||||||
| Development and capital improvements, including land | $ |
(
|
$ |
(
|
$ |
(
|
|||||||||||
| Acquisition of operating properties, including joint venture interests, net of cash acquired |
|
|
(
|
||||||||||||||
| Net proceeds from sales of operating properties |
|
|
|
||||||||||||||
| Increase in non-real estate assets |
(
|
(
|
(
|
||||||||||||||
| Other |
(
|
(
|
(
|
||||||||||||||
| Net cash from investing activities | $ |
(
|
$ |
(
|
$ |
(
|
|||||||||||
| Cash flows from financing activities | |||||||||||||||||
| Borrowings on unsecured revolving credit facility | $ |
|
$ |
|
$ |
|
|||||||||||
| Repayments on unsecured revolving credit facility |
(
|
(
|
(
|
||||||||||||||
| Repayment of notes payable, including prepayment penalties |
(
|
(
|
(
|
||||||||||||||
| Proceeds from notes payable |
|
|
|
||||||||||||||
| Distributions to common shareholders and non-controlling interests |
(
|
(
|
(
|
||||||||||||||
| Proceeds from issuance of common shares |
|
|
|
||||||||||||||
| Payment of deferred financing costs |
(
|
(
|
(
|
||||||||||||||
| Repurchase of common shares |
(
|
|
|
||||||||||||||
| Other |
|
|
|
||||||||||||||
| Net cash from financing activities | $ |
(
|
$ |
(
|
$ |
|
|||||||||||
| Net increase (decrease) in cash, cash equivalents, and restricted cash |
(
|
|
(
|
||||||||||||||
| Cash, cash equivalents, and restricted cash, beginning of year |
|
|
|
||||||||||||||
| Cash, cash equivalents, and restricted cash, end of year | $ |
|
$ |
|
$ |
|
|||||||||||
See Notes to Consolidated Financial Statements.
F-7
CAMDEN PROPERTY TRUST
CONSOLIDATED STATEMENTS OF CASH FLOWS (Continued)
| Year Ended December 31, | |||||||||||||||||
| (in thousands) | 2024 | 2023 | 2022 | ||||||||||||||
| Reconciliation of cash, cash equivalents, and restricted cash to the Consolidated Balance Sheets | |||||||||||||||||
|
Cash and cash equivalents
|
$ |
|
$ |
|
$ |
|
|||||||||||
|
Restricted cash
|
|
|
|
||||||||||||||
|
Total cash, cash equivalents, and restricted cash, end of year
|
$ |
|
$ |
|
$ |
|
|||||||||||
| Supplemental information | |||||||||||||||||
| Cash paid for interest, net of interest capitalized | $ |
|
$ |
|
$ |
|
|||||||||||
| Cash paid for income taxes |
|
|
|
||||||||||||||
| Supplemental schedule of noncash investing and financing activities | |||||||||||||||||
| Distributions declared but not paid | $ |
|
$ |
|
$ |
|
|||||||||||
| Value of shares issued under benefit plans, net of cancellations |
|
|
|
||||||||||||||
| Accrual associated with construction and capital expenditures |
|
|
|
||||||||||||||
| Acquisition of joint venture interests: | |||||||||||||||||
| Mortgage debt assumed |
|
|
|
||||||||||||||
| Other liabilities |
|
|
|
||||||||||||||
See Notes to Consolidated Financial Statements.
F-8
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
1. Description of Business
Business.
Formed on May 25, 1993, Camden Property Trust, a Texas real estate investment trust ("REIT"), and all consolidated subsidiaries are primarily engaged in the ownership, management, development, reposition, redevelopment, acquisition, and construction of multifamily apartment communities. Our multifamily apartment communities are referred to as "communities," "multifamily communities," "properties," or "multifamily properties" in the following discussion. As of December 31, 2024, we owned interests in, operated, or were developing
177
multifamily properties comprised of
59,996
apartment homes across the United States. Of the
177
properties,
three
properties were under construction, and will consist of a total of
1,138
apartment homes when completed. We also own land holdings which we may develop into multifamily communities in the future.
2. Summary of Significant Accounting Policies and Recent Accounting Pronouncements
Principles of Consolidation
. Our consolidated financial statements include our accounts and the accounts of other subsidiaries and joint ventures (including partnerships and limited liability companies) over which we have control. All intercompany transactions, balances, and profits have been eliminated in consolidation. Investments acquired or created are evaluated based on the accounting guidance relating to variable interest entities ("VIEs"), which requires the consolidation of VIEs in which we are considered to be the primary beneficiary. If the investment is determined not to be a VIE, then the investment is evaluated for consolidation primarily using a voting interest model. In determining if we have a controlling financial interest, we consider factors such as ownership interests, authority to make decisions, kick-out rights, and participating rights. As of December 31, 2024, two of our consolidated operating partnerships are VIEs. We are considered the primary beneficiary of both consolidated operating partnerships and therefore consolidate these operating partnerships. As of December 31, 2024, we held approximately
93
% and
95
% of the outstanding common limited partnership units and the sole
1
% general partnership interest in each of these consolidated operating partnerships.
Acquisitions of Real Estate
. Upon the acquisition of real estate, we determine the fair value of tangible and intangible assets, which includes land, buildings (as-if-vacant), furniture and fixtures, the value of in-place leases, including above and below market leases, and acquired liabilities. In estimating these values, we apply methods similar to those used by independent appraisers of income-producing property. Estimates of fair value of acquired debt are based upon interest rates available for the issuance of debt with similar terms and remaining maturities. Depreciation is computed on a straight-line basis over the remaining useful lives of the related tangible assets. The value of in-place leases and above or below market leases is amortized over the estimated average remaining life of leases in place at the time of acquisition; the net carrying value of in-place leases are included in other assets, net, and the net carrying value of above or below market leases are included in other liabilities, net in our consolidated balance sheets.
We did not recognize amortization expense related to in-place leases or revenue related to net below-market leases during the years ended December 31, 2024 and 2023. We recognized amortization expense related to in-place leases of approximately $
50.3
million and recognized revenue related to net below-market leases of approximately $
8.6
million for the year ended December 31, 2022.
During the year ended December 31, 2022, the weighted average amortization period for in-place leases was approximately eight months, and the weighted average amortization periods for net below-market leases was approximately seven months.
Asset Impairment
. Long-lived assets are reviewed for impairment annually or whenever events or changes in circumstances indicate the carrying amount of an asset may not be recoverable. Impairment may exist if estimated future undiscounted cash flows associated with long-lived assets are not sufficient to recover the carrying value of such assets. We consider projected future undiscounted cash flows, trends, strategic decisions regarding future development plans, and other factors in our assessment of whether impairment conditions exist. While we believe our estimates of future cash flows are reasonable, different assumptions regarding a number of factors, including market rents, economic conditions, and occupancies, could significantly affect these estimates. When impairment exists, the long-lived asset is adjusted to its fair value. In estimating fair value, management uses appraisals, comparable sales, management estimates, and discounted cash flow calculations which utilize inputs from a marketplace participant’s perspective. In addition, we evaluate our equity investments in joint ventures, if any, and if we believe there is an other than temporary decline in market value of our investment below our carrying value, we will record an impairment charge.
The value of our properties under development depends on market conditions, including estimates of the project start date, projected construction costs, and demand for multifamily communities. We have reviewed market trends and other marketplace information and incorporated this information as well as our current outlook into the assumptions we use in our impairment analyses. Due to the judgment and assumptions applied in the impairment analyses, it is possible actual results could differ substantially from those estimated.
F-9
We believe the carrying value of our operating real estate assets, properties under development, and land is currently recoverable. However, if market conditions deteriorate or if changes in our development strategy significantly affect any key assumptions used in our fair value estimates, we may need to take material charges in future periods for impairments related to existing assets. Any such non-cash charges could have an adverse effect on our consolidated financial position and results of operations.
Cash and Cash Equivalents
. All cash and investments in money market accounts and other highly liquid securities with a maturity of three months or less at the date of purchase are considered to be cash and cash equivalents. We maintain the majority of our cash and cash equivalents at major financial institutions in the United States and deposits with these financial institutions may exceed the amount of insurance provided on such deposits; however, we regularly monitor the financial stability of these financial institutions and believe we are not currently exposed to any significant default risk with respect to these deposits.
Cost Capitalization
. Real estate assets are carried at cost plus capitalized carrying charges. Carrying charges are primarily interest and real estate taxes which are capitalized as part of properties under development. Capitalized interest is generally based on the weighted average interest rate of our unsecured debt. Expenditures directly related to the development and improvement of real estate assets are capitalized at cost as land and buildings and improvements. Indirect development costs, including salaries and benefits and other related costs directly attributable to the development of properties, are also capitalized. We begin capitalizing development, construction, and carrying costs when the development of the future real estate asset is probable and activities necessary to prepare the underlying real estate for its intended use have been initiated. All construction and certain carrying costs are capitalized and reported in the balance sheet as properties under development until the apartment homes are substantially completed. As apartment homes within development properties are completed, the total capitalized development cost of each apartment home is transferred from properties under development including land to buildings and improvements.
As discussed above, carrying charges are principally interest and real estate taxes capitalized as part of properties under development. Capitalized interest was approximately $
17.9
million, $
20.2
million, and $
18.1
million for the years ended December 31, 2024, 2023, and 2022, respectively. Capitalized real estate taxes were approximately $
3.2
million, $
3.4
million, and $
4.2
million for the years ended December 31, 2024, 2023, and 2022, respectively.
Where possible, we stage our construction to allow leasing and occupancy during the construction period, which we believe minimizes the duration of the lease-up period following completion of construction. Our accounting policy related to properties in the development and leasing phase is to expense all operating costs associated with completed apartment homes. We capitalize renovation and improvement costs we believe extend the economic lives of depreciable property. Capital expenditures subsequent to initial construction are capitalized and depreciated over their estimated useful lives.
Depreciation and amortization is computed over the expected useful lives of depreciable property on a straight-line basis with lives generally as follows:
|
Estimated
Useful Life |
|||||
| Buildings and improvements | 5-35 years | ||||
| Furniture, fixtures, equipment and other | 3-20 years | ||||
| Intangible assets/liabilities (in-place leases and below market leases) | underlying lease term | ||||
Derivative Financial Instruments.
Derivative financial instruments are recorded in the consolidated balance sheets at fair value and presented on a gross basis for financial reporting purposes even when those instruments are subject to master netting arrangements and may otherwise qualify for net presentation. Accounting for changes in the fair value of derivatives depends on the intended use of the derivative, whether we have elected to designate a derivative in a hedging relationship and apply hedge accounting, and whether the hedging relationship has satisfied the criteria necessary to apply hedge accounting. Cash flows from derivatives and the related gains and losses are classified as cash flows from operating activities on the consolidated statements of cash flows.
Cash Flow Hedges.
For derivative instruments which are designated and qualify as a cash flow hedge, the derivative's gain or loss is reported as a component to other comprehensive income ("OCI") and recorded in accumulated other comprehensive income ("AOCI") on our consolidated balance sheets. The gain or loss is subsequently reclassified into net earnings when the hedged exposure affects net earnings, in the same line item as the underlying hedged item on our consolidated statements of income and comprehensive income.
Cash flow hedges related to anticipated transactions are designated and documented at the inception of each hedge. Cash flows from hedging transactions are classified in the same categories as the cash flows from the respective hedged items.
F-10
Fair Value Hedges.
For derivative instruments which are designated and qualify as a fair value hedge, the changes in fair value of the derivative instrument and the offsetting changes in fair value of the underlying hedged item due to changes in the hedged risk are recorded to interest expense on our consolidated statements of earnings.
Counterparty Credit Risk.
Fair values of our derivatives can change significantly from period to period based on, among other factors, market movements and changes in our positions. We manage counterparty credit risk (the risk counterparties will default and not make payments to us according to the terms of our agreements) on an individual counterparty basis.
Gains or losses on sales of real estate.
The Company recognizes the sale, and associated gain or loss from the disposition, when the criteria for derecognition of an asset is met, including when a contract exists and the buyer obtained control of the nonfinancial asset sold, in accordance with accounting principles generally accepted in the United States of America ("GAAP").
Fair Value
. For financial assets and liabilities recorded at fair value on a recurring or non-recurring basis, fair value is the price we would receive to sell an asset, or pay to transfer a liability, in an orderly transaction with a market participant at the measurement date. In the absence of such data, fair value is estimated using internal information consistent with what market participants would use in a hypothetical transaction.
In determining fair value, observable inputs reflect market data obtained from independent sources, while unobservable inputs reflect our market assumptions; preference is given to observable inputs. These two types of inputs create the following fair value hierarchy:
•
Level 1: Quoted prices for identical instruments in active markets.
•
Level 2: Quoted prices for similar instruments in active markets; quoted prices for identical or similar instruments in markets that are not active; and model-derived valuations whose inputs are observable or whose significant value drivers are observable.
•
Level 3: Significant inputs to the valuation model are unobservable.
Recurring Fair Value Measurements.
The following describes the valuation methodologies we use to measure different financial instruments at fair value on a recurring basis:
Derivative Financial Instruments.
The estimated fair values of derivative financial instruments are valued using widely accepted valuation techniques including discounted cash flow analysis on the expected cash flows of each derivative. This analysis reflects the contractual terms of the derivatives, including the period to maturity, and uses observable market-based inputs, including interest rate curves and volatility. The fair values of interest rate swaps are estimated using the market-standard methodology of netting the discounted fixed cash payments and the discounted expected variable cash receipts. The variable cash receipts are based on an expectation of interest rates (forward curves) derived from observable market interest rate curves. In addition, credit valuation adjustments, which consider the impact of any credit enhancements to the contracts, are incorporated in the fair values to account for potential nonperformance risk, including our own nonperformance risk and the respective counterparty’s nonperformance risk.
Although we have determined the majority of the inputs used to value our derivatives fall within Level 2 of the fair value hierarchy, the credit valuation adjustments associated with our derivatives utilize Level 3 inputs, such as estimates of current credit spreads, to evaluate the likelihood of default. However, we have assessed the significance of the impact of the credit valuation adjustments on the overall valuation of our derivative positions and have determined the credit valuation adjustments are not significant to the overall valuation of our derivatives. As a result, we have determined our derivative valuations in their entirety are classified in Level 2 of the fair value hierarchy.
Deferred Compensation Plan Investments.
The estimated fair values of investment securities classified as deferred compensation plan investments are based on quoted market prices utilizing public information for the same transactions. Our deferred compensation plan investments are recorded in other assets in our consolidated balance sheets. The inputs associated with the valuation of our recurring deferred compensation plan investments are included in Level 1 of the fair value hierarchy.
Non-recurring Fair Value Measurements.
Certain assets are measured at fair value on a non-recurring basis. These assets are not measured at fair value on an ongoing basis, but are subject to fair value adjustments in certain circumstances. These assets primarily include long-lived assets which are recorded at fair value when they are acquired, including the remeasurement of previously held ownership interests, using fair value methodologies described above at "Acquisitions of Real Estate," or if the long-lived assets are impaired using the fair value methodologies used to measure long-lived assets described above at "Asset Impairment." The inputs associated with the valuation of long-lived assets are generally included in Level 3 of the fair value hierarchy, unless a quoted price for a similar long-lived asset in an active market exists, at which time they are included in Level 2 of the fair value hierarchy.
Financial Instrument Fair Value Disclosures.
As of December 31, 2024 and 2023, the carrying values of cash and cash equivalents, accounts receivable, accounts payable, accrued expenses, and distributions payable represent fair value because of the short-term nature of these instruments. The carrying value of restricted cash approximates its fair value based on the nature
F-11
Income Recognition
. The majority of our revenues are derived from real estate lease contracts which are accounted for pursuant to ASC 842,
Leases,
and presented as property revenues, and include rental revenue under contractual terms for other services provided to our customers. As a lessor, we made elections pursuant to ASC 842 to 1) not separate the lease and non-lease components by class of underlying assets and account for the combined components as a single component under certain conditions, and 2) exclude from lease revenues the sales taxes collected from lessees and certain lessor costs paid directly by the lessee. Our other revenue streams include fee and asset management income in accordance with other revenue guidance, ASC 606,
Revenues from Contracts with Customers
. A detail of our material revenue streams are discussed below:
Property Revenue.
We earn rental revenue from operating lease contracts for the use of dedicated spaces within owned assets, which is our only underlying asset class. We also earn revenues under contractual terms for other services considered non-lease components within a lease contract, primarily consisting of utility rebillings and other transactional fees. These amounts received under contractual terms for other services are charged to our residents and recognized monthly as earned. Any identified uncollectible amounts related to individual lease contracts are presented as an adjustment to property revenue. Any renewal options of real estate lease contracts are considered a new, separate contract and will be recognized at the time the option is exercised on a straight-line basis over the renewal period.
As of December 31, 2024, our average residential lease term was approximately
fourteen months
with all other commercial leases averaging longer lease terms. We anticipate property revenue from existing leases as follows:
| (in millions) | |||||
| Year ending December 31, | Operating Leases | ||||
| 2025 | $ |
|
|||
| 2026 |
|
||||
| 2027 |
|
||||
| 2028 |
|
||||
| 2029 |
|
||||
| Thereafter |
|
||||
| Total | $ |
|
|||
Credit Risk.
We believe there is no significant concentration of credit risk due to the number of residents, the types and diversity of submarkets in which our properties operate, and the collection terms.
Insurance
. Our primary lines of insurance coverage are property, general liability, health, workers compensation, and cybersecurity. We believe our insurance coverage adequately insures our properties against the risk of loss attributable to fire, earthquake, hurricane, tornado, flood, and other perils and adequately insures us against other risks. Losses are accrued based upon our estimates of the aggregate liability for claims incurred as well as using certain actuarial assumptions followed in the insurance industry and based on our experience.
Other Assets, Net
. Other assets in our consolidated financial statements include investments under deferred compensation plans, deferred financing costs, technology investments, non-real estate leasehold improvements and equipment, notes receivable, derivatives, operating lease right-of-use ("ROU") assets, prepaid expenses, and other miscellaneous receivables. Investments under deferred compensation plans are classified as trading securities and are adjusted to fair market value at period end. For a further discussion of our investments under deferred compensation plans, see
Note 10. "Share-based Compensation and Benefit Plans."
Deferred financing costs are related to our unsecured revolving credit facility, and are amortized no longer than the terms of the related facility on the straight-line method, which approximates the effective interest method. Corporate leasehold improvements and equipment includes expenditures related to renovation and construction of office space we lease. These leasehold improvements are depreciated using the straight-line method over the shorter of the expected useful lives or the lease terms which generally range from three to ten years.
Investments.
We hold equity interests in certain technology funds which are not accounted for using the equity method because we have virtually no influence over these entities and their fair values are not readily determinable. These investments are recorded using the measurement alternative in which our equity interests are recorded at cost, adjusted for impairments and observable price changes in orderly transactions for an identical or similar investment of the same issuer. At each reporting period, we reassess whether these investments continue to qualify for this measurement alternative. We had investments
F-12
recorded at cost of approximately $
16.6
million and $
14.3
million at December 31, 2024 and 2023, respectively. These investments are included in other assets, net in our consolidated balance sheets and we did not record any impairments during the years ended December 31, 2024, 2023, or 2022 relating to these investments.
Share-based Compensation
. Compensation expense associated with share-based awards is recognized in our consolidated statements of income and comprehensive income using the grant-date fair values. Compensation cost for all share-based awards, including options, requires measurement at estimated fair value on the grant date and recognition of compensation expense over the requisite service period for awards expected to vest. The fair value of stock option grants is estimated using the Black-Scholes valuation model. Valuation models require the input of assumptions, including judgments to estimate the expected stock price volatility, expected life, and forfeiture rate. The compensation cost for share-based awards is based on the market value of the shares on the date of grant and is adjusted as actual forfeitures occur.
Use of Estimates
. In the application of GAAP, management is required to make estimates and assumptions which affect the reported amounts of assets and liabilities at the date of the financial statements, results of operations during the reporting periods, and related disclosures. Our more significant estimates include estimates supporting our impairment analysis related to the carrying values of our real estate assets. These estimates are based on historical experience and other assumptions believed to be reasonable under the circumstances. Future events rarely develop exactly as forecasted, and the best estimates routinely require adjustment.
Recent Accounting Pronouncements:
In November 2023, the Financial Accounting Standards Board ("FASB") issued Accounting Standards Update ("ASU") 2023-07 ("ASU 2023-07"), Segment Reporting (Topic 280):
Improvements to Reportable Segment Disclosures
which requires reportable segment disclosures of significant segment expenses provided to the chief operating decision makers ("CODMs"). The standard does not change the definition of a reportable segment, the method for determining segments, or the criteria for aggregating operating segments into reportable segments. We have adopted ASU 2023-07 in our 2024 Form 10-K, as disclosed in
Note 14. "Reportable Segments"
, and this adoption did not have a material impact on our consolidated financial statements.
In December 2023, the FASB issued ASU 2023-09, Income Taxes (Topic 740):
Improvements to Income Tax Disclosures
. ASU 2023-09 requires additional disclosures to enhance the transparency regarding income tax information through the use of a rate reconciliation table and disclosure of net taxes paid, detailed by federal, state, and foreign taxes and, if applicable, further detailed by specific jurisdictions if the amount exceeds a qualitative threshold. ASU 2023-09 is effective for annual periods beginning after December 15, 2024, and early adoption is permitted. This standard may be applied either on a prospective basis or on a retrospective basis. We expect to adopt ASU 2023-09 in our 2025 Form 10-K and expect the enhanced presentation of income tax disclosures will have no impact on our consolidated financial statements.
In November 2024, the FASB issued ASU 2024-03,
Disaggregation of Income Statement Expenses
. ASU 2024-03 requires public entities to provide additional disclosures in the notes to the financial statements of certain expense categories which are included in expense line items disclosed on the face of the income statement. Specifically, an entity should provide disclosures in a tabular format for each line item on the income statement which contains any of the following expenses: purchases of inventory, employee compensation, depreciation, intangible asset amortization, and/or depreciation, depletion, and amortization. ASU 2024-03 also requires an entity to disclose total selling expenses. ASU 2024-03 may be adopted on a prospective or retrospective basis. We expect to adopt ASU 2024-03 for the fiscal year ending December 31, 2027, and are in the process of analyzing the impact of the ASU on our related disclosures.
F-13
3. Per Share Data
Basic earnings per share are computed using net income attributable to common shareholders and the weighted average number of common shares outstanding. Diluted earnings per share reflect common shares issuable from the assumed conversion of common share options and share awards granted and units convertible into common shares. Only those items having a dilutive impact on our basic earnings per share are included in diluted earnings per share. Our unvested share-based awards are considered participating securities and are reflected in the calculation of basic and diluted earnings per share using the two-class method. Common shares under a forward sale agreement will be considered in our calculation for diluted earnings-per-share until settlement, using the treasury stock method.
The number of common share equivalent securities excluded from the diluted earnings per share calculation was approximately
1.8
million for the year ended December 31, 2024 and approximately
1.0
million for each of the years ended December 31, 2023 and 2022. These securities, which include share awards granted and units convertible into common shares, were excluded from the diluted earnings per share calculation as they are anti-dilutive.
The following table presents information necessary to calculate basic and diluted earnings per share for the periods indicated:
| Year Ended December 31, | ||||||||||||||||||||
| (in thousands, except per share amounts) | 2024 | 2023 | 2022 | |||||||||||||||||
| Earnings per common share calculation – basic | ||||||||||||||||||||
| Net income attributable to common shareholders | $ |
|
$ |
|
$ |
|
||||||||||||||
| Amount allocated to participating securities |
(
|
(
|
(
|
|||||||||||||||||
| Net income attributable to common shareholders – basic | $ |
|
$ |
|
$ |
|
||||||||||||||
| Total earnings per common share – basic | $ |
|
$ |
|
$ |
|
||||||||||||||
| Weighted average number of common shares outstanding – basic |
|
|
|
|||||||||||||||||
| Earnings per common share calculation – diluted | ||||||||||||||||||||
| Income from continuing operations attributable to common shareholders, net of amount allocated to participating securities | $ |
|
$ |
|
$ |
|
||||||||||||||
| Income allocated to common units from continuing operations |
|
|
|
|||||||||||||||||
| Net income attributable to common shareholders – diluted | $ |
|
$ |
|
$ |
|
||||||||||||||
| Total earnings per common share – diluted | $ |
|
$ |
|
$ |
|
||||||||||||||
| Weighted average number of common shares outstanding – basic |
|
|
|
|||||||||||||||||
| Incremental shares issuable from assumed conversion of: | ||||||||||||||||||||
| Share awards granted |
|
|
|
|||||||||||||||||
| Common units |
|
|
|
|||||||||||||||||
| Weighted average number of common shares outstanding – diluted |
|
|
|
|||||||||||||||||
4. Common Shares
In May 2023, we created an at-the-market ("ATM") share offering program through which we can, but have no obligation to, sell common shares for an aggregate offering amount of up to $
500.0
million (the "2023 ATM program"), in amounts and at times as we determine, into the existing trading market at current market prices as well as through negotiated transactions. Actual sales from time to time may depend on a variety of factors including, among others, market conditions, the trading price of our common shares, and determinations by management of the appropriate sources of funding for us. We intend to use the proceeds from any sale of our common shares under the 2023 ATM program for general corporate purposes, which may include reducing future borrowings under our unsecured revolving credit facility, the repayment of other indebtedness, the redemption or other repurchase of outstanding debt or equity securities, funding for development activities, and financing for acquisitions.
F-14
The 2023 ATM program also permits the use of forward sale agreements which allows us to lock in a share price on the sale of common shares at the time the agreement is executed, but defer receiving the proceeds from the sale of the applicable shares until a later date. If we enter into a forward sale agreement, we expect the applicable forward purchasers will borrow from third parties and, through the applicable sales agent acting in its role as forward seller, sell a number of common shares equal to the number of shares underlying the applicable agreement. Under this scenario, we would not initially receive any proceeds from any sale of borrowed shares by the forward seller and would expect to physically settle each forward sale agreement with the relevant forward purchaser on or prior to the maturity date of a particular forward sale agreement by issuing our common shares in return for the receipt of aggregate net cash proceeds at settlement equal to the number of common shares underlying the particular forward sale agreement multiplied by the relevant forward sale price. However, at our sole discretion, we may also elect to cash settle or net share settle a particular forward sale agreement, in which case we may not receive any proceeds from the issuance of common shares, and we will instead receive or pay cash (in the case of cash settlement) or receive or deliver common shares (in the case of net share settlement). As of the date of this filing, we have not entered into any forward sales agreement and have not sold any shares under the 2023 ATM program.
In May 2022, we created an ATM share offering program through which we could, but had no obligation to, sell common shares for an aggregate offering amount of up to $
500.0
million (the "2022 ATM program"). In May 2023, we terminated the 2022 ATM program and did not sell any shares under this program.
We have a share repurchase plan approved by our Board of Trust Managers which allows for the repurchase of up to $
500.0
million of our common equity securities through open-market purchases, block purchases, and privately negotiated transactions. In 2024, we repurchased
515,974
common shares for approximately $
50.0
million, at an average price of $
96.88
per share. As of the date of this filing, the remaining dollar value of our common equity securities authorized to be repurchased under this plan was approximately $
450.0
million.
We currently have an automatic shelf registration statement which allows us to offer common shares, preferred shares, debt securities, or warrants and our Amended and Restated Declaration of Trust provides we may issue up to
185
million shares of beneficial interest, consisting of
175
million common shares and
10
million preferred shares. At December 31, 2024, we had approximately
106.7
million common shares outstanding, net of treasury shares and shares held in our deferred compensation arrangements, and
no
preferred shares outstanding.
In the first quarter of 2025, the Company's Board of Trust Managers declared a first quarter dividend of $
1.05
per common share to our common shareholders of record as of March 31, 2025.
5. Operating Partnerships
At December 31, 2024, approximately
4
% of our consolidated multifamily apartment homes were held in Camden Operating, L.P. ("Camden Operating" or the "operating partnership"). Camden Operating has
11.9
million outstanding common limited partnership units and as of December 31, 2024, we held approximately
93
% of the outstanding common limited partnership units and the sole
1
% general partnership interest of the operating partnership. The remaining common limited partnership units, comprising approximately
0.7
million units, are primarily held by former officers, directors, and investors of Paragon Group, Inc., which we acquired in 1997. Each common limited partnership unit is redeemable for one common share of Camden Property Trust or cash at our election. Holders of common limited partnership units are not entitled to rights as shareholders prior to redemption of their common limited partnership units. No member of our management owns Camden Operating common limited partnership units.
At December 31, 2024, approximately
26
% of our consolidated multifamily apartment homes were held in Camden Summit Partnership, L.P. (the "Camden Summit Partnership"). Camden Summit Partnership has
22.8
million outstanding common limited partnership units and as of December 31, 2024, we held approximately
95
% of the outstanding common limited partnership units and the sole
1
% general partnership interest of Camden Summit Partnership. The remaining common limited partnership units, comprising approximately
0.9
million units, are primarily held by former officers, directors, and investors of Summit Properties Inc., which we acquired in 2005. Each common limited partnership unit is redeemable for one common share of Camden Property Trust or cash at our election and holders of common limited partnership units are not entitled to rights as shareholders prior to redemption of their common limited partnership units. No member of our management owns Camden Summit Partnership common limited partnership units.
F-15
6. Income Taxes
We have maintained and intend to maintain our election as a REIT under the Internal Revenue Code of 1986, as amended. In order for us to continue to qualify as a REIT we must meet a number of organizational and operational requirements, including a requirement to distribute annual dividends to our shareholders equal to a minimum of
90
% of our adjusted taxable income. As a REIT, we generally will not be subject to federal income tax on our taxable income at the corporate level to the extent such income is distributed to our shareholders annually. If our taxable income exceeds our dividends in a tax year, REIT tax rules allow us to designate dividends from the subsequent tax year in order to avoid current taxation on undistributed income. If we fail to qualify as a REIT in any taxable year, we may be subject to federal and state income taxes for such year. In addition, we may not be able to requalify as a REIT for the four subsequent taxable years and may be subject to federal and state income taxes in those years as well. Historically, we have incurred only state and local income, franchise, and excise taxes. Taxable income from non-REIT activities managed through taxable REIT subsidiaries is subject to applicable federal, state, and local income taxes. Our operating partnerships are flow-through entities and are not subject to federal income taxes at the entity level.
We have recorded income, franchise, and excise taxes in the consolidated statements of income and comprehensive income for the years ended December 31, 2024, 2023, and 2022 as income tax expense. Income taxes for the tax years ended December 31, 2024, 2023, and 2022, were comprised mainly of state income and franchise taxes, and federal taxes related to our taxable REIT subsidiaries. We have
no
significant temporary or permanent differences or tax credits associated with our taxable REIT subsidiaries.
For income tax purposes, distributions to common shareholders are characterized as ordinary income, capital gains, or return of capital.
A summary of the income tax characterization of our distributions paid per common share for the years ended December 31, 2024, 2023, and 2022 is set forth in the following table:
| Year Ended December 31, | ||||||||||||||||||||
| 2024 | 2023 | 2022 | ||||||||||||||||||
|
Common Share Distributions
(1)
|
||||||||||||||||||||
| Ordinary income | $ |
|
$ |
|
$ |
|
||||||||||||||
| Long-term capital gain |
|
|
|
|||||||||||||||||
| Return of capital |
|
|
|
|||||||||||||||||
| Unrecaptured Sec. 1250 gain |
|
|
|
|||||||||||||||||
| Total | $ |
|
$ |
|
$ |
|
||||||||||||||
The carrying value of net assets reported in our consolidated financial statements at December 31, 2024 exceeded the tax basis by approximately $
1.5
billion.
The income tax returns of Camden Property Trust and its subsidiaries are subject to examination by federal, state, and local tax jurisdictions for years 2021 through 2023. Tax attributes generated in years prior to 2020 are also subject to challenge in any examination of those tax years. We believe we have
no
uncertain tax positions or unrecognized tax benefits requiring disclosure as of and for the periods presented.
7. Acquisitions, Dispositions, and Impairments
Acquisitions of Land.
We did not acquire any land during the years ended December 31, 2024 and 2023. During the year ended December 31, 2022, we acquired for future development purposes two parcels of land totaling approximately
42.6
acres in Charlotte, North Carolina for an aggregate cost of approximately $
32.7
million; approximately
3.8
acres of land in Nashville, Tennessee for approximately $
30.5
million; and approximately
15.9
acres of land in Richmond, Texas for approximately $
7.8
million.
Asset Acquisition of Operating Properties.
We did not acquire any operating properties during the years ended December 31, 2024 and 2023. On April 1, 2022, we purchased the remaining
68.7
% ownership interests in two unconsolidated discretionary investment funds (collectively, "the Funds" or "the acquisition of the Funds") for cash consideration of approximately $
1.1
billion, after adjusting for our assumption of approximately $515.0 million of existing secured mortgage debt of the Funds which remained outstanding. As a result of this acquisition, we now own 100% ownership interests in
22
multifamily communities comprised of
7,247
units located in Houston, Austin, Dallas, Tampa, Raleigh, Orlando, Washington D.C., Charlotte, and Atlanta. Prior to the acquisition, we accounted for our
31.3
% ownership interests in each of these Funds in accordance with the equity method of accounting.
F-16
We accounted for this transaction as an asset acquisition and remeasured our previously held
31.3
% ownership interests in the Funds to fair value at the acquisition date. As a result of this remeasurement, we recognized a gain of approximately $474.1 million. Upon consolidation, the total consideration was allocated to assets and liabilities based on relative fair value, resulting in an increase in assets comprised of $
2.1
billion of real estate assets, $
44.0
million of in-place leases and $
24.7
million of other assets and an increase in liabilities made up of $
514.6
million of secured debt, $
39.2
million of other liabilities, and approximately $
7.6
million of net below market leases.
In January 2025, we purchased one operating property comprised of
352
homes located in the Austin, Texas metropolitan area for approximately $
67.7
million.
Sale of Operating Properties.
During the year ended December 31, 2024, we sold one operating property comprised of
592
apartment homes located in Atlanta, Georgia, for approximately $
115.0
million and recognized a gain of approximately $43.8 million. During the year ended December 31, 2023, we sold
two
operating properties comprised of an aggregate of
852
apartment homes located in Costa Mesa, California for an aggregate of approximately $
293.1
million and recognized a gain of approximately $
225.3
million. During the year ended December 31, 2022, we sold
one
operating property comprised of
245
apartment homes located in Largo, Maryland for approximately $
71.9
million and recognized a gain of approximately $
36.4
million.
Impairments.
The impairment associated with land development activities for the year ended December 31, 2024 of approximately $
41.0
million related to land holdings for
three
land parcels as a result of strategic decisions regarding the reduction of exposure in certain markets. These impairment charges are the difference between each parcel's estimated fair value and the carrying value, which included the original purchase price and other capitalized development costs. We did not record any impairment charges for the years ended December 31, 2023 and 2022.
F-17
8
. Notes Payable
The following is a summary of our indebtedness:
| December 31, | ||||||||||||||
| (in millions) | 2024 | 2023 | ||||||||||||
| Commercial banks | ||||||||||||||
|
|
$ |
|
$ |
|
||||||||||
|
|
|
|
||||||||||||
|
|
|
|
||||||||||||
| $ |
|
$ |
|
|||||||||||
| Senior unsecured notes | ||||||||||||||
|
|
|
|
||||||||||||
|
|
|
|
||||||||||||
|
|
|
|
||||||||||||
|
|
|
|
||||||||||||
|
|
|
|
||||||||||||
|
|
|
|
||||||||||||
|
|
|
|
||||||||||||
|
|
|
|
||||||||||||
| $ |
|
$ |
|
|||||||||||
| Total unsecured notes payable | $ |
|
$ |
|
||||||||||
| Secured notes | ||||||||||||||
| Master Credit Facilities | ||||||||||||||
|
|
$ |
|
$ |
|
||||||||||
|
|
|
|
||||||||||||
| Total secured notes payable | $ |
|
$ |
|
||||||||||
|
Total notes payable
(3)
|
$ |
|
$ |
|
||||||||||
| Value of real estate assets, at cost, subject to secured notes | $ |
|
$ |
|
||||||||||
(1)
Balances are increased by $5.3 million and $11.6 million for fair value adjustments due to changes in benchmark interest rates related to these notes as of December 31, 2024 and 2023, respectively. See
Note 9. "Derivative Financial Instruments and Hedging Activities,"
for further discussion.
(2)
The 2029 Notes have an effective annual interest rate of approximately 3.84% through June 2026, which includes the effect of a settled forward interest rate swap, and approximately 3.28% thereafter, for an all-in average effective rate of approximately 3.67%.
(3)
Balances are decreased by unamortized debt discounts, debt issuance costs, and fair market value adjustments, net of
$
13.3
million
and
$
5.5
million
as of December 31, 2024 and 2023, respectively.
We have a $
1.2
billion unsecured revolving credit facility which matures in August 2026, with two options to extend the facility at our election for two consecutive six-month periods and to expand the facility up to three times by up to an additional $500 million upon satisfaction of certain conditions. The interest rate on our unsecured revolving credit facility is based upon, at our option, (a) the daily or the one-, three-, or six- months Secured Overnight Financing Rate ("SOFR") plus, in each case, a spread based on our credit rating, or (b) a base rate equal to the higher of: (i) the Federal Funds Rate plus 0.50%, (ii) Bank of America, N.A.'s price rate, (iii) Term SOFR plus 1.0%, and (iv) 1.0%. Advances under our unsecured revolving credit facility may be priced at the scheduled rates, or we may enter into bid rate loans with participating banks at rates below the scheduled rates. These bid rate loans have terms of
180 days
or less and may not exceed the lesser of $
600
million or the remaining amount available under our unsecured revolving credit facility. Our unsecured revolving credit facility is subject to customary financial covenants and limitations. We believe we are in compliance with all such financial covenants and limitations as of December 31, 2024 and through the date of this filing.
Our unsecured revolving credit facility provides us with the ability to issue up to $
50
million in letters of credit. While our issuance of letters of credit does not increase our borrowings outstanding under our revolving credit facility, it does reduce the
F-18
amount available. At December 31, 2024, we had outstanding letters of credit totaling $
27.5
million and approximately $
1.0
billion available under our unsecured revolving credit facility.
In January 2024, we issued $
400.0
million aggregate principal amount of
4.90
% senior unsecured notes due January 15, 2034 under our existing shell registration statement. The 2034 Notes were offered to the public
99.638
% of their face amount with a stated rate of
4.90
% and a yield to maturity of
4.946
%. After deducting underwriting discounts and other offering expenses, the net proceeds from the sale of the 2034 Notes was approximately $
394.8
million. Interest on the 2034 Notes is payable semi-annually on January 15 and July 15, beginning July 15, 2024. We may redeem the 2034 Notes, in whole or in part, at anytime at a redemption price equal to the principal amount and accrued interest of the notes being redeemed, plus a make-whole provision. If, however, we redeem the 2034 Notes on or after three months prior to their maturity date, the redemption price will equal 100% of the principal amount of the 2034 Notes to be redeemed plus accrued and unpaid interest on the amount being redeemed to the redemption date. The 2034 Notes are direct, senior unsecured obligations and rank equally with all of our other unsecured and unsubordinated indebtedness.
In January 2024, we utilized a portion of the net proceeds from the 2034 Notes to repay the $
300.0
million,
6.21
% unsecured term loan due in August 2024. Additionally, in January 2024, we utilized cash on hand to repay the principal amount of our
4.36
% senior unsecured notes payable, which matured on January 15, 2024, for a total of $
250.0
million, plus accrued interest. As a result of this early repayment of the $
300.0
million unsecured term loan, we expensed approximately $
0.9
million of unamortized loan costs, which are reflected in the loss on early retirement of debt in our consolidated statements of income and comprehensive income.
In September 2024, we extended the maturity date of our $
40.0
million unsecured floating rate term loan with an unrelated third party from September 2024 to September 2026.
In September 2024, we utilized cash on hand and our unsecured revolving credit facility to repay the principal amount of our
3.68
% senior unsecured notes payable, which had a maturity date of September 15, 2024, for a total of $
250.0
million, plus accrued interest.
We had outstanding floating rate debt of approximately $
721.2
million and $
848.5
million, at December 31, 2024 and 2023, respectively, which includes senior unsecured notes payable due in 2026 which have been converted to floating rate debt through the issuance of the interest rate swap. The weighted average interest rate on our outstanding floating rate debt was approximately
5.6
% and
6.5
% at December 31, 2024 and 2023, respectively.
Our indebtedness had a weighted average maturity of
6.2
years at December 31, 2024.
The table below is a summary of the maturity dates of our outstanding debt and principal amortizations, and the weighted average interest rates on such debt, at December 31, 2024:
| (in millions) (1) |
Amount
(2)
|
Weighted Average
Interest Rate
(3)
|
||||||||||||
| 2025 | $ |
(
|
|
% | ||||||||||
| 2026 |
|
|
||||||||||||
| 2027 |
|
|
||||||||||||
| 2028 |
|
|
||||||||||||
| 2029 |
|
|
||||||||||||
| Thereafter |
|
|
||||||||||||
| Total |
$
|
|
% | |||||||||||
(1)
Includes all available extension options.
(2)
Includes amortization of debt discounts, debt issuance costs, and fair market value adjustments
.
(3)
Includes the effects of the applicable settled derivatives.
9. Derivative Financial Instruments and Hedging Activities
Risk Management Objective of Using Derivatives.
We are exposed to certain risks arising from both our business operations and economic conditions. We manage economic risks, including interest rate, liquidity, and credit risk, primarily by managing the amount, sources, and duration of our debt funding and the use of derivative financial instruments. Specifically, we may enter into derivative financial instruments to manage exposures arising from business activities resulting in differences in the amount, timing, and duration of our known or expected cash payments principally related to our borrowings. We do not utilize derivative financial instruments for trading or speculative purposes. See
Note 2. "Summary of Significant Accounting Policies and Recent Accounting Pronouncements"
for a further discussion of derivative financial instruments.
Cash Flow Hedges.
From time to time, we enter into designated cash flow hedges to manage the variability in cash flows due to changes in benchmark interest rates. We enter into interest rate swap agreements, including forward interest rate swaps and treasury locks, settled in cash based upon the difference between an agreed-upon benchmark rate and the prevailing
F-19
benchmark rate at settlement. The agreements are generally settled around the time of the pricing of the related debt. Each cash flow derivative gain or loss is recorded to OCI and is subsequently reclassified to interest expense over the life of the related debt. We did not have any cash flow hedges at December 31, 2024 or material cash flow hedges at December 31, 2023.
We recognized an unrealized gain in other comprehensive income of $
0.8
million and an unrealized loss of $
0.7
million at December 31, 2024 and 2023, respectively. There were no unrealized gains or losses recognized for the year ended December 31, 2022. Approximately $
1.3
million, $
1.4
million, and $
1.3
million was reclassified from AOCI as an increase to interest expense for derivative financial instruments settled in prior periods during the years ended December 31, 2024, 2023, and 2022, respectively.
Fair Value Hedges.
From time to time, we utilize interest rate swaps to achieve an additional level of floating rate debt relative to fixed rate debt as we deem appropriate. We designate fixed to floating interest rate swaps as fair value hedges. The changes in fair value of these derivative instruments and the offsetting changes in fair value of the underlying hedged debt due to changes in the relevant benchmark interest rates are recorded in interest expense. At December 31, 2024 and 2023, we had one interest rate swap with a notional amount of $
500.0
million designated as a fair value hedge, which converted our $
500.0
million principal amount of
5.85
% fixed rate senior unsecured notes due November 2026 into a floating rate instrument with an interest rate based on a SOFR index. Refer to
Note 8. "Notes Payable"
for further discussion of the $
500.0
million notes due 2026.
10. Share-based Compensation and Benefit Plans
Incentive Compensation.
We currently maintain the 2018 Share Incentive Plan (the "2018 Share Plan"), which was approved by the Company’s shareholders. The shares available for awards under the 2018 Share Plan are, subject to certain other limits under the plan, generally available for any type of award authorized under the 2018 Share Plan, including stock options, stock appreciation rights, restricted stock awards, stock bonuses and other stock-based awards. Persons eligible to receive awards under the 2018 Share Plan include subsidiaries' officers and employees, Trust Managers, and certain of our subsidiaries' consultants and advisors. A total of
9.7
million shares ("Share Limit") was authorized under the 2018 Share Plan. Shares issued or to be issued are counted against the Share Limit as set forth as (1)
3.45
to
1.0
for every share award, excluding stock options and share appreciation rights, granted, and (2) 1.0 to
1.0
for every share of stock option or share appreciation right granted. As of December 31, 2024, there were approximately
4.3
million common shares available under the 2018 Share Plan, which would result in approximately
1.2
million shares which could be granted pursuant to full value awards conversion ratios as defined under the plan.
Total compensation cost for share awards charged against income was approximately $
16.1
million, $
15.8
million, and $
14.2
million for 2024, 2023, and 2022, respectively. Total capitalized compensation cost for share awards was approximately $
5.3
million, $
5.9
million, and $
4.5
million for the years ended December 31, 2024, 2023, and 2022, respectively.
A summary of activity under our share incentive plans for the year ended December 31, 2024 is shown below:
|
Nonvested
Share Awards Outstanding |
Weighted
Average Exercise / Grant Price |
|||||||||||||
| Nonvested share awards outstanding at December 31, 2023 |
|
$ |
|
|||||||||||
| Granted |
|
|
||||||||||||
| Exercised/Vested |
(
|
|
||||||||||||
| Forfeited |
(
|
|
||||||||||||
| Total nonvested share awards outstanding at December 31, 2024 |
|
$ |
|
|||||||||||
Share Awards and Vesting.
Share awards for employees generally vest over
three years
and are valued at the market value of the shares on the grant date. In the event the holder of the share awards attains at least age 65, and with respect to an employee, also attain at least ten or more years of service ("Retirement Eligibility") before the term in which the awards are scheduled to vest, the value of the share awards to such individual is amortized from the date of grant to the individual's Retirement Eligibility date. All new share awards granted after reaching Retirement Eligibility vest on the date of grant.
At December 31, 2024, 2023, and 2022, the weighted average fair value of share awards granted was $
96.31
, $
117.02
and $
161.91
, respectively. The total fair value of shares vested during the years ended December 31, 2024, 2023, and 2022 was approximately $
23.7
million, $
24.7
million, and $
19.4
million, respectively. At December 31, 2024, the unamortized value of previously issued unvested share awards was approximately $
13.7
million which is expected to be amortized over the next
two years
.
F-20
Employee Share Purchase Plan ("ESPP").
In May 2018, our shareholders approved the 2018 Employee Share Purchase Plan (the "2018 ESPP") which amends and restates our 1999 Employee Share Purchase Plan effective with the offering period commencing in June 2018. Under the 2018 ESPP, we may issue up to a total of approximately
500,000
common shares. The 2018 ESPP permits eligible employees to purchase our common shares either through payroll deductions or through semi-annual contributions. Each offering period has a six month duration commencing in June and December for which shares may be purchased at
85
% of the market value, as defined on the first or last day of the offering period, whichever price is lower. We currently use treasury shares to satisfy ESPP share requirements. Each participant must hold the shares purchased for nine months in order to receive the discount, and a participant may not purchase more than $
25,000
in value of shares during any plan year, as defined.
The following table presents information related to our ESPP:
| 2024 | 2023 | 2022 | |||||||||||||||
| Shares purchased |
|
|
|
||||||||||||||
| Weighted average fair value of shares purchased | $ |
|
$ |
|
$ |
|
|||||||||||
| Expense recorded (in millions) | $ |
|
$ |
|
$ |
|
|||||||||||
Rabbi Trust.
We established a rabbi trust for a select group of participants in which share awards granted under the share incentive plan and salary and other cash amounts earned may be deposited and was in use for deferrals made prior to 2005, including bonuses related to service in 2004 but paid in 2005. The rabbi trust was an irrevocable trust and no portion of the trust fund may be used for any purpose other than the delivery of those assets to the participants. The assets held in the rabbi trust are subject to the claims of our general creditors in the event of bankruptcy or insolvency.
The value of the assets of the rabbi trust is consolidated into our financial statements. Granted share awards held by the rabbi trust are classified in equity in a manner similar to the manner in which treasury stock is accounted. Subsequent changes in the fair value of the shares are not recognized. The deferred compensation obligation is classified as an equity instrument and changes in the fair value of the amount owed to the participant are not recognized. At December 31, 2024 and 2023, approximately
0.7
million and
1.0
million share awards, respectively, were held in the rabbi trust. Additionally, as of December 31, 2024 and 2023, the rabbi trust held trading securities totaling approximately $
13.2
million and $
9.7
million, respectively, which represents cash deferrals made by plan participants. Market value fluctuations on these trading securities are recognized in income in accordance with GAAP and the liability due to participants is adjusted accordingly.
At December 31, 2024 and December 31, 2023, approximately $
9.0
million and $
11.9
million, respectively, was required to be paid to us by plan participants upon the withdrawal of any assets from the rabbi trust, and is included in "Accounts receivable-affiliates" in our consolidated balance sheets.
Non-Qualified Deferred Compensation.
In 2004, we established a Non-Qualified Deferred Compensation Plan which is an unfunded arrangement established and maintained primarily for the benefit of a select group of participants. Eligible participants commence participation in this plan on the date the deferral election first becomes effective. We credit to the participant's account an amount equal to the amount designated as the participant's deferral for the plan year as indicated in the participant's deferral election(s). Any modification to or termination of the plan will not reduce a participant's right to any vested amounts already credited to his or her account. Approximately
1.2
million and
1.1
million share awards were held in the plan at December 31, 2024 and 2023, respectively. Additionally, as of December 31, 2024 and 2023, the plan held trading securities totaling approximately $
120.9
million and $
122.3
million, respectively, which represents cash deferrals made by plan participants and diversification of share awards within the plan to trading securities. The value of this plan is recorded in other assets, net, within our consolidated balance sheets. Market value fluctuations on these trading securities are recognized in income in accordance with GAAP and the liability due to participants is adjusted accordingly. The assets held in the Non-Qualified Deferred Compensation Plan are subject to the claims of our general creditors in the event of bankruptcy or insolvency.
F-21
11. Fair Value Measurements
The following disclosures present information about our fair value measurements using the inputs and fair value hierarchy discussed in
Note 2. "Summary of Significant Accounting Policies and Recent Accounting Pronouncements"
.
Recurring Fair Value Disclosures.
The following table presents information about our financial instruments measured at fair value on a recurring basis as of December 31, 2024 and 2023.
Financial Instruments Measured at Fair Value on a Recurring Basis
| December 31, 2024 | December 31, 2023 | ||||||||||||||||||||||||||||||||||||||||||||||
| (in millions) |
Quoted
Prices in Active Markets for Identical Assets (Level 1) |
Significant
Other Observable Inputs (Level 2) |
Significant
Unobservable Inputs (Level 3) |
Total |
Quoted
Prices in Active Markets for Identical Assets (Level 1) |
Significant
Other Observable Inputs (Level 2) |
Significant
Unobservable Inputs (Level 3) |
Total | |||||||||||||||||||||||||||||||||||||||
| Other Assets | |||||||||||||||||||||||||||||||||||||||||||||||
|
Deferred compensation plan investments
(1)
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
|||||||||||||||||||||||||||||||
| Derivative financial instruments (fair value hedge) |
|
|
|
$ |
|
|
|
|
$ |
|
|||||||||||||||||||||||||||||||||||||
| Other Liabilities | |||||||||||||||||||||||||||||||||||||||||||||||
| Derivative financial instruments (cash flow hedge) |
|
|
|
|
$ |
|
|
|
|
|
|
|
|
$ |
|
||||||||||||||||||||||||||||||||
(1)
Approximately $
17.7
million and $
10.9
million of participant cash was withdrawn from our deferred compensation plan investments during the years ended December 31, 2024 and 2023, respectively.
Nonrecurring Fair Value Disclosures.
During the year ended December 31, 2024, we recognized an impairment of approximately $
41.0
million related to
three
land holdings, as further disclosed in
Note 7. "Acquisitions, Dispositions, and Impairments"
. The fair market value of the impaired land holdings totaled approximately $
46.7
million, which was determined using Level 3 inputs primarily based on comparable sales. We did not have any non-recurring fair value measurements during the year ended December 31, 2023.
Financial Instrument Fair Value Disclosures.
The following table presents the carrying and estimated fair values of our notes payable at December 31, 2024 and 2023.
| December 31, 2024 | December 31, 2023 | ||||||||||||||||||||||
| (in millions) |
Carrying
Value |
Estimated
Fair Value |
Carrying
Value |
Estimated
Fair Value |
|||||||||||||||||||
| Fixed rate notes payable | $ |
|
$ |
|
$ |
|
$ |
|
|||||||||||||||
|
Floating rate notes payable
(1)
|
|
|
|
|
|||||||||||||||||||
12. Net Change in Operating Accounts
The effect of changes in the operating accounts and other on cash flows from operating activities is as follows:
| Year Ended December 31, | |||||||||||||||||
| (in thousands) | 2024 | 2023 | 2022 | ||||||||||||||
| Change in assets: | |||||||||||||||||
| Other assets, net | $ |
(
|
$ |
(
|
$ |
(
|
|||||||||||
| Change in liabilities: | |||||||||||||||||
| Accounts payable and accrued expenses |
(
|
|
(
|
||||||||||||||
| Accrued real estate taxes |
(
|
|
|
||||||||||||||
| Other liabilities |
|
|
(
|
||||||||||||||
| Other |
|
|
|
||||||||||||||
| Change in operating accounts and other | $ |
|
$ |
|
$ |
|
|||||||||||
F-22
13. Commitments and Contingencies
Construction Contracts.
As of December 31, 2024, we estimate the additional cost to complete the
three
projects currently under construction to be approximately $
243.6
million. We expect to fund this amount through a combination of one or more of the following: cash flows generated from operations, draws on our unsecured revolving credit facility, the use of debt and equity offerings under our automatic shelf registration statement, proceeds from property dispositions, equity issued from our ATM programs, other unsecured borrowings, or secured mortgages.
Litigation
. We are subject to various legal proceedings and claims which arise in the ordinary course of business. Matters which arise out of allegation of bodily injury, property damage, and employment practices are generally covered by insurance. While the resolution of these legal proceedings and claims cannot be predicted with certainty, management currently believes the final outcome of such matters will not have a material adverse effect on our consolidated financial statements.
We have been named as a defendant in several cases alleging antitrust violations by RealPage, Inc. (“RealPage”), a seller of revenue management software and owners and/or operators of multifamily housing, including us, which utilize this software. The complaints allege collusion among the defendants to fix rents in violation of Section 1 of the Sherman Act. The U.S. Judicial Panel on Multidistrict Litigation has consolidated 43 cases, including those filed against us, into a single action in the United States District Court for the Middle District of Tennessee. Separate and apart from these private causes of action, on November 1, 2023, we, along with 13 other owners and/or operators of multifamily housing and RealPage were named as defendants in a lawsuit centering around the use of said revenue management software by the Attorney General of the District of Columbia. On February 28, 2024, we, along with 11 other owners and/or operators of multifamily housing and RealPage were named as defendants in a lawsuit centering around the use of said revenue management software by the Attorney General of Arizona. On January 7, 2025, we, along with six other owners and/or operators of multifamily housing, were named in a civil lawsuit brought by the U.S. Department of Justice and ten states against RealPage with similar allegations. Additionally, we have been informed by other state regulators they are investigating this matter. We believe these various lawsuits are without merit and we intend to vigorously defend against them. As these proceedings are in the early stages, it is not possible for the Company to predict the outcome nor is it possible to estimate the amount of loss, if any, which may be associated with an adverse decision in any of these cases.
Other Commitments and Contingencies.
In the ordinary course of our business, we issue letters of intent indicating a willingness to negotiate for acquisitions, dispositions, or joint ventures and also enter into arrangements contemplating various transactions. Such letters of intent and other arrangements are non-binding as to either party unless and until a definitive contract is entered into by the parties. Even if definitive contracts relating to the purchase or sale of real property are entered into, these contracts generally provide the purchaser with time to evaluate the property and conduct due diligence, during which periods the purchaser will have the ability to terminate the contracts without penalty or forfeiture of any deposit or earnest money. There can be no assurance definitive contracts will be entered into with respect to any matter covered by letters of intent or we will consummate any transaction contemplated by any definitive contract. Furthermore, due diligence periods for real property are frequently extended as needed. An acquisition or sale of real property becomes probable at the time the due diligence period expires and the definitive contract has not been terminated. We are then at risk under a real property acquisition contract, but generally only to the extent of any earnest money deposits associated with the contract, and are obligated to sell under a real property sales contract. At December 31, 2024, we had approximately $
2.6
million of earnest money deposits for potential acquisitions included in other assets, net in our consolidated balance sheet of which $
0.5
million is non-refundable.
Lease Commitments.
Substantially all of our operating leases recorded in our consolidated balance sheets are related to office facility leases. We had no significant changes to our lessee lease commitments for the year ended December 31, 2024. The lease and non-lease components, excluding short-term lease contracts with a duration of 12 months or less, are accounted for as a combined single component based upon the standalone price at the time the applicable lease is commenced and is recognized as a lease expense on a straight-line basis over the lease term. Most of our office facility leases include options to renew and generally are not included in the operating lease liabilities or ROU assets as they are not reasonably certain of being exercised. If an option to renew is exercised, it would be considered a separate contract and recognized based upon the standalone price at the time the option to renew is exercised. Variable lease payments which values are not known at lease commencement, such as executory costs of real estate taxes, property insurance, and common area maintenance, are expensed as incurred.
F-23
The following is a summary of our operating lease related information:
| ($ in millions) | As of December 31, | |||||||||||||||||||
| Balance sheet | Classification | 2024 | 2023 | |||||||||||||||||
| ROU assets, net | $ |
|
$ |
|
||||||||||||||||
| Operating lease liabilities | $ |
|
$ |
|
||||||||||||||||
| ($ in millions) | Year ended | |||||||||||||||||||
| Statement of income and comprehensive income | Classification | 2024 | 2023 | |||||||||||||||||
|
Rent expense related to operating lease liabilities
|
General and administrative expenses and property management expenses | $ |
|
$ |
|
|||||||||||||||
| Variable lease expense | General and administrative expenses and property management expenses |
|
|
|||||||||||||||||
| Total lease expense | $ |
|
$ |
|
||||||||||||||||
| ($ in millions) | Year ended | |||||||||||||||||||
| Statement of cash flows | Classification | 2024 | 2023 | |||||||||||||||||
| Cash flows from operating leases | Net cash from operating activities | $ |
|
$ |
|
|||||||||||||||
| Supplemental lease information | ||||||||||||||||||||
| Weighted average remaining lease term (years) |
|
|
||||||||||||||||||
|
Weighted average discount rate - operating leases
(1)
|
|
% |
|
% | ||||||||||||||||
(1)
We use a secured incremental borrowing rate, as defined by ASC 842, Leases, based on an estimated secured rate with applicable adjustments, as most of our lease contracts do not provide a readily determinable implicit rate.
The following is a summary of our maturities of our lease liabilities as of
December 31, 2024:
| (in millions) | |||||
| Year ending December 31, | Operating Leases | ||||
| 2025 | $ |
|
|||
| 2026 |
|
||||
| 2027 |
|
||||
| 2028 |
|
||||
| 2029 |
|
||||
| Thereafter |
|
||||
| Discount for time value |
(
|
||||
|
Lease liability as of December 31, 2024
(1)
|
$ |
|
|||
Employment Agreements.
At December 31, 2024, we had employment agreements with 13 of our senior officers, the terms of which expire at various times through August 20, 2025. These agreements provide for minimum salary levels as well as various incentive compensation arrangements, which are payable based on the attainment of specific goals. The agreements also provide for severance payments and 12 provide a gross-up payment, or equivalent, if certain situations occur, such as termination without cause, or termination due to a change of control. In the case of 11 of the agreements, the severance payment equals one times the respective current annual base salary in the case of termination without cause, 2.99 times the respective average annual base salary over the previous three fiscal years in the case of a change of control and a termination of employment or a material adverse change in the scope of their duties, and in the case of termination through death or disability, the severance equals one times the annual base salary and targeted cash bonus for eight agreements, and incentive bonus in the case of three agreements. In the case of the other two agreements, the severance payment generally equals 2.99 times the respective average annual compensation over the previous three fiscal years in connection with, among other things, a termination without cause, termination through death or disability, or a change of control, and the officer would be entitled to receive continuation and vesting of certain benefits in the case of such termination.
F-24
14. Reportable Segment
Each of our operating properties is considered a separate operating segment as each property earns revenues and incurs expenses, individual operating results are reviewed and discrete financial information is available. We do not distinguish or group our consolidated operations based on size or type and each community has similar long-term economic characteristics and provides similar products and services to our residents. Additionally, all of our operations are within the continental United States and no multifamily apartment community comprises more than
1.5
% of consolidated revenues. As a result, our operating properties are aggregated into a single reportable segment.
The CODMs include the President and Chief Financial Officer and the Executive Vice President - Chief Operating Officer. The CODMs primarily assess performance of the Company based upon net operating income ("NOI"). The measure of segment assets, as defined in ASU 2023-07, is reported on the balance sheets as total consolidated assets. NOI is measured as total property revenues less total property operating expenses as reported on the consolidated statements of income and comprehensive income. NOI excludes non-property revenues, other expenses, transactional gains and losses, equity in income of joint ventures, and income taxes. We consider NOI to be an appropriate measure of operating performance because it reflects the ongoing profitability and performance of our communities without an allocation of corporate level management expense or general and administrative costs. The CODMs utilize NOI to evaluate year-over-year growth of our communities from prior periods, as well as to monitor budget to actual results in assessing performance, allocating resources, and establishing compensation.
The following table details NOI and significant expenses for the years ended December 31:
| (in thousands) | 2024 | 2023 | 2022 | |||||||||||||||||
| Property revenues | $ |
|
$ |
|
$ |
|
||||||||||||||
| Property expenses: | ||||||||||||||||||||
| Real estate taxes |
(
|
(
|
(
|
|||||||||||||||||
| Salaries and benefits for on-site employees |
(
|
(
|
(
|
|||||||||||||||||
| Utilities |
(
|
(
|
(
|
|||||||||||||||||
| Repairs and maintenance |
(
|
(
|
(
|
|||||||||||||||||
|
Other non-significant property segment expenses
(a)
|
(
|
(
|
(
|
|||||||||||||||||
| Net operating income |
|
|
|
|||||||||||||||||
| Non-property income/(loss) |
|
|
(
|
|||||||||||||||||
|
Other expenses
(b)
|
(
|
(
|
(
|
|||||||||||||||||
| Interest expense |
(
|
(
|
(
|
|||||||||||||||||
| Depreciation and amortization |
(
|
(
|
(
|
|||||||||||||||||
| Impairment associated with land development activities |
(
|
|
|
|||||||||||||||||
| Loss on early retirement of debt |
(
|
(
|
|
|||||||||||||||||
| Gain on sale of operating properties |
|
|
|
|||||||||||||||||
| Gain on acquisition of unconsolidated joint venture interests |
|
|
|
|||||||||||||||||
| Equity in income of joint ventures |
|
|
|
|||||||||||||||||
| Income tax expense |
(
|
(
|
(
|
|||||||||||||||||
| Net income | $ |
|
$ |
|
$ |
|
||||||||||||||
(a) Other non-significant property segment expenses, include the following other property and maintenance expenses: property insurance, marketing and leasing, property general and administrative, and other property expenses.
(b) Other expenses include property management, fee and asset management, general and administrative, and expense/(benefit) on deferred compensation plans.
F-25
|
Camden Property Trust
Real Estate and Accumulated Depreciation As of December 31, 2024 ($ amounts in thousands) |
Schedule III | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Initial Cost | Total Cost | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Land |
Building/
Construction in Progress & Improvements |
Cost
Subsequent to Acquisition/ Construction |
Land |
Building/
Construction in Progress & Improvements |
Total |
Accumulated
Depreciation |
Total Cost,
Net of Accumulated Depreciation |
Encumbrances |
Year of
Completion/ Acquisition |
||||||||||||||||||||||||||||||||||||||||||||||||||
| Current communities: | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| ARIZONA | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Phoenix/Scottsdale | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Chandler | $ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ | — |
|
||||||||||||||||||||||||||||||||||||||||
| Camden Copper Square |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Foothills |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Legacy |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Montierra |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden North End |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden North End II |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Old Town Scottsdale |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Pecos Ranch |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden San Marcos |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden San Paloma |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Sotelo |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Tempe |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Tempe II |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| CALIFORNIA | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Los Angeles/Orange County | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Crown Valley |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Glendale |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Harbor View |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Main and Jamboree |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| The Camden |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| San Diego/Inland Empire | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Hillcrest |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Landmark |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Old Creek |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Sierra at Otay Ranch |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Tuscany |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Vineyards |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| COLORADO | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Denver | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Belleview Station |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Caley |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Denver West |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Flatirons | $ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ | — |
|
||||||||||||||||||||||||||||||||||||||||
| Camden Highlands Ridge |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Interlocken |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Lakeway |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Lincoln Station |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden RiNo |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| WASHINGTON DC METRO | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Ashburn Farm |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden College Park |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Dulles Station |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Fair Lakes |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Fairfax Corner |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Fallsgrove |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Grand Parc |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Lansdowne |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Monument Place |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden NoMa |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden NoMa II |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Potomac Yard |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Roosevelt |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Shady Grove |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Silo Creek |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden South Capitol |
|
|
|
|
|
|
|
|
|
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Washingtonian |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| FLORIDA | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Southeast Florida | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Atlantic |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Aventura |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Boca Raton |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Brickell |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Doral |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Doral Villas |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Las Olas |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Plantation |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Portofino |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Orlando | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Hunter's Creek |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Lago Vista |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Lake Eola | $ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ | — |
|
||||||||||||||||||||||||||||||||||||||||
| Camden LaVina |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Lee Vista |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden North Quarter |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Orange Court |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Thornton Park |
|
|
|
|
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|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Town Square |
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|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Waterford Lakes |
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|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden World Gateway |
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|
|
|
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|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Tampa/St. Petersburg | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Bay |
|
|
|
|
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|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Central |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Montague |
|
|
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|
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|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Pier District |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Preserve |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Royal Palms |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Visconti |
|
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|
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|
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Westchase Park |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| GEORGIA | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Atlanta | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Brookwood |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Buckhead |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Buckhead Square |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Creekstone |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Deerfield |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Dunwoody |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Fourth Ward |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Midtown Atlanta |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Paces |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Peachtree City |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Phipps |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Shiloh |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden St. Clair |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Stockbridge |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| NORTH CAROLINA | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Charlotte | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Ballantyne |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Cotton Mills |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| CoWork by Camden | $ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ | — |
|
||||||||||||||||||||||||||||||||||||||||
| Camden Dilworth |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Fairview |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Foxcroft |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Foxcroft II |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Gallery |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Grandview |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Grandview II |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden NoDa |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Sedgebrook |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden South End |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Southline |
|
|
|
|
|
|
|
|
|
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Stonecrest |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Touchstone |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Raleigh | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Asbury Village |
|
|
|
|
|
|
|
|
|
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Carolinian |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Crest |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Durham |
|
|
|
|
|
|
|
|
|
||||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Governor's Village |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Lake Pine |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Manor Park |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Overlook |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Reunion Park |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Westwood |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| TENNESSEE | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Nashville | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Franklin Park |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Music Row |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| TEXAS | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Austin | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Amber Oaks |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Amber Oaks II |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Brushy Creek |
|
|
|
|
|
|
|
|
|
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Cedar Hills |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Gaines Ranch |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Huntingdon |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden La Frontera |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Lamar Heights | $ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ | — |
|
||||||||||||||||||||||||||||||||||||||||
| Camden Rainey Street |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Shadow Brook |
|
|
|
|
|
|
|
|
|
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Stoneleigh |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Dallas/Fort Worth | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Addison |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Belmont |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Buckingham |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Centreport |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Cimarron |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Design District |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Farmers Market |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Greenville |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Henderson |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Legacy Creek |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Legacy Park |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Panther Creek |
|
|
|
|
|
|
|
|
|
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Riverwalk |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Valley Park |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Victory Park |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Houston | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Camden City Centre |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden City Centre II |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Cypress Creek |
|
|
|
|
|
|
|
|
|
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Cypress Creek II |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Downs at Cinco Ranch |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Downtown |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Grand Harbor |
|
|
|
|
|
|
|
|
|
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Greenway |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Heights |
|
|
|
|
|
|
|
|
|
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Highland Village |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Holly Springs |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Long Meadow Farms |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden McGowen Station |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Midtown |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Northpointe |
|
|
|
|
|
|
|
|
|
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Plaza |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Post Oak |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Royal Oaks | $ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ | — |
|
||||||||||||||||||||||||||||||||||||||||
| Camden Royal Oaks II |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Spring Creek |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Stonebridge |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Sugar Grove |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Travis Street |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Vanderbilt |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Whispering Oaks |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Woodmill Creek |
|
|
|
|
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Woodson Park |
|
|
|
|
|
|
|
|
|
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Camden Yorktown |
|
|
|
|
|
|
|
|
|
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Total current communities: | $ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
|||||||||||||||||||||||||||||||||||||||||
| Communities under construction: | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Name / location | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
|
Camden Village District
Raleigh, NC |
— |
|
— | — |
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
|
Camden South Charlotte
Charlotte, NC |
— |
|
— | — |
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
|
Camden Blakeney
Charlotte, NC |
— |
|
— | — |
|
|
|
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Total communities under construction: | $ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ | — | |||||||||||||||||||||||||||||||||||||||||
| Development pipeline communities: | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Name/location | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
|
Camden Nations
Nashville, TN |
— |
|
— | — |
|
|
— |
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
|
Camden Baker
Denver, CO |
— |
|
— | — |
|
|
— |
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
|
Camden Gulch
Nashville, TN |
— |
|
— | — |
|
|
— |
|
— |
|
|||||||||||||||||||||||||||||||||||||||||||||||||
| Total development pipeline communities: | $ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ | — | |||||||||||||||||||||||||||||||||||||||||
| Land Holdings | $ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ | — | N/A | ||||||||||||||||||||||||||||||||||||||||
| Corporate | $ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ | — | N/A | ||||||||||||||||||||||||||||||||||||||||
| $ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ | — | ||||||||||||||||||||||||||||||||||||||||||
| TOTAL | $ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
$ |
|
|||||||||||||||||||||||||||||||||||||||||
S-1
|
Camden Property Trust
Real Estate and Accumulated Depreciation As of December 31, 2023 (in thousands) |
Schedule III | ||||
The changes in total real estate assets for the years ended December 31:
| 2024 | 2023 | 2022 | |||||||||||||||
| Balance, beginning of period | $ |
|
$ |
|
$ |
|
|||||||||||
| Additions during period: | |||||||||||||||||
| Acquisition of operating properties |
|
|
|
||||||||||||||
| Development and repositions |
|
|
|
||||||||||||||
| Improvements |
|
|
|
||||||||||||||
| Deductions during period: | |||||||||||||||||
| Cost of real estate disposed |
(
|
(
|
(
|
||||||||||||||
| Impairment |
(
|
|
|
||||||||||||||
| Balance, end of period | $ |
|
$ |
|
$ |
|
|||||||||||
|
The changes in accumulated depreciation for the years ended December 31:
|
|||||||||||||||||
| 2024 | 2023 | 2022 | |||||||||||||||
| Balance, beginning of period | $ |
|
$ |
|
$ |
|
|||||||||||
| Depreciation of real estate assets |
|
|
|
||||||||||||||
| Dispositions |
(
|
(
|
(
|
||||||||||||||
| Balance, end of period | $ |
|
$ |
|
$ |
|
|||||||||||
The aggregate cost for federal income tax purposes at December 31, 2024 was $
11.3
billion.
S-2
|
Camden Property Trust
Mortgage Loans on Real Estate As of December 31, 2024 |
Schedule IV | |||||||||||||||||||||||||||||||
|
($ in thousands)
Description
|
Interest Rate |
Final Maturity Date
(a)
|
Periodic payment terms |
Face amount of
mortgages |
Carrying amount of
mortgages
(b)
|
|||||||||||||||||||||||||||
|
Parking Garage
Developer advances Houston, TX |
(c) |
|
(d) | $ |
|
$ |
|
|||||||||||||||||||||||||
(a) The loan was paid in August 2024.
(b) The aggregate cost at December 31, 2024 for federal income tax purposes was $
0
.
(c) This loan bore interest at
7
%.
(d) Payments consisted of annual interest and principal payments.
Changes in mortgage loans for the years ended December 31 are summarized below:
| 2024 | 2023 | 2022 | |||||||||||||||
| Balance, beginning of period | $ |
|
$ |
|
$ |
|
|||||||||||
| Deductions: | |||||||||||||||||
| Collections of principal |
(
|
(
|
(
|
||||||||||||||
| Balance, end of period | $ |
|
$ |
|
$ |
|
|||||||||||
S-3