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Segment Information | 9 Months Ended
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Sep. 30, 2025
Notes To Financial Statements [Abstract] |
Segment Information | 11. Segment Information As of September 30, 2025, the Company owned and operated 293 multifamily apartment communities (which does not include development communities under construction) in 16 different states from which it derived all significant sources of earnings and operating cash flows. The Company views each consolidated apartment community as an operating segment. The Company’s chief operating decision maker, which is the Company’s Chief Executive Officer, evaluates performance and determines resource allocations of each of the apartment communities on a Same Store and Non-Same Store and Other basis, as well as an individual apartmen t community basis. The Company has aggregated its operating segments into two reportable segments as management believes the apartment communities in each reportable segment generally have similar economic characteristics, facilities, services and residents. The following reflects the two reportable segments for the Company: • Same Store includes communities that the Company has owned and have been stabilized for at least a full 12 months as of the first day of the calendar year. • Non-Same Store and Other includes recently acquired communities, communities being developed or in lease-up, communities that have been disposed of or identified for disposition, communities that have experienced a significant casualty loss and stabilized communities that do not meet the requirements to be Same Store communities. Also included in Non-Same Store and Other are non-multifamily activities and expenses related to severe weather events, including hurricanes and winter storms. On the first day of each calendar year, the Company determines the composition of its Same Store and Non-Same Store and Other reportable segments for that year as well as adjusts the previous year, which allows the Company to evaluate full period-over-period operating comparisons. Communities previously in development or lease-up are added to the Same Store segment on the first day of the calendar year after the community has been owned and stabilized for at least a full 12 months. Communities are considered stabilized when achieving 90% average physical occupancy for 90 days. The chief operating decision maker utilizes net operating income, or NOI, in evaluating the performance of the operating segments. Total NOI represents total property revenues less total property operating expenses, excluding depreciation and amortization, for all properties held during the period regardless of their status as held for sale. Management believes that NOI is a helpful tool in evaluating the operating performance of the segments because it measures the core operations of property performance by excluding corporate level expenses and other items not directly related to property operating performance. Revenues and NOI for each reportable segment for the three and nine months ended September 30, 2025 and 2024 were as follows (in thousands):
|  | Three months ended September 30, |  |  | Nine months ended September 30, |
|  | 2025 |  |  | 2024 |  |  | 2025 |  |  | 2024 |
Revenues: |  |  |  |  |  |  |  |  |  |  |  |
Same Store |  |  |  |  |  |  |  |  |  |  |  |
Rental revenues |  | $ | 517,258 |  |  | $ | 518,924 |  |  | $ | 1,547,421 |  |  | $ | 1,551,887 |
Other property revenues |  |  | 3,603 |  |  |  | 3,354 |  |  |  | 11,220 |  |  |  | 9,344 |
Total Same Store revenues |  |  | 520,861 |  |  |  | 522,278 |  |  |  | 1,558,641 |  |  |  | 1,561,231 |
Non-Same Store and Other |  |  |  |  |  |  |  |  |  |  |  |
Rental revenues |  |  | 33,238 |  |  |  | 28,455 |  |  |  | 93,656 |  |  |  | 78,098 |
Other property revenues |  |  | 274 |  |  |  | 393 |  |  |  | 1,273 |  |  |  | 1,854 |
Total Non-Same Store and Other revenues |  |  | 33,512 |  |  |  | 28,848 |  |  |  | 94,929 |  |  |  | 79,952 |
Total rental and other property revenues |  | $ | 554,373 |  |  | $ | 551,126 |  |  | $ | 1,653,570 |  |  | $ | 1,641,183 |
Expenses: |  |  |  |  |  |  |  |  |  |  |  |
Same Store |  |  |  |  |  |  |  |  |  |  |  |
Real estate taxes |  | $ | 65,852 |  |  | $ | 64,796 |  |  | $ | 198,207 |  |  | $ | 200,619 |
Personnel |  |  | 44,715 |  |  |  | 42,853 |  |  |  | 129,548 |  |  |  | 123,589 |
Utilities |  |  | 37,166 |  |  |  | 35,917 |  |  |  | 104,693 |  |  |  | 100,320 |
Building repair and maintenance |  |  | 27,328 |  |  |  | 26,696 |  |  |  | 76,921 |  |  |  | 74,498 |
Office operations |  |  | 8,699 |  |  |  | 8,763 |  |  |  | 27,579 |  |  |  | 25,639 |
Insurance |  |  | 7,807 |  |  |  | 8,284 |  |  |  | 24,719 |  |  |  | 24,564 |
Marketing |  |  | 7,266 |  |  |  | 7,063 |  |  |  | 22,539 |  |  |  | 21,142 |
Total Same Store expenses |  |  | 198,833 |  |  |  | 194,372 |  |  |  | 584,206 |  |  |  | 570,371 |
Non-Same Store and Other |  |  |  |  |  |  |  |  |  |  |  |
Total Non-Same Store and Other expenses |  |  | 17,231 |  |  |  | 17,189 |  |  |  | 47,865 |  |  |  | 44,788 |
Total property operating expenses, excluding depreciation and amortization |  | $ | 216,064 |  |  | $ | 211,561 |  |  | $ | 632,071 |  |  | $ | 615,159 |
Net Operating Income: |  |  |  |  |  |  |  |  |  |  |  |
Same Store NOI |  | $ | 322,028 |  |  | $ | 327,906 |  |  | $ | 974,435 |  |  | $ | 990,860 |
Non-Same Store and Other NOI |  |  | 16,281 |  |  |  | 11,659 |  |  |  | 47,064 |  |  |  | 35,164 |
Total NOI |  |  | 338,309 |  |  |  | 339,565 |  |  |  | 1,021,499 |  |  |  | 1,026,024 |
Depreciation and amortization |  |  | (156,650 | ) |  |  | (146,722 | ) |  |  | (462,521 | ) |  |  | (434,764 | )
Property management expenses |  |  | (18,183 | ) |  |  | (17,265 | ) |  |  | (56,272 | ) |  |  | (54,461 | )
General and administrative expenses |  |  | (12,525 | ) |  |  | (12,728 | ) |  |  | (40,957 | ) |  |  | (42,444 | )
Interest expense |  |  | (46,277 | ) |  |  | (42,726 | ) |  |  | (136,549 | ) |  |  | (124,352 | )
Gain (loss) on sale of depreciable real estate assets |  |  | — |  |  |  | — |  |  |  | 71,842 |  |  |  | (25 | )
Other non-operating (expense) income |  |  | (1,253 | ) |  |  | (1,678 | ) |  |  | 4,303 |  |  |  | 2,604 |
Income tax expense |  |  | (1,766 | ) |  |  | (670 | ) |  |  | (3,404 | ) |  |  | (3,485 | )
Income from real estate joint venture |  |  | 389 |  |  |  | 454 |  |  |  | 1,384 |  |  |  | 1,405 |
Net income attributable to noncontrolling interests |  |  | (2,506 | ) |  |  | (3,035 | ) |  |  | (9,987 | ) |  |  | (9,605 | )
Dividends to MAA Series I preferred shareholders |  |  | (922 | ) |  |  | (922 | ) |  |  | (2,766 | ) |  |  | (2,766 | )
Net income available for MAA common shareholders |  | $ | 98,616 |  |  | $ | 114,273 |  |  | $ | 386,572 |  |  | $ | 358,131 |
Assets for each reportable segment as of September 30, 2025 and December 31, 2024 were as follows (in thousands):
|  | September 30, 2025 |  |  | December 31, 2024 |
Assets: |  |  |  |  |  |
Same Store |  | $ | 9,674,900 |  |  | $ | 9,840,140 |
Non-Same Store and Other |  |  | 2,096,691 |  |  |  | 1,814,597 |
Corporate |  |  | 154,994 |  |  |  | 157,632 |
Total assets |  | $ | 11,926,585 |  |  | $ | 11,812,369 |

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- Definition The entire disclosure for reporting segments including data and tables. 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