EX-99.1 2 exhibit991earningsrelease4.htm EX-99.1
CAMDEN PROPERTY TRUST ANNOUNCES 2023 OPERATING RESULTS,
2024 FINANCIAL OUTLOOK, AND FIRST QUARTER 2024 DIVIDEND
Houston, Texas (February 1, 2024) - Camden Property Trust (NYSE:CPT) (the "Company") announced today operating results for the three and twelve months ended December 31, 2023. Net Income Attributable to Common Shareholders (“EPS”), Funds from Operations (“FFO”), Core Funds from Operations ("Core FFO"), and Core Adjusted Funds from Operations (“Core AFFO”) for the three and twelve months ended December 31, 2023 are detailed below. A reconciliation of EPS to FFO, Core FFO, and Core AFFO is included in the financial tables accompanying this press release.

| Three Months Ended | Twelve Months Ended
| December 31, | December 31,
Per Diluted Share | 2023 | 2022 | 2023 | 2022
EPS | $2.03 | $0.42 | $3.70 | $6.04
FFO | $1.72 | $1.74 | $6.78 | $6.59
Core FFO | $1.73 | $1.74 | $6.82 | $6.52
Core AFFO | $1.44 | $1.48 | $5.94 | $5.69

| Three Months Ended | 4Q23 Guidance | 4Q23 Guidance
Per Diluted Share | December 31, 2023 | Midpoint | Variance
EPS | $2.03 | $0.39 | $1.64
FFO | $1.72 | $1.72 | $0.00
Core FFO | $1.73 | $1.72 | $0.01

| Quarterly Growth | Sequential Growth | Year-To-Date Growth
Same Property Results | 4Q23 vs. 4Q22 | 4Q23 vs. 3Q23 | 2023 vs. 2022
Revenues | 2.6% | (0.6)% | 5.1%
Expenses | 7.7% | (2.2)% | 6.7%
Net Operating Income ("NOI") | 0.0% | 0.3% | 4.3%

Same Property Results | 4Q23 | 4Q22 | 3Q23
Occupancy | 94.9% | 95.8% | 95.6%

For 2023, the Company defines same property communities as communities wholly-owned and stabilized since January 1, 2022, excluding communities under redevelopment and properties held for sale. A reconciliation of net income to NOI and same property NOI is included in the financial tables accompanying this press release.
Operating Statistics - Same Property Portfolio

New Lease and Renewal Data - Date Signed (1) | January 2024* | January 2023 | 4Q23 | 4Q22
Signed New Lease Rates | (3.8)% | 1.8% | (4.3)% | 4.0%
Signed Renewal Rates | 3.6% | 7.1% | 3.9% | 8.3%
Signed Blended Lease Rates | (0.3)% | 4.1% | (0.6)% | 6.1%
New Lease and Renewal Data - Date Effective (2) | January 2024* | January 2023 | 4Q23 | 4Q22
Effective New Lease Rates | (4.4)% | 1.1% | (3.9)% | 5.2%
Effective Renewal Rates | 3.7% | 8.4% | 4.4% | 10.2%
Effective Blended Lease Rates | (0.6)% | 4.8% | 0.1% | 7.5%

1

*Data as of January 31, 2024
(1) Average change in same property new lease and renewal rates vs. expiring lease rates when signed.
(2) Average change in same property new lease and renewal rates vs. expiring lease rates when effective.

Occupancy, Bad Debt and Turnover Data | January 2024* | January 2023 | 4Q23 | 4Q22
Occupancy | 95.0% | 95.3% | 94.9% | 95.8%
Bad Debt | N/A | 1.6% | 1.1% | 1.6%
Annualized Gross Turnover | 41% | 44% | 44% | 44%
Annualized Net Turnover | 31% | 36% | 34% | 37%

*Data as of January 31, 2024
Development Activity
During the quarter, construction was completed at Camden NoDa in Charlotte, NC. Additionally, leasing began at Camden Woodmill Creek in The Woodlands, TX and leasing continued at Camden Durham in Durham, NC.
Development Communities - Construction Completed and Project in Lease-Up ($ in millions)

|  | Total | Total | % Leased
Community Name | Location | Homes | Cost | as of 1/31/2024
Camden NoDa | Charlotte, NC | 387 |  | $107.6 | 89 | %

Development Communities - Construction Ongoing ($ in millions)

|  | Total | Total | % Leased
Community Name | Location | Homes | Estimated Cost | as of 1/31/2024
Camden Durham | Durham, NC | 420 |  | $145.0 | 17 | %
Camden Woodmill Creek | The Woodlands, TX | 189 |  | 75.0 | 15 | %
Camden Village District | Raleigh, NC | 369 |  | 138.0 |
Camden Long Meadow Farms | Richmond, TX | 188 |  | 80.0 |
Total |  | 1,166 | $438.0 |

Disposition Activity
During the quarter, the Company disposed of a 714-apartment home community in Costa Mesa, CA for approximately $232.0 million and recognized a gain of approximately $176.4 million. In February 2024, Camden expects to close on a planned disposition of a 592-apartment home community in Atlanta, GA for approximately $115.0 million.
Capital Markets Transactions
During the quarter, the Company issued $500 million senior unsecured notes due 2026. These three-year notes were issued at 99.997% of par value with a coupon of 5.850%, a yield of 5.85%, and effective interest rate of 6.08% per annum after giving effect to deducting the underwriting discounts and other expenses of the offering. In connection with the offering of the notes, Camden initiated a forward interest rate swap agreement with an aggregate notional amount of $500 million. Under the interest rate swap agreement, the Company receives a fixed rate of 5.85% and pays a floating interest rate of daily compounded SOFR plus 1.12%.
Subsequent to quarter-end, the Company issued $400 million senior unsecured notes due 2034. These ten-year notes were issued at 99.638% of par value with a coupon of 4.900%, a yield of 4.94%, and effective interest rate of 5.06% per annum after giving effect to deducting the underwriting discounts and other expenses of the offering. Also subsequent to quarter-end, the Company repaid the outstanding balance on its $300 million unsecured term loan and repaid its 4.36% $250 million senior unsecured notes payable which matured in January 2024.
Liquidity Analysis
As of December 31, 2023, Camden had over $1.4 billion of liquidity comprised of approximately $259.7 million in cash and cash equivalents, and nearly $1.2 billion of availability under its unsecured credit facility. At quarter-end, the Company had $137.6 million left to fund under its existing wholly-owned development pipeline.
2

Earnings Guidance
Camden provided initial earnings guidance for 2024 based on its current and expected views of the apartment market and general economic conditions, and provided guidance for first quarter 2024 as detailed below. Expected EPS excludes gains, if any, from future real estate transactions.

| 1Q24 | 2024 |  |
Per Diluted Share | Range | Range | Midpoint |  |
EPS | $0.74 - $0.78 | $1.72 - $2.02 | $1.87 |  |
FFO | $1.62 - $1.66 | $6.54 - $6.84 | $6.69 |  |
Core FFO(1) | $1.65 - $1.69 | $6.59 - $6.89 | $6.74 |  |

(1) The Company's 2024 core FFO guidance includes approximately $0.05 per share of non-core adjustments for casualty-related expenses, legal costs, loss on early retirement of debt, and expensed pursuit costs.

|  | 2024 |  |
Same Property Growth Guidance | Range | Midpoint |  |
Revenues |  | 0.50% - 2.50% | 1.50% |  |
Expenses |  | 3.75% - 5.25% | 4.50% |  |
NOI |  | (1.50%) - 1.50% | 0.00% |  |

Camden intends to update its earnings guidance to the market on a quarterly basis. Additional information on the Company’s 2024 financial outlook including key assumptions for same property growth and a reconciliation of expected EPS to expected FFO and expected Core FFO are included in the financial tables accompanying this press release.
Quarterly Dividend Declaration
Camden's Board of Trust Managers declared a first quarter 2024 dividend of $1.03 per common share payable on April 17, 2024 to shareholders of record as of March 29, 2024. In declaring the dividend, the Board of Trust Managers considered a number of factors, including the Company's past performance and future prospects, as described in this press release.
Conference Call
Friday, February 2, 2024 at 10:00 AM CT
Domestic Dial-In Number: (888) 317-6003; International Dial-In Number: (412) 317-6061; Passcode: 5105539
Webcast: https://investors.camdenliving.com
The Company strongly encourages interested parties to join the call via webcast in order to view any associated videos, slide presentations, etc. The dial-in phone line will be reserved for accredited analysts and investors who plan to pose questions to Management during the Q&A session of the call.
Supplemental financial information is available in the Investors section of the Company’s website under Earnings Releases or by calling Camden’s Investor Relations Department at (713) 354-2787.
Forward-Looking Statements
In addition to historical information, this press release contains forward-looking statements under the federal securities law. These statements are based on current expectations, estimates, and projections about the industry and markets in which Camden operates, management's beliefs, and assumptions made by management. Forward-looking statements are not guarantees of future performance and involve certain risks and uncertainties which are difficult to predict. Factors which may cause the Company’s actual results or performance to differ materially from those contemplated by forward-looking statements are described under the heading “Risk Factors” in Camden’s Annual Report on Form 10-K and in other filings with the Securities and Exchange Commission (SEC). Forward-looking statements made in today’s press release represent management’s current opinions at the time of this publication, and the Company assumes no obligation to update or supplement these statements because of subsequent events.
About Camden
Camden Property Trust, an S&P 500 Company, is a real estate company primarily engaged in the ownership, management, development, redevelopment, acquisition, and construction of multifamily apartment communities. Camden owns and operates 172 properties containing 58,634 apartment homes across the United States. Upon completion of 4 properties currently under development, the Company’s portfolio will increase to 59,800 apartment homes in 176 properties. Camden has been recognized as one of the 100 Best Companies to Work For® by FORTUNE magazine for 16 consecutive years, most recently ranking #33. For additional information, please contact Camden’s Investor Relations Department at (713) 354-2787 or access our website at camdenliving.com.
3

CAMDEN |  | OPERATING RESULTS
|  | (In thousands, except per share amounts)

(Unaudited)

| Three Months Ended December 31, |  | Twelve Months Ended December 31,
| 2023 | 2022 |  | 2023 | 2022
OPERATING DATA |  |  |  |  |
Property revenues (a) | $387,587 | $375,909 |  | $1,542,027 | $1,422,756
Property expenses |  |  |  |  |
Property operating and maintenance | 89,873 |  | 81,233 |  |  | 353,911 |  | 315,737 |
Real estate taxes | 46,664 |  | 45,896 |  |  | 195,009 |  | 182,344 |
Total property expenses | 136,537 |  | 127,129 |  |  | 548,920 |  | 498,081 |
Non-property income |  |  |  |  |
Fee and asset management | 1,078 |  | 931 |  |  | 3,451 |  | 5,188 |
Interest and other income | 322 |  | 138 |  |  | 879 |  | 3,019 |
Income/(loss) on deferred compensation plans | 9,981 |  | 8,813 |  |  | 15,398 |  | (19,637) |
Total non-property income/(loss) | 11,381 |  | 9,882 |  |  | 19,728 |  | (11,430) |
Other expenses |  |  |  |  |
Property management | 8,767 |  | 7,373 |  |  | 33,706 |  | 28,601 |
Fee and asset management | 440 |  | 426 |  |  | 1,717 |  | 2,516 |
General and administrative | 15,744 |  | 15,887 |  |  | 62,506 |  | 60,413 |
Interest | 33,968 |  | 30,668 |  |  | 133,395 |  | 113,424 |
Depreciation and amortization | 144,956 |  | 147,271 |  |  | 574,813 |  | 577,020 |
Expense/(benefit) on deferred compensation plans | 9,981 |  | 8,813 |  |  | 15,398 |  | (19,637) |
Total other expenses | 213,856 |  | 210,438 |  |  | 821,535 |  | 762,337 |
Loss on early retirement of debt | — |  | — |  |  | (2,513) |  | — |
Gain on sale of operating properties, including land | 176,497 |  | — |  |  | 225,416 |  | 36,372 |
Gain on acquisition of unconsolidated joint venture interests | — |  | — |  |  | — |  | 474,146 |
Equity in income of joint ventures | — |  | — |  |  | — |  | 3,048 |
Income from continuing operations before income taxes | 225,072 |  | 48,224 |  |  | 414,203 |  | 664,474 |
Income tax expense | (897) |  | (753) |  |  | (3,650) |  | (2,966) |
Net income | 224,175 |  | 47,471 |  |  | 410,553 |  | 661,508 |
Less income allocated to non-controlling interests | (1,845) |  | (1,762) |  |  | (7,244) |  | (7,895) |
Net income attributable to common shareholders | $222,330 |  | $45,709 |  |  | $403,309 |  | $653,613 |
CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME |  |  |  |  |
Net income | $224,175 | $47,471 |  | $410,553 | $661,508
Other comprehensive income |  |  |  |  |
Unrealized loss on cash flow hedging activities | (728) |  | — |  |  | (728) |  | — |
Unrealized gain (loss) and unamortized prior service cost on post retirement obligation | (183) |  | 489 |  |  | (183) |  | 489 |
Reclassification of net loss on cash flow hedging activities, prior service cost and net loss on post retirement obligation | 358 |  | 369 |  |  | 1,433 |  | 1,476 |
Comprehensive income | 223,622 |  | 48,329 |  |  | 411,075 |  | 663,473 |
Less income allocated to non-controlling interests | (1,845) |  | (1,762) |  |  | (7,244) |  | (7,895) |
Comprehensive income attributable to common shareholders | $221,777 |  | $46,567 |  |  | $403,831 |  | $655,578 |
PER SHARE DATA |  |  |  |  |
Total earnings per common share - basic | $2.04 |  | $0.42 |  |  | $3.71 |  | $6.07 |
Total earnings per common share - diluted | 2.03 |  | 0.42 |  |  | 3.70 |  | 6.04 |
Weighted average number of common shares outstanding: |  |  |  |  |
Basic | 108,698 |  | 108,467 |  |  | 108,653 |  | 107,605 |
Diluted | 110,312 |  | 108,512 |  |  | 109,399 |  | 108,388 |

(a) We elected to combine lease and non-lease components and thus present rental revenue in a single line item in our consolidated statements of income and comprehensive income. For the three months ended December 31, 2023, we recognized $387.6 million of property revenue which consisted of approximately $346.0 million of rental revenue and approximately $41.6 million of amounts received under contractual terms for other services considered to be non-lease components within our lease contracts. This compares to property revenue of $375.9 million recognized for the three months ended December 31, 2022, made up of approximately $336.0 million of rental revenue and approximately $39.9 million of amounts received under contractual terms for other services considered to be non-lease components within our lease contracts. For the twelve months ended December 31, 2023, we recognized $1,542.0 million of property revenue which consisted of approximately $1,374.0 million of rental revenue and approximately $168.0 million of amounts received under contractual terms for other services considered to be non-lease components within our lease contracts. This compares to the $1,422.8 million of property revenue recognized for the twelve months ended December 31, 2022, made up of approximately $1,266.0 million of rental revenue and approximately $156.8 million of amounts received under contractual terms for other services considered to be non-lease components within our lease contracts. Revenue related to utility rebilling to residents was $10.7 million and $10.0 million for the three months ended December 31, 2023 and 2022, respectively and was $42.0 million and $37.5 million for the twelve months ended December 31, 2023 and 2022, respectively.
Note: Please refer to the following pages for definitions and reconciliations of all non-GAAP financial measures presented in this document.
4

CAMDEN |  | FUNDS FROM OPERATIONS
|  | (In thousands, except per share and property data amounts)

(Unaudited)

| Three Months Ended December 31, |  | Twelve Months Ended December 31,
| 2023 | 2022 |  | 2023 | 2022
FUNDS FROM OPERATIONS |  |  |  |  |
Net income attributable to common shareholders | $222,330 |  | $45,709 |  |  | $403,309 |  | $653,613 |
Real estate depreciation and amortization | 141,892 |  | 144,105 |  |  | 562,654 |  | 565,913 |
Adjustments for unconsolidated joint ventures | — |  | — |  |  | — |  | 2,709 |
Income allocated to non-controlling interests | 1,845 |  | 1,762 |  |  | 7,244 |  | 7,895 |
Gain on sale of operating properties | (176,412) |  | — |  |  | (225,331) |  | (36,372) |
Gain on acquisition of unconsolidated joint venture interests | — |  | — |  |  | — |  | (474,146) |
Funds from operations | $189,655 |  | $191,576 |  |  | $747,876 |  | $719,612 |
Plus: Casualty-related expenses, net of recoveries | 683 |  | 625 |  |  | 1,186 |  | 2,282 |
Plus: Severance | — |  | — |  |  | — |  | 896 |
Plus: Legal costs and settlements, net of recoveries | 196 |  | — |  |  | 280 |  | 555 |
Plus: Loss on early retirement of debt | — |  | — |  |  | 2,513 |  | — |
Plus: Expensed development & other pursuit costs | — |  | — |  |  | 471 |  | — |
Less: Net below market lease amortization | — |  | (722) |  |  | — |  | (8,467) |
Less: Miscellaneous (income)/expense (a) | — |  | — |  |  | (364) |  | (2,071) |
Core funds from operations | $190,534 |  | $191,479 |  |  | $751,962 |  | $712,807 |
Less: recurring capitalized expenditures (b) | (31,927) |  | (29,033) |  |  | (97,094) |  | (90,715) |
Core adjusted funds from operations | $158,607 |  | $162,446 |  |  | $654,868 |  | $622,092 |
PER SHARE DATA |  |  |  |  |
Funds from operations - diluted | $1.72 |  | $1.74 |  |  | $6.78 |  | $6.59 |
Core funds from operations - diluted | 1.73 |  | 1.74 |  |  | 6.82 |  | 6.52 |
Core adjusted funds from operations - diluted | 1.44 |  | 1.48 |  |  | 5.94 |  | 5.69 |
Distributions declared per common share | 1.00 |  | 0.94 |  |  | 4.00 |  | 3.76 |
Weighted average number of common shares outstanding: |  |  |  |  |
FFO/Core FFO/Core AFFO - diluted | 110,312 |  | 110,117 |  |  | 110,269 |  | 109,261 |
PROPERTY DATA |  |  |  |  |
Total operating properties (end of period) (c) | 172 |  | 172 |  |  | 172 |  | 172 |
Total operating apartment homes in operating properties (end of period) (c) | 58,634 |  | 58,702 |  |  | 58,634 |  | 58,702 |
Total operating apartment homes (weighted average) | 59,245 |  | 58,621 |  |  | 59,068 |  | 56,566 |

(a) Activity relates to proceeds from a previously sold technology investment.
(b) Capital expenditures necessary to help preserve the value of and maintain the functionality at our communities.
(c) Includes joint ventures and properties held for sale, if any.
Note: Please refer to the following pages for definitions and reconciliations of all non-GAAP financial measures presented in this document.
5

CAMDEN |  | BALANCE SHEETS
|  | (In thousands)

(Unaudited)

| Dec 31, 2023 | Sep 30, 2023 | Jun 30, 2023 | Mar 31, 2023 | Dec 31, 2022
ASSETS |  |  |  |  |
Real estate assets, at cost |  |  |  |  |
Land | $1,711,873 |  | $1,732,804 |  | $1,727,182 |  | $1,722,881 |  | $1,716,273 |
Buildings and improvements | 10,993,390 |  | 10,963,667 |  | 10,848,837 |  | 10,778,795 |  | 10,674,619 |
| 12,705,263 |  | 12,696,471 |  | 12,576,019 |  | 12,501,676 |  | 12,390,892 |
Accumulated depreciation | (4,332,524) |  | (4,254,388) |  | (4,113,095) |  | (3,987,438) |  | (3,848,111) |
Net operating real estate assets | 8,372,739 |  | 8,442,083 |  | 8,462,924 |  | 8,514,238 |  | 8,542,781 |
Properties under development, including land | 486,864 |  | 499,761 |  | 516,543 |  | 515,134 |  | 524,981 |
Total real estate assets | 8,859,603 |  | 8,941,844 |  | 8,979,467 |  | 9,029,372 |  | 9,067,762 |
Accounts receivable – affiliates | 11,905 |  | 12,057 |  | 12,121 |  | 12,121 |  | 13,364 |
Other assets, net (a) | 244,182 |  | 237,594 |  | 239,958 |  | 226,394 |  | 229,371 |
Cash and cash equivalents | 259,686 |  | 14,600 |  | 20,326 |  | 20,419 |  | 10,687 |
Restricted cash | 8,361 |  | 8,369 |  | 8,531 |  | 6,863 |  | 6,751 |
Total assets | $9,383,737 |  | $9,214,464 |  | $9,260,403 |  | $9,295,169 |  | $9,327,935 |
LIABILITIES AND EQUITY |  |  |  |  |
Liabilities |  |  |  |  |
Notes payable |  |  |  |  |
Unsecured | $3,385,309 |  | $3,323,057 |  | $3,352,415 |  | $3,232,682 |  | $3,165,924 |
Secured | 330,127 |  | 330,071 |  | 330,015 |  | 515,134 |  | 514,989 |
Accounts payable and accrued expenses | 222,599 |  | 211,759 |  | 192,613 |  | 191,468 |  | 211,370 |
Accrued real estate taxes | 96,517 |  | 128,794 |  | 93,642 |  | 48,084 |  | 95,551 |
Distributions payable | 110,427 |  | 110,463 |  | 110,465 |  | 110,444 |  | 103,628 |
Other liabilities (b) | 186,987 |  | 175,341 |  | 189,711 |  | 193,804 |  | 179,552 |
Total liabilities | 4,331,966 |  | 4,279,485 |  | 4,268,861 |  | 4,291,616 |  | 4,271,014 |
Equity |  |  |  |  |
Common shares of beneficial interest | 1,156 |  | 1,156 |  | 1,156 |  | 1,156 |  | 1,156 |
Additional paid-in capital | 5,914,868 |  | 5,911,627 |  | 5,907,828 |  | 5,903,437 |  | 5,897,454 |
Distributions in excess of net income attributable to common shareholders | (613,651) |  | (727,117) |  | (666,218) |  | (648,457) |  | (581,532) |
Treasury shares | (320,364) |  | (320,702) |  | (320,675) |  | (321,431) |  | (328,684) |
Accumulated other comprehensive loss (c) | (1,252) |  | (699) |  | (1,057) |  | (1,415) |  | (1,774) |
Total common equity | 4,980,757 |  | 4,864,265 |  | 4,921,034 |  | 4,933,290 |  | 4,986,620 |
Non-controlling interests | 71,014 |  | 70,714 |  | 70,508 |  | 70,263 |  | 70,301 |
Total equity | 5,051,771 |  | 4,934,979 |  | 4,991,542 |  | 5,003,553 |  | 5,056,921 |
Total liabilities and equity | $9,383,737 |  | $9,214,464 |  | $9,260,403 |  | $9,295,169 |  | $9,327,935 |
(a) Includes net deferred charges of: | $5,879 |  | $6,481 |  | $7,033 |  | $7,710 |  | $8,413 |
(b) Includes deferred revenues of: | $1,030 |  | $1,167 |  | $1,239 |  | $1,348 |  | $304 |
(c) Represents the unrealized net loss and unamortized prior service costs on post retirement obligations, and unrealized net loss on cash flow hedging activities.

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CAMDEN |  | NON-GAAP FINANCIAL MEASURES
|  | DEFINITIONS & RECONCILIATIONS
|  | (In thousands, except per share amounts)

(Unaudited)
This document contains certain non-GAAP financial measures management believes are useful in evaluating an equity REIT's performance. Camden's definitions and calculations of non-GAAP financial measures may differ from those used by other REITs, and thus may not be comparable. The non-GAAP financial measures should not be considered as an alternative to net income as an indication of our operating performance, or to net cash provided by operating activities as a measure of our liquidity.
FFO
The National Association of Real Estate Investment Trusts (“NAREIT”) currently defines FFO as net income (computed in accordance with accounting principles generally accepted in the United States of America ("GAAP")), excluding depreciation and amortization related to real estate, gains (or losses) from the sale of certain real estate assets (depreciable real estate), impairments of certain real estate assets (depreciable real estate), gains or losses from change in control, 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 or losses on dispositions of depreciable real estate, 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
Core FFO represents FFO as further adjusted for items not considered part of our core business operations, such as casualty-related expenses, net of (recoveries), severance, legal costs and settlements, net of recoveries, loss on early retirement of debt, expensed development and other pursuit costs, net below market lease amortization, and miscellaneous (income)/expense adjustments. 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 their 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 Adjusted FFO
In addition to FFO & Core FFO, we compute Core Adjusted FFO ("Core AFFO") as a supplemental measure of operating performance. Core AFFO is calculated utilizing Core FFO less recurring capital expenditures which are necessary to help preserve the value of and maintain the functionality at our communities. 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. A reconciliation of FFO to Core FFO and Core AFFO is provided below:

| Three Months Ended December 31, |  | Twelve Months Ended December 31,
| 2023 | 2022 |  | 2023 | 2022
Net income attributable to common shareholders | $222,330 |  | $45,709 |  |  | $403,309 |  | $653,613 |
Real estate depreciation and amortization | 141,892 |  | 144,105 |  |  | 562,654 |  | 565,913 |
Adjustments for unconsolidated joint ventures | — |  | — |  |  | — |  | 2,709 |
Income allocated to non-controlling interests | 1,845 |  | 1,762 |  |  | 7,244 |  | 7,895 |
Gain on sale of operating properties | (176,412) |  | — |  |  | (225,331) |  | (36,372) |
Gain on acquisition of unconsolidated joint venture interests | — |  | — |  |  | — |  | (474,146) |
Funds from operations | $189,655 |  | $191,576 |  |  | $747,876 |  | $719,612 |
Plus: Casualty-related expenses, net of recoveries | 683 |  | 625 |  |  | 1,186 |  | 2,282 |
Plus: Severance | — |  | — |  |  | — |  | 896 |
Plus: Legal costs and settlements, net of recoveries | 196 |  | — |  |  | 280 |  | 555 |
Plus: Loss on early retirement of debt | — |  | — |  |  | 2,513 |  | — |
Plus: Expensed development & other pursuit costs | — |  | — |  |  | 471 |  | — |
Less: Net below market lease amortization | — |  | (722) |  |  | — |  | (8,467) |
Less: Miscellaneous (income)/expense (a) | — |  | — |  |  | (364) |  | (2,071) |
Core funds from operations | $190,534 |  | $191,479 |  |  | $751,962 |  | $712,807 |
Less: recurring capitalized expenditures | (31,927) |  | (29,033) |  |  | (97,094) |  | (90,715) |
Core adjusted funds from operations | $158,607 |  | $162,446 |  |  | $654,868 |  | $622,092 |
Weighted average number of common shares outstanding: |  |  |  |  |
EPS diluted | 110,312 |  | 108,512 |  |  | 109,399 |  | 108,388 |
FFO/Core FFO/ Core AFFO diluted | 110,312 |  | 110,117 |  |  | 110,269 |  | 109,261 |

a) Activity relates to proceeds from an earn-out from a previously sold technology investment
7

CAMDEN |  | NON-GAAP FINANCIAL MEASURES
|  | DEFINITIONS & RECONCILIATIONS
|  | (In thousands, except per share amounts)

(Unaudited)
Reconciliation of FFO, Core FFO, and Core AFFO per share

| Three Months Ended December 31, |  | Twelve Months Ended December 31,
| 2023 | 2022 |  | 2023 | 2022
Total Earnings Per Common Share - Diluted | $2.03 |  | $0.42 |  |  | $3.70 |  | $6.04 |
Real estate depreciation and amortization | 1.28 |  | 1.31 |  |  | 5.07 |  | 5.15 |
Adjustments for unconsolidated joint ventures | — |  | — |  |  | — |  | 0.02 |
Income allocated to non-controlling interests | 0.01 |  | 0.01 |  |  | 0.05 |  | 0.05 |
Gain on sale of operating property | (1.60) |  | — |  |  | (2.04) |  | (0.33) |
Gain on acquisition of unconsolidated joint venture interests | — |  | — |  |  | — |  | (4.34) |
FFO per common share - Diluted | $1.72 |  | $1.74 |  |  | $6.78 |  | $6.59 |
Plus: Casualty-related expenses, net of recoveries | 0.01 |  | 0.01 |  |  | 0.01 |  | 0.02 |
Plus: Severance | — |  | — |  |  | — |  | 0.01 |
Plus: Legal costs and settlements, net of recoveries | — |  | — |  |  | — |  | — |
Plus: Loss on early retirement of debt | — |  | — |  |  | 0.03 |  | — |
Plus: Expensed development & other pursuit costs | — |  | — |  |  | — |  | — |
Less: Net below market lease amortization | — |  | (0.01) |  |  | — |  | (0.08) |
Less: Miscellaneous (income)/expense (a) | — |  | — |  |  | — |  | (0.02) |
Core FFO per common share - Diluted | $1.73 |  | $1.74 |  |  | $6.82 |  | $6.52 |
Less: recurring capitalized expenditures | (0.29) |  | (0.26) |  |  | (0.88) |  | (0.83) |
Core AFFO per common share - Diluted | $1.44 |  | $1.48 |  |  | $5.94 |  | $5.69 |

Expected FFO & Core FFO
Expected FFO and Core FFO is calculated in a method consistent with historical FFO and Core FFO, and is considered appropriate supplemental measures of expected operating performance when compared to expected earnings per common share (EPS). A reconciliation of the ranges provided for diluted EPS to expected FFO and expected Core FFO per diluted share is provided below:

| 1Q24 | Range |  | 2024 | Range
| Low | High |  | Low | High
Expected earnings per common share - diluted | $0.74 |  | $0.78 |  |  | $1.72 |  | $2.02 |
Expected real estate depreciation and amortization | 1.28 |  | 1.28 |  |  | 5.17 |  | 5.17 |
Expected income allocated to non-controlling interests | 0.01 |  | 0.01 |  |  | 0.06 |  | 0.06 |
Expected (gain) on sale of operating properties | (0.41) |  | (0.41) |  |  | (0.41) |  | (0.41) |
Expected FFO per share - diluted | $1.62 |  | $1.66 |  |  | $6.54 |  | $6.84 |
Anticipated Adjustments to FFO | 0.03 |  | 0.03 |  |  | 0.05 |  | 0.05 |
Expected Core FFO per share - diluted | $1.65 |  | $1.69 |  |  | $6.59 |  | $6.89 |
Note: This table contains forward-looking statements. Please see paragraph regarding forward-looking statements earlier in this document.

8

CAMDEN |  | NON-GAAP FINANCIAL MEASURES
|  | DEFINITIONS & RECONCILIATIONS
|  | (In thousands, except per share amounts)

(Unaudited)
Net Operating Income (NOI)
NOI is defined by the Company as property revenue less property operating and maintenance expenses less real estate taxes. NOI is further detailed in the Components of Property NOI schedules on page 11 of the supplement. The Company considers NOI to be an appropriate supplemental measure of operating performance to net income attributable to common shareholders because it reflects the operating performance of our communities without allocation of corporate level property management overhead or general and administrative costs. Our definition of NOI may differ from other REITs and there can be no assurance our basis for computing this measure is comparable to other REITs. A reconciliation of net income to net operating income is provided below:

| Three months ended December 31, |  | Twelve months ended December 31,
| 2023 | 2022 |  | 2023 | 2022
Net income | $224,175 |  | $47,471 |  |  | $410,553 |  | $661,508 |
Less: Fee and asset management income | (1,078) |  | (931) |  |  | (3,451) |  | (5,188) |
Less: Interest and other income | (322) |  | (138) |  |  | (879) |  | (3,019) |
Less: Income/(loss) on deferred compensation plans | (9,981) |  | (8,813) |  |  | (15,398) |  | 19,637 |
Plus: Property management expense | 8,767 |  | 7,373 |  |  | 33,706 |  | 28,601 |
Plus: Fee and asset management expense | 440 |  | 426 |  |  | 1,717 |  | 2,516 |
Plus: General and administrative expense | 15,744 |  | 15,887 |  |  | 62,506 |  | 60,413 |
Plus: Interest expense | 33,968 |  | 30,668 |  |  | 133,395 |  | 113,424 |
Plus: Depreciation and amortization expense | 144,956 |  | 147,271 |  |  | 574,813 |  | 577,020 |
Plus: Expense/(benefit) on deferred compensation plans | 9,981 |  | 8,813 |  |  | 15,398 |  | (19,637) |
Plus: Loss on early retirement of debt | — |  | — |  |  | 2,513 |  | — |
Less: Gain on sale of operating properties, including land | (176,497) |  | — |  |  | (225,416) |  | (36,372) |
Less: Gain on acquisition of unconsolidated joint venture interests | — |  | — |  |  | — |  | (474,146) |
Less: Equity in income of joint ventures | — |  | — |  |  | — |  | (3,048) |
Plus: Income tax expense | 897 |  | 753 |  |  | 3,650 |  | 2,966 |
NOI | $251,050 |  | $248,780 |  |  | $993,107 |  | $924,675 |
"Same Property" Communities | $202,942 |  | $202,930 |  |  | $804,175 |  | $770,987 |
Non-"Same Property" Communities | 41,983 |  | 39,753 |  |  | 163,983 |  | 123,942 |
Development and Lease-Up Communities | 1,262 |  | 25 |  |  | 2,615 |  | 28 |
Disposition/Other | 4,863 |  | 6,072 |  |  | 22,334 |  | 29,718 |
NOI | $251,050 |  | $248,780 |  |  | $993,107 |  | $924,675 |

9

CAMDEN |  | NON-GAAP FINANCIAL MEASURES
|  | DEFINITIONS & RECONCILIATIONS
|  | (In thousands, except per share amounts)

(Unaudited)
EBITDAre and Adjusted EBITDAre
Earnings Before Interest, Taxes, Depreciation, and Amortization for Real Estate (“EBITDAre”) and Adjusted EBITDAre are supplemental measures of our financial performance. EBITDAre is calculated in accordance with the definition adopted by NAREIT as earnings before interest, taxes, depreciation and amortization plus or minus losses and gains on the disposition of depreciated property, including gains (losses) on change of control, plus impairment write-downs of depreciated property with adjustments to reflect the Company’s share of EBITDAre of unconsolidated joint ventures.
Adjusted EBITDAre represents EBITDAre as further adjusted for non-core items. Adjusted EBITDAre excludes equity in (income) loss of joint ventures, (gain) loss on land, and loss on early retirement of debt. The Company considers EBITDAre and Adjusted EBITDAre to be appropriate supplemental measures of operating performance to net income because it represents income before non-cash depreciation and the cost of debt, and excludes gains or losses from property dispositions. Annualized Adjusted EBITDAre is Adjusted EBITDAre as reported for the period multiplied by 4 for quarter results. A reconciliation of net income to EBITDAre and adjusted EBITDAre is provided below:

| Three months ended December 31, |  | Twelve months ended December 31,
| 2023 | 2022 |  | 2023 | 2022
Net income | $224,175 |  | $47,471 |  |  | $410,553 |  | $661,508 |
Plus: Interest expense | 33,968 |  | 30,668 |  |  | 133,395 |  | 113,424 |
Plus: Depreciation and amortization expense | 144,956 |  | 147,271 |  |  | 574,813 |  | 577,020 |
Plus: Income tax expense | 897 |  | 753 |  |  | 3,650 |  | 2,966 |
Less: Gain on sale of operating properties, including land | (176,497) |  | — |  |  | (225,416) |  | (36,372) |
Less: Gain on acquisition of unconsolidated joint venture interests | — |  | — |  |  | — |  | (474,146) |
EBITDAre | $227,499 |  | $226,163 |  |  | $896,995 |  | $844,400 |
Plus: Loss on early retirement of debt | — |  | — |  |  | 2,513 |  | — |
Plus: Casualty-related expenses, net of recoveries | 683 |  | 625 |  |  | 1,186 |  | 2,282 |
Plus: Severance | — |  | — |  |  | — |  | 896 |
Plus: Legal costs and settlements, net of recoveries | 196 |  | — |  |  | 280 |  | 555 |
Plus: Expensed development & other pursuit costs | — |  | — |  |  | 471 |  | — |
Less: Equity in income of joint ventures | — |  | — |  |  | — |  | (3,048) |
Less: Net below market lease amortization | — |  | (722) |  |  | — |  | (8,467) |
Less: Miscellaneous (income)/expense (a) | — |  | — |  |  | (364) |  | (2,071) |
Adjusted EBITDAre | $228,378 |  | $226,066 |  |  | $901,081 |  | $834,547 |
Annualized Adjusted EBITDAre | $913,512 |  | $904,264 |  |  | $901,081 |  | $834,547 |

Net Debt to Annualized Adjusted EBITDAre
The Company believes Net Debt to Annualized Adjusted EBITDAre to be an appropriate supplemental measure of evaluating balance sheet leverage. Net Debt is defined by the Company as the average monthly balance of Total Debt during the period, less the average monthly balance of Cash and Cash Equivalents during the period. The following tables reconcile average Total debt to Net debt and computes the ratio to Adjusted EBITDAre for the following periods:
Net Debt:

|  |  | Average monthly balance for the |  | Average monthly balance for the
|  |  | Three months ended December 31, |  | Twelve months ended December 31,
|  |  | 2023 | 2022 |  | 2023 | 2022
Unsecured notes payable |  |  | $3,394,948 |  | $3,188,976 |  |  | $3,350,767 |  | $3,242,448 |
Secured notes payable |  |  | 330,108 |  | 514,940 |  |  | 391,745 |  | 386,096 |
Total debt |  |  | 3,725,056 |  | 3,703,916 |  |  | 3,742,512 |  | 3,628,544 |
Less: Cash and cash equivalents |  |  | (95,392) |  | (3,562) |  |  | (30,257) |  | (186,178) |
Net debt |  |  | $3,629,664 |  | $3,700,354 |  |  | $3,712,255 |  | $3,442,366 |

Net Debt to Annualized Adjusted EBITDAre:

|  |  | Three months ended December 31, |  | Twelve months ended December 31,
|  |  | 2023 | 2022 |  | 2023 | 2022
Net debt |  |  | $3,629,664 |  | $3,700,354 |  |  | $3,712,255 |  | $3,442,366 |
Annualized Adjusted EBITDAre |  |  | 913,512 |  | 904,264 |  |  | 901,081 |  | 834,547 |
Net Debt to Annualized Adjusted EBITDAre |  |  | 4.0x | 4.1x |  | 4.1x | 4.1x

10

CAMDEN |  | 2024 FINANCIAL OUTLOOK
|  | AS OF FEBRUARY 1, 2024

(Unaudited)

Earnings Guidance - Per Diluted Share |  |  |
Expected FFO per share - diluted |  |  | $6.54 - $6.84
Expected CORE FFO per share - diluted |  |  | $6.59 - $6.89
"Same Property" Communities |  |  |
Number of Units - 2024 |  |  | 55,866
2023 Base Net Operating Income |  |  | $933 million
Total Revenue Growth |  |  | 0.50% - 2.50%
Total Expense Growth |  |  | 3.75% - 5.25%
Net Operating Income Growth |  |  | (1.50%) - 1.50%
Impact from 1.0% change in NOI Growth is approximately $0.084 / share |  |  |
Bad Debt Midpoint |  |  | 1.1%
Capitalized Expenditures |  |  |
Recurring |  |  | $101 - $105 million
Revenue Enhancing Capex and Repositions (a) |  |  | $90 - $94 million
Non - Recurring Capital Expenditures |  |  | $23 - $25 million
Acquisitions/Dispositions |  |  |
Acquisition Volume (consolidated on balance sheet) |  |  | $0 - $500 million
Disposition Volume (consolidated on balance sheet) |  |  | $115 - $615 million
Development |  |  |
Development Starts (consolidated on balance sheet) |  |  | $0 - $300 million
Development Spend (consolidated on balance sheet) |  |  | $160 - $190 million
Non-Property Income |  |  |
Non-Property Income |  |  | $7 - $8 million
Includes: Fee and asset management income and interest and other income |  |  |
CORE Corporate Expenses |  |  |
General and Administrative Expenses |  |  | $61 - $65 million
Property Management Expense |  |  | $34 - $37 million
Fee and Asset Management Expense |  |  | $1 - $2 million
Corporate G&A Depreciation/Amortization |  |  | $11 - $14 million
Income Tax Expense |  |  | $3 - $4 million
Non-CORE Corporate Expenses / Insurance Adjustments |  |  | $5 - $6 million
Capital |  |  |
Expensed Interest |  |  | $124 - $128 million
Capitalized Interest |  |  | $17 - $18 million

(a) Revenue Enhancing Capex and Repositions are capital expenditures that improve a community's cash flow and competitive position, typically kitchen and bath upgrades, or other new amenities.
Note: This table contains forward-looking statements. Please see the paragraph regarding forward-looking statements on page 2 of this document. Additionally,
please refer to the following pages for definitions and reconciliations of all non-GAAP financial measures presented in this document.
11