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REAL ESTATE TRANSACTIONS | 12 Months Ended
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Dec. 31, 2025
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REAL ESTATE TRANSACTIONS | 5. REAL ESTATE TRANSACTIONS Assets Held For Sale and Dispositions On September 30, 2025, CoreCivic completed the sale of an idled 60-bed facility in Colorado that was reported in its CoreCivic Community segment. The sale generated net sales proceeds of $3.7 million, resulting in a net gain on sale of real estate assets of $2.5 million reported in other income in the consolidated statement of operations for the third quarter of 2025. During the third quarter of 2025, the Company and Boulder County, Colorado entered into a short-term extension through January 2026 of the contract at the Company's Longmont Community Treatment Center in Longmont, Colorado, a facility in the Company's Community segment. Upon expiration of the contract, Boulder County transferred the residential population to a new sentencing facility it constructed. The Company has engaged a broker and is committed to a process to sell the Longmont facility resulting in the need to test the facility for impairment. As a result, an impairment charge of $1.5 million was recognized during the third quarter of 2025 to reduce the net book value of the facility to its estimated fair value, less cost to sell based on a comparable market analysis. The Longmont Facility was classified as held for sale as of December 31, 2025. On May 3, 2024, CoreCivic entered into a purchase and sale agreement for the sale of an idled non-core facility in Live Oak, California that was reported in CoreCivic's Safety segment. The sale had been extended several times and during the fourth quarter of 2025, CoreCivic agreed to sell the facility for a sales price of $1.2 million. The sale was completed in the fourth quarter of 2025, which resulted in a loss on sale of real estate assets of $1.5 million. CoreCivic incurred an asset impairment charge of $3.1 million in the third quarter of 2024 associated with property and equipment at the Dilley Facility based on a cash flow method for determining fair value. See Note 4 for further detail regarding the IGSA and lease agreements associated with the Dilley Facility. The Dilley Facility is reported in the Company's CoreCivic Safety segment. During 2024, CoreCivic completed the sales of two facilities reported in CoreCivic's Community segment and two vacant parcels of land. The sales of these four assets generated aggregate net sales proceeds of $13.3 million, resulting in an aggregate net gain on sale of $3.3 million after transaction costs. During 2023, CoreCivic completed the sales of three community corrections facilities leased to government agencies that were reported in CoreCivic's Properties segment and one vacant parcel of land. The sales of these four assets generated aggregate net sales proceeds of $10.8 million, resulting in an aggregate net gain on sale of $0.8 million after transaction costs. Idle Facilities Under new contracts with ICE, during 2025, CoreCivic activated four previously idled facilities with a collective net carrying value of $175.6 million at December 31, 2024, reducing the number of idle facilities to five a s of December 31, 2025. These remaining five idle facilities are operated with a core staffing complement to remain currently available and are being actively marketed as solutions to meet the correctional or detention needs of potential customers. The following table summarizes each of the idled facilities and their respective net carrying values, excluding equipment and other assets that could generally be transferred and used at other facilities CoreCivic owns without significant cost (dollars in thousands):
|  | Net Carrying Values at December 31, |
Facility |  | 2025 |  |  | 2024 |
Prairie Correctional Facility |  | $ | 21,590 |  |  | $ | 12,390 |
Huerfano County Correctional Center |  |  | 13,546 |  |  |  | 13,625 |
Marion Adjustment Center |  |  | 9,575 |  |  |  | 9,811 |
Kit Carson Correctional Center |  |  | 47,398 |  |  |  | 46,279 |
North Fork Correctional Facility |  |  | 57,636 |  |  |  | 57,444 |
|  | $ | 149,745 |  |  | $ | 139,549 |
CoreCivic incurred aggregate operating expenses at these five idled facilities of approximately $8.5 million, $7.6 million, and $6.9 million during the period they were idle for the years ended December 31, 2025, 2024, and 2023, respectively. CoreCivic evaluates, on a quarterly basis, market developments for the potential utilization of each of its idle facilities in order to identify events that may cause CoreCivic to reconsider its assumptions with respect to the recoverability of book values as compared to undiscounted cash flows. CoreCivic considers the cancellation of a contract in its Safety or Community segment or an expiration and non-renewal of a lease agreement in its CoreCivic Properties segment as indicators of impairment and tests each of the idled facilities for impairment when it is notified by the respective customers or tenants that they would no longer be utilizing such facility. During the third quarter of 2025, the Company and Boulder County, Colorado entered into a short-term extension through January 2026 of the contract at the Company's Longmont Community Treatment Center. Upon expiration of the contract, Boulder County transferred the residential population to a new sentencing facility it constructed. The Company has engaged a broker and is committed to a process to sell the Longmont facility resulting in the need to test the facility for impairment. As a result, the Company tested the facility for impairment, and reported an impairment charge of $1.5 million during the third quarter of 2025. The Longmont facility notwithstanding, as of December 31, 2025 and 2024, the Company estimated undiscounted cash flows for each facility with an impairment indicator and concluded no impairments had occurred. The C ompany's estimated undiscounted cash flows reflected the Company’s most recent expectations around potential utilization and/or sale of the facilities and projected cash flows based on historical cash flows, cash flows of comparable facilities, and recent contract negotiations for utilization, as applicable.

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