Company Overview - Kite Realty Group owns approximately 170 open-air shopping centers across 24 states, primarily in the Sunbelt region, with about two-thirds of its income generated from this area [3] - The two largest states contributing to revenue are Florida and Texas, indicating a strategic focus on the Sunbelt market [3] - Approximately 80% of the company's annual base rent (ABR) comes from properties that include a grocery component, highlighting a focus on essential retail [3] Performance Metrics - The company is currently achieving a leasing rate of 95%, which represents a strong increase compared to previous quarters [3] - The average base rent has risen to $23, marking a significant increase over the last couple of years [3]

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Kite Realty Group Trust (NYSE:KRG) Conference Call Summary Company Overview - Kite Realty Group owns approximately 170 open-air shopping centers across 24 states, primarily in the Sun Belt region, with about two-thirds of income generated from this area. The largest states are Florida and Texas [4][5]. Core Points and Arguments Strategy - The company has shifted its strategy to focus on higher growth assets, reducing exposure to lower growth power centers by approximately 400-500 basis points [5][6]. - The average base rent (ABR) has increased to $23, reflecting a significant growth over the past few years [4]. Execution - Kite Realty has successfully executed its strategy, evidenced by a growth rate increase from 1.35% to 1.8% over two years [6]. - The company has repurchased $300 million of its stock in an accretive manner, demonstrating commitment to its strategic execution [6]. Value Proposition - The current implied cap rate and NOI yields indicate an attractive valuation for the company, suggesting that continued execution of the strategy will enhance value [8]. - The balance sheet is considered a priority, with a focus on maintaining low leverage levels (between 5 and 5.5 times EBITDA) to ensure flexibility [10][13]. Market Conditions - The market for retail assets remains liquid, with a strong demand for various product types, which supports the company's strategy of selling lower-performing assets [20][39]. - The company is cautious about acquisitions due to current yield curve pressures, indicating a preference for high-return opportunities [16][17]. Additional Important Insights Financial Health - The company maintains a strong balance sheet, which is crucial for executing its strategy without significantly increasing leverage [9][10]. - The average trading volume has not declined, and the enterprise value has increased, indicating healthy market performance [35]. Tenant Relationships - Conversations with tenants reflect a supply-demand dynamic, with a focus on ensuring that new tenants are accretive to property value [49][50]. - The company is actively managing its tenant mix, particularly with anchor tenants, to optimize rental income and property value [50][51]. Future Growth Opportunities - There are ongoing efforts to convert tenants to fixed CAM (Common Area Maintenance) structures, which typically grow faster than base rent, providing additional growth opportunities [45]. - The company is exploring AI and technology to enhance operational efficiency and potentially drive revenue growth [59][60]. Capital Allocation - Future capital allocation decisions will be made with a long-term growth perspective, balancing short-term earnings growth with strategic investments [40][41]. - The company is open to the possibility of special dividends, depending on market conditions and capital deployment strategies [29][30]. Conclusion Kite Realty Group is strategically positioned to enhance its growth and value through a focused approach on high-quality assets, effective execution of its strategy, and maintaining a strong balance sheet. The company is navigating market conditions carefully while exploring new opportunities for growth and efficiency.

Core Viewpoint - The focus is on income-producing asset classes that provide sustainable portfolio income, diversification, and inflation hedging, particularly in the context of increasing market volatility surrounding software stocks [1][2]. Group 1: Investment Strategy - The investment strategy emphasizes hard assets over software stocks, as hard assets are less susceptible to replacement by AI, offering "drama-free" income for conservative investors [2]. - The investment group iREIT®+HOYA Capital targets high-yield, dividend growth investment ideas, aiming for dividend yields up to 10% across various asset classes including REITs, ETFs, closed-end funds, and preferred stocks [2]. Group 2: Market Context - The current market environment is characterized by jitters over software stocks, making hard assets more appealing for investors seeking stable cash flow [2]. - The focus on defensive stocks with a medium- to long-term horizon is highlighted as a strategy to achieve dependable monthly income and portfolio diversification [2].

Company Overview - Kite Realty Group (NYSE: KRG) is a real estate investment trust (REIT) that owns and operates a portfolio of open-air shopping centers and mixed-use destinations, primarily located in high-growth Sun Belt and strategic gateway markets [2] - As of December 31, 2025, the company owned interests in 169 U.S. open-air shopping centers and mixed-use assets, totaling approximately 27.3 million square feet of gross leasable space [2] - The company has over six decades of experience in real estate development, operation, and investment, focusing on enhancing portfolio quality and maximizing long-term value for stakeholders [2] Upcoming Events - Kite Realty Group will present at the Citi 2026 Global Property CEO Conference on March 2, 2026, at 11:40 a.m. EST [1] - The presentation will include the KRG Q4 2025 Investor Update, and a replay of the webcast will be available on the company's website after the conference [1]

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-K ☒ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2025 ☐ 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: 001-32268 Kite Realty Group Trust Commission File Number: 333-202666-01 Kite Realty Group, L.P. KITE REALTY GROUP TRUST KITE REALTY GROUP, L.P. (Exact ...

Financial Data and Key Metrics Changes - Kite Realty Group reported $0.52 of NAREIT FFO per share and $0.51 of Core FFO per share in Q4 2025, with full-year results of $2.10 and $2.06 respectively, reflecting a 3.5% year-over-year growth in Core FFO per share [15][16] - Same property NOI growth for the full year was 2.9%, exceeding original guidance by 115 basis points, with an average growth of 4% over the past four years [16][19] - The company maintained a net debt to EBITDA ratio of 4.9 times, below its long-term target range of 5-5.5 times [20] Business Line Data and Key Metrics Changes - The lease rate increased by 120 basis points sequentially, driven by strong demand, particularly from anchor tenants, with 9 anchor leases signed in Q4 and 28 for the full year [7][8] - Small shop lease rates increased by 50 basis points sequentially and 110 basis points year-over-year, indicating a steady upward trend over the last five years [8] Market Data and Key Metrics Changes - The company sold approximately $622 million of non-core assets, reducing the percentage of ABR from power centers by 400 basis points and increasing exposure to neighborhood, grocery, lifestyle, and mixed-use assets [6][11] - The signed-not-open pipeline grew by $4 million sequentially to $37 million of NOI, with 70% expected to come online in 2026 [16] Company Strategy and Development Direction - The company aims to focus on higher long-term organic growth by shedding lower growth assets and negotiating better annual rent bumps, targeting 200 basis points of embedded escalators in the portfolio [9][12] - Development activities include a significant expansion at One Loudoun, adding retail, office, hotel, and multifamily units to a premier mixed-use asset [9][10] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in the operational momentum and the ability to capitalize on it in 2026 and beyond, emphasizing the importance of optimizing and de-risking the portfolio [15][20] - The guidance for 2026 includes NAREIT and Core FFO per share ranges between $2.06 and $2.12, with expectations of lower growth in the first half of the year followed by acceleration [17][18] Other Important Information - The company executed $300 million in stock buybacks at a significant discount to NAV, viewing it as a clear yield arbitrage opportunity [7][12] - The balance sheet remains strong with over $1 billion in liquidity, allowing for flexibility in capital allocation [20] Q&A Session Summary Question: Expectations on non-core dispositions pricing - Management indicated that pricing for non-core dispositions would be similar to 2025, with a healthy market demand for such products [24] Question: 1031 acquisitions product type - The focus remains on moving away from larger format centers towards neighborhood grocery and lifestyle mixed-use assets, with considerations for tax management [26][28] Question: Key factors driving guidance range - Factors include lower bad debt, rent commencement dates, and timing of transactional activities, with a focus on visibility for guidance [33][34] Question: Update on City Center disposition - The City Center is actively being remarketed, with a weighted average transactional date expected in August [41] Question: Broader acquisition environment - The market is active with strong bids across retail, and the company is underwriting several opportunities while focusing on embedded rent growth [44][45] Question: Components of bad debt expectations - A general reserve of 100 basis points was set, primarily due to specific tenants, with a focus on monitoring the situation throughout the year [50][51] Question: Flow-through from same-property NOI to FFO growth - Limitations on flow-through are attributed to recurring unpredictable items and non-cash items from previous mergers, which are expected to normalize [66] Question: Share repurchase strategy - The company continues to evaluate share repurchases based on market conditions and the potential for future growth, maintaining a focus on a healthy balance sheet [70][71]

Financial Data and Key Metrics Changes - In Q4 2025, the company earned $0.52 of NAREIT FFO per share and $0.51 of Core FFO per share, with full-year Core FFO per share growing 3.5% year-over-year to $2.06 [15][17] - Same property NOI growth for the full year was 2.9%, exceeding original guidance by 115 basis points [16] - The net debt to EBITDA ratio remains below the long-term target range of 5-5.5 times, currently at 4.9 times [20] Business Line Data and Key Metrics Changes - The lease rate increased by 120 basis points sequentially, driven by strong demand, particularly from anchor tenants [7] - The small shop lease rate increased by 50 basis points sequentially and 110 basis points year-over-year, indicating a steady upward trajectory [8] - The company signed leases with 9 anchor tenants in Q4, totaling approximately 645,000 sq ft, with a blended comparable cash spread of 24% [8] Market Data and Key Metrics Changes - The company sold approximately $622 million of non-core assets, reducing the percentage of ABR from power centers by 400 basis points compared to the previous year [6][11] - The signed-not-open pipeline grew by $4 million sequentially to $37 million of NOI, with 70% expected to come online in 2026 [16] Company Strategy and Development Direction - The company aims to focus on higher long-term organic growth by shedding lower growth assets and negotiating better annual rent bumps, targeting 200 basis points of embedded escalators in the portfolio [9] - Development activities include a significant expansion at One Loudoun, adding various types of retail and residential spaces [9][10] - The company is actively pursuing acquisitions in neighborhood grocery and lifestyle mixed-use properties, moving away from larger format centers [26][90] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in the operational momentum and plans to capitalize on it for further growth in 2026 and beyond [7][20] - The company anticipates lower growth in the first half of 2026, followed by acceleration in the latter half, influenced by the timing of signed-not-open leases [18] - Management emphasized the importance of maintaining a strong balance sheet to provide flexibility in capital allocation [20] Other Important Information - The company allocated $300 million for stock buybacks at a significant discount to NAV, viewing it as an arbitrage opportunity [12] - The company has over $1 billion in liquidity, positioning it well for future opportunities [20] Q&A Session Summary Question: Expectations on non-core dispositions pricing - Management indicated that pricing for non-core dispositions would be similar to 2025, with a healthy market demand for such products [24] Question: 1031 acquisitions product type - The focus remains on moving towards neighborhood grocery and lifestyle mixed-use properties, with considerations for tax management [26][28] Question: Key factors affecting guidance range - Factors include lower bad debt, rent commencement dates, and timing of transactional activities [33][34] Question: Update on City Center disposition - The City Center is actively being remarketed due to tenant issues, with a weighted average transactional date expected in August [41] Question: Broader acquisition environment - The market is active with strong bids across retail, and the company is underwriting several opportunities [44] Question: Components of bad debt expectations - A general reserve of 100 basis points was set, primarily due to specific tenants like The Container Store [51] Question: Flow-through from same-property NOI to FFO growth - Limiting factors include recurring unpredictable items and non-cash items from previous mergers [66] Question: Share repurchase strategy - The company continues to evaluate share repurchases based on market conditions and capital allocation opportunities [70]

Financial Data and Key Metrics Changes - Kite Realty Group reported NAREIT FFO per share of $0.52 and Core FFO per share of $0.51 for Q4 2025, with full-year figures of $2.10 and $2.06 respectively, reflecting a 3.5% year-over-year growth in Core FFO per share [13][14] - Same property NOI growth for the full year 2025 was 2.9%, exceeding original guidance by 115 basis points [14] - The company maintained a net debt to EBITDA ratio of 4.9 times, below its long-term target range of 5-5.5 times [19] Business Line Data and Key Metrics Changes - The lease rate increased by 120 basis points sequentially, driven by strong demand, particularly from anchor tenants [5][6] - The company signed leases with 9 anchor tenants in Q4 2025, totaling approximately 645,000 sq ft, with a blended comparable cash spread of 24% [6] - Small shop lease rates increased by 50 basis points sequentially and 110 basis points year-over-year, indicating a steady upward trajectory [6] Market Data and Key Metrics Changes - The company sold approximately $622 million of non-core assets, reducing the percentage of ABR from power centers by 400 basis points compared to the previous year [4][10] - The signed-not-open pipeline grew by $4 million sequentially to $37 million of NOI, with 70% expected to come online in 2026 [14] Company Strategy and Development Direction - The company is focused on higher long-term organic growth by shedding lower growth assets and negotiating better annual rent bumps, aiming for 200 basis points of embedded escalators in the portfolio [7][8] - Development activities include a significant expansion at One Loudoun, adding various retail and residential spaces to enhance the mixed-use asset [8][9] - The company aims to capitalize on strong market demand while optimizing its portfolio through strategic acquisitions and dispositions [11][19] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in converting momentum into results for 2026, emphasizing the importance of optimizing and de-risking the portfolio [13] - The guidance for 2026 includes NAREIT and Core FFO per share ranges of $2.06 to $2.12, with expectations of lower growth in the first half of the year followed by acceleration [15][17] - Management highlighted the importance of maintaining a strong balance sheet to pursue opportunities that enhance shareholder value while ensuring financial discipline [19] Other Important Information - The company allocated $300 million for stock buybacks at a significant discount to its consensus NAV, viewing it as a yield arbitrage opportunity [5][11] - The company is actively pursuing 1031 acquisitions, focusing on neighborhood grocery and lifestyle mixed-use assets to enhance embedded rent growth [24][27] Q&A Session Summary Question: Expectations on pricing for non-core dispositions - Management indicated that pricing would be similar to previous dispositions, with a healthy market demand for such products [22] Question: Type of product for 1031 acquisitions - The focus remains on moving away from larger format centers towards neighborhood grocery and lifestyle mixed-use assets, with an emphasis on embedded rent growth [24][27] Question: Key factors driving guidance range - Factors include lower bad debt, rent commencement dates, and timing of transactional activities, which could impact the high or low end of the guidance range [32][33] Question: Update on City Center disposition - City Center is included in the $115 million of non-core assets expected to be sold, with an estimated value in the mid-fifties million range [104]

Southlake Town Square – Dallas / Fort Worth, TX MSA INVESTOR UPDATE Q4 2025 © 2026 Kite Realty Group | kiterealty.com Prestonwood Place – Dallas / Fort Worth, TX MSA Kings Lake Square – Naples, FL MSA KRG Overview 169 Operating Properties 27M Total Owned GLA (SF) 95.1% Retail Portfolio Percent Leased $22.63 Retail Annualized Base Rent (ABR) per SF 4.9x Net Debt to Adjusted EBITDA 79% Retail Wtd. ABR from Assets with a Grocery Component2 67% Wtd. ABR in Sun Belt Markets3 2,187 Multifamily Units4 ~4,000 Opera ...