Camden Lake Buena Vista – Orlando, FL Investor Presentation February 2026 2 The Right Product in the Right Markets Balance Sheet Strength and Liquidity Consistent Earnings and Dividend Growth Proven Record of Capital Recycling and Value Creation Innovation, Technology, and Talent = Operational Excellence Camden Tuscany – San Diego, CA Table of Contents | 2026 Highlights/Recent Updates | 4-5 | | --- | --- | | Company Overview | 6-13 | | 2026 Guidance | 14-19 | | Multifamily Fundamentals | 20-26 | | Capital R ...

Core Viewpoint - Camden Property Trust has successfully priced a $600 million offering of senior unsecured notes, indicating strong market demand and the company's solid financial standing [1] Group 1: Offering Details - The offering consists of 10-year notes issued at 99.936% of par value with a coupon rate of 4.900% [1] - Interest on the notes will be paid semi-annually on February 28 and August 28, with the first payment due on August 28, 2026 [1] - The notes are set to mature on February 28, 2036, providing a long-term financing option for the company [1] Group 2: Use of Proceeds - Camden Property Trust plans to utilize the net proceeds from the offering for general corporate purposes, although specific allocations have not been detailed [1]

Financial Performance - Net income attributable to common shareholders increased to $384.5 million for the year ended December 31, 2025, compared to $163.3 million in 2024, primarily due to gains on sales of operating properties[101]. - Net operating income (NOI) for the year ended December 31, 2025, was $1,006.8 million, representing a 2.2% increase from $985.0 million in 2024[121]. - Funds from operations (FFO) for 2025 were $744,829,000, slightly up from $738,020,000 in 2024[151]. - Core adjusted funds from operations (Core AFFO) were $649,051,000 in 2025, compared to $647,593,000 in 2024[151]. - Non-property income for the year ended December 31, 2025, was $32,483,000, representing a 34.3% increase from $24,186,000 in 2024[132]. Revenue and Expenses - Same store revenues increased by approximately 0.8% for the year ended December 31, 2025, compared to 2024, driven by higher revenues from other income and favorable changes in occupancy[99]. - Same store property revenues increased by $11.0 million (0.8%) for the year ended December 31, 2025, compared to 2024, driven by utility and ancillary income programs[125]. - Same store property expenses rose by $8.6 million (1.5%) for the year ended December 31, 2025, primarily due to higher salaries and benefits, and increased utilities[126]. - Total other expenses rose to $888,394,000 in 2025, a 6.1% increase from $837,354,000 in 2024[136]. - General and administrative expenses increased by approximately $7.0 million, or 9.6%, to $79,344,000 in 2025 from $72,365,000 in 2024, mainly due to higher legal and acquisition pursuit costs[139]. Acquisitions and Dispositions - The company acquired four operating properties in 2025 for approximately $422.9 million, including a 352-apartment community in Leander, Texas, and a 435-apartment community in Nashville, Tennessee[105]. - Five dispositions were completed in 2025 for a total of approximately $374.5 million, resulting in a total gain of approximately $260.9 million[106]. - The increase in non-same store NOI was primarily due to the acquisition of four operating properties completed in 2025 and the stabilization of additional properties[128]. - Dispositions/other property NOI decreased by approximately $2.3 million for the year ended December 31, 2025, due to lower NOI from five dispositions completed in 2025[131]. Construction and Development - The company had three projects under construction as of December 31, 2025, comprising 1,162 apartment homes, with an estimated remaining cost to complete of approximately $213.8 million[102]. - The company has a development pipeline of two communities with a total estimated cost of $491.0 million, with $96.1 million incurred to date[116]. - Future cash requirements include approximately $213.8 million to complete construction on three projects, with expected costs of $135 million to $155 million in 2026[168]. Debt and Liquidity - As of December 31, 2025, the company had approximately $1.2 billion available under its unsecured revolving credit facility, with $590.0 million outstanding under its commercial paper program[111]. - The company has a $1.2 billion unsecured revolving credit facility maturing in August 2026, with options to extend and expand the facility[159]. - As of December 31, 2025, the company had fixed rate debt of $2,766.9 million with an average interest rate of 3.7% and a weighted average maturity of 6.2 years, representing 70.9% of total debt[178]. - The company also has variable rate debt of $1,133.9 million with an average interest rate of 4.4% and a weighted average maturity of 0.4 years, accounting for 29.1% of total debt[178]. - The company plans to meet liquidity requirements through cash flows from operations, draws on credit facilities, and potential equity offerings[171]. Interest Rate Management - The weighted average interest rate on the commercial paper notes outstanding was 3.84% as of December 31, 2025[107]. - An interest rate swap with a notional amount of $500.0 million was used to convert fixed rate senior unsecured notes into a floating rate instrument, effectively hedging against interest rate changes[178]. - If interest rates on variable rate debt had been 100 basis points higher, annual interest costs would have increased by approximately $11.3 million in 2025 and $7.2 million in 2024[179]. - For fixed rate debt, a 100 basis point increase in interest rates would decrease the fair value by approximately $117.3 million as of December 31, 2025[180]. - The company follows established risk management policies to mitigate interest rate risk, including maintaining prudent levels of fixed and floating rate debt[178]. Impairments and Charges - An impairment charge of approximately $12.9 million was recorded in the fourth quarter of 2025 related to two undeveloped land parcels[103]. - The company recorded an impairment of approximately $12.9 million related to two undeveloped land parcels during the year ended December 31, 2025[175]. Dividends - The company declared a quarterly dividend of $1.05 per common share in December 2025, resulting in an annual dividend rate of $4.20 per share for the year ended December 31, 2025[172].

Group 1 - The article does not provide any relevant content regarding company or industry insights [1]

Financial Data and Key Metrics Changes - Camden Property Trust reported core funds from operations (Core FFO) for Q4 2025 at $193.1 million, or $1.73 per share, which was $0.03 ahead of the midpoint of prior guidance [34] - The company expects Core FFO per share for 2026 to be in the range of $6.60-$6.90, representing a decrease of $0.13 from 2025 results [35][36] - Same-property revenue growth for 2025 was reported at 76 basis points, slightly beating guidance [13] Business Line Data and Key Metrics Changes - Rental rates for Q4 2025 showed new leases down 5.3% and renewals up 2.8%, resulting in a blended rate of -1.6% [27] - The company disposed of 3 communities for $201 million and acquired 1 community for $85 million during Q4 2025 [29] - For the full year 2025, Camden sold 7 older communities for $375 million and acquired 4 newer assets for $423 million [30] Market Data and Key Metrics Changes - The company anticipates that new supply in its markets peaked in 2024 and will continue to decline, setting up for below-average years in 2026 and 2027 [14] - The D.C. Metro area achieved 3.5% revenue growth in 2025, with 96% occupancy heading into 2026 [19] - Houston is expected to exceed average portfolio growth again in 2026 due to limited supply [20] Company Strategy and Development Direction - Camden plans to market its California properties for sale to expand its footprint in the Sun Belt and simplify its operating platform [10][31] - The company intends to reinvest approximately 60% of the sales proceeds into high-demand Sun Belt markets and use the remainder for share repurchases [31] - The overall portfolio is graded as a B with a stable but improving outlook for 2026 [18] Management's Comments on Operating Environment and Future Outlook - Management expressed uncertainty about the operating environment but noted strong apartment absorption rates and resilient residents [8][10] - The company expects modest acceleration in operating conditions in the second half of 2026, with a revenue growth midpoint of 75 basis points [16] - Management highlighted that the current economic conditions could lead to a significant recovery in rental rates once supply and demand dynamics shift [102][106] Other Important Information - The company anticipates $14 million in legal expenses as part of non-core adjustments, which are expected to normalize over time [70] - New legislation in Colorado has impacted utility rebilling, resulting in a loss of approximately $1.8 million in revenue, affecting same-store NOI [118] Q&A Session Summary Question: Why is now the right time to sell the Southern California portfolio? - Management believes there will be a pivot point in Sun Belt growth, and they want to be ahead of that trend [46][49] Question: How are you thinking about splitting the California portfolio for sale? - There are many buyers interested, and the company will maximize the purchase price through various sale structures [50] Question: What are your expectations for new and renewal rents throughout the year? - Slight improvements are expected in the first quarter, with more visibility during peak leasing seasons [55] Question: How will the timing of 1031 exchange acquisitions affect guidance? - The company expects no net impact on 2026 guidance from the California sale and anticipates redeployment of capital in mid-year [60] Question: What are the expectations for stabilized returns on new developments? - Costs are decreasing by 5%-8%, but developments remain challenging [66] Question: Can you provide more details on the $14 million in legal expenses? - This amount includes legal costs related to ongoing battles, which are expected to resolve and normalize over time [70] Question: How will the new Colorado legislation affect ancillary income? - The legislation will significantly impact revenue, accounting for about 19 basis points of same-store NOI [118]

Financial Data and Key Metrics Changes - Camden Property Trust exceeded its original guidance for Core FFO by $0.13 per share, reporting Core FFO for Q4 2025 at $193.1 million or $1.73 per share, which was $0.03 ahead of the midpoint of prior guidance [9][34] - Same-property revenue growth for 2025 was reported at 76 basis points, slightly beating the midpoint of guidance [13] - The company expects Core FFO per share for 2026 to be in the range of $6.60-$6.90, with a midpoint of $6.75, representing a $0.13 decrease from 2025 results [35] Business Line Data and Key Metrics Changes - Rental rates for Q4 2025 showed new leases down 5.3% and renewals up 2.8%, resulting in a blended rate of -1.6% [27] - The company disposed of three communities for $201 million and acquired one community for $85 million during Q4 2025 [29] - For 2025, Camden sold seven older communities for $375 million and acquired four newer assets for $423 million [30] Market Data and Key Metrics Changes - The company anticipates that new supply in its markets peaked in 2024 and will continue to decline, setting up for below-average years for new supply in 2026 and 2027 [14] - The Washington, D.C. Metro area achieved 3.5% revenue growth in 2025 and is rated A- with a moderating outlook for 2026 [19][20] - Austin is rated C+ with an improving outlook, as new supply is slowing, but it will take time for market-wide occupancy to improve [26] Company Strategy and Development Direction - Camden plans to expand its Sun Belt footprint by selling its California properties, with preliminary indications of value ranging from $1.5 billion to $2 billion [31] - The company intends to reinvest approximately 60% of the sales proceeds into high-demand Sun Belt markets and use the remainder for share repurchases [31] - The overall portfolio is graded as a B with a stable but improving outlook, with expectations for modest revenue growth in 2026 [18] Management's Comments on Operating Environment and Future Outlook - Management highlighted the uncertainty in the multifamily REIT sector but expressed confidence in the resilience of residents and the affordability of apartments compared to homeownership [8][11] - The company expects operating conditions to improve in the second half of 2026, with a slight acceleration in job growth primarily in Sun Belt markets [16] - Management noted that the current economic environment has led to a hiring freeze, but there is optimism for better job growth in 2026 [88] Other Important Information - The company is facing a new Colorado legislation that affects utility rebilling, which is expected to impact same-store NOI by approximately 19 basis points [120] - Legal expenses are becoming a significant part of the business, with $14 million in non-core adjustments anticipated for the year [70] Q&A Session Summary Question: Why is now the right time to sell the Southern California portfolio? - Management believes there will be a pivot point in Sun Belt growth, and they want to be ahead of that trend [46] Question: Can you discuss the guidance for new and renewal rents? - Slight improvements are expected in the first quarter of 2026, with more visibility during peak leasing seasons [55] Question: How will the timing of 1031 exchange acquisitions work? - The California sale is anticipated to close mid-year, with redeployment of capital happening in the summer [60] Question: What are the expectations for stabilized returns on new developments? - Costs are coming down by 5%-8%, but developments remain challenging [66] Question: How will the new legislation in Denver affect ancillary income? - The new legislation will impact utility rebilling, resulting in a loss of approximately $1.8 million in revenue [120]

Financial Data and Key Metrics Changes - Camden Property Trust reported Core Funds From Operations (FFO) for Q4 2025 at $193.1 million, or $1.73 per share, exceeding prior guidance by $0.03 per share [18] - Same-property revenue growth for 2025 was 76 basis points, slightly beating the midpoint of guidance [7] - The company expects Core FFO per share for 2026 to be in the range of $6.60-$6.90, representing a decrease of $0.13 from 2025 results [19] Business Line Data and Key Metrics Changes - Rental rates for Q4 2025 showed new leases down 5.3% and renewals up 2.8%, resulting in a blended rate of -1.6% [15] - The company disposed of 3 communities for $201 million and acquired 1 community for $85 million during Q4 2025 [16] - The overall portfolio is expected to see same-store net operating income (NOI) decline by 50 basis points in 2026, with revenue growth projected at 75 basis points [20] Market Data and Key Metrics Changes - The Sun Belt markets are expected to continue growing faster than the rest of the country, prompting the company to market its California properties for sale [5] - The Washington, D.C. Metro area achieved 3.5% revenue growth in 2025 and is rated A-minus with a moderating outlook for 2026 [11] - Austin is rated C-plus with an improving outlook, but faces challenges due to high levels of new supply [14] Company Strategy and Development Direction - The company plans to reinvest approximately 60% of the proceeds from the California sales into high-demand Sun Belt markets and use the remainder for share repurchases [17] - Camden aims to simplify its operating platform and expand its footprint in the Sun Belt by selling its California assets [5] - The company is optimistic about future lease rates and NOI growth, citing a strong balance sheet and resilient residents [6] Management's Comments on Operating Environment and Future Outlook - Management highlighted the uncertain operating environment in 2025 but expressed confidence in the company's ability to navigate challenges [4] - The company anticipates modest acceleration in operating conditions in the second half of 2026, with expectations for job growth primarily in Sun Belt markets [9] - Management noted that the current rental market is experiencing flat growth, which is not sustainable long-term, indicating potential for future increases [75] Other Important Information - The company has begun to see improvements in some markets, with expectations for revenue growth in the range of 1%-2% for several regions [13] - Legal expenses are anticipated to be approximately $14 million, primarily related to ongoing legal battles [46] - The company plans to launch a new bond transaction worth $400 million-$500 million later this quarter [24] Q&A Session Summary Question: Why is now the right time to sell the Southern California portfolio? - Management believes there will be a pivot point in Sun Belt growth, and selling now allows them to capitalize on a vibrant transaction environment [26][27] Question: How are you thinking about splitting the California portfolio for sale? - There are many buyers interested, and the company will maximize the purchase price whether sold as a portfolio or individually [29] Question: What are your expectations for new and renewal rents throughout the year? - Slight improvements are expected in the first quarter, with more visibility during peak leasing seasons [32] Question: How will the timing of 1031 exchange acquisitions impact guidance? - The company anticipates that the California sale will close mid-year, with redeployment of capital occurring in the summer [36] Question: What are the expectations for stabilized returns on new developments? - Costs are decreasing by 5%-8%, but developments remain challenging, with rental rates expected to stabilize [40][43] Question: What impact will the new legislation in Denver have on utility rebilling? - The new legislation will significantly affect income from utility rebilling, amounting to about $1.8 million in lost revenue [89]

CAMDEN TABLE OF CONTENTS | | Page | | --- | --- | | Press Release Text | 3 | | Financial Highlights | 6 | | Operating Results | 7 | | Funds from Operations | 8 | | Balance Sheets | 9 | | Portfolio Statistics | 10 | | Components of Property Net Operating Income | 11 | | Sequential Components of Property Net Operating Income | 12 | | "Same Property" Fourth Quarter Comparisons | 13 | | "Same Property" Sequential Quarter Comparisons | 14 | | "Same Property" Year to Date Comparisons | 15 | | "Same Property" Oper ...

Core Insights - Camden Property Trust (CPT) reported Q4 2025 core funds from operations (FFO) per share of $1.76, exceeding the Zacks Consensus Estimate of $1.73, marking a 1.7% year-over-year increase [1] - Property revenues for Q4 2025 were $390.8 million, below the Zacks Consensus Estimate of $394.7 million, but up 1.2% year-over-year [2] - The company announced a small dividend increase of one cent per share [1] Financial Performance - Same-property revenues rose 0.5% year-over-year to $362 million, while same-property expenses increased by 1.5% to $126.2 million, resulting in nearly flat same-property NOI of $235.8 million [3] - The same-property occupancy rate was 95.2%, down 10 basis points year-over-year and 30 basis points sequentially [3] - Effective blended lease rates decreased by 1.6%, with new lease rates down 5.3% and renewal rates up 2.8% compared to expiring lease rates [4] Portfolio Activity - Camden is developing three communities with a total of 1,162 units at an estimated cost of $492 million [5] - The company acquired Camden Lake Buena Vista, a 322-apartment community in Orlando, FL, for approximately $85.2 million [5] - Camden disposed of two operating communities comprising 979 apartment homes for around $201 million, realizing a gain of $128 million [6] Balance Sheet Position - As of the end of Q4 2025, CPT had liquidity of $635.2 million, including $25.2 million in cash and cash equivalents, and approximately $610 million available under its unsecured credit facility and commercial paper program [7] - The net debt-to-annualized adjusted EBITDAre ratio was 4.1 times, down from 4.2 times in the previous quarter [7] Share Repurchase and Guidance - During Q4, CPT repurchased 2.1 million common shares for a total of $220.6 million, with an additional 1.1 million shares repurchased post-quarter for $120.7 million [8] - For Q1 2026, CPT expects core FFO per share in the range of $1.64-$1.68, below the Zacks Consensus Estimate of $1.71 [11] - Full-year 2026 core FFO per share guidance is set between $6.60 and $6.90, with the midpoint at $6.75, also below the Zacks Consensus Estimate of $6.92 [11] Dividend Information - Camden declared a first-quarter 2026 dividend of $1.06 per share, representing a marginal increase from the previous quarter, payable on April 17 to shareholders on record as of March 31, 2026 [13]

Core Insights - Camden (CPT) reported revenue of $390.79 million for the quarter ended December 2025, reflecting a year-over-year increase of 1.2% and an EPS of $1.76 compared to $0.37 a year ago [1] - The revenue fell short of the Zacks Consensus Estimate of $394.65 million by -0.98%, while the EPS exceeded the consensus estimate of $1.73 by +1.93% [1] Financial Performance - Rental revenues amounted to $347.7 million, which was below the five-analyst average estimate of $394.24 million, showing a year-over-year change of +0.8% [4] - Total non-property income reached $8.35 million, surpassing the average estimate of $5.19 million based on three analysts [4] - Net Earnings per Share (Diluted) was reported at $1.44, significantly higher than the average estimate of $0.20 from three analysts [4] - Non-property income from fee and asset management was $5.28 million, exceeding the average estimate of $2.21 million based on three analysts [4] - Income/(loss) on deferred compensation plans was reported at $2.96 million, which was lower than the average estimate of $4.88 million based on two analysts [4] Stock Performance - Camden's shares have returned +0.4% over the past month, compared to a +0.5% change in the Zacks S&P 500 composite [3] - The stock currently holds a Zacks Rank 4 (Sell), indicating potential underperformance relative to the broader market in the near term [3]