Financial Data and Key Metrics Changes - Reported FFO per share for Q2 2025 was $1.91, including $0.15 from the development of Freedom Plaza Shopping Center, while excluding this, FFO was $1.76, exceeding consensus and prior year FFO [6][26] - Comparable property level operating income grew approximately 5% in Q2, excluding tax credit [7] - NAREIT FFO per share guidance for 2025 was raised to a range of $7.16 to $7.26, reflecting a 6.5% growth at the midpoint [31] Business Line Data and Key Metrics Changes - Comparable retail leasing reached 644,000 square feet, nearly an all-time quarterly record, with rent spreads of 10% over in-place rents and 21% on a straight-line basis [20] - Office leasing saw 141,000 square feet signed in Q2, with total amenitized mixed-use portfolio reaching 96% leased [28] Market Data and Key Metrics Changes - The acquisition of Town Center Plaza and Town Center Crossing in Kansas City was highlighted, with demographics showing medium household incomes of $180,000, placing it among the strongest markets [22] - Annual foot traffic for the acquired centers ranked in the top 15% of the portfolio and top 2% of all shopping centers in the US [22] Company Strategy and Development Direction - The company is expanding its acquisition strategy geographically while maintaining a focus on high-quality retail properties [10][11] - Disposition strategy includes selling assets that limit long-term growth potential, with recent sales totaling $143 million [30] - Development remains a core competency, with a focus on residential projects due to historically lower exit cap rates [17][80] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in continued strong leasing demand and a robust pipeline of approximately 1 million square feet [21] - The company anticipates occupancy levels to rise from 93.6% to the low-94% range by year-end [31][107] Other Important Information - The company declared a quarterly common dividend increase to $1.13 per share, marking the 58th consecutive annual increase [33] - The liquidity position improved to $1.55 billion, with over $1.23 billion available on the unsecured credit facility [29] Q&A Session Summary Question: Potential acquisitions in the pipeline - Management indicated that one acquisition is in a familiar market while another is in a new market, with cap rates expected in the high sixes to low sevens [36][37] Question: Transition to new markets - Management noted that post-COVID, there is greater openness to exploring new markets, driven by retailer demand [40][42] Question: Leasing timing and bankrupt tenants - Executed deals are expected over the next three quarters, with a typical 12-month period for new leases to start producing [46][48] Question: Environment in Washington DC - Restaurants in the company's markets remain resilient, with overall traffic trends showing improvement [50][52] Question: Competitive bidding for properties - The company is facing less competition for larger assets in new markets compared to coastal areas [96][97] Question: Multifamily portfolio size - The company expects the residential income percentage to remain around 10% to 11% of total income [100][101]