Financial Data and Key Metrics Changes - The company reported net income attributable to common shareholders of $99.7 million, or $0.27 per diluted share, with core FFO per share growth of 6.2% year over year [11][12] - The updated guidance for core FFO per share was increased by $0.01 to $1.87 at the midpoint, representing a growth of 5.6% for the last stretch of 2025 [6][14] - Same home core revenue growth was reported at 3.8%, with same home core operating expense growth muted at 2.4%, leading to same home core NOI growth of 4.6% [7][14] Business Line Data and Key Metrics Changes - The AMH development program delivered a total of 651 homes to wholly owned and joint venture portfolios, on track with expectations [12] - The company sold 395 properties, generating approximately $125 million of net proceeds at an average economic disposition yield in the high 3% [12][13] Market Data and Key Metrics Changes - The Midwest markets continue to outperform, supported by good underlying fundamentals, with expectations for sustained performance into 2026 [24][25] - The company noted that while there is some rate pressure from conversions of for sale to for rent, many markets are still performing well, particularly in the Midwest and certain Western markets [52] Company Strategy and Development Direction - The company focuses on portfolio optimization, operational execution, and prudent capital management, which has driven solid contributions across all areas of the AMH platform [5][9] - The strategy includes a shift in lease expiration management to front-load expirations in the first half of the year, which has positively impacted occupancy and new lease trends [20][22] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in the momentum heading into 2026, with expectations for improved occupancy and rent growth returning in the spring leasing season [35][67] - The company remains proactive in addressing regulatory updates and has been engaging with local municipalities to demonstrate its contributions to housing supply [80][81] Other Important Information - The company achieved a fully unencumbered balance sheet, marking a significant milestone, with net debt to adjusted EBITDA down to 5.1 times [13] - The company expects full year same home property tax growth in the high 2% area, with a reduction in full year same home core expense growth expectations to 3.25% [14] Q&A Session Summary Question: Impact of lease expiration strategy on occupancy and new lease trends - Management noted that the shift in lease expiration strategy has led to a decrease in turnover rate and is expected to positively impact occupancy as they move into the fourth quarter [20][22] Question: Sustained performance of Midwest markets - Management confirmed that the Midwest continues to show strength due to quality of life and affordability, with expectations for continued positive contributions [24][25] Question: Deceleration in same store revenue growth - Management explained that the deceleration is influenced by timing of last year's leasing spreads and strategic acceleration of leasing activity into earlier parts of the year [30][31] Question: Fourth quarter trends and outlook for 2026 - Management indicated that they expect November and December to show positive effects on occupancy, positioning the company well for the next year [35][36] Question: Stock buybacks versus development funding - Management stated that stock buybacks are being monitored closely and could complement the value created by the development program if executed at the right price [40][41] Question: Regulatory updates and election cycle - Management reported that regulatory activity has been quiet, with proactive engagement with local officials to highlight the company's contributions to housing supply [80][81]

Industry Overview - The single-family rental (SFR) industry is experiencing strong long-term fundamentals, driven by a large millennial cohort entering prime rental age and challenging affordability dynamics [3] - Demand within the SFR industry is expected to remain robust, supporting long-term growth prospects [3] Company Positioning - AMH has strategically built a portfolio of high-quality assets located in superior locations across the United States [4] - The company maintains a well-diversified portfolio footprint, which enhances its market presence [4] - AMH's operations are supported by a robust and efficient services platform, bolstered by ongoing investments in technology [4]