Strategic Execution and Portfolio Optimization - The company achieved a record annual new leasing volume of nearly 5,000,000 square feet, leveraging high demand to negotiate superior lease structures and higher rent escalators [5] - A significant capital recycling program was executed, selling $622,000,000 of noncore assets to reduce power center exposure by 400 basis points in favor of grocery and lifestyle centers [5] - The company utilized a yield arbitrage strategy by selling lower-growth assets at tight private market yields and repurchasing $300,000,000 of stock at a 9% core FFO yield [5] - The portfolio's organic growth profile improved by shedding 21 watchlist anchor boxes and increasing embedded rent bumps to 180 basis points [5] - The One Loudoun mixed-use expansion targets high-wealth demographics with a diversified mix of retail, office, hotel, and luxury multifamily units [5] - The company capitalized on robust anchor demand to drive better lease terms, including reduced fixed options, limited use restrictions, and more favorable cotenancy clauses [5] 2026 Outlook and Strategic Priorities - The 2026 guidance assumes a same-property NOI growth midpoint of 2.75%, with performance expected to accelerate in the second half as the signed-not-open pipeline commences [5] - Management is targeting a long-term goal of 200 basis points in embedded portfolio escalators, up from the current 180 basis points [5] - Strategic 1031 exchange activity is planned for the first half of 2026 to shield gains from 2025 dispositions while further derisking the portfolio [5] - The company maintains a flexible balance sheet with a net debt to EBITDA of 4.9 times, providing capacity for opportunistic acquisitions or further share repurchases [5] - Guidance includes a 100 basis point bad debt reserve, reflecting a prudent approach to potential retail volatility and specific watchlist tenants like The Container Store [5] - Interest expense is projected as a $0.03 tailwind in 2026 due to lower credit line balances and increased capitalized interest from development projects [5] Non-Recurring Factors and Structural Adjustments - Recurring but unpredictable items, such as termination fees and land sale gains, represent a $0.04 headwind compared to the historical outlier levels of 2025 [5] - The convergence of NAREIT and core FFO guidance reflects the normalization of non-cash merger-related items, such as debt marks and lease intangibles [6] - The disposition of City Center is currently in progress with an expected value in the mid-fifties millions, following a remarketing effort to address tenant issues [6]