REITs Show Strong Q1-Q3 2025 Performance with 6.2% FFO Growth
Written by Emily J. Thompson, Senior Investment Analyst
Updated: Jan 17 2026
0mins
Source: seekingalpha
- Operational Performance: According to Nareit's report, REITs demonstrated strong operational performance in the first three quarters of 2025, with funds from operations (FFO) increasing by 6.2% year-over-year, indicating resilience and profitability in the sector.
- Dividend Growth: The sector also saw a 6.3% year-over-year increase in dividend payouts, reflecting the stability of company earnings and potentially attracting more capital inflows into the REIT market.
- Market Expectation Adjustments: Cohen & Steers noted that despite the strong performance, weaker-than-expected demand and disappointing fundamentals in 2026 are likely to lead to rising cap rates and declining asset values, prompting investors to approach the market with caution.
- Short Selling Trends: Ahead of the upcoming earnings season, Seeking Alpha compiled short interest data for REIT stocks with market caps over $2 billion, revealing that Medical Properties Trust (MPW) has the highest short interest at 25.09%, indicating significant pessimism among investors regarding this asset class.
Trade with 70% Backtested Accuracy
Stop guessing "Should I Buy AKR?" and start using high-conviction signals backed by rigorous historical data.
Sign up today to access powerful investing tools and make smarter, data-driven decisions.
Analyst Views on AKR
Wall Street analysts forecast AKR stock price to rise
5 Analyst Rating
4 Buy
1 Hold
0 Sell
Strong Buy
Current: 20.210
Low
22.00
Averages
24.40
High
30.00
Current: 20.210
Low
22.00
Averages
24.40
High
30.00
About AKR
Acadia Realty Trust is an equity real estate investment trust (REIT). The Company is focused on the ownership, acquisition, development, and management of retail properties located primarily in high-barrier-to-entry, supply-constrained, densely populated metropolitan areas in the United States. The Company operates through three segments: Core Portfolio, Investment Management, and Structured Financing. The Company's Core Portfolio segment consists primarily of retail properties located primarily in high-barrier-to-entry, densely populated metropolitan areas with a long-term investment horizon. The Company's Investment Management segment holds primarily retail real estate in which the Company co-invests with high-institutional investors. The Company's Structured Financing segment consists of earnings and expenses related to notes and mortgages receivable. The Company has ownership interests in approximately 210 properties within its core portfolio and investment management.
About the author
Emily J. Thompson
Emily J. Thompson, a Chartered Financial Analyst (CFA) with 12 years in investment research, graduated with honors from the Wharton School. Specializing in industrial and technology stocks, she provides in-depth analysis for Intellectia’s earnings and market brief reports.
Acadia Realty Trust Q4 Results Exceed Expectations
- Strong Financial Performance: Acadia Realty Trust reported a Q4 FFO of $0.34, beating estimates by $0.03, indicating robust market performance that is likely to positively impact stock prices.
- Significant Revenue Growth: The company achieved $104.77 million in revenue for Q4, a 12.3% year-over-year increase, surpassing market expectations by $12.58 million, reflecting a solid growth momentum that boosts investor confidence.
- Clear Future Guidance: Acadia plans to report FFO As Adjusted starting in 2026, with projected net earnings per share ranging from $0.24 to $0.26, showcasing the company's optimistic outlook on future market conditions, which may attract more investor interest.
- Transparent Operational Adjustments: The new guidance will exclude gains from the investment management business and other non-core items, ensuring investors have a clearer view of the company's core operational performance, thereby enhancing market confidence in its long-term growth potential.
See More
Acadia Realty Trust Reports Key Highlights for 2025 Financial Results
- Financial Performance: For the fourth quarter and full year of 2025, GAAP net earnings per share were $0.04 and $0.10, respectively, while FFO Before Special Items was $0.34 and $1.32, indicating the company's ongoing ability to generate stable earnings despite a decline compared to 2024.
- NOI Growth: The same-property NOI increased by 6.3% in Q4 2025, primarily driven by strong performance in the street and urban retail portfolio, reflecting the company's competitiveness and profitability in high-demand markets.
- Leasing and Occupancy Improvement: The GAAP and cash leasing spreads on new leases were 60% and 27%, respectively, while occupancy increased by 30 basis points to 93.9%, demonstrating the company's success in attracting tenants and further solidifying its market position.
- Acquisition Activity: The company completed approximately $487 million in accretive acquisitions in 2025, enhancing its investment portfolio in key street retail corridors, showcasing strategic decisions to expand market share and enhance its asset management platform.
See More
ACADIA REALTY TRUST FORECASTS FY NET EARNINGS PER SHARE FOR ACADIA BETWEEN $0.24 AND $0.26
- Earnings Outlook: The earnings per share for the company are projected to be between $0.24 and $0.26.
- Company Focus: The report emphasizes the company's strategic outlook and performance expectations moving forward.
See More
Acadia Realty Trust Announces Executive Promotions and Retirement
- Executive Promotions: Acadia Realty Trust has promoted AJ Levine to EVP of Leasing and Development, adding oversight of property management and marketing, reflecting the company's recognition of his leadership since joining in 2019 as SVP.
- Financial Reporting Leadership: Erica Pipitone has been elevated to VP of Financial Reporting, overseeing SEC filings and technical accounting, having joined in 2020 as Director, indicating the company's commitment to financial transparency and compliance.
- Executive Retirement: Joseph Napolitano will retire around April 1, 2026, after 31 years of service, marking a significant leadership transition since he has been part of the senior leadership team since 2007.
- Strategic Adjustments: These executive changes reflect Acadia Realty Trust's strategic intent to continuously optimize its management team and enhance operational efficiency, aiming to lay a solid foundation for future growth.
See More
Acadia Realty Trust Announces Executive Promotions
- Executive Promotions: Acadia Realty Trust has promoted AJ Levine to Executive Vice President of Leasing and Development, where he will continue to drive internal growth strategies while enhancing leadership over property management and marketing teams.
- Financial Reporting Leadership: Erica Pipitone has been elevated to Vice President of Financial Reporting, overseeing the company's financial reporting activities, including SEC compliance, reflecting her progressive advancement within the accounting team since joining in 2020.
- Executive Retirement: Joseph Napolitano has notified the company of his intention to retire on April 1, 2026, concluding a 31-year career with Acadia, during which he successfully transitioned responsibilities to ensure operational continuity within the senior leadership team.
- Leadership Remarks: President and CEO Kenneth F. Bernstein expressed gratitude for Napolitano's contributions, highlighting his significant role in shaping the company culture and driving success, leaving a lasting legacy for future leadership.
See More
Acadia Realty Trust Announces Executive Promotions
- Executive Promotions: Acadia Realty Trust has announced the promotion of AJ Levine to Executive Vice President of Leasing and Development, which will enhance leadership in property management and marketing teams, further supporting the company's internal growth strategy.
- Financial Reporting Leadership: Erica Pipitone has been promoted to Vice President of Financial Reporting, continuing her oversight of SEC reporting and technical accounting matters, reflecting her progressive advancement within the accounting team since joining in 2020.
- Retirement Notification: Joseph Napolitano has notified the company of his intention to retire on April 1, 2026, after a 31-year career, marking a significant transition in the company's executive team that may impact future management structure.
- Leadership Remarks: Kenneth F. Bernstein, President and CEO, expressed gratitude for Napolitano's contributions, highlighting his pivotal role in shaping the company's culture and driving success, leaving a lasting legacy.
See More
Acadia Realty Trust Q4 Results Exceed Expectations
- Strong Financial Performance: Acadia Realty Trust reported a Q4 FFO of $0.34, beating estimates by $0.03, indicating robust market performance that is likely to positively impact stock prices.
- Significant Revenue Growth: The company achieved $104.77 million in revenue for Q4, a 12.3% year-over-year increase, surpassing market expectations by $12.58 million, reflecting a solid growth momentum that boosts investor confidence.
- Clear Future Guidance: Acadia plans to report FFO As Adjusted starting in 2026, with projected net earnings per share ranging from $0.24 to $0.26, showcasing the company's optimistic outlook on future market conditions, which may attract more investor interest.
- Transparent Operational Adjustments: The new guidance will exclude gains from the investment management business and other non-core items, ensuring investors have a clearer view of the company's core operational performance, thereby enhancing market confidence in its long-term growth potential.
See More
Acadia Realty Trust Reports Key Highlights for 2025 Financial Results
- Financial Performance: For the fourth quarter and full year of 2025, GAAP net earnings per share were $0.04 and $0.10, respectively, while FFO Before Special Items was $0.34 and $1.32, indicating the company's ongoing ability to generate stable earnings despite a decline compared to 2024.
- NOI Growth: The same-property NOI increased by 6.3% in Q4 2025, primarily driven by strong performance in the street and urban retail portfolio, reflecting the company's competitiveness and profitability in high-demand markets.
- Leasing and Occupancy Improvement: The GAAP and cash leasing spreads on new leases were 60% and 27%, respectively, while occupancy increased by 30 basis points to 93.9%, demonstrating the company's success in attracting tenants and further solidifying its market position.
- Acquisition Activity: The company completed approximately $487 million in accretive acquisitions in 2025, enhancing its investment portfolio in key street retail corridors, showcasing strategic decisions to expand market share and enhance its asset management platform.
See More
ACADIA REALTY TRUST FORECASTS FY NET EARNINGS PER SHARE FOR ACADIA BETWEEN $0.24 AND $0.26
- Earnings Outlook: The earnings per share for the company are projected to be between $0.24 and $0.26.
- Company Focus: The report emphasizes the company's strategic outlook and performance expectations moving forward.
See More
Acadia Realty Trust Announces Executive Promotions and Retirement
- Executive Promotions: Acadia Realty Trust has promoted AJ Levine to EVP of Leasing and Development, adding oversight of property management and marketing, reflecting the company's recognition of his leadership since joining in 2019 as SVP.
- Financial Reporting Leadership: Erica Pipitone has been elevated to VP of Financial Reporting, overseeing SEC filings and technical accounting, having joined in 2020 as Director, indicating the company's commitment to financial transparency and compliance.
- Executive Retirement: Joseph Napolitano will retire around April 1, 2026, after 31 years of service, marking a significant leadership transition since he has been part of the senior leadership team since 2007.
- Strategic Adjustments: These executive changes reflect Acadia Realty Trust's strategic intent to continuously optimize its management team and enhance operational efficiency, aiming to lay a solid foundation for future growth.
See More
Acadia Realty Trust Announces Executive Promotions
- Executive Promotions: Acadia Realty Trust has promoted AJ Levine to Executive Vice President of Leasing and Development, where he will continue to drive internal growth strategies while enhancing leadership over property management and marketing teams.
- Financial Reporting Leadership: Erica Pipitone has been elevated to Vice President of Financial Reporting, overseeing the company's financial reporting activities, including SEC compliance, reflecting her progressive advancement within the accounting team since joining in 2020.
- Executive Retirement: Joseph Napolitano has notified the company of his intention to retire on April 1, 2026, concluding a 31-year career with Acadia, during which he successfully transitioned responsibilities to ensure operational continuity within the senior leadership team.
- Leadership Remarks: President and CEO Kenneth F. Bernstein expressed gratitude for Napolitano's contributions, highlighting his significant role in shaping the company culture and driving success, leaving a lasting legacy for future leadership.
See More
Acadia Realty Trust Announces Executive Promotions
- Executive Promotions: Acadia Realty Trust has announced the promotion of AJ Levine to Executive Vice President of Leasing and Development, which will enhance leadership in property management and marketing teams, further supporting the company's internal growth strategy.
- Financial Reporting Leadership: Erica Pipitone has been promoted to Vice President of Financial Reporting, continuing her oversight of SEC reporting and technical accounting matters, reflecting her progressive advancement within the accounting team since joining in 2020.
- Retirement Notification: Joseph Napolitano has notified the company of his intention to retire on April 1, 2026, after a 31-year career, marking a significant transition in the company's executive team that may impact future management structure.
- Leadership Remarks: Kenneth F. Bernstein, President and CEO, expressed gratitude for Napolitano's contributions, highlighting his pivotal role in shaping the company's culture and driving success, leaving a lasting legacy.
See More
