Current Report · Items 2.02, 9.01 · 8-K

ACADIA REALTY TRUST

Results of Operations and Financial Condition

Filed Apr 28, 2026Accepted Apr 28, 2026, 4:16 PM EDTCIK 899629Accession 0001193125-26-187104

Company context

Acadia Realty Trust is an equity real estate investment trust focused on delivering long-term, profitable growth. Acadia owns and operates a high-quality real estate portfolio of street and open-air retail properties in the nation's most dynamic retail corridors (“REIT Portfolio”), along with an investment management platform that targets opportunistic and value-add investments through its institutional co-investment vehicles (“Investment Management”). For further information, please visit www.acadiarealty.com.

Current securities

AKRNYSE · ETF · Current

Recent company filings

Disclosure sections

Items 2.02, 9.01

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Item 2.02Item 2.02 - Results of Operations

Item 2.02. Results of Operations and Financial Condition. On April 28, 2026, Acadia Realty Trust (the “Company”) issued a press release announcing its consolidated financial results for the quarter ended March 31, 2026. A copy of the press release is attached to this Current Report on Form 8-K as Exhibit 99.1 and incorporated herein by reference. On the same day, the Company made available supplemental reporting information regarding the financial results, operations and portfolio of the Company as of and for the quarter ended March 31, 2026. A copy of the supplemental reporting information is attached to this Current Report on Form 8-K as Exhibit 99.2 and incorporated herein by reference. The information included in this Item 2.02, including the information included in Exhibits 99.1 and 99.2 attached hereto, is intended to be “furnished” pursuant to Item 2.02, and is not deemed to be “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or incorporated by reference into any filing under the Securities Act of 1933, as amended (“Securities Act”) or the Exchange Act, or otherwise subject to the liabilities of Sections 11 and 12 (a)(2) of the Securities Act.

Filed exhibits (2)

EX-99.1 (by filename) akr-ex99_1.htm

EX-99.1 2 akr-ex99_1.htm EX-99.1 EX-99.1 Exhibit 99.1 Acadia Realty Trust (914) 288-8100 Acadia Realty Trust Reports First Quarter 2026 Operating Results Key Highlights for the first quarter ended March 31, 2026 include: • First quarter GAAP net earnings of $0.22 per share (compared to $0.01 in first quarter 2025) and FFO As Adjusted of $0.30 per share, up 11% from the prior-year quarter • First quarter REIT Portfolio same-property NOI increased 5.9% and reaffirmed 5-9% annual guidance • Delivered REIT Portfolio GAAP and cash leasing spreads on new leases of 50% and 31%, respectively • Increased SNO Pipeline to $10.5 million (from $8.9 million at December 31, 2025) • Increased REIT Portfolio economic occupancy by 20 basis points to 94.1% during the first quarter driven by the street and urban portfolio, which increased 140 basis points from the fourth quarter to 91.7% as of March 31, 2026 • Completed approximately $503 million of accretive acquisitions comprised of REIT Portfolio (street retail of $79 million) and Investment Management ($424 million) • Completed recapitalizations of approximately $504 million of assets in the Investment Management platform • Raised…

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EX-99.2 (by filename) akr-ex99_2.htm

EX-99.2 3 akr-ex99_2.htm EX-99.2 EX-99.2 Exhibit 99.2 Table of Contents Section I – First Quarter 2026 Earnings Press Release ───────────────────────────────────────────────────────────────────────────────────────────────────────────────────── Section II – Financial & Operating Highlights Company Information 3 Highlights 4 Market Capitalization 5 Equity 6 Funds from Operations (“FFO”), Funds From Operations As Adjusted, Adjusted Funds from Operations (“AFFO”) 7 EBITDA 8 Same Property Net Operating Income 9 New and Renewal Rent Spreads …

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