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Mid-America Apartment Communities (MAA) earnings date & Q2 2026 results
The quarter in brief
Revenue grew 1.0% y/y to $555M, pre-tax margin 22.5% vs 20.2%, net income $121M (+12.7% y/y).
Key growth driver: Rental and other property revenues grew 1.0% to $555.1M, while interest expense rose to $53.1M from $45.1M and depreciation and amortization to $162.5M from $153.5M. · by the Q2 2026 report
Net income available for MAA common shareholders
$121M
up 12.7% y/y
Rental and other property revenues
$555M
up 1.0% y/y
Next report
not announced yet
All figures in $M.
| Line item | Amount and change |
|---|---|
| Rental and other property revenues | $555 · +1.0% |
| Depreciation and amortization | $163 · +5.9% |
| Operating expenses, excluding real estate taxes and insurance | $137 · +3.1% |
| Real estate taxes and insurance | $82.2 · +0.0% |
| Interest expense | $53.1 · +17.8% |
| Property management expenses | $18 · +2.5% |
| General and administrative expenses | $15.1 · +18.2% |
| Gain on sale of depreciable real estate assets | $35.3 · vs −$0.1 |
| Other non-operating income | $2.1 · −55.5% |
| Income before income tax expense | $125 · +12.7% · 22.5% margin |
| Income tax expense | $0.5 · −24.3% · 0.4% effective rate |
| Income from real estate joint venture | $0.3 · −45.5% |
| Net income attributable to noncontrolling interests | $3.1 · +11.6% |
| Dividends to Series I preferred shareholders | $0.9 · +0.0% |
| Net income available for MAA common shareholders | $121 · +12.7% · $1.04/sh · 21.8% margin |
Verdict: revenue grew 1.0% y/y to $555M, pre-tax margin 22.5% vs 20.2%, net income $121M (+12.7% y/y).
Diluted EPS $1.04 vs $0.92 a year earlier; FFO $2.10 and Core FFO $2.08 per diluted share vs $2.19 and $2.15 (non-GAAP, company definitions); quarterly dividend $1.530 per share vs $1.515.
Source and notation
Source: Mid-America Apartment Communities earnings release and its exhibits, 8-K EX-99 of 07/29/2026 (SEC EDGAR). REIT layout: total revenues as reported; property expenses, depreciation, interest and other items lead to net income (a REIT pays little or no income tax). FFO is a non-GAAP measure: it appears only in the text, as defined by the company, never in the chart. The income statement lines were taken from the release by hand; the program found every figure in the release text and checked the accounting identities and the chart balance; revenue and net income match the company's 10-Q.
Open the chart as a PNG image ↗ · for sharing and presentations · free to reuse, CC BY 4.0
- Net income rose mainly on a one-off: in May 2026 MAA sold a 194-unit apartment community in Raleigh, North Carolina, for net proceeds of about $40 million, with a gain of about $35 million; Core FFO per share, which excludes such gains, fell to $2.08 from $2.15.
- Rental and other property revenues grew 1.0% to $555.1M, while interest expense rose to $53.1M from $45.1M and depreciation and amortization to $162.5M from $153.5M.
- Pre-tax income was $125M, a 22.5% margin vs 20.2% a year earlier.
- The effective tax rate was 0.4% vs 0.5% a year earlier.
- Diluted EPS was $1.04 vs $0.92 a year earlier.
What distorts the picture in this report and what to watch beyond the headlines.
Who runs the company now
- A. Brad HillPresident and Chief Executive Officer [1]
- A. Clay HolderExecutive Vice President and Chief Financial Officer [2]
As of 10/20/2026, per the company’s SEC filings: signatures on the latest report and leadership-change filings.
Positions: the company’s SEC filings. Spotted an error, or is this you and you’d like it corrected or removed? Contact us
How this is compiled
Who runs the company now comes from primary sources only: for US companies, the CEO and CFO signatures on the latest SEC report, and a separate board chair from the proxy statement (DEF 14A); for Russian and Kazakh issuers, the company website and its disclosures. We recheck weekly; if a name can’t be confirmed, or a leadership-change filing came out after the report, we don’t show it until it’s reviewed. History comes from proxy statements, disclosures, Wikipedia and Wikidata; years show when a term started and ended, “since” means the person is in office now. An outcome for a previous employer is shown only when the linked document states it.
Sources · 2
- SEC EDGAR: 10-Q 2026-07-30 · SEC EDGAR · 10/20/2026
- SEC EDGAR: 10-Q 2026-07-30 · SEC EDGAR · 10/20/2026
Mid-America Apartment Communities, Inc. (MAA) is a publicly traded real estate investment trust based in Memphis, Tennessee that invests in apartments in the Southeastern United States and the Southwestern United States. · Text: Wikipedia, CC BY-SA 4.0, abridged
Company guidance
Same quarter a year ago (ended September 30, 2025): revenue $554M, EPS (GAAP) $0.84
How we calculate
Year-ago figures are GAAP, from the company's SEC filings (XBRL); EPS is diluted.
MAA earnings history: past report dates
| Jul 29, 2026 Wed | 4:15 pmafter market close | Jun 30, 2026 | $555M+1% y/y | $1.04+13% y/y |
| Apr 29, 2026 Wed | 4:15 pmafter market close | Mar 31, 2026 | $554M+1% y/y | $1.06−31% y/y |
| Feb 4, 2026 Wed | 4:15 pmafter market close | Dec 31, 2025 | ≈$556M+1% y/y | ≈$0.48−66% y/y |
| Oct 29, 2025 Wed | 4:15 pmafter market close | Sep 30, 2025 | $554M+1% y/y | $0.84−14% y/y |
| Jul 30, 2025 Wed | 4:15 pmafter market close | Jun 30, 2025 | $550M+1% y/y | $0.92+7% y/y |
| Apr 30, 2025 Wed | 4:15 pmafter market close | Mar 31, 2025 | $549M+1% y/y | $1.54+26% y/y |
| Feb 5, 2025 Wed | 4:15 pmafter market close | Dec 31, 2024 | ≈$550M+1% y/y | ≈$1.43+4% y/y |
| Oct 30, 2024 Wed | 4:15 pmafter market close | Sep 30, 2024 | $551M+2% y/y | $0.98+4% y/y |
| Jul 31, 2024 Wed | 4:17 pmafter market close | Jun 30, 2024 | $546M+2% y/y | $0.86−31% y/y |
| May 1, 2024 Wed | 4:22 pmafter market close | Mar 31, 2024 | $544M+3% y/y | $1.22+5% y/y |
| Feb 7, 2024 Wed | 4:16 pmafter market close | Dec 31, 2023 | ≈$542M+3% y/y | ≈$1.37−17% y/y |
| Oct 25, 2023 Wed | 4:17 pmafter market close | Sep 30, 2023 | $542M+4% y/y | $0.94−10% y/y |
| Jul 26, 2023 Wed | 4:17 pmafter market close | Jun 30, 2023 | $535M+8% y/y | $1.24−32% y/y |
| Apr 26, 2023 Wed | 4:18 pmafter market close | Mar 31, 2023 | $529M+11% y/y | $1.16+22% y/y |
| Feb 1, 2023 Wed | 4:17 pmafter market close | Dec 31, 2022 | ≈$528M+14% y/y | ≈$1.66+4% y/y |
| Oct 26, 2022 Wed | 4:20 pmafter market close | Sep 30, 2022 | $521M+15% y/y | $1.05+44% y/y |
| Jul 27, 2022 Wed | 4:15 pmafter market close | Jun 30, 2022 | $495M+13% y/y | $1.82−3% y/y |
| Apr 27, 2022 Wed | 4:17 pmafter market close | Mar 31, 2022 | $476M+12% y/y | $0.95+137% y/y |
| Feb 2, 2022 Wed | 4:23 pmafter market close | Dec 31, 2021 | ≈$464M+9% y/y | ≈$1.60+122% y/y |
| Oct 27, 2021 Wed | 4:17 pmafter market close | Sep 30, 2021 | $453M+7% y/y | $0.73+40% y/y |
| Jul 28, 2021 Wed | 4:17 pmafter market close | Jun 30, 2021 | $437M+6% y/y | $1.88+189% y/y |
| Apr 28, 2021 Wed | 4:16 pmafter market close | Mar 31, 2021 | $425M+2% y/y | $0.40+29% y/y |
| Feb 3, 2021 Wed | 4:51 pmafter market close | Dec 31, 2020 | ≈$424M+2% y/y | ≈$0.72−45% y/y |
| Oct 28, 2020 Wed | 4:16 pmafter market close | Sep 30, 2020 | $423M+2% y/y | $0.52−24% y/y |
| Jul 29, 2020 Wed | 4:25 pmafter market close | Jun 30, 2020 | $413M+1% y/y | $0.65+23% y/y |
| May 6, 2020 Wed | 4:26 pmafter market close | Mar 31, 2020 | $418M+4% y/y | $0.31−44% y/y |
| Jan 29, 2020 Wed | 4:19 pmafter market close | Dec 31, 2019 | ≈$417M+5% y/y | ≈$1.30+145% y/y |
| Oct 30, 2019 Wed | 4:37 pmafter market close | Sep 30, 2019 | $416M+5% y/y | $0.68+48% y/y |
| Jul 31, 2019 Wed | 4:15 pmafter market close | Jun 30, 2019 | $407M+4% y/y | $0.53+2% y/y |
| May 1, 2019 Wed | 4:21 pmafter market close | Mar 31, 2019 | $401M | $0.55 |
| Jan 30, 2019 Wed | 4:35 pmafter market close | Dec 31, 2018 | ≈$398M | ≈$0.53 |
| Oct 31, 2018 Wed | 4:33 pmafter market close | Sep 30, 2018 | $397M | $0.46 |
| Aug 1, 2018 Wed | 4:25 pmafter market close | Jun 30, 2018 | $390M | $0.52 |
| Apr 30, 2014 Wed | 4:10 pmafter market close | Mar 31, 2014 | $243M+90% y/y | — |
| Nov 6, 2013 Wed | 4:12 pmafter market close | Sep 30, 2013 | $136M+11% y/y | $1.04+41% y/y |
| Jul 31, 2013 Wed | 4:08 pmafter market close | Jun 30, 2013 | $134M+13% y/y | $1.37+99% y/y |
| May 1, 2013 Wed | 4:26 pmafter market close | Mar 31, 2013 | $128M+10% y/y | $0.50−17% y/y |
| Feb 6, 2013 Wed | 4:12 pmafter market close | Dec 31, 2012 | $131M+16% y/y | $0.53+8% y/y |
| Nov 1, 2012 Thu | 4:10 pmafter market close | Sep 30, 2012 | $123M+11% y/y | $0.74+100% y/y |
| Aug 2, 2012 Thu | 4:09 pmafter market close | Jun 30, 2012 | $119M+13% y/y | $0.69+245% y/y |
| May 3, 2012 Thu | 4:10 pmafter market close | Mar 31, 2012 | $116M+14% y/y | $0.60+150% y/y |
| Feb 2, 2012 Thu | 4:08 pmafter market close | Dec 31, 2011 | $113M | $0.49 |
| Nov 3, 2011 Thu | 4:08 pmafter market close | Sep 30, 2011 | $111M | $0.37 |
| Aug 5, 2011 Fri | 6:07 ambefore market open | Jun 30, 2011 | $105M | $0.20 |
| May 5, 2011 Thu | 4:09 pmafter market close | Mar 31, 2011 | $102M | $0.24 |
Show all 45 reports since 2011Show fewer
How we count
Report date and time — when the company filed its results press release with the SEC (Form 8-K, Item 2.02); the regular session runs 9:30 am – 4:00 pm ET. Companies that file the 8-K late in the evening publish the release the next morning: the date is that morning, before market open, and the evening filing time is not shown. Revenue and diluted EPS — the company’s XBRL filings, EPS adjusted for stock splits; ≈ — fourth quarter derived as full year minus three quarters. Source: SEC EDGAR.
Mid-America Apartment Communities: 11-year financials
| 2025 | 2,209 | — | 447 | 709 |
| 2024 | 2,191 | — | 528 | 687 |
| 2023 | 2,149 | — | 553 | 652 |
| 2022 | 2,020 | — | 637 | 540 |
| 2021 | 1,778 | — | 534 | 470 |
| 2020 | 1,678 | — | 255 | 457 |
| 2019 | 1,641 | — | 354 | 438 |
| 2018 | 1,571 | — | 223 | 420 |
| 2017 | 1,529 | — | 328 | 395 |
| 2012 | 497 | 130 | 105 | 108 |
| 2011 | 431 | 95.2 | 48.8 | 92 |
$ millions, annual 10-K reports on SEC EDGAR (US GAAP)*.
How we calculate
Figures are annual report lines; if a year was later restated (discontinued operations, mergers), we use the latest filing that shows it. Free cash flow is operating cash flow minus capital expenditures; dividends are cash paid to common shareholders during the year. “—” means the line isn’t in the filing. The table starts in 2011; where the listed issuer changed (holding reorganization, redomicile), earlier years come from the predecessor’s filings.
Shareholders’ equity at Mar 31, 2026: $5.5B (46% of total assets). Compare with other S&P 500 companies →
Mid-America Apartment Communities (MAA) earnings: FAQ
When is MAA's next earnings date?
We have not yet seen an announcement of the date from Mid-America Apartment Communities (MAA). Based on last year's report on Oct 29, 2025, the next report is expected around Oct 28, 2026.
What time does MAA report earnings?
Mid-America Apartment Communities usually reports after market close: its latest results release was filed with the SEC at 4:15 pm ET on Jul 29, 2026.
When did MAA last report earnings?
Mid-America Apartment Communities reported Q2 2026 results on Jul 29, 2026.
Where can I find Mid-America Apartment Communities's financial statements?
On SEC EDGAR: quarterly reports (10-Q), the annual report (10-K) and earnings releases (8-K). The “Verified” badge next to the chart links to MAA's filings; this page breaks the latest report down in a Sankey chart.
What was MAA's net income in Q2 2026?
Mid-America Apartment Communities reported net income of $121M for Q2 2026 (+12.7% year over year), under US GAAP.
Does Mid-America Apartment Communities pay dividends?
Yes. In 2025, Mid-America Apartment Communities paid $709M in dividends on its common stock, per its 10-K. Earlier years are in the 11-year table above.
How has Mid-America Apartment Communities's revenue changed since 2011?
Per its 10-K filings, revenue grew 5.1x: $431M in 2011 and $2,209M in 2025. The latest year is the highest in the table. Year-by-year figures are in the table above.
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