Mid-America Apartment Communities's results for Q3 2026 (quarter ended Sep 30, 2026) come from the company's own earnings release, filed with the SEC on 2026-10-28. Everything below is taken from that filing; quotes are copied exactly. Company outlooks are the company's own.
At a glance
| Item | Value |
|---|---|
| Revenue (GAAP) | $560 million (+1.0% vs a year earlier) |
| Diluted EPS (GAAP) | $0.72 |
| Adjusted per-share figure (company's non-GAAP measure; FFO/AFFO for REITs) | $2.10 |
| Full-year guidance | Lowered |
Guidance
MAA cut its 2026 EPS range to $3.61–3.73 and narrowed Core FFO to $8.43–8.55 (midpoint down $0.04); same-store revenue now -0.40% to -0.10%.
Why this label: 'updating its prior 2026 guidance': EPS midpoint $3.67 vs $4.08, Core FFO midpoint $8.49 vs $8.53 (range narrowed lower), same-store revenue cut; nothing core raised.
| Metric | Period | New | Prior (as stated in the release) |
|---|---|---|---|
| diluted EPS | FY2026 | $3.61–3.73 (midpoint $3.67) | $3.96–4.20 (midpoint $4.08) |
| Core FFO per diluted share | FY2026 | $8.43–8.55 (midpoint $8.49) | $8.41–8.65 (midpoint $8.53) |
| Core AFFO per diluted share | FY2026 | $7.40–7.52 (midpoint $7.46) | $7.38–7.62 (midpoint $7.50) |
| same-store property revenue growth | FY2026 | -0.40% to -0.10% (midpoint -0.25%) | -0.20% to 0.40% (midpoint 0.10%) |
| same-store property operating expense growth | FY2026 | 1.15%–1.65% (midpoint 1.40%) | 1.25%–2.25% (midpoint 1.75%) |
Next-quarter outlook:
| Metric | Period | Range |
|---|---|---|
| Core FFO per diluted share | Q4 2026 | $2.12–2.24 (midpoint $2.18) |
From the release
Revenue: "Rental and other property revenues · $ · 560,130 · $ · 554,373"
Earnings per share: "Earnings per common share - diluted · $ · 0.72 · $ · 0.84"
diluted EPS: "Earnings per common share - diluted · $3.96 to $4.20 · $4.08 · $3.61 to $3.73 · $3.67"
Core FFO per diluted share: "Core FFO per Share - diluted · $8.41 to $8.65 · $8.53 · $8.43 to $8.55 · $8.49"
Core AFFO per diluted share: "Core AFFO per Share - diluted · $7.38 to $7.62 · $7.50 · $7.40 to $7.52 · $7.46"
Quotes are copied from the filing; in table rows, cell borders are shown as “·”.
Key fact: Cut 2026 same-store revenue outlook to -0.40% to -0.10%; Core FFO midpoint lowered to $8.49.
Source
Mid-America Apartment Communities earnings release (SEC filing), accession 0001193125-26-436173, filed 2026-10-28.
Part of the Q3 2026 Guidance Tracker. Educational only, not advice. Free weekly recap every Sunday: yieldterminalpro.com/newsletter.