Camden Property Trust (CPT.N): Don’t Judge a Book By Its Cover? Thoughts on CPT’s 2Q26 Earnings

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Camden Property Trust (CPT.N): Don’t Judge a Book By Its Cover? Thoughts on CPT’s 2Q26 Earnings

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30 Jul 2026 19:34:23 ET │ 12 pages

Camden Property Trust (CPT.N)

Don’t Judge a Book By Its Cover? Thoughts on CPT’s 2Q26 Earnings

CITI'S TAKE

Buy There are a lot of conflicting signals in CPT’s report, albeit many of them

should likely have been expected following NAREIT. First, 2Q26 blended Price (30 Jul 26 16:00) US$113.29

spreads look weak at -0.2%, though occupancy rose a healthy +60bps Target price US$130.00

sequentially to 95.7% and likely exited the quarter even higher. Second, Expected share price return 14.7%

CPT reiterated its SSREV guidance (seemingly a positive), but its guidance Expected dividend yield 3.6%

implies a large ramp in 2H26 SSREV to 1% from 0% in 1H26 that some will Expected total return 18.4%

find unrealistic, especially given the aforementioned weaker rate growth.

Market Cap US$11,388M Lastly, CPT narrowed its core-FFO guidance despite raising SSNOI

guidance by 30bps on lower SSEXP growth, suggesting less accretion

from capital allocation (or potentially due to the timing of capital

redeployment). From our perspective, the quarter played out close to our Eric Wolfe

expectations (discussed below), albeit CPT will need to see a substantial +1-212-816-2640

increase in rent growth in 2H or a continued increase in occupancy to hit eric.wolfe@citi.com

its guidance.

Nick JosephAC

+1-212-816-1909

2Q26 Blends vs. Occupancy — While 2Q blends were weak, the increase in nicholas.joseph@citi.com

occupancy resulted in a 70bp sequential SSREV increase that was close to Citi’s

Nick Kerr0.8% estimate (which included California and thus was slightly higher). Though the

market tends to focus more on blended rate growth, companies are trying to +1-212-816-2036