MID AMERICA APARTMENT COMMUNITIES INC. — Form 8-K

Mid-America Apartment Communities reported Q2 2026 Core FFO per diluted share of $2.08 (vs. $2.15 YoY), with same-store blended lease pricing improving to +0.7% in 2Q from -5.3% new lease pricing in 1Q. The company maintains ~$800M active development pipeline (1,749 units, $597.5M expected cost) expected to generate $70-75M stabilized incremental NOI and $0.11 Core FFO contribution once stabilized. Full-year 2026 Core FFO guidance: $8.41-$8.65/share (midpoint $8.53). Development completions in lease-up total 1,759 units ($623.7M cost, 74.4% physical occupancy). Recent capital deployment: $200M senior notes issued at 4.61% (Feb 2026), $350M unsecured term loan (Jun 2026), and share repurchases of 0.94M shares at $130.54 average (YTD through 6/30/2026, $123M total).