Invitation Homes Q3 2026 Earnings Call Transcript

Invitation Homes (NYSE:INVH) reported third-quarter financial results on Thursday. The transcript from the company’s third-quarter earnings call has been provided below.

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Access the full call at https://events.q4inc.com/attendee/761642675

Summary

Invitation Homes reported 3% same-store blended rent growth, with renewals at 4.3%, and grew core FFO per share by 2.4% to $0.48 in Q3 2026.

The company executed a $1 billion stock repurchase program, representing 6% of shares outstanding, largely funded by home sales at an average gross price of $460,000 per home.

Guidance for full-year 2026 was raised slightly, with the core FFO per share midpoint increased to a range of $1.94 to $1.98, alongside strong execution in home dispositions.

Operational highlights included 1.1% same-store NOI growth and a focus on centralized rent collection and CRM improvements.

Management emphasized the strategic focus on capital allocation, highlighting the undervaluation of their stock compared to asset values, and noted healthy demand despite mixed supply signals.

Full Transcript

OPERATOR

Welcome to the Invitation Homes third quarter 2026 earnings conference call. All participants are in listen-only mode at this time. Should you need assistance, please signal a conference specialist by pressing the star key followed by zero. As a reminder, this conference is being recorded at this time. I would now like to turn the conference over to Scott McLaughlin, Senior Vice President, Investor Relations. Please go ahead.

Scott McLaughlin (Senior Vice President, Investor Relations)

Thank you, operator, and good morning. On the call today we’ll hear from Dallas Tanner, our President and Chief Executive Officer; Tim Loebner, our Chief Operating Officer; and John Olson, our Chief Financial Officer. Following our prepared remarks, we’ll open the line for questions from our covering sell-side analysts. During today’s call, we may reference our third quarter 2026 earnings release and supplemental information. We issued this document yesterday afternoon after the market closed, and it’s available on the Investor Relations section of our website at www.invh.com. Certain statements we make during this call may include forward-looking statements relating to the future performance of our business, financial results, liquidity and capital resources, and other non-historical statements, which are subject to risks and uncertainties that could cause actual outcomes or results to differ materially from those indicated.

We describe some of these risks and uncertainties in our 2025 Annual Report on Form 10-K and other filings we make with the SEC from time to time. Except to the extent otherwise required by law, we do not update forward-looking statements and expressly disclaim any obligation to do so. We may also discuss certain non-GAAP financial measures. During the call, you can find additional information regarding these non-GAAP measures, including reconciliations to the most comparable GAAP measures, in yesterday’s earnings release. With that, I’ll turn the call over to Dallas Tanner.

Dallas Tanner (President and Chief Executive Officer)

Thank you, Scott, and good morning, everyone. Since our Investor Day last November, we’ve been focusing on executing the plan we laid out while serving residents better, running more efficiently, and allocating capital in ways that create the most value for stockholders. It’s been an eventful year, and I want to thank our associates for staying focused on our residents. Helping families find quality homes they can afford is common ground for us, for policymakers, and most importantly for our residents.

Last week, Treasury released proposed regulations under the 21st Century Road to Housing Act. They’re now open for public comment. Our preliminary read is that the framework is workable, generally in line with what Congress intended. We’ll remain engaged in the comment process. Millions of American families rely on leasing a single-family home. It’s important they continue to have that flexible and affordable choice. Through it all, our associates delivered another solid quarter. Same-store blended rent growth came in at 3%, our best quarter of the year, with renewals at 4.3%. We also grew core FFO per share 2.4% to $0.48. This performance reflects a resilient business and a team that delivers. Part of this resilience comes from healthy demand for our homes. Based on John Burns data and weighted to our markets, as of September, it was on average over $1,000 a month cheaper to lease a home than own one.

As mortgage rates rise, that gap likely widens. With our average resident staying with us for more than 41 months, this adds up to savings of over $42,000. That’s money a family could put toward a down payment on a home of their own if they should so choose. Nowhere is our discipline clearer than in how we’ve allocated capital this past year. As you’ve seen, we sold a substantial number of homes in the open market this year, mostly to families buying for their own use. These sales give us a real-time read on both value and demand. Since December of last year, our average gross sales price has been approximately $460,000 per home. Meanwhile, at the prices at which we’ve been buying back our own stock, the market is valuing our homes at only $280,000 each.

It’s one thing to say our stock is undervalued. It’s another to act on it again and again. And that’s what we’ve done. This past year, we’ve repurchased nearly $1 billion of our stock, which represents 6% of our shares outstanding, funded in large part by proceeds from home sales. Against our revised full-year disposition guidance midpoint of $950 million, we’ve already sold $833 million through September. We’ve been pleased with the execution to date. In fact, we believe that we’ve bought back more stock this past year than any other residential REIT.

In addition, with the new $500 million repurchase program our board just authorized, we intend to keep funding buybacks with home sale proceeds whenever our stock trades at a meaningful discount to the value of our homes, guided by market conditions and a disciplined approach to the balance sheet. In summary, our business remains healthy, and leasing offers real value that our residents appreciate. We’re focused on earning their trust every day with the same discipline we bring to allocating capital. With that, I’ll hand it over to Tim to discuss our operating results.

Tim Loebner (Chief Operating Officer)

Thanks, Dallas, and good morning, everyone. The story this quarter is renewal strength partly offset by softer new lease growth, with fundamentals that remain supportive as we head into year end. During the third quarter, our teams delivered same-store NOI growth of 1.1% year over year. That reflects core revenue growth of 1.6%, tempered by core operating expense growth of 2.5%. Breaking that down, let me cover revenue first, where rent growth was the key driver. Blended rent growth was 3% in the third quarter, up from 2.7% in the second quarter and 1.6% in the first, representing sequential improvement in each quarter of 2026 year to date. Looking at the components, rent growth is driven largely by renewals. Renewal rents grew 4.3% in the third quarter, a full point above the second quarter. New lease rent growth was negative 0.2%, or 50 basis points better than last year.

That is down from positive 1.2% in the second quarter, but in line with normal seasonal patterns. Together, those produced the 3% blend in the third quarter. Beyond rent growth, average monthly rent grew 1.8% year over year. Turnover edged down 10 basis points to 6.2%, and occupancy averaged 96.4% for the quarter. Let me add some additional color, beginning with supply. Supply from large single-family rental operators has been moderating. According to John Burns data, listings were down 13% year over year in August, including declines in our three largest markets of Atlanta, Tampa, and Phoenix. Build-to-rent deliveries also peaked two years ago in 2024, and Burns expects the pace to keep slowing through 2027 and 2028. That data tells part of the story. Mom-and-pop landlords matter here too.

They’re harder to measure and can play a sizable role within infill neighborhoods. We’re also watching the for-sale side. Higher mortgage rates are contributing to greater supply in some markets, resulting in unsold homes from both accidental landlords and builders. In short, the supply picture remains mixed and we’ll continue to monitor it, though at present we do not see any signals that warrant a change to our approach. On the demand front, conditions remain healthy. Lead and showing volumes are meeting or beating last year’s levels, and we continue to move homes steadily through the re-leasing process.

Turning now to expenses. Core expenses grew 2.5% in the third quarter and 3.3% year to date, which is inside our full-year guidance range. Fixed expenses grew just 1.1% in the quarter as slightly lower property taxes offset higher insurance and HOA costs. Controllable expenses grew 4.9%, mostly on higher repair and utility expenses as a result of this summer’s extreme heat. Now to October. Preliminary same-store results showed blended rent growth of 2.2%, slightly ahead of last year and reflecting an expected seasonal moderation from the third quarter. Within that, new lease rent growth improved 100 basis points from a year ago to negative 2.2%, and renewal rent growth was 4.2%, in line with last year. October average occupancy was 96.1%, nearly flat with a year ago.

Beyond the leasing numbers, our teams continue to make progress on several of our Investor Day initiatives, including centralizing our rent collection and HOA functions. We’ve also advanced our resident CRM system, which lets us communicate with residents on a more personal basis. We look forward to sharing more as we get further along. As we move into the winter months, we’ll continue to balance occupancy with rate, with the goal of starting the new year from a strong position.

Thank you to all of our teams for their hard work behind these results and for their continued efforts as we close out the year. John, over to you.

John Olson (Chief Financial Officer)

Thanks, Tim. This morning I’ll cover four things: an update on our capital allocation activity, third quarter results, the balance sheet, and guidance. I’ll start with capital allocation since this has been a big focus for us this past year. During the third quarter we sold 658 wholly owned homes for gross proceeds of approximately $318 million, representing an average sale price of about $484,000 per home, net. Of the 216 wholly owned homes we acquired in the third quarter, most of which were deliveries from our builder partners, net disposition proceeds were approximately $245 million.

These disposition proceeds went toward repurchasing approximately 8.9 million shares of our stock for $250 million in the third quarter. Since last December and through this past Tuesday, we’ve repurchased approximately 37 million shares for a total of $989 million at an average repurchase price of $26.78 per share. That represents buybacks totaling 6% of our outstanding shares in less than one year’s time while staying within our targeted leverage range.

In addition, our board has just authorized a new $500 million share repurchase program, which gives us the ability to continue buying back stock while it trades at a meaningful discount to the value of our homes with the same discipline you’ve seen from us to date. Turning now to third quarter results, core FFO per share was $0.48, up 2.4% from a year ago, while AFFO per share was $0.38, up slightly from last year. As Tim mentioned, same store property taxes were a favorable factor in the quarter, down slightly year over year. Florida and Georgia together make up more than half of our total property tax expense, and both states send their final bills later in the year. The bills we’ve received thus far are coming in better than we originally expected, and we’ll keep monitoring as the rest arrive and give a final update on our next earnings call.

Moving now to the balance sheet, we ended the quarter with $1.3 billion of available liquidity. Roughly 90% of our total debt is unsecured, 90% is fixed rate or swapped to fixed rate, and about 90% of our wholly owned homes are unencumbered. Net debt to adjusted EBITDA was five and a half times, within our five and a half to six times target range and up slightly from 5.4 times last quarter. As we discussed on last quarter’s call, in July we issued $500 million of long five-year bonds with a coupon of 4.95% and used the net proceeds to prepay about half of our 2017-1 securitization.

The remaining $500 million of our 2017-1 securitization matures in June 2027 and we have no other debt maturing before then. Lastly, guidance. You can refer to last night’s earnings release for the complete details, but here are the highlights based on our year-to-date results. We’ve raised our full-year 2026 guidance for core FFO per share by a penny at the midpoint to a range of $1.94 to $1.98 per share. We’ve also narrowed our full-year same store revenue growth guidance range, lowered our same store expense growth guidance range by 30 basis points, mostly due to lower anticipated property tax expense, and slightly raised our same store NOI growth guidance to a midpoint of 1.2%.

In addition, we’ve raised the midpoint of our wholly owned disposition guidance by $100 million to a range of $900 million to $1 billion, reflecting the strong execution of our disposition program this year. Looking ahead, our priorities are unchanged: serve our residents well, run the business efficiently, and put capital where it creates the most value for stockholders. This concludes our prepared remarks. Operator, please open the line for questions.

OPERATOR

We will now begin our question and answer session. To ask a question, please press star then one on your telephone keypad. To withdraw your question, please press star then two. If you’re using a speakerphone, please pick up your handset before pressing the keys. In the interest of time, we ask that participants limit themselves to one question and then requeue by pressing star one to ask a follow-up question. One moment please while we poll for questions.

Your first question comes from the line of Nick Joseph with Citi. Nick, please go ahead.

Eric (Analyst at Citi)

Hey, it’s Eric here with Nick. You’re probably one of the largest home sellers in the market. I think that’s probably fair to say. I’m just curious if you’ve seen any change in your ability to sell as interest rates have risen versus a couple months ago. And I think at this time last year you started to see a bit more pressure from some shadow rental supply. So we’re just curious about whether you’re seeing any of that this year and if you could maybe give us your expectation for how occupancy should trend over the next couple of months just given the balance between supply and demand.

Scott McLaughlin (Senior Vice President, Investor Relations)

Hey Nick, thanks for the question. It’s Scott. Listen, we’ve had a very measured pace of how we’ve been managing our disposition program this year. As always, we start the year with a pre-identified list of homes that have been identified by our asset management team for disposition. When a house becomes vacant, it goes through our process to evaluate it for sale. I think that, as you can see, we’ve been very successful this year in terms of executing on the sales.

What we disclosed in the third quarter is obviously our sales through September 30th. The move in the interest rates has obviously happened in the last 30 days, and it’s just frankly a little too soon to see what impact it would have on anything going forward. But thus far, year to date, I think we’re pleased with the execution we’ve seen. We’re pleased with our days on market to date; we’ve seen no material change in the amount of time it takes us to sell a home. So I think from our perspective, look, we’re watching this very closely. The fourth quarter is always our slowest period for the selling season of homes in general. So we’ll see where we end up in the fourth quarter. But like I said, this is usually our slowest quarter and we’re watching it, and we’ll be able to give guidance when we’re ready.

OPERATOR

Your next question comes from the line of Steve Sakwa with Evercore ISI. Steve, please go ahead.

Steve Sakwa (Analyst at Evercore ISI)

Yeah, thanks, Tim. I appreciate the October trends. Could you maybe just talk about where you’re sending out renewal notices, maybe for like November, December, January? And could you just quickly comment on the bad debt trend? I think that ticked up about 20 basis points in the quarter.

Tim Loebner (Chief Operating Officer)

Thank you. Thanks, Steve. Yeah, appreciate the question. You know, we typically don’t share what we go out at on our renewal offers, and we did finish October at 4.2%. I can tell you that November is looking a lot like October. As I’ve shared in the past, both on earnings calls and in investor meetings, the renewal book of this, which accounts for 75% of the book, generally runs three and a half to four and a half percent. Super reliable part of our rent growth.

And look, it’s a reflection, I think, of the good service our teams are providing. And as you know, our residents vote with their pen and their pocketbook. So again, that 75% book of the business is an important part. I’d say we’re cautiously optimistic about the balance of the year, and we’re going to watch those renewal rates closely. You asked about bad debt. Look, bad debt was 75 basis points for the quarter. I’d point out that, over the course of the year we are at 60 basis points of bad debt, right in line with our pre-pandemic range of 40 to 60 basis points. We’re going to continue to watch that in the fall. You know, as we’ve talked about in the past, there is a degree of seasonality that comes with bad debt that we typically see come into the system in the second half of the year.

But that’s pretty normal course of business for us.

OPERATOR

Your next question comes from the line of Jamie Feldman with Wells Fargo. Jamie, please go ahead.

Jamie Feldman (Analyst at Wells Fargo)

Great. Thanks for taking the question. Between the acquisitions completed during the third quarter and Pathway consolidation, you increased your exposure in several markets where leasing remains softer due to supply. Can you distinguish how much of that reflects existing homebuilder commitments or the Pathway reclassification versus a deliberate decision to add capital in those markets? And what property or submarket characteristics give you confidence in the long-term returns in those markets despite weaker near-term lease pricing?

John Olson (Chief Financial Officer)

Sure. I’ll start with just the Pathway observation. You know, the Pathway was showing up in our financial statements previously in management fee income. Now that we have consolidated those homes, you’ll see management fee income tick down, NOI will step up commensurately, and we’ll have a little bit of a good guy just because our cost of capital is better and we’ll no longer be paying certain, certain fees that were going out the door. But, you know, in terms of footprint, I think Pathway is quite small relative to the overall enterprise.

So I think we’ll evaluate those homes. You know, the investment decisions vis-à-vis the Pathway portfolio were not made by us. And so I think as we look at where those 800, 900 homes are, we’re pretty comfortable with those markets. And I would note that, you know, we effectively already represented 100% of the equity in those assets. The only difference is we have now consolidated those, and so I think from a P&L perspective it should be neutral.

Dallas Tanner (President and Chief Executive Officer)

One other thought just to add to John’s—this is Dallas. We’ve operated these assets for a number of years, so it wasn’t like there was new inventory coming in line with your questioning around adding additional supply. Look, I think the supply question at large is a good one. We’ve seen it incrementally come down year over year. Kim talked about that in his numbers. If last year, per se, we troughed, we’re seeing new lease being a little bit better at this time of the year versus last, all things being equal.

The blend’s also better, you know, call it 10, 20 bips year over year. So we’re encouraged by the progress that the market is making in digesting both the new BTR supply and existing homebuilder stock. I think we have to be mindful—and Tim and I watch this and talk about this all the time—is in an elevated mortgage rate environment, it’s obviously beneficial for our renewals business, but it could bring additional supply pressure around the new-lease side. So we’ll be mindful of that. We’ll watch that over the coming quarters and see what happens with existing homebuilder stock. Does that go into the marketplace in the for-rent space? And what do the mom and pops do that are maybe sitting on a home they’re trying to sell?

Does that then kind of come back into play as well? So it’s too early to tell on any of those from a supply-oriented story, but it’s something we’re mindful of and we pay attention to.

OPERATOR

Your next question comes from the line of Anthony Paulone with JP Morgan. Please go ahead.

Nahuman (Analyst at JP Morgan)

Thanks for taking the question, guys. You have Nahuman for Tony this morning. I guess, could you maybe expand on your expectations and maybe the building blocks you’re expecting for 4Q? I think the same store revenue guide implies a step up in the fourth quarter. Help us understand what gets us there. I think Tim mentioned earlier that October occupancy was flat, so just trying to understand where the pickup comes from. Thanks.

John Olson (Chief Financial Officer)

Yeah, it’s a good question. I think, you know, as we look at the fourth quarter, I would point out a couple things. One, it’s a relatively easy comp for us based on, you know, what took place in the fourth quarter of last year. And secondly, I think, you know, as Tim touched on, we are pleased to see that occupancy is sort of moving in a better direction than it was this time last year. So I think there’ll be some benefit from that as well. And as Dallas mentioned, you know, on the blend, we’re just seeing a little bit better blended rent growth than we were this time last year.

So, you know, when we put it together, that is what gives us comfort. I think, you know, there’s enough of the year left to go that we need to continue to focus on the things that are going to move the needle. And I think we are.

OPERATOR

Your next question comes from the line of Juan Sanabria with BMO Capital Markets. Please go ahead.

Juan Sanabria (Analyst at BMO Capital Markets)

Hi, good morning. I guess a two-part question. One, just piggybacking on the last question. Is there any preference or comfort level within the same-store revenue range? And part two would be you mentioned the 21st Century Road to Housing Act and the details starting to come out there. Anything you’re trying to push back on or get clarified? I think there was something about the timing of when you’d have to acquire build-for-rent, and would that maybe limit what you can buy from some of your homebuilder programs and the timing of that?

John Olson (Chief Financial Officer)

Hey Juan, it’s John. I’ll take the first part of the question and Dallas can cover the Road Act. You know, look, I mean there’s a reason that our guidance is a range. You know, we’re not 10 basis points smart one way or the other. I think we are still comfortable with our midpoints as we look to the fourth quarter. You know, the things I just referenced in my prior response are the things that give us comfort with continuing on with the midpoint we’ve already established.

But you know, we’ll see where we are at the end of the

Dallas Tanner (President and Chief Executive Officer)

year and report back. And I’d like to share some thoughts on the Road to Housing question. Look, let me start by saying and sort of reemphasizing that the collaboration with the administration and Treasury is one that I’ve been quite pleased with in terms of the ability to engage policymakers and have active discussion on some of these topics. The process isn’t finished. I think the first draft that’s come out has a 30-day review period. I would imagine, not only from our trade association, but many associations are looking at the way the language is currently drafted and probably providing feedback.

I would expect we’ll provide some additional feedback through this process. By and large, from where it sits today, Invitation Homes feels like it can, for the most part, operate within this framework, albeit there may be a couple of areas we’d like to see some of the language or the way things are written be slightly improved. And we’ll provide that feedback and we’ll continue to try to work with our elected officials to land this in a place that’s not only commercial, but protects the intent of the bill that Congress passed.

So I think by and large, we feel like we’re in an okay spot. It’s been an interesting year. As you can imagine, we’ve done a lot of work with our partners in the industry, also in multifamily and homebuilding, to focus on this very important issue, which is how do we create additional housing stock both in the for-rent space and the for-sale space. We have a lot of data that suggests our customers are looking for the flexibility that the for-lease space services.

And so we want to be mindful of that, continue finding ways to innovate, and bring more of that supply to the market.

OPERATOR

Your next question comes from the line of Austin Werschmidt with KeyBanc Capital Markets. Austin, please go ahead.

Austin Werschmidt (Analyst at KeyBanc Capital Markets)

Great, thanks. Good morning. You guys have continued to lean into the buybacks as you’ve highlighted, completing a billion dollars around where the stock’s trading today. Just given that accretion and arbitrage between selling assets and redeploying it into shares, why not increase the size of the program? And then, I mean, I guess how should we think about the pace of dispositions in 2027, just given that earnings accretion math and, you know, the attractiveness of that as well as probably the relative quality of what you’re selling versus, you know, the balance of the portfolio.

John Olson (Chief Financial Officer)

Hey, Austin, that’s a good question. I think, you know, with respect to repurchases, we manage share repurchases within the leverage range we’ve articulated. You know, as we sell these homes, we are shrinking the EBITDA that the enterprise throws off and we distribute gains so sale proceeds don’t convert dollar for dollar into buybacks. And so I think the point is that we need to be mindful of the balance sheet. We need to be mindful of market conditions.

And those are going to be our sort of two north stars as we think about the share repurchase opportunity over time.

OPERATOR

Your next question comes from the line of Handel St. Juste with Mizuho.

Handel St. Juste (Analyst at Mizuho)

Hey guys, wanted to ask about the setup here over the next couple of months into 27. Understanding it’s the shoulder months here. Obviously you’re going to balance occupancy and rate. But curious if you’re feeling that perhaps, one, you have a bit more pricing power given slightly higher occupancy versus a year ago. Is there any notable change in kind of the demand versus a year ago and then some color on earn-in for next year. And one last thing, how much of your lease expirations for the year tend to come up in the fourth and first quarters?

Because I’m curious on the balance of the lease expiration schedule over the course of the year. Thanks.

Tim Loebner (Chief Operating Officer)

Hey Handel, this is Tim. Hey, thanks for the questions. I’ll cover supply and demand and then I’ll hand it over for John. On the supply side, we keep a really close eye on supply. We’re looking carefully in our markets at comparable product, comparable locations, comparable pricing. What I can tell you is, you know, broadly across the U.S. we’re up slightly year over year. But in our markets and IH markets, our footprint, we’re actually down slightly year over year. Obviously it varies by market. You know, I think the message that I shared earlier in the year is one that I’ll reiterate: the year started much higher on a year-over-year basis in January and it certainly moderated over the course of the year.

So we like what we’re seeing. You know, the one area of focus, and Dallas talked about this earlier, was the mom-and-pop shadow supply. We’re trying to keep an eye on that. Too early to tell where that’s going to go with interest rates where they are. You know, as we look more broadly though at the housing supply, it’s interesting. Build-for-rent deliveries peaked in 2024. The pace of build-for-rent deliveries is anticipated to keep slowing through 2027 and 2028. Based on John Burns’ data, apartment completions peaked in 2024, so that’s on the downswing. And when you compare kind of the homebuilding side, you know, Burns’ data suggests that single-family starts are forecasted down this year 7% and down another 5% next year.

Again, I think our position is fairly good right now in the Sun Belt locations where we are. I think that they’re going to continue to perform well. When you look at migration data, which we follow closely—we use Oxford Economics—you know, there are certainly some good signals, although not as high as, say, in a pandemic period. But, you know, the Houstons, the Dallas, the Austins, the Tampas and Phoenix and Atlanta all showing nice signs of movement into the market.

You know, on the demand side, look, demand continues to be healthy. We’ve seen nice demand come into the fall in line with expectations, perhaps even a little bit above our expectations. I think it’s a clear signal that single-family rentals continues to play a really important role in the housing ecosystem. And it’s a good reminder that 35% of people lease something. You know, let me break it down a little bit more external to the company. We look at Google search data—that’s up year over year.

We look at Zillow and their Renter Demand Index—that’s up year over year. And then when we look internal at our own funnel, we’re seeing healthy lead and showing volume, and that’s continuing again into the fall. We’re seeing nice conversion rates as well. So, you know, I think the long-term story for the portfolio is good and we like how the end of the year is setting up. But, you know, look, there’s a degree of cautious optimism here as we watch the rest of the year unfold.

As for the lease expirations, look, I’ll answer the question. We try to put about 55% in the first half of the year, kind of Q1, Q2, and then about 45% in the back half in Q3 and Q4. That mirrors kind of how movement is in the single-family space and, I think, broadly how people move. And, you know, we continue to manage our lease expiration curve to ensure that we keep those numbers. John, you want to talk about.

John Olson (Chief Financial Officer)

Yeah, Handel, appreciate the question on earn-in. We’re going to hold discussion of 2027 until we introduce guidance and we’ll talk about our 2027 view holistically at that time.

OPERATOR

Your next question comes from the line of Julian Bluein with Goldman Sachs. Julian, please go ahead.

Julian Bluein (Analyst at Goldman Sachs)

Yes, thank you for taking my question. Just a question. On shadow supply, it looks like when you look at rental listings inclusive of mom-and-pop and homebuilder stock, in recent weeks it started to pick up, especially, I think, in Florida. I was wondering if you’re sort of seeing that on the ground and whether you’re seeing any of that show up in pricing specifically in your Florida markets.

Tim Loebner (Chief Operating Officer)

Look, that’s a great question. This is Tim. The supply side, like I mentioned earlier, is an area that we do track closely. I’d say South Florida has shown a little bit more supply on the market, but Orlando, Tampa, and even Jacksonville have shown some nice green shoots in terms of less supply year over year. Again, when you look at supply numbers, it’s tough because people look at different comparable product. We really zone in on, again, comparable product in terms of size, comparable location—submarket-specific—and then comparable product because that’s, you know, we don’t find that people are looking at everything.

They’re looking at a fairly narrow product offering and price point. You know, it’s hard to tell where the shadow supply that you referenced—there’s certainly a lot of articles that we’re seeing that talk about accidental landlords and shadow supply—but it’s really tough to track. We do our very best capturing information, but remember that mom and pop, sometimes they’re posting yard signs. That’s hard to track from a digital footprint, but we do our very best to monitor that and we’ve got data that we find is very helpful as we look at being nimble pricers in today’s operating environment.

OPERATOR

Your next question comes from the line of John Pawlowski with Green Street. John, please go ahead.

John Pawlowski (Analyst at Green Street)

Thanks for the time. Just one question on the impacts from dispositions this year on 2026 same-store. I would imagine it would have some positive lift. The same-store revenue for this year, but the guidance is unchanged since the start of the year. So John, can you just help frame what type of impact would dispositions have on headline same-store revenue metrics?

John Olson (Chief Financial Officer)

Yeah, John, I mean I would say that it hasn’t actually had an appreciable impact that we’ve been tracking. I mean the reality is the way from an asset management perspective we think about the homes that we elect to sell. You know, that review process, that rebuy analysis is looking at things like, you know, location, operational KPIs, how long has it taken that home to lease relative to other homes in the submarket? You know, what has our experience been in terms of demand relative to other similar homes in the same area?

And what does that tell us about the home’s ability to generate property cash flow over time? Right. We are risk-adjusted total return investors and that total return is driven by sort of property-level cash flow. So we’re not paying a tremendous amount of attention to the specifics of revenue relative to expense. It’s just how much NOI is this home throwing off? Do we think we can grow that NOI over time to a degree that allows for an appropriate sort of rebuy total return view?

And if not, then, you know, we’ll go ahead and put that home on the market and move it off the books and, you know, seek to redeploy that capital accretively.

OPERATOR

Your next question comes from the line of Brad Heffern with RBC Capital Markets. Brad, please go ahead.

Brad Heffern (Analyst at RBC Capital Markets)

Can you hear me? Hello?

OPERATOR

Yeah, we can hear you.

Brad Heffern (Analyst at RBC Capital Markets)

Oh, okay. Okay, thanks. Just trying Austin’s repurchase question from earlier in a different way. Is the 26 volume that you’ve done something that can be replicated in future years? I know it depends on obviously where disposition cap rates are and where the stock is, but just mechanically, is it possible to do this much ratably within the REIT rules and without significant tax consequences? Or is there maybe something that was unique this year in terms of being able to offset the gains with losses somewhere else that maybe isn’t around in the same scale in the future?

John Olson (Chief Financial Officer)

Hey, great question. Thanks. You know, as you know, as a REIT, we generally don’t pay federal income tax to the extent we fully distribute our taxable income to stockholders. And the gains we realize on disposition of assets are part of that taxable income. We obviously use the tax planning tools available to us to manage the relationship between taxable income and our regular dividend. Some of those tools are finite and their availability changes year to year.

So tax capacity is one of the factors we weigh in, sizing dispositions and share repurchases alongside market condition and leverage. We’re comfortable with where we stand for 2026, and we’ll say more about 2027 when we give guidance in February.

OPERATOR

Your next question comes from the line of Adam Kramer with Morgan Stanley. Adam, please go ahead.

Adam Kramer (Analyst at Morgan Stanley)

Hey, thanks for the time. Just wanted to ask about the Pathway Homes sort of update here. I think dissolving that understand sort of the financial impact. John, that was really helpful. You walked earlier—walked through earlier, but maybe just asking about sort of the strategic decision to what looks like wind that down, sort of what was behind that and I guess just overall thoughts on the rent-to-own model at this point.

Dallas Tanner (President and Chief Executive Officer)

Yeah, hi, this is Dallas. So look, particularly on the model, it’s interesting in our elevated mortgage rate environment, you know, rent to own as a pathway for customers could make a lot of sense. It’s one of the areas in the Road to Housing Act that particularly lawmakers had focused on in creating frameworks with which people could offer rent-to-own products. I do think the private market can solve some of the mortgage imbalances and also help people leg into down payment assistance over time.

That being said, we did this in a venture with an operating partner. The expectation from our end is that we would have anchored it like we did four or five years ago, that we would operate the assets and that they would continue to grow the business. You know, timing really is the issue here, I think, for the particular venture. We, again, we weren’t steering the venture. We just supported it as a GP and the first initial major LP. As the Fed continued to crank on rates, I think fundraising got trickier in that environment.

So that being said, we’re very familiar with the assets. We’ve operated them for a number of years. We’re familiar with the program. We’re still believers that there are pathway programs that will work. And I think we’ll measure over time and distance how much that operating model could make sense for us in the future. To date, we’ve had a very limited amount of customers actually buy their homes. It’s less than 10 in that particular venture. We’ll continue to honor the contracts and work with customers and we have a long track record of selling assets to our customers.

The take rates are obviously, you know, pretty small by and large when they choose to execute on these programs, in large part because they’re down payment-light. Most of our customers today are seeking flexibility in a leasing program for a number of reasons. We don’t particularly cater to potential homeowners as a way of how we attract our customers today. So there’s no real change in how this program is being operated. It’s just coming on the balance sheet officially for purposes that John stated earlier in the call.

OPERATOR

Your next question comes from the line of Yana Galan with Bank of America. Yana, please go ahead.

Yana Galan (Analyst at Bank of America)

Thank you. Good morning. Maybe a bigger-picture question on the transaction market. I’m curious, Scott, if there’s anything you’ve observed that’s changed in terms of volumes, bid-ask spreads over the last 30 days from the homebuilders, portfolio opportunities, BTR development, land sales. And maybe when you look at when the Fed started hiking in 2022, what was the first part of the housing ecosystem that started to reprice?

Scott McLaughlin (Senior Vice President, Investor Relations)

Yeah, just in terms of transaction—that’s a great question. Thanks. This is Scott. You know, in terms of transaction activity, first of all, look, we have continued to see inventory from the homebuilders in terms of them wanting to sell homes on monthly tapes like we’ve been looking at for the last few years here. You know, we’ve seen an increase in the last quarter or so, mainly because I think some of the homebuilders are trying to, you know, maybe reduce their standing inventory going into next spring selling season.

We actually have a few new builders that have reached out to us for the first time that are people we haven’t heard from before. So I think we’ve definitely seen an increase of inbound activity from the builders. And I think the builders are clearly interested in, you know, potentially doing, you know, larger discounts and taking lower margins in order to move that inventory. I think we probably, you know, last year we were seeing stuff at a 20% discount to market and, you know, to retail values. And now we’re probably seeing something at a larger discount to where the list price is.

And so that’s one thing we’ve seen in transaction activity that I think is relevant at the moment. I think the second is, you know, the transaction market was on pause probably for the first half of the year because of Road to Housing and people waiting to see some resolution on the legislative side. You know, we’ve seen some pickup in broker deals in the last quarter or so. I think we’re sort of still in that bid-ask exploration stage in terms of where pricing is in the market. I think we’ve seen, you know, obviously with the increase in rates, you know, we’re waiting to see where that transaction market would settle.

You know, obviously in terms of our company year to date, buybacks have been our primary use of proceeds. But we’re monitoring the transaction market closely and, you know, we’re curious to see where things settle out, especially with the 10-year being, you know, 50 basis points higher than it was in the first half of the year.

OPERATOR

Your next question comes from the line of Rich Hightower with Barclays. Rich, please go ahead.

Rich Hightower (Analyst at Barclays)

Hey guys, good morning. Obviously covered a lot of ground today. Just one here. But back to the bad debt slight uptick, which I think had a seasonal component too. But just generally, if we do start to see, you know, broader weakness in the consumer or in the sort of core renter demographic in your portfolio, you know, where within the various KPIs should we really expect to see that show up first? You know, is it bad debt? Is it, you know, renewals start to soften?

Is it, you know, is it on a lag versus the broader macro? Just tell us how to expect, you know, if that were to occur.

Tim Loebner (Chief Operating Officer)

Rich, thanks for the question. This is Tim. Look, you know, the 80 basis points of bad debt that you mentioned was actually 75 for the quarter. Want to point that out. Also want to point out that, you know, as I mentioned earlier, it’s 60 basis points for the year. That’s not that large in the grand scheme of things. And it’s something we watch closely. We do look for leading indicators. We’re not seeing anything broad yet, but we keep a close eye on it.

And like I mentioned earlier, there’s certainly a degree of seasonality that comes with this. You know, to the extent that this is any different, it’s not. It’s something we saw last year and we’ll continue to monitor. Proud of the team and their collection efforts here today.

OPERATOR

Your next question comes from Michael Goldsmith with UBS. Michael, please go ahead.

Amy (Analyst at UBS)

Hi, this is Amy. I’m with Michael. Previously you’ve discussed full-year blended rents coming in in the mid 2% level, which suggests that blends in the fourth quarter should be a little bit ahead of preliminary activity. So understanding that there are different levers that you can pull, I was hoping that you could address the blend. And then to the extent that occupancy is higher, how much pricing power does that give you across the portfolio given that most of it is scattered site?

John Olson (Chief Financial Officer)

Hey, it’s John. Thanks for the question. You know, I think as far as the blend goes, we continue to be pleased with what we’re seeing. You know, I’ll refer back to some of our earlier commentary on the improvement year over year on both the new and renewal side. The renewal business continues to really be, you know, doing the bulk of the work and that continues to be, as Tim said, in kind of a steady three and a half to four and a half percent range.

So, you know, as we look at the balance of the year and how we’re going to finish out the year and as we compare it to what our experience was in the fourth quarter last year, you know, that’s what gives us comfort and we’re going to continue to drive for that mid to blend and focus on controlling the things we can control. As far as pricing power goes, I would just remind folks that we sort of closed out the year a little bit softer from an occupancy perspective. Last year we had a fair bit of standing inventory as we closed out the fourth quarter and entered the first. You know, that is a backdrop we would like to try to avoid. We want to start the year from a stronger occupancy position because it does give us that much more incremental pricing power as we operate in these markets.

And the hope is that that along with, you know, a moderating supply picture, subject to some of the questions around, you know, builder inventory and, you know, shadow supply in the scattered site market. Those are all things that are going to kind of factor into where we land the plane. But we continue to be comfortable with that sort of blend for the full year.

OPERATOR

Your next question comes from Peter Abramowitz with Deutsche Bank. Peter, please go ahead.

Scott McLaughlin (Senior Vice President, Investor Relations)

Yeah, I think today, as we said, our primary use of proceeds year to date has been for share buybacks. Again in the last quarter, after the Road to Housing Act got passed, I think we saw a couple of small broker transactions sort of in the market right now. And it’s too soon to tell kind of, you know, where those portfolios end up in terms of valuation and pricing. I think, you know, maybe the timing of some of those portfolios might not have been great given the fact that, you know, interest rates have gone up 50 basis points since they launched.

But again, we’re monitoring the market, but, you know, I don’t really have any guidance to see where we’re seeing portfolios trade. And it’s kind of early. You know, I think the only transaction I would mention is that, you know, as you saw, we disclosed in the quarter, we did close on a small portfolio of about $80 million into a joint venture with one of our joint venture partners on that particular transaction. This is something that, you know, we had looked at earlier in the year and then put it on pause during Road to Housing and then sort of revived after the bill got passed.

And I think that was a very attractive portfolio. And I could tell you on that particular portfolio, you know, pricing was north of a six cap into the joint venture. And so the returns to us in terms of our share of equity, including our share of property management and asset management fees, is substantially above that 6. And I think we were pleased with that and our partner was pleased with that transaction. But other than that, I think some of these other portfolios, we’ll kind of have to see where they shake out.

OPERATOR

Your next question comes from Michael Gorman with U.S. Bank. Michael, please go ahead.

Zach Light (Analyst at U.S. Bank)

Thanks. Hi, this is Zach Light on for Michael Gorman. Thanks for taking my question. Building on an earlier question on transactions, I want to ask about the cost basis differential between acquisitions versus development. The average acquisition basis appears to be below that of the development pipeline. And though the sample size is small, we’ve seen this happen across recent quarters. Does this spread potentially signal that the acquisition channel is starting to make more sense again? Also, how should we be thinking about incremental capex required on those homes relative to that initial basis?

Dallas Tanner (President and Chief Executive Officer)

Hi, this is Dallas. I’ll try to answer a couple of your questions. So, you know, first and foremost, some of the legacy deliveries are coming in off of commitments we’ve made years prior. And so that cap rate, I don’t call it artificially low, but it was just underwritten in an environment that was far different than the one today. Scott just talked about it. I think for us to do something beyond share repurchase right now, it has to be really compelling.

And right now share repurchase has been by and large our most compelling use of capital over the past four quarters. We started to see that going into the end of last year. We were clear about it in our Investor Day and I think our actions have followed through and backed up what we talked about in November of last year. That being said, I’ll hand it to Scott here in just a second. He can give you some color as to sort of where cap rates are on things that we’re seeing in the private markets. But I do think it’s really important to emphasize one thing he said earlier, which is, you know, capital is just starting to poke its eyes up after the Road to Housing piece of it. And the market’s still trying to find itself. Like there’s going to be some volatility in what a stabilized portfolio or a new acquisition will trade for.

I would bet over the coming quarters, given the volatility with the 10-year and how people are thinking about their own cost of capital.

Scott McLaughlin (Senior Vice President, Investor Relations)

Yeah, and one other question you asked that I want to address was on the capital invested, which is, you know, as Dallas said, these were the legacy final deliveries of some of our communities. But in terms of the upfront capex, you know, these are brand new homes we’re buying in general. And the acquisitions that you saw in the quarter on balance sheet were brand new homes. The one you saw in a joint venture was an existing SFR portfolio that had tenants in place.

But on the new construction, our upfront capex is pretty de minimis. And, you know, other than maybe having to put in, you know, a fan or a fence, there’s a pretty, you know, de minimis upfront capital investment. So when we buy new homes, there’s really no incremental capital above the purchase price of the home itself.

OPERATOR

Your next question is from Jesse Letterman with Zelman. Jesse, please go ahead.

Jesse Letterman (Analyst at Zelman)

Hey. Hey. Thanks for taking the question. Want to ask about expenses? Full-year expense growth guidance seems to imply several of the non-tax expense categories are expected to be flattish or maybe even decline year over year in the fourth quarter. So would love to learn more about maybe which categories and what’s driving that and would love some more commentary maybe from Tim or John on what specific line items across the model we should expect to see some of the realized achievable accretion from the Investor Day initiatives and if that’s still on track.

John Olson (Chief Financial Officer)

Thank you. That’s a good question, Jesse. I’ll cover just sort of the P&L line items and then let Tim speak to some of the Investor Day initiatives for a moment. You know, look, I think as we look at the balance of the year, we are cautiously optimistic based on what we’ve seen with property tax bills thus far. I think we’ve got about 40%-ish of bills in Florida and I would say that that is what gave us comfort adjusting our expense growth guidance.

And the hope is that we will come in closer to the bottom end of that range. We have seen some volatility in some other line items in the third quarter. It was a pretty hot summer and the third quarter in particular saw cost to maintain run a little bit hot. We said we saw a lot of HVAC replacements and some of the other things that you experience when the temperatures tick up and then stay up. But as we look at the balance of the full year, you know, I feel pretty good about the midpoint. My hope is that we will continue to see moderation in some of these line items, particularly as we look to the future.

Obviously we’ll talk about the property tax outlook when we get around to 2027 guidance next quarter, but I think these last few years we’ve seen a pretty good amount of deflation in some of these expense line items that were a little bit more elevated for a period there. And we think that’s good news for the long term.

Tim Loebner (Chief Operating Officer)

Jesse, this is Tim. Thanks for your question on Investor Day and the efforts that we’re making there on several fronts. Actually, I mentioned them briefly in my prepared remarks. Let me go into a little more detail. On the modernization side, we’ve centralized our HOA management function. Some parts remain in the field that need to remain in the field, but we brought it under central management. On the rent collection side, we’ve modernized and centralized that as well.

So those were two key areas. In fact, we didn’t talk about any degree of accretion until 2028. So we’re actually ahead of schedule on modernizing our operational program. Another area we talked about, and this was on the technology side, Virginia Solomon had mentioned it, was our customer centricity. We launched our first version of our enhanced customer relationship management, our CRM system, with our leasing associates. And that has gone well. So we are progressing as planned there. And the last area I’ll touch on that I discussed at Investor Day was ancillary, our ancillary services or ancillary revenue program.

We continue to build out that program. We remain on track in terms of the financials that we discussed, we’re growing the internet and media platform. We’ve expanded that to a larger percentage of our footprint. We’ve also, since the last earnings call, introduced our washer and dryer program in nearly every single market. And that continues to go really well. Residents are finding that of value and we look forward to continuing to expand that. So to summarize, I’d say our Investor Day efforts that we outlined are on track or ahead of schedule. Appreciate the question.

OPERATOR

Your final question will come from Jason Sapchen with KBW. Jason, please go ahead.

Jason Sapchen (Analyst at KBW)

Hi, this is Jason. Thanks for taking the question. So I just wanted to ask about the new lease deceleration. So last quarter you viewed the sequential pickup mainly as reflective of improving fundamentals rather than seasonality. So just curious, what drove the deceleration that you saw this quarter and in October? Thanks.

Tim Loebner (Chief Operating Officer)

Hey, thanks, Jason. This is Tim again. You know, as we shared on the call, our new lease growth in Q3 was minus 0.2%. Look, that number was largely anticipated. We typically see a decline in this part of the year. There’s certainly a degree of seasonality as more product comes onto the market after peak season move out. And I point out that we saw the same trend last year. Look, I also would like to add that, you know, we’ve made progress every single month, year over year. And so every month we’ve seen a higher new lease rent growth. And we’re going to continue to, I’d say, optimize our leasing program even more. We’ve got a great sales team. You know, we don’t comment on future months. But I’d also point out that, yeah, the new lease rent growth isn’t really what drives our overall blended rent growth. 75% of the book’s renewal, that remains healthy and we expect to see kind of the blended rent growth that John talked about earlier.

OPERATOR

This completes our question and answer session. I would now like to turn the conference over to Dallas Tanner for any closing remarks.

Dallas Tanner (President and Chief Executive Officer)

We want to thank everyone for their questions today and their participation on our earnings call. We look forward to seeing many of you at the upcoming conference. Thanks for being with us today.

OPERATOR

This concludes today’s call. Thank you for attending. You may now disconnect.

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