Acadia Realty Trust
Owns street and open-air retail while managing institutional real estate ventures.
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Profile
Owns and redevelops street and open-air retail properties in supply-constrained U.S. corridors, earning primarily tenant rent and expense recoveries. An investment-management platform adds fees and co-investment returns from opportunistic retail ventures, while Structured Financing holds selected real estate-backed loans.
Owns, acquires, and redevelops street and open-air retail across major U.S. metropolitan areas. The REIT Portfolio concentrates on supply-constrained corridors in New York, Chicago, Washington, Boston, Dallas, Los Angeles, and South Florida, alongside select suburban shopping centers. Tenant rents and expense recoveries provide most operating income.
Investment Management pursues opportunistic and value-add retail investments with institutional partners through funds and joint ventures, earning fees and potential performance incentives while retaining equity interests. Structured Financing selectively holds first mortgages and other real estate-backed notes.
In-house leasing, property management, construction, finance, and legal teams coordinate re-tenanting and redevelopment. Results depend on retail demand, lease renewals, capital access, REIT compliance, and shared control with institutional partners.
Company facts
Key statistics
Year to date +0.4% · Average volume (30d) 1.4M
Analysts
Ratings
Target range
Latest analyst notes
| Date | Firm | Action | Prior rating | Rating | Prior target | Target |
|---|---|---|---|---|---|---|
| Aug 18, 2026 | Keybanc | Upgrade | Sector Weight | Overweight | ||
| Aug 17, 2026 | KeyBanc | Upgrade | Sector Weight | Overweight | $25 | |
| Jun 9, 2026 | Truist Financial | Target | $23 | $24 | ||
| Sep 12, 2025 | Citigroup | Upgrade | Neutral | Buy | ||
| Apr 10, 2025 | Truist Securities | Upgrade | Hold | Buy |
Earnings
EPS
Revenue
History
| Report date | EPS est | EPS | Surprise | Revenue est | Revenue | Surprise | Next session |
|---|---|---|---|---|---|---|---|
| Jul 28, 2026Q2 FY26 | $0.05 | $0.05 | +6.1% | $92.4M | $91.2M | −1.3% | +2.21% |
| Apr 28, 2026Q1 FY26 | $0.05 | $0.22 | +388.9% | $98.6M | $103.0M | +4.4% | +2.12% |
| Feb 10, 2026Q4 FY25 | $0.09 | $0.34 | +298.6% | $89.4M | $102.5M | +14.7% | −4.15% |
| Oct 28, 2025Q3 FY25 | $0.33 | $0.33 | 0.0% | $92.2M | $101.0M | +9.6% | −0.16% |
Financial highlights
| 12 quarters | Q1 FY25 | Q2 FY25 | Q3 FY25 | Q4 FY25 | Q1 FY26 | Q2 FY26 | |
|---|---|---|---|---|---|---|---|
| Revenue | $104.4M | $100.6M | $101.0M | $104.8M | $103.0M | $95.4M | |
| Gross profit | $72.8M | $69.8M | $72.5M | −$7.6M | $71.8M | $65.6M | |
| Operating income | $15.3M | $760.0K | $12.7M | $20.7M | $16.4M | $18.7M | |
| Net income | $1.6M | $2.0M | $5.6M | $7.7M | $30.5M | $11.0M | |
| Diluted EPS | $0.01 | $0.01 | $0.04 | $0.04 | $0.22 | $0.05 | |
| Gross margin | 69.7% | 69.3% | 71.8% | -7.2% | 69.7% | 68.8% | |
| Operating margin | 14.7% | 0.8% | 12.6% | 19.7% | 15.9% | 19.6% |
Fiscal years (4-quarter sums)FY21 $288.1M · FY22 $326.3M · FY23 $338.7M · FY24 $359.7M · FY25 $410.8M
Revenue by product · Q2 FY26
Balance sheet, Jun 30, 2026Cash & short-term investments $33.0M · Total debt $1.78B · Total assets $4.62B · Shareholders' equity $2.34B
Dividends
Raised for 4 straight years — most recently to $0.20 from $0.19 in Mar 2025. To collect a payout, hold shares through the close before the ex-date.
History
| Ex-date | Record | Paid | Amount | Note |
|---|---|---|---|---|
| Jun 30, 2026 | Jun 30 | Jul 15 | $0.20 | |
| Mar 31, 2026 | Mar 31 | Apr 15 | $0.20 | |
| Dec 31, 2025 | Dec 31 | Jan 15 | $0.20 | |
| Sep 30, 2025 | Sep 30 | Oct 15 | $0.20 | |
| Jun 30, 2025 | Jun 30 | Jul 15 | $0.20 | |
| Mar 31, 2025 | Mar 31 | Apr 15 | $0.20 | raised from $0.19 |
| Dec 31, 2024 | Dec 31 | Jan 15 | $0.19 | |
| Sep 30, 2024 | Sep 30 | Oct 15 | $0.19 | raised from $0.18 |
Ownership
A 13F quarter can total more than the shares outstanding — sub-advisers file the same block twice, and a filer's own share count can be a quarter stale. No split is drawn from it.
Shares outstanding 137.33M · Float 136.58M · 99.5% free float
Top shareholders13F · 13D/G · Form 4
| Holder | Shares | % outstanding | Form | Filed |
|---|---|---|---|---|
| BlackRock, Inc. | 24.32M | 17.71% | 13F | Aug 7, 2026 |
| Cohen & Steers, Inc. | 20.15M | 14.67% | 13F | Aug 14, 2026 |
| FMR LLC | 19.90M | 14.49% | 13F | Aug 13, 2026 |
| Vanguard Portfolio Management LLC | 13.48M | 9.81% | 13F | Aug 13, 2026 |
| Price T Rowe Associates Inc /MD/ | 10.10M | 7.36% | 13F | Aug 14, 2026 |
Insider tradesForm 4
| Date | Insider | Role | Shares | Avg price |
|---|---|---|---|---|
| May 6, 2026 | Reginald Livingston | officer: EVP and CIO | −25,000 | $22.12 |
Peers
- Federal Realty
Retail REIT anchored in affluent coastal metros with mixed-use and open-air centers
- Urban Edge Properties
NYC-metro shopping center REIT along the DC-to-Boston corridor, grocery-anchored
- Kimco Realty
America's largest open-air, grocery-anchored shopping center REIT in first-ring suburbs
- Regency Centers
Preeminent national grocery-anchored open-air REIT in affluent suburban trade areas
- Brixmor Property Group
Large-scale open-air, grocery-anchored suburban REIT — 348 centers, ~63M sq ft
- Kite Realty Group
Open-air grocery-anchored REIT with Sun Belt growth focus and selective gateway presence
- InvenTrust Properties
Sun Belt grocery-anchored strip-center REIT with 97% Sun Belt concentration
CompareAfter-hours close
| Company | Price | Change | |||||
|---|---|---|---|---|---|---|---|
| Acadia Realty Trust | $20.72 | −0.05% | $2.85B | 60.1 | 66.4 | 7.0 | −9.4% |
| Federal Realty | $116.75 | −0.01% | $10.09B | 23.3 | 37.7 | 7.6 | +4.6% |
| Urban Edge Properties | $21.39 | 0.00% | $2.70B | 40.0 | 46.4 | 5.4 | +7.5% |
| Kimco Realty | $23.78 | +0.02% | $16.03B | 26.7 | 27.8 | 7.3 | +4.1% |
| Regency Centers | $75.52 | +0.01% | $13.79B | 21.4 | 29.9 | 8.0 | +5.8% |
| Brixmor Property Group | $29.17 | −0.02% | $8.95B | 20.8 | 28.0 | 6.4 | +4.2% |
| Kite Realty Group | $26.00 | 0.00% | $5.21B | 16.1 | 65.4 | 6.4 | −9.4% |
| InvenTrust Properties | $32.55 | +0.03% | $2.54B | 162.2 | — | 8.0 | +13.3% |
| Median | 23.3 | 33.8 | 7.3 | +4.6% |