Mid-america Apartment Communities, Inc. · NYSE:MAA
Mid-america Apartment Communities — Nareit REITworld: 2025 Annual Conference
46 slides from Mid-america Apartment Communities's conference presentation, Dec 8, 2025
Slide 1: Nareit REITworld: 2025 Annual Conference
Nareit REITworld: 2025 Annual Conference December 9-10, 2025 www.maac.com Exhibit 99.1
Slide 2: Forward-Looking Statements
Forward-Looking Statements This presentation contains forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Forward-looking statements do not discuss historical fact, but instead are
Slide 3: Table of Contents
SECTION PAGE CONTENT 4-7 About MAA +30-year Public Company Platform with Successful Track Record of Outperformance 8-14 Improving Macro Environment Strong Demand Dynamics and Declining Supply Impact 15-18 Differentiated Portfolio Strategy Diversified in High Growth Sunbelt Markets, Positioned for Fu
Slide 4: About MAA
1 | About MAA +30-year Public Company Platform with Successful Track Record of Outperformance MAA Nixie, Raleigh, NC
Slide 5: MAA at a Glance
31 S&P 500 $22.0B Years Public Member Company Total Capitalization2 Strong Performance Platform ~2,500 ~104.7K ~$1B Associates Apartment Units ‘25F Development Pipeline A3/A- 8.1% 127 Moody’s/S&P Credit Ratings 10-Year Annual Compounded TSR3 At 11/28/2025 Consecutive Quarterly Cash Dividends Paid4 1
Slide 6: Attractive Returns for Investors
Attractive Returns for Investors Core FFO Per Share Expected 5-Year CAGR of 6.3% High quality earnings stream; compounding Core FFO growth Strong dividend track record; steady growth and well-covered Superior long-term shareholder returns Total Shareholder Return Superior Long-Term Returns for Inves
Slide 7: Full Cycle Earnings Outperformance with Significant Downside Protection
Full Cycle Earnings Outperformance with Significant Downside Protection Source: Company Filings 1 Peer constituents include AVB, CPT, EQR, ESS and UDR. Over the long-term, MAA’s Same Store NOI growth outperforms the peer average with less volatility LONG TERM AVERAGE 2000 – 2025F Higher Growth STAND
Slide 8: Improving Macro Environment
2 | Improving Macro Environment Strong Demand Dynamics and Declining Supply Impact MAA Central Ave, Phoenix, AZ
Slide 9: Steady Demand Drivers for MAA Markets
Steady Demand Drivers for MAA Markets Move-ins from Non-MAA States Trailing 12 Months at 9/30/2025 MAA markets continue to capture positive in-migration trends; residents relocating outside our markets remains steady at 4% – 5% of our move-outs. Dallas | Charlotte | Nashville Phoenix | Charleston |
Slide 10: Single Family Availability Down, Affordability Gap Widening
Single Family Availability Down, Affordability Gap Widening Sources: Moody’s economy.com, Census Bureau, October 2025 Single Family Completions, YOY Change Sources: Moody’s economy.com, National Association of Realtors, October 2025 1 Estimated Mortgage Payment is calculated using the monthly median
Slide 11: Low Supply Environment for Extended Period
Multifamily Starts have stayed below the long-term average for 10 consecutive quarters Low Supply Environment for Extended Period 1 Data from RealPage Market Analytics Multifamily Starts in MAA Markets (% of total units)1 PEAK STARTS Multifamily Starts Declining With starts in our markets trending d
Slide 12: 2026 Market Expectations
UNDERPERFORMERS OUTPERFORMERS Austin < Atlanta > Dallas Nashville < Orlando > Houston Phoenix < Raleigh/Durham > Charleston Jacksonville < Washington D.C.> Richmond < Charlotte > < Tampa > 2026 Market Expectations MAA 2026 Revenue Expectations by Market3 2 New supply deliveries continue to drop with
Slide 13: Easing Supply Pressure Ahead, Stabilizing Market Occupancies
Easing Supply Pressure Ahead, Stabilizing Market Occupancies MAA Market Occupancy, Including Lease-ups Improved Occupancy in MAA Markets Source: RealPage Market Analytics, October 2025 Slowing deliveries coupled with healthy absorption brought occupancy including lease-ups back to pre-pandemic level
Slide 14: Potential NOI Outperformance with Continued Low Starts
Potential NOI Outperformance with Continued Low Starts Great Financial Crisis Recovery Period 2011 - 2015 Starts approaching post GFC level 2 1 Source: RealPage Market Analytics 2 References MAA’s Average Same Store NOI Growth value of 3.2% on Slide 7 covering period of 2000-2025F 3 2025 starts annu
Slide 15: Differentiated Portfolio Strategy
3 | Differentiated Portfolio Strategy Diversified in High Growth Sunbelt Markets, Positioned for Full Cycle Outperformance MAA Robinson, Orlando, FL
Slide 16: Unique Diversification in High Growth Markets
Unique Diversification in High Growth Markets Multifamily Market Multifamily Market & Regional Office Multifamily Market & Corporate HQ Multifamily Development(s) Underway Diversified within MARKETS1 Diversified by PROPERTY TYPES1,2 %NOI #SUBMARKETS 1 Atlanta, GA 11.7% 11 2 Dallas, TX 8.8% 10 3 Orla
Slide 17: Strong Resident Profile + Affordability = Solid Growth Opportunity
Strong Resident Profile + Affordability = Solid Growth Opportunity SAME STORE RESIDENT PROFILE IN TOP MARKETS QTD AT 9/30/2025 AVG NEW RESIDENT INCOME AVG NEW LEASE RENT/ INCOME RESIDENT MED AGE RESIDENT % SINGLE TOP 5 EMPLOYMENT SECTORS 1 2 3 4 5 Atlanta, GA $109,896 19% 33 81% Dallas, TX $107,792
Slide 18: Superior Customer Service Driving Record Resident Retention
Superior Customer Service Driving Record Resident Retention Customer Service Focus with Sector Leading Google Star Rating Single-Family Home Availability/Affordability Challenges Record Resident Retention Same Store Resident Turnover and Moveouts Associated with Single-Family Housing 1 Google Star R
Slide 19: Disciplined Capital Allocation
4 | Disciplined Capital Allocation Robust Development, Redevelopment and Tech-enabled Initiatives to Grow Value MAA Milepost 35, Denver, CO
Slide 20: Development Pipeline Expansion Through In-House & Pre-Purchase Opportunities
Development Pipeline Expansion Through In-House & “Pre-Purchase”* Opportunities Modera Liberty Row | NOW LEASING Charlotte, NC MAA Breakwater | NOW LEASING Tampa, FL *Pre-purchase developments are joint ventures and/or financing arrangements with outside developers with MAA acquiring full ownership
Slide 21: Developments Poised to Deliver Additional Value
COMPLETED DEVELOPMENTS IN LEASE-UP AT 9/30/2025 ACTIVE LEASE-UPS AT 9/30/23 PROPERTY MSA UNITS COST TO DATE (IN MILLIONS) PHYSICAL OCCUPANCY EXPECTED STABILIZATION1 Novel Val Vista 2, 3 Phoenix, AZ 317 $75.9 77.9% 1Q 2026 MAA Nixie 3 Raleigh/Durham, NC 406 144.4 28.8% 3Q 2026 TOTAL DEVELOPMENT LEASE
Slide 22: 2025 and Future Development Expectations
2025 and Future Development Expectations msa Units STATUS Phoenix, AZ 280 Owned Raleigh/Durham, NC 226 Owned Kansas City, MO 88 Owned Denver, CO 421 Owned Nashville, TN 312 Controlled Northern VA 290 Controlled Northern VA 318 Controlled Charlotte, NC 336 Controlled Orlando, FL 698 Owned Denver, CO
Slide 23: Compelling Acquisition Opportunities
Compelling Acquisition Opportunities Latest Acquisitions Expected to Deliver Average NOI yields of ~6% after Concession Burn-off1 RECENTLY ACQUIRED COMMUNITIES AT 9/30/2025 ACTIVE LEASE-UPS AT 9/30/23 PROPERTY MSA UNITS PURCHASE PRICE (IN MILLIONS) PHYSICAL OCCUPANCY ACQUIRED EXPECTED STABILIZATION2
Slide 24: Unit Interior Upgrades Continues to Drive Higher Value
Unit Interior Upgrades Continues to Drive Higher Value Unit Redevelopment Program Opportunity Approximately 12K units identified for redevelopment across Same Store portfolio with potential to create additional rent growth value SCOPE Redevelopments are performed on turn at select communities (prope
Slide 25: Repositioning Select Properties to Drive Additional Value
Repositioning Select Properties to Drive Additional Value MAA Harbour Island, Tampa, FL Updated and Expanded Fitness Centers Co-working Areas to Support Remote Work Desirable Amenities MAA Gardens, Atlanta, GA MAA Gateway (Pet Spa), Charlotte, NC Exterior Amenities for Today’s Lifestyles MAA Worthin
Slide 26: Platform Value Initiatives - Technology Enabled
Platform Value Initiatives - Technology Enabled Final 3 same store properties complete in early 2025 ~$29 million of NOI (140bps margin) expected in run rate by mid 2025 Over 5,000 validated leaks detected from 2020-3Q2025; estimated expense/capital savings of $3.8 million Enables Self Guided Tourin
Slide 27: Balance Sheet Strength
5 | Balance Sheet Strength Well Positioned to Support Continued Growth MAA Fountainhead, Phoenix, AZ
Slide 28: Strong, Investment Grade Balance Sheet Well Positioned for Growth
Strong, Investment Grade Balance Sheet Well Positioned for Growth Note: Total Capitalization is defined here as common shares and units outstanding multiplied by the closing stock price on 9/30/2025, plus total debt outstanding at 9/30/2025, plus Preferred stock ($50 redeemable stock price multiplie
Slide 29: Well-Laddered Debt Maturities & Low Average Interest
Well-Laddered Debt Maturities & Low Average Interest TOTAL DEBT MATURING 16.6% 5.8% 11.5% 7.7% 10.7% 5.7% 8.6% 7.6% - 6.6% 19.2% FIXED RATE DEBT INTEREST RATE 4.2% 1.2% 3.7% 4.2% 3.7% 3.1% 1.8% 5.4% - 5.1% 4.3% Debt maturity profile ($ in millions) AT 9/30/2025 1 MAA calculations as specifically def
Slide 30: Current Performance, 2025 Outlook, 2026 Considerations
6 | Current Performance, 2025 Outlook, 2026 Considerations Building Momentum as Supply Impact Decreases MAA Westglenn, Denver, CO
Slide 31: Building Momentum
Building Momentum The convergence of Sunbelt market dynamics + MAA’s growth initiatives and enhanced operating platform suggests coming OUTPERFORMANCE Absorption Continues (Concessions Abate Sunbelt Supply Slows Absorption Continues (Concessions Abate) Sunbelt Supply Slows Sunbelt Demand Outperforms
Slide 32: Building Momentum | 2025 Same Store Operating Trends
Building Momentum | 2025 Same Store Operating Trends Lease Over Lease Average Pricing Change 2025 same store 3Q 20241 4Q 20241 1Q 2025 2q 2025 3Q 2025 EFFECTIVE LEASES NEW LEASE -5.4% -8.1% -6.3% -4.8% -5.2% RENEWAL 4.1% 4.2% 4.5% 4.7% 4.5% BLENDED -0.2% -2.1% -0.5% 0.5% 0.3% Occupancy 2025 SAME STO
Slide 33: Building Momentum | 2025F Same Store Outlook
Building Momentum | 2025F Same Store Outlook Effective Rent Growth1 [-0.60% … -0.40% … -0.20%] Property Revenue Growth [-0.25% … -0.05% … 0.15%] Average Physical Occupancy Steady occupancy expected for full year [95.5% … 95.6% … 95.7%] REVENUE Property Expense Growth [1.80% … 2.20% … 2.60%] Real Est
Slide 34: Building Momentum | 2025F Core FFO Guidance
Building Momentum | 2025F Core FFO Guidance Full Year 20252 [$8.68 … $8.74 … $8.80] Q4 20253 [$2.17 … $2.23 … $2.29] CORE FFO/SHARE1 CAPITAL SPEND INITIATIVES Unit Redevelopment Program Expect 5.5K to 6.5K units in 2025 [$35M … $40M … $45M] Property Repositioning Program [$16M … $20M … $24M] Ubiquit
Slide 35: Key Variables for 2026
Key Variables for 2026 2025 FORECASTED GROWTH 2026 EXPECTED GROWTH SAME STORE OPERATING EXPENSES 2.2% Property Taxes -0.5% Expect 3% (+/-) range in 2026; not expecting one-time benefits of 2025 ($2M-$3M impact) Personnel 4.0% Slight decrease expected Repair & Maintenance 3.5% Slight decrease
Slide 36: Sustainability Program Aligns with Our Mission
7 | Sustainability Program Aligns with Our Mission To Grow Value & Deliver Exceptional Service MAA Midtown Phoenix, Phoenix, AZ
Slide 37: A Brighter View for Today & Tomorrow: Our Sustainability Commitment
A Brighter View for Today & Tomorrow: Our Sustainability Commitment 2025 GRESB Public Disclosure Score A 80 100 29 30 52 70 2025 GRESB SCORE THREE GREEN STARS MANAGEMENT SCORE PERFORMANCE SCORE 2024 GRESB RESULTS: SCORE: 80/100; MANAGEMENT: 29/30: PERFORMANCE: 51/70 ENERGY USE INTENSITY 35% GREEN HO
Slide 38: Appendix: Reconciliations and Definitions
8 | Appendix Reconciliations Definitions MAA Sand Lake, Orlando, FL
Slide 39: Reconciliation of Non-GAAP Financial Measures
Reconciliation of Non-GAAP Financial Measures RECONCILIATION OF NET INCOME AVAILABLE FOR MAA COMMON SHAREHOLDERS TO FFO, CORE FFO, CORE AFFO AND FAD Included in Other non-operating expense (income) in the Consolidated Statements of Operations. For the three and nine months ended September 30, 2025 a
Slide 40: Reconciliation of Net Income to Net Operating Income
Reconciliation of Non-GAAP Financial Measures RECONCILIATION OF NET INCOME AVAILABLE FOR MAA COMMON SHAREHOLDERS TO NET OPERATING INCOME 8 Dollars in thousands Three Months Ended Nine Months Ended September 30, 2025 June 30, 2025 September 30, 2024 September 30, 2025 September 30, 2024 Net income av
Slide 41: Reconciliation of Net Income to EBITDA, EBITDAre and Adjusted EBITDAre
Reconciliation of Non-GAAP Financial Measures RECONCILIATION OF NET INCOME TO EBITDA, EBITDAre AND ADJUSTED EBITDAre Included in Other non-operating expense (income) in the Consolidated Statements of Operations. During the three and twelve months ended September 30, 2025 and the twelve months ended
Slide 42: Reconciliation to Net Debt and Gross Assets
Reconciliation of Non-GAAP Financial Measures RECONCILIATION OF UNSECURED NOTES PAYABLE, NET AND SECURED NOTES PAYABLE, NET TO NET DEBT RECONCILIATION OF TOTAL ASSETS TO GROSS ASSETS RECONCILIATION OF REAL ESTATE ASSETS, NET TO GROSS REAL ESTATE ASSETS (1) Included in Assets held for sale in the Con
Slide 43: Reconciliation of EPS to Core FFO for 2025 Guidance
Reconciliation of Non-GAAP Financial Measures RECONCILIATION OF EARNINGS PER DILUTED COMMON SHARE TO CORE FFO AND CORE AFFO PER DILUTED SHARE FOR FULL YEAR 2025 GUIDANCE Non-Core FFO items may include adjustments related to the fair value of the embedded derivative in the MAA Series I preferred shar
Slide 44: Definitions of Non-GAAP Financial Measures: Adjusted EBITDAre
Definitions of Non-GAAP Financial Measures Adjusted EBITDAre For purposes of calculations in this release, Adjusted Earnings Before Interest, Income Taxes, Depreciation and Amortization for real estate, or Adjusted EBITDAre, represents EBITDAre further adjusted for items that are not considered part
Slide 45: Definitions of Non-GAAP Financial Measures: FFO
Definitions of Non-GAAP Financial Measures Funds From Operations (FFO) FFO represents net income available for MAA common shareholders (calculated in accordance with GAAP) excluding gain or loss on disposition of operating properties, asset impairment and gain on consolidation of third-party develop
Slide 46: Other Key Definitions
Other Key Definitions OTHER KEY DEFINITIONS Average Effective Rent per Unit Average Effective Rent per Unit represents the average of gross rent amounts after the effect of leasing concessions for occupied units plus prevalent market rates asked for unoccupied units, divided by the total number of u
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