LTC Properties : Supplemental Operating & Financial Data Q2 2026

About this update from Ltc Properties, Inc.

2026 SHOP INVESTMENT GUIDANCE - $900M MIDPOINT (~$700M - $1.1B) SHOP GROWTH $400 MILLIONS $300 $200 $100 ACQUISITIONS $321 $1,800 170% $1,500 GROSS ASSET VALUE $1,200 $900 $600 $300 $0 $208 $171 $200 $0 YTD 2Q26 JUL AUG-SEP * 4Q26 ** 2024 2025 Proforma 2026 * PIPELINE ** ANTICIPATED Proforma 2026 assumes $900M in SHOP investments (mid-point) and $59M in SHOP conversions 2026 SHOP CONVERSIONS ($59M) $26M completed in 1Q26 $33M completed in 2Q26 Two SHOP operators new to LTC 2026 INVESTMENT FUNDING STRATEGY ~ $730M proceeds from property sales and loan prepayments, of which $120M was received through July 2026 ~ $198M net proceeds from sales under our ATM through 2Q26 Proceeds from borrowings under our revolving line of credit and sales under our ATM ASSET TYPE TRANSFORMATION: 2024 - PROFORMA 2026 NOI from Seniors Housing increases from 43% to 77% NOI from Skilled Nursing decreases from 57% to 22% INVESTMENT TYPE TRANSFORMATION: 2024 - PROFORMA 2026 NOI from Owned investments increases from 76% to 89% NOI from Mortgage Loans investment decreases from 20% to 9% 2026 PROFORMA ANNUALIZED NOI BY ASSET TYPE 2026 PROFORMA ANNUALIZED NOI BY INVESTMENT TYPE 22% 1% 49% 28% SENIORS HOUSING - SHOP SENIORS HOUSING - NNN SKILLED NURSING OTHER/UDP OWNED PORTFOLIO - SHOP OWNED PORTFOLIO - NNN 10% 2% 9% 30% 49% OWNED ACCOUNTED FOR AS FINANCING RECEIVABLES MORTGAGE LOANS NOTES RECEIVABLE & UNCONSOLIDATED JV ACQUISITIONS DATE # OF PROPERTIES INVESTMENT TYPE PROPERTY TYPE # OF UNITS LOCATION OPERATOR DATE OF CONSTRUCTION YEAR 1 CAP RATE PURCHASE PRICE Jul-2025 1 SHOP SH 67 Morgan Hill, CA Discovery Senior Living 2019 7.4% $ 35,200 Sep-2025 2 SHOP SH 158 Various cities in KY Charter Senior Living 2023 7.6% 39,500 Sep-2025 5 SHOP SH 520 Various cities in WI Lifespark Senior Living 2019-2021 7.2% 194,050 Oct-2025 1 SHOP SH 88 Marietta, GA The Arbor Company 2017 7.4% 22,900 Dec-2025 1 SHOP SH 100 Brentwood, TN Discovery Senior Living 2022 7.4% 31,250 Dec-2025 1 SHOP SH 122 Hobart, WI New Perspective 2012-2019 8.7% 30,000 11 1,055 $ 352,900 Jan-2026 3 SHOP SH 394 Various cities in GA The Arbor Company 2014-2018 7.0% $ 108,000 Apr-2026 1 SHOP SH 61 Freeburg, IL Arrow Senior Living 2019 8.1% (1) 9,205 May-2026 1 SHOP SH 104 Phoenix, AZ MorningStar Senior Living 2013 6.8% 54,250 Jul-2026 2 SHOP SH 133 Various cities in CO & NM MorningStar Senior Living 2015-2016 6.9% 72,500 Jul-2026 1 SHOP SH 147 Stevens Point, WI Health Dimensions Group 2007 7.2% (1) 40,000 Jul-2026 2 SHOP SH 215 Various cities in MN Lifespark Senior Living 2020-2023 7.4% 95,350 10 1,054 $ 379,305 Includes budgeted renovation. MORTGAGE LOANS DATE # OF PROPERTIES PROPERTY TYPE # OF UNITS LOCATION OPERATOR MATURITY DATE CONTRACTUAL INITIAL RATE ORIGINATION INITIAL INVESTMENT INITIAL ADDITIONAL COMMITMENT May-2025 1 SH 250 Summerfield, FL Momentum Senior Living May-2030 8.50% $ 42,300 $ 38,350 $ 3,950 (1) Aug-2025 2 SH 171 Various cities in CA Gallaher Signature Living Aug-2030 8.25% 57,550 55,350 2,200 (2) 3 421 $ 99,850 $ 93,700 $ 6,150 The initial additional commitment includes interest reserve of $2,000 and additional loan proceeds of $1,950 which are available between June 2026 and November 2027, based on debt service coverage. The initial additional commitment includes interest reserve of $2,200. Total 2026 expected proceeds $730M Total 2026 annualized income $53M $500,000 ~ $443,000 ~ $201,000 ~ $64,000 $32,700 (2) $4,800 ~ $22,000 $2,200 (1) $13,300 $400,000 $300,000 $200,000 $100,000 $0 1Q26 2Q26 3Q26E 4Q26E Expected Sales/Payoff proceeds Annualized Income Assuming current transaction timing, we expect to receive $2,095 of rental income in 3Q26 from properties anticipated to be sold in 3Q26. Assuming current transaction timing, we expect to receive $68 of interest and rental income in 4Q26 from a loan payoff and properties anticipated to be sold in 4Q26. Owned Portfolio Triple-Net Portfolio ("NNN") (2) 92 $ 982,820 39.5% $ 93,239 46.6% Rental income Seniors Housing Operating Portfolio ("SHOP") (3) 34 801,022 32.1% 42,117 21.0% Resident fees and services, net of Seniors housing operating expense Owned Portfolio 126 1,783,842 71.6% 135,356 67.6% Owned Properties accounted for as Financing Receivables (4) 28 286,916 11.5% 22,508 11.3% Interest income from financing receivables Mortgage Loans 26 396,092 (5) 15.9% (5) 39,726 19.8% Interest income from mortgage loans Notes Receivable 5 25,728 1.0% 2,556 1.3% Interest and other income Total 185 $ 2,492,578 100.0% $ 200,146 100.0% # OF BY ASSET TYPE PROPERTIES GROSS INVESTMENT % OF INVESTMENT NOI (1) % OF NOI Seniors Housing NNN 88 $ 885,635 35.5% $ 72,207 36.1% SHOP (3) 34 801,022 32.1% 42,117 21.0% Seniors Housing 122 1,686,657 67.6% 114,324 57.1% Skilled Nursing (2) 62 777,530 31.2% 83,905 41.9% Other (6) 1 12,005 0.5% 1,189 0.6% Under Development - 16,386 0.7% 728 0.4% Total 185 $ 2,492,578 100.0% $ 200,146 100.0% TRAILING TWELVE MONTHS ENDED JUNE 30, 2026 BY INVESTMENT TYPE NOI (1) % OF NOI INCOME STATEMENT LINE # OF GROSS % OF PROPERTIES INVESTMENT INVESTMENT See Trailing Twelve Months NOI definition in the Glossary. Subsequent to June 30, 2026, we sold a 99-bed skilled nursing center in Oregon. See Subsequent Events on page 9 for further discussion. Subsequent to June 30, 2026, we acquired five seniors housing communities with a total of 495 units into our SHOP segment for $207,850. See Subsequent Events on page 9 for further discussion. Financing receivables represent acquisitions through sale-leaseback transactions, subject to lease agreements that contain purchase options. In accordance with GAAP, the purchased assets are presented as financing receivables on our Consolidated Balance Sheets and the rental income received is presented as interest income from financing receivables on our Consolidated Statements of Income . Mortgage loans include short-term loans of $142,292, or 5.7% of gross investment, and long-term loans (Prestige) of $253,800, or 10.2% of gross investment. The weighted average maturity for our mortgage loans portfolio and long-term mortgage loans (Prestige) at June 30, 2026 is 12.7 years and 17.8 years, respectively. Includes one behavioral health care hospital and three parcels of land held-for-use. LONG-TERM INVESTMENTS include our Owned Portfolio, Owned Properties accounted for as Financing Receivables and Long-Term Mortgage Loans (Prestige) which represent 93% of our Gross Investments. SHORT-TERM INVESTMENTS represent investment durations shorter than 10 years and include our Notes Receivable and Short-Term Mortgage Loans which represent 7% of our Gross Investments. Long-Term Investments 93% Short-Term Investments 7% TRAILING TWELVE MONTHS ENDED JUNE 30, 2026 OWNED PROPERTIES - NNN # OF PROPERTIES GROSS INVESTMENT % OF GROSS INVESTMENT RENTAL INCOME (1) % OF TOTAL NOI Seniors Housing 50 $ 447,788 18.0% $ 37,258 18.6% (1) See Trailing Twelve Months NOI definition in the Skilled Nursing (2) 41 523,027 21.0% 54,792 27.4% Glossary. Other 1 12,005 0.5% 1,189 0.6% (2) Subsequent to June 30, 2026, we sold a 99-bed Total 92 $ 982,820 39.5% $ 93,239 46.6% skilled nursing center in Oregon. See Subsequent Events on page 9 for further discussion. OWNED PROPERTIES - SHOP # OF PROPERTIES GROSS INVESTMENT % OF GROSS INVESTMENT SHOP NOI (1) % OF TOTAL NOI (3) Seniors Housing (3) 34 $ 801,022 32.1% $ 42,117 21.0% Total 34 $ 801,022 32.1% $ 42,117 21.0% (4) Financing receivables represent acquisitions through sale-leaseback transactions, subject to lease OWNED PROPERTIES ACCOUNTED FOR AS # OF GROSS % OF FINANCING % OF agreements that contain purchase options. In FINANCING RECEIVABLES (4) PROPERTIES INVESTMENT GROSS INVESTMENT RECEIVABLES INCOME (1) TOTAL NOI accordance with GAAP, the purchased assets are Subsequent to June 30, 2026, we acquired five seniors housing communities with a total of 495 units into our SHOP segment for $207,850. See Subsequent Events on page 9 for further discussion. Seniors Housing 28 $ 286,916 11.5% $ 22,508 11.3% Total 28 $ 286,916 11.5% $ 22,508 11.3% presented as financing receivables on our Consolidated Balance Sheets and the rental income received is presented as interest income from financing receivables on our Consolidated # OF GROSS % OF MORTGAGE LOANS % OF Statements of Income . MORTGAGE LOANS PROPERTIES INVESTMENT GROSS INVESTMENT INTEREST INCOME (1) TOTAL NOI (5) Skilled nursing long-term loans (Prestige) of Seniors Housing 5 $ 125,906 5.0% $ 9,885 4.9% Skilled Nursing (5) 21 253,800 10.2% 29,113 14.5% Under Development - 16,386 0.7% 728 0.4% Total 26 $ 396,092 15.9% $ 39,726 19.8% NOTES RECEIVABLE # OF PROPERTIES GROSS INVESTMENT % OF GROSS INVESTMENT INTEREST AND OTHER INCOME (1) % OF TOTAL NOI Seniors Housing 5 $ 25,025 1.0% $ 2,556 1.3% Skilled Nursing - 703 0.0% - 0.0% Total 5 $ 25,728 1.0% $ 2,556 1.3% TOTAL INVESTMENTS 185 $ 2,492,578 100.0% $ 200,146 100.0% $253,800, or 10.2% of gross investment. The weighted average maturity of Prestige loans is 17.8 years. OPERATOR UPDATE SUBSEQUENT EVENTS Market-Based Rent Resets: Received $1,200 of rental revenue during 2Q26 from the 10-property portfolio with leases containing market-based rent resets. Anticipated rent on the 10 properties over the remainder of 2026 is $2,720 for a total of $5,120 for the full year 2026, representing a 24% increase over 2025. SHOP Acquisitions Totaling $207,850: $95,350 for two seniors housing communities in Minnesota, with a year-one cap rate of 7.4%. The communities have a total of 215 units. Concurrently, we entered into a management agreement with an existing operator, Lifespark Senior Living. $72,500 for two seniors housing communities, with a year-one cap rate of 6.9%. The communities have a total of 133 units and are in New Mexico and Colorado. In connection with the acquisition, we entered into a management agreement with an existing operator, MorningStar Senior Living. $40,000 for a 147-unit seniors housing community in Wisconsin, with a year-one cap rate of 7.2%, and entered into a management agreement with an operator new to us, Health Dimensions Group. Property Sale: A 99-bed skilled nursing center in Oregon for $34,200 and anticipate recording a gain on sale of approximately $33,000. 185 PROPERTIES 16,291 UNITS/BEDS 31 OPERATORS 23 STATES WA 1 MT 2 OR 3 ID 1 WY ND ME MN WI 7 3 SD 1 21 NY 5 MI 1 CA NV UT CO 4 8 4 2 AZ NE IA MO KS 2 1 6 OK 1 OH 6 1 5 IN 2 1 IL WV 2 2 2 KY NC TN 1 PA NJ 3 VA 33 NM 4 3 1 5 TX 20 6 AR AL GA MS 1 5 LA SC 2 2 1 SH (88) SH- SHOP (34) SNF (62) OTH* ( 1 ) FL UDP (1) 2 1 LAND (3) 2 * Behavioral health care hospital STATE (1) # OF PROPERTIES GROSS INVESTMENT % GROSS INVESTMENT SH - NNN % SH - SHOP % SNF % UDP % OTH (2) % Wisconsin (3) 13 $ 320,593 12.9% $ 57,823 6.5% $ 248,824 31.1% $ 13,946 1.8% $ - - $ - - North Carolina 33 304,031 12.2% 304,031 34.3% - - - - - - - - Texas 28 304,015 12.2% 16,445 1.9% 26,786 3.3% 260,784 33.5% - - - - Michigan 24 294,649 11.8% 39,906 4.5% - - 253,800 32.7% - - 943 7.9% Georgia 5 148,036 5.9% - - 148,036 18.5% - - - - - - California 6 144,752 5.8% 95,716 10.8% 49,036 6.1% - - - - - - Ohio 9 141,255 5.7% 71,878 8.1% 15,154 1.9% 54,223 7.0% - - - - Illinois 6 117,241 4.7% 32,725 3.7% 68,130 8.5% - - 16,386 100.0% - - Colorado (3) 12 103,447 4.1% 61,497 7.0% 41,950 5.2% - - - - - - Kentucky 4 88,617 3.6% - - 39,901 5.0% 48,716 6.3% All Others (3)(4) 45 525,213 21.1% 205,588 23.2% 163,205 20.4% 145,357 18.7% Total 185 $ 2,491,849 100.0% $ 885,609 100.0% $ 801,022 100.0% $ 776,826 100.0% - - - - - - 11,062 92.1% 16,386 100.0% $ 12,005 100.0% $ Due to master leases with properties in various states, revenue by state is not available. Also, working capital notes are provided to certain operators under their master leases covering properties in various states. Therefore, the working capital notes outstanding balance totaling $729 is also not available by state and is excluded from the table above. Includes one behavioral health care hospital and three parcels of land held-for-use. Subsequent to June 30, 2026, we acquired five seniors housing communities with a total of 495 units into our SHOP segment for $207,850. See Subsequent Events on page 9 for further discussion. Subsequent to June 30, 2026, we sold a 99-bed skilled nursing center in Oregon. See Subsequent Events on page 9 for further discussion. GROSS PORTFOLIO BY MSA (1) AVERAGE SENIORS HOUSING PORTFOLIO AGE (1) 50.0% 25.0% 0.0% 44.5% 23.7% 24.7% 5.7% 1.4% MSAs 1-31 MSAs 32-100 MSAs > 100 Cities in Micro-SA Cities not in MSA or Micro-SA 40 18 years 10 years 30 Years 20 10 0 NNN SHOP The MSA rank by population as of July 1, 2025, as estimated by the United States Census Bureau. Approximately 68% of our properties are in the top 100 MSAs. Represents our real properties, properties accounted for as financing receivables, and properties secured by our mortgage loans. As calculated from construction date or major renovation/expansion date. Represents our real properties, properties accounted for as financing receivables, and properties secured by our mortgage loans. BY OPERATOR OPERATORS (1) # OF PROPERTIES # OF UNITS GROSS INVESTMENT % Lifespark Senior Living 5 520 $ 194,801 24.3% Anthem Memory Care 12 732 155,993 19.5% The Arbor Company 4 482 132,765 16.6% Discovery Senior Living 2 167 67,180 8.4% MorningStar Senior Living 1 104 54,312 6.8% New Perspective 2 222 54,024 6.7% Charter Senior Living 2 158 39,901 5.0% Compass Senior Living 1 186 33,361 4.2% Vitality Senior Living 2 159 32,601 4.1% Pegasus Senior Living 2 88 26,786 3.3% Arrow Senior Living 1 61 9,298 1.2% 34 2,879 $ 801,022 100.0% BY STATE STATE # OF PROPERTIES # OF UNITS GROSS INVESTMENT % Wisconsin (1) 7 742 $ 248,824 31.1% Georgia 5 552 148,036 18.5% Illinois 5 325 68,130 8.5% Arizona 1 104 54,312 6.8% California 2 133 49,036 6.1% Colorado (1) 4 228 41,950 5.2% Kentucky 2 158 39,901 5.0% Oregon 1 186 33,361 4.2% Tennessee 1 100 31,491 3.9% Texas 2 88 26,786 3.3% All Others (1) 4 263 59,195 7.4% Total 34 2,879 $ 801,022 100.0% (1) Subsequent to June 30, 2026, we acquired five seniors housing communities with a total of 495 units into our SHOP segment for $207,850. See Subsequent Events on page 9 for further discussion. CORE SHOP PORTFOLIO TOTAL SHOP PERFORMANCE 2Q25 3Q25 4Q25 1Q26 2Q26 Properties, at end of quarter 13 21 25 30 34 Units, at end of quarter 832 1,577 2,073 2,555 2,879 Average units available 501 899 1,766 2,450 2,799 Average unit occupancy 80.7% 86.5% 89.3% 85.9% 86.1% Total revenues $ 11,950 $ 22,203 $ 37,963 $ 49,585 $ 56,132 Operating expenses 9,419 17,362 27,306 36,889 42,208 NOI $ 2,531 $ 4,841 $ 10,657 $ 12,696 $ 13,924 NOI margin 21.2% 21.8% 28.1% 25.6% 24.8% REVPOR $ 9,855 $ 9,518 $ 8,022 $ 7,850 $ 7,765 EXPOR $ 7,768 $ 7,443 $ 5,770 $ 5,840 $ 5,839 Represents 27 properties (2,281 units) that include initial conversions (13) and acquired SHOP properties (14) through 1Q26; excludes value-add conversions and additional acquisitions. CORE SHOP PORTFOLIO GUIDANCE 2026 PROJECTED NOI Low $53.5M High $56.5M Narrowed guidance and maintained midpoint: NOI growth: ~14% over 2025 proforma NOI Occupancy growth: ~70 basis points from 2025 proforma average occupancy ~89.7% Projected increases: REVPOR ~5.5%; EXPOR ~3.0% 2025 proforma NOI and occupancy include results reported under prior owners; adjusted for current management fee structure 2026 Total SHOP Capex Guidance: FAD: $4.0M to $4.4M, or ~$1,500 per unit annually Non-FAD: $12.9M (increase from $10M); $4.2M announced for initial conversions; $6.8M underwritten for acquired SHOP properties through the end of July 2026; $1.9M for value-add conversions for five (5) properties CORE SHOP PORTFOLIO PERFORMANCE 1Q26 2Q26 Properties, at end of quarter 27 27 Units, at end of quarter 2,281 2,281 Average units available 2,192 2,281 Average unit occupancy 89.4% 90.0% Total revenues $ 47,042 $ 49,491 Operating expenses 34,416 36,188 NOI $ 12,626 $ 13,303 NOI margin 26.8% 26.9% REVPOR $ 7,998 $ 8,038 EXPOR $ 5,851 $ 5,877 Three (3) properties, acquired in January 2026, had $314 of additional proforma NOI and additional proforma revenue of $1,732 for the period January 1st to the acquisition date, for a total proforma NOI of $12,940 on total proforma revenue of $48,774 for the 27 properties, for the period ending March 31, 2026. Proforma occupancy for the same period was 89.5%. PROPERTY # OF ANNUALIZED (2 GROSS NON-CONTROLLING LTC PORTION OF GROSS OPERATORS (1) TYPE PROPERTIES CONTRACTUAL CASH NOI % GAAP NOI % INVESTMENT INTEREST INVESTMENT Prestige Healthcare SNF/OTH 23 $ 29,270 18.3% $ 30,405 18.8% $ 267,797 $ - $ 267,797 ALG Senior SH 29 21,924 (4) 13.7% 23,292 (4) 14.4% 297,932 63,941 233,991 Encore Senior Living SH/UDP 14 13,763 (4) 8.6% 13,455 (4) 8.3% 215,911 9,134 206,777 HMG Healthcare SNF 13 12,355 7.7% 12,355 7.6% 167,971 - 167,971 Carespring Health Care Management SNF 4 11,314 7.1% 11,195 6.9% 102,940 - 102,940 Brookdale Senior Living SH 17 10,309 6.4% 10,334 6.4% 65,877 - 65,877 Genesis Healthcare SNF 6 9,999 6.2% 9,999 6.2% 53,339 - 53,339 Fundamental Long Term Care SNF/OTH 5 8,443 5.3% 8,417 5.2% 65,798 - 65,798 Ignite Medical Resorts SNF 6 8,415 5.3% 8,415 5.2% 89,054 - 89,054 Juniper Communities SH 5 7,650 4.8% 7,971 4.9% 83,293 - 83,293 All Others (3) 29 26,624 16.6% 25,946 16.1% 281,644 - 281,644 151 $ 160,066 100.0% $ 161,784 100.0% $ 1,691,556 $ 73,075 $ 1,618,481 ) See Operator Update on page 9 for further discussion. See Glossary for definition of Annualized Contractual Cash NOI and Annualized GAAP NOI. Subsequent to June 30, 2026, we sold a 99-bed skilled nursing center in Oregon. See Subsequent Events on page 9 for further discussion. Includes the consolidated income from our joint ventures. The non-controlling member's portion of the annualized contractual cash and annualized GAAP NOI are as follows: OPERATORS ANNUALIZED CONTRACTUAL CASH NOI LTC PORTION JV PARTNER PORTION TOTAL OPERATORS ANNUALIZED GAAP NOI LTC PORTION JV PARTNER PORTION TOTAL ALG Senior $ 17,212 $ 4,712 $ 21,924 ALG Senior $ 18,580 $ 4,712 $ 23,292 Encore Senior Living 13,763 - 13,763 Encore Senior Living 13,455 - 13,455 PRESTIGE Privately Held SNF/SH Other Rehab 82 Properties 4 States ALG Privately Held SH 117 Properties 6 States ENCORE Privately Held SH 35 Properties 5 States HMG Privately Held SNF/SH 37 Properties 2 States CARESPRING Privately Held SNF/SH Transitional Care 18 Properties 2 States BROOKDALE NYSE: BKD SNF/SH Continuing Care 541 Properties 41 States GENESIS Privately Held SNF/SH Approximately 175 Properties 19 States FUNDAMENTAL Privately Held SNF/SH Hospitals & Other Rehab 66 Properties 7 States IGNITE Privately Held SNF/SH Transitional Care 32 Properties 7 States JUNIPER Privately Held SH 28 Properties 5 States YEAR MORTGAGE LOANS RECEIVABLE PRINCIPAL ANNUALIZED GAAP NOI (1) WA GAAP RATE 2026 $ - $ - - NOTES RECEIVABLE PRINCIPAL ANNUALIZED GAAP NOI (1) WA GAAP RATE $ 25 $ 2 8.0% 2027 28,999 2,327 8.0% 25,000 2,554 10.2% 2028 - - - 703 - - 2029 - - - - - - 2030 113,293 9,683 8.5% - - - 2031 - - - - - - 2032 - - - - - - 2033 - - - - - - Thereafter 253,800 (2) 29,219 (2) 11.5% - - - Total $ 396,092 $ 41,229 10.4% $ 25,728 $ 2,556 9.9% See Annualized GAAP NOI definition in the Glossary. The Prestige $179,875 mortgage loan secured by 14 skilled nursing centers in Michigan has an option to prepay the loan without penalty during the 12-month window starting July 2026, subject to customary conditions and contingent on Prestige's ability to obtain replacement financing. This loan represents $20,312 of annualized GAAP interest income. The remaining $73,925 of mortgage loans mature in 2045. SAME PROPERTY PORTFOLIO ("SPP") COVERAGE STATISTICS (1) SENIORS HOUSING SKILLED NURSING 2.00x 1.00x 0.00x 1.39 1.40 4Q25 1Q26 100.0% 95.0% 1.15 1.16 84.8% 85.1% 90.0% 85.0% 80.0% 75.0% 70.0% 4.00x 2.00x 0.00x Occupancy % 4Q25 1Q26 100.0% 2.45 2.55 1.90 79.5% 1.99 79.6% Occupancy % 90.0% 80.0% 70.0% 60.0% Normalized EBITDAR Normalized EBITDARM Occupancy Normalized EBITDAR Normalized EBITDARM Occupancy SH metrics as allocated/reported by operators. Occupancy represents the average TTM occupancy. See Normalized EBITDAR and Normalized EBITDARM definitions in the Glossary. SNF metrics as allocated/reported by operators. Occupancy represents the average TTM occupancy. See Normalized EBITDAR and Normalized EBITDARM definitions in the Glossary. (1) Information is from property level operator financial statements which are unaudited and have not been independently verified by LTC. The same property portfolio excludes properties re-tenanted or sold after January 1, 2025; and excludes properties transitioned to LTC's SHOP portfolio prior to June 30, 2026. Revolving line of credit - WA rate 4.3% (1) $ 200,000 During 2Q26, we increased our credit facility by $300,000 to DEBT CAPITALIZATION JUNE 30, 2026 Term loans, net of debt issue costs - WA rate 4.7% (2) 198,404 $1,100,000, through an expansion of our aggregate revolving line of credit from $600,000 to $900,000. Subsequent to June 30, 2026, we borrowed $156,100 under our unsecured revolving line of credit. Total debt - WA rate 4.3% 777,090 27.3% Senior unsecured notes, net of debt issue costs - WA rate 4.1% (3) 378,686 Common stock 53,905,563 $ 38.45 (4) 2,072,669 72.7% EQUITY 6/30/26 6/30/26 No. of shares Price Total market value 2,072,669 Accordingly, we have $356,100 outstanding and $543,900 available for borrowing under our unsecured revolving line of credit. Represents outstanding balance of $200,000, net of debt issue costs of $1,596. Represents outstanding balance of $379,500, net of debt issue costs of $814. Closing price of our common stock as reported by the NYSE on June 30, 2026. TOTAL VALUE 2,849,759 100.0% See Reconciliation of Annualized Adjusted EBITDA re on page 22. Add: Non-controlling interest 73,075 Less: Cash and cash equivalents (40,435) ENTERPRISE VALUE $ 2,882,399 Debt to Enterprise Value 27.0% Debt to Annualized Adjusted EBITDAre (5) 4.2x LINE OF CREDIT LIQUIDITY $700,000 $347,137 $97,750 $280,650 $302,250 $144,350 $252,863 $200,000 $900,000 $600,000 $300,000 Available Balance $- 2023 2024 2025 2Q26 (1) During 2Q26, we increased our credit facility by $300,000 to $1,100,000, through an expansion of our aggregate revolving line of credit from $600,000 to $900,000. Subsequent to June 30, 2026, we borrowed $156,100 under our unsecured revolving line of credit. Accordingly, we have $356,100 outstanding and $543,900 available for borrowing under our unsecured revolving line of credit. LEVERAGE RATIOS COVERAGE RATIOS 50.0% 40.0% 30.0% 20.0% 10.0% 0.0% 39.0% 31.1% 34.0% 29.7% 27.0% 29.3% 29.8% 39.5% 2023 2024 2025 2Q26 8.0x 6.0x 4.0x 2.0x 0.0x 5.6x 5.0x 4.2x 4.8x 4.9x 4.0x 4.2x 3.4x 2023 2024 2025 2Q26 Debt to Gross Asset Value Debt to Total Enterprise Value Debt to Annualized Adjusted EBITDAre Annualized Adjusted EBITDAre/ Fixed Charges YEAR $900M REVOLVING LINE OF CREDIT TERM LOANS (1) SENIOR UNSECURED NOTES (1) TOTAL % OF TOTAL 2026 $ - $ - $ 39,000 $ 39,000 5.0% 2027 - - 54,500 54,500 7.0% 2028 - 50,000 55,000 105,000 13.5% 2029 200,000 55,000 63,000 318,000 40.8% 2030 - 55,000 67,000 122,000 15.6% 2031 - - 56,000 56,000 7.2% 2032 - 40,000 35,000 75,000 9.6% DEBT STRUCTURE (1) Senior Unsecured Notes 48.6% 2033 - - 10,000 10,000 1.3% Total $ 200,000 (2) $ 200,000 $ 379,500 $ 779,500 100.0% $900,000 Revolving Line of Credit 25.7% Term Loans 25.7% $600,000 Revolving Line of Credit Term Loans Senior Unsecured Notes $300,000 $- $39,000 $54,500 $200,000 $55,000 $63,000 $67,000 $50,000 $55,000 $55,000 $56,000 $40,000 $35,000 $10,000 2026 2027 2028 2029 2030 2031 2032 2033 Reflects scheduled principal payments and excludes debt issue costs on our term loans and senior unsecured notes, which are netted against the principal outstanding balances on our Consolidated Balance Sheets. During 2Q26, we increased our credit facility by $300,000 to $1,100,000, through an expansion of our aggregate revolving line of credit from $600,000 to $900,000. Subsequent to June 30, 2026, we borrowed $156,100 under our unsecured revolving line of credit. Accordingly, we have $356,100 outstanding and $543,900 available for borrowing under our unsecured revolving line of credit. GUIDANCE Full Year 2026 Guidance Low High Diluted earnings per common share $ 8.08 $ 8.10 The following guidance ranges reflect management's view of current and future market conditions. There can be no assurance that the Company's actual results will not differ materially from the estimates set forth below. Except as otherwise required by law, the Company assumes no, and hereby disclaims any, obligation to update any of the foregoing guidance ranges as a result of new information or new or future developments. The 2026 full year guidance is as follows: Less: Gain on sale, net of impairment loss (6.36) (6.36) Add: Depreciation and amortization 1.04 1.04 Diluted Nareit FFO attributable to common stockholders 2.76 2.78 Add: Non-core adjustments - - Diluted Core FFO $ 2.76 $ 2.78 Diluted Nareit FFO attributable to common stockholders $ 2.76 $ 2.78 (Less) Add: Non-cash (income) recovery (0.02) (0.02) Add: Non-cash expense 0.14 0.14 Less: Recurring capital expenditures (0.08) (0.08) Diluted FAD 2.80 2.82 Add: Non-core adjustments 0.03 0.03 Diluted Core FAD $ 2.83 $ 2.85 The assumptions underlying the full year guidance are as follows: Gross investments estimates increased by $300,000 at the midpoint, to a range of $700,000 to $1,100,000, from $400,000 to $800,000. Gross investments include transactions closed to date, or expected to close in 3Q26; Asset sales and loan payoffs projections increased by $464,100 to $730,000, including $120,300 of sales and payoffs through the end of July 2026, with anticipated gain on sale of over $300,000, of which $7,600 has been recognized; SHOP NOI, inclusive of expected net investments, in the range of $71,200 to $79,900, an increase from $65,100 to $77,200. See SHOP guidance on page 13 for further discussion. General and administrative costs in the range of $31,700 to $33,900; and Adjustments to Core FFO and Core FAD include the following: One-time exit IRR income that we received in connection with the sale of three skilled nursing centers accounted for as a Financing receivable on our Consolidated Balance Sheets; See the reconciliation of non-core adjustments on page 27. Transaction costs in the range of $3,100 to $3,500 for the full year; and Recovery of provision for credit losses related to loan payoffs, including the $765 provision for credit losses recovery included on the reconciliation of non-core adjustments on page 27. 12/31/2023 12/31/2024 12/31/2025 6/30/2026 Gross investments $ 2,139,865 $ 2,088,613 $ 2,397,662 $ 2,492,578 Net investments $ 1,741,093 $ 1,674,140 $ 1,981,017 $ 2,055,728 Gross asset value $ 2,253,870 $ 2,200,615 $ 2,478,705 $ 2,613,708 Total debt (1) $ 891,317 $ 684,600 $ 842,181 $ 777,090 Total liabilities (1) $ 938,831 $ 733,137 $ 899,676 $ 835,227 Non-controlling interest $ 34,988 $ 92,378 $ 87,400 $ 73,075 Total equity $ 916,267 $ 1,053,005 $ 1,162,384 $ 1,341,631 NON-CASH REVENUE COMPONENTS Includes outstanding gross revolving line of credit, term loans, net of debt issue costs, and senior unsecured notes, net of debt issue costs. 2Q26 3Q26 (1) 4Q26 (1) 1Q27 (1) 2Q27 (1) COMPONENTS OF RENTAL INCOME For leases and loans in place at June 30, 2026, adjusted for the subsequent sale of a 99-bed skilled nursing center in Oregon described on page 9. Straight-line rent adjustment $ (264) $ (100) (2) $ (174) $ (289) $ (340) (1) Amortization of lease incentives (129) (116) (112) (106) (106) Effective interest - Financing receivables 361 361 362 362 362 Effective interest - Mortgage loans receivable 288 256 244 232 224 Effective interest - Notes receivable (23) (24) (24) (24) 44 Total non-cash revenue components $ 233 $ 377 $ 296 $ 175 $ 184 THREE MONTHS ENDED SIX MONTHS ENDED JUNE 30, JUNE 30, 2026 2025 Variance 2026 2025 Variance Cash rent $ 24,187 $28,079 $(3,892) (1) $ 48,723 $ 57,702 $ (8,979) (1) Operator reimbursed real estate tax revenue 2,196 2,777 (581) (2) 4,464 5,866 (1,402) (2) Straight-line rent adjustment (264) (497) 233 (598) (1,075) 477 (3) Adjustment of lease incentive and rental income (13) - (13) (13) (492) 479 (3) Amortization of lease incentives (116) (182) 66 (247) (380) 133 Total rental income $ 25,990 $30,177 $(4,187) $ 52,329 $ 61,621 $ (9,292) Decrease primarily due to the conversion of 18 communities from triple-net to our SHOP segment and lower rent due to property sales, partially offset by rent increases from fair-market rent resets, escalations and capital improvements. Decrease primarily due to the conversion of 18 communities from triple-net to our SHOP segment and property sales. Includes write-off of a straight-line rent receivable of $243 and a lease incentive balance of $249. RECONCILIATION OF ANNUALIZED ADJUSTED EBITDAre AND FIXED CHARGES FOR THE YEAR ENDED THREE MONTHS ENDED 12/31/2023 12/31/2024 12/31/2025 6/30/2026 Net income $ 91,462 $ 94,879 $ 123,880 $ 30,815 Less: Gain on sale of real estate, net (37,296) (7,979) (77,822) (7,562) Add: Income tax provision - - 179 166 Add: Impairment loss 15,775 6,953 - - Add: Interest expense 47,014 40,336 35,306 9,484 Add: Depreciation and amortization 37,416 36,367 37,874 12,371 EBITDAre 154,371 170,556 119,417 45,274 Add/less: Non-core adjustments 3,823 (1) (8,907) (2) 49,783 (3) 1,189 (4) Adjusted EBITDAre $ 158,194 $ 161,649 $ 169,200 $ 46,463 Interest expense $ 47,014 $ 40,336 $ 35,306 $ 9,484 Fixed charges $ 47,014 $ 40,336 $ 35,306 $ 9,484 Annualized Adjusted EBITDAre $ 185,852 Annualized Fixed Charges $ 37,936 Debt (net of debt issue costs) $ 891,317 $ 684,600 $ 842,181 $ 777,090 Debt (net of debt issue costs) to Annualized Adjusted EBITDAre 5.6x 4.2x 5.0x 4.2x Annualized Adjusted EBITDAre to Annualized Fixed Charges (5) 3.4x 4.0x 4.8x 4.9x Includes the $3,561 note receivable write-off related to the sale and transition of 10 seniors housing communities, $1,832 of provision for credit losses related to the acquisition of 11 seniors housing communities accounted for as financing receivables and two mortgage loan originations, partially offset by the $1,570 exit IRR and prepayment fee received in connection with the payoff of two mezzanine loans. Represents $4,052 of one-time income received from former operators, $3,158 of one-time additional straight-line income related to restoring accrual basis accounting for two master leases, $2,818 of rental income received in connection with the sale of two properties, and $1,738 recovery of provision for credit losses related to the payoffs of five mortgage loan receivables, partially offset by $1,635 of provision for credit losses related to acquisitions totaling $163,460 accounted for as financing receivables, $613 of effective interest receivable write-off related to the partial paydown of a mortgage loan receivable, and the write-off of straight-line rent receivable ($321) and notes receivable ($290). Represents a $41,455 write-off of effective interest receivable related to a mortgage loan amendment that permits penalty-free early payoff within an allowable window, $9,992 of costs associated with the conversion to our new SHOP segment ($5,971 lease termination fee and $4,021 of provision for credit losses related to the write-off of loan and interest receivables), $1,703 of costs associated with the startup of our new SHOP segment, $1,271 of straight-line rent receivable write-off due to an operator's on-going bankruptcy, $1,136 of expenses related to an employee retirement and $563 of provision for credit losses related to loan originations, net of payoffs, offset by $5,737 of exit IRR received in connection with the redemption of LTC's preferred equity investment in two joint ventures and a mezzanine loan, and $600 of income received from a former operator. See the reconciliation of non-core adjustments on page 27 for further detail. Given we do not have preferred stock, our fixed charge coverage ratio and interest coverage ratio are the same. THREE MONTHS ENDED SIX MONTHS ENDED JUNE 30, JUNE 30, 2026 2025 2026 2025 Revenues: Rental income $ 25,990 $ 30,177 $ 52,329 $ 61,621 Resident fees and services (1) 56,132 11,950 105,717 11,950 Interest income from financing receivables (2) 5,640 7,084 13,895 14,086 Interest income from mortgage loans 10,315 9,680 20,544 18,859 Interest and other income 782 1,349 1,785 2,755 Total revenues 98,859 60,240 194,270 109,271 Represents our seniors housing operating portfolio ("SHOP") operating income and expense. Expenses: Interest expense 9,484 8,014 20,266 15,927 Depreciation and amortization 12,371 8,776 24,350 17,938 Seniors housing operating expenses (1) 42,208 9,419 79,097 9,419 Provision (recovery) for credit losses 27 387 (657) 3,439 Transaction costs 1,189 6,706 1,877 7,147 Triple-net lease property tax expense 2,101 2,795 4,495 5,902 General and administrative expenses 8,161 8,447 16,743 15,418 Total expenses 75,541 44,544 146,171 75,190 Represents rental income from acquisitions through sale-leaseback transactions, subject to leases which contain purchase options. In accordance with GAAP, the properties are required to be presented as Financing receivables on our Consolidated Balance Sheets and the rental income to be presented as Interest income from financing receivables on our Consolidated Statements of Income . Income before unconsolidated joint ventures, real estate dispositions and other items 23,318 15,696 48,099 34,081 Gain on sale of real estate, net 7,562 332 7,552 503 Income from unconsolidated joint ventures 101 439 396 4,104 Income tax (provision) benefit (166) 81 (276) 81 Net income 30,815 16,548 55,771 38,769 Income allocated to non-controlling interests (1,178) (1,456) (2,541) (2,997) Net income attributable to LTC Properties, Inc. 29,637 15,092 53,230 35,772 Income allocated to participating securities (158) (154) (314) (317) Net income available to common stockholders $ 29,479 $ 14,938 $ 52,916 $ 35,455 Earnings per common share: Basic $0.57 $0.33 $1.05 $0.78 Diluted $0.56 $0.32 $1.05 $0.77 Weighted average shares used to calculate earnings per common share: Basic 51,872 45,714 50,217 45,524 Diluted 52,198 46,028 50,543 45,838 Dividends declared and paid per common share $0.57 $0.57 $1.14 $1.14 JUNE 30, 2026 DECEMBER 31, 2025 ASSETS (unaudited) (audited) Investments: Land $ 139,436 $ 128,590 Buildings and improvements 1,639,229 1,482,075 Properties held-for-sale, net of accumulated depreciation: 2026-$4,523; 2025-$0 654 - Accumulated depreciation and amortization (425,246) (408,906) Owned real properties, net 1,354,073 1,201,759 Financing receivables, (1) net of credit loss reserve: 2026-$2,869; 2025-$3,631 284,047 359,457 Mortgage loans receivable, net of credit loss reserve: 2026-$3,955; 2025-$3,849 392,137 381,662 Real property investments, net 2,030,257 1,942,878 Notes receivable, net of credit loss reserve: 2026-$257; 2025-$259 25,471 25,615 Investments in unconsolidated joint ventures - 12,524 Investments, net 2,055,728 1,981,017 Other assets: Cash and cash equivalents 40,435 14,387 Debt issue costs related to revolving line of credit 6,123 4,742 Interest receivable 24,621 22,720 Straight-line rent receivable 17,329 17,949 Prepaid expenses and other assets 32,622 21,245 Total assets $ 2,176,858 $ 2,062,060 LIABILITIES Revolving line of credit $ 200,000 $ 252,863 Term loans, net of debt issue costs: 2026-$1,596; 2025-$1,787 198,404 198,213 Senior unsecured notes, net of debt issue costs: 2026-$814; 2025-$895 378,686 391,105 Accrued interest 1,793 3,806 Accrued expenses and other liabilities 56,344 53,689 Total liabilities 835,227 899,676 EQUITY Stockholders' equity: Common stock: $0.01 par value; 110,000 shares authorized; shares issued and outstanding: 2026-53,906; 2025-48,482 539 485 Capital in excess of par value 1,386,159 1,189,846 Cumulative net income 1,896,637 1,843,407 Accumulated other comprehensive income 3,409 482 Cumulative distributions (2,018,188) (1,959,236) Total LTC Properties, Inc. stockholders' equity 1,268,556 1,074,984 Non-controlling interests 73,075 87,400 Total equity 1,341,631 1,162,384 Total liabilities and equity $ 2,176,858 $ 2,062,060 Represents acquisitions through sale-leaseback transactions, subject to leases which contain purchase options. In accordance with GAAP, the properties are required to be presented as financing receivables on our Consolidated Balance Sheets . THREE MONTHS ENDED JUNE 30, 2026 2025 SIX MONTHS ENDED JUNE 30, 2026 2025 GAAP net income available to common stockholders $ 29,479 $ 14,938 $ 52,916 $ 35,455 Add: Depreciation and amortization 12,371 8,776 24,350 17,938 Less: Gain on sale of real estate, net (7,562) (332) (7,552) (503) Nareit FFO attributable to common stockholders 34,288 23,382 $ 69,714 $ 52,890 Add (Less): Non-core djustments (1) 1,189 8,011 (502) 8,416 FFO, excluding non-core adjustments ("Core FFO") $ 35,477 $ 31,393 $ 69,212 $ 61,306 Nareit FFO attributable to common stockholders $ 34,288 $ 23,382 $ 69,714 $ 52,890 Non-cash income: Add: Straight-line rent adjustment 264 497 598 1,075 Add: Amortization of lease incentives 129 182 260 629 Add: Other non-cash contra-revenue - - - 243 Less: Effective interest income (626) (1,529) (1,118) (2,930) Net non-cash income (233) (850) (260) (983) Non-cash expense: Add: Non-cash compensation charges 2,326 2,795 4,390 5,048 Add (Less): Provision (recovery) for credit losses 27 387 (657) 3,439 Net non-cash expense 2,353 3,182 3,733 8,487 Less: Recurring capital expenditures (803) (91) (1,208) (91) Funds available for distribution ("FAD") 35,605 25,623 71,979 60,303 Add: Non-core adjustments (1) 1,189 6,927 65 4,268 FAD, excluding non-core adjustments ("Core FAD") $ 36,794 $ 32,550 $ 72,044 $ 64,571 Diluted Nareit FFO attributable to common stockholders per share $0.66 $0.51 $1.38 $1.15 Diluted Core FFO per share $0.68 $0.68 $1.37 $1.34 Diluted FAD per share $0.68 $0.56 $1.42 $1.31 Diluted Core FAD per share $0.70 $0.71 $1.43 $1.41 See the reconciliation of non-core adjustments on page 27 for further detail. FOR THE THREE MONTHS ENDED JUNE 30, 2026 FFO 2025 FAD 2026 2025 FFO/FAD attributable to common stockholders $ 34,288 $ 23,382 $ 35,605 $ 25,623 Non-core adjustments (1) 1,189 8,011 1,189 6,927 Core FFO/FAD 35,477 31,393 36,794 32,550 Effect of dilutive securities: Participating securities - 154 - 154 Diluted Core FFO/FAD $ 35,477 $ 31,547 $ 36,794 $ 32,704 Shares for basic Core FFO/FAD per share 51,872 45,714 51,872 45,714 Effect of dilutive securities: Performance-based stock units 326 314 326 314 Participating securities - 269 - 269 Shares for diluted Core FFO/FAD per share 52,198 46,297 52,198 46,297 FOR THE SIX MONTHS ENDED JUNE 30, 2026 FFO 2025 FAD 2026 2025 FFO/FAD attributable to common stockholders $ 69,714 $ 52,890 $ 71,979 $ 60,303 Non-core adjustments (1) (502) 8,416 65 4,268 Core FFO/FAD 69,212 61,306 72,044 64,571 Effect of dilutive securities: Participating securities - 317 - 317 Diluted Core FFO/FAD $ 69,212 $ 61,623 $ 72,044 $ 64,888 Shares for basic Core FFO/FAD per share 50,217 45,524 50,217 45,524 Effect of dilutive securities: Performance based stock units 326 314 326 314 Participating securities - 274 - 274 Shares for diluted Core FFO/FAD per share 50,543 46,112 50,543 46,112 See the reconciliation of non-core adjustments on page 27 for further detail. Reconciliation of non-core adjustments to Nareit FFO: 2026 2025 2026 2025 SIX MONTHS ENDED JUNE 30, THREE MONTHS ENDED JUNE 30, Add: Notes receivables and related interest receivable, if applicable, write-off $ - $ - $ - $ 3,064 (1) Add: Provision for credit losses reserve recorded upon origination Deduct: Recovery for credit losses related to loan payoffs - 384 - - - (765) 384 - Add (Deduct): Total provision for credit losses adjustments - 384 (765) 3,448 Add: Lease termination fee paid upon conversion to SHOP - 5,971 (2) - 5,971 (2) Add: Transaction costs 1,189 (3) 520 (3) 1,877 (3) 823 (3) Add: One-time general and administrative expenses related to an employee retirement - 1,136 - 1,136 Add: Expense and contra-revenue adjustments 1,189 7,627 1,877 7,930 Deduct: Income related to exit IRRs received - - (1,614) (4) (2,962) (5) Total non-core adjustments to Nareit FFO $ 1,189 $ 8,011 $ (502) $ 8,416 Reconciliation of non-core adjustments to FAD: Add: Lease termination fee paid upon conversion to SHOP $ - $ 5,971 (2) $ - $ 5,971 (2) Add: Transaction costs 1,189 (3) 520 (3) 1,877 (3) 823 (3) Add: One-time cash general and administrative expenses related to an employee retirement - 436 - 436 Add: Cash expense adjustments 1,189 6,927 1,877 7,230 Deduct: Cash income related to exit IRRs received - - (1,812) (4) (2,962) (5) Total non-core cash adjustments to FAD $ 1,189 $ 6,927 $ 65 $ 4,268 Represents the write-off of a working capital note and related interest receivable balance in connection with a SHOP conversion. Represents a one-time lease termination fee paid to an operator for the conversion of the operator's triple-net lease into SHOP. The transaction costs adjustment for 2026 includes all transaction costs incurred, whereas the transaction costs adjustment for 2025 includes only SHOP segment startup costs. Transaction costs are excluded from FFO and FAD to improve comparability across periods as such expenditures are not indicative of ongoing operations. The 2026 exit IRR income adjustment represents the payment received in connection with the sale of a portfolio of three skilled nursing centers in Florida that was accounted for as a financing receivable. The FFO adjustment represents the receipt of $1,812, offset by $198 of effective interest receivable previously recognized over the term of the loan through payoff. The 2025 exit IRR income adjustment represents the payment received in connection with the redemption of LTC's preferred equity investment in a joint venture. The 13% exit IRR was not previously recorded. TRAILING TWELVE MONTHS ENDED JUNE 30, 2026 NNN SHOP SUBTOTAL FINANCING RECEIVABLES MORTGAGE LOANS RECEIVABLE NOTES RECEIVABLE OTHER (1) TOTAL Revenues $ 106,879 $ 165,883 $ 272,762 $ 28,124 $ 40,708 $ 4,121 $ 2,138 $ 347,853 Income from unconsolidated joint ventures - - - - - - - - (Less)/Add: Property tax revenue (9,379) - (9,379) - - - - (9,379) Seniors housing operating expenses - (123,766) (123,766) - - - - (123,766) Sales, SHOP conversions and payoffs (5,532) - (5,532) (5,616) (982) (1,565) - (13,695) Other 1,271 (2) - 1,271 - - - (2,138) (867) NOI $ 93,239 $ 42,117 $ 135,356 $ 22,508 $ 39,726 $ 2,556 $ - $ 200,146 Represents income received from former operators and other miscellaneous income. Represents a straight-line rent receivable balance write-off from 3Q25 due to the Genesis bankruptcy filing. Annualized Contractual Cash NOI: Represents annualized contractual cash rental income (prior to abatements & deferred rent repayment and excludes real estate tax reimbursement), interest income from financing receivables, mortgage loans, mezzanine loans and working capital notes, and income from unconsolidated joint ventures for the final month of the quarter reported herein. Annualized GAAP NOI: Represents annualized GAAP rent which includes contractual cash rent, straight-line rent and amortization of lease incentives and excludes real estate tax reimbursement, GAAP interest income from financing receivables, mortgage loans, mezzanine loans and working capital notes, and income from unconsolidated joint ventures for the final month of the quarter reported herein. Assisted Living Communities ("ALF"): The ALF portfolio consists of assisted living, independent living, and/or memory care properties (see definitions for Independent Living and Memory Care Communities). Assisted living properties are seniors housing properties serving elderly persons who require assistance with activities of daily living, but do not require the constant supervision skilled nursing properties provide. Services are usually available 24 hours a day and include personal supervision and assistance with eating, bathing, grooming and administering medication. The facilities provide a combination of housing, supportive services, personalized assistance and health care designed to respond to individual needs. Contractual Lease Rent: Rental revenue as defined by the lease agreement between us and the operator for the lease year. Core SHOP Portfolio: Represents the 27 properties (2,281 units) that include initial conversions (13) and acquired SHOP properties (14) through 1Q26; excludes value-add conversions and additional acquisitions. Earnings Before Interest, Tax, Depreciation and Amortization for Real Estate ("EBITDA re") : As defined by the National Association of Real Estate Investment Trusts ("Nareit"), EBITDA re is calculated as net income (computed in accordance with GAAP) excluding (i) interest expense, (ii) income tax expense, (iii) real estate depreciation and amortization, (iv) impairment write-downs of depreciable real estate, (v) gains or losses on the sale of depreciable real estate, and (vi) adjustments for unconsolidated partnerships and joint ventures. EXPOR: Average expenses per occupied room per month FAD Capex: Recurring capital expenditures that extend the useful life of a property Financing Receivables: Properties acquired through a sale-leaseback transaction with an operating entity being the same before and after the sale-leaseback, subject to a lease contract that contains a purchase option. In accordance with GAAP, the purchased assets are required to be presented as Financing receivables on our Consolidated Balance Sheets and the rental income to be presented as Interest income from financing receivables on our Consolidated Statements of Income . Funds Available for Distribution ("FAD"): FFO excluding the effects of straight-line rent, amortization of lease costs, effective interest income, provision for credit losses, non-cash compensation charges, non-cash interest charges and recurring capital expenditures required to maintain and re-tenant our properties. Funds From Operations ("FFO"): As defined by Nareit, net income available to common stockholders (computed in accordance with U.S. GAAP) excluding gains or losses on the sale of real estate and impairment write-downs of depreciable real estate plus real estate depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. GAAP Rent: Total rent we will receive as a fixed amount over the initial term of the lease and recognized evenly over that term. GAAP rent recorded in the early years of a lease is higher than the cash rent received and during the later years of the lease, the cash rent received is higher than GAAP rent recognized. The difference between the cash rent and GAAP rent is commonly referred to as straight-line rental income. GAAP rent also includes amortization of lease incentives and real estate tax reimbursements. Gross Asset Value: The carrying amount of total assets after adding back accumulated depreciation and loan loss reserves, as reported in the company's consolidated financial statements. Gross Investment: Original price paid for an asset plus capital improvements funded by LTC, without any deductions for depreciation or provision for credit losses. Gross Investment is commonly referred to as undepreciated book value. Independent Living Communities ("ILF"): Seniors housing properties offering a sense of community and numerous levels of service, such as laundry, housekeeping, dining options/meal plans, exercise and wellness programs, transportation, social, cultural and recreational activities, on-site security and emergency response programs. Many offer on-site conveniences like beauty/barber shops, fitness facilities, game rooms, libraries and activity centers. ILFs are also known as retirement communities or seniors apartments. Initial Conversion: 13 properties converted to SHOP in 2Q25. Interest Income: Represents interest income from financing receivables, mortgage loans and other notes. Licensed Beds/Units: The number of beds and/or units that an operator is authorized to operate at seniors housing and long-term care properties. Licensed beds and/or units may differ from the number of beds and/or units in service at any given time. Memory Care Communities ("MC"): Seniors housing properties offering specialized options for seniors with Alzheimer's disease and other forms of dementia. These facilities offer dedicated care and specialized programming for various conditions relating to memory loss in a secured environment that is typically smaller in scale and more residential in nature than traditional assisted living facilities. These facilities have staff available 24 hours a day to respond to the unique needs of their residents. Metropolitan Statistical Areas ("MSA"): Based on the U.S. Census Bureau, MSA is a geographic entity defined by the Office of Management and Budget (OMB) for use by Federal statistical agencies in collecting, tabulating, and publishing Federal statistics. A metro area contains a core urban area of 50,000 or more population. MSAs 1 to 31 have a population of 19.5M - 2.2M. MSAs 32 to 100 have a population of 2.2M -0.6M. MSAs greater than 100 have a population of 0.6M - 58K. Cities in a Micro-SA have a population of 264K - 12K. Cities not in an MSA have a population of less than 100K. Mezzanine: Mezzanine financing sits between senior debt and common equity in the capital structure, and typically is used to finance development projects, value-add opportunities on existing operational properties, partnership buy-outs and recapitalization of equity. Security for mezzanine loans can include all or a portion of the following credit enhancements: secured second mortgage, pledge of equity interests, and personal/corporate guarantees. Mezzanine loans can be recorded for GAAP purposes as either a loan or joint venture depending upon loan terms and related credit enhancements. Micropolitan Statistical Areas ("Micro-SA"): Based on the U.S. Census Bureau, Micro-SA is a geographic entity defined by the Office of Management and Budget (OMB) for use by Federal statistical agencies in collecting, tabulating, and publishing Federal statistics. A micro area contains an urban core of at least 10,000 population. Mortgage Loan: Mortgage financing is provided on properties based on our established investment underwriting criteria and secured by a first mortgage. Subject to underwriting, additional credit enhancements may be required including, but not limited to, personal/corporate guarantees and debt service reserves. When possible, LTC attempts to negotiate a purchase option to acquire the property at a future time and lease the property back to the borrower. Net Real Estate Assets: Gross real estate investment less accumulated depreciation. Net Real Estate Asset is commonly referred to as Net Book Value ("NBV"). NNN: Triple-net lease which requires the lessee to pay all taxes, insurance, maintenance and repair capital and non-capital expenditures and other costs necessary in the operations of the property. Non-cash Revenue: Straight-line rental income, amortization of lease inducement and effective interest. Non-cash Compensation Charges: Vesting expense relating to restricted stock and performance-based stock units. Non-FAD Capex: Capital expenditures, including significant renovations, to bring a property to a marketable and functional standard. Normalized EBITDAR Coverage: The trailing twelve months' earnings from the operator financial statements adjusted for non-core, infrequent, or unusual items and before interest, taxes, depreciation, amortization, and rent divided by the operator's contractual lease rent. Management fees are imputed at 5% of revenues. Normalized EBITDARM Coverage: The trailing twelve months' earnings from the operator financial statements adjusted for non-core, infrequent, or unusual items and before interest, taxes, depreciation, amortization, rent, and management fees divided by the operator's contractual lease rent. Occupancy: The weighted average percentage of all beds and/or units that are occupied at a given time. The calculation uses the trailing twelve months and is based on licensed beds and/or units which may differ from the number of beds and/or units in service at any given time. Operator Financial Statements: Property level operator financial statements which are unaudited and have not been independently verified by us. Private Pay: Private pay includes private insurance, HMO, VA, and other payors. Purchase Price: Represents the fair value price of an asset that is exchanged in an orderly transaction between market participants at the measurement date. An orderly transaction is a transaction that assumes exposure to the market for a period prior to the measurement date to allow for marketing activities that are usual and customary for transactions involving such assets; it is not a forced transaction (for example, a forced liquidation or distress sale). Real Estate Investments: Represents our investments in real property, financing receivables, mortgage loans receivable and other notes receivables. Rental Income: Represents GAAP rent generated by our owned properties under triple-net leases. REVPOR: Average revenues per occupied room per month RIDEA: Real Estate Investment Trust (REIT) Investment Diversification and Empowerment Act of 2007 Same Property Portfolio ("SPP"): Same property statistics allow for the comparative evaluation of performance across a consistent population of LTC's leased property portfolio and the Prestige Healthcare mortgage loan portfolio. Our SPP is comprised of stabilized properties occupied and operated throughout the duration of the quarter-over-quarter comparison periods presented (excluding assets sold, assets held-for-sale and SHOP assets). Accordingly, a property must be occupied and stabilized or a minimum of 15 months to be included in our SPP. Each property transitioned to a new operator has been excluded from SPP and will be added back to SPP for the SPP reporting period ending 15 months after the date of the transition. Seniors Housing ("SH"): Consists of independent living, assisted living, and/or memory care properties. Seniors Housing Operating Portfolio ("SHOP"): Includes Seniors Housing properties generally structured to comply with RIDEA. SHOP Net Operating Income ("NOI"): Total SHOP revenues (resident fees and services) less total SHOP expenses (seniors housing operating expenses). Skilled Nursing Properties ("SNF"): Seniors housing properties providing restorative, rehabilitative and nursing care for people not requiring the more extensive and sophisticated treatment available at acute care hospitals. Many SNFs provide ancillary services that include occupational, speech, physical, respiratory and IV therapies, as well as sub-acute care services which are paid either by the patient, the patient's family, private health insurance, or through the federal Medicare or state Medicaid programs. Stabilized: Properties are generally considered stabilized upon the earlier of achieving certain occupancy thresholds (e.g. 80% for SNFs and 90% for ALFs) and, as applicable, 12 months from the date of acquisition/lease transition/restructure or, in the event of a de novo development, redevelopment, major renovations or addition, 24 months from the date the property is first placed in or returned to service, or properties acquired in lease-up. Trailing Twelve Months NOI: For the owned portfolio under triple-net leases, rental income excluding real estate tax reimbursement, straight-line rent write-off and rental income from properties sold during the trailing twelve months. For the owned portfolio under our SHOP segment, represents SHOP NOI during the trailing twelve months. For owned properties accounted for as financing receivables, mortgage loan receivables and notes receivables, NOI includes cash interest income and effective interest during the trailing twelve months and excludes loan payoffs during the trailing twelve months. For Unconsolidated JV, NOI includes income from our investments in joint ventures during the trailing twelve months. Under Development Properties ("UDP"): Development projects to construct seniors housing properties. Value-Add Conversion: Properties converted to date, or planned to be converted, from our market-based rent reset portfolio - 1 campus converted in 4Q25 (previously disclosed as 2 properties); 2 properties converted in 1Q26; and 2 properties converted in 2Q26. Founded in 1992, LTC Properties, Inc. (NYSE: LTC) is a self-administered real estate investment trust (REIT) investing in seniors housing and health care properties primarily through SHOP, triple-net leases, joint ventures and structured finance solutions including preferred equity and mezzanine lending. LTC's portfolio encompasses Seniors Housing (SH) consisting of Assisted Living Communities (ALF), Independent Living Communities (ILF), Memory Care Communities (MC), Skilled Nursing Facilities (SNF) and combinations thereof. Our main objective is to build and grow a diversified portfolio that creates and sustains shareholder value while providing our stockholders current distribution income. To meet this objective, we seek properties operated by regional operators, ideally offering upside and portfolio diversification (geographic, operator, property type and investment vehicle). For more information, visit https://www.LTCreit.com . FORWARD-LOOKING STATEMENTS This supplemental information 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, adopted pursuant to the Private Securities Litigation Reform Act of 1995. Statements that are not purely historical may be forward-looking. You can identify some of the forward-looking statements by their use of forward-looking words, such as ''believes,'' ''expects,'' ''may,'' ''will,'' "could," "would," "should," "seeks," "approximately," "intends," "plans," "estimates" or "anticipates," or the negative of those words or similar words. Examples of forward-looking statements include the Company's 2026 SHOP investment guidance and funding strategy, estimated 2026 pro forma SHOP growth and gross asset value, near-term expected sales and loan payoffs, anticipated rent and gain on sales, core SHOP portfolio guidance, and future strategy. Forward- looking statements involve inherent risks and uncertainties regarding events, conditions and financial trends that may affect the Company's future plans of operation, business strategy, results of operations and financial position. A number of important factors could cause actual results to differ materially from those included within or contemplated by such forward-looking statements, including, but not limited to, operational and legal risks and liabilities under the Company's new SHOP segment; the Company's dependence on the ability of its third-party independent operators to successfully manage and operate the Company's SHOP communities; the Company's dependence on its operators for revenue and cash flow; government regulation of the health care industry; changes in federal, state, or local laws limiting REIT investments in the health care sector; federal and state health care cost containment measures including reductions in reimbursement from third-party payors such as Medicare and Medicaid; required regulatory approvals for operation of health care facilities; a failure to comply with applicable law or regulations for the operation of health care facilities; the adequacy of insurance coverage maintained by the Company's operators; the Company's reliance on a few major operators; the Company's ability to find suitable replacement operators for its SHOP communities; the Company's ability to renew leases or enter into favorable terms of renewals or new leases; the impact of inflation; operator financial or legal difficulties; the sufficiency of collateral securing mortgage loans; an impairment of the Company's real estate investments; the relative illiquidity of the Company's real estate investments; the Company's ability to develop and complete construction projects; the Company's ability to invest cash proceeds for health care properties; a failure to qualify as a REIT; the Company's ability to grow if access to capital is limited; and a failure to maintain or increase the Company's dividend. For a discussion of these and other factors that could cause actual results to differ from those contemplated in the forward-looking statements, please see the discussion under "Risk Factors" and other information contained in the Company's Annual Report on Form 10-K for the fiscal year ended December 31, 2025, the Company's subsequent Quarterly Reports on Form 10-Q, and the Company's publicly available filings with the Securities and Exchange Commission. The Company does not undertake any responsibility to update or revise any of these factors or to announce publicly any revisions to forward-looking statements, whether as a result of new information, future events or otherwise. Although the Company's management believes that the assumptions and expectations reflected in such forward-looking statements are reasonable, no assurance can be given that such expectations will prove to have been correct. The actual results achieved by the Company may differ materially from any forward-looking statements due to the risks and uncertainties of such statements. NON-GAAP INFORMATION This supplemental information contains certain non-GAAP information including EBITDA re , adjusted EBITDA re , FFO, FFO excluding non-core adjustments, FAD, FAD excluding non-core adjustments, adjusted interest coverage ratio, adjusted fixed charges coverage ratio and NOI. A reconciliation of this non-GAAP information is provided on pages 22, 25, 26, 27 and 28 of this supplemental information, and additional information is available under the "Non-GAAP Financial Measures" subsection under the "Filings" section of our website at www.LTCreit.com . 2Q26 SUPPLEMENTAL Attention : This is an excerpt of the original content. To continue reading it, access the original document here .

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