Item 1. Financial Statements

CAMDEN PROPERTY TRUST

CONDENSED CONSOLIDATED BALANCE SHEETS

(Unaudited)

(in thousands, except share amounts)			June 30, 2026						December 31, 2025
Assets
Real estate assets, at cost
Land			$	1,695,652					$	1,787,445
Buildings and improvements			11,271,829						11,792,960
			$	12,967,481					$	13,580,405
Accumulated depreciation			(5,014,551)						(5,296,061)
Net operating real estate assets			$	7,952,930					$	8,284,344
Properties under development and land			500,116						419,227
Total real estate assets			$	8,453,046					$	8,703,571
Accounts receivable – affiliates			8,053						8,884
Other assets, net			314,199						293,292
Cash and cash equivalents			44,717						25,203
Restricted cash			10,717						12,039
Real estate and other assets held for sale			625,348						—
Total assets			$	9,456,080					$	9,042,989
Liabilities and equity
Liabilities
Notes payable
Unsecured			$	4,529,573					$	3,570,193
Secured			318,755						330,597
Accounts payable and accrued expenses			248,434						248,087
Accrued real estate taxes			99,264						92,382
Distributions payable			110,389						114,971
Other liabilities			264,968						248,506
Liabilities held for sale			6,382						—
Total liabilities			$	5,577,765					$	4,604,736
Commitments and contingencies (Note 9)
Equity
Common shares of beneficial interest; $0.01 par value per share; 175,000,000 shares authorized; 117,737,779 and 117,737,767 issued at June 30, 2026 and December 31, 2025, respectively; 115,732,578 and 115,711,964 outstanding at June 30, 2026 and December 31, 2025, respectively			1,157						1,157
Additional paid-in capital			5,953,409						5,948,938
Distributions in excess of net income attributable to common shareholders			(1,127,157)						(969,240)
Treasury shares, at cost (15,191,591 and 11,373,251 common shares at June 30, 2026 and December 31, 2025, respectively)			(1,028,058)						(620,497)
Accumulated other comprehensive income			2,773						2,165
Total common equity			$	3,802,124					$	4,362,523
Non-controlling interests			76,191						75,730
Total equity			$	3,878,315					$	4,438,253
Total liabilities and equity			$	9,456,080					$	9,042,989

See Notes to Condensed Consolidated Financial Statements (Unaudited).

CAMDEN PROPERTY TRUST

CONDENSED CONSOLIDATED STATEMENTS OF INCOME

AND COMPREHENSIVE INCOME

(Unaudited)

			Three Months Ended June 30,												Six Months Ended June 30,
(in thousands, except per share amounts)			2026						2025						2026						2025
Property revenues			$	392,944					$	396,509					$	781,717					$	787,074
Property expenses
Property operating and maintenance			91,303						93,031						181,482						182,729
Real estate taxes			49,641						50,641						99,531						100,363
Total property expenses			$	140,944					$	143,672					$	281,013					$	283,092
Non-property income
Fee and asset management			$	3,131					$	2,633					$	5,274					$	5,120
Interest and other income			129						68						382						78
Income on deferred compensation plans			12,595						8,350						11,436						9,548
Total non-property income			$	15,855					$	11,051					$	17,092					$	14,746
Other expenses
Property management			$	10,134					$	9,699					$	20,392					$	19,594
Fee and asset management			1,840						641						2,501						1,312
General and administrative			22,348						18,996						37,053						35,944
Interest			41,422						35,375						78,781						69,165
Depreciation and amortization			157,134						152,108						307,134						301,360
Expense on deferred compensation plans			12,595						8,350						11,436						9,548
Other non-operating expenses			400						2,187						61,305						3,947
Total other expenses			$	245,873					$	227,356					$	518,602					$	440,870
Gain on sale of operating property, including land			—						47,293						68,100						47,293
Income from continuing operations before income taxes			$	21,982					$	83,825					$	67,294					$	125,151
Income tax expense			(1,276)						(1,231)						(2,214)						(1,790)
Net income			$	20,706					$	82,594					$	65,080					$	123,361
Net income allocated to non-controlling interests			(1,916)						(1,924)						(3,841)						(3,869)
Net income attributable to common shareholders			$	18,790					$	80,670					$	61,239					$	119,492

Earnings per share – basic			$	0.18					$	0.74					$	0.59					$	1.10
Earnings per share – diluted			0.18						0.74						0.59						1.10
Weighted average number of common shares outstanding – basic			102,342						108,636						103,577						108,584
Weighted average number of common shares outstanding – diluted			102,363						109,400						103,624						108,636
Condensed Consolidated Statements of Comprehensive Income
Net income			$	20,706					$	82,594					$	65,080					$	123,361
Other comprehensive income
Reclassification of net loss on cash flow hedging activities, prior service cost and net loss on post retirement obligation			251						351						608						702
Comprehensive income			$	20,957					$	82,945					$	65,688					$	124,063
Net income allocated to non-controlling interests			(1,916)						(1,924)						(3,841)						(3,869)
Comprehensive income attributable to common shareholders			$	19,041					$	81,021					$	61,847					$	120,194

See Notes to Condensed Consolidated Financial Statements (Unaudited).

CAMDEN PROPERTY TRUST

CONDENSED CONSOLIDATED STATEMENTS OF EQUITY

(Unaudited)

For the six months ended June 30, 2026

			Common Shareholders
(in thousands, except per share amounts)			Common shares of beneficial interest						Additional paid-in capital						Distributions in excess of net income attributable to common shareholders						Treasury shares, at cost						Accumulated other comprehensive income						Non-controlling interests						Total equity
Equity, December 31, 2025			$	1,157					$	5,948,938					$	(969,240)					$	(620,497)					$	2,165					$	75,730					$	4,438,253
Net income															61,239																		3,841						65,080
Other comprehensive income																											608												608
Net share awards									4,070												14,520																		18,590
Employee share purchase plan									552												811																		1,363
Common shares repurchased																					(422,892)																		(422,892)
Cash distributions declared to equity holders ($2.12 per common share)															(219,156)																		(3,380)						(222,536)
Other									(151)																														(151)
Equity, June 30, 2026			$	1,157					$	5,953,409					$	(1,127,157)					$	(1,028,058)					$	2,773					$	76,191					$	3,878,315

See Notes to Condensed Consolidated Financial Statements (Unaudited).

CAMDEN PROPERTY TRUST

CONDENSED CONSOLIDATED STATEMENTS OF EQUITY

(Unaudited)

For the three months ended June 30, 2026

			Common Shareholders
(in thousands, except per share amounts)			Common shares of beneficial interest						Additional paid-in capital						Distributions in excess of net income attributable to common shareholders						Treasury shares, at cost						Accumulated other comprehensive income						Non-controlling interests						Total equity
Equity, March 31, 2026			$	1,157					$	5,948,511					$	(1,037,252)					$	(886,052)					$	2,522					$	75,965					$	4,104,851
Net income															18,790																		1,916						20,706
Other comprehensive income																											251												251
Net share awards									4,557												1,237																		5,794
Employee share purchase plan									492												811																		1,303
Common shares repurchased																					(144,054)																		(144,054)
Cash distributions declared to equity holders ($1.06 per common share)															(108,695)																		(1,690)						(110,385)
Other									(151)																														(151)
Equity, June 30, 2026			$	1,157					$	5,953,409					$	(1,127,157)					$	(1,028,058)					$	2,773					$	76,191					$	3,878,315

See Notes to Condensed Consolidated Financial Statements (Unaudited).

CAMDEN PROPERTY TRUST

CONDENSED CONSOLIDATED STATEMENTS OF EQUITY (Continued)

(Unaudited)

For the six months ended June 30, 2025

			Common Shareholders
(in thousands, except per share amounts)			Common shares of beneficial interest						Additional paid-in capital						Distributions in excess of net income attributable to common shareholders						Treasury shares, at cost						Accumulated other comprehensive income						Non-controlling interests						Total equity
Equity, December 31, 2024			$	1,158					$	5,930,729					$	(897,931)					$	(359,732)					$	974					$	71,991					$	4,747,189
Net income															119,492																		3,869						123,361
Other comprehensive income																											702												702
Net share awards									10,523												9,237																		19,760
Employee share purchase plan									640												329																		969
Cash distributions declared to equity holders ($2.10 per common share)															(228,636)																		(3,349)						(231,985)
Other			(1)						1																														—
Equity, June 30, 2025			$	1,157					$	5,941,893					$	(1,007,075)					$	(350,166)					$	1,676					$	72,511					$	4,659,996

See Notes to Condensed Consolidated Financial Statements (Unaudited).

CAMDEN PROPERTY TRUST

CONDENSED CONSOLIDATED STATEMENTS OF EQUITY (Continued)

(Unaudited)

For the three months ended June 30, 2025

			Common Shareholders
(in thousands, except per share amounts)			Common shares of beneficial interest						Additional paid-in capital						Distributions in excess of net income attributable to common shareholders						Treasury shares, at cost						Accumulated other comprehensive income						Non-controlling interests						Total equity
Equity, March 31, 2025			$	1,157					$	5,936,982					$	(973,416)					$	(351,092)					$	1,325					$	72,262					$	4,687,218
Net income															80,670																		1,924						82,594
Other comprehensive income																											351												351
Net share awards									4,373												597																		4,970
Employee share purchase plan									538												329																		867
Cash distributions declared to equity holders ($1.05 per common share)															(114,329)																		(1,675)						(116,004)
Equity, June 30, 2025			$	1,157					$	5,941,893					$	(1,007,075)					$	(350,166)					$	1,676					$	72,511					$	4,659,996

See Notes to Condensed Consolidated Financial Statements (Unaudited).

CAMDEN PROPERTY TRUST

CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS

(Unaudited)

			Six Months Ended June 30,
(in thousands)			2026						2025
Cash flows from operating activities
Net income			$	65,080					$	123,361
Adjustments to reconcile net income to net cash from operating activities:
Depreciation and amortization			307,134						301,360
Gain on sale of operating property, including land			(68,100)						(47,293)
Investment losses			4,855						—
Share-based compensation			8,121						8,245
Net change in operating accounts and other			42,612						(6,794)
Net cash from operating activities			$	359,702					$	378,879
Cash flows from investing activities
Development and capital improvements, including land			$	(239,940)					$	(195,217)
Acquisition of operating properties			(446,484)						(334,216)
Net proceeds from sale of operating property and land			76,694						58,775
Other			(9,033)						(2,799)
Net cash from investing activities			$	(618,763)					$	(473,457)
Cash flows from financing activities
Borrowings on unsecured revolving credit facility			$	864,000					$	588,000
Repayments on unsecured revolving credit facility			(507,000)						(766,000)
Proceeds from commercial paper program, net			8,731						514,821
Repayment of notes payable			(11,950)						—
Proceeds from notes payable			595,716						—
Distributions to common shareholders and non-controlling interests			(227,076)						(229,490)
Repurchase of common shares			(433,048)						—
Payment of deferred financing costs			(10,733)						(1,477)
Other			1,899						1,060
Net cash from financing activities			$	280,539					$	106,914
Net increase in cash, cash equivalents, and restricted cash			21,478						12,336
Cash, cash equivalents, and restricted cash, beginning of period			37,242						32,209
Cash, cash equivalents, and restricted cash, end of period			$	58,720					$	44,545
Reconciliation of cash, cash equivalents, and restricted cash to the Condensed Consolidated Balance Sheets
Cash and cash equivalents			$	44,717					$	33,091
Restricted cash			10,717						11,454
Restricted cash included in real estate and other assets held for sale			3,286						—
Total cash, cash equivalents, and restricted cash, end of period			$	58,720					$	44,545
Supplemental information
Cash paid for interest, net of interest capitalized			$	67,884					$	70,330
Net cash paid for income taxes			3,968						2,531
Supplemental schedule of noncash investing and financing activities
Distributions declared but not paid			$	110,389					$	116,007
Value of shares issued under benefit plans, net of cancellations			25,133						27,787
Accrual associated with construction and capital expenditures			20,847						26,524

See Notes to Condensed Consolidated Financial Statements (Unaudited).

CAMDEN PROPERTY TRUST

Notes to Condensed Consolidated Financial Statements

(Unaudited)

1. Description of Business

Business. Formed on May 25, 1993, Camden Property Trust (the "Company"), a Texas real estate investment trust ("REIT"), and all consolidated subsidiaries are primarily engaged in the ownership, management, development, reposition, redevelopment, acquisition, and construction of multifamily apartment communities. Our multifamily apartment communities are referred to as "communities," "multifamily communities," "properties," "operating properties," or "multifamily properties" in the following discussion. As of June 30, 2026, we owned interests in, operated, or were developing 179 multifamily properties comprised of 60,838 apartment homes across the United States. Of the 179 properties, three properties were under construction as of June 30, 2026, and will consist of a total of 1,162 apartment homes when completed. We also own land holdings which we may develop into multifamily communities in the future.

2. Summary of Significant Accounting Policies and Recent Accounting Pronouncements

Principles of Consolidation. Our condensed consolidated financial statements include our accounts and the accounts of other subsidiaries (including partnerships and limited liability companies) over which we have control. All intercompany transactions, balances, and profits have been eliminated in consolidation. Investments acquired or created are evaluated based on the accounting guidance relating to variable interest entities ("VIEs"), which requires the consolidation of VIEs in which we are considered to be the primary beneficiary. If the investment is determined not to be a VIE, then the investment is evaluated for consolidation primarily using a voting interest model. In determining if we have a controlling financial interest, we consider factors such as ownership interests, decision making authority, kick-out rights, and participating rights. As of June 30, 2026, two of our consolidated operating partnerships were VIEs. We are considered the primary beneficiary of both consolidated operating partnerships and therefore consolidate these operating partnerships. As of June 30, 2026, we held approximately 93% and 95% of the outstanding common limited partnership units and the sole 1% general partnership interest in each of these consolidated operating partnerships.

Interim Financial Reporting. We have prepared these unaudited financial statements in accordance with accounting principles generally accepted in the United States of America ("GAAP") for interim financial statements and the applicable rules and regulations of the Securities and Exchange Commission ("SEC"). Accordingly, these statements do not include all information and footnote disclosures required for annual statements. While we believe the disclosures presented are adequate for interim reporting, these interim unaudited financial statements should be read in conjunction with the audited financial statements and notes included in our 2025 Annual Report on Form 10-K.

Acquisitions of Real Estate. Our acquisitions of real estate assets are generally accounted for as asset acquisitions. Upon acquisition, we determine the fair value of tangible and intangible assets, which includes land, buildings (as if-vacant), furniture and fixtures, the value of in-place leases, including above and below-market leases, and assumed liabilities. In estimating these values, we apply methods similar to those used by independent appraisers of income-producing property. Estimates of fair value of acquired debt, if any, are based upon interest rates available for the issuance of debt with similar terms and remaining maturities. Depreciation is computed on a straight-line basis over the remaining useful lives of the related tangible assets. The value of in-place leases and above or below-market leases is amortized on a straight-line basis over the estimated average remaining life of leases in place at the time of acquisition; the net carrying value of in-place leases are included in other assets, net and the net carrying value of above or below-market leases are included in other liabilities, net in our condensed consolidated balance sheets.

We recognized amortization expense related to in-place leases for the three months ended June 30, 2026 and 2025 of approximately $5.3 million and $5.1 million, respectively, and for the six months ended June 30, 2026 and 2025 of approximately $6.6 million and $7.0 million, respectively. Net above and below-market leases were not material for each of the three and six months ended June 30, 2026 and 2025.

During the three and six months ended June 30, 2026, the weighted average amortization period for in-place leases was approximately six months and seven months, respectively, compared to approximately seven months for each of the three and six months ended June 30, 2025.

Asset Impairment. Long-lived assets are reviewed for impairment annually or whenever events or changes in circumstances indicate the carrying amount of an asset may not be recoverable. Impairment may exist if estimated future undiscounted cash flows associated with long-lived assets are not sufficient to recover the carrying value of such assets. We consider projected future undiscounted cash flows, trends, strategic decisions regarding future development plans, and other factors in our assessment of whether impairment conditions exist. While we believe our estimates of future cash flows are reasonable, different assumptions regarding a number of factors, including market rents, economic conditions, and occupancies,

could significantly affect these estimates. When impairment exists, the long-lived asset is adjusted to its fair value. In estimating fair value, management uses appraisals, comparable sales, management estimates, and discounted cash flow calculations which utilize inputs from a marketplace participant's perspective. No impairment charges were recognized for the three or six months ended June 30, 2026 or 2025.

The value of our properties under development depends on market conditions, including estimates of the project start date, projected construction costs, and demand for multifamily communities. We have reviewed market trends and other marketplace information and incorporated this information as well as our current outlook into the assumptions we use in our impairment analyses. Due to the judgment and assumptions applied in the impairment analyses, it is possible actual results could differ substantially from those estimated.

We believe the carrying value of our operating real estate assets, properties under development and land is currently recoverable. However, if market conditions deteriorate or if changes in our development strategy significantly affect any key assumptions used in our fair value estimates, we may need to take material charges in future periods for impairments related to existing assets. Any such material non-cash charges could have an adverse effect on our condensed consolidated financial position and results of operations.

Assets Held for Sale and Discontinued Operations. Once all criteria under GAAP have been satisfied, the Company classifies real estate assets, as well as associated assets and liabilities, as held for sale. Properties classified as held for sale are reported at the lower of their carrying amount or estimated fair value, less cost to sell and are not depreciated or amortized. We report properties classified as held for sale as discontinued operations when the disposition represents a strategic shift which has or will have a major effect on our operations and financial results. As of June 30, 2026, 11 operating properties were classified as held for sale and did not meet the criteria to be classified as discontinued operations. See Note 5. "Acquisitions, Dispositions, and Properties Held for Sale" for further discussions. No operating properties were classified as held for sale as of December 31, 2025.

Cost Capitalization. Real estate assets are carried at cost plus capitalized carrying charges. Carrying charges are primarily interest and real estate taxes which are capitalized as part of properties under development. Capitalized interest is generally based on the weighted average interest rate of our unsecured debt and was approximately $4.4 million and $3.5 million for the three months ended June 30, 2026 and 2025, respectively, and approximately $8.2 million and $7.0 million for the six months ended June 30, 2026 and 2025, respectively. Capitalized real estate taxes were approximately $0.5 million and $0.6 million for the three months ended June 30, 2026 and 2025, respectively, and approximately $1.1 million and $1.2 million for the six months ended June 30, 2026 and 2025, respectively.

Expenditures directly related to the development and improvement of real estate assets are capitalized at cost as land and buildings and improvements. Indirect development costs, including salaries and benefits and other related costs directly attributable to the development of properties, are also capitalized. We begin capitalizing development, construction, and carrying costs when the development of the future real estate asset is probable and certain activities necessary to prepare the underlying real estate for its intended use have been initiated. All construction and carrying costs are capitalized and reported in the balance sheet as properties under development until the apartment homes are substantially completed. As apartment homes within development properties are substantially completed, the total capitalized development cost of each apartment home and the associated land are transferred from properties under development to buildings and improvements and land.

Depreciation and amortization is computed over the expected useful lives of depreciable property on a straight-line basis with lives generally as follows:

			Estimated Useful Life
Buildings and improvements			5-35 years
Furniture, fixtures, equipment, and other			3-20 years
Intangible assets/liabilities (in-place leases and above and below-market leases)			underlying lease term

Derivative Financial Instruments. Derivative financial instruments are recorded in the condensed consolidated balance sheets at fair value and presented on a gross basis for financial reporting purposes even when those instruments are subject to master netting arrangements and may otherwise qualify for net presentation. Accounting for changes in the fair value of derivatives depends on the intended use of the derivative, whether we have elected to designate a derivative in a hedging relationship and apply hedge accounting, and whether the hedging relationship has satisfied the criteria necessary to apply hedge accounting. Cash flows from derivatives and the related gains and losses are classified as cash flows from operating activities on the condensed consolidated statements of cash flows.

Cash Flow Hedges. For derivative instruments which are designated and qualify as a cash flow hedge, the derivative's gain or loss is reported as a component to other comprehensive income ("OCI") and recorded in accumulated other comprehensive income ("AOCI") on our condensed consolidated balance sheets. The gain or loss is subsequently reclassified into net earnings when the hedged exposure affects net earnings, in the same line item as the underlying hedged item on our condensed consolidated statements of income and comprehensive income.

Cash flow hedges related to anticipated transactions are designated and documented at the inception of each hedge. Cash flows from hedging transactions are classified in the same categories as the cash flows from the respective hedged items.

Fair Value Hedges. For derivative instruments which are designated and qualify as a fair value hedge, the changes in fair value of the derivative instrument and the offsetting changes in fair value of the underlying hedged item due to changes in the hedged risk are recorded to interest expense on our condensed consolidated statements of income and comprehensive income.

Counterparty Credit Risk. Fair values of our derivatives can change significantly from period-to-period based on, among other factors, market movements and changes in our positions. We manage counterparty credit risk (the risk counterparties will default and not make payments to us according to the terms of our agreements) on an individual counterparty basis.

Fair Value. For financial assets and liabilities recorded at fair value on a recurring or non-recurring basis, fair value is the price we would expect to receive to sell an asset, or pay to transfer a liability, in an orderly transaction with a market participant at the measurement date under current market conditions. In the absence of such data, fair value is estimated using internal information consistent with what market participants would use in a hypothetical transaction.

In determining fair value, observable inputs reflect market data obtained from independent sources while unobservable inputs reflect our market assumptions; preference is given to observable inputs. These two types of inputs create the following fair value hierarchy:

• Level 1: Quoted prices for identical instruments in active markets.

• Level 2: Quoted prices for similar instruments in active markets; quoted prices for identical or similar instruments in markets that are not active; and model-derived valuations whose inputs are observable or whose significant value drivers are observable.

• Level 3: Significant inputs to the valuation model are unobservable.

Recurring Fair Value Measurements. The following describes the valuation methodologies we use to measure different financial instruments at fair value on a recurring basis:

Derivative Financial Instruments. The estimated fair values of derivative financial instruments are valued using widely accepted valuation techniques including discounted cash flow analysis on the expected cash flows of each derivative. This analysis reflects the contractual terms of the derivatives, including the period to maturity, and uses observable market-based inputs, including interest rate curves and volatility. The fair values of interest rate swaps are estimated using the market-standard methodology of netting the discounted fixed cash payments and the discounted expected variable cash receipts. The variable cash receipts are based on an expectation of interest rates (forward curves) derived from observable market interest rate curves. In addition, credit valuation adjustments, which consider the impact of any credit enhancements to the contracts, are incorporated in the fair values to account for potential nonperformance risk, including our own nonperformance risk and the respective counterparty’s nonperformance risk.

Although we have determined the majority of the inputs used to value our derivatives fall within Level 2 of the fair value hierarchy, the credit valuation adjustments associated with our derivatives utilize Level 3 inputs, such as estimates of current credit spreads, to evaluate the likelihood of default. However, we have assessed the significance of the impact of the credit valuation adjustments on the overall valuation of our derivative positions and have determined the credit valuation adjustments are not significant. As a result, we have determined our derivative valuations in their entirety are classified in Level 2 of the fair value hierarchy.

Deferred Compensation Plan Investments. The estimated fair values of investment securities classified as deferred compensation plan investments are based on quoted market prices utilizing public information for the same transactions. Our deferred compensation plan investments, excluding the value of Company shares, are recorded in other assets in our condensed consolidated balance sheets. The inputs associated with the valuation of our recurring deferred compensation plan investments are included in Level 1 of the fair value hierarchy.

Non-Recurring Fair Value Measurements. Certain assets are measured at fair value on a non-recurring basis. These assets are not measured at fair value on an ongoing basis, but are subject to fair value adjustments in certain circumstances. These assets primarily include long-lived assets which are recorded at fair value when they are acquired, or if the long-lived assets are impaired using the fair value methodologies used to measure long-lived assets described above at "Asset Impairment." The inputs associated with the valuation of long-lived assets are generally included in Level 3 of the fair value hierarchy, unless a

quoted price for a similar long-lived asset in an active market exists, at which time they are included in Level 2 of the fair value hierarchy. In addition, technology investments are assessed quarterly for impairment and measured at fair value if there is a permanent decline in estimated market conditions using Level 3 inputs, as further described below at "Investments".

Financial Instrument Fair Value Disclosures. As of June 30, 2026 and December 31, 2025, the carrying values of cash and cash equivalents, accounts receivable, accounts payable, accrued expenses, and distributions payable represented fair value because of the short-term nature of these instruments. The carrying value of restricted cash approximates its fair value based on the nature of our assessment of the ability to recover these amounts. In calculating the fair value of our notes payable, interest rate, and spread assumptions reflect current credit worthiness and market conditions available for the issuance of notes payable with similar terms and remaining maturities. These financial instruments utilize Level 2 inputs.

Income Recognition. The majority of our revenues are derived from real estate lease contracts and presented as property revenues, and include rental revenue as well as revenue under contractual terms for other services provided to our customers. As a lessor, we have elected practical expedients to: i) not separate the lease and non-lease components by class of underlying assets and account for the combined components as a single component under certain conditions, and ii) exclude from lease revenues certain lessor costs paid directly by the lessee. Our other revenue streams include fee and asset management income in accordance with other revenue guidance, Accounting Standards Codification ("ASC") 606, Revenues from Contracts with Customers. Details of our material revenue streams are discussed below:

Property Revenues. We earn rental revenue from operating lease contracts for the use of dedicated spaces within our only underlying asset class of owned assets. We recognize rental revenues from these lease contracts on a straight-line basis over the applicable lease term, net of amounts related to lease contracts identified as uncollectible. We also earn revenues under contractual terms for other services considered non-lease components within a lease contract, primarily consisting of utility rebillings and other transactional fees. These amounts received under contractual terms for other services are charged to our residents and recognized monthly as earned. Any identified uncollectible amounts related to individual lease contracts are presented as an adjustment to property revenue. Any renewal options of real estate lease contracts are considered a new and separate contract which will be recognized at the time the option is exercised on a straight-line basis over the renewal period.

As of June 30, 2026, our average residential lease term was approximately fourteen months with all non-residential commercial leases averaging longer lease terms. We currently anticipate property revenue from existing leases as follows:

(in millions)
Year ending December 31,			Operating Leases
Remainder of 2026			$	576.9
2027			337.2
2028			3.0
2029			2.6
2030			1.9
Thereafter			1.8
Total			$	923.4

Credit Risk. We believe there is no significant concentration of credit risk due to the number of residents, the types and diversity of submarkets in which our properties operate, and the collection terms in our leases.

Investments. We hold equity interests in certain technology funds which are not accounted for using the equity method because we have no influence over these entities and their fair values are not readily determinable. These investments are recorded using the measurement alternative in which our equity interests are recorded at cost, adjusted for impairments and observable price changes in orderly transactions for an identical or similar investment of the same issuer. At each reporting period, we reassess whether these investments continue to qualify for this measurement alternative. We had investments of approximately $18.0 million and $20.0 million as of June 30, 2026 and December 31, 2025, respectively. These investments are included in other assets, net in our condensed consolidated balance sheets. During the six months ended June 30, 2026, we recorded a $4.9 million impairment charge related to the permanent decline in estimated market conditions of certain technology investments, which is included in other non-operating expenses on our condensed consolidated statements of income and comprehensive income. No impairment charges were recognized during the same period in 2025.

Restricted Cash. Restricted cash generally consists of escrow deposits held by lenders for property taxes, insurance and replacement reserves; cash required to be segregated for the repayment of residents' security deposits; escrowed amounts related to our development and acquisition activities; and amounts designated by the Company for planned Section 1031 exchange transactions.

Reclassification of Prior Period. Certain prior period amounts have been reclassified in our condensed consolidated statement of income and comprehensive income to conform to the current period presentation, including certain legal-related costs from general and administrative expenses to other non-operating expenses for the three and six months ended June 30, 2025. In addition, certain prior period amounts in the condensed consolidated statements of cash flow have been reclassified to conform to the current year presentation. These reclassifications had no impact on the condensed financial statements.

Recent Accounting Pronouncements: In November 2024, the Financial Accounting Standards Board ("FASB") issued Accounting Standards Update ("ASU") 2024-03 ("ASU 2024-03"), Disaggregation of Income Statement Expenses. ASU 2024-03 requires public entities to provide additional disclosures in the notes to the financial statements of certain expense categories which are included in expense line items presented on the face of the income statement. Specifically, an entity should provide disclosures in a tabular format for each line item on the income statement which contains any of the following expenses: purchases of inventory, employee compensation, depreciation, intangible asset amortization, and/or depreciation, depletion, and amortization. ASU 2024-03 also requires an entity to disclose total selling expenses. ASU 2024-03 may be adopted on a prospective or retrospective basis, and we expect to adopt ASU 2024-03 for the year ended December 31, 2027. The adoption of ASU 2024-03 will result in additional disclosures, and we do not expect it to have a material impact on our consolidated financial statements.

3. Per Share Data

Basic earnings per share is computed using net income attributable to common shareholders and the weighted average number of common shares outstanding. Diluted earnings per share reflects common shares issuable from the assumed conversion of common share options and unvested share awards as well as units convertible into common shares. Only those items having a dilutive impact on our basic earnings per share are included in diluted earnings per share. Our unvested restricted share-based awards are considered participating securities and are reflected in the calculation of basic and diluted earnings per share using the two-class method. The impact of performance share awards, if any, and other units convertible into common shares is included in diluted earnings per share using the treasury stock method, and the impact of common shares under a forward sale agreement, if any, is included using the if-converted method until settlement.

The number of common share equivalent securities excluded from the diluted earnings per share calculation was approximately 1.9 million and 1.1 million for the three months ended June 30, 2026 and 2025, respectively, and 1.8 million for each of the six months ended June 30, 2026 and 2025. These securities, which include share awards granted and units convertible into common shares are anti-dilutive and were therefore excluded from the diluted earnings per share calculations. The following table presents information necessary to calculate basic and diluted earnings per share for the periods indicated:

						Three Months Ended June 30,												Six Months Ended June 30,
(in thousands, except per share amounts)						2026						2025						2026						2025
Earnings per common share calculation – basic
Net income attributable to common shareholders						$	18,790					$	80,670					$	61,239					$	119,492
Amount allocated to participating securities						(41)						(173)						(136)						(266)
Net income attributable to common shareholders – basic						$	18,749					$	80,497					$	61,103					$	119,226
Total earnings per common share – basic						$	0.18					$	0.74					$	0.59					$	1.10
Weighted average number of common shares outstanding – basic						102,342						108,636						103,577						108,584

						Three Months Ended June 30,												Six Months Ended June 30,
(in thousands, except per share amounts)						2026						2025						2026						2025
Earnings per common share calculation – diluted
Income from continuing operations attributable to common shareholders, net of amount allocated to participating securities						$	18,749					$	80,497					$	61,103					$	119,226
Income allocated to common units from continuing operations						—						537						—						—
Net income attributable to common shareholders – diluted						$	18,749					$	81,034					$	61,103					$	119,226
Total earnings per common share – diluted						$	0.18					$	0.74					$	0.59					$	1.10
Weighted average number of common shares outstanding – basic						102,342						108,636						103,577						108,584
Incremental shares issuable from assumed conversion of awards granted						21						39						47						52
Common units						—						725						—						—
Weighted average number of common shares outstanding – diluted						102,363						109,400						103,624						108,636

4. Common Shares

In January 2026, we repurchased 1,096,807 common shares at an average price of $110.03 per share for approximately $120.7 million under our then-existing share repurchase plan, which authorized up to $500.0 million of common equity securities through open-market purchases, block purchases, and privately negotiated transactions. In February 2026, our Board of Trust Managers authorized a new share repurchase plan of up to $600.0 million of our common shares or equity securities, replacing the $500.0 million share repurchase plan authorized in October 2022, which had approximately $58.6 million remaining upon termination. During February and March 2026, we repurchased an additional 1,536,223 common shares at an average price of $102.91 per share, and a total cost of approximately $158.1 million under the share repurchase plan authorized in February 2026. In the second quarter, we repurchased 1,429,136 common shares at an average price of $100.78 per share for approximately $144.1 million. Through June 30, 2026, we repurchased an aggregate of 2,965,359 common shares under the February 2026 share repurchase plan for approximately $302.1 million. As of the date of this filing, $297.9 million remained available for repurchases under our share repurchase plan.

We currently have an automatic shelf registration statement which allows us to offer common shares, preferred shares, debt securities, or warrants, and our Amended and Restated Declaration of Trust provides we may issue up to 185 million shares of beneficial interest, consisting of 175 million common shares and 10 million preferred shares. At June 30, 2026, we had approximately 100.5 million common shares outstanding, net of treasury shares and shares held in our deferred compensation arrangements, and no preferred shares outstanding.

In April 2026, we renewed our at-the-market ("ATM") share offering program, which was expiring pursuant to its terms in May 2026, and entered into a replacement ATM share offering program through which we can, but have no obligation to, sell common shares for an aggregate offering amount of up to $500.0 million (the "2026 ATM program"), in amounts and at times as we determine, into the existing trading market at current market prices as well as through negotiated transactions. Actual sales from time to time may depend on a variety of factors including, among others, market conditions, the trading price of our common shares, and determinations by management of the appropriate sources of funding for us. We intend to use the proceeds from any sale of our common shares under the 2026 ATM program for general corporate purposes, which may include reducing future borrowings under our unsecured revolving credit facility or commercial paper program, the repayment of other indebtedness, the redemption or other repurchase of outstanding debt or equity securities, funding for development activities, and financing for acquisitions.

The 2026 ATM program also permits the use of forward sale agreements which allows us to lock in a share price on the sale of common shares at the time the agreement is executed, but defer receiving the proceeds from the sale of the applicable shares until a later date. If we enter into a forward sale agreement, we expect the applicable forward purchasers will borrow from third parties and, through the applicable sales agent acting in its role as forward seller, sell a number of common shares equal to the number of shares underlying the applicable agreement. Under this scenario, we would not initially receive any proceeds from any sale of borrowed shares by the forward seller. We expect to physically settle each forward sale agreement with the relevant forward purchaser on or prior to the maturity date of a particular forward sale agreement by issuing our common shares in return for the receipt of aggregate net cash proceeds at settlement equal to the number of common shares underlying the particular forward sale agreement multiplied by the relevant forward sale price. However, at our sole discretion, we may also elect to cash settle or net share settle a particular forward sale agreement, in which case we may not receive any proceeds from the issuance of common shares, and we will instead receive or pay cash (in the case of cash settlement) or

receive or deliver common shares (in the case of net share settlement). As of the date of this filing, we have not sold any shares or entered into any forward sales agreement and have common shares having an aggregate offering amount of up to $500.0 million remaining available for sale under the 2026 ATM program. In connection with the creation of the 2026 ATM program, we terminated the ATM program created in May 2023 under which we could, but had no obligation to, sell common shares for an aggregate offering amount of up to $500.0 million (the "2023 ATM program"). We did not sell any shares under the 2023 ATM program.

5. Acquisitions, Dispositions, and Properties Held for Sale

Acquisitions of Operating Properties. During the six months ended June 30, 2026, we acquired five operating properties for an aggregate purchase price of approximately $449.3 million, including a 288-apartment home community in Orlando, Florida and a 269-apartment home community in Alpharetta, Georgia, both acquired in April; a 196-apartment home community in Franklin, Tennessee, a 349-apartment home community in Roanoke, Texas, and a 320-apartment home community in Gilbert, Arizona, each acquired in June. During the six months ended June 30, 2025, we acquired three operating properties for an aggregate purchase price of approximately $337.7 million, including a 352-apartment home community in Leander, Texas in January, a 435-apartment home community in Nashville, Tennessee in February, and a 360-apartment home community in Clearwater, Florida in May.

In July 2026, we acquired two operating properties for an aggregate purchase price of approximately $196.1 million, including a 296-apartment home community in Tampa, Florida and a 343-apartment home community in Charlotte, North Carolina.

Acquisitions of Land. During the six months ended June 30, 2026, we acquired for future development purposes two parcels of land for an aggregate purchase price of approximately $45.0 million. These acquisitions, both completed in May 2026, consisted of approximately 17.9 acres in Morrisville, North Carolina and 64.4 acres in Tampa, Florida. We did not acquire any land during the six months ended June 30, 2025.

Sale of Operating Properties. During the six months ended June 30, 2026, we sold one operating property in Irving, Texas for approximately $77.0 million in February and recognized a gain of approximately $67.9 million in the six months ended June 30, 2026. During the six months ended June 30, 2025, we sold one operating property in Houston, Texas for approximately $60.0 million in June and recognized a gain of approximately $47.3 million in the three and six months ended June 30, 2025.

Properties Held for Sale. As of June 30, 2026, 11 operating properties, comprised of 3,620 apartment homes, located in Los Angeles/Orange County and San Diego/Inland Empire, California were classified as held for sale. The criteria for classifying the operating properties as held for sale was met during June 2026, and the properties remained in the Company's portfolio as of June 30, 2026. The planned disposition of these properties did not meet the criteria for discontinued operations, because it does not represent a strategic shift which would have a major effect on our financial results. As a result, the assets and liabilities associated with these communities were presented as "Real estate and other assets held for sale" and "Liabilities held for sale," respectively, in the accompanying condensed consolidated balance sheet as of June 30, 2026 and the results of operations continue to be included in income from continuing operations for all periods presented.

At June 30, 2026, these California properties had aggregate net real estate and other assets of approximately $625.3 million, consisting of $463.0 million of buildings and improvements, less accumulated depreciation, $159.0 million of land, and $3.3 million of restricted cash. These properties also had liabilities of approximately $6.4 million, primarily consisting of resident deposits and prepaid rental income. The 11 operating properties were subsequently sold in July 2026 for an aggregate sales price of approximately $1.6 billion.

6. Notes Payable

The following is a summary of our indebtedness:

(in millions)						June 30, 2026						December 31, 2025
Commercial banks
4.83% Term Loan, due 2026						$	40.0					$	39.9
4.30% Unsecured revolving credit facility						357.0						—
3.83% Commercial Paper Program						600.0						590.0
						$	997.0					$	629.9
Senior unsecured notes
4.96% Notes, due 2026 (1)						$	501.0					$	504.0
3.74% Notes, due 2028						399.5						399.4
3.67% Notes, due 2029 (2)						597.8						597.4
2.91% Notes, due 2030						747.1						746.8
5.06% Notes, due 2034						395.9						395.7
5.03% Notes, due 2036						594.2						—
3.41% Notes, due 2049						297.1						297.0
						$	3,532.6					$	2,940.3
Total unsecured notes payable						$	4,529.6					$	3,570.2
Secured notes
Master Credit Facilities
3.78% - 4.01% Conventional Mortgage Notes, due 2026 - 2028						$	279.6					$	291.5
3.87% note, due 2028						39.1						39.1
Total secured notes payable						$	318.7					$	330.6
Total notes payable (3)						$	4,848.3					$	3,900.8

(1) Balances are increased by $1.4 million and $4.9 million for fair value adjustments due to changes in benchmark interest rates related to these notes as of June 30, 2026 and December 31, 2025, respectively. See Note 7. "Derivative Financial Instruments and Hedging Activities," for further discussion.

(2) The 2029 Notes have an effective annual interest rate of approximately 3.84% through June 2026, which includes the effect of a settled forward interest rate swap, and approximately 3.28% thereafter, for an all-in average effective rate of approximately 3.67%.

(3) Balances are decreased by unamortized debt discounts, debt issuance costs, and fair market value adjustments, net of $17.6 million and $10.1 million as of June 30, 2026 and December 31, 2025, respectively.

In February 2026, we issued $600.0 million aggregate principal amount of 4.90% senior unsecured notes due February 28, 2036 (the "2036 Notes") under our then-existing shelf registration statement. The 2036 Notes were offered to the public at 99.94% of their face amount with a stated rate of 4.90% and a yield to maturity of 4.91%. After deducting underwriting discounts and other offering expenses, the net proceeds from the sale of the 2036 Notes was approximately $594.0 million. Interest on the 2036 Notes is payable semi-annually on February 28 and August 28, beginning August 28, 2026. We may redeem the 2036 Notes, in whole or in part, at anytime at a redemption price equal to the principal amount and accrued interest of the notes being redeemed, plus a make-whole provision. If, however, we redeem the 2036 Notes on or after three months prior to their maturity date, the redemption price will equal 100% of the principal amount of the 2036 Notes to be redeemed plus accrued and unpaid interest on the amount being redeemed to the redemption date. The 2036 Notes are direct, senior unsecured obligations and rank equally with all of our other unsecured and unsubordinated indebtedness.

In March 2026 we amended and restated our existing credit facility (the "Credit Agreement"), to among other things, remove a $300.0 million unsecured term loan facility with a delayed draw feature and extend the maturity date of our $1.2 billion unsecured revolving credit facility from August 2026 to March 2030, which may be extended at our option for two consecutive six-month periods. The Credit Agreement also continues to provide that, upon satisfaction of certain conditions, we may expand the facility up to three times by up to an additional $500.0 million in the aggregate. The interest rate on our unsecured revolving credit facility is based upon, at our option, (a) the daily or the one-, three-, or six-month Secured Overnight Financing Rate ("SOFR") plus, in each case, a spread based on our credit rating, or (b) a base rate equal to the higher of: (i) the Federal Funds Rate plus 0.50%, (ii) Bank of America, N.A.'s prime rate, (iii) Term SOFR plus 1.0%, and (iv) 1.0%. Advances

under our unsecured revolving credit facility may be priced at the scheduled rates, or we may enter into bid rate loans with participating banks at rates below the scheduled rates. These bid rate loans have terms of 180 days or less and may not exceed the lesser of $600 million or the remaining amount available under our unsecured revolving credit facility. Our unsecured revolving credit facility is subject to customary financial covenants and limitations. We believe we are in compliance with all such financial covenants and limitations as of June 30, 2026 and through the date of this filing.

In March 2026, we also repaid the principal amount of one of our conventional mortgage secured notes payable, which matured on April 1, 2026, for a total of $12.0 million, plus accrued interest.

Our unsecured revolving credit facility provides us with the ability to issue up to $50 million in letters of credit. While our issuance of letters of credit does not increase our borrowings outstanding under our unsecured revolving credit facility, it does reduce the amount available. At June 30, 2026, we had $357.0 million outstanding on our $1.2 billion unsecured facility and we had outstanding letters of credit totaling approximately $0.3 million, leaving approximately $842.7 million available under our unsecured revolving credit facility. The unsecured revolving credit facility also serves as a liquidity backstop for our commercial paper program, under which $600.0 million was outstanding at June 30, 2026.

In February 2025, we established a commercial paper program under which we may issue short-term, unsecured commercial paper notes (the "Notes") under the exemption from registration contained in Section (4)(a) of the Securities Act of 1933, as amended. Amounts available under the commercial paper program may be borrowed, repaid, and reborrowed from time to time, with the aggregate face or principal amount of the Notes outstanding under the commercial paper program at any time not to exceed $600 million. The Notes will have maturities of up to 397 days from the date of issue. The Notes will rank at least equal in priority to all of the Company's other unsecured and unsubordinated indebtedness. The net proceeds of the issuances of the Notes are expected to be used for general corporate purposes, which may include property acquisitions and development in the ordinary course of business, capital expenditures, and working capital. We currently plan to use our unsecured revolving credit facility as a liquidity backstop for borrowings under the commercial paper program. The commercial paper issued as of June 30, 2026 and December 31, 2025 had original maturities of less than 30 days. The weighted average interest rate on our commercial paper was approximately 3.83% and 3.84% as of June 30, 2026 and December 31, 2025, respectively.

We had outstanding floating rate debt of approximately $1.5 billion and $1.1 billion at June 30, 2026 and December 31, 2025, respectively, which includes senior unsecured notes payable due in 2026 which have been converted to floating rate debt through the issuance of an interest rate swap. The weighted average interest rate on our outstanding floating rate debt was approximately 4.3% and 4.4% at June 30, 2026 and December 31, 2025, respectively.

Our indebtedness had a weighted average maturity of approximately 4.9 years at June 30, 2026. The table below is a summary of the maturity dates of our outstanding debt and principal amortizations, and the weighted average interest rates on such debt, at June 30, 2026:

(in millions) (1)						Amount (2)						Weighted Average Interest Rate (3)
Remainder of 2026						$	1,151.6					4.3		%
2027						172.0						3.9
2028						529.4						3.8
2029						597.7						3.8
2030						748.5						2.9
Thereafter						1,649.1						4.6
Total						$	4,848.3					4.1		%

*(1)*Includes all available extension options.

*(2)*Includes amortization of debt discounts, debt issuance costs, and fair market value adjustments.

*(3)*Includes the effects of the applicable settled derivatives.

On July 8, 2026, we entered into a 364-day unsecured term loan facility ("term loan facility") with an aggregate principal amount of $350.0 million. The interest rate on our term loan facility is based upon, at our option, (a) Daily SOFR or one-, three- or six-month Term SOFR plus, in each case, a spread based on our credit rating or (b) a base rate equal to the higher of: (i) the Federal Funds Rate plus 0.50%, (ii) Bank of America, N.A.'s prime rate, (iii) Term SOFR plus 1.0%, and (iv) 1.0%, plus a spread based on our credit rating. The term loan facility is subject to the same financial covenants and limitations as those contained in our unsecured revolving credit facility, and we believe we are in compliance with all such covenants and limitations through the date of this filing.

7. Derivative Financial Instruments and Hedging Activities

Risk Management Objective of Using Derivatives. We are exposed to certain risks arising from both our business operations and economic conditions. We manage economic risks, including interest rate, liquidity, and credit risk, primarily by managing the amount, sources, and duration of our debt funding and the use of derivative financial instruments. Specifically, we may enter into derivative financial instruments to manage exposures arising from business activities resulting in differences in the amount, timing, and duration of our known or expected cash payments related to our borrowings. We do not utilize derivative financial instruments for trading or speculative purposes. See Note 2. "Summary of Significant Accounting Policies and Recent Accounting Pronouncements" for a further discussion of derivative financial instruments.

Cash Flow Hedges. From time to time, we enter into designated cash flow hedges to manage the variability in cash flows due to changes in benchmark interest rates. We enter into interest rate swap agreements, including forward interest rate swaps and treasury locks, settled in cash based upon the difference between an agreed-upon benchmark rate and the prevailing benchmark rate at settlement. The agreements are generally settled around the time of the pricing of the related debt. Each cash flow derivative gain or loss is recorded to OCI and is subsequently reclassified to interest expense over the life of the related debt. We did not have any cash flow hedges at June 30, 2026 and 2025.

During each of the three months ended June 30, 2026 and 2025, approximately $0.3 million was reclassified from AOCI as an increase to interest expense for derivative financial instruments settled in prior periods. Approximately $0.7 million was reclassified from AOCI as an increase to interest expense during each of the six months ended June 30, 2026 and 2025.

Fair Value Hedges. From time to time, we utilize interest rate swaps to achieve an additional level of floating rate debt relative to fixed rate debt as we deem appropriate. We designate fixed to floating interest rate swaps as fair value hedges. The changes in fair value of these derivative instruments and the offsetting changes in fair value of the underlying hedged debt due to changes in the relevant benchmark interest rates are recorded in interest expense. At June 30, 2026 and December 31, 2025, we had one interest rate swap with a notional amount of $500.0 million designated as a fair value hedge, which converted our $500.0 million principal amount of 5.85% fixed rate senior unsecured notes due November 2026 into a floating rate instrument with an interest rate based on a SOFR index. Refer to Note 6. "Notes Payable" for further discussion of the $500.0 million notes due in 2026.

Refer to Note 11. "Fair Value Measurements" for the outstanding derivative instruments and the corresponding fair value classifications.

8. Share-Based Compensation

Incentive Compensation. Our Board of Trust Managers adopted in February 2026, and our shareholders approved on May 8, 2026, the Camden Property Trust Amended and Restated 2018 Share Incentive Plan (the “Amended 2018 Share Plan”), which amends and restates our 2018 Share Incentive Plan (the “2018 Plan”). Under the Amended 2018 Share Plan, we may issue up to a total of approximately 15.5 million common shares (the "Share Limit"). The Share Limit is comprised of 8.2 million of shares authorized for grant under the 2018 Plan, plus approximately 7.3 million new common shares. The shares available for awards under the Amended 2018 Share Plan are subject to certain other limits under the plan, generally available for any type of award authorized under the Amended 2018 Share Plan including stock options, stock appreciation rights, restricted stock awards, performance awards, stock bonuses, and other stock-based awards. Persons eligible to receive awards under the Amended 2018 Share Plan include subsidiaries' officers and employees, Trust Managers, and certain of our subsidiaries' consultants and advisors. Shares issued or to be issued are counted against the Share Limit as (1) 3.45 to 1.0 for every share award, excluding stock options and stock appreciation rights, granted, and (2) 1.0 to 1.0 for every stock option or stock appreciation right granted. As of June 30, 2026, there were approximately 9.7 million common shares available for grant under the Amended 2018 Share Plan, which would result in approximately 2.8 million shares which could be granted pursuant to full value awards conversion ratios as defined under the Amended 2018 Share Plan.

Total share-based compensation cost charged against income was approximately $4.8 million and $4.5 million for the three months ended June 30, 2026 and 2025, respectively, and approximately $9.7 million and $8.7 million for the six months ended June 30, 2026 and 2025, respectively. Total capitalized share-based compensation costs were approximately $0.6 million and $0.7 million for the three months ended June 30, 2026 and 2025, respectively, and approximately $1.3 million and $1.6 million for the six months ended June 30, 2026 and 2025, respectively.

Restricted Share Awards and Vesting. Share awards for employees generally vest over three years and are valued at the market value of the shares on the grant date. In the event the holder of the share awards attains at least age 65, and with respect to an employee, also attains at least ten or more years of service ("Retirement Eligibility") before the term in which the awards are scheduled to vest, the value of the share awards to such individual is amortized from the date of grant to the individual's Retirement Eligibility date. All new share awards granted to individuals after they reach Retirement Eligibility vest on the date of grant. A summary with respect to restricted share awards under our share incentive plans for the six months ended June 30, 2026 is shown below:

															Nonvested Share Awards Outstanding						Weighted Average Exercise / Grant Price
Nonvested share awards outstanding at December 31, 2025															236,669						$	110.16
Granted															233,754						108.43
Vested															(219,533)						108.96
Forfeited															(1,925)						110.71
Total nonvested share awards outstanding at June 30, 2026															248,965						$	109.58

The weighted average fair value of share awards granted during the six months ended June 30, 2026 and 2025 was $108.43 per share and $118.84 per share, respectively. The total fair value of shares vested was approximately $23.9 million and $24.6 million during the six months ended June 30, 2026 and 2025, respectively. At June 30, 2026, the unamortized value of previously issued unvested share awards was approximately $22.4 million which is expected to be amortized over the next three years.

Performance Share Awards. In February 2026, the Company awarded 50,927 performance share units ("PSUs") under the 2018 Share Plan (which are now issuable under the Amended 2018 Plan) to certain executive officers, all of which remain outstanding as of June 30, 2026. The PSUs vest at the end of a three‑year performance period, subject to the executive’s continued employment with the Company through the final day of the performance period (which requirement is deemed satisfied upon a qualifying event, retirement, or disability. If the executive's service ends before the vesting date due to death, the PSUs will vest as if the performance period ended on such date). Payouts may range from 0% to 200% of the target number of PSUs, based on the achievement of pre‑established market and operating performance metrics, and are settled in common shares following the completion of the performance period. We treat PSUs as equity awards, and therefore, the amount of stock-based compensation we record over the performance period is based on the respective fair values of the PSUs on the grant date.

Approximately 25,463 of the PSUs are subject to market conditions based on the Company’s total shareholder return ("TSR") relative to (i) the Equity Apartment Index and (ii) the Equity REIT Index over the three‑year performance period. The Company uses a Monte Carlo valuation model to estimate the grant-date fair value for these market-based awards and will recognize compensation cost over the service period regardless of whether the TSR performance measures are met. Under this model, the simulated prices for the two indices described above are weighted to determine the grant‑date fair value per unit, which for the February 2026 awards was $120.42.

The remaining 25,464 PSUs are subject to operating performance conditions based on the Company’s Net Debt to Annualized Adjusted EBITDAre (Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate) ratio and Core Funds from Operations ("Core FFO") per share over the same three‑year performance period. The fair value of the Net Debt to Annualized Adjusted EBITDAre and Core FFO per share portion of the PSUs was determined based on the closing market price of the Company's common shares on the date of grant, which was $108.84 for the February 2026 awards, and compensation cost will be recognized and adjusted at each reporting period date based on the probable outcome of the applicable performance conditions.

The PSUs include dividend equivalent rights ("DERs"), pursuant to which holders receive additional PSUs for cash dividends declared on the Company’s common shares during the performance period. DERs accrue on both the original PSUs and previously credited DERs and are subject to the same vesting conditions and payout terms as the underlying PSUs.

9. Commitments and Contingencies

Construction Contracts. As of June 30, 2026, we estimated the total additional cost to complete the three properties currently under construction to be approximately $140.1 million. We expect to fund this amount through a combination of one or more of the following: cash flows generated from operations, draws on our unsecured revolving credit facility and commercial paper program, the use of debt and equity offerings under our automatic shelf registration statement, proceeds from property dispositions, equity issued from our ATM program, and other unsecured borrowings or secured mortgages.

Litigation. We were named as a defendant in several cases alleging antitrust violations by RealPage, Inc. ("RealPage"), a seller of revenue management software and owners and/or operators of multifamily housing, including us, which utilize this software. The complaints alleged collusion among the defendants to fix rents in violation of Section 1 of the Sherman Act. The U.S. Judicial Panel on Multidistrict Litigation consolidated 43 cases, including those filed against us, into a single action in the United States District Court for the Middle District of Tennessee, in a case captioned In re: RealPage, Inc., Rental Software Antitrust Litigation (No. II) (the "Class Action Litigation").

On April 7, 2026, we entered into a binding term sheet for settlement with the named plaintiffs in the Class Action Litigation. Subsequently, the parties executed a definitive settlement agreement, which received the required preliminary court approvals during the three months ending June 30, 2026. Pursuant to the settlement agreement, we agreed to pay an aggregate of $53.0 million to settle all claims which have been asserted, or could have been asserted, against us in the Class Action Litigation, inclusive of class member recoveries, plaintiffs’ attorneys’ fees, and settlement administration costs. The settlement payment was payable in two equal installments of $26.5 million, the first of which was timely paid during the three months ending June 30, 2026 and the second of which is due during the third quarter of 2026. The settlement also includes certain prospective commitments regarding our business practices, including provisions relating to the disclosure and use of non‑public data. The execution of the term sheet and settlement agreement did not and does not constitute an admission of fault or liability, and we do not admit fault or liability.

In addition to the Class Action Litigation disclosed above, on November 1, 2023, we, along with 13 other owners and/or operators of multifamily housing and RealPage, were named as defendants in a lawsuit centering around the use of said revenue management software by the Attorney General of the District of Columbia. On February 28, 2024, we, along with 11 other owners and/or operators of multifamily housing and RealPage, were named as defendants in a lawsuit centering around the use of said revenue management software by the Attorney General of Arizona. On January 7, 2025, we along with six other owners and/or operators of multifamily housing, were named in a civil lawsuit brought by the U.S. Department of Justice and ten states against RealPage with similar allegations. On June 5, 2026, the Maryland Attorney General amended a pending lawsuit centering around the use of said revenue management software to add additional defendants, including Camden. Additionally, we have been informed by other state regulators they are investigating this matter. We believe these various lawsuits are without merit and we intend to vigorously defend against them. As these proceedings are still in the fact and expert discovery phases, it is not possible for us to predict the outcome nor is it possible to estimate the amount of loss, if any, which may be associated with an adverse decision in any of these cases.

During the three months ended March 31, 2026, we recorded aggregate loss contingencies of $58.8 million related to the pending settlement described above and other unresolved related legal matters, including estimated costs to defend. As of June 30, 2026, the remaining accrued loss contingency was $31.2 million, primarily reflecting the $26.5 million installment payment related to the Class Action Litigation made during the three months ended June 30, 2026, as discussed above. These amounts are recorded in accounts payable and accrued expenses on our condensed consolidated balance sheets, and the related expense is included in other non-operating expenses on our condensed consolidated statements of income and comprehensive income. The ultimate resolution of these matters may differ from the amounts accrued, and any such differences will be recognized in the period in which they become known.

We are subject to various other legal proceedings and claims which arise in the ordinary course of business. Matters which arise out of allegation of bodily injury, property damage, and employment practices are generally covered by insurance. While the resolution of these legal proceedings and claims cannot be predicted with certainty, management currently believes the final outcome of such matters will not have a material adverse effect on our condensed consolidated financial statements.

Other Commitments and Contingencies. In the ordinary course of our business, we issue letters of intent indicating a willingness to negotiate for acquisitions, dispositions, or joint ventures and also enter into arrangements contemplating various transactions. Such letters of intent and other arrangements are non-binding as to either party unless and until a definitive contract is entered into by the parties. Even if definitive contracts relating to the purchase or sale of real property are entered into, these contracts generally provide the purchaser with time to evaluate the property and conduct due diligence, during which periods the purchaser will have the ability to terminate the contracts without penalty or forfeiture of any deposit or earnest money. There can be no assurance definitive contracts will be entered into with respect to any matter covered by letters of intent or we will consummate any transaction contemplated by any definitive contract. Furthermore, due diligence periods for real property are frequently extended as needed. An acquisition or sale of real property becomes probable at the time the due diligence period expires and the definitive contract has not been terminated. We are then at risk under a real property acquisition contract, but generally only to the extent of any earnest money deposits associated with the contract, and are obligated to sell under a real property sales contract. At June 30, 2026, we had approximately $2.0 million of earnest money deposits included in other assets in our condensed consolidated balance sheet, consisting of a $0.5 million refundable deposit for a potential land acquisition and a $1.5 million non-refundable deposit related to the acquisition of the 296-apartment home community in Tampa, Florida, which closed in July 2026.

Lease Commitments. Substantially all of our lessee operating leases, which are recorded within other liabilities in our condensed consolidated balance sheets, are related to office facility leases. We had no significant changes to our lessee lease commitments during the six months ended June 30, 2026. The lease and non-lease components, excluding short-term lease contracts with a duration of 12 months or less, are accounted for as a combined single component based upon the standalone price at the time the applicable lease is commenced and is recognized as a lease expense on a straight-line basis over the lease term. Most of our office facility leases include options to renew and generally are not included in the operating lease liabilities or right-of-use assets as they are not reasonably certain of being exercised. If an option to renew is exercised, it would be

considered a separate contract and recognized based upon the standalone price at the time the option to renew is exercised. Variable lease payments which values are not known at lease commencement, such as executory costs of real estate taxes, property insurance, and common area maintenance, are expensed as incurred. Rental expense totaled approximately $1.1 million and $0.9 million for the three months ended June 30, 2026 and 2025 and approximately $2.2 million and $1.9 million for the six months ended June 30, 2026 and 2025.

The following is a summary of our future minimum payments of our current leases as of June 30, 2026:

(in millions)
Year ending December 31,			Operating Leases
Remainder of 2026			$	0.7
2027			1.8
2028			3.6
2029			3.4
2030			3.2
Thereafter			20.7
Discount for time value			(8.7)
Lease liability as of June 30, 2026			$	24.7

Employment Agreements. Effective March 24, 2026, the Company entered into employment agreements with three of our senior executives in connection with their promotions, including our newly appointed Chief Executive Officer (formerly our President and Chief Financial Officer), President and Chief Operating Officer (formerly our Chief Operating Officer), and Executive Vice President-Chief Financial Officer and Treasurer (formerly our Senior Vice President - Finance and Treasurer). Each agreement provides for a term extending through August 20, 2027, with an annual automatic one-year renewal period, unless earlier terminated. These agreements provide for minimum salary levels as well as various incentive compensation arrangements, which are payable based on the attainment of various goals as determined by the Company. The agreements also provide for severance payments if certain situations occur including termination without cause, or termination due to a change of control. In the event of termination without cause, the severance payment equals two times the greater of the executive’s current year gross income earned or the average gross income earned over the three most recent fiscal years, and equity awards which vest solely on continued service shall fully vest. However, if the termination without cause occurs within 60 days prior to, upon, or at any time following a change in control of the Company, such severance payment will instead be equal 2.99 times the greater of the executive's current year gross income earned or the average gross income earned over the three most recent fiscal years. In the case of termination due to death or disability, the severance payment will equal previously earned compensation and the incentive bonus. Additionally, our former Chief Executive Officer and Chairman of the Board of Trust Managers became the Executive Chairman of the Board of Trust Managers and entered into a letter agreement effective March 24, 2026 relating to the change of position.

10. Income Taxes

We have maintained and intend to maintain our election as a REIT under the Internal Revenue Code of 1986, as amended. In order for us to continue to qualify as a REIT we must meet a number of organizational and operational requirements, including a requirement to distribute annual dividends to our shareholders equal to a minimum of 90% of our adjusted taxable income. As a REIT, we generally will not be subject to federal income tax on our taxable income at the REIT level to the extent such income is distributed to our shareholders annually. If our taxable income exceeds our dividends in a tax year, REIT tax rules allow us to designate dividends from the subsequent tax year in order to avoid current taxation on undistributed income. If we fail to qualify as a REIT in any taxable year, we may be subject to federal and state income taxes for such year. In addition, we may not be able to requalify as a REIT for the four subsequent taxable years and may be subject to federal and state income taxes in those years as well. Historically, we have incurred only state and local income, franchise, and excise taxes. Taxable income from non-REIT activities managed through taxable REIT corporate subsidiaries, which are not material, is subject to applicable federal, state, and local income taxes. Our consolidated operating partnerships are flow-through entities and are not subject to federal income taxes at the entity level.

Income taxes for the three and six months ended June 30, 2026 and 2025 were comprised mainly of state income and franchise taxes, and federal taxes related to our taxable REIT corporate subsidiaries. We have no significant temporary or permanent differences or tax credits associated with our taxable REIT corporate subsidiaries.

11. Fair Value Measurements

The following disclosures present information about our fair value measurements using the inputs and fair value hierarchy discussed in Note 2. "Summary of Significant Accounting Policies and Recent Accounting Pronouncements."

Recurring Fair Value Measurements. The following table presents information about our financial instruments measured at fair value on a recurring basis as of June 30, 2026 and December 31, 2025.

Financial Instruments Measured at Fair Value on a Recurring Basis

			June 30, 2026																								December 31, 2025
(in millions)			Quoted Prices in Active Markets for Identical Assets (Level 1)						Significant Other Observable Inputs (Level 2)						Significant Unobservable Inputs (Level 3)						Total						Quoted Prices in Active Markets for Identical Assets (Level 1)						Significant Other Observable Inputs (Level 2)						Significant Unobservable Inputs (Level 3)						Total
Other Assets
Deferred compensation plan investments (1)			$	160.7					$	—					$	—					$	160.7					$	150.6					$	—					$	—					$	150.6
Derivative financial instruments (fair value hedges)			—						1.4						—						1.4						—						4.9						—						4.9

*(1)*Approximately $7.7 million and $10.9 million of participant cash was withdrawn from our deferred compensation plan investments during the six months ended June 30, 2026 and the year ended December 31, 2025, respectively.

Non-Recurring Fair Value Disclosures. During the six months ended June 30, 2026, we recognized a $4.9 million impairment charge related to certain technology investments, as further disclosed in Note 2. "Summary of Significant Accounting Policies and Recent Accounting Pronouncements."

Financial Instrument Fair Value Disclosures. The following table presents the carrying and estimated fair values of our notes payable at June 30, 2026 and December 31, 2025.

			June 30, 2026												December 31, 2025
(in millions)			Carrying Value						Estimated Fair Value						Carrying Value						Estimated Fair Value
Fixed rate notes payable			$	3,350.3					$	3,178.0					$	2,766.9					$	2,629.6
Floating rate notes payable (1)			1,498.0						1,496.9						1,133.9						1,140.9

(1) Includes the senior unsecured notes payable and a term loan due in 2026, and the commercial paper notes outstanding at June 30, 2026 and December 31, 2025. Also includes borrowings outstanding under our unsecured credit facility at June 30, 2026.

12. Reportable Segment

Each of our operating properties is considered a separate operating segment as each property earns revenues and incurs expenses, individual operating results are reviewed and discrete financial information is available. We do not distinguish or group our consolidated operations based on size or type and each community has similar long-term economic characteristics and provides similar products and services to our residents. Additionally, all of our operations are within the continental United States, and no multifamily apartment community comprises more than 1.5% of consolidated revenues. As a result, our operating properties are aggregated into a single reportable segment.

The Chief Operating Decision Makers ("CODMs") include the Company's Chief Executive Officer and its President and Chief Operating Officer. The CODMs primarily assess performance of the Company based upon net operating income ("NOI"). The measure of segment assets is reported on the condensed consolidated balance sheets as total consolidated assets. NOI is measured as total property revenues less total property expenses as reported on the condensed consolidated statements of income and comprehensive income. NOI excludes non-property revenues, other expenses, transactional gains and losses, and income taxes. We consider NOI to be an appropriate measure of operating performance because it reflects the ongoing profitability and performance of our communities without an allocation of corporate level management expense or general and administrative costs. The CODMs utilize NOI to evaluate year-over-year growth of our communities from prior periods, as well as to monitor budget to actual results in assessing performance, allocating resources, and establishing compensation.

The following table details NOI and significant expenses for the three and six months ended June 30:

			Three Months Ended June 30,												Six Months Ended June 30,
(in thousands)			2026						2025						2026						2025
Property revenues			$	392,944					$	396,509					$	781,717					$	787,074
Property expenses:
Real estate taxes			(49,641)						(50,641)						(99,531)						(100,363)
Salaries and benefits for on-site employees			(27,923)						(27,415)						(54,268)						(53,199)
Utilities			(28,000)						(27,761)						(55,626)						(55,539)
Repairs and maintenance			(19,320)						(19,432)						(36,070)						(36,145)
Other property and maintenance expenses (a)			(16,060)						(18,423)						(35,518)						(37,846)
Net operating income			$	252,000					$	252,837					$	500,704					$	503,982
Non-property income			15,855						11,051						17,092						14,746
Other segment expenses (b)			(47,317)						(39,873)						(132,687)						(70,345)
Interest expense			(41,422)						(35,375)						(78,781)						(69,165)
Depreciation and amortization			(157,134)						(152,108)						(307,134)						(301,360)
Gain on sale of operating property, including land			—						47,293						68,100						47,293
Income tax expense			(1,276)						(1,231)						(2,214)						(1,790)
Net income			$	20,706					$	82,594					$	65,080					$	123,361

(a) Other non-significant property segment expenses include the following other property and maintenance expenses: property insurance, marketing and leasing, property general and administrative, and other property expenses.

(b) Other expenses include property management, fee and asset management, general and administrative, expense on deferred compensation plans, and other non-operating expenses.

13. Net Change in Operating Accounts

The effect of changes in the operating and other accounts on cash flows from operating activities is as follows:

			Six Months Ended June 30,
(in thousands)			2026						2025
Change in assets:
Other assets, net			$	18,700					$	(15,379)
Change in liabilities:
Accounts payable and accrued expenses			3,562						(9,954)
Accrued real estate taxes			5,067						12,962
Other liabilities			12,040						3,023
Other			3,243						2,554
Change in operating accounts and other			$	42,612					$	(6,794)