UDR (UDR) Q3 2026 Earnings Call Transcript

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DATE

Tuesday, Nov. 3, 2026

CALL PARTICIPANTS

• Vice President of Investor Relations - Trent Nathan Trujillo
• Chairman, President and Chief Executive Officer - Thomas W. Toomey
• Chief Operating Officer - Michael D. Lacy
• Chief Financial Officer - David Dooley Bragg
• Senior Officer - Christopher Van Ens

TAKEAWAYS

• FFOA per Diluted Share -- $0.65, achieving the high end of management's guidance range due to accretion from investment activity and lower general and administrative expenses.
• Same-Store Revenue Growth -- 1.8% year over year, driven by 2% blended lease rate growth and approximately 7% innovation income growth.
• Same-Store Expense Growth -- 2.2% year over year, reflecting high resident retention and constrained growth across repairs and maintenance, administrative, and marketing costs.
• Weighted Average Occupancy -- 96.5%, remaining healthy despite seasonal shifts and competitive apartment market conditions.
• Resident Retention -- 52%, representing an all-time third quarter high and an increase of 370 basis points versus the prior year period.
• Apollo Strategic Partnership -- $2 billion, involving the contribution of 19 communities totaling 7,059 apartment homes valued at a 6% capitalization rate to a new joint venture.
• Equity Capital Received -- $1.34 billion, from the Apollo joint venture, of which approximately one third was directed toward debt reduction.
• Share Repurchases -- $185.1 million, for approximately 5.2 million shares at a weighted average price of $35.48 per share since the end of the third quarter.
• Wholly Owned Dispositions -- $250,000, consisting of three assets sold or under contract at a mid-5% buyer capitalization rate.
• Debt and Preferred Equity Portfolio -- $250 million, expected balance at year-end following the acquisition of lease-up properties in Portland and the Inland Empire.
• Full-Year FFOA Guidance -- $2.54 to $2.56 per share, raised by $0.02 at the midpoint to reflect year-to-date performance exceeding prior expectations.
• Full-Year Same-Store NOI Guidance -- 0.8% to 1.2%, raised by 37.5 basis points at the midpoint due to improved revenue and expense outlooks.
• Fourth Quarter FFOA Guidance -- $0.63 to $0.65 per share, with the $0.64 midpoint accounting for the timing of Apollo proceed deployment.
• Regional Performance -- 3% average blended lease rate growth in coastal markets, significantly outperforming the Sunbelt region which reported a 1.5% decline.
• San Francisco Revenue Growth -- 9% year over year, led by 13% blended lease rate growth and occupancy levels exceeding 97%.
• Delinquency Rate -- 60 basis points, a year-over-year decrease of 50 basis points attributed to AI-enhanced credit screening and data-driven resident retention.
• New Resident Rent-to-Income Ratio -- 21%, remaining below the historical average of 23% and indicating continued affordability for high-quality residents.
• Estimated 2027 Revenue Earn-in -- 80 to 100 basis points, compared to 0 basis points for the 2026 fiscal year.
• Net Debt-to-EBITDAre -- 5.5x as of Sept. 30, with a projected settlement in the low-5x range following the full deployment of proceeds from the Apollo transaction.
• Total Liquidity -- $641.6 million, comprising cash and undrawn capacity on credit facilities as of the quarter-end.
• Preferred Equity Repayment -- $29.5 million, received from a stabilized apartment community investment in Orlando, Florida.
• Common Stock Dividends -- $0.435 per share for the fourth quarter, representing a 1.2% increase over the comparable period in 2025.

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RISKS

• Bragg stated, "there is a wider bid ask spread as buyers and sellers adjust to the what is perceived as a new regime in terms of higher interest rates," which has led to a decline in transaction volumes over the last 60 days.
• Lacy noted that Sunbelt markets exhibited "negative 1.5% blends compared to negative 2% in the second quarter," indicating ongoing rent pressure in those markets despite recent momentum.

SUMMARY

UDR, Inc. (NYSE:UDR) reported third quarter results that achieved the high end of management's guidance expectations, leading to an increase in full-year FFOA and same-store growth projections. The company completed a $2 billion strategic partnership with Apollo Global Management, a move intended to reduce leverage and improve the quality of the wholly owned portfolio through the contribution of older assets. Management stated that the apartment sector is experiencing a return to a traditional seasonal leasing curve, which has supported occupancy and rental rate stability. The company's capital allocation strategy remains focused on utilizing a proprietary analytics platform to identify assets with high operating upside while divesting properties with elevated capital expenditure requirements.

• Bragg highlighted the optionality of the Apollo joint venture, stating, "we can substitute assets in and out of the venture in the effort to maximize the performance of our wholly owned portfolio."
• Lacy noted that a strategic decision to shift 25% of lease expirations away from the fourth quarter is yielding results, with renewal rate growth expected to exceed third quarter levels.
• The company is transitioning its Debt and Preferred Equity portfolio into owned assets, with Bragg indicating that the portfolio will consist only of stabilized assets by the first half of 2027.
• CEO Toomey emphasized the role of the Orion data platform in narrowing risk, stating that businesses able to process "large datasets that are accurate... are going to be winning formulas."
• Management reported that controllable operating margins on newly acquired Inland Empire properties are expected to reach 85% upon stabilization, which is 200 basis points higher than existing same-store assets in that market.
• Lacy indicated a potential inflection point in the Sunbelt region, noting that occupancy has reached 97% despite earlier weakness in blended lease rate growth.

INDUSTRY GLOSSARY

• Basis points: A unit of measure equal to one one-hundredth of one percentage point (0.01%).
• Cap Rate: The ratio of Net Operating Income to property value, used to estimate the potential return on a real estate investment.
• DPE: Debt and Preferred Equity, a portfolio of mezzanine loans and preferred equity investments in real estate projects.
• Earn-in: The contribution to current-year revenue growth from lease increases that occurred in the previous year.
• FFOA: Funds From Operations as Adjusted, a non-GAAP financial measure used by REITs to define cash flow from operations.
• HLBV: Hypothetical Liquidation at Book Value, an accounting method for determining the share of earnings from a joint venture.
• NOI: Net Operating Income, equal to all revenue from a property minus all reasonably necessary operating expenses.
• Orion: UDR's proprietary predictive analytics platform used for asset selection, rent forecasting, and operational benchmarking.
• ROFO: Right of First Offer, a contractual obligation to allow a partner the first opportunity to purchase an asset before it is offered to others.
• Same-Store (SS): A comparison of performance for properties owned for a full year in both the current and prior periods.

Full Conference Call Transcript

Operator: As a reminder, this Greetings. Welcome to UDR Third Quarter 26 Earnings Call. conference is being recorded. It is now my pleasure to introduce your host, Vice President of Investor Relations, Trent Nathan Trujillo. Thank you, Mr. Trujillo. You may begin.

Trent Nathan Trujillo: Thank you, and welcome to UDR's quarterly financial results call. Our press release and supplemental disclosure package were distributed yesterday afternoon and posted to the Investor Relations section of our website at ir.udr.com. In the supplement, we have reconciled all non GAAP financial measures to the most directly comparable GAAP measure in accordance with Reg G requirements. Statements made during this call, are not historical, may constitute forward looking statements. Although we believe the expectations reflected in any forward looking statements based on reasonable assumptions, we can give no assurance that our expectations will be met. A discussion of risks and risk factors are detailed in our press release and included in our filings with the SEC.

We do not undertake a duty to update any forward looking statements. When we get to the question and answer portion, to be respectful of everyone's time and in an attempt to complete our call within 1 hour, we will limit questions to 1 per analyst. We kindly ask that you rejoin the queue if you have a follow-up question or additional items to discuss. Management will be available after the call to address any questions that did not get answered during the Q&A session today. I will now turn the call over to UDR's Chairman, President and CEO, Tom Toomey.

Thomas W. Toomey: Thank you, Trent, and welcome to UDR's third quarter 2026 Conference Call. Presenting on the call with me today are Chief Operating Officer, Mike Lacey Chief Financial Officer, David Dooley Bragg and Senior Officer, Christopher Van Ens who will be available during the Q and A portion of the call. To begin, I am pleased to announce that our previously announced $2 billion joint venture with Apollo has closed. To use a baseball term, with this strategic partnership, UDR has hit for the cycle. a rare feat. With 1 transaction, we increased UDR's access to equity capital reduced leverage improve the asset quality of the wholly owned portfolio and drove earnings accretion.

My sincere thanks go to the many of UDR associates who made this a reality. David will provide more details in his prepared remarks. Moving on to operations. UDR produced third quarter results that achieved the high end of our guidance expectations and led us to raise our full year same store growth and FFOA per share guidance for the second time this year. This fall, the apartment sector has enjoyed a traditional leasing curve a distinct improvement versus recent years. Mike will elaborate on how our data driven capabilities, continuous innovation, and disciplined execution allowed UDR to capitalize on the apartment operating landscape.

Next, I would like to welcome Scott McCullough, to UDR as Chief Investment Officer Scott joins us later this week and brings a wealth of investment experience and strategic insight and will work with us to further enhance UDR's access to capital and capital allocation acumen. Additionally, last night, we published our 8th annual corporate responsibility report. Detailing the efforts that led to UDAR's recognition as a top workplace winner in the real estate industry for the third consecutive year. I am proud of all we have accomplished and I look forward to sharing more successes in the years to come.

In conclusion, we are pleased with our year-to-date results across all 3 value creators those being operational excellence, data driven capital allocation, and access to capital. As we look forward, we plan for more of the same. Supported by a stronger balance sheet and team. And with that, let me turn it over to Mike.

Michael D. Lacy: Thanks, Tom. Today, I will cover our third quarter same store results. Our increased full year 2026 same-store growth guidance, including underlying assumptions, and recent operating trends, as well as our strategic positioning My prepared comments will focus on our same store pool after the removal of the communities contributed to the Apollo joint venture. With that, third quarter results reflected better late quarter leasing trends as compared to recent years.

Specific to the quarter, year over year same store revenue growth of 1.8% was driven by 2% blended lease rate growth, which was similar to the second quarter robust year over year innovation income growth of approximately 7%, Healthy occupancy in the mid-96% range and delinquency of around 60 basis points. Which is down 50 basis points year over year reflective of our AI and data enhanced approach to attract and retain creditworthy residents. Additionally, resident retention of 52% represented an all time third quarter high and was 370 basis points above the prior year period. Fewer move-outs supported blended lease growth, and occupancy, and kept same store expense growth in check at only 2.2%.

Beyond these revenue drivers, our third quarter rent to income ratio of 21% for new residents compares to the historical average of 23%. And is reflective of the appeal of our communities to high quality residents. With these results, we have raised our full year 2026 same-store growth guidance for the second time this year. Same store revenue growth was raised by 22.5 basis points at the midpoint to a new range of positive 1.4% to 1.8%. Improved revenue growth guidance reflects both year-to-date outperformance as well as higher quality portfolio after removing the apartment communities contributed to the Apollo partnership from our same store pool.

Recall that a year ago, we actively shifted approximately 25% of our fourth quarter lease expirations into higher demand leasing months. This strategic shift is paying off. As compared to 2024 and 2025 we have experienced a stronger seasonal trend from the third quarter to the fourth quarter thus far this year, with renewal rate growth expected to be higher in the fourth quarter than the third quarter. Accordingly, we expect fourth quarter blended lease rate growth to be in the range of 1.5% to 2%. Which is consistent with the range we have achieved each quarter this year. Moving on to same store expense growth. We reduced our full year guidance midpoint by 35 basis points to 2.9%.

With a range of 2.7% to 3.1%. This was driven by constrained growth across repairs and maintenance, administrative and marketing, real estate taxes, and insurance. Combining our improved revenue and expense growth guidance, we increased our same store NOI growth guidance by 37.5 basis points at the midpoint to a range of positive 0.8% to 1.2%. Looking ahead, the building blocks for 2027 same-store growth are coming into focus. Based on our team's strong execution that drove our revised outlook, and our expectations for fourth quarter blended lease rate growth, we expect a 2027 same store revenue earn in of 80 to 100 basis points which compares favorably to our 2026 earn-in of 0 basis points.

Actual earn in will depend on our results through the rest of the year. And we will provide 2027 guidance in February. Turning to regional performance. Third quarter results were again led by our coastal markets, which delivered blended lease rate growth of approximately 3% on average, as compared to negative 1.5% in the Sunbelt. More specifically, on the West Coast, San Francisco remains a standout market with the strongest revenue growth across our portfolio at 9%. Driven by blended lease rate growth of approximately 13% and occupancy above 97%. Orange County, where we have a unique overweight exposure, also delivered attractive results. With blended lease rate growth and same store revenue growth of 3%.

New York and Philadelphia continue to lead the East Coast, with weighted average same store revenue growth of approximately 5%. Driven by blended lease rate growth of 4.5% and occupancy above 97%. Dallas remained our strongest Sunbelt market. Exhibiting positive revenue growth during the quarter. Despite continued new lease rate growth weakness Austin showed strong positive momentum and was our only Sunbelt market to deliver positive year over year NOI growth for the quarter. To conclude, we delivered third quarter results that exceeded our expectations and drove our full year guidance raise. Our ability to leverage real time data to tactically adjust operation strategies continues to drive resident satisfaction and cash flow growth.

Our teams across the country have delivered strong results, and I am confident we will continue to innovate expand operating margin, and create memorable UDR resident experiences. I will now turn over the call to David.

David Dooley Bragg: Thank you, Mike. The topics I will cover today include, our third quarter financial results and fourth quarter guidance. Recent transactions and capital markets activity and a balance sheet and liquidity update. To begin, we produced third quarter FFO as a adjusted per share of $0.65 which is at the high end of our previously provided guidance range. The $0.01 per share sequential increase was driven primarily by accretion from investment activity including prior share repurchases and lower G&A. As year-to-date results have exceeded our prior midpoint expectations, we have raised full year 2026 FFOA guidance by $0.02 per share at the midpoint to $2.55.

Looking ahead to the fourth quarter, our FFOA per share guidance range is $0.63 to $0.65 The $0.64 midpoint contemplates the operating environment that Mike discussed. The Apollo transaction, while accretive to 2027 FFOA, is neutral to the fourth quarter due to the timing with which we will deploy the proceeds. Next, capital allocation. This year has seen us take action on several fronts with the goals of derisking the enterprise, improving asset quality, and enhancing the earnings outlook. My thanks to the finance investment legal, and operations teams as we have executed on nearly $4 billion of year-to-date activity across acquisitions, dispositions, joint ventures, and share repurchases. Most recently, we announced our $2 billion strategic partnership with Apollo.

UDR contributed 19 apartment communities totaling more than 7 thousand apartment homes to this new joint venture. The average age of the communities is 39 years, which compares to 26 for our wholly owned portfolio. And monthly revenue per home of $2,058 compares to $2.77 thousand for the wholly owned portfolio. The Apollo portfolio is approximately 60% Sunbelt and 40% coastal, with top markets including Florida, at 44%, California at 13%, and Massachusetts at 13%. The portfolio was valued at a 6% cap rate. In exchange for a 2-thirds share in this portfolio, UDR received $1.34 billion of equity capital and retained a 1-third interest in the venture. This transaction received permanent equity treatment from S and P and Moody's.

We will continue to operate and manage the portfolio for an asset management fee. There are 2 important features of the joint venture that provide UDR optionality over time. First, we can substitute assets in and out of the venture in the effort to maximize the performance of our wholly owned portfolio. The rent growth outlook from our proprietary predictive analytics tool Orion, will play a role in those decisions. And second, we have an option, but not an obligation, to repurchase Apollo's 2 thirds interest in the venture at a 7.0% capped IRR to Apollo starting in year 5.

Next, as it relates to the redeployment of proceeds, approximately 1 third of the $1.3 billion has been directed towards debt reduction. With the Apollo partnership insight, we chose not to refinance $300 million unsecured note maturity in September that would price around 6% today. The remaining 2 thirds of the Apollo proceeds will fund wholly owned acquisitions and share buybacks. Post deployment of Apollo proceeds, debt to EBITDA will settle in the low-5x range. Down from mid-5s at the end of the third quarter. We are equipped with a fortified balance sheet at a moment of capital markets volatility.

The earnings accretion from this transaction is subject to our deployment execution and we will provide details next quarter post deployment in conjunction with 2027 guidance. Outside of our Apollo related activities, we completed various additional transactions and capital markets activities during the third quarter and into the fourth. First, we completed the sale of 2 apartment communities and are under contract to sell a third for a total gross proceeds of approximately $250 million. This will result in 2026 wholly owned disposition activity of approximately $700 million at a mid-5% buyer cap rate. We selected these assets for sale based on the same criteria that we focus on when investing. With great attention to property level characteristics.

These 8 dispositions comprise a wide range of markets but share commonalities. Of elevated CapEx profiles, margins that were optimized on our operational platform, and relatively lower forecasted rent growth per Orion. These apartment communities on average are 35 years old, and have average monthly rents nearly $900 below that of our wholly owned portfolio. And they are expected to produce annual rent growth 100 basis points below the national average per Orion. Our operations team views them as maxed out in terms of margin potential. So their removal and the subsequent investment into our shares or acquisitions enhances the long term cash flow growth prospects of the enterprise.

Next, we continue to execute on the previously announced strategic decision to run off our debt and preferred equity book. Or DPE book. We utilized a portion of the disposition proceeds in a 31 transaction to acquire a recently constructed lease up property in the Inland Empire, California that was formerly part of the DPE portfolio. As an indication of the operational opportunity we see, under UDR's watch, the lease up has accelerated to a rate of 30 homes per month. Additionally, we entered into an agreement with the same DPE partner to acquire a second lease up apartment property also in the Inland Empire we anticipate that this 1 will close in the first half of 27.

With these 2 transactions, in addition to our previously reported acquisition, of a former DPE investment in Portland, Oregon, at the beginning of the third quarter and a successful DPE repayment on an investment in Orlando, Florida We are on track for our previously suggested DPE balance of approximately $250 million at the end of this year. The book will then decline to the low-$200 million range in the first half of 27. At that time, the DPE portfolio will consist only stabilized assets and property level cash flow will allow for more than 2 thirds of our contractual return to be paid current in cash. Next, share buybacks.

Apartment REIT stocks continue to trade at an unusually wide discount to private market apartment pricing. Since quarter end, we have acted upon this by repurchasing approximately 5.2 million shares for $185 million and added average price of $35.48 per share. This brings total repurchase activity since September of last year to 16.7 million shares for approximately $603 million at an average price of $36.06 per share. Equating to a mid-6% implied cap rate. Following this activity, we have approximately 20.3 million shares remaining on our repurchase program which we expanded earlier this year.

Lastly, we grew our joint venture with LaSalle to approximately $958 million by contributing a 360 home apartment community in Nashville, Tennessee to the venture while simultaneously placing debt on both the newly contributed community and an existing community in the venture. As a result, this transaction brought $103 million in proceeds to UDR. Considering our year to date activity, we have updated our full year capital sources and uses guidance the details of which are provided in our supplemental financial information. It is important to note that we do not guide to share repurchases which we evaluate and execute on an opportunistic basis.

In all, our capital allocation and balance sheet management strategies remain rooted in our data driven and collaborative process that drives long term cash flow per share accretion. This includes our Orion Analytics platform, our perspective on operating upside potential and CapEx. And the ability to leverage our dynamic capital allocation heat maps to inform sources and uses of capital. And by expanding our access to capital, our investment grade balance sheet remains highly liquid and fully capable of funding our capital needs. With that, I will open up the call for Q and A. Operator?

Operator: Thank you. We will now be conducting a question and answer session. If you would like to ask a question, please press 1 on your telephone keypad. You may press 2 if you would like to remove your question from the queue. And for a participant using speaker equipment, it may be necessary to pick up your handset As a reminder, please limit to just 1 question. Our first question is from Eric Wolfe Citibank. Please proceed.

Eric: Hey, thanks for taking my question. Could you just talk through the fourth quarter trends that you are seeing thus far in terms of rent growth and occupancy? As you look out to next year, do you think we need to see materially better job growth for rent growth to accelerate from here? Or is this sort of lower supply, the very high retention that you are seeing enough to see that acceleration in the next year? Thanks.

Michael D. Lacy: Hey, Eric. it is Mike. Yeah. I would say first, I wanted to start with, we are really pleased with our third quarter results. And the strength has maintained into the fourth quarter. And so without getting into monthly ins and outs, I mentioned in my prepared remarks, we do expect 1.5% to 2% blends in the fourth quarter. And I feel good about it, and I will tell you why. there is a few stats that I would like to point out. I think first, it starts with our strategy to lower our exposure during the weaker demand months. And we are now right around 15% of our leases expiring in the fourth quarter.

So strong backdrop as it relates to lease expirations. Second to that, what I have noticed over the last 60 days is our market rent has actually increased by about 50 basis points and that compares to be down about 300 basis points the prior year. So again, much different backdrop as it relates to market rents today. And then the third thing that this has kind of translated into is we have got a loss to lease today right around 2%, and that compares to a gain to lease last year of positive 2%. that is boding well for not negotiating on renewals.

As I have mentioned previously, we did send out renewal higher into the fourth quarter, so we do expect that is gonna allow us to drive our rents as well. And ultimately, this is leading to that earn-in of about 80 to 100 basis points this year that compares to zero last year in pretty significantly better than what we have experienced the last few years. So a much different backdrop, a lot of good positive signs. Maybe the last thing I would point out is as we typically see going from the third quarter to the fourth quarter, blends usually drop approximately 200 basis points. Last year's, they actually dropped nearly 300.

If we hold in that 1.5% to 2% range as we expect, we are gonna be in pretty good shape as we go into next year. And that is all while holding occupancy. Probably in that 96.5% to 96.7% range. So healthy occupancy as well.

David Dooley Bragg: And this is David following up with a macro perspective on your 2027 question. And we will follow-up in February and provide guidance What I would leave you with for now is no. We do not need material job growth improvement from here for rent growth to accelerate in 2027 based on how we see the landscape. As we look into 2027, we see an incrementally favorable supply outlook. We see sustained high homeownership costs. And we see residents continuing to stay in place. Both for cyclical and structural reasons. So that will allow the rent growth outlook to skew disproportionately towards renewals away from new move ins as has already been the case.

Operator: Our next question is from Jana Galan with Bank of America. Please proceed.

Jenna: Thank you, and congrats on the quarter. With $900 million earmarked for acquisitions or share buybacks, could you talk about the opportunities in the transaction market and any variance in cap rates across your geographies?

David Dooley Bragg: Sure. Thank you for that question. And we are really intrigued by the opportunity to have capital to deploy here. The Apollo transaction closed last week. That leaves us with ample capital to work with. You alluded to a $900 million number for acquisitions and buybacks. I think that you are accurately capturing the first thing that we are doing which is paying down debt. So think about that as about 1 third of the uses of capital. And from there, we will follow the heat maps and see what the opportunities bring us. You saw in our press release that even since we announced the Apollo transaction, we have bought back $185 million of shares.

That has been consistent with the playbook we have been operating with since last September in terms of selling assets and buying back stock. That said, we are intrigued by the transaction market as well. and might pick our spots. What we are seeing over the last 60 days is that volume has declined. there is a wider bid ask spread as buyers and sellers adjust to the what is perceived as a new regime in terms of higher interest rates. As a result, where we have observed trades, cap rates are up and pricing is down. Every trade that is on the market, more or less, right now is receiving an ask of a retrade.

Some sellers, do capitulate and when they do, we are seeing pricing off in the 3% to 5% range, and that varies a bit by market and asset quality. And in other cases, sellers are pulling back in hoping for a better day.

Operator: Our next question is from Steve Sakwa with Evercore ISI. Please proceed.

Steve: Yeah. Thanks. I know you have got, sort of, Scott joining soon as CIO. But, given the guess, the large discount NAV, how should we just sort of think about the kind of capital allocation moving forward? Should it be more of the same, kind of all these large joint ventures, or do you think it is more kind of 1-off asset sales in next year with additional share buybacks?

David Dooley Bragg: Steve, it is David. We are really excited Scott to join. He will be with us starting this week. He brings with him a wealth of experience as it relates to multi transactions, and so the marriage of that experience with our data driven capabilities around investing are exciting for the team here. So no change as it relates to the focus on capital deployment. We will continue to follow the heat map and, to the extent that we just get better in terms of asset selection and finding opportunities out there on the market, that would be terrific.

Operator: Our next question is from James Feldman with Wells Fargo. Please Great. Thank you.

Jamie: Appreciate some of the color you gave before on specific markets, including Austin's pickup. As you think about the Sunbelt markets, can you talk us through which you think have bottomed and which you think have a ways to go?

Michael D. Lacy: Yeah, Jamie. I will jump on that, give you a little bit of color on kind of how we are seeing it today. I think first, it is important just to kind of size the Sunbelt for us. And then I can take a step back and give you a little bit more detail. But we are right around 20% of our NOI coming out of the Sun Belt. And what we saw during the quarter was negative 1.5% blends compared to negative 2% in the second quarter. So starting to see a little momentum. I have been talking about that for the past couple of months now. Still have a ways to go.

And I think for us, around Dallas, we have said that is been an outperformer all year long. that is nearly 10% of our NOI. So a lot of it, our Sunbelt exposure comes from Dallas. And we have experienced right around negative 1% blends for the last 2 quarters now, and we continue to see some positive momentum coming out of that part of the country. I would say specific to Austin, I think it is good to remind everybody. it is only 2% of our NOI. We are really in that Cedar Park area.

Still dealing with a little bit of supply, but we have seen the most momentum coming from Austin in terms of blends on a quarter over quarter basis. Going from negative 5% back in the second quarter And we are close to around negative 1%, negative 2% today. And so you can see that rate of changes starting to pick up. We think that there is opportunity as we go into next year just given what we are seeing with supply coming down in Texas. And then Florida for us, it is less than 10% of our NOI at this point.

Mainly in Tampa compared to Orlando given some of the properties we just put into the Apollo joint venture are coming from Orlando part of the country. And I am seeing right around negative 1% blends in Florida today. that is far better than what we saw at the beginning of the year. And I would say specific to occupancy in the Sunbelt, it is right around 97% today. So we feel like we have a good positioning just in terms of occupancy, lower lease expirations in the fourth quarter, gonna try to lean in and see if we can push rents a little bit as we go into next year.

So we will see when that inflection happens, but we do feel better today about the Sunbelt than we have in a while.

Operator: Our next question is from Adam Kramer with Morgan Stanley. Please proceed.

Derek: Hi, good morning. This is Derek on for Adam Kramer. Believe you said in your opening remarks that you would give an update on the Apollo transaction accretion next quarter. After the remaining proceeds are deployed? So I just wanna confirm the timing that you expect to deploy the remaining proceeds. In 4 q And if I can add a part 2, can you share the contractual asset management fee percentage on Apollo's invested capital? And how should we account for the incremental fee economics in FFOA?

David Dooley Bragg: Thanks. Thanks. 2 questions. I will go a little bit out of order here. The asset management fee, you can think about that. as about 1.3% on Apollo's equity contributed of $1.34 billion. As it relates to use of proceeds, we can tell you what we have done so far. And provide some broad strokes in terms of what to expect going forward. First of all, we paid down the line to zero. Typically, it is around $400 million. We are sitting on cash of about $400 million. We did not do a debt deal in September when we had a maturity of about $300 million. And then we have done buybacks of about a $185 million.

So that adds you up to approximately $1.3 billion in terms of the cash that came in the door. As it relates to some math around the accretion that you could keep in mind, you have a $2 billion portfolio contributed at a 6% cap rate. that is about $120 million of NOI. 2 thirds of that goes to Apollo. that is $80 million. You have the management fee that I just mentioned. The reinvestment plan will be determined as we execute over the coming months. If you wanna simplistically think about it in terms of 1-third, 1-third, 1-third, you could.

You could think about debt paydown of about 6% on the $300 million unsecured deal that we did not do. A 4% payoff of a bit of the line. Then you have the acquisition market where pricing is moving in our direction. And we will see what that brings. And then you have the share buyback. So ultimately, this will be a consolidated joint venture. You will deduct Apollo's noncontrolling interest on an HLBV basis to arrive at our results and that management fee will be eliminated in consolidation and show up as a lower noncontrolling interest deduction. And then lastly, we would add back to proportionate share of depreciation to FFO.

So, hopefully, that is helpful in terms of management fee, use of proceeds, potential FFO impact, and we will circle up with you in February after we have made progress on deployment.

Operator: Our next question is from Ami Probandt with UBS. Please proceed.

Amy: Hi. Thanks. You maintained your blend spread guide despite removing the Apollo assets and that having a positive impact on blends in the second quarter. Or in the third quarter, sorry. Does that suggest that you are now at expecting a softer 4Q than you were previously expecting? Or does that give you some cushion given some uncertainty in the macro?

Michael D. Lacy: No. I think, originally, we had the 1.5% to 2% blends for the back half of the year. We did come in at 2% during the third quarter. We are still sticking to that 1.5% to 2% in the fourth quarter. We will see how it transpires over the next, call it, 45 to 60 days. But like I mentioned in 1 of the previous questions, I feel really good about the backdrop. Just in terms of loss to lease, market rents, and what we are sending out renewals. Just want to see how it kind of shakes out over the next month or 2.

Operator: Brad, your line is live.

Analyst: Mike, you talked about all those really positive and counter seasonal trends that you have been seeing over the past few months. I guess, what do you think is driving that? And is it broad based? Or is it just driven by a few strong markets?

Michael D. Lacy: I think it is a few things. I think obviously, go around the horn and just go market by market, and there is different dynamics. But overall, the supply coming down is definitely helping out. And so that is more of a macro piece of it that is helping us. But I think specific to what we are doing here at UDR, it comes down to a couple things. I think first and foremost, it is pushing our rents in a period of time where we do have less exposure. I think that is a difference maker for us versus others. And so it allows us to get a little bit more aggressive.

And I think you have been able to see that with some of the third party data just in terms of market rents. We have kinda changed that trajectory over the last 4 to 6 weeks. And that allows us to limit how much we are negotiating on renewal. So send out higher renewals, ideally, do not negotiate on much of it. That stickier, that is allowing us to drive our blends into a weaker period of demand, if you will. And then aside from that, it is just the things that we are doing with the customer experience.

I mean, you can see again in this quarter, we were down another 300 to 350 basis points in turnover on a year over year basis. So we are doing something different than everybody else, allowing us to just need less leases, if you will, drive our rents all while maintaining a pretty high occupancy in that 96.5% to 96.7% range. So some of it is market, some of it is region. I think a lot of it has to do with what UDR is doing specifically.

Operator: Our next question is from Julien Dumoulin with Goldman Sachs. Please proceed.

Julian: Hi. Thank you for taking my question. Just on the Apollo JV, was wondering if you do not exercise your option to repurchase the properties in year 5, does Apollo retain the option to force a sale? And realize their 7% IRR?

David Dooley Bragg: Julien, thanks for the question. You know, that is a topic that I need to get to. I want to go back to Tom's opening comments. They captured the benefits of the Apollo partnership so well, and your question pertains to just 1 piece of it. First, we are able to access equity capital. it is attractive valuation for the assets that we contributed. We received equity treatment from Moody's and S and P. We have already strengthened the balance sheet at an opportune moment in the debt capital markets. And we are out there looking to play offense at a moment when asset pricing is attractive both in the private market and as it relates to our shares.

All of this can, very importantly, be done in a tax-efficient manner, which is particularly appealing about this transaction. And then we can add value during the life of the JV in a couple of ways. 1 is through the substitution opportunity. We can look at an asset in the JV and have a perspective perhaps from Orion about potential outperformance, and we can pull that back onto the wholly owned book. And then at the end. During. Not at the end, but during the year 5 to 10 window, there is a call option.

And we are pleased to announce last night that the IRR has been set at 7.0%, and then that includes step ups of 30 basis points at year 7 and another 30 basis points at year 9. So that gets you to a capped IRR for Apollo. At a maximum of 7.6% Buyers today of multifamily tend to underwrite 8% to 9% unlevered IRRs. We will enjoy all of the upside in terms of the value creation above Apollo's capped IRR. And then all of this, in including asset management fee, allows it to be accretive to earnings. So I talked about the call window that we have. And then beyond the call window, you get to year 10.

After the call option expires, either party can choose to sell their interest with ROFO rights for the other party. Or the partners can agree to liquidate the JV. Either way, the return that both parties received is based on the market value of the assets at that time on a pro rata basis.

Operator: Our next question is from Richard Hightower with Barclays. Please proceed.

Rich: Hey, guys. Thanks for taking the question. Just to follow-up on the last. So in the hypothetical scenario where performance of the assets, you know, in the-- in sort of the, I guess, the moving-- all-- always moving, you know, bucket of potential assets to go in it. If performance ever falters, what obligation does UDR have to make Apollo whole in terms of its IRR? And what would that. You know, what is the range of, you know, possible downside, you know, from a capital perspective or there is something else maybe we should be thinking of there?

David Dooley Bragg: Yeah. This is David. I will start, and other team members might wanna contribute. But Apollo has no put rights, so they have no right to convert into UDR common stock. The 7.0% return, it is a target. it is not a guarantee. it is not a floor. They do have risk. that is part of the reason that this received equity treatment. And Apollo cannot compel UDR to provide a specific return. So if UDR does elect to exercise its call option and the conditions are favorable, Apollo may achieve the targeted return, but it is not assured. Then I would just add that there is no forced redemption scenarios that are outside of UDR's control.

Operator: Our next question is from Wesley Golladay with Baird. Please proceed.

Wes: Hey. Good morning, everyone. I am looking at your acquisition platform. Are there any markets really standing out on the platform? Are the deals more likely to screen, hey, this is a good deal at the asset level or submarket level?

David Dooley Bragg: This is David. So it is really a bottom up process, and it might be different than others. View investing across apartments. But for each investment opportunity, first of all, we look at the heat map and see what the risk adjusted return is on the use of capital. But then we look at 3 top criteria that are very much asset level based, not market level based. You have the predictive analytics outlook for rent growth. what is this asset going to do in terms of rent growth relative to the national average over the course of the next 6 years. Second, what is the operating upside potential?

And we just have story after story of an asset that we bought or brought on to the platform where Mike and team have been able to drive margins significantly higher. And then lastly, we are mindful of CapEx and directionally look for assets that require less CapEx than those that we have sold. So as we think about investing we approach it with that criteria in mind more so than a market level decision. The same thing applies to dispositions. We have sold 7 assets so far this year with an 8th under contract. Pleased to report that the timing was very fortuitous. All 7 of those sales occurred before interest rates moved up.

And, those follow the same playbook. What we have sold tends to have a lower outlook for rent growth per Orion, the predictive analytics tool, requires more CapEx and the operating team feels as though we have squeezed the juice out of them from a margin perspective.

Thomas W. Toomey: Wesley, this is Toomey. I will just add. You know, we are all entering this window with AI enabling our enterprises. And this is where I would congratulate the team. I mean, we started on Orion, what we had called in a lot of different things. Years ago. About 6 years ago. And compiling data with respect to, and back testing it over 25 years. To really find the formula to identify assets. And that is the power of AI and our past data and our experiences to create predictive models towards the future. it is not 100% certain, but it sure narrows the risk bandwidth and creates that opportunity.

I think businesses in the future that are able to demonstrate large datasets that are accurate processing them to achieve higher cash flows are going to be winning formulas And we are not market oriented We are asset oriented. In our decision making And I think that will lead to long term outperformance.

Operator: Our next question is from Peter Abramowitz with Deutsche Bank. Please proceed.

Peter: Yes. Thanks for taking the question. Covered a lot today, but just wanted to ask about Seattle. I am curious how things feel on the ground there. I know there has been a lot of conversation about, AI job formation down in the Bay Area and kind of when it makes its way up the coast. Just curious if you could comment on your latest thoughts on Seattle and just how demand feels on the ground.

Michael D. Lacy: I appreciate the question. I will tell you how I am looking at Seattle right now. it is really broken down in a couple of ways. You look at the Eastside, we definitely do have some AI jobs that are helping with demand over there. And then I would say more specific to the Pacific Northwest aerospace hiring has anchored demand, so that is helped us to some degree as well. And then in addition to the demand side, relatively low supply across Seattle has helped out quite a bit for us. All that being said, blends are not what we are seeing down in San Francisco, right?

We are seeing close to, call it, 12% to 13% blends in San Francisco. I would tell you Seattle's probably closer to 1% to 2%. But occupancy is still in the mid-96s. And I am seeing probably more strength coming out of places like the U District, Renton, and then Bellevue. But overall, Seattle's hanging in there.

Operator: Our next question is from Haendel St. Juste with Mizuho Securities. Please proceed.

Haendel: Hey, guys. Thanks for taking the question. My question was a bit of, I guess, a bit of a follow-up to the last question from Peter there. Mike, the West Coast has been stronger the last couple of years. San Francisco, obviously, come roaring back. Seattle showed some improvement. But I am curious if the pendulum could be shifting back to the East Coast as we think about 2027. So I am curious if you could share some color on the setup for your East Coast markets, New York City, Philly, D.C., Boston, how that compares to San Francisco, Seattle,. And SoCal? Thanks.

Michael D. Lacy: Yeah. it is a really good question, Haendel. I would tell you there is a few ways to look at it. And I think maybe just sticking with the West Coast, because I gave a little color on Seattle. I think it is important to really look at a place like San Francisco. And I mentioned, call it, 13% blend over the last couple of quarters. What I look at more right now is the continuation of low rent income ratios. So we are still in that low-20% range. Still have some room to grow there. there is still low supply coming for the foreseeable future.

And the fact that we have been capped on some of our renewals there, we think we have another leg as we go into next year just given what we see for loss to lease. So I think San Francisco, obviously, they are gonna have the highest earn in for next year. So a really strong building block, if you will. But I still think they have a lot of room to grow all else being equal. Given what we are seeing with supply, demand, and just people returning to office. And so I think San Francisco will still be the anchor for us out west.

And then when you kinda jump over to the East Coast, New York's been the anchor all year long. I think it is gonna continue to do well as we go into next year. And I would say, to kind of frame it, I would look at it in terms of earning again. They are gonna have the second-strongest earn-in across our portfolio as we go into next year. We are still seeing blends of plus or minus 4% to 5% even in that lower demand period of time.

We do have a little bit of supply just with conversions down in Manhattan, but it really has not impacted us today, and we think that we are gonna continue to drive rents out there. So I think there is some pretty big anchors, both on the West Coast. It all comes back to that earning and that starting point, if you will. We are going through our budget process right now. We will assess kind of what we think we can get for rents. And that will be the other building block. And then I think what you have seen from us for years now is continued growth on that other income line.

I frankly, you look at last year, we were growing other income by 9%. This year, it is growing in this quarter alone by 7%. You are probably looking at mid single digits as we go into next year again. So another strong building block, if you will, just based on us driving initiatives, getting the teams engaged, and really producing that outsized revenue growth at the end of the day.

Operator: Our next question is from John Pawlowski with Green Street. Please proceed.

John: Hey, thanks for the time. My first is a follow-up on the Apollo JV. David, can you give us a sense for what percentage of the property cash flow actually flows to Apollo versus UDR in the first few years of the agreement and then how it might step up in subsequent years?

David Dooley Bragg: Hey, John. Thanks for the question. We appreciate the continued dialogue. So the return is targeted to Apollo. it is not guaranteed, and they bear the risk. That growth or exit values could fall short. And they can earn up to that capped return. So that is 7% and then it steps up to 7.3%, 7.6% respectively at year 7 and year 9 in the call window but only if the portfolio performs. If it underperforms, Apollo could earn less. there is no coupon, no minimum distribution, no UDR guarantee. As it relates to distributable cash flow, it is pro rata. It tracks the headline 33 ownership. So there is no coupon or minimum distribution.

As it relates to a partner's economics, I can say that vehicles like this they can have mechanisms allowing for incremental cash flows. to Apollo. They are variable. They are based on performance. They are not guaranteed. And then as that occurs, Apollo can get close to its return along the way. Allowing UDR to enjoy the value creation opportunity on the back end.

Operator: Our next question is from John Kim with BMO Capital. Please proceed.

John: Thank you. For the DPE assets, that you acquired this quarter or about to acquire next year, Can you just comment on the expected yields that you think you will get either year 1 or on a stabilized basis? And would you characterize these investments as long term holds given they are new assets? Or are you really just looking to optimize your initial investment and they are not really representative of your portfolio?

David Dooley Bragg: Hey, John, it is David. So 2 development projects with 1 partner to whom UDR provided mezz back in 2022. So we have an extensive history with these assets. We know them very well. We underwrote them, financed them, and now manage them. Once we made the strategic decision to exit the DPE business and run off the book that we announced last quarter, we saw mutually beneficial resolutions with this partner on these assets because we are interested in owning them long term. So taking control allows us to own high quality newly built communities. It allows us to reduce the DPE book, which is a strategic objective.

You can see that the balance is now around $250 million that is what we told you last quarter we would finish the year at. So we are at the year end level already. We are also able to convert what was a fixed return on that investment into owned NOI with upside on our operating platform. And Mike can speak to that now that he has them in his hands. Together, these assets screen well on a couple of things that are very important to us. Operating upside potential and CapEx. there is a lease up nature here of these assets. So we are looking for them to stabilize around a 5-cap.

Michael D. Lacy: Yeah, David. If I could just add a couple of things just since we have been able to get our hands on these. I think it is good just to look at the 4 deals we have taken over the last few months. When you look at that portfolio as a whole, we were actually exceeding our underwriting by about a million dollars. And a lot of that comes from beats and controllable expense savings, David mentioned it, but the fact that we now have more scale and efficiency in places like Portland, as well as in the Inland Empire, we are able to drive our cost down. that is paying dividends today.

And I would say in addition to that, we have been able to drive our occupancy up rather quickly. We are getting that penetration up on some of these initiatives that are driving our other income So led to that million dollar beat just over the last few months. I think specific to the deal on Inland Empire, what we are excited about is that controllable operating margin, it is expected to be right around 85% when we get stabilized. And that is about 200 basis points better than our current existing same store deals in that market. So there is room to try to drive some efficiencies there, obviously, get that higher rent growth helps out.

And I would say in addition to that, just the Portland deals we were able to quickly get in there, get SmartBrand established, do our self guided tours. it is really helped with the funnel. And so getting demands for the door, it is allowed us to keep concessions down, occupancy high, and we feel good about that market today.

Operator: Our next question is from Alex Kim with Zelman and Associates. Please proceed.

Alex: Hey, guys. Thanks for taking my question. This 1 maybe is for you, David. But you guys have emphasized reducing exposure to assets with higher capital requirements. And following the dispositions and Apollo transactions, how should we think about kind of the normalized run rate for recurring CapEx on the retained portfolio? And after accounting for UDR's ongoing CapEx, obligations in the JV and this newly consolidated DPE assets, how much improvement should we expect in that conversion from FFOA to AFFO?

David Dooley Bragg: it is a great topic, something that is focus here. And to answer your question, I really would focus on the dispositions that we have done this year because I think they are emblematic of not just the focus on CapEx, but the focus on operating upside potential and the signal from Orion. But let's dig in on CapEx. So for these assets, I am counting 8 here, including the 1 that is under contract. Average vintage is 1.98 thousand so that is 45 years old. CapEx as a share of revenue for these communities is 18%. And that compares to about 11% as a decent estimate for the remaining portfolio CapEx can be lumpy, variable. You have our.

We have a redevelopment team that is able to find opportunities and create a lot of value. So in any given quarter or year, you are going to see, you know, up and down movement in CapEx. But I would tell you that directionally, we are very focused on enhancing the quality of the portfolio in various ways. 1 of them is through dispositions. And as we do that and then with those proceeds, primarily, we bought back the stock. You are-- or with any selective acquisitions such as 1 that we have done this year, you are enhancing the long term cash flow prospects for the enterprise.

Operator: Our next question is from Alexander Goldfarb with Piper Sandler. Please proceed.

Alexander: Hey. Good morning out there. David, question on the Apollo sort of a 2 parter. 1, are there any restrictions on you guys doing joint ventures with other private equity firms? And then 2, on the fee income side, know, on 1 hand, it seems like a nice additive, to earnings. On the other hand, they could be short term, whereas NOI usually receives a higher multiple. So sort of curious how you guys think about increasing fee income versus NOI. And then the first part of the question was if there is any exclusivity with Apollo for PE or if you can do other PE JVs.

David Dooley Bragg: 2 questions. Thank you. First 1's easy. No. No restrictions on our ability to partner with others. As it relates to fee income, we are grateful to for the opportunity to drive earnings growth. In various ways. So you are right that over the near term, via this vehicle, there is an opportunity for fee income but we are also utilizing the proceeds in a manner that allows us to enhance the long term growth rate of the enterprise well beyond any presumable life of the joint venture because we are paying down debt.

We are repurchasing shares, which are generally of higher quality than what we have sold this year, and then we will be out looking for opportunities to acquire assets that check the boxes that I walked through earlier in terms of the signal from Orion operating upside and relatively low CapEx. So this is a transaction that is accretive on day 1. But also allows us to accomplish a number of strategic objectives. Which both derisk the enterprise and enhance the long term earnings outlook.

Operator: Our next question is from Rich Anderson with Cantor Fitzgerald. Please proceed.

Rich: Hey. Thanks. Good afternoon. So I understand and appreciate all the flexibility and the uniqueness of the Apollo deal. And so no debate there. But UDR in the past and, you know, just more distant past was unwinding joint ventures in the name of simplifying the story. So I am curious how you balanced all of what we are talking about here is taking up, you know, most or you know, disproportionate amount of this conference call, with just the lack of-- you know, the more complexity that it brings to the table. And you know, there is a value in simplicity. I think I think we can all agree with that.

I am just curious how you thought about, you know, that you know, broader thought as it relates to getting involved in this $2 billion deal? Thanks.

Thomas W. Toomey: Hey, Richard. I think I will have some comments. This is Toomey, and also ask David to weigh in on it. I guess to start,, yes, a lot of time on Apollo. I congratulate the team. A very, long thoughtful process and a very good partner who thinks about real estate much like we do. And when I think through the past, and mine is a long 1, you are always trying to find the right capital partner who has the same philosophy you do. So I take, for example, Met, which has been an enterprise level relationship at 16 years. And thinks very much about real estate like we do.

And we have gone from a $3 billion joint venture and built up to $8 billion together and now sits right around $2.5 billion So I think always finding capital that matches your philosophical approach and skill set and we can get an outsized return for our shareholders is part of our job. Okay? The capital markets in the public space come and go. But we also have to be able to play in the private capital world with a variety of skill sets that yield returns for our shareholders that are outsized. So I think Apollo is that next step they think about it in a long term view. And are trying to achieve a very straightforward objective.

And they have given a lot of control and options to us to help them achieve that goal. And we are rewarded for 100% of the returns above 7%. that is a pretty big incentive in this world. To drive not just their return, but our performance and they are aligned. So our shareholders benefit immensely if we are able to achieve that and we look forward to that type of relationship. And boy, you do this long enough, I will tell you, I think I am excited about what Apollo can achieve for us. And I do not think we are done talking to them. David, anything else you would add?

David Dooley Bragg: Sure. Yeah. Tom, I agree. The top objective is creating value for existing shareholders, and we believe that we have done that here by driving earnings growth and reducing leverage. Which reduces risk. At the same time, you know, our cost to capital in the public market is subject to the whims of the public markets. And there are days, and there will be days in the future in which that cost of capital allows us to go out and grow on balance sheet and create value for shareholders. But that is not every day. What we do find every day is that there is private capital that is attracted to what UDR has to offer.

We have a top operating platform and a data driven focus on investments. And so that is what we have heard out in the marketplace for many years going back to the JVs that you have alluded to and especially most recently. So we will continue to look at various opportunities with that same overarching goal of maximizing value for shareholders.

Operator: Our final question is a follow-up from Ami Probandt with UBS. Please proceed.

Amy: Hi. Thanks for the follow-up. I was just wondering how does it work for UDR to substitute assets into and out of the Apollo JV? Is there a minimum amount of time for an asset to remain in the JV? Kind of thinking about how that could impact comparability of different periods when we are looking at same store trends? And then in terms of proceed redeployment timing, you have already done $185 million of share repurchases, in the past about 2 weeks. So how quickly could you complete share repurchases to the extent that you wanted to allocate capital there? Could you do say, $400 million, $500 million by the end of the year? Thanks.

David Dooley Bragg: Thanks, Ami Probandt. As it relates to substitutions, that opportunity is solely up to UDR. And we view it as an opportunity to play offense. Let's say, for example, that our data driven process suggests that an asset will significantly outperform over the coming years. We have the ability to go in and get that asset based on replacing the cash flow and replace it with another asset that should meet the base case plan for the joint venture. So as we do that, we will be sure to report on that with transparency there. And that is that is something that we will keep an eye on and then dialogue with you on.

As it relates to share buybacks, we simply just do not provide guidance As it relates to share buybacks, we are pleased to report the activity that we have had so far, and we will follow-up with you probably at the NAREIT conference and other opportunities to comment on buyback activity.

Operator: We have 1 more follow-up from John Pawlowski with Green Street. Please proceed.

John: Hey, thanks for taking the follow-up. I have a clarifying question on the distribution of cash flows in the Apollo JV. So David, you said it will be in line. So 67% of the property level cash flow goes to Apollo, roughly 33% to UDR. Where does that percentage go beyond year 10 if the JV stays intact?

David Dooley Bragg: Beyond year 10, there is a slight adjustment to the cash flows in Apollo's favor. Hey, John. it is basically the 67-33 split right now. I believe it goes up to about 70% in year 10 to obviously support those IRR step ups that they get in year 7 and year 9 if the call option is not exercised.

Operator: We have reached the end of our question and answer session. I would like to turn the conference back over to Mr. Toomey for closing remarks

Thomas W. Toomey: First, thank you for all your time and interest. Support of UDR. We will see many of you at upcoming NAREIT in a couple weeks. And always reach out if we can answer any questions and help you understand our business. And the progress the team is making. With that, take care.

Operator: Thank you. This will conclude today's conference. You may disconnect your lines at this time, and thank you for your participation.

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