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Acadia Realty Trust (AKR) stock

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NYSE: AKR NYSE Retail REITs Next results ~January 28, 2027

D Fundamentals grade

Acadia Realty Trust is a US-listed company in the retail REITs industry. Its financial year ends in December.

Stock price today

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Third-party market data · may be delayed

Model estimate per share

~$22

Valuation models combined (2)

Base case. Range ~$14–$26. Weighted average of 2 models (funds-from-operations model, dividend discount (growing dividend)), the funds-from-operations model counting double.

Price vs value

No Buy/Hold/Sell rating is issued: only 2 valuation models apply; a rating needs 3.

Acadia Realty Trust valuation: adjust assumptions and compare models →

Who’s trading

What company insiders, investment funds and members of Congress have been doing with the stock, from their own filings.

  • Insiders0 buying, 1 selling0 purchases and 1 sale by directors and officers, last 12 monthsInsider trades
  • Funds149 adding, 85 cuttingOf 40 active managers that changed their stake, 24 added; quarter to June 30, 2026Fund buyers and sellers

Value diary

Our note on each quarter Acadia Realty Trust files

10-Q filed November 2: Acadia Realty Trust

Acadia Realty Trust's revenue for the twelve months to September 2026 came in at $398m, a 0.3% decline on the year before. That marks a reversal from the prior quarter, when growth stood at 4.7%. Among the 24 retail REITs we track, Acadia now ranks 20th on this measure. Share count tells its own story: the diluted total has risen 6.3% year on year, spreading earnings across more shares and diluting existing holders. On valuation, our combined models put fair value at $22.35 a share. With the stock trading at $19.39, that leaves a gap between where the market has it priced and where our models see it.

Source: 10-Q filed November 2, 2026 on SEC EDGAR · Financials · Valuation

Earlier notes (1)

Where Acadia Realty Trust stands after its latest 10-Q

Revenue for the twelve months to June 2026 was $386m, up 11.7% on a year earlier, faster than the 7.0% growth a quarter earlier. The diluted share count is up 10.0% on a year earlier, which dilutes existing holders.

10-Q on SEC EDGAR

Written from the company's filings and our models when each quarter's report arrives. Figures in older notes are as published at the time. Not investment advice.

The Fundamentalytics view

Next results ~January 28, 2027 (estimated)

Acadia Realty Trust's trailing-twelve-month revenue fell 0.3% year on year, with a free-cash-flow margin of 6.0%. Where it lags: change in growth rate of -5.0pp ranks 23 of 24 retail reits companies we cover.

Current signal Operating margin expanding: TTM operating margin reached 53.3%, up 42.0pp year over year.

Assembled from SEC-filed figures — the full workings are on this page and in our methodology. Observations, not recommendations.

Highlights

How we pick these

Strengths

  • High operating margin. 53.3% of revenue is left as operating profit, against a median of 47.7% for retail reits companies we cover.
  • Margins widening. Operating margin is up 42.0 points on a year ago.
  • Estimates rising. Analysts' consensus for next year's earnings per share has risen 46.4% over 90 days.

Things to watch

  • Revenue shrinking. Revenue fell 0.3% over the last 12 months.
  • Share dilution. Diluted shares rose 6.3% in a year.
  • High debt. Long-term debt exceeds cash by $1.8bn, more than 1.5 times annual revenue.
  • High earnings multiple. The shares trade at 57 times the last 12 months' earnings, so expectations are demanding.
  • Growth easing. The growth rate is 5.0 points lower than a quarter earlier.
  • Weak cash conversion. Free cash flow was 52% of net income over the last 12 months.

Latest results: FY2026 Q3

Filed November 2, 2026
Earnings per share
-$0.02 against an average estimate of $0.06: missed by 139.7%
Revenue
$95m, down 6.0% on a year earlier
Guidance given
GAAP net earnings per share attributable to Acadia $0.4 to $0.41 (year ended December 31, 2026); NAREIT FFO per share attributable to Common Shareholders and Common OP Unit Holders $1.19 to $1.21 (year ended December 31, 2026)
Next report
November 2, 2026; average EPS estimate $0.09

Acadia Realty Trust's figures from its SEC filings and results release; estimates are the analysts' average. Not a recommendation.

Price chart

  • 1 day+1.9%
  • 1 week+3.0%
  • 1 month+4.1%
  • This year-2.7%
  • 1 year+5.8%
  • 5 years+5.2%
  • S&P 500 this year+11.2%

Closing prices to 2026-11-02. Price change only, dividends excluded.

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Third-party market data · may be delayed

At a glance

Trailing twelve months, from SEC filings

Profitability

Revenue (TTM)
$398M
Operating margin
53.3%
Net margin
11.5%
EPS (TTM, diluted)
$0.34

Growth

Revenue growth
−0.3%
Change in growth rate
−5.0 pts
Share count change
+6.3%

Earnings

Last results
November 2, 2026
Next results (est.)
January 28, 2027

News & updates

Updated November 2, 2026

Company announcements, filed results and changes that matter to shareholders.

  1. Results
  2. Leadership
  3. Results
  4. Guidance

Refreshed hourly when new source data is available. Summaries are checked against company releases and SEC filings. Company announcement headlines are labelled when a checked summary is unavailable.

Valuation

Acadia Realty Trust valuation models and calculator

Fundamentalytics rating

model v1.6 · 2026-11-03

Not rated: only 2 valuation models apply; a rating needs 3.

Valuation models

We value Acadia Realty Trust as an equity reit, with every model that fits that kind of business. Cost of equity 8.1%: the 10-year Treasury yield (4.9%) plus a beta of 0.71 times a 4.5% equity risk premium.

Value per share by model
Model Value per share In the combined value?
Funds-from-operations model Funds from operations growing 2.5% a year, discounted at 8%. ~$26 ~$22–$33 Primary model, counts double
Price-to-FFO vs peers Funds from operations per share times peers' typical (harmonic-mean) price-to-FFO. ~$0.5 ~$12–$25 Left out: out of range vs price (0.03x)
Dividend discount (growing dividend) Today's dividend growing 2.5% a year, discounted at the cost of equity. ~$14 ~$12–$17 Included
Combined value Weighted average of the models that apply: the primary model (funds-from-operations model) counts double. Models more than 5x or less than 0.2x the share price, or more than 3x away from the other models' median, are left out. ~$22 ~$14–$26 2 models

Different models fail in different ways, so where several apply we average them rather than trust one. Peer-based models compare Acadia Realty Trust with equity REITs in our coverage, using third-party market data. Model values are estimates under stated assumptions, updated as new filings arrive; not price targets or investment advice. How each model works.

Moat

22 /100

Weak moat

How hard Acadia Realty Trust's competitive advantage looks for rivals to wear away, judged from 10 years of its own filings: returns on capital, pricing power, profit durability, cash conversion and discipline.

  • Returns on capital 0 / 20

    Net income has been a median 0.6% of total assets over 10 years.

  • Durability 5 / 20

    Operating margin has been a median 17.0%; its worst year was -14.2%.

  • Cash conversion 6 / 20

    Free cash flow was positive in 5 of 9 years, at a median 0.2% of revenue.

  • Discipline 8 / 20

    The diluted share count rose 53.5% over five years; stock-based pay has been a median 4.0% of revenue.

AI disruption exposure: Low. In this industry, the business rests on physical assets, regulated networks or products AI itself depends on.

A rules-based reading of reported figures, not a forecast and not investment advice. How the score is built: methodology.

Forecasts and guidance

Analysts' consensus

Fiscal yearEPSGrowthRevenueGrowth
Current $0.47 +365% $385m −6%
Next $0.41 — $432m +12%

Next year's EPS estimate has moved +46.4% in 90 days, across 1 analysts.

How the EPS forecast has moved

The consensus EPS forecast for the current fiscal year is +16.9% on 90 days ago. In the last 30 days, 0 analysts raised Acadia Realty Trust's forecast and 0 cut it.

Consensus EPS forecast Acadia Realty Trust, last 90 days
$0.25 $0.30 $0.35 $0.40 $0.45 $0.50 90 days ago 60 days ago 30 days ago 7 days ago Now Current fiscal year, 90 days ago: $0.40 Current fiscal year, 60 days ago: $0.43 Current fiscal year, 30 days ago: $0.44 Current fiscal year, 7 days ago: $0.44 Current fiscal year, Now: $0.47 $0.47 Next fiscal year, 90 days ago: $0.28 Next fiscal year, 60 days ago: $0.33 Next fiscal year, 30 days ago: $0.34 Next fiscal year, 7 days ago: $0.38 Next fiscal year, Now: $0.41 $0.41

Average of analysts' published estimates (third-party data).

View chart data
Period Current fiscal yearNext fiscal year
90 days ago $0.40$0.28
60 days ago $0.43$0.33
30 days ago $0.44$0.34
7 days ago $0.44$0.38
Now $0.47$0.41

Earnings against estimates

Quarter toEstimateActualSurprise
Sept 2026 $0.06 −$0.02 −139.7%
Jun 2026 $0.04 $0.07 +68.2%
Mar 2026 $0.04 $0.03 −23.8%
Dec 2025 $0.07 $0.10 +44.6%

Adjusted EPS as companies report it, against the average analyst estimate.

Management guidance

Earnings release, July 28, 2026
  • GAAP net earnings per share attributable to Acadia year ended December 31, 2026 $0.40 to $0.41 GAAP Raised
    “Raised full-year 2026 guidance: GAAP net earnings to $0.40-$0.41 per share (from $0.37-$0.39) and FFO As Adjusted to $1.24-$1.26 per share (from $1.22-$1.26)” source
  • NAREIT FFO per share attributable to Common Shareholders and Common OP Unit Holders year ended December 31, 2026 $1.19 to $1.21 Non-GAAP Raised
    “NAREIT FFO per share attributable to Common Shareholders and Common OP Unit Holders $1.19-$1.21 $1.17-$1.21” source
  • FFO As Adjusted per share attributable to Common Shareholders and Common OP Unit Holders year ended December 31, 2026 $1.24 to $1.26 Non-GAAP Raised
    “Raised full-year 2026 guidance: GAAP net earnings to $0.40-$0.41 per share (from $0.37-$0.39) and FFO As Adjusted to $1.24-$1.26 per share (from $1.22-$1.26)” source

Figures and quotations are management's, copied from the company's own press release (SEC 8-K exhibit) and checked word for word against it. Forward-looking statements are the company's expectations, not ours and not advice; guidance can change or be missed.

Analyst recommendations

7 analysts, Nov 2026
Buy686%
Hold114%
Sell00%

Monthly trend

  1. Nov 2026617
  2. Oct 2026617
  3. Sep 2026718

Counts of recommendations published by analysts covering Acadia Realty Trust, by month. Source: Aggregated broker recommendations (third-party data). Aggregated counts only: we do not reproduce any firm's recommendation or price target, and these are not Fundamentalytics ratings.

Positioning

Short interest
22.0%
of tradable shares
Days to cover
10.57
at average volume
Short interest, 1 month
+5%
to October 15, 2026
Held by institutions
—
of shares
Held by insiders
0.5%
of shares
Employees
138
full time

Consensus figures average analysts' published estimates (third-party data); guidance is the company's own. Neither is our forecast. Short interest is reported twice a month and lags. Market data may be delayed.

This section is general information, not investment advice or a personal recommendation, and it does not take account of your objectives or circumstances. Forecasts and guidance are estimates, not promises: companies miss their own guidance and analysts' figures are often revised. Prices can fall as well as rise, and you can lose money. See our disclaimer.

Share-price performance

Market data may be delayed

What moved the share price

Last 12 months +5.8%

$18.32 on October 31, 2025 to $19.39

ThenNowEffect
Revenue (last 12 months) $386m $404m +4.7%
Net margin 5.3% 13.6% +155.4%
P/E multiple 107.1x 46.6x −56.5%
Share count 120m 132m −9.1%

Biggest factor: net margin.

Last 3 years +42.4%

$13.62 on November 3, 2023 to $19.39

ThenNowEffect
Revenue (last 12 months) $332m $404m +21.6%
P/S multiple 3.9x 6.3x +62.2%
Share count 95m 132m −27.8%

Biggest factor: p/s multiple. Loss-making at one end, so the split uses price/sales.

The effects multiply back to the price change exactly. Results are the last 12 months as known on each date (filings assumed public 45 days after quarter end).

Return and risk by year

Calendar year 202120222023202420252026 to date
Return
AKR+58%−31%+24%+48%−12%−3%
Industry peers (median)+46%−11%+6%+15%−3%+11%
S&P 500+29%−18%+26%+25%+18%+11%
Months that ended higher
AKR67%42%42%75%58%55%
S&P 50075%42%67%75%75%46%
Largest fall from a high during the year
AKR−14%−43%−20%−9%−29%−20%
S&P 500−5%−25%−10%−8%−19%−9%

Worst fall since November 2, 2015: 71% from August 1, 2016 to October 28, 2020. Getting back needed a 245% gain, and the shares have not yet recovered.

Price behaviour

52-week range
$18.08 – $22.48
From 52-week high
−13.8%
vs 50-day average
+1.0%
vs 200-day average
−4.3%
Volatility (1 year)
21%
Beta vs S&P 500
0.14

Volatility is the annualised standard deviation of daily returns. Beta 1.5 means the shares typically moved 1.5% for each 1% move in the S&P 500 over the past year. Prices to November 2, 2026.

Share price after results

Next day
5 up, 6 down
typical move ±2.5%
After a week
4 up, 7 down
typical move ±2.3%
After a month
5 up, 6 down
typical move ±5.1%
Results releasedNext dayS&P 500 next day5 days21 days
July 28, 2026 +1.1% −1.3% −3.3% −5.9%
May 13, 2026 −1.9% +1.4% −0.8% +2.3%
April 28, 2026 +1.9% −0.5% +3.5% +5.6%
February 10, 2026 −2.2% −0.3% −3.4% −2.7%
October 28, 2025 −3.8% +0.3% −0.4% +3.3%
April 29, 2025 −3.5% +0.7% −2.6% −1.4%
February 11, 2025 +3.5% −0.2% +1.1% −9.8%
October 28, 2024 +1.4% +0.5% +1.6% +6.7%
July 30, 2024 +5.2% +1.1% +4.1% +8.8%
April 29, 2024 −0.2% −1.2% −2.5% −5.1%
February 13, 2024 −2.3% −0.5% −2.2% −4.2%

From the close before the release date to the close 1, 5 and 21 trading days after it, so releases before the open and after the close are both captured. Past moves don't predict future ones.

Acadia Realty Trust in five measures

Fundamentals grade D
Growth Profitability Cash Balance sheet

Growth, profitability, cash generation and balance sheet are percentiles against the companies we cover in the same industry, from SEC filings (100 = best). Value compares the share price with our modelled value range (50 = at our base value; higher = cheaper). A description of reported data and our model — not a quality score or advice.

Fundamentals

Revenue (TTM) Acadia Realty Trust
$320M $340M $360M $380M $400M $420M FY23 Q4 FY24 Q3 FY25 Q2 FY26 Q3 Revenue (TTM), FY23 Q4: $338.7M Revenue (TTM), FY24 Q1: $348.2M Revenue (TTM), FY24 Q2: $345.5M Revenue (TTM), FY24 Q3: $351.9M Revenue (TTM), FY24 Q4: $359.7M Revenue (TTM), FY25 Q1: $372.7M Revenue (TTM), FY25 Q2: $386.1M Revenue (TTM), FY25 Q3: $399.3M Revenue (TTM), FY25 Q4: $410.8M Revenue (TTM), FY26 Q1: $409.4M Revenue (TTM), FY26 Q2: $404.2M Revenue (TTM), FY26 Q3: $398.2M $398.2M

Source: SEC EDGAR filings. Retrieved November 3, 2026.

View chart data
Period Revenue (TTM)
FY23 Q4 $338.7M
FY24 Q1 $348.2M
FY24 Q2 $345.5M
FY24 Q3 $351.9M
FY24 Q4 $359.7M
FY25 Q1 $372.7M
FY25 Q2 $386.1M
FY25 Q3 $399.3M
FY25 Q4 $410.8M
FY26 Q1 $409.4M
FY26 Q2 $404.2M
FY26 Q3 $398.2M
Revenue growth, TTM YoY Acadia Realty Trust
-5% 0% 5% 10% 15% FY23 Q4 FY24 Q3 FY25 Q2 FY26 Q3 Revenue growth, TTM YoY, FY23 Q4: 3.8% Revenue growth, TTM YoY, FY24 Q1: 6.6% Revenue growth, TTM YoY, FY24 Q2: 4.0% Revenue growth, TTM YoY, FY24 Q3: 5.4% Revenue growth, TTM YoY, FY24 Q4: 6.2% Revenue growth, TTM YoY, FY25 Q1: 7.0% Revenue growth, TTM YoY, FY25 Q2: 11.7% Revenue growth, TTM YoY, FY25 Q3: 13.5% Revenue growth, TTM YoY, FY25 Q4: 14.2% Revenue growth, TTM YoY, FY26 Q1: 9.8% Revenue growth, TTM YoY, FY26 Q2: 4.7% Revenue growth, TTM YoY, FY26 Q3: -0.3% -0.3%

Source: SEC EDGAR filings. Retrieved November 3, 2026.

View chart data
Period Revenue growth, TTM YoY
FY23 Q4 3.8%
FY24 Q1 6.6%
FY24 Q2 4.0%
FY24 Q3 5.4%
FY24 Q4 6.2%
FY25 Q1 7.0%
FY25 Q2 11.7%
FY25 Q3 13.5%
FY25 Q4 14.2%
FY26 Q1 9.8%
FY26 Q2 4.7%
FY26 Q3 -0.3%
Operating margin (TTM) Acadia Realty Trust
0% 20% 40% 60% FY23 Q4 FY24 Q3 FY25 Q2 FY26 Q3 Operating margin (TTM), FY23 Q4: 14.5% Operating margin (TTM), FY24 Q1: 14.6% Operating margin (TTM), FY24 Q2: 14.2% Operating margin (TTM), FY24 Q3: 17.0% Operating margin (TTM), FY24 Q4: 18.3% Operating margin (TTM), FY25 Q1: 18.0% Operating margin (TTM), FY25 Q2: 12.9% Operating margin (TTM), FY25 Q3: 11.3% Operating margin (TTM), FY25 Q4: 12.0% Operating margin (TTM), FY26 Q1: 47.1% Operating margin (TTM), FY26 Q2: 53.1% Operating margin (TTM), FY26 Q3: 53.3% 53.3%

Source: SEC EDGAR filings. Retrieved November 3, 2026.

View chart data
Period Operating margin (TTM)
FY23 Q4 14.5%
FY24 Q1 14.6%
FY24 Q2 14.2%
FY24 Q3 17.0%
FY24 Q4 18.3%
FY25 Q1 18.0%
FY25 Q2 12.9%
FY25 Q3 11.3%
FY25 Q4 12.0%
FY26 Q1 47.1%
FY26 Q2 53.1%
FY26 Q3 53.3%
FCF margin (TTM) Acadia Realty Trust
-5% 0% 5% 10% FY23 Q4 FY24 Q3 FY25 Q2 FY26 Q3 FCF margin (TTM), FY23 Q4: 5.8% FCF margin (TTM), FY24 Q1: -4.4% FCF margin (TTM), FY24 Q2: -4.0% FCF margin (TTM), FY24 Q3: 1.3% FCF margin (TTM), FY24 Q4: 0.4% FCF margin (TTM), FY25 Q1: -0.8% FCF margin (TTM), FY25 Q2: 6.4% FCF margin (TTM), FY25 Q3: 2.5% FCF margin (TTM), FY25 Q4: 2.3% FCF margin (TTM), FY26 Q1: 3.5% FCF margin (TTM), FY26 Q2: 2.9% FCF margin (TTM), FY26 Q3: 6.0% 6.0%

Source: SEC EDGAR filings. Retrieved November 3, 2026.

View chart data
Period FCF margin (TTM)
FY23 Q4 5.8%
FY24 Q1 -4.4%
FY24 Q2 -4.0%
FY24 Q3 1.3%
FY24 Q4 0.4%
FY25 Q1 -0.8%
FY25 Q2 6.4%
FY25 Q3 2.5%
FY25 Q4 2.3%
FY26 Q1 3.5%
FY26 Q2 2.9%
FY26 Q3 6.0%

Data: SEC EDGAR XBRL company facts (as filed in 10-K/10-Q); forms 10-K, 10-K/A, 10-Q. Generated November 3, 2026. Definitions in our methodology.

Financial statements

US$ millions unless shown otherwise. Fiscal years, plus the last twelve months (LTM) when newer.

Fiscal year 2016 Dec 2016 2017 Dec 2017 2018 Dec 2018 2019 Dec 2019 2020 Dec 2020 2021 Dec 2021 2022 Dec 2022 2023 Dec 2023 2024 Dec 2024 2025 Dec 2025 LTM Sept 2026
Income
Revenue 190 249 260 290 251 292 326 339 360 411 398
EBITDA 92 171 150 196 32 154 204 185 205 207 363
Operating income 22 66 33 73 −115 31 68 49 66 49 212
Net income 73 61 31 54 −9 24 −35 20 22 17 46
Diluted EPS $0.94 $0.73 $0.38 $0.63 −$0.11 $0.26 −$0.40 $0.20 $0.19 $0.10 $0.34
Growth (year on year)
Revenue — +30.9% +4.5% +11.5% −13.4% +16.6% +11.6% +3.8% +6.2% +14.2% −0.3%
EBITDA — +86.2% −12.2% +30.2% −83.6% +379.0% +32.5% −9.3% +10.5% +1.1% +83.3%
Operating income — +202.5% −50.6% +123.6% −257.5% — +122.6% −28.1% +33.8% −24.7% +369.8%
Net income — −15.5% −48.9% +70.9% −116.7% — −250.5% — +8.9% −22.0% +157.6%
Diluted EPS — −22.3% −47.9% +65.8% −117.5% — −253.8% — −5.0% −47.4% +142.2%
Margins
EBITDA margin 48.4% 68.9% 57.9% 67.6% 12.8% 52.7% 62.6% 54.6% 56.9% 50.4% 91.1%
Operating margin 11.5% 26.6% 12.6% 25.2% −45.9% 10.5% 20.9% 14.5% 18.3% 12.0% 53.3%
Net margin 38.3% 24.7% 12.1% 18.5% −3.6% 8.1% −10.9% 5.9% 6.0% 4.1% 11.5%
Free-cash-flow margin −20.8% 2.6% 37.0% 45.4% 41.4% 35.9% 40.8% 46.0% 39.0% 40.7% 43.8%
Cash flow
Cash from operations 110 115 96 131 104 105 133 156 140 167 174
Capital spending 149 108 0 0 0 0 0 0 0 0 0
Free cash flow −40 7 96 131 104 105 133 156 140 167 174
Stock-based pay 14 11 13 10 11 12 11 13 13 12 16
Free cash flow after stock pay −53 −5 83 121 93 93 122 143 128 155 158
Balance sheet
Cash 72 75 20 14 19 18 17 17 17 39 38
Total debt 1,506 1,438 1,560 1,718 1,713 1,820 1,805 1,881 1,548 1,924 1,865
Net debt (negative = net cash) 1,434 1,364 1,540 1,704 1,695 1,802 1,788 1,864 1,531 1,885 1,827
Diluted shares 76m 84m 82m 84m 86m 88m 95m 95m 108m 129m 134m
Returned to shareholders
Dividends 91 100 89 94 50 39 65 69 76 101 107
Buybacks — — 55 — — — — — — — —
Total returned 91 100 144 94 50 39 65 69 76 101 107

Source: SEC EDGAR XBRL company facts (US and foreign periodic filings); column headings link to the filing. EBITDA is operating income plus depreciation and amortisation. Free cash flow is cash from operations minus capital spending. Growth is left blank when last year's figure was a loss or under 2% of revenue. Share counts and EPS are restated for stock splits. A dash means the company didn't report the figure.

Dividends, buybacks and capital spending

Dividends (TTM)
$107M
Diluted share count
+6.3%
year over year
Total shareholder yield
4.0%
dividends 4.0% + buybacks 0.0% of market value
Dividend payout ratio
234%
of net income paid out

Competitors: side by side with peers

Closest by revenue in retail reits
Last 12 months unless stated AKR AAT IVT FCPT BFS CBL Median
Revenue, last 12 months $398m $444m $330m $316m $302m $588m $516m
Revenue growth, last 12 months −0.3% 1.1% 12.6% 10.2% 8.7% 9.0% 8.5%
Revenue growth, 3-year average 6.1% 0.7% 9.2% 9.2% 6.5% 2.1% 8.2%
Revenue growth, latest quarter −6.0% 4.3% 17.0% 12.9% 8.4% 4.0% 7.1%
Gross margin — 61.1% — — 73.8% — 73.8%
Operating margin 53.3% 23.6% −7.7% — 67.0% 20.9% 44.2%
Operating margin, 3-year average 27.2% 28.8% 0.3% — 54.5% 20.9% 35.7%
Net margin 11.5% 4.8% 8.7% 37.5% 11.5% 37.0% 26.8%
Cash from operations / revenue 43.8% 38.3% 49.8% 65.5% 34.0% 48.1% 48.6%
Free-cash-flow margin 6.0% 16.9% 37.7% 44.4% 13.5% 21.9% 20.3%
Free-cash-flow margin, 3-year average 3.2% 22.6% 36.7% 40.4% 19.8% 20.5% 20.1%
Stock pay / revenue 4.0% 1.6% 3.4% 2.9% 0.7% 2.3% 1.7%
Change in share count 6.3% 0.2% 0.1% 8.1% 0.6% 0.8% 2.6%

Median of all 24 companies we cover in retail reits. Shaded: best of the six on that line (lowest for stock pay and share-count growth). 3-year figures average the last three 12-month periods; 3-year growth is compound annual. Source: SEC filings.

Peer comparison

24 retail reits companies
Measure Company Peer median Rank
Revenue growth Growth -0.3% 8.7% 20 of 24
Change in growth rate Growth -5.0pp -0.3pp 23 of 24
Operating margin Profitability 53.3% 47.7% 6 of 16
Net margin Profitability 11.5% 29.8% 18 of 24
Stock pay as % of revenue Cash generation 4.0% 1.8% 20 of 21
Long-term debt as % of assets Balance sheet 37.7% 46.6% 6 of 20
Change in share count Balance sheet 6.3% 4.1% 13 of 22

Rank 1 = best in the group (for spending, debt and dilution, lower ranks first).

Who owns it

Funds buying and selling
Reported value
$3.5B
Institutions reporting
254
Shares held vs prior quarter
▲ 3.7%
Positions opened / closed
37 / 23

Top buyers and sellers, Q2 2026: 149 institutions bought and 85 sold ; the biggest buyer was Cohen & Steers, Inc (+3.9M shares) and the biggest seller Alyeska Investment Group, L.P (−2.1M). See which funds bought and sold →

Largest reported holders, June 30, 2026
Manager Value Shares Share of 13F value Shares QoQ
Blackrock, Inc. $508M 24.3M 14.7% ▲ 5.0%
Cohen & Steers, Inc. $421M 20.1M 12.2% ▲ 23.9%
FMR LLC $416M 19.9M 12.0% ▲ 1.5%
Vanguard Portfolio Management LLC $282M 13.5M 8.1% ▲ 2.7%
Price T Rowe Associates Inc $211M 10.1M 6.1% ▲ 1.4%
State Street Corp $159M 7.6M 4.6% ▲ 2.4%
Vanguard Capital Management LLC $125M 6.0M 3.6% ▲ 2.1%
Massachusetts Financial Services Co $107M 4.8M 3.1% ▼ 7.5%
Wellington Management Group LLP $97.8M 4.7M 2.8% ▲ 24.9%
Principal Financial Group Inc $82.7M 4.0M 2.4% ▲ 520.8%
Geode Capital Management, LLC $78.8M 3.8M 2.3% ▲ 7.7%
Nuveen, LLC $65.9M 3.2M 1.9% ▲ 4.5%

From Form 13F filings with the SEC ( quarterly data sets), as reported by each manager for June 30, 2026 and filed up to 45 days later. 13F reports cover long US-listed positions of managers above $100M only, so this is not Acadia Realty Trust's complete shareholder register. Values are as reported by the filers ; 3 inconsistently scaled filing rows were excluded.

Insider trading activity

Full insider history and chart
Insider purchases History → $0 0 trades by 0 insiders, last 12 months Insider sales History → $553,000 1 trade by 1 insider · 0% under pre-set plans
Net ▼ $553,000 net selling
Insider Date Trade Shares Price Value
Livingston Reginald EVP and CIO May 6, 2026 Sell 25,000 $22.12 $553,000

From insiders' Form 4 filings with the SEC. Excludes awards, option exercises and shares withheld for tax. "Pre-set plan" means the filing marks the trade as made under a Rule 10b5-1 plan. See every insider trade since five years ago, on a price chart.

Trades by members of Congress

All 1 trade and filings

No trades in Acadia Realty Trust disclosed in the last 12 months; 1 earlier trade on record.

  • Daniel S. Goldman(D-NY 10):Sale (full), $1,001 - $15,000, traded April 10, 2023, filed May 19, 2023

Value ranges as filed; reports can arrive up to 45 days after a trade.

Earnings dates and SEC filings

Results announcements

Next expected around January 28, 2027 estimated from the company's past filing pattern, not announced

  • November 2, 2026
  • July 28, 2026
  • May 13, 2026
  • April 28, 2026
  • February 10, 2026
  • October 28, 2025

Recent SEC filings

Data status

When each part of this page on Acadia Realty Trust was last updated.

DataLast updatedSource
Share priceExchange closing prices
Financial statementsSEC 10-K and 10-Q filings
News and updatesCompany releases and SEC 8-K filings
Analyst estimatesAggregated analyst estimates
Valuation and scoresOur models, from the filed figures

How we build and check these figures: methodology and data sources.

Acadia Realty Trust in brief

What does Acadia Realty Trust do?
Acadia Realty Trust is a US-listed company in the retail REITs industry. Its financial year ends in December.
What is Acadia Realty Trust's stock ticker?
Acadia Realty Trust trades under the ticker AKR on NYSE. This page brings together its financial statements, valuation models, ownership and recent company updates.
What is Acadia Realty Trust's revenue, and how fast is it growing?
Over its most recent trailing twelve months, Acadia Realty Trust reported revenue of $398M, 0.3% lower than a year earlier, according to its SEC filings.
What is Acadia Realty Trust's free cash flow?
Acadia Realty Trust's free-cash-flow margin is 6.0% of revenue over the trailing twelve months.
Who are Acadia Realty Trust's largest institutional shareholders?
By value reported in 13F filings for June 30, 2026, the largest reported holders are Blackrock, Inc., Cohen & Steers, Inc. and FMR LLC. 13F reports cover long US-listed positions of managers above $100M, filed up to 45 days after quarter end.
What is Acadia Realty Trust's market cap?
On November 2, 2026, Acadia Realty Trust's market capitalisation was about $2.6B, with a price-to-earnings ratio of 56.7 and net debt of $1.8B. Market figures come from third-party market data and may be delayed.
Does Acadia Realty Trust pay a dividend?
Yes: Acadia Realty Trust paid $107M in dividends over the trailing twelve months, a dividend yield of 3.98% and a payout ratio of 233.6%.
Who are Acadia Realty Trust's competitors?
In our Retail REITs peer group, the companies closest to Acadia Realty Trust are American Assets Trust, Inc., Inventrust Properties Corp., Four Corners Property Trust, Inc., Saul Centers, Inc. and CBL & Associates Properties Inc. The side-by-side comparison below sets their revenue, margins and growth against Acadia Realty Trust's.
Are insiders buying or selling Acadia Realty Trust stock?
Over the last 12 months, Acadia Realty Trust's directors and officers reported 0 open-market purchases and 1 sales on Form 4. The insider trading page charts every trade.
When is Acadia Realty Trust's next earnings date?
Around January 28, 2027, estimated from the spacing of its past results announcements (8-K filings). That is an estimate, not a confirmed date — Acadia Realty Trust announces its own schedule.