MAC

EX-99.1

2 a2026q2-exhibit991.htm

EX-99.1

2026 Q2- Exhibit 99.1

Exhibit 99.1

Earnings Results & Supplemental Information

For the Three and Six Months Ended June 30, 2026

The Macerich Company

Earnings Results & Supplemental Information

For the Three and Six Months Ended June 30, 2026

Table of Contents

All information included in this supplemental financial package is unaudited, unless otherwise indicated.

Page No.

Executive Summary & Financial Highlights

1

Executive Summary

1

Financial Highlights

4

Capital Information

8

Capital Information and Market Capitalization

8

Changes in Total Common and Equivalent Shares/Units

9

Financial Data

10

Consolidated Statements of Operations (Unaudited)

10

Consolidated Balance Sheet (Unaudited)

11

Non-GAAP Pro Rata Financial Information (Unaudited)

12

Supplemental FFO Information

15

Capital Expenditures

16

Asset Dispositions / Loan Give-Backs

17

Operational Data

19

Trailing Twelve Month Sales Per Square Foot

19

Portfolio Occupancy

19

Average Base Rent Per Square Foot

19

Cost of Occupancy

19

Percentage of Net Operating Income by State

20

Property Listing

21

Joint Venture List

24

Balance Sheet

25

Net Debt to Adjusted EBITDA

25

Debt Summary

27

Outstanding Debt by Maturity Date

28

Development and Redevelopment Pipeline Forecast

29

Corporate Information

30

1

The Macerich Company

Executive Summary

June 30, 2026

As a leading owner, operator and developer of high-quality retail real estate in densely populated and attractive U.S. markets, our

portfolio is concentrated in California, the Pacific Northwest, Phoenix/Scottsdale, and the Metro New York to Washington, D.C.

corridor.  Developing and managing properties that serve as community cornerstones, we currently own approximately 40 million

square feet of real estate, consisting primarily of interests in 37 regional retail centers, and one community/power shopping center.

We are firmly dedicated to driving long-term shareholder value and to advancing environmental goals, social good and sound corporate

governance.

Results for the Quarter:

The net loss attributable to the Company was $27.1 million, or $0.10 per share-diluted, during the second quarter of 2026, compared to

net loss attributable to the Company of $40.9 million, or $0.16 per share-diluted, for the quarter ended June 30, 2025.  The change in

net loss between the second quarter of 2026 compared to the same period in 2025 is primarily due to the Company recognizing a gain

on sale of assets in the second quarter of 2026.

Funds from Operations (“FFO”), as adjusted, was $100.4 million, or $0.35 per share-diluted, during the second quarter of 2026,

compared to $88.7 million, or $0.34 per share-diluted, for FFO, as adjusted, for the quarter ended June 30, 2025.

Go-Forward Portfolio Centers net operating income (“NOI”), excluding lease termination income, increased 3.8% in the second quarter

of 2026 compared to the second quarter of 2025.

Portfolio tenant sales per square foot for spaces less than 10,000 square feet for the twelve months ended June 30, 2026 were $919

compared to $849 for the twelve months ended June 30, 2025 and $899 for the twelve months ended March 31, 2026. Go-Forward

Portfolio Centers sales per square foot for spaces less than 10,000 square feet for the twelve months ended June 30, 2026 were $954.

Leased portfolio occupancy as of June 30, 2026 was 94.0%, a 2.0% increase compared to the 92.0% occupancy rate at June 30, 2025 and

a 0.6% increase compared to the 93.4% occupancy rate at March 31, 2026.  Go-Forward Portfolio Center leased occupancy as of June

30, 2026 was 95.5%.

During the second quarter of 2026, we signed approximately 1.3 million square feet of leases on a comparable center basis, including a

1.0% year-over-year increase in new-store leased square footage.

New store leases are expected to produce total gross revenue of approximately $124 million at our share in excess of the revenue

generated in 2024 from prior uses in those same spaces. This new store leasing pipeline represents a cumulative and incremental

estimate and includes open stores, leases signed not open, and leases in documentation that will or have commenced from 2024

through 2028.

Management Commentary:

“The second quarter results reflect the continued execution of our Path Forward Plan,” said Jack Hsieh, President and Chief Executive

Officer, Macerich. “Go-Forward Portfolio NOI grew 3.8%, our signed-not-open pipeline reached $124 million, and our leasing

speedometer is at 88%, exceeding our 85% mid-year target. With the leasing phase of the Path Forward Plan substantially complete, we

are focused on conversion- getting tenants built out, open and paying rent which will drive center-wide traffic, increase sales and NOI

growth."

“That scarcity of space is one of the goals of our Path Forward Plan. Roughly 90% of our Go-Forward NOI comes from Class A assets in

supply-constrained mark

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mac-202602180000912242FALSE00009122422026-02-182026-02-18

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, DC 20549

FORM 8-K

CURRENT REPORT

Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): February 18, 2026

THE MACERICH COMPANY

(Exact name of registrant as specified in its charter)

Maryland1-1250495-4448705 (State or other jurisdiction of incorporation)(Commission File Number)(IRS Employer Identification No.)

401 Wilshire Boulevard, Suite 700, Santa Monica, California 90401 (Address of principal executive offices) (Zip code)

Registrant’s telephone number, including area code (310) 394-6000

N/A (Former name or former address, if changed since last report)

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

☐Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

☐Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

☐Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

☐Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Securities registered pursuant to Section 12(b) of the Act:

Title of each class Trading symbol(s) Name of each exchange on which registered Common stock of The Macerich Company, $0.01 par value per shareMACThe New York Stock Exchange

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (17 CFR §230.405) or Rule 12b-2 of the Securities Exchange Act of 1934 (17 CFR §240.12b-2).

Emerging growth company    ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

ITEM 2.02    RESULTS OF OPERATIONS AND FINANCIAL CONDITION.

On February 18, 2026, The Macerich Company (the “Company”) released its financial results for the three and twelve months ended December 31, 2025 by posting to its website a financial supplement containing financial and operating information of the Company (“Earnings Results & Supplemental Information”) and such Earnings Results & Supplemental Information is furnished as Exhibit 99.1 hereto.

The Earnings Results & Supplemental Information included as an exhibit with this report is being furnished pursuant to Item 2.02 of Form 8-K and shall not be deemed to be “filed” with the SEC or incorporated by reference into any other filing with the SEC.

ITEM 7.01    REGULATION FD DISCLOSURE.

The Earnings Results & Supplemental Information included as an exhibit with this report is being furnished pursuant to Item 7.01 of Form 8-K and shall not be deemed to be “filed” with the SEC or incorporated by reference into any other filing with the SEC.

ITEM 9.01    FINANCIAL STATEMENTS AND EXHIBITS.

Listed below are the financial statements, pro forma financial information and exhibits furnished as part of this report:

(a), (b) and (c) Not applicable.

(d) Exhibit.

Exhibit Index attached hereto and incorporated herein by reference.

2

EXHIBIT INDEX

EXHIBIT

NUMBER

NAME

99.1Earnings Results & Supplemental Information for the Three and Twelve Months Ended December 31, 2025

104Cover Page Interactive Data File (embedded within the Inline XBRL document)

3

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, The Macerich Company has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

THE MACERICH COMPANY

By: Daniel Swanstrom

February 18, 2026 /s/ Daniel Swanstrom DateSenior Executive Vice President, Chief Financial Officer and Treasurer

4