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as of 08-17-2026 3:46pm EST
Simon Property Group is the largest retail real estate investment trust in the United States. Its portfolio includes an interest in 254 properties: 114 traditional malls, 108 premium outlets, 14 Mills centers (a combination of a traditional mall, outlet center, and big-box retailers), six lifestyle centers, and 12 other retail properties. Simon's portfolio averaged $736 in sales per square foot over the trailing 12 months. The company also owns a 22% interest in Klépierre, a European retail company with investments in shopping centers in 14 countries, and joint-venture interests in 33 premium outlets across 14 countries.
| Founded: | 1960 | Country: | United States |
| Employees: | N/A | City: | INDIANAPOLIS |
| Market Cap: | 74.4B | IPO Year: | 1998 |
| Target Price: | $196.08 | AVG Volume (30 days): | 1.3M |
| Analyst Decision: | Hold | Number of Analysts: | 13 |
| Dividend Yield: | Dividend Payout Frequency: | quarterly | |
| EPS: | 2.97 | EPS Growth: | 95.18 |
| 52 Week Low/High: | $172.09 - $238.50 | Next Earning Date: | 05-11-2026 |
| Revenue: | $6,364,505,000 | Revenue Growth: | 6.72% |
| Revenue Growth (this year): | 0.79% | Revenue Growth (next year): | 3.45% |
| P/E Ratio: | 73.93 | Index: | |
| Free Cash Flow: | 3.2B | FCF Growth: | N/A |
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Earnings Transcripts
SEC 8-K filings with transcript text
2026 Q2 Q2 2026 Earnings
8-K SELL Aug 10, 2026 · 100% conf.
Q2 2026 Earnings
8-K SELLAug 10, 2026 · 100% conf.
1D
-1.70%
$216.81
Act: -0.46%
5D
-2.67%
$214.66
20D
-3.78%
$212.21
EX-99.1
2 tm2620726d2_ex99-1.htm
EXHIBIT 99.1
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TABLE OF CONTENTS
SIMON PROPERTY GROUP
EARNINGS RELEASE &
SUPPLEMENTAL INFORMATION
UNAUDITED SECOND QUARTER
TABLE OF CONTENTS
TABLE OF CONTENTS
EARNINGS RELEASE AND SUPPLEMENTAL INFORMATION
FOR THE QUARTER ENDED JUNE 30, 2026
PAGE
Earnings Release(1)
2–11
Overview
12
The Company
12
Stock Information, Credit Ratings and Senior Unsecured Debt Covenants
13
Financial Data
Selected Financial and Equity Information
14
Net Operating Income (NOI) Composition
15
Net Operating Income Overview (at Share)
16
Reconciliations of Non-GAAP Financial Measures
17
Consolidated Net Income to NOI
17
FFO of the Operating Partnership to Funds Available for Distribution (Our Share)
18
Lease Income, Other Income, Other Expense, Income from Unconsolidated Entities, and Capitalized Interest
19
Operational Data
Operating Information
20
U.S. Malls and Premium Outlets Lease Expirations
21
U.S. Malls and Premium Outlets Top Tenants
22
Development Activity
Capital Expenditures
23
Development Activity Summary
24
Balance Sheet Information
Common and Preferred Stock Information
25
Changes in Common Share and Limited Partnership Unit Ownership
25
Preferred Stock/Units Outstanding
25
Credit Profile
26
Summary of Indebtedness
27
Total Debt Amortization and Maturities by Year (Our Share)
28
Unsecured Debt Information
29
Property and Debt Information
30–38
Other
Non-GAAP Pro-Rata Financial Information
39–42
Guidance Reconciliation
43
(1)
Includes reconciliation of consolidated net income to FFO and Real Estate FFO.
2Q 2026 SUPPLEMENTAL
1
TABLE OF CONTENTS
EARNINGS RELEASE
Contacts:
Tom Ward
317-685-7330 Investors
Nicole Kennon
704-804-1960 Media
Simon® Reports Second Quarter 2026 Results and
Increases Guidance for Full Year 2026 Real Estate FFO Per Share
INDIANAPOLIS, August 10, 2026 – Simon®, a real estate investment trust engaged in the ownership of premier shopping, dining, entertainment and mixed-use destinations, today reported results for the quarter ended June 30, 2026.
“We delivered excellent financial and operational results this quarter,” said Eli Simon, Chief Executive Officer, President and Chief Operating Officer. “Real Estate FFO per share grew 7.9% year-over-year, supported by consistent broad-based leasing demand, accelerated traffic increases, strong retailer sales growth, and the contribution from acquisitions completed over the past year. Today, we are once again increasing our guidance for full-year 2026 Real Estate FFO per share.”
Results for the Quarter
•
Net income attributable to common stockholders was $483.1 million, or $1.49 per diluted share, as compared to $556.1 million, or $1.70 per diluted share in 2025. Net income for the second quarter of 2025 included a non-cash after-tax gain of $0.21 per diluted share from investment activity.
•
Real Estate Funds From Operations (“Real Estate FFO”) was $1.249 billion, or $3.29 per diluted share as compared to $1.154 billion, or $3.05 per diluted share in the prior year, an increase of 7.9%.
•
Funds From Operations (“FFO”) was $1.185 billion, or $3.12 per diluted share as compared to $1.189 billion, or $3.15 per diluted share in the prior year, inclusive of the $0.21 per diluted share non-cash after-tax gain in the prior year period.
•
Domestic property Net Operating Income (“NOI”) increased 8.5% and portfolio NOI increased 8.3% compared to the prior year period.
Results for the Six Months
•
Net income attributable to common stockholders was $962.7 million, or $2.97 per diluted share, as compared to $969.8 million, or $2.97 per diluted share in 2025.
•
Real Estate FFO was $2.457 billion, or $6.46 per diluted share as compared to $2.268 billion, or $6.01 per diluted share in the prior year, an increase of 7.5%.
•
FFO was $2.293 billion, or $6.03 per diluted share as compared to $2.194 billion, or $5.82 per diluted share in the prior year.
2Q 2026 SUPPLEMENTAL
2
TABLE OF CONTENTS
EARNINGS RELEASE
•
Domestic property NOI increased 7.6% and portfolio NOI increased 7.5% compared to the prior year period.
U.S. Malls and Premium Outlets Operating Statistics
•
Occupancy at June 30, 2026 was 96.0%, unchanged from June 30, 2025.
•
Base minimum rent per square foot was $62.42 at June 30, 2026, compared to $58.70 at June 30, 2025, an increase of 6.3%.
•
Reported retailer sales per square foot was $838 for the trailing 12 months ended June 30, 2026, compared to $73
2026 Q1 Q1 2026 Earnings
8-K May 11, 2026
Q1 2026 Earnings
8-KMay 11, 2026
EX-99.1
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EXHIBIT 99.1
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TABLE OF CONTENTS
SIMON PROPERTY GROUP
EARNINGS RELEASE &
SUPPLEMENTAL INFORMATION
UNAUDITED FIRST QUARTER
TABLE OF CONTENTS
TABLE OF CONTENTS
EARNINGS RELEASE AND SUPPLEMENTAL INFORMATION
FOR THE QUARTER ENDED MARCH 31, 2026
PAGE
Earnings Release(1)
2 – 11
Overview
12
The Company
12
Stock Information, Credit Ratings and Senior Unsecured Debt Covenants
13
Financial Data
Selected Financial and Equity Information
14
Net Operating Income (NOI) Composition
15
Net Operating Income Overview (at Share)
16
Reconciliations of Non-GAAP Financial Measures
17
Consolidated Net Income to NOI
17
FFO of the Operating Partnership to Funds Available for Distribution (Our Share)
18
Lease Income, Other Income, Other Expense, Income from Unconsolidated Entities, and Capitalized Interest
19
Operational Data
Operating Information
20
U.S. Malls and Premium Outlets Lease Expirations
21
U.S. Malls and Premium Outlets Top Tenants
22
Development Activity
Capital Expenditures
23
Development Activity Summary
24
Balance Sheet Information
Common and Preferred Stock Information
25
Changes in Common Share and Limited Partnership Unit Ownership
25
Preferred Stock/Units Outstanding
25
Credit Profile
26
Summary of Indebtedness
27
Total Debt Amortization and Maturities by Year (Our Share)
28
Unsecured Debt Information
29
Property and Debt Information
30–38
Other
Non-GAAP Pro-Rata Financial Information
39–41
Guidance Reconciliation
42
(1)
Includes reconciliation of consolidated net income to FFO and Real Estate FFO.
1Q 2026 SUPPLEMENTAL
1
TABLE OF CONTENTS
EARNINGS RELEASE
Contacts:
Tom Ward
317-685-7330 Investors
Nicole Kennon
704-804-1960 Media
Simon® Reports First Quarter 2026 Results,
Increases Full Year 2026 Real Estate FFO Per Share Guidance
and Raises Quarterly Dividend
INDIANAPOLIS, May 11, 2026 – Simon®, a real estate investment trust engaged in the ownership of premier shopping, dining, entertainment and mixed-use destinations, today reported results for the quarter ended March 31, 2026.
“We are very pleased with our first-quarter results,” said Eli Simon, Chief Executive Officer, President and Chief Operating Officer. “Our portfolio delivered strong operating performance, supported by continued leasing momentum, retailer sales and traffic increases, disciplined capital allocation, and growth in cash flow. Today, we increased our full-year 2026 Real Estate FFO per share guidance and raised our quarterly dividend.”
Results for the Quarter
•
Net income attributable to common stockholders was $479.6 million, or $1.48 per diluted share, as compared to $413.7 million, or $1.27 per diluted share in 2025.
•
Real Estate Funds From Operations (“Real Estate FFO”) was $1.208 billion, or $3.17 per diluted share as compared to $1.113 billion, or $2.95 per diluted share in the prior year, an increase of 7.5%.
•
Funds From Operations (“FFO”) was $1.108 billion, or $2.91 per diluted share as compared to $1.005 billion, or $2.67 per diluted share in the prior year, an increase of 9.0%.
•
Domestic property Net Operating Income (“NOI”) increased 6.7% and portfolio NOI increased 6.7% compared to the prior year period.
U.S. Malls and Premium Outlets Operating Statistics
•
Occupancy at March 31, 2026 was 96.0%, compared to 95.9% at March 31, 2025.
•
Base minimum rent per square foot was $61.99 at March 31, 2026, compared to $58.92 at March 31, 2025, an increase of 5.2%.
•
Reported retailer sales per square foot was $819 for the trailing 12 months ended March 31, 2026, compared to $733 at March 31, 2025, an increase of 11.8%.
1Q 2026 SUPPLEMENTAL
2
TABLE OF CONTENTS
EARNINGS RELEASE
Dividends
Today, Simon’s Board of Directors declared a quarterly common stock dividend of $2.25 for the second quarter of 2026. This is an increase of $0.15, or 7.1% year-over-year. The dividend will be payable on June 30, 2026 to shareholders of record on June 9, 2026.
Simon’s Board of Directors declared the quarterly dividend on its 8 3/8% Series J Cumulative Redeemable Preferred Stock (NYSE: SPGPrJ) of $1.046875 per share, payable on June 30, 2026 to shareholders of record on June 16, 2026.
Common Stock Repurchase Program
During the quarter ended March 31, 2026, the Company repurchased 965,296 shares of its common stock for approximately $175 million, or $181.59 per share.
Capital Markets and Balance Sheet Liquidity
During the quarter, the Company completed 1
2025 Q4 Q4 2025 Earnings
8-K Feb 2, 2026
Q4 2025 Earnings
8-KFeb 2, 2026
EX-99.1
2 tm263695d2_ex99-1.htm
EXHIBIT 99.1
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TABLE OF CONTENTS
SIMON PROPERTY GROUP
EARNINGS RELEASE &
SUPPLEMENTAL INFORMATION
UNAUDITED FOURTH QUARTER
TABLE OF CONTENTS
TABLE OF CONTENTS
EARNINGS RELEASE AND SUPPLEMENTAL INFORMATION
FOR THE QUARTER ENDED DECEMBER 31, 2025
PAGE
Earnings Release(1)
2 – 11
Overview
12
The Company
12
Stock Information, Credit Ratings and Senior Unsecured Debt Covenants
13
Financial Data
Selected Financial and Equity Information
14
Net Operating Income (NOI) Composition
15
Net Operating Income Overview (at Share)
16
Reconciliations of Non-GAAP Financial Measures
17
Consolidated Net Income to NOI
17
FFO of the Operating Partnership to Funds Available for Distribution (Our Share)
18
Lease Income, Other Income, Other Expense, Income from Unconsolidated Entities, and Capitalized Interest
19
Operational Data
Operating Information
20
U.S. Malls and Premium Outlets Lease Expirations
21
U.S. Malls and Premium Outlets Top Tenants
22
Development Activity
Capital Expenditures
23
Development Activity Summary
24
Balance Sheet Information
Common and Preferred Stock Information
25
Changes in Common Share and Limited Partnership Unit Ownership
25
Preferred Stock/Units Outstanding
25
Credit Profile
26
Summary of Indebtedness
27
Total Debt Amortization and Maturities by Year (Our Share)
28
Unsecured Debt Information
29
Property and Debt Information
30–38
Other
Non-GAAP Pro-Rata Financial Information
39–42
(1)
Includes reconciliation of consolidated net income to FFO and Real Estate FFO.
4Q 2025 SUPPLEMENTAL
1
TABLE OF CONTENTS
EARNINGS RELEASE
Contacts:
Tom Ward
317-685-7330 Investors
Nicole Kennon
704-804-1960 Media
Simon® Reports Fourth Quarter
and Full Year 2025 Results
INDIANAPOLIS, February 2, 2026 − Simon®, a real estate investment trust engaged in the ownership of premier shopping, dining, entertainment and mixed-use destinations, today reported results for the quarter and twelve months ended December 31, 2025.
“I am very pleased with our fourth-quarter results, which caps another impressive year of performance for our Company,” said David Simon, Chairman, Chief Executive Officer and President. “In 2025, we generated record Real Estate Funds From Operations of $4.8 billion and returned a remarkable $3.5 billion to our shareholders. We executed over 17 million square feet of leases, opened a new Premium Outlet in Indonesia, completed 23 significant redevelopment projects, and acquired $2 billion of high-quality retail properties. We remain focused on disciplined, value-creating investment activity and operational excellence that will drive sustainable growth in cash flow, FFO, and dividends per share.”
Results for the Quarter
•
Net income attributable to common stockholders was $3.048 billion, or $9.35 per diluted share, as compared to $667.2 million, or $2.04 per diluted share in 2024.
–
Net income for the fourth quarter of 2025 includes a non-cash gain of $2.89 billion primarily related to our acquisition of the remaining interest in Taubman Realty Group, resulting from the remeasurement of our previously held equity interest to fair value.
•
Real Estate Funds From Operations (“Real Estate FFO”) was $1.328 billion, or $3.49 per diluted share as compared to $1.261 billion, or $3.35 per diluted share in the prior year, an increase of 4.2%.
•
Funds From Operations (“FFO”) was $1.242 billion, or $3.27 per diluted share as compared to $1.389 billion, or $3.68 per diluted share in the prior year.
–
FFO in the fourth quarter of 2025 includes: contribution of $55.5 million, or $0.15 per diluted share from the Company’s Other Platform Investments; a one-time after-tax loss of $120.7 million, or $0.31 per diluted share primarily related to Catalyst Brands restructuring costs and valuation adjustment for certain cost method investments; and a non-cash loss of $21.1 million, or $0.06 per diluted share due to an unrealized mark-to-market in fair value adjustment of the Klépierre exchangeable bonds the Company issued in November 2023.
•
Domestic property Net Operating Income (“NOI”) increased 4.8% and portfolio NOI increased 5.1% compared to the prior year period.
4Q 2025 SUPPLEMENTAL
2
TABLE OF CONTENTS
EARNINGS RELEASE
Results for the Year
•
Net income attributable to common stockholders was $4.624 billion, or $14.17 per diluted share, as compared to $2.368 billion, or $7.26 per diluted share in 2024.
•
Real Estate FFO was $4.812 billion, or $1
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The information presented on this page, "SPG Simon Property Group Inc. - Stocks Price | History | Analysis", including historical data, forecasts, news, insider information, and predictions, is provided for educational purposes only. It should not be considered as financial advice or a recommendation to buy or sell any securities. Decisions regarding investments should be made only after careful consideration and consultation with a qualified financial advisor. We do not endorse or guarantee the accuracy or reliability of the information provided, and we disclaim any liability for financial losses incurred as a result of decisions made based on the information presented.