0000906345-16-000040.txt : 20160129 0000906345-16-000040.hdr.sgml : 20160129 20160129132139 ACCESSION NUMBER: 0000906345-16-000040 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 5 CONFORMED PERIOD OF REPORT: 20160128 ITEM INFORMATION: Results of Operations and Financial Condition ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20160129 DATE AS OF CHANGE: 20160129 FILER: COMPANY DATA: COMPANY CONFORMED NAME: CAMDEN PROPERTY TRUST CENTRAL INDEX KEY: 0000906345 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] IRS NUMBER: 766088377 STATE OF INCORPORATION: TX FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 001-12110 FILM NUMBER: 161372364 BUSINESS ADDRESS: STREET 1: 11 GREENWAY PLAZA STREET 2: SUITE 2400 CITY: HOUSTON STATE: TX ZIP: 77046 BUSINESS PHONE: 7133542500 MAIL ADDRESS: STREET 1: 11 GREENWAY PLAZA STREET 2: SUITE 2400 CITY: HOUSTON STATE: TX ZIP: 77046 8-K 1 a8kq415.htm 8-K 8-K




UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 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): January 28, 2016
CAMDEN PROPERTY TRUST
(Exact name of Registrant as Specified in Charter)
Texas
1-12110
76-6088377
(State or Other Jurisdiction of
Incorporation)
(Commission File Number)
(I.R.S. Employer
Identification Number)
11 Greenway Plaza, Suite 2400, Houston, Texas 77046
(Address of Principal Executive Offices) (Zip Code)
Registrant's telephone number, including area code: (713) 354-2500
Not applicable
(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))





Item 2.02    Results of Operations and Financial Condition.

On January 28, 2016, Camden Property Trust (the "Company") issued a press release announcing its consolidated financial results for the three months and twelve months ended December 31, 2015. This press release refers to supplemental financial information available on the Company’s website. Copies of the press release and the supplemental information are furnished as Exhibits 99.1 and 99.2, respectively, to this report. This information shall not be deemed "filed" for purposes of Section 18 of the Securities Exchange Act of 1934, as amended, and is not incorporated by reference into any filing of the Company, whether made before or after the date hereof, regardless of any general incorporation language in such filing.

Item 9.01    Financial Statements and Exhibits.

(c)    Exhibits.

Exhibit
Number
Title

99.1
Press Release issued by Camden Property Trust dated January 28, 2016.
99.2
Supplemental Financial Information dated January 28, 2016.





SIGNATURES

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

Date: January 29, 2016
CAMDEN PROPERTY TRUST



By:    /s/ Michael P. Gallagher        
Michael P. Gallagher
Senior Vice President - Chief Accounting Officer





EXHIBIT INDEX


Exhibit
Number
Title

99.1
Press Release issued by Camden Property Trust dated January 28, 2016.
99.2
Supplemental Financial Information dated January 28, 2016.



 EX-99.1 2 exhibit991earningsreleaseq.htm EXHIBIT 99.1 Exhibit


CAMDEN PROPERTY TRUST ANNOUNCES 2015 OPERATING RESULTS,
7.1% DIVIDEND INCREASE AND 2016 FINANCIAL OUTLOOK
 

Houston, TEXAS (January 28, 2016) - Camden Property Trust (NYSE:CPT) today announced operating results for the three and twelve months ended December 31, 2015.

Funds from Operations (“FFO”), Adjusted Funds from Operations (“AFFO”), and Net Income Attributable to Common Shareholders (“EPS”) for the three and twelve months ended December 31, 2015 are detailed below.

 
Three Months Ended
Twelve Months Ended
 
December 31
December 31
Per Diluted Share
2015
2014
2015
2014
FFO
$1.20
$0.99
$4.54
$4.18
AFFO
$1.01
$0.79
$3.83
$3.52
EPS
$0.67
$1.98
$2.76
$3.27

A reconciliation of EPS to FFO is included in the financial tables accompanying this press release.

Same Property Results
 
Quarterly Growth

Sequential Growth

Year to Date Growth

 
4Q15 vs. 4Q14

4Q15 vs. 3Q15

2015 vs. 2014

Revenues
5.4
%
0.0
 %
5.2
%
Expenses
4.8
%
(4.0
)%
5.1
%
Net Operating Income ("NOI")
5.7
%
2.3
 %
5.2
%

 
4Q15

4Q14

3Q15

Occupancy
95.5
%
95.6
%
96.0
%

“We are pleased to report another solid quarter of results for our company,” said Richard J. Campo, Camden’s Chairman and CEO. “Our 2015 FFO totaled $4.54 per share, the highest level achieved in our 23 years of operations, driven by strong revenue and NOI growth at our communities. We expect 2016 to be another very good year for Camden and the multifamily industry.”

The Company defines same property communities as communities owned and stabilized as of January 1, 2014. A reconciliation of net income to NOI and same property NOI is included in the financial tables accompanying this press release.

Development Activity
Construction was completed during the quarter at Camden Paces located in Atlanta, GA and Camden Southline in Charlotte, NC. Lease-up was completed at Camden Hayden in Tempe, AZ.




Development Communities - Construction Completed and Projects in Lease-Up ($ in millions)
 
 
Total
Total
CPT %

% Leased

Community Name
Location
Units
Cost
Owned

as of 1/24/2016

Camden Southline
Charlotte, NC
266
$47.2
31.3
%
91
%
Camden Flatirons
Denver, CO
424
79.2
100
%
88
%
Camden Paces
Atlanta, GA
379
117.5
100
%
77
%
Camden Glendale
Glendale, CA
303
113.2
100
%
69
%
   TOTAL
 
1,372
$357.1
 
 

Development Communities - Construction Ongoing ($ in millions)
 
 
Total
Total
CPT %

% Leased

Community Name
Location
Units
Budget
Owned

as of 1/24/2016

Camden Chandler
Chandler, AZ
380
$73.0
100
%
62
%
Camden Gallery
Charlotte, NC
323
58.0
100
%
 
Camden Victory Park
Dallas, TX
423
82.0
100
%
 
The Camden
Los Angeles, CA
287
145.0
100
%
 
Camden Lincoln Station
Denver, CO
267
56.0
100
%
 
Camden NoMa II
Washington, DC
405
115.0
100
%
 
Camden Shady Grove
Rockville, MD
457
116.0
100
%
 
Camden McGowen Station
Houston, TX
315
90.0
100
%
 
   TOTAL
 
2,857
$735.0
 
 

Acquisition/Disposition Activity
During the quarter the Company acquired a 5.8-acre land parcel in Gaithersburg, MD for $13.3 million for the future development of approximately 365 apartment homes. The Company also disposed of Camden Providence Lakes, a 260-home community in Brandon, FL for $33.0 million.

Quarterly Dividend Declaration
Camden’s Board of Trust Managers declared a first quarter 2016 dividend of $0.75 per common share, which is a 7.1% increase over the Company’s prior quarterly dividend of $0.70 per share. The dividend is payable on April 18, 2016 to holders of record as of March 31, 2016. In declaring the dividend, the Board of Trust Managers considered a number of factors, including the Company’s past performance and future prospects, as described in this press release.

Earnings Guidance
Camden provided initial earnings guidance for 2016 based on its current and expected views of the apartment market and general economic conditions, and provided guidance for first quarter 2016 as detailed below.

Per Diluted Share
1Q16
2016
FFO
$1.16 - $1.20
$4.75 - $4.95
EPS
$0.41 - $0.45
$1.71 - $1.91
Same Property Growth
2016 Range
2016 Midpoint
Revenues
4.10% - 5.10%
4.6%
Expenses
4.30% - 5.30%
4.8%
NOI
3.50% - 5.50%
4.5%





Camden intends to update its earnings guidance to the market on a quarterly basis. Additional information on the Company’s 2016 financial outlook and a reconciliation of expected EPS to expected FFO are included in the financial tables accompanying this press release.

Conference Call
The Company will hold a conference call on Friday, January 29, 2016 at 11:00 a.m. Central Time to review its fourth quarter and full-year 2015 results and discuss its outlook for future performance. To participate in the call, please dial (888) 317-6003 (Domestic) or (412) 317-6061 (International) by 10:50 a.m. Central Time and enter passcode: 9020765, or join the live webcast of the conference call by accessing the Investors section of the Company’s website at camdenliving.com. Supplemental financial information is available in the Investors section of the Company’s website under Earnings Releases or by calling Camden’s Investor Relations Department at (800) 922-6336.

Forward-Looking Statements
In addition to historical information, this press release contains forward-looking statements under the federal securities law. These statements are based on current expectations, estimates and projections about the industry and markets in which Camden operates, management's beliefs, and assumptions made by management. Forward-looking statements are not guarantees of future performance and involve certain risks and uncertainties which are difficult to predict. Factors which may cause the Company’s actual results or performance to differ materially from those contemplated by forward-looking statements are described under the heading “Risk Factors” in Camden’s Annual Report on Form 10-K and in other filings with the Securities and Exchange Commission (SEC). Forward-looking statements made in today’s press release represent management’s current opinions, and the Company assumes no obligation to update or supplement these statements because of subsequent events.

About Camden
Camden Property Trust, an S&P 400 Company, is a real estate company engaged in the ownership, management, development, redevelopment, acquisition, and construction of multifamily apartment communities. Camden owns interests in and operates 172 properties containing 59,792 apartment homes across the United States. Upon completion of 8 properties under development, the Company’s portfolio will increase to 62,649 apartment homes in 180 properties. Camden was recently named by FORTUNE® Magazine for the eighth consecutive year as one of the “100 Best Companies to Work For” in America, ranking #10.

For additional information, please contact Camden’s Investor Relations Department at (800) 922-6336 or (713) 354-2787 or access our website at camdenliving.com.








 
 
 
CAMDEN
 
OPERATING RESULTS
 
 
(In thousands, except per share amounts)
 
 
 
(Unaudited)
 
Three Months Ended December 31,
 
Twelve Months Ended December 31,
 
2015
2014
 
2015
2014
OPERATING DATA
 
 
 
 
 
Property revenues
 
 
 
 
 
Rental revenues

$197,647


$188,225

 

$769,108


$731,874

Other property revenues
32,011

28,234

 
123,820

112,104

Total property revenues
229,658

216,459

 
892,928

843,978

 
 
 
 
 
 
Property expenses
 
 
 
 
 
Property operating and maintenance
55,299

53,014

 
219,831

211,253

Real estate taxes
25,111

23,415

 
101,885

94,055

Total property expenses
80,410

76,429

 
321,716

305,308

 
 
 
 
 
 
Non-property income
 
 
 
 
 
Fee and asset management
1,916

2,531

 
6,999

9,832

Interest and other income
289

80

 
597

842

Income/(loss) on deferred compensation plans
1,607

2,003

 
(264
)
3,937

Total non-property income
3,812

4,614

 
7,332

14,611

 
 
 
 
 
 
Other expenses
 
 
 
 
 
Property management
5,833

5,581

 
23,761

22,689

Fee and asset management
1,318

1,595

 
4,742

5,341

General and administrative
13,113

20,595

 
46,233

51,005

Interest (a)
23,740

24,846

 
97,312

94,906

Depreciation and amortization
65,886

61,539

 
257,082

237,346

Expense/(benefit) on deferred compensation plans
1,607

2,003

 
(264
)
3,937

Total other expenses
111,497

116,159

 
428,866

415,224

 
 
 
 
 
 
Gain on sale of operating properties, including land
19,096

155,680

 
104,288

159,289

Impairment associated with land holdings
—

—

 
—

(1,152
)
Equity in income of joint ventures
1,681

1,134

 
6,168

7,023

Income from continuing operations before income taxes
62,340

185,299

 
260,134

303,217

Income tax expense
(538
)
(675
)
 
(1,872
)
(1,903
)
Net income
61,802

184,624

 
258,262

301,314

Less income allocated to non-controlling interests from continuing operations
(1,209
)
(6,126
)
 
(8,947
)
(9,225
)
Net income attributable to common shareholders

$60,593


$178,498

 

$249,315


$292,089

 
 
 
 
 
 
CONDENSED CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME
 
 
 
 
 
Net income
$61,802
$184,624
 
$258,262
$301,314
Other comprehensive income
 
 
 
 
 
Unrealized loss on cash flow hedging activities
—

—

 
—

(417
)
Unrealized gain (loss) and unamortized prior service cost on post retirement obligation
357

(970
)
 
357

(970
)
Reclassification of net loss on cash flow hedging activities, prior service cost and net loss on post retirement obligation
37

25

 
149

74

Comprehensive income
62,196

183,679

 
258,768

300,001

Less income allocated to non-controlling interests from continuing operations
(1,209
)
(6,126
)
 
(8,947
)
(9,225
)
Comprehensive income attributable to common shareholders

$60,987


$177,553

 

$249,821


$290,776

 
 
 
 
 
 
PER SHARE DATA
 
 
 
 
 
Total earnings per common share – basic

$0.67


$1.99

 

$2.77


$3.29

Total earnings per common share – diluted
0.67

1.98

 
2.76

3.27

 
 
 
 
 
 
Weighted average number of common shares outstanding:
 
 
 
 
 
     Basic
89,175

88,683

 
89,120

88,084

     Diluted
90,418

90,233

 
89,490

88,468


(a) All periods presented have been changed to reflect the adoption of ASU 2015-03 (as supplemented by ASU 2015-15) at December 31, 2015, which required retrospective application.









Note: Please refer to the following pages for definitions and reconciliations of all non-GAAP financial measures presented in this document.




 
 
 
CAMDEN
 
FUNDS FROM OPERATIONS
 
 
(In thousands, except per share and property data amounts)
 
 
 
(Unaudited)
 
Three Months Ended December 31,
 
Twelve Months Ended December 31,
 
2015
2014
 
2015
2014
FUNDS FROM OPERATIONS
 
 
 
 
 
 
 
 
 
 
 
Net income attributable to common shareholders

$60,593


$178,498

 

$249,315


$292,089

 Real estate depreciation and amortization
64,286

60,032

 
251,104

230,638

 Adjustments for unconsolidated joint ventures
2,364

1,357

 
9,146

5,337

 Income allocated to non-controlling interests
1,209

6,126

 
8,947

9,225

 Gain on sale of unconsolidated joint venture properties
—

—

 
—

(3,566
)
 Gain on sale of operating properties, net of tax
(18,870
)
(155,680
)
 
(104,015
)
(155,680
)
     Funds from operations

$109,582


$90,333

 

$414,497


$378,043

 
 
 
 
 
 
     Less: recurring capitalized expenditures (a)
(17,429
)
(18,397
)
 
(64,169
)
(59,854
)
 
 
 
 
 
 
     Adjusted funds from operations - diluted

$92,153


$71,936

 

$350,328


$318,189

 
 
 
 
 
 
PER SHARE DATA
 
 
 
 
 
Funds from operations - diluted

$1.20


$0.99

 

$4.54


$4.18

Adjusted funds from operations - diluted
1.01

0.79

 
3.83

3.52

Distributions declared per common share
0.70

0.66

 
2.80

2.64

 
 
 
 
 
 
Weighted average number of common shares outstanding:
 
 
 
 
 
FFO/AFFO - diluted
91,502

91,045

 
91,386

90,366

 
 
 
 
 
 
PROPERTY DATA
 
 
 
 
 
Total operating properties (end of period) (b)
172

168

 
172

168

Total operating apartment homes in operating properties (end of period) (b)
59,792

58,948

 
59,792

58,948

Total operating apartment homes (weighted average)
52,379

52,998

 
52,006

52,833


(a) Capital expenditures necessary to help preserve the value of and maintain the functionality at our communities.

(b) Includes joint ventures and properties held for sale.






























Note: Please refer to the following pages for definitions and reconciliations of all non-GAAP financial measures presented in this document.





 
 
 
CAMDEN
 
BALANCE SHEET
 
 
(In thousands)
 
 
 
(Unaudited)
 
 
Dec 31,
2015

Sep 30,
2015

Jun 30,
2015

Mar 31,
2015

Dec 31,
2014

 
ASSETS
 
 
 
 
 
 
Real estate assets, at cost
 
 
 
 
 
 
Land

$1,048,685


$1,047,453


$1,034,649


$1,012,684


$1,003,422

 
Buildings and improvements
6,284,851

6,237,648

6,134,510

5,979,985

5,890,498

 
 
7,333,536

7,285,101

7,169,159

6,992,669

6,893,920

 
Accumulated depreciation
(1,978,690
)
(1,914,469
)
(1,860,923
)
(1,798,955
)
(1,738,862
)
 
Net operating real estate assets
5,354,846

5,370,632

5,308,236

5,193,714

5,155,058

 
Properties under development, including land
491,120

443,469

488,565

519,454

527,596

 
Investments in joint ventures
33,698

34,705

35,731

36,526

36,429

 
Properties held for sale
—

13,168

—

—

27,143

 
Total real estate assets
5,879,664

5,861,974

5,832,532

5,749,694

5,746,226

 
Accounts receivable – affiliates
25,100

25,053

25,855

25,652

25,977

 
Other assets, net (a)(b)
116,260

118,985

108,220

109,937

111,962

 
Cash and cash equivalents
10,617

10,375

16,508

174,353

153,918

 
Restricted cash
5,971

6,126

5,791

5,034

5,898

 
Total assets
$6,037,612
$6,022,513
$5,988,906
$6,064,670
$6,043,981
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
LIABILITIES AND EQUITY
 
 
 
 
 
 
Liabilities
 
 
 
 
 
 
Notes payable
 
 
 
 
 
 
Unsecured (b)
$1,824,930
$1,803,360
$1,761,793
$1,829,146
$1,828,485
 
Secured (b)
899,757

900,472

901,032

901,582

902,128

 
Accounts payable and accrued expenses
133,353

131,532

128,532

134,438

157,232

 
Accrued real estate taxes
45,223

57,642

43,905

23,269

39,149

 
Distributions payable
64,275

64,276

64,253

64,261

60,386

 
Other liabilities (c)
97,814

96,679

100,515

102,163

100,058

 
Total liabilities
3,065,352

3,053,961

3,000,030

3,054,859

3,087,438

 
 
 
 
 
 
 
 
Commitments and contingencies
 
 
 
 
 
 
Non-qualified deferred compensation share awards
78,593

72,316

69,791

69,902

68,134

 
 
 
 
 
 
 
 
Equity
 
 
 
 
 
 
Common shares of beneficial interest
976

976

976

976

976

 
Additional paid-in capital
3,662,696

3,660,482

3,657,537

3,656,105

3,667,448

 
Distributions in excess of net income attributable to common shareholders
(457,638
)
(452,257
)
(426,614
)
(403,518
)
(453,777
)
 
Treasury shares, at cost
(386,793
)
(387,114
)
(387,172
)
(388,181
)
(396,626
)
 
Accumulated other comprehensive loss (d)
(1,913
)
(2,307
)
(2,345
)
(2,382
)
(2,419
)
 
Total common equity
2,817,328

2,819,780

2,842,382

2,863,000

2,815,602

 
Non-controlling interests
76,339

76,456

76,703

76,909

72,807

 
Total equity
2,893,667

2,896,236

2,919,085

2,939,909

2,888,409

 
Total liabilities and equity

$6,037,612


$6,022,513


$5,988,906


$6,064,670


$6,043,981

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
(a) Includes net deferred charges of:

$2,851


$3,077


$59


$43


$293

 
 
 
 
 
 
 
 
(b) All periods presented have been changed to reflect the adoption of ASU 2015-03 (as supplemented by ASU 2015-15) at December 31, 2015, which required
     retrospective application.
 
 
 
 
 
 
 
 
 
(c) Includes deferred revenues of:

$1,768


$1,918


$843


$1,728


$1,848

 
 
 
 
 
 
 
 
(d) Represents the unrealized net loss and unamortized prior service costs on post retirement obligation, and unrealized loss on cash flow hedging activities.





 
 
CAMDEN
 
2016 FINANCIAL OUTLOOK
 
 
AS OF JANUARY 28, 2016
 
 
 
 
 
 
(Unaudited)
Earnings Guidance - Per Diluted Share
 
 
 Expected FFO per share - diluted
 
$4.75 - $4.95
 
 
 
"Same Property" Communities
 
 
Number of Units
 
47,894
2015 Base Net Operating Income
 
$523 million
Total Revenue Growth
 
4.10% - 5.10%
Total Expense Growth
 
4.30% - 5.30%
Net Operating Income Growth
 
3.50% - 5.50%
Impact from 1% change in NOI Growth is approximately $0.057 / share
 
 
 
 
 
Physical Occupancy
 
95.4%
 
 
 
Capitalized Expenditures
 
 
Recurring
 
$62 - $66 million
Revenue Enhancing Repositions (a)
 
$19 - $23 million
 
 
 
Acquisitions/Dispositions
 
 
Disposition Volume (consolidated on balance sheet)
 
$150 - $350 million
Acquisition Volume (consolidated on balance sheet)
 
$0 million
 
 
 
Development
 
 
Development Starts (consolidated on balance sheet)
 
$0 - $200 million
Development Spend (consolidated on balance sheet)
 
$200 - $300 million
 
 
 
Equity in Income of Joint Ventures (FFO)
 
$15 - $17 million
 
 
 
Non-Property Income
 
 
Non-Property Income, Net
 
$2 - $4 million
Includes: Fee and asset management income (including fees from joint ventures), net of expenses,
 
 
and interest and other income
 
 
 
 
 
Corporate Expenses
 
 
General and administrative expense
 
$45 - $49 million
Property management expense
 
$24 - $26 million
 
 
 
Capital
 
 
Expected Capital Transactions
 
$250 million
Expensed Interest
 
$100 - $104 million
Capitalized Interest
 
$17 - $19 million

(a) Revenue Enhancing Repositions are capital expenditures that improve a community's competitive position, typically kitchen and bath upgrades or other new amenities.


Note: This table contains forward-looking statements. Please see the paragraph regarding forward-looking statements earlier in this document. Additionally,
please refer to the following pages for definitions and reconciliations of all non-GAAP financial measures presented in this document.





 
 
CAMDEN
 
NON-GAAP FINANCIAL MEASURES
 
 
DEFINITIONS & RECONCILIATIONS
 
 
(In thousands, except per share amounts)
 
 
 
(Unaudited)

This document contains certain non-GAAP financial measures management believes are useful in evaluating an equity REIT's performance. Camden's definitions and calculations of non-GAAP financial measures may differ from those used by other REITs, and thus may not be comparable. The non-GAAP financial measures should not be considered as an alternative to net income as an indication of our operating performance, or to net cash provided by operating activities as a measure of our liquidity.

FFO
The National Association of Real Estate Investment Trusts (“NAREIT”) currently defines FFO as net income (computed in accordance with accounting principles generally accepted in the United States of America ("GAAP")), excluding gains (or losses) associated with previously depreciated operating properties, real estate depreciation and amortization, impairments of depreciable assets, and adjustments for unconsolidated joint ventures. Our calculation of diluted FFO also assumes conversion of all potentially dilutive securities, including certain non-controlling interests, which are convertible into common shares. We consider FFO to be an appropriate supplemental measure of operating performance because, by excluding gains or losses on dispositions of operating properties, and depreciation, FFO can assist in the comparison of the operating performance of a company’s real estate investments between periods or to different companies. A reconciliation of net income attributable to common shareholders to FFO is provided below:

Adjusted FFO
In addition to FFO, we compute Adjusted FFO ("AFFO") as a supplemental measure of operating performance. AFFO is calculated utilizing FFO less recurring capital expenditures which are necessary to help preserve the value of and maintain the functionality at our communities. Our definition of recurring capital expenditures may differ from other REITs, and there can be no assurance our basis for computing this measure is comparable to other REITs. A reconciliation of FFO to AFFO is provided below:
 
Three Months Ended December 31,
 
Twelve Months Ended December 31,
 
2015
2014
 
2015
2014
Net income attributable to common shareholders

$60,593


$178,498

 

$249,315


$292,089

 Real estate depreciation and amortization
64,286

60,032

 
251,104

230,638

 Adjustments for unconsolidated joint ventures
2,364

1,357

 
9,146

5,337

 Income allocated to non-controlling interests
1,209

6,126

 
8,947

9,225

 Gain on sale of unconsolidated joint venture properties
—

—

 
—

(3,566
)
 Gain on sale of operating properties, net of tax
(18,870
)
(155,680
)
 
(104,015
)
(155,680
)
Funds from operations

$109,582


$90,333

 

$414,497


$378,043

 
 
 
 
 
 
Less: recurring capitalized expenditures
(17,429
)
(18,397
)
 
(64,169
)
(59,854
)
 
 
 
 
 
 
Adjusted funds from operations

$92,153


$71,936

 

$350,328


$318,189

 
 
 
 
 
 
Weighted average number of common shares outstanding:
 
 
 
 
 
EPS diluted
90,418

90,233

 
89,490

88,468

FFO/AFFO diluted
91,502

91,045

 
91,386

90,366

 
 
 
 
 
 
Earnings per common share - diluted

$0.67


$1.98

 

$2.76


$3.27

FFO per common share - diluted

$1.20


$0.99

 

$4.54


$4.18

AFFO per common share - diluted

$1.01


$0.79

 

$3.83


$3.52

 
Expected FFO

Expected FFO is calculated in a method consistent with historical FFO, and is considered an appropriate supplemental measure of expected operating performance when compared to expected earnings per common share (EPS). A reconciliation of the ranges provided for diluted EPS to expected FFO per diluted share is provided below:
 
1Q16

Range
 
2016

Range
 
Low
High
 
Low
High
Expected earnings per common share - diluted

$0.41


$0.45

 

$1.71


$1.91

Expected real estate depreciation and amortization
0.72

0.72

 
2.90

2.90

Expected adjustments for unconsolidated joint ventures
0.02

0.02

 
0.09

0.09

Expected income allocated to non-controlling interests
0.01

0.01

 
0.05

0.05

Expected FFO per share - diluted

$1.16


$1.20

 

$4.75


$4.95






Note: This table contains forward-looking statements. Please see the paragraph regarding forward-looking statements earlier in this document.




 
 
 
CAMDEN
 
NON-GAAP FINANCIAL MEASURES
 
 
DEFINITIONS & RECONCILIATIONS
 
 
(In thousands, except per share amounts)
 
 
 
(Unaudited)

Net Operating Income (NOI)

NOI is defined by the Company as total property income less property operating and maintenance expenses less real estate taxes. The Company considers NOI to be an appropriate supplemental measure of operating performance to net income attributable to common shareholders because it reflects the operating performance of our communities without allocation of corporate level property management overhead or general and administrative costs. A reconciliation of net income attributable to common shareholders to net operating income is provided below:
 
Three months ended December 31,
 
Twelve months ended December 31,
 
2015
2014
 
2015
2014
Net income attributable to common shareholders

$60,593


$178,498

 

$249,315


$292,089

Less: Fee and asset management
(1,916
)
(2,531
)
 
(6,999
)
(9,832
)
Less: Interest and other income
(289
)
(80
)
 
(597
)
(842
)
Less: Income/(loss) on deferred compensation plans
(1,607
)
(2,003
)
 
264

(3,937
)
Plus: Property management
5,833

5,581

 
23,761

22,689

Plus: Fee and asset management
1,318

1,595

 
4,742

5,341

Plus: General and administrative
13,113

20,595

 
46,233

51,005

Plus: Interest
23,740

24,846

 
97,312

94,906

Plus: Depreciation and amortization
65,886

61,539

 
257,082

237,346

Plus: Expense/(benefit) on deferred compensation plans
1,607

2,003

 
(264
)
3,937

Less: Gain on sale of operating properties, including land
(19,096
)
(155,680
)
 
(104,288
)
(159,289
)
Less: Impairment associated with land holdings
—

—

 
—

1,152

Less: Equity in income of joint ventures
(1,681
)
(1,134
)
 
(6,168
)
(7,023
)
Plus: Income tax expense
538

675

 
1,872

1,903

Plus: Income allocated to non-controlling interests from continuing operations
1,209

6,126

 
8,947

9,225

Net Operating Income (NOI)

$149,248


$140,030

 

$571,212


$538,670

 
 
 
 
 
 
"Same Property" Communities

$133,716


$126,462

 

$520,132


$494,325

Non-"Same Property" Communities
11,364

7,855

 
37,375

19,280

Development and Lease-Up Communities
3,438

697

 
8,479

994

Dispositions/Other
730

5,016

 
5,226

24,071

Net Operating Income (NOI)

$149,248


$140,030

 

$571,212


$538,670


EBITDA

EBITDA is defined by the Company as earnings before interest, taxes, depreciation and amortization, excluding equity in (income) loss of joint ventures, (gain) loss on sale of unconsolidated joint venture interests, gain on acquisition of controlling interest in joint ventures, gain on sale of operating properties including land, net of tax, and income (loss) allocated to non-controlling interests. The Company considers EBITDA to be an appropriate supplemental measure of operating performance to net income attributable to common shareholders because it represents income before non-cash depreciation and the cost of debt, and excludes gains or losses from property dispositions. A reconciliation of net income attributable to common shareholders to EBITDA is provided below:
 
Three months ended December 31,
 
Twelve months ended December 31,
 
2015
2014
 
2015
2014
Net income attributable to common shareholders

$60,593


$178,498

 

$249,315


$292,089

Plus: Interest
23,740

24,846

 
97,312

94,906

Plus: Depreciation and amortization
65,886

61,539

 
257,082

237,346

Plus: Income allocated to non-controlling interests from continuing operations
1,209

6,126

 
8,947

9,225

Plus: Income tax expense
538

675

 
1,872

1,903

Less: Gain on sale of operating properties, including land
(19,096
)
(155,680
)
 
(104,288
)
(159,289
)
Less: Impairment associated with land holdings
—

—

 
—

1,152

Less: Equity in income of joint ventures
(1,681
)
(1,134
)
 
(6,168
)
(7,023
)
EBITDA

$131,189


$114,870

 

$504,072


$470,309




 EX-99.2 3 exhibit992supplementq415.htm EXHIBIT 99.2 Exhibit





 
 
 
CAMDEN
 
TABLE OF CONTENTS
 
 
 

Page
Press Release Text
Financial Highlights
Operating Results
Funds from Operations
Balance Sheets
Portfolio Statistics
Components of Property Net Operating Income
"Same Property" Fourth Quarter Comparisons
"Same Property" Sequential Quarter Comparisons
"Same Property" Year to Date Comparisons
"Same Property" Operating Expense Detail & Comparisons
Joint Venture Operations
Current Development Communities
Development Pipeline & Land
Acquisitions and Dispositions
Debt Analysis
Debt Maturity Analysis
Debt Covenant Analysis
Unconsolidated Real Estate Investments Debt Analysis
Unconsolidated Real Estate Investments Debt Maturity Analysis
Capitalized Expenditures & Maintenance Expense
2016 Financial Outlook
Non-GAAP Financial Measures - Definitions & Reconciliations
Other Data
Community Table
            







In addition to historical information, this document contains forward-looking statements under the federal securities law. These statements are based on current expectations, estimates, and projections about the industry and markets in which Camden (the "Company") operates, management's beliefs, and assumptions made by management. Forward-looking statements are not guarantees of future performance and involve certain risks and uncertainties which are difficult to predict. Factors which may cause the Company’s actual results or performance to differ materially from those contemplated by forward-looking statements are described under the heading “Risk Factors” in Camden’s Annual Report on Form 10-K and in other filings with the Securities and Exchange Commission (SEC). Forward-looking statements made in this document represent management’s opinions at the time of this publication, and the Company assumes no obligation to update or supplement these statements because of subsequent events.


2




CAMDEN PROPERTY TRUST ANNOUNCES 2015 OPERATING RESULTS,
7.1% DIVIDEND INCREASE AND 2016 FINANCIAL OUTLOOK
 

Houston, TEXAS (January 28, 2016) - Camden Property Trust (NYSE:CPT) today announced operating results for the three and twelve months ended December 31, 2015.

Funds from Operations (“FFO”), Adjusted Funds from Operations (“AFFO”), and Net Income Attributable to Common Shareholders (“EPS”) for the three and twelve months ended December 31, 2015 are detailed below.

 
Three Months Ended
Twelve Months Ended
 
December 31
December 31
Per Diluted Share
2015
2014
2015
2014
FFO
$1.20
$0.99
$4.54
$4.18
AFFO
$1.01
$0.79
$3.83
$3.52
EPS
$0.67
$1.98
$2.76
$3.27

A reconciliation of EPS to FFO is included in the financial tables accompanying this press release.

Same Property Results
 
Quarterly Growth

Sequential Growth

Year to Date Growth

 
4Q15 vs. 4Q14

4Q15 vs. 3Q15

2015 vs. 2014

Revenues
5.4
%
0.0
 %
5.2
%
Expenses
4.8
%
(4.0
)%
5.1
%
Net Operating Income ("NOI")
5.7
%
2.3
 %
5.2
%

 
4Q15

4Q14

3Q15

Occupancy
95.5
%
95.6
%
96.0
%

“We are pleased to report another solid quarter of results for our company,” said Richard J. Campo, Camden’s Chairman and CEO. “Our 2015 FFO totaled $4.54 per share, the highest level achieved in our 23 years of operations, driven by strong revenue and NOI growth at our communities. We expect 2016 to be another very good year for Camden and the multifamily industry.”

The Company defines same property communities as communities owned and stabilized as of January 1, 2014. A reconciliation of net income to NOI and same property NOI is included in the financial tables accompanying this press release.

Development Activity
Construction was completed during the quarter at Camden Paces located in Atlanta, GA and Camden Southline in Charlotte, NC. Lease-up was completed at Camden Hayden in Tempe, AZ.



3


Development Communities - Construction Completed and Projects in Lease-Up ($ in millions)
 
 
Total
Total
CPT %

% Leased

Community Name
Location
Units
Cost
Owned

as of 1/24/2016

Camden Southline
Charlotte, NC
266
$47.2
31.3
%
91
%
Camden Flatirons
Denver, CO
424
79.2
100
%
88
%
Camden Paces
Atlanta, GA
379
117.5
100
%
77
%
Camden Glendale
Glendale, CA
303
113.2
100
%
69
%
   TOTAL
 
1,372
$357.1
 
 

Development Communities - Construction Ongoing ($ in millions)
 
 
Total
Total
CPT %

% Leased

Community Name
Location
Units
Budget
Owned

as of 1/24/2016

Camden Chandler
Chandler, AZ
380
$73.0
100
%
62
%
Camden Gallery
Charlotte, NC
323
58.0
100
%
 
Camden Victory Park
Dallas, TX
423
82.0
100
%
 
The Camden
Los Angeles, CA
287
145.0
100
%
 
Camden Lincoln Station
Denver, CO
267
56.0
100
%
 
Camden NoMa II
Washington, DC
405
115.0
100
%
 
Camden Shady Grove
Rockville, MD
457
116.0
100
%
 
Camden McGowen Station
Houston, TX
315
90.0
100
%
 
   TOTAL
 
2,857
$735.0
 
 

Acquisition/Disposition Activity
During the quarter the Company acquired a 5.8-acre land parcel in Gaithersburg, MD for $13.3 million for the future development of approximately 365 apartment homes. The Company also disposed of Camden Providence Lakes, a 260-home community in Brandon, FL for $33.0 million.

Quarterly Dividend Declaration
Camden’s Board of Trust Managers declared a first quarter 2016 dividend of $0.75 per common share, which is a 7.1% increase over the Company’s prior quarterly dividend of $0.70 per share. The dividend is payable on April 18, 2016 to holders of record as of March 31, 2016. In declaring the dividend, the Board of Trust Managers considered a number of factors, including the Company’s past performance and future prospects, as described in this press release.

Earnings Guidance
Camden provided initial earnings guidance for 2016 based on its current and expected views of the apartment market and general economic conditions, and provided guidance for first quarter 2016 as detailed below.

Per Diluted Share
1Q16
2016
FFO
$1.16 - $1.20
$4.75 - $4.95
EPS
$0.41 - $0.45
$1.71 - $1.91
Same Property Growth
2016 Range
2016 Midpoint
Revenues
4.10% - 5.10%
4.6%
Expenses
4.30% - 5.30%
4.8%
NOI
3.50% - 5.50%
4.5%




4


Camden intends to update its earnings guidance to the market on a quarterly basis. Additional information on the Company’s 2016 financial outlook and a reconciliation of expected EPS to expected FFO are included in the financial tables accompanying this press release.

Conference Call
The Company will hold a conference call on Friday, January 29, 2016 at 11:00 a.m. Central Time to review its fourth quarter and full-year 2015 results and discuss its outlook for future performance. To participate in the call, please dial (888) 317-6003 (Domestic) or (412) 317-6061 (International) by 10:50 a.m. Central Time and enter passcode: 9020765, or join the live webcast of the conference call by accessing the Investors section of the Company’s website at camdenliving.com. Supplemental financial information is available in the Investors section of the Company’s website under Earnings Releases or by calling Camden’s Investor Relations Department at (800) 922-6336.

Forward-Looking Statements
In addition to historical information, this press release contains forward-looking statements under the federal securities law. These statements are based on current expectations, estimates and projections about the industry and markets in which Camden operates, management's beliefs, and assumptions made by management. Forward-looking statements are not guarantees of future performance and involve certain risks and uncertainties which are difficult to predict. Factors which may cause the Company’s actual results or performance to differ materially from those contemplated by forward-looking statements are described under the heading “Risk Factors” in Camden’s Annual Report on Form 10-K and in other filings with the Securities and Exchange Commission (SEC). Forward-looking statements made in today’s press release represent management’s current opinions, and the Company assumes no obligation to update or supplement these statements because of subsequent events.

About Camden
Camden Property Trust, an S&P 400 Company, is a real estate company engaged in the ownership, management, development, redevelopment, acquisition, and construction of multifamily apartment communities. Camden owns interests in and operates 172 properties containing 59,792 apartment homes across the United States. Upon completion of 8 properties under development, the Company’s portfolio will increase to 62,649 apartment homes in 180 properties. Camden was recently named by FORTUNE® Magazine for the eighth consecutive year as one of the “100 Best Companies to Work For” in America, ranking #10.

For additional information, please contact Camden’s Investor Relations Department at (800) 922-6336 or (713) 354-2787 or access our website at camdenliving.com.






5

 
 
 
CAMDEN
 
FINANCIAL HIGHLIGHTS
 
 
(In thousands, except per share, property data amounts and ratios)
 
 
 
(Unaudited)
 
Three Months Ended December 31,
 
Twelve Months Ended December 31,
 
2015
2014
 
2015
2014
Total property revenues

$229,658


$216,459

 

$892,928


$843,978

 
 
 
 
 
 
EBITDA
131,189

114,870

 
504,072

470,309

 
 
 
 
 
 
Net income attributable to common shareholders
60,593

178,498

 
249,315

292,089

      Per share - basic
0.67

1.99

 
2.77

3.29

      Per share - diluted
0.67

1.98

 
2.76

3.27

 
 
 
 
 
 
Funds from operations
109,582

90,333

 
414,497

378,043

       Per share - diluted
1.20

0.99

 
4.54

4.18

 
 
 
 
 
 
Adjusted funds from operations
92,153

71,936

 
350,328

318,189

       Per share - diluted
1.01

0.79

 
3.83

3.52

 
 
 
 
 
 
Dividends per share
0.70

0.66

 
2.80

2.64

Dividend payout ratio (FFO)
58.3
%
66.7
%
 
61.7
%
63.2
%
 
 
 
 
 
 
Interest expensed (a)
23,740

24,846

 
97,312

94,906

Interest capitalized (a)
4,350

5,793

 
19,271

22,185

    Total interest incurred (a)
28,090

30,639

 
116,583

117,091

 
 
 
 
 
 
Principal amortization (a)
715

532

 
2,371

3,252

 
 
 
 
 
 
Net Debt to Annualized EBITDA (a)(b)
5.2x
5.6x
 
5.4x
5.5x
Interest expense coverage ratio (a)
5.5x
4.6x
 
5.2x
5.0x
Total interest coverage ratio (a)
4.7x
3.7x
 
4.3x
4.0x
Fixed charge expense coverage ratio (a)
5.4x
4.5x
 
5.1x
4.8x
Total fixed charge coverage ratio (a)
4.6x
3.7x
 
4.2x
3.9x
Unencumbered real estate assets (at cost) to unsecured debt ratio (a)
3.4x
3.3x
 
3.4x
3.3x
 
 

 
 
 
Same property NOI increase (c)
5.7
%
4.2
%
 
5.2
%
4.9
%
  (# of apartment homes included)
47,618

46,069

 
47,618

46,069

 
 
 
 
 
 
Gross turnover of apartment homes (annualized)
52%
54%
 
61%
63%
Net turnover (excludes on-site transfers and transfers to other Camden communities)
43%
46%
 
51%
53%
 
 
 
 
 
 
 
 
 
 
As of December 31,
 
 
 
 
2015
2014
Total assets
 
 
 

$6,037,612


$6,043,981

Total debt
 
 
 

$2,724,687


$2,730,613

Common and common equivalent shares, outstanding end of period (d)
 
 
 
91,534

91,210

Share price, end of period
 
 
 

$76.76


$73.84

Book equity value, end of period (e)
 
 
 

$2,972,260


$2,956,543

Market equity value, end of period (f)
 
 
 

$7,026,150


$6,734,946

 
(a) All periods presented have been changed to reflect the adoption of Accounting Standards Update 2015-03 (“ASU 2015-03”), “Simplifying the Presentation of Debt Issuance Costs” (as supplemented by Accounting Standards Update 2015-15 [“ASU 2015-15”], “Presentation and Subsequent Measurement of Debt Issuance Costs Associated with Line-of-Credit Arrangements”) at December 31, 2015, which required retrospective application.

(b) Net Debt is Notes Payable as reported at period end less Cash as reported at period end. Annualized EBITDA is EBITDA as reported for the period multiplied by 4 for quarter results.
 
(c) "Same Property" Communities are communities which were owned by the Company and stabilized as of January 1, 2014, excluding properties held for sale.
 
(d) Includes at December 31, 2015: 89,639 common shares (including 453 common share equivalents related to share awards & options), plus 1,895 common share equivalents upon the assumed conversion of non-controlling units.
 
(e) Includes: common shares, common units, common share equivalents, and non-qualified deferred compensation share awards.
 
(f) Includes: common shares, common units, and common share equivalents.



Note: Please refer to pages 27 and 28 for definitions and reconciliations of all non-GAAP financial measures presented in this document.

6

 
 
 
CAMDEN
 
OPERATING RESULTS
 
 
(In thousands, except per share amounts)
 
 
 
(Unaudited)
 
Three Months Ended December 31,
 
Twelve Months Ended December 31,
 
2015
2014
 
2015
2014
OPERATING DATA
 
 
 
 
 
Property revenues
 
 
 
 
 
Rental revenues

$197,647


$188,225

 

$769,108


$731,874

Other property revenues
32,011

28,234

 
123,820

112,104

Total property revenues
229,658

216,459

 
892,928

843,978

 
 
 
 
 
 
Property expenses
 
 
 
 
 
Property operating and maintenance
55,299

53,014

 
219,831

211,253

Real estate taxes
25,111

23,415

 
101,885

94,055

Total property expenses
80,410

76,429

 
321,716

305,308

 
 
 
 
 
 
Non-property income
 
 
 
 
 
Fee and asset management
1,916

2,531

 
6,999

9,832

Interest and other income
289

80

 
597

842

Income/(loss) on deferred compensation plans
1,607

2,003

 
(264
)
3,937

Total non-property income
3,812

4,614

 
7,332

14,611

 
 
 
 
 
 
Other expenses
 
 
 
 
 
Property management
5,833

5,581

 
23,761

22,689

Fee and asset management
1,318

1,595

 
4,742

5,341

General and administrative
13,113

20,595

 
46,233

51,005

Interest (a)
23,740

24,846

 
97,312

94,906

Depreciation and amortization
65,886

61,539

 
257,082

237,346

Expense/(benefit) on deferred compensation plans
1,607

2,003

 
(264
)
3,937

Total other expenses
111,497

116,159

 
428,866

415,224

 
 
 
 
 
 
Gain on sale of operating properties, including land
19,096

155,680

 
104,288

159,289

Impairment associated with land holdings
—

—

 
—

(1,152
)
Equity in income of joint ventures
1,681

1,134

 
6,168

7,023

Income from continuing operations before income taxes
62,340

185,299

 
260,134

303,217

Income tax expense
(538
)
(675
)
 
(1,872
)
(1,903
)
Net income
61,802

184,624

 
258,262

301,314

Less income allocated to non-controlling interests from continuing operations
(1,209
)
(6,126
)
 
(8,947
)
(9,225
)
Net income attributable to common shareholders

$60,593


$178,498

 

$249,315


$292,089

 
 
 
 
 
 
CONDENSED CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME
 
 
 
 
 
Net income
$61,802
$184,624
 
$258,262
$301,314
Other comprehensive income
 
 
 
 
 
Unrealized loss on cash flow hedging activities
—

—

 
—

(417
)
Unrealized gain (loss) and unamortized prior service cost on post retirement obligation
357

(970
)
 
357

(970
)
Reclassification of net loss on cash flow hedging activities, prior service cost and net loss on post retirement obligation
37

25

 
149

74

Comprehensive income
62,196

183,679

 
258,768

300,001

Less income allocated to non-controlling interests from continuing operations
(1,209
)
(6,126
)
 
(8,947
)
(9,225
)
Comprehensive income attributable to common shareholders

$60,987


$177,553

 

$249,821


$290,776

 
 
 
 
 
 
PER SHARE DATA
 
 
 
 
 
Total earnings per common share – basic

$0.67


$1.99

 

$2.77


$3.29

Total earnings per common share – diluted
0.67

1.98

 
2.76

3.27

 
 
 
 
 
 
Weighted average number of common shares outstanding:
 
 
 
 
 
     Basic
89,175

88,683

 
89,120

88,084

     Diluted
90,418

90,233

 
89,490

88,468


(a) All periods presented have been changed to reflect the adoption of ASU 2015-03 (as supplemented by ASU 2015-15) at December 31, 2015, which required retrospective application.









Note: Please refer to pages 27 and 28 for definitions and reconciliations of all non-GAAP financial measures presented in this document.

7

 
 
 
CAMDEN
 
FUNDS FROM OPERATIONS
 
 
(In thousands, except per share and property data amounts)
 
 
 
(Unaudited)
 
Three Months Ended December 31,
 
Twelve Months Ended December 31,
 
2015
2014
 
2015
2014
FUNDS FROM OPERATIONS
 
 
 
 
 
 
 
 
 
 
 
Net income attributable to common shareholders

$60,593


$178,498

 

$249,315


$292,089

 Real estate depreciation and amortization
64,286

60,032

 
251,104

230,638

 Adjustments for unconsolidated joint ventures
2,364

1,357

 
9,146

5,337

 Income allocated to non-controlling interests
1,209

6,126

 
8,947

9,225

 Gain on sale of unconsolidated joint venture properties
—

—

 
—

(3,566
)
 Gain on sale of operating properties, net of tax
(18,870
)
(155,680
)
 
(104,015
)
(155,680
)
     Funds from operations

$109,582


$90,333

 

$414,497


$378,043

 
 
 
 
 
 
     Less: recurring capitalized expenditures (a)
(17,429
)
(18,397
)
 
(64,169
)
(59,854
)
 
 
 
 
 
 
     Adjusted funds from operations - diluted

$92,153


$71,936

 

$350,328


$318,189

 
 
 
 
 
 
PER SHARE DATA
 
 
 
 
 
Funds from operations - diluted

$1.20


$0.99

 

$4.54


$4.18

Adjusted funds from operations - diluted
1.01

0.79

 
3.83

3.52

Distributions declared per common share
0.70

0.66

 
2.80

2.64

 
 
 
 
 
 
Weighted average number of common shares outstanding:
 
 
 
 
 
FFO/AFFO - diluted
91,502

91,045

 
91,386

90,366

 
 
 
 
 
 
PROPERTY DATA
 
 
 
 
 
Total operating properties (end of period) (b)
172

168

 
172

168

Total operating apartment homes in operating properties (end of period) (b)
59,792

58,948

 
59,792

58,948

Total operating apartment homes (weighted average)
52,379

52,998

 
52,006

52,833


(a) Capital expenditures necessary to help preserve the value of and maintain the functionality at our communities.

(b) Includes joint ventures and properties held for sale.






























Note: Please refer to pages 27 and 28 for definitions and reconciliations of all non-GAAP financial measures presented in this document.

8

 
 
 
CAMDEN
 
BALANCE SHEET
 
 
(In thousands)
 
 
 
(Unaudited)
 
 
Dec 31,
2015

Sep 30,
2015

Jun 30,
2015

Mar 31,
2015

Dec 31,
2014

 
ASSETS
 
 
 
 
 
 
Real estate assets, at cost
 
 
 
 
 
 
Land

$1,048,685


$1,047,453


$1,034,649


$1,012,684


$1,003,422

 
Buildings and improvements
6,284,851

6,237,648

6,134,510

5,979,985

5,890,498

 
 
7,333,536

7,285,101

7,169,159

6,992,669

6,893,920

 
Accumulated depreciation
(1,978,690
)
(1,914,469
)
(1,860,923
)
(1,798,955
)
(1,738,862
)
 
Net operating real estate assets
5,354,846

5,370,632

5,308,236

5,193,714

5,155,058

 
Properties under development, including land
491,120

443,469

488,565

519,454

527,596

 
Investments in joint ventures
33,698

34,705

35,731

36,526

36,429

 
Properties held for sale
—

13,168

—

—

27,143

 
Total real estate assets
5,879,664

5,861,974

5,832,532

5,749,694

5,746,226

 
Accounts receivable – affiliates
25,100

25,053

25,855

25,652

25,977

 
Other assets, net (a)(b)
116,260

118,985

108,220

109,937

111,962

 
Cash and cash equivalents
10,617

10,375

16,508

174,353

153,918

 
Restricted cash
5,971

6,126

5,791

5,034

5,898

 
Total assets
$6,037,612
$6,022,513
$5,988,906
$6,064,670
$6,043,981
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
LIABILITIES AND EQUITY
 
 
 
 
 
 
Liabilities
 
 
 
 
 
 
Notes payable
 
 
 
 
 
 
Unsecured (b)
$1,824,930
$1,803,360
$1,761,793
$1,829,146
$1,828,485
 
Secured (b)
899,757

900,472

901,032

901,582

902,128

 
Accounts payable and accrued expenses
133,353

131,532

128,532

134,438

157,232

 
Accrued real estate taxes
45,223

57,642

43,905

23,269

39,149

 
Distributions payable
64,275

64,276

64,253

64,261

60,386

 
Other liabilities (c)
97,814

96,679

100,515

102,163

100,058

 
Total liabilities
3,065,352

3,053,961

3,000,030

3,054,859

3,087,438

 
 
 
 
 
 
 
 
Commitments and contingencies
 
 
 
 
 
 
Non-qualified deferred compensation share awards
78,593

72,316

69,791

69,902

68,134

 
 
 
 
 
 
 
 
Equity
 
 
 
 
 
 
Common shares of beneficial interest
976

976

976

976

976

 
Additional paid-in capital
3,662,696

3,660,482

3,657,537

3,656,105

3,667,448

 
Distributions in excess of net income attributable to common shareholders
(457,638
)
(452,257
)
(426,614
)
(403,518
)
(453,777
)
 
Treasury shares, at cost
(386,793
)
(387,114
)
(387,172
)
(388,181
)
(396,626
)
 
Accumulated other comprehensive loss (d)
(1,913
)
(2,307
)
(2,345
)
(2,382
)
(2,419
)
 
Total common equity
2,817,328

2,819,780

2,842,382

2,863,000

2,815,602

 
Non-controlling interests
76,339

76,456

76,703

76,909

72,807

 
Total equity
2,893,667

2,896,236

2,919,085

2,939,909

2,888,409

 
Total liabilities and equity

$6,037,612


$6,022,513


$5,988,906


$6,064,670


$6,043,981

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
(a) Includes net deferred charges of:

$2,851


$3,077


$59


$43


$293

 
 
 
 
 
 
 
 
(b) All periods presented have been changed to reflect the adoption of ASU 2015-03 (as supplemented by ASU 2015-15) at December 31, 2015, which required
     retrospective application.
 
 
 
 
 
 
 
 
 
(c) Includes deferred revenues of:

$1,768


$1,918


$843


$1,728


$1,848

 
 
 
 
 
 
 
 
(d) Represents the unrealized net loss and unamortized prior service costs on post retirement obligation, and unrealized loss on cash flow hedging activities.


9

 
 
 
CAMDEN
 
PORTFOLIO STATISTICS
 
 
 
(Unaudited)

COMMUNITY PORTFOLIO AT DECEMBER 31, 2015 (in apartment homes)
 
Fully Consolidated
 
Non-Consolidated
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
"Same Property"
Non-"Same Property"
Completed in Lease-up
Under Construction
Total
 
Operating
Completed in Lease-up
Total
 
Grand Total
D.C. Metro (a)
5,808

321

—

862

6,991

 
276

—

276

 
7,267

Houston, TX
5,912

—

—

315

6,227

 
2,522

—

2,522

 
8,749

SE Florida
2,520

261

—

—

2,781

 
—

—

—

 
2,781

Las Vegas, NV
4,918

—

—

—

4,918

 
—

—

—

 
4,918

Dallas, TX
3,993

—

—

423

4,416

 
1,250

—

1,250

 
5,666

Los Angeles/Orange County, CA
2,060

421

303

287

3,071

 
—

—

—

 
3,071

Atlanta, GA
3,357

276

379

—

4,012

 
234

—

234

 
4,246

Tampa, FL
3,338

—

—

—

3,338

 
450

—

450

 
3,788

Orlando, FL
3,240

—

—

—

3,240

 
300

—

300

 
3,540

Charlotte, NC
2,487

—

—

323

2,810

 
—

266

266

 
3,076

Denver, CO
1,941

—

424

267

2,632

 
—

—

—

 
2,632

San Diego/Inland Empire, CA
1,665

—

—

—

1,665

 
—

—

—

 
1,665

Phoenix, AZ
2,095

454

—

380

2,929

 
—

—

—

 
2,929

Raleigh, NC
2,266

438

—

—

2,704

 
350

—

350

 
3,054

Austin, TX
1,386

614

—

—

2,000

 
1,360

—

1,360

 
3,360

Corpus Christi, TX
632

1,005

—

—

1,637

 
270

—

270

 
1,907

Total Portfolio
47,618

3,790

1,106

2,857

55,371

 
7,012

266

7,278

 
62,649


(a) D.C. Metro includes Washington D.C., Maryland, and Northern Virginia.

FOURTH QUARTER NOI CONTRIBUTION PERCENTAGE BY REGION
 
WEIGHTED AVERAGE OCCUPANCY FOR THE QUARTER ENDED (d)
 
 
 
 
 
 
 
 
 
 
 
"Same Property" Communities
Operating Communities (b)
Incl. JVs at Pro Rata % (c)
 
Dec 31,
2015

Sep 30,
2015

Jun 30,
2015

Mar 31,
2015

Dec 31,
2014

D.C. Metro
16.0
%
15.6
%
15.3
%
 
94.8
%
96.1
%
96.2
%
94.7
%
95.0
%
Houston, TX
12.4
%
11.2
%
12.0
%
 
94.7
%
95.6
%
95.8
%
95.4
%
95.6
%
SE Florida
7.6
%
7.5
%
7.2
%
 
96.8
%
96.9
%
96.6
%
96.4
%
95.8
%
Las Vegas, NV
7.0
%
6.3
%
6.0
%
 
94.9
%
95.2
%
95.7
%
95.8
%
95.8
%
Dallas, TX
6.8
%
6.1
%
6.5
%
 
95.9
%
96.3
%
96.2
%
95.8
%
95.1
%
Los Angeles/Orange County, CA
6.4
%
7.1
%
6.8
%
 
95.6
%
95.5
%
95.1
%
95.8
%
96.4
%
Atlanta, GA
6.4
%
7.0
%
6.9
%
 
95.6
%
95.9
%
96.1
%
95.3
%
95.8
%
Tampa, FL
5.8
%
5.3
%
5.3
%
 
96.3
%
95.9
%
95.8
%
95.6
%
95.7
%
Orlando, FL
5.6
%
5.1
%
5.1
%
 
95.4
%
96.4
%
95.6
%
95.4
%
95.4
%
Charlotte, NC
5.3
%
4.9
%
4.8
%
 
96.2
%
97.1
%
96.9
%
96.4
%
97.1
%
Denver, CO
4.8
%
5.1
%
4.9
%
 
95.0
%
96.6
%
96.1
%
95.9
%
95.8
%
San Diego/Inland Empire, CA
4.4
%
4.0
%
3.9
%
 
95.9
%
96.4
%
96.1
%
95.6
%
95.9
%
Phoenix, AZ
4.1
%
4.7
%
4.6
%
 
95.5
%
95.5
%
94.7
%
96.0
%
95.2
%
Raleigh, NC
3.9
%
4.1
%
4.2
%
 
94.7
%
95.8
%
95.1
%
94.8
%
94.9
%
Austin, TX
2.5
%
3.2
%
3.6
%
 
95.3
%
96.3
%
95.7
%
95.7
%
95.1
%
Corpus Christi, TX
1.0
%
2.8
%
2.9
%
 
94.4
%
95.3
%
93.7
%
93.7
%
94.7
%
Total Portfolio
100.0
%
100.0
%
100.0
%
 
95.4
%
96.0
%
95.9
%
95.5
%
95.6
%
 
 
 
 
 
 
 
 
 
 

(b) Operating communities represent all fully-consolidated communities at period end, excluding communities under construction.

(c) Based on total NOI from operating communities plus Camden's pro-rata share of total NOI from unconsolidated joint venture communities.

(d) Occupancy figures include all stabilized operating communities including those held through unconsolidated joint venture investments.


10

 
 
 
CAMDEN
 
COMPONENTS OF PROPERTY
 
 
NET OPERATING INCOME
 
 
(In thousands, except property data amounts)
 
 
 
(Unaudited)
 
Apartment
 
Three Months Ended December 31,
 
Twelve Months Ended December 31,
Property Revenues
Homes
 
2015
 
2014
 
Change
 
2015
 
2014
 
Change
"Same Property" Communities (a)
47,618

 

$205,746

 

$195,172

 

$10,574

 

$810,293

 

$770,328

 

$39,965

Non-"Same Property" Communities (b)
3,790

 
16,793

 
11,269

 
5,524

 
59,413

 
30,397

 
29,016

Development and Lease-Up Communities (c)
3,963

 
5,846

 
913

 
4,933

 
14,548

 
1,295

 
13,253

Disposition/Other (d)
—

 
1,273

 
9,105

 
(7,832
)
 
8,674

 
41,958

 
(33,284
)
Total Property Revenues
55,371

 

$229,658

 

$216,459

 

$13,199

 

$892,928

 

$843,978

 

$48,950

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Property Expenses
 
 
 
 
 
 
 
 
 
 
 
 
 
"Same Property" Communities (a)
47,618

 

$72,030

 

$68,710

 

$3,320

 

$290,161

 

$276,003

 

$14,158

Non-"Same Property" Communities (b)
3,790

 
5,429

 
3,414

 
2,015

 
22,038

 
11,117

 
10,921

Development and Lease-Up Communities (c)
3,963

 
2,408

 
216

 
2,192

 
6,069

 
301

 
5,768

Disposition/Other (d)
—

 
543

 
4,089

 
(3,546
)
 
3,448

 
17,887

 
(14,439
)
Total Property Expenses
55,371

 

$80,410

 

$76,429

 

$3,981

 

$321,716

 

$305,308

 

$16,408

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Property Net Operating Income
 
 
 
 
 
 
 
 
 
 
 
 
 
"Same Property" Communities (a)
47,618

 

$133,716

 

$126,462

 

$7,254

 

$520,132

 

$494,325

 

$25,807

Non-"Same Property" Communities (b)
3,790

 
11,364

 
7,855

 
3,509

 
37,375

 
19,280

 
18,095

Development and Lease-Up Communities (c)
3,963

 
3,438

 
697

 
2,741

 
8,479

 
994

 
7,485

Disposition/Other (d)
—

 
730

 
5,016

 
(4,286
)
 
5,226

 
24,071

 
(18,845
)
Total Property Net Operating Income
55,371

 

$149,248

 

$140,030

 

$9,218

 

$571,212

 

$538,670

 

$32,542




(a) "Same Property" Communities are communities we owned and were stabilized as of January 1, 2014.

(b) Non-"Same Property" Communities are stabilized communities not owned or stabilized as of January 1, 2014.

(c) Development and Lease-Up Communities are non-stabilized communities we have acquired or developed since January 1, 2014.

(d) Disposition/Other includes operating communities sold subsequent to January 1, 2014 and results from non-multifamily rental communities, below market lease amortization related to acquired communities, and expenses related to land holdings not under active development.



11

 
 
 
CAMDEN
 
"SAME PROPERTY"
 
 
FOURTH QUARTER COMPARISONS
 
 
December 31, 2015
 
 
(In thousands, except property data amounts)
 
 
 
(Unaudited)
 
Apartment

 
 
 
 
 
 
 
 
 
 
 
 
 
Homes

 
Revenues
 
Expenses
 
NOI
Quarterly Results (a)
Included

 
4Q15

4Q14

Growth

 
4Q15

4Q14

Growth

 
4Q15

4Q14

Growth

D.C. Metro
5,808

 

$30,957


$30,742

0.7
 %
 

$9,606


$9,474

1.4
 %
 

$21,351


$21,268

0.4
 %
Houston, TX
5,912

 
27,465

27,168

1.1
 %
 
10,833

9,970

8.7
 %
 
16,632

17,198

(3.3
)%
SE Florida
2,520

 
14,823

13,972

6.1
 %
 
4,688

4,841

(3.2
)%
 
10,135

9,131

11.0
 %
Las Vegas, NV
4,918

 
14,637

13,574

7.8
 %
 
5,324

4,886

9.0
 %
 
9,313

8,688

7.2
 %
Dallas, TX
3,993

 
15,391

14,154

8.7
 %
 
6,301

5,830

8.1
 %
 
9,090

8,324

9.2
 %
Los Angeles/Orange County, CA
2,060

 
12,536

11,819

6.1
 %
 
3,923

3,793

3.4
 %
 
8,613

8,026

7.3
 %
Atlanta, GA
3,357

 
13,322

12,516

6.4
 %
 
4,758

5,002

(4.9
)%
 
8,564

7,514

14.0
 %
Tampa, FL
3,338

 
12,351

11,250

9.8
 %
 
4,543

4,186

8.5
 %
 
7,808

7,064

10.5
 %
Orlando, FL
3,240

 
12,112

11,182

8.3
 %
 
4,560

4,226

7.9
 %
 
7,552

6,956

8.6
 %
Charlotte, NC
2,487

 
10,323

9,888

4.4
 %
 
3,255

3,206

1.5
 %
 
7,068

6,682

5.8
 %
Denver, CO
1,941

 
8,945

8,352

7.1
 %
 
2,607

2,458

6.1
 %
 
6,338

5,894

7.5
 %
San Diego/Inland Empire, CA
1,665

 
9,140

8,401

8.8
 %
 
3,249

3,109

4.5
 %
 
5,891

5,292

11.3
 %
Phoenix, AZ
2,095

 
8,181

7,395

10.6
 %
 
2,671

2,431

9.9
 %
 
5,510

4,964

11.0
 %
Raleigh, NC
2,266

 
7,783

7,294

6.7
 %
 
2,590

2,397

8.1
 %
 
5,193

4,897

6.0
 %
Austin, TX
1,386

 
5,609

5,263

6.6
 %
 
2,320

2,131

8.9
 %
 
3,289

3,132

5.0
 %
Corpus Christi, TX
632

 
2,171

2,202

(1.4
)%
 
802

770

4.2
 %
 
1,369

1,432

(4.4
)%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total Same Property
47,618

 

$205,746


$195,172

5.4
 %
 

$72,030


$68,710

4.8
 %
 

$133,716


$126,462

5.7
 %


 
 
 
 
 
 
 
Weighted Average Monthly
 
Weighted Average Monthly
 
% of NOI
 
Average Occupancy (a)
 
Rental Rate (b)
 
Revenue per Occupied Home (c)
Quarterly Results (a)
Contribution

 
4Q15

4Q14

Growth

 
4Q15

4Q14

Growth

 
4Q15

4Q14

Growth

D.C. Metro
16.0
%
 
94.9
%
95.1
%
(0.2
)%
 

$1,646


$1,646

0.0
%
 

$1,871


$1,855

0.9
 %
Houston, TX
12.4
%
 
94.9
%
95.6
%
(0.7
)%
 
1,469

1,449

1.4
%
 
1,632

1,602

1.8
 %
SE Florida
7.6
%
 
96.9
%
95.8
%
1.1
 %
 
1,814

1,729

4.9
%
 
2,023

1,928

5.0
 %
Las Vegas, NV
7.0
%
 
94.9
%
95.8
%
(0.9
)%
 
866

820

5.6
%
 
1,046

962

8.7
 %
Dallas, TX
6.8
%
 
95.9
%
95.5
%
0.4
 %
 
1,161

1,088

6.7
%
 
1,340

1,238

8.3
 %
Los Angeles/Orange County, CA
6.4
%
 
95.6
%
95.6
%
0.0
 %
 
1,914

1,818

5.3
%
 
2,122

2,000

6.1
 %
Atlanta, GA
6.4
%
 
95.6
%
95.8
%
(0.2
)%
 
1,198

1,132

5.8
%
 
1,384

1,298

6.6
 %
Tampa, FL
5.8
%
 
96.3
%
95.5
%
0.8
 %
 
1,051

987

6.5
%
 
1,280

1,175

9.0
 %
Orlando, FL
5.6
%
 
95.5
%
95.2
%
0.3
 %
 
1,108

1,041

6.4
%
 
1,304

1,208

8.0
 %
Charlotte, NC
5.3
%
 
96.2
%
96.9
%
(0.7
)%
 
1,236

1,197

3.3
%
 
1,438

1,368

5.1
 %
Denver, CO
4.8
%
 
95.0
%
95.8
%
(0.8
)%
 
1,428

1,321

8.1
%
 
1,616

1,498

7.9
 %
San Diego/Inland Empire, CA
4.4
%
 
95.9
%
95.9
%
0.0
 %
 
1,698

1,593

6.6
%
 
1,908

1,754

8.8
 %
Phoenix, AZ
4.1
%
 
95.8
%
95.2
%
0.6
 %
 
1,134

1,084

4.6
%
 
1,359

1,235

10.0
 %
Raleigh, NC
3.9
%
 
94.7
%
95.5
%
(0.8
)%
 
994

946

5.1
%
 
1,209

1,125

7.5
 %
Austin, TX
2.5
%
 
95.6
%
95.0
%
0.6
 %
 
1,181

1,133

4.2
%
 
1,411

1,332

6.0
 %
Corpus Christi, TX
1.0
%
 
93.9
%
94.2
%
(0.3
)%
 
1,016

1,009

0.7
%
 
1,219

1,233

(1.1
)%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total Same Property
100.0
%
 
95.5
%
95.6
%
(0.1
)%
 

$1,310


$1,258

4.1
%
 

$1,508


$1,430

5.5
 %

(a) "Same Property" Communities are communities we owned and were stabilized as of January 1, 2014.

(b) Weighted average monthly rental rate are the Company's rental rates for leases in place and vacant units at market after "loss to lease" and concessions, but before vacancy and bad debt.

(c) Weighted average monthly revenue per occupied home are the Company's reported revenues divided by the average occupied homes for the period on a monthly basis.


12

 
 
 
CAMDEN
 
"SAME PROPERTY"
 
 
SEQUENTIAL QUARTER COMPARISONS
 
 
December 31, 2015
 
 
(In thousands, except property data amounts)
 
 
 
(Unaudited)
 
Apartment

 
 
 
 
 
 
 
 
 
 
 
 
 
Homes

 
Revenues
 
Expenses
 
NOI
Quarterly Results (a)
Included

 
4Q15

3Q15

Growth

 
4Q15

3Q15

Growth

 
4Q15

3Q15

Growth

D.C. Metro
5,808

 

$30,957


$31,421

(1.5
)%
 

$9,606


$9,576

0.3
 %
 

$21,351


$21,845

(2.3
)%
Houston, TX
5,912

 
27,465

27,935

(1.7
)%
 
10,833

11,667

(7.1
)%
 
16,632

16,268

2.2
 %
SE Florida
2,520

 
14,823

14,709

0.8
 %
 
4,688

5,023

(6.7
)%
 
10,135

9,686

4.6
 %
Las Vegas, NV
4,918

 
14,637

14,553

0.6
 %
 
5,324

5,414

(1.7
)%
 
9,313

9,139

1.9
 %
Dallas, TX
3,993

 
15,391

15,216

1.2
 %
 
6,301

6,354

(0.8
)%
 
9,090

8,862

2.6
 %
Los Angeles/Orange County, CA
2,060

 
12,536

12,415

1.0
 %
 
3,923

4,009

(2.1
)%
 
8,613

8,406

2.5
 %
Atlanta, GA
3,357

 
13,322

13,376

(0.4
)%
 
4,758

5,229

(9.0
)%
 
8,564

8,147

5.1
 %
Tampa, FL
3,338

 
12,351

12,041

2.6
 %
 
4,543

4,727

(3.9
)%
 
7,808

7,314

6.8
 %
Orlando, FL
3,240

 
12,112

12,038

0.6
 %
 
4,560

4,639

(1.7
)%
 
7,552

7,399

2.1
 %
Charlotte, NC
2,487

 
10,323

10,414

(0.9
)%
 
3,255

3,464

(6.0
)%
 
7,068

6,950

1.7
 %
Denver, CO
1,941

 
8,945

9,023

(0.9
)%
 
2,607

2,673

(2.5
)%
 
6,338

6,350

(0.2
)%
San Diego/Inland Empire, CA
1,665

 
9,140

8,959

2.0
 %
 
3,249

3,242

0.2
 %
 
5,891

5,717

3.0
 %
Phoenix, AZ
2,095

 
8,181

8,061

1.5
 %
 
2,671

2,864

(6.7
)%
 
5,510

5,197

6.0
 %
Raleigh, NC
2,266

 
7,783

7,766

0.2
 %
 
2,590

2,771

(6.5
)%
 
5,193

4,995

4.0
 %
Austin, TX
1,386

 
5,609

5,579

0.5
 %
 
2,320

2,570

(9.7
)%
 
3,289

3,009

9.3
 %
Corpus Christi, TX
632

 
2,171

2,246

(3.3
)%
 
802

835

(4.0
)%
 
1,369

1,411

(3.0
)%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total Same Property
47,618

 

$205,746


$205,752

—
 %
 

$72,030


$75,057

(4.0
)%
 

$133,716


$130,695

2.3
 %


 
 
 
 
 
 
 
Weighted Average Monthly
 
Weighted Average Monthly
 
% of NOI
 
Average Occupancy (a)
 
Rental Rate (b)
 
Revenue per Occupied Home (c)
Quarterly Results (a)
Contribution

 
4Q15

3Q15

Growth

 
4Q15

3Q15

Growth

 
4Q15

3Q15

Growth

D.C. Metro
16.0
%
 
94.9
%
96.3
%
(1.4
)%
 

$1,646


$1,654

(0.5
)%
 

$1,871


$1,872

(0.1
)%
Houston, TX
12.4
%
 
94.9
%
95.7
%
(0.8
)%
 
1,469

1,471

(0.1
)%
 
1,632

1,647

(0.9
)%
SE Florida
7.6
%
 
96.9
%
97.0
%
(0.1
)%
 
1,814

1,788

1.5
 %
 
2,023

2,006

0.9
 %
Las Vegas, NV
7.0
%
 
94.9
%
95.2
%
(0.3
)%
 
866

854

1.4
 %
 
1,046

1,036

0.9
 %
Dallas, TX
6.8
%
 
95.9
%
96.3
%
(0.4
)%
 
1,161

1,142

1.7
 %
 
1,340

1,320

1.6
 %
Los Angeles/Orange County, CA
6.4
%
 
95.6
%
95.4
%
0.2
 %
 
1,914

1,896

0.9
 %
 
2,122

2,106

0.8
 %
Atlanta, GA
6.4
%
 
95.6
%
95.9
%
(0.3
)%
 
1,198

1,185

1.1
 %
 
1,384

1,385

(0.1
)%
Tampa, FL
5.8
%
 
96.3
%
95.8
%
0.5
 %
 
1,051

1,032

1.8
 %
 
1,280

1,255

2.1
 %
Orlando, FL
5.6
%
 
95.5
%
96.4
%
(0.9
)%
 
1,108

1,086

2.0
 %
 
1,304

1,285

1.5
 %
Charlotte, NC
5.3
%
 
96.2
%
97.1
%
(0.9
)%
 
1,236

1,234

0.2
 %
 
1,438

1,438

0.0
 %
Denver, CO
4.8
%
 
95.0
%
96.6
%
(1.6
)%
 
1,428

1,412

1.1
 %
 
1,616

1,605

0.7
 %
San Diego/Inland Empire, CA
4.4
%
 
95.9
%
96.4
%
(0.5
)%
 
1,698

1,677

1.3
 %
 
1,908

1,861

2.5
 %
Phoenix, AZ
4.1
%
 
95.8
%
95.7
%
0.1
 %
 
1,134

1,120

1.3
 %
 
1,359

1,341

1.4
 %
Raleigh, NC
3.9
%
 
94.7
%
95.9
%
(1.2
)%
 
994

987

0.7
 %
 
1,209

1,192

1.4
 %
Austin, TX
2.5
%
 
95.6
%
96.2
%
(0.6
)%
 
1,181

1,172

0.8
 %
 
1,411

1,395

1.1
 %
Corpus Christi, TX
1.0
%
 
93.9
%
94.8
%
(0.9
)%
 
1,016

1,013

0.3
 %
 
1,219

1,250

(2.4
)%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total Same Property
100.0
%
 
95.5
%
96.0
%
(0.5
)%
 

$1,310


$1,299

0.8
 %
 

$1,508


$1,499

0.5
 %

(a) "Same Property" Communities are communities we owned and were stabilized as of January 1, 2014.

(b) Weighted average monthly rental rate are the Company's rental rates for leases in place and vacant units at market after "loss to lease" and concessions, but before vacancy and bad debt.

(c) Weighted average monthly revenue per occupied home are the Company's reported revenues divided by the average occupied homes for the period on a monthly basis.



13

 
 
 
CAMDEN
 
"SAME PROPERTY"
 
 
YEAR TO DATE COMPARISONS
 
 
December 31, 2015
 
 
(In thousands, except property data amounts)
 
 
 
(Unaudited)
 
Apartment

 
 
 
 
 
 
 
 
 
 
 
 
 
Homes

 
Revenues
 
Expenses
 
NOI
Year to Date Results (a)
Included

 
2015

2014

Growth

 
2015

2014

Growth

 
2015

2014

Growth

D.C. Metro
5,808

 

$124,148


$123,265

0.7
%
 

$38,742


$38,084

1.7
%
 

$85,406


$85,181

0.3
 %
Houston, TX
5,912

 
110,362

107,355

2.8
%
 
45,364

41,131

10.3
%
 
64,998

66,224

(1.9
)%
SE Florida
2,520

 
58,230

55,004

5.9
%
 
19,453

18,926

2.8
%
 
38,777

36,078

7.5
 %
Las Vegas, NV
4,918

 
57,158

53,552

6.7
%
 
20,603

19,493

5.7
%
 
36,555

34,059

7.3
 %
Dallas, TX
3,993

 
59,783

55,707

7.3
%
 
24,287

23,191

4.7
%
 
35,496

32,516

9.2
 %
Los Angeles/Orange County, CA
2,060

 
49,074

46,343

5.9
%
 
15,513

14,936

3.9
%
 
33,561

31,407

6.9
 %
Atlanta, GA
3,357

 
52,435

48,461

8.2
%
 
19,501

19,009

2.6
%
 
32,934

29,452

11.8
 %
Tampa, FL
3,338

 
47,496

44,468

6.8
%
 
18,195

17,281

5.3
%
 
29,301

27,187

7.8
 %
Orlando, FL
3,240

 
47,227

44,552

6.0
%
 
17,894

16,973

5.4
%
 
29,333

27,579

6.4
 %
Charlotte, NC
2,487

 
41,005

38,918

5.4
%
 
13,283

12,556

5.8
%
 
27,722

26,362

5.2
 %
Denver, CO
1,941

 
35,091

32,421

8.2
%
 
10,312

9,837

4.8
%
 
24,779

22,584

9.7
 %
San Diego/Inland Empire, CA
1,665

 
35,257

32,919

7.1
%
 
12,758

12,489

2.2
%
 
22,499

20,430

10.1
 %
Phoenix, AZ
2,095

 
31,691

29,309

8.1
%
 
10,740

10,281

4.5
%
 
20,951

19,028

10.1
 %
Raleigh, NC
2,266

 
30,514

28,706

6.3
%
 
10,471

9,790

7.0
%
 
20,043

18,916

6.0
 %
Austin, TX
1,386

 
21,996

20,562

7.0
%
 
9,706

8,876

9.4
%
 
12,290

11,686

5.2
 %
Corpus Christi, TX
632

 
8,826

8,786

0.5
%
 
3,339

3,150

6.0
%
 
5,487

5,636

(2.6
)%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total Same Property
47,618

 

$810,293


$770,328

5.2
%
 

$290,161


$276,003

5.1
%
 

$520,132


$494,325

5.2
 %


 
 
 
 
 
 
 
Weighted Average Monthly
 
Weighted Average Monthly
 
% of NOI
 
Average Occupancy (a)
 
Rental Rate (b)
 
Revenue per Occupied Home (c)
Year to Date Results (a)
Contribution

 
2015

2014

Growth

 
2015

2014

Growth

 
2015

2014

Growth

D.C. Metro
16.4
%
 
95.6
%
95.4
%
0.2
 %
 

$1,645


$1,644

0.1
%
 

$1,862


$1,853

0.5
%
Houston, TX
12.5
%
 
95.4
%
95.9
%
(0.5
)%
 
1,463

1,422

2.9
%
 
1,630

1,578

3.3
%
SE Florida
7.5
%
 
96.7
%
96.3
%
0.4
 %
 
1,780

1,694

5.1
%
 
1,990

1,888

5.5
%
Las Vegas, NV
7.0
%
 
95.4
%
95.6
%
(0.2
)%
 
847

807

5.0
%
 
1,015

949

6.9
%
Dallas, TX
6.8
%
 
96.1
%
95.4
%
0.7
 %
 
1,129

1,068

5.7
%
 
1,298

1,218

6.6
%
Los Angeles/Orange County, CA
6.5
%
 
95.4
%
95.9
%
(0.5
)%
 
1,877

1,775

5.7
%
 
2,081

1,955

6.4
%
Atlanta, GA
6.3
%
 
95.8
%
95.5
%
0.3
 %
 
1,171

1,094

7.0
%
 
1,359

1,259

7.9
%
Tampa, FL
5.6
%
 
95.8
%
95.5
%
0.3
 %
 
1,024

973

5.2
%
 
1,238

1,162

6.5
%
Orlando, FL
5.6
%
 
95.8
%
95.6
%
0.2
 %
 
1,078

1,028

4.9
%
 
1,268

1,199

5.8
%
Charlotte, NC
5.3
%
 
96.6
%
97.0
%
(0.4
)%
 
1,223

1,178

3.8
%
 
1,422

1,345

5.8
%
Denver, CO
4.8
%
 
95.9
%
95.5
%
0.4
 %
 
1,384

1,281

8.0
%
 
1,571

1,457

7.8
%
San Diego/Inland Empire, CA
4.3
%
 
96.0
%
95.3
%
0.7
 %
 
1,655

1,567

5.6
%
 
1,838

1,727

6.4
%
Phoenix, AZ
4.0
%
 
95.6
%
94.8
%
0.8
 %
 
1,115

1,066

4.6
%
 
1,319

1,229

7.3
%
Raleigh, NC
3.9
%
 
95.3
%
95.4
%
(0.1
)%
 
974

935

4.2
%
 
1,177

1,106

6.4
%
Austin, TX
2.4
%
 
95.7
%
95.3
%
0.4
 %
 
1,162

1,105

5.2
%
 
1,382

1,297

6.6
%
Corpus Christi, TX
1.1
%
 
93.8
%
95.3
%
(1.5
)%
 
1,011

998

1.3
%
 
1,240

1,216

2.0
%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total Same Property
100.0
%
 
95.7
%
95.6
%
0.1
 %
 

$1,288


$1,237

4.1
%
 

$1,481


$1,409

5.1
%



(a) "Same Property" Communities are communities we owned and were stabilized as of January 1, 2014.

(b) Weighted average rental rates are the Company's rental rates for leases in place and vacant units at market after "loss to lease" and concessions, but before vacancy and bad debt.

(c) Weighted average monthly revenue per occupied home are the Company's reported revenues divided by the average occupied homes for the period on a monthly basis.



14

 
 
 
CAMDEN
 
"SAME PROPERTY" OPERATING EXPENSE
 
 
 DETAIL AND COMPARISONS
 
 
December 31, 2015
 
 
(In thousands)
 
 
 
(Unaudited)
 
 
 
 
 
% of Actual
 
 
 
 
 
4Q15 Operating

Quarterly Comparison (a)
4Q15
4Q14
$ Change
% Change
Expenses
 
 
 
 
 
 
Property taxes

$22,961


$21,919


$1,042

4.8
 %
31.9
%
Salaries and Benefits for On-site Employees
15,915

15,701

214

1.4
 %
22.1
%
Utilities
15,775

14,318

1,457

10.2
 %
21.9
%
Repairs and Maintenance
9,550

9,146

404

4.4
 %
13.3
%
Property Insurance
3,337

3,205

132

4.1
 %
4.6
%
General and Administrative
2,471

2,418

53

2.2
 %
3.4
%
Marketing and Leasing
1,458

1,412

46

3.3
 %
2.0
%
Other
563

591

(28
)
(4.7
)%
0.8
%
 
 
 
 
 
 
Total Same Property

$72,030


$68,710


$3,320

4.8
 %
100.0
%


 
 
 
 
 
% of Actual
 
 
 
 
 
4Q15 Operating

Sequential Comparison (a)
4Q15
3Q15
$ Change
% Change
Expenses
 
 
 
 
 
 
Property taxes

$22,961


$23,851


($890
)
(3.7
)%
31.9
%
Salaries and Benefits for On-site Employees
15,915

17,001

(1,086
)
(6.4
)%
22.1
%
Utilities
15,775

16,196

(421
)
(2.6
)%
21.9
%
Repairs and Maintenance
9,550

11,021

(1,471
)
(13.3
)%
13.3
%
Property Insurance
3,337

2,888

449

15.5
 %
4.6
%
General and Administrative
2,471

2,452

19

0.8
 %
3.4
%
Marketing and Leasing
1,458

1,417

41

2.9
 %
2.0
%
Other
563

231

332

143.7
 %
0.8
%
 
 
 
 
 
 
Total Same Property

$72,030


$75,057


($3,027
)
(4.0
)%
100.0
%


 
 
 
 
 
 
% of Actual
 
 
 
 
 
 
2015 Operating

Year to Date Comparison (a)
 
2015
2014
$ Change
% Change
Expenses
 
 
 
 
 
 
 
Property taxes
 

$93,834


$88,010


$5,824

6.6
 %
32.3
%
Salaries and Benefits for On-site Employees
 
64,733

63,069

1,664

2.6
 %
22.3
%
Utilities
 
61,062

56,667

4,395

7.8
 %
21.1
%
Repairs and Maintenance
 
40,129

38,212

1,917

5.0
 %
13.8
%
Property Insurance
 
13,032

13,236

(204
)
(1.5
)%
4.5
%
General and Administrative
 
9,803

9,204

599

6.5
 %
3.4
%
Marketing and Leasing
 
5,481

5,321

160

3.0
 %
1.9
%
Other
 
2,087

2,284

(197
)
(8.6
)%
0.7
%
 
 
 
 
 
 
 
Total Same Property
 

$290,161


$276,003


$14,158

5.1
 %
100.0
%


(a) "Same Property" Communities are communities we owned and were stabilized as of January 1, 2014.




15

 
 
 
CAMDEN
 
JOINT VENTURE OPERATIONS
 
 
(In thousands, except property data amounts)
 
 
 
(Unaudited)

Company's Pro-Rata Share of Joint Venture Operations(a):
 
Three Months Ended December 31,
 
Twelve Months Ended December 31,
OPERATING DATA (b)
2015
2014
 
2015
2014
Property Revenues
 
 
 
 
 
   Rental revenues

$8,029


$5,067

 

$31,323


$19,027

   Other property revenues
1,152

684

 
4,521

2,603

      Total property revenues
9,181

5,751

 
35,844

21,630

 
 
 
 
 
 
Property expenses
 
 
 
 
 
   Property operating and maintenance
2,203

1,364

 
8,637

5,398

   Real estate taxes
1,385

901

 
5,774

3,464

 
3,588

2,265

 
14,411

8,862

 
 
 
 
 
 
Net Operating Income
5,593

3,486

 
21,433

12,768

 
 
 
 
 
 
Other expenses
 
 
 
 
 
   Interest (c)
1,500

1,005

 
5,895

3,910

   Depreciation and amortization
2,312

1,357

 
8,955

5,283

   Other (including debt prepayment penalties)
100

(10
)
 
415

118

   Total other expenses
3,912

2,352

 
15,265

9,311

 
 
 
 
 
 
Gain on sale of properties, net
—

—

 
—

3,566

 
 
 
 
 
 
Equity in income of joint ventures

$1,681


$1,134

 

$6,168


$7,023

 
Dec 31,
2015

Sep 30,
2015

Jun 30,
2015

Mar 31,
2015

Dec 31,
2014

BALANCE SHEET DATA(d)
 
 
 
 
 
Land

$109,912


$108,157


$106,792


$105,660


$104,662

Building & Improvements
730,867

714,631

701,209

689,676

679,862

 
840,779

822,788

808,001

795,336

784,524

Accumulated Depreciation
(114,277
)
(106,669
)
(99,270
)
(92,065
)
(85,091
)
Net operating real estate assets
726,502

716,119

708,731

703,271

699,433

Properties under development and land
1,711

16,177

26,605

33,716

37,677

Cash and other assets, net (c)
19,768

20,880

18,072

13,872

19,750

Total assets

$747,981


$753,176


$753,408


$750,859


$756,860

 
 
 
 
 
 
Notes payable (c)

$526,950


$528,702


$527,854


$526,537


$522,731

Other liabilities
25,765

26,011

23,917

20,376

30,836

Total liabilities
552,715

554,713

551,771

546,913

553,567

 
 
 
 
 
 
Member's equity
195,266

198,463

201,637

203,946

203,293

   Total liabilities and members' equity

$747,981


$753,176


$753,408


$750,859


$756,860

 
 
 
 
 
 
Company's equity investment

$33,698


$34,705


$35,731


$36,526


$36,429

 
 
 
 
 
 
Company's pro-rata share of debt (c)

$164,935


$165,484


$165,218


$164,806


$163,615

 
 

 
 
 
 
 
 
 
 
 
PROPERTY DATA (end of period)
 
 
 
 
 
Total operating properties
22

21
21
21
21
Total operating apartment homes
7,278

7,012
7,012
7,012
7,012
Pro rata share of operating apartment homes
2,278

2,195
2,195
2,195
2,195
Total development properties
—

1
1
1
1
Total development apartment homes
—

266
266
266
266
Pro rata share of development apartment homes
—

83
83
83
83


(a) In December 2014, the partnership agreements for each of the funds were amended, resulting in the extension of the term for each fund to December 31, 2026 and our ownership interests were increased from 20% to 31.3% effective December 23, 2014.
(b) Operating data represents Camden's pro-rata share of revenues and expenses.
(c) All periods presented have been changed to reflect the adoption of ASU 2015-03 (as supplemented by ASU 2015-15) at December 31, 2015, which required retrospective application.
(d) Balance sheet and property data reported at 100%.

16

 
 
CAMDEN
 
CURRENT DEVELOPMENT COMMUNITIES
 
 
 
(Unaudited)

AS OF DECEMBER 31, 2015 ($ in millions)
 
 
 
 
 
 
Estimated/Actual Dates for
 
 
Completed Communities in Lease-Up
Total
Total
 
 
Construction
Initial
Construction
Stabilized
As of 1/24/2016
Homes
Cost
 
 
Start
Occupancy
Completion
Operations
% Leased
% Occupied
1.
Camden Flatirons
424
$79.2
 
 
3Q12
2Q14
3Q15
2Q16
88%
88%
 
Denver, CO
 
 
 
 
 
 
 
 
 
 
2.
Camden Glendale
303
113.2
 
 
4Q12
2Q15
3Q15
2Q16
69%
63%
 
Glendale, CA
 
 
 
 
 
 
 
 
 
 
3.
Camden Paces
379
117.5


4Q12
2Q14
4Q15
3Q16
77%
74%
 
Atlanta, GA
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total Completed Communities in Lease-Up
1,106
$309.9
 

 
 
 
 
79%
76%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Estimated/Actual Dates for
 
 
 
 
Total
Total
Cost to
Amount
Construction
Initial
Construction
Stabilized
As of 1/24/2016
Development Communities
Homes
Budget
Date
in CIP
Start
Occupancy
Completion
Operations
% Leased
% Occupied
UNDER CONSTRUCTION
 
 
 
 
 
 
 
 
 
 
1.
Camden Chandler
380
$73.0
$66.4
$0.3
1Q14
1Q15
1Q16
4Q16
62%
70%
 
Chandler, AZ
 
 
 
 
 
 
 
 
 
 
2.
Camden Gallery
323
58.0
50.4
50.3
3Q13
1Q16
3Q16
1Q17
 
 
 
Charlotte, NC
 
 
 
 
 
 
 
 
 
 
3.
Camden Victory Park
423
82.0
67.2
67.0
4Q13
1Q16
3Q16
1Q18
 
 
 
Dallas, TX
 
 
 
 
 
 
 
 
 
 
4.
The Camden
287
145.0
111.7
111.6
4Q13
2Q16
4Q16
2Q17
 
 
 
Los Angeles, CA
 
 
 
 
 
 
 
 
 
 
5.
Camden Lincoln Station
267
56.0
18.2
18.2
4Q14
4Q16
2Q17
1Q18
 
 
 
Denver, CO
 
 
 
 
 
 
 
 
 
 
6.
Camden NoMa II
405
115.0
45.5
45.5
1Q15
2Q17
4Q17
4Q19
 
 
 
Washington, DC
 
 
 
 
 
 
 
 
 
 
7.
Camden Shady Grove
457
116.0
51.4
51.4
2Q15
1Q17
1Q18
4Q19
 
 
 
Rockville, MD
 
 
 
 
 
 
 
 
 
 
8.
Camden McGowen Station
315
90.0
14.1
14.1
4Q14
4Q17
2Q18
3Q19
 
 
 
Houston, TX
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total Development Communities
2,857
$735.0
$424.9
$358.4
 
 
 
 
62%
70%
 
 
 
 
 
 
 
 
 
 
 
 
Additional Development Pipeline & Land (a)
132.7
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total Properties Under Development and Land (per Balance Sheet)
$491.1
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
NOI Contribution from Development Communities ($ in millions)
 
 
 
 
Cost to Date

4Q15 NOI

 
 
Communities that Stabilized During Quarter
 
 
 
 
$44.4

$0.7

 
 
Completed Communities in Lease-Up
 
 
 
 
309.9

2.7

 
 
Development Communities in Lease-Up
 
 
 
 
66.4

0.7

 
 
Total Development Communities NOI Contribution
 
 
 
 

$420.7


$4.1

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Estimated/Actual Dates for
 
 
Joint Venture Completed Community in Lease-Up
Total
Total
 
 
Construction
Initial
Construction
Stabilized
As of 1/24/2016
Homes
Cost
 
 
Start
Occupancy
Completion
Operations
% Leased
% Occupied
1.
Camden Southline
266
$47.2


2Q13
1Q15
4Q15
1Q16
91%
91%
 
Charlotte, NC
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total Joint Venture
 
 
 
 
 
 
 
 
 
 
Development Communities
266
$47.2


 
 
 
 
91%
91%

(a) Please refer to the Development Pipeline & Land Summary on page 18.

Note: This table contains forward-looking statements. Please see the paragraph regarding forward-looking statements on page 2 of this document.

17

 
 
 
CAMDEN
 
DEVELOPMENT PIPELINE & LAND
 
 
 
(Unaudited)

AS OF DECEMBER 31, 2015 ($ in millions)

 
 
 
Projected
Total
 
PIPELINE COMMUNITIES
 
Homes
Estimated Cost (a)
Cost to Date

 
 
 
 
 
 
1.
Camden Washingtonian
 
365

$90.0


$18.4

 
Gaithersburg, MD
 
 
 
 
2.
Camden North End (b)(c)
 
1,069
225.0

38.3

 
Phoenix, AZ
 
 
 
 
3.
Camden Buckhead
 
336
80.0

22.4

 
Atlanta, GA
 
 
 
 
4.
Camden Arts District
 
354
150.0

13.0

 
Los Angeles, CA
 
 
 
 
5.
Camden Conte (d)
 
519
170.0

21.0

 
Houston, TX
 
 
 
 
6.
Camden Atlantic
 
286
62.0

13.4

 
Plantation, FL
 
 
 
 
 
 
 
 
 
 
Development Pipeline
 
2,929

$777.0


$126.5

 
 
 
 
 
 
LAND HOLDINGS/OTHER
 
Acreage
 
Cost to Date

 
 
 
 
 
 
 
Las Vegas, NV
 
19.6
 

$4.2

 
Tampa, FL
 
4.8
 
1.5

 
Other (e)
 
0.0
 
0.5

 
 
 
 
 
 
Land Holdings/Other
 
24.4
 

$6.2

 
 
 
 
 
 
Total Development Pipeline and Land
 
 
 

$132.7

 
 
 
 
 
 



(a) Represents our estimate of total costs we expect to incur on these projects. However, forward-looking statements are not guarantees of future performances, results, or events. Although, we believe these expectations are based upon reasonable assumptions, future events rarely develop exactly as forecasted and estimates routinely require adjustment.

(b) Formerly known as Camden Mayo.

(c) Will be developed in three phases. The estimated units, estimated cost, and cost to date represent all phases.

(d) Will be developed in two phases. The estimated units, estimated cost, and cost to date represent both phases.

(e) Includes development opportunities in the early phase of the development process for which the Company either has an option to acquire land or enter into a leasehold interest, or for which the Company is the buyer under a contract to purchase land.

















Note: This table contains forward-looking statements. Please see the paragraph regarding forward-looking statements on page 2 of this document.

18

 
 
 
CAMDEN
 
ACQUISITIONS & DISPOSITIONS
 
 
 
(Unaudited)

2015 ACQUISITION/DISPOSITION ACTIVITY ($ in millions, except per Unit amounts)

 
 
 
 
 
Apartment
Weighted Average
Community
 
Dispositions
 
Location
Sales Price
Homes
Monthly Rental Rate
Age
Closing Date
1.
Camden Ridgecrest
 
Austin, TX
$29.3
284 Homes
$866
20 years
1/15/2015
2.
Camden Bayside
 
Tampa, FL
85.1
832 Homes
853
27 years
1/30/2015
3.
Camden Providence Lakes
 
Brandon, FL
33.0
260 Homes
993
19 years
10/7/2015
 
 
 
 
 
 
 
 
 
Total/Average Dispositions
 
 
$147.4
1,376 Homes
$887
24 years
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Land Acquisitions
 
Location
Purchase Price
Acres
Closing Date
 
 
1.
Camden North End (a)
 
Phoenix, AZ
$36.3
49.6
5/13/2015
 
 
2.
Camden Arts District
 
Los Angeles, CA
9.5
2.7
6/17/2015
 
 
3.
Camden Washingtonian
 
Gaithersburg, MD
13.3
5.8
10/1/2015
 
 
 
 
 
 
 
 
 
 
 
Total/Average Land Acquisitions
 
 
$59.1
58.1 Acres
 
 
 
 
 
 
 
 
 
 
 
 



(a) Formerly known as Camden Mayo.



19

 
 
 
CAMDEN
 
DEBT ANALYSIS
 
 
(In thousands, except property data amounts)
 
 
 
(Unaudited)

DEBT MATURITIES AS OF DECEMBER 31, 2015:

 
 
Future Scheduled Repayments (a)
 
 
Year (b)
 
Amortization

Secured
Maturities

Unsecured Maturities

Total

% of Total

Weighted Average Interest Rate on Maturing Debt

2016
 

($49
)

$—


$—


($49
)
—
 %
N/A

2017
 
436

—

246,750

247,186

9.1
 %
5.8
%
2018
 
799

175,000

—

175,799

6.5
 %
1.1
%
2019
 
1,139

644,107

—

645,246

23.7
 %
5.4
%
2020
 
1,110

—

—

1,110

—
 %
N/A

2021
 
1,480

—

250,000

251,480

9.2
 %
4.8
%
2022
 
1,860

—

350,000

351,860

12.9
 %
3.2
%
2023
 
2,991

—

250,000

252,991

9.3
 %
5.1
%
2024
 
3,832

—

500,000

503,832

18.4
 %
4.0
%
Thereafter
 
51,232

—

—

51,232

1.9
 %
3.2
%
Total Maturing Debt
 

$64,830


$819,107


$1,596,750


$2,480,687

91.0
 %
4.4
%
 
 
 
 
 
 
 
 
Unsecured Line of Credit
 

$—


$—


$225,000


$225,000

8.3
 %
1.2
%
Other Short Term Borrowings
 
—

—

19,000

19,000

0.7
 %
1.5
%
Total Debt
 

$64,830


$819,107


$1,840,750


$2,724,687

100.0
 %
4.1
%
 
 
 
 
 
 
 
 
Weighted Average Maturity of Debt
 
 
5.8 Years

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Weighted Average
 
 
FLOATING vs. FIXED RATE DEBT:
 
Balance

% of Total

Interest Rate
Time to Maturity
 
 
  Floating rate debt
 

$451,407

16.6
%
1.2
%
4.3 Years

 
 
  Fixed rate debt
 
2,273,280

83.4
%
4.7
%
6.0 Years

 
 
      Total
 

$2,724,687

100.0
%
4.1
%
5.8 Years

 
 
 
 
 


 
 
 
 
 
 
 
 
Weighted Average
 
 
SECURED vs. UNSECURED DEBT:
 
Balance

% of Total

Interest Rate
Time to Maturity
 
 
  Unsecured debt
 

$1,824,930

67.0
%
4.0
%
6.1 Years

 
 
  Secured debt
 
899,757

33.0
%
4.4
%
5.1 Years

 
 
      Total
 

$2,724,687

100.0
%
4.1
%
5.8 Years

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Weighted Average
 
 
SECURED DEBT DETAIL:
 
Balance

% of Total

Interest Rate
Time to Maturity
 
 
  Conventional fixed-rate mortgage debt
 

$692,350

76.9
%
5.3
%
5.3 Years

 
 
  Conventional variable-rate mortgage debt
 
175,000

19.5
%
1.1
%
2.8 Years

 
 
  Tax exempt variable rate debt
 
32,407

3.6
%
1.4
%
12.5 Years

 
 
      Total
 

$899,757

100.0
%
4.4
%
5.1 Years

 
 
 
 
 
 
 
 
 
REAL ESTATE ASSETS: (c)
 
Total Homes

% of Total

Total Cost

% of Total

4Q15 NOI

% of Total

  Unencumbered real estate assets
 
42,958
77.6
%

$6,255,741

79.9
%

$113,197

75.8
%
  Encumbered real estate assets
 
12,413
22.4
%
1,568,915

20.1
%
36,051

24.2
%
      Total
 
55,371
100.0
%

$7,824,656

100.0
%

$149,248

100.0
%
 
 
 
 
 
 
 
 
 
 
 
Ratio of unencumbered assets at cost to unsecured debt is
 
3.4x


a) All periods presented have been changed to reflect the adoption of ASU 2015-03 (as supplemented by ASU 2015-15) at December 31, 2015, which required retrospective application.

(b) Includes all available extension options.

(c) Real estate assets include communities under development and exclude communities held through unconsolidated joint ventures.



20

 
 
 
CAMDEN
 
DEBT MATURITY ANALYSIS
 
 
(In thousands)
 
 
 
(Unaudited)

ADDITIONAL DETAIL OF DEBT MATURITIES FOR 2016 AND 2017:

 
 
 
Future Scheduled Repayments (a)
 
Weighted Average Interest on Maturing Debt

Quarter
 
Amortization

Secured Maturities

Unsecured Maturities

Total

1Q 2016
 

($127
)

$—


$—


($127
)
N/A

2Q 2016
 
17

—

19,000

19,017

1.5
%
3Q 2016
 
25

—

—

25

N/A

4Q 2016
 
36

—

—

36

N/A

2016
 

($49
)

$—


$19,000


$18,951

1.5
%
 
 
 
 
 
 
 
1Q 2017
 

$47


$—


$—


$47

N/A

2Q 2017
 
99

—

246,750

246,849

5.8
%
3Q 2017
 
139

—

—

139

N/A

4Q 2017
 
151

—

—

151

N/A

2017
 

$436


$—


$246,750


$247,186

5.8
%
 
 
 
 
 
 
 



a) All periods presented have been changed to reflect the adoption of ASU 2015-03 (as supplemented by ASU 2015-15) at December 31, 2015, which required retrospective application.




21

 
 
CAMDEN
 
DEBT COVENANT ANALYSIS
 
 
 
 
 
 
(Unaudited)
UNSECURED LINE OF CREDIT
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Covenant (a)
 
Required
 
Actual (b)
 
Compliance
 
 
 
 
 
 
 
 
Total Consolidated Debt to Gross Asset Value
 
<
60%
 
27%
 
Yes
 
 
 
 
 
 
 
 
Secured Debt to Gross Asset Value
 
<
40%
 
9%
 
Yes
 
 
 
 
 
 
 
 
Consolidated EBITDA to Total Fixed Charges
 
>
150%
 
430%
 
Yes
 
 
 
 
 
 
 
 
Unsecured Debt to Gross Asset Value
 
<
60%
 
24%
 
Yes
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
SENIOR UNSECURED NOTES
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Covenant (a)
 
Required
 
Actual (b)
 
Compliance
 
 
 
 
 
 
 
 
Total Consolidated Debt to Total Asset Value
 
<
60%
 
34%
 
Yes
 
 
 
 
 
 
 
 
Total Secured Debt to Total Asset Value
 
<
40%
 
11%
 
Yes
 
 
 
 
 
 
 
 
Total Unencumbered Asset Value to Total Unsecured Debt
 
>
150%
 
349%
 
Yes
 
 
 
 
 
 
 
 
Consolidated Income Available for Debt Service to Total Annual Service Charges
 
>
150%
 
456%
 
Yes
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 







(a) For a complete listing of all Debt Covenants related to the Company's Unsecured Line of Credit and Senior Unsecured Notes, as well as definitions of the above terms, please refer to the Company's filings with the Securities and Exchange Commission.

(b) Defined terms used in the above covenant calculations may differ between the Unsecured Line of Credit and the Senior Unsecured Notes.

22

 
 
 
CAMDEN
 
UNCONSOLIDATED REAL ESTATE INVESTMENTS
 
 
DEBT ANALYSIS
 
 
(In thousands, except property data amounts)
 
 
 
(Unaudited)

PRO-RATA SHARE OF UNCONSOLIDATED DEBT MATURITIES AS OF DECEMBER 31, 2015:

 
 
Future Scheduled Repayments (a)
 
Weighted Average Interest on Maturing Debt

Year (b)
 
Amortization

Secured Maturities

Total

% of Total

2016
 
2,778

51,625

54,403

33.0
%
3.4
%
2017
 
1,624

44,641

46,265

28.0
%
3.1
%
2018
 
679

50,558

51,237

31.1
%
4.0
%
2019
 
332

7,383

7,715

4.7
%
4.2
%
2020
 
144

—

144

0.1
%
N/A

2021
 
11

5,160

5,171

3.1
%
4.8
%
Total Debt
 

$5,568


$159,367


$164,935

100.0
%
3.6
%
 
 
 
 
 
 
 
  Weighted Average Maturity of Debt
 
 
1.7 Years

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Weighted Average
FLOATING vs. FIXED RATE DEBT:
 
 
Balance

% of Total

Interest Rate
Time to Maturity
  Floating rate debt
 
 

$48,540

29.4
%
2.3
%
1.4 Years

  Fixed rate debt
 
 
116,395

70.6
%
4.1
%
1.8 Years

      Total
 
 
$164,935
100.0
%
3.6
%
1.7 Years

 
 
 
 
 
 
 
 
 
 
 
 
Weighted Average
SECURED DEBT DETAIL:
 
 
Balance

% of Total

Interest Rate
Time to Maturity
  Conventional fixed-rate mortgage debt
 
 

$116,395

70.6
%
4.1
%
1.8 Years

  Conventional variable-rate mortgage debt
 
 
29,985

18.2
%
2.5
%
0.9 Years

  Variable-rate construction loans
 
 
18,555

11.2
%
1.9
%
2.2 Years

      Total
 
 
$164,935
100.0
%
3.6
%
1.7 Years

 
 
 
 
 
 
 
REAL ESTATE ASSETS: (c)
 
 
Total Homes

Total Cost

 
 
  Operating real estate assets
 
 
7,278

$840,779

 
 
  Land
 
 
0
1,711

 
 
      Total
 
 
7,278

$842,490

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 



(a) All periods presented have been changed to reflect the adoption of ASU 2015-03 (as supplemented by ASU 2015-15) at December 31, 2015, which required retrospective application.
(b) Includes all available extension options.
(c) Balance sheet and property data reported at 100%.

23

 
 
 
CAMDEN
 
UNCONSOLIDATED REAL ESTATE INVESTMENTS
 
 
DEBT MATURITY ANALYSIS
 
 
(In thousands)
 
 
 
(Unaudited)

ADDITIONAL DETAIL OF PRO-RATA SHARE OF UNCONSOLIDATED DEBT MATURITIES FOR 2016 AND 2017:

 
 
Future Scheduled Repayments (a)
Weighted Average Interest on Maturing Debt

Quarter (b)
 
Amortization

Secured Maturities

Total

1Q 2016
 

$934


$—


$934

N/A

2Q 2016
 
683

26,910

27,593

3.3
%
3Q 2016
 
626

—

626

N/A

4Q 2016
 
535

24,715

25,250

3.6
%
2016
 

$2,778


$51,625


$54,403

3.4
%
 
 
 
 
 
 
1Q 2017
 

$441


$9,124


$9,565

3.7
%
2Q 2017
 
398

16,955

17,353

2.7
%
3Q 2017
 
395

4,992

5,387

4.7
%
4Q 2017
 
390

13,570

13,960

2.8
%
2017
 

$1,624


$44,641


$46,265

3.1
%
 
 
 
 
 
 

(a) All periods presented have been changed to reflect the adoption of ASU 2015-03 (as supplemented by ASU 2015-15) at December 31, 2015, which required retrospective application.
(b) Includes all available extension options.



24

 
 
 
CAMDEN
 
CAPITALIZED EXPENDITURES
 
 
& MAINTENANCE EXPENSE
 
 
(In thousands, except unit data)
 
 
 
(Unaudited)
 
 
 
Fourth quarter 2015
 
 
 
Recurring Capitalized
 
Expensed
Item
 
 
Weighted Average Useful Life (a)

 
Total

Per Unit

 
Total

Per Unit

Interiors
 
 
 
 
 
 
 
 
 
Floor Coverings
 
 
5.6
 years
 

$2,347


$45

 

$990


$19

Appliances
 
 
9.4
 years
 
783

15

 
211

4

Painting
 
 
—

 
—

—

 
1,478

28

Cabinetry/Countertops
 
 
10.0
 years
 
321

6

 
—

—

Other
 
 
9.9
 years
 
1,252

24

 
488

9

Exteriors
 
 

 
 
 
 
 
 
Painting
 
 
5.0
 years
 
693

13

 
—

—

Carpentry
 
 
10.0
 years
 
328

6

 
—

—

Landscaping
 
 
5.7
 years
 
1,390

27

 
2,563

49

Roofing
 
 
19.0
 years
 
1,278

24

 
158

3

Site Drainage
 
 
10.0
 years
 
142

3

 
—

—

Fencing/Stair
 
 
10.0
 years
 
328

6

 
—

—

Other (b)
 
 
8.8
 years
 
3,146

59

 
3,119

59

Common Areas
 
 

 
 
 
 
 
 
Mech., Elec., Plumbing
 
 
9.5
 years
 
2,503

48

 
1,222

23

Parking/Paving
 
 
4.6
 years
 
525

10

 
—

—

Pool/Exercise/Facility
 
 
8.1
 years
 
2,393

46

 
313

6

Total Recurring (c)
 
 
 
 

$17,429


$332

 

$10,542


$200

Weighted Average Apartment Homes
 
 
 
 
 
52,379

 
 
52,379

 
 
 
 
 
 
 
 
 
 
Non-recurring capitalized expenditures (d)
 
 
 
 

$4,690

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Revenue Enhancing Expenditures (e)
 
 
10.0
 years
 

$8,337


$12,866

 
Revenue Enhanced Apartment Homes
 
 
 
 
 
648

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Year to date 2015
 
 
 
Recurring Capitalized
 
Expensed
Item
 
 
Weighted Average Useful Life (a)

 
Total

Per Unit

 
Total

Per Unit

Interiors
 
 
 
 
 
 
 
 
 
Floor Coverings
 
 
5.6
 years
 

$9,824


$189

 

$3,814


$73

Appliances
 
 
9.4
 years
 
3,099

60

 
940

18

Painting
 
 
—

 
—

—

 
6,178

119

Cabinetry/Countertops
 
 
10.0
 years
 
1,310

25

 
—

—

Other
 
 
9.9
 years
 
5,136

99

 
1,960

38

Exteriors
 
 
 
 
 
 
 
 
 
Painting
 
 
5.0
 years
 
3,607

69

 
—

—

Carpentry
 
 
10.0
 years
 
1,224

24

 
—

—

Landscaping
 
 
5.7
 years
 
2,926

56

 
11,061

213

Roofing
 
 
19.0
 years
 
4,139

80

 
401

8

Site Drainage
 
 
10.0
 years
 
520

10

 
—

—

Fencing/Stair
 
 
10.0
 years
 
1,281

25

 
—

—

Other (b)
 
 
8.8
 years
 
10,284

197

 
12,759

245

Common Areas
 
 
 
 
 
 
 
 
 
Mech., Elec., Plumbing
 
 
9.5
 years
 
10,081

194

 
5,585

107

Parking/Paving
 
 
4.6
 years
 
1,623

31

 
—

—

Pool/Exercise/Facility
 
 
8.1
 years
 
9,115

175

 
1,464

28

Total Recurring (c)
 
 
 
 

$64,169


$1,234

 

$44,162


$849

Weighted Average Apartment Homes
 
 
 
 
 
52,006

 
 
52,006

 
 
 
 
 
 
 
 
 
 
Non-recurring capitalized expenditures (d)
 
 
 
 

$9,952

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Revenue Enhancing Expenditures (e)
 
 
10.0
 years
 

$33,500


$11,850

 
Revenue Enhanced Apartment Homes
 
 
 
 

2,827

 
 
 
 
 
 
 
 
 
 
 
 
 
(a) Weighted average useful life of capitalized expenses for the three months and twelve months ended December 31, 2015.
(b) Includes in part the following items: site/building repair, masonry/plaster, and general conditions.
(c) Capital expenditures necessary to help preserve the value of and maintain the functionality at our communities.
(d) Capital expenditures primarily composed of non-recurring or one-time additions such as LED lighting programs for 2015 in addition to other, non-routine items.
(e) Represents capital expenditures for the three months and twelve months ended December 31, 2015 spent on apartment unit renovation (primarily kitchens and baths) designed to reposition these assets for higher rental levels in their respective markets.

25

 
 
CAMDEN
 
2016 FINANCIAL OUTLOOK
 
 
AS OF JANUARY 28, 2016
 
 
 
 
 
 
(Unaudited)
Earnings Guidance - Per Diluted Share
 
 
 Expected FFO per share - diluted
 
$4.75 - $4.95
 
 
 
"Same Property" Communities
 
 
Number of Units
 
47,894
2015 Base Net Operating Income
 
$523 million
Total Revenue Growth
 
4.10% - 5.10%
Total Expense Growth
 
4.30% - 5.30%
Net Operating Income Growth
 
3.50% - 5.50%
Impact from 1% change in NOI Growth is approximately $0.057 / share
 
 
 
 
 
Physical Occupancy
 
95.4%
 
 
 
Capitalized Expenditures
 
 
Recurring
 
$62 - $66 million
Revenue Enhancing Repositions (a)
 
$19 - $23 million
 
 
 
Acquisitions/Dispositions
 
 
Disposition Volume (consolidated on balance sheet)
 
$150 - $350 million
Acquisition Volume (consolidated on balance sheet)
 
$0 million
 
 
 
Development
 
 
Development Starts (consolidated on balance sheet)
 
$0 - $200 million
Development Spend (consolidated on balance sheet)
 
$200 - $300 million
 
 
 
Equity in Income of Joint Ventures (FFO)
 
$15 - $17 million
 
 
 
Non-Property Income
 
 
Non-Property Income, Net
 
$2 - $4 million
Includes: Fee and asset management income (including fees from joint ventures), net of expenses,
 
 
and interest and other income
 
 
 
 
 
Corporate Expenses
 
 
General and administrative expense
 
$45 - $49 million
Property management expense
 
$24 - $26 million
 
 
 
Capital
 
 
Expected Capital Transactions
 
$250 million
Expensed Interest
 
$100 - $104 million
Capitalized Interest
 
$17 - $19 million

(a) Revenue Enhancing Repositions are capital expenditures that improve a community's competitive position, typically kitchen and bath upgrades or other new amenities.


Note: This table contains forward-looking statements. Please see the paragraph regarding forward-looking statements on page 2 of this document. Additionally,
please refer to pages 27 and 28 for definitions and reconciliations of all non-GAAP financial measures presented in this document.

26

 
 
CAMDEN
 
NON-GAAP FINANCIAL MEASURES
 
 
DEFINITIONS & RECONCILIATIONS
 
 
(In thousands, except per share amounts)
 
 
 
(Unaudited)

This document contains certain non-GAAP financial measures management believes are useful in evaluating an equity REIT's performance. Camden's definitions and calculations of non-GAAP financial measures may differ from those used by other REITs, and thus may not be comparable. The non-GAAP financial measures should not be considered as an alternative to net income as an indication of our operating performance, or to net cash provided by operating activities as a measure of our liquidity.

FFO
The National Association of Real Estate Investment Trusts (“NAREIT”) currently defines FFO as net income (computed in accordance with accounting principles generally accepted in the United States of America ("GAAP")), excluding gains (or losses) associated with previously depreciated operating properties, real estate depreciation and amortization, impairments of depreciable assets, and adjustments for unconsolidated joint ventures. Our calculation of diluted FFO also assumes conversion of all potentially dilutive securities, including certain non-controlling interests, which are convertible into common shares. We consider FFO to be an appropriate supplemental measure of operating performance because, by excluding gains or losses on dispositions of operating properties, and depreciation, FFO can assist in the comparison of the operating performance of a company’s real estate investments between periods or to different companies. A reconciliation of net income attributable to common shareholders to FFO is provided below:

Adjusted FFO
In addition to FFO, we compute Adjusted FFO ("AFFO") as a supplemental measure of operating performance. AFFO is calculated utilizing FFO less recurring capital expenditures which are necessary to help preserve the value of and maintain the functionality at our communities. Our definition of recurring capital expenditures may differ from other REITs, and there can be no assurance our basis for computing this measure is comparable to other REITs. A reconciliation of FFO to AFFO is provided below:
 
Three Months Ended December 31,
 
Twelve Months Ended December 31,
 
2015
2014
 
2015
2014
Net income attributable to common shareholders

$60,593


$178,498

 

$249,315


$292,089

 Real estate depreciation and amortization
64,286

60,032

 
251,104

230,638

 Adjustments for unconsolidated joint ventures
2,364

1,357

 
9,146

5,337

 Income allocated to non-controlling interests
1,209

6,126

 
8,947

9,225

 Gain on sale of unconsolidated joint venture properties
—

—

 
—

(3,566
)
 Gain on sale of operating properties, net of tax
(18,870
)
(155,680
)
 
(104,015
)
(155,680
)
Funds from operations

$109,582


$90,333

 

$414,497


$378,043

 
 
 
 
 
 
Less: recurring capitalized expenditures
(17,429
)
(18,397
)
 
(64,169
)
(59,854
)
 
 
 
 
 
 
Adjusted funds from operations

$92,153


$71,936

 

$350,328


$318,189

 
 
 
 
 
 
Weighted average number of common shares outstanding:
 
 
 
 
 
EPS diluted
90,418

90,233

 
89,490

88,468

FFO/AFFO diluted
91,502

91,045

 
91,386

90,366

 
 
 
 
 
 
Earnings per common share - diluted

$0.67


$1.98

 

$2.76


$3.27

FFO per common share - diluted

$1.20


$0.99

 

$4.54


$4.18

AFFO per common share - diluted

$1.01


$0.79

 

$3.83


$3.52

 
Expected FFO

Expected FFO is calculated in a method consistent with historical FFO, and is considered an appropriate supplemental measure of expected operating performance when compared to expected earnings per common share (EPS). A reconciliation of the ranges provided for diluted EPS to expected FFO per diluted share is provided below:
 
1Q16

Range
 
2016

Range
 
Low
High
 
Low
High
Expected earnings per common share - diluted

$0.41


$0.45

 

$1.71


$1.91

Expected real estate depreciation and amortization
0.72

0.72

 
2.90

2.90

Expected adjustments for unconsolidated joint ventures
0.02

0.02

 
0.09

0.09

Expected income allocated to non-controlling interests
0.01

0.01

 
0.05

0.05

Expected FFO per share - diluted

$1.16


$1.20

 

$4.75


$4.95






Note: This table contains forward-looking statements. Please see the paragraph regarding forward-looking statements on page 2 of this document.

27

 
 
 
CAMDEN
 
NON-GAAP FINANCIAL MEASURES
 
 
DEFINITIONS & RECONCILIATIONS
 
 
(In thousands, except per share amounts)
 
 
 
(Unaudited)

Net Operating Income (NOI)

NOI is defined by the Company as total property income less property operating and maintenance expenses less real estate taxes. The Company considers NOI to be an appropriate supplemental measure of operating performance to net income attributable to common shareholders because it reflects the operating performance of our communities without allocation of corporate level property management overhead or general and administrative costs. A reconciliation of net income attributable to common shareholders to net operating income is provided below:
 
Three months ended December 31,
 
Twelve months ended December 31,
 
2015
2014
 
2015
2014
Net income attributable to common shareholders

$60,593


$178,498

 

$249,315


$292,089

Less: Fee and asset management
(1,916
)
(2,531
)
 
(6,999
)
(9,832
)
Less: Interest and other income
(289
)
(80
)
 
(597
)
(842
)
Less: Income/(loss) on deferred compensation plans
(1,607
)
(2,003
)
 
264

(3,937
)
Plus: Property management
5,833

5,581

 
23,761

22,689

Plus: Fee and asset management
1,318

1,595

 
4,742

5,341

Plus: General and administrative
13,113

20,595

 
46,233

51,005

Plus: Interest
23,740

24,846

 
97,312

94,906

Plus: Depreciation and amortization
65,886

61,539

 
257,082

237,346

Plus: Expense/(benefit) on deferred compensation plans
1,607

2,003

 
(264
)
3,937

Less: Gain on sale of operating properties, including land
(19,096
)
(155,680
)
 
(104,288
)
(159,289
)
Less: Impairment associated with land holdings
—

—

 
—

1,152

Less: Equity in income of joint ventures
(1,681
)
(1,134
)
 
(6,168
)
(7,023
)
Plus: Income tax expense
538

675

 
1,872

1,903

Plus: Income allocated to non-controlling interests from continuing operations
1,209

6,126

 
8,947

9,225

Net Operating Income (NOI)

$149,248


$140,030

 

$571,212


$538,670

 
 
 
 
 
 
"Same Property" Communities

$133,716


$126,462

 

$520,132


$494,325

Non-"Same Property" Communities
11,364

7,855

 
37,375

19,280

Development and Lease-Up Communities
3,438

697

 
8,479

994

Dispositions/Other
730

5,016

 
5,226

24,071

Net Operating Income (NOI)

$149,248


$140,030

 

$571,212


$538,670


EBITDA

EBITDA is defined by the Company as earnings before interest, taxes, depreciation and amortization, excluding equity in (income) loss of joint ventures, (gain) loss on sale of unconsolidated joint venture interests, gain on acquisition of controlling interest in joint ventures, gain on sale of operating properties including land, net of tax, and income (loss) allocated to non-controlling interests. The Company considers EBITDA to be an appropriate supplemental measure of operating performance to net income attributable to common shareholders because it represents income before non-cash depreciation and the cost of debt, and excludes gains or losses from property dispositions. A reconciliation of net income attributable to common shareholders to EBITDA is provided below:
 
Three months ended December 31,
 
Twelve months ended December 31,
 
2015
2014
 
2015
2014
Net income attributable to common shareholders

$60,593


$178,498

 

$249,315


$292,089

Plus: Interest
23,740

24,846

 
97,312

94,906

Plus: Depreciation and amortization
65,886

61,539

 
257,082

237,346

Plus: Income allocated to non-controlling interests from continuing operations
1,209

6,126

 
8,947

9,225

Plus: Income tax expense
538

675

 
1,872

1,903

Less: Gain on sale of operating properties, including land
(19,096
)
(155,680
)
 
(104,288
)
(159,289
)
Less: Impairment associated with land holdings
—

—

 
—

1,152

Less: Equity in income of joint ventures
(1,681
)
(1,134
)
 
(6,168
)
(7,023
)
EBITDA

$131,189


$114,870

 

$504,072


$470,309


28

 
 
 
CAMDEN
 
OTHER DATA
 
 
 

(Unaudited)
Stock Symbol:
 
CPT
 
 
 
 
 
 
 
 
 
 
 
 
 
Exchange Traded:
 
NYSE
 
 
 
 
 
 
 
 
 
 
 
 
 
Senior Unsecured Debt Ratings:
 
 
Rating
Outlook
 
 
 
 
 
Moody's
Baa1
Positive
 
 
 
 
 
Fitch
BBB+
Positive
 
 
 
 
 
Standard & Poor's
BBB+
Stable
 
 
 
 
 
 
 
 
 
 
 
Estimated Future Dates:
 
 
Q1 '16
Q2 '16
Q3 '16
Q4 '16
 
  Earnings Release & Conference Call
 
 
Late April
Late July
Late October
Late January
 
 
 
 
 
 
 
 
 
Dividend Information - Common Shares:
 
 
Q1 '15
Q2 '15
Q3 '15
Q4 '15
 
  Declaration Date
 
 
1/28/2015
6/15/2015
9/15/2015
12/3/2015
 
  Record Date
 
 
3/31/2015
6/30/2015
9/30/2015
12/17/2015
 
  Payment Date
 
 
4/17/2015
7/17/2015
10/16/2015
1/15/2015
 
  Distributions Per Share
 
 
$0.70
$0.70
$0.70
$0.70
 

Investor Relations Data:
 
 
 
 
 
 
Camden does not send quarterly reports to shareholders, but supplies 10-Q's, Earnings Releases, and Supplemental Data upon request.
 
 
 
 
 
 
For Investor Relations: recent press releases, 10-Q's, 10-K's, and other information, call 1-800-9CAMDEN or (713) 354-2787.
 
 
 
 
 
 
To access Camden's Quarterly Conference Call, please visit our web site at camdenliving.com.
 
 
 
 
 
 
For questions contact:
 
 
 
 
 
 
 
Richard J. Campo
Chairman & Chief Executive Officer
 
 
 
D. Keith Oden
President
 
 
 
H. Malcolm Stewart
Chief Operating Officer
 
 
 
Alexander J. Jessett
Chief Financial Officer
 
 
 
Kimberly A. Callahan
Senior Vice President - Investor Relations
 


29

 
 
 
CAMDEN
 
COMMUNITY TABLE
 
 
Community statistics as of 12/31/2015
(Unaudited)
 
 
 
 
 
 
4Q15 Avg Monthly
4Q15 Avg Monthly
 
 
 
Year Placed
Average
Apartment
4Q15 Avg
Rental Rates per
Revenue per Occupied
Community Name
City
State
In Service
Size
Homes
Occupancy
Home
Sq. Ft.
Home
Sq. Ft.
 
 
 
 
 
 
 
 
 
 
 
Camden Copper Square
Phoenix
AZ
2000
786

332

94%

$1,063


$1.35


$1,336


$1.70

Camden Foothills
Scottsdale
AZ
2014
1,032

220

94%
1,428

1.38

1,654

1.60

Camden Hayden
Tempe
AZ
2015
1,043

234

90%
1,367

1.31

1,526

1.46

Camden Legacy
Scottsdale
AZ
1996
1,067

428

96%
1,111

1.04

1,360

1.27

Camden Montierra
Scottsdale
AZ
1999
1,071

249

97%
1,253

1.17

1,440

1.34

Camden Pecos Ranch
Chandler
AZ
2001
924

272

95%
974

1.05

1,184

1.28

Camden San Marcos
Scottsdale
AZ
1995
984

320

96%
1,111

1.13

1,284

1.30

Camden San Paloma
Scottsdale
AZ
1993/1994
1,042

324

97%
1,127

1.08

1,368

1.31

Camden Sotelo
Tempe
AZ
2008/2012
1,303

170

97%
1,465

1.13

1,668

1.28

TOTAL ARIZONA
9

Properties
1,009

2,549

96%
1,181

1.17

1,398

1.38

 
 
 
 
 
 
 
 
 
 
 
Camden Crown Valley
Mission Viejo
CA
2001
1,009

380

96%
1,883

1.87

2,096

2.08

Camden Glendale (1)
Glendale
CA
2015
882

303

Lease-Up
2,289

2.60

2,390

2.71

Camden Harbor View
Long Beach
CA
2004
975

538

96%
2,335

2.39

2,551

2.62

Camden Main and Jamboree
Irvine
CA
2008
1,011

290

97%
1,995

1.97

2,203

2.18

Camden Martinique
Costa Mesa
CA
1986
794

714

95%
1,605

2.02

1,812

2.28

Camden Parkside
Fullerton
CA
1972
836

421

96%
1,461

1.75

1,636

1.96

Camden Sea Palms
Costa Mesa
CA
1990
891

138

94%
1,786

2.01

1,932

2.17

Total Los Angeles/Orange County
7

Properties
904

2,784

96%
1,886

2.09

2,062

2.29

 
 
 
 
 
 
 
 
 
 
 
Camden Landmark
Ontario
CA
2006
982

469

96%
1,447

1.47

1,601

1.63

Camden Old Creek
San Marcos
CA
2007
1,037

350

97%
1,854

1.79

2,082

2.01

Camden Sierra at Otay Ranch
Chula Vista
CA
2003
962

422

94%
1,746

1.81

1,964

2.04

Camden Tuscany
San Diego
CA
2003
896

160

98%
2,400

2.68

2,650

2.96

Camden Vineyards
Murrieta
CA
2002
1,053

264

96%
1,437

1.37

1,670

1.59

Total San Diego/Inland Empire
5

Properties
991

1,665

96%
1,698

1.71

1,908

1.92

 
 
 
 
 
 
 
 
 
 
 
TOTAL CALIFORNIA
12

Properties
935

4,449

96%
1,816

1.94

1,941

2.08

 
 
 
 
 
 
 
 
 
 
 
Camden Belleview Station
Denver
CO
2009
888

270

94%
1,354

1.53

1,470

1.66

Camden Caley
Englewood
CO
2000
925

218

97%
1,299

1.41

1,488

1.61

Camden Denver West
Golden
CO
1997
1,015

320

95%
1,528

1.51

1,755

1.73

Camden Flatirons (1)
Denver
CO
2015
960

424

Lease-Up
1,442

1.50

1,659

1.73

Camden Highlands Ridge
Highlands Ranch
CO
1996
1,149

342

94%
1,553

1.35

1,758

1.53

Camden Interlocken
Broomfield
CO
1999
1,010

340

96%
1,441

1.43

1,629

1.61

Camden Lakeway
Littleton
CO
1997
932

451

95%
1,360

1.46

1,553

1.67

TOTAL COLORADO
7

Properties
985

2,365

95%
1,431

1.45

1,623

1.65

 
 
 
 
 
 
 
 
 
 
 
Camden Ashburn Farm
Ashburn
VA
2000
1,062

162

96%
1,506

1.42

1,737

1.64

Camden Clearbrook
Frederick
MD
2007
1,048

297

94%
1,372

1.31

1,621

1.55

Camden College Park
College Park
MD
2008
942

508

93%
1,527

1.62

1,714

1.82

Camden Dulles Station
Oak Hill
VA
2009
978

382

95%
1,618

1.66

1,871

1.91

Camden Fair Lakes
Fairfax
VA
1999
1,056

530

97%
1,693

1.60

1,941

1.84

Camden Fairfax Corner
Fairfax
VA
2006
934

489

95%
1,748

1.87

1,995

2.14

Camden Fallsgrove
Rockville
MD
2004
996

268

95%
1,748

1.76

1,969

1.98

Camden Grand Parc
Washington
DC
2002
674

105

98%
2,392

3.56

2,612

3.89

Camden Lansdowne
Leesburg
VA
2002
1,006

690

95%
1,467

1.46

1,709

1.70

Camden Largo Town Center
Largo
MD
2000/2007
1,027

245

93%
1,598

1.56

1,804

1.76

Camden Monument Place
Fairfax
VA
2007
856

368

95%
1,513

1.77

1,750

2.04

Camden NoMa
Washington
DC
2014
770

321

95%
2,138

2.78

2,436

3.17

Camden Potomac Yard
Arlington
VA
2008
835

378

95%
1,970

2.36

2,214

2.65

Camden Roosevelt
Washington
DC
2003
856

198

94%
2,619

3.06

2,878

3.36

Camden Russett
Laurel
MD
2000
992

426

95%
1,451

1.46

1,643

1.66

Camden Silo Creek
Ashburn
VA
2004
975

284

97%
1,476

1.51

1,684

1.73

Camden South Capitol (2)
Washington
DC
2013
821

276

94%
2,126

2.59

2,426

2.95

Camden Summerfield
Landover
MD
2008
957

291

95%
1,639

1.71

1,821

1.91

Camden Summerfield II
Landover
MD
2012
936

187

94%
1,623

1.74

1,799

1.93

TOTAL DC METRO
19

Properties
946

6,405

95%
1,691

1.79

1,924

2.03

 
 
 
 
 
 
 
 
 
 
 
Camden Aventura
Aventura
FL
1995
1,108

379

96%
1,910

1.72

2,185

1.97

Camden Boca Raton
Boca Raton
FL
2014
843

261

96%
1,899

2.25

2,113

2.51

Camden Brickell
Miami
FL
2003
937

405

97%
2,030

2.17

2,200

2.35

Camden Doral
Miami
FL
1999
1,120

260

97%
1,834

1.64

2,038

1.82

Camden Doral Villas
Miami
FL
2000
1,253

232

97%
1,932

1.54

2,144

1.71

Camden Las Olas
Ft. Lauderdale
FL
2004
1,043

420

97%
1,986

1.90

2,181

2.09

Camden Plantation
Plantation
FL
1997
1,201

502

98%
1,529

1.27

1,723

1.43

Camden Portofino
Pembroke Pines
FL
1995
1,112

322

97%
1,546

1.39

1,778

1.60

Total Southeast Florida
8

Properties
1,079

2,781

97%

$1,822


$1.69


$2,032


$1.88

 
 
 
 
 
 
 
 
 
 
 



30

 
 
 
CAMDEN
 
COMMUNITY TABLE
 
 
Community statistics as of 12/31/2015
(Unaudited)
 
 
 
 
 
 
4Q15 Avg Monthly
4Q15 Avg Monthly
 
 
 
Year Placed
Average
Apartment
4Q15 Avg
Rental Rates per
Revenue per Occupied
Community Name
City
State
In Service
Size
Homes
Occupancy
Home
Sq. Ft.
Home
Sq. Ft.
 
 
 
 
 
 
 
 
 
 
 
Camden Hunter's Creek
Orlando
FL
2000
1,075

270

96%

$1,229


$1.14


$1,441


$1.34

Camden Lago Vista
Orlando
FL
2005
955

366

95%
1,069

1.12

1,268

1.33

Camden LaVina
Orlando
FL
2012
970

420

95%
1,145

1.18

1,352

1.40

Camden Lee Vista
Orlando
FL
2000
937

492

96%
1,032

1.10

1,241

1.32

Camden Orange Court
Orlando
FL
2008
817

268

97%
1,264

1.55

1,483

1.82

Camden Renaissance
Altamonte Springs
FL
1996/1998
899

578

95%
941

1.05

1,123

1.25

Camden Town Square
Orlando
FL
2012
986

438

95%
1,206

1.23

1,384

1.41

Camden Waterford Lakes (2)
Orlando
FL
2013
971

300

95%
1,287

1.33

1,538

1.58

Camden World Gateway
Orlando
FL
2000
979

408

96%
1,144

1.17

1,325

1.35

Total Orlando
9

Properties
951

3,540

95%
1,123

1.18

1,324

1.39

 
 
 
 
 
 
 
 
 
 
 
Camden Bay
Tampa
FL
1997/2001
943

760

96%
1,023

1.08

1,276

1.35

Camden Lakes
St. Petersburg
FL
1982/1983
732

688

96%
863

1.18

1,074

1.47

Camden Montague
Tampa
FL
2012
975

192

96%
1,191

1.22

1,439

1.48

Camden Preserve
Tampa
FL
1996
942

276

95%
1,265

1.34

1,470

1.56

Camden Royal Palms
Brandon
FL
2006
1,017

352

97%
1,082

1.06

1,313

1.29

Camden Visconti (2)
Tampa
FL
2007
1,125

450

96%
1,212

1.08

1,424

1.27

Camden Westchase Park
Tampa
FL
2012
993

348

97%
1,320

1.33

1,575

1.59

Camden Westshore
Tampa
FL
1986
728

278

97%
1,005

1.38

1,221

1.68

Camden Woods
Tampa
FL
1986
1,223

444

97%
993

0.81

1,202

0.98

Total Tampa
9
Properties
956

3,788

96%
1,070

1.12

1,297

1.36

 
 
 
 
 
 
 
 
 
 
 
TOTAL FLORIDA
26

Properties
988

10,109

96%
1,296

1.31

1,510

1.53

 

 
 
 
 
 
 
 
 
 
Camden Brookwood
Atlanta
GA
2002
912

359

96%
1,266

1.38

1,446

1.58

Camden Creekstone
Atlanta
GA
2002
990

223

95%
1,162

1.17

1,254

1.27

Camden Deerfield
Alpharetta
GA
2000
1,187

292

96%
1,317

1.11

1,530

1.29

Camden Dunwoody
Atlanta
GA
1997
1,007

324

95%
1,176

1.17

1,380

1.37

Camden Fourth Ward
Atlanta
GA
2014
847

276

96%
1,561

1.84

1,724

2.04

Camden Midtown Atlanta
Atlanta
GA
2001
935

296

94%
1,308

1.40

1,499

1.60

Camden Paces (1)
Atlanta
GA
2015
1,407

379

Lease-Up
2,410

1.79

2,389

1.78

Camden Peachtree City
Peachtree City
GA
2001
1,027

399

95%
1,168

1.14

1,399

1.36

Camden Phipps (2)
Atlanta
GA
1996
1,018

234

96%
1,480

1.46

1,665

1.64

Camden Shiloh
Kennesaw
GA
1999/2002
1,143

232

97%
1,133

0.99

1,346

1.18

Camden St. Clair
Atlanta
GA
1997
999

336

96%
1,204

1.21

1,404

1.41

Camden Stockbridge
Stockbridge
GA
2003
1,009

304

96%
895

0.89

1,056

1.05

Camden Vantage
Atlanta
GA
2010
901

592

95%
1,267

1.41

1,431

1.59

TOTAL GEORGIA
13
Properties
1,026

4,246

96%
1,350

1.32

1,491

1.46

 
 
 
 
 
 
 
 
 
 
 
Camden Bel Air
Las Vegas
NV
1988/1995
943

528

94%
786

0.83

964

1.02

Camden Breeze
Las Vegas
NV
1989
846

320

95%
814

0.96

973

1.15

Camden Canyon
Las Vegas
NV
1995
987

200

95%
962

0.97

1,169

1.18

Camden Commons
Henderson
NV
1988
936

376

95%
842

0.90

1,033

1.10

Camden Cove
Las Vegas
NV
1990
898

124

95%
778

0.87

929

1.04

Camden Del Mar
Las Vegas
NV
1995
986

560

96%
1,020

1.03

1,240

1.26

Camden Fairways
Henderson
NV
1989
896

320

95%
950

1.06

1,153

1.29

Camden Hills
Las Vegas
NV
1991
439

184

96%
554

1.26

693

1.58

Camden Legends
Henderson
NV
1994
792

113

96%
872

1.10

985

1.24

Camden Palisades
Las Vegas
NV
1991
905

624

95%
768

0.85

932

1.03

Camden Pines
Las Vegas
NV
1997
982

315

95%
903

0.92

1,088

1.11

Camden Pointe
Las Vegas
NV
1996
983

252

95%
791

0.80

942

0.96

Camden Summit
Henderson
NV
1995
1,187

234

94%
1,183

1.00

1,377

1.16

Camden Tiara
Las Vegas
NV
1996
1,043

400

93%
956

0.92

1,146

1.10

Camden Vintage
Las Vegas
NV
1994
978

368

96%
767

0.78

929

0.95

TOTAL NEVADA
15
Properties
938

4,918

95%
866

0.92

1,046

1.11

 
 
 
 
 
 
 
 
 
 
 
Camden Ballantyne
Charlotte
NC
1998
1,045

400

96%
1,206

1.15

1,413

1.35

Camden Cotton Mills
Charlotte
NC
2002
905

180

95%
1,454

1.61

1,678

1.85

Camden Dilworth
Charlotte
NC
2006
857

145

97%
1,403

1.64

1,610

1.88

Camden Fairview
Charlotte
NC
1983
1,036

135

98%
1,118

1.08

1,312

1.27

Camden Foxcroft
Charlotte
NC
1979
940

156

96%
978

1.04

1,170

1.25

Camden Grandview
Charlotte
NC
2000
1,057

266

96%
1,602

1.51

1,770

1.67

Camden Sedgebrook
Charlotte
NC
1999
972

368

96%
1,038

1.07

1,257

1.29

Camden Simsbury
Charlotte
NC
1985
874

100

95%
1,092

1.25

1,293

1.48

Camden South End Square
Charlotte
NC
2003
882

299

97%
1,331

1.51

1,520

1.72

Camden Southline (1)(2)
Charlotte
NC
2015
831

266

Lease-Up
1,384

1.67

1,564

1.88

Camden Stonecrest
Charlotte
NC
2001
1,098

306

96%
1,253

1.14

1,480

1.35

Camden Touchstone
Charlotte
NC
1986
899

132

97%
945

1.05

1,114

1.24

Total Charlotte
12
Properties
980

2,753

96%

$1,251


$1.29


$1,448


$1.50






31

 
 
 
CAMDEN
 
COMMUNITY TABLE
 
 
Community statistics as of 12/31/2015
(Unaudited)
 
 
 
 
 
 
4Q15 Avg Monthly
4Q15 Avg Monthly
 
 
 
Year Placed
Average
Apartment
4Q15 Avg
Rental Rates per
Revenue per Occupied
Community Name
City
State
In Service
Size
Homes
Occupancy
Home
Sq. Ft.
Home
Sq. Ft.
 
 
 
 
 
 
 
 
 
 
 
Camden Asbury Village (2)
Raleigh
NC
2009
1,009

350

97%

$1,099


$1.09


$1,206


$1.19

Camden Crest
Raleigh
NC
2001
1,013

438

93%
950

0.94

1,154

1.14

Camden Governor's Village
Chapel Hill
NC
1999
1,046

242

94%
977

0.93

1,228

1.17

Camden Lake Pine
Apex
NC
1999
1,066

446

96%
1,021

0.96

1,262

1.18

Camden Manor Park
Raleigh
NC
2006
966

484

95%
1,002

1.04

1,203

1.24

Camden Overlook
Raleigh
NC
2001
1,060

320

96%
1,139

1.07

1,377

1.30

Camden Reunion Park
Apex
NC
2000/2004
972

420

94%
885

0.91

1,063

1.09

Camden Westwood
Morrisville
NC
1999
1,027

354

94%
960

0.93

1,154

1.12

Total Raleigh
8
Properties
1,016

3,054

95%
1,000

0.98

1,201

1.18

 
 
 
 
 
 
 
 
 
 
 
TOTAL NORTH CAROLINA
20
Properties
992

5,807

95%
1,119

1.13

1,302

1.31

 
 
 
 
 
 
 
 
 
 
 
Camden Amber Oaks (2)
Austin
TX
2009
862

348

95%
1,010

1.17

1,242

1.44

Camden Amber Oaks II (2)
Austin
TX
2012
910

244

94%
1,098

1.21

1,366

1.50

Camden Brushy Creek (2)
Cedar Park
TX
2008
882

272

96%
1,054

1.19

1,203

1.36

Camden Cedar Hills
Austin
TX
2008
911

208

96%
1,193

1.31

1,429

1.57

Camden Gaines Ranch
Austin
TX
1997
955

390

96%
1,320

1.38

1,561

1.63

Camden Huntingdon
Austin
TX
1995
903

398

95%
1,038

1.15

1,276

1.41

Camden La Frontera
Austin
TX
2015
901

300

94%
1,130

1.25

1,345

1.49

Camden Lamar Heights
Austin
TX
2015
838

314

94%
1,343

1.60

1,517

1.81

Camden Shadow Brook (2)
Austin
TX
2009
909

496

96%
1,101

1.21

1,254

1.38

Camden Stoneleigh
Austin
TX
2001
908

390

96%
1,183

1.30

1,389

1.53

Total Austin
10

Properties
899

3,360

95%
1,146

1.27

1,354

1.51

 
 
 
 
 
 
 
 
 
 
 
Camden Breakers
Corpus Christi
TX
1996
868

288

96%
1,178

1.36

1,413

1.63

Camden Copper Ridge
Corpus Christi
TX
1986
775

344

92%
880

1.14

1,049

1.35

Camden Miramar (3)
Corpus Christi
TX
1994-2014
494

1,005

97%
1,180

2.39

1,291

2.61

Camden South Bay (2)
Corpus Christi
TX
2007
1,055

270

95%
1,263

1.20

1,425

1.35

Total Corpus Christi
4

Properties
681

1,907

94%
1,137

1.67

1,286

1.89

 
 
 
 
 
 
 
 
 
 
 
Camden Addison
Addison
TX
1996
942

456

96%
1,085

1.15

1,267

1.34

Camden Belmont
Dallas
TX
2010/2012
945

477

95%
1,411

1.49

1,534

1.62

Camden Buckingham
Richardson
TX
1997
919

464

96%
1,120

1.22

1,326

1.44

Camden Centreport
Ft. Worth
TX
1997
911

268

97%
1,029

1.13

1,183

1.30

Camden Cimarron
Irving
TX
1992
772

286

96%
1,073

1.39

1,262

1.64

Camden Design District (2)
Dallas
TX
2009
939

355

97%
1,329

1.42

1,428

1.52

Camden Farmers Market
Dallas
TX
2001/2005
932

904

95%
1,231

1.32

1,418

1.52

Camden Henderson
Dallas
TX
2012
967

106

95%
1,516

1.57

1,697

1.75

Camden Legacy Creek
Plano
TX
1995
831

240

97%
1,127

1.36

1,327

1.60

Camden Legacy Park
Plano
TX
1996
871

276

96%
1,139

1.31

1,357

1.56

Camden Panther Creek (2)
Frisco
TX
2009
946

295

96%
1,129

1.19

1,283

1.36

Camden Riverwalk (2)
Grapevine
TX
2008
982

600

95%
1,340

1.36

1,482

1.51

Camden Valley Park
Irving
TX
1986
743

516

97%
985

1.32

1,152

1.55

Total Dallas/Ft. Worth
13

Properties
905

5,243

96%
1,191

1.32

1,358

1.50

 
 
 
 
 
 
 
 
 
 
 
Camden City Centre
Houston
TX
2007
932

379

94%
1,646

1.77

1,835

1.97

Camden City Centre II
Houston
TX
2013
868

268

96%
1,705

1.96

1,881

2.17

Camden Cypress Creek (2)
Cypress
TX
2009
993

310

94%
1,254

1.26

1,401

1.41

Camden Downs at Cinco Ranch (2)
Katy
TX
2004
1,075

318

95%
1,258

1.17

1,404

1.31

Camden Grand Harbor (2)
Katy
TX
2008
959

300

94%
1,184

1.23

1,330

1.39

Camden Greenway
Houston
TX
1999
861

756

96%
1,425

1.66

1,620

1.88

Camden Heights (2)
Houston
TX
2004
927

352

92%
1,542

1.66

1,674

1.80

Camden Holly Springs
Houston
TX
1999
934

548

94%
1,262

1.35

1,455

1.56

Camden Midtown
Houston
TX
1999
844

337

94%
1,692

2.00

1,878

2.22

Camden Northpointe (2)
Tomball
TX
2008
940

384

96%
1,108

1.18

1,280

1.36

Camden Oak Crest
Houston
TX
2003
870

364

95%
1,132

1.30

1,284

1.48

Camden Park
Houston
TX
1995
866

288

93%
1,108

1.28

1,296

1.50

Camden Plaza
Houston
TX
2007
915

271

97%
1,593

1.74

1,752

1.92

Camden Post Oak
Houston
TX
2003
1,200

356

90%
2,550

2.12

2,606

2.17

Camden Royal Oaks
Houston
TX
2006
923

236

97%
1,291

1.40

1,362

1.47

Camden Royal Oaks II
Houston
TX
2012
1,054

104

94%
1,500

1.42

1,562

1.48

Camden Spring Creek (2)
Spring
TX
2004
1,080

304

93%
1,253

1.16

1,353

1.25

Camden Stonebridge
Houston
TX
1993
845

204

94%
1,119

1.32

1,298

1.53

Camden Sugar Grove
Stafford
TX
1997
921

380

96%
1,143

1.24

1,296

1.41

Camden Travis Street
Houston
TX
2010
819

253

95%
1,602

1.96

1,833

2.24

Camden Vanderbilt
Houston
TX
1996/1997
863

894

96%
1,478

1.71

1,653

1.92

Camden Whispering Oaks
Houston
TX
2008
934

274

96%
1,264

1.35

1,405

1.50

Camden Woodson Park (2)
Houston
TX
2008
916

248

97%
1,189

1.30

1,329

1.45

Camden Yorktown (2)
Houston
TX
2008
995

306

94%
1,185

1.19

1,365

1.37

Total Houston
24

Properties
930

8,434

95%
1,404

1.51

1,561

1.68

 
 
 
 
 
 
 
 
 
 
 
TOTAL TEXAS
51

Properties
892

18,944

95%
1,272

1.43

1,440

1.61

 
 
 
 
 
 
 
 
 
 
 
TOTAL PROPERTIES
172

Properties
949

59,792

95%

$1,322


$1.39


$1,501


$1.58

(1) Completed communities in lease-up as of December 31, 2015 are excluded from total occupancy numbers.
(2) Communities owned through investment in joint venture.
(3) Miramar is a student housing community which is excluded from total occupancy numbers.

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