Earnings call transcript: AMH Q3 2025 earnings beat expectations

American Homes 4 Rent (AMH) reported its third-quarter earnings for 2025, showcasing a strong performance with an earnings per share (EPS) of $0.27, significantly surpassing the forecasted $0.19. The revenue also came in slightly above expectations at $478.5 million. Following the earnings announcement, the stock price rose by 1.66% to close at $31.87, reflecting investor confidence in the company’s robust quarter.

Key Takeaways

• EPS of $0.27 exceeded forecasts by 42.11%.
• Revenue slightly surpassed expectations at $478.5 million.
• Stock price increased by 1.66% post-earnings announcement.
• Strong growth in core and adjusted FFO.
• Continued expansion in home deliveries and AI-driven innovations.

Company Performance

American Homes 4 Rent demonstrated strong performance in the third quarter of 2025, with significant growth in both earnings and revenue. The company’s strategic initiatives, including the delivery of 651 homes and the implementation of AI tools for leasing, have contributed to its positive results. The company’s ability to exceed earnings expectations highlights its resilience in a competitive housing market.

Financial Highlights

• Revenue: $478.5 million, slightly above forecast.
• Earnings per share: $0.27, a 42.11% surprise over the forecast.
• Core FFO: $0.47 per share, 6.2% growth year-over-year.
• Adjusted FFO: $0.42 per share, 9.1% growth year-over-year.
• Same-home core revenue growth: 3.8%.
• Same-home core NOI growth: 4.6%.

Earnings vs. Forecast

American Homes 4 Rent’s actual EPS of $0.27 outperformed the forecasted $0.19, resulting in a 42.11% earnings surprise. This significant beat underscores the company’s effective management and strategic planning. The revenue also slightly exceeded expectations by 0.24%, reinforcing the company’s solid financial standing.

Market Reaction

Following the earnings report, AMH’s stock price rose by 1.66%, closing at $31.87. This positive movement indicates investor confidence in the company’s performance and future prospects. The stock’s proximity to its 52-week low suggests potential for further appreciation, especially given the earnings beat.

Outlook & Guidance

Looking ahead, American Homes 4 Rent maintains a positive outlook, with a development program for 2026 similar to 2025’s, expected blended spreads around 2%, and continued focus on margin expansion. The company anticipates potential market rent growth reacceleration in 2026, aligning with favorable demographic trends.

Executive Commentary

Chris Lau, CFO, remarked, "2025 is on track to be a perfect demonstration of the strength of the AMH strategy." Lincoln Palmer, COO, highlighted regional performance, stating, "We continue to see great strength in the Midwest." These comments reflect the company’s confidence in its strategic direction and market positioning.

Risks and Challenges

• Potential increases in property tax rates could impact profitability.
• Repair and maintenance costs are rising, which may affect margins.
• Market rent growth is expected to be modest, posing a challenge for revenue expansion.
• Economic uncertainties and interest rate fluctuations could affect housing demand.

Q&A

During the earnings call, analysts inquired about the company’s lease expiration strategy and supply dynamics in various markets. Executives addressed these concerns, emphasizing their focus on operational efficiency and strategic development programs to drive future growth.

Full transcript - American Homes 4 Rent (AMH) Q3 2025:

Operator: Ladies and gentlemen, greetings and welcome to the American Homes 4 Rent Third Quarter 2025 Earnings Conference Call. At this time, all participants are in the listen-only mode. A brief question and answer session will follow the formal presentation. If anyone requires operator assistance during the conference call, please signal an operator by pressing star and zero on your telephone keypad. As a reminder, this conference is being recorded. It is now my pleasure to introduce your host for today, Nicholas Fromm, Director of Investor Relations.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: Please go ahead. Good morning and thank you for joining us for our third quarter 2025 earnings conference call. With me today are Bryan Smith, Chief Executive Officer, Chris Lau, Chief Financial Officer, and Lincoln Palmer, Chief Operating Officer. Please be advised that this call may include forward-looking statements. All statements other than statements of historical fact included in this conference call are forward-looking statements that are subject to a number of risks and uncertainties that could cause actual results to differ materially from those projected in these statements. These risks and other factors that could adversely affect our business and future results are described in our press releases and in our filings with the SEC. All forward-looking statements speak only as of today, October 30, 2025.

We assume no obligation to update or revise any forward-looking statements, whether as a result of new information, future events, or otherwise, except as required by law. A reconciliation of GAAP to non-GAAP financial measures is included in our earnings press release and supplemental information package. As a note, our operating and financial results, including GAAP and non-GAAP measures, are fully detailed in our earnings release and supplemental information package. You can find these documents as well as SEC reports and the audio webcast replay of this conference call on our website at www.amh.com. With that, I will turn the call over to our CEO, Bryan Smith.

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: Welcome everyone and thank you for joining us today. 2025 is quickly coming to a close and our industry leading results continue to reinforce the benefits of the AMH strategy, which is centered around portfolio optimization, operational execution, and a prudent approach to capital management. During the third quarter, we saw solid contribution from all areas of the AMH platform, driving core FFO per share growth of 6.2%. Due to our strong third quarter results and updated outlook on the full year, we increased our core FFO per share guidance by $0.01 to $1.87 at the midpoint, representing growth of 5.6% in this last stretch of 2025. Our focus is on building occupancy and gaining momentum to position the portfolio for strength heading into 2026. Fundamentals in the single-family rental industry continue to benefit from favorable population demographics within the Millennial cohort and a growing need for high quality housing.

The AMH portfolio continues to capture this demand given our portfolio’s high quality assets and superior locations, with a focus on highly desirable single-family detached homes. Turning to the third quarter, we delivered solid same home core revenue growth of 3.8%, driven by same home average occupied days of 95.9% and new, renewal, and blended rental rate spreads of 2.5%, 4%, and 3.6% respectively. On the expense front, the team’s focus on controlling the controllables kept same home core operating expense growth muted at 2.4%, leading to same home core NOI growth of 4.6%. As we exited the third quarter, we saw a tapering of activity that drove October same home average occupied days to 95.1%. Preliminary new lease spreads of 0.3% were balanced by continued strength in renewal rate growth of 4%.

Given the heightened focus on monthly updates, it is important to mention that our internal dashboards indicate that we have reached an inflection point in seasonal leasing activity. Leasing velocity has improved over September levels, and this, coupled with benefits from our lease expiration management initiative, positions us to close out the year with momentum. Turning to our growth programs, we remain focused on portfolio optimization and prudent capital allocation. This year, we are on track to deliver approximately 2,300 homes, of which 1,900 are wholly owned. As a reminder, development is being funded by internally generated cash, incremental debt capacity from growing EBITDA, and recycled capital from our disposition program. Despite the headlines of a slowdown in MLS activity, we continue to see great success selling nearly 1,200 homes to end user home buyers year to date.

This enables us to accretively deploy disposition proceeds into development, driving residential leading earnings contribution outside of our same home pool while also continuing to improve the quality of our portfolio. As we begin to shift our focus to 2026, we expect a similar number of deliveries from the development program next year, maintaining strategic sizing of the program to be funded with internally generated capital and incremental debt capacity outside of development. We continue to review thousands of assets each month across all of our markets, but bid ask spreads are still too wide considering the current cost of capital to close. Our strong year to date performance is a direct result of the enduring AMH strategy and outstanding execution from our teams.

Our industry leading core FFO growth guidance reflects earnings contribution from all areas of the business and maintains our position at the top of the residential sector.

Operator: With.

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: I’ll turn the call over to Chris.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: Thanks, Bryan, and good morning everyone. I’ll cover three areas of my comments today. First, a review of our quarterly results. Second, an update on our now fully unencumbered balance sheet, and third, I’ll close with commentary around our 2025 guidance, which was increased for a second time this year in yesterday’s earnings press release. Starting off with our operating results, this quarter was another example of the power of the AMH strategy and our ability to create value and grow earnings across all areas of the business. For the quarter, we reported net income attributable to common shareholders of $99.7 million, or $0.27 per diluted share. On an FFO share and unit basis, we generated $0.47 of core FFO representing 6.2% year over year growth and $0.42 of adjusted FFO representing an impressive 9.1% year over year growth.

In addition to our strong execution this quarter, we’ve now received the majority of our final assessed property tax values, which landed favorably compared to our initial expectations in several states, notably Texas. Additionally, the team was highly active on the appeals front this year, filing over 24,000 individual appeals with a record level of success all combined. We now expect full year 2025 property tax growth to be in the high 2% area, which has been positively reflected in our updated full year outlook that I’ll talk about shortly. Turning to investments for the third quarter, our AMH development program delivered a total of 651 homes to our wholly owned and joint venture portfolios. This was on track with our expectations and continues to demonstrate our unique ability to accretively redeploy capital from our disposition program.

During the quarter, we sold 395 properties, generating approximately $125 million of net proceeds at an average economic disposition yield in the high 3%. Next, I’d like to turn to our balance sheet and recent capital activity. At the end of the quarter, our net debt, including preferred shares to adjusted EBITDA, was down to 5.1 times. Our $1.25 billion revolving credit facility had a $110 million drawn balance, and we had approximately $50 million of cash available on the balance sheet. Importantly, as we announced previously, during the quarter we paid off our final securitization 2015 SFR2. Our balance sheet is now 100% unencumbered, marking an exciting milestone in AMH’s history. Additionally, all debt other than our credit facility is fixed rate and we have zero maturities until 2028. Next, I’ll cover our updated 2025 earnings guidance.

As I mentioned earlier, we now expect full year same home property tax growth in the high 2% area, and when combined with our team’s continued execution controlling the controllables on expenses, we have lowered our full year same home core expense growth expectations by 50 basis points to 3.25%. In turn, this translates into a 25 basis point increase to the midpoint of our full year same home core NOI growth expectations to 4%. When further combined with our modestly improved outlook on full year net interest costs, we have increased the midpoint of our full year 2025 core FFO per share expectations by one penny. Our new midpoint of $1.87 per share now represents a year-over-year growth expectation of 5.6%.

Before we open the call to your questions, I’d like to highlight that 2025 is on track to be a perfect demonstration of the strength of the AMH strategy. Our relentless focus on portfolio optimization and operational excellence is expected to drive an impressive 4% growth in same home core NOI this year, while notably also expanding core NOI margins. On top of same home this year, we expect an incremental 160 basis points of core FFO per share growth contribution driven by our prudent approach to capital management, including the balance sheet, capital recycling, and our development program. All told, our full year expected core FFO per share growth now leads the residential sector by hundreds of basis points and once again demonstrates the power of the AMH strategy. With that, we’ll now open the call to your questions.

Out of respect for the crowded earnings calendar, we’re going to limit the initial queue to only one question. To the extent we have time, please feel free to rejoin the queue for follow ups. Operator.

Operator: Thank you. Ladies and gentlemen, we will now begin with the question and answer session. If you would like to ask a question, please press star and 1 on your telephone keypad. A confirmation tone will indicate that your line is in the question queue. You may press star and 2 if you would like to remove your question from the queue. For participants using speaker equipment, it may be necessary to pick up your handset before pressing the star keys. Ladies and gentlemen, we will wait for a moment while we poll for questions. Our first question comes from Juan Sanabria with BMO Capital Markets. Please go ahead.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: Good morning, this is Emily. On behalf of Juan, thank you for taking my question. I wanted to ask you, following the shift in your lease expiration strategy to front load the expirations in the first half of the year, how has that change impacted occupancy and new lease trends in the third quarter? As we move through the fourth quarter, how should we think about seasonality compared to last year in terms of both the new lease and blended rate growth? Thank you.

Lincoln Palmer, Chief Operating Officer, American Homes 4 Rent: Thanks, Emily, for your question.

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: Appreciate it.

Lincoln Palmer, Chief Operating Officer, American Homes 4 Rent: We’ve done a lot of work this year on the lease expiration management program. As we mentioned in previous meetings, we spent most of the year making large shifts in expirations from the back half of the year to the first half of the year. It’s playing out extremely well and about as we expected as we moved out of the third quarter and into the fourth quarter. We’re going to start realizing the peak of those benefits with the lowest number of expirations. That should allow us to build a little bit of occupancy into the end of the year and to set ourselves up well for 2026.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: Emily, Chris here. If you want to see how it’s actually translating through in a couple of other places, knock-on benefits to our numbers, you can see that turnover rate was down, comping positively 60 basis points year over year in the quarter. That’s a function of optimizing of lease expirations, and in turn that enabled the team to really execute well in terms of controlling the controllables. As you can probably see from the print, R&M in turn for the quarter grew just a touch over 2%.

Operator: Thank you. The next question comes from the line of Jamie Feldman with Wells Fargo. Please go ahead.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: Hi, thank you for taking my question. This is Connor on with Jamie. The Midwest markets continue to outperform. Do you expect that to be sustained into year end? Could this outperformance continue into 2026 or would you expect some reversion between.

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: The Sun Belt and Midwest regions?

Lincoln Palmer, Chief Operating Officer, American Homes 4 Rent: Thanks for the question, Connor. Appreciate having you on. We continue to see great strength in the Midwest. We think it’s due to good underlying fundamentals. The Midwest has a great quality of life, good cost of living, still relatively affordable from a housing standpoint. We think the long term fundamentals in the Midwest will continue to support the diversified portfolio in a positive way. It is possible that there could be some divergence between the different markets as we continue to resolve some of the issues across the different areas. We are very happy with the Midwest and it has contributed very well.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: To the portfolio, and we don’t expect.

Lincoln Palmer, Chief Operating Officer, American Homes 4 Rent: That to change anytime soon.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: Thanks, Connor.

Operator: Thank you. The next question comes from the line of Eric Wolfe with Citigroup. Please go ahead.

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: Hi, thanks for taking the question. It’s actually Nick Carter on for Eric this morning. Question on the same store revenue growth.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: If you guys have done 4.2% year to date, it seems like you’re implying.

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: A pretty big deceleration in, so just want to understand what’s kind of driving that decel, whether that’s worse fee income.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: Higher bad debt just kind of puts and takes there. Sure. Morning, Nick. Chris here. You know, look, I think a couple different thoughts come to mind from a timing perspective, the first of which has to do with the timing of last year’s leasing spreads and in turn how those are earning into this year. If we all recall, blended spreads in the first nine months of last year were running well north of 5% before moderating into the low threes in the fourth quarter of 2024, which you can then see flowing through into our run rate of revenue growth by quarter this year. That’s one, two is timing of fees like we’ve been talking about all year.

As we know, a good portion of our fees are related to leasing volumes which we strategically have accelerated into the earlier parts of the year given the Lease Expiration Management Initiative, which is great in terms of aligning leasing activity with leasing season, but also means that fourth quarter fees will likely comp a little bit negatively year over year. Finally, you know, look, we are very aware that it’s somewhat of a choppy residential environment out there. You can see it across many of the other residential peers reporting this week. We also just want to make sure that we remain prudent in the guide.

If we zoom it out and think about the broader context, I’d say that we are extremely proud of our full year top line outlook in the high threes, 3.75% at the mid, which you know, as we all know, is head and shoulders above the rest of the residential landscape and especially impressive when you think about our expense growth in the low threes, which I would remind us all means that we’re expecting to expand NOI margins this year. Thank you.

Operator: The next question comes from the line of Steve Sakwa with Evercore ISI, please go ahead.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: Yeah, thanks, Bryan. I guess I wanted to come back to the comments you made about the fourth quarter. I appreciate the early color on October, but I guess you did make a comment that said you reached a seasonal low. I guess you’re sort of suggesting that November, December trends, you know, maybe better. Like these might mark kind of the worst monthly trends for the quarter. Is that kind of the case? When you kind of wrap everything together, could you or Chris just maybe remind us about the puts and takes as we think about next year? Either the one timers that help this year or some of the one timers that might have hurt this year that, you know, might help growth next year. Thanks.

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: Yeah, thank you, Steve. I was really trying to give commentary to put the performance into context. As we exited the Labor Day period, which is traditionally pretty slow, we normally see a pickup in September, kind of the second half of September, and that pickup was a little bit delayed. This is in terms of foot traffic and the other metrics that we’re measuring from a leasing perspective. We saw that pick up in October, which gives us confidence in the momentum that we’re carrying into November. If you couple that with the strides that we’ve made on the lease expiration management initiative, where we’re going to have our lowest number of move outs in the month of November, it really screens well for us to pick up occupancy and position the portfolio well as we enter 2026.

I think you’re right on in terms of our outlook for November and December having a really positive effect on occupancy with the objective of positioning ourselves well to take advantage of the returning pricing power that we’ll see in next year’s spring leasing season.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: Yeah. Chris here for the second part of your question, I totally underscore the importance of that momentum that Bryan is talking about carrying into the new year. We joke all the time that spring basically starts now heading into the end of the year. Just a couple of directional thoughts as we’re all beginning to kind of frame things for 2026. The building blocks like we’ve talked about before, if we think about the guide this year and our expectation for blended spreads in the back half of 2025, that would imply 20 earn in somewhere just a touch under 2%, most likely for next year. We don’t expect loss to lease to play a major role in 2026 revenue growth. The remaining question is market rent growth for next year where obviously a little bit too early for us to express a view.

If you’d like an early read from say some of the John Burns data as an example, he’s actually expecting market rents to reaccelerate a touch going into next year. His latest data for 2025 is that he was expecting market rents to grow 75 basis points or so this year. He sees that going up into the 1.5% to 2% area next year. I just give that as kind of a directional reference point with the reminder that we typically outperform Burns average estimates within the AMH footprint.

Operator: Thank you. Our next question comes from Haendel St. Juste with Mizuho Americas. Please go ahead.

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: Hey there, guys. Thanks for taking the question.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: I guess I’m curious how you’re thinking about stock buybacks today versus what you’re.

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: Yielding in the development and the funding.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: Capacity on your balance sheet.

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: I guess I’m curious if you’re positioned.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: To perhaps do both.

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: Thanks.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: Sure, appreciate it. It’s a good question. It’s Chris here. Look, stock buybacks are definitely something that we’re watching very close and we look at them just like any other form of investment as we’re ultimately endeavoring to maximize shareholder value over the long term. With that said, we are very mindful that stock buybacks can be a little bit of a double-edged sword as we think about them in terms of increasing leverage and then reducing future capacity to create value through incremental growth. At the right levels, buybacks can definitely make sense. I would remind you that we have an active share repurchase program already in place. We have been active on it in years past at the right levels. To your question about capacity, we have close to a half a turn of opportunistic leverage capacity on the balance sheet.

I think the key is at the right price, and appropriately sized buybacks could definitely make sense again at the right price as a complement to the value that’s being created by our development program.

Operator: Thank you. The next question comes from Jeffrey Spector with Bank of America. Please go ahead.

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: Great.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: Thank you.

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: Bryan, you talked about portfolio optimization. I know that you’ve had a number of initiatives underway this year.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: Last year, is there anything new?

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: Changing into 2026 that we should be.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: Aware of that could further help?

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: Whether it’s grab again market share in terms of searches or.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: AI?

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: Anything else that would be new, helpful, beneficial I should say next year.

Lincoln Palmer, Chief Operating Officer, American Homes 4 Rent: Thanks.

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: Yeah, thanks Jeff. You nailed a number of our initiatives from an asset management perspective. We’ve become a lot more sophisticated in the way that we’re analyzing our existing assets and the type of rigor that we’re putting into the areas that we’re optimistic about investing into and growing into in the future. The asset management function has done a fantastic job of taking assets out into the disposition market and repositioning those into higher yield, higher growth areas. You got that part of the equation. The initiatives that we’re in the midst of rolling out, some of which actually have already rolled out from an AI perspective, are going to further help that operational advantage that we see.

We started, as I’ve talked about in the past, with a focus on kind of the front end of the resident life cycle, which is the leasing cycle, and implemented a really effective AI tool that not only creates a better experience for the prospects, but it’s also a lot more efficient for us internally. It was something that we rolled out, customized, and are starting to see the benefits of it from our leasing platform as we continue to think of other ways that AI can contribute in the near term.

We’ve talked about improvements to the communication platform, which is helpful from a number of different angles. It probably will show up most in the way that we renew, retain our residents, but the way that we’re communicating with them spans the entire spectrum of the way that they order services and submit maintenance requests and really opens up kind of a next level of communication, which is a key preference from their side. There are a lot of other smaller initiatives that are coming through, but in terms of what we’re going to look into next year, we’ll see the full power of the improvements we’ve made on the leasing side. We’ve improved our access solution. I think we’ve become more precise on where investing. This feedback is also supporting the importance of the diversified portfolio footprint and the focus on single-family detached.

There are just a number of good things that are going to continue to play out in 2026 from that perspective.

Operator: Thank you. Our next question comes from Adam Kramer with Morgan Stanley. Please go ahead.

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: Hey, thanks for the question here. Just wanted to ask about what you guys are seeing in terms of supply. I think there’s sort of a few different buckets of it, right? BTR supply versus what’s happening in the existing home size shadow supply, maybe what’s happening with new homes from home builders as well. Maybe just what you’re seeing in.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: Sort of each of those buckets.

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: Maybe how does that compare to six or 12 months ago?

Lincoln Palmer, Chief Operating Officer, American Homes 4 Rent: Yeah, thanks, Adam.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: This is Lincoln here.

Lincoln Palmer, Chief Operating Officer, American Homes 4 Rent: We start with supply on a local level. I think it’s easy to talk about on a national level, but to get the real picture, we have to kind of zoom in a little bit to what’s happening in each of the local markets. We acknowledge that it’s still difficult to find a lot of information that may be more available in other more developed platforms like the multifamily tools. What we’re doing is we’re starting with our internal data, combining that with some external sources. We’ve got good information from publicly available stuff like Zillow and Burns and then some other proprietary sources that are flowing into our revenue optimization model. There definitely is an impact, I think, from the conversions of for sale to for rent. It’s a little bit difficult to nail down exactly what that is.

You can see where that may be impacting our portfolio with a little bit of rate pressure and a little bit of occupancy. We have a lot of markets that are still running extremely well. We talked about the Midwest a little bit earlier. Some of our Western markets, Salt Lake City, Seattle, some of those are doing extremely well. From a supply standpoint, it does seem that, you know, BTR and multifamily are off peak deliveries. We’d expect those to continue to improve into 2026. The rate at which that happens probably depends a little bit on the level of demand that’s in the marketplace, but we do expect it to get a little bit better.

Operator: Thank you. Our next question comes from David Singelyn with Green Street. Please go ahead. Hi.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: Thank you.

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: I was curious if you could provide any insight into the pricing for smaller portfolios in the market and maybe the opportunity set for a consolidation in the space. Yeah, thanks, David. This is Bryan. The pricing for smaller portfolios has been relatively consistent with what we’ve seen on the MLS side and on the national builder side. I think there’s still a little bit of a disconnect with owners expecting to be able to get kind of end user homeowner pricing in terms of their market value expectations. We haven’t seen a lot of change there. What we’ve looked at is generally characterized by high 4 caps, maybe 5 at best. There’s still a little bit of a gap between their pricing and what we would need to be able to do anything at scale.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: David, Chris here. Pricing aside, like we’ve talked about before, looking forward, we’re very optimistic on the number of those types of portfolio opportunities that are out there. One of the things that we especially like about them is the ability to uniquely unlock value by bringing them onto the AMH platform, which is just what we have done and are doing, creating value in that portfolio we acquired towards the end of 2024.

Operator: Thank you. Our next question comes from Linda Tsai with Jefferies. Please go ahead.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: Yes, hi. On the improved NOI margins in 2025, how much of this is from lower turn versus operating efficiencies? Like, you know, what are you doing to improve upon controlling the controllables? What does this trajectory look like as you move into 2026? Sure. Chris here, why don’t I start and then if there’s anything else that Lincoln wants to fill in from an operational perspective he can chime in. I would say it’s a function of a couple different things. One, you know, of course, it starts with, you know, good strength in the top line. You know, solid and full occupancy in the 96% area this year, good strength in spreads over the course of the year in the high threes, ultimately translating into the top line growing high threes.

Beyond that, it is very much a function of, just like you said, controlling the controllables on expenses. The team is doing a great job there executing over the course of the year. For this year, we’re getting a little help from timing of property taxes as well. As we think about, you know, looking forward, I would say last year, 2024 and this year, 2025, are both good examples of the opportunity that we’ve been talking about in terms of longer term, ability to continue to creep and grind margins higher. Right.

Given the opportunity to continue to maintain strength in the top line longer term, we view this business as inflationary plus to the top line and via all of the investments we’re making, controlling expenses, holding the line on expense growth at inflationary levels, maybe even a touch below as we execute really well, translating into continued opportunity for margin expansion year over year going forward and again last year and this year, good examples of margins creeping higher by tens of basis points per year.

Lincoln Palmer, Chief Operating Officer, American Homes 4 Rent: Yeah, thanks, Linda. This is Lincoln. As far as the op side of the business, one of the things we haven’t talked about for quite a while is our investments in our resident 360 program. I think what we’re seeing now is some returns on those investments that they’re continuing to pay dividends. As part of that initiative, we realigned our maintenance functions with the local markets where there could be better decision making more quickly, provide better service to the residents, and hold vendors accountable to scope and cost. That seems to be paying some dividends. The other thing that seems to be working very well is we’re finding some synergies between the purchasing skill sets in our new development program and our property management programs that are continuing to keep our costs under control.

Overall, we have optimism that as we continue to focus on the business, improve the different areas, we’ll continue to see improvements.

Operator: Thank you. Our next question comes from Jesse Lederman with Zelman & Associates. Please go ahead. Hi.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: Thanks for taking my question. I want to clarify the comments made earlier about reaching an inflection point recently. Was that for occupancy? I know you reached 95.1% in October.

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: Are you expecting the inflection and improvement through the rest of the year?

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: Exclusively for occupancy or do you expect.

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: That could translate through to accelerating rent growth as well, which would, of course.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: Be counter seasonal, and then anything you’re.

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: Doing to spur the inflection, such as increased incentives or concessions on vacant units.

Operator: Thanks.

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: Thanks Jesse. This is Bryan. Yeah, the inflection point commentary really was centered around what we’re seeing on our dashboards from leasing activity. It starts with increased inquiries into our website, into our system, migrates into showings, applications, and ultimately leases. The commentary included that October leasing was better than September. We’re going to see those effects on occupancy, especially coupled with, as I mentioned earlier, the lease expiration management initiative.

Operator: I would expect to see those.

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: Benefits on the occupancy side, the rent growth will return in the spring leasing season next year, especially since we’re going to be well positioned at that point. I appreciate your noticing too. On the concession side, we maintain this fantastic momentum on new development communities and getting those leased without the use of concessions. With the scattered site same home portfolio, concessions aren’t a tool that we’ve employed. What you’re seeing is the actual full pull through results.

Operator: Thank you. Our next question comes from Brad Heffern with RBC Capital Markets. Please go ahead.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: Yeah, thanks for the development program. Can you talk about what the go forward yield is today, and how do you see that evolving?

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: Yeah, thanks Brad. This is Bryan. The yield for 2025, we talked about that at the beginning of the year and the expectation was that it was going to accelerate from the low 5% in Q1 into the mid 5% for the year as we got into the spring leasing season. We’re really pleased with the results that we saw and hope that maybe the mid 5% be maybe even touch better. In light of the general conditions that we saw kind of exiting September, exiting the third quarter, it looks like that mid 5% might be just a touch lower for 2025. It’s a function of really just short term changes in REITs. On the input side, the team’s done a fantastic job of managing costs. We’re delivering these houses at vertical construction costs that are consistent, really flat over 2024, which is especially impressive in this environment.

That includes commentary, daily commentary on tariffs and a lot of other moving pieces. The delivery from the cost perspective has been very successful. We’re on track with our number of deliveries that we set at the beginning of the year. The development team has done a fantastic job executing. What we’re seeing on the rent side is temporary in nature. As we look forward, we have good visibility in the environment as to what we’re delivering in Q4 and into Q1. I’d expect those yields to kind of be consistent with what we’re seeing now as we get into spring leasing season. Hopefully we’ll be able to accelerate those rents.

Operator: Thank you. Our next question comes from Jade Rahmani with KBW. Please go ahead.

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: Hi, this is Jason Sachin on for Jade. Thanks for taking my question. CapEx came in a bit lower versus expectations. Curious what drove that? Was it the level of construction activity in your markets? With reduced activity from some of the builders, lower multifamily starts driving better pricing of trade partners, any thoughts there? If you’d expect this trend to continue would be helpful, thanks.

Lincoln Palmer, Chief Operating Officer, American Homes 4 Rent: Yeah, thanks Jason. I think what you’re saying is a little bit of timing. You know, there are some fewer move outs in third quarter than there.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: Are in the first part of the.

Lincoln Palmer, Chief Operating Officer, American Homes 4 Rent: Year, so we need to keep that in mind. Overall, I would account most of the improvement to just continued vigilance in the stabilized portfolio to cost controls, controlling those controllables, which is our mantra in the back half of the year here. As I mentioned earlier, it’s those impacts from resident 360, the intentional focus on maintenance, the cooperation between the different groups in the company, and probably a little bit of continued contribution of low-cost purpose-built single-family homes for a new development program that have lower cost profiles. Overall, I would call it intentionality that’s driving that CapEx improvement.

Operator: Thank you. We have our next question from Omotayo Okusanya with Deutsche Bank. Please go ahead.

Nicholas Fromm, Director of Investor Relations, American Homes 4 Rent: Yes, good afternoon everyone. I’m just curious if you could give us any thoughts on regulatory updates, especially as you’re about to kind of go through election cycle.

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: Thanks, Tyler. This is Bryan. From a regulatory perspective, it’s been relatively quiet as it pertains to single-family rentals. Of late, we’ve internally taken the opportunity to get out and really tell our story with the local municipalities and government officials. I think we’ve done a very good job of showing them what we’re delivering into the communities, showing them that we’re part of the solution from a supply perspective. As you get a little bit higher level, there’s just a lot of talk about federal government shutdown, immigration policies. From the shutdown perspective, we’re really hopeful that our government leaders can find a solution quickly in the near term. It hasn’t had a lot of direct impact on American Homes 4 Rent, but we do have a couple of cases with some residents that have been affected and we’re working very closely with them to bridge those gaps.

From an immigration perspective, we haven’t seen any effect on the cost of our development program and the way that we’re delivering the vertical construction cost, as I mentioned earlier. Over the long run, it’s difficult to really put a finger on whether there’s going to be any issues from a demand perspective for housing. In a nutshell, it’s been relatively quiet. We’ve been proactive in messaging and are just paying very close attention to what’s going on at a macro level.

Operator: Thank you, ladies and gentlemen. That was the last question for today. I would now like to hand the conference over to the management for the closing comments.

Bryan Smith, Chief Executive Officer, American Homes 4 Rent: Thank you for your time today. We really appreciate the continued interest in American Homes 4 Rent and look forward to speaking with you next quarter.

Operator: Thank you. Ladies and gentlemen, the conference of American Homes 4 Rent has now concluded. Thank you for your participation. You may now disconnect your lines.

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