UDR, Inc. Announces Second Quarter 2026 Results and Raises Full-Year 2026 Guidance Ranges

UDR, Inc. Announces Second Quarter 2026 Results and Raises Full-Year 2026 Guidance Ranges DENVER--( BUSINESS WIRE)--UDR, Inc. (the “Company”) (NYSE: UDR), announced today its second quarter 2026 results. Net Income, Funds from Operations (“FFO”), and FFO as Adjusted (“FFOA”) per diluted share for the quarter and year-to-date periods ended June 30, 2026, are detailed below.

Leasing strength in 2026 is tracking ahead of our initial expectations, resulting in second quarter results that exceeded our prior guidance. As a result, we have raised our full-year guidance ranges for Same-Store growth and FFOA per diluted share.

Metric

Quarter Ended June 30

Year-to-Date Ended June 30

2026

2025

2026

2025

Net Income per diluted share

$0.21

$0.11

$0.79

$0.34

FFO per diluted share

$0.60

$0.61

$1.23

$1.19

FFOA per diluted share

$0.64

$1.25

Same-Store (“SS”) results for the second quarter 2026 versus the second quarter 2025 and the first quarter 2026 as well as year-to-date 2026 versus year-to-date 2025 are summarized below.

SS Growth / (Decline)

Year-Over-Year (“YOY”):

2Q 2026 vs. 2Q 2025

Sequential:

2Q 2026 vs. 1Q 2026

Year-to-Date (YTD) YOY:

2026 vs. 2025

Revenue

1.8%

1.4%

1.3%

Expense

2.6%

(3.9)%

3.5%

Net Operating Income (“NOI”)

1.4%

4.0%

0.3%

“Leasing strength in 2026 is tracking ahead of our initial expectations, resulting in second quarter results that exceeded our prior guidance. As a result, we have raised our full-year guidance ranges for Same-Store growth and FFOA per diluted share,” said Tom Toomey, UDR’s Chairman, President, and CEO. “The resiliency of the economy, waning supply, and attractive relative affordability of apartments position UDR for continued success. Following 50+ years of dividend growth and stability totaling $9 billion of payments, we look forward to paying our first monthly dividend this week.”

Outlook (1)

As shown in the table below, the Company has established the following guidance ranges for the third quarter of 2026, raised its previously provided full-year 2026 guidance ranges for Net Income, FFOA per diluted share, and Same-Store Growth, and updated its previously provided full-year 2026 guidance range for FFO per diluted share.

Metric, per

diluted share

2Q 2026

Actual

YTD 2026

Actual

3Q 2026

Outlook

Prior

Full-Year 2026

Outlook

Updated

Full-Year 2026

Outlook

Full-Year 2026

Midpoint

(Change)

$0.21

$0.79

$0.13 to $0.15

$0.91 to $1.01

$1.03 to $1.11

$1.07 (+$0.11)

$0.60

$1.23

$0.63 to $0.65

$2.48 to $2.58

$2.47 to $2.55

$2.51 (-$0.02)

$0.64

$1.25

$0.63 to $0.65

$2.47 to $2.57

$2.49 to $2.57

$2.53 (+$0.01)

1.8%

1.3%

N/A

0.25% to 2.25%

0.75% to 2.00%

1.375% (+12.5bps)

2.6%

3.5%

N/A

3.00% to 4.50%

2.75% to 3.75%

3.25% (-50bps)

1.4%

0.3%

N/A

(1.00)% to 1.25%

0.00% to 1.25%

0.625% (+50bps)

(1)

Additional assumptions for the Company’s third quarter and full-year 2026 outlook can be found on Attachment 13 of the Company’s related quarterly Supplemental Financial Information (“Supplement”). A reconciliation of GAAP Net Income per diluted share to FFO per diluted share and FFOA per diluted share can be found on Attachment 14(D) of the Company’s related quarterly Supplement. Non-GAAP financial measures and other terms, as used in this earnings release, are defined and further explained on Attachments 14(A) through 14(D), “Definitions and Reconciliations,” of the Company’s related quarterly Supplement.

Capital Allocation Activity

Leveraging the Company’s collaborative and data-driven approach to capital allocation, during the quarter and subsequent to quarter-end, the Company,

Operating Results

In the second quarter, total revenue was flat YOY, as revenue increases attributable to growth from Same-Store and acquired communities was offset by the removal of revenue from properties that were sold.

“Second quarter Same-Store revenue, expense, and NOI growth exceeded our expectations, driven by blended lease rate growth above the high-end of our previously provided guidance range of 1.5 percent to 2.0 percent, occupancy remaining in the mid-96 percent range with annualized resident retention achieving a seasonally adjusted all-time high of 60 percent, and mid-single-digit year-over-year innovation income growth,” said Mike Lacy, UDR’s Chief Operating Officer.

In the tables below, the Company has presented YOY, sequential, and YTD Same-Store results by region.

Summary of Same-Store Results in the Second Quarter 2026 versus the Second Quarter 2025

Region

Revenue

Growth /

(Decline)

Expense

Growth /

(Decline)

NOI

Growth /

(Decline)

% of Same-Store

Portfolio (1)

Physical

Occupancy (2)

YOY Change

in Occupancy

West

3.7%

32.4%

96.8%

(0.2)%

Northeast

3.0%

2.3%

3.4%

20.2%

97.0%

(0.2)%

Mid-Atlantic

1.6%

3.5%

0.6%

19.0%

96.6%

(0.3)%

Southeast

(1.0)%

1.0%

(2.0)%

12.5%

96.3%

(0.1)%

Southwest

(1.0)%

1.1%

(2.2)%

10.9%

96.7%

(0.3)%

Other Markets

0.2%

4.7%

(1.4)%

5.0%

96.1%

(0.5)%

Total / Weighted Average

1.8%

2.6%

1.4%

100.0%

96.6%

(0.2)%

(1)

Based on 2Q 2026 Same-Store NOI. For definitions of terms, please refer to the “Definitions and Reconciliations” section of the Company’s related quarterly Supplement.

(2)

Weighted average Same-Store physical occupancy for the quarter.

Summary of Same-Store Results in the Second Quarter 2026 versus the First Quarter 2026

Revenue

Growth /

(Decline)

Expense

Growth /

(Decline)

NOI

Growth /

(Decline)

% of Same-Store

Portfolio (1)

Physical

Occupancy (2)

Sequential

Change in

Occupancy

West

1.7%

(8.4)%

5.7%

32.4%

96.8%

(0.1)%

Northeast

1.8%

(4.8)%

5.7%

20.2%

97.0%

0.2%

Mid-Atlantic

1.2%

(1.6)%

2.6%

19.0%

96.6%

0.3%

Southeast

0.8%

(1.3)%

1.9%

12.5%

96.3%

0.1%

Southwest

0.8%

(0.4)%

1.5%

10.9%

96.7%

(0.2)%

Other Markets

1.8%

(0.8)%

2.9%

5.0%

96.1%

0.3%

Total / Weighted Average

1.4%

(3.9)%

4.0%

100.0%

96.6%

0.0%

(1)

Based on 2Q 2026 Same-Store NOI. For definitions of terms, please refer to the “Definitions and Reconciliations” section of the Company’s related quarterly Supplement.

(2)

Weighted average Same-Store physical occupancy for the quarter.

Summary of Same-Store Results for YTD 2026 versus YTD 2025

Region

Revenue

Growth /

(Decline)

Expense

Growth /

(Decline)

NOI

Growth /

(Decline)

% of Same-Store

Portfolio (1)

Physical

Occupancy (2)

YTD YOY

Change in

Occupancy

West

3.2%

5.8%

2.2%

32.3%

96.8%

(0.3)%

Northeast

2.5%

3.5%

2.0%

20.1%

96.9%

(0.4)%

Mid-Atlantic

1.1%

4.2%

(0.4)%

19.1%

96.4%

(0.8)%

Southeast

(1.4)%

1.8%

(2.9)%

12.6%

96.3%

(0.4)%

Southwest

(1.4)%

0.1%

(2.3)%

10.8%

96.8%

(0.4)%

Other Markets

(0.1)%

3.9%

(1.6)%

5.1%

96.0%

(0.5)%

Total / Weighted Average

1.3%

3.5%

0.3%

100.0%

96.6%

(0.5)%

(1)

Based on YTD 2026 Same-Store NOI. For definitions of terms, please refer to the “Definitions and Reconciliations” section of the Company’s related quarterly Supplement.

(2)

Weighted average Same-Store physical occupancy for YTD 2026.

Balance Sheet Update

The Company’s total indebtedness as of June 30, 2026, was $5.8 billion at a weighted average interest rate of 3.4 percent, with $328.4 million, or 6.2 percent of total consolidated debt, maturing through the rest of 2026, including principal amortization and excluding amounts on the Company’s line of credit, commercial paper program, and working capital credit facility. As of June 30, 2026, the Company had approximately $885 million in liquidity through a combination of cash and undrawn capacity on its credit facilities. Please see Attachment 13 of the Company’s related quarterly Supplement for additional details regarding investment guidance.

In the table below, the Company has presented select balance sheet metrics for the quarter ended June 30, 2026, and the comparable prior year period.

Quarter Ended June 30

Balance Sheet Metric

2Q 2026

2Q 2025

Change

Weighted Average Interest Rate

3.4%

Weighted Average Years to Maturity

3.9

4.7

(0.8)

Consolidated Fixed Charge Coverage Ratio

5.0x

5.1x

(0.1)x

Consolidated Debt as a percentage of Total Assets

32.7%

32.4%

0.3%

Consolidated Net Debt-to-EBITDAre – adjusted for non-recurring items (1)

5.6x

5.5x

0.1x

(1)

A reconciliation of GAAP Net Income per share to EBITDAre - adjusted for non-recurring items and GAAP Total Debt to Net Debt can be found on Attachment 4(C) of the Company’s related quarterly Supplement.

Dividend

As previously announced, the Company commenced a monthly common stock dividend beginning in July 2026 and the Company’s Board of Directors declared dividends on its common stock for the second quarter of 2026 in the amount of $0.145 per share per month, payable in cash on the payment dates set forth in the table below to UDR shareholders of record as of the close of business on the corresponding record date in the table below. The dividends declared for the second quarter 2026 amount to $0.435 per share, representing a 1.2 percent increase over the comparable period in 2025, and reflects an annualized dividend amount of $1.74 per share of common stock. The September 2026 dividend will represent the 217 th consecutive dividend paid by the Company on its common stock.

Record Date

Payment Date

Amount

July 17, 2026

July 31, 2026

$0.145 per common share

August 17, 2026

August 31, 2026

$0.145 per common share

September 15, 2026

September 30, 2026

$0.145 per common share

Total Dividends for 2Q 2026

$0.435 per common share

Corporate Responsibility

During the quarter, the Company was named a National Top Workplaces winner in the Real Estate Industry for the third consecutive year. This distinction reflects the Company’s ongoing commitment to fostering an innovative culture and engaging associate experience.

Supplemental Financial Information

The Company offers Supplemental Financial Information that provides details on the financial position and operating results of the Company which is available on the Investor Relations section of the Company's website at ir.udr.com.

Attachment 14(A)

Definitions and Reconciliations

June 30, 2026

(Unaudited)

Acquired Communities: The Company defines Acquired Communities as those communities acquired by the Company, other than development and redevelopment activity, that did not achieve stabilization as of the most recent quarter.

Adjusted Funds from Operations ("AFFO") attributable to common stockholders and unitholders: The Company defines AFFO as FFO as Adjusted attributable to common stockholders and unitholders less recurring capital expenditures on consolidated communities and the Company’s proportionate share of recurring capital expenditures on unconsolidated partnerships and joint ventures, that are necessary to help preserve the value of and maintain functionality at our communities.

Management considers AFFO a useful supplemental performance metric for investors as it is more indicative of the Company's operational performance than FFO or FFO as Adjusted. AFFO is not intended to represent cash flow or liquidity for the period, and is only intended to provide an additional measure of our operating performance. The Company believes that net income/(loss) attributable to common stockholders is the most directly comparable GAAP financial measure to AFFO. Management believes that AFFO is a widely recognized measure of the operations of REITs, and presenting AFFO enables investors to assess our performance in comparison to other REITs. However, other REITs may use different methodologies for calculating AFFO and, accordingly, our AFFO may not always be comparable to AFFO calculated by other REITs. AFFO should not be considered as an alternative to net income/(loss) (determined in accordance with GAAP) as an indication of financial performance, or as an alternative to cash flow from operating activities (determined in accordance with GAAP) as a measure of our liquidity, nor is it indicative of funds available to fund our cash needs, including our ability to make distributions. A reconciliation from net income/(loss) attributable to common stockholders to AFFO is provided on Attachment 2.

Consolidated Fixed Charge Coverage Ratio - adjusted for non-recurring items: The Company defines Consolidated Fixed Charge Coverage Ratio - adjusted for non-recurring items as Consolidated Interest Coverage Ratio - adjusted for non-recurring items divided by total consolidated interest, excluding the impact of costs associated with debt extinguishment, plus preferred dividends.

Management considers Consolidated Fixed Charge Coverage Ratio - adjusted for non-recurring items a useful metric for investors as it provides ratings agencies, investors and lenders with a widely-used measure of the Company’s ability to service its consolidated debt obligations as well as compare leverage against that of its peer REITs. A reconciliation of the components that comprise Consolidated Fixed Charge Coverage Ratio - adjusted for non-recurring items is provided on Attachment 4(C) of the Company's quarterly supplemental disclosure.

Consolidated Interest Coverage Ratio - adjusted for non-recurring items: The Company defines Consolidated Interest Coverage Ratio - adjusted for non-recurring items as Consolidated EBITDAre – adjusted for non-recurring items divided by total consolidated interest, excluding the impact of costs associated with debt extinguishment.

Management considers Consolidated Interest Coverage Ratio - adjusted for non-recurring items a useful metric for investors as it provides ratings agencies, investors and lenders with a widely-used measure of the Company’s ability to service its consolidated debt obligations as well as compare leverage against that of its peer REITs. A reconciliation of the components that comprise Consolidated Interest Coverage Ratio - adjusted for non-recurring items is provided on Attachment 4(C) of the Company's quarterly supplemental disclosure.

Consolidated Net Debt-to-EBITDAre - adjusted for non-recurring items: The Company defines Consolidated Net Debt-to-EBITDAre - adjusted for non-recurring items as total consolidated debt net of cash and cash equivalents divided by annualized Consolidated EBITDAre - adjusted for non-recurring items. Consolidated EBITDAre - adjusted for non-recurring items is defined as EBITDAre excluding the impact of income/(loss) from unconsolidated entities, adjustments to reflect the Company’s share of EBITDAre of unconsolidated joint ventures and other non-recurring items including, but not limited to casualty-related charges/(recoveries), net of wholly owned communities.

Management considers Consolidated Net Debt-to-EBITDAre - adjusted for non-recurring items a useful metric for investors as it provides ratings agencies, investors and lenders with a widely-used measure of the Company’s ability to service its consolidated debt obligations as well as compare leverage against that of its peer REITs. A reconciliation between net income/(loss) and Consolidated EBITDAre - adjusted for non-recurring items is provided on Attachment 4(C) of the Company's quarterly supplemental disclosure.

Contractual Return Rate: The Company defines Contractual Return Rate as the rate of return or interest rate that the Company is entitled to receive on a preferred equity investment or loan, as specified in the applicable agreement.

Controllable Expenses: The Company refers to property operating and maintenance expenses as Controllable Expenses.

Development Communities: The Company defines Development Communities as those communities recently developed or under development by the Company, that are currently majority owned by the Company and have not achieved stabilization as of the most recent quarter.

Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate (EBITDAre): The Company defines EBITDAre as net income/(loss) (computed in accordance with GAAP), plus interest expense, including costs associated with debt extinguishment, plus real estate depreciation and amortization, plus other depreciation and amortization, plus (minus) income tax provision/(benefit), (minus) plus net gain/(loss) on the sale of depreciable real estate owned, plus impairment write-downs of depreciable real estate, plus the adjustments to reflect the Company’s share of EBITDAre of unconsolidated joint ventures. The Company computes EBITDAre in accordance with standards established by the National Association of Real Estate Investment Trusts, or Nareit, which may not be comparable to EBITDAre reported by other REITs that do not compute EBITDAre in accordance with the Nareit definition, or that interpret the Nareit definition differently than the Company does. The White Paper on EBITDAre was approved by the Board of Governors of Nareit in September 2017.

Management considers EBITDAre a useful metric for investors as it provides an additional indicator of the Company’s ability to incur and service debt, and enables investors to assess our performance against that of its peer REITs. EBITDAre should be considered along with, but not as an alternative to, net income and cash flow as a measure of the Company’s activities in accordance with GAAP. EBITDAre does not represent cash generated from operating activities in accordance with GAAP and is not necessarily indicative of funds available to fund our cash needs. A reconciliation between net income/(loss) and EBITDAre is provided on Attachment 4(C) of the Company's quarterly supplemental disclosure.

Effective Blended Lease Rate Growth: The Company defines Effective Blended Lease Rate Growth as the combined proportional growth as a result of Effective New Lease Rate Growth and Effective Renewal Lease Rate Growth. Management considers Effective Blended Lease Rate Growth a useful metric for investors as it assesses combined proportional market-level, new and in-place demand trends.

Effective New Lease Rate Growth: The Company defines Effective New Lease Rate Growth as the increase/(decrease) in gross potential rent realized less concessions on a straight-line basis for the new lease term (current effective rent) versus prior resident effective rent for the prior lease term on new leases commenced during the current quarter. Management considers Effective New Lease Rate Growth a useful metric for investors as it assesses market-level new demand trends.

Effective Renewal Lease Rate Growth: The Company defines Effective Renewal Lease Rate Growth as the increase/(decrease) in gross potential rent realized less concessions on a straight-line basis for the new lease term (current effective rent) versus prior effective rent for the prior lease term on renewed leases commenced during the current quarter. Management considers Effective Renewal Lease Rate Growth a useful metric for investors as it assesses market-level, in-place demand trends.

Estimated Quarter of Completion: The Company defines Estimated Quarter of Completion of a development or redevelopment project as the date on which construction is expected to be completed, but it does not represent the date of stabilization.

Attachment 14(B)

Definitions and Reconciliations

June 30, 2026

(Unaudited)

Funds from Operations as Adjusted ("FFO as Adjusted") attributable to common stockholders and unitholders: The Company defines FFO as Adjusted attributable to common stockholders and unitholders as FFO excluding the impact of other non-comparable items including, but not limited to, acquisition-related costs, prepayment costs/benefits associated with early debt retirement, impairment write-downs or gains and losses on sales of real estate or other assets incidental to the main business of the Company and income taxes directly associated with those gains and losses, casualty-related expenses and recoveries, severance costs, software transition related costs and legal and other costs.

Management believes that FFO as Adjusted is useful supplemental information regarding our operating performance as it provides a consistent comparison of our operating performance across time periods and allows investors to more easily compare our operating results with other REITs. FFO as Adjusted is not intended to represent cash flow or liquidity for the period, and is only intended to provide an additional measure of our operating performance. The Company believes that net income/(loss) attributable to common stockholders is the most directly comparable GAAP financial measure to FFO as Adjusted. However, other REITs may use different methodologies for calculating FFO as Adjusted or similar FFO measures and, accordingly, our FFO as Adjusted may not always be comparable to FFO as Adjusted or similar FFO measures calculated by other REITs. FFO as Adjusted should not be considered as an alternative to net income (determined in accordance with GAAP) as an indication of financial performance, or as an alternative to cash flow from operating activities (determined in accordance with GAAP) as a measure of our liquidity. A reconciliation from net income attributable to common stockholders to FFO as Adjusted is provided on Attachment 2.

Funds from Operations ("FFO") attributable to common stockholders and unitholders: The Company defines FFO attributable to common stockholders and unitholders as net income/(loss) attributable to common stockholders (computed in accordance with GAAP), excluding impairment write-downs of depreciable real estate related to the main business of the Company or of investments in non-consolidated investees that are directly attributable to decreases in the fair value of depreciable real estate held by the investee, gains and losses from sales of depreciable real estate related to the main business of the Company and income taxes directly associated with those gains and losses, plus real estate depreciation and amortization, and after adjustments for noncontrolling interests, and the Company’s share of unconsolidated partnerships and joint ventures. This definition conforms with the National Association of Real Estate Investment Trust's definition issued in April 2002 and restated in November 2018. In the computation of diluted FFO, if OP Units, DownREIT Units, unvested restricted stock, unvested LTIP Units, stock options, and the shares of Series E Cumulative Convertible Preferred Stock are dilutive, they are included in the diluted share count.

Management considers FFO a useful metric for investors as the Company uses FFO in evaluating property acquisitions and its operating performance and believes that FFO should be considered along with, but not as an alternative to, net income and cash flow as a measure of the Company's activities in accordance with GAAP. FFO does not represent cash generated from operating activities in accordance with GAAP and is not necessarily indicative of funds available to fund our cash needs. A reconciliation from net income/(loss) attributable to common stockholders to FFO is provided on Attachment 2.

Held For Disposition Communities: The Company defines Held for Disposition Communities as those communities that were held for sale as of the end of the most recent quarter.

Joint Venture Reconciliation at UDR's weighted average ownership interest:

2Q 2026

3,271

22,967

1,055

2,159

6,232

12,408

13,743

28,107

124

262

(7,530

)

(14,677

)

264

291

864

(16,167

)

(275

)

(275

)

17,748

35,075

Net Operating Income (“NOI”): The Company defines NOI as rental income less direct property rental expenses. Rental income represents gross market rent and other revenues less adjustments for concessions, vacancy loss and bad debt. Rental expenses include real estate taxes, insurance, personnel, utilities, repairs and maintenance, administrative and marketing. Excluded from NOI is property management expense, which is calculated as 3.25% of property revenue, and land rent. Property management expense covers costs directly related to consolidated property operations, inclusive of corporate management, regional supervision, accounting and other costs.

Management considers NOI a useful metric for investors as it is a more meaningful representation of a community’s continuing operating performance than net income as it is prior to corporate-level expense allocations, general and administrative costs, capital structure and depreciation and amortization and is a widely used input, along with capitalization rates, in the determination of real estate valuations. A reconciliation from net income/(loss) attributable to UDR, Inc. to NOI is provided below.

2Q 2026

1Q 2026

4Q 2025

3Q 2025

2Q 2025

69,035

189,831

222,902

40,409

37,673

13,745

13,758

13,937

13,952

13,747

12,966

9,415

7,947

6,975

7,753

160,120

161,268

163,610

165,926

163,191

47,640

48,576

49,684

50,569

48,665

3,073

5,729

3,248

1,755

3,382

18,714

19,364

22,948

22,732

19,929

429

455

382

258

(3,271

)

(19,696

)

(4,934

)

(14,011

)

(3,629

)

(2,596

)

(2,434

)

(5,406

)

(3,714

)

(8,134

)

(2,466

)

(2,528

)

(4,281

)

(2,570

)

(2,398

)

3,451

3,335

4,451

7,009

7,387

(35,704

)

(157,416

)

(194,974

)

4,620

13,073

15,383

2,721

2,556

289,756

282,730

294,552

292,135

290,380

Attachment 14(C)

Definitions and Reconciliations

June 30, 2026

(Unaudited)

NOI Enhancing Capital Expenditures ("Cap Ex"): The Company defines NOI Enhancing Capital Expenditures as expenditures that result in increased income generation or decreased expense growth over time.

Management considers NOI Enhancing Capital Expenditures a useful metric for investors as it quantifies the amount of capital expenditures that are expected to grow, not just maintain, revenues or to decrease expenses.

Non-Mature Communities: The Company defines Non-Mature Communities as those communities that have not met the criteria to be included in same-store communities.

Non-Residential / Other: The Company defines Non-Residential / Other as non-apartment components of mixed-use properties, land held, properties being prepared for redevelopment and properties where a material change in home count has occurred.

Other Markets: The Company defines Other Markets as the accumulation of individual markets where it operates less than 1,000 Same-Store homes. Management considers Other Markets a useful metric as the operating results for the individual markets are not representative of the fundamentals for those markets as a whole.

Physical Occupancy: The Company defines Physical Occupancy as the number of occupied homes divided by the total homes available at a community.

QTD Same-Store Communities: The Company defines QTD Same-Store Communities as those communities Stabilized for five full consecutive quarters. These communities were owned and had stabilized operating expenses as of the beginning of the quarter in the prior year, were not in process of any substantial redevelopment activities, and were not held for disposition.

Recurring Capital Expenditures: The Company defines Recurring Capital Expenditures as expenditures that are necessary to help preserve the value of and maintain functionality at its communities.

Redevelopment Communities: The Company generally defines Redevelopment Communities as those communities where substantial redevelopment is in progress. Based upon the level of material impact the redevelopment has on the community (operations, occupancy levels, and future rental rates), the community may or may not maintain Stabilization. As such, for each redevelopment, the Company assesses whether the community remains in Same-Store.

Sold Communities: The Company defines Sold Communities as those communities that were disposed of prior to the end of the most recent quarter.

Stabilization/Stabilized: The Company defines Stabilization/Stabilized as when a community’s occupancy reaches 90% or above for at least three consecutive months.

Stabilized, Non-Mature Communities: The Company defines Stabilized, Non-Mature Communities as those communities that have reached Stabilization but are not yet in the same-store portfolio.

Total Revenue per Occupied Home: The Company defines Total Revenue per Occupied Home as rental and other revenues with concessions reported on a straight-line basis, divided by the product of occupancy and the number of apartment homes.

Management considers Total Revenue per Occupied Home a useful metric for investors as it serves as a proxy for portfolio quality, both geographic and physical.

TRS: The Company’s taxable REIT subsidiaries (“TRS”) focus on making investments and providing services that are otherwise not allowed to be made or provided by a REIT.

YTD Same-Store Communities: The Company defines YTD Same-Store Communities as those communities Stabilized for two full consecutive calendar years. These communities were owned and had stabilized operating expenses as of the beginning of the prior year, were not in process of any substantial redevelopment activities, and were not held for disposition.

Conference Call and Webcast Information

UDR will host a webcast and conference call at 12:00 p.m. Eastern Time on July 28, 2026, to discuss second quarter 2026 results as well as high-level views for 2026. The webcast will be available on the Investor Relations section of the Company’s website at ir.udr.com. To listen to a live broadcast, access the site at least 15 minutes prior to the scheduled start time in order to register, download and install any necessary audio software. To participate in the teleconference dial 877-423-9813 for domestic and 201-689-8573 for international. A passcode is not necessary.

Given a high volume of conference calls occurring during this time of year, delays are anticipated when connecting to the live call. As a result, stakeholders and interested parties are encouraged to utilize the Company’s webcast link for its earnings results discussion.

A replay of the conference call will be available through August 4, 2026, by dialing 844-512-2921 for domestic and 412-317-6671 for international and entering the confirmation number, 13761681, when prompted for the passcode. A replay of the call will also be available on the Investor Relations section of the Company’s website at ir.udr.com.

Full Text of the Earnings Report and Supplemental Data

The full text of the earnings report and related quarterly Supplement will be available on the Investor Relations section of the Company’s website at ir.udr.com.

Forward-Looking Statements

Certain statements made in this press release may constitute “forward-looking statements.” Words such as “expects,” “intends,” “believes,” “anticipates,” “plans,” “likely,” “will,” “seeks,” “outlook,” “guidance,” “estimates” and variations of such words and similar expressions are intended to identify such forward-looking statements. Forward-looking statements, by their nature, involve estimates, projections, goals, forecasts and assumptions and are subject to risks and uncertainties that could cause actual results or outcomes to differ materially from those expressed in a forward-looking statement, due to a number of factors, which include, but are not limited to, general market and economic conditions, unfavorable changes in the apartment market and economic conditions that could adversely affect occupancy levels and rental rates, the impact of inflation/deflation on rental rates and property operating expenses, the availability of capital and the stability of the capital markets, the impact of tariffs, geopolitical tensions, conflicts and wars, government shutdowns, and changes in immigration, elevated interest rates, the impact of competition and competitive pricing, acquisitions, developments and redevelopments not achieving anticipated results, delays in completing developments, redevelopments and lease-ups on schedule or at expected rent and occupancy levels, changes in job growth, home affordability and demand/supply ratio for multifamily housing, development and construction risks that may impact profitability, risks that joint ventures with third parties and Debt and Preferred Equity Program investments do not perform as expected, the failure of automation or technology to help grow net operating income, and other risk factors discussed in documents filed by the Company with the SEC from time to time, including the Company's Annual Report on Form 10-K and the Company's Quarterly Reports on Form 10-Q. Actual results may differ materially from those described in the forward-looking statements. These forward-looking statements and such risks, uncertainties and other factors speak only as of the date of this press release, and the Company expressly disclaims any obligation or undertaking to update or revise any forward-looking statement contained herein, to reflect any change in the Company's expectations with regard thereto, or any other change in events, conditions or circumstances on which any such statement is based, except to the extent otherwise required under the U.S. securities laws.

About UDR, Inc.

UDR, Inc. (NYSE: UDR), an S&P 500 company, is a leading multifamily real estate investment trust with a demonstrated performance history of delivering superior and dependable returns by successfully managing, buying, selling, developing and redeveloping attractive real estate communities in targeted U.S. markets. As of June 30, 2026, UDR owned or had an ownership position in 60,259 apartment homes, including 685 apartment homes under development. For over 54 years, UDR has delivered long-term value to shareholders, the best standard of service to Residents, and the highest quality experience for Associates.

Attachment 1

Consolidated Statements of Operations

(Unaudited) (1)

Three Months Ended

Six Months Ended

June 30,

2026

2025

2026

2025

422,933

423,001

846,254

842,837

2,466

2,398

4,994

4,510

425,399

851,248

847,347

76,331

75,613

157,063

151,603

56,846

57,008

116,705

115,753

13,745

13,747

27,503

27,392

12,966

7,753

22,381

15,812

160,120

163,191

321,388

324,585

18,714

19,929

38,078

39,424

3,073

3,382

8,802

6,679

3,451

7,387

6,786

14,454

345,246

348,010

698,706

695,702

35,704

193,120

47,939

115,857

77,389

345,662

199,584

3,271

3,629

22,967

9,443

(47,640

)

(48,665

)

(96,216

)

(96,366

)

2,596

8,134

5,030

10,055

74,084

40,487

277,443

122,716

(429

)

(258

)

(884

)

(416

)

73,655

40,229

276,559

122,300

(4,609

)

(2,545

)

(17,670

)

(7,884

)

(11

)

(11

)

(23

)

(23

)

69,035

37,673

258,866

114,393

(1,225

)

(1,211

)

(2,445

)

(2,417

)

67,810

36,462

256,421

111,976

0.21

0.11

0.79

0.34

0.21

0.11

0.79

0.34

0.435

0.43

0.87

0.86

322,958

330,778

325,117

330,703

323,287

331,715

325,387

331,717

(1)

See Attachment 14 for definitions and other terms.

Attachment 2

Funds From Operations

(Unaudited) (1)

Three Months Ended

Six Months Ended

June 30,

2026

2025

2026

2025

67,810

36,462

256,421

111,976

160,120

163,191

321,388

324,585

4,620

2,556

17,693

7,907

10,857

13,458

26,338

26,224

(275

)

(286

)

(275

)

(286

)

(35,674

)

(193,090

)

(47,939

)

207,458

215,381

428,475

422,467

1,225

1,211

2,445

2,417

208,683

216,592

430,920

424,884

0.60

0.61

1.23

1.19

0.60

0.61

1.23

1.19

345,147

353,617

347,566

353,572

348,292

357,370

350,652

357,402

8,418

3,358

13,601

7,163

1,277

220

(14,157

)

431

532

1,024

532

1,523

2,967

5,934

3,073

3,382

8,802

6,679

13,300

10,951

8,778

21,730

221,983

227,543

439,698

446,614

0.64

1.25

(28,465

)

(29,201

)

(49,165

)

(47,606

)

193,518

198,342

390,533

399,008

0.56

1.11

1.12

(1)

See Attachment 14 for definitions and other terms.

(2)

Series E cumulative convertible preferred shares are dilutive for purposes of calculating FFO per share for the three and six months ended June 30, 2026 and June 30, 2025. Consequently, distributions to Series E cumulative convertible preferred stockholders are added to FFO and the weighted average number of Series E cumulative convertible preferred shares are included in the denominator when calculating FFO per common share and unit, diluted.

Attachment 3

Consolidated Balance Sheets

(Unaudited) (1)

June 30,

December 31,

2026

2025

16,114,220

16,415,000

(7,439,163

)

(7,374,546

)

8,675,057

9,040,454

147,617

72,885

54,384

8,877,058

9,113,339

1,193

1,222

34,936

35,710

171,667

149,979

728,837

886,492

185,647

187,624

266,010

231,308

10,265,348

10,605,674

933,063

961,180

4,880,769

4,860,189

181,016

182,963

41,847

45,640

51,419

51,698

58,473

61,205

150,913

151,934

128,549

142,102

6,426,049

6,456,911

900,280

859,966

43,192

3,213

3,283

7,216,484

7,480,594

(4,327,138

)

(4,240,268

)

2,931

1,660

2,938,683

3,288,462

336

335

2,939,019

3,288,797

10,265,348

10,605,674

(1)

See Attachment 14 for definitions and other terms.

Attachment 4(C)

Selected Financial Information

(Dollars in Thousands)

(Unaudited) (1)

73,655

47,640

160,120

3,451

429

(35,704

)

(275

)

17,089

266,405

3,073

8,418

413

532

(3,271

)

(17,089

)

(1,055

)

257,426

1,029,704

47,640

2,323

49,963

1,225

5,813,832

(1,193

)

5,812,639

≤60.0%

31.6% (2)

Yes

8.7%

363.5%

≤65.0%

32.7% (3)

Yes

5.6x

5.2%

315.2%

46,843

260,311

89.8

14,760,202

90.0

7,330

29,445

10.2

1,635,683

10.0

54,173

289,756

100.0

16,395,885

100.0

(1)

See Attachment 14 for definitions and other terms.

(2)

As defined in our credit agreement dated September 15, 2021, as amended.

(3)

As defined in our indenture dated November 1, 1995 as amended, supplemented or modified from time to time.

Attachment 14(D)

Definitions and Reconciliations

June 30, 2026

(Unaudited)

All guidance is based on current expectations of future economic conditions and the judgment of the Company's management team. The following reconciles from GAAP Net income/(loss) per share for full-year 2026 and third quarter of 2026 to forecasted FFO and FFO as Adjusted per share and unit:

1.03

1.11

(0.09

)

(0.09

)

(0.55

)

(0.55

)

2.00

0.07

0.01

2.47

2.55

0.04

0.02

(0.04

)

(0.04

)

2.49

2.57

3Q 2026

0.13

0.15

(0.01

)

(0.01

)

0.50

0.01

0.63

0.65

0.63

0.65