Form 8-K

8-K — CENTERSPACE

Accession: 0000798359-26-000079

Filed: 2026-08-03

Period: 2026-08-03

CIK: 0000798359

SIC: 6798 (REAL ESTATE INVESTMENT TRUSTS)

Item: Results of Operations and Financial Condition

Item: Financial Statements and Exhibits

Documents

8-K — iret-20260803.htm (Primary)

EX-99.1 (centerspace063026exhibit991.htm)

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8-K

8-K (Primary)

Filename: iret-20260803.htm · Sequence: 1

iret-20260803

0000798359false00007983592026-08-032026-08-03

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): August 3, 2026

CENTERSPACE

(Exact name of Registrant as specified in its charter)

North Dakota 001-35624 45-0311232

(State or Other Jurisdiction

of Incorporation or Organization) (Commission File Number) (I.R.S. Employer Identification No.)

1324 20th Avenue SW, Post Office Box 1988, Minot, ND 58702-1988

(Address of principal executive offices) (Zip code)

(701) 837-4738

(Registrant’s telephone number, including area code)

Not Applicable

(Former name or former address, if changed from 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

☐    Soliciting material pursuant to Rule 14a-12 under the Exchange Act

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

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

Securities registered pursuant to Section 12(b) of the Securities Exchange Act of 1934:

Title of each class Trading Symbol(s) Name of each exchange on which registered

Common Shares of Beneficial Interest, no par value CSR New York Stock Exchange

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

Emerging growth company ☐

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

Item 2.02. Results of Operations and Financial Condition.

Centerspace (the "Company") issued an earnings release on August 3, 2026, announcing certain financial and operational results for the three and six months ended June 30, 2026. A copy of the press release is furnished as Exhibit 99.1 and incorporated herein by reference.

The information in this Item 2.02 and the earnings release furnished as Exhibit 99.1 under Item 9.01, shall not be deemed “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended, or otherwise subject to the liability of that section, nor shall it be deemed incorporated by reference in any Company filing under the Securities Act of 1933, as amended, or the Securities Exchange Act of 1934, as amended, except as shall be expressly set forth by specific reference in such filing.

ITEM 9.01    Financial Statements and Exhibits

(d)Exhibits

Exhibit

Number Description

99.1

Earnings Release and Supplemental Operating and Financial Data, dated August 3, 2026.

104 Cover Page Interactive Data File - the cover page XBRL tags are embedded within the Inline XBRL Document.

SIGNATURE

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.

Centerspace

By /s/ Anne Olson

Anne Olson

Date: August 3, 2026 President and Chief Executive Officer

EX-99.1

EX-99.1

Filename: centerspace063026exhibit991.htm · Sequence: 2

Document

Exhibit 99.1

Earnings Release

Centerspace Reports Second Quarter 2026 Financial & Operating Results and Updates Financial Outlook Due to Disposition Activity

MINNEAPOLIS, MN, August 3, 2026 – Centerspace (NYSE: CSR) (the “Company”) announced today its financial and operating results for the three and six months ended June 30, 2026. The tables below show Net Loss, Funds from Operations (“FFO”)1, and Core FFO1, all on a per diluted share basis, for the three and six months ended June 30, 2026; Same-Store Revenues, Expenses, and Net Operating Income (“NOI”)1 over comparable periods; and Same-Store Weighted Average Occupancy, Lease Rate Growth, and Resident Retention for each of the three months ended June 30, 2026, March 31, 2026, and June 30, 2025 and the six months ended June 30, 2026 and 2025.

Three Months Ended June 30, Six Months Ended June 30,

Per Common Share 2026 2025 2026 2025

Net loss - diluted

$ (0.07) $ (0.87) $ (0.83) $ (1.09)

FFO - diluted(1)

$ 1.20  $ 1.24  $ 2.27  $ 2.42

Core FFO - diluted(1)

$ 1.27  $ 1.28  $ 2.39  $ 2.50

Year-Over-Year

Comparison Sequential

Comparison YTD Comparison

Same-Store Results(2)

Q2 2026 vs. Q2 2025

Q2 2026 vs. Q1 2026

2026 vs. 2025

Revenues 0.1% 1.1% —%

Expenses (0.1)% (4.4)% 2.0%

NOI(1)

0.3% 4.8% (1.3)%

Three months ended Six months ended

Same-Store Results(2)

June 30, 2026 March 31, 2026 June 30, 2025 June 30, 2026 June 30, 2025

Weighted Average Occupancy 96.0% 95.4% 95.9% 95.7% 95.9%

Effective New Lease Rate Growth

(0.6)% (2.5)% 1.5% (1.4)% 0.2%

Effective Renewal Lease Rate Growth

3.4% 2.8% 2.6% 3.2% 2.8%

Effective Blended Lease Rate Growth (3)

1.8% —% 2.2% 1.2% 1.6%

Retention Rate 61.3% 54.0% 62.2% 58.9% 60.0%

(1)NOI, FFO, and Core FFO are non-GAAP financial measures. For more information on their usage and presentation, and a reconciliation to the most directly comparable GAAP measures refer to “Non-GAAP Financial Measures and Reconciliations” and “Non-GAAP Financial Measures and Other Terms” in the Supplemental Financial and Operating Data below.

(2)Same-store results are updated for annual composition change including acquisition, disposition, changes in held for sale classification, and repositioning activity. The current same-store results include 44 apartment communities. During the six months ended June 30, 2026, we reclassified 13 apartment communities from same-store to held for sale and disposed of one apartment community. Refer to “Non-GAAP Financial Measures and Reconciliations” in Supplemental Financial and Operating Data within.

(3)Effective blended lease rate growth is weighted by lease count.

Overview of the Second Quarter

•Disposed of an apartment community consisting of 176 homes in Denver, Colorado for an aggregate sales price of $30.0 million;

•Revenue decreased by $2.8 million or 4.0% to $65.8 million, compared to $68.5 million for the same period of the prior year, primarily due to the sale of 12 apartment communities in the prior year;

1

•Same-store revenues and expenses remained relatively unchanged with a 0.3% increase in same-store NOI compared to the same period of the prior year;

•Net loss was $0.07 per diluted share, compared to net loss of $0.87 per diluted share for the same period of the prior year primarily due to impairment recognized in the prior year;

•Core FFO per diluted share decreased 0.8% to $1.27, compared to $1.28 for the same period of the prior year, primarily due to the sale of 12 apartment communities in the prior year, offset by increased NOI from non-same-store communities and decreased casualty loss; and

•Repurchased 45,310 common shares for an average of $55.54 per share.

Balance Sheet

At the end of the second quarter, Centerspace had $242.6 million of total liquidity on its balance sheet, consisting of $234.0 million available under lines of credit and cash and cash equivalents of $8.6 million.

Subsequent Events

On July 9, 2026, Centerspace completed the disposition of five apartment communities, consisting of 474 homes, located in Rapid City, South Dakota, for an aggregate sale price of $66.0 million.

On July 14, 2026, Centerspace completed the disposition of two apartment communities, consisting of 312 homes, located in Minneapolis, Minnesota, with associated commercial space and tax increment financing note receivable for an aggregate sale price of $73.8 million.

The Company expects to use the proceeds from these dispositions to paydown its line of credit and for general working capital purposes.

Updated 2026 Financial Outlook

Centerspace updated its 2026 financial outlook. The updated outlook includes the impact of expected dispositions and the deleveraging plan. For additional information, see S-17 of the Supplemental Financial and Operating Data for the quarter ended June 30, 2026 included at the end of this release. These ranges should be considered in their entirety. The table below reflects the updated outlook.

Updated Outlook for 2026(1)

Low High

Net income per Share – diluted $6.42 $6.82

Same-Store Growth

Revenue 0.00% 1.00%

Expenses 1.50% 2.50%

NOI (1.00)% 0.00%

FFO per Share – diluted $4.37 $4.50

Core FFO per Share – diluted $4.58 $4.68

(1)Updated same-store outlook excludes 13 apartment communities designated as held for sale as of June 30, 2026 and one community disposed during the three months ended June 30, 2026.

Additional assumptions:

•Same-store recurring capital expenditures of $1,250 per home to $1,350 per home

•Value-add expenditures of $3.5 million to $6.0 million

•Gross proceeds from dispositions of $315.0 million to $320.0 million

•Potential special distributions to common shareholders and operating partnership unitholders of $50.0 million to $60.0 million

Previous Outlook for 2026(1)

Low High

FFO per Share – diluted $4.65 $4.92

Core FFO per Share – diluted $4.81 $5.05

(1)Previous same-store information is not comparable due to dispositions and apartment communities designated as held for sale and accordingly is not included.

2

Note: FFO, Core FFO. and NOI are non-GAAP financial measures. For more information on their usage and presentation and a reconciliation to the most comparable GAAP measure, please refer to “2026 Financial Outlook” in the Supplemental Financial and Operating Data within.

Earnings Call

Management will host a conference call to discuss those results on Tuesday, August 4, 2026, at 10:00 a.m. Eastern Time.

Interested parties may access the conference call via the following:

Live Webcast: https://events.q4inc.com/attendee/119929565

Operator Assisted Dial-In: 1-833-461-5787

Meeting ID: 119929565

Replay Details: Following the conclusion of the earnings call, a replay of the webcast will be hosted at ir.centerspacehomes.com and at https://events.q4inc.com/attendee/119929565 for one year.

Supplemental Information

Supplemental Operating and Financial Data for the quarter ended June 30, 2026 included herein (“Supplemental Information”) is available in the Investors section on Centerspace’s website at https://www.centerspacehomes.com or by calling Investor Relations at 952-401-6600. Non-GAAP financial measures and other capitalized terms, as used in this earnings release, are defined and reconciled in the Supplemental Financial and Operating Data, which accompanies this earnings release.

About Centerspace

Centerspace is an owner and operator of apartment communities committed to providing great homes by focusing on integrity and serving others. Founded in 1970, as of June 30, 2026, Centerspace owned 60 apartment communities consisting of 12,090 homes located in Colorado, Minnesota, Montana, Nebraska, North Dakota, South Dakota, and Utah. Centerspace was named a Top Workplace in 2026 by USA Today and for the seventh consecutive year in 2026 by the Minnesota Star Tribune. For more information, please visit www.centerspacehomes.com.

Forward-Looking Statements

Certain statements in this press release and the Supplemental Operating and Financial Data are based on the Company's current expectations and assumptions, and are “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995. Forward-looking statements do not discuss historical fact, but instead include statements related to expectations, projections, intentions, or other items related to the future. Forward-looking statements are typically identified by the use of terms such as “expects,” “anticipates,” “intends,” “plans,” “believes,” “seeks,” “estimates,” “will,” “assumes,” “may,” “projects,” “outlook,” “future,” and variations of such words and similar expressions. These forward-looking statements involve known and unknown risks, uncertainties, and other factors that may cause the actual results, performance, or achievements to be materially different from the results of operations, financial conditions, or plans expressed or implied by the forward-looking statements. Although the Company believes the expectations reflected in its forward-looking statements are based upon reasonable assumptions, it can give no assurance that the expectations will be achieved. Any statements contained herein that are not statements of historical fact should be deemed forward-looking statements. As a result, reliance should not be placed on these forward-looking statements as these statements are subject to known and unknown risks, uncertainties, and other factors beyond the Company's control and could differ materially from actual results and performance. Such risks and uncertainties are detailed from time to time in filings with the Securities and Exchange Commission (“SEC”), including the “Management’s Discussion and Analysis of Financial Condition and Results of Operations” and “Risk Factors” contained in the Company’s Annual Report on Form 10-K for the year ended December 31, 2025, in its subsequent quarterly reports on Form 10-Q, and in other reports the Company files with the SEC from time to time. In addition, such risks, uncertainties, and other factors include, but are not limited to, the ability of the Company to complete its proposed dispositions on a timely basis, or at all, risks that the Company's completed or proposed dispositions disrupt current plans and operations; the anticipated costs related to the Company's recently completed and proposed dispositions; the ability of the Company to realize the anticipated benefits of its recently completed and proposed dispositions and the intended use of proceeds therefrom, as well as the Company's strategic review. The Company assumes no obligation to update or supplement forward-looking statements that become untrue due to subsequent events.

3

Contact Information

Investor Relations

Justin Ziegler

Phone: 952-401-6600

Email: IR@centerspacehomes.com

Marketing & Media

Kelly Weber

Phone: 952-401-6600

Email: kweber@centerspacehomes.com

4

Supplemental Financial and Operating Data

Table of Contents

June 30, 2026

Page

Common Share Data

S-1

Key Financial Data

Condensed Consolidated Statements of Operations

S-2

Condensed Consolidated Balance Sheets

S-3

Non-GAAP Financial Measures and Reconciliations

Net Operating Income

S-5

Same-Store Controllable Expenses

S-7

Funds From Operations and Core Funds From Operations

S-8

Adjusted EBITDA

S-9

Debt and Capital Analysis

Debt Analysis

S-10

Capital Analysis

S-11

Portfolio Analysis

Same-Store Comparisons

S-12

Portfolio Summary

S-15

Capital Expenditures

S-16

2026 Revised Financial Outlook

S-17

Non-GAAP Financial Measures and Other Terms

S-19

CENTERSPACE

COMMON SHARE DATA (NYSE: CSR)

Three Months Ended

June 30, 2026 March 31, 2026 December 31, 2025 September 30, 2025 June 30, 2025

High closing price $ 68.89  $ 67.00  $ 67.73  $ 61.09  $ 65.22

Low closing price $ 54.89  $ 57.05  $ 57.41  $ 53.18  $ 56.21

Average closing price $ 63.04  $ 62.88  $ 62.84  $ 57.79  $ 61.34

Closing price at end of quarter $ 56.19  $ 57.45  $ 66.72  $ 58.90  $ 60.19

Common share distributions – annualized $ 3.08  $ 3.08  $ 3.08  $ 3.08  $ 3.08

Closing price dividend yield – annualized

5.5  % 5.4  % 4.6  % 5.2  % 5.1  %

Closing common shares outstanding (thousands)

16,792  16,803  16,761  16,703  16,757

Closing limited partnership units outstanding (thousands)

882  901  920  963  968

Closing Series E preferred units, as converted (thousands)

1,878  1,884  1,892  1,894  1,898

Total closing common shares, limited partnership units, and Series E preferred units, as converted, outstanding (thousands)

19,552  19,588  19,573  19,560  19,623

Closing market value of outstanding common shares, plus imputed closing market value of outstanding limited partnership units and Series E preferred units, as converted (thousands)

$ 1,098,627  $ 1,125,331  $ 1,305,911  $ 1,152,084  $ 1,181,108

S-1

CENTERSPACE

CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS (unaudited)

(in thousands)

Three Months Ended Six Months Ended

6/30/2026 3/31/2026 12/31/2025 9/30/2025 6/30/2025 6/30/2026 6/30/2025

REVENUE $ 65,782  $ 65,069  $ 66,621  $ 71,399  $ 68,549  $ 130,851  $ 135,642

EXPENSES

Property operating expenses, excluding real estate taxes 17,625  18,242  18,496  21,210  18,853  35,867  37,921

Real estate taxes 7,022  7,332  6,140  7,165  7,678  14,354  15,341

Property management expense 2,094  2,379  2,323  2,489  2,393  4,473  4,826

Casualty loss, net of recoveries (206) (21) (242) 127  399  (227) 931

Depreciation and amortization 25,075  26,498  29,424  29,056  27,097  51,573  54,751

Impairment of real estate investments —  9,700  14,500  8,676  14,543  9,700  14,543

General and administrative expenses 5,659  6,332  6,542  4,997  4,382  11,991  9,379

TOTAL EXPENSES $ 57,269  $ 70,462  $ 77,183  $ 73,720  $ 75,345  $ 127,731  $ 137,692

Gain (loss) on sale of real estate and other investments

271  —  (61) 79,531  —  271  —

Operating income (loss)

8,784  (5,393) (10,623) 77,210  (6,796) 3,391  (2,050)

Interest expense (10,623) (10,470) (11,536) (12,989) (10,724) (21,093) (20,359)

Loss on extinguishment of debt —  —  (95) (3) —  —  —

Interest and other income

709  890  776  1,190  735  1,599  1,443

NET INCOME (LOSS)

$ (1,130) $ (14,973) $ (21,478) $ 65,408  $ (16,785) $ (16,103) $ (20,966)

Distributions to Series D preferred unitholders (58) (57) (57) (109) (160) (115) (320)

Net (income) loss attributable to noncontrolling interest – Operating Partnership and Series E preferred units

168  2,141  3,102  (9,197) 2,483  2,309  3,126

Net income attributable to noncontrolling interests – consolidated real estate entities

—  —  —  (2,319) (53) —  (89)

NET INCOME (LOSS) AVAILABLE TO COMMON SHAREHOLDERS

$ (1,020) $ (12,889) $ (18,433) $ 53,783  $ (14,515) $ (13,909) $ (18,249)

Per Share Data - Basic

Net income (loss) per common share – basic

$ (0.07) $ (0.77) $ (1.10) $ 3.22  $ (0.87) $ (0.83) $ (1.09)

Per Share Data - Diluted

Net income (loss) per common share – diluted

$ (0.07) $ (0.77) $ (1.10) $ 3.19  $ (0.87) $ (0.83) $ (1.09)

S-2

CENTERSPACE

CONDENSED CONSOLIDATED BALANCE SHEETS (unaudited)

(in thousands)

6/30/2026 3/31/2026 12/31/2025 9/30/2025 6/30/2025

ASSETS

Real estate investments

Property owned $ 2,261,220  $ 2,518,162  $ 2,524,020  $ 2,536,166  $ 2,422,435

Less accumulated depreciation (605,402) (685,769) (660,124) (638,217) (612,827)

Total real estate investments 1,655,818  1,832,393  1,863,896  1,897,949  1,809,608

Cash and cash equivalents 8,560  7,555  12,833  12,896  12,378

Restricted cash 1,883  2,710  2,818  52,943  5,815

Other assets 38,993  44,928  46,620  47,516  48,072

Assets held for sale, net 135,111  —  —  86,302  137,366

TOTAL ASSETS $ 1,840,365  $ 1,887,586  $ 1,926,167  $ 2,097,606  $ 2,013,239

LIABILITIES, MEZZANINE EQUITY, AND EQUITY

LIABILITIES

Accounts payable and accrued expenses $ 51,370  $ 55,872  $ 59,247  $ 66,124  $ 56,070

Revolving lines of credit 176,000  150,429  154,925  222,500  216,030

Notes payable, net 299,608  299,594  299,579  299,564  299,550

Mortgages payable, net 513,975  565,611  566,660  622,074  595,668

Liabilities held for sale, net 1,460  —  —  420  1,029

TOTAL LIABILITIES $ 1,042,413  $ 1,071,506  $ 1,080,411  $ 1,210,682  $ 1,168,347

SERIES D PREFERRED UNITS $ 5,940  $ 5,940  $ 5,940  $ 5,940  $ 11,310

EQUITY

Common Shares of Beneficial Interest 1,369,753  1,370,461  1,368,834  1,366,980  1,369,376

Accumulated distributions in excess of net income (689,530) (675,493) (649,678) (618,341) (659,266)

Accumulated other comprehensive loss —  —  —  —  (58)

Total shareholders’ equity $ 680,223  $ 694,968  $ 719,156  $ 748,639  $ 710,052

Noncontrolling interests – Operating Partnership and Series E preferred units 111,789  115,172  120,660  128,038  121,439

Noncontrolling interests – consolidated real estate entities —  —  —  4,307  2,091

TOTAL EQUITY $ 792,012  $ 810,140  $ 839,816  $ 880,984  $ 833,582

TOTAL LIABILITIES, MEZZANINE EQUITY, AND EQUITY $ 1,840,365  $ 1,887,586  $ 1,926,167  $ 2,097,606  $ 2,013,239

S-3

CENTERSPACE

NON-GAAP FINANCIAL MEASURES AND RECONCILIATIONS (unaudited)

This release contains certain non-GAAP financial measures. The non-GAAP financial measures should not be considered a substitute for operating results determined in accordance with accounting principles generally accepted in the United States of America ("GAAP"). The definitions and calculations of these non-GAAP financial measures, as calculated by the Company, may not be comparable to non-GAAP measures reported by other REITs that do not define each of the non-GAAP financial measures exactly as Centerspace does. The non-GAAP financial measures are defined and further explained on pages S-19 through S-23, “Non-GAAP Financial Measures and Other Terms.”

The Company provides certain information on a same-store and non-same-store basis. Same-store apartment communities are owned or stabilized for substantially all of the periods being compared and, in the case of newly-acquired or constructed communities, have achieved a target level of physical occupancy of 90%, or re-positioned communities when they have achieved stabilized operations. Non-same store communities are communities not owned or stabilized as of the beginning of the previous year, including re-positioned communities, and excluding communities held for sale and the non-multifamily components of mixed-use properties.

On the first day of each calendar year, Centerspace determines the composition of its same-store pool for that year as well as adjusts the previous year, which allows the Company to evaluate the performance of existing apartment communities and their contribution to net operating income (“NOI”). The Company believes that measuring performance on a same-store basis is useful to investors because it enables evaluation of how a fixed pool of its communities are performing year-over-year. Centerspace uses this measure to assess whether or not the Company has been successful in increasing NOI (defined and reconciled below), raising average rental revenue, renewing leases on existing residents, controlling operating costs, and making prudent capital improvements.

For the comparison of the six months ended June 30, 2026 and 2025, 44 apartment communities were same-store and three apartment communities and two apartment community were non-same-store, respectively. Communities designated as held for sale are included in “Non-same-store and held for sale.” For the six months ended June 30, 2026, 13 apartment communities were designated as held for sale and included in “Non-same-store and held for sale.” Sold communities are included in “Dispositions,” while “Other properties” includes non-multifamily properties and the non-multifamily components of mixed-use properties. During the three and six months ended June 30, 2026, the Company disposed of one apartment community consisting of 176 apartment homes. During the year ended December 31, 2025, the Company disposed of 12 apartment communities consisting of 1,511 apartment homes.

S-4

CENTERSPACE

RECONCILIATIONS OF OPERATING INCOME (LOSS) TO NET OPERATING INCOME (1)

(dollars in thousands)

Three Months Ended Sequential Year-Over-Year

6/30/2026 3/31/2026 6/30/2025 $ Change % Change $ Change % Change

Operating income (loss) $ 8,784  $ (5,393) $ (6,796) $ 14,177  (262.9) % $ 15,580  (229.3) %

Adjustments:

Property management expenses 2,094  2,379  2,393  (285) (12.0) % (299) (12.5) %

Casualty loss, net of recoveries (206) (21) 399  (185) 881.0  % (605) (151.6) %

Depreciation and amortization 25,075  26,498  27,097  (1,423) (5.4) % (2,022) (7.5) %

Impairment of real estate investments —  9,700  14,543  (9,700) (100.0) % (14,543) (100.0) %

General and administrative expenses 5,659  6,332  4,382  (673) (10.6) % 1,277  29.1  %

Gain on sale of real estate and other investments

(271) —  —  (271) N/A (271) N/A

Net operating income(1)

$ 41,135  $ 39,495  $ 42,018  $ 1,640  4.2  % $ (883) (2.1) %

Revenue

Same-store $ 49,996  $ 49,430  $ 49,931  $ 566  1.1  % $ 65  0.1  %

Non-same-store and held for sale 14,212  13,925  9,909  287  * 4,303  *

Other properties 917  911  779  6  0.7  % 138  17.7  %

Dispositions 657  803  7,930  (146) * (7,273) *

Total 65,782  65,069  68,549  713  1.1  % (2,767) (4.0) %

Property operating expenses, including real estate taxes

Same-store 18,790  19,647  18,809  (857) (4.4) % (19) (0.1) %

Non-same-store and held for sale 5,190  5,275  3,797  (85) * 1,393  *

Other properties 295  302  237  (7) (2.3) % 58  24.5  %

Dispositions 372  350  3,688  22  * (3,316) *

Total 24,647  25,574  26,531  (927) (3.6) % (1,884) (7.1) %

Net operating income(1)

Same-store 31,206  29,783  31,122  1,423  4.8  % 84  0.3  %

Non-same-store and held for sale 9,022  8,650  6,112  372  * 2,910  *

Other properties 622  609  542  13  2.1  % 80  14.8  %

Dispositions 285  453  4,242  (168) * (3,957) *

Total $ 41,135  $ 39,495  $ 42,018  $ 1,640  4.2  % $ (883) (2.1) %

(1)Net operating income is a non-GAAP measure. Refer to pages S-19 through S-23 “Non-GAAP Financial Measures and Other Terms” for additional information. Non-GAAP financial measures should not be considered an alternative to net income (loss), net income (loss) available for common shareholders, or cash flow from operating activities as a measure of financial performance.

* Not a meaningful percentage.

S-5

(dollars in thousands)

Six Months Ended June 30,

2026 2025 $ Change % Change

Operating income (loss) $ 3,391  $ (2,050) $ 5,441  (265.4) %

Adjustments:

Property management expenses 4,473  4,826  (353) (7.3) %

Casualty loss, net of recoveries (227) 931  (1,158) (124.4) %

Depreciation and amortization 51,573  54,751  (3,178) (5.8) %

Impairment of real estate investments 9,700  14,543  (4,843) (33.3) %

General and administrative expenses 11,991  9,379  2,612  27.8  %

Gain on sale of real estate and other investments

(271) —  (271) N/A

Net operating income(1)

$ 80,630  $ 82,380  $ (1,750) (2.1) %

Revenue

Same-store $ 99,426  $ 99,464  $ (38) —  %

Non-same-store and held for sale 28,137  18,823  9,314  *

Other properties 1,828  1,580  248  15.7  %

Dispositions 1,460  15,775  (14,315) *

Total 130,851  135,642  (4,791) (3.5) %

Property operating expenses, including real estate taxes

Same-store 38,437  37,685  752  2.0  %

Non-same-store and held for sale 10,467  7,617  2,850  *

Other properties 596  564  32  5.7  %

Dispositions 721  7,396  (6,675) *

Total 50,221  53,262  (3,041) (5.7) %

Net operating income(1)

Same-store 60,989  61,779  (790) (1.3) %

Non-same-store and held for sale 17,670  11,206  6,464  *

Other properties 1,232  1,016  216  21.3  %

Dispositions 739  8,379  (7,640) *

Total $ 80,630  $ 82,380  $ (1,750) (2.1) %

(1)Net operating income is a non-GAAP measure. Refer to pages S-19 through S-23 “Non-GAAP Financial Measures and Other Terms” for additional information. Non-GAAP financial measures should not be considered an alternative to net income (loss), net income (loss) available for common shareholders, or cash flow from operating activities as a measure of financial performance.

* Not a meaningful percentage.

S-6

CENTERSPACE

RECONCILIATIONS OF SAME-STORE CONTROLLABLE EXPENSES TO TOTAL PROPERTY OPERATING EXPENSES, INCLUDING REAL ESTATE TAXES (1)

(dollars in thousands)

Three Months Ended June 30, Six Months Ended June 30,

2026 2025 $ Change % Change 2026 2025 $ Change % Change

Same-store controllable expenses

On-site compensation(2)

$ 5,096  $ 5,053  $ 43  0.9  % $ 10,037  $ 9,996  $ 41  0.4  %

Repairs and maintenance(3)

2,612  2,731  (119) (4.4) % 5,019  4,871  148  3.0  %

Utilities 2,625  2,571  54  2.1  % 6,066  5,883  183  3.1  %

Administrative and marketing 1,282  1,237  45  3.6  % 2,616  2,323  293  12.6  %

Total $ 11,615  $ 11,592  $ 23  0.2  % $ 23,738  $ 23,073  $ 665  2.9  %

Same-store non-controllable expenses

Real estate taxes $ 5,361  $ 5,553  $ (192) (3.5) % $ 10,989  $ 11,150  $ (161) (1.4) %

Insurance 1,814  1,664  150  9.0  % 3,710  3,462  248  7.2  %

Total $ 7,175  $ 7,217  $ (42) (0.6) % $ 14,699  $ 14,612  $ 87  0.6  %

Total property operating expenses, including real estate taxes - same-store $ 18,790  $ 18,809  $ (19) (0.1) % $ 38,437  $ 37,685  $ 752  2.0  %

Property operating expenses, including real estate taxes - non-same-store and held for sale $ 5,190  $ 3,797  $ 1,393  * $ 10,467  $ 7,617  $ 2,850  *

Property operating expenses, including real estate taxes - other properties 295  237  58  24.5  % 596  564  32  5.7  %

Property operating expenses, including real estate taxes - dispositions 372  3,688  (3,316) * 721  7,396  (6,675) *

Total property operating expenses, including real estate taxes $ 24,647  $ 26,531  $ (1,884) (7.1) % $ 50,221  $ 53,262  $ (3,041) (5.7) %

(1)Same-store controllable expenses is a non-GAAP measure. Refer to pages S-19 through S-23 “Non-GAAP Financial Measures and Other Terms” for additional information.

(2)On-site compensation for administration, leasing, and maintenance personnel.

(3)Includes turnover expense.

* Not a meaningful percentage.

S-7

CENTERSPACE

RECONCILIATIONS OF NET INCOME (LOSS) AVAILABLE TO COMMON SHAREHOLDERS TO FUNDS FROM OPERATIONS AND CORE FUNDS FROM OPERATIONS (1)

(in thousands, except per share amounts)

Three Months Ended Six Months Ended

6/30/2026 3/31/2026 12/31/2025 9/30/2025 6/30/2025 6/30/2026 6/30/2025

Funds from Operations(1)

Net income (loss) available to common shareholders

$ (1,020) $ (12,889) $ (18,433) $ 53,783  $ (14,515) $ (13,909) $ (18,249)

Adjustments:

Noncontrolling interests – Operating Partnership and Series E preferred units (168) (2,141) (3,102) 9,197  (2,483) (2,309) (3,126)

Depreciation and amortization 25,075  26,498  29,424  29,056  27,097  51,573  54,751

Less depreciation – non real estate (67) (67) (83) (85) (84) (134) (167)

Less depreciation – partially owned entities —  —  —  —  (21) —  (43)

Impairment of real estate investments —  9,700  14,500  8,676  14,543  9,700  14,543

(Gain) loss on sale of real estate

(271) —  61  (79,531) —  (271) —

Less gain on sale of real estate - partially owned entities —  —  1  2,251  —  —  —

Add loss on sale of non real estate assets —  —  (50) —  —  —  —

FFO applicable to common shares and Units $ 23,549  $ 21,101  $ 22,318  $ 23,347  $ 24,537  $ 44,650  $ 47,709

Adjustments to Core FFO(1):

Non-cash casualty loss (recovery)

(65) (193) 229  (123) 149  (258) 431

Loss on extinguishment of debt —  —  95  3  —  —  —

Interest rate swap amortization —  —  —  58  174  —  349

Amortization of assumed debt 489  365  593  530  418  854  835

Severance and related costs 880  —  —  —  —  880  —

Legal and other costs related to strategic review 127  977  1,336  —  —  1,104  —

Other miscellaneous items(2)

—  (209) (4) (455) 19  (209) (48)

Core FFO applicable to common shares and Units $ 24,980  $ 22,041  $ 24,567  $ 23,360  $ 25,297  $ 47,021  $ 49,276

FFO applicable to common shares and Units $ 23,549  $ 21,101  $ 22,318  $ 23,347  $ 24,537  $ 44,650  $ 47,709

Distributions to Series D preferred unitholders 58  57  57  109  160  115  320

FFO applicable to common shares and Units - diluted $ 23,607  $ 21,158  $ 22,375  $ 23,456  $ 24,697  $ 44,765  $ 48,029

Core FFO applicable to common shares and Units $ 24,980  $ 22,041  $ 24,567  $ 23,360  $ 25,297  $ 47,021  $ 49,276

Distributions to Series D preferred unitholders 58  57  57  109  160  115  320

Core FFO applicable to common shares and Units - diluted $ 25,038  $ 22,098  $ 24,624  $ 23,469  $ 25,457  $ 47,136  $ 49,596

Per Share Data

Net income (loss) per share and Unit - diluted $ (0.07) $ (0.77) $ (1.10) $ 3.19  $ (0.87) $ (0.83) $ (1.09)

FFO per share and Unit - diluted(1)

$ 1.20  $ 1.07  $ 1.14  $ 1.19  $ 1.24  $ 2.27  $ 2.42

Core FFO per share and Unit - diluted(1)

$ 1.27  $ 1.12  $ 1.25  $ 1.19  $ 1.28  $ 2.39  $ 2.50

Weighted average shares - basic for net income (loss) 16,810  16,775  16,719  16,726  16,741  16,792  16,734

Effect of operating partnership Units for net income, FFO and Core FFO 895  914  948  966  971  905  975

Effect of Series D preferred units for net income, FFO and Core FFO 82  82  82  155  228  82  228

Effect of Series E preferred units for net income, FFO and Core FFO 1,883  1,892  1,894  1,898  1,905  1,888  1,906

Effect of dilutive restricted stock units and stock options for net income, FFO and Core FFO 29  29  56  26  25  29  25

Weighted average shares and Units for net income, FFO and Core FFO - diluted 19,699  19,692  19,699  19,771  19,870  19,696  19,868

(1)Funds from operations and Core funds from operations are non-GAAP measures. Refer to pages S-19 through S-23 “Non-GAAP Financial Measures and Other Terms” for additional information.

(2)Consists of (gain) loss on investments.

S-8

CENTERSPACE

RECONCILIATIONS OF NET INCOME (LOSS) AVAILABLE TO CONTROLLING INTERESTS

TO ADJUSTED EBITDA(1)

(in thousands)

Three Months Ended Six Months Ended

6/30/2026 3/31/2026 12/31/2025 9/30/2025 6/30/2025 6/30/2026 6/30/2025

Adjusted EBITDA

Net income (loss) attributable to controlling interests

$ (1,020) $ (12,889) $ (18,433) $ 53,783  $ (14,515) $ (13,909) $ (18,249)

Adjustments:

Distributions to Series D preferred unitholders 58  57  57  109  160  115  320

Noncontrolling interests – Operating Partnership and Series E preferred units (168) (2,141) (3,102) 9,197  (2,483) (2,309) (3,126)

Income (loss) before noncontrolling interests – Operating Partnership and Series E preferred units

$ (1,130) $ (14,973) $ (21,478) $ 63,089  $ (16,838) $ (16,103) $ (21,055)

Adjustments:

Interest expense 10,623  10,470  11,537  12,989  10,719  21,093  20,341

Loss on extinguishment of debt —  —  95  3  —  —  —

Depreciation and amortization related to real estate investments 25,075  26,498  29,424  29,056  27,076  51,573  54,708

Impairment of real estate investments —  9,700  14,500  8,676  14,543  9,700  14,543

Non-cash casualty loss (recovery) (65) (193) 229  (123) 149  (258) 431

Interest income (658) (644) (757) (724) (729) (1,302) (1,345)

(Gain) loss on sale of real estate

(271) —  12  (77,280) —  (271) —

Severance related costs 880  —  —  —  —  880  —

Legal and other costs related to strategic review 127  977  1,336  —  —  1,104  —

Other miscellaneous items(2)

—  (209) (4) (455) 19  (209) (48)

Adjusted EBITDA $ 34,581  $ 31,626  $ 34,894  $ 35,231  $ 34,939  $ 66,207  $ 67,575

(1)Adjusted EBITDA is a non-GAAP measure. Refer to pages S-19 through S-23 “Non-GAAP Financial Measures and Other Terms” for additional information.

(2)Consists of (gain) loss on investments and one-time professional fees.

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CENTERSPACE

DEBT ANALYSIS

(in thousands)

Debt Maturity Schedule

by Expiration

Future Maturities of Debt

Secured Fixed

Debt Unsecured Fixed

Debt Unsecured Variable Debt Total

Debt % of

Total Debt

Weighted

Average Interest Rate(1)

2026 (remainder) $ —  $ —  $ —  $ —  —  % —  %

2027 46,330  —  —  46,330  4.5  % 3.47  %

2028 60,000  50,000  176,000  286,000  28.0  % 4.19  %

2029 19,198  75,000  —  94,198  9.2  % 3.94  %

2030 —  85,000  —  85,000  8.3  % 2.62  %

Thereafter 419,619  90,000  —  509,619  50.0  % 3.45  %

Subtotal 545,147  300,000  176,000  1,021,147  100.0  % 3.63  %

Premiums and discounts, net (28,533) —  —  (28,533)

Deferred financing costs, net (2,639) (392) —  (3,031)

Total debt $ 513,975  $ 299,608  $ 176,000  $ 989,583

(1)Weighted average interest rate of debt that matures during the year.

6/30/2026 3/31/2026 12/31/2025 9/30/2025 6/30/2025

Debt Balances Outstanding

Secured fixed rate - mortgages payable - other $ 346,297  $ 398,567  $ 400,134  $ 455,934  $ 406,412

Secured fixed rate - mortgages payable - Fannie Mae credit facility 198,850  198,850  198,850  198,850  198,850

Unsecured variable rate line of credit 176,000  150,429  154,925  222,500  216,030

Unsecured senior notes 300,000  300,000  300,000  300,000  300,000

Subtotal(1)

$ 1,021,147  $ 1,047,846  $ 1,053,909  $ 1,177,284  $ 1,121,292

Premiums and discounts, net (28,533) (29,023) (29,387) (29,763) (6,661)

Deferred financing costs, net (3,031) (3,189) (3,358) (3,383) (3,383)

Debt total $ 989,583  $ 1,015,634  $ 1,021,164  $ 1,144,138  $ 1,111,248

Weighted average interest rates

Mortgages payable - other rate 3.94  % 3.88  % 3.88  % 3.87  % 4.03  %

Mortgages payable - Fannie Mae credit facility rate 2.78  % 2.78  % 2.78  % 2.78  % 2.78  %

Lines of credit rate(2)

4.87  % 4.88  % 5.12  % 5.51  % 5.75  %

Unsecured senior notes rate 3.12  % 3.12  % 3.12  % 3.12  % 3.12  %

Total debt 3.63  % 3.60  % 3.64  % 3.80  % 3.90  %

(1)Excludes premiums, discounts, and deferred financing costs.

(2)Interest rate excludes any unused facility fees and amounts reclassified from accumulated other comprehensive income (loss) into interest expense from terminated interest rate swaps, as shown in the table below.

Three Months Ended

6/30/2026 3/31/2026 12/31/2025 9/30/2025 6/30/2025

Reclassified from Accumulated OCI into interest expense $ —  $ —  $ —  $ 58  $ 174

S-10

CENTERSPACE

CAPITAL ANALYSIS

(in thousands, except per share and unit amounts)

Three Months Ended

6/30/2026 3/31/2026 12/31/2025 9/30/2025 6/30/2025

Equity Capitalization

Common shares outstanding 16,792  16,803  16,761  16,703  16,757

Operating partnership units outstanding 882  901  920  963  968

Series E preferred units (as converted) 1,878  1,884  1,892  1,894  1,898

Total common shares, Units, and Series E preferred units, as converted, outstanding 19,552  19,588  19,573  19,560  19,623

Market price per common share (closing price at end of period) $ 56.19  $ 57.45  $ 66.72  $ 58.90  $ 60.19

Equity capitalization-common shares and Units

$ 1,098,627  $ 1,125,331  $ 1,305,911  $ 1,152,084  $ 1,181,108

Series D preferred units $ 5,940  $ 5,940  $ 5,940  $ 5,940  $ 11,310

Debt Capitalization

Total debt(1)

$ 1,021,147  $ 1,047,846  $ 1,053,909  $ 1,177,284  $ 1,121,292

Total market capitalization

$ 2,125,714  $ 2,179,117  $ 2,365,760  $ 2,335,308  $ 2,313,710

Total debt to total market capitalization(2)

48.0  % 48.1  % 44.5  % 50.4  % 48.5  %

(1)Excludes deferred financing costs and debt premiums and discounts.

(2)Total debt to total market capitalization is a non-GAAP financial measure. Refer to pages S-19 through S-23 “Non-GAAP Financial Measures and Other Terms” for additional information.

Three Months Ended Six Months Ended

6/30/2026 3/31/2026 12/31/2025 9/30/2025 6/30/2025 6/30/2026 6/30/2025

Debt service coverage ratio(1)

2.86   x 2.63   x 2.59   x 2.35   x 2.78   x 2.74   x 2.80   x

Adjusted EBITDA/Interest expense plus preferred distributions and principal amortization(1)

2.84   x 2.62   x 2.58   x 2.33   x 2.74   x 2.73   x 2.77   x

Net debt/Adjusted EBITDA(1)

7.32   x 8.22   x 7.46   x 7.90   x 7.93   x 7.65   x 8.21   x

Net debt and preferred equity/Adjusted EBITDA(1)

7.36   x 8.27   x 7.50   x 7.94   x 8.02   x 7.69   x 8.29   x

Distribution Data

Common shares and Units outstanding at record date (in thousands)

17,685  17,692  17,679  17,662  17,717  17,685  17,717

Total common distribution declared (in thousands)

$ 13,618  $ 13,624  $ 13,613  $ 13,600  $ 13,642  $ 27,242  $ 27,275

Common distribution per share and Unit

$ 0.77  $ 0.77  $ 0.77  $ 0.77  $ 0.77  $ 1.54  $ 1.54

Payout ratio (FFO per share and Unit basis)

Payout ratio (Core FFO per diluted share and unit basis)(1)

60.6  % 68.8  % 61.6  % 64.7  % 60.2  % 64.4  % 61.6  %

(1)Debt service coverage ratio, adjusted EBITDA divided by interest expense plus preferred distributions and principal amortization, net debt divided by adjusted EBITDA, net debt and preferred equity divided by adjusted EBITDA, and payout ratio are non-GAAP financial measures. Refer to pages S-19 through S-23 “Non-GAAP Financial Measures and Other Terms” for additional information.

S-11

CENTERSPACE

SAME-STORE SECOND QUARTER COMPARISONS

(in thousands, except property data amounts and percentages)

Apartment Homes Included Revenues Expenses

NOI(3)

Regions Q2 2026 Q2 2025 % Change Q2 2026 Q2 2025 % Change Q2 2026 Q2 2025 % Change

Denver, CO 1,801  $ 10,935  $ 11,585  (5.6) % $ 4,133  $ 4,351  (5.0) % $ 6,802  $ 7,234  (6.0) %

Minneapolis, MN 3,433  18,141  17,780  2.0  % 7,053  6,964  1.3  % 11,088  10,816  2.5  %

Boulder/Ft. Collins, CO 559  3,367  3,472  (3.0) % 1,174  1,162  1.0  % 2,193  2,310  (5.1) %

North Dakota(1)

865  3,969  3,754  5.7  % 1,404  1,378  1.9  % 2,565  2,376  8.0  %

Omaha, NE 872  3,861  3,771  2.4  % 1,483  1,499  (1.1) % 2,378  2,272  4.7  %

Rochester, MN 1,129  6,369  6,271  1.6  % 2,409  2,319  3.9  % 3,960  3,952  0.2  %

Other Mountain West(2)

748  3,354  3,298  1.7  % 1,134  1,136  (0.2) % 2,220  2,162  2.7  %

Same-Store Total(5)

9,407  $ 49,996  $ 49,931  0.1  % $ 18,790  $ 18,809  (0.1) % $ 31,206  $ 31,122  0.3  %

% of NOI

Weighted Average Occupancy (4)

Average Monthly

Rental Rate (4)

Average Monthly

Revenue per Occupied Home (4)

Regions Q2 2026 Q2 2025 Growth Q2 2026 Q2 2025 % Change Q2 2026 Q2 2025 % Change

Denver, CO 21.8  % 94.6  % 93.9  % 0.7  % $ 1,962  $ 2,000  (1.9) % $ 2,140  $ 2,284  (6.3) %

Minneapolis, MN 35.6  % 96.7  % 96.8  % (0.1) % 1,611  1,581  1.9  % 1,822  1,785  2.1  %

Boulder/Ft. Collins, CO 7.0  % 95.7  % 95.6  % 0.1  % 1,921  1,902  1.0  % 2,097  2,167  (3.2) %

North Dakota(1)

8.2  % 97.0  % 96.9  % 0.1  % 1,409  1,339  5.2  % 1,577  1,498  5.3  %

Omaha, NE 7.6  % 94.6  % 94.2  % 0.4  % 1,428  1,393  2.5  % 1,561  1,530  2.0  %

Rochester, MN 12.7  % 97.4  % 97.6  % (0.2) % 1,814  1,779  2.0  % 1,930  1,896  1.8  %

Other Mountain West(2)

7.1  % 95.1  % 96.5  % (1.4) % 1,390  1,364  1.9  % 1,572  1,524  3.1  %

Same-Store Total(5)

100.0  % 96.0  % 95.9  % 0.1  % $ 1,668  $ 1,647  1.3  % $ 1,846  $ 1,845  0.1  %

(1)Includes apartment communities in Grand Forks, North Dakota.

(2)Includes apartment communities in Billings, Montana.

(3)NOI is a non-GAAP financial measure. Refer to pages S-19 through S-23 “Non-GAAP Financial Measures and Other Terms” for additional information.

(4)Refer to pages S-19 through S-23 “Non-GAAP Financial Measures and Other Terms” for definitions.

(5)Same-store comparisons exclude 13 communities designated as held for sale.

S-12

CENTERSPACE

SAME-STORE SEQUENTIAL QUARTER COMPARISONS

(in thousands, except property data amounts and percentages)

Apartment Homes Included Revenues Expenses

NOI(3)

Regions Q2 2026 Q1 2026 % Change Q2 2026 Q1 2026 % Change Q2 2026 Q1 2026 % Change

Denver, CO 1,801  $ 10,935  $ 11,110  (1.6) % $ 4,133  $ 4,308  (4.1) % $ 6,802  $ 6,802  —  %

Minneapolis, MN 3,433  18,141  17,788  2.0  % 7,053  7,510  (6.1) % 11,088  10,278  7.9  %

Boulder/Ft. Collins, CO 559  3,367  3,384  (0.5) % 1,174  1,242  (5.5) % 2,193  2,142  2.4  %

North Dakota(1)

865  3,969  3,832  3.6  % 1,404  1,667  (15.8) % 2,565  2,165  18.5  %

Omaha, NE 872  3,861  3,884  (0.6) % 1,483  1,336  11.0  % 2,378  2,548  (6.7) %

Rochester, MN 1,129  6,369  6,180  3.1  % 2,409  2,457  (2.0) % 3,960  3,723  6.4  %

Other Mountain West(2)

748  3,354  3,252  3.1  % 1,134  1,127  0.6  % 2,220  2,125  4.5  %

Same-Store Total(5)

9,407  $ 49,996  $ 49,430  1.1  % $ 18,790  $ 19,647  (4.4) % $ 31,206  $ 29,783  4.8  %

% of NOI

Weighted Average Occupancy (4)

Average Monthly

Rental Rate (4)

Average Monthly

Revenue per Occupied Home (4)

Regions Q2 2026 Q1 2026 Growth Q2 2026 Q1 2026 % Change Q2 2026 Q1 2026 % Change

Denver, CO 21.8  % 94.6  % 93.8  % 0.8  % $ 1,962  $ 1,973  (0.6) % $ 2,140  $ 2,193  (2.4) %

Minneapolis, MN 35.6  % 96.7  % 96.1  % 0.6  % 1,611  1,605  0.4  % 1,822  1,798  1.3  %

Boulder/Ft. Collins, CO 7.0  % 95.7  % 95.4  % 0.3  % 1,921  1,913  0.4  % 2,097  2,114  (0.8) %

North Dakota(1)

8.2  % 97.0  % 96.1  % 0.9  % 1,409  1,399  0.7  % 1,577  1,537  2.6  %

Omaha, NE 7.6  % 94.6  % 95.5  % (0.9) % 1,428  1,427  0.1  % 1,561  1,554  0.5  %

Rochester, MN 12.7  % 97.4  % 97.0  % 0.4  % 1,814  1,806  0.4  % 1,930  1,881  2.6  %

Other Mountain West(2)

7.1  % 95.1  % 93.9  % 1.2  % 1,390  1,382  0.6  % 1,572  1,543  1.9  %

Same-Store Total(5)

100.0  % 96.0  % 95.4  % 0.6  % $ 1,668  $ 1,665  0.2  % $ 1,846  $ 1,835  0.6  %

(1)Includes apartment communities in Grand Forks, North Dakota.

(2)Includes apartment communities in Billings, Montana.

(3)NOI is a non-GAAP financial measure. Refer to pages S-19 through S-23 “Non-GAAP Financial Measures and Other Terms” for additional information.

(4)Refer to pages S-19 through S-23 “Non-GAAP Financial Measures and Other Terms” for definitions.

(5)Same-store comparisons exclude 13 communities designated as held for sale.

S-13

CENTERSPACE

SAME-STORE YEAR TO DATE COMPARISONS

(in thousands, except property data amounts and percentages)

Apartment Homes Included Revenues Expenses

NOI(3)

Regions 2026 2025 % Change 2026 2025 % Change 2026 2025 % Change

Denver, CO 1,801  $ 22,045  $ 23,243  (5.2) % $ 8,441  $ 8,720  (3.2) % $ 13,604  $ 14,523  (6.3) %

Minneapolis, MN 3,433  35,929  35,341  1.7  % 14,563  14,186  2.7  % 21,366  21,155  1.0  %

Boulder/Ft. Collins, CO 559  6,751  6,933  (2.6) % 2,416  2,212  9.2  % 4,335  4,721  (8.2) %

North Dakota(1)

865  7,801  7,420  5.1  % 3,071  2,984  2.9  % 4,730  4,436  6.6  %

Omaha, NE 872  7,745  7,522  3.0  % 2,819  2,917  (3.4) % 4,926  4,605  7.0  %

Rochester, MN 1,129  12,549  12,414  1.1  % 4,866  4,513  7.8  % 7,683  7,901  (2.8) %

Other Mountain West(2)

748  6,606  6,591  0.2  % 2,261  2,153  5.0  % 4,345  4,438  (2.1) %

Same-Store Total(5)

9,407  $ 99,426  $ 99,464  —  % $ 38,437  $ 37,685  2.0  % $ 60,989  $ 61,779  (1.3) %

% of NOI

Weighted Average Occupancy (4)

Average Monthly

Rental Rate (4)

Average Monthly

Revenue per Occupied Home (4)

Regions 2026 2025 Growth 2026 2025 % Change 2026 2025 % Change

Denver, CO 22.3  % 94.2  % 94.3  % (0.1) % $ 1,968  $ 2,008  (2.0) % $ 2,166  $ 2,281  (5.0) %

Minneapolis, MN 35.0  % 96.4  % 96.5  % (0.1) % 1,608  1,577  2.0  % 1,810  1,778  1.8  %

Boulder/Ft. Collins, CO 7.1  % 95.6  % 95.9  % (0.3) % 1,917  1,906  0.6  % 2,106  2,156  (2.3) %

North Dakota(1)

7.8  % 96.5  % 97.6  % (1.1) % 1,404  1,322  6.2  % 1,557  1,470  5.9  %

Omaha, NE 8.1  % 95.0  % 94.2  % 0.8  % 1,427  1,386  3.0  % 1,558  1,527  2.0  %

Rochester, MN 12.6  % 97.2  % 97.1  % 0.1  % 1,810  1,771  2.2  % 1,906  1,887  1.0  %

Other Mountain West(2)

7.1  % 94.5  % 96.4  % (1.9) % 1,386  1,360  1.9  % 1,557  1,523  2.2  %

Same-Store Total(5)

100.0  % 95.7  % 95.9  % (0.2) % $ 1,666  $ 1,644  1.3  % $ 1,840  $ 1,838  0.1  %

(1)Includes apartment communities in Grand Forks, North Dakota.

(2)Includes apartment communities in Billings, Montana.

(3)NOI is a non-GAAP financial measure. Refer to pages S-19 through S-23 “Non-GAAP Financial Measures and Other Terms” for additional information.

(4)Refer to pages S-19 through S-23 “Non-GAAP Financial Measures and Other Terms” for definitions.

(5)Same-store comparisons exclude 13 communities designated as held for sale.

S-14

CENTERSPACE

PORTFOLIO SUMMARY(1)

As of and for the Three Months Ended

6/30/2026 3/31/2026 12/31/2025 9/30/2025 6/30/2025

Number of Apartment Homes at Period End

Same-Store 9,407  11,214  11,084  11,084  11,084

Non-Same-Store and Held for Sale(2)

2,683  1,049  1,178  1,178  758

All Communities(2)

12,090  12,263  12,262  12,262  11,842

Average Monthly Rental Rate(3)

Same-Store $ 1,668  $ 1,643  $ 1,639  $ 1,629  $ 1,621

Non-Same-Store and Held for Sale(2)

1,662  1,848  1,842  1,858  1,731

All Communities(2)

$ 1,666  $ 1,660  $ 1,658  $ 1,649  $ 1,625

Average Monthly Revenue per Occupied Apartment Home(3)

Same-Store $ 1,846  $ 1,813  $ 1,818  $ 1,823  $ 1,818

Non-Same-Store and Held for Sale(2)

1,840  2,058  2,080  2,090  1,951

All Communities(2)

$ 1,844  $ 1,834  $ 1,843  $ 1,846  $ 1,844

Weighted Average Occupancy(3)

Same-Store 96.0  % 95.4  % 95.3  % 95.8  % 96.1  %

Non-Same-Store and Held for Sale(2)

95.9  % 92.0  % 89.7  % 87.5  % 85.9  %

All Communities(2)

96.0  % 95.1  % 94.7  % 95.0  % 94.5  %

Property Operating Expenses, including Real Estate Taxes as a % of Scheduled Rent(3)

Same-Store 39.9  % 41.5  % 38.3  % 41.6  % 40.6  %

Non-Same-Store and Held for Sale(2)

38.8  % 40.7  % 39.3  % 42.6  % 44.0  %

All Communities(2)

39.7  % 41.4  % 38.4  % 41.7  % 40.8  %

Capital Expenditures

Total Recurring Capital Expenditures(3) per Apartment Home – Same-Store

$ 303  $ 198  $ 269  $ 350  $ 370

(1)Previously reported amounts are not revised for changes in the composition of the same-store properties pool.

(2)Includes apartment communities classified as held for sale as of June 30, 2026 and excludes apartment communities classified as held for sale as of September 30, 2025, and June 30, 2025.

(3)Refer to pages S-19 through S-23 “Non-GAAP Financial Measures and Other Terms” for definitions.

S-15

CENTERSPACE

CAPITAL EXPENDITURES

(dollars in thousands, except per home amounts)

Three Months Ended Six Months Ended

Capital Expenditures 6/30/2026 6/30/2025 6/30/2026 6/30/2025

Total Same-Store Apartment Homes 9,407  9,406  9,407  9,406

All Properties - Weighted Average Apartment Homes(3)

12,262  13,132  12,264  13,072

Same-Store

Building - Exterior $ 667  $ 1,218  $ 935  $ 1,340

Building - Interior 23  13  97  149

Mechanical, Electrical, & Plumbing 595  526  1,157  874

Furniture & Equipment 90  195  153  212

Landscaping & Grounds 215  139  266  221

Turnover Replacements 817  665  1,524  1,303

Work in progress - net change 448  281  518  460

Recurring Capital Expenditures(1) - Same-Store

$ 2,855  $ 3,037  $ 4,650  $ 4,559

Recurring Capital Expenditures(1) per Apartment Home - Same-Store

$ 303  $ 323  $ 494  $ 485

Recurring Capital Expenditures(1) - All Properties

$ 3,562  $ 5,105  $ 5,731  $ 7,323

Recurring Capital Expenditures(1) per Weighted Average Apartment Home - All Properties

$ 290  $ 389  $ 467  $ 560

Value Add(1)

Same-Store

Interior - Units

$ 42  $ 642  $ 36  $ 1,019

Common Areas and Exteriors

1,162  546  2,672  1,675

Work in Progress - net change

647  1,309  131  348

Total Value Add - Same Store $ 1,851  $ 2,497  $ 2,839  $ 3,042

All Properties

Interior - Units

$ 42  $ 1,557  $ 36  $ 2,341

Common Areas and Exteriors

1,497  983  3,213  2,437

Work in Progress - net change

438  1,320  (30) 171

Total Value Add - All Properties $ 1,977  $ 3,860  $ 3,219  $ 4,949

Total Same-Store Capital Spend(2)

Capital Spend - Same-Store(2)

$ 4,706  $ 5,534  $ 7,489  $ 7,601

Capital Spend per Apartment Home - Same-Store(2)

$ 500  $ 588  $ 796  $ 808

Acquisition and Other Capital Expenditures(1)

All Properties

$ 2,548  $ 2,091  $ 3,993  $ 2,655

Total Capital Spend

Total Capital Spend - All Properties $ 8,087  $ 11,056  $ 12,943  $ 14,927

Total Capital Spend per Weighted Average Apartment Home - All Properties $ 660  $ 842  $ 1,055  $ 1,142

(1)Refer to pages S-19 through S-23 “Non-GAAP Financial Measures and Other Terms” for definitions.

(2)Includes value-add and excludes acquisition and other capital expenditures on same-store communities.

(3)Includes all properties, including held for sale and dispositions.

S-16

CENTERSPACE

2026 Revised Financial Outlook

(in thousands, except per share and per home amounts)

Centerspace updated its financial outlook for 2026 in the table below. The updated outlook includes the impact of expected dispositions and the deleveraging plan.

2026 Updated Outlook Range(1)

Six Months Ended Low High

June 30, 2026 Amount Amount

Same-store growth(2)

Revenue $ 99,426  0.00  % 1.00  %

Controllable expenses 23,738  0.50  % 1.50  %

Non-controllable expenses 14,699  3.50  % 4.50  %

Total Expenses $ 38,437  1.50  % 2.50  %

Same-store NOI(3)

$ 60,989  (1.00) % 0.00  %

Components of NOI(3)

Same-store $ 60,989  $ 122,600  $ 123,900

Non-same-store and held for sale 17,670  27,150  27,350

Other properties 1,232  2,200  2,300

Dispositions 739  —  —

Total NOI(2)(3)

$ 80,630  $ 151,950  $ 153,550

Other operating income and expenses

General and administrative and property management (16,464) (30,950) (30,300)

Casualty loss, net of recoveries 227  (650) (550)

Non-real estate depreciation and amortization (134) (300) (250)

Loss on sale of non real estate assets —  (179) (184)

Total other operating income and expenses $ (16,371) $ (32,079) $ (31,284)

Interest expense $ (21,093) (37,700) (37,600)

Interest and other income 1,599  3,800  4,100

FFO applicable to common shares and Units - diluted(3)

$ 44,765  $ 85,971  $ 88,766

Non-core income and expenses

Non-cash casualty loss (recovery) $ (258) $ 250  $ 150

Amortization of assumed debt 854  1,284  1,284

Severance and related costs 880  1,050  1,000

Legal and other costs related to strategic review 1,104  1,600  1,100

Other miscellaneous items (209) (71) (16)

Total non-core income and expenses $ 2,371  $ 4,113  $ 3,518

Core FFO applicable to common shares and Units - diluted(3)

$ 47,136  $ 90,084  $ 92,284

Net loss per share - diluted $ (0.83) $ 6.42  $ 6.82

FFO per diluted share(3)

$ 2.27  $ 4.37  $ 4.50

Core FFO per diluted share(3)

$ 2.39  $ 4.58  $ 4.68

Weighted average shares outstanding - diluted 19,696  19,690  19,715

Additional Assumptions

Same-store recurring capital expenditures (per home) $ 494  $ 1,250  $ 1,350

Value-add expenditures $ 3,219  $ 3,500  $ 6,000

Gross proceeds from dispositions $ 30,000  $ 315,000  $ 320,000

Potential special distributions to common shares and operating partnership units $ —  $ 50,000  $ 60,000

(1)Updated same-store pool as a result of the disposition of one community during the three months ended June 30, 2026 and 13 apartment communities designated as held for sale as of June 30, 2026.

(2)Updated outlook range has new same-store pool which excludes apartment communities designated as held for sale or disposed and includes expected impact of dispositions and deleveraging.

(3)NOI, FFO, and Core FFO are non-GAAP financial measures. For more information on their usage, components, and presentation, and a reconciliation to the most directly comparable GAAP measures, refer to "Non-GAAP Financial Measures and Reconciliations" in the Supplemental Financial and Operating Data" above and pages S-19 through S-23 “Non-GAAP Financial Measures and Other Terms” for additional information.

S-17

Reconciliations of Net Income (Loss) Available to Common Shareholders to FFO and Core FFO

The outlook and projections provided below are based on current expectations and are forward-looking statements under applicable U.S. federal securities laws.

Updated Outlook(2)

Six Months Ended 12 Months Ended

June 30, 2026 December 31, 2026

Actual Low High

Net loss available to common shareholders $ (13,909) $ 129,226  $ 136,331

Noncontrolling interests - Operating Partnership and Series E preferred units (2,309) (2,795) (1,950)

Depreciation and amortization 51,573  96,590  96,390

Less depreciation - non real estate (134) (300) (250)

Impairment of real estate investments 9,700  9,700  9,700

Gain on sale of real estate (271) (146,500) (151,500)

Loss on sale of non real estate assets —  (179) (184)

Distributions to Series D preferred unitholders 115  229  229

FFO applicable to common shares and Units - diluted(1)

$ 44,765  $ 85,971  $ 88,766

Adjustments to Core FFO:

Non-cash casualty loss (recovery) (258) 250  150

Amortization of assumed debt 854  1,284  1,284

Severance and related costs 880  1,050  1,000

Legal and other costs related to strategic review 1,104  1,600  1,100

Other miscellaneous items (209) (71) (16)

Core FFO applicable to common shares and Units - diluted(1)

$ 47,136  $ 90,084  $ 92,284

Net loss per share - diluted $ (0.83) $ 6.42  $ 6.82

FFO per share - diluted $ 2.27  $ 4.37  $ 4.50

Core FFO per share - diluted $ 2.39  $ 4.58  $ 4.68

(1)FFO and Core FFO are non-GAAP financial measures. For more information on their usage, components, and presentation, and a reconciliation to the most directly comparable GAAP measures, refer to "Non-GAAP Financial Measures and Reconciliations" in the Supplemental Financial and Operating Data" above and pages S-19 through S-23 “Non-GAAP Financial Measures and Other Terms” for additional information.

(2)Updated outlook range has new same-store pool which excludes apartment communities designated as held for sale or disposed and includes expected impact of dispositions and deleveraging.

Reconciliations of Operating Income to Net Operating Income

The outlook and projections provided below are based on current expectations and are forward-looking statements under applicable U.S. federal securities laws.

Updated Outlook(2)

Six Months Ended 12 Months Ended

June 30, 2026 December 31, 2026

Actual Low High

Operating income $ 3,391  $ 160,560  $ 168,110

Adjustments:

General and administrative and property management expenses 16,464  30,950  30,300

Casualty loss, net of recoveries (227) 650  550

Depreciation and amortization 51,573  96,590  96,390

Impairment of real estate investments 9,700  9,700  9,700

Gain on sale of real estate and other assets (271) (146,500) (151,500)

Net operating income(1)

$ 80,630  $ 151,950  $ 153,550

(1)NOI is a non-GAAP financial measure. For more information on its usage, components, and presentation, and a reconciliation to the most directly comparable GAAP measures, refer to "Non-GAAP Financial Measures and Reconciliations" in the Supplemental Financial and Operating Data" above and pages S-19 through S-23 “Non-GAAP Financial Measures and Other Terms” for additional information.

(2)Updated outlook range has new same-store pool which excludes apartment communities designated as held for sale or disposed and includes expected impact of dispositions and deleveraging.

S-18

CENTERSPACE

NON-GAAP FINANCIAL MEASURES AND OTHER TERMS

Acquisition and Other Capital Expenditures

Acquisition and other non-routine capital expenditures represent capital additions contemplated in the underwriting at recently acquired communities. These amounts are considered when determining expected returns. Other capital expenditures includes casualty and other non-routine capital items including, but not limited to, tenant improvements, real estate special assessments, and capital expenditures incurred to dispose of properties. Casualty represents capitalized costs incurred in connection with the restoration of an apartment community after a casualty event.

Adjusted EBITDA

Adjusted EBITDA is earnings before interest, taxes, depreciation, amortization, gain/loss on sale of real estate and other investments, impairment of real estate investments, gain/loss on extinguishment of debt, gain/loss from involuntary conversion; and other non-routine items or items not considered core to business operations. The Company considers Adjusted EBITDA to be an appropriate supplemental performance measure because it permits investors to view income from operations without the effect of depreciation, financing costs, or non-operating gains and losses. Adjusted EBITDA is a non-GAAP financial measure and should not be considered a substitute for operating results determined in accordance with GAAP.

Average Monthly Rental Rate

Average monthly rental rate is scheduled rent divided by the total number of apartment homes.

Average Monthly Revenue per Occupied Home

Average monthly revenue per occupied home is defined as total rental revenues divided by the weighted average occupied apartment homes for the period.

Debt Service Coverage Ratio

Debt service coverage ratio is computed by dividing Adjusted EBITDA by interest expense and principal amortization. This term is a non-GAAP financial measure and should not be considered a substitute for operating results determined in accordance with GAAP. Refer to the Adjusted EBITDA definition included within this Non-GAAP Financial Measures and Other Terms section.

As of and for the

Three Months Ended Six Months Ended

6/30/2026 3/31/2026 12/31/2025 9/30/2025 6/30/2025 6/30/2026 6/30/2025

Adjusted EBITDA $ 34,581  $ 31,626  $ 34,894  $ 35,231  $ 34,939  $ 66,207  $ 67,575

Interest Expense 10,623  10,470  11,537  12,989  10,719  21,093  20,341

Principal Amortization 1,488  1,567  1,939  2,000  1,853  3,055  3,759

Total Interest Expense and Principal Amortization 12,111 12,037 13,476 14,989 12,572 24,148 24,100

Distributions paid to Series D preferred unitholders 58 57 57 109 160 115 320

Total Interest Expense, Principal Amortization, and preferred distributions 12,169 12,094 13,533 15,098 12,732 24,263 24,420

Debt Service Coverage Ratio 2.86 2.63 2.59 2.35 2.78 2.74 2.80

Adjusted EBITDA/Interest expense plus preferred distributions and principal amortization 2.84 2.62 2.58 2.33 2.74 2.73 2.77

Effective Blended Lease Rate Growth

Effective blended lease rate growth is the weighted average of effective new lease rate growth and effective renewal lease rate growth within the given timeframe.

Effective New Lease Rate Growth

Effective new lease rate growth is the growth in gross rents after the effect of leasing concessions for new leases that became effective within the given timeframe as compared to the prior lease.

S-19

Effective Renewal Lease Rate Growth

Effective renewal lease rate growth is the growth in gross rents after the effect of leasing concessions for renewal leases that became effective within the given timeframe as compared to the prior lease.

Funds From Operations and Core Funds From Operations

The Company believes that FFO, which is a non-GAAP financial measure used as a standard supplemental measure for equity real estate investment trusts, is helpful to investors in understanding its operating performance, primarily because its calculation does not assume that the value of real estate assets diminishes predictably over time, as implied by the historical cost convention of GAAP and the recording of depreciation and amortization.

The Company uses the definition of FFO adopted by the National Association of Real Estate Investment Trusts, Inc. (“Nareit”). Nareit defines FFO as net income or loss calculated in accordance with GAAP, excluding:

•depreciation and amortization related to real estate;

•gains and losses from the sale of certain real estate assets;

•gains and losses from change in control;

•impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity; and

•similar adjustments for partially owned consolidated real estate entities.

The exclusion in Nareit’s definition of FFO of gains and losses from the sale of real estate assets and impairment write-downs helps to identify the operating results of the long-term assets that form the base of the Company's investments, and assists management and investors in comparing those operating results between periods.

Due to the limitations of the Nareit FFO definition, Centerspace has made certain interpretations in applying this definition. The Company believes that all such interpretations not specifically identified in the Nareit definition are consistent with this definition. Nareit’s FFO White Paper 2018 Restatement clarified that impairment write-downs of land related to a REIT’s main business are excluded from FFO and a REIT has the option to exclude impairment write-downs of assets that are incidental to its main business.

While FFO is widely used by Centerspace as a primary performance metric, not all real estate companies use the same definition of FFO or calculate FFO in the same way. Accordingly, FFO presented here is not necessarily comparable to FFO presented by other real estate companies. FFO should not be considered as an alternative to net income (loss) or any other GAAP measurement of performance, but rather should be considered as an additional, supplemental measure. FFO also does not represent cash generated from operating activities in accordance with GAAP, nor is it indicative of funds available to fund all cash flow needs, including the ability to service indebtedness or make distributions to shareholders.

Core Funds from Operations (“Core FFO”), a non-GAAP measure, is FFO as adjusted for non-routine items or items not considered core to business operations. By further adjusting for items that are not considered part of core business operations, the Company believes that Core FFO provides investors with additional information to compare core operating and financial performance between periods. Core FFO should not be considered as an alternative to net income (loss), or any other GAAP measurement of performance, but rather should be considered an additional supplemental measure. Core FFO also does not represent cash generated from operating activities in accordance with GAAP, nor is it indicative of funds available to fund the Company's cash needs, including its ability to service indebtedness or make distributions to shareholders. Core FFO is a non-GAAP and non-standardized financial measure that may be calculated differently by other REITs and should not be considered a substitute for operating results determined in accordance with GAAP.

Held For Sale

The Company classifies properties as held for sale when they meet the GAAP criteria, which include: (a) management commits to and initiates a plan to sell the asset; (b) the sale is probable and expected to be completed within one year under terms that are usual and customary for sales of such assets; and (c) actions required to complete the plan indicate that it is unlikely that significant changes to the plan will be made or that the plan will be withdrawn. The Company generally considers these criteria met when the transaction has been approved by its Board of Trustees, there are no known significant contingencies related to the sale, and management believes it is probable that the sale will be completed within one year.

S-20

Net Debt Divided by Adjusted EBITDA

Net debt is the total outstanding debt balance less cash and cash equivalents and net tax deferred proceeds held in restricted cash for exchanges under section 1031(b) of the Internal Revenue Code. Preferred equity is the value of Series D preferred units outstanding. Adjusted EBITDA is annualized for periods less than one year. Net debt and adjusted EBITDA are non-GAAP financial measures and should not be considered a substitute for operating results determined in accordance with GAAP. Refer to the Adjusted EBITDA definition included within this Non-GAAP Financial Measures and Other Terms section.

Three Months Ended Six Months Ended

6/30/2026 3/31/2026 12/31/2025 9/30/2025 6/30/2025 6/30/2026 6/30/2025

Total debt(1)

$ 1,021,147  $ 1,047,846  $ 1,053,909  $ 1,177,284  $ 1,121,292  $ 1,021,147  $ 1,121,292

Less: cash and cash equivalents 8,560  7,555  12,833  12,896  12,378  8,560  12,378

Less: 1031 funds in restricted cash —  —  —  50,941  —  —  —

Net debt $ 1,012,587  $ 1,040,291  $ 1,041,076  $ 1,113,447  $ 1,108,914  $ 1,012,587  $ 1,108,914

Adjusted EBITDA(2)

$ 138,324  $ 126,504  $ 139,576  $ 140,924  $ 139,756  $ 132,414  $ 135,150

Net debt/Adjusted EBITDA 7.32 8.22 7.46 7.90 7.93 7.65 8.21

Preferred Equity

$ 5,940  $ 5,940  $ 5,940  $ 5,940  $ 11,310  $ 5,940  $ 11,310

Net debt and preferred equity $ 1,018,527  $ 1,046,231  $ 1,047,016  $ 1,119,387  $ 1,120,224  $ 1,018,527  $ 1,120,224

Adjusted EBITDA(2)

$ 138,324  $ 126,504  $ 139,576  $ 140,924  $ 139,756  $ 132,414  $ 135,150

Net debt and preferred equity/Adjusted EBITDA 7.36 8.27 7.50 7.94 8.02 7.69 8.29

(1)Excludes premiums, discounts, and deferred financing costs.

(2)Annualized for periods less than one year.

Net Operating Income

Net operating income, or NOI, is a non-GAAP financial measure which the Company defines as total real estate revenues less property operating expenses, including real estate taxes. The Company believes that NOI is an important supplemental measure of operating performance for real estate because it provides a measure of operations that excludes gain (loss) on the sale of real estate and other investments, impairment, depreciation and amortization, financing costs, including interest and other income, losses on extinguishment of debt, and interest expense, property management expenses, casualty losses net of recoveries, loss on litigation settlement, and general and administrative expenses. NOI does not represent cash generated by operating activities in accordance with GAAP and should not be considered an alternative to net income (loss), net income (loss) available for common shareholders, or cash flow from operating activities as a measure of financial performance.

Non-stabilized Community

A non-stabilized community is a development community that is either currently under construction or undergoing lease-up or is a recent acquisition prior to reaching overall occupancy of 90%.

Payout Ratio (Core FFO per Diluted Share and Unit Basis)

Payout ratio (Core FFO per diluted share and unit basis) is the ratio of the current quarterly or annual distribution rate per common share and unit divided by quarterly or annual Core FFO per diluted share and unit. This term is a non-GAAP financial measure and should not be considered a substitute for operating results determined in accordance with GAAP. Refer to the Core FFO definition included within this Non-GAAP Financial Measures and Other Terms section.

Three Months Ended Six Months Ended

6/30/2026 3/31/2026 12/31/2025 9/30/2025 6/30/2025 6/30/2026 6/30/2025

Common distribution per share and unit $ 0.77  $ 0.77  $ 0.77  $ 0.77  $ 0.77  $ 1.54  $ 1.54

Core FFO per common share and unit diluted 1.27  1.12  1.25  1.19  1.28  2.39  2.50

Payout ratio 60.6  % 68.8  % 61.6  % 64.7  % 60.2  % 64.4  % 61.6  %

S-21

Recurring Capital Expenditures

Recurring capital expenditures represent expenditures necessary to help preserve the value of and maintain the functionality at communities. Property recurring capital expenditures are necessary to maintain asset quality, including purchasing and replacing items used to operate the communities such as appliances, mechanical equipment, flooring to roof replacement, paving, siding, and major landscaping.

Repositioned Community

The Company defines a re-positioned community as having significant development and construction activity on existing buildings pursuant to an authorized plan, which has an impact on current operating results, occupancy and the ability to lease space with the intended result of improved community cash flow and competitive position through extensive unit and amenity upgrades. We categorize a re-positioned community as same-store when the development and construction activity has been completed, and operations have stabilized. This is typically reaching an overall occupancy of 90%. Not all communities undergoing value add are considered a re-positioned community.

Retention Rate

Retention rate is the percentage of leases expiring within the given timeframe that were converted to a term renewal.

Same-Store Controllable Expenses

The Company defines same-store controllable expenses as property operating expenses excluding real estate taxes and insurance. Same-store controllable expenses exclude real estate taxes and insurance, in order to provide a measure of expenses that are within management's control, and is used for the purposes of budgeting, business planning, and performance evaluation. This is a non-GAAP financial measure and should not be considered an alternative to total expenses or total property operating expenses and real estate taxes.

Scheduled Rental Revenue

Scheduled rental revenue represents the value of all apartment homes, with occupied apartment homes valued at contractual rental rates pursuant to leases and vacant apartment homes valued at estimated market rents. When calculating actual rents for occupied apartment homes and market rents for vacant homes, delinquencies and concessions are not taken into account. Market rates are determined using the currently offered effective rates on new leases at the community and are used as the starting point in determination of the market rates of vacant apartment homes.

Stabilized Community

The Company defines stabilized communities as communities past development lease-up or a recent acquisition reaching an overall occupancy of 90%. A re-positioned community is considered stabilized when substantial redevelopment activities are complete and operations have stabilized. This is typically reaching an overall occupancy of 90% occupancy or is consistent occupancy for 90 days.

Total Debt to Total Market Capitalization

Total debt to total market capitalization, a non-GAAP financial measure, is total debt not adjusted for unamortized deferred financing costs or unamortized debt premiums and discounts from the balance sheet divided by the sum of total debt from the balance sheet, market value of common shares, operating partnership units, and the as converted Series E preferred units, and Series D preferred units outstanding at the end of the period. This non-GAAP financial measure should not be considered a substitute for operating results determined in accordance with GAAP.

Value Add

Value add represents expenditures that are expected to result in increased income generation or decreased expense growth over time to improve a community’s cash flow and competitive position. This includes elective capital expenditures such as full-scale renovations including new amenities, interior unit turn renovations, enhanced clubhouses and common area hallways and certain resource management initiatives including smart home automation as well as environmental and sustainability initiatives for higher rental levels or expense savings in their respective markets.

S-22

Weighted Average Occupancy

Weighted average occupancy is defined as the percentage resulting from dividing actual rental revenue by scheduled rental revenue. Scheduled rental revenue represents the value of all apartment homes, with occupied homes valued at contractual rental rates pursuant to leases and vacant apartment homes valued at estimated market rents. When calculating actual rents for occupied apartment homes and market rents for vacant homes, delinquencies and concessions are not taken into account. Market rates are determined using the currently offered effective rates on new leases at the community and are used as the starting point in determination of the market rates of vacant apartment homes. The Company believes that weighted average occupancy is a meaningful measure of occupancy because it considers the value of each vacant unit at its estimated market rate. Weighted average occupancy may not completely reflect short-term trends in physical occupancy, and the calculation of weighted average occupancy may not be comparable to that disclosed by other REITs and other real estate companies.

S-23

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Entity Tax Identification Number

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Entity Address, Address Line One

1324 20th Avenue SW

Entity Address, Address Line Two

Post Office Box 1988

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Entity Address, State or Province

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