Essex Property Trust · Earnings release · 8-K Exhibit 99

Earnings Release and Supplemental Data

Table of Contents

Earnings Press Release

Consolidated Operating Results

Consolidated Funds from Operations

S-3

Consolidated Balance Sheets

S-4

Debt Summary

S-5

Capitalization Data, Public Bond Covenants, Credit Ratings and Selected Credit Ratios

S-6

Portfolio Summary by County

S-7

Operating Income by Quarter

S-8

Same-Property Revenue Results by County, Quarter-to-Date

S-9

Same-Property Operating Expenses, Quarter-to-Date

Development Pipeline

Capital Expenditures

Co-Investments and Preferred Equity Investments

Summary of Apartment Community Acquisitions and Dispositions Activity

Assumptions for 2026 FFO Guidance Range

Reconciliation of Projected EPS, FFO and Core FFO per diluted share

Reconciliations of Non-GAAP Financial Measures and Other Terms

1100 Park Place Suite 200 San Mateo California 94403 telephone 650 655 7800 facsimile 650 655 7810

www.essex.com

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Essex Announces First Quarter 2026 Results

San Mateo, California—April 28, 2026—Essex Property Trust, Inc. (NYSE: ESS) (the “Company”) announced today its first quarter 2026 earnings results and related business activities.

Net Income, Funds from Operations (“FFO”), and Core FFO per diluted share for the three-month period ended March 31, 2026 are detailed below.

Three Months Ended

%

Change

Per Diluted Share

Net Income

Total FFO

Core FFO

Recent Highlights:

•

Reported Net Income per diluted share for the first quarter of 2026 of $1.65, compared to $3.16 in the first quarter of 2025. The decrease is mainly attributable to gain on sale of real estate and land recognized in the first quarter of 2025.

•

Grew Core FFO per diluted share by 2.3% compared to the first quarter of 2025, exceeding the midpoint of the Company’s guidance range by $0.11. The outperformance was primarily driven by favorable same-property net operating income (“NOI”).

•

T1Achieved same-property revenue and NOI growth of 2.9% and 4.1%, respectively, compared to the first quarter of 2025. On a sequential basis, same-property revenue and NOI improved 0.7% and 1.3%, respectively.

•

T2Repurchased $61.9 million of common stock year-to-date, including commissions, at an average price per share of $243.76.

•

T3Increased the dividend by 0.8% to an annual distribution of $10.36 per common share, the Company’s 32nd consecutive annual increase.

•

T4Reaffirmed the full-year guidance ranges for Core FFO per diluted share, same-property revenue, expenses, and NOI.

•

T5As of March 31, 2026, the Company’s immediately available liquidity was over $1.7 billion.

1100 Park Place Suite 200 San Mateo California 94403 telephone 650 655 7800 facsimile 650 655 7810

www.essex.com

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Same-Property Operations

Same-property operating results exclude any properties that are not comparable for the periods presented. The table below illustrates the percentage change in same-property revenue on a year-over-year and sequential basis for the three-month period ended March 31, 2026:

Revenue Change

% of Total Q1

Southern California

Los Angeles County

Orange County

San Diego County

Ventura County

Total Southern California

Northern California

Santa Clara County

Alameda County

San Mateo County

Contra Costa County

San Francisco

Total Northern California

Seattle Metro

Same-Property Portfolio

The table below illustrates the components that drove the change in same-property revenue on a year-over-year and sequential basis for the three-month period ended March 31, 2026:

Same-Property Revenue Components

Scheduled Rents

Delinquency

Cash Concessions

Vacancy

Other Income

Q1 2026 Same-Property Revenue Growth

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Year-Over-Year Change

Revenue

Operating

Expenses

NOI

Southern California

Northern California

Seattle Metro

Same-Property Portfolio

Sequential Change

Revenue

Operating

Expenses

NOI

Southern California

Northern California

Seattle Metro

Same-Property Portfolio

Financial Occupancies

Quarter Ended

Southern California

Northern California

Seattle Metro

Same-Property Portfolio

Balance Sheet and Liquidity

Common Stock and Liquidity

In the first quarter of 2026, the Company repurchased 205,740 shares of its common stock through the Company’s stock repurchase plan, totaling $50.2 million, including commissions, at an average price per share of $244.06.

Subsequent to quarter end, the Company repurchased 48,261 shares of its common stock through the Company’s stock repurchase plan, totaling $11.7 million, including commissions, at an average price per share of $242.47. Year-to-date, the Company has repurchased $61.9 million of its common stock, including commissions, at an average price per share of $243.76. As of April 27, 2026, the Company has $240.8 million of purchase authority remaining under its stock repurchase plan.

As of March 31, 2026, the Company had over $1.7 billion in liquidity via undrawn capacity on its unsecured credit facilities, cash and cash equivalents, and marketable securities.

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Guidance

For the first quarter of 2026, the Company exceeded the midpoint of the guidance range provided in its fourth quarter 2025 earnings release for Core FFO by $0.11 per diluted share, of which $0.08 is attributable to same-property NOI.

The following table provides a reconciliation of first quarter 2026 Core FFO per diluted share to the midpoint of the guidance provided in the Company’s fourth quarter 2025 earnings release.

Per Diluted

Share

Guidance midpoint of Core FFO per diluted share for Q1 2026

$

NOI from Consolidated Communities

FFO from Co-Investments

Core FFO per diluted share for Q1 2026 reported

$

2026 Full-Year and Second Quarter Guidance

Per Diluted Share (1)

Previous

Range

Current

Range

Current

Midpoint

Change at

Midpoint

G1Net Income

G2Total FFO

G3Core FFO

-

N/A

N/A

Same-Property Portfolio Growth (2)

G5Revenues

-

G6Operating Expenses

-

G7Net Operating Income

-

(1)

Full-Year 2026 guidance updated to include an additional $90 million in early structured finance redemptions set to occur in the second quarter of 2026, which was not previously expected in the original plan. For additional details, please refer to page S-15 of the supplemental financial information.

(2)

Reflects guidance on a cash basis based on 52,135 apartment homes. On a GAAP basis, the midpoints of the Company’s same-property revenue and NOI guidance are 2.50% and 2.20%, respectively.

Conference Call with Management

The Company will host an earnings conference call with management to discuss its quarterly results on Wednesday, April 29, 2026 at 10:00 a.m. PT (1:00 p.m. ET), which will be broadcast live via the Internet at www.essex.com, and accessible via phone by dialing toll-free, (877) 407-0784, or toll/international, (201) 689-8560. No passcode is necessary.

A rebroadcast of the live call will be available online for 30 days and digitally for 7 days. To access the replay online, go to www.essex.com and select the first quarter 2026 earnings link. To access the replay, dial (844) 512-2921 using the replay pin number 13759660. If you are unable to access the information via the Company’s website, please contact the Investor Relations Department at investors@essex.com or calling (650) 655-7800.

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Upcoming Events

The Company is scheduled to participate in the National Association of Real Estate Investment Trusts (“Nareit”) REITweek in New York being held June 1-4, 2026. The Company’s President and Chief Executive Officer, Angela L. Kleiman, will present at the conference on June 3, 2026 at 3:30 p.m. ET. The presentation will be webcast and can be accessed on the Investors section of the Company’s website at www.essex.com. A copy of any materials provided by the Company at the conference will also be made available on the Investors section of the Company’s website.

Corporate Profile

Essex Property Trust, Inc., an S&P 500 company, is a fully integrated real estate investment trust (REIT) that acquires, develops, redevelops, and manages multifamily residential properties in selected West Coast markets. Essex currently has ownership interests in 259 apartment communities comprising over 63,000 apartment homes with an additional property in active development. Additional information about the Company can be found on the Company’s website at www.essex.com.

This press release and accompanying supplemental financial information has been furnished to the Securities and Exchange Commission electronically on Form 8-K and can be accessed from the Company’s website at www.essex.com. If you are unable to obtain the information via the Web, please contact the Investor Relations Department at (650) 655-7800.

FFO Reconciliation

FFO, as defined by the National Association of Real Estate Investment Trusts (“Nareit”), is generally considered by industry analysts as an appropriate measure of performance of an equity REIT. Generally, FFO adjusts the net income of equity REITs for non-cash charges such as depreciation and amortization of rental properties, impairment charges, gains on sales of real estate and extraordinary items. Management considers FFO and FFO which excludes non-core items, which is referred to as “Core FFO,” to be useful supplemental operating performance measures of an equity REIT because, together with net income and cash flows, FFO and Core FFO provide investors with additional bases to evaluate the operating performance and ability of a REIT to incur and service debt and to fund acquisitions and other capital expenditures and to pay dividends.

By excluding gains or losses related to sales of depreciated operating properties and land and excluding real estate depreciation (which can vary among owners of identical assets in similar condition based on historical cost accounting and useful life estimates), FFO can help investors compare the operating performance of a real estate company between periods or as compared to different companies. By further adjusting for items that are not considered part of the Company’s core business operations, Core FFO allows investors to compare the core operating performance of the Company to its performance in prior reporting periods and to the operating performance of other real estate companies without the effect of items that by their nature are not comparable from period to period and tend to obscure the Company’s actual operating results.

FFO and Core FFO do not represent net income or cash flows from operations as defined by U.S. generally accepted accounting principles (“GAAP”) and are not intended to indicate whether cash flows will be sufficient to fund cash needs. These measures should not be considered as alternatives to net income as an indicator of the REIT's operating performance or to cash flows as a measure of liquidity. FFO and Core FFO do not measure whether cash flow is sufficient to fund all cash needs including principal amortization, capital improvements and distributions to stockholders. FFO and Core FFO also do not represent cash flows generated from operating, investing or financing activities as defined under GAAP.

Management has consistently applied the Nareit definition of FFO to all periods presented. However, there is judgment involved and other REITs’ calculation of FFO may vary from the Nareit definition for this measure, and thus their disclosures of FFO may not be comparable to the Company’s calculation.

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The following table sets forth the Company’s calculation of FFO and Core FFO per diluted share for the three-month periods ended March 31, 2026 and 2025 (dollars in thousands, except for share and per share amounts):

Three Months Ended

Net income available to common stockholders

$

$

Adjustments:

Depreciation and amortization

Gains not included in FFO

-

)

Depreciation and amortization from unconsolidated co-investments

Noncontrolling interest related to Operating Partnership units

Depreciation attributable to third party ownership and other

)

)

Funds from Operations attributable to common stockholders and unitholders

$

$

FFO per share – diluted

$

$

Tax expense (benefit) on unconsolidated technology co-investments

$

$

)

Realized and unrealized losses on marketable securities, net

Provision for credit losses

(3

)

Equity income from unconsolidated technology co-investments

)

)

Loss on early retirement of debt

-

General and administrative and other, net (1)

Insurance reimbursements, legal settlements, and other, net

)

)

Core Funds from Operations attributable to common stockholders and unitholders

$

$

Core FFO per share – diluted

$

$

Weighted average number of shares outstanding diluted (2)

(1)

Includes political advocacy costs of $1.6 million and $0.1 million for the three months ended March 31, 2026 and 2025, respectively.

(2)

Assumes conversion of all outstanding limited partnership units in the Operating Partnership into shares of the Company’s common stock and excludes DownREIT limited partnership units.

Net Operating Income (“NOI”) and Same-Property NOI Reconciliations

NOI and Same-Property NOI are considered by management to be important supplemental performance measures to earnings from operations included in the Company’s consolidated statements of income. The presentation of same-property NOI assists with the presentation of the Company’s operations prior to the allocation of depreciation and any corporate-level or financing-related costs. NOI reflects the operating performance of a community and allows for an easy comparison of the operating performance of individual communities or groups of communities. In addition, because prospective buyers of real estate have different financing and overhead structures, with varying marginal impacts to overhead by acquiring real estate, NOI is considered by many in the real estate industry to be a useful measure for determining the value of a real estate asset or group of assets.

The Company defines same-property NOI as same-property revenue less same-property operating expenses, including property taxes. Please see the reconciliation of earnings from operations to NOI and same-property NOI, which in the table below is the NOI for stabilized properties consolidated by the Company for the periods presented (dollars in thousands):

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Three Months Ended

Earnings from operations

$

$

Adjustments:

Corporate-level property management expenses

Depreciation and amortization

Management and other fees from affiliates

)

)

General and administrative

Gain on sale of real estate and land

-

)

NOI

Less: Non-same property NOI

)

)

Same-Property NOI

$

$

Safe Harbor Statement Under The Private Litigation Reform Act of 1995:

This press release includes “forward-looking statements” within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Forward-looking statements are statements which are not historical facts, including statements regarding the Company's expectations, estimates, assumptions, hopes, intentions, beliefs and strategies regarding the future. Words such as “expects,” “assumes,” “anticipates,” “may,” “will,” “intends,” “plans,” “projects,” “believes,” “seeks,” “future,” “estimates,” and variations of such words and similar expressions are intended to identify such forward-looking statements. Such forward-looking statements include, among other things, statements regarding the Company’s second quarter and full-year 2026 guidance (including net income, Total FFO and Core FFO, same-property growth and related assumptions) and anticipated yield on certain investments.

While the Company's management believes the assumptions underlying its forward-looking statements are reasonable, such forward-looking statements involve known and unknown risks, uncertainties and other factors, many of which are beyond the Company’s control, which could cause the actual results, performance or achievements of the Company to be materially different from any future results, performance or achievements expressed or implied by such forward-looking statements. The Company cannot assure the future results or outcome of the matters described in these statements; rather, these statements merely reflect the Company’s current expectations of the approximate outcomes of the matters discussed.

Factors that might cause the Company’s actual results, performance or achievements to differ materially from those expressed or implied by these forward-looking statements include, but are not limited to, the following: assumptions related to our second quarter and full-year 2026 guidance; occupancy rates and rental demand may be adversely affected by competition and local economic and market conditions; there may be increased interest rates, inflation, escalated operating costs and possible recessionary impacts; tariffs, geopolitical tensions and regional conflicts, and the related impacts on macroeconomic conditions, including, among other things, interest rates and inflation; the terms of any refinancing may not be as favorable as the terms of existing indebtedness; the Company’s inability to maintain its investment grade credit rating with the rating agencies; the Company may be unsuccessful in the management of its relationships with its co-investment partners; the Company may fail to achieve its business objectives; time of actual completion and/or stabilization of development and redevelopment projects; estimates of future income from an acquired property may prove to be inaccurate; future cash flows may be inadequate to meet operating requirements and/or may be insufficient to provide for dividend payments in accordance with REIT requirements; changes in laws or regulations and the anticipated or actual impact of future changes in laws or regulations; unexpected difficulties in leasing of future development projects; volatility in financial and securities markets; the Company’s failure to successfully operate acquired properties; unforeseen consequences from cyber-intrusion; government approvals, actions and initiatives, including the need for compliance with environmental requirements; and those further risks, special considerations, and other factors referred to in

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the Company’s annual report on Form 10-K for the year ended December 31, 2025, quarterly reports on Form 10-Q, and those risk factors and special considerations set forth in the Company's other filings with the SEC which may cause the actual results, performance or achievements of the Company to be materially different from any future results, performance or achievements expressed or implied by such forward-looking statements. All forward-looking statements are made as of the date hereof, the Company assumes no obligation to update or supplement this information for any reason, and therefore, they may not represent the Company’s estimates and assumptions after the date of this press release.

Definitions and Reconciliations

Non-GAAP financial measures and certain other capitalized terms, as used in this earnings release and supplemental financial information, are defined and further explained on pages S-17.1 through S-17.4, "Reconciliations of Non-GAAP Financial Measures and Other Terms," of the accompanying supplemental financial information. The supplemental financial information is available on the Company's website at www.essex.com.

Contact Information

Loren Rainey

Sr. Director, Investor Relations

lrainey@essex.com

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E S S E X P R O P E R T Y T R U S T, I N C.

Consolidated Operating Results

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

Three Months Ended

Revenues:

Rental and other property

$

$

Management and other fees from affiliates

Expenses:

Property operating

Corporate-level property management expenses

Depreciation and amortization

General and administrative

Gain on sale of real estate and land

-

Earnings from operations

Interest expense, net (1)

)

)

Interest and other income

Equity income from co-investments

Tax (expense) benefit on unconsolidated technology co-investments

)

Loss on early retirement of debt

-

)

Gain on remeasurement of co-investment

-

Net income

Net income attributable to noncontrolling interest

)

)

Net income available to common stockholders

$

$

Net income per share - basic

$

$

Shares used in income per share - basic

Net income per share - diluted

$

$

Shares used in income per share - diluted

(1)

Refer to page S-17.2, the section titled “Interest Expense, Net” for additional information.

See Company’s Form 10-K and Form 10-Qs filed with the SEC for additional information

S-1

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E S S E X P R O P E R T Y T R U S T, I N C.

Consolidated Operating Results - Selected Line Item Detail

(Dollars in thousands)

Three Months Ended

Rental and other property

Rental income

$

$

Other property

Rental and other property

$

$

Property operating expenses

Real estate taxes

$

$

Utilities

Personnel costs

Maintenance and repairs

Administrative

Insurance and other

Property operating expenses

$

$

Interest and other income

Marketable securities and other income

$

$

Realized and unrealized losses on marketable securities, net

)

)

Provision for credit losses

)

3

Insurance reimbursements, legal settlements, and other, net

Interest and other income

$

$

Equity income from co-investments

Equity income (loss) from co-investments

$

$

)

Income from preferred equity investments

Equity income from unconsolidated technology co-investments

Equity income from co-investments

$

$

Noncontrolling interest

Limited partners of Essex Portfolio, L.P.

$

$

DownREIT limited partners' distributions

Third-party ownership interest

Noncontrolling interest

$

$

See Company’s Form 10-K and Form 10-Qs filed with the SEC for additional information

S-2

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E S S E X P R O P E R T Y T R U S T, I N C.

Consolidated Funds from Operations (1)

(Dollars in thousands, except share and per share amounts and in footnotes)

Three Months Ended

% Change

Funds from operations attributable to common stockholders and unitholders (FFO)

Net income available to common stockholders

$

$

Adjustments:

Depreciation and amortization

Gains not included in FFO

-

)

Depreciation and amortization from unconsolidated co-investments

Noncontrolling interest related to Operating Partnership units

Depreciation attributable to third party ownership and other

)

)

Funds from operations attributable to common stockholders and unitholders

$

$

FFO per share-diluted

$

$

Components of the change in FFO

Non-core items:

Tax expense (benefit) on unconsolidated technology co-investments

$

$

)

Realized and unrealized losses on marketable securities, net

Provision for credit losses

(3

)

Equity income from unconsolidated technology co-investments

)

)

Loss on early retirement of debt

-

General and administrative and other, net (2)

Insurance reimbursements, legal settlements, and other, net

)

)

Core funds from operations attributable to common stockholders and unitholders

$

$

Core FFO per share-diluted

$

$

Weighted average number of shares outstanding diluted (3)

(1)

Refer to page S-17.2, the section titled “Funds from Operations (“FFO”) and Core FFO” for additional information on the Company’s definition and use of FFO and Core FFO.

(2)

Includes political advocacy costs of $1.6 million and $0.1 million for the three months ended March 31, 2026 and 2025, respectively.

(3)

Assumes conversion of all outstanding limited partnership units in the Operating Partnership into shares of the Company's common stock and excludes DownREIT limited partnership units.

See Company’s Form 10-K and Form 10-Qs filed with the SEC for additional information

S-3

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E S S E X P R O P E R T Y T R U S T, I N C.

Consolidated Balance Sheets

(Dollars in thousands)

Real estate investments:

Land and land improvements

$

$

Buildings and improvements

Less: accumulated depreciation

)

)

Real estate under development

Co-investments

Cash and cash equivalents, including restricted cash

Marketable securities

Notes and other receivables

Operating lease right-of-use assets

Prepaid expenses and other assets

Total assets

$

$

Unsecured debt, net

$

$

Mortgage notes payable, net

Lines of credit and commercial paper

-

Distributions in excess of investments in co-investments

Operating lease liabilities

Other liabilities

Total liabilities

Redeemable noncontrolling interest

Equity:

Common stock

6

6

Additional paid-in capital

Distributions in excess of accumulated earnings

)

)

Accumulated other comprehensive income, net

Total stockholders' equity

Noncontrolling interest

Total equity

Total liabilities and equity

$

$

See Company’s Form 10-K and Form 10-Qs filed with the SEC for additional information

S-4

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E S S E X P R O P E R T Y T R U S T, I N C.

(Dollars in thousands, except in footnotes)

Scheduled principal payments, unamortized premiums (discounts) and (debt issuance costs) are as follows - excludes lines of credit and commercial paper:

Weighted Average

Unsecured

Secured

Total

Weighted

Average

Interest

Rate

Percentage

of Total

Debt

Balance

Outstanding

Interest

Rate

Maturity

in Years

Unsecured Debt, net

Bonds public - fixed rate (1)

$

%

$

$

$

%

%

Term loan

%

%

%

Unamortized discounts and debt

%

%

issuance costs, net

)

-

-

%

%

Total unsecured debt, net

%

%

%

Mortgage Notes Payable, net

%

%

Fixed rate - secured

%

%

%

Variable rate - secured (2)

%

-

%

%

Unamortized premiums and debt

%

%

issuance costs, net

)

-

-

%

%

Total mortgage notes payable, net

%

%

%

Unsecured Lines of Credit and Commercial Paper

Thereafter

%

%

Line of credit (3)

-

%

N/A

Subtotal

%

%

Line of credit (4)

%

N/A

Debt Issuance Costs

)

)

)

-

-

Commercial paper (5)

-

-

N/A

(Discounts)/Premiums

)

)

)

-

-

Total lines of credit and commercial paper

%

N/A

Total

$

$

$

%

%

Total debt, net

$

%

Capitalized interest for the three months ended March 31, 2026 was approximately $1.3 million.

(1)

In April 2026, the Company repaid its $450 million unsecured notes at maturity.

(2)

$258.5 million of variable rate debt is tax exempt to the note holders.

(3)

This unsecured line of credit facility has a capacity of $1.5 billion, a scheduled maturity date in January 2030 and two 6-month extension options, exercisable at the Company’s option. The underlying interest rate on this line is SOFR plus 0.775%, which is based on a tiered rate structure tied to the Company's long-term unsecured credit ratings.

(4)

The unsecured line of credit facility has a capacity of $75.0 million. In February 2026, the Company extended the scheduled maturity from July 2026 to July 2028. The underlying interest rate on this line is SOFR plus 0.775%, which is based on a tiered rate structure tied to the Company's long-term unsecured credit ratings.

(5)

The Company has a commercial paper program under which it can issue unsecured short-term notes, up to $750 million, which are backstopped by and reduce the borrowing capacity of the Company's $1.5 billion unsecured line of credit facility.

See Company’s Form 10-K and Form 10-Qs filed with the SEC for additional information

S-5

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E S S E X P R O P E R T Y T R U S T, I N C.

Capitalization Data, Public Bond Covenants, Credit Ratings and Selected Credit Ratios - March 31, 2026

(Dollars and shares in thousands, except per share amounts)

Capitalization Data

Public Bond Covenants (1)

Actual

Requirement

Total debt, net

$

Common stock and potentially dilutive securities

Debt to Total Assets:

Common stock outstanding

Limited partnership units (1)

Secured Debt to Total Assets:

4%

Options-treasury method

5

Total shares of common stock and potentially dilutive securities

Interest Coverage:

Common stock price per share as of March 31, 2026

$

Unsecured Debt Ratio (2):

Total equity capitalization

$

Selected Credit Ratios (3)

Actual

Total market capitalization

$

Net Indebtedness Divided by Adjusted EBITDAre, normalized and annualized:

Ratio of debt to total market capitalization

%

Unencumbered NOI to Adjusted Total NOI:

Credit Ratings

Rating Agency

Rating

Outlook

Moody's

Baa1

Stable

(1) Refer to page S-17.4 for additional information on the Company's Public Bond Covenants.

Standard & Poor's

BBB+

Stable

(2) Unsecured Debt Ratio is unsecured assets (excluding investments in co-investments) divided by unsecured indebtedness.

(1) Assumes conversion of all outstanding limited partnership units in the Operating Partnership into shares of the Company's common stock.

(3) Refer to pages S-17.1 to S-17.4, the section titled "Reconciliations of Non-GAAP Financial Measures and Other Terms" for additional information on the Company's Selected Credit Ratios.

See Company’s Form 10-K and Form 10-Qs filed with the SEC for additional information

S-6

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E S S E X P R O P E R T Y T R U S T, I N C.

Portfolio Summary by County as of March 31, 2026

Apartment Homes

Average Monthly Rental Rate (1)

Percent of NOI (2)

Region - County

Consolidated

Unconsolidated

Co-investments

Apartment

Homes in

Development (3)

Total

Consolidated

Unconsolidated

Co-investments (4)

Total (4)

Consolidated

Unconsolidated

Co-investments (4)

Total (4)

Southern California

Los Angeles County

-

$

$

$

%

%

%

Orange County

-

%

%

%

San Diego County

-

%

%

%

Ventura County and Other

-

%

%

%

Total Southern California

-

%

%

%

Northern California

Santa Clara County (5)

-

%

%

%

Alameda County

-

%

%

%

San Mateo County

%

%

%

Contra Costa County

-

-

-

%

%

%

San Francisco

-

%

%

%

Total Northern California

%

%

%

Seattle Metro

-

%

%

%

Total

$

$

$

%

%

%

(1)

Average monthly rental rate is defined as the total scheduled monthly rental income (actual rent for occupied apartment homes plus market rent for vacant apartment homes) for the quarter ended March 31, 2026, divided by the number of apartment homes as of March 31, 2026.

(2)

Represents the percentage of actual NOI for the quarter ended March 31, 2026. See "Net Operating Income ("NOI") and Same-Property NOI Reconciliations" on page S-17.3.

(3)

Includes development communities with no rental income.

(4)

At Company's pro rata share.

(5)

Includes all communities in Santa Clara County and one community in Santa Cruz County.

See Company’s Form 10-K and Form 10-Qs filed with the SEC for additional information

S-7

Table of Contents

E S S E X P R O P E R T Y T R U S T, I N C.

Operating Income by Quarter (1)

(Dollars in thousands)

Apartment

Homes

Rental and other property revenues:

Same-property

$

$

$

$

$

Acquisitions (2)

Non-residential/other, net (3)

Straight-line rent concessions (4)

-

)

)

Total rental and other property revenues

Property operating expenses:

Same-property

Acquisitions (2)

Non-residential/other, net (3) (5)

Total property operating expenses

Net operating income (NOI):

Same-property

Acquisitions (2)

Non-residential/other, net (3) (5)

Straight-line rent concessions (4)

)

)

Total NOI

$

$

$

$

$

Same-property metrics

Operating margin

%

%

%

%

%

Annualized turnover

%

%

%

%

%

Financial occupancy

%

%

%

%

%

Delinquency as a % of scheduled rent

%

%

%

%

%

Same-property net effective rate growth (6)

New lease

%

%

%

%

%

Renewal

%

%

%

%

%

Blended

%

%

%

%

%

(1)

Includes consolidated communities only.

(2)

Acquisitions include properties acquired which did not have comparable stabilized results as of January 1, 2025.

(3)

Non-residential/other, net consists of revenues generated from retail space, commercial properties, held for sale properties, disposition properties, properties undergoing significant construction activities that do not meet our redevelopment criteria, properties subject to upcoming ground lease expirations, two communities located in the California counties of Santa Barbara and Santa Cruz, which the Company does not consider its core markets, and properties without comparable operating results in the reported periods.

(4)

Represents straight-line concessions for residential operating communities. Same-property revenues reflect concessions on a cash basis. Total Rental and Other Property Revenues reflect concessions on a straight-line basis in accordance with U.S. GAAP.

(5)

Includes other expenses and intercompany eliminations pertaining to self-insurance.

(6)

Represents the percentage change in all lease tradeouts, including the impact of leasing incentives. Prior to 2026, the rate growth that was previously disclosed was based on the change in similar term lease tradeouts, including the impact of leasing incentives. All prior periods have been updated to conform with the current methodology.

See Company’s Form 10-K and Form 10-Qs filed with the SEC for additional information

S-8

Table of Contents

E S S E X P R O P E R T Y T R U S T, I N C.

Same-Property Revenue Results by County - First Quarter 2026 vs. First Quarter 2025 and Fourth Quarter 2025

(Dollars in thousands, except average monthly rental rates)

Average Monthly Rental Rate

Financial Occupancy

Gross Revenues

Sequential Gross

Revenues

Region - County

Apartment Homes

% of

Actual NOI

%

Change

%

Change

%

Change

%

Change

Southern California

Los Angeles County

%

$

$

%

%

%

%

$

$

%

$

%

Orange County

%

%

%

%

%

%

%

San Diego County

%

%

%

%

%

%

%

Ventura County

%

%

%

%

%

%

%

Total Southern California

%

%

%

%

%

%

%

Northern California

Santa Clara County

%

%

%

%

%

%

%

Alameda County

%

%

%

%

%

%

%

San Mateo County

%

%

%

%

%

%

%

Contra Costa County

%

%

%

%

%

%

%

San Francisco

%

%

%

%

%

%

%

Total Northern California

%

%

%

%

%

%

%

Seattle Metro

%

%

%

%

%

%

%

Total Same-Property

%

$

$

%

%

%

%

$

$

%

$

%

See Company’s Form 10-K and Form 10-Qs filed with the SEC for additional information

S-9

Table of Contents

E S S E X P R O P E R T Y T R U S T, I N C.

Same-Property Operating Expenses - Quarter to Date as of March 31, 2026 and 2025

(Dollars in thousands)

% Change

% of

Operating

Expense

Same-property operating expenses:

Real estate taxes

$

$

%

%

Utilities

%

%

Personnel costs

%

%

Maintenance and repairs