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

Second Quarter 2026 Earnings Release & Supplemental Data 500 Folsom | San Francisco, CA

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 Revenue Results by County, Year-to-Date

Same-Property Operating Expenses, Quarter and Year-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

Components to Revised 2026E Core FFO Per Diluted Share Versus Original Guidance

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

Table of Contents

Essex Announces Second Quarter 2026 Results

and Raises Full-Year 2026 Guidance

San Mateo, California—July 29, 2026—Essex Property Trust, Inc. (NYSE: ESS) (the “Company”) announced today its second quarter 2026 earnings results and related business activities.

Net Income, Funds from Operations (“FFO”), and Core FFO per diluted share for the three and six-month periods ended June 30, 2026 are detailed below.

Three Months Ended

%

Six Months Ended

%

Change

Change

Per Diluted Share

Net Income

Total FFO (1)

Core FFO

(1)

The decrease is primarily attributable to legal settlements. See page S-3 of the supplemental financial information for details.

Second Quarter 2026 Highlights:

•

Reported Net Income per diluted share for the second quarter of 2026 of $0.97, compared to $3.44 in the second quarter of 2025. The decrease is primarily attributable to a gain on sale of real estate and land recognized in the second quarter of 2025.

•

T1Grew Core FFO per diluted share by 1.2% compared to the second quarter of 2025, exceeding the midpoint of the Company’s guidance range by $0.10 per diluted share. The outperformance was primarily attributable to higher same-property and non-same-property net operating income (“NOI”).

•

T2Achieved same-property revenue and NOI growth of 2.7% and 2.6%, respectively, compared to the second quarter of 2025. On a sequential basis, same-property revenue and NOI improved 0.8% and 1.2%, respectively.

•

T3Disposed of a co-investment apartment community at a total contract price of $105.3 million ($52.6 million at pro rata share).

•

Received $87.8 million from the full redemption of three structured finance investments.

•

Revised full-year 2026 guidance range as detailed in the table below:

Full-Year 2026 Revised Guidance

Revised

Range

Revised

Midpoint

Change at

Midpoint

Net Income per diluted share

Core FFO per diluted share

Same-Property Revenues

Same-Property Operating Expenses

Same-Property NOI

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

www.essex.com

Table of Contents

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 basis for the three and six-month periods ended June 30, 2026 and on a sequential basis for the three-month period ended June 30, 2026:

Revenue Change

% of Total Q2

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 basis for the three and six-month periods ended June 30, 2026 and on a sequential basis for the three-month period ended June 30, 2026:

Same-Property Revenue Components

Scheduled Rents

Delinquency

Cash Concessions

Vacancy

Other Income

Q2 2026 Same-Property Revenue Growth

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Year-Over-Year Change

Year-Over-Year Change

Revenues

Operating

Expenses

NOI

Revenues

Operating

Expenses

NOI

Southern California

Northern California

Seattle Metro

Same-Property Portfolio

Sequential Change

Revenues

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

Investment Activity

Dispositions

In June 2026, Wesco V, LLC (“Wesco V”), a joint venture in which the Company owns a 50% interest, sold a 218-unit apartment home community located in San Jose, CA for a total contract price of $105.3 million ($52.6 million at pro rata share). The Company recorded a gain on sale of co-investment communities of $9.2 million at pro rata share in the second quarter, which has been excluded from Total and Core FFO.

Other Investments

In the second quarter of 2026, the Company received cash proceeds of $87.8 million from the full redemption of three structured finance investments yielding a weighted average return of 11.6%. The Company recorded $0.2 million of income from prepayment penalties as the result of an early redemption, which has been excluded from Core FFO.

Subsequent to quarter end, Wesco VII, LLC (“Wesco VII”), a joint venture in which the Company owns a 50% interest, originated two preferred equity investments in stabilized apartment communities totaling $36.2 million ($18.1 million at pro rata share). Both investments were fully funded at closing and yield an initial preferred return of 11.5%.

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Balance Sheet and Liquidity

Common Stock and Liquidity

In the second quarter of 2026, 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 254,001 shares of its common stock totaling $61.9 million, including commissions, at an average price per share of $243.76. T4In May 2026, the Board of Directors approved the replacement of the Company’s prior repurchase program with a new, $500.0 million stock repurchase plan. As of June 30, 2026, the Company had $500.0 million of purchase authority remaining under its stock repurchase plan.

As of June 30, 2026, the Company had approximately $1.4 billion in liquidity via available capacity on its unsecured credit facilities, cash and cash equivalents, and marketable securities.

Guidance

For the second quarter of 2026, the Company exceeded the midpoint of the guidance range provided in its first quarter 2026 earnings release for Core FFO by $0.10 per diluted share.

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

Per Diluted

Share

Guidance midpoint of Core FFO per diluted share for Q2 2026

$

Same-Property NOI (1)

Non-Same-Property NOI

Interest Income and Other

Core FFO per diluted share for Q2 2026 reported

$

(1)

Includes $0.03 of lower property taxes due to refunds which are one-time in nature.

2026 Full-Year and Third Quarter Guidance

Per Diluted Share

Previous

Range

Revised

Range

Revised

Midpoint

Change at

Midpoint

G1Net Income

G2Total FFO

G3Core FFO

N/A

N/A

Same-Property Portfolio Growth (1)

Revenues

Operating Expenses

Net Operating Income

(1)

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 2.9% and 2.9%, respectively.

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Sequential Components to 2026 Third Quarter Core FFO Guidance Midpoint

Per Diluted

Share

Core FFO per diluted share for Q2 2026 reported

$

Consolidated Revenues

Consolidated Operating Expenses (1)

FFO from Co-Investments

Guidance midpoint of Core FFO per diluted share for Q3 2026

$

(1)

The sequential decline from consolidated operating expenses is primarily driven by higher utilities costs (consistent with typical seasonality), higher taxes due to one-time property tax refunds that were recorded in the second quarter of 2026, and timing of controllable spend.

For additional details regarding the Company’s 2026 FFO guidance range, see page S-15 and S-16.1 of the supplemental financial information.

Conference Call with Management

The Company will host an earnings conference call with management to discuss its quarterly results on Thursday, July 30, 2026 at 11 a.m. PST (2 p.m. EST), 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 second quarter 2026 earnings link. To access the replay, dial (844) 512-2921 using the replay pin number 13761419. 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.

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 258 apartment communities comprising over 62,000 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.

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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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Table of Contents

The following table sets forth the Company’s calculation of FFO and Core FFO per diluted share for the three and six-month periods ended June 30, 2026 and 2025 (dollars in thousands, except for share and per share amounts):

Three Months Ended

Six 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

)

)

)

)

FFO attributable to common stockholders and unitholders

$

$

$

$

FFO per share – diluted

$

$

$

$

Tax (benefit) expense on unconsolidated technology co-investments

$

)

$

)

$

$

)

Realized and unrealized gains on marketable securities, net

)

)

)

)

Provision for credit losses

)

)

Equity loss (income) from unconsolidated technology co-investments

)

)

Loss on early retirement of debt

-

-

-

Income from early redemption of preferred equity investments and notes receivable

)

-

)

-

General and administrative and other, net (1)

Insurance reimbursements and other, net

)

)

)

)

Core FFO 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 $0.1 million and $1.7 million for the three and six months ended June 30, 2026, respectively, and $0.3 million and $0.4 million for the three and six months ended June 30, 2025, respectively. T5During the three months ended June 30, 2026, the Company reached a settlement to fully resolve its case related to RealPage, Inc. totaling $36.5 million and another litigation matter totaling $19.3 million.

(2)

Assumes conversion of all outstanding limited partnership units in Essex Portfolio, L.P. (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 revenues 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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Table of Contents

Three Months Ended

Six 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 third 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 third quarter and full-year 2026 guidance; occupancy rates and rental demand may be adversely affected by competition and local economic and market conditions; T6there 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 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.

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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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Table of Contents

ESSEX PROPERTY TRUST, INC.

Consolidated Operating Results

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

Three Months Ended

Six 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 benefit (expense) 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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ESSEX PROPERTY TRUST, INC.

Consolidated Operating Results - Selected Line Item Detail

(Dollars in thousands)

Three Months Ended

Six 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 gains on marketable securities, net

Provision for credit losses

)

)

Insurance reimbursements and other, net

Interest and other income

$

$

$

$

Equity income from co-investments

Equity income (loss) from co-investments

$

$

)

$

$

)

Income from preferred equity investments

Equity (loss) income from unconsolidated technology co-investments

)

)

Insurance reimbursements and other, net

)

)

Gain on sale of co-investment communities

-

-

Income from early redemption of preferred equity 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

Table of Contents

ESSEX PROPERTY TRUST, INC.

Consolidated Funds from Operations (1)

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

Three Months Ended

Six Months Ended

% Change

% 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 (benefit) expense on unconsolidated technology co-investments

$

)

$

)

$

$

)

Realized and unrealized gains on marketable securities, net

)

)

)

)

Provision for credit losses

)

)

Equity loss (income) from unconsolidated technology co-investments

)

)

Loss on early retirement of debt

-

-

-

Income from early redemption of preferred equity investments and notes receivable

)

-

)

-

General and administrative and other, net (2)

Insurance reimbursements 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 $0.1 million and $1.7 million for the three and six months ended June 30, 2026, respectively, and $0.3 million and $0.4 million for the three and six months ended June 30, 2025, respectively. During the three months ended June 30, 2026, the Company reached a settlement to fully resolve its case related to RealPage, Inc. totaling $36.5 million and another litigation matter totaling $19.3 million.

(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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ESSEX PROPERTY TRUST, INC.

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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ESSEX PROPERTY TRUST, INC.

(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

$

%

$

-

$

$

%

%

Term loan

%

%

%

Unamortized discounts and debt

%

%

issuance costs, net

)

-

-

%

%

Total unsecured debt, net

%

%

%

Mortgage Notes Payable, net

%

%

Fixed rate - secured

%

%

%

Variable rate - secured (1)

%

-

%

%

Unamortized premiums and debt

%

%

issuance costs, net

)

-

-

%

%

Total mortgage notes payable, net

%

%

%

Unsecured Lines of Credit and Commercial Paper

Thereafter

%

%

Line of credit (2)

-

%

N/A

Subtotal

%

%

Line of credit (3)

-

%

N/A

Debt Issuance Costs

)

)

)

-

-

Commercial paper (4)

%

N/A

(Discounts)/Premiums

)

)

)

-

-

Total lines of credit and commercial paper

%

N/A

Total

$

$

$

%

%

Total debt, net

$

%

Capitalized interest for the three and six months ended June 30, 2026 was approximately $1.5 million and $2.8 million, respectively.

(1)

$258.2 million of variable rate debt is tax exempt to the note holders.

(2)

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.

(3)

This unsecured line of credit facility has a capacity of $75.0 million, a scheduled maturity date in 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.

(4)

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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ESSEX PROPERTY TRUST, INC.

Capitalization Data, Public Bond Covenants, Credit Ratings and Selected Credit Ratios - June 30, 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

Total shares of common stock and potentially dilutive securities

Interest Coverage:

Common stock price per share as of June 30, 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

Table of Contents

ESSEX PROPERTY TRUST, INC.

Portfolio Summary by County as of June 30, 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 June 30, 2026, divided by the number of apartment homes as of June 30, 2026.

(2)

Represents the percentage of actual NOI for the quarter ended June 30, 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 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

ESSEX PROPERTY TRUST, INC.

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

%