Q3 2026 Brandywine Realty Trust Earnings Call

October 22, 2026

Operator: Thank you for standing by, and welcome to the Brandywine Realty Trust Third Quarter 2026 Earnings Conference Call. At this time, all participants are in listen only mode. After the speaker's presentation, there will be a question and answer session. To ask a question during this session, you will need to press star 1 1 on your telephone. If your question has been answered and you would like to remove yourself from the queue, simply press star 1 1 again. As a reminder, today's program is being recorded. Now I would like to introduce your host for today's program, Gerry Sweeney, President and CEO. Please go ahead, sir.

Operator: Thank you for standing by, and welcome to the Brandywine Realty Trust Q3, 2026 Earnings Conference Call. At this time, all participants are in listen only mode. After the speaker's presentation, there will be a question and answer session. To ask a question during this session, you will need to press star one one on your telephone. If your question has been answered and you would like to remove yourself from the queue, simply press star one one again. As a reminder, today's program is being recorded. Now I would like to introduce your host for today's program, Gerard Sweeney, President and CEO. Please go ahead, sir.

Speaker #1: After the speakers' presentation, there will be a question-and-answer session. To ask a question during this session, you'll need to press *11 on your telephone.

Speaker #1: If your question has been answered and you'd like to remove yourself from the queue, simply press star 11 again. As a reminder, today's program is being recorded.

Speaker #1: And now I'd like to introduce your host for today's program, Gerry Sweeney, president and CEO. Please go ahead, sir.

Gerry Sweeney: Jonathan, thank you very much. Good morning, everyone. Thank you for participating in our third quarter 2026 earnings call. On today's call with me today are Dan Palazzo, our Senior Vice President and Chief Accounting Officer, and Tom Wirth, our Executive Vice President and Chief Financial Officer. Just to note, prior to beginning, certain information discussed on the call today may constitute forward-looking statements within the meaning of the Federal Securities Law. Although we believe the estimates reflected in these statements are based on reasonable assumptions, we cannot give assurance that the anticipated results will be achieved. For further information on factors that could impact our anticipated results, please reference our press release as well as our most recent annual and quarterly reports that we file with the SEC. Okay.

Gerard Sweeney: Jonathan, thank you very much. Good morning, everyone. Thank you for participating in our third quarter 2026 earnings call. On today's call with me today are Dan Palazzo, our Senior Vice President and Chief Accounting Officer, and Thomas Wirth, our Executive Vice President and Chief Financial Officer. Just to note, prior to beginning, certain information discussed on the call today may constitute forward-looking statements within the meaning of the Federal Securities Law. Although we believe the estimates reflected in these statements are based on reasonable assumptions, we cannot give assurance that the anticipated results will be achieved. For further information on factors that could impact our anticipated results, please reference our press release as well as our most recent annual and quarterly reports that we file with the SEC. Okay.

Speaker #2: Jonathan, thank you very much. Good morning, everyone. Thank you for participating in our third quarter 2026 earnings call. On today's call with me today are Dan Peloso, our senior vice president and chief accounting officer; and Tom Wirth, our executive vice president and chief financial officer.

Speaker #2: Just to note prior to beginning, certain information discussed on the call today may constitute forward-looking statements within the meaning of the Federal Securities Laws.

Speaker #2: Although we believe the estimates reflected in these statements are based on reasonable assumptions, we cannot give assurance that the anticipated results will be achieved.

Speaker #2: For further information on factors that could impact our anticipated results, please reference our press release, as well as our most recent annual and quarterly reports that we file with the SEC.

Gerry Sweeney: During our prepared comments today, Tom and I will briefly review third quarter results and frame out our key assumptions that drive our guidance for the balance of the year. After that, Dan, Tom, and I are available to answer any questions. From a capital markets operating and liquidity standpoint, the third quarter produced results that exceeded or were in line with our 2026 business plan. Since our last call, we have made significant progress on our capital markets plan, primarily on asset sales and debt reduction. Quarterly highlights include we increased our 2026 sales guidance from $305 million to $681 million, highlighted by the sale of 3151 Market Street and our partnership interest in Solaris House in Austin, Texas. The 3151 sale was for $240 million, or $544 per square foot.

Speaker #2: Okay. So during our prepared comments today, Tom and I will briefly review third quarter results. And frame out our key assumptions that drive our guidance for the balance of the year.

Gerard Sweeney: During our prepared comments today, Thomas and I will briefly review third quarter results and frame out our key assumptions that drive our guidance for the balance of the year. After that, Dan, Thomas, and I are available to answer any questions. From a capital markets operating and liquidity standpoint, the third quarter produced results that exceeded or were in line with our 2026 business plan. Since our last call, we have made significant progress on our capital markets plan, primarily on asset sales and debt reduction. Quarterly highlights include we increased our 2026 sales guidance from $305 million to $681 million, highlighted by the sale of 3151 Market Street and our partnership interest in Solaris House in Austin, Texas. The 3151 sale was for $240 million, or $544 per square foot.

Speaker #2: After that, Dan, Tom, and I are available to answer any questions. So from a capital markets operating and liquidity standpoint, the third quarter produced results that exceeded or were in line with our 2026 business plan.

Speaker #2: And since our last call, we've made significant progress on our capital markets plan, primarily on asset sales and debt reduction. Quarterly highlights include: we increased our 2026 sales guidance from $305 million to $681 million, highlighted by the sale of 3151 market street and our partnership interest in Solaris House in Austin, Texas.

Speaker #2: The 3151 sale was for $240 million, or $544 per square foot, and it's important to note, as we identified in the SIP, that that sale also eliminated our forward capital spend of almost $80 million.

Gerry Sweeney: And it is important to note, as we identified in the SIP, that that sale also eliminated our forward capital spend of almost $80 million. On our sales target, we are 100% achieved and fully funded. Our speculative revenue target increased by an additional $1 million, and we are 100% achieved at $19.5 million, with basically nothing left to do for the balance of 2026 on that target. This marks the second increase to our speculative revenue target this year and is now almost 12% higher than our initial 2026 business plan. Q3 FFO of $0.14 per share was in line with management guidance and estimates. We are maintaining our $0.55 per share full year midpoint and have narrowed our full year FFO guidance range. Our core FFO results, as Tom will articulate, exclude losses on early extinguishment of debt that we incurred during the quarter.

Gerard Sweeney: And it is important to note, as we identified in the SIP, that that sale also eliminated our forward capital spend of almost $80 million. On our sales target, we are 100% achieved and fully funded. Our speculative revenue target increased by an additional $1 million, and we are 100% achieved at $19.5 million, with basically nothing left to do for the balance of 2026 on that target. This marks the second increase to our speculative revenue target this year and is now almost 12% higher than our initial 2026 business plan. Q3 FFO of $0.14 per share was in line with management guidance and estimates. We are maintaining our $0.55 per share full year midpoint and have narrowed our full year FFO guidance range. Our core FFO results, as Thomas will articulate, exclude losses on early extinguishment of debt that we incurred during the quarter.

Speaker #2: On our sales target, we are 100% achieved and fully funded. Our speculative revenue target increased by an additional $1 million. And we are 100% achieved at 19.5 million with basically nothing left to do for the balance of 2026.

Speaker #2: On that target. This marks the second increase to our speculative revenue target this year, and is now almost 12% higher than our initial 2026 business plan.

Speaker #2: Third quarter FFO of $0.14 per share was in line with management guidance and estimates. We are maintaining our $0.55 per share full-year midpoint and have narrowed our full-year FFO guidance range. Our core FFO results, as Tom will articulate, exclude losses on early extinguishment of debt that we incurred during the quarter.

Gerry Sweeney: With the increased sales achieved, we had paid off $390 million, or over 13% of our outstanding combined debt. This is a $218 million increase over our initial 2026 debt reduction target. That does include the payoff of the loan securing both 3151 Market and Solaris House. Accelerating these debt paydowns lowered our year-end net debt to EBITDA midpoint from 8.4x to 8.8x down to 7.8x to 8x, about an 8% reduction at the midpoint, and reduced our quarterly run rate from 9.0x in Q2 to 7.6x in the third quarter. From an operating standpoint, solid operating metrics during the quarter reinforce our strong market position, and what we are continuing to see is a tenant's preference for very high-quality office space. Our wholly owned portfolio is 90.5% leased and 89% occupied. We had very small negative net absorption of about 7,000 square feet during the quarter.

Gerard Sweeney: With the increased sales achieved, we had paid off $390 million, or over 13% of our outstanding combined debt. This is a $218 million increase over our initial 2026 debt reduction target. That does include the payoff of the loan securing both 3151 Market and Solaris House. Accelerating these debt paydowns lowered our year-end net debt to EBITDA midpoint from 8.4x to 8.8x down to 7.8x to 8x, about an 8% reduction at the midpoint, and reduced our quarterly run rate from 9.0x in Q2 to 7.6x in the third quarter. From an operating standpoint, solid operating metrics during the quarter reinforce our strong market position, and what we are continuing to see is a tenant's preference for very high-quality office space. Our wholly owned portfolio is 90.5% leased and 89% occupied. We had very small negative net absorption of about 7,000 square feet during the quarter.

Speaker #2: With the increased sales achieved, we had paid off $390 million or over $13% of our outstanding combined debt. This is a $218 million increase over our initial 2026 debt reduction target.

Speaker #2: That does include the payoff of the loan securing both $3151 market and Solaris House. Accelerating these debt paydowns lowered our year-end net debt to EBITDA midpoint from $8.4 to $8.8, down to $7.8 to $8 times.

Speaker #2: About an 8% reduction at the midpoint, and reduced our quarterly run rate from 9.0x in Q2 to 7.6 in the third quarter. From an operating standpoint, solid operating metrics during the quarter reinforced our strong market position, and we're continuing to see as attendance preference for very high-quality office space.

Speaker #2: Our wholly-owned portfolio is 90.5% leased, and 89% occupied. We had very small negative net absorption of about $7,000 square feet during the quarter. Our year-end occupancy and lease percentages will improve through year-end, and we will have positive net absorption for the first time in several years, I think, as additional evidence of our pipeline continuing to build and our portfolio quality.

Gerry Sweeney: Our year-end occupancy and lease percentages will improve through year-end. We will have positive net absorption for the first time in several years, I think as additional evidence of our pipeline continuing to build and our portfolio quality. Leasing activity for the quarter was our highest for the year, totaling 558,000 square feet, including 372,000 square feet in our wholly owned portfolio. Also included in that number is about 114,000 square feet that we leased at One Uptown since our last call, bringing that property to 97% leased. Forward leasing commencing after the quarter totals 163,000 square feet, with 111,000 square feet taking occupancy this year. Tenant retention was 50%, resulting in our raising our full-year midpoint retention target to 54%. This raise was mainly due to unbudgeted renewals and expansions in both the Philadelphia CBD and Pennsylvania marketplaces. Our capital ratio for the quarter was 8.9%.

Gerard Sweeney: Our year-end occupancy and lease percentages will improve through year-end. We will have positive net absorption for the first time in several years, I think as additional evidence of our pipeline continuing to build and our portfolio quality. Leasing activity for the quarter was our highest for the year, totaling 558,000 square feet, including 372,000 square feet in our wholly owned portfolio. Also included in that number is about 114,000 square feet that we leased at One Uptown since our last call, bringing that property to 97% leased. Forward leasing commencing after the quarter totals 163,000 square feet, with 111,000 square feet taking occupancy this year. Tenant retention was 50%, resulting in our raising our full-year midpoint retention target to 54%. This raise was mainly due to unbudgeted renewals and expansions in both the Philadelphia CBD and Pennsylvania marketplaces. Our capital ratio for the quarter was 8.9%.

Speaker #2: Leasing activity for the quarter was our highest for the year, totaling $558,000 square feet, including $372,000 square feet in our wholly-owned portfolio. Also included in that number is about $114,000 square feet that we leased at one uptown since our last call, bringing that property to $97% leased.

Speaker #2: Forward leasing commencing after the quarter totals $163,000 square feet, with $111,000 square feet taking occupancy this year. Tenant retention was 50%, resulting in our raising our full-year midpoint retention target to 54%.

Speaker #2: This raise was mainly due to unbudgeted renewals and expansions in both the Philadelphia CBD and Pennsylvania marketplaces. Our capital ratio for the quarter was 8.9%, which allowed us to narrow and lower our 2026 business plan range from 12–13% to 11–12%.

Gerry Sweeney: That allowed us to narrow and lower our 2026 business plan range from 12% to 13% to 11% to 12%. Our GAAP mark-to-market was 10.8%. We are narrowing our full-year guidance range to 5% to 6% versus 5% to 7%. Cash mark-to-market was 5.7%. The adjustments to the guidance are a result of executing lower cost capital renewals with existing tenants. As a result, this quarter, our CAD number was higher than planned due to a number of those unbudgeted renewals that temporarily increased our revenue-maintaining CapEx run rate. Same store results were a -0.6% on a GAAP basis and a +1.7% on a cash basis, both within our current guidance ranges.

Gerard Sweeney: That allowed us to narrow and lower our 2026 business plan range from 12% to 13% to 11% to 12%. Our GAAP mark-to-market was 10.8%. We are narrowing our full-year guidance range to 5% to 6% versus 5% to 7%. Cash mark-to-market was 5.7%. The adjustments to the guidance are a result of executing lower cost capital renewals with existing tenants. As a result, this quarter, our CAD number was higher than planned due to a number of those unbudgeted renewals that temporarily increased our revenue-maintaining CapEx run rate. Same store results were a -0.6% on a GAAP basis and a +1.7% on a cash basis, both within our current guidance ranges.

Speaker #2: Our gap mark to market was 10.8%. We are narrowing our full-year guidance range to 5 to 6% versus 5 to 7%, cash mark to market was 5.7%.

Speaker #2: The adjustment the guidance or result of executing lower-cost capital renewals with existing tenants. As a result, this quarter, our CAD number was higher than planned due to a number of those unbudgeted renewals that temporarily increased our revenue-maintaining capex run rate.

Speaker #2: Same-store results were negative 0.6% on a GAAP basis and positive 1.7% on a cash basis, both within our current guidance ranges. Tour volume in the third quarter remained very strong, slightly below the high volume we saw in Q2, with higher tour volumes in our CBD and University City markets, slightly lower in the Pennsylvania suburbs, and the same levels quarter over quarter in Austin.

Gerry Sweeney: Tour volume in the Q3 remained very strong, slightly below the high volume we saw in Q2, with higher tour volumes in our CBD and University City markets, slightly lower in the Pennsylvania suburbs, and the same levels quarter-over-quarter in Austin. We also continue to experience very good tour conversion rates. For the trailing four quarters, 54% of tours converted to a proposal. From proposal, 49% converted to an executed lease. Both are running ahead of our historical averages. Just a few additional comments regarding market dynamics. In Philadelphia, we are now 95% occupied and 96% leased, with only 7% rolling annually through 2028.

Gerard Sweeney: Tour volume in the Q3 remained very strong, slightly below the high volume we saw in Q2, with higher tour volumes in our CBD and University City markets, slightly lower in the Pennsylvania suburbs, and the same levels quarter-over-quarter in Austin. We also continue to experience very good tour conversion rates. For the trailing four quarters, 54% of tours converted to a proposal. From proposal, 49% converted to an executed lease. Both are running ahead of our historical averages. Just a few additional comments regarding market dynamics. In Philadelphia, we are now 95% occupied and 96% leased, with only 7% rolling annually through 2028.

Speaker #2: We also continue to experience very good tour conversion rates. For the trailing four quarters, 54% of tours converted to a proposal, from proposal 49% converted to an executed lease, both are running ahead of our historical averages.

Speaker #2: Just a few additional comments regarding market dynamics. In Philadelphia, we're now 95% occupied and 96% leased, with only 7% rolling annually through 2028. We continued our outperformance trend in the CBD and University City, during the first nine months of this year, with 60% of all new leasing signed in our CBD and University City submarkets being at a BRANDYWINE property as I noted on previous calls, significantly exceeding our 15% market share.

Gerry Sweeney: We continued our outperformance trend in the CBD and University City during the first nine months of this year, with 60% of all new leasing signed in our CBD and University City submarkets being at a Brandywine property, as I noted on previous calls, significantly exceeding our 15% market share. Office to residential conversion activity now aggregates in Philadelphia CBD over 5 million square feet. That is about 11% of Philadelphia's inventory. We believe that dynamic will continue and further improve our competitive market position. In the Pennsylvania suburbs, we are 93% leased, and we continue to see solid levels of pipeline prospects for the existing vacancies, particularly in our Radnor submarket. Austin, at 66% occupancy, continues to lag the rest of the portfolio and does create about a 400 basis point drop in our overall company occupancy numbers.

Gerard Sweeney: We continued our outperformance trend in the CBD and University City during the first nine months of this year, with 60% of all new leasing signed in our CBD and University City submarkets being at a Brandywine property, as I noted on previous calls, significantly exceeding our 15% market share. Office to residential conversion activity now aggregates in Philadelphia CBD over 5 million square feet. That is about 11% of Philadelphia's inventory. We believe that dynamic will continue and further improve our competitive market position. In the Pennsylvania suburbs, we are 93% leased, and we continue to see solid levels of pipeline prospects for the existing vacancies, particularly in our Radnor submarket. Austin, at 66% occupancy, continues to lag the rest of the portfolio and does create about a 400 basis point drop in our overall company occupancy numbers.

Speaker #2: Residential office-to-residential conversion activity now aggregates in Philadelphia CBD over 5 million square feet, which is about 11% of Philadelphia's inventory, and we believe that that dynamic will continue.

Speaker #2: And further improve our competitive market position. In the Pennsylvania suburbs, we're 93% leased, and we continue to see solid levels of pipeline prospects for the existing vacancies, particularly in our Radnor submarket.

Speaker #2: Austin, at 66% occupancy, continues to lag the rest of the portfolio and does create about a 400 basis point drop in our overall company occupancy numbers.

Gerry Sweeney: The operating portfolio leasing pipeline remains stable at 2 million square feet, and this pipeline includes about 300,000 square feet in very advanced stages of negotiation. Shifting to the balance sheet, our liquidity position improved significantly during the quarter. While we had a $137 million balance outstanding on our line of credit at quarter end, upon receipt of quarter-end sale proceeds, we paid off that balance in early October. As such, there is no outstanding balance on our line of credit, and we have $175 million of cash on hand. As I noted previously, during the Q3, we reduced outstanding debt by almost $400 million, resulting in total, including wholly owned and joint venture, about $27.2 million of interest savings. Included in those amounts are about $140 million of bond retirements that we retired on an average interest cost of 8.7%.

Gerard Sweeney: The operating portfolio leasing pipeline remains stable at 2 million square feet, and this pipeline includes about 300,000 square feet in very advanced stages of negotiation. Shifting to the balance sheet, our liquidity position improved significantly during the quarter. While we had a $137 million balance outstanding on our line of credit at quarter end, upon receipt of quarter-end sale proceeds, we paid off that balance in early October. As such, there is no outstanding balance on our line of credit, and we have $175 million of cash on hand. As I noted previously, during the Q3, we reduced outstanding debt by almost $400 million, resulting in total, including wholly owned and joint venture, about $27.2 million of interest savings. Included in those amounts are about $140 million of bond retirements that we retired on an average interest cost of 8.7%.

Speaker #2: The operating portfolio leasing pipeline remains stable at $2 million square feet, and this pipeline includes about 300,000 square feet in very advanced stages of negotiation.

Speaker #2: A shifting to the balance sheet, our liquidity position improved significantly during the quarter. While we had $137 million balance outstanding on our line of credit at quarter-end, upon receipt of quarter-end sale proceeds, we paid off that balance in early October.

Speaker #2: As such, there's no outstanding balance on our line of credit, and we have $175 million of cash on hand. As I noted previously, during the third quarter, we reduced outstanding debt by almost $400 million, resulting in total including wholly-owned and joint venture about $27.2 million of interest savings, and included in those amounts are about $140 million of bond retirements that we retired on an average interest cost of 8.7%.

Gerry Sweeney: The vast majority of our sale proceeds consistent with our business plan were used to reduce leverage and improve credit metrics. We will continue to use our cash balances and any subsequent sale proceeds to further reduce debt, including repurchasing bonds in the Q4, and to a much lesser extent, to the extent dictated by the market, repurchasing shares. As we noted on previous calls, until we make significant progress on all of our leverage targets, we anticipate using only 5% to 10% of net proceeds to purchase shares. Our plan remains returning to investment-grade metrics. We will maintain minimal balances on our line of credit, and the execution of the sales program this year has been an excellent catalyst to reduce leverage and further improve all of our credit metrics.

Gerard Sweeney: The vast majority of our sale proceeds consistent with our business plan were used to reduce leverage and improve credit metrics. We will continue to use our cash balances and any subsequent sale proceeds to further reduce debt, including repurchasing bonds in the Q4, and to a much lesser extent, to the extent dictated by the market, repurchasing shares. As we noted on previous calls, until we make significant progress on all of our leverage targets, we anticipate using only 5% to 10% of net proceeds to purchase shares. Our plan remains returning to investment-grade metrics. We will maintain minimal balances on our line of credit, and the execution of the sales program this year has been an excellent catalyst to reduce leverage and further improve all of our credit metrics.

Speaker #2: Obviously, the vast majority of our sale proceeds consistent with our business plan were used to reduce leverage and improve credit metrics. We will continue to use our cash balances and any subsequent sale proceeds to further reduce debt including repurchasing bonds in the fourth quarter, and to a much lesser extent to the extent dictated by the market repurchasing shares.

Speaker #2: As we noted on previous calls, until we make significant progress on all of our leverage targets, we anticipate using only 5 to 10 percent of net proceeds to purchase shares.

Speaker #2: Our plan remains returning to investment-grade metrics. We will maintain minimal balances on our line of credit, and the execution of the sales program this year has been an excellent catalyst to reduce leverage and further improve all of our credit metrics.

Gerry Sweeney: With our sales activity now complete and debt reduction underway, as I noted previously, we expect a significant improvement to our net debt to EBITDA. The year-end target we have identified in the SIP does assume we continue to apply that $100 million of cash on hand to further reduce outstanding debt during Q4. On One Uptown, which is the only remaining development project, we made significant progress during the quarter. As I noted, we are now 97% leased. We expect this project to stabilize in Q3, slightly behind schedule due to build-out times with lease executions, but at a slightly higher pro forma yield. What is interesting to note is the Uptown sub-market where our projects are located is now about 95%-plus leased, with a vacancy rate including sublease space of less than 5% and really no large available blocks of space.

Gerard Sweeney: With our sales activity now complete and debt reduction underway, as I noted previously, we expect a significant improvement to our net debt to EBITDA. The year-end target we have identified in the SIP does assume we continue to apply that $100 million of cash on hand to further reduce outstanding debt during Q4. On One Uptown, which is the only remaining development project, we made significant progress during the quarter. As I noted, we are now 97% leased. We expect this project to stabilize in Q3, slightly behind schedule due to build-out times with lease executions, but at a slightly higher pro forma yield. What is interesting to note is the Uptown sub-market where our projects are located is now about 95%-plus leased, with a vacancy rate including sublease space of less than 5% and really no large available blocks of space.

Speaker #2: With our sales activity now complete and debt reduction underway, as I noted previously, we expect a significant improvement to our net debt to EBITDA, the year-end target we have identified in the SIP does assume we continue to apply about $100 million of cash on hand to further reduce outstanding debt during the fourth quarter.

Speaker #2: On one uptown, which is the only remaining development project, we made significant progress during the quarter. And as I noted, it is now we are now 97% leased.

Speaker #2: We expect this project to stabilize in the third quarter, slightly behind schedule due to build-out times with lease executions, but at a slightly higher pro-forma yield.

Speaker #2: What's interesting to note is the uptown submarket where our projects are located is now about 95% plus leased, with a vacancy rate including sublease space of less than 5% and really no large available blocks of space.

Gerry Sweeney: As noted previously, in anticipation of our 2027 IBM lease expiration that will have an impact of about $11 million of net NOI on us, we plan to commence the redevelopment of at least one of those existing buildings upon achieving pre-leasing activity. Since announcing this redevelopment initiative, the pipeline has risen to about 1.5 million square feet, with all those prospects having lease commencement dates between late 2027 and 2030. The market response continues to be exceptional. The first building consists of 157,000 square feet. Again, assuming pre-leasing, and we are in significant discussions with some prospects, we expect to deliver a renovated building by year-end 2027. Also, as prospective tenants' requirements advance, we do have planning underway to do similar renovations at some of the other buildings. As we discussed on our last call, our hope was to sell Solaris, our 340-unit residential project in Austin.

Gerard Sweeney: As noted previously, in anticipation of our 2027 IBM lease expiration that will have an impact of about $11 million of net NOI on us, we plan to commence the redevelopment of at least one of those existing buildings upon achieving pre-leasing activity. Since announcing this redevelopment initiative, the pipeline has risen to about 1.5 million square feet, with all those prospects having lease commencement dates between late 2027 and 2030. The market response continues to be exceptional. The first building consists of 157,000 square feet. Again, assuming pre-leasing, and we are in significant discussions with some prospects, we expect to deliver a renovated building by year-end 2027. Also, as prospective tenants' requirements advance, we do have planning underway to do similar renovations at some of the other buildings. As we discussed on our last call, our hope was to sell Solaris, our 340-unit residential project in Austin.

Speaker #2: So as noted previously, in anticipation of our 2027 IBM lease expiration, that will have an impact about $11 million of net NOI on us, we plan to commence the redevelopment of at least one of those existing buildings upon achieving pre-leasing activity.

Speaker #2: Since announcing this redevelopment initiative, the pipeline has risen to about 1.5 million square feet, with all those prospects having lease commencement dates—excuse me—between late 2027 and 2030.

Speaker #2: So the market response continues to be exceptional. The first building consists of 157,000 square feet, and again, assuming pre-leasing, and we're in significant discussion with some prospects, we expect to deliver renovated building by year-end 2027.

Speaker #2: Also, as prospective tenants' requirements advance, we do have planning underway to do similar renovations at some of the other buildings. As we discussed in our last call, our hope was to sell Solaris, our $340-unit residential project in Austin, that sale closed in September.

Gerry Sweeney: That sale closed in September. We received net proceeds after paying off the $76 million construction loan and paying off our preferred investor. That project was held in a joint venture with Brandywine owning about 57% and was sold at a sub 4% cap rate. As we have already highlighted, we have increased our 2026 business plan target to $681 million, and we are frankly delighted to have achieved this increased sales target, particularly in light of the very choppy capital markets. Our team did a wonderful job of getting all those transactions closed without any retrade of pricing and on schedule. The response from the market for the asset sales, even with the choppy market conditions, was fairly strong. We had considerable interest, and the typical marketing process had between seven to 10 qualified bids.

Gerard Sweeney: That sale closed in September. We received net proceeds after paying off the $76 million construction loan and paying off our preferred investor. That project was held in a joint venture with Brandywine owning about 57% and was sold at a sub 4% cap rate. As we have already highlighted, we have increased our 2026 business plan target to $681 million, and we are frankly delighted to have achieved this increased sales target, particularly in light of the very choppy capital markets. Our team did a wonderful job of getting all those transactions closed without any retrade of pricing and on schedule. The response from the market for the asset sales, even with the choppy market conditions, was fairly strong. We had considerable interest, and the typical marketing process had between seven to 10 qualified bids.

Speaker #2: We received net proceeds after paying off the $76 million construction loan and paying off our preferred investor. That project was held in a joint venture with BRANDYWINE owning about 57% and was sold at a sub-4% cap rate.

Speaker #2: As we've already highlighted, we've increased our 2026 business plan target to $681 million. And we're frankly delighted to achieve this increased sales target, particularly in light of the very choppy capital markets.

Speaker #2: So our team did a wonderful job of getting all those transactions closed without any retrade of pricing and on schedule. And the response from the market for the asset sales, even with the choppy market conditions, was fairly strong.

Speaker #2: We had considerable interest in the typical marketing process that had between 7 to 10 qualified bids all buyer types were engaged, including users, institutional investment managers, private REITs, and significant interest from private capital.

Gerry Sweeney: All buyer types were engaged, including users, institutional investment managers, private REITs, and significant interest from private capital. With that overview and our clear priority to continue to lower leverage and return to investment-grade metrics, I will turn the floor over to Tom to review financial results for Q2 and the outlook for the balance of the year.

Gerard Sweeney: All buyer types were engaged, including users, institutional investment managers, private REITs, and significant interest from private capital. With that overview and our clear priority to continue to lower leverage and return to investment-grade metrics, I will turn the floor over to Thomas to review financial results for Q2 and the outlook for the balance of the year.

Speaker #2: So with that overview and our clear priority to continue to lower leverage and return to investment-grade metrics, I'll turn the floor over to Tom to review financial results for the second quarter and the outlook for the balance of the year.

Tom Wirth: Thank you, Gerry, and good morning. Our Q3 net loss was $22.3 million, or $0.13 per share, and our core FFO, which excludes debt extinguishment charges, totaled $15.4 million, or $0.09 per share, totaling $24.6 million, or $0.14 per diluted share, and met the Q2 guidance and consensus estimates. Some general observations for the Q3. Property NOI was $68.5 million, or $1.1 million below our forecast due to lower retail and residential income. We anticipate improvement in those areas in the Q4. G&A expense was above our reforecast by $0.5 million, primarily due to compensation expense. Q3 fees were $2.1 million, or $0.5 million above reforecast, primarily due to third-party leasing fees. Quarterly JV FFO interest expense and other income were generally in line with the forecast.

Thomas Wirth: Thank you, Gerard, and good morning. Our Q3 net loss was $22.3 million, or $0.13 per share, and our core FFO, which excludes debt extinguishment charges, totaled $15.4 million, or $0.09 per share, totaling $24.6 million, or $0.14 per diluted share, and met the Q2 guidance and consensus estimates. Some general observations for the Q3. Property NOI was $68.5 million, or $1.1 million below our forecast due to lower retail and residential income. We anticipate improvement in those areas in the Q4. G&A expense was above our reforecast by $0.5 million, primarily due to compensation expense. Q3 fees were $2.1 million, or $0.5 million above reforecast, primarily due to third-party leasing fees. Quarterly JV FFO interest expense and other income were generally in line with the forecast.

Speaker #1: Thank you, Jerry, and good morning. Our third quarter net loss was 22.3 million or 13 cents per share, and our core FFO, which excludes debt extortion charges, totaled 15.4 million or 9 cents per share, totaling $24.6 million or 14 cents per diluted share and met the second quarter guidance and consensus estimates.

Speaker #1: Some general observations for the third quarter. Property NOI was 68.5 or 1.1 million below our forecast, to lower retail and residential income we anticipate improvement in those areas in the fourth quarter.

Speaker #1: G&A expense was above our forecast by half a million dollars, primarily due to compensation expense. Third quarter fees were 2.1 million or half a million above forecast, primarily due to third-party leasing fees.

Speaker #1: Quarterly JV FFO, interest expense, and other income were generally in line with the forecast. Looking at debt metrics, third quarter debt service and interest coverage ratios were 1.7 times, both equal to our second quarter results.

Tom Wirth: Looking at debt metrics, Q3 debt service and interest coverage ratios were 1.7x, both equal to our Q2 results. We expect those coverage ratios to improve in the Q4 as we experience the full quarter impact of our bond purchases. Our Q3 annualized combined net debt to EBITDA was 7.6x, reflecting proceeds from our sales and corresponding debt repayments. During the Q4, we expect these coverage ratio levels to increase slightly based on having the full quarter impact of sold properties in the Q4 cash flow. During the Q3, we had no significant changes to our core portfolio since the properties that were sold during the quarter were either held for sale or classified as development.

Thomas Wirth: Looking at debt metrics, Q3 debt service and interest coverage ratios were 1.7x, both equal to our Q2 results. We expect those coverage ratios to improve in the Q4 as we experience the full quarter impact of our bond purchases. Our Q3 annualized combined net debt to EBITDA was 7.6x, reflecting proceeds from our sales and corresponding debt repayments. During the Q4, we expect these coverage ratio levels to increase slightly based on having the full quarter impact of sold properties in the Q4 cash flow. During the Q3, we had no significant changes to our core portfolio since the properties that were sold during the quarter were either held for sale or classified as development.

Speaker #1: We expect those coverage ratios to improve in the fourth quarter as we experience the full quarter impact of our bond purchases. Our third quarter annualized combined net debt to EBITDA was 7.6 times, reflecting proceeds from our sales and corresponding debt repayments.

Speaker #1: During the fourth quarter, we expect these coverage ratios levels to increase slightly based on not having the based on having the full quarter impact of sold properties in the fourth quarter cash flow.

Speaker #1: During the third quarter, we had no significant changes to our core portfolio since the properties that were sold during the quarter were either held for sale or classified as development.

Tom Wirth: After looking at liquidity and financing, after the line of credit was paid off in early October, we had a solid liquidity position of $175 million of cash and no outstanding balance on our unsecured line of credit. As Gerry mentioned on sales activity, we increased our target to $545 million on a wholly owned basis, which is 100% achieved and funded. The weighted average cap rate on those sales was 4.7% on a cash basis and 4.9% on a GAAP basis. In addition, the sales reduced our forward capital commitments, as Gerry mentioned, by around $79 million. A majority of these proceeds have been used to reduce debt and will continue on our path back to investment grade. We also have a portion of those sales being used for share buybacks.

Thomas Wirth: After looking at liquidity and financing, after the line of credit was paid off in early October, we had a solid liquidity position of $175 million of cash and no outstanding balance on our unsecured line of credit. As Gerard mentioned on sales activity, we increased our target to $545 million on a wholly owned basis, which is 100% achieved and funded. The weighted average cap rate on those sales was 4.7% on a cash basis and 4.9% on a GAAP basis. In addition, the sales reduced our forward capital commitments, as Gerard mentioned, by around $79 million. A majority of these proceeds have been used to reduce debt and will continue on our path back to investment grade. We also have a portion of those sales being used for share buybacks.

Speaker #1: Looking at liquidity and financing, after the line of credit was paid off in early October, we had a solid liquidity position of $175 million of cash and no outstanding balance or unsecured line of credit.

Speaker #1: As Jerry mentioned on sales activity, we increased our target to $545 million on a wholly owned basis, which is 100% achieved and funded, the weighted average cap rate on those sales was 4.7%.

Speaker #1: On a cash basis and 4.9% on a gap basis. In addition, the sales reduced our forward capital commitments as Jerry mentioned by around $79 million.

Speaker #1: A majority of these proceeds have been used to reduce debt and will continue on our path back to investment-grade we also have a portion of those sales being used for share buybacks.

Tom Wirth: Looking at our unsecured bonds, our planned buyback of existing unsecured bonds focused on bonds with higher coupons that will have a more immediate impact on our coverage ratios. During the quarter, we purchased $140 million of unsecured bonds, representing $50 million of the 2028 bonds and $90 million of the 2029 bonds, reducing annual interest expense by $12.5 million. We incurred debt extinguishment costs of about $9.2 million. However, we did not include those in our H2 FFO guidance, as we discussed in the previous call. Our C-PACE loan in connection with the sale of 3151 Market, we prepaid our $57.3 million loan with a 7.3% interest rate that collateralized the property. The early prepayment resulted in a $6.2 million loss on the early extinguishment of debt.

Thomas Wirth: Looking at our unsecured bonds, our planned buyback of existing unsecured bonds focused on bonds with higher coupons that will have a more immediate impact on our coverage ratios. During the quarter, we purchased $140 million of unsecured bonds, representing $50 million of the 2028 bonds and $90 million of the 2029 bonds, reducing annual interest expense by $12.5 million. We incurred debt extinguishment costs of about $9.2 million. However, we did not include those in our H2 FFO guidance, as we discussed in the previous call. Our C-PACE loan in connection with the sale of 3151 Market, we prepaid our $57.3 million loan with a 7.3% interest rate that collateralized the property. The early prepayment resulted in a $6.2 million loss on the early extinguishment of debt.

Speaker #1: Looking at our unsecured bonds, our planned buyback existing unsecured bonds focused on bonds with higher coupons that will have a more immediate impact on our coverage ratios, during the quarter we purchased 140 million of secured bonds, representing 15 million of the 2028 bonds and 90 million of the 2029 bonds, reducing annual interest expense by 12.5 million dollars.

Speaker #1: We incurred debt extinguisher cost of about $9.2 million; however, as we did not include those in our second half FFO guidance, as we discussed in the previous call.

Speaker #1: Our CPACE loan in connection with the sale of 3151 market, we prepaid our $57.3 million loan with a 7.3 interest rate that collateralized the property.

Speaker #1: We really prepayment resulted in a 6.2 million dollar loss on the early extinguishment of debt. As outlined on page one of our supplemental, during the quarter we reduced debt including the line of credit by 390 million dollars, which resulted in 24 million of annual interest expense savings on a wholly owned basis.

Tom Wirth: As outlined on page 1 of our supplemental, during the quarter, we reduced debt, including the line of credit, by $390 million, which resulted in $24 million of annual interest expense savings on a wholly owned basis. The $24 million reduction represents approximately 18% of our second quarter 2026 midpoint guidance for annual interest expense. We anticipate using another $100 million of cash on hand to further reduce debt during Q4. Our unsecured line of credit had an initial maturity date of June 2026, with two 6-month extension options through June 2027. With our sales program now complete and our debt reduction program almost complete, we will work with our bank group to try and extend the line of credit this quarter. As we mentioned, recapitalization of our joint ventures, we have made significant progress toward recapitalizing the final two preferred equity development projects located in Austin, Texas.

Thomas Wirth: As outlined on page 1 of our supplemental, during the quarter, we reduced debt, including the line of credit, by $390 million, which resulted in $24 million of annual interest expense savings on a wholly owned basis. The $24 million reduction represents approximately 18% of our second quarter 2026 midpoint guidance for annual interest expense. We anticipate using another $100 million of cash on hand to further reduce debt during Q4. Our unsecured line of credit had an initial maturity date of June 2026, with two 6-month extension options through June 2027. With our sales program now complete and our debt reduction program almost complete, we will work with our bank group to try and extend the line of credit this quarter. As we mentioned, recapitalization of our joint ventures, we have made significant progress toward recapitalizing the final two preferred equity development projects located in Austin, Texas.

Speaker #1: The $24 million reduction represents approximately 18% of our second quarter 2006 midpoint guidance for annual interest expense. We anticipate using another $100 million of cash on hand to further reduce debt during the fourth quarter.

Speaker #1: Our unsecured line of credit had an initial maturity date of June 2026, with two six-month extension options through June 2027. With our sales program now complete, we continue to work, and our debt reduction program is almost complete.

Speaker #1: We will work with our bank group to try and extend the line of credit this quarter. As we mentioned regarding recapitalization of our joint ventures, we've made significant progress toward recapitalizing the final two preferred equity development projects located in Austin, Texas.

Tom Wirth: We have sold Solaris for $136 million and received over $16 million of cash after repaying our partner an existing construction loan, and we reduced the debt attribution from that by $43.6 million. We are now 97% done at One Uptown on the leasing front, our office project, and we plan to recap that asset in Q1 2027 rather than Q4 2026, based on the timing of the leasing. We expect that transaction to provide about $25 million in net proceeds and reduce our debt attribution by about $50 million in 2027. Now let us look at Q4. Property level income for the quarter should be about $68 million and will be about half a million below Q3.

Thomas Wirth: We have sold Solaris for $136 million and received over $16 million of cash after repaying our partner an existing construction loan, and we reduced the debt attribution from that by $43.6 million. We are now 97% done at One Uptown on the leasing front, our office project, and we plan to recap that asset in Q1 2027 rather than Q4 2026, based on the timing of the leasing. We expect that transaction to provide about $25 million in net proceeds and reduce our debt attribution by about $50 million in 2027. Now let us look at Q4. Property level income for the quarter should be about $68 million and will be about half a million below Q3.

Speaker #1: We have sold Solaris for $136 million and received over $16 million of cash after repaying our partner and existing construction loan, and we reduced the debt attribution from that by 43.6 million dollars.

Speaker #1: We are now 97% done at one uptown on the leasing front. Our office project, and we plan to recap that asset in the first quarter of '27, rather than the fourth quarter of '26 based on the timing of the leasing.

Speaker #1: We expect that transaction to provide about $25 million of net proceeds and reduce our debt attribution by about $50 million in 2027. Property-level income—now let's look at the fourth quarter.

Speaker #1: Property level income for the quarter should be about $68 million and will be about half a million below the third quarter. The incredible decrease is primarily due to the sold properties between the NOI in the third quarter versus the zero NOI in the fourth quarter, and that decrease will be about $2 million.

Tom Wirth: The incremental decrease is primarily due to the sold properties between the NOI in Q3 versus the zero NOI in Q4, and that decrease will be about $2 million. Offsetting that $2 million is improvement in the Radnor Hotel, which commenced operations earlier this year and is producing an incremental $800,000 of NOI between Q3 and Q4, and improved operating results at 3025 JFK, which also has $800,000 of improvement between Q3 and Q4. FFO contributions from our joint ventures will be about half a million dollars. G&A expense for Q4 will total about $7 million. The sequential decrease is consistent with prior years, and our full year range is still $36 million to $37 million. Interest expense, including deferred financing costs, will approximately be $35 million, which includes $400,000 of capitalized interest.

Thomas Wirth: The incremental decrease is primarily due to the sold properties between the NOI in Q3 versus the zero NOI in Q4, and that decrease will be about $2 million. Offsetting that $2 million is improvement in the Radnor Hotel, which commenced operations earlier this year and is producing an incremental $800,000 of NOI between Q3 and Q4, and improved operating results at 3025 JFK, which also has $800,000 of improvement between Q3 and Q4. FFO contributions from our joint ventures will be about half a million dollars. G&A expense for Q4 will total about $7 million. The sequential decrease is consistent with prior years, and our full year range is still $36 million to $37 million. Interest expense, including deferred financing costs, will approximately be $35 million, which includes $400,000 of capitalized interest.

Speaker #1: Offsetting that $2 million is improvement in the Radnor or Hotel, which commenced operations earlier this year and is producing an incremental $800,000 of NOI between the third and the fourth quarters.

Speaker #1: And improved operating results at 3025 JFK, which also has $800,000 of improvement between the third and the fourth quarter. FFO contributions from our joint ventures will be about $500,000.

Speaker #1: G&A expense for the fourth quarter will total about $7 million; the sequential decrease is consistent with prior years. And our full year range is still 36 to 37 million interest expense including deferred financing costs will approximately be $35 million, which includes $400,000 of capitalized interest.

Tom Wirth: We have lowered our full year expense range by $3 million at the midpoint to account for the lower debt balances. As previously mentioned, in connection with potentially retiring additional debt, we may incur additional debt extinguishment costs during Q4 that are not currently in our FFO or core FFO guidance. Termination fees and other income will total about $2.5 million. Net third party fees will be about $2 million. Interest income will total about $1 million with the cash we currently have on hand. Our diluted share count for the quarter should be about 177 million shares, reflecting the share buyback we did in Q3. For clarity, the Q4 forecast will then result in core FFO range of $0.16 to $0.18 per share.

Thomas Wirth: We have lowered our full year expense range by $3 million at the midpoint to account for the lower debt balances. As previously mentioned, in connection with potentially retiring additional debt, we may incur additional debt extinguishment costs during Q4 that are not currently in our FFO or core FFO guidance. Termination fees and other income will total about $2.5 million. Net third party fees will be about $2 million. Interest income will total about $1 million with the cash we currently have on hand. Our diluted share count for the quarter should be about 177 million shares, reflecting the share buyback we did in Q3. For clarity, the Q4 forecast will then result in core FFO range of $0.16 to $0.18 per share.

Speaker #1: We've lowered our full year expense range by $3 million at the midpoint to account for the lower debt balances. As previously mentioned, in connection with potentially a tiring additional debt, we may incur additional debt extinguishment costs during the fourth quarter that are not currently in our FFO or core FFO guidance.

Speaker #1: Termination fees and other income will total about two and a half million dollars. Net third-party fees will be about $2 million. Interest income will total about a million dollars with the cash we currently have on hand.

Speaker #1: And our diluted share count for the quarter should be about 177 million shares reflecting the share buyback we did in the third quarter. And for clarity, the fourth quarter forecast will then result in core FFO range of 16 to 18 cents per share.

Tom Wirth: Turning to the capital market plan for Q4, which is pretty straightforward and totals about $165 million. Our Q3 CAD payout ratio was 103. We have adjusted the CAD payout ratio to account for increased tenant renewals and revenue maintained capital that is being incurred, as well as some of the older capital that dates back to pre-2024. Looking at the larger uses, development spend will total $20 million. We will then have $14 million of common dividends, $10 million of revenue maintaining capital, $11 million of revenue creating capital, and $10 million of equity contributions to our joint ventures. The sources are going to be $20 million of cash flow after interest and using $145 million of our cash on hand. Based on the capital plan, we anticipate having a small amount of cash and no outstanding balance on our line of credit.

Thomas Wirth: Turning to the capital market plan for Q4, which is pretty straightforward and totals about $165 million. Our Q3 CAD payout ratio was 103. We have adjusted the CAD payout ratio to account for increased tenant renewals and revenue maintained capital that is being incurred, as well as some of the older capital that dates back to pre-2024. Looking at the larger uses, development spend will total $20 million. We will then have $14 million of common dividends, $10 million of revenue maintaining capital, $11 million of revenue creating capital, and $10 million of equity contributions to our joint ventures. The sources are going to be $20 million of cash flow after interest and using $145 million of our cash on hand. Based on the capital plan, we anticipate having a small amount of cash and no outstanding balance on our line of credit.

Speaker #1: During our turning to the capital market plan for the fourth quarter, which is pretty straightforward and totals about $165 million, our third quarter CAD payout ratio was 103.

Speaker #1: We've adjusted the CAD payout ratio to account for increased tenant renewals and revenue maintained capital. That's being incurred as well as some of the older capital that dates back to pre-2024.

Speaker #1: Looking at the larger uses, development spend will total $20 million, and we will then have $14 million of common dividends, $10 million of revenue-maintaining capital, $11 million of revenue-creating capital, and $10 million of equity contributions to our joint ventures.

Speaker #1: The sources are going to be $20 million of cash flow after interest and using $145 million of our cash on hand. Based on the capital plan, we anticipate having a small amount of cash and no outstanding balance on our line of credit.

Tom Wirth: We anticipate our net debt EBITDA range to be 7.8 to 8.0, and our fixed charge ratio to between 1.8 and 2.0. Implicit in these ratios is further reducing debt by another $100 million during the quarter. While the increase to 2026 sales has accelerated our de-leveraging program, we are focused on additional sales in 2027 as we continue our goal to improve our pricing in public market debt and in our ratings. I will turn the call back over to Gerry.

Thomas Wirth: We anticipate our net debt EBITDA range to be 7.8 to 8.0, and our fixed charge ratio to between 1.8 and 2.0. Implicit in these ratios is further reducing debt by another $100 million during the quarter. While the increase to 2026 sales has accelerated our de-leveraging program, we are focused on additional sales in 2027 as we continue our goal to improve our pricing in public market debt and in our ratings. I will turn the call back over to Gerard.

Speaker #1: We anticipate our net debt EBITDA range to be $78 to $80, and our fixed charge ratio to between 1.8 and 2.0. Implicit in these ratios is further reducing debt by another 100 million during the quarter.

Speaker #1: While the increase to 2026 sales has accelerated our deleveraging program, we are focused on additional sales in 2027 as we continue our goal to improve our pricing in public market debt and in our ratings.

Speaker #1: I will turn the call back over to Jerry.

Gerry Sweeney: Tom, thanks very much. As we look ahead, our asset quality and operating teams will really enable us to continue capitalizing on improving real estate market conditions. We do expect overall market conditions from a leasing standpoint to continue to improve as we move into 2027. I think the success of our sales program has resulted in significant debt reduction well ahead of plan, improved liquidity, lower forward capital costs, which is a very key point that we are focused on, and really the complete elimination of our forward development risk. The groundwork has been laid through the 2026 business plan execution so far. We plan on building on that continued momentum to drive long-term value. With that, Jonathan, we are delighted to open up the floor for questions.

Gerard Sweeney: Thomas, thanks very much. As we look ahead, our asset quality and operating teams will really enable us to continue capitalizing on improving real estate market conditions. We do expect overall market conditions from a leasing standpoint to continue to improve as we move into 2027. I think the success of our sales program has resulted in significant debt reduction well ahead of plan, improved liquidity, lower forward capital costs, which is a very key point that we are focused on, and really the complete elimination of our forward development risk. The groundwork has been laid through the 2026 business plan execution so far. We plan on building on that continued momentum to drive long-term value. With that, Jonathan, we are delighted to open up the floor for questions.

Speaker #2: Tom, thanks very much. As we look ahead, our asset quality and operating teams will really enable us to continue capitalizing on improving real estate market conditions.

Speaker #2: And we do expect overall market conditions, from a leasing standpoint, to continue to improve as we move into 2027. I think the success of our sales program has resulted in significant debt reduction well ahead of plan, improved liquidity, lower forward capital costs—which is a very key point that we are focused on—and really the complete elimination of our forward development risk.

Speaker #2: The groundwork has been laid through the 26 business plan execution so far. We plan on building on that continuum momentum to drive long-term value.

Speaker #2: With that, Jonathan, we're delighted to open up the floor for questions. As we always do, we ask that in the interest of time, you limit yourself to one question and a follow-up.

Gerry Sweeney: As we always do, we ask that in the interest of time, you limit yourself to one question and a follow-up. Thank you very much.

Gerard Sweeney: As we always do, we ask that in the interest of time, you limit yourself to one question and a follow-up. Thank you very much.

Speaker #2: Thank you very much.

Operator: Thank you. Our first question for today comes from the line of Nick Joseph from Citi. Your question, please.

Speaker #3: Thank you. And our first question for today comes from the line of Nick Joseph from Citi. Your question, please.

Nick Joseph: Thanks. Gerry, you outlined a lot of the progress that you have made over the quarter and the year. I guess, just as I think about the capital plan going forward, you mentioned still 5% to 10% to buy back shares. Why is that the right level versus using almost all the proceeds to continue the de-leveraging plan?

Nick Joseph: Thanks. Gerard, you outlined a lot of the progress that you have made over the quarter and the year. I guess, just as I think about the capital plan going forward, you mentioned still 5% to 10% to buy back shares. Why is that the right level versus using almost all the proceeds to continue the de-leveraging plan?

Speaker #4: Thanks. Jerry, you outlined obviously a lot of the progress that you've made over the quarter and the year. I guess just as I think about the capital plan going forward, you mentioned still a 5 to 10 percent to buy back shares.

Speaker #4: Why is that the right level versus using almost all the proceeds to plan?

Gerry Sweeney: Yeah, I think it just provides us some additional flexibility. Frankly, as we set the target at the 5% to 10% we announced it on last quarter call, we have bought back much less than that. I think the major focus, as I am glad you raised the question, it is nuanced. Our major focus is continuing to reduce our overall leverage and improving all of our key credit metrics to get back on the path towards investment grade. Hopefully that clarifies. We keep that flexibility out there based upon what we are seeing in the marketplace. But the reality is that the vast majority, almost without exception, is being applied to reduce debt, whether that be some of the construction secured loans we have or continuing to get in the marketplace to retire bonds.

Gerard Sweeney: Yeah, I think it just provides us some additional flexibility. Frankly, as we set the target at the 5% to 10% we announced it on last quarter call, we have bought back much less than that. I think the major focus, as I am glad you raised the question, it is nuanced. Our major focus is continuing to reduce our overall leverage and improving all of our key credit metrics to get back on the path towards investment grade. Hopefully that clarifies. We keep that flexibility out there based upon what we are seeing in the marketplace. But the reality is that the vast majority, almost without exception, is being applied to reduce debt, whether that be some of the construction secured loans we have or continuing to get in the marketplace to retire bonds.

Speaker #2: Yeah, I think it just provides us some additional flexibility. And frankly, as we set the target, at the 5 to 10 percent we announced it on last quarter call, we've bought back much less than that.

Speaker #2: I think the major focus—and I'm glad you raised the question—is it's nuanced. Our major focus is continuing to reduce our overall leverage and improve all of our key credit metrics to get back on the path towards investment grade.

Speaker #2: So hopefully that clarifies. We keep that flexibility out there, based upon what we're seeing in the marketplace, but the reality is that the vast majority almost without exception is being applied to reduce debt, whether that be some of the construction secured loans we have, or continuing to get in the marketplace to retire bonds.

Nick Joseph: Thanks. With One Uptown now 97% leased, what is the appetite to recap that asset?

Speaker #4: Thanks. And then with one uptown, now 97 percent leased, what's the appetite to recap that asset?

Gerry Sweeney: I think we're going to take a hard look at that. We're already starting to talk to some potential partners to recap that and improve our balance sheet metrics. As Tom outlined, now with that project fully leased, and some of those leases, quite honestly, were in the process for a long period of time. I think this quarter, we were able to get all of them across the finish line. The build-out periods are underway for most of those tenants, and we expect all that capital to be spent the first part of the year. We're very keen, as Tom outlined, on fully vetting and exploring a recap option for that property in Q1.

Gerard Sweeney: I think we're going to take a hard look at that. We're already starting to talk to some potential partners to recap that and improve our balance sheet metrics. As Thomas outlined, now with that project fully leased, and some of those leases, quite honestly, were in the process for a long period of time. I think this quarter, we were able to get all of them across the finish line. The build-out periods are underway for most of those tenants, and we expect all that capital to be spent the first part of the year. We're very keen, as Thomas outlined, on fully vetting and exploring a recap option for that property in Q1.

Speaker #2: I think we're going to take a hard look at that. We're already starting to talk to some potential partners to recap that and improve our balance sheet metrics.

Speaker #2: And as Tom outlined, now with that project fully leased and some of those leases, quite honestly, we're in the process for a long period of time.

Speaker #2: But I think this quarter we were able to get all of them across the finish line. The build-out periods are underway for most of those tenants.

Speaker #2: And we expect all that capital will be spent the first part of the year. So we're very keen, as Tom outlined, on fully vetting and exploring a recap option for that property in the first quarter.

Nick Joseph: Thank you.

Speaker #4: Thank you.

Operator: Thank you. Our next question comes from the line of Dylan Burzinski from Green Street. Your question, please.

Speaker #3: Thank you. And our next question comes from the line of Dylan Brzezinski from Green Street. Your question please.

Dylan Burzinski: Hey, guys. Thanks, Gerry. Good morning. Thanks for taking the question. Maybe just touching on Austin, because it seems like if you look at the portfolio, the Philly stuff is largely leased up fully today, and maybe with little room for improvement on the suburbs side of things. Just looking at Austin, it appears that's going to be sort of the major driver that sort of gets you guys over the hump into the total portfolio occupancy range of low 90%. I mean, this is a portfolio that you continue to see a leasing pipeline grow. Do you guys feel like your assets are well positioned? Maybe if you can kind of just talk about your overall long-term plans in Austin, that would be helpful.

Dylan Burzinski: Hey, guys. Thanks, Gerard. Good morning. Thanks for taking the question. Maybe just touching on Austin, because it seems like if you look at the portfolio, the Philly stuff is largely leased up fully today, and maybe with little room for improvement on the suburbs side of things. Just looking at Austin, it appears that's going to be sort of the major driver that sort of gets you guys over the hump into the total portfolio occupancy range of low 90%. I mean, this is a portfolio that you continue to see a leasing pipeline grow. Do you guys feel like your assets are well positioned? Maybe if you can kind of just talk about your overall long-term plans in Austin, that would be helpful.

Speaker #5: Hi guys. Thanks or good morning. Thanks for the question. Maybe just touching on Austin, because it seems like if you look at the portfolio, right, the affiliate stuff is largely leased up fully today, maybe with a little room for improvement on the suburb side of things.

Speaker #5: But just looking at Austin, it appears that that's going to be sort of the major driver that sort of gets you guys over the hump into the total portfolio occupancy range of low 90 percent.

Speaker #5: So I mean, this is a portfolio that you continue to see a leasing pipeline grow. Do you guys feel like your assets are well positioned?

Speaker #5: Maybe you can kind of just talk about your overall long-term plans in Austin. That would be helpful.

Gerry Sweeney: Yeah. A great question. Thank you. As I mentioned on previous calls, our major focus really within Austin is on our Uptown ATX development. There, we are really happy that early next year, the train station will be fully operational. They expect that to be the second busiest train station along that line. I will tell you truly, that was a major draw for us to attract a number of these tenants to One Uptown. It is not a singular focus in Austin at Uptown, but that is our primary focus. Where we have vacancy in Austin right now, we have Four Points Centre, one of those buildings that we continue to see a building pipeline there and hope to get some traction. We are actually pursuing a couple of prospects currently. River Place really consists of two individual pods.

Gerard Sweeney: Yeah. A great question. Thank you. As I mentioned on previous calls, our major focus really within Austin is on our Uptown ATX development. There, we are really happy that early next year, the train station will be fully operational. They expect that to be the second busiest train station along that line. I will tell you truly, that was a major draw for us to attract a number of these tenants to One Uptown. It is not a singular focus in Austin at Uptown, but that is our primary focus. Where we have vacancy in Austin right now, we have Four Points Centre, one of those buildings that we continue to see a building pipeline there and hope to get some traction. We are actually pursuing a couple of prospects currently. River Place really consists of two individual pods.

Speaker #2: Yeah, a great question. Thank you. As I mentioned on previous calls, our major focus really within in Austin is on our uptown ATX development.

Speaker #2: And there we're really happy that early next year, the train station will be fully operational. They expect that to be the second busiest train station along that line.

Speaker #2: And I will tell you truly, that was a major draw for us to attract a number of these tenants to One Uptown. So, it's not a singular focus in Austin Uptown, but that's our primary focus.

Speaker #2: Where we have vacancy in Austin right now, we have 4 points center one of those buildings that we continue to see we continue to see a building pipeline there.

Speaker #2: And hope to get some traction. We are actually pursuing a couple of prospects at this currently. And in River Place, which really consists of two individual pods, we're actually evaluating converting one of those pods to a residential development.

Gerry Sweeney: We are actually evaluating converting one of those pods to residential development. There was some state legislation passed in Austin or in Texas that accelerates the ability to do office to residential conversions. The sub-market dynamics where River Place is, Dylan, have changed a little bit more towards residential versus office. So we are carefully assessing the outcome of at least taking one of those pods and moving into a residential redevelopment process. The first part of that, we will be putting some of that on the market to see what other developers in that marketplace value that site at, so we can evaluate what we think our appropriate next steps are.

Gerard Sweeney: We are actually evaluating converting one of those pods to residential development. There was some state legislation passed in Austin or in Texas that accelerates the ability to do office to residential conversions. The sub-market dynamics where River Place is, Dylan, have changed a little bit more towards residential versus office. So we are carefully assessing the outcome of at least taking one of those pods and moving into a residential redevelopment process. The first part of that, we will be putting some of that on the market to see what other developers in that marketplace value that site at, so we can evaluate what we think our appropriate next steps are.

Speaker #2: There were some state legislation passed in Austin that or in Texas that accelerates the ability to do office to residential conversions. The submarket dynamics where River Place is, Dylan have changed a little bit more towards residential versus office.

Speaker #2: So we're carefully assessing the outcome of at least taking one of those pods and moving into a residential redevelopment process that will the first part of that will be putting that some of that on the market to see what other developers in that marketplace value that site at so we can evaluate what we think are appropriate next steps are.

Dylan Burzinski: That is helpful.

Gerry Sweeney: Hopefully that is helpful.

Gerard Sweeney: Hopefully that is helpful.

Speaker #5: That's helpful. And then, maybe just—yeah, no, that's extremely helpful, Jerry. I appreciate that. And maybe just one last question: thinking about the solid execution and the successful execution of the disposition plan in 2026, I mean, how do you sort of think about the portfolio today?

Dylan Burzinski: And then maybe just. Yeah, no, that is extremely helpful, Gerry. Appreciate that. And maybe just one last one. Thinking about the solid execution and the successful execution of the disposition plan in 2026, how do you think about the portfolio today? Do you feel like you still have a large percentage of not what you would deem non-core assets? How should we think about potential additional proceeds over the next, call it, two, three, four quarters?

Dylan Burzinski: And then maybe just. Yeah, no, that is extremely helpful, Gerard. Appreciate that. And maybe just one last one. Thinking about the solid execution and the successful execution of the disposition plan in 2026, how do you think about the portfolio today? Do you feel like you still have a large percentage of not what you would deem non-core assets? How should we think about potential additional proceeds over the next, call it, two, three, four quarters?

Speaker #5: Do you feel like you still have large percentages not where you would be on non-core assets? And how should we sort of think about potential additional proceeds over the next two, three, four quarters?

Gerry Sweeney: Yeah. Obviously, we are not announcing anything relative to 2027 at this point. But, as Tom and I both touched on, we do anticipate about another $200 million, maybe more, in sales next year. Some of those will be in-market assets. Some of those will be in what we consider to be some of our non-core markets. Some of that may frankly be land parcels. We are taking a hard look at our land inventory to figure out what parcels we want to liquidate and more effectively deploy that capital. One of the interesting things is, given the capital market volatility, it has really given us an opportunity to take a look at where we want to sell assets, and then how we use those proceeds, as we have thus far in 2026, to really reduce leverage, reduce our forward capital calls, and improve financial flexibility.

Gerard Sweeney: Yeah. Obviously, we are not announcing anything relative to 2027 at this point. But, as Thomas and I both touched on, we do anticipate about another $200 million, maybe more, in sales next year. Some of those will be in-market assets. Some of those will be in what we consider to be some of our non-core markets. Some of that may frankly be land parcels. We are taking a hard look at our land inventory to figure out what parcels we want to liquidate and more effectively deploy that capital. One of the interesting things is, given the capital market volatility, it has really given us an opportunity to take a look at where we want to sell assets, and then how we use those proceeds, as we have thus far in 2026, to really reduce leverage, reduce our forward capital calls, and improve financial flexibility.

Speaker #2: Yeah, I think obviously we're not announcing anything on relative to 27 at this point, but as Tom and I both touched on, we do anticipate about another 200 million and maybe more in sales next year.

Speaker #2: Some of those will Dylan will be in market in market assets. Some of those will be in what we consider to be some of our non-core markets.

Speaker #2: But and some of that may frankly be land parcels we're taking a hard look at our land inventory to figure out what parcels we want to liquidate and more effectively deploy that capital.

Speaker #2: So one of the interesting things is given kind of the capital market volatility, it's really given us an opportunity to kind of take a look at where we want to sell assets and then how we use those proceeds as we have thus far in 26 to really reduce leverage reduce our forward capital calls and improve financial flexibility.

Dylan Burzinski: Great. Thanks for the time, Gerry.

Dylan Burzinski: Great. Thanks for the time, Gerard.

Speaker #5: Great, thanks for the time, Jerry.

Gerry Sweeney: Thank you.

Gerard Sweeney: Thank you.

Speaker #2: Thank you.

Operator: Thank you. As a reminder, ladies and gentlemen, if you do have a question at this time, please press star 11 on your telephone. Our next question comes from the line of Michael Lewis from Truist Securities. Your question, please.

Speaker #3: Thank you. And as a reminder, ladies and gentlemen, if you do have a question at this time, please press star 11 on your telephone.

Speaker #3: Our next question comes from the line of Michael Lewis from Q2 Securities. Your question please.

Michael Lewis: Thank you. I was just going to ask any additional details or color regarding progress on the 2027 lease expirations, other than IBM, obviously, which we know about. Excluding IBM, do you expect occupancy to move up next year, or are there other pockets of downtime in the portfolio?

Speaker #6: Thank you. I was just going to ask if there are any additional details from our caller regarding progress on the 2027 lease expirations. Other than IBM, obviously—which we know about—and excluding IBM, do you expect occupancy to move up next year, or are there other pockets of downtime in the portfolio?

Gerry Sweeney: Yeah, Michael, thanks for the question. We are very actively going out into our forward maturity curve for both 2027, 2028, and 2029, looking to get some early renewals done across our portfolio. We have been successful in getting a couple done this quarter and have a few underway. One of our objectives is to really minimize that rollover, particularly in 2028, 2029, down to the levels we were experiencing in 2025 and 2026. We think the market is constructive for that business approach. There is clearly a recognition by both our customer base, both existing and prospective, as well as the brokerage community, that there is an increasing dearth of really high quality, well-run, good landlord space in our key markets. We are using that to our maximum advantage.

Gerard Sweeney: Yeah, Michael, thanks for the question. We are very actively going out into our forward maturity curve for both 2027, 2028, and 2029, looking to get some early renewals done across our portfolio. We have been successful in getting a couple done this quarter and have a few underway. One of our objectives is to really minimize that rollover, particularly in 2028, 2029, down to the levels we were experiencing in 2025 and 2026. We think the market is constructive for that business approach. There is clearly a recognition by both our customer base, both existing and prospective, as well as the brokerage community, that there is an increasing dearth of really high quality, well-run, good landlord space in our key markets. We are using that to our maximum advantage.

Speaker #2: Yeah, Michael, thanks for the question. We are very actively going out into our Ford maturity curve for both 27, 28, and 29. Looking to kind of get some early renewals done across our portfolio.

Speaker #2: We've been successful in getting a couple done this quarter. And have a few underway. And one of our objectives is to really minimize that rollover, particularly in 28, 29, down to the levels we were experiencing in 25 and 26.

Speaker #2: And we think the market's constructive for that business approach. There's clearly a recognition by both our customer base both existing and prospective as well as the brokerage community that there is an increasing dearth of really high-quality, well-run good landlord space in our key markets.

Speaker #2: We're using that to our maximum advantage. So, I think generally speaking, from a business plan standpoint, we are moving very expeditiously on all of those Ford renewals.

Gerry Sweeney: I think generally speaking from a business plan standpoint, we are moving very expeditiously on all of those forward renewals, and we do expect to be able to further de-risk our operating portfolio over the next several quarters. Tom, do you have anything to add to that?

Gerard Sweeney: I think generally speaking from a business plan standpoint, we are moving very expeditiously on all of those forward renewals, and we do expect to be able to further de-risk our operating portfolio over the next several quarters. Thomas, do you have anything to add to that?

Speaker #2: And we do expect to be able to further de-risk our operating portfolio over the next several quarters. I mean, Tom, do you have anything to add to that?

Tom Wirth: Yeah. Michael, as we look at 2027, again, putting aside IBM, as you asked. I think we will see some continued absorption next year, as Gerry mentioned. We only have two tenants in the portfolio over 30,000 square feet that are expiring next year, and we think both of those tenants will renew. Then you go down below 30,000 on other tenants that take a look closer to their renewal date are going to start talking with them, which we are now. But it is fairly low in terms of any other large tenants expiring in 2027.

Thomas Wirth: Yeah. Michael, as we look at 2027, again, putting aside IBM, as you asked. I think we will see some continued absorption next year, as Gerard mentioned. We only have two tenants in the portfolio over 30,000 square feet that are expiring next year, and we think both of those tenants will renew. Then you go down below 30,000 on other tenants that take a look closer to their renewal date are going to start talking with them, which we are now. But it is fairly low in terms of any other large tenants expiring in 2027.

Speaker #5: Yeah, Michael, as we look at 27, again, putting aside IBM, as you asked, I think we will see some absorption continued absorption next year, as Jerry mentioned.

Speaker #5: We only have 2 tenants in the portfolio over 30,000 square feet. That are expiring next year. And we think both of those tenants will renew.

Speaker #5: So really, looking at—and then you go down below 30,000—on other tenants that take closer to their renewal date, are going to start talking with them, which we are now.

Speaker #5: But fairly low in terms of any other large tenants expiring in 2027.

Michael Lewis: Okay.

Gerry Sweeney: The dynamics are actually improving significantly, just in terms of when we take a look really at CBD, University City, and particularly Radnor. We think there is room to get early renewals done there and accelerate the absorption of some of our existing vacancy.

Speaker #6: Okay.

Speaker #2: I mean, the dynamics are actually improved I'm sorry, Michael. The dynamics are actually improving significantly. Just in terms of when we take a look really at CBD University City and particularly Radner, we think there's room to get early renewals done there and accelerate the absorption of some of our existing vacancy.

Gerard Sweeney: The dynamics are actually improving significantly, just in terms of when we take a look really at CBD, University City, and particularly Radnor. We think there is room to get early renewals done there and accelerate the absorption of some of our existing vacancy.

Michael Lewis: Okay. Appreciate that. For my second question, you mentioned the $200 million of potential dispositions next year. I am going to ask about pricing, right? The 4.7% cap rate on the dispositions, obviously, you have one large property, 3151, basically at zero, and you had Solaris in there. Is there any more color you could give on what is happening to office cap rates for stabilized assets, given the change in the cost of capital?

Speaker #6: Okay, appreciate that. And then for my second question, you mentioned the $200 million of potential dispositions next year. I guess I'm going to ask about pricing, right?

Speaker #6: The 4.7% cap rate on the dispositions, obviously, you have one large property, 3151, basically at zero, and you had Solaris in there. Is there any more color you could give on what's happening to office cap rates for stabilized assets?

Speaker #6: Given the change in the cost of capital?

Gerry Sweeney: Yeah, great question, and actually, let me amplify it. If you would exclude 3151 from our calculation of cap rates, the remaining property sold right around our projected mid 8 cap rate. Some lower, a little bit higher, but blended was about in the mid 8s. The last 30, 60 days with interest rate volatility, the new inflation numbers, I think it certainly at least short term changed dynamics. We were really happy, Michael Lewis, to get all of our sales done and locked away before all this increased market volatility. Look, the reality is that as debt costs go up, that has a corresponding impact on pricing. As we start to look at what our sales program will be for 2027, we are going to stay very close to what we are hearing back from the investment market on both the timing and composition of those sales.

Gerard Sweeney: Yeah, great question, and actually, let me amplify it. If you would exclude 3151 from our calculation of cap rates, the remaining property sold right around our projected mid 8 cap rate. Some lower, a little bit higher, but blended was about in the mid 8s. The last 30, 60 days with interest rate volatility, the new inflation numbers, I think it certainly at least short term changed dynamics. We were really happy, Michael Lewis, to get all of our sales done and locked away before all this increased market volatility. Look, the reality is that as debt costs go up, that has a corresponding impact on pricing. As we start to look at what our sales program will be for 2027, we are going to stay very close to what we are hearing back from the investment market on both the timing and composition of those sales.

Speaker #2: Yeah, great question. And actually, let me amplify that—if you would exclude 3151 from our calculation of cap rates, the remaining property sold right around our projected mid-8 cap rate.

Speaker #2: There's some lower, a little bit higher, but blend it was about in the mid-eights. So the last 30, 60 days with interest rate volatility, the new inflation numbers I think is certainly at least short-term change dynamics.

Speaker #2: So we were really happy, Michael, to get all of our sales done and locked away before all this increased market volatility. Look, the reality is that as debt costs go up, it has a corresponding impact on pricing.

Speaker #2: So as we start to look at what our sales program will be for 2027, we're going to stay very close to what we're hearing back from the investment market on both the timing and composition of those sales.

Gerry Sweeney: We are certainly very mindful that when we sell a property, we lose income. I think that the success this year of being able to sell on a blended basis, properties well below the cost of debt that we have repurchased was very additive to our balance sheet and to our income stream. I think we are going to be taking a hard look at that same metric of being applied in 2027 as well.

Gerard Sweeney: We are certainly very mindful that when we sell a property, we lose income. I think that the success this year of being able to sell on a blended basis, properties well below the cost of debt that we have repurchased was very additive to our balance sheet and to our income stream. I think we are going to be taking a hard look at that same metric of being applied in 2027 as well.

Speaker #2: We're certainly very mindful that when we sell a property, we lose income. And I think that the success this year being able to sell on a blended basis properties well below the cost of debt that we've repurchased was very additive to our balance sheet and to our income stream.

Speaker #2: And I think we're going to be taking a hard look at that same metric of being applied in 2027 as well.

Michael Lewis: Thank you.

Speaker #6: Okay. Thank you.

Michael Lewis: Thanks, Mike.

Speaker #1: Thanks, Mike.

Operator: Thank you. Our next question comes from the line of Manus Ebbecke from Evercore ISI. Your question, please.

Speaker #3: Thank you. And our next question comes from the line of Menace Epica from Evercore ISI. Your question please.

Manus Ebbecke: Great. Good morning, and thanks for taking the question. Could you expand on your commentary around the tenant demand for the IBM buildings? Give some color maybe on what type of tenants are looking there, if there are current existing tenants in the market expanding or new-to-the-market tenants. I am just curious about economics you kind of target for those redevs.

Speaker #1: Great. Good morning. Thanks for taking the question. Could you expand on your commentary around the tenant demand for the IBM buildings? Give some color maybe on what type of tenants are looking there, if there are current existing tenants in the market expanding or new to the market tenants.

Speaker #1: And I'm just curious about the economics you kind of target for those readouts.

Gerry Sweeney: Yeah. Thank you for the question. The pipeline, as I mentioned, is about 1.5 million square feet. Those size tenants range from a low of 20,000 to 30,000 square feet up to several hundred thousand square feet. It is actually a fairly good mix between technology and financial service companies. Most of the tenants are in market, and I use the term market being all of Austin, and a number are looking for expansion or consolidation opportunities. As I alluded to a few moments ago, we are, I think, beginning to reap the marketing benefits of access to this train station. That employee mobility, traffic congestion, affordable housing have all been issues that have really risen to the fore in Austin.

Gerard Sweeney: Yeah. Thank you for the question. The pipeline, as I mentioned, is about 1.5 million square feet. Those size tenants range from a low of 20,000 to 30,000 square feet up to several hundred thousand square feet. It is actually a fairly good mix between technology and financial service companies. Most of the tenants are in market, and I use the term market being all of Austin, and a number are looking for expansion or consolidation opportunities. As I alluded to a few moments ago, we are, I think, beginning to reap the marketing benefits of access to this train station. That employee mobility, traffic congestion, affordable housing have all been issues that have really risen to the fore in Austin.

Speaker #2: Yeah, thank you for the question. The pipeline I mentioned is about 1.5 million square feet. Those sized tenants range from a low of 20 to 30 thousand square feet, up to several hundred thousand square feet.

Speaker #2: It's actually a fairly good mix between technology and financial service companies. Most of the tenants are in market, and I'll use the term "market" to mean all of Austin.

Speaker #2: And a number are looking for expansion or consolidation opportunities. As I alluded to a few moments ago, we are, I think, beginning to reap the marketing benefits of access to this train station.

Speaker #2: That employee mobility traffic congestion affordable housing have all been issues that have really risen to the fore in Austin. And I think Uptown ATX, given its location in Northwest, but also proximity to the far northern suburbs and easy access to downtown, I think really creates a very valuable marketing platform for us.

Gerry Sweeney: I think Uptown ATX, given its location in the northwest, but also proximity to the far northern suburbs and easy access to downtown, I think really creates a very valuable marketing platform for us. As I mentioned on the previous calls, we are planning to deliver these buildings somewhere in the mid 8% to 9% return on cost. We will really only proceed with the planning and the execution once we get a much higher level of visibility and leases done with some of these prospects. But we think that that is a good runway for us over the next couple of years. Certainly, as we take a look at the IBM role, and the income, that $11 million or so we will lose in income next year, we are certainly very mindful of how we start to replace that revenue stream.

Gerard Sweeney: I think Uptown ATX, given its location in the northwest, but also proximity to the far northern suburbs and easy access to downtown, I think really creates a very valuable marketing platform for us. As I mentioned on the previous calls, we are planning to deliver these buildings somewhere in the mid 8% to 9% return on cost. We will really only proceed with the planning and the execution once we get a much higher level of visibility and leases done with some of these prospects. But we think that that is a good runway for us over the next couple of years. Certainly, as we take a look at the IBM role, and the income, that $11 million or so we will lose in income next year, we are certainly very mindful of how we start to replace that revenue stream.

Speaker #2: As I mentioned on the previous calls, we're planning to deliver these buildings somewhere in the mid-eighths to 9% return on cost. And we'll really only proceed with the planning and the execution once we get a much higher level of visibility and leases done with some of these prospects.

Speaker #2: But we think that that's a good runway for us over the next couple of years. I mean, certainly as we take a look at the IBM role and the income, that $11 million or so we'll lose in income next year, we're certainly very mindful of how we start to replace that revenue stream.

Gerry Sweeney: While at the same time, building a very effective neighborhood at One Uptown that will deliver longer term value for us.

Gerard Sweeney: While at the same time, building a very effective neighborhood at One Uptown that will deliver longer term value for us.

Speaker #2: While at the same time, building a very effective neighborhood at One Uptown that will deliver longer-term value for us.

Manus Ebbecke: Got it. I appreciate it. Thank you. Maybe the quick follow-up just on whether the high demand that you have been seeing in that sub-market has already resulted in some interest for future phases of ATX, for example, phase B or anything else. How that kind of triangulates with your thoughts on just general capital allocation and deleveraging.

Speaker #1: Got it. I appreciate it. Thank you. And maybe the quick follow-up just on whether that high demand that you've been seeing in that submarket has already resulted in some interest for future phases of ATX, for example, phase B or anything else.

Speaker #1: And how does that triangulate with your thoughts on general capital allocation and deleveraging?

Gerry Sweeney: Yeah, look, I think that we continue to see a high level of broad-based activity in that marketplace. As you know from our previous calls, we do have planning underway for block B and D. Block B and D are primarily retail and multi-family with potentially a hospitality component. While we are going through the planning processes, there is no desire on our part to proceed with those until there is firm lease commitments, firm financial commitments, and it layers very nicely into our overall balance sheet strategy. So right now we are planning. The approval process down there can be a bit protracted getting some of those pieces pulled together. From a capital deployment standpoint, what we are seeing in the intermediate term is moving forward the renovation of the 900 series building subject to pre-leasing.

Gerard Sweeney: Yeah, look, I think that we continue to see a high level of broad-based activity in that marketplace. As you know from our previous calls, we do have planning underway for block B and D. Block B and D are primarily retail and multi-family with potentially a hospitality component. While we are going through the planning processes, there is no desire on our part to proceed with those until there is firm lease commitments, firm financial commitments, and it layers very nicely into our overall balance sheet strategy. So right now we are planning. The approval process down there can be a bit protracted getting some of those pieces pulled together. From a capital deployment standpoint, what we are seeing in the intermediate term is moving forward the renovation of the 900 series building subject to pre-leasing.

Speaker #2: Yeah, look, I think that we continue to see a high level of broad-based activity in that marketplace. And as you know from our previous calls, we do have planning underway for Block B and D.

Speaker #2: Block B and D are primarily retail and multifamily, with a potential hospitality component. While we're going through the planning processes, there's no desire on our part to proceed with those until there's firm lease commitments and financial commitments. It layers very nicely into our overall balance sheet strategy.

Speaker #2: So right now, we're planning the approval process down there. It can be a bit protracted getting some of those pieces pulled together. But from a capital deployment standpoint, what we're seeing in the intermediate term is moving forward with the renovation of the 900 Series buildings, subject to pre-leasing. Then we'll see what the capital market conditions present to us as we think about any other future phases.

Gerry Sweeney: We will see what the capital market conditions present to us as we think about any other future phases.

Gerard Sweeney: We will see what the capital market conditions present to us as we think about any other future phases.

Manus Ebbecke: Got it. Thank you.

Speaker #1: Got it. Thank you.

Gerry Sweeney: Thank you.

Gerard Sweeney: Thank you.

Speaker #2: Thank you.

Operator: Thank you. Our next question comes to the line of Upal Rana from KeyBanc Capital Markets. Your question, please.

Speaker #3: Thank you. And our next question comes from Upal Rana at KeyBank Capital Markets. Your question, please.

Upal Rana: Great. Thanks for taking my question. Gerard, maybe you can talk a little bit about your decision to sell 3151 Market. Last quarter you mentioned negotiating with a multi-floor tenant at the property, but ultimately you decided to sell. Any color there would be helpful, especially on life science leasing dynamics in the Philadelphia CBD would be helpful. Thank you.

Speaker #1: Great. Thank you for taking my question. Jerry, maybe you can talk a little bit about your decision to sell 3151 market. Last quarter, you mentioned negotiating with the multi-floor tenant at the property, but ultimately decided to sell.

Speaker #1: So any color there would be helpful, especially on life science leasing dynamics, and any insight on the Philadelphia CBD would be helpful. Thank you.

Gerry Sweeney: Thank you for the question. Look, on 3151, our goal was to deliver a very high-quality building that would be very additive to both our portfolio and to our Schuylkill Yards neighborhood. Clearly, the life science market changed since we commenced construction of that project, where demand drivers are still there, but they are much more muted than the demand levels were several years ago. As a consequence of that, as you know, about a year or so ago, we pivoted to a mixed life science office leasing strategy. We were getting traction on that. I think the decision for us came down to this. We had the ability through that building to bring a Fortune 500 company with over 2,000 employees as a base to Schuylkill Yards and to further cement Schuylkill Yards as the place to be with mass transit access in the city.

Gerard Sweeney: Thank you for the question. Look, on 3151, our goal was to deliver a very high-quality building that would be very additive to both our portfolio and to our Schuylkill Yards neighborhood. Clearly, the life science market changed since we commenced construction of that project, where demand drivers are still there, but they are much more muted than the demand levels were several years ago. As a consequence of that, as you know, about a year or so ago, we pivoted to a mixed life science office leasing strategy. We were getting traction on that. I think the decision for us came down to this. We had the ability through that building to bring a Fortune 500 company with over 2,000 employees as a base to Schuylkill Yards and to further cement Schuylkill Yards as the place to be with mass transit access in the city.

Speaker #2: No, thank you for the question. Look, on 3151, our goal was to deliver a very high-quality building that would be very additive to both our portfolio and to our Schuylkill Yards neighborhood.

Speaker #2: Clearly, the life science market changed since we commenced construction of that project. Where demand drivers are still there, but they're much more muted than the demand levels were several years ago.

Speaker #2: And as a consequence of that, as you know, about a year or so ago, we pivoted to kind of a mixed life science office leasing strategy.

Speaker #2: And we were getting traction on that. I think the decision for us came down to this. We had the ability through that building to bring a Fortune 500 company with over 2,000 employees as a base to Schuylkill Yards.

Speaker #2: And to further cement Schuylkill Yards as the place to be with mass transit access in the city, when we took a look at the timeline to lease up the balance of that building—and as Tom and I both touched on, the $80 million or so future capital commitment to deliver a building that will yield in the mid 7% range to us—the capital markets actually presented an amazing opportunity for us to sell that building, again bring a big employment base into the city and Schuylkill Yards, eliminate that foreign capital spend, obviate the lag time to get income in place, and sell that property and buy back bonds at over an 8% yield.

Gerry Sweeney: When we took a look at the timeline to lease up the balance of that building, and as Tom and I both touched on, the $80 million or so future capital commitment to deliver a building that will yield in the mid 7% range to us. The capital markets actually presented an amazing opportunity for us to sell that building, again, bring a big employment base into the city, into Schuylkill Yards, eliminate that forward capital spend, obviate the lag time to get income in place, and sell that property and buy back bonds at over an 8% yield. From our perspective, it was really a financial decision to say we can generate significant liquidity, generate proceeds, immediately redeploy those proceeds back into buying back higher priced debt. That higher priced debt was yielding more on retirement to us than the stabilized return on the property would be.

Gerard Sweeney: When we took a look at the timeline to lease up the balance of that building, and as Thomas and I both touched on, the $80 million or so future capital commitment to deliver a building that will yield in the mid 7% range to us. The capital markets actually presented an amazing opportunity for us to sell that building, again, bring a big employment base into the city, into Schuylkill Yards, eliminate that forward capital spend, obviate the lag time to get income in place, and sell that property and buy back bonds at over an 8% yield. From our perspective, it was really a financial decision to say we can generate significant liquidity, generate proceeds, immediately redeploy those proceeds back into buying back higher priced debt. That higher priced debt was yielding more on retirement to us than the stabilized return on the property would be.

Speaker #2: So from our perspective, it was really a financial decision to say we can generate significant liquidity, generate proceeds, and immediately redeploy those proceeds back into buying back higher-priced debt.

Speaker #2: And that higher price debt was yielding more on retirement to us than the stabilized return on the property would be. So it was a challenging real estate decision because we felt it could create some great value there.

Gerry Sweeney: It was a challenging real estate decision because we felt it could create some great value there. But from a financial planning standpoint, given the current capital market conditions and our ultimate goal to get to investment grade metrics, it was an easy decision.

Gerard Sweeney: It was a challenging real estate decision because we felt it could create some great value there. But from a financial planning standpoint, given the current capital market conditions and our ultimate goal to get to investment grade metrics, it was an easy decision.

Speaker #2: But from a financial planning standpoint, given the current capital market conditions and our penultimate goal to get to investment-grade metrics, it was an easy decision.

Upal Rana: Got it. That was really helpful. Thank you. Last one from me would be just on the dividend. With the full year impact of all the dispositions you have done and plan to do, as well as the IBM move out next year, how are you assessing the dividend coverage today? I guess how much lease commencements need to come online and interest savings need to occur to support the current payout? Thank you.

Speaker #1: Got it, that was really helpful. Thank you. And then, last one for me would be just on the dividend. With the full-year impact of all the dispositions you've done and plan to do, as well as the IBM move-out next year, how are you assessing the dividend coverage today?

Speaker #1: I guess how much lease commencements need to come online, and how much interest savings need to occur, to support the current payout? Thank you.

Gerry Sweeney: Yeah. We are going through our 2027 planning process right now. Certainly from our perspective as we are looking at the dividend coverage, it is higher than we want it to be at the beginning of this year. We targeted between 70% and 90%. We were a lot more successful in getting a lot of renewals done that generated the need for additional revenue maintaining CapEx, which kind of drove that percentage up. So we are going to take a hard look at that run rate, take a hard look at what our overall net impact of our interest rate savings is versus what we project the absorption to be in 2027, getting impacted by the IBM rollout, then we will make a decision. We review that every quarter with the board. Right now we are feeling very good about where the dividend is.

Gerard Sweeney: Yeah. We are going through our 2027 planning process right now. Certainly from our perspective as we are looking at the dividend coverage, it is higher than we want it to be at the beginning of this year. We targeted between 70% and 90%. We were a lot more successful in getting a lot of renewals done that generated the need for additional revenue maintaining CapEx, which kind of drove that percentage up. So we are going to take a hard look at that run rate, take a hard look at what our overall net impact of our interest rate savings is versus what we project the absorption to be in 2027, getting impacted by the IBM rollout, then we will make a decision. We review that every quarter with the board. Right now we are feeling very good about where the dividend is.

Speaker #2: Yeah, we're going through our 27 planning process right now. And certainly from our perspective, as we're looking at the dividend coverage is higher than we want it to be at the beginning of the year.

Speaker #2: We target between 70 and 90 percent. We frankly were a lot more successful in getting a lot of renewals done. That generated the need for additional revenue maintaining capex, which kind of drove that percentage up.

Speaker #2: So we're going to so while we're going to take a hard look at that run rate, take a hard look at what our overall the net impact of our interest rate savings is versus what we projected absorption to be in 27, impacted by the IBM rollout, then we'll make a decision.

Speaker #2: We review that every quarter with the board. Right now, we're feeling very good about where the dividend is. We're certainly hoping that the stock price recovers so the dividend yield goes down.

Gerry Sweeney: We are certainly hoping that the stock price recovers, so the dividend yield goes down. But that is a source of capital that is always on the table as we review our business plan and business plan progression with the board on a quarterly basis.

Gerard Sweeney: We are certainly hoping that the stock price recovers, so the dividend yield goes down. But that is a source of capital that is always on the table as we review our business plan and business plan progression with the board on a quarterly basis.

Speaker #2: But that's a source account that's always on the table as we review our business plan and business plan progression with the Board on a quarterly basis.

Upal Rana: Okay, great. Thank you so much.

Speaker #1: Okay, great. Thank you so much.

Gerry Sweeney: Thank you.

Gerard Sweeney: Thank you.

Operator: Thank you. This does conclude the question and answer session of today's program. I would like to hand the program back to Gerry Sweeney for any further remarks.

Operator: Thank you. This does conclude the question and answer session of today's program. I would like to hand the program back to Gerard Sweeney for any further remarks.

Speaker #2: Thank you.

Speaker #3: Thank you. This does conclude the question and answer session of today's program. I'd like to hand the program back to Jerry Sweeney for any further remarks.

Gerry Sweeney: Great, Jonathan. Thanks for your help today, and thank you all for participating in our Q3 conference call. We wish you the best as we head into the end of the year and the holiday season, and look forward to providing an update on our 2027 business plan early next year. Thank you very much.

Gerard Sweeney: Great, Jonathan. Thanks for your help today, and thank you all for participating in our Q3 conference call. We wish you the best as we head into the end of the year and the holiday season, and look forward to providing an update on our 2027 business plan early next year. Thank you very much.

Speaker #2: Great, Jonathan. Thanks for your help today. And thank you all for participating in our third quarter conference call. We wish you the best as we head into the end of the year and the holiday season.

Speaker #2: And we look forward to providing an update on our '27 business plan early next year. Thank you very much.

Operator: Thank you, ladies and gentlemen, for your participation in today's conference. This does conclude the program. You may now disconnect. Good day.