Kimco's Q1 2026 call was highly positive, highlighting a record signed-not-open pipeline ($77M), accelerating rent commencements, and strong leasing demand. Management raised its full-year FFO outlook at the low end and provided a clear path for accelerating same-site NOI growth through the year, predicting a substantial earnings inflection in H2 2026. Record SNB pipeline of $77M ABR (410 bps lease vs. economic occupancy spread) with 60%+ expected to commence in 2026, driving revenue growth.
Kimco's Q1 2026 call was highly positive, highlighting a record signed-not-open pipeline ($77M), accelerating rent commencements, and strong leasing demand. Management raised its full-year FFO outlook at the low end and provided a clear path for accelerating same-site NOI growth through the year, predicting a substantial earnings inflection in H2 2026. Record SNB pipeline of $77M ABR (410 bps lease vs. economic occupancy spread) with 60%+ expected to commence in 2026, driving revenue growth.
Kimco's Q1 2026 call was highly positive, highlighting a record signed-not-open pipeline ($77M), accelerating rent commencements, and strong leasing demand. Management raised its full-year FFO outlook at the low end and provided a clear path for accelerating same-site NOI…
Guidance tone
Q1 FFO of $0.46 beat expectations with a 4.5% YoY increase, driven by higher minimum rents ($8.3M) and favorable credit loss.
Management expressed confidence in operational execution, citing record signed-not-open pipeline, strong tenant demand, and raised guidance for the year.
Retailer demand signals confidence in open-air format. Management expressed confidence in operational execution, citing record signed-not-open pipeline, strong tenant demand, and raised guidance for the year.
Management discussed a Grocery Anchored Redevelopment Program and a redevelopment pipeline, with 15 active grocery projects under construction, while also emphasizing a capital-light strategy for multifamily developments. They noted that construction teams are working to value engineer boxes and lower CapEx costs to accelerate lease commencements.
Management expressed confidence in operational execution, citing record signed-not-open pipeline, strong tenant demand, and raised guidance for the year.
“When we closed the RPT transaction just two years ago, that portfolio carried an occupancy gap of roughly 130 basis points lower than Kimco's legacy assets. At the end of the first quarter, we not only closed the gap, we surpassed it, as t…”
“Over 60% of the current snow is projected to commence in 2026, with commencements weighted toward the second half... Q1 actual commencements will contribute approximately $13 million in 2026, with over $18 million projected from leases com…”
| Metric | Period | Range | Midpoint | Status |
|---|---|---|---|---|
| EPS | FY2026 | $1.81–$1.84 | $1.83 | RAISED |
| RevenueSAME_SITE_NOI | FY2026 | 2.8%–3.5% | 3.15% | RAISED |
| RevenueCREDIT_LOSS | FY2026 | 0.65%–0.9% | 0.775% | LOWERED |
| RevenueSNO_COMMENCEMENTS_2026 | FY2026 | $31M | $31M | RAISED |
Anthropologie (Urban Outfitters) is expanding its physical store footprint in Kimco's lifestyle centers, showing continued investment in physical retail.
“And in our lifestyle portfolio, we signed two leases with Anthropologie and executed our first deal with Patagonia.”
… and options were 11.3%. That extends our streak to 15 consecutive years of positive leasing spreads, a track record that speaks to the enduring pricing power of our real estate. New leasing activity remains strong in both deal count and GLA, reinforcing that retailer demand for our centers is deepening, not plateauing. Packaged leasing continued to build momentum as we secured four leases with Dollar Tree, signing several of those in under 30 days. And in our lifestyle portfolio, we signed two leases with Anthropologie and executed our first deal with Patagonia. This activity validates the strategy behind our dedicated lifestyle operating team and signals growing institutional interest in this segment of the portfolio. Average new lease rents for the quarter came in near $29 per square foot, the highest we've ever reported. This is a significant data point. It tells us that the mark-to-market opportunity in this portfolio is not narrowing, it is expanding. As below-market leases continue to roll, we are capturing that embedded upside at record rent levels. Overall, retailer demand is broad-based and diversified across anchors, junior anchors, and small shops, spanning grocery, …
Dollar Tree is aggressively expanding its footprint and accelerating its leasing process (multiple deals signed in under 30 days), indicating strong growth appetite.
“Packaged leasing continued to build momentum as we secured four leases with Dollar Tree, signing several of those in under 30 days.”
… of us. Renewals and options came in at 12% and 7.9% respectively, and overall blended spreads across new leases, renewals, and options were 11.3%. That extends our streak to 15 consecutive years of positive leasing spreads, a track record that speaks to the enduring pricing power of our real estate. New leasing activity remains strong in both deal count and GLA, reinforcing that retailer demand for our centers is deepening, not plateauing. Packaged leasing continued to build momentum as we secured four leases with Dollar Tree, signing several of those in under 30 days. And in our lifestyle portfolio, we signed two leases with Anthropologie and executed our first deal with Patagonia. This activity validates the strategy behind our dedicated lifestyle operating team and signals growing institutional interest in this segment of the portfolio. Average new lease rents for the quarter came in near $29 per square foot, the highest we've ever reported. This is a significant data point. It tells us that the mark-to-market opportunity in this portfolio is not narrowing, it is expanding. As below-market leases continue to roll, we are capturing that embedded upside at record rent levels. …
Private capital is aggressively pursuing open-air retail assets at premium valuations (acquisition of Whitestone at ~$1.7B), confirming the disconnect between public and private market values and a sector-wide tailwind for asset values.
“The recently announced acquisition of Whitestone REIT by Aries Management, an all-cash transaction valued at approximately $1.7 billion, is the latest evidence of how aggressively private capital is pursuing our sector”
… Retail has firmly established itself as one of the most sought-after asset classes in commercial real estate with investor demand supported by strong sector fundamentals, record occupancy, limited new supply, and durable necessity-based cash flows. As a result, cap rates have remained low and resilient, with best-in-class grocery anchor centers in top markets trading in the low to five-mid percent range. The recently announced acquisition of Whitestone REIT by Aries Management, an all-cash transaction valued at approximately $1.7 billion, is the latest evidence of how aggressively private capital is pursuing our sector and highlights the persistent disconnect between private market valuations for high-quality open-air retail, and where our sector trades publicly. Closing the gap remains a key focus for us. In the first quarter, we maintained a disciplined approach to capital recycling, completing the sale of two flat, low-growth ground leases at cap rates blending to a mid-5% level. We are actively marketing a handful of additional assets, including other ground lease parcels and select residential properties. And we continue to be prudent in structuring these dispositions to …