American Homes 4 Rent Q2 2025 Earnings Report

American Homes 4 Rent EPS Results

• Actual EPS: $0.47
• Consensus EPS: $0.46
• Beat/Miss: Beat by +$0.01
• One Year Ago EPS: $0.45

American Homes 4 Rent Revenue Results

• Actual Revenue: $457.50 million
• Expected Revenue: $451.50 million
• Beat/Miss: Beat by +$6.01 million
• YoY Revenue Growth: +8.00%

American Homes 4 Rent Announcement Details

• Quarter: Q2 2025
• Date: 7/31/2025
• Time: After Market Closes
• Conference Call Date: Friday, August 1, 2025
• Conference Call Time: 12:00PM ET

American Homes 4 Rent (NYSE:AMH) operates as a real estate investment trust. It engages in the acquisition, renovation, leasing, and operating of single-family homes as rental properties. The company was founded by Bradley Wayne Hughes, Sr. on October 19, 2012 and is headquartered in Las Vegas, NV.

American Homes 4 Rent Q2 2025 Earnings Call Transcript

Key Takeaways

• Positive Sentiment: AMH raised its full-year core FFO per share guidance by $0.03 to $1.86 at the midpoint, now expecting 5.1% growth and positioning it at the top of the residential sector.
• Positive Sentiment: Second-quarter execution drove same-home occupancy to 96.3% and blended rental rate spreads of 4.3%, resulting in 3.9% same-home core revenue growth and 4.1% core NOI growth.
• Positive Sentiment: Balance sheet strength improved as net debt to adjusted EBITDA fell to 5.2×, the $1.25 billion revolver remains undrawn, and a $650 million five-year bond at 4.95% bolstered liquidity ahead of full securitization payoffs.
• Neutral Sentiment: The AMH development program is on track with 636 homes delivered in Q2, demonstrating flat vertical costs year-over-year and improving initial yields on new communities.
• Neutral Sentiment: Management expects a flatter seasonal leasing curve in H2 2025 versus 2024, with blended spreads staying in the high 3% range and occupancy holding in the low 96% area.

Presentation

[Operator]

Greetings, and welcome to the AMH Second Quarter twenty twenty five Earnings Conference Call. At this time, all participants are in a listen only mode. A question and answer session will follow the formal presentation. As a reminder, this conference is being recorded. It is now my pleasure to introduce you to your host, Nicholas Fromm, Director of Investor Relations. Thank you, Nick. You may begin.

[Nick Fromm, Director of Investor Relations at American Homes 4 Rent]

Good morning, and thank you for joining us for our second quarter twenty twenty five earnings conference call. With me today are Brian Smith, Chief Executive Officer and Chris Lau, Chief Financial Officer. Please be advised that this call may include forward looking statements. All statements other than statements of historical fact included in this conference call are forward looking statements that are subject to a number of risks and uncertainties that could cause actual results to differ materially from those projected in these statements. These risks and other factors that could adversely affect our business and future results are described in our press releases and in our filings with the SEC.

[Nick Fromm, Director of Investor Relations at American Homes 4 Rent]

All forward looking statements speak only as of today, 08/01/2025. We assume no obligation to update or revise any forward looking statements whether as a result of new information, future events or otherwise, except as required by law. A reconciliation of GAAP to non GAAP financial measures is included in our earnings press release and supplemental information package. As a note, our operating and financial results, including GAAP and non GAAP measures, are fully detailed in our earnings release and supplemental information package. You can find these documents as well as SEC reports and the audio webcast replay of this conference call on our website at www.amh.com.

[Nick Fromm, Director of Investor Relations at American Homes 4 Rent]

With that, I will turn the call over to our CEO, Brian Smith.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Welcome everyone and thank you for joining us today. We had another great quarter driven by our continued commitment to the AMH strategy. Our year to date results reinforce that we are focused on the right things, adding value and growing earnings across all areas of the business. We do that by focusing on three key areas. First, operational excellence, where we leverage in house technology to support efficient execution and deliver a superior resident experience.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Second, portfolio optimization, where data drives our asset management and investment decisions on markets, locations, asset type and quality. And third, prudent capital acumen where we prioritize a high quality investment grade balance sheet that provides flexibility and diverse access to capital as we remain committed to our AMH development program. And our strategy is working. As outlined in last night's press release, we increased our full year core FFO per share guidance by $03 to $1.86 at the midpoint, now representing 5.1% growth. This guidance increase once again positions us to the top of the residential sector.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Demand for high quality well located AMH homes remains strong. In the second quarter, foot traffic was up more than 5% year over year driving solid leasing and rate growth. With more and more people coming directly to amh.com to start their search for a new home. This translated in the second quarter same home average occupied days of 96.3% and new renewal and blended rental rate spreads of 4.1%, 4.44.3% respectively. Together with better than expected collections, same home core revenue growth was 3.9% for the quarter.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

These results reflect the strength of our revenue management strategy, which includes our lease expiration management initiative that we discussed last quarter. On the expense front, core operating expense growth was 3.6% leading the same home core NOI growth of 4.1% for the quarter. Overall, the second quarter was a great example of outstanding execution by the teams across all areas of the business. After a successful spring leasing season, our team shifted their focus to managing inventory ahead of the move out season. For July, leasing activity remained steady with same home average occupied days of 96.1% and new renewal and blended spreads of 3.6%, 3.93.8% respectively.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Importantly, as we think about the balance of the year, we expect the seasonal curve in 2025 to be flatter than 2024 as we continue to execute on our revenue optimization objectives. With the flatter seasonal curve, we expect leasing to seasonally moderate less in the third and fourth quarters than they did last year, with blended spreads remaining in the high 3% area for the balance of the year. Turning to external growth, we remain committed to our prudent and disciplined approach. AMH development remains the backbone of our growth programs and is on track to meet this year's delivery expectations with initial yields continuing to improve on newly delivered homes. On the acquisitions front, we review thousands of assets each month across our 30 plus markets.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

While the vast majority still do not meet our buy box, we are seeing some encouraging signs including bid ask spreads beginning to move in the right direction from certain homebuilders. To close, our year to date results underscore the enduring success of the AMH strategy and the team's outstanding execution. And with our continued focus on operational excellence, portfolio optimization and prudent capital acumen, we are well positioned as the market leader in the single family rental industry. With that, I will turn the call over to Chris.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

Thanks, Brian, and good morning, everyone. Like always, I'll cover three areas in my comments today. First, a review of our solid quarterly results second, an update on our balance sheet and recent capital activity and third, I'll close with commentary around our increased 2025 guidance. Starting off with our operating results. This quarter was an excellent example of the power of the AMH strategy and our ability to create value and grow earnings across all areas of the business.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

For the quarter, we reported net income attributable to common shareholders of $105,600,000 or $0.28 per diluted share. On an FFO share on unit basis, we generated $0.47 of core FFO representing 4.9% year over year growth and $0.42 of adjusted FFO representing 6.3% year over year growth. And in addition to our strong execution this quarter, we also received favorable property tax news out of the state of Texas. As many of you recall, the 2022 Texas property tax reform that lowered a portion of the state's property tax rates expired at the 2025. Since then, after much deliberation, the state recently passed a new round of property tax relief that once again lowers property tax rates for 2025 and 2026 that has been positively reflected in our updated full year outlook that I'll talk about in a few minutes.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

Turning to investments. For the second quarter, our AMH development program delivered a total of six thirty six homes to our wholly owned and joint venture portfolios. That was right on track with our expectations and continues to demonstrate our unique ability to create value in an otherwise challenging acquisition environment. To demonstrate this point, during the quarter, our team reviewed tens of thousands of potential acquisition properties. The vast majority of these properties still do not meet our disciplined buy box criteria, and we ultimately acquired a total of just five homes during the quarter.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

On the other hand, we continue to be active on the portfolio optimization front, selling three seventy properties in the second quarter for approximately $120,000,000 of net proceeds at an average economic disposition yield in the high 3%. Next, I'd like to turn to our balance sheet and recent capital activity. At the end of the quarter, our net debt including preferred shares to adjusted EBITDA was down to 5.2 times. Our $1,250,000,000 revolving credit facility was fully undrawn and we had three twenty three million dollars of cash available on the balance sheet, which includes partial proceeds from our second quarter bond offering. During the month of May, we took advantage of a narrow market opportunity to raise $650,000,000 in a five year bond offering priced at a coupon of 4.95.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

These five year bonds provide a perfect complement to our existing maturity profile, reflect a better than previously expected coupon and will be used to fund a portion of this year's anticipated securitization repayments. And along those lines, after the end of the quarter, we delivered our notice to pay off our final securitization 2015 SFR2. After the payoff, which we expect to close during the third quarter, our balance sheet will become 100% unencumbered with zero maturities until 2028. And next, I'll cover our updated 2025 earnings guidance, which was positively revised across the board in yesterday's earnings press release. Starting with the same home portfolio, recognizing our strong leasing performance and improved bad debt outlook that we now expect to approximate 100 basis points on a full year basis, we've increased the midpoint of our full year core revenues growth expectation by 25 basis points to 3.75%.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

And on the expense side, although the majority of property tax information is typically received over the course of the third and fourth quarters, given the recent favorable Texas update, we've reduced the midpoint of our full year core expense growth expectation by 25 basis points to 3.75%. Collectively, this translates into an overall increase of 50 basis points to the midpoint of our full year same home core NOI growth expectations to 3.75%. Additionally, outside of the same home portfolio, our teams have done a great job delivering solid operational execution highlighted by our new communities across all of our AMH Development markets. And when further combined with the modest upside from our opportunistically timed and well executed second quarter bond offering, we have increased the midpoint of our full year 2025 core FFO per share expectations by a total of $03 Our new midpoint of $1.86 per share now reflects the high end of our previous range and represents a year over year growth expectation of 5.1%, which, as Brian mentioned earlier, once again positions AMH at the top of the residential sector. And before we open the call to your questions, I'd like to share a little more context on the strength of this quarter.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

It wasn't just a strong leasing season. This quarter was a reflection of the strength of the AMH strategy and our relentless focus on creating value across all aspects of the business, from operational excellence to portfolio optimization and prudent capital acumen, all of which contributed to the success of this quarter and our meaningfully improved full year earnings outlook. Thank you to the team for making the AMH strategy possible. And now Brian and I will open the call to your questions. Unfortunately, Lincoln Palmer was briefly called away for a family emergency and won't be able to join us today.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

We send him our thoughts and support his time with his family. And with that, operator, we're ready to open the line.

[Operator]

Thank you. We will now be conducting a question and answer session. Session. Thank you. Our first question comes from the line of Juan Sanbria with BMO Capital Markets. Please proceed.

[Juan Sanabria, Managing Director at BMO Capital Markets]

Good morning and thanks for the time. Just hoping, Chris, maybe you could, expand upon the seasonal changes you're expecting, in the second half of this year versus last year and the implications for both rate and blended spreads.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

Yeah. Hey. Morning, Juan. Chris here. Good question.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

You know, I know very topical for a lot of folks. Yeah. Let me share a couple of thoughts just in general on the curve that come to mind. You know, like like we've talked about before, we spent a lot of time analyzing the shape of our seasonal curve in general. And in particular, we've really been focusing on what our curve has looked like on a long term basis versus more of the COVID and kind of COVID recovery time frame.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

And, you know, what we found is that with all things COVID related, you know, trends really got distorted, and we saw an atypical elongating of our seasonal curve over the last couple of years. By contrast, if you look at our stabilized business prior to COVID, we really saw that the seasonal curve tended to peak out kind of late May, early June, and that's exactly what we we saw this year. And then on top of that, you know, as we've been talking about, one of our key objectives for this year was to help flatten the shape of the seasonal curve, so that we can avoid the type of of steep leasing deceleration we saw on the back of 2024. And we've been really successful accomplishing that this year through the lease expiration management initiative, where we've shifted expirations from what was called fifty-fifty before, first half, second half of the year, to what is more now 60 in the first half of the year, 40% in the back half of the year. And what that's done for us is it's really enabled us to capture more new leasing opportunities during prime leasing season.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

And importantly, it has shifted move outs away from the third and fourth quarters, which we expect to translate into less leasing deceleration this year, as you pointed out. And if you want to illustrate that with some numbers, if we look at new lease spreads from, call it, say, the middle of the year to the end of the year, in 2024, we saw over 600 basis points of new lease deceleration from middle of the year to end of the year. By contrast, this year, we're expecting to only see about 150 basis points of seasonal deceleration, which puts us in a really great spot and makes us opportunistic as we head into the back of the year.

[Juan Sanabria, Managing Director at BMO Capital Markets]

That's fantastic. And then just as my follow-up, hoping you could talk a little bit more about the acquisition environment. It seems like the beta spread is closing some of the homebuilders. But just curious if you could expand on that and talk a little bit about aforementioned in prior calls, bulk of portfolio acquisition opportunities and what kind of existing stable homes.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Yes. Thanks, Juan. This is Brian. In my prepared remarks, I talked a little bit about what we're seeing on the ground from a national builder opportunity perspective. And I think it's been four or five quarters in a row where we've seen a lot of volume of deals come across our desk, but really not much change in willingness to negotiate on price.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

And a lot of those deals didn't meet our buy box, and we've talked about how kind of wide we were on price to make it make it fit our our yield objectives. We've seen a little bit of a change of late, and it's it's not completely across the board, but from some of the large national builders and some of the markets that have, maybe a little bit of extra supply, we're seeing, an expanded willingness to to negotiate on price. And it gives us a lot of optimism as we get into the back half of the year on on that particular acquisition channels potential. But I wanted to make sure that that we highlighted the fact that we are sensing a meaningful change.

[Operator]

Thank you. Our next question comes from the line of Jamie Feldman with Wells Fargo. Please proceed.

[Jamie Feldman, MD & Head - REIT Research at Wells Fargo]

Great. Thank you. I guess just thinking about the change in the outlook for core revenue growth. Can you just talk about any other pieces? I know you talked about blends fixing the seasonal curve.

[Jamie Feldman, MD & Head - REIT Research at Wells Fargo]

Any other, pieces of that, calculation that have have moved in any and anything you can address in terms of how market conditions have changed across your markets better or worse?

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

Yeah. Sure, Jamie. Chris here. I can start overall, then Brian wants to fill in anything else at the market level. You know, just as a reminder, overall revenue outlook, increased 25 basis points at the mid, to three seventy five, with the real driver being improved full year bad debt outlook, like I mentioned in prepared remarks, that we now expect to approximate 1% or so on a full year basis.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

That's further supported by the really strong year to date leasing activity we've seen, where we still expect to see full year average monthly realized rent growth and call it the high threes. And then our unchanged full year occupancy outlook in the low 96s, which like we've been talking about, reflects less deceleration in the back half of the year compared to 2024, as we see the benefits of our lease expiration management program. And all those pieces will get you back to the, the increased, outlook of $3.75 at the mid.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

And then Jamie, this is Brian. From a market perspective, we're really pleased with what we're seeing in our Florida markets as an example. It's been well documented that there's some supply pressures there, but our Florida portfolio is holding up really well. It really gives us additional confidence on the flattening of that curve to see occupancy in Q2 in excess of 90% in that region and really good demand. So we're optimistic about the back half on some of our major markets.

[Jamie Feldman, MD & Head - REIT Research at Wells Fargo]

Okay. Thank you for that. It actually leads to the second question, which is you had very strong results in the Midwest, Seattle, but you look at where you're acquiring more and it is some of those Florida markets and some of the heavier homebuilder markets. Can you just talk about that strategy? And do you think over time the Midwest markets weaken and those other markets get stronger? Or just in general, why be growing in markets that do have more supply risk?

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Yes. Thank you. I mean, commentary specifically on the Midwest, we've really enjoyed strong performance in our Midwestern markets for a long time. You're looking at a snapshot of today, they're still characterized by very low supply, especially supply of the quality of home and the quality of location that we have in our portfolio. And we don't see that stopping anytime soon.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

If you look at the relative affordability across different markets in in The United States, the the Midwestern markets are comfortably within the top 10. So people are still able to move there and have a high quality of life. And our specific portfolio there, as I mentioned, is extremely well located, good school districts, homes with yards, single family detached, close to the commercial centers. Our scattered site portfolio there has performed extremely well, and I expect that to continue. It's a similar commentary on Seattle.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Seattle has a couple of different characteristics in the Midwest. Again, very low supply, especially at the entry level and the pricing levels that we're leasing our homes at. Seattle though, on contrast to the Midwest, is really expensive to own a home. It's about twice as expensive to own versus rent comparable products. And our development program continues to deliver nicely into that marketplace.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

So we expect a long term continued success there just with the economic engine And we expect the Midwest to continue to produce certainly to any sort of future that we can see.

[Operator]

Thank you. Our next question comes from the line of Steve Sakwa with Evercore ISI. Please proceed.

[Steve Sakwa, Senior Managing Director & Senior Equity Research Analyst at Evercore ISI]

Yes. Thanks. Good morning. Brian, you talked about kind of the homebuilders willing to negotiate on price. Can you but I don't think you've really kinda done much yet.

[Steve Sakwa, Senior Managing Director & Senior Equity Research Analyst at Evercore ISI]

But, like, where do you see that spread for the deals you're looking at with them against your development pipeline? And I guess at what point would the development pipeline perhaps slow down if you could buy more kind of new product from the homebuilders?

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Yeah. Thanks, Steve. That's a great question. It's interesting. The price changes that we've seen are generally characterized by being in markets where we're not developing, where we don't have the AMH development program.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

But in the markets where we do have those programs, it's critical to make sure that we're comparing apples to apples. So the inventory that we're seeing in our development markets is not as well located, and it's not as high of a quality of build. And in many cases, it's characterized by being attached or townhomes. So it's a different product in our 15 development markets. But it's one of the benefits of having a diversified portfolio footprint and that we can look at opportunities across all 30 plus markets.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

And we're seeing the price movement in our nondevelopment markets. In terms of how far it needs to move before we do anything meaningful, the our our calculation yield calculations on on the ask prices today aren't that different than what we talked about last quarter. Thinking about yields in the in the high fours, and we need to see a meaningful move off of that to be able to to to do anything in volume, maybe somewhere in the neighborhood of approaching 20%.

[Steve Sakwa, Senior Managing Director & Senior Equity Research Analyst at Evercore ISI]

Great. That's it for me. Thank you.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

Thanks Steve.

[Operator]

Thank you. Our next question comes from the line of Eric Wolf with Citibank. Please proceed.

[Eric Wolfe, Director at Citi]

Hey, thanks. Apologies if I missed this, but could you talk about where occupancy was in July? And you mentioned that you expected a flatter seasonal curve than normal in the back half on blended lease rates and how that might also translate into sort of a lower occupancy change as well. I think last year your occupancy was down like 120 bps from top to bottom. So I was just curious what that might look like this year.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Yes. Thanks, Eric. Chris detailed some specifics on the curve expectations for the year really as they pertain to rate. I think the key point as it pertains to occupancy and our outlook for the balance of the year is really centered around our lease expiration management program and the benefits that we're expecting to see with dramatic reduction in lease expirations and therefore move outs. That gives us more power, not only on the pricing side, but to be able to preserve occupancy and maybe a slightly slower demand environment due to seasonality.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

And Eric, you're right. Less this is Chris here. Less deceleration on the occupancy side as well. As you probably saw, first half of the year, same home occupancy was 90.2%. The guide contemplates full year same home occupancy in the low 96s.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

As you can see, we're expecting a little bit of seasonal moderation in the back half of the year, but not a ton. By contrast, if you look at same time last year, call it June through end of the year, we saw about 100 basis points of occupancy moderation. So much flatter as we see the benefits of lease expiration management.

[Eric Wolfe, Director at Citi]

Got it. And July, I guess, was consistent with that sort of in the low 96% range.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

Yes. July was 96.1%, holding strong.

[Operator]

Thank you. Our next question comes from the line of Haendel St. Juste with Mizuho Securities. Please proceed.

[Haendel St. Juste, MD & Senior REIT Analyst at Mizuho Financial Group]

Hey. Good morning out there. So I guess, Brian, there's been, I guess, lots of concern, let's call it, about the development platform this year with lower yields versus last year, some concerns about tariffs and higher input costs. But you guys have been able to raise the guide partially this year because of some better outcomes in development pipeline. And you mentioned yields, I think, were up a little bit.

[Haendel St. Juste, MD & Senior REIT Analyst at Mizuho Financial Group]

So I guess I was hoping you could talk a little bit more on how you've been able to achieve that. Is it better lease up? Is it less cost inflation than feared? And then maybe what are your expectations for development yields over the near term? Thanks.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Yes. Thanks, Haendel. I think you covered a lot of it. I'll break it down a little bit. First of all, the change in our expectations on the contribution of development outside of same home was really due to outstanding execution by the team and and quick lease up.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

There there are a lot of different factors at play here. We've we put some new initiatives in that are starting to take hold on the preleasing side and premarketing. We saw some of that benefit early on. And importantly, we were able to lease through a little bit of backlog carried over from last year quickly in delivering communities so we could maintain pricing power matching deliveries with demand. So it's been a very important move strategically for us as well.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

In relation to yield expectations for this year, as I said in my prepared remarks, we're on track for what we expected initially of mid five yields for '25 deliveries, starting in the low fives and kind of progressing nicely through the year. There are a couple of things that we see there. On the cost side, the team has done an outstanding job of managing costs. We've been looking at this implication of potential tariffs. It's been a hot topic for a long period of time.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

And any increases that we may have seen or will see from tariffs are being more than offset by improvements in the labor market due to kind of decreased activity, plus some efficiencies that our teams are gaining as they become more established in a particular marketplace or through value engineering and architecture. There's a lot of good things going into play. And you're putting all these things together, and we're we're we're controlling our vertical costs very well. In fact, our vertical costs for construction on the new development arm are flat year over year, and we're expecting that flat no change in that as we exit 2025 and begin 2026. So it's really coming in and working out as planned, and it gives us a lot of confidence going into next year.

[Haendel St. Juste, MD & Senior REIT Analyst at Mizuho Financial Group]

Appreciate that. That's great color. Chris, maybe one for you just on the property tax side. You mentioned the nice boost from lower the Texas initiatives. I guess, know we're still waiting a bit from other states, key states like Florida and Georgia.

[Haendel St. Juste, MD & Senior REIT Analyst at Mizuho Financial Group]

I guess I'm curious what you are expecting or kind of embedded in the guide for that? And then, what do guys see as maybe a long term run rate for real estate taxes? Thanks.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

Yeah. Good questions. And I think you said it exactly right in part of your question, in that, you know, reminder for everyone. We're we're still really only halfway through the property tax year. You know, at this point, we've received initial assessed values for really only a little over half the portfolio or so.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

As I'm sure everyone recalls, you know, that really then starts at the beginning of the appeals process. That runs over the course of summer and then into the early fall. And then reminder that we still receive the remainder of our values over the course of the third quarter, and then the majority of tax rates aren't received until the fourth quarter. So we're still early, with the exception of of the favorable Texas news, which I mentioned and and you just pointed out. That that really was the driver of the revision to our full year property tax outlook at this point, which is a reminder is in the high threes, three seventy five or so.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

And then, you know, the only other color that I can add at this point is that it's still very early. But, you know, based on some of the earliest rounds of initial assessed values that we've we've seen, We see a little bit of of reason for optimism that there's a chance values could trend a touch better than we are expecting this year. But, you know, I caveat that by saying it's early, and we'll have to give you another update on this front next quarter. And then to your point in terms of longer term run rate, you know, like we've talked about several times, long term average property tax growth for us is 4% to 5% in the high threes, but we're kind of on on the, you know, lower edge of of long term average. And as we think forward, tough to predict 'twenty six or beyond at this point, but we do know that rate of home price appreciation continues to moderate.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

And we see that as being a potentially favorable setup to property taxes looking forward.

[Operator]

Thank you. Our next question comes from the line of Adam Kramer with Morgan Stanley. Please proceed.

[Adam Kramer, VP - Equity Research at Morgan Stanley]

Great. Thanks for the time. Chris, you guys have had this related strategy around disposing of homes that is really low cap rates. Wondering now with sort of getting to the end of the secured debt sort of coming off and and sort of that that freeing up homes to dispose of, wondering sort of how many homes you guys think you have left here to potentially still sell and sort of what the longer term, I guess, sort of outlook is for that disposition strategy that you guys have employed. And then I guess along similar lines, net debt to EBITDA, I think, is 5.2% in the quarter.

[Adam Kramer, VP - Equity Research at Morgan Stanley]

I would imagine it's below the midpoint of your sort of target range. So how you're sort of thinking about managing the net debt to EBITDA, sort of managing the balance sheet in terms of trade off of these dispositions?

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

Yeah. Great questions. I can start with the first piece of it in in terms of of what we see for opportunity going forward, especially as we are releasing previously collateralized tomes out of the securitizations. You know, couple reminders. Last year, 2024, we paid off two securitizations.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

That freed up about 9,000 homes, that had been encumbered for about the past ten years or so. This year, through our two securitization payoffs, we'll be freeing up another 9,000 homes or so. So 18,000 homes that we've we've our hands have been somewhat tied from an asset management perspective for the last ten years or A lot of observations we've made in there from an asset management perspective, you know, that we'll be able to execute on going forward. You know, I think we've maybe shared this before. Best guess at this point, there could be 10, maybe 10 to 15% of those homes that that may ultimately become, you know, very attractive disposition candidates over the next couple of years.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

They're they're not going to work through the disposition system immediately. As everyone knows, these homes are are being sold via the MLS, which means we let leases roll, residents move out, those homes go into the MLS, which naturally creates a little bit of a runway ahead of us, creating great capital recycling opportunity for the next several years as we think about recycling into the development program and otherwise. And then to your point on leverage, you're right. Leverage continues to tick down, low five today. You know, we're we're generally comfortable with and targeting, net debt to EBITDA somewhere in the fives, which means we've got great capacity on the balance sheet to take advantage of incremental growth opportunities that we're watching very, very closely.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

That could be in the form of incremental development. We're watching all things from an acquisition perspective very closely. Brian talked about what we're seeing in terms of the dialogue with our national builder relationships. And then as everyone knows, you know, we're very bullish on and and watch the portfolio consolidation market very closely.

[Adam Kramer, VP - Equity Research at Morgan Stanley]

Great. That's really helpful. Thank you, Chris. And just maybe sort of a week to expiration initiative. I think you get a get gave a helpful update on that earlier.

[Adam Kramer, VP - Equity Research at Morgan Stanley]

Just wondering, is that process sort of done, or is there more to go with with with that initiative?

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Yeah. Thanks, Adam. It's we're really pleased with the with the results that we've seen with that initiative, but but it's really just starting. And it's gonna be extended into other areas of the business. For example, right now, it's just focused on renewals and making some movements between the different months.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

But ultimately, it'll be extended into optimizing initial leases. And I think it'll be a powerful tool as well as we manage communities. They have some slightly different dynamics where you have a couple 100 homes in a single community. The expirations and timing is gonna be really important. So there's optimization opportunities there as well.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

And then as as we get better and better at this too, the expiration management isn't just about moving things into the right season, but it's about right moving expirations into the right weeks, into the right days in individual markets. So there's a lot of additional sophistication that we expect to put into the program over time.

[Operator]

Thank you. Our next question comes from the line of Jeff Scepter with Bank of America. Please proceed.

[Jeffrey Spector, Managing Director at Bank of America]

Great. Thank you. In your opening remarks, you touched on several times the operational excellence and we saw you in March in LA. I know you talked a lot about your company specific initiatives. With AI advancing rapidly here, I'm just curious how these advances are helping you with those operating initiatives.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Yes. Thanks, Jeff. It's a great question and it's a really nice insight into some of the success we've had on the leasing side as an example. We talked in the past about our focus on technology and and giving new technology tools to our teams to not only improve the resident experience, but accelerate leasing, and there's benefits across the board. Our our initial foray into how we're leveraging AI is starting on the leasing front.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

And we've fully implemented a front end system that is a fantastic thing for the residents. It's allowed us to to provide answers to any prospect's question twenty four seven, managing huge volumes. And what it's done is it's freed up our licensed leasing professionals to be able to spend more time with with the residents, the incoming residents, making sure that they're solving for their housing needs rather than just, allowing them to rent what's available. So there's a lot of good benefits that you're seeing there. I talked a little bit earlier too about our pre leasing initiative.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

AI is empowering that as well. And you can see some of the success we've had in the lease up of the new home of the new development homes. And just to put it into proper context, that lease up has occurred with this better engine without the use of concessions in some markets that have supply and where concessions are common. So there are a lot of good things. The AI benefits will be seen on the leasing side first.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

In the future, we're optimistic about applications into improvements on the communication platform with our residents. There's some really good things that are in the work. We haven't completed the rollout there yet. And then, ultimately, I think I think the AI improvements and and the new tools that we're able to put in the hands of our field teams will make the maintenance experience not only much better, but much more efficient. So we're very excited about the possibilities to come on that side.

[Jeffrey Spector, Managing Director at Bank of America]

Okay. Thank you. And then, you know, in terms of your company just getting more aggressive in leveraging these initiatives, the platform, your team, you know, what you're learning from your developments. I continue to read about more and more money, lower cost capital, looking to invest in single family rentals. And I know you've discussed, you decided to stop the third party management.

[Jeffrey Spector, Managing Director at Bank of America]

Just curious with the changes in your cost of capital, any reconsideration there to this way your company gets even more aggressive in a smart way, but more aggressive leveraging this, you know, lower cost of capital out there and your platform? Thank you.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Yeah. Jeff, I I I think we've talked in the past about how we tested a third party property management initiative and some potential benefits there. We spent a couple of years managing exactly the type of homes that we thought fit well into that model. And our conclusion was pretty simple. We have such opportunity within our development program with optimizing the way we manage communities, with improvements that we can make in our services platform that we felt that the best thing to do strategically was to focus on those opportunities in the near term.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Over the long run, it's definitely possible that we would be able to leverage our platform in other ways. But as we sit here today, the opportunities are just great internally in front of us to focus on anything else.

[Operator]

Thank you. Our next question comes from the line of Julien Bullion with Goldman Sachs. Please proceed.

[Julien Blouin, VP - Real Estate Investment Research at Goldman Sachs]

Yeah. Thank you for taking my question. Just wanted to touch on the new lease side. So it looks like trends into July are holding up a lot better than last year and it sounds like you're expecting a lot less seasonal decel into the back half of the year. How much of that is driven by the lease expiration management that you're doing versus how much of that is maybe seeing signs of better pricing power as maybe some of the competitive supply pressures are starting to ease?

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Yeah. Thanks, Julien. It's a combination of a number of different things. The lease expiration management where we have relief from move outs hasn't really started yet, so it hasn't shown up in any of our pricing power. But it is a factor into our confidence for the back half of the year.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

We're seeing some really good pricing power in some of our markets. You look at the outstanding performance, we talked about it on the call earlier of Seattle, The Midwest has been fantastic. It's a testament to our diversified portfolio footprint. There are some markets that are pressured, but it represents a very small proportion of our portfolio. So we're doing good things on the management side.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

I think our revenue optimization has matured at way we price homes. Marketing is a little bit better. So there are a lot of good things at play. And then I would expect to see the benefits from the lease expiration management program later on in the year.

[Julien Blouin, VP - Real Estate Investment Research at Goldman Sachs]

Got it. That's helpful. And Brian, we've seen your main SFR peers in some of the apartments run up pretty wide gaps between new and renewal rates versus those metrics that stayed a lot closer together in your portfolio. Wanted to check if that feels like a bit of a strategic choice on your end. Does it feel like maybe you're holding back a bit on renewals because you don't feel like it's healthy to have those wide gaps?

[Julien Blouin, VP - Real Estate Investment Research at Goldman Sachs]

Or is there maybe an impact to renewal rates from your lease expiration management strategy?

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Yeah. Thank you. I think it's a it's a great question, and it and it goes to the core of our strategy, especially as the way we we manage renewals and how we think about them. We wanna make sure that our residents are getting great value and that they know that they're getting great value. So those renewal rates have to be tied into current market rates, adjusting for any sort of kind of delay in terms of sending those out sixty or ninety days before they need to be executed. There's some seasonal effects. But we want to make sure that any offer we make to our residents is of very good value to them and holds up from a market rent perspective.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

And as such, you're seeing the sophistication that we have on pricing as another contributor to those tight bands. But we've improved the way we communicate with our residents. Quite often, through a dialogue with them on a renewal offer, it's a very easy explanation as to why this is a good thing to renew and you're getting good value.

[Operator]

Thank you. Our next question comes from the line of David Siegel with Green Street. Please proceed.

[John Pawlowski, Managing Director at Green Street Advisors, LLC]

Thank you. When you did your analysis of historical leasing trends, I'm curious what you thought about how the history of turnover rates used to be, a higher level of turnover than what you've seen, since 2020. And how does that inform your views of what turnover should look like going forward?

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

Yes. Appreciate the question, David. Chris here, and then Brian can add in if he likes to. I think ultimately, what you're seeing in the first half of this year is really timing associated with lease expiration management. As we know, we've been shifting strategically shifting expirations from the back half of the year to the front half of the year to align with leasing season.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

But as we look at the data on a quarter by quarter basis, the actual retention rate, the percentage of residents choosing to to stay with us has remained relatively consistent. So it's really timing related in terms of shifting of of overall expirations and then in turn move outs. And we would expect that to moderate down in in the back half of the year. And on a full year basis, our our view around turnover rate is is pretty similar, to last year, and and turnover days days to reresident as well. And you can see that reflected in the fact that our our our view on occupancy on a full year basis is relatively flat year over year.

[John Pawlowski, Managing Director at Green Street Advisors, LLC]

Great. Thank you. And it looks like fee income has been growing at a double digit percentage in the first half. I'm curious specific, aspects of of fees are are driving that and, how sustainable is that into the, you know, the back half of the year?

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

Yeah. That that's really timing related as well. As you know, the fee line typically correlates with leasing volume. And as we've seen a greater proportion of leasing volume in the first half of the year, given shifting and optimization from lease expiration management, we've seen fees shift accordingly. As we get into the back half of the year, we'd expect that to moderate back down.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

And generally speaking, in the guide, we're contemplating fees to run relatively similar to growth in rents.

[Operator]

Thank you. Our next question comes from the line of Michael Goldsmith with UBS. Please proceed.

[Michael Goldsmith, US REITs Analyst at UBS Group]

Good morning. Thanks a lot for taking my questions. Maybe a good place to start is just can you provide an updated assessment of remaining supply impact across the portfolio? Thanks.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Yes. Thanks, Michael. If you look across our 30 plus markets, we're seeing very limited supply in in the vast majority. Talked a little bit earlier about a couple of markets that have had outstanding performance in the Midwest, Seattle, where there's just clear a shortage of quality housing, certainly housing that's comparable to what we're offering on the rental side. And then if you flip it to the markets that have been widely discussed where there has been some additional supply pressure, thinking about Phoenix, thinking about Texas, thinking about some of the markets in Florida, we're performing very well those markets.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

The additional supply in Florida hasn't had much of an effect of us from an occupancy perspective, maybe a little bit in rate, but our performance there has been outstanding. And even in Phoenix where there's a lot of supply pressure, again, well documented, we're still in excess of 95% occupancy. And it's just a matter of time until that gets absorbed. One of the key factors that we have, not only the benefits of diversified geographical footprint, But it has to do with our product type and location within these markets. And that's why you're seeing really the durability of our portfolio, whereas others might be pressured.

[Michael Goldsmith, US REITs Analyst at UBS Group]

Got it. Thanks for that. And as a follow-up, occupancy remains above the pre COVID levels. Is there an ideal occupancy level for the portfolio? And if we do see a stronger housing market, could occupancy tick back down as as move outs to buy a home rise and and turnover increases?

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Yeah. I think the the way we're we're looking at it in pre COVID, kind of the expectation was ninety 5% range, and and we've talked about it, you know, since since the end of the pandemic that those new expectations have been increased to ninety six percent range. There there are a number of different factors that support that. We're doing a better job of execution. Think the value proposition is being more appreciated.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

The difference in cost of owning versus renting is one of the contributing factors. Over time, we would expect to be able to maintain that. That's kind of our long term goal. And if you look at the way that the first half of the year played out where we moved a bunch of additional expirations into the first half and had incremental move outs, we were still able to maintain a very high level of occupancy, which is a testament to a couple of different things, the depth of the demand and second, our team's ability to execute, turn these homes quickly and get them back up and leased up in the marketplace. So in the event of some changes in the for sale marketplace, we would expect to be able to adjust to any impact.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

And I would expect us to be able to preserve occupancy as well.

[Operator]

Thank you. Our next question comes from the line of Linda Tsai with Jefferies. Please proceed.

[Linda Tsai, Senior Analyst at Jefferies]

Hi, thanks for taking my questions. Could you give us an update on resident income to rent ratios?

[Linda Tsai, Senior Analyst at Jefferies]

Are you seeing resident incomes trend higher in your portfolio for new residents?

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Yeah. Thank you, Linda. We're really pleased with what we're seeing from our incoming residents. It seems to tick up a little bit each month or each quarter, I guess. But our ratios are still very strong.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Income to rent in excess of five times. And we've seen stated household income for move ins in Q2 accelerate past the $150,000 household mark that we talked about last quarter. And at the same time, credit scores are still remaining strong. So we're very pleased with the level of income and the strength of the incoming residents.

[Linda Tsai, Senior Analyst at Jefferies]

Thanks. And then I think you referenced this a little earlier, but more explicitly, you know, what's your view on the ability for home sales to recover more meaningfully in '26? And what would be the potential impacts on AMH's portfolio?

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Yeah. In terms of predicting the likelihood, that's a difficult one. But in the event that it does or when it does, I think it's good for everything. I think a healthy housing market is positive across the board. It's positive to the economy.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Specific to our business, I think you'd probably see a change in some of the homes that are currently being offered for rent, some of the shadow supply that has peaked in some of the Texas markets as an example. So there are some benefits from that side. Increased activity is good. Our ability to process move outs and release these homes into a very deep level of demand gives us confidence that we can preserve the occupancy. We expect with the affordability gap too to be able to continue to have pricing power.

[Linda Tsai, Senior Analyst at Jefferies]

Thank you.

[Operator]

Thank you. Our next question comes from the line of Brad Heffner with RBC Capital Markets. Please proceed.

[Brad Heffern, Director at RBC Capital Markets]

Yes. Hi, everybody. Thanks. On the acquisition front, talked about homebuilders already, but I was wondering if you could talk through what you're seeing either on portfolio deals or for scattered site as well.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

Yeah. Sure. Good morning, Brett. Chris here. You know, look.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

On on the portfolio side, for starters, not a lot, to talk about on on the on the scattered site side. But on portfolios, you know, definitely something that we watch very closely. You know, we're we're very optimistic on the number of assembled portfolios that we know are are out there. And, you know, no different than we've talked about before. What we especially like about those opportunities is the potential to uniquely unlock value by bringing those portfolios onto our platform, just like we're currently doing with the portfolio we acquired in the fourth quarter.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

In terms of activity out there, I think we shared this before. There was a number of discussions and dialogues more broadly going on out there the market kind of '4 heading into 'twenty five. It does feel like a number of those have kind of slowed down just given some of the uncertainty in the environment. But we know that those assembled portfolios are out there. Ultimately, they're going to need exit and liquidity.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

And us and our platform provide a very valuable solution for them. You know, we can cast a a nice broad net given the diversification of, our portfolio. And like we talked about a couple of questions ago, create capacity off of the balance sheet in in terms of leverage capacity. And, yeah, I think we're very optimistic on those types of opportunities, but I would remind everyone, that we are also very disciplined on on the buy box. But for the right opportunities, we're we're very bullish on them.

[Brad Heffern, Director at RBC Capital Markets]

Okay. Got it. Thank you. And then I was wondering if you could talk about what you're seeing on the land side. The lots under control seem to go down every quarter.

[Brad Heffern, Director at RBC Capital Markets]

So I'm wondering, is that just a reflection of land pricing being unattractive? Or are you trying to resize the book there?

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Yes. Thanks, Brad. On the land side, what you're seeing with the decrease in the pipeline is really by design. A few years ago, we had a very robust pipeline. Felt it was a great luxury coming into all the different changes that we were seeing in the marketplace.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

But the size of it today is more appropriate for our expectations on kind of delivery pace of the 2,300 or so per year. There's been some optimization of that pipeline, but it sits at healthy level today. In terms of what the land market looks like, it's been surprisingly resilient from a pricing perspective. But some observations on the ground for us are we're seeing more deals of the higher quality land opportunities. Before last few quarters, I would say, could be characterized by maybe tertiary locations, slightly inferior.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

We're starting to see better quality. And we're also seeing an increased willingness from the sellers on flexibility for stage of delivery. And what I mean by that is what stage in terms of horizontal development that these lots are going to be delivered to us. There's been some change on that side, which we're happy about. Going forward, at this point in the near term, we're going to be replenishing based on deliveries to kind of maintain that healthy level of where it sits now.

[Operator]

Thank you. Our next question comes from the line of Jesse Letterman with Zelman and Associates. Please proceed.

[Jesse Lederman, Associate Director at Zelman & Associates]

Hey, thanks for taking the question. Another question on the land market. Obviously, homebuilders of late have been focused on tying up land via option. Curious what your appetite for that would be, for example, I guess, on deals that you've tied up over the last few years with the for sale market slowing. Presumably, if you had them tied up via option, you'd have the ability to go back and renegotiate, which could be a solid tailwind relative to your underwriting at that time.

[Jesse Lederman, Associate Director at Zelman & Associates]

So curious, your thoughts on that vis a vis buying them outright.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Yeah. Thanks, Jesse. We're we're flexible across really all all options in terms of how we take down take down land. We've we have agreements where we have flexibility. We have some, as I said earlier in my previous remarks, maybe more developed finished lots are coming back to the marketplace, something we haven't seen in a long time.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

We're very flexible and entrepreneurial and really trying to find the best way to get the best real estate, the best land as quickly as we can into vertical and and ultimately producing homes. So our team's very creative. I we've talked about it in the past. The the team has a very extensive public homebuilding experience and expertise on exactly how to structure these land deals. And they're doing a very good job of that.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

One other interesting point on the land side that we're seeing a slight change in is we have been in discussions for finished lot takedowns from some of the homeowners and some of the land developers, and those opportunities didn't exist two or three quarters ago. So anyway, all options are in play, but it's one of the benefits of controlling the entire department, the full vertical. And we look forward to optimizing that too.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

And Jesse, you may recall, we've been active on the optioning front over the past couple of years. We've had 1,000, 2,000 lots or so option over the last couple of years. Definitely a valuable tool that that we've used. Also, as as I'm I'm sure you know, optioning capital is is expensive. Right?

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

You know, average optioning capital is is double digits plus these days. So as as as, you know, Brian's point is we're looking at everything that's out there, commonly that the math can skew in favor of the balance sheet just given relative cost of capital delta. But it's definitely something that we've used in the past and continue to watch very closely.

[Operator]

Thank you. Our next question comes from the line of Otomeo Oksanwa with Deutsche Bank. Please proceed.

[Omotayo Okusanya, Managing Director - Head of US REIT Research at Deutsche Bank]

Yes. Good afternoon, everyone, and congrats on the solid quarter. I just wanted to ask on the regulatory front, whether at the federal, state, or local level, anything that's kind of bubbling up that you guys are watching and that maybe investors should be aware of?

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Thanks, Tayo. It's we're very close attention to what's happening at the local, state, and federal level. We don't have anything, you know, really new to report. There's been some favorable developments. We talked about them in the past.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Last year, there was some very favorable anti trespasser legislation that was passed. And on the flip side, I think everyone's aware of some of the changes Washington State that we talked about on our last call. But since then, nothing really new to note other than the fact that internally, very invested in our government affairs program and our strategy of making sure we get the word out that AMH in particular is part of the housing solution. We're bringing new supply into the marketplace that helps to address this housing shortage. And I think we're doing a better job of getting the word out, but we still have a long way to go.

[Omotayo Okusanya, Managing Director - Head of US REIT Research at Deutsche Bank]

Great. Thank you.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

Thanks, Kyle.

[Operator]

Thank you. Our next question comes from the line of Jade Rahmani with KBW. Please proceed.

[Jason Sabshon, Associate - Equity Research at Keefe, Bruyette & Woods (KBW)]

Hi. This is Jason Zapshaw on for Jade. Thanks for taking the question. I'd be curious to hear your thoughts around seniors housing in the active adult segment. Are you interested in targeting any acquisitions there or developing active adult communities within your build to rent strategy?

[Jason Sabshon, Associate - Equity Research at Keefe, Bruyette & Woods (KBW)]

And also, if you have any data on what share of your renters belong to this segment, that would also be helpful. Thanks.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Hi, Jason. Yep. Senior housing is something that we've we've talked about from time to time, over the last decade. There's a couple of points that I think are important. As I as I mentioned earlier on on the call, we have so much opportunity with what we're doing, just staying close to the core AMH strategy.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

And although senior housing might be something that we we look at into the future, there's nothing kind of in in the near term that that we're gonna be we're gonna be acting on on that side. In terms of the data, the demographic data of our resident base, we haven't looked at exact breakdown by different age cohort. The interesting part that we track those for the incoming residents, the average age of those households It's been relatively consistent for a long period of time. So there might be a gap between that and the senior housing question.

[Jason Sabshon, Associate - Equity Research at Keefe, Bruyette & Woods (KBW)]

Got it. Thank you. And then separately, do you see the company holding a similar amount of land under development as a percentage of assets over the long term as to what's currently on the balance sheet?

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

Yeah. This is Chris. We're we're in the right area. As Brian mentioned, the land pipeline in general, has matured, very nicely. And as we think about that as a percentage of the balance sheet, you know, we've been very vocal from the start, that we are committed to maintaining all things development, land and in process construction to a single digit percentage of the balance sheet, which I do not expect to see changing going forward.

[Jason Sabshon, Associate - Equity Research at Keefe, Bruyette & Woods (KBW)]

Great. Thanks.

[Operator]

Thank you. Our last question comes from the line of Austin Werdersmith with KeyBanc Capital Markets. Please proceed.

[Austin Wurschmidt, Senior REIT Analyst - Equity Research at KeyBanc Capital Markets]

Great. Thanks. On the lease expiration optimization, what do you think the free cash flow benefit from your recent efforts are and what that value creation potential looks like? And while you guys have spent a lot of time discussing the seasonal impact in the back half of the year, guess I how should we think about then the seasonal ramp into the spring and early summer versus what that's looked like historically?

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Yes. Thanks, Austin. From a high level perspective, the the lease expiration management initiative is is really wrapped into the way that we're we're optimizing revenue as as as company. We see benefits on the occupancy side, clearly on the rate side because of taking homes out into better pricing environments. It's really an example of a lot of the things that we're doing to optimize the entire revenue line.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

In terms of putting an exact figure on and quantifying the current benefit, that'd be difficult to do. But it's wrapped into a larger initiative that is going to give us really good momentum for years to come.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

Yes. A couple of other nice benefits, just so you're aware. As you think about the shifting of leasing to the front half of the year: one, it gives us increased visibility to leasing spreads and activity earlier in the year two, it increases the proportion of new leasing opportunities we can capture in the in the, strength of spring. And then three, it it minimizes or it it lessens the proportion of new leases, being captured in the slower back half of the year, which will favorably translate into earn in effect into the following year as well. So holistically, great win win program all the way around.

[Austin Wurschmidt, Senior REIT Analyst - Equity Research at KeyBanc Capital Markets]

Yeah. No. It makes a lot of sense. I I guess, do do you think while it hasn't necessarily translated into improving retention, does it drive down that days to re resident because of the the, you know, the traffic that you see during that, you know, window early in the year?

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

Over time, that's definitely part of the expectation, right? We're taking back vacant units during the strength of the spring leasing season, which over time, our expectation is that should, on the margin, be benefiting days to re resident.

[Austin Wurschmidt, Senior REIT Analyst - Equity Research at KeyBanc Capital Markets]

Can you just remind us what that days to re resident is for you guys as it currently stands so we can think about it over time? Yes.

[Christopher Lau, SEVP & CFO at American Homes 4 Rent]

Sure. It varies over the course of the year. If you want to think about the second quarter, it's in the low 40s or so days to re resident, which is fairly similar year over year.

[Operator]

Thank you. There are no further questions at this time. I'd like to pass the call back over to management for any closing remarks.

[Bryan Smith, CEO & Trustee at American Homes 4 Rent]

Thank you for your time today. We really appreciate the continued interest in AMH and look forward to speaking with you next quarter.

Participants

Executives

• Nick Fromm, Director of Investor Relations
• Bryan Smith, CEO & Trustee
• Christopher Lau, SEVP & CFO

Analysts

• Juan Sanabria, Managing Director at BMO Capital Markets
• Jamie Feldman, MD & Head - REIT Research at Wells Fargo
• Steve Sakwa, Senior Managing Director & Senior Equity Research Analyst at Evercore ISI
• Eric Wolfe, Director at Citi
• Haendel St. Juste, MD & Senior REIT Analyst at Mizuho Financial Group
• Adam Kramer, VP - Equity Research at Morgan Stanley
• Jeffrey Spector, Managing Director at Bank of America
• Julien Blouin, VP - Real Estate Investment Research at Goldman Sachs
• John Pawlowski, Managing Director at Green Street Advisors, LLC
• Michael Goldsmith, US REITs Analyst at UBS Group
• Linda Tsai, Senior Analyst at Jefferies
• Brad Heffern, Director at RBC Capital Markets
• Jesse Lederman, Associate Director at Zelman & Associates
• Omotayo Okusanya, Managing Director - Head of US REIT Research at Deutsche Bank
• Jason Sabshon, Associate - Equity Research at Keefe, Bruyette & Woods (KBW)
• Austin Wurschmidt, Senior REIT Analyst - Equity Research at KeyBanc Capital Markets