April 30, 2026 - EX-99.1 - 8-K: Current report

EXHIBIT 99.1

Earnings Release and

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Table of Contents


Section

Earnings Release			i-xvii

Portfolio Data:

Summary Operating Metrics			3
Geographic Diversification			4
Property Summary - Occupancy at End of Each Period Shown			5
Portfolio Map			6
Portfolio Occupancy at the End of Each Period			6
Center Sales Per Square Foot Ranking			7
Top 25 Tenants Based on Percentage of Total Annualized Base Rent			8
Lease Expirations			9
Capital Expenditures			10
Transaction Summary			11
Leasing Activity			12


Financial Data:

Consolidated Balance Sheets			13
Consolidated Statements of Operations			14
Components of Rental Revenues			15

Unconsolidated Joint Venture Information			16
Debt Outstanding Summary			17
Future Scheduled Principal Payments			19

Interest Rate Swap Strategy, Financial Covenants and Credit Ratings			20
Enterprise Value, Net Debt, Liquidity and Debt Ratios			21

Non-GAAP and Supplemental Measures:

FFO and FAD Analysis			22
Portfolio NOI and Same Center NOI			24
Adjusted EBITDA and EBITDAre			26
Net Debt			28
Pro Rata Balance Sheet Information			29
Pro Rata Statement of Operations Information			30
Guidance for 2026			31
Non-GAAP Definitions			32

Investor Information			36

News Release

Tanger Reports First Quarter Results and Increases 2026 Guidance

Tenant Demand Propels Record Leasing Volume and Merchandising Opportunities

Positioned for Long-Term Value Creation Through Organic and External Growth

Enhances Balance Sheet Capacity, Liquidity, and Flexibility

Greensboro, NC, April 30, 2026, Tanger® (NYSE:SKT), a leading owner and operator of outlet and other open-air retail shopping destinations, today reported financial results and operating metrics for the three months ended March 31, 2026.

“Tanger’s successful execution of its growth strategy delivered another quarter of strong financial and operating results, contributing to an increase in our full-year guidance,” said Stephen Yalof, President and Chief Executive Officer. “Through our proven leasing, operating, and marketing platforms and underpinned by disciplined financial strategies, we continue to curate our merchandising, intensify our real estate, and execute our external growth initiatives. We achieved record leasing volume fueled by retailer demand and limited new supply. We are attracting new and younger shoppers by adding sought-after retailers, restaurants, and entertainment destinations that elevate our centers and drive incremental traffic and value.”

Mr. Yalof continued, “We are pleased to have recently announced a 7% increase in our dividend, supported by our strong earnings growth and low dividend payout ratio. Tanger is well-positioned to deliver long-term value creation for our stakeholders through both organic and external growth, anchored by a strong, low-leveraged balance sheet that provides significant liquidity and flexibility.”

First Quarter Results

•Net income available to common shareholders was $0.24 per share, or $28.1 million, compared to $0.17 per share, or $19.0 million, for the prior year period. Net income for the first quarter of 2025 included a non-cash impairment charge of $0.04 per share, or $4.2 million, related to the center in Howell, Michigan that was sold in April 2025.

•Funds From Operations (“FFO”) available to common shareholders was $0.59 per share, or $70.4 million, compared to $0.53 per share, or $62.7 million, for the prior year period.

•Core Funds From Operations (“Core FFO”) available to common shareholders was $0.59 per share, or $70.4 million, compared to $0.53 per share, or $62.7 million, for the prior year period.

FFO and Core FFO are widely accepted supplemental non-GAAP financial measures used in the real estate industry to measure and compare the operating performance of real estate companies. Definitions of these non-GAAP financial measures and statements of the reasons why management believes these non-GAAP financial measures provide useful information to investors about the Company’s financial condition and results of operations, and, if applicable, the other purposes for which management uses the measures, as well as reconciliations of these non-GAAP financial measures to GAAP net income, can be found later in this release. Per share amounts for net income, FFO and Core FFO are on a diluted basis.

Operating Metrics

Below are key portfolio results for the total portfolio, including the Company’s pro rata share of unconsolidated joint ventures. Operating metrics for the first quarter of 2025 exclude the center in Howell, Michigan that was sold in April 2025.

•Occupancy was 97.0% on March 31, 2026, compared to 95.8% on March 31, 2025 and 98.1% on December 31, 2025. On a same center basis, occupancy was 96.9% on March 31, 2026, compared to 95.8% on March 31, 2025 and 98.2% on December 31, 2025.

•Same center net operating income (“Same Center NOI”), which is presented on a cash basis, increased 2.6% to $100.5 million for the first quarter of 2026 from $97.9 million for the first quarter of 2025. The first quarter of 2026 included elevated snow removal costs, which were contemplated in the Company’s initial full-year guidance.

•Average tenant sales per square foot was $482 for the twelve months ended March 31, 2026 compared to $455 for the twelve months ended March 31, 2025 and $473 for the twelve months ended December 31, 2025, reflecting the Company’s execution of its strategy to remerchandise, replace less productive tenants, and evolve its portfolio.

•On a same center basis, average tenant sales per square foot was $484 for the twelve months ended March 31, 2026 compared to $455 for the twelve months ended March 31, 2025 and $475 for the twelve months ended December 31, 2025.

•The occupancy cost ratio (“OCR”), representing annualized occupancy costs as a percentage of tenant sales, was 9.7% for each of the twelve month periods ended March 31, 2026, March 31, 2025, and December 31, 2025.

•Lease termination fees (which are excluded from Same Center NOI) for the total portfolio totaled $2.2 million for the first quarter of 2026 compared to $0.5 million for the first quarter of 2025.

Same Center NOI is a supplemental non-GAAP financial measure of operating performance. A complete definition of Same Center NOI and a reconciliation to the nearest comparable GAAP measure can be found later in this release.

Leasing Activity

Leasing activity in the Company’s portfolio continues to be robust from both existing and new tenants. For the total domestic portfolio, including the Company’s pro rata share of domestic unconsolidated joint ventures, total renewed or re-tenanted leases (including leases for both comparable and non-comparable space) executed during the twelve months ended March 31, 2026 included 651 leases, totaling 3.4 million square feet, compared to 545 leases, totaling 2.5 million square feet, during the twelve months ended March 31, 2025.

Blended average rental rate spreads were 10.5% on a cash basis for leases executed for 3.1 million square feet of comparable space during the twelve months ended March 31, 2026. These blended rent spreads are comprised of re-tenanted rent spreads of 26.2% and renewal rent spreads of 7.9%.

As of April 30, 2026, the Company had renewals executed or in process for 67% of the space scheduled to expire during 2026 compared to 57% of expiring 2025 space as of April 30, 2025 (total portfolio, including the Company’s pro rata share of unconsolidated joint ventures).

Balance Sheet and Liquidity

The following balance sheet and liquidity metrics are presented for the total portfolio, including the Company’s pro rata share of unconsolidated joint ventures. As of March 31, 2026:

•Net debt to Adjusted EBITDAre was 4.8x for the twelve month period ended March 31, 2026 compared to 4.7x for the twelve month period ended December 31, 2025. Net debt to Adjusted EBITDAre is calculated as Net debt divided by Adjusted Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate (“Adjusted EBITDAre”).

•Interest coverage ratio (calculated as Adjusted EBITDAre divided by interest expense) was 4.3x for the first quarter of 2026 and 4.7x for the twelve month period ended March 31, 2026.

•The Company had over $1.0 billion of immediate liquidity, including $385 million of cash and cash equivalents, short-term investments, and delayed draw term loan commitments, as well as full availability on the Company’s $620 million unsecured lines of credit.

•Total outstanding debt aggregated $2.0 billion, all of which was at fixed rates including current swaps.

•Weighted average interest rate was 3.9%, considering current swaps, and weighted average term to maturity of outstanding debt, including extension options, was approximately 3.5 years. On a pro forma basis giving effect to the use of proceeds from the January 2026 financing transactions discussed below, the weighted average interest rate would be 4.0% and the weighted average term to maturity would be approximately 4.4 years.

•Approximately 88% of the total portfolio’s square footage was unencumbered by mortgages, with secured debt of $340 million (principal), representing approximately 17% of total debt outstanding.

•Funds Available for Distribution (“FAD”) payout ratio was 53% for the first quarter of 2026.

Adjusted EBITDAre, Net debt and FAD are supplemental non-GAAP financial measures of operating performance. Definitions of Adjusted EBITDAre, Net debt and FAD and reconciliations to the nearest comparable GAAP measures are included later in this release.

January 2026 Financing Transactions

As previously announced and discussed further below, in January 2026, the Company completed a series of financing transactions that increased the Company’s debt capacity, enhanced liquidity, extended debt duration, lowered pricing, and expanded its bank group. A portion of the net proceeds from these transactions are expected to be used to repay in full the outstanding $350 million aggregate principal amount of 3.125% senior notes due September 1, 2026 and for general corporate purposes, including the repayment of additional debt.

Unsecured Term Loans

The Company closed on $550 million of unsecured term loans, comprised of (i) an amendment of the Company's existing $325 million term loan increasing capacity to $350 million and extending the maturity to December 2030 (the “2030 Term Loan”) and (ii) a new $200 million term loan due January 2033 (the “2033 Term Loan”). The Company drew an incremental $75 million of proceeds at closing, for a total outstanding amount of $400 million, and currently has a combined $150 million available under a delayed draw feature. The applicable pricing margin is SOFR plus 95 basis points for the 2030 Term Loan and SOFR plus 125 basis points for the 2033 Term Loan based on the Company’s current credit rating.

The Company also amended its $600 million revolving credit facility and its $20 million liquidity line to remove the 10-basis point SOFR credit adjustment spread and made certain conforming changes to remove the 10-basis point SOFR credit adjustment spread from the 2030 Term Loan and the 2033 Term Loan.

Exchangeable Senior Notes

Additionally, the Company issued $250 million aggregate principal amount of 2.375% Exchangeable Senior Notes due 2031 and entered into capped call transactions that increased the effective conversion price from approximately $41.55 per share to approximately $47.49 per share, subject to adjustments. The net proceeds of approximately $243 million were used to pay approximately $9 million of capped call transaction costs and repurchase approximately $20 million of the Company’s common shares at $33.92 per share, or approximately 590,000 shares.

The remaining proceeds from the term loans and the exchangeable notes were used to repay approximately $44 million of the outstanding debt under the unsecured lines of credit, with the remainder to be used to repay additional debt and general corporate purposes. Please see the Company’s Current Reports on Form 8-K filed with the Securities and Exchange Commission (“SEC”) on January 6, 2026 and January 12, 2026 for additional information on these transactions.

Interest Rate Swaps

The Company continued to execute its interest rate hedging strategy during 2026, entering into new current and forward-starting swaps. Please see the supplemental information package in the Current Report on Form 8-K furnished with the SEC on April 30, 2026 for additional information.

Dividend

In April 2026, the Company’s Board of Directors approved a 6.8% increase in the dividend for common shares from $1.17 to $1.25 per share on an annualized basis. Simultaneously, the Company’s Board of Directors authorized a quarterly cash dividend of $0.3125 per share, payable on May 15, 2026 to holders of record on April 30, 2026.

Board Update

At Tanger’s 2026 Annual Meeting, Steven B. Tanger will retire from the Board of Directors and assume the role of Chair Emeritus, a non-voting advisory role. Following the 2026 Annual Meeting, Luis Ubiñas is expected to assume the role of Chair of the Board, and Bridget Ryan-Berman will remain on the Board, but conclude service as Lead Independent Director.

Guidance for 2026

Based on the Company’s first quarter results, its view on current market conditions, and its outlook for the remainder of 2026, management currently believes the Company’s full-year 2026 net income and FFO per share will be as follows:


For the year ending December 31, 2026:	Current		Previous
	Low Range	High Range	Low Range	High Range
Estimated diluted net income per share	$1.05	$1.13	$1.04	$1.12
Depreciation and amortization of real estate assets - consolidated and the Company’s share of unconsolidated joint ventures	1.37	1.37	1.37	1.37

Estimated diluted FFO per share	$2.42	$2.50	$2.41	$2.49

The above estimates reflect the following key assumptions (dollars in millions):


For the year ending December 31, 2026:	Current				Previous
	Low Range		High Range		Low Range		High Range
Same Center NOI growth - total portfolio at pro rata share	2.25	%	4.25	%	2.25	%	4.25	%
General and administrative expense	$80.5		$83.5		$80.5		$83.5
Interest expense, net of interest income - consolidated	$69.5		$72.5		$69.5		$72.5

Annual recurring capital expenditures, renovations and second generation tenant allowances	$65.0		$75.0		$65.0		$75.0

Weighted average diluted common shares are expected to range from approximately 115.5 million to 116.5 million for earnings per share and 120.0 million to 121.0 million for FFO and Core FFO per share. Guidance does not include the impact of any additional acquisition or sale of any outparcels, properties or joint venture interests, or any additional financing activity.

iii

First Quarter 2026 Conference Call

Tanger will host a conference call to discuss its first quarter 2026 results for analysts, investors and other interested parties on Friday, May 1, 2026, at 8:00 a.m. Eastern Time. To access the conference call, listeners should dial 1-877-605-1702. Alternatively, a live audio webcast of this call will be available to the public on Tanger’s Investor Relations website, investors.tanger.com. A telephone replay of the call will be available from May 1, 2026 at approximately 11:00 a.m. through May 15, 2026 at 11:59 p.m. by dialing 1-877-660-6853, replay access code #13759139. An online archive of the webcast will also be available through May 15, 2026.

Upcoming Events

The Company is scheduled to participate in the following upcoming events:

•Wells Fargo’s 29th Annual Real Estate Securities Conference held at The Charleston Place in Charleston, SC from May 5 through May 6, 2026

•BMO’s 2026 Real Assets Conference held at the InterContinental Barclay New York in New York, NY on May 12, 2026

•ICSC Las Vegas held at the Las Vegas Convention Center in Las Vegas, NV from May 19 through May 20, 2026

•Nareit’s REITweek: 2026 Investor Conference held at the New York Hilton Midtown in New York, NY from June 2 through June 4, 2026, including a company presentation on June 2, 2026 at 10:15 a.m. Eastern Time. Additional details about the presentation, including a live audio webcast, will be available to the public on Tanger’s Investor Relations website, investors.tanger.com

•A tour of Pinecrest in Cleveland, OH on June 25, 2026 hosted by KeyBanc

About Tanger®

Tanger Inc. (NYSE: SKT) is a leading owner and operator of outlet and other open-air retail shopping destinations, with 45 years of expertise in the retail and outlet shopping industries. Tanger’s portfolio of 38 outlet centers and three open-air lifestyle centers includes more than 16 million square feet well positioned across tourist destinations and vibrant markets in 22 U.S. states and Canada. A publicly traded REIT since 1993, Tanger continues to innovate the retail experience for its shoppers with over 3,000 stores operated by more than 800 different brand name companies. Tanger is furnishing a Form 8-K with the SEC that includes a supplemental information package for the quarter ended March 31, 2026. For more information on Tanger, call 1-800-4TANGER or visit tanger.inc.

Tanger Inc. (together with its subsidiaries, the “Company”) uses, and intends to continue to use, its Investor Relations website, which can be found at investors.tanger.com, as a means of disclosing material nonpublic information and for complying with its disclosure obligations under Regulation FD. Additional information about the Company can also be found through social media channels. The Company encourages investors and others interested in the Company to review the information on its Investor Relations website and on social media channels. The information contained on, or that may be accessed through, our website or social media platforms is not incorporated by reference into, and is not a part of, this document.

Safe Harbor Statement

Certain statements made in this earnings release contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. We intend such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995 and include this statement for purposes of complying with these safe harbor provisions. Forward-looking statements are generally identifiable by use of the words “anticipate,” “believe,” “can,” “continue,” “could,” “designed,” “estimate,” “expect,” “forecast,” “goal,” “intend,” “may,” “might,” “plan,” “possible,” “potential,” “predict,” “project,” “should,” “target,” “will,” “would,” and similar expressions that do not report historical matters. Such statements are based on assumptions and expectations that may not be realized and are inherently subject to risks, uncertainties and other factors, many of which cannot be predicted with accuracy and some of which might not even be anticipated. Although we believe the expectations reflected in these forward-looking statements are based on reasonable assumptions, future events and actual results, performance, transactions or achievements, financial and otherwise, may differ materially from the results, performance, transactions or achievements expressed or implied by the forward-looking statements. As a result, you should not rely on or construe any forward-looking statements in this release as predictions of future events or as guarantees of future performance. We caution you not to place undue reliance on forward-looking statements, which speak only as of the date of this release. All of our forward-looking statements are qualified in their entirety by this cautionary statement.

increased capital costs and capital markets volatility; increases in unemployment and reduced consumer confidence and spending; risks related to our ability to acquire or develop new retail centers or expand existing retail centers successfully; risks related to the financial performance and market value of our retail centers and the potential for reductions in asset valuations and related impairment charges; our dependence on rental income from real property; the relative illiquidity of real property investments; failure of our acquisitions or dispositions of retail centers to achieve anticipated results; competition for the acquisition and development of retail centers, and our inability to complete the acquisitions of retail centers we may identify; competition for tenants with competing retail centers and our inability to execute leases with tenants on terms consistent with our expectations; the diversification of our tenant mix and the operation of full price retail may not achieve our expected results; risks associated with environmental regulations; risks associated with possible terrorist activity or other acts or threats of violence and threats to public safety; risks related to international military conflicts, international trade disputes and foreign currency volatility; the fact that certain of our leases include co-tenancy and/or sales-based provisions that may allow a tenant to pay reduced rent and/or terminate a lease prior to its natural expiration; our dependence on the results of operations of our retailers and their bankruptcy, early termination or closing could adversely affect us; the impact of geopolitical conflicts; the impact of a prolonged government shutdown; the immediate and long-term impact of the outbreak of a highly infectious or contagious disease on our tenants and on our business (including the impact of actions taken to contain the outbreak or mitigate its impact); the fact that certain of our properties are subject to ownership interests held by third parties, whose interests may conflict with ours; risks related to climate change; risks related to uninsured losses; the risk that consumer, travel, shopping and spending habits may change; risks associated with our Canadian investments; risks associated with attracting and retaining key personnel; risks associated with debt financing; risks associated with our guarantees of debt for, or other support we may provide to, joint venture properties; the effectiveness of our interest rate hedging arrangements; our potential failure to qualify as a Real Estate Investment Trust (“REIT”); our legal obligation to pay dividends to our shareholders; legislative or regulatory actions that could adversely affect our shareholders; our dependence on distributions from Tanger Properties Limited Partnership’s (together with its subsidiaries, the “Operating Partnership”) to meet our financial obligations, including dividends; risks of costs and disruptions from cyber-attacks or acts of cyber-terrorism on our information systems or on third party systems that we use; unanticipated threats to our business from changes in information and other technologies, including artificial intelligence; and the uncertainties of costs to comply with regulatory changes and other important factors which may cause actual results to differ materially from current expectations include, but are not limited to, those set forth under Item 1A - “Risk Factors” in the Company’s and Operating Partnership’s Annual Report on Form 10-K for the year ended December 31, 2025 and in other reports that we file with the SEC.

Except as required by applicable law, we do not plan to publicly update or revise any forward-looking statements contained herein, whether as a result of any new information, future events, changed circumstances or otherwise.

Investor Contact Information

Media Contact Information

Doug McDonald

ICR

SVP, Treasurer and Investments

tangerpr@icrinc.com

336-856-6066

tangerir@tanger.com

TANGER INC. AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF OPERATIONS

(in thousands, except per share data)

(Unaudited)


	Three months ended
	March 31,
	2026	2025
Revenues:



Rental revenue	$143,538	$129,285
Management, leasing and other services	2,204	2,407
Other revenue	4,675	3,671
Total revenues	150,417	135,363
Expenses:
Property operating	46,733	41,820
General and administrative	20,088	18,993


Impairment charge	—	4,249
Depreciation and amortization	40,352	37,146
Total expenses	107,173	102,208
Other income (expense):
Interest expense	(19,176)	(15,772)



Other income (expense)	1,907	217
Total other income (expense)	(17,269)	(15,555)
Income before equity in earnings of unconsolidated joint ventures	25,975	17,600
Equity in earnings of unconsolidated joint ventures	3,442	2,399
Net income	29,417	19,999
Noncontrolling interests in Operating Partnership	(1,156)	(798)
Noncontrolling interests in other consolidated partnerships	—	—
Net income attributable to Tanger Inc.	28,261	19,201
Allocation of earnings to participating securities	(210)	(202)
Net income available to common shareholders of Tanger Inc.	$28,051	$18,999

Basic earnings per common share:
Net income	$0.25	$0.17

Diluted earnings per common share:
Net income	$0.24	$0.17

TANGER INC. AND SUBSIDIARIES

CONSOLIDATED BALANCE SHEETS

(in thousands, except share data)

(Unaudited)


	March 31,	December 31,
	2026	2025
Assets
Rental property:
Land	$342,203	$342,203
Buildings, improvements and fixtures	3,368,779	3,360,308
Construction in progress	21,286	18,174
	3,732,268	3,720,685
Accumulated depreciation	(1,547,230)	(1,513,594)
Total rental property, net	2,185,038	2,207,091
Cash and cash equivalents	207,403	18,133
Restricted cash	35,811	35,395
Short-term investments	20,000	—

Investments in unconsolidated joint ventures	64,788	64,862
Deferred lease costs and other intangibles, net	105,489	110,669

Operating lease right-of-use assets	83,136	83,497
Prepaids and other assets	132,609	136,335
Total assets	$2,834,274	$2,655,982

Liabilities and Equity
Liabilities
Debt:
Senior, unsecured notes, net	$1,044,088	$1,043,609
Senior, unsecured exchangeable notes, net	242,826	—
Unsecured term loan, net	394,342	323,978
Mortgages payable, net	184,418	185,234
Unsecured lines of credit	—	44,000
Total debt	1,865,674	1,596,821
Accounts payable and accrued expenses	78,442	133,065
Operating lease liabilities	91,179	91,569
Other liabilities	101,197	99,423
Total liabilities	2,136,492	1,920,878
Commitments and contingencies
Equity
Tanger Inc.:
Common shares, $0.01 par value, 300,000,000 shares authorized, 114,875,851 and 115,097,359 shares issued and outstanding at March 31, 2026 and December 31, 2025, respectively	1,149	1,151
Paid in capital	1,230,945	1,262,920
Accumulated distributions in excess of net income	(536,026)	(529,239)
Accumulated other comprehensive loss	(25,593)	(28,349)
Equity attributable to Tanger Inc.	670,475	706,483
Equity attributable to noncontrolling interests:
Noncontrolling interests in Operating Partnership	27,307	28,621
Noncontrolling interests in other consolidated partnerships	—	—
Total equity	697,782	735,104
Total liabilities and equity	$2,834,274	$2,655,982

vii

TANGER INC. AND SUBSIDIARIES

CENTER INFORMATION (1)

(Unaudited)


	March 31,
	2026		2025
Gross Leasable Area Open at End of Period (in thousands):
Consolidated	14,012		13,298
Unconsolidated	2,113		2,113
Pro rata share of unconsolidated	1,056		1,056
Managed	457		758

Total Owned and/or Managed Properties (2)	16,582		16,169
Total Owned Properties including pro rata share of unconsolidated JVs (2)	15,068		14,355

Centers in Operation at End of Period:
Consolidated	34		33
Unconsolidated	6		6
Managed	1		2
Total Owned and/or Managed Properties	41		41






Ending Occupancy:
Consolidated (3)	96.9	%	95.7	%
Unconsolidated	97.8	%	97.2	%
Total Owned Properties including pro rata share of unconsolidated JVs (3)	97.0	%	95.8	%
Total Owned Properties including pro rata share of unconsolidated JVs - Same Center (4)	96.9	%	95.8	%

Total U.S. States Operated in at End of Period (5)	22		21

(1)Operating metrics for March 2025 exclude the center in Howell, Michigan that was sold in April 2025.

(2)Amounts may not recalculate due to the effect of rounding.

(3)March 2026 occupancy includes the results of Tanger Kansas City at Legends, which was acquired during the third quarter of 2025.

(4)Excludes the results of Tanger Kansas City at Legends for March 2026.

(5)The Company also has an ownership interest in two centers located in Ontario, Canada.

viii

TANGER INC. AND SUBSIDIARIES

RECONCILIATION OF GAAP TO NON-GAAP SUPPLEMENTAL MEASURES (1)

(in thousands, except per share)

(Unaudited)

Below is a reconciliation of Net Income to FFO and Core FFO:


	Three months ended
	March 31,
	2026	2025
Net income	$29,417	$19,999
Adjusted for:
Depreciation and amortization of real estate assets - consolidated	39,017	35,978
Depreciation and amortization of real estate assets - unconsolidated joint ventures	2,345	2,860
Impairment charge - consolidated	—	4,249




FFO	70,779	63,086

Allocation of earnings to participating securities	(375)	(356)
FFO available to common shareholders (2)	$70,404	$62,730












Core FFO available to common shareholders (2)	$70,404	$62,730
FFO available to common shareholders per share - diluted (2)	$0.59	$0.53
Core FFO available to common shareholders per share - diluted (2)	$0.59	$0.53

Weighted Average Shares:
Basic weighted average common shares	114,238	112,396
Effect of dilutive securities:
Equity awards	1,216	1,557
Diluted weighted average common shares (for earnings per share computations)	115,454	113,953


Exchangeable operating partnership units	4,670	4,676
Diluted weighted average common shares (for FFO and Core FFO per share computations) (2)	120,124	118,629

(1)Refer to Non-GAAP Definitions beginning on page xv for definitions of the non-GAAP supplemental measures used in this release.

(2)Assumes the Class A and Class C common limited partnership units of the Operating Partnership held by the noncontrolling interests are exchanged for common shares of the Company. Each Class A and Class C common limited partnership unit is exchangeable for one of the Company’s common shares, subject to certain limitations to preserve the Company’s REIT status.

Below is a reconciliation of FFO to FAD (1):


	Three months ended
	March 31,
	2026		2025
FFO available to common shareholders	$70,404		$62,730
Adjusted for:
Corporate depreciation	1,335		1,168
Amortization of finance costs	1,256		940
Amortization of net debt (premium) discount	(226)		205
Amortization of equity-based compensation	3,610		2,926
Straight-line rent adjustments	(2,352)		418
Market rent adjustments	(354)		(402)
Second generation tenant allowances and lease incentives	(3,523)		(3,439)
Capital improvements	(3,828)		(3,047)
Adjustments from unconsolidated joint ventures	(63)		(286)
FAD available to common shareholders (2)	$66,259		$61,213
Dividends per share	$0.2925		$0.275


FFO payout ratio	50	%	52	%
FAD payout ratio	53	%	53	%
Diluted weighted average common shares (2)	120,124		118,629

(1)Refer to page ix for a reconciliation of net income to FFO available to common shareholders.

Below is a reconciliation of Net Income to Portfolio NOI and Same Center NOI for the consolidated portfolio and total portfolio at pro rata share:


	Three months ended
	March 31,
	2026	2025
Net income	$29,417	$19,999
Adjusted to exclude:
Equity in earnings of unconsolidated joint ventures	(3,442)	(2,399)
Interest expense	19,176	15,772



Other income	(1,907)	(217)
Impairment charge	—	4,249
Depreciation and amortization	40,352	37,146
Other non-property (income) expense	119	(40)






Corporate general and administrative expenses	20,150	19,016
Non-cash adjustments (1)	(2,718)	6
Lease termination fees	(2,121)	(450)
Portfolio NOI - Consolidated	99,026	93,082
Non-same center NOI - Consolidated	(6,270)	(2,551)
Same Center NOI - Consolidated (2)	$92,756	$90,531

Portfolio NOI - Consolidated	$99,026	$93,082
Pro rata share of unconsolidated joint ventures (3)	7,729	7,402
Portfolio NOI - Total portfolio at pro rata share (3)	106,755	100,484
Non-same center NOI - Total portfolio at pro rata share (3)	(6,270)	(2,551)
Same Center NOI - Total portfolio at pro rata share (2) (3)	$100,485	$97,933

(1)Non-cash items include straight-line rent, above and below market rent amortization, straight-line rent expense on land leases, and lease incentives.

(2)Centers excluded from Same Center NOI:









Cleveland, OH	February 2025	Acquired	Consolidated
Kansas City, KS	September 2025	Acquired	Consolidated
Howell, MI	April 2025	Sold	Consolidated

(3)Pro rata share metrics are presented on a constant currency basis. Constant currency is a non-GAAP financial measure, calculated by applying the average foreign exchange rate for the current period to all periods presented.

Below are reconciliations of Net Income to Adjusted EBITDA:


	Three months ended
	March 31,
	2026	2025
Net income	$29,417	$19,999
Adjusted to exclude:
Interest expense, net	17,181	15,496
Income tax expense	119	94
Depreciation and amortization	40,352	37,146
Impairment charges - consolidated	—	4,249













Adjusted EBITDA	$87,069	$76,984


	Twelve months ended
	March 31,	December 31,
		2026	2025
Net income		$128,919	$119,501
Adjusted to exclude:
Interest expense, net		66,745	65,060
Income tax expense		592	567
Depreciation and amortization		154,182	150,976
Impairment charge - consolidated		—	4,249













Adjusted EBITDA		$350,438	$340,353

xii

Below are reconciliations of Net Income to Adjusted EBITDAre:


	Three months ended
	March 31,
	2026	2025

Net income	$29,417	$19,999
Adjusted to exclude:
Interest expense, net	17,181	15,496
Income tax expense	119	94
Depreciation and amortization	40,352	37,146
Impairment charges - consolidated	—	4,249



Pro rata share of interest expense, net - unconsolidated joint ventures	1,941	2,134
Pro rata share of depreciation and amortization - unconsolidated joint ventures	2,345	2,860
EBITDAre	$91,355	$81,978










Adjusted EBITDAre	$91,355	$81,978


	Twelve months ended
	March 31,	December 31,
	2026	2025

Net income	$128,919	$119,501
Adjusted to exclude:
Interest expense, net	66,745	65,060
Income tax expense	592	567
Depreciation and amortization	154,182	150,976
Impairment charge - consolidated	—	4,249



Pro rata share of interest expense, net - unconsolidated joint ventures	8,284	8,477
Pro rata share of depreciation and amortization - unconsolidated joint ventures	9,275	9,790
EBITDAre	$367,997	$358,620











Adjusted EBITDAre	$367,997	$358,620

xiii

Below is a reconciliation of Total debt to Net debt for the consolidated portfolio and total portfolio at pro rata share:


	March 31, 2026
	Consolidated	Pro Rata Share of Unconsolidated JVs	Total at Pro Rata Share

Total debt	$1,865,674	$157,480	$2,023,154
Less:
Cash and cash equivalents	(207,403)	(7,291)	(214,694)
Restricted cash	(35,811)	—	(35,811)
Short-term investments (1)	(20,000)	—	(20,000)
Total cash and cash equivalents, restricted cash and short-term investments	(263,214)	(7,291)	(270,505)
Net debt	$1,602,460	$150,189	$1,752,649


	December 31, 2025
	Consolidated	Pro Rata Share of Unconsolidated JVs	Total at Pro Rata Share

Total debt	$1,596,821	$157,873	$1,754,694
Less:
Cash and cash equivalents	(18,133)	(9,685)	(27,818)
Restricted cash	(35,395)	—	(35,395)
Total cash and cash equivalents and restricted cash	(53,528)	(9,685)	(63,213)
Net debt	$1,543,293	$148,188	$1,691,481

(1) Represents short-term bank deposits with initial maturities greater than three months and less than or equal to one year.

xiv

NON-GAAP DEFINITIONS

Funds From Operations

Funds From Operations (“FFO”) is a widely used measure of the operating performance for real estate companies that supplements net income (loss) determined in accordance with generally accepted accounting principles in the United States (“GAAP”). We determine FFO based on the definition set forth by the National Association of Real Estate Investment Trusts (“Nareit”), of which we are a member. In December 2018, Nareit issued “Nareit Funds From Operations White Paper - 2018 Restatement,” which clarifies, where necessary, existing guidance and consolidates alerts and policy bulletins into a single document for ease of use. Nareit defines FFO as net income (loss) available to the Company’s common shareholders computed in accordance with GAAP, excluding (i) depreciation and amortization related to real estate, (ii) gains or losses from sales of certain real estate assets, (iii) gains and losses from change in control, (iv) impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity and (v) after adjustments for unconsolidated partnerships and joint ventures calculated to reflect FFO on the same basis.

FFO is intended to exclude historical cost depreciation of real estate as required by GAAP, which assumes that the value of real estate assets diminishes ratably over time. Historically, however, real estate values have risen or fallen with market conditions. Because FFO excludes depreciation and amortization of real estate assets, gains and losses from property dispositions and extraordinary items, it provides a performance measure that, when compared year over year, reflects the impact to operations from trends in occupancy rates, rental rates, operating costs, development activities and interest costs, providing perspective not immediately apparent from net income (loss).

We present FFO because we consider it an important supplemental measure of our operating performance. In addition, a portion of cash bonus compensation to certain members of management is based on our FFO or Core FFO, which is described in the section below. We believe it is useful for investors to have enhanced transparency into how we evaluate our performance and that of our management. In addition, FFO is frequently used by securities analysts, investors and other interested parties in the evaluation of REITs, many of which present FFO when reporting their results. FFO is also widely used by us and others in our industry to evaluate and price potential acquisition candidates. We believe that FFO payout ratio, which represents regular distributions to common shareholders and unitholders of the Operating Partnership expressed as a percentage of FFO, is useful to investors because it facilitates the comparison of dividend coverage between REITs. Nareit has encouraged its member companies to report their FFO as a supplemental, industry-wide standard measure of REIT operating performance.

FFO has significant limitations as an analytical tool, and you should not consider it in isolation, or as a substitute for analysis of our results as reported under GAAP. Some of these limitations are:

•FFO does not reflect our cash expenditures, or future requirements, for capital expenditures or contractual commitments;

•FFO does not reflect changes in, or cash requirements for, our working capital needs;

•Although depreciation and amortization are non-cash charges, the assets being depreciated and amortized will often have to be replaced in the future, and FFO does not reflect any cash requirements for such replacements; and

•Other companies in our industry may calculate FFO differently than we do, limiting its usefulness as a comparative measure.

Because of these limitations, FFO should not be considered as a measure of discretionary cash available to us to invest in the growth of our business or our dividend paying capacity. We compensate for these limitations by relying primarily on our GAAP results and using FFO only as a supplemental measure.

Core FFO

We present Core Funds From Operations (“Core FFO”) as a supplemental measure of our performance. We define Core FFO as FFO further adjusted to eliminate the impact of certain items that we do not consider indicative of our ongoing operating performance. These further adjustments are itemized in the table above. You are encouraged to evaluate these adjustments and the reasons we consider them appropriate for supplemental analysis. In evaluating Core FFO you should be aware that in the future we may incur expenses that are the same as or similar to some of the adjustments in this presentation. Our presentation of Core FFO should not be construed as an inference that our future results will be unaffected by unusual or non-recurring items.

We present Core FFO because we believe it assists investors and analysts in comparing our performance across reporting periods on a consistent basis by excluding items that we do not believe are indicative of our core operating performance. In addition, we believe it is useful for investors to have enhanced transparency into how we evaluate management’s performance and the effectiveness of our business strategies. We use Core FFO when certain material, unplanned transactions occur as a

factor in evaluating management’s performance and to evaluate the effectiveness of our business strategies, and may use Core FFO when determining incentive compensation.

Core FFO has limitations as an analytical tool. Some of these limitations are:

•Core FFO does not reflect our cash expenditures, or future requirements, for capital expenditures or contractual commitments;

•Core FFO does not reflect changes in, or cash requirements for, our working capital needs;

•Although depreciation and amortization are non-cash charges, the assets being depreciated and amortized will often have to be replaced in the future, and Core FFO does not reflect any cash requirements for such replacements;

•Core FFO does not reflect the impact of certain cash charges resulting from matters we consider not to be indicative of our ongoing operations; and

•Other companies in our industry may calculate Core FFO differently than we do, limiting its usefulness as a comparative measure.

Because of these limitations, Core FFO should not be considered in isolation or as a substitute for performance measures calculated in accordance with GAAP. We compensate for these limitations by relying primarily on our GAAP results and using Core FFO only as a supplemental measure.

Funds Available for Distribution

Funds Available for Distribution (“FAD”) is a non-GAAP financial measure that we define as FFO (defined as net income (loss) available to the Company’s common shareholders computed in accordance with GAAP, excluding (i) depreciation and amortization related to real estate, (ii) gains or losses from sales of certain real estate assets, (iii) gains and losses from change in control, (iv) impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity and (v) after adjustments for unconsolidated partnerships and joint ventures calculated to reflect FFO on the same basis), excluding corporate depreciation, amortization of finance costs, amortization of net debt discount (premium), amortization of equity-based compensation, straight-line rent amounts, market rent amounts, second generation tenant allowances and lease incentives, recurring capital improvement expenditures, and our share of the items listed above for our unconsolidated joint ventures. Investors, analysts and the Company utilize FAD as an indicator of common dividend potential. The FAD payout ratio, which represents regular distributions to common shareholders and unitholders of the Operating Partnership expressed as a percentage of FAD, facilitates the comparison of dividend coverage between REITs.

We believe that net income (loss) is the most directly comparable GAAP financial measure to FAD. FAD does not represent cash generated from operating activities in accordance with GAAP and should not be considered as an alternative to net income (loss) as an indication of our performance or to cash flows as a measure of liquidity or our ability to make distributions. Other companies in our industry may calculate FAD differently than we do, limiting its usefulness as a comparative measure.

Portfolio Net Operating Income and Same Center Net Operating Income

We present portfolio net operating income (“Portfolio NOI”) and same center net operating income (“Same Center NOI”) as supplemental measures of our operating performance. Portfolio NOI represents our property level net operating income, which is defined as total operating revenues less property operating expenses and excludes termination fees and non-cash adjustments including straight-line rent, net above and below market rent amortization, straight-line rent expense on land leases, lease incentives, impairment charges, loss on early extinguishment of debt and gains or losses on the sale of assets recognized during the periods presented. We define Same Center NOI as Portfolio NOI for the properties that were operational for the entire portion of both comparable reporting periods and which were not acquired, or subject to a material expansion or non-recurring event, such as a natural disaster, during the comparable reporting periods. We present Portfolio NOI and Same Center NOI on both a consolidated and total portfolio, including pro rata share of unconsolidated joint ventures, basis.

We believe Portfolio NOI and Same Center NOI are non-GAAP metrics used by industry analysts, investors and management to measure the operating performance of our properties because they provide performance measures directly related to the revenues and expenses involved in owning and operating real estate assets and provide a perspective not immediately apparent from net income (loss), FFO or Core FFO. Because Same Center NOI excludes properties developed, redeveloped, acquired and sold; as well as non-cash adjustments, gains or losses on the sale of outparcels and termination rents; it highlights operating trends such as occupancy levels, rental rates and operating costs on properties that were operational for both comparable periods. Portfolio NOI and Same Center NOI should not be considered alternatives to net income (loss) as an indication of our performance or to cash flows as a measure of our liquidity or our ability to make distributions. Other REITs may use different methodologies for calculating Portfolio NOI and Same Center NOI, and accordingly, our Portfolio NOI and Same Center NOI may not be comparable to other REITs.

xvi

Portfolio NOI and Same Center NOI should not be considered alternatives to net income (loss) or as an indicator of our financial performance since they do not reflect the entire operations of our portfolio, nor do they reflect the impact of general and administrative expenses, acquisition-related expenses, interest expense, depreciation and amortization costs, other non-property income and losses, the level of capital expenditures and leasing costs necessary to maintain the operating performance of our properties, or trends in development and construction activities which are significant economic costs and activities that could materially impact our results from operations. Because of these limitations, Portfolio NOI and Same Center NOI should not be viewed in isolation or as a substitute for performance measures calculated in accordance with GAAP. We compensate for these limitations by relying primarily on our GAAP results and using Portfolio NOI and Same Center NOI only as supplemental measures.

Adjusted EBITDA, EBITDAre and Adjusted EBITDAre

We present Earnings Before Interest, Taxes, Depreciation and Amortization (“EBITDA”) as adjusted for items described below (“Adjusted EBITDA”), EBITDA for Real Estate (“EBITDAre”) and Adjusted EBITDAre, all non-GAAP measures, as supplemental measures of our operating performance. Each of these measures is defined as follows:

We define Adjusted EBITDA as net income (loss) available to the Company’s common shareholders computed in accordance with GAAP before net interest expense, income taxes (if applicable), depreciation and amortization, gains and losses on sale of operating properties, joint venture properties, outparcels and other assets, impairment write-downs of depreciated property and of investment in unconsolidated joint ventures caused by a decrease in value of depreciated property in the affiliate, compensation related to voluntary retirement plan and other executive officer severance, certain executive departure-related adjustments, gain on sale of non-real estate asset adjustments, casualty gains and losses, gains and losses on early extinguishment of debt, net and other items that we do not consider indicative of the Company’s ongoing operating performance.

We determine EBITDAre based on the definition set forth by Nareit, which is defined as net income (loss) available to the Company’s common shareholders computed in accordance with GAAP before net interest expense, income taxes (if applicable), depreciation and amortization, gains and losses on sale of operating properties, gains and losses on change of control and impairment write-downs of depreciated property and of investment in unconsolidated joint ventures caused by a decrease in value of depreciated property in the affiliate and after adjustments to reflect our share of the EBITDAre of unconsolidated joint ventures.

Adjusted EBITDAre is defined as EBITDAre excluding gains and losses on early extinguishment of debt, net, casualty gains and losses, compensation related to voluntary retirement plan and other executive officer severance, gain on sale of non-real estate asset adjustments, gains and losses on sale of outparcels, and other items that we do not consider indicative of the Company’s ongoing operating performance.

We present Adjusted EBITDA, EBITDAre and Adjusted EBITDAre as we believe they are useful for investors, creditors and rating agencies as they provide additional performance measures that are independent of a Company’s existing capital structure to facilitate the evaluation and comparison of the Company’s operating performance to other REITs and provide a more consistent metric for comparing the operating performance of the Company’s real estate between periods.

Adjusted EBITDA, EBITDAre and Adjusted EBITDAre have significant limitations as analytical tools, including:

•They do not reflect our net interest expense;

•They do not reflect gains or losses on sales of operating properties or impairment write-downs of depreciated property and of investment in unconsolidated joint ventures caused by a decrease in value of depreciated property in the affiliate;

•Adjusted EBITDA and Adjusted EBITDAre do not reflect gains and losses on extinguishment of debt and other items that may affect operations; and

•Other companies in our industry may calculate these measures differently than we do, limiting its usefulness as a comparative measure.

Because of these limitations, Adjusted EBITDA, EBITDAre and Adjusted EBITDAre should not be considered in isolation or as a substitute for performance measures calculated in accordance with GAAP. We compensate for these limitations by relying primarily on our GAAP results and using Adjusted EBITDA, EBITDAre and Adjusted EBITDAre only as supplemental measures.

Net Debt

We define Net debt as total debt less cash and cash equivalents, including restricted cash, and short-term investments and present this metric for both the consolidated portfolio and for the total portfolio, including the consolidated portfolio and the Company’s pro rata share of unconsolidated joint ventures. Net debt is a component of the Net debt to Adjusted EBITDA ratio, which is defined as Net debt for the respective portfolio divided by Adjusted EBITDA (consolidated portfolio) or Adjusted EBITDAre (total portfolio at pro rata share). We use the Net debt to Adjusted EBITDA and the Net debt to Adjusted EBITDAre ratios to evaluate the Company’s leverage. We believe this measure is an important indicator of the Company’s ability to service its long-term debt obligations.

xvii

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Notice

For a more detailed discussion of the factors that affect our operating results, interested parties should review the Company’s and Operating Partnership’s Annual Reports on Form 10-K for the year ended December 31, 2025 and Quarterly Report on Form 10-Q for the quarter ended March 31, 2026, when available.

This Supplemental Operating and Financial Data is not an offer to sell or a solicitation to buy any securities of the Company or the Operating Partnership. Any offers to sell or solicitations to buy any securities of the Company or the Operating Partnership shall be made only by means of a prospectus.

Safe Harbor Statement

Certain statements made in this supplement contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. We intend such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995 and include this statement for purposes of complying with these safe harbor provisions. Forward-looking statements are generally identifiable by use of the words “anticipate,” “believe,” “can,” “continue,” “could,” “designed,” “estimate,” “expect,” “forecast,” “goal,” “intend,” “may,” “might,” “plan,” “possible,” “potential,” “predict,” “project,” “should,” “target,” “will,” “would,” and similar expressions that do not report historical matters. Such statements are based on assumptions and expectations that may not be realized and are inherently subject to risks, uncertainties and other factors, many of which cannot be predicted with accuracy and some of which might not even be anticipated. Although we believe the expectations reflected in these forward-looking statements are based on reasonable assumptions, future events and actual results, performance, transactions or achievements, financial and otherwise, may differ materially from the results, performance, transactions or achievements expressed or implied by the forward-looking statements. As a result, you should not rely on or construe any forward-looking statements in this supplement as predictions of future events or as guarantees of future performance. We caution you not to place undue reliance on forward-looking statements, which speak only as of the date of this supplement. All of our forward-looking statements are qualified in their entirety by this cautionary statement.

There are a number of risks, uncertainties and other factors that could cause our actual results to differ materially from the forward-looking statements contained in or contemplated by this supplement. Any forward-looking statements should be considered in light of the risks, uncertainties and other factors referred to in Item 1A. “Risk Factors” in our most recent Annual Report on Form 10-K and our subsequent Quarterly Reports on Form 10-Q and in our other filings with the SEC. Such risks and uncertainties include, but are not limited to: risks associated with general economic and financial conditions, including inflationary pressures and recessionary fears; newly-imposed and potentially additional U.S. tariffs and responsive non-U.S. tariffs; increased capital costs and capital markets volatility; increases in unemployment and reduced consumer confidence and spending; risks related to our ability to acquire or develop new retail centers or expand existing retail centers successfully; risks related to the financial performance and market value of our retail centers and the potential for reductions in asset valuations and related impairment charges; our dependence on rental income from real property; the relative illiquidity of real property investments; failure of our acquisitions or dispositions of retail centers to achieve anticipated results; competition for the acquisition and development of retail centers, and our inability to complete the acquisitions of retail centers we may identify; competition for tenants with competing retail centers and our inability to execute leases with tenants on terms consistent with our expectations; the diversification of our tenant mix and the operation of full price retail may not achieve our expected results; risks associated with environmental regulations; risks associated with possible terrorist activity or other acts or threats of violence and threats to public safety; risks related to international military conflicts, international trade disputes and foreign currency volatility; the fact that certain of our leases include co-tenancy and/or sales-based provisions that may allow a tenant to pay reduced rent and/or terminate a lease prior to its natural expiration; our dependence on the results of operations of our retailers and their bankruptcy, early termination or closing could adversely affect us; the impact of geopolitical conflicts; the impact of a prolonged government shutdown; the immediate and long-term impact of the outbreak of a highly infectious or contagious disease on our tenants and on our business (including the impact of actions taken to contain the outbreak or mitigate its impact); the fact that certain of our properties are subject to ownership interests held by third parties, whose interests may conflict with ours; risks related to climate change; risks related to uninsured losses; the risk that consumer, travel, shopping and spending habits may change; risks associated with our Canadian investments; risks associated with attracting and retaining key personnel; risks associated with debt financing; risks associated with our guarantees of debt for, or other support we may provide to, joint venture properties; the effectiveness of our interest rate hedging arrangements; our potential failure to qualify as a REIT; our legal obligation to pay dividends to our shareholders; legislative or regulatory actions that could adversely affect our shareholders; our dependence on distributions from the Operating Partnership to meet our financial obligations, including dividends; risks of costs

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

and disruptions from cyber-attacks or acts of cyber-terrorism on our information systems or on third party systems that we use; unanticipated threats to our business from changes in information and other technologies, including artificial intelligence; and the uncertainties of costs to comply with regulatory changes and other important factors which may cause actual results to differ materially from current expectations include, but are not limited to, those set forth under Item 1A - “Risk Factors” in the Company’s and the Operating Partnership’s Annual Report on Form 10-K for the year ended December 31, 2025 and in other reports that we file with the SEC.

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Summary Operating Metrics (1)


	March 31,
		2026		2025
Centers in Operation at End of Period:
Consolidated		34		33
Unconsolidated		6		6
Managed		1		2
Total Owned and/or Managed Properties		41		41

Gross Leasable Area (“GLA”) Open at End of Period (in thousands):
Consolidated		14,012		13,298
Unconsolidated		2,113		2,113
Pro rata share of unconsolidated		1,056		1,056
Managed		457		758

Total Owned and/or Managed Properties (1)		16,582		16,169
Total Owned Properties including pro rata share of unconsolidated JVs (2)		15,068		14,355







Ending Occupancy (3)
Consolidated		96.9	%	95.7	%
Unconsolidated		97.8	%	97.2	%
Total Owned Properties including pro rata share of unconsolidated JVs (3)		97.0	%	95.8	%
Total Owned Properties including pro rata share of unconsolidated JVs - Same Center (4)		96.9	%	95.8	%

Average Tenant Sales Per Square Foot (3)(5)
Consolidated		$481		$452
Unconsolidated		$493		$481
Total Owned Properties including pro rata share of unconsolidated JVs (3)		$482		$455
Total Owned Properties including pro rata share of unconsolidated JVs - Same Center (4)		$484		$455

Occupancy Cost Ratio (3)(6)		9.7	%	9.7	%

(1)Operating metrics for March 2025 exclude the center in Howell, Michigan that was sold in April 2025.

(2)Amounts may not recalculate due to the effect of rounding.

(3)March 2026 ending occupancy, average tenant sales per square foot, and occupancy cost ratio include the results of Tanger Outlets Kansas City at Legends, which was acquired during the third quarter of 2025.

(4)Excludes the results of Tanger Outlets Kansas City at Legends for March 2026.

(5)Average tenant sales per square foot is presented on a constant currency basis for the trailing twelve-month periods and include stores in stabilized centers that have been occupied a minimum of twelve months and are less than 20,000 square feet. Constant currency is a non-GAAP financial measure, calculated by applying the average foreign exchange rate for the current period to all periods presented.

(6)Occupancy cost ratio represents annualized occupancy costs as of the end of the reporting period as a percentage of tenant sales for the trailing twelve-month periods for consolidated properties and the Company’s pro rata share of unconsolidated joint ventures.

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Geographic Diversification

As of March 31, 2026

Consolidated Properties


State	# of Centers	GLA	% of GLA
South Carolina	5	1,611,169	12	%
New York	2	1,466,850	10	%
Alabama	2	1,202,692	9	%
Georgia	3	1,181,188	8	%
Pennsylvania	3	1,000,976	7	%
Texas	2	823,717	6	%
Tennessee	2	740,746	5	%
North Carolina	2	696,194	5	%
Kansas	1	688,584	5	%
Ohio	1	638,396	5	%
Delaware	1	547,937	4	%
New Jersey	1	484,748	3	%
Arizona	1	410,753	3	%
Michigan	1	357,133	3	%
Florida	1	351,691	3	%
Missouri	1	329,861	2	%
Mississippi	1	325,831	2	%
Louisiana	1	322,063	2	%
Connecticut	1	311,229	2	%
Arkansas	1	269,642	2	%
New Hampshire	1	250,558	2	%
Total Consolidated Properties	34	14,011,958	100	%

Unconsolidated Joint Venture Properties
	# of Centers	GLA	Ownership %
Ontario, Canada	2	665,096	50	%
North Carolina	1	398,674	50	%
Ohio	1	355,245	50	%
Texas	1	352,705	50	%
Maryland	1	341,156	50	%
Total Unconsolidated Joint Venture Properties	6	2,112,876
Tanger’s Pro Rata Share of Unconsolidated Joint Venture Properties		1,056,438

Managed Property
	# of Centers	GLA
Palm Beach, FL	1	457,326

Total Owned and/or Managed Properties	41	16,582,160

Total Owned Properties including pro rata share of unconsolidated JVs	40	15,068,396

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Property Summary - Occupancy at End of Each Period Shown (1)


Property Name	Location	Total GLA 3/31/2026	% Occupied 3/31/2026		% Occupied 12/31/2025		% Occupied 3/31/2025
Tanger Outlets Deer Park	Deer Park, NY	737,473	99.2	%	100.0	%	92.5	%
Tanger Outlets Riverhead	Riverhead, NY	729,377	95.5	%	98.4	%	90.6	%
Tanger Outlets Kansas City at Legends	Kansas City, KS	688,584	98.0	%	96.2	%	N/A
Bridge Street Town Centre, a Tanger Property	Huntsville, AL	651,016	89.9	%	92.9	%	88.0	%
Pinecrest, a Tanger Property	Cleveland, OH	638,396	97.0	%	98.2	%	96.0	%
Tanger Outlets Foley	Foley, AL	551,676	93.6	%	94.0	%	98.6	%
Tanger Outlets Rehoboth Beach	Rehoboth Beach, DE	547,937	98.4	%	100.0	%	97.3	%
Tanger Outlets Savannah	Savannah, GA	488,698	99.7	%	100.0	%	98.6	%
Tanger Outlets Atlantic City	Atlantic City, NJ	484,748	81.8	%	80.7	%	85.2	%
Tanger Outlets San Marcos	San Marcos, TX	471,816	98.7	%	99.3	%	96.6	%
Tanger Outlets Sevierville	Sevierville, TN	450,079	100.0	%	100.0	%	96.8	%
Tanger Outlets Myrtle Beach Hwy 501	Myrtle Beach, SC	431,201	96.9	%	99.0	%	98.4	%
Tanger Outlets Phoenix	Glendale, AZ	410,753	100.0	%	100.0	%	98.6	%
Tanger Outlets Myrtle Beach Hwy 17	Myrtle Beach, SC	404,341	98.8	%	100.0	%	99.1	%
Tanger Outlets Charleston	Charleston, SC	386,328	99.1	%	100.0	%	100.0	%
Tanger Outlets Lancaster	Lancaster, PA	377,417	99.7	%	100.0	%	100.0	%
Tanger Outlets Asheville	Asheville, NC	376,432	99.2	%	97.4	%	98.4	%
Tanger Outlets Pittsburgh	Pittsburgh, PA	373,863	98.6	%	100.0	%	96.7	%
Tanger Outlets Commerce	Commerce, GA	371,408	96.4	%	100.0	%	98.2	%
Tanger Outlets Grand Rapids	Grand Rapids, MI	357,133	93.1	%	97.0	%	91.4	%
Tanger Outlets Fort Worth	Fort Worth, TX	351,901	100.0	%	100.0	%	99.3	%
Tanger Outlets Daytona Beach	Daytona Beach, FL	351,691	100.0	%	100.0	%	100.0	%
Tanger Outlets Branson	Branson, MO	329,861	100.0	%	100.0	%	99.2	%
Tanger Outlets Memphis	Southaven, MS	325,831	96.8	%	100.0	%	98.0	%
Tanger Outlets Gonzales	Gonzales, LA	322,063	91.7	%	98.9	%	96.6	%
Tanger Outlets Atlanta	Locust Grove, GA	321,082	97.8	%	100.0	%	98.1	%
Tanger Outlets Mebane	Mebane, NC	319,762	99.5	%	100.0	%	99.1	%
Tanger Outlets at Foxwoods	Mashantucket, CT	311,229	96.5	%	95.6	%	91.2	%
Tanger Outlets Nashville	Nashville, TN	290,667	100.0	%	100.0	%	94.2	%
The Promenade at Chenal, a Tanger Property	Little Rock, AR	269,642	99.2	%	98.1	%	91.1	%
Tanger Outlets Tilton	Tilton, NH	250,558	90.5	%	98.6	%	95.8	%
Tanger Outlets Hershey	Hershey, PA	249,696	100.0	%	100.0	%	98.2	%
Tanger Outlets Hilton Head II	Hilton Head, SC	206,564	100.0	%	100.0	%	89.1	%
Tanger Outlets Hilton Head I	Hilton Head, SC	182,735	100.0	%	100.0	%	97.2	%
Tanger Outlets Howell	Howell, MI	N/A	N/A		N/A		90.8	%
Total Consolidated (2)		14,011,958	96.9	%	98.0	%	95.7	%
Charlotte Premium Outlets	Charlotte, NC	398,674	98.1	%	98.6	%	98.1	%
Tanger Outlets Ottawa	Ottawa, ON	357,213	99.6	%	99.6	%	98.4	%
Tanger Outlets Columbus	Columbus, OH	355,245	99.0	%	100.0	%	98.0	%
Tanger Outlets Houston	Texas City, TX	352,705	94.1	%	99.0	%	94.7	%
Tanger Outlets National Harbor	National Harbor, MD	341,156	100.0	%	100.0	%	99.8	%
Tanger Outlets Cookstown	Cookstown, ON	307,883	95.7	%	96.8	%	93.8	%
Total Unconsolidated		2,112,876	97.8	%	99.0	%	97.2	%
Tanger’s pro rata share of unconsolidated JVs		1,056,438	97.8	%	99.0	%	97.2	%


Total Owned Properties including pro rata share of unconsolidated JVs (2)		15,068,396	97.0	%	98.1	%	95.8	%
Total Owned Properties including pro rata share of unconsolidated JVs - Same Center (3)		14,379,812	96.9	%	98.2	%	95.8	%

(1)Excludes square footage and occupancy associated with ground leases to tenants.

(2)Metrics as of March 31, 2025 exclude the center in Howell, Michigan that was sold in April 2025.

(3)Excludes GLA and occupancy rates at Tanger Outlets Kansas City at Legends for all periods.

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Portfolio Map as of March 31, 2026

Portfolio Occupancy at the End of Each Period (1)

(1) Includes the Company’s pro rata share of unconsolidated joint ventures.

(2) Beginning in December 2024, total portfolio occupancy includes the occupancy rate at The Promenade at Chenal, which was acquired during the fourth quarter of 2024.

(3) Beginning in March 2025, total portfolio occupancy includes the occupancy rate at Pinecrest, which was acquired during the first quarter of 2025, and excludes the occupancy rate at the center in Howell, Michigan that was sold in April 2025.

(4) Beginning in September 2025, total portfolio occupancy includes the occupancy rate at Tanger Outlets Kansas City at Legends, which was acquired during the third quarter of 2025.

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Center Sales Per Square Foot Ranking (“SPSF”) as of March 31, 2026 (1)


Ranking (2)	12 Months SPSF	Period End Occupancy		GLA (thousands)	% of GLA		% of Portfolio NOI (3)
Consolidated Centers
Centers 1 - 5	$696	97.1	%	2,520	17	%	22	%
Centers 6 - 10	$556	98.5	%	2,262	15	%	18	%
Centers 11 - 16	$490	98.9	%	1,990	13	%	15	%
Centers 17 - 22	$449	98.2	%	2,732	18	%	17	%
Centers 23 - 28	$379	96.3	%	2,499	17	%	12	%
Centers 29 - 34	$330	92.2	%	2,009	13	%	9	%

Ranking (2)	Cumulative 12 Months SPSF	Cumulative Period End Occupancy		Cumulative GLA (thousands)	Cumulative % of GLA		Cumulative % of Portfolio NOI (3)
Consolidated Centers
Centers 1 - 5	$696	97.1	%	2,520	17	%	22	%
Centers 1 - 10	$627	97.7	%	4,782	32	%	40	%
Centers 1 - 16	$579	98.1	%	6,772	45	%	55	%
Centers 1 - 22	$542	98.1	%	9,504	63	%	72	%
Centers 1 - 28	$509	97.7	%	12,003	80	%	84	%
Centers 1 - 34	$481	96.9	%	14,012	93	%	93	%

Unconsolidated Centers at Pro Rata Share (4)	$493	97.8	%	1,056	7	%	7	%
Total Centers at Pro Rata Share (5)	$482	97.0	%	15,068	100	%	100	%

(1)

Centers are ranked by sales per square foot for the trailing twelve months ended March 31, 2026, and sales per square foot include stores that have been occupied for a minimum of twelve months and are less than 20,000 square feet.

(2)

Centers included in each ranking group above are as follows (in alphabetical order):

Centers 1 - 5:

Deer Park, NY

Glendale, AZ (Phoenix)

Huntsville, AL (Bridge Street Town Centre)

Little Rock, AR (The Promenade at Chenal)

Sevierville, TN

Centers 6 - 10:

Cleveland, OH (Pinecrest)

Fort Worth, TX

Mebane, NC

Myrtle Beach Hwy 17, SC

Rehoboth Beach, DE

Centers 11 - 16:

Branson, MO

Charleston, SC

Hershey, PA

Lancaster, PA

Locust Grove, GA

Southaven, MS (Memphis)

Centers 17 - 22:

Daytona Beach, FL

Hilton Head I, SC

Kansas City, KS

Nashville, TN

Riverhead, NY

Savannah, GA

Centers 23 - 28:

Asheville, NC

Foley, AL

Grand Rapids, MI

Mashantucket, CT (Foxwoods)

Myrtle Beach Hwy 501, SC

San Marcos, TX

Centers 29 - 34:

Atlantic City, NJ

Commerce, GA

Gonzales, LA

Hilton Head II, SC

Pittsburgh, PA

Tilton, NH

(3)

Based on the Company’s forecast of 2026 Portfolio NOI (Portfolio NOI is a non-GAAP financial measure; refer to Non-GAAP Definitions beginning on page 32). The Company’s forecast is based on management’s estimates as of March 31, 2026 and may be considered a forward-looking statement that is subject to risks and uncertainties. Actual results could differ materially from those projected due to various factors including, but not limited to, the risks associated with general economic and real estate conditions. For a more detailed discussion of the factors that affect operating results, interested parties should review the Tanger Inc. Annual Report on Form 10-K for the year ended December 31, 2025 and Quarterly Report on Form 10-Q for the quarter ended March 31, 2026, when available.

(4)

Includes centers open 12 full calendar months presented on a gross basis (in alphabetical order):

Unconsolidated:

Charlotte, NC

Columbus, OH

Cookstown, ON

National Harbor, MD

Ottawa, ON

Texas City, TX (Houston)

(5)

Includes consolidated portfolio and the Company’s pro rata share of unconsolidated joint ventures. Amounts may not recalculate due to the effect of rounding.

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Top 25 Tenants Based on Percentage of Total Annualized Base Rent

As of March 31, 2026 (1)


			At Pro Rata Share (2)
Tenant	Brands	# of Stores	GLA	% of Total GLA		% of Total Annualized Base Rent (3)
The Gap, Inc.	Athleta, Banana Republic, Gap, Old Navy	108	1,022,146	6.8	%	5.2	%
KnitWell Group LLC; Lane Bryant Brands Opco LLC	Ann Taylor, Chicos, Lane Bryant, Loft, Soma Intimates, Talbots, White House/Black Market	124	534,573	3.5	%	4.3	%
American Eagle Outfitters, Inc.	Aerie, American Eagle Outfitters, Offline by Aerie	61	364,978	2.4	%	3.2	%
Tapestry, Inc.	Coach, Kate Spade	65	289,008	1.9	%	3.2	%
Under Armour, Inc.	Under Armour, Under Armour Youth	37	317,430	2.1	%	3.0	%
PVH Corp.	Calvin Klein, Tommy Hilfiger	45	307,293	2.0	%	2.4	%
Nike, Inc.	Converse, Nike	41	451,847	3.0	%	2.4	%
Catalyst Brands	Aéropostale, Brooks Brothers, Eddie Bauer, Lucky Brands, Nautica	57	271,908	1.8	%	2.3	%
Columbia Sportswear Company	Columbia Sportswear	30	205,825	1.4	%	2.0	%
Signet Jewelers Limited	Banter by Piercing Pagoda, Jared, Kay Jewelers, Peoples Jewellers, Zales	58	119,328	0.8	%	2.0	%
Skechers USA, Inc.	Skechers	34	216,825	1.4	%	1.8	%
Luxottica Group S.p.A.	Lenscrafters, Oakley, Sunglass Hut	73	107,785	0.7	%	1.8	%
Carter’s, Inc.	Carters, OshKosh B'gosh	47	187,066	1.2	%	1.7	%
Adidas AG	Adidas	29	194,793	1.3	%	1.7	%
Rack Room Shoes	Off Broadway Shoes, Rack Room Shoes	26	171,786	1.1	%	1.7	%
Capri Holdings Limited	Michael Kors	32	151,036	1.0	%	1.6	%
Levi Strauss & Co.	Levi's	35	134,985	0.9	%	1.5	%
J.Crew Group	J.Crew Factory, J.Crew The Men's Shop, Madewell	26	133,696	0.9	%	1.5	%
Crocs Inc.	Crocs, Hey Dude	58	147,907	1.0	%	1.5	%
V. F. Corporation	The North Face, Timberland, Vans, Work Authority	31	150,175	1.0	%	1.4	%
Victoria's Secret & Co.	Pink by Victoria's Secret, Victoria's Secret	24	156,771	1.0	%	1.4	%
Caleres Inc.	Allen Edmonds, Famous Footwear	30	147,520	1.0	%	1.3	%
Ralph Lauren Corporation	Polo Children, Polo Ralph Lauren	35	389,722	2.6	%	1.2	%
H & M Hennes & Mauritz LP.	H&M	21	433,497	2.9	%	1.2	%
Vera Bradley, Inc.	Vera Bradley	27	96,280	0.6	%	1.2	%
Total of Top 25 tenants		1,154	6,704,180	44.3	%	52.5	%

(1)Excludes leases that have been entered into but tenant has not yet taken possession, leases that have turned over but are not open, and temporary leases. Includes all retail concepts of each tenant group in alphabetical order.

(2)Includes the Company’s pro rata share of unconsolidated joint ventures.

(3)Annualized base rent (“ABR”) is defined as the minimum monthly payments due as of the end of the reporting period annualized, excluding periodic contractual fixed increases. Includes rents that are based on a percentage of sales in lieu of fixed contractual rents and ground lease rent. No individual brand represents more than 3.0% of total ABR.

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Lease Expirations as of March 31, 2026

Percentage of Total Gross Leasable Area (1) (2)

Percentage of Total Annualized Base Rent (1) (2) (3)

(1) Includes the Company’s pro rata share of unconsolidated joint ventures.

(2) Excludes leases that have been entered into but tenant has not yet taken possession, vacant space, leases that have turned over but are not open, temporary leases, and residential. 2026 lease expirations include month-to-month leases.

(3) Includes ground lease rent.

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Capital Expenditures for the Three Months Ended March 31, 2026 (in thousands)


	Consolidated Properties	Unconsolidated Joint Ventures at Pro Rata Share	Total at Pro Rata Share
Value-enhancing:
New center developments, redevelopments, first generation tenant allowances and expansions	$5,271	$152	$5,423
Other	—	—	—
Total new center developments and expansions	$5,271	$152	$5,423

Recurring capital expenditures:
Second generation tenant allowances, lease incentives and lease commissions	$3,523	$58	$3,581
Operational capital expenditures	1,710	97	1,807
Renovations	2,118	—	2,118
Total recurring capital expenditures	$7,351	$155	$7,506

Total additions to rental property and leasing-related investments — accrual basis	$12,622	$307	$12,929

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Transaction Summary

Asset

Location

Type

Investment Amount
(in millions)

Owned

GLA (1)

Transaction Date

External Growth

Tanger Outlets Nashville

Nashville, TN

Development

$145.0

290,667

10/27/2023

Tanger Outlets Asheville

Asheville, NC

Acquisition

70.0

376,432

11/13/2023

Bridge Street Town Centre

Huntsville, AL

Acquisition

193.5

651,016

11/30/2023

The Promenade at Chenal

Little Rock, AR

Acquisition

73.1

269,642

12/10/2024

Pinecrest

Cleveland, OH

Acquisition

167.0

638,396

2/12/2025

Tanger Outlets Kansas City at Legends

Kansas City, KS

Acquisition

130.0

688,584

9/16/2025

Total

$778.6

2,914,737

Asset

Location

Type

Sale Amount
(in millions)

GLA (1)

Transaction Date

Disposition

Tanger Outlets Howell (2)

Howell, MI

Disposition

$17.0

314,438

4/15/2025

(1) Pinecrest GLA includes 100,000 square feet of residential (87 units) and 164,000 square feet of office.

(2) The Company recorded a $4.2 million non-cash impairment charge during the first quarter of 2025 as a result of this sale.

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Leasing Activity for the Trailing Twelve Months Ended March 31 - Comparable Space for Executed Leases (1) (2)


	Leasing Transactions	Square Feet (in 000s)	New Initial Rent (psf) (3)	Rent Spread % (4)		Tenant Allowance (psf) (5)	Average Initial Term (in years)




Total space
2026	586	3,080	$37.87	10.5	%	$6.76	4.0
2025	493	2,221	$38.15	14.1	%	$5.42	3.4

Re-tenanted space
2026	75	359	$53.49	26.2	%	$55.21	8.9
2025	39	188	$47.34	33.2	%	$62.86	8.4

Renewed space
2026	511	2,721	$35.81	7.9	%	$0.37	3.3
2025	454	2,033	$37.29	12.3	%	$0.11	3.0

Refer to footnotes below the following table.

Leasing Activity for the Trailing Twelve Months Ended March 31 - Comparable and Non-Comparable Space for Executed Leases (1) (2)


	Leasing Transactions	Square Feet (in 000s)	New Initial Rent (psf) (3)	Tenant Allowance (psf) (5)	Average Initial Term (in years)


































Total space
2026	651	3,363	$38.41	$10.08	4.3
2025	545	2,496	$38.42	$12.21	4.0

(1)For consolidated properties and domestic unconsolidated joint ventures at pro rata share owned as of the period-end date, except for leasing transactions, which are shown at 100%. Represents leases for new stores or renewals that were executed during the respective trailing 12-month periods and excludes license agreements, seasonal tenants, month-to-month leases, and new developments.

(2)Comparable space excludes leases for space that was vacant for more than 12 months (non-comparable space).

(3)Represents average initial cash rent (base rent and common area maintenance (“CAM”)).

(4)Represents change in average initial and expiring cash rent (base rent and CAM).

(5)Includes other landlord costs.

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Consolidated Balance Sheets (unaudited, dollars in thousands)


	March 31,	December 31,
	2026	2025
Assets
Rental property:
Land	$342,203	$342,203
Buildings, improvements and fixtures	3,368,779	3,360,308
Construction in progress	21,286	18,174
	3,732,268	3,720,685
Accumulated depreciation	(1,547,230)	(1,513,594)
Total rental property, net	2,185,038	2,207,091
Cash and cash equivalents	207,403	18,133
Short-term investments	20,000	—
Restricted cash	35,811	35,395

Investments in unconsolidated joint ventures	64,788	64,862
Deferred lease costs and other intangibles, net	105,489	110,669

Operating lease right-of-use assets	83,136	83,497
Prepaids and other assets	132,609	136,335
Total assets	$2,834,274	$2,655,982

Liabilities and Equity
Liabilities
Debt:
Senior, unsecured notes, net	$1,044,088	$1,043,609
Senior, unsecured exchangeable notes, net	242,826	—
Unsecured term loan, net	394,342	323,978
Mortgages payable, net	184,418	185,234
Unsecured lines of credit	—	44,000
Total debt	1,865,674	1,596,821
Accounts payable and accrued expenses	78,442	133,065
Operating lease liabilities	91,179	91,569
Other liabilities	101,197	99,423
Total liabilities	2,136,492	1,920,878
Commitments and contingencies
Equity
Tanger Inc.:
Common shares, $0.01 par value, 300,000,000 shares authorized, 114,875,851 and 115,097,359 shares issued and outstanding at March 31, 2026 and December 31, 2025, respectively	1,149	1,151
Paid in capital	1,230,945	1,262,920
Accumulated distributions in excess of net income	(536,026)	(529,239)
Accumulated other comprehensive loss	(25,593)	(28,349)
Equity attributable to Tanger Inc.	670,475	706,483
Equity attributable to noncontrolling interests:
Noncontrolling interests in Operating Partnership	27,307	28,621
Noncontrolling interests in other consolidated partnerships	—	—
Total equity	697,782	735,104
Total liabilities and equity	$2,834,274	$2,655,982

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Consolidated Statements of Operations (unaudited, in thousands, except per share data)


	Three months ended
	March 31,
	2026	2025
Revenues:



Rental revenue	$143,538	$129,285
Management, leasing and other services	2,204	2,407
Other revenue	4,675	3,671
Total revenues	150,417	135,363
Expenses:
Property operating	46,733	41,820
General and administrative	20,088	18,993


Impairment charge	—	4,249
Depreciation and amortization	40,352	37,146
Total expenses	107,173	102,208
Other income (expense):
Interest expense	(19,176)	(15,772)



Other income (expense)	1,907	217
Total other income (expense)	(17,269)	(15,555)
Income before equity in earnings of unconsolidated joint ventures	25,975	17,600
Equity in earnings of unconsolidated joint ventures	3,442	2,399
Net income	29,417	19,999
Noncontrolling interests in Operating Partnership	(1,156)	(798)
Noncontrolling interests in other consolidated partnerships	—	—
Net income attributable to Tanger Inc.	28,261	19,201
Allocation of earnings to participating securities	(210)	(202)
Net income available to common shareholders of Tanger Inc.	$28,051	$18,999

Basic earnings per common share:
Net income	$0.25	$0.17

Diluted earnings per common share:
Net income	$0.24	$0.17

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Components of Rental Revenues (unaudited, in thousands)

As a lessor, substantially all of our revenues are earned from arrangements that are within the scope of Accounting Standards Codification Topic 842 “Leases” (“ASC 842”). We utilized the practical expedient in Accounting Standards Update (“ASU”) 2018-11 to account for lease and non-lease components as a single component, which resulted in all of our revenues associated with leases being recorded as rental revenues on the consolidated statements of operations.

The table below provides details of the components included in consolidated rental revenues:


	Three months ended
	March 31,
	2026	2025
Rental revenue:
Base rentals	$95,322	$89,248
Percentage rentals	2,817	2,444
Tenant expense reimbursements	40,794	37,325
Lease termination fees	2,121	450
Market rent adjustments	447	495
Straight-line rent adjustments	2,352	(418)
Uncollectible tenant revenue	(315)	(259)
Rental revenue	$143,538	$129,285

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Unconsolidated Joint Venture Information

The following table details certain information as of March 31, 2026, except for Net Operating Income (“NOI”), which is for the three months ended March 31, 2026, about various unconsolidated real estate joint ventures in which we have an ownership interest (dollars in millions):


Joint Venture	Center Location	Tanger’s Ownership %		Square Feet	Tanger’s Pro Rata Share of Total Assets (1)	Tanger’s Pro Rata Share of NOI (2)	Tanger’s Pro Rata Share of Debt (3)
Charlotte	Charlotte, NC	50.0	%	398,674	$29.1	$2.4	$47.7
Columbus	Columbus, OH	50.0	%	355,245	28.8	1.2	35.3
Houston	Texas City, TX	50.0	%	352,705	16.2	1.1	29.6
National Harbor	National Harbor, MD	50.0	%	341,156	33.0	1.6	44.9
RioCan Canada (4)	Various	50.0	%	665,096	63.1	1.4	—

Total				2,112,876	$170.2	$7.7	$157.5

(1)Represents Tanger’s share of total assets recorded for the unconsolidated joint ventures.

(2)NOI is calculated similarly to Portfolio NOI, a non-GAAP financial measure. Refer to Non-GAAP Definitions beginning on page 32.

(3)Net of debt origination costs and premiums.

(4)Includes a 307,883 square foot center in Cookstown, Ontario, and a 357,213 square foot center in Ottawa, Ontario.

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Debt Outstanding Summary

As of March 31, 2026

(dollars in thousands)


	Total Debt Outstanding	Pro Rata Share of Debt	Stated Interest Rate	Effective Interest Rate (1)		Maturity Date	Weighted Average Years to Maturity
Consolidated Debt:
Unsecured debt:
Unsecured lines of credit (2)(3)	$—	$—	Daily SOFR + 0.85%	4.5	%	4/12/2029	3.0


2026 Senior unsecured notes	350,000	350,000	3.125%	3.2	%	9/1/2026	0.4
2027 Senior unsecured notes	300,000	300,000	3.875%	3.9	%	7/15/2027	1.3
2031 Senior unsecured notes	400,000	400,000	2.75%	2.9	%	9/1/2031	5.4
5-year Unsecured term loan (3)(4)	250,000	250,000	Daily SOFR + 0.95%	4.7	%	12/11/2030	4.7
7-year Unsecured term loan (3)(4)	150,000	150,000	Daily SOFR + 1.25%	5.0	%	1/6/2033	6.8
Exchangeable senior notes (5)	250,000	250,000	2.375%	2.4	%	1/15/2031	4.8
Debt discounts and origination costs	(18,744)	(18,744)
Total unsecured debt	$1,681,256	$1,681,256		3.6	%		3.6
Secured mortgage debt:
Atlantic City, NJ	$5,315	$5,315	6.44%	5.1	%	12/8/2026	0.7
Kansas City, KS	115,000	115,000	7.57%	6.0	%	11/5/2027	1.6
Southaven, MS (Memphis) (3)	61,700	61,700	Daily SOFR + 2.00%	5.5	%	4/24/2030	4.1
Debt premium and origination costs	2,403	2,403
Total secured mortgage debt	184,418	184,418		5.8	%		2.4
Total consolidated debt	$1,865,674	$1,865,674		3.8	%		3.5
Unconsolidated JV debt:
Charlotte, NC	$95,510	$47,755	4.27%	4.3	%	7/1/2028	2.3
National Harbor, MD	90,010	45,005	4.63%	4.6	%	1/5/2030	3.8
Houston, TX (3)	60,000	30,000	Daily SOFR + 1.65%	5.1	%	6/26/2030	4.2
Columbus, OH	71,000	35,500	6.25%	6.3	%	10/1/2032	6.5
Debt origination costs	(1,560)	(780)
Total unconsolidated JV net debt	314,960	157,480		5.0	%		4.0
Total	$2,180,634	$2,023,154		3.9	%		3.5

(1)As of March 31, 2026. The effective interest rate includes the impact of discounts and premiums, mark-to-market adjustments for mortgages assumed in conjunction with property acquisitions and interest rate swap agreements, as applicable.

(2)The Company has unsecured lines of credit that provide for borrowings of up to $620 million, including a $20 million liquidity line and a $600 million syndicated line. A 20-basis point facility fee is due annually on the entire committed amount of each facility. In certain circumstances, total line capacity may be increased to $1.2 billion through an accordion feature in the syndicated line. Maturity date includes applicable extensions available at our option.

(3)In January 2026, the Company closed on $550 million of unsecured term loans, comprised of an amendment of the Company's existing $325 million term loan increasing capacity to $350 million and extending the maturity to December 2030 (the “2030 Term Loan”) and entering into a new $200 million term loan due January 2033 (the “2033 Term Loan”). The Company drew an incremental $75 million of proceeds at closing, for a total outstanding of $400 million, and currently has a combined $150 million under a delayed draw feature. The applicable pricing margin is SOFR plus 95 basis points for the 2030 Term Loan and SOFR plus 125 basis points for the 2033 Term Loan based on the Company’s current credit rating. The Company also amended its $600 million revolving credit facility and its $20 million liquidity line to remove the 10-basis point SOFR credit adjustment spread and made certain conforming changes to remove the 10-basis point SOFR credit adjustment spread from the 2030 Term Loan and the 2033 Term Loan. Please see the Current Report on Form 8-K filed with the SEC on January 6, 2026 for additional information on this transaction.

(4)The effective interest rate includes interest rate swap agreements. Additional details on the Company’s interest rate strategy, including forward-starting swaps, are detailed on page 20.

(5)In January 2026, the Company issued $250 million aggregate principal amount of 2.375% Exchangeable Senior Notes due 2031. For additional information on this transaction, please see the Current Report on Form 8-K filed with the SEC on January 12, 2026.

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Summary of Our Share of Fixed and Variable Rate Debt, Cash and Cash Equivalents and Restricted Cash

As of March 31, 2026

(dollars in thousands)


Debt	Total Debt %		Pro Rata Share	Effective Interest Rate (1)		Average Years to Maturity (2)
Consolidated:
Fixed (3)	100	%	$1,865,674	3.8	%	3.5
Variable	—	%	—	—	%	—
	100	%	$1,865,674	3.8	%	3.5
Unconsolidated Joint Ventures:
Fixed (3)	100	%	$157,480	5.0	%	4.0
Variable	—	%	—	—	%	—
	100	%	$157,480	5.0	%	4.0
Total:
Fixed	100	%	$2,023,154	3.9	%	3.5
Variable	—	%	—	—	%	—
Total share of debt	100	%	$2,023,154	3.9	%	3.5

Cash and Cash Equivalents, Restricted Cash and Short-term Investments			Pro Rata Share
Consolidated:
Cash and cash equivalents			$207,403
Restricted cash			35,811
Short-term investments (4)			20,000
			$263,214
Unconsolidated joint ventures:
Cash and cash equivalents			7,291
			$7,291
Total:
Cash and cash equivalents			$214,694
Restricted cash			35,811
Short-term investments			20,000
Total share of Cash and Cash Equivalents, Restricted Cash and Short-term Investments			$270,505

Net Debt			Pro Rata Share
Total share of Net Debt (5)			$1,752,649

(1)As of March 31, 2026.

(2)Includes applicable extensions available at our option.

(3)The effective interest rate includes interest rate swap agreements. Additional details on the Company’s interest rate strategy, including forward-starting swaps, are detailed on page 20.

(4)Represents short-term bank deposits with initial maturities greater than three months and less than or equal to one year.

(5)Net debt is a non-GAAP financial measure. Refer to page 28 for a reconciliation of total debt to Net debt.

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Future Scheduled Principal Payments (dollars in thousands) (1)

As of March 31, 2026


Year	Tanger Consolidated Payments	Tanger’s Pro Rata Share of Unconsolidated JV Payments	Total Scheduled Payments	Effective Interest Rate as of March 31, 2026 (2)
2026 (3)	$355,315	$1,346	$356,661	3.2	%
2027	415,000	1,865	416,865	4.5	%
2028	—	47,027	47,027	4.3	%
2029	—	984	984	4.6	%
2030	311,700	71,538	383,238	4.9	%
2031	650,000	—	650,000	2.7	%
2032	—	35,500	35,500	6.3	%
2033	150,000	—	150,000	5.0	%
2034	—	—	—	—	%
2035 & thereafter	—	—	—	—	%
Total principal outstanding	$1,882,015	$158,260	$2,040,275	3.9	%
Net debt discounts and debt origination costs	(16,341)	(780)	(17,121)
Total debt outstanding	$1,865,674	$157,480	$2,023,154	3.9	%

(1)Includes applicable extensions available at our option.

(2)Includes variable interest rates in effect as of March 31, 2026.

(3)A portion of the net proceeds from the Exchangeable Notes offering, together with a portion of the proceeds of the Operating Partnership's term loans, are expected to be used to repay in full the Operating Partnership's outstanding $350 million aggregate principal amount of 3.125% senior notes due 2026 at maturity on September 1, 2026.

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Interest Rate Swap Strategy

(dollars in thousands)


Interest Rate Swap Effective Date	Expiration Date	Swap Notional Amount	Bank Pay Rate		Company Fixed Pay Rate



Unsecured Term Loans
Current:
February 2024	August 2026	$75,000		Daily SOFR	3.7	%
February 2024	January 2027	175,000		Daily SOFR	4.2	%
January 2026	October 2029	75,000		Daily SOFR	3.4	%
February 2026	April 2028	75,000		Daily SOFR	3.3	%
		$400,000		Daily SOFR	3.8	%
Forward-starting:
July 2026	April 2031	$25,000		Daily SOFR	3.5	%
August 2026	October 2027	50,000		Daily SOFR	3.1	%
August 2026	April 2028	25,000		Daily SOFR	3.1	%
January 2027	December 2028	50,000		Daily SOFR	3.2	%
January 2027	April 2029	25,000		Daily SOFR	3.1	%
January 2027	September 2030	25,000		Daily SOFR	3.5	%
		$200,000			3.2	%

Secured Mortgage Debt
Southaven, MS (Memphis)
May 2025	April 2029	$61,700		Daily SOFR	3.5	%
Houston (at pro rata share)
June 2025	June 2029	$30,000		Daily SOFR	3.4	%

Financial Covenants (1)

As of March 31, 2026

Senior Unsecured Notes:

Required

Actual

Total Consolidated Debt to Adjusted Total Assets

< 60%

Total Secured Debt to Adjusted Total Assets

< 40%

Total Unencumbered Assets to Unsecured Debt

> 150%

246

Consolidated Income Available for Debt Service to Annual Debt Service Charge

> 1.5 x

5.4

Unsecured Lines of Credit & Term Loan:

Required

Actual

Total Liabilities to Total Adjusted Asset Value

< 60%

Secured Indebtedness to Total Adjusted Asset Value

< 35%

EBITDA to Fixed Charges

> 1.5 x

4.6

Total Unsecured Indebtedness to Adjusted Unencumbered Asset Value

< 60%

Unencumbered Interest Coverage Ratio

> 1.5 x

5.7

(1)For a complete listing of all material debt covenants related to the Company’s senior unsecured notes, unsecured lines of credit and term loan, as well as definitions of the above terms, please refer to the Company’s filings with the SEC.

Credit Ratings



Agency	Rating	Outlook	Latest Action / Affirmation
Fitch	BBB	Stable	July 24, 2025
Moody’s Investors Services	Baa2	Stable	September 11, 2025
Standard & Poor’s Ratings Services	BBB	Stable	January 28, 2026

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Enterprise Value, Net Debt, Liquidity, and Debt Ratios - March 31, 2026

(in thousands, except per share data)


	Consolidated		Pro Rata Share of Unconsolidated JVs	Total at Pro Rata Share

Enterprise Value:
Market value:
Common shares outstanding	114,876			114,876
Exchangeable operating partnership units	4,663			4,663
Total shares and units (1)	119,539			119,539
Common share price at March 31, 2026	$33.98			$33.98
Total market value (1)	$4,061,927			$4,061,927

Debt:
Senior, unsecured notes	$1,050,000		$—	$1,050,000
Unsecured term loans	400,000		—	400,000
Exchangeable senior notes	250,000			250,000
Mortgages payable	182,015		158,260	340,275
Unsecured lines of credit	—		—	—
Total principal debt	1,882,015		158,260	2,040,275
Less: Net debt discounts	(698)		—	(698)
Less: Debt origination costs	(15,643)		(780)	(16,423)
Total debt	1,865,674		157,480	2,023,154
Less: Cash and cash equivalents	(207,403)		(7,291)	(214,694)
Less: Restricted cash	(35,811)		—	(35,811)
Less: Short-term investments	(20,000)		—	(20,000)
Net debt (2)	1,602,460		150,189	1,752,649
Total enterprise value	$5,664,387		$150,189	$5,814,576








Liquidity

Cash and cash equivalents	$207,403		$7,291	$214,694
Short-term investments	20,000		—	20,000
Delayed draws under the 2030 and 2033 Term Loans	150,000		—	150,000
Unused capacity under unsecured lines of credit	620,000		—	620,000

Total liquidity	$997,403		$7,291	$1,004,694







Ratios (4):


Net debt to Adjusted EBITDA (2)(5)	4.6	x		4.8	x

Interest coverage ratio (6)	5.1	x		4.7	x

(1)Amounts may not recalculate due to the effect of rounding.

(2)Net debt, Adjusted EBITDA and Adjusted EBITDAre are non-GAAP financial measures. Refer to reconciliations of net income to Adjusted EBITDA and Adjusted EBITDAre as well as total debt to Net debt on pages 26 through 28.

(3)Reflects the following impacts from transactions that occurred in January 2026: (i) the issuance of an additional $75 million of debt under the 2030 and 2033 Term Loans, (ii) the issuance of $250 million of exchangeable notes, (iii) the repayment of $44 million of borrowings under the unsecured lines of credit, (iv) the repurchase of approximately $20 million of common shares, (v) the payment of approximately $9 million of capped call transaction costs and (vi) the payment of approximately $7 million of discounts, commissions, and offering expenses associated with the exchangeable notes issuance.

(4)Ratios are presented for the trailing twelve-month period.

(5)Net debt to Adjusted EBITDA represents Net debt for the respective portfolio divided by Adjusted EBITDA (consolidated) or Adjusted EBITDAre (total at pro rata share).

(6)Interest coverage ratio represents Adjusted EBITDA (consolidated) or Adjusted EBITDAre (total at pro rata share) divided by interest expense.

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

NON-GAAP AND SUPPLEMENTAL MEASURES (1)

Reconciliation of Net Income to FFO and Core FFO (dollars and shares in thousands)


	Three months ended
	March 31,
	2026	2025
Net income	$29,417	$19,999
Adjusted for:
Depreciation and amortization of real estate assets - consolidated	39,017	35,978
Depreciation and amortization of real estate assets - unconsolidated joint ventures	2,345	2,860
Impairment charge - consolidated	—	4,249




FFO	70,779	63,086
FFO attributable to noncontrolling interests in other consolidated partnerships	—	—
Allocation of earnings to participating securities	(375)	(356)
FFO available to common shareholders (2)	$70,404	$62,730












Core FFO available to common shareholders (2)	$70,404	$62,730
FFO available to common shareholders per share - diluted (2)	$0.59	$0.53
Core FFO available to common shareholders per share - diluted (2)	$0.59	$0.53

Weighted Average Shares:
Basic weighted average common shares	114,238	112,396
Effect of dilutive securities:
Equity awards	1,216	1,557
Diluted weighted average common shares (for earnings per share computations)	115,454	113,953


Exchangeable operating partnership units	4,670	4,676
Diluted weighted average common shares (for FFO and Core FFO per share computations) (2)	120,124	118,629

(1)Refer to Non-GAAP Definitions beginning on page 32 for definitions of the non-GAAP supplemental measures used in this report.

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Reconciliation of FFO to FAD (dollars and shares in thousands) (1)


	Three months ended
	March 31,
	2026		2025
FFO available to common shareholders	$70,404		$62,730
Adjusted for:
Corporate depreciation	1,335		1,168
Amortization of finance costs	1,256		940
Amortization of net debt (premium) discount	(226)		205
Amortization of equity-based compensation	3,610		2,926
Straight-line rent adjustments	(2,352)		418
Market rent adjustments	(354)		(402)
Second generation tenant allowances, lease incentives and lease commissions	(3,523)		(3,439)
Capital improvements	(3,828)		(3,047)
Adjustments from unconsolidated joint ventures	(63)		(286)
FAD available to common shareholders (2)	$66,259		$61,213
Dividends per share	$0.2925		$0.275


FFO payout ratio	50	%	52	%
FAD payout ratio	53	%	53	%
Diluted weighted average common shares (2)	120,124		118,629

(1)Refer to page 22 for a reconciliation of net income to FFO available to common shareholders.

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Reconciliation of Net Income to Portfolio NOI and Same Center NOI for the consolidated portfolio and total portfolio at pro rata share (in thousands)


	Three months ended
	March 31,
	2026	2025
Net income	$29,417	$19,999
Adjusted to exclude:
Equity in earnings of unconsolidated joint ventures	(3,442)	(2,399)
Interest expense	19,176	15,772



Other income	(1,907)	(217)
Impairment charge	—	4,249
Depreciation and amortization	40,352	37,146
Other non-property (income) expense	119	(40)



Corporate general and administrative expenses	20,150	19,016
Non-cash adjustments (1)	(2,718)	6
Lease termination fees	(2,121)	(450)
Portfolio NOI - Consolidated	99,026	93,082
Non-same center NOI - Consolidated	(6,270)	(2,551)
Same Center NOI - Consolidated (2)	$92,756	$90,531

Portfolio NOI - Consolidated	$99,026	$93,082
Pro rata share of unconsolidated joint ventures (3)	7,729	7,402
Portfolio NOI - Total portfolio at pro rata share (3)	106,755	100,484
Non-same center NOI - Total portfolio at pro rata share (3)	(6,270)	(2,551)
Same Center NOI - Total portfolio at pro rata share (2) (3)	$100,485	$97,933

(1)Non-cash items include straight-line rent, above and below market rent amortization, straight-line rent expense on land leases, and lease incentives.

(2)Centers excluded from Same Center NOI:








Cleveland, OH	February 2025	Acquired	Consolidated
Kansas City, KS	September 2025	Acquired	Consolidated
Howell, MI	April 2025	Sold	Consolidated

(3) Pro rata share metrics are presented on a constant currency basis. Constant currency is a non-GAAP financial measure, calculated by applying the average foreign exchange rate for the current period to all periods presented.

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Same Center NOI - total portfolio at pro rata share (in thousands)


	Three months ended
	March 31,		%
	2026	2025	Change
Same Center Revenues:
Base rentals	$94,392	$92,749	1.8	%
Percentage rentals	3,090	2,927	5.6	%
Tenant expense reimbursement	41,715	40,147	3.9	%
Uncollectible tenant revenues	(286)	(211)	35.5	%
Rental revenues	138,911	135,612	2.4	%
Other revenues	4,806	3,853	24.7	%
Total same center revenues	143,717	139,465	3.0	%
Same Center Expenses:
Property operating	43,223	41,533	4.1	%
General and administrative	9	(1)	NM
Total same center expenses	43,232	41,532	4.1	%
Same Center NOI - Total portfolio at pro rata share	$100,485	$97,933	2.6	%

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Reconciliation of Net Income to Adjusted EBITDA (in thousands)


	Three months ended
	March 31,
	2026	2025
Net income	$29,417	$19,999
Adjusted to exclude:
Interest expense, net	17,181	15,496
Income tax expense	119	94
Depreciation and amortization	40,352	37,146
Impairment charge - consolidated	—	4,249














Adjusted EBITDA	$87,069	$76,984


	Twelve months ended
	March 31,	December 31,
		2026	2025
Net income		$128,919	$119,501
Adjusted to exclude:
Interest expense, net		66,745	65,060
Income tax expense		592	567
Depreciation and amortization		154,182	150,976
Impairment charge - consolidated		—	4,249













Adjusted EBITDA		$350,438	$340,353

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Reconciliation of Net Income to EBITDAre and Adjusted EBITDAre (in thousands)


	Three months ended
	March 31,
	2026	2025

Net income	$29,417	$19,999
Adjusted to exclude:
Interest expense, net	17,181	15,496
Income tax expense	119	94
Depreciation and amortization	40,352	37,146
Impairment charge - consolidated	—	4,249



Pro rata share of interest expense, net - unconsolidated joint ventures	1,941	2,134
Pro rata share of depreciation and amortization - unconsolidated joint ventures	2,345	2,860
EBITDAre	$91,355	$81,978











Adjusted EBITDAre	$91,355	$81,978


	Twelve months ended
	March 31,	December 31,
	2026	2025

Net income	$128,919	$119,501
Adjusted to exclude:
Interest expense, net	66,745	65,060
Income tax expense	592	567
Depreciation and amortization	154,182	150,976
Impairment charge - consolidated	—	4,249



Pro rata share of interest expense, net - unconsolidated joint ventures	8,284	8,477
Pro rata share of depreciation and amortization - unconsolidated joint ventures	9,275	9,790
EBITDAre	$367,997	$358,620











Adjusted EBITDAre	$367,997	$358,620

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Reconciliation of Total debt to Net debt for the consolidated portfolio and total portfolio at pro rata share (in thousands)


	March 31, 2026
	Consolidated	Pro Rata Share of Unconsolidated JVs	Total at Pro Rata Share

Total debt	$1,865,674	$157,480	$2,023,154
Less:
Cash and cash equivalents	(207,403)	(7,291)	(214,694)
Restricted cash	(35,811)	—	(35,811)
Short-term investments (1)	(20,000)	—	(20,000)
Total cash and cash equivalents, restricted cash and short-term investments	(263,214)	(7,291)	(270,505)
Net debt	$1,602,460	$150,189	$1,752,649


	December 31, 2025
	Consolidated	Pro Rata Share of Unconsolidated JVs	Total at Pro Rata Share

Total debt	$1,596,821	$157,873	$1,754,694
Less:
Cash and cash equivalents	(18,133)	(9,685)	(27,818)
Restricted cash	(35,395)	—	(35,395)
Total cash and cash equivalents and restricted cash	(53,528)	(9,685)	(63,213)
Net debt	$1,543,293	$148,188	$1,691,481

(1) Represents short-term bank deposits with initial maturities greater than three months and less than or equal to one year.

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Non-GAAP Pro Rata Balance Sheet Information as of March 31, 2026 (in thousands)


									Non-GAAP
									Pro Rata Share of Unconsolidated Joint Ventures (1)
Assets
Rental property:
Land									$39,498
Buildings, improvements and fixtures									234,784
Construction in progress									707
									274,989
Accumulated depreciation									(118,474)
Total rental property, net									156,515
Cash and cash equivalents									7,291

Deferred lease costs and other intangibles, net									1,311
Prepaids and other assets									5,066
Total assets									$170,183
Liabilities and Owners’ Equity
Liabilities
Mortgages payable, net									$157,480
Accounts payable and accruals									6,852
Total liabilities									164,332
Owners’ Equity									5,851
Total liabilities and owners’ equity									$170,183

(1)The carrying value of our investments in unconsolidated joint ventures as reported in our consolidated balance sheet differs from our pro rata share of the net assets shown above due to adjustments to the book basis, including intercompany profits on sales of services that are capitalized by the unconsolidated joint ventures. The differences in basis totaled $1.5 million as of March 31, 2026 and are being amortized over the various useful lives of the related assets.

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Non-GAAP Pro Rata Statement of Operations Information for the three months ended March 31, 2026 (in thousands)


	Three months ended
	March 31, 2026
	Non-GAAP Pro Rata Share
	Noncontrolling Interests	Unconsolidated Joint Ventures
Revenues:
Rental revenues	$—	$12,236
Other revenues	—	343
Total revenues	—	12,579
Expense:
Property operating	—	4,841
General and administrative	—	11


Depreciation and amortization	—	2,345

Total expenses	—	7,197
Other income (expense):
Interest expense	—	(2,012)

Other income (expenses)	—	72
Total other income (expense)	—	(1,940)
Net income	$—	$3,442

The table below provides details of the components included in our share of rental revenues for the three months ended March 31, 2026 (in thousands)


	Three months ended
	March 31, 2026
	Non-GAAP Pro Rata Share
	Noncontrolling Interests	Unconsolidated Joint Ventures
Rental revenues:
Base rentals	$—	$7,671
Percentage rentals	—	281
Tenant expense reimbursements	—	4,342
Lease termination fees	—	57
Market rent adjustments	—	—
Straight-line rent adjustments	—	(57)
Uncollectible tenant revenues	—	(58)
Rental revenues	$—	$12,236

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Guidance for 2026


For the year ending December 31, 2026:	Current		Previous
	Low Range	High Range	Low Range	High Range
Estimated diluted net income per share	$1.05	$1.13	$1.04	$1.12
Depreciation and amortization of real estate assets - consolidated and the Company’s share of unconsolidated joint ventures	1.37	1.37	1.37	1.37

Estimated diluted FFO per share	$2.42	$2.50	$2.41	$2.49

The above estimates reflect the following key assumptions (dollars in millions):


For the year ending December 31, 2026:	Current				Previous
	Low Range		High Range		Low Range		High Range
Same Center NOI growth - total portfolio at pro rata share	2.25	%	4.25	%	2.25	%	4.25	%
General and administrative expense	$80.5		$83.5		$80.5		$83.5
Interest expense, net of interest income - consolidated	$69.5		$72.5		$69.5		$72.5

Annual recurring capital expenditures, renovations and second generation tenant allowances	$65.0		$75.0		$65.0		$75.0

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

NON-GAAP DEFINITIONS

Funds From Operations

•FFO does not reflect our cash expenditures, or future requirements, for capital expenditures or contractual commitments;

•FFO does not reflect changes in, or cash requirements for, our working capital needs;

•Other companies in our industry may calculate FFO differently than we do, limiting its usefulness as a comparative measure.

Core FFO

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Core FFO has limitations as an analytical tool. Some of these limitations are:

•Core FFO does not reflect our cash expenditures, or future requirements, for capital expenditures or contractual commitments;

•Core FFO does not reflect changes in, or cash requirements for, our working capital needs;

•Core FFO does not reflect the impact of certain cash charges resulting from matters we consider not to be indicative of our ongoing operations; and

•Other companies in our industry may calculate Core FFO differently than we do, limiting its usefulness as a comparative measure.

Funds Available for Distribution

Portfolio Net Operating Income and Same Center Net Operating Income

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Adjusted EBITDA, EBITDAre and Adjusted EBITDAre

Adjusted EBITDA, EBITDAre and Adjusted EBITDAre have significant limitations as analytical tools, including:

•They do not reflect our net interest expense;

•Adjusted EBITDA and Adjusted EBITDAre do not reflect gains and losses on extinguishment of debt and other items that may affect operations; and

•Other companies in our industry may calculate these measures differently than we do, limiting its usefulness as a comparative measure.

Net Debt

Non-GAAP Pro Rata Balance Sheet and Income Statement Information

The pro rata balance sheet and pro rata income statement information is not, and is not intended to be, a presentation in accordance with GAAP. The pro rata balance sheet and pro rata income statement information reflect our proportionate economic ownership of each asset in our portfolio that we do not wholly own. These assets may be found in the table earlier in this report entitled, “Unconsolidated Joint Venture Information.” The amounts in the column labeled “Pro Rata Portion Unconsolidated Joint Ventures” were derived on a property-by-property basis by applying to each financial statement line item the ownership percentage interest used to arrive at our share of net income or loss during the period when applying the equity method of accounting. A similar calculation was performed for the amounts in the column labeled “Pro Rata Portion Noncontrolling interests.”

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

We do not control the unconsolidated joint ventures and the presentations of the assets and liabilities and revenues and expenses do not represent our legal claim to such items. The operating agreements of the unconsolidated joint ventures generally provide that partners may receive cash distributions (1) quarterly, to the extent there is available cash from operations, (2) upon a capital event, such as a refinancing or sale or (3) upon liquidation of the venture. The amount of cash each partner receives is based upon specific provisions of each operating agreement and vary depending on factors including the amount of capital contributed by each partner and whether any contributions are entitled to priority distributions. Upon liquidation of the joint venture and after all liabilities, priority distributions and initial equity contributions have been repaid, the partners generally would be entitled to any residual cash remaining based on the legal ownership percentage shown in the table found earlier in this report entitled “Unconsolidated Joint Venture Information”.

We provide pro rata balance sheet and income statement information because we believe it assists investors and analysts in estimating our economic interest in our unconsolidated joint ventures when read in conjunction with the Company’s reported results under GAAP. The presentation of pro rata financial information has limitations as an analytical tool. Some of these limitations include:

•The amounts shown on the individual line items were derived by applying our overall economic ownership interest percentage determined when applying the equity method of accounting and do not necessarily represent our legal claim to the assets and liabilities, or the revenues and expenses; and

•Other companies in our industry may calculate their pro rata interest differently than we do, limiting the usefulness as a comparative measure.

Because of these limitations, the pro rata balance sheet and income statement information should not be considered in isolation or as a substitute for our financial statements as reported under GAAP. We compensate for these limitations by relying primarily on our GAAP results and using the pro rata balance sheet and income statement information only supplementally.

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Investor Information

Tanger® welcomes any questions or comments from shareholders, analysts, investment managers, and prospective investors. Please address all inquiries to our Investor Relations Department.


Tanger Inc.
Investor Relations
Phone:			(336) 292-3010
Fax:			(336) 297-0931
E-mail:			tangerir@tanger.com
Mail:			Tanger Inc.
			3200 Northline Avenue
			Suite 360
			Greensboro, NC 27408

Supplemental Operating and Financial Data for the

Quarter Ended March 31, 2026

Form: 8-K

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