Simon Property Group (NYSE:SPG) Issues Quarterly Earnings Results

Posted by Brian Himes on Aug 10th, 2026

Simon Property Group (NYSE:SPG – Get Free Report) posted its earnings results on Monday. The real estate investment trust reported $3.29 earnings per share (EPS) for the quarter, beating the consensus estimate of $1.64 by $1.65, Zacks reports. Simon Property Group had a return on equity of 104.54% and a net margin of 70.60%.Simon Property Group’s revenue was up 19.5% compared to the same quarter last year. During the same period last year, the firm earned $1.70 EPS. Simon Property Group updated its FY 2026 guidance to 13.200-13.300 EPS.

Here are the key takeaways from Simon Property Group’s conference call:

Positive Sentiment: Second-quarter domestic property NOI rose 8.5% and real estate FFO per share increased 7.9% year over year to $3.29, prompting the company to raise full-year 2026 FFO guidance to $13.20–$13.30 per share.
Positive Sentiment: Leasing demand remained strong: Simon signed more than 1,200 leases covering 4.8 million square feet, with new-leasing rents up 17% and tenant allowances down 12% year to date. Occupancy held at 96% despite absorbing roughly 1 million square feet returned through Saks OFF 5TH’s bankruptcy.
Positive Sentiment: Replacing Saks OFF 5TH locations is expected to substantially improve economics, with signed replacement leases for about half the space already generating more than $18 million in former annual rent versus approximately $44 million when fully leased; most of the benefit is expected in 2027.
Positive Sentiment: Retailer sales and traffic accelerated, with comparable sales up 5.7% in the quarter, total sales volume up 7.6%, and July traffic up 3.6%. Management said strength was broad-based across malls, outlets, luxury, emerging brands, and younger-consumer categories.
Negative Sentiment: Higher interest expense and lower interest income reduced year-over-year FFO by $0.06 per share, while roughly $4.5 billion of unsecured debt matures in the second half of 2027. Management expects to refinance successfully but acknowledged continued exposure to elevated interest rates.

Simon Property Group Stock Performance

SPG stock traded down $2.81 during midday trading on Monday, reaching $220.10. The stock had a trading volume of 1,244,387 shares, compared to its average volume of 1,733,346. The stock has a market cap of $71.38 billion, a PE ratio of 15.30, a P/E/G ratio of 2.88 and a beta of 1.30. The company has a debt-to-equity ratio of 4.68, a quick ratio of 0.84 and a current ratio of 0.84. The firm has a fifty day simple moving average of $220.80 and a two-hundred day simple moving average of $204.84. Simon Property Group has a 52-week low of $163.29 and a 52-week high of $238.50.

Insider Buying and Selling at Simon Property Group

In other Simon Property Group news, Director Gary M. Rodkin acquired 256 shares of the company’s stock in a transaction dated Tuesday, June 30th. The shares were acquired at an average cost of $223.34 per share, with a total value of $57,175.04. Following the acquisition, the director directly owned 21,016 shares of the company’s stock, valued at approximately $4,693,713.44. The trade was a 1.23% increase in their ownership of the stock. The purchase was disclosed in a document filed with the SEC, which is accessible through this link. Also, Director Glyn Aeppel acquired 243 shares of the business’s stock in a transaction dated Tuesday, June 30th. The stock was acquired at an average price of $223.36 per share, for a total transaction of $54,276.48. Following the purchase, the director directly owned 21,067 shares of the company’s stock, valued at approximately $4,705,525.12. This trade represents a 1.17% increase in their ownership of the stock. Additional details regarding this purchase are available in the official SEC disclosure. In the last 90 days, insiders acquired 2,387 shares of company stock worth $533,056. Corporate insiders own 8.73% of the company’s stock.

Hedge Funds Weigh In On Simon Property Group

Several institutional investors have recently made changes to their positions in the company. Brighton Jones LLC purchased a new stake in shares of Simon Property Group during the fourth quarter worth $295,000. Armistice Capital LLC purchased a new position in shares of Simon Property Group in the fourth quarter worth about $211,000. DV Equities LLC purchased a new position in shares of Simon Property Group in the fourth quarter worth about $85,000. Zions Bancorporation National Association UT boosted its position in Simon Property Group by 31.1% during the fourth quarter. Zions Bancorporation National Association UT now owns 835 shares of the real estate investment trust’s stock worth $155,000 after acquiring an additional 198 shares during the last quarter. Finally, Triumph Capital Management acquired a new position in Simon Property Group during the third quarter worth about $194,000. 93.01% of the stock is owned by hedge funds and other institutional investors.

Wall Street Analyst Weigh In

Several research firms have issued reports on SPG. Barclays lifted their price target on shares of Simon Property Group from $212.00 to $213.00 and gave the stock an “equal weight” rating in a report on Thursday, June 25th. Deutsche Bank Aktiengesellschaft lowered Simon Property Group from a “buy” rating to a “hold” rating and set a $220.00 price objective for the company. in a report on Thursday, July 9th. Scotiabank raised their price objective on Simon Property Group from $206.00 to $220.00 and gave the stock a “sector perform” rating in a research report on Thursday, June 18th. Truist Financial boosted their target price on Simon Property Group from $196.00 to $215.00 and gave the stock a “hold” rating in a research note on Tuesday, June 23rd. Finally, Weiss Ratings raised Simon Property Group from a “buy (b)” rating to a “buy (b+)” rating in a report on Tuesday, July 14th. One equities research analyst has rated the stock with a Strong Buy rating, four have issued a Buy rating and eleven have issued a Hold rating to the stock. According to data from MarketBeat.com, the stock has an average rating of “Hold” and an average price target of $216.14.

View Our Latest Analysis on SPG

Trending Headlines about Simon Property Group

Here are the key news stories impacting Simon Property Group this week:

Positive Sentiment: Simon reported second-quarter 2026 revenue of approximately $1.8 billion, up 19.5% year over year and ahead of expectations. Gross profit increased 21.1% to $1.5 billion, while operating profit rose 10.7% to $824.1 million, signaling continued strength across its premier malls and mixed-use properties. Simon Reports Second Quarter 2026 Results and Increases Guidance
Positive Sentiment: The REIT increased its full-year 2026 real estate FFO-per-share guidance to $13.20-$13.30. The outlook implies continued operating momentum, although the midpoint is only slightly above the existing consensus estimate of $13.21. Simon Q2 2026 Results and Guidance
Neutral Sentiment: Reported EPS figures vary across coverage, likely reflecting differences between GAAP earnings and adjusted real estate FFO. One data provider cited EPS of $3.29 versus a $1.64 consensus, while other coverage reported diluted EPS of $0.29 versus a $1.69 estimate. Investors are likely focusing more heavily on recurring FFO, the key REIT performance measure, than on the conflicting headline EPS numbers. Simon Property Q2 Earnings Snapshot
Neutral Sentiment: Institutional positioning was mixed: 648 investors increased their holdings in the latest quarter, compared with 535 that reduced positions. Recent analyst targets have a median of $215, close to the reported trading level, suggesting limited near-term upside based on current estimates.
Negative Sentiment: Net income attributable to common shareholders reportedly fell 89.6% year over year to $57.8 million, and cash declined 17.2% to $1.0 billion while total liabilities increased 12.1% to $33.9 billion. The weak bottom-line comparison and leverage concerns may be offsetting the revenue beat and weighing on SPG.

About Simon Property Group

(Get Free Report)

Simon Property Group, Inc (NYSE: SPG) is a publicly traded real estate investment trust (REIT) that owns, develops and manages retail real estate properties. Its core business activities include acquisition, development, leasing and property management of regional malls, outlet centers and mixed‑use retail destinations. The company operates retail brands that include high‑profile regional shopping centers and the Premium Outlets platform, and it provides services such as tenant leasing, marketing, property operations and capital projects to optimize asset performance.

Simon’s portfolio spans a broad mix of enclosed malls, open‑air centers, outlet properties and mixed‑use developments, and the company pursues redevelopment and repositioning to adapt properties to changing consumer and retail trends.

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Earnings History for Simon Property Group (NYSE:SPG)

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