Cousins Properties (CUZ) Earnings: Q3 2026 Results

The quarter ended September 30, 2026 and Cousins Properties published the results on October 29, 2026. Revenue and diluted EPS are shown against Q3 2025, the same quarter a year earlier, which takes seasonal swings out of the comparison. Cousins Properties reports EPS two ways: GAAP, under the accounting rules every US filer follows, and FFO per share, which leaves out items the company considers outside its operating results. The release reconciles the two, and when they diverge, the reconciliation says why.

• Cousins Properties is a REIT. Revenue on this page is its total revenues line, which is almost all rental property revenues, and EPS is its net income per common share. Its own headline earnings measure is funds from operations (FFO) per share, shown in the adjusted EPS row.
• Cousins sold One Eleven Congress in Austin on July 29, 2026 for a gross price of $208.0 million, after recording a $36.6 million impairment on it in Q1 2026.

Source: Cousins Properties Q3 2026 earnings release and supplemental information, October 29, 2026. Also in the Form 10-Q for the quarter ended September 30, 2026. Figures as reported; checked against the release on November 10, 2026.

How Cousins Properties splits revenue in its own release, under its own labels, for Q3 2026 against Q3 2025. Indented lines are parts of the line above them.

• Cousins Properties's Rental property revenues revenue was $257 million in Q3 2026, up 4% from $246 million in Q3 2025, 99% of total revenue.
• Cousins Properties's Fee income revenue was $1.4 million in Q3 2026, up 174% from $0.5 million in Q3 2025, under 1% of total revenue.
• Cousins Properties's Other revenue was $0.7 million in Q3 2026, down 50% from $1.3 million in Q3 2025, under 1% of total revenue.

Segment lines are the figures writers cite most often, because they show where the growth in a quarter came from. Companies redraw their segments from time to time and restate the prior year to match, so a year-ago figure here can differ from the one printed a year ago. When that has happened, the note above says so.

From the earnings release

In its Q3 2026 release, Cousins Properties said:

“Net income between $0.14 and $0.18 per share, up from $0.08 and $0.14 per share.”

“FFO between $2.95 and $2.99 per share, up from $2.92 and $2.98 per share.”

“The increase in FFO per share is primarily driven by leasing activity and fee income that exceeded our prior forecast.”

“Guidance excludes the settlement of 3.9 million common shares previously sold on a forward basis.”

Source: Cousins Properties Q3 2026 earnings release and supplemental information, Oct 29, 2026.

This is the company's own guidance as of Oct 29, 2026, quoted as given. Walnut does not make forecasts of its own. Analyst estimates for the coming quarters are on the CUZ forecast page.

Revenue and diluted EPS for the last 5 quarters. Each date links to that quarter's release.

GAAP total revenues and net income (loss) per common share, each as first reported in that quarter's earnings release and supplemental information.

We do not hold a confirmed date for Cousins Properties's next report. Companies post the date on their investor relations site a few weeks ahead, usually with the time of the conference call.

Each quarter keeps its own page with the figures as reported, so a link to one stays pointed at the same numbers after the next report.

• Q3 2026 (this page), reported Oct 29, 2026

Cousins Properties is an office landlord, and rent is almost all of its revenue: rental property revenues were $257.3 million of $259.4 million in total revenues in Q3 2026, up from $246.5 million a year earlier. Fee income was $1.4 million, up from $0.5 million. (Cousins Properties Q3 2026 earnings release and supplemental information, Oct 29, 2026)

Cousins owns Class A office buildings in Sun Belt markets, with a focus on Austin, Atlanta, Charlotte, Tampa, Phoenix, Dallas and Nashville. At September 30, 2026 it had 39 operating properties with 22,065 thousand rentable square feet. Austin produced 31.8% of Q3 net operating income (NOI) and Atlanta 31.3%, followed by Charlotte at 12.0% and Tampa at 7.4%. (Cousins Properties Form 10-K, 2025, Feb 5, 2026; Cousins Properties Q3 2026 earnings release and supplemental information, Oct 29, 2026)

Cousins leans on a few large tenants. Amazon is the largest, at 9.1% of Cousins' share of annualized rent across five properties, followed by Alphabet at 5.4% and NCR Voyix at 4.9%. The top 20 office tenants together make up 38.4% of annualized rent, with a weighted average remaining lease term of 6.7 years. (Cousins Properties Q3 2026 earnings release and supplemental information, Oct 29, 2026)

Leasing drove the gain in rent. Cousins signed 546,000 square feet of office leases in Q3 2026, 40.3% of it new and expansion leases, and second generation net rent per square foot rose 19.8% on a cash basis. Office space was 93.0% leased at quarter end and weighted average occupancy was 89.5%, against a 90% occupancy target Cousins says it remains on track to reach by year end. (Cousins Properties Q3 2026 earnings release and supplemental information, Oct 29, 2026)

The portfolio is also changing hands. During the quarter Cousins sold One Eleven Congress, a 519,000 square foot Austin office property, for a gross price of $208.0 million, and formed a joint venture to buy 2.3 acres at 2401 McKinney in Uptown Dallas, contributing $50.0 million at formation. (Cousins Properties Q3 2026 earnings release and supplemental information, Oct 29, 2026)

Cousins Properties earned $17.0 million, or $0.10 per share, in Q3 2026, against $8.6 million, or $0.05, a year earlier. FFO, the REIT measure Cousins leads with, was $123.8 million, or $0.75 per share, up from $116.5 million, or $0.69. FFO adds back real estate depreciation and amortization, which was $103.3 million in the quarter, along with impairments and gains or losses on property transactions. (Cousins Properties Q3 2026 earnings release and supplemental information, Oct 29, 2026)

Year to date the gap is wider. Net income for the nine months was $0.11 per share, down from $0.26, which Cousins attributes primarily to an impairment charge: $36.6 million on One Eleven Congress in Q1 2026. FFO for the nine months rose to $2.23 per share from $2.13. Interest expense rose to $45.6 million in Q3 from $41.5 million a year earlier. (Cousins Properties Q3 2026 earnings release and supplemental information, Oct 29, 2026; Cousins Properties Form 10-Q, Q3 2026, Oct 29, 2026)

Cousins has fewer shares out than a year ago. It repurchased 3.9 million shares in Q1 2026 at an average of $23.36 for $90.0 million, made no further repurchases through September 30, and has $410 million left under its $500 million authorization. Diluted weighted average shares were 165,788 thousand in Q3, down from 168,738 thousand. It has also sold 3.9 million shares on a forward basis under its ATM program that have not settled. (Cousins Properties Form 10-Q, Q3 2026, Oct 29, 2026; Cousins Properties Q3 2026 earnings release and supplemental information, Oct 29, 2026)

Diluted EPS divides net income by the weighted average number of shares outstanding in the quarter, plus the shares that options and other equity awards could add. Buybacks shrink that count and lift EPS for the same profit; share issuance and stock awards enlarge it.

Cousins Properties gives full-year guidance in each release. With Q3 it raised its 2026 FFO outlook to $2.95 to $2.99 per share, from $2.92 to $2.98, and net income to $0.14 to $0.18 per share, from $0.08 to $0.14. It said the increase in FFO came primarily from leasing activity and fee income above its prior forecast. (Cousins Properties Q3 2026 earnings release and supplemental information, Oct 29, 2026)

The guidance excludes settlement of the 3.9 million forward-sold shares, assumes the sale of the 303 Tremont land parcel in Q4 2026, and includes no speculative property acquisitions, dispositions or development starts. (Cousins Properties Q3 2026 earnings release and supplemental information, Oct 29, 2026)

A consensus figure is the average of the models published by the analysts who cover Cousins Properties, collected by a data provider and revised up to the day of the report. A quarter that lands above it says how expectations were set as much as how the business did, and the share price on the day also reflects the guidance and the lines no consensus covers.

The consensus figures on this page are Yahoo Finance's, as pulled on the date shown. Each comes with the number of analysts behind it; the smaller that number, the more one revised estimate can move the average.

The figures below are the ones Cousins Properties's own release and filings put weight on for Q3 2026, with the latest reported value for each.

What the quarter means for a holding is a separate question from what it reported. The case for and against owning CUZ is on is CUZ a buy or a sell?, what analysts expect next is on the CUZ forecast, and what the company does is on the Cousins Properties (CUZ) stock page.

Every number on this page can be traced to a document Cousins Properties published. Checking one takes a couple of minutes, and it is worth doing before you quote a figure anywhere.

• The results release is the document linked in the source line above. Companies publish it on their investor relations site at the moment results go out, and it carries the headline tables: revenue, operating income, net income and EPS for the quarter and the year-ago quarter.
• The same release is filed with the SEC as Exhibit 99.1 to a Form 8-K under Item 2.02, usually on the day of the report. The SEC copy does not change after the fact, which makes it the safer thing to link when you cite a number.
• The quarterly report (Form 10-Q) follows within a few weeks and carries the full financial statements, the segment note and management's discussion of what changed. The fourth quarter is covered by the annual report (Form 10-K) instead.
• Restated comparisons are flagged in the notes on this page. When a company redraws its segments or changes how it adjusts EPS, it restates the year-ago column, so the year-ago figure in a new release can differ from the one printed a year ago. This page always uses the comparison in the newer release, because that is the like-for-like one.

A walk-through of every line in a release, with what each one tells you, is in how to read an earnings report.