Kite Realty Group Trust (KRG) Earnings: Q3 2026 Results

The quarter ended September 30, 2026 and Kite Realty Group published the results on October 30, 2026. Revenue and diluted EPS are shown against Q3 2025, the same quarter a year earlier, which takes seasonal swings out of the comparison. Kite Realty Group reports EPS two ways: GAAP, under the accounting rules every US filer follows, and Core FFO per diluted 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.

• Revenue is Kite Realty Group's "Total revenue" line: rental income, other property-related revenue and fee income. As a REIT it reports Core FFO and NAREIT FFO per share as its main non-GAAP measures; the adjusted figure on this page is Core FFO per diluted share of the Operating Partnership.
• The year-ago revenue of $205.0 million is the comparison figure in the Q3 2026 release. Kite Realty Group first reported Q3 2025 total revenue of $205.1 million.
• Kite Realty Group has been selling properties since 2025. The 10-Q attributes $24.4 million of lost rental income in Q3 2026 to properties sold or held for sale.

Source: Kite Realty Group Q3 2026 operating results, October 30, 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 Kite Realty Group 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.

• Kite Realty Group's Rental income revenue was $187 million in Q3 2026, down 8% from $202 million in Q3 2025, 98% of total revenue.
• Kite Realty Group's Other property-related revenue revenue was $1.2 million in Q3 2026, down 16% from $1.5 million in Q3 2025, under 1% of total revenue.
• Kite Realty Group's Fee income revenue was $2.5 million in Q3 2026, up 95% from $1.3 million in Q3 2025, 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, Kite Realty Group said:

“The Company expects to generate net income of $0.88 to $0.92 per diluted share in 2026.”

“The Company is raising its 2026 Core FFO and NAREIT FFO guidance ranges to $2.08 to $2.12 per diluted share from $2.06 to $2.12 per diluted share, based, in part, on the following full year 2026 assumptions:”

“2026 Same Property NOI growth range of 3.40% to 3.90% (previously 3.00% to 4.00%).”

“Interest expense, net of interest income, excluding unconsolidated joint ventures, of $116.4 million at the midpoint (previously $114.7 million).”

Source: Kite Realty Group Q3 2026 release, Oct 30, 2026.

This is the company's own guidance as of Oct 30, 2026, quoted as given. Walnut does not make forecasts of its own. Analyst estimates for the coming quarters are on the KRG forecast page.

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

GAAP total revenue and diluted EPS, each as first reported in that quarter's release. Q2 2026 and Q4 2025 EPS include large gains on property sales and, in Q2 2026, a gain on deconsolidation of a joint venture.

We do not hold a confirmed date for Kite Realty Group'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 30, 2026

Kite Realty Group's revenue is almost all rent. Of $190.3 million of total revenue in Q3 2026, rental income was $186.5 million, fee income $2.5 million and other property-related revenue, mostly parking and miscellaneous items, $1.2 million. Within rental income, fixed contractual lease payments on operating leases were $149.8 million, down from $162.5 million a year earlier. (Kite Realty Group Q3 2026 release, Oct 30, 2026; Kite Realty Group Form 10-Q, Q3 2026, Oct 30, 2026)

Rental income fell $15.7 million, or 7.8%, from Q3 2025, and the 10-Q puts it down to the sale program. Properties sold or held for sale during 2025 and 2026 took $24.4 million out of rental income. Properties under redevelopment or acquired added $2.8 million, and properties fully operational in both years added $6.0 million, mainly a $3.6 million increase in base minimum rent from contractual rent changes and leasing spreads and a $1.2 million rise in tenant reimbursements. (Kite Realty Group Form 10-Q, Q3 2026, Oct 30, 2026)

At the properties Kite Realty Group owned in both periods, Same Property NOI across a pool of 157 properties rose 3.6% to $132.0 million, while total property NOI, which still carried sold properties a year ago, fell 10.8% to $138.7 million. Kite Realty Group signed 160 new and renewal leases covering about 1.2 million square feet in the quarter, with blended cash leasing spreads of 14.6% on 129 comparable leases and 33.7% on 30 comparable new leases. (Kite Realty Group Q3 2026 release, Oct 30, 2026)

Kite Realty Group owns open-air, grocery-anchored shopping centers and mixed-use assets, mostly in Sun Belt markets. At September 30, 2026 it owned interests in 164 of them with about 26.3 million square feet of gross leasable space. Its 10-K says no single retail tenant accounted for more than 2.6% of annualized base rent (TJX, through T.J. Maxx, Marshalls and HomeGoods), and properties in Texas made up 28.1% of ABR and Florida 11.4% at the end of 2025. (Kite Realty Group Q3 2026 release, Oct 30, 2026; Kite Realty Group Form 10-K, 2025, Feb 17, 2026)

Kite Realty Group posted a net loss attributable to common shareholders of $13.3 million, or $0.07 per diluted share, in Q3 2026, the same per-share loss as a year earlier. The loss came from $30.7 million of impairment charges and $79.7 million of depreciation and amortization. The 10-Q says the impairments were $14.8 million on Circle East and $15.9 million on Towson Square, both written down to the allocated portions of a negotiated combined sales price. (Kite Realty Group Q3 2026 release, Oct 30, 2026; Kite Realty Group Form 10-Q, Q3 2026, Oct 30, 2026)

REITs are usually measured on funds from operations, which adds back real estate depreciation and impairments and removes gains on property sales. Kite Realty Group's NAREIT FFO of the Operating Partnership was $107.9 million, or $0.53 per diluted share, and Core FFO, which also strips out non-cash items such as straight-line rent and market rent amortization, was $107.0 million, or $0.52 per diluted share. Both per-share figures were unchanged from Q3 2025 even though NAREIT FFO in dollars fell from $118.8 million. (Kite Realty Group Q3 2026 release, Oct 30, 2026)

Kite Realty Group's share count fell because of buybacks. Diluted weighted average shares were 199,097,852, against 219,408,533 a year earlier. Kite Realty Group repurchased about 2.4 million shares in the quarter for $63.4 million at an average of $26.61, and about 22.0 million shares for $539.1 million across 2025 and 2026 to date. (Kite Realty Group Q3 2026 release, Oct 30, 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.

Kite Realty Group gives full-year guidance in each release. With Q3 2026 it raised the bottom of its 2026 Core FFO and NAREIT FFO range to $2.08 to $2.12 per diluted share, from $2.06 to $2.12, and narrowed Same Property NOI growth to 3.40% to 3.90% from 3.00% to 4.00%. It expects net income of $0.88 to $0.92 per diluted share for 2026, and assumes interest expense, net of interest income, of $116.4 million at the midpoint, up from $114.7 million. (Kite Realty Group Q3 2026 release, Oct 30, 2026)

Through nine months Kite Realty Group has reported Core FFO of $1.56 per diluted share. The release also points to future rent already signed: a leased-to-occupied spread of 360 basis points, which it says represents about $38.8 million of signed-not-open NOI. (Kite Realty Group Q3 2026 release, Oct 30, 2026)

A consensus figure is the average of the models published by the analysts who cover Kite Realty Group, 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 Kite Realty Group'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 KRG is on is KRG a buy or a sell?, what analysts expect next is on the KRG forecast, and what the company does is on the Kite Realty Group Trust (KRG) stock page.

Every number on this page can be traced to a document Kite Realty Group 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.