# Camden Property Trust (CPT)

> Source: Nexqual · https://nexqual.com/CPT · data as of 2026-10-22 20:00 UTC · cite as "Nexqual, Camden Property Trust (CPT), nexqual.com/CPT" · informational, not investment advice.

**Price:** USD 102.74 (+2.55% on the day) · last close of Oct 22, 2026; US market pre market, not a live price. Prev close 100.19 · day 99.67–102.79 · 52w 95.3–119.81 · market cap $11.9B · NYQ

## Key facts
- Last four reported quarters (through Jun 30, 2026): revenue $13.1M, net income $326M (2486.2% margin) (SEC filings).
- Valuation: P/E 36.5x (avg 45.0x at the last 3 fiscal year-ends), net debt $5.40B.
- 3 of 80 tracked superinvestors hold CPT (13F, Q2 2026): 0 new, 0 added, 3 reduced, 0 unchanged.
- Insider open-market sales, last ~7 months: 1 Form 4 filings, $3.4M; 1 not under a Rule 10b5-1 plan ($3.4M); 1 by opportunistic insiders (1 outside 10b5-1 plans), 0 by routine insiders (three-year test, Cohen, Malloy & Pomorski 2012).
- Analysts: Hold (mean 2.79 on a 1–5 scale) (24 analysts), mean target USD 111.28 (range 96–132).
- Total return with dividends: 1Y +1.9% vs S&P 500 +14.9%; 5Y -22.7% vs S&P 500 +80.3%.
- Next earnings: 2026-11-05, EPS estimate USD 0.43, revenue estimate $387M.

## Financials (SEC 10-K; TTM = last four 10-Q/10-K quarters)
| USD | FY2021 | FY2022 | FY2023 | FY2024 | FY2025 | TTM |
|---|---|---|---|---|---|---|
| Revenue | $10.5M | $5.2M | $3.5M | $7.1M | $13.0M | $13.1M |
| Gross profit | -$406M | -$493M | -$545M | -$552M | -$554M | — |
| Net income | $304M | $654M | $403M | $163M | $384M | $326M |
| EPS (diluted) | $2.96 | $6.04 | $3.70 | $1.50 | $3.54 | — |
| Gross margin | -3859.6% | -9500.6% | -15806.1% | -7729.7% | -4270.4% | — |
| Net margin | 2885.6% | 12598.6% | 11686.7% | 2288.0% | 2964.9% | 2486.2% |
| Revenue growth | -2.5% | -50.7% | -33.5% | +106.8% | +81.7% | — |
| Cash + short-term investments | $613M | $10.7M | $260M | $21.0M | $25.2M | — |
| Total debt | $3.17B | $3.68B | $3.72B | $3.49B | $3.90B | — |
Fiscal years end Dec. EPS is split-adjusted.

## Valuation (price ÷ last four quarters, through Jun 30, 2026)
P/E 36.5x · P/S 906.2x · EV/Sales 1318.0x · P/B 3.1x · Earnings yield 2.74% · Dividend yield (paid, TTM) 3.86% · Buyback yield (TTM) 5.92% · Net debt $5.40B · EV $17.3B
P/E at fiscal year-ends: Dec 2025 31.0x, Dec 2024 77.1x, Dec 2023 26.9x.

## Superinvestors (SEC 13F-HR, Q2 2026)
3 of 80 tracked investors hold CPT. Each row is the investor's latest 13F; change is vs their prior-quarter share count.
| Investor | Firm | % of portfolio | Value | Change |
|---|---|---|---|---|
| Lee Ainslie | Maverick Capital | 1.76% | $195M | Reduced -8.6% |
| Viking Global | Viking Global Investors | 1.47% | $517M | Reduced -4.3% |
| Christopher Davis | Davis Advisors | 0.04% | $9.9M | Reduced -2.1% |

## Insider sales (SEC Form 4, open-market, last ~7 months)
0 of 1 under a Rule 10b5-1 trading plan (scheduled in advance). Unplanned sales were timed by the insider.
| Trade date | Insider | Role | Shares | Value | % of holdings sold | 10b5-1 plan | Insider type |
|---|---|---|---|---|---|---|---|
| 2026-06-05 | Campo Richard J | Executive Chairman | 30,000 | $3.4M | 8.9% | No | Opportunistic (traded every year 2023–2025, no repeating month) |
% of holdings sold = shares sold ÷ (shares sold + all holdings the insider reported on that Form 4, direct and through trusts).
Insider type follows Cohen, Malloy & Pomorski (Journal of Finance, 2012). An insider who traded the stock in the same calendar month in each of the past three years is a routine trader; one who traded in each of those years without such a pattern is an opportunistic trader. In their study, trades by opportunistic insiders predicted future returns and trades by routine insiders did not. Counts open-market purchases and sales only (SEC Form 4 codes P and S) by that insider in that company. Not investment advice.

## Analysts
Consensus Hold (mean 2.79 on a 1–5 scale), 24 analysts; mean target USD 111.28 (low 96, high 132).
Rating changes, last 120 days:
| Date | Firm | Action | Rating | Price target |
|---|---|---|---|---|
| 2026-10-19 | Wells Fargo | Target lowered | Equal-Weight | $110 → $103 |
| 2026-10-19 | Evercore ISI Group | Target lowered | In-Line | $110 → $108 |
| 2026-10-14 | UBS | Target lowered | Neutral | $105 → $101 |
| 2026-10-14 | Barclays | Target lowered | Equal-Weight | $123 → $114 |
| 2026-10-13 | RBC Capital | Target lowered | Sector Perform | $111 → $101 |
| 2026-10-12 | Piper Sandler | Target lowered | Neutral | $119 → $102 |
| 2026-09-25 | Truist Securities | Target lowered | Buy | $123 → $108 |
| 2026-09-21 | Evercore ISI Group | Target lowered | In-Line | $114 → $110 |
| 2026-09-17 | Scotiabank | Target lowered | Sector Underperform | $109 → $102 |
| 2026-09-08 | Mizuho | Target lowered | Outperform | $125 → $116 |
| 2026-09-01 | Wells Fargo | Target lowered | Equal-Weight | $113 → $110 |
| 2026-08-17 | Barclays | Target raised | Equal-Weight | $122 → $123 |

## Total return (dividends reinvested)
|  | 1Y (from 2025-10-23) | 5Y (from 2021-10-18) |
|---|---|---|
| Total return | +1.9% | -22.7% |
| S&P 500 (SPY) | +14.9% | +80.3% |
| Per year | +1.9% | -5.0% |
| Volatility (annualized) | 19.9% | 22.4% |
| Max drawdown | -17.6% (Jul 2026→Oct 2026) | -50.2% (Dec 2021→Oct 2023) |

## Peers (REIT - Residential)
ELS (Equity Lifestyle Properties, In) USD 61.17 +3.40% · AMH (American Homes 4 Rent) USD 31.9 +3.10% · UDR (UDR, Inc.) USD 36.18 +3.25% · MAA (Mid-America Apartment Communiti) USD 121.17 +2.97% · SUI (Sun Communities, Inc.) USD 119.86 +2.92% · JAN (Janus Living, Inc.) USD 28.64 +1.02%

## More
Full page: https://nexqual.com/CPT · Free keyless MCP server with the same data and citations: https://mcp.nexqual.com/mcp · Guide for agents: https://nexqual.com/agents · https://nexqual.com/llms.txt

## Company outlook (8-K filed 2026-07-30)

- "Guidance 2Q26 Guidance Per Diluted Share June 30, 2026 Midpoint Variance EPS $0.18 $0.15 $0.03 FFO $1.68 $1.65 $0.03 Core FFO $1.68 $1.67 $0.01 Sale of California Portfolio As of June 30, 2026, Camden's California portfolio, consisting of 11 operating communities with 3,620 apartment homes, was classified as held for sale and is therefore excluded from the same property results presented below."

## Analyst estimates and revisions

| Period | EPS est. | 90d ago | Change | Revenue est. | Analysts |
|---|---|---|---|---|---|
| Current quarter (ends 2026-09-30) | $0.43 | $0.43 | -0.8% | $387.0M | 6 |
| Next quarter (ends 2026-12-31) | $0.15 | $0.29 | -47.7% | $381.8M | 2 |
| Current fiscal year (ends 2026-12-31) | $2.30 | $2.28 | +0.8% | $1.55B | 1 |
| Next fiscal year (ends 2027-12-31) | $0.75 | $0.79 | -4.5% | $1.56B | 2 |