Farmland Partners Inc. (FPI) Q2 2026 Earnings Call Transcript

Hello, everyone. Thank you for joining us and welcome to the Farmland Partners, Inc. Q2 2026 earnings call. After today's prepared remarks, we will host a question and answer session. If you would like to ask a question, please press star one to raise your hand. To withdraw your question, press star one again. I will now hand the conference over to Luca Fabri, President and Chief Executive Officer. Luca, please go ahead.

Thank you, Erika. And good morning and welcome to Farmland Partners' second quarter 2026 earnings conference call and webcast. We truly appreciate your taking the time to join us for these calls because we see them as a very important opportunity to share with you our thinking and our strategy in a format less formal and more interactive than public filings and press releases. I will now turn over the call to our general counsel, Christine Garrison, for some customary preliminary remarks. Christine?

Thank you, Luca, and thank you to everyone on the call. The press release announcing our second quarter earnings was distributed after market close yesterday. The supplemental package has been posted to the investor relations section of our website under the subheader, Events and Presentations. For those who listened to the recording of this presentation, we remind you that the remarks made herein are as of today, July 30th, 2026, and will not be updated subsequent to this call. During this call, we will make forward-looking statements, including statements related to the future performance of our portfolio, our identified and potential acquisitions and dispositions, impact of acquisitions, dispositions, and financing activities, business development opportunities, as well as comments in our outlook for our business, rents, and the broader agricultural market. We will also discuss certain non-GAAP financial measures, including net operating income, FFO, adjusted FFO, EBITDA RE, and adjusted EBITDA RE. Definitions of these non-GAAP measures, as well as reconciliations to the most comparable GAAP measures, are included in the company's press release announcing second quarter 2026 earnings, which is available on our website, farlandpartners.com, and it's furnished as an exhibit to our current report on 8K, dated July 29, 2026. Listeners are cautioned that these statements are subject to certain risks and uncertainties, many of which are difficult to predict and generally beyond our control. These risks and uncertainties can cause actual results to differ materially from our current expectations, and we advise listeners to review the risk factors discussed in our press release distributed yesterday and in documents we've filed with or furnished to the SEC. I would now like to turn the call to our Executive Chairman, Paul Pittman.

Thank you, Christine. This was actually a pretty good quarter for us, and frankly, a very mundane quarter. No real surprising events. Everything's kind of performing as expected and as projected. So you'll hear me back at the Q&A, but I'm going to turn it over to Luca so we don't end up repeating the same things.

Thank you, Paul. This was a pretty strong quarter performance-wise to the extent that we actually even marginally adjusted guidance upwards on the low end for the remainder of the year for AFFO. But as Paul said, relatively uneventful quarter as typically Q2 and Q3 of the year are in the middle of the year. We continue evaluating asset dispositions through the end of the year, especially non-core assets like in California. And we're also actively monitoring the conditions in our in the agriculture world as far as timing of our lease renewals we have held back so far in pushing lease renewals for the next year because financial conditions are not ideal to say the least among our tenants but we do have very very strong tenants in our pool so and this is not the first year of relatively middling performance in their financials. So there is nothing particularly new that we expect, but we are hoping for a little bit of better news before we kick off the list renewal cycle in higher gear. And with that, I will now turn the call over to our CFO, Susan Landy, for her overview of the company's financial performance. Susan?

Thank you, Luca. I'm going to cover a few items today including the summary of the three and six months ended June 30, 2026, a review of our capital structure, and updated guidance for 2026. I'll be referring to the supplemental package which is available in the investor relations section of our website under the subheader events and presentations. First, I want to share a few metrics that appear on page two. For the three months ended June 30, 2026, net income of 3.1 million or seven cents per share available to common stockholders versus $7.8 million or $0.15 per share available to common stockholders for the same period in 2025. AFFO was $1.7 million or $0.04 per weighted average share compared to $1.3 million or $0.03 per weighted average share for the same period in 2025. For the six months end of June 30, 2026, net income was $3.8 million or $0.08 a share available to common stockholders versus $9.9 million or $0.18 a share available to common stockholders for the same period in 2025. AFFO was $3.8 million or $0.09 per weighted average share compared to $3.6 million and $0.08 per weighted average share for the same period of 2025. Page five shows a more comprehensive look at the main drivers of these changes year over On the revenue side, we were positively impacted by higher interest income, which is due to higher average balance on the loans under the FPI loan program and financing receivables, an increase in amortization of points, and higher proceeds from oil and gas royalties. These increases were partially offset by lower rental income due to asset dispositions occurring in the prior year. operating expenses declined on a quarter to quarter to date and year to date basis over prior year some of these declines are to be expected with the property dispositions that occurred in the prior year but there were also other reductions to gna and legal fees including a reduction in property and impairment in property impairment charges these declines were partially offset by an increase in the provision for credit loss allowance related to loans under the FPI loan program. Overall, we saw a reduction in net income and ETS for both quarter to date and a year to date basis. The primary driver for the reduction relates to a decrease in the net gain on disposition of assets as a result of fewer property dispositions in the current year versus the prior year. AFFO per weighted average share is up by a penny for the three and six months ended period of the current year. On page 12, there are a few capital structure items that I'd like to point out. The first is that we had undrawn capacity on the lines of credit of approximately $122 million at the end of Q2 2026. There were repayments of $8 million during the quarter, but no borrowings. We had one MetLife loan with a rate reset occurring during the second quarter. In addition, one loan was extended by one year. The average rate on these loans decreased from 5.64% to 5.25%. Moving on to page 15, it'll show you the updated outlook for 2026. The assumptions are listed at the bottom of the page. On the revenue side, changes from the April guidance include an increase in our outlook on variable lease payments. On the expense side, Changes from the April guidance include increases as a result of additional provision for credit loss allowances on loans receivable and an increase in impairment related to updated market valuations in connection with one of our West Coast properties, and these were partially offset by a $3.6 million gain on a property disposition. The forecasted range of AFFO is $13.5 million to $15.3 million, or $0.31 to $0.35 per share, which is an increase from the prior quarter on the low end of the range. The high end of the range remained unchanged. This summarizes where we stand today. We will keep you updated as we progress through the year. This does wrap up our comments for this morning. Thank you all for participating. Operator, you can now begin the Q&A session.

We will now begin the question and answer session. If you would like to ask a question, please press star one to raise your hand. To withdraw your question, press star one again. We ask that you pick up your handset when asking a question to allow for optimum sound quality. If you are muted locally, please remember to unmute your device. Please stand by while we compile the Q&A roster.

So operator, while you're compiling that roster, this is Paul. I'm just going to chime in on a couple of questions that we got via email and give those answers. And then we'll go to questions and answers from the audience. So we got a question regarding kind of how we're managing the building of reserves as it relates to credit losses. And while we, frankly, as a business matter, think we will collect 100% of all of our outstanding loans, our loan program, as you all know is frankly a relatively high risk program. You know, we're making loans to people who are in distress. We're often getting 15 or 20 percent interest rates. And so we believe it's prudent to gradually build those reserves with a certain hope to reverse them. But it's better to build those reserves and reverse them later than frankly not to build any reserves and then get caught holding the bag so it's really nothing unusual the size of our loan program today is is reasonably large a little it's about about 60 million dollars total um and so that's why you're seeing these these reserves uh built um in this particular quarter i don't think the additional reserve was was particularly high um the other question we got uh in the over the internet or i mean over the email, was a question about legal expense, which shows up on the P&L, illegal and accounting at about $312,000. And is that indicative of some significant litigation that's going on? And the answer to that question is no. That $312,000 is two-thirds either audit or tax fees, which is, you know, show up in the second quarter. That's when we get those. And so that's really the bulk of it. The litigation was only about $25,000 of that $312,000. We continue to have the litigation on a farm in Louisiana with some prior tenant dispute. And we also have, you know, of course, the litigation regarding Sabre Point continues to go on. But as you can see from that $25,000 spend, there's not a whole lot happening right now in either of those cases. With that, we can go to whatever Q&A came in with you, operator.

The first question comes from the line of Craig Cucera with Elucid Capital. Your line is open. Please go ahead.

Yeah, thanks. Appreciate the color on the credit loss provision, but I'm curious, that was affiliated with one operator that I think you mentioned and had some trouble.

Was this for the same borrower or a different No, we're building it related to the same borrower for, you know, we evaluate every borrower, but the bulk of it is related to the same borrower we've talked about in the past. And we just, you know, we're continuing to monitor the situation. You know, one of the things you're up against in any of these cases, in any sort of distressed situations, as long as the principle that we deal with, meaning the individual human beings that we're dealing with keep control of the situation you know we're making loans with some relatively steep terms with strong you know what we think is strong collateral and you know with people you know strong strong intent to pay it back and so far in our loan program you know we've been doing this now a dozen years um you know we haven't had anybody not pay us um but the risk you face is that someone loses control of their situation to bankruptcy, for example, or something else. And then you're dealing with not a loan made to a person who we know who has intent of paying us back. You're just kind of dealing with a nameless, faceless court process. And that's really where and why we feel prudent to build reserves over time as we're watching these borrowers in some sort of trouble, our fear is that they lose control of their situation. And then our security position from a legal standpoint doesn't really change, but from a moral standpoint, if you will, does change. And that's what's going on here.

Okay. That's helpful. I appreciate that. So I know you guys mentioned you're looking to do more disposition out of California, but where was the disposition this quarter? Was that on the west coast or was that elsewhere?

Luca, you want to take that one? Yeah, no, it was elsewhere, it was actually the strong gain was related to the fact that this is a solar development on the farm and we actually sold the farm to the developer itself and the value to them was much higher than the agricultural value, so we locked in that gain. That was in Illinois, correct? That is correct.

That's an Illinois farm.

Okay. Now, I was going to be impressed if you had to book the $3.5 million gain out of California. So, I just want to double-check that.

We would have celebrated as well, trust me, Greg.

Right. So, there was an increase in your expectations regarding citrus and avocado revenue flowing through the guidance on variable payments. Is that more of a pricing or a volume situation that you're expecting? thing.

The increase in variable rent is actually more related to almonds. In particular, as the year moves along, we get better visibility on both yield and pricing. We tend to be on variable rents very cautious at the beginning of the year. We've had some pretty bad performances a couple of years ago on almonds, for example. And then, as I said, as the year goes along, we have a little bit more visibility into the expected performance. And that's exactly what happened in this case.

Okay. That's it for me. Thank you.

The next question comes from the line of John Masocha with B. Riley. Your line is open. Please go ahead.

Good morning, everyone. Maybe sticking with the assets that have a little bit more of a variable revenue stream, just to kind of clarify then, is the commentary around some of the citrus and avocado what's driving the slight decrease in maybe expectations for crop sales and a little bit of crop insurance coming into the guidance?

Susan, do you want to chime in on the specific details? Because the big mover this quarter was on the almond side.

Yeah, I mean, as far as the direct ops go, there was a little bit of a decline due to a softening market within the citrus and yields being down a little bit due to, you know, weather events in California.

That makes sense. And then, you know, given the kind of capacity you have today with regards to kind of debt availability versus kind of how the stocks performed? How are you thinking about the buyback? Is that something that's more levered to disposition proceeds or would you be comfortable kind of using leverage to kind of, you know, reactivate that program?

Our buyback program is first driven by, you know, stock price and then by cash availability. You know, we can at any point in time enter the market for buybacks. You know, if we think the price is is highly accretive to the to the remaining shares outstanding at this price, we frankly think it is pretty accretive. But it's you know, we you know, the borrowing cost here is is reasonably steep, you know, mid call mid fives, give or take, you know, a few basis points either way. And so, you know, we're always struggling with the, you know, you want to borrow money to buy back a stock that's, you know, yielding on the dividend three and a half or something like that, three, three and three, maybe 3.4, you know, versus a five and a half borrowing. And so that's really the kind of challenge that we we kind of face and struggle with there. So to answer your question specifically, we will borrow to run a kind of to run a disciplined buyback program from time to time.

But we certainly, even if we're technically borrowing to execute on a given day, we've really got a sell assets to backfill mentality because we don't want to run that negative spread for a long period of time. okay um and then kind of bigger picture i know we talked about this last quarter but um as some of the macroeconomic volatility and kind of the elevated energy prices have kind of persisted how is that kind of impacting your tenants you kind of mentioned that you're holding off a little bit on kind of pushing renewals given the financial situation in the broader you know farmer industry But I didn't know if that's something that's changed at all since we last talked or become a little bit more negative since we last talked, or if it's just kind of the same theme as maybe from, call it, March of this year.

Yeah, it's pretty much the same theme, but let me give you a little more context. So if we think if we think that, you know, farmers are are kind of rolling in dough and they're and they're really happy and exuberant when you get to the to the, you know, call it early summer. We will aggressively pursue leasing in the summer. And the reason is you never know what's going to happen come fall. You suddenly have a huge bumper crop. Prices go down. You know, to be honest, farmers, even though they they may make it back up on volume, they're depressed because because corn prices and bean prices went down. Alternatively, if you find yourself in a situation in the early summer where the crop prices are kind of ho-hum, you kind of hang back and maintain your optionality. We think you're going to see, you know, we think that this isn't going to be the same kind of bumper crop. We've seen in the last couple of years, basically due to weather going on in the United States as well as kind of worldwide weather shocks because it's a global market. So our tendency, and don't go trade commodities based on that statement. It's just we have a strong enough view about that that we're not rushing to get the leasing process done. We think there's a materially better chance of upside than downside. So why not hang back? You know, I would expect that this year's leasing process is a lot like last year's. It will be a flat year in most cases and maybe up just a little bit. We often have cost of living adjustments in our leases over the term. And so even if you don't bump rent materially in the renegotiation, you'll leave the COLA clause in there, which gives you an increase over years. But that's what we think will happen right now with a, you know, with some hope that it actually turns out to be better than that, which is why we're not trying to lock in on a ton of leases yet. But, you know, by the time we get around to September, we got to get started on it just because we run out of time otherwise. Okay.

And then kind of with regards to some of the West Coast properties, particularly the tree nut assets, you know, is there any read-through to kind of the increase in your variable rent expectations and maybe some thoughts that that market is firming that could loosen up disposition opportunities specifically there? Or is that still kind of a challenged market from a transaction perspective?

So it is a challenged market from a transaction perspective, but probably less challenged than it was six months ago. I think you've reached in California, I think a prior set of questions kind of brought this up. California agriculture is in a terrible, terrible spot. I mean, it's in the worst spot. I've seen it, frankly, in my lifetime. And I'm 64. It's, it is a combination of, frankly, bad policy in the state, you know, actual decline in water availability, but more so political decline in water availability, and a state that is not supportive of, you know, you know, of how farm labor has to work um so the costs of farm labor are going up dramatically in the state and so what you're seeing is a real pressure on on everybody that owns land in california in the specialty crops in particular um so what you're seeing in terms of almond price adjustment is just a simple supply demand of this year's almond crop or or international crops in the last 12 months. I don't think that makes some big dramatic improvement in the market for tree nuts or citrus or anything else in California. But what it does is it certainly helps on the cash flow on those assets this year. Our perspective is that, and we've been this way now for several years, and compared to other fund managers, we frankly have quite a bit less exposure in California than most of them as a percentage of our total portfolio. So, you know, we're still on a process of gradually liquidating those properties in California because we are long-term bearish on California outlook. And we think it's just prudent to cut back our exposure and either use that money to buy back stock or reinvest, frankly, in the core of the Midwest.

Okay. I appreciate all that color. That's it for me.

There are no further questions at this time. I will now turn the call back to Luca for closing remarks.

Thank you, Erica, and thank you, everybody. We appreciate your interest in our company. I look forward to updating you on our activities and results in the coming quarters. Have a great rest of your day.

This concludes today's call. Thank you for attending. You may now disconnect.