CTO

WINTER PARK, Fla., Aug. 19, 2026 (GLOBE NEWSWIRE) -- CTO Realty Growth, Inc. (NYSE: CTO) (the “Company” or “CTO”) announced today that its Board of Directors has authorized, and the Company has declared, a quarterly cash dividend of $0.38 per share of common stock for the third quarter of 2026 (the “Common Stock Cash Dividend”). The Common Stock Cash Dividend represents an annualized yield of approximately 7.0% based on the closing price of the Company’s common stock on August 18, 2026. The Common Stock Cash Dividend is payable on September 30, 2026, to stockholders of record as of the close of business on September 10, 2026, and the ex-dividend date for the Common Stock Cash Dividend is September 10, 2026. The Board of Directors also authorized, and the Company has declared, a quarterly cash dividend of $0.39844 per share of the Company’s 6.375% Series A Cumulative Redeemable Preferred Stock for the third quarter of 2026, to be paid on September 30, 2026, to stockholders of record as of the close of business on September 10, 2026. About CTO Realty Growth, Inc. CTO Realty Growth, Inc. is a publicly traded real estate investment trust that owns and operates a portfolio of high-quality shopping centers, located primarily in higher growth markets in the United States. CTO also externally manages and owns a meaningful interest in Alpine Income Property Trust, Inc. (NYSE: PINE), a publicly traded net lease REIT. Established in 1910, CTO has been public and paying an annual dividend for over 50 years. We encourage you to review our most recent investor presentation and supplemental financial information, which is available on our website at www.ctoreit.com. Safe Harbor Certain statements contained in this press release (other than statements of historical fact) are forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Forward-looking statements can typically be identified by words such as “outlook,” “guidance,” “believe,” “estimate,” “expect,” “intend,” “anticipate,” “will,” “could,” “may,” “should,” “plan,” “potential,” “predict,” “forecast,” “project,” and similar expressions, as well as variations or negatives of these words. Although forward-looking statements are made based upon management’s present expectations and beliefs concerning future developments and their potential effect upon the Company, a number of factors could cause the Company’s actual results to differ materially from those set forth in the forward-looking statements. Such factors may include, but are not limited to: the Company’s ability to remain qualified as a REIT; the Company’s exposure to U.S. federal and state income tax law changes, including changes to the REIT requirements; general adverse economic and real estate conditions; macroeconomic and geopolitical factors, including but not limited to inflationary pressures, interest rate volatility, ongoing geopolitical war, distress in the banking sector, and global supply chain disruptions; credit risk associated with the Company investing in commercial loans, preferred equity, and similarly structured investments; the ultimate geographic spread, severity and duration of pandemics, actions that may be taken by governmental authorities to contain or address the impact of such pandemics, and the potential negative impacts of such pandemics on the global economy and the Company’s financial condition and results of operations; the inability of major tenants or borrowers to continue paying their rent or obligations due to bankruptcy, insolvency or a general downturn in their business; the loss or failure, or decline in the business or assets of PINE; the completion of 1031 exchange transactions; the availability of investment properties that meet the Company’s investment goals and criteria; the uncertainties associated with obtaining required governmental permits and satisfying other closing conditions for planned acquisitions and sales; and the uncertainties and risk factors discussed in the Company’s Annual Report on Form 10-K for the fiscal year ended December 31, 2025 and other risks and uncertainties discussed from time to time in the Company’s filings with the U.S. Securities and Exchange Commission. There can be no assurance that future developments will be in accordance with management’s expectations or that the effect of future developments on the Company will be those anticipated by management. Readers are cautioned not to place undue reliance on these forward-looking statements, which speak only as of the date of this press release. The Company undertakes no obligation to update the information contained in this press release to reflect subsequently occurring events or circumstances. CONTACT: Contact: Investor Relations [email protected]

Interested in CTO Realty Growth, Inc.? Here are five stocks we like better. CTO Realty Growth reported strong second-quarter results, with Core FFO rising to $18.4 million, or $0.53 per share, from $14.7 million a year earlier. Shopping-center same-property NOI grew 10.1%, while portfolio occupancy increased to 95.4%. The company expanded its investment activity, acquiring a Dallas power center for $53.3 million and originating $96.4 million in preferred-equity investments. Its structured-investment portfolio reached approximately $222 million, with an average yield of about 11.5%, while leverage declined to 5.8 times adjusted EBITDA. CTO raised its 2026 outlook, increasing Core FFO guidance to $2.09–$2.13 per share and AFFO guidance to $2.21–$2.25. The revised forecast assumes $300 million–$400 million of investments and 5%–6% same-property NOI growth. Massive Upside Forecasted In Alta Equipment Group CTO Realty Growth (NYSE:CTO) reported higher second-quarter funds from operations and raised its full-year outlook, citing strong shopping-center leasing, same-property net operating income growth, acquisitions and structured investments. Core FFO totaled $18.4 million, or $0.53 per diluted share, compared with $14.7 million, or $0.45 per share, in the prior-year quarter. Adjusted FFO was $19.1 million, or $0.55 per diluted share, versus $15.3 million, or $0.47 per share, a year earlier. → This Tiny AI Supplier Could Be More Important Than the Chipmakers Chief Financial Officer Philip Mays said the gains were primarily driven by leases that commenced during the past year, as well as contributions from acquisitions and structured investments. The company completed 25 new leases, renewals and extensions encompassing 213,000 square feet during the quarter. Comparable leases accounted for 184,000 square feet and carried a positive cash rent spread of 6%. Through the first half of 2026, CTO completed 366,000 square feet of leasing, including 330,000 square feet of comparable leases at a 10% cash rent spread. → Refiner Stocks Are Near Record Highs—Can Iran-Driven Margins Keep Them There? At quarter-end, the portfolio was 95.4% leased, up 150 basis points from a year earlier. The difference between leased and occupied space was 400 basis points, while the signed-but-not-open pipeline represented $6.3 million, or about 5.8% of annual in-place cash base rent. President and Chief Executive Officer John Albright said the pipeline provides a visible earnings tailwind as tenants take possession and begin paying rent through the remainder of 2026 and into 2027. Mays said roughly $400,000 of base rent is expected to come online in the third quarter, followed by approximately $800,000 to $1 million in the fourth quarter. More than 90% of the pipeline is expected to be online thereafter, with the contribution relatively even during 2027. → Innovative ETF Strategies That Are Paying Off This Summer Shopping-center same-property NOI increased 10.1% year over year in the second quarter and 8.2% for the first six months. Excluding certain non-recurring recovery benefits recorded in the first quarter, year-to-date growth was 7%. Mays said the first-half performance benefited from new anchor openings, including Onelife Fitness at Beaver Creek, Barnes & Noble at The Plaza at Rockwall and The Picklr at The Collection at Forsyth. He said same-store growth is expected to moderate in the second half as these rents begin to enter year-earlier comparisons and as the company laps unusually low bad-debt expense in the third quarter of 2025. During the quarter, CTO acquired Gallery on the Parkway, a fully occupied 152,000-square-foot open-air power center in Dallas, for $53.3 million. The property is anchored by Dick’s House of Sport, Nordstrom Rack, Cost Plus World Market and Portillo’s. Albright said the asset’s location near the Dallas North Tollway, north of the Galleria area and near the proposed Dallas Mavericks arena and entertainment district made it attractive. He also noted that the company could potentially sell a pad site, though it does not intend to do so. Year to date, CTO completed $234.2 million of investments at a weighted average yield of 9.5%. The company also disposed of $90.7 million of properties during the quarter at a weighted average exit capitalization rate of 6.7%, including Madison Yards in Atlanta and Granada Plaza in Tampa. Albright said the Atlanta sale helped reduce the company’s exposure to its largest market, eliminated an AMC theater tenancy that investors had raised as an issue, and allowed capital to be recycled into higher-yielding opportunities. The company expects the State of New Mexico to occupy approximately 98,000 square feet at its Albuquerque office property this fall, returning the asset to full occupancy. CTO is preparing to market the property for sale and expects a transaction at the end of 2026 or in early 2027. Albright described the Albuquerque asset as the company’s last non-core property slated for sale. CTO is also under contract to sell a 76,500-square-foot portion of Carolina Pavilion in Charlotte to a national retailer. The space includes two vacant former anchor boxes. Management said that, assuming the sale closes and remaining negotiations are completed, it expects approximately a 75% positive lease spread across nine anchor spaces, potentially rising toward 80% after the final box is resolved. CTO originated two preferred-equity investments totaling $96.4 million during the quarter: a $75 million investment in a Class A retail property in the Southwest with a 12% initial cash yield and two-year term, and a $21.4 million investment in a grocery-anchored Northeast development with a 12% initial yield, including paid-in-kind interest, and an 18-month term. After quarter-end, the company originated a $37 million first-mortgage investment secured by a leasehold interest in a mixed-use Austin property, with $29.8 million funded at closing. The investment carries a 9.75% initial cash yield and two-year term. Including that transaction, CTO’s pro forma structured-investment portfolio stood at approximately $222 million, or about 15% of undepreciated assets, with a weighted average yield of roughly 11.5%. Total debt was $660.8 million at June 30, with a weighted average interest rate of 4.6%. Liquidity totaled $131.8 million, including $107 million available under the revolving credit facility. Net debt to pro forma adjusted EBITDA was 5.8 times, down 0.6 turns from the end of the first quarter. During the quarter, CTO issued approximately 4.2 million shares through its at-the-market program, generating $83.6 million in net proceeds. Mays said the equity issuance, dispositions and structured-investment repayments funded investment activity while reducing leverage. CTO raised its 2026 Core FFO guidance to $2.09 to $2.13 per diluted share from $2.06 to $2.11 previously. It increased AFFO guidance to $2.21 to $2.25 per share from $2.19 to $2.24. The updated outlook assumes $300 million to $400 million of investment volume, up from $175 million to $250 million, and shopping-center same-property NOI growth of 5% to 6%, compared with prior guidance of 3.5% to 4.5%. The company said it expects to close at least one additional acquisition before year-end. CTO Realty Growth, Inc is a publicly traded real estate investment trust (REIT) that specializes in single-tenant net lease properties. The company's primary focus is on acquiring, owning and managing retail assets leased to creditworthy operators under long-term, triple-net lease agreements. By targeting essential retail segments, CTO Realty Growth seeks to generate stable, inflation-protected income streams while maintaining a disciplined investment approach. The REIT's portfolio is concentrated in convenience store and fuel service locations, with additional assets in other retail categories where net lease structures prevail. This instant news alert was generated by narrative science technology and financial data from MarketBeat in order to provide readers with the fastest reporting and unbiased coverage. Please send any questions or comments about this story to [email protected]. The article "CTO Realty Growth Q2 Earnings Call Highlights" was originally published by MarketBeat. View MarketBeat's top stocks for July 2026.

This article first appeared on GuruFocus. Release Date: July 29, 2026 For the complete transcript of the earnings call, please refer to the full earnings call transcript. CTO Realty Growth Inc (NYSE:CTO) reported strong same-property NOI growth of 10.1% for the quarter, driven by robust leasing activity. The company executed 25 new leases, renewals, and extensions totaling 213,000 square feet, with a positive cash rent spread of 6%. CTO Realty Growth Inc (NYSE:CTO) completed $153 million of investments at a weighted average initial yield of 10.2%. The company's total portfolio was 95.4% leased at quarter-end, reflecting a 150 basis point increase from the previous year. CTO Realty Growth Inc (NYSE:CTO) raised its full-year 2026 core FFO guidance, indicating confidence in continued strong performance. The spread between leased and occupied rates remains at 400 basis points, indicating a lag in occupancy. The company faces potential challenges with a significant portion of ABR rolling over in 2027, requiring proactive lease negotiations. CTO Realty Growth Inc (NYSE:CTO) has a remaining debt maturity of $17.8 million in 2026, which will need to be addressed. The company anticipates a moderation in same-property NOI growth in the latter half of the year due to tougher comparables. CTO Realty Growth Inc (NYSE:CTO) is still working on resolving one vacant anchor box, which could impact future leasing momentum. Warning! GuruFocus has detected 12 Warning Signs with CTO. Is CTO fairly valued? Test your thesis with our free DCF calculator. Q: Can you provide details on the recognition of the "sign, not open" pipeline across 2027? Will it be balanced throughout the year or more loaded into a specific half? A: Phil Mayes, CFO: Over 2027, it will be pretty even. For the remainder of this year, about 400,000 square feet will be picked up in the third quarter, doubling to about 800,000 or 1,000,000 square feet in the fourth quarter. After that, over 90% will be online, with a steady flow of approximately 1,030,000 square feet per quarter, focusing on base rent. Q: With 27% of the ABR rolling over in 2027 and 2028, have you had any preliminary discussions, and what opportunities do you see? A: John Albright, CEO: We have robust lease negotiations and discussions with almost all remaining vacancies. If successful, we could reach a high 98% occupancy level. We have no significant concerns with tenant expirations, and we are actively working on renewals and new leases. Q: Regarding the sale of the Atlanta asset, was it a portfolio decision to reduce exposure, or did the asset reach full value? A: John Albright, CEO: It was a combination of factors. Atlanta was our largest market, so reducing exposure was prudent. The asset's low cap rate allowed us to recycle capital into a more accretive acquisition, like the one in Dallas. Q: Can you discuss the acquisition in Dallas? Is there any value-add opportunity, or was it just a high cap rate in an attractive market? A: John Albright, CEO: The Dallas acquisition was in a very attractive location with a higher-than-expected cap rate for a stabilized asset. There is potential for value enhancement, such as selling off a pad site, but we currently do not intend to pursue that. Q: With interest rate swaps expiring in January 2027, what are your plans? Will you swap them again? A: Phil Mayes, CFO: We plan to keep all term loans swapped. The rate will likely roll up closer to a market rate, around 5%. This is a reasonable rate to model for new term loans going forward. Q: Regarding the Whole Foods loan, was it a one-off investment outside the South or Southwest, or do you plan to deploy more capital in other regions? A: John Albright, CEO: It was more of a one-off. The developer has a strong pipeline of Whole Foods developments, and we may do more with him in the future. Q: Can you discuss the general supply/demand fundamentals across your portfolio? Are power centers becoming more of a landlord's market? A: John Albright, CEO: The power center market is strong, with increased investor and tenant interest. These centers are in prime locations, and tenants can secure good spaces at competitive costs. This dynamic is contributing to cap rate compression and increased pricing power. Q: On the balance sheet, with leverage at 5.8 times, how do you expect this to evolve over the year or next year? A: Phil Mayes, CFO: As our "sign, not open" pipeline comes online and we see rent increases from renewals and new leases, leverage should decrease by about half a turn. This is expected to happen organically. For the complete transcript of the earnings call, please refer to the full earnings call transcript.

– Closed $153 million of investments at a weighted average initial yield of 10.2% –– Raises Investment Guidance to $300 million to $400 million –– Increases 2026 Core FFO Per Diluted Share Guidance to $2.09 to $2.13 – WINTER PARK, Fla., July 28, 2026 (GLOBE NEWSWIRE) -- CTO Realty Growth, Inc. (NYSE: CTO) (the “Company” or “CTO”), an owner and operator of shopping centers located primarily in higher-growth markets, today announced its operating and financial results for the quarter ended June 30, 2026. Net Income attributable to common stockholders was $0.38 per diluted share for the second quarter. Second Quarter 2026 Highlights Core Funds from Operations (“Core FFO”) attributable to common stockholders of $0.53 per diluted share. Adjusted Funds from Operations (“AFFO”) attributable to common stockholders of $0.55 per diluted share. Executed 184,000 square feet of comparable retail leases at a positive cash rent spread of 6%. Acquired Gallery on the Parkway, a 152,000 square foot open-air retail center anchored by Dick’s House of Sport located in Dallas, Texas, for $53.3 million. Invested $75.0 million of preferred equity in a Class A premier retail property located in the Southwest. The investment generates a 12.0% initial cash yield, with a two-year term. Invested $21.4 million of preferred equity in a Whole Foods-anchored retail development located in the Northeast. The investment generates a 12.0% initial yield, including 3.0% accrued PIK, with an 18-month term. Completed $90.7 million of property dispositions at a weighted average exit cash cap rate of 6.7%. Under contract to sell, subject to certain closing conditions, 76,500 square feet formerly leased to Value City Furniture and Jo-Ann Fabrics at Carolina Pavilion, located in Charlotte, North Carolina, to a national retailer. Income from Alpine Income Property Trust (NYSE: PINE) for the quarter was $2.1 million, consisting of $1.4 million in management fees and $0.7 million in dividend income. Prospectively, the new annualized run-rate for income from PINE is $8.9 million as of June 30, 2026, consisting of $5.7 million in management fees and $3.2 million in dividend income. Issued 4,183,616 common shares under our common stock ATM program at a weighted average gross price of $20.29 per share, for total net proceeds of $83.6 million. “We delivered another strong quarter, deploying $153 million of capital at a weighted average initial yield of 10.2% and strong same-property NOI growth,” stated John P. Albright, President and Chief Executive Officer of CTO Realty Growth. “We believe that the acquisition of Gallery on the Parkway in Dallas, together with our structured investment activity during the quarter, reflects our disciplined strategy of acquiring and financing high-quality, well-located retail centers predominantly in our core growth markets. With a robust acquisition pipeline and meaningful embedded NOI growth across the portfolio, we believe that the Company is well positioned to deliver continued earnings growth into 2027.” Second Quarter and Year-to-Date June 30, 2026 Portfolio Performance Retail Leasing Activity During the three months ended June 30, 2026, the Company executed 25 new leases, renewals and extensions totaling 213,000 square feet. On a comparable space basis, the Company executed 184,000 square feet of leases at an average cash rent spread increase of 6%. During the six months ended June 30, 2026, the Company executed 50 new leases, renewals and extensions totaling 366,000 square feet. On a comparable space basis, the Company executed 330,000 square feet of leases at an average cash rent spread increase of 10%. Same Property NOI During the three months ended June 30, 2026, shopping center same property NOI increased by 10.1% versus the comparable 2025 period. During the six months ended June 30, 2026, shopping center same property NOI increased by 8.2% versus the comparable 2025 period. Excluding certain non-recurring recovery benefits, shopping center same property NOI increased by 7.0% versus the comparable 2025 period. Including other/non-core properties, same-property NOI increased by 6.7% for the second quarter and 4.5% for the six months ended June 30, 2026. This growth was impacted by one tenant vacating 98,000 of our 212,000 square feet Albuquerque, New Mexico property in December 2025. As previously announced, this vacancy was leased by the State of New Mexico which is expected to commence paying rent in late 2026. Occupancy As of June 30, 2026, total property portfolio leased occupancy was 95.4%, up 150 basis points compared to June 30, 2025, and a decrease of 50 basis points compared to December 31, 2025. As of June 30, 2026, same-property shopping center portfolio leased occupancy was 95.0%, up 60 basis points compared to June 30, 2025. Second Quarter and Year-to-Date June 30, 2026 Investment and Disposition Activity Investment Activity During the three months ended June 30, 2026, completed $152.6 million of investments at a weighted average yield of 10.2% consisting of: During the six months ended June 30, 2026, completed $234.2 million of investments at a weighted average yield of 9.5%. Subsequent to June 30, 2026, on July 15, 2026, the Company originated a $37.0 million loan, of which $29.8 million was funded at closing. The investment is secured by a leasehold interest in a mixed-use property located in Austin, Texas, generates a 9.75% initial cash yield, and has a two-year term. Disposition Activity During the three months ended June 30, 2026, completed $90.7 million of property dispositions at a weighted average exit cash cap rate of 6.7%, generating aggregate gains of $2.1 million. Additionally, during the six months ended June 30, 2026, the Company’s preferred investment in Watters Creek Village, a grocery-anchored, mixed-use property located in Allen, Texas, was repaid in full for $30.0 million. Balance Sheet and Liquidity Balance sheet highlights as of June 30, 2026, included: Total liquidity of $131.8 million, consisting of $107.0 million of undrawn commitments and $24.8 million of cash on hand. Total borrowings of $660.8 million at a weighted average interest rate of 4.6%, including $643.0 million of unsecured borrowings and a $17.8 million mortgage payable. Net Debt to Pro Forma Adjusted EBITDA of 5.8 times, a decrease from 6.4 times as of March 31, 2026. During the quarter ended June 30, 2026, the Company issued 4,183,616 common shares under its common stock ATM program at a weighted average gross price of $20.29 per share, for total net proceeds of $83.6 million. During the six months ended June 30, 2026, the Company issued 4,917,499 common shares under its common stock ATM program at a weighted average gross price of $20.18 per share, for total net proceeds of $97.8 million. The Company’s only 2026 loan maturity is a $17.8 million mortgage note payable, maturing in August at an interest rate of 4.06%. 2026 Outlook The Company is revising its 2026 outlook. The Company’s 2026 guidance is based on current plans and a number of assumptions and is subject to risks and uncertainties, many of which are outside the Company’s control, and are more fully described in this press release and in the Company's reports filed with the U.S. Securities and Exchange Commission. The Company has raised its 2026 outlook as follows: The Company’s revised 2026 outlook includes but is not limited to the following assumptions (dollars in millions): Reconciliation of the outlook range of the Company’s 2026 estimated Net Income Attributable to the Company per Diluted Share to estimated Core FFO Attributable to Common Stockholders per Diluted Share, and AFFO Attributable to Common Stockholders per Diluted Share: Earnings Conference Call & Webcast The Company will host a conference call to present its operating results for the second quarter ended June 30, 2026, on Wednesday, July 29, 2026 at 9:00 AM ET. A live webcast of the call will be available on the Investor Relations page of the Company’s website at www.ctoreit.com or at the link provided in the event details below. To access the call by phone, please go to the registration link provided in the event details below and you will be provided with dial-in details. Event Details: We encourage participants to register and dial into the conference call at least fifteen minutes ahead of the scheduled start time. A replay of the earnings call will be archived and available online through the Investor Relations section of the Company’s website at www.ctoreit.com. About CTO Realty Growth, Inc. CTO Realty Growth, Inc. is a publicly traded real estate investment trust that owns and operates a portfolio of high-quality shopping centers, located primarily in higher growth markets in the United States. CTO also externally manages and owns a meaningful interest in Alpine Income Property Trust, Inc. (NYSE: PINE), a publicly traded net lease REIT. We encourage you to review our most recent investor presentation and supplemental financial information, which is available on our website at www.ctoreit.com. Safe Harbor Certain statements contained in this press release (other than statements of historical fact) are forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Forward-looking statements can typically be identified by words such as “outlook,” “guidance,” “believe,” “estimate,” “expect,” “intend,” “anticipate,” “will,” “could,” “may,” “should,” “plan,” “potential,” “predict,” “forecast,” “project,” and similar expressions, as well as variations or negatives of these words. Although forward-looking statements are made based upon management’s present expectations and beliefs concerning future developments and their potential effect upon the Company, a number of factors could cause the Company’s actual results to differ materially from those set forth in the forward-looking statements. Such factors may include, but are not limited to: the Company’s ability to remain qualified as a REIT; the Company’s exposure to U.S. federal and state income tax law changes, including changes to the REIT requirements; general adverse economic and real estate conditions; macroeconomic and geopolitical factors, including but not limited to inflationary pressures, interest rate volatility, ongoing geopolitical war, distress in the banking sector, and global supply chain disruptions; credit risk associated with the Company investing in commercial loans, preferred equity, and similarly structured investments; the ultimate geographic spread, severity and duration of pandemics, actions that may be taken by governmental authorities to contain or address the impact of such pandemics, and the potential negative impacts of such pandemics on the global economy and the Company’s financial condition and results of operations; the inability of major tenants or borrowers to continue paying their rent or obligations due to bankruptcy, insolvency or a general downturn in their business; the loss or failure, or decline in the business or assets of PINE; the completion of 1031 exchange transactions; the availability of investment properties that meet the Company’s investment goals and criteria; the uncertainties associated with obtaining required governmental permits and satisfying other closing conditions for planned acquisitions and sales; and the uncertainties and risk factors discussed in the Company’s Annual Report on Form 10-K for the fiscal year ended December 31, 2025 and other risks and uncertainties discussed from time to time in the Company’s filings with the U.S. Securities and Exchange Commission. There can be no assurance that future developments will be in accordance with management’s expectations or that the effect of future developments on the Company will be those anticipated by management. Readers are cautioned not to place undue reliance on these forward-looking statements, which speak only as of the date of this press release. The Company undertakes no obligation to update the information contained in this press release to reflect subsequently occurring events or circumstances. Non-GAAP Financial Measures Our reported results are presented in accordance with accounting principles generally accepted in the United States of America (“GAAP”). We also disclose Funds From Operations (“FFO”), Core Funds From Operations (“Core FFO”), Adjusted Funds From Operations (“AFFO”), Pro Forma Earnings Before Interest, Taxes, Depreciation and Amortization (“Pro Forma Adjusted EBITDA”), and Same-Property Net Operating Income (“Same-Property NOI”), each of which are non-GAAP financial measures. We believe these non-GAAP financial measures are useful to investors because they are widely accepted industry measures used by analysts and investors to compare the operating performance of REITs. FFO, Core FFO, AFFO, Pro Forma Adjusted EBITDA, and Same-Property NOI do not represent cash generated from operating activities and are not necessarily indicative of cash available to fund cash requirements; accordingly, they should not be considered alternatives to net income as a performance measure or cash flows from operating activities as reported on our statement of cash flows as a liquidity measure and should be considered in addition to, and not in lieu of, GAAP financial measures. We compute FFO in accordance with the definition adopted by the Board of Governors of the National Association of Real Estate Investment Trusts, or NAREIT. NAREIT defines FFO as GAAP net income or loss adjusted to exclude real estate related depreciation and amortization, as well as extraordinary items (as defined by GAAP) such as net gain or loss from sales of depreciable real estate assets, impairment write-downs associated with depreciable real estate assets and impairments associated with the current expected credit losses on commercial loans and investments at the time of origination and repayment, including the pro rata share of such adjustments of unconsolidated subsidiaries. The Company also excludes the gains or losses from sales of assets incidental to the primary business of the REIT which specifically include the sales of investment securities (which are presented net of income tax expense or benefit, if applicable), in addition to the mark-to-market of the Company’s investment securities. To derive Core FFO, we modify the NAREIT computation of FFO to include other adjustments to GAAP net income related to gains and losses recognized on the extinguishment of debt, amortization of above- and below-market lease related intangibles, and other unforecastable market- or transaction-driven non-cash items. To derive AFFO, we further modify the NAREIT computation of FFO and Core FFO to include other adjustments to GAAP net income related to non-cash revenues and expenses such as straight-line rental revenue, non-cash compensation, and other non-cash amortization. Such items may cause short-term fluctuations in net income but have no impact on operating cash flows or long-term operating performance. We use AFFO as one measure of our performance when we formulate corporate goals. To derive Pro Forma Adjusted EBITDA, GAAP net income or loss attributable to the Company is adjusted to exclude real estate related depreciation and amortization, as well as extraordinary items (as defined by GAAP) such as net gain or loss from sales of depreciable real estate assets, impairment write-downs associated with depreciable real estate assets, impairments associated with the current expected credit losses on commercial loans and investments at the time of origination and repayment, including the pro rata share of such adjustments of unconsolidated subsidiaries, non-cash revenues and expenses such as straight-line rental revenue, amortization of deferred financing costs, gains and losses recognized on the extinguishment of debt, above- and below-market lease related intangibles, non-cash compensation, other non-recurring items such as termination fees, forfeitures of tenant security deposits, and other non-recurring items, and other non-cash income or expense. The Company also excludes the gains or losses from sales of assets incidental to the primary business of the REIT which specifically include the sales of investment securities (which are presented net of income tax expense or benefit, if applicable), in addition to the mark-to-market of the Company’s investment securities. Cash interest expense is also excluded from Pro Forma Adjusted EBITDA, and GAAP net income or loss is adjusted for the annualized impact of acquisitions, dispositions and other similar activities. To derive Same-Property NOI, GAAP net income or loss attributable to the Company is adjusted to exclude real estate related depreciation and amortization, as well as extraordinary items (as defined by GAAP) such as net gain or loss from sales of depreciable real estate assets, impairment write-downs associated with depreciable real estate assets, impairments associated with the current expected credit losses on commercial loans and investments at the time of origination and repayment, including the pro rata share of such adjustments of unconsolidated subsidiaries, non-cash revenues and expenses such as straight-line rental revenue, amortization of deferred financing costs, gains and losses recognized on the extinguishment of debt, above- and below-market lease related intangibles, non-cash compensation, other non-recurring items such as termination fees, forfeitures of tenant security deposits, and other non-recurring items, and other non-cash income or expense. Interest expense, general and administrative expenses, investment and other income or loss, income tax benefit or expense, management fee income, and interest income from commercial loans and investments are also excluded from Same-Property NOI. GAAP net income or loss is further adjusted to remove the impact of properties that were not owned for the full current and prior year reporting periods presented. Cash rental income received under the leases pertaining to the Company’s assets that are presented as commercial loans and investments in accordance with GAAP is also used in lieu of the interest income equivalent. FFO is used by management, investors and analysts to facilitate meaningful comparisons of operating performance between periods and among our peers primarily because it excludes the effect of real estate depreciation and amortization and net gains or losses on sales, which are based on historical costs and implicitly assume that the value of real estate diminishes predictably over time, rather than fluctuating based on existing market conditions. We believe that Core FFO and AFFO are additional useful supplemental measures for investors to consider because they will help them to better assess our operating performance without the distortions created by other non-cash revenues or expenses. We also believe that Pro Forma Adjusted EBITDA is an additional useful supplemental measure for investors to consider as it allows for a better assessment of our operating performance without the distortions created by other non-cash revenues, expenses or certain effects of the Company’s capital structure on our operating performance. We use Same-Property NOI to compare the operating performance of our assets between periods. It is an accepted and important measurement used by management, investors and analysts because it includes all property-level revenues from the Company’s properties, less operating and maintenance expenses, real estate taxes and other property-specific expenses (“Net Operating Income” or “NOI”) of properties that have been owned and stabilized for the entire current and prior year reporting periods. Same-Property NOI attempts to eliminate differences due to the acquisition or disposition of properties during the particular period presented, and therefore provides a more comparable and consistent performance measure for the comparison of the Company’s properties. FFO, Core FFO, AFFO, Pro Forma Adjusted EBITDA, and Same-Property NOI may not be comparable to similarly titled measures employed by other companies.

WINTER PARK, Fla., May 27, 2026 (GLOBE NEWSWIRE) -- CTO Realty Growth, Inc. (NYSE: CTO) (the “Company” or “CTO”) announced today that its Board of Directors has authorized, and the Company has declared, a quarterly cash dividend of $0.38 per share of common stock for the second quarter of 2026 (the “Common Stock Cash Dividend”). The Common Stock Cash Dividend represents an annualized yield of approximately 7.4% based on the closing price of the Company’s common stock on May 26, 2026. The Common Stock Cash Dividend is payable on June 30, 2026, to stockholders of record as of the close of business on June 11, 2026, and the ex-dividend date for the Common Stock Cash Dividend is June 11, 2026. The Board of Directors also authorized, and the Company has declared, a quarterly cash dividend of $0.39844 per share of the Company’s 6.375% Series A Cumulative Redeemable Preferred Stock for the second quarter of 2026, to be paid on June 30, 2026, to stockholders of record as of the close of business on June 11, 2026. About CTO Realty Growth, Inc. CTO Realty Growth, Inc. owns and operates high-quality, open-air shopping centers located in the higher growth Southeast and Southwest markets of the United States. CTO also externally manages and owns a meaningful interest in Alpine Income Property Trust, Inc. (NYSE: PINE). Established in 1910, CTO has been public and paying an annual dividend for over 50 years. We encourage you to review our most recent investor presentation and supplemental financial information, which is available on our website at www.ctoreit.com. Safe Harbor Certain statements contained in this press release (other than statements of historical fact) are forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Forward-looking statements can typically be identified by words such as “outlook,” “believe,” “estimate,” “expect,” “intend,” “anticipate,” “will,” “could,” “may,” “should,” “plan,” “potential,” “predict,” “forecast,” “project,” and similar expressions, as well as variations or negatives of these words. Although forward-looking statements are made based upon management’s present expectations and beliefs concerning future developments and their potential effect upon the Company, a number of factors could cause the Company’s actual results to differ materially from those set forth in the forward-looking statements. Such factors may include, but are not limited to: the Company’s ability to remain qualified as a REIT; the Company’s exposure to U.S. federal and state income tax law changes, including changes to the REIT requirements; general adverse economic and real estate conditions; macroeconomic and geopolitical factors, including but not limited to inflationary pressures, interest rate volatility, distress in the banking sector, global supply chain disruptions, and ongoing geopolitical war; credit risk associated with the Company investing in commercial loans and similarly structured investments; the ultimate geographic spread, severity and duration of pandemics such as the COVID-19 Pandemic and its variants, actions that may be taken by governmental authorities to contain or address the impact of such pandemics, and the potential negative impacts of such pandemics on the global economy and the Company’s financial condition and results of operations; the inability of major tenants or borrowers to continue paying their rent or obligations due to bankruptcy, insolvency or a general downturn in their business; the loss or failure, or decline in the business or assets of PINE; the completion of 1031 exchange transactions; the availability of investment properties that meet the Company’s investment goals and criteria; the uncertainties associated with obtaining required governmental permits and satisfying other closing conditions for planned acquisitions and sales; and the factors set forth under “Risk Factors” in the Company’s Annual Report on Form 10-K for the year ended December 31, 2025 and in the Company’s Quarterly Report on Form 10-Q for the quarterly period ended March 31, 2026 and other risks and uncertainties discussed from time to time in the Company’s filings with the U.S. Securities and Exchange Commission. There can be no assurance that future developments will be in accordance with management’s expectations or that the effect of future developments on the Company will be those anticipated by management. Readers are cautioned not to place undue reliance on these forward-looking statements, which speak only as of the date of this press release. The Company undertakes no obligation to update the information contained in this press release to reflect subsequently occurring events or circumstances. CONTACT: Contact: Investor Relations [email protected]

CTO reported higher first-quarter results with Core FFO of $0.52 per share and AFFO of $0.56 per share, and raised full-year 2026 guidance to Core FFO $2.06–$2.11 and AFFO $2.19–$2.24 per diluted share. Portfolio operating momentum: the portfolio was 95.4% leased, CTO signed/renewed about 153,000 sq ft with an average cash rent increase of 14%, and shopping-center same-property NOI rose 6.8% year-over-year (4.2% excluding non-recurring items); signed-but-not-open rent totals $6.2 million (~5.5% of in-place rent) providing an earnings tailwind into 2026–2027. Active capital deployment and financing: CTO acquired Palms Crossing for $81.6 million, completed a $75 million preferred equity investment post-quarter (12% yield) boosting structured investments to $158 million at an 11.6% weighted yield, and entered the quarter with $651.8 million of debt (4.6% WA interest) and about $125 million of liquidity. Interested in CTO Realty Growth, Inc.? Here are five stocks we like better. Massive Upside Forecasted In Alta Equipment Group CTO Realty Growth (NYSE:CTO) reported first-quarter 2026 results marked by higher funds from operations, solid same-property net operating income growth at its shopping centers, and continued portfolio activity spanning acquisitions, dispositions, leasing and structured investments. President and CEO John Albright said the company began the year with “a strong quarter,” citing “robust leasing and strong same-store NOI growth.” During the quarter, CTO executed leases, renewals and extensions totaling 153,000 square feet, including 146,000 square feet of comparable leases at an average cash rent increase of 14%. → Palantir Is Down 30%: Noise? Or a Signal to Accumulate? Albright highlighted leasing momentum at Millenia Crossing in Orlando, where the company signed Williams-Sonoma for a former Mattress Firm space. He added that just after quarter-end, CTO signed Pottery Barn Kids for space that had been vacant since acquisition. Combined, the leasing increased Millenia Crossing to 97% leased, according to Albright. At quarter-end, CTO’s portfolio was 95.4% leased. Albright said the company’s only shopping center with leased occupancy below 90% was Carolina Pavilion at 83%, noting the company is “in active negotiations with tenants for all the remaining vacancy.” → Corning Beats Q1 Estimates but Drops 9% on Guidance Miss CTO also discussed progress on outparcel development opportunities. Albright said the company signed a lease with Swig for a drive-through beverage store at Marketplace at Seminole Towne Center in Orlando, and signed a lease after quarter-end with Cooper’s Hawk at Ashley Park in the Atlanta market. The company has LOIs or active lease negotiations for the remaining four outparcels. Albright said CTO continues to expect the six outparcels to generate a low double-digit unlevered yield on about $30 million of investment, with capital “primarily” deployed and contributing to earnings in 2027 and the “full benefit” recognized in 2028. Signed-but-not-open leases totaled $6.2 million of annual cash base rent, which Albright said represents about 5.5% of in-place annual cash base rent. He said the pipeline should provide “a meaningful earnings tailwind” through 2026 and into 2027. → Did Qualcomm Just Put Apple in Check? For the quarter, same-property NOI for shopping centers increased 6.8% year over year. Albright and CFO Philip Mays both noted that excluding certain non-recurring items, same-property NOI for shopping centers increased 4.2%. Mays said the quarter included roughly $0.01 per share of “non-recurring recovery benefits from final 2025 CAM, real estate taxes, and insurance billings to tenants recorded in this quarter.” He also cautioned that with the company’s same-property NOI base, “$200,000 impacts quarterly growth by approximately 100 basis points,” which can cause unusual items to skew quarterly comparisons. Total same-property NOI, including non-core properties, increased 3.4%. Mays said results were impacted by a previously disclosed vacancy of 98,000 square feet at the company’s Albuquerque property at the beginning of December 2025, which “more than offset” the non-recurring recovery benefits. He said the space has been fully leased to the State of New Mexico and is expected to commence paying rent in late 2026. During the quarter, CTO acquired Palms Crossing, a 399,000-square-foot open-air shopping center in McAllen, Texas, for $81.6 million. Albright said the center is anchored by Best Buy, Hobby Lobby, Burlington, Barnes & Noble, and Nike, and was 98% leased at acquisition. He also pointed to “strong cross-border shopping” as a demand driver and said the property offers the opportunity to build two additional outparcels beyond the six previously discussed. With the acquisition, Albright said Texas became CTO’s third-largest state by annual base rent, and the combined contribution from Georgia, Florida, North Carolina, and Texas rose to 85% of total annual base rent. On the disposition side, Albright said Madison Yards in Atlanta is under contract with a nonrefundable deposit and is expected to close in May. He said Madison Yards is 99% leased, and the sale is expected to reduce the company’s AMC Theatres exposure to two locations that are “both high performing.” In response to an analyst question about cap rate, Albright said the implied cap rate is “a little higher” than 6% “because of the AMC Theatres.” Mays clarified that the company did not include a disposition volume assumption in its guidance and said Madison Yards is “the only near-term and planned disposition” at this time. CTO received full repayment of its 9.5% $30 million preferred investment in Watters Creek Village during the quarter. Albright said the repayment was expected and represented the only structured investment scheduled to mature in 2026. After quarter-end, the company completed a $75 million preferred equity investment in a Class A “premier retail property” located in the Southwest. Albright said the preferred investment yields 12% and has a two-year term. He said the transaction increased the structured investment portfolio by $45 million to $158 million subsequent to quarter-end, with a weighted average yield of 11.6%. Asked about funding, Albright said the preferred investment was completed “one closing,” with Watters Creek proceeds recycled into it, and that the company would “use the balance sheet for the balance of it.” Albright also addressed portfolio limits for structured investments, saying the company’s cap would “most likely” be below 20% and “maybe more in line with the 15%.” As of March 31, CTO had total debt of $651.8 million with a weighted average interest rate of 4.6%. Mays said the company ended the quarter with approximately $125 million of liquidity and leverage of 6.4x net debt to pro forma adjusted EBITDA, consistent with year-end 2025. During the quarter, CTO used its common ATM program to issue about 733,900 shares at an average price of $19.59 per share, generating $14.2 million of net proceeds. Mays said the ATM proceeds, combined with the Watters Creek repayment and higher NOI, helped the company maintain leverage even with the Palms Crossing acquisition. For the first quarter, Core FFO was $16.9 million, up from $14.4 million in the prior-year period. On a diluted share basis, Core FFO was $0.52 per share versus $0.46 per share. AFFO was $18.2 million, up from $15.5 million, or $0.56 per diluted share versus $0.49 per share. Mays said growth in Core FFO and AFFO was primarily driven by leases executed over the past year that have commenced paying rent, though results also included the non-recurring recovery benefits recorded in the quarter. For full-year 2026, CTO raised its outlook ranges: Core FFO: $2.06 to $2.11 per diluted share AFFO: $2.19 to $2.24 per diluted share Mays said guidance assumptions include structured investments of $175 million to $250 million, shopping center same-property NOI growth of 3.5% to 4.5%, and general and administrative expenses of $19.7 million to $20.2 million. In Q&A, Albright said the company has a small structured investment it is working on that could happen within about 30 days, and that it expects to be “more active” on acquisitions in the next four months as some potential opportunities are prepared for market. Mays added that completing the small structured investment would put CTO around the low end of the structured investment guidance range, while completing larger acquisitions could push results toward the high end. On leasing conditions, Albright said the company has seen “no hesitancy” and “no pullback whatsoever” from retailers in pushing deals forward, and noted no notable changes to the company’s watch list beyond issues that tend to be concentrated among smaller tenants and some restaurant-oriented tenants. CTO Realty Growth, Inc is a publicly traded real estate investment trust (REIT) that specializes in single-tenant net lease properties. The company's primary focus is on acquiring, owning and managing retail assets leased to creditworthy operators under long-term, triple-net lease agreements. By targeting essential retail segments, CTO Realty Growth seeks to generate stable, inflation-protected income streams while maintaining a disciplined investment approach. The REIT's portfolio is concentrated in convenience store and fuel service locations, with additional assets in other retail categories where net lease structures prevail. The article "CTO Realty Growth Q1 Earnings Call Highlights" was originally published by MarketBeat.

Performance was driven by robust leasing activity and strong same-store NOI growth, supported by a 14% average cash rent increase on comparable leases. The acquisition of Palms Crossing in McAllen, Texas for $81.6 million expands the company's footprint in high-growth Southwest corridors, benefiting from cross-border shopping dynamics. Management is actively recycling capital from stabilized assets, such as the pending sale of Madison Yards, to reduce exposure to AMC Theatres and reinvest in higher-yielding opportunities. The Signed-Not-Open (SNO) pipeline reached $6.2 million in annual cash base rent, representing 5.5% of in-place rent and serving as a primary earnings tailwind for 2026 and 2027. Operational focus on outparcel development is expected to generate low double-digit unlevered yields on approximately $30 million of investment. Portfolio quality improved through proactive asset management, specifically at Winter Park Crossing, where high-profile tenants like Williams Sonoma and Pottery Barn Kids filled long-standing vacancies. Full-year 2026 guidance was raised to imply approximately 12% growth at the midpoint for both core FFO and AFFO per diluted share. The company expects to deploy $175 million to $250 million in total investments, including both property acquisitions and structured investments. Management anticipates the $30 million outparcel investment will primarily contribute to earnings starting in 2027, with full benefits realized in 2028. Guidance assumes same-property NOI growth for shopping centers between 3.5% and 4.5%, factoring in the commencement of rent from the SNO pipeline. The SNO pipeline is expected to be Q3 and Q4 weighted for the remainder of 2026, with nearly all current leases contributing fully by early 2027. A $75 million preferred equity investment in a Southwest retail property yields 12% and was funded partly by the $30 million repayment of the Watters Creek investment. First quarter results included approximately $0.01 per share in non-recurring recovery benefits from final 2025 CAM, real estate taxes, and insurance billings. The Albuquerque property vacancy of 98,000 square feet is fully leased to the State of New Mexico, with rent commencement expected in late 2026. The pending sale of Madison Yards is under contract with a non-refundable deposit and is expected to close at a cap rate slightly higher than 6% due to theatre exposure. Our analysts just identified a stock with the potential to be the next Nvidia. Tell us how you invest and we'll show you why it's our #1 pick. Tap here. Management utilized the $30 million repayment from Watters Creek and existing balance sheet capacity to fund the 12% yielding investment. The investment is part of a strategy to maintain structured investment exposure at approximately 15% of the balance sheet, with a hard cap below 20%. Terms have been agreed upon for remaining vacancies, though management noted that national tenant lease executions often take around 3 months to finalize. Engineering and build-out work is proceeding ahead of lease signatures to ensure rent commencement remains on a roughly 9-month timeline. Management stated they have seen no hesitancy or pullback from retailers across any category despite broader macro uncertainty. The tenant watch list remains stable, with no notable changes or increased concerns regarding smaller or restaurant-oriented tenants. Increased institutional capital and aggressive pricing in the sector are benefiting the company's disposition efforts but making acquisitions more competitive. Management believes their ability to move quickly on deals provides a competitive advantage over larger, slower institutional buyers. One stock. Nvidia-level potential. 30M+ investors trust Moby to find it first. Get the pick. Tap here.

– Completed an $81.6 Million Acquisition – – $6.2 Million Signed-Not-Open Pipeline at Quarter-End – – Raises 2026 Investment Guidance to $175 Million to $250 Million – – Increases 2026 Core FFO Per Diluted Share Guidance to $2.06 to $2.11 – WINTER PARK, Fla., April 28, 2026 (GLOBE NEWSWIRE) -- CTO Realty Growth, Inc. (NYSE: CTO) (the “Company” or “CTO”), an owner and operator of shopping centers located primarily in higher-growth markets, today announced its operating and financial results for the quarter ended March 31, 2026. Net Income attributable to common stockholders was $0.13 per diluted share for the first quarter. First Quarter 2026 Highlights Core Funds from Operations (“Core FFO”) attributable to common stockholders of $0.52 per diluted share. Adjusted Funds from Operations (“AFFO”) attributable to common stockholders of $0.56 per diluted share. Shopping center same-property net operating income (“NOI”) increased by 6.8%. Excluding certain non-recurring recovery benefits, shopping center same property NOI increased by 4.2% versus the comparable 2025 period. Executed 146,000 square feet of comparable retail leases at a positive cash rent spread of 14%. Acquired Palms Crossing, a 399,000 square foot open-air retail center located in McAllen, Texas, for $81.6 million. Watters Creek preferred investment of $30.0 million was repaid in full. Subsequent Event On April 17, 2026, invested $75.0 million of preferred equity in a Class A premier retail property located in the Southwest. The investment generates a 12.0% initial cash yield with a two-year term. “We’re off to a strong start in 2026 on all fronts, with robust leasing, strong same-center NOI growth, and an acquisition of a high-quality open-air retail center in Texas, one of our core markets,” stated John P. Albright, President and Chief Executive Officer of CTO Realty Growth. “Further, we see meaningful tailwinds in the coming quarters driven by our $6.2 million SNO pipeline, which represents 5.5% of in-place cash ABR. We are particularly pleased with our acquisition of Palms Crossing which aligns well with our strategy to acquire high-quality, well-located retail centers with embedded future rent growth and anchored by strong national retailers.” Financial Results Metrics reflect amounts attributable to common stockholders. Refer to “Non-GAAP Financial Measures” for definitions and additional detail. Reconciliations of non-GAAP measures to the most directly comparable GAAP measure are provided in the tables accompanying this press release. First Quarter Portfolio Performance Retail Leasing Activity The Company executed 25 new leases, renewals and extensions totaling 153,000 square feet. On a comparable space basis, the Company executed 146,000 square feet of leases at an average cash rent spread increase of 14%. Same Property NOI Shopping center same property NOI increased by 6.8% versus the comparable 2025 period. Excluding certain non-recurring recovery benefits, shopping center same property NOI increased by 4.2% versus the comparable 2025 period. Including other/non-core properties, same-property NOI increased by 3.4% for the first quarter. This growth was impacted by one tenant vacating 98,000 of our 212,000 square feet Albuquerque, New Mexico property in December 2025, which more than offset the non-recurring recovery benefits recorded in the quarter. As previously announced, this vacancy was leased by the State of New Mexico which is expected to comment paying rent in late 2026. Occupancy As of March 31, 2026, total property portfolio leased occupancy was 95.4%, up 160 basis points compared to March 31, 2025, and a decrease of 50 basis points compared to December 31, 2025. As of March 31, 2026, same-property shopping center portfolio leased occupancy was 95.0%, up 30 basis points compared to March 31, 2025. First Quarter Investment and Disposition Activity Investment Activity The Company acquired Palms Crossing, a 399,000 square foot open-air retail center located in McAllen, Texas, for a purchase price of $81.6 million. Palms Crossing is currently 98% leased, anchored by Best Buy, Hobby Lobby, Burlington Coat Factory, Barnes & Noble and Nike. The Property is located on 47 acres, and features two pad sites for potential future development opportunities. Disposition & Structured Investment Repayment Activity The Company’s preferred investment in Watters Creek Village, a grocery-anchored, mixed-use property located in Allen, Texas, was repaid in full for $30.0 million. Balance Sheet and Liquidity Balance sheet highlights as of March 31, 2026, included: Total liquidity of $124.3 million, consisting of $116.0 million of undrawn commitments and $8.3 million of cash on hand. Total borrowings of $651.8 million at a weighted average interest rate of 4.6%, including $634.0 million of unsecured borrowings and a $17.8 million mortgage payable. Net Debt to Pro Forma Adjusted EBITDA of 6.4 times. During the quarter ended March 31, 2026, the Company issued 733,883 common shares under its common stock ATM program at a weighted average gross price of $19.59 per share, for total net proceeds of $14.2 million. The Company’s only 2026 loan maturity is a $17.8 million mortgage note payable, maturing in August at an interest rate of 4.06%. Classified Madison Yards located in Atlanta, Georgia as held for sale with an expected close in May. 2026 Outlook The Company is revising its 2026 outlook. The Company’s 2026 guidance is based on current plans and a number of assumptions and is subject to risks and uncertainties, many of which are outside the Company’s control, and are more fully described in this press release and in the Company's reports filed with the U.S. Securities and Exchange Commission. The Company has raised its 2026 outlook as follows: Metrics above reflect amounts attributable to common stockholders. The Company’s revised 2026 outlook includes but is not limited to the following assumptions (dollars in millions): Reconciliation of the outlook range of the Company’s 2026 estimated Net Income Attributable to the Company per Diluted Share to estimated Core FFO Attributable to Common Stockholders per Diluted Share, and AFFO Attributable to Common Stockholders per Diluted Share: (1) Provision for Impairment and Adjustment to CECL Reserve and Realized and Unrealized Loss (Gain) on Investment Securities represents the actual adjustment for the three months ended March 31, 2026. The Company’s outlook excludes projections related to these measures. Earnings Conference Call & Webcast The Company will host a conference call to present its operating results for the first quarter ended March 31, 2026, on Wednesday, April 29, 2026 at 9:00 AM ET. A live webcast of the call will be available on the Investor Relations page of the Company’s website at www.ctoreit.com or at the link provided in the event details below. To access the call by phone, please go to the registration link provided in the event details below and you will be provided with dial-in details. Event Details: We encourage participants to register and dial into the conference call at least fifteen minutes ahead of the scheduled start time. A replay of the earnings call will be archived and available online through the Investor Relations section of the Company’s website at www.ctoreit.com. About CTO Realty Growth, Inc. CTO Realty Growth, Inc. is a publicly traded real estate investment trust that owns and operates a portfolio of high-quality shopping centers, located primarily in higher growth markets in the United States. CTO also externally manages and owns a meaningful interest in Alpine Income Property Trust, Inc. (NYSE: PINE), a publicly traded net lease REIT. We encourage you to review our most recent investor presentation and supplemental financial information, which is available on our website at www.ctoreit.com. Safe Harbor Certain statements contained in this press release (other than statements of historical fact) are forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Forward-looking statements can typically be identified by words such as “outlook,” “believe,” “estimate,” “expect,” “intend,” “anticipate,” “will,” “could,” “may,” “should,” “plan,” “potential,” “predict,” “forecast,” “project,” and similar expressions, as well as variations or negatives of these words. Although forward-looking statements are made based upon management’s present expectations and beliefs concerning future developments and their potential effect upon the Company, a number of factors could cause the Company’s actual results to differ materially from those set forth in the forward-looking statements. Such factors may include, but are not limited to: the Company’s ability to remain qualified as a REIT; the Company’s exposure to U.S. federal and state income tax law changes, including changes to the REIT requirements; general adverse economic and real estate conditions; macroeconomic and geopolitical factors, including but not limited to inflationary pressures, interest rate volatility, distress in the banking sector, global supply chain disruptions, and ongoing geopolitical war; credit risk associated with the Company investing in commercial loans and similarly structured investments; the ultimate geographic spread, severity and duration of pandemics such as the COVID-19 Pandemic and its variants, actions that may be taken by governmental authorities to contain or address the impact of such pandemics, and the potential negative impacts of such pandemics on the global economy and the Company’s financial condition and results of operations; the inability of major tenants or borrowers to continue paying their rent or obligations due to bankruptcy, insolvency or a general downturn in their business; the loss or failure, or decline in the business or assets of PINE; the completion of 1031 exchange transactions; the availability of investment properties that meet the Company’s investment goals and criteria; the uncertainties associated with obtaining required governmental permits and satisfying other closing conditions for planned acquisitions and sales; and the uncertainties and risk factors discussed in the Company’s Annual Report on Form 10-K for the fiscal year ended December 31, 2025 and other risks and uncertainties discussed from time to time in the Company’s filings with the U.S. Securities and Exchange Commission. There can be no assurance that future developments will be in accordance with management’s expectations or that the effect of future developments on the Company will be those anticipated by management. Readers are cautioned not to place undue reliance on these forward-looking statements, which speak only as of the date of this press release. The Company undertakes no obligation to update the information contained in this press release to reflect subsequently occurring events or circumstances. Non-GAAP Financial Measures Our reported results are presented in accordance with accounting principles generally accepted in the United States of America (“GAAP”). We also disclose Funds From Operations (“FFO”), Core Funds From Operations (“Core FFO”), Adjusted Funds From Operations (“AFFO”), Pro Forma Earnings Before Interest, Taxes, Depreciation and Amortization (“Pro Forma Adjusted EBITDA”), and Same-Property Net Operating Income (“Same-Property NOI”), each of which are non-GAAP financial measures. We believe these non-GAAP financial measures are useful to investors because they are widely accepted industry measures used by analysts and investors to compare the operating performance of REITs. FFO, Core FFO, AFFO, Pro Forma Adjusted EBITDA, and Same-Property NOI do not represent cash generated from operating activities and are not necessarily indicative of cash available to fund cash requirements; accordingly, they should not be considered alternatives to net income as a performance measure or cash flows from operating activities as reported on our statement of cash flows as a liquidity measure and should be considered in addition to, and not in lieu of, GAAP financial measures. We compute FFO in accordance with the definition adopted by the Board of Governors of the National Association of Real Estate Investment Trusts, or NAREIT. NAREIT defines FFO as GAAP net income or loss adjusted to exclude real estate related depreciation and amortization, as well as extraordinary items (as defined by GAAP) such as net gain or loss from sales of depreciable real estate assets, impairment write-downs associated with depreciable real estate assets and impairments associated with the current expected credit losses on commercial loans and investments at the time of origination and repayment, including the pro rata share of such adjustments of unconsolidated subsidiaries. The Company also excludes the gains or losses from sales of assets incidental to the primary business of the REIT which specifically include the sales of investment securities, in addition to the mark-to-market of the Company’s investment securities. To derive Core FFO, we modify the NAREIT computation of FFO to include other adjustments to GAAP net income related to gains and losses recognized on the extinguishment of debt, amortization of above- and below-market lease related intangibles, and other unforecastable market- or transaction-driven non-cash items. To derive AFFO, we further modify the NAREIT computation of FFO and Core FFO to include other adjustments to GAAP net income related to non-cash revenues and expenses such as straight-line rental revenue, non-cash compensation, and other non-cash amortization. Such items may cause short-term fluctuations in net income but have no impact on operating cash flows or long-term operating performance. We use AFFO as one measure of our performance when we formulate corporate goals. To derive Pro Forma Adjusted EBITDA, GAAP net income or loss attributable to the Company is adjusted to exclude real estate related depreciation and amortization, as well as extraordinary items (as defined by GAAP) such as net gain or loss from sales of depreciable real estate assets, impairment write-downs associated with depreciable real estate assets, impairments associated with the current expected credit losses on commercial loans and investments at the time of origination and repayment, including the pro rata share of such adjustments of unconsolidated subsidiaries, non-cash revenues and expenses such as straight-line rental revenue, amortization of deferred financing costs, gains and losses recognized on the extinguishment of debt, above- and below-market lease related intangibles, non-cash compensation, other non-recurring items such as termination fees, forfeitures of tenant security deposits, and other non-recurring items, and other non-cash income or expense. The Company also excludes the gains or losses from sales of assets incidental to the primary business of the REIT which specifically include the sales of investment securities, in addition to the mark-to-market of the Company’s investment securities. Cash interest expense is also excluded from Pro Forma Adjusted EBITDA, and GAAP net income or loss is adjusted for the annualized impact of acquisitions, dispositions and other similar activities. To derive Same-Property NOI, GAAP net income or loss attributable to the Company is adjusted to exclude real estate related depreciation and amortization, as well as extraordinary items (as defined by GAAP) such as net gain or loss from sales of depreciable real estate assets, impairment write-downs associated with depreciable real estate assets, impairments associated with the current expected credit losses on commercial loans and investments at the time of origination and repayment, including the pro rata share of such adjustments of unconsolidated subsidiaries, non-cash revenues and expenses such as straight-line rental revenue, amortization of deferred financing costs, gains and losses recognized on the extinguishment of debt, above- and below-market lease related intangibles, non-cash compensation, other non-recurring items such as termination fees, forfeitures of tenant security deposits, and other non-recurring items, and other non-cash income or expense. Interest expense, general and administrative expenses, investment and other income or loss, income tax benefit or expense, management fee income, and interest income from commercial loans and investments are also excluded from Same-Property NOI. GAAP net income or loss is further adjusted to remove the impact of properties that were not owned for the full current and prior year reporting periods presented. Cash rental income received under the leases pertaining to the Company’s assets that are presented as commercial loans and investments in accordance with GAAP is also used in lieu of the interest income equivalent. FFO is used by management, investors and analysts to facilitate meaningful comparisons of operating performance between periods and among our peers primarily because it excludes the effect of real estate depreciation and amortization and net gains or losses on sales, which are based on historical costs and implicitly assume that the value of real estate diminishes predictably over time, rather than fluctuating based on existing market conditions. We believe that Core FFO and AFFO are additional useful supplemental measures for investors to consider because they will help them to better assess our operating performance without the distortions created by other non-cash revenues or expenses. We also believe that Pro Forma Adjusted EBITDA is an additional useful supplemental measure for investors to consider as it allows for a better assessment of our operating performance without the distortions created by other non-cash revenues, expenses or certain effects of the Company’s capital structure on our operating performance. We use Same-Property NOI to compare the operating performance of our assets between periods. It is an accepted and important measurement used by management, investors and analysts because it includes all property-level revenues from the Company’s properties, less operating and maintenance expenses, real estate taxes and other property-specific expenses (“Net Operating Income” or “NOI”) of properties that have been owned and stabilized for the entire current and prior year reporting periods. Same-Property NOI attempts to eliminate differences due to the acquisition or disposition of properties during the particular period presented, and therefore provides a more comparable and consistent performance measure for the comparison of the Company’s properties. FFO, Core FFO, AFFO, Pro Forma Adjusted EBITDA, and Same-Property NOI may not be comparable to similarly titled measures employed by other companies. (1) Includes non-recurring items such as termination fees, forfeitures of tenant security deposits, and other non-recurring items. (1) Includes non-recurring items such as termination fees, forfeitures of tenant security deposits, and other non-recurring items. (2) Reflects the pro forma annualized impact on Annualized Adjusted EBITDA of the Company’s investments and disposition activity during the three months ended March 31, 2026. CONTACT: Contact: Investor Relations [email protected]