Good morning, and welcome to Camden Property Trust's Second Quarter 2021 Earnings Conference Call. I'm Kim Callahan, Senior Vice President of Investor Relations. And joining me today are Rick Campo, Camden's Chairman and Chief Executive Officer Keith Oden, Executive Vice Chairman and Alex Jessett, Chief Financial Officer. If you haven't logged in yet, You can do so now through the Investors section of our website at camdenliving.com. All participants will be in a listen only mode.
For today's presentation, there will be an opportunity to ask questions. And please note, this event is being recorded. Today's webcast will be available for replay this afternoon, and we are happy to share copies of our slides upon request. Before we begin our prepared remarks, I would like to advise everyone and we will be making forward looking statements based on our current expectations and beliefs. These statements are not guarantees of future performance and involve risks and certainties that could cause actual results to differ materially from expectations.
Further information about these risks can be found in our filings with the SEC, and we encourage you to review them. Any forward looking statements made on today's call represent management's current Pinions, and the company assumes no obligation to update or supplement these statements because of subsequent events. As a reminder, Camden's complete Q2 2021 earnings release is available in the Investors section of our website at kamdenliving.com and it includes reconciliations to non GAAP financial measures, which will be discussed on the call. We hope to complete our call within 1 hour As we know that today is another very busy day for earnings calls and other multifamily companies are holding their calls right after us. We ask that you limit your questions to 2, then rejoin the queue if you have additional items to discuss.
If we are unable to speak with everyone in the queue today. We'd be happy to respond to additional questions by phone or e mail after the call concludes. At this time, I'll turn the call over to Rick Campo.
Good morning. The theme for our on hold music today was coping with the chaos. Last year when the pandemic began, we held the company wide conference call to share some of the lessons learned from the great financial crisis. I started the call with the first line of the famous Rudyard Kipling poem, If. It goes like this.
If you can keep your head when all about you are losing theirs and blaming it on you.
We went on to lay out
a list of Suggestions to help cope with the chaos that we knew was headed our way. Among other ideas, a few suggestions were included And our on hold music today. We knew that Queen and David Bowie and our teams were going to find themselves under pressure. And we knew when that happened, we told them just to take the advice from the Eagles and take it easy. We encouraged them to embrace innovation, fail fast and as Boston reminded us, don't look back.
We said we would rely on Camden's values and culture and do things our way because like Bon Jovi, we weren't born to follow. And finally, we encourage them to get on board the REO Speedwagon and roll with the changes. At the end of the call, We showed a video that was produced by our Dallas, Texas operations group during the great financial crisis, but seemed just as appropriate For what we faced at the beginning of the pandemic, we thought you might find that interesting today. So go ahead and roll the video. When we held our 1st quarter earnings call, we're beginning to see an acceleration in both occupancy and pricing power across our markets.
The actual rate of acceleration that occurred since The call has far exceeded our estimates and resulted in the improved earnings guidance we released last night. Across the board, We are seeing very strong performance and continued improvements in our operating fundamentals. And in almost all cases, our current rental rates exceed The outlook from our 3rd party economists and data providers is also quite positive And they expect the Apartment business will continue to thrive as we move into the second half of twenty twenty one and into 2022. Despite the on Going levels of high supply in many markets, demand has been greater than anticipated, allowing positive absorption of newly delivered apartment homes. Our occupancy is currently 97%, leasing activity is strong and turnover remains low.
So overall, I would say our outlook for Camden in the multifamily industry is very good. We are excited to have entered the national market with the acquisition of 2 high quality apartment properties. Our acquisition and development teams continue to work hard and smart To find opportunities in a very competitive environment. I want to give a shout out to our amazing Camden team members For doing a great job and taking advantage of this strong market. Great customer service and sales accume is very important in a market like this.
We must deliver great customer service and support the Camden value proposition when asking for and getting double digit rental increases from our customers. Thank you, team Camden for everything you do every day to improve the lives of our teammates, our customers And our stakeholders, one experience at a time. Next up is our Co Founder, Keith Oden.
Thanks, Rick. Now for a few details on our 2nd quarter operating results. Same property revenue growth was 4.1% for the quarter and was Positive in all markets both year over year and sequentially. We have remarkable growth in Phoenix and Tampa both at 9.1% Southeast Florida at 8.6 percent Atlanta at 5.7% and Raleigh at 4.6%. We thought the April new lease and renewal numbers we reported on last quarter's call were pretty good at nearly 5%.
But as Rick mentioned, pricing power For the Q2 of 'twenty one, signed new leases were 9.3% and renewals were 6.7% for a blended rate of 8%. For leases which were signed earlier and became effective During the Q2, new lease growth was 5.4% with renewals at 4% for a blended rate of 4.7%. July 2021 looks to be one of the best months we've ever had with new signed new leases trending at 18.7%, Renewals at 10.5% and a blended rate of 14.6%. Renewal offers for August September were sent With an average increase of around 11%. Occupancy has also continued to improve going from 96% In the Q1 of this year to 96.9 percent in the 2nd quarter and is currently at 97.1% for July.
Net turnover ticked up slightly in the 2nd quarter to 45% versus 41% last year due to the aggressive pricing increases we But it remains well below long term historical levels. Move outs to home purchases also ticked up slightly from 16 Point 9% in the Q1 of this year to 17.7% in the 2nd quarter, which reflects normal seasonal patterns in our markets. So despite the constant headlines regarding increased number of single family home sales, it really has not had an effect on our portfolio performance As the move outs to purchase homes are still slightly below our long term average of about 18%. Rick mentioned Camden's why in his opening remarks. It's something we discuss internally often.
Our purpose or why is to improve the lives of our teammates, Customers and shareholders, one experience at a time. In our company wide meeting at the beginning of the pandemic, We shared the Star Wars video and we emphasized that the chaotic months ahead would provide an extraordinary number of opportunities to improve lives One experience at a time. We focused our efforts on improving our teammates' lives, who likewise focused their attention on improving our residents' lives. The results have been truly amazing and we could not be more proud of how Team Camden has performed throughout the COVID months. Improving the lives of our team and customers has in turn improved the lives of shareholders, including the approximately 500 Camden employees who participated in the employee share purchase plan this year.
I'll now turn the call over to Alex Jessett, Camden's Chief Financial Officer.
Thanks, Keith. Before I move on to our financial results and guidance, a brief update on our recent real estate activities. During the Q2 of 2021, as previously mentioned, we entered the Nashville market with $186,000,000 purchase of Camden Music Row, A recently constructed 430 Unit 18 Storey community and the $105,000,000 purchase of Camden Franklin Park, a recently constructed 328 Unit 5 Storey community. Both assets were purchased at just under a 4% yield. Also, during the quarter, we stabilized both Camden Rhino, a 233 Unit, dollars 79,000,000 new development in Denver, Generating an approximate 6% yield.
In Camden Cypress Creek II, a 234 Unit Joint Venture in Houston, Texas, Generating an approximate 7.75 percent yield. Clearly, our development program continues to create significant value for our shareholders. Additionally, during the quarter, we began leasing at Camden Hillcrest, a 132 Unit, $95,000,000 new development in San Diego. On the financing side, during the quarter, we issued approximately $360,000,000 of Cheers. Under our existing ATM program, we use the proceeds of the issuance to fund our entrance into Nashville.
Our existing ATM program is now fully utilized. And in line with best corporate practices, we will file a new ATM program Next week. In the quarter, we collected 98.7% of our scheduled rents with only 1.3% delinquent. Turning to bad debt. In accordance with GAAP, certain uncollected revenue is recognized by us as income in the current month.
We then evaluate this uncollected revenue and establish what we believe to be an appropriate reserve, which serves as a corresponding offset To property revenues in the same period. When a resident moves out owing us money, we typically have previously reserved all past due amounts And there will be no future impact to the income statement. We reevaluate our reserves monthly for collectability. For multifamily residents, we have currently reserved $11,000,000 as uncollectible revenue against a receivable of $12,000,000 Turning to financial results. What a difference a year or a quarter can make.
Last night, we reported funds from operations For the Q2 of 2021 of $131,200,000 or $1.28 per share, exceeding the midpoint of our guidance range By $0.03 per share. This $0.03 per share outperformance for the 2nd quarter resulted primarily from Approximately $0.03 in higher same store NOI resulting from $0.025 of higher revenue driven by higher rental rates, Higher occupancy and lower bad debt and 0.5 percent of lower operating expenses driven by a combination of lower water expense And lower salaries due to open positions on-site and approximately $0.02 in better than anticipated results from our non same store and development communities. This $0.05 aggregate outperformance was partially offset by $0.01 of higher overhead costs, Primarily associated with our employee stock purchase plan combined with a $0.01 impact from our higher share count resulting from our recent ATM activity. Last night, based upon our year to date operating performance and our expectations for the remainder of the year, We also updated and revised our 2021 full year same store guidance. Taking into consideration the previously mentioned significant Improvements in new leases, renewals and occupancy and our resulting expectations for the remainder of the year, we have increased the midpoint of our full year revenue growth From 1.6% to 3.75%.
Additionally, as a result of our slightly better than expected second quarter Same store expense performance and our anticipation of the trend continuing throughout the year, we decreased the midpoint of our full year expense growth From 3.9% to 3.75%. The result of both of these changes is a 350 basis point increase To the midpoint of our 2021 same store NOI guidance from 0.25% to 3.75%. Our 3.75 percent same store revenue growth assumptions are based upon occupancy averaging approximately 97% For the remainder of the year with the blend of new lease and renewals averaging approximately 11%. Last night, we also increased the midpoint of our full year 21 FFO guidance by $0.18 per share. Our new 2021 FFO guidance is $5.17 to $5.37 with a midpoint of $5.27 per share.
This $0.18 per share increase Results from our anticipated 3.50 basis point or $0.21 increase in 2021 same store operating results, $0.03 of this increase occurred in the 2nd quarter with the remainder anticipated over the 3rd 4th quarters and An approximate $0.06 increase from our non same store and development communities. This $0.27 aggregate increase in FFO is partially offset By an approximate $0.09 impact from our 2nd quarter ATM activity. We have made no changes to our full year guidance of $450,000,000 of acquisitions and $450,000,000 of dispositions. Last night, we also provided earnings guidance The Q3 of 2021. We expect FFO per share for the Q3 to be within the range of $1.30 to 1 0.36 The midpoint of $1.33 represents a $0.05 per share improvement from the 2nd quarter, which is anticipated to result from A $0.04 per share or approximate 2.5 percent expected sequential increase in same store NOI driven primarily by higher rental rates, partially offset by our normal second to third quarter seasonal increase in utility, repair and maintenance, unit turnover and personnel expenses.
A $0.015 per share increase in NOI from our development communities and lease up, our other non same store communities And the incremental contributions from our joint venture communities and a $0.02 per share increase in FFO resulting from the full quarter contributions of our recent acquisitions. This aggregate $0.075 increase is partially offset by a $0.025 incremental impact from our 2nd quarter ATM activity. Our balance sheet remains strong With net debt to EBITDA at 4.6 times and a total fixed charge coverage ratio at 5.4 times. As of today, we have approximately $1,200,000,000 of liquidity comprised of approximately $300,000,000 in cash and cash equivalents And no amounts outstanding under our $900,000,000 unsecured facility. At quarter end, we had $302,000,000 left to spend over the next 3 years under our existing development pipeline, and we have no scheduled debt maturities until 2022.
Our current excess cash is invested with various banks earning approximately 25 basis points. At this time, we will open the call up to questions.
We will now begin the question and answer session. Our first question today comes from John Kim with BMO Capital Markets.
Thank you, Rick and Keith. I know you mentioned that July is on track to be one of the best months you've ever seen. I thought it would have been clearly the best. But I'm wondering if what period this is both comparable to this to? And what may concern you, whether it's Affordability, rent to income ratios or supply or something else.
Yes. I would say That we've never seen this kind of demand released into the market in our business careers. I mean, you can go to the financial crisis, you can go To the big bust in the 80s and we've never seen this kind of snap back in demand in the history of our business, So it really is unprecedented. What I guess what could sort of slow it all down or Stop it or whatever is what's going on with the pandemic today. The uncertainty in the market today about how the massive Fiscal and monetary stimulus is going to unwind over time is probably the biggest thing that concerns me.
Supply has always been the issue, right? People worry about and supply the demand is so high today that supply, We're not building enough apartments today, if you can imagine that, saying that to take up this demand. So it's definitely unprecedented. We're going to enjoy it while it's here. And hopefully, it looks like 2021 is going to be a really, really strong year.
And And when you sort of look at the backdrop, it looks like next year is going to be the same. Keith might want to add a little bit of that.
Yes. So just the last question that John asked was the concerns and mentioned affordability. In our portfolio, we're still running about 19% Household income that goes to rent payments. So it's been in the 18% for the last couple of years. So it may be ticked up a little bit.
But Reality is that our residents have the ones that have were not impacted by Directly from a job standpoint, COVID, their wages are increasing as everyone else's are. So, yes, the rents are going to go up, But my guess is that we're going to see some pretty significant increases in household income as well and we start from a place of great affordability.
Okay. And my second question is on developments. You quoted that the yields are trending higher on some of the projects completed. But I was wondering where the development yield stands today on your current $907,000,000 pipeline and how much bigger you envision this Developments going forward as far as overall pipeline.
Sure. In the $900,000,000 pipeline, our yields are ranging from 5 to And so it's pushing up on an average of roughly 5.75 to 6 in total and that's initial yields. All the IRRs are in the 7.5% to 8.5% range. And that's really instructive when you think about what's been going on in the capital markets. Our weighted average cost of capital given everything that's going on has been driven down in the mid quarters and we're delivering development yields in the mid-8s, Right.
So we're creating the spread between our weighted average cost of capital on our development today has been the widest that I've ever seen it. And maybe after the financial crisis, we did some transactions right after the financial crisis where we're making 10. And today, what's and our weighted average cost of capital was obviously much higher in 2011 and 'twelve. We have roughly $720,000,000 in our pipeline today and those yields We're not projecting mid-6s or high-6s like we have now, but you never know given the Current revenue line that we have going up high and to the right. So The other challenge to those yields will be just cost and getting the right Workers, we do have worker shortage and disruption and supply chain disruptions that are still a big issue out there.
So most of our developments in that $720,000,000 pipeline are in the mid $5,000,000 to $5,500,000 with IRRs that are in the $7,500,000 to In terms of we also are adding to the pipeline. We would like to development is a great business right now, And margins have been widened dramatically by the low interest rates and low cost of capital. So we are trying to add to that pipeline as we speak as well.
Great. Thank you.
Our next question comes from Neil Molchan with Capital One Securities.
Hey, everyone. Good morning and congratulations on the $150 share price.
Unbelievable.
First question, can you talk about really I think the thing that's driving some of this is In migration trends, clearly people are building with their feet. Can you just discuss If you've seen any changes, acceleration in terms of the percentage of new leases that are from odd from higher cost base, etcetera. We heard that this earnings season that you're seeing an uptick from already elevated levels Sort of new highs in terms of incremental demand from out of state. So any color would be great.
So if you look at a year ago, about 15.6% of our new leases came from Folks moving to the Sunbelt from other areas. Today that number is about 19%. So that's a 3 50 basis point increase And folks moving from non Sunbelt markets to the Sunbelt markets and renting with Camden. So really fairly dramatic increase on that side.
The thing I would add too is when you look at I'll take Houston as an example. Houston was our slowest market and our most difficult market because during the pandemic and after the pandemic because of the oil and gas influence of Houston. When you look at the number of jobs that have been added back in Houston relative to Austin or Dallas or Atlanta or some of the other markets, it was And in spite of those jobs or a lot of jobs not being added back at the same rate as other markets, The Houston market is bouncing back at not as strong as some of the other markets, but in an amazing way. And part of it is this in migration. People believe fundamentally that markets that have pro business governments that are that have decent weather and job growth Even if the jobs aren't as buoyant today, they're still moving to those markets.
And I think that's one of the things that's really Pushed up all the demand side of the equation in all of our markets, including Houston.
Yes. That's great. So maybe just talking about acquisitions or recycling. Obviously, cap rates are very low sub-four percent, but your AFFO cost equity is also in the mid to high-3s. Your leverage is lowest in the industry.
I'm just wondering, given the expectations for outsized Growth in Sunbelt Markets and I'm sure your conviction in that thesis as well. Would you look Dive a little bit more into the acquisition market, kind of using your currency, Picking up some leverage, which you have clearly the capacity to do and just kind of increase your growth.
The answer is yes. And we sort of showed that in the second quarter when we issued And $360,000,000 under the ATM and about $300,000,000 of properties in Nashville, sort of the best match funding we could see With the numbers that you just put out, I mean, you just discussed, when we look at it, we look at the incremental Sort of a dilution rate if you issue equity or bring up debt towards acquisitions and development, but that's not the ultimate Arbiter, what we really do is we look at the most important measure from my perspective and our management team's perspective is our weighted average cost Capital relative to our terminal unlevered IRRs. And those unlevered IRRs today, when you look at our weighted average cost Capital has been driven down obviously through rally of the stock price, the 10 year treasury being at 1.24% today And bond price bond yields mean where they are. So when you look at a mid-4s weighted average cost of capital, and we can acquire properties like in Nashville. And even though they're lower going in cap rates, when you look at it on an unlevered IRR over a 7 to 10 year period, 6.5% unlevered IRR when you put in these kind of rent growth that we're having.
And so I would tell you that 150 basis points of positive spread on acquisitions is rare in ReGland. And so that shows a I think it's a green light for Growth and both in the acquisition side and the development side, as long as we manage our balance sheet appropriately and You've heard me and our management team Keith and Alex talk about this, but our targeted range from debt to EBITDA is 5 to Four times. And during good times and strong capital markets, you drive your debt to EBITDA down and you get closer to the 4. During tougher times or bad times, recessions, pandemics and capital market pickups, it drives it sort of naturally goes up when cash flows Decline or interest rates rise and what have you and that's where it tend to go more mostly apply. So today, we're in good times, obviously, strong capital markets, Very, very strong operating fundamentals and this is a strong spreads between our weighted average cost of capital and And our unlevered IRRs, so we're going to methodically grow our company in this way.
And We've already done $300,000,000 of acquisitions. We have more to come. And as I said earlier, our $720,000,000 development, hopefully we can Get a lot of that started next year and this is a time where it's pretty good time. So we're going to make hay while the sun shines.
Yes, that's great. Congrats on a good quarter and keep up the great work.
Thanks.
Thanks, Neil.
Our next question comes from Rich Anderson with SMBC.
Hey, good morning. So I guess 15% increase in rents is improving lives of people. But I am curious is that market or is that Camden Plus market because of all the Bells and whistles that you can offer people that your competition can't. I'm just wondering and I'm referring to the July renewal activity or releasing activity.
That's total revenue. So that includes our Technology package and all the other amenities that we provide our residents. So yes, it's all in revenue And it's sort of looking back to the beginning of the year and then looking at asking rents currently. So and as to whether it's improving their lives or not, we have a it's a 3 legged We are going to improve the lives of our residents, our shareholders and Our employees and so clearly we're improving the lives of our shareholders. We've done so much Over the last 2 years to improve the lives of our residents with our resident relief program and all the other things that we did, Obviously, some of that growth is reflects the fact that early on in the pandemic, we were the 1st company to Across the board, freeze rents on renewals and new leases.
And so obviously, there's some take back What kind of could have occurred had we not done had we not made that conscious decision to allow Our residents some slack in the midst of the early days of the pandemic. So yes, the real numbers and It's strong and if you look out as you look out at YieldStar, all these recommendations are being driven by our revenue management systems And YieldStar is forward looking out to 90 to 120 days. So I think that this trend is likely to continue.
Yes. I would just add, you made the comment about improving their lives. I mean, we are. There is a candid advantage, no question. And people you don't get people to increase their rents that substantially and smile at the same time without providing value a value proposition to You have to have clean grounds, you have to have well maintained properties, you have to be well located.
All those value propositions Support driving rents the way we're driving them today, because our customers understand that we're a business and we need to improve Our bottom, our top line and our bottom line are for them to create value for themselves. If you look at the apartment industry and go down The scale of sort of more affordable housing where you have, I say more affordable meaning less cost, But the quality of the housing as you go down with owners that don't understand that you should reinvest in your properties and you should make sure that they're clean and they're safe and And all those things that does really improve the lives of those customers. And the good news is our customers are all doing really, really well. When you think about that, Our average income is about R100 dollars but the challenge with that number is we don't update it when somebody renews their leases. And when you think about the wages for people that are growing over $100 are actually growing pretty substantially and those folks all Got stimulus money.
So they all have money in their pockets and they understand that the price of things go up. And as long as the value Proposition is there and you took care of them during the pandemic and you can take care of them on an ongoing basis and you do well with that, You're willing to pay a higher price. It's like anything else. The brand proposition is about, is this price worth this brand? And you can always buy something cheaper.
You can go to a lower quality apartment and get a less rent, but you don't get the Camden experience.
I didn't mean to put you on the defense. I was half
That's okay. That's not defensive. That's just selling the brand.
Of the 14.6 percent, how much
of that is And the reason why I ask is, when Alex mentioned 11% blended expected for the rest of this year, Is that also fully baked in with fees and all and everything else? Or is that just pure rent? I'm just trying to get a direction off of that 14.6% that you started with in July.
Yes. So the 11% that is pure rent and the 14.6 Funded rate that we're talking about that is on a rental rate basis. We do pick up other fees and those other fees are growing slightly north of 3%.
Okay. Thanks very much.
Sure.
Our next question comes from Rob Stevenson with Janney.
Good morning, guys. Keith, I mean, it's hard to have underperformers When you're up 15% in July, but when you take a look at the markets, if you're forced to rank order them, what are the markets that are sort of Towards the bottom on a relative basis performance wise and what differentiates them from the guys that are sort of a step up from them these days?
Well, the if you rank them on the just looking at The 14.6% blended rate and you just go down and scan down to the bottom, Houston is probably still at the bottom, but You're talking about instead of where it was in the Q1 or Q4 of last year, it was still basically flat To down maybe 2% from the beginning of 2020, Houston now has a substantial positive and you're somewhere around 7% or 8% up in Houston. So it's if it weren't for the fact that the rest of the portfolio is producing as high as 20% trade out, everybody would be applauding the fact or we would be applauding the fact that Houston is at 7% or 8%. So Yes. If you force it to be relative, there's always going to be somebody at the bottom, but these are extraordinary growth rates in every single market that we're in.
Yes. I guess I would say that at the end of the day At the end of the day market knows DC proper where there's a ban on any rental increase.
Okay. And then, I mean, in terms of that when you look at it, I mean, how much Of the big jumps here are the removal of concessions versus, so on its effective rate versus, At the end of the day pushing rental rate like where are the markets that you're pushing the market rate the most and it's not Part of it's the removal of concessions and or the jump in occupancy that's driving the market performance.
Rob, we don't use concessions and the only time that we ever use any concessions is on new developments and that's part of it's Part of the marketing process and the expectation of residents. But outside of our development pipeline, we don't have any concessions across Camden's portfolio. So it is pure Rental increases.
Okay. And then, Alex, did you push a bunch of operating costs Into the first half of the year, curious as to how you go from 5.8% same store expense growth in the first half to sort of the 3.75% implied at the midpoint of guidance, How the back half sort of folds out for you?
Yes, absolutely. It's entirely based upon tax refunds. So to give you the numbers in 2020, we had about $2,300,000 of tax refunds. They entirely came in the first half of twenty twenty. In 2021, we are anticipating the exact same number, dollars 2,300,000 of tax refunds entirely coming in the second half of the year.
So it is just a timing issue around tax refunds.
Okay. Thanks guys. Appreciate the time.
You bet. Sure.
Our next question comes from Nick Joseph with Citi.
Thanks. Curious on the acquisition pipeline, how large you expect Nashville to be in the near term?
We'd like to get Nashville
up to 3% or 4%
in the near term. When you start looking at economies of scale and efficiencies, We need we really need to have 1500, 2000 apartments to actually get to that efficiency level. And so we definitely are going to be aggressive in Nashville and continue to push there.
Thanks. And then, are there any other new markets that you may be entering over the next year or 2?
Right now, we like our markets and the entrance to Nashville has been good so far. So We're pretty good with where we are today. So no.
Thanks.
Our next question comes from Amanda Switzer with Baird.
Thanks. Good morning. Can you provide a bit more of an update on your disposition timing? And where are you seeing buyer interest in pricing in a market like Houston relative to your prior expectations?
Alex, go ahead and talk about timing.
Yes, actually. So in our model, we are assuming that dispositions happen on November 1. We have 2 assets in Houston that just hit the market. We've got another 2 assets in PG County, Which are going to hit the market next week. So it's a little bit early to sort of give any updates on pricing, although we certainly expect that we're going to do Much better than the original strike prices we had when we first went out.
Our conversations with the brokerage community around Specifically around Houston, in the last 60 to 90 days, I think it's clear that the word is out that Houston rents are really, really accelerating hard. And so I think what they're telling us is there's a whole lot more Just generally in Houston, as Alex said, we'll have to wait and see how that all plays out. But clearly, the improvement in Houston overall It's going to be a real positive for selling assets.
Yes, that's helpful. And then apologies if I missed it, but where do you stand in terms of receiving payments under The rent relief programs, do you expect any payments and how meaningful could potential evictions be in California for you once you're finally able to process them at this point?
So I'll sort of hit ERAP, which is just the payments that we're receiving. Grand total for us is we're right around $4,100,000 year to date. And obviously, most of that came in the Q2. So we're starting to get some traction. We're finally starting to get some reasonable traction in California.
Although California is making up about 20% of our ERAP payments and is about 70% of our delinquency. So we certainly have a ways to go there. And then the number 2 market For us, which is interesting because it has one of the lowest delinquency levels as Houston, which is also right around 20% of our collections. So, what we don't have any assumptions, any significant assumptions for ERAP payments Coming in throughout the rest of the year, but as we talked about, we've got sort of an $11,000,000 receivable. So obviously, we're going to keep working the process and hope to get some additional payments in.
And of course, that $11,000,000 receivable, I think we have reserved like 10 $11,000,000 right, Alex?
That's correct.
Yes. So we get payments, it will be upside not downside. To your question about evictions in California, The thing that's really interesting to me about the whole debate over evictions and I was watching CNBC or CNN or someone last night talking about 12,000,000 residents in America are going to get evicted when the CDC moratorium comes off and I think that there is a risk of mass evictions, But the risk is not in Camden's portfolio or any of the public company's portfolios. If you look at our 70% of our receivables in California, those receivables are rent strikers. Those receivables are people who know that you don't get there is no penalty for not paying Camden or anybody else their rent And zero penalty.
There's no late fees. There's no interest. There's nothing. And what and I also saw Gavin Newsom on the news last night as well, Making the statement that if you haven't paid your rent for 12 months and you haven't and you have a COVID reason, The state of California is going to pay the rent. And so when people hear that, there's this confusion that If you owe rent for more than 12 months in California, the government is going to pay it.
But the bottom line is that the $45,000,000,000 of U. S. Government allocation of money for renters has restrictions on it, has means testing, it has A lot of restrictions. And those restrictions, by the way, Why that only about 10% or a little less than 10% of that money has ever reached a resident yet in America? So our people driving Tesla's leasing $4,000 a month apartments in Hollywood Who have $100,000 in cash in their bank account aren't going to get eRep money.
And the question will be ultimately What happens to them, right? We've reserved against it. And ultimately, those people are going to destroy their credit. And When they figure that out, maybe they'll take some of that money out of their bank account that they have and pay their rent. It will be interesting to see, but at least for us, It's not going to move the needle one way or another maybe.
All of a sudden everybody in California pays the rent, we'll have a $5,000,000 $6,000,000 or $7,000,000 benefit, but it's not enough to move the needle. And we don't think ERAP is going to be a big thing For us overall because our residents don't need the money, the money needs to go to people making $50,000 or less And these go to people that are paying $500 to $900 a month in apartments, not $1500 to $4,000 So That's my little soapbox for government support at this point.
Yes. Amanda, I would just add to that because I think it's an interesting always to put these numbers in perspective. We get pretty we get probably more agitated than we should. Probably it's a moral agitation, not a financial agitation. Certainly, I'm speaking for myself.
But in our portfolio, we have out of our total 70,000 plus or minus apartments, we have 600 high delinquency residents and our definition of that is They're 3 or more months behind on their rent. So it's 1% a little bit less than 1% of our total resident base. So it's It's not a huge in terms of numbers. It's kind of big in terms of irritation, but and as Rick said of that 600 high delinquency or high balance delinquencies, we've written it all off anyway. So anyway, we're going to keep working the process And for the residents in our portfolio who are eligible, we're going to make sure that they get taken care of.
Thanks. That perspective was helpful. Appreciate all the commentary.
Our next question comes from Rich Hightower with Evercore.
Hi. Good morning out there guys.
Good morning. Good
morning. I wanted to get your take on the fact that a lot of your competitors Are starting to expand into markets that are new for them, not so new for Camden. And what are the methods that you can employ to sort of maintain Camden's edge in owning and operating or even developing in
Well, the good news is these are vast markets, right? They're big markets, multibillion dollar markets. I would just say for years years years, we had to go to conferences and talk about how we thought the flyover parts of America were really good
places to be and
that the coasts were not And at the coast, we're not necessarily the our cup of tea. And I would tell you our experience in Southern California, which is The best part of California when it comes to pro business and what have you shows that during tough pandemic times, It was right move from our perspective to stay in the flyover states. So With that said, the market is a big market and we love competition. It just it will be able we'll be able to then show Just how good Camden's operating edge is against our other public company peers when they start reporting numbers in our markets. So we welcome to the market, we've been to the market, it's great friendly competition and come on down.
Yes. I would just I would add to that that the public companies where we compete with them, They make we all make the market better. I mean, they all use revenue management. They are all smart. They raise rents when they should.
The lowest common denominator in our business is still 3rd party managed assets that frankly probably aren't managed very well. So The more high quality competition we have in a marketplace, the better we tend to do. And the evidence of that Then the DC Metro area where we've had significant presence among and with a lot of competition and the other is in California. So It's steel sharpens steel and bring it on.
All right. Thanks for the thoughts.
Our next question comes from Brad Heffern with RBC Capital Markets.
Hey, everyone. The $450,000,000 in dispositions, can you just talk through the use of proceeds there, just given obviously the Nashville acquisitions were already funded with the ATM?
Yes, absolutely. So we'll use those proceeds for additional acquisitions because if you think about the midpoint of our acquisitions This is $450,000,000 and we've done $296,000,000 plus or minus. Additionally, we'll use those for our development So at this point in time, we're spending a couple of $100,000,000 a year to fund developments, as well as repositions, which we're funding another Couple of $50,000,000 a year. So we've got plenty of really sort of accretive uses of the capital.
Okay. Got it. And then just thinking about these 14%, 15% rent increases in July, like What do you think that looks like in 2022? Like next year if we still see the same supply demand imbalance, are we going to see Still significantly higher than normal rent increases or people are going to go you just raised my rent 15% last year, I can't do it again kind of thing?
Well, if you we're not going to get into 2022 guidance obviously, but if you look at some of our data providers Like Ron Witten, he shows very strong 2022 as well, just the backdrop of reopening and continuing demand In the multifamily sector. So trees don't grow to the sky obviously. And if you look at the long term history Of multifamily, usually you have when you have when you come out of a big downturn, either a recession or pandemic, You have multiyear up legs. I think in 2010, what we told the market was that We would have the best the next 3 years would be the best revenue growth and operating fundamentals that we've had in our business history. And that came true.
That was true. 11, 12 and 13 were the best operating fundamentals that we'd ever seen in our business career because It was a snapback from but not as big a snapback as the pandemic has been, but it was definitely a snapback. So I would expect based on that History and unless something dramatic happens, we have a black swan and delta virus, delta variant or something like that, 2022 is going to be a pretty good year. And as Keith said earlier, our residents are not rent poor. They We're paying 19% of their income for rent.
So on average, if you go back to pre financial crisis, they were paying in the 20s. And so we are in affordable markets still. And if you look at our average rent, it's $1500 and so or $1500,000,000 $1600 So with that said, there's a 15% increase sounds a lot like a lot and it is, But on a relative basis to the income growth that we're seeing, and as long as you're giving the value proposition To the resident, they accept it.
Okay. Thank you.
Our next question comes from Alexander Goldfarb with Piper Sandler.
Hey, good morning. So two questions. First, If we hear you correctly, there's you didn't really have any concessions in the portfolio. So it's not like you're comping rents off of a Really low base of last year. Yes, there's more population moving in down to the Sunbelt or to the free states, Whichever terminology that people want to use, but that continues.
But still the mid teens rent spreads that you guys are getting in the acceleration, Is that and it just trying to understand that better. Is that just something that there's a ton of jobs or Suddenly everyone who doubled up last year just wants to be back. It just seems like everything is great, but at the same time the magnitude of that demand just seems Incredible. So I'm just trying to understand because again it's not coming off of a really weak comp. It's like you guys were going 80 miles an hour and now you've Bugged up to 120 miles an hour and which is a pretty strong increase for a rate that was already going at a good rate down the highway.
Yes. The way I look at it is this, and we've had this debate in house and talked to data providers like Ron and others. And what we kind of settle in on is this, is that you have if you think about what happened pre pandemic, We're having the best quarter that we'd ever that we had in a long time. We had positive second derivatives in most of our markets except Houston in terms of revenue growth. We were looking at 2020 as being a kind of a step up in growth year from a sort of That also ran years in 2018, 2019.
So with that said, that demand just shut down, right? It was really good demand coming in the door And that shutdown. And during that period too, if you look at some of the demographic numbers, we still had a 1,000,000 people that were missed that should have been in the Rental market, we're not in the rental market. When you look at the millennials that are either doubled up or Living at home or whatever, that was in the beginning of 2020. So all that demand shut down.
And then if you think about demand in 2020, any new demand that would have come Like in migration or even people graduating from college or just coming into the marketplace in 2020 didn't happen. And then all of a sudden you look in 2021, you have vaccines come into play, the masking goes away And these places open up. So you now have 2019 demand coming to the market, 2020 demand coming into the market And 2021 demand coming into the market all at the same time when the light switch went off at the beginning of or maybe the middle to the end of May. And so with that, you've got you just have people who were probably potted up with people they didn't necessarily want to be with And they have plenty of money in their pocket through stimulus and job increases and all that. And they're all hitting the entrance at the same time causing Occupancy is to spike and therefore rents to spike as well.
I don't know Casey, do you have
any Okay. So
So Alex, the only
thing I'll add to it is, I think you're I wouldn't think of it as trying to explain 16% and How that works in the 1st 6 months of 2021, because if you think about it in 2020, We were on track when COVID hit. We were going to blow our budgets away and we were budgeting up 5% or 6% on top line revenue growth and we're going to kill And then COVID hits and it goes to 0. We froze rents, we froze renewals. So we missed an entire year of rental increases and so did our residents. And so I think we probably would have ended at 6% or 7% in 2020 ex COVID.
So some of the 2016 is just a clawback of the rental increases that we didn't achieve in 2020, Specifically because of COVID and if you lift that away, now you're trying to explain 9%, 10%, which is still a crazy Number, but we've seen that before. We've seen 9%, 10% top line rental growth coming out of the Great Financial Crisis and going back To the tech rec. So it is that level is not unprecedented in our world, but I think it's probably a better way to look at it.
And so what you were saying earlier about this spilling into next year just means That was basically 3 years' worth of demand this year, it's going to take into next year to at least satisfy that.
I think that's what our data providers are saying, yes. Okay. And that's historically that's what
we have.
It's not a one time shot. Usually it's a Methodical Process.
Okay. Second question is, obviously a lot of new competition, a lot of new entrants coming down Sunbelt to your markets. But I was sort of curious, you said that development spreads are at the widest they've been. Yes, we do hear that in industrial, but apartments I'm a little surprised just given land costs, shortage of labor, materials, appliances all the fun stuff. So do you believe that going forward you're still going to maintain that really wide spread to development and the 5.75 Yields on new stuff or those comments were more on existing projects, but on a go forward basis, those yields are likely to temper maybe to 5 or something like that?
Well, I think our I said on our $720,000,000 that we have in our pipeline that our development Yields are in the low to mid fives. And I think we're going to maintain those. And we might even do better because of revenue, Because revenue growth is so strong in these markets that our revenue projections will probably more than offset cost increases. With in terms of spreads, the reason the development spread is so high today is not that the yields have gone up, It's that the weighted average cost of capital has gone down and cap rates have gone down, right? So if you're a merchant builder and you're budgeting 1 150 basis point positive spread on your development, which is a more a normal spread on development, then And you look at it today and you're selling, let's say, a 5.5 at a 3.5 cap rate or a 3.25 cap rate, You've increased your spread and it's primarily been driven down by the compression of cap rates.
And when I talk about our spread being wide, It's because our partially we are doing better on some of our developments from a yield perspective, but mostly it's being driven down by our lower weighted average Cost of capital. And so that's where the spread has been going down. I think that it is still difficult To buy land today and to make the numbers work, but when you look at them, The supply numbers, I mean, there's at least 400,000 units or 350,000 to 400,000 units that are getting sort of permanent every year That are making their numbers work.
Okay. Okay. Listen, thank you. Thank you, Rick.
Sure.
Our next question comes from Austin Wurschmidt with KeyBanc Capital Markets.
Great. Thanks, guys. You've historically talked about jobs to completions as a barometer of strength and fundamentals. So I'm Curious what your revised outlook for this year is. And certainly, it sounds like jobs alone isn't really enough to explain some of the strength.
But Can you give us that figure and then also what ratio kind of the 3rd party forecasts are projecting for next year?
Yes. So the in terms of total supply deliveries in Camden's markets Over the next in 2021, it's going to be about 160,000 apartments over the entire footprint. That's Roughly in line with what it was last year and then if you look at Ron Witten's work in 2022, we still end up with something Around the $165,000 unit range in terms of deliveries. Job growth is If you look at the numbers this year, it makes complete sense in terms of the ratio. In fact, it looks pretty bullish.
You get numbers like 7 to 1 on the 165 deliveries. But the thing that I think it doesn't make a lot of sense to think of it that way just for 2021. You almost have to go back and look at MASH twenty 2020 where the job losses occurred and then add to it the recovery. We're still in many of our markets, we're still not back to the employment levels So that we were going into the pandemic and yet here we are with the kind of demand that we've seen and I think it's all the reasons that Rick talked about earlier in Just releasing a lot of pent up demand. But if you look at traditional numbers, you can you would look at 2021 and 2022 would say these numbers look really bullish overall, I think you got to temper that by the losses in 2020.
That's helpful. And then with everything that you guys are talking about on the development side and the Spreads and attractive cost of capital, I mean, it seems like developers might be licking their lips a bit. So really where are you seeing the most activity from a permitting perspective
or shovels in the ground that could move
that supply and demand? Shovels in the ground that could move that supply and demand more towards equilibrium as you look maybe 2, 3 years out.
I guess it's complicated looking 2 or 3 years out because for the last 5 years, we've looked out a year or 2 and said, well, supply is peaking and because of either cost Pressure or banking pressure or whatever and it's never peaked, right? It continues to make its way up. So I think that the last numbers I saw from Ron shows starts coming down in 2023, 2024. And I think that this is a time in the world where it's really hard to figure out what's going to happen a year from now or 2 years from now. I know that how is the ultimate tapering and the great experiment of massive fiscal and monetary policy.
When that turns around, what's going to happen and how is that
going to affect everything?
And I don't think any of us know. That's why We want to be conservative in our business going forward, but at least from now, I don't every market is at peak supply And it doesn't seem to matter from a occupancy or a revenue growth perspective. It will matter at some point when if we go into another job slowdown or another recession, obviously, that's when That's when things change and we'll just have to see. But right now, the next at least the next 18 months to 24 months, things look looks like that Supply is not going to abate. It's going to continue to be pretty much high in every market.
You have some markets that are higher than others like Nashville In Austin, but then you look at the rent trade out in Austin and Nashville today and it's at the highest some of the highest rent trade outs we have in the market. So I don't know the answer ultimately, but we'll honestly have to wait and see.
Austin, RealPage is our provider for permit data. The permit data is the most I would say the least
precise or reliable just because you're
sort of forecasting Behavior into the future, but on their numbers they've got permitting activity of 170,000 apartments in our markets this year $169,000 next year. So again, elevated activity, but I don't think you I don't think these numbers reflect the most recent compression in cap rates and they probably don't reflect the real updated cost number. We're still in a race between cap rate compression and cost to build.
Got it. Appreciate the thoughts guys. Thank you.
Our next Question comes from John Pawlowski with Green Street.
Hey, thank you for keeping the call going. Just one quick question For me, a few months ago, obviously, your cost of capital was a little bit different. So just curious how you thought through Issuing equity versus selling a building or 2.
Sure. So as I said earlier, the cost of capital has come down. And when we think about our capital structure, we think about our debt to EBITDA being between 5 times and 4 times. And it seemed opportune. We're going to issue equity when it's at all time high prices and it wasn't the time that we issued.
And the challenge with issuing equity oftentimes is that and when you decide to do it relates Blackout periods and those kinds of things, because we don't have the flexibility that most that regular investors do in terms of buying and selling because of those Blackouts and so we're blacked out 42% of the time in order to execute transactions like that. We will continue to recycle capital. So it's not a to me, it's not a buying one choice either issue stock or you issue debt or you Sell assets, it's a combination of those three things that produce capital. And ultimately over the long term, You have to layer in all three of those activities. We all know we have $100,000,000 roughly of free cash flow and on a $16,000,000,000 company, it's hard to grow So the only way you can grow the asset base is either through equity or debt issuance.
And on balance, The question of whether we sell assets or issue equity relates to what is the weighted average cost of capital And what does that look like on a long term basis? And when your weighted average cost of capital is mid quarters and you can put acquisitions On your books at 6 or better, you should do that. We are going to continue To recycle capital through sales of properties and acquiring other properties. But when the capital markets are Conducive to putting long term accretive transactions on the books like we have done in Nashville, that's the time that we issue equity.
I understand putting assets on a book and developing given the cost of capital. But For the better part of last year, the transaction market color you've been sharing is signaling a pretty sizable NAV discount, not today, but several months ago. So just felt like selling assets were a cheaper source of funds than your common stock?
Yes. I think with cap rate compression the way it is and that's why we're selling assets. We put up 150,000,000 A dollar budget together at the beginning of the year to sell and a $450,000,000 to acquire and that's when our stock price was $95 a At the beginning of the year, the weighted average cost of capital was north of 5. So things changed in the world. Capital markets changed between The 1st of the year now and we made the decision to issue equity along with that existing program.
I mean, it's always hindsight is always perfect, right? And I would have so last year when the stock was 62, If we could have executed a massive sale of assets at a low cap rate and bought the stock that would have been opportune, but Unfortunately, it didn't stay there that long and this complication of not being able to execute 100% of the time makes it more difficult to do both those kinds of transactions, both on the buy and sell.
Okay. Understood. Thank you.
Sure.
Our next Question comes from Joshua Dennerlein with Bank of America.
Yes. Hey, guys. Hope everyone's doing well. Just kind of curious on how you're thinking about the kind of leasing season as we head into the fall. It just seems like it's going to Go on for longer than expected and whether or not that influences your decision to kind of push rate a lot harder than you normally would at this time of year.
Yes. I think that the if you think about our revenue management system, YieldStar is a forward looking tool and It's really basing its most of its calculations on using the levers, which is primarily price And looking out 90 to 120 days. So the pricing that is being recommended by YieldStar both on renewals and new leases and We're very disciplined around our revenue management system, 95% of the recommendations we take and It's rare that we have an exception to the recommended YieldStar rate. So what that tells me is YieldStar thinks The market clearing price that will maintain our occupancy rate north of 96% is 16% increase is looking out 120 days. So that's YieldStar will continue to push As long as the conditions on the ground permit
it. Okay. And just curious, is there Kind of any tweaks you have to make for next year just given just the change in seasonality or just the revenue management system just kind of automatically adjust for that?
No, the revenue management system is the tweaks that we make are around sustainable occupancy levels. Occasionally, we tweak it up or down and then you'll start just the price to make that happen over a period of time. Very Small adjustments, but over looking out 120 days. So the good thing about YieldStar is, is you don't have to be able to do that Calculus or have your property managers do any calculus around what's the market clearing price 120 days out, that's what YieldStar does.
Got it. Thanks guys.
Our next question comes from Haendel St. Juste With Mizuho.
Hey, thank you for taking my question. I know it's been a very long call. Just to follow-up on the last question, I wanted to better understand the lease Aspiration schedule, I guess, the next couple of quarters, how that's been impacted by all the leasing that's been done and the COVID disruption and How that's playing into thinking about the sustained strength of revenue growth near term?
Yes. There's always seasonality in our rent roll, but it's not dramatic. But it's so Q4 and Q1 Always, we have fewer transactions, fewer occupancy vacancies come available just because there's less traffic in most of our markets. But It's not dramatic. It's a couple of percent flip flop between 1st and 4th and second and third quarters.
And that's again that's within the YieldStar model that it calculates that and maintains those Exposure levels at optimized rates.
No, I understand that. But just wanted to better understand if there's anything About the number of units coming available that was maybe different in the next couple of quarters than say prior years during the same period.
Yes. I don't think so.
Okay. Thank you. And then the other question I had was, I guess, you've been pushing rates incurring a bit more turnover. Curious to your There on incurring a bit more turnover, how much would you be willing or I guess comfortable to incur. And you're also pushing renewals more and more aggressively.
I'm wondering How much more you think you can push renewals here in any municipalities or regions like say D. C, California where there's a bit more sensitivity than pushing that aggressively in other parts of your portfolio?
Well, in D. C. Proper, we can't increase rents. So we were effectively frozen For rental increases in DC proper. In California, there's some recent legislation around Rent control, but it's when you dig into it, it's CPI plus 6%, plus or minus.
And In most cases out there, we're not impacted by that. So again, All of the math around recommended rental increases, It's not like we sit around and do what we think we feel like we should be doing for rental increases. It's all driven by The metrics within the yield start and we take those recommendations.
Okay. Fair enough. Thank you. Appreciate the time.
This concludes our question and answer session. I'd like to turn the call back over to Rick Campo for any closing remarks.
Okay, great. Well, we appreciate you being on the call today, those of you who are left. Sorry, it went so long, but we try to answer all questions. If we didn't get something on your list, we're available. So please give us a call or email Kim Call, Kim, and we'll get back to you.
Thank you very much, and we'll talk to you next quarter or When the conference season starts after Labor Day. So take care. Thanks.
Take care. Bye.
The conference has now concluded. Thank you for attending today's presentation. You may now disconnect.