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CAMDEN PROPERTY TRUST - Annual Report: 2015 (Form 10-K)

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UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
 
 FORM 10-K
(Mark One)
ý
ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the fiscal year ended December 31, 2015
OR 
¨
TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the transition period from                      to                     
Commission file number: 1-12110
 
CAMDEN PROPERTY TRUST
(Exact name of registrant as specified in its charter)
 
Texas
 
76-6088377
(State or other jurisdiction of
incorporation or organization)
 
(I.R.S. Employer
Identification No.)
 
 
11 Greenway Plaza, Suite 2400
Houston, Texas
 
77046
(Address of principal executive offices)
 
(Zip Code)
Registrant’s telephone number, including area code: (713) 354-2500
Securities registered pursuant to Section 12(b) of the Act:
Title of each class
 
Name of each exchange on which registered
Common Shares of Beneficial Interest, $.01 par value
 
New York Stock Exchange
Securities registered pursuant to Section 12(g) of the Act:
None
 
Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.    Yes  ý    No  ¨
Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act.    Yes  ¨    No  ý
Indicate by check mark whether registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.    Yes  ý    No  ¨
Indicate by check mark whether the registrant has submitted electronically and posted on its corporate website, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).    Yes  ý    No  ¨
Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K (§229.405 of this chapter) is not contained herein, and will not be contained, to the best of registrant's knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K.  ý
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act (check one):
Large accelerated filer
 
ý
Accelerated filer
 
¨
 
 
 
 
Non-accelerated filer
 
¨ (Do not check if a smaller reporting company)
Smaller reporting company
 
¨
Indicate by check mark whether the registrant is a shell company (as defined in the Rule 12b-2 of the Act).    Yes  ¨     No  ý
The aggregate market value of voting and non-voting common equity held by non-affiliates of the registrant was $6,381,496,192 based on a June 30, 2015 share price of $74.28.
On February 12, 2016, 86,927,591 common shares of the registrant were outstanding, net of treasury shares and shares held in our deferred compensation arrangements.
 
 
 
DOCUMENTS INCORPORATED BY REFERENCE
Portions of the registrant's Proxy Statement in connection with its Annual Meeting of Shareholders to be held May 13, 2016 are incorporated by reference in Part III.


Table of Contents

TABLE OF CONTENTS
 
 
 
Page
 
 
 
 
 
Item 1.
 
 
 
Item 1A.
 
 
 
Item 1B.
 
 
 
Item 2.
 
 
 
Item 3.
 
 
 
Item 4.
 
 
 
 
 
 
 
 
Item 5.
 
 
 
Item 6.
 
 
 
Item 7.
 
 
 
Item 7A.
 
 
 
Item 8.
 
 
 
Item 9.
 
 
 
Item 9A.
 
 
 
Item 9B.
 
 
 
 
 
 
 
 
Item 10.
 
 
 
Item 11.
 
 
 
Item 12.
 
 
 
Item 13.
 
 
 
Item 14.
 
 
 
 
 
 
 
 
Item 15.
 
 
 


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PART I
Item 1. Business
General
Formed on May 25, 1993, Camden Property Trust, a Texas real estate investment trust (“REIT”), is primarily engaged in the ownership, management, development, redevelopment, acquisition, and construction of multifamily apartment communities. Unless the context requires otherwise, “we,” “our,” “us,” and the “Company” refer to Camden Property Trust and its consolidated subsidiaries. Our multifamily apartment communities are referred to as “communities,” “multifamily communities,” “properties,” or “multifamily properties” in the following discussion.
Our corporate offices are located at 11 Greenway Plaza, Suite 2400, Houston, Texas 77046 and our telephone number is (713) 354-2500. Our website is located at www.camdenliving.com. On our website we make available free of charge our annual, quarterly, and current reports, and amendments to such reports, filed or furnished pursuant to Section 13(a) or 15(d) of the Securities Exchange Act of 1934, as amended, as soon as reasonably practicable after we electronically file such material with, or furnish it to, the Securities and Exchange Commission (the “SEC”). We also make available, free of charge on our website, our Guidelines on Governance, Code of Business Conduct and Ethics, Code of Ethical Conduct for Senior Financial Officers, and the charters of each of our Audit, Compensation, and Nominating and Corporate Governance Committees. Copies are also available, without charge, from Investor Relations, 11 Greenway Plaza, Suite 2400, Houston, Texas 77046. References to our website in this report are provided as a convenience and do not constitute, and should not be viewed as, an incorporation by reference of the information contained on, or available through our website, therefore such information should not be considered part of this report.
Our annual, quarterly, and current reports, proxy statements, and other information are electronically filed with the SEC. You may read and copy any materials we file with the SEC at the SEC’s Public Reference Room at 100 F Street, NE, Washington, D.C. 20549. Please contact the SEC at 1-800-SEC-0330 for further information about the operation of the SEC’s Public Reference Room. The SEC also maintains a website at www.sec.gov which contains reports, proxy and information statements, and other information regarding issuers that file electronically with the SEC.
Narrative Description of Business
As of December 31, 2015, we owned interests in, operated, or were developing 180 multifamily properties comprised of 62,649 apartment homes across the United States. Of the 180 properties, eight properties were under construction and when completed will consist of a total of 2,857 apartment homes. We also own land holdings which we may develop into multifamily communities in the future.
Operating and Business Strategy
We believe producing consistent earnings growth through property operations, development and acquisitions, achieving market balance, and recycling capital are crucial factors to our success. We rely heavily on our sophisticated property management capabilities and innovative operating strategies to help us maximize the earnings potential of our communities.
Real Estate Investments and Market Balance. We believe we are well positioned in our current markets and have the expertise to take advantage of new opportunities as they arise. These capabilities, combined with what we believe is a conservative financial structure, should allow us to concentrate our growth efforts toward selective opportunities to enhance our strategy of having a geographically diverse portfolio of assets which meet the requirements of our residents.
We continue to operate in our core markets which we believe provides an advantage due to economies of scale. We believe, where possible, it is best to operate with a strong base of properties in order to benefit from the personnel allocation and the market strength associated with managing multiple properties in the same market. However, consistent with our goal of generating sustained earnings growth, we intend to selectively dispose of properties and redeploy capital for various strategic reasons, including if we determine a property cannot meet long-term earnings growth expectations.
We try to maximize capital appreciation of our properties by investing in markets characterized by conditions favorable to multifamily property appreciation. These markets generally feature the following:
 
Strong economic growth leading to household formation and job growth, which in turn should support higher demand for our apartments; and
An attractive quality of life, which may lead to higher demand and retention for our apartments and allow us to more readily increase rents.

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Subject to market conditions, we intend to continue to seek opportunities to develop, redevelop and acquire existing communities. We also intend to evaluate our operating property and land development portfolio and plan to continue our practice of selective dispositions as market conditions warrant and opportunities arise.
We expect to strengthen our capital and liquidity positions by continuing to focus on our core fundamentals which we believe are generating positive cash flows from operations, maintaining appropriate debt levels and leverage ratios, and controlling overhead costs. We anticipate meeting our near-term liquidity requirements through a combination of one or more of the following: cash flow generated from operations, draws on our unsecured credit facility or other short-term borrowings, proceeds from property dispositions, the use of debt and equity offerings under our automatic shelf registration statement, equity issued from our at-the-market ("ATM") share offering program, other unsecured borrowings and secured mortgages.
Sophisticated Property Management. We believe the depth of our organization enables us to deliver quality services, promote resident satisfaction, and retain residents, thereby increasing our operating revenues and reducing our operating expenses. We manage our properties utilizing a staff of professionals and support personnel, including certified property managers, experienced apartment managers and leasing agents, and trained apartment maintenance technicians. Our on-site personnel are trained to deliver high-quality services to our residents, and we strive to motivate our on-site employees through incentive compensation arrangements based upon property operational results, rental rate increases, occupancy levels, and level of new leases and lease renewals achieved.
Operations. We believe an intense focus on operations is necessary to realize consistent, sustained earnings growth. Ensuring resident satisfaction, increasing rents as market conditions allow, maximizing rent collections, maintaining property occupancy at optimal levels, and controlling operating costs comprise our principal strategies to maximize property financial results. We believe our web-based property management and revenue management systems strengthen on-site operations and allow us to quickly adjust rental rates as local market conditions change. Lease terms are generally staggered based on vacancy exposure by apartment type so lease expirations are matched to each property's seasonal rental patterns. We generally offer leases ranging from six to fifteen months with individual property marketing plans structured to respond to local market conditions. In addition, we conduct ongoing customer service surveys to help ensure timely response to residents' changing needs and a high level of satisfaction.
Investments in Joint Ventures. We have entered into, and may continue in the future to enter into, joint ventures or partnerships, including limited liability companies, through which we own an indirect economic interest in less than 100% of the community or land owned directly by the joint venture or partnership. We currently have three discretionary investment funds (the “funds”), two of which are closed to future investments, and the third of which we formed in March 2015 for future multifamily investments of up to $450 million. See Note 8, “Investments in Joint Ventures,” and Note 13, “Commitments and Contingencies,” in the notes to Consolidated Financial Statements for further discussion of our investments in joint ventures.
Competition
There are numerous housing alternatives which compete with our communities in attracting residents. Our properties compete directly with other multifamily properties as well as condominiums and single-family homes which are available for rent or purchase in the markets in which our communities are located. This competitive environment could have a material adverse effect on our ability to lease apartment homes at our present communities or any newly developed or acquired community, as well as in the rents charged.
Employees
At December 31, 2015, we had approximately 1,750 employees, including executive, administrative, and community personnel. Our employee headcount has historically not varied significantly throughout the year.
Qualification as a Real Estate Investment Trust
As of December 31, 2015, we met the qualification of a REIT under Sections 856-860 of the Internal Revenue Code of 1986, as amended (the “Code”). As a result, we, with the exception of our taxable REIT subsidiaries, will not be subject to federal income tax to the extent we continue to meet certain requirements of the Code.

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Item 1A. Risk Factors
In addition to the other information contained in this Form 10-K, the following risk factors should be considered carefully in evaluating our business. Our business, financial condition, or results of operations could be materially adversely affected by any of these risks.
Risks Associated with Capital Markets, Credit Markets, and Real Estate
Volatility in capital and credit markets, or other unfavorable changes in economic conditions, either nationally or regionally in one or more of the markets in which we operate, could adversely impact us.
The capital and credit markets are subject to volatility and disruption. We therefore may not be able to obtain new debt financing or refinance our existing debt on favorable terms or at all, which would adversely affect our liquidity, our ability to make distributions to shareholders, acquire and dispose of assets and continue our development activities. Other weakened economic conditions, including job losses, high unemployment levels, stock market volatility, and uncertainty about the future, could adversely affect rental rates and occupancy levels. Unfavorable changes in economic conditions may have a material adverse impact on our cash flows and operating results.
Additional key economic risks which may adversely affect conditions in the markets in which we operate include the following:
 
local conditions, such as an oversupply of apartments or other housing available for rent, or a reduction in demand for apartments in the area;
declines in the financial condition of our tenants, which may make it more difficult for us to collect rents from some tenants;
declines in market rental rates;
low mortgage interest rates and home pricing, making alternative housing more affordable;
government or builder incentives which enable home buyers to put little or no money down, making alternative housing options more attractive;
regional economic downturns, including, but not limited to, business layoffs, downsizing and increased unemployment, which may impact one or more of our geographical markets; and
increased operating costs, if these costs cannot be passed through to residents.
Short-term leases expose us to the effects of declining market rents.
Our apartment leases are generally for a term of fifteen months or less. As these leases typically permit the residents to leave at the end of the lease term without penalty, our rental revenues are impacted by declines in market rents more quickly than if our leases were for longer terms.
Competition could limit our ability to lease apartments or increase or maintain rental income.
There are numerous housing alternatives which compete with our properties in attracting residents. Our properties compete directly with other multifamily properties as well as condominiums and single-family homes which are available for rent or purchase in the markets in which our properties are located. This competitive environment could have a material adverse effect on our ability to lease apartment homes at our present properties or any newly developed or acquired property, as well as on the rents realized.
We face risks associated with land holdings and related activities.
We hold land for future development and may in the future acquire additional land holdings. The risks inherent in purchasing, owning, and developing land increase as demand for apartments, or rental rates, decrease. Real estate markets are highly uncertain and, as a result, the value of undeveloped land may fluctuate significantly. In addition, carrying costs can be significant and can result in losses or reduced profitability. As a result, we hold certain land, and may in the future acquire additional land, in our development pipeline at a cost we may not be able to fully recover or at a cost which may preclude our developing a profitable multifamily community. If there are subsequent changes in the fair market value of our land holdings which we determine is less than the carrying basis of our land holdings reflected in our financial statements plus estimated costs to sell, we may be required to take future impairment charges which would reduce our net income.

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Potential reforms to Fannie Mae and Freddie Mac could adversely affect us.
There is significant uncertainty surrounding the futures of Fannie Mae and Freddie Mac. Through their lender originator networks, Fannie Mae and Freddie Mac are significant lenders both to us and to buyers of our properties. Fannie Mae and Freddie Mac have a mandate to support multifamily housing through their financing activities and any changes to their mandates, further reductions in their size or the scale of their activities, or loss of their key personnel could have a significant impact on us and may, among other things, lead to lower values for our assets and higher interest rates on our borrowings. Fannie Mae's and Freddie Mac's regulator has set overall volume limits on most of Fannie Mae's and Freddie Mac's lending activities. The regulator in the future could require Fannie Mae and Freddie Mac to focus more of their lending activities on small borrowers or properties the regulator deems affordable, which may or may not include our assets, which could also adversely impact us.
Risks Associated with Our Operations
Development, redevelopment and construction risks could impact our profitability.
We intend to continue to develop, redevelop and construct multifamily apartment communities for our portfolio. In 2016, we expect to incur costs between approximately $190 million and $210 million related to the construction of eight consolidated projects. Additionally, during 2016, we expect to incur costs between approximately $45 million and $55 million related to the start of new development activities and between approximately $19 million and $23 million related to redevelopment of existing properties. Our development, redevelopment and construction activities may be exposed to a number of risks which may increase our construction costs and decrease our profitability, including the following:
 
inability to obtain, or delays in obtaining, necessary zoning, land-use, building, occupancy, and other required permits and authorizations;
increased materials and labor costs, problems with contractors or subcontractors, or other costs including those costs due to errors and omissions which occur in the design or construction process;
inability to obtain financing with favorable terms;
inability to complete construction and lease-up of a community on schedule;
forecasted occupancy and rental rates may differ from the actual results; and
the incurrence of costs related to the abandonment of development opportunities which we have pursued and subsequently deemed unfeasible.
Our inability to successfully implement our development, redevelopment and construction strategy could adversely affect our results of operations and our ability to satisfy our financial obligations and pay distributions to shareholders.
One of our wholly-owned subsidiaries is engaged in the business of providing general contracting services under construction contracts entered into between it and third parties (which may include our nonconsolidated affiliates). The terms of those construction contracts generally require this subsidiary to estimate the time and costs to complete a project, and to assume the risk these estimates may be greater than anticipated. As a result, profitability on those contracts is dependent on the ability to accurately predict such factors. The time and costs necessary to complete a project may be affected by a variety of factors, including those listed above, many of which are beyond this subsidiary’s control. In addition, the terms of those contracts generally require this subsidiary to warrant its work for a period of time during which it may be required to repair, replace, or rebuild non-conforming work. Further, trailing liabilities, based on various legal theories such as claims of negligent construction, may result from such projects, and these trailing liabilities may go on for a number of years depending on the length of the statute of repose in the applicable jurisdictions.
Investments through joint ventures and discretionary funds involve risks not present in investments in which we are the sole investor.
We have invested and may continue to invest as a joint venture partner in joint ventures. These investments involve risks, including the possibility the other joint venture partner may: have business goals which are inconsistent with ours, possess the ability to take or force action or withhold consent contrary to our requests, or become insolvent and require us to assume and fulfill the joint venture’s financial obligations. We and our joint venture partner may each have the right to initiate a buy-sell arrangement, which could cause us to sell our interest, or acquire our joint venture partner’s interest, at a time when we otherwise would not have entered into such a transaction. Each joint venture agreement is individually negotiated, and our ability to operate, finance, or dispose of a community in our sole discretion may be limited to varying degrees depending on the terms of the joint venture agreement.

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The risks associated with our discretionary funds, which we manage as the general partner and advisor, include, but are not limited to, the following:
one of our wholly-owned subsidiaries is the general partner of the funds and has unlimited liability for the third-party debts, obligations, and liabilities of the funds pursuant to partnership law;
investors in the funds (other than us), by majority vote, may remove our subsidiary as the general partner of the funds with or without cause and the funds’ advisory boards, by a majority vote of their members, may remove our subsidiary as the general partner of the funds at any time for cause;
while we have broad discretion to manage the funds and make investment decisions on behalf of the funds, the investors or the funds' advisory boards must approve certain matters, and as a result we may be unable to make certain investments or implement certain decisions on behalf of the funds which we consider beneficial;
our ability to dispose of all or a portion of our investments in the funds is subject to significant restrictions; and
we may be liable if the funds fail to comply with various tax or other regulatory matters.
Competition could adversely affect our ability to acquire properties.
We expect other real estate investors, including insurance companies, pension and investment funds, private investors, and other multifamily REITs, will compete with us to acquire additional operating properties. This competition could increase prices for the type of properties we would likely pursue and adversely affect our ability to acquire these properties or achieve the expected profitability of such properties upon acquisition.
Our acquisition strategy may not produce the cash flows expected.
We may acquire additional operating properties on a selective basis. Our acquisition activities are subject to a number of risks, including, but not limited to, the following:
 
we may not be able to successfully integrate acquired properties into our existing operations;
our estimates of the costs, if any, of repositioning or redeveloping the acquired property may prove inaccurate;
the expected occupancy, rental rates and operating expenses may differ from the actual results;
we may not be able to obtain adequate financing; and
we may not be able to identify suitable candidates on terms acceptable to us and may not achieve expected returns or other benefits as a result of integration challenges, such as personnel and technology.
Tax matters, including failure to qualify as a REIT, could have adverse consequences.
We may not continue to qualify as a REIT in the future. The Internal Revenue Service may challenge our qualification as a REIT for prior years and new legislation, regulations, administrative interpretations, or court decisions may change the tax laws or the application of the tax laws with respect to qualification as a REIT or the federal tax consequences of such qualification.
For any taxable year we fail to qualify as a REIT and do not qualify under statutory relief provisions:
 
we would be subject to federal income tax on our taxable income at regular corporate rates, including any applicable alternative minimum tax;
we would be disqualified from treatment as a REIT for the four taxable years following the year in which we failed to qualify, thereby reducing our net income, including any distributions to shareholders, as we would be required to pay significant income taxes for the year or years involved; and
our ability to expand our business and raise capital would be impaired, which may adversely affect the value of our common shares.
We may face other tax liabilities in the future which may impact our cash flow. These potential tax liabilities may be calculated on our income or property values at either the corporate or individual property levels. Any additional tax expense incurred would decrease the cash available for cash distributions to our common shareholders and non-controlling interest holders. Additionally, in order for us to continue to qualify as a REIT we must meet a number of organizational and operational requirements, including a requirement to distribute annual dividends to our shareholders equal to a minimum of 90% of our adjusted taxable income.

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If a transaction intended to qualify as a Section 1031 Exchange is later determined to be taxable, we may face adverse consequences, and if the laws applicable to such transactions are amended or repealed, we may not be able to dispose of properties on a tax deferred basis. From time to time we dispose of properties in transactions intended to qualify as Section 1031 Exchanges. Intermediary agents of Section 1031 Exchange transactions typically handle large sums of money in trusts. Misappropriation of funds by one of these agents could have a material negative impact on our results of operations. Additionally, misappropriation of funds could result in the disposal of the property not qualifying for a tax deferred basis and adversely affect our financial condition. It is also possible the qualification of a transaction as a Section 1031 Exchange could be successfully challenged and determined to be currently taxable. In such case, our taxable income and earnings and profits would increase, which could increase the dividend income to our shareholders by reducing any return of capital they received. In some circumstances, we may be required to pay additional dividends or, in lieu of additional dividends, corporate income tax, possibly including interest and penalties. As a result, we may be required to borrow funds in order to pay additional dividends or taxes and the payment of such taxes could cause us to have less cash available to distribute to our shareholders. In addition, if a Section 1031 Exchange were later to be determined to be taxable, we may be required to amend our tax returns for the applicable year in question, including any information reports we sent our shareholders.
Litigation risks could affect our business.
As a publicly-traded owner, developer and manager of multifamily properties, we may incur liability based on various conditions at our properties and the buildings thereon, and we also have become and in the future may become involved in legal proceedings, including consumer, employment, tort or commercial litigation, which if decided adversely to or settled by us, and not adequately covered by insurance, could result in liability which is material to our financial condition or results of operations.
Losses from catastrophes may exceed our insurance coverage.
We carry comprehensive property and liability insurance on our properties, which we believe is of the type and amount customarily obtained on similar real property assets by similar types of owners. We intend to obtain similar coverage for properties we acquire or develop in the future. However, some losses, generally of a catastrophic nature, such as losses from floods, hurricanes, or earthquakes, may be subject to coverage limitations. We exercise our discretion in determining amounts, coverage limits, and deductible provisions of insurance to maintain appropriate insurance on our investments at a reasonable cost and on suitable terms. If we suffer a catastrophic loss, our insurance coverage may not be sufficient to pay the full current market value or current replacement value of our lost investment, as well as the anticipated future revenues from the property. Inflation, changes in building codes and ordinances, environmental considerations, and other factors also may reduce the feasibility of using insurance proceeds to replace a property after it has been damaged or destroyed.
A cybersecurity incident and other technology disruptions could negatively impact our business.
We use technology in substantially all aspects of our business operations. We also use mobile devices, social networking, outside vendors and other online activities to connect with our employees, suppliers and residents. Such uses give rise to potential cybersecurity risks, including security breach, espionage, system disruption, theft and inadvertent release of information. Our business involves the storage and transmission of numerous classes of sensitive and confidential information and intellectual property, including residents' and suppliers' personal information, private information about employees, and financial and strategic information about us. Further, as we pursue our strategy to grow through acquisitions and developments and to pursue new initiatives to improve our operations, we are also expanding our information technologies, resulting in a larger technological presence and corresponding exposure to cybersecurity risk. If we fail to assess and identify cybersecurity risks associated with our operations, we may become increasingly vulnerable to such risks. Additionally, the measures we have implemented to prevent security breaches and cyber incidents may not be effective. The theft, destruction, loss, misappropriation, or release of sensitive data, confidential information or intellectual property, or interference with our information technology systems or the technology systems of third parties on which we rely, could result in business disruption, negative publicity, brand damage, violation of privacy laws, loss of residents, potential liability and competitive disadvantage, any of which could result in a material adverse effect on our financial condition or results of operations.
Our third-party service providers are primarily responsible for the security of their own information technology environments and in certain instances, we rely significantly on third-party service providers to supply and store our sensitive data in a secure manner. All of these third parties face risks relating to cybersecurity similar to ours which could disrupt their businesses and therefore adversely impact us. While we provide guidance and specific requirements in some cases, we do not directly control any of such parties' information technology security operations, or the amount of investment they place in guarding against cybersecurity threats. Accordingly, we are subject to any flaws in or breaches to their information technology systems or those which they operate for us, which could have a material adverse effect on our financial condition or results of operations.

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Risks Associated with Our Indebtedness and Financing
We have significant debt, which could have adverse consequences.
As of December 31, 2015, we had outstanding debt of approximately $2.7 billion. This indebtedness could have adverse consequences, including, but not limited to:
 
if a property is mortgaged to secure payment of indebtedness, and if we are unable to meet our mortgage obligations, we could sustain a loss as a result of foreclosure on the mortgaged property;
our vulnerability to general adverse economic and industry conditions is increased; and
our flexibility in planning for, or reacting to, changes in business and industry conditions is limited.
The mortgages on our properties subject to secured debt, our unsecured credit facilities, and the indenture under which our unsecured debt was issued, contain customary restrictions, requirements, and other limitations, as well as certain financial and operating covenants including maintenance of certain financial ratios. Maintaining compliance with these provisions could limit our financial flexibility. A default in these provisions, if uncured, could require us to repay the indebtedness before the scheduled maturity date, which could adversely affect our liquidity and increase our financing costs.
Insufficient cash flows could limit our ability to make required payments for debt obligations or pay distributions to shareholders.
Substantially all of our income is derived from rental and other income from our multifamily communities. As a result, our performance depends in large part on our ability to collect rent from residents, which could be negatively affected by a number of factors, including, but not limited to, the following:
 
delay in resident lease commencements;
decline in occupancy;
failure of residents to make rental payments when due;
the attractiveness of our properties to residents and potential residents;
our ability to adequately manage and maintain our communities;
competition from other available apartments and housing alternatives;
changes in market rents; and
increases in operating expenses.
Cash flow could be insufficient to meet required payments of principal and interest with respect to debt financing. In order for us to continue to qualify as a REIT we must meet a number of organizational and operational requirements, including a requirement to distribute annual dividends to our shareholders equal to a minimum of 90% of our adjusted taxable income. This requirement limits the cash available to meet required principal payments on our debt.
Issuances of additional debt may adversely impact our financial condition.
Our capital requirements depend on numerous factors, including the rental and occupancy rates of our multifamily properties, minimum dividend requirements to our equity holders, development, redevelopment and other capital expenditures, costs of operations, and potential acquisitions. If our capital requirements vary materially from our plans, we may require additional financing earlier than anticipated. If we issue more debt, we could become more leveraged, resulting in increased risk of default on our obligations and an increase in our debt service requirements, both of which could adversely affect our financial condition and ability to access debt and equity capital markets in the future.
We may be unable to renew, repay, or refinance our outstanding debt.
We are subject to the risk that indebtedness on our properties or our unsecured indebtedness will not be renewed, repaid, or refinanced when due or the terms of any renewal or refinancing will not be as favorable as the existing terms of such indebtedness. If we are unable to refinance our indebtedness on acceptable terms, or at all, we might be forced to dispose of one or more of the properties on disadvantageous terms, which might result in losses to us. Such losses could have a material adverse effect on us and our ability to make distributions to our shareholders and pay amounts due on our debt. Furthermore, if a property is mortgaged to secure payment of indebtedness and we are unable to meet mortgage payments, the mortgagee could foreclose on the property, appoint a receiver and exercise rights under an assignment of rents and leases, or pursue other

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remedies, all with a consequent loss of our revenues and asset value. Foreclosures could also create taxable income without accompanying cash proceeds, thereby hindering our ability to meet the REIT distribution requirements of the Code.
Variable rate debt is subject to interest rate risk.
We have mortgage debt with varying interest rates dependent upon various market indexes. In addition, we have an unsecured credit facility and an unsecured short-term borrowing facility bearing interest at variable rates on all amounts drawn on the facilities. We may incur additional variable rate debt in the future. Increases in interest rates on variable rate debt would increase our interest expense, unless we make arrangements which hedge the risk of rising interest rates, which would adversely affect net income and cash available for payment of our debt obligations and distributions to shareholders.
Failure to maintain our current credit ratings could adversely affect our cost of funds, related margins, liquidity, and access to capital markets.
Moody’s, Fitch, and Standard & Poor's, the major debt rating agencies, routinely evaluate our debt and have given us ratings of Baa1 with positive outlook, BBB+ with positive outlook, and BBB+ with stable outlook, respectively, on our senior unsecured debt. These ratings are based on a number of factors, which include their assessment of our financial strength, liquidity, capital structure, asset quality, and sustainability of cash flow and earnings. Due to changes in market conditions, we may not be able to maintain our current credit ratings, which could adversely affect our cost of funds and related margins, liquidity, and access to capital markets.
Risks Associated with Our Shares
Share ownership limits and our ability to issue additional equity securities may prevent takeovers beneficial to shareholders.
For us to maintain our qualification as a REIT, we must have 100 or more shareholders during the year and not more than 50% in value of our outstanding shares may be owned, directly or indirectly, by five or fewer individuals. As defined for federal income tax purposes, the term “individuals” includes a number of specified entities. To minimize the possibility of us failing to qualify as a REIT under this test, our declaration of trust includes restrictions on transfers of our shares and ownership limits. The ownership limits, as well as our ability to issue other classes of equity securities, may delay, defer, or prevent a change in control. These provisions may also deter tender offers for our common shares which may be attractive to you or limit your opportunity to receive a premium for your shares which might otherwise exist if a third party were attempting to effect a change in control transaction.
Our share price will fluctuate.
The market price and trading volume of our common shares are subject to fluctuation due to general market conditions, the risks discussed in this report and other matters, including, but not limited to, the following:
 
operating results which vary from the expectations of securities analysts and investors;
investor interest in our property portfolio;
the reputation and performance of REITs;
the attractiveness of REITs as compared to other investment vehicles;
the results of our financial condition and operations;
the perception of our growth and earnings potential;
minimum dividend requirements;
increases in market interest rates, which may lead purchasers of our common shares to demand a higher yield; and
changes in financial markets and national and regional economic and general market conditions.
The form, timing and amount of dividend distributions in future periods may vary and be impacted by economic and other considerations.
The form, timing and amount of dividend distributions will be declared at the discretion of our Board of Trust Managers and will depend on actual cash from operations, our financial condition, capital requirements, the annual distribution requirements under the REIT provisions of the Code and other factors as the Board of Trust Managers may consider relevant. The Board of Trust Managers may modify the form, timing and amount of dividends from time to time.
Item 1B. Unresolved Staff Comments

8

Table of Contents

None.
Item 2. Properties
The Properties
Our properties typically consist of mid-rise buildings or two and three story buildings in a landscaped setting and provide residents with a variety of amenities common to multifamily rental properties.
Operating Properties (including properties held through unconsolidated joint ventures)
The 172 operating properties in which we owned interests and operated at December 31, 2015 averaged 949 square feet of living area per apartment home. For the year ended December 31, 2015, no single operating property accounted for greater than 1.7% of our total revenues. Our operating properties had a weighted average occupancy rate of approximately 96% for each of the years ended December 31, 2015 and 2014, and an average monthly rental revenue per apartment home of $1,302 and $1,230 for the years ended December 31, 2015 and 2014, respectively. Resident lease terms generally range from six to fifteen months. At December 31, 2015, 152 of our operating properties had over 200 apartment homes, with the largest having 1,005 apartment homes. Our operating properties have an average age of 12 years. Our operating properties were constructed and placed in service as follows:
 
Year Placed in Service
Number of Operating Properties
2011-2015
22
2006-2010
38
2001-2005
31
1996-2000
47
1991-1995
17
1986-1990
12
Prior to 1986
5


9

Table of Contents

Property Table
The following table sets forth information with respect to our 172 operating properties at December 31, 2015:
 
 
 
OPERATING PROPERTIES
Property and Location
 
Year Placed
in Service
 
Average Apartment
Size (Sq. Ft.)
 
Number of
Apartments
 
2015 Average
Occupancy  (1)
 
2015 Average
Monthly Rental
Rate per
Apartment (2)
ARIZONA
 
 
 
 
 
 
 
 
 
 
Phoenix/Scottsdale
 
 
 
 
 
 
 
 
 
 
Camden Copper Square
 
2000
 
786

 
332
 
95.5
%
 
$
1,035

Camden Foothills (3)
 
2014
 
1,032

 
220
 
93.7

 
1,422

Camden Hayden (3)
 
2015
 
1,043

 
234
 
92.0

 
1,486

Camden Legacy
 
1996
 
1,067

 
428
 
95.3

 
1,095

Camden Montierra
 
1999
 
1,071

 
249
 
96.4

 
1,236

Camden Pecos Ranch
 
2001
 
924

 
272
 
96.1

 
951

Camden San Marcos
 
1995
 
984

 
320
 
95.5

 
1,097

Camden San Paloma
 
1993/1994
 
1,042

 
324
 
96.2

 
1,107

Camden Sotelo
 
2008/2012
 
1,303

 
170
 
93.2

 
1,455

CALIFORNIA
 
 
 
 
 
 
 
 
 
 
Los Angeles/Orange County
 
 
 
 
 
 
 
 
 
 
Camden Crown Valley
 
2001
 
1,009
 
380
 
95.0

 
1,856

Camden Glendale (4)
 
2015
 
882
 
303
 
Lease-up

 
2,365

Camden Harbor View
 
2004
 
975
 
538
 
96.2

 
2,269

Camden Main and Jamboree (5)
 
2008
 
1,011
 
290
 
97.0

 
1,962

Camden Martinique
 
1986
 
794
 
714
 
94.1

 
1,584

Camden Parkside
 
1972
 
836
 
421
 
96.1

 
1,478

Camden Sea Palms
 
1990
 
891
 
138
 
96.4

 
1,747

San Diego/Inland Empire
 
 
 
 
 
 
 
 
 
 
Camden Landmark
 
2006
 
982
 
469
 
95.3

 
1,423

Camden Old Creek
 
2007
 
1,037
 
350
 
96.9

 
1,803

Camden Sierra at Otay Ranch
 
2003
 
962
 
422
 
95.7

 
1,702

Camden Tuscany
 
2003
 
896
 
160
 
96.7

 
2,339

Camden Vineyards
 
2002
 
1,053
 
264
 
96.2

 
1,383

COLORADO
 
 
 
 
 
 
 
 
 
 
Denver
 
 
 
 
 
 
 
 
 
 
Camden Belleview Station
 
2009
 
888
 
270
 
94.8

 
1,327

Camden Caley
 
2000
 
925
 
218
 
97.3

 
1,259

Camden Denver West
 
1997
 
1,015
 
320
 
95.4

 
1,476

Camden Flatirons (4)
 
2015
 
960
 
424
 
Lease-up

 
1,425

Camden Highlands Ridge
 
1996
 
1,149
 
342
 
95.3

 
1,509

Camden Interlocken
 
1999
 
1,010
 
340
 
96.7

 
1,401

Camden Lakeway
 
1997
 
932
 
451
 
96.2

 
1,306

WASHINGTON DC METRO
 
 
 
 
 
 
 
 
 
 
Camden Ashburn Farm
 
2000
 
1,062
 
162
 
96.2

 
1,508

Camden Clearbrook
 
2007
 
1,048
 
297
 
94.2

 
1,382

Camden College Park (5)
 
2008
 
942
 
508
 
93.6

 
1,546

Camden Dulles Station
 
2009
 
978
 
382
 
96.5

 
1,617


10

Table of Contents

 
 
OPERATING PROPERTIES
Property and Location
 
Year Placed
in Service
 
Average Apartment
Size (Sq. Ft.)
 
Number of
Apartments
 
2015 Average
Occupancy  (1)
 
2015 Average
Monthly Rental
Rate per
Apartment (2)
Camden Fair Lakes
 
1999
 
1,056
 
530
 
96.6
%
 
$
1,688

Camden Fairfax Corner
 
2006
 
934
 
489
 
95.7

 
1,740

Camden Fallsgrove
 
2004
 
996
 
268
 
94.7

 
1,742

Camden Grand Parc
 
2002
 
674
 
105
 
96.4

 
2,400

Camden Lansdowne
 
2002
 
1,006
 
690
 
96.3

 
1,462

Camden Largo Town Center
 
2000/2007
 
1,027
 
245
 
94.1

 
1,593

Camden Monument Place
 
2007
 
856
 
368
 
95.9

 
1,518

Camden NoMa
 
2014
 
770
 
321
 
94.3

 
2,123

Camden Potomac Yard
 
2008
 
835
 
378
 
96.3

 
1,988

Camden Roosevelt
 
2003
 
856
 
198
 
94.8

 
2,589

Camden Russett
 
2000
 
992
 
426
 
95.7

 
1,445

Camden Silo Creek
 
2004
 
975
 
284
 
97.0

 
1,475

Camden South Capitol (6)
 
2013
 
821
 
276
 
94.1

 
2,092

Camden Summerfield
 
2008
 
957
 
291
 
95.8

 
1,628

Camden Summerfield II
 
2012
 
936
 
187
 
94.2

 
1,629

FLORIDA
 
 
 
 
 
 
 
 
 
 
Southeast Florida
 
 
 
 
 
 
 
 
 
 
Camden Aventura
 
1995
 
1,108
 
379
 
96.1

 
1,868

Camden Boca Raton (3)
 
2014
 
843
 
261
 
95.7

 
1,875

Camden Brickell
 
2003
 
937
 
405
 
97.3

 
1,993

Camden Doral
 
1999
 
1,120
 
260
 
96.7

 
1,793

Camden Doral Villas
 
2000
 
1,253
 
232
 
96.8

 
1,884

Camden Las Olas
 
2004
 
1,043
 
420
 
96.4

 
1,968

Camden Plantation
 
1997
 
1,201
 
502
 
97.0

 
1,502

Camden Portofino
 
1995
 
1,112
 
322
 
96.8

 
1,507

Orlando
 
 
 
 
 
 
 
 
 
 
Camden Hunter’s Creek
 
2000
 
1,075
 
270
 
96.9

 
1,185

Camden Lago Vista
 
2005
 
955
 
366
 
96.3

 
1,035

Camden LaVina
 
2012
 
970
 
420
 
94.9

 
1,121

Camden Lee Vista
 
2000
 
937
 
492
 
96.2

 
1,000

Camden Orange Court
 
2008
 
817
 
268
 
96.4

 
1,230

Camden Renaissance
 
1996/1998
 
899
 
578
 
94.8

 
916

Camden Town Square
 
2012
 
986
 
438
 
95.6

 
1,182

Camden Waterford Lakes (6)
 
2013
 
971
 
300
 
94.5

 
1,236

Camden World Gateway
 
2000
 
979
 
408
 
96.2

 
1,112

Tampa/St. Petersburg
 
 
 
 
 
 
 
 
 
 
Camden Bay
 
1997/2001
 
943

 
760
 
95.4

 
998

Camden Lakes
 
1982/1983
 
732

 
688
 
95.6

 
834

Camden Montague
 
2012
 
975

 
192
 
95.6

 
1,168

Camden Preserve
 
1996
 
942

 
276
 
95.7

 
1,230

Camden Royal Palms
 
2006
 
1,017

 
352
 
96.2

 
1,054

Camden Visconti (6)
 
2007
 
1,125

 
450
 
96.1

 
1,193

Camden Westchase Park
 
2012
 
993

 
348
 
95.3

 
1,298


11

Table of Contents

 
 
OPERATING PROPERTIES
Property and Location
 
Year Placed
in Service
 
Average Apartment
Size (Sq. Ft.)
 
Number of
Apartments
 
2015 Average
Occupancy  (1)
 
2015 Average
Monthly Rental
Rate per
Apartment (2)
Camden Westshore
 
1986
 
728

 
278
 
96.7
%
 
$
971

Camden Woods
 
1986
 
1,223

 
444
 
96.6

 
966

GEORGIA
 
 
 
 
 
 
 
 
 
 
Atlanta
 
 
 
 
 
 
 
 
 
 
Camden Brookwood
 
2002
 
912

 
359
 
96.2

 
1,241

Camden Creekstone
 
2002
 
990

 
223
 
95.6

 
1,127

Camden Deerfield
 
2000
 
1,187

 
292
 
95.4

 
1,268

Camden Dunwoody
 
1997
 
1,007

 
324
 
96.1

 
1,160

Camden Fourth Ward
 
2014
 
847

 
276
 
95.2

 
1,551

Camden Midtown Atlanta
 
2001
 
935

 
296
 
94.4

 
1,287

Camden Paces (4)
 
2015
 
1,407

 
379
 
Lease-up

 
2,533

Camden Peachtree City
 
2001
 
1,027

 
399
 
95.4

 
1,143

Camden Phipps (6)
 
1996
 
1,018

 
234
 
96.2

 
1,472

Camden Shiloh
 
1999/2002
 
1,143

 
232
 
96.5

 
1,106

Camden St. Clair
 
1997
 
999

 
336
 
96.1

 
1,192

Camden Stockbridge
 
2003
 
1,009

 
304
 
95.8

 
858

Camden Vantage
 
2010
 
901

 
592
 
96.0

 
1,236

NEVADA
 
 
 
 
 
 
 
 
 
 
Las Vegas
 
 
 
 
 
 
 
 
 
 
Camden Bel Air
 
1988/1995
 
943

 
528
 
94.5

 
770

Camden Breeze
 
1989
 
846

 
320
 
95.5

 
789

Camden Canyon
 
1995
 
987

 
200
 
95.7

 
940

Camden Commons
 
1988
 
936

 
376
 
95.8

 
814

Camden Cove
 
1990
 
898

 
124
 
96.1

 
766

Camden Del Mar
 
1995
 
986

 
560
 
95.8

 
1,000

Camden Fairways
 
1989
 
896

 
320
 
95.4

 
939

Camden Hills
 
1991
 
439

 
184
 
95.6

 
543

Camden Legends
 
1994
 
792

 
113
 
96.1

 
862

Camden Palisades
 
1991
 
905

 
624
 
95.0

 
762

Camden Pines
 
1997
 
982

 
315
 
95.3

 
869

Camden Pointe
 
1996
 
983

 
252
 
95.8

 
780

Camden Summit
 
1995
 
1,187

 
234
 
95.5

 
1,154

Camden Tiara
 
1996
 
1,043

 
400
 
95.2

 
923

Camden Vintage
 
1994
 
978

 
368
 
95.3

 
749

NORTH CAROLINA
 
 
 
 
 
 
 
 
 
 
Charlotte
 
 
 
 
 
 
 
 
 
 
Camden Ballantyne
 
1998
 
1,045

 
400
 
96.2

 
1,189

Camden Cotton Mills
 
2002
 
905

 
180
 
96.4

 
1,439

Camden Dilworth
 
2006
 
857

 
145
 
97.1

 
1,386

Camden Fairview
 
1983
 
1,036

 
135
 
97.5

 
1,109

Camden Foxcroft
 
1979
 
940

 
156
 
96.3

 
955

Camden Grandview
 
2000
 
1,057

 
266
 
96.4

 
1,583

Camden Sedgebrook
 
1999
 
972

 
368
 
96.6

 
1,024


12

Table of Contents

 
 
OPERATING PROPERTIES
Property and Location
 
Year Placed
in Service
 
Average Apartment
Size (Sq. Ft.)
 
Number of
Apartments
 
2015 Average
Occupancy  (1)
 
2015 Average
Monthly Rental
Rate per
Apartment (2)
Camden Simsbury
 
1985
 
874

 
100
 
96.9
%
 
$
1,091

Camden South End Square
 
2003
 
882

 
299
 
96.8

 
1,332

Camden Southline (4) (6)
 
2015
 
831

 
266
 
Lease-up

 
1,392

Camden Stonecrest
 
2001
 
1,098

 
306
 
96.7

 
1,237

Camden Touchstone
 
1986
 
899

 
132
 
97.1

 
926

Raleigh
 
 
 
 
 
 
 
 
 
 
Camden Asbury Village (6)
 
2009
 
1,009

 
350
 
96.3

 
1,083

Camden Crest
 
2001
 
1,013

 
438
 
93.0

 
972

Camden Governor’s Village
 
1999
 
1,046

 
242
 
94.8

 
964

Camden Lake Pine
 
1999
 
1,066

 
446
 
96.1

 
996

Camden Manor Park
 
2006
 
966

 
484
 
95.5

 
987

Camden Overlook
 
2001
 
1,060

 
320
 
96.1

 
1,117

Camden Reunion Park
 
2000/2004
 
972

 
420
 
94.6

 
867

Camden Westwood
 
1999
 
1,027

 
354
 
94.7

 
933

TEXAS
 
 
 
 
 
 
 
 
 
 
Austin
 
 
 
 
 
 
 
 
 
 
Camden Amber Oaks (6)
 
2009
 
862

 
348
 
95.9

 
990

Camden Amber Oaks II (6)
 
2012
 
910

 
244
 
95.2

 
1,080

Camden Brushy Creek (6)
 
2008
 
882

 
272
 
95.8

 
1,030

Camden Cedar Hills
 
2008
 
911

 
208
 
96.3

 
1,168

Camden Gaines Ranch
 
1997
 
955

 
390
 
95.9

 
1,302

Camden Huntingdon
 
1995
 
903

 
398
 
95.3

 
1,015

Camden La Frontera (3)
 
2015
 
901

 
300
 
95.3

 
1,108

Camden Lamar Heights (3)
 
2015
 
838

 
314
 
96.1

 
1,332

Camden Shadow Brook (6)
 
2009
 
909

 
496
 
95.9

 
1,068

Camden Stoneleigh
 
2001
 
908

 
390
 
95.7

 
1,168

Corpus Christi
 
 
 
 
 
 
 
 
 
 
Camden Breakers
 
1996
 
868

 
288
 
95.1

 
1,169

Camden Copper Ridge
 
1986
 
775

 
344
 
92.8

 
879

Camden Miramar (7)
 
1994-2014
 
494

 
1,005
 
73.8

 
1,074

Camden South Bay (6)
 
2007
 
1,055

 
270
 
95.3

 
1,262

Dallas/Fort Worth
 
 
 
 
 
 
 
 
 
 
Camden Addison
 
1996
 
942

 
456
 
96.0

 
1,047

Camden Belmont
 
2010/2012
 
945

 
477
 
95.4

 
1,379

Camden Buckingham
 
1997
 
919

 
464
 
96.6

 
1,085

Camden Centreport
 
1997
 
911

 
268
 
96.5

 
1,008

Camden Cimarron
 
1992
 
772

 
286
 
96.5

 
1,040

Camden Design District (6)
 
2009
 
939

 
355
 
96.9

 
1,306

Camden Farmers Market
 
2001/2005
 
932

 
904
 
95.5

 
1,190

Camden Henderson
 
2012
 
967

 
106
 
96.6

 
1,496

Camden Legacy Creek
 
1995
 
831

 
240
 
96.9

 
1,104

Camden Legacy Park
 
1996
 
871

 
276
 
96.5

 
1,119

Camden Panther Creek (6)
 
2009
 
946

 
295
 
95.8

 
1,109


13

Table of Contents

 
 
OPERATING PROPERTIES
Property and Location
 
Year Placed
in Service
 
Average Apartment
Size (Sq. Ft.)
 
Number of
Apartments
 
2015 Average
Occupancy  (1)
 
2015 Average
Monthly Rental
Rate per
Apartment (2)
Camden Riverwalk (6)
 
2008
 
982

 
600
 
95.2
%
 
$
1,318

Camden Valley Park
 
1986
 
743

 
516
 
96.6

 
954

Houston
 
 
 
 
 
 
 
 
 
 
Camden City Centre
 
2007
 
932

 
379
 
95.7

 
1,649

Camden City Centre II
 
2013
 
868

 
268
 
96.7

 
1,718

Camden Cypress Creek (6)
 
2009
 
993

 
310
 
95.2

 
1,250

Camden Downs at Cinco Ranch (6)
 
2004
 
1,075

 
318
 
95.4

 
1,266

Camden Grand Harbor (6)
 
2008
 
959

 
300
 
94.8

 
1,186

Camden Greenway
 
1999
 
861

 
756
 
96.5

 
1,416

Camden Heights (6)
 
2004
 
927

 
352
 
95.0

 
1,547

Camden Holly Springs
 
1999
 
934

 
548
 
94.6

 
1,251

Camden Midtown
 
1999
 
844

 
337
 
95.3

 
1,701

Camden Northpointe (6)
 
2008
 
940

 
384
 
95.8

 
1,091

Camden Oak Crest
 
2003
 
870

 
364
 
95.4

 
1,114

Camden Park
 
1995
 
866

 
288
 
94.0

 
1,097

Camden Plaza
 
2007
 
915

 
271
 
96.6

 
1,572

Camden Post Oak
 
2003
 
1,200

 
356
 
92.6

 
2,581

Camden Royal Oaks
 
2006
 
923

 
236
 
97.7

 
1,280

Camden Royal Oaks II
 
2012
 
1,054

 
104
 
95.6

 
1,489

Camden Spring Creek (6)
 
2004
 
1,080

 
304
 
94.5

 
1,236

Camden Stonebridge
 
1993
 
845

 
204
 
94.8

 
1,101

Camden Sugar Grove
 
1997
 
921

 
380
 
95.3

 
1,126

Camden Travis Street
 
2010
 
819

 
253
 
96.0

 
1,609

Camden Vanderbilt
 
1996/1997
 
863

 
894
 
95.4

 
1,459

Camden Whispering Oaks
 
2008
 
934

 
274
 
95.0

 
1,269

Camden Woodson Park (6)
 
2008
 
916

 
248
 
96.3

 
1,161

Camden Yorktown (6)
 
2008
 
995

 
306
 
94.8

 
1,182

 
(1)
Represents average physical occupancy for the year except as noted.
(2)
The average monthly rental rate per apartment incorporates vacant units and tenant concessions calculated on a straight-line basis over the life of the lease.
(3)
Development property stabilized during 2015—average occupancy calculated from date at which occupancy exceeded 90% through December 31, 2015.
(4)
Property under lease-up at December 31, 2015.
(5)
Property 100% owned at December 31, 2015. We previously owned the property through a fully consolidated joint venture in which we owned a 99.9% interest. We purchased the remaining interest from an unaffiliated third party in 2015.
(6)
Property owned through an unconsolidated joint venture in which we currently own a 31.3% interest. The remaining interest is owned by an unaffiliated third party.
(7)
Miramar is a student housing project for Texas A&M at Corpus Christi. Average occupancy includes summer months which are normally subject to high vacancies.
Item 3. Legal Proceedings
None.
Item 4. Mine Safety Disclosures
None.

14

Table of Contents

PART II
Item 5. Market for Registrant’s Common Equity, Related Shareholder Matters and Issuer Purchases of Equity Securities
The high and low closing prices per share of our common shares, as reported on the New York Stock Exchange composite tape under the symbol “CPT,” and distributions per share declared for the quarters indicated are as follows:
 
 
High
 
Low
 
Distributions
2015 Quarters:
 
 
 
 
 
First
$
80.92

 
$
72.37

 
$
0.70

Second
79.11

 
73.03

 
0.70

Third
81.28

 
69.45

 
0.70

Fourth
79.04

 
73.56

 
0.70

2014 Quarters:
 
 
 
 
 
First
$
67.59

 
$
57.64

 
$
0.66

Second
72.08

 
66.69

 
0.66

Third
75.51

 
67.83

 
0.66

Fourth
77.87

 
68.47

 
0.66

In the first quarter of 2016, the Company's Board of Trust Managers increased the quarterly dividend rate from $0.70 to $0.75 per common share. Future dividend payments are paid at the discretion of the Board of Trust Managers and depend on cash flows generated from operations, the Company's financial condition and capital requirements, distribution requirements under the REIT provisions of the Internal Revenue Code of 1986, as amended, and other factors which may be deemed relevant by our Board of Trust Managers. Assuming similar dividend distributions for the remainder of 2016, our annualized dividend rate for 2016 would be $3.00.


15

Table of Contents

This graph assumes the investment of $100 on December 31, 2010 and quarterly reinvestment of dividends. (Source: SNL Financial LC)
 
 
Years Ended December 31,
Index
2011
 
2012
 
2013
 
2014
 
2015
Camden Property Trust
$
119.25

 
$
135.25

 
$
117.29

 
$
158.15

 
$
170.68

FTSE NAREIT Equity
108.29

 
127.85

 
131.01

 
170.49

 
175.94

S&P 500
102.11

 
118.45

 
156.82

 
178.28

 
180.75

Russell 2000
95.82

 
111.49

 
154.78

 
162.35

 
155.18


As of February 11, 2016, there were approximately 432 shareholders of record and approximately 37,571 beneficial owners of our common shares.
In May 2012, we created an ATM share offering program through which we could, but had no obligation to, sell common shares having an aggregate offering price of up to $300 million (the "2012 ATM program"), in amounts and at times as we determined, into the existing trading market at current market prices as well as through negotiated transactions. During the year ended December 31, 2013, we issued approximately 0.6 million common shares at an average price of $73.73 per share for total net consideration of approximately $40.0 million. During the year ended December 31, 2014, we issued approximately 0.7 million common shares at an average price of $74.60 per share for total net consideration of approximately $50.5 million under the 2012 ATM program. These amounts were used for general corporate purposes, which included repayment of outstanding balances on our unsecured credit facility and short-term borrowings, and funding for development, redevelopment, and capital improvement activities. The 2012 ATM program was terminated in the fourth quarter of 2014, and no further common shares are available for sale under this program.
In November 2014, we created an ATM share offering program through which we can, but have no obligation to, sell common shares having an aggregate offering price of up to $331.3 million (the "2014 ATM program"), in amounts and at times as we determine, into the existing trading market at current market prices as well as through negotiated transactions. During the

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year ended December 31, 2014, we issued approximately 0.2 million common shares at an average price of $76.28 per share for total net consideration of approximately $15.7 million. These amounts were used for general corporate purposes, which included funding for development, redevelopment, and capital improvement projects. There were no shares sold during the year ended December 31, 2015 under the 2014 ATM program. We intend to use the remaining net proceeds from any future sales under the 2014 ATM program for general corporate purposes, which may include funding for development, redevelopment, and capital improvement projects, financing for acquisitions, the redemption or other repurchase of outstanding debt or equity securities, reducing future borrowings under our unsecured credit facilities, and the repayment of other indebtedness. As of the date of this filing, we had common shares having an aggregate offering price of up to $315.3 million remaining available for sale under the 2014 ATM program. Actual sales from time to time may depend on a variety of factors including, among others, market conditions, the trading price of our common shares, and determinations by management of the appropriate sources of funding for us.
See Part III, Item 12, for a description of securities authorized for issuance under equity compensation plans.
In January 2008, our Board of Trust Managers approved an increase of the April 2007 repurchase plan to allow for the repurchase of up to $500 million of our common equity securities through open market purchases, block purchases, and privately negotiated transactions. Under this program, we repurchased 4.3 million shares for a total of approximately $230.2 million from April 2007 through December 31, 2008 and there have not been any shares repurchased subsequent to that date. As of the date of this filing, the remaining dollar value of our common equity securities authorized to be repurchased under the program was approximately $269.8 million.

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Item 6. Selected Financial Data
The following table provides selected financial data relating to our historical financial condition and results of operations as of and for each of the years ended December 31, 2011 through 2015. This data should be read in conjunction with Item 7, “Management’s Discussion and Analysis of Financial Condition and Results of Operations” and the consolidated financial statements and related notes.
COMPARATIVE SUMMARY OF SELECTED FINANCIAL AND PROPERTY DATA
 
 
Year Ended December 31,
(in thousands, except per share amounts and property data)
2015
 
2014
 
2013
 
2012
 
2011
Operating Data (a)
 
 
 
 
 
 
 
 
 
Total property revenues
$
892,928

 
$
843,978

 
$
788,851

 
$
698,318

 
$
599,401

Total property expenses
321,716

 
305,308

 
285,691

 
256,430

 
230,212

Total non-property income
7,332

 
14,611

 
21,197

 
16,407

 
21,395

Total other expenses
428,866

 
415,224

 
392,478

 
373,254

 
352,627

Income from continuing operations attributable to common shareholders
249,315

 
292,089

 
151,594

 
154,116

 
7,383

Net income attributable to common shareholders
249,315

 
292,089

 
336,364

 
283,390

 
49,379

Earnings per common share from continuing operations:
 
 
 
 
 
 
 
 
 
Basic
$
2.77

 
$
3.29

 
$
1.70

 
$
1.81

 
$
0.09

Diluted
2.76

 
3.27

 
1.69

 
1.79

 
0.09

Total earnings per common share:
 
 
 
 
 
 
 
 
 
Basic
$
2.77

 
$
3.29

 
$
3.82

 
$
3.35

 
$
0.67

Diluted
2.76

 
3.27

 
3.78

 
3.30

 
0.66

Distributions declared per common share
$
2.80

 
$
2.64

 
$
2.52

 
$
2.24

 
$
1.96

Balance Sheet Data (at end of year)
 
 
 
 
 
 
 
 
 
Total real estate assets, at cost (b)
$
7,858,354

 
$
7,485,088

 
$
7,114,336

 
$
6,749,523

 
$
5,875,515

Total assets (c)
6,037,612

 
6,043,981

 
5,619,354

 
5,372,666

 
4,610,532

Notes payable (c)
2,724,687

 
2,730,613

 
2,517,979

 
2,497,962

 
2,420,569

Non-qualified deferred compensation share awards
79,364

 
68,134

 
47,180

 

 

Perpetual preferred units

 

 

 

 
97,925

Equity
2,892,896

 
2,888,409

 
2,760,181

 
2,626,708

 
1,827,768

Other Data
 
 
 
 
 
 
 
 
 
Cash flows provided by (used in):
 
 
 
 
 
 
 
 
 
Operating activities
$
423,238

 
$
418,528

 
$
404,291

 
$
324,267

 
$
244,834

Investing activities
(293,308
)
 
(325,886
)
 
(258,985
)
 
(527,685
)
 
(187,364
)
Financing activities
(273,231
)
 
43,482

 
(154,181
)
 
174,928

 
(172,886
)
Funds from operations – diluted (d)
414,497

 
378,043

 
368,321

 
313,337

 
207,535

Adjusted funds from operations – diluted (d)
350,328

 
318,189

 
301,291

 
250,292

 
153,830

Property Data
 
 
 
 
 
 
 
 
 
Number of operating properties (at the end of year) (e)
172
 
168

 
170

 
193

 
196

Number of operating apartment homes (at end of year) (e)
59,792
 
58,948

 
59,899

 
65,775

 
66,997

Number of operating apartment homes (weighted average) (f)
52,006
 
52,833

 
54,181

 
54,194

 
50,905

Weighted average monthly total property revenue per apartment home
$
1,431

 
$
1,331

 
$
1,270

 
$
1,207

 
$
1,142

Properties under development (at end of period)
8
 
13

 
14

 
9

 
10

(a)
Excludes discontinued operations. See Note 2, "Summary of Significant Accounting Policies and Recent Accounting Pronouncements," and Note 7, "Acquisitions, Dispositions, Impairment, and Discontinued Operations," in the notes to Consolidated Financial Statements for further discussion of discontinued operations.
(b)
Includes properties held for sale at net book value at December 31, 2014, 2012 and 2011.

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(c)
All periods presented have been changed to reflect our adoption of Accounting Standards Update 2015-03 (“ASU 2015-03”), “Simplifying the Presentation of Debt Issuance Costs” (as supplemented by Accounting Standards Update 2015-15 [“ASU 2015-15”], “Presentation and Subsequent Measurement of Debt Issuance Costs Associated with Line-of-Credit Arrangements”) at December 31, 2015, which required retrospective application.
(d)
Management considers Funds from Operations (“FFO”) and adjusted FFO ("AFFO") to be appropriate measures of the financial performance of an equity REIT. The National Association of Real Estate Investment Trusts (“NAREIT”) currently defines FFO as net income (computed in accordance with accounting principles generally accepted in the United States of America (“GAAP”)), excluding gains (or losses) associated with previously depreciated operating properties, real estate depreciation and amortization, impairments of depreciable assets, and adjustments for unconsolidated joint ventures. Our calculation of diluted FFO also assumes conversion of all potentially dilutive securities, including certain non-controlling interests, which are convertible into common shares. We consider FFO to be an appropriate supplemental measure of operating performance because, by excluding gains or losses on dispositions of operating properties, and depreciation, FFO can assist in the comparison of the operating performance of a company’s real estate investments between periods or to different companies. AFFO is calculated utilizing FFO less recurring capitalized expenditures which are necessary to help preserve the value of and maintain the functionality at our communities. We also consider AFFO to be a useful supplemental measure because it is frequently used by analysts and investors to evaluate a REIT's operating performance between periods or different companies. Our definition of recurring capital expenditures may differ from other REITs, and there can be no assurance our basis for computing this measure is comparable to other REITs. To facilitate a clear understanding of our consolidated historical operating results, we believe FFO and AFFO should be examined in conjunction with net income attributable to common shareholders as presented in the consolidated statements of income and comprehensive income and data included elsewhere in this report. FFO and AFFO are not defined by GAAP and should not be considered alternatives to net income attributable to common shareholders as an indication of our operating performance. Additionally, FFO and AFFO as disclosed by other REITs may not be comparable to our calculation. See "Funds from Operations and Adjusted FFO" in Item 7 "Management's Discussion and Analysis of Financial Condition and Results of Operations" for reconciliations of net income attributable to common shareholders to FFO and AFFO.
(e)
Includes properties held for sale at December 31, 2014, 2012 and 2011.
(f)
Excludes apartment homes owned in joint ventures.


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Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations
The following discussion should be read in conjunction with the consolidated financial statements and notes appearing elsewhere in this report. Historical results and trends which might appear in the consolidated financial statements should not be interpreted as being indicative of future operations.
We consider portions of this report to be “forward-looking” within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934, both as amended, with respect to our expectations for future periods. Forward-looking statements do not discuss historical fact, but instead include statements related to expectations, projections, intentions, or other items relating to the future; forward-looking statements are not guarantees of future performance, results, or events. Although we believe the expectations reflected in our forward-looking statements are based upon reasonable assumptions, we can give no assurance our expectations will be achieved. Any statements contained herein which are not statements of historical fact should be deemed forward-looking statements. Reliance should not be placed on these forward-looking statements as these statements are subject to known and unknown risks, uncertainties, and other factors beyond our control and could differ materially from our actual results and performance.
Factors which may cause our actual results or performance to differ materially from those contemplated by forward-looking statements include, but are not limited to, the following:
 
Volatility in capital and credit markets, or other unfavorable changes in economic conditions, either nationally or regionally in one or more of the markets in which we operate, could adversely impact us;
Short-term leases expose us to the effects of declining market rents;
Competition could limit our ability to lease apartments or increase or maintain rental income;
We face risks associated with land holdings and related activities;
Potential reforms to Fannie Mae and Freddie Mac could adversely affect us;
Development, redevelopment and construction risks could impact our profitability;
Investments through joint ventures and discretionary funds involve risks not present in investments in which we are the sole investor;
Competition could adversely affect our ability to acquire properties;
Our acquisition strategy may not produce the cash flows expected;
Tax matters, including failure to qualify as a REIT, could have adverse consequences;
Litigation risks could affect our business;
Losses from catastrophes may exceed our insurance coverage;
A cybersecurity incident and other technology disruptions could negatively impact our business;
We have significant debt, which could have adverse consequences;
Insufficient cash flows could limit our ability to make required payments for debt obligations or pay distributions to shareholders;
Issuances of additional debt may adversely impact our financial condition;
We may be unable to renew, repay, or refinance our outstanding debt;
Variable rate debt is subject to interest rate risk;
Failure to maintain our current credit ratings could adversely affect our cost of funds, related margins, liquidity, and access to capital markets;
Share ownership limits and our ability to issue additional equity securities may prevent takeovers beneficial to shareholders;
Our share price will fluctuate; and
The form, timing and amount of dividend distributions in future periods may vary and be impacted by economic and other considerations.
These forward-looking statements represent our estimates and assumptions as of the date of this report, and we assume no obligation to update or supplement forward-looking statements because of subsequent events.

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Executive Summary
We are primarily engaged in the ownership, management, development, redevelopment, acquisition, and construction of multifamily apartment communities. As of December 31, 2015, we owned interests in, operated, or were developing 180 multifamily properties comprised of 62,649 apartment homes across the United States as detailed in the following Property Portfolio table. In addition, we own other land holdings which we may develop into multifamily apartment communities in the future.
Property Operations
Our results for the year ended December 31, 2015 reflect an increase in same store revenues of 5.2% as compared to 2014. We believe this increase was due to the continuation of improving economic conditions, including job growth, favorable demographics, a manageable supply of new multifamily housing, and in part to more individuals choosing to rent versus buy as evidenced by the moderating level of homeownership rates, all of which have resulted in higher rental rates and average occupancy levels. We believe U.S. economic and employment growth is likely to continue during the remainder of 2016 and the supply of new multifamily homes, although increasing, will likely remain at manageable levels. If economic conditions were to worsen, our operating results could be adversely affected.
Construction Activity
At December 31, 2015, we had eight projects under construction to be comprised of 2,857 apartment homes, with initial occupancy scheduled to occur within the next 23 months. As of December 31, 2015, we estimate the additional cost to complete the construction of the eight projects to be approximately $310.1 million.
Acquisitions
During the year ended December 31, 2015, we acquired three land parcels comprised of 58.1 acres of land located in Phoenix, Arizona, Los Angeles, California and Gaithersburg, Maryland for approximately $59.1 million.
Dispositions
During the year ended December 31, 2015, we sold three operating properties comprised of 1,376 apartment homes located in Austin, Texas and Tampa and Brandon, Florida for approximately $147.4 million and we recognized a gain of approximately $104.0 million relating to these property sales. We also sold two land holdings adjacent to operating properties in Dallas and Houston, Texas for approximately $1.1 million and recognized a gain of approximately $0.3 million.
Future Outlook
Subject to market conditions, we intend to continue to seek opportunities to develop, redevelop and acquire existing communities. We also intend to evaluate our operating property and land development portfolio and plan to continue our practice of selective dispositions as market conditions warrant and opportunities arise. We expect to strengthen our capital and liquidity positions by continuing to focus on our core fundamentals which we believe are generating positive cash flows from operations, maintaining appropriate debt levels and leverage ratios, and controlling overhead costs. We anticipate meeting our near-term liquidity requirements through a combination of one or more of the following: cash flows generated from operations, draws on our unsecured credit facility or other short-term borrowings, proceeds from property dispositions, the use of debt and equity offerings under our automatic shelf registration statement, equity issued from our ATM share offering program, other unsecured borrowings, and secured mortgages.
As of December 31, 2015, we had approximately $10.6 million in cash and cash equivalents, $225.0 million outstanding on our $600 million unsecured credit facility, $19.0 million outstanding on our $40 million unsecured short-term borrowing facility and, as of the date of this filing, we had common shares having an aggregate offering price of up to $315.3 million remaining available for sale under our 2014 ATM program. We believe payments on debt maturing in 2016 are manageable at approximately $19.0 million, which represents approximately 0.7% of our total outstanding debt and consists of amounts outstanding under our unsecured short-term borrowing facility. We believe we are well-positioned with a strong balance sheet and sufficient liquidity to cover near-term debt maturities and new development, redevelopment, and other capital funding requirements. We will, however, continue to assess and take further actions we believe are prudent to meet our objectives and capital requirements.

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Property Portfolio
Our multifamily property portfolio is summarized as follows:
 
 
December 31, 2015
 
December 31, 2014
 
Apartment
Homes
 
Properties
 
Apartment
Homes
 
Properties
Operating Properties
 
 
 
 
 
 
 
Houston, Texas
8,434

 
24

 
8,434

 
24

Washington, D.C. Metro
6,405

 
19

 
6,405

 
19

Dallas, Texas
5,243

 
13

 
5,243

 
13

Las Vegas, Nevada
4,918

 
15

 
4,918

 
15

Atlanta, Georgia
4,246

 
13

 
3,867

 
12

Tampa, Florida
3,788

 
9

 
4,880

 
11

Orlando, Florida
3,540

 
9

 
3,540

 
9

Austin, Texas
3,360

 
10

 
3,030

 
9

Raleigh, North Carolina
3,054

 
8

 
3,054

 
8

Los Angeles/Orange County, California
2,784

 
7

 
2,481

 
6

Southeast Florida
2,781

 
8

 
2,781

 
8

Charlotte, North Carolina
2,753

 
12

 
2,487

 
11

Phoenix, Arizona
2,549

 
9

 
2,315

 
8

Denver, Colorado
2,365

 
7

 
1,941

 
6

Corpus Christi, Texas
1,907

 
4

 
1,907

 
4

San Diego/Inland Empire, California
1,665

 
5

 
1,665

 
5

Total Operating Properties
59,792

 
172

 
58,948

 
168



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December 31, 2015
 
December 31, 2014
 
Apartment
Homes
 
Properties
 
Apartment
Homes
 
Properties
Properties Under Construction
 
 
 
 
 
 
 
Washington, D.C. Metro
862

 
2

 

 

Dallas, Texas
423

 
1

 
423

 
1

Phoenix, Arizona
380

 
1

 
614

 
2

Charlotte, North Carolina
323

 
1

 
589

 
2

Houston, Texas
315

 
1

 
315

 
1

Los Angeles/Orange County, California
287

 
1

 
590

 
2

Denver, Colorado
267

 
1

 
691

 
2

Austin, Texas

 

 
614

 
2

Atlanta, Georgia

 

 
379

 
1

Total Properties Under Construction
2,857

 
8

 
4,215

 
13

Total Properties
62,649

 
180

 
63,163

 
181

Less: Unconsolidated Joint Venture Properties (1)
 
 
 
 
 
 
 
Houston, Texas
2,522

 
8

 
2,522

 
8

Austin, Texas
1,360

 
4

 
1,360

 
4

Dallas, Texas
1,250

 
3

 
1,250

 
3

Tampa, Florida
450

 
1

 
450

 
1

Raleigh, North Carolina
350

 
1

 
350

 
1

Orlando, Florida
300

 
1

 
300

 
1

Washington, D.C. Metro
276

 
1

 
276

 
1

Corpus Christi, Texas
270

 
1

 
270

 
1

Charlotte, North Carolina (2)
266

 
1

 
266

 
1

Atlanta, Georgia
234

 
1

 
234

 
1

Total Unconsolidated Joint Venture Properties
7,278

 
22

 
7,278

 
22

Total Properties Fully Consolidated
55,371

 
158

 
55,885

 
159

(1)
Refer to Note 8, “Investments in Joint Ventures,” in the notes to Consolidated Financial Statements for further discussion of our joint venture investments.
(2)
Represents a property under construction at December 31, 2014. Construction was completed in 2015. See Completed Construction in Lease-up below for details.





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Dispositions

During the year ended December 31, 2015, we sold three operating properties as follows:
Dispositions of Consolidated Operating Properties
 
Location
 
Number of Apartment Homes
 
Date of Disposition
Camden Ridgecrest
 
Austin, TX
 
284

 
1/15/2015
Camden Bayside
 
Tampa, FL
 
832

 
1/30/2015
Camden Providence Lakes
 
Brandon, FL
 
260

 
10/7/2015
Consolidated total
 
 
 
1,376

 
 
Stabilized Communities
We generally consider a property stabilized once it reaches 90% occupancy. During the year ended December 31, 2015, stabilization was achieved at five consolidated operating properties as follows:

Stabilized Property and Location
Number of
Apartment
Homes
 
Date of
Construction
Completion
 
Date of
Stabilization
Camden Boca Raton
 
 
 
 
 
Boca Raton, FL
261

 
4Q14
 
2Q15
Camden La Frontera
 
 
 
 
 
Round Rock, TX
300

 
1Q15
 
2Q15
Camden Lamar Heights
 
 
 
 
 
Austin, TX
314

 
1Q15
 
2Q15
Camden Foothills
 
 
 
 
 
Scottsdale, AZ
220

 
4Q14
 
3Q15
Camden Hayden
 
 
 
 
 
Tempe, AZ
234

 
2Q15
 
4Q15
Consolidated total
1,329

 
 
 
 


Completed Construction in Lease-Up
At December 31, 2015, we had three consolidated completed operating properties and one unconsolidated completed operating property in lease-up as follows:
($ in millions)
Property and Location
Number of
Apartment
Homes
 
Cost
Incurred (1)
 
% Leased at 1/24/2016
 
Date of Construction Completion
 
Estimated Date of Stabilization
Consolidated Operating Properties
 
 
 
 
 
 
 
 
 
Camden Flatirons
 
 
 
 
 
 
 
 
 
Denver, CO
424

 
$
79.2

 
88
%
 
3Q15
 
2Q16
Camden Glendale
 
 
 
 
 
 
 
 
 
Glendale, CA
303

 
113.2

 
69

 
3Q15
 
2Q16
Camden Paces
 
 
 
 
 
 
 
 
 
Atlanta, GA
379

 
117.5

 
77

 
4Q15
 
3Q16
Consolidated total
1,106

 
$
309.9

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Unconsolidated Operating Property
 
 
 
 
 
 
 
 
 
Camden Southline
 
 
 
 
 
 
 
 
 
Charlotte, NC
266

 
$
47.2

 
91
%
 
4Q15
 
1Q16
(1)
Excludes leasing costs, which are expensed as incurred.

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Properties Under Development and Land
Our consolidated balance sheet at December 31, 2015 included approximately $491.1 million related to properties under development and land. Of this amount, approximately $358.4 million related to our projects currently under construction. In addition, we had approximately $132.7 million primarily invested in land held for future development and land holdings, which included approximately $126.5 million related to projects we expect to begin constructing during the next two years, and approximately $6.2 million invested in land which we may develop in the future.
Communities Under Construction. At December 31, 2015, we had eight consolidated properties in various stages of construction as follows:
($ in millions)
Property and Location
Number of
Apartment
Homes
 
Estimated
Cost
 
Cost
Incurred
 
Included in
Properties
Under
Development
 
Estimated
Date of
Construction
Completion
 
Estimated
Date of
Stabilization
Consolidated Communities Under Construction
 
 
 
 
 
 
 
 
 
 
 
Camden Chandler (1)
Chandler, AZ
380

 
$
73.0

 
$
66.4

 
$
0.3

 
1Q16
 
4Q16
Camden Gallery
     Charlotte, NC
323

 
58.0

 
50.4

 
50.3

 
3Q16
 
1Q17
Camden Victory Park
Dallas, TX
423

 
82.0

 
67.2

 
67.0

 
3Q16
 
1Q18
The Camden
Los Angeles, CA
287

 
145.0

 
111.7

 
111.6

 
4Q16
 
2Q17
Camden Lincoln Station
Denver, CO
267

 
56.0

 
18.2

 
18.2

 
2Q17
 
1Q18
Camden NoMa II
Washington, DC
405

 
115.0

 
45.5

 
45.5

 
4Q17
 
4Q19
Camden Shady Grove
Rockville, MD
457

 
116.0

 
51.4

 
51.4

 
1Q18
 
4Q19
Camden McGowen Station
Houston, TX
315

 
90.0

 
14.1

 
14.1

 
2Q18
 
3Q19
Consolidated total
2,857

 
$
735.0

 
$
424.9

 
$
358.4

 
 
 
 
(1)    Property in lease-up and was 62% leased at January 24, 2016.

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Development Pipeline Communities. At December 31, 2015, we had the following consolidated communities undergoing development activities:
($ in millions)
Property and Location
Projected
Homes
 
Total Estimated
Cost (1)
 
Cost to Date
Camden Washingtonian
 
 
 
 
 
Gaithersburg, MD
365

 
$
90.0

 
$
18.4

Camden North End (2)(3)
 
 
 
 
 
Phoenix, AZ
1,069

 
225.0

 
38.3

Camden Buckhead
 
 
 
 
 
Atlanta, GA
336

 
80.0

 
22.4

Camden Arts District
 
 
 
 
 
Los Angeles, CA
354

 
150.0

 
13.0

Camden Conte (4)
 
 
 
 
 
Houston, TX
519

 
170.0

 
21.0

Camden Atlantic
 
 
 
 
 
Plantation, FL
286

 
62.0

 
13.4

Total
2,929

 
$
777.0

 
$
126.5

(1)
Represents our estimate of total costs we expect to incur on these projects. However, forward-looking statements are not guarantees of future performance, results, or events. Although we believe these expectations are based upon reasonable assumptions, future events rarely develop exactly as forecasted, and estimates routinely require adjustment.
(2)
Formerly known as Camden Mayo.
(3)
Will be developed in three phases. The estimated units, estimated cost, and cost to date represent all phases.
(4)
Will be developed in two phases. The estimated units, estimated cost, and cost to date represent both phases.

Land Holdings/Other. At December 31, 2015, we had the following investments in land:
($ in millions)
Location
Acres
 
Cost to Date
Las Vegas, NV
19.6

 
$
4.2

Tampa, FL
4.8

 
1.5

Other (1)

 
0.5

Total
24.4

 
$
6.2

(1)
Includes development opportunities in the early phase of the development process for which we either have an option to acquire land or enter into a leasehold interest, or for which we are the buyer under a contract to purchase land.

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Geographic Diversification
At December 31, 2015 and 2014, our real estate assets by various markets, excluding depreciation, investments in joint ventures and properties held for sale, were as follows:
 
($ in thousands)
2015
 
2014
Washington, D.C. Metro
$
1,433,339

 
18.3
%
 
$
1,361,793

 
18.4
%
Los Angeles/Orange County, California
740,976

 
9.5

 
653,750

 
8.8

Houston, Texas
730,576

 
9.3

 
707,894

 
9.5

Atlanta, Georgia
615,972

 
7.9

 
585,066

 
7.9

Southeast Florida
558,521

 
7.1

 
551,938

 
7.4

Phoenix, Arizona
478,373

 
6.1

 
404,138

 
5.5

Dallas, Texas
470,629

 
6.0

 
428,603

 
5.8

Las Vegas, Nevada
437,059

 
5.6

 
423,284

 
5.7

Orlando, Florida
387,547

 
5.0

 
382,012

 
5.1

Denver, Colorado
383,280

 
4.9

 
358,854

 
4.8

Charlotte, North Carolina
351,661

 
4.5

 
325,580

 
4.4

San Diego/Inland Empire, California
328,381

 
4.2

 
326,550

 
4.4

Tampa, Florida
315,643

 
4.0

 
333,723

 
4.5

Raleigh, North Carolina
263,185

 
3.4

 
258,647

 
3.5

Austin, Texas
229,306

 
2.9

 
224,399

 
3.0

Corpus Christi, Texas
100,208

 
1.3

 
95,285

 
1.3

Total
$
7,824,656

 
100.0
%
 
$
7,421,516

 
100.0
%
Results of Operations
Changes in revenues and expenses related to our operating properties from period to period are due primarily to the performance of stabilized properties in the portfolio, the lease-up of newly constructed properties, acquisitions, and dispositions. Where appropriate, comparisons of income and expense for communities included in continuing operations are made on a dollars-per-weighted average apartment home basis in order to adjust for such changes in the number of apartment homes owned during each period. Selected weighted averages for the years ended December 31 are as follows:
 
 
2015
 
2014
 
2013
Average monthly property revenue per apartment home
$
1,431

 
$
1,331

 
$
1,270

Annualized total property expenses per apartment home
$
6,186

 
$
5,779

 
$
5,520

Weighted average number of operating apartment homes owned 100%
52,006

 
52,833

 
51,759

Weighted average occupancy of operating apartment homes owned 100% *
95.7
%
 
95.7
%
 
95.3
%
 
 
 
 
 
 
* Our one student housing community is excluded from this calculation.
 
 
 
 
 


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Property-Level Operating Results (1)
The following tables present the property-level revenues and property-level expenses, excluding discontinued operations, for the year ended December 31, 2015 as compared to 2014 and for the year ended December 31, 2014 as compared to 2013:
 
 
Apartment
Homes at
 
Year Ended
December 31,
 
Change
($ in thousands)
12/31/2015
 
2015
 
2014
 
$
 
%
Property revenues:
 
 
 
 
 
 
 
 
 
Same store communities
47,618

 
$
810,293

 
$
770,328

 
$
39,965

 
5.2
 %
Non-same store communities
3,790

 
59,413

 
30,397

 
29,016

 
95.5

Development and lease-up communities
3,963

 
14,548

 
1,295

 
13,253

 
*
Dispositions/other

 
8,674

 
41,958

 
(33,284
)
 
(79.3
)
Total property revenues
55,371

 
$
892,928

 
$
843,978

 
$
48,950

 
5.8
 %
Property expenses:
 
 
 
 
 
 
 
 
 
Same store communities
47,618

 
$
290,161

 
$
276,003

 
$
14,158

 
5.1
 %
Non-same store communities
3,790

 
22,038

 
11,117

 
10,921

 
98.2

Development and lease-up communities
3,963

 
6,069

 
301

 
5,768

 
*
Dispositions/other

 
3,448

 
17,887

 
(14,439
)
 
(80.7
)
Total property expenses
55,371

 
$
321,716

 
$
305,308

 
$
16,408

 
5.4
 %
* Not a meaningful percentage.
(1)
Same store communities are communities we owned and were stabilized as of January 1, 2014. Non-same store communities are stabilized communities not owned or stabilized as of January 1, 2014. Development and lease-up communities are non-stabilized communities we have acquired or developed since January 1, 2014. Dispositions/other includes operating properties sold subsequent to January 1, 2014, operating properties held for sale and also results from non-multifamily rental properties, below market lease amortization related to acquired communities, and expenses related to land holdings not under active development.
 
 
Apartment
Homes at
 
Year Ended
December 31,
 
Change
($ in thousands)
12/31/2014
 
2014
 
2013
 
$
 
%
Property revenues:
 
 
 
 
 
 
 
 
 
Same store communities
46,069

 
$
730,488

 
$
699,027

 
$
31,461

 
4.5
 %
Non-same store communities
5,386

 
84,440

 
61,761

 
22,679

 
36.7

Development and lease-up communities
4,430

 
3,546

 

 
3,546

 
*
Dispositions/other

 
25,504

 
28,063

 
(2,559
)
 
(9.1
)
Total property revenues
55,885

 
$
843,978

 
$
788,851

 
$
55,127

 
7.0
 %
Property expenses:
 
 
 
 
 
 
 
 
 
Same store communities
46,069

 
$
261,000

 
$
251,331

 
$
9,669

 
3.8
 %
Non-same store communities
5,386

 
32,302

 
22,789

 
9,513

 
41.7

Development and lease-up communities
4,430

 
1,191

 
12

 
1,179

 
*
Dispositions/other

 
10,815

 
11,559

 
(744
)
 
(6.4
)
Total property expenses
55,885

 
$
305,308

 
$
285,691

 
$
19,617

 
6.9
 %
* Not a meaningful percentage.
(1)
Same store communities are communities we owned and were stabilized as of January 1, 2013. Non-same store communities are stabilized communities not owned or stabilized as of January 1, 2013. Development and lease-up communities are non-stabilized communities we have acquired or developed since January 1, 2013. Dispositions/other includes operating properties sold subsequent to January 1, 2013, operating properties held for sale and also results from non-multifamily rental properties, below market lease amortization related to acquired communities, and expenses related to land holdings not under active development.

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Table of Contents

Same Store Analysis
Same store property revenues for the year ended December 31, 2015 increased approximately $40.0 million, or 5.2%, from 2014. Same store rental revenues for the year ended December 31, 2015 increased approximately $28.6 million, or 4.3%, from 2014, primarily due to a 4.1% increase in average rental rates. We believe the increase to rental revenue was due to the continuation of improving economic conditions, including job growth, favorable demographics, a manageable supply of new multifamily housing and more individuals choosing to rent versus buy as evidenced by the moderating level of homeownership rates, all of which have resulted in higher rental rates and average occupancy levels. Additionally, there was an $11.4 million increase in other property revenue during the year ended December 31, 2015 as compared to 2014, primarily due to increases in income from our bulk Internet rebilling program and miscellaneous fee income.
Same store property revenues for the year ended December 31, 2014 increased approximately $31.5 million, or 4.5%, from 2013. Same store rental revenues for the year ended December 31, 2014 increased approximately $27.1 million, or 4.5%, from 2013, primarily due to a 4.0% increase in average rental rates and an increase in average occupancy for our same store portfolio from 95.3% in 2013 to 95.8% in 2014. We believe the increase to rental revenue was due in part to the continuation of the improving economic conditions, including job growth, favorable demographics, a manageable supply of new multifamily housing and more individuals choosing to rent versus buy as evidenced by the moderating level of homeownership rates, all of which have resulted in higher rental rates and average occupancy levels. Additionally, there was a $4.4 million increase in other property revenue during the year ended December 31, 2014 as compared to 2013 primarily due to increases in miscellaneous income combined with ancillary income from our utility rebilling programs.
Property expenses from our same store communities increased approximately $14.2 million, or 5.1%, for the year ended December 31, 2015 as compared to 2014. The increase was primarily due to a $5.8 million, or 6.6%, increase in real estate taxes as a result of increased property valuations at a number of our communities as well as increased costs associated with our bulk Internet rebilling program.
Property expenses from our same store communities increased approximately $9.7 million, or 3.8%, for the year ended December 31, 2014 as compared to 2013. The increase was primarily due to a $4.3 million, or 5.7%, increase in real estate taxes as a result of higher property valuations and property tax rates at a number of our communities. The increase was also due to higher salaries and benefits primarily due to higher medical costs. The increase was also due to higher utility expenses and higher repairs and maintenance costs, and partially offset by a $1.1 million decrease in property insurance expenses due to lower self-insured losses and premiums for the year ended December 31, 2014 as compared to 2013.
Non-same Store and Development and Lease-up Analysis
Property revenues and property expenses from non-same store and development and lease-up communities increased approximately $42.3 million and $16.7 million, respectively, for the year ended December 31, 2015 as compared to 2014. These increases in revenues and expenses in our non-same store communities for 2015 as compared to 2014 were primarily due to the stabilization of one operating property in 2014 and five operating properties in 2015, and the acquisition of one operating property in 2014. These increases in revenues and expenses from our development and lease-up communities for 2015 as compared to 2014 were primarily due to the completion and partial lease up of three properties in 2015 and the partial lease up of one property which was under construction at December 31, 2015.
Property revenues and property expenses from non-same store and development and lease-up communities increased approximately $26.2 million and $10.7 million, respectively, for the year ended December 31, 2014 as compared to 2013. These increases in our non-same store communities for 2014 as compared to 2013 were primarily due to the acquisition of one operating property in 2014 and three operating properties in 2013. These increases were also due to revenues and expenses recognized in 2014 related to the stabilization of one operating property and 75 units at one of our consolidated operating properties in 2014, and the stabilization of three operating properties and an additional 75 units at one of our consolidated operating properties in 2013. The increases in revenues and expenses from our development and lease-up communities for 2014 as compared to 2013 were primarily due to the completion and partial lease up of two properties in 2014 and the partial lease up of four properties which were under construction at December 31, 2014.

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Table of Contents

The following table details the impact of the foregoing on our revenues and expenses:
 
 
For the year ended December 31,
(in millions)
 
2015
 
2014
Revenues from non-same store stabilized properties
 
$
22.3

 
$
8.6

Revenues from development and lease-up properties
 
13.3

 
3.5

Revenues from acquisitions
 
4.5

 
12.8

Other
 
2.2

 
1.3

 
 
$
42.3

 
$
26.2

 
 
 
 
 
Expenses from non-same store stabilized properties
 
$
8.9

 
$
2.4

Expenses from development and lease-up properties
 
5.8

 
1.2

Expenses from acquisitions
 
2.2

 
6.0

Other
 
(0.2
)
 
1.1

 
 
$
16.7

 
$
10.7

Dispositions/Other Property Analysis
Dispositions/other property revenues decreased approximately $33.3 million for the year ended December 31, 2015 as compared to 2014, and decreased approximately $2.6 million for the year ended December 31, 2014 as compared to 2013. The decrease in 2015 was primarily due to the disposition of five operating properties in 2014 and three operating properties in 2015. The decrease in 2014 was primarily due to a $0.9 million decrease in revenue from dispositions due to the timing of completion of the disposition of five operating properties in 2014. The decrease was also due to a lower below market lease amortization of approximately $0.9 million due to the timing of completion of the acquisition of operating properties in 2012 and 2013. Below market leases are generally amortized over approximately six months upon completion of an acquisition, which reflects the remaining average term of acquired leases. The decrease was also due to a decrease in other income of approximately $0.8 million for the year ended December 31, 2014 resulting from our non-multifamily rental properties.
Dispositions/other property expenses decreased approximately $14.4 million for the year ended December 31, 2015 as compared to 2014, and decreased approximately $0.7 million for the year ended December 31, 2014 as compared to 2013. The decrease in 2015 was primarily due to the disposition of five operating properties in 2014 and three operating properties in 2015. The decrease in 2014 was primarily due to lower property taxes expensed on land holdings on which we initiated development activities in the fourth quarter of 2013 as we start capitalizing expenses, including property taxes, on development properties at such time.
Non-Property Income
 
 
Year Ended
December 31,
 
Change
 
Year Ended
December 31,
 
Change
($ in thousands)
2015
 
2014
 
$
 
%
 
2014
 
2013
 
$
 
%
Fee and asset management
$
6,999

 
$
9,832

 
$
(2,833
)
 
(28.8
)%
 
$
9,832

 
$
11,690

 
$
(1,858
)
 
(15.9
)%
Interest and other income
597

 
842

 
(245
)
 
(29.1
)
 
842

 
1,217

 
(375
)
 
(30.8
)
Income (loss) on deferred compensation plans
(264
)
 
3,937

 
(4,201
)
 
(106.7
)
 
3,937

 
8,290

 
(4,353
)
 
(52.5
)
Total non-property income
$
7,332

 
$
14,611

 
$
(7,279
)
 
(49.8
)%
 
$
14,611

 
$
21,197

 
$
(6,586
)
 
(31.1
)%
Fee and asset management income, which represents income related to property management of our joint ventures and fees from third-party construction projects, decreased approximately $2.8 million for the year ended December 31, 2015 as compared to 2014 and decreased approximately $1.9 million for the year ended December 31, 2014 as compared to 2013. The decrease for 2015 as compared to 2014 was primarily due to lower development and construction fees earned due to the timing of development communities started and completed by our funds during 2014 and 2015, and our increase in ownership interest in two of the funds from 20% to 31.3% effective December 23, 2014. We eliminate fee income provided by our funds to the extent of our ownership. The decrease for 2014 as compared to 2013 was primarily due to the sale of 18 operating properties by three of our unconsolidated joint ventures in 2013 and 2014. This decrease was also due to lower construction fees resulting from a reduced level of third-party construction activities and lower development and construction fees earned due to the timing of development communities started and completed by our funds during 2013 and 2014.
 

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Table of Contents

Our deferred compensation plans recognized a loss of approximately $0.3 million in 2015 and recognized income of approximately $3.9 million and $8.3 million in 2014 and 2013, respectively. The net income (loss) for each period was related to the performance of the investments held in deferred compensation plans for participants and was directly offset by the expense (benefit) related to these plans, as discussed below.
Other Expenses
 
 
Year Ended
December 31,
 
Change
 
Year Ended
December 31,
 
Change
($ in thousands)
2015
 
2014
 
$
 
%
 
2014
 
2013
 
$
 
%
Property management
$
23,761

 
$
22,689

 
$
1,072

 
4.7
 %
 
$
22,689

 
$
21,774

 
$
915

 
4.2
 %
Fee and asset management
4,742

 
5,341

 
(599
)
 
(11.2
)
 
5,341

 
5,756

 
(415
)
 
(7.2
)
General and administrative
46,233

 
51,005

 
(4,772
)
 
(9.4
)
 
51,005

 
40,586

 
10,419

 
25.7

Interest
97,312

 
94,906

 
2,406

 
2.5

 
94,906

 
99,784

 
(4,878
)
 
(4.9
)
Depreciation and amortization
257,082

 
237,346

 
19,736

 
8.3

 
237,346

 
216,288

 
21,058

 
9.7

Expense (benefit) on deferred compensation plans
(264
)
 
3,937

 
(4,201
)
 
(106.7
)
 
3,937

 
8,290

 
(4,353
)
 
(52.5
)
Total other expenses
$
428,866

 
$
415,224

 
$
13,642

 
3.3
 %
 
$
415,224

 
$
392,478

 
$
22,746

 
5.8
 %
Property management expense, which represents regional supervision and accounting costs related to property operations, increased approximately $1.1 million for the year ended December 31, 2015 as compared to 2014 and increased approximately $0.9 million for the year ended December 31, 2014 as compared to 2013. These increases were primarily due to increases in salaries, benefits, and incentive compensation expenses. Property management expenses were 2.7% of total property revenues for each of the years ended December 31, 2015 and 2014, and 2.8% of total property revenues for the year ended December 31, 2013.
Fee and asset management expense, which represents expenses related to property management of our joint ventures and fees from third-party construction projects, decreased approximately $0.6 million for the year ended December 31, 2015 as compared to 2014 and decreased approximately $0.4 million for the year ended December 31, 2014 as compared to 2013. The decrease for 2015 as compared to 2014 was primarily due to lower expenses directly related to lower net revenues resulting from our change in ownership interest in two of the funds effective December 23, 2014.
The decrease in fee and asset management expense for 2014 as compared to 2013 was primarily due to decreases in expenses relating to the sale of 18 operating properties by three of our unconsolidated joint ventures in 2013 and 2014. The decrease for 2014 as compared to 2013 was also due to lower expenses relating to the timing of communities started and completed by the funds during 2013 and 2014.
General and administrative expenses decreased approximately $4.8 million during the year ended December 31, 2015 as compared to 2014 and increased approximately $10.4 million during the year ended December 31, 2014 as compared to 2013. General and administrative expenses were 5.1%, 6.0% and 5.1% of total revenues, excluding income (loss) on deferred compensation plans, for the years ended December 31, 2015, 2014 and 2013, respectively. The decrease in 2015 as compared to 2014 was primarily due to approximately $10.0 million in one-time bonuses paid to employees in 2014 relating to the restructuring of the funds in December 2014. Excluding the $10.0 million one-time bonus in 2014, general and administrative expenses increased by approximately $5.2 million in 2015 as compared to 2014, which was primarily related to an increase in salaries, benefits and incentive compensation expenses, partially offset by a slight decrease in professional fees.
The increase in 2014 as compared to 2013 was primarily due to approximately $10.0 million in one-time bonuses paid to employees relating to the restructuring of the funds in December 2014. Excluding this one-time bonus, general and administrative expenses were 4.8% of total revenues, excluding income on deferred compensation plans, for the year ended December 31, 2014.
Interest expense increased approximately $2.4 million for the year ended December 31, 2015 as compared to 2014 and decreased approximately $4.9 million for the year ended December 31, 2014 as compared to 2013. The increase in interest expense in 2015 as compared to 2014 was primarily due to increased interest expense from the issuance of $250 million, 3.68% senior unsecured note payable in September 2014, and lower capitalized interest of approximately $2.9 million during the year ended December 31, 2015, resulting from lower average balances in our development pipeline. The increase in 2015 was also due to an increase in interest expense relating to borrowings on our unsecured credit facility and unsecured short-term

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Table of Contents

borrowing facility as compared to the same period in 2014. The increase in 2015 was partially offset by the repayment of $250 million, 5.08% senior unsecured notes payable in June 2015 and the repayment of two secured notes payable in April and September of 2014.
The decrease in interest expense in 2014 as compared to 2013 was primarily due to higher capitalized interest in 2014 of approximately $6.5 million resulting from higher average balances in our development pipeline. The decrease was also due to the repayment of a secured note payable in April 2014, the repayment of a secured note payable in January 2013 and a net decrease in interest expense relating to the repayment in December 2013 of $200 million, 5.45% senior unsecured notes payable, which was partially offset by the concurrent issuance of $250 million, 4.36% senior unsecured notes payable. The decrease was also partially offset by an increase in interest expense relating to borrowings on our unsecured credit facility in 2014 as compared to 2013, and the issuance in September 2014 of $250 million, 3.68% senior unsecured notes payable.
Depreciation and amortization expense increased approximately $19.7 million during the year ended December 31, 2015 as compared to 2014 and increased approximately $21.1 million during the year ended December 31, 2014 as compared to 2013. The increase in 2015 as compared to 2014 was primarily due to the completion of units in our development pipeline, the completion of repositions, increases in capital improvements placed in service during 2014 and 2015, and the acquisition of one operating property in October 2014. The increase was partially offset by a decrease in depreciation expense related to the dispositions of five operating properties in 2014 and three operating properties in 2015.
The increase in depreciation and amortization expense in 2014 as compared to 2013 was primarily due to the acquisition of three operating properties during 2013 and one operating property during 2014. The increase was also due to the completion of units in our development pipeline, the completion of repositions during 2013 and 2014, and increases in capital improvements placed in service during 2013 and 2014.
Our deferred compensation plans recognized a benefit of approximately $0.3 million in 2015 and recognized expenses of approximately $3.9 million and $8.3 million in 2014 and 2013, respectively. The net expense (benefit) for each period was related to the performance of the investments held in deferred compensation plans for participants and was directly offset by the income (loss) related to these plans, as discussed in the non-property income, above.
Other
 
 
Year Ended
December 31,
 
Change
 
Year Ended
December 31,
 
Change
(in thousands)
2015
 
2014
 
$
 
2014
 
2013
 
$
Gain on sale of operating properties, including land
$
104,288

 
$
159,289

 
$
(55,001
)
 
$
159,289

 
$
698

 
$
158,591

Impairment associated with land holdings

 
(1,152
)
 
1,152

 
(1,152
)
 

 
(1,152
)
Equity in income of joint ventures
6,168

 
7,023

 
(855
)
 
7,023

 
24,865

 
(17,842
)
Income tax expense
(1,872
)
 
(1,903
)
 
31

 
(1,903
)
 
(1,826
)
 
(77
)
The gain on sale of operating properties, including land, for the year ended December 31, 2015 was due to the sale of three operating properties located in Austin, Texas and Tampa and Brandon, Florida for a total gain on sale of operating properties of approximately $104.0 million. The gain was also due to the sale of two land holdings adjacent to operating properties in Dallas and Houston, Texas for a total gain on sale of land of approximately $0.3 million.
The gain in 2014 was due to the sale of five operating properties located in Atlanta, Georgia, Dallas, Texas, Orlando and Tampa, Florida and Charlotte, North Carolina for a total gain on sale of operating properties of approximately $155.7 million. The gain was also due to the sale of approximately 29.3 acres located adjacent to current operating and development communities in Dallas and Houston, Texas and Atlanta, Georgia for a total gain on sale of land of approximately $3.6 million. The gain in 2013 was due to the sale of approximately 3.7 acres located adjacent to current development communities in Atlanta, Georgia and Houston, Texas for a total gain on sale of approximately $0.7 million.
The $1.2 million impairment associated with land holdings in 2014 reflects an impairment charge to the carrying value of a land parcel located in Dallas, Texas. The impairment charge recognized in June 2014 represented the difference between the land holding's carrying value and the fair value based upon the sales contract on this land parcel, which was sold in July 2014.
Equity in income of joint ventures decreased approximately $0.9 million for the year ended December 31, 2015 as compared to 2014, and decreased approximately $17.8 million for the year ended December 31, 2014 as compared to 2013. The decrease in 2015 as compared to 2014 was primarily due to a $3.6 million proportionate share of the gain relating to the sale of two operating properties by the funds in 2014. The decrease was partially offset by an increase in earnings resulting from our increase in ownership interest in two of the funds from 20% to 31.3% effective December 23, 2014. The decrease was further offset by an increase in earnings resulting from higher rental income from the stabilized operating properties owned by

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Table of Contents

the funds and two operating properties owned by the funds reaching stabilization during the third quarter of 2014. In 2014 we recognized our proportionate share of losses while these two properties were in the lease-up phase of operations.
The decrease in 2014 as compared to 2013 was primarily related to recognizing a $16.3 million proportionate share of the gain relating to the sale of 16 operating properties by two of our unconsolidated joint ventures in 2013. Additionally, as a result of achieving certain performance measures as set forth in the joint venture agreement, we recognized a promoted equity interest of approximately $5.1 million related to one of these unconsolidated joint ventures. The decrease was also due to the sale of two operating properties during the first quarter of 2014. The decrease in 2014 was partially offset by a $3.6 million proportionate gain relating to the sale of the two operating properties in the first quarter 2014. The decrease in earnings was further offset by higher rental income recognized by the stabilized operating joint venture properties during the year ended December 31, 2014 as compared to the same period in 2013.
Funds from Operations (“FFO”) and Adjusted FFO ("AFFO")
Management considers FFO and AFFO to be appropriate measures of the financial performance of an equity REIT. The National Association of Real Estate Investment Trusts (“NAREIT”) currently defines FFO as net income (computed in accordance with GAAP), excluding gains (or losses) associated with previously depreciated operating properties, real estate depreciation and amortization, impairments of depreciable assets, and adjustments for unconsolidated joint ventures. Our calculation of diluted FFO also assumes conversion of all potentially dilutive securities, including certain non-controlling interests, which are convertible into common shares. We consider FFO to be an appropriate supplemental measure of operating performance because, by excluding gains or losses on dispositions of operating properties, and depreciation, FFO can assist in the comparison of the operating performance of a company’s real estate investments between periods or to different companies.
AFFO is calculated utilizing FFO less recurring capitalized expenditures which are necessary to help preserve the value of and maintain the functionality at our communities. We also consider AFFO to be a useful supplemental measure because it is frequently used by analysts and investors to evaluate a REIT's operating performance between periods or different companies. Our definition of recurring capital expenditures may differ from other REITs, and there can be no assurance our basis for computing this measure is comparable to other REITs.
To facilitate a clear understanding of our consolidated historical operating results, we believe FFO and AFFO should be examined in conjunction with net income attributable to common shareholders as presented in the consolidated statements of income and comprehensive income and data included elsewhere in this report. FFO and AFFO are not defined by GAAP and should not be considered alternatives to net income attributable to common shareholders as an indication of our operating performance. Additionally, FFO and AFFO as disclosed by other REITs may not be comparable to our calculation.

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Table of Contents

Reconciliations of net income attributable to common shareholders to FFO and AFFO for the years ended December 31 are as follows:
 
($ in thousands)
2015
 
2014
 
2013
Funds from operations
 
 
 
 
 
Net income attributable to common shareholders (1) (2) (3)
$
249,315

 
$
292,089

 
$
336,364

Real estate depreciation and amortization, including discontinued operations
251,104

 
230,638

 
214,729

Adjustments for unconsolidated joint ventures
9,146

 
5,337

 
5,738

Gain on sale of unconsolidated joint venture properties (4)

 
(3,566
)
 
(16,277
)
Gain on sale of operating properties, net of tax
(104,015
)
 
(155,680
)
 

Gain on sale of discontinued operations, net of tax

 

 
(182,160
)
Income allocated to non-controlling interests
8,947

 
9,225

 
9,927

Funds from operations attributable to common shareholders
$
414,497

 
$
378,043

 
$
368,321

 
 
 
 
 
 
Less: recurring capitalized expenditures
(64,169
)
 
(59,854
)
 
(67,030
)
Adjusted funds from operations attributable to common shareholders
$
350,328

 
$
318,189

 
$
301,291

 
 
 
 
 
 
Weighted average shares – basic
89,120

 
88,084

 
87,204

Incremental shares issuable from assumed conversion of:
 
 
 
 
 
Common share options and awards granted
370

 
384

 
476

Common units
1,896

 
1,898

 
1,900

Weighted average shares – diluted
91,386

 
90,366

 
89,580

 
(1)
Net income attributable to common shareholders for the year ended December 31, 2015 includes a gain on sale of $0.3 million related to the sale of two land holdings.
(2)
Net income attributable to common shareholders for the year ended December 31, 2014 includes a gain on sale of $3.6 million related to the sale of three land holdings and a $1.2 million impairment charge to the carrying value of a disposed land parcel.
(3)
Net income attributable to common shareholders for the year ended December 31, 2013 includes a gain on sale of $0.7 million related to the sale of two land holdings. Net income attributable to common shareholders also includes a promoted equity interest of approximately $5.1 million as a result of achieving certain performance measures as set forth in the joint venture agreement for one of our unconsolidated joint ventures which sold its 14 operating properties in 2013.
(4)
The gain in 2014 represents our proportionate share of the gain on sale of two operating properties sold by the funds in 2014. The gain in 2013 represents our proportionate share of the gain on sale of 16 operating properties by two of our unconsolidated joint ventures in 2013.
Liquidity and Capital Resources
Financial Condition and Sources of Liquidity
We intend to maintain a strong balance sheet and preserve our financial flexibility, which we believe should enhance our ability to identify and capitalize on investment opportunities as they become available. We intend to maintain what management believes is a conservative capital structure by:
 
extending and sequencing the maturity dates of our debt where practicable;
managing interest rate exposure using what management believes to be prudent levels of fixed and floating rate debt;
maintaining what management believes to be conservative coverage ratios; and
using what management believes to be a prudent combination of debt and equity.
Our interest expense coverage ratio, net of capitalized interest, was approximately 5.2, 5.0, and 4.6 times for the years ended December 31, 2015, 2014, and 2013, respectively. This ratio is a method for calculating the amount of operating cash flows available to cover interest expense and is calculated by dividing interest expense for the period into the sum of property revenues and expenses, non-property income, other expenses and income from discontinued operations after adding back depreciation, amortization, and interest expense from both continuing and discontinued operations. Approximately 79.9%,

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79.5%, and 77.6% of our properties (based on invested capital) were unencumbered at December 31, 2015, 2014, and 2013, respectively. Our weighted average maturity of debt was approximately 5.7 years at December 31, 2015.
We also expect to strengthen our capital and liquidity positions by continuing to focus on our core fundamentals which we believe are generating positive cash flows from operations, maintaining appropriate debt levels and leverage ratios, and controlling overhead costs.
Our primary source of liquidity is cash flow generated from operations. Other sources may include one or more of the following: availability under our unsecured credit facility and other short-term borrowings, proceeds from property dispositions, the use of debt and equity offerings under our automatic shelf registration statement, equity issued from our ATM program, other unsecured borrowings and secured mortgages. We believe our liquidity and financial condition are sufficient to meet all of our reasonably anticipated cash needs during 2016 including:
 
normal recurring operating expenses;
current debt service requirements, including debt maturities;
recurring capital expenditures;
reposition expenditures;
funding of property developments, redevelopments, acquisitions, joint venture investments; and
the minimum dividend payments required to maintain our REIT qualification under the Code.
Factors which could increase or decrease our future liquidity include but are not limited to volatility in capital and credit markets, sources of financing, the minimum REIT dividend requirements, our ability to complete asset purchases, sales, or developments, the effect our debt level and changes in credit ratings could have on our costs of funds, and our ability to access capital markets.
Cash Flows
The following is a discussion of our cash flows for the years ended December 31, 2015 and 2014.
Net cash from operating activities was approximately $423.2 million during the year ended December 31, 2015 as compared to approximately $418.5 million during the year ended December 31, 2014. The increase was primarily due to an increase related to higher net property-level revenues partially offset by property-level expenses, primarily due to the growth in revenues directly attributable to increased rental rates from our same store communities and growth in non-same store properties primarily relating to the acquisition of one operating property in 2014, the stabilization of one operating property in 2014 and five operating properties in 2015, the completion and partial lease-up of three operating properties during the third and fourth quarters of 2015, and the partial lease-up of one property under construction at December 31, 2015. See further discussions of our operations as compared to 2014 in "Results of Operations." These increases in net cash from operating activities were partially offset by the disposition of five operating properties in 2014 and three operating properties in 2015. The decrease was also due to an approximate $10.0 million one-time bonus paid to employees in 2015 relating to the restructuring of the funds in December 2014, as well as the timing of the first interest payment relating to the $250 million, 3.68% unsecured notes issued in September 2014, which was made in the first quarter of 2015.
Net cash used in investing activities during the year ended December 31, 2015 totaled approximately $293.3 million as compared to approximately $325.9 million during the year ended December 31, 2014. Cash outflows for property development and capital improvements were approximately $425.6 million during 2015 as compared to approximately $503.3 million during 2014, primarily due to the completion of nine operating properties in 2014 and 2015, and the completion of repositions at several of our operating properties. The property development and capital improvements during the years ended December 31, 2015 and 2014 included the following:
 
 
December 31,
(in millions)
 
2015
 
2014
Expenditures for new development, including land
 
$
285.8

 
$
342.1

Capitalized interest, real estate taxes, and other capitalized indirect costs
 
30.9

 
34.1

Reposition expenditures
 
35.8

 
64.4

Capital expenditures
 
73.1

 
62.7

     Total
 
$
425.6

 
$
503.3


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During the year ended December 31, 2015, cash outflows were partially offset by proceeds of approximately $145.0 million from the sale of three operating properties and two land holdings. Additional cash outflows for the year ended December 31, 2014 related to the acquisition of one operating property for approximately $62.3 million. Net cash used in investing activities during the year ended December 31, 2014 was partially offset by cash inflows of approximately $237.7 million from the sale of five operating properties and four land holdings in 2014, and the distributions received from our joint ventures of approximately $6.4 million relating to the sale of two operating properties in February 2014.
Net cash used in financing activities totaled approximately $273.2 million during the year ended December 31, 2015 as compared to net cash provided by financing activities of $43.5 million during the year ended December 31, 2014. During 2015, we used $250.0 million to repay maturing unsecured notes payable and approximately $3.0 million to pay principal amortization payments. We also used approximately $253.1 million to pay distributions to common shareholders and non-controlling interest holders, and approximately $9.5 million to acquire the remaining non-controlling interests in two fully consolidated joint ventures. The cash flows for the year ended December 31, 2015 were partially offset by proceeds, net of payments, from our unsecured credit facility and other short-term borrowings of $244.0 million. During 2014, we received net proceeds of approximately $248.1 million from the issuance in September 2014 of $250 million unsecured notes payable and net proceeds of approximately $66.2 million from the issuance of approximately 0.9 million common shares from our ATM program. The cash inflows during 2014 were partially offset by approximately $236.5 million used for distributions paid to common shareholders and non-controlling interest holders, approximately $32.3 million used to repay maturing secured mortgage notes payable, and approximately$4.0 million used for principal amortization payments.
Financial Flexibility
In August 2015, we replaced our $500 million unsecured credit facility with an amended and restated facility, which extended the maturity date from September 2015 to August 2019, with two six-month options to extend the maturity date at our election to August 2020, and increased the availability to $600 million, with the option to further increase it to $900 million by either adding additional banks to the facility or obtaining the agreement of the existing banks to increase their commitments. The interest rate on this credit facility is based upon the London Interbank Offered Rate ("LIBOR") plus a margin which is subject to change as our credit ratings change. Advances under this credit facility may be priced at the scheduled rates, or we may enter into bid rate loans with participating banks at rates below the scheduled rates. These bid rate loans have terms of 180 days or less and may not exceed the lesser of $300 million or the remaining amount available under the credit facility. This credit facility is subject to customary financial covenants and limitations. We believe we are in compliance with all such financial covenants and limitations on the date of this filing.
Our credit facility provides us with the ability to issue up to $50 million in letters of credit. While our issuance of letters of credit does not increase our borrowings outstanding under our credit facility, it does reduce the amount available. At December 31, 2015, we had approximately $225.0 million outstanding on our $600 million credit facility and we had outstanding letters of credit totaling approximately $9.4 million, leaving approximately $365.6 million available under our credit facility.
In May 2015, we entered into a $40 million unsecured short-term borrowing facility which matures in May 2016. The interest rate is based upon LIBOR plus 1.05%. At December 31, 2015, we had approximately $19.0 million outstanding on this unsecured short-term borrowing facility.
We currently have an automatic shelf registration statement which allows us to offer, from time to time, common shares, preferred shares, debt securities, or warrants. Our Amended and Restated Declaration of Trust provides we may issue up to 185 million shares of beneficial interest, consisting of 175 million common shares and 10 million preferred shares. At December 31, 2015 we had approximately 86.9 million common shares outstanding, net of treasury shares and shares held in our deferred compensation arrangements, and no preferred shares outstanding.
In November 2014, we created an ATM share offering program through which we can, but have no obligation to, sell common shares having an aggregate offering price of up to $331.3 million (the "2014 ATM program"), in amounts and at times as we determine, into the existing trading market at current market prices as well as through negotiated transactions. Actual sales from time to time may depend on a variety of factors including, among others, market conditions, the trading price of our common shares, and determinations by management of the appropriate sources of funding for us. We intend to use the net proceeds from any future sales under the 2014 ATM program for general corporate purposes, which may include reducing future borrowings under our unsecured credit facility or other short-term borrowings, the repayment of other indebtedness, the redemption or other repurchase of outstanding debt or equity securities, funding for development, redevelopment and investment projects and financing for acquisitions. As of the date of this filing, we had common shares having an aggregate offering price of up to $315.3 million remaining available for sale under the 2014 ATM program.

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We believe our ability to access capital markets is enhanced by our senior unsecured debt ratings by Moody’s, Fitch, and Standard and Poor's, which are currently Baa1 with positive outlook, BBB+ with positive outlook, and BBB+ with stable outlook, respectively. We believe our ability to access capital markets is also enhanced by our ability to borrow on a secured basis from various institutions including banks, Fannie Mae, Freddie Mac, or life insurance companies. However, we may not be able to maintain our current credit ratings and may not be able to borrow on a secured or unsecured basis in the future.
Future Cash Requirements and Contractual Obligations
One of our principal long-term liquidity requirements includes the repayment of maturing debt, including any future borrowings under our unsecured credit facility or other short-term borrowings. We believe payments on debt maturing in 2016 are manageable at approximately $19.0 million, which represents approximately 0.7% of our total outstanding debt and consists of amounts outstanding under our unsecured short-term borrowing facility. See Note 9, “Notes Payable,” in the notes to Consolidated Financial Statements for further discussion of scheduled maturities.
We estimate the additional cost to complete the construction of the eight consolidated projects to be approximately $310.1 million. Of this amount, we expect to incur costs between approximately $190 million and $210 million during 2016 and to incur the remaining costs during 2017 and 2018. Additionally, we expect to incur costs between approximately $45 million and $55 million related to the start of new development activities, between approximately $19 million and $23 million of additional redevelopment expenditures and between approximately $62 million and $66 million of additional recurring capital expenditures during 2016.
We intend to meet our near-term liquidity requirements through a combination of one or more of the following: cash flows generated from operations, draws on our unsecured credit facility or other short-term borrowings, proceeds from property dispositions, the use of debt and equity offerings under our automatic shelf registration statement, equity issued from our ATM program, other unsecured borrowings and secured mortgages. We evaluate our operating property and land development portfolio and plan to continue our practice of selective dispositions as market conditions warrant and opportunities arise.
As a REIT we are subject to a number of organizational and operational requirements, including a requirement to distribute current dividends to our shareholders equal to a minimum of 90% of our annual taxable income. In order to minimize paying income taxes, our general policy is to distribute at least 100% of our taxable income. In December 2015, we announced our Board of Trust Managers had declared a quarterly dividend of $0.70 per common share, to our common shareholders of record as of December 17, 2015. The dividend was subsequently paid on January 15, 2016 and we paid equivalent amounts per unit to holders of common operating partnership units. When aggregated with previous 2015 dividends, this distribution to common shareholders and holders of the common operating partnership units equates to an annual dividend rate of $2.80 per share or unit for the year ended December 31, 2015.
In the first quarter of 2016, the Company's Board of Trust Managers increased the quarterly dividend rate from $0.70 to $0.75 per common share. Future dividend payments are paid at the discretion of the Board of Trust Managers and depend on cash flows generated from operations, the Company's financial condition and capital requirements, distribution requirements under the REIT provisions of the Internal Revenue Code of 1986, as amended, and other factors which may be deemed relevant by our Board of Trust Managers. Assuming similar dividend distributions for the remainder of 2016, our annualized dividend rate for 2016 would be $3.00.
The following table summarizes our known contractual cash obligations as of December 31, 2015:
 
(in millions)
Total
 
2016
 
2017
 
2018
 
2019
 
2020
 
Thereafter
Debt maturities (1)
$
2,724.7

 
$
19.0

 
$
247.2

 
$
175.8

 
$
870.2

 
$
1.1

 
$
1,411.4

Interest payments (2)
588.3

 
112.0

 
102.7

 
93.6

 
67.5

 
57.9

 
154.6

Non-cancelable lease payments
24.5

 
2.8

 
2.9

 
2.7

 
2.5

 
2.5

 
11.1

Unfunded commitments under notes
     receivable
8.3

 
8.3

 

 

 

 

 

 
$
3,345.8

 
$
142.1

 
$
352.8

 
$
272.1

 
$
940.2

 
$
61.5

 
$
1,577.1

(1)
Includes scheduled principal amortizations.
(2)
Includes contractual interest payments for our senior unsecured notes and secured notes. The interest payments on certain secured notes with floating interest rates were calculated based on the interest rates in effect as of December 31, 2015.

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Off-Balance Sheet Arrangements
The joint ventures in which we have an interest have been funded in part with secured, third-party debt. At December 31, 2015, our unconsolidated joint ventures had outstanding debt of approximately $527.0 million, of which our proportionate share was approximately $164.9 million. As of December 31, 2015, we had no outstanding guarantees related to the loans of our unconsolidated joint ventures.
Inflation
Substantially all of our apartment leases are for a term generally ranging from six to fifteen months. In an inflationary environment, we may realize increased rents at the commencement of new leases or upon the renewal of existing leases. We believe the short-term nature of our leases generally minimizes our risk from the adverse effects of inflation.
Critical Accounting Policies
The preparation of our financial statements in conformity with GAAP requires management to make certain estimates and assumptions. These estimates and assumptions affect the reported amounts of assets and liabilities, the disclosures of contingent assets and liabilities at the balance sheet date, and the amounts of revenues and expenses recognized during the reporting period. These estimates are based on historical experience and other assumptions believed to be reasonable under the circumstances. The following is a discussion of our critical accounting policies. For a discussion of all of our significant accounting policies, see Note 2 to the accompanying consolidated financial statements.
Principles of Consolidation. We may enter into various joint venture agreements with unrelated third parties to hold or develop real estate assets. We must determine for each of these joint ventures whether to consolidate the entity or account for our investment under the equity or cost basis of accounting. Investments acquired or created are evaluated based on the accounting guidance relating to variable interest entities (“VIEs”), which requires the consolidation of VIEs in which we are considered to be the primary beneficiary. If the investment is determined not to be a VIE, then the investment is evaluated for consolidation (primarily using a voting interest model) under the remaining consolidation guidance relating to real estate entities. If we are the general partner of a limited partnership, or manager of a limited liability company, we also consider the consolidation guidance relating to the rights of limited partners, or non-managing members, as the case may be, to assess whether any rights held by the limited partners, or non-managing members, as the case may be, overcome the presumption of control by us. We evaluate our accounting for investments on a quarterly basis or when a reconsideration event (as defined by GAAP) with respect to our investments occurs. The analysis required to identify VIEs and primary beneficiaries is complex and requires substantial management judgment.
Asset Impairment. Long-lived assets are reviewed for impairment annually or whenever events or changes in circumstances indicate the carrying amount of an asset may not be recoverable. Impairment may exist if estimated future undiscounted cash flows associated with long-lived assets are not sufficient to recover the carrying value of such assets. We consider projected future discounted and undiscounted cash flows, trends, strategic decisions regarding future development plans, and other factors in our assessment of whether impairment conditions exist. While we believe our estimates of future cash flows are reasonable, different assumptions regarding a number of factors, including market rents, economic conditions, and occupancies, could significantly affect these estimates. In estimating fair value, management uses appraisals, management estimates, and discounted cash flow calculations which utilize inputs from a marketplace participant’s perspective. When impairment exists, the long-lived asset is adjusted to its fair value. In addition, we evaluate our equity investments in joint ventures and if we believe there is an other than temporary decline in market value of our investment below our carrying value, we will record an impairment charge.
The value of our properties under development depends on market conditions, including estimates of the project start date as well as estimates of demand for multifamily communities. We have reviewed market trends and other marketplace information and have incorporated this information as well as our current outlook into the assumptions we use in our impairment analyses. Due to the judgment and assumptions applied in the impairment analyses, it is possible actual results could differ substantially from those estimated.
We believe the carrying value of our operating real estate assets, properties under development, and land is currently recoverable. However, if market conditions deteriorate or if changes in our development strategy significantly affect any key assumptions used in our fair value estimates, we may need to take material charges in future periods for impairments related to existing assets. Any such material non-cash charges could have an adverse effect on our consolidated financial position and results of operations.
Cost Capitalization. Real estate assets are carried at cost plus capitalized carrying charges. Carrying charges are primarily interest and real estate taxes which are capitalized as part of properties under development. Capitalized interest is generally based on the weighted average interest rate of our unsecured debt. Expenditures directly related to the development and

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improvement of real estate assets are capitalized at cost as land and buildings and improvements. Indirect development costs, including salaries and benefits and other related costs directly attributable to the development of properties, are also capitalized. We begin capitalizing development, construction, and carrying costs when the development of the future real estate asset is probable and activities necessary to prepare the underlying real estate for its intended use have been initiated. All construction and carrying costs are capitalized and reported in the balance sheet as properties under development until the apartment homes are substantially completed. Upon substantial completion of the apartment homes, the total capitalized development cost for the apartment homes and the associated land is transferred to buildings and improvements and land, respectively. Included in capitalized costs are indirect costs associated with our development and redevelopment activities. The estimates used by management require judgment, and accordingly we believe cost capitalization to be a critical accounting estimate.
Recent Accounting Pronouncements

See Note 2, "Summary of Significant Accounting Policies and Recent Accounting Pronouncements" in the notes to Consolidated Financial Statements for further discussion of recent accounting pronouncements issued during the year ended December 31, 2015.
Item 7A. Quantitative and Qualitative Disclosures About Market Risk
We are exposed to certain market risks inherent in our operations. These risks generally arise from transactions entered into in the normal course of business. We believe our primary market risk exposure relates to interest rate risk. Derivatives are not entered into for speculative purposes.
The table below provides information about our liabilities sensitive to changes in interest rates as of December 31, 2015 and 2014. Prior year amounts reflect the retrospective application of our adoption of ASU 2015-03 (as supplemented by ASU 2015-15) as more fully described in Note 2, "Summary of Significant Accounting Policies and Recent Accounting Pronouncements," in the notes to Consolidated Financial Statements.
 
December 31, 2015
 
December 31, 2014
 
Amount
(in  millions)
 
Weighted
Average
Maturity
(in years)
 
Weighted
Average
Interest
Rate
 
% Of
Total
 
Amount
(in  millions)
 
Weighted
Average
Maturity
(in years)
 
Weighted
Average
Interest
Rate
 
% Of
Total
Fixed rate debt
$
2,273.3

 
6.0

 
4.7
%
 
83.4
%
 
$
2,521.5

 
6.4

 
4.7
%
 
92.3
%
Variable rate debt
451.4

 
3.8

 
1.2

 
16.6

 
209.1

 
5.3

 
1.0

 
7.7


We have historically used variable rate indebtedness available under our unsecured credit facility and other short-term borrowings to initially fund acquisitions and our development pipeline. To the extent we utilize our unsecured credit facility and other short-term borrowings and increase our variable rate indebtedness, our exposure to increases in interest rates will also increase.
For fixed rate debt, interest rate changes affect the fair market value but do not impact net income attributable to common shareholders or cash flows. Conversely, for floating rate debt, interest rate changes generally do not affect the fair market value but do impact net income attributable to common shareholders and cash flows, assuming other factors are held constant. Holding other variables constant, a one percentage point variance in interest rates would change the unrealized fair market value of the fixed rate debt by approximately $136.4 million. The net income attributable to common shareholders and cash flows impact on the next year resulting from a one percentage point variance in interest rates on floating rate debt would be approximately $4.5 million, holding all other variables constant.
Item 8. Financial Statements and Supplementary Data
Our response to this item is included in a separate section at the end of this report beginning on page F-1.
Item 9. Changes in and Disagreements with Accountants on Accounting and Financial Disclosure
None.
Item 9A. Controls and Procedures
Evaluation of Disclosure Controls and Procedures. We carried out an evaluation, under the supervision and with the participation of our management, including the Chief Executive Officer and Chief Financial Officer, of the effectiveness of our disclosure controls and procedures as of the end of the period covered by this report pursuant to Securities Exchange Act ("Exchange Act") Rules 13a-15(e) and 15d-15(e). Based on the evaluation, the Chief Executive Officer and Chief Financial

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Officer concluded the disclosure controls and procedures as of the end of the period covered by this report are effective to ensure information required to be disclosed by us in our Exchange Act filings is accurately recorded, processed, summarized, and reported within the periods specified in the Securities and Exchange Commission's rules and forms and is accumulated and communicated to our management, including our Chief Executive Officer and Chief Financial Officer, as appropriate to allow timely decisions regarding required disclosure.
Changes in Internal Controls. There were no changes in our internal control over financial reporting (identified in connection with the evaluation required by paragraph (d) in Rules 13a-15 and 15d-15 under the Exchange Act) during our most recent fiscal quarter which have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

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Management’s Report on Internal Control over Financial Reporting
Our management is responsible for establishing and maintaining adequate internal control over financial reporting. Internal control over financial reporting is defined in Rule 13a-15(f) and 15d-15(f) promulgated under the Securities Exchange Act of 1934 as follows:
A process designed by, or under the supervision of, the Company’s principal executive and principal financial officers, or persons performing similar functions, and effected by the Company's board of trust managers, management, and other personnel, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles and includes those policies and procedures that:
 
Pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the Company;
Provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the Company are being made only in accordance with authorizations of management and board of trust managers of the Company; and
Provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the Company’s assets that could have a material effect on the financial statements.
Management assessed the effectiveness of our internal control over financial reporting as of December 31, 2015. In making this assessment, management used the criteria established in Internal Control — Integrated Framework (2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission.
Based on our assessment, management concluded our internal control over financial reporting is effective as of December 31, 2015.
Deloitte & Touche LLP, an independent registered public accounting firm, has issued an attestation report regarding the effectiveness of our internal control over financial reporting, which is included herein.

February 19, 2016

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REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
To the Board of Trust Managers and Shareholders of
Camden Property Trust
Houston, Texas
We have audited the internal control over financial reporting of Camden Property Trust and subsidiaries (the “Company”) as of December 31, 2015, based on criteria established in Internal Control — Integrated Framework (2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission. The Company’s management is responsible for maintaining effective internal control over financial reporting and for its assessment of the effectiveness of internal control over financial reporting, included in the accompanying Management’s Report on Internal Control over Financial Reporting. Our responsibility is to express an opinion on the Company's internal control over financial reporting based on our audit.
We conducted our audit in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether effective internal control over financial reporting was maintained in all material respects. Our audit included obtaining an understanding of internal control over financial reporting, assessing the risk that a material weakness exists, testing and evaluating the design and operating effectiveness of internal control based on the assessed risk, and performing such other procedures as we considered necessary in the circumstances. We believe that our audit provides a reasonable basis for our opinion.
A company's internal control over financial reporting is a process designed by, or under the supervision of, the company’s principal executive and principal financial officers, or persons performing similar functions, and effected by the company’s board of trust managers, management, and other personnel to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles. A company’s internal control over financial reporting includes those policies and procedures that (1) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (2) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and the board of trust managers of the company; and (3) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company's assets that could have a material effect on the financial statements.
Because of the inherent limitations of internal control over financial reporting, including the possibility of collusion or improper management override of controls, material misstatements due to error or fraud may not be prevented or detected on a timely basis. Also, projections of any evaluation of the effectiveness of the internal control over financial reporting to future periods are subject to the risk that the controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.
In our opinion, the Company maintained, in all material respects, effective internal control over financial reporting as of December 31, 2015, based on the criteria established in Internal Control — Integrated Framework (2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission.
We have also audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), the consolidated financial statements and financial statement schedules as of and for the year ended December 31, 2015 of the Company and our report dated February 19, 2016 expressed an unqualified opinion on those financial statements and financial statement schedules.
/s/ DELOITTE & TOUCHE LLP
Houston, Texas
February 19, 2016



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Item 9B. Other Information
None.
PART III
Item 10. Directors, Executive Officers, and Corporate Governance
Information with respect to this Item 10 is incorporated by reference from our Proxy Statement, which we expect to file on or about March 24, 2016 in connection with the Annual Meeting of Shareholders to be held May 13, 2016.
Item 11. Executive Compensation
Information with respect to this Item 11 is incorporated by reference from our Proxy Statement, which we expect to file on or about March 24, 2016 in connection with the Annual Meeting of Shareholders to be held May 13, 2016.
Item 12. Security Ownership of Certain Beneficial Owners and Management and Related Shareholder Matters
Information with respect to this Item 12 is incorporated by reference from our Proxy Statement, which we expect to file on or about March 24, 2016 in connection with the Annual Meeting of Shareholders to be held May 13, 2016 to the extent not set forth below.
The following table gives information about the equity compensation plans as of December 31, 2015.
Equity Compensation Plan Information
 
Plan Category
Number of securities to 
be issued upon exercise of
outstanding options,
warrants and rights
(a)
 
Weighted-average
exercise price of
outstanding options,
warrants and rights
(b)
 
Number of securities
remaining available for
future issuance under
equity compensation 
plans (excluding
securities reflected in
column (a))(c)
Equity compensation plans approved by security holders
295,205

 
$
42.49

 
1,332,030

Equity compensation plans not approved by security holders

 

 

Total
295,205

 
$
42.49

 
1,332,030

Incentive Compensation. During the second quarter of 2011, our Board of Trust Managers adopted, and our shareholders approved, the 2011 Share Incentive Plan of Camden Property Trust (as amended, the “2011 Share Plan”). Under the 2011 Share Plan, we may issue up to a total of approximately 9.1 million fungible units (the “Fungible Pool Limit”), which is comprised of approximately 5.8 million new fungible units plus approximately 3.3 million fungible units previously available for issuance under our 2002 share incentive plan based on a 3.45 to 1.0 fungible unit to full value award conversion ratio. Fungible units represent the baseline for the number of shares available for issuance under the 2011 Share Plan. Different types of awards are counted differently against the Fungible Pool Limit, as follows:
 
Each share issued or to be issued in connection with an award, other than an option, right or other award which does not deliver the full value at grant of the underlying shares, will be counted against the Fungible Pool Limit as 3.45 fungible pool units;
Options and other awards which do not deliver the full value at grant of the underlying shares and which expire more than five years from date of grant will be counted against the Fungible Pool Limit as one fungible pool unit; and
Options, rights and other awards which do not deliver the full value at grant and expire five years or less from the date of grant will be counted against the Fungible Pool Limit as 0.83 of a fungible pool unit.
At December 31, 2015, approximately 4.6 million fungible units were available under the 2011 Share Plan, which results in approximately 1.3 million common shares which may be granted pursuant to full value awards based on the 3.45 to 1.0 fungible unit to full value award conversion ratio.
Item 13. Certain Relationships and Related Transactions and Director Independence
Information with respect to this Item 13 is incorporated herein by reference from our Proxy Statement, which we expect to file on or about March 24, 2016 in connection with the Annual Meeting of Shareholders to be held May 13, 2016.

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Item 14. Principal Accounting Fees and Services
Information with respect to this Item 14 is incorporated herein by reference from our Proxy Statement, which we expect to file on or about March 24, 2016 in connection with the Annual Meeting of Shareholders to be held May 13, 2016.

PART IV

Item 15. Exhibits and Financial Statement Schedules
The following documents are filed as part of this report:
 
(1) Financial Statements:
 

 
 
(2) Financial Statement Schedules:
 
 
 
All other schedules have been omitted since the required information is presented in the financial statements and the related notes or is not applicable.
(3) Index to Exhibits:
The following exhibits are filed as part of or incorporated by reference into this report:
 
Exhibit No.
 
Description
 
Filed Herewith or Incorporated Herein by Reference (1)
 
 
 
3.1
 
Amended and Restated Declaration of Trust of Camden Property Trust
 
Exhibit 3.1 to Form 10-K for the year ended December 31, 1993
 
 
 
3.2
 
Amendment to the Amended and Restated Declaration of Trust of Camden Property Trust
 
Exhibit 3.1 to Form 10-Q for the quarter ended June 30, 1997
 
 
 
 
 
3.3
 
Amendment to the Amended and Restated Declaration of Trust of Camden Property Trust
 
Exhibit 3.1 to Form 8-K filed on May 14, 2012
 
 
 
3.4
 
Third Amended and Restated Bylaws of Camden Property Trust
 
Exhibit 99.1 to Form 8-K filed on March 11, 2013
 
 
 
4.1
 
Specimen certificate for Common Shares of Beneficial Interest
 
Form S-11 filed on September 15, 1993 (Registration No. 33-68736)
 
 
 
 
 
4.2
 
Indenture for Senior Debt Securities dated as of February 11, 2003 between Camden Property Trust and U. S. Bank National Association, as successor to SunTrust Bank, as Trustee
 
Exhibit 4.1 to Form S-3 filed on February 12, 2003 (Registration No. 333-103119)
 
 
 
 
 
4.3
 
First Supplemental Indenture dated as of May 4, 2007 between the Company and U.S. Bank National Association, as successor to SunTrust Bank, as Trustee
 
Exhibit 4.2 to Form 8-K filed on May 7, 2007
 
 
 
 
 
4.4
 
Second Supplemental Indenture dated as of June 3, 2011 between the Company and U.S. Bank National Association, as successor to Sun Trust Bank, as Trustee
 
Exhibit 4.3 to Form 8-K filed on June 3, 2011

44

Table of Contents

Exhibit No.
 
Description
 
Filed Herewith or Incorporated Herein by Reference (1)
 
 
 
 
 
4.5
 
Registration Rights Agreement dated as of February 28, 2005 between Camden Property Trust and the holders named therein
 
Form S-4 filed on November 24, 2004 (Registration No. 333-120733)
 
 
 
 
 
4.6
 
Form of Camden Property Trust 5.700% Note due 2017
 
Exhibit 4.3 to Form 8-K filed on May 7, 2007
 
 
 
 
 
4.7
 
Form of Camden Property Trust 4.625% Note due 2021
 
Exhibit 4.4 to Form 8-K filed on May 31, 2011
 
 
 
 
 
4.8
 
Form of Camden Property Trust 2.95% Note due 2022
 
Exhibit 4.4 to Form 8-K filed on December 7, 2012
 
 
 
 
 
4.9
 
Form of Camden Property Trust 4.875% Note due 2023
 
Exhibit 4.5 to Form 8-K filed on May 31, 2011
 
 
 
 
 
4.10
 
Form of Camden Property Trust 4.250% Notes due 2024
 
Exhibit 4.1 to Form 8-K filed on December 2, 2013
 
 
 
 
 
4.11
 
Form of Camden Property Trust 3.50% Notes due 2024
 
Exhibit 4.1 to Form 8-K filed on September 12, 2014
 
 
 
 
 
10.1
 
Form of Indemnification Agreement between Camden Property Trust and certain of its trust managers and executive officers
 
Form S-11 filed on July 9, 1993 (Registration No. 33-63588)
 
 
 
 
 
10.2
 
Second Amended and Restated Employment Agreement dated July 11, 2003 between Camden Property Trust and Richard J. Campo
 
Exhibit 10.1 to Form 10-Q for the quarter ended June 30, 2003
 
 
 
 
 
10.3
 
Second Amended and Restated Employment Agreement dated July 11, 2003 between Camden Property Trust and D. Keith Oden
 
Exhibit 10.2 to Form 10-Q for the quarter ended June 30, 2003
 
 
 
 
 
10.4
 
Form of First Amendment to Second Amended and Restated Employment Agreements, effective as of January 1, 2008, between Camden Property Trust and each of Richard J. Campo and D. Keith Oden
 
Exhibit 99.1 to Form 8-K filed on November 30, 2007
 
 
 
 
 
10.5
 
Second Amendment to Second Amended and Restated Employment Agreement, dated as of March 14, 2008, between Camden Property Trust and D. Keith Oden
 
Exhibit 99.1 to Form 8-K filed on March 18, 2008
 
 
 
 
 
10.6
 
Form of Employment Agreement by and between Camden Property Trust and certain senior executive officers
 
Exhibit 10.13 to Form 10-K for the year ended December 31, 1996
 
 
 
 
 
10.7
 
Second Amended and Restated Employment Agreement, dated November 3, 2008, between Camden Property Trust and H. Malcolm Stewart
 
Exhibit 99.1 to Form 8-K filed on November 4, 2008
 
 
 
 
 
10.8
 
Second Amended and Restated Camden Property Trust Key Employee Share Option Plan (KEYSOP), effective as of January 1, 2008
 
Exhibit 99.5 to Form 8-K filed on November 30, 2007
 
 
 
 
 
10.9
 
Amendment No. 1 to Second Amended and Restated Camden Property Trust Key Employee Share Option Plan, effective as of January 1, 2008
 
Exhibit 99.1 to Form 8-K filed on December 8, 2008
 
 
 
 
 
10.10
 
Form of Amended and Restated Master Exchange Agreement between Camden Property Trust and certain key employees
 
Exhibit 10.7 to Form 10-K for the year ended December 31, 2003
 
 
 
 
 
10.11
 
Form of Amended and Restated Master Exchange Agreement between Camden Property Trust and certain trust managers
 
Exhibit 10.8 to Form 10-K for the year ended December 31, 2003
 
 
 
 
 
10.12
 
Form of Amended and Restated Master Exchange Agreement between Camden Property Trust and certain key employees
 
Exhibit 10.9 to Form 10-K for the year ended December 31, 2003
 
 
 
 
 

45

Table of Contents

Exhibit No.
 
Description
 
Filed Herewith or Incorporated Herein by Reference (1)
10.13
 
Form of Master Exchange Agreement between Camden Property Trust and certain trust managers
 
Exhibit 10.10 to Form 10-K for the year ended December 31, 2003
 
 
 
 
 
10.14
 
Form of Amendment No. 1 to Amended and Restated Master Exchange Agreement (Trust Managers) effective November 27, 2007
 
Exhibit 10.1 to Form 10-Q filed on July 30, 2010
 
 
 
 
 
10.15
 
Form of Amendment No. 1 to Amended and Restated Master Exchange Agreement (Key Employees) effective November 27, 2007
 
Exhibit 10.2 to Form 10-Q filed on July 30, 2010
 
 
 
 
 
10.16
 
Form of Third Amended and Restated Agreement of Limited Partnership of Camden Operating, L.P.
 
Exhibit 10.1 to Form S-4 filed on February 26, 1997 (Registration No. 333-22411)
 
 
 
 
 
10.17
 
First Amendment to Third Amended and Restated Agreement of Limited Partnership of Camden Operating, L.P., dated as of February 23, 1999
 
Exhibit 99.2 to Form 8-K filed on March 10, 1999
 
 
 
 
 
10.18
 
Form of Second Amendment to Third Amended and Restated Agreement of Limited Partnership of Camden Operating, L.P., dated as of August 13, 1999
 
Exhibit 10.15 to Form 10-K for the year ended December 31, 1999
 
 
 
 
 
10.19
 
Form of Third Amendment to Third Amended and Restated Agreement of Limited Partnership of Camden Operating, L.P., dated as of September 7, 1999
 
Exhibit 10.16 to Form 10-K for the year ended December 31, 1999
 
 
 
10.20
 
Form of Fourth Amendment to Third Amended and Restated Agreement of Limited Partnership of Camden Operating, L.P., dated as of January 7, 2000
 
Exhibit 10.17 to Form 10-K for the year ended December 31, 1999
 
 
 
 
 
10.21
 
Form of Amendment to Third Amended and Restated Agreement of Limited Partnership of Camden Operating, L.P., dated as of December 1, 2003
 
Exhibit 10.19 to Form 10-K for the year ended December 31, 2003
 
 
 
10.22
 
Amended and Restated 1993 Share Incentive Plan of Camden Property Trust
 
Exhibit 10.18 to Form 10-K for the year ended December 31, 1999
 
 
 
 
 
10.23
 
Amended and Restated Camden Property Trust 1999 Employee Share Purchase Plan
 
Exhibit 10.1 to Form 10-Q for the quarter ended June 30, 2014
 
 
 
10.24
 
Amended and Restated 2002 Share Incentive Plan of Camden Property Trust
 
Exhibit 10.1 to Form 10-Q for the quarter ended March 31, 2002
 
 
 
10.25
 
Amendment to Amended and Restated 2002 Share Incentive Plan of Camden Property Trust
 
Exhibit 99.1 to Form 8-K filed on May 4, 2006
 
 
 
 
 
10.26
 
Amendment to Amended and Restated 2002 Share Incentive Plan of Camden Property Trust, effective as of January 1, 2008
 
Exhibit 99.1 to Form 8-K filed on July 29, 2008
 
 
 
10.27
 
Camden Property Trust 2011 Share Incentive Plan, effective as of May 11, 2011
 
Exhibit 99.1 to Form 8-K filed on May 12, 2011
 
 
 
 
 
10.28
 
Amendment No. 1 to 2011 Share Incentive Plan of Camden Property Trust, dated as of July 31, 2012
 
Exhibit 99.1 to Form 8-K filed on August 6, 2012
 
 
 
 
 
10.29
 
Amendment No. 2 to the 2011 Share Incentive Plan of Camden Property Trust, dated as of July 30, 2013
 
Exhibit 99.1 to Form 8-K filed on August 5, 2013
 
 
 
 
 
10.30
 
Amendment No. 3 to the 2011 Share Incentive Plan of Camden Property Trust, dated as of October 28, 2015
 
Exhibit 99.1 to Form 8-K filed on October 29, 2015
 
 
 
 
 
10.31
 
Camden Property Trust Short Term Incentive Plan
 
Exhibit 10.2 to Form 10-Q for the quarter ended March 31, 2002
 
 
 
10.32
 
Second Amended and Restated Camden Property Trust Non-Qualified Deferred Compensation Plan
 
Exhibit 99.1 to Form 8-K filed on February 21, 2014

46

Table of Contents

Exhibit No.
 
Description
 
Filed Herewith or Incorporated Herein by Reference (1)
 
 
 
 
 
10.33
 
Form of Second Amended and Restated Agreement of Limited Partnership of Camden Summit Partnership, L.P. among Camden Summit, Inc., as general partner, and the persons whose names are set forth on Exhibit A thereto
 
Exhibit 10.4 to Form S-4 filed on November 24, 2004 (Registration No. 333-120733)
 
 
 
10.34
 
Form of Tax, Asset and Income Support Agreement among Camden Property Trust, Camden Summit, Inc., Camden Summit Partnership, L.P. and each of the limited partners who has executed a signature page thereto
 
Exhibit 10.5 to Form S-4 filed on November 24, 2004 (Registration No. 333-120733)
 
 
 
10.35
 
Employment Agreement dated February 15, 1999, by and among William B. McGuire, Jr., Summit Properties Inc. and Summit Management Company, as restated on August 24, 2001
 
Exhibit 10.1 to Summit Properties Inc.’s Form 10-Q for the quarter ended September 30, 2001 (File No. 000-12792)
 
 
 
10.36
 
Amendment Agreement, dated as of June 19, 2004, among William B. McGuire, Jr., Summit Properties Inc. and Summit Management Company
 
Exhibit 10.8.2 to Summit Properties Inc.’s Form 10-Q for the quarter ended June 30, 2004 (File No. 001-12792)
 
 
 
 
 
10.37
 
Employment Agreement dated February 15, 1999, by and among William F. Paulsen, Summit Properties Inc. and Summit Management Company, as restated on April 3, 2001
 
Exhibit 10.1 to Summit Properties Inc.’s Form 10-Q for the quarter ended June 30, 2001 (File No. 000-12792)
 
 
 
 
 
10.38
 
Amendment Agreement, dated as of June 19, 2004, among William F. Paulsen, Summit Properties Inc. and Summit Management Company
 
Exhibit 10.8.2 to Summit Properties Inc.’s Form 10-Q for the quarter ended June 30, 2004 (File No. 001-12792)
 
 
 
10.39
 
Separation Agreement, dated as of February 28, 2005, between Camden Property Trust and William B. McGuire, Jr.
 
Exhibit 99.1 to Form 8-K filed on April 28, 2005
 
 
 
10.40
 
Separation Agreement, dated as of February 28, 2005, between Camden Property Trust and William F. Paulsen
 
Exhibit 99.2 to Form 8-K filed on April 28, 2005
 
 
 
 
 
10.41
 
Master Credit Agreement, dated as of September 24, 2008, among CSP Community Owner, LLC, CPT Community Owner, LLC, and Red Mortgage Capital, Inc. (2)
 
Exhibit 10.4 to Form 10-Q filed on July 30, 2010
 
 
 
 
 
10.42
 
Form of Master Credit Facility Agreement, dated as of April 17, 2009, among Summit Russett, LLC, 2009 CPT Community Owner, LLC, 2009 CUSA Community Owner, LLC, 2009 CSP Community Owner LLC, and 2009 COLP Community Owner, LLC, as borrowers, Camden Property Trust, as guarantor, and Red Mortgage Capital, Inc., as lender (2)
 
Exhibit 10.5 to Form 10-Q filed on July 30, 2010
 
 
 
 
 
10.43
 
Distribution Agency Agreement, dated November 3, 2014, between Camden Property Trust and Jefferies LLC
 
Exhibit 1.1 to Form 8-K filed on November 5, 2014
 
 
 
 
 
10.44
 
Distribution Agency Agreement, dated November 3, 2014, between Camden Property Trust and J.P. Morgan Securities LLC
 
Exhibit 1.2 to Form 8-K filed on November 5, 2014
 
 
 
 
 
10.45
 
Distribution Agency Agreement, dated November 3, 2014, between Camden Property Trust and Merrill Lynch, Pierce, Fenner & Smith Incorporated
 
Exhibit 1.3 to Form 8-K filed on November 5, 2014
 
 
 
 
 
10.46
 
Distribution Agency Agreement, dated November 3, 2014, between Camden Property Trust and SunTrust Robinson Humphrey, Inc.
 
Exhibit 1.4 to Form 8-K filed on November 5, 2014
 
 
 
 
 

47

Table of Contents

Exhibit No.
 
Description
 
Filed Herewith or Incorporated Herein by Reference (1)
10.47
 
Distribution Agency Agreement, dated November 3, 2014, between Camden Property Trust and Wells Fargo Securities, LLC
 
Exhibit 1.5 to Form 8-K filed on November 5, 2014
 
 
 
10.48
 
Second Amended and Restated Credit Agreement dated as of August 7, 2015 among Camden Property Trust, Bank of America, N.A., as Administrative Agent, JPMorgan Chase Bank, N.A., as Syndication Agent, Deutsche Bank Securities Inc., PNC Bank National Association, Regions Bank, SunTrust Bank, The Bank of Nova Scotia, U.S. Bank National Association, and Wells Fargo Bank, National Association, as Documentation Agents, Branch Banking and Trust Company, Credit Suisse AG, Cayman Islands Branch, and The Bank of Tokyo-Mitsubishi UFJ, LTD., as Managing Agents, and the other lenders party thereto, and Merrill Lynch, Pierce, Fenner & Smith Incorporated, and J.P. Morgan Securities LLC, as Joint Lead Arrangers and Joint Bookrunners
 
Exhibit 99.1 to Form 8-K filed on August 11, 2015
 
 
 
12.1
 
Statement Regarding Computation of Ratios
 
Filed Herewith
 
 
 
21.1
 
List of Significant Subsidiaries
 
Filed Herewith
 
 
 
23.1
 
Consent of Deloitte & Touche LLP
 
Filed Herewith
 
 
 
 
 
24.1
 
Powers of Attorney for Scott S. Ingraham, Lewis A. Levey, William B. McGuire, Jr., F. Gardner Parker, William F. Paulsen, Frances Aldrich Sevilla-Secasa, Steven A. Webster, and Kelvin R. Westbrook
 
Filed Herewith
 
 
 
31.1
 
Certification of Chief Executive Officer pursuant to Rule 13a-14(a) of the Securities Exchange Act
 
Filed Herewith
 
 
 
 
 
31.2
 
Certification of Chief Financial Officer pursuant to Rule 13a-14(a) of the Securities Exchange Act
 
Filed Herewith
 
 
 
 
 
32.1
 
Certification pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
 
Filed Herewith
 
 
 
 
 
101.INS
 
XBRL Instance Document
 
Filed Herewith
 
 
 
101.SCH
 
XBRL Taxonomy Extension Schema Document
 
Filed Herewith
 
 
 
101.CAL
 
XBRL Taxonomy Extension Calculation Linkbase Document
 
Filed Herewith
 
 
 
 
 
101.DEF
 
XBRL Taxonomy Extension Definition Linkbase Document
 
Filed Herewith
 
 
 
 
 
101.LAB
 
XBRL Taxonomy Extension Label Linkbase Document
 
Filed Herewith
 
 
 
 
 
101.PRE
 
XBRL Taxonomy Extension Presentation Linkbase Document
 
Filed Herewith
 
 
 
 
 

(1)
Unless otherwise indicated, all references to reports or registration statements are to reports or registration statements filed by Camden Property Trust (File No. 1-12110).
(2)
Portions of the exhibit have been omitted pursuant to a request for confidential treatment.

48

Table of Contents

SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, Camden Property Trust has duly caused this Report to be signed on its behalf by the undersigned thereunto duly authorized.
 
February 19, 2016
 
 
 
CAMDEN PROPERTY TRUST
 
 
 
 
 
 
 
 
By:
 
/s/ Michael P. Gallagher
 
 
 
 
 
 
Michael P. Gallagher
 
 
 
 
 
 
Senior Vice President — Chief Accounting Officer


49

Table of Contents

Pursuant to the requirements of the Securities Exchange Act of 1934, this Report has been signed below by the following persons on behalf of Camden Property Trust and in the capacities and on the dates indicated.
 
Name
 
Title
 
Date
 
 
 
/s/ Richard J. Campo
 
Chairman of the Board of Trust
 
February 19, 2016
Richard J. Campo
 
Managers and Chief Executive
Officer (Principal Executive Officer)
 
 
 
 
 
/s/ D. Keith Oden
 
President and Trust Manager
 
February 19, 2016
D. Keith Oden
 
 
 
 
 
 
 
/s/ Alexander J. Jessett
 
Executive Vice President - Finance,
 
February 19, 2016
Alexander J. Jessett
 
Chief Financial Officer and Treasurer (Principal
Financial Officer)
 
 
 
 
 
/s/ Michael P. Gallagher
 
Senior Vice President - Chief Accounting
 
February 19, 2016
Michael P. Gallagher
 
Officer (Principal Accounting
Officer)
 
 
 
 
 
 
 
*
 
 
Scott S. Ingraham
 
Trust Manager
 
February 19, 2016
 
 
 
 
 
*
 
 
Lewis A. Levey
 
Trust Manager
 
February 19, 2016
 
 
 
 
 
*
 
 
William B. McGuire, Jr.
 
Trust Manager
 
February 19, 2016
 
 
 
 
 
*
 
 
F. Gardner Parker
 
Trust Manager
 
February 19, 2016
 
 
 
 
 
*
 
 
William F. Paulsen
 
Trust Manager
 
February 19, 2016
 
 
 
 
 
*
 
 
Frances Aldrich Sevilla-Sacasa
 
Trust Manager
 
February 19, 2016
 
 
 
 
 
*
 
 
Steven A. Webster
 
Trust Manager
 
February 19, 2016
 
 
 
 
 
*
 
 
Kelvin R. Westbrook
 
Trust Manager
 
February 19, 2016
 
 
 
 
 
*By: /s/ Alexander J. Jessett
 
 
Alexander J. Jessett
Attorney-in-fact
 
 
 
 

50

Table of Contents

REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
To the Board of Trust Managers and Shareholders of
Camden Property Trust
Houston, Texas
We have audited the accompanying consolidated balance sheets of Camden Property Trust and subsidiaries (the “Company”) as of December 31, 2015 and 2014, and the related consolidated statements of income and comprehensive income, equity, and cash flows for each of the three years in the period ended December 31, 2015. Our audits also included the financial statement schedules listed in the Index at Item 15. These financial statements and financial statement schedules are the responsibility of the Company's management. Our responsibility is to express an opinion on the financial statements and financial statement schedules based on our audits.
We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.
In our opinion, such consolidated financial statements present fairly, in all material respects, the financial position of Camden Property Trust and subsidiaries as of December 31, 2015 and 2014, and the results of their operations and their cash flows for each of the three years in the period ended December 31, 2015, in conformity with accounting principles generally accepted in the United States of America. Also, in our opinion, such financial statement schedules, when considered in relation to the basic consolidated financial statements taken as a whole, present fairly, in all material respects, the information set forth therein.
As discussed in Note 2 to the consolidated financial statements, the Company has changed its method of accounting for and disclosure of discontinued operations for the year ended December 31, 2014 due to the adoption of Accounting Standards Update 2014-08, "Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity."
We have also audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), the Company's internal control over financial reporting as of December 31, 2015, based on the criteria established in Internal Control—Integrated Framework (2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission and our report dated February 19, 2016 expressed an unqualified opinion on the Company's internal control over financial reporting.
 
/s/ DELOITTE & TOUCHE LLP
 
Houston, Texas
February 19, 2016


F-1

Table of Contents

CAMDEN PROPERTY TRUST
CONSOLIDATED BALANCE SHEETS
 
 
December 31,
(in thousands, except per share amounts)
2015
 
2014
Assets
 
 
 
Real estate assets, at cost
 
 
 
Land
$
1,048,685

 
$
1,003,422

Buildings and improvements
6,284,851

 
5,890,498

 
$
7,333,536

 
$
6,893,920

Accumulated depreciation
(1,978,690
)
 
(1,738,862
)
Net operating real estate assets
$
5,354,846

 
$
5,155,058

Properties under development, including land
491,120

 
527,596

Investments in joint ventures
33,698

 
36,429

Properties held for sale

 
27,143

Total real estate assets
$
5,879,664

 
$
5,746,226

Accounts receivable – affiliates
25,100

 
25,977

Other assets, net
116,260

 
111,962

Cash and cash equivalents
10,617

 
153,918

Restricted cash
5,971

 
5,898

Total assets
$
6,037,612

 
$
6,043,981

Liabilities and equity
 
 
 
Liabilities
 
 
 
Notes payable
 
 
 
Unsecured
$
1,824,930

 
$
1,828,485

Secured
899,757

 
902,128

Accounts payable and accrued expenses
133,353

 
157,232

Accrued real estate taxes
45,223

 
39,149

Distributions payable
64,275

 
60,386

Other liabilities
97,814

 
100,058

Total liabilities
$
3,065,352

 
$
3,087,438

Commitments and contingencies (Note 13)

 

Non-qualified deferred compensation share awards
79,364

 
68,134

Equity
 
 
 
Common shares of beneficial interest; $0.01 par value per share; 175,000 shares authorized; 100,636 and 100,620 issued; 97,571 and 97,604 outstanding at December 31, 2015 and 2014, respectively
976

 
976

Additional paid-in capital
3,662,864

 
3,667,448

Distributions in excess of net income attributable to common shareholders
(458,577
)
 
(453,777
)
Treasury shares, at cost (10,703 and 10,975 common shares, at December 31, 2015 and 2014, respectively)
(386,793
)
 
(396,626
)
Accumulated other comprehensive loss
(1,913
)
 
(2,419
)
Total common equity
$
2,816,557

 
$
2,815,602

Non-controlling interests
76,339

 
72,807

Total equity
$
2,892,896

 
$
2,888,409

Total liabilities and equity
$
6,037,612

 
$
6,043,981

See Notes to Consolidated Financial Statements.

F-2

Table of Contents

CAMDEN PROPERTY TRUST
CONSOLIDATED STATEMENTS OF INCOME AND COMPREHENSIVE INCOME
 
 
Year Ended December 31,
(in thousands, except per share amounts)
2015
 
2014
 
2013
Property revenues
 
 
 
 
 
Rental revenues
$
769,108

 
$
731,874

 
$
683,362

Other property revenues
123,820

 
112,104

 
105,489

Total property revenues
$
892,928

 
$
843,978

 
$
788,851

Property expenses
 
 
 
 
 
Property operating and maintenance
$
219,831

 
$
211,253

 
$
199,650

Real estate taxes
101,885

 
94,055

 
86,041

Total property expenses
$
321,716

 
$
305,308

 
$
285,691

Non-property income
 
 
 
 
 
Fee and asset management
$
6,999

 
$
9,832

 
$
11,690

Interest and other income
597

 
842

 
1,217

Income (loss) on deferred compensation plans
(264
)
 
3,937

 
8,290

Total non-property income
$
7,332

 
$
14,611

 
$
21,197

Other expenses
 
 
 
 
 
Property management
$
23,761

 
$
22,689

 
$
21,774

Fee and asset management
4,742

 
5,341

 
5,756

General and administrative
46,233

 
51,005

 
40,586

Interest
97,312

 
94,906

 
99,784

Depreciation and amortization
257,082

 
237,346

 
216,288

Expense (benefit) on deferred compensation plans
(264
)
 
3,937

 
8,290

Total other expenses
$
428,866

 
$
415,224

 
$
392,478

Gain on sale of operating properties, including land
104,288

 
159,289

 
698

Impairment associated with land holdings

 
(1,152
)
 

Equity in income of joint ventures
6,168

 
7,023

 
24,865

Income from continuing operations before income taxes
$
260,134

 
$
303,217

 
$
157,442

Income tax expense
(1,872
)
 
(1,903
)
 
(1,826
)
Income from continuing operations
$
258,262

 
$
301,314

 
$
155,616

Income from discontinued operations

 

 
8,515

Gain on sale of discontinued operations, net of tax

 

 
182,160

Net income
$
258,262

 
$
301,314

 
$
346,291

Less income allocated to non-controlling interests from continuing operations
(8,947
)
 
(9,225
)
 
(4,022
)
Less income, including gain on sale, allocated to non-controlling interests from discontinued operations

 

 
(5,905
)
Net income attributable to common shareholders
$
249,315

 
$
292,089

 
$
336,364

See Notes to Consolidated Financial Statements.

F-3

Table of Contents

CAMDEN PROPERTY TRUST
CONSOLIDATED STATEMENTS OF INCOME AND COMPREHENSIVE INCOME (Continued)
 
 
Year Ended December 31,
(In thousands, except per share amounts)
2015
 
2014
 
2013
Earnings per share – basic
 
 
 
 
 
Earnings per common share from continuing operations
$
2.77

 
$
3.29

 
$
1.70

Earnings per common share from discontinued operations

 

 
2.12

Total earnings per common share – basic
$
2.77

 
$
3.29

 
$
3.82

Earnings per share – diluted
 
 
 
 
 
Earnings per common share from continuing operations
$
2.76

 
$
3.27

 
$
1.69

Earnings per common share from discontinued operations

 

 
2.09

Total earnings per common share – diluted
$
2.76

 
$
3.27

 
$
3.78

Weighted average number of common shares outstanding – basic
89,120

 
88,084

 
87,204

Weighted average number of common shares outstanding – diluted
89,490

 
88,468

 
88,494

Net income attributable to common shareholders
 
 
 
 
 
Income from continuing operations
$
258,262

 
$
301,314

 
$
155,616

Less income allocated to non-controlling interests from continuing operations
(8,947
)
 
(9,225
)
 
(4,022
)
Income from continuing operations attributable to common shareholders
$
249,315

 
$
292,089

 
$
151,594

Income from discontinued operations, including gain on sale
$

 
$

 
$
190,675

Less income, including gain on sale, allocated to non-controlling interests from discontinued operations

 

 
(5,905
)
Income from discontinued operations, including gain on sale, attributable to common shareholders
$

 
$

 
$
184,770

Net income attributable to common shareholders
$
249,315

 
$
292,089

 
$
336,364

Consolidated Statements of Comprehensive Income
 
 
 
 
 
Net income
$
258,262

 
$
301,314

 
$
346,291

Other comprehensive income
 
 
 
 
 
Unrealized loss on cash flow hedging activities

 
(417
)
 

Unrealized gain (loss) and unamortized prior service cost on post retirement obligation
357

 
(970
)
 
(99
)
Reclassification of net loss on cash flow hedging activities, prior service cost and net loss on post retirement obligation
149

 
74

 
54

Comprehensive income
$
258,768

 
$
300,001

 
$
346,246

Less income allocated to non-controlling interests from continuing operations
(8,947
)
 
(9,225
)
 
(4,022
)
Less income, including gain on sale, allocated to non-controlling interests from discontinued operations

 

 
(5,905
)
Comprehensive income attributable to common shareholders
$
249,821

 
$
290,776

 
$
336,319

See Notes to Consolidated Financial Statements.

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CAMDEN PROPERTY TRUST
CONSOLIDATED STATEMENTS OF EQUITY
 
 
Common Shareholders
 
 
 
 
(in thousands, except per share amounts)
Common
shares of
beneficial
interest
 
Additional
paid-in capital
 
Distributions
in excess of
net income
 
Treasury
shares, at cost
 
Accumulated
other
comprehensive
loss
 
Non-controlling
interests
 
Total
equity
Equity, December 31, 2012
$
962

 
$
3,587,505

 
$
(598,951
)
 
$
(425,355
)
 
$
(1,062
)
 
$
63,609

 
$
2,626,708

Net income
 
 
 
 
336,364

 
 
 
 
 
9,927

 
346,291

Other comprehensive loss
 
 
 
 
 
 
 
 
(44
)
 
 
 
(44
)
Common shares issued (555 shares)
6

 
40,038

 
 
 
 
 
 
 
 
 
40,044

Net share awards
(1
)
 
4,921

 
 
 
12,658

 
 
 
 
 
17,578

Employee share purchase plan
 
 
449

 
 
 
469

 
 
 
 
 
918

Common share options exercised
 
 
841

 
 
 
2,001

 
 
 
 
 
2,842

Change in classification of deferred compensation plan
 
 
(37,958
)
 
 
 
 
 
 
 
 
 
(37,958
)
Change in redemption value of non-qualified share awards
 
 
 
 
(9,575
)
 
 
 
 
 
 
 
(9,575
)
Diversification of share awards within deferred compensation plan
 
 
221

 
132

 
 
 
 
 
 
 
353

Conversions and redemptions of operating partnership units (2 shares)
 
 
52

 
 
 
 
 
 
 
(104
)
 
(52
)
Cash distributions declared to equity holders ($2.52 per share)
 
 
 
 
(222,137
)
 
 
 
 
 
(4,787
)
 
(226,924
)
Equity, December 31, 2013
$
967

 
$
3,596,069

 
$
(494,167
)
 
$
(410,227
)
 
$
(1,106
)
 
$
68,645

 
$
2,760,181

Net income
 
 
 
 
292,089

 
 
 
 
 
9,225

 
301,314

Other comprehensive loss
 
 
 
 
 
 
 
 
(1,313
)
 
 
 
(1,313
)
Common shares issued (898 shares)
9

 
66,216

 
 
 
 
 
 
 
 
 
66,225

Net share awards
 
 
8,010

 
 
 
11,358

 
 
 
 
 
19,368

Employee share purchase plan
 
 
1,012

 
 
 
1,259

 
 
 
 
 
2,271

Common share options exercised (55 shares)
1

 
517

 
 
 
984

 
 
 
 
 
1,502

Change in classification of deferred compensation plan
 
 
(7,702
)
 
 
 
 
 
 
 
 
 
(7,702
)
Change in redemption value of non-qualified share awards
 
 
 
 
(17,921
)
 
 
 
 
 
 
 
(17,921
)
Diversification of share awards within deferred compensation plan
 
 
3,273

 
1,396

 
 
 
 
 
 
 
4,669

Conversions of operating partnership units (1 share)
 
 
52

 
 
 
 
 
 
 
(52
)
 

Cash distributions declared to equity holders ($2.64 per share)
 
 
 
 
(235,174
)
 
 
 
 
 
(5,011
)
 
(240,185
)
Other
(1
)
 
1

 
 
 
 
 
 
 
 
 

Equity, December 31, 2014
$
976

 
$
3,667,448

 
$
(453,777
)
 
$
(396,626
)
 
$
(2,419
)
 
$
72,807

 
$
2,888,409

See Notes to Consolidated Financial Statements.

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CAMDEN PROPERTY TRUST
CONSOLIDATED STATEMENTS OF EQUITY (Continued)
 
 
Common Shareholders
 
 
 
 
(in thousands, except per share amounts)
Common
shares of
beneficial
interest
 
Additional
paid-in capital
 
Distributions
in excess of
net income
 
Treasury
shares, at cost
 
Accumulated
other
comprehensive
loss
 
Non-controlling
interests
 
Total
equity
Equity, December 31, 2014
$
976

 
$
3,667,448

 
$
(453,777
)
 
$
(396,626
)
 
$
(2,419
)
 
$
72,807

 
$
2,888,409

Net income
 
 
 
 
249,315

 
 
 
 
 
8,947

 
258,262

Other comprehensive income
 
 
 
 
 
 
 
 
506

 
 
 
506

Net share awards
 
 
13,020

 
 
 
9,305

 
 
 
 
 
22,325

Employee share purchase plan
 
 
583

 
 
 
528

 
 
 
 
 
1,111

Common share options exercised
 
 
176

 
 
 


 
 
 
 
 
176

Change in classification of deferred compensation plan
 
 
(10,999
)
 
 
 
 
 
 
 
 
 
(10,999
)
Change in redemption value of non-qualified share awards
 
 
 
 
(3,788
)
 
 
 
 
 
 
 
(3,788
)
Diversification of share awards within deferred compensation plan
 
 
2,134

 
1,423

 
 
 
 
 
 
 
3,557

Conversions of operating partnership units (2 shares)
 
 
86

 
 
 
 
 
 
 
(86
)
 

Cash distributions declared to equity holders ($2.80 per share)
 
 
 
 
(251,750
)
 
 
 
 
 
(5,309
)
 
(257,059
)
Purchase of non-controlling interests
 
 
(9,480
)
 
 
 
 
 
 
 
(20
)
 
(9,500
)
Other
 
 
(104
)
 
 
 
 
 
 
 
 
 
(104
)
Equity, December 31, 2015
$
976

 
$
3,662,864

 
$
(458,577
)
 
$
(386,793
)
 
$
(1,913
)
 
$
76,339

 
$
2,892,896

See Notes to Consolidated Financial Statements.



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CAMDEN PROPERTY TRUST
CONSOLIDATED STATEMENTS OF CASH FLOWS
 
 
Year Ended December 31,
(in thousands)
2015
 
2014
 
2013
Cash flows from operating activities
 
 
 
 
 
Net income
$
258,262

 
$
301,314

 
$
346,291

Adjustments to reconcile net income to net cash from operating activities:
 
 
 
 
 
Depreciation and amortization
257,082

 
237,346

 
221,543

Gain on sale of operating properties, including land
(104,288
)
 
(159,289
)
 
(698
)
Gain on sale of discontinued operations, net of tax

 

 
(182,160
)
Impairment associated with land holdings

 
1,152

 

Distributions of income from joint ventures
6,387

 
7,399

 
8,884

Equity in income of joint ventures
(6,168
)
 
(7,023
)
 
(24,865
)
Share-based compensation
17,674

 
15,552

 
14,063

Net change in operating accounts and other
(5,711
)
 
22,077

 
21,233

Net cash from operating activities
$
423,238

 
$
418,528

 
$
404,291

Cash flows from investing activities
 
 
 
 
 
Development and capital improvements
$
(425,574
)
 
$
(503,328
)
 
$
(356,815
)
Acquisition of operating properties

 
(62,260
)
 
(224,109
)
Proceeds from sales of operating properties, including land
145,014

 
237,712

 
5,686

Proceeds from discontinued operations

 

 
323,755

Distributions from investments in joint ventures
2,512

 
6,350

 
11,295

Increase in non-real estate assets
(4,091
)
 
(4,695
)
 
(17,497
)
Other
(11,169
)
 
335

 
(1,300
)
Net cash from investing activities
$
(293,308
)
 
$
(325,886
)
 
$
(258,985
)
See Notes to Consolidated Financial Statements.

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CAMDEN PROPERTY TRUST
CONSOLIDATED STATEMENTS OF CASH FLOWS (Continued)
 
 
Year Ended December 31,
(in thousands)
2015
 
2014
 
2013
Cash flows from financing activities
 
 
 
 
 
Repayment of notes payable
$
(253,043
)
 
$
(36,340
)
 
$
(230,288
)
Borrowings on unsecured credit facility and other short-term borrowings
1,466,000

 
2,246,000

 
952,900

Repayments on unsecured credit facility and other short-term borrowings
(1,222,000
)
 
(2,246,000
)
 
(952,900
)
Proceeds from notes payable

 
248,078

 
249,535

Distributions to common shareholders and non-controlling interests
(253,129
)
 
(236,514
)
 
(220,083
)
Purchase of non-controlling interests
(9,500
)
 

 

Net decrease in accounts receivable – affiliates
877

 
1,747

 
5,901

Proceeds from issuance of common shares

 
66,225

 
40,044

Other
(2,436
)
 
286

 
710

Net cash from financing activities
$
(273,231
)
 
$
43,482

 
$
(154,181
)
Net increase (decrease) in cash and cash equivalents
(143,301
)
 
136,124

 
(8,875
)
Cash and cash equivalents, beginning of year
153,918

 
17,794

 
26,669

Cash and cash equivalents, end of year
$
10,617

 
$
153,918

 
$
17,794

Supplemental information
 
 
 
 
 
Cash paid for interest, net of interest capitalized
$
96,179

 
$
86,711

 
$
98,101

Cash paid for income taxes
1,889

 
1,658

 
2,114

Supplemental schedule of noncash investing and financing activities
 
 
 
 
 
Distributions declared but not paid
$
64,275

 
$
60,386

 
$
56,787

Value of shares issued under benefit plans, net of cancellations
18,336

 
19,310

 
20,195

Net change in redemption of non-qualified share awards
2,365

 
16,525

 
9,443

Accrual associated with construction and capital expenditures
24,175

 
22,456

 
21,071

See Notes to Consolidated Financial Statements.

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NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
1. Description of Business
Business. Formed on May 25, 1993, Camden Property Trust, a Texas real estate investment trust (“REIT”), is primarily engaged in the ownership, management, development, redevelopment, acquisition, and construction of multifamily apartment communities. Our multifamily apartment communities are referred to as “communities,” “multifamily communities,” “properties,” or “multifamily properties” in the following discussion. As of December 31, 2015, we owned interests in, operated, or were developing 180 multifamily properties comprised of 62,649 apartment homes across the United States. Of the 180 properties, eight properties were under construction, and when completed will consist of a total of 2,857 apartment homes. We also own land holdings which we may develop into multifamily communities in the future.
2. Summary of Significant Accounting Policies and Recent Accounting Pronouncements
Principles of Consolidation. Our consolidated financial statements include our accounts and the accounts of other subsidiaries and joint ventures (including partnerships and limited liability companies) over which we have control. All intercompany transactions, balances, and profits have been eliminated in consolidation. Investments acquired or created are evaluated based on the accounting guidance relating to variable interest entities (“VIEs”), which requires the consolidation of VIEs in which we are considered to be the primary beneficiary. If the investment is determined not to be a VIE, then the investment is evaluated for consolidation (primarily using a voting interest model) under the remaining consolidation guidance relating to real estate entities. If we are the general partner of a limited partnership, or manager of a limited liability company, we also consider the consolidation guidance relating to the rights of limited partners, or non-managing members, as the case may be, to assess whether any rights held by the limited partners, or non-managing members, as the case may be, overcome the presumption of control by us.
Acquisitions of Real Estate. Upon acquisition of real estate, we determine the fair value of tangible and intangible assets, which includes land, buildings (as-if-vacant), furniture and fixtures, the value of in-place leases, including above and below market leases, and acquired liabilities. In estimating these values, we apply methods similar to those used by independent appraisers of income-producing property. Upon the acquisition of a controlling interest of an investment in an unconsolidated joint venture, such joint venture is consolidated and our initial equity investment is remeasured to fair value at the date the controlling interest is acquired; any difference between the carrying value of the previously held equity investment and the fair value is recognized in earnings at the time of obtaining control. Transaction costs associated with the acquisition of operating real estate assets are expensed. Estimates of fair value of acquired debt are based upon interest rates available for the issuance of debt with similar terms and remaining maturities. Depreciation is computed on a straight-line basis over the remaining useful lives of the related tangible assets. The value of in-place leases and above or below market leases is amortized over the estimated average remaining life of leases in place at the time of acquisition. The net carrying value of below market leases is included in other liabilities in our consolidated balance sheets and the net carrying value of in-place leases is included in other assets, net in our consolidated balance sheets.
The carrying values of below market leases and in-place leases at December 31, 2015 and 2014 are as follows:
 
December 31,
(in millions)
2015
 
2014
Below market leases (Gross carrying value)
$
0.5

 
$
0.5

Accumulated amortization
(0.5
)
 
(0.4
)
Value of below market leases, net
$

 
$
0.1

 
 
 
 
In-place leases (Gross carrying value)
$
3.0

 
$
3.0

Accumulated amortization
(3.0
)
 
(2.5
)
Value of in-place leases, net
$

 
$
0.5

Revenues recognized related to below market leases and amortization expense related to in-place leases for the years ended December 31, 2015, 2014 and 2013 are as follows:
 
 
December 31,
(in millions)
 
2015
 
2014
 
2013
Revenues related to below market leases
 
$
0.1

 
$
0.2

 
$
1.1

Amortization of in-place leases
 
$
0.5

 
$
1.4

 
$
5.6


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The weighted average amortization period of below market leases and in-place leases was approximately eight months, seven months and six months for the years ended December 31, 2015, 2014 and 2013, respectively.
Asset Impairment. Long-lived assets are reviewed for impairment annually or whenever events or changes in circumstances indicate the carrying amount of an asset may not be recoverable. Impairment may exist if estimated future undiscounted cash flows associated with long-lived assets are not sufficient to recover the carrying value of such assets. We consider projected future discounted and undiscounted cash flows, trends, strategic decisions regarding future development plans, and other factors in our assessment of whether impairment conditions exist. While we believe our estimates of future cash flows are reasonable, different assumptions regarding a number of factors, including market rents, economic conditions, and occupancies, could significantly affect these estimates. In estimating fair value, management uses appraisals, management estimates, and discounted cash flow calculations which utilize inputs from a marketplace participant’s perspective. When impairment exists, the long-lived asset is adjusted to its fair value. In addition, we evaluate our equity investments in joint ventures and if we believe there is an other than temporary decline in market value of our investment below our carrying value, we will record an impairment charge. We did not record any impairment charges for the years ended December 31, 2015 or 2013. See Note 7, "Acquisitions, Dispositions, Impairment, and Discontinued Operations," for discussion of impairment during the year ended December 31, 2014.
The value of our properties under development depends on market conditions, including estimates of the project start date as well as estimates of demand for multifamily communities. We have reviewed market trends and other marketplace information and have incorporated this information as well as our current outlook into the assumptions we use in our impairment analyses. Due to the judgment and assumptions applied in the impairment analyses, it is possible actual results could differ substantially from those estimated.
We believe the carrying value of our operating real estate assets, properties under development, and land is currently recoverable. However, if market conditions deteriorate or if changes in our development strategy significantly affect any key assumptions used in our fair value estimates, we may need to take material charges in future periods for impairments related to existing assets. Any such material non-cash charges could have an adverse effect on our consolidated financial position and results of operations.
Cash and Cash Equivalents. All cash and investments in money market accounts and other highly liquid securities with a maturity of three months or less at the date of purchase are considered to be cash and cash equivalents. We maintain the majority of our cash and cash equivalents at major financial institutions in the United States and deposits with these financial institutions may exceed the amount of insurance provided on such deposits; however, we regularly monitor the financial stability of these financial institutions and believe we are not currently exposed to any significant default risk with respect to these deposits.
Cost Capitalization. Real estate assets are carried at cost plus capitalized carrying charges. Carrying charges are primarily interest and real estate taxes which are capitalized as part of properties under development. Capitalized interest is generally based on the weighted average interest rate of our unsecured debt. Expenditures directly related to the development and improvement of real estate assets are capitalized at cost as land and buildings and improvements. Indirect development costs, including salaries and benefits and other related costs directly attributable to the development of properties, are also capitalized. We begin capitalizing development, construction, and carrying costs when the development of the future real estate asset is probable and activities necessary to prepare the underlying real estate for its intended use have been initiated. All construction and carrying costs are capitalized and reported in the balance sheet as properties under development until the apartment homes are substantially completed. Upon substantial completion of the apartment homes, the total capitalized development cost for the apartment homes and the associated land is transferred to buildings and improvements and land, respectively.
As discussed above, carrying charges are principally interest and real estate taxes capitalized as part of properties under development. Capitalized interest was approximately $19.3 million, $22.2 million, and $15.7 million for the years ended December 31, 2015, 2014, and 2013, respectively. Capitalized real estate taxes were approximately $3.6 million, $4.4 million, and $3.0 million for the years ended December 31, 2015, 2014, and 2013, respectively.
Where possible, we stage our construction to allow leasing and occupancy during the construction period, which we believe minimizes the duration of the lease-up period following completion of construction. Our accounting policy related to properties in the development and leasing phase is to expense all operating expenses associated with completed apartment homes. We capitalize renovation and improvement costs we believe extend the economic lives of depreciable property. Capital expenditures subsequent to initial construction are capitalized and depreciated over their estimated useful lives.
We also incur expenditures related to renovation and construction of office space we lease and we capitalize these leasehold improvements as furniture, fixtures, equipment and other. We depreciate these costs using the straight-line method over the shorter of the lease term or the useful life of the improvement. During the third quarter of 2013, we relocated our

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corporate headquarters. In conjunction with this relocation, we capitalized approximately $12.2 million related to leasehold improvements which is depreciated over the life of our new lease.
Depreciation and amortization is computed over the expected useful lives of depreciable property on a straight-line basis with lives generally as follows:
 
 
Estimated
Useful  Life
Buildings and improvements
5-35 years
Furniture, fixtures, equipment and other
3-20 years
Intangible assets/liabilities (in-place leases and below market leases)
underlying lease term
Discontinued Operations. We adopted ASU 2014-08, "Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity," on January 1, 2014, which required only disposals representing a strategic shift, such as a major line of business, a major geographical area or a major equity investment, to be classified as a discontinued operation. We generally believe future sales of our individual operating properties will no longer qualify as discontinued operations effective with our adoption of this new standard. Prior to January 1, 2014 a property was classified as a discontinued operation when (i) the operations and cash flows of the property could be clearly distinguished and had been or would be eliminated from our ongoing operations; (ii) the property either had been disposed of or was classified as held for sale; and (iii) we would not have any significant continuing involvement in the operations of the property after the disposal transaction.
The results of operations for properties sold during the period or classified as held for sale at the end of the period, and meeting the above criteria of discontinued operations, are classified as discontinued operations for all periods presented. The property-specific components of earnings classified as discontinued operations include separately identifiable property-specific revenues, expenses, depreciation, and interest expense, if any. The gain or loss resulting from the eventual disposal of the held for sale properties meeting the criteria of discontinued operations is also classified within discontinued operations. Real estate assets held for sale are measured at the lower of carrying amount or fair value less costs to sell and are presented separately in the accompanying consolidated balance sheets. Subsequent to classification of a property as held for sale, no further depreciation is recorded. Properties sold by our unconsolidated entities which do not meet the above criteria of discontinued operations are not included in discontinued operations and related gains or losses are reported as a component of equity in income of joint ventures.
Gains on sale of real estate are recognized using the full accrual or partial sale methods, as applicable, in accordance with accounting principles generally accepted in the United States of America ("GAAP"), provided various criteria relating to the terms of sale and any subsequent involvement with the real estate sold are satisfied.
There were no disposals reported as discontinued operations for the years ended December 31, 2015 or 2014. See Note 7, "Acquisitions, Dispositions, Impairment, and Discontinued Operations," for discussion of discontinued operations for the year ended December 31, 2013.
Fair Value. For financial assets and liabilities recorded at fair value on a recurring or non-recurring basis, fair value is the price we would receive to sell an asset, or pay to transfer a liability, in an orderly transaction with a market participant at the measurement date. In the absence of such data, fair value is estimated using internal information consistent with what market participants would use in a hypothetical transaction.
In determining fair value, observable inputs reflect market data obtained from independent sources, while unobservable inputs reflect our market assumptions; preference is given to observable inputs. These two types of inputs create the following fair value hierarchy:
 
Level 1: Quoted prices for identical instruments in active markets.
Level 2: Quoted prices for similar instruments in active markets; quoted prices for identical or similar instruments in markets that are not active; and model-derived valuations whose inputs are observable or whose significant value drivers are observable.
Level 3: Significant inputs to the valuation model are unobservable.
Recurring Fair Value Measurements. The valuation methodology we use to measure our deferred compensation plan investments is based on quoted market prices utilizing public information for the same transactions. Our deferred compensation plan investments are recorded at fair value on a recurring basis and included in other assets in our consolidated balance sheets.

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Non-recurring Fair Value Measurements. Certain assets are measured at fair value on a non-recurring basis. These assets are not measured at fair value on an ongoing basis, but are subject to fair value adjustments in certain circumstances. These assets primarily include long-lived assets which are recorded at fair value if they are impaired using the fair value methodologies used to measure long-lived assets described above at "Asset Impairment." Non-recurring fair value disclosures are not provided for impairments on assets disposed during the period because they are no longer owned by us. The inputs associated with the valuation of long-lived assets are generally included in Level 3 of the fair value hierarchy, unless a quoted price for a similar long-lived asset in an active market exists, at which time they are included in Level 2 of the fair value hierarchy.
Financial Instrument Fair Value Disclosures. As of December 31, 2015 and 2014, the carrying values of cash and cash equivalents, accounts receivable, accounts payable, accrued expenses and distributions payable represent fair value because of the short-term nature of these instruments. The carrying value of restricted cash approximates its fair value based on the nature of our assessment of the ability to recover these amounts. The carrying value of our notes receivable, which are included in other assets, net in our consolidated balance sheets, approximates their fair value. The estimated fair values are based on certain factors, such as market interest rates, terms of the note and credit worthiness of the borrower. These financial instruments utilize Level 3 inputs. In calculating the fair value of our notes payable, interest rate and spread assumptions reflect current credit worthiness and market conditions available for the issuance of notes payable with similar terms and remaining maturities. These financial instruments utilize Level 2 inputs.
Income Recognition. Our rental and other property revenue is recorded when due from residents and is recognized monthly as it is earned. Other property revenue consists primarily of utility rebillings and administrative, application, and other transactional fees charged to our residents. Our apartment homes are rented to residents on lease terms generally ranging from six to fifteen months, with monthly payments due in advance. All other sources of income, including interest and fee and asset management income, are recognized as earned. Operations of multifamily properties acquired are recorded from the date of acquisition in accordance with the acquisition method of accounting. In management’s opinion, due to the number of residents, the types and diversity of submarkets in which our properties operate, and the collection terms, there is no significant concentration of credit risk.
Reclassifications. Certain reclassifications have been made to amounts in prior period financial statements to conform to the current period presentation. We reclassified certain insignificant amounts in the consolidated statements of cash flows for the years ended December 31, 2014 and 2013. These reclassifications had no impact on our consolidated cash flows from operating, investing or financing activities. In addition, we also reclassified deferred financing charges relating to our unsecured credit facility and unsecured short-term borrowing facility to depreciation and amortization. All other deferred charges were reclassified to interest expense effective with our adoption of Accounting Standards Update 2015-03 ("ASU 2015-03"), "Simplifying the Presentation of Debt Issuance Costs," as discussed below in Recent Accounting Pronouncements.
Insurance. Our primary lines of insurance coverage are property, general liability, health, and workers’ compensation. We believe our insurance coverage adequately insures our properties against the risk of loss attributable to fire, earthquake, hurricane, tornado, flood, and other perils and adequately insures us against other risks. Losses are accrued based upon our estimates of the aggregate liability for claims incurred using certain actuarial assumptions followed in the insurance industry and based on our experience.
Other Assets, Net. Other assets in our consolidated financial statements include investments under deferred compensation plans, deferred financing costs, non-real estate leasehold improvements and equipment, notes receivable, prepaid expenses, the value of in-place leases net of related accumulated amortization, and other miscellaneous receivables. Investments under deferred compensation plans are classified as trading securities and are adjusted to fair market value at period end. For a further discussion of our investments under deferred compensation plans, see Note 10, “Share-based Compensation and Benefit Plans.” Deferred financing costs are related to our unsecured credit facility and unsecured short-term borrowing facility, and are amortized no longer than the terms of the related facilities on the straight-line method, which approximates the effective interest method. Corporate leasehold improvements and equipment are depreciated using the straight-line method over the shorter of the expected useful lives or the lease terms which generally range from three to ten years.
Our notes receivable relate to real estate secured loans to unaffiliated third parties. At December 31, 2015 and 2014, we had outstanding notes receivable balances of approximately $13.2 million and $3.4 million, respectively, and the weighted average interest rate on such notes was approximately 4.1% and 4.3% for the years ended December 31, 2015 and 2014, respectively. At December 31, 2015, we were also committed to funding additional amounts under one of the loans in the amount of approximately $8.3 million. Interest is recognized over the lives of the notes and is included in interest and other income in our consolidated statements of income and comprehensive income. We consider a note receivable to be impaired if it is probable we will not collect all contractually due principal and interest. We do not accrue interest when a note is considered impaired and an allowance is recorded for any principal and previously accrued interest which is not believed to be collectible.

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All cash receipts on impaired notes are applied to reduce the principal amount of such notes until the principal has been recovered and, thereafter, are recognized as interest income. There were no impairments as of December 31, 2015 or 2014.
Reportable Segments. We operate in a single reportable segment which includes the ownership, management, development, redevelopment, acquisition, and construction of multifamily apartment communities. Each of our operating properties is considered a separate operating segment as each property earns revenues and incurs expenses, individual operating results are reviewed and discrete financial information is available. We do not distinguish or group our consolidated operations based on geography, size or type. Our multifamily apartment communities have similar long-term economic characteristics and provide similar products and services to our residents. Further, all material operations are within the United States and no multifamily apartment community comprises more than 10% of consolidated revenues. As a result, our operating properties are aggregated into a single reportable segment. Our multifamily communities generate rental revenue and other income through the leasing of apartment homes, which comprised approximately 99% of our total property revenues and total non-property income, excluding income on deferred compensation plans, for each of the years ended December 31, 2015 and 2014, and 98% for the year ended December 31, 2013.
Restricted Cash. Restricted cash consists of escrow deposits held by lenders for property taxes, insurance and replacement reserves, cash required to be segregated for the repayment of residents’ security deposits, and escrowed amounts related to our development and acquisition activities. Substantially all restricted cash is invested in demand and short-term instruments.
Share-based Compensation. Compensation expense associated with share-based awards is recognized in our consolidated statements of income and comprehensive income using the grant-date fair values. Compensation cost for all share-based awards, including options, requires measurement at estimated fair value on the grant date and recognition of compensation expense over the requisite service period for awards expected to vest. The fair value of stock option grants is estimated using the Black-Scholes valuation model. Valuation models require the input of assumptions, including judgments to estimate the expected stock price volatility, expected life, and forfeiture rate. The compensation cost for share-based awards is based on the market value of the shares on the date of grant.
Use of Estimates. In the application of GAAP, management is required to make estimates and assumptions which affect the reported amounts of assets and liabilities at the date of the financial statements, results of operations during the reporting periods, and related disclosures. Our more significant estimates include estimates supporting our impairment analysis related to the carrying values of our real estate assets. These estimates are based on historical experience and other assumptions believed to be reasonable under the circumstances. Future events rarely develop exactly as forecasted, and the best estimates routinely require adjustment.
Recent Accounting Pronouncements. In February 2015, the FASB issued Accounting Standards Update 2015-02 ("ASU 2015-02"), "Amendments to the Consolidation Analysis." ASU 2015-02 changes the analysis a reporting entity must perform to determine whether it should consolidate certain types of legal entities. ASU 2015-02 modifies whether limited partnerships and similar entities are VIEs or voting interest entities and eliminates the presumption a general partner should consolidate a limited partnership. Reporting entities which consolidate or hold a variable interest in a VIE as a result of this standard are subject to additional disclosure requirements. ASU 2015-02 is effective for us on January 1, 2016 and did not have a material impact on our consolidated financial statements. However, upon adoption, two of our consolidated operating partnerships, as discussed in Note 5, "Operating Partnerships," would now qualify as VIEs. As we would be considered the primary beneficiary, we would continue to consolidate these operating partnerships.
In April 2015, the FASB issued ASU 2015-03, which requires all costs incurred to issue debt to be presented in the balance sheet as a direct deduction from the carrying value of the debt rather than being recorded as a deferred charge and presented as an asset. ASU 2015-03 also requires amortization of debt issuance costs to be reported as interest expense in the statement of income. In August 2015, the FASB issued Accounting Standards Update 2015-15 ("ASU 2015-15"), "Presentation and Subsequent Measurement of Debt Issuance Costs Associated with Line-of-Credit Arrangements." ASU 2015-15 supplements the requirements of ASU 2015-03 by allowing an entity to defer and present debt issuance costs related to a line of credit arrangement as an asset and subsequently amortize the deferred costs ratably over the term of the line of credit arrangement. We adopted ASU 2015-03 effective December 31, 2015. Prior to adoption, we reported amortization expense of debt issuance costs as a separate line item in our consolidated statements of income. Upon our adoption of ASU 2015-03, debt issuance costs related to our unsecured credit facility and unsecured short-term borrowing facility continue to be presented within other assets, net on our consolidated balance sheets. However, the retrospective application required upon adoption of this ASU resulted in a reclassification of approximately $10.9 million and $12.9 million of debt issuance costs from other assets, net to a deduction from unsecured and secured notes payable in our consolidated balance sheets as of December 31, 2015 and 2014, respectively. The retrospective application upon adoption also resulted in a reclassification of approximately $1.7 million, $1.6 million and $1.7 million from amortization of deferred financing costs to a component of interest expense in

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our consolidated statements of income and comprehensive income for the years ended December 31, 2015, 2014, and 2013, respectively.
In January 2016, the FASB issued Accounting Standards Update 2016-01 ("ASU 2016-01"), "Recognition and Measurement of Financial Assets and Financial Liabilities." ASU 2016-01 changes certain recognition, measurement, presentation, and disclosure requirements for financial instruments. This standard requires all equity investments, except those accounted for under the equity method of accounting or resulting in consolidation, to be measured at fair value with changes in fair value recognized in net income. This standard also simplifies the impairment assessment for equity investments without readily determinable fair values, amends the presentation requirements for changes in the fair value of financial liabilities, requires presentation of financial instruments by measurement category and form of financial asset, and eliminates the requirement to disclose the methods and significant assumptions used in estimating the fair value of financial instruments. ASU 2016-01 is effective for interim and annual periods beginning after December 15, 2017, and early adoption is not permitted except for the amended presentation requirements for changes in the fair value of financial liabilities. We expect to adopt ASU 2016-01 as of January 1, 2018, and do not expect it to have a material impact on our consolidated financial statements upon adoption.
In May 2014, the FASB issued Accounting Standards Update 2014-09 ("ASU 2014-09"), "Revenue from Contracts with Customers." ASU 2014-09 provides a single comprehensive revenue recognition model for contracts with customers (excluding certain contracts, such as lease contracts) to improve comparability within industries. ASU 2014-09 requires an entity to recognize revenue to reflect the transfer of goods or services to customers at an amount the entity expects to be paid in exchange for those goods and services and provide enhanced disclosures, all to provide more comprehensive guidance for transactions such as service revenue and contract modifications. In August 2015, the FASB deferred the effective date of ASU 2014-09 by one year, and it is now effective for interim and annual periods beginning after December 15, 2017. Early adoption is permitted but not before the original effective date. ASU 2014-09 may be applied using either a full retrospective or a modified approach upon adoption. We expect to adopt this standard as of January 1, 2018 and we are currently evaluating the impact this standard may have on our consolidated financial statements.

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3. Per Share Data
Basic earnings per share are computed using net income attributable to common shareholders and the weighted average number of common shares outstanding. Diluted earnings per share reflect common shares issuable from the assumed conversion of common share options and share awards granted and units convertible into common shares. Only those items having a dilutive impact on our basic earnings per share are included in diluted earnings per share. Our unvested share-based awards are considered participating securities and are reflected in the calculation of basic and diluted earnings per share using the two-class method. The number of common share equivalent securities excluded from the diluted earnings per share calculation was approximately 2.6 million, 2.8 million, and 2.1 million for the years ended December 31, 2015, 2014, and 2013, respectively. These securities, which include common share options and share awards granted and units convertible into common shares, were excluded from the diluted earnings per share calculation as they are anti-dilutive.
The following table presents information necessary to calculate basic and diluted earnings per share for the periods indicated:
 
 
Year Ended December 31,
(in thousands, except per share amounts)
 
2015
 
2014
 
2013
Earnings per common share calculation – basic
 
 
 
 
 
 
Income from continuing operations attributable to common shareholders
 
$
249,315

 
$
292,089

 
$
151,594

Amount allocated to participating securities
 
(2,052
)
 
(2,687
)
 
(3,177
)
Income from continuing operations attributable to common shareholders, net of amount allocated to participating securities
 
$
247,263

 
$
289,402

 
$
148,417

Discontinued operations, including gain on sale, attributable to common shareholders
 

 

 
184,770

Net income attributable to common shareholders – basic
 
$
247,263

 
$
289,402

 
$
333,187

 
 
 
 
 
 
 
Earnings per common share from continuing operations
 
$
2.77

 
$
3.29

 
$
1.70

Earnings per common share from discontinued operations
 

 

 
2.12

Total earnings per common share – basic
 
$
2.77

 
$
3.29

 
$
3.82

 
 
 
 
 
 
 
Weighted average number of common shares outstanding – basic
 
89,120

 
88,084

 
87,204

Earnings per common share calculation – diluted
 
 
 
 
 
 
Income from continuing operations attributable to common shareholders, net of amount allocated to participating securities
 
$
247,263

 
$
289,402

 
$
148,417

Income allocated to common units from continuing operations
 

 

 
1,133

Income from continuing operations attributable to common shareholders, as adjusted
 
$
247,263

 
$
289,402

 
$
149,550

Discontinued operations, including gain on sale, attributable to common shareholders
 

 

 
184,770

Net income attributable to common shareholders – diluted
 
$
247,263

 
$
289,402

 
$
334,320

 
 
 
 
 
 
 
Earnings per common share from continuing operations
 
$
2.76

 
$
3.27

 
$
1.69

Earnings per common share from discontinued operations
 

 

 
2.09

Total earnings per common share – diluted
 
$
2.76

 
$
3.27

 
$
3.78

 
 
 
 
 
 
 
Weighted average number of common shares outstanding – basic
 
89,120

 
88,084

 
87,204

Incremental shares issuable from assumed conversion of:
 
 
 
 
 
 
Common share options and share awards granted
 
370

 
384

 
476

Common units
 

 

 
814

Weighted average number of common shares outstanding – diluted
 
89,490

 
88,468

 
88,494


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4. Common Shares
In November 2014, we created an at-the market ("ATM") share offering program through which we can, but have no obligation to, sell common shares having an aggregate offering price of up to $331.3 million (the "2014 ATM program"), in amounts and at times as we determine, into the existing trading market at current market prices as well as through negotiated transactions. Actual sales from time to time may depend on a variety of factors including, among others, market conditions, the trading price of our common shares, and determinations by management of the appropriate sources of funding for us. We intend to use the net proceeds from any future sales under the 2014 ATM program for general corporate purposes, which may include reducing future borrowings under our unsecured credit facility or other short-term borrowings, the repayment of other indebtedness, the redemption or other repurchase of outstanding debt or equity securities, funding for development, redevelopment and investment projects and financing for acquisitions.
There were no shares sold during the year ended December 31, 2015 under the 2014 ATM program. The following table presents activity under our 2014 ATM program for the year ended December 31, 2014:
(in thousands, except per share amounts)
Year Ended
December 31, 2014
Total net consideration
$
15,690.2

Common shares sold
209.7

Average price per share
$
76.28

As of the date of this filing, we had common shares having an aggregate offering price of up to $315.3 million remaining available for sale under the 2014 ATM program. No shares were sold subsequent to December 31, 2015 through the date of this filing under the 2014 ATM program.
In May 2012, we created an ATM share offering program through which we can, but have no obligation to, sell common shares having an aggregate offering price of up to $300 million (the "2012 ATM program"), in amounts and at times as we determine, into the existing trading market at current market prices as well as through negotiated transactions. The net proceeds resulting from the 2012 ATM program were used for general corporate purposes, which included repayment of outstanding balances on our unsecured credit facility and short-term borrowings, and funding for development, redevelopment, and capital improvement activities. The 2012 ATM program terminated in the fourth quarter of 2014, and no further common shares are available for sale under the 2012 ATM program.
The following table presents activity under our 2012 ATM program for the periods presented:
 
 
Year Ended December 31,
(in thousands, except per share amounts)
2014
 
2013
Total net consideration
$
50,535.3

 
$
40,044.1

Common shares sold
688.3

 
555.1

Average price per share
$
74.60

 
$
73.73

In January 2008, our Board of Trust Managers approved an increase of the April 2007 repurchase plan to allow for the repurchase of up to $500 million of our common equity securities through open market purchases, block purchases, and privately negotiated transactions. Under this program, we repurchased 4.3 million shares for a total of approximately $230.2 million from April 2007 through December 31, 2008 and there have not been any shares repurchased subsequent to that date. As of the date of this filing, the remaining dollar value of our common equity securities authorized to be repurchased under the program was approximately $269.8 million.
We currently have an automatic shelf registration statement which allows us to offer, from time to time, common shares, preferred shares, debt securities, or warrants. Our Amended and Restated Declaration of Trust provides we may issue up to 185 million shares of beneficial interest, consisting of 175 million common shares and 10 million preferred shares. At December 31, 2015, we had approximately 86.9 million common shares outstanding, net of treasury shares and shares held in our deferred compensation arrangements, and no preferred shares outstanding.
5. Operating Partnerships
At December 31, 2015, approximately 7% of our consolidated multifamily apartment homes were held in Camden Operating, L.P. (“Camden Operating” or the “operating partnership”). Camden Operating has 11.9 million outstanding common limited partnership units and as of December 31, 2015, we held 92.2% of the outstanding common limited partnership units and the sole 1% general partnership interest of the operating partnership. The remaining common limited partnership units,

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comprising approximately 0.8 million units, are primarily held by former officers, directors, and investors of Paragon Group, Inc., which we acquired in 1997. Each common limited partnership unit is redeemable for one common share of Camden or cash at our election. Holders of common limited partnership units are not entitled to rights as shareholders prior to redemption of their common limited partnership units. No member of our management owns Camden Operating common limited partnership units, and one of our ten trust managers owns Camden Operating common limited partnership units.
At December 31, 2015, approximately 31% of our consolidated multifamily apartment homes were held in Camden Summit Partnership, L.P. (the “Camden Summit Partnership”). The Camden Summit Partnership has 22.8 million outstanding common limited partnership units and as of December 31, 2015, we held 94.2% of the outstanding common limited partnership units and the sole 1% general partnership interest of the Camden Summit Partnership. The remaining common limited partnership units, comprising approximately 1.1 million units, are primarily held by former officers, directors, and investors of Summit Properties Inc. which we acquired in 2005. Each common limited partnership unit is redeemable for one common share of Camden or cash at our election. Holders of common limited partnership units are not entitled to rights as shareholders prior to redemption of their common limited partnership units. No member of our management owns Camden Summit Partnership common limited partnership units, and two of our ten trust managers own Camden Summit Partnership common limited partnership units.
6. Income Taxes
We have maintained and intend to maintain our election as a REIT under the Internal Revenue Code of 1986, as amended. In order for us to continue to qualify as a REIT we must meet a number of organizational and operational requirements, including a requirement to distribute annual dividends to our shareholders equal to a minimum of 90% of our adjusted taxable income. As a REIT, we generally will not be subject to federal income tax on our taxable income at the corporate level to the extent such income is distributed to our shareholders annually. If our taxable income exceeds our dividends in a tax year, REIT tax rules allow us to designate dividends from the subsequent tax year in order to avoid current taxation on undistributed income. If we fail to qualify as a REIT in any taxable year, we will be subject to federal and state income taxes at regular corporate rates, including any applicable alternative minimum tax. In addition, we may not be able to requalify as a REIT for the four subsequent taxable years. Historically, we have incurred only state and local income, franchise, and excise taxes. Taxable income from non-REIT activities managed through taxable REIT subsidiaries is subject to applicable federal, state, and local income taxes. Our operating partnerships are flow-through entities and are not subject to federal income taxes at the entity level.
We have recorded income, franchise, and excise taxes in the consolidated statements of income and comprehensive income for the years ended December 31, 2015, 2014 and 2013 as income tax expense. Income taxes for the years ended December 31, 2015, 2014 and 2013, primarily related to state income tax and federal taxes on certain of our taxable REIT subsidiaries. We have no significant temporary or permanent differences or tax credits associated with our taxable REIT subsidiaries.
For income tax purposes, distributions to common shareholders are characterized as ordinary income, capital gains or as a return of a shareholder's invested capital. A summary of the income tax characterization of our distributions paid per common share for the years ended December 31, 2015, 2014 and 2013 is set forth in the following table:
 
 
 
Year Ended December 31,
 
 
2015
 
2014
 
2013
Common Share Distributions
 
 
 
 
 
 
Ordinary income
 
$
1.88

 
$
1.23

 
$
1.40

Long-term capital gain
 
0.70

 
1.02

 
0.76

Unrecaptured Sec. 1250 gain
 
0.22

 
0.39

 
0.36

Total
 
$
2.80

 
$
2.64

 
$
2.52

Percentage of distributions representing tax preference items
 
3.73
%
 
4.17
%
 
4.95
%
We have taxable REIT subsidiaries which are subject to federal and state income taxes. At December 31, 2015, our taxable REIT subsidiaries had net operating loss carryforwards (“NOL’s”) of approximately $22.7 million which expire in years 2030 to 2035. Because NOL’s are subject to certain change of ownership, continuity of business, and separate return year limitations, and because we believe it is unlikely the available NOL’s will be utilized or if utilized, any amounts will be immaterial, no benefits related to these NOL’s have been recognized in our consolidated financial statements.
The carrying value of net assets reported in our consolidated financial statements at December 31, 2015 exceeded the tax basis by approximately $1.4 billion.

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Income Tax Expense. For each of the tax years ended December 31, 2015 and 2014, we had income tax expense of approximately $1.9 million, and for the tax year ended December 31, 2013, we had income tax expense of approximately $1.8 million. Income tax for the years ended December 31, 2015, 2014, and 2013 was comprised mainly of state income tax, and federal income tax related to one of our taxable REIT subsidiaries.
Income Tax Expense – Deferred. For the years ended December 31, 2015, 2014, and 2013, our deferred tax expense was not significant.
Camden Property Trust's and our subsidiaries’ income tax returns are subject to examination by federal, state and local tax jurisdictions for years 2012 through 2014. Net income tax loss carryforwards and other tax attributes generated in years prior to 2012 are also subject to challenge in any examination of those tax years. We believe we have no uncertain tax positions or unrecognized tax benefits requiring disclosure as of and for the periods presented.
7. Acquisitions, Dispositions, Impairment, and Discontinued Operations
Acquisitions of Operating Properties. We did not acquire any operating properties during the year ended December 31, 2015. During 2014, we acquired one operating property comprised of 276 units located in Atlanta, Georgia for approximately $62.6 million.
The following table summarizes the fair values of the assets acquired and liabilities assumed for the acquisition of the operating property described above as of the acquisition date:
(in millions)
 
 
2014
Assets acquired:
 
 
 
Buildings and improvements
 
$
51.3

 
Land
 
10.5

 
Intangible and other assets
 
0.9

Total assets acquired
 
$
62.7

 
 
 
 
Liabilities assumed:
 
 
 
Other liabilities
 
$
0.4

Total liabilities assumed
 
$
0.4

 
Net assets acquired
 
$
62.3


The related assets, liabilities, and results of operations for this acquisition are included in the consolidated financial statements from the date of acquisition. There was no contingent consideration associated with this acquisition. The operating property acquired in 2014 as discussed above contributed revenues of approximately $0.8 million and property expenses of approximately $0.3 million from its acquisition date through December 31, 2014.
Acquisitions of Land. During the year ended December 31, 2015, we acquired approximately 58.1 acres of land located in Phoenix, Arizona, Los Angeles, California, and Gaithersburg, Maryland for approximately $59.1 million. During the year ended December 31, 2014, we acquired approximately 10.5 acres of land located in Houston, Texas and Rockville, Maryland for approximately $39.4 million.
Acquisition of Non-controlling Ownership Interest. In March 2015, we purchased the remaining 0.01% non-controlling interest in two fully consolidated joint ventures, which own an aggregate of 798 apartment homes located in College Park, Maryland and Irvine, California, for approximately $9.5 million. The acquisitions of the remaining ownership interests were recorded as equity transactions and, as a result, the carrying balances of the non-controlling interest were eliminated and the remaining difference between the purchase price and carrying balance was recorded as a reduction in additional paid-in capital. See Note 14, "Non-controlling Interests," for the effect of changes in ownership interests of these former joint ventures on the equity attributable to common shareholders.
Land Holding Dispositions and Impairment. During the year ended December 31, 2015, we sold two land holdings adjacent to operating properties in Dallas and Houston, Texas for approximately $1.1 million and recognized a gain of approximately $0.3 million related to these land sales.
In July 2014, we sold approximately 2.4 acres of land adjacent to an operating property in Dallas, Texas for approximately $0.8 million. We recognized a $1.2 million impairment charge related to this land parcel in June 2014, which represented the difference between the land holding’s carrying value and the fair value based upon the sales contract. During

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the year ended December 31, 2014, we also sold approximately 26.9 acres of land adjacent to current development and operating communities located in Atlanta, Georgia and Houston and Dallas, Texas for approximately $22.9 million and recognized a gain of approximately $3.6 million related to these land sales.
Sale of Operating Properties. In January 2015, we sold two operating properties, which were included in properties held for sale at December 31, 2014, comprised of 1,116 apartment homes located in Tampa, Florida and Austin, Texas for approximately $114.4 million and we recognized a gain of approximately $85.1 million relating to these property sales. In October 2015, we sold one operating property comprised of 260 apartment homes located in Brandon, Florida for approximately $33.0 million, and we recognized a gain of approximately $18.9 million relating to this property sale. During the year ended December 31, 2014, we sold five operating properties comprised of 1,847 apartment homes located in Atlanta, Georgia, Dallas, Texas, Orlando and Tampa, Florida and Charlotte, North Carolina for approximately $218.3 million and we recognized a gain of approximately $155.7 million relating to these property sales.
Discontinued Operations. For the year ended December 31, 2013, income from discontinued operations included the results of operations of 12 operating properties, comprised of 3,931 apartment homes, sold during 2013. There were no discontinued operations during the years ended December 31, 2015 or 2014.
The following is a summary of income from discontinued operations for the year ended December 31, 2013:
 
 
 
Year Ended December 31,
(in thousands)
 
2013
Property revenues
 
$
24,322

Property expenses
 
(10,552
)
 
 
$
13,770

Depreciation and amortization
 
(5,255
)
Income from discontinued operations
 
$
8,515

Gain on sale of discontinued operations, net of tax
 
$
182,160

Less income, including gain on sale, allocated to non-controlling interests from discontinued operations
 
(5,905
)
Income from discontinued operations, including gain on sale, attributable to common shareholders
 
$
184,770


8. Investments in Joint Ventures
Our equity investments in unconsolidated joint ventures, which we account for utilizing the equity method of accounting, consisted of three discretionary investment funds (collectively, "the funds") at December 31, 2015, and two funds at December 31, 2014 and 2013. Our ownership interest in each of the first two funds was 31.3% at December 31, 2015 and 2014, and was 20% at December 31, 2013.  In March 2015, we completed the formation of a third fund with an unaffiliated third party for additional multifamily investments of up to $450.0 million. Our ownership interest in this fund was 20% as of December 31, 2015; this fund did not own any properties at such date. We provide property and asset management and other services to the funds which own operating properties and we may also provide construction and development services to the funds which own properties under development. The following table summarizes the combined balance sheet and statement of income data for the funds as of and for the periods presented:
 
(in millions)
2015
 
2014
Total assets (1)
$
748.0

 
$
756.9

Total third-party debt (1)
527.0

 
522.7

Total equity
195.3

 
203.3

 
2015
 
2014
 
2013
 
Total revenues (2)
$
114.5

 
$
105.6

 
$
93.9

 
Gain on sale of operating properties, net of tax

 
18.5

 
112.4

 
Net income
12.0

 
26.9

 
120.7

 
Equity in income (3)
6.2

 
7.0

 
24.9

 

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(1)
All periods presented have been changed to reflect the funds' adoption of ASU 2015-03 (as supplemented by ASU 2015-15) at December 31, 2015, which required retrospective application.
(2)
Excludes approximately $1.1 million and $7.4 million of revenue for the years ended December 31, 2014 and 2013, respectively, related to the sale of two operating properties by the funds during the first quarter of 2014. These properties were held for sale within two of our unconsolidated joint ventures at December 31, 2013. Also excludes approximately $17.9 million related to discontinued operations from the sale of 16 operating properties within two of our unconsolidated joint ventures during 2013.
(3)
Equity in income excludes our ownership interest of fee income from various services provided by us to the funds.
In December 2014, the partnership agreements for two of the funds were amended, resulting in the extension of the term of each fund to December 31, 2026 and our ownership interests in the funds were increased from 20% to 31.3% effective December 23, 2014.
The funds in which we have a partial interest have been funded in part with secured third-party debt. As of December 31, 2015, we had no outstanding guarantees related to loans of the funds.
We may earn fees for property and asset management, construction, development, and other services related to joint ventures in which we own an equity interest and may earn a promoted equity interest if certain thresholds are met. We eliminate fee income for services provided to these joint ventures to the extent of our ownership. Fees earned for these services, net of eliminations, were approximately $5.8 million, $8.8 million, and $10.0 million for the years ended December 31, 2015, 2014, and 2013, respectively.
In February 2014, two of the funds each sold an operating property, comprised of 558 apartment homes, for approximately $65.6 million. Our proportionate share of the gains on these transactions was approximately $3.6 million and was reported as a component of equity in income of joint ventures in the consolidated statements of income and comprehensive income.

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9. Notes Payable
The following is a summary of our indebtedness, which also reflects the retrospective application of our adoption of ASU 2015-03 (as supplemented by ASU 2015-15) as more fully described in Note 2, "Summary of Significant Accounting Policies and Recent Accounting Pronouncements":
 
 
December 31,
(in millions)
 
2015
 
2014
Commercial banks
 
 
 
 
Unsecured credit facility
 
$
225.0

 
$

Unsecured short-term borrowings
 
19.0

 

 
 
$
244.0

 
$

 
 


 


Senior unsecured notes (1)
 
 
 
 
5.08% Notes, due 2015
 
$

 
$
249.8

5.83% Notes, due 2017
 
246.3

 
246.0

4.78% Notes, due 2021
 
248.0

 
247.7

3.15% Notes, due 2022
 
345.4

 
344.7

5.07% Notes, due 2023
 
246.8

 
246.5

4.36% Notes, due 2024
 
248.0

 
247.7

3.68% Notes, due 2024
 
246.4

 
246.1

 
 
$
1,580.9

 
$
1,828.5

 
 
 
 
 
Total unsecured notes payable
 
1,824.9

 
1,828.5

 
 
 
 
 
Secured notes (1)
 
 
 
 
1.12% – 5.77% Conventional Mortgage Notes, due 2018 – 2045
 
867.4

 
868.0

Tax-exempt Mortgage Note, due 2028 (1.43% floating rate)
 
32.4

 
34.1

 
 
899.8

 
902.1

Total notes payable
 
$
2,724.7

 
$
2,730.6

 
 
 
 
 
Other floating rate debt included in secured notes (1.12%)
 
$
175.0

 
$
175.0

Value of real estate assets, at cost, subject to secured notes
 
$
1,568.9

 
$
1,541.3


(1)
Unamortized debt discounts and debt issuance costs of $18.6 million and $21.8 million are included in senior unsecured and secured notes payable as of December 31, 2015 and 2014, respectively.

In August 2015, we replaced our $500 million unsecured credit facility with an amended and restated facility, which extended the maturity date from September 2015 to August 2019, with two six-month options to extend the maturity date at our election to August 2020, and increased the availability to $600 million, with the option to further increase it to $900 million by either adding additional banks to the facility or obtaining the agreement of the existing banks to increase their commitments. The interest rate on this credit facility is based upon the London Interbank Offered Rate ("LIBOR") plus a margin which is subject to change as our credit ratings change. Advances under this credit facility may be priced at the scheduled rates, or we may enter into bid rate loans with participating banks at rates below the scheduled rates. These bid rate loans have terms of 180 days or less and may not exceed the lesser of $300 million or the remaining amount available under the credit facility. This credit facility is subject to customary financial covenants and limitations. We believe we are in compliance with all such financial covenants and limitations on the date of this filing.
Our credit facility provides us with the ability to issue up to $50 million in letters of credit. While our issuance of letters of credit does not increase our borrowings outstanding under our credit facility, it does reduce the amount available. At December 31, 2015, we had approximately $225.0 million outstanding on our $600 million credit facility and we had outstanding letters of credit totaling approximately $9.4 million, leaving approximately $365.6 million available under our credit facility.
In May 2015, we entered into a $40 million unsecured short-term borrowing facility which matures in May 2016. The interest rate is based upon LIBOR plus 1.05%. At December 31, 2015, we had approximately $19.0 million outstanding on this unsecured short-term borrowing facility.

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In June 2015, we used cash and borrowings from our existing unsecured credit facility to repay the principal amount of our 5.08% senior unsecured notes payable, which was scheduled to mature on June 15, 2015, for a total of $250.0 million, plus accrued interest.
At December 31, 2015 and 2014, we had outstanding floating rate debt of approximately $451.4 million and $209.1 million, respectively, which included our unsecured credit facility and unsecured short-term borrowings, and the weighted average interest rate on such debt was approximately 1.2% and 1.0% for the years ended December 31, 2015 and 2014, respectively.
Our indebtedness, which includes our unsecured credit facility and unsecured short term borrowings, had a weighted average maturity of 5.7 years at December 31, 2015. The table below is a summary of the maturity dates of our outstanding debt and principal amortizations, and the weighted average interest rates on such debt, at December 31, 2015:
(in millions)
 
Amount
 
Weighted Average
Interest Rate
2016 (1)
 
$
19.0

 
1.5
%
2017
 
247.2

 
5.8

2018
 
175.8

 
1.1

2019 (2)
 
870.2

 
4.3

2020
 
1.1

 

Thereafter
 
1,411.4

 
4.1

Total
 
$
2,724.7

 
4.1
%

(1)
Includes $19.0 million of unsecured short-term borrowings.
(2)
Includes $225.0 million balance outstanding under our unsecured credit facility.
10. Share-based Compensation and Benefit Plans
Incentive Compensation. During the second quarter of 2011, our Board of Trust Managers adopted, and our shareholders approved, the 2011 Share Incentive Plan of Camden Property Trust (as amended, the “2011 Share Plan”). Under the 2011 Share Plan, we may issue up to a total of approximately 9.1 million fungible units (the “Fungible Pool Limit”), which is comprised of approximately 5.8 million new fungible units plus approximately 3.3 million fungible units previously available for issuance under our 2002 share incentive plan based on a 3.45 to 1.0 fungible unit to full value award conversion ratio. Fungible units represent the baseline for the number of shares available for issuance under the 2011 Share Plan. Different types of awards are counted differently against the Fungible Pool Limit, as follows:
 
Each share issued or to be issued in connection with an award, other than an option, right or other award which does not deliver the full value at grant of the underlying shares, will be counted against the Fungible Pool Limit as 3.45 fungible pool units;
Options and other awards which do not deliver the full value at grant of the underlying shares and which expire more than five years from date of grant will be counted against the Fungible Pool Limit as one fungible pool unit; and
Options, rights and other awards which do not deliver the full value at grant and expire five years or less from the date of grant will be counted against the Fungible Pool Limit as 0.83 of a fungible pool unit.
At December 31, 2015, approximately 4.6 million fungible units were available under the 2011 Share Plan, which results in approximately 1.3 million common shares which may be granted pursuant to full value awards based on the 3.45 to 1.0 fungible unit to full value award conversion ratio.
Awards which may be granted under the 2011 Share Plan include incentive share options, non-qualified share options (which may be granted separately or in connection with an option), share awards, dividends and dividend equivalents and other equity based awards. Persons eligible to receive awards under the 2011 Share Plan are trust managers, directors of our affiliates, executive and other officers, key employees and consultants, as determined by the Compensation Committee of our Board of Trust Managers. The 2011 Share Plan will expire on May 11, 2021.
Options. New options are exercisable, subject to the terms and conditions of the plan, in increments ranging from 20% to 33.33% per year on each of the anniversaries of the date of grant. The plan provides that the exercise price of an option will be determined by the Compensation Committee of the Board of Trust Managers on the day of grant, and to date all options have been granted at an exercise price that equals the fair market value on the date of grant. Approximately 0.1 million and 0.4 million options were exercised during the years ended December 31, 2015 and 2014, respectively. The total intrinsic value of

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options exercised was approximately $2.0 million, $7.4 million, and $5.3 million during the years ended December 31, 2015, 2014 and 2013, respectively. At December 31, 2015, there was no unrecognized compensation cost related to unvested options. At December 31, 2015, all options outstanding were exercisable and had a weighted average remaining life of approximately 3.1 years.
The following table summarizes outstanding share options, all of which were exercisable, at December 31, 2015:
 
 
Options Outstanding and Exercisable (1)
Range of Exercise Prices
 
Number
 
Weighted
Average
Price
$30.06
 
105,015

 
$
30.06

$41.16 - $43.94
 
119,242

 
42.46

$48.02 - $75.17
 
70,948

 
60.92

Total options
 
295,205

 
$
42.49

(1)
The aggregate intrinsic value of options outstanding and exercisable at December 31, 2015 was approximately $10.1 million. The aggregate intrinsic value was calculated as the excess, if any, between our closing share price of $76.76 per share on December 31, 2015 and the strike price of the underlying award.
Options Granted and Valuation Assumptions. During the years ended December 31, 2015 and 2014, we granted approximately 26.8 thousand and 84.5 thousand reload options, respectively. There were no reload options granted during the year ended December 31, 2013. Reload options are granted for the number of shares tendered as payment for the exercise price upon the exercise of an option with a reload provision. The reload options granted have an exercise price equal to the fair market value of a common share on the date of grant and expire on the same date as the original options which were exercised. The reload options granted during the years ended December 31, 2015 and 2014 vested immediately. Approximately $0.2 million and $0.3 million was expensed in 2015 and 2014, respectively, on the reload date. We estimate the fair values of each option award including reloads on the date of grant using the Black-Scholes option pricing model. The following assumptions were used for the reload options granted during the years ended December 31, 2015 and 2014:
 
Year Ended
December 31, 2015
 
Year Ended
December 31, 2014
Weighted average fair value of options granted
$5.52 - $7.38
 
$3.55 - $8.17
Expected volatility
16.5% - 18.8%
 
22.6% - 23.2%
Risk-free interest rate
1.0% - 1.3%
 
0.1% - 1.1%
Expected dividend yield
3.5% - 3.7%
 
3.5%
Expected life
3 years - 4 years
 
6 months - 4 years
Our computations of expected volatility for 2015 and 2014 are based on the historical volatility of our common shares over a time period equal to the expected life of the option and ending on the grant date, and the interest rate for periods within the contractual life of the award is based on the U.S. Treasury yield curve in effect at the time of grant. The expected dividend yield on our common shares is based on the historical dividend yield over the expected term of the options granted. Our computation of expected life is based upon historical experience of similar awards, giving consideration to the contractual terms of the share-based awards.
Share Awards and Vesting. Share awards for employees generally have a vesting period of three to five years. The compensation cost for share awards is generally based on the market value of the shares on the date of grant and is amortized over the vesting period. In the event the holder of the share awards will reach both the retirement eligibility age of 65 years and the service requirements as defined in the 2011 Share Plan before the term in which the awards are scheduled to vest, the value of the share awards is amortized from the date of grant to the individual's retirement eligibility date. To estimate forfeitures, we use actual forfeiture history. At December 31, 2015, the unamortized value of previously issued unvested share awards was approximately $31.7 million which is expected to be amortized over the next three years. The total fair value of shares vested during the years ended December 31, 2015, 2014 and 2013 was approximately $19.2 million, $17.1 million, and $15.9 million, respectively.
Total compensation cost for option and share awards charged against income was approximately $18.6 million, $16.0 million, and $14.7 million for 2015, 2014 and 2013, respectively. Total capitalized compensation cost for option and share awards was approximately $3.5 million, $2.7 million, and $2.2 million for 2015, 2014 and 2013, respectively.

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The following table summarizes activity under our share incentive plans for the three years ended December 31:
 
 
Options
Outstanding
 
Weighted
Average
Exercise  /
Grant Price
 
Nonvested
Share
Awards
Outstanding
 
Weighted
Average
Exercise  /
Grant Price
Options and nonvested share awards outstanding at December 31, 2012
838,754

 
$
42.36

 
862,253

 
$
52.64

Granted

 

 
350,615

 
69.56

Exercised/Vested
(183,871
)
 
41.56

 
(309,396
)
 
51.41

Forfeited
(20,522
)
 
73.32

 
(72,174
)
 
58.08

Balance at December 31, 2013
634,361

 
$
41.59

 
831,298

 
$
59.77

Granted
84,452

 
64.75

 
314,614

 
65.78

Exercised/Vested
(375,316
)
 
47.85

 
(305,372
)
 
55.97

Forfeited
(21,686
)
 
62.32

 
(21,597
)
 
64.14

Balance at December 31, 2014
321,811

 
$
38.97

 
818,943

 
$
63.39

Granted
26,752

 
75.17

 
257,749

 
74.53

Exercised/Vested
(53,358
)
 
37.69

 
(313,628
)
 
61.10

Forfeited

 

 
(12,818
)
 
67.96

Total options and nonvested share awards outstanding at December 31, 2015
295,205

 
$
42.49

 
750,246

 
$
68.09

Employee Share Purchase Plan (“ESPP”). We have established an ESPP for all active employees and officers who have completed one year of continuous service. Participants may elect to purchase our common shares through payroll deductions and/or through semi-annual contributions. At the end of each six-month offering period, each participant’s account balance is applied to acquire common shares at 85% of the market value, as defined, on the first or last day of the offering period, whichever price is lower. We currently use treasury shares to satisfy ESPP share requirements. Each participant must hold the shares purchased for nine months in order to receive the discount, and a participant may not purchase more than $25,000 in value of shares during any plan year, as defined. The following table presents information related to our ESPP:
 
2015
 
2014
 
2013
Shares purchased
14,655

 
25,728

 
17,171

Weighted average fair value of shares purchased
$
74.66

 
$
71.19

 
$
62.59

Expense recorded (in millions)
$
0.2

 
$
0.5

 
$
0.2

Rabbi Trust. We established a rabbi trust for a select group of participants in which share awards granted under the share incentive plan and salary and other cash amounts earned may be deposited. The rabbi trust is only in use for deferrals made prior to 2005, including bonuses related to service in 2004 but paid in 2005. The rabbi trust is an irrevocable trust and no portion of the trust fund may be used for any purpose other than the delivery of those assets to the participants. The assets held in the rabbi trust are subject to the claims of our general creditors in the event of bankruptcy or insolvency.
The value of the assets of the rabbi trust is consolidated into our financial statements. Granted share awards held by the rabbi trust are classified in equity in a manner similar to the manner in which treasury stock is accounted. Subsequent changes in the fair value of the shares are not recognized. The deferred compensation obligation is classified as an equity instrument and changes in the fair value of the amount owed to the participant are not recognized. At December 31, 2015 and 2014, approximately 1.8 million share awards were held in the rabbi trust. Additionally, as of December 31, 2015 and 2014, the rabbi trust held trading securities totaling approximately $37.1 million and $43.7 million, respectively, which represents cash deferrals made by plan participants. Market value fluctuations on these trading securities are recognized in income in accordance with GAAP and the liability due to participants is adjusted accordingly.
At December 31, 2015 and 2014, approximately $23.6 million and $24.7 million, respectively, was required to be paid to us by plan participants upon the withdrawal of any assets from the rabbi trust, and is included in “Accounts receivable-affiliates” in our consolidated financial statements.
Non-Qualified Deferred Compensation Plan. In 2004, we established a Non-Qualified Deferred Compensation Plan which is an unfunded arrangement established and maintained primarily for the benefit of a select group of participants. Eligible participants commence participation in this plan on the date the deferral election first becomes effective. We credit to

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the participant’s account an amount equal to the amount designated as the participant’s deferral for the plan year as indicated in the participant’s deferral election(s). Any modification to or termination of the plan will not reduce a participant’s right to any vested amounts already credited to his or her account. Approximately 1.3 million and 1.2 million share awards were held in the plan at December 31, 2015 and 2014, respectively. Additionally, as of December 31, 2015 and 2014, the plan held trading securities totaling approximately $30.8 million and $27.7 million, respectively, which represents cash deferrals made by plan participants. Market value fluctuations on these trading securities are recognized in income in accordance with GAAP and the liability due to participants is adjusted accordingly. The assets held in the Non-Qualified Deferred Compensation Plan are subject to the claims of our general creditors in the event of bankruptcy or insolvency.
In July 2013, we amended and restated the plan to permit diversification of fully vested share awards into other equity securities subject to a six month holding period. In February 2014, we adopted the Second Amended and Restated Camden Property Trust Non-Qualified Deferred Compensation Plan to clarify certain terms in the existing plan relating to the deferral of performance based compensation. As a result of such action, the fully vested awards and the proportionate share of nonvested awards eligible for diversification were reclassified from additional paid in capital to temporary equity in our consolidated balance sheets. The share awards are adjusted to their redemption value at each reporting period, with the redemption value based on the market value of the shares at the end of the reporting period. Changes in value from period to period are charged to distributions in excess of net income attributable to common shareholders in our consolidated statements of equity. The following table summarizes the eligible share award activity as recorded in temporary equity for the years ended December 31:
(in thousands)
 
Year Ended
December 31, 2015
 
Year Ended
December 31, 2014
Temporary equity:
 
 
 
 
Balance at inception/beginning of period
 
$
68,134

 
$
47,180

Change in classification
 
10,999

 
7,702

Change in redemption value
 
3,788

 
17,921

Diversification of share awards
 
(3,557
)
 
(4,669
)
Balance at December 31
 
$
79,364

 
$
68,134

401(k) Savings Plan. We have a 401(k) savings plan, which is a voluntary defined contribution plan. Under the savings plan, every employee is eligible to participate, beginning on the date the employee has completed six months of continuous service with us. Each participant may make contributions to the savings plan by means of a pre-tax salary deferral, which may not be less than 1% or more than 60% of the participant’s compensation, subject to limitations. The federal tax code limits the annual amount of salary deferrals which may be made by any participant. We may make matching contributions on the participant’s behalf up to a predetermined limit. The matching contribution made for each of the years ended December 31, 2015, 2014 and 2013 was approximately $2.6 million, $2.2 million and $2.2 million, respectively. A participant’s salary deferral contribution is 100% vested and nonforfeitable. A participant will become vested in our matching contributions 33% after one year of service, 67% after two years of service and 100% after three years of service. Administrative expenses under the savings plan were paid by us and were not significant for all periods presented.
11. Fair Value Measurements
Recurring Fair Value Disclosures. The following table presents information about our financial instruments measured at fair value on a recurring basis as of December 31, 2015 and 2014 using the inputs and fair value hierarchy discussed in Note 2, “Summary of Significant Accounting Policies and Recent Accounting Pronouncements”:
Financial Instruments Measured at Fair Value on a Recurring Basis
 
December 31, 2015
 
December 31, 2014
 (in millions)
Quoted 
Prices in
Active Markets
for Identical
Assets (Level 1)
 
Significant
Other
Observable
Inputs 
(Level 2)
 
Significant
Unobservable
Inputs
(Level 3)
 
Total
 
Quoted
 Prices in
Active Markets
for Identical
Assets (Level 1)
 
Significant
Other
Observable
Inputs
 (Level 2)
 
Significant
Unobservable
Inputs
(Level 3)
 
Total
Assets
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Deferred compensation plan investments (1)
$
53.6

 
$

 
$

 
$
53.6

 
$
56.1

 
$

 
$

 
$
56.1


(1)
Approximately $8.4 million and $1.5 million of participant cash was withdrawn from our deferred compensation plan investments during the years ended December 31, 2015 and 2014, respectively.

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Nonrecurring Fair Value Disclosures. The nonrecurring fair value disclosures inputs under the fair value hierarchy are discussed in Note 2, “Summary of Significant Accounting Policies and Recent Accounting Pronouncements.” There were no non-recurring fair value adjustments during the years ended December 31, 2015 or 2014.
Financial Instrument Fair Value Disclosures. The following table presents the carrying and estimated fair values of our notes payable at December 31, 2015 and 2014, in accordance with the policies discussed in Note 2, "Summary of Significant Accounting Policies and Recent Accounting Pronouncements."
 
 
December 31, 2015
 
December 31, 2014
(in millions)
Carrying
Value (1)
 
Estimated
Fair Value
 
Carrying
Value (1)
 
Estimated
Fair Value
Fixed rate notes payable
$
2,273.3

 
$
2,358.8

 
$
2,521.5

 
$
2,666.1

Floating rate notes payable (2)
451.4

 
441.3

 
209.1

 
203.7


(1)
All amounts presented have been changed to reflect our adoption of ASU 2015-03 (as supplemented by ASU 2015-15) at December 31, 2015, which required retrospective application.
(2)
Includes balances outstanding under our unsecured credit facility and unsecured short-term borrowings.
12. Net Change in Operating Accounts
The effect of changes in the operating accounts and other on cash flows from operating activities is as follows:
 
 
Year Ended December 31,
(in thousands)
2015
 
2014
 
2013
Change in assets:
 
 
 
 
 
Other assets, net
$
(1,648
)
 
$
(2,145
)
 
$
(2,639
)
Change in liabilities:
 
 
 
 
 
Accounts payable and accrued expenses
(15,528
)
 
19,296

 
(8,138
)
Accrued real estate taxes
6,386

 
4,009

 
7,165

Other liabilities
2,306

 
(1,666
)
 
22,139

Other
2,773

 
2,583

 
2,706

Change in operating accounts and other
$
(5,711
)
 
$
22,077

 
$
21,233

13. Commitments and Contingencies
Construction Contracts. As of December 31, 2015, we estimate the additional cost to complete the eight consolidated projects currently under construction to be approximately $310.1 million. We expect to fund this amount through a combination of one or more of the following: cash flows generated from operations, draws on our unsecured credit facilities, proceeds from property dispositions, the use of debt and equity offerings under our automatic shelf registration statement, equity issued from our ATM program, other unsecured borrowings, and secured mortgages.
Litigation. We are also subject to various legal proceedings and claims which arise in the ordinary course of business. Matters which arise out of allegations of bodily injury, property damage, and employment practices are generally covered by insurance. While the resolution of these legal proceedings and claims cannot be predicted with certainty, management believes the final outcome of such matters will not have a material adverse effect on our consolidated financial statements.
Other Commitments and Contingencies. In the ordinary course of our business, we issue letters of intent indicating a willingness to negotiate for acquisitions, dispositions, or joint ventures and also enter into arrangements contemplating various transactions. Such letters of intent and other arrangements are non-binding as to either party unless and until a definitive contract is entered into by the parties. Even if definitive contracts relating to the purchase or sale of real property are entered into, these contracts generally provide the purchaser with time to evaluate the property and conduct due diligence, during which periods the purchaser will have the ability to terminate the contracts without penalty or forfeiture of any deposit or earnest money. There can be no assurance definitive contracts will be entered into with respect to any matter covered by letters of intent or we will consummate any transaction contemplated by any definitive contract. Furthermore, due diligence periods for real property are frequently extended as needed. An acquisition or sale of real property becomes probable at the time the due diligence period expires and the definitive contract has not been terminated. We are then at risk under a real property acquisition contract, but generally only to the extent of any earnest money deposits associated with the contract, and are

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obligated to sell under a real property sales contract. At December 31, 2015, we had earnest money deposits of approximately $1.5 million for potential acquisitions of land which are included in other assets, net in our consolidated balance sheets. Approximately $0.8 million of these deposits was non-refundable at December 31, 2015.
Lease Commitments. At December 31, 2015, we had long-term leases covering certain land, office facilities and equipment. Rental expense totaled approximately $3.4 million, $3.0 million, and $2.8 million for the years ended December 31, 2015, 2014 and 2013, respectively. Minimum annual rental commitments for the years ending December 31, 2016 through 2020 are approximately $2.8 million, $2.9 million, $2.7 million, $2.5 million, and $2.5 million, respectively, and approximately $11.1 million in the aggregate thereafter.
Investments in Joint Ventures. We have entered into, and may continue in the future to enter into, joint ventures or partnerships (including limited liability companies) through which we own an indirect economic interest in less than 100% of the community or land owned directly by the joint venture or partnership. Our decision whether to hold the entire interest in an apartment community or land ourselves, or to have an indirect interest in the community or land through a joint venture or partnership, is based on a variety of factors and considerations, including: (i) our projection, in some circumstances, that we will achieve higher returns on our invested capital or reduce our risk if a joint venture or partnership vehicle is used; (ii) our desire to diversify our portfolio of investments by market; (iii) our desire at times to preserve our capital resources to maintain liquidity or balance sheet strength; and (iv) the economic and tax terms required by a seller of land or of a community, who may prefer or who may require less payment if the land or community is contributed to a joint venture or partnership. Investments in joint ventures or partnerships are not limited to a specified percentage of our assets. Each joint venture or partnership agreement is individually negotiated, and our ability to operate or dispose of land or of a community in our sole discretion may be limited to varying degrees in our existing joint venture agreements and may be limited to varying degrees depending on the terms of future joint venture agreements.
Employment Agreements. At December 31, 2015, we had employment agreements with 13 of our senior officers, the terms of which expire at various times through August 20, 2016. Such agreements provide for minimum salary levels, as well as various incentive compensation arrangements, which are payable based on the attainment of specific goals. The agreements also provide for severance payments plus a gross-up payment if certain situations occur, such as termination without cause or a change of control. In the case of 10 of the agreements, the severance payment equals one times the respective current annual base salary in the case of termination without cause and 2.99 times the respective average annual base salary over the previous three fiscal years in the case of a change of control and a termination of employment or a material adverse change in the scope of their duties. In the case of one agreement, the severance payment equals one times the respective current annual base salary for termination without cause and 2.99 times the greater of current gross income or average gross income over the previous three fiscal years in the case of a change of control. In the case of the other two agreements, the severance payment generally equals 2.99 times the respective average annual compensation over the previous three fiscal years in connection with, among other things, a termination without cause or a change of control, and the officer would be entitled to receive continuation and vesting of certain benefits in the case of such termination.
14. Non-controlling Interests
The following table summarizes the effect of changes in our ownership interest in subsidiaries on the equity attributable to common shareholders for each of the years ended December 31:
 
 
2015
 
2014
 
2013
Net income attributable to common shareholders
$
249,315

 
$
292,089

 
$
336,364

Transfers from non-controlling interests:
 
 
 
 
 
Increase in equity for conversion of operating partnership units
86

 
52

 
52

Decrease in additional paid-in-capital for purchase of remaining non-controlling ownership interests in two consolidated joint ventures (1)
(9,480
)
 

 

Change in common equity and net transfers from non-controlling interests
$
239,921

 
$
292,141

 
$
336,416

(1)
Refer to Note 7, "Acquisitions, Dispositions, Impairment, and Discontinued Operations," for further discussion of acquisitions.

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15. Quarterly Financial Data (unaudited)
Summarized quarterly financial data, for the years ended December 31, 2015 and 2014, is as follows:
 
(in thousands, except per share amounts)
First
 
Second
 
Third
 
Fourth
 
Total (a)
2015:
 
 
 
 
 
 
 
 
 
Revenues
$
215,434

 
$
220,651

  
$
227,185

 
$
229,658

  
$
892,928

Net income attributable to common shareholders
115,599

 
36,079

 
37,044

 
60,593

  
249,315

Net income attributable to common shareholders per share – basic
1.29

(b)
0.40

 
0.41

 
0.67

(c)
2.77

Net income attributable to common shareholders per share – diluted
1.27

(b)
0.40

 
0.41

 
0.67

(c)
2.76

2014:
 
 
 
 
 
 
 
 
 
Revenues
$
205,929

 
$
208,492

  
$
213,098

 
$
216,459

  
$
843,978

Net income attributable to common shareholders
40,036

 
35,272

 
38,283

 
178,498

  
292,089

Net income attributable to common shareholders per share – basic
0.45

(d)
0.40

(e) 
0.43

(f) 
1.99

(g) 
3.29

Net income attributable to common shareholders per share – diluted
0.45

(d) 
0.40

(e) 
0.43

(f) 
1.98

(g) 
3.27

(a)
Net income per share is computed independently for each of the quarters presented. Therefore, the sum of quarterly net income per share amounts may not equal the total computed for the year.
(b)
Includes a $85,192, or $0.96 basic and $0.94 diluted per share, impact related to a gain on sale of two operating properties and land.
(c)
Includes a $18,870, or $0.21 basic and diluted per share, impact related to a gain on sale of one operating property.
(d)
Includes a $3,566, or $0.04 basic and diluted per share, impact related to our proportionate gain on sale of two operating properties by our funds, which is included in equity in income of joint ventures.
(e)
Includes a $1,447, or $0.02 basic and diluted per share, impact related to a gain on sale of land, and a $1,152, or $0.01 basic and diluted per share, impact related to an impairment charge associated with land holdings.
(f)
Includes a $1,808, or $0.02 basic and diluted per share, impact related to a gain on sale of land.
(g)
Includes a $155,680, or $1.76 basic and $1.73 diluted per share, impact related to the gain on sale of operating properties, and a $10,000, or $0.11 basic and diluted per share, impact related to incentive compensation expense as a result of joint venture restructuring.

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Camden Property Trust
Real Estate and Accumulated Depreciation
As of December 31, 2015
(in thousands)
 
Schedule III
 
Initial Cost
 
 
 
Total Cost
 
 
 
 
 
 
 
 
 
Land
 
Building/
Construction
in Progress &
Improvements
 
Cost 
Subsequent to
Acquisition/
Construction
 
Land
 
Building/
Construction
in Progress &
Improvements
 
Total
 
Accumulated
Depreciation
 
Total Cost,
Net of
Accumulated
Depreciation
 
Encumbrances
 
Year of
Completion/
Acquisition
Current communities:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
ARIZONA
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
       Phoenix/Scottsdale
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
              Camden Copper Square
$
4,825

 
$
23,672

 
$
6,793

 
$
4,825

 
$
30,465

 
$
35,290

 
$
15,162

 
$
20,128

 
 
 
2000
              Camden Foothills
11,006

 
33,343

 
318

 
11,006

 
33,661

 
44,667

 
2,023

 
42,644

 
 
 
2014
              Camden Hayden
9,248

 
35,108

 

 
9,248

 
35,108

 
44,356

 
1,518

 
42,838

 
 
 
2015
              Camden Legacy
4,068

 
26,612

 
11,546

 
4,068

 
38,158

 
42,226

 
21,388

 
20,838

 
 
 
1998
              Camden Montierra
13,687

 
31,727

 
4,941

 
13,687

 
36,668

 
50,355

 
4,442

 
45,913

 
 
 
2012
              Camden Pecos Ranch
3,362

 
24,492

 
4,649

 
3,362

 
29,141

 
32,503

 
5,083

 
27,420

 
 
 
2012
              Camden San Marcos
11,520

 
35,166

 
5,271

 
11,520

 
40,437

 
51,957

 
5,047

 
46,910

 
 
 
2012
              Camden San Paloma
6,480

 
23,045

 
8,233

 
6,480

 
31,278

 
37,758

 
13,643

 
24,115

 
 
 
2002
              Camden Sotelo
3,376

 
30,576

 
595

 
3,376

 
31,171

 
34,547

 
2,748

 
31,799

 
 
 
2013
CALIFORNIA
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
       Los Angeles/Orange County
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
              Camden Crown Valley
9,381

 
54,210

 
9,124

 
9,381

 
63,334

 
72,715

 
27,224

 
45,491

 
 
 
2001
              Camden Glendale
21,492

 
91,709

 

 
21,492

 
91,709

 
113,201

 
2,538

 
110,663

 
 
 
2015
              Camden Harbor View
16,079

 
127,459

 
9,796

 
16,079

 
137,255

 
153,334

 
50,254

 
103,080

 
$
92,716

 
2003
              Camden Main and Jamboree
17,363

 
75,387

 
1,091

 
17,363

 
76,478

 
93,841

 
13,886

 
79,955

 
48,902

 
2008
              Camden Martinique
28,401

 
51,861

 
17,589

 
28,401

 
69,450

 
97,851

 
36,987

 
60,864

 
32,969

 
1998
              Camden Parkside
29,730

 
34,368

 
3,529

 
29,730

 
37,897

 
67,627

 
5,461

 
62,166

 
 
 
2012
              Camden Sea Palms
4,336

 
9,930

 
3,474

 
4,336

 
13,404

 
17,740

 
7,559

 
10,181

 
 
 
1998
       San Diego/Inland Empire
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
              Camden Landmark
17,339

 
71,315

 
1,505

 
17,339

 
72,820

 
90,159

 
8,847

 
81,312

 
 
 
2012
              Camden Old Creek
20,360

 
71,777

 
1,271

 
20,360

 
73,048

 
93,408

 
21,058

 
72,350

 
 
 
2007
              Camden Sierra at Otay Ranch
10,585

 
49,781

 
4,752

 
10,585

 
54,533

 
65,118

 
21,353

 
43,765

 
 
 
2003
              Camden Tuscany
3,330

 
36,466

 
4,294

 
3,330

 
40,760

 
44,090

 
15,318

 
28,772

 
 
 
2003
              Camden Vineyards
4,367

 
28,494

 
2,745

 
4,367

 
31,239

 
35,606

 
13,057

 
22,549

 
 
 
2002
COLORADO
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
       Denver
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
              Camden Belleview Station
8,091

 
44,003

 
1,129

 
8,091

 
45,132

 
53,223

 
5,077

 
48,146

 
 
 
2012
              Camden Caley
2,047

 
17,445

 
5,339

 
2,047

 
22,784

 
24,831

 
10,600

 
14,231

 
15,351

 
2000
              Camden Denver West
6,396

 
51,552

 
5,124

 
6,396

 
56,676

 
63,072

 
5,512

 
57,560

 
 
 
2012
              Camden Flatirons
6,849

 
72,395

 

 
6,849

 
72,395

 
79,244

 
3,893

 
75,351

 
 
 
2015
              Camden Highlands Ridge
$
2,612

 
$
34,726

 
$
10,712

 
$
2,612

 
$
45,438

 
$
48,050

 
$
21,547

 
$
26,503

 
 
 
1996
              Camden Interlocken
5,293

 
31,612

 
8,900

 
5,293

 
40,512

 
45,805

 
20,069

 
25,736

 
$
27,431

 
1999
              Camden Lakeway
3,915

 
34,129

 
12,513

 
3,915

 
46,642

 
50,557

 
23,650

 
26,907

 
29,267

 
1997
WASHINGTON DC METRO
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
              Camden Ashburn Farm
4,835

 
22,604

 
1,748

 
4,835

 
24,352

 
29,187

 
8,175

 
21,012

 
 
 
2005
              Camden Clearbrook
2,384

 
44,017

 
1,201

 
2,384

 
45,218

 
47,602

 
13,207

 
34,395

 
 
 
2007
              Camden College Park
16,409

 
91,503

 
3,689

 
16,409

 
95,192

 
111,601

 
15,780

 
95,821

 
 
 
2008
              Camden Dulles Station
10,807

 
61,548

 
2,623

 
10,807

 
64,171

 
74,978

 
16,228

 
58,750

 
 
 
2008
              Camden Fair Lakes
15,515

 
104,223

 
8,286

 
15,515

 
112,509

 
128,024

 
36,522

 
91,502

 
 
 
2005
              Camden Fairfax Corner
8,484

 
72,953

 
5,630

 
8,484

 
78,583

 
87,067

 
23,919

 
63,148

 
 
 
2006
              Camden Fallsgrove
9,408

 
43,647

 
4,524

 
9,408

 
48,171

 
57,579

 
16,031

 
41,548

 
 
 
2005
              Camden Grand Parc
7,688

 
35,900

 
2,200

 
7,688

 
38,100

 
45,788

 
12,152

 
33,636

 
 
 
2005
              Camden Lansdowne
15,502

 
102,267

 
6,738

 
15,502

 
109,005

 
124,507

 
36,113

 
88,394

 
 
 
2005
              Camden Largo Town Center
8,411

 
44,163

 
3,064

 
8,411

 
47,227

 
55,638

 
15,279

 
40,359

 
 
 
2005
              Camden Monument Place
9,030

 
54,089

 
1,080

 
9,030

 
55,169

 
64,199

 
15,600

 
48,599

 
 
 
2007
              Camden NoMa
19,442

 
82,126

 
211

 
19,442

 
82,337

 
101,779

 
6,972

 
94,807

 
 
 
2014
              Camden Potomac Yard
16,498

 
88,317

 
881

 
16,498

 
89,198

 
105,696

 
23,649

 
82,047

 
 
 
2008
              Camden Roosevelt
11,470

 
45,785

 
1,077

 
11,470

 
46,862

 
58,332

 
15,548

 
42,784

 
 
 
2005
              Camden Russett
13,460

 
61,837

 
4,469

 
13,460

 
66,306

 
79,766

 
22,097

 
57,669

 
45,063

 
2005
              Camden Silo Creek
9,707

 
45,301

 
1,919

 
9,707

 
47,220

 
56,927

 
15,517

 
41,410

 
 
 
2005
              Camden Summerfield
14,659

 
48,404

 
1,310

 
14,659

 
49,714

 
64,373

 
13,619

 
50,754

 
 
 
2008
              Camden Summerfield II
4,459

 
20,566

 
5

 
4,459

 
20,571

 
25,030

 
3,545

 
21,485

 
 
 
2012
FLORIDA
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
       Southeast Florida
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
              Camden Aventura
12,185

 
47,616

 
10,795

 
12,185

 
58,411

 
70,596

 
20,219

 
50,377

 
 
 
2005
              Camden Boca Raton
2,201

 
49,499

 
419

 
2,201

 
49,918

 
52,119

 
2,738

 
49,381

 
 
 
2014
              Camden Brickell
14,621

 
57,031

 
10,979

 
14,621

 
68,010

 
82,631

 
23,189

 
59,442

 
 
 
2005
              Camden Doral
10,260

 
40,416

 
6,052

 
10,260

 
46,468

 
56,728

 
14,833

 
41,895

 
 
 
2005
              Camden Doral Villas
6,476

 
25,543

 
6,115

 
6,476

 
31,658

 
38,134

 
10,573

 
27,561

 
 
 
2005
              Camden Las Olas
12,395

 
79,518

 
8,417

 
12,395

 
87,935

 
100,330

 
29,251

 
71,079

 
 
 
2005
              Camden Plantation
6,299

 
77,964

 
7,211

 
6,299

 
85,175

 
91,474

 
28,721

 
62,753

 
 
 
2005
              Camden Portofino
9,867

 
38,702

 
4,509

 
9,867

 
43,211

 
53,078

 
14,712

 
38,366

 
 
 
2005
       Orlando
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
              Camden Hunter's Creek
4,156

 
20,925

 
4,863

 
4,156

 
25,788

 
29,944

 
8,566

 
21,378

 
 
 
2005
              Camden Lago Vista
$
3,497

 
$
29,623

 
$
2,161

 
$
3,497

 
$
31,784

 
$
35,281

 
$
11,388

 
$
23,893

 
 
 
2005
              Camden LaVina
12,907

 
42,569

 
143

 
12,907

 
42,712

 
55,619

 
7,971

 
47,648

 
 
 
2012
              Camden Lee Vista
4,350

 
34,643

 
5,423

 
4,350

 
40,066

 
44,416

 
19,608

 
24,808

 
 
 
2000
              Camden Orange Court
5,319

 
40,733

 
1,696

 
5,319

 
42,429

 
47,748

 
11,184

 
36,564

 
 
 
2008
              Camden Renaissance
4,144

 
39,987

 
6,521

 
4,144

 
46,508

 
50,652

 
24,525

 
26,127

 
 
 
1997
              Camden Town Square
13,127

 
45,997

 
93

 
13,127

 
46,090

 
59,217

 
6,858

 
52,359

 
 
 
2012
              Camden World Gateway
5,785

 
51,821

 
7,065

 
5,785

 
58,886

 
64,671

 
18,493

 
46,178

 
 
 
2005
       Tampa/St. Petersburg
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
              Camden Bay
7,450

 
63,283

 
10,863

 
7,450

 
74,146

 
81,596

 
34,129

 
47,467

 
 
 
1998/2002
              Camden Lakes
3,106

 
22,746

 
14,866

 
3,106

 
37,612

 
40,718

 
30,424

 
10,294

 
 
 
1997
              Camden Montague
3,576

 
16,534

 
159

 
3,576

 
16,693

 
20,269

 
3,035

 
17,234

 
 
 
2012
              Camden Preserve
1,206

 
17,982

 
7,003

 
1,206

 
24,985

 
26,191

 
13,197

 
12,994

 
 
 
1997
              Camden Royal Palms
2,147

 
38,339

 
2,389

 
2,147

 
40,728

 
42,875

 
11,358

 
31,517

 
 
 
2007
              Camden Westchase Park
11,955

 
36,254

 
120

 
11,955

 
36,374

 
48,329

 
5,751

 
42,578

 
 
 
2012
              Camden Westshore
1,734

 
10,819

 
7,550

 
1,734

 
18,369

 
20,103

 
13,877

 
6,226

 
 
 
1997
              Camden Woods
2,693

 
19,930

 
11,439

 
2,693

 
31,369

 
34,062

 
22,450

 
11,612

 
 
 
1999
GEORGIA
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
       Atlanta
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
              Camden Brookwood
7,174

 
31,984

 
7,091

 
7,174

 
39,075

 
46,249

 
13,622

 
32,627

 
$
22,624

 
2005
              Camden Creekstone
5,017

 
19,912

 
1,009

 
5,017

 
20,921

 
25,938

 
2,662

 
23,276

 
 
 
2012
              Camden Deerfield
4,895

 
21,922

 
6,807

 
4,895

 
28,729

 
33,624

 
9,698

 
23,926

 
19,220

 
2005
              Camden Dunwoody
5,290

 
23,642

 
7,817

 
5,290

 
31,459

 
36,749

 
10,836

 
25,913

 
21,168

 
2005
              Camden Fourth Ward
10,477

 
51,258

 
308

 
10,477

 
51,566

 
62,043

 
2,576

 
59,467

 
 
 
2014
              Camden Midtown Atlanta
6,196

 
33,828

 
7,227

 
6,196

 
41,055

 
47,251

 
13,754

 
33,497

 
20,565

 
2005
              Camden Paces
15,262

 
102,270

 

 
15,262

 
102,270

 
117,532

 
4,191

 
113,341

 
 
 
2015
              Camden Peachtree City
6,536

 
29,063

 
5,488

 
6,536

 
34,551

 
41,087

 
11,670

 
29,417

 
 
 
2005
              Camden Shiloh
4,181

 
18,798

 
4,995

 
4,181

 
23,793

 
27,974

 
8,231

 
19,743

 
10,576

 
2005
              Camden St. Clair
7,526

 
27,486

 
7,013

 
7,526

 
34,499

 
42,025

 
12,290

 
29,735

 
21,646

 
2005
              Camden Stockbridge
5,071

 
22,693

 
3,334

 
5,071

 
26,027

 
31,098

 
9,260

 
21,838

 
14,332

 
2005
              Camden Vantage
11,787

 
68,822

 
1,451

 
11,787

 
70,273

 
82,060

 
6,358

 
75,702

 
 
 
2013
NEVADA
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
       Las Vegas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
              Camden Bel Air
$
3,594

 
$
31,221

 
$
7,995

 
$
3,594

 
$
39,216

 
$
42,810

 
$
24,208

 
$
18,602

 
 
 
1998
              Camden Breeze
2,894

 
15,828

 
5,834

 
2,894

 
21,662

 
24,556

 
13,160

 
11,396

 
 
 
1998
              Camden Canyon
1,802

 
11,666

 
5,573

 
1,802

 
17,239

 
19,041

 
10,819

 
8,222

 
 
 
1998
              Camden Centre
172

 
1,166

 
412

 
172

 
1,578

 
1,750

 
1,028

 
722

 
 
 
1998
              Camden Commons
2,476

 
20,073

 
7,426

 
2,476

 
27,499

 
29,975

 
19,319

 
10,656

 
 
 
1998
              Camden Cove
1,382

 
6,266

 
2,118

 
1,382

 
8,384

 
9,766

 
5,564

 
4,202

 
 
 
1998
              Camden Del Mar
4,404

 
35,264

 
15,359

 
4,404

 
50,623

 
55,027

 
31,879

 
23,148

 
 
 
1998
              Camden Fairways
3,969

 
15,543

 
10,440

 
3,969

 
25,983

 
29,952

 
18,223

 
11,729

 
 
 
1998
              Camden Hills
853

 
7,834

 
1,908

 
853

 
9,742

 
10,595

 
6,388

 
4,207

 
 
 
1998
              Camden Legends
1,370

 
6,382

 
1,525

 
1,370

 
7,907

 
9,277

 
4,653

 
4,624

 
 
 
1998
              Camden Palisades
8,406

 
31,497

 
9,803

 
8,406

 
41,300

 
49,706

 
24,581

 
25,125

 
 
 
1998
              Camden Pines
3,496

 
21,852

 
3,037

 
3,496

 
24,889

 
28,385

 
3,681

 
24,704

 
 
 
2012
              Camden Pointe
2,058

 
14,879

 
3,643

 
2,058

 
18,522

 
20,580

 
10,493

 
10,087

 
 
 
1998
              Camden Summit
11,212

 
18,399

 
2,745

 
11,212

 
21,144

 
32,356

 
3,107

 
29,249

 
 
 
2012
              Camden Tiara
7,709

 
28,644

 
3,685

 
7,709

 
32,329

 
40,038

 
4,697

 
35,341

 
 
 
2012
              Camden Vintage
3,641

 
19,255

 
6,147

 
3,641

 
25,402

 
29,043

 
16,196

 
12,847

 
 
 
1998
NORTH CAROLINA
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
       Charlotte
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
              Camden Ballantyne
4,503

 
30,250

 
7,542

 
4,503

 
37,792

 
42,295

 
13,620

 
28,675

 
$
26,025

 
2005
              Camden Cotton Mills
4,246

 
19,147

 
5,744

 
4,246

 
24,891

 
29,137

 
9,134

 
20,003

 
 
 
2005
              Camden Dilworth
516

 
16,633

 
2,066

 
516

 
18,699

 
19,215

 
5,883

 
13,332

 
13,073

 
2006
              Camden Fairview
1,283

 
7,223

 
3,728

 
1,283

 
10,951

 
12,234

 
4,477

 
7,757

 
 
 
2005
              Camden Foxcroft
1,408

 
7,919

 
3,839

 
1,408

 
11,758

 
13,166

 
4,904

 
8,262

 
 
 
2005
              Camden Grandview
7,570

 
33,859

 
7,168

 
7,570

 
41,027

 
48,597

 
14,599

 
33,998

 
 
 
2005
              Camden Sedgebrook
5,266

 
29,211

 
6,632

 
5,266

 
35,843

 
41,109

 
12,879

 
28,230

 
21,306

 
2005
              Camden Simsbury
1,152

 
6,499

 
2,295

 
1,152

 
8,794

 
9,946

 
3,272

 
6,674

 
 
 
2005
              Camden South End Square
6,625

 
29,175

 
7,202

 
6,625

 
36,377

 
43,002

 
12,345

 
30,657

 
 
 
2005
              Camden Stonecrest
3,941

 
22,021

 
5,613

 
3,941

 
27,634

 
31,575

 
10,188

 
21,387

 
 
 
2005
              Camden Touchstone
1,203

 
6,772

 
2,800

 
1,203

 
9,572

 
10,775

 
4,114

 
6,661

 
 
 
2005
       Raleigh
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
              Camden Crest
$
4,412

 
$
31,108

 
$
5,088

 
$
4,412

 
$
36,196

 
$
40,608

 
$
11,999

 
$
28,609

 
 
 
2005
              Camden Governor's Village
3,669

 
20,508

 
3,020

 
3,669

 
23,528

 
27,197

 
8,483

 
18,714

 
$
13,004

 
2005
              Camden Lake Pine
5,746

 
31,714

 
6,809

 
5,746

 
38,523

 
44,269

 
14,159

 
30,110

 
26,212

 
2005
              Camden Manor Park
2,535

 
47,159

 
1,993

 
2,535

 
49,152

 
51,687

 
16,035

 
35,652

 
29,675

 
2006
              Camden Overlook
4,591

 
25,563

 
8,080

 
4,591

 
33,643

 
38,234

 
12,040

 
26,194

 
 
 
2005
              Camden Reunion Park
3,302

 
18,457

 
4,976

 
3,302

 
23,433

 
26,735

 
8,627

 
18,108

 
19,961

 
2005
              Camden Westwood
4,567

 
25,519

 
4,371

 
4,567

 
29,890

 
34,457

 
10,615

 
23,842

 
19,907

 
2005
TEXAS
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
       Austin
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
              Camden Cedar Hills
2,684

 
20,931

 
517

 
2,684

 
21,448

 
24,132

 
6,251

 
17,881

 
 
 
2008
              Camden Gaines Ranch
5,094

 
37,100

 
9,337

 
5,094

 
46,437

 
51,531

 
15,616

 
35,915

 
 
 
2005
              Camden Huntingdon
2,289

 
17,393

 
9,542

 
2,289

 
26,935

 
29,224

 
14,947

 
14,277

 
 
 
1995
              Camden La Frontera
3,250

 
32,379

 

 
3,250

 
32,379

 
35,629

 
1,989

 
33,640

 
 
 
2015
              Camden Lamar Heights
3,988

 
42,775

 

 
3,988

 
42,775

 
46,763

 
2,523

 
44,240

 
 
 
2015
              Camden Stoneleigh
3,498

 
31,285

 
7,244

 
3,498

 
38,529

 
42,027

 
12,373

 
29,654

 
 
 
2006
       Corpus Christi
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
              Camden Breakers
1,055

 
13,024

 
8,818

 
1,055

 
21,842

 
22,897

 
12,162

 
10,735

 
 
 
1996
              Camden Copper Ridge
1,204

 
9,180

 
8,004

 
1,204

 
17,184

 
18,388

 
12,765

 
5,623

 
 
 
1993
              Camden Miramar

 
38,784

 
20,139

 

 
58,923

 
58,923

 
22,527

 
36,396

 
 
 
1994-2014
       Dallas/Fort Worth
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
              Camden Addison
11,516

 
29,332

 
6,953

 
11,516

 
36,285

 
47,801

 
6,210

 
41,591

 
 
 
2012
              Camden Belmont
12,521

 
61,522

 
1,302

 
12,521

 
62,824

 
75,345

 
8,053

 
67,292

 
 
 
2012
              Camden Buckingham
2,704

 
21,251

 
8,882

 
2,704

 
30,133

 
32,837

 
15,700

 
17,137

 
 
 
1997
              Camden Centreport
1,613

 
12,644

 
6,046

 
1,613

 
18,690

 
20,303

 
9,505

 
10,798

 
 
 
1997
              Camden Cimarron
2,231

 
14,092

 
6,903

 
2,231

 
20,995

 
23,226

 
12,544

 
10,682

 
 
 
1997
              Camden Farmers Market
17,341

 
74,193

 
15,916

 
17,341

 
90,109

 
107,450

 
37,714

 
69,736

 
50,711

 
2001/2005
              Camden Henderson
3,842

 
15,256

 
205

 
3,842

 
15,461

 
19,303

 
2,253

 
17,050

 
 
 
2012
              Camden Legacy Creek
2,052

 
12,896

 
5,955

 
2,052

 
18,851

 
20,903

 
10,469

 
10,434

 
 
 
1997
              Camden Legacy Park
2,560

 
15,449

 
6,888

 
2,560

 
22,337

 
24,897

 
12,251

 
12,646

 
13,866

 
1997
              Camden Valley Park
3,096

 
14,667

 
13,652

 
3,096

 
28,319

 
31,415

 
25,562

 
5,853

 
 
 
1994
       Houston
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
              Camden City Centre
4,976

 
44,735

 
1,212

 
4,976

 
45,947

 
50,923

 
13,320

 
37,603

 
33,795

 
2007
              Camden City Centre II
$
5,101

 
$
28,131

 
$
46

 
$
5,101

 
$
28,177

 
$
33,278

 
$
3,956

 
$
29,322

 
 
 
2013
              Camden Greenway
16,916

 
43,933

 
16,829

 
16,916

 
60,762

 
77,678

 
30,368

 
47,310

 
$
52,359

 
1999
              Camden Holly Springs
11,108

 
42,852

 
9,996

 
11,108

 
52,848

 
63,956

 
8,223

 
55,733

 
 
 
2012
              Camden Midtown
4,583

 
18,026

 
8,711

 
4,583

 
26,737

 
31,320

 
14,008

 
17,312

 
28,058

 
1999
              Camden Oak Crest
2,078

 
20,941

 
4,193

 
2,078

 
25,134

 
27,212

 
10,457

 
16,755

 
17,309

 
2003
              Camden Park
4,922

 
16,453

 
3,705

 
4,922

 
20,158

 
25,080

 
3,133

 
21,947

 
 
 
2012
              Camden Plaza
7,204

 
31,044

 
1,314

 
7,204

 
32,358

 
39,562

 
5,836

 
33,726

 
20,714

 
2007
              Camden Post Oak
14,056

 
92,515

 
9,098

 
14,056

 
101,613

 
115,669

 
9,146

 
106,523

 
 
 
2013
              Camden Royal Oaks
1,055

 
20,046

 
1,055

 
1,055

 
21,101

 
22,156

 
7,109

 
15,047

 
 
 
2006
              Camden Royal Oaks II
587

 
12,743

 
15

 
587

 
12,758

 
13,345

 
2,201

 
11,144

 
 
 
2012
              Camden Stonebridge
1,016

 
7,137

 
4,133

 
1,016

 
11,270

 
12,286

 
7,338

 
4,948

 
 
 
1993
              Camden Sugar Grove
7,614

 
27,594

 
2,155

 
7,614

 
29,749

 
37,363

 
4,392

 
32,971

 
 
 
2012
              Camden Travis Street
1,780

 
29,104

 
485

 
1,780

 
29,589

 
31,369

 
7,457

 
23,912

 
21,614

 
2010
              Camden Vanderbilt
16,076

 
44,918

 
19,590

 
16,076

 
64,508

 
80,584

 
38,370

 
42,214

 
73,165

 
1994/1997
              Camden Whispering Oaks
1,188

 
26,242

 
870

 
1,188

 
27,112

 
28,300

 
7,766

 
20,534

 
 
 
2008
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total current communities:
$
1,043,345

 
$
5,436,835

 
$
781,605

 
$
1,043,345

 
$
6,218,440

 
$
7,261,785

 
$
1,976,958

 
$
5,284,827

 
$
902,584

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Communities under construction:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
       Name / location
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Camden Chandler (1)
Chandler, AZ
$

 
$
66,391

 
$

 
$

 
$
66,391

 
$
66,391

 
$
1,634

 
$
64,757

 
 
 
N/A
Camden Gallery
Charlotte, NC

 
50,392

 

 

 
50,392

 
50,392

 
55

 
50,337

 
 
 
N/A
Camden Lincoln Station
Denver, CO

 
18,226

 

 

 
18,226

 
18,226

 

 
18,226

 
 
 
N/A
Camden McGowen Station
Houston, TX

 
14,064

 

 

 
14,064

 
14,064

 

 
14,064

 
 
 
N/A
Camden NoMa II
Washington, DC

 
45,524

 

 

 
45,524

 
45,524

 

 
45,524

 
 
 
N/A
Camden Shady Grove
Rockville, MD

 
51,376

 

 

 
51,376

 
51,376

 

 
51,376

 
 
 
N/A
Camden Victory Park
Dallas, TX

 
67,201

 

 

 
67,201

 
67,201

 
42

 
67,159

 
 
 
N/A
The Camden
Los Angeles, CA

 
111,703

 

 

 
111,703

 
111,703

 
1

 
111,702

 
 
 
N/A
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total communities under construction:
$

 
$
424,877

 
$

 
$

 
$
424,877

 
$
424,877

 
$
1,732

 
$
423,145

 
$

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Development pipeline communities:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
       Name/location
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Camden Arts District
Los Angeles, CA
$

 
$
13,002

 
$

 
$

 
$
13,002

 
$
13,002

 
$

 
$
13,002

 
 
 
N/A
Camden Atlantic
Plantation, FL

 
13,428

 

 

 
13,428

 
13,428

 

 
13,428

 
 
 
N/A
Camden Buckhead
Atlanta, GA

 
22,341

 

 

 
22,341

 
22,341

 

 
22,341

 
 
 
N/A
Camden Conte
Houston, TX

 
21,039

 

 

 
21,039

 
21,039

 

 
21,039

 
 
 
N/A
Camden North End
Phoenix, AZ

 
38,319

 

 

 
38,319

 
38,319

 

 
38,319

 
 
 
N/A
              Camden Washingtonian
Washington, DC

 
18,369

 

 

 
18,369

 
18,369

 

 
18,369

 
 
 
N/A
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total development pipeline communities:
$

 
$
126,498

 
$

 
$

 
$
126,498

 
$
126,498

 
$

 
$
126,498

 
$

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Land Holdings
$

 
$
6,212

 
$

 
$

 
$
6,212

 
$
6,212

 
$

 
$
6,212

 
 
 
N/A
Corporate

 
5,284

 

 

 
5,284

 
5,284

 

 
5,284

 
 
 
N/A
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
$

 
$
11,496

 
$

 
$

 
$
11,496

 
$
11,496

 
$

 
$
11,496

 
$

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
TOTAL
$
1,043,345

 
$
5,999,706

 
$
781,605

 
$
1,043,345

 
$
6,781,311

 
$
7,824,656

 
$
1,978,690

 
$
5,845,966

 
$
902,584

 
 

(1)
Property is in lease-up at December 31, 2015. Balances presented here includes costs which are included in buildings and improvements and land on the consolidated balance sheet at December 31, 2015. These costs related to completed unit turns for these properties.

S-1

Table of Contents

Camden Property Trust
Real Estate and Accumulated Depreciation
As of December 31, 2015
(in thousands)
Schedule III
 
The changes in total real estate assets for the years ended December 31:
 
 
2015
 
2014
 
2013
Balance, beginning of period
$
7,421,516

 
$
7,072,181

 
$
6,673,914

Additions during period:
 
 
 
 
 
Acquisition of operating properties and unconsolidated joint ventures

 
61,736

 
221,421

Development and repositions
351,998

 
469,048

 
306,950

Improvements
75,847

 
58,233

 
67,049

Deductions during period:
 
 
 
 
 
Cost of real estate sold – other
(24,705
)
 
(172,475
)
 
(197,153
)
Classification to held for sale

 
(67,207
)
 

Balance, end of period
$
7,824,656

 
$
7,421,516

 
$
7,072,181

 
The changes in accumulated depreciation for the years ended December 31:
 
 
2015
 
2014
 
2013
Balance, beginning of period
$
1,738,862

 
$
1,643,713

 
$
1,518,896

Depreciation of real estate assets
250,093

 
229,256

 
203,897

Dispositions
(10,265
)
 
(94,043
)
 
(79,080
)
Transfers to held for sale

 
(40,064
)
 

Balance, end of period
$
1,978,690

 
$
1,738,862

 
$
1,643,713

The aggregate cost for federal income tax purposes at December 31, 2015 was $6.8 billion.

S-2

Table of Contents

Camden Property Trust
Mortgage Loans on Real Estate
As of December 31, 2015
Schedule IV
 
 
 
 
 
 
 
 
 
 
 
($ in thousands)

Description
 
Interest Rate
 
Final Maturity Date
 
Periodic payment terms
 
Face amount of
mortgages
 
Carry amount of
mortgages (a)
Undeveloped Land
     First lien note
          Houston, TX
 
Prime + 1.00%
 
July 2019
 
(b)
 
$
3,395

 
$
3,395

Parking Garage
     Developer advances
          Houston, TX
 
(c)
 
(d)
 
(e)
 
18,000

 
9,766

               Total
 
 
 
 
 
 
 
$
21,395

 
$
13,161


(a)
The aggregate cost at December 31, 2015 for federal income tax purposes was approximately $13,161.
(b)
Periodic payments are interest only until January 1, 2017, at which date interest and equal payments of principal are due each July 1 and January 1 until the final maturity date.
(c)
This loan currently bears interest at 4% and will increase to 7% on any unpaid principal balance on the later of January 1, 2018 or January 1 of the year following completion of our planned apartment project at an adjacent location.
(d)
This loan matures on October 1 in the 13th year following the year of completion of the parking garage.
(e)
Periodic payments are currently interest only, and will consist of interest and principal payments following the year of completion of the parking garage through maturity.

Changes in mortgage loans for the years ended December 31 are summarized below:

 
2015
 
2014
 
2013
Balance, beginning of period
$
3,395

 
$
3,395

 
$
3,395

Additions:
 
 
 
 
 
Advances under real estate loans
9,766

 

 

Deductions:

 

 

Balance, end of period
$
13,161

 
$
3,395

 
$
3,395


S-3