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• Q2 2026 FFO and Core FFO were $0.64 per share, or $77.1 million, compared to $0.58 per share, or $68.6 million, in the prior-year period.
• Same Center NOI increased 3.5% to $106.9 million in Q2 2026 from $103.3 million in Q2 2025; occupancy was 96.6% at June 30, 2026, unchanged year-over-year.
• In May 2026, the company acquired Levis Commons Town Center in Toledo, Ohio for approximately $60 million, expected to deliver a first-year return of about 8.5%.
• Full-year 2026 diluted FFO per share guidance was raised to $2.45–$2.52, from a previous range of $2.42–$2.50.
• The Board authorized a quarterly dividend of $0.3125 per share, a 7% increase from the prior year's $0.2925 dividend.

2.02 Results of Operations and Financial Condition · 7.01 Regulation FD Disclosure · 9.01 Financial Statements and Exhibits

• Shareholders ratified Deloitte & Touche LLP as independent auditor for fiscal year 2026 with 104,724,245 votes for.
• Advisory vote on named executive officer compensation passed with 93,377,345 votes for.
• Steven B. Tanger retired as Chair and became Chair Emeritus; Luis Ubiñas succeeded him as Non-Executive Chair.
• Board size was reduced from nine to eight directors, and Bridget Ryan-Berman ended her role as Lead Independent Director.

5.07 Submission of Matters to a Vote of Security Holders · 8.01 Other Events

• Core FFO per share was $0.59, or $70.4 million, for Q1 2026, compared to $0.53 per share, or $62.7 million, in the prior year period.
• Same Center NOI increased 2.6% to $100.5 million for Q1 2026 from $97.9 million in Q1 2025.
• Occupancy was 97.0% as of March 31, 2026, up from 95.8% a year earlier.
• The company raised its full-year 2026 diluted FFO per share guidance to a range of $2.42 to $2.50, from a previous range of $2.41 to $2.49.
• The Board approved a 6.8% increase in the annualized dividend to $1.25 per share, with a quarterly dividend of $0.3125 per share payable May 15, 2026.

2.02 Results of Operations and Financial Condition · 7.01 Regulation FD Disclosure · 9.01 Financial Statements and Exhibits

• The new agreement replaces the prior 2025 Sales Agreement, which was terminated; no shares had been issued under the 2025 agreement.
• The ATM Program includes both issuance shares sold through sales agents and forward shares sold through forward sellers, with agent compensation capped at 2.0% of gross sales price.
• The company may enter into forward sale agreements, expecting physical settlement within two years, but may elect cash or net share settlement under certain conditions.
• Net proceeds from any sales are intended for general corporate purposes, including property development, acquisitions, improvements, joint ventures, debt repayment, and working capital.

1.01 Entry into a Material Definitive Agreement · 1.02 Termination of a Material Definitive Agreement · 8.01 Other Events · 9.01 Financial Statements and Exhibits

• Full-year 2025 net income available to common shareholders was $0.99 per share, or $113.9 million, compared to $0.88 per share, or $97.7 million in 2024.
• Full-year 2025 FFO available to common shareholders was $2.33 per share, or $278.0 million, versus $2.12 per share, or $245.4 million in 2024.
• Same Center NOI increased 5.6% in Q4 2025 and 4.3% for the full year; occupancy was 98.1% at year-end 2025.
• 2026 guidance: estimated diluted FFO per share of $2.41 to $2.49, with Same Center NOI growth of 2.25% to 4.25%.
• In January 2026, the company closed $550 million of unsecured term loans and issued $250 million of 2.375% exchangeable senior notes due 2031.

2.02 Results of Operations and Financial Condition · 7.01 Regulation FD Disclosure · 9.01 Financial Statements and Exhibits

• Net proceeds were approximately $243 million; about $9 million paid for capped call transactions and $20 million used to repurchase ~0.6 million common shares at $33.92 per share.
• Proceeds will also repay outstanding debt under unsecured lines of credit and the $350 million 3.125% senior notes due 2026 at maturity on September 1, 2026.
• Notes are exchangeable at an initial rate of 24.0662 common shares per $1,000 principal (initial exchange price ~$41.55, a 22.5% premium over the January 7, 2026 closing price).
• The notes are senior unsecured obligations guaranteed by Tanger Inc., with no financial covenants except merger/asset sale restrictions.

1.01 Entry into a Material Definitive Agreement · 2.03 Creation of a Direct Financial Obligation or an Obligation under an Off-Balance Sheet Arrangement · 3.02 Unregistered Sales of Equity Securities · 9.01 Financial Statements and Exhibits

• The notes mature on January 15, 2031, are guaranteed by Tanger Inc., and are exchangeable at an initial rate of 24.0662 common shares per $1,000 principal (initial exchange price ~$41.55 per share).
• The offering is expected to close on January 12, 2026, with net proceeds of approximately $214 million (or ~$243 million if the initial purchasers' option to buy an additional $30 million is exercised in full).
• Tanger Inc. entered into capped call transactions with option counterparties, with an initial cap price of approximately $47.49 per share, to reduce potential dilution from exchange of the notes.
• Proceeds will be used to pay ~$8 million for capped calls, repurchase up to ~$20 million of common shares, repay outstanding debt including $350 million of 3.125% senior notes due 2026, and for general corporate purposes.

8.01 Other Events · 9.01 Financial Statements and Exhibits

• The company drew $400M at closing and has $150M available under delayed draw features over the next six to nine months.
• The 2030 term loan amends the existing $325M facility, increasing capacity to $350M, extending maturity to Dec 11, 2030, and removing the 10 bps SOFR credit adjustment spread.
• The 2033 term loan bears interest at SOFR plus 125 bps based on current credit rating; the 2030 term loan pricing is SOFR plus 95 bps.
• The company also amended its $600M revolving credit facility and $20M liquidity line to remove the 10 bps SOFR spread and make conforming changes.

1.01 Entry into a Material Definitive Agreement · 2.03 Creation of a Direct Financial Obligation or an Obligation under an Off-Balance Sheet Arrangement · 7.01 Regulation FD Disclosure · 9.01 Financial Statements and Exhibits