10-Q

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 10-Q

☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended June 30, 2023

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:	001-32268	Kite Realty Group Trust
Commission File Number:	333-202666-01	Kite Realty Group, L.P.
KITE REALTY GROUP TRUST
KITE REALTY GROUP, L.P.
(Exact name of registrant as specified in its charter)

Maryland	Kite Realty Group Trust	11-3715772
Delaware	Kite Realty Group, L.P.	20-1453863
(State or other jurisdiction of incorporation or organization)		(I.R.S. Employer Identification No.)

30 S. Meridian Street, Suite 1100, Indianapolis, Indiana 46204

(Address of principal executive offices) (Zip Code)

(317) 577-5600

(Registrant’s telephone number, including area code)

Securities registered pursuant to Section 12(b) of the Act:

Title of each class	Trading Symbol(s)	Name of each exchange on which registered
Common Shares, $0.01 par value per share	KRG	New York Stock Exchange

Indicate by check mark whether the 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.

Kite Realty Group Trust Yes ☒ No  o Kite Realty Group, L.P. Yes ☒ No  o

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted 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 such files).

Kite Realty Group Trust Yes ☒ No  o Kite Realty Group, L.P. Yes ☒ No  o

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.

Kite Realty Group Trust:

Large accelerated filer	x	Accelerated filer	o	Non-accelerated filer	o	Smaller reporting company	☐
						Emerging growth company	☐

Kite Realty Group, L.P.:

Large accelerated filer	o	Accelerated filer	o	Non-accelerated filer	x	Smaller reporting company	☐
						Emerging growth company	☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.

Kite Realty Group Trust o Kite Realty Group, L.P. o

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).

Kite Realty Group Trust Yes ☐ No x Kite Realty Group, L.P. Yes ☐ No x

The number of Common Shares outstanding as of August 1, 2023 was 219,373,084 ($0.01 par value).

EXPLANATORY NOTE

This report combines the quarterly reports on Form 10-Q for the period ended June 30, 2023 of Kite Realty Group Trust, Kite Realty Group, L.P. and its subsidiaries. Unless stated otherwise or the context otherwise requires, references to “Kite Realty Group Trust” or the “Parent Company” mean Kite Realty Group Trust, and references to the “Operating Partnership” mean Kite Realty Group, L.P. and its consolidated subsidiaries. The terms “Company,” “we,” “us,” and “our” refer to the Parent Company and the Operating Partnership, collectively, and those entities owned or controlled by the Parent Company and/or the Operating Partnership.

The Operating Partnership is engaged in the ownership, operation, acquisition, development and redevelopment of high-quality, open-air shopping centers and mixed-use assets in select markets in the United States, and the Parent Company conducts substantially all of its activities through the Operating Partnership and its wholly owned subsidiaries. The Parent Company is the sole general partner of the Operating Partnership and as of June 30, 2023 owned approximately 98.6% of the common partnership interests in the Operating Partnership (“General Partner Units”). The remaining 1.4% of the common partnership interests (“Limited Partner Units” and, together with the General Partner Units, the “Common Units”) are owned by the limited partners.

We believe combining the quarterly reports on Form 10-Q of the Parent Company and the Operating Partnership into this single report benefits investors by:

•enhancing investors’ understanding of the Parent Company and the Operating Partnership by enabling investors to view the business as a whole in the same manner as management views and operates the business;

•eliminating duplicative disclosure and providing a more streamlined and readable presentation of information as a substantial portion of the Company’s disclosure applies to both the Parent Company and the Operating Partnership; and

•creating time and cost efficiencies through the preparation of one combined report instead of two separate reports.

We believe it is important to understand the few differences between the Parent Company and the Operating Partnership in the context of how we operate as an interrelated consolidated company. The Parent Company has no material assets or liabilities other than its investment in the Operating Partnership. The Parent Company issues public equity from time to time but does not have any indebtedness as all debt is incurred by the Operating Partnership. In addition, the Parent Company currently does not nor does it intend to guarantee any debt of the Operating Partnership. The Operating Partnership has numerous wholly owned subsidiaries, and it also owns interests in certain joint ventures. These subsidiaries and joint ventures own and operate retail shopping centers and other real estate assets. The Operating Partnership is structured as a partnership with no publicly traded equity. Except for net proceeds from equity issuances by the Parent Company, which are contributed to the Operating Partnership in exchange for General Partner Units, the Operating Partnership generates the capital required by the business through its operations, its incurrence of indebtedness and the issuance of Limited Partner Units to third parties.

Shareholders’ equity and partners’ capital are the main areas of difference between the consolidated financial statements of the Parent Company and those of the Operating Partnership. In order to highlight this and other differences between the Parent Company and the Operating Partnership, there are separate sections in this report, as applicable, that separately discuss the Parent Company and the Operating Partnership, including separate financial statements and separate Exhibit 31 and 32 certifications. In the sections that combine disclosure of the Parent Company and the Operating Partnership, this report refers to actions or holdings as being actions or holdings of the collective Company.

KITE REALTY GROUP TRUST AND KITE REALTY GROUP, L.P. AND SUBSIDIARIES

QUARTERLY REPORT ON FORM 10-Q

FOR THE QUARTERLY PERIOD ENDED JUNE 30, 2023

TABLE OF CONTENTS

PART I — FINANCIAL INFORMATION
Item 1.	Financial Statements (Unaudited)
	Kite Realty Group Trust
	Consolidated Balance Sheets as of June 30, 2023 and December 31, 2022	4
	Consolidated Statements of Operations and Comprehensive Income for the Three and Six Months Ended June 30, 2023 and 2022	5
	Consolidated Statements of Shareholders’ Equity for the Three and Six Months Ended June 30, 2023 and 2022	6
	Consolidated Statements of Cash Flows for the Six Months Ended June 30, 2023 and 2022	7
	Kite Realty Group, L.P. and subsidiaries
	Consolidated Balance Sheets as of June 30, 2023 and December 31, 2022	8
	Consolidated Statements of Operations and Comprehensive Income for the Three and Six Months Ended June 30, 2023 and 2022	9
	Consolidated Statements of Partners’ Equity for the Three and Six Months Ended June 30, 2023 and 2022	10
	Consolidated Statements of Cash Flows for the Six Months Ended June 30, 2023 and 2022	11
	Kite Realty Group Trust and Kite Realty Group, L.P. and subsidiaries
	Notes to Consolidated Financial Statements	12
Item 2.	Management’s Discussion and Analysis of Financial Condition and Results of Operations	26
Item 3.	Quantitative and Qualitative Disclosure about Market Risk	42
Item 4.	Controls and Procedures	42
PART II — OTHER INFORMATION
Item 1.	Legal Proceedings	44
Item 1A.	Risk Factors	44
Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds	44
Item 3.	Defaults Upon Senior Securities	44
Item 4.	Mine Safety Disclosures	44
Item 5.	Other Information	44
Item 6.	Exhibits	45
SIGNATURES		46

3

PART I — FINANCIAL INFORMATION

ITEM 1. FINANCIAL STATEMENTS

KITE REALTY GROUP TRUST

Consolidated Balance Sheets

(Unaudited)

($ in thousands, except share and per share data)

	June 30, 2023		December 31, 2022
Assets:
Investment properties, at cost	$	7,670,365	$	7,732,573
Less: accumulated depreciation	(1,244,282)		(1,161,148)
Net investment properties	6,426,083		6,571,425
Cash and cash equivalents	129,254		115,799
Tenant and other receivables, including accrued straight-line rent of $51,355 and $44,460, respectively	109,552		101,301
Restricted cash and escrow deposits	5,700		6,171
Deferred costs, net	353,714		409,828
Prepaid and other assets	130,485		127,044
Investments in unconsolidated subsidiaries	10,311		10,414
Total assets	$	7,165,099	$	7,341,982
Liabilities and Equity:
Liabilities:
Mortgage and other indebtedness, net	$	2,937,963	$	3,010,299
Accounts payable and accrued expenses	178,227		207,792
Deferred revenue and other liabilities	289,671		298,039
Total liabilities	3,405,861		3,516,130
Commitments and contingencies
Limited Partners’ interests in the Operating Partnership	60,927		53,967
Equity:
Common shares, $0.01 par value, 490,000,000 shares authorized, 219,374,275 and 219,185,658 shares issued and outstanding at June 30, 2023 and December 31, 2022, respectively	2,194		2,192
Additional paid-in capital	4,894,907		4,897,736
Accumulated other comprehensive income	71,323		74,344
Accumulated deficit	(1,275,617)		(1,207,757)
Total shareholders’ equity	3,692,807		3,766,515
Noncontrolling interests	5,504		5,370
Total equity	3,698,311		3,771,885
Total liabilities and equity	$	7,165,099	$	7,341,982

The accompanying notes are an integral part of these consolidated financial statements.

4

KITE REALTY GROUP TRUST

Consolidated Statements of Operations and Comprehensive Income

(Unaudited)

($ in thousands, except share and per share data)

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Revenue:
Rental income	$	205,836	$	196,205	$	408,899	$	387,097
Other property-related revenue	1,883		3,729		3,799		4,919
Fee income	1,040		2,671		2,811		4,980
Total revenue	208,759		202,605		415,509		396,996
Expenses:
Property operating	27,232		26,123		54,546		52,051
Real estate taxes	26,697		27,883		53,880		54,742
General, administrative and other	14,499		13,809		27,883		27,118
Merger and acquisition costs	—		(27)		—		898
Depreciation and amortization	109,462		119,761		217,533		241,265
Total expenses	177,890		187,549		353,842		376,074
Gain on sales of operating properties, net	28,440		23,958		28,440		27,126
Operating income	59,309		39,014		90,107		48,048
Other (expense) income:
Interest expense	(27,205)		(25,709)		(52,630)		(51,223)
Income tax (expense) benefit of taxable REIT subsidiary	(45)		188		(16)		259
Equity in earnings (loss) of unconsolidated subsidiaries	118		114		(126)		(200)
Other income (expense), net	304		(162)		707		(265)
Net income (loss)	32,481		13,445		38,042		(3,381)
Net income attributable to noncontrolling interests	(423)		(314)		(593)		(292)
Net income (loss) attributable to common shareholders	$	32,058	$	13,131	$	37,449	$	(3,673)
Net income (loss) per common share – basic and diluted	$	0.15	$	0.06	$	0.17	$	(0.02)
Weighted average common shares outstanding – basic	219,354,275		219,073,778		219,294,255		219,027,729
Weighted average common shares outstanding – diluted	220,032,366		219,744,300		219,999,440		219,027,729
Net income (loss)	$	32,481	$	13,445	$	38,042	$	(3,381)
Change in fair value of derivatives	8,642		17,559		(3,003)		56,497
Total comprehensive income	41,123		31,004		35,039		53,116
Comprehensive income attributable to noncontrolling interests	(529)		(727)		(611)		(930)
Comprehensive income attributable to the Company	$	40,594	$	30,277	$	34,428	$	52,186

The accompanying notes are an integral part of these consolidated financial statements.

5

KITE REALTY GROUP TRUST

Consolidated Statements of Shareholders’ Equity

(Unaudited)

(in thousands, except share data)

	Common Shares			Additional Paid-in Capital		Accumulated Other Comprehensive Income (Loss)		Accumulated Deficit		Total
	Shares	Amount
Balance at December 31, 2022	219,185,658	$	2,192	$	4,897,736	$	74,344	$	(1,207,757)	$	3,766,515
Stock compensation activity	140,240	1		2,134		—		—		2,135
Other comprehensive loss	—	—		—		(11,557)		—		(11,557)
Distributions to common shareholders	—	—		—		—		(52,659)		(52,659)
Net income attributable to common shareholders	—	—		—		—		5,391		5,391
Adjustment to redeemable noncontrolling interests	—	—		(3,821)		—		—		(3,821)
Balance at March 31, 2023	219,325,898	$	2,193	$	4,896,049	$	62,787	$	(1,255,025)	$	3,706,004
Stock compensation activity	48,377	1		2,959		—		—		2,960
Other comprehensive income	—	—		—		8,536		—		8,536
Distributions to common shareholders	—	—		—		—		(52,650)		(52,650)
Net income attributable to common shareholders	—	—		—		—		32,058		32,058
Adjustment to redeemable noncontrolling interests	—	—		(4,101)		—		—		(4,101)
Balance at June 30, 2023	219,374,275	$	2,194	$	4,894,907	$	71,323	$	(1,275,617)	$	3,692,807

Balance at December 31, 2021	218,949,569	$	2,189	$	4,898,673	$	(15,902)	$	(962,913)	$	3,922,047
Stock compensation activity	93,334	1		1,821		—		—		1,822
Other comprehensive income	—	—		—		38,713		—		38,713
Distributions to common shareholders	—	—		—		—		(41,600)		(41,600)
Net loss attributable to common shareholders	—	—		—		—		(16,804)		(16,804)
Adjustment to redeemable noncontrolling interests	—	—		(5,597)		—		—		(5,597)
Balance at March 31, 2022	219,042,903	$	2,190	$	4,894,897	$	22,811	$	(1,021,317)	$	3,898,581
Stock compensation activity	58,095	1		2,850		—		—		2,851
Other comprehensive income	—	—		—		17,146		—		17,146
Distributions to common shareholders	—	—		—		—		(43,808)		(43,808)
Net income attributable to common shareholders	—	—		—		—		13,131		13,131
Adjustment to redeemable noncontrolling interests	—	—		3,239		—		—		3,239
Balance at June 30, 2022	219,100,998	$	2,191	$	4,900,986	$	39,957	$	(1,051,994)	$	3,891,140

The accompanying notes are an integral part of these consolidated financial statements.

6

KITE REALTY GROUP TRUST

Consolidated Statements of Cash Flows

(Unaudited)

(in thousands)

	Six Months Ended June 30,
	2023		2022
Cash flows from operating activities:
Net income (loss)	$	38,042	$	(3,381)
Adjustments to reconcile net income (loss) to net cash provided by operating activities:
Depreciation and amortization	219,315		242,634
Gain on sales of operating properties, net	(28,440)		(27,126)
Straight-line rent	(6,958)		(8,359)
Compensation expense for equity awards	5,133		5,603
Amortization of debt fair value adjustments	(6,688)		(6,835)
Amortization of in-place lease liabilities	(5,375)		(1,915)
Changes in assets and liabilities:
Tenant receivables	268		(1,447)
Deferred costs and other assets	(14,074)		(4,257)
Accounts payable, accrued expenses, deferred revenue and other liabilities	(20,798)		(40,595)
Net cash provided by operating activities	180,425		154,322
Cash flows from investing activities:
Acquisitions of interests in properties	—		(65,765)
Capital expenditures	(67,767)		(58,731)
Net proceeds from sales of land	917		1,935
Net proceeds from sales of operating properties	78,556		65,408
Investment in short-term deposits	—		125,000
Small business loan repayments	287		372
Change in construction payables	(3,980)		(717)
Distribution from unconsolidated joint venture	—		1,144
Net cash provided by investing activities	8,013		68,646
Cash flows from financing activities:
Proceeds from issuance of common shares, net	40		20
Repurchases of common shares upon the vesting of restricted shares	(731)		(1,144)
Debt and equity issuance costs	(54)		(662)
Loan proceeds	293,095		120,000
Loan payments	(361,162)		(255,766)
Distributions paid – common shareholders	(105,243)		(85,408)
Distributions paid – redeemable noncontrolling interests	(1,399)		(1,219)
Net cash used in financing activities	(175,454)		(224,179)
Net change in cash, cash equivalents and restricted cash	12,984		(1,211)
Cash, cash equivalents and restricted cash, beginning of period	121,970		100,363
Cash, cash equivalents and restricted cash, end of period	$	134,954	$	99,152

 The accompanying notes are an integral part of these consolidated financial statements.

7

KITE REALTY GROUP, L.P. AND SUBSIDIARIES

Consolidated Balance Sheets

(Unaudited)

(in thousands, except unit data)

	June 30, 2023		December 31, 2022
Assets:
Investment properties, at cost	$	7,670,365	$	7,732,573
Less: accumulated depreciation	(1,244,282)		(1,161,148)
Net investment properties	6,426,083		6,571,425
Cash and cash equivalents	129,254		115,799
Tenant and other receivables, including accrued straight-line rent of $51,355 and $44,460, respectively	109,552		101,301
Restricted cash and escrow deposits	5,700		6,171
Deferred costs, net	353,714		409,828
Prepaid and other assets	130,485		127,044
Investments in unconsolidated subsidiaries	10,311		10,414
Total assets	$	7,165,099	$	7,341,982
Liabilities and Equity:
Liabilities:
Mortgage and other indebtedness, net	$	2,937,963	$	3,010,299
Accounts payable and accrued expenses	178,227		207,792
Deferred revenue and other liabilities	289,671		298,039
Total liabilities	3,405,861		3,516,130
Commitments and contingencies
Limited Partners’ interests in the Operating Partnership	60,927		53,967
Partners’ Equity:
Common equity, 219,374,275 and 219,185,658 units issued and outstanding at June 30, 2023 and December 31, 2022, respectively	3,621,484		3,692,171
Accumulated other comprehensive income	71,323		74,344
Total Partners’ equity	3,692,807		3,766,515
Noncontrolling interests	5,504		5,370
Total equity	3,698,311		3,771,885
Total liabilities and equity	$	7,165,099	$	7,341,982

The accompanying notes are an integral part of these consolidated financial statements.

8

KITE REALTY GROUP, L.P. AND SUBSIDIARIES

Consolidated Statements of Operations and Comprehensive Income

(Unaudited)

(in thousands, except unit and per unit data)

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Revenue:
Rental income	$	205,836	$	196,205	$	408,899	$	387,097
Other property-related revenue	1,883		3,729		3,799		4,919
Fee income	1,040		2,671		2,811		4,980
Total revenue	208,759		202,605		415,509		396,996
Expenses:
Property operating	27,232		26,123		54,546		52,051
Real estate taxes	26,697		27,883		53,880		54,742
General, administrative and other	14,499		13,809		27,883		27,118
Merger and acquisition costs	—		(27)		—		898
Depreciation and amortization	109,462		119,761		217,533		241,265
Total expenses	177,890		187,549		353,842		376,074
Gain on sales of operating properties, net	28,440		23,958		28,440		27,126
Operating income	59,309		39,014		90,107		48,048
Other (expense) income:
Interest expense	(27,205)		(25,709)		(52,630)		(51,223)
Income tax (expense) benefit of taxable REIT subsidiary	(45)		188		(16)		259
Equity in earnings (loss) of unconsolidated subsidiaries	118		114		(126)		(200)
Other income (expense), net	304		(162)		707		(265)
Net income (loss)	32,481		13,445		38,042		(3,381)
Net income attributable to noncontrolling interests	(30)		(182)		(134)		(326)
Net income (loss) attributable to common unitholders	$	32,451	$	13,263	$	37,908	$	(3,707)
Allocation of net income (loss):
Limited Partners	$	393	$	132	$	459	$	(34)
Parent Company	32,058		13,131		37,449		(3,673)
	$	32,451	$	13,263	$	37,908	$	(3,707)
Net income (loss) per common unit – basic and diluted	$	0.15	$	0.06	$	0.17	$	(0.02)
Weighted average common units outstanding – basic	222,388,487		221,879,784		222,287,815		221,655,238
Weighted average common units outstanding – diluted	223,066,578		222,550,306		222,993,000		221,655,238
Net income (loss)	$	32,481	$	13,445	$	38,042	$	(3,381)
Change in fair value of derivatives	8,642		17,559		(3,003)		56,497
Total comprehensive income	41,123		31,004		35,039		53,116
Comprehensive income attributable to noncontrolling interests	(30)		(182)		(134)		(326)
Comprehensive income attributable to common unitholders	$	41,093	$	30,822	$	34,905	$	52,790

The accompanying notes are an integral part of these consolidated financial statements.

9

KITE REALTY GROUP, L.P. AND SUBSIDIARIES

Consolidated Statements of Partners’ Equity

(Unaudited)

(in thousands)

	General Partner				Total
	Common Equity		Accumulated Other Comprehensive Income (Loss)
Balance at December 31, 2022	$	3,692,171	$	74,344	$	3,766,515
Stock compensation activity	2,135		—		2,135
Other comprehensive loss attributable to Parent Company	—		(11,557)		(11,557)
Distributions to Parent Company	(52,659)		—		(52,659)
Net income attributable to Parent Company	5,391		—		5,391
Adjustment to redeemable noncontrolling interests	(3,821)		—		(3,821)
Balance at March 31, 2023	$	3,643,217	$	62,787	$	3,706,004
Stock compensation activity	2,960		—		2,960
Other comprehensive income attributable to Parent Company	—		8,536		8,536
Distributions to Parent Company	(52,650)		—		(52,650)
Net income attributable to Parent Company	32,058		—		32,058
Adjustment to redeemable noncontrolling interests	(4,101)		—		(4,101)
Balance at June 30, 2023	$	3,621,484	$	71,323	$	3,692,807

Balance at December 31, 2021	$	3,937,949	$	(15,902)	$	3,922,047
Stock compensation activity	1,822		—		1,822
Other comprehensive income attributable to Parent Company	—		38,713		38,713
Distributions to Parent Company	(41,600)		—		(41,600)
Net loss attributable to Parent Company	(16,804)		—		(16,804)
Adjustment to redeemable noncontrolling interests	(5,597)		—		(5,597)
Balance at March 31, 2022	$	3,875,770	$	22,811	$	3,898,581
Stock compensation activity	2,851		—		2,851
Other comprehensive income attributable to Parent Company	—		17,146		17,146
Distributions to Parent Company	(43,808)		—		(43,808)
Net income attributable to Parent Company	13,131		—		13,131
Adjustment to redeemable noncontrolling interests	3,239		—		3,239
Balance at June 30, 2022	$	3,851,183	$	39,957	$	3,891,140

The accompanying notes are an integral part of these consolidated financial statements.

10

KITE REALTY GROUP, L.P. AND SUBSIDIARIES

Consolidated Statements of Cash Flows

(Unaudited)

(in thousands)

	Six Months Ended June 30,
	2023		2022
Cash flows from operating activities:
Net income (loss)	$	38,042	$	(3,381)
Adjustments to reconcile net income (loss) to net cash provided by operating activities:
Depreciation and amortization	219,315		242,634
Gain on sales of operating properties, net	(28,440)		(27,126)
Straight-line rent	(6,958)		(8,359)
Compensation expense for equity awards	5,133		5,603
Amortization of debt fair value adjustments	(6,688)		(6,835)
Amortization of in-place lease liabilities	(5,375)		(1,915)
Changes in assets and liabilities:
Tenant receivables	268		(1,447)
Deferred costs and other assets	(14,074)		(4,257)
Accounts payable, accrued expenses, deferred revenue and other liabilities	(20,798)		(40,595)
Net cash provided by operating activities	180,425		154,322
Cash flows from investing activities:
Acquisition of interests in properties	—		(65,765)
Capital expenditures	(67,767)		(58,731)
Net proceeds from sales of land	917		1,935
Net proceeds from sales of operating properties	78,556		65,408
Investment in short-term deposits	—		125,000
Small business loan repayments	287		372
Change in construction payables	(3,980)		(717)
Distribution from unconsolidated joint venture	—		1,144
Net cash provided by investing activities	8,013		68,646
Cash flows from financing activities:
Contributions from the General Partner	40		20
Repurchases of common shares upon the vesting of restricted shares	(731)		(1,144)
Debt and equity issuance costs	(54)		(662)
Loan proceeds	293,095		120,000
Loan payments	(361,162)		(255,766)
Distributions paid – common unitholders	(105,243)		(85,408)
Distributions paid – redeemable noncontrolling interests	(1,399)		(1,219)
Net cash used in financing activities	(175,454)		(224,179)
Net change in cash, cash equivalents and restricted cash	12,984		(1,211)
Cash, cash equivalents and restricted cash, beginning of period	121,970		100,363
Cash, cash equivalents and restricted cash, end of period	$	134,954	$	99,152

The accompanying notes are an integral part of these consolidated financial statements.

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KITE REALTY GROUP TRUST AND KITE REALTY GROUP, L.P. AND SUBSIDIARIES

Notes to Consolidated Financial Statements

June 30, 2023

(Unaudited)

($ in thousands, except share, per share, unit and per unit amounts and where indicated in millions or billions)

NOTE 1. ORGANIZATION AND BASIS OF PRESENTATION

Kite Realty Group Trust (the “Parent Company”), through its majority-owned subsidiary, Kite Realty Group, L.P. (the “Operating Partnership”), owns interests in various operating subsidiaries and joint ventures engaged in the ownership, operation, acquisition, development and redevelopment of high-quality, open-air shopping centers and mixed-use assets in select markets in the United States. The terms “Company,” “we,” “us,” and “our” refer to the Parent Company and the Operating Partnership, collectively, and those entities owned or controlled by the Parent Company and/or the Operating Partnership.

The Operating Partnership was formed on August 16, 2004, when the Parent Company contributed properties and the net proceeds from an initial public offering of shares of its common stock to the Operating Partnership. The Parent Company was organized in Maryland in 2004 to succeed in the development, acquisition, construction and real estate businesses of its predecessor. We believe the Company qualifies as a real estate investment trust (“REIT”) under provisions of the Internal Revenue Code of 1986, as amended.

The Parent Company is the sole general partner of the Operating Partnership, and as of June 30, 2023 owned approximately 98.6% of the common partnership interests in the Operating Partnership (“General Partner Units”). The remaining 1.4% of the common partnership interests (“Limited Partner Units” and, together with the General Partner Units, the “Common Units”) were owned by the limited partners. As the sole general partner of the Operating Partnership, the Parent Company has full, exclusive and complete responsibility and discretion in the day-to-day management and control of the Operating Partnership. The Parent Company and the Operating Partnership are operated as one enterprise. The management of the Parent Company consists of the same members as the management of the Operating Partnership. As the sole general partner with control of the Operating Partnership, the Parent Company consolidates the Operating Partnership for financial reporting purposes, and the Parent Company does not have any significant assets other than its investment in the Operating Partnership.

The accompanying unaudited consolidated financial statements have been prepared pursuant to the rules and regulations of the Securities and Exchange Commission (“SEC”). Certain information and footnote disclosures normally included in the financial statements prepared in accordance with accounting principles generally accepted in the United States (“GAAP”) may have been condensed or omitted pursuant to such rules and regulations, although management believes that the disclosures are adequate to make the presentation not misleading. The unaudited consolidated financial statements as of June 30, 2023 and for the three and six months ended June 30, 2023 and 2022 include all adjustments, consisting of normal recurring adjustments, necessary in the opinion of management to present fairly the financial information set forth therein. The unaudited consolidated financial statements in this Form 10-Q should be read in conjunction with the audited consolidated financial statements and related notes thereto included in the combined Annual Report on Form 10-K of the Parent Company and the Operating Partnership for the year ended December 31, 2022.

The preparation of financial statements in accordance with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities, disclosure of contingent assets and liabilities at the date of the financial statements, and revenues and expenses during the reported period. Actual results could differ from these estimates. The results of operations for the interim periods are not necessarily indicative of the results that may be expected on an annual basis.

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As of June 30, 2023, the Company’s portfolio consisted of the following:

	Properties	Square Footage
Operating retail properties(1)	181	28,590,350
Office properties	1	287,291
Development and redevelopment projects:
Carillon medical office building	1	126,000
The Corner (IN)	1	24,000

(1)Included within operating retail properties are 11 properties that contain an office component. Of the 181 operating retail properties, 178 are consolidated in these financial statements and the remaining three are accounted for under the equity method.

NOTE 2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

Components of Investment Properties

The following table summarizes the composition of the Company’s investment properties as of June 30, 2023 and December 31, 2022 (in thousands):

	Balance as of
	June 30, 2023		December 31, 2022
Land, buildings and improvements	$	7,589,842	$	7,656,765
Construction in progress	80,523		75,808
Investment properties, at cost	$	7,670,365	$	7,732,573

Components of Rental Income including Allowance for Uncollectible Accounts

Rental income related to the Company’s operating leases is comprised of the following for the three and six months ended June 30, 2023 and 2022 (in thousands):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Fixed contractual lease payments – operating leases	$	160,134	$	152,652	$	318,724	$	302,476
Variable lease payments – operating leases	39,876		39,064		79,630		76,089
Bad debt reserve	(233)		(1,171)		(1,788)		(1,742)
Straight-line rent adjustments	2,910		4,530		6,768		8,623
Straight-line rent recovery (reserve) for uncollectibility	504		(202)		190		(264)
Amortization of in-place lease liabilities, net	2,645		1,332		5,375		1,915
Rental income	$	205,836	$	196,205	$	408,899	$	387,097

The Company makes estimates as to the collectability of its accounts receivable. In making these estimates, the Company reviews a variety of qualitative and quantitative data and considers such facts as the credit quality of our customer, historical write-off experience and current economic trends, to make a subjective determination. An allowance for uncollectible accounts, including future credit losses of the accrued straight-line rent receivables, is maintained for estimated losses resulting from the inability of certain tenants to meet contractual obligations under their lease agreements.

Consolidation and Investments in Joint Ventures

The accompanying financial statements are presented on a consolidated basis and include all accounts of the Parent Company, the Operating Partnership, the taxable REIT subsidiaries (“TRSs”) of the Operating Partnership, subsidiaries of the Operating Partnership that are controlled and any variable interest entities (“VIEs”) in which the Operating Partnership is the primary beneficiary. As of June 30, 2023, we owned investments in two consolidated joint ventures that were VIEs in which the partners did not have substantive participating rights and we were the primary beneficiary. As of June 30, 2023, these consolidated VIEs had mortgage debt of $123.0 million, which were secured by assets of the VIEs totaling $227.2 million. The Operating Partnership guarantees the mortgage debt of these VIEs.

The Operating Partnership is considered a VIE as the limited partners do not hold kick-out rights or substantive participating rights. The Parent Company consolidates the Operating Partnership as it is the primary beneficiary.

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Income Taxes and REIT Compliance

Parent Company

The Parent Company, which is considered a corporation for U.S. federal income tax purposes, has been organized and operated, and intends to continue to operate, in a manner that will enable it to maintain its qualification as a REIT for U.S. federal income tax purposes. As a result, it generally will not be subject to U.S. federal income tax on the earnings that it distributes to the extent it distributes its “REIT taxable income” (determined before the deduction for dividends paid and excluding net capital gains) to shareholders of the Parent Company and meets certain other requirements on a recurring basis. To the extent that it satisfies this distribution requirement, but distributes less than 100% of its taxable income, it will be subject to U.S. federal corporate income tax on its undistributed REIT taxable income. REITs are subject to a number of organizational and operational requirements. If the Parent Company fails to qualify as a REIT in any taxable year, it will be subject to U.S. federal income tax on its taxable income at regular corporate rates for a period of four years following the year in which qualification is lost. Additionally, we may also be subject to certain taxes enacted by the Inflation Reduction Act of 2022 that are applicable to non-REIT corporations, including the nondeductible 1% excise tax on certain stock repurchases. We may also be subject to certain U.S. federal, state and local taxes on our income and property and to U.S. federal income and excise taxes on our undistributed taxable income even if the Parent Company does qualify as a REIT. The Operating Partnership intends to continue to make distributions to the Parent Company in amounts sufficient to assist the Parent Company in adhering to REIT requirements and maintaining its REIT status.

We have elected to treat Kite Realty Holdings, LLC as a TRS of the Operating Partnership. In addition, in connection with the merger with Retail Properties of America, Inc. (“RPAI”) in October 2021, we assumed RPAI’s existing TRS, IWR Protective Corporation, as a TRS of the Operating Partnership and we may elect to treat other subsidiaries as TRSs in the future. This election enables us to receive income and provide services that would otherwise be impermissible for a REIT. Deferred tax assets and liabilities are established for temporary differences between the financial reporting bases and the tax bases of assets and liabilities at the tax rates expected to be in effect when the temporary differences reverse. Deferred tax assets are reduced by a valuation allowance if it is more likely than not that some portion or all of the deferred tax asset will not be realized.

Operating Partnership

The allocated share of income and loss, other than the operations of our TRSs, is included in the income tax returns of the Operating Partnership’s partners. Accordingly, the only U.S. federal income taxes included in the accompanying consolidated financial statements are in connection with the TRSs.

Noncontrolling Interests

We report the non-redeemable noncontrolling interests in subsidiaries as equity, and the amount of consolidated net income attributable to these noncontrolling interests is set forth separately in the consolidated financial statements. The following table summarizes the non-redeemable noncontrolling interests in consolidated properties for the six months ended June 30, 2023 and 2022 (in thousands):

	Six Months Ended June 30,
	2023		2022
Noncontrolling interests balance as of January 1,	$	5,370	$	5,146
Net income allocable to noncontrolling interests, excluding redeemable noncontrolling interests	134		62
Noncontrolling interests balance as of June 30,	$	5,504	$	5,208

Noncontrolling Interests – Joint Venture

Prior to the merger with RPAI, RPAI entered into a joint venture related to the development, ownership and operation of the multifamily rental portion of the expansion project at One Loudoun Downtown – Pads G & H. The Company owns 90% of the joint venture.

During the three months ended June 30, 2023, the Company originated a 10-year $95.1 million mortgage payable at a fixed interest rate of 5.36% secured by the joint venture project. In conjunction with the loan origination, the joint venture’s construction loan was repaid. Under terms defined in the joint venture agreement, after construction completion and stabilization of the development project (as defined in the joint venture agreement), the Company has the ability to call, and the

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joint venture partner has the ability to put to the Company, subject to certain conditions, the joint venture partner’s interest in the joint venture at fair value. The Company expects that these conditions will be met in the second half of 2023.

The joint venture is considered a VIE primarily because the Company’s joint venture partner does not have substantive kick-out rights or substantive participating rights. The Company is considered the primary beneficiary as it has a controlling financial interest in the joint venture. As such, the Company has consolidated this joint venture and presented the joint venture partner’s interests as noncontrolling interests.

Redeemable Noncontrolling Interests – Limited Partners

Limited Partner Units are redeemable noncontrolling interests in the Operating Partnership. We classify redeemable noncontrolling interests in the Operating Partnership in the accompanying consolidated balance sheets outside of permanent equity because we may be required to pay cash to holders of Limited Partner Units upon redemption of their interests in the Operating Partnership or deliver registered shares upon their conversion. The carrying amount of the redeemable noncontrolling interests in the Operating Partnership is reflected at the greater of historical book value or redemption value with a corresponding adjustment to additional paid-in capital. As of June 30, 2023 and December 31, 2022, the redemption value of the redeemable noncontrolling interests in the Operating Partnership exceeded the historical book value, and the balances were accordingly adjusted to redemption value.

We allocate net operating results of the Operating Partnership after noncontrolling interests in the consolidated properties based on the partners’ respective weighted average ownership interest. We adjust the redeemable noncontrolling interests in the Operating Partnership at the end of each reporting period to reflect their interests in the Operating Partnership or redemption value. This adjustment is reflected in our shareholders’ and Parent Company’s equity. For the three and six months ended June 30, 2023 and 2022, the weighted average interests of the Parent Company and the limited partners in the Operating Partnership were as follows:

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Parent Company’s weighted average interest in Operating Partnership	98.6	%	98.7	%	98.7	%	98.8	%
Limited partners’ weighted average interests in Operating Partnership	1.4	%	1.3	%	1.3	%	1.2	%

As of June 30, 2023, the Parent Company’s interest and the limited partners’ redeemable noncontrolling ownership interests in the Operating Partnership were 98.6% and 1.4%. As of December 31, 2022, the Parent Company’s interest and the limited partners’ redeemable noncontrolling ownership interests in the Operating Partnership were 98.7% and 1.3%.

Concurrent with the Parent Company’s initial public offering and related formation transactions, certain individuals received Limited Partner Units of the Operating Partnership in exchange for their interests in certain properties. The limited partners have the right to redeem Limited Partner Units for cash or, at the Parent Company’s election, common shares of the Parent Company in an amount equal to the market value of an equivalent number of common shares of the Parent Company at the time of redemption. Such common shares must be registered, which is not fully in the Parent Company’s control. Therefore, the limited partners’ interest is not reflected in permanent equity. The Parent Company also has the right to redeem the Limited Partner Units directly from the limited partner in exchange for either cash in the amount specified above or a number of its common shares equal to the number of Limited Partner Units being redeemed.

There were 3,034,212 and 2,870,697 Limited Partner Units outstanding as of June 30, 2023 and December 31, 2022, respectively. The increase in Limited Partner Units outstanding from December 31, 2022 is due to non-cash compensation awards granted to our executive officers in the form of Limited Partner Units.

Redeemable Noncontrolling Interests – Subsidiaries

Prior to the merger with Inland Diversified Real Estate Trust, Inc. (“Inland Diversified”) in 2014, Inland Diversified formed joint ventures with the previous owners of certain properties and issued Class B units in three joint ventures that indirectly own those properties. As of June 30, 2022, the Class B units related to one of these joint ventures that owned Crossing at Killingly Commons, our multi-tenant retail property in Dayville, Connecticut, were outstanding and accounted for as noncontrolling interests in the remaining venture. In October 2022, the remaining Class B units became redeemable at the partner’s election and the fulfillment of certain redemption criteria for cash or Limited Partner Units in the Operating Partnership. In October 2022, we received notice from our joint venture partner of its exercise of their right to redeem the remaining Class B units for cash in the amount of $9.7 million, which redemption was funded using cash on October 3, 2022. Prior to the redemption, the Class B units did not have a maturity date and were not mandatorily redeemable unless either party

15

had elected for the units to be redeemed. Prior to the redemption, we consolidated this joint venture because we controlled the decision-making and our joint venture partner had limited protective rights.

Prior to the redemption, we classified the redeemable noncontrolling interests related to the remaining Class B units in the accompanying consolidated balance sheets outside of permanent equity because, under certain circumstances, we could have been required to pay cash to the Class B unitholders in this subsidiary upon redemption of their interests. The carrying amount of these redeemable noncontrolling interests is required to be reflected at the greater of initial book value or redemption value with a corresponding adjustment to additional paid-in capital. As of June 30, 2022, the redemption amounts of these interests did not exceed their fair value nor did they exceed the initial book value.

The redeemable noncontrolling interests in the Operating Partnership and subsidiaries for the six months ended June 30, 2023 and 2022 were as follows (in thousands):

	Six Months Ended June 30,
	2023		2022
Redeemable noncontrolling interests balance as of January 1,	$	53,967	$	55,173
Net income allocable to redeemable noncontrolling interests	459		230
Distributions declared to redeemable noncontrolling interests	(1,456)		(1,219)
Other, net including adjustments to redemption value	7,957		2,995
Total limited partners’ interests in the Operating Partnership and other redeemable noncontrolling interests balance as of June 30,	$	60,927	$	57,179
Limited partners’ interests in the Operating Partnership	$	60,927	$	47,109
Other redeemable noncontrolling interests in certain subsidiaries	—		10,070
Total limited partners’ interests in the Operating Partnership and other redeemable noncontrolling interests balance as of June 30,	$	60,927	$	57,179

Fair Value Measurements

We follow the framework established under Financial Accounting Standards Board ASC 820, Fair Value Measurements and Disclosures, for measuring fair value of non-financial assets and liabilities that are not required or permitted to be measured at fair value on a recurring basis but only in certain circumstances, such as a business combination or upon determination of an impairment.

Assets and liabilities recorded at fair value on the consolidated balance sheets are categorized based on the inputs to the valuation techniques as follows:

•Level 1 fair value inputs are quoted prices in active markets for identical instruments to which we have access.

•Level 2 fair value inputs are inputs other than quoted prices included in Level 1 that are observable for similar instruments, either directly or indirectly, and appropriately consider counterparty creditworthiness in the valuation.

•Level 3 fair value inputs reflect our best estimate of inputs and assumptions market participants would use in pricing an instrument at the measurement date. The inputs are unobservable in the market and significant to the valuation estimate.

In instances where the determination of the fair value measurement is based on inputs from different levels of the fair value hierarchy, the level in the fair value hierarchy within which the entire fair value measurement falls is based on the lowest level input that is significant to the fair value measurement in its entirety. Our assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment and considers factors specific to the asset or liability.

Effects of Accounting Pronouncements

Any recently issued accounting standards or pronouncements have been excluded as they are either not relevant to the Company or are not expected to have a material impact on the Company’s consolidated financial statements.

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NOTE 3. ACQUISITIONS

The Company did not acquire any properties during the six months ended June 30, 2023.

The Company closed on the following asset acquisitions during the six months ended June 30, 2022 (dollars in thousands):

Date	Property Name	Metropolitan Statistical Area (MSA)	Property Type	Square Footage	Acquisition Price
February 16, 2022	Pebble Marketplace	Las Vegas	Multi-tenant retail	85,796	$	44,100
April 13, 2022	MacArthur Crossing	Dallas	Two-tenant building	56,077	21,920
				141,873	$	66,020

The above acquisitions were funded using a combination of available cash on hand and proceeds from the Company’s unsecured revolving line of credit. Substantially all of the purchase price was allocated to investment properties.

NOTE 4. DISPOSITIONS

The Company closed on the following dispositions during the six months ended June 30, 2023 (dollars in thousands):

Date	Property Name	MSA	Property Type	Square Footage	Sales Price		Gain
May 8, 2023	Kingwood Commons	Houston	Multi-tenant retail	158,172	$	27,350	$	4,740
June 8, 2023	Pan Am Plaza & Garage	Indianapolis	Land & garage	—	52,025		23,700
				158,172	$	79,375	$	28,440

The Company closed on the following dispositions during the six months ended June 30, 2022 (dollars in thousands):

Date	Property Name	MSA	Property Type	Square Footage	Sales Price		Gain
January 26, 2022	Hamilton Crossing Centre	Indianapolis	Redevelopment(1)	—	$	6,900	$	3,168
June 16, 2022	Plaza Del Lago	Chicago	Multi-tenant retail(2)	100,016	58,650		23,958
				100,016	$	65,550	$	27,126

(1)We sold a portion of the redevelopment at Hamilton Crossing Centre.

(2)Plaza Del Lago also contains 8,800 square feet of residential space comprised of 18 multifamily rental units.

There were no discontinued operations for the six months ended June 30, 2023 and 2022 as none of the dispositions represented a strategic shift that has had, or will have, a material effect on our operations or financial results.

NOTE 5. DEFERRED COSTS AND INTANGIBLES, NET

Deferred costs consist primarily of acquired lease intangible assets, broker fees and capitalized internal commissions incurred in connection with lease originations. Deferred leasing costs, lease intangibles and similar costs are amortized on a straight-line basis over the terms of the related leases. As of June 30, 2023 and December 31, 2022, deferred costs consisted of the following (in thousands):

	June 30, 2023		December 31, 2022
Acquired lease intangible assets	$	472,486	$	522,152
Deferred leasing costs and other	70,570		66,842
	543,056		588,994
Less: accumulated amortization	(189,342)		(179,166)
Total	$	353,714	$	409,828

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 Amortization of deferred leasing costs, lease intangibles and other is included within “Depreciation and amortization” in the accompanying consolidated statements of operations and comprehensive income. The amortization of above-market lease intangibles is included as a reduction to “Rental income” in the accompanying consolidated statements of operations and comprehensive income. The amounts of such amortization included in the accompanying consolidated statements of operations and comprehensive income are as follows (in thousands):

	Six Months Ended June 30,
	2023		2022
Amortization of deferred leasing costs, lease intangibles and other	$	57,610	$	81,821
Amortization of above-market lease intangibles	$	6,274	$	6,630

NOTE 6. DEFERRED REVENUE, INTANGIBLES, NET AND OTHER LIABILITIES

Deferred revenue and other liabilities consist of (i) the unamortized fair value of below-market lease liabilities recorded in connection with purchase accounting, (ii) retainage payables for development and redevelopment projects, (iii) tenant rent payments received in advance of the month in which they are due, and (iv) lease liabilities recorded upon adoption of ASU 2016-02, Leases (Topic 842). The amortization of below-market lease liabilities is recognized as revenue over the remaining life of the leases (including option periods for leases with below-market renewal options) through 2085. Tenant rent payments received in advance are recognized as revenue in the period to which they apply, which is typically the month following their receipt.

As of June 30, 2023 and December 31, 2022, deferred revenue, intangibles, net and other liabilities consisted of the following (in thousands):

	June 30, 2023		December 31, 2022
Unamortized in-place lease liabilities	$	176,530	$	188,815
Retainages payable and other	11,397		12,110
Tenant rents received in advance	33,576		29,947
Lease liabilities	68,168		67,167
Total	$	289,671	$	298,039

The amortization of below-market lease intangibles is included as a component of “Rental income” in the accompanying consolidated statements of operations and comprehensive income and totaled $11.6 million and $8.5 million for the six months ended June 30, 2023 and 2022, respectively.

NOTE 7. MORTGAGE AND OTHER INDEBTEDNESS

The following table summarizes the Company’s indebtedness as of June 30, 2023 and December 31, 2022 (in thousands):

	June 30, 2023		December 31, 2022
Mortgages payable	$	165,554	$	233,621
Senior unsecured notes	1,924,635		1,924,635
Unsecured term loans	820,000		820,000
Unsecured revolving line of credit	—		—
	2,910,189		2,978,256
Unamortized discounts and premiums, net	38,428		44,362
Unamortized debt issuance costs, net	(10,654)		(12,319)
Total mortgage and other indebtedness, net	$	2,937,963	$	3,010,299

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Consolidated indebtedness, including weighted average interest rates and weighted average maturities as of June 30, 2023, considering the impact of interest rate swaps, is summarized below (dollars in thousands):

	Amount Outstanding		Ratio		Weighted Average Interest Rate		Weighted Average Years to Maturity
Fixed rate debt(1)	$	2,727,256	94	%	4.02	%	4.3
Variable rate debt(2)	182,933		6	%	8.87	%	2.7
Debt discounts, premiums and issuance costs, net	27,774		N/A		N/A		N/A
Total	$	2,937,963	100	%	4.32	%	4.2

(1)Fixed rate debt includes the portion of variable rate debt that has been hedged by interest rate swaps. As of June 30, 2023, $820.0 million in variable rate debt is hedged to a fixed rate for a weighted average of 2.2 years.

(2)Variable rate debt includes the portion of fixed rate debt that has been hedged by interest rate swaps. As of June 30, 2023, $155.0 million in fixed rate debt is hedged to a floating rate for a weighted average of 2.2 years.

Mortgages Payable 

The following table summarizes the Company’s mortgages payable (dollars in thousands):

	June 30, 2023					December 31, 2022
	Balance		Weighted Average Interest Rate		Weighted Average Years to Maturity	Balance		Weighted Average Interest Rate		Weighted Average Years to Maturity
Fixed rate mortgages payable(1)	$	137,621	5.09	%	8.6	$	205,328	3.98	%	1.4
Variable rate mortgage payable(2)	27,933		6.81	%	0.1	28,293		5.96	%	0.6
Total mortgages payable	$	165,554				$	233,621

(1)The fixed rate mortgages had interest rates ranging from 3.75% to 5.73% as of June 30, 2023 and December 31, 2022.

(2)The interest rate on the variable rate mortgage is based on Bloomberg Short Term Bank Yield Index (“BSBY”) plus 160 basis points. The one-month BSBY rate was 5.21% and 4.36% as of June 30, 2023 and December 31, 2022, respectively. Subsequent to June 30, 2023, the Company amended the loan agreement to extend the maturity date to August 4, 2026, with a one-year extension option. In addition, the interest rate margin increased to 215 basis points. In conjunction with the extension, the Company made a $9.9 million paydown of the principal balance using available cash on hand.

Mortgages payable are secured by certain real estate and, in some cases, by guarantees from the Operating Partnership, are generally due in monthly installments of principal and interest and mature over various terms through 2032. During the six months ended June 30, 2023, we (i) originated a 10-year $95.1 million mortgage payable at a fixed interest rate of 5.36% secured by the multifamily rental portion of the expansion project at One Loudoun Downtown – Pads G & H, (ii) repaid mortgages payable totaling $161.5 million that had a weighted average fixed interest rate of 3.85%, and (iii) made scheduled principal payments of $1.7 million related to amortizing loans.

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Unsecured Notes

The following table summarizes the Company’s senior unsecured notes and exchangeable senior notes (dollars in thousands):

		June 30, 2023				December 31, 2022
	Maturity Date	Balance		Interest Rate		Balance		Interest Rate
Senior notes – 4.23% due 2023	September 10, 2023	$	95,000	4.23	%	$	95,000	4.23	%
Senior notes – 4.58% due 2024	June 30, 2024	149,635		4.58	%	149,635		4.58	%
Senior notes – 4.00% due 2025	March 15, 2025	350,000		4.00	%	350,000		4.00	%
Senior notes – LIBOR + 3.65% due 2025(1)	September 10, 2025	80,000		9.19	%	80,000		8.41	%
Senior notes – 4.08% due 2026	September 30, 2026	100,000		4.08	%	100,000		4.08	%
Senior notes – 4.00% due 2026	October 1, 2026	300,000		4.00	%	300,000		4.00	%
Senior exchangeable notes – 0.75% due 2027	April 1, 2027	175,000		0.75	%	175,000		0.75	%
Senior notes – LIBOR + 3.75% due 2027(2)	September 10, 2027	75,000		9.29	%	75,000		8.51	%
Senior notes – 4.24% due 2028	December 28, 2028	100,000		4.24	%	100,000		4.24	%
Senior notes – 4.82% due 2029	June 28, 2029	100,000		4.82	%	100,000		4.82	%
Senior notes – 4.75% due 2030	September 15, 2030	400,000		4.75	%	400,000		4.75	%
Total senior unsecured notes		$	1,924,635			$	1,924,635

(1)$80,000 of 4.47% senior unsecured notes has been swapped to a variable rate of three-month LIBOR plus 3.65% through September 10, 2025.

(2)$75,000 of 4.57% senior unsecured notes has been swapped to a variable rate of three-month LIBOR plus 3.75% through September 10, 2025.

Unsecured Term Loans and Revolving Line of Credit

The following table summarizes the Company’s term loans and revolving line of credit (dollars in thousands):

		June 30, 2023				December 31, 2022
	Maturity Date	Balance		Interest Rate		Balance		Interest Rate
Unsecured term loan due 2024 – fixed rate(1)	July 17, 2024	$	120,000	2.68	%	$	120,000	2.68	%
Unsecured term loan due 2025 – fixed rate(2)	October 24, 2025	250,000		5.09	%	250,000		5.09	%
Unsecured term loan due 2026 – fixed rate(3)	July 17, 2026	150,000		2.73	%	150,000		2.73	%
Unsecured term loan due 2029 – fixed rate(4)	July 29, 2029	300,000		4.05	%	300,000		4.05	%
Total unsecured term loans		$	820,000			$	820,000
Unsecured credit facility revolving line of credit – variable rate(5)	January 8, 2026	$	—	6.29	%	$	—	5.56	%

(1)$120,000 of Secured Overnight Financing Rate (“SOFR”)-based variable rate debt has been swapped to a fixed rate of 1.58% plus a credit spread based on a ratings grid ranging from 0.80% to 1.65% through July 17, 2024. The applicable credit spread was 1.10% as of June 30, 2023 and December 31, 2022.

(2)$250,000 of SOFR-based variable rate debt has been swapped to a fixed rate of 5.09% through October 24, 2025. The maturity date of the term loan may be extended for up to three additional periods of one year each at the Operating Partnership’s option, subject to certain conditions.

(3)$150,000 of SOFR-based variable rate debt has been swapped to a fixed rate of 1.68% plus a credit spread based on a ratings grid ranging from 0.75% to 1.60% through July 17, 2026. The applicable credit spread was 1.05% as of June 30, 2023 and December 31, 2022.

(4)$300,000 of SOFR-based variable rate debt has been swapped to a fixed rate of 2.70% plus a credit spread based on a ratings grid ranging from 1.15% to 2.20% through November 22, 2023. The applicable credit spread was 1.35% as of June 30, 2023 and December 31, 2022.

(5)The revolving line of credit has two six-month extension options that the Company can exercise, at its election, subject to (i) customary representations and warranties, including, but not limited to, the absence of an event of default as defined in the unsecured credit agreement and (ii) payment of an extension fee equal to 0.075% of the revolving line of credit capacity.

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Unsecured Revolving Credit Facility

In July 2022, the Operating Partnership, as borrower, and the Company entered into the Second Amendment (the “Second Amendment”) to the Sixth Amended and Restated Credit Agreement, dated as of July 8, 2021 (as amended, the “Credit Agreement”) with a syndicate of financial institutions to provide for an unsecured revolving credit facility aggregating $1.1 billion (the “Revolving Facility”) and a seven-year $300.0 million unsecured term loan (the “$300M Term Loan”). Under the Second Amendment, the Operating Partnership has the option, subject to certain customary conditions, to increase the Revolving Facility and/or incur additional term loans in an aggregate amount for all such increases and additional loans of up to $600.0 million, for a total facility amount of up to $2.0 billion. The Revolving Facility has a scheduled maturity date of January 8, 2026, which maturity date may be extended for up to two additional periods of six months at the Operating Partnership’s option, subject to certain conditions.

Borrowings under the Revolving Facility bear interest at a rate per annum equal to SOFR plus a margin based on the Operating Partnership’s leverage ratio or credit rating, respectively, plus a facility fee based on the Operating Partnership’s leverage ratio or credit rating, respectively. The SOFR rate is also subject to an additional 0.10% spread adjustment as specified in the Second Amendment. The Revolving Facility is currently priced on the leverage-based pricing grid. In accordance with the Credit Agreement, the credit spread set forth in the leverage grid resets quarterly based on the Company’s leverage, as calculated at the previous quarter end. The Company may irrevocably elect to convert to the ratings-based pricing grid at any time. As of June 30, 2023, making such an election would have resulted in a lower interest rate; however, the Company had not made the election to convert to the ratings-based pricing grid. The Credit Agreement includes a sustainability metric based on targeted greenhouse gas emission reductions, which results in a reduction of the otherwise applicable interest rate margin by one basis point upon achievement of targets set forth therein.

The following table summarizes the key terms of the Revolving Facility as of June 30, 2023 (dollars in thousands):

				Leverage-Based Pricing		Investment Grade Pricing
Credit Agreement	Maturity Date	Extension Option	Extension Fee	Credit Spread	Facility Fee	Credit Spread	Facility Fee	SOFR Adjustment
$1,100,000 unsecured revolving line of credit	1/8/2026	2 six-month	0.075%	1.05%–1.50%	0.15%–0.30%	0.725%–1.40%	0.125%–0.30%	0.10%

The Operating Partnership’s ability to borrow under the Credit Agreement is subject to ongoing compliance by the Operating Partnership and its subsidiaries with various restrictive covenants, including with respect to liens, transactions with affiliates, dividends, mergers and asset sales. In addition, the Credit Agreement requires that the Operating Partnership satisfy certain financial covenants, including (i) a maximum leverage ratio; (ii) a minimum fixed charge coverage ratio; (iii) a maximum secured indebtedness ratio; (iv) a maximum unsecured leverage ratio; and (v) a minimum unencumbered interest coverage ratio. As of June 30, 2023, we were in compliance with all such covenants.

As of June 30, 2023, we had letters of credit outstanding totaling $0.3 million, against which no amounts were advanced as of June 30, 2023.

Unsecured Term Loans

As of June 30, 2023, the Operating Partnership has the following unsecured term loans: (i) a $120.0 million unsecured term loan due July 2024 (the “$120M Term Loan”), (ii) a $250.0 million unsecured term loan due October 2025 (the “$250M Term Loan”), (iii) a $150.0 million unsecured term loan due July 2026 (the “$150M Term Loan”), and (iv) the $300M Term Loan that matures in July 2029, each of which bears interest at a rate of SOFR plus a credit spread. The $120M Term Loan, $150M Term Loan and $300M Term Loan are each priced on a ratings-based pricing grid while the $250M Term Loan is priced on a leverage-based pricing grid. The agreements related to the $150M Term Loan and $300M Term Loan include a sustainability metric based on targeted greenhouse gas emission reductions, which results in a reduction of the otherwise applicable interest rate margin by one basis point upon achievement of targets set forth in each agreement.

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The following table summarizes the key terms of the unsecured term loans as of June 30, 2023 (dollars in thousands):

Unsecured Term Loans	Maturity Date	Leverage-Based Pricing Credit Spread	Investment Grade Pricing Credit Spread	SOFR Adjustment
$120,000 unsecured term loan due 2024	7/17/2024	1.20% – 1.70%	0.80% – 1.65%	0.10%
$250,000 unsecured term loan due 2025	10/24/2025(1)	2.00% – 2.55%	2.00% – 2.50%	0.10%
$150,000 unsecured term loan due 2026	7/17/2026	1.20% – 1.70%	0.75% – 1.60%	0.10%
$300,000 unsecured term loan due 2029	7/29/2029	N/A	1.15% – 2.20%	0.10%

(1)The maturity date may be extended for up to three additional periods of one year each at the Operating Partnership’s option, subject to certain conditions.

Under the agreement related to the $120M Term Loan and the $150M Term Loan, the Operating Partnership has the option to increase each of the term loans to $250.0 million upon the Operating Partnership’s request, subject to certain conditions, including obtaining commitments from any one or more lenders, whether or not currently party to the term loan agreement, to provide such increased amounts. The Operating Partnership is permitted to prepay each of the $120M Term Loan and $150M Term Loan, in whole or in part, at any time without being subject to a prepayment fee.

The Operating Partnership has the option to increase the $250M Term Loan to $300.0 million, subject to certain conditions, including obtaining commitments from any one or more lenders, whether or not currently party to the term loan agreement, to provide such increased amounts. The Operating Partnership is permitted to prepay the $250M Term Loan in whole or in part, at any time, subject to a prepayment fee if prepaid on or before October 25, 2023.

The Operating Partnership is permitted to prepay the $300M Term Loan in whole or in part, at any time, subject to a prepayment fee if prepaid on or before July 29, 2024.

The unsecured term loan agreements contain representations, financial and other affirmative and negative covenants and events of default that are substantially similar to those contained in the Credit Agreement. The unsecured term loan agreements all rank pari passu with the Operating Partnership’s Revolving Facility and other unsecured indebtedness of the Operating Partnership.

Debt Issuance Costs

Debt issuance costs are amortized over the terms of the respective loan agreements. The following amounts of amortization of debt issuance costs are included as a component of “Interest expense” in the accompanying consolidated statements of operations and comprehensive income (in thousands):

	Six Months Ended June 30,
	2023		2022
Amortization of debt issuance costs	$	1,782	$	1,370

Fair Value of Fixed and Variable Rate Debt

As of June 30, 2023, the estimated fair value of fixed rate debt was $1.9 billion compared to the book value of $2.1 billion. The fair value was estimated using Level 2 and 3 inputs with cash flows discounted at current borrowing rates for similar instruments, which ranged from 3.75% to 8.56%. As of June 30, 2023, the estimated fair value of variable rate debt was $850.5 million compared to the book value of $847.9 million. The fair value was estimated using Level 2 and 3 inputs with cash flows discounted at current borrowing rates for similar instruments, which ranged from 6.34% to 7.34%.

NOTE 8. DERIVATIVE INSTRUMENTS, HEDGING ACTIVITIES AND OTHER COMPREHENSIVE INCOME

In order to manage potential future variable interest rate risk, we enter into interest rate derivative agreements from time to time. We do not use interest rate derivative agreements for trading or speculative purposes. The agreements with each of our derivative counterparties provide that in the event of default on any of our indebtedness, we could also be declared in default on our derivative obligations.

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The following table summarizes the terms and fair values of the Company’s derivative financial instruments that were designated and qualified as part of a hedging relationship as of June 30, 2023 and December 31, 2022 (dollars in thousands):

									Fair Value Assets (Liabilities)(1)
Type of Hedge	Number of Instruments	Aggregate Notional		Reference Rate	Interest Rate		Effective Date	Maturity Date	June 30, 2023		December 31, 2022
Cash Flow	Four	$	250,000	SOFR	2.99	%	12/1/2022	10/24/2025	$	8,633	$	7,134
Cash Flow	Two	100,000		SOFR	2.66	%	8/1/2022	8/1/2025	3,972		3,616
Cash Flow	Two	200,000		SOFR	2.72	%	8/3/2022	11/22/2023	2,021		3,663
Cash Flow	Three	120,000		SOFR	1.58	%	8/15/2022	7/17/2024	4,479		5,461
Cash Flow	Three	150,000		SOFR	1.68	%	8/15/2022	7/17/2026	11,094		10,896
		$	820,000						$	30,199	$	30,770
Fair Value(2)	Two	$	155,000	LIBOR	LIBOR + 3.70%		4/23/2021	9/10/2025	$	(13,423)	$	(14,177)
Forward-Starting Cash Flow	Two	$	200,000	SOFR	2.37	%	11/22/2023	8/1/2025	$	6,795	$	4,370

(1)Derivatives in an asset position are included within “Prepaid and other assets” and derivatives in a liability position are included within “Accounts payable and accrued expenses” in the accompanying consolidated balance sheets.

(2)The derivative agreements swap a blended fixed rate of 4.52% for a blended floating rate of LIBOR plus 3.70%.

In October 2022, we terminated two forward-starting interest rate swaps with notional amounts totaling $150.0 million and a maturity date of June 1, 2032 and received $30.9 million upon termination. This settlement is included as a component of “Accumulated other comprehensive income” in the accompanying consolidated balance sheets and is being reclassified to earnings over time as the hedged items are recognized in earnings. During the six months ended June 30, 2023, we accelerated the reclassification of $1.5 million in accumulated other comprehensive income as a reduction to interest expense as a result of a portion of the hedged forecasted transaction becoming probable not to occur. We currently expect that the debt issuance will occur during 2023.

These interest rate derivative agreements are the only assets or liabilities that we record at fair value on a recurring basis. The valuation of these assets and liabilities is determined using widely accepted techniques including discounted cash flow analysis. These techniques consider the contractual terms of the derivatives (including the period to maturity) and use observable market-based inputs such as interest rate curves and implied volatilities. We also incorporate credit valuation adjustments into the fair value measurements to reflect nonperformance risk on both our part and that of the respective counterparties.

We determined that the majority of the inputs used to value our derivatives fall within Level 2 of the fair value hierarchy, although the credit valuation adjustments associated with our derivatives use Level 3 inputs, such as estimates of current credit spreads to evaluate the likelihood of default by us and our counterparties. As of June 30, 2023 and December 31, 2022, we assessed the significance of the impact of the credit valuation adjustments on the overall valuation of our derivative positions and determined the credit valuation adjustments were not significant to the overall valuation of our derivatives. As a result, we determined our derivative valuations were classified within Level 2 of the fair value hierarchy.

Amounts reported in accumulated other comprehensive income related to derivatives will be reclassified to earnings over time as the hedged items are recognized in earnings. Approximately $3.5 million and $7.7 million was reclassified as an increase to earnings during the three and six months ended June 30, 2023, respectively. Approximately $3.3 million and $7.4 million was reclassified as a decrease to earnings during the three and six months ended June 30, 2022, respectively. As interest payments on our derivatives are made over the next 12 months, we estimate the decrease to interest expense to be approximately $29.9 million, assuming the current SOFR curve.

Unrealized gains and losses on our interest rate derivative agreements are the only components of the change in accumulated other comprehensive income.

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NOTE 9. SHAREHOLDERS’ EQUITY

Distributions

Our Board of Trustees declared a cash distribution of $0.24 per common share and Common Unit for the second quarter of 2023. This distribution was paid on July 14, 2023 to common shareholders and Common Unit holders of record as of July 7, 2023. For the six months ended June 30, 2023, we declared cash distributions totaling $0.48 per common share and Common Unit.

For the three and six months ended June 30, 2022, we declared cash distributions of $0.21 and $0.41, respectively, per common share and Common Unit.

At-The-Market Offering Program

In February 2021, the Company and the Operating Partnership entered into an Equity Distribution Agreement (the “Equity Distribution Agreement”) with each of BofA Securities, Inc., Citigroup Global Markets Inc., KeyBanc Capital Markets Inc. and Raymond James & Associates, Inc., pursuant to which the Company may sell, from time to time, up to an aggregate sales price of $150.0 million of its common shares of beneficial interest, $0.01 par value per share, under an at-the-market offering program (the “ATM Program”). In November 2021, the Company and the Operating Partnership amended the Equity Distribution Agreement to reflect their filing of a shelf registration statement on November 16, 2021 with the SEC. The Operating Partnership intends to use the net proceeds, if any, to repay borrowings under its Revolving Facility and other indebtedness and for working capital and other general corporate purposes. The Operating Partnership may also use the net proceeds for acquisitions of operating properties and the development or redevelopment of properties, although there are currently no understandings, commitments or agreements to do so. As of June 30, 2023, the Company has not sold any common shares under the ATM Program.

Share Repurchase Program

The Company has an existing share repurchase program under which it may repurchase, from time to time, up to a maximum of $300.0 million of its common shares (the “Share Repurchase Program”). The Company intends to fund any future repurchases under the Share Repurchase Program with cash on hand or availability under the Revolving Facility, subject to any applicable restrictions. The timing of share repurchases and the number of common shares to be repurchased under the Share Repurchase Program will depend upon prevailing market conditions, regulatory requirements and other factors. In February 2023, the Company extended the Share Repurchase Program for an additional year so it will now terminate on February 28, 2024, if not terminated or extended prior to that date. As of June 30, 2023, the Company has not repurchased any shares under the Share Repurchase Program.

NOTE 10. EARNINGS PER SHARE OR UNIT

Basic earnings per share or unit is calculated based on the weighted average number of common shares or units outstanding during the period. Diluted earnings per share or unit is calculated based on the weighted average number of common shares or units outstanding during the period combined with the incremental average common shares or units that would have been outstanding assuming the conversion of all potentially dilutive common shares or units into common shares or units as of the earliest date possible.

Potentially dilutive securities include (i) outstanding options to acquire common shares; (ii) Limited Partner Units, which may be exchanged for either cash or common shares at the Parent Company’s option and under certain circumstances; (iii) appreciation-only Long-Term Incentive Plan (“AO LTIP”) units; and (iv) deferred common share units, which may be credited to the personal accounts of non-employee trustees in lieu of compensation paid in cash or the issuance of common shares to such trustees. Limited Partner Units have been omitted from the Parent Company’s denominator for the purpose of computing diluted earnings per share since the effect of including those amounts in the denominator would have no dilutive impact. Weighted average Limited Partner Units outstanding were 3.0 million for the three and six months ended June 30, 2023, and 2.8 million and 2.6 million for the three and six months ended June 30, 2022, respectively.

Due to the net loss allocable to common shareholders and Common Unit holders for the six months ended June 30, 2022, no securities had a dilutive impact for this period.

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NOTE 11. COMMITMENTS AND CONTINGENCIES

Other Commitments and Contingencies

We are obligated under various completion guarantees with certain lenders and lease agreements with tenants to complete all or portions of a development project and tenant-specific space currently under construction. We believe we currently have sufficient financing in place to fund these projects and expect to do so primarily through free cash flow or borrowings on the Revolving Facility.

In 2017, we provided a repayment guaranty on a $33.8 million construction loan associated with the development of the Embassy Suites at the University of Notre Dame, consistent with our 35% ownership interest. Our portion of the repayment guaranty is limited to $5.9 million and the guaranty’s term is through July 1, 2024, the maturity date of the construction loan. As of June 30, 2023, the outstanding loan balance was $33.1 million, of which our share was $11.6 million. The loan is secured by the hotel.

In 2021, we provided repayment and completion guaranties on loans totaling $66.2 million associated with the development of The Corner mixed-use project in the Indianapolis MSA. As of June 30, 2023, the outstanding balance of the loans was $44.5 million, of which our share was $22.2 million.

As of June 30, 2023, we had outstanding letters of credit totaling $0.3 million with no amounts advanced against these instruments.

Legal Proceedings

We are not subject to any material litigation nor, to management’s knowledge, is any material litigation currently threatened against us. We are parties to routine litigation, claims, and administrative proceedings arising in the ordinary course of business. Management believes that such matters will not have a material adverse impact on our consolidated financial condition, results of operations or cash flows taken as a whole.

NOTE 12. SUBSEQUENT EVENTS

Subsequent to June 30, 2023, we amended the loan agreement on a $27.9 million variable rate mortgage payable to extend the maturity date to August 4, 2026, with a one-year extension option. In addition, the interest rate margin increased to 215 basis points. In conjunction with the extension, we made a $9.9 million paydown of the principal balance using available cash on hand.

On August 7, 2023, a wholly owned subsidiary of the Company (“KRG Development”) assigned to Pan Am Development Partners, LLC (“Assignee”) certain rights and obligations created by a certain project agreement for the development of a hotel on the Pan Am Plaza site across from the Indiana Convention Center in Indianapolis, IN, including certain future development rights and a right of first offer involving the project (collectively, the “Project Rights and Obligations”). Assignee is a wholly owned subsidiary of Circle Block Investors, LLC, the parent company that owns the Conrad Indianapolis hotel, of which Mr. Alvin E. Kite, our Chairman Emeritus and the father of John A. Kite, is the majority owner, and Mr. John A. Kite, our Chief Executive Officer and Chairman of the Board, and Mr. Thomas K. McGowan, our President and Chief Operating Officer, are minority owners. In connection with the transaction, Assignee assumed all Project Rights and Obligations from and after August 7, 2023 and will pay KRG Development an assignment fee of up to $3.5 million (the “Assignment Fee”), which is due and payable upon the completion of certain development activities that are expected to occur in 2024. In connection with the transactions, Mr. Kite and Mr. McGowan expressly acknowledged and agreed that they remain subject to their executive employment agreements with the Company, including, without limitation, the obligation of each executive to devote substantially all his business time and effort to the performance of his duties for the Company. Assignee will engage a team of full-time professionals to perform the Project Rights and Obligations. The transaction was approved by a special transaction committee of the independent trustees of the Company (the “Transaction Committee”) as well as the Company’s independent trustees. The Transaction Committee engaged a third-party financial advisor to assist it in determining the net value of the Project Rights and Obligations and establishing the Assignment Fee.

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ITEM 2. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS

The following discussion should be read in conjunction with the accompanying historical financial statements and related notes thereto. In this discussion, unless the context suggests otherwise, references to “our Company,” “we,” “us,” and “our” mean Kite Realty Group Trust and its direct and indirect subsidiaries, including Kite Realty Group, L.P.

CAUTIONARY NOTE ABOUT FORWARD-LOOKING STATEMENTS

This Quarterly Report on Form 10-Q, together with other statements and information publicly disseminated by us, contains certain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934. Such statements are based on assumptions and expectations that may not be realized and are inherently subject to risks, uncertainties and other factors, many of which cannot be predicted with accuracy and some of which might not even be anticipated. Future events and actual results, performance, transactions or achievements, financial or otherwise, may differ materially from the results, performance, transactions or achievements, financial or otherwise, expressed or implied by the forward-looking statements.

Risks, uncertainties and other factors that might cause such differences, some of which could be material, include but are not limited to:

•national and local economic, business, banking, real estate and other market conditions, particularly in connection with low or negative growth in the U.S. economy as well as economic uncertainty (including a potential economic slowdown or recession, rising interest rates, inflation, unemployment, or limited growth in consumer income or spending);

•financing risks, including the availability of, and costs associated with, sources of liquidity;

•our ability to refinance, or extend the maturity dates of, our indebtedness;

•the level and volatility of interest rates;

•the financial stability of tenants;

•the competitive environment in which we operate, including potential oversupplies of and reduction in demand for rental space;

•acquisition, disposition, development and joint venture risks;

•property ownership and management risks, including the relative illiquidity of real estate investments, and expenses, vacancies or the inability to rent space on favorable terms or at all;

•our ability to maintain our status as a real estate investment trust (“REIT”) for U.S. federal income tax purposes;

•potential environmental and other liabilities;

•impairment in the value of real estate property we own;

•the attractiveness of our properties to tenants, the actual and perceived impact of e-commerce on the value of shopping center assets and changing demographics and customer traffic patterns;

•business continuity disruptions and a deterioration in our tenants’ ability to operate in affected areas or delays in the supply of products or services to us or our tenants from vendors that are needed to operate efficiently, causing costs to rise sharply and inventory to fall;

•risks related to our current geographical concentration of properties in Texas, Florida, Maryland, New York, and North Carolina;

•civil unrest, acts of violence, terrorism or war, acts of God, climate change, epidemics, pandemics (including the ongoing pandemic of the novel coronavirus (“COVID-19”)), natural disasters and severe weather conditions, including such events that may result in underinsured or uninsured losses or other increased costs and expenses;

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•changes in laws and government regulations including governmental orders affecting the use of our properties or the ability of our tenants to operate, and the costs of complying with such changed laws and government regulations;

•possible short-term or long-term changes in consumer behavior due to COVID-19 and the fear of future pandemics;

•our ability to satisfy environmental, social or governance standards set by various constituencies;

•insurance costs and coverage;

•risks associated with cybersecurity attacks and the loss of confidential information and other business disruptions;

•other factors affecting the real estate industry generally; and

•other risks identified in this Quarterly Report on Form 10-Q and, from time to time, in other reports we file with the Securities and Exchange Commission (the “SEC”) or in other documents that we publicly disseminate, including, in particular, the section titled “Risk Factors” in our Annual Report on Form 10-K for the fiscal year ended December 31, 2022.

We undertake no obligation to publicly update or revise these forward-looking statements, whether as a result of new information, future events or otherwise.

Overview

Our Business and Properties

Kite Realty Group Trust is a publicly held REIT that, through its majority-owned subsidiary, Kite Realty Group, L.P., owns interests in various operating subsidiaries and joint ventures engaged in the ownership, operation, acquisition, development, and redevelopment of high-quality, open-air shopping centers and mixed-use assets that are primarily grocery-anchored and located in high-growth Sun Belt and select strategic gateway markets in the United States. We derive our revenue primarily from the collection of contractual rents and reimbursement payments from tenants under existing lease agreements at each of our properties. Therefore, our operating results depend materially on, among other things, the ability of our tenants to make required lease payments, the health and resilience of the U.S. retail sector, interest rate volatility, stability in the banking sector, job growth, the real estate market and overall economic conditions.

As of June 30, 2023, we owned interests in 181 operating retail properties totaling approximately 28.6 million square feet and one office property with 0.3 million square feet. Of the 181 operating retail properties, 11 contain an office component. We also owned two development projects under construction as of this date.

Inflation

Prior to 2021, inflation was relatively low and had a minimal impact on our operating and financial performance; however, inflation has increased significantly in recent months and may continue to be elevated or increase further. Most of our leases contain provisions designed to mitigate the adverse impact of inflation, including stated rent increases and requirements for tenants to pay a share of operating expenses, including common area maintenance, real estate taxes, insurance or other operating expenses related to the maintenance of our properties, with escalation clauses in certain leases. Most of our leases also include clauses that allow us to collect additional rent based on a percentage of tenants’ gross sales over stated thresholds, which sales generally increase as prices rise. In addition, we believe that the rental rates in many of our leases are below current market rates for comparable space and that upon renewal, such rates may be increased to be in line with current rates, which may offset certain inflationary expense pressures. Due to the current high inflation environment, the U.S. Federal Reserve has aggressively raised short-term interest rates to slow the economy down, which has caused our borrowing costs to rise. We continually evaluate our exposure to interest rate fluctuations and enter into interest rate protection agreements to mitigate the impact of changes in interest rates on our variable rate debt. However, because we cannot predict with any level of certainty what future actions the U.S. Federal Reserve will take to combat the high inflationary environment, we cannot estimate the ultimate impact it will have on our operating and financial performance.

Historically, economic indicators such as GDP growth, consumer confidence and employment have been correlated with demand for certain of our tenants’ products and services. If an economic recession returns, it could increase the number of our tenants that are unable to meet their lease obligations to us and could limit the demand for space in our properties from new tenants.

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Operating Activity

During the second quarter of 2023, we executed new and renewal leases on 190 individual spaces totaling 1,331,056 square feet (14.8% cash leasing spread on 146 comparable leases). New leases were signed on 52 individual spaces for 234,140 square feet of gross leasable area (“GLA”) (45.5% cash leasing spread on 29 comparable leases), while non-option renewal leases were signed on 85 individual spaces for 289,661 square feet of GLA (11.9% cash leasing spread on 64 comparable leases) and option renewals were signed on 53 individual spaces for 807,255 square feet of GLA (8.6% cash leasing spread). Excluding option renewals, the blended cash spreads for comparable new and non-option renewal leases were 24.0%. Comparable new and renewal leases are defined as those for which the space was occupied by a tenant within the last 12 months.

Results of Operations

The comparability of results of operations for the three and six months ended June 30, 2023 and 2022 is affected by our development, redevelopment, and operating property acquisition and disposition activities during these periods. Therefore, we believe it is most useful to review the comparisons of our results of operations for these periods in conjunction with the discussion of our activities during those periods, which is set forth below.

Acquisitions

The following operating properties were acquired at various times during the period from January 1, 2022 through June 30, 2023:

Property Name	Metropolitan Statistical Area (MSA)	Acquisition Date	GLA
Pebble Marketplace	Las Vegas, NV	February 16, 2022	85,796
MacArthur Crossing two-tenant building	Dallas, TX	April 13, 2022	56,077
Palms Plaza	Miami, FL	July 15, 2022	68,976

Dispositions

The following operating and other properties were sold during the period from January 1, 2022 through June 30, 2023:

Property Name	MSA	Disposition Date	GLA
Plaza Del Lago(1)	Chicago, IL	June 16, 2022	100,016
Lincoln Plaza – Lowe’s(2)	Worcester, MA	October 27, 2022	—
Kingwood Commons	Houston, TX	May 8, 2023	158,172
Pan Am Plaza & Garage	Indianapolis, IN	June 8, 2023	—

(1)Plaza Del Lago also contains 8,800 square feet of residential space comprised of 18 multifamily rental units.

(2)We sold the ground lease interest in one tenant at an existing multi-tenant operating retail property. The total number of properties in our portfolio was not affected by this transaction.

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Development and Redevelopment Projects

The following properties were under active development or redevelopment at various times during the period from January 1, 2022 through June 30, 2023 and removed from our operating portfolio:

Project Name	MSA	Transition to Development or Redevelopment(1)	Transition to Operating Portfolio	GLA
Hamilton Crossing Centre(2)(3)	Indianapolis, IN	June 2014	Pending	92,283
The Corner(2)	Indianapolis, IN	December 2015	Pending	24,000
Eddy Street Commons – Phase III	South Bend, IN	September 2020	March 2022	18,600
The Landing at Tradition – Phase II	Port St. Lucie, FL	September 2021	June 2023	39,900
Carillon MOB(2)	Washington, D.C.	October 2021	Pending	126,000
Circle East	Baltimore, MD	October 2021	September 2022	82,000
One Loudoun Downtown – Residential and Pads G&H Commercial	Washington, D.C.	October 2021	Residential: June 2022 Commercial: December 2022	67,000
Shoppes at Quarterfield	Baltimore, MD	October 2021	June 2022	58,000
Edwards Multiplex – Ontario(2)	Los Angeles, CA	March 2023	Pending	124,614

(1)Transition date represents the date the property was transferred from our operating portfolio into redevelopment status. For legacy Retail Properties of America, Inc. (“RPAI”) projects, the transition date represents the later of the date of the closing of the merger (October 2021) and the date the project was transferred into redevelopment status.

(2)This property has been identified as a redevelopment property and is not included in the operating portfolio or the same property pool. The redevelopment projects at Hamilton Crossing Centre and The Corner will include the creation of a mixed-used development.

(3)A portion of the Hamilton Crossing Centre redevelopment was sold in January 2022.

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Comparison of Operating Results for the Three Months Ended June 30, 2023 to the Three Months Ended June 30, 2022

The following table reflects changes in the components of our consolidated statements of operations for the three months ended June 30, 2023 and 2022 (in thousands):

	Three Months Ended June 30,
	2023		2022		Change
Revenue:
Rental income	$	205,836	$	196,205	$	9,631
Other property-related revenue	1,883		3,729		(1,846)
Fee income	1,040		2,671		(1,631)
Total revenue	208,759		202,605		6,154
Expenses:
Property operating	27,232		26,123		1,109
Real estate taxes	26,697		27,883		(1,186)
General, administrative and other	14,499		13,809		690
Merger and acquisition costs	—		(27)		27
Depreciation and amortization	109,462		119,761		(10,299)
Total expenses	177,890		187,549		(9,659)
Gain on sales of operating properties, net	28,440		23,958		4,482
Operating income	59,309		39,014		20,295
Other (expense) income:
Interest expense	(27,205)		(25,709)		(1,496)
Income tax (expense) benefit of taxable REIT subsidiary	(45)		188		(233)
Equity in earnings of unconsolidated subsidiaries	118		114		4
Other income (expense), net	304		(162)		466
Net income	32,481		13,445		19,036
Net income attributable to noncontrolling interests	(423)		(314)		(109)
Net income attributable to common shareholders	$	32,058	$	13,131	$	18,927

Property operating expense to total revenue ratio 13.0  % 12.9  %

Rental income (including tenant reimbursements) increased $9.6 million, or 4.9%, due to the following (in thousands):

	Net change three months ended June 30, 2022 to 2023
Properties or components of properties sold or held for sale during 2022 and/or 2023	$	(1,146)
Properties under redevelopment or acquired during 2022 and/or 2023	3,174
Properties fully operational during 2022 and 2023 and other	7,603
Total	$	9,631

The net increase of $7.6 million in rental income for properties that were fully operational during 2022 and 2023 is primarily due to increases in the following: (i) base minimum rent of $5.2 million, (ii) lease termination income of $1.9 million, and (iii) overage rent of $0.6 million due to improved tenant performance, along with lower bad debt expense of $0.8 million. These variances were partially offset by decreases in ancillary income of $0.6 million and tenant reimbursements of $0.4 million mainly due to current year real estate tax refunds due to tenants. The occupancy of the fully operational properties increased from 91.5% for 2022 to 92.3% for 2023.

Other property-related revenue primarily consists of parking revenues, gains on the sale of land and other miscellaneous activity. This revenue decreased by $1.8 million primarily as a result of lower gains on sales of undepreciated assets recognized during the three months ended June 30, 2023 and a decrease in parking revenue.

We recorded fee income of $1.0 million and $2.7 million during the three months ended June 30, 2023 and 2022, respectively, from property management and development services provided to third parties and unconsolidated joint ventures.

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The decrease in fee income is primarily related to a decrease in development fees earned related to the development of a corporate campus for Republic Airways at Hamilton Crossing Centre.

Property operating expenses increased $1.1 million, or 4.2%, due to the following (in thousands):

	Net change three months ended June 30, 2022 to 2023
Properties or components of properties sold or held for sale during 2022 and/or 2023	$	(321)
Properties under redevelopment or acquired during 2022 and/or 2023	454
Properties fully operational during 2022 and 2023 and other	976
Total	$	1,109

The net increase of $1.0 million in property operating expenses for properties that were fully operational during 2022 and 2023 is primarily due to increases of $0.8 million in non-recoverable operating expenses and $0.6 million in landscaping and repairs and maintenance expense, partially offset by a $0.5 million decrease in insurance expense. As a percentage of revenue, property operating expenses increased from 12.9% to 13.0% due to an increase in expenses in 2023.

Real estate taxes decreased $1.2 million, or 4.3%, due to the following (in thousands):

	Net change three months ended June 30, 2022 to 2023
Properties or components of properties sold or held for sale during 2022 and/or 2023	$	(411)
Properties under redevelopment or acquired during 2022 and/or 2023	635
Properties fully operational during 2022 and 2023 and other	(1,410)
Total	$	(1,186)

The net decrease of $1.4 million in real estate taxes for properties that were fully operational during 2022 and 2023 is primarily due to higher real estate tax refunds received in 2023 and lower real estate tax assessments at certain properties in the portfolio in 2023. The majority of real estate tax expense is recoverable from tenants and such recovery is reflected within rental income.

General, administrative and other expenses increased $0.7 million, or 5.0%, primarily due to higher compensation expense.

The Company did not incur any significant merger and acquisition costs related to the merger with RPAI during the three months ended June 30, 2023 and 2022.

Depreciation and amortization expense decreased $10.3 million, or 8.6%, due to the following (in thousands):

	Net change three months ended June 30, 2022 to 2023
Properties or components of properties sold or held for sale during 2022 and/or 2023	$	(1,056)
Properties under redevelopment or acquired during 2022 and/or 2023	1,616
Properties fully operational during 2022 and 2023 and other	(10,859)
Total	$	(10,299)

The net decrease of $10.9 million in depreciation and amortization at properties that were fully operational during 2022 and 2023 is primarily due to certain assets with shorter useful lives that became fully depreciated during the prior year.

We recorded a net gain on sales of operating properties of $28.4 million for the three months ended June 30, 2023 on the sale of Kingwood Commons and the undeveloped land and related parking garage at Pan Am Plaza compared to a net gain of $24.0 million on the sale of Plaza Del Lago for the three months ended June 30, 2022.

Interest expense increased $1.5 million, or 5.8%, primarily due to higher interest costs related to our variable rate debt, partially offset by favorable interest rate swaps.

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Comparison of Operating Results for the Six Months Ended June 30, 2023 to the Six Months Ended June 30, 2022

The following table reflects changes in the components of our consolidated statements of operations for the six months ended June 30, 2023 and 2022 (in thousands):

	Six Months Ended June 30,
	2023		2022		Change
Revenue:
Rental income	$	408,899	$	387,097	$	21,802
Other property-related revenue	3,799		4,919		(1,120)
Fee income	2,811		4,980		(2,169)
Total revenue	415,509		396,996		18,513
Expenses:
Property operating	54,546		52,051		2,495
Real estate taxes	53,880		54,742		(862)
General, administrative and other	27,883		27,118		765
Merger and acquisition costs	—		898		(898)
Depreciation and amortization	217,533		241,265		(23,732)
Total expenses	353,842		376,074		(22,232)
Gain on sales of operating properties, net	28,440		27,126		1,314
Operating income	90,107		48,048		42,059
Other (expense) income:
Interest expense	(52,630)		(51,223)		(1,407)
Income tax (expense) benefit of taxable REIT subsidiary	(16)		259		(275)
Equity in loss of unconsolidated subsidiaries	(126)		(200)		74
Other income (expense), net	707		(265)		972
Net income (loss)	38,042		(3,381)		41,423
Net income attributable to noncontrolling interests	(593)		(292)		(301)
Net income (loss) attributable to common shareholders	$	37,449	$	(3,673)	$	41,122

Property operating expense to total revenue ratio 13.1  % 13.1  %

Rental income (including tenant reimbursements) increased $21.8 million, or 5.6%, due to the following (in thousands):

	Net change six months ended June 30, 2022 to 2023
Properties or components of properties sold or held for sale during 2022 and/or 2023	$	(2,117)
Properties under redevelopment or acquired during 2022 and/or 2023	7,512
Properties fully operational during 2022 and 2023 and other	16,407
Total	$	21,802

The net increase of $16.4 million in rental income for properties that were fully operational during 2022 and 2023 is primarily due to increases in the following: (i) base minimum rent of $11.4 million due to an increase in occupancy, (ii) tenant reimbursements of $2.5 million due to higher recoverable common area maintenance expenses, (iii) overage rent of $1.7 million due to improved tenant performance, and (iv) lease termination income of $1.6 million. These variances were partially offset by an increase in bad debt expense of $0.4 million and a decrease in ancillary income of $0.3 million.

Other property-related revenue primarily consists of parking revenues, gains on the sale of land and other miscellaneous activity. This revenue decreased by $1.1 million primarily as a result of lower gains on sales of undepreciated assets recognized during the six months ended June 30, 2023 and a decrease in parking revenue.

We recorded fee income of $2.8 million and $5.0 million during the six months ended June 30, 2023 and 2022, respectively, from property management and development services provided to third parties and unconsolidated joint ventures.

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The decrease in fee income is primarily related to a decrease in development fees earned related to the development of a corporate campus for Republic Airways at Hamilton Crossing Centre.

Property operating expenses increased $2.5 million, or 4.8%, due to the following (in thousands):

	Net change six months ended June 30, 2022 to 2023
Properties or components of properties sold or held for sale during 2022 and/or 2023	$	(414)
Properties under redevelopment or acquired during 2022 and/or 2023	883
Properties fully operational during 2022 and 2023 and other	2,026
Total	$	2,495

The net increase of $2.0 million in property operating expenses for properties that were fully operational during 2022 and 2023 is primarily due to increases of $1.0 million in non-recoverable operating expenses and $0.9 million in landscaping and repairs and maintenance expense, partially offset by a $0.2 million decrease in insurance expense. As a percentage of revenue, property operating expenses remained flat at 13.1% for both periods.

Real estate taxes decreased $0.9 million, or 1.6%, due to the following (in thousands):

	Net change six months ended June 30, 2022 to 2023
Properties or components of properties sold or held for sale during 2022 and/or 2023	$	(875)
Properties under redevelopment or acquired during 2022 and/or 2023	863
Properties fully operational during 2022 and 2023 and other	(850)
Total	$	(862)

The net decrease of $0.9 million in real estate taxes for properties that were fully operational during 2022 and 2023 is primarily due to a decrease in real estate tax assessments at certain properties in the portfolio in 2023, partially offset by lower real estate tax refunds received in 2023. The majority of real estate tax expense is recoverable from tenants and such recovery is reflected within rental income.

General, administrative and other expenses increased $0.8 million, or 2.8%. This increase is primarily due to higher compensation expense, partially offset by lower head count than the comparative period.

The Company did not incur any significant merger and acquisition costs related to the merger with RPAI during the six months ended June 30, 2023. The Company incurred $0.9 million of merger and acquisition costs during the six months ended June 30, 2022, primarily consisting of professional fees and technology costs.

Depreciation and amortization expense decreased $23.7 million, or 9.8%, due to the following (in thousands):

	Net change six months ended June 30, 2022 to 2023
Properties or components of properties sold or held for sale during 2022 and/or 2023	$	(4,691)
Properties under redevelopment or acquired during 2022 and/or 2023	3,093
Properties fully operational during 2022 and 2023 and other	(22,134)
Total	$	(23,732)

The net decrease of $22.1 million in depreciation and amortization at properties that were fully operational during 2022 and 2023 is primarily due to certain assets with shorter useful lives that became fully depreciated during the prior year.

We recorded a net gain on sales of operating properties of $28.4 million for the six months ended June 30, 2023 on the sale of Kingwood Commons and the undeveloped land and related parking garage at Pan Am Plaza compared to a net gain of $27.1 million on the sale of Plaza Del Lago and a portion of Hamilton Crossing Centre for the six months ended June 30, 2022.

Interest expense increased $1.4 million, or 2.7%, primarily due to higher interest costs related to our variable rate debt, including borrowings on the Revolving Facility that were used to repay mortgages payable at maturity, partially offset by favorable interest rate swaps.

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Net Operating Income and Same Property Net Operating Income

We use property net operating income (“NOI”), a non-GAAP financial measure, to evaluate the performance of our properties. We define NOI as income from our real estate, including lease termination fees received from tenants, less our property operating expenses. NOI excludes amortization of capitalized tenant improvement costs and leasing commissions and certain corporate level expenses, including merger and acquisition costs. We believe that NOI is helpful to investors as a measure of our operating performance because it excludes various items included in net income that do not relate to or are not indicative of our operating performance, such as depreciation and amortization, interest expense, and impairment, if any.

We also use same property NOI (“Same Property NOI”), a non-GAAP financial measure, to evaluate the performance of our properties. Same Property NOI is net income excluding properties that have not been owned for the full periods presented. Same Property NOI also excludes (i) net gains from outlot sales, (ii) straight-line rent revenue, (iii) lease termination income in excess of lost rent, (iv) amortization of lease intangibles, and (v) significant prior period expense recoveries and adjustments, if any. When we receive payments in excess of any accounts receivable for terminating a lease, Same Property NOI will include such excess payments as monthly rent until the earlier of the expiration of 12 months or the start date of a replacement tenant. We believe that Same Property NOI is helpful to investors as a measure of our operating performance because it includes only the NOI of properties that have been owned for the full periods presented. We believe such presentation eliminates disparities in net income due to the acquisition or disposition of properties during the particular periods presented, and thus provides a more consistent metric for the comparison of our properties. Same Property NOI includes the results of properties that have been owned for the entire current and prior year reporting periods.

NOI and Same Property NOI should not, however, be considered as alternatives to net income (calculated in accordance with GAAP) as indicators of our financial performance. Our computation of NOI and Same Property NOI may differ from the methodology used by other REITs and, therefore, may not be comparable to such other REITs.

When evaluating the properties that are included in the same property pool, we have established specific criteria for determining the inclusion of properties acquired or those recently under development. An acquired property is included in the same property pool when there is a full quarter of operations in both years subsequent to the acquisition date. Development and redevelopment properties are included in the same property pool four full quarters after the properties have been transferred to the operating portfolio. A redevelopment property is first excluded from the same property pool when the execution of a redevelopment plan is likely and we (a) begin recapturing space from tenants or (b) the contemplated plan significantly impacts the operations of the property.

For the three and six months ended June 30, 2023, the same property pool excludes the following:

•properties acquired or placed in service during 2022 and 2023;

•the multifamily rental units and commercial portion at One Loudoun Downtown – Pads G & H;

•Shoppes at Quarterfield, Circle East and The Landing at Tradition – Phase II, which were reclassified from active redevelopment into our operating portfolio in June 2022, September 2022 and June 2023, respectively;

•two active development and redevelopment projects;

•Edwards Multiplex – Ontario, which was reclassified from our operating portfolio into redevelopment in March 2023;

•properties sold or classified as held for sale during 2022 and 2023; and

•office properties.

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The following table presents Same Property NOI and a reconciliation to net income (loss) attributable to common shareholders for the three and six months ended June 30, 2023 and 2022 (dollars in thousands):

	Three Months Ended June 30,			Six Months Ended June 30,
	2023	2022	Change	2023	2022	Change
Number of properties in same property pool for the period(1)	177	177		177	177

Leased percentage at period end	94.2	%	94.0	%	94.2	%	94.0	%
Economic occupancy percentage(2)	92.3	%	91.5	%	92.3	%	90.9	%

Same Property NOI	$	140,434	$	132,852	5.7	%	$	279,442	$	263,328	6.1	%
Reconciliation of Same Property NOI to most directly comparable GAAP measure:
Net operating income – same properties	$	140,434	$	132,852			$	279,442	$	263,328
Net operating income – non-same activity(3)	13,356		13,076				24,830		21,895
Total property NOI	153,790		145,928		5.4	%	304,272		285,223		6.7	%
Other income, net	1,417		2,811				3,376		4,774
General, administrative and other	(14,499)		(13,809)				(27,883)		(27,118)
Merger and acquisition costs	—		27				—		(898)
Depreciation and amortization	(109,462)		(119,761)				(217,533)		(241,265)
Interest expense	(27,205)		(25,709)				(52,630)		(51,223)
Gain on sales of operating properties, net	28,440		23,958				28,440		27,126
Net income attributable to noncontrolling interests	(423)		(314)				(593)		(292)
Net income (loss) attributable to common shareholders	$	32,058	$	13,131			$	37,449	$	(3,673)

(1)Same Property NOI excludes the following: (i) properties acquired or placed in service during 2022 and 2023; (ii) the multifamily rental units and commercial portion at One Loudoun Downtown – Pads G & H; (iii) Shoppes at Quarterfield, Circle East and The Landing at Tradition – Phase II, which were reclassified from active redevelopment into our operating portfolio in June 2022, September 2022 and June 2023, respectively; (iv) two active development and redevelopment projects; (v) Edwards Multiplex – Ontario, which was reclassified from our operating portfolio into redevelopment in March 2023; (vi) properties sold or classified as held for sale during 2022 and 2023; and (vii) office properties.

(2)Excludes leases that are signed but for which tenants have not yet commenced the payment of cash rent; calculated as a weighted average based on the timing of cash rent commencement and expiration during the period.

(3)Includes non-cash activity across the portfolio as well as NOI from properties not included in the same property pool, including properties sold during both periods.

Our Same Property NOI increased 5.7% for the three months ended June 30, 2023 compared to the same period of the prior year primarily due to higher base rent driven by an increase in occupancy and an increase in overage rent.

Funds From Operations

Funds From Operations (“FFO”) is a widely used performance measure for real estate companies and is provided here as a supplemental measure of our operating performance. We calculate FFO, a non-GAAP financial measure, in accordance with the best practices described in the April 2002 National Policy Bulletin of the National Association of Real Estate Investment Trusts (“NAREIT”), as restated in 2018. The NAREIT white paper defines FFO as net income (calculated in accordance with GAAP), excluding (i) depreciation and amortization related to real estate, (ii) gains and losses from the sale of certain real estate assets, (iii) gains and losses from change in control, and (iv) impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity.

Considering the nature of our business as a real estate owner and operator, the Company believes that FFO is helpful to investors in measuring our operational performance because it excludes various items included in net income that do not relate to or are not indicative of our operating performance, such as gains or losses from sales of depreciated property and depreciation and amortization, which can make periodic and peer analyses of operating performance more difficult. FFO (a) should not be considered as an alternative to net income (calculated in accordance with GAAP) for the purpose of measuring our financial performance, (b) is not an alternative to cash flows from operating activities (calculated in accordance with GAAP) as a measure of our liquidity, and (c) is not indicative of funds available to satisfy our cash needs, including our ability

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to make distributions. Our computation of FFO may not be comparable to FFO reported by other REITs that do not define the term in accordance with the current NAREIT definition or that interpret the current NAREIT definition differently than we do.

From time to time, the Company may report or provide guidance with respect to “FFO, as adjusted,” which removes the impact of certain non-recurring and non-operating transactions or other items the Company does not consider to be representative of its core operating results including, without limitation, (i) gains or losses associated with the early extinguishment of debt, (ii) gains or losses associated with litigation involving the Company that is not in the normal course of business, (iii) merger and acquisition costs, (iv) the impact on earnings from employee severance, (v) the excess of redemption value over carrying value of preferred stock redemption, and (vi) in 2022, the impact of prior period bad debt or the collection of accounts receivable previously written off (“prior period collection impact”) due to the recovery from the COVID-19 pandemic, which are not otherwise adjusted in the Company’s calculation of FFO.

Our calculations of FFO and reconciliation to net income and FFO, as adjusted, for the three and six months ended June 30, 2023 and 2022 (unaudited) are as follows (dollars in thousands):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Net income (loss)	$	32,481	$	13,445	$	38,042	$	(3,381)
Less: net income attributable to noncontrolling interests in properties	(30)		(182)		(134)		(326)
Less: gain on sales of operating properties, net	(28,440)		(23,958)		(28,440)		(27,126)
Add: depreciation and amortization of consolidated and unconsolidated entities, net of noncontrolling interests	109,736		120,128		218,045		241,975
FFO of the Operating Partnership(1)	113,747		109,433		227,513		211,142
Less: Limited Partners’ interests in FFO	(1,547)		(1,377)		(3,054)		(2,495)
FFO attributable to common shareholders(1)	$	112,200	$	108,056	$	224,459	$	208,647
FFO per share of the Operating Partnership – diluted	$	0.51	$	0.49	$	1.02	$	0.95
FFO of the Operating Partnership(1)	$	113,747	$	109,433	$	227,513	$	211,142
Add: merger and acquisition costs	—		(27)		—		898
Less: prior period collection impact	—		(958)		—		(2,054)
FFO, as adjusted, of the Operating Partnership	$	113,747	$	108,448	$	227,513	$	209,986
FFO, as adjusted, per share of the Operating Partnership – diluted	$	0.51	$	0.49	$	1.02	$	0.94

(1)“FFO of the Operating Partnership” measures 100% of the operating performance of the Operating Partnership’s real estate properties. “FFO attributable to common shareholders” reflects a reduction for the redeemable noncontrolling weighted average diluted interest in the Operating Partnership.

Earnings before Interest, Taxes, Depreciation and Amortization (“EBITDA”)

We define EBITDA, a non-GAAP financial measure, as net income before interest expense, income tax expense of the taxable REIT subsidiary, and depreciation and amortization. For informational purposes, we also provide Adjusted EBITDA, which we define as EBITDA less (i) Adjusted EBITDA from unconsolidated entities, (ii) gains on sales of operating properties or impairment charges, (iii) merger and acquisition costs, (iv) other income and expense, (v) noncontrolling interest Adjusted EBITDA, and (vi) other non-recurring activity or items impacting comparability from period to period. Annualized Adjusted EBITDA is Adjusted EBITDA for the most recent quarter multiplied by four. Net Debt to Adjusted EBITDA is our share of net debt divided by Annualized Adjusted EBITDA. EBITDA, Adjusted EBITDA, Annualized Adjusted EBITDA and Net Debt to Adjusted EBITDA, as calculated by us, are not comparable to EBITDA and EBITDA-related measures reported by other REITs that do not define EBITDA and EBITDA-related measures exactly as we do. EBITDA, Adjusted EBITDA and Annualized Adjusted EBITDA do not represent cash generated from operating activities in accordance with GAAP and should not be considered alternatives to net income as an indicator of performance or as alternatives to cash flows from operating activities as an indicator of liquidity.

Considering the nature of our business as a real estate owner and operator, we believe that EBITDA, Adjusted EBITDA and the ratio of Net Debt to Adjusted EBITDA are helpful to investors in measuring our operational performance because they exclude various items included in net income that do not relate to or are not indicative of our operating performance, such as gains or losses from sales of depreciated property and depreciation and amortization, which can make periodic and peer analyses of operating performance more difficult. For informational purposes, we also provide Annualized Adjusted EBITDA,

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adjusted as described above. We believe this supplemental information provides a meaningful measure of our operating performance. We believe presenting EBITDA and the related measures in this manner allows investors and other interested parties to form a more meaningful assessment of our operating results.

The following table presents a reconciliation of our EBITDA, Adjusted EBITDA and Annualized Adjusted EBITDA to net income (the most directly comparable GAAP measure) and a calculation of Net Debt to Adjusted EBITDA (in thousands):

	Three Months Ended June 30, 2023
Net income	$	32,481
Depreciation and amortization	109,462
Interest expense	27,205
Income tax expense of taxable REIT subsidiary	45
EBITDA	169,193
Unconsolidated Adjusted EBITDA	773
Other income and expense, net	(422)
Noncontrolling interests	(170)
Adjusted EBITDA	140,934
Annualized Adjusted EBITDA(1)	$	563,736
Company share of Net Debt:
Mortgage and other indebtedness, net	$	2,937,963
Plus: Company share of unconsolidated joint venture debt	47,823
Less: Partner share of consolidated joint venture debt(2)	(10,068)
Less: cash, cash equivalents, and restricted cash	(137,669)
Less: debt discounts, premiums and issuance costs, net	(27,774)
Company share of Net Debt	$	2,810,275
Net Debt to Adjusted EBITDA	5.0x

(1)Represents Adjusted EBITDA for the three months ended June 30, 2023 (as shown in the table above) multiplied by four. 

(2)Partner share of consolidated joint venture debt is calculated based upon the partner’s pro rata ownership of the joint venture, multiplied by the related secured debt balance.

Liquidity and Capital Resources

Overview

Our primary finance and capital strategy is to maintain a strong balance sheet with sufficient flexibility to fund our operating and investment activities in a cost-effective manner. We consider a number of factors when evaluating our level of indebtedness and making decisions regarding additional borrowings or equity offerings, including the interest or dividend rate, the maturity date and the Company’s debt maturity ladder, the impact of financial metrics such as overall Company leverage levels and coverage ratios, and the Company’s ability to generate cash flow to cover debt service. We will continue to monitor the capital markets and may consider raising additional capital through the issuance of our common or preferred shares, unsecured debt securities, or other securities.

As of June 30, 2023, we had approximately $129.3 million in cash on hand, $5.7 million in restricted cash and escrow deposits, $1.1 billion of remaining availability under the $1.1 billion unsecured revolving credit facility (the “Revolving Facility”), and $122.8 million of debt maturities for the remainder of 2023. During the three months ended June 30, 2023, we originated a 10-year $95.1 million mortgage payable at a fixed interest rate of 5.36% secured by the multifamily rental portion of the expansion project at One Loudoun Downtown – Pads G & H. We believe we will have adequate liquidity over the next 12 months and beyond to operate our business and meet our cash requirements.

We derive the majority of our revenue from tenants who lease space from us under existing lease agreements at each of our properties. Therefore, our ability to generate cash from operations is dependent upon the rents that we are able to charge and collect from our tenants. While we believe that the nature of the properties in which we typically invest—primarily neighborhood and community shopping centers—provides a relatively stable revenue flow, an economic downturn, instability

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in the banking sector, tenant bankruptcies, inflation, labor shortages, supply chain constraints, and/or increasing energy prices and interest rates, among other events, could adversely affect the ability of some of our tenants to meet their lease obligations.

Our Principal Capital Resources  

For a discussion of cash generated from operations, see “Cash Flows” beginning on page 41. In addition to cash generated from operations, our other principal capital resources are discussed below.

Over the last several years, we have made substantial progress in enhancing our liquidity position and reducing our leverage and borrowing costs. We continue to focus on a balanced approach to growth and staggering debt maturities in order to retain our financial flexibility.

As of June 30, 2023, we had approximately $1.1 billion available under the Revolving Facility for future borrowings. We also had $129.3 million in cash and cash equivalents as of June 30, 2023.

We were in compliance with all applicable financial covenants under the Revolving Facility, unsecured term loans and senior unsecured notes as of June 30, 2023.

In November 2021, the Company filed with the SEC a shelf registration statement on Form S-3, which is effective for a term of three years, relating to the offer and sale, from time to time, of an indeterminate amount of equity and debt securities. Equity securities may be offered and sold by the Parent Company, and the net proceeds of any such offerings would be contributed to the Operating Partnership in exchange for additional General Partner Units. Debt securities may be offered and sold by the Operating Partnership with the Operating Partnership receiving the proceeds. From time to time, we may issue securities under this shelf registration statement for general corporate purposes, which may include acquisitions of additional properties, repayment of outstanding indebtedness, capital expenditures, the expansion, redevelopment, and/or improvement of properties in our portfolio, working capital and other general purposes.

In February 2021, the Company and the Operating Partnership entered into an Equity Distribution Agreement (the “Equity Distribution Agreement”) with each of BofA Securities, Inc., Citigroup Global Markets Inc., KeyBanc Capital Markets Inc. and Raymond James & Associates, Inc., pursuant to which the Company may sell, from time to time, up to an aggregate sales price of $150.0 million of its common shares of beneficial interest, $0.01 par value per share under an at-the-market offering program (the “ATM Program”). In November 2021, the Company and the Operating Partnership amended the Equity Distribution Agreement to reflect their filing of a shelf registration statement on November 16, 2021 with the SEC. The Operating Partnership intends to use the net proceeds, if any, to repay borrowings under the Revolving Facility and other indebtedness and for working capital and other general corporate purposes. The Operating Partnership may also use the net proceeds for acquisitions of operating properties and the development or redevelopment of properties, although there are currently no understandings, commitments or agreements to do so. As of June 30, 2023, the Company has not sold any common shares under the ATM Program.

In the future, we will continue to monitor the capital markets and may consider raising additional capital through the issuance of our common shares, preferred shares or other securities. We may also raise capital by disposing of properties, land parcels or other assets that are no longer core components of our growth strategy. The sale price may differ from our carrying value at the time of sale.

Our Principal Liquidity Needs

Short-Term Liquidity Needs

Near-Term Debt Maturities. As of June 30, 2023, we had $27.8 million of secured debt, excluding scheduled monthly principal payments, and $244.6 million of unsecured debt scheduled to mature prior to or on June 30, 2024. We believe we have sufficient liquidity to repay these obligations from cash on hand and borrowings on the Revolving Facility.

Other Short-Term Liquidity Needs. The requirements for qualifying as a REIT and for a tax deduction for some or all of the dividends paid to shareholders necessitate that we distribute at least 90% of our taxable income on an annual basis. Such requirements cause us to have substantial liquidity needs over both the short and long term. Our short-term liquidity needs consist primarily of funds necessary to pay operating expenses associated with our operating properties, scheduled interest and principal payments on our debt of approximately $60.0 million and $1.4 million, respectively, for the remainder of 2023, expected dividend payments to our common shareholders and Common Unit holders, and recurring capital expenditures.

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In April 2023, our Board of Trustees declared a cash distribution of $0.24 per common share and Common Unit for the second quarter of 2023. This distribution was paid on July 14, 2023 to common shareholders and Common Unit holders of record as of July 7, 2023. Future distributions, if any, are at the discretion of the Board of Trustees, who will continue to evaluate our sources and uses of capital, liquidity position, operating fundamentals, maintenance of our REIT qualification and other factors they may deem relevant. We believe we have sufficient liquidity to pay any dividend from cash on hand and borrowings on the Revolving Facility.

Other short-term liquidity needs include expenditures for tenant improvements, external leasing commissions and recurring capital expenditures. During the six months ended June 30, 2023, we incurred $8.0 million for recurring capital expenditures on operating properties and $39.3 million for tenant improvements and external leasing commissions, which includes costs to re-lease anchor space at our operating properties related to tenants open and operating as of June 30, 2023 (excluding development and redevelopment properties). We currently anticipate incurring approximately $100 million of additional major tenant improvement costs related to leasing activity for space that is currently vacant at a number of our operating properties over the next 12 to 18 months. We believe we have the ability to fund these costs through cash flows from operations or borrowings on the Revolving Facility. In 2023, certain retailers have filed for bankruptcy protection including Bed Bath & Beyond Inc., a tenant that, as of December 31, 2022, occupied 613,000 square feet across 23 locations in our portfolio and generated $8.3 million of annualized base rent. As of June 30, 2023, eight tenant leases have been rejected in the bankruptcy process and we expect that additional leases will be rejected during the third quarter of 2023. Re-leasing costs may be significant for the leases that were rejected and we could experience a significant reduction in our revenues from those properties.

During the six months ended June 30, 2023, we completed major redevelopment construction activities at The Landing at Tradition – Phase II and placed this project in service. In addition, we began redevelopment activities at Edwards Multiplex – Ontario and reclassified this property from our operating portfolio into redevelopment. As of June 30, 2023, we had development projects under construction at the medical office building at Carillon and The Corner (IN). Our share of total estimated costs for these two projects is $91.6 million, of which our share of the remaining expected funding requirement is estimated to be $59.7 million. As of June 30, 2023, we have incurred $24.8 million of these costs. We anticipate incurring the majority of the remaining costs for these projects over the next 24 months and believe we have the ability to fund these projects through cash flows from operations or borrowings on the Revolving Facility.

Share Repurchase Program

The Company has an existing share repurchase program under which it may repurchase, from time to time, up to a maximum of $300.0 million of its common shares (the “Share Repurchase Program”). The Company intends to fund any future repurchases under the Share Repurchase Program with cash on hand or availability under the Revolving Facility, subject to any applicable restrictions. The timing of share repurchases and the number of common shares to be repurchased under the Share Repurchase Program will depend upon prevailing market conditions, regulatory requirements and other factors. In February 2023, the Company extended the Share Repurchase Program for an additional year so it will now terminate on February 28, 2024, if not terminated or extended prior to that date. As of June 30, 2023, the Company has not repurchased any shares under the Share Repurchase Program.

Long-Term Liquidity Needs

Our long-term liquidity needs consist primarily of funds necessary to pay for any new development projects, redevelopment of existing properties, non-recurring capital expenditures, acquisitions of properties, payment of indebtedness at maturity and obligations under ground leases.

Selective Acquisitions, Developments and Joint Ventures. We may selectively pursue the acquisition, development and redevelopment of other properties, which would require additional capital. It is unlikely that we would have sufficient funds on hand to meet these long-term capital requirements. We would have to satisfy these needs through additional borrowings, sales of common or preferred shares, issuance of Operating Partnership units, cash generated through property dispositions and/or participation in joint venture arrangements. We cannot be certain that we would have access to these sources of capital on satisfactory terms, if at all, to fund our long-term liquidity requirements. We evaluate all future opportunities against pre-established criteria including, but not limited to, location, demographics, expected return, tenant credit quality, tenant relationships, and the amount of existing retail space. Our ability to access the capital markets will depend on a number of factors, including general capital market conditions.

Potential Debt Repurchases. We may from time to time, depending on market conditions and prices, contractual restrictions, our financial liquidity and other factors, seek to repurchase our senior unsecured notes maturing at various dates through September 2030 in open-market transactions, by tender offer or otherwise, as market conditions warrant.

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Commitments under Ground Leases. We are obligated under 12 ground leases for approximately 98 acres of land as of June 30, 2023. Most of these ground leases require fixed annual rent payments and the expiration dates of the remaining initial terms of these ground leases range from 2025 to 2092.

Capital Expenditures on Consolidated Properties

The following table summarizes cash capital expenditures for our development and redevelopment projects and other capital expenditures for the six months ended June 30, 2023 (in thousands):

	Six Months Ended June 30, 2023
Active development and redevelopment projects	$	14,006
Recurring operating capital expenditures (primarily tenant improvements) and other	53,761
Total	$	67,767

We capitalize certain indirect costs such as interest, payroll, and other general and administrative costs related to these development activities. If we had experienced a 10% reduction in development and redevelopment activities, without a corresponding decrease in indirect project costs, we would have recorded additional expense of $0.2 million for the six months ended June 30, 2023.

Debt Maturities

The following table summarizes the scheduled maturities and principal amortization of the Company’s indebtedness as of June 30, 2023, presented on a calendar year basis (in thousands):

	Secured Debt
	Scheduled Principal Payments		Term Maturities		Unsecured Debt		Total
2023	$	1,433	$	27,813	$	95,000	$	124,246
2024	2,721		—		269,635		272,356
2025	2,848		—		680,000		682,848
2026	2,981		—		550,000		552,981
2027	3,120		—		250,000		253,120
Thereafter	31,849		92,789		900,000		1,024,638
	$	44,952	$	120,602	$	2,744,635	$	2,910,189
Debt discounts, premiums and issuance costs, net							27,774
Total							$	2,937,963

Failure to comply with the obligations under our debt agreements, including payment obligations, could cause an event of default under such debt, which, among other things, could result in the loss of title to the assets securing the debt, acceleration of the payment of all principal and interest and/or termination of the agreements, or exposure to the risk of foreclosure. In addition, certain of our variable rate loans contain cross-default provisions whereby a violation by the Company of any financial covenant set forth in the Revolving Facility will constitute an “Event of Default” under the loans, which could allow the lenders to accelerate the amounts due under our debt agreements if we fail to satisfy these financial covenants. See “Item 1A. Risk Factors – Risks Related to Our Operations” in our Annual Report on Form 10-K for the year ended December 31, 2022 for more information related to the risks associated with our indebtedness.

Impact of Changes in Credit Ratings on Our Liquidity

We have received investment grade corporate credit ratings from three nationally recognized credit rating agencies. These ratings did not change as of June 30, 2023.

In the future, these ratings could change based upon, among other things, the impact that prevailing economic conditions may have on our results of operations and financial condition. Credit rating reductions by one or more rating agencies could also adversely affect our access to funding sources, the cost and other terms of obtaining funding, as well as our overall financial condition, operating results and cash flow.

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Cash Flows

As of June 30, 2023, we had cash, cash equivalents and restricted cash of $135.0 million. We may be subject to concentrations of credit risk with regard to our cash and cash equivalents. We place our cash and short-term investments with highly rated financial institutions. While we attempt to limit our exposure at any point in time, occasionally such cash and investments may temporarily exceed the Federal Deposit Insurance Corporation (“FDIC”) and the Securities Investor Protection Corporation (“SIPC”) insurance limits. We also maintain certain compensating balances in several financial institutions in support of borrowings from those institutions. Such compensating balances were not material to the accompanying consolidated balance sheets.

Comparison of the Six Months Ended June 30, 2023 to the Six Months Ended June 30, 2022

Our cash flow activities are summarized as follows (in thousands):

	Six Months Ended June 30,
	2023		2022		Change
Net cash provided by operating activities	$	180,425	$	154,322	$	26,103
Net cash provided by investing activities	8,013		68,646		(60,633)
Net cash used in financing activities	(175,454)		(224,179)		48,725
Increase (decrease) in cash, cash equivalents and restricted cash	12,984		(1,211)		14,195
Cash, cash equivalents and restricted cash, at beginning of period	121,970		100,363
Cash, cash equivalents and restricted cash, at end of period	$	134,954	$	99,152

Cash provided by operating activities was $180.4 million for the six months ended June 30, 2023 and $154.3 million for the same period of 2022. The cash flows were positively impacted from an increase in net operating income.

Cash provided by investing activities was $8.0 million for the six months ended June 30, 2023 and $68.6 million for the same period of 2022. Highlights of significant cash sources and uses in investing activities are as follows:

•We received net proceeds of $78.6 million from the sale of Kingwood Commons and the undeveloped land and related parking garage at Pan Am Plaza during the six months ended June 30, 2023 compared to net proceeds of $65.4 million from the sale of Plaza Del Lago and a portion of Hamilton Crossing Centre during the six months ended June 30, 2022;

•We acquired Pebble Marketplace and the two-tenant building adjacent to MacArthur Crossing totaling $65.8 million during the six months ended June 30, 2022;

•We received the proceeds from a $125.0 million short-term deposit that matured on April 7, 2022 during the six months ended June 30, 2022; and

•Capital expenditures increased by $9.0 million driven by the construction activity at our development projects and anchor leasing activity, partially offset by a change in construction payables of $4.0 million for the six months ended June 30, 2023.

Cash used in financing activities was $175.5 million for the six months ended June 30, 2023 and $224.2 million for the same period of 2022. Highlights of significant cash sources and uses in financing activities are as follows:

•We borrowed $198.0 million on the Revolving Facility and received proceeds of $95.1 million from the origination of a mortgage payable during the six months ended June 30, 2023 compared to borrowings of $120.0 million on the Revolving Facility during the six months ended June 30, 2022;

•We repaid $198.0 million of borrowings on the Revolving Facility and $163.2 million of mortgages payable during the six months ended June 30, 2023 compared to repayments of $175.0 million on the Revolving Facility and $80.8 million of mortgages payable during the six months ended June 30, 2022; and

•We made distributions to common shareholders and holders of common partnership interests in the Operating Partnership of $106.6 million during the six months ended June 30, 2023 compared to distributions of $86.6 million during the six months ended June 30, 2022.

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Critical Accounting Estimates

We based the discussion and analysis of our financial condition and results of operations upon our consolidated financial statements, which have been prepared in accordance with accounting principles generally accepted in the United States. The preparation of these financial statements requires us to make estimates and judgments that affect the reported amounts of assets, liabilities, revenues and expenses. There were no changes made by management to the critical accounting policies in the three months ended June 30, 2023. We discuss the most critical estimates in our Annual Report on Form 10-K for the year ended December 31, 2022 filed with the SEC on February 21, 2023.

ITEM 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

Market Risk Related to Fixed and Variable Rate Debt

As of June 30, 2023, we had $2.9 billion of outstanding consolidated indebtedness (inclusive of net unamortized debt discounts, premiums and issuance costs of $27.8 million). In addition, we were party to various consolidated interest rate hedge agreements totaling $975.0 million with maturities over various terms through 2026. Reflecting the effects of these hedge agreements, our fixed and variable rate debt would have been $2.7 billion (94%) and $182.9 million (6%), respectively, of our total consolidated indebtedness as of June 30, 2023.

As of June 30, 2023, we had $244.6 million of fixed rate debt scheduled to mature within the next 12 months. A 100-basis point change in interest rates on this debt as of June 30, 2023 would change our annual cash flow by $2.4 million. A 100-basis point change in interest rates on our unhedged variable rate debt as of June 30, 2023 would change our annual cash flow by $1.8 million. Based upon the terms of our variable rate debt, we are most vulnerable to a change in short-term Secured Overnight Financing Rate (“SOFR”) interest rates.

ITEM 4. CONTROLS AND PROCEDURES

Kite Realty Group Trust

Evaluation of Disclosure Controls and Procedures

An evaluation was performed under the supervision and with the participation of the Parent Company’s management, including its Chief Executive Officer and Chief Financial Officer, of the effectiveness of its disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) under the Securities and Exchange Act of 1934, as amended) as of the end of the period covered by this report. Based on that evaluation, the Parent Company’s Chief Executive Officer and Chief Financial Officer concluded that these disclosure controls and procedures were effective.

Changes in Internal Control Over Financial Reporting

There has been no change in the Parent Company’s internal control over financial reporting (as defined in Rule 13a-15(f) under the Securities Exchange Act of 1934) identified in connection with the evaluation required by Rule 13a-15(b) under the Securities Exchange Act of 1934 of the effectiveness of our disclosure controls and procedures (as defined in Rule 13a-15(e) under the Securities Exchange Act of 1934) as of June 30, 2023 that has materially affected, or is reasonably likely to materially affect, our internal control over financial reporting.

Kite Realty Group, L.P.

Evaluation of Disclosure Controls and Procedures

An evaluation was performed under the supervision and with the participation of the Operating Partnership’s management, including the Chief Executive Officer and Chief Financial Officer of Kite Realty Group Trust (the sole general partner of Kite Realty Group, L.P.), of the effectiveness of its disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) under the Securities and Exchange Act of 1934, as amended) as of the end of the period covered by this report. Based on that evaluation, the Operating Partnership’s Chief Executive Officer and Chief Financial Officer concluded that these disclosure controls and procedures were effective.

Changes in Internal Control Over Financial Reporting

There has been no change in the Operating Partnership’s internal control over financial reporting (as defined in Rule 13a-15(f) under the Securities Exchange Act of 1934) identified in connection with the evaluation required by Rule 13a-15(b)

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under the Securities Exchange Act of 1934 of the effectiveness of our disclosure controls and procedures (as defined in Rule 13a-15(e) under the Securities Exchange Act of 1934) as of June 30, 2023 that has materially affected, or is reasonably likely to materially affect, our internal control over financial reporting.

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PART II — OTHER INFORMATION

ITEM 1. LEGAL PROCEEDINGS

We are not subject to any material litigation nor, to management’s knowledge, is any material litigation currently threatened against us. We are parties to routine litigation, claims, and administrative proceedings arising in the ordinary course of business. Management believes that such matters will not have a material adverse impact on our consolidated financial condition, results of operations or cash flows taken as a whole.

ITEM 1A. RISK FACTORS

There have been no material changes from the risk factors previously disclosed in response to Part I, “Item 1A. Risk Factors” of our Annual Report on Form 10-K for the year ended December 31, 2022 filed on February 21, 2023.

ITEM 2. UNREGISTERED SALES OF EQUITY SECURITIES AND USE OF PROCEEDS

Issuer Purchases of Equity Securities

From time to time, certain of our employees surrender shares owned by them to satisfy their statutory minimum U.S. federal and state tax obligations associated with the vesting of restricted common shares of beneficial interest issued under the Company’s 2013 Equity Incentive Plan, as amended and restated as of May 11, 2022, which are repurchased by the Company. There were no shares of common stock surrendered or repurchased during the three months ended June 30, 2023.

As of June 30, 2023, $300.0 million remained available for repurchases under the Company’s Share Repurchase Program announced in February 2021. In April 2022, the Company’s Board of Trustees increased the size of the program from $150.0 million to $300.0 million and in February 2023, extended the program for an additional year. The program may be suspended or terminated at any time by the Company and will terminate on February 28, 2024, if not terminated or extended prior to that date.

ITEM 3. DEFAULTS UPON SENIOR SECURITIES

Not applicable.

ITEM 4. MINE SAFETY DISCLOSURES

Not applicable.

ITEM 5. OTHER INFORMATION

Trading Arrangements

During the three months ended June 30, 2023, none of our officers or trustees adopted or terminated any contract, instruction or written plan for the purchase or sale of our securities that was intended to satisfy the affirmative defense conditions of Rule 10b5-1(c) or any “non-Rule 10b5-1 trading arrangement.”

Pan Am Plaza Transaction

On August 7, 2023, a wholly owned subsidiary of the Company (“KRG Development”) assigned to Pan Am Development Partners, LLC (“Assignee”) certain rights and obligations created by a certain project agreement for the development of a hotel on the Pan Am Plaza site across from the Indiana Convention Center in Indianapolis, IN, including certain future development rights and a right of first offer involving the project (collectively, the “Project Rights and Obligations”). Assignee is a wholly owned subsidiary of Circle Block Investors, LLC, the parent company that owns the Conrad Indianapolis hotel, of which Mr. Alvin E. Kite, our Chairman Emeritus and the father of John A. Kite, is the majority owner, and Mr. John A. Kite, our Chief Executive Officer and Chairman of the Board, and Mr. Thomas K. McGowan, our President and Chief Operating Officer, are minority owners. In connection with the transaction, Assignee assumed all Project Rights and Obligations from and after August 7, 2023 and will pay KRG Development an assignment fee of up to $3.5 million (the “Assignment Fee”), which is due and payable upon the completion of certain development activities that are expected to occur in 2024. In connection with the transactions, Mr. Kite and Mr. McGowan expressly acknowledged and agreed that they remain subject to their executive employment agreements with the Company, including, without limitation, the obligation of each executive to devote substantially all his business time and effort to the performance of his duties for the Company. Assignee will engage a team of

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full-time professionals to perform the Project Rights and Obligations. The transaction was approved by a special transaction committee of the independent trustees of the Company (the “Transaction Committee”) as well as the Company’s independent trustees. The Transaction Committee engaged a third-party financial advisor to assist it in determining the net value of the Project Rights and Obligations and establishing the Assignment Fee.

ITEM 6. EXHIBITS

Exhibit No.	Description	Location
3.1	Articles of Amendment and Restatement of Declaration of Trust of the Kite Realty Group Trust, as supplemented and amended	Incorporated by reference to Exhibit 3.1 to the Annual Report on Form 10-K of Kite Realty Group Trust filed with the SEC on February 28, 2022
3.2	Second Amended and Restated Bylaws of the Company, as amended	Incorporated by reference to Exhibit 3.2 to the Annual Report on Form 10-K of Kite Realty Group Trust filed with the SEC on February 28, 2022
10.1	Amendment No. 6 to Amended and Restated Agreement of Limited Partnership of Kite Realty Group, L.P.	Filed herewith
31.1	Certification of principal executive officer of the Parent Company required by Rule 13a-14(a)/15d-14(a) under the Exchange Act, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002	Filed herewith
31.2	Certification of principal financial officer of the Parent Company required by Rule 13a-14(a)/15d-14(a) under the Exchange Act, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002	Filed herewith
31.3	Certification of principal executive officer of the Operating Partnership required by Rule 13a-14(a)/15d-14(a) under the Exchange Act, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002	Filed herewith
31.4	Certification of principal financial officer of the Operating Partnership required by Rule 13a-14(a)/15d-14(a) under the Exchange Act, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002	Filed herewith
32.1	Certification of Chief Executive Officer and Chief Financial Officer of the Parent Company pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002	Filed herewith
32.2	Certification of Chief Executive Officer and Chief Financial Officer of the Operating Partnership 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	Inline XBRL Instance Document – the instance document does not appear in the Interactive Data File because its XBRL tags are embedded within the Inline XBRL document	Filed herewith
101.SCH	Inline XBRL Taxonomy Extension Schema Document	Filed herewith
101.CAL	Inline XBRL Taxonomy Extension Calculation Linkbase Document	Filed herewith
101.DEF	Inline XBRL Taxonomy Extension Definition Linkbase Document	Filed herewith
101.LAB	Inline XBRL Taxonomy Extension Label Linkbase Document	Filed herewith
101.PRE	Inline XBRL Taxonomy Extension Presentation Linkbase Document	Filed herewith
104	Cover Page Interactive Data File (formatted as Inline XBRL and contained in Exhibit 101)	Filed herewith

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SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrants have duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.

		KITE REALTY GROUP TRUST
Date:	August 7, 2023	By:	/s/ JOHN A. KITE
			John A. Kite
			Chairman and Chief Executive Officer
			(Principal Executive Officer)
Date:	August 7, 2023	By:	/s/ HEATH R. FEAR
			Heath R. Fear
			Executive Vice President and Chief Financial Officer
			(Principal Financial Officer)
		KITE REALTY GROUP, L.P.
			By: Kite Realty Group Trust, its sole general partner
Date:	August 7, 2023	By:	/s/ JOHN A. KITE
			John A. Kite
			Chairman and Chief Executive Officer
			(Principal Executive Officer)
Date:	August 7, 2023	By:	/s/ HEATH R. FEAR
			Heath R. Fear
			Executive Vice President and Chief Financial Officer
			(Principal Financial Officer)

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EX-10.1

Exhibit 10.1

AMENDMENT NO. 6
TO
AMENDED AND RESTATED
AGREEMENT OF LIMITED PARTNERSHIP
OF
KITE REALTY GROUP, L.P.

This Amendment No. 6 to the Amended and Restated Agreement of Limited Partnership of Kite Realty Group, L.P. (this “Amendment”) is made as of June 12, 2023 by Kite Realty Group Trust, a Maryland real estate investment trust, as sole general partner (the “Company”) of Kite Realty Group, L.P., a Delaware limited partnership (the “Partnership”), pursuant to the authority granted to the Company in the Amended and Restated Agreement of Limited Partnership of Kite Realty Group, L.P., dated as of August 16, 2004, as amended by Amendment No. 1, dated as of December 7, 2010, as further amended by Amendment No. 2, dated as of March 12, 2012, as further amended by Amendment No. 3, dated as of July 28, 2014, as further amended by Amendment No. 4, dated as of February 28, 2019, and as further amended by Amendment No. 5, dated as of March 24, 2019 (the “Partnership Agreement”), for the purpose of revising the 10-day advance notice-to-exercise requirement currently applicable to the Class AO LTIP Units. Capitalized terms used and not defined herein shall have the meanings set forth in the Partnership Agreement.

WHEREAS, the Company and the Partnership desire to amend the Partnership Agreement, in accordance with Section 14.1.B of the Partnership Agreement, to revise certain notice requirements currently applicable to the Class AO LTIP Units.

NOW, THEREFORE, in consideration of the premises and for other good and valuable consideration, the receipt and sufficiency of which hereby are acknowledged, the Partnership Agreement is hereby amended as follows:

1.Exhibit J to the Partnership Agreement is hereby amended and restated in its entirety as set forth on Exhibit J attached hereto.

2.Except as modified herein, all terms and conditions of the Partnership Agreement shall remain in full force and effect, which terms and conditions the Company hereby ratifies and confirms.

3.This Amendment shall be construed and enforced in accordance with and governed by the laws of the State of Delaware, without regard to conflicts of law.

4.If any provision of this Amendment is or becomes invalid, illegal, or unenforceable in any respect, the validity, legality, and enforceability of the remaining provisions contained herein shall not be affected thereby.

IN WITNESS WHEREOF, the undersigned have executed this Amendment as of the date first set forth above.

KITE REALTY GROUP TRUST
As sole general partner of Kite Realty Group, L.P.
By:	/s/ JOHN A. KITE
Name: John A. Kite
Title: Chairman + CEO

[Signature Page to Amendment No. 6 to the Amended and Restated Agreement

of Limited Partnership of Kite Realty Group, L.P.]

EXHIBIT J
DESIGNATION OF THE PREFERENCES, CONVERSION
AND OTHER RIGHTS, VOTING POWERS, RESTRICTIONS,
LIMITATIONS AS TO DISTRIBUTIONS, QUALIFICATIONS AND TERMS
AND CONDITIONS OF REDEMPTION
OF THE CLASS AO (“APPRECIATION ONLY”) LTIP UNITS

The following are the terms of the Class AO (“Appreciation Only”) LTIP Units:

1.    Vesting.

A.Vesting, Generally. Class AO LTIP Units may, in the sole discretion of the General Partner, be issued subject to vesting, forfeiture and additional restrictions on transfer pursuant to the terms of an award, vesting or other similar agreement (a “Class AO LTIP Unit Vesting Agreement”). The terms of any Class AO LTIP Unit Vesting Agreement may be modified by the General Partner from time to time in its sole discretion, subject to any restrictions on amendment imposed by the relevant Class AO LTIP Unit Vesting Agreement or by the terms of any plan pursuant to which the Class AO LTIP Units are issued, if applicable. Class AO LTIP Units that have vested and are no longer subject to forfeiture under the terms of a Class AO LTIP Unit Vesting Agreement are referred to as “Vested Class AO LTIP Units”; all other Class AO LTIP Units are referred to as “Unvested Class AO LTIP Units”.

B.Forfeiture or Transfer of Unvested Class AO LTIP Units. Unless otherwise specified in the relevant Class AO LTIP Unit Vesting Agreement, upon the occurrence of any event specified in a Class AO LTIP Unit Vesting Agreement as resulting in either the forfeiture of any Class AO LTIP Units, or the right of the Partnership or the General Partner to repurchase Class AO LTIP Units at a specified purchase price, then upon the occurrence of the circumstances resulting in such forfeiture or if the Partnership or the General Partner exercises such right to repurchase, then the relevant Class AO LTIP Units shall immediately, and without any further action, be treated as cancelled or transferred to the General Partner, as applicable, and no longer outstanding for any purpose. Unless otherwise specified in the Class AO LTIP Unit Vesting Agreement, no consideration or other payment shall be due with respect to any Class AO LTIP Units that have been forfeited, other than any distributions declared with a record date prior to the effective date of the forfeiture.

C.Legend. Any certificate evidencing a Class AO LTIP Unit shall bear an appropriate legend indicating that additional terms, conditions and restrictions on transfer, including without limitation provisions set forth in the Class AO LTIP Unit Vesting Agreement, apply to the Class AO LTIP Unit.

2.    Distributions.

Class AO LTIP Units shall not be entitled to receive any distributions from the Partnership unless and until such Class AO LTIP Units have vested and been converted into Vested LTIP Units (the “Class AO LTIP Unit Distribution Participation Date”). As of the Class AO LTIP Unit Distribution Participation Date, the Vested LTIP Units shall have the right to receive distributions from the Partnership as set forth in the Agreement.

3.    Allocations.

Class AO LTIP Units shall be allocated Net Income and Net Loss (but Net Loss only to the extent of prior allocations of Net Income), for any taxable year or portion of a taxable year occurring after such issuance and prior to the Class AO LTIP Unit Distribution Participation Date for such Class AO LTIP Units, in amounts per Class AO LTIP Unit equal to (a) the amounts allocated per Class A Unit for the same period, multiplied by (b) the percentage that is specified as the Class AO LTIP Unit Sharing Percentage in the Class AO LTIP Unit Vesting Agreement or other documentation pursuant to which Class AO LTIP Units are issued, or if no such percentage is specified, 5% (“Class AO LTIP Unit Sharing Percentage”). Commencing with the portion of the taxable year of the Partnership that begins on the Class AO LTIP Unit Distribution Participation Date established for any Class AO LTIP Units, the resulting Vested LTIP Units shall be allocated Net Income and Net Loss as set forth in the Agreement. The

allocations provided by the preceding sentences shall be subject to Section 6.1.F of the Agreement. The General Partner is authorized in its discretion to delay or accelerate the participation of the Class AO LTIP Units in allocations of Net Income or Net Loss or to adjust the allocations made under this Section 3 to effectuate the purposes of the economic arrangement contemplated by the parties and to ensure that the Class AO LTIP Units will be respected as “profits interests” for U.S. federal income tax purposes, as contemplated by Section 4.8 of the Agreement.

4.Adjustments.

If an Adjustment Event (as defined below) occurs, then the General Partner shall make a corresponding adjustment to each Class AO LTIP Unit to adjust by the same increment for which a Class A Unit was adjusted, provided that to the extent that the Value of a common Share was less than the applicable Class AO LTIP Unit Participation Threshold as of the date of an Adjustment Event, the adjustment for a Class AO LTIP Unit shall only be for the amount by which the increment of the Class A Unit adjustment would have exceeded such Class AO LTIP Unit Participation Threshold, provided that, notwithstanding the foregoing, if an Adjustment Event occurs, the General Partner may make such adjustments to the Class AO LTIP Units as it determines to be appropriate in order to achieve the intended economics of the Class AO LTIP Units. The following shall be “Adjustment Events”: (A) the Partnership makes a distribution on all outstanding Class A Units in Partnership Units, (B) the Partnership subdivides the outstanding Class A Units into a greater number of units or combines the outstanding Class A Units into a smaller number of units, or (C) the Partnership issues any Partnership Units in exchange for its outstanding Class A Units by way of a reclassification or recapitalization of its Class A Units. If more than one Adjustment Event occurs, the adjustment to the Class AO LTIP Units need be made only once using a single formula that takes into account each and every Adjustment Event as if all Adjustment Events occurred simultaneously. For the avoidance of doubt, the following shall not be Adjustment Events: (x) the issuance of Partnership Units in a financing, reorganization, acquisition or other similar business transaction, (y) the issuance of Partnership Units pursuant to any employee benefit or compensation plan or distribution reinvestment plan, or (z) the issuance of any Partnership Units to the General Partner in respect of a capital contribution to the Partnership of proceeds from the sale of securities by the General Partner. If the Partnership takes an action affecting the Class A Units other than actions specifically described above as Adjustment Events and in the opinion of the General Partner such action would require an adjustment to the Class AO LTIP Units to effect the adjustments described above, the General Partner shall have the right to make such adjustment to the Class AO LTIP Units, to the extent permitted by law and by the terms of any plan pursuant to which the Class AO LTIP Units have been issued, in such manner and at such time as the General Partner, in its sole discretion, may determine to be appropriate under the circumstances to effect the adjustments described above. If an adjustment is made to the Class AO LTIP Units as herein provided the Partnership shall promptly file in the books and records of the Partnership an officer’s certificate setting forth such adjustment and a brief statement of the facts requiring such adjustment, which certificate shall be conclusive evidence of the correctness of such adjustment absent manifest error. Promptly after filing of such certificate, the Partnership shall mail a notice to each holder of Class AO LTIP Units setting forth the adjustment to his or her Class AO LTIP Units and the effective date of such adjustment.

5.No Liquidation Preference.

The Class AO LTIP Units shall have no liquidation preference.

6.Right to Convert Class AO LTIP Units into Class A Units.

A.Class AO LTIP Unit Conversion Right. A holder of Class AO LTIP Units shall have the right (the “Class AO LTIP Unit Conversion Right”), at his or her option, at any time to convert all or a portion of his or her Vested Class AO LTIP Units into Vested LTIP Units, in accordance with the provisions of Section 6.B below. Holders of Class AO LTIP Units shall not have the right to convert Unvested Class AO LTIP Units into Vested LTIP Units until they become Vested Class AO LTIP Units; provided, however, that when a holder of Class AO LTIP Units is notified of the expected occurrence of an event that will cause his or her Unvested Class AO LTIP Units to become Vested Class AO LTIP Units, such Person may give the Partnership a Class AO LTIP Unit Conversion Notice conditioned upon and effective as of the time of vesting, and such Class AO LTIP Unit

Conversion Notice, unless subsequently revoked by the holder of the Class AO LTIP Units prior to conversion, shall be accepted by the Partnership subject to such condition. The General Partner shall have the right at any time to cause a conversion of Vested Class AO LTIP Units into Vested LTIP Units. In all cases, the conversion of any Class AO LTIP Units into Vested LTIP Units shall be subject to the conditions and procedures set forth in this Section 6.

B.Number of Units Convertible. A holder of Vested Class AO LTIP Units may convert such Vested Class AO LTIP Units into a number (or fraction thereof) of fully paid and non-assessable Vested LTIP Units, giving effect to all adjustments (if any) made pursuant to Section 4 equal to the Class AO LTIP Unit Conversion Factor (as defined below).

“Class AO LTIP Unit Conversion Factor” shall mean the quotient of (i) the excess of the Value of a common Share as of the date of conversion over the Class AO LTIP Unit Participation Threshold (as defined below) for such Vested Class AO LTIP Unit, divided by (ii) the Value of a common Share as of the date of conversion.

“Class AO LTIP Unit Participation Threshold” shall mean, for each Class AO LTIP Unit, the amount specified as such in the relevant Class AO LTIP Unit Vesting Agreement or other documentation pursuant to which such Class AO LTIP Unit is granted. The Class AO LTIP Unit Participation Threshold of a Class AO LTIP Unit is intended to be the Value of a common Share as of the date of issuance of such Class AO LTIP Unit.

C.Notice. In order to exercise his or her Class AO LTIP Unit Conversion Right, a holder of Class AO LTIP Units shall deliver a notice (a “Class AO LTIP Unit Conversion Notice”), in the form attached as Attachment A to this Exhibit J, to the Partnership, which notice shall be effective as of the date delivered to the Partnership or such later date specified in the Class AO LTIP Unit Conversion Notice (but not more than 60 days following such date of delivery) (such effective date, the “Conversion Date”). Each holder of Class AO LTIP Units covenants and agrees with the Partnership that all Vested Class AO LTIP Units to be converted pursuant to this Section 6 shall be free and clear of all liens. Notwithstanding anything herein to the contrary or the holding period requirement of Section 8.6A(i) of the Agreement (but subject to the remainder of Section 8.6 of the Agreement), a holder of Class AO LTIP Units may deliver a Redemption Notice pursuant to Section 8.6 of the Agreement relating to those Vested LTIP Units that will be issued to such holder upon conversion of such Class AO LTIP Units into Vested LTIP Units in advance of the Conversion Date; provided, however, that the redemption of such Vested LTIP Units by the Partnership shall in no event take place until the Conversion Date. For clarity, it is noted that the objective of this paragraph is to put a holder of Class AO LTIP Units in a position where, if he or she so wishes, the Vested LTIP Units into which his or her Vested Class AO LTIP Units will be converted can be redeemed by the Partnership simultaneously with such conversion notwithstanding such Vested LTIP Units were not held for one (1) year, with the further consequence that, if the General Partner elects to assume the Partnership’s redemption obligation with respect to such Vested LTIP Units under Section 8.6 of the Agreement by delivering to such holder Shares rather than cash, then such holder can have such Shares issued to him or her simultaneously with the conversion of his or her Vested Class AO LTIP Units into Vested LTIP Units. The General Partner shall cooperate with a holder of Class AO LTIP Units to coordinate the timing of the different events described in the foregoing sentence.

D.Class AO LTIP Unit Forced Conversion. The Partnership, at any time at the election of the General Partner, may cause any number of Vested Class AO LTIP Units held by a holder of Class AO LTIP Units to be converted (a “Class AO LTIP Unit Forced Conversion”) into a number of Vested LTIP Units equal to the Class AO LTIP Unit Conversion Factor, giving effect to all adjustments (if any) made pursuant to Section 4, and may cause any number of such resulting Vested LTIP Units to be converted into a number of Class A Units in accordance with Exhibit E of the Agreement; provided that the Partnership may not cause a Class AO LTIP Unit Forced Conversion of any Class AO LTIP Units that would not at the time be eligible for conversion at the option of the holder of such Class AO LTIP Units pursuant to Section 6.B above. In order to exercise its right to cause a Class AO LTIP Unit Forced Conversion, the Partnership shall deliver a notice (a “Class AO LTIP Unit Forced Conversion Notice”) in the form attached as Attachment B to this Exhibit J to the applicable holder not less than 10 nor more than 60 days prior to the Conversion Date specified in such Class AO LTIP Unit Forced Conversion Notice. A Class

AO LTIP Unit Forced Conversion Notice shall be provided in the manner provided in Section 15.1 of the Agreement.

E.Conversion Procedures. A conversion of Vested Class AO LTIP Units for which the holder thereof has given a Class AO LTIP Unit Conversion Notice or the Partnership has given a Class AO LTIP Unit Forced Conversion Notice shall occur automatically after the close of business on the applicable Conversion Date without any action on the part of such holder of Class AO LTIP Units, as of which time such holder of Class AO LTIP Units shall be credited on the books and records of the Partnership with the issuance as of the opening of business on the next day of the number of Class A Units issuable upon such conversion. After the conversion of Class AO LTIP Units as aforesaid, the Partnership shall deliver to such holder of Class AO LTIP Units, upon his or her written request, a certificate of the General Partner certifying the number of Vested LTIP Units and remaining Class AO LTIP Units, if any, held by such Person immediately after such conversion.

F.Treatment of Capital Account. For purposes of making future allocations under the Agreement, the Economic Capital Account Balance of the applicable Class AO LTIP Unitholder shall be reduced, as of the date of conversion, by the amount of such Economic Capital Account Balance attributable to the converted Class AO LTIP Units.

G.Mandatory Conversion in Connection with a Transaction. If the Partnership or the General Partner shall be a party to any transaction (including without limitation a merger, consolidation, unit exchange, self tender offer for all or substantially all Class A Units or other business combination or reorganization, or sale of all or substantially all of the Partnership’s assets, but excluding any transaction which constitutes an Adjustment Event), in each case as a result of which Class A Units shall be exchanged for or converted into the right, or the holders of Class A Units shall otherwise be entitled, to receive cash, securities or other property or any combination thereof (each of the foregoing being referred to herein as a “Transaction”), then the General Partner shall, immediately prior to the Transaction, exercise its right to cause a Class AO LTIP Unit Forced Conversion with respect to all Class AO LTIP Units then eligible for conversion, taking into account any allocations that occur in connection with the Transaction or that would occur in connection with the Transaction if the assets of the Partnership were sold at the Transaction price or, if applicable, at a value determined by the General Partner in good faith using the value attributed to the Partnership Units in the context of the Transaction (in which case the Conversion Date shall be the effective date of the Transaction and the conversion shall occur immediately prior to the effectiveness of the Transaction).

In anticipation of such Class AO LTIP Unit Forced Conversion and the consummation of the Transaction, the Partnership shall use commercially reasonable efforts to cause each holder of Class AO LTIP Units to be afforded the right to receive in connection with such Transaction in consideration for the Vested LTIP Units and Class A Units into which his or her Class AO LTIP Units will be converted into the same kind and amount of cash, securities and other property (or any combination thereof) receivable upon the consummation of such Transaction by a holder of the same number of Class A Units (after giving effect to the Class AO LTIP Unit Conversion Factor in the case of Class AO LTIP Units), assuming such holder of Class A Units is not a Person with which the Partnership consolidated or into which the Partnership merged or which merged into the Partnership or to which such sale or transfer was made, as the case may be (a “Constituent Person”), or an affiliate of a Constituent Person. In the event that holders of Class A Units have the opportunity to elect the form or type of consideration to be received upon consummation of the Transaction, prior to such Transaction the General Partner shall give prompt written notice to each holder of Class AO LTIP Units of such election, and shall use commercially reasonable efforts to afford such holders the right to elect, by written notice to the General Partner, the form or type of consideration to be received upon conversion of each Class AO LTIP Unit held by such holder into Class A Units in connection with such Transaction. If a holder of Class AO LTIP Units fails to make such an election, such holder (and any of its transferees) shall receive upon conversion of each Class AO LTIP Unit held by him or her (or by any of his or her transferees) the same kind and amount of consideration that a holder of a Class A Unit would receive if such holder of Class A Units failed to make such an election.

7.Redemption at the Option of the Partnership.

Class AO LTIP Units will not be redeemable at the option of the Partnership; provided, however, that the foregoing shall not prohibit the Partnership from repurchasing Class AO LTIP Units from the holder thereof if and to the extent such holder agrees to sell such Class AO LTIP Unit.

8.Voting Rights.

A.Voting with Class A Units. Except as provided in Section 8.B, holders of Class AO LTIP Units shall not have the right to vote on any matters submitted to a vote of the Limited Partners.

B.Special Approval Rights. Holders of Class AO LTIP Units shall only (a) have those voting rights required from time to time by non-waivable provisions of applicable law, if any, and (b) have the additional voting rights that are expressly set forth in this Section 8.B. The General Partner and/or the Partnership shall not, without the affirmative vote of holders of more than 50% of the then outstanding Class AO LTIP Units affected thereby, given in person or by proxy, either in writing or at a meeting (voting separately as a class), take any action that would materially and adversely alter, change, modify or amend, whether by merger, consolidation or otherwise, the rights, powers or privileges of such Class AO LTIP Units, subject to the following exceptions:

(i)no separate consent of the holders of Class AO LTIP Units will be required if and to the extent that any such alteration, change, modification or amendment would equally, ratably and proportionately alter, change, modify or amend the rights, powers or privileges of the Class A Units (in which event the holders of Class AO LTIP Units shall only have such voting rights, if any, as provided in Section 14.1 of the Agreement in accordance with Section 8.A above);

(ii)with respect to any merger, consolidation or other business combination or reorganization, so long as the Class AO LTIP Units either (x) are converted into Class A Units immediately prior to the effectiveness of the transaction, (y) remain outstanding with the terms thereof materially unchanged, or (z) if the Partnership is not the surviving entity in such transaction, are exchanged for a security of the surviving entity with terms that are materially the same with respect to rights to allocations, distributions, redemption, conversion and voting as the Class AO LTIP Units and without any income, gain or loss expected to be recognized by the holder upon the exchange for federal income tax purposes (and with the terms of the Class A Units or such other securities into which the Class AO LTIP Units (or the substitute security therefor) are convertible materially the same with respect to rights to allocations, distributions, redemption, conversion and voting), such merger, consolidation or other business combination or reorganization shall not be deemed to materially and adversely alter, change, modify or amend the rights, powers or privileges of the Class AO LTIP Units, provided further, that if some, but not all, of the Class AO LTIP Units are converted into Class A Units immediately prior to the effectiveness of the transaction (and neither clause (y) or (z) above is applicable), then the consent required pursuant to this Section will be the consent of the holders of more than 50% of the Class AO LTIP Units to be outstanding following such conversion, Vested LTIP Units and Class A Units outstanding voting together as a single class pursuant to Section 8.A above;

(iii)any creation or issuance of any Class A Units or of any class of series of Class A Units or Preference Units of the Partnership (whether ranking junior to, on a parity with or senior to the Class AO LTIP Units or with respect to payment of distributions, redemption rights and the distribution of assets upon liquidation, dissolution or winding up), which either (x) does not require the consent of the holders of Class A Units or (y) does require such consent and is authorized by a vote of the holders of Class A Units, Vested LTIP Units and Class AO LTIP Units voting together as a single class pursuant to Section 8.A above, together with any other class or series of units of limited partnership interest in the Partnership upon which like voting rights have been conferred, shall not be deemed to materially and adversely alter, change, modify or amend the rights, powers or privileges of the Class AO LTIP Units;

(iv)any waiver by the Partnership of restrictions or limitations applicable to any outstanding Class AO LTIP Units with respect to any holder or holders thereof shall not be deemed to materially and adversely alter, change, modify or amend the rights, powers or privileges of the Class AO LTIP Units with respect to other

holders. The foregoing voting provisions will not apply if, as of or prior to the time when the action with respect to which such vote would otherwise be required will be taken or be effective, all outstanding Class AO LTIP Units shall have been converted and/or redeemed, or provision is made for such redemption and/or conversion to occur as of or prior to such time; and

(v)the General Partner shall have the power, without the consent of holders of Class AO LTIP Units, to amend the Agreement as may be required to reflect any change to the Agreement not otherwise specifically permitted by this Section 8.B that the General Partner deems necessary or appropriate in its sole discretion, providedthat such change does not adversely affect or eliminate any right granted to holders of Class AO LTIP Units requiring their approval.

9.    Other.

If there is a change in applicable tax law such that the Class AO LTIP Units become taxable to the holder of such Class AO LTIP Units as ordinary income, the Partnership, at any time at the election of the General Partner, may cause the Class AO LTIP Units to be restructured and/or substituted for other awards in a way that permits a tax deduction to the Partnership or the General Partner while preserving substantially similar pre-tax economics to the holder of such Class AO LTIP Units.

* * *

Attachment A to Exhibit J

Notice of Election by Partner to Convert
Class AO LTIP Units into Vested LTIP Units

The undersigned holder of Class AO LTIP Units hereby irrevocably elects to convert the number of Vested Class AO LTIP Units in Kite Realty Group, L.P. (the “Partnership”) set forth below into Vested LTIP Units in accordance with the terms of the Limited Partnership Agreement of the Partnership, as amended. The undersigned hereby represents, warrants, and certifies that the undersigned: (a) has title to such Class AO LTIP Units, free and clear of the rights or interests of any other person or entity other than the Partnership; (b) has the full right, power, and authority to cause the conversion of such Class AO LTIP Units as provided herein; and (c) has obtained the consent or approval of all persons or entities, if any, having the right to consent or approve such conversion.

Name of Holder:
(Please Print: Exact Name as Registered with Partnership)
Number of Class AO LTIP Units to be
Converted:
Date Submitted:
Conversion Date (Not to Exceed 60 days Following Date Submitted):
(Signature of Holder: Sign Exact Name as Registered with Partnership)
(Street Address)
(City)	(State)	(Zip Code)
Signature Guaranteed by:

Attachment B to Exhibit J

Notice of Election by Partnership to Force Conversion
of Class AO LTIP Units into Vested LTIP Units

Kite Realty Group, L.P. (the “Partnership”) hereby irrevocably elects to cause the number of Class AO LTIP Units held by the holder of Class AO LTIP Units set forth below to be converted into Vested LTIP Units in accordance with the terms of the Limited Partnership Agreement of the Partnership.

Name of Holder:

(Please Print: Exact Name as Registered with Partnership)

Number of Class AO LTIP Units to be

Converted:

Conversion Date:

EX-31.1

EXHIBIT 31.1

KITE REALTY GROUP TRUST

CERTIFICATION

I, John A. Kite, certify that:

1.I have reviewed this quarterly report on Form 10-Q of Kite Realty Group Trust;

2.Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3.Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4.The registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

(a)Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

(b)Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, 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;

(c)Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

(d)Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

5.The registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

(a)All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

(b)Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

Date: August 7, 2023	By:	/s/ JOHN A. KITE
		John A. Kite
		Chairman and Chief Executive Officer

EX-31.2

EXHIBIT 31.2

KITE REALTY GROUP TRUST

CERTIFICATION

I, Heath R. Fear, certify that:

1.I have reviewed this quarterly report on Form 10-Q of Kite Realty Group Trust;

2.Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3.Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4.The registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

(a)Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

(b)Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, 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;

(c)Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

(d)Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

5.The registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

(a)All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

(b)Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

Date: August 7, 2023	By:	/s/ HEATH R. FEAR
		Heath R. Fear
		Executive Vice President and Chief Financial Officer

EX-31.3

EXHIBIT 31.3

KITE REALTY GROUP, L.P.

CERTIFICATION

I, John A. Kite, certify that:

1.I have reviewed this quarterly report on Form 10-Q of Kite Realty Group, L.P.;

2.Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3.Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4.The registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

(a)Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

(b)Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, 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;

(c)Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

(d)Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

5.The registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

(a)All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

(b)Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

Date: August 7, 2023	By:	/s/ JOHN A. KITE
		John A. Kite
		Chief Executive Officer
		Kite Realty Group Trust, sole general partner of
		Kite Realty Group, L.P.

EX-31.4

EXHIBIT 31.4

KITE REALTY GROUP, L.P.

CERTIFICATION

I, Heath R. Fear, certify that:

1.I have reviewed this quarterly report on Form 10-Q of Kite Realty Group, L.P.;

2.Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3.Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4.The registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

(a)Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

(b)Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, 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;

(c)Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

(d)Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

5.The registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

(a)All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

(b)Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

Date: August 7, 2023	By:	/s/ HEATH R. FEAR
		Heath R. Fear
		Chief Financial Officer
		Kite Realty Group Trust, sole general partner of
		Kite Realty Group, L.P.

EX-32.1

EXHIBIT 32.1

 Certification of Chief Executive Officer and Chief Financial Officer

Pursuant to 18 U.S.C. Section 1350, As Adopted

Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002

The undersigned, John A. Kite, Chairman and Chief Executive Officer of Kite Realty Group Trust (the “Parent Company”), and Heath R. Fear, Chief Financial Officer of the Parent Company, each hereby certifies based on his knowledge, pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, 18 U.S.C. Section 1350, that:

(1)The Quarterly Report on Form 10-Q of the Parent Company for the quarter ended June 30, 2023 (the “Report”) fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934 (15 U.S.C. 78m); and

(2)The information in the Report fairly presents, in all material respects, the financial condition and results of operations of the Parent Company.

Date: August 7, 2023	By:	/s/ JOHN A. KITE
		John A. Kite
		Chairman and Chief Executive Officer

Date: August 7, 2023	By:	/s/ HEATH R. FEAR
		Heath R. Fear
		Chief Financial Officer

A signed original of this written statement required by Section 906 has been provided to the Parent Company and will be retained by the Parent Company and furnished to the Securities and Exchange Commission or its staff upon request.

EX-32.2

EXHIBIT 32.2

 Certification of Chief Executive Officer and Chief Financial Officer

Pursuant to 18 U.S.C. Section 1350, As Adopted

Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002

The undersigned, John A. Kite, Chief Executive Officer of Kite Realty Group Trust in its capacity as the sole general partner of Kite Realty Group, L.P. (the “Operating Partnership”), and Heath R. Fear, Chief Financial Officer of Kite Realty Group Trust in its capacity as the sole general partner of the Operating Partnership, each hereby certifies based on his knowledge, pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, 18 U.S.C. Section 1350, that:

(1)The Quarterly Report on Form 10-Q of the Operating Partnership for the quarter ended June 30, 2023 (the “Report”) fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934 (15 U.S.C. 78m); and

(2)The information in the Report fairly presents, in all material respects, the financial condition and results of operations of the Operating Partnership.

Date: August 7, 2023	By:	/s/ JOHN A. KITE
		John A. Kite
		Chief Executive Officer
		Kite Realty Group Trust, sole general partner of
		Kite Realty Group, L.P.

Date: August 7, 2023	By:	/s/ HEATH R. FEAR
		Heath R. Fear
		Chief Financial Officer
		Kite Realty Group Trust, sole general partner of
		Kite Realty Group, L.P.

A signed original of this written statement required by Section 906 has been provided to the Operating Partnership and will be retained by the Operating Partnership and furnished to the Securities and Exchange Commission or its staff upon request.

XML

Cover Page - shares	6 Months Ended
	Jun. 30, 2023	Aug. 01, 2023
Entity Information [Line Items]
Document Type	10-Q
Document Quarterly Report	true
Document Period End Date	Jun. 30, 2023
Document Transition Report	false
Entity File Number	001-32268
Entity Registrant Name	KITE REALTY GROUP TRUST
Entity Incorporation, State or Country Code	MD
Entity Tax Identification Number	11-3715772
Entity Address, Address Line One	30 S. Meridian Street
Entity Address, Address Line Two	Suite 1100
Entity Address, City or Town	Indianapolis
Entity Address, State or Province	IN
Entity Address, Postal Zip Code	46204
City Area Code	317
Local Phone Number	577-5600
Title of 12(b) Security	Common Shares, $0.01 par value per share
Trading Symbol	KRG
Security Exchange Name	NYSE
Entity Current Reporting Status	Yes
Entity Interactive Data Current	Yes
Entity Filer Category	Large Accelerated Filer
Entity Small Business	false
Entity Emerging Growth Company	false
Entity Shell Company	false
Entity Common Stock, Shares Outstanding		219,373,084
Current Fiscal Year End Date	--12-31
Amendment Flag	false
Entity Central Index Key	0001286043
Document Fiscal Year Focus	2023
Document Fiscal Period Focus	Q2
Kite Realty Group, L.P.
Entity Information [Line Items]
Entity File Number	333-202666-01
Entity Registrant Name	KITE REALTY GROUP, L.P.
Entity Incorporation, State or Country Code	DE
Entity Tax Identification Number	20-1453863
Entity Current Reporting Status	Yes
Entity Interactive Data Current	Yes
Entity Filer Category	Non-accelerated Filer
Entity Small Business	false
Entity Emerging Growth Company	false
Entity Shell Company	false
Entity Central Index Key	0001636315

XML

Consolidated Balance Sheets (Unaudited) - KRG Trust - USD ($) $ in Thousands	Jun. 30, 2023	Dec. 31, 2022
Assets:
Investment properties, at cost	$ 7,670,365	$ 7,732,573
Less: accumulated depreciation	(1,244,282)	(1,161,148)
Net investment properties	6,426,083	6,571,425
Cash and cash equivalents	129,254	115,799
Tenant and other receivables, including accrued straight-line rent of $51,355 and $44,460, respectively	109,552	101,301
Restricted cash and escrow deposits	5,700	6,171
Deferred costs, net	353,714	409,828
Prepaid and other assets	130,485	127,044
Investments in unconsolidated subsidiaries	10,311	10,414
Total assets	7,165,099	7,341,982
Liabilities:
Mortgage and other indebtedness, net	2,937,963	3,010,299
Accounts payable and accrued expenses	178,227	207,792
Deferred revenue and other liabilities	289,671	298,039
Total liabilities	3,405,861	3,516,130
Commitments and contingencies
Limited Partners’ interests in the Operating Partnership	60,927	53,967
Equity:
Common shares, $0.01 par value, 490,000,000 shares authorized, 219,374,275 and 219,185,658 shares issued and outstanding at June 30, 2023 and December 31, 2022, respectively	2,194	2,192
Additional paid-in capital	4,894,907	4,897,736
Accumulated other comprehensive income	71,323	74,344
Accumulated deficit	(1,275,617)	(1,207,757)
Total shareholders’ equity/Partners’ equity	3,692,807	3,766,515
Noncontrolling interests	5,504	5,370
Total equity	3,698,311	3,771,885
Total liabilities and equity	$ 7,165,099	$ 7,341,982

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Consolidated Balance Sheets (Unaudited) (Parenthetical) - KRG Trust - USD ($) $ in Thousands	Jun. 30, 2023	Dec. 31, 2022
Statement of Financial Position [Abstract]
Accrued straight-line rent	$ 51,355	$ 44,460
Common shares, par value (in USD per share)	$ 0.01	$ 0.01
Common shares, shares authorized (in shares)	490,000,000	490,000,000
Common shares, shares issued (in shares)	219,374,275	219,185,658
Common shares, shares outstanding (in shares)	219,374,275	219,185,658

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Consolidated Statements of Operations and Comprehensive Income (Unaudited) - KRG Trust - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022	Jun. 30, 2023	Jun. 30, 2022
Revenue:
Rental income	$ 205,836	$ 196,205	$ 408,899	$ 387,097
Total revenue	208,759	202,605	415,509	396,996
Expenses:
Property operating	27,232	26,123	54,546	52,051
Real estate taxes	26,697	27,883	53,880	54,742
General, administrative and other	14,499	13,809	27,883	27,118
Merger and acquisition costs	0	(27)	0	898
Depreciation and amortization	109,462	119,761	217,533	241,265
Total expenses	177,890	187,549	353,842	376,074
Gain on sales of operating properties, net	28,440	23,958	28,440	27,126
Operating income	59,309	39,014	90,107	48,048
Interest expense	(27,205)	(25,709)	(52,630)	(51,223)
Income tax (expense) benefit of taxable REIT subsidiary	(45)	188	(16)	259
Equity in earnings (loss) of unconsolidated subsidiaries	118	114	(126)	(200)
Other income (expense), net	304	(162)	707	(265)
Net income (loss)	32,481	13,445	38,042	(3,381)
Net income attributable to noncontrolling interests	(423)	(314)	(593)	(292)
Net income (loss) attributable to common shareholders	$ 32,058	$ 13,131	$ 37,449	$ (3,673)
Net income (loss) per common share
Net income (loss) per common share – basic (in USD per share)	$ 0.15	$ 0.06	$ 0.17	$ (0.02)
Net income (loss) per common share – diluted (in USD per share)	$ 0.15	$ 0.06	$ 0.17	$ (0.02)
Weighted average common shares outstanding - basic (in shares)	219,354,275	219,073,778	219,294,255	219,027,729
Weighted average common shares outstanding - diluted (in shares)	220,032,366	219,744,300	219,999,440	219,027,729
Net income (loss)	$ 32,481	$ 13,445	$ 38,042	$ (3,381)
Change in fair value of derivatives	8,642	17,559	(3,003)	56,497
Total comprehensive income	41,123	31,004	35,039	53,116
Comprehensive income attributable to noncontrolling interests	(529)	(727)	(611)	(930)
Comprehensive income attributable to the Company and common unitholders	40,594	30,277	34,428	52,186
Other property-related revenue
Revenue:
Other revenue	1,883	3,729	3,799	4,919
Fee income
Revenue:
Other revenue	$ 1,040	$ 2,671	$ 2,811	$ 4,980

XML

Consolidated Statements of Shareholders' Equity (Unaudited) - KRG Trust - USD ($) $ in Thousands	Total	Common Shares	Additional Paid-in Capital	Accumulated Other Comprehensive Income (Loss)	Accumulated Deficit
Balance at beginning of period (in shares) at Dec. 31, 2021		218,949,569
Balance at beginning of period at Dec. 31, 2021	$ 3,922,047	$ 2,189	$ 4,898,673	$ (15,902)	$ (962,913)
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Stock compensation activity (in shares)		93,334
Stock compensation activity	1,822	$ 1	1,821
Other comprehensive (loss) income	38,713			38,713
Distributions to common shareholders	(41,600)				(41,600)
Net income (loss) attributable to common shareholders	(16,804)				(16,804)
Adjustment to redeemable noncontrolling interests	(5,597)		(5,597)
Balance at end of period (in shares) at Mar. 31, 2022		219,042,903
Balance at end of period at Mar. 31, 2022	3,898,581	$ 2,190	4,894,897	22,811	(1,021,317)
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Stock compensation activity (in shares)		58,095
Stock compensation activity	2,851	$ 1	2,850
Other comprehensive (loss) income	17,146			17,146
Distributions to common shareholders	(43,808)				(43,808)
Net income (loss) attributable to common shareholders	13,131				13,131
Adjustment to redeemable noncontrolling interests	3,239		3,239
Balance at end of period (in shares) at Jun. 30, 2022		219,100,998
Balance at end of period at Jun. 30, 2022	$ 3,891,140	$ 2,191	4,900,986	39,957	(1,051,994)
Balance at beginning of period (in shares) at Dec. 31, 2022	219,185,658	219,185,658
Balance at beginning of period at Dec. 31, 2022	$ 3,766,515	$ 2,192	4,897,736	74,344	(1,207,757)
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Stock compensation activity (in shares)		140,240
Stock compensation activity	2,135	$ 1	2,134
Other comprehensive (loss) income	(11,557)			(11,557)
Distributions to common shareholders	(52,659)				(52,659)
Net income (loss) attributable to common shareholders	5,391				5,391
Adjustment to redeemable noncontrolling interests	(3,821)		(3,821)
Balance at end of period (in shares) at Mar. 31, 2023		219,325,898
Balance at end of period at Mar. 31, 2023	3,706,004	$ 2,193	4,896,049	62,787	(1,255,025)
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Stock compensation activity (in shares)		48,377
Stock compensation activity	2,960	$ 1	2,959
Other comprehensive (loss) income	8,536			8,536
Distributions to common shareholders	(52,650)				(52,650)
Net income (loss) attributable to common shareholders	32,058				32,058
Adjustment to redeemable noncontrolling interests	$ (4,101)		(4,101)
Balance at end of period (in shares) at Jun. 30, 2023	219,374,275	219,374,275
Balance at end of period at Jun. 30, 2023	$ 3,692,807	$ 2,194	$ 4,894,907	$ 71,323	$ (1,275,617)

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Consolidated Statements of Cash Flows (Unaudited) - KRG Trust - USD ($) $ in Thousands	6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022
Cash flows from operating activities:
Net income (loss)	$ 38,042	$ (3,381)
Adjustments to reconcile net income (loss) to net cash provided by operating activities:
Depreciation and amortization	219,315	242,634
Gain on sales of operating properties, net	(28,440)	(27,126)
Straight-line rent	(6,958)	(8,359)
Compensation expense for equity awards	5,133	5,603
Amortization of debt fair value adjustments	(6,688)	(6,835)
Amortization of in-place lease liabilities	(5,375)	(1,915)
Changes in assets and liabilities:
Tenant receivables	268	(1,447)
Deferred costs and other assets	(14,074)	(4,257)
Accounts payable, accrued expenses, deferred revenue and other liabilities	(20,798)	(40,595)
Net cash provided by operating activities	180,425	154,322
Cash flows from investing activities:
Acquisitions of interests in properties	0	(65,765)
Capital expenditures	(67,767)	(58,731)
Net proceeds from sales of land	917	1,935
Net proceeds from sales of operating properties	78,556	65,408
Investment in short-term deposits	0	125,000
Small business loan repayments	287	372
Change in construction payables	(3,980)	(717)
Distribution from unconsolidated joint venture	0	1,144
Net cash provided by investing activities	8,013	68,646
Cash flows from financing activities:
Proceeds from issuance of common shares, net	40	20
Repurchases of common shares upon the vesting of restricted shares	(731)	(1,144)
Debt and equity issuance costs	(54)	(662)
Loan proceeds	293,095	120,000
Loan payments	(361,162)	(255,766)
Distributions paid – common shareholders	(105,243)	(85,408)
Distributions paid – redeemable noncontrolling interests	(1,399)	(1,219)
Net cash used in financing activities	(175,454)	(224,179)
Net change in cash, cash equivalents and restricted cash	12,984	(1,211)
Cash, cash equivalents and restricted cash, beginning of period	121,970	100,363
Cash, cash equivalents and restricted cash, end of period	$ 134,954	$ 99,152

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Consolidated Balance Sheets (Unaudited) - KRG, LP - USD ($) $ in Thousands	Jun. 30, 2023	Dec. 31, 2022
Assets:
Investment properties, at cost	$ 7,670,365	$ 7,732,573
Less: accumulated depreciation	(1,244,282)	(1,161,148)
Net investment properties	6,426,083	6,571,425
Cash and cash equivalents	129,254	115,799
Tenant and other receivables, including accrued straight-line rent of $51,355 and $44,460, respectively	109,552	101,301
Restricted cash and escrow deposits	5,700	6,171
Deferred costs, net	353,714	409,828
Prepaid and other assets	130,485	127,044
Investments in unconsolidated subsidiaries	10,311	10,414
Total assets	7,165,099	7,341,982
Liabilities:
Mortgage and other indebtedness, net	2,937,963	3,010,299
Accounts payable and accrued expenses	178,227	207,792
Deferred revenue and other liabilities	289,671	298,039
Total liabilities	3,405,861	3,516,130
Commitments and contingencies
Limited Partners’ interests in the Operating Partnership	60,927	53,967
Partners’ Equity:
Common equity, 219,374,275 and 219,185,658 units issued and outstanding at June 30, 2023 and December 31, 2022, respectively	2,194	2,192
Accumulated other comprehensive income	71,323	74,344
Total shareholders’ equity/Partners’ equity	3,692,807	3,766,515
Noncontrolling interests	5,504	5,370
Total equity	3,698,311	3,771,885
Total liabilities and equity	7,165,099	7,341,982
Kite Realty Group, L.P.
Assets:
Investment properties, at cost	7,670,365	7,732,573
Less: accumulated depreciation	(1,244,282)	(1,161,148)
Net investment properties	6,426,083	6,571,425
Cash and cash equivalents	129,254	115,799
Tenant and other receivables, including accrued straight-line rent of $51,355 and $44,460, respectively	109,552	101,301
Restricted cash and escrow deposits	5,700	6,171
Deferred costs, net	353,714	409,828
Prepaid and other assets	130,485	127,044
Investments in unconsolidated subsidiaries	10,311	10,414
Total assets	7,165,099	7,341,982
Liabilities:
Mortgage and other indebtedness, net	2,937,963	3,010,299
Accounts payable and accrued expenses	178,227	207,792
Deferred revenue and other liabilities	289,671	298,039
Total liabilities	3,405,861	3,516,130
Commitments and contingencies
Limited Partners’ interests in the Operating Partnership	60,927	53,967
Partners’ Equity:
Common equity, 219,374,275 and 219,185,658 units issued and outstanding at June 30, 2023 and December 31, 2022, respectively	3,621,484	3,692,171
Accumulated other comprehensive income	71,323	74,344
Total shareholders’ equity/Partners’ equity	3,692,807	3,766,515
Noncontrolling interests	5,504	5,370
Total equity	3,698,311	3,771,885
Total liabilities and equity	$ 7,165,099	$ 7,341,982

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Consolidated Balance Sheets (Unaudited) (Parenthetical) - KRG, LP - USD ($) $ in Thousands	Jun. 30, 2023	Dec. 31, 2022
Accrued straight-line rent	$ 51,355	$ 44,460
Common shares, shares issued (in shares)	219,374,275	219,185,658
Common shares, shares outstanding (in shares)	219,374,275	219,185,658
Kite Realty Group, L.P.
Accrued straight-line rent	$ 51,355	$ 44,460
Common shares, shares issued (in shares)	219,374,275	219,185,658
Common shares, shares outstanding (in shares)	219,374,275	219,185,658

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Consolidated Statements of Operations and Comprehensive Income (Unaudited) - KRG, LP - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022	Jun. 30, 2023	Jun. 30, 2022
Revenue:
Rental income	$ 205,836	$ 196,205	$ 408,899	$ 387,097
Total revenue	208,759	202,605	415,509	396,996
Expenses:
Property operating	27,232	26,123	54,546	52,051
Real estate taxes	26,697	27,883	53,880	54,742
General, administrative and other	14,499	13,809	27,883	27,118
Merger and acquisition costs	0	(27)	0	898
Depreciation and amortization	109,462	119,761	217,533	241,265
Total expenses	177,890	187,549	353,842	376,074
Gain on sales of operating properties, net	28,440	23,958	28,440	27,126
Operating income	59,309	39,014	90,107	48,048
Interest expense	(27,205)	(25,709)	(52,630)	(51,223)
Income tax (expense) benefit of taxable REIT subsidiary	(45)	188	(16)	259
Equity in earnings (loss) of unconsolidated subsidiaries	118	114	(126)	(200)
Other income (expense), net	304	(162)	707	(265)
Net income (loss)	32,481	13,445	38,042	(3,381)
Net income attributable to noncontrolling interests	(423)	(314)	(593)	(292)
Net income (loss) attributable to common shareholders	$ 32,058	$ 13,131	$ 37,449	$ (3,673)
Net income (loss) per common share
Net income (loss) per common unit – basic (in USD per share)	$ 0.15	$ 0.06	$ 0.17	$ (0.02)
Net income (loss) per common unit – diluted (in USD per share)	$ 0.15	$ 0.06	$ 0.17	$ (0.02)
Weighted average common units outstanding – basic (in shares)	219,354,275	219,073,778	219,294,255	219,027,729
Weighted average common units outstanding – diluted (in shares)	220,032,366	219,744,300	219,999,440	219,027,729
Net income (loss)	$ 32,481	$ 13,445	$ 38,042	$ (3,381)
Change in fair value of derivatives	8,642	17,559	(3,003)	56,497
Total comprehensive income	41,123	31,004	35,039	53,116
Comprehensive income attributable to noncontrolling interests	(529)	(727)	(611)	(930)
Comprehensive income attributable to the Company and common unitholders	40,594	30,277	34,428	52,186
Other property-related revenue
Revenue:
Other revenue	1,883	3,729	3,799	4,919
Fee income
Revenue:
Other revenue	1,040	2,671	2,811	4,980
Kite Realty Group, L.P.
Revenue:
Rental income	205,836	196,205	408,899	387,097
Total revenue	208,759	202,605	415,509	396,996
Expenses:
Property operating	27,232	26,123	54,546	52,051
Real estate taxes	26,697	27,883	53,880	54,742
General, administrative and other	14,499	13,809	27,883	27,118
Merger and acquisition costs	0	(27)	0	898
Depreciation and amortization	109,462	119,761	217,533	241,265
Total expenses	177,890	187,549	353,842	376,074
Gain on sales of operating properties, net	28,440	23,958	28,440	27,126
Operating income	59,309	39,014	90,107	48,048
Interest expense	(27,205)	(25,709)	(52,630)	(51,223)
Income tax (expense) benefit of taxable REIT subsidiary	(45)	188	(16)	259
Equity in earnings (loss) of unconsolidated subsidiaries	118	114	(126)	(200)
Other income (expense), net	304	(162)	707	(265)
Net income (loss)	32,481	13,445	38,042	(3,381)
Net income attributable to noncontrolling interests	(30)	(182)	(134)	(326)
Net income (loss) attributable to common shareholders	32,451	13,263	37,908	(3,707)
Allocation of net income (loss):
Limited Partners	393	132	459	(34)
Parent Company	$ 32,058	$ 13,131	$ 37,449	$ (3,673)
Net income (loss) per common share
Net income (loss) per common unit – basic (in USD per share)	$ 0.15	$ 0.06	$ 0.17	$ (0.02)
Net income (loss) per common unit – diluted (in USD per share)	$ 0.15	$ 0.06	$ 0.17	$ (0.02)
Weighted average common units outstanding – basic (in shares)	222,388,487	221,879,784	222,287,815	221,655,238
Weighted average common units outstanding – diluted (in shares)	223,066,578	222,550,306	222,993,000	221,655,238
Net income (loss)	$ 32,481	$ 13,445	$ 38,042	$ (3,381)
Change in fair value of derivatives	8,642	17,559	(3,003)	56,497
Total comprehensive income	41,123	31,004	35,039	53,116
Comprehensive income attributable to noncontrolling interests	(30)	(182)	(134)	(326)
Comprehensive income attributable to the Company and common unitholders	41,093	30,822	34,905	52,790
Kite Realty Group, L.P. | Other property-related revenue
Revenue:
Other revenue	1,883	3,729	3,799	4,919
Kite Realty Group, L.P. | Fee income
Revenue:
Other revenue	$ 1,040	$ 2,671	$ 2,811	$ 4,980

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Consolidated Statements of Partners' Equity (Unaudited) - KRG, LP - USD ($) $ in Thousands	Total	Kite Realty Group, L.P.	Kite Realty Group, L.P. General Partner Common Equity	Kite Realty Group, L.P. General Partner Accumulated Other Comprehensive Income (Loss)
Partners' capital, balance at beginning of period at Dec. 31, 2021		$ 3,922,047	$ 3,937,949	$ (15,902)
Increase (Decrease) in Partners' Capital [Roll Forward]
Stock compensation activity		1,822	1,822
Other comprehensive (loss) income attributable to Parent Company	$ 38,713	38,713		38,713
Distributions to Parent Company		(41,600)	(41,600)
Net income (loss) attributable to Parent Company	(16,804)	(16,804)	(16,804)
Adjustment to redeemable noncontrolling interests		(5,597)	(5,597)
Partners' capital, balance at end of period at Mar. 31, 2022		3,898,581	3,875,770	22,811
Increase (Decrease) in Partners' Capital [Roll Forward]
Stock compensation activity		2,851	2,851
Other comprehensive (loss) income attributable to Parent Company	17,146	17,146		17,146
Distributions to Parent Company		(43,808)	(43,808)
Net income (loss) attributable to Parent Company	13,131	13,131	13,131
Adjustment to redeemable noncontrolling interests		3,239	3,239
Partners' capital, balance at end of period at Jun. 30, 2022		3,891,140	3,851,183	39,957
Partners' capital, balance at beginning of period at Dec. 31, 2022		3,766,515	3,692,171	74,344
Increase (Decrease) in Partners' Capital [Roll Forward]
Stock compensation activity		2,135	2,135
Other comprehensive (loss) income attributable to Parent Company	(11,557)	(11,557)		(11,557)
Distributions to Parent Company		(52,659)	(52,659)
Net income (loss) attributable to Parent Company	5,391	5,391	5,391
Adjustment to redeemable noncontrolling interests		(3,821)	(3,821)
Partners' capital, balance at end of period at Mar. 31, 2023		3,706,004	3,643,217	62,787
Increase (Decrease) in Partners' Capital [Roll Forward]
Stock compensation activity		2,960	2,960
Other comprehensive (loss) income attributable to Parent Company	8,536	8,536		8,536
Distributions to Parent Company		(52,650)	(52,650)
Net income (loss) attributable to Parent Company	$ 32,058	32,058	32,058
Adjustment to redeemable noncontrolling interests		(4,101)	(4,101)
Partners' capital, balance at end of period at Jun. 30, 2023		$ 3,692,807	$ 3,621,484	$ 71,323

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Consolidated Statements of Cash Flows (Unaudited) - KRG, LP - USD ($) $ in Thousands	6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022
Cash flows from operating activities:
Net income (loss)	$ 38,042	$ (3,381)
Adjustments to reconcile net income (loss) to net cash provided by operating activities:
Depreciation and amortization	219,315	242,634
Gain on sales of operating properties, net	(28,440)	(27,126)
Straight-line rent	(6,958)	(8,359)
Compensation expense for equity awards	5,133	5,603
Amortization of debt fair value adjustments	(6,688)	(6,835)
Amortization of in-place lease liabilities	(5,375)	(1,915)
Changes in assets and liabilities:
Tenant receivables	268	(1,447)
Deferred costs and other assets	(14,074)	(4,257)
Accounts payable, accrued expenses, deferred revenue and other liabilities	(20,798)	(40,595)
Net cash provided by operating activities	180,425	154,322
Cash flows from investing activities:
Acquisitions of interests in properties	0	(65,765)
Capital expenditures	(67,767)	(58,731)
Net proceeds from sales of land	917	1,935
Net proceeds from sales of operating properties	78,556	65,408
Investment in short-term deposits	0	125,000
Small business loan repayments	287	372
Change in construction payables	(3,980)	(717)
Distribution from unconsolidated joint venture	0	1,144
Net cash provided by investing activities	8,013	68,646
Cash flows from financing activities:
Contributions from the General Partner	40	20
Repurchases of common shares upon the vesting of restricted shares	(731)	(1,144)
Debt and equity issuance costs	(54)	(662)
Loan proceeds	293,095	120,000
Loan payments	(361,162)	(255,766)
Distributions paid – common shareholders	(105,243)	(85,408)
Distributions paid – redeemable noncontrolling interests	(1,399)	(1,219)
Net cash used in financing activities	(175,454)	(224,179)
Net change in cash, cash equivalents and restricted cash	12,984	(1,211)
Cash, cash equivalents and restricted cash, beginning of period	121,970	100,363
Cash, cash equivalents and restricted cash, end of period	134,954	99,152
Kite Realty Group, L.P.
Cash flows from operating activities:
Net income (loss)	38,042	(3,381)
Adjustments to reconcile net income (loss) to net cash provided by operating activities:
Depreciation and amortization	219,315	242,634
Gain on sales of operating properties, net	(28,440)	(27,126)
Straight-line rent	(6,958)	(8,359)
Compensation expense for equity awards	5,133	5,603
Amortization of debt fair value adjustments	(6,688)	(6,835)
Amortization of in-place lease liabilities	(5,375)	(1,915)
Changes in assets and liabilities:
Tenant receivables	268	(1,447)
Deferred costs and other assets	(14,074)	(4,257)
Accounts payable, accrued expenses, deferred revenue and other liabilities	(20,798)	(40,595)
Net cash provided by operating activities	180,425	154,322
Cash flows from investing activities:
Acquisitions of interests in properties	0	(65,765)
Capital expenditures	(67,767)	(58,731)
Net proceeds from sales of land	917	1,935
Net proceeds from sales of operating properties	78,556	65,408
Investment in short-term deposits	0	125,000
Small business loan repayments	287	372
Change in construction payables	(3,980)	(717)
Distribution from unconsolidated joint venture	0	1,144
Net cash provided by investing activities	8,013	68,646
Cash flows from financing activities:
Contributions from the General Partner	40	20
Repurchases of common shares upon the vesting of restricted shares	(731)	(1,144)
Debt and equity issuance costs	(54)	(662)
Loan proceeds	293,095	120,000
Loan payments	(361,162)	(255,766)
Distributions paid – common shareholders	(105,243)	(85,408)
Distributions paid – redeemable noncontrolling interests	(1,399)	(1,219)
Net cash used in financing activities	(175,454)	(224,179)
Net change in cash, cash equivalents and restricted cash	12,984	(1,211)
Cash, cash equivalents and restricted cash, beginning of period	121,970	100,363
Cash, cash equivalents and restricted cash, end of period	$ 134,954	$ 99,152

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ORGANIZATION AND BASIS OF PRESENTATION

6 Months Ended

Jun. 30, 2023

Organization, Consolidation and Presentation of Financial Statements [Abstract]

ORGANIZATION AND BASIS OF PRESENTATION

ORGANIZATION AND BASIS OF PRESENTATION

Kite Realty Group Trust (the “Parent Company”), through its majority-owned subsidiary, Kite Realty Group, L.P. (the “Operating Partnership”), owns interests in various operating subsidiaries and joint ventures engaged in the ownership, operation, acquisition, development and redevelopment of high-quality, open-air shopping centers and mixed-use assets in select markets in the United States. The terms “Company,” “we,” “us,” and “our” refer to the Parent Company and the Operating Partnership, collectively, and those entities owned or controlled by the Parent Company and/or the Operating Partnership.

The Operating Partnership was formed on August 16, 2004, when the Parent Company contributed properties and the net proceeds from an initial public offering of shares of its common stock to the Operating Partnership. The Parent Company was organized in Maryland in 2004 to succeed in the development, acquisition, construction and real estate businesses of its predecessor. We believe the Company qualifies as a real estate investment trust (“REIT”) under provisions of the Internal Revenue Code of 1986, as amended.

The Parent Company is the sole general partner of the Operating Partnership, and as of June 30, 2023 owned approximately 98.6% of the common partnership interests in the Operating Partnership (“General Partner Units”). The remaining 1.4% of the common partnership interests (“Limited Partner Units” and, together with the General Partner Units, the “Common Units”) were owned by the limited partners. As the sole general partner of the Operating Partnership, the Parent Company has full, exclusive and complete responsibility and discretion in the day-to-day management and control of the Operating Partnership. The Parent Company and the Operating Partnership are operated as one enterprise. The management of the Parent Company consists of the same members as the management of the Operating Partnership. As the sole general partner with control of the Operating Partnership, the Parent Company consolidates the Operating Partnership for financial reporting purposes, and the Parent Company does not have any significant assets other than its investment in the Operating Partnership.

The accompanying unaudited consolidated financial statements have been prepared pursuant to the rules and regulations of the Securities and Exchange Commission (“SEC”). Certain information and footnote disclosures normally included in the financial statements prepared in accordance with accounting principles generally accepted in the United States (“GAAP”) may have been condensed or omitted pursuant to such rules and regulations, although management believes that the disclosures are adequate to make the presentation not misleading. The unaudited consolidated financial statements as of June 30, 2023 and for the three and six months ended June 30, 2023 and 2022 include all adjustments, consisting of normal recurring adjustments, necessary in the opinion of management to present fairly the financial information set forth therein. The unaudited consolidated financial statements in this Form 10-Q should be read in conjunction with the audited consolidated financial statements and related notes thereto included in the combined Annual Report on Form 10-K of the Parent Company and the Operating Partnership for the year ended December 31, 2022.

The preparation of financial statements in accordance with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities, disclosure of contingent assets and liabilities at the date of the financial statements, and revenues and expenses during the reported period. Actual results could differ from these estimates. The results of operations for the interim periods are not necessarily indicative of the results that may be expected on an annual basis.

As of June 30, 2023, the Company’s portfolio consisted of the following:

	Properties	Square Footage
Operating retail properties(1)	181	28,590,350
Office properties	1	287,291
Development and redevelopment projects:
Carillon medical office building	1	126,000
The Corner (IN)	1	24,000

(1)Included within operating retail properties are 11 properties that contain an office component. Of the 181 operating retail properties, 178 are consolidated in these financial statements and the remaining three are accounted for under the equity method.

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SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

6 Months Ended

Jun. 30, 2023

Accounting Policies [Abstract]

SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

Components of Investment Properties

The following table summarizes the composition of the Company’s investment properties as of June 30, 2023 and December 31, 2022 (in thousands):

	Balance as of
	June 30, 2023		December 31, 2022
Land, buildings and improvements	$	7,589,842	$	7,656,765
Construction in progress	80,523		75,808
Investment properties, at cost	$	7,670,365	$	7,732,573

Components of Rental Income including Allowance for Uncollectible Accounts

Rental income related to the Company’s operating leases is comprised of the following for the three and six months ended June 30, 2023 and 2022 (in thousands):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Fixed contractual lease payments – operating leases	$	160,134	$	152,652	$	318,724	$	302,476
Variable lease payments – operating leases	39,876		39,064		79,630		76,089
Bad debt reserve	(233)		(1,171)		(1,788)		(1,742)
Straight-line rent adjustments	2,910		4,530		6,768		8,623
Straight-line rent recovery (reserve) for uncollectibility	504		(202)		190		(264)
Amortization of in-place lease liabilities, net	2,645		1,332		5,375		1,915
Rental income	$	205,836	$	196,205	$	408,899	$	387,097

The Company makes estimates as to the collectability of its accounts receivable. In making these estimates, the Company reviews a variety of qualitative and quantitative data and considers such facts as the credit quality of our customer, historical write-off experience and current economic trends, to make a subjective determination. An allowance for uncollectible accounts, including future credit losses of the accrued straight-line rent receivables, is maintained for estimated losses resulting from the inability of certain tenants to meet contractual obligations under their lease agreements.

Consolidation and Investments in Joint Ventures

The accompanying financial statements are presented on a consolidated basis and include all accounts of the Parent Company, the Operating Partnership, the taxable REIT subsidiaries (“TRSs”) of the Operating Partnership, subsidiaries of the Operating Partnership that are controlled and any variable interest entities (“VIEs”) in which the Operating Partnership is the primary beneficiary. As of June 30, 2023, we owned investments in two consolidated joint ventures that were VIEs in which the partners did not have substantive participating rights and we were the primary beneficiary. As of June 30, 2023, these consolidated VIEs had mortgage debt of $123.0 million, which were secured by assets of the VIEs totaling $227.2 million. The Operating Partnership guarantees the mortgage debt of these VIEs.

The Operating Partnership is considered a VIE as the limited partners do not hold kick-out rights or substantive participating rights. The Parent Company consolidates the Operating Partnership as it is the primary beneficiary.

Income Taxes and REIT Compliance

Parent Company

The Parent Company, which is considered a corporation for U.S. federal income tax purposes, has been organized and operated, and intends to continue to operate, in a manner that will enable it to maintain its qualification as a REIT for U.S. federal income tax purposes. As a result, it generally will not be subject to U.S. federal income tax on the earnings that it distributes to the extent it distributes its “REIT taxable income” (determined before the deduction for dividends paid and excluding net capital gains) to shareholders of the Parent Company and meets certain other requirements on a recurring basis. To the extent that it satisfies this distribution requirement, but distributes less than 100% of its taxable income, it will be subject to U.S. federal corporate income tax on its undistributed REIT taxable income. REITs are subject to a number of organizational and operational requirements. If the Parent Company fails to qualify as a REIT in any taxable year, it will be subject to U.S. federal income tax on its taxable income at regular corporate rates for a period of four years following the year in which qualification is lost. Additionally, we may also be subject to certain taxes enacted by the Inflation Reduction Act of 2022 that are applicable to non-REIT corporations, including the nondeductible 1% excise tax on certain stock repurchases. We may also be subject to certain U.S. federal, state and local taxes on our income and property and to U.S. federal income and excise taxes on our undistributed taxable income even if the Parent Company does qualify as a REIT. The Operating Partnership intends to continue to make distributions to the Parent Company in amounts sufficient to assist the Parent Company in adhering to REIT requirements and maintaining its REIT status.

We have elected to treat Kite Realty Holdings, LLC as a TRS of the Operating Partnership. In addition, in connection with the merger with Retail Properties of America, Inc. (“RPAI”) in October 2021, we assumed RPAI’s existing TRS, IWR Protective Corporation, as a TRS of the Operating Partnership and we may elect to treat other subsidiaries as TRSs in the future. This election enables us to receive income and provide services that would otherwise be impermissible for a REIT. Deferred tax assets and liabilities are established for temporary differences between the financial reporting bases and the tax bases of assets and liabilities at the tax rates expected to be in effect when the temporary differences reverse. Deferred tax assets are reduced by a valuation allowance if it is more likely than not that some portion or all of the deferred tax asset will not be realized.

Operating Partnership

The allocated share of income and loss, other than the operations of our TRSs, is included in the income tax returns of the Operating Partnership’s partners. Accordingly, the only U.S. federal income taxes included in the accompanying consolidated financial statements are in connection with the TRSs.

Noncontrolling Interests

We report the non-redeemable noncontrolling interests in subsidiaries as equity, and the amount of consolidated net income attributable to these noncontrolling interests is set forth separately in the consolidated financial statements. The following table summarizes the non-redeemable noncontrolling interests in consolidated properties for the six months ended June 30, 2023 and 2022 (in thousands):

	Six Months Ended June 30,
	2023		2022
Noncontrolling interests balance as of January 1,	$	5,370	$	5,146
Net income allocable to noncontrolling interests, excluding redeemable noncontrolling interests	134		62
Noncontrolling interests balance as of June 30,	$	5,504	$	5,208

Noncontrolling Interests – Joint Venture

Prior to the merger with RPAI, RPAI entered into a joint venture related to the development, ownership and operation of the multifamily rental portion of the expansion project at One Loudoun Downtown – Pads G & H. The Company owns 90% of the joint venture.

During the three months ended June 30, 2023, the Company originated a 10-year $95.1 million mortgage payable at a fixed interest rate of 5.36% secured by the joint venture project. In conjunction with the loan origination, the joint venture’s construction loan was repaid. Under terms defined in the joint venture agreement, after construction completion and stabilization of the development project (as defined in the joint venture agreement), the Company has the ability to call, and the

joint venture partner has the ability to put to the Company, subject to certain conditions, the joint venture partner’s interest in the joint venture at fair value. The Company expects that these conditions will be met in the second half of 2023.

The joint venture is considered a VIE primarily because the Company’s joint venture partner does not have substantive kick-out rights or substantive participating rights. The Company is considered the primary beneficiary as it has a controlling financial interest in the joint venture. As such, the Company has consolidated this joint venture and presented the joint venture partner’s interests as noncontrolling interests.

Redeemable Noncontrolling Interests – Limited Partners

Limited Partner Units are redeemable noncontrolling interests in the Operating Partnership. We classify redeemable noncontrolling interests in the Operating Partnership in the accompanying consolidated balance sheets outside of permanent equity because we may be required to pay cash to holders of Limited Partner Units upon redemption of their interests in the Operating Partnership or deliver registered shares upon their conversion. The carrying amount of the redeemable noncontrolling interests in the Operating Partnership is reflected at the greater of historical book value or redemption value with a corresponding adjustment to additional paid-in capital. As of June 30, 2023 and December 31, 2022, the redemption value of the redeemable noncontrolling interests in the Operating Partnership exceeded the historical book value, and the balances were accordingly adjusted to redemption value.

We allocate net operating results of the Operating Partnership after noncontrolling interests in the consolidated properties based on the partners’ respective weighted average ownership interest. We adjust the redeemable noncontrolling interests in the Operating Partnership at the end of each reporting period to reflect their interests in the Operating Partnership or redemption value. This adjustment is reflected in our shareholders’ and Parent Company’s equity. For the three and six months ended June 30, 2023 and 2022, the weighted average interests of the Parent Company and the limited partners in the Operating Partnership were as follows:

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Parent Company’s weighted average interest in Operating Partnership	98.6	%	98.7	%	98.7	%	98.8	%
Limited partners’ weighted average interests in Operating Partnership	1.4	%	1.3	%	1.3	%	1.2	%

As of June 30, 2023, the Parent Company’s interest and the limited partners’ redeemable noncontrolling ownership interests in the Operating Partnership were 98.6% and 1.4%. As of December 31, 2022, the Parent Company’s interest and the limited partners’ redeemable noncontrolling ownership interests in the Operating Partnership were 98.7% and 1.3%.

Concurrent with the Parent Company’s initial public offering and related formation transactions, certain individuals received Limited Partner Units of the Operating Partnership in exchange for their interests in certain properties. The limited partners have the right to redeem Limited Partner Units for cash or, at the Parent Company’s election, common shares of the Parent Company in an amount equal to the market value of an equivalent number of common shares of the Parent Company at the time of redemption. Such common shares must be registered, which is not fully in the Parent Company’s control. Therefore, the limited partners’ interest is not reflected in permanent equity. The Parent Company also has the right to redeem the Limited Partner Units directly from the limited partner in exchange for either cash in the amount specified above or a number of its common shares equal to the number of Limited Partner Units being redeemed.

There were 3,034,212 and 2,870,697 Limited Partner Units outstanding as of June 30, 2023 and December 31, 2022, respectively. The increase in Limited Partner Units outstanding from December 31, 2022 is due to non-cash compensation awards granted to our executive officers in the form of Limited Partner Units.

Redeemable Noncontrolling Interests – Subsidiaries

Prior to the merger with Inland Diversified Real Estate Trust, Inc. (“Inland Diversified”) in 2014, Inland Diversified formed joint ventures with the previous owners of certain properties and issued Class B units in three joint ventures that indirectly own those properties. As of June 30, 2022, the Class B units related to one of these joint ventures that owned Crossing at Killingly Commons, our multi-tenant retail property in Dayville, Connecticut, were outstanding and accounted for as noncontrolling interests in the remaining venture. In October 2022, the remaining Class B units became redeemable at the partner’s election and the fulfillment of certain redemption criteria for cash or Limited Partner Units in the Operating Partnership. In October 2022, we received notice from our joint venture partner of its exercise of their right to redeem the remaining Class B units for cash in the amount of $9.7 million, which redemption was funded using cash on October 3, 2022. Prior to the redemption, the Class B units did not have a maturity date and were not mandatorily redeemable unless either party

had elected for the units to be redeemed. Prior to the redemption, we consolidated this joint venture because we controlled the decision-making and our joint venture partner had limited protective rights.

Prior to the redemption, we classified the redeemable noncontrolling interests related to the remaining Class B units in the accompanying consolidated balance sheets outside of permanent equity because, under certain circumstances, we could have been required to pay cash to the Class B unitholders in this subsidiary upon redemption of their interests. The carrying amount of these redeemable noncontrolling interests is required to be reflected at the greater of initial book value or redemption value with a corresponding adjustment to additional paid-in capital. As of June 30, 2022, the redemption amounts of these interests did not exceed their fair value nor did they exceed the initial book value.

The redeemable noncontrolling interests in the Operating Partnership and subsidiaries for the six months ended June 30, 2023 and 2022 were as follows (in thousands):

	Six Months Ended June 30,
	2023		2022
Redeemable noncontrolling interests balance as of January 1,	$	53,967	$	55,173
Net income allocable to redeemable noncontrolling interests	459		230
Distributions declared to redeemable noncontrolling interests	(1,456)		(1,219)
Other, net including adjustments to redemption value	7,957		2,995
Total limited partners’ interests in the Operating Partnership and other redeemable noncontrolling interests balance as of June 30,	$	60,927	$	57,179
Limited partners’ interests in the Operating Partnership	$	60,927	$	47,109
Other redeemable noncontrolling interests in certain subsidiaries	—		10,070
Total limited partners’ interests in the Operating Partnership and other redeemable noncontrolling interests balance as of June 30,	$	60,927	$	57,179

Fair Value Measurements

We follow the framework established under Financial Accounting Standards Board ASC 820, Fair Value Measurements and Disclosures, for measuring fair value of non-financial assets and liabilities that are not required or permitted to be measured at fair value on a recurring basis but only in certain circumstances, such as a business combination or upon determination of an impairment.

Assets and liabilities recorded at fair value on the consolidated balance sheets are categorized based on the inputs to the valuation techniques as follows:

•Level 1 fair value inputs are quoted prices in active markets for identical instruments to which we have access.

•Level 2 fair value inputs are inputs other than quoted prices included in Level 1 that are observable for similar instruments, either directly or indirectly, and appropriately consider counterparty creditworthiness in the valuation.

•Level 3 fair value inputs reflect our best estimate of inputs and assumptions market participants would use in pricing an instrument at the measurement date. The inputs are unobservable in the market and significant to the valuation estimate.

In instances where the determination of the fair value measurement is based on inputs from different levels of the fair value hierarchy, the level in the fair value hierarchy within which the entire fair value measurement falls is based on the lowest level input that is significant to the fair value measurement in its entirety. Our assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment and considers factors specific to the asset or liability.

Effects of Accounting Pronouncements

Any recently issued accounting standards or pronouncements have been excluded as they are either not relevant to the Company or are not expected to have a material impact on the Company’s consolidated financial statements.

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ACQUISITIONS

6 Months Ended

Jun. 30, 2023

Business Combination and Asset Acquisition [Abstract]

ACQUISITIONS

ACQUISITIONS

The Company did not acquire any properties during the six months ended June 30, 2023.

The Company closed on the following asset acquisitions during the six months ended June 30, 2022 (dollars in thousands):

Date	Property Name	Metropolitan Statistical Area (MSA)	Property Type	Square Footage	Acquisition Price
February 16, 2022	Pebble Marketplace	Las Vegas	Multi-tenant retail	85,796	$	44,100
April 13, 2022	MacArthur Crossing	Dallas	Two-tenant building	56,077	21,920
				141,873	$	66,020

The above acquisitions were funded using a combination of available cash on hand and proceeds from the Company’s unsecured revolving line of credit. Substantially all of the purchase price was allocated to investment properties.

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DISPOSITIONS

6 Months Ended

Jun. 30, 2023

Discontinued Operations and Disposal Groups [Abstract]

DISPOSITIONS

DISPOSITIONS

The Company closed on the following dispositions during the six months ended June 30, 2023 (dollars in thousands):

Date	Property Name	MSA	Property Type	Square Footage	Sales Price		Gain
May 8, 2023	Kingwood Commons	Houston	Multi-tenant retail	158,172	$	27,350	$	4,740
June 8, 2023	Pan Am Plaza & Garage	Indianapolis	Land & garage	—	52,025		23,700
				158,172	$	79,375	$	28,440

The Company closed on the following dispositions during the six months ended June 30, 2022 (dollars in thousands):

Date	Property Name	MSA	Property Type	Square Footage	Sales Price		Gain
January 26, 2022	Hamilton Crossing Centre	Indianapolis	Redevelopment(1)	—	$	6,900	$	3,168
June 16, 2022	Plaza Del Lago	Chicago	Multi-tenant retail(2)	100,016	58,650		23,958
				100,016	$	65,550	$	27,126

(1)We sold a portion of the redevelopment at Hamilton Crossing Centre.

(2)Plaza Del Lago also contains 8,800 square feet of residential space comprised of 18 multifamily rental units.

There were no discontinued operations for the six months ended June 30, 2023 and 2022 as none of the dispositions represented a strategic shift that has had, or will have, a material effect on our operations or financial results.

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DEFERRED COSTS AND INTANGIBLES, NET

6 Months Ended

Jun. 30, 2023

Deferred Costs [Abstract]

DEFERRED COSTS AND INTANGIBLES, NET

DEFERRED COSTS AND INTANGIBLES, NET

Deferred costs consist primarily of acquired lease intangible assets, broker fees and capitalized internal commissions incurred in connection with lease originations. Deferred leasing costs, lease intangibles and similar costs are amortized on a straight-line basis over the terms of the related leases. As of June 30, 2023 and December 31, 2022, deferred costs consisted of the following (in thousands):

	June 30, 2023		December 31, 2022
Acquired lease intangible assets	$	472,486	$	522,152
Deferred leasing costs and other	70,570		66,842
	543,056		588,994
Less: accumulated amortization	(189,342)		(179,166)
Total	$	353,714	$	409,828

 Amortization of deferred leasing costs, lease intangibles and other is included within “Depreciation and amortization” in the accompanying consolidated statements of operations and comprehensive income. The amortization of above-market lease intangibles is included as a reduction to “Rental income” in the accompanying consolidated statements of operations and comprehensive income. The amounts of such amortization included in the accompanying consolidated statements of operations and comprehensive income are as follows (in thousands):

	Six Months Ended June 30,
	2023		2022
Amortization of deferred leasing costs, lease intangibles and other	$	57,610	$	81,821
Amortization of above-market lease intangibles	$	6,274	$	6,630

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DEFERRED REVENUE, INTANGIBLES, NET AND OTHER LIABILITIES

6 Months Ended

Jun. 30, 2023

Other Liabilities Disclosure [Abstract]

DEFERRED REVENUE, INTANGIBLES, NET AND OTHER LIABILITIES

DEFERRED REVENUE, INTANGIBLES, NET AND OTHER LIABILITIES

Deferred revenue and other liabilities consist of (i) the unamortized fair value of below-market lease liabilities recorded in connection with purchase accounting, (ii) retainage payables for development and redevelopment projects, (iii) tenant rent payments received in advance of the month in which they are due, and (iv) lease liabilities recorded upon adoption of ASU 2016-02, Leases (Topic 842). The amortization of below-market lease liabilities is recognized as revenue over the remaining life of the leases (including option periods for leases with below-market renewal options) through 2085. Tenant rent payments received in advance are recognized as revenue in the period to which they apply, which is typically the month following their receipt.

As of June 30, 2023 and December 31, 2022, deferred revenue, intangibles, net and other liabilities consisted of the following (in thousands):

	June 30, 2023		December 31, 2022
Unamortized in-place lease liabilities	$	176,530	$	188,815
Retainages payable and other	11,397		12,110
Tenant rents received in advance	33,576		29,947
Lease liabilities	68,168		67,167
Total	$	289,671	$	298,039

The amortization of below-market lease intangibles is included as a component of “Rental income” in the accompanying consolidated statements of operations and comprehensive income and totaled $11.6 million and $8.5 million for the six months ended June 30, 2023 and 2022, respectively.

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MORTGAGE AND OTHER INDEBTEDNESS

6 Months Ended

Jun. 30, 2023

Debt Disclosure [Abstract]

MORTGAGE AND OTHER INDEBTEDNESS

MORTGAGE AND OTHER INDEBTEDNESS

The following table summarizes the Company’s indebtedness as of June 30, 2023 and December 31, 2022 (in thousands):

	June 30, 2023		December 31, 2022
Mortgages payable	$	165,554	$	233,621
Senior unsecured notes	1,924,635		1,924,635
Unsecured term loans	820,000		820,000
Unsecured revolving line of credit	—		—
	2,910,189		2,978,256
Unamortized discounts and premiums, net	38,428		44,362
Unamortized debt issuance costs, net	(10,654)		(12,319)
Total mortgage and other indebtedness, net	$	2,937,963	$	3,010,299

Consolidated indebtedness, including weighted average interest rates and weighted average maturities as of June 30, 2023, considering the impact of interest rate swaps, is summarized below (dollars in thousands):

	Amount Outstanding		Ratio		Weighted Average Interest Rate		Weighted Average Years to Maturity
Fixed rate debt(1)	$	2,727,256	94	%	4.02	%	4.3
Variable rate debt(2)	182,933		6	%	8.87	%	2.7
Debt discounts, premiums and issuance costs, net	27,774		N/A		N/A		N/A
Total	$	2,937,963	100	%	4.32	%	4.2

(1)Fixed rate debt includes the portion of variable rate debt that has been hedged by interest rate swaps. As of June 30, 2023, $820.0 million in variable rate debt is hedged to a fixed rate for a weighted average of 2.2 years.

(2)Variable rate debt includes the portion of fixed rate debt that has been hedged by interest rate swaps. As of June 30, 2023, $155.0 million in fixed rate debt is hedged to a floating rate for a weighted average of 2.2 years.

Mortgages Payable 

The following table summarizes the Company’s mortgages payable (dollars in thousands):

	June 30, 2023					December 31, 2022
	Balance		Weighted Average Interest Rate		Weighted Average Years to Maturity	Balance		Weighted Average Interest Rate		Weighted Average Years to Maturity
Fixed rate mortgages payable(1)	$	137,621	5.09	%	8.6	$	205,328	3.98	%	1.4
Variable rate mortgage payable(2)	27,933		6.81	%	0.1	28,293		5.96	%	0.6
Total mortgages payable	$	165,554				$	233,621

(1)The fixed rate mortgages had interest rates ranging from 3.75% to 5.73% as of June 30, 2023 and December 31, 2022.

(2)The interest rate on the variable rate mortgage is based on Bloomberg Short Term Bank Yield Index (“BSBY”) plus 160 basis points. The one-month BSBY rate was 5.21% and 4.36% as of June 30, 2023 and December 31, 2022, respectively. Subsequent to June 30, 2023, the Company amended the loan agreement to extend the maturity date to August 4, 2026, with a one-year extension option. In addition, the interest rate margin increased to 215 basis points. In conjunction with the extension, the Company made a $9.9 million paydown of the principal balance using available cash on hand.

Mortgages payable are secured by certain real estate and, in some cases, by guarantees from the Operating Partnership, are generally due in monthly installments of principal and interest and mature over various terms through 2032. During the six months ended June 30, 2023, we (i) originated a 10-year $95.1 million mortgage payable at a fixed interest rate of 5.36% secured by the multifamily rental portion of the expansion project at One Loudoun Downtown – Pads G & H, (ii) repaid mortgages payable totaling $161.5 million that had a weighted average fixed interest rate of 3.85%, and (iii) made scheduled principal payments of $1.7 million related to amortizing loans.

Unsecured Notes

The following table summarizes the Company’s senior unsecured notes and exchangeable senior notes (dollars in thousands):

		June 30, 2023				December 31, 2022
	Maturity Date	Balance		Interest Rate		Balance		Interest Rate
Senior notes – 4.23% due 2023	September 10, 2023	$	95,000	4.23	%	$	95,000	4.23	%
Senior notes – 4.58% due 2024	June 30, 2024	149,635		4.58	%	149,635		4.58	%
Senior notes – 4.00% due 2025	March 15, 2025	350,000		4.00	%	350,000		4.00	%
Senior notes – LIBOR + 3.65% due 2025(1)	September 10, 2025	80,000		9.19	%	80,000		8.41	%
Senior notes – 4.08% due 2026	September 30, 2026	100,000		4.08	%	100,000		4.08	%
Senior notes – 4.00% due 2026	October 1, 2026	300,000		4.00	%	300,000		4.00	%
Senior exchangeable notes – 0.75% due 2027	April 1, 2027	175,000		0.75	%	175,000		0.75	%
Senior notes – LIBOR + 3.75% due 2027(2)	September 10, 2027	75,000		9.29	%	75,000		8.51	%
Senior notes – 4.24% due 2028	December 28, 2028	100,000		4.24	%	100,000		4.24	%
Senior notes – 4.82% due 2029	June 28, 2029	100,000		4.82	%	100,000		4.82	%
Senior notes – 4.75% due 2030	September 15, 2030	400,000		4.75	%	400,000		4.75	%
Total senior unsecured notes		$	1,924,635			$	1,924,635

(1)$80,000 of 4.47% senior unsecured notes has been swapped to a variable rate of three-month LIBOR plus 3.65% through September 10, 2025.

(2)$75,000 of 4.57% senior unsecured notes has been swapped to a variable rate of three-month LIBOR plus 3.75% through September 10, 2025.

Unsecured Term Loans and Revolving Line of Credit

The following table summarizes the Company’s term loans and revolving line of credit (dollars in thousands):

		June 30, 2023				December 31, 2022
	Maturity Date	Balance		Interest Rate		Balance		Interest Rate
Unsecured term loan due 2024 – fixed rate(1)	July 17, 2024	$	120,000	2.68	%	$	120,000	2.68	%
Unsecured term loan due 2025 – fixed rate(2)	October 24, 2025	250,000		5.09	%	250,000		5.09	%
Unsecured term loan due 2026 – fixed rate(3)	July 17, 2026	150,000		2.73	%	150,000		2.73	%
Unsecured term loan due 2029 – fixed rate(4)	July 29, 2029	300,000		4.05	%	300,000		4.05	%
Total unsecured term loans		$	820,000			$	820,000
Unsecured credit facility revolving line of credit – variable rate(5)	January 8, 2026	$	—	6.29	%	$	—	5.56	%

(1)$120,000 of Secured Overnight Financing Rate (“SOFR”)-based variable rate debt has been swapped to a fixed rate of 1.58% plus a credit spread based on a ratings grid ranging from 0.80% to 1.65% through July 17, 2024. The applicable credit spread was 1.10% as of June 30, 2023 and December 31, 2022.

(2)$250,000 of SOFR-based variable rate debt has been swapped to a fixed rate of 5.09% through October 24, 2025. The maturity date of the term loan may be extended for up to three additional periods of one year each at the Operating Partnership’s option, subject to certain conditions.

(3)$150,000 of SOFR-based variable rate debt has been swapped to a fixed rate of 1.68% plus a credit spread based on a ratings grid ranging from 0.75% to 1.60% through July 17, 2026. The applicable credit spread was 1.05% as of June 30, 2023 and December 31, 2022.

(4)$300,000 of SOFR-based variable rate debt has been swapped to a fixed rate of 2.70% plus a credit spread based on a ratings grid ranging from 1.15% to 2.20% through November 22, 2023. The applicable credit spread was 1.35% as of June 30, 2023 and December 31, 2022.

(5)The revolving line of credit has two six-month extension options that the Company can exercise, at its election, subject to (i) customary representations and warranties, including, but not limited to, the absence of an event of default as defined in the unsecured credit agreement and (ii) payment of an extension fee equal to 0.075% of the revolving line of credit capacity.

Unsecured Revolving Credit Facility

In July 2022, the Operating Partnership, as borrower, and the Company entered into the Second Amendment (the “Second Amendment”) to the Sixth Amended and Restated Credit Agreement, dated as of July 8, 2021 (as amended, the “Credit Agreement”) with a syndicate of financial institutions to provide for an unsecured revolving credit facility aggregating $1.1 billion (the “Revolving Facility”) and a seven-year $300.0 million unsecured term loan (the “$300M Term Loan”). Under the Second Amendment, the Operating Partnership has the option, subject to certain customary conditions, to increase the Revolving Facility and/or incur additional term loans in an aggregate amount for all such increases and additional loans of up to $600.0 million, for a total facility amount of up to $2.0 billion. The Revolving Facility has a scheduled maturity date of January 8, 2026, which maturity date may be extended for up to two additional periods of six months at the Operating Partnership’s option, subject to certain conditions.

Borrowings under the Revolving Facility bear interest at a rate per annum equal to SOFR plus a margin based on the Operating Partnership’s leverage ratio or credit rating, respectively, plus a facility fee based on the Operating Partnership’s leverage ratio or credit rating, respectively. The SOFR rate is also subject to an additional 0.10% spread adjustment as specified in the Second Amendment. The Revolving Facility is currently priced on the leverage-based pricing grid. In accordance with the Credit Agreement, the credit spread set forth in the leverage grid resets quarterly based on the Company’s leverage, as calculated at the previous quarter end. The Company may irrevocably elect to convert to the ratings-based pricing grid at any time. As of June 30, 2023, making such an election would have resulted in a lower interest rate; however, the Company had not made the election to convert to the ratings-based pricing grid. The Credit Agreement includes a sustainability metric based on targeted greenhouse gas emission reductions, which results in a reduction of the otherwise applicable interest rate margin by one basis point upon achievement of targets set forth therein.

The following table summarizes the key terms of the Revolving Facility as of June 30, 2023 (dollars in thousands):

				Leverage-Based Pricing		Investment Grade Pricing
Credit Agreement	Maturity Date	Extension Option	Extension Fee	Credit Spread	Facility Fee	Credit Spread	Facility Fee	SOFR Adjustment
$1,100,000 unsecured revolving line of credit	1/8/2026	2 six-month	0.075%	1.05%–1.50%	0.15%–0.30%	0.725%–1.40%	0.125%–0.30%	0.10%

The Operating Partnership’s ability to borrow under the Credit Agreement is subject to ongoing compliance by the Operating Partnership and its subsidiaries with various restrictive covenants, including with respect to liens, transactions with affiliates, dividends, mergers and asset sales. In addition, the Credit Agreement requires that the Operating Partnership satisfy certain financial covenants, including (i) a maximum leverage ratio; (ii) a minimum fixed charge coverage ratio; (iii) a maximum secured indebtedness ratio; (iv) a maximum unsecured leverage ratio; and (v) a minimum unencumbered interest coverage ratio. As of June 30, 2023, we were in compliance with all such covenants.

As of June 30, 2023, we had letters of credit outstanding totaling $0.3 million, against which no amounts were advanced as of June 30, 2023.

Unsecured Term Loans

As of June 30, 2023, the Operating Partnership has the following unsecured term loans: (i) a $120.0 million unsecured term loan due July 2024 (the “$120M Term Loan”), (ii) a $250.0 million unsecured term loan due October 2025 (the “$250M Term Loan”), (iii) a $150.0 million unsecured term loan due July 2026 (the “$150M Term Loan”), and (iv) the $300M Term Loan that matures in July 2029, each of which bears interest at a rate of SOFR plus a credit spread. The $120M Term Loan, $150M Term Loan and $300M Term Loan are each priced on a ratings-based pricing grid while the $250M Term Loan is priced on a leverage-based pricing grid. The agreements related to the $150M Term Loan and $300M Term Loan include a sustainability metric based on targeted greenhouse gas emission reductions, which results in a reduction of the otherwise applicable interest rate margin by one basis point upon achievement of targets set forth in each agreement.

The following table summarizes the key terms of the unsecured term loans as of June 30, 2023 (dollars in thousands):

Unsecured Term Loans	Maturity Date	Leverage-Based Pricing Credit Spread	Investment Grade Pricing Credit Spread	SOFR Adjustment
$120,000 unsecured term loan due 2024	7/17/2024	1.20% – 1.70%	0.80% – 1.65%	0.10%
$250,000 unsecured term loan due 2025	10/24/2025(1)	2.00% – 2.55%	2.00% – 2.50%	0.10%
$150,000 unsecured term loan due 2026	7/17/2026	1.20% – 1.70%	0.75% – 1.60%	0.10%
$300,000 unsecured term loan due 2029	7/29/2029	N/A	1.15% – 2.20%	0.10%

(1)The maturity date may be extended for up to three additional periods of one year each at the Operating Partnership’s option, subject to certain conditions.

Under the agreement related to the $120M Term Loan and the $150M Term Loan, the Operating Partnership has the option to increase each of the term loans to $250.0 million upon the Operating Partnership’s request, subject to certain conditions, including obtaining commitments from any one or more lenders, whether or not currently party to the term loan agreement, to provide such increased amounts. The Operating Partnership is permitted to prepay each of the $120M Term Loan and $150M Term Loan, in whole or in part, at any time without being subject to a prepayment fee.

The Operating Partnership has the option to increase the $250M Term Loan to $300.0 million, subject to certain conditions, including obtaining commitments from any one or more lenders, whether or not currently party to the term loan agreement, to provide such increased amounts. The Operating Partnership is permitted to prepay the $250M Term Loan in whole or in part, at any time, subject to a prepayment fee if prepaid on or before October 25, 2023.

The Operating Partnership is permitted to prepay the $300M Term Loan in whole or in part, at any time, subject to a prepayment fee if prepaid on or before July 29, 2024.

The unsecured term loan agreements contain representations, financial and other affirmative and negative covenants and events of default that are substantially similar to those contained in the Credit Agreement. The unsecured term loan agreements all rank pari passu with the Operating Partnership’s Revolving Facility and other unsecured indebtedness of the Operating Partnership.

Debt Issuance Costs

Debt issuance costs are amortized over the terms of the respective loan agreements. The following amounts of amortization of debt issuance costs are included as a component of “Interest expense” in the accompanying consolidated statements of operations and comprehensive income (in thousands):

	Six Months Ended June 30,
	2023		2022
Amortization of debt issuance costs	$	1,782	$	1,370

Fair Value of Fixed and Variable Rate Debt

As of June 30, 2023, the estimated fair value of fixed rate debt was $1.9 billion compared to the book value of $2.1 billion. The fair value was estimated using Level 2 and 3 inputs with cash flows discounted at current borrowing rates for similar instruments, which ranged from 3.75% to 8.56%. As of June 30, 2023, the estimated fair value of variable rate debt was $850.5 million compared to the book value of $847.9 million. The fair value was estimated using Level 2 and 3 inputs with cash flows discounted at current borrowing rates for similar instruments, which ranged from 6.34% to 7.34%.

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DERIVATIVE INSTRUMENTS, HEDGING ACTIVITIES AND OTHER COMPREHENSIVE INCOME

6 Months Ended

Jun. 30, 2023

Derivative Instruments and Hedging Activities Disclosure [Abstract]

DERIVATIVE INSTRUMENTS, HEDGING ACTIVITIES AND OTHER COMPREHENSIVE INCOME

DERIVATIVE INSTRUMENTS, HEDGING ACTIVITIES AND OTHER COMPREHENSIVE INCOMEIn order to manage potential future variable interest rate risk, we enter into interest rate derivative agreements from time to time. We do not use interest rate derivative agreements for trading or speculative purposes. The agreements with each of our derivative counterparties provide that in the event of default on any of our indebtedness, we could also be declared in default on our derivative obligations.

The following table summarizes the terms and fair values of the Company’s derivative financial instruments that were designated and qualified as part of a hedging relationship as of June 30, 2023 and December 31, 2022 (dollars in thousands):

									Fair Value Assets (Liabilities)(1)
Type of Hedge	Number of Instruments	Aggregate Notional		Reference Rate	Interest Rate		Effective Date	Maturity Date	June 30, 2023		December 31, 2022
Cash Flow	Four	$	250,000	SOFR	2.99	%	12/1/2022	10/24/2025	$	8,633	$	7,134
Cash Flow	Two	100,000		SOFR	2.66	%	8/1/2022	8/1/2025	3,972		3,616
Cash Flow	Two	200,000		SOFR	2.72	%	8/3/2022	11/22/2023	2,021		3,663
Cash Flow	Three	120,000		SOFR	1.58	%	8/15/2022	7/17/2024	4,479		5,461
Cash Flow	Three	150,000		SOFR	1.68	%	8/15/2022	7/17/2026	11,094		10,896
		$	820,000						$	30,199	$	30,770
Fair Value(2)	Two	$	155,000	LIBOR	LIBOR + 3.70%		4/23/2021	9/10/2025	$	(13,423)	$	(14,177)
Forward-Starting Cash Flow	Two	$	200,000	SOFR	2.37	%	11/22/2023	8/1/2025	$	6,795	$	4,370

(1)Derivatives in an asset position are included within “Prepaid and other assets” and derivatives in a liability position are included within “Accounts payable and accrued expenses” in the accompanying consolidated balance sheets.

(2)The derivative agreements swap a blended fixed rate of 4.52% for a blended floating rate of LIBOR plus 3.70%.

In October 2022, we terminated two forward-starting interest rate swaps with notional amounts totaling $150.0 million and a maturity date of June 1, 2032 and received $30.9 million upon termination. This settlement is included as a component of “Accumulated other comprehensive income” in the accompanying consolidated balance sheets and is being reclassified to earnings over time as the hedged items are recognized in earnings. During the six months ended June 30, 2023, we accelerated the reclassification of $1.5 million in accumulated other comprehensive income as a reduction to interest expense as a result of a portion of the hedged forecasted transaction becoming probable not to occur. We currently expect that the debt issuance will occur during 2023.

These interest rate derivative agreements are the only assets or liabilities that we record at fair value on a recurring basis. The valuation of these assets and liabilities is determined using widely accepted techniques including discounted cash flow analysis. These techniques consider the contractual terms of the derivatives (including the period to maturity) and use observable market-based inputs such as interest rate curves and implied volatilities. We also incorporate credit valuation adjustments into the fair value measurements to reflect nonperformance risk on both our part and that of the respective counterparties.

We determined that the majority of the inputs used to value our derivatives fall within Level 2 of the fair value hierarchy, although the credit valuation adjustments associated with our derivatives use Level 3 inputs, such as estimates of current credit spreads to evaluate the likelihood of default by us and our counterparties. As of June 30, 2023 and December 31, 2022, we assessed the significance of the impact of the credit valuation adjustments on the overall valuation of our derivative positions and determined the credit valuation adjustments were not significant to the overall valuation of our derivatives. As a result, we determined our derivative valuations were classified within Level 2 of the fair value hierarchy.

Amounts reported in accumulated other comprehensive income related to derivatives will be reclassified to earnings over time as the hedged items are recognized in earnings. Approximately $3.5 million and $7.7 million was reclassified as an increase to earnings during the three and six months ended June 30, 2023, respectively. Approximately $3.3 million and $7.4 million was reclassified as a decrease to earnings during the three and six months ended June 30, 2022, respectively. As interest payments on our derivatives are made over the next 12 months, we estimate the decrease to interest expense to be approximately $29.9 million, assuming the current SOFR curve.

Unrealized gains and losses on our interest rate derivative agreements are the only components of the change in accumulated other comprehensive income.

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SHAREHOLDERS’ EQUITY

6 Months Ended

Jun. 30, 2023

Stockholders' Equity Note [Abstract]

SHAREHOLDERS’ EQUITY

SHAREHOLDERS’ EQUITY

Distributions

Our Board of Trustees declared a cash distribution of $0.24 per common share and Common Unit for the second quarter of 2023. This distribution was paid on July 14, 2023 to common shareholders and Common Unit holders of record as of July 7, 2023. For the six months ended June 30, 2023, we declared cash distributions totaling $0.48 per common share and Common Unit.

For the three and six months ended June 30, 2022, we declared cash distributions of $0.21 and $0.41, respectively, per common share and Common Unit.

At-The-Market Offering Program

In February 2021, the Company and the Operating Partnership entered into an Equity Distribution Agreement (the “Equity Distribution Agreement”) with each of BofA Securities, Inc., Citigroup Global Markets Inc., KeyBanc Capital Markets Inc. and Raymond James & Associates, Inc., pursuant to which the Company may sell, from time to time, up to an aggregate sales price of $150.0 million of its common shares of beneficial interest, $0.01 par value per share, under an at-the-market offering program (the “ATM Program”). In November 2021, the Company and the Operating Partnership amended the Equity Distribution Agreement to reflect their filing of a shelf registration statement on November 16, 2021 with the SEC. The Operating Partnership intends to use the net proceeds, if any, to repay borrowings under its Revolving Facility and other indebtedness and for working capital and other general corporate purposes. The Operating Partnership may also use the net proceeds for acquisitions of operating properties and the development or redevelopment of properties, although there are currently no understandings, commitments or agreements to do so. As of June 30, 2023, the Company has not sold any common shares under the ATM Program.

Share Repurchase Program

The Company has an existing share repurchase program under which it may repurchase, from time to time, up to a maximum of $300.0 million of its common shares (the “Share Repurchase Program”). The Company intends to fund any future repurchases under the Share Repurchase Program with cash on hand or availability under the Revolving Facility, subject to any applicable restrictions. The timing of share repurchases and the number of common shares to be repurchased under the Share Repurchase Program will depend upon prevailing market conditions, regulatory requirements and other factors. In February 2023, the Company extended the Share Repurchase Program for an additional year so it will now terminate on February 28, 2024, if not terminated or extended prior to that date. As of June 30, 2023, the Company has not repurchased any shares under the Share Repurchase Program.

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EARNINGS PER SHARE OR UNIT

6 Months Ended

Jun. 30, 2023

Earnings Per Share [Abstract]

EARNINGS PER SHARE OR UNIT

EARNINGS PER SHARE OR UNIT

Basic earnings per share or unit is calculated based on the weighted average number of common shares or units outstanding during the period. Diluted earnings per share or unit is calculated based on the weighted average number of common shares or units outstanding during the period combined with the incremental average common shares or units that would have been outstanding assuming the conversion of all potentially dilutive common shares or units into common shares or units as of the earliest date possible.

Potentially dilutive securities include (i) outstanding options to acquire common shares; (ii) Limited Partner Units, which may be exchanged for either cash or common shares at the Parent Company’s option and under certain circumstances; (iii) appreciation-only Long-Term Incentive Plan (“AO LTIP”) units; and (iv) deferred common share units, which may be credited to the personal accounts of non-employee trustees in lieu of compensation paid in cash or the issuance of common shares to such trustees. Limited Partner Units have been omitted from the Parent Company’s denominator for the purpose of computing diluted earnings per share since the effect of including those amounts in the denominator would have no dilutive impact. Weighted average Limited Partner Units outstanding were 3.0 million for the three and six months ended June 30, 2023, and 2.8 million and 2.6 million for the three and six months ended June 30, 2022, respectively.

Due to the net loss allocable to common shareholders and Common Unit holders for the six months ended June 30, 2022, no securities had a dilutive impact for this period.

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COMMITMENTS AND CONTINGENCIES

6 Months Ended

Jun. 30, 2023

Commitments and Contingencies Disclosure [Abstract]

COMMITMENTS AND CONTINGENCIES

COMMITMENTS AND CONTINGENCIES

Other Commitments and Contingencies

We are obligated under various completion guarantees with certain lenders and lease agreements with tenants to complete all or portions of a development project and tenant-specific space currently under construction. We believe we currently have sufficient financing in place to fund these projects and expect to do so primarily through free cash flow or borrowings on the Revolving Facility.

In 2017, we provided a repayment guaranty on a $33.8 million construction loan associated with the development of the Embassy Suites at the University of Notre Dame, consistent with our 35% ownership interest. Our portion of the repayment guaranty is limited to $5.9 million and the guaranty’s term is through July 1, 2024, the maturity date of the construction loan. As of June 30, 2023, the outstanding loan balance was $33.1 million, of which our share was $11.6 million. The loan is secured by the hotel.

In 2021, we provided repayment and completion guaranties on loans totaling $66.2 million associated with the development of The Corner mixed-use project in the Indianapolis MSA. As of June 30, 2023, the outstanding balance of the loans was $44.5 million, of which our share was $22.2 million.

As of June 30, 2023, we had outstanding letters of credit totaling $0.3 million with no amounts advanced against these instruments.

Legal Proceedings

We are not subject to any material litigation nor, to management’s knowledge, is any material litigation currently threatened against us. We are parties to routine litigation, claims, and administrative proceedings arising in the ordinary course of business. Management believes that such matters will not have a material adverse impact on our consolidated financial condition, results of operations or cash flows taken as a whole.

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SUBSEQUENT EVENTS

6 Months Ended

Jun. 30, 2023

Subsequent Events [Abstract]

SUBSEQUENT EVENTS

SUBSEQUENT EVENTS

Subsequent to June 30, 2023, we amended the loan agreement on a $27.9 million variable rate mortgage payable to extend the maturity date to August 4, 2026, with a one-year extension option. In addition, the interest rate margin increased to 215 basis points. In conjunction with the extension, we made a $9.9 million paydown of the principal balance using available cash on hand.

On August 7, 2023, a wholly owned subsidiary of the Company (“KRG Development”) assigned to Pan Am Development Partners, LLC (“Assignee”) certain rights and obligations created by a certain project agreement for the development of a hotel on the Pan Am Plaza site across from the Indiana Convention Center in Indianapolis, IN, including certain future development rights and a right of first offer involving the project (collectively, the “Project Rights and Obligations”). Assignee is a wholly owned subsidiary of Circle Block Investors, LLC, the parent company that owns the Conrad Indianapolis hotel, of which Mr. Alvin E. Kite, our Chairman Emeritus and the father of John A. Kite, is the majority owner, and Mr. John A. Kite, our Chief Executive Officer and Chairman of the Board, and Mr. Thomas K. McGowan, our President and Chief Operating Officer, are minority owners. In connection with the transaction, Assignee assumed all Project Rights and Obligations from and after August 7, 2023 and will pay KRG Development an assignment fee of up to $3.5 million (the “Assignment Fee”), which is due and payable upon the completion of certain development activities that are expected to occur in 2024. In connection with the transactions, Mr. Kite and Mr. McGowan expressly acknowledged and agreed that they remain subject to their executive employment agreements with the Company, including, without limitation, the obligation of each executive to devote substantially all his business time and effort to the performance of his duties for the Company. Assignee will engage a team of full-time professionals to perform the Project Rights and Obligations. The transaction was approved by a special transaction committee of the independent trustees of the Company (the “Transaction Committee”) as well as the Company’s independent trustees. The Transaction Committee engaged a third-party financial advisor to assist it in determining the net value of the Project Rights and Obligations and establishing the Assignment Fee.

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Pay vs Performance Disclosure - USD ($) $ in Thousands	3 Months Ended
	Jun. 30, 2023	Mar. 31, 2023	Jun. 30, 2022	Mar. 31, 2022
Pay vs Performance Disclosure
Net income (loss) attributable to common shareholders	$ 32,058	$ 5,391	$ 13,131	$ (16,804)

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Insider Trading Arrangements	3 Months Ended
	Jun. 30, 2023
Trading Arrangements, by Individual
Rule 10b5-1 Arrangement Adopted	false
Non-Rule 10b5-1 Arrangement Adopted	false
Rule 10b5-1 Arrangement Terminated	false
Non-Rule 10b5-1 Arrangement Terminated	false

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SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Policies)

6 Months Ended

Jun. 30, 2023

Accounting Policies [Abstract]

Consolidation and Investments in Joint Ventures

Consolidation and Investments in Joint Ventures

The accompanying financial statements are presented on a consolidated basis and include all accounts of the Parent Company, the Operating Partnership, the taxable REIT subsidiaries (“TRSs”) of the Operating Partnership, subsidiaries of the Operating Partnership that are controlled and any variable interest entities (“VIEs”) in which the Operating Partnership is the primary beneficiary. As of June 30, 2023, we owned investments in two consolidated joint ventures that were VIEs in which the partners did not have substantive participating rights and we were the primary beneficiary. As of June 30, 2023, these consolidated VIEs had mortgage debt of $123.0 million, which were secured by assets of the VIEs totaling $227.2 million. The Operating Partnership guarantees the mortgage debt of these VIEs.

The Operating Partnership is considered a VIE as the limited partners do not hold kick-out rights or substantive participating rights. The Parent Company consolidates the Operating Partnership as it is the primary beneficiary.

Income Taxes and REIT Compliance

Income Taxes and REIT Compliance

Parent Company

The Parent Company, which is considered a corporation for U.S. federal income tax purposes, has been organized and operated, and intends to continue to operate, in a manner that will enable it to maintain its qualification as a REIT for U.S. federal income tax purposes. As a result, it generally will not be subject to U.S. federal income tax on the earnings that it distributes to the extent it distributes its “REIT taxable income” (determined before the deduction for dividends paid and excluding net capital gains) to shareholders of the Parent Company and meets certain other requirements on a recurring basis. To the extent that it satisfies this distribution requirement, but distributes less than 100% of its taxable income, it will be subject to U.S. federal corporate income tax on its undistributed REIT taxable income. REITs are subject to a number of organizational and operational requirements. If the Parent Company fails to qualify as a REIT in any taxable year, it will be subject to U.S. federal income tax on its taxable income at regular corporate rates for a period of four years following the year in which qualification is lost. Additionally, we may also be subject to certain taxes enacted by the Inflation Reduction Act of 2022 that are applicable to non-REIT corporations, including the nondeductible 1% excise tax on certain stock repurchases. We may also be subject to certain U.S. federal, state and local taxes on our income and property and to U.S. federal income and excise taxes on our undistributed taxable income even if the Parent Company does qualify as a REIT. The Operating Partnership intends to continue to make distributions to the Parent Company in amounts sufficient to assist the Parent Company in adhering to REIT requirements and maintaining its REIT status.

We have elected to treat Kite Realty Holdings, LLC as a TRS of the Operating Partnership. In addition, in connection with the merger with Retail Properties of America, Inc. (“RPAI”) in October 2021, we assumed RPAI’s existing TRS, IWR Protective Corporation, as a TRS of the Operating Partnership and we may elect to treat other subsidiaries as TRSs in the future. This election enables us to receive income and provide services that would otherwise be impermissible for a REIT. Deferred tax assets and liabilities are established for temporary differences between the financial reporting bases and the tax bases of assets and liabilities at the tax rates expected to be in effect when the temporary differences reverse. Deferred tax assets are reduced by a valuation allowance if it is more likely than not that some portion or all of the deferred tax asset will not be realized.

Operating Partnership

The allocated share of income and loss, other than the operations of our TRSs, is included in the income tax returns of the Operating Partnership’s partners. Accordingly, the only U.S. federal income taxes included in the accompanying consolidated financial statements are in connection with the TRSs.

Noncontrolling Interests

Noncontrolling Interests

We report the non-redeemable noncontrolling interests in subsidiaries as equity, and the amount of consolidated net income attributable to these noncontrolling interests is set forth separately in the consolidated financial statements. The following table summarizes the non-redeemable noncontrolling interests in consolidated properties for the six months ended June 30, 2023 and 2022 (in thousands):

	Six Months Ended June 30,
	2023		2022
Noncontrolling interests balance as of January 1,	$	5,370	$	5,146
Net income allocable to noncontrolling interests, excluding redeemable noncontrolling interests	134		62
Noncontrolling interests balance as of June 30,	$	5,504	$	5,208

Noncontrolling Interests – Joint Venture

Prior to the merger with RPAI, RPAI entered into a joint venture related to the development, ownership and operation of the multifamily rental portion of the expansion project at One Loudoun Downtown – Pads G & H. The Company owns 90% of the joint venture.

During the three months ended June 30, 2023, the Company originated a 10-year $95.1 million mortgage payable at a fixed interest rate of 5.36% secured by the joint venture project. In conjunction with the loan origination, the joint venture’s construction loan was repaid. Under terms defined in the joint venture agreement, after construction completion and stabilization of the development project (as defined in the joint venture agreement), the Company has the ability to call, and the

joint venture partner has the ability to put to the Company, subject to certain conditions, the joint venture partner’s interest in the joint venture at fair value. The Company expects that these conditions will be met in the second half of 2023.

The joint venture is considered a VIE primarily because the Company’s joint venture partner does not have substantive kick-out rights or substantive participating rights. The Company is considered the primary beneficiary as it has a controlling financial interest in the joint venture. As such, the Company has consolidated this joint venture and presented the joint venture partner’s interests as noncontrolling interests.

Redeemable Noncontrolling Interests – Limited Partners

Limited Partner Units are redeemable noncontrolling interests in the Operating Partnership. We classify redeemable noncontrolling interests in the Operating Partnership in the accompanying consolidated balance sheets outside of permanent equity because we may be required to pay cash to holders of Limited Partner Units upon redemption of their interests in the Operating Partnership or deliver registered shares upon their conversion. The carrying amount of the redeemable noncontrolling interests in the Operating Partnership is reflected at the greater of historical book value or redemption value with a corresponding adjustment to additional paid-in capital. As of June 30, 2023 and December 31, 2022, the redemption value of the redeemable noncontrolling interests in the Operating Partnership exceeded the historical book value, and the balances were accordingly adjusted to redemption value.

We allocate net operating results of the Operating Partnership after noncontrolling interests in the consolidated properties based on the partners’ respective weighted average ownership interest. We adjust the redeemable noncontrolling interests in the Operating Partnership at the end of each reporting period to reflect their interests in the Operating Partnership or redemption value. This adjustment is reflected in our shareholders’ and Parent Company’s equity. For the three and six months ended June 30, 2023 and 2022, the weighted average interests of the Parent Company and the limited partners in the Operating Partnership were as follows:

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Parent Company’s weighted average interest in Operating Partnership	98.6	%	98.7	%	98.7	%	98.8	%
Limited partners’ weighted average interests in Operating Partnership	1.4	%	1.3	%	1.3	%	1.2	%

As of June 30, 2023, the Parent Company’s interest and the limited partners’ redeemable noncontrolling ownership interests in the Operating Partnership were 98.6% and 1.4%. As of December 31, 2022, the Parent Company’s interest and the limited partners’ redeemable noncontrolling ownership interests in the Operating Partnership were 98.7% and 1.3%.

Concurrent with the Parent Company’s initial public offering and related formation transactions, certain individuals received Limited Partner Units of the Operating Partnership in exchange for their interests in certain properties. The limited partners have the right to redeem Limited Partner Units for cash or, at the Parent Company’s election, common shares of the Parent Company in an amount equal to the market value of an equivalent number of common shares of the Parent Company at the time of redemption. Such common shares must be registered, which is not fully in the Parent Company’s control. Therefore, the limited partners’ interest is not reflected in permanent equity. The Parent Company also has the right to redeem the Limited Partner Units directly from the limited partner in exchange for either cash in the amount specified above or a number of its common shares equal to the number of Limited Partner Units being redeemed.

There were 3,034,212 and 2,870,697 Limited Partner Units outstanding as of June 30, 2023 and December 31, 2022, respectively. The increase in Limited Partner Units outstanding from December 31, 2022 is due to non-cash compensation awards granted to our executive officers in the form of Limited Partner Units.

Redeemable Noncontrolling Interests – Subsidiaries

Prior to the merger with Inland Diversified Real Estate Trust, Inc. (“Inland Diversified”) in 2014, Inland Diversified formed joint ventures with the previous owners of certain properties and issued Class B units in three joint ventures that indirectly own those properties. As of June 30, 2022, the Class B units related to one of these joint ventures that owned Crossing at Killingly Commons, our multi-tenant retail property in Dayville, Connecticut, were outstanding and accounted for as noncontrolling interests in the remaining venture. In October 2022, the remaining Class B units became redeemable at the partner’s election and the fulfillment of certain redemption criteria for cash or Limited Partner Units in the Operating Partnership. In October 2022, we received notice from our joint venture partner of its exercise of their right to redeem the remaining Class B units for cash in the amount of $9.7 million, which redemption was funded using cash on October 3, 2022. Prior to the redemption, the Class B units did not have a maturity date and were not mandatorily redeemable unless either party

had elected for the units to be redeemed. Prior to the redemption, we consolidated this joint venture because we controlled the decision-making and our joint venture partner had limited protective rights.Prior to the redemption, we classified the redeemable noncontrolling interests related to the remaining Class B units in the accompanying consolidated balance sheets outside of permanent equity because, under certain circumstances, we could have been required to pay cash to the Class B unitholders in this subsidiary upon redemption of their interests. The carrying amount of these redeemable noncontrolling interests is required to be reflected at the greater of initial book value or redemption value with a corresponding adjustment to additional paid-in capital.

Fair Value Measurements

Fair Value Measurements

We follow the framework established under Financial Accounting Standards Board ASC 820, Fair Value Measurements and Disclosures, for measuring fair value of non-financial assets and liabilities that are not required or permitted to be measured at fair value on a recurring basis but only in certain circumstances, such as a business combination or upon determination of an impairment.

Assets and liabilities recorded at fair value on the consolidated balance sheets are categorized based on the inputs to the valuation techniques as follows:

•Level 1 fair value inputs are quoted prices in active markets for identical instruments to which we have access.

•Level 2 fair value inputs are inputs other than quoted prices included in Level 1 that are observable for similar instruments, either directly or indirectly, and appropriately consider counterparty creditworthiness in the valuation.

•Level 3 fair value inputs reflect our best estimate of inputs and assumptions market participants would use in pricing an instrument at the measurement date. The inputs are unobservable in the market and significant to the valuation estimate.

In instances where the determination of the fair value measurement is based on inputs from different levels of the fair value hierarchy, the level in the fair value hierarchy within which the entire fair value measurement falls is based on the lowest level input that is significant to the fair value measurement in its entirety. Our assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment and considers factors specific to the asset or liability.

Effects of Accounting Pronouncements

Effects of Accounting Pronouncements

Any recently issued accounting standards or pronouncements have been excluded as they are either not relevant to the Company or are not expected to have a material impact on the Company’s consolidated financial statements.

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ORGANIZATION AND BASIS OF PRESENTATION (Tables)

6 Months Ended

Jun. 30, 2023

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Summary of Property Ownership

As of June 30, 2023, the Company’s portfolio consisted of the following:

	Properties	Square Footage
Operating retail properties(1)	181	28,590,350
Office properties	1	287,291
Development and redevelopment projects:
Carillon medical office building	1	126,000
The Corner (IN)	1	24,000

(1)Included within operating retail properties are 11 properties that contain an office component. Of the 181 operating retail properties, 178 are consolidated in these financial statements and the remaining three are accounted for under the equity method.

The following table summarizes the composition of the Company’s investment properties as of June 30, 2023 and December 31, 2022 (in thousands):

	Balance as of
	June 30, 2023		December 31, 2022
Land, buildings and improvements	$	7,589,842	$	7,656,765
Construction in progress	80,523		75,808
Investment properties, at cost	$	7,670,365	$	7,732,573

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SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Tables)

6 Months Ended

Jun. 30, 2023

Accounting Policies [Abstract]

Schedule of Investment Properties

As of June 30, 2023, the Company’s portfolio consisted of the following:

	Properties	Square Footage
Operating retail properties(1)	181	28,590,350
Office properties	1	287,291
Development and redevelopment projects:
Carillon medical office building	1	126,000
The Corner (IN)	1	24,000

(1)Included within operating retail properties are 11 properties that contain an office component. Of the 181 operating retail properties, 178 are consolidated in these financial statements and the remaining three are accounted for under the equity method.

The following table summarizes the composition of the Company’s investment properties as of June 30, 2023 and December 31, 2022 (in thousands):

	Balance as of
	June 30, 2023		December 31, 2022
Land, buildings and improvements	$	7,589,842	$	7,656,765
Construction in progress	80,523		75,808
Investment properties, at cost	$	7,670,365	$	7,732,573

Schedule of Rental Income

Rental income related to the Company’s operating leases is comprised of the following for the three and six months ended June 30, 2023 and 2022 (in thousands):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Fixed contractual lease payments – operating leases	$	160,134	$	152,652	$	318,724	$	302,476
Variable lease payments – operating leases	39,876		39,064		79,630		76,089
Bad debt reserve	(233)		(1,171)		(1,788)		(1,742)
Straight-line rent adjustments	2,910		4,530		6,768		8,623
Straight-line rent recovery (reserve) for uncollectibility	504		(202)		190		(264)
Amortization of in-place lease liabilities, net	2,645		1,332		5,375		1,915
Rental income	$	205,836	$	196,205	$	408,899	$	387,097

Schedule of Noncontrolling Interests

The following table summarizes the non-redeemable noncontrolling interests in consolidated properties for the six months ended June 30, 2023 and 2022 (in thousands):

	Six Months Ended June 30,
	2023		2022
Noncontrolling interests balance as of January 1,	$	5,370	$	5,146
Net income allocable to noncontrolling interests, excluding redeemable noncontrolling interests	134		62
Noncontrolling interests balance as of June 30,	$	5,504	$	5,208

Schedule of Weighted Average Interests of Parent and Limited Partners

For the three and six months ended June 30, 2023 and 2022, the weighted average interests of the Parent Company and the limited partners in the Operating Partnership were as follows:

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Parent Company’s weighted average interest in Operating Partnership	98.6	%	98.7	%	98.7	%	98.8	%
Limited partners’ weighted average interests in Operating Partnership	1.4	%	1.3	%	1.3	%	1.2	%

Schedule of Redeemable Noncontrolling Interests

The redeemable noncontrolling interests in the Operating Partnership and subsidiaries for the six months ended June 30, 2023 and 2022 were as follows (in thousands):

	Six Months Ended June 30,
	2023		2022
Redeemable noncontrolling interests balance as of January 1,	$	53,967	$	55,173
Net income allocable to redeemable noncontrolling interests	459		230
Distributions declared to redeemable noncontrolling interests	(1,456)		(1,219)
Other, net including adjustments to redemption value	7,957		2,995
Total limited partners’ interests in the Operating Partnership and other redeemable noncontrolling interests balance as of June 30,	$	60,927	$	57,179
Limited partners’ interests in the Operating Partnership	$	60,927	$	47,109
Other redeemable noncontrolling interests in certain subsidiaries	—		10,070
Total limited partners’ interests in the Operating Partnership and other redeemable noncontrolling interests balance as of June 30,	$	60,927	$	57,179

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ACQUISITIONS (Tables)

6 Months Ended

Jun. 30, 2023

Business Combination and Asset Acquisition [Abstract]

Schedule of Asset Acquisitions

The Company closed on the following asset acquisitions during the six months ended June 30, 2022 (dollars in thousands):

Date	Property Name	Metropolitan Statistical Area (MSA)	Property Type	Square Footage	Acquisition Price
February 16, 2022	Pebble Marketplace	Las Vegas	Multi-tenant retail	85,796	$	44,100
April 13, 2022	MacArthur Crossing	Dallas	Two-tenant building	56,077	21,920
				141,873	$	66,020

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DISPOSITIONS (Tables)

6 Months Ended

Jun. 30, 2023

Discontinued Operations and Disposal Groups [Abstract]

Schedule of Dispositions

The Company closed on the following dispositions during the six months ended June 30, 2023 (dollars in thousands):

Date	Property Name	MSA	Property Type	Square Footage	Sales Price		Gain
May 8, 2023	Kingwood Commons	Houston	Multi-tenant retail	158,172	$	27,350	$	4,740
June 8, 2023	Pan Am Plaza & Garage	Indianapolis	Land & garage	—	52,025		23,700
				158,172	$	79,375	$	28,440

The Company closed on the following dispositions during the six months ended June 30, 2022 (dollars in thousands):

Date	Property Name	MSA	Property Type	Square Footage	Sales Price		Gain
January 26, 2022	Hamilton Crossing Centre	Indianapolis	Redevelopment(1)	—	$	6,900	$	3,168
June 16, 2022	Plaza Del Lago	Chicago	Multi-tenant retail(2)	100,016	58,650		23,958
				100,016	$	65,550	$	27,126

(1)We sold a portion of the redevelopment at Hamilton Crossing Centre.

(2)Plaza Del Lago also contains 8,800 square feet of residential space comprised of 18 multifamily rental units.

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DEFERRED COSTS AND INTANGIBLES, NET (Tables)

6 Months Ended

Jun. 30, 2023

Deferred Costs [Abstract]

Schedule of Deferred Costs

As of June 30, 2023 and December 31, 2022, deferred costs consisted of the following (in thousands):

	June 30, 2023		December 31, 2022
Acquired lease intangible assets	$	472,486	$	522,152
Deferred leasing costs and other	70,570		66,842
	543,056		588,994
Less: accumulated amortization	(189,342)		(179,166)
Total	$	353,714	$	409,828

Schedule of Amortization of Deferred Costs

The amounts of such amortization included in the accompanying consolidated statements of operations and comprehensive income are as follows (in thousands):

	Six Months Ended June 30,
	2023		2022
Amortization of deferred leasing costs, lease intangibles and other	$	57,610	$	81,821
Amortization of above-market lease intangibles	$	6,274	$	6,630

The following amounts of amortization of debt issuance costs are included as a component of “Interest expense” in the accompanying consolidated statements of operations and comprehensive income (in thousands):

	Six Months Ended June 30,
	2023		2022
Amortization of debt issuance costs	$	1,782	$	1,370

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DEFERRED REVENUE, INTANGIBLES, NET AND OTHER LIABILITIES (Tables)

6 Months Ended

Jun. 30, 2023

Other Liabilities Disclosure [Abstract]

Schedule of Deferred Revenue, Intangibles and Other Liabilities

As of June 30, 2023 and December 31, 2022, deferred revenue, intangibles, net and other liabilities consisted of the following (in thousands):

	June 30, 2023		December 31, 2022
Unamortized in-place lease liabilities	$	176,530	$	188,815
Retainages payable and other	11,397		12,110
Tenant rents received in advance	33,576		29,947
Lease liabilities	68,168		67,167
Total	$	289,671	$	298,039

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MORTGAGE AND OTHER INDEBTEDNESS (Tables)

6 Months Ended

Jun. 30, 2023

Debt Disclosure [Abstract]

Schedules of Indebtedness

The following table summarizes the Company’s indebtedness as of June 30, 2023 and December 31, 2022 (in thousands):

	June 30, 2023		December 31, 2022
Mortgages payable	$	165,554	$	233,621
Senior unsecured notes	1,924,635		1,924,635
Unsecured term loans	820,000		820,000
Unsecured revolving line of credit	—		—
	2,910,189		2,978,256
Unamortized discounts and premiums, net	38,428		44,362
Unamortized debt issuance costs, net	(10,654)		(12,319)
Total mortgage and other indebtedness, net	$	2,937,963	$	3,010,299

The following table summarizes the Company’s mortgages payable (dollars in thousands):

	June 30, 2023					December 31, 2022
	Balance		Weighted Average Interest Rate		Weighted Average Years to Maturity	Balance		Weighted Average Interest Rate		Weighted Average Years to Maturity
Fixed rate mortgages payable(1)	$	137,621	5.09	%	8.6	$	205,328	3.98	%	1.4
Variable rate mortgage payable(2)	27,933		6.81	%	0.1	28,293		5.96	%	0.6
Total mortgages payable	$	165,554				$	233,621

(1)The fixed rate mortgages had interest rates ranging from 3.75% to 5.73% as of June 30, 2023 and December 31, 2022.

(2)The interest rate on the variable rate mortgage is based on Bloomberg Short Term Bank Yield Index (“BSBY”) plus 160 basis points. The one-month BSBY rate was 5.21% and 4.36% as of June 30, 2023 and December 31, 2022, respectively. Subsequent to June 30, 2023, the Company amended the loan agreement to extend the maturity date to August 4, 2026, with a one-year extension option. In addition, the interest rate margin increased to 215 basis points. In conjunction with the extension, the Company made a $9.9 million paydown of the principal balance using available cash on hand.

The following table summarizes the Company’s senior unsecured notes and exchangeable senior notes (dollars in thousands):

		June 30, 2023				December 31, 2022
	Maturity Date	Balance		Interest Rate		Balance		Interest Rate
Senior notes – 4.23% due 2023	September 10, 2023	$	95,000	4.23	%	$	95,000	4.23	%
Senior notes – 4.58% due 2024	June 30, 2024	149,635		4.58	%	149,635		4.58	%
Senior notes – 4.00% due 2025	March 15, 2025	350,000		4.00	%	350,000		4.00	%
Senior notes – LIBOR + 3.65% due 2025(1)	September 10, 2025	80,000		9.19	%	80,000		8.41	%
Senior notes – 4.08% due 2026	September 30, 2026	100,000		4.08	%	100,000		4.08	%
Senior notes – 4.00% due 2026	October 1, 2026	300,000		4.00	%	300,000		4.00	%
Senior exchangeable notes – 0.75% due 2027	April 1, 2027	175,000		0.75	%	175,000		0.75	%
Senior notes – LIBOR + 3.75% due 2027(2)	September 10, 2027	75,000		9.29	%	75,000		8.51	%
Senior notes – 4.24% due 2028	December 28, 2028	100,000		4.24	%	100,000		4.24	%
Senior notes – 4.82% due 2029	June 28, 2029	100,000		4.82	%	100,000		4.82	%
Senior notes – 4.75% due 2030	September 15, 2030	400,000		4.75	%	400,000		4.75	%
Total senior unsecured notes		$	1,924,635			$	1,924,635

(1)$80,000 of 4.47% senior unsecured notes has been swapped to a variable rate of three-month LIBOR plus 3.65% through September 10, 2025.

(2)$75,000 of 4.57% senior unsecured notes has been swapped to a variable rate of three-month LIBOR plus 3.75% through September 10, 2025.

The following table summarizes the Company’s term loans and revolving line of credit (dollars in thousands):

		June 30, 2023				December 31, 2022
	Maturity Date	Balance		Interest Rate		Balance		Interest Rate
Unsecured term loan due 2024 – fixed rate(1)	July 17, 2024	$	120,000	2.68	%	$	120,000	2.68	%
Unsecured term loan due 2025 – fixed rate(2)	October 24, 2025	250,000		5.09	%	250,000		5.09	%
Unsecured term loan due 2026 – fixed rate(3)	July 17, 2026	150,000		2.73	%	150,000		2.73	%
Unsecured term loan due 2029 – fixed rate(4)	July 29, 2029	300,000		4.05	%	300,000		4.05	%
Total unsecured term loans		$	820,000			$	820,000
Unsecured credit facility revolving line of credit – variable rate(5)	January 8, 2026	$	—	6.29	%	$	—	5.56	%

(1)$120,000 of Secured Overnight Financing Rate (“SOFR”)-based variable rate debt has been swapped to a fixed rate of 1.58% plus a credit spread based on a ratings grid ranging from 0.80% to 1.65% through July 17, 2024. The applicable credit spread was 1.10% as of June 30, 2023 and December 31, 2022.

(2)$250,000 of SOFR-based variable rate debt has been swapped to a fixed rate of 5.09% through October 24, 2025. The maturity date of the term loan may be extended for up to three additional periods of one year each at the Operating Partnership’s option, subject to certain conditions.

(3)$150,000 of SOFR-based variable rate debt has been swapped to a fixed rate of 1.68% plus a credit spread based on a ratings grid ranging from 0.75% to 1.60% through July 17, 2026. The applicable credit spread was 1.05% as of June 30, 2023 and December 31, 2022.

(4)$300,000 of SOFR-based variable rate debt has been swapped to a fixed rate of 2.70% plus a credit spread based on a ratings grid ranging from 1.15% to 2.20% through November 22, 2023. The applicable credit spread was 1.35% as of June 30, 2023 and December 31, 2022.

(5)The revolving line of credit has two six-month extension options that the Company can exercise, at its election, subject to (i) customary representations and warranties, including, but not limited to, the absence of an event of default as defined in the unsecured credit agreement and (ii) payment of an extension fee equal to 0.075% of the revolving line of credit capacity.

Schedule of Weighted Average Interest Rates and Maturities

Consolidated indebtedness, including weighted average interest rates and weighted average maturities as of June 30, 2023, considering the impact of interest rate swaps, is summarized below (dollars in thousands):

	Amount Outstanding		Ratio		Weighted Average Interest Rate		Weighted Average Years to Maturity
Fixed rate debt(1)	$	2,727,256	94	%	4.02	%	4.3
Variable rate debt(2)	182,933		6	%	8.87	%	2.7
Debt discounts, premiums and issuance costs, net	27,774		N/A		N/A		N/A
Total	$	2,937,963	100	%	4.32	%	4.2

(1)Fixed rate debt includes the portion of variable rate debt that has been hedged by interest rate swaps. As of June 30, 2023, $820.0 million in variable rate debt is hedged to a fixed rate for a weighted average of 2.2 years.

(2)Variable rate debt includes the portion of fixed rate debt that has been hedged by interest rate swaps. As of June 30, 2023, $155.0 million in fixed rate debt is hedged to a floating rate for a weighted average of 2.2 years.

Schedule of Revolving Credit Facility and Term Loans

The following table summarizes the key terms of the Revolving Facility as of June 30, 2023 (dollars in thousands):

				Leverage-Based Pricing		Investment Grade Pricing
Credit Agreement	Maturity Date	Extension Option	Extension Fee	Credit Spread	Facility Fee	Credit Spread	Facility Fee	SOFR Adjustment
$1,100,000 unsecured revolving line of credit	1/8/2026	2 six-month	0.075%	1.05%–1.50%	0.15%–0.30%	0.725%–1.40%	0.125%–0.30%	0.10%

The following table summarizes the key terms of the unsecured term loans as of June 30, 2023 (dollars in thousands):

Unsecured Term Loans	Maturity Date	Leverage-Based Pricing Credit Spread	Investment Grade Pricing Credit Spread	SOFR Adjustment
$120,000 unsecured term loan due 2024	7/17/2024	1.20% – 1.70%	0.80% – 1.65%	0.10%
$250,000 unsecured term loan due 2025	10/24/2025(1)	2.00% – 2.55%	2.00% – 2.50%	0.10%
$150,000 unsecured term loan due 2026	7/17/2026	1.20% – 1.70%	0.75% – 1.60%	0.10%
$300,000 unsecured term loan due 2029	7/29/2029	N/A	1.15% – 2.20%	0.10%

(1)The maturity date may be extended for up to three additional periods of one year each at the Operating Partnership’s option, subject to certain conditions.

Schedule of Amortization of Debt Issuance Costs

The amounts of such amortization included in the accompanying consolidated statements of operations and comprehensive income are as follows (in thousands):

	Six Months Ended June 30,
	2023		2022
Amortization of deferred leasing costs, lease intangibles and other	$	57,610	$	81,821
Amortization of above-market lease intangibles	$	6,274	$	6,630

The following amounts of amortization of debt issuance costs are included as a component of “Interest expense” in the accompanying consolidated statements of operations and comprehensive income (in thousands):

	Six Months Ended June 30,
	2023		2022
Amortization of debt issuance costs	$	1,782	$	1,370

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DERIVATIVE INSTRUMENTS, HEDGING ACTIVITIES AND OTHER COMPREHENSIVE INCOME (Tables)

6 Months Ended

Jun. 30, 2023

Derivative Instruments and Hedging Activities Disclosure [Abstract]

Schedule of Terms and Fair Values of Derivative Financial Instruments

The following table summarizes the terms and fair values of the Company’s derivative financial instruments that were designated and qualified as part of a hedging relationship as of June 30, 2023 and December 31, 2022 (dollars in thousands):

									Fair Value Assets (Liabilities)(1)
Type of Hedge	Number of Instruments	Aggregate Notional		Reference Rate	Interest Rate		Effective Date	Maturity Date	June 30, 2023		December 31, 2022
Cash Flow	Four	$	250,000	SOFR	2.99	%	12/1/2022	10/24/2025	$	8,633	$	7,134
Cash Flow	Two	100,000		SOFR	2.66	%	8/1/2022	8/1/2025	3,972		3,616
Cash Flow	Two	200,000		SOFR	2.72	%	8/3/2022	11/22/2023	2,021		3,663
Cash Flow	Three	120,000		SOFR	1.58	%	8/15/2022	7/17/2024	4,479		5,461
Cash Flow	Three	150,000		SOFR	1.68	%	8/15/2022	7/17/2026	11,094		10,896
		$	820,000						$	30,199	$	30,770
Fair Value(2)	Two	$	155,000	LIBOR	LIBOR + 3.70%		4/23/2021	9/10/2025	$	(13,423)	$	(14,177)
Forward-Starting Cash Flow	Two	$	200,000	SOFR	2.37	%	11/22/2023	8/1/2025	$	6,795	$	4,370

(1)Derivatives in an asset position are included within “Prepaid and other assets” and derivatives in a liability position are included within “Accounts payable and accrued expenses” in the accompanying consolidated balance sheets.

(2)The derivative agreements swap a blended fixed rate of 4.52% for a blended floating rate of LIBOR plus 3.70%.

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ORGANIZATION AND BASIS OF PRESENTATION - Additional Information (Details)	6 Months Ended
	Jun. 30, 2023
General Partner Units
Organization [Line Items]
General partner, ownership interest	98.60%
Kite Realty Group, L.P.
Organization [Line Items]
Limited partners, ownership interest	1.40%

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ORGANIZATION AND BASIS OF PRESENTATION - Real Estate Properties (Details)	Jun. 30, 2023 ft² property
Real Estate Properties [Line Items]
Square footage | ft²	141,873
Operating retail properties
Real Estate Properties [Line Items]
Number of real estate properties	181
Square footage | ft²	28,590,350
Operating retail properties | Consolidated Entities
Real Estate Properties [Line Items]
Number of real estate properties	178
Operating retail properties | Equity Method Investee
Real Estate Properties [Line Items]
Number of real estate properties	3
Office properties
Real Estate Properties [Line Items]
Number of real estate properties	1
Square footage | ft²	287,291
Development and redevelopment projects | Carillon medical office building
Real Estate Properties [Line Items]
Number of real estate properties	1
Square footage | ft²	126,000
Development and redevelopment projects | The Corner (IN)
Real Estate Properties [Line Items]
Number of real estate properties	1
Square footage | ft²	24,000
Operating retail properties with office components
Real Estate Properties [Line Items]
Number of real estate properties	11

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SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES - Investment Properties (Details) - USD ($) $ in Thousands	Jun. 30, 2023	Dec. 31, 2022
Accounting Policies [Abstract]
Land, buildings and improvements	$ 7,589,842	$ 7,656,765
Construction in progress	80,523	75,808
Investment properties, at cost	$ 7,670,365	$ 7,732,573

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SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES - Schedule of Rental Income (Details) - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022	Jun. 30, 2023	Jun. 30, 2022
Accounting Policies [Abstract]
Fixed contractual lease payments – operating leases	$ 160,134	$ 152,652	$ 318,724	$ 302,476
Variable lease payments – operating leases	39,876	39,064	79,630	76,089
Bad debt reserve	(233)	(1,171)	(1,788)	(1,742)
Straight-line rent adjustments	2,910	4,530	6,768	8,623
Straight-line rent recovery (reserve) for uncollectibility	504	(202)	190	(264)
Amortization of in-place lease liabilities, net	2,645	1,332	5,375	1,915
Rental income	$ 205,836	$ 196,205	$ 408,899	$ 387,097

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SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES - Additional Information (Details) $ in Thousands	1 Months Ended	3 Months Ended	6 Months Ended
	Oct. 31, 2022 USD ($)	Jun. 30, 2023 USD ($) jointVenture shares	Jun. 30, 2023 USD ($) jointVenture shares	Dec. 31, 2022 USD ($) shares
Noncontrolling Interest [Line Items]
Variable interest entity, number of entities | jointVenture		2	2
Assets of VIEs		$ 7,165,099	$ 7,165,099	$ 7,341,982
Gross debt		$ 2,910,189	$ 2,910,189	$ 2,978,256
Limited partners' capital account, units outstanding (in shares) | shares		3,034,212	3,034,212	2,870,697
Mortgages payable
Noncontrolling Interest [Line Items]
Gross debt		$ 165,554	$ 165,554	$ 233,621
Fixed Rate Debt | Mortgages payable
Noncontrolling Interest [Line Items]
Gross debt		$ 137,621	$ 137,621	$ 205,328
Capital Unit, Class B
Noncontrolling Interest [Line Items]
Number of joint ventures in which units are issued | jointVenture			3
Number of joint ventures in which units are issued, noncontrolling interest | jointVenture			1
Amount of joint venture redemption	$ 9,700
One Loudoun Downtown - Pads G & H
Noncontrolling Interest [Line Items]
Noncontrolling interest, ownership percentage by parent		90.00%	90.00%
One Loudoun Downtown - Pads G & H | Fixed Rate Debt | Mortgages payable
Noncontrolling Interest [Line Items]
Debt instrument term		10 years	10 years
Gross debt		$ 95,100	$ 95,100
Fixed interest rate		5.36%	5.36%
Operating Partnership
Noncontrolling Interest [Line Items]
Noncontrolling interest, ownership percentage by parent		98.60%	98.60%	98.70%
Noncontrolling interest, ownership percentage by limited partners		1.40%	1.40%	1.30%
Variable Interest Entities
Noncontrolling Interest [Line Items]
Mortgage debt of VIEs		$ 123,000	$ 123,000
Assets of VIEs		$ 227,200	$ 227,200

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SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES - Noncontrolling Interests (Details) - USD ($) $ in Thousands	6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022
Stockholders' Equity Attributable to Noncontrolling Interest [Roll Forward]
Noncontrolling interests balance as of January 1,	$ 5,370	$ 5,146
Net income allocable to noncontrolling interests, excluding redeemable noncontrolling interests	134	62
Noncontrolling interests balance as of June 30,	$ 5,504	$ 5,208

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SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES - Weighted Average Interests in Operating Partnership (Details) - Operating Partnership	3 Months Ended		6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022	Jun. 30, 2023	Jun. 30, 2022
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Parent Company’s weighted average interest in Operating Partnership	98.60%	98.70%	98.70%	98.80%
Limited partners’ weighted average interests in Operating Partnership	1.40%	1.30%	1.30%	1.20%

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SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES - Redeemable Noncontrolling Interests (Details) - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022	Jun. 30, 2023	Jun. 30, 2022
Redeemable Noncontrolling Interest, Equity, Carrying Amount [Roll Forward]
Net income allocable to redeemable noncontrolling interests	$ 423	$ 314	$ 593	$ 292
Redeemable Noncontrolling Interests
Redeemable Noncontrolling Interest, Equity, Carrying Amount [Roll Forward]
Redeemable noncontrolling interests balance as of January 1,			53,967	55,173
Net income allocable to redeemable noncontrolling interests			459	230
Distributions declared to redeemable noncontrolling interests			(1,456)	(1,219)
Other, net including adjustments to redemption value			7,957	2,995
Total limited partners’ interests in the Operating Partnership and other redeemable noncontrolling interests balance as of June 30,	60,927	57,179	60,927	57,179
Total limited partners’ interests in the Operating Partnership and other redeemable noncontrolling interests as of June 30,	60,927	57,179	60,927	57,179
Redeemable Noncontrolling Interests | Partnership Interest
Redeemable Noncontrolling Interest, Equity, Carrying Amount [Roll Forward]
Total limited partners’ interests in the Operating Partnership and other redeemable noncontrolling interests balance as of June 30,	60,927	57,179	60,927	57,179
Limited partners’ interests in the Operating Partnership	60,927	47,109	60,927	47,109
Other redeemable noncontrolling interests in certain subsidiaries	0	10,070	0	10,070
Total limited partners’ interests in the Operating Partnership and other redeemable noncontrolling interests as of June 30,	$ 60,927	$ 57,179	$ 60,927	$ 57,179

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ACQUISITIONS - Schedule of Asset Acquisitions (Details) $ in Thousands			6 Months Ended
	Apr. 13, 2022 USD ($) ft²	Feb. 16, 2022 USD ($) ft²	Jun. 30, 2023 USD ($) ft²
Asset Acquisition [Line Items]
Square footage | ft²			141,873
Acquisition price | $			$ 66,020
Pebble Marketplace
Asset Acquisition [Line Items]
Square footage | ft²		85,796
Acquisition price | $		$ 44,100
MacArthur Crossing
Asset Acquisition [Line Items]
Square footage | ft²	56,077
Acquisition price | $	$ 21,920

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DISPOSITIONS - Schedule of Dispositions (Details) $ in Thousands					6 Months Ended
	Jun. 08, 2023 USD ($) ft²	May 08, 2023 USD ($) ft²	Jun. 16, 2022 USD ($) ft² rental	Jan. 26, 2022 USD ($) ft²	Jun. 30, 2023 USD ($) ft²	Jun. 30, 2022 USD ($) ft²
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Square footage | ft²					141,873
Disposed of by Sale
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Square footage | ft²					158,172	100,016
Sales price					$ 79,375	$ 65,550
Gain					$ 28,440	$ 27,126
Disposed of by Sale | Kingwood Commons
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Square footage | ft²		158,172
Sales price		$ 27,350
Gain		$ 4,740
Disposed of by Sale | Pan Am Plaza & Garage
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Square footage | ft²	0
Sales price	$ 52,025
Gain	$ 23,700
Disposed of by Sale | Hamilton Crossing Centre
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Square footage | ft²				0
Sales price				$ 6,900
Gain				$ 3,168
Disposed of by Sale | Plaza Del Lago
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Square footage | ft²			100,016
Sales price			$ 58,650
Gain			$ 23,958
Disposed of by Sale | Plaza Del Lago | Residential
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Square footage | ft²			8,800
Disposed of by Sale | Plaza Del Lago | Multifamily
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Number of multifamily rental units | rental			18

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DEFERRED COSTS AND INTANGIBLES, NET - Deferred Costs (Details) - USD ($) $ in Thousands	Jun. 30, 2023	Dec. 31, 2022
Deferred Costs [Abstract]
Acquired lease intangible assets	$ 472,486	$ 522,152
Deferred leasing costs and other	70,570	66,842
Deferred costs and intangibles, gross	543,056	588,994
Less: accumulated amortization	(189,342)	(179,166)
Deferred costs, net	$ 353,714	$ 409,828

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DEFERRED COSTS AND INTANGIBLES, NET - Amortization Expense (Details) - USD ($) $ in Thousands	6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022
Deferred Costs [Abstract]
Amortization of deferred leasing costs, lease intangibles and other	$ 57,610	$ 81,821
Amortization of above-market lease intangibles	$ 6,274	$ 6,630

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DEFERRED REVENUE, INTANGIBLES, NET AND OTHER LIABILITIES (Details) - USD ($) $ in Thousands	6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022	Dec. 31, 2022
Other Liabilities Disclosure [Abstract]
Unamortized in-place lease liabilities	$ 176,530		$ 188,815
Retainages payable and other	11,397		12,110
Tenant rents received in advance	33,576		29,947
Lease liabilities	$ 68,168		$ 67,167
Operating Lease, Liability, Statement of Financial Position [Extensible Enumeration]	Total		Total
Total	$ 289,671		$ 298,039
Amortization of below-market lease intangibles	$ 11,600	$ 8,500

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MORTGAGE AND OTHER INDEBTEDNESS - Schedule of Indebtedness (Details) - USD ($) $ in Thousands	Jun. 30, 2023	Dec. 31, 2022
Debt Instrument [Line Items]
Gross debt	$ 2,910,189	$ 2,978,256
Unamortized discounts and premiums, net	38,428	44,362
Unamortized debt issuance costs, net	(10,654)	(12,319)
Total mortgage and other indebtedness, net	2,937,963	3,010,299
Revolving Credit Facility
Debt Instrument [Line Items]
Gross debt	0	0
Mortgages payable
Debt Instrument [Line Items]
Gross debt	165,554	233,621
Senior unsecured notes
Debt Instrument [Line Items]
Gross debt	1,924,635	1,924,635
Unsecured term loans
Debt Instrument [Line Items]
Gross debt	$ 820,000	$ 820,000

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MORTGAGE AND OTHER INDEBTEDNESS - Schedule of Weighted Average Interest Rates and Maturities (Details) - USD ($) $ in Thousands	6 Months Ended
	Jun. 30, 2023	Dec. 31, 2022
Debt Instrument [Line Items]
Gross debt	$ 2,910,189	$ 2,978,256
Debt discounts, premiums and issuance costs, net	27,774
Total mortgage and other indebtedness, net	$ 2,937,963	$ 3,010,299
Ratio	100.00%
Weighted average interest rate	4.32%
Weighted average years to maturity	4 years 2 months 12 days
Fixed rate debt considering hedges
Debt Instrument [Line Items]
Gross debt	$ 2,727,256
Ratio	94.00%
Weighted average interest rate	4.02%
Weighted average years to maturity	4 years 3 months 18 days
Fixed rate debt considering hedges | Variable Rate Debt
Debt Instrument [Line Items]
Total mortgage and other indebtedness, net	$ 820,000
Weighted average years to maturity	2 years 2 months 12 days
Variable rate debt considering hedges
Debt Instrument [Line Items]
Gross debt	$ 182,933
Ratio	6.00%
Weighted average interest rate	8.87%
Weighted average years to maturity	2 years 8 months 12 days
Variable rate debt considering hedges | Fixed Rate Debt
Debt Instrument [Line Items]
Total mortgage and other indebtedness, net	$ 155,000
Weighted average years to maturity	2 years 2 months 12 days

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MORTGAGE AND OTHER INDEBTEDNESS - Schedule of Mortgages Payable (Details) - USD ($) $ in Thousands	1 Months Ended	3 Months Ended	6 Months Ended	12 Months Ended
	Aug. 07, 2023	Jun. 30, 2023	Jun. 30, 2023	Dec. 31, 2022
Debt Instrument [Line Items]
Gross debt		$ 2,910,189	$ 2,910,189	$ 2,978,256
Weighted average interest rate		4.32%	4.32%
Weighted average years to maturity			4 years 2 months 12 days
Fixed Rate Debt | Minimum
Debt Instrument [Line Items]
Fixed interest rate		3.75%	3.75%
Fixed Rate Debt | Maximum
Debt Instrument [Line Items]
Fixed interest rate		8.56%	8.56%
Variable Rate Debt | Minimum
Debt Instrument [Line Items]
Variable interest rate		6.34%	6.34%
Variable Rate Debt | Maximum
Debt Instrument [Line Items]
Variable interest rate		7.34%	7.34%
Mortgages payable
Debt Instrument [Line Items]
Gross debt		$ 165,554	$ 165,554	233,621
Repayments of debt			161,500
Scheduled principal payments			$ 1,700
Mortgages payable | Weighted average
Debt Instrument [Line Items]
Fixed interest rate		3.85%	3.85%
Mortgages payable | Fixed Rate Debt
Debt Instrument [Line Items]
Gross debt		$ 137,621	$ 137,621	$ 205,328
Weighted average interest rate		5.09%	5.09%	3.98%
Weighted average years to maturity			8 years 7 months 6 days	1 year 4 months 24 days
Mortgages payable | Fixed Rate Debt | One Loudoun Downtown - Pads G & H
Debt Instrument [Line Items]
Gross debt		$ 95,100	$ 95,100
Debt instrument term		10 years	10 years
Fixed interest rate		5.36%	5.36%
Mortgages payable | Fixed Rate Debt | Minimum
Debt Instrument [Line Items]
Interest rate		3.75%	3.75%	3.75%
Mortgages payable | Fixed Rate Debt | Maximum
Debt Instrument [Line Items]
Interest rate		5.73%	5.73%	5.73%
Mortgages payable | Variable Rate Debt
Debt Instrument [Line Items]
Gross debt		$ 27,933	$ 27,933	$ 28,293
Weighted average interest rate		6.81%	6.81%	5.96%
Weighted average years to maturity			1 month 6 days	7 months 6 days
Mortgages payable | Variable Rate Debt | Subsequent Event
Debt Instrument [Line Items]
Gross debt	$ 27,900
Credit spread	2.15%
Maturity date extension period	1 year
Repayments of debt	$ 9,900
Mortgages payable | Variable Rate Debt | BSBY
Debt Instrument [Line Items]
Credit spread			1.60%
Variable interest rate		5.21%	5.21%	4.36%

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MORTGAGE AND OTHER INDEBTEDNESS - Additional Information (Details)	1 Months Ended	6 Months Ended
	Jul. 31, 2022 USD ($) extension	Jun. 30, 2023 USD ($) extension	Dec. 31, 2022 USD ($)
Debt Instrument [Line Items]
Gross debt		$ 2,910,189,000	$ 2,978,256,000
Letters of credit outstanding		300,000
Letters of credit outstanding, amount advanced		0
Percentage bearing fixed interest, amount		2,100,000,000
Percentage bearing variable interest, amount		847,900,000
Unsecured term loans
Debt Instrument [Line Items]
Gross debt		820,000,000	820,000,000
Revolving Credit Facility
Debt Instrument [Line Items]
Gross debt		$ 0	0
Number of extension options | extension		2
Maturity date extension period		6 months
Revolving Credit Facility | SOFR
Debt Instrument [Line Items]
Reduction of interest rate margin upon achievement of sustainability metric		0.0001
Kite Realty Group, L.P. | Revolving Credit Facility
Debt Instrument [Line Items]
Line of credit, aggregate borrowing capacity	$ 1,100,000,000	$ 1,100,000,000
Line of credit, accordion feature, increase limit	600,000,000
Line of credit, accordion feature, maximum borrowing capacity	$ 2,000,000,000
Number of extension options | extension	2	2
Maturity date extension period	6 months	6 months
Kite Realty Group, L.P. | Revolving Credit Facility | SOFR
Debt Instrument [Line Items]
Credit spread, increase	0.10%	0.10%
$300M unsecured term loan | Unsecured term loans
Debt Instrument [Line Items]
Gross debt		$ 300,000,000	$ 300,000,000
$300M unsecured term loan | SOFR | Unsecured term loans
Debt Instrument [Line Items]
Gross debt		$ 300,000,000
Fixed interest rate		2.70%
Variable interest rate		1.35%	1.35%
$300M unsecured term loan | Kite Realty Group, L.P. | Unsecured term loans
Debt Instrument [Line Items]
Debt instrument term	7 years
Gross debt		$ 300,000,000
Principal amount of debt issued	$ 300,000,000
$300M unsecured term loan | Kite Realty Group, L.P. | SOFR | Unsecured term loans
Debt Instrument [Line Items]
Credit spread, increase		0.10%
Reduction of interest rate margin upon achievement of sustainability metric		0.0001
$120M unsecured term loan | Unsecured term loans
Debt Instrument [Line Items]
Gross debt		$ 120,000,000	$ 120,000,000
$120M unsecured term loan | SOFR | Unsecured term loans
Debt Instrument [Line Items]
Gross debt		$ 120,000,000
Fixed interest rate		1.58%
Variable interest rate		1.10%	1.10%
$120M unsecured term loan | Kite Realty Group, L.P. | Unsecured term loans
Debt Instrument [Line Items]
Gross debt		$ 120,000,000
Maximum borrowing capacity		$ 250,000,000
$120M unsecured term loan | Kite Realty Group, L.P. | SOFR | Unsecured term loans
Debt Instrument [Line Items]
Credit spread, increase		0.10%
$150M unsecured term loan | Unsecured term loans
Debt Instrument [Line Items]
Gross debt		$ 150,000,000	$ 150,000,000
$150M unsecured term loan | SOFR | Unsecured term loans
Debt Instrument [Line Items]
Gross debt		$ 150,000,000
Fixed interest rate		1.68%
Variable interest rate		1.05%	1.05%
$150M unsecured term loan | Kite Realty Group, L.P. | Unsecured term loans
Debt Instrument [Line Items]
Gross debt		$ 150,000,000
Maximum borrowing capacity		$ 250,000,000
$150M unsecured term loan | Kite Realty Group, L.P. | SOFR | Unsecured term loans
Debt Instrument [Line Items]
Credit spread, increase		0.10%
Reduction of interest rate margin upon achievement of sustainability metric		0.0001
$250M unsecured term loan | Unsecured term loans
Debt Instrument [Line Items]
Gross debt		$ 250,000,000	$ 250,000,000
Number of extension options | extension		3
Maturity date extension period		1 year
$250M unsecured term loan | SOFR | Unsecured term loans
Debt Instrument [Line Items]
Gross debt		$ 250,000,000
Fixed interest rate		5.09%
$250M unsecured term loan | Kite Realty Group, L.P. | Unsecured term loans
Debt Instrument [Line Items]
Gross debt		$ 250,000,000
Number of extension options | extension		3
Maturity date extension period		1 year
Maximum borrowing capacity		$ 300,000,000
$250M unsecured term loan | Kite Realty Group, L.P. | SOFR | Unsecured term loans
Debt Instrument [Line Items]
Credit spread, increase		0.10%
Fixed Rate Debt
Debt Instrument [Line Items]
Long-term debt, fair value		$ 1,900,000,000
Fixed Rate Debt | Minimum
Debt Instrument [Line Items]
Fixed interest rate		3.75%
Fixed Rate Debt | Maximum
Debt Instrument [Line Items]
Fixed interest rate		8.56%
Variable Rate Debt
Debt Instrument [Line Items]
Long-term debt, fair value		$ 850,500,000
Variable Rate Debt | Minimum
Debt Instrument [Line Items]
Variable interest rate		6.34%
Variable Rate Debt | Maximum
Debt Instrument [Line Items]
Variable interest rate		7.34%

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MORTGAGE AND OTHER INDEBTEDNESS - Schedule of Unsecured Notes (Details) - USD ($) $ in Thousands	6 Months Ended
	Jun. 30, 2023	Dec. 31, 2022
Debt Instrument [Line Items]
Gross debt	$ 2,910,189	$ 2,978,256
Senior unsecured notes
Debt Instrument [Line Items]
Gross debt	1,924,635	1,924,635
Senior unsecured notes | Senior notes - 4.23% due 2023
Debt Instrument [Line Items]
Gross debt	$ 95,000	$ 95,000
Interest rate	4.23%	4.23%
Senior unsecured notes | Senior notes - 4.58% due 2024
Debt Instrument [Line Items]
Gross debt	$ 149,635	$ 149,635
Interest rate	4.58%	4.58%
Senior unsecured notes | Senior notes - 4.00% due 2025
Debt Instrument [Line Items]
Gross debt	$ 350,000	$ 350,000
Interest rate	4.00%	4.00%
Senior unsecured notes | Senior notes - LIBOR + 3.65% due 2025
Debt Instrument [Line Items]
Gross debt	$ 80,000	$ 80,000
Interest rate	9.19%	8.41%
Senior unsecured notes | Senior notes - LIBOR + 3.65% due 2025 | LIBOR
Debt Instrument [Line Items]
Credit spread	3.65%
Senior unsecured notes | Senior notes - 4.08% due 2026
Debt Instrument [Line Items]
Gross debt	$ 100,000	$ 100,000
Interest rate	4.08%	4.08%
Senior unsecured notes | Senior notes - 4.00% due 2026
Debt Instrument [Line Items]
Gross debt	$ 300,000	$ 300,000
Interest rate	4.00%	4.00%
Senior unsecured notes | Senior notes - LIBOR + 3.75% due 2027
Debt Instrument [Line Items]
Gross debt	$ 75,000	$ 75,000
Interest rate	9.29%	8.51%
Senior unsecured notes | Senior notes - LIBOR + 3.75% due 2027 | LIBOR
Debt Instrument [Line Items]
Credit spread	3.75%
Senior unsecured notes | Senior notes - 4.24% due 2028
Debt Instrument [Line Items]
Gross debt	$ 100,000	$ 100,000
Interest rate	4.24%	4.24%
Senior unsecured notes | Senior notes - 4.82% due 2029
Debt Instrument [Line Items]
Gross debt	$ 100,000	$ 100,000
Interest rate	4.82%	4.82%
Senior unsecured notes | Senior notes - 4.75% due 2030
Debt Instrument [Line Items]
Gross debt	$ 400,000	$ 400,000
Interest rate	4.75%	4.75%
Senior unsecured notes | Senior notes - 4.47% due 2025
Debt Instrument [Line Items]
Gross debt	$ 80,000
Interest rate	4.47%
Senior unsecured notes | Senior notes - 4.57% due 2027
Debt Instrument [Line Items]
Gross debt	$ 75,000
Interest rate	4.57%
Senior exchangeable notes | Senior exchangeable notes - 0.75% due 2027
Debt Instrument [Line Items]
Gross debt	$ 175,000	$ 175,000
Interest rate	0.75%	0.75%

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MORTGAGE AND OTHER INDEBTEDNESS - Schedule of Term Loans and Revolving Line of Credit (Details) $ in Thousands	6 Months Ended
	Jun. 30, 2023 USD ($) extension	Dec. 31, 2022 USD ($)
Debt Instrument [Line Items]
Gross debt	$ 2,910,189	$ 2,978,256
Unsecured credit facility revolving line of credit
Debt Instrument [Line Items]
Gross debt	$ 0	$ 0
Interest rate	6.29%	5.56%
Number of extension options | extension	2
Maturity date extension period	6 months
Extension fee percentage	0.00075
Unsecured term loans
Debt Instrument [Line Items]
Gross debt	$ 820,000	$ 820,000
Unsecured term loans | Unsecured term loan due 2024
Debt Instrument [Line Items]
Gross debt	$ 120,000	$ 120,000
Interest rate	2.68%	2.68%
Unsecured term loans | Unsecured term loan due 2024 | SOFR
Debt Instrument [Line Items]
Gross debt	$ 120,000
Fixed interest rate	1.58%
Variable interest rate	1.10%	1.10%
Unsecured term loans | Unsecured term loan due 2024 | SOFR | Minimum
Debt Instrument [Line Items]
Credit spread	0.80%
Unsecured term loans | Unsecured term loan due 2024 | SOFR | Maximum
Debt Instrument [Line Items]
Credit spread	1.65%
Unsecured term loans | Unsecured term loan due 2025
Debt Instrument [Line Items]
Gross debt	$ 250,000	$ 250,000
Interest rate	5.09%	5.09%
Number of extension options | extension	3
Maturity date extension period	1 year
Unsecured term loans | Unsecured term loan due 2025 | SOFR
Debt Instrument [Line Items]
Gross debt	$ 250,000
Fixed interest rate	5.09%
Unsecured term loans | Unsecured term loan due 2026
Debt Instrument [Line Items]
Gross debt	$ 150,000	$ 150,000
Interest rate	2.73%	2.73%
Unsecured term loans | Unsecured term loan due 2026 | SOFR
Debt Instrument [Line Items]
Gross debt	$ 150,000
Fixed interest rate	1.68%
Variable interest rate	1.05%	1.05%
Unsecured term loans | Unsecured term loan due 2026 | SOFR | Minimum
Debt Instrument [Line Items]
Credit spread	0.75%
Unsecured term loans | Unsecured term loan due 2026 | SOFR | Maximum
Debt Instrument [Line Items]
Credit spread	1.60%
Unsecured term loans | Unsecured term loan due 2029
Debt Instrument [Line Items]
Gross debt	$ 300,000	$ 300,000
Interest rate	4.05%	4.05%
Unsecured term loans | Unsecured term loan due 2029 | SOFR
Debt Instrument [Line Items]
Gross debt	$ 300,000
Fixed interest rate	2.70%
Variable interest rate	1.35%	1.35%
Unsecured term loans | Unsecured term loan due 2029 | SOFR | Minimum
Debt Instrument [Line Items]
Credit spread	1.15%
Unsecured term loans | Unsecured term loan due 2029 | SOFR | Maximum
Debt Instrument [Line Items]
Credit spread	2.20%

XML

MORTGAGE AND OTHER INDEBTEDNESS - Summary of Revolving Facility (Details) - Revolving Credit Facility	1 Months Ended	6 Months Ended
	Jul. 31, 2022 USD ($) extension	Jun. 30, 2023 USD ($) extension
Line of Credit Facility [Line Items]
Number of extension options		2
Maturity date extension period		6 months
Extension fee percentage		0.00075
Kite Realty Group, L.P.
Line of Credit Facility [Line Items]
Line of credit, aggregate borrowing capacity | $	$ 1,100,000,000	$ 1,100,000,000
Number of extension options	2	2
Maturity date extension period	6 months	6 months
Extension fee percentage		0.00075
Kite Realty Group, L.P. | SOFR
Line of Credit Facility [Line Items]
Credit spread, increase	0.10%	0.10%
Kite Realty Group, L.P. | Minimum | Leverage-based pricing
Line of Credit Facility [Line Items]
Facility fee		0.15%
Kite Realty Group, L.P. | Minimum | Investment grade pricing
Line of Credit Facility [Line Items]
Facility fee		0.125%
Kite Realty Group, L.P. | Minimum | SOFR | Leverage-based pricing
Line of Credit Facility [Line Items]
Credit spread		1.05%
Kite Realty Group, L.P. | Minimum | SOFR | Investment grade pricing
Line of Credit Facility [Line Items]
Credit spread		0.725%
Kite Realty Group, L.P. | Maximum | Leverage-based pricing
Line of Credit Facility [Line Items]
Facility fee		0.30%
Kite Realty Group, L.P. | Maximum | Investment grade pricing
Line of Credit Facility [Line Items]
Facility fee		0.30%
Kite Realty Group, L.P. | Maximum | SOFR | Leverage-based pricing
Line of Credit Facility [Line Items]
Credit spread		1.50%
Kite Realty Group, L.P. | Maximum | SOFR | Investment grade pricing
Line of Credit Facility [Line Items]
Credit spread		1.40%

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MORTGAGE AND OTHER INDEBTEDNESS - Summary of Unsecured Term Loans (Details)	6 Months Ended
	Jun. 30, 2023 USD ($) extension	Dec. 31, 2022 USD ($)
Debt Instrument [Line Items]
Gross debt	$ 2,910,189,000	$ 2,978,256,000
Unsecured term loans
Debt Instrument [Line Items]
Gross debt	820,000,000	820,000,000
Unsecured term loans | $120M unsecured term loan
Debt Instrument [Line Items]
Gross debt	120,000,000	120,000,000
Unsecured term loans | $120M unsecured term loan | SOFR
Debt Instrument [Line Items]
Gross debt	$ 120,000,000
Unsecured term loans | $120M unsecured term loan | Minimum | SOFR
Debt Instrument [Line Items]
Credit spread	0.80%
Unsecured term loans | $120M unsecured term loan | Maximum | SOFR
Debt Instrument [Line Items]
Credit spread	1.65%
Unsecured term loans | $120M unsecured term loan | Kite Realty Group, L.P.
Debt Instrument [Line Items]
Gross debt	$ 120,000,000
Unsecured term loans | $120M unsecured term loan | Kite Realty Group, L.P. | SOFR
Debt Instrument [Line Items]
Credit spread, increase	0.10%
Unsecured term loans | $120M unsecured term loan | Kite Realty Group, L.P. | Minimum | SOFR | Leverage-based pricing
Debt Instrument [Line Items]
Credit spread	1.20%
Unsecured term loans | $120M unsecured term loan | Kite Realty Group, L.P. | Minimum | SOFR | Investment grade pricing
Debt Instrument [Line Items]
Credit spread	0.80%
Unsecured term loans | $120M unsecured term loan | Kite Realty Group, L.P. | Maximum | SOFR | Leverage-based pricing
Debt Instrument [Line Items]
Credit spread	1.70%
Unsecured term loans | $120M unsecured term loan | Kite Realty Group, L.P. | Maximum | SOFR | Investment grade pricing
Debt Instrument [Line Items]
Credit spread	1.65%
Unsecured term loans | $250M unsecured term loan
Debt Instrument [Line Items]
Gross debt	$ 250,000,000	250,000,000
Number of extension options | extension	3
Maturity date extension period	1 year
Unsecured term loans | $250M unsecured term loan | SOFR
Debt Instrument [Line Items]
Gross debt	$ 250,000,000
Unsecured term loans | $250M unsecured term loan | Kite Realty Group, L.P.
Debt Instrument [Line Items]
Gross debt	$ 250,000,000
Number of extension options | extension	3
Maturity date extension period	1 year
Unsecured term loans | $250M unsecured term loan | Kite Realty Group, L.P. | SOFR
Debt Instrument [Line Items]
Credit spread, increase	0.10%
Unsecured term loans | $250M unsecured term loan | Kite Realty Group, L.P. | Minimum | SOFR | Leverage-based pricing
Debt Instrument [Line Items]
Credit spread	2.00%
Unsecured term loans | $250M unsecured term loan | Kite Realty Group, L.P. | Minimum | SOFR | Investment grade pricing
Debt Instrument [Line Items]
Credit spread	2.00%
Unsecured term loans | $250M unsecured term loan | Kite Realty Group, L.P. | Maximum | SOFR | Leverage-based pricing
Debt Instrument [Line Items]
Credit spread	2.55%
Unsecured term loans | $250M unsecured term loan | Kite Realty Group, L.P. | Maximum | SOFR | Investment grade pricing
Debt Instrument [Line Items]
Credit spread	2.50%
Unsecured term loans | $150M unsecured term loan
Debt Instrument [Line Items]
Gross debt	$ 150,000,000	150,000,000
Unsecured term loans | $150M unsecured term loan | SOFR
Debt Instrument [Line Items]
Gross debt	$ 150,000,000
Unsecured term loans | $150M unsecured term loan | Minimum | SOFR
Debt Instrument [Line Items]
Credit spread	0.75%
Unsecured term loans | $150M unsecured term loan | Maximum | SOFR
Debt Instrument [Line Items]
Credit spread	1.60%
Unsecured term loans | $150M unsecured term loan | Kite Realty Group, L.P.
Debt Instrument [Line Items]
Gross debt	$ 150,000,000
Unsecured term loans | $150M unsecured term loan | Kite Realty Group, L.P. | SOFR
Debt Instrument [Line Items]
Credit spread, increase	0.10%
Unsecured term loans | $150M unsecured term loan | Kite Realty Group, L.P. | Minimum | SOFR | Leverage-based pricing
Debt Instrument [Line Items]
Credit spread	1.20%
Unsecured term loans | $150M unsecured term loan | Kite Realty Group, L.P. | Minimum | SOFR | Investment grade pricing
Debt Instrument [Line Items]
Credit spread	0.75%
Unsecured term loans | $150M unsecured term loan | Kite Realty Group, L.P. | Maximum | SOFR | Leverage-based pricing
Debt Instrument [Line Items]
Credit spread	1.70%
Unsecured term loans | $150M unsecured term loan | Kite Realty Group, L.P. | Maximum | SOFR | Investment grade pricing
Debt Instrument [Line Items]
Credit spread	1.60%
Unsecured term loans | $300M unsecured term loan
Debt Instrument [Line Items]
Gross debt	$ 300,000,000	$ 300,000,000
Unsecured term loans | $300M unsecured term loan | SOFR
Debt Instrument [Line Items]
Gross debt	$ 300,000,000
Unsecured term loans | $300M unsecured term loan | Minimum | SOFR
Debt Instrument [Line Items]
Credit spread	1.15%
Unsecured term loans | $300M unsecured term loan | Maximum | SOFR
Debt Instrument [Line Items]
Credit spread	2.20%
Unsecured term loans | $300M unsecured term loan | Kite Realty Group, L.P.
Debt Instrument [Line Items]
Gross debt	$ 300,000,000
Unsecured term loans | $300M unsecured term loan | Kite Realty Group, L.P. | SOFR
Debt Instrument [Line Items]
Credit spread, increase	0.10%
Unsecured term loans | $300M unsecured term loan | Kite Realty Group, L.P. | Minimum | SOFR | Investment grade pricing
Debt Instrument [Line Items]
Credit spread	1.15%
Unsecured term loans | $300M unsecured term loan | Kite Realty Group, L.P. | Maximum | SOFR | Investment grade pricing
Debt Instrument [Line Items]
Credit spread	2.20%

XML

MORTGAGE AND OTHER INDEBTEDNESS - Schedule of Debt Amortization (Details) - USD ($) $ in Thousands	6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022
Debt Disclosure [Abstract]
Amortization of debt issuance costs	$ 1,782	$ 1,370

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DERIVATIVE INSTRUMENTS, HEDGING ACTIVITIES AND OTHER COMPREHENSIVE INCOME - Summary of Terms and Fair Value of Derivative Financial Instruments (Details) $ in Thousands	6 Months Ended
	Jun. 30, 2023 USD ($) instrument	Dec. 31, 2022 USD ($)
Interest Rate Swap | Cash Flow
Derivative Instruments and Hedging Activities Disclosures [Line Items]
Notional amount	$ 820,000
Fair value assets (liabilities)	$ 30,199	$ 30,770
$250M Interest Rate Swap Maturing in 2025 | Cash Flow
Derivative Instruments and Hedging Activities Disclosures [Line Items]
Number of instruments | instrument	4
Notional amount	$ 250,000
Fair value assets (liabilities)	$ 8,633	7,134
$250M Interest Rate Swap Maturing in 2025 | Cash Flow | SOFR
Derivative Instruments and Hedging Activities Disclosures [Line Items]
Interest rate	2.99%
$100M Interest Rate Swap Maturing in 2025 | Cash Flow
Derivative Instruments and Hedging Activities Disclosures [Line Items]
Number of instruments | instrument	2
Notional amount	$ 100,000
Fair value assets (liabilities)	$ 3,972	3,616
$100M Interest Rate Swap Maturing in 2025 | Cash Flow | SOFR
Derivative Instruments and Hedging Activities Disclosures [Line Items]
Interest rate	2.66%
$200M Interest Rate Swap Maturing in 2023 | Cash Flow
Derivative Instruments and Hedging Activities Disclosures [Line Items]
Number of instruments | instrument	2
Notional amount	$ 200,000
Fair value assets (liabilities)	$ 2,021	3,663
$200M Interest Rate Swap Maturing in 2023 | Cash Flow | SOFR
Derivative Instruments and Hedging Activities Disclosures [Line Items]
Interest rate	2.72%
$120M Interest Rate Swap Maturing in 2024 | Cash Flow
Derivative Instruments and Hedging Activities Disclosures [Line Items]
Number of instruments | instrument	3
Notional amount	$ 120,000
Fair value assets (liabilities)	$ 4,479	5,461
$120M Interest Rate Swap Maturing in 2024 | Cash Flow | SOFR
Derivative Instruments and Hedging Activities Disclosures [Line Items]
Interest rate	1.58%
$150M Interest Rate Swap Maturing in 2026 | Cash Flow
Derivative Instruments and Hedging Activities Disclosures [Line Items]
Number of instruments | instrument	3
Notional amount	$ 150,000
Fair value assets (liabilities)	$ 11,094	10,896
$150M Interest Rate Swap Maturing in 2026 | Cash Flow | SOFR
Derivative Instruments and Hedging Activities Disclosures [Line Items]
Interest rate	1.68%
$155M Interest Rate Swap Maturing in 2025 | Fair Value
Derivative Instruments and Hedging Activities Disclosures [Line Items]
Number of instruments | instrument	2
Notional amount	$ 155,000
Fair value assets (liabilities)	$ (13,423)	(14,177)
Blended fixed interest rate	4.52%
$155M Interest Rate Swap Maturing in 2025 | Fair Value | LIBOR
Derivative Instruments and Hedging Activities Disclosures [Line Items]
Credit spread	3.70%
Blended floating interest rate	3.70%
$200M Forward-Starting Interest Rate Swap Maturing in 2025
Derivative Instruments and Hedging Activities Disclosures [Line Items]
Number of instruments | instrument	2
Notional amount	$ 200,000
Fair value assets (liabilities)	$ 6,795	$ 4,370
$200M Forward-Starting Interest Rate Swap Maturing in 2025 | SOFR
Derivative Instruments and Hedging Activities Disclosures [Line Items]
Interest rate	2.37%

XML

DERIVATIVE INSTRUMENTS, HEDGING ACTIVITIES AND OTHER COMPREHENSIVE INCOME - Additional Information (Details) $ in Millions	1 Months Ended	3 Months Ended		6 Months Ended
	Oct. 31, 2022 USD ($) derivativeContract	Jun. 30, 2023 USD ($)	Jun. 30, 2022 USD ($)	Jun. 30, 2023 USD ($)	Jun. 30, 2022 USD ($)
Derivative Instruments and Hedging Activities Disclosures [Line Items]
Amount reclassified from AOCI into income		$ 3.5	$ (3.3)	$ 7.7	$ (7.4)
$150M Forward-Starting Interest Rate Swap Maturing in 2032
Derivative Instruments and Hedging Activities Disclosures [Line Items]
Number of terminated interest rate swap contracts | derivativeContract	2
Notional amount	$ 150.0
Proceeds from terminated interest rate swap contracts	$ 30.9
Amount reclassified from terminated interest rate swap contracts				1.5
Interest Rate Swap
Derivative Instruments and Hedging Activities Disclosures [Line Items]
Amount expected to be reclassified to interest expense over the next 12 months				$ 29.9

XML

SHAREHOLDERS’ EQUITY (Details) - USD ($)	3 Months Ended		6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022	Jun. 30, 2023	Jun. 30, 2022	Dec. 31, 2022	Feb. 28, 2021
Class of Stock [Line Items]
Dividends declared per common share (in USD per share)	$ 0.24	$ 0.21	$ 0.48	$ 0.41
Common shares, par value (in USD per share)	$ 0.01		$ 0.01		$ 0.01
Aggregate value of shares authorized to be repurchased	$ 300,000,000		$ 300,000,000
Number of shares repurchased (in shares)			0
ATM Offering Program
Class of Stock [Line Items]
Aggregate sales price of shares authorized to be sold under ATM program						$ 150,000,000
Common shares, par value (in USD per share)						$ 0.01
Number of shares sold under ATM program (in shares)			0

XML

EARNINGS PER SHARE OR UNIT (Details) - shares	3 Months Ended		6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022	Jun. 30, 2023	Jun. 30, 2022
Earnings Per Share [Abstract]
Weighted average limited partner units outstanding, basic (in shares)	3,000,000	2,800,000	3,000,000	2,600,000
Dilutive impact of securities (in shares)				0

XML

COMMITMENTS AND CONTINGENCIES (Details) - USD ($)	Jun. 30, 2023	Dec. 31, 2021	Dec. 31, 2017
Guarantor Obligations [Line Items]
Letters of credit outstanding	$ 300,000
Letters of credit outstanding, amount advanced	0
Embassy Suites at Eddy St. Commons JV
Guarantor Obligations [Line Items]
Ownership percentage in equity method investment			35.00%
Construction loan payable	33,100,000
Embassy Suites at Eddy St. Commons JV | Repayment Guarantee
Guarantor Obligations [Line Items]
Current amount of obligation			$ 5,900,000
Embassy Suites at Eddy St. Commons JV | Repayment Guarantee | Construction Loan
Guarantor Obligations [Line Items]
Current amount of obligation	11,600,000
Embassy Suites at Eddy St. Commons JV | Construction Loan
Guarantor Obligations [Line Items]
Repayment guaranties			$ 33,800,000
Buckingham JV at The Corner
Guarantor Obligations [Line Items]
Construction loan payable	44,500,000
Buckingham JV at The Corner | Repayment Guarantee | Construction Loan
Guarantor Obligations [Line Items]
Current amount of obligation	$ 22,200,000
Buckingham JV at The Corner | Construction Loan
Guarantor Obligations [Line Items]
Repayment guaranties		$ 66,200,000

XML

SUBSEQUENT EVENTS (Details) - USD ($) $ in Thousands		1 Months Ended	6 Months Ended
	Aug. 07, 2023	Aug. 07, 2023	Jun. 30, 2023	Dec. 31, 2022
Subsequent Event [Line Items]
Gross debt			$ 2,910,189	$ 2,978,256
Mortgages payable
Subsequent Event [Line Items]
Gross debt			165,554	233,621
Repayments of debt			161,500
Variable Rate Debt | Mortgages payable
Subsequent Event [Line Items]
Gross debt			$ 27,933	$ 28,293
Subsequent Event | Variable Rate Debt | Mortgages payable
Subsequent Event [Line Items]
Gross debt	$ 27,900	$ 27,900
Maturity date extension period		1 year
Credit spread		2.15%
Repayments of debt		$ 9,900
Subsequent Event | KRG Development, LLC | Sale of Project Rights and Obligations | Related Party
Subsequent Event [Line Items]
Related party transaction, amount of transaction	$ 3,500