Segment Information

12 Months Ended

Dec. 31, 2023

Notes To Financial Statements [Abstract]

Segment Information

13.Segment Information

As of December 31, 2023, the Company owned and operated 290 multifamily apartment communities (which does not include development communities under construction) in 15 different states from which it derived all significant sources of earnings and operating cash flows. The Company views each consolidated apartment community as an operating segment. The Company’s chief operating decision maker, which is the Company’s Chief Executive Officer, evaluates performance and determines resource allocations of each of the apartment communities on a Same Store and Non-Same Store and Other basis, as well as an individual apartment community basis. The Company has aggregated its operating segments into two reportable segments as management believes the apartment communities in each reportable segment generally have similar economic characteristics, facilities, services and residents.

The following reflects the two reportable segments for the Company:

•Same Store includes communities that the Company has owned and have been stabilized for at least a full 12 months as of the first day of the calendar year.

•Non-Same Store and Other includes recently acquired communities, communities being developed or in lease-up, communities that have been disposed of or identified for disposition, communities that have experienced a significant casualty loss and stabilized communities that do not meet the requirements to be Same Store communities. Also included in Non-Same Store and Other are non-multifamily activities and storm related expenses related to hurricanes.

On the first day of each calendar year, the Company determines the composition of its Same Store and Non-Same Store and Other reportable segments for that year as well as adjusts the previous year, which allows the Company to evaluate full period-over-period operating comparisons. Communities previously in development or lease-up are added to the Same Store segment on the first day of the calendar year after the community has been owned and stabilized for at least a full 12 months. Communities are considered stabilized when achieving 90% average physical occupancy for 90 days.

The chief operating decision maker utilizes NOI in evaluating the performance of the operating segments. Total NOI represents total property revenues less total property operating expenses, excluding depreciation and amortization, for all properties held during the period regardless of their status as held for sale. Management believes that NOI is a helpful tool in evaluating the operating performance of the segments because it measures the core operations of property performance by excluding corporate level expenses and other items not directly related to property operating performance.

Revenues and NOI for each reportable segment for the years ended December 31, 2023, 2022 and 2021 were as follows (in thousands):

	2023			2022			2021
Revenues:
Same Store
Rental revenues	$	2,013,283		$	1,895,071		$	1,683,380
Other property revenues		11,468			11,932			11,854
Total Same Store revenues		2,024,751			1,907,003			1,695,234
Non-Same Store and Other
Rental revenues		122,935			111,067			81,822
Other property revenues		782			1,796			1,026
Total Non-Same Store and Other revenues		123,717			112,863			82,848
Total rental and other property revenues	$	2,148,468		$	2,019,866		$	1,778,082
Net Operating Income:
Same Store NOI	$	1,306,939		$	1,232,893		$	1,061,572
Non-Same Store and Other NOI		73,388			63,279			45,345
Total NOI		1,380,327			1,296,172			1,106,917
Depreciation and amortization		(565,063	)		(542,998	)		(533,433	)
Property management expenses		(67,784	)		(65,463	)		(55,732	)
General and administrative expenses		(58,578	)		(58,833	)		(52,884	)
Interest expense		(149,234	)		(154,747	)		(156,881	)
(Loss) gain on sale of depreciable real estate assets		(62	)		214,762			220,428
Gain on sale of non-depreciable real estate assets		54			809			811
Other non-operating income (expense)		31,185			(42,713	)		33,902
Income tax (expense) benefit		(4,744	)		6,208			(13,637	)
Income from real estate joint venture		1,730			1,579			1,211
Net income attributable to noncontrolling interests		(15,025	)		(17,340	)		(16,911	)
Dividends to MAA Series I preferred shareholders		(3,688	)		(3,688	)		(3,688	)
Net income available for MAA common shareholders	$	549,118		$	633,748		$	530,103

Assets for each reportable segment as of December 31, 2023 and 2022 were as follows (in thousands):

	December 31, 2023		December 31, 2022
Assets:
Same Store	$	9,509,470	$	9,697,889
Non-Same Store and Other		1,776,165		1,370,721
Corporate		198,868		172,555
Total assets	$	11,484,503	$	11,241,165