Kilroy Realty Corporation

Hello, everyone, and welcome to the KRC 4Q25 Earnings Conference Call. My name is Emily, and I'll be coordinating your call today. After the presentation, you will have the opportunity to ask any questions, which you can do so by pressing Start, followed by the number 1 on your telephone keypad. I will now hand over to Doug Bettesworth, Vice President of Corporate Finance, to begin. Please go ahead, Doug.

Good morning, everyone. Thank you for joining us. On the call with me today are Angela Ahman, CEO, Jeffrey Keeling, EVP CFO and Treasurer, and Elliot Trencher, EVP CIO. In addition, Justin Smart, President, and Rob Perot, EVP Chief Leasing Officer, will be available for Q&A. Please note that some of the information we will be discussing during this call is forward-looking in nature. Please refer to our supplemental package for a statement regarding the forward-looking information on this call and in the supplemental. This call is being webcast live on our website and will be available for replay for the next eight days. Our earnings release and supplemental package have been filed on a form 8K with the SEC, and both are also available on our website. Angela will start the call with a strategic overview and quarterly highlights. Elliot will provide an update on our recent transaction activity, and Jeffrey will discuss our financial results and provide you with our 2026 guidance. Sam will be happy to take your questions. Angela?

Thanks, Doug, and thank you all for joining today's call. 2025 was a year of meaningful progress and momentum for Kilroy. highlighted by disciplined execution across our entire platform. We remained focused on driving leasing across both our operating and development portfolios, harvesting value through non-core asset sales, monetizing or advancing strategic plans for parcels within our future development pipeline, and thoughtfully redeploying proceeds into select opportunities that have enhanced the long-term growth and durability of our cash flow stream. I'm grateful for the way this team has demonstrated its creativity and discipline while navigating a rapidly improving operational and transactional environment. Fourth quarter leasing totaled approximately 827,000 square feet, marking our strongest fourth quarter performance in six years and resulting in total full-year leasing of approximately 2.1 million square feet, a significant increase on a year-over-year basis. Across our markets, we are experiencing the healthiest level of office demand since 2019. with a forward leasing pipeline that has grown by more than 65% over the last year. New business formation in our innovation-driven West Coast markets has dramatically improved the dynamics for multi-tenant buildings and spec suites, while larger tenants are increasingly reclaiming sublease space for their own operations or reengaging on expansion plans that have been previously deferred. Key leasing highlights in our portfolio during the quarter included In Hollywood, a 93,000 square foot new lease with the Fittler Club at Columbia Square to backfill the space recently vacated by Neuhaus following their bankruptcy filing, minimizing downtime and avoiding outsized capital investment on a highly specialized space. In West LA, a 79,000 square foot renewal with Riot Games for the arena building, providing several years of ongoing cash flow as we evaluate the highest and best use of the site going forward. In Beverly Hills, A total of eight new and renewal lease executions at Maple Plaza, our recent acquisition, improving the lease rate by 230 basis points during the quarter and further validating our conviction in the growth potential of this asset and the Beverly Hills sub-market. In Seattle, 74,000 square feet of new long-term lease executions at West 8th, our recently renovated and repositioned project in the Denny Regrade sub-market. In San Francisco, additional AI leasing during the quarter and a growing pipeline of AI and other tenants for spec suite space that we currently have under construction in the SOMA submarket. And importantly, in South San Francisco, 316,000 square feet of lease executions at Kilroy Oyster Point Phase 2, our recently completed premier life science development project, including a 280,000 square foot full building lease with UCSF, bringing the lease rate at KOP2 to 44%. We are thrilled by the momentum we've captured at KOP2 over the last two quarters, demonstrating a meaningful resurgence in life science demand and providing confidence in our pipeline as we move into 2026. Biotech equities have significantly outperformed over the last six months, which has led to a reopening of the IPO and follow-on markets. Last week alone, four biotech companies completed IPO transactions, collectively raising nearly a billion dollars. In addition, M&A activity picked up considerably during 2025, including in the fourth quarter, and expectations for 2026 volume are robust. At the same time, the innovation pipeline remains exceptionally active, with more than 50 novel drug therapies anticipated to receive FDA approval in 2026, reflecting continued scientific advancement and investment. Against this encouraging backdrop, as we have executed on our holistic long-term plan for KOP2, we've been mindful to create an innovation ecosystem at the project that will support future growth. while also maximizing risk-adjusted returns. We have captured exposure to fast-growing, early-stage biotech companies through our strategic lease execution with NBC Biolabs, a well-established life science incubator in the San Francisco Bay Area that has the financial wherewithal and scientific expertise to capably vet and support early-stage companies. In addition, we've gained exposure to mid-stage and late-stage life science companies in our spec suites, where our capital investment is specifically designed to be highly reusable by future tenants in the same space. And now, with the execution of the full building UCSF lease, we have established a high-quality anchor for the project that has continued to elevate KOP's profile in the market, while providing long-term cashless stability through a 16-and-a-half-year lease to an institutional tenant with exceptional credit quality. Taken together, these tenants build a promising foundation of long-term leasing prospects for future phases of the project while also ensuring that tenant credit risk is appropriately managed within phase two. Across the KOP2 leasing transactions completed to date, we expect varying occupancy commencement timelines based on the scale and complexity of each tenant's build-out. However, occupancy has already commenced in one of the spec suites beginning the activation of the campus. As we move forward, our entire team is focused on accelerating tenant build-out timelines and we will continue to update you as additional progress is made. Given our leasing success to date, we have now refined our expectations for total project costs at KOP2, as reported in our supplemental financial package. With these refinements incorporated, our anticipated yield at KOP2 is now in the mid-5% range, approximately 100 basis points below our original underwriting. While this is not reflective of where we would begin a new project today, we continue to believe in the exceptional long-term growth and value creation potential of Kilroy Oyster Point. Turning to our broader capital allocation strategy, we successfully paired fourth quarter leasing and operational wins with strategic portfolio repositioning initiatives. In December, we completed the sale of Sunset Media Center in Hollywood for $61 million. monetizing a mature capital-intensive asset that no longer met our stringent criteria for incremental investment. In January, we closed on the sale of Kilroy Sabre Springs, or KSS, in the I-15 corridor submarket of San Diego for $125 million. Over the last 10 years, fundamentals in the I-15 corridor have not kept pace with the sustained strength we have observed in clusters such as Del Mar and Torrey Pines. Over time, KSS has experienced significant tenant churn, resulting in higher average vacancy rates and requiring consistently elevated capital investment, impacting both historical and anticipated future returns. In late 2025, we successfully identified a user interested in purchasing the totality of the campus, resulting in a highly efficient execution for both parties. In addition to these operating portfolio sales, we also entered into an agreement to sell the remaining portion of the Santa Fe summit and parcel held in our future development pipeline for $86 million in gross sales proceeds. With this agreement, commitments for land parcel dispositions under contract represent $165 million in gross proceeds, exceeding our previously communicated goal of $150 million. With respect to capital deployment, during the fourth quarter, as momentum continued to build across the life science sector, we further strengthened our platform with the acquisition of Nautilus, a multi-tenant life science campus in Torrey Pines $192 million. This was truly a generational opportunity to enter one of the most supply-constrained and tightly held life science clusters in the country, supported by proximity to leading research institutions, a deep talent pool, and a world-class innovation ecosystem. Nautilus provides meaningful scale and is one of the well-amenitized Class A campuses consistently considered for a wide range of active tenant requirements in the market. This acquisition not only strengthens our San Diego presence, but also enhances our platform scale and relevance in the life science sector, positioning Kilroy to capture cutting-edge lab and associated office demand across all of our West Coast markets. I couldn't be any more pleased with the quality and long-term value creation potential of the investments we've sourced over the last six months. Our value-add acquisitions in Beverly Hills and Torrey Pines represent historic opportunities to reshape the portfolio in response to our rapidly evolving environments. As we look forward, it will be imperative that we continue to proactively rationalize our portfolio and concentrate our investments in high conviction assets that will enhance the durability and growth of our cash flow over time. Accordingly, we will continue to pursue dispositions of non-core assets whose forward returns fall below our cost of capital. And as we evaluate redeployment alternatives, we will be mindful of the signals we are receiving from both the public and private markets, our long-term portfolio construction goals, and balance sheet strength and flexibility. In conclusion, I want to thank the entire Kilroy team for an extraordinary effort during 2025 that drove exceptional results. I'm incredibly grateful to be part of this team, and I'm looking forward with enthusiasm to what we can deliver together in 2026. Elliot?

Thanks, Angela. 2025 was a very active year for Kilroy on the capital allocation front. Starting with dispositions, we closed or entered into contracts on roughly $755 million of sales broken down as follows. Approximately $465 million of operating property sales across three transactions, a $125 million operating property sale that closed in January, and $165 million of land sales under contract across three transactions. To give a little more color on the four operating properties sold in 2025 and January 2026, Occupancy was 79%, rents were approximately 15% above market, weighted average remaining lease term was two and a half years, and the capex to NOI ratio was over 30%. All of this translated into some of the lowest forward-looking returns in the portfolio and highlights the strategic rationale behind our decision to sell. Turning to land sales, as Angela mentioned, we put the remaining 17 acres of Santa Fe Summit under contract with the residential developer for $86 million, and the transaction is expected to close upon approvals for development. Unlike the five-acre portion we put under contract earlier in 2025, the 17 acres require a change in zoning to accommodate residential, which we currently estimate to be complete in 2028. As a reminder, we continue to anticipate the five-acre portion will close in 2026, the $38 million in gross proceeds. Now that we have three land sites under contract, we will look for additional opportunities to repurpose land and or non-court properties to a higher and better use in order to position them for sale. Shifting to acquisitions, over the last 12 months, we closed on two significant investments, Nautilus, which Angela discussed, and Maple Plaza and Beverly Hills, which we talked about last quarter. These projects represent compelling opportunities to scale in high-barrier, high-growth submarkets, which are leading the fundamental recovery in their respective regions. We have been underwriting deals in these submarkets for many years, patiently waiting for the right time to establish a presence. A host of factors came together over the last several months, and our patience paid off as we were fortunate to acquire these trophy projects at compelling, risk-adjusted terms. Turning to Nautilus, San Diego is one of the primary life science hubs in the country, and Torrey Pines is the heart of the region. Torrey has the highest rents and lowest vacancy rates among all of the submarkets in San Diego. Unlike several other life science clusters across the country, there is no new supply under construction, and over the last several years, the only new deliveries have come from demolishing and reconstructing existing buildings. Torrey Pines has both height and density restrictions, that make it incredibly difficult to add net square footage. So inventory has essentially stayed the same over the last 20 years. The four building Nautilus campus has been well maintained and invested in with onsite food, fitness, and outdoor amenities, making it appealing to a wide variety of innovative life science companies. The campus has historically performed very well, averaging 94% occupancy over the last 10 years. However, a late 2025 move out brought occupancy to 75% when we closed the acquisition. The purchase price of $192 million, or approximately $825 per square foot, compares very favorably with other comparable trades in the sub-market and is well below estimated replacement costs of $1,400 to $1,500 per square foot. Our business plan is to add additional spec suites to accelerate the lease up of the remaining vacancy and continue to drive rent growth via the amenity offering at the campus and the overall appeal of the neighborhood. We expect stabilized yields in the upper single digits and unlevered IRRs in the low double digits. In summary, in 2025, we demonstrated the ability to raise capital via strategic dispositions and redeploy it into compelling opportunities. As we look forward to 2026, our top investment priority is to capitalize on the recovering leasing environment and improving capital markets and sell $300 million within the operating portfolio using the same disciplined approach we have employed in the past. As proceeds are raised, we will thoughtfully and strategically evaluate all of our alternatives with the continued goal of maximizing shareholder value. With that, I will turn the call over to Jeffrey.

Thanks, Elliot. As we look back on the year, our consistent execution across the platform has strengthened our financial performance and positioned us well for the year ahead. Turning to our financial results, FFO was $0.97 per diluted share in the fourth quarter. Occupancy ended the year at 81.6%, representing a 60 basis point sequential improvement as we successfully accelerated rent commencement dates on recently leased space. In addition, occupancy benefited from recent capital recycling activity, which had a net positive impact of approximately 30 basis points during the quarter. Cash, same property NOI growth, was negative 7.2% in the fourth quarter, primarily reflecting a sizable restoration fee recognized in the fourth quarter of 2024, which detracted 350 basis points from current year growth. Base rent detracted 190 basis points due to year-over-year decline in average occupancy, while net recoveries detracted 140 basis points impacted by the change in occupancy and real estate tax appeal wins recognized in 2024. Leasing spreads in the fourth quarter were negatively impacted by two unique transactions in the LA market. First, we executed a renewal with Riot Games for their arena space, allowing us to maintain occupancy and preserve cash flow over the next several years while we evaluate the highest and best use for the property and explore upselling. Second, we executed a new lease for the former Neuhaus space in Hollywood, where we were able to quickly release a dynamic and complex space to a well-capitalized and reputable sponsor. The long-term nature of the lease, minimal downtime, and moderate capital investment resulted in a strong net effective rent, albeit at a lower phase rate than the prior tenant. Excluding these two deals, Gap rents on leases signed would have increased 16.2%, and cash rents would have decreased only 2.6% from prior levels, comparing very favorably to spreads reported in recent quarters. Now let's discuss 2026 guidance. Our 2026 FFO guidance range is 325 to 345 per diluted share, representing a midpoint of 335. 2026 average occupancy is expected to range between 76% and 78%, reflecting a year-over-year decline of 390 basis points at the midpoint of the range. The decrease is almost entirely driven by COP2, which entered the stabilized portfolio in January 2026. Excluding COP2, 2026 average occupancy is expected to range between 80 and 81.5%, roughly in line with 2025 average occupancy at the midpoint. As a reminder, 2026 lease expirations are front-half weighted and several larger tenant move-outs are expected to weigh in portfolio occupancy during the first half of the year. Cash same property NOI growth, which excludes KOP2, is projected to be flat to negative 1.5%. At the midpoint of the range, base rent is expected to contribute approximately 50 basis points to growth, while net recoveries are expected to detract approximately 125 basis points. Non-cash GAAP NOI adjustments are expected to range between 12 and 14 million up from a little over $8 million in 2025, as recent new leasing activity takes occupancy across the portfolio. Our guidance for NOI from development properties and capitalized interests are primarily driven by two projects, AOP2 and FlowerMark, which we'll cover together. AOP2 expense capitalization ceased at the end of January 2026, following the one-year anniversary of substantial completion of the base building components As a result, operating expenses and real estate taxes at KOP2, which totaled approximately $5 million per quarter, and capitalized interest, which totaled approximately $10 million per quarter, will begin flowing through earnings beginning in February 2026. The carry costs for KOP2 will slowly moderate as tenants take occupancy over the course of the year. As Angela previously mentioned, we have updated KOP2's total estimated costs and the supplemental reflect leases executed to date and prevailing market leasing economics for the remainder of the project. And finally, as a reminder, the project will not enter the same property pool until 2028. With respect to the Flower Mart project, our assumptions remained unchanged from last quarter. We continue to assume that capitalization will cease at the end of June 2026, at which point approximately $1 million of quarterly operating expenses and real estate taxes and $7 million of quarterly capitalized interest expense will begin impacting earnings. The NOI impact of KOP2 and FlowerMIRG represents the majority of our guidance for NOI from development properties, which is expected to range from negative 23.5 million to negative 25 million. In addition, our capitalized interest guidance of 32 million to 34 million reflects our fourth quarter capitalized interest run rate adjusted for KOP2 and FlowerMIRG as previously detailed. In addition, in last night's release, we also provided line item guidance for gap lease termination fee income, interest income, and combined G&A leasing costs. Please note that while our G&A leasing cost guidance reflects a year-over-year increase, 2026 levels remain below our historical averages. As it relates to capital recycling activities, we expect to complete approximately $325 million of operating dispositions in 2026. which includes the 125 million disposition of Kilroy Saber Strings reported last night. As Angela and Elliot highlighted, we will take a balanced and disciplined approach to capital allocation, evaluating all available options to maximize shareholder value, while also prioritizing balance sheet strength and flexibility. In closing, we head into 2026 with the same disciplined execution that has guided our progress this year. Our focus on leasing, monetizing non-core assets, and redeploying capital into high-quality opportunities to strengthen the durability of our cash flows and the flexibility of our platform. With that, we're happy to answer any of your questions. Operator?

Thank you. We will now begin the question and answer session. If you would like to ask a question today, please do so now by pressing Start, followed by the number 1 on your telephone keypad. If you change your mind or you feel like your question has already been answered, you can press start followed by two to remove yourself from the queue. Our first question today comes from Jonah Galen with Bank of America. Jonah, please go ahead.

Hi, thank you for taking my question and congrats on the leasing at KOP2. I was hoping if you could talk to the UCSF, sorry, University of California San Francisco anchor lease And kind of the late commencement on that, is that due to kind of significant build out or waiting out other lease expirations? And maybe if you can kind of help us think about further, you know, going from leasing to occupancy on that asset.

Sure. Thanks for the question. We appreciate it. We are thrilled about the progress that we've made at KOP this year. As you remember, we originally put out a goal of 100,000 square feet of lease executions during 2025. and exceeded that goal by almost four times. So we're really pleased with the progress we made. As you point out, the UCSF lease was an important part of getting to that level. Remember that, you know, this is a brand-new development project, so the building that they're taking, you know, is currently in shell condition, and we have multiple user groups that'll be moving into that facility. It's just going to take time from a space planning and build-out perspective. As I mentioned in my prepared remarks, our entire team is focused on accelerating and doing everything we can, and that's in our power, to accelerate occupancy commencement timelines, not only on the UCSF lease, but on all the leases we've signed at KOP as we move forward and getting tenants into occupancy and rent commenced as quickly as possible.

Thank you. And then just to clarify, on the same store, other than the addition of KOP2, is there anything else we should think about in terms of acquisitions, dispositions?

Well, what I would say, COP2, as Jeffrey mentioned in his remarks, doesn't go into the same property pool until 2028, though it is entering the stabilized portfolio, and as a result, our total portfolio occupancy statistics beginning in January. So there's a bit of a disconnect there, but that asset won't come into the same property pool until 2028. I would say at this point in time, nothing. You know, as we think about the $300 million of operating property dispositions that we communicated as part of guidance, I wouldn't note anything material as it relates to changes in the same property pool that we think needs to be called out.

Thank you. Our next question comes from the line of Nick Ulico with Scotiabank. Nick, please go ahead.

Thank you. So, Angela, I appreciate the commentary on, you know, the mid-5% yield now on KOP2. Can you just unpack that a little bit? I just wanted to be clear if that's a, you know, a gap or a cash yield, and how would you think about the TIs? I wasn't sure if that was kind of already built into the new cost you have in the sub.

Yeah, thanks, Nick. That's a cash-stabilized yield number. And as it relates to TI's, yes, we've reflected all of the transactions that have been signed to date. And as Jeffrey mentioned in his remarks, we've also incorporated our estimates of prevailing market leasing economics for the remaining vacancy of the project.

Okay, great. Thanks. And then I guess the second question is on leasing. Maybe for Rob, if you could just touch a little bit on sort of key highlights across markets. And particularly, I'd say, you know, like in San Francisco, you know, how sublease, is that an impact, you know, competitive impact versus your portfolio? And then just a little bit more about sort of what drove the leasing at West 8th and Seattle. Thanks.

Hey, Nick. Sure. Why don't we start with what you finished with, which is West 8th and Seattle and the Bellevue market. Bellevue is clearly a leader in the country in terms of not only demand and tenants in the market right now, but also we're really excited about the rental growth. We've seen the net effective rental growth. I would say unrelated to the growth and the rental increase in Bellevue, we're seeing a similar phenomenon starting to happen in Seattle, and we're really pleased over the last 90 days. with the new tenant activity that we're seeing at West 8th. And our team up there is very busy, you know, working on several fronts on West 8th. So the renovation that we did really is paying off and creating, you know, a sense of that it's a special project in a great location. In fact, underscored by the fact we did a law firm deal in the quarter that moved from the CBD to West 8th. So we're very excited about that. I would say one of the things, you know, we've been through the San Francisco recovery cycle before. I think one of the things that's most amazing about San Francisco is the recovery that's going on. And I'd say a couple of things. The really good premium sublease space is really virtually gone. There's still some, but there are not big contiguous blocks of space like we had a year, two year and a half ago. So that's a positive sign, and I think if you really look at it, yes, people can say there's 32% availability, but, and I want to emphasize this, 47% of that availability has not transacted since 2021. So I'm going to say that again. 47% hasn't transacted since 2021 of that 32% vacancy. And that's a really important metric because our product, our office buildings in San Francisco are not impacted by that. We've had activity on all fronts. So we see the San Francisco recovery as really having the clearest signs of a recovery of a market. And Silicon Valley also had a very, very strong recovery. 2025, fourth quarter, and a lot of that is driven by Fortune 100 companies. So I think you're seeing diversity in the market in San Francisco and the Bay Area, meaning types of tenants and also the large tenants. We get a lot of questions over earnings calls about when are the large tenants coming back. They're back in the market now. L.A., we are continuing, you know, the Fittler Club lease was a major lease in the Hollywood submarket. We're really happy to have that. Fittler is a members-only lifestyle social club sponsored by Dean Adler and Associates, so very strong sponsorship. We had other opportunities to do other leasing there, but Fittler saw the benefit of the space that Neuhaus freed up. That was a very exciting December to get that started and closed very quickly. Other parts of Los Angeles on the west side, our tour activity is improving, and we expect to see that continue. So Culver City's continued to do well. We're seeing net effective rent growth in Long Beach. So for us at Kilroy, in our specific markets, we're very excited, and Maple Plaza has sort of led our leasing since we acquired it. San Diego, again, great success story. Wish we had more space at one Paseo, which we don't, and very excited to get our hands on Nautilus, and we're underway right now on working on several potential deals there. So San Diego continues to be a great market for us. And lastly, Austin, we continue to have activity in the space we have remaining. We don't have that much left. And we're going to be fine there, you know, rates have held. So we're continuing our program there in Austin.

Thank you. Our next question comes from Steve Sacqua with Evercore ISI. Steve, please go ahead. Your line is now open.

Yeah, thanks. Good morning. Good morning. You guys have a little over, hi, you have a little over a million feet, I guess, now expiring in 26. can you just remind us what your kind of broad retention expectations are on that kind of million 50? And as you think about new leasing activity, you know, is there kind of a pipeline that you could sort of quantify of leases that are set to commence in 26? How do we think about, you know, kind of the, I guess, retention and the new leases starting?

Sure. Thanks, Steve. You're right. The current lease expiration schedule shows just over a million square feet of remaining 2026 expirations. We had mentioned on last quarter's call that we expect substantial move outs from that pool, and we continue to believe that's right. There is a footnote on that page of the supplemental that points out that we've already backfilled about 140,000 square feet of that, you know, 1.05 million. We've made some progress already on backfilling it with additional tenants, including some sub-tenants where there won't be downtime between those leases. There's a small additional, I would probably say, expect another, you know, somewhere between 50 and 100,000 square feet of potential renewal out of that pool. But the biggest driver of addressing that vacancy is really going to come from the signed but not yet commenced pool. We've got probably 300,000 square feet sitting there that's contractually obligated already. And where we have high confidence we can get them into occupancy over the course of 2026. So that cuts that lease expiration number by more than half, I believe. And that gets us to sort of the commentary about the forward-looking pipeline. I mentioned in my script, our pipeline as we sit here today is about 65% higher than it was a year ago, including the later stage part of the pipeline where we've got great visibility and activity there to get additional leases closed over the next couple of quarters, which can have an impact on 2026 occupancy. So We feel very optimistic about the occupancy guidance we put out. We're going to push really hard to meet or exceed that guidance and think that there's a pretty clear path to doing it, particularly given Rob's commentary about the recovery we're seeing across our markets and, most importantly, in our most significant market, which is San Francisco.

Okay, great. And just kind of a second question. I appreciate the color on the KOP2 yield at mid-5s. I know you don't want to provide details on individual leases, but for the space that's left to lease, does that imply net rents are kind of equal to what you did on kind of the leasing thus far? Does it imply rents go up or go down? Just how do we think about rents on the remaining space compared to kind of what's been leased thus far?

Yeah, I think, you know, I think. They're generally around the same ballpark, but we do believe, given the momentum we've demonstrated at the project, that we can push higher on the remaining vacancy. When you think about what we have left from a composition perspective at KOP2, we have about half of the multi-tenant building remaining. That likely is going to be a combination of those remaining spec suites, where we sort of already know what that capital looks like, and some shell space that we'll be talking to additional tenants that are in conversations with already. And then that leaves one full building remaining. And what I would say about the full building vacancy that we have remaining is that it is the most prominent building within phase two of the project and arguably within the entire KOP ecosystem, phases one through five. It has some of the best views of the project. And we think we have a real opportunity there to appropriately push rate while also prioritizing near-term occupancy. So that's kind of how we're seeing the remaining vacancy and our expectations for how that will play out.

Thank you. Our next question comes from Blaine Heck with Wells Fargo. Blaine, please go ahead.

Yeah, great. Thanks. Just following up on the leasing environment, I was hoping you guys could give us an update on the marked market in each of your target markets and whether you've seen any change in that metric recently, especially in Los Angeles, where you have a pretty large proportion of your expirations over the next two years.

Yeah, Elliot will give some more specific commentary on mark-to-market, but what I would say specifically when you think about the Los Angeles market is that that is a market in which we have been clear over the course of the last 18 to 24 months that we had portfolio repositioning work to do, and it's the market where we've completed the most of the portfolio repositioning work by selling Anassa in Santa Monica, by now selling Sunset Media Center. in Hollywood and by buying Maple Plaza, which Rob mentioned earlier, has been a real driver of activity and success within the Los Angeles market. When we look at how spreads are trending across the market, I would say we are seeing rents comp up in Beverly Hills. Not huge numbers, but certainly above prior rents and marginally above where we underwrote rents for that project. We're seeing rents comp up nicely in Long Beach, where we've got a significant amount of activity So despite, you know, sort of pressure on the Los Angeles market overall, our portfolio is doing much better than it did a year ago, in part because of the capital recycling activity that we've completed and because now we've got opportunities within the Los Angeles market and submarkets where there is a lot of activity and where our in-place rents are reasonably compelling.

Thanks, Blaine, Sue. If we look at it market by market, LA and San Francisco are about 10% above market. San Diego and Washington were about 5% below market. And then Austin is about 15% below market.

Okay, great. That's very helpful. Second question, Angela, can you just comment a little bit about where each of your markets are politically? Which of them you think are providing the best environments for businesses and their employees? And what specific improvement you've seen in the time that you've been at Kilroy?

Yeah, I mean, San Francisco clearly has had, you know, the biggest story and the biggest momentum. over the course of the last couple of years. The new mayor, the board of supervisors have really been working together to put forward, I think, policies that are, yes, good for the business environment, but good for the community at large within that market. We've seen a real change in approach to, you know, how they're interacting with businesses and interacting with developers in particular in the city and You know, that's sort of been, you know, the thread behind a lot of the work we're doing at Palomar right now is to engage with the city in a way that we think can really help, you know, get a project off the ground in the central Soma district as quickly as possible and do so in a way from an execution standpoint that can be best for the community at large. So that's clearly the market where we've seen the most momentum and additional progress over the last couple of years without question.

Thank you. Our next question comes from Seth Berge with Citigroup. Seth, please go ahead.

Hey, thanks for taking my question. Angela, I think in your prepared remarks you talked a little bit about kind of the IPO market and M&A environment for life science. I was wondering just with KOP2 if you could comment a little bit more on, you know, any changes in the number of tours that have gone on, you know, and just Anything specifically within the pipeline as it relates to life science?

Yeah, I'll ask Rob to jump in here a little bit. But what I would say is, you know, I think the leasing progress we made during 2025 clearly demonstrates that the team at KOP has been exceptionally active and busy, you know, fielding requests and tour activity and prospects from all the tenants we closed last year, but certainly a much broader set behind that. We feel really good about the pipeline at KOP as we head into 2026, particularly for the remaining vacancy within the multi-tenant building. I feel like we've got great momentum and visibility behind continued leasing there. And as I mentioned, then we'll have the one full building to go and really feel great about how that project or that building sits within the broader project. So we're feeling great about not only what we accomplished, but about the pipeline from here. And I'll I'll let Rob ask that.

Hi, Seth. I don't have much to add to what Angela said. You know, our pipeline has remained consistent overall, and even though we've executed the 300-plus thousand feet we did, there are, you know, the pipeline has refilled, and so... Our team there, boots on the ground, are responding, you know, via paper to proposals and things like that. Our tour activity continues to be consistent in terms of, you know, every week, every other week, someone new is coming to the market. And, you know, the remarks I made last quarter hold true today that the project's really attracting new a lot of attention Bay Area wide from a variety of users. So, you know, we're excited about what we see on the pipeline in 26 and we're completely focused as we were in 25 on executing.

Thanks. And then maybe moving towards your guidance, you know, I think your guidance implies, you know, kind of 175 million of dispositions that you haven't announced, you know, Just kind of as you kind of look across the portfolio, are those kind of targeted and specific markets? And, you know, just as the markets kind of continue to recover, can you talk a little bit about what type of capital is in the market that's interested in buying, you know, and just the depth of the buyer pool and how that's changed all?

Hey, Seth. It's Elliot. So the buyer pool has definitely improved. We've seen more capital. We've touched on prior calls how we're seeing more institutional capital come in. And some of the results of that is that transaction size is able to grow. I think San Francisco is the best example of this where deal size continues to creep up. in a good way. So we think we have a lot of options for what that means, and we're going to keep using the same sort of approach that we have in the past and evaluate the entire portfolio, project forward where we think returns are going to be asset by asset, and look for where we think we can get the most efficient pricing. So that's our plan for 26.

Yeah, I mean, I think Elliot said it really well. We're seeing significant renewed institutional appetite and interest in West Coast commercial assets in particular. I would say Appetite Residential Assets has continued over the course of the last couple of years. We've got a number of different opportunities available to us, and we're going to be opportunistic as we execute going forward.

Thank you. Our next question comes from Anthony Paolone with JP Morgan. Please go ahead. Your line is now open.

Great. Thanks. I was wondering if you'd help on page 29 of the supplemental. If we think about year end 2026 after you do the land sales and Flower Mart comes out and so forth, what's left that you'll be capitalizing against at the end of this year?

Yeah, hey, Tony, this is Jeffrey. So when we gave the cap interest guidance for this year, we've effectively said anything that we're capitalizing on Q4, we're going to continue to keep capitalizing on. So the primary pieces of that are the future phases of KOP3 and 4. So we've disclosed the big movers for Flower Mart and KOP2 season, and that was contemplated in Q4's actual results. And then as we look forward into 2026, there's no real changes to those assumptions.

Yeah, I mean, the capitalized interest guidance this year really is Flower Mart and KOP. There's effectively nothing else being capitalized or assumed to be capitalized in 2026.

Okay, so all these other ones stay in there with the exception of the sales?

Yeah, I mean, we may be holding them, but because we're not actively pursuing development of some of these parcels as we assess highest and best use and other things, we're not capitalizing on them. So some of them will be sold, and when they're sold, because we're not capitalizing on them, that will all be upside. You know, we'll be removing sort of a drag that's sitting within that NOI from development guidance we got.

Thank you. The next question comes from Vikram Malhotra with Mizuho. Please go ahead. Your line is now open.

Morning. Thanks for taking the questions. I guess just, you know, first one going back to, you know, KOP. Just curious on two things, sort of you look at the pipeline you mentioned, you know, what are the competitive spaces that you're sort of, you know, pitching against? And is there a point at which you'd maybe perhaps considering monetizing KOP in terms of a potential sale?

Well, yeah, I'll take the last question first, and then I reiterate what I said in my prepared remarks. We continue to be big believers in the long-term growth and value creation potential of this project. I believe we've created a tremendous amount of value in Phase 1. Appreciate the 5.5% yield on Phase 2 is a challenging number in the context of the current market, but we fully believe that with the leases we're signing today, over time, we're also going to create a ton of value in Phase 2. And future phases of KOP will be dependent on us getting to yields that make sense on future development and being substantially pre-leased and de-risked. So we feel great when we think about the campus overall. South San Francisco remains one of the primary life science hubs in the country. And we have, I believe, the most compelling project within that sub-market. And we believe over time we're going to create a lot of value from that project. So, you know, I'd start there. I'll leave it to Rob to answer. the pipeline questions again.

Yeah, I don't have much to add. I mean, to what I said, the pipeline is continuing to grow and we're executing, we're making market deals, positive NER, and we're just going to keep aggressively going out there and securing our share of the deals.

Yeah. And I think the only other thing I'd say is we can't share anything more specific about the tenants that are in the future pipeline, but we spent a lot of time in our prepared remarks talking about the quality of tenancy that we've already added at the project in phase one, a real mix of tenants that are going to provide sort of that innovation ecosystem that's going to drive future leasing growth at the project and balancing that with the stability that an institutional lease with someone like UCSF and their credit quality provides. So I think the leasing that we've done to date in phase two has been highly strategic. and really puts us in the best position possible to drive enhanced value at phase two and future phases of the project as well.

Okay, that's helpful. And then just maybe a broader question. You know, while there are a lot of AI tenants in the market like you highlighted, I'm just wondering across the broader Bay Area including San Francisco City, there's probably a market concern about just software and, you know, the need or lack of need for future hiring. in terms of software developers, engineers. I don't know if you've had conversations with any of your tenant base you can share, just how are they thinking about space needs, especially tenants that fit into that broad software category?

I'll say a few things, and then Elliot, Rob, Jeffrey, anybody can jump in to augment this. But what we're seeing in the San Francisco market is clearly a tremendous amount of new business formation and growth, much of which is coming on the back of what's happened with AI. over the last few years. And we believe that's a really exciting dynamic we're seeing in the city. We continue, we have tenants that we've signed deals with from an AI perspective that are already talking about expansion and growth. And there are a lot of additional new companies in the market thinking about taking additional space. So right now, based on what we see and what we're actively navigating from a leasing transaction perspective. It has been and will continue to be a significant driver from an office using space capacity in the San Francisco market over time. As it relates to some big tech platforms where maybe that concern around job losses or how jobs are going to be allocated is a little more amplified. Again, it's early days as it relates to how AI is going to play out over the longer term. And, you know, candidly, none of us have a crystal ball or know very specifically But we do know that there are big tech companies within the broader San Francisco Bay region that have recently done things like pull sublease space off the market with the intent to occupy. So we can only be responsive to the signals that are in the market, but I think the signals we're seeing in the real estate market and the office market in San Francisco or the Bay Area in general do not support the thesis that we are retrenching from a space perspective.

Two points I'd add are that, you know, again, as I said, leasing is going very strong in San Francisco regionally. Two-thirds of the leases, large leases done, which is 30,000 square feet or greater, done in San Francisco in 25 were expansion-focused. So I think that's a really important piece of color. Also, just look at – we usually give you some kind of sense of how many deals over 100,000 feet – are in the market. In 2025, there were 16 deals over 100,000 feet that got completed and some bigger ones. So that metric of the 100,000 feet in 16 goes right back to 2018, 2017, sort of the boom years in the last cycle. So all things are pointing in the right direction, and we're planning to capitalize on that.

Thank you. The next question comes from Brendan Lynch with Barclays. Go ahead, Brendan.

Great. Thank you for taking my question. I want to follow up on Jeffrey's comment about the Riot Games renewal. Are there any other unique renewal considerations or fixed rate options or anything like that that we should expect to impact the releasing spreads in 2026?

Look, the spreads in any given quarter are going to depend on the special mix of leases we have in that quarter, but I don't have anything in particular to point out to you right now. And as I look at the activity in our very near-term pipeline, we actually feel really good about where spreads are shaking out. Again, that's the mix of leases that have already been executed in Q1 or we expect to execute in the first quarter or two of this year. But certainly, as we pointed out, and Jeffrey pointed out in his comments, one lease sometimes has the ability to change what those metrics look like. But nothing in particular I'd point out to you. And again, the near-term pipeline, we feel pretty good about from a rent-side perspective.

Okay, great. Thanks. That's helpful. And maybe while we're talking about the pipeline, congratulations on it being up 65% year over year. Can you tell us what that means in terms of square footage and what your historic conversion rate of that pipeline has been?

Yeah, we haven't typically given sort of that aggregate, you know, square footage of the pipeline in part to your point because at any different point it's, you know, a very different mix of, you know, early stage deals, middle stage deals, or late stage deals. But as I mentioned in response to a prior question about our lease expirations, we feel really good about the near-term pipeline that's embedded within that number and our ability to execute and meet or exceed our occupancy guidance as we move through the year.

Thank you. Our next question comes from Caitlin Burrows with Goldman Sachs. Caitlin, please go ahead.

Hi. Good morning. Maybe as you guys look at the debt maturities that you have in the second half, wondering if you can discuss your plans for those and what would make you use disposition proceeds on debt reduction versus using those proceeds for acquisitions?

Hi, Caitlin. It's Jeffrey. three maturities in the back half of the year. Two of them are private placement notes. So the wonderful part about that for us is we have a bunch of flexibility as to the timing of retiring them. So as proceeds come in from the disposition program, I think part of the question is going to be, what are the immediate opportunities for cash? And as we said in our prepared remarks, we're going to evaluate pretty much every opportunity out there. So if it's acquisition, share buybacks, reducing debt, all of them are on the table. So at a point in time in the year, depending on kind of where our marginal cost capital sets, we'll make that decision.

Yeah, I think that's very well said. The only other thing I'd add to that is that to the extent we are, you know, exercising sort of the share buyback opportunity, that would be done in a leverage neutral, so slightly deleveraging way. So those two options would need to be paired together.

Got it. Okay. And then back earlier in the call, Jeffrey, I think you mentioned that recoveries would be a headwind in 2026. So assuming you did say that, I was just wondering if you could go through why is that And is it related to occupancy levels? Or you might have said something about real estate tax appeals, but yeah.

Yeah. So I want to point back to some of our comments and calls earlier this year. We did have some pretty sizable tax refunds in Q2 and Q3 of 2025, which are going to act as a headwind as we go into 2026. And then as we look at kind of the leasing pipeline and the activity that we're seeing within our operating markets, it's very important for us to make sure that we're putting the right OpEx expenditures in the assets to make sure that we can get the best leasing activity and really present our assets in the right way. So you're going to see a slight uptick in OpEx perspective, but that's really going to be, I think, pretty impactful for how we drive revenue going forward.

Thank you. The next question comes from Michael Carroll with RBC. Michael, please go ahead.

Yeah, thanks. I want to circle back on your comments regarding the leasing pipeline. I appreciate the color on the increase over the past year, but has that improvement been pretty steady over the past 12 months? I'm just trying to understand if the pipeline continues to build at these levels or at what point could it plateau at the levels that you're talking about?

Yeah, the pipeline is pretty consistently grown over the last several quarters. We've had some big executions out of that pipeline as well and have more than backfilled that number. So we do feel like there's additional momentum to see at least executions continue to improve as well as the pipeline size continue to improve behind it. You know, what you heard from Rob is that, you know, we've got great activity and momentum in markets that have been consistently strong performers over the last few years, like Bellevue and San Diego. We've got markets where we've We've recently seen substantial activity and a real recovery, and I would put San Francisco and Seattle, Denny Regrade, Fremont Lake Union in that bucket. And because of the portfolio allocation work we've done or capital recycling work we've done in LA, we've got a lot more traction and activity in LA than we had 24 months ago. So it has been pretty broad-based. across all of our markets. And I think there are good fundamental reasons why we're seeing that improvement in the pipeline. I would just reiterate that the pipeline has continued to grow despite the fact that executions have continued to grow as well. So we are more than backfilling that pipeline.

Great. And then what about the breakout of the pipeline? I know you said that there is different categories of early stage and late stage type leasing activity. I mean, has all those categories kind of grown a similar amount or has there been a focus where you're seeing more growth in the early stages, for example? I guess what's the breakout and how has that trended over the past 12 months?

Yeah, the pipeline really started to accelerate. Obviously, you start by seeing it really build in the early stage deals. And it's hard to get on a call like this and communicate a tremendous amount of conviction in those early stages where you don't know how much of that is going to convert. Over the last couple of quarters, we have seen it sort of even out. And so you've seen what started earlier in this recovery as a real expansion of the early stage pipeline moved to the mid-stage pipeline and the late stage pipeline. And that's really what's underscored the elevated executions we've had over the last couple of quarters as well. So I think it's all consistent. It's playing out the way you would expect it to, I think, you know, just based on how transaction activity comes together. But we've continued to see it in, you know, really all three of those buckets. and, you know, continue to build that funnel with additional early-stage deals that we believe, you know, are more likely than they might have been 24 months ago to continue to move through the pipeline.

Thank you. Our next question comes from John with BMI. Please go ahead, John.

Thank you. On the NONOS campus, do you anticipate acquiring more life science assets given There's a lot of the market from willing sellers, or is it really just focused this opportunity because of Torrey Pines? And I was wondering if you can give us the timing of the occupancy ramp to get to your upper single-digit yield.

Yeah, I would say, you know, look, we don't have any specific mandates to acquire life science to get to a certain percentage of the portfolio or anything like that. We, I think, have acted in a way that's been highly opportunistic, and we would continue to expect to navigate capital deployment in that way as well. We're really thrilled about this opportunity. As I mentioned, I really view this as a generational opportunity to enter a market that's as tightly held as Torrey Pines is, and with enough scale, I think, to really be able to establish a presence there and continue to benefit not only life science projects we have in other submarkets within the San Diego portfolio, but even sort of the broader, more national reputation around life science. So I think this was a really interesting transaction that accomplished a lot for us strategically, but we certainly don't feel any mandate. And as we've talked about in our prepared remarks and prior Q&A questions, you know, as we look at sort of the set of available capital deployment opportunities at this point in time, we're going to be very mindful of the signals we're receiving from both the public and private markets and think we've got a lot of interesting opportunities opportunities on the table for capital deployment. And then, Elliot?

And to the second part of your question, so we have about 50,000 square feet to lease at the campus, and that's going to be the main driver that gets us up to that upper single digits return. So, you know, you can assume we underwrote it conservatively because that's how we approach these sorts of things, but that is the main factor that will get us there.

Right. And as Elliot said in his prepared remarks working on spec suites at the project, it's a very manageable amount of square footage to lease. As Elliot points out, that 50,000 to 55,000 square foot range and the spec suite program we think is going to be highly effective there.

Okay. And then can I get your latest views on Flower Mart? I think you've said in the past you prefer not to do standalone multifamily development. But just given how much San Francisco rents have moved, would you contemplate changing that strategy and keeping that asset for development if you could develop that and attract the deals?

Look, everything's on the table, right? And so I think as we've talked about since we began this process of reimagining Flower Mart, it was important to us from the very beginning to appreciate that the San Francisco market has in the past and could very likely come back very quickly. And so what we didn't want to do was commit to a different entitlement path at the project that was less dense or took away opportunities we already have embedded in the current entitlement. So we've been You know, pursuing the word I've continued to use as it relates to what we're working towards at the Flower Mart is a lot of optionality and flexibility around our entitlements and around the mix of uses we could develop at the site. We are fully on track with the work that we've been doing at the Flower Mart. Jeffrey reiterated, you know, in his prepared remarks that things are playing out the way we expected them to. Our guidance around when we'll stop capitalizing Flower Mart is consistent with what we communicated earlier. last year. So things are fully on track as it relates to getting that additional flexibility. And as we get closer to the point in time where we have that flexibility in place, we'll continue to assess how different asset classes are penciling and what that means for the path going forward. I would be hesitant for us as Kilroy to, on a standalone basis, develop multifamily. I don't think we have a cost of capital that makes a tremendous amount of sense for us to do that. But there are many opportunities where we can join venture, contribute the land, or sell outright if we decide that that multifamily path for a portion of the project makes sense. And as we continue to get closer, Rob mentioned in his comments about San Francisco as well, that the number of big continuous blocks that are left and available in the market has dwindled significantly. And we think over the next quarter or two, that picture is going to continue to shift and evolve in our favor. And so... You know, that's why flexibility around the path for Flower Mart has been more important than driving to one outcome at a point in time. And I feel like we've put all the right pieces in place to be able to make the absolute best decision when we get there. And we'll know more as this year evolves.

Thank you. Our next question comes from Peter Abramowitz with Deutsche Bank. Peter, please go ahead.

Yes, thank you for taking the question. Just wondering if you could talk sort of about the cumulative NOI impact of the capital recycling activity, particularly Saber Springs, Sunset Media Center, and then the offset from Acquisition and Nautilus. I guess how should we think about kind of the overall NOI impact and how that's based into the guidance for 2026?

Yeah, I'd say, you know, look, I think if we just talk about sort of, you know, cap rates and returns for a moment, when we step back and look at all the activity we completed over the course of 2025 and then KSS, which closed in early January, you know, as we think about 2026 sort of implied cap rate on that pool, it was probably, you know, in and around 8%, probably a bit inside of 8% across the entirety of that pool. Elliot mentioned in his prepared remarks, and it's pretty consistent with what we had reported on Maple Plaza as well, that we're in sort of, you know, in the mid to, you know, slightly above mid single-digit going-in return, with a real path on both of those projects to getting into stabilized yields in the high single-digit. So I think once we hit stabilization on those projects, we're actually net accretive relative to where the sales have been. But there is sort of a path to get there. We mentioned, I mentioned in my prepared remarks, we've had great success on lease up at Maple Plaza, and we just talked about Nautilus. You know, there's 50,000 square feet to lease there to get to that stabilized yield number. So the path is pretty clear, and we feel a high degree of conviction in both those lease up and stabilization exercises.

And just to add to that, as we thought about it, we're touching on the 2026 impact, but I think it's also important to consider the impact beyond that. And when you take that, call it pay dish cap rate that Angela referenced, layer on the above market in place rents of the assets that we sold, layer on the short lease term, and that's going to bring the future returns a lot lower. On top of that, there's the capex flows, so the economic returns are even lower. None of these actually factor in the last piece, which is the land sales, which we're obviously selling at zero or negative cap rates. So it really helps kind of manage that discrepancy.

Yeah, Elliot's making a really important point here, which is that we're working to be very balanced. I think we are IRR, long-term return, buyers and sellers. But we are very cognizant of the near-term impact on earnings associated with this portfolio recycling activity. And we're really working hard to balance those two things. And things like the land sale certainly make that easier. But even across the operating portfolio dispositions, I think we're doing a very effective job at managing that dilution while also creating a portfolio that's stronger, where the cash flow is more durable, and that will grow faster over the medium to longer term.

Okay, that's helpful. And then a strategic one or question on kind of strategy on capital allocation as well. I think Elliot, you talked about in your comments, you really focused on the lack of supply and Torrey Pines in San Diego overall. I guess I'm just curious, you know, one for what do you see from a demand perspective? Do you feel like that has bottomed in the life science market in San Diego? And then Um, you know, to the, the supply dynamic is maybe not as favorable in the Bay area. Um, so is that the same, maybe asking John's question or different way? Um, you know, would you be willing to invest in, uh, you know, more life science assets if they were in the Bay area, or is this more specific to, uh, kind of the better backdrop in San Diego and what you view as unique opportunities?

Yeah, we do think that Torrey Pines is a really unique opportunity with great, not only physicality of the asset, but great sub-market dynamics as well. You know, we have, I think, significantly out-leased the competition in South San Francisco. We have additional vacancy there at that project to work through. And so I think we'd be harder pressed to buy additional vacancy in the South San Francisco market today, despite the fact that we feel great about not only what we accomplished at KOP and 25, but the future pipeline there as well. This was, you know, great campus. Nautilus was great campus and a great sub-market, great long-term fundamentals, and a very manageable amount of leasing to complete to get to a stabilized yield number. So I think it just, it really, things really lined up. We think it was a tremendous opportunity that was in the best interest of shareholders. And as we move forward, we're going to be thinking about not only the opportunities that present themselves in the market, but importantly, signals we're getting from the public market as well as we think about redeployment for disposition proceeds.

Thank you. The next question comes from Dylan Bozinski with Green Street Advisors. Dylan, please go ahead.

Good morning, guys. Thanks for taking the question. Good to hear your guys' sort of occupancy guidance in 26 is sort of flattish versus where it was in 25. Are you able to sort of give any sort of guardrails around the ramp of that occupancy throughout the year? Jeffrey, you mentioned that a lot of the explorations are one-half weighted, so it seems like occupancy should sort of ramp towards the back half. Are you able to give any sort of guidance as to where year-end occupancy 26 will land versus where it ended 25?

Yeah, I mean, just as it relates to the trajectory of occupancy, I would say, you know, not surprisingly, based on the disclosure on the lease expiration page, you should expect it to drop during 2026. in the second quarter, and that just speaks to the move-out activity we have in the first half of the year and sort of the pace of moving some of those leases in the signed but not commenced bucket into occupancy over the course of the year. We give guidance on sort of average occupancy. We haven't given guidance on year-end occupancy, but, you know, we'll continue to evaluate that and provide as much color and context as we can around occupancy as we move through the year.

Appreciate that. And then maybe turning over to demand, obviously you guys mentioned or highlighted several times that a strong demand environment across nearly all of your markets. So sort of just curious, you know, the backdrop for demand, if you look at sort of offers using jobs, it would suggest that, you know, demand is as much stronger than, you know, job creation and where it's been over the last 18 months. It seems like demand has benefited not only in your guys' market footprint, but Across the U.S. in general, as RTOs picked up, you've seen this flood of pent-up demand. So any sort of sense of when you guys think demand will be back to being driven by the job growth outlook rather than the sort of pent-up demand environment we've been in?

Yeah, I mean, look, it's different market to market, right? And even in some cases, sub-market to sub-market. But what I can tell you across our West Coast markets is that we'll Generally, yes, I think there's been some pent-up demand as people have brought folks back into the office. But the bigger component we're seeing is what's been happening from a new business formation and growth perspective in our innovation-driven West Coast markets and companies from outside of the West Coast establishing presences in some of our markets in order to tap into the tech talent that's resident in those markets. And that's been a really powerful driver of... of leasing demand and growth over the last couple quarters, particularly in San Francisco, particularly in Bellevue, particularly in Seattle, where you've got, you know, significant concentrations of tech talent available. So RTO is a component of it, certainly, but I think what's happening from a new business formation and growth perspective is what's really exciting about the West Coast markets right now.

Thank you. The next question comes from Upal Rana with KeyCorp. Go ahead, your line is now open.

Great, thank you. Just on the disposition front, you've already mentioned how you're thinking about capital recycling this year, but just thinking about it broadly, how much more is there to do, not just this year, but just going forward overall just to optimize the portfolio?

Hey, Paul, Sally. Look, I think there's always something to do. And in part, that's because our dynamics in our markets are constantly evolving. And so it's on us to be actively evaluating what those trends are and how they impact different parts of the portfolio. So historically, we've always been asset sellers, and we think that that will be something that we can continue to do. to deliver a portfolio that can have that optimal cash flow stream that's diverse and growing and stable.

Okay, great. That was helpful. And then just last one from me, you know, on the short-term leasing, it did come down this quarter. You know, I'm just curious if you've seen any of those leases start to convert to longer-term leases, or are they still continuing to release in the shorter-term increments?

I mean, some of it's been renewal activity as people just need a little bit more time to make decisions to finalize renewals or, you know, to relocate in certain circumstances. Some of it's been short-term new and people taking temporary space ahead of their permanent space being available. So that's been a dynamic we've seen over the last couple quarters as well. I think it speaks to the broader dynamics we've been talking about over the last several quarters, particularly in markets like San Francisco, where there's been a real priority on space that's ready and available today. So some of the short-term new leasing has reflected our team doing a really great job at being creative and finding space in the portfolio to put tenants in temporarily while we build out and complete their space. And that, in some cases, is one of the long-term deals. So I'm really thrilled with the way we're executing and how we're approaching it, how we're understanding what tenants need and what's going to get deals across the finish line. And that's probably going to continue to be some part of the leasing activity going forward. But to your point, overall short-term leasing has come down pretty significantly.

Thank you. Our final question comes from Anthony Palone with JP Morgan. Please go ahead.

Okay, thanks. I was wondering, can you maybe give us a sense as to where the FFO run rate kind of finishes the year relative to the, say, 335 midpoint?

I think we're hesitant to give... much of a trajectory as it relates to that. What I will say, you know, and this is the biggest thing to note as it relates to the FFO trajectory, is the guidance around Flower Mart, right? And the expectation that Flower Mart ceases capitalization at the end of the second quarter. So first half from an FFO perspective likely looks higher than second half, which might be what's embedded in your question. But I don't think at this point it makes sense for us to be more specific than that.

Thank you. Those are all the questions we have, and so this concludes our call. Thank you all for your participation. You may now disconnect your lines.