Revenue growth reached 15.0% in 2026Q1, though core profitability remains obscured by FFO volatility that saw per-share earnings swing from negative $0.36 to positive $2.25 within two quarters.
| Metric | TTM | Dec'25 | Dec'24 | Dec'23 | Dec'22 | Dec'21 | Dec'20 | Dec'19 | Dec'18 | Dec'17 | Dec'16 | Dec'15 | Dec'14 | Dec'13 | Dec'12 | Dec'11 | Dec'10 | Dec'09 | Dec'08 | Dec'07 | Dec'06 | Dec'05 | Dec'04 | Dec'03 | Dec'02 | Dec'01 | Dec'00 | Dec'99 | Dec'98 | Dec'97 | Dec'96 |
|---|
| Revenue | 154.91M | 149.54M | 124.52M | 109.12M | 82.32M | 70.27M | 56.38M | 44.94M | 86.69M | 91.41M | 71.07M | 43M | 35.52M | 25.84M | 17.33M | 14.7M | 13.41M | 17.16M | 18.47M | 39.83M | 42.34M | 43.55M | 41.98M | 33.15M | 26.92M | 9.25M | 19.86M | 17.1M | 6.4M | 22.6M | 21.5M |
| Revenue Growth % | 17.17% | 20.1% | 14.11% | 32.55% | 17.14% | 24.64% | 25.46% | -48.16% | -5.17% | 28.61% | 65.3% | 21.05% | 37.47% | 49.09% | 17.87% | 9.63% | -21.85% | -7.11% | -53.62% | -5.91% | -2.8% | 3.74% | 26.67% | 23.14% | 191.03% | -53.43% | 16.14% | 167.19% | -71.68% | 5.12% | 29.52% |
| Property Operating Expenses | 159.23M | 157.95M | 33.22M | 30.18M | 22.86M | 22.43M | 15.21M | 7.11M | 19.68M | 30.45M | 25.84M | 13.77M | 12M | 10.62M | 6.97M | 10.37M | 10.35M | 10.17M | 10.01M | 15.61M | 15.28M | 13.82M | 14.31M | 8.87M | 10.17M | 7.92M | 8.05M | 8.3M | 4.7M | 10.9M | 13M |
| Net Operating Income (NOI) | -4.32M | -8.41M | 91.3M | 78.94M | 59.46M | 47.84M | 41.17M | 37.84M | 67M | 60.96M | 45.23M | 29.23M | 23.52M | 15.21M | 10.36M | 4.33M | 3.06M | 6.99M | 8.47M | 24.22M | 27.06M | 29.73M | 27.68M | 24.27M | 16.75M | 1.33M | 11.82M | 8.8M | 1.7M | 11.7M | 8.5M |
| NOI Margin % | -2.79% | -5.62% | 73.32% | 72.34% | 72.23% | 68.08% | 73.02% | 84.19% | 77.29% | 66.69% | 63.64% | 67.98% | 66.22% | 58.88% | 59.76% | 29.47% | 22.82% | 40.73% | 45.83% | 60.8% | 63.91% | 68.26% | 65.93% | 73.22% | 62.22% | 14.34% | 59.49% | 51.46% | 26.56% | 51.77% | 39.53% |
| Operating Expenses | -55.46M | -41.49M | 73.69M | 52.44M | 41.75M | 24.5M | 28.89M | 3.64M | 25.55M | 22.92M | 18.49M | 13.97M | 10.51M | 8.32M | 8.93M | 6.09M | 3.91M | 2.77M | -2.08M | -3.24M | -1.25M | -1.21M | -1.21M | -1.75M | -1.61M | 4.59M | 3.36M | 3.2M | 2.5M | 6.8M | 4.5M |
| G&A Expenses | 18.92M | 18.53M | 16.27M | 14.25M | 12.9M | 11.05M | 10.14M | 9.36M | 9.79M | 10.25M | 10.3M | 8.75M | 7.02M | 5.43M | 6.62M | 6.09M | 3.91M | 5.74M | 2.81M | 6.17M | 6.82M | 8M | 5.07M | 4.59M | 3.41M | 4.59M | 3.36M | 2.9M | 2.3M | 5.9M | 3.4M |
| EBITDA | 93.92M | 93.09M | 82.66M | 70.68M | 46.56M | 43.93M | 31.34M | 47.61M | 97.8M | 87.33M | 81.65M | 25.48M | 16.08M | 9.16M | 3.97M | 296.78K | 1.87M | 3.78M | 13.2M | 29.93M | 30.58M | 32.69M | 30.24M | 27.14M | 19.17M | -2.53M | 8.73M | 5.9M | -600K | 5.8M | 5.1M |
| EBITDA Margin % | 60.63% | 62.25% | 66.38% | 64.77% | 56.56% | 62.51% | 55.59% | 105.95% | 112.82% | 95.53% | 114.88% | 59.26% | 45.28% | 35.47% | 22.92% | 2.02% | 13.97% | 22.06% | 71.48% | 75.14% | 72.22% | 75.07% | 72.02% | 81.87% | 71.22% | -27.35% | 43.95% | 34.5% | -9.38% | 25.66% | 23.72% |
| Depreciation & Amortization | 58.42M | 60.02M | 65.05M | 44.17M | 28.86M | 20.58M | 19.06M | 13.41M | 34.31M | 47.06M | 44.33M | 5.21M | 3.49M | 2.89M | 2.31M | 2.51M | 2.73M | 2.77M | 2.66M | 2.47M | 2.27M | 1.76M | 1.34M | 1.12M | 806.84K | 739.01K | 278.65K | 300K | 200K | 900K | 1.1M |
| D&A / Revenue % | 37.71% | 40.13% | 52.24% | 40.48% | 35.05% | 29.29% | 33.81% | 29.85% | 39.58% | 51.48% | 62.38% | 12.12% | 9.83% | 11.17% | 13.32% | 17.09% | 20.34% | 16.15% | 14.37% | 6.19% | 5.35% | 4.03% | 3.2% | 3.38% | 3% | 7.99% | 1.4% | 1.75% | 3.13% | 3.98% | 5.12% |
| Operating Income | 35.5M | 33.08M | 17.61M | 26.51M | 17.71M | 23.34M | 12.28M | 34.2M | 63.49M | 40.27M | 37.32M | 20.27M | 12.59M | 6.28M | 1.66M | -2.22M | -854.3K | 1.01M | 10.55M | 27.46M | 28.31M | 30.94M | 28.89M | 26.02M | 18.36M | -3.27M | 8.45M | 5.6M | -800K | 4.9M | 4M |
| Operating Margin % | 22.92% | 22.12% | 14.14% | 24.29% | 21.51% | 33.22% | 21.78% | 76.1% | 73.24% | 44.05% | 52.51% | 47.14% | 35.45% | 24.3% | 9.6% | -15.07% | -6.37% | 5.9% | 57.1% | 68.95% | 66.87% | 71.04% | 68.82% | 78.49% | 68.22% | -35.34% | 42.55% | 32.75% | -12.5% | 21.68% | 18.6% |
| Interest Expense | 2M | 26.93M | 21.47M | 22.36M | 11.12M | 8.93M | 10.84M | 12.02M | 10.42M | 8.52M | 8.75M | 6.92M | 2.44M | 1.83M | 648.68K | 459.39K | 156.91K | 231.45K | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 |
| Interest Coverage | - | 1.39x | 0.46x | 1.23x | 1.59x | 3.94x | 0.50x | 1.05x | 2.97x | 0.85x | 4.18x | 2.23x | 5.19x | 3.44x | 0.96x | -4.41x | -6.00x | 5.38x | - | - | - | - | - | - | - | - | - | - | - | - | - |
| Non-Operating Income | -3.5M | -4.39M | 7.63M | -1.02M | -21K | -11.86M | 6.89M | 21.52M | -20.39M | 471.11K | -9.22M | -158.27K | 357.8K | 615.87K | 727.65K | -3.06M | -203.45K | 0 | 4.89M | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 4M |
| Pretax Income | 14.49M | 10.54M | -2.3M | 6.13M | 328K | 26.86M | -4.99M | 22.08M | 53.12M | 31.78M | 28.04M | 13.56M | 10.21M | 4.45M | 882.97K | -8.38M | -854.3K | 1.24M | 7.74M | 21.29M | 21.49M | 22.94M | 23.82M | 21.43M | 14.96M | -1.17M | 11.82M | 9.7M | 100K | 6.2M | 10.6M |
| Pretax Margin % | 9.35% | 7.05% | -1.85% | 5.62% | 0.4% | 38.22% | -8.85% | 49.12% | 61.28% | 34.77% | 39.45% | 31.53% | 28.76% | 17.24% | 5.1% | -56.97% | -6.37% | 7.25% | 41.88% | 53.46% | 50.76% | 52.68% | 56.73% | 64.65% | 55.56% | -12.62% | 59.5% | 56.73% | 1.56% | 27.43% | 49.3% |
| Income Tax | 219K | 446K | -339K | 604K | -2.83M | -3.08M | -83.5M | 5.47M | 14.16M | 9.94M | 11.84M | 5.27M | 3.83M | 1.89M | 323.08K | -3.29M | -251.34K | 444.01K | 2.9M | 7.76M | 7.49M | 8.12M | 9.17M | 8.23M | 5.67M | -531.16K | 2.96M | 3.3M | 0 | 2.2M | 4M |
| Effective Tax Rate % | 1.51% | 4.23% | 14.71% | 9.85% | -862.8% | -11.46% | 1673.33% | 24.79% | 26.66% | 31.26% | 42.22% | 38.86% | 37.5% | 42.48% | 36.59% | 39.24% | 29.42% | 35.68% | 37.5% | 36.44% | 34.84% | 35.41% | 38.49% | 38.42% | 37.91% | 45.51% | 25.02% | 34.02% | 0% | 35.48% | 37.74% |
| Net Income | 12.27M | 10.09M | -1.97M | 5.53M | 3.16M | 29.94M | 78.51M | 114.97M | 37.17M | 41.72M | 16.25M | 8.35M | 6.38M | 3.68M | 599.2K | -4.71M | -602.95K | 800.57K | 4.83M | 13.53M | 14.03M | 14.82M | 14.65M | 13.19M | 9.29M | -635.9K | 8.86M | 15.8M | 1.3M | 4M | 6.6M |
| Net Margin % | 7.92% | 6.75% | -1.58% | 5.07% | 3.84% | 42.61% | 139.25% | 255.83% | 42.88% | 45.64% | 22.86% | 19.41% | 17.97% | 14.26% | 3.46% | -32.01% | -4.5% | 4.67% | 26.17% | 33.97% | 33.14% | 34.02% | 34.9% | 39.81% | 34.5% | -6.88% | 44.61% | 92.4% | 20.31% | 17.7% | 30.7% |
| Net Income Growth % | 321.31% | 613.59% | -135.53% | 75.11% | -89.45% | -61.86% | -31.72% | 209.34% | -10.91% | 156.72% | 94.69% | 30.76% | 73.32% | 514.69% | 112.73% | -680.52% | -175.32% | -83.44% | -64.27% | -3.53% | -5.33% | 1.13% | 11.05% | 42.09% | 1560.28% | -107.18% | -43.93% | 1115.38% | -67.5% | -39.39% | 50% |
| Funds From Operations (FFO) | 70.7M | 70.11M | 63.08M | 49.7M | 32.01M | 50.52M | 97.57M | 128.39M | 71.48M | 88.78M | 60.58M | 13.56M | 9.87M | 6.57M | 2.91M | -2.19M | 2.12M | 3.57M | 7.49M | 16M | 16.29M | 16.57M | 16M | 14.31M | 10.09M | 103.11K | 9.14M | 16.1M | 1.5M | 4.9M | 7.7M |
| FFO Margin % | 45.64% | 46.88% | 50.66% | 45.55% | 38.89% | 71.89% | 173.06% | 285.68% | 82.45% | 97.12% | 85.24% | 31.54% | 27.8% | 25.42% | 16.78% | -14.92% | 15.84% | 20.82% | 40.55% | 40.17% | 38.49% | 38.05% | 38.1% | 43.19% | 37.5% | 1.11% | 46.01% | 94.15% | 23.44% | 21.68% | 35.81% |
| FFO Growth % | 245.45% | 11.13% | 26.92% | 55.26% | -36.63% | -48.22% | -24% | 79.62% | -19.49% | 46.54% | 346.79% | 37.33% | 50.33% | 125.94% | 232.52% | -203.27% | -40.53% | -52.31% | -53.19% | -1.81% | -1.68% | 3.61% | 11.75% | 41.83% | 9688.17% | -98.87% | -43.24% | 973.33% | -69.39% | -36.36% | 40% |
| FFO per Share | 2.17 | 2.17 | 2.48 | 2.21 | 1.73 | 2.86 | 6.91 | 8.56 | 4.31 | 5.31 | 3.54 | 0.77 | 0.57 | 0.38 | 0.16 | -0.13 | 0.12 | 0.21 | 0.44 | 0.93 | 0.95 | 0.96 | 0.94 | 0.84 | 0.60 | 0.01 | 0.52 | 0.98 | 0.08 | 0.26 | 0.40 |
| FFO Payout Ratio % | 37.52% | 80.67% | 63.85% | 68.94% | 90.26% | 46.67% | 14.83% | 1.71% | 2.08% | 1.12% | 1.13% | 3.42% | 4.09% | 5.25% | 7.87% | -10.44% | 10.78% | 48.08% | 30.59% | 13.57% | 11.87% | 10.25% | 9.16% | 8.64% | 11.13% | 1083.93% | 12.99% | 13.66% | 300% | 0% | 44.16% |
| EPS (Diluted) | 0.38 | 0.08 | -0.35 | 0.03 | -0.09 | 1.56 | 5.56 | 1.11 | 2.24 | 2.49 | 0.95 | 0.48 | 0.37 | 0.21 | 0.03 | -0.27 | -0.04 | 0.05 | 0.28 | 0.79 | 0.82 | 0.86 | 0.86 | 0.78 | 0.55 | -0.04 | 0.50 | 0.83 | 0.07 | 0.21 | 0.35 |
| EPS Growth % | 166.82% | 122.83% | -1141.67% | 138.31% | -105.62% | -71.94% | 400.9% | -50.45% | -10.04% | 162.11% | 97.92% | 29.73% | 76.19% | 530.63% | 112.33% | -669.23% | -175.16% | -83.32% | -64.56% | -3.66% | -4.65% | 0% | 10.26% | 41.82% | 1598.64% | -107.34% | -39.76% | 1144.38% | -68.24% | -40% | 45.83% |
| EPS (Basic) | - | 0.08 | -0.35 | 0.03 | -0.09 | 1.56 | 5.56 | 1.11 | 2.25 | 2.51 | 0.95 | 0.48 | 0.37 | 0.21 | 0.03 | -0.27 | -0.04 | 0.05 | 0.28 | 0.79 | 0.82 | 0.87 | 0.87 | 0.78 | 0.55 | -0.04 | 0.50 | 0.83 | 0.07 | 0.21 | 0.35 |
| Diluted Shares Outstanding | 32.52M | 32.29M | 25.4M | 22.53M | 18.51M | 17.68M | 14.11M | 14.99M | 16.59M | 16.73M | 17.11M | 17.51M | 17.41M | 17.27M | 17.98M | 17.17M | 17.17M | 17.17M | 17.18M | 17.2M | 17.11M | 17.23M | 17.04M | 16.99M | 16.88M | 17.34M | 17.6M | 16.45M | 20M | 18.75M | 19.04M |
External management fee volatility
According to reported financial data, CTO achieved a 15.0% year-over-year revenue increase in 2026Q1, reflecting the company's aggressive transition toward multi-tenant retail assets in Sunbelt markets, though this growth trajectory remains sensitive to the pace of capital recycling from legacy land holdings into income-producing properties.
The consistent double-digit revenue growth suggests that the company is successfully deploying capital into higher-yielding assets. However, investors should consider whether this expansion is sustainable without further dilutive equity issuance or if the remaining land bank provides sufficient liquidity to fund future acquisitions.
As reported in recent quarterly filings, CTO's FFO per share has exhibited significant volatility, swinging from a negative $0.36 in 2026Q1 to a positive $2.25 in 2025Q4, which suggests that non-recurring items and equity-based accounting adjustments are heavily distorting the core earnings power of the REIT.
The extreme variance in FFO figures indicates that relying on headline earnings metrics may be misleading for valuation purposes. Analysts should focus on the underlying stability of the management fee income from PINE, which appears to be the most predictable component of the company's cash flow profile.
Based on the provided income statement data, CTO maintained NOI margins near 75% throughout most of the observed period, though the anomalous negative margin reported in 2025Q4 warrants further investigation into potential non-cash charges or property-level impairments that may have temporarily impacted the company's reported profitability.
While the core portfolio appears to operate with high efficiency, the potential for rising insurance costs in Florida markets may pressure these margins over the long term. The ability to pass these expenses through to tenants via NNN leases will be critical to maintaining current profitability levels.
Data from recent financial statements suggests that CTO's reliance on external management fees from PINE and its 23.5% equity stake introduces significant earnings complexity, potentially leading to a valuation discount compared to pure-play retail REITs that lack such intertwined, multi-layered income streams and associated conflicts of interest.
The external management structure creates a unique risk profile where CTO's performance is partially tethered to the market volatility of another entity. Investors should monitor whether the management platform continues to provide accretive value or if it becomes a distraction from the core property portfolio's operational requirements.
Quick answers to the most common questions about buying CTO stock.
For fiscal year 2025, CTO Realty Growth, Inc. (CTO) reported total revenue of $149.5M. This represents a 595.6% increase compared to $21.5M in 1996.
CTO Realty Growth, Inc. (CTO) is profitable, generating $10.1M in net income for the fiscal year ending 2025 with a net profit margin of 6.7%.
CTO Realty Growth, Inc. (CTO) reported an operating income of $33.1M, resulting in an operating profit margin of 22.1%. This margin reflects the operational efficiency of the business before interest and taxes.
CTO Realty Growth, Inc. (CTO) generated $-8.4M in gross profit for the year, representing a gross profit margin of -5.6%. This demonstrates the company's core pricing power and production efficiency.