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SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
FORM 10-K
FOR ANNUAL AND TRANSITION REPORTS
PURSUANT TO SECTIONS 13 OR 15(d) OF THE
SECURITIES EXCHANGE ACT OF 1934
(MARK ONE)
X ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
EXCHANGE ACT OF 1934
For the fiscal year ended December 31, 1999
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: 1-12110
CAMDEN PROPERTY TRUST
(Exact Name of Registrant as Specified in Its Charter)
TEXAS 76-6088377
(State or Other Jurisdiction of (I.R.S. Employer
Incorporation or Organization) Identification No.)
3 GREENWAY PLAZA, SUITE 1300
HOUSTON, TEXAS 77046
(Address of Principal Executive Offices) (Zip Code)
Registrant's telephone number, including area code: (713) 354-2500
Securities registered pursuant to Section 12(b) of the Act:
Title of each class Name of each exchange on which registered
Common Shares of Beneficial Interest,
$.01 par value New York Stock Exchange
7.33% Convertible Subordinated
Debentures due 2001 New York Stock Exchange
$2.25 Series A Cumulative Convertible
Preferred Shares, $.01 par value New York Stock Exchange
Securities registered pursuant to Section 12(g) of the Act: NONE
Indicate by check mark whether 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 registrant was required
to file such reports) and (2) has been subject to such filing requirements for
the past 90 days.
Yes X No
Indicate by check mark if disclosure of delinquent filers pursuant to Item 405
of Regulation S-K is not contained herein, and will not be contained, to the
best of registrant's knowledge, in definitive proxy or information statements
incorporated by reference in Part III of this Form 10-K or any amendment to this
Form 10-K.
The aggregate market value of voting shares of beneficial interest held by
non-affiliates of the registrant was $975,000,458 at March 1, 2000.
The number of common shares of beneficial interest outstanding at March 1, 2000
was 38,565,696.
DOCUMENTS INCORPORATED BY REFERENCE
Portions of the registrant's Annual Report to Shareholders for the year ended
December 31, 1999 are incorporated by reference in Parts I, II and IV.
Portions of the registrant's Proxy Statement in connection with its Annual
Meeting of Shareholders to be held May 4, 2000 are incorporated by reference in
Part III.
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PART I
ITEM 1. BUSINESS
INTRODUCTION
Camden Property Trust is a real estate investment trust that owns,
develops, constructs, and manages multifamily apartment communities in the
Southwest, Southeast, Midwest and Western regions of the United States. As of
December 31, 1999, we owned interests in and operated 153 multifamily properties
containing 53,311 apartment homes located in nine states. These properties had a
weighted average occupancy rate of 93% for the year ended December 31, 1999.
This represents the average occupancy for all our properties in 1999 weighted by
the number of apartment homes in each property. Additionally, six of our
multifamily properties containing 2,474 apartment homes were under development
at December 31, 1999. We also have several sites which we intend to develop into
multifamily apartment communities.
Acquisition of Oasis Residential, Inc. On April 8, 1998, we acquired,
through a tax-free merger, Oasis Residential, Inc., a publicly traded Las
Vegas-based multifamily REIT. Through this acquisition, we acquired 52 completed
multifamily properties and 15,514 apartment homes at the date of acquisition.
Each share of Oasis common stock outstanding on April 8, 1998 was exchanged for
0.759 of a Camden common share. Each share of Oasis Series A cumulative
convertible preferred stock outstanding on April 8, 1998 was exchanged for one
Camden Series A cumulative convertible preferred share with terms and conditions
comparable to the Oasis preferred stock. We issued 12.4 million common shares
and 4.2 million preferred shares in exchange for the outstanding Oasis common
and preferred stock, respectively. We assumed approximately $484 million of
Oasis debt, at fair value, in the merger.
In connection with the merger with Oasis, on June 30, 1998, we completed a
transaction in which Camden USA, Inc., one of our wholly owned subsidiaries, and
TMT-Nevada, L.L.C., a Delaware limited liability company, formed Sierra-Nevada
Multifamily Investments, LLC. We entered into this transaction to reduce our
market risk in the Las Vegas area. TMT-Nevada holds an 80% interest in
Sierra-Nevada and Camden USA holds the remaining 20% interest.
In the above transaction, we transferred to Sierra-Nevada 19 apartment
communities containing 5,119 apartment homes for an aggregate of $248 million.
Prior to the merger, Oasis owned 100% of each of these communities. In the
merger, Camden USA acquired these communities. As a result, after the merger and
prior to the Sierra-Nevada transaction, Camden USA owned 100% of each of these
19 properties which are located in Las Vegas, Nevada. This transaction was
funded with capital invested by the members of Sierra-Nevada, the assumption of
$9.9 million of existing nonrecourse indebtedness, the issuance of 17
nonrecourse cross collateralized and cross defaulted loans totaling $180 million
and the issuance of two nonrecourse second lien mortgages totaling $7 million.
Acquisition of Paragon Group, Inc. On April 15, 1997, we acquired through a
tax-free merger, Paragon Group, Inc., a Dallas-based multifamily REIT. Through
this acquisition, we acquired 50 multifamily properties and 15,975 apartment
homes. Each share of Paragon common stock outstanding on April 15, 1997 was
exchanged for 0.64 of a Camden common share. In this transaction, we issued 9.5
million common shares, 2.4 million limited partnership units in Camden
Operating, L.P. and assumed approximately $296 million of Paragon debt at fair
value.
At December 31, 1999, we had 1,705 employees. Our headquarters are located
at 3 Greenway Plaza, Suite 1300, Houston, Texas 77046 and our telephone number
is (713) 354-2500.
OPERATING STRATEGY
We believe that producing consistent earnings growth and selectively
investing in favorable markets are crucial factors to our success. We rely
heavily on our sophisticated property management capabilities and innovative
operating strategies in our efforts to produce consistent earnings growth.
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Sophisticated Property Management. We believe the depth of our organization
enables us to deliver quality services, thereby promoting resident satisfaction
and improving resident retention, which should reduce operating expenses. We
manage our properties utilizing a staff of professionals and support personnel,
including certified property managers, experienced apartment managers and
leasing agents, and trained apartment maintenance technicians. Our on-site
personnel are trained to deliver high quality services to their residents. We
attempt to motivate our on-site employees through incentive compensation
arrangements based upon the net operating income produced at their property, as
well as rental rate increases and the level of lease renewals achieved.
Innovative Operating Strategies. We believe an intense focus on operations
is necessary to realize consistent, sustained earnings growth. Ensuring resident
satisfaction, increasing rents as market conditions allow, maximizing rent
collections, maintaining property occupancy at optimal levels and controlling
operating costs comprise our principal strategies to maximize property net
operating income. Lease terms are generally staggered based on vacancy exposure
by apartment type so that lease expirations are better matched to each
property's seasonal rental patterns. We offer leases ranging from six to
thirteen months, with individual property marketing plans structured to respond
to local market conditions. In addition, we conduct ongoing customer service
surveys to ensure we respond timely to residents changing needs and to ensure
that residents retain a high level of satisfaction.
New Development and Acquisitions. We continue to operate in markets where
we have a concentration advantage due to economies of scale. We feel that where
possible, it is best to operate with a strong base of properties in order to
benefit from the personnel allocation and the market strength associated with
managing several properties in the same market. We believe we are well
positioned in our current markets and have the expertise to take advantage of
both development and acquisition opportunities which have healthy long-term
fundamentals and strong growth projections. This dual capability, combined with
what we believe is a conservative financial structure, allows us to concentrate
our growth efforts towards selective development alternatives and acquisition
opportunities.
Selective development of new apartment properties will continue to be
important to the growth of our portfolio for the next several years. We use
experienced on-site construction superintendents, operating under the
supervision of project managers and senior management, to control the
construction process. All development decisions are made from our corporate
office. Risks inherent to developing real estate include zoning changes and
environmental matters. There is also the risk that certain assumptions
concerning economic conditions may change during the development process. We
believe that we understand and effectively manage the risks associated with
development and that the risks of new development are justified by higher
potential yields.
At December 31, 1999, we had a $30.4 million investment in 38 acres in
downtown Dallas which are being used for development of The Park at Farmers
Market, Phase I, and the proposed future development of Phase II. We are also in
the planning phase related to the possible development of 55 for-sale townhomes
in this area. The remaining land may be sold to third parties for commercial and
retail development. Additionally, we had $44.3 million in land under development
in two properties located in Houston and Long Beach. These properties are
currently in the planning stage to determine the number of apartment homes that
will be developed based on demand in these areas over the next three to five
years. We also may sell certain parcels of these two properties to third parties
for commercial and retail development.
We plan to continue diversification of our investments, both geographically
and in the number of apartment homes and selection of amenities offered. Our
operating properties have an average age of 10 years (calculated on the basis of
investment dollars). We believe that the physical improvements we have made at
our acquired properties, such as new or enhanced landscaping design, new or
upgraded amenities and redesigned building structures, coupled with a strong
focus on property management and marketing, has resulted in attractive yields on
acquired properties.
Dispositions. To generate consistent earnings growth, we seek to
selectively dispose of properties and redeploy capital if we determine a
property cannot meet long-term earnings growth expectations. We are currently
seeking to selectively dispose of up to $150 million of real estate assets that
management believes have a lower projected net operating income growth rate than
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the overall portfolio, or no longer conform to our operating and investment
strategies. We currently anticipate using the potential proceeds from these
sales to retire debt and repurchase shares. However, we cannot assure you that
we will complete these sales or that the final outcomes of these sales, if
completed, will be on terms favorable to us.
At year end, we were obligated under an earnest money contract to sell two
parcels of land totaling approximately $15 million. We expect to complete this
transaction late in the first quarter to early in the second quarter of 2000.
Environmental Matters. Under various federal, state and local laws,
ordinances and regulations, we are liable for the costs of removal or
remediation of certain hazardous or toxic substances on or in our properties.
These laws often impose liability without regard to whether we knew of, or were
responsible for, the presence of the hazardous or toxic substances. All of our
properties have been subjected to Phase I site assessments or similar
environmental audits to determine if there is a likelihood of contamination from
either on- or off-site sources. These audits have been carried out in accordance
with accepted industry practices. We have also conducted limited subsurface
investigations and tested for radon and lead-based paint where such procedures
have been recommended by our consultants. We cannot assure you that existing
environmental studies reveal all environmental liabilities or that any prior
owner did not create any material environmental condition not known to us. The
costs of investigation, remediation or removal of hazardous substances may be
substantial. If hazardous or toxic substances are present on a property, or if
we fail to properly remediate such substances, our ability to sell or rent such
property or to borrow using such property as collateral may be adversely
affected.
Insurance. We carry comprehensive liability, fire, flood, extended coverage
and rental loss insurance on our properties, which we believe is of the type and
amount customarily obtained on real property assets. We intend to obtain similar
coverage for properties we acquire in the future. However, there are certain
types of losses, generally of a catastrophic nature, such as losses from floods
or earthquakes, that may be subject to limitations in certain areas. Our board
exercises its discretion in determining amounts, coverage limits and
deductibility provisions of insurance, with a view to maintaining appropriate
insurance on our investments at a reasonable cost and on suitable terms. If we
suffer a substantial loss, our insurance coverage may not be sufficient to pay
the full current market value or current replacement cost of our lost
investment. Inflation, changes in building codes and ordinances, environmental
considerations and other factors also might make it infeasible to use insurance
proceeds to replace a property after it has been damaged or destroyed.
MARKETS AND COMPETITION
Our portfolio consists of middle to upper market apartment properties. We
target acquisitions and developments in selected high-growth markets. Since our
initial public offering in 1993, we have diversified into other markets in the
Southwest region and into the Southeast, Midwest and Western regions of the
United States. By combining acquisition, renovation and development
capabilities, we believe we are able to better respond to changing conditions in
each market, thereby reducing market risk and allowing us to take advantage of
opportunities as they arise.
There are numerous housing alternatives that compete with our properties in
attracting residents. Our properties compete directly with other multifamily
properties and single family homes that are available for rent in the markets in
which our properties are located. Our properties also compete for residents with
the new and existing owned-home market. The demand for rental housing is driven
by economic and demographic trends. Recent trends in the economics of renting
versus home ownership indicate an increasing demand for rental housing in
certain markets, due to a number of factors, including the increase in mortgage
interest rates. Rental demand should be strong in areas anticipated to
experience in-migration, due to the younger ages that characterize movers as
well as the relatively high cost of home ownership in higher growth areas.
DISCLOSURE REGARDING FORWARD LOOKING STATEMENTS
We have made statements in this report that are "forward-looking" in that
they do not discuss historical fact, but instead note future expectations,
projections, intentions or other items relating to the future. These
forward-looking statements include those made in the documents incorporated by
reference in this report.
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Forward-looking statements are subject to known and unknown risks,
uncertainties and other facts that may cause our actual results or performance
to differ materially from those contemplated by the forward- looking statements.
Many of those factors are noted in conjunction with the forward-looking
statements in the text. Other important factors that could cause actual results
to differ include:
1. The results of our efforts to implement our property development strategy.
2. The effect of economic conditions.
3. Failure to qualify as a real estate investment trust.
4. The costs of our capital.
5. Actions of our competitors and our ability to respond to those actions.
6. Changes in government regulations, tax rates and similar matters.
7. Environmental uncertainties and natural disasters.
Given these uncertainties, you should not place undue reliance on these
forward-looking statements. These forward-looking statements represent our
estimates and assumptions only as of the date of this report.
ITEM 2. PROPERTIES
THE PROPERTIES
Our properties typically consist of two- and three-story buildings in a
landscaped setting and provide residents with a variety of amenities. Most of
the properties have, or are expected to have, one or more swimming pools and a
clubhouse and many have whirlpool spas, tennis courts and controlled-access
gates. Many of the apartment homes offer additional features such as fireplaces,
vaulted ceilings, microwave ovens, covered parking, icemakers, washers and
dryers and ceiling fans. The 153 properties, which we owned interests in and
operated at December 31, 1999, average 840 square feet of living area.
OPERATING PROPERTIES
For the year ended December 31, 1999, no single operating property
accounted for greater than 2.8% of our total revenues. The operating properties
had a weighted average occupancy rate of 93% in 1999 and 1998. Resident lease
terms generally range from six to thirteen months and usually require security
deposits. One hundred thirty-two of our operating properties have over 200
apartment homes, with the largest having 894 apartment homes. Our operating
properties were constructed and placed in service as follows:
Year Placed in Service Number of Properties
------------------------------ ------------------------------
1994 - 1999 46
1988 - 1993 27
1983 - 1987 52
1978 - 1982 18
1973 - 1977 6
1967 - 1972 4
Property Table
The following table sets forth information with respect to our operating
properties at December 31, 1999.
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OPERATING PROPERTIES
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December 1999 Avg.
Mo. Rental Rates
------------------------
Number of Year Placed Average Apartment 1999 Average Per
PROPERTY AND LOCATION Apartments in Service Size (Sq. Ft.) Occupancy (1) Apartment Per Sq. Ft.
- ------------------------------------------------------------------------------------------------------------------------------------
ARIZONA
PHOENIX
Arrowhead Springs, The Park at 288 1997 925 94 % $ 715 $ 0.77
Fountain Palms, The Park at 192 1986/1996 1,050 97 735 0.70
Scottsdale Legacy 428 1996 1,067 87 890 0.83
Towne Center, The Park at (2) 240 1998 871 94 723 0.83
Vista Valley, The Park at 357 1986 923 92 708 0.77
TUCSON
Eastridge 456 1984 559 90 455 0.81
Oracle Villa 365 1974 1,026 93 696 0.68
CALIFORNIA
ORANGE COUNTY
Martinique 713 1986 795 95 1,106 1.39
Parkside (3) 421 1972 835 96 930 1.11
Sea Palms 138 1990 891 96 1,097 1.23
COLORADO
DENVER
Centennial, The Park at 276 1985 744 96 749 1.01
Deerwood, The Park at 342 1996 1,141 96 1,159 1.02
Denver West, The Park at (5) 321 1997 1,012 98 1,072 1.06
Interlocken, The Park at (2) 340 1999 1,022 92 1,122 1.10
Lakeway, The Park at 451 1997 919 95 984 1.07
Park Place 224 1985 748 95 736 0.98
Wexford, The Park at 358 1986 810 95 785 0.97
FLORIDA
ORLANDO
Landtree Crossing 220 1983 748 94 615 0.82
Renaissance Pointe I 272 1996 940 93 793 0.84
Renaissance Pointe II (2) 306 1998 863 96 769 0.89
Riverwalk I & II 552 1984/1986 747 93 572 0.77
Sabal Club 436 1986 1,077 93 852 0.79
Vineyard, The 526 1990/1991 824 96 690 0.84
TAMPA/ST. PETERSBURG
Chase Crossing 444 1986 1,223 90 798 0.65
Chasewood 247 1985 704 94 579 0.82
Dolphin/Lookout Pointe 832 1987/1989 748 95 647 0.87
Heron Pointe 276 1996 942 93 858 0.91
Island Club I & II 484 1983/1985 722 95 559 0.77
Live Oaks 770 1990 1,093 91 740 0.68
Mallard Pointe I & II 688 1982/1983 728 94 599 0.82
Marina Pointe Village 408 1997 927 91 831 0.90
Parsons Run 228 1986 728 96 602 0.83
Schooner Bay 278 1986 728 95 667 0.92
Summerset Bend 368 1984 771 92 615 0.80
KENTUCKY
LOUISVILLE
Copper Creek 224 1987 732 92 647 0.88
Deerfield 400 1987/1990 746 92 643 0.86
Glenridge 138 1990 916 92 760 0.83
Sundance 254 1975 682 89 537 0.79
MISSOURI
KANSAS CITY
Camden Passage I & II 596 1989/1997 832 96 720 0.87
ST. LOUIS
Cedar Ridge 420 1986 852 90 582 0.68
Cove at Westgate, The 276 1990 828 93 904 1.09
Knollwood I & II 608 1981/1985 722 91 533 0.74
Spanish Trace 372 1972 1,158 94 732 0.63
Tempo 304 1975 676 94 523 0.77
Westchase 160 1986 945 95 868 0.92
Westgate I & II 591 1973/1980 947 91 781 0.82
NEVADA
LAS VEGAS
Oasis Bay (4) 128 1990 862 96 736 0.85
Oasis Bel Air I & II 528 1988/1995 943 95 751 0.80
Oasis Breeze 320 1989 846 96 694 0.82
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OPERATING PROPERTIES (CONTINUED)
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December 1999 Avg.
Mo. Rental Rates
------------------------
Number of Year Placed Average Apartment 1999 Average Per
PROPERTY AND LOCATION Apartments in Service Size (Sq. Ft.) Occupancy (1) Apartment Per Sq. Ft.
- ------------------------------------------------------------------------------------------------------------------------------------
Oasis Canyon 200 1995 987 94 % $ 780 $ 0.79
Oasis Cliffs 376 1988 936 97 746 0.80
Oasis Club 320 1989 896 97 707 0.79
Oasis Cove 124 1990 898 97 707 0.79
Oasis Crossings (4) 72 1996 983 94 731 0.74
Oasis Del Mar 560 1995 986 94 831 0.84
Oasis Emerald (4) 132 1988 873 94 643 0.74
Oasis Gateway (4) 360 1997 1,146 91 843 0.74
Oasis Glen 113 1994 792 97 727 0.92
Oasis Greens 432 1990 892 98 719 0.81
Oasis Harbor 336 1996 1,008 96 791 0.78
Oasis Heights 240 1989 849 96 670 0.79
Oasis Heritage (4) 720 1986 950 89 622 0.65
Oasis Hills 184 1991 579 96 524 0.90
Oasis Island (4) 118 1990 901 92 637 0.71
Oasis Landing (4) 144 1990 938 95 702 0.75
Oasis Meadows (4) 383 1996 1,031 95 749 0.73
Oasis Palms (4) 208 1989 880 97 679 0.77
Oasis Paradise 624 1991 905 93 758 0.84
Oasis Pearl (4) 90 1989 930 95 695 0.75
Oasis Pines 315 1997 1,005 93 788 0.78
Oasis Place (4) 240 1992 440 96 479 1.09
Oasis Plaza (4) 300 1976 820 95 606 0.74
Oasis Pointe 252 1996 985 97 761 0.77
Oasis Ridge (4) 477 1984 391 94 438 1.12
Oasis Rose (4) 212 1994 1,025 93 723 0.71
Oasis Sands 48 1994 1,125 95 745 0.66
Oasis Sierra (7) 208 1998 922 91 789 0.86
Oasis Springs (4) 304 1988 838 94 635 0.76
Oasis Suites (4) 409 1988 404 91 460 1.14
Oasis Summit 234 1995 1,187 94 1,063 0.90
Oasis Tiara 400 1996 1,043 96 831 0.80
Oasis Topaz 270 1978 827 92 622 0.75
Oasis View (4) 180 1983 940 94 665 0.71
Oasis Vinings (4) 234 1994 1,152 93 754 0.65
Oasis Vintage 368 1994 978 95 738 0.75
Oasis Winds 350 1978 807 94 610 0.76
RENO
Oasis Bluffs 450 1997 1,111 93 1,012 0.91
NORTH CAROLINA
CHARLOTTE
Copper Creek 208 1989 703 94 633 0.90
Eastchase 220 1986 698 95 603 0.86
Habersham Pointe 240 1986 773 91 668 0.86
Overlook, The (6) 220 1985 754 94 696 0.92
Park Commons 232 1997 859 93 753 0.88
Pinehurst 407 1967 1,147 92 791 0.69
Timber Creek 352 1984 706 94 651 0.92
GREENSBORO
Brassfield Park (6) 336 1997 889 93 727 0.82
Glen, The 304 1980 662 91 573 0.87
River Oaks 216 1985 795 92 641 0.81
TEXAS
AUSTIN
Autumn Woods 283 1984 644 98 589 0.91
Calibre Crossing 183 1986 705 97 626 0.89
Huntingdon, The 398 1995 903 97 810 0.90
Quail Ridge 167 1984 859 98 707 0.82
Ridgecrest 284 1995 851 96 770 0.91
South Oaks 430 1980 705 97 606 0.85
CORPUS CHRISTI
Breakers, The 288 1996 861 83 764 0.89
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OPERATING PROPERTIES (CONTINUED)
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December 1999 Avg.
Mo. Rental Rates
------------------------
Number of Year Placed Average Apartment 1999 Average Per
PROPERTY AND LOCATION Apartments in Service Size (Sq. Ft.) Occupancy (1) Apartment Per Sq. Ft.
- ------------------------------------------------------------------------------------------------------------------------------------
Miramar I, II & III (8) 300 1994/1995/1998 708 86% $ 863 $ 1.22
Potters Mill 344 1986 775 86 598 0.77
Waterford, The 580 1976/1980 767 91 528 0.69
DALLAS/FORT WORTH
Addison, The Park at 456 1996 942 93 880 0.93
Buckingham, The Park at 464 1997 919 95 833 0.91
Centreport, The Park at 268 1997 910 90 829 0.91
Chesapeake 128 1982 912 95 737 0.81
Cottonwood Ridge 208 1985 829 96 599 0.72
Emerald Valley 516 1986 743 92 681 0.92
Emerald Village 304 1987 713 90 627 0.88
Glen Arbor 320 1980 666 97 524 0.79
Glen Lakes 424 1979 877 92 758 0.86
Highland Trace 160 1985 816 91 662 0.81
Highpoint (6) 708 1985 835 94 662 0.79
Ivory Canyon 602 1986 548 95 566 1.03
Los Rios 286 1992 772 94 800 1.04
Nob Hill 486 1986 642 92 526 0.82
North Dallas Crossing I & II 446 1985 730 94 631 0.86
Oakland Hills 476 1985 853 96 628 0.74
Pineapple Place 256 1983 652 94 599 0.92
Randol Mill Terrace 340 1984 848 96 604 0.71
Shadow Lake 264 1984 733 92 586 0.80
Stone Creek 240 1995 831 93 792 0.95
Stone Gate 276 1996 871 93 819 0.94
Towne Centre Village 188 1983 735 96 596 0.81
Towne Crossing, The Place at 442 1984 772 96 595 0.77
Valley Creek Village 380 1984 855 96 669 0.78
Valley Ridge 408 1987 773 95 632 0.82
Westview 335 1983 697 93 614 0.88
EL PASO
La Plaza 129 1969 997 95 600 0.60
HOUSTON
Brighton Place 282 1978 749 92 572 0.76
Cambridge Place 336 1979 771 92 594 0.77
Crossing, The 366 1982 762 93 580 0.76
Driscoll Place 488 1983 708 95 487 0.69
Eagle Creek 456 1984 639 94 592 0.93
Goose Creek, The Park at (9) 272 1999 844 96 680 0.81
Greenway, The Park at (9) 756 1999 861 82 972 1.13
Holly Springs, The Park at (9) 548 1999 934 66 882 0.94
Jones Crossing 290 1982 748 95 591 0.79
Midtown, The Park at (2) 337 1999 843 97 1,003 1.19
Roseland 671 1982 726 92 564 0.78
Southpoint 244 1981 730 94 595 0.81
Stonebridge 204 1993 845 92 803 0.95
Sugar Grove, The Park at 380 1997 917 87 816 0.89
Vanderbilt I & II, The Park at 894 1996/1997 863 92 1,009 1.17
Wallingford 462 1980 787 92 606 0.77
Wilshire Place 536 1982 761 92 578 0.76
Woodland Park 288 1995 866 91 803 0.93
Wyndham Park 448 1978/1981 797 96 528 0.66
--------- --------------- ------------ --------- -----------
Total 53,311 840 93% $ 713 $ 0.85
========= =============== ============ ========= ===========
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(1) Represents average physical occupancy for the year, except as noted below.
(2) Development property - average occupancy calculated from date at which
occupancy exceeded 90% through year-end.
(3) Property under renovation during 1999, which affected occupancy levels
during this period. Occupancy percentage listed is as of March 1, 2000, and
is excluded from the December 31, 1999 average physical occupancy
calculation.
(4) Properties owned through Sierra-Nevada Multifamily Investments, LLC joint
venture in which we own a 20% interest.
(5) Property owned through a joint venture in which we own a 50% interest. The
remaining interest is owned by an unaffiliated private investor.
(6) Properties owned through a joint venture in which we own a 44% interest.
The remaining interest is owned by unaffiliated private investors.
(7) Property owned through Sierra-Nevada Multifamily Investments LLC. Property
was acquired during 1999 - average occupancy calculated from acquisition
date through year end.
(8) Miramar is a student housing project for Texas A&M at Corpus Christi.
Average occupancy includes summer which is normally subject to high
vacancies.
(9) Properties under lease-up at December 31, 1999. Occupancy percentage listed
is as of March 1, 2000, and is excluded from the December 31, 1999 average
physical occupancy calculation.
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OPERATING PROPERTIES UNDER LEASE-UP
The operating properties under lease-up table is incorporated herein by
reference from page 19 of the Company's Annual Report to Shareholders for the
year ended December 31, 1999, which page is filed as Exhibit 13.1 hereto.
DEVELOPMENT PROPERTIES
The total budgeted cost of the development properties is approximately
$191.5 million, with a remaining cost to complete, as of December 31, 1999, of
approximately $47.9 million. There can be no assurance that our budget, leasing
or occupancy estimates will be attained for the development properties or that
their performance will be comparable to that of our existing portfolio.
Development Properties Table
The development properties table is incorporated herein by reference from
page 19 of our Annual Report to Shareholders for the year ended December 31,
1999, which is filed as Exhibit 13.1.
Management believes that we possess the development capabilities and
experience to provide a continuing source of portfolio growth. In making
development decisions, management considers a number of factors, including the
size of the property, the season in which leasing activity will occur and the
extent to which delivery of the completed apartment homes will coincide with
leasing and occupancy of such apartment homes (which is dependent upon local
market conditions). In order to pursue a development opportunity, we currently
require a minimum initial stabilized target return of 9.5%-10.5%. This minimum
target return is based on projected market rents and projected stabilized
expenses, considering the market and the nature of the prospective development.
ITEM 3. LEGAL PROCEEDINGS
Prior to our merger with Oasis, Oasis had been contacted by certain
regulatory agencies with regards to alleged failures to comply with the Fair
Housing Amendments Act as it pertained to nine properties (seven of which we
currently own) constructed for first occupancy after March 31, 1991. On February
1, 1999, the Justice Department filed a lawsuit against us and several other
defendants in the United States District Court for the District of Nevada
alleging (1) that the design and construction of these properties violates the
Fair Housing Act and (2) that we, through the merger with Oasis, had
discriminated in the rental of dwellings to persons because of handicap. The
complaint requests an order that (i) declares that the defendants' policies and
practices violate the Fair Housing Act; (ii) enjoins us from (a) failing or
refusing, to the extent possible, to bring the dwelling units and public use and
common use areas at these properties and other covered units that Oasis had
designed and/or constructed into compliance with the Fair Housing Act, (b)
failing or refusing to take such affirmative steps as may be necessary to
restore, as nearly as possible, the alleged victims of the defendants alleged
unlawful practices to positions they would have been in but for the
discriminatory conduct and (c) designing or constructing any covered
multi-family dwellings in the future that do not contain the accessibility and
adaptability features set forth in the Fair Housing Act; and requires us to pay
damages, including punitive damages, and a civil penalty.
With any acquisition, we plan for and undertake renovations needed to
correct deferred maintenance, life/safety and Fair Housing matters. We are
currently in the process of determining the extent of the alleged noncompliance
on the properties discussed above and the remaining changes that may be
necessitated. At this time, we are not able to provide an estimate of costs and
expenses associated with the resolution of this matter, however, management does
not expect the amount to be material. There can be no assurance that we will be
successful in the defense of the Justice Department action.
We are subject to various legal proceedings and claims that arise in the
ordinary course of business. These matters are generally covered by insurance.
While the resolution of these matters cannot be predicted with certainty,
management believes that the final outcome of such matters will not have a
material adverse effect on our consolidated financial statements.
ITEM 4. SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS
No matter was submitted during the fourth quarter of the fiscal year
covered by this report to a vote of security holders, through the solicitation
of proxies or otherwise.
11
PART II
ITEM 5. MARKET FOR REGISTRANT'S COMMON EQUITY AND RELATED STOCKHOLDER MATTERS
Information with respect to this Item 5 is incorporated herein by reference
from page 48 of our Annual Report to Shareholders for the year ended December
31, 1999, which is filed as Exhibit 13.1. The number of holders of record of our
common shares, $0.01 par value, as of March 1, 2000, was 1,186.
ITEM 6. SELECTED FINANCIAL DATA
Information with respect to this Item 6 is incorporated herein by reference
from pages 49 and 50 of our Annual Report to Shareholders for the year ended
December 31, 1999, which is filed as Exhibit 13.1.
ITEM 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS
OF OPERATIONS
Information with respect to this Item 7 is incorporated herein by reference
from pages 17 through 27 of our Annual Report to Shareholders for the year ended
December 31, 1999, which is filed as Exhibit 13.1.
ITEM 7A. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
Information with respect to this Item 7A is incorporated herein by
reference from pages 23 and 24 of our Annual Report to Shareholders for the
year ended December 31, 1999, which is filed as Exhibit 13.1.
ITEM 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA
Our financial statements and supplementary financial information for the
years ended December 31, 1999, 1998 and 1997 are listed in the accompanying
Index to Consolidated Financial Statements and Supplementary Data at F-1 and are
incorporated herein by reference from pages 28 through 48 of our Annual Report
to Shareholders for the year ended December 31, 1999, which is filed as Exhibit
13.1.
ITEM 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND
FINANCIAL DISCLOSURE
None.
12
PART III
ITEM 10. DIRECTORS AND EXECUTIVE OFFICERS OF THE REGISTRANT
Information with respect to this Item 10 is incorporated by reference from
our Proxy Statement, which we intend to file on or before March 30, 2000 in
connection with the Annual Meeting of Shareholders to be held May 4, 2000.
ITEM 11. EXECUTIVE COMPENSATION
Information with respect to this Item 11 is incorporated by reference from
our Proxy Statement, which we intend to file on or before March 30, 2000 in
connection with the Annual Meeting of Shareholders to be held May 4, 2000.
ITEM 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT
Information with respect to this Item 12 is incorporated by reference from
our Proxy Statement, which we intend to file on or before March 30, 2000 in
connection with the Annual Meeting of Shareholders to be held May 4, 2000.
ITEM 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS
Information with respect to this Item 13 is incorporated by reference from
our Proxy Statement, which we intend to file on or before March 30, 2000 in
connection with the Annual Meeting of Shareholders to be held May 4, 2000.
13
PART IV
ITEM 14. EXHIBITS, FINANCIAL STATEMENT SCHEDULES, AND REPORTS ON FORM 8-K
(a) (1) Financial Statements:
Our financial statements and supplementary financial information for
the years ended December 31, 1999, 1998 and 1997 are listed in the
accompanying Index to Consolidated Financial Statements and Supplementary
Data at F-1 and are incorporated herein by reference from pages 28 through
48 of our Annual Report to the Shareholders for the year ended December 31,
1999, which pages are filed as Exhibit 13.1 hereto.
(2) Financial Statement Schedule:
The financial statement schedule listed in the accompanying Index to
Consolidated Financial Statements and Supplementary Data at page F-1 is
filed as part of this Report.
(3) Index to Exhibits:
NUMBER TITLE
2.1 Agreement and Plan of Merger, dated as of December 16, 1996, among
Camden Property Trust, Camden Subsidiary, Inc. and Paragon Group,
Inc. Incorporated by reference from Exhibit 99.2 to Camden Property
Trust's Form 8-K filed December 18, 1996 (File No. 1-12110).
2.2 Agreement and Plan of Merger, dated December 16, 1997, among Camden
Property Trust, Camden Subsidiary II, Inc. and Oasis Residential,
Inc. Incorporated by reference from Exhibit 2.1 to Camden Property
Trust's Form 8-K filed December 17, 1997 (File No. 1-12110).
2.3 Amendment No. 1, dated February 4, 1998, to the Agreement and Plan
of Merger, dated December 16, 1997, among Camden Property Trust,
Camden Subsidiary II, Inc. and Oasis Residential, Inc. Incorporated
by reference from Exhibit 2.1 to Camden Property Trust's Form 8-K
filed February 5, 1998 (File No. 1-12110).
2.4 Contribution Agreement, dated June 26, 1998, by and between Camden
Subsidiary, Inc. and Sierra-Nevada Multifamily Investments, LLC.
Incorporated by reference from Exhibit 2.1 to Camden Property
Trust's Form 8-K filed July 15, 1998 (File No. 1-12110).
2.5 Agreement of Purchase and Sale, dated June 26, 1998, by and between
Camden Subsidiary, Inc. and Sierra-Nevada Multifamily Investments,
LLC. Incorporated by reference from Exhibit 2.2 to Camden Property
Trust's Form 8-K filed July 15, 1998 (File No. 1-12110).
2.6 Agreement of Purchase and Sale, dated June 26, 1998, by and between
NQRS, Inc. and Sierra-Nevada Multifamily Investments, LLC.
Incorporated by reference from Exhibit 2.3 to Camden Property
Trust's Form 8-K filed July 15, 1998 (Filed No. 1-12110).
3.1 Amended and Restated Declaration of Trust of Camden Property Trust,
as amended. Incorporated by reference from Exhibit 3.1 to Camden
Property Trust's Form 10-K for the year ended December 31, 1993
(File No. 1-12110).
3.2 Amendment to the Amended and Restated Declaration of Trust.
Incorporated by reference from Exhibit 3.1 to Camden Property
Trust's Form 10-Q filed August 14, 1997 (File No. 1-12110).
3.3 Second Amended and Restated Bylaws. Incorporated by reference from
Exhibit 3.3 to Camden Property Trust's Form 10-K for the year ended
December 31, 1997 (File No. 1-12110).
4.1 Specimen certificate for Common Shares of Beneficial Interest.
Incorporated by reference from Exhibit 4.1 to Camden Property
Trust's Registration Statement on Form S-11 filed September 15, 1993
(File No. 33-68736).
14
4.2 Indenture dated as of April 1, 1994 by and between Camden Property
Trust and The First National Bank of Boston, as Trustee.
Incorporated by reference from Exhibit 4.3 to Camden Property
Trust's Statement on Form S-11 filed April 12, 1994 (File No.
33-76244).
4.3 Form of Convertible Subordinated Debenture Due 2001. Incorporated by
reference from Exhibit 4.3 to Camden Property Trust's Statement on
Form S-11 filed April 12, 1994 (File No. 33-76244).
4.4 Indenture dated as of February 15, 1996 between Camden Property
Trust and the U.S. Trust Company of Texas, N.A., as Trustee.
Incorporated by reference from Exhibit 4.1 to Camden Property
Trust's Form 8-K filed February 15, 1996 (File No. 1-12110).
4.5 First Supplemental Indenture dated as of February 15, 1996 between
Camden Property Trust and U.S. Trust Company of Texas N.A., as
trustee. Incorporated by reference from Exhibit 4.2 to Camden
Property Trust's Form 8-K filed February 15, 1996 (File No.
1-12110).
4.6 Form of Camden Property Trust 6 5/8% Note due 2001. Incorporated by
reference from Exhibit 4.3 to Camden Property Trust's Form 8-K filed
February 15, 1996 (File No. 1-12110).
4.7 Form of Camden Property Trust 7% Note due 2006. Incorporated by
reference from Exhibit 4.3 to Camden Property Trust's Form 8-K filed
December 2, 1996 (File No. 1-12110).
4.8 Specimen certificate for Camden Series A Cumulative Convertible
Shares of Beneficial Interest. Incorporated from Exhibit 4.3 to
Camden Property Trust's Registration Statement on Form S-4 filed
February 6, 1998 (File No. 333-45817).
4.9 Statement of Designation, Preferences and Rights of Series A
Cumulative Convertible Preferred Shares of Beneficial Interest.
Incorporated by reference from Exhibit 4.1 to Camden Property
Trust's Registration Statement on Form S-4 filed February 6, 1998
(File No. 333-45817).
4.10 Form of Statement of Designation of Series B Cumulative Redeemable
Preferred Shares of Beneficial Interest. Incorporated by reference
from Exhibit 4.1 to Camden Property Trust's Form 8-K filed on March
10, 1999 (File No. 1-12110).
4.11* Form of Statement of Designation of Series C Cumulative Redeemable
Perpetual Preferred Shares of Beneficial Interest of Camden Property
Trust.
4.12* Form of First Amendment to Statement of Designation of Series
C Cumulative Redeemable Perpetual Preferred Shares of Beneficial
Interest of Camden Property Trust.
4.13* Form of Second Amendment to Statement of Designation of Series
C Cumulative Redeemable Perpetual Preferred Shares of Beneficial
Interest of Camden Property Trust.
4.14 Form of Underwriting Agreement among Camden Property Trust and the
Underwriters dated April 15, 1999 relating to the offering of 7%
notes due 2004. Incorporated by reference from Camden Property
Trust's Form 8-K filed April 20, 1999 (File No. 1-12110).
4.15 Form of Camden Property Trust 7% Note due 2004. Incorporated by
reference from Camden Property Trust's For 8-K filed April 20, 1999
(File No. 1-12110).
10.1 Form of Indemnification Agreement by and between Camden Property
Trust and certain of its trust managers and executive officers.
Incorporated by reference from Exhibit 10.18 to Amendment No. 1 of
Camden Property Trust's Registration Statement on Form S-11 filed
July 9, 1993 (File No. 33-63588).
15
10.2 Amended and Restated Employment Agreement dated August 7, 1998 by
and between Camden Property Trust and Richard J. Campo. Incorporated
by reference from Exhibit 10.4 to Camden Property Trust's Form 10-K
filed March 30, 1999 (File No. 1-12110).
10.3 Amended and Restated Employment Agreement dated August 7, 1998 by
and between Camden Property Trust and D. Keith Oden. Incorporated by
reference from Exhibit 10.5 to Camden Property Trust's Form 10-K
filed March 30, 1999 (File No. 1-12110).
10.4 Form of Employment Agreement by and between Camden Property Trust
and certain senior executive officers. Incorporated by reference
from Exhibit 10.13 to Camden Property Trust's Form 10-K filed March
28, 1997 (File No. 1-12110).
10.5 Camden Property Trust Key Employee Share Option Plan. Incorporated
by reference from Exhibit 10.14 to Camden Property Trust's Form 10-K
filed March 28, 1997 (File No. 1-12110).
10.6 Distribution Agreement dated March 20, 1997 among Camden Property
Trust and the Agents listed therein relating to the issuance of
Medium Term Notes. Incorporated by reference from Exhibit 1.1 to
Camden Property Trust's Form 8-K filed March 21, 1997 (File No.
1-12110).
10.7 Form of Master Exchange Agreement by and between Camden Property
Trust and certain key employees. Incorporated by reference from
Exhibit 10.16 to Camden Property Trust's Form 10-K filed February 6,
1998 (File No. 1-12110).
10.8 Form of Credit Agreement dated August 18, 1999 between Bank of
America, N.A. and Camden Property Trust. Incorporated by reference
from Camden Property Trust's Form 10-Q filed November 15, 1999 (File
No. 1-12110).
10.9 Form the Third Amended and Restated Agreement of Limited Partnership
of Camden Operating, L.P. Incorporated by reference from Exhibit
10.1 to Camden Property Trust's Form S-4 filed on February 26, 1997
(File No. 333-22411).
10.10 Amended and Restated Limited Liability Company Agreement of
Sierra-Nevada Multifamily Investments, LLC, adopted as of June 29,
1998 by Camden Subsidiary, Inc. and TMT-Nevada, L.L.C. Incorporated
by reference from Exhibit 99.1 to Camden Property Trust's Form 8-K
filed July 15, 1998 (File No. 1-12110).
10.11 Amended and Restated Limited Liability Company Agreement of Oasis
Martinique, LLC, dated as of October 23, 1998, by and among Oasis
Residential, Inc. and the persons named therein. Incorporated by
reference from Exhibit 10.59 to Oasis Residential, Inc.'s Annual
Report on Form 10-K for the year ended December 31, 1997 (File No.
1-12428).
10.12 Exchange Agreement, dated as of October 23, 1998, by and among Oasis
Residential, Inc., Oasis Martinique, LLC and the holders listed
thereon. Incorporated by reference from Exhibit 10.60 to Oasis
Residential, Inc.'s Annual Report on Form 10-K for the year ended
December 31, 1997 (File No. 1-12428).
10.13 Contribution Agreement, dated as of February 23, 1999, by and among
Belcrest Realty Corporation, Belair Real Estate Corporation, Camden
Operating, L.P. and Camden Property Trust. Incorporated by reference
from Exhibit 99.1 to Camden Property Trust's Form 8-K filed on March
10, 1999 (File No. 1-12110).
10.14 First Amendment to Third Amended and Restated Agreement of Limited
Partnership of Camden Operating, L.P., dated as of February 23,
1999. Incorporated by reference from Exhibit 99.2 to Camden Property
Trust's Form 8-K filed on March 10, 1999 (File No. 1-12110).
16
10.15* Form of Second Amendment to Third Amended and Restated Agreement of
Limited Partnership of Camden Operating, L.P., dated as of August
13, 1999.
10.16* Form of Third Amendment to Third Amended and Restated Agreement of
Limited Partnership of Camden Operating, L.P., dated as of September
7, 1999.
10.17* Form of Fourth Amendment to Third Amended and Restated Agreement of
Limited Partnership of Camden Operating, L.P., dated as of January
7, 2000.
10.18* Amended and Restated 1993 Share Incentive Plan of Camden Property
Trust.
10.19* Camden Property Trust 1999 Employee Share Purchase Plan.
10.20* Form of Senior Executive Loan Guaranty between Camden Operating
L.P., Camden USA, Inc. and Bank One, NA.
11.1* Statement re Computation of Per Share Earnings.
12.1* Statement re Computation of Ratios
13.1* Selected pages of the Camden Property Trust Annual Report to
Shareholders for the year ended December 31, 1999.
21.1* Subsidiaries of Camden Property Trust.
23.1* Consent of Deloitte & Touche LLP.
24.1* Powers of Attorney for Richard J. Campo, D. Keith Oden, G. Steven
Dawson, William R. Cooper, George A. Hrdlicka, Scott S. Ingraham,
Lewis A. Levey, F. Gardner Parker and Steven A. Webster.
27.1* Financial Data Schedule (filed only electronically with the SEC).
___________________
*Filed herewith.
14(b) Reports on Form 8-K
Camden Property Trust did not file any Current Reports on Form 8-K during
the fourth quarter of 1999.
17
SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) of the Securities
Exchange Act of 1934, Camden Property Trust has duly caused this Report to be
signed on its behalf by the undersigned thereunto duly authorized.
March 28, 2000
CAMDEN PROPERTY TRUST
By: /S/G. STEVEN DAWSON
---------------------
G. Steven Dawson
Senior Vice President - Finance,
Chief Financial Officer, Treasurer
and Secretary
By: /S/DENNIS M. STEEN
---------------------
Dennis M. Steen
Vice President - Controller and
Chief Accounting Officer (Principal
Accounting Officer)
18
Pursuant to the requirements of the Securities Exchange Act of 1934, this
Report has been signed below by the following persons on behalf of Camden
Property Trust and in the capacities and on the dates indicated.
NAME TITLE DATE
* Chairman of the Board of Trust March 28, 2000
- -------------------------- Managers and Chief Executive
Richard J. Campo Officer (Principal Executive
Officer)
* President, Chief Operating March 28, 2000
- -------------------------- Officer and Trust Manager
D. Keith Oden
/S/G. STEVEN DAWSON Senior Vice President-Finance, March 28, 2000
- -------------------------- Chief Financial Officer,
G. Steven Dawson Treasurer and Secretary
(Principal Financial Officer)
/S/DENNIS M. STEEN Vice President-Controller and March 28, 2000
- -------------------------- Chief Accounting Officer
Dennis M. Steen (Principal Accounting
Officer)
* Trust Manager March 28, 2000
- --------------------------
William R. Cooper
* Trust Manager March 28, 2000
- --------------------------
George A. Hrdlicka
* Trust Manager March 28, 2000
- --------------------------
Scott S. Ingraham
* Trust Manager March 28, 2000
- --------------------------
Lewis A. Levey
* Trust Manager March 28, 2000
- --------------------------
F. Gardner Parker
* Trust Manager March 28, 2000
- --------------------------
Steven A. Webster
*By: /S/G. STEVEN DAWSON
----------------------
G. Steven Dawson
Attorney-in-Fact
19
INDEX TO CONSOLIDATED FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA
The following financial statements of Camden Property Trust and its
subsidiaries required to be included in Item 14(a)(1) are listed below:
CAMDEN PROPERTY TRUST Page
Independent Auditors' Report (included herein) . . . . . . . . . . . . . . F-2
Financial Statements (incorporated by reference under Item 8 of Part II from
pages 28 through 48 of our Annual Report to Shareholders
for the year ended December 31, 1999):
Independent Auditors' Report
Consolidated Balance Sheets as of December 31, 1999 and 1998
Consolidated Statements of Operations for the Years Ended December
31,1999, 1998 and 1997
Consolidated Statements of Shareholders' Equity for the Years Ended
December 31, 1999, 1998 and 1997
Consolidated Statements of Cash Flows for the Years Ended December
31, 1999, 1998 and 1997
Notes to Consolidated Financial Statements
The following financial statement supplementary data of Camden Property
Trust and its subsidiaries required to be included in Item 14(a)(2) is listed
below:
Schedule III -- Real Estate and Accumulated Depreciation . . . . . . . . . S-1
20
INDEPENDENT AUDITORS' REPORT
To the Shareholders of Camden Property Trust
We have audited the consolidated financial statements of Camden Property Trust
("Camden") as of December 31, 1999 and 1998, and for each of the three years in
the period ended December 31, 1999, and have issued our report thereon dated
February 4, 2000; such consolidated financial statements and report are included
in your 1999 Annual Report to Shareholders and are incorporated herein by
reference. Our audits also included the financial statement schedule of Camden
Property Trust, listed in Item 14. This financial statement schedule is the
responsibility of Camden's management. Our responsibility is to express an
opinion based on our audits. In our opinion, such financial statement schedule,
when considered in relation to the basic consolidated financial statements taken
as a whole, presents fairly in all material respects the information set forth
therein.
DELOITTE & TOUCHE LLP
Houston, Texas
February 4, 2000
21
CAMDEN PROPERTY TRUST
REAL ESTATE AND ACCUMULATED DEPRECIATION
DECEMBER 31, 1999
(In thousands)
Cost
Capitalized
Subsequent
to
Acquisition
Initial Cost to or
Description Encumbrances Camden Property Trust Development
- ---------------------------------------- -------------- ----------------------- -------------
Building and
PROPERTY NAME Location Land Improvements
- ----------------------------- ---------- -------- --------------
Apartments TX $ 29,847 $129,146 $ 656,743 $ 55,992
Apartments AZ 8,079 17,074 116,760 4,537
Apartments CA 70,243 43,687 83,476 6,709
Apartments CO 33,114 21,000 154,556 1,755
Apartments FL 22,572 45,975 324,262 16,037
Apartments KY 18,440 5,107 52,645 1,480
Apartments MO 53,441 21,590 141,448 9,416
Apartments NV 94,935 59,412 406,347 8,524
Apartments NC 13,795 11,842 75,099 7,008
Properties under Development AZ 2,222 8,278
Properties under Development NV 7,464 9,479
Properties under Development CO 907 6,580
Properties under Development CA 31,086 12,436
Properties under Development FL 1,195 6,100
Properties under Development KY 10,090
Properties under Development TX 55,161 27,540
-------------- -------- -------------- -------------
Total $344,466 $452,868 $ 2,091,839 $ 111,458
============== ======== ============== =============
Gross Amount at Which Accumulated Constructed Depreciable
Description Carried at December 31, 1999(a) Depreciation(a) or Acquired Life(Years)
- ---------------------------------------- --------------------------------- -------------- ------------- -------------
PROPERTY NAME Location Land Building Total
- ----------------------------- ---------- -------- ------------ -----------
Apartments TX $129,146 $ 712,735 $ 841,881 $ 126,606 1993-1999 3-35
Apartments AZ 17,074 121,297 138,371 16,541 1994-1999 3-35
Apartments CA 43,687 90,185 133,872 4,306 1998-1999 3-35
Apartments CO 21,000 156,311 177,311 6,613 1998-1999 3-35
Apartments FL 45,975 340,299 386,274 29,840 1997-1999 3-35
Apartments KY 5,107 54,125 59,232 5,693 1997-1999 3-35
Apartments MO 21,590 150,864 172,454 21,376 1997-1998 3-35
Apartments NV 59,412 414,871 474,283 25,471 1998-1999 3-35
Apartments NC 11,842 82,107 93,949 17,099 1997 3-35
Properties under Development AZ 2,222 8,278 10,500 1998-1999
Properties under Development NV 7,464 9,479 16,943 1998-1999
Properties under Development CO 907 6,580 7,487 1994-1999
Properties under Development CA 31,086 12,436 43,522 1998-1999
Properties under Development FL 1,195 6,100 7,295 1998-1999
Properties under Development KY 10,090 10,090 1997-1999
Properties under Development TX 55,161 27,540 82,701 1995-1999
-------- ------------ ----------- --------------
Total $452,868 $ 2,203,297 $ 2,656,165 $ 253,545
======== ============ =========== ==============
(a) The aggregate cost for federal income tax purposes at December 31,1999 was
$2.2 billion.
22
THE CHANGES IN TOTAL REAL ESTATE ASSETS FOR THE YEARS ENDED DECEMBER 31, 1999,
1998 AND 1997 ARE AS FOLLOWS:
1999 1998 1997
----------- ------------ ------------
Balance, beginning of period $2,455,458 $ 1,382,049 $ 646,545
Additions during period:
Acquisition - Oasis 888 997,049
Acquisition - Paragon 618,292
Acquisition - other 139,199 45,830
Development 188,506 193,212 91,203
Improvements 33,366 26,108 13,308
Deductions during period:
Cost of real estate sold - Sierra Nevada transaction (237,423)
Cost of real estate sold - other (22,053) (44,736) (33,129)
----------- ------------ ------------
Balance, end of period $2,656,165 $ 2,455,458 $ 1,382,049
=========== ============ ============
THE CHANGES IN ACCUMULATED DEPRECIATION FOR THE YEARS ENDED DECEMBER 31, 1999,
1998 AND 1997 ARE AS FOLLOWS:
1999 1998 1997
----------- ------------ ------------
Balance, beginning of period $ 167,560 $ 94,665 $ 56,369
Depreciation 87,491 76,740 43,769
Real estate sold (1,506) (3,845) (5,473)
----------- ------------ ------------
Balance, end of period $ 253,545 $ 167,560 $ 94,665
=========== ============ ============
S-1