LTC Properties Q2 2025: Unraveling Key Contradictions in Funding Strategies and Growth Plans

Leverage and funding strategy, SHOP platform growth strategy, RIDEA transition and growth strategy, investment strategy and funding sources, and funding of new investments are the key contradictions discussed in LTC Properties, Inc.'s latest 2025Q2 earnings call.



Investment Activity and Growth Strategy:
- LTC Properties announced plans to invest $400 million in 2025, over $300 million more than previously guided, to more than double the size of its existing SHOP portfolio.
- The increased guidance is driven by LTC's focus on external growth through joint ventures and the execution of the RIDEA platform, which aims to transform the company into a larger, more diversified senior housing-focused REIT.

Financial Performance and Capital Positioning:
- Core FFO improved to $0.68 from $0.67, and core FAD increased by $0.05 to $0.71 versus $0.66 in Q2.
- The improvement was primarily due to decreases in interest expense and increases in fair market rent resets and SHOP NOI, despite lower interest income and higher G&A expenses. The company also secured a new 4-year unsecured credit agreement with a solid group of banks, providing aggregate commitments on the revolver increased from $425 million to $600 million.

Portfolio Management and Strategic Transactions:
- LTC Properties agreed to allow Prestige an option to prepay their $180 million loan without penalty, subject to a 12-month window opening in July 2026.
- This decision was motivated by Prestige's improving operating performance and the company's ongoing efforts to lower exposure to older skilled nursing assets and recycle capital into newer seniors housing communities.

Operational Performance and SHOP Portfolio Expansion:
- Average occupancy in the SHOP portfolio for the second quarter was 81%, with SHOP NOI totaling $2.5 million.
- The company's focus on stabilized SHOP investments, targeting newer properties with strong operating partners, has resulted in increased NOI compared to previous years.