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CoreCivic Supplemental Financial Information For the Quarter Ended June 30 , 2026 The Company's supplemental financial information and other data presented herein speaks only as of the date or period indicated ( or as of the date posted , as the case may be ) , and the Company does not undertake any obligation , and disclaims any duty , to update any of this information . The Company's future financial performance is subject to various risks and uncertainties that could cause actual results to differ materially from expectations . The factors that could affect the Company's future financial results are discussed more fully in our reports filed with the SEC . Readers are advised to refer to these reports for additional information concerning the Company . Readers are also advised that the Company's historical performance may not be indicative of future results . In addition , the information contained herein does not constitute an offer to sell or a solicitation to buy any of the Company's securities .
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Financial Highlights & 2026 Guidance Summary 1 Consolidated Balance Sheets 2 Consolidated Statements of Operations 3 Reconciliation of Basic to Diluted Earnings Per Share 4 Calculation of Adjusted Diluted Earnings Per Share 5 Funds From Operations 6 EBITDA 7 Selected Financial Information 8 Segment Data 9 Analysis of Outstanding Debt 11 Selected Operating Ratios and Other Financial Data 12 Partner Information 13 Facility Portfolio 14 Analyst Coverage 20 David M. Garfinkle, Chief Financial Officer 5501 Virginia Way Brentwood, TN 37027 Tel.: (615) 263-3000 Fax: (615) 263-3010 Patrick D. Swindle, President and Chief Executive Officer CoreCivic, Inc. Supplemental Financial Information For the Quarter Ended June 30, 2026 TABLE OF CONTENTS
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FINANCIAL HIGHLIGHTS (Unaudited and amounts in thousands, except per share amounts) 1 of 20 For the Three Months Ended June 30, 2026 2025 2026 2025 Diluted EPS 0.37$ 0.35$ 0.76$ 0.58$ Adjusted Diluted EPS 0.38$ 0.36$ 0.78$ 0.59$ Normalized FFO Per Share 0.64$ 0.59$ 1.29$ 1.04$ AFFO Per Share 0.60$ 0.61$ 1.30$ 1.09$ TTM Debt Leverage 2.9x 2.3x 2.9x 2.3x Fixed Charge Coverage Ratio 4.2x 5.7x 4.5x 5.1x Low-End High-End Low-End High-End Net Income 1,496,535$ 1,515,773$ Diluted EPS 15.00$ 15.20$ Expenses associated with mergers and acquisitions 3,124 3,174 Gain on sale of real estate assets, net (1,785,000) (1,800,000) Income tax expense for special items 446,841 450,553 Adjusted Net Income 161,500$ 169,500$ Adjusted diluted EPS 1.62$ 1.70$ Net income 1,496,535$ 1,515,773$ Depreciation and amortization of real estate assets 99,000 100,000 Gain on sale of real estate assets, net (1,785,000) (1,800,000) Income tax expense for special items 447,678 451,440 Funds From Operations 258,213$ 267,213$ FFO per diluted share 2.59$ 2.68$ Expenses associated with mergers and acquisitions 3,124 3,174 Income tax benefit for special items (837) (887) Normalized Funds From Operations 260,500$ 269,500$ Normalized FFO per diluted share 2.61$ 2.70$ Maintenance capital expenditures on real estate assets (35,000) (30,000) Stock-based compensation 27,000 27,000 Other non-cash revenue and expenses and non-cash interest 5,000 5,000 Adjusted Funds From Operations 257,500$ 271,500$ AFFO per diluted share 2.58$ 2.72$ Net income 1,496,535$ 1,515,773$ Interest expense 80,000 79,000 Depreciation and amortization 142,500 141,500 Income tax expense 503,317 506,079 EBITDA 2,222,352$ 2,242,352$ Expenses associated with mergers and acquisitions 3,124 3,174 Gain on sale of real estate assets, net (1,785,000) (1,800,000) Adjusted EBITDA 440,476$ 445,526$ Capital Expenditures Maintenance on real estate assets 30,000$ 35,000$ Information technology and other assets 35,000 40,000 Other capital investments 15,000 15,000 Facility activations and transportation vehicles 35,000 40,000 Total capital expenditures 115,000$ 130,000$ For the Six Months Ended June 30, GUIDANCE SUMMARY (Unaudited and amounts in thousands, except per share amounts) Full Year 2026 Full Year 2026
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CONSOLIDATED BALANCE SHEETS (Unaudited and amounts in thousands, except per share amounts) 2 of 20 June 30, March 31, December 31, September 30, June 30, 2026 2026 2025 2025 2025 ASSETS Cash and cash equivalents 108,934$ 209,686$ 97,929$ 56,551$ 130,524$ Restricted cash 13,869 14,641 14,517 15,224 12,427 Accounts receivable, net of credit loss reserve 463,089 479,800 446,224 351,396 300,439 Prepaid expenses and other current assets 78,475 36,857 49,904 43,249 40,255 Assets held for sale 2,513 2,513 2,513 5,173 3,766 Total current assets 666,880 743,497 611,087 471,593 487,411 Real estate and related assets: Property and equipment, net 2,148,959 2,122,430 2,132,206 2,119,367 2,060,739 Other real estate assets 177,295 180,148 182,479 184,845 186,588 Goodwill 59,115 8,551 8,551 8,551 4,844 Other assets 403,390 313,369 322,420 325,775 332,075 Total assets 3,455,639$ 3,367,995$ 3,256,743$ 3,110,131$ 3,071,657$ LIABILITIES AND STOCKHOLDERS' EQUITY Accounts payable and accrued expenses 390,443$ 288,362$ 353,173$ 319,598$ 290,071$ Current portion of long-term debt, net 115,250 16,611 15,701 14,792 13,884 Total current liabilities 505,693 304,973 368,874 334,390 303,955 Long-term debt, net 1,231,770 1,380,955 1,205,037 1,028,319 1,006,584 Deferred revenue 6,905 7,812 8,719 10,148 10,898 Non-current deferred tax liabilities 110,115 111,297 98,364 93,395 92,711 Other liabilities 162,679 167,348 170,500 173,407 179,977 Total liabilities 2,017,162 1,972,385 1,851,494 1,639,659 1,594,125 Commitments and contingencies Common stock - $0.01 par value 989 989 1,001 1,054 1,073 Additional paid-in capital 1,485,910 1,480,181 1,527,724 1,619,432 1,652,782 Accumulated deficit (48,422) (85,560) (123,476) (150,014) (176,323) Total stockholders' equity 1,438,477 1,395,610 1,405,249 1,470,472 1,477,532 Total liabilities and equity 3,455,639$ 3,367,995$ 3,256,743$ 3,110,131$ 3,071,657$
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CONSOLIDATED STATEMENTS OF OPERATIONS (Unaudited and amounts in thousands, except per share amounts) 3 of 20 For the Three Months Ended June 30, 2026 2025 2026 2025 REVENUE: 684,917$ 538,165$ 1,299,646$ 1,026,792$ EXPENSES: Operating 535,983 398,342 1,003,702 773,079 General and administrative 44,126 43,882 87,802 79,898 Depreciation and amortization 35,814 31,108 69,149 61,626 615,923 473,332 1,160,653 914,603 OTHER INCOME (EXPENSE): Interest expense, net (22,279) (12,539) (39,960) (27,770) Other income (expense) 797 (35) 789 (70) INCOME BEFORE INCOME TAXES 47,512 52,259 99,822 84,349 Income tax expense (10,374) (13,716) (24,768) (20,693) NET INCOME 37,138$ 38,543$ 75,054$ 63,656$ BASIC EARNINGS PER SHARE 0.38$ 0.35$ 0.76$ 0.58$ DILUTED EARNINGS PER SHARE 0.37$ 0.35$ 0.76$ 0.58$ For the Six Months Ended June 30,
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RECONCILIATION OF BASIC TO DILUTED EARNINGS PER SHARE (Unaudited and amounts in thousands, except per share amounts) 4 of 20 For the Three Months Ended June 30, 2026 2025 2026 2025 Basic: Net income 37,138$ 38,543$ 75,054$ 63,656$ Diluted: Net income 37,138$ 38,543$ 75,054$ 63,656$ Basic: Weighted average common shares outstanding-basic 98,891 108,627 98,806 109,056 Diluted: Weighted average common shares outstanding-basic 98,891 108,627 98,806 109,056 Effect of dilutive securities: Restricted stock-based awards 545 542 576 756 Weighted average shares and assumed conversions-diluted 99,436 109,169 99,382 109,812 Basic earnings per share 0.38$ 0.35$ 0.76$ 0.58$ Diluted earnings per share 0.37$ 0.35$ 0.76$ 0.58$ For the Six Months Ended June 30,
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CALCULATION OF ADJUSTED DILUTED EARNINGS PER SHARE (Unaudited and amounts in thousands, except per share amounts) 5 of 20 For the Three Months Ended June 30, 2026 2025 2026 2025 Net income 37,138$ 38,543$ 75,054$ 63,656$ Special items: Expenses associated with mergers and acquisitions 724 1,538 3,148 1,538 Income tax benefit for special items (182) (427) (861) (427) Adjusted net income 37,680$ 39,654$ 77,341$ 64,767$ Weighted average common shares outstanding - basic 98,891 108,627 98,806 109,056 Effect of dilutive securities: Restricted stock-based awards 545 542 576 756 Weighted average shares and assumed conversions - diluted 99,436 109,169 99,382 109,812 Adjusted Earnings Per Basic Share 0.38$ 0.37$ 0.78$ 0.59$ Adjusted Earnings Per Diluted Share 0.38$ 0.36$ 0.78$ 0.59$ For the Six Months Ended June 30,
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FUNDS FROM OPERATIONS (Unaudited and amounts in thousands, except per share amounts) 6 of 20 2026 2025 2026 2025 FUNDS FROM OPERATIONS: Net income 37,138$ 38,543$ 75,054$ 63,656$ Depreciation and amortization of real estate assets 25,785 24,920 51,179 49,518 Funds From Operations 62,923$ 63,463$ 126,233$ 113,174$ Expenses associated with mergers and acquisitions 724 1,538 3,148 1,538 Income tax benefit for special items (182) (427) (861) (427) Normalized Funds From Operations 63,465$ 64,574$ 128,520$ 114,285$ Maintenance capital expenditures on real estate assets (11,980) (6,065) (14,866) (10,701) Stock-based compensation 6,027 7,425 12,542 13,962 Amortization of debt costs 1,758 877 2,766 1,755 Other non-cash revenue and expenses 133 163 271 331 Adjusted Funds From Operations 59,403$ 66,974$ 129,233$ 119,632$ FUNDS FROM OPERATIONS PER DILUTED SHARE 0.63$ 0.58$ 1.27$ 1.03$ NORMALIZED FUNDS FROM OPERATIONS PER DILUTED SHARE 0.64$ 0.59$ 1.29$ 1.04$ ADJUSTED FUNDS FROM OPERATIONS PER DILUTED SHARE 0.60$ 0.61$ 1.30$ 1.09$ For the Three Months Ended June 30, FFO and AFFO are widely accepted supplemental non-GAAP measures utilized to evaluate the performance of real estate companies following the standards established by the National Association of Real Estate Investment Trusts (NAREIT). The Company believes that FFO and AFFO are important operating measures that supplement discussion and analysis of the Company's results of operations and are used to review and assess operating performance of the Company and its properties and their management teams. NAREIT defines FFO as net income computed in accordance with generally accepted accounting principles, excluding gains (or losses) from sales of property and extraordinary items, plus depreciation and amortization of real estate and impairment of depreciable real estate and after adjustments for unconsolidated partnerships and joint ventures calculated to reflect FFO on the same basis. As a company with extensive real estate holdings, we believe FFO and FFO per share are important supplemental measures of our operating performance and believe they are frequently used by securities analysts, investors and other interested parties in the evaluation of REITs and other real estate operating companies many of which present FFO and FFO per share when reporting results. Because the historical cost accounting convention used for real estate assets requires depreciation (except on land), this accounting presentation assumes that the value of real estate assets diminishes at a level rate over time. Because of the unique structure, design and use of the Company's properties, management believes that assessing performance of the Company's properties without the impact of depreciation or amortization is useful. The Company may make adjustments to FFO from time to time for certain other income and expenses that it considers non-recurring, infrequent or unusual, even though such items may require cash settlement, because such items do not reflect a necessary or ordinary component of the ongoing operations of the Company. Normalized FFO excludes the effects of such items. The Company calculates AFFO by adding to Normalized FFO non-cash expenses such as the amortization of deferred financing costs and stock-based compensation, and by subtracting from Normalized FFO recurring real estate expenditures that are capitalized and then amortized, but which are necessary to maintain a real estate operating company's properties and its revenue stream. Some of these capital expenditures contain a discretionary element with respect to when they are incurred, while others may be more urgent. Therefore, these capital expenditures may fluctuate from quarter to quarter, depending on the nature of the expenditures required, seasonal factors such as weather, and budgetary conditions. Other companies may calculate FFO, Normalized FFO, and AFFO differently than the Company does, or adjust for other items, and therefore comparability may be limited. FFO, Normalized FFO, and AFFO and their corresponding per share measures are not measures of performance under GAAP, and should not be considered as an alternative to cash flows from operating activities, a measure of liquidity or an alternative to net income as indicators of the Company's operating performance or any other measure of performance derived in accordance with GAAP. This data should be read in conjunction with the Company's consolidated financial statements and related notes included in its filings with the Securities and Exchange Commission. For the Six Months Ended June 30,
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EBITDA, ADJUSTED EBITDA, AND RECONCILIATION TO AFFO (Unaudited and amounts in thousands) 7 of 20 For the Three Months Ended June 30, 2026 2025 2026 2025 EBITDA CALCULATION: Net income 37,138$ 38,543$ 75,054$ 63,656$ Interest expense 25,394 18,428 47,436 36,809 Depreciation and amortization 35,814 31,108 69,149 61,626 Income tax expense 10,374 13,716 24,768 20,693 EBITDA 108,720 101,795 216,407 182,784 Expenses associated with mergers and acquisitions 724 1,538 3,148 1,538 ADJUSTED EBITDA 109,444$ 103,333$ 219,555$ 184,322$ Adjusted EBITDA 109,444$ 103,333$ 219,555$ 184,322$ EBITDA from unrestricted subsidiaries (2,145) (2,288) (4,313) (4,611) RESTRICTED ADJUSTED EBITDA 107,299$ 101,045$ 215,242$ 179,711$ EBITDA TO AFFO RECONCILIATION: Adjusted EBITDA 109,444$ 103,333$ 219,555$ 184,322$ Maintenance capital expenditures on real estate assets (11,980) (6,065) (14,866) (10,701) Depreciation and amortization of non-real estate assets (10,029) (6,188) (17,970) (12,108) Interest expense (25,394) (18,428) (47,436) (36,809) Income tax expense (10,374) (13,716) (24,768) (20,693) Income tax benefit for special items (182) (427) (861) (427) Stock-based compensation 6,027 7,425 12,542 13,962 Amortization of debt costs 1,758 877 2,766 1,755 Other non-cash revenue and expenses 133 163 271 331 Adjusted Funds From Operations 59,403$ 66,974$ 129,233$ 119,632$ For the Six Months Ended June 30,
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SELECTED FINANCIAL INFORMATION (Unaudited and amounts in thousands, except per share amounts) 8 of 20 June 30, 2026 March 31, 2026 December 31, 2025 September 30, 2025 June 30, 2025 BALANCE SHEET: Property and equipment 4,217,028$ 4,163,917$ 4,144,559$ 4,101,523$ 4,013,461$ Accumulated depreciation and amortization (2,068,069) (2,041,487) (2,012,353) (1,982,156) (1,952,722) Property and equipment, net 2,148,959$ 2,122,430$ 2,132,206$ 2,119,367$ 2,060,739$ Assets held for sale 2,513$ 2,513$ 2,513$ 5,173$ 3,766$ Total assets 3,455,639$ 3,367,995$ 3,256,743$ 3,110,131$ 3,071,657$ Maintenance & technology capital expenditures for the quarter ended 22,742$ 7,517$ 17,519$ 13,149$ 14,215$ Growth capital expenditures for the quarter ended 4,270$ 3,633$ 3,808$ 3,586$ 1,537$ Facility activations and transportation vehicles expenditures for the quarter ended 11,071$ 9,540$ 23,425$ 20,931$ 19,110$ Total debt 1,357,521$ 1,406,452$ 1,230,307$ 1,053,364$ 1,031,405$ Equity book value 1,438,477$ 1,395,610$ 1,405,249$ 1,470,472$ 1,477,532$ LIQUIDITY: Cash and cash equivalents 108,934$ 209,686$ 97,929$ 56,551$ 130,524$ Availability under revolving credit facility 273,259$ 131,285$ 311,404$ 191,404$ 216,404$ CAPITALIZATION: Common shares outstanding 98,893 98,887 100,051 105,383 107,311 Common share price at end of period 30.38$ 18.91$ 19.11$ 20.35$ 21.07$ Market value of common equity at end of period 3,004,369$ 1,869,953$ 1,911,975$ 2,144,544$ 2,261,043$ Total equity market capitalization 3,004,369$ 1,869,953$ 1,911,975$ 2,144,544$ 2,261,043$ Total market capitalization (market value of equity plus debt) 4,361,890$ 3,276,405$ 3,142,282$ 3,197,908$ 3,292,448$ EBITDA 108,720$ 107,687$ 90,303$ 89,030$ 101,795$ ADJUSTED EBITDA 109,444$ 110,111$ 92,454$ 88,832$ 103,333$ NORMALIZED FUNDS FROM OPERATIONS 63,465$ 65,055$ 54,036$ 52,082$ 64,574$ Normalized funds from operations per diluted share 0.64$ 0.65$ 0.52$ 0.48$ 0.59$ 45,082.00$ 45,082.00$ 45,082.00$ 45,082.00$ ADJUSTED FUNDS FROM OPERATIONS 59,403$ 69,830$ 49,939$ 52,604$ 66,974$ Adjusted funds from operations per diluted share 0.60$ 0.70$ 0.48$ 0.49$ 0.61$
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SEGMENT DATA (Unaudited and dollars in thousands, except per man-day statistics) 9 of 20 2026 2025 2026 2025 NET OPERATING INCOME: Revenue Residential 614,869$ 523,319$ 1,215,193$ 998,732$ Services 88,739 19,173 113,361 36,999 Properties 4,688 4,692 9,390 9,334 Eliminations (23,380) (9,019) (38,299) (18,366) Other 1 - 1 93 Total revenue 684,917 538,165 1,299,646 1,026,792 Operating Expenses Residential 477,264 386,716 934,783 750,742 Services 79,704 18,484 102,483 35,401 Properties 2,375 2,143 4,694 5,266 Eliminations (23,380) (9,019) (38,299) (18,366) Other 20 18 41 36 Total operating expenses 535,983 398,342 1,003,702 773,079 Net Operating Income Residential 137,605 136,603 280,410 247,990 Services 9,035 689 10,878 1,598 Properties 2,313 2,549 4,696 4,068 Other (19) (18) (40) 57 Total net operating income 148,934$ 139,823$ 295,944$ 253,713$ For the Three Months Ended June 30, For the Six Months Ended June 30,
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SEGMENT DATA (Unaudited and dollars in thousands, except per man-day statistics) 10 of 20 2026 2025 2026 2025 RESIDENTIAL FACILITIES: Number of days per period 91 91 181 181 Revenue 614,869$ 523,319$ 1,215,193$ 998,732$ Operating expenses: Fixed expense 350,179 282,160 684,135 548,891 Variable expense 127,085 104,556 250,648 201,851 Total 477,264 386,716 934,783 750,742 Net operating income 137,605$ 136,603$ 280,410$ 247,990$ Average available beds 71,884 70,330 71,884 68,563 Average compensated occupancy 78.4% 76.8% 79.0% 76.9% Total compensated man-days 5,129,037 4,916,373 10,280,923 9,544,967 Revenue per compensated man-day 119.88$ 106.44$ 118.20$ 104.63$ Operating expenses per compensated man-day: Fixed 68.27 57.39 66.54 57.51 Variable 24.78 21.27 24.38 21.15 Total 93.05 78.66 90.92 78.66 Operating income per compensated man-day 26.83$ 27.78$ 27.28$ 25.97$ Operating margin 22.4% 26.1% 23.1% 24.8% For the Three Months Ended June 30, For the Six Months Ended June 30,
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ANALYSIS OF OUTSTANDING DEBT (Unaudited and amounts in thousands) 11 of 20 Outstanding Outstanding Stated Effective Balance Balance Interest Interest Maturity Callable/ 12/31/2025 6/30/2026 Rate Rate 1) Date Redeemable Fixed Rate: Senior Unsecured Notes Issued 2017 238,468$ 238,468$ 4.75% 4.91% October 2027 Senior Unsecured Notes Issued 2024 500,000 500,000 8.25% 8.61% April 2029 Non-Recourse Mortgage Note - Kansas 134,339 131,241 4.43% 4.75% January 2040 Total Fixed Rate Debt 872,807 869,709 Floating Rate: Revolving Credit Facility 245,000 280,000 7.08% 7.31% 2), 3) October 2028 Initial Term Loan 112,500 107,812 6.72% 7.01% 2) October 2028 Incremental Term Loan - 100,000 6.98% 10.01% 2) April 2027 Total Floating Rate Debt 357,500 487,812 Grand Total Debt 1,230,307$ 1,357,521$ 6.94% 7.46% 3.3 4) Debt Maturity Schedule at June 30, 2026: Total Debt % of Debt % of Debt Year Maturing Maturing Maturing 2026 7,915 0.58% 0.58% 2027 357,823 26.36% 26.94% 2028 377,995 27.84% 54.79% 2029 507,985 37.42% 92.21% 2030 8,073 0.59% 92.80% Thereafter 97,730 7.20% 100.00% 1,357,521$ 100.00% 1) Includes amortization of debt issuance costs. 4) Represents the weighted average debt maturity in years. 2) On October 11, 2023, CoreCivic entered into a Fourth Amended and Restated Credit Agreement, or the Bank Credit Facility, in an aggregate principal amount of $400.0 million, consisting of a $125.0 million term loan ("Initial Term Loan") and a $275.0 revolving credit facility (Revolving Credit Facility"). On December 1, 2025, the Company amended its Bank Credit Facility to, among other things, increase the size of the accordion feature that provides for uncommitted incremental extensions of credit from $200.0 million to $300.0 million, and to exercise the full allotment by expanding the capacity under its Revolving Credit Facility from $275.0 million to $575.0 million. On April 10, 2026, CoreCivic further amended its Bank Credit Facility to, among other things, obtain a $100.0 million term loan ("Incremental Term Loan") from existing lenders under the Bank Credit Facility. The Incremental Term Loan bears interest at an applicable margin that is 0.25% in excess of the applicable margin in effect for the Initial Term Loan and Revolving Credit Facility. The Company also has $21.7 million of letters of credit outstanding under a sub-facility reducing the available capacity under the revolving credit facility to $273.3 million as of June 30, 2026. Based on our total leverage ratio, during the second quarter of 2026, loans under our Revolving Credit Facility and Initial Term Loan bore interest at the Secured Overnight Financing Rate, or SOFR, rate plus a margin of 3.0%. 3) The stated and effective interest rate on the revolving credit facility exclude interest associated with the outstanding letters of credit and the unused fees. Prior to July 15, 2027, redeemable at a "make-whole" redemption price, plus accrued and unpaid interest; thereafter the notes are redeemable at 100% of the aggregate principal amount plus accrued and unpaid interest. During 2024 and 2023, a total of $11.5 million of the notes were repurchased in privately negotiated transactions. On July 13, 2026, the Company delivered an irrevocable notice to the holders of the notes that it elected to redeem in full the notes that remain outstanding on August 12, 2026. The Company repaid the Incremental Term Loan in July 2026. Redeemable in all or part at any time upon written notice of not less than 30 days and not more than 60 days prior to the date fixed for such prepayment, with a "make-whole" amount, together with interest accrued to, but not including, the redemption date. Prior to April 15, 2026, redeemable at a "make-whole" redemption price, plus accrued and unpaid interest. Thereafter the notes are redeemable at 104.125% of the aggregate principal amount beginning on April 15, 2026, 102.063% beginning on April 15, 2027, and 100% of the aggregate principal amount beginning on April 15, 2028, plus, in such case, accrued and unpaid interest. $8 $358 $378 $508 $8 $98 $0 $200 $400 $600 2026 2027 2028 2029 2030 2031- 2040 (in millions) Debt Maturity
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SELECTED OPERATING RATIOS AND OTHER FINANCIAL DATA (Unaudited and amounts in thousands) 12 of 20 For the Three Months Ended June 30, 2026 2025 2026 2025 COVERAGE RATIOS: Interest coverage ratio (Adjusted EBITDA/Interest incurred) (x)** 4.7x 6.3x 5.0x 5.6x Fixed charge coverage ratio (Adjusted EBITDA/(Interest incurred + Scheduled prin pmts)) (x)** 4.2x 5.7x 4.5x 5.1x Secured debt coverage ratio ((Secured debt - cash)/Annualized Adjusted EBITDA) (x)** 0.9x 0.1x 0.9x 0.1x Total debt coverage ratio ((Total debt - cash)/Annualized Adjusted EBITDA) (x)** 2.6x 1.9x 2.7x 2.1x Accounts receivable turnover (Annualized revenues/Accounts receivable) (x) 5.9x 7.2x 5.6x 6.8x DEBT/EQUITY RATIOS: Total debt (Total debt - cash)/Total market capitalization 28.6% 27.4% 28.6% 27.4% Total debt(Total debt - cash)/Equity market capitalization 41.6% 39.8% 41.6% 39.8% Total debt ( Total debt - cash)/Book equity capitalization 86.8% 61.0% 86.8% 61.0% Total debt (Total debt - cash)/Gross book value of real estate assets 27.2% 20.6% 27.2% 20.6% RETURN ON INVESTMENT RATIOS: Annualized return on operating real estate investments (Annualized Adjusted EBITDA/Average operating real estate investments (undepreciated book value)*) 9.6% 9.5% 9.7% 8.5% Annualized return on total assets (Annualized Adjusted EBITDA/Average total assets (undepreciated book value)*) 7.7% 8.0% 7.9% 7.2% OVERHEAD RATIOS: Annualized general & administrative expenses (excl. non-recurring costs)/Average total assets (undepreciated book value)* 3.1% 3.3% 3.0% 3.1% General & administrative expenses (excluding non-recurring costs)/Total revenues 6.3% 7.9% 6.5% 7.6% INTEREST EXPENSE, NET: Interest income (3,115)$ (5,889)$ (7,476)$ (9,039)$ Interest incurred 24,388 17,551 46,049 35,054 Amortization of debt costs 1,758 877 2,766 1,755 Capitalized interest (752) - (1,379) - Interest expense, net 22,279$ 12,539$ 39,960$ 27,770$ DEPRECIATION AND AMORTIZATION: Depreciation and amortization expense on real estate 25,785$ 24,920$ 51,179$ 49,518$ Other depreciation expense 8,903 6,075 16,578 11,882 Amortization of intangibles 1,126 113 1,392 226 Depreciation and amortization 35,814$ 31,108$ 69,149$ 61,626$ *Calculated as a simple average (beginning of period plus end of period divided by 2) **Excludes non-recourse debt and related EBITDA of CoreCivic of Kansas, LLC as it is an Unrestricted Subsidiary as defined under the Revolving Credit Facility. For the Six Months Ended June 30,
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PARTNER INFORMATION (Unaudited) 13 of 20 2022 2023 2024 2025 2026 TOTAL OWNED AND CONTROLLED: # of Contracts 21 34 37 41 17 150 # of Contracts Retained 20 34 36 40 15 145 Retention Rate 95.2% 100.0% 97.3% 97.6% 88.2% 96.7% Our contract renewal rate excludes contracts that have reached a final termination date and the Company has unilaterally chosen to exit. Past contract renewal rates are not a guarantee of future results. Percentage of Revenue for the Six Months Ended June 30, 2026 (Revenue Percentages and Amounts are Inclusive of all Contracts with Respective Partners) CONTRACT RETENTION TOP TEN PARTNERS 17% 1% 1% 2% 3% 3% 5% 5% 8% 14% 41% 0% 5% 10% 15% 20% 25% 30% 35% 40% 45% Other Texas - $16,728 Bureau of Prisons - $17,735 Montana - $22,334 Ohio - $32,490 Colorado - $37,265 Georgia - $68,214 Arizona - $68,581 Tennessee - $105,520 United States Marshals - $176,533 United States Immigration and Customs Enforcement - $529,496
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FACILITY PORTFOLIO 14 of 20 Facility Name Year Constructed/ Acquired (A) Primary Customer Design Capacity (B) Security Level Facility Type (C) Term Remaining Renewal Options (D) Compensated Occupancy % for the Quarter ended 6/30/26 CoreCivic Residential - Correctional and Detention Facilities: Correctional and Detention - Owned and Managed: Central Arizona Florence Correctional Complex 1994, 1998, 1999, 2004 USMS 4,128 Multi Detention Sep-28 - 99.95% Florence, Arizona Eloy Detention Center 1995, 1996 ICE 1,500 Medium Detention Jun-28 Indefinite 78.16% Eloy, Arizona La Palma Correctional Center 2008 State of Arizona 3,060 Multi Correctional Apr-27 (1) 5 year 80.40% Eloy, Arizona Red Rock Correctional Center (E) 2006, 2016 State of Arizona 2,024 Medium Correctional Jul-26 (2) 5 year 92.57% Eloy, Arizona Saguaro Correctional Facility 2007 State of Hawaii 1,896 Multi Correctional Aug-26 - 74.57% Eloy, Arizona California City Detention Facility (F) 1999 ICE 2,560 Medium Detention Aug-27 - 65.92% California City, California Otay Mesa Detention Center (F) 2015, 2019 ICE 1,994 Minimum/ Detention Dec-29 (1) 5 year 66.47% San Diego, California Medium Bent County Correctional Facility 1992, 1997, 2008 State of Colorado 1,420 Medium Correctional Jun-27 (19) 1 year 97.12% Las Animas, Colorado Crowley County Correctional Facility 2003, 2004 State of Colorado 1,794 Medium Correctional Jun-27 (19) 1 year 94.81% Olney Springs, Colorado Huerfano County Correctional Center 1997 - 752 Medium Correctional - - 0.00% Walsenburg, Colorado Kit Carson Correctional Center 1998, 2008 - 1,488 Medium Correctional - - 0.00% Burlington, Colorado Coffee Correctional Facility (G) 1998, 1999, 2010 State of Georgia 2,312 Medium Correctional Jun-27 (7) 1 year 116.81% Nicholls, Georgia Jenkins Correctional Center (G) 2012 State of Georgia 1,124 Medium Correctional Jun-27 (8) 1 year 102.31% Millen, Georgia Stewart Detention Center 2004 ICE 1,752 Medium Detention Indefinite - 112.38% Lumpkin, Georgia Wheeler Correctional Facility (G) 1998, 1999, 2010 State of Georgia 2,312 Medium Correctional Jun-27 (7) 1 year 119.34% Alamo, Georgia Midwest Regional Reception Center (H) 1992, 2000, 2004, ICE 1,033 Multi Detention Sep-27 - 22.22% Leavenworth, Kansas 2008 Lee Adjustment Center 1998 Commonwealth of Kentucky 816 Multi Correctional Jun-27 (2) 2 year 102.97% Beattyville, Kentucky
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FACILITY PORTFOLIO 15 of 20 Facility Name Year Constructed/ Acquired (A) Primary Customer Design Capacity (B) Security Level Facility Type (C) Term Remaining Renewal Options (D) Compensated Occupancy % for the Quarter ended 6/30/26 Marion Adjustment Center 1998 - 826 Minimum/ Correctional - - 0.00% St. Mary, Kentucky Medium Prairie Correctional Facility (H) 1991 ICE 1,600 Medium Detention Aug-31 - 0.00% Appleton, Minnesota Adams County Correctional Center 2008 ICE 2,232 Medium Detention May-29 Indefinite 60.98% Adams County, Mississippi Tallahatchie County Correctional Facility (I) 2000, 2007, 2008 USMS 2,672 Multi Correctional Jun-28 Indefinite 55.25% Tutwiler, Mississippi Crossroads Correctional Center (J) 1999 State of Montana 664 Multi Correctional Jun-27 (1) 2 year 115.73% Shelby, Montana Nevada Southern Detention Center 2010 USMS 1,072 Medium Detention Oct-30 - 74.85% Pahrump, Nevada Elizabeth Detention Center 1963 ICE 300 Minimum Detention May-31 - 93.77% Elizabeth, New Jersey Cibola County Corrections Center 1994, 1999 USMS 1,129 Medium Detention Indefinite - 66.66% Milan, New Mexico Torrance County Detention Facility 1990, 1997 ICE 910 Multi Detention Apr-27 (1) 1 year 68.43% Estancia, New Mexico Lake Erie Correctional Institution (K) 2011 State of Ohio 1,798 Medium Correctional Jun-32 Indefinite 98.26% Conneaut, Ohio Northeast Ohio Correctional Center 1997 USMS 2,016 Medium Correctional May-27 Indefinite 78.39% Youngstown, Ohio Cimarron Correctional Facility 1997, 2008 USMS 1,600 Multi Detention Sep-27 Indefinite 74.32% Cushing, Oklahoma Diamondback Correctional Facility 1998, 2000 ICE 2,160 Multi Detention Sep-29 Indefinite 52.89% Watonga, Oklahoma Trousdale Turner Correctional Center 2015 State of Tennessee 2,552 Multi Correctional Jun-31 - 79.16% Hartsville, Tennessee West Tennessee Detention Facility 1990, 1996 ICE 600 Multi Detention Aug-30 Indefinite 72.15% Mason, Tennessee Whiteville Correctional Facility (L) 1998 State of Tennessee 1,536 Medium Correctional Jun-31 - 98.00% Whiteville, Tennessee Dilley Immigration Processing Center 2014 ICE 2,400 - Residential Mar-30 Indefinite 100.00% Dilley, Texas
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FACILITY PORTFOLIO 16 of 20 Facility Name Year Constructed/ Acquired (A) Primary Customer Design Capacity (B) Security Level Facility Type (C) Term Remaining Renewal Options (D) Compensated Occupancy % for the Quarter ended 6/30/26 Eden Detention Center 1995 USMS 1,422 Medium Detention Indefinite - 69.51% Eden, Texas Houston Processing Center 1984, 2005 ICE 1,000 Medium Detention Aug-26 (3) 1 year 80.49% Houston, Texas Laredo Processing Center 1985, 1990 ICE 258 Minimum/ Detention Aug-26 Indefinite 89.59% Laredo, Texas Medium T. Don Hutto Residential Center 1997 ICE 512 Medium Detention Jul-27 (2) 1 year 90.65% Taylor, Texas Webb County Detention Center 1998 ICE 480 Medium Detention Feb-29 Indefinite 68.99% Laredo, Texas Farmville Detention Center 2025 ICE 736 Multi Detention Mar-29 Indefinite 84.80% Farmville, Virginia Correctional and Detention- Managed Only: Citrus County Detention Facility 1992, 2007 Citrus County, FL 760 Multi Detention Sep-30 (2) 5 year 78.39% Lecanto, Florida Lake City Correctional Facility 1997, 2005 State of Florida 893 Medium Correctional Sep-26 Indefinite 96.92% Lake City, Florida Hardeman County Correctional Facility 1997 State of Tennessee 2,016 Medium Correctional Jun-29 - 98.16% Whiteville, Tennessee South Central Correctional Center 1992, 1994, 1995, State of Tennessee 1,676 Medium Correctional Jun-28 (1) 2 year 99.43% Clifton, Tennessee 2005 Total design capacity for CoreCivic Residential - Correctional and Detention Facilities (44 Facilities) 67,785
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FACILITY PORTFOLIO 17 of 20 Facility Name Year Constructed/ Acquired (A) Primary Customer Design Capacity (B) Security Level Facility Type (C) Term Remaining Renewal Options (D) Compensated Occupancy % for the Quarter ended 6/30/26 CoreCivic Residential - Reentry Facilities: CAI Boston Avenue 2013 State of California 120 - Residential Reentry Jun-33 - 97.44% San Diego, California CAI Ocean View 2013 BOP 483 - Residential Reentry Aug-26 - 74.73% San Diego, California Adams Transitional Center 2017 Adams County 102 - Residential Reentry Jun-26 Indefinite 79.71% Denver, Colorado Arapahoe Community Treatment Center 2017 Arapahoe County 135 - Residential Reentry Jun-26 - 63.35% Englewood, Colorado Centennial Community Transition Center 2016 Arapahoe County 107 - Residential Reentry Jun-26 - 71.84% Englewood, Colorado Commerce Transitional Center 2017 Adams County 136 - Residential Reentry Jun-26 Indefinite 89.75% Commerce City, Colorado Longmont Community Treatment Center (M) 2016 Boulder County 69 - Residential Reentry - - 0.00% Longmont, Colorado South Raleigh Reentry Center 2019 BOP 60 - Residential Reentry Sep-26 (1) 1 year 119.47% Raleigh, North Carolina Oklahoma Reentry Opportunity Center 2015 BOP 494 - Residential Reentry Jul-26 - 25.46% Oklahoma City, Oklahoma Turley Residential Center 2015 BOP 289 - Residential Reentry Jul-26 - 31.75% Tulsa, Oklahoma Austin Residential Reentry Center 2015 BOP 116 - Residential Reentry Feb-27 (3) 1 year 115.36% Del Valle, Texas Austin Transitional Center 2015 State of Texas 460 - Residential Reentry Aug-27 (1) 1 year 87.34% Del Valle, Texas Corpus Christi Transitional Center 2015 State of Texas 160 - Residential Reentry Aug-26 - 85.26% Corpus Christi, Texas
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FACILITY PORTFOLIO 18 of 20 Facility Name Year Constructed/ Acquired (A) Primary Customer Design Capacity (B) Security Level Facility Type (C) Term Remaining Renewal Options (D) Compensated Occupancy % for the Quarter ended 6/30/26 Dallas Transitional Center 2015 State of Texas 300 - Residential Reentry Aug-26 (2) 1 year 89.39% Hutchins, Texas El Paso Multi-Use Facility 2015 State of Texas 360 - Residential Reentry Aug-27 (1) 1 year 73.22% El Paso, Texas El Paso Transitional Center 2015 State of Texas 224 - Residential Reentry Aug-26 (2) 1 year 85.07% El Paso, Texas Fort Worth Transitional Center 2015 State of Texas 248 - Residential Reentry Aug-26 (2) 1 year 77.19% Fort Worth, Texas Ghent Residential Reentry Center 2019 BOP 36 Residential Reentry Aug-26 (1) 1 year 0.00% Norfolk, Virginia James River Residential Reentry Center 2019 BOP 84 Residential Reentry Aug-26 (1) 1 year 153.22% Newport News, Virginia Cheyenne Transitional Center 2015 State of Wyoming 116 - Residential Reentry Jun-28 (2) 2 year 65.65% Cheyenne, Wyoming Total design capacity for CoreCivic Residential - Reentry Facilities (20 Facilities) 4,099 Total Design Capacity for all CoreCivic Residential Facilities as of June 30, 2026 (64 facilities) 71,884 78.4% Less Idle Facilities (5 Facilities) (4,735) 0.0% Total Residential Facilities, Excluding Idle Facilities 67,149 83.9% 70.9% 71.6% 69.9% 71.6% 72.1% 72.5% 70.6% 69.5% 70.1% 71.1% 70.1% 70.3% 72.0% 74.0% 75.2% 74.3% 75.2% 75.5% 77.0% 76.8% 76.7% 78.1% 79.6% 78.4% 0 10,000 20,000 30,000 40,000 50,000 60,000 70,000 80,000 3Q20 4Q20 1Q21 2Q21 3Q21 4Q21 1Q22 2Q22 3Q22 4Q22 1Q23 2Q23 3Q23 4Q23 1Q24 2Q24 3Q24 4Q24 1Q25 2Q25 3Q25 4Q25 1Q26 2Q26 CoreCivic Residential Occupancy and Average Daily Population Average Number of Beds Available Average Daily Population Occupancy Rate
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FACILITY PORTFOLIO 19 of 20 Property Name Year Constructed/ Acquired (A) Primary Customer Design Capacity (B) Square Footage Property Type (C) Tenant Lease Expiration Remaining Renewal Options (D) CoreCivic Properties: Lansing Correctional Facility 2020 State of Kansas 2,432 401,000 Correctional Jan-40 NA Lansing, Kansas Southeast Correctional Complex (N) 1998 Commonwealth of Kentucky 656 127,000 Correctional Jun-30 (5) 2 year Wheelwright, Kentucky Northwest New Mexico Correctional Center 1989, 2000 State of New Mexico 596 188,000 Correctional Oct-27 (5) 3 year Grants, New Mexico Allen Gamble Correctional Center 1996, 2008 State of Oklahoma 1,670 289,000 Correctional Jun-31 Indefinite Holdenville, Oklahoma North Fork Correctional Facility 1998, 2007 - 2,400 466,000 Correctional - - Sayre, Oklahoma Total Design Capacity and Square Footage of Leased Properties (5 Properties) 7,754 1,471,000 (N) The Commonwealth of Kentucky has an option to purchase the facility at any time during the term of the lease with us at a price equal to the fair market value of the property. (M) This facility was classified as held for sale as of June 30, 2026. (A) The year constructed/acquired represents the initial date of acquisition or completion of construction of the facility, as well as significant additions to the facility that occurred at a later date. (E) Pursuant to the terms of a contract awarded by the state of Arizona in September 2012, the state of Arizona has an option to purchase the Red Rock facility at any time during the term of the contract, including extension options, based on an amortization schedule starting with the fair market value and decreasing evenly to zero over the twenty year term. (G) The facilityis subject to a purchase option held by the Georgia Department of Corrections, or GDOC, which grants the GDOC the right to purchase the facilityfor the lesser of the facility'sdepreciated book value, as defined, or fair market value at any time during the term of the contract between us and the GDOC. (C) We manage numerous facilities that have more than a single function (i.e., housing both long-term sentenced adult prisoners and pre-trial detainees). The primary functional categories into which facility types are identified were determined by the relative size of offender populations in a particular facilityon June 30, 2026. If, for example, a 1,000-bed facilitycared for 900 adult offenders with sentences in excess of one year and 100 pre-trial detainees, the primary functional category to which it would be assigned would be that of correctional facilities and not detention facilities. It should be understood that the primary functional category to which multi-user facilities are assigned may change from time to time. (D) Remaining renewal options represents the number of renewal options, if applicable, and the remaining term of each option renewal. Our government partners can generally terminate our management contracts for non-appropriation of funds or for convenience. (I) The facility is subject to a purchase option held by the Tallahatchie County Correctional Authority which grants Tallahatchie County Correctional Authority the right to purchase the facility at any time during the contract at a price generally equal to the cost of the premises less an allowance for amortization originallyover a 20 year period. The amortization period was extended through 2050 in connection with an expansion completed during the fourth quarter of 2007. (L) The state of Tennessee has the option to purchase the facility in the event of our bankruptcy, or upon an operational or financial breach, as defined, at a price equal to the book value, as defined. (K) The state of Ohio has the irrevocable right to repurchase the facility before we may resell the facility to a third party, or if we become insolvent or are unable to meet our obligations under the management contract with the state of Ohio, at a price generally equal to the fair market value, as defined in the Real Estate Purchase Agreement. (J) The state of Montana has an option to purchase the facility generally at any time during the term of the contract with us at fair market value, as defined. (B) Design capacity measures the number of beds, and accordingly,the number of offenders each facilityis designed to accommodate. Facilities housing detainees on a short-term basis may exceed the originalintended design capacity due to the lower level of services required by detainees in custody for a brief period. From time to time, we may evaluate the design capacity of our facilities based on the customers using the facilities, and the ability to reconfigure space with minimal capital outlays. (F) On July 2, 2026, we completed the sale of this facility to the United States of America and its assigns, by and through the Department of Homeland Security. We expect to continue to manage the facility under the existing management contract with ICE, although the terms of the management contract may be modified to reflect the change in ownership. However, we can provide no assurance that we will continue to manage this facility in the future, or that the terms of the existing management agreement will remain the same. (H) On August 4, 2026, we completed the sale of this facility to the United States of America and its assigns, by and through the Department of Homeland Security. We expect to continue to manage the facility under the existing management contract with ICE, although the terms of the management contract may be modified to reflect the change in ownership. However, we can provide no assurance that we will continue to manage this facility in the future, or that the terms of the existing management agreement will remain the same.
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ANALYST COVERAGE 20 of 20 Analyst Phone Number Email Address Report Link Equity Research Coverage: Benchmark a StoneX company Bill Sutherland (215) 380-0276 Bill.Sutherland@StoneX.com Jones Research Jason Weaver (646) 454-2710 jweaver@jonestrading.com Noble Financial Joe Gomes (561) 999-2262 jgomes@noblecapitalmarkets.com https://www.channelchek.com/company/CXW Northland Capital Markets Greg Gibas (612) 460-4809 GGibas@northlandcapitalmarkets.com Zacks Investment Research, Inc. M. Marin (312) 265-9211 mmarin@zacks.com https://scr.zacks.com Debt Research Coverage: Imperial Capital Kirk Ludtke (203) 428-3311 kludtke@imperialcapital.com Industry Research Coverage: Compass Point Research & Trading, LLC Ed Groshans (202) 548-8351 EGroshans@compasspointllc.com Any opinions, estimates and/or forecasts regarding the Company’s performance made by the analysts listed above are theirs alone and do not necessarily represent the opinions, forecasts or predictions of the Company or its management. The Company does not by its reference above imply its endorsement of or concurrence with such information, conclusions or recommendations and the Company has not undertaken to verify any of the information provided by such analysts or agencies.