CTO Realty Growth, Inc. (CTO): Marketing Mix Analysis [Dec-2025 Updated]

You're digging into CTO Realty Growth, Inc.'s strategy as we close out 2025, trying to see past the market noise to the core business engine. Honestly, what the four P's reveal is a REIT that has sharpened its focus beautifully on high-growth Sun Belt retail, which is translating directly into strong leasing execution-we saw comparable cash rent spreads up 21.7% through Q3. This focused approach supports an attractive income profile, delivering an annualized dividend yield of roughly 8.8% as of November 2025, all while the stock trades at a noticeable discount to peers. This isn't just a portfolio; it's a finely tuned income machine. Let's break down the Product, Place, Promotion, and Price to see exactly how CTO Realty Growth, Inc. is positioning itself for the next cycle.

CTO Realty Growth, Inc. (CTO) - Marketing Mix: Product

You're looking at the core offering of CTO Realty Growth, Inc., which is centered on owning and operating high-quality, open-air retail centers. The product here isn't a tangible good you buy off a shelf; it's the physical real estate space and the income streams derived from it and related services.

The primary product focus is on multi-tenant retail properties, which drive the bulk of the revenue base. As of the latest reports, these properties comprise 95% of CTO Realty Growth, Inc.'s Annualized Base Rent (ABR). This represents a significant strategic shift from just 28% in 2019.

The physical portfolio size, as of mid-2025, stands at approximately 5.2 million square feet across 24 properties as reported in Q1 2025, growing to 5,254 thousand square feet across 24 properties by June 30, 2025. The portfolio is highly occupied, with leased occupancy reported at 93.9% as of Q2 2025, moving to 94.2% leased as of Q3 2025.

The composition of these income-producing properties is intentionally diversified across retail formats to capture varied consumer spending patterns. Here's how the portfolio mix breaks down based on ABR contribution:

To be fair, the grocery-anchored figure is 20% of ABR, but it rises to 48% when including shadow-anchored assets, which is an important nuance for understanding tenant quality.

Beyond the core properties, CTO Realty Growth, Inc. generates separate income streams that are part of its overall product offering to investors. This includes the external management of Alpine Income Property Trust, Inc. (PINE), a separate net lease REIT. For this management service, CTO Realty Growth, Inc., through its wholly-owned subsidiary, earns a Base Management Fee equal to 1.50% per annum of PINE's total equity, though this rate was temporarily reduced to 0.75% per annum on an Incremental Equity Base following a November 2025 offering.

The income derived from managing PINE was approximately $7.0 million in annual income as of Q2 2025. CTO Realty Growth, Inc. also maintains a structured investment portfolio, which acts as a secondary asset class product. As of Q1 2025, this portfolio totaled $107 million and carried an average yield of 10.4%. This portfolio includes assets like first mortgage loans and preferred equity investments.

The leasing performance itself is a key feature of the product's value proposition, showing strong demand for the space CTO Realty Growth, Inc. offers. For the nine months ended September 30, 2025, comparable leases showed a weighted average base rent spread of 21.7%. Furthermore, the current signed-not-open (SNO) pipeline represents $5.5 million in annual cash base rent, which is about 5.3% of the in-place ABR as of Q3 2025.

• Single Tenant properties accounted for 6 properties as of June 30, 2025.
• Multi-Tenant properties accounted for 18 properties as of June 30, 2025.
• The weighted average remaining lease term for Multi-Tenant properties was 5.0 years as of June 30, 2025.
• CTO owns a 15.1% stake in PINE, valued at $39.5 million as of March 31, 2025.

Finance: draft Q4 2025 liquidity projection by end of next week.

CTO Realty Growth, Inc. (CTO) - Marketing Mix: Place

You're looking at where CTO Realty Growth, Inc. positions its assets to capture growth. For a real estate investment trust, 'Place' isn't about shipping products; it's about the physical location and accessibility of the income-producing properties themselves. CTO Realty Growth, Inc. has made a very clear choice here, focusing intensely on specific, high-demand regions of the United States.

The distribution strategy for CTO Realty Growth, Inc. is defined by geographic concentration in what the industry calls the Sun Belt states. This means their properties are intentionally located in the Southeast and Southwest U.S., areas experiencing higher-than-average population and economic growth. This isn't a scattered national approach; it's a targeted deployment of capital.

The core of the distribution is anchored in just four states, which generate the vast majority of the company's recurring revenue. This concentration helps management focus resources and understand local market dynamics deeply. To be fair, this focus also introduces a concentration risk, but the markets chosen are intended to mitigate that.

The quality of the location is further refined by focusing on premier real estate submarkets. CTO Realty Growth, Inc. ensures that nearly all its rental income is sourced from areas deemed top-tier by industry experts. This selection process is key to ensuring tenant demand remains robust.

Here's a breakdown of how CTO Realty Growth, Inc. defines its physical market presence as of late 2025:

• Concentrated in high-growth Sun Belt markets, primarily the Southeast and Southwest U.S.
• 83% of Annual Base Rent (ABR) comes from Florida, Georgia, Texas, and North Carolina.
• Properties are located in markets with an average 5-mile household income of nearly $141,000.
• 95% of rent is sourced from Urban Land Institute's Top 30 real estate markets.
• Winter Park, Florida serves as the corporate headquarters location.

The distribution strategy is best visualized by looking at the geographic and quality metrics side-by-side. This table gives you a clear picture of where the revenue stream is physically situated:

The corporate office, the nerve center for these distribution and acquisition decisions, is established in Winter Park, Florida. This location is in the state that also forms a significant part of their asset concentration.

CTO Realty Growth, Inc. (CTO) - Marketing Mix: Promotion

Promotion for CTO Realty Growth, Inc. centers on consistent, data-driven communication directed primarily at the investment community, reinforcing the portfolio's operational strength and the resulting shareholder returns.

Consistent investor relations via quarterly earnings calls and webcasts is a cornerstone of CTO Realty Growth, Inc.'s promotional cadence. You can see this in the regular schedule, such as the Q3 2025 Earnings Call held on Wednesday, October 29, 2025, at 9:00 AM ET, following the results release on October 28, 2025. The company uses these events to convey its strategic narrative directly to analysts from firms like Janney Montgomery Scott LLC and B. Riley Securities, Inc..

The leasing execution figures are publicly highlighted to demonstrate portfolio value creation. For the nine months ended September 30, 2025, CTO Realty Growth, Inc. achieved 21.7% comparable growth in cash rent. This was based on signing 52 comparable leases, totaling 424,344 square feet, at an average cash base rent of $24.16 per square foot, up from a previous average of $19.85 per square foot. This strong leasing performance is a key component of the forward-looking messaging.

CTO Realty Growth, Inc. utilizes GlobeNewswire for official announcements, ensuring broad and timely dissemination of material information. For instance, the declaration of the fourth quarter 2025 common stock cash dividend was announced via GlobeNewswire on November 18, 2025.

The company maintains a detailed Investor Relations website at www.ctoreit.com, which serves as the central repository for promotional and informational materials. This site hosts the latest investor presentation, supplemental financial information, and archives of past earnings webcasts, including the Q3 2025 webcast.

Messaging consistently emphasizes the portfolio transformation story and the attractive dividend yield. The Q4 2025 common stock cash dividend of $0.38 per share, declared in November 2025, represented an annualized yield of approximately 8.8% based on the November 17, 2025, closing price. Furthermore, following Q3 2025 results, CTO Realty Growth, Inc. raised its full-year 2025 guidance for Core Funds From Operations (FFO) to a range of $1.84 to $1.87 per diluted share.

Here's a quick look at the key metrics supporting the promotional narrative as of late 2025:

The promotion strategy relies on quantifying operational success through specific data points presented across these channels:

• Consistent quarterly cash dividend payments since 1991.
• Leasing 424,344 square feet on a comparable basis year-to-date.
• New average cash base rent of $24.16 per square foot on comparable leases.
• Webcasts available for replays on the Investor Relations section.
• Messaging on portfolio transformation, noting multi-tenant retail is 95% of ABR as of mid-2025.
• Liquidity position of $170.3 million as of September 30, 2025.

You should monitor the Investor Relations section for the upcoming Q4 2025 earnings webcast, which will detail how the $5.5 million SNO pipeline is converting to revenue, with approximately 76% expected in 2026. Finance: draft the Q4 2025 investor presentation slides by next Tuesday.

CTO Realty Growth, Inc. (CTO) - Marketing Mix: Price

Price for CTO Realty Growth, Inc. centers on the value delivered through its dividend policy, its valuation relative to peers, and the significant mark-to-market upside embedded in its leasing activity. This reflects the amount investors and tenants pay, directly impacting the company's financial returns and perceived value.

The stated quarterly common stock dividend for the fourth quarter of 2025 is $0.38 per share. This supports an annualized dividend yield of approximately 8.8% as of November 2025, based on the closing price on November 17, 2025. The preferred equity component has a declared quarterly cash dividend of $0.39844 per share for the 6.375% Series A Cumulative Redeemable Preferred Stock for the fourth quarter of 2025.

Valuation metrics show CTO Realty Growth, Inc. trading at a 2025 Core FFO multiple of 9.4x, which is presented as a defintely notable discount to the peer average of 12.3x. This suggests a pricing strategy that may be more accessible compared to its comparable set.

Leasing performance directly impacts future revenue streams, which underpins the pricing of the equity. New leases are capturing significant upside:

• Comparable cash rent spreads were up 21.7% year-to-date through September 30, 2025.
• For the third quarter of 2025 specifically, comparable leases showed a base rent spread of 10.3%.
• The portfolio leased occupancy rate was 94.2% as of September 30, 2025.
• The signed-not-open (SNO) pipeline stands at $5.5 million in annualized cash base rents.

To give you a clearer picture of the recent operating performance that informs these pricing discussions, here are some key figures from the third quarter of 2025:

The pricing structure for the preferred stock is tied to its liquidation preference and coupon rate. The 6.375% Series A Cumulative Redeemable Preferred Stock has a liquidation preference of $25.00 per share. The annual dividend rate is 6.375% of that preference, which equates to an annual rate of $1.59375 per share, paid quarterly.

Financing terms also factor into the overall cost of capital, which influences pricing flexibility. CTO Realty Growth, Inc. closed on $150.0 million in new term loan financings at an initial fixed interest rate of 4.2%. Furthermore, the company repurchased 571,473 shares of common stock for $9.3 million during the quarter, at a weighted average price per share of $16.27.