# VORNADO REALTY TRUST (VNO) Informational only - not investment advice. CIK: 0000899689 SIC: 6798 Real Estate Investment Trusts SIC breadcrumb: [Finance, Insurance, And Real Estate](/division/H/) > [Holding And Other Investment Offices](/major-group/67/) > [SIC 6798 Real Estate Investment Trusts](/industry/6798/) Latest 10-K filed: 2026-02-09 SEC page: https://www.sec.gov/edgar/browse/?CIK=899689 Filing source: https://www.sec.gov/Archives/edgar/data/899689/000089968926000009/vno-20251231.htm ## Selected Fundamentals | Metric | Value | Unit | FY | Filed | | --- | ---: | --- | ---: | --- | | Revenue | 1810425000 | USD | 2025 | 2026-02-09 | | Net income | 904955000 | USD | 2025 | 2026-02-09 | | Assets | 15521118000 | USD | 2025 | 2026-02-09 | ## Financials Annual standardized facts from SEC companyfacts as of latest extracted filing date 2026-02-09. Source: https://data.sec.gov/api/xbrl/companyfacts/CIK0000899689.json. Derived margins are computed from the extracted annual SEC facts. | Metric | 2016 | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 | | --- | ---: | ---: | ---: | ---: | ---: | ---: | ---: | ---: | ---: | ---: | | Revenue | | 2,084,126,000 | 2,163,720,000 | | 1,527,951,000 | 1,589,210,000 | 1,799,995,000 | 1,811,163,000 | 1,787,686,000 | 1,810,425,000 | | Net income | 906,917,000 | 227,416,000 | 449,954,000 | 3,147,937,000 | -297,005,000 | 175,999,000 | -346,499,000 | 105,494,000 | 70,387,000 | 904,955,000 | | Diluted EPS | 4.34 | 0.85 | 2.01 | 16.21 | -1.83 | 0.53 | -2.13 | 0.23 | 0.04 | 4.20 | | Assets | 20,814,847,000 | 17,397,934,000 | 17,180,794,000 | 18,287,013,000 | 16,221,822,000 | 17,266,588,000 | 16,493,375,000 | 16,187,665,000 | 15,998,608,000 | 15,521,118,000 | | Liabilities | 11,917,905,000 | 11,405,296,000 | 11,289,349,000 | 10,087,120,000 | 8,667,400,000 | 10,062,667,000 | 9,980,263,000 | 9,843,931,000 | 9,826,739,000 | 8,716,595,000 | | Stockholders' equity | 6,898,519,000 | 4,337,652,000 | 4,465,231,000 | 6,732,030,000 | 6,533,198,000 | 6,236,346,000 | 5,839,728,000 | 5,509,064,000 | 5,158,242,000 | 5,986,727,000 | | Cash and cash equivalents | 1,501,027,000 | 1,817,655,000 | 570,916,000 | 1,515,012,000 | 1,624,482,000 | 1,760,225,000 | 889,689,000 | 997,002,000 | 733,947,000 | 840,850,000 | | Net margin | | 10.91% | 20.80% | | -19.44% | 11.07% | -19.25% | 5.82% | 3.94% | 49.99% | ## Quarterly Quarterly standardized facts from SEC companyfacts as of latest extracted filing date 2026-05-04. Source: https://data.sec.gov/api/xbrl/companyfacts/CIK0000899689.json. Flow metrics use discrete quarter-length periods from 10-Q/10-Q/A filings. Q4 revenue and net income are derived only when annual FY and nine-month YTD facts exist for the same fiscal year; derived Q4 values are labeled. EPS Q4 is not derived. | Quarter | End date | Revenue | Net income | Diluted EPS | Method | | --- | --- | ---: | ---: | ---: | --- | | 2022-Q2 | 2022-06-30 | | | 0.26 | reported discrete quarter | | 2022-Q3 | 2022-09-30 | | | 0.04 | reported discrete quarter | | 2023-Q1 | 2023-03-31 | | | 0.03 | reported discrete quarter | | 2023-Q2 | 2023-06-30 | 472,359,000 | 61,906,000 | 0.24 | reported discrete quarter | | 2023-Q3 | 2023-09-30 | 450,995,000 | 68,375,000 | 0.28 | reported discrete quarter | | 2023-Q4 | 2023-12-31 | 441,886,000 | -45,484,000 | | derived Q4 = FY annual - nine-month YTD | | 2024-Q1 | 2024-03-31 | 436,375,000 | 6,495,000 | -0.05 | reported discrete quarter | | 2024-Q2 | 2024-06-30 | 450,266,000 | 50,789,000 | 0.18 | reported discrete quarter | | 2024-Q3 | 2024-09-30 | 443,255,000 | -3,626,000 | -0.10 | reported discrete quarter | | 2024-Q4 | 2024-12-31 | 457,790,000 | 16,729,000 | | derived Q4 = FY annual - nine-month YTD | | 2025-Q1 | 2025-03-31 | 461,579,000 | 102,368,000 | 0.43 | reported discrete quarter | | 2025-Q2 | 2025-06-30 | 441,437,000 | 759,345,000 | 3.70 | reported discrete quarter | | 2025-Q3 | 2025-09-30 | 453,700,000 | 27,115,000 | 0.06 | reported discrete quarter | | 2025-Q4 | 2025-12-31 | 453,709,000 | 16,127,000 | | derived Q4 = FY annual - nine-month YTD | | 2026-Q1 | 2026-03-31 | 459,105,000 | -7,317,000 | -0.12 | reported discrete quarter | ## Macro Cross-References - [CPIAUCSL](/indicator/CPIAUCSL/): Consumer Price Index for All Urban Consumers: All Items in U.S. City Average - [UNRATE](/indicator/UNRATE/): Unemployment Rate - [FEDFUNDS](/indicator/FEDFUNDS/): Federal Funds Effective Rate - [CES0500000003](/indicator/CES0500000003/): Average Hourly Earnings of All Employees, Total Private - [DFEDTARU](/indicator/DFEDTARU/): Federal Funds Target Range - Upper Limit - [DFEDTARL](/indicator/DFEDTARL/): Federal Funds Target Range - Lower Limit - [DGS3MO](/indicator/DGS3MO/): Market Yield on U.S. Treasury Securities at 3-Month Constant Maturity - [DGS2](/indicator/DGS2/): Market Yield on U.S. Treasury Securities at 2-Year Constant Maturity - [DGS10](/indicator/DGS10/): Market Yield on U.S. Treasury Securities at 10-Year Constant Maturity - [DGS30](/indicator/DGS30/): Market Yield on U.S. Treasury Securities at 30-Year Constant Maturity - [T10Y2Y](/indicator/T10Y2Y/): 10-Year Treasury Constant Maturity Minus 2-Year Treasury Constant Maturity - [CPILFESL](/indicator/CPILFESL/): Consumer Price Index for All Urban Consumers: All Items Less Food and Energy - [CPIUFDSL](/indicator/CPIUFDSL/): Consumer Price Index for All Urban Consumers: Food - [CPIENGSL](/indicator/CPIENGSL/): Consumer Price Index for All Urban Consumers: Energy - [CUSR0000SAH1](/indicator/CUSR0000SAH1/): Consumer Price Index for All Urban Consumers: Shelter - [PCEPI](/indicator/PCEPI/): Personal Consumption Expenditures: Chain-type Price Index - [PCEPILFE](/indicator/PCEPILFE/): Personal Consumption Expenditures Excluding Food and Energy: Chain-type Price Index - [PPIACO](/indicator/PPIACO/): Producer Price Index by Commodity: All Commodities - [T10YIE](/indicator/T10YIE/): 10-Year Breakeven Inflation Rate - [U6RATE](/indicator/U6RATE/): Total Unemployed, Plus All Marginally Attached Workers Plus Total Employed Part Time for Economic Reasons - [PAYEMS](/indicator/PAYEMS/): All Employees, Total Nonfarm - [CIVPART](/indicator/CIVPART/): Labor Force Participation Rate - [EMRATIO](/indicator/EMRATIO/): Employment-Population Ratio - [UNEMPLOY](/indicator/UNEMPLOY/): Unemployed - [CE16OV](/indicator/CE16OV/): Employment Level - [ICSA](/indicator/ICSA/): Initial Claims - [JTSJOL](/indicator/JTSJOL/): Job Openings: Total Nonfarm - [JTSQUR](/indicator/JTSQUR/): Quits: Total Nonfarm - [GDPC1](/indicator/GDPC1/): Real Gross Domestic Product - [A191RL1Q225SBEA](/indicator/A191RL1Q225SBEA/): Real Gross Domestic Product: Percent Change from Preceding Period - [INDPRO](/indicator/INDPRO/): Industrial Production: Total Index - [TCU](/indicator/TCU/): Capacity Utilization: Total Index - [HOUST](/indicator/HOUST/): New Privately-Owned Housing Units Started: Total Units - [PERMIT](/indicator/PERMIT/): New Privately-Owned Housing Units Authorized in Permit-Issuing Places: Total Units - [RSAFS](/indicator/RSAFS/): Advance Retail Sales: Retail Trade - [PCE](/indicator/PCE/): Personal Consumption Expenditures - [DSPIC96](/indicator/DSPIC96/): Real Disposable Personal Income - [PSAVERT](/indicator/PSAVERT/): Personal Saving Rate - [M2SL](/indicator/M2SL/): M2 - [BOPGSTB](/indicator/BOPGSTB/): U.S. International Trade in Goods and Services: Balance - [MSPUS](/indicator/MSPUS/): Median Sales Price of Houses Sold for the United States - [HSN1F](/indicator/HSN1F/): New One Family Houses Sold: United States - [RHORUSQ156N](/indicator/RHORUSQ156N/): Homeownership Rate in the United States - [TTLCONS](/indicator/TTLCONS/): Total Construction Spending: Total Construction in the United States - [RRVRUSQ156N](/indicator/RRVRUSQ156N/): Rental Vacancy Rate in the United States - [TOTALSL](/indicator/TOTALSL/): Total Consumer Credit Owned and Securitized - [REVOLSL](/indicator/REVOLSL/): Revolving Consumer Credit Owned and Securitized - [DRCCLACBS](/indicator/DRCCLACBS/): Delinquency Rate on Credit Card Loans, All Commercial Banks - [GDP](/indicator/GDP/): Gross Domestic Product - [GPDI](/indicator/GPDI/): Gross Private Domestic Investment - [GCE](/indicator/GCE/): Government Consumption Expenditures and Gross Investment - [PCEC](/indicator/PCEC/): Personal Consumption Expenditures - [NETEXP](/indicator/NETEXP/): Net Exports of Goods and Services - [GFDEBTN](/indicator/GFDEBTN/): Federal Debt: Total Public Debt - [GFDEGDQ188S](/indicator/GFDEGDQ188S/): Federal Debt: Total Public Debt as Percent of Gross Domestic Product - [FYFSD](/indicator/FYFSD/): Federal Surplus or Deficit - [FGRECPT](/indicator/FGRECPT/): Federal Government Current Receipts - [FGEXPND](/indicator/FGEXPND/): Federal Government: Current Expenditures - [MANEMP](/indicator/MANEMP/): All Employees, Manufacturing - [USCONS](/indicator/USCONS/): All Employees, Construction - [USTRADE](/indicator/USTRADE/): All Employees, Retail Trade - [USFIRE](/indicator/USFIRE/): All Employees, Financial Activities - [USGOVT](/indicator/USGOVT/): All Employees, Government - [AWHAETP](/indicator/AWHAETP/): Average Weekly Hours of All Employees, Total Private - [DGORDER](/indicator/DGORDER/): Manufacturers' New Orders: Durable Goods - [NEWORDER](/indicator/NEWORDER/): Manufacturers' New Orders: Nondefense Capital Goods Excluding Aircraft - [BUSINV](/indicator/BUSINV/): Total Business Inventories - [EXPGS](/indicator/EXPGS/): Exports of Goods and Services - [IMPGS](/indicator/IMPGS/): Imports of Goods and Services - [IR](/indicator/IR/): Import Price Index (End Use): All Commodities - [PPIFIS](/indicator/PPIFIS/): Producer Price Index by Commodity: Final Demand ## Latest quarter (10-Q) Latest 10-Q source: https://www.sec.gov/Archives/edgar/data/899689/000089968926000026/vno-20260331.htm Extracted between Part I Item 2 and the next Item 3/4 or Part II heading after HTML sanitization. Confidence: high Filing date: 2026-05-04 Report date: 2026-03-31 Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations Certain statements contained in this Quarterly Report constitute forward-looking statements as such term is defined in Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Forward-looking statements are not guarantees of performance. They represent our intentions, plans, expectations and beliefs and are subject to numerous assumptions, risks and uncertainties. Our future results, financial condition and business may differ materially from those expressed in these forward-looking statements. You can find many of these statements by looking for words such as “approximates,” “believes,” “expects,” “anticipates,” “estimates,” “intends,” “plans,” “would,” “may” or other similar expressions in this Quarterly Report on Form 10‑Q. We also note the following forward-looking statements: in the case of our development and redevelopment projects, the estimated completion date, estimated project cost and cost to complete; estimates of future rents; estimates of future capital expenditures, dividends to common and preferred shareholders and Operating Partnership distributions. Many of the factors that will determine the outcome of these and our other forward-looking statements are beyond our ability to control or predict. For further discussion of factors that could materially affect the outcome of our forward-looking statements, see "Item 1A. Risk Factors" in Part I of our Annual Report on Form 10-K for the year ended December 31, 2025. For these statements, we claim the protection of the safe harbor for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995. You are cautioned not to place undue reliance on our forward-looking statements, which speak only as of the date of this Quarterly Report on Form 10-Q or the date of any document incorporated by reference. All subsequent written and oral forward-looking statements attributable to us or any person acting on our behalf are expressly qualified in their entirety by the cautionary statements contained or referred to in this section. We do not undertake any obligation to release publicly any revisions to our forward-looking statements to reflect events or circumstances occurring after the date of this Quarterly Report on Form 10-Q. Management’s Discussion and Analysis of Financial Condition and Results of Operations includes a discussion of our consolidated financial statements for the three months ended March 31, 2026. The preparation of financial statements in conformity with accounting principles generally accepted in the United States of America requires us to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting periods. Actual results could differ from those estimates. The results of operations for the three months ended March 31, 2026 are not necessarily indicative of the operating results for the full year. Certain prior year balances have been reclassified in order to conform to the current year presentation. 39 Overview Vornado Realty Trust (“Vornado”) is a fully-integrated real estate investment trust (“REIT”) and conducts its business through, and substantially all of its interests in properties are held by, Vornado Realty L.P. (the “Operating Partnership”), a Delaware limited partnership. Vornado is the sole general partner of and owned approximately 90.9% of the common limited partnership interest in the Operating Partnership as of March 31, 2026. All references to the “Company,” “we,” “us” and “our” mean, collectively, Vornado, the Operating Partnership and those subsidiaries consolidated by Vornado. We compete with a large number of real estate investors, property owners and developers, some of whom may be willing to accept lower returns on their investments. Principal factors of competition are rents charged, tenant concessions offered, attractiveness of location, the quality of the property and the breadth and the quality of services provided. Our success depends upon, among other factors, trends of the global, national, regional and local economies, the financial condition and operating results of current and prospective tenants and customers, availability and cost of capital, construction and renovation costs, taxes, governmental regulations, legislation, population and employment trends. See “Risk Factors” in Part I, Item 1A of our Annual Report on Form 10-K for the year ended December 31, 2025 for additional information regarding these factors. Our business has been, and may continue to be, affected by interest rate fluctuations, the effects of inflation and other uncertainties including the potential for an economic downturn. These factors could have a material impact on our business, financial condition, results of operations and cash flows. Vornado Realty Trust Quarter Ended March 31, 2026 Financial Results Summary Net loss attributable to common shareholders for the quarter ended March 31, 2026 was $22,842,000, or $0.12 per diluted share, compared to net income attributable to common shareholders of $86,842,000, or $0.43 per diluted share, for the prior year’s quarter.  Funds from operations (“FFO”) attributable to common shareholders plus assumed conversions for the quarter ended March 31, 2026 was $96,263,000, or $0.49 per diluted share, compared to $135,039,000, or $0.67 per diluted share, for the prior year’s quarter. FFO attributable to common shareholders plus assumed conversions for the quarters ended March 31, 2026 and 2025 include certain items that impact the comparability of period-to-period FFO, which are listed in the table below. The aggregate of these items, net of amounts attributable to noncontrolling interests, decreased FFO attributable to common shareholders plus assumed conversions for the quarter ended March 31, 2026 by $6,846,000, or $0.03 per diluted share, and increased FFO attributable to common shareholders plus assumed conversions by $8,794,000, or $0.04 per diluted share, for the quarter ended March 31, 2025. The following table reconciles the difference between our FFO attributable to common shareholders plus assumed conversions and our FFO attributable to common shareholders plus assumed conversions, as adjusted: (Amounts in thousands) For the Three Months Ended March 31, 2026 2025 Certain expense (income) items that impact FFO attributable to common shareholders plus assumed conversions: Deferred tax liability on our investment in the Farley Building (held through a taxable REIT subsidiary) $ 2,984  $ 3,205  After-tax net gain on sale of 220 Central Park South ("220 CPS") condominium units and ancillary amenities —  (11,028) Gain on sale of Canal Street residential condominium units —  (1,975) Other 4,453  240  7,437  (9,558) Noncontrolling interests' share of above adjustments on a dilutive basis (591) 764  Total of certain expense (income) items that impact FFO attributable to common shareholders plus assumed conversions, net $ 6,846  $ (8,794) Same Store Net Operating Income (“NOI”) At Share The percentage increase (decrease) in same store NOI at share and same store NOI at share - cash basis of our New York segment, THE MART and 555 California Street are below. Three months ended March 31, 2026 compared to March 31, 2025 Total New York THE MART 555 California Street Same store NOI at share % increase (decrease) 6.1  % 8.9  % (1) 0.3  % (21.5) % Same store NOI at share - cash basis % (decrease) increase (2.9) % 1.3  % (2) 1.0  % (51.2) % (2) ____________________________ (1)Excludes the impact of the $17,240,000 reversal of previously accrued PENN 1 ground rent recorded in 2025. (2)Variance in same store NOI at share vs. NOI at share - cash basis is primarily due to GAAP rent commencing on new leases with free rent periods. Calculations of same store NOI at share, reconciliations of our net (loss) income to NOI at share, NOI at share - cash basis and FFO and the reasons we consider these non-GAAP financial measures useful are provided in the following pages of Management’s Discussion and Analysis of Financial Condition and Results of Operations. 40 Overview - continued Share Repurchase Program During the three months ended March 31, 2026, we repurchased 2,745,713 common shares for $79,844,000 at an average price per share of $29.08. Subsequent to March 31, 2026, we repurchased 696,871 common shares for $18,860,000, at an average price per share of $27.06. As of May 4, 2026, $21,191,000 remained available for repurchases under a $200,000,000 share repurchase plan authorized by Vornado's Board of Trustees in 2023. Acquisitions 3 East 54th Street On January 7, 2026, we acquired 3 East 54th Street, a demolition-ready asset situated on 18,400 square feet of land, for $141,000,000. Previously, in July 2025, we purchased the $35,000,000 A-Note secured by the property at par plus accrued interest, and in August 2024, we purchased the $50,000,000 B-Note secured by the property. The A-Note and B-Note were in default. The $107,000,000 loan balance, including default interest and advances, was credited towards the purchase price. 3 East 54th Street is located between Fifth Avenue and Madison Avenue on 54th Street, adjacent to the St. Regis Hotel and our Upper Fifth Avenue retail properties. The land is zoned for approximately 232,500 buildable square feet as-of-right, and we intend to promptly demolish the existing buildings on the site. Dispositions Alexander’s, Inc. (“Alexander’s”) On March 6, 2026, Alexander’s, in which we own a 32.4% interest, entered into an agreement to sell its Rego Park I property for $235,500,000. Alexander’s expects to close the sale by the third quarter of 2026. Upon completion of the sale, we will recognize our approximate $44,000,000 share of the net gain. The sale is subject to customary closing conditions. Financings 888 Seventh Avenue On December 10, 2025, the $244,543,000 non-recourse mortgage loan on 888 Seventh Avenue matured and was not repaid, at which time the lenders declared an event of default. On March 9, 2026, we entered into a forbearance agreement pursuant to which the lenders agreed to forbear from exercising their remedies and waived default interest through March 2027. During the forbearance period, regularly scheduled interest and required monthly amortization payments continue to accrue, but payment is deferred until the expiration or earlier termination of the forbearance period, at which time such amounts become due and payable. 2031 Revolving Credit Facility On January 7, 2026, we completed a $1.105 billion refinancing of one of our two revolving credit facilities. On February 4, 2026, the facility was upsized to $1.130 billion. The $1.130 billion amended facility currently bears interest at a rate of SOFR plus 1.05% and is scheduled to mature in February 2031 (as fully extended). The facility fee is 25 basis points. The facility replaced the previous $1.25 billion revolving credit facility which was scheduled to mature in December 2027. 2029 Revolving Credit Facility On January 7, 2026, we upsized our $915,000,000 revolving credit facility that matures in April 2029 (as fully extended) to $1.0 billion. The credit facility currently bears interest at a rate of SOFR plus 1.16% and has a facility fee of 24 basis points. Unsecured Term Loan On January 7, 2026, we completed a refinancing of our unsecured term loan and upsized the loan amount to $850,000,000. The loan bears interest at SOFR plus 1.20% and matures in February 2031 (as fully extended). The loan replaced the previous $800,000,000 term loan which bore interest at SOFR plus 1.25% and was sc [Excerpt truncated for page length; source filing is linked above.] ## Latest 10-K MD&A Extracted between Item 7 and the next Item 7A/8 heading after HTML sanitization. Confidence: high ITEM 7.    MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS Page Number Overview 35 Critical Accounting Estimates 42 Net Operating Income At Share by Segment for the Years Ended December 31, 2025 and 2024 43 Results of Operations for the Year Ended December 31, 2025 Compared to December 31, 2024 46 Related Party Transactions 49 Liquidity and Capital Resources 50 Funds From Operations for the Years Ended December 31, 2025 and 2024 56 34 Introduction The following discussion should be read in conjunction with the financial statements and related notes included under Part II, Item 8 of this Annual Report on Form 10-K. Our Management's Discussion and Analysis of Financial Condition and Results of Operations ("MD&A") within this section is focused on the years ended December 31, 2025 and 2024, including year-to-year comparisons between these years. Our MD&A for the year ended December 31, 2023, including year-to-year comparisons between 2024 and 2023, can be found in Part II, Item 7, Management's Discussion and Analysis of Financial Condition and Results of Operations in the Company's Annual Report on Form 10-K for the year ended December 31, 2024. Overview Vornado Realty Trust (“Vornado”) is a fully‑integrated real estate investment trust (“REIT”) and conducts its business through, and substantially all of its interests in properties are held by, Vornado Realty L.P., (the “Operating Partnership”) a Delaware limited partnership. Accordingly, Vornado’s cash flow and ability to pay dividends to its shareholders are dependent upon the cash flow of the Operating Partnership and the ability of its direct and indirect subsidiaries to first satisfy their obligations to creditors. Vornado is the sole general partner of and owned approximately 91.3% of the common limited partnership interest in the Operating Partnership as of December 31, 2025. All references to the “Company,” “we,” “us” and “our” mean, collectively, Vornado, the Operating Partnership and those subsidiaries consolidated by Vornado. We own and operate office and retail properties with a concentration in the New York metropolitan area. In addition, we have a 32.4% interest in Alexander’s, Inc. (“Alexander’s”) (NYSE: ALX), which owns five properties in the greater New York metropolitan area, as well as interests in other real estate and investments. Our business objective is to maximize Vornado shareholder value, which we measure by the total return provided to our shareholders. Below is a table comparing Vornado’s performance to the FTSE Office and the MSCI US REIT Index (“MSCI”) for the following periods ended December 31, 2025: Total Return(1) Vornado FTSE Office MSCI Three-month (16.1 %) (13.1 %) (1.7 %) One-year (19.1 %) (14.0 %) 3.0 % Three-year 70.4 % 6.6 % 27.3 % Five-year 6.9 % (18.9 %) 37.5 % Ten-year (38.3 %) (11.4 %) 74.2 % ________________________________________ (1)Past performance is not necessarily indicative of future performance. We intend to achieve this objective by continuing to pursue our investment philosophy and to execute our operating strategies through: •maintaining a superior team of operating and investment professionals and an entrepreneurial spirit; •investing in properties in select markets, such as New York City, where we believe there is a high likelihood of capital appreciation; •acquiring quality properties at a discount to replacement cost and where there is a significant potential for higher rents; •developing and redeveloping properties to increase returns and maximize value; and •investing in operating companies that have a significant real estate component. We expect to finance our growth from acquisitions, developments, redevelopments and investments using internally generated funds and proceeds from asset sales and by accessing the public and private capital markets. We may also offer Vornado common or preferred shares or Operating Partnership units in exchange for property and may repurchase or otherwise reacquire these securities in the future. We compete with a large number of real estate investors, property owners and developers, some of whom may be willing to accept lower returns on their investments. Principal factors of competition are rents charged, tenant concessions offered, attractiveness of location, the quality of the property and the breadth and the quality of services provided. Our success depends upon, among other factors, trends of the global, national, regional and local economies, the financial condition and operating results of current and prospective tenants and customers, availability and cost of capital, construction and renovation costs, taxes, governmental regulations, legislation, population and employment trends. See “Risk Factors” in Item 1A for additional information regarding these factors. Our business has been, and may continue to be, affected by interest rates fluctuations, the effects of inflation and other uncertainties including the potential for an economic downturn. These factors could have a material impact on our business, financial condition, results of operations and cash flows. 35 Overview - continued Vornado Realty Trust Year Ended December 31, 2025 Financial Results Summary Net income attributable to common shareholders for the year ended December 31, 2025 was $842,851,000, or $4.20 per diluted share, compared to $8,275,000, or $0.04 per diluted share, for the year ended December 31, 2024.  Funds from operations ("FFO") attributable to common shareholders plus assumed conversions for the year ended December 31, 2025 was $486,826,000, or $2.42 per diluted share, compared to $470,021,000, or $2.37 per diluted share, for the year ended December 31, 2024. The years ended December 31, 2025 and 2024 include certain items that impact FFO, which are listed in the table below. The aggregate of these items, net of amounts attributable to noncontrolling interests, increased FFO by $21,272,000, or $0.10 per diluted share, for the year ended December 31, 2025 and by $22,950,000, or $0.11 per diluted share, for the year ended December 31, 2024. The following table reconciles the difference between our FFO attributable to common shareholders plus assumed conversions and our FFO attributable to common shareholders plus assumed conversions, as adjusted: (Amounts in thousands) For the Year Ended December 31, 2025 2024 Certain (income) expense items that impact FFO attributable to common shareholders plus assumed conversions: After-tax net gain on sale of 220 Central Park South ("220 CPS") condominium units and ancillary amenities $ (17,020) $ (13,069) Gain on sale of Canal Street residential condominium units (13,911) —  Deferred tax liability on our investment in the Farley Building (held through a taxable REIT subsidiary) 13,176  14,353  Our share of the gain on the discounted extinguishment of the 280 Park Avenue mezzanine loan —  (31,215) Other (5,315) 5,000  (23,070) (24,931) Noncontrolling interests' share of above adjustments on a dilutive basis 1,798  1,981  Total of certain (income) expense items that impact FFO attributable to common shareholders plus assumed conversions, net $ (21,272) $ (22,950) Same Store Net Operating Income ("NOI") At Share The percentage increase (decrease) in same store NOI at share and same store NOI at share - cash basis of our New York segment, THE MART and 555 California Street are below. Year Ended December 31, 2025 compared to December 31, 2024: Total New York THE MART(1) 555 California Street Same store NOI at share % increase 5.4  % 3.9  % (2) 34.3  % 1.3 % Same store NOI at share - cash basis % (decrease) increase (5.5) % (6.6) % (3)(4) 24.6  % (16.2 %) (5) ________________________________________ (1)2025 includes the impact of a reversal of a prior period tax accrual resulting from a property tax reassessment and 2024 includes a $4,560,000 write-off of a receivable arising from the straight-lining of rents due to the tenant being deemed uncollectible. (2)Excludes the impact of the $17,240,000 reversal of previously accrued PENN 1 ground rent. (3)Decrease in same store NOI at share - cash basis vs. GAAP basis is primarily due to (i) current period PENN 1 ground rent increase and (ii) GAAP rent commencing on new leases with free rent periods. (4)Excludes the impact of the April 2025 $22,361,000 true-up payment for prior period PENN 1 ground rent owed based on the rent reset determination (which is subject to the ongoing litigation discussed on the following page). (5)Decrease in same store NOI at share cash basis vs. GAAP basis is primarily due to GAAP rent commencing on new leases with free rent periods. Calculations of same store NOI at share, reconciliations of our net income to NOI at share, NOI at share - cash basis and FFO and the reasons we consider these non-GAAP financial measures useful are provided in the following pages of Management’s Discussion and Analysis of Financial Condition and Results of Operations. Dividends/Share Repurchase Program On December 8, 2025, Vornado’s Board of Trustees declared a dividend of $0.74 per common share for 2025. We anticipate that in 2026 we will continue our common share dividend policy of paying one common share dividend in the fourth quarter. During the year ended December 31, 2025, we repurchased 1,462,360 common shares for $50,962,000 at an average price per share of $34.85. Subsequent to December 31, 2025, we repurchased 889,566 common shares for $28,756,000, at an average price per share of $32.33. As of February 6, 2026, $91,140,000 remained available for repurchases under a $200,000,000 share repurchase plan authorized by Vornado's Board of Trustees in 2023. 36 Overview - continued PENN 1 Ground Rent Reset Determination On April 22, 2025, an arbitration panel (the “Panel”) appointed to determine the ground rent payable for the PENN 1 land parcel for the 25-year period beginning June 17, 2023 determined that the annual rent payable will be $15,000,000 or $20,220,000, depending on the outcome of litigation described in the following paragraph. On July 21, 2025, the ground lessor filed a motion in New York County Supreme Court to vacate the Panel’s ground rent determination. On October 31, 2025, the court granted the ground lessor’s motion. We believe the decision is without merit and are appealing the court’s decision. Further, litigation is currently pending between the parties in New York County Supreme Court regarding the existence of a sublease potentially affecting the value of the land parcel. The court denied our motion to dismiss that action and, in January 2026, the appellate court affirmed that decision. That sublease litigation is now continuing in front of the lower court. Under the Panel’s decision (assuming the aforementioned vacatur decision that we are appealing is reversed), if the fee owner prevails in a final judgment in that litigation, the annual rent for the 25-year term will be $20,220,000, retroactive to June 17, 2023. We were accruing $26,205,000 per annum of ground rent based on a previous estimate and therefore, in connection with the Panel’s determination (which is subject to the ongoing litigation described above), we reversed $17,240,000 of previously accrued rent expense during the year ended December 31, 2025, and are now paying based on a $15,000,000 annual rent amount. 350 Park Avenue On December 18, 2025, an affiliate of Kenneth C. Griffin, Citadel Enterprise Americas LLC’s (“Citadel”) Founder and CEO (“KG”), exercised an option to acquire at least a 60% interest in a joint venture (the “350 Park JV”) that would develop the 350 Park Avenue site (the “Investment Option”). Vornado and the Rudin Family, via a joint venture (the “Vornado/Rudin JV”), have the option to acquire an interest between 23% and 40% in the 350 Park JV (with Vornado having an effective ownership ranging from 21% to 36%). 350 Park JV would combine 350 Park Avenue with 39 East 51st Street (owned by the Vornado/Rudin JV) and 40 East 52nd Street (owned by the Rudin Family) to build a new 1,850,000 square foot office tower (the “350 Park Site”) with Citadel as the anchor tenant. The Vornado/Rudin JV has until July 2026 to determine whether to enter into the 350 Park JV with KG or to exercise the option to put the 350 Park Site to KG for $1.2 billion ($900,000,000 to Vornado). The Investment Option closing is subject to the satisfaction of certain conditions. 770 Broadway On May 5, 2025, we completed a master lease with New York University (“NYU”) to lease 1,076,000 square feet at 770 Broadway, on an “as is”, triple net basis for a 70-year lease term. Under the terms of the master lease, a rental agreement under Section 467 of the Internal Revenue Code, NYU made a prepaid lease payment of $935,000,000, and will also make annual lease payments of $9,281,000 during the lease term. NYU has an option to purchase the leased premises in both 2055 and at the end of the lease term in 2095. NYU assumed the existing office leases at the property. We used a portion of the prepaid lease payment to repay the $700,000,000 mortgage loan which previously encumbered the property. Vornado retained the 92,000 square feet retail condominium leased to Wegmans. In connection with the transaction, we recorded a gain on sales-type lease of $803,248,000. Acquisitions Investment in Loan On July 24, 2025, we purchased the $35,000,000 A-Note secured by 3 East 54th Street at par plus accrued interest. The A-Note accrues interest at 4.89% plus 4.00% default interest. The A-Note was recorded to “other assets” on our consolidated balance sheets. We previously acquired the $50,000,000 B-Note secured by the property in August 2024. The A-Note and B-Note were in default. On January 7, 2026, we closed on the acquisition of the property for $141,000,000. The $107,000,000 loan balance, including default interest and advances, was credited towards the purchase price. 3 East 54th Street is a demolition-ready asset situated on 18,400 square feet of land and is located between Fifth Avenue and Madison Avenue on 54th Street, adjacent to the St. Regis Hotel and our Upper Fifth Avenue retail properties. The land is zoned for approximately 232,500 buildable square feet as-of-right, and we intend to promptly demolish the existing buildings on the site. 623 Fifth Avenue On September 4, 2025, we purchased the 623 Fifth Avenue office condominium, a 36-story, 383,000 square foot building for $218,000,000, which is included in “Development costs and construction in progress” on our consolidated balance sheets. At closing, we borrowed $145,420,000 under our revolving credit facility to partially finance the acquisition. We are redeveloping the asset into a premier, boutique office building. 37 Overview - continued Dispositions 666 Fifth Avenue (Fifth Avenue and Times Square JV) On January 8, 2025, the Fifth Avenue and Times Square JV completed the sale to UNIQLO of the portion of its U.S. flagship store at 666 Fifth Avenue owned by the joint venture for $350,000,000 and realized net proceeds of $342,000,000. The net proceeds were used to partially redeem Vornado’s preferred equity on the asset. The joint venture continues to own 23,832 square feet of retail space (7,416 square feet at grade) at 666 Fifth Avenue consisting of the Abercrombie & Fitch and Tissot stores. We recognized a financial statement gain of $76,162,000, which is included in “income from partially owned entities” on our consolidated statements of income. 220 Central Park South During the year ended December 31, 2025, we closed on the sale of three condominium units and ancillary amenities at 220 Central Park South (“220 CPS”) for net proceeds of $37,374,000, resulting in a financial statement net gain of $21,080,000 which is included in "net gains on disposition of wholly owned and partially owned assets" on our consolidated statements of income. In connection with these sales, $4,051,000 of income tax expense was recognized on our consolidated statements of income. One unit remains unsold. Canal Street Condominium Units During the year ended December 31, 2025, we closed on the sale of eight residential and two retail condominium units at 304-306 Canal Street and 334 Canal Street for net proceeds of $32,613,000, resulting in a financial statement net gain of $14,211,000 which is included in "net gains on disposition of wholly owned and partially owned assets" on our consolidated statements of income. All units have been sold. 49 West 57th Street On June 26, 2025, a joint venture, in which we own a 50.0% interest, completed the sale of the 49 West 57th Street commercial condominium. We received net proceeds of $8,650,000 and recognized a financial statement net gain of $2,527,000 which is included in "income from partially owned entities" on our consolidated statements of income. 512 West 22nd Street On August 14, 2025, a joint venture, in which we own a 55.0% interest, completed the sale of 512 West 22nd Street, a 173,000 square foot office building, for $205,000,000. The joint venture used a portion of the proceeds to repay the $122,930,000 mortgage loan encumbering the property. We received net proceeds of $37,900,000 and recognized a financial statement net gain of $11,002,000, which is included in “income from partially owned entities” on our consolidated statements of income. Financings Senior Unsecured Notes due 2025 We repaid our $450,000,000 3.50% senior unsecured notes on their January 15, 2025 maturity date. 1535 Broadway (Fifth Avenue and Times Square JV) On April 14, 2025, the Fifth Avenue and Times Square JV completed a $450,000,000 financing of 1535 Broadway. The interest-only non-recourse loan bears interest at a fixed rate of 6.90% and matures in May 2030. After transaction costs and reserves, $407,000,000 of the net proceeds from the financing were used to partially redeem Vornado’s preferred equity on the asset. Sustainability Margin Adjustment In April 2025, we qualified for a sustainability margin adjustment on our unsecured term loan and revolving credit facilities by achieving certain KPI metrics, which reduced our interest rate by 0.05% and 0.04%, respectively. Following the January 2026 refinancing of our 2031 revolving credit facility and unsecured term loan, we expect to requalify for this interest rate reduction in April 2026 and we continue to qualify for this interest rate reduction on our existing 2029 revolving credit facility. Independence Plaza On June 5, 2025, a joint venture, in which we have a 50.1% interest, completed a $675,000,000 refinancing of Independence Plaza, a 1,328 unit residential complex in the Tribeca submarket of Manhattan. The interest-only non-recourse loan bears interest at a fixed rate of 5.84% and matures in June 2030. The loan replaced the previous $675,000,000 loan that was scheduled to mature in July 2025 and bore interest at 4.25%. PENN 11 On July 16, 2025, we completed a $450,000,000 refinancing of PENN 11, a 1,200,000 square foot Manhattan office building. The five-year interest-only loan matures in August 2030 and has a fixed rate of 6.35%. We paid down by $50,000,000 the prior $500,000,000 loan that bore interest at a rate of SOFR plus 2.06% (swapped to an all-in fixed rate of 6.28%) and was scheduled to mature in October 2025. The swap was terminated at the time of refinancing, and we received $130,000 of proceeds. 38 Overview - continued Financings - continued 4 Union Square South On August 12, 2025, we completed a $120,000,000 refinancing of 4 Union Square South, a 204,000 square foot Manhattan retail property. The ten-year interest-only loan matures in September 2035 and has a fixed rate of 5.64%. The loan replaced the previous $120,000,000 loan that bore interest at SOFR plus 1.50% and was scheduled to mature in August 2025. 650 Madison Avenue In October 2025, a joint venture, in which we own a 22.2% interest, received a notice of default (the “Notice”) on the $800,000,000 non-recourse mortgage loan secured by 650 Madison Avenue, a 601,000 square foot Manhattan office and retail property. The Notice asserted that the joint venture was in default under the loan agreement due to its failure to pay the full interest and reserve amounts due and owing under the loan agreement and that the joint venture’s obligations became immediately due and payable. In November 2025, the joint venture cured the default and the loan is currently in good standing. As previously announced in the fourth quarter of 2022, we wrote off our entire investment in 650 Madison Avenue and accordingly carry this investment at zero on our balance sheet and no longer record our share of net income (loss) from this investment. Alexander's Inc. ("Alexander's") On December 5, 2025, Alexander’s completed a $175,000,000 refinancing of Rego Park II shopping center, located in Queens, New York. The five-year interest-only loan matures in December 2030 and bears interest at a rate of SOFR plus 2.00%. Alexander’s paid down by $23,544,000 the prior $198,544,000 loan that bore interest at a rate of SOFR plus 1.45% and was scheduled to mature in December 2025. On December 23, 2025, Alexander’s entered into an agreement to restructure the $300,000,000 mortgage loan on the retail condominium portion of 731 Lexington Avenue, which previously bore interest at SOFR plus 1.51%. The restructured loan was split into (i) a $132,500,000 senior A-Note that was purchased by a wholly owned subsidiary of Alexander’s, which bears interest at a fixed rate of 7.00% and (ii) a $167,500,000 junior C-Note held by the lenders of the original loan, which accrues PIK interest at 4.55%. In addition, Alexander’s has the right to fund operating shortfalls, interest on the A-Note and capital for re-leasing at the property through a B-Note, which will be junior to the A-Note and senior to the C-Note. The B-Note bears interest at a fixed rate of 13.50%, except for loan amounts above $65,000,000 used to pay interest on the A-Note, which will bear interest at a fixed rate of 7.00%. The restructured loan matures in December 2035. 888 Seventh Avenue On December 10, 2025, the $244,543,000 non-recourse mortgage loan on 888 Seventh Avenue matured and was not repaid, at which time the lenders declared an event of default. The loan currently bears interest at a rate of SOFR plus 1.80% and provides for additional default interest of 3.00%. The default interest was waived for a ninety-day period. We have executed a term sheet with the lenders pursuant to which the lenders will forebear from exercising their remedies and will waive default interest until February 2027, subject to certain conditions. There can be no assurance that the forbearance agreement will be completed. 39 Overview - continued Leasing Activity For the Year Ended December 31, 2025 The leasing activity and related statistics below are based on leases signed during the period and are not intended to coincide with the commencement of rental revenue in accordance with accounting principles generally accepted in the United States of America (“GAAP”). Second generation relet space represents square footage that has not been vacant for more than nine months and tenant improvements and leasing commissions are based on our share of square feet leased during the period. (Square feet in thousands) New York 555 California Street Office(1) Retail THE MART Year Ended December 31, 2025 Total square feet leased 3,742  130  394  446  Our share of square feet leased: 3,510  103  394  312  Initial rent(2) $ 97.86  $ 186.34  $ 50.93  $ 117.28  Weighted average lease term (years) 11.3  9.4  8.0  10.8  Second generation relet space: Square feet 1,104  71  218  246  GAAP basis: Straight-line rent(3) $ 86.21  $ 151.71  $ 49.37  $ 133.94  Prior straight-line rent $ 78.12  $ 137.23  $ 49.85  $ 108.97  Percentage increase (decrease) 10.4  % 10.6  % (1.0) % 22.9  % Cash basis (non-GAAP): Initial rent(2) $ 90.69  $ 142.43  $ 53.25  $ 126.30  Prior escalated rent $ 84.10  $ 143.94  $ 56.11  $ 117.44  Percentage increase (decrease) 7.8  % (1.0) % (5.1) % 7.5  % Tenant improvements and leasing commissions: Per square foot $ 148.41  $ 146.78  $ 97.66  $ 192.27  Per square foot per annum $ 13.13  $ 15.61  $ 12.21  $ 17.80  Percentage of initial rent 13.4  % 8.4  % 24.0  % 15.2  % _______________________________ (1)The leasing statistics other than square feet leased, exclude the impact of the 1,076 square foot master lease to NYU at 770 Broadway. (2)Represents the cash basis weighted average starting rent per square foot, which is generally indicative of market rents. Most leases include free rent and periodic step-ups in rent which are not included in the initial cash basis rent per square foot but are included in the GAAP basis straight-line rent per square foot. (3)Represents the GAAP basis weighted average rent per square foot that is recognized over the term of the respective leases and includes the effect of free rent and periodic step-ups in rent. 40 Overview - continued Square footage (in service) and Occupancy as of December 31, 2025 (Square feet in thousands) Square Feet (in service) Number of properties Total Portfolio Our Share Occupancy % New York: Office 26 (1) 19,235  17,078  91.2 % Retail (includes retail properties that are in the base of our office properties) 45 (1) 2,030  1,659  79.4 % (2) Residential - 1,643 units(3) 2 (1) 1,196  604  95.5 % (3) Alexander's 5 2,108  683  94.6 % (3) 24,569  20,024  90.0 % Other: THE MART 3 3,697  3,695  81.5 % 555 California Street 3 1,820  1,274  88.9 % Other 13 (4) 3,271  1,470  82.4 % 8,788  6,439  Total square feet as of December 31, 2025 33,357  26,463  ________________________________________ See notes below. Square footage (in service) and Occupancy as of December 31, 2024 (Square feet in thousands) Square Feet (in service) Number of properties Total Portfolio Our Share Occupancy % New York: Office 30  (1) 18,714  16,024  88.8  % Retail (includes retail properties that are in the base of our office properties) 49  (1) 2,387  1,943  73.7  % Residential - 1,642 units(3) 2  (1) 1,196  604  96.6  % (3) Alexander's 5  2,067  670  99.1  % (3) 24,364  19,241  87.6 % Other: THE MART 3 3,703  3,694  80.1  % 555 California Street 3 1,821  1,275  92.0  % Other 11 2,537  1,202  86.5  % 8,061  6,171  Total square feet as of December 31, 2024 32,425  25,412  ________________________________________ (1)Reflects the Office, Retail and Residential space within our 56 and 61 total New York properties in service as of December 31, 2025 and 2024, respectively. (2)Reflects the impact of the 100 West 33rd Street retail space coming out of service during 2025. (3)The Alexander Apartment Tower (312 units) is reflected in Residential unit count and occupancy. (4)Reflects the reclassification of our 22.2% interest in 650 Madison Avenue (see page 39 for further details) and our Paramus administrative headquarters from “Office” to “Other” during the year ended December 31, 2025. 41 Critical Accounting Estimates In preparing the consolidated financial statements we have made estimates and assumptions that affect the reported amounts of assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting periods. Accounting estimates are deemed critical if they involve a significant level of estimation uncertainty and have had or are reasonably likely to have a material impact on our financial condition or results of operations. Below is a summary of the critical accounting estimates used in the preparation of our consolidated financial statements. A discussion of our accounting policies is included in Note 2 - Basis of Presentation and Significant Accounting Policies to our consolidated financial statements in this Annual Report on Form 10-K. Acquisitions of Real Estate Upon the acquisition of real estate, we assess whether the transaction should be accounted for as an asset acquisition or as a business combination. Acquisitions of integrated sets of assets and activities that do not meet the definition of a business are accounted for as asset acquisitions. Our acquisitions of real estate generally will not meet the definition of a business because substantially all of the fair value is concentrated in a single identifiable asset or group of similar identifiable assets (i.e. land, buildings, and related identified intangible assets). We assess the fair value of acquired assets (including land, buildings and improvements, identified intangibles, such as acquired above and below-market leases, acquired in-place leases and tenant relationships) and acquired liabilities and we allocate the purchase price on a relative fair value basis. We assess fair value based on estimated cash flow projections based on a number of factors such as historical operating results, known trends, and market/economic conditions and make key assumptions regarding the discount and capitalization rates used in our analyses. The use of different assumptions to value the acquired properties and allocate value between land and building could affect the revenues recognized over the terms of the leases at our properties and the expenses recognized over the property's estimated remaining useful life on our consolidated statements of income. Impairment Analyses for Investments in Real Estate and Unconsolidated Partially Owned Entities Our investments in consolidated properties, including any related right-of-use assets and intangible assets, and unconsolidated partially owned entities are individually reviewed for impairment whenever events or changes in circumstances indicate that the carrying amount may not be recoverable. For our unconsolidated partially owned entities, we consider various qualitative factors to determine if a decrease in the value of our investment is other-than-temporary during our intended holding period. Assessing impairment can be complex and involves a high degree of subjectivity in determining if impairment indicators are present and in estimating the future undiscounted cash flows or the fair value of an asset. In particular, these estimates are sensitive to significant assumptions, including the estimation of future rental revenues, operating expenses, capital expenditures, discount rates and capitalization rates and our intent and ability to hold the related asset, all of which could be affected by our expectations about future market or economic conditions. These estimates can have a significant impact on the undiscounted cash flows or estimated fair value of an asset and could thereby affect the value of our real estate investments on our consolidated balance sheets as well as any potential impairment losses recognized on our consolidated statements of income. Collectability Assessments for Revenue Recognition We evaluate on an individual lease basis whether it is probable that we will collect substantially all amounts due from our tenants and recognize changes in the collectability assessment of our operating leases as adjustments to rental revenue. Management exercises judgment in assessing collectability of tenant receivables and considers payment history, current credit status, publicly available information about the financial condition of the tenant, and other factors. Our assessment of the collectability of tenant receivables can have a significant impact on the rental revenue recognized in our consolidated statements of income. Recent Accounting Pronouncements See Note 2 – Basis of Presentation and Significant Accounting Policies to our consolidated financial statements in this Annual Report on Form 10-K for a discussion concerning recent accounting pronouncements. 42 NOI At Share by Segment for the Years Ended December 31, 2025 and 2024 NOI at share represents total revenues less operating expenses including our share of partially owned entities. NOI at share - cash basis represents NOI at share adjusted to exclude straight-line rental income and expense, amortization of acquired below and above market leases, accruals for ground rent resets yet to be determined, and other non-cash adjustments. We consider NOI at share to be the primary non-GAAP financial measure for making decisions and assessing the unlevered performance of our segments as it relates to the return on assets as opposed to the levered return on equity. As properties are bought and sold based on NOI at share - cash basis, we utilize this measure to make investment decisions as well as to compare the performance of our assets to that of our peers. NOI at share and NOI at share - cash basis should not be considered alternatives to net income or cash flow from operations and may not be comparable to similarly titled measures employed by other companies. Below is a summary of NOI at share and NOI at share - cash basis by segment for the years ended December 31, 2025 and 2024. (Amounts in thousands) For the Year Ended December 31, 2025 Total New York Other Total revenues $ 1,810,425  $ 1,476,522  $ 333,903  Operating expenses (919,959) (766,758) (153,201) NOI - consolidated 890,466  709,764  180,702  Deduct: NOI attributable to noncontrolling interests in consolidated subsidiaries (41,882) (13,846) (28,036) Add: NOI from partially owned entities 263,315  253,504  9,811  NOI at share 1,111,899  949,422  162,477  Non-cash adjustments for straight-line rents, amortization of acquired below-market leases, net and other (131,477) (130,602) (875) NOI at share - cash basis $ 980,422  $ 818,820  $ 161,602  (Amounts in thousands) For the Year Ended December 31, 2024 Total New York Other Total revenues $ 1,787,686  $ 1,471,997  $ 315,689  Operating expenses (927,796) (766,347) (161,449) NOI - consolidated 859,890  705,650  154,240  Deduct: NOI attributable to noncontrolling interests in consolidated subsidiaries (39,367) (12,899) (26,468) Add: NOI from partially owned entities 279,229  269,159  10,070  NOI at share 1,099,752  961,910  137,842  Non-cash adjustments for straight-line rents, amortization of acquired below-market leases, net and other (3,663) (17,888) 14,225  NOI at share - cash basis $ 1,096,089  $ 944,022  $ 152,067  43 NOI At Share by Segment for the Years Ended December 31, 2025 and 2024 - continued The elements of our New York and Other NOI at share for the years ended December 31, 2025 and 2024 are summarized below. (Amounts in thousands) For the Year Ended December 31, 2025 2024 New York: Office(1) $ 713,694  $ 706,592  Retail(2) 175,694  191,379  Residential 25,406  24,044  Alexander's 34,628  39,895  Total New York 949,422  961,910  Other: THE MART(3) 69,196  51,686  555 California Street 68,436  64,963  Other investments 24,845  21,193  Total Other 162,477  137,842  NOI at share $ 1,111,899  $ 1,099,752  ________________________________________ See notes below. The elements of our New York and Other NOI at share - cash basis for the years ended December 31, 2025 and 2024 are summarized below. (Amounts in thousands) For the Year Ended December 31, 2025 2024 New York: Office(4) $ 595,926  $ 698,138  Retail(2) 160,779  176,798  Residential 23,796  22,914  Alexander's 38,319  46,172  Total New York 818,820  944,022  Other: THE MART(3) 71,219  57,235  555 California Street 65,655  74,621  Other investments 24,728  20,211  Total Other 161,602  152,067  NOI at share - cash basis $ 980,422  $ 1,096,089  ________________________________________ (1)Increase is primarily due to revenue recognition on new leases partially offset by the impact of the NYU master lease at 770 Broadway, which included a $935,000 rent prepayment (see page 37 for further details). (2)2025 includes the impact of the sale of a portion of the 666 Fifth Avenue retail condominium (see page 38 for further details). (3)2025 includes the impact of a reversal of a prior period tax accrual resulting from a property tax reassessment. (4)Decrease is primarily due to (i) the impact of the NYU master lease at 770 Broadway, which included a $935,000 rent prepayment (see page 37 for further details), (ii) free rent periods on new leases commencing, and (iii) the April 2025 payment of $22,361 for prior period PENN 1 ground rent owed based on the rent reset determination (which is subject to the ongoing litigation described on page 37). 44 NOI At Share by Segment for the Years Ended December 31, 2025 and 2024 - continued Reconciliation of Net Income to NOI At Share and NOI At Share - Cash Basis for the Years Ended December 31, 2025 and 2024 Below is a reconciliation of net income to NOI at share and NOI at share - cash basis for the years ended December 31, 2025 and 2024. (Amounts in thousands) For the Year Ended December 31, 2025 2024 Net income $ 937,204  $ 20,116  Depreciation and amortization expense 462,201  447,500  General and administrative expense 156,115  148,520  Transaction related costs, impairment losses and other 2,531  5,242  Income from partially owned entities (141,310) (112,464) Interest and other investment income, net (55,113) (45,974) Gain on sales-type lease (803,248) —  Interest and debt expense 353,868  390,269  Net gains on disposition of wholly owned and partially owned assets (35,291) (16,048) Income tax expense 13,509  22,729  NOI from partially owned entities 263,315  279,229  NOI attributable to noncontrolling interests in consolidated subsidiaries (41,882) (39,367) NOI at share 1,111,899  1,099,752  Non-cash adjustments for straight-line rents, amortization of acquired below-market leases, net, and other (131,477) (3,663) NOI at share - cash basis $ 980,422  $ 1,096,089  NOI At Share by Region For the Year Ended December 31, 2025 2024 Region: New York metropolitan area 88 % 89 % Chicago, IL 6 % 5 % San Francisco, CA 6 % 6 % 100 % 100 % 45 Results of Operations – Year Ended December 31, 2025 Compared to December 31, 2024 Revenues Our revenues were $1,810,425,000 for the year ended December 31, 2025 compared to $1,787,686,000 in the prior year, an increase of $22,739,000. Below are the details of the increase by segment: (Amounts in thousands) (Decrease) increase due to: Total New York Other Rental revenues: Acquisitions, dispositions and other $ (53,018) $ (56,897) $ 3,879  Development and redevelopment 276  276  —  Trade shows 456  —  456  Same store operations 41,721  39,505  2,216  (10,565) (17,116) 6,551  Fee and other income: BMS cleaning fees 8,461  6,623  1,838  Management and leasing fees (3,116) (3,286) 170  Other income 27,959  18,304  9,655  33,304  21,641  11,663  Total increase in revenues $ 22,739  $ 4,525  $ 18,214  Expenses Our expenses were $1,551,744,000 for the year ended December 31, 2025 compared to $1,541,696,000 in the prior year, an increase of $10,048,000. Below are the details of the increase (decrease) by segment: (Amounts in thousands) (Decrease) increase due to: Total New York Other Operating: Acquisitions, dispositions and other $ (17,615) $ (17,615) $ —  Development and redevelopment (194) (194) —  Non-reimbursable expenses (57) (46) (11) Trade shows 601  —  601  BMS expenses 9,265  7,427  1,838  Same store operations 163  10,839  (10,676) (1) (7,837) 411  (8,248) Depreciation and amortization: Acquisitions, dispositions and other (14,959) (15,943) 984  Same store operations 29,660  27,682  1,978  14,701  11,739  2,962  General and administrative 7,595  2,810  4,785  Income from deferred compensation plan liability (1,700) —  (1,700) Transaction related costs, impairment losses and other (2,711) (2,952) 241  Total increase (decrease) in expenses $ 10,048  $ 12,008  $ (1,960) ________________________________________ (1)2025 includes the impact of a reversal of a prior period tax accrual resulting from a property tax reassessment. 46 Results of Operations – Year Ended December 31, 2025 Compared to December 31, 2024 - continued Income from Partially Owned Entities Below are the components of income from partially owned entities. (Amounts in thousands) Percentage Ownership as of December 31, 2025 For the Year Ended December 31, 2025 2024 Our share of net income (loss): Fifth Avenue and Times Square JV: Equity in net income(1) 51.5% $ 14,716  $ 43,451  Return on preferred equity, net of our share of the expense(2) 27,528  40,668  Net gain on sale 76,162  —  118,406  84,119  Partially owned office buildings(3)(4) Various (2,705) (839) Alexander's Inc. 32.4% 14,632  19,076  Other investments(5) Various 10,977  10,108  $ 141,310  $ 112,464  ________________________________________ (1)Decrease primarily due to the January 2025 sale of a portion of the 666 Fifth Avenue condominium and the April 2025 financing of 1535 Broadway, see page 38 for further details. (2)Decrease due to 2025 partial redemptions of our preferred equity interests. (3)Includes interests in 280 Park Avenue, 7 West 34th Street, 61 Ninth Avenue, 85 Tenth Avenue and others. (4)2025 includes the $11,002 gain associated with the sale of 512 West 22nd Street, see page 38 for further details. 2024 includes our $31,215 share of the debt extinguishment gain from the repayment of the 280 Park Avenue mezzanine loan. (5)Includes interests in Independence Plaza, Sunset Pier 94 Joint Venture (“Pier 94 JV”), Rosslyn Plaza and others. Interest and Other Investment Income, net The following table sets forth the details of interest and other investment income, net. (Amounts in thousands) For the Year Ended December 31, 2025 2024 Interest on cash and cash equivalents and restricted cash $ 37,531  $ 42,571  Interest on loans receivable 9,618  3,450  Income (loss) from real estate fund investments 6,047  (47) Change in fair value of marketable securities 1,917  —  $ 55,113  $ 45,974  47 Results of Operations – Year Ended December 31, 2025 Compared to December 31, 2024 - continued Interest and Debt Expense Interest and debt expense was $353,868,000 for the year ended December 31, 2025, compared to $390,269,000 in the prior year, a decrease of $36,401,000. This was primarily due to (i) $38,690,000 of lower interest expense resulting from lower average debt balances, (ii) $18,279,000 of lower amortization of interest rate cap premiums and (iii) $2,667,000 of lower amortization of deferred financing costs, partially offset by (iv) $12,564,000 of lower capitalized interest expense and (v) $11,494,000 of higher interest expense resulting from higher average interest rates, inclusive of the impact of our interest rate hedging instruments. Net Gains on Disposition of Wholly Owned and Partially Owned Assets Net gains on disposition of wholly owned and partially owned assets of $35,291,000 for the year ended December 31, 2025, consists of (i) $21,080,000 from the sale of three condominium units and ancillary amenities at 220 CPS and (ii) $14,211,000 from the sale of eight Canal Street residential condominium units and two retail condominium units. Net gains on disposition of wholly owned and partially owned assets of $16,048,000 for the year ended December 31, 2024, consists of (i) $15,175,000 from the sale of two condominium units at 220 CPS and (ii) $873,000 from the sale of our 49.9% interest in 50-70 West 93rd Street to our joint venture partner. Income Tax Expense Income tax expense was $13,509,000 for the year ended December 31, 2025, compared to $22,729,000 in the prior year, a decrease of $9,220,000. This was primarily due to lower income tax expense incurred by our taxable REIT subsidiaries. Net Loss Attributable to Noncontrolling Interests in Consolidated Subsidiaries Net loss attributable to noncontrolling interests in consolidated subsidiaries was $41,622,000 for the year ended December 31, 2025, compared to $51,131,000 in the prior year, a decrease of $9,509,000.  Same Store Net Operating Income At Share Same store NOI at share represents NOI at share from operations which are in service in both the current and prior year reporting periods. Same store NOI at share - cash basis is same store NOI at share adjusted to exclude straight-line rental income and expense, amortization of acquired below and above market leases, accruals for ground rent resets yet to be determined, and other non-cash adjustments. We use these non-GAAP measures to (i) facilitate meaningful comparisons of the operational performance of our properties and segments, (ii) make decisions on whether to buy, sell or refinance properties, and (iii) compare the performance of our properties and segments to those of our peers. Same store NOI at share and same store NOI at share - cash basis should not be considered alternatives to net income or cash flow from operations and may not be comparable to similarly titled measures employed by other companies. Below are reconciliations of NOI at share to same store NOI at share for our New York segment, THE MART, 555 California Street and other investments for the year ended December 31, 2025 compared to December 31, 2024. (Amounts in thousands) Total New York THE MART 555 California Street Other NOI at share for the year ended December 31, 2025 $ 1,111,899  $ 949,422  $ 69,196  $ 68,436  $ 24,845  Less NOI at share from: Dispositions (4,953) (4,691) (262) —  —  Development properties (17,127) (17,127) —  —  —  Other non-same store income, net (61,565) (33,847) (139) (2,734) (24,845) Same store NOI at share for the year ended December 31, 2025 $ 1,028,254  $ 893,757  $ 68,795  $ 65,702  $ —  NOI at share for the year ended December 31, 2024 $ 1,099,752  $ 961,910  $ 51,686  $ 64,963  $ 21,193  Less NOI at share from: Dispositions (19,813) (19,347) (466) —  —  Development properties (33,914) (33,914) —  —  —  Other non-same store income, net (70,025) (48,706) —  (126) (21,193) Same store NOI at share for the year ended December 31, 2024 $ 976,000  $ 859,943  $ 51,220  $ 64,837  $ —  Increase in same store NOI at share $ 52,254  $ 33,814  $ 17,575  $ 865  $ —  % increase in same store NOI at share 5.4  % 3.9  % 34.3  % 1.3  % —  % 48 Results of Operations – Year Ended December 31, 2025 Compared to December 31, 2024 - continued Same Store Net Operating Income At Share - continued Below are reconciliations of NOI at share - cash basis to same store NOI at share - cash basis for our New York segment, THE MART, 555 California Street and other investments for the year ended December 31, 2025 compared to December 31, 2024. (Amounts in thousands) Total New York THE MART 555 California Street Other NOI at share - cash basis for the year ended December 31, 2025 $ 980,422  $ 818,820  $ 71,219  $ 65,655  $ 24,728  Less NOI at share - cash basis from: Dispositions (5,304) (5,040) (264) —  —  Development properties (16,167) (16,167) —  —  —  Other non-same store income, net (35,208) (7,067) (153) (3,260) (24,728) Same store NOI at share - cash basis for the year ended December 31, 2025 $ 923,743  $ 790,546  $ 70,802  $ 62,395  $ —  NOI at share - cash basis for the year ended December 31, 2024 $ 1,096,089  $ 944,022  $ 57,235  $ 74,621  $ 20,211  Less NOI at share - cash basis from: Dispositions (16,942) (16,524) (418) —  —  Development properties (32,707) (32,707) —  —  —  Other non-same store income, net (68,594) (48,240) —  (143) (20,211) Same store NOI at share - cash basis for the year ended December 31, 2024 $ 977,846  $ 846,551  $ 56,817  $ 74,478  $ —  (Decrease) increase in same store NOI at share - cash basis $ (54,103) $ (56,005) $ 13,985  $ (12,083) $ —  % (decrease) increase in same store NOI at share - cash basis (5.5) % (6.6) % 24.6  % (16.2) % —  % Related Party Transactions See Note 22 - Related Party Transactions to our consolidated financial statements in this Annual Report on Form 10-K for a discussion concerning related party transactions. 49 Liquidity and Capital Resources Our cash requirements include property operating expenses, capital improvements, tenant improvements, debt service, leasing commissions, dividends to our shareholders, distributions to unitholders of the Operating Partnership, as well as acquisition and development and redevelopment costs. The sources of liquidity to fund these cash requirements include rental revenue, which is our primary source of cash flow and is dependent upon the occupancy and rental rates of our properties; proceeds from debt financings, including mortgage loans, senior unsecured borrowings, unsecured term loans and unsecured revolving credit facilities; proceeds from the issuance of common and preferred equity; and asset sales. As of December 31, 2025, we had $2.4 billion of liquidity comprised of $978 million of cash and cash equivalents and restricted cash and $1.4 billion available on our $2.2 billion revolving credit facilities. The ongoing challenges posed by fluctuations in interest rates and the effects of inflation could adversely impact our cash flow from continuing operations but we anticipate that cash flow from continuing operations over the next twelve months together with cash balances on hand will be adequate to fund our business operations, cash distributions to unitholders of the Operating Partnership, cash dividends to our shareholders, debt amortization and recurring capital expenditures. Capital requirements for development and redevelopment expenditures and acquisitions may require funding from borrowings, equity offerings and/or asset sales. We may from time to time repurchase or retire our outstanding debt securities or repurchase or redeem our equity securities. Such purchases, if any, will depend on prevailing market conditions, liquidity requirements and other factors. The amounts involved in connection with these transactions could be material to our consolidated financial statements. In April 2023, our Board of Trustees authorized the repurchase of up to $200,000,000 of our outstanding common shares under a share repurchase plan. As of December 31, 2025, $119,895,000 remained available and authorized for repurchases. Summary of Cash Flows Cash and cash equivalents and restricted cash was $977,546,000 as of December 31, 2025, a $27,927,000 increase from the balance as of December 31, 2024. Our cash flow activities are summarized as follows: (Amounts in thousands) For the Year Ended December 31, Increase (Decrease) in Cash Flow 2025 2024 Net cash provided by operating activities $ 1,258,385  $ 537,723  $ 720,662  Net cash provided by (used in) investing activities 115,507  (597,365) 712,872  Net cash used in financing activities (1,345,965) (252,323) (1,093,642) $ 27,927  $ (311,965) $ 339,892  Operating Activities Net cash provided by operating activities primarily consists of cash inflows from rental revenues and operating distributions from our unconsolidated partially owned entities less cash outflows for property expenses, general and administrative expenses and interest expense. For the year ended December 31, 2025, net cash provided by operating activities of $1,258,385,000 was comprised of $1,439,616,000 of cash from operations, including distributions of income from partially owned entities of $114,754,000 and a net decrease of $181,231,000 in cash due to the timing of cash receipts and payments related to changes in operating assets and liabilities. 50 Liquidity and Capital Resources - continued Summary of Cash Flows - continued Investing Activities Net cash flow provided by (used in) investing activities is impacted by the timing and extent of our development, capital improvement, acquisition and disposition activities during the year. The following table details the net cash provided by (used in) investing activities: (Amounts in thousands) For the Year Ended December 31, Increase (Decrease) in Cash Flow 2025 2024 Proceeds from partial redemption of Fifth Avenue and Times Square JV preferred equity $ 749,000  $ —  $ 749,000  Acquisitions of real estate and other (296,681) —  (296,681) Additions to real estate (268,258) (222,739) (45,519) Development costs and construction in progress (144,609) (242,874) 98,265  Proceeds from sales of real estate and other 58,339  2,000  56,339  Distributions of capital from partially owned entities 50,927  —  50,927  Proceeds from sale of condominium units and ancillary amenities at 220 Central Park South 37,374  31,605  5,769  Investments in partially owned entities (35,585) (115,357) 79,772  Investment in loan receivable (35,000) (50,000) 15,000  Net cash provided by (used in) investing activities $ 115,507  $ (597,365) $ 712,872  Financing Activities Net cash flow used in financing activities is impacted by the timing and extent of issuances of debt and equity securities, distributions paid to common shareholders and unitholders of the Operating Partnership as well as principal and other repayments associated with our outstanding debt. The following table details the net cash used in financing activities: (Amounts in thousands) For the Year Ended December 31, (Decrease) Increase in Cash Flow 2025 2024 Repayments of borrowings $ (1,903,513) $ (97,439) $ (1,806,074) Proceeds from borrowings 835,794  75,000  760,794  Dividends paid on common shares/Distributions to Vornado (141,277) (141,103) (174) Dividends paid on preferred shares/Distributions to preferred unitholders (62,104) (62,112) 8  Repurchase of common shares/Class A units owned by Vornado (50,991) —  (50,991) Distributions to redeemable security holders and noncontrolling interests in consolidated subsidiaries (23,067) (18,156) (4,911) Deferred financing costs (7,478) (13,870) 6,392  Contributions from noncontrolling interests in consolidated subsidiaries 6,712  5,300  1,412  Other financing activity, net (41) 57  (98) Net cash used in financing activities $ (1,345,965) $ (252,323) $ (1,093,642) Dividends We anticipate that our common share dividend policy for 2026 will be to pay one common share dividend in the fourth quarter. If Vornado’s Board of Trustees were to declare a dividend consistent with our 2025 common share dividend of $0.74, the Operating Partnership would be required to distribute approximately (i) $141,000,000 of cash to Vornado for distribution to its common shareholders and (ii) $12,300,000 of cash to third party Class A unitholders. Additionally, during 2026, Vornado expects to pay approximately $62,000,000 of cash dividends on preferred shares based on the number of preferred shares outstanding as of December 31, 2025. 51 Liquidity and Capital Resources - continued Debt We have an effective shelf registration for the offering of our equity and debt securities that is not limited in amount due to our status as a “well-known seasoned issuer.” We have issued senior unsecured notes from a shelf registration statement that contain financial covenants that restrict our ability to incur debt, and that require us to maintain a level of unencumbered assets based on the level of our secured debt. Our unsecured revolving credit facilities and unsecured term loan contain financial covenants that require us to maintain minimum interest coverage and maximum debt to market capitalization ratios, and provide for increased interest rates in the event of a decline in the credit rating assigned to our senior unsecured notes. Our unsecured revolving credit facilities and unsecured term loan also contain customary conditions precedent to borrowing, including representations and warranties, and contain customary events of default that could give rise to accelerated repayment, including such items as failure to pay interest or principal. As of December 31, 2025, we were in compliance with all of the financial covenants required by our senior unsecured notes, our unsecured revolving credit facilities and our unsecured term loan. A summary of our consolidated debt as of December 31, 2025 is presented below. (Amounts in thousands) As of December 31, 2025 Consolidated debt: Balance Weighted Average Interest Rate(1) Fixed rate(2) $ 5,490,000  4.49% Variable rate(3) 1,724,457    5.48%(4) Total 7,214,457  4.73% Deferred financing costs, net and other (28,829) Total, net $ 7,185,628  _______________________________________ (1)Represents the interest rate in effect as of period end based on the appropriate reference rate as of the contractual reset date plus contractual spread, adjusted for hedging instruments, as applicable. (2)Includes variable rate debt with interest rates fixed by interest rate swap arrangements. (3)Includes variable rate debt subject to interest rate cap arrangements with a total notional amount of $1,210,000, of which $645,000 is attributable to noncontrolling interests. The interest rate cap arrangements have a weighted average strike rate of 4.47% and a weighted average remaining term of eight months. (4)Excludes additional 3.00% default interest on the 606 Broadway mortgage loan. During 2026 and 2027, $925,000,000 and $2,400,420,000, respectively, of our outstanding consolidated debt matures, assuming the exercise of as-of-right extension options. We may refinance this maturing debt as it comes due, repay it using cash and cash equivalents or our unsecured revolving credit facilities or seek to restructure the debt to reflect current market conditions. The 2026 and 2027 debt maturities disclosed above exclude the $244,543,000 888 Seventh Avenue mortgage loan and the $74,494,000 606 Broadway mortgage loan which are in maturity default. We may also refinance or restructure other outstanding debt depending on prevailing market conditions, liquidity requirements and other factors. The amounts involved in connection with these transactions could be material to our consolidated financial statements. Details of 2025 financing activities are provided in the “Overview” of Management’s Discussion and Analysis of Financial Condition and Results of Operations. The contractual principal and interest repayments schedule of our consolidated debt as of December 31, 2025 is presented below. The below excludes the $244,543,000 888 Seventh Avenue mortgage loan and the $74,494,000 606 Broadway mortgage loan which are in maturity default. (Amounts in thousands) Total Less than 1 Year 1 – 3 Years 3 – 5 Years Thereafter Notes and mortgages payable $ 5,245,709  $ 737,722  $ 3,469,977  $ 532,855  $ 505,155  Senior unsecured notes due 2026 403,607  403,607  —  —  —  Senior unsecured notes due 2031 414,491  11,900  23,800  23,800  354,991  Unsecured term loan(1) 867,557  35,047  832,510  —  —  Revolving credit facilities(1) 776,756  29,207  747,549  —  —  Total contractual principal(2) and interest(3) repayments $ 7,708,120  $ 1,217,483  $ 5,073,836  $ 556,655  $ 860,146  ________________________________________ (1)On January 7, 2026, we completed a refinancing of our $1,250,000 unsecured revolving credit facility ($720,420 drawn as of December 31, 2025) and our $800,000 unsecured term loan. See Note 24 - Subsequent Events for further details. (2)Based on the contractual maturity of our loans, including as-of-right extension options, as of December 31, 2025. (3)Estimated interest for variable rate debt based on the Term SOFR curve available as of December 31, 2025. 52 Liquidity and Capital Resources - continued Capital Expenditures Capital expenditures consist of expenditures to maintain and improve assets, tenant improvement allowances and leasing commissions. During 2026, we expect to spend $440,000,000 of capital expenditures for our consolidated properties. We plan to fund these capital expenditures from operating cash flow, existing liquidity, and/or borrowings. Our partially owned non-consolidated subsidiaries typically fund their capital expenditures without any additional equity contribution from us. Development and Redevelopment Projects and Opportunities Development and redevelopment expenditures consist of all hard and soft costs associated with the development and redevelopment of a property. We plan to fund these development and redevelopment expenditures from operating cash flow, existing liquidity, and/or borrowings. See detailed discussion below for our current development and redevelopment projects. PENN District PENN 2 We are redeveloping PENN 2, a 1,825,000 square foot (as expanded) office building, located on the west side of Seventh Avenue between 31st and 33rd Street. The development cost of this project is estimated to be $750,000,000, of which $724,843,000 of cash has been expended as of December 31, 2025. We are also making districtwide improvements within the PENN District. The development cost of these improvements is estimated to be $100,000,000, of which $80,196,000 of cash has been expended as of December 31, 2025. Sunset Pier 94 Studios On August 28, 2023, we, together with Hudson Pacific Properties and Blackstone Inc., formed a joint venture to develop Pier 94 into a 266,000 square foot purpose-built studio campus in Manhattan. We own a 49.9% equity interest in the joint venture. The development cost of the project is estimated to be $350,000,000, which will be funded with $183,200,000 of construction financing ($143,870,000 drawn as of December 31, 2025) and $166,800,000 of equity contributions. Our share of equity contributions was funded by (i) our $40,000,000 Pier 94 leasehold interest contribution and (ii) $34,000,000 of cash contributions, which are net of an estimated $9,000,000 for our share of development fees and reimbursement for overhead costs incurred by us. During 2024, we fully funded our share of equity and cash contributions. 623 Fifth Avenue Office Condominium We are redeveloping the 623 Fifth Avenue office condominium, a 36-story, 383,000 square foot building situated above the flagship Saks Fifth Avenue department store, into a premier boutique office building. We purchased the property in September 2025 for $218,000,000 and at closing, borrowed $145,420,000 under our revolving credit facility to partially finance the acquisition. The development cost of this project, including the cost of acquiring the property, is estimated to be $450,000,000, of which $222,644,000 of cash has been expended as of December 31, 2025. We expect to complete the redevelopment for delivery to tenants in 2027. 350 Park Avenue On December 18, 2025, an affiliate of Kenneth C. Griffin, Citadel Enterprise Americas LLC’s (“Citadel”) Founder and CEO (“KG”), exercised an option to acquire at least a 60% interest in a joint venture (the “350 Park JV”) that would develop the 350 Park Avenue site (the “Investment Option”). Vornado and the Rudin Family, via a joint venture (the “Vornado/Rudin JV”), have the option to acquire an interest between 23% and 40% in the 350 Park JV (with Vornado having an effective ownership ranging from 21% to 36%). 350 Park JV would combine 350 Park Avenue with 39 East 51st Street (owned by the Vornado/Rudin JV) and 40 East 52nd Street (owned by the Rudin Family) to build a new 1,850,000 square foot office tower (the “350 Park Site”) with Citadel as the anchor tenant. The Vornado/Rudin JV has until July 2026 to determine whether to enter into the 350 Park JV with KG or to exercise the option to put the 350 Park Site to KG for $1.2 billion ($900,000,000 to Vornado). The Investment Option closing is subject to the satisfaction of certain conditions. We are also evaluating other development and redevelopment opportunities at certain of our properties in Manhattan including, in particular, the PENN District. There can be no assurance that the above projects will be completed, completed on schedule or within budget. 53 Liquidity and Capital Resources - continued Other Obligations We have contractual cash obligations for certain properties that are subject to long-term ground and building leases. During 2026, $47,205,000 of lease payments are due, including fair market rent resets accounted for as variable rent. For 2027 and thereafter, we have $1,784,297,667 of future lease payments. We believe that our operating cash flow will be adequate to fund these lease payments. Our future lease payments disclosed above include payments for our PENN 1 ground lease based on the April 2025 arbitration panel ruling. The PENN 1 ground lease is subject to fair market value resets at each of the three 25-year renewal periods. The first renewal period commenced June 2023 and, together with our second option exercise in January 2022, extends the lease term through June 2073. On April 22, 2025, an arbitration panel (the “Panel”) appointed to determine the ground rent payable for the 25-year period beginning June 17, 2023 determined that the annual rent payable will be $15,000,000 or $20,220,000, depending on the outcome of litigation described in the following paragraph. On July 21, 2025, the ground lessor filed a motion in New York County Supreme Court to vacate the Panel’s ground rent determination. On October 31, 2025, the court granted the ground lessor’s motion. We believe the decision is without merit and are appealing the court’s decision. Further, litigation is currently pending between the parties in New York County Supreme Court regarding the existence of a sublease potentially affecting the value of the land parcel. The court denied our motion to dismiss that action and, in January 2026, the appellate court affirmed that decision. That sublease litigation is now continuing in front of the lower court. Under the Panel’s decision (assuming the aforementioned vacatur decision that we are appealing is reversed), if the fee owner prevails in a final judgment in that litigation, the annual rent for the 25-year term will be $20,220,000, retroactive to June 17, 2023. We are paying based on the $15,000,000 annual rent. Insurance For our properties, we maintain general liability insurance with limits of $300,000,000 per occurrence and per property, of which $275,000,000, includes communicable disease coverage, and we maintain all risk property and rental value insurance with limits of $2.0 billion per occurrence, with sub-limits for certain perils such as flood and earthquake, excluding communicable disease coverage. Our California properties have earthquake insurance with coverage of $350,000,000 per occurrence and in the aggregate, subject to a deductible in the amount of 5% of the value of the affected property. We maintain coverage for certified terrorism acts with limits of $6.0 billion per occurrence and in the aggregate (as listed below), $1.2 billion for non-certified acts of terrorism, and $5.0 billion per occurrence and in the aggregate for terrorism involving nuclear, biological, chemical and radiological (“NBCR”) terrorism events, as defined by the Terrorism Risk Insurance Act of 2002, as amended to date and which has been extended through December 2027. Penn Plaza Insurance Company, LLC (“PPIC”), our wholly owned consolidated subsidiary, acts as a re-insurer with respect to a portion of all risk property and rental value insurance and a portion of our earthquake insurance coverage, and as a direct insurer for coverage for acts of terrorism including NBCR acts. Coverage for acts of terrorism (excluding NBCR acts) is fully reinsured by third party insurance companies and the Federal government with no exposure to PPIC. For NBCR acts, PPIC is responsible for a deductible of $2,424,264 and 20% of the balance of a covered loss and the Federal government is responsible for the remaining portion of a covered loss. We are ultimately responsible for any loss incurred by PPIC. Certain condominiums in which we own an interest (including the Farley Condominiums) maintain insurance policies with different per occurrence and aggregate limits than our policies described above. We continue to monitor the state of the insurance market and the scope and costs of coverage for acts of terrorism and other events. However, we cannot anticipate what coverage will be available on commercially reasonable terms in the future. We are responsible for uninsured losses and for deductibles and losses in excess of our insurance coverage, which could be material. Our debt instruments, consisting of mortgage loans secured by our properties, senior unsecured notes and revolving credit agreements contain customary covenants requiring us to maintain insurance. Although we believe that we have adequate insurance coverage for purposes of these agreements, we may not be able to obtain an equivalent amount of coverage at reasonable costs in the future. Further, if lenders insist on greater coverage than we are able to obtain it could adversely affect our ability to finance or refinance our properties and expand our portfolio. Other Commitments and Contingencies We are from time to time involved in legal actions arising in the ordinary course of business. In our opinion, after consultation with legal counsel, the outcome of such matters is not currently expected to have a material adverse effect on our financial position, results of operations or cash flows. Each of our properties has been subjected to varying degrees of environmental assessment at various times. The environmental assessments did not reveal any material environmental contamination. However, there can be no assurance that the identification of new areas of contamination, changes in the extent or known scope of contamination, the discovery of additional sites, or changes in cleanup requirements would not result in significant costs to us.  54 Liquidity and Capital Resources - continued Other Commitments and Contingencies - continued We may, from time to time, enter into guarantees including, but not limited to, payment guarantees to lenders of unconsolidated joint ventures for tax purposes, completion guarantees for development and redevelopment projects, and guarantees to fund leasing costs. These agreements terminate either upon the satisfaction of specified obligations or repayment of the underlying loans. As of December 31, 2025, the aggregate dollar amount of these guarantees is approximately $438,194,000, including the $300,000,000 payment guarantee for the mortgage loan secured by 7 West 34th Street, which was extinguished in January 2026 when the mortgage loan was refinanced, and partial payment guarantees on 435 Seventh Avenue and 150 West 34th Street. Other than these loans, our mortgage loans are non-recourse to us. As of December 31, 2025, $25,769,000 of letters of credit were outstanding under our unsecured revolving credit facilities. Our unsecured revolving credit facilities contain financial covenants that require us to maintain minimum interest coverage and maximum debt to market capitalization ratios, and provide for increased interest rates in the event of a decline in the credit rating assigned to our senior unsecured notes. Our unsecured revolving credit facilities also contain customary conditions precedent to borrowing, including representations and warranties, and also contain customary events of default that could give rise to accelerated repayment, including such items as failure to pay interest or principal. Our 95% consolidated joint venture (5% is owned by Related Companies ("Related")) developed and owns the Farley Building. In connection with the development of the property, the joint venture admitted a historic Tax Credit Investor partner. Under the terms of the historic tax credit arrangement, the joint venture is required to comply with various laws, regulations, and contractual provisions. Non-compliance with applicable requirements could result in projected tax benefits not being realized and, therefore, may require a refund or reduction of the Tax Credit Investor’s capital contributions. As of December 31, 2025, the Tax Credit Investor has made $209,661,000 in capital contributions. Vornado and Related have guaranteed certain of the joint venture’s obligations to the Tax Credit Investor. As of December 31, 2025, we had construction commitments aggregating approximately $11,471,000. 55 Funds From Operations Vornado Realty Trust FFO is computed in accordance with the definition adopted by the Board of Governors of the National Association of Real Estate Investment Trusts (“NAREIT”). NAREIT defines FFO as GAAP net income or loss adjusted to exclude net gains from sales of certain real estate assets, impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity, depreciation and amortization expense from real estate assets and other specified items, including the pro rata share of such adjustments of unconsolidated subsidiaries. FFO and FFO per diluted share are non-GAAP financial measures used by management, investors and analysts to facilitate meaningful comparisons of operating performance between periods and among our peers because it excludes the effect of real estate depreciation and amortization and net gains on sales, which are based on historical costs and implicitly assume that the value of real estate diminishes predictably over time, rather than fluctuating based on existing market conditions. FFO does not represent cash generated from operating activities and is not necessarily indicative of cash available to fund cash requirements and should not be considered as an alternative to net income as a performance measure or cash flow as a liquidity measure. FFO may not be comparable to similarly titled measures employed by other companies. The calculations of both the numerator and denominator used in the computation of income per share are disclosed in Note 13 – Income Per Share and Per Class A Unit, in our consolidated financial statements in Part II, Item 8 of this Annual Report on Form 10-K. Details of certain items that impact FFO are discussed in the financial results summary of our “Overview.” Below is a reconciliation of net income attributable to common shareholders to FFO attributable to common shareholders plus assumed conversions for the years ended December 31, 2025 and 2024. (Amounts in thousands, except per share amounts) For the Year Ended December 31, 2025 2024 Reconciliation of net income attributable to common shareholders to FFO attributable to common shareholders plus assumed conversions: Net income attributable to common shareholders $ 842,851  $ 8,275  Per diluted share $ 4.20  $ 0.04  FFO adjustments: Depreciation and amortization of real property $ 411,114  $ 399,694  Real estate impairment losses 542  —  Gain on sales-type lease (803,248) —  Net gains on sale of real estate (300) (873) Change in fair value of marketable securities (1,917) —  Our share of partially owned entities: Depreciation and amortization of real property 94,867  101,195  Net gains on sale of real estate (90,762) —  FFO adjustments, net (389,704) 500,016  Impact of assumed conversion of dilutive convertible securities 1,409  1,549  Noncontrolling interests' share of above adjustments on a dilutive basis 32,270  (39,819) FFO attributable to common shareholders plus assumed conversions $ 486,826  $ 470,021  Per diluted share $ 2.42  $ 2.37  Reconciliation of weighted average shares outstanding: Weighted average common shares outstanding 191,759  190,539  Effect of dilutive securities: Share-based payment awards 7,976  6,087  Convertible securities 1,314  1,556  Denominator for FFO per diluted share 201,049  198,182  56