•GAAP net income of $0.12 per diluted common share

•Distributable earnings1 of $0.25, or $0.30 per diluted common share, excluding $10.5 million of realized losses from the sale of two real estate owned properties

•Declares cash dividend on common stock of $0.30 per share

•Significant improvements to the right side of our balance sheet:

◦Closed our first build-to-rent collateralized securitization vehicle totaling $801.9 million with improved terms over our warehouse lines

◦In July 2025, issued $500.0 million of 7.875% senior unsecured notes due 2030 to repay $287.5 million of convertible senior notes and add ~$200 million of liquidity

•Servicing portfolio of ~$33.76 billion, agency loan originations of $857.1 million

•Structured loan portfolio of ~$11.61 billion, originations of $716.5 million and runoff of $519.7 million

•Foreclosed on six loans totaling $188.2 million and sold four real estate owned properties totaling $114.5 million

Uniondale, NY, August 1, 2025 -- Arbor Realty Trust, Inc. (NYSE: ABR), today announced financial results for the second quarter ended June 30, 2025. Arbor reported net income for the quarter of $24.0 million, or $0.12 per diluted common share, compared to net income of $47.4 million, or $0.25 per diluted common share for the quarter ended June 30, 2024. Distributable earnings for the quarter was $52.1 million, or $0.25 per diluted common share, compared to $91.6 million, or $0.45 per diluted common share for the quarter ended June 30, 2024.

For the quarter ended June 30, 2025, the Agency Business generated revenues of $64.5 million, compared to $62.9 million for the first quarter of 2025. Gain on sales, including fee-based services, net was $13.7 million for the quarter, reflecting a margin of 1.69%, compared to $12.8 million and 1.75% for the first quarter of 2025. Income from mortgage servicing rights was $10.9 million for the quarter, reflecting a rate of 1.28% as a percentage of loan commitments, compared to $8.1 million and 1.26% for the first quarter of 2025.

At June 30, 2025, loans held-for-sale was $361.4 million, with financing associated with these loans totaling $329.5 million.

The Company’s fee-based servicing portfolio totaled $33.76 billion at June 30, 2025. Servicing revenue, net was $27.4 million for the quarter and consisted of servicing revenue of $45.2 million, net of amortization of mortgage servicing rights totaling $17.8 million.

Loans sold under the Fannie Mae program contain an obligation to partially guarantee the performance of the loan (“loss-sharing obligations”) and includes $35.0 million for the fair value of the guarantee obligation undertaken at June 30, 2025. The Company recorded a $4.0 million net provision for loss sharing associated with CECL for the second quarter of 2025. At June 30, 2025, the Company’s total CECL allowance for loss-sharing obligations was $54.8 million, representing 0.24% of the Fannie Mae servicing portfolio.

At June 30, 2025, the loan and investment portfolio’s unpaid principal balance ("UPB"), excluding loan loss reserves, was $11.61 billion, with a weighted average interest rate of 7.03%, compared to $11.49 billion and 6.94% at March 31, 2025. Including certain fees earned and costs associated with the loan and investment portfolio, the weighted average interest rate was 7.86% at June 30, 2025, compared to 7.85% at March 31, 2025.

The average balance of the Company’s loan and investment portfolio during the second quarter of 2025, excluding loan loss reserves, was $11.53 billion with a weighted average yield of 7.95%, compared to $11.39 billion and 8.15% for the first quarter of 2025. The decrease in yield was primarily due to non-performing and foreclosed on loans in the second quarter of 2025.

During the second quarter of 2025, the Company recorded a $16.1 million net provision for loan losses associated with CECL. At June 30, 2025, the Company’s total allowance for loan losses was $243.3 million. The Company had nineteen non-performing loans with a UPB of $471.8 million, before related loan loss reserves of $36.4 million, compared to twenty-three loans with a UPB of $511.1 million, before loan loss reserves of $35.3 million at March 31, 2025.

In addition, at June 30, 2025, the Company had three loans with a total UPB of $56.9 million that were less than 60 days past due classified as non-accrual, compared to five loans with a total UPB of $142.8 million (before related loan loss reserves of $7.3 million) at March 31, 2025. Interest income on these loans is only being recorded to the extent cash is received.

During the second quarter of 2025, the Company modified eight loans to borrowers experiencing financial difficulty with a total UPB of $251.9 million, primarily all of which had borrowers investing additional capital to recapitalize their deals. Six of these loans with a total UPB of $144.9 million, contained interest rates based on pricing over SOFR ranging from 3.25% to 4.50% and were modified to provide temporary rate relief through a pay and accrual feature. At June 30, 2025, these modified loans had a weighted average pay rate of 5.50% and a weighted average accrual rate of 2.78%. In addition, of the total modified loans for the second quarter, $47.7 million were less than 60 days past due and $11.2 million were non-performing at March 31, 2025, and are now current in accordance with their modified terms.

The balance of debt that finances the Company’s loan and investment portfolio at June 30, 2025 was $9.61 billion with a weighted average interest rate including fees of 6.88%, as compared to $9.49 billion and a rate of 6.82% at March 31, 2025.

The average balance of debt that finances the Company’s loan and investment portfolio for the second quarter of 2025 was $9.52 billion, as compared to $9.42 billion for the first quarter of 2025. The average cost of borrowings for the second quarter of 2025 was 6.99%, compared to 6.96% for the first quarter of 2025.

In May 2025, the Company completed its first build-to-rent collateralized securitization vehicle totaling $801.9 million, of which $682.6 million consisted of investment grade notes, with the Company retaining subordinate interests in the vehicle of $119.3 million and $41.0 million of the investment grade notes. The vehicle included $50 million in ramp-up capacity for acquiring additional loans within 180 days of closing, a two-year replenishment period and a $200 million senior revolving note to support construction advances and future reinvestment during the replenishment period.

The investment grade-rated notes placed with investors had an initial weighted average spread of 2.48% over SOFR, excluding fees and transaction costs.

In July 2025, the Company issued $500.0 million of its 7.875% senior unsecured notes due July 2030 through a private offering. The Company is using the net proceeds of this offering to pay down debt and for general corporate purposes.

The Company announced today that its Board of Directors has declared a quarterly cash dividend of $0.30 per share of common stock for the quarter ended June 30, 2025. The dividend is payable on August 29, 2025 to common stockholders of record on August 15, 2025.

The Company will host a conference call today at 10:00 a.m. Eastern Time. A live webcast and replay of the conference call will be available at www.arbor.com in the investor relations section of the Company’s website, or you can access the call telephonically at least ten minutes prior to the conference call. The dial-in numbers are (800) 343-4136 for domestic callers and (203) 518-9843 for international callers. Please use participant passcode ABRQ225 when prompted by the operator.

A telephonic replay of the call will be available until August 8, 2025. The replay dial-in numbers are (800) 839-8531 for domestic callers and (402) 220-6074 for international callers.

Arbor Realty Trust, Inc. (NYSE: ABR) is a nationwide real estate investment trust and direct lender, providing loan origination and servicing for multifamily, single-family rental (SFR) portfolios, and other diverse commercial real estate assets. Headquartered in New York, Arbor manages a multibillion-dollar servicing portfolio, specializing in government-sponsored enterprise products. Arbor is a leading Fannie Mae DUS® lender and Freddie Mac Optigo® Seller/Servicer, and an approved FHA Multifamily Accelerated Processing (MAP) lender. Arbor’s product platform also includes bridge, CMBS, mezzanine and preferred equity loans. Rated by Standard and Poor’s and Fitch Ratings, Arbor is committed to building on its reputation for service, quality, and customized solutions with an unparalleled dedication to providing our clients excellence over the entire life of a loan.

Certain items in this press release may constitute forward-looking statements within the meaning of the “safe harbor” provisions of the Private Securities Litigation Reform Act of 1995. These statements are based on management’s current expectations and beliefs and are subject to a number of trends and uncertainties that could cause actual results to differ materially from those described in the forward-looking statements. Arbor can give no assurance that its expectations will be attained.

Factors that could cause actual results to differ materially from Arbor’s expectations include, but are not limited to, changes in economic conditions generally, and the real estate markets specifically, continued ability to source new investments, changes in interest rates and/or credit spreads, and other risks detailed in Arbor’s Annual Report on Form 10-K for the year ended December 31, 2024 and its other reports filed with the SEC. Such forward-looking statements speak only as of the date of this press release. Arbor expressly disclaims any obligation or undertaking to release publicly any updates or revisions to any forward-looking statements contained herein to reflect any change in Arbor’s expectations with regard thereto or change in events, conditions, or circumstances on which any such statement is based.

1.During the quarterly earnings conference call, the Company may discuss non-GAAP financial measures as defined by SEC Regulation G. In addition, the Company has used non-GAAP financial measures in this press release. A supplemental schedule of non-GAAP financial measures and the comparable GAAP financial measure can be found on the last two pages of this release.

Consolidated Statements of Income - (Unaudited)

($ in thousands—except share and per share data)

			Quarter Ended June 30,												Six Months Ended June 30,
			2025						2024						2025						2024
Interest income			$	240,303					$	297,188					$	480,997					$	618,480
Interest expense			171,578						209,227						336,829						426,903
Net interest income			68,725						87,961						144,168						191,577
Other revenue:
Gain on sales, including fee-based services, net			13,658						17,448						26,439						34,114
Mortgage servicing rights			10,930						14,534						19,061						24,733
Servicing revenue, net			27,437						29,910						53,040						61,436
Property operating income			5,452						1,444						9,839						3,014
Gain (loss) on derivative instruments, net			219						(275)						3,619						(5,533)
Other income, net			3,989						2,081						8,407						4,414
Total other revenue			61,685						65,142						120,405						122,178
Other expenses:
Employee compensation and benefits			41,181						42,836						87,217						90,529
Selling and administrative			14,859						12,823						31,171						26,756
Property operating expenses			6,802						1,584						10,276						3,262
Depreciation and amortization			5,848						2,423						9,592						4,994
Provision for loss sharing (net of recoveries)			4,215						4,333						6,002						4,607
Provision for credit losses (net of recoveries)			19,004						29,564						28,079						48,682
Total other expenses			91,909						93,563						172,337						178,830
Income before extinguishment of debt, (loss) gain on real estate, income from equity affiliates and income taxes			38,501						59,540						92,236						134,925
Loss on extinguishment of debt			—						(412)						(2,319)						(412)
(Loss) gain on real estate			(1,448)						3,813						(4,258)						3,813
Income from equity affiliates			2,654						2,793						1,020						4,211
Provision for income taxes			(3,398)						(3,901)						(6,989)						(7,493)
Net income			36,309						61,833						79,690						135,044
Preferred stock dividends			10,342						10,342						20,684						20,684
Net income attributable to noncontrolling interest			2,015						4,094						4,617						9,090
Net income attributable to common stockholders			$	23,952					$	47,397					$	54,389					$	105,270
Basic earnings per common share			$	0.12					$	0.25					$	0.28					$	0.56
Diluted earnings per common share			$	0.12					$	0.25					$	0.28					$	0.56
Weighted average shares outstanding:
Basic			192,236,206						188,655,801						191,154,501						188,683,095
Diluted			209,003,002						205,487,711						207,938,574						205,499,619
Dividends declared per common share			$	0.30					$	0.43					$	0.73					$	0.86

Consolidated Balance Sheets

($ in thousands—except share and per share data)

			June 30, 2025
			(Unaudited)						December 31, 2024
Assets:
Cash and cash equivalents			$	255,742					$	503,803
Restricted cash			90,944						156,376
Loans and investments, net (allowance for credit losses of $243,278 and $238,967)			11,333,023						11,033,997
Loans held-for-sale, net			361,447						435,759
Capitalized mortgage servicing rights, net			348,326						368,678
Securities held-to-maturity, net (allowance for credit losses of $13,659 and $10,846)			156,920						157,154
Investments in equity affiliates			71,796						76,312
Real estate owned, net			365,186						176,543
Due from related party			16,773						12,792
Goodwill and other intangible assets			87,336						88,119
Other assets			475,546						481,448
Total assets			$	13,563,039					$	13,490,981
Liabilities and Equity:
Credit and repurchase facilities			$	4,721,622					$	3,559,490
Securitized debt			3,510,865						4,622,489
Senior unsecured notes			1,238,174						1,236,147
Convertible senior unsecured notes			287,258						285,853
Junior subordinated notes to subsidiary trust issuing preferred securities			145,085						144,686
Mortgage notes payable — real estate owned			184,618						74,897
Due to related party			3,396						4,474
Due to borrowers			36,780						47,627
Allowance for loss-sharing obligations			89,757						83,150
Other liabilities			251,621						280,198
Total liabilities			10,469,176						10,339,011
Equity:
Arbor Realty Trust, Inc. stockholders' equity:
Preferred stock, cumulative, redeemable, $0.01 par value: 100,000,000 shares authorized, shares issued and outstanding by period:			633,682						633,684
Special voting preferred shares - 16,173,761 and 16,293,589 shares
6.375% Series D - 9,200,000 shares
6.25% Series E - 5,750,000 shares
6.25% Series F - 11,342,000 shares
Common stock, $0.01 par value: 500,000,000 shares authorized - 192,301,414 and 189,259,435 shares issued and outstanding			1,922						1,893
Additional paid-in capital			2,411,661						2,375,469
(Accumulated deficit) retained earnings			(72,521)						13,039
Total Arbor Realty Trust, Inc. stockholders' equity			2,974,744						3,024,085
Noncontrolling interest			119,119						127,885
Total equity			3,093,863						3,151,970
Total liabilities and equity			$	13,563,039					$	13,490,981

Statement of Income Segment Information - (Unaudited)

(1)Includes income allocated to the noncontrolling interest holders not allocated to the two reportable segments.

Balance Sheet Segment Information - (Unaudited)

Reconciliation of Distributable Earnings to GAAP Net Income - (Unaudited)

($ in thousands—except share and per share data)

(1)Amounts are attributable to common stockholders and OP Unit holders. The OP Units are redeemable for cash, or at the Company's option for shares of the Company's common stock on a one-for-one basis.

(2)The diluted weighted average shares outstanding exclude the potential shares issuable upon conversion and settlement of the Company's convertible senior notes principal balance.

The Company is presenting distributable earnings because management believes it is an important supplemental measure of the Company's operating performance and is useful to investors, analysts and other parties in the evaluation of REITs and their ability to provide dividends to stockholders. Dividends are one of the principal reasons investors invest in REITs. To maintain REIT status, REITs are required to distribute at least 90% of their REIT-taxable income. The Company considers distributable earnings in determining its quarterly dividend and believes that, over time, distributable earnings is a useful indicator of the Company's dividends per share.

The Company defines distributable earnings as net income (loss) attributable to common stockholders computed in accordance with GAAP, adjusted for accounting items such as depreciation and amortization (adjusted for unconsolidated joint ventures), non-cash stock-based compensation expense, income from MSRs, amortization and write-offs of MSRs, gains/losses on derivative instruments primarily associated with Private Label loans not yet sold and securitized, changes in fair value of GSE-related derivatives that temporarily flow through earnings, deferred tax provision (benefit), CECL provisions for credit losses (adjusted for realized losses as described below) and gains/losses on the receipt of real estate from the settlement of loans (prior to the sale of the real estate). The Company also adds back one-time charges such as acquisition costs and one-time gains/losses on the early extinguishment of debt and redemption of preferred stock.

The Company reduces distributable earnings for realized losses in the period management determines that a loan is deemed nonrecoverable in whole or in part. Loans are deemed nonrecoverable upon the earlier of: (1) when the loan receivable is settled (i.e., when the loan is repaid, or in the case of foreclosure, when the underlying asset is sold); or (2) when management determines that it is nearly certain that all amounts due will not be collected.

The realized loss amount is equal to the difference between the cash received, or expected to be received, and the book value of the asset.

Distributable earnings is not intended to be an indication of the Company's cash flows from operating activities (determined in accordance with GAAP) or a measure of its liquidity, nor is it entirely indicative of funding the Company's cash needs, including its ability to make cash distributions. The Company's calculation of distributable earnings may be different from the calculations used by other companies and, therefore, comparability may be limited.