second quarter 2026
Filed Aug 5, 2026Strong financial performance driven by facility activations; four facility sales generated total gross proceeds of $2.2 billion subsequent to quarter-end and the board expanded the share repurchase authorization by $500.0 million.
Total revenue increased 27.3%, diluted EPS increased 5.7%, adjusted diluted EPS increased 5.6%, and adjusted EBITDA increased 5.9%, supported by facility activations, higher federal and state populations, acquisitions, and a reduction in weighted average diluted shares outstanding.
Key metrics
as reported| Metric | Value | q/q | y/y |
|---|---|---|---|
| Total revenueGAAP | $684.9 million | – | 27.3% |
| Net incomeGAAP | $37.1 million | – | (3.6%) |
| Diluted EPSGAAP | $0.37 | – | 5.7% |
| Adjusted Net Incomenon-GAAP | $37.7 million | – | – |
| Adjusted Diluted EPSnon-GAAP | $0.38 | – | 5.6% |
| EBITDAnon-GAAP | $108.7 million | – | – |
| Adjusted EBITDAnon-GAAP | $109.4 million | – | 5.9% |
| FFOnon-GAAP | $62.9 million | – | – |
| FFO per diluted sharenon-GAAP | $0.63 per diluted share | – | – |
| Normalized FFOnon-GAAP | $63.5 million | – | – |
| Normalized FFO per diluted sharenon-GAAP | $0.64 | – | 8.5% |
| Residential segment occupancyother | 78.4% | – | – |
| CoreCivic Residential segment operating marginother | 22.4% | – | – |
| Federal customers in Residential segment revenueother | approximately 53% of our total revenue | – | $78.2 million, or 27.2% |
| Activated California City Facility, West Tennessee Facility, Diamondback Facility, and Midwest Facility operating incomeGAAP | $21.1 million | – | – |
| Activated California City Facility, West Tennessee Facility, Diamondback Facility, and Midwest Facility total revenueGAAP | $80.1 million | – | – |
Capital returns
- On August 4, 2026 the board of directors authorized an increase to the existing share repurchase program of up to an additional $500.0 million in shares of CoreCivic’s outstanding common stock.
- Including the increased authorization, the aggregate authorization under the share repurchase program was up to $1.2 billion shares of common stock.
- Since the share repurchase program was authorized in May 2022, CoreCivic repurchased a total of 28.1 million shares at an aggregate cost of $444.2 million, or $15.82 per share, excluding fees, commissions and other costs related to the repurchases.
- CoreCivic did not repurchase any shares during the second quarter of 2026.
- Including the increased authorization, $755.8 million remained under the share repurchase program.
What drove it
- Activations of previously idle facilities following new contract awards at the 2,400-bed Dilley Immigration Processing Center, 600-bed West Tennessee Detention Facility, 2,560-bed California City Detention Facility, 2,160-bed Diamondback Correctional Facility, and 1,033-bed Midwest Regional Reception Center.
- Higher federal and state populations, including increased occupancy at certain facilities with ICE contracts, and per diem increases.
- The acquisition of the Farmville Detention Center on July 1, 2025 and the acquisition of Clinical Solutions Pharmacy on April 1, 2026.
- An 8.9% reduction in weighted average diluted shares outstanding.
- The four recently activated California City, West Tennessee, Diamondback, and Midwest facilities generated operating income of $21.1 million and total revenue of $80.1 million during the three months ended June 30, 2026.
Concerns
- Net income declined (3.6%) from the prior year quarter, while the prior year period included the benefit of $11.6 million of Employee Retention Credits and interest thereon.
- CoreCivic Residential segment operating margin decreased to 22.4% from 26.1%, primarily reflecting $8.2 million of Employee Retention Credits, excluding interest, in the prior-year quarter and a decline in ICE populations at facilities other than those recently activated.
- CoreCivic expects the activation of the 1,600-bed Prairie Correctional Facility to negatively impact margins during the second half of 2026 as it hires staff and incurs expenses to prepare to receive detainees.
- ICE contracts can be terminated for non-appropriation of funds or for convenience, and CoreCivic provided no assurance that it will continue managing the four sold facilities or that management-agreement terms will remain the same.
- Discussions with ICE regarding potential acquisition of additional detention facilities are preliminary, with no assurance that additional sales will occur.
What to watch
- Occupancy increases and margin contribution at the California City, West Tennessee, Diamondback, and Midwest facilities as their activations progress.
- Margin impact from staffing and preparation expenses associated with activation of the Prairie Facility during the second half of 2026.
- Third-quarter reporting of the approximately $1.8 billion aggregate gain on sale from the four facility sales.
- Whether CoreCivic continues to manage the four sold facilities under ICE management contracts and whether contract terms are modified.
- Use of the $755.8 million remaining under the share repurchase program and capital allocation following anticipated net proceeds of approximately $1.6 billion from facility sales.
Balance sheet and cash flow
- CoreCivic ended the quarter with leverage, measured as net debt to Adjusted EBITDA, at 2.9x for the trailing twelve months.
- Subsequent to quarter-end, CoreCivic completed sales of four facilities for total gross proceeds of $2.2 billion.
- The four facility sales are expected to result in an aggregate gain on sale of approximately $1.8 billion to be reported in the third quarter of 2026.
- After federal and state income taxes of approximately $0.5 billion and transaction costs, CoreCivic anticipates net proceeds from the facility sales of approximately $1.6 billion.
Analysis
CoreCivic reported a strong second quarter, with total revenue of $684.9 million, up 27.3%, and improving per-share results despite a 3.6% decline in net income to $37.1 million. Diluted EPS increased 5.7% to $0.37 and adjusted diluted EPS increased 5.6% to $0.38. The company noted that the second quarter of 2025 included $11.6 million of Employee Retention Credits and related interest, making the year-over-year comparison less favorable for reported net income and EBITDA than it would have been without that prior-period benefit.
Demand was led by activations of previously idle facilities, increased federal and state populations, and higher ICE-related occupancy and per diem rates. Federal customers in the Residential segment represented approximately 53% of total revenue in both periods, while federal revenue increased $78.2 million, or 27.2%. Residential occupancy increased to 78.4% from 76.8%. The recently activated California City, West Tennessee, Diamondback, and Midwest facilities produced $80.1 million of revenue and $21.1 million of operating income during the quarter.
Margin performance was more mixed. CoreCivic Residential operating margin declined to 22.4% from 26.1%, due principally to the prior-year $8.2 million Employee Retention Credit benefit excluding interest and lower ICE populations at facilities other than those recently activated. EBITDA increased to $108.7 million from $101.8 million, while adjusted EBITDA increased to $109.4 million from $103.3 million. FFO declined to $62.9 million from $63.5 million, but FFO per diluted share increased to $0.63 from $0.58, reflecting the reduction in weighted average diluted shares outstanding. The company expects further occupancy growth at activated facilities to support future operating margins, but expects Prairie Facility activation costs to pressure margins in the second half of 2026.
The major post-quarter development was the sale of California City and Otay Mesa on July 2, 2026, followed by the Prairie and Midwest sales on August 4, 2026. The four transactions generated total gross proceeds of $2.2 billion and are expected to produce an aggregate gain on sale of approximately $1.8 billion in the third quarter of 2026. CoreCivic anticipates net proceeds of approximately $1.6 billion after federal and state income taxes of approximately $0.5 billion and transaction costs. The company ended the quarter at 2.9x net debt to Adjusted EBITDA for the trailing twelve months and expects to continue managing the sold facilities under ICE contracts, although contract continuation and terms are not assured.
Capital allocation flexibility increased materially. The board added $500.0 million to the repurchase authorization, bringing aggregate authorization to up to $1.2 billion shares of common stock, with $755.8 million remaining. No shares were repurchased in the second quarter. The central reported issues for the next period are the realization of the third-quarter facility-sale gain, deployment of anticipated sale proceeds, the margin cost of Prairie activation, and continuity of the ICE management contracts for the sold assets.
Management, verbatim
Building upon the strength of a successful start to 2026, the second quarter financial results exceeded our expectations, driven by lower operating costs and slightly higher populations from U.S. Immigration and Customs Enforcement (ICE). While we are pleased with our financial performance compared with the prior year quarter, recall that the prior year quarter included the benefit of $11.6 million, or $0.08 per share, of Employee Retention Credits, along with interest thereon, available under the CARES Act, so our earnings would have reflected more pronounced growth after taking into consideration this benefit.
Patrick Swindle, President and Chief Executive Officer
We ended the quarter with leverage, measured as net debt to Adjusted EBITDA, at 2.9x for the trailing twelve months. Subsequent to quarter-end, we sold four of our detention facilities to our federal government partner for total gross proceeds of $2.2 billion, or $307,000 per bed, demonstrating the value of our real estate portfolio. The sale of these facilities substantially strengthens our balance sheet and provides us significant flexibility with our capital allocation strategy and growth plans. Further, the board’s decision to further expand the share repurchase authorization underscores our commitment to disciplined capital allocation and reflects confidence in our ability to generate long-term shareholder value.
Patrick Swindle, President and Chief Executive Officer
Not in the filing
stated, not guessed- Prior-quarter comparisons for reported financial metrics.
- Total revenue for each operating segment.
- Revenue for the CoreCivic Residential segment.
- Revenue and operating metrics for any segments other than CoreCivic Residential.
- GAAP gross profit and gross margin.
- GAAP operating income and operating margin.
- Operating expenses.
- Cash balance.
- Total debt balance.
- Operating cash flow.
- Free cash flow.
- Capital expenditures.
- Dividend declaration or payment.
- Formal forward revenue, gross margin, operating-expense, tax-rate, EPS, EBITDA, FFO, or cash-flow guidance.
- Previous-release outlook, so no comparison of actual results with prior guidance is available.
- Complete financial statements and supplemental financial information, as the provided filing text ends during the capital strategy section.
AlphaAI analysis generated from the company’s SEC earnings filing (Form 8-K Item 2.02, or Form 6-K for a foreign private issuer). Every figure was cross-checked against the filing text; consensus estimates, price targets and share-price reactions are not shown because they are not in the filing. AI-generated research, not investment advice.