SITE Centers Corp. 10-Q

10-Q UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 Form 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2026 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from to Commission file number 1-11690 SITE Centers Corp. (Exact name of registrant as specified in its charter) Ohio 34-1723097 (State or other jurisdiction of incorporation or organization) (I.R.S. Employer Identification No.) 3300 Enterprise Parkway Beachwood , OH 44122 (Address of principal executive offices) (Zip Code) Registrant’s telephone number, including area code: ( 216 ) 755-5500 Securities registered pursuant to Section 12(b) of the Act: Title of each class Trading Symbol(s) Name of each exchange on which registered Common Shares , Par Value $ 0.10 Per Share SITC New York Stock Exchange Indicate by check mark whether the registrant: (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes ☒ No ☐ Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§ 232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). Yes ☒ No ☐ Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act. Large accelerated filer ☒ Accelerated filer ☐ Non-accelerated filer ☐ Smaller reporting company ☐ Emerging growth company ☐ If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐ Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes ☐ No ☒ As of July 31, 2026 the registrant had 52,475,339 shares of common stock, $0.10 par value per share, outstanding. SITE Centers Corp. QUARTERLY REPORT ON FORM 10-Q QUARTER ENDED June 30, 2026 TABLE OF CONTENTS PART I. FINANCIAL INFORMATION Item 1. Financial Statements – Unaudited Consolidated Balance Sheets as of June 30, 2026 and December 31, 2025 3 Consolidated Statements of Operations and Comprehensive (Loss) Income for the Three Months Ended June 30, 2026 and 2025 4 Consolidated Statements of Operations and Comprehensive (Loss) Income for the Six Months Ended June 30, 2026 and 2025 5 Consolidated Statements of Equity for the Three and Six Months Ended June 30, 2026 and 2025 6 Consolidated Statements of Cash Flows for the Six Months Ended June 30, 2026 and 2025 7 Notes to Consolidated Financial Statements 8 Item 2. Management's Discussion and Analysis of Financial Condition and Results of Operations 15 Item 3. Quantitative and Qualitative Disclosures about Market Risk 27 Item 4. Controls and Procedures 28 PART II. OTHER INFORMATION Item 1. Legal Proceedings 29 Item 1A. Risk Factors 29 Item 2. Unregistered Sales of Equity Securities and Use of Proceeds 29 Item 3. Defaults Upon Senior Securities 29 Item 4. Mine Safety Disclosures 29 Item 5. Other Information 29 Item 6. Exhibits 30 SIGNATURES 31 2 SITE Centers Corp. CONSOLIDATED B ALANCE SHEETS (unaudited; in thousands, except share amounts) June 30, 2026 December 31, 2025 Assets Land $ 20,346 $ 47,182 Buildings 113,610 338,527 Fixtures and tenant improvements 76,561 170,247 210,517 555,956 Less: Accumulated depreciation ( 131,601 ) ( 332,774 ) 78,916 223,182 Construction in progress and land 548 2,554 Total real estate assets, net 79,464 225,736 Investments in and advances to joint ventures 26,396 27,676 Cash and cash equivalents 238,926 119,034 Restricted cash 2,415 3,781 Accounts receivable 7,662 13,015 Amounts receivable from Curbline 397 902 Other assets, net 10,034 28,593 Total assets $ 365,294 $ 418,737 Liabilities and Equity Amounts payable to Curbline 9,420 22,107 Accounts payable and other liabilities 20,924 61,865 Dividends payable 52,691 — Total liabilities 83,035 83,972 Commitments and contingencies SITE Centers Equity Common shares, with par value, $ 0.10 stated value; 75,000,000 shares authorized; 52,480,384 and 52,467,187 shares issued at June 30, 2026 and December 31, 2025, respectively 5,248 5,247 Additional paid-in capital 3,981,441 3,981,084 Accumulated distributions in excess of net income ( 3,704,395 ) ( 3,651,338 ) Less: Common shares in treasury at cost: 5,510 and 4,847 shares at June 30, 2026 and December 31, 2025, respectively ( 35 ) ( 228 ) Total equity 282,259 334,765 $ 365,294 $ 418,737 The accompanying notes are an integral part of these consolidated financial statements. 3 SITE Centers Corp. CONSOLIDATED STA TEMENTS OF OPERATIONS AND COMPREHENSIVE (LOSS) INCOME (unaudited; in thousands, except per share amounts) Three Months Ended June 30, 2026 2025 Revenues from operations: Rental income $ 6,847 $ 30,662 Fee and other income 3,846 2,808 10,693 33,470 Rental operation expenses: Operating and maintenance 3,776 6,457 Real estate taxes 1,173 4,690 Impairment charges 1,000 — General and administrative 9,229 9,418 Depreciation and amortization 3,894 12,921 19,072 33,486 Other income (expense): Interest expense — ( 5,304 ) Interest income 1,615 722 Debt extinguishment costs — ( 504 ) Other income (expense), net ( 1,777 ) ( 1,383 ) ( 162 ) ( 6,469 ) Loss before earnings from equity method investments and other items ( 8,541 ) ( 6,485 ) Equity in net loss of joint ventures ( 449 ) ( 68 ) Gain on disposition of real estate, net 7,804 53,236 (Loss) income before tax expense ( 1,186 ) 46,683 Tax expense of taxable REIT subsidiary and state franchise and income taxes ( 118 ) ( 179 ) Net (loss) income $ ( 1,304 ) $ 46,504 Per share data: Basic: $ ( 0.03 ) $ 0.88 Diluted: $ ( 0.03 ) $ 0.88 Net (loss) income $ ( 1,304 ) $ 46,504 Amount reclassified to earnings - cash flow hedges — ( 701 ) Comprehensive (loss) income $ ( 1,304 ) $ 45,803 The accompanying notes are an integral part of these consolidated financial statements. 4 SITE Centers Corp. CONSOLIDATED STATEMENTS OF OPERATIONS AND COMPREHENSIVE (LOSS) INCOME (unaudited; in thousands, except per share amounts) Six Months Ended June 30, 2026 2025 Revenues from operations: Rental income $ 16,088 $ 62,112 Fee and other income 7,621 13,981 23,709 76,093 Rental operation expenses: Operating and maintenance 7,069 13,589 Real estate taxes 2,815 9,411 Impairment charges 18,450 — General and administrative 18,128 18,813 Depreciation and amortization 8,911 26,173 55,373 67,986 Other income (expense): Interest expense — ( 10,766 ) Interest income 2,806 1,083 Debt extinguishment costs — ( 504 ) Other income (expense), net ( 2,771 ) ( 2,239 ) 35 ( 12,426 ) Loss before earnings from equity method investments and other items ( 31,629 ) ( 4,319 ) Equity in net loss of joint ventures ( 601 ) ( 29 ) Gain on sale of joint venture interests 19,989 — Gain on disposition of real estate, net 11,811 54,265 (Loss) income before tax benefit (expense) ( 430 ) 49,917 Tax benefit (expense) of taxable REIT subsidiary and state franchise and income taxes 64 ( 328 ) Net (loss) income $ ( 366 ) $ 49,589 Per share data: Basic: $ ( 0.01 ) $ 0.94 Diluted: $ ( 0.01 ) $ 0.94 Net (loss) income $ ( 366 ) $ 49,589 Amount reclassified to earnings - cash flow hedges — ( 1,280 ) Comprehensive (loss) income $ ( 366 ) $ 48,309 The accompanying notes are an integral part of these consolidated financial statements. 5 SITE Centers Corp. CONSOLIDATED STATEMENTS OF EQUITY (unaudited; in thousands) Common Shares Additional Paid-in Capital Accumulated Distributions in Excess of Net Income Deferred Compensation Obligation Accumulated Other Comprehensive Income Treasury Stock at Cost Total Balance, December 31, 2025 $ 5,247 $ 3,981,084 $ ( 3,651,338 ) $ — $ — $ ( 228 ) $ 334,765 Stock-based compensation, net 1 53 — — — 193 247 Comprehensive income — — 938 — — — 938 Balance, March 31, 2026 5,248 3,981,137 ( 3,650,400 ) — — ( 35 ) 335,950 Stock-based compensation, net — 304 — — — — 304 Dividend declared — — ( 52,691 ) — — — ( 52,691 ) Comprehensive loss — — ( 1,304 ) — — — ( 1,304 ) Balance, June 30, 2026 $ 5,248 $ 3,981,441 $ ( 3,704,395 ) $ — $ — $ ( 35 ) $ 282,259 Common Shares Additional Paid-in Capital Accumulated Distributions in Excess of Net Income Deferred Compensation Obligation Accumulated Other Comprehensive Income Treasury Stock at Cost Total Balance, December 31, 2024 $ 5,247 $ 3,981,597 $ ( 3,473,458 ) $ 8,041 $ 5,472 $ ( 10,155 ) $ 516,744 Stock-based compensation, net — ( 701 ) — ( 45 ) — 1,113 367 Comprehensive income (loss) — — 3,085 — ( 579 ) — 2,506 Balance, March 31, 2025 5,247 3,980,896 ( 3,470,373 ) 7,996 4,893 ( 9,042 ) 519,617 Stock-based compensation, net — 316 — — — — 316 Termination of deferred compensation plan — — — ( 7,996 ) — 7,996 — Dividends declared — — ( 79,054 ) — — — ( 79,054 ) Comprehensive income (loss) — — 46,504 — ( 701 ) — 45,803 Balance, June 30, 2025 $ 5,247 $ 3,981,212 $ ( 3,502,923 ) $ — $ 4,192 $ ( 1,046 ) $ 486,682 The accompanying notes are an integral part of these consolidated financial statements. 6 SITE Centers Corp. CONSOLIDATED STATEMENTS OF CASH FLOWS (unaudited; in thousands) Six Months Ended June 30, 2026 2025 Cash flow from operating activities: Net (loss) income $ ( 366 ) $ 49,589 Adjustments to reconcile net (loss) income to net cash flow (used for) provided by operating activities: Depreciation and amortization 8,911 26,173 Stock-based compensation 586 701 Amortization and write-off of debt issuance costs, commitment fees and fair market value of debt adjustments — 1,891 Equity in net loss of joint ventures 601 29 Gain on sale of joint venture interests ( 19,989 ) — Gain on disposition of real estate, net ( 11,811 ) ( 54,265 ) Impairment charges 18,450 — Operating cash distributions from joint ventures — 61 Loss on abandoned tenant lease costs — 911 Net change in accounts receivable 2,512 6,308 Net change in accounts payable and accrued expenses ( 13,829 ) ( 3,176 ) Net change in other operating assets and liabilities 480 ( 5,289 ) Total adjustments ( 14,089 ) ( 26,656 ) Net cash flow (used for) provided by operating activities ( 14,455 ) 22,933 Cash flow from investing activities: Real estate developed and improvements to operating real estate ( 4,002 ) ( 5,013 ) Proceeds from disposition of real estate 116,315 91,420 Proceeds from disposition of joint venture 20,713 — Distributions from unconsolidated joint venture — 439 Equity contributions to joint ventures ( 10 ) ( 8 ) Net cash flow provided by investing activities 133,016 86,838 Cash flow from financing activities: Repayment of mortgage debt — ( 14,724 ) Payment of debt issuance costs — ( 6 ) Payment of debt extinguishment costs — ( 92 ) Repurchase of common shares in conjunction with equity award plans ( 35 ) ( 93 ) Net cash flow used for financing activities ( 35 ) ( 14,915 ) Net increase in cash, cash equivalents and restricted cash 118,526 94,856 Cash, cash equivalents and restricted cash, beginning of period 122,815 67,666 Cash, cash equivalents and restricted cash, end of period $ 241,341 $ 162,522 The accompanying notes are an integral part of these consolidated financial statements. 7 Notes to Consolid ated Financial Statements 1. Nature of Business and Financial Statement Presentation Nature of Business SITE Centers Corp. and its related consolidated real estate subsidiaries (collectively, the “Company” or “SITE Centers”) and unconsolidated joint ventures are primarily engaged in the business of owning, leasing, redeveloping and managing shopping centers. Unless otherwise provided, references herein to the Company or SITE Centers include SITE Centers Corp. and its wholly-owned subsidiaries. The Company’s tenant base includes a mixture of national and regional retail chains and local tenants. Consequently, the Company’s credit risk is primarily concentrated in the retail industry. Use of Estimates in Preparation of Financial Statements The preparation of financial statements in conformity with generally accepted accounting principles (“GAAP”) requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities, the disclosure of contingent assets and liabilities and the reported amounts of revenues and expenses during the year. Actual results could differ from those estimates. Unaudited Interim Financial Statements These financial statements have been prepared by the Company in accordance with GAAP for interim financial information and the applicable rules and regulations of the Securities and Exchange Commission. Accordingly, they do not include all information and footnotes required by GAAP for complete financial statements. However, in the opinion of management, the interim financial statements include all adjustments, consisting of only normal recurring adjustments, necessary for a fair statement of the results of the periods presented. The results of operations for the three and six months ended June 30, 2026 and 2025 are not necessarily indicative of the results that may be expected for the full year. These consolidated financial statements should be read in conjunction with the Company’s audited financial statements and notes thereto included in the Company’s Annual Report on Form 10-K for the year ended December 31, 2025 . Principles of Consolidation The consolidated financial statements include the results of the Company and all entities in which the Company has a controlling interest or has been determined to be the primary beneficiary of a variable interest entity. All significant inter-company balances and transactions have been eliminated in consolidation. Investments in the real estate joint ventures in which the Company has the ability to exercise significant influence, but does not have financial or operating control, are accounted for using the equity method of accounting. Accordingly, the Company’s share of the earnings (or loss) of the joint ventures is included in consolidated net income. Disposition of Real Estate For the three and six months ended June 30, 2026 , the Company received gross proceeds of $ 61.1 million and $ 135.6 million from the sale of two and four wholly-owned shopping centers resulting in a gain on disposition of $ 7.1 million and $ 10.5 million, respectively. In addition, the Company sold its partnership interests in the RVIP IIIB joint venture that owned Deer Park Town Center to the Company’s joint venture partner for approximately $ 20.8 million prior to closing costs, resulting in a gain of $ 20.0 million. For both the three and six months ended June 30, 2025, the Company received gross proceeds of $ 95.3 million from the sale of two wholly-owned shopping centers resulting in a gain on disposition of $ 51.5 million. In addition, the Company recorded $ 8.4 million of other property revenues in conjunction with the resolution of a condemnation proceeding with the State of Florida relating to business damages and compensation for land taken in 2022 at the Shoppes at Paradise Pointe. Reclassifications Certain prior period amounts reported have been reclassified to conform with current year presentation. Fair Value Measurement The carrying amounts reported in the Company’s consolidated balance sheets for Cash and Cash Equivalents, Restricted Cash, Accounts Receivable, Accounts Payable and Other Liabilities approximated fair value because of their short-term maturities. 8 Statements of Cash Flows and Supplemental Disclosure of Non-Cash Investing and Financing Information Non-cash investing and financing activities are summarized as follows (in millions): Six Months Ended June 30, 2026 2025 Accounts payable related to construction in progress $ — $ 1.3 Dividends declared, but not paid 52.7 79.1 Segments The Compan y has a single operating segment. The Company’s shopping centers have common characteristics and are managed on a consolidated basis. The Company does not differentiate among properties on a geographical basis or any other basis for purposes of allocating resources or capital. The Company’s Chief Operating Decision Maker (“CODM”) may review operational and financial data on an ad-hoc basis at a property level. The CODM assesses performance for the segment and decides how to allocate resources based on net income as reported on the Company’s consolidated statements of operations. In addition, the CODM uses net operating income (“NOI”) as a supplemental measure to evaluate and assess the performance of the Company’s operating portfolio. NOI is defined as pr operty revenues less property-related expenses and excludes depreciation and amortization expense, joint venture equity and fee income, interest income and expenses and corporate level transactions. The CODM uses net income and NOI to monitor budget versus actual results in assessing the performance of the Company’s properties to guide decisions regarding timing of property sales and payment of dividends. The CODM reviews significant expenses associated with the Company’s single reportable operating segment which are presented in the Company’s consolidated statements of operations. The measure of segment assets is reported in the Company’s consolidated balance sheets as total consolidated assets. Recently Issued Accounting Standards Expense Disaggregation Disclosures. In November 2024, the Financial Accounting Standards Board (“FASB”) issued Accounting Standards Update (“ASU”) 2 024-03, which requires additional disaggregated disclosure about certain income statement expense line items. ASU 2024-03 is effective for annual reporting years beginning after December 15, 2026 and interim periods within the fiscal years beginning after December 15, 2027. Other than additional disclosure, the adoption of this ASU is not expected to have a material impact on the Company’s financial position and/or results of operations. 9 2. Investments in and Advances to Joint Ventures At June 30, 2026 and December 31, 2025 , the Company had ownership interests in unconsolidated joint ventures that had investments in ten and 11 shopping center properties, respectively. Condensed combined financial information of the Company’s unconsolidated joint ventures is as follows (in thousands): June 30, 2026 December 31, 2025 Condensed Combined Balance Sheets Land $ 148,968 $ 159,567 Buildings 418,535 497,973 Fixtures and tenant improvements 44,723 70,903 612,226 728,443 Less: Accumulated depreciation ( 124,234 ) ( 190,020 ) 487,992 538,423 Construction in progress and land 24 15 Real estate, net 488,016 538,438 Cash and restricted cash 21,337 28,254 Receivables, net 7,806 10,497 Other assets, net 7,880 8,837 $ 525,039 $ 586,026 Mortgage debt $ 371,136 $ 429,196 Amounts payable to SITE Centers 1,602 1,846 Other liabilities 25,497 31,577 398,235 462,619 Accumulated equity 126,804 123,407 $ 525,039 $ 586,026 Company's share of accumulated equity $ 25,361 $ 23,306 Basis differentials ( 567 ) 2,524 Amounts payable to the Company 1,602 1,846 Investments in and advances to joint ventures $ 26,396 $ 27,676 Three Months Six Months Ended June 30, Ended June 30, 2026 2025 2026 2025 Condensed Combined Statements of Operations Revenues from operations $ 16,014 $ 20,629 $ 33,267 $ 41,554 Expenses from operations: Operating expenses 4,122 4,904 8,471 10,086 Depreciation and amortization 5,769 6,340 10,914 12,384 Interest expense 7,083 8,080 14,255 16,088 Other expense, net 1,205 1,394 2,433 2,782 18,179 20,718 36,073 41,340 (Loss) income before loss on disposition of real estate ( 2,165 ) ( 89 ) ( 2,806 ) 214 Gain on disposition of real estate, net — 5 — 1 (Loss) income attributable to unconsolidated joint ventures $ ( 2,165 ) $ ( 84 ) $ ( 2,806 ) $ 215 Company's share of equity in net (loss) income of joint ventures $ ( 433 ) $ ( 52 ) $ ( 569 ) $ 2 Basis differential adjustments (A) ( 16 ) ( 16 ) ( 32 ) ( 31 ) Equity in net loss of joint ventures $ ( 449 ) $ ( 68 ) $ ( 601 ) $ ( 29 ) (A) The difference between the Company’s share of net (loss) income, as reported above, and the amounts included in the Company’s consolidated statements of operations is attributable to the amortization of basis differentials. Revenues earned by the Company for providing asset management, property management and leasing and development services to the Company’s unconsolidated joint ventures were $ 1.1 million and $ 1.2 million and $ 2.3 million and $ 2.4 million for the three and six months ended June 30, 2026 and 2025 , respectively. 10 3. Other Assets and Intangibles, net Other assets and intangibles consist of the following (in thousands): June 30, 2026 Asset Accumulated Amortization Net Intangible assets, net: In-place leases $ 8,244 $ ( 7,464 ) $ 780 Above-market leases 133 ( 110 ) 23 Lease origination costs 1,088 ( 1,060 ) 28 Tenant relationships 4,029 ( 4,029 ) - Total intangible assets, net 13,494 ( 12,663 ) 831 Operating lease ROU assets 4,139 Other assets: Prepaid expenses 2,720 Other assets 753 Deposits 1,591 Total other assets, net $ 10,034 Liability Accumulated Amortization Net Below-market leases (A) $ 4,157 $ ( 711 ) $ 3,446 (A) Includes $ 1.2 million related to a below-market lease option for the Company’s Beachwood headquarters included in the Shared Services Agreement with Curbline Properties (Note 5). December 31, 2025 Asset Accumulated Amortization Net Intangible assets, net: In-place leases $ 16,472 $ ( 12,209 ) $ 4,263 Above-market leases 510 ( 290 ) 220 Lease origination costs 2,091 ( 1,748 ) 343 Tenant relationships 11,339 ( 8,658 ) 2,681 Total intangible assets, net 30,412 ( 22,905 ) 7,507 Operating lease ROU assets 14,700 Other assets: Prepaid expenses 3,837 Other assets 737 Deposits 1,812 Total other assets, net $ 28,593 Liability Accumulated Amortization Net Below-market leases $ 6,613 $ ( 1,943 ) $ 4,670 Amortization for the three and six months ended June 30, 2026 and 2025 related to the Company’s intangibles was as follows (in thousands): Period Income Expense Three months ended June 30, 2026 $ 36 $ 125 Three months ended June 30, 2025 166 639 Six months ended June 30, 2026 120 457 Six months ended June 30, 2025 306 1,472 11 4. Leases The disaggregation of the Company’s lease income, which is included in Rental income on the Company’s consolidated statements of operations, as either fixed or variable lease income based on the criteria specified in FASB Accounting Standards Codification 842, for the three and six months ended June 30, 2026 and 2025 was as follows (in thousands): Three Months Six Months Ended June 30, Ended June 30, 2026 2025 2026 2025 Rental income: Fixed lease income (A) $ 4,846 $ 22,332 $ 11,539 $ 45,296 Variable lease income (B) 2,086 7,936 4,514 16,390 Above-market and below-market leases amortization, net 36 166 120 306 Adjustments for potentially uncollectible revenues and disputed amounts (C) ( 121 ) 228 ( 85 ) 120 Total rental income $ 6,847 $ 30,662 $ 16,088 $ 62,112 (A) Includes minimum base rents, expense reimbursements, ancillary income and straight-line rent adjustments. (B) Includes expense reimbursements, percentage and overage rent, lease termination fee income and ancillary income. (C) The amounts represent adjustments associated with potentially uncollectible revenues and disputed amounts. 5. Transactions with Curbline Properties On October 1, 2024, the Company completed the spin-off of Curbline Properties Corp. (“Curbline Properties” or “Curbline”). To govern certain ongoing relationships between the Company, Curbline Properties LP (the “Operating Partnership”) and Curbline Properties after the spin-off, and to provide for the allocation among the Company, the Operating Partnership and Curbline Properties of the Company’s assets, liabilities and obligations attributable to periods both prior to and following the separation of Curbline Properties and the Operating Partnership from SITE Centers, the Company, Curbline Properties and the Operating Partnership entered into agreements pursuant to which each provides certain services and has certain rights following the spin-off, and Curbline Properties, the Operating Partnership and SITE Centers indemnify each other against certain liabilities arising from their respective businesses. The Separation and Distribution Agreement, the Tax Matters Agreement, the Employee Matters Agreement, the Shared Services Agreement and other agreements which were entered into in connection with the spin-off and which govern certain ongoing relationships between the Company, Curbline, and the Operating Partnership, were negotiated between related parties and their terms, including fees and other amounts payable, may not be the same as if they had been negotiated at arm’s length with an unaffiliated third party. Separation and Distribution Agreement The Separation and Distribution Agreement contains obligations for the Company to complete certain redevelopment projects at properties that are owned by Curbline Properties. As of June 30, 2026, such redevelopment projects were estimated to co st $ 8.5 million to complete, which is recorded in Amounts payable to Curbline in the Company’s consolidated balance sheets. Shared Services Agreement The fair value of the services provided by the Company to Curbline Properties in excess of the fees and the fair value of the service s received by the Company from Curbline Properties is reflected as $ 1.7 million and $ 3.5 million of additional fee income within Fee and other income and within Other income (expense), net in the Company’s consolidated statements of operations for the three and six months ended June 30, 2026, respectively, and $ 0.6 million and $ 1.2 million for the three and six months ended June 30, 2025, respectively. The Shared Services Agreement provides Curbline Properties the right to use the Company’s office space in New York, New York. This arrangement is considered an embedded lease based on the criteria specified in Topic 842. The sublease income received under the Shared Services Agreement of $ 0.4 million and $ 0.8 million is included in Rental income on the Company’s consolidated statem ents of operations for both the three and six months ended June 30, 2026 and 2025, respectively. Summary The Company recorded in Fee and other income on the Company’s consolidated statements of operations a cash fee of $ 1.2 million and $ 2.3 million for the three and six months ended June 30, 2026 , respectively, and $ 0.8 million and $ 1.5 million for the three and six months ended June 30, 2025 , respectively, which represents 2 % of Curbline’s gross revenue and $ 1.7 million and 12 $ 3.5 million for the three and six months ended June 30, 2026 , respectively, and $ 0.6 million and $ 1.2 million for the three and six months ended June 30, 2025, respectively, for the incremental fair value of services provided to Curbline offset by an embedded lease charge of $ 0.4 million and $ 0.8 million for both the three and six months ended June 30, 2026 and 2025, respectively. Amounts payable to Curbline as of June 30, 2026 and December 31, 2025, under the agreements described above, aggregated $ 9.4 million and $ 22.1 million, respectively (including obligations to complete redevelopments). Amounts receivable from Curbline as of June 30, 2026 and December 31, 2025 we re $ 0.4 million and $ 0.9 million, respectively. 6. Impairment Charges For the three and six months ended June 30, 2026 , the Company recorded impairment charges aggregating $ 1.0 million and $ 18.5 million based on the difference between the carrying value of the assets and the estimated fair market value. The impairment charges recorded were triggered by purchase offers received. The Company is required to assess the fair value of certain impaired consolidated investments. The valuation of impaired real estate assets is determined using widely accepted valuation techniques including discounted cash flow analysis on the expected cash flows of each asset, as well as the income capitalization approach considering prevailing market capitalization rates, analysis of recent comparable sales transactions, actual sales negotiations and bona fide purchase offers received from third parties and/or consideration of the amount that currently would be required to replace the asset, as adjusted for obsolescence. In general, the Company considers multiple valuation techniques when measuring fair value of an investment. However, in certain circumstances, a single valuation technique may be appropriate. These valuations are calculated based on market conditions and assumptions made by management at the time the valuation adjustments and impairments were recorded, which may differ materially from actual results if market conditions or the underlying assumptions change. The following table presents information about the fair value of real estate that was impaired, and therefore, measured on a fair value b asis, along with the related impairment charge for the six months ended June 30, 2026. The table also indicates the fair value hierarchy of the valuation techniques used by the Company to determine such fair value (in millions): Fair Value Measurements Level 1 Level 2 Level 3 Total Total Impairment Charges June 30, 2026 Long-lived assets held and used $ — $ — $ 32.2 $ 32.2 $ 18.5 Quantitative Information About Level 3 Fair Value Measurements Fair Value at Valuation Description June 30, 2026 Technique Unobservable Inputs Range Impairment of consolidated assets $ 32.2 Indicative Bid Indicative Bid (A) N/A (A) Fair value measurements based upon indicative bids and developed by third-party sources (including offers and comparable sales values), subject to the Company’s corroboration for reasonableness. The Company does not have access to certain unobservable inputs used by these third parties to determine these estimated fair values. 13 7. Earnings Per Share The following table provides a reconciliation of net income and the number of common shares used in the computations of “basic” earnings per share (“EPS”), which utilizes the weighted-average number of common shares outstanding without regard to dilutive potential common shares, and “diluted” EPS, which includes all such shares (in thousands, except per share amounts). Three Months Six Months Ended June 30, Ended June 30, 2026 2025 2026 2025 Numerators – Basic and Diluted Net (loss) income $ ( 1,304 ) $ 46,504 $ ( 366 ) $ 49,589 Earnings attributable to unvested shares ( 217 ) ( 386 ) ( 217 ) ( 386 ) Net (loss) income after allocation to participating securities $ ( 1,521 ) $ 46,118 $ ( 583 ) $ 49,203 Denominators – Number of Shares Basic and Diluted — Average shares outstanding 52,475 52,445 52,471 52,440 Earnings Per Share: Basic $ ( 0.03 ) $ 0.88 $ ( 0.01 ) $ 0.94 Diluted $ ( 0.03 ) $ 0.88 $ ( 0.01 ) $ 0.94 Basic average shares outstanding do not include Restricted Stock units (“RSUs”) representin g 0.2 million and 0.3 million common shares that were not vested at June 30, 2026 and 2025, respectively. Dividend equivalents are paid on the outstanding RSUs, which makes these shares participating securities. Common Share Dividends The Company declared a special cash dividend of $ 1.00 per common share for the three and six months ended June 30, 2026 which was paid in July 2026. The Company declared a special cash dividend of $ 1.50 per common share for the three and six months ended June 30, 2025 which was paid in July 2025. 8. Subsequent Events In July 2026, the Company sold one property (Meadowmont Market, Chapel Hill, North Carolina) and a land parcel in Freehold, New Jersey for aggregate gross sales prices of approximately $ 11.5 million. 14 Item 2. Management’s Discussion and Analysis o f Financial Condition and Results of OPERATIONS Management’s Discussion and Analysis of Financial Condition and Results of Operations (“MD&A”) provides readers with a perspective from management on the financial condition, results of operations and liquidity of SITE Centers Corp. and its consolidated subsidiaries (collectively, the “Company” or “SITE Centers”) and other factors that may affect the Company’s future results. The Company believes it is important to read the MD&A in conjunction with its Annual Report on Form 10-K for the year ended December 31, 2025, as well as other publicly available information. EXECUTIVE SUMMARY The Company is a self-administered and self-managed Real Estate Investment Trust (“REIT”) in the business of owning, leasing, redeveloping, and managing shopping centers. As of June 30, 2026, the Company’s portfolio consisted of 14 shopping centers (including 10 shopping centers owned through the Dividend Trust Portfolio (“DTP”), an unconsolidated joint venture). At June 30, 2026, the Company owned approximately 3.9 million square feet of gross leasable area (“GLA”) through all its shopping center properties (wholly-owned and joint venture). In addition, the Company owns two adjacent office buildings located in Beachwood, Ohio, totaling approximately 339,000 square feet of GLA, a portion of which currently serves as the Company’s headquarters. The following provides an overview of the Company’s key financial metrics (see Non-GAAP Financial Measures described later in this section) (in thousands, except per share amounts): Three Months Six Months Ended June 30, Ended June 30, 2026 2025 2026 2025 Net (loss) income $ (1,304 ) $ 46,504 $ (366 ) $ 49,589 FFO $ (4,551 ) $ 6,935 $ (5,727 ) $ 22,959 Operating FFO $ (4,569 ) $ 8,347 $ (6,453 ) $ 16,629 Earnings per share – Diluted $ (0.03 ) $ 0.88 $ (0.01 ) $ 0.94 For the six months ended June 30, 2026, the decrease in Net (loss) income, as compared to the prior-year period, primarily was the result of impairment charges, a decrease in rental income as a result of property dispositions, a decrease in gains on the disposition of real estate and a decrease in condemnation revenue, partially offset by the gain on the sale of joint venture interests, an increase in interest income and decreases in interest expense and depreciation and amortization expense. SITE Centers Strategy The Company continues to pursue the monetization of its investment in the DTP joint venture and the sale of its remaining wholly-owned properties, though no assurances can be given that such efforts will result in additional asset sales. The Company has entered into agreements to sell Shoppes at Paradise Pointe (Fort Walton Beach, Florida) and The Maxwell (Chicago, Illinois) for approximately $8.4 million and $15.3 million in cash, respectively, subject to adjustment for certain closing pro-rations, allocations and credits. The general due diligence period has expired under both of these sale agreements and the closings are expected to occur by the end of the third quarter of 2026. These closings remain subject to customary conditions, including, but not limited to, delivery of estoppel letters from tenants, the accuracy of the Company’s representations in all material respects and the absence of material casualty or condemnation events. The timing of remaining asset sales may be impacted by general economic conditions, local conditions in the markets in which the Company’s remaining properties are situated and other property-specific considerations. Prospects for selling the retail condominium units that comprise The Blocks (Portland, Oregon) may be impacted by challenging local conditions and vacancy, and timing and the amount of proceeds from the sale of the Company’s corporate headquarters (Beachwood, Ohio) may be impacted by Curbline Properties Corp.’s (“Curbline Properties” or “Curbline”) contractual option to lease space in the buildings. The Company’s ability and timing to monetize the value of its investment in the DTP joint venture may be impacted by the degree of cooperation of the joint venture partner and the limited rights afforded the Company under the joint venture agreement (including the requirement that the Company obtain the joint venture partner’s consent to the sale of individual joint venture properties or to the Company’s sale of its interests in the joint venture). The Company is in discussions with its joint venture partner and continues to maintain an elevated cash balance in order to maximize the Company’s alternatives for monetizing its joint venture investment. On June 29, 2026, the Company delivered a buy-sell notice to its partner under the joint venture agreement. Pursuant to the terms of the joint venture agreement, unless an alternative consensual resolution is agreed between the Company and its partner, the partner is required to inform the Company by August 31, 2026 of its decision to either purchase the Company’s 20% interest in the 15 joint venture for a price of approximately $32.4 million or sell its 80% interest in the joint venture to the Company for a price of approximately $129.6 million. Pursuant to the terms of the joint venture agreement, closing of the transaction should occur no later than October 15, 2026. No assurances can be given that the partner will comply with the terms of the joint venture agreement or perform its obligations under the joint venture agreement with respect to the buy-sell notice. With its partner’s consent, the Company may continue to explore the sale of its interests in the joint venture to third parties as an alternative to completing the buy-sell transaction. The Company expects to use proceeds from additional asset sales to pay operating expenses, manage overall liquidity levels, make distributions to shareholders and establish a reserve fund to satisfy projected expenses and known and unknown claims that might arise during the anticipated wind-up of its business. The Company expects to incur significant expenses in connection with the eventual wind-up of its business, including but not limited to employee severance costs, discretionary bonuses upon completion of the sales process, costs to terminate office leases, licenses and other operating contracts, professional fees (including fees of accountants and law firms), costs to comply with ongoing reporting requirements of the Securities Exchange Act of 1934 (the “Exchange Act”) (until such time as the Company qualifies for relief therefrom), insurance premiums and potential deductibles (including with respect to a “tail” insurance policy for directors and officers), vendor expenses, costs to resolve and streamline the Company’s subsidiaries and corporate structure and any claims arising under sale agreements for completed dispositions. For risks related to the Company’s strategy, see Item 1A. Risk Factors in the Company’s Annual Report on Form 10-K for the year ended December 31, 2025. The Company expects that rental income and net income will decrease in future periods as compared to corresponding prior year periods as a result of the significant disposition activity and declining property revenues. However, the Company’s general and administrative expenses will remain elevated prior to the expected termination of the Shared Services Agreement on October 1, 2027 as a result of the contractual obligations and services owing to Curbline thereunder. Transaction and Capital Market Highlights Transaction and capital market highlights through July 31, 2026 include the following: • Sold five wholly-owned shopping centers and a land parcel for aggregate sales prices of $147.0 million; and • Paid a special cash dividend of $1.00 per common share on July 31, 2026. • Sold the Company’s interests in the RVIP IIIB joint venture that owned Deer Park Town Center (Deer Park, Illinois). Operations Operational data for the Company’s retail portfolio at June 30, 2026, include the following: • Total portfolio average annualized base rent per square foot was $18.40 at June 30, 2026, as compared to $22.61 at December 31, 2025 and $19.83 at June 30, 2025, all on a pro rata basis, respectively and • The aggregate occupancy of the Company’s operating shopping center portfolio was 81.1% at June 30, 2026, as compared to 85.9% at December 31, 2025 and 87.5% at June 30, 2025, all on a pro rata basis. The comparability of year-over-year operating metrics has been increasingly impacted by the level and composition of the Company’s disposition activities and the reduced size of the Company’s portfolio. 16 RESULTS OF OPERATIONS Consolidated shopping center properties owned as of January 1, 2025, are referred to herein as the “Comparable Portfolio Properties.” Revenues from Operations (in thousands) Three Months Ended June 30, 2026 2025 $ Change Rental income (A) $ 6,847 $ 30,662 $ (23,815 ) Fee and other income 3,846 2,808 1,038 Total revenues $ 10,693 $ 33,470 $ (22,777 ) Six Months Ended June 30, 2026 2025 $ Change Rental income (A) $ 16,088 $ 62,112 $ (46,024 ) Fee and other income (B) 7,621 13,981 (6,360 ) Total revenues $ 23,709 $ 76,093 $ (52,384 ) (A) The following table summarizes the key components of Rental income (in thousands): Three Months Ended June 30, Contractual Lease Payments 2026 2025 $ Change Base and percentage rental income $ 5,089 $ 22,145 $ (17,056 ) Recoveries from tenants 1,708 7,900 (6,192 ) Uncollectible revenue (121 ) 228 (349 ) Lease termination fees, ancillary and other rental income 171 389 (218 ) Total contractual lease payments $ 6,847 $ 30,662 $ (23,815 ) Six Months Ended June 30, Contractual Lease Payments 2026 2025 $ Change Base and percentage rental income (1) $ 11,891 $ 44,900 $ (33,009 ) Recoveries from tenants (2) 3,838 16,302 (12,464 ) Uncollectible revenue (3) (85 ) 120 (205 ) Lease termination fees, ancillary and other rental income 444 790 (346 ) Total contractual lease payments $ 16,088 $ 62,112 $ (46,024 ) (1) The changes in base and percentage rental income were due to the following (in millions): Increase (Decrease) Comparable Portfolio Properties $ — Disposition of shopping centers (33.0 ) Straight-line rents — Total $ (33.0 ) At June 30, 2026 and 2025, the Company owned four and 20 wholly-owned retail properties as of each balance sheet date that had an aggregate occupancy rate of 66.9% and 87.2% and an average annualized base rent per occupied square foot of $24.12 and $20.01, respectively. The decrease in occupancy rate and increase in average annualized base rent per occupied square foot was due to a combination of transactional activity, the mix of properties sold and overall decreases in occupancy. 17 (2) Recoveries from tenants were approximately 38.8% and 70.9% of operating expenses and real estate taxes for the six months ended June 30, 2026 and 2025, respectively. The decrease in the recovery percentage was due to a combination of transactional activity, the mix of properties sold and overall decreases in occupancy. (3) The net amount reported was primarily attributable to the impact of tenants on the cash basis of accounting and related reserve adjustments. (B) The decrease in Fee and other income primarily resulted from $8.4 million of other property revenue recorded during the six months ended June 30, 2025 in conjunction with the resolution of the condemnation proceedings with the State of Florida relating to business damages and compensation for land taken in 2022 at the Shoppes at Paradise Pointe partially offset by the increase in fees from Curbline Properties. Fee and other income is primarily earned from Curbline Properties and the Company’s unconsolidated joint ventures. Expenses from Operations (in thousands) Three Months Ended June 30, 2026 2025 $ Change Operating and maintenance $ 3,776 $ 6,457 $ (2,681 ) Real estate taxes 1,173 4,690 (3,517 ) Impairment charges 1,000 — 1,000 General and administrative 9,229 9,418 (189 ) Depreciation and amortization 3,894 12,921 (9,027 ) $ 19,072 $ 33,486 $ (14,414 ) Six Months Ended June 30, 2026 2025 $ Change Operating and maintenance (A) $ 7,069 $ 13,589 $ (6,520 ) Real estate taxes (A) 2,815 9,411 (6,596 ) Impairment charges (B) 18,450 — 18,450 General and administrative 18,128 18,813 (685 ) Depreciation and amortization (A) 8,911 26,173 (17,262 ) $ 55,373 $ 67,986 $ (12,613 ) (A) The changes were due to the following (in millions): Operating and Maintenance Real Estate Taxes Depreciation and Amortization Comparable Portfolio Properties $ 1.2 $ 0.1 $ (0.8 ) Disposition of shopping centers (7.7 ) (6.7 ) (16.5 ) $ (6.5 ) $ (6.6 ) $ (17.3 ) (B) The Company recorded $18.5 million of impairment charges for the six months ended June 30, 2026 triggered by purchase offers received. Impairment charges are presented in Note 6, “Impairment Charges,” to the Company’s consolidated financial statements included herein. 18 Other Income and Expenses (in thousands) Three Months Ended June 30, 2026 2025 $ Change Interest expense $ — $ (5,304 ) $ 5,304 Interest income 1,615 722 893 Debt extinguishment costs — (504 ) 504 Other income (expense), net (1,777 ) (1,383 ) (394 ) $ (162 ) $ (6,469 ) $ 6,307 Six Months Ended June 30, 2026 2025 $ Change Interest expense (A) $ — $ (10,766 ) $ 10,766 Interest income (B) 2,806 1,083 1,723 Debt extinguishment costs — (504 ) 504 Other income (expense), net (C) (2,771 ) (2,239 ) (532 ) $ 35 $ (12,426 ) $ 12,461 (A) As of June 30, 2026, the Company had no outstanding indebtedness. As of June 30, 2025, the Company’s consolidated indebtedness consisted of a cross-collateralized mortgage facility and a mortgage loan encumbering Nassau Park Pavilion with an aggregate outstanding balance of $292.0 million and a weighted-average interest rate (based on contractual rates excluding amortization of debt issuance costs) of 6.9% per annum. (B) Related to excess cash as a result of sale proceeds maintained in money market accounts. (C) Primarily consists of the adjustment to reflect the fair value of services provided to Curbline Properties relative to the fees and fair value of services received from Curbline Properties under the Shared Services Agreement. Other Items (in thousands) Three Months Ended June 30, 2026 2025 $ Change Equity in net loss of joint ventures $ (449 ) $ (68 ) $ (381 ) Gain on disposition of real estate, net 7,804 53,236 (45,432 ) Tax expense of taxable REIT subsidiary and state franchise and income taxes (118 ) (179 ) 61 Six Months Ended June 30, 2026 2025 $ Change Equity in net loss of joint ventures (A) $ (601 ) $ (29 ) $ (572 ) Gain on sale of joint venture interests (B) 19,989 — 19,989 Gain on disposition of real estate, net (C) 11,811 54,265 (42,454 ) Tax benefit (expense) of taxable REIT subsidiary and state franchise and income taxes 64 (328 ) 392 (A) At June 30, 2026 and 2025, the Company had an economic investment in unconsolidated joint ventures which owned ten and 11 shopping center properties, respectively. The termination of the Company’s remaining joint venture or joint venture property sales could significantly impact the amount of income or loss recognized in future periods. See Note 2, “Investments in and Advances to Joint Ventures,” in the Company’s consolidated financial statements included herein. (B) In 2026, the Company sold its partnership interests in the RVIP IIIB joint venture that owned Deer Park Town Center (Deer Park, Illinois). (C) The Company sold four and two wholly-owned shopping centers in the periods ended June 30, 2026 and 2025, respectively. 19 Net Income (in thousands) Three Months Ended June 30, 2026 2025 $ Change Net (loss) income $ (1,304 ) $ 46,504 $ (47,808 ) Six Months Ended June 30, 2026 2025 $ Change Net (loss) income $ (366 ) $ 49,589 $ (49,955 ) The decrease in net income in the period ended June 30, 2026, as compared to the prior-year period, primarily was the result of impairment charges, a decrease in rental income as a result of property dispositions, a decrease in gains on the disposition of real estate and a decrease in condemnation revenue, partially offset by the gain on the sale of joint venture interests, an increase in interest income and decreases in interest expense and depreciation and amortization expense. NON-GAAP FINANCIAL MEASURES Funds from Operations and Operating Funds from Operations Definition and Basis of Presentation The Company believes that Funds from Operations (“FFO”) and Operating FFO, both non-GAAP financial measures, provide additional and useful means to assess the financial performance of REITs. FFO and Operating FFO are frequently used by the real estate industry, as well as securities analysts, investors and other interested parties, to evaluate the performance of REITs. The Company also believes that FFO and Operating FFO more appropriately measure the core operations of the Company. FFO excludes GAAP historical cost depreciation and amortization of real estate and real estate investments, which assume that the value of real estate assets diminishes ratably over time. Historically, however, real estate values have risen or fallen with market conditions, and many companies use different depreciable lives and methods. Because FFO excludes depreciation and amortization unique to real estate and gains and losses from property dispositions, it can provide a performance measure that, when compared year over year, reflects the impact on operations from trends in occupancy rates, rental rates, operating costs, interest costs and acquisition, disposition and development activities. This provides a perspective of the Company’s financial performance not immediately apparent from net income determined in accordance with GAAP. FFO is generally defined and calculated by the Company as net income (loss) (computed in accordance with GAAP), adjusted to exclude (i) gains and losses from disposition of real estate property and related investments, which are presented net of taxes, (ii) impairment charges on real estate property and related investments and (iii) certain non-cash items. These non-cash items principally include real property depreciation and amortization of intangibles and equity income (loss) from joint ventures and adding the Company’s proportionate share of FFO from its unconsolidated joint ventures, determined on a consistent basis. The Company’s calculation of FFO is consistent with the definition of FFO provided by the National Association of Real Estate Investment Trusts (“NAREIT”). The Company believes that certain charges, income and gains recorded in its operating results are not comparable or reflective of its core operating performance. Operating FFO is useful to investors as the Company removes non-comparable charges, income and gains to analyze the results of its operations and assess performance of the core operating real estate portfolio. As a result, the Company also computes Operating FFO and discusses it with the users of its financial statements, in addition to other measures such as net income (loss) determined in accordance with GAAP and FFO. Operating FFO is generally defined and calculated by the Company as FFO excluding certain charges, income and gains/losses that management believes are not comparable and indicative of the results of the Company’s operating real estate portfolio. Such adjustments include condemnation revenue, gains/losses on the early extinguishment of debt, certain transaction fee income, transaction costs and other restructuring type costs, including employee separation costs. The disclosure of these adjustments is regularly requested by users of the Company’s financial statements. The adjustment for these charges, income and gains may not be comparable to how other REITs or real estate companies calculate their results of operations, and the Company’s calculation of Operating FFO differs from NAREIT’s definition of FFO. Additionally, the Company provides no assurances that these charges, income and gains are non-recurring. These charges, income and gains could be reasonably expected to recur in future results of operations. 20 These measures of performance are used by the Company for several business purposes and by other REITs. The Company uses FFO and/or Operating FFO in part as a disclosure to improve the understanding of the Company’s operating results among the investing public and as a measure of a real estate asset company’s performance. For the reasons described above, management believes that FFO and Operating FFO provide the Company and investors with an important indicator of the Company’s operating performance. They provide recognized measures of performance other than GAAP net income, which may include non-cash items (often significant). Other real estate companies may calculate FFO and Operating FFO in a different manner. Management recognizes the limitations of FFO and Operating FFO when compared to GAAP’s net income. FFO and Operating FFO do not represent amounts available for dividends, capital replacement or expansion or other commitments and uncertainties. Management does not use FFO or Operating FFO as an indicator of the Company’s cash obligations and funding requirements for future commitments or development activities. Neither FFO nor Operating FFO represents cash generated from operating activities in accordance with GAAP, and neither is necessarily indicative of cash available to fund cash needs. Neither FFO nor Operating FFO should be considered an alternative to net income (computed in accordance with GAAP) or as an alternative to cash flow as a measure of liquidity. FFO and Operating FFO are simply used as additional indicators of the Company’s operating performance. The Company believes that to further understand its performance, FFO and Operating FFO should be compared with the Company’s reported net income and considered in addition to cash flows determined in accordance with GAAP, as presented in its consolidated financial statements. Reconciliations of these measures to their most directly comparable GAAP measure of net income have been provided below. Reconciliation Presentation FFO and Operating FFO were as follows (in thousands): Three Months Ended June 30, 2026 2025 $ Change FFO $ (4,551 ) $ 6,935 $ (11,486 ) Operating FFO (4,569 ) 8,347 (12,916 ) Six Months Ended June 30, 2026 2025 $ Change FFO $ (5,727 ) $ 22,959 $ (28,686 ) Operating FFO (6,453 ) 16,629 (23,082 ) The decrease in FFO for the period ended June 30, 2026, as compared to the prior-year period, was primarily attributable to the net impact of property dispositions and condemnation revenue recorded in the prior-year period, partially offset by an increase in interest income and a decrease in interest expense. The decrease in Operating FFO generally was due to the net impact of property dispositions partially offset by decreased interest expense and an increase in interest income. 21 The Company’s reconciliation of net income computed in accordance with GAAP to FFO and Operating FFO is as follows (in thousands). The Company provides no assurances that these charges and gains are non-recurring. These charges and gains could reasonably be expected to recur in future results of operations. Three Months Six Months Ended June 30, Ended June 30, 2026 2025 2026 2025 Net (loss) income $ (1,304 ) $ 46,504 $ (366 ) $ 49,589 Depreciation and amortization of real estate investments 2,387 12,054 5,720 24,468 Equity in net loss of joint ventures 449 68 601 29 Joint ventures’ FFO (A) 721 1,545 1,668 3,138 Impairment of real estate 1,000 — 18,450 — Gain on sale of joint venture interests — — (19,989 ) — Gain on disposition of real estate, net (7,804 ) (53,236 ) (11,811 ) (54,265 ) FFO attributable to common shareholders (4,551 ) 6,935 (5,727 ) 22,959 Transaction and other (18 ) 1,252 (821 ) 1,374 Condemnation revenue — — — (8,379 ) Separation and other charges — 160 95 675 Non-operating items, net (18 ) 1,412 (726 ) (6,330 ) Operating FFO $ (4,569 ) $ 8,347 $ (6,453 ) $ 16,629 (A) At June 30, 2026 and 2025, the Company had an economic investment in unconsolidated joint ventures which owned ten and 11 shopping center properties, respectively. These joint ventures represent the investments in which the Company recorded its share of equity in net income or loss and, accordingly, FFO and Operating FFO. Joint ventures’ FFO and Operating FFO are summarized as follows (in thousands): Three Months Six Months Ended June 30, Ended June 30, 2026 2025 2026 2025 Net (loss) income attributable to unconsolidated joint ventures $ (2,165 ) $ (84 ) $ (2,806 ) $ 215 Depreciation and amortization of real estate investments 5,769 6,340 10,914 12,384 Gain on disposition of real estate, net — (5 ) — (1 ) FFO $ 3,604 $ 6,251 $ 8,108 $ 12,598 FFO at SITE Centers’ ownership interests $ 721 $ 1,545 $ 1,668 $ 3,138 Operating FFO at SITE Centers’ ownership interests $ 721 $ 1,545 $ 1,668 $ 3,138 LIQUIDITY, CAPITAL RESOURCES AND FINANCING ACTIVITIES The Company requires capital to fund its operating expenses, redevelopment activities and capital expenditures. The Company’s primary capital sources include cash on hand, cash flow from operations and proceeds from ongoing asset sales. The Company does not maintain a revolving credit facility and therefore plans to closely monitor and conservatively manage its liquidity and cash position as it pursues the sale of its remaining properties and monetization of its investment in the DTP joint venture and returns capital to shareholders. The Company expects to maintain sufficient cash reserves with proceeds from asset sales in order to satisfy any discharge expenses projected to be incurred, and to pay any unknown or contingency claims or obligations which might arise, during the subsequent wind-up of its operations. The Company also expects to maintain an elevated cash balance pending resolution of the DTP joint venture in order to maximize the Company’s alternatives for monetizing its joint venture investment, including through the possible purchase of its partner’s interest through the joint venture’s buy-sell provision. At June 30, 2026, the Company had an unrestricted cash balance of $238.9 million. As of June 30, 2026, the Company anticipates that it has approximately $8.5 million to be incurred to complete redevelopment projects at properties owned by Curbline pursuant to the terms of the Separation and Distribution Agreement. The Company also paid a special cash dividend of $1.00 per share ($52.7 million in the aggregate) to common shareholders on July 31, 2026. The Company had no consolidated indebtedness outstanding at June 30, 2026. As of June 30, 2026, the Company’s unconsolidated joint venture had $380.6 million of indebtedness ($76.1 million at SITE Centers’ share). The Company believes it has sufficient liquidity to operate its business at this time. 22 Unconsolidated Joint Venture’s Mortgage Indebtedness – As of June 30, 2026 No assurance can be provided that outstanding indebtedness of the Company’s remaining joint venture will be refinanced or repaid as currently anticipated. Any future deterioration in property-level revenues may cause the joint venture to be unable to refinance maturing obligations or satisfy applicable covenants, financial tests or debt service requirements or loan maturity extension conditions in the future, thereby allowing the mortgage lender to assume control of property cash flows, limit distributions of cash to joint venture members, declare a default, increase the interest rate or accelerate the loan’s maturity. In addition, rising interest rates or challenged transaction markets may adversely impact the ability of the Company’s remaining joint venture to sell assets at attractive prices in order to repay indebtedness. Cash Flow Activity The Company’s cash flow activities are summarized as follows (in thousands): Six Months Ended June 30, 2026 2025 Cash flow (used for) provided by operating activities $ (14,455 ) $ 22,933 Cash flow provided by investing activities 133,016 86,838 Cash flow used for financing activities (35 ) (14,915 ) Changes in cash flow for the period ended June 30, 2026, compared to the prior comparable period are as follows: Operating Activities: Cash provided by operating activities decreased by $37.4 million primarily due to lower net operating income as a result of disposition activity partially offset by an increase in interest income and a decrease in interest expense. Investing Activities: Cash from investing activities increased by $46.2 million primarily due to increased proceeds from disposition of real estate of $24.9 million and increased proceeds from the disposition of unconsolidated joint venture interests of $20.7 million. Financing Activities : Cash used for financing activities decreased by $14.9 million primarily due to scheduled principal payments made on the Company’s mortgage debt and required payments due to sales on the Company’s mortgage facility during the period ended June 30, 2025. Dividend Distribution The Company declared a special cash dividend of $52.7 million on the Company’s common shares during the six months ended June 30, 2026. The Company declared special cash dividends of $79.1 million on the Company’s common shares during the six months ended June 30, 2025. The decision to declare and pay future dividends on the Company’s common shares, as well as the timing, amount and composition of any such future dividends, will be at the discretion of the Company’s Board of Directors. The Company does not currently expect to make regular quarterly dividend payments in the future. The Company expects that the frequency and timing of future dividends will be influenced by operations, sales of its remaining assets and the resolution of the DTP joint venture, though the Company plans to closely monitor and conservatively manage its cash position in order to maintain sufficient cash reserves to satisfy and discharge expenses projected to be incurred, and any unknown or contingency claims or obligations which might arise, during the subsequent wind-up of its operations. The Company also expects to maintain an elevated cash balance pending resolution of the DTP joint venture in order to maximize the Company’s alternatives for monetizing its joint venture investment, including through the possible purchase of its partner’s interests through the joint venture’s buy-sell provision. The Company currently operates in a manner that allows it to qualify as a REIT and generally not be subject to U.S. federal income tax. U.S. federal income tax law generally requires that a REIT distribute annually to holders of its capital stock at least 90% of its REIT taxable income, without regard to the deduction for dividends paid and excluding net capital gains, and that it pay tax at regular corporate rates to the extent that it annually distributes less than 100% of its REIT taxable income. The Company may elect to surrender its REIT status in connection with the sale of its remaining assets and the anticipated wind-up of its operations in the event the Company determines that the anticipated benefits to the Company and its shareholders of maintaining REIT qualification do not exceed the related compliance costs or if the nature of the Company’s remaining operations makes compliance with REIT requirements impracticable. 23 SITE Centers’ Equity In 2022, the Company’s Board of Directors authorized a common share repurchase program. Under the terms of the program, the Company is authorized to repurchase up to a maximum value of $100 million of its common shares. As of June 30, 2026, the Company had repurchased an aggregate of 0.5 million of its common shares under this program at an aggregate cost of $26.6 million. SOURCES AND USES OF CAPITAL The Company remains committed to maintaining sufficient liquidity in order to fund its operating expenses, capital expenditures and expenses and liabilities to be incurred during the wind-up of its operations. The Company’s primary capital sources include cash on hand, cash flow from operations and proceeds from sales of its remaining wholly-owned properties and monetization of its investment in the DTP joint venture. The Company does not maintain a revolving credit facility and therefore plans to closely monitor and conservatively manage its cash position and expects to maintain an elevated cash balance pending resolution of the DTP joint venture in order to maximize the Company’s alternatives for monetizing its joint venture investment, including through the possible purchase of its partner’s interests through the joint venture’s buy-sell provision. Future Sales of Wholly-Owned Properties The Company continues to pursue the sale of its remaining wholly-owned properties, though no assurances can be given that such efforts will result in additional asset sales. The timing of asset sales may be impacted by general economic conditions, local conditions in the markets in which the Company’s remaining properties are situated and other property-specific considerations. DTP Joint Venture The Company owns a 20% interest in, and acts as the general partner of, the DTP joint venture, a joint venture with certain Chinese institutional investors which owns ten shopping centers located in the United States aggregating approximately 3.4 million square feet of GLA. As of June 30, 2026, the joint venture’s properties were encumbered by a mortgage loan in the aggregate principal amount of approximately $380.6 million which matures on January 11, 2029. The terms of the joint venture agreement contain restrictions on when and how the Company can monetize the value of its interests in the joint venture and generally requires the partner’s consent in order for the Company to sell its interest in the joint venture or the underlying properties owned by the joint venture. The Company is in discussions with its joint venture partner and continues to maintain an elevated cash balance in order to maximize the Company’s alternatives for monetizing its joint venture investment. On June 29, 2026, the Company delivered a buy-sell notice to its partner under the joint venture agreement. Pursuant to the terms of the joint venture agreement, unless an alternative consensual resolution is agreed between the Company and its partner, the partner is required to inform the Company by August 31, 2026 of its decision to either purchase the Company’s 20% interest in the joint venture for a price of approximately $32.4 million or sell its 80% interest in the joint venture to the Company for a price of approximately $129.6 million. Pursuant to the terms of the joint venture agreement, closing of the transaction should occur no later than October 15, 2026. No assurances can be given that the partner will comply with the terms of the joint venture agreement or perform its obligations under the joint venture agreement with respect to the buy-sell notice. With its partner’s consent, the Company may continue to explore the sale of its interests in the joint venture to third parties as an alternative to completing the buy-sell transaction. 2026 Transactions Activity Dispositions From January 1, 2026 through July 31, 2026, the Company sold the following wholly-owned shopping centers and a land parcel (in thousands): Date Sold Property Name City, State Total Owned GLA Gross Sales Price February 2026 FlatAcres MarketCenter Parker, Colorado 136 $ 24,400 March 2026 3030 North Broadway Chicago, Illinois 132 50,100 May 2026 Meadowmont Crossing Chapel Hill, North Carolina 92 11,050 June 2026 The Pike Outlets Long Beach, California 389 50,000 July 2026 Undeveloped land parcel Freehold, New Jersey — 450 July 2026 Meadowmont Market Chapel Hill, North Carolina 49 11,000 798 $ 147,000 24 Redevelopment Projects At June 30, 2026, the estimated cost to complete redevelopment projects at properties owned by Curbline pursuant to the terms of the Separation and Distribution Agreement was approximately $8.5 million. CAPITALIZATION At June 30, 2026, the Company’s capitalization consisted of $208.3 million of market equity (calculated as the number of common shares outstanding multiplied by $3.97, the closing price of the Company’s common shares on the New York Stock Exchange (the “NYSE”) at June 30, 2026). The Company expects that the NYSE will commence the de-listing of the Company’s common shares from the exchange if (i) the average closing price of the Company’s common shares were to fall below $1.00 per share over a 30-consecutive-day trading period, (ii) the Company’s average market capitalization were to fall below $15 million over a 30‑consecutive-day trading period or (iii) the Company were to lose or terminate its REIT qualification (unless the Company then qualifies for an original listing as a corporation). The NYSE also has certain discretionary authority to de-list the Company’s common shares on an involuntary basis. The Company expects to voluntarily de-list its common shares from the NYSE as future distributions cause its stock price to approach levels that would trigger involuntary de-listing. If the Company’s common shares are de-listed, shareholders may have difficulty trading their common shares on the secondary market. De-listing would also eliminate the requirement that the Company’s Board of Directors be composed of a majority of independent directors. The Company no longer maintains a revolving line of credit or an investment grade rating. The Company may not be able to obtain financing on favorable terms, or at all, and therefore conservatively manages its cash balances and proceeds from asset sales in order to maintain the capital needed to fund its operations. CONTRACTUAL OBLIGATIONS AND OTHER COMMITMENTS The Separation and Distribution Agreement contains obligations to complete certain redevelopment projects at properties that are owned by Curbline. As of June 30, 2026, such redevelopment projects were estimated to cost $8.5 million to complete. ECONOMIC CONDITIONS The Company continues to pursue the sale of its remaining wholly-owned properties and the monetization of its investment in the DTP joint venture. Accordingly, the economic conditions most relevant to the Company are those affecting the commercial real estate transaction market, including purchaser demand, the availability and cost of acquisition financing, capitalization rates and other valuation metrics and local property-level conditions at the Company’s remaining assets. Changes in interest rates, broader economic conditions, capital markets volatility and other factors may affect the timing of asset sales, the prices realized and the Company’s ability to complete its wind-up strategy. Tenant demand, tenant credit conditions and leasing activity remain relevant principally to the extent they affect property-level cash flows and the valuation of the Company’s remaining properties pending disposition. FORWARD-LOOKING STATEMENTS MD&A should be read in conjunction with the Company’s consolidated financial statements and the notes thereto appearing elsewhere in this report. Historical results and percentage relationships set forth in the Company’s consolidated financial statements, including trends that might appear, should not be taken as indicative of future operations. The Company considers portions of this information to be “forward-looking statements” within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Exchange Act, both as amended, with respect to the Company’s expectations for future periods. Forward-looking statements include, without limitation, statements relating to future capital expenditures, financing sources, dispositions, the resolution of joint ventures, distributions to shareholders, and the Company’s wind-up strategy and costs and expenses relating thereto. Although the Company believes that the expectations reflected in these forward-looking statements are based upon reasonable assumptions, it can give no assurance that its expectations will be achieved. For this purpose, any statements contained herein that are not statements of historical fact should be deemed to be forward-looking statements. Without limiting the foregoing, the words “will,” “believes,” “anticipates,” “plans,” “expects,” “seeks,” “estimates” and similar expressions are intended to identify forward-looking statements. Readers should exercise caution in interpreting and relying on forward-looking statements because such statements involve known and unknown risks, uncertainties and other factors that are, in some cases, beyond the Company’s control and that could cause actual results to differ materially from those expressed or implied in the forward-looking statements and that could materially affect the Company’s actual results, performance or achievements. For additional factors that could cause the results of the Company to differ materially from those indicated in the forward-looking statements, see Item 1A. Risk Factors in the Company’s Annual Report on Form 10-K for the year ended December 31, 2025. 25 Factors that could cause actual results, performance or achievements to differ materially from those expressed or implied by forward-looking statements include, but are not limited to, the following: • The Company may fail to dispose of its remaining properties on favorable terms or at all, especially in areas experiencing deteriorating economic conditions. Real estate investments can be illiquid and buyers may experience increased costs of financing or difficulties obtaining financing; • The Company may have difficulty realizing value from its DTP joint venture on account of its limited control over the joint venture and contractual restrictions set forth in the joint venture agreement; • Changes in interest rates, a downturn in the economy or disruptions in the financial markets could adversely affect the market price of the Company’s common shares, the valuation of its portfolio, its ability to sell properties and the prices realized therefor, as well as its performance and cash flow; • The Company may be unable to accurately project costs and expenses relating to its disposition and wind-up strategy and may encounter exposure to unexpected claims, liabilities or costs in connection therewith; • The Company may encounter loss of key personnel or disruptions in its property management or accounting functions in connection with the decreasing size of its operations; • The Company is subject to general risks affecting the real estate industry, including the need to enter into new leases or renew leases on favorable terms to generate rental revenues, and any economic downturn may adversely affect the ability of the Company’s tenants, or new tenants, to enter into new leases or the ability of the Company’s existing tenants to renew their leases at rates at least as favorable as their current rates; • The Company could be adversely affected by changes in the local markets where its properties are located, as well as by adverse changes in national economic and market conditions; • The Company may fail to anticipate the effects on its properties of changes in consumer buying practices, including sales over the internet and the resulting retailing practices and space needs of its tenants, or a general downturn in its tenants’ businesses, which may cause tenants to close stores or default in payment of rent; • The Company is subject to competition for tenants from other owners of retail properties, and its tenants are subject to competition from other retailers and methods of distribution. The Company’s properties are dependent upon the successful operations and financial condition of its tenants, in particular its major tenants, and could be adversely affected by the bankruptcy of those tenants; • The Company may require greater time and financial resources to complete redevelopment projects (including construction obligations owing to Curbline Properties under the Separation and Distribution Agreement) as a result of various factors, many of which are beyond the Company’s control, resulting in increased construction costs; • The Company does not maintain a revolving credit facility or investment grade rating and may encounter difficulties in obtaining financing on reasonable terms, or at all, to operate its business; • Inflationary pressures could result in reductions in retailer profitability, consumer discretionary spending and tenant demand to lease space. Inflation could also increase the costs incurred by the Company to operate its properties and finance its operations and could adversely impact the valuation of its properties, all of which could have an adverse effect on the market price of the Company’s common shares; • The Company may be unable to satisfy or comply with complex regulations related to its status as a REIT, including as a result of recent disposition activity and changes to the Company’s asset portfolio; • The Company must make distributions to shareholders to continue to qualify as a REIT, and if the Company must borrow funds to make distributions, those borrowings may not be available on favorable terms or at all; • Any de-listing of the Company’s common shares from the NYSE could adversely impact shareholders’ ability to sell shares when desired and the price obtained therefor; • The Company’s decision to dispose of real estate assets could result in material impairment charges and adversely affect the Company’s financial results; • The outcome of pending or future litigation, including litigation with tenants or joint venture partners, may adversely affect the Company’s results of operations and financial condition; • Property damage, expenses related thereto and other business and economic consequences (including the potential loss of revenue) resulting from extreme weather conditions or natural disasters in locations where the Company owns properties may adversely affect the Company’s results of operations, its financial condition and its ability to dispose of impacted properties; 26 • Sufficiency and timing of any insurance recovery payments related to damages and lost revenues from extreme weather conditions or natural disasters may adversely affect the Company’s results of operations and financial condition; • The Company may incur liability for injuries to persons, property or the environment occurring on or near its properties and such losses may be uninsured or exceed policy coverage; • The Company and its tenants could be negatively affected by the impacts of pandemics and other public health crises; • The Company could be subject to potential liabilities, increased costs, reputation harm and other adverse effects on the Company’s business due to stakeholders’, including regulators’, views regarding the Company’s environmental, social and governance initiatives and disclosures or lack thereof, and the impact of factors outside of the Company’s control on such initiatives and disclosures; • The Company could incur additional expenses to comply with or respond to claims under the Americans with Disabilities Act or otherwise be adversely affected by changes in government regulations, including changes in environmental, zoning, tax and other regulations; • The Company’s Board of Directors, which regularly reviews the Company’s business strategy and objectives, may change the Company’s strategic plan based on a variety of factors and conditions, including in response to changing market conditions; • The Company may be negatively impacted by any change in the Company’s relationship with Curbline Properties and the Company may be unable to retain qualified leadership and adequately manage its business in the event the Shared Services Agreement is terminated; • Potential conflicts of interest with Curbline Properties and • The Company and its vendors could sustain a disruption, failure or breach of their respective networks and systems, including as a result of cyber-attacks, including those that leverage artificial intelligence, which could disrupt the Company’s business operations, compromise the confidentiality of sensitive information and result in fines or penalties. Item 3. QUANTIT ATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK The Company’s primary market risk exposure is interest rate risk through its unconsolidated joint ventures. At June 30, 2026 and December 31, 2025, the Company had no outstanding consolidated debt. The Company’s unconsolidated joint ventures’ indebtedness at its carrying value is summarized as follows: June 30, 2026 December 31, 2025 Joint Venture Debt (Millions) Company's Proportionate Share (Millions) Weighted- Average Maturity (Years) Weighted- Average Interest Rate Joint Venture Debt (Millions) Company's Proportionate Share (Millions) Weighted- Average Maturity (Years) Weighted- Average Interest Rate Fixed-Rate Debt $ 371.1 $ 74.2 2.5 6.4 % $ 369.3 $ 73.9 3.0 6.4 % Variable-Rate Debt $ — $ — — — $ 59.9 $ 29.8 0.9 5.0 % An estimate of the effect of a 100 basis-point increase at June 30, 2026 and December 31, 2025, is summarized as follows (in millions): June 30, 2026 December 31, 2025 Carrying Value Fair Value 100 Basis-Point Increase in Market Interest Rate Carrying Value Fair Value 100 Basis-Point Increase in Market Interest Rate Company’s proportionate share of joint venture fixed-rate debt $ 74.2 $ 74.7 $ 73.0 $ 73.9 $ 75.7 $ 73.7 The Company has not entered, and does not plan to enter, into any derivative financial instruments for trading or speculative purposes. As of June 30, 2026, the Company had no other material exposure to market risk. 27 Item 4. CONTROL S AND PROCEDURES The Company’s management, with the participation of the Chief Executive Officer (“CEO”) and Chief Financial Officer (“CFO”), conducted an evaluation, pursuant to Exchange Act Rules 13a-15(b) and 15d-15(b), of the effectiveness of our disclosure controls and procedures. Based on their evaluation as required, the CEO and CFO have concluded that the Company’s disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) were effective as of the end of the period covered by this Quarterly Report on Form 10-Q to ensure that information required to be disclosed by the Company in reports that it files or submits under the Exchange Act is recorded, processed, summarized and reported within the time periods specified in Securities and Exchange Commission rules and forms and were effective as of the end of such period to ensure that information required to be disclosed by the Company in reports that it files or submits under the Exchange Act is accumulated and communicated to the Company’s management, including its CEO and CFO, or persons performing similar functions, as appropriate to allow timely decisions regarding required disclosure. During the three months ended June 30, 2026, there were no changes in the Company’s internal control over financial reporting that materially affected or are reasonably likely to materially affect the Company’s internal control over financial reporting. 28 PART II OTHER INFORMATION Item 1. LEGAL PROCEEDINGS The Company and its subsidiaries are subject to various legal proceedings, which, taken together, are not expected to have a material adverse effect on the Company. The Company is also subject to a variety of legal actions for personal injury or property damage arising in the ordinary course of its business, most of which are covered by insurance. While the resolution of all matters cannot be predicted with certainty, management believes that the final outcome of such legal proceedings and claims will not have a material adverse effect on the Company’s liquidity, financial position or results of operations. Item 1A. RI SK FACTORS None. Item 2. UNREGISTERED SALES OF EQUIT Y SECURITIES AND USE OF PROCEEDS ISSUER PURCHASES OF EQUITY SECURITIES (a) (b) (c) (d) Total Number of Shares Purchased Average Price Paid per Share Total Number of Shares Purchased as Part of Publicly Announced Plans or Programs Maximum Number (or Approximate Dollar Value) of Shares that May Yet Be Purchased Under the Plans or Programs (Millions) April 1–30, 2026 — $ — — $ — May 1–31, 2026 — — — — June 1–30, 2026 — — — — Total — $ — — $ 73.4 On December 20, 2022, the Company announced that its Board of Directors authorized a common share repurchase program. Under the terms of the program, the Company is authorized to repurchase up to a maximum value of $100 million of its common shares. As of June 30, 2026, the Company had repurchased 0.5 million of its common shares under this program in open market purchases in the aggregate at a cost of $26.6 million. Item 3. DEFAULTS UPON SENIOR SECURITIES None. Item 4. MINE SAF ETY DISCLOSURES Not applicable. Item 5. OTHER INFORMATION None. 29 Item 6. E XHIBITS 3.1 Amended and Restated Code of Regulations of the Company 1 10.1 Purchase Agreement, dated as of May 1, 2026, by and among DDR Urban LP, as Seller, and Pike Long Beach Owner, LLC, as Buyer 1 10.2 First Amendment to Purchase Agreement, dated May 11, 2026, by and between DDR Urban LP, as Seller, and Pike Long Beach Owner LLC, as Buyer 1 10.3 Second Amendment to Purchase Agreement, dated May 14, 2026, by and between DDR Urban LP, as Seller, and Pike Long Beach Owner LLC, as Buyer 1 31.1 Certification of principal executive officer pursuant to Rule 13a-14(a) of the Securities Exchange Act of 1934 1 31.2 Certification of principal financial officer pursuant to Rule 13a-14(a) of the Securities Exchange Act of 1934 1 32.1 Certification of chief executive officer pursuant to Rule 13a-14(b) of the Securities Exchange Act of 1934 and 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of this report pursuant to the Sarbanes-Oxley Act of 2002 1,2 32.2 Certification of chief financial officer pursuant to Rule 13a-14(b) of the Securities Exchange Act of 1934 and 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of this report pursuant to the Sarbanes-Oxley Act of 2002 1,2 101.INS Inline XBRL Instance Document – the instance document does not appear in the Interactive Data File because its XBRL tags are embedded within the Inline XBRL document 1 101.SCH Inline XBRL Taxonomy Extension Schema with Embedded Linkbase Document 1 104 The cover page from the Company’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2026 has been formatted in Inline XBRL and included in Exhibit 101. 1. Submitted electronically herewith. 2. Pursuant to SEC Release No. 34-47551, these exhibits are deemed to accompany this report and are not “filed” as part of this report. Attached as Exhibit 101 to this report are the following formatted in iXBRL (Inline Extensible Business Reporting Language): (i) Consolidated Balance Sheets as of June 30, 2026 and December 31, 2025, (ii) Consolidated Statements of Operations and Comprehensive (Loss) Income for the Three and Six Months Ended June 30, 2026 and 2025, (iii) Consolidated Statements of Equity for the Three and Six Months Ended June 30, 2026 and 2025, (iv) Consolidated Statements of Cash Flows for the Six Months Ended June 30, 2026 and 2025 and (v) Notes to Consolidated Financial Statements. 30 SIGNAT URES Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized. SITE CENTERS CORP. By: /s/ Jeffrey A. Scott Name: Jeffrey A. Scott Title: Senior Vice President and Chief Accounting Officer (Principal Accounting Officer) Date: August 3, 2026 31