📈 CBRE — Earnings Recap

EX-99.1 2 cbre-20260423x8kexx991.htm EX-99.1 Document EXHIBIT 99.1 Press Release FOR IMMEDIATE RELEASE For further information Chandni Luthra - Investors Steve Iaco - Media 212.984.8113 212.984.6535 Chandni.Luthra cbre.com Steven.Iaco cbre.com CBRE GROUP, INC. REPORTS FINANCIAL RESULTS FOR Q1 2026 Dallas April 23, 2026 — CBRE Group, Inc. (NYSE CBRE) today reported financial results for the first quarter ended March 31, 2026. Key Highlights GAAP EPS up 98% to $1.07 and Core EPS up 81% to $1.61 Revenue up 19% to $10.5 billion Resilient Businesses (1) revenue up 18% Transactional Businesses (1) revenue up 22% Cash flow from operations of nearly $1.3 billion and free cash flow of nearly $1.7 billion on a trailing 12-month basis 2026 core EPS outlook raised to $7.60 to $7.80 from $7.30 to $7.60, reflecting more than 20% growth at midpoint of new range CBRE continued to generate strong financial results while making important strategic gains during the first quarter of 2026. Together, our three services segments Advisory, Building Operations Experience and Project Management grew revenue by 20% and operating profit by nearly 30%. Additionally, profits from our data center land development program were delivered earlier in the year than anticipated, said Bob Sulentic, CBRE s chair and chief executive officer. We had strong growth from both our Resilient and Transactional Businesses during the quarter. Notably, our work related to infrastructure assets, consisting of the services we perform for data centers as well as power, telecom and transportation assets, among others, has become a source of significant profits and growth spanning all four business segments, Mr. Sulentic added. CBRE Press Release April 23, 2026 Page 2 Consolidated Financial Results Overview The following table presents highlights of CBRE performance (dollars in millions, except per share data) % Change Q1 2026 Q1 2025 USD LC ( 2 ) Operating Results Revenue $ 10,527 $ 8,875 18.6 % 14.6 % Pass-through costs (3) 4,448 3,798 17.1 % 13.0 % GAAP net income 318 163 95.1 % 92.6 % Core adjusted net income (4) 478 269 77.7 % 74.3 % GAAP EPS 1.07 0.54 98.1 % 98.1 % Core EPS (4) 1.61 0.89 80.9 % 78.7 % Core EBITDA (5) 831 518 60.4 % 56.4 % Cash Flow Results Cash flow used in operations $ (825) $ (546) 51.1 % Gain on disposition of real estate 301 — NM Less Capital expenditures 81 64 26.6 % Free cash flow (6) $ (605) $ (610) 0.8 % Advisory Services Segment The following table presents highlights of the Advisory Services segment performance (dollars in millions) % Change Q1 2026 Q1 2025 USD LC Revenue $ 2,024 $ 1,659 22.0% 19.2% Pass-through costs 8 12 (33.3)% (33.3)% Segment operating profit (7) 375 279 34.4% 34.9% Revenue and segment operating profit increased by 22% (19% local currency) and 34% (35% local currency), respectively. Global leasing revenue increased 20% (18% local currency) and was strong around the world. Asia-Pacific (APAC) was up 24% (22% local currency), led by Japan. In the U.S., leasing revenue rose 21%, driven by industrial, office and data centers. Global property sales revenue increased 43% (39% local currency). The U.S. was up 64% as all major property types posted double-digit increases. APAC saw growth of 29% (26% local currency), paced by Japan. Mortgage origination revenue rose 53% (same local currency) fueled by strong volumes from debt funds, and government-sponsored enterprises. The loan servicing portfolio increased 5% for the quarter to more than $460 billion. Loan servicing revenue reflected a decline in escrow income tied to lower average interest rates, which masked underlying growth in the business. CBRE Press Release April 23, 2026 Page 3 Valuations revenue rose 9% (4% local currency), with double-digit growth in the U.S. Building Operations Experience (BOE) Segment The following table presents highlights of the BOE segment performance (dollars in millions) % Change Q1 2026 Q1 2025 USD LC Revenue $ 6,491 $ 5,393 20.4% 16.0% Pass-through costs 3,513 2,959 18.7% 14.3% Segment operating profit 280 218 28.4% 22.5% Revenue and segment operating profit increased by 20% (16% local currency) and 28% (23% local currency), respectively. Facilities management revenue rose 17% (13% local currency). Local facilities management produced mid-teens revenue growth with strength across all global regions, led by the Americas. Enterprise facilities management revenue also grew by double digits, led by the technology, industrial and life sciences sectors. Critical infrastructure services revenue increased 71% (65% local currency), including strong growth from Data Center Solutions and contributions from Pearce Services, acquired in November 2025. Property management revenue rose 17% (14% local currency), aided by Industrious continued strong growth. Operating leverage was driven by the reclassification of costs associated with leases for fleet vehicles from cost of services to depreciation and amortization. Project Management Segment The following table presents highlights of the Project Management segment performance (dollars in millions) % Change Q1 2026 Q1 2025 USD LC Revenue $ 1,838 $ 1,594 15.3% 11.0% Pass-through costs 927 827 12.1% 9.1% Segment operating profit 135 112 20.5% 14.4% Revenue and segment operating profit increased by 15% (11% local currency), and 21% (14% local currency), respectively. Growth was underpinned by strong infrastructure activity. Among real estate projects, growth was driven by the technology sector and was broad based, led by double-digit growth in Asia, the U.K. and the U.S. CBRE Press Release April 23, 2026 Page 4 Real Estate Investments (REI) Segment The following table presents highlights of the REI segment performance (dollars in millions) % Change Q1 2026 Q1 2025 USD LC Revenue $ 199 $ 233 (14.6) % (19.0) % Segment operating profit 180 25 620.0 % 616.0 % Real Estate Development Operating profit (8) exceeded expectations, totaling $145 million. The outperformance was driven by earlier-than-anticipated profits from the data center land program. The portfolio of in-process projects and pipeline stood at $29.6 billion at the end of the first quarter. Investment Management Recurring asset management fees increased, reflecting higher net asset values. However, overall revenue was flat (down 6% local currency) due to sharply lower incentive fees compared with first-quarter 2025. The absence of significant incentive fees and promote income resulted in lower operating profit (8) than in last year s first quarter. Assets under management (AUM) ended the first quarter at more than $155 billion, in line with the prior quarter s level. Core Corporate Segment Core corporate operating loss increased by approximately $23 million for the quarter, driven by higher incentive compensation related to the company s strong performance in 2025 as well as a change in the timing of certain expense recognition. Capital Allocation Overview Free Cash Flow Free cash flow totaled nearly $1.7 billion for the 12 months ended March 31, 2026. Stock Repurchase Program Year-to-date (as of April 21), the company has repurchased nearly $540 million worth of shares. Acquisitions and Investments The company did not make any acquisitions during the first quarter. CBRE Press Release April 23, 2026 Page 5 Leverage and Financing Overview Leverage CBRE s net leverage ratio (net debt (9) to trailing twelve-month core EBITDA) was 1.54x as of March 31, 2026, substantially below the company s primary debt covenant of 4.25x. The net leverage ratio is computed as follows (dollars in millions) As of March 31, 2026 Total debt $ 7,013 Less Cash and cash equivalents 1,664 Net debt (9) $ 5,349 Divided by Trailing twelve-month Core EBITDA $ 3,470 Net leverage ratio 1.54x Liquidity At the end of the first quarter, the company had approximately $4.4 billion of total liquidity. Conference Call Details The company s first quarter earnings webcast and conference call will be held today, Thursday, April 23, 2026 at 8 30 a.m. Eastern Time. Investors are encouraged to access the webcast via this link or they can click this link beginning at 8 15 a.m. Eastern Time for automated access to the conference call. Alternatively, investors may dial into the conference call using these operator-assisted phone numbers 877.407.8037 (U.S.) or 201.689.8037 (International). A replay of the call will be available starting at 1 00 p.m. Eastern Time on April 23, 2026. The replay is accessible by dialing 877.660.6853 (U.S.) or 201.612.7415 (International) and using the access code 13759393#. A transcript of the call will be available on the company s Investor Relations website at https ir.cbre.com . About CBRE Group, Inc. CBRE Group, Inc. (NYSE CBRE), a Fortune 500 and S P 500 company headquartered in Dallas, is the world s largest commercial real estate services and investment firm and a premier provider of critical infrastructure services. The company has more than 155,000 employees serving clients in more than 100 countries. CBRE serves clients through four business segments Advisory (leasing, sales, debt origination, mortgage servicing, valuations) Building Operations Experience (facilities management, property management, flex space experience, critical infrastructure) Project Management (program management, project management, cost consulting) Real Estate Investments (investment management, development). Please visit our website at www.cbre.com. We routinely post important information on our website, including corporate and investor presentations and financial information. We intend to use our website as a means of disclosing material, non-public information and for complying with our disclosure obligations under Regulation FD. Such disclosures will be included in the Investor Relations section of our website at https ir.cbre.com. Accordingly, investors should monitor such portion of our website, in addition to following our press releases, Securities and Exchange Commission filings and public conference calls and webcasts. Safe Harbor and Footnotes This press release contains forward-looking statements within the meaning of the safe harbor provisions of the Private Securities Litigation Reform Act of 1995, including statements regarding the economic outlook, the company s future growth momentum, operations and business outlook. These forward-looking statements involve known and unknown risks, uncertainties and other factors that may cause the company s actual results and performance in future periods to be materially different from any future results or performance suggested in forward-looking statements in this press release. Any forward-looking statements speak only as of the date of this press release and, except to the extent required by applicable securities laws, the company expressly disclaims any obligation to update or revise any of them to reflect actual results, any changes in CBRE Press Release April 23, 2026 Page 6 expectations or any change in events. If the company does update one or more forward-looking statements, no inference should be drawn that it will make additional updates with respect to those or other forward-looking statements. Factors that could cause results to differ materially include, but are not limited to disruptions in general economic, political and regulatory conditions and significant public health events, particularly in geographies or industry sectors where our business may be concentrated volatility or adverse developments in the securities, capital or credit markets, interest rate increases and conditions affecting the value of real estate assets, inside and outside the United States poor performance of real estate investments or other conditions that negatively impact clients willingness to make real estate or long-term contractual commitments cost and availability of capital for investment in real estate foreign currency fluctuations and changes in currency restrictions, trade sanctions and import export and transfer pricing rules our ability to compete globally, or in specific geographic markets or business segments that are material to us our ability to identify, acquire and integrate accretive businesses costs and potential future capital requirements relating to businesses we may acquire integration challenges arising out of companies we may acquire increases in unemployment and general slowdowns in economic or commercial activity trends in pricing and risk assumption for commercial real estate services the effect of significant changes in supply demand and capitalization rates across different property types a reduction by companies in their reliance on outsourcing for their commercial real estate needs, which would affect our revenues and operating performance client actions to restrain project spending and reduce outsourced staffing levels our ability to further diversify our revenue model to offset cyclical economic trends in the commercial real estate industry our ability to attract new occupier and investor clients our ability to retain major clients and renew related contracts our ability to leverage our global services platform to maximize and sustain long-term cash flow our ability to continue investing in our platform and client service offerings our ability to maintain expense discipline the emergence of disruptive business models and technologies negative publicity or harm to our brand and reputation the failure by third parties to comply with service level agreements or regulatory or legal requirements the ability of our investment management business to maintain and grow assets under management and achieve desired investment returns for our investors, and any potential related litigation, liabilities or reputational harm possible if we fail to do so our ability to manage fluctuations in net earnings and cash flow, which could result from poor performance in our investment programs, including our participation as a principal in real estate investments the ability of our indirect wholly-owned subsidiary, CBRE Capital Markets, Inc. to periodically amend, or replace, on satisfactory terms, the agreements for its warehouse lines of credit declines in lending activity of U.S. Government Sponsored Enterprises, regulatory oversight of such activity and our loan servicing revenue from the commercial real estate mortgage market changes in U.S. and international law and regulatory environments (including relating to anti-corruption, anti-money laundering, trade sanctions, tariffs, currency controls and other trade control laws), particularly in Asia, Africa, Russia, Eastern Europe and the Middle East, due to the level of political instability in those regions litigation and its financial and reputational risks to us our exposure to liabilities in connection with real estate advisory and property management activities and our ability to procure sufficient insurance coverage on acceptable terms our ability to retain, attract and incentivize key personnel our ability to manage organizational challenges associated with our size liabilities under guarantees, or for construction defects, that we incur in our development services business our leverage under our debt instruments as well as the limited restrictions therein on our ability to incur additional debt, and the potential increased borrowing costs to us from a credit-rating downgrade our and our employees ability to execute on, and adapt to, information technology strategies and trends cybersecurity threats or other threats to our information technology networks, including the potential misappropriation of assets or sensitive information, corruption of data or operational disruption our ability to comply with laws and regulations related to our global operations, including real estate licensure, tax, labor and employment laws and regulations, fire and safety building requirements and regulations, as well as data privacy and protection regulations, sustainability matters, and the anti-corruption laws and trade sanctions of the U.S. and other countries changes in applicable tax or accounting requirements any inability for us to implement and maintain effective internal controls over financial reporting the effect of implementation of new accounting rules and standards or the impairment of our goodwill and intangible assets and the performance of our equity investments in companies we do not control. Additional information concerning factors that may influence the company s financial information is discussed under Risk Factors, Management s Discussion and Analysis of Financial Condition and Results of Operations, Quantitative and Qualitative Disclosures About Market Risk and Cautionary Note on Forward-Looking Statements in our Annual Report on Form 10-K for the year ended December 31, 2025, our quarterly reports on Form 10-Q, as well as in the company s press releases and other periodic filings with the Securities and Exchange Commission (SEC). Such filings are available publicly and may be obtained on the company s website at www.cbre.com or upon written request from CBRE s Investor Relations Department at investorrelations cbre.com . The terms core adjusted net income, core EBITDA, core EPS, business line operating profit (loss), net debt and free cash flow, all of which CBRE uses in this press release, are non-GAAP financial measures under SEC guidelines, and you should refer to the footnotes below as well as the Non-GAAP Financial Measures section in this press release for a further explanation of these measures. We have also included in that section reconciliations of these measures in specific periods to their most directly comparable financial measure calculated and presented in accordance with GAAP for those periods. CBRE Press Release April 23, 2026 Page 7 Totals may not sum in tables in millions included in this release due to rounding. Note We have not reconciled the (non-GAAP) core earnings per share forward-looking guidance included in this release to the most directly comparable GAAP measure because this cannot be done without unreasonable effort due to the variability and low visibility with respect to costs related to acquisitions, carried interest incentive compensation and financing costs, which are potential adjustments to future earnings. We expect the variability of these items to have a potentially unpredictable, and a potentially significant, impact on our future GAAP financial results. (1) Resilient Businesses include facilities management, critical infrastructure services, property management, project management, loan servicing, valuations, other portfolio services and recurring investment management fees. Transactional Businesses include property sales, leasing, mortgage origination, carried interest and incentive fees in the investment management business, and development fees. (2) Local currency percentage change is calculated by comparing current-period results at prior-period exchange rates versus prior-period results. (3) Pass-through costs represent certain costs incurred associated with subcontracted third-party vendor work performed for clients. These costs are reimbursable by clients and the corresponding amounts owed are reflected within Revenue. (4) Core adjusted net income and core earnings per diluted share (or core EPS) exclude the effect of select items from U.S. GAAP net income and U.S. GAAP earnings per diluted share. Adjustments during the periods presented included non-cash amortization expense related to intangible assets attributable to acquisitions, interest expense related to indirect tax audits and settlements, impact of adjustments on non-controlling interest, the tax impact of adjusted items and strategic non-core investments, net non-cash mortgage servicing rights, integration and other costs related to acquisitions, carried interest incentive compensation expense to align with the timing of associated revenue, charges related to indirect tax audits and settlements, net results related to the wind-down of certain businesses, business and finance transformation, costs associated with efficiency and cost-reduction initiatives and net fair value adjustments on strategic non-core investments. (5) Core EBITDA represents earnings before the portion attributable to non-controlling interests, depreciation and amortization, asset impairments, net interest expense, write-off of financing costs on extinguished debt, income taxes, further adjusted for net non-cash mortgage servicing rights, integration and other costs related to acquisitions, carried interest incentive compensation (reversal) expense to align with the timing of associated revenue, charges related to indirect tax audits and settlements, net results related to the wind-down of certain businesses, impact of fair value non-cash adjustments related to unconsolidated equity investments, business and finance transformation, non-cash pension buy-out settlement loss, costs associated with efficiency and cost-reduction initiatives, net fair value adjustments on strategic non-core investments, and provision associated with Telford s fire safety remediation efforts. (6) Free cash flow is calculated as cash flow provided by operations, plus gain on sale of real estate assets, less capital expenditures (reflected in the investing section of the consolidated statement of cash flows). (7) Segment operating profit (SOP) is the measure reported to the chief operating decision maker (CODM) for purposes of assessing performance and allocating resources to each segment. SOP represents earnings, inclusive of non-controlling interests, before net interest expense, write-off of financing costs on extinguished debt, income taxes, depreciation and amortization and asset impairments, as well as adjustments related to the following net non-cash mortgage servicing rights, integration and other costs related to acquisitions, carried interest incentive compensation expense to align with the timing of associated revenue, charges related to indirect tax audits and settlements, net results related to the wind-down of certain businesses, business and finance transformation and costs associated with efficiency and cost-reduction initiatives. (8) Represents line of business profitability losses, as adjusted. (9) Net debt is calculated as total debt (excluding non-recourse debt) less cash and cash equivalents. CBRE Press Release April 23, 2026 Page 8 CBRE GROUP, INC. OPERATING RESULTS FOR THE THREE MONTHS ENDED MARCH 31, 2026 AND 2025 (in millions, except share and per share data) (Unaudited) Three Months Ended March 31, 2026 2025 Revenue $ 10,527 $ 8,875 Costs and expenses Cost of revenue 8,675 7,265 Operating, administrative and other 1,460 1,192 Depreciation and amortization 182 142 Total costs and expenses 10,317 8,599 Gain on disposition of real estate 301 — Operating income 511 276 Equity (loss) income from unconsolidated subsidiaries (9) 16 Other income 11 1 Interest expense, net of interest income 59 50 Income before provision for income taxes 454 243 Provision for income taxes 112 52 Net income 342 191 Less Net income attributable to non-controlling interests 24 28 Net income attributable to CBRE Group, Inc. $ 318 $ 163 Basic income per share Net income per share attributable to CBRE Group, Inc. $ 1.08 $ 0.54 Weighted-average shares outstanding for basic income per share 294,377,494 300,288,602 Diluted income per share Net income per share attributable to CBRE Group, Inc. $ 1.07 $ 0.54 Weighted-average shares outstanding for diluted income per share 296,987,404 302,914,671 Core EBITDA $ 831 $ 518 CBRE Press Release April 23, 2026 Page 9 CBRE GROUP, INC. SEGMENT RESULTS FOR THE THREE MONTHS ENDED MARCH 31, 2026 (in millions) (Unaudited) Three Months Ended March 31, 2026 Advisory Services Building Operations Experience Project Management Real Estate Investments Corporate (1) Total Core Other Total Consolidated Revenue $ 2,024 $ 6,491 $ 1,838 $ 199 $ (25) $ 10,527 $ — $ 10,527 Costs and expenses Pass-through costs 8 3,513 927 — — 4,448 — 4,448 Cost of revenue, excluding pass-through costs 1,181 2,371 651 26 (2) 4,227 — 4,227 Operating, administrative and other 469 377 127 287 200 1,460 — 1,460 Depreciation and amortization 33 107 26 4 12 182 — 182 Gain on disposition of real estate — — — 281 20 301 — 301 Operating income (loss) 333 123 107 163 (215) 511 — 511 Equity (loss) income from unconsolidated subsidiaries (1) 2 — (7) — (6) (3) (9) Other income (loss) 1 11 — — 1 13 (2) 11 Add-back Depreciation and amortization 33 107 26 4 12 182 — 182 Adjustments Net non-cash mortgage servicing rights 12 — — — — 12 — 12 Integration and other costs related to acquisitions — 26 2 — 41 69 — 69 Carried interest incentive compensation expense to align with the timing of associated revenue — — — 1 — 1 — 1 Net results related to the wind-down of certain businesses — 1 — 19 — 20 — 20 Business and finance transformation 2 10 — — 20 32 — 32 Costs associated with efficiency and cost-reduction initiatives (5) — — — 2 (3) — (3) Total segment operating profit (loss) $ 375 $ 280 $ 135 $ 180 $ (139) $ (5) $ 826 Core EBITDA $ 831 _______________ (1) Includes elimination of inter-segment revenue and expense. CBRE Press Release April 23, 2026 Page 10 CBRE GROUP, INC. SEGMENT RESULTS—(CONTINUED) FOR THE THREE MONTHS ENDED MARCH 31, 2025 (in millions) (Unaudited) Three Months Ended March 31, 2025 Advisory Services Building Operations Experience Project Management Real Estate Investments Corporate (1) Total Core Other Total Consolidated Revenue $ 1,659 $ 5,393 $ 1,594 $ 233 $ (4) $ 8,875 $ — $ 8,875 Pass-through costs 12 2,959 827 — — 3,798 — 3,798 Cost of revenue, excluding pass-through costs 955 1,922 547 47 (4) 3,467 — 3,467 Operating, administrative and other 428 300 115 166 183 1,192 — 1,192 Depreciation and amortization 32 70 25 3 12 142 — 142 Operating income (loss) 232 142 80 17 (195) 276 — 276 Equity income (loss) from unconsolidated subsidiaries 1 1 — (7) — (5) 21 16 Other income (loss) 1 1 — — — 2 (1) 1 Add-back Depreciation and amortization 32 70 25 3 12 142 — 142 Adjustments Net non-cash mortgage servicing rights 13 — — — — 13 — 13 Integration and other costs related to acquisitions — 4 7 — 57 68 — 68 Carried interest incentive compensation expense to align with the timing of associated revenue — — — 4 — 4 — 4 Charges related to indirect tax audits and settlements — — — — (1) (1) — (1) Net results related to the wind-down of certain businesses — — — 6 — 6 — 6 Costs associated with efficiency and cost-reduction initiatives — — — 2 11 13 — 13 Total segment operating profit (loss) $ 279 $ 218 $ 112 $ 25 $ (116) $ 20 $ 538 Core EBITDA $ 518 _______________ (1) Includes elimination of inter-segment revenue and expense. CBRE Press Release April 23, 2026 Page 11 CBRE GROUP, INC. CONDENSED CONSOLIDATED BALANCE SHEETS (in millions) March 31, 2026 December 31, 2025 (Unaudited) ASSETS Current Assets Cash and cash equivalents $ 1,664 $ 1,864 Restricted cash 131 150 Receivables, net 8,404 8,284 Warehouse receivables (1) 950 1,630 Contract assets 475 462 Prepaid expenses 379 372 Income taxes receivable 192 175 Other current assets 539 552 Total Current Assets 12,734 13,489 Property and equipment, net 1,040 1,049 Goodwill 7,024 7,051 Other intangible assets, net 2,915 2,972 Operating lease assets 2,064 2,062 Investments in unconsolidated subsidiaries 844 870 Non-current contract assets 101 103 Real estate under development 822 646 Non-current income taxes receivable 98 106 Deferred tax assets, net 724 697 Other assets 1,804 1,832 Total Assets $ 30,170 $ 30,877 LIABILITIES AND EQUITY Current Liabilities Accounts payable and accrued expenses $ 4,725 $ 4,838 Compensation and employee benefits payable 1,623 1,630 Accrued bonus and profit sharing 1,028 1,879 Operating lease liabilities 293 284 Contract liabilities 471 448 Income taxes payable 271 258 Warehouse lines of credit (which fund loans that U.S. Government Sponsored Enterprises have committed to purchase) (1) 940 1,609 Other short-term borrowings 1,922 856 Current maturities of long-term debt 70 71 Other current liabilities 410 447 Total Current Liabilities 11,753 12,320 Long-term debt, net of current maturities 5,021 5,050 Non-current operating lease liabilities 2,112 2,121 Non-current tax liabilities 196 183 Deferred tax liabilities, net 239 238 Other liabilities 1,542 1,339 Total Liabilities 20,863 21,251 Mezzanine Equity Redeemable non-controlling interests in consolidated entities 447 433 Equity CBRE Group, Inc. Stockholders Equity Class A common stock 3 3 Additional paid-in capital — — Accumulated earnings 9,678 9,916 Accumulated other comprehensive loss (1,161) (1,041) Total CBRE Group, Inc. Stockholders Equity 8,520 8,878 Non-controlling interests 340 315 Total Equity 8,860 9,193 Total Liabilities and Equity $ 30,170 $ 30,877 ________________________________________________________________________________________________________________________________________ (1) Represents loan receivables, the majority of which are offset by borrowings under related warehouse line of credit facilities. CBRE Press Release April 23, 2026 Page 12 CBRE GROUP, INC. CONSOLIDATED STATEMENTS OF CASH FLOWS (in millions) (Unaudited) Three Months Ended March 31, 2026 2025 CASH FLOWS FROM OPERATING ACTIVITIES Net income $ 342 $ 191 Reconciliation of net income to net cash used in operating activities Depreciation and amortization 182 142 Amortization of other assets 51 48 Net non-cash mortgage servicing rights and premiums on loan sales 22 2 Deferred income taxes — (3) Stock-based compensation expense 48 21 Equity loss (income) from investments 9 (16) Gain on sale of real estate assets (301) — Other non-cash adjustments 16 8 Sale of mortgage loans 4,338 1,976 Origination of mortgage loans (3,673) (2,599) Changes in Warehouse lines of credit (669) 626 Receivables, prepaid expenses and other assets (254) 218 Accounts payable, accrued liabilities and other liabilities (89) (225) Accrued compensation expenses (844) (859) Income taxes, net (3) (76) Net cash used in operating activities (825) (546) CASH FLOWS FROM INVESTING ACTIVITIES Capital expenditures (81) (64) Payments for business acquired, net of cash acquired — (303) Capital contributions related to investments (17) (51) Acquisition and development of real estate assets (165) (66) Proceeds from disposition of real estate assets 321 13 Other investing activities, net 6 9 Net cash provided by (used in) investing activities 64 (462) CASH FLOWS FROM FINANCING ACTIVITIES Repayment of revolving credit facility — (132) Proceeds from commercial paper, net 1,066 1,421 Proceeds from long-term debt — 585 Repayment of long-term debt (18) (33) Repurchase of common stock (530) (418) Other financing activities, net 27 (167) Net cash provided by financing activities 545 1,256 Effect of currency exchange rate changes on cash and cash equivalents and restricted cash (3) 44 NET CHANGE IN CASH, CASH EQUIVALENTS AND RESTRICTED CASH (219) 292 CASH, CASH EQUIVALENTS AND RESTRICTED CASH, AT BEGINNING OF PERIOD 2,014 1,221 CASH, CASH EQUIVALENTS AND RESTRICTED CASH, AT END OF PERIOD $ 1,795 $ 1,513 SUPPLEMENTAL DISCLOSURES OF CASH FLOW INFORMATION Cash paid during the period for Interest $ 98 $ 102 Income tax payments, net $ 105 $ 131 Non-cash investing and financing activities Deferred and or contingent consideration $ (2) $ 27 CBRE Press Release April 23, 2026 Page 13 Non-GAAP Financial Measures The following measures are considered non-GAAP financial measures under SEC guidelines (i) Core net income attributable to CBRE Group, Inc. stockholders, as adjusted (which we also refer to as core adjusted net income ) (ii) Core EBITDA (iii) Core EPS (iv) Business line operating profit loss (v) Net debt (vi) Free cash flow These measures are not recognized measurements under United States generally accepted accounting principles (GAAP). When analyzing our operating performance, investors should use these measures in addition to, and not as an alternative for, their most directly comparable financial measure calculated and presented in accordance with GAAP. Because not all companies use identical calculations, our presentation of these measures may not be comparable to similarly titled measures of other companies. Our management generally uses these non-GAAP financial measures to evaluate operating performance and for other discretionary purposes. The company believes these measures provide a more complete understanding of ongoing operations, enhance comparability of current results to prior periods and may be useful for investors to analyze our financial performance because they eliminate the impact of selected charges that may obscure trends in the underlying performance of our business. The company further uses certain of these measures, and believes that they are useful to investors, for purposes described below. With respect to core EBITDA, core EPS, core adjusted net income, and business line operating profit loss, the company believes that investors may find these measures useful in evaluating our operating performance compared to that of other companies in our industry because their calculations generally eliminate the accounting effects of acquisitions, which would include impairment charges of goodwill and intangibles created from acquisitions, the effects of financings, income taxes and the accounting effects of capital spending. The presentation of core adjusted net income, excluding amortization of intangible assets acquired in business combinations, is useful to investors as a supplemental measure to evaluate the company s ongoing operating performance. While amortization expense of acquisition-related intangible assets is excluded from core adjusted net income, the revenue generated from the acquired intangible assets is not excluded. All of these measures may vary for different companies for reasons unrelated to overall operating performance. In the case of core EBITDA, this measure is not intended to be a measure of free cash flow for our management s discretionary use because it does not consider cash requirements such as tax and debt service payments. The core EBITDA measure calculated herein may also differ from the amounts calculated under similarly titled definitions in our credit facilities and debt instruments, which amounts are further adjusted to reflect certain other cash and non-cash charges and are used by us to determine compliance with financial covenants therein and our ability to engage in certain activities, such as incurring additional debt. The company also uses segment operating profit and core EPS as significant components when measuring our operating performance under our employee incentive compensation programs. With respect to free cash flow, the company believes that investors may find this measure useful to analyze the cash flow generated from operations and real estate investment and development activities after accounting for cash outflows to support operations and capital expenditures. With respect to net debt, the company believes that investors use this measure when calculating the company s net leverage ratio. With respect to core EBITDA, core EPS and core adjusted net income, the company believes that investors may find these measures useful to analyze the underlying performance of operations without the impact of strategic non-core equity investments that are not directly related to our business segments. These can be volatile and are often non-cash in nature. Core net income attributable to CBRE Group, Inc. stockholders, as adjusted (or core adjusted net income), and core EPS, are calculated as follows (in millions, except share and per share data) CBRE Press Release April 23, 2026 Page 14 Three Months Ended March 31, 2026 2025 Net income attributable to CBRE Group, Inc. $ 318 $ 163 Adjustments Non-cash amortization expense related to intangible assets attributable to acquisitions 58 56 Interest expense related to indirect tax audits and settlements 2 — Impact of adjustments on non-controlling interest — (1) Net non-cash mortgage servicing rights 12 13 Integration and other costs related to acquisitions 69 68 Carried interest incentive compensation expense to align with the timing of associated revenue 1 4 Charges related to indirect tax audits and settlements — (1) Net results related to the wind-down of certain businesses 20 6 Business and finance transformation 32 — Costs associated with efficiency and cost-reduction initiatives (3) 13 Net fair value adjustments on strategic non-core investments 5 (20) Tax impact of adjusted items and strategic non-core investments (36) (32) Core net income attributable to CBRE Group, Inc., as adjusted $ 478 $ 269 Core diluted income per share attributable to CBRE Group, Inc., as adjusted $ 1.61 $ 0.89 Weighted-average shares outstanding for diluted income per share 296,987,404 302,914,671 Core EBITDA is calculated as follows (in millions) Three Months Ended March 31, 2026 2025 Net income attributable to CBRE Group, Inc. $ 318 $ 163 Net income attributable to non-controlling interests 24 28 Net income 342 191 Adjustments Depreciation and amortization 182 142 Interest expense, net of interest income 59 50 Provision for income taxes 112 52 Net non-cash mortgage servicing rights 12 13 Integration and other costs related to acquisitions 69 68 Carried interest incentive compensation expense to align with the timing of associated revenue 1 4 Charges related to indirect tax audits and settlements — (1) Net results related to the wind-down of certain businesses 20 6 Business and finance transformation 32 — Costs associated with efficiency and cost-reduction initiatives (3) 13 Net fair value adjustments on strategic non-core investments 5 (20) Core EBITDA $ 831 $ 518 CBRE Press Release April 23, 2026 Page 15 Core EBITDA for the trailing twelve months ended March 31, 2026 is calculated as follows (in millions) Trailing Twelve Months Ended March 31, 2026 Net income attributable to CBRE Group, Inc. $ 1,312 Net income attributable to non-controlling interests 116 Net income 1,428 Adjustments Depreciation and amortization 623 Interest expense, net of interest income 225 Write-off of financing costs on extinguished debt 2 Provision for income taxes 377 Net non-cash mortgage servicing rights (6) Integration and other costs related to acquisitions 304 Carried interest incentive compensation expense to align with the timing of associated revenue 7 Net results related to the wind-down of certain businesses 88 Impact of fair value non-cash adjustments related to unconsolidated equity investments 2 Business and finance transformation 133 Non-cash pension buy-out settlement loss 147 Costs associated with efficiency and cost-reduction initiatives (16) Provision associated with Telford s fire safety remediation efforts 132 Net fair value adjustments on strategic non-core investments 24 Core EBITDA $ 3,470 Below represents a reconciliation of REI business line operating profitability loss to REI segment operating profit (in millions) Three Months Ended March 31, Real Estate Investments 2026 2025 Investment management operating profit $ 36 $ 52 Global real estate development operating profit (loss) 145 (25) Segment overhead (and related adjustments) (1) (2) Real estate investments segment operating profit $ 180 $ 25 Below represents a reconciliation of cash flow provided by (used in) operations to free cash flow for the trailing twelve months ended March 31, 2026 (in millions) Q2 2025 Q3 2025 Q4 2025 Q1 2026 Trailing Twelve Months Cash Flow Results Cash flow provided by (used in) operations $ 57 $ 827 $ 1,221 $ (825) $ 1,280 Gains on disposition of real estate sales 19 36 404 301 760 Less Capital expenditures 74 84 144 81 383 Free cash flow $ 2 $ 779 $ 1,481 $ (605) $ 1,657