CBRE GROUP, INC.

1. Basis of Presentation

Readers of this Quarterly Report on Form 10-Q (Quarterly Report) should refer to the audited financial statements and

notes to consolidated financial statements of CBRE Group, Inc., a Delaware corporation (which may be referred to in these

financial statements as “CBRE,” “the company,” “we,” “us” and “our”), for the year ended December 31, 2025, which are

included in our 2025 Annual Report on Form 10-K (2025 Annual Report), filed with the United States Securities and Exchange

Commission (SEC) and also available on our website (www.cbre.com), since we have omitted from this Quarterly Report

certain footnote disclosures which would substantially duplicate those contained in such audited financial statements. You

should also refer to Note 2 – Significant Accounting Policies, in the notes to consolidated financial statements in our 2025

Annual Report for further discussion of our significant accounting policies and estimates.

Financial Statement Preparation

The accompanying consolidated financial statements have been prepared in accordance with the rules applicable to

quarterly reports on Form 10-Q and include all information and footnotes required for interim financial statement presentation,

but do not include all disclosures required under accounting principles generally accepted in the United States (U.S.), or

Generally Accepted Accounting Principles (GAAP), for annual financial statements. Our consolidated financial statements have

been prepared in accordance with accounting principles generally accepted in the U.S., which require management to make

estimates and assumptions about future events. These estimates and the underlying assumptions affect the amounts reported in

our consolidated financial statements and accompanying notes and are based on our best judgment. We evaluate our estimates

and assumptions on an ongoing basis using historical experience and other factors, including consideration of the current

economic environment, and adjust such estimates and assumptions when facts and circumstances dictate. Actual results may

differ from these estimates and assumptions.

Beginning with first-quarter 2026 results, we have reclassified amortization associated with MSRs (mortgage servicing

rights) to net against the related revenue (commercial mortgage origination). Historically, we have recognized the

corresponding MSR intangible asset as an amortization expense over the estimated mortgage service period. Our

reclassification aligns the amortization expense with the related revenue stream, reflecting the net amount earned by the

business, and more closely follows standard industry practice. We recognized amortization expense related to MSRs of

$39 million and$115 million for thethree and nine months ended September 30, 2026 and$36 million and$108 million for the

same periods in 2025. Prior year amounts have been reclassified to conform with the 2026 presentation.

2. New Accounting Pronouncements

Recently Adopted Accounting Pronouncements

In July 2025, the Financial Accounting Standards Board (FASB) issued Accounting Standards Update (ASU)2025-05,

“Credit Losses (Topic 326): Financial Instruments.” This ASU provides a practical expedient to assume current economic

conditions will not change for the remaining life of an asset when preparing forecasts as part of estimating expected credit

losses. This guidance is effective for fiscal years and interim periods beginning after December 15, 2025, with early adoption

permitted and should be applied on a prospective basis if the practical expedient is elected. We adopted ASU 2025-05 in the

first quarter of 2026. The adoption did not have a material impact on our consolidated financial statements and related

disclosures.

Recent Accounting Pronouncements Pending Adoption

In November 2024, the FASB issued ASU 2024-03, “Income Statement—Reporting Comprehensive Income—Expense

Disaggregation Disclosures (Subtopic 220-40): Disaggregation of Income Statement Expenses.” This ASU requires public

business entities to disclose additional information about specific expense categories in the notes to financial statements at

interim and annual reporting periods. This guidance is effective for fiscal years beginning after December 15, 2026, and interim

periods within fiscal years beginning after December 15, 2027 with early adoption permitted. These requirements should be

applied on a prospective basis with an option to apply them retrospectively. We anticipate ASU 2024-03 will result in expanded

disclosures related to our income statement expenses.

In May 2025, the FASB issued ASU 2025-03, “Business Combination (Topic 805) and Consolidation (Topic 810):

Determining the Accounting Acquirer in the Acquisition of a Variable Interest Entity.” This ASU requires public business

entities to assess which entity is the accounting acquirer for a business combination that is effected primarily by exchanging

equity interest in which a Variable Interest Entity (VIE) is acquired. This guidance is effective for fiscal years and interim

periods beginning after December 15, 2026, with early adoption permitted. These requirements should be applied on a

prospective basis to any transaction that occurs after the initial application date. We do not expect the adoption of ASU 2025-03

to have a material impact on our consolidated financial statements and related disclosures.

In September 2025, the FASB issued ASU 2025-06, “Intangibles—Goodwill and Other (Topic 350): Internal-use

Software.” This ASU removes all references to prescriptive and sequential software development stages (referred to as “project

stages”) throughout Subtopic 350-40 and requires the capitalization of software costs to begin when 1) management has

authorized and committed to funding the software project and 2) it is probable that the project will be completed and the

software will be used to perform the function intended. This guidance is effective for fiscal years and interim periods beginning

after December 15, 2027, with early adoption permitted. These requirements should be applied using a prospective, modified

transition, or retrospective approach. We do not expect the adoption of ASU 2025-06 to have a material impact on our

consolidated financial statements and disclosures.

In September 2025, the FASB issued ASU 2025-07, “Derivatives and Hedging (Topic 815) and Revenue from

Contracts with Customers (Topic 606): Derivatives Scope Refinements and Scope Clarification for Share-Based Noncash

Consideration from a Customer in a Revenue Contract.” This ASU excludes from derivative accounting non-exchange-traded

contracts with underlyings based on operations or activities specific to one of the parties to the contract. This guidance is

effective for fiscal years and interim periods beginning after December 15, 2026, with early adoption permitted. These

requirements may be applied prospectively or on a modified retrospective basis through a cumulative-effect adjustment to the

opening balance of retained earnings. We do not expect the adoption of ASU 2025-07 to have a material impact on our

consolidated financial statements and related disclosures.

In November 2025, the FASB issued ASU 2025-08, “Financial Instruments—Credit Losses (Topic 326): Purchased

Loans.” This ASU introduces the concept of “purchased seasoned loans” through new seasoning guidance and expands the use

of the gross-up approach for non-Purchased Credit Deteriorated loans. This guidance is effective for fiscal years and interim

periods beginning after December 15, 2026, with early adoption permitted. The amendments must be applied prospectively to

loans that are acquired on or after the date of initial application. We do not expect the adoption of ASU 2025-08 to have a

material impact on our consolidated financial statements and related disclosures.

In November 2025, the FASB issued ASU 2025-09, “Derivatives and Hedging (Topic 815): Hedge Accounting

Improvements.” This ASU clarifies and increases flexibility in hedge accounting and further aligns hedge accounting with the

economics of an entity’s risk management activities through clarification of five primary issues. This guidance is effective for

fiscal years and interim periods beginning after December 15, 2026, with early adoption permitted and should be applied on a

prospective basis. We do not expect the adoption of ASU 2025-09 to have a material impact on our consolidated financial

statements and related disclosures.

In December 2025, the FASB issued ASU 2025-10, “Government Grants (Topic 832): Accounting for Government

Grants Received by Business Entities.” This ASU provides authoritative guidance for the recognition, measurement, and

presentation of government grants, aiming to reduce diversity in practice and improve consistency. This guidance is effective

for fiscal years and interim periods beginning after December 15, 2028, with early adoption permitted. These requirements may

be applied using a modified prospective, modified retrospective, or retrospective approach. We do not expect the adoption of

ASU 2025-10 to have a material impact on our consolidated financial statements and related disclosures.

In May 2026, the FASB issued ASU 2026-02, “Environmental Credits and Environmental Credit Obligations (Topic

818).” This ASU establishes a new Codification topic that provides comprehensive accounting guidance for environmental

credits and environmental credit obligations. This guidance is effective for fiscal years and interim periods beginning after

December 15, 2027, with early adoption permitted. These requirements should be applied retrospectively through a cumulative-

effect adjustment to the opening balance of retained earnings in the period of adoption. We do not expect the adoption of ASU

2026-02 to have a material impact on our consolidated financial statements and related disclosures.

3. Acquisitions

Pearce

On November 4, 2025, we acquired 100% ownership interest in Pearce Services, LLC (Pearce), a leading provider of

advanced technical services for digital and power infrastructure. Pearce forms part of our Building Operations & Experience

(BOE) segment.

The Pearce acquisition was treated as a business combination under FASB Accounting Standards Codification (ASC)

Topic 805,“Business Combinations,” and was accounted for using the acquisition method of accounting. We financed the

acquisition with (i) cash on hand and (ii) borrowings under our existing commercial paper program, which were partially repaid

with the net proceeds from the issuance of$750 million in aggregate principal amount of 4.900% senior notes in November

2025. See Note 10 – Long-Term Debt and Short-Term Borrowings for more information on the above-mentioned debt

instruments.

The following summarizes the consideration transferred at closing for the Pearce acquisition (dollars in millions):

The purchase price includes a deferred consideration payment of$115 million, dueon November 3, 2026. The

transaction also includes contingent consideration related to a potential earnout payment of up to$115 million, which is subject

to the achievement of certain performance thresholds through the calendar year 2027. In addition, certain Pearce performance-

based stock compensation awards and certain transaction bonuses are payable to certain executives in the deferred and

contingent consideration payouts, provided the holders of such awards or bonuses remain employed with the company, up to

the relevant payment date. The amounts of both the performance-based stock compensation awards and transaction bonuses

vary based on a sliding scale according to the same thresholds as the contingent consideration. The fair values of the non-

compensatory portion of the deferred consideration and contingent consideration were$101 million and$31 million,

respectively, as of the acquisition date.

The following represents the summary of the excess purchase price over the fair value of net assets acquired (dollars in

millions):

The purchase accounting adjustments related to the Pearce acquisition have been recorded in the accompanying

consolidated financial statements. The excess purchase price over the fair value of net assets acquired has been recorded to

goodwill. The goodwill arising from the Pearce acquisition consists largely of the synergies and opportunities related to the

digital and power infrastructure space. Of the goodwill generated, approximately$154 million is deductible for tax purposes.

The acquired assets and assumed liabilities of Pearce were recorded at their estimated fair values. The purchase price

allocation for the business combination is primarily for intangible assets acquired, and subject to change within the respective

measurement period, which will not extend beyond one year from the acquisition date. Measurement period adjustments will be

recognized in the reporting period in which the adjustment amounts are determined. Any such adjustments may be material.

The following table summarizes the fair values assigned to the identified assets acquired and liabilities assumed at the

acquisition date on November 4, 2025 (dollars in millions):

In connection with the Pearce acquisition, below is a summary of the value allocated to theintangible assets acquired

(dollars inmillions):

The fair value of customer relationships was determined using the Multi-Period Excess Earnings Method (MPEEM), a

form of the Income Approach. The MPEEM is a specific application of the Discounted Cash Flow Method. The principle

behind the MPEEM is that the value of an intangible asset is equal to the present value of the incremental cash flows

attributable only to the subject intangible asset. This estimation used certain unobservable key inputs such as timing of

projected cash flows, growth rates, expected contract renewal probabilities, discount rates, and the asset’s useful life.

The fair value of the tradenames was determined by using the Relief-from-Royalty Method, a form of the Income

Approach, and relied on key unobservable inputs such as timing of the projected cash flows, growth rates, and royalty rates.

The basic tenet of the Relief-from-Royalty Method is that without ownership of the subject intangible asset, the user of that

intangible asset would have to make a stream of payments to the owner of the asset in return for the rights to use that asset. By

acquiring the intangible asset, the user avoids these payments.

Supplemental pro forma information reflecting the impact of the Pearce acquisition is not provided as the acquisition

did not have a material effect on the company’s results of operations.

Industrious

On January 16, 2025, we acquired the remaining 60% ownership interest that we did not already own in Industrious

National Management Company LLC (Industrious), a leading provider of flexible workplace solutions, increasing our

ownership to 100%. Industrious forms part of our BOE segment.

The Industrious acquisition was treated as a business combination under FASBASC Topic 805,“Business

Combinations,” and was accounted for using the acquisition method of accounting. We financed the acquisition with (i)

borrowings under our existing commercial paper program and (ii) cash on hand.

The following summarizes the consideration transferred at closing for the Industrious acquisition (dollars in millions):

The following represents the summary of the excess purchase price over the fair value of net assets acquired (dollars in

millions):

The purchase accounting adjustments related to the Industrious acquisition have been recorded in the accompanying

consolidated financial statements. The excess purchase price over the fair value of net assets acquired has been recorded to

goodwill. The goodwill arising from the Industrious acquisition consists largely of the synergies and opportunities related to the

flexible workplace solutions space. Of the goodwill generated, approximately$440 million is deductible for tax purposes.

The acquired assets and assumed liabilities of Industrious were recorded at their estimated fair values. The purchase

price allocation for the business combination is primarily for intangible assets acquired. Measurement period adjustments did

not extend beyond one year from the acquisition date, and were recognized in the reporting period in which the adjustment

amounts were determined.

The following table summarizes the fair values assigned to the identified assets acquired and liabilities assumed at the

acquisition date on January 16, 2025 (dollars in millions):

In connection with the Industrious acquisition, below is a summary of the value allocated to theintangible assets

acquired (dollars inmillions):

The fair value of customer relationships and management agreements was determined using the Multi-Period Excess

Earnings Method (MPEEM), a form of the Income Approach. The MPEEM is a specific application of the Discounted Cash

Flow Method. The principle behind the MPEEM is that the value of an intangible asset is equal to the present value of the

incremental cash flows attributable only to the subject intangible asset. This estimation used certain unobservable key inputs

such as timing of projected cash flows, growth rates, expected contract renewal probabilities, discount rates, and the assessment

of useful life.

The fair value of the tradenames was determined by using the Relief-from-Royalty Method, a form of the Income

Approach, and relied on key unobservable inputs such as timing of the projected cash flows, growth rates, and royalty rates.

The basic tenet of the Relief-from-Royalty Method is that without ownership of the subject intangible asset, the user of that

intangible asset would have to make a stream of payments to the owner of the asset in return for the rights to use that asset. By

acquiring the intangible asset, the user avoids these payments.

Supplemental pro forma information reflecting the impact of the Industrious acquisition is not provided as the

acquisition did not have a material effect on the company’s results of operations.

Turner & Townsend

In early January 2025, we completed the combination of our project management business with our Turner &

Townsend subsidiary, whereby we contributed CBRE’s project management businesses in exchange for an additional 10%

ownership interest in the combined project management business (the Combined Project Management Business). Upon

completion of the transaction, CBRE holds a 70% controlling interest in the Combined Project Management Business. The

transaction was accounted for as a transfer under common control.

As part of the combination agreement, CBRE granted to the Turner & Townsend partners an option to require CBRE

to purchase additional shares in the Combined Project Management Business, which is exercisable during the period between

January 1, 2027 and March 31, 2030 (the Put Option). The price payable to the Turner & Townsend partners will be the fair

value of the shares at the date the Put Option is exercised. As exercise of the Put Option is not solely in the control of the

company, the interest in the Combined Project Management Business related to the Put Option has been classified as

Mezzanine Equity on our balance sheet per ASC 480-10-S99,“Distinguishing liabilities from Equity – SEC Materials.” The

shares in the Combined Project Management Business subject to the Put Option were valued at$461 million and$433 million

as of September 30, 2026 and December 31, 2025, respectively, and were estimated based on discounted forecasted cash flows

for the business. We have elected to recognize changes in the redemption value as they occur by adjusting the amount of the

redeemable shares to their redemption value at the end of each period.

4. Warehouse Receivables & Warehouse Lines of Credit

Our wholly-owned subsidiary CBRE Capital Markets, Inc. (CBRE Capital Markets) is a Federal Home Loan Mortgage

Corporation (Freddie Mac) approved Multifamily Program Plus Seller/Servicer and an approved Federal National Mortgage

Association (Fannie Mae) Aggregation and Negotiated Transaction Seller/Servicer. In addition, CBRE Capital Markets’

wholly-owned subsidiary CBRE Multifamily Capital, Inc. (CBRE MCI) is an approved Fannie Mae Delegated Underwriting

and Servicing (DUS) Seller/Servicer and CBRE Capital Markets’ wholly-owned subsidiary CBRE HMF, Inc. (CBRE HMF) is

a U.S. Department of Housing and Urban Development (HUD) approved Non-Supervised Federal Housing Authority (FHA)

Title II Mortgagee, an approved Multifamily Accelerated Processing (MAP) lender and an approved Government National

Mortgage Association (Ginnie Mae) issuer of mortgage-backed securities (MBS). Under these arrangements, before loans are

originated through proceeds from warehouse lines of credit, we obtain either a contractual loan purchase commitment from

either Freddie Mac or Fannie Mae or a confirmed forward trade commitment for the issuance and purchase of a Fannie Mae or

Ginnie Mae MBS that will be secured by the loans. The warehouse lines of credit are generally repaid within aone-month

period when Freddie Mac or Fannie Mae buys the loans or upon settlement of the Fannie Mae or Ginnie Mae MBS, while we

retain the servicing rights. Loans are funded at the prevailing market rates. We elected the fair value option for all warehouse

receivables. At September 30, 2026 and December 31, 2025, all of the Warehouse receivables included in the accompanying

consolidated balance sheets were either under commitment to be purchased by Freddie Mac or had confirmed forward trade

commitments for the issuance and purchase of Fannie Mae or Ginnie Mae MBS that will be secured by the underlying loans.

A rollforward of our warehouse receivables is as follows (dollars in millions):

The following table is a summary of our warehouse lines of credit in place as of September 30, 2026 and

December 31, 2025 (dollars in millions):

(1)This facility was renewed on February 10, 2026, and the$15 million sublimit for Small Business Administration loans was removed.

(2)On December 4, 2025, the Fannie Mae ASAP line capacity was temporarily increased from$650 million to$1.2 billion through January 30, 2026 and was

not renewed upon expiration.

(3)On July 15, 2026, this facility was renewed to September 13, 2026 with an uncommitted facility of$300 million. On September 13, 2026, this facility was

extended to October 13, 2026. On October 13, 2026, this facility was renewed through October 13, 2027 with a committed line of$150 million and an

accordion of$150 million. The new line has a margin of 1.20% and the SOFR adjustment was removed.

(4)This facility was renewed on May 20, 2026.

During thenine months ended September 30, 2026, we had a maximum of$1.6 billion of warehouse lines of credit

principal outstanding.

5. Variable Interest Entities (VIEs)

We hold variable interests in certain VIEs primarily in our Real Estate Investments (REI) segment which are not

consolidated as it was determined that we are not the primary beneficiary. Our involvement with these entities is in the form of

equity co-investments and fee arrangements. As of September 30, 2026 and December 31, 2025, our maximum exposure to loss

related to the VIEs that are not consolidated was as follows (dollars in millions):

6. Goodwill

We test each of our reporting units for goodwill impairment annually at October 1st, or upon the occurrence of a

triggering event, in accordance with ASC Topic 350,“Intangibles – Goodwill and Other.” As of January 1, 2026, we

transferred the data center project work that is integrated with our Data Center Services facilities management business from the

Project Management segment to the BOE segment. This changed the composition of our reporting units which resulted in the

reallocation of goodwill from the Project Management segment to the BOE segment as of January 1, 2026. Additionally, the

change in composition of our reporting units was considered a triggering event requiring an interim goodwill impairment test as

of January 1, 2026. We determined that no impairment existed as the estimated fair values of our reporting units were in excess

of their respective carrying values, both before and after the transfer.

(1)Beginning goodwill balance is presented net of prior accumulated impairment losses of$673 million,$175 million,$89 million, and$183 million related

to the Advisory Services, BOE, Project Management, and REI segments, respectively.

7. Fair Value Measurements

FASB ASC Topic 820,“Fair Value Measurements and Disclosures,” (Topic 820) defines fair value as the price that

would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the

measurement date. Topic 820 also establishes a three-level fair value hierarchy that prioritizes the inputs used to measure fair

value. This hierarchy requires entities to maximize the use of observable inputs and minimize the use of unobservable inputs.

The three levels of inputs used to measure fair value are as follows:

•Level 1 – Quoted prices in active markets for identical assets or liabilities.

•Level 2 – Observable inputs other than quoted prices included in Level 1, such as quoted prices for similar assets

and liabilities in active markets; quoted prices for identical or similar assets and liabilities in markets that are not

active; or other inputs that are observable or can be corroborated by observable market data.

•Level 3 – Unobservable inputs that are supported by little or no market activity and that are significant to the fair

value of the assets or liabilities. This includes certain pricing models, discounted cash flow methodologies and

similar techniques that use significant unobservable inputs.

There have been no significant changes to the valuation techniques and inputs used to develop the recurring fair value

measurements from those disclosed in our 2025 Annual Report.

The following tables present the fair value of assets and liabilities measured at fair value on a recurring basis as of

September 30, 2026 and December 31, 2025 (dollars in millions):

Fair value measurements for our available for sale debt securities are obtained from independent pricing services

which utilize observable market data that may include quoted market prices, dealer quotes, market spreads, cash flows, the U.S.

treasury yield curve, trading levels, market consensus prepayment speeds, credit information and the instrument’s terms and

conditions.

The equity securities are generally valued at the last reported sales price on the day of valuation or, if no sales occurred

on the valuation date, at the mean of the bid and ask prices on such date. The above tables do not include$130 million related

to capital investments as of both September 30, 2026 and December 31, 2025, in certain non-public entities as they are non-

marketable equity investments accounted for under the measurement alternative, which are measured at cost, with fair value

adjustments for observable market transactions, minus impairment. These investments are included in Other assetsin the

accompanying consolidated balance sheets.

The fair values of the warehouse receivables are primarily calculated based on locked-in purchase prices. At

September 30, 2026 and December 31, 2025, all of the Warehouse receivables included in the accompanying consolidated

balance sheets were either under commitment to be purchased by Freddie Mac or had confirmed forward trade commitments for

the issuance and purchase of Fannie Mae or Ginnie Mae mortgage backed securities that will be secured by the underlying

loans (see Note 4 – Warehouse Receivables & Warehouse Lines of Credit). These assets are classified as Level 2 in the fair

value hierarchy as a substantial majority of inputs are readily observable.

As of September 30, 2026 and December 31, 2025, investments in unconsolidated subsidiaries at fair value using NAV

were$461 million and$402 million, respectively, and investments at fair value using NAV which are not accounted for under

the equity method were$23 million for both September 30, 2026 and December 31, 2025. These investments fall under the

practical expedient rules that do not require them to be included in the fair value hierarchy and as a result have been excluded

from the tables above.

The tables below present a reconciliation for assets and liabilities measured at fair value on a recurring basis using

significant unobservable inputs (Level 3) (dollars in millions):

(1)As of September 30, 2026, a Monte Carlo model was used to estimate the fair value of Contingent Consideration related to the Pearce acquisition. The

unobservable inputs used for volatility and the discount rate were 17.6% and 4.9%, respectively.

Net change in fair value, included in the table above, isreported in Net income as follows:

FASB ASC Topic 825,“Financial Instruments,” requires disclosure of fair value information about financial

instruments, whether or not recognized in the accompanying consolidated balance sheets. Our financial instruments are as

follows:

•Cash and Cash Equivalents and Restricted Cash – These balances include cash and cash equivalents as well as

restricted cash with maturities of less than three months. The carrying amount approximates fair value due to the

short-term maturities of these instruments.

•Receivables, less Allowance for Doubtful Accounts – Due to their short-term nature, fair value approximates

carrying value.

•Warehouse Receivables – These balances are carried at fair value. The primary source of value is either a

contractual purchase commitment from Freddie Mac or a confirmed forward trade commitment for the issuance

and purchase of a Fannie Mae or Ginnie Mae MBS (see Note 4 – Warehouse Receivables & Warehouse Lines of

Credit).

•Investments in Unconsolidated Subsidiaries – A portion of these investments are carried at fair value as discussed

above. It includes our equity investment and related interests in both public and non-public entities. Our previous

ownership of common shares in Altus Power, Inc. (Altus) was considered Level 1 and was measured at fair value

using a quoted price in an active market. On April 16, 2025, Altus was acquired by a third-party and as a result we

no longer hold any shares in Altus. Certain non-controlling equity investments are considered Level 3.

•Available for Sale Debt Securities – Primarily held by our wholly-owned captive insurance company, these

investments are carried at their fair value.

•Equity Securities – Primarily held by our wholly-owned captive insurance company, these investments are carried

at their fair value.

•Derivative Assets and Liabilities– The fair value of cross-currency swaps reflects the net present value of

expected payments and receipts under the swap agreement based on the market’s expectation of future spot

foreign currency exchange rates. Additional inputs to the net present value calculation may include the contract

terms, counterparty credit risk and discount rates. These financial instruments are designated as Level 2 under the

fair value hierarchy (see Note 8 – Derivatives and Hedging Activities).

•Contingent Consideration– The fair values of contingent consideration related to business acquisitions are

estimated using Monte Carlo simulations or the probability-weighted present value of estimated future payments

based on the achievement of financial targets.

•Short-Term Borrowings– The majority of this balance represents outstanding amounts under our warehouse lines

of credit of our wholly-owned subsidiary, CBRE Capital Markets, our commercial paper program, and our

revolving credit facilities. Due to the short-term nature and/or variable interest rates of these instruments, fair

value approximates carrying value (see Note 4 – Warehouse Receivables & Warehouse Lines of Credit and

Note 10 – Long-Term Debt and Short-Term Borrowings).

•Senior Term Loans and Senior Notes–The table below presents the estimated fair value and actual carrying value

of our long-term debt (net of unamortized discount and unamortized debt issuance costs) as of September 30, 2026

and December 31, 2025 (dollars in millions). The estimated fair value is determined based on dealers’ quotes

(which falls within Level 2 of the fair value hierarchy). The actual carrying value ispresented net of unamortized

debt issuance costs and discount (see Note 10 – Long-Term Debt and Short-Term Borrowings).

•Notes Payable on Real Estate – As of September 30, 2026 and December 31, 2025, the carrying value of our notes

payable on real estate, net of unamortized debt issuance costs, was$466 million and$197 million, respectively.

These borrowings have either fixed interest rates or floating interest rates at spreads added to a market index.

Although it is possible that certain portions of our notes payable on real estate may have fair values that differ

from their carrying values, based on the terms of such loans as compared to current market conditions, or other

factors specific to the borrower entity, we do not believe that the fair value of our notes payable is significantly

different than their carrying value.

8. Derivatives and Hedging Activities

We use fixed to fixed and float to float cross-currency swaps to hedge our exposure to changes in foreign exchange

rates on certain foreign investments as well as foreign currency denominated loans. These swaps are designated as either net

investment or fair value hedges. We do not enter into derivative transactions for speculative or trading purposes. Derivative

financial instruments that are not designated as hedges were immaterial as of September 30, 2026 and December 31, 2025.

The following table summarizes the fair value of outstanding cross-currency swaps as of September 30, 2026 and

December 31, 2025 (dollars in millions):

(1)As of September 30, 2026 and December 31, 2025, the gross notional amount of currency swaps designated as fair value hedges was$450 million and

$473 million, respectively; the gross notional amount of currency swaps designated as net investment hedges was$6.0 billion and$3.9 billion,

respectively. The notional amounts of our cross-currency swaps have been translated to U.S. Dollars at the foreign currency rates in effect at

September 30, 2026, and December 31, 2025.

Fair Value Hedges

On July 10, 2023 and March 14, 2025, we entered into cross-currency swaps, designated as fair value hedges, to

manage foreign currency exposure from the Tranche A (USD) Term Loans and Incremental USD Term Loans entered into by

Relam Amsterdam Holdings B.V., a Euro functional currency subsidiary (see Note 10 – Long-Term Debt and Short-Term

Borrowings). As of September 30, 2026 and December 31, 2025, the total principal outstanding balance of the loans was

$429 million,$24 million of which was current, and$447 million,$24 million of which was current, respectively. The swaps

have an aggregate notional value of$429 million and$447 million as of September 30, 2026 and December 31, 2025,

respectively, and will mature on July 10, 2028.

We also utilize additional cross-currency swaps designated as fair value hedges to manage foreign currency exposure

related to intercompany loans. The total notional amount of this portfolio as of September 30, 2026 and December 31, 2025 was

$21 million and$26 million, respectively.

The cross-currency swaps designated in these fair value hedging relationships are accounted for using the spot method,

with changes in the fair value of the contract attributable to the changes in spot rates recorded within Operating, administrative,

and other in the consolidated statements of operations. The company has elected to exclude the changes in the fair value

attributable to the difference between the spot price and the forward price, as well as any cross-currency basis spread (the

“Excluded Fair Value Hedge Components”) from the assessment of hedge effectiveness. The value of the Excluded Fair Value

Hedge Components was not significant to the consolidated financial statements in either the current fiscal period or prior fiscal

period. The changes in fair value attributable to the Excluded Fair Value Hedge Components are recorded in accumulated other

comprehensive loss (AOCL) and are recognized in interest expense in the consolidated statements of operations on a systematic

and rational basis through the swap accrual over the life of the hedging instrument.

The gains and losses on outstanding fair value hedges resulting from the change in foreign currency rates for thethree

and nine months ended September 30, 2026 were gains of$6 million and$17 million, respectively, and recorded in Operating,

administrative, and other on the consolidated statements of operations. These were offset by foreign currency transaction gains

and losses on the related hedged loans resulting inno net loss for thethree and nine months ended September 30, 2026. Related

to these cross-currency swaps, we recognized net gains of$1 million and$4 million, respectively, in interest income on the

consolidated statements of operations for thethree and nine months ended September 30, 2026.

The gains and losses on outstanding fair value hedges resulting from the change in foreign currency rates for thethree

and nine months ended September 30, 2025 were gains of$1 million and losses of$49 million, respectively, and recorded in

Operating, administrative, and other on the consolidated statements of operations. These losses were offset by foreign currency

transaction gains on the hedged loans resulting inno net loss for thethree and nine months ended September 30, 2025. Related

to these cross-currency swaps, we recognized net gains of$2 million and$5 million in interest income on the consolidated

statements of operations for thethree and nine months ended September 30, 2025, respectively.

Net Investment Hedges

The company has entered into cross-currency swap contracts to manage our foreign currency exposures to net

investments of subsidiaries with local functional currencies that differ from their parent subsidiaries. These contracts are

designated as net investment hedges at the date of contract inception, in accordance with the appropriate accounting guidance.

These contracts are accounted for using the spot method with changes in the fair value of the contracts attributable to changes in

spot rates recorded within foreign currency translation (loss) gain as a component of AOCL, where it will remain until the

hedged net investments are sold or substantially liquidated. The company has elected to exclude the changes in the fair value

attributable to time value and spot-forward rate differences (the “Excluded Net Investment Hedge Components”) from the

assessment of the hedge effectiveness. The changes in fair value attributable to the Excluded Net Investment Hedge

Components on Cross Currency Swap Contracts are recognized in interest expense, net of interest income in the consolidated

statements of operations on a systematic and rational basis through the swap accrual over the life of the hedging instrument. As

of September 30, 2026 and December 31, 2025, the total notional amount of these swaps was$6.0 billion and$3.9 billion,

respectively. The swaps will mature between 2028 and 2045.

The following table summarizes the gains and losses recognized within AOCL and net income related to the cross-

currency swap contracts designated as net investment hedges for thethree and nine months ended September 30, 2026 and 2025

Concentrations of Credit Risk

The company is exposed to the risk of credit loss in the event of nonperformance by counterparties to derivative

contracts. Counterparties to our derivative contracts are major financial institutions with whom we have negotiated derivatives

agreements (International Swaps and Derivatives Association, Inc., or ISDA, master agreements) and credit support annex

(CSA) agreements which provide rules for collateral exchange.

Certain of these CSA agreements contain date and exposure thresholds after which either we or our counterparties may

be required to hold or post collateral based upon changes in outstanding positions. At both September 30, 2026 and

December 31, 2025, we did not hold any collateral. At September 30, 2026, we posted$100 million of collateral related to

derivative contracts under collateral exchange agreements, which were recorded as Other current assets in our consolidated

balance sheets, and as a cash outflow from investing activities in the Consolidated Statements of Cash Flows. At December 31,

2025, we did not post collateral. We do not offset fair value amounts recognized for derivative instruments and fair value

amounts recognized for the right to reclaim cash collateral or the obligation to return cash collateral arising from derivative

instruments recognized at fair value.

While we may be exposed to credit losses due to the nonperformance of our counterparties, we consider the risk

remote and do not expect that any such nonperformance would result in a significant impact on our results of operations or

financial condition due to our diversified pool of counterparties. In addition to the above, the ISDA master agreements contain

master netting provisions providing certain legal rights and abilities to offset exposures across trades with each counterparty.

Notwithstanding any such rights, the company presents derivative balances on a gross basis in the consolidated balance sheets.

9. Investments in Unconsolidated Subsidiaries

Investments in unconsolidated subsidiaries are accounted for under the equity method of accounting. Our investment

ownership percentages in equity method investments vary, generally ranging from 1% to 50%. The following table represents

the composition of investments in unconsolidated subsidiaries under the equity method of accounting and fair value option

Combined condensed financial information for the entities accounted for using the equity method is as follows (dollars

in millions):

(1)Included in Net income are realized and unrealized earnings and losses in investments in unconsolidated investment funds and realized earnings and

losses from sales of real estate projects in investments in unconsolidated subsidiaries. These realized and unrealized earnings and losses are not included

in Revenue and Operating income.

During thethree and nine months ended September 30, 2026, we recognized other-than-temporary losses related to

equity method investments of$7 million and$20 million, respectively. We also recognized non-cash asset impairment charges

on real estate assets of$57 million and$62 million, respectively.

During the nine months ended September 30, 2025, we recorded other-than-temporary losses related to equity method

investments of$20 million. There wereno asset impairment charges or other significant non-recurring fair value measurement

adjustments recorded during the three months ended September 30, 2025.

10. Long-Term Debt and Short-Term Borrowings

Long-term debt and short-term borrowings consist of the following (dollars in millions):

We maintain credit facilities with third-party lenders, which we use for a variety of purposes. On July 10, 2023, CBRE

Group, Inc.(CBRE Group), CBRE Services, Inc. (CBRE Services) and Relam Amsterdam Holdings B.V., a wholly owned

subsidiary of CBRE Services (Relam Borrower), entered into a 5-year senior unsecured Credit Agreement (2023 Credit

Agreement) maturing on July 10, 2028, which refinanced and replaced a prior credit agreement. The 2023 Credit Agreement

provides for a senior unsecured term loan credit facility comprised of (i) tranche A Euro-denominated term loans in an

aggregate principal amount of€367 million (Tranche A (Euro) Loans) and (ii) tranche A U.S. Dollar-denominated term loans in

an aggregate principal amount of$350 million (Tranche A (USD) Loans), both requiring quarterly principal payments

beginning on December 31, 2024 and continuing through maturity on July 10, 2028. The proceeds of the term loans under the

2023 Credit Agreement were applied to the repayment of all remaining outstanding senior term loans under the prior 2022

credit agreement, the payment of related fees and expenses and other general corporate purposes.

On March 13, 2025, CBRE Group, CBRE Services and Relam Borrower entered into Amendment No. 1 to the 2023

Credit Agreement, which provided for, among other things, the ability of Relam Borrower to obtain incremental commitments

and loans under the 2023 Credit Agreement in an aggregate principal amount of$750 million (or the Euro equivalent). On

March 14, 2025, CBRE Group, CBRE Services and Relam Borrower entered into Amendment No. 2 and Incremental

Assumption Agreement to the 2023 Credit Agreement, pursuant to which Relam Borrower incurred incremental term loans (i)

denominated in Euros in the aggregate principal amount of€425 million (Incremental Euro Term Loans) and (ii) denominated

in U.S. Dollars in the aggregate principal amount of$125 million (Incremental USD Term Loans). The Incremental Euro Term

Loans have the same terms applicable to, and constitute the same class as, the Tranche A (Euro) Loans, and the Incremental

USD Term Loans have the same terms applicable to, and constitute the same class as, the Tranche A (USD) Loans under the

2023 Credit Agreement. The proceeds of the Incremental Euro Term Loans and the Incremental USD Term Loans were used

for working capital and other general corporate purposes (including the partial repayment of borrowings under the commercial

paper program), and to pay fees and expenses incurred in connection with entering into the amendments to the 2023 Credit

Agreement. On June 24, 2025, CBRE Group, CBRE Services and Relam Borrower entered into Amendment No. 3 to the 2023

Credit Agreement, for the purpose of, among other things, amending the financial covenants to remove the interest coverage

ratio covenant and to increase certain baskets and thresholds in the 2023 Credit Agreement in a manner consistent with the

terms of the Revolving Credit Agreements described below.

We entered into a cross-currency swap to hedge the associated foreign currency exposure related to the Tranche A

(USD) Loans and the Incremental USD Term Loans. See Note 8 – Derivatives and Hedging Activities.

Borrowings denominated in Euros under the 2023 Credit Agreement bear interest at a rate equal to (i) the applicable

percentage plus (ii) at our option, either (1) the EURIBOR rate for the applicable interest period or (2) a rate determined by

reference to Daily Simple Euro Short-Term Rate (ESTR). Borrowings denominated in U.S. Dollars under the 2023 Credit

Agreement bear interest at a rate equal to (i) the applicable percentage, plus (ii) at our option, either (1) a Term SOFR rate

published by CME Group Benchmark Administration Limited for the applicable interest period plus 10 basis points (Adjusted

Term SOFR) or (2) a base rate determined by the reference to the greatest of (x) the prime rate, (y) the federal funds rate plus

1/2 of 1% and (z) the sum of (A) a Term SOFR rate published by CME Group Benchmark Administration Limited for an

interest period of one month and (B)1.00%. The applicable rate for borrowings under the 2023 Credit Agreement is determined

by reference to our Credit Rating (as defined in the 2023 Credit Agreement). As of September 30, 2026, we had (i)

$812 million of Euro term loan borrowings outstanding under the 2023 Credit Agreement (at an interest rate of 1.25% plus

EURIBOR) and (ii)$428 million of U.S. Dollar term loan borrowings outstanding under the 2023 Credit Agreement (at an

interest rate of 1.25% plus Adjusted Term SOFR), net of unamortized debt issuance costs, included in the accompanying

consolidated balance sheets.

The term loan borrowings under the 2023 Credit Agreement are guaranteed on a senior basis by CBRE Group and

CBRE Services.

The 2023 Credit Agreement also requires us to maintain a maximum leverage ratio of total debt less available cash to

consolidated EBITDA (as defined in the 2023 Credit Agreement) of 4.25 x (and in the case of the first four full fiscal quarters

following consummation of a qualified acquisition (as defined in the 2023 Credit Agreement),4.75 x) as of the end of each

fiscal quarter. In addition, the 2023 Credit Agreement also contains other customary affirmative and negative covenants and

events of default. We were in compliance with the covenants under this agreement as of September 30, 2026.

On May 4, 2026, CBRE Services issued$750 million in aggregate principal amount of 5.250% senior notes due

June 1, 2036 (the 5.250% senior notes) at a price equal to 98.947% of their face value. The 5.250% senior notes are unsecured

obligations of CBRE Services, senior to all of its current and future subordinated indebtedness. The 5.250% senior notes are

guaranteed on a senior basis by CBRE Group. Interest accrues at a rate of 5.250% per year and is payable semi-annually in

arrears on June 1 and December 1 of each year, beginning on December 1, 2026. The 5.250% senior notes are redeemable at

our option, in whole or in part, on or after March 1, 2036 at a redemption price of 100% of the principal amount on that date,

plus accrued and unpaid interest, if any, to, but excluding the date of redemption. At any time prior to March 1, 2036, we may

redeem all or a portion of the notes at a redemption price equal to the greater of (1)100% of the principal amount of the notes to

be redeemed and (2) the sum of the present value at the date of redemption of the remaining scheduled payments of principal

and interest thereon to March 1, 2036, assuming the notes matured on March 1, 2036, discounted to the date of redemption on a

semi-annual basis at an adjusted rate equal to the treasury rate plus 20 basis points, minus accrued interest to the date of

redemption, plus, in either case, accrued and unpaid interest, if any, to the redemption date.

On November 13, 2025, CBRE Services issued$750 million in aggregate principal amount of 4.900% senior notes due

January 15, 2033 (the 4.900% senior notes) at a price equal to 99.813% of their face value. The 4.900% senior notes are

unsecured obligations of CBRE Services, senior to all of its current and future subordinated indebtedness. The 4.900% senior

notes are guaranteed on a senior basis by CBRE Group. Interest accrues at a rate of 4.900% per year and is payable semi-

annually in arrears on January 15 and July 15 of each year, beginning on July 15, 2026.

On May 12, 2025, CBRE Services issued$600 million in aggregate principal amount of 4.800% senior notes due

June 15, 2030 (the 4.800% senior notes) at a price equal to 99.065% of their face value. The 4.800% senior notes are unsecured

obligations of CBRE Services, senior to all of its current and future subordinated indebtedness. The 4.800% senior notes are

guaranteed on a senior basis by CBRE Group. Interest accrues at a rate of 4.800% per year and is payable semi-annually in

arrears on June 15 and December 15 of each year, beginning on December 15, 2025.

On May 12, 2025, CBRE Services issued$500 million in aggregate principal amount of 5.500% senior notes due

June 15, 2035 (the 2035 5.500% senior notes) at a price equal to 99.549% of their face value. The 2035 5.500% senior notes are

unsecured obligations of CBRE Services, senior to all of its current and future subordinated indebtedness. The 2035 5.500%

senior notes are guaranteed on a senior basis by CBRE Group. Interest accrues at a rate of 5.500% per year and is payable semi-

annually in arrears on June 15 and December 15 of each year, beginning on December 15, 2025.

On February 23, 2024, CBRE Services issued$500 million in aggregate principal amount of 5.500% senior notes due

April 1, 2029 (the 2029 5.500% senior notes) at a price equal to 99.837% of their face value. The 2029 5.500% senior notes are

unsecured obligations of CBRE Services, senior to all of its current and future subordinated indebtedness. The 2029 5.500%

senior notes are guaranteed on a senior basis by CBRE Group. Interest accrues at a rate of 5.500% per year and is payable semi-

annually in arrears on April 1 and October 1 of each year, beginning on October 1, 2024.

On June 23, 2023, CBRE Services issued$1.0 billion in aggregate principal amount of 5.950% senior notes due

August 15, 2034 (the 5.950% senior notes) at a price equal to 98.174% of their face value. The 5.950% senior notes are

unsecured obligations of CBRE Services, senior to all of its current and future subordinated indebtedness. The 5.950% senior

notes are guaranteed on a senior basis by CBRE Group. Interest accrues at a rate of 5.950% per year and is payable semi-

annually in arrears on February 15 and August 15 of each year, beginning on February 15, 2024.

On March 18, 2021, CBRE Services issued$500 million in aggregate principal amount of 2.500% senior notes due

April 1, 2031 (the 2.500% senior notes) at a price equal to 98.451% of their face value. The 2.500% senior notes are unsecured

obligations of CBRE Services, senior to all of its current and future subordinated indebtedness. The 2.500% senior notes are

guaranteed on a senior basis by CBRE Group. Interest accrues at a rate of 2.500% per year and is payable semi-annually in

arrears on April 1 and October 1 of each year.

The indentures governing our outstanding senior notes described above (1) contain restrictive covenants that, among

other things, limit our ability to create or permit liens on assets securing indebtedness, enter into sale/leaseback transactions and

enter into consolidations or mergers, and (2) require that the notes be jointly and severally guaranteed on a senior basis by

CBRE Groupand any domestic subsidiary that guarantees the 2023 Credit Agreement or the Revolving Credit Agreements (as

defined below). The indentures also contain other customary affirmative and negative covenants and events of default. We were

in compliance with the covenants under our debt instruments as of September 30, 2026.

Short-Term Borrowings

Revolving Credit Agreements

On June 24, 2025, we entered into a 5-year senior unsecured Revolving Credit Agreement(the 5-Year Revolving

Credit Agreement) which replaced our prior revolving credit agreement dated August 5, 2022. The 5-Year Revolving Credit

Agreement provides for a senior unsecured revolving credit facility available to CBRE Services with commitments in an

aggregate principal amount of up to$3.5 billion and a maturity date of June 24, 2030. Borrowings bear interest at (i) our option,

either (a) a Term SOFR rate published by CME Group Benchmark Administration Limited for the applicable interest period or

(b) a base rate determined by reference to the greatest of (1) the prime rate determined by Wells Fargo, (2) the federal funds rate

plus 1/2 of 1% and (3) the sum of (x) a Term SOFR rate published by CME Group Benchmark Administration Limited for an

interest period of one month and (y)1.00% plus (ii) a rate equal to an applicable rate (in the case of borrowings based on the

Term SOFR rate,0.630% to 1.100% and in the case of borrowings based on the base rate,0.0% to 0.100%, in each case, as

determined by reference to our Debt Rating (as defined in the 5-Year Revolving Credit Agreement)).

The 5-Year Revolving Credit Agreement requires us to pay a fee based on the total amount of the revolving credit

facility commitment (whether used or unused). In addition, the 5-Year Revolving Credit Agreement also includes capacity for

letters of credit not to exceed$300 million in the aggregate and capacity for swingline loans not to exceed$300 million in the

aggregate.

The 5-Year Revolving Credit Agreement also requires us to maintain a maximum leverage ratio of total debt less

available cash to consolidated EBITDA (as defined in the 5-Year Revolving Credit Agreement) of 4.25 x (and in the case of the

first four full fiscal quarters following consummation of a qualified acquisition (as defined in the 5-Year Revolving Credit

Agreement),4.75 x) as of the end of each fiscal quarter. In addition, the 5-Year Revolving Credit Agreement also contains other

customary affirmative and negative covenants and events of default. We were in compliance with the covenants under this

agreement as of September 30, 2026.

As of September 30, 2026 and December 31, 2025, no amount was outstanding under the revolving credit facility

provided for by the 5-Year Revolving Credit Agreement. As of September 30, 2026 and December 31, 2025,$23 million and

$17 million of letters of credit were outstanding, respectively. Letters of credit are issued in the ordinary course of business and

reduce the amount we may borrow under this revolving credit facility.

On June 23, 2026, we entered into a new 364-day senior unsecured Revolving Credit Agreement (the 364-Day

Revolving Credit Agreement, and together with the 5-Year Revolving Credit Agreement, the Revolving Credit Agreements),

which replaced our prior 364-day revolving credit agreement dated June 24, 2025. The 364-Day Revolving Credit Agreement

provides for a senior unsecured revolving credit facility available to CBRE Services with commitments in an aggregate

principal amount of up to$1.0 billion and a maturity date of June 22, 2027. Borrowings bear interest at (i) our option, either (a)

a Term SOFR rate published by CME Group Benchmark Administration Limited for the applicable interest period or (b) a base

rate determined by reference to the greatest of (1) the prime rate determined by Wells Fargo, (2) the federal funds rate plus 1/2

of 1% and (3) the sum of (x) a Term SOFR rate published by CME Group Benchmark Administration Limited for an interest

period of one month and (y)1.00%, plus (ii) a rate equal to an applicable rate (in the case of borrowings based on the Term

SOFR rate,0.645% to 1.125% and in the case of borrowings based on the base rate,0.0% to 0.100%, in each case, as

determined by reference to our Debt Rating (as defined in the 364-Day Revolving Credit Agreement)).

The 364-Day Revolving Credit Agreement requires us to pay a fee based on the total amount of the revolving credit

facility commitment (whether used or unused).

The 364-Day Revolving Credit Agreement also requires us to maintain a maximum leverage ratio of total debt less

available cash to consolidated EBITDA (as defined in the 364-Day Revolving Credit Agreement) of 4.25 x (and in the case of

the first four full fiscal quarters following consummation of a qualified acquisition (as defined in the 364-Day Revolving Credit

Agreement),4.75 x) as of the end of each fiscal quarter. In addition, the 364-Day Revolving Credit Agreement also contains

other customary affirmative and negative covenants and events of default. We were in compliance with the covenants under this

agreement as of September 30, 2026.

As of September 30, 2026, no amount was outstanding under the revolving credit facility provided for by the 364-Day

Revolving Credit Agreement. As of December 31, 2025, no amount was outstanding under the revolving credit facility

provided for by the prior 364-day revolving credit agreement.

Commercial Paper Program

On December 2, 2024, CBRE Services established a commercial paper program pursuant to which we may issue and

sell up to$3.5 billion of short-term, unsecured and unsubordinated commercial paper notes with up to 397-day maturities,

under the exemption from registration contained in Section 4(a)(2) of the Securities Act of 1933, as amended. Amounts

available under the program may be borrowed, repaid and re-borrowed from time to time. Payment of the commercial paper

notes is guaranteed on an unsecured and unsubordinated basis by CBRE Group. The commercial paper notes and the guarantee

rank pari passu with all other unsecured and unsubordinated indebtedness. The proceeds from issuances under the program may

be used for general corporate purposes. As of September 30, 2026, we had$1.2 billion in borrowings outstanding under our

commercial paper program with a weighted-average annual interest rate of 4.09%. As of December 31, 2025, we had

$852 million in borrowings outstanding under our commercial paper program. At any point in time, the company intends to

maintain available commitments underthe 5-Year Revolving Credit Agreement in an amount at least equal to the amount of the

commercial paper notes outstanding.

Turner & Townsend Revolving Credit Facility

Turner & Townsend previously maintained a£120 million revolving credit facility pursuant to a credit agreement

dated March 31, 2022, with an additional accordion option of£20 million, that was scheduled to mature on March 31, 2027.

Effective June 30, 2026, the Turner & Townsend credit agreement for the revolving credit facility was terminated and the

facility has not been subsequently replaced as of the date of this report. As of December 31, 2025, no amount was outstanding

under the Turner & Townsend revolving credit facility.

Warehouse Lines of Credit

CBRE Capital Markets has warehouse lines of credit with third-party lenders for the purpose of funding mortgage

loans that will be resold, and a funding arrangement with Fannie Mae for the purpose of selling a percentage of certain closed

multifamily loans to Fannie Mae. These warehouse lines are recourse only to CBRE Capital Markets and related subsidiaries,

based on the related deal type, which are secured by our related warehouse receivables. See Note 4 – Warehouse Receivables &

Warehouse Lines of Credit for additional information.

For additional information regarding our long-term debt and short-term borrowings, see Note 12 – Long-Term Debt

and Short-Term Borrowings to our Consolidated Financial Statements for fiscal year 2025, included in the 2025 Annual Report,

and Management’s Discussion and Analysis of Financial Condition and Results of Operations included in this quarterly report.

11. Leases

We are the lessee in contracts for office space tenancies, leased vehicles, office space in our flexible workplace

solutions business, and leases of land in our development business. We evaluate contracts for embedded leases.

Supplemental balance sheet information related to our leases is as follows (dollars in millions):

Supplemental cash flow information and non-cash activity related to our operating and finance leases are as follows

(1)Right-of-use assets obtained in exchange for new operating lease liabilities for thenine months ended September 30, 2026 decreased compared to thenine

months ended September 30, 2025, primarily due to leases acquired in conjunction with the Industrious acquisition in January 2025.

(2)The non-cash activity in the right-of-use assets resulted from lease modifications/remeasurements and terminations.

12. Commitments and Contingencies

We are a party to a number of pending or threatened lawsuits arising out of, or incident to, our ordinary course of

business. We believe that any losses in excess of the amounts accrued as liabilities on our consolidated financial statements are

unlikely to be significant, but litigation is inherently uncertain and there is the potential for a material adverse effect on our

consolidated financial statements if one or more matters are resolved in a particular period in an amount materially in excess of

what we anticipated.

In January 2008, CBRE MCI, a wholly-owned subsidiary of CBRE Capital Markets, entered into an agreement with

Fannie Mae under Fannie Mae’s Delegated Underwriting and Servicing Lender Program (DUS Program) to provide financing

for multifamily housing with five or more units. Under the DUS Program, CBRE MCI originates, underwrites, closes and

services loans without prior approval by Fannie Mae, and typically, is subject to sharing up to one-third of any losses on loans

originated under the DUS Program. CBRE MCI has funded loans with unpaid principal balances of$51.5 billion at

September 30, 2026, of which$49.0 billion is subject to such loss sharing arrangements. CBRE MCI, under its agreement with

Fannie Mae, must post cash reserves or other acceptable collateral under formulas established by Fannie Mae to provide for

sufficient capital in the event losses occur. As of September 30, 2026 and December 31, 2025, CBRE MCI had$185 million

and$165 million, respectively, of letters of credit under this reserve arrangement and had recorded a liability of approximately

$95 million and$79 million as of September 30, 2026 and December 31, 2025, respectively, for its loan loss guarantee

obligation under such arrangement. Fannie Mae’s recourse under the DUS Program is limited to the assets of CBRE MCI,

which assets totaled approximately$969 million (including$358 million of warehouse receivables, which are pledged against

warehouse lines of credit and are therefore not available to Fannie Mae) at September 30, 2026.

CBRE Capital Markets participates in Freddie Mac’s Multifamily Small Balance Loan (SBL) Program. Under the SBL

Program, CBRE Capital Markets has certain repurchase and loss reimbursement obligations. We could potentially be obligated

to repurchase any SBL loan originated by CBRE Capital Markets that remains in default for 120 days following the forbearance

period, if the default occurred during the first 12 months after origination and such loan had not been earlier securitized. In

addition, CBRE Capital Markets may be responsible for a loss not to exceed 10% of the original principal amount of any SBL

loan that is not securitized and goes into default after the 12-month repurchase period. CBRE Capital Markets must post a cash

reserve or other acceptable collateral to provide for sufficient capital in the event the obligations are triggered. As of both

September 30, 2026 and December 31, 2025, CBRE Capital Markets had posted a$5 million letter of credit under this reserve

arrangement.

Letters of Credit

We had outstanding letters of credit totaling$395 million as of September 30, 2026, excluding letters of credit for

which we have outstanding liabilities already accrued on our consolidated balance sheets related to our subsidiaries’

outstanding reserves for claims under certain insurance programs as well as letters of credit related to operating leases. The

CBRE Capital Markets letters of credit totaling$190 million as of September 30, 2026 referred to in the preceding paragraphs

are included in the$395 million outstanding letters of credit as of such date. The remaining letters of credit are primarily

executed by us in the ordinary course of business and expire at the end of each of the respective agreements.

Guarantees

We had guarantees totaling$307 million as of September 30, 2026, excluding guarantees related to pension liabilities,

operating leases, consolidated indebtedness and other obligations for which we have outstanding liabilities already accrued on

our consolidated balance sheets. The$307 million primarily represents guarantees executed by us in the ordinary course of

business, including various guarantees of management and vendor contracts in our operations overseas, which expire at the end

of each of the respective agreements.

In addition, as of September 30, 2026, we had issued numerous non-recourse carveout, completion and budget

guarantees relating to development projects for the benefit of third parties. These guarantees are commonplace in our industry

and are made by us in the ordinary course of our REI business. Non-recourse carveout guarantees generally require that our

project-entity borrower not commit specified improper acts, with us potentially liable for all or a portion of such entity’s

indebtedness or other damages suffered by the lender if those acts occur. Completion and budget guarantees generally require

us to complete construction of the relevant project within a specified timeframe and/or within a specified budget, with us

potentially being liable for costs to complete in excess of such timeframe or budget. While there can be no assurance, we do not

expect to incur any material losses under these guarantees.

Performance and Payment Bonds

In the ordinary course of business, we are required by certain customers to provide performance and payment bonds

for contractual commitments related to our projects. These bonds provide a guarantee to the customer that the company will

perform under the terms of a contract and that we will pay our subcontractors and vendors. If we fail to perform under a

contract or to pay our subcontractors and vendors, the customer may demand that the surety make payments or provide services

under the bond. We must reimburse the surety for expenses or outlays it incurs. As of both September 30, 2026 and

December 31, 2025, outstanding performance and payment bonds were$1.0 billion.

Deferred and Contingent Consideration

The purchase price for our business acquisitions often includes deferred and contingent consideration. Contingent

consideration is measured at fair value each reporting period using significant unobservable inputs (see Note 7 – Fair Value

Measurements). As of September 30, 2026 and December 31, 2025, we had short-term deferred and contingent consideration of

$122 million and$149 million, respectively, which was included within Accounts payable and accrued expenses, and long-term

deferred and contingent consideration of$107 million and$130 million, respectively, which was included within Other

liabilities in the accompanying consolidated balance sheets.

Indirect Taxes

The company is subject to indirect taxes, including sales and use tax in the United States and value-add tax in certain

foreign jurisdictions in which it conducts business. The company had indirect tax liabilities primarily related to sales and use

tax of$114 million and$90 million for September 30, 2026 and December 31, 2025, respectively. Indirect tax liabilities are

adjusted considering changing facts and circumstances, such as the closing of a tax examination, further interpretation of

existing or new tax laws and acquisitions or divestitures. We are currently under audit in several jurisdictions. In accordance

with FASB ASC Topic 450,“Contingencies,” the company establishes accruals for contingencies, including uncertainties

related to taxes not based on income, when the company believes it is probable that a loss has been incurred, and the amount of

the loss can be reasonably estimated.

Other

An important part of the strategy for our REI segment involves co-investing our capital in certain real estate

investments with our clients. For our investment funds, we generally co-invest a minority interest of the equity in a particular

fund. As of September 30, 2026, we had aggregate future commitments of$172 million related to co-investment funds.

Additionally, we make selective investments in real estate development projects on our consolidated account or co-invest with

our clients with up to 50% of the project’s equity as a principal in unconsolidated real estate projects. We had unfunded capital

commitments of$16 million and$68 million to consolidated and unconsolidated projects, respectively, as of September 30,

Refer to Note 17 – Telford Fire Safety Remediation for the details relating to the provision associated with fire safety

remediation efforts by our subsidiary, Telford Homes.

13. Income Taxes

Ourprovision for income taxes on a consolidated basis was$131 million for thethree months ended September 30,

2026 as compared to aprovision for income taxes of$90 million for thethree months ended September 30, 2025. Theincrease

of$41 million is primarily related to an increase in earnings and a reduction of favorable permanent book tax differences. Our

effective tax rate increased to 21.4% for thethree months ended September 30, 2026 from 18.5% for thethree months ended

Ourprovision for income taxes on a consolidated basis was$311 million for thenine months ended September 30,

2026 as compared to aprovision for income taxes of$203 million for thenine months ended September 30, 2025. Theincrease

of$108 million is primarily related to an increase in earnings and a reduction of favorable permanent book tax differences. Our

effective tax rate increased to 22.5% for thenine months ended September 30, 2026 from 19.7% for thenine months ended

Our effective tax rates for thethree and nine months ended September 30, 2026 were different than the U.S. federal

statutory tax rate of 21.0% primarily due to the U.S. state taxes and permanent book tax differences.

On July 4, 2025, the U.S. federal government enacted H.R.1, the One Big Beautiful Bill Act (OBBBA), a budget

reconciliation package that changes the U.S. federal income tax laws, including extensions of various expiring provisions from

the Tax Cuts and Jobs Act of 2017. The 2026 impacts of the OBBBA are insignificant based on our current operations.

As of September 30, 2026 and December 31, 2025, the company had gross unrecognized tax benefits of$394 million

and$364 million, respectively.

14. Income Per Share and Stockholders’ Equity

The calculations of basic and diluted income per share attributable to CBRE Group, Inc. stockholders are as follows

(dollars in millions, except share and per share data):

For thethree and nine months ended September 30, 2026, 520,253 and 434,264, respectively, of contingently issuable

shares were excluded from the computation of diluted income per share because their inclusion would have had an anti-dilutive

effect.

No shares were excluded from the computation of diluted income per share for the three months ended September 30,

2025. For thenine months ended September 30, 2025,331,034 of contingently issuable shares were excluded from the

computation of diluted income per share because their inclusion would have had an anti-dilutive effect.

Stock Repurchase Program

On November 21, 2024, our board of directors authorized an additional$5.0 billion to our existing$4.0 billion share

repurchase program (as amended, the 2024 program) bringing the total authorized amount under the 2024 program to a total of

$9.0 billion as of September 30, 2026. The board also extended the term of the 2024 program through December 31, 2029.

During thethree months ended September 30, 2026, we repurchased 1,521,085 shares of our common stock with an

average price of$142.74 per share for an aggregate of$217 million under the 2024 program. During thenine months ended

September 30, 2026, we repurchased 8,199,713 shares of our common stock with an average price of$141.77 per share for an

aggregate of$1.2 billion under the 2024 program. As of September 30, 2026, we had approximately$3.7 billion of capacity

remaining under the 2024 program.

We didnot repurchase any shares of our common stock during thethree months ended September 30, 2025 under the

2024 program. During thenine months ended September 30, 2025, we repurchased 5,185,163 shares of our common stock with

an average price of$127.82 per share for an aggregate of$663 million under the 2024 program.

15. Revenue from Contracts with Customers

We account for revenue with customers in accordance with FASB ASC Topic 606, “Revenue from Contracts with

Customers” (Topic 606). Revenue is recognized when, or as control of, the promised services is transferred to our customers, in

an amount that reflects the consideration we expect to be entitled to receive in exchange for those services.

Disaggregated Revenue

The following tables represent a disaggregation of revenue from contracts with customers by type of service and/or

segment (dollars in millions):

(1)We earn fees for arranging financing for borrowers with third-party lender contacts. Such fees are in scope of Topic 606.

(2)Loan servicing fees earned from servicing contracts for which we do not hold mortgage servicing rights are in scope of Topic 606.

(3)Out of scope revenue consists of selling profit from transfers of sales-type leases accounted for in accordance with ASC 842,“Leases.”

(4)As described in Note 1 – Basis of Presentation, in the first quarter of 2026, we began reclassifying amortization associated with MSRs to net against

revenue from commercial mortgage origination.

Contract Assets and Liabilities

We had contract assets totaling$636 million ($565 million of which was current) and$565 million ($462 million of

which was current) as of September 30, 2026 and December 31, 2025, respectively.

We had contract liabilities totaling$554 million ($489 million of which was current) and$448 million (all of which

was current) as of September 30, 2026 and December 31, 2025, respectively. During thenine months ended September 30,

2026, we recognized revenue of$282 million, that was included in the contract liability balance at December 31, 2025.

16. Segments

We organize our operations around and publicly report our financial results onfour reportable segments – Advisory

Services, BOE, Project Management and REI. We also have a “Corporate, other and eliminations” segment. Our Corporate

segment primarily consists of corporate costs for leadership and certain other central functions. We track our strategic non-core

equity investments in “other” which is considered an operating segment and reported together with Corporate as it does not

meet the aggregation criteria for presentation as a separate reportable segment. These activities are not allocated to the other

business segments. Corporate and other also includes eliminations related to inter-segment revenue.

On January 1, 2026, we transferred the data center project work that is integrated with our Data Center Services

facilities management business from the Project Management segment to the BOE segment. We have recast prior period

segment results to conform with the current presentation.

Segment operating profit (SOP) is the measure reported to Robert Sulentic, CBRE’s Chair and Chief Executive Officer

(CEO), who is our chief operating decision maker (CODM) for purposes of assessing performance and allocating resources to

each segment. The CODM uses SOP results compared to prior periods and previously forecasted amounts to assess

performance and identify trends of ongoing operations within each segment. SOP excludes the impact of certain costs and

charges that may obscure the underlying performance of our businesses and related trends, including restructuring charges and

other costs incurred, which are outside the ordinary course of business. SOP represents earnings, inclusive of amounts

attributable to non-controlling interests, before net interest expense, write-off of financing costs on extinguished debt, income

taxes, depreciation and amortization, and asset impairments. In addition, management excludes the following costs from SOP

(Other segment adjustments):

•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,

•impact of fair value non-cash adjustments related to unconsolidated equity investments,

•costs associated with business and finance transformation,

•costs associated with efficiency and cost-reduction initiatives, and

•provision associated with Telford’s fire safety remediation efforts.

There have been no significant changes to the measurement methods of expenses or methods of allocating expenses to

segments during 2026.

Summarized financial information by segment is as follows (dollars in millions):

(1)Pass-through costs represent certain costs incurred associated with subcontracted third-party vendor work performed for clients. These costs are

(2)Other segment adjustments, as defined above.

(3)Eliminations represent revenue from transactions between operating segments.

Reconciliation of total segment operating profit to net income is as follows (dollars in millions):

(1)Management made the decision to wind down the legacy Telford Homes’ construction self-delivery business and certain businesses within the BOE

Segment.

Our CODM is not provided with total asset information by segment and accordingly, does not measure or allocate total

assets on a segment basis. As a result, we have not disclosed any asset information by segment.

Geographic Information

Revenue in the table below is allocated based upon the country in which services are performed (dollars in millions):

17. Telford Fire Safety Remediation

The accompanying consolidated balance sheets include an estimated liability of approximately$442 million and

$321 million as of September 30, 2026 and December 31, 2025, respectively, related to fire safety remediation efforts for

buildings historically developed by our subsidiary, Telford Homes. The$121 million net increase compared to year end 2025

reflects an expansion in the estimated scope and cost of remediation works of$168 million, net of the amount spent during the

period. The primary drivers of the increase are fire engineer assessments, updated surveys, design evolution, regulatory

feedback, the addition of internal fire containment work and incremental direct program costs.

The estimated cost of remediation is based on the best information available at the reporting date and reflects the

subjective, complex, and variable nature of these remediation activities. Significant assumptions include building-specific

remediation requirements, expected timing of completion, construction and remediation costs, availability of materials and

qualified fire safety professionals, potential discoveries during remediation, and changes in regulatory requirements and

approvals.

We continue to actively monitor regulatory developments and remediation progress and will update our estimates as

additional information becomes available.

18. Subsequent Events

On October 20, 2026, CBRE announced a definitive agreement to acquire Onnec Group Limited (Onnec), a leading

provider of data center infrastructure services across Europe and Asia Pacific. The initial purchase price is£460 million

(approximately$610 million) in cash plus a potential earnout of up to£300 million (approximately$400 million), subject to

Onnec achieving certain growth thresholds. Following the completion of the acquisition, Onnec will operate as part of CBRE's

Critical Infrastructure Services line of business within the BOE segment.