Phillips Edison & Company filings document the financial reporting, capital structure and governance of a retail real estate company focused on grocery-anchored shopping centers. Its Form 8-K filings frequently furnish quarterly and annual results, supplemental disclosures, business-performance commentary, earnings guidance, and Regulation FD materials tied to its REIT operating metrics.
PECO’s regulatory record also covers dividend and distribution approvals for common stockholders and operating partnership unit holders, public debt activity through Phillips Edison Grocery Center Operating Partnership I, L.P., senior unsecured note guarantees, restrictive covenant disclosures, and proxy matters including shareholder voting, board governance and executive compensation.
Phillips Edison & Company, Inc. (PECO) reported nine-month revenue of $573.4 million, 6.4% above $538.7 million, and net income attributable to stockholders of $134.2 million, up 110.4% from $63.8 million. Gain on disposal of property was $66.8 million, compared with $9.8 million a year earlier. Rental income was $559.7 million, up 6.4%, and net cash provided by operating activities was $259.1 million.
Same-center NOI was $361.8 million, up 4.3%, and leased occupancy was 97.5% as of September 30, 2026. PECO acquired 13 properties for a total acquisition price of $454.1 million and sold nine properties and two outparcels, with $167.9 million in net sale proceeds. Debt obligations were $2,521.5 million as of September 30, 2026; the weighted-average interest rate was 4.5%, and PECO reported covenant compliance. In October 2026, PECO completed the initial closing to extend the GRP I joint venture term to 2036. PECO contributed seven of 13 expected properties, while Northwestern Mutual contributed $138.6 million in cash distributed to PECO. The joint venture is expected to acquire the 13 properties for an aggregate portfolio value of approximately $377.5 million, with transfers staged through early 2027.
Phillips Edison & Company, Inc. (PECO) reported third-quarter 2026 net income attributable to stockholders of $62.7 million, or $0.49 per diluted share, compared with $24.7 million, or $0.20 per diluted share, a year earlier. Nareit FFO was $0.69 per diluted share, up 7.8%, and Core FFO was $0.71, up 9.2%; same-center NOI rose 5.3% to $122.4 million.
Updated 2026 guidance is $2.68–$2.72 per diluted share for Nareit FFO and $2.75–$2.79 for Core FFO. During the quarter, PECO acquired $181.8 million in assets and sold $87.1 million. It subsequently closed a $350 million unsecured term loan. Its expanded joint venture with Northwestern Mutual will acquire 13 shopping centers valued at approximately $377.5 million; the venture’s term extends to 2036, with PECO retaining a 14% interest and Northwestern Mutual 86%.
Phillips Edison & Company, Inc. (PECO) reaffirmed full-year 2026 guidance, including diluted net income of $0.95-$0.97 per share, Nareit FFO of $2.67-$2.72 and Core FFO of $2.73-$2.79. It raised gross acquisition expectations to $600 million-$700 million from $500 million-$600 million, and disposition expectations to $200 million-$250 million from $100 million-$200 million. Net contributions to joint ventures are expected at $200 million-$250 million. The acquisition range includes PECO’s prorated portion owned through unconsolidated joint ventures.
PECO also announced an expansion of its joint venture with Northwestern Mutual involving a portfolio valued at approximately $377.5 million. The venture will acquire 13 PECO-owned and operated grocery-anchored centers across eight states, and its term is extended by 10 years to 2036. Transfers will occur in stages, with the initial stage seeding approximately half the assets; additional transfers are expected by early 2027, and the timing and composition of future closings may change. PECO will continue providing leasing, asset management and property management services and earn recurring fees.
Phillips Edison & Company, Inc. (PECO) announced that its Board of Directors approved a 6.2% increase to the monthly cash distribution, setting it at $0.115 per share for September, October, and November 2026. When annualized, this equals $1.38 per share, up from the prior annualized rate of $1.30.
These higher distributions are payable on or around October 1, 2026, November 3, 2026, and December 1, 2026 to stockholders of record as of September 15, 2026, October 15, 2026, and November 16, 2026, respectively. Operating partnership unit holders receive distributions at the same rate, subject to tax withholding. The company highlighted this as its sixth consecutive annual dividend increase and its third consecutive increase over 5%, citing strong cash flows and confidence in its long-term strategy.
Phillips Edison & Company, Inc. established a continuous equity offering program through a sales agreement with multiple financial institutions acting as sales agents, forward sellers and/or principals. The company may offer and sell shares of common stock with an aggregate offering price of up to $400.0 million under this program, including through at-the-market offerings on Nasdaq, block trades and negotiated transactions.
The structure includes potential forward sale agreements with designated Forward Purchasers, who may borrow and sell shares through Forward Sellers to hedge their exposure. Phillips Edison will not initially receive proceeds from sales of borrowed shares, and settlement of any forward sale agreement may be physical, cash or net share. The company intends to contribute net proceeds from direct share sales and from any cash settlement of forward sale agreements to its operating partnership, which plans to temporarily repay borrowings under the revolving credit facility, fund property acquisitions and address other corporate purposes, including potential repayment or retirement of other debt.
Phillips Edison & Company, Inc. established an at-the-market equity program to sell up to $400,000,000 of common stock through multiple agents and related forward sale arrangements. Shares may be sold on Nasdaq or in negotiated or block transactions at prevailing or negotiated prices.
The company may also enter into forward sale agreements under which affiliated forward purchasers borrow and sell shares, with Phillips Edison later settling in cash, shares, or physical delivery. Initial proceeds from borrowed-share sales go to the forward purchasers, not the company.
Net cash received from primary issuances and settlement of any forward sales will be contributed to the operating partnership and used to temporarily repay borrowings under the $1,000.0 million revolving credit facility, fund property acquisitions, and for other general corporate purposes, including potential debt repayment or repurchases. As of July 31, 2026, revolving credit facility borrowings were $82 million at SOFR plus 0.735%. Common stock trades on Nasdaq under “PECO,” with a last reported price of $40.01 on August 10, 2026. The REIT charter imposes a 9.8% ownership limit to help preserve REIT status.
Phillips Edison & Company, Inc. declared a monthly dividend distribution of $0.1083 per share on its common stock for August 2026, payable on September 1, 2026 to stockholders of record as of August 17, 2026. Operating partnership unit holders receive distributions at the same rate, subject to required tax withholding.
As of June 30, 2026, the company managed 330 grocery-anchored neighborhood shopping centers, including 302 wholly-owned centers totaling 33.9 million square feet across 31 states, plus 28 centers owned through three institutional joint ventures.
Phillips Edison & Company, Inc., a grocery-anchored shopping-center REIT, reported stronger results for the three and six months ended June 30, 2026. Total revenues were $189.6 million for the quarter, up from $177.8 million, while net income attributable to stockholders rose to $41.1 million (diluted EPS $0.33) from $12.8 million ($0.10), helped by higher rental income and a $19.4 million gain on property sales.
For the first half, revenues reached $380.4 million and net income attributable to stockholders was $71.5 million. The company acquired 10 properties and one outparcel for $268.4 million and sold four properties and one outparcel for contracts totaling $86.9 million. Wholly owned portfolio leased occupancy was high at 97.3%, with annualized base rent of $560.4 million and strong comparable rent spreads on new and renewal leases.
Total assets were $5.44 billion and debt obligations, net, were $2.45 billion, with a weighted-average interest rate of 4.4% and most borrowings fixed-rate. In February 2026, the company issued $350 million of 4.750% senior notes due 2033, using proceeds to refinance term loans and reduce revolver borrowings. Through its at-the-market program, it sold 2.0 million shares for net proceeds of $85.3 million and continued paying monthly distributions of $0.1083 per share and OP unit.
Phillips Edison & Company, Inc. reported second quarter 2026 results with net income attributable to stockholders of $41.1 million, or $0.33 per diluted share, up from $12.8 million, or $0.10 per diluted share, a year earlier. Nareit FFO rose to $93.7 million, or $0.67 per diluted share, and Core FFO to $95.5 million, or $0.69, reflecting year-over-year per‑share growth of 8.1% and 7.8%, respectively. Same‑center NOI increased 3.8% to $120.6 million.
As of June 30, 2026, the wholly owned portfolio comprised 302 properties totaling 33.9 million square feet, with leased occupancy of 97.3% and record‑high leased inline occupancy of 95.5%. During the quarter, 304 leases were executed across about 1.2 million square feet, with comparable rent spreads of 33.7% on new leases and 21.2% on renewals. The company acquired six shopping centers and one outparcel for $152.4 million at its prorated share and sold $64.6 million in assets, while also issuing 2.0 million shares via its ATM program for net proceeds of $85.3 million.
Liquidity totaled about $857.3 million, including $30.0 million of cash and $827.3 million of revolver capacity. Net debt to annualized Adjusted EBITDAre was 5.1x, and 95.9% of debt was fixed‑rate. Management raised 2026 guidance, now expecting diluted net income per share of $0.95–$0.97, Core FFO per share of $2.73–$2.79, same‑center NOI growth of 3.40%–4.00%, and gross acquisitions of $500–$600 million.
Wellington Management Group LLP amends a Schedule 13G/A reporting beneficial ownership of common stock of Phillips Edison & Company, Inc. The amendment identifies 5,212,095 shares as beneficially owned with 4,238,900 shares of shared voting power, representing 4.14% of the class. The filing lists related Wellington entities and states the shares are owned of record by clients of Wellington investment advisers.