Welcome to our dedicated page for Phillips Edison & Company SEC filings (Ticker: PECO), a comprehensive resource for investors and traders seeking official regulatory documents including 10-K annual reports, 10-Q quarterly earnings, 8-K material events, and insider trading forms.
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. director Leslie T. Chao received a grant of 2,901 shares of restricted Common Stock at a stated price of $0.00 per share. The award will vest in full on the earlier of the first anniversary of the grant date or the next annual meeting of stockholders that occurs at least 50 weeks after the prior year’s annual meeting, subject to continued service through that vesting date.
After this grant, Chao directly holds 54,981 shares of Common Stock. In addition, 199.139 shares are held indirectly through a spouse, which includes 7.524 shares acquired under the company’s dividend reinvestment plan.
Phillips Edison & Company, Inc. director Devin Ignatius Murphy received an equity-based award of 2,901 Class B Units of limited partnership interests in Phillips Edison Grocery Center Operating Partnership I, L.P. These Class B Units correspond to 2,901 underlying shares of Common Stock and bring his reported derivative holdings to 2,901 units.
The Class B Units have no expiration date and are designed to convert into an equal number of OP Units once they vest and achieve full parity with existing OP Units. OP Units are exchangeable, at the holder’s election, for either cash equal to the fair market value of one share of Common Stock or, at the operating partnership’s option, one share of Common Stock. The grant vests in full on the earlier of the first anniversary of the grant date or the next annual stockholders’ meeting that is at least 50 weeks after the prior year’s meeting, subject to continued service.
Phillips Edison & Company, Inc. director Wang Parilee Edison received a grant of 2,901 Class B Units of limited partnership interests in Phillips Edison Grocery Center Operating Partnership I, L.P. as equity compensation. These Class B Units correspond to 2,901 shares of the company’s common stock on an underlying basis.
The Class B Units will vest in full on the earlier of the first anniversary of the grant date or the next annual stockholder meeting that is at least 50 weeks after the prior year’s meeting, subject to continued service. After vesting and achieving full parity with outstanding OP Units, they convert into OP Units, which are exchangeable at the holder’s election for cash equal to the fair market value of one share of common stock or, at the operating partnership’s option, one share of common stock on a one-for-one basis. Following this award, the director holds 2,901 Class B Units directly.
Phillips Edison & Company, Inc. reported results of its annual stockholder meeting and declared upcoming monthly dividends. Stockholders elected all ten director nominees to one-year terms, approved on an advisory basis the compensation of named executive officers, and ratified Deloitte & Touche LLP as independent auditor for 2026.
The Board declared monthly cash dividends of $0.1083 per share, payable on July 1, 2026 and August 4, 2026 to stockholders of record as of June 15, 2026 and July 15, 2026, respectively. Operating partnership unit holders will receive distributions at the same rate as common stockholders, subject to tax withholding.
Phillips Edison & Company, Inc. director Wang Parilee Edison reported derivative transactions involving partnership interests linked to the company’s common stock. On May 1, 2026, 3,290 Class B Units vested and converted into 3,290 OP Units, reflecting an exercise or conversion of derivative securities.
After these transactions, the director held 6,654 OP Units directly. According to the disclosure, OP Units in Phillips Edison Grocery Center Operating Partnership I, L.P. are exchangeable at the holder’s election for cash equal to the fair market value of one share of common stock or, at PECO OP’s option, one share of common stock on a one-for-one basis.
Phillips Edison & Company, Inc. director Devin Ignatius Murphy reported routine equity compensation activity involving partnership interests tied to Common Stock. He exercised derivative securities to convert 3,290 Class B Units into an equal number of OP Units at an exercise price of $0.0000 per unit.
Following the transactions, Murphy directly holds 346,280.275 OP Units. Entities associated with him indirectly hold additional OP Units exchangeable on a one-for-one basis into the company’s Common Stock or cash, representing 64,000 and 378,487.819 underlying common shares. Murphy disclaims beneficial ownership of certain indirectly held interests except to the extent of any pecuniary interest.
Vanguard Capital Management reports beneficial ownership of 6,739,554 shares of Phillips Edison & Co Inc Common Stock, representing 5.35% of the class as of 03/31/2026. The filing states Vanguard Capital Management LLC and affiliated business divisions exercise dispositive power over these shares and that the amount includes securities held by Vanguard funds and managed accounts. The filing lists sole voting power of 1,044,260 shares and discloses the CUSIP 71844V201. The schedule is signed on 04/30/2026 by Ashley Grim as Head of Global Fund Administration.
Phillips Edison & Company, Inc. reported solid Q1 2026 growth driven by its grocery-anchored shopping centers. Total revenues rose to $190.7 million from $178.3 million, while net income increased to $33.2 million from $28.9 million. Net income attributable to stockholders was $30.4 million, or $0.24 per diluted share, up from $0.21.
Same-Center NOI grew 3.5% to $122.3 million, reflecting higher rents and stable occupancy. Portfolio leased occupancy remained high at 97.1%, with inline space at 95.0%. Leasing spreads were strong: comparable new leases showed a 36.2% rent increase, and comparable renewals a 21.2% increase.
Nareit FFO attributable to stockholders and OP unit holders was $92.9 million ($0.67 per diluted share), and Core FFO was $96.4 million ($0.69 per diluted share), both up year over year. The company acquired properties and outparcels for $126.4 million and sold assets for $22.3 million, realizing a $6.8 million gain.
Total debt, excluding adjustments, was $2.52 billion at a weighted-average interest rate of 4.4%, and net debt to annualized Adjusted EBITDAre was 5.3x. Phillips Edison issued $350 million of 4.750% senior notes due 2033 and used proceeds to repay term loans and reduce revolver borrowings. The company continued monthly common distributions totaling $0.3249 per share for the quarter.
Phillips Edison & Company (PECO) reported steady first-quarter 2026 growth and raised its full-year earnings outlook. Net income attributable to stockholders rose to $30.4 million, or $0.24 per diluted share, up from $26.3 million, or $0.21, a year earlier.
Nareit FFO increased to $92.9 million, or $0.67 per diluted share, and Core FFO to $96.4 million, or $0.69, reflecting 4.7% and 6.2% year-over-year per-share growth. Same-center NOI grew 3.5% to $122.3 million, supported by 97.1% leased portfolio occupancy and strong rent spreads, including 36.2% on new leases and 21.2% on renewals.
The company acquired $125.5 million of assets in the quarter and completed a $350 million 4.750% senior notes offering due 2033, ending with about $810.2 million in liquidity and net debt at 5.3x trailing twelve-month Adjusted EBITDAre. PECO now expects 2026 net income per share of $0.79–$0.81 and Core FFO per share of $2.72–$2.78.
The Vanguard Group filed Amendment No. 4 to a Schedule 13G/A reporting 0 shares and 0% beneficial ownership of Phillips Edison & Co Inc common stock following an internal realignment. The filing states certain Vanguard subsidiaries will report ownership separately in reliance on SEC Release No. 34-39538 and that Vanguard no longer is deemed to beneficially own those securities. The filing is signed by Ashley Grim on 03/26/2026.