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. (PECO) Chairman and CEO Jeffrey Edison reported new equity-based awards tied to long-term performance. On February 4, 2026, he was granted 30,235 OP Units, 4,480.621 Class B Units, and 30,235 Class C Units at a reported price of $0 per unit.
The filing explains that OP Units are exchangeable into cash equal to the value of one common share or, at PECO OP’s option, one share of common stock on a one-for-one basis. The OP Unit grant reflects achievement of performance metrics under the 2023–2025 Performance-Based LTIP Units. The Class B Units were issued in lieu of cash dividends on those earned LTIP Units, while the Class C Units are unvested awards scheduled to vest on January 1, 2027, subject to continued service.
The Form 4 also lists substantial indirect OP Unit holdings in various trusts and entities, for which Mr. Edison has shared voting and dispositive power and disclaims beneficial ownership beyond his pecuniary interest.
Phillips Edison & Company, Inc. director Devin Ignatius Murphy reported equity incentive activity tied to operating partnership units on February 4, 2026. Vested and earned 2,197.751 Class C Units were converted into an equal number of OP Units at $0 per unit. Murphy was also awarded 15,543 OP Units based on performance metrics under the 2023-2025 Performance-Based LTIP Units and received 1,150.726 vested Class B Units issued in lieu of cash dividends, all at $0 per unit. The filing also reports indirect OP Unit holdings of 378,487.819 through DJM Investments LLC and 64,000 through an LLC held by a family member's trust, for which Murphy disclaims beneficial ownership except to the extent of any pecuniary interest.
Phillips Edison & Company, Inc. filed a current report to note that it has issued a press release announcing its results for the quarter and year ended December 31, 2025 and provided full-year 2026 guidance. The detailed financial information is contained in exhibits to the report.
The company also released a Fourth Quarter 2025 Supplemental Disclosure and scheduled a conference call on February 6, 2026 at 12:00 p.m. Eastern Time to discuss performance and guidance, with both dial-in access and a live webcast plus replay available.
Vanguard Portfolio Management filed a Schedule 13G reporting a passive ownership stake in Phillips Edison & Co Inc common stock. It reports beneficial ownership of 13,612,487 shares, representing 10.82% of the outstanding class, with shared voting power over 60,709 shares and shared dispositive power over all 13,612,487 shares.
The filing follows an internal realignment at The Vanguard Group, Inc. on January 12, 2026, after which portfolio management and proxy voting functions shifted to Vanguard Portfolio Management LLC and certain affiliates. The securities are certified as held in the ordinary course of business, not for the purpose of changing or influencing control of Phillips Edison.
Phillips Edison & Company, Inc. is hosting a virtual Business Update and has raised its full-year 2025 outlook. The company now expects net income per share of $0.80–$0.81, up from $0.62–$0.65, Nareit FFO per share of $2.53–$2.54 and Core FFO per share of $2.59–$2.60. Guidance for same-center NOI growth remains 3.10%–3.60%, with planned gross acquisitions of +/- $400,000 including interests in unconsolidated joint ventures.
The company also issued preliminary 2026 guidance, targeting net income per share of $0.74–$0.77, Nareit FFO per share of $2.65–$2.71 and Core FFO per share of $2.71–$2.77. For 2026 it currently projects same-center NOI growth of 3.00%–4.00%, gross acquisitions of $400,000–$500,000 and net interest expense of $117,000–$127,000, along with G&A expense of $49,000–$53,000 and non-cash revenue items of $19,000–$21,000.
Phillips Edison & Company, Inc. (PECO) disclosed a Form 4 by its Chairman and CEO reporting a trust transfer dated 11/12/2025. The filing notes a transfer of non-voting units in Junebug Trust I, LLC representing 1,999,800 shares to the Jeffrey Edison Family Trust in exchange for a promissory note of equal value, for estate planning purposes. Junebug Trust I, LLC continues to own the shares and Mr. Edison continues to control Junebug Trust I, LLC.
The filing also explains that PECO OP limited partnership interests (OP Units) are exchangeable one-for-one for the company’s common stock or cash at fair market value, have no expiration date, and are not subject to vesting.
Phillips Edison & Company, Inc. (PECO) announced that its Board approved monthly distributions of $0.1083 per share for November and December 2025 and January and February 2026. Stockholders of record on November 17, 2025; December 15, 2025; January 15, 2026; and February 17, 2026 are eligible. The distributions are expected to be paid on or around December 2, 2025; January 6, 2026; February 3, 2026; and March 3, 2026, respectively.
Operating partnership unit holders receive distributions at the same rate as common stockholders, subject to required tax withholding. The company furnished a press release announcing these distributions; it is included as Exhibit 99.1.
Phillips Edison & Company (PECO) reported stronger Q3 2025 results. Total revenues were $182.7 million, up from $165.5 million a year ago, driven mainly by higher rental income. Net income attributable to stockholders rose to $24.7 million, and EPS was $0.20.
The company continued to expand its portfolio, acquiring 11 properties and two outparcels for $282.0 million year-to-date, and sold two properties and one outparcel, recognizing a $9.8 million gain. As of quarter-end, PECO owned 303 wholly owned centers totaling 34.0 million square feet, with leased occupancy at 97.6%.
PECO issued $350 million of 5.250% senior notes due 2032, using proceeds to reduce the revolving credit facility, which was amended to a $1.0 billion capacity maturing in 2029. Operating cash flow was $252.1 million for the nine months. The monthly distribution was increased 5.7% in September to $0.1083 per share. Shares outstanding were 125.8 million as of October 17, 2025.
Phillips Edison & Company, Inc. (PECO) furnished materials announcing results for the quarter ended September 30, 2025, including a press release (Ex. 99.1) and a Third Quarter 2025 supplemental (Ex. 99.2).
The company will host a conference call on October 24, 2025 at 12:00 p.m. Eastern Time. Dial (800) 715-9871 (domestic) or (646) 307-1963 (international). A live webcast and replay will be available at https://events.q4inc.com/attendee/371251863. The information, including Exhibits 99.1 and 99.2, is being furnished and not filed.
Phillips Edison & Company, Inc. (PECO) Form 4: Jeffrey Edison, Chairman and CEO, reported transactions on 09/02/2025 converting and acquiring partnership units in the company’s operating partnership. 3,556.207 Class C Units converted to OP Units and are reflected as 3,556.207 common stock equivalent shares (unvested), with those Class C Units earned in lieu of cash dividends and set to vest in full on December 31, 2025 subject to continued service. On the same date Mr. Edison acquired or converted large amounts of OP Units including 1,999,800 OP Units and additional OP Units held indirectly across multiple entities and trusts, resulting in reported common share equivalents of 2,008,479.492 (direct) and sizable indirect holdings across family and trust entities. The Form clarifies OP Units are exchangeable one-for-one for cash or common stock and have no expiration.