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.
The SEC filings page for Phillips Edison & Company, Inc. (Nasdaq: PECO) provides access to the company’s official regulatory disclosures as a Maryland-incorporated real estate investment trust. Through these filings, investors can review how PECO reports its financial condition, operating performance and material corporate events related to its grocery-anchored neighborhood shopping center portfolio.
Key documents include current reports on Form 8-K, which the company uses to announce quarterly and annual earnings results, updated guidance for net income per share, Nareit funds from operations (FFO) per share and Core FFO per share, same-center net operating income (NOI) expectations, and details of acquisitions and credit facility amendments. Form 8-K filings also cover Board-approved monthly dividend distributions, including per-share amounts and anticipated payment dates, as well as material definitive agreements such as amendments to the company’s credit agreement that modify interest rate terms and incorporate sustainability-related key performance indicators.
Investors can also reference PECO’s Annual Report on Form 10-K and other periodic reports, which are cited in the company’s forward-looking statements and risk factor disclosures. These documents describe risks related to economic conditions, local market dynamics, leasing, tenant stability, debt, environmental matters, REIT qualification and other factors that may affect the company’s grocery-anchored retail real estate operations.
On Stock Titan, PECO’s filings are updated as they become available from the SEC’s EDGAR system. AI-powered summaries help explain complex sections of lengthy filings, highlight key metrics such as guidance ranges and portfolio activity, and point out important items like dividend declarations, credit facility changes and virtual business update materials. Users can quickly scan these summaries, then open the full filings for deeper review of Phillips Edison & Company’s regulatory history and disclosures.
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.
Phillips Edison & Company, Inc. (PECO) is asking stockholders to vote at its 2026 virtual annual meeting on May 12, 2026 to elect ten directors, approve an advisory vote on executive pay, and ratify its independent auditor.
The company highlights 2025 performance, including Core FFO per share of $2.60, up 7.0% year-over-year, same-center NOI growth of 3.8%, leased portfolio occupancy above 97%, and approximately $400 million of acquisitions. It emphasizes its grocery-anchored strategy, with 324 centers totaling 36.7 million square feet across 31 states.
The proxy describes a board with seven of ten directors independent, a combined CEO/Chairman and a Lead Independent Director, fully independent key committees, and a strong governance and sustainability framework. Executive compensation is heavily performance-based, tied to Adjusted FFO per share, same-center NOI growth, and relative total shareholder return, with about 97% stockholder support for say-on-pay in 2025.
Phillips Edison & Company EVP, GC & Secretary Tanya Brady reported multiple equity compensation transactions involving partnership units. She received a grant of 5,397 Class B Units in Phillips Edison Grocery Center Operating Partnership I, L.P. under the company’s long-term incentive plan, with the units vesting in four equal annual installments, subject to continued service.
Several blocks of previously granted Class B Units vested and, after achieving full parity with common OP Units, were converted into equal numbers of OP Units, including a 4,306-unit conversion. According to the terms, OP Units are exchangeable at the holder’s election for cash equal to the fair market value of one common share or, at the operating partnership’s option, for common shares on a one-for-one basis, and have no expiration date.
Phillips Edison & Company, Inc. reported that its CFO, EVP & Treasurer John P. Caulfield acquired equity-based awards tied to the company’s operating partnership. He received a grant of 12,016 Class B Units in Phillips Edison Grocery Center Operating Partnership I, L.P. under the long term incentive plan, vesting in four equal annual installments, subject to continued service.
Additional transactions reflect the exercise and conversion of previously granted Class B Units into OP Units, including 8,588 OP Units and a further 838.883 OP Units. OP Units are exchangeable at the holder’s election for cash equal to the fair market value of one share of common stock or, at the partnership’s option, one share of common stock on a one-for-one basis.
Phillips Edison & Company, Inc. President Robert F. Myers reported multiple equity-related transactions involving partnership interests on March 1, 2026. He received a grant of 13,238 Class B Units in Phillips Edison Grocery Center Operating Partnership I, L.P. under the company’s long term incentive plan. These Class B Units generally vest in annual installments over several years, with specific tranches scheduled to vest between March 1, 2027 and March 1, 2029, subject to continued service.
The filing also shows several exercises and conversions of previously granted Class B Units into OP Units, including transactions involving 2,811, 2,770, 3,379, 3,360, and 1,149.261 Class B Units, as well as corresponding issuances of 12,320 and 1,149.261 OP Units. According to the disclosure, OP Units 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.
Phillips Edison & Company, Inc. Chief Accounting Officer and SVP Jennifer L. Robison received an award of 3,564 shares of common stock in the form of restricted stock units that vest in four equal annual installments, subject to continued service. She also surrendered 891 shares at $39.28 per share to cover tax liabilities upon vesting, leaving her with 36,010 shares of common stock held directly.
Phillips Edison & Company, Inc. executive Joseph Schlosser, EVP and Chief Operating Officer, reported several equity compensation-related transactions. He received a grant of 6,110 Class B Units in Phillips Edison Grocery Center Operating Partnership I, L.P. under the long term incentive plan. These Class B Units vest in four equal annual installments on each anniversary of the grant date, subject to continued service, and may over time achieve parity with OP Units and then convert into an equal number of OP Units.
The filing also shows the vesting and conversion of 1,344 Class B Units into 1,344 OP Units, and that OP Units are exchangeable, at the holder’s election, for cash equal to the fair market value of one share of common stock or, at the option of the operating partnership, one share of common stock on a one-for-one basis. In connection with the vesting of earned restricted stock units, 633 shares of common stock were surrendered at $39.28 per share to cover tax liabilities, leaving Schlosser with 25,218 common shares held directly.