Phillips Edison & Company, Inc. (Nasdaq: PECO) reported financial results for the quarter ended September 30, 2026, and updated its full-year 2026 earnings guidance. For the three months ended September 30, 2026, the company reported net income attributable to stockholders of $62.7 million, or $0.49 per diluted share. For the nine months ended September 30, 2026, net income attributable to stockholders totaled $134.2 million, or $1.05 per diluted share.
The company reported a year-over-year increase in Nareit Funds From Operations (FFO) to $98.0 million, or $0.69 per diluted share, for the third quarter of 2026, compared to $89.3 million, or $0.64 per diluted share, in the prior year period. Core FFO for the third quarter was $100.7 million, or $0.71 per diluted share, representing an 11.3% increase from the same period in 2025. Same-center Net Operating Income (NOI) increased 5.3% year-over-year to $122.4 million for the third quarter of 2026.
Phillips Edison raised its full-year 2026 guidance. The increased midpoint of full-year 2026 Nareit FFO per diluted share is $2.70, representing 6.3% year-over-year growth. The increased midpoint of full-year 2026 Core FFO per diluted share is $2.77, representing 6.5% year-over-year growth. The company also raised its full-year 2026 same-center NOI guidance midpoint to 3.75% year-over-year growth.
During the third quarter of 2026, the company acquired assets totaling $181.8 million, including the South Shore Commons in Staten Island, New York; Alafaya Square in Orlando, Florida; and Easton Commons in Houston, Texas. The company sold assets valued at $87.1 million during the same period. Year-to-date through October 26, 2026, the company acquired $519.1 million in assets and sold $174.8 million in assets.
Subsequent to the quarter end, Phillips Edison expanded a joint venture partnership with Northwestern Mutual to acquire 13 grocery-anchored shopping centers valued at approximately $377.5 million. The company also closed on a new $350 million unsecured term loan facility, with the initial $175 million borrowing used to pay down existing debt and lower the interest rate by approximately 30 basis points.
