# Phillips Edison & Company, Inc.

Summary updated: 2026-10-02T16:35:10.5366Z
Canonical: https://finbar.com/research/companies/phillips-edison-company-inc

## Overview

Phillips Edison & Company, Inc. (PECO) is a U.S. real estate investment trust focused on owning, operating, and managing grocery-anchored neighborhood shopping centers. Its centers serve everyday shopping needs through grocery and other necessity-based retailers, including national, regional, and local tenants; PECO also manages properties for institutional joint ventures and a private fund. [1](https://app.finbar.com/go?id=P3325503)

At December 31, 2025, PECO’s managed portfolio comprised approximately 324 shopping centers totaling 36.7 million square feet across 31 U.S. states. [2](https://app.finbar.com/go?id=P11545434)[1](https://app.finbar.com/go?id=P3325503) Its stated objective is to operate well-occupied grocery-anchored centers to support long-term growth and stakeholder value, while acting as a responsible corporate citizen and contributing to strong shopping experiences and communities. [3](https://app.finbar.com/go?id=P21274033) Rental income is its principal revenue source; it reported approximately $371 million in rental income for the six months ended June 30, 2026. [1](https://app.finbar.com/go?id=P3325503)[4](https://app.finbar.com/go?id=T16352624)
[1](https://app.finbar.com/go?id=P3325503)[2](https://app.finbar.com/go?id=P11545434)[3](https://app.finbar.com/go?id=P21274033)[4](https://app.finbar.com/go?id=T16352624)

## Products & services

Phillips Edison & Company’s core customer offering is leased space in grocery-anchored neighborhood shopping centers. Leases typically include tenant reimbursements for common-area maintenance, insurance, and real-estate taxes, in addition to rent. [5](https://app.finbar.com/go?id=P142957505)

Tenant and leasing services include DashComm, a 24/7 platform for rent and billing questions, payments, lease documents, maintenance requests, and sales reporting; specialty leasing for short-term pop-ups, food trucks, seasonal retail, sampling, and events; and National Accounts support to help retailers identify locations across PECO’s portfolio. [6](https://www.phillipsedison.com/neighbors/dashcomm)[7](https://www.phillipsedison.com/neighbor-resources)[8](https://www.phillipsedison.com/specialty-leasing)[9](https://www.phillipsedison.com/national-accounts) In 2026, the company also described an AI-enabled property search that lets users search with natural-language prompts, interact with listings, save locations, and request information. [10](https://investors.phillipsedison.com/news-events/news-details/2026/From-AI-Prompts-to-Perfect-Property-Placement-Phillips-Edison--Company-Makes-Site-Selection-Smarter/default.aspx) The company reports revenue in categories such as rental income, fees and management income, and other property income, rather than disclosing performance by individual service offering. [11](https://app.finbar.com/go?id=T16352683)
[5](https://app.finbar.com/go?id=P142957505)[11](https://app.finbar.com/go?id=T16352683)[6](https://www.phillipsedison.com/neighbors/dashcomm)[7](https://www.phillipsedison.com/neighbor-resources)[8](https://www.phillipsedison.com/specialty-leasing)[9](https://www.phillipsedison.com/national-accounts)[10](https://investors.phillipsedison.com/news-events/news-details/2026/From-AI-Prompts-to-Perfect-Property-Placement-Phillips-Edison--Company-Makes-Site-Selection-Smarter/default.aspx)

## Geographic presence

Phillips Edison & Company’s property portfolio is located in the United States, with 330 shopping centers across 31 states as of June 30, 2026. [12](https://investors.phillipsedison.com/files/doc_financials/2026/q2/PECO-Q2-2026-Fact-Sheet-FINAL.pdf) Florida, California, and Texas were its largest state exposures by annualized base rent, representing 11.8%, 11.3%, and 10.2%, respectively, as of that date. [13](https://app.finbar.com/go?id=P142957392)

The company lists its principal executive office in Cincinnati, Ohio. [14](https://app.finbar.com/go?id=P142957306) The reviewed sources do not provide a geographic breakdown of revenue or employee locations.
[13](https://app.finbar.com/go?id=P142957392)[14](https://app.finbar.com/go?id=P142957306)[12](https://investors.phillipsedison.com/files/doc_financials/2026/q2/PECO-Q2-2026-Fact-Sheet-FINAL.pdf)

## Business segments

Phillips Edison & Company reports one operating and reportable segment: Real Estate Properties. It owns and operates U.S. shopping centers, primarily grocery-anchored neighborhood and community centers, and also manages centers and provides real-estate and asset-management services to institutional joint ventures and a private fund. These management activities are not reported as separate segments. [15](https://app.finbar.com/go?id=P142957372) The single segment accounts for all disclosed segment activity; the company does not report a contribution split among multiple segments. [16](https://app.finbar.com/go?id=P142957507)

The portfolio’s grocery-anchored and tenant-use statistics are classifications, not separate business segments: as of June 30, 2026, grocery-anchored centers represented 94.1% of wholly owned portfolio ABR, while tenants providing necessity-based goods and services represented 74.5% of ABR. [17](https://app.finbar.com/go?id=T16352670) Same-center property groupings and management activities are also used in performance analysis but do not constitute additional reportable segments. [18](https://app.finbar.com/go?id=P142957581)
[15](https://app.finbar.com/go?id=P142957372)[16](https://app.finbar.com/go?id=P142957507)[17](https://app.finbar.com/go?id=T16352670)[17](https://app.finbar.com/go?id=T16352670)[18](https://app.finbar.com/go?id=P142957581)

## Company history

Phillips Edison & Company traces its founding to 1991 and acquired its first shopping center, Nordan Shopping Center in Danville, Virginia, in 1992. It expanded through investment funds and grocery-anchored retail vehicles, including Fund II in 2003 and the launches of Phillips Edison Grocery Center REIT I in 2010 and REIT II in 2013. [19](https://www.phillipsedison.com/about)

In 2017, the company internalized its management structure, acquiring certain real estate assets and a third-party investment-management business; the combined company then operated as Phillips Edison & Company. [20](https://app.finbar.com/go?id=P402282) It expanded through mergers with Grocery Center REIT II in 2018, adding 86 shopping centers, and Grocery Center REIT III in 2019. [19](https://www.phillipsedison.com/about) [21](https://investors.phillipsedison.com/node/6276/html)

Phillips Edison priced its initial public offering in July 2021, began trading on Nasdaq under the ticker PECO on July 15, and closed the offering on July 19. [22](https://app.finbar.com/go?id=P14437143)
[20](https://app.finbar.com/go?id=P402282)[22](https://app.finbar.com/go?id=P14437143)[19](https://www.phillipsedison.com/about)[21](https://investors.phillipsedison.com/node/6276/html)

## Sources

1. [Phillips Edison & Company, Inc. — Full financial report (2025 Y)](https://app.finbar.com/go?id=P3325503)
2. [Phillips Edison & Company, Inc. — Full financial report (2025 Y)](https://app.finbar.com/go?id=P11545434)
3. [Phillips Edison & Company, Inc. — Full financial report (2025 Y)](https://app.finbar.com/go?id=P21274033)
4. [Phillips Edison & Company, Inc. — Full financial report (2026 Q 2)](https://app.finbar.com/go?id=T16352624)
5. [Phillips Edison & Company, Inc. — Full financial report (2026 Q 2)](https://app.finbar.com/go?id=P142957505)
6. [www.phillipsedison.com](https://www.phillipsedison.com/neighbors/dashcomm)
7. [www.phillipsedison.com](https://www.phillipsedison.com/neighbor-resources)
8. [www.phillipsedison.com](https://www.phillipsedison.com/specialty-leasing)
9. [www.phillipsedison.com](https://www.phillipsedison.com/national-accounts)
10. [investors.phillipsedison.com](https://investors.phillipsedison.com/news-events/news-details/2026/From-AI-Prompts-to-Perfect-Property-Placement-Phillips-Edison--Company-Makes-Site-Selection-Smarter/default.aspx)
11. [Phillips Edison & Company, Inc. — Full financial report (2026 Q 2)](https://app.finbar.com/go?id=T16352683)
12. [investors.phillipsedison.com](https://investors.phillipsedison.com/files/doc_financials/2026/q2/PECO-Q2-2026-Fact-Sheet-FINAL.pdf)
13. [Phillips Edison & Company, Inc. — Full financial report (2026 Q 2)](https://app.finbar.com/go?id=P142957392)
14. [Phillips Edison & Company, Inc. — Full financial report (2026 Q 2)](https://app.finbar.com/go?id=P142957306)
15. [Phillips Edison & Company, Inc. — Full financial report (2026 Q 2)](https://app.finbar.com/go?id=P142957372)
16. [Phillips Edison & Company, Inc. — Full financial report (2026 Q 2)](https://app.finbar.com/go?id=P142957507)
17. [Phillips Edison & Company, Inc. — Full financial report (2026 Q 2)](https://app.finbar.com/go?id=T16352670)
18. [Phillips Edison & Company, Inc. — Full financial report (2026 Q 2)](https://app.finbar.com/go?id=P142957581)
19. [www.phillipsedison.com](https://www.phillipsedison.com/about)
20. [Phillips Edison & Company, Inc. — Full financial report (2025 Y)](https://app.finbar.com/go?id=P402282)
21. [investors.phillipsedison.com](https://investors.phillipsedison.com/node/6276/html)
22. [Phillips Edison & Company, Inc. — Full financial report (2021 Y)](https://app.finbar.com/go?id=P14437143)

AI-generated summary; may contain errors. Not investment advice. Sign up to Finbar to view original document sources and access worldwide fundamental financial data and intelligence.