Phillips Edison & Company, Inc.

What does Phillips Edison own?
PECO owns 297 grocery-anchored neighborhood shopping centers totaling approximately 33.5 million square feet across 31 states, and manages 27 additional centers through joint ventures and a private fund.

Is Phillips Edison publicly traded?
Yes. Phillips Edison & Company trades on the Nasdaq Global Select Market under ticker PECO. It listed in July 2021 after operating for decades as a sponsor of non-traded REITs.

Who founded Phillips Edison?
Michael Phillips and Jeffrey Edison founded the company in Cincinnati, Ohio, in 1991. Jeff Edison has served as chairman and CEO.

Where is Phillips Edison headquartered?
Corporate headquarters is at 11501 Northlake Drive in Cincinnati, Ohio.

How many properties does Phillips Edison own?
As of December 31, 2025, the wholly owned portfolio comprised 297 properties in 31 states, approximately 97.3% leased, plus 27 managed centers.

Who owns Phillips Edison?
PECO is a public company owned by institutional and retail shareholders. No single controlling shareholder exists; ownership is broadly distributed.

What is Phillips Edison's revenue?
For fiscal 2025, revenue was $726.6 million, with net income attributable to stockholders of $111.3 million and same-center NOI of $454.7 million.

Mike Phillips and Jeff Edison founded the company in Cincinnati in 1991, building a business acquiring and operating neighborhood shopping centers anchored by grocery stores. The founders bet that necessity-based retail would prove more durable than enclosed malls and big-box power centers, a thesis that played out over the following three decades.

For most of its history, Phillips Edison raised capital through the non-traded REIT market. It sponsored a series of public, non-listed funds, including Phillips Edison Grocery Center REIT I, II, and III, selling shares to individual investors through broker-dealer networks. Grocery Center REIT I was one of the notable non-traded REITs of the 2010s and, when it listed on Nasdaq in July 2021, it did so as Phillips Edison & Company, Inc. Industry observers noted the listing came at a value close to the fund's own estimated NAV, an uncommon outcome in a category often criticized for pricing opacity.

The July 15, 2021 listing converted a legacy non-traded vehicle into a liquid public company. The predecessor fund's assets formed the core of the public portfolio, and the PECO name consolidated what had been several sponsored programs into a single operating REIT.

As a public company, PECO has grown through steady acquisition of grocery-anchored centers and recycling of non-core assets. Revenue climbed from $532.9 million in 2021 to $726.6 million in 2025, while net income recovered to $111.3 million in 2025 from $62.7 million in 2024. Same-center net operating income grew 3.8% in 2025 to $454.7 million.

The portfolio has expanded to 297 wholly owned properties in 31 states, with an additional 27 centers managed through joint ventures, for a total managed footprint of 324 centers. The strategy has remained consistent: buy well-located centers anchored by leading grocers, drive occupancy, and let necessity retail generate stable cash flow.

The company publishes ESG reporting covering energy efficiency, LED retrofits, solar installations at select centers, and tenant engagement on sustainability. Its properties' neighborhood scale and grocery anchoring support walkable retail access in suburban markets. These are largely self-reported commitments; the company is not B Corp certified.