Phillips Edison Boosts Dividend

The company marks its fifth consecutive annual increase and second straight hike above 5 percent.

September 03, 2025

Dividend Moves Higher on Back of Steady Performance

Phillips Edison & Company is stepping up its dividend again. The real estate investment trust announced a 5.7% increase to its monthly distributions, backed by strong cash flows and a steady performance across its grocery-anchored shopping centers.

The new rate— $0.1083 per share —applies to distributions scheduled for October 1 and November 4. Shareholders of record as of September 15 and October 15 will receive the increased payouts. On an annualized basis, the dividend now comes to $1.30 per share, up from $1.23. Operating partnership unit holders will receive distributions at the same rate, subject to standard withholding rules.

This is the fifth year in a row the company has raised its dividend—and the second year in a row the increase has topped 5%. The move signals Phillips Edison’s continued confidence in the strength of its portfolio and its ability to generate durable income.

Grocery-Anchored Strategy Remains Central

As of midyear, the company managed 327 shopping centers across 31 states, including 303 wholly-owned properties and 24 more held in institutional joint ventures. Those centers span 34 million square feet and are anchored by essential retailers like Kroger, Publix, Albertsons, and Ahold Delhaize. The focus remains on well-located, necessity-based retail in stable markets—properties that tend to perform across economic cycles.

Integrated Operating Model Supports Results

Phillips Edison credits its vertically integrated model for supporting consistent results. With teams fully embedded across its leasing, operations, and investment functions, the company stays close to its assets and adapts quickly to market dynamics. Its national footprint gives it the scale to manage risk and find opportunities across geographies.

While the dividend increase reflects confidence in forward performance, the company also flagged a number of potential headwinds. These include:

• Changes in macroeconomic conditions


• Interest rate volatility


• Tenant-level financial risks


• Environmental and climate-related threats


• Competitive pressures and regulatory shifts

It also noted that factors like technology disruptions and tenant turnover could affect future results. The company is monitoring these risks while continuing to prioritize long-term stability and value creation.

Still, with cash flow trending higher and its portfolio well-leased, Phillips Edison is using its balance sheet to deliver returns to shareholders. The increased dividend helps position the company as a reliable income option for investors focused on stable, necessity-based retail real estate.