Phillips Edison & Co Inc (PECO) reported strong Q2 2026 results with net income of $41.1 million for the quarter and $71.5 million for the first six months, reflecting significant year-over-year growth. The company also posted Nareit FFO of $0.67 and Core FFO of $0.69 per diluted share, along with a 3.8% rise in same-center NOI and an occupancy rate of 97.3% as it leverages its grocery-anchored portfolio. PECO completed six shopping center acquisitions and one outparcel for $152.4 million and sold $64.6 million in assets, while raising $85.3 million in net proceeds from issuing 2.0 million common shares through its ATM program (and an additional $6.4 million after quarter-end). The firm raised its full-year 2026 guidance, signaling midpoints for Nareit FFO and Core FFO per diluted share that imply roughly 6% year-over-year growth, as occupancy and rent spreads remained favorable with new leases showing strong increases. Management highlighted the portfolio’s strength and the ability to convert operating momentum into long-term earnings, underscoring PECO’s focus on high-quality, grocery-anchored centers. PECO continues to operate a large portfolio across 31 states, comprising 302 properties and about 33.9 million square feet of space.