Brixmor earnings for the third quarter of 2026 showed higher funds from operations and record leased occupancy, even as net income attributable to the company declined. The shopping-center owner announced the results on October 26, raised its full-year outlook and increased its quarterly dividend by 7.3%.

Key Takeaways

  • Quarterly Nareit FFO rose to $0.60 per diluted share, while attributable net income fell to $0.28 per share.
  • Total leased occupancy reached a record 95.6%, with signed leases representing rent that has not yet begun.
  • Brixmor raised its 2026 guidance; the separate Slate Grocery REIT transaction remains pending.

Brixmor earnings show stronger FFO but lower net income

Brixmor’s third-quarter results announcement reported Nareit funds from operations of $184.6 million, or $0.60 per diluted share, for the three months ended September 30, 2026. That compared with $172.3 million, or $0.56 per diluted share, in the same quarter of 2025.

Net income attributable to Brixmor moved in the opposite direction, falling to $87.8 million, or $0.28 per diluted share, from $94.2 million, or $0.31 per diluted share.

The distinction matters because FFO is a supplemental, non-GAAP measure that excludes real-estate depreciation and certain other items, including gains on property sales. It should be considered alongside net income, not as a replacement for it.

ItemDetails
2026 Nareit FFO per diluted share guidanceUpdated to $2.36–$2.38 from $2.35–$2.37.
2026 same-property NOI growth guidanceUpdated to 5.50%–5.75% from 5.00%–5.75%.

Leasing builds a pipeline of future rent

Brixmor executed 1.6 million square feet of new and renewal leases during the quarter. Rent spreads on comparable space were 25.3%, including 42.6% for new leases and 19.4% for renewals.

Total leased occupancy reached a record 95.6%, while small-shop leased occupancy also set a record at 92.8%. Same-property net operating income increased 6.6% from the comparable 2025 quarter, with base rent contributing 480 basis points.

Signed but not yet commenced new leases covered 3.1 million square feet and represented $68.9 million of annualized base rent. Those leases are distinct from rent already being billed: the company reported a 420-basis-point gap between leased and billed occupancy.

Chief Executive Officer and President Brian T. Finnegan attributed the results to continued leasing momentum, strong same-property NOI growth and record occupancy.

Higher guidance and a larger declared dividend

Management raised its full-year 2026 Nareit FFO outlook and the lower end of its same-property NOI growth range. These figures are expectations rather than completed results.

The board also declared a quarterly dividend of $0.3300 per common share, up 7.3%. The payment is scheduled for January 15, 2027, for shareholders of record on January 5, 2027.

Slate acquisition remains a first-quarter 2027 plan

The pending Slate Grocery REIT transaction is broader than Brixmor’s planned $636 million purchase of a 23-property grocery-anchored portfolio. The overall transaction, announced with Everview Partners in September, is valued at approximately $2.34 billion.

A joint venture with Everview would acquire another 92 properties for approximately $1.71 billion. Brixmor would hold a 20% common equity interest and make an approximately $174 million preferred equity investment in that venture.

Closing is expected in the first quarter of 2027, subject to customary conditions including approval by Slate unitholders. At September 30, Brixmor reported $1.5 billion of liquidity, excluding a commitment for up to $988 million of senior unsecured term-loan financing connected with the transaction.

Next milestone

Brixmor’s next scheduled update is its earnings conference call on October 27, 2026, at 10:00 a.m. ET.

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