PECO Stock Dividend History: Monthly Income in 2026

PECO dividend history supports a clear answer for income investors: Phillips Edison & Company pays monthly at $0.1083 per share, and its updated 2026 Core FFO guidance covers the $1.2996 annual run rate by roughly 2.1 times. The sharper point is timing. The higher rate was approved in September 2025, not newly raised in 2026, so this year reflects a full-year carry-through rather than another step-up. That distinction matters when investors judge growth momentum. AI-assisted personal finance tools can help organize holdings and cash flow, but the payout decision still needs to be checked against company releases, SEC filings, and REIT-specific operating measures.

As of July 31, 2026, PECO’s investor-relations page showed an annualized dividend of about $1.30 and a company-reported yield of 3.1% as of June 30. The Board had declared distributions through the July 15 record date, payable August 4, but had not announced the next ex-dividend date. Investors should not mistake a familiar monthly rhythm for a guaranteed calendar. Every distribution remains subject to Board authorization (Phillips Edison & Company, 2026a, 2026b).

The central safety question is not whether GAAP earnings per share cover the dividend. Real estate depreciation can make that ratio look unusually high. The better starting points are Nareit FFO, Core FFO, same-center net operating income, occupancy, leverage, and access to capital. On those measures, the current payout appears conservatively positioned, although no dividend is risk-free and PECO has a shorter public-market record than established dividend aristocrats.

Quick Answer: Current PECO Dividend Stats

Metric	Verified position as of July 31, 2026
Monthly dividend	$0.1083 per common share
Annualized dividend	$1.2996 per share, commonly rounded to $1.30
Dividend frequency	Monthly
Company-reported yield	3.1% as of June 30, 2026
Latest confirmed ex-date	July 15, 2026
Associated payment date	August 4, 2026
Next announced ex-date	Not announced as of July 31, 2026
2026 Core FFO guidance	$2.73 to $2.79 per diluted share
Implied payout at guidance midpoint	About 47.1% of Core FFO

Featured-snippet answer PECO pays a monthly dividend of $0.1083 per share. At the current rate, that equals about $1.30 annually. The company-reported yield was 3.1% as of June 30, 2026, while the next ex-dividend date had not yet been announced by July 31.

The Dividend Timeline From 2021 to 2026

Phillips Edison began trading on Nasdaq in July 2021, but its monthly distribution was already in place. After adjusting historical figures for the one-for-three reverse stock split completed in July 2021, the monthly rate moved from $0.085 to $0.1083 through a series of measured increases. The pattern is notable for its consistency: each increase arrived around September, creating a stepped annual total rather than a smooth year-over-year rate from January.

Year	Monthly rate pattern	Total or run rate	Change versus prior year
2021	$0.085 Jan–Sep; $0.090 Oct–Dec	$1.035 declared-rate total	Base year
2022	$0.090 Jan–Aug; $0.0933 Sep–Dec	$1.0932	About 5.6%
2023	$0.0933 Jan–Aug; $0.0975 Sep–Dec	$1.1364	About 4.0%
2024	$0.0975 Jan–Aug; $0.1025 Sep–Dec	$1.1900	About 4.7%
2025	$0.1025 Jan–Aug; $0.1083 Sep–Dec	$1.2532	About 5.3%
2026	$0.1083 for each announced month	$1.2996 annualized	About 3.7% if unchanged

The 2026 figure is an annualized scenario, not a fully declared calendar-year total. By July 31, the Board had authorized the $0.1083 rate through the July record date. Future monthly payments were not guaranteed. This is an important editorial correction to the common claim that PECO “raised the dividend in 2026.” The latest increase was approved on September 2, 2025, lifting the monthly rate by 5.7% from $0.1025 (Phillips Edison & Company, 2025a).

The listed-era record is clean. PECO has not reduced the monthly rate since its July 2021 Nasdaq debut. Yet a wider historical view adds context: the company suspended distributions during the pandemic and reinstated them in January 2021. Investors can accurately say that PECO has not cut its dividend during its public Nasdaq history, but “the dividend has never been cut” would overstate the record (Phillips Edison & Company, 2020).

Why the Monthly Schedule Appeals to Income Investors

A monthly dividend does not create more economic value than the same annual amount paid quarterly. It changes timing. Twelve smaller payments can align more closely with recurring expenses, reduce idle cash between distributions, and make automatic reinvestment more frequent. For retirees or investors building a cash-flow ladder, that convenience is real.

The schedule can also create a false sense of security. Monthly payments are visible and repetitive, which may cause investors to focus on the next deposit rather than the economics supporting it. A dependable income thesis still depends on property-level demand, rent collection, capital spending, debt costs, acquisitions, and the price paid for the stock.

That difference separates an income asset from a narrative-led security. Our coverage of CEP stock and SPAC risk shows how a security can be driven primarily by transaction expectations rather than recurring cash distributions. PECO sits at the opposite end of that spectrum, but it still carries equity risk and can fall when rates or valuation multiples move against REITs.

Dividend Safety: FFO Coverage Matters More Than EPS

For a property REIT, GAAP net income includes depreciation on real estate assets even when the underlying properties may retain or increase economic value. That is why the industry uses funds from operations. Nareit FFO adds back qualifying real estate depreciation and removes gains or losses from property sales. Core FFO goes further by excluding selected items that can distort period-to-period operating comparisons.

Coverage lens	2025 per-share basis	Approximate payout	What it tells investors
GAAP EPS	$0.89 earnings; $1.2532 dividends	140.8%	Looks uncovered because real estate depreciation depresses GAAP earnings.
Nareit FFO	$2.54 FFO; $1.2532 dividends	49.3%	Better view of recurring property-sector operating capacity.
Core FFO	$2.60 Core FFO; $1.2532 dividends	48.2%	Useful operating comparison after selected non-core adjustments.
2026 Core FFO guidance midpoint	$2.76 guidance; $1.2996 run rate	47.1%	Forward coverage scenario, subject to guidance and Board decisions.

The numbers point to a conservative operating payout. Full-year 2025 Core FFO was $2.60 per diluted share, up 7.0% year over year. The updated 2026 range is $2.73 to $2.79. At the $2.76 midpoint, the current annualized dividend consumes roughly 47% of Core FFO, leaving capacity for recurring capital needs, debt service, acquisitions, and future increases (Phillips Edison & Company, 2026c, 2026d).

This does not mean that every dollar outside the payout is freely available. FFO is a non-GAAP operating measure, not cash in the bank. Leasing commissions, tenant improvements, redevelopment spending, debt principal, acquisition funding, and working-capital movements still matter. The best conclusion is that PECO’s distribution has a meaningful cushion on its stated operating metrics, not that it is guaranteed.

The Grocery-Anchored Cash-Flow Engine

PECO’s portfolio is built around neighborhood shopping centers anchored by grocers. As of June 30, 2026, the company managed 330 centers, including 302 wholly owned properties. About 94% of annualized base rent came from grocery-anchored centers, and 83% came from centers with the number one or number two grocer by sales in the market. Top grocery anchors included Kroger, Publix, Albertsons, and Ahold Delhaize (Phillips Edison & Company, 2026e).

The defensive argument is straightforward. Grocery trips are frequent, local, and difficult to replace entirely with e-commerce. The grocer draws traffic, while inline tenants provide restaurants, health services, personal care, fitness, and other neighborhood needs. That mix helped PECO report 97.3% leased portfolio occupancy and record 95.5% inline occupancy at June 30, 2026. Second-quarter same-center NOI rose 3.8%, while comparable new and renewal lease spreads combined reached 24.8% (Phillips Edison & Company, 2026d).

The stronger finding is not simply that grocery-anchored retail is “recession resistant.” It is that a nearly full portfolio can still generate growth through mark-to-market rent spreads and tenant rotation. High occupancy limits the easy gains from filling empty space, so future dividend growth increasingly depends on rent economics, disciplined redevelopment, and acquisitions that do not dilute per-share FFO.

Credit Quality and Interest-Rate Exposure

PECO carries investment-grade credit ratings. Moody’s listed a Baa2 rating with a positive outlook, while S&P Global Ratings listed BBB with a stable outlook as of July 2026. Investment-grade status can widen access to unsecured debt and reduce refinancing pressure compared with lower-rated real estate owners, although it does not eliminate sensitivity to borrowing costs (Phillips Edison & Company, 2026f).

At year-end 2025, net debt to annualized adjusted EBITDAre was 5.2 times, total liquidity was about $925 million, and 84.7% of debt was fixed rate. Those figures support the safety case, but they also show why rates remain relevant. Acquisitions are a major growth lever, and higher financing costs can narrow the spread between property yields and the cost of capital.

Income investors should therefore separate business stability from share-price stability. PECO can maintain occupancy and grow rent while the stock still declines because market yields rise. The same valuation discipline applies when comparing a monthly REIT with growth stocks. The sharp rerating described in our Alphabet stock rally analysis came from accelerating earnings expectations and multiple expansion. PECO’s return profile is more dependent on yield, FFO growth, and the market’s required cap rate for listed real estate.

Growth Record, Yield, and Valuation Trade-Offs

The dividend has grown steadily, but it is not a high-growth payout. The annualized rate rose from $1.02 in mid-2021 to about $1.30 in 2026. That is a useful record for a relatively new listed REIT, yet investors should expect increases to follow per-share FFO growth and capital needs rather than assume a fixed annual raise.

Yield also moves with price. PECO reported 3.1% as of June 30, 2026, based on the $1.30 annualized dividend. A lower share price would raise the yield without improving the properties, while a higher price would reduce the yield even if the payout stayed unchanged. The right question is not whether 3.1% is attractive in isolation. It is whether that yield, expected FFO growth, balance-sheet risk, and valuation offer a better risk-adjusted return than bonds, broader REIT funds, or other equities.

This is where income and growth objectives can conflict. A richly valued REIT may offer reliable cash flow but limited multiple expansion. A pre-IPO growth opportunity may offer no current income and far greater execution risk. Our guide to SpaceX IPO mechanics and retail access illustrates the opposite profile: price discovery and future growth dominate, while a current dividend is absent. PECO belongs in a portfolio for different reasons.

Risks That Could Break the Dividend Thesis

• Board discretion: Monthly distributions are authorized periodically and are not contractual obligations.
• Interest rates: Higher Treasury yields and borrowing costs can pressure REIT valuations and acquisition economics.
• Tenant and format concentration: Grocery anchors are defensive, but the portfolio remains concentrated in one retail format and depends on tenant health.
• Acquisition execution: Updated 2026 gross acquisition guidance of $500 million to $600 million raises the importance of pricing, financing, and integration discipline.
• Capital spending: FFO coverage can look comfortable before tenant improvements, leasing commissions, redevelopment spending, and debt principal requirements.
• Valuation risk: A reliable dividend can still produce weak total returns when investors pay too high a multiple.

Technology can add another layer of behavioral risk. Investors using alerts, screeners, or automated execution may react to yield changes without checking the cause. Our review of Auztron Bot and automated trading claims explains why automation should not replace verification. A higher displayed yield may reflect a falling stock price, not a safer or larger dividend.

What the Next Ex-Dividend Date Really Means

The latest confirmed PECO ex-dividend date was July 15, 2026, tied to an August 4 payment of $0.1083 per share. By July 31, the company had not announced the next record or ex-dividend date. Investors buying after July 15 were not entitled to the August 4 distribution.

PECO has generally used a mid-month record date and paid near the start of the following month. That pattern is useful for planning, but it should not be converted into an assumed date before the Board declares the distribution. The investor-relations distribution page and SEC Form 8-K filings are the best primary sources for confirmation.

Timing check An announced payment date is not the same as the next ex-dividend date. The August 4, 2026 payment belonged to holders associated with the July 15 ex-date. A later buyer must wait for a newly declared distribution cycle.

Investor Fit: Where PECO May Belong

PECO may fit an investor seeking recurring income, grocery-anchored real estate exposure, moderate dividend growth, and investment-grade credit quality. The monthly schedule is convenient, and operating coverage appears conservative based on Core FFO. The stock may also serve as a defensive sleeve alongside more cyclical or growth-heavy holdings.

It may be less suitable for a deep-value investor when the share price implies a low yield or a premium FFO multiple. It also will not satisfy investors seeking rapid dividend growth, a decades-long public payout record, or broad property-sector diversification. PECO is a focused retail REIT, not a substitute for an entire income portfolio.

A practical decision framework is to set a required yield, test the payout against Core FFO after recurring capital needs, review debt maturity and acquisition plans, and compare expected total return with diversified REIT alternatives. The dividend should support the thesis, not become the thesis by itself.

The Future of PECO’s Dividend in 2027

PECO entered the second half of 2026 with 3.7% year-to-date same-center NOI growth, 7.2% Core FFO growth for the first six months, record inline occupancy, and increased acquisition guidance. Management also raised the midpoint of full-year Core FFO guidance to $2.76 per share. Those trends provide a credible operating base for 2027, provided leasing spreads remain healthy and acquisitions add per-share value (Phillips Edison & Company, 2026d).

The historical pattern suggests that investors will watch September 2026 for a potential rate decision, but no increase should be assumed. A scenario increase of 4% to 6% would move the monthly distribution to roughly $0.1126 to $0.1148 and the annualized rate to about $1.35 to $1.38. These are calculations, not company guidance. The Board could choose a smaller increase, hold the rate, or alter the schedule if capital-market conditions change.

The decisive variables for 2027 will be Core FFO per-share growth, acquisition spreads, refinancing costs, tenant demand, and recurring capital expenditure. If those remain supportive, the current sub-50% Core FFO payout leaves room for another measured increase. If interest rates or acquisition economics deteriorate, retaining more cash could be the more prudent decision.

Key Takeaways

• The current monthly distribution is $0.1083 per share, equal to a $1.2996 annual run rate.
• The company-reported yield was 3.1% as of June 30, 2026, and will change with the share price.
• The most recent dividend increase occurred in September 2025, so 2026 is a carry-through year unless the Board acts again.
• Core FFO coverage is the more informative REIT measure, with an implied payout near 47% at updated 2026 guidance midpoint.
• Grocery-anchored demand, 97.3% occupancy, strong rent spreads, and investment-grade ratings support the safety case.
• The next ex-dividend date had not been announced by July 31, 2026; investors should verify each declaration.
• A monthly payment schedule improves cash-flow convenience, but valuation and total return still determine investment merit.

Conclusion

PECO offers a credible monthly-income profile. The $0.1083 distribution is backed by high occupancy, positive same-center NOI growth, strong leasing spreads, updated 2026 Core FFO guidance, and investment-grade credit ratings. Our calculations indicate a payout below half of Core FFO, which provides a meaningful operating cushion and supports the case for sustainability.

The record still needs precise wording. Phillips Edison has not reduced its monthly rate since listing on Nasdaq in July 2021, but its broader pre-listing history includes a pandemic-era suspension. The latest increase was approved in September 2025, not in 2026, and the Board had not announced the next ex-dividend date by July 31. Those details separate a reliable analysis from a yield-screen summary.

For income-focused portfolios, PECO may work as a defensive retail allocation rather than a stand-alone solution. Investors should pair the monthly dividend with a valuation limit, ongoing FFO coverage checks, and a clear view of rate and acquisition risk. The payout is a strength, but the price paid will shape the return.

Frequently Asked Questions

Is PECO’s dividend monthly?

Yes. Phillips Edison & Company pays common-stock distributions monthly. The current announced rate is $0.1083 per share. Monthly frequency improves cash-flow timing, but it does not guarantee future payments. The Board authorizes distributions periodically and can change the amount or schedule.

What is the current PECO dividend yield?

PECO reported a 3.1% dividend yield as of June 30, 2026, based on an annualized dividend near $1.30 per share. Yield changes whenever the share price changes, so investors should verify the current market price and the latest declared rate before making a decision.

When is the next PECO ex-dividend date?

No next ex-dividend date had been announced as of July 31, 2026. The latest confirmed ex-date was July 15, 2026, for the $0.1083 payment scheduled on August 4. Do not infer a future date from PECO’s usual mid-month pattern before an official declaration.

Has PECO ever cut its dividend?

PECO has not reduced the monthly rate since its Nasdaq listing in July 2021. The rate rose from $0.085 to $0.1083. However, the company suspended distributions during the 2020 pandemic period and reinstated them in January 2021, so a claim that it has never interrupted the payout would be inaccurate.

Is the PECO monthly dividend safe?

The payout appears conservatively covered on Core FFO. The $1.2996 annual run rate is about 47.1% of the midpoint of updated 2026 Core FFO guidance. Safety also depends on recurring capital spending, debt costs, occupancy, acquisitions, and Board approval, so the dividend should not be treated as guaranteed.

How much income would 100 PECO shares produce?

At $0.1083 per share each month, 100 shares would generate $10.83 monthly before taxes, or $129.96 over 12 months if the rate remained unchanged. Actual income depends on future Board declarations, purchase timing, taxes, and whether distributions are reinvested.

Does PECO’s dividend qualify for lower tax rates?

REIT distributions often include ordinary income, capital gains, and return-of-capital components rather than qualifying entirely for the reduced rate applied to many corporate dividends. Tax treatment can change by year. Investors should review PECO’s annual tax reporting information and consult a qualified tax professional.

Methodology

Our desk reviewed Phillips Edison investor-relations releases, SEC filings, distribution records, current credit-rating disclosures, and the company’s July 23, 2026 second-quarter results. Historical annual totals were calculated from the monthly rates disclosed in company filings. Payout ratios were calculated by dividing declared or annualized common distributions per share by Nareit FFO or Core FFO per share.

Known limitations include the changing market price used to calculate yield, the Board’s discretion over future declarations, and the limits of non-GAAP measures. Core FFO is useful for period comparisons, but it does not capture every cash requirement. Forward-looking 2027 figures in this article are scenarios based on historical increase ranges, not company forecasts or investment recommendations.

Counterarguments were considered. Grocery-anchored centers can be defensive, but concentration in retail, interest-rate sensitivity, acquisition risk, and valuation can still weaken total returns. The article distinguishes the listed-era dividend record from the company’s pre-listing pandemic suspension.

This article was drafted with AI assistance and reviewed by the Perplexity AI Editorial Team. All data, citations, and claims have been independently verified against primary sources.

References

• Phillips Edison & Company. (2020, November 9). Phillips Edison & Company reinstates monthly distribution and intends to launch a tender offer.
• Phillips Edison & Company. (2021). Second quarter 2021 supplemental disclosure.
• Phillips Edison & Company. (2024). 2023 annual report and Form 10-K.
• Phillips Edison & Company. (2025). 2024 annual report and Form 10-K.
• Phillips Edison & Company. (2025, September 2). Declares quarterly dividends and increases monthly dividend distribution by 5.7%.
• Phillips Edison & Company. (2026). 2025 annual report and Form 10-K.
• Phillips Edison & Company. (2026). Credit ratings.
• Phillips Edison & Company. (2026). Distribution information.
• Phillips Edison & Company. (2026, February 5). Reports fourth quarter and full year 2025 results.
• Phillips Edison & Company. (2026, May 12). Declares June and July 2026 monthly distributions.
• Phillips Edison & Company. (2026, July 23). Reports second quarter 2026 results.
• Phillips Edison & Company. (2026, July 23). Moody’s updates Phillips Edison & Company outlook to positive.