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Phillips Edison & Company
Phillips Edison & Company is a Cincinnati-based real estate investment manager founded in 1991, focusing on grocery-anchored shopping centers across 31...
Phillips Edison & Company
Phillips Edison & Company was founded in 1991 by Michael J. Phillips and led since 1992 by Chairman & CEO Jeffrey Edison. The firm has operated as a vertically integrated real estate investment manager, covering acquisition, development, leasing, and property management in-house — a structure that distinguishes it from purely financial sponsors. The firm focuses exclusively on grocery-anchored shopping centers, targeting necessity-based retail tenants such as Kroger, Publix, and Walmart. Its portfolio spans 31 states with concentrations in the Midwest, Southeast, and Mid-Atlantic. Investment strategies include value-add repositioning, ground-up development, and stabilized core holdings. The firm has completed over $10 billion in transaction volume since inception (per the firm, 2023). As of 2024, the firm employs approximately 600 professionals across 11 offices in the US, Canada, and France. It went public in 2021 as Phillips Edison & Company Inc. (NASDAQ: PECO). In 2023, the firm acquired 13 properties for $340 million and disposed of 7 non-core assets (per SEC filings). Adjacent to its REIT, the firm operates a private capital division that manages separate accounts and co-investment vehicles. The firm's structural differentiator is its vertical integration across the real estate value chain — originating, underwriting, managing, and exiting properties internally — paired with a pure-play grocery-anchored concentration that provides resilience during economic downturns.
General information
Firm type
Asset Manager
Year founded
1991
AUM
Over $5B (Altss estimate)
Location
Region
North America
Country
United States
City
Cincinnati
Corporate office
Cincinnati, OH, United States
Additional offices
Mountain View, CA · San Francisco, CA · Laval, Quebec · Toronto, Ontario · Paris, France · Grove, OK · Woodside, CA · Los Angeles, CA · Buffalo, NY
Principals
Jeffrey Edison
Chairman & CEO
John P. Caulfield
President & COO
Robert J. Schott
Chief Investment Officer
Michael J. Phillips
Founder
Sector focus
Frequently asked questions
Who runs investment decisions at Phillips Edison & Company?
Chairman & CEO Jeffrey Edison leads the firm alongside President & COO John P. Caulfield and CIO Robert J. Schott. The investment committee makes allocation decisions for both the publicly traded REIT (NASDAQ: PECO) and private capital vehicles (per the firm's SEC filings).
How does Phillips Edison & Company source proprietary deal flow?
The firm's vertically integrated platform gives it direct access to off-market acquisitions through long-standing relationships with regional and national retailers, as well as through its own property management and leasing teams that identify repositioning opportunities before they are marketed broadly (per the firm, 2023).
Is Phillips Edison & Company structured as a single family office or a publicly traded manager?
It is structured as a publicly traded real estate investment trust (REIT) listed on NASDAQ under PECO, not a family office. The firm also manages private capital for institutional investors and high-net-worth individuals through separate accounts and co-investment vehicles.
What investment stages does Phillips Edison & Company typically target?
The firm targets all stages of the real estate lifecycle — from ground-up development and value-add repositioning to stabilized core holdings. Its primary focus is on grocery-anchored shopping centers with strong demographics and necessity-based tenants.
Which sectors does Phillips Edison & Company explicitly avoid?
The firm does not invest in malls, power centers, entertainment-anchored retail, or unanchored strip centers. Its mandate is exclusively grocery-anchored neighborhood and community shopping centers.
How is Phillips Edison & Company related to its founder, Michael J. Phillips?
Michael J. Phillips founded the firm in 1991 and currently serves as a Director Emeritus. The firm maintains his vision of focusing on necessity-based retail real estate, but day-to-day operations and strategic direction are led by CEO Jeffrey Edison.
What is Phillips Edison & Company's known posture on co-investments alongside external GPs?
Through its private capital division, the firm offers co-investment opportunities to institutional investors and family offices in individual properties or portfolios. It typically retains a meaningful co-investment stake alongside external partners (per the firm, 2023).
Profile maintained by Altss using OSINT (open-source intelligence), regulatory filings, licensed data partners, and verified direct submissions. Read the methodology. Last updated: . Continuous refresh with full update cycles at least every 30 days.
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