Brixmor Property Group (BRX) Earnings: Q3 2026 Results

The quarter ended September 30, 2026 and Brixmor Property Group published the results on October 26, 2026. Revenue and diluted EPS are shown against Q3 2025, the same quarter a year earlier, which takes seasonal swings out of the comparison. Brixmor Property Group reports EPS two ways: GAAP, under the accounting rules every US filer follows, and Nareit FFO per diluted share, which leaves out items the company considers outside its operating results. The release reconciles the two, and when they diverge, the reconciliation says why.

• Brixmor Property Group is a REIT. Revenue here is the line it calls total revenues, almost all of it rental income. The adjusted figure is Nareit FFO per diluted share, the REIT measure Brixmor reports, not adjusted EPS.
• On September 28, 2026, Brixmor agreed with Everview Partners to acquire Slate Grocery REIT in a transaction valued at about $2.34 billion, expected to close in Q1 2027. Brixmor would own 23 grocery-anchored properties for about $636 million and hold a 20% common equity interest and about $174 million of preferred equity in a joint venture buying 92 more.

Source: Brixmor Property Group Q3 2026 results, October 26, 2026. Also in the Form 10-Q for the quarter ended September 30, 2026. Figures as reported; checked against the release on November 10, 2026.

How Brixmor Property Group splits revenue in its own release, under its own labels, for Q3 2026 against Q3 2025. Indented lines are parts of the line above them.

• Brixmor Property Group's Rental income revenue was $359 million in Q3 2026, up 5% from $341 million in Q3 2025, 100% of total revenue.
• Brixmor Property Group's Other revenues revenue was $1.1 million in Q3 2026, up 368% from $0.2 million in Q3 2025, under 1% of total revenue.

Segment lines are the figures writers cite most often, because they show where the growth in a quarter came from. Companies redraw their segments from time to time and restate the prior year to match, so a year-ago figure here can differ from the one printed a year ago. When that has happened, the note above says so.

From the earnings release

In its Q3 2026 release, Brixmor Property Group said:

“The Company has updated its previously provided Nareit FFO per diluted share expectations for 2026 to $2.36-$2.38 from $2.35-$2.37 and its same property NOI growth expectations for 2026 to 5.50%-5.75% from 5.00%-5.75%.”

“Revenues deemed uncollectible are expected to total 60-85 basis points of total expected revenues in 2026.”

Source: Brixmor Property Group Q3 2026 release, Oct 26, 2026.

This is the company's own guidance as of Oct 26, 2026, quoted as given. Walnut does not make forecasts of its own. Analyst estimates for the coming quarters are on the BRX forecast page.

Revenue and diluted EPS for the last 5 quarters. Each date links to that quarter's release.

GAAP total revenues and diluted net income per share attributable to Brixmor Property Group Inc., each as first reported in that quarter's release. Quarterly EPS moves with gains on property sales.

We do not hold a confirmed date for Brixmor Property Group's next report. Companies post the date on their investor relations site a few weeks ahead, usually with the time of the conference call.

Each quarter keeps its own page with the figures as reported, so a link to one stays pointed at the same numbers after the next report.

• Q3 2026 (this page), reported Oct 26, 2026

Brixmor Property Group had total revenues of $359.6 million in Q3 2026, against $340.8 million a year earlier. Rental income from tenants at its shopping centers was $358.5 million of that, and other revenues $1.1 million. (Brixmor Property Group Q3 2026 release, Oct 26, 2026)

Brixmor owns grocery-anchored and community shopping centers: 345 of them at September 30, 2026, with about 62 million square feet of gross leasable area, mostly in the top 50 U.S. metropolitan areas. Its three largest tenants by annualized base rent are TJX, Kroger and Burlington. TJX, across 97 locations, accounts for 3.4% of annualized base rent, and the top ten retailers together for 16.8%. (Brixmor Property Group Form 10-Q, Q3 2026, Oct 26, 2026; Brixmor Property Group Q3 2026 supplemental disclosure, Oct 26, 2026)

Within the 338 same properties, revenue rose 6.1% to $334.2 million. Base rent increased to $245.4 million from $234.1 million and contributed 4.8 percentage points of the 6.6% rise in same property NOI; expense reimbursements were $80.4 million, and revenues deemed uncollectible were $3.7 million. (Brixmor Property Group Q3 2026 supplemental disclosure, Oct 26, 2026)

Brixmor signed 1.6 million square feet of new and renewal leases in Q3 2026, at rent spreads on comparable space of 25.3% (42.6% on new leases and 19.4% on renewals). Total leased occupancy reached a record 95.6% and small shop leased occupancy a record 92.8%, and signed but not yet commenced leases represent $68.9 million of annualized base rent. (Brixmor Property Group Q3 2026 release, Oct 26, 2026)

Brixmor Property Group earned $0.28 per diluted share in Q3 2026, against $0.31 a year earlier. Net income attributable to Brixmor fell to $87.8 million from $94.2 million mainly because gains on property sales dropped to $8.9 million from $40.0 million. Nareit FFO, which adds back real estate depreciation and removes gains and impairments, rose to $184.6 million, or $0.60 per diluted share, from $0.56. (Brixmor Property Group Q3 2026 release, Oct 26, 2026)

Depreciation and amortization related to real estate was $105.0 million, the main item between GAAP net income and FFO. The year-ago quarter also included a $16.1 million impairment of real estate assets, against $683 thousand in Q3 2026. Interest expense rose to $59.2 million from $56.7 million. (Brixmor Property Group Q3 2026 release, Oct 26, 2026)

Brixmor's diluted share count barely moved: 308,135 thousand weighted average diluted shares, against 308,084 thousand. Items that impact FFO comparability were $(0.1) million. After the quarter Brixmor raised its quarterly dividend by 7.3% to $0.3300 per common share. (Brixmor Property Group Q3 2026 release, Oct 26, 2026)

Diluted EPS divides net income by the weighted average number of shares outstanding in the quarter, plus the shares that options and other equity awards could add. Buybacks shrink that count and lift EPS for the same profit; share issuance and stock awards enlarge it.

Brixmor Property Group raised its 2026 Nareit FFO outlook to $2.36 to $2.38 per diluted share, from $2.35 to $2.37, and narrowed same property NOI growth expectations to 5.50% to 5.75%, from 5.00% to 5.75%. It expects revenues deemed uncollectible of 60 to 85 basis points of total revenues. The outlook excludes transaction expenses and other items that impact FFO comparability. (Brixmor Property Group Q3 2026 release, Oct 26, 2026)

Brixmor reconciles that outlook to GAAP: estimated 2026 net income attributable to Brixmor of $368 million to $374 million, or $1.20 to $1.22 per diluted share, plus $423 million of real estate depreciation and amortization, less $71 million of gains on sales. (Brixmor Property Group Q3 2026 release, Oct 26, 2026)

A consensus figure is the average of the models published by the analysts who cover Brixmor Property Group, collected by a data provider and revised up to the day of the report. A quarter that lands above it says how expectations were set as much as how the business did, and the share price on the day also reflects the guidance and the lines no consensus covers.

The consensus figures on this page are Yahoo Finance's, as pulled on the date shown. Each comes with the number of analysts behind it; the smaller that number, the more one revised estimate can move the average.

The figures below are the ones Brixmor Property Group's own release and filings put weight on for Q3 2026, with the latest reported value for each.

What the quarter means for a holding is a separate question from what it reported. The case for and against owning BRX is on is BRX a buy or a sell?, what analysts expect next is on the BRX forecast, and what the company does is on the Brixmor Property Group (BRX) stock page.

Every number on this page can be traced to a document Brixmor Property Group published. Checking one takes a couple of minutes, and it is worth doing before you quote a figure anywhere.

• The results release is the document linked in the source line above. Companies publish it on their investor relations site at the moment results go out, and it carries the headline tables: revenue, operating income, net income and EPS for the quarter and the year-ago quarter.
• The same release is filed with the SEC as Exhibit 99.1 to a Form 8-K under Item 2.02, usually on the day of the report. The SEC copy does not change after the fact, which makes it the safer thing to link when you cite a number.
• The quarterly report (Form 10-Q) follows within a few weeks and carries the full financial statements, the segment note and management's discussion of what changed. The fourth quarter is covered by the annual report (Form 10-K) instead.
• Restated comparisons are flagged in the notes on this page. When a company redraws its segments or changes how it adjusts EPS, it restates the year-ago column, so the year-ago figure in a new release can differ from the one printed a year ago. This page always uses the comparison in the newer release, because that is the like-for-like one.

A walk-through of every line in a release, with what each one tells you, is in how to read an earnings report.