Slide 1: Supplemental Disclosure
Supplemental Disclosure Quarter ended March 31, 2026
Slide 2: Brixmor Property Group Increases 2026 Outlook
100 Park Avenue : New York, NY 10017 : 800.468.7526 FOR IMMEDIATE RELEASE CONTACT: Stacy Slater Executive Vice President, Investor Relations 800.468.7526 stacy.slater@brixmor.com BRIXMOR PROPERTY GROUP INCREASES 2026 OUTLOOK DRIVEN BY STRONG FIRST QUARTER OPERATING RESULTS AND ACCELERATING BUSINESS
Slide 3: Financial Highlights
100 Park Avenue : New York, NY 10017 : 800.468.7526 FINANCIAL HIGHLIGHTS • The following table summarizes the Company’s net income attributable to Brixmor Property Group Inc. and Nareit FFO: (Unaudited, dollars in millions, except per share amounts) Three Months Ended 3/31/2026 3/31/2025 Net income
Slide 4: Capital Structure
100 Park Avenue : New York, NY 10017 : 800.468.7526 CAPITAL STRUCTURE • During the three months ended March 31, 2026, the Company executed forward sale contracts under its ATM equity offering program through which it is expected to issue 3.9 million shares of common stock at a weighted-average offer
Slide 5: Non-GAAP Performance Measures
100 Park Avenue : New York, NY 10017 : 800.468.7526 NON-GAAP PERFORMANCE MEASURES The Company presents the non-GAAP performance measures set forth below. These measures should not be considered as alternatives to, or more meaningful than, net income (calculated in accordance with GAAP) or other GAAP
Slide 6: Net Principal Debt to Adjusted EBITDA
100 Park Avenue : New York, NY 10017 : 800.468.7526 Net Principal Debt to Adjusted EBITDA, current quarter annualized & Net Principal Debt to Adjusted EBITDA, trailing twelve months Net principal debt to adjusted EBITDA, current quarter annualized and net principal debt to adjusted EBITDA, trailing
Slide 7: Forward-looking statements
100 Park Avenue : New York, NY 10017 : 800.468.7526 contractions, ongoing levels of inflation and interest rates, unemployment, or limited growth in consumer income or spending; (2) local real estate market conditions, including an oversupply of space in, or a reduction in demand for, properties sim
Slide 8: Supplemental Disclosure
> SUPPLEMENTAL DISCLOSURE Three Months Ended March 31, 2026
Slide 9: Table of Contents
TABLE OF CONTENTS Page Glossary of Terms 1 Results Overview & Guidance 3 Financial Summary Consolidated Balance Sheets 5 Consolidated Statements of Operations 6 EBITDA & Reconciliation of Debt Obligations, Net to Net Principal Debt 7 Funds From Operations (FFO) 8 Supplemental Balance Sheet Detail 9
Slide 10: Glossary of Terms
GLOSSARY OF TERMS ↩ Table of Contents Term Definition Anchor Spaces Spaces equal to or greater than 10,000 square feet ("SF") of GLA. Anchor Space Repositioning Anchor leasing that is primarily focused on reconfiguring or significantly remerchandising existing space with minimal work required outsid
Slide 11: Glossary of Terms
GLOSSARY OF TERMS ↩ Table of Contents Term Definition PSF Per square foot of GLA. Redevelopment Larger scale projects that typically involve new construction, reconfiguration, significant remerchandising, and upgrades or demolition of a portion of the shopping center to accommodate new retailers. Re
Slide 12: Results Overview & Guidance
RESULTS OVERVIEW & GUIDANCE ↩ Table of Contents Unaudited, dollars in thousands, except per share and per square foot amounts Three Months Ended Six Months Ended Summary Financial Results 3/31/26 3/31/25 3/31/26 3/31/25 Total revenues (page 6) $ 354,819 $ 337,512 $ 354,819 $ 337,512 Net income attri
Slide 13: Financial Summary
> FINANCIAL SUMMARY Supplemental Disclosure Three Months Ended March 31, 2026
Slide 14: Consolidated Balance Sheets
CONSOLIDATED BALANCE SHEETS ↩ Table of Contents Unaudited, dollars in thousands, except share information As of As of 3/31/26 12/31/25 Assets Real estate Land $ 1,837,739 $ 1,849,779 Buildings and tenant improvements 9,313,530 9,296,849 Construction in progress 55,108 92,129 Lease intangibles 538,88
Slide 15: Consolidated Statements of Operations
CONSOLIDATED STATEMENTS OF OPERATIONS ↩ Table of Contents Unaudited, dollars in thousands, except per share amounts Three Months Ended 3/31/26 3/31/25 Revenues Rental income $ 354,337 $ 337,241 Other revenues 482 271 Total revenues 354,819 337,512 Operating expenses Operating costs 41,914 39,211 Rea
Slide 16: EBITDA & Reconciliation of Debt Obligations, Net to Net Principal Debt
EBITDA & RECONCILIATION OF DEBT OBLIGATIONS, NET TO NET PRINCIPAL DEBT ↩ Table of Contents Unaudited, dollars in thousands Three Months Ended 3/31/26 3/31/25 Net income $ 127,757 $ 69,737 Interest expense 59,392 54,084 Federal and state taxes 939 707 Depreciation and amortization 105,202 105,597 EBI
Slide 17: Funds From Operations (FFO)
FUNDS FROM OPERATIONS (FFO) ↩ Table of Contents Unaudited, dollars in thousands, except per share amounts Three Months Ended 3/31/26 3/31/25 Net income attributable to Brixmor Property Group Inc. $ 127,750 $ 69,729 Depreciation and amortization related to real estate 103,919 104,448 Gain on sale of
Slide 18: Supplemental Balance Sheet Detail
SUPPLEMENTAL BALANCE SHEET DETAIL ↩ Table of Contents Unaudited, dollars in thousands As of As of 3/31/26 12/31/25 Deferred charges and prepaid expenses, net Deferred charges, net $ 146,189 $ 144,555 Prepaid expenses, net 24,349 24,771 Total deferred charges and prepaid expenses, net $ 170,538 $ 169
Slide 19: NOI & Supplemental Statement of Operations Detail
NOI & SUPPLEMENTAL STATEMENT OF OPERATIONS DETAIL ↩ Table of Contents Unaudited, dollars in thousands Three Months Ended 3/31/26 3/31/25 Net Operating Income Detail Base rent $ 246,618 $ 237,392 Expense reimbursements 82,765 78,711 Revenues deemed uncollectible (1,845) (2,628) Ancillary and other re
Slide 20: Same Property NOI Analysis
SAME PROPERTY NOI ANALYSIS ↩ Table of Contents Unaudited, dollars in thousands Three Months Ended 3/31/26 3/31/25 Change Same Property NOI Analysis Number of properties 338 338 — Percent billed 91.3 % 90.0 % 1.3 % Percent leased 95.0 % 94.3 % 0.7 % Revenues Base rent $ 237,855 $ 228,427 Expense reim
Slide 21: Capital Expenditures
CAPITAL EXPENDITURES ↩ Table of Contents Unaudited, dollars in thousands Three Months Ended 3/31/26 3/31/25 Leasing related: Tenant improvements and tenant inducements $ 23,716 $ 20,274 External leasing commissions 3,304 2,889 27,020 23,163 Maintenance capital expenditures 5,759 2,554 Total leasing
Slide 22: Capitalization, Liquidity & Debt Ratios
CAPITALIZATION, LIQUIDITY & DEBT RATIOS ↩ Table of Contents Unaudited, dollars and shares in thousands except per share amounts As of As of 3/31/26 12/31/25 Equity Capitalization: Common shares outstanding (1) 306,837 306,105 Common share price $ 28.80 $ 26.22 Total equity capitalization $ 8,836,906
Slide 23: Debt Obligations
DEBT OBLIGATIONS ↩ Table of Contents Unaudited, dollars in thousands Maturity Schedule - Debt Obligations Weighted Average Year Maturities Stated Interest Rate (1) 2026 $ 607,542 4.17% 2027 400,000 3.90% 2028 357,708 2.35% 2029 753,203 4.14% 2030 1,300,000 4.31% 2031 500,000 2.50% 2032 400,000 5.20%
Slide 24: Covenant Disclosure
COVENANT DISCLOSURE ↩ Table of Contents Unaudited, dollars in thousands Unsecured OP Notes Covenant Disclosure Covenants 3/31/26 I. Aggregate debt test < 65% 44.4% Total Debt 5,496,071 Total Assets 12,391,461 II. Secured debt test (1) < 40% N/A Total Secured Debt (1) — Total Assets 12,391,461 III. U
Slide 25: Investment Summary
> INVESTMENT SUMMARY Supplemental Disclosure Three Months Ended March 31, 2026
Slide 26: Acquisitions
ACQUISITIONS ↩ Table of Contents Dollars in thousands, except ABR PSF There were no acquisitions completed during the three months ended March 31, 2026. Supplemental Disclosure - Three Months Ended March 31, 2026 Page 17
Slide 27: Dispositions
DISPOSITIONS ↩ Table of Contents Dollars in thousands, except ABR PSF GLA / Percent ABR Property Name CBSA Sale Date Sale Price Acres (1) Leased (1) PSF (1)(2) Major Tenants (1)(3) Three Months Ended March 31, 2026 Park Hills Plaza Altoona, PA 1/26/26 $ 5,175 9,894 100.0 % $ 39.52 - Spencer Square H
Slide 28: Anchor Space Repositioning Summary
f ANCHOR SPACE REPOSITIONING SUMMARY ↩ Table of Contents Dollars in thousands Property Name CBSA Description IN PROCESS ANCHOR SPACE REPOSITIONINGS New Projects Added To In Process Pipeline During The Three Months Ended March 31, 2026 1 The Plaza at Buckland Hills Hartford-West Hartford-East Hartfor
Slide 29: Outparcel Development Summary
OUTPARCEL DEVELOPMENT SUMMARY ↩ Table of Contents Dollars in thousands Net Stabilization Estimated Gross Costs Expected Property Name CBSA Project Description Quarter Costs (1) to Date NOI Yield (1) IN PROCESS OUTPARCEL DEVELOPMENTS New Projects Added To In Process Pipeline During The Three Months E
Slide 30: Redevelopment Summary
REDEVELOPMENT SUMMARY ↩ Table of Contents Dollars in thousands Net Gross Expected Property Stabilization Estimated Costs NOI Property Name CBSA Project Description Acreage Quarter Costs (1) to Date Yield (1) New Projects Added To In Process Pipeline During The Three Months Ended March 31, 2026 1 Roo
Slide 31: Redevelopment Summary
REDEVELOPMENT SUMMARY ↩ Table of Contents Dollars in thousands Net Property Stabilization Project NOI Property Name CBSA Project Description Acreage Quarter Costs (1,5) Yield (1,5) STABILIZED REDEVELOPMENTS Projects Stabilized During The Three Months Ended March 31, 2026 1 Westridge Court / Block 59
Slide 32: Future Redevelopment Opportunities
FUTURE REDEVELOPMENT OPPORTUNITIES ↩ Table of Contents Property Name CBSA Project Description MAJOR REDEVELOPMENTS 1 Village at Mira Mesa San Diego-Chula Vista-Carlsbad, CA Redevelopment of existing anchor space for potential residential rental component 2 Metro 580 San Francisco-Oakland-Fremont, CA
Slide 33: Future Redevelopment Opportunities
FUTURE REDEVELOPMENT OPPORTUNITIES ↩ Table of Contents Property Name CBSA Project Description 28 South Towne Centre Dayton-Kettering-Beavercreek, OH Redevelopment of existing anchor space for multiple retailers 29 69th Street Plaza Philadelphia-Camden-Wilmington, PA-NJ-DE-MD Redevelopment of existin
Slide 34: Portfolio Summary
> PORTFOLIO SUMMARY Supplemental Disclosure Three Months Ended March 31, 2026
Slide 35: Portfolio Overview
PORTFOLIO OVERVIEW ↩ Table of Contents Dollars in thousands, except per square foot amounts As of: 3/31/26 12/31/25 9/30/25 6/30/25 3/31/25 Number of properties 344 348 354 360 361 GLA 62,055,877 62,684,741 63,368,510 63,621,719 63,687,360 Percent billed 91.4% 91.6% 90.2% 89.7% 90.0% Percent leased
Slide 36: Portfolio Composition
PORTFOLIO COMPOSITION ↩ Table of Dollars in thousands Contents NATIONAL / REGIONAL AND LOCAL TENANTS Percent of Portfolio Leased GLA Percent of Portfolio ABR Merchandise Mix ABR Percent of ABR Restaurants $ 191,219 18 % Local Local 16% Grocery 142,067 14 % 20% Personal services 84,647 8 % Off-price
Slide 37: Top Forty Retailers Ranked by ABR
TOP FORTY RETAILERS RANKED BY ABR ↩ Table of Contents Dollars in thousands, except per square foot amounts Retailer Owned Leases (1) Leased GLA (1) Percent of GLA (1) ABR (1) Percent of ABR (1) ABR PSF (1) 1 The TJX Companies, Inc. (2) 91 2,578,527 4.2 % $ 34,334 3.3 % $ 13.32 2 The Kroger Co. (3) 4
Slide 38: New & Renewal Lease Summary
NEW & RENEWAL LEASE SUMMARY ↩ Table of Contents Dollars in thousands, except per square foot amounts Tenant Third-Party Comparable Only Improvements Leasing Weighted and Allowances Commissions Average Lease Leases GLA New ABR New ABR PSF PSF (1) PSF Term (years) Leases GLA New ABR PSF Old ABR PSF Re
Slide 39: New Lease Net Effective Rent & Leases Signed But Not Yet Commenced
NEW LEASE NET EFFECTIVE RENT & LEASES SIGNED BUT NOT YET COMMENCED ↩ Table of Contents Dollars in thousands, except per square foot amounts NEW LEASE NET EFFECTIVE RENT Twelve Months Ended Three Months Ended 3/31/26 3/31/26 12/31/25 9/30/25 6/30/25 3/31/25 NEW LEASES Weighted average over lease term
Slide 40: Lease Expiration Schedule
LEASE EXPIRATION SCHEDULE ↩ Table of Contents ASSUMES NO EXERCISE OF RENEWAL OPTIONS TOTAL PORTFOLIO SPACES ≥ 10,000 SF SPACES < 10,000 SF Number % of % of ABR PSF Number % of % of ABR PSF Number % of % of ABR PSF of Leased Leased In-Place In-place at of Leased Leased In-Place In-place at of Leased
Slide 41: Major CBSA Detail
MAJOR CBSA DETAIL ↩ Table of Contents Dollars in thousands, except per square foot amounts PROPERTIES BY LARGEST US CBSAs Percent of Number of Percent Percent Number of Percent Percent Largest US CBSAs by 2024 Population Properties GLA Billed Leased ABR ABR PSF Properties of GLA of ABR Top 50 Larges
Slide 42: Major CBSA Detail
MAJOR CBSA DETAIL ↩ Table of Contents Dollars in thousands, except per square foot amounts BRIXMOR LARGEST CBSAs BY ABR Percent of CBSA Number of Percent Percent Number of Percent Percent Largest CBSAs by ABR Rank Properties GLA Billed Leased ABR ABR PSF Properties of GLA of ABR 28 San Francisco-Oak
Slide 43: Major CBSA Detail
MAJOR CBSA DETAIL ↩ Table of Contents Dollars in thousands, except per square foot amounts BRIXMOR LARGEST CBSAs BY ABR Percent of CBSA Number of Percent Percent Number of Percent Percent Largest CBSAs by ABR Rank Properties GLA Billed Leased ABR ABR PSF Properties of GLA of ABR 66 Roanoke, VA 167 2
Slide 44: Properties by State
PROPERTIES BY STATE ↩ Table of Contents Dollars in thousands, except per square foot amounts Percent of Number of Percent Percent Number of Percent Percent State Properties GLA Billed Leased ABR ABR PSF Properties of GLA of ABR 1 Florida 48 8,471,338 91.9 % 95.3 % $ 147,596 $ 18.83 14.0 % 13.7 % 14.
Slide 45: Property List
PROPERTY LIST ↩ Table of Contents Dollars in thousands, except per square foot amounts Year Percent Non-Owned Property Name City State Core-Based Statistical Area Built GLA Leased ABR ABR PSF Grocer (1) (4) Other Major Tenants (4) Major Tenants 1 Northmall Centre Tucson AZ Tucson, AZ 1996 165,350 10
Slide 46: Property List
PROPERTY LIST ↩ Table of Contents Dollars in thousands, except per square foot amounts Year Percent Non-Owned Property Name City State Core-Based Statistical Area Built GLA Leased ABR ABR PSF Grocer (1) (4) Other Major Tenants (4) Major Tenants 35 Villa Monaco Denver CO Denver-Aurora-Centennial, CO
Slide 47: Property List
PROPERTY LIST ↩ Table of Contents Dollars in thousands, except per square foot amounts Year Percent Non-Owned Property Name City State Core-Based Statistical Area Built GLA Leased ABR ABR PSF Grocer (1) (4) Other Major Tenants (4) Major Tenants 69 Conway Crossing Orlando FL Orlando-Kissimmee-Sanford
Slide 48: Property List
PROPERTY LIST ↩ Table of Contents Dollars in thousands, except per square foot amounts Year Percent Non-Owned Property Name City State Core-Based Statistical Area Built GLA Leased ABR ABR PSF Grocer (1) (4) Other Major Tenants (4) Major Tenants 105 Banks Station Fayetteville GA Atlanta-Sandy Springs
Slide 49: Property List
PROPERTY LIST ↩ Table of Contents Dollars in thousands, except per square foot amounts Year Percent Non-Owned Property Name City State Core-Based Statistical Area Built GLA Leased ABR ABR PSF Grocer (1) (4) Other Major Tenants (4) Major Tenants 139 Florence Plaza - Florence Florence KY Cincinnati, O
Slide 50: Property List
PROPERTY LIST ↩ Table of Contents Dollars in thousands, except per square foot amounts Year Percent Non-Owned Property Name City State Core-Based Statistical Area Built GLA Leased ABR ABR PSF Grocer (1) (4) Other Major Tenants (4) Major Tenants 173 Southport Centre I - VI Apple Valley MN Minneapolis
Slide 51: Property List
PROPERTY LIST ↩ Table of Contents Dollars in thousands, except per square foot amounts Year Percent Non-Owned Property Name City State Core-Based Statistical Area Built GLA Leased ABR ABR PSF Grocer (1) (4) Other Major Tenants (4) Major Tenants 206 Hamilton Plaza Hamilton NJ Trenton-Princeton, NJ 19
Slide 52: Property List
PROPERTY LIST ↩ Table of Contents Dollars in thousands, except per square foot amounts Year Percent Non-Owned Property Name City State Core-Based Statistical Area Built GLA Leased ABR ABR PSF Grocer (1) (4) Other Major Tenants (4) Major Tenants 243 Town Square (2) Vestal NY Binghamton, NY 1991 290,5
Slide 53: Property List
PROPERTY LIST ↩ Table of Contents Dollars in thousands, except per square foot amounts Year Percent Non-Owned Property Name City State Core-Based Statistical Area Built GLA Leased ABR ABR PSF Grocer (1) (4) Other Major Tenants (4) Major Tenants 278 Belfair Towne Village Bluffton SC Hilton Head Islan
Slide 54: Property List
PROPERTY LIST ↩ Table of Contents Dollars in thousands, except per square foot amounts Year Percent Non-Owned Property Name City State Core-Based Statistical Area Built GLA Leased ABR ABR PSF Grocer (1) (4) Other Major Tenants (4) Major Tenants 314 Hearthstone Corners Houston TX Houston-Pasadena-The