Slide 1: Brixmor Property Group Investor Presentation
Brixmor Property Group INVESTOR PRESENTATION Quarter Ended June 30, 2026
Slide 2: 2Q26 Highlights
Overview 2Q26 Highlights 94.8% $19.33 $23.65 $71M Total leased occupancy In-place annual rent per foot New lease annual rent per foot SNC* annual rent +60bps y/y Record high +7% y/y Record high +7% y/y +6% y/y 92.6% $30.62 $348M 5.8% Small shop leased occupancy In-place small shop annual rent PSF Re
Slide 3: Brixmor: From Transformation To Acceleration
Overview Brixmor: From Transformation To Acceleration High quality, open-air retail Value-add leader Visibility on growth Flexible balance sheet 900M+ visits to Brixmor centers in 2025 1 $1B+ reinvestments underway / identified 4.0%+ long-term same property NOI growth $1.5B of available liquidity On
Slide 4: Merchandised With Non-discretionary And Value-oriented Retail
Overview Merchandised With Non-discretionary And Value-oriented Retail, As Well As Consumer-oriented Service Providers Quick Facts Conveniently Fulfilling Daily Needs Centers embedded along daily routines (home, work, school) drive repeat, consistent visits Number of shopping centers 346 ~80% Gross
Slide 5: The BRX Edge
Overview The BRX Edge • Expansive opportunity set Brixmor Leasing Platform • ~100 top-tier markets and 29 states National, • Diversified tenancy reduces risk diversified portfolio • Comprehensive leasing platform delivers consistent productivity • Efficient portfolio management Proven • Industry-lea
Slide 6: Positioned To Drive Consistent, Durable Growth
Overview Positioned To Drive Consistent, Durable Growth Same Property NOI Growth FFO Per Share Growing Dividends (mid-point) (mid-point) 5% CAGR 5% CAGR 6% CAGR $2.25 $2.36 $2.13 $1.15 $1.23 $2.40 $2.20 $2.04 14.0% 12.0% $1.40 $1.20 $1.04 $1.09 14.0% 12.0% 7.0% $2.00 10.0% $1.00 10.0% 5.4% $1.80 4.9
Slide 7: The Environment
The Environment BRIXMOR Property Group
Slide 8: Retail Real Estate Fundamentals Remain Favorable
The Environment BRX Well-positioned across economic scenarios, mixing necessity Edge: and value retailers, with elevated services and restaurants Retail Real Estate Fundamentals Remain Favorable Structural Undersupply + Elevated Demand Resilient Consumer • Retail supply remains at historic lows with
Slide 9: Retail Is Evolving: Physical Centers Are Becoming More Critical
The Environment Retail Is Evolving: Physical Centers Are Becoming More Critical Use of AI is shifting the role of the physical store and transforming how retail centers interact with consumers • AI is reshaping the shopping experience on both sides of the counter Brixmor centers are aligned for chan
Slide 10: Transformation To Acceleration
Transformation To Acceleration
Slide 11: Decade Long Transformation Has Positioned The Portfolio To Accelerate Growth
Transformation Decade Long Transformation Has Positioned The Portfolio To Accelerate Growth Rationalized the portfolio to drive efficiencies at scale At At Brixmor Portfolio 12/31/2015 6/30/2026 Change $3.2B ~40% 76 $1.9B 34 31 Properties 518 346 (172) of dispositions of 2015 single asset of acquisi
Slide 12: Delivering Long-term Sustainable Growth In Cash Flow
Transformation To Acceleration Delivering Long- 1 Unlocking annual rent term Sustainable 2 Reinvesting to deliver value Growth In Cash Flow 3 Recycling capital to drive growth 4 Leveraging the platform 5 Unleashing technology 12
Slide 13: Unlocking Annual Rent
Acceleration BRX Edge: Capturing value through internal growth Unlocking Annual Rent Embedded rent growth Contractual tailwinds Occupancy runway • Substantial mark-to-market opportunity • Leveraging supply / demand imbalance to drive • Target occupancy exceeds prior historic peak levels increased or
Slide 14: Unlocking Annual Rent
Acceleration BRX Edge: Highly visible forward growth Unlocking Annual Rent Stacking of rent Reinvestment flywheel • Signed but not yet commenced leases reflect built-in revenue generation • Reinvestment projects bring thriving anchors that improve traffic and sales to the center • Represents annual
Slide 15: Reinvesting To Deliver Value
Acceleration BRX ~$1B of accretive projects underway or identified, Edge: supporting multi-year value creation Reinvesting To Deliver Value Brixmor’s high-velocity, high-return reinvestment engine: Scaling Reinvestment – Reinvestment enhances asset quality, elevates merchandising, and improves In Pr
Slide 16: Preston Park Village – Dallas, TX
Acceleration Reinvesting To Deliver Value: Preston Park Village – Dallas, TX • Executed a comprehensive center transformation featuring modernized facades, expanded community spaces, improved circulation, new signage, and landscaping • Repositioned a former grocer box with HomeGoods and Petco • Deve
Slide 17: Retailer Partnerships
Acceleration Reinvesting To Deliver Value: Retailer Partnerships • Publix is Brixmor’s fifth largest retailer (by ABR) with 33 locations Publix Reinvestments ($M) Projects Net Estimated Costs 1 Incremental NOI Yield 2 – Highly productive stores with average sales of over $900 per square foot In Proc
Slide 18: Outparcel Development
Acceleration Reinvesting To Deliver Value: Outparcel Development • Outparcel developments are a compelling lever for growth Outparcel Development ($M) Projects Net Costs 1 Incremental NOI Yield 2 – Densifying existing centers by converting large, underutilized parking fields with high-value retail a
Slide 19: Recycling Capital To Drive Growth: Scaling Acquisitions
Acceleration BRX Broad acquisition opportunity set provides upside, Edge: not reliance, to drive growth Recycling Capital To Drive Growth: Scaling Acquisitions Brixmor’s national footprint, scalable platform, and operating expertise allow us to pursue a broad spectrum of acquisitions across geograph
Slide 20: Recycling Capital To Drive Growth
Acceleration Recycling Capital To Drive Growth Accomplished dealmakers with 20+ years of experience Accelerating Opportunistic Preserving balance growth approach sheet flexibility Go-forward intention to be net acquirer Portfolio rationalization complete with disciplined ongoing asset sales Broad op
Slide 21: Leveraging The Platform
Acceleration BRX Translating operational discipline Edge: into recurring, incremental growth Leveraging The Platform Capex spend Fixed CAM Ancillary and other Operating efficiently at scale • Maintaining the elevated quality of our • Proactively converting leases as • Generating $30M+ of incremental
Slide 22: Unleashing Technology
Acceleration BRX Deploying technology to enhance Edge: efficiency and unlock savings Unleashing Technology Brixmor has been an early adopter of emerging technologies that drive growth, speed, and efficiency across the platform Leasing Legal Operations Other • Using AI for canvassing and marketing •
Slide 23: Capital Strategy To Support Acceleration
Capital Strategy To Support Acceleration
Slide 24: Maintaining A Flexible Balance Sheet
Acceleration Maintaining A Flexible Balance Sheet: Positioned For Growth At Scale $1.5B 4.4% 100% 99.9% Ample liquidity Weighted average stated Fixed rate debt Unencumbered annual rent interest rate 4.9 years 5.3x 4.0x BBB / Baa2 / BBB Weighted average maturity Net principal debt to adjusted Fixed c
Slide 25: Driving Growth In Free Cash Flow
Acceleration Driving Growth In Free Cash Flow Capital Allocation Guidelines Cash Flow – Preserve investment grade ratings Contractual Mark-to-market Occupancy Disposition rent bumps opportunity gains proceeds – Retain liquidity and conservative leverage – Manage interest rate risk Capital Uses –
Slide 26: From Transformation To Acceleration
From Transformation To Acceleration Unlocking Reinvesting to Recycling capital Leveraging Unleashing annual rent deliver value to drive growth the platform technology BRX Edge: Delivering increasing cash flow and durable growth 26
Slide 27: Appendix
Appendix BRIXMOR Property Group
Slide 28: Quarterly Highlights
Appendix Quarterly Highlights 2Q 2026 1Q 2026 2025 As of 6/30/2026 As of 3/31/2026 As of 12/31/2025 Total percent leased 94.8% Total percent leased 95.1% Total percent leased 95.1% Leased to billed spread 440bps Leased to billed spread 370bps Leased to billed spread 350bps SNC annual rent $71M SNC a
Slide 29: Footnotes & Sources
Appendix Footnotes & Sources Page 3 Brixmor: From Transformation To Acceleration Page 15 Reinvesting To Deliver Value 1. Source: Placer.AI. 1. Reflects gross project costs less any project specific credits (lease termination fees or other ancillary credits). 2. NOI yield is calculated as the project