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Brixmor Property Group INVESTOR PRESENTATION Quarter Ended September 30, 2026
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3Q26 Highlights: Record-Setting Quarter Overview 95.6% Total leased occupancy Record high +150bps y/y $19.47 In-place annual rent per foot Record high +5% y/y 88% Retention rate by GLA (TTM) +300bps y/y 42.6% New lease spread 13th consecutive quarter above 30% 92.8% Small shop leased occupancy Record high +140bps y/y $69M SNC* annual rent +14% y/y 6.6% Same property NOI growth 480bps impact from base rent $332M Reinvestments in process 10% avg. incremental NOI yield *SNC is defined as Signed But Not Yet Commenced. 2
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Slate Transaction Overview 3 Slate Transaction The transaction represents an immediately accretive opportunity for Brixmor to acquire a portfolio that is directly aligned with the Company’s long-term growth strategy, while also partnering with Everview to pursue a broader opportunity set and establishing a potential pipeline for future acquisitions Brixmor believes there is meaningful embedded value that can be unlocked through the same disciplined operating approach that has driven its performance Brixmor to Acquire 23 Grocery-Anchored Shopping Centers (the “Brixmor Portfolio”) in Existing Markets for $636 Million • ~3 million square feet • 100% grocery-anchored • 100% located in strong conviction markets within Brixmor’s existing operating footprint – Assets predominantly located in high growth markets of Florida, Georgia, and the Carolinas • No planned dispositions Capital Efficient Strategic Joint Venture with Everview Partners to Acquire an Additional 92 Centers for $1.71 Billion • 20% Brixmor / 80% Everview common equity ownership structure • ~12 million square feet • Brixmor will serve as asset manager, property manager, and leasing representative • JV assets will serve as potential acquisition pipeline for Brixmor • Brixmor will also make a ~$174 million preferred equity investment in the JV, which will generate a 9% dividend • Interim financing commitments of $1 billion in place • $1.5 billion of liquidity at 3Q26 • Expected closing in 1Q27, subject to Slate unitholder approval and other customary closing conditions Expected funding sources: • ~$300 million of available cash, including $115 million of unsettled forward ATM proceeds • ~$500 million of debt funding including – ~$95 million of assumed mortgages in Brixmor Portfolio – Unsecured bond or bank term loan markets • Balance via normal capital recycling activity • Ultimate funding mix dependent on relative pricing and market conditions • No reliance on equity issuance at current trading levels Structure & Timing For more detail, please see the Brixmor Transaction Announcement Presentation
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Unique Opportunity to Accretively Acquire Strategically Consistent Assets at Scale in Capital Efficient Structure Slate Transaction 4 Adds Highly Complementary Assets to Brixmor’s Existing Portfolio • Aligns with Brixmor's value-add, open-air retail strategy • Anchored by leading grocery operators including Publix, Harris Teeter, and Kroger Brixmor Portfolio JV Portfolio 100% grocery-anchored 94% grocery-anchored 100% market overlap with Brixmor ~70% market overlap with Brixmor Enhances Brixmor’s Visible Multi-Year Growth Profile • Meaningful occupancy and rent mark-to-market opportunities • ~$100 million of identified redevelopment and outparcel development opportunities within the Brixmor Portfolio • Projected to generate long-term NOI growth consistent with Brixmor’s stated long- term growth expectation of 4% Leverages Brixmor’s Best-in-Class Operating Platform at Scale • Leverages Brixmor's national infrastructure, operating expertise, and retailer relationships to unlock value through leasing and operational initiatives • JV expected to generate attractive recurring fee income • JV assets will serve as potential acquisition pipeline for Brixmor Generates Immediate Earnings Accretion • Expected to be immediately accretive to Brixmor’s Nareit FFO per share • Capital efficient structure consistent with Brixmor’s commitment to maintaining a strong investment-grade balance sheet – Expect 2027 leverage consistent with recent levels • Preserves capacity for future investment opportunities
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Brixmor Overview
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Brixmor: From Transformation To Acceleration 6 Overview One of the largest open-air retail landlords in the US, located across ~100 top-tier markets 80% of annual rent is derived from grocery- anchored centers High quality, open-air retail Over 900M visits to Brixmor centers TTM 1 Unlocking incremental growth through disciplined capital recycling Operating expertise driving efficiencies at scale and maximizing returns Value-add leader $1B+ reinvestments underway / identified $69M of yet to be commenced rent and increasing contractual rent bumps offer clear path to growth Visibility on growth 4.0%+ long-term same property NOI growth Net leverage maintained at conservative levels Durable cash flows Sustainable dividend; announced 7% increase for 2027 Flexible balance sheet $1.5B of available liquidity 4% 4% 4% 5% 5% 7% 8% 13% 13% 14% Michigan North Carolina Georgia New Jersey Illinois Pennsylvania New York California Texas Florida Percent of Annual Rent by State In Attractive Markets National Portfolio
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3.4% 2.2% 2.0% 1.8% 1.5% 1.5% 1.2% 1.2% 1.0% 1.0% TJX Kroger Burlington Ross Publix Dolar Tree Five Below Amazon Ulta PetSmart Top Retailers by % of Annual Rent Merchandised With Non-discretionary And Value-oriented Retail, As Well As Consumer-oriented Service Providers 7 Overview Quick Facts Number of shopping centers 345 Gross leasable Area (“GLA”) 62M SF Average shopping center size 180K SF Average grocer sales per foot 1 ~$770 Percent billed 91.4% Percent leased 95.6% Leased to billed spread 420bps Percent leased – Anchors 2 97.0% Percent leased – Small shop 2 92.8% Conveniently Fulfilling Daily Needs Centers embedded along daily routines (home, work, school) drive repeat, consistent visits ~80% of ABR is grocery-anchored 91% of non-grocery-anchored ABR contains a daily needs tenant 3 # Stores 97 43 46 58 33 105 67 19 39 28 % of GLA 4.4% 4.7% 2.8% 2.3% 2.5% 2.0% 1.0% 1.1% 0.7% 1.0% % of ABR 3.4% 2.2% 2.0% 1.8% 1.5% 1.5% 1.2% 1.2% 1.0% 1.0% Annual Revenue4 $56B $148B $12B $23B $63B $30B $5B $717B $12B N/A Credit ratings (S&P / Moody’s) A / A2 BBB / Baa1 BB+ / Ba1 A- / A2 NR BBB / Baa2 NR AA / A1 NR B+ / B2
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The BRX Edge 8 Overview National, diversified portfolio • Expansive opportunity set • ~100 top-tier markets and 29 states • Diversified tenancy reduces risk • Deep retailer partnerships ensures surety of execution • Local team expertise • Access to multiple capital sources through longstanding relationships Relationship driven • Experienced, cycle-tested management • Industry leading corporate governance • Focused on growing durable shareholder valueStakeholder focused • Comprehensive leasing platform delivers consistent productivity • Efficient portfolio management • Industry-leading reinvestment capabilities • Experienced transactions team Proven operators Brixmor Leasing Platform • National accounts act as a retailer liaison offering a single point of contact and account penetration • Regional teams in proximity to our assets provide local expertise
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Positioned To Drive Consistent, Durable Growth 9 Overview Driven by embedded sources of value creation *Assumes no occupancy growth. Note: every 100bps of growth in percent billed contributes ~180bps to same property NOI growth. Long-Term Same Property NOI Growth Target* +400bps Long-term Growth Contractual Rent Growth Reflects in-place contractual rent growth ~150bps Mark-to-Market Reflects new, renewal, and option lease spreads ~125 – 150bps Value Accretive Reinvestment Reflects average deliveries of $125 – 200M at a 9% incremental NOI yield ~125 – 150bps Growing Dividends 8.3% 4.8% 5.5% 7.0% 7.3% $1.04 $1.09 $1.15 $1.23 $1.32 0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0% 14.0% $0.00 $0.20 $0.40 $0.60 $0.80 $1.00 $1.20 $1.40 2023 2024 2025 2026 2027E Y/Y Growth Annual Dividend 6% CAGR Same Property NOI Growth (mid-point) 4.0% 5.0% 4.2% 5.6% 2023 2024 2025 2026E 5% CAGR FFO Per Share (mid-point) 4.6% 4.4% 5.6% 5.3% $2.04 $2.13 $2.25 $2.37 0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0% 14.0% $1.00 $1.20 $1.40 $1.60 $1.80 $2.00 $2.20 $2.40 2023 2024 2025 2026E Y/Y Growth FFO Per Share 5% CAGR
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The Environment
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Retail Real Estate Fundamentals Remain Favorable 11 The Environment Structural Undersupply + Elevated Demand Resilient Consumer • Retail supply remains at historic lows with new deliveries expected to be ~0.3% of existing stock through 2030, well below the 1.2% long-term average 1 – Modest acceleration expected of ~1% annual growth through 2029 in high growth markets 2 • Competition driving speed of execution with quality space quickly backfilled – Scarcity is elevating rate and spreads – Retailers showing greater flexibility on store build-outs to accelerate openings • Retailers continue to expand physical footprints focused on store profitability and traffic – Stores create a halo effect that lift online sales and increasingly serve as last-mile distribution • Tenant sales continue to outpace rent growth, reinforcing the durability of demand • The US consumer remains resilient, despite the pressure from inflation – September retail sales grew 0.8% sequentially and 6.3% y/y 3 o Excluding auto and gas, retail sales grew only 0.2% sequentially and 5.0% y/y 3 • Spending continues to grow across all income levels focused on value and daily needs services 4 • Retail traffic continues to rise y/y with open-air centers outperforming other retail formats 5 2.9% 0.3% 2000 2005 2010 2015 2020 2025 Strip Center Supply Growth % Change y/y 1 BRX Edge: Well-positioned across economic scenarios, mixing necessity and value retailers, with elevated services and restaurants Higher income Middle income Higher income Where Income-Based Spending Converges Value & Necessity – Brixmor’s core merchandising mix ▪ Grocery ▪ Value and off-price ▪ Everyday services Income-based Spending
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Retail Is Evolving: Physical Centers Are Becoming More Critical 12 • AI is reshaping the shopping experience on both sides of the counter – Product discovery and comparison increasingly occur before a store visit – Retailers gaining insight into customer preferences leading to improved inventory management and store productivity • Consumers are re-evaluating physical store shopping by time and effort with trips serving one of two purposes: – Convenience trips: high frequency, mission-based visits driven by: o Targeted retailers: grocery, services, value, fitness o Targeted centers: located along daily routes, accessible, thoughtfully merchandised for daily-needs cross-shopping – Discovery trips: engaging, personalized, extended visits o Targeted retailers: restaurant, experiential o Targeted centers: conveniently located, promote engagement, offer community spaces and/or events The Environment Use of AI is shifting the role of the physical store and transforming how retail centers interact with consumers Brixmor centers are aligned for changing retail ecosystems Located along daily routes Merchandised predominantly with convenience-oriented retailers complemented with discovery-oriented tenants Convenience-oriented retailers • Grocery • Services • Value • Fitness Discovery-oriented tenants • Restaurant • Experiential
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Transformation To Acceleration
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Decade Long Transformation Has Positioned The Portfolio To Accelerate Growth 14 Transformation Brixmor Portfolio At 12/31/2015 At 9/30/2026 Change Properties 518 345 (173) GLA (SF) 87M 62M (25M) Percent leased 92.6% 95.6% +300bps Annual base rent $946M $1,084M +$138M Annual rent per foot $12.76 $19.47 +53% Grocery-anchored annual rent 72% 80% +800bps $3.3B of dispositions since 2015 ~40% of 2015 portfolio sold 76 single asset markets exited Rationalized the portfolio to drive efficiencies at scale $1.6B of reinvestments stabilized since 2015 1 10% average incremental NOI yield 2 44% of portfolio has been or is actively under reinvestment Established best-in-class reinvestment engine delivering compelling risk-adjusted returns $1.9B of acquisitions since 2015 35 shopping centers acquired 31 adjacencies acquired Strengthened merchandise mix with traffic generating tenants and new to portfolio brands
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Delivering Long- term Sustainable Growth In Cash Flow Transformation To Acceleration 15 Unlocking annual rent 1 Reinvesting to deliver value 2 Recycling capital to drive growth 3 Unleashing technology 5 Leveraging the platform 4
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$10.97 $15.95 In-place Anchor ABR PSF Expiring With No Remaining Options 2026-2028 TTM New Anchor ABR PSF Anchor Revenue Growth Embedded rent growth • Substantial mark-to-market opportunity – Attractive rent basis due to historic portfolio under-investment during prior ownership • Continued outsized leasing spreads demonstrate the magnitude of opportunity – 3Q26 new lease spreads of 43%, marking the 13 th consecutive quarter above 30% o Anchor new lease spreads >70% 1.0% 1.7% 2.6% 2017 In-place Contractual Rent Growth 2026 In-place Contractual Rent Growth TTM New & Renewal Contractual Rent Growth Organic Rent Growth Contractual tailwinds • Leveraging supply / demand imbalance to drive increased organic rent generation • Contractual rent bumps of 1.7% provide a baseline of foreseeable growth – Accelerating trend with rent bumps of 2.6% achieved on TTM new and renewal leases Unlocking Annual Rent 16 Acceleration Occupancy runway • Target occupancy exceeds prior historic peak levels • Substantial small shop occupancy opportunity • Elevated tenancy and “local anchors” drive traffic and structurally higher rents – ~70% of small shop rent is derived from multi-unit operators 86.7% 89.2% 90.3% 91.1% 92.2% 92.8% 2021 2022 2023 2024 2025 3Q26 Small Shop Opportunity 45% 3.1M SF 1.7M SF BRX Edge: Capturing value through internal growth Record high
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Unlocking Annual Rent 17 Acceleration $13 $61 $13 $48 $8$61 $69 2026 2027 2028 89% of SNC annual rent to commence by YE2027 Redevelopment Driven Occupancy Opportunity Small shop percent leased potential 92.8% Total small shop occupancy Redevelopment Status 88.7% 90.2% 95.7% Future Projects In Process Projects Stabilized Projects Stacking of rent • Signed but not yet commenced leases reflect built-in revenue generation • Represents annual rent commencements that are contractually secured • Provides tailwind for growth with rent building as leases commence and reach their full annual run-rate Reinvestment flywheel • Reinvestment projects bring thriving anchors that improve traffic and sales to the center • Strong anchors attract follow-on small shop demand, driving rate and occupancy – Strategic timing of leasing post stabilization captures follow-on occupancy and ABR gains across the balance of the center Timing of Signed But Not Yet Commenced Pipeline 1 Commencing in Period Previously Commenced BRX Edge: Highly visible forward growth
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~$150 - $200 Reinvesting To Deliver Value 18 Acceleration In Process Reinvestments ($M) Number of Projects Net Estimated Costs1 Incremental NOI Yield2 Redevelopment 15 $230 11% Outparcel Development 16 25 15% Anchor Space Repositioning 15 77 7% – 14% Total In Process 46 $332 10% Total Stabilized YTD 11 $138 9% Brixmor creates value with limited risk: – Self-funded with free cash flow – Pre-leased – Granular projects with shorter durations – Phased timelines Scaling Reinvestment Reinvestment Deliveries Avg. Costs ($M)Total Costs ($M) $67 $90 $92 $162 $113 $168 $179 $157 $205 $183 $2 $3 $3 $3 $5 $4 $6 $5 $7 $7 ($5) ($3) ($1) $1 $3 $5 $7 $9 $0 $50 $100 $150 $200 $250 $300 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 Annual Delivery Goal BRX Edge: ~$1B of accretive projects underway or identified, supporting multi-year value creation Brixmor’s high-velocity, high-return reinvestment engine: – Reinvestment enhances asset quality, elevates merchandising, and improves competitive positioning – Differentiates on magnitude and momentum o $1.6B invested at an average incremental NOI yield of 10% since 2015 – Delivers highly accretive incremental returns o Gross returns substantially higher when including follow-on flywheel leasing – Drives follow-on leasing at higher rents – Fuels long-term, unmatched growth – Compresses cap rates
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Reinvesting To Deliver Value: Tinley Park Plaza – Chicago, IL 19 Acceleration • Redeveloped existing spaces for Ross Dress for Less, Five Below, and additional retailers • Developed a new Fifth Third Bank outparcel • Shopping center upgrades including façade and roof renovations $12M Net Project Costs 1 13% NOI Yield 2 Flywheel Effect 3 Total Occupancy 1,320bps Small shop ABR PSF 13%
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Reinvesting To Deliver Value: Retailer Partnerships 20 • Publix is Brixmor’s fifth largest retailer (by ABR) with 33 locations – Highly productive stores with average sales of over $900 per square foot • Partnering with Publix on their store refresh strategy – $60M total investment committed at an average incremental return of 10% – ~$100M of additional potential projects identified Acceleration Publix Reinvestments ($M) Projects Net Estimated Costs 1 Incremental NOI Yield 2 In Process 3 $33 10% Stabilized (includes one sold center) 3 27 10% Total 6 $60 10% In Process East Port Plaza Port St. Lucie, FL Redevelopment and reconfiguration of center including the demolition of an existing Publix to accommodate a new 50K SF prototype Shopping center upgrades including façade, landscaping, signage, and parking improvements $8M Net Project Costs 1 10% NOI Yield 2
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Reinvesting To Deliver Value: Outparcel Development 21 Acceleration • Outparcel developments are a compelling lever for growth – Densifying existing centers by converting large, underutilized parking fields with high-value retail and restaurant uses to drive incremental traffic – Projects typically deliver outsized returns with limited capital at risk • Demand for outparcel and drive-thru locations continues to accelerate with increasing support from communities and municipalities • Commenced 13 projects YTD, including three added in 3Q26, with average expected NOI yields of 18% – Deep pipeline exists across the portfolio to densify existing centers Outparcel Development ($M) Projects Net Costs 1 Incremental NOI Yield 2 In Process 16 $25 15% Stabilized 2015 - 3Q26 94 124 13% Total 110 $149 13% Notable Outparcel Developments
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Recycling Capital To Drive Growth: Scaling Acquisitions 22 Acceleration • Accelerating external growth through disciplined acquisitions where Brixmor can deliver value by: – Driving rents through lease-up and mark-to-market opportunities – Clustering assets in attractive submarkets o Creating control and optionality for merchandising and long-term reinvestment o Providing operational efficiencies – Replenishing the reinvestment pipeline with value-add assets Brixmor’s national footprint, scalable platform, and operating expertise allow us to pursue a broad spectrum of acquisitions across geographies and format BRX Edge: Broad acquisition opportunity set provides upside, not reliance, to drive growth Village West Shopping Center Inland Empire, CA $50M acquisition in 3Q26: Strategic fit: Stater Bros. grocery-anchored center Market fit: Existing, high-barrier to entry market Growth profile: Below-market expiring rents Value creation: Densification and reinvestment potential Acquisitions Accelerating ($M) $710 $214 $333 $676 $924 2016 - 2019 2020 - 2023 2024 - YTD 3Q26 Selective, pipeline ramping Covid / opportunistic Accelerating acquisitions YTD 3Q26
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Recycling Capital To Drive Growth 23 Acceleration Accelerating growth Opportunistic approach Preserving balance sheet flexibility Accomplished dealmakers with 20+ years of experience • Redeploying capital into open-air centers with embedded growth potential and value-add reinvestment opportunities that leverage the platform • Targeting well-located grocery-anchored centers in high-barrier markets Acquisitions $1.9B Over last ten years Clustering assets in attractive markets making Brixmor a “must see” landlord Broad opportunity set of geographies, asset type and size 91% grocery-anchored centers Go-forward intention to be net acquirer • Harvesting capital where value has been maximized or low growth assets • Achieving attractive pricing given heightened demand for retail assets Dispositions $3.3B Over last ten years Rationalizing the portfolio and elevating efficiency Population densities 30% below portfolio average 1 Household incomes 22% below portfolio average 1 Portfolio rationalization complete with disciplined ongoing asset sales
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Leveraging The Platform Acceleration 24 Fixed CAM • Proactively converting leases as appropriate to fixed common area maintenance (“CAM”) structure – Improves recoveries – Generates predictable NOI – Includes annual escalators and removes caps and carve-outs ensuring we are paid for our investments Capex spend • Maintaining the elevated quality of our centers – Evidenced by continued tenant demand to locate in our centers • No remaining deferred maintenance across the portfolio • Rising tenant retention helps curb future capex spending Ancillary and other • Generating $30M+ of incremental annual income from flexible uses (EV charging, incubator leases, parking lot activations) • Offsets downtime ahead of reinvestment • Enables low-risk concept testing • Drives incremental traffic Operating efficiently at scale • Converting portfolio scale into structural cost efficiencies – Portfolio-wide vendor standardization improves pricing power, reliability, and execution – Maintaining consistent quality through scale-enabled sourcing BRX Edge: Translating operational discipline into recurring, incremental growth 16% 40% 2021 3Q26 Fixed CAM % of In-Place ABR $16 $32 2016 2025 Ancillary and Other ($M)Capex vs. NOI Maintenance + Leasing Capex vs. NOI Total Capex vs. NOI ~30 – 32% Low teens 18% 17% 13% 39% 38% 31% 0% 5% 10% 15% 20% 25% 30% 35% 40% 45% 2023 2024 2025 2026E
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Unleashing Technology Acceleration 25 Brixmor has been an early adopter of embedding AI across the platform to accelerate execution, strengthen decision-making, and create scalable operational advantages Platform Advantages Powerful Insights National platform with relevant and timely data provides valuable insight into broader trends across the portfolio Credit Monitoring AI processes can assess credit risk earlier in the process which limits downtime and lost revenue Scalable Efficiencies Successful AI tools and practices have driven speed and surety of execution across broader teams BRX Edge: Deploying technology to enhance efficiency, unlock savings, and drive growthLeasing • Using AI for canvassing and marketing • Virtual tours deliver space details remotely, saving time and travel costs • Real-time dashboards monitor production and identify outliers • Digital deal flow streamlines approvals reducing time to rent commencement Legal • AI-automated lease review has significantly sped up an otherwise time- consuming process – Co-tenancy, exclusions, zoning, maintenance obligations, pylon rights – ~5,000+ clauses across 120+ leases summarized daily – Eight anchor leases signed under 60 days in 3Q26 Operations • Utilizing drone surveys and AI analysis to optimize capex allocation at lowered costs • Employing AI for analytics-based capex needs • AI-validation of inefficiencies across the portfolio in order to reduce leakage Scalable Processes • Transactions – using AI to support underwriting and long-term assumptions • Marketing – assisting with photo- editing, rendering updates, site changes, automated marketing campaign materials
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Capital Strategy To Support Acceleration
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Maintaining A Flexible Balance Sheet: Positioned For Growth At Scale Acceleration 27 $1,247 $183 $114 $800 $500 $500 $31 $1,545 $7 $400 $358 $753 $1,300 $531 $400 $400 $400 $400 $400 Liquidity 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036+ Revolver Availability Available Cash Unsettled ATM Forward Equity Contracts Unsecured Notes Term Loan Facility Secured Mortgages Well-Laddered Debt Maturities ($M; As of 9/30/2026) 5.2x Net principal debt to adjusted EBITDA, current quarter annualized 4.7 years Weighted average maturity 4.1x Fixed charge coverage, current quarter annualized BBB / Baa2 / BBB Fitch / Moody’s / S&P Global Ratings $1.5B Ample liquidity 4.4% Weighted average stated interest rate 100% Fixed rate debt 99.8% Unencumbered annual rent S&P Global Ratings revised outlook to Positive (May 2026) Weighted average stated interest rate 1 7.7% 3.9% 2.4% 4.1% 4.3% 2.7% 5.2% 4.9% 5.5% 5.8% 5.4% 1 Weighted average stated interest rate includes the impact of the Company's interest rate swap agreements. In October 2026, the Company entered into forward-starting swaps related to $400M of the Company’s $500M Term Loan that fix SOFR at a weighted average rate of 4.55% from July 26, 2027 through April 30, 2030, the maturity of the Term Loan, which will replace existing swaps that expire on July 26, 2027. The new swaps will result in a weighted average fixed, combined rate of 5.40% (based on the spread in place at September 30, 2026)
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Driving Growth In Free Cash Flow 28 Leasing • Generates outsized spreads due to low rent basis Maintenance • Deploying cash toward higher-return, accretive investments • Deferred maintenance catch-up completed Dividend policy • Distributing the minimum required taxable income provides structural cash flow advantage Capital Uses Free Cash Flow Incremental External growth • Acquiring assets on a leverage-neutral basis • Driving incremental growth Reinvestment • Highly accretive projects • Delivering durable NOI growth and value creation Disposition proceeds Cash Flow Contractual rent bumps Mark-to-market opportunity Occupancy gains Capital Allocation Guidelines – Preserve investment grade ratings – Retain liquidity and conservative leverage – Manage interest rate risk – Maintain competitive and growing dividend – Recycle capital from fully valued assets BRX Edge: Generating and deploying growing free cash flow to compound value through disciplined capital allocation Acceleration
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29 From Transformation To Acceleration Unlocking annual rent Reinvesting to deliver value Recycling capital to drive growth Leveraging the platform Unleashing technology BRX Edge: Delivering increasing cash flow and durable growth
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Appendix
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Quarterly Highlights 31 2025 As of 12/31/2025 Total percent leased 95.1% Leased to billed spread 350bps SNC annual rent $62M Twelve months ended 12/31/2025 New and renewal leases executed 6.0M SF New and renewal spreads 22% New lease spreads 39% Renewal lease spreads 15% Same property NOI 4.2% Nareit FFO per diluted share $2.25 Reinvestments stabilized $183M Reinvestments stabilized NOI yield 10% Acquisitions completed $417M Dispositions completed $296M 2Q 2026 As of 6/30/2026 Total percent leased 94.8% Leased to billed spread 440bps SNC annual rent $71M Three months ended 6/30/2026 New and renewal leases executed 1.4M SF New and renewal spreads 19% New lease spreads 31% Renewal lease spreads 16% Same property NOI 5.8% Nareit FFO per diluted share $0.58 Reinvestments stabilized $5M Reinvestments stabilized NOI yield 9% Acquisitions completed $164M Dispositions completed $15M 1Q 2026 As of 3/31/2026 Total percent leased 95.1% Leased to billed spread 370bps SNC annual rent $67M Three months ended 3/31/2026 New and renewal leases executed 1.3M SF New and renewal spreads 27% New lease spreads 42% Renewal lease spreads 21% Same property NOI 6.4% Nareit FFO per diluted share $0.58 Reinvestments stabilized $78M Reinvestments stabilized NOI yield 9% Acquisitions completed $0M Dispositions completed $108M 3Q 2026 As of 9/30/2026 Total percent leased 95.6% Leased to billed spread 420bps SNC annual rent $69M Three months ended 9/30/2026 New and renewal leases executed 1.6M SF New and renewal spreads 25% New lease spreads 43% Renewal lease spreads 19% Same property NOI 6.6% Nareit FFO per diluted share $0.60 Reinvestments stabilized $55M Reinvestments stabilized NOI yield 10% Acquisitions completed $50M Dispositions completed $43M Appendix
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Footnotes & Sources 32 Page 6 Brixmor: From Transformation To Acceleration 1. Source: Placer.AI. Page 7 Merchandised With Non-discretionary And Value-oriented Retail, As Well As Consumer-oriented Service Providers 1. Based on most recent tenant reported information. 2. Anchors reflect spaces equal to or greater than 10,000 square feet ("SF") of GLA; Small shops reflect spaces less than 10,000 SF of GLA. 3. Daily needs tenants include Fitness / sports, Grocery, and Service tenants including Financial services, Mail / shipping and other services, Medical, Personal services, and Professional services. 4. Based on company filings. Page 11 Retail Real Estate Fundamentals Remain Favorable 1. Source: Green Street Advisors. 2. Source: ICSC. 3. Source: U.S. Bureau of Economic Analysis; U.S. Census Bureau. 4. Source: Bank of America Institute. 5. Source: Placer.Ai. Page 12 Retail Is Evolving: Physical Centers Are Becoming More Critical 1. Source: Coresight Research, U.S. store closures tracked through midyear 2026 (3,321) vs. midyear 2025 (5,941). 2. Source: PNC Market Research; ICSC. Page 14 Decade Long Transformation Has Positioned The Portfolio To Accelerate Growth 1. Reflects gross project costs less any project specific credits (lease termination fees or other ancillary credits). 2. NOI yield is calculated as the projected incremental NOI as a percentage of the estimated incremental third-party costs of a specified project, net of any project specific credits (lease termination fees or other ancillary credits). Additional Information For additional information on the Company’s performance including the use of certain non-GAAP financial measures and reconciliations of these measures to our GAAP results can be found in the Company’s earnings release and supplemental disclosure on the Investor Relations portion of our website at www.Brixmor.com. Disclaimer & Safe Harbor This presentation may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933 and Sec tion 21E of the Securities Exchange Act of 1934. These statements include, but are not limited to, statements related to our expectations regarding the performance of our business, our financial results, our liquidity and capital resources, and other non- historical statements. You can identify these forward- looking statements by the use of words such as “outlook,” “believes,” “expects,” “potential,” “continues,” “may,” “will,” “should,” “seeks, ” “projects,” “predicts,” “intends,” “plans,” “estimates,” “anticipates,” or the negative version of these words or other comparable words. Such forward- looking statements are subject to various risks and uncertainties. Accordingly, there are or will be important factors that could cause actual outcomes or results to differ mate rially from those indicated in these statements. We believe these factors include, but are not limited to, those described under the sections entitled “Forward- Looking Statements” and “Risk Fact ors” in our Form 10-K for the year ended December 31, 2025, and our Form 10 -Q for the quarter ended September 30, 2026, as such factors may be updated from time to time in our periodic filings with the Securities and Exchange Commission (the “SEC”), which are accessible on the SEC’s website at https://www.sec .gov. These factors include, but are not limited to: (1) changes in national, regional, and local economies, due to global events such as international geopolitical conflicts, international trade disputes, a foreign debt crisis, foreign currency volatility, or due to domestic issues, such as government policies and regulations, t ariffs, energy prices, market dynamics, general economic contractions, ongoing levels of inflation and interest rates, unemploym ent, 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 similar to those in o ur Portfolio; (3) competition from other available properties and e -commerce; (4) disruption and/or consolidation in the retail sec tor, the financial stability of our tenants, and the overall financial condition of large retailing companies, including their ability to pay rent and/or expense reimbursements that are due to us; (5) in the case of percentage rents, the sales volumes of our tenants; (6) increases in property operating expenses, including common area expenses, utilities, insurance, and real estate taxes, which are relatively inflexible and generally do not decrease if revenue or occupancy decrease; (7) increases in the costs to repai r, renovate, and re-lease space; (8) earthquakes, wildfires, tornadoes, hurricanes, damage from rising sea levels due to climate change, other natural disasters, epidemics and/or pandemics, civil unrest, terrorist acts, or acts of war, any of which may result in uninsured or underinsured losses; (9) changes in laws and governme ntal regulations, including those governing usage, zoning, the environment, privacy, data security, intellectual property rights , and taxes; (10) cybersecurity incidents or other disruptions to information technology systems used by us, our tenants, or our vendors, which could compromise data or impair business operations; and (1 1) risks relating to the pending Slate Transaction, including the ability of us and the Everview JV to successfully and timely close the transaction, the risk we do not realize the expected benefits of the transaction or are subjected to unexpected liabilities and expenses, and the risk we are unable to successfully integrate the operations of the properties we are acquiring in the transaction or manage the Everview JV. Brixmor disclaims any obligation or undertaking to publicly update or revise any forward- looking statement, whether as a result of new information, future events, or otherwise, except as required by law. Page 17 Unlocking Annual Rent 1. Signed but not commenced population represents approximately 500 basis points of total portfolio GLA ($68.9M in ABR), 80 basis points ($9.6M in ABR) of which represents leases on space that will be vacated by existing tenants in the near term. Page 18 Reinvesting To Deliver Value 1. Reflects gross project costs less any project specific credits (lease termination fees or other ancillary credits). 2. NOI yield is calculated as the projected incremental NOI as a percentage of the estimated incremental third-party costs of a specified project, net of any project specific credits (lease termination fees or other ancillary credits). Page 19 Reinvesting To Deliver Value: Tinley Park Plaza 1. Reflects gross project costs less any project specific credits (lease termination fees or other ancillary credits). 2. NOI yield is calculated as the projected incremental NOI as a percentage of the estimated incremental third-party costs of a specified project, net of any project specific credits (lease termination fees or other ancillary credits). 3. Flywheel effect reflects data as of one year prior to the commencement of the reinvestment project compared to data as of 9/30/2026. Page 20 Reinvesting To Deliver Value: Retailer Partnerships 1. Reflects gross project costs less any project specific credits (lease termination fees or other ancillary credits). 2. NOI yield is calculated as the projected incremental NOI as a percentage of the estimated incremental third-party costs of a specified project, net of any project specific credits (lease termination fees or other ancillary credits). Page 21 Reinvesting To Deliver Value: Outparcel Development 1. Reflects gross project costs less any project specific credits (lease termination fees or other ancillary credits). 2. NOI yield is calculated as the projected incremental NOI as a percentage of the estimated incremental third-party costs of a specified project, net of any project specific credits (lease termination fees or other ancillary credits). Page 23 Recycling Capital To Drive Growth 1. Five-mile demographics weighted by ABR. Appendix