S&P 500 7,387.05 â–ŧ 197.26 (-2.60%) DOW 50,877.30 â–ŧ 684.63 (-1.33%) NASDAQ 25,726.49 â–ŧ 1,104.47 (-4.12%) US Markets Closed â€ĸ 05:43 PM ET

FRT

Federal Realty Investment Trust

Price Chart
Latest Quote

$122.56

+1.75 (+1.45%)
Current Price
Previous Close $120.81
Open $120.66
Day High $123.59
Day Low $120.51
Volume 1,167,309
Fetched: 2026-06-05T21:43:58
Stock Information
Quarterly Dividend / Yield $4.52 / 3.74%
Shares Outstanding 86.39M
Quarterly Dividend Yield 3.74%
Quarterly Dividend $4.52
Total Debt $4.93B
Cash Equivalents $120.92M
Revenue $1.31B
Net Income $496.81M
Sector Real Estate
Industry REIT - Retail
Market Cap $10.65B
P/E Ratio 21.24
EPS (TTM) $5.77
Exchange NYQ
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📊 Comprehensive Analysis
Company Data
Enterprise Value$15.66B
Sales$1.31B
Income$496.81M
Book/sh$36.48
Cash/sh$1.40
Employees314
Financial Ratios
Quick Ratio0.64
Current Ratio0.66
Debt/Eq138.43
EPS Growth TTM149.50%
Returns & Margins
ROA3.32%
ROE14.78%
Gross Margin67.99%
Operating Margin34.12%
Profit Margin38.57%
Ownership
Insider Ownership1.08%
Institutional Ownership101.56%
Insider & Institutional transactions data not available
Valuation Ratios
Forward P/E39.56
PEG3.59
P/S8.11
P/B3.36
Analyst Data
Recommendationbuy
Target Price$125.46
Technical Indicators
SMA20$117.73
SMA50$112.97
SMA200$102.56
RSI83.15
ATR1.9364
Shares Float77.95M
Short Float0.01%
Short Ratio0.01
Volatility0.94
Rel Volume1.28
Performance History
Week+2.45%
Month+4.96%
Quarter+15.18%
6 Months+28.00%
YTD+25.09%
Year+34.73%
3 Years+58.30%
5 Years+32.16%
10 Years+15.71%
Stock Score: ⭐ Premium
Based on debt, profitability, growth, and cash flow metrics
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Recent Price History
Date Close Volume
2026-06-05 $122.56 1,167,309
2026-06-04 $120.81 802,100
2026-06-03 $119.42 694,500
2026-06-02 $119.32 809,300
2026-06-01 $118.76 946,700
2026-05-29 $119.63 1,768,200
2026-05-28 $121.02 1,083,200
2026-05-27 $121.06 807,000
2026-05-26 $120.16 819,700
2026-05-22 $119.75 1,122,500
2026-05-21 $118.61 995,800
2026-05-20 $116.06 633,800
2026-05-19 $114.84 723,200
2026-05-18 $114.93 725,600
2026-05-15 $113.16 1,080,700
2026-05-14 $113.82 699,000
2026-05-13 $114.13 778,000
2026-05-12 $115.55 885,000
2026-05-11 $115.42 665,300
2026-05-08 $115.68 984,300
2026-05-07 $115.67 917,800
2026-05-06 $116.77 798,100
About Federal Realty Investment Trust

Federal Realty Investment Trust is a recognized leader in the ownership, operation and redevelopment of high-quality retail-based properties located primarily in major coastal markets and select underserved regions with strong economic and demographic fundamentals. Founded in 1962, Federal Realty's mission is to deliver long-term, sustainable growth through investing in communities where retail demand exceeds supply. This includes a portfolio of open-air shopping centers and mixed-use destinations—such as Santana Row, Pike & Rose and Assembly Row—which together reflect the company's ability to create distinctive, high-performing environments that serve as vibrant destinations for their communities. As of December 31, 2025, Federal Realty's 104 properties include approximately 3,700 tenants in 28.8 million commercial square feet, and approximately 2,700 residential units. Federal Realty has increased its quarterly dividends to its shareholders for 58 consecutive years, the longest record in the REIT industry. The company is an S&P 500 index member, and its shares are traded on the NYSE under the symbol FRT. Federal Realty Investment Trust was incorporated in 1962 and is based in North Bethesda, United States.

Period:
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Income Statement (Annual)
Metric 2025-12-31 2024-12-31 2023-12-31 2022-12-31
Revenue
Reconciled Cost Of Revenue $418,883,000 $391,799,000 $363,095,000 $356,782,000
Cost Of Revenue $418,883,000 $391,799,000 $363,095,000 $356,782,000
Total Revenue $1,278,975,000 $1,202,452,000 $1,132,154,000 $1,074,378,000
Operating Revenue $1,246,604,000 $1,171,194,000 $1,102,552,000 $1,048,879,000
Expenses
Interest Expense $183,614,000 $175,476,000 $167,809,000 $136,989,000
Total Expenses $819,462,000 $784,136,000 $735,565,000 $711,827,000
Rent Expense Supplemental $267,445,000 $249,569,000 $231,666,000 $228,958,000
Other Income Expense $144,606,000 $57,200,000 $13,750,000 $169,027,000
Net Non Operating Interest Income Expense $-180,471,000 $-171,182,000 $-163,122,000 $-135,917,000
Interest Expense Non Operating $183,614,000 $175,476,000 $167,809,000 $136,989,000
Operating Expense $400,579,000 $392,337,000 $372,470,000 $355,045,000
General And Administrative Expense $46,913,000 $49,739,000 $50,707,000 $52,636,000
Income & Earnings
Net Income From Continuing Operation Net Minority Interest $411,077,000 $295,208,000 $236,985,000 $385,491,000
Net Interest Income $-180,471,000 $-171,182,000 $-163,122,000 $-135,917,000
Interest Income $3,143,000 $4,294,000 $4,687,000 $1,072,000
Normalized Income $298,355,060 $252,516,400 $229,179,010 $256,043,970
Net Income From Continuing And Discontinued Operation $411,077,000 $295,208,000 $236,985,000 $385,491,000
Total Operating Income As Reported $602,199,000 $472,356,000 $406,470,000 $526,408,000
Average Dilution Earnings $2,455,000 $0 $0 $2,810,000
Net Income Common Stockholders $401,703,000 $285,893,000 $227,667,000 $376,129,000
Net Income $411,077,000 $295,208,000 $236,985,000 $385,491,000
Net Income Including Noncontrolling Interests $423,648,000 $304,334,000 $247,217,000 $395,661,000
Net Income Continuous Operations $423,648,000 $304,334,000 $247,217,000 $395,661,000
Pretax Income $423,648,000 $304,334,000 $247,217,000 $395,661,000
Special Income Charges $-7,425,000 $0 $0 $70,374,000
Earnings From Equity Interest $1,920,000 $3,160,000 $3,869,000 $5,170,000
Interest Income Non Operating $3,143,000 $4,294,000 $4,687,000 $1,072,000
Operating Income $459,513,000 $418,316,000 $396,589,000 $362,551,000
Depreciation Amortization Depletion Income Statement $367,842,000 $342,598,000 $321,763,000 $302,409,000
Depreciation And Amortization In Income Statement $367,842,000 $342,598,000 $321,763,000 $302,409,000
Gross Profit $860,092,000 $810,653,000 $769,059,000 $717,596,000
Per Share
Diluted EPS $4.68 $3.42 $2.80 $4.71
Basic EPS $4.68 $3.42 $2.80 $4.71
Other
Tax Effect Of Unusual Items $29,964,060 $11,348,400 $2,075,010 $34,409,970
Tax Rate For Calcs $0 $0 $0 $0
Normalized EBITDA (Bullshit earnings) $832,418,000 $768,368,000 $726,908,000 $671,202,000
Total Unusual Items $142,686,000 $54,040,000 $9,881,000 $163,857,000
Total Unusual Items Excluding Goodwill $142,686,000 $54,040,000 $9,881,000 $163,857,000
Reconciled Depreciation $367,842,000 $342,598,000 $321,763,000 $302,409,000
EBITDA (Bullshit earnings) $975,104,000 $822,408,000 $736,789,000 $835,059,000
EBIT $607,262,000 $479,810,000 $415,026,000 $532,650,000
Diluted Average Shares $86,405,000 $83,566,000 $81,313,000 $80,508,000
Basic Average Shares $85,852,000 $83,559,000 $81,313,000 $79,854,000
Diluted NI Availto Com Stockholders $404,158,000 $285,893,000 $227,667,000 $378,939,000
Otherunder Preferred Stock Dividend $1,342,000 $1,283,000 $1,286,000 $1,328,000
Preferred Stock Dividends $8,032,000 $8,032,000 $8,032,000 $8,034,000
Minority Interests $-12,571,000 $-9,126,000 $-10,232,000 $-10,170,000
Impairment Of Capital Assets $7,425,000 $0 $0 $0
Gain On Sale Of Security $150,111,000 $54,040,000 $9,881,000 $93,483,000
Other Taxes $-14,176,000 $0 $0 -
Selling General And Administration $46,913,000 $49,739,000 $50,707,000 $52,636,000
Other Gand A $46,913,000 $49,739,000 $50,707,000 $52,636,000
Gain On Sale Of Business - $0 $0 $70,374,000
Fetched: 2026-05-19
Balance Sheet (Annual)
Metric 2025-12-31 2024-12-31 2023-12-31 2022-12-31
Assets
Net Tangible Assets $3,248,731,000 $3,171,594,000 $2,963,509,000 $2,954,012,000
Total Assets $9,130,460,000 $8,524,757,000 $8,436,512,000 $8,233,991,000
Total Non Current Assets $8,764,199,000 $8,163,124,000 $7,974,758,000 $7,941,329,000
Other Non Current Assets $354,767,000 $286,316,000 $263,377,000 $267,406,000
Current Assets $366,261,000 $361,633,000 $461,754,000 $292,662,000
Receivables $258,846,000 $238,224,000 $210,929,000 $207,104,000
Notes Receivable $9,091,000 $9,144,000 $9,196,000 $9,456,000
Accounts Receivable $249,755,000 $229,080,000 $201,733,000 $197,648,000
Cash Cash Equivalents And Short Term Investments $107,415,000 $123,409,000 $250,825,000 $85,558,000
Cash And Cash Equivalents $107,415,000 $123,409,000 $250,825,000 $85,558,000
Other Current Assets - - - $267,406,000
Restricted Cash - - - -
Prepaid Assets - - - -
Debt
Net Debt $4,835,685,000 $4,350,223,000 $4,348,352,000 $4,243,835,000
Total Debt $5,028,307,000 $4,561,252,000 $4,687,717,000 $4,474,796,000
Long Term Debt And Capital Lease Obligation $5,028,307,000 $4,561,252,000 $4,687,717,000 $4,474,796,000
Long Term Debt $4,943,100,000 $4,473,632,000 $4,599,177,000 $4,329,393,000
Liabilities
Total Liabilities Net Minority Interest $5,629,819,000 $5,100,327,000 $5,210,990,000 $5,021,606,000
Total Non Current Liabilities Net Minority Interest $5,278,801,000 $4,789,079,000 $4,913,160,000 $4,712,495,000
Other Non Current Liabilities $250,494,000 $227,827,000 $225,443,000 $237,699,000
Current Liabilities $351,018,000 $311,248,000 $297,830,000 $309,111,000
Payables And Accrued Expenses $351,018,000 $311,248,000 $297,830,000 $309,111,000
Payables $351,018,000 $311,248,000 $297,830,000 $309,111,000
Other Payable $31,548,000 $30,941,000 $30,482,000 $28,508,000
Dividends Payable $99,792,000 $96,743,000 $92,634,000 $90,263,000
Accounts Payable $219,678,000 $183,564,000 $174,714,000 $190,340,000
Equity
Common Stock Equity $3,088,909,000 $3,011,772,000 $2,803,687,000 $2,794,190,000
Preferred Stock Equity $159,822,000 $159,822,000 $159,822,000 $159,822,000
Total Equity Gross Minority Interest $3,500,641,000 $3,424,430,000 $3,225,522,000 $3,212,385,000
Stockholders Equity $3,248,731,000 $3,171,594,000 $2,963,509,000 $2,954,012,000
Gains Losses Not Affecting Retained Earnings $2,047,000 $4,740,000 $4,052,000 $5,757,000
Other Equity Adjustments $2,047,000 $4,740,000 $4,052,000 $5,757,000
Retained Earnings $-1,224,372,000 $-1,242,654,000 $-1,160,474,000 $-1,034,186,000
Long Term Equity Investment $31,881,000 $33,458,000 $34,870,000 $145,205,000
Investments In Other Ventures Under Equity Method $31,881,000 $33,458,000 $34,870,000 $145,205,000
Preferred Securities Outside Stock Equity - - - -
Other
Preferred Shares Number $6,000,000 $6,000,000 $6,000,000 $6,000,000
Ordinary Shares Number $86,266,009 $85,666,220 $82,775,286 $81,342,959
Share Issued $86,266,009 $85,666,220 $82,775,286 $81,342,959
Tangible Book Value $3,088,909,000 $3,011,772,000 $2,803,687,000 $2,794,190,000
Invested Capital $8,032,009,000 $7,485,404,000 $7,402,864,000 $7,123,583,000
Working Capital $15,243,000 $50,385,000 $163,924,000 $-16,449,000
Capital Lease Obligations $85,207,000 $87,620,000 $88,540,000 $145,403,000
Total Capitalization $8,191,831,000 $7,645,226,000 $7,562,686,000 $7,283,405,000
Minority Interest $251,910,000 $252,836,000 $262,013,000 $258,373,000
Additional Paid In Capital $4,310,365,000 $4,248,824,000 $3,959,276,000 $3,821,801,000
Capital Stock $160,691,000 $160,684,000 $160,655,000 $160,640,000
Common Stock $869,000 $862,000 $833,000 $818,000
Preferred Stock $159,822,000 $159,822,000 $159,822,000 $159,822,000
Long Term Capital Lease Obligation $85,207,000 $87,620,000 $88,540,000 $145,403,000
Investments And Advances $31,881,000 $33,458,000 $34,870,000 $145,205,000
Investment Properties $8,288,021,000 $7,750,914,000 $7,582,668,000 $7,388,682,000
Net PPE $89,530,000 $92,436,000 $93,843,000 $140,036,000
Gross PPE $89,530,000 $92,436,000 $93,843,000 $140,036,000
Other Properties $89,530,000 $92,436,000 $93,843,000 $140,036,000
Treasury Shares Number - - $0 -
Line Of Credit - - - $0
Fetched: 2026-05-19
Cash Flow Statement (Annual)
Metric 2025-12-31 2024-12-31 2023-12-31 2022-12-31
Free Cash Flow
Free Cash Flow $331,040,000 $327,803,000 $244,710,000 $100,068,000
Operating Activities
Operating Cash Flow $622,378,000 $574,563,000 $555,830,000 $516,769,000
Cash Flow From Continuing Operating Activities $622,378,000 $574,563,000 $555,830,000 $516,769,000
Operating Gains Losses $-152,031,000 $-57,200,000 $-13,750,000 $-169,027,000
Investing Activities
Capital Expenditure $-291,338,000 $-246,760,000 $-311,120,000 $-416,701,000
Investing Cash Flow $-743,068,000 $-446,826,000 $-358,325,000 $-785,998,000
Cash Flow From Continuing Investing Activities $-743,068,000 $-446,826,000 $-358,325,000 $-785,998,000
Net Other Investing Changes $-25,495,000 $-30,809,000 $-24,888,000 $-44,037,000
Capital Expenditure Reported $-291,338,000 $-246,760,000 $-311,120,000 $-416,701,000
Financing Activities
Repurchase Of Capital Stock $-4,911,000 $-6,709,000 $-5,019,000 $-4,900,000
Issuance Of Capital Stock $54,466,000 $304,045,000 $131,895,000 $307,275,000
Financing Cash Flow $102,953,000 $-252,298,000 $-33,849,000 $190,414,000
Cash Flow From Continuing Financing Activities $102,953,000 $-252,298,000 $-33,849,000 $190,414,000
Net Other Financing Charges $-18,543,000 $-45,157,000 $-12,994,000 $-43,802,000
Cash Dividends Paid $-388,058,000 $-371,586,000 $-359,194,000 $-347,284,000
Net Common Stock Issuance $49,555,000 $297,336,000 $126,876,000 $302,375,000
Common Stock Issuance $54,466,000 $304,045,000 $131,895,000 $307,275,000
Dividends Received Cfi $4,109,000 $4,742,000 $9,860,000 $6,864,000
Other
Repayment Of Debt $-7,662,000 $-604,398,000 $-333,472,000 $-19,443,000
Issuance Of Debt $467,661,000 $471,507,000 $544,935,000 $298,568,000
Interest Paid Supplemental Data $171,945,000 $169,333,000 $158,796,000 $130,912,000
Income Tax Paid Supplemental Data $369,000 $177,000 $284,000 $624,000
End Cash Position $117,706,000 $135,443,000 $260,004,000 $96,348,000
Beginning Cash Position $135,443,000 $260,004,000 $96,348,000 $175,163,000
Changes In Cash $-17,737,000 $-124,561,000 $163,656,000 $-78,815,000
Common Stock Payments $-4,911,000 $-6,709,000 $-5,019,000 $-4,900,000
Net Issuance Payments Of Debt $459,999,000 $-132,891,000 $211,463,000 $279,125,000
Net Long Term Debt Issuance $459,999,000 $-132,891,000 $211,463,000 $279,125,000
Long Term Debt Payments $-7,662,000 $-604,398,000 $-333,472,000 $-19,443,000
Long Term Debt Issuance $467,661,000 $471,507,000 $544,935,000 $298,568,000
Net Investment Properties Purchase And Sale $-429,646,000 $-173,999,000 $-32,177,000 $-304,777,000
Sale Of Investment Properties $305,628,000 $99,928,000 $28,451,000 $133,717,000
Purchase Of Investment Properties $-735,274,000 $-273,927,000 $-60,628,000 $-438,494,000
Net Business Purchase And Sale $-698,000 $0 $0 $-27,347,000
Purchase Of Business $-698,000 $0 $0 $-27,347,000
Change In Working Capital $6,152,000 $-2,535,000 $2,827,000 $-2,840,000
Change In Other Current Liabilities $2,913,000 $1,741,000 $235,000 $10,373,000
Change In Payables And Accrued Expense $5,588,000 $1,550,000 $6,005,000 $77,000
Change In Prepaid Assets $-4,766,000 $-5,030,000 $-6,881,000 $-1,219,000
Change In Receivables $2,417,000 $-796,000 $3,468,000 $-12,071,000
Changes In Account Receivables $2,417,000 $-796,000 $3,468,000 $-12,071,000
Other Non Cash Items $-31,090,000 $-28,991,000 $-16,535,000 $-23,138,000
Stock Based Compensation $14,608,000 $16,357,000 $14,308,000 $13,704,000
Asset Impairment Charge $7,425,000 $0 $0 $0
Deferred Tax $-14,176,000 $0 $0 -
Deferred Income Tax $-14,176,000 $0 $0 -
Depreciation Amortization Depletion $367,842,000 $342,598,000 $321,763,000 $302,409,000
Depreciation And Amortization $367,842,000 $342,598,000 $321,763,000 $302,409,000
Earnings Losses From Equity Investments $-1,920,000 $-3,160,000 $-3,869,000 $-5,170,000
Gain Loss On Investment Securities $-150,111,000 $-54,040,000 $-9,881,000 $-93,483,000
Net Income From Continuing Operations $423,648,000 $304,334,000 $247,217,000 $395,661,000
Gain Loss On Sale Of Business - $0 $0 $-70,374,000
Change In Other Working Capital - - - $10,373,000
Depreciation - - - $302,409,000
Fetched: 2026-05-19