FRT

Federal Realty Investment TrustNYSE · Retail REITs · Real Estate

Previous close

110.19

Change

−1.25 / −1.12%

FinDog View

Bullish

52-Week Range ?

90.03 – 128.21

P/E (TTM) ?

22.3

Forward P/E ?

31.2

Based on consensus earnings for the next 12 months

Market Cap

$9.7B

+1.75%

S&P 500 −0.91% over same period

Volume / Avg Volume

2.3M / 887K

2.54× average

Latest earnings analysisFY2026 Q2Reported 2026-07-31

Federal Realty Q2 2026: Core FFO up 6.8%, guidance raised

Federal Realty's core engine is running well — Core FFO per share rose 6.8% to $1.88 and management raised 2026 guidance — but reported net income fell to $88.6 million from $160.0 million because last year carried a bigger property-sale gain and a one-time tax credit. Read the FFO lines, not GAAP EPS, to judge this quarter.

Read the full analysis →

Revenue$0.34BYoY +7.80%

EPS (non-GAAP)$1.88Beatest. $0.72

Next-day move−0.35%

Price History

Closing price · USD1M 6M 1Y 5Y

Historical P/E

Close ÷ trailing four-quarter EPS · Period median 22.51M 6M 1Y 5Y

Recent Earnings

Click to read the FinDog analysis

Period	Reported	Revenue	EPS Actual / Est.	Next-Day Move	Analysis
FY2026 Q2 Quarter ended 2026-06	2026-07-31	$336M	1.88 / 0.72	−0.35%	Read analysis →
FY2026 Q1 Quarter ended 2026-03	2026-05-01	$341M	1.88 / 0.71	−0.74%	Pending
FY2025 Q4 Quarter ended 2025-12	2026-02-12	$1.3B	1.84 / 0.76	+0.05%	Pending
FY2025 Q3 Quarter ended 2025-09	2025-10-31	$322M	1.77 / 0.79	−0.53%	Pending
FY2025 Q2 Quarter ended 2025-06	2025-08-06	$312M	1.91 / —	−0.88%	Pending
FY2025 Q1 Quarter ended 2025-03	2025-05-08	$309M	1.70 / —	−1.82%	Pending

Next Earnings

Date and consensus from the earnings calendar; the analysis is generated automatically after the releaseEarnings Calendar →

Report date

2026-11-04est.

in 3 days · Estimated from last year's report date; subject to company confirmation

Consensus EPS

—

Last quarter EPS $1.88

Avg. next-day move over the last 6 reports

±0.7%

Decision Panel

Trends · Valuation · Earnings reaction · Guidance credibility — all from company filings and market data

Valuation

P/E is at percentile 29 of its 5-year rangeCheap

5-year range 18.9 – 36.5 · Median 26.4

No buybacks or dividends in the last four quarters

P/E (TTM)

22.3

P/B

2.9

P/S

7.3

Dividend Yield

4.73%

Earnings Reaction

Over the last 6 reports, the stock moved ±0.7% on average on the first trading day after, rising 1 times

Most recent −0.35%

Volatility & Correlation

1-year beta 0.12 · Correlation with S&P 500 0.09Low beta

Annualized volatility 17% vs. 13% for the S&P 500

Insider Trading

View all →

Last 90 days · Open-market buys and sells by officers and directors · Amounts in USD millions

Buy 0 · $0.00MSell 1 · $0.16MNet selling $0.16M

09-30Lamb-Hale NicoleDirectorSell$0.16M1,500 shares · 10 trades · Avg price 108.89

Multi-Quarter Financial Trends

View all quarters →

Last 12 quarters · As reported by the company

Quarter	Revenue ($B)	YoY	Gross Margin	Operating Income ($B)	Net Income ($B)	Free Cash Flow ($B)	EPS
FY2026 Q1	0.34	+10.3%	—	0.21	0.16	0.18	1.81
FY2025 Q4	0.34	+7.9%	—	0.18	0.13	0.14	1.49
FY2025 Q3	0.32	+6.1%	—	0.11	0.06	0.15	0.69
FY2025 Q2	0.31	+5.2%	—	0.20	0.16	0.15	1.78
FY2025 Q1	0.31	+6.1%	—	0.11	0.06	0.18	0.72
FY2024 Q4	0.31	+6.7%	—	0.11	0.07	0.12	0.74
FY2024 Q3	0.30	+5.9%	—	0.11	0.06	0.14	0.70
FY2024 Q2	0.30	+5.5%	—	0.16	0.11	0.17	1.32
FY2024 Q1	0.29	+6.7%	—	0.10	0.06	0.14	0.66
FY2023 Q4	0.29	+4.2%	—	0.11	0.06	0.11	0.76
FY2023 Q3	0.29	+4.8%	—	0.10	0.06	0.15	0.67
FY2023 Q2	0.28	+6.3%	—	0.10	0.06	0.15	0.72

Peers

Largest by market cap in the sector · Latest quarterView Real Estate sector →

Ticker	Company	Market Cap	P/E	Revenue YoY	Gross Margin	1M	View
FRT	Federal Realty Investment Trust	$9.7B	22.3	+10.3%	—	+1.75%	Bullish
WELL	Welltower	$171B	99.1	+51.4%	28.0%	+1.89%	Bullish	Compare
PLD	Prologis	$125B	29.2	+7.4%	—	−1.43%	Bullish	Compare
EQIX	Equinix	$100B	62.0	+11.0%	51.1%	+0.21%	Bullish	Compare
AMT	American Tower	$88.1B	26.5	−17.8%	—	+14.72%	Neutral	Compare
SPG	Simon Property Group	$70.6B	15.3	+19.5%	—	+8.46%	Neutral	Compare
DLR	Digital Realty	$66.2B	83.4	+16.2%	—	+2.95%	Bullish	Compare
PSA	Public Storage	$60.9B	32.0	+11.6%	—	+14.82%	Neutral	Compare
O	Realty Income	$54.2B	42.8	+9.7%	—	+4.84%	Bullish	Compare

Earnings Preview · Reports 10-30 Pre-market

FRT Q3 preview: focus on core operations and one-offs

Can core FFO keep last quarter's 6.8% year-over-year growth?
Revenue has held at 340 million for two quarters; can it move higher?
Leasing volume hit a record last quarter; watch whether rent spreads hold.

No consensus estimate available; last quarter revenue was 340 million, up 10.3% year over year, with EPS of 1.81.

Over the past 6 reports, the stock moved ±0.7% on average, rose only once, and fell 0.4% after the most recent report.

Watch out for：As one-off items fade from profit, GAAP EPS could fall noticeably.

The View in One Line

Core FFO per share $1.88 up 6.8%, revenue up 10.3%, record leasing, guidance raised and 59 straight years of dividend hikes; operating fundamentals lean positive.

Updated 2026-10-30

View History

09-17Neutral → Bullish
Core FFO per share rose 6.8% YoY to $1.88, revenue up 7.8%, record leasing, guidance raised, operating trends positive.

ETFs holding it

XLRE Real Estate Select Sector SPDR Fund0.99%
RSP Invesco S&P 500 Equal Weight ETF0.17%
SPY SPDR S&P 500 ETF Trust0.01%
VOO Vanguard S&P 500 ETF0.01%
IVV iShares Core S&P 500 ETF0.01%
VTI Vanguard Total Stock Market ETF0.01%

Weights estimated at latest prices

Key Events

08-11Capital Actions
FRT Issues $460 Million of Exchangeable Senior Notes Due 2031
On August 11, 2026, Federal Realty OP LP issued $460 million of 3.500% exchangeable senior notes due 2031, including $60 million from the over-allotment option.Source ↗
05-06Governance
Annual Meeting Voting Results Announced
At the May 6, 2026 annual meeting, shareholders elected all 8 trustees, approved the advisory vote on executive compensation, and ratified Grant Thornton as auditor for fiscal 2026.Source ↗
04-15Capital Actions
Federal Realty Signs $1.4 Billion New Revolving Credit Agreement
On April 14, 2026, Federal Realty OP LP entered into a $1.4 billion unsecured revolving credit agreement maturing April 12, 2030, with two six-month extension options.Source ↗

Key Financial Trends

Quarterly Revenue ($B)0.3

Free Cash Flow ($B)0.2