FEDERAL REALTY INVESTMENT TRUST
FRTNYSE · SIC 6798
$126.02
↑ +0.5%Jul 17 close · end-of-day
Price
1Y↑ +39.4%
End-of-day closes; the latest point is the live 15-min-delayed price · split & dividend adjusted · chart by TradingView
Key statistics
Market Cap
$10.9B
Enterprise Value
$10.8B
P/E
21.8
P/S
8.3
P/B
3.3
EV/EBITDA
10.0
PEG
—
FCF Yield
—
Dividend Yield
3.6%
Revenue (TTM)
$1.3B
Net Income (TTM)
$506.4M
Free Cash Flow (TTM)
—
Gross Margin
—
Operating Margin
53.6%
Net Margin
38.6%
ROE
15.3%
ROIC
17.4%
Debt / Equity
—
Net Cash
$115.6M
Return 1Y
+38.2%
Company profile
Federal Realty is a recognized leader in the ownership, operation and redevelopment of high-quality retail-based properties. Its expertise includes creating urban, mixed-use neighborhoods like Santana Row in San Jose, California, Pike & Rose in North Bethesda, Maryland and Assembly Row in Somerville, Massachusetts. The company has increased its quarterly dividends to its shareholders for 54 consecutive years.
- CEO
- Donald C. Wood
- Sector
- Finance, Insurance, And Real Estate
- Industry
- Trading
- Employees
- 320
- Headquarters
- Maryland
- Website
- federalrealty.com
Management & directors
- Wood Donald CCEO & President
- Guglielmone DanielEVP-CFO and Treasurer
- Becker Dawn MEVP-CLO & Secretary
Roles derived from SEC Form 4 filings.
Earnings
Next earnings · estimated2026-07-31
FRT Q1 2026 Earnings
Period ends 2026-03-31
MetricActualYoY
Revenue$341.1M↑ +10.3%
Diluted EPS$1.81↑ +151.4%
Actuals from SEC filings; YoY vs the year-ago quarter. Analyst estimates & surprise require a data feed (coming soon).
Financial statements
| Line item | FY2020 | FY2021 | FY2022 | FY2023 | FY2024 | FY2025 |
|---|---|---|---|---|---|---|
| Revenue | $835.5M | $951.2M | $1.1B | $1.1B | $1.2B | $1.3B |
| Gross profit | — | — | — | — | — | — |
| Operating income | $289.5M | $394.7M | $526.4M | $406.5M | $472.4M | $602.2M |
| Net income | $131.7M | $261.5M | $385.5M | $237.0M | $295.2M | $411.1M |
| Diluted EPS | $1.62 | $3.26 | $4.71 | $2.80 | $3.42 | $4.68 |
| Operating cash flow | $369.9M | $471.4M | $516.8M | $555.8M | $574.6M | $622.4M |
| Free cash flow | — | — | — | — | — | — |
| Gross margin | — | — | — | — | — | — |
| Operating margin | 34.7% | 41.5% | 49.0% | 35.9% | 39.3% | 47.1% |
| Net margin | 15.8% | 27.5% | 35.9% | 20.9% | 24.6% | 32.1% |
| Line item | Q2 '24 | Q3 '24 | Q4 '24 | Q1 '25 | Q2 '25 | Q3 '25 | Q4 '25 | Q1 '26 |
|---|---|---|---|---|---|---|---|---|
| Revenue | $296.1M | $303.6M | $311.4M | $309.2M | $311.5M | $322.3M | $336.0M | $341.1M |
| Gross profit | — | — | — | — | — | — | — | — |
| Operating income | $157.0M | $105.8M | $109.3M | $108.1M | $202.7M | $110.7M | $180.7M | $209.0M |
| Net income | $112.0M | $61.0M | $65.5M | $63.8M | $155.9M | $61.6M | $129.7M | $159.1M |
| Diluted EPS | $1.32 | $0.70 | $0.74 | $0.72 | $1.78 | $0.69 | $1.49 | $1.81 |
| Operating cash flow | $169.7M | $144.1M | $119.6M | $179.0M | $150.7M | $147.8M | $144.8M | $184.6M |
| Free cash flow | — | — | — | — | — | — | — | — |
| Gross margin | — | — | — | — | — | — | — | — |
| Operating margin | 53.0% | 34.9% | 35.1% | 35.0% | 65.1% | 34.3% | 53.8% | 61.3% |
| Net margin | 37.8% | 20.1% | 21.0% | 20.6% | 50.0% | 19.1% | 38.6% | 46.6% |
Company news
Jul 14, 2026
Jul 13, 2026
- 6d agoHow Federal Realty’s New AI-Focused SVP Role At Federal Realty Investment Trust (FRT) Has Changed Its Investment Storyfinance.yahoo.com
- 6d agoFederal Realty Investment Trust (FRT) Hires AI Leader As Fair Value Comes Into Viewfinance.yahoo.com
- 7d agoRealty Income's Europe Push: Will It Drive Long-Term Growth Ahead?finance.yahoo.com
Analyst estimates
Coming soonConsensus revenue & EPS estimates and price targets will appear here once a forward-estimates data feed is connected.
Insider transactions
BoughtSoldMonthly insider $ volume · trailing 12 months
| Date | Insider | Type | Shares | Price | Value | Filing |
|---|---|---|---|---|---|---|
| 2026-06-03 | McEachin Thomas | Gift | 1,339 | $0.00 | $0.00 | filing |
| 2026-06-03 | WOOD DONALD C· CEO & President | Gift | 37,038 | $0.00 | $0.00 | filing |
| 2026-02-12 | WOOD DONALD C· CEO & President | Tax withholding | 28,211 | $104.75 | $3.0M | filing |
| 2026-02-12 | Guglielmone Daniel· EVP-CFO and Treasurer | Tax withholding | 4,438 | $104.75 | $464,880.50 | filing |
| 2026-02-11 | WOOD DONALD C· CEO & President | Award | 63,708 | $0.00 | $0.00 | filing |
| 2026-02-11 | Guglielmone Daniel· EVP-CFO and Treasurer | Award | 17,947 | $0.00 | $0.00 | filing |
| 2026-02-11 | BECKER DAWN M· EVP-CLO & Secretary | Award | 11,712 | $0.00 | $0.00 | filing |
| 2026-01-02 | Steinel Gail P | Award | 1,339 | $0.00 | $0.00 | filing |
| 2026-01-02 | Nader Anthony P III | Award | 1,339 | $0.00 | $0.00 | filing |
| 2026-01-02 | McEachin Thomas | Award | 1,339 | $0.00 | $0.00 | filing |
| 2026-01-02 | Lamb-Hale Nicole | Award | 1,339 | $0.00 | $0.00 | filing |
| 2026-01-02 | Holland Elizabeth I | Award | 1,339 | $0.00 | $0.00 | filing |
| 2026-01-02 | FAEDER DAVID W | Award | 1,091 | $0.00 | $0.00 | filing |
| 2025-09-29 | WOOD DONALD C· CEO & President | Gift | 60,000 | $0.00 | $0.00 | filing |
| 2025-09-05 | McEachin Thomas | Gift | 2,535 | $0.00 | $0.00 | filing |
| 2025-09-05 | McEachin Thomas | Gift | 2,535 | $0.00 | $0.00 | filing |
| 2025-08-03 | Guglielmone Daniel· EVP-CFO and Treasurer | Tax withholding | 827 | $90.61 | $74,934.47 | filing |
| 2025-06-23 | WOOD DONALD C· CEO & President | Gift | 33,857 | $0.00 | $0.00 | filing |
| 2025-06-23 | WOOD DONALD C· CEO & President | Gift | 33,857 | $0.00 | $0.00 | filing |
Latest 19 transactions.
Fundamentals & filings from SEC EDGAR. Prices adjusted for splits & dividends. Not investment advice.