Companies / FRT Federal Realty Investment Trust (FRT)
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. 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. Federal Realty's 103 properties include approximately 3,700 tenants in 28.8 million commercial square feet, and approximately 2,500 residential units. Federal Realty has increased its quarterly dividends to its shareholders for 59 consecutive years, the longest record in the REIT industry. Federal Realty Investment Trust is based in North Bethesda, Maryland. Federal Realty Investment Trust was incorporated in 1962 in Maryland.
Symbol FRT Exchange NYSE Sector Real Estate Industry REIT - Retail Market cap $9.22B 52 week range 90.03 - 128.21 Valuation Share price $106.69 (close of 2026-10-02) P/E (TTM) 18.46x Price to book 2.73x Price to free cash flow 14.68x Enterprise value $14.04B Book value per share $39.14 Price performance Period Change 1 day -1.24% 5 days -3.47% 1 month -9.54% 3 months -12.33% 6 months -0.09% Year to date +5.84% 1 year +7.76% 3 years +20.51% 5 years -11.86% 10 years -30.69% All time +3056.51%
Profitability and growth Return on equity 12.39% Return on invested capital 7.31% Return on assets 4.50% Gross margin 51.37% Net margin 32.14% EBITDA margin 75.85% Revenue growth 6.36% Net income growth 39.25% Free cash flow growth 8.32% Cash flow and balance sheet Free cash flow yield (TTM) 6.81% Net debt to EBITDA 4.43x Latest reported year Period end 2025-12-31 Fiscal year 2025 Revenue $1.28B Cost of revenue $621.93M Gross profit $657.05M EBITDA $970.04M Net income $411.08M Earnings per share $4.68 Interest expense $183.61M Shares outstanding 85.85M Income statement by year Period end Revenue Gross profit Net income EPS 2025-12-31 $1.28B $657.05M $411.08M $4.68 2024-12-31 $1.20B $529.63M $295.21M $3.42 2023-12-31 $1.13B $465.15M $236.99M $2.80 2022-12-31 $1.07B $586.86M $385.49M $4.71 2021-12-31 $951.22M $452.06M $261.50M $3.26 2020-12-31 $835.49M $337.64M $131.71M $1.62 2019-12-31 $935.79M $521.09M $353.87M $4.61 2018-12-31 $915.44M $403.17M $241.91M $3.18 2017-12-31 $857.35M $455.50M $289.91M $3.97 2016-12-31 $801.59M $362.91M $249.91M $3.51
Margins and returns by year Period end Gross margin Net margin Return on equity Return on capital 2025-12-31 51.37% 32.14% 12.39% 7.31% 2024-12-31 44.05% 24.55% 9.10% 6.15% 2023-12-31 41.09% 20.93% 7.79% 5.43% 2022-12-31 54.62% 35.88% 12.71% 7.09% 2021-12-31 47.52% 27.49% 9.82% 5.88% 2020-12-31 40.41% 15.76% 5.17% 4.67% 2019-12-31 55.68% 37.81% 13.42% 7.82% 2018-12-31 44.04% 26.43% 9.80% 6.48% 2017-12-31 53.13% 33.82% 12.12% 7.31% 2016-12-31 45.27% 31.18% 12.04% 6.70%
Cash and debt by year Period end Cash Debt 2025-12-31 $107.42M $4.96B 2024-12-31 $123.41M $4.50B 2023-12-31 $250.82M $4.62B 2022-12-31 $85.56M $4.34B 2021-12-31 $162.13M $4.06B 2020-12-31 $798.33M $4.31B 2019-12-31 $127.43M $3.37B 2018-12-31 $64.09M $3.17B 2017-12-31 $15.19M $3.23B 2016-12-31 $23.37M $2.74B
Free cash flow by year Period end Free cash flow Stock-based compensation 2025-12-31 $622.38M $14.61M 2024-12-31 $574.56M $16.36M 2023-12-31 $555.83M $14.31M 2022-12-31 $516.77M $13.70M 2021-12-31 $471.35M $13.01M 2020-12-31 $369.93M $11.92M 2019-12-31 $461.92M $12.28M 2018-12-31 $516.69M $11.72M 2017-12-31 $458.83M $10.99M 2016-12-31 $427.67M $9.92M
Dividend history Most recent payment 2026-10-01 Paid in the last twelve months $4.55 Payment date Dividend per share 2026-10-01 $1.16 2026-07-01 $1.13 2026-04-01 $1.13 2026-01-02 $1.13 2025-10-01 $1.13 2025-07-01 $1.10 2025-04-01 $1.10 2025-01-02 $1.10
Investor relations Next earnings report Next confirmed report 2026-10-30 Consensus EPS estimate $1.86 Past earnings dates Reported Fiscal period EPS estimate 2026-07-31 Jun/2026 $1.85 2026-05-01 Mar/2026 $1.82 2026-02-12 Dec/2025 $1.86 2025-10-31 Sep/2025 $1.76 2025-08-06 Jun/2025 $1.73 2025-05-08 Mar/2025 $1.69 2025-02-13 Dec/2024 $1.73 2024-10-30 Sep/2024 $1.72
Filings and sources Company website federalrealty.com SEC filings 10-K, 10-Q and 8-K on EDGAR Earnings calendar All upcoming reports Similar companies Simon Property Group Inc. (SPG) · Realty Income Corp (O) · Kimco Realty Corp (KIM) · Regency Centers Corp (REG) · Agree Realty Corp (ADC) · CBRE Group, Inc. (CBRE) · Jones Lang LaSalle Inc (JLL) · CoStar Group, Inc. (CSGP)
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