Federal Realty Investment Trust FRT
Federal Realty Investment Trust is an equity REIT that owns or has a majority interest in 104 community and neighborhood shopping centers and mixed-use properties comprising approximately 28.8 million commercial square feet, located primarily in major coastal markets and select underserved markets. As of December 31, 2025, the portfolio was 96.1% leased and 94.1% occupied. The company generates revenue primarily from lease agreements with tenants and engages in the ownership, management, and redevelopment of high-quality retail and mixed-use properties with retail, residential, and office components.
Business overview written from the company's own Form 10-K (Item 1), filed 2026-02-12 — refreshed whenever it files a new one. The figures above are current; see its SEC filings. ✓ From the 10-K
Plain-English: the Snapshot is the quick read — what it pays you (yield, dividend), how its cash flow looks (FFO/AFFO, Price/OCF) and how much debt it carries. Switch to Expert in the header to hide these explanations.
Snapshot
Reported FFO / Core FFO / leverage are from the Q1 2026 earnings release (filed 2026-05-01) — 8-K, EX-99.1 ✓ Verified to filing.
Yield uses the latest declared dividend, annualized (latest regular payout × frequency; special/liquidating distributions excluded) — an announced-but-not-yet-declared change isn't reflected until it has an ex-date. FFO, AFFO and Net debt / Adj. EBITDA are the company's reported figures from its latest earnings 8-K. Price/OCF and payout use GAAP operating cash flow. NAV premium and credit ratings have no free source yet. See Methodology.
$10,000 invested
Illustrative income only, at today's price and latest declared dividend — it excludes price changes, dividend cuts and taxes. Not a forecast.
Model FRT yourself — any amount, shares, per-payment & a multi-year DRIP projection →
Balance sheet (latest FY: 2025)
Debt-maturity ladder, fixed/floating split, secured/unsecured and coverage ratios come from the supplemental — not yet ingested.
Financial history
| FY | Revenue | Net income | D&A | EBITDA | Op. cash flow |
|---|---|---|---|---|---|
| 2025 | $1.28B | $411.08M | $367.84M | $972.60M | $622.38M |
| 2024 | $1.20B | $295.21M | $342.60M | $822.41M | $574.56M |
| 2023 | $1.13B | $236.99M | $321.76M | $736.79M | $555.83M |
| 2022 | $1.07B | $385.49M | $302.41M | $835.06M | $516.77M |
| 2021 | $951.22M | $261.50M | $279.98M | $676.75M | $471.35M |
| 2020 | $835.49M | $131.71M | $255.03M | $527.20M | $369.93M |
Dividends
Recent regular dividends per share (special distributions excluded), oldest → newest.
| Ex-date | Record | Payment | Declared | Amount | Freq. |
|---|---|---|---|---|---|
| 2026-07-01 | 2026-07-01 | 2026-07-15 | 2026-05-01 | $1.13 | Quarterly |
| 2026-04-01 | 2026-04-01 | 2026-04-15 | 2026-02-12 | $1.13 | Irregular |
| 2026-01-02 | 2026-01-02 | 2026-01-15 | 2025-10-31 | $1.13 | Quarterly |
| 2025-10-01 | 2025-10-01 | 2025-10-15 | 2025-08-06 | $1.13 | Quarterly |
| 2025-07-01 | 2025-07-01 | 2025-07-15 | 2025-05-08 | $1.10 | Quarterly |
| 2025-04-01 | 2025-04-01 | 2025-04-15 | 2025-02-13 | $1.10 | Irregular |
| 2025-01-02 | 2025-01-02 | 2025-01-15 | 2024-10-30 | $1.10 | Quarterly |
| 2024-10-01 | 2024-10-01 | 2024-10-15 | 2024-08-01 | $1.10 | Quarterly |
| 2024-06-21 | 2024-06-21 | 2024-07-15 | 2024-05-02 | $1.09 | Quarterly |
| 2024-03-12 | 2024-03-13 | 2024-04-15 | 2024-02-12 | $1.09 | Quarterly |
| 2023-12-29 | 2024-01-02 | 2024-01-16 | 2023-11-02 | $1.09 | Quarterly |
| 2023-09-21 | 2023-09-22 | 2023-10-16 | 2023-08-02 | $1.09 | Quarterly |
| 2023-06-21 | 2023-06-22 | 2023-07-17 | 2023-05-04 | $1.08 | Quarterly |
| 2023-03-10 | 2023-03-13 | 2023-04-17 | 2023-02-08 | $1.08 | Quarterly |
| 2022-12-30 | 2023-01-03 | 2023-01-17 | 2022-11-03 | $1.08 | Quarterly |
| 2022-09-21 | 2022-09-22 | 2022-10-17 | 2022-08-04 | $1.08 | Quarterly |
| 2022-06-21 | 2022-06-22 | 2022-07-15 | 2022-05-05 | $1.07 | Quarterly |
| 2022-03-15 | 2022-03-16 | 2022-04-15 | 2022-02-10 | $1.07 | Quarterly |
| 2021-12-31 | 2022-01-03 | 2022-01-18 | 2021-11-04 | $1.07 | Quarterly |
| 2021-09-21 | 2021-09-22 | 2021-10-15 | 2021-08-04 | $1.07 | Quarterly |
| 2021-06-21 | 2021-06-22 | 2021-07-15 | 2021-05-05 | $1.06 | Quarterly |
| 2021-03-15 | 2021-03-16 | 2021-04-15 | 2021-02-11 | $1.06 | Quarterly |
| 2020-12-31 | 2021-01-04 | 2021-01-15 | 2020-11-05 | $1.06 | Quarterly |
| 2020-09-21 | 2020-09-22 | 2020-10-15 | 2020-08-05 | $1.06 | Quarterly |
Coverage (payout of operating cash flow): 62.35%. Tax-character split (ordinary / 199A / capital gain / return of capital) — not disclosed (requires the annual allocation release).
Recent news — FRT
Boomers Are Quietly Loading Up on These Super-High-Yield Dividend Kings for Reliable Passive Income
Federal Realty Trust Just Declared Its 58th Straight Annual Dividend Increase. Here's How Much $10,000 Invested Pays Annually.
LP BurnGuard™ FRT OSB Recognized With 2026 LBM Journal Innovation Award
USA Today's America 250 Series Features LP Building Solutions' Role In American Homebuilding
PECO vs. FRT: Which Stock Is the Better Value Option?
Federal Realty Names Paige Pitcher Senior Vice President, Digital Innovation
Federal Realty Investment Trust vs. Realty Income: Which Real Estate Stock Is a Better Buy in 2026?
PLD vs. FRT: Which REIT Has the Better Growth Story?
Headlines via Financial Modeling Prep; links open the original publisher in a new tab. Not an endorsement or investment advice.
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Same-store NOI, occupancy, leasing/WALT, top tenants, external-manager fees, development pipeline and (for non-traded vehicles) share-class fees, redemption/gating and NAV methodology are planned modules sourced from supplementals and prospectuses.