Federal Realty Investment Trust FRT
Federal Realty Investment Trust (FRT) stands out as a premier entity specializing in the acquisition, management, and redevelopment of high-quality retail properties. These assets are strategically situated primarily in prominent coastal metropolitan areas, spanning the Eastern Seaboard from Washington D.C. to Boston, and extending to key West Coast cities such as San Francisco and Los Angeles. Established in 1962, Federal Realty's core objective is to generate enduring, consistent growth by concentrating investments in communities where consumer demand for retail offerings significantly surpasses existing supply. The company is particularly skilled at developing vibrant, integrated urban districts, exemplified by projects like Santana Row in San Jose, California; Pike & Rose in North Bethesda, Maryland; and Assembly Row in Somerville, Massachusetts. These dynamic, mixed-use environments seamlessly blend shopping, dining, residential, and commercial spaces, fostering cherished destination experiences for their local populations. FRT's extensive portfolio encompasses 106 properties, accommodating roughly 3,100 businesses across 25 million square feet of commercial space, alongside approximately 3,200 residential units. Demonstrating exceptional financial stability, Federal Realty boasts an unparalleled track record in the REIT sector, having increased its quarterly shareholder dividends for 54 consecutive years. As an S&P 500 index constituent, its shares are publicly traded on the NYSE under the ticker FRT.
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. |
|---|---|---|---|---|---|
| 2026-10-01 | 2026-10-01 | 2026-10-15 | 2026-07-31 | $1.16 | Quarterly |
| 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 |
Coverage (payout of operating cash flow): 64.01%. Tax-character split (ordinary / 199A / capital gain / return of capital) — not disclosed (requires the annual allocation release).
Recent news — FRT
One Popular Dividend Machine To Buy On The Dip And One To Avoid
Federal Realty: The Only REIT Dividend King Trades At A Discount
October's Income Picks: 2 Stocks Yielding Over 4% That Have Raised Payouts for 25 Years
Federal Realty Acquires The Summit, Alabama's Premier Retail Destination
Federal Realty Investment Trust Announces Third Quarter 2026 Earnings Release Date and Conference Call Information
Buy 5 Barron's Better Bets (Than T-Bills) Out Of 11 'Safer' September DiviDogs
Federal Realty: Pricing Power In A K-Shaped Economy
3 Buy-Rated REITs Collecting Rent From Warehouses, Data Centers and Shopping Centers
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.