NVDA+2.54%AAPL+1.32%GOOGL−1.62%MSFT+0.20%AMZN−0.10%TSM+1.60%SPCX+7.79%META+0.47%
StockVS

NYSE · REIT - Retail · USD

Federal Realty Investment Trust (FRT) Stock Analysis

Federal Realty Investment Trust (FRT) is a REIT - Retail stock listed on NYSE and quoted in US Dollar.

Last Updated: October 21, 2026

FRT

$105.77

−$0.76 (−0.71%)

Oct 21, 2026 · Market close

Compare

Price History

Hover for the daily close. The dotted line marks the period open.

Compare FRT with… →

FRT Key Statistics

As of Oct 21, 2026
Trading
Open
$106.86
Previous Close
$106.53
Day's Range
105.46–106.39
52-Week Range
90.03–128.21
Volume
813.92K
BetaHow much the share price moves relative to the wider market. 1.0 moves in line with it; above 1.0 swings more, below 1.0 less.
0.94
Valuation
Market Cap
$9.25B
P/E Ratio
21.37
Forward P/EShare price divided by forecast earnings for the year ahead, rather than the year just past.
32.79
PEG RatioThe P/E ratio divided by the expected earnings growth rate. It puts a high P/E in the context of how fast profits are growing.
3.59
P/S ratioMarket value divided by annual revenue. Useful for companies that are not yet profitable, where a P/E cannot be calculated.
6.92
EPS (ttm)Profit attributable to each share over the last twelve months.
4.95
Financials (FY)
Revenue (FY)
$1.28B+6.36%
Net Income (FY)
$411.08M+39.25%
Profit marginThe share of revenue left as profit after all costs and taxes.
32.66%
Shares OutstandingThe total number of shares held by all investors. Market value is this figure multiplied by the share price.
86.89M
1-Year Return
+10.01%
Dividend and dates
Dividend
$4.64+4.36%
Ex-Dividend Date
October 1, 2026
Earnings Date
October 30, 2026
Avg Volume
882.27K

Only metrics the company reports are shown. Data provided by Yahoo Finance via yfinance. Updated daily.

Key facts

As of October 21, 2026, FRT closed at $105.77, +10.01% over 1 year.

Federal Realty Investment Trust (FRT) has a market capitalization of $9.25B.

In fiscal 2025, FRT reported revenue of $1.28B.

FRT Stock Return by Calendar Year

Federal Realty Investment Trust (FRT) 10-year return: what $10,000 became

1 year
$10,000 $11,001
+10.01%
5 years
$10,000 $10,803
+8.03%
10 years
$10,000 $10,596
+5.96%

If you had invested $10,000 in Federal Realty Investment Trust (FRT) 10 years ago, at the close on October 21, 2016, it would have been worth $10,596 at the close on October 21, 2026: +5.96% in total, +0.58% a year, with dividends reinvested. A historical calculation from closing prices adjusted for splits and dividends, before fees and taxes.

Calendar-year returns computed from daily closing prices. Partial years are shown muted and marked with an asterisk.

YearReturn
2026 (partial year)+9.42%
2025−5.91%
2024+12.07%
2023+6.55%
2022−22.66%
2021+65.97%
2020−30.66%
2019+12.51%
2018−8.10%
2017−3.59%
2016 (partial year)−12.29%

As of October 21, 2026.

FRT Revenue and Earnings by Fiscal Year

FY ends December
Fiscal yearRevenueNet incomeNet margin
2025$1.28B$411.08M32.1%
2024$1.20B$295.21M24.6%
2023$1.13B$236.99M20.9%
2022$1.07B$385.49M35.9%
Fiscal yearRevenueGross profitOperating incomeNet incomeNet margin
2025$1.28B$860.09M$459.51M$411.08M32.1%
2024$1.20B$810.65M$418.32M$295.21M24.6%
2023$1.13B$769.06M$396.59M$236.99M20.9%
2022$1.07B$717.60M$362.55M$385.49M35.9%

Annual figures as reported, in the company's reporting currency. As of December 31, 2025.

FRT Dividend History

$4.43+35.1% vs 2024

Dividends per share, 2025 · 4 payments

YearDividends per sharePaymentsChange
2026*$4.554—
2025$4.434+35.1%
2024$3.283−24.4%
2023$4.344+0.9%
YearDividends per sharePaymentsChange
2026 (partial year)$4.554—
2025$4.434+35.1%
2024$3.283−24.4%
2023$4.344+0.9%
2022$4.304+0.9%
2021$4.264+0.9%
2020$4.224+1.9%
2019$4.144+2.5%
2018$4.044+2.0%
2017$3.964+304.1%
2016$0.981—

Most recent payment: $1.14 per share, ex-dividend October 1, 2026. Per-share amounts summed by calendar year from ex-dividend dates. Partial years are shown muted and marked with an asterisk.

FRT Valuation vs REIT - Retail Median

Median of 26 stocks
MetricFRTREIT - Retail medianvs median
P/E21.3725.5316% below
P/S ratio6.926.971% below
Profit margin32.66%28.76%3.9 pts above

Medians across 26 REIT - Retail stocks that report the metric. Medians, not averages, so one outlier cannot move them. As of October 21, 2026.

Recent News

All 20 articles ↓

News provided by third-party sources. Not financial advice.

Analysis

Data-derived

Company Overview

The market values Federal Realty Investment Trust (FRT) at $9.25B. The company sits in the Real Estate sector, in the REIT - Retail industry. Headcount on file is 314.

Over the past 52 weeks the price has ranged from $90.03 to $128.21. The most recent close on file for FRT is $105.77, dated October 21, 2026. That is −$0.76 (−0.71%) against the previous close. The latest close sits 17.48% above that 52-week low.

Financial Health

Fiscal 2025 revenue came to $1.28B. Against the prior fiscal year total of $1.20B, that is a change of +6.36%. The same year closed with net income of $411.08M. That is +39.25% against the prior fiscal year. Profit margin runs at 32.66%. That is 3.9 percentage points above the REIT - Retail median of 28.76%. Earnings per share on a trailing basis come to 4.95.

Across the 4 fiscal years on file, revenue moves from $1.07B in 2022 to $1.28B in 2025. Of those 4 years, 4 report positive net income.

Valuation Assessment

FRT trades at a trailing price-to-earnings ratio of 21.37. That is 16.28% below the REIT - Retail median of 25.53. On forward earnings the ratio is 32.79. The PEG ratio, which sets the P/E against expected earnings growth, reads 3.59. Measured against sales, the shares trade at 6.92 times revenue. On price-to-sales that is 0.64% below the REIT - Retail median of 6.97. 26 REIT - Retail companies report these metrics, and the medians quoted come from that group.

Over the trailing twelve months the total return is +10.01%. Across 10 years the annualized return works out at +0.58%. The reported beta is 0.94. Annualized volatility over the trailing 10 years is 29.41%.

Growth & Income

FRT pays a dividend yielding 4.36%. That is 0.4 percentage points below the REIT - Retail median yield of 4.79%. At the indicated rate that is $4.64 a share a year. The ex-dividend date on file is October 1, 2026. Dividends are recorded for 11 calendar years; 2026 shows 4 payments totalling $4.55 a share. The year before, 2025, totalled $4.43 a share.

The strongest complete calendar year on file is 2021 at +65.97%; the weakest is 2020 at −30.66%. Of the 9 complete calendar years on file, 4 finished higher. So far in 2026 the total return is +9.42%.

Peer Comparison

Federal Realty Investment Trust (FRT) operates in the REIT - Retail industry. Here is how it compares to its closest peers by market capitalization:

Company Ticker Market Cap P/E Ratio
Federal Realty Investment Trust FRT $9.25B 21.4
Simon Property Group, Inc. SPG $78.03B 14.5
Realty Income Corporation O $52.37B 40.1
Kimco Realty Corporation (HC) KIM $15.24B 26.7

The REIT - Retail industry average P/E ratio is 25.5x. Federal Realty Investment Trust trades at a P/E of 21.4.

Every figure above is read from this page's own data on each daily rebuild. Informational only, not financial advice. As of October 21, 2026.

Related REIT - Retail Stocks

SPG

Simon Property Group, Inc.

$78.03B

 O

Realty Income Corporation

$52.37B

 KIM

Kimco Realty Corporation (HC)

$15.24B

 REG

Regency Centers Corporation

$13.50B

 BRX

Brixmor Property Group Inc.

$8.37B

 ADC

Agree Realty Corporation

$8.04B
View all REIT - Retail stocks →

Popular Real Estate Stocks

WELL

Welltower Inc.

$168.75B

 PLD

Prologis, Inc.

$124.04B

 EQIX

Equinix, Inc.

$98.18B

 AMT

American Tower Corporation

$82.77B

 DLR

Digital Realty Trust, Inc.

$66.59B
View all Real Estate stocks →

About Federal Realty Investment Trust

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 2,700 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.

Visit website →