Federal Realty Investment Trust (FRT) Stock Overview
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. More details
| Snowflake Score | |
|---|---|
| Valuation | 4/6 |
| Future Growth | 0/6 |
| Past Performance | 4/6 |
| Financial Health | 1/6 |
| Dividends | 5/6 |
Rewards
Risk Analysis
FRT Community Fair Values
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Analyst Price Targets
Federal Realty Investment Trust Competitors
Price History & Performance
| Historical stock prices | |
|---|---|
| Current Share Price | US$122.56 |
| 52 Week High | US$123.59 |
| 52 Week Low | US$89.99 |
| Beta | 0.94 |
| 1 Month Change | 5.95% |
| 3 Month Change | 15.04% |
| 1 Year Change | 27.11% |
| 3 Year Change | 27.48% |
| 5 Year Change | -0.85% |
| Change since IPO | 2,996.25% |
Recent News & Updates
Seeking Alpha • Jun 05
Federal Realty Trust: Still Undervalued To Our Fair Value Target
Summary Federal Realty Investment Trust offers a rare blend of quality, dividend growth, and attractive valuation among REITs. FRT’s Q1 2026 results showed 10.3% revenue growth, 10.6% core FFO per share growth, and robust leasing spreads, validating its Class A property strategy. Trading at a 16% discount to fair value with a 3.9% yield, FRT is positioned for 4.5% annual FFO growth and continued dividend increases. Interest rate headwinds and geographic concentration pose risks, but FRT’s strong balance sheet and capital recycling support its long-term investment case. Read the full article on Seeking Alpha
Narrative Update • Jun 04
FRT: New Growth Cycle And Fair Valuation Frame Rockville Pike Outlook
Federal Realty Investment Trust's analyst price target is now framed around a fair value estimate of $125.46, up from $118.83, as analysts highlight elevated in-place rent escalators, leasing and occupancy potential, and capital recycling as key supports for stronger earnings power and a higher future P/E assumption. Analyst Commentary Recent Street research on Federal Realty Investment Trust points to a generally constructive shift in sentiment, with several firms lifting ratings and price targets alongside updated assumptions on rent growth, occupancy and cap rates.Narrative Update • May 13
FRT: Sector Repricing And Rockville Pike Concentration Will Guide Earnings Outlook
Analysts have nudged the fair value estimate for Federal Realty Investment Trust higher to $118.83 from $116.05, reflecting updated models that incorporate recent Q4-driven price target revisions across the Street and slightly adjusted assumptions for the discount rate, revenue growth, profit margin, and future P/E. Analyst Commentary Recent research has centered on recalibrated price targets after Q4 results, with several firms updating models for Federal Realty Investment Trust while keeping a close eye on sector-wide REIT assumptions, balance sheet priorities, and external growth plans.Recent updates
Seeking Alpha • Jun 05
Federal Realty Trust: Still Undervalued To Our Fair Value Target
Summary Federal Realty Investment Trust offers a rare blend of quality, dividend growth, and attractive valuation among REITs. FRT’s Q1 2026 results showed 10.3% revenue growth, 10.6% core FFO per share growth, and robust leasing spreads, validating its Class A property strategy. Trading at a 16% discount to fair value with a 3.9% yield, FRT is positioned for 4.5% annual FFO growth and continued dividend increases. Interest rate headwinds and geographic concentration pose risks, but FRT’s strong balance sheet and capital recycling support its long-term investment case. Read the full article on Seeking AlphaNarrative Update • Jun 04
FRT: New Growth Cycle And Fair Valuation Frame Rockville Pike Outlook
Federal Realty Investment Trust's analyst price target is now framed around a fair value estimate of $125.46, up from $118.83, as analysts highlight elevated in-place rent escalators, leasing and occupancy potential, and capital recycling as key supports for stronger earnings power and a higher future P/E assumption. Analyst Commentary Recent Street research on Federal Realty Investment Trust points to a generally constructive shift in sentiment, with several firms lifting ratings and price targets alongside updated assumptions on rent growth, occupancy and cap rates.Narrative Update • May 13
FRT: Sector Repricing And Rockville Pike Concentration Will Guide Earnings Outlook
Analysts have nudged the fair value estimate for Federal Realty Investment Trust higher to $118.83 from $116.05, reflecting updated models that incorporate recent Q4-driven price target revisions across the Street and slightly adjusted assumptions for the discount rate, revenue growth, profit margin, and future P/E. Analyst Commentary Recent research has centered on recalibrated price targets after Q4 results, with several firms updating models for Federal Realty Investment Trust while keeping a close eye on sector-wide REIT assumptions, balance sheet priorities, and external growth plans.Narrative Update • Apr 27
FRT: Sector Repricing And Rockville Pike Expansion Will Shape Earnings Balance
Analysts have nudged the fair value estimate for Federal Realty Investment Trust higher to $116.05 from $115.58, reflecting updated models around modestly stronger revenue growth assumptions, a slightly lower discount rate, and a stable long term P/E framework informed by recent price target increases across the Street. Analyst Commentary Recent Street research on Federal Realty Investment Trust points to a cluster of price target moves that anchor the current fair value view.Narrative Update • Apr 12
FRT: Sector Repricing And DC Expansion Will Shape Earnings And Buybacks
Narrative Update on Federal Realty Investment Trust The analyst price target for Federal Realty Investment Trust has increased into a $107 to $127 range, as analysts factor in updated Q4 models, a sector re rating in 2026, and a preference for disciplined capital allocation that balances asset sales, earnings growth, and selective buybacks. Analyst Commentary Recent Street research around Federal Realty Investment Trust has centered on refreshed Q4 models, updated sector views for 2026, and management's approach to capital allocation.Narrative Update • Mar 29
FRT: Sector Repricing Will Support Dense DC Expansion And Earnings Base
Analysts have raised the price target on Federal Realty Investment Trust by a few dollars, reflecting modestly revised assumptions for revenue growth, profit margin and future P/E, following recent sector-wide target increases from multiple firms. Analyst Commentary Recent research on Federal Realty Investment Trust points to a generally constructive tone, with several firms lifting price targets after updating models around Q4 results and sector level assumptions.Narrative Update • Mar 12
FRT: Sector Repricing Will Offset Margin Pressure And Flat Buyback Activity
Analysts have nudged their price targets for Federal Realty Investment Trust higher, citing updated Q4 models, modestly higher long run revenue growth assumptions and a slightly lower discount rate as the shopping center REIT sector is re-rated. This comes even as they factor in a lower profit margin outlook and a higher future P/E near 42x, with targets from firms in recent research clustered roughly in the $105 to $127 range.Narrative Update • Feb 26
FRT: Q4 Repricing Will Balance Peak Fundamentals With Buyback Optionality
The analyst price target for Federal Realty Investment Trust has been revised higher, reflecting a fair value estimate moving from about $112.45 to roughly $114.42, as analysts incorporate updated Q4 models, modestly adjusted growth and margin assumptions, and a slightly lower future P/E multiple into their views. Analyst Commentary Recent Street research on Federal Realty Investment Trust points to a mixed, but generally constructive, view on valuation following the latest Q4 updates.Narrative Update • Feb 11
FRT: Fair View Will Balance Peak Fundamentals With Sector Neutrality
Analysts made a modest upward tweak to their price target for Federal Realty Investment Trust, lifting fair value by roughly $0.10 to about $112.45 as small shifts in discount rate, revenue growth, profit margin and future P/E assumptions were incorporated into updated REIT sector models and recent price target moves around $105 to $113. Analyst Commentary Recent research on Federal Realty points to a mixed tone, with some price targets nudged higher and others trimmed, as analysts fine tune their models for the broader REIT group and the shopping center segment in particular.Narrative Update • Jan 28
FRT: Fair View Will Balance Peak Retail Conditions And Neutral Sector Outlook
Analysts made a small upward adjustment to their price target on Federal Realty Investment Trust, with the fair value estimate moving from about $112.13 to $112.34 as they factor in updated Street research that includes mixed target changes and generally Neutral sector views. Analyst Commentary Recent Street research on Federal Realty Investment Trust presents a mixed picture, with modest target changes and a generally Neutral stance on the broader real estate investment trust sector.Narrative Update • Jan 14
FRT: Fair View Will Balance Peak Retail Conditions And Updated Earnings Outlook
Analysts have nudged their price targets for Federal Realty Investment Trust higher, raising fair value estimates to about $112 from about $110 as they refine discount rates, revenue growth assumptions, profit margins and future P/E in response to recent sector-wide REIT updates and company-specific research. Analyst Commentary Recent research on Federal Realty Investment Trust points to a mixed but constructive tone, with several firms lifting price targets while tempering enthusiasm with more neutral ratings and sector views.Seeking Alpha • Apr 12
Federal Realty Investment Is Now In Buy Territory, Yielding Close To 5%
Summary The recent market volatility has made Federal Realty Investment Trust an attractive investment due to its high-quality assets and consistent dividend growth over 5 decades. FRT's current dividend yield of 4.95% surpasses the risk-free rate, making it appealing as the Fed is expected to cut rates soon. Lower interest rates could boost FRT's property values and profitability, providing both capital appreciation and strong dividend income. Despite risks like interest rate fluctuations and e-commerce impacts, FRT's stable cash flow and high dividend coverage ratio make it a compelling investment. Read the full article on Seeking AlphaSeeking Alpha • Mar 03
FRT: Your Favorite REIT Has No Alpha
Summary Federal Realty Investment Trust excels in the REIT sector, owning high-quality retail and mixed-use properties with a 96.2% lease rate and 94.1% occupancy. FRT's financials are strong, with a $7.75 billion property value, 8.9% asset yield, and 6.4% FFO yield, but the preferred stock lacks Alpha. FRT's bonds, rated BAA1 by Moody's, offer yields from 4.7% to 5.9%, but still lack Alpha compared to higher-rated bonds. Despite FRT's historical performance, current market conditions suggest low expectations for Alpha; common stock is the best investment option. Read the full article on Seeking AlphaSeeking Alpha • Dec 18
Federal Realty: Is This Dividend King A Buy?
Summary Federal Realty Investment Trust, a Dividend King, has increased dividends for 57 years and maintains strong fundamentals and diverse, low-risk tenants in metro markets. The REIT's valuation isn't currently favorable, but it remains a market leader with a diversified income stream and solid management. Despite economic uncertainties, Federal Realty's low leverage and high liquidity justify a premium, though it's not a buy above $110/share. Future growth is expected to be slower, with a target price of $110/share to meet a 15% annualized return by 2026-2027. Read the full article on Seeking AlphaSeeking Alpha • Dec 02
Federal Realty: A Dividend King For Your Holiday Portfolio
Summary Federal Realty Investment Trust offers a well-protected 3.8% dividend yield, supported by a high-quality portfolio of premium shopping centers and mixed-use properties in attractive markets. Strong Q3 results, including record FFO/share growth and robust leasing activity, highlight FRT's resilience and growth potential. FRT's solid balance sheet, reasonable valuation at a forward P/FFO of 17.2, and prospects for mid-single-digit annual FFO growth make it a compelling long-term investment. Investors seeking higher yields may consider FRT's Series C Preferred Stock, offering a 5.7% yield and trading at a discount to par value. Read the full article on Seeking AlphaSeeking Alpha • Sep 30
Federal Realty Trust: A Reliable REIT With A Proven Track Record Growing FFO Per Share
Summary Federal Realty focuses on high-quality retail properties in affluent U.S. markets, generating income through long-term leases and active property management. The company boasts a near 60-year track record of growing dividends, offering a 3.8% yield, providing stability and appeal to investors. Strong demographic profiles and high household incomes in Federal Realty's markets drive demand, ensuring high occupancy rates and consistent rental income growth. Federal Realty's premium valuation is justified by its best-in-class properties, high tenant quality, high occupancies, and resilient performance even during economic downturns. Read the full article on Seeking AlphaSeeking Alpha • Aug 29
Federal Realty Investment: Provides Stability But Underwhelming Growth (Downgrade)
Summary Federal Realty Investment Trust (FRT) offers stability with over 55 years of consecutive dividend increases, making it a reliable choice for dividend investors. Despite a diverse portfolio of tenants and solid Q2 earnings, FRT appears overvalued with a price to FFO ratio higher than the sector median. FRT's exposure to mixed-use office properties poses a risk due to the growing trend of remote work, potentially impacting future earnings. While interest rate cuts could boost FRT's price, the lack of aggressive growth limits significant upside potential. Read the full article on Seeking Alpha
New Narrative • Aug 25
Strategic Acquisitions And Capital Reallocations Fuel Revenue And Earnings Growth
Strategic capital reallocation towards high-growth assets and a growth-focused acquisition strategy are set to enhance revenue, net margins, and earnings potential.Seeking Alpha • Aug 14
Federal Realty Investment: Quality That Is Worth The Premium
Summary FRT's Q2, 2024 earnings report shows record FFO per share, strong leasing activity, and robust cash generation levels. FRT's balance sheet remains strong with declining debt ratios and increased fixed charge coverage, allowing for future growth and M&A activity. Despite trading at a premium to peers, FRT's combination of notable organic growth potential and more active M&A strategy, should continue to justify the valuation. Read the full article on Seeking AlphaSeeking Alpha • Jun 15
Federal Realty Investment: The Opportunity Is Still There After Q1 2024
Summary April this year I issued a bullish article on FRT, where since then the stock price has remained somewhat flat despite the strong Q1 report. The Q1, 2024 earnings report reveal several interesting dynamics that together clearly enhance FRT's growth prospects even further. In this article I elaborate on the key aspects of Q1 report and on why I think that FRT's investment case has strengthened. Read the full article on Seeking AlphaSeeking Alpha • May 10
Federal Realty Investment: A Wonderful Business At A Fair Price
Summary FRT stock is trading at a large valuation premium, either compared to the sector median or to risk-free rates. However, uncertain times like ours are not the time to chase yield or look for basement bargains. FRT's growth would shrink its valuation multiples steadily to very attractive levels in a few years. And as for FRT's P/FFO premium over the sector, it is well justified in my view given the quality of its properties compared to the sector average. Read the full article on Seeking AlphaShareholder Returns
| FRT | US Retail REITs | US Market | |
|---|---|---|---|
| 7D | 2.4% | 1.2% | -2.8% |
| 1Y | 27.1% | 18.0% | 22.8% |
Return vs Industry: FRT exceeded the US Retail REITs industry which returned 18% over the past year.
Return vs Market: FRT exceeded the US Market which returned 23.5% over the past year.
Price Volatility
| FRT volatility | |
|---|---|
| FRT Average Weekly Movement | 2.5% |
| Retail REITs Industry Average Movement | 2.6% |
| Market Average Movement | 7.2% |
| 10% most volatile stocks in US Market | 16.6% |
| 10% least volatile stocks in US Market | 3.1% |
Stable Share Price: FRT has not had significant price volatility in the past 3 months compared to the US market.
Volatility Over Time: FRT's weekly volatility (2%) has been stable over the past year.
About the Company
| Founded | Employees | CEO | Website |
|---|---|---|---|
| 1962 | 317 | Don Wood | www.federalrealty.com |
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. Founded in 1962, 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 Investment Trust Fundamentals Summary
| FRT fundamental statistics | |
|---|---|
| Market cap | US$10.65b |
| Earnings (TTM) | US$496.81m |
| Revenue (TTM) | US$1.31b |
21.3x
P/E Ratio8.1x
P/S RatioIs FRT overvalued?
See Fair Value and valuation analysisEarnings & Revenue
| FRT income statement (TTM) | |
|---|---|
| Revenue | US$1.31b |
| Cost of Revenue | US$420.25m |
| Gross Profit | US$892.56m |
| Other Expenses | US$395.76m |
| Earnings | US$496.81m |
Last Reported Earnings
Mar 31, 2026
Next Earnings Date
n/a
| Earnings per share (EPS) | 5.75 |
| Gross Margin | 67.99% |
| Net Profit Margin | 37.84% |
| Debt/Equity Ratio | 136.1% |
How did FRT perform over the long term?
See historical performance and comparisonDividends
3.7%
Current Dividend Yield61%
Payout RatioDoes FRT pay a reliable dividends?
See FRT dividend history and benchmarks| Federal Realty Investment Trust dividend dates | |
|---|---|
| Ex Dividend Date | Jul 01 2026 |
| Dividend Pay Date | Jul 15 2026 |
| Days until Ex dividend | 23 days |
| Days until Dividend pay date | 37 days |
Does FRT pay a reliable dividends?
See FRT dividend history and benchmarksCompany Analysis and Financial Data Status
| Data | Last Updated (UTC time) |
|---|---|
| Company Analysis | 2026/06/07 21:40 |
| End of Day Share Price | 2026/06/05 00:00 |
| Earnings | 2026/03/31 |
| Annual Earnings | 2025/12/31 |
Data Sources
The data used in our company analysis is from S&P Global Market Intelligence LLC. The following data is used in our analysis model to generate this report. Data is normalised which can introduce a delay from the source being available.
| Package | Data | Timeframe | Example US Source * |
|---|---|---|---|
| Company Financials | 10 years |
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| Analyst Consensus Estimates | +3 years |
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| Market Prices | 30 years |
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| Ownership | 10 years |
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| Management | 10 years |
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| Key Developments | 10 years |
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* Example for US securities, for non-US equivalent regulatory forms and sources are used.
Unless specified all financial data is based on a yearly period but updated quarterly. This is known as Trailing Twelve Month (TTM) or Last Twelve Month (LTM) Data. Learn more.
Analysis Model and Snowflake
Details of the analysis model used to generate this report is available on our Github page, we also have guides on how to use our reports and tutorials on Youtube.
Learn about the world class team who designed and built the Simply Wall St analysis model.
Industry and Sector Metrics
Our industry and section metrics are calculated every 6 hours by Simply Wall St, details of our process are available on Github.
Analyst Sources
Federal Realty Investment Trust is covered by 44 analysts. 8 of those analysts submitted the estimates of revenue or earnings used as inputs to our report. Analysts submissions are updated throughout the day.
| Analyst | Institution |
|---|---|
| Christopher Lucas | Baird |
| Anthony Powell | Barclays |
| Richard Hightower | Barclays |