Federal Realty Investment Trust (FRT): Filings, Insider Trades, Events

Quarter	Revenue	Net income	EPS
Q2 FY2026	$335.7M	$85.7M	0.97
Q1 FY2026	$341.1M	$159.1M	1.81
Q4 FY2025	$336.0M	$129.7M	1.48
Q3 FY2025	$322.3M	$61.6M	0.69

Form	Filed
8-K	11 Aug 2026
10-Q	31 Jul 2026
8-K	31 Jul 2026
8-K	6 May 2026
10-Q	1 May 2026
8-K	1 May 2026
8-K	15 Apr 2026
ARS	27 Mar 2026

Financial statements

The income statement, balance sheet and cash flow by year and by quarter, line by line as the company reports them. Each column names the filing it comes from.

48 lines · 18 years · US$ millionsJSON

Fiscal period	FY2008	FY2009	FY2010	FY2011	FY2012	FY2013	FY2014	FY2015	FY2016	FY2017	FY2018	FY2019	FY2020	FY2021	FY2022	FY2023	FY2024	FY2025
Period ending	Dec 2008	Dec 2009	Dec 2010	Dec 2011	Dec 2012	Dec 2013	Dec 2014	Dec 2015	Dec 2016	Dec 2017	Dec 2018	Dec 2019	Dec 2020	Dec 2021	Dec 2022	Dec 2023	Dec 2024	Dec 2025
Source filing	10-K	10-K	10-K	10-K	10-K	10-K	10-K	10-K	10-K	10-K	10-K	10-K	10-K	10-K	10-K	10-K	10-K	10-K
Filed	15 Feb 2011	16 Feb 2012	12 Feb 2013	11 Feb 2014	10 Feb 2015	9 Feb 2016	13 Feb 2017	13 Feb 2018	13 Feb 2019	10 Feb 2020	11 Feb 2021	10 Feb 2022	8 Feb 2023	12 Feb 2024	13 Feb 2025	12 Feb 2026	12 Feb 2026	12 Feb 2026
Rental income	501M	511M^r	523M^r	537M^r	580M^r	620M	666M	728M	787M	854M^r	912M^r	933M	832M	949M	1,048M^r	1,101M^r	1,170M	1,246M
Other property income	14M	13M^r	15M	9.3M^r	20M^r	12M	15M	12M	11M	13M	17M	–	–	–	26M	30M	31M	32M
Mortgage interest income	4.5M	4.9M	4.6M	5.1M	5.5M	5.2M	5M	4.4M	4M	3.1M	3.1M	3.1M	3.3M	2.4M	1.1M	1.1M	1.1M	1.1M
+Total revenue	520M	529M^r	542M^r	551M^r	606M^r	637M	686M	744M	802M	857M	915M	936M	836M	951M	1,074M	1,132M	1,203M	1,279M
+Rental expenses	110M	108M^r	111M^r	109M^r	113M^r	119M	135M	148M	158M	165M	173M	188M	171M	198M	229M	232M	250M	267M
+Real estate taxes	55M	58M^r	59M^r	60M^r	67M^r	72M	77M	86M	95M	108M	115M	111M	119M	119M	128M	131M	142M	151M
+General and administrative	27M	22M	24M	29M	31M	32M	32M	36M	33M	36M	34M	43M	42M	50M	53M	51M	50M	47M
+Depreciation and amortization	111M	114M^r	119M^r	126M^r	142M^r	161M	171M	175M	194M	216M	244M	240M	255M	280M	302M	322M	343M	368M
−Total operating expenses	302M	319M^r	313M^r	325M^r	352M^r	383M	415M	444M	481M	525M	566M	581M	587M	646M	712M	736M	784M	834M
Gain on sale of real estate, net	–	0M	0.4M	0M	12M	5M	4.4M	28M	–	78M	12M	116M	–	–	–	–	–	–
+New market tax credit transaction income	–	–	–	–	–	–	–	–	–	–	–	–	0M	0M	70M	0M	0M	14M
+Gain on sale of real estate	–	–	0M	0M	0M	0M	0M	0M	–	–	–	–	98M	90M	94M	9.9M	54M	150M
−Impairment charge	–	–	–	–	–	–	–	–	–	–	0M	0M	57M	0M	0M	0M	0M	7.4M
Gain on sale of real estate and change in control of interest, net of tax	13M	1.3M	1.4M	15M	12M	29M	4.4M	28M	–	–	12M	116M	98M	90M	–	–	–	–
OPERATING INCOME	217M	210M^r	229M^r	227M^r	254M^r	254M	271M	300M	321M	410M^r	362M^r	471M	290M	395M	526M	407M	472M	602M
% of total revenue	41.8%	39.6%	42.3%	41.1%	41.9%	39.9%	39.5%	40.3%	40.0%	47.8%	39.5%	50.3%	34.7%	41.5%	49.0%	35.9%	39.3%	47.1%
+Other interest income	0.9M	1.9M	0.3M	0.2M	0.7M	0.4M	0.1M	0.1M	0.4M	0.5M	0.9M	1.3M	1.9M	0.8M	1.1M	4.7M	4.3M	3.1M
−Interest expense	99M	109M	102M	99M	113M	105M	94M	93M	95M	100M	110M	110M	136M	128M	137M	168M	176M	184M
Early extinguishment of debt	–	-2.6M	-2.8M	0.3M	0M	-13M	-11M	-19M	0M	-12M	0M	0M	-11M	0M	0M	–	–	–
+Income from partnerships	1.6M	1.3M	1.1M	1.8M	1.8M	1.5M	1.2M	1.4M	0.1M	-0.4M	-3.4M	-2M	-8.1M	1.2M	5.2M	3.9M	3.2M	1.9M
NET INCOME	135M	104M	128M	150M	156M	168M	172M	218M	259M	298M	249M	361M	136M	269M	396M	247M	304M	424M
% of total revenue	26.0%	19.7%	23.7%	27.1%	25.8%	26.3%	25.1%	29.4%	32.3%	34.7%	27.2%	38.5%	16.3%	28.3%	36.8%	21.8%	25.3%	33.1%
−Net income attributable to noncontrolling interests	5.4M	5.6M	5.4M	5.7M	4.3M	4.9M	7.8M	8.2M	9M	8M	7.1M	6.7M	4.2M	7.6M	10M	10M	9.1M	13M
NET INCOME ATTRIBUTABLE TO THE TRUST / PARTNERSHIP	130M	98M	123M	144M	152M	163M	165M	210M	250M	290M	242M	354M	132M	262M	386M	237M	295M	411M
% of total revenue	25.0%	18.6%	22.7%	26.1%	25.1%	25.5%	24.0%	28.3%	31.2%	33.8%	26.4%	37.8%	15.8%	27.5%	35.9%	20.9%	24.6%	32.1%
−Dividends on preferred shares	0.5M	0.5M	0.5M	0.5M	0.5M	0.5M	0.5M	0.5M	0.5M	2.5M	8M	8M	8M	8M	8M	8M	8M	8M
NET INCOME AVAILABLE FOR COMMON SHAREHOLDERS	129M	98M	122M	143M	151M	162M	164M	210M	249M	288M	234M	346M	124M	254M	378M	229M	287M	403M
% of total revenue	24.9%	18.5%	22.6%	26.0%	25.0%	25.4%	23.9%	28.2%	31.1%	33.5%	25.5%	37.0%	14.8%	26.6%	35.1%	20.2%	23.9%	31.5%
Net income available for common shareholders	2.19	1.63	1.99	2.29	2.36	2.47	2.42	3.04	3.51	3.97	3.18	4.61	1.62	3.26	4.71	2.80	3.42	4.68
Weighted average number of common shares	59M	60M	61M	62M	64M	65M	67M	69M	71M	72M	73M	75M	76M	77M	80M	81M	84M	86M
Net income available for common shareholders	2.19	1.63	1.98	2.28	2.35	2.46	2.41	3.03	3.50	3.97	3.18	4.61	1.62	3.26	4.71	2.80	3.42	4.68
Weighted average number of common shares	59M	60M	61M	63M	64M	66M	68M	69M	71M	72M	73M	75M	76M	77M	81M	81M	84M	86M
+Other comprehensive income - change in value of interest rate swaps	–	–	0M	-3.9M	-8.4M	11M	-2.1M	-0.6M	1.5M	2.6M	-0.4M	-0.4M	-5.3M	3.9M	8.6M	-1.8M	0.7M	-2.9M
COMPREHENSIVE INCOME	–	–	128M	146M	148M	179M	170M	218M	260M	301M	249M	360M	131M	273M	404M	245M	305M	421M
−Comprehensive income attributable to noncontrolling interests	–	–	5.4M	5.7M	4.3M	4.9M	7.8M	8.2M	9M	8M	7.1M	6.7M	3.7M	7.9M	11M	10M	9.1M	12M
COMPREHENSIVE INCOME ATTRIBUTABLE TO THE TRUST / PARTNERSHIP	–	–	123M	140M	144M	174M	162M	210M	251M	293M	242M	354M	127M	265M	393M	235M	296M	408M

Hover a figure for its source.^r restated in a later filing– not reported in that period

Lines in the order and wording of the 10-K filed 12 Feb 2026. 287 of 287 subtotals add up to the company's own totals, and the balance sheet balances in 82 of 82 periods. Newest filing read: 31 Jul 2026.

Free for personal research, with credit (Data by Shikshan Nivesh) and a link. API access, bulk files and commercial use need a licence: the data licence.

Charts

Any figure or ratio in the record, by year, by quarter or on a trailing twelve months, as a value or as growth, against a peer if you like. Hover for the figures.

Revenue · quarterly · US$

Latest Jun 2026: $335.71M

FRT · Federal Realty Investment TrustFrom2010to2026

Revenue = rev

$335.7M · Jun 2026

7.8% · Jun 2026

−1.6% · Jun 2026

47.9% · Jun 2026

OperatingNet

$85.7M · Jun 2026

$379.1M · Dec 2019

$0.97 · Jun 2026

86.4M · Dec 2025

$107.2M · Jun 2026

6.8% · Dec 2025

$622.4M · Dec 2025

Operating cash flowCapital spending

$4.46 · Dec 2025

Price at its own past P/E range

FRT $108.74 · 22.0× P/E · 23 Oct 2026

Month-end priceAt its median P/E, 36.3×Between its 10th and 90th percentile, 23.5× to 55.6×

Method. Each month-end, the trailing-twelve-month diluted EPS known that month (from filings filed by then) at the 10th, 50th and 90th percentile of this stock's own month-end P/E from 2012-05 to 2026-10. Months with the figure at or below zero are left out. A summary of the multiples the stock has traded at, not a value.

Ratios

Every ratio, worked out the same way for every company, by year or on a trailing twelve months. Hover a ratio for its formula.

145 ratios · 8 in profitabilityJSON

Fiscal year ending	Dec 2008	Dec 2009	Dec 2010	Dec 2011	Dec 2012	Dec 2013	Dec 2014	Dec 2015	Dec 2016	Dec 2017	Dec 2018	Dec 2019	Dec 2020	Dec 2021	Dec 2022	Dec 2023	Dec 2024	Dec 2025
Return on common equity	–	–	10.8%	12.4%	12.1%	11.9%	10.7%	12.8%	13.7%	13.5%	10.1%	14.2%	4.9%	10.0%	13.6%	7.7%	9.4%	12.6%
Return on assets	–	–	3.8%	4.2%	4.0%	4.0%	3.8%	4.5%	4.8%	5.0%	3.9%	5.4%	1.8%	3.4%	4.9%	2.8%	3.5%	4.7%
Return on capital	–	–	6.8%	6.3%	6.6%	6.2%	6.1%	6.3%	6.1%	6.8%	5.5%	6.7%	3.7%	4.9%	6.4%	4.7%	5.3%	6.7%
Return on invested capital	–	–	7.0%	6.4%	6.7%	6.3%	6.2%	6.4%	6.1%	6.8%	5.5%	6.8%	4.0%	5.3%	6.5%	4.8%	5.5%	6.8%
Operating margin	41.8%	39.6%	42.3%	41.1%	41.9%	39.9%	39.5%	40.3%	40.0%	47.8%	39.5%	50.3%	34.7%	41.5%	49.0%	35.9%	39.3%	47.1%
Incremental operating margin	–	−86.2%	148.8%	−29.6%	50.1%	0.9%	34.7%	50.3%	36.2%	160.0%	−83.6%	536.9%	180.9%	90.9%	106.9%	−207.6%	93.7%	169.7%
Profit margin	25.0%	18.6%	22.7%	26.1%	25.1%	25.5%	24.0%	28.3%	31.2%	33.8%	26.4%	37.8%	15.8%	27.5%	35.9%	20.9%	24.6%	32.1%
Net income to common margin	24.9%	18.5%	22.6%	26.0%	25.0%	25.4%	23.9%	28.2%	31.1%	33.5%	25.5%	37.0%	14.8%	26.6%	35.1%	20.2%	23.9%	31.5%

Hover a ratio for its formula as computed; avg() is the mean of the line now and a year earlier. The bar mark charts it. Worked out the same way for every company, from the standardized statements. Newest filing read: 31 Jul 2026.

What the company said with its results

The key points, guidance and management's own words from each of the last four results releases.

Key points

Core FFO per share rose 6.8%
Core FFO per diluted share was $1.88 for the quarter, against $1.76 a year earlier, a 6.8% increase.
Nareit FFO per share declined 1.6%
Nareit FFO per diluted share was $1.88 against $1.91. The decline reflects $13.0 million, or $0.15 per share, of one-time new market tax credit income in the second quarter of 2025.
Net income per share fell on lower gains
Net income available for common shareholders per diluted share was $0.97 against $1.78. The gain on sale of real estate was $20.6 million against $76.5 million.
Six-month Nareit FFO per share higher
For the six months, Nareit FFO per diluted share was $3.75 against $3.61, and net income per diluted share was $2.78 against $2.51.
Total revenue rose on rental income
Total revenue was $335.7 million against $311.5 million, with rental income at $325.9 million against $302.5 million.
Record comparable leasing volume
124 comparable retail leases covering 819,273 square feet were signed, an all-time volume record for the company.
Trailing twelve-month leasing record
Over the trailing twelve months, 453 comparable leases covering 2,796,064 square feet were signed, a record for any 12-month period, with 17% cash and 29% straight-line rent growth.
Leased rate up, occupancy flat
Overall occupancy was 93.8%, flat sequentially and up 20 basis points year-over-year. The leased rate was 96.1%, flat sequentially and up 70 basis points year-over-year.
Small shop leased rate up
The small shop leased rate was 93.9%, up 10 basis points from the first quarter and up 50 basis points year-over-year.
Blayr residential units fully delivered
The residential units at Blayr in Bala Cynwyd were fully delivered. The building also has 19,000 square feet of ground-floor retail and is being leased up for the first time.
Two office buildings fully leased
The 369,000 square foot Santana West office building is fully leased, with $315 million to $335 million of projected cost. The 262,000 square foot 915 Meeting Street office building at Pike & Rose is also fully leased.
Kingstowne retail assemblage completed
An adjacent 88,000 square foot parcel at Kingstowne Towne Center in Alexandria was acquired for $19.7 million on April 17, completing the assemblage.
Portfolio of 103 properties
The portfolio comprises 103 properties with about 3,700 tenants in 28.8 million commercial square feet and about 2,500 residential units.
Rental expenses and G&A rose
Rental expenses were $64.5 million against $61.6 million. General and administrative expense was $13.5 million against $11.9 million.

Guidance

Net income available for common shareholders per diluted share$4.22 to $4.30Full year 2026 · raised from $3.94 to $4.03
Nareit FFO per diluted share$7.48 to $7.56Full year 2026 · raised from $7.46 to $7.55
Core FFO per diluted share$7.48 to $7.56Full year 2026 · raised from $7.46 to $7.55
Comparable property POI growth3.25% to 3.75%Full year 2026 · raised from 3.125% to 3.625%
Core FFO growth over prior year5.9% to 7.1%Full year 2026 · raised from 5.7% to 6.9%
Lease termination fees$10 million to $11 millionFull year 2026 · raised from $8 million to $9 million
Incremental redevelopment and expansion POI$14.5 million to $15.5 millionFull year 2026 · raised from $14 million to $15 million
General and administrative expenses$49 million to $51 millionFull year 2026 · raised from $47 million to $49 million
Development and redevelopment capital$175 million to $225 millionFull year 2026 · kept from $175 million to $225 million
Capitalized interest$11 million to $12 millionFull year 2026 · kept from $11 million to $12 million
Gain on sale of real estate per diluted share$1.30Full year 2026 · not stated

In their words

“This was another quarter of record leasing activity and outsized FFO growth, extending a trend we've sustained for several quarters now, and it's exactly why we're confident executing against the long-term plan we shared with investors at Santana Row” Donald C. Wood, President and Chief Executive Officer

“It all comes back to productivity — getting more out of the exceptional real estate we already own — and that discipline is what's translating into durable growth for our shareholders” Donald C. Wood, President and Chief Executive Officer

Coming up

Common dividend payable October 15. The $1.16 regular common dividend is payable October 15, 2026 to holders of record October 1, 2026, and the Class C depositary share dividend is payable on the same dates.

Telephonic replay through August 14. A telephonic replay of the second quarter 2026 conference call is available through August 14, 2026.

Bethesda Row mortgage maturity. The $200.0 million mortgage secured by Bethesda Row matures December 28, 2026, with one one-year extension at the company's option.

Revenue by segment

As the company reports it in the segment note of each annual report: by business, by product and by region, latest year.

This company reports no segment split in its annual report.

Company events

Every 8-K, sorted by the event it reports, with the moment the SEC accepted it in New York time.


11 Aug 2026	8-K	Material agreementNew debtShare saleOther events	1.01, 2.03, 3.02, 8.01, 9.01
31 Jul 2026	8-K	Results	2.02, 9.01
6 May 2026	8-K	Shareholder vote	5.07
1 May 2026	8-K	Results	2.02, 9.01
15 Apr 2026	8-K	Material agreementAgreement endedNew debt	1.01, 1.02, 2.03, 9.01
12 Feb 2026	8-K	Results	2.02, 9.01
20 Nov 2025	8-K	Material agreement	1.01, 9.01
10 Nov 2025	8-K	Leadership change	5.02
31 Oct 2025	8-K	Results	2.02, 9.01
6 Aug 2025	8-K	Results	2.02, 9.01
9 May 2025	8-K	Leadership changeShareholder vote	5.02, 5.07, 9.01
8 May 2025	8-K	Results	2.02, 9.01
11 Apr 2025	8-K	Investor update	7.01, 9.01
21 Mar 2025	8-K	Material agreementAgreement endedNew debt	1.01, 1.02, 2.03, 9.01
14 Feb 2025	8-K	Leadership changeOther events	5.02, 8.01, 9.01
13 Feb 2025	8-K	Results	2.02, 9.01
15 Nov 2024	8-K	Leadership changeInvestor update	5.02, 7.01, 9.01
30 Oct 2024	8-K	Results	2.02, 9.01
1 Aug 2024	8-K	Results	2.02, 9.01
2 May 2024	8-K	Shareholder vote	5.07, 9.01
2 May 2024	8-K	Results	2.02, 9.01
11 Mar 2024	8-K	Other events	8.01, 9.01
12 Feb 2024	8-K	Results	2.02, 9.01
11 Jan 2024	8-K	Material agreementNew debtShare saleOther events	1.01, 2.03, 3.02, 8.01, 9.01
2 Nov 2023	8-K	Results	2.02, 9.01
2 Aug 2023	8-K	Results	2.02, 9.01
5 May 2023	8-K	Shareholder vote	5.07, 9.01
4 May 2023	8-K	Results	2.02, 9.01
12 Apr 2023	8-K	Other events	8.01, 9.01
9 Feb 2023	8-K	Leadership changeBylaws or fiscal year change	5.02, 5.03, 9.01
8 Feb 2023	8-K	Results	2.02, 9.01
3 Nov 2022	8-K	Results	2.02, 9.01
11 Oct 2022	8-K	Material agreementAgreement endedNew debt	1.01, 1.02, 2.03, 9.01
26 Sep 2022	8-K	Leadership change	5.02, 9.01
4 Aug 2022	8-K	Results	2.02, 9.01
5 May 2022	8-K	Shareholder vote	5.07, 9.01
5 May 2022	8-K	Results	2.02, 9.01
14 Feb 2022	8-K	Other events	8.01, 9.01
11 Feb 2022	8-K	Leadership change	5.02
10 Feb 2022	8-K	Results	2.02, 9.01
5 Jan 2022	8-K	Change in controlLeadership changeShareholder rights changeBylaws or fiscal year change	3.03, 5.01, 5.02, 5.03, 9.01
3 Jan 2022	8-K12B	Change in controlLeadership changeMaterial agreementDelisting noticeShareholder rights changeBylaws or fiscal year change	1.01, 3.01, 3.03, 5.01, 5.02, 5.03, 9.01
2 Dec 2021	8-K	Other events	8.01, 9.01
4 Nov 2021	8-K	Results	2.02, 9.01
5 Aug 2021	8-K	Leadership change	5.02
4 Aug 2021	8-K	Results	2.02, 9.01
7 May 2021	8-K	Other events	8.01, 9.01
6 May 2021	8-K	Shareholder vote	5.07
5 May 2021	8-K	Results	2.02, 9.01
19 Apr 2021	8-K	Material agreement	1.01, 9.01

1–50 of 150

8-K events each year

05101520

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Every filing

The company's filings with the SEC, newest first: 657 held. Insider, fund and large-holder filings have their own tables below.


11 Aug 2026	8-K	6 Aug 2026
31 Jul 2026	10-Q	30 Jun 2026
31 Jul 2026	8-K	31 Jul 2026
6 May 2026	8-K	6 May 2026
1 May 2026	10-Q	31 Mar 2026
1 May 2026	8-K	1 May 2026
15 Apr 2026	8-K	14 Apr 2026
27 Mar 2026	ARS	31 Dec 2025
27 Mar 2026	DEFA14A	–
27 Mar 2026	DEF 14A	6 May 2026
12 Feb 2026	10-K	31 Dec 2025
12 Feb 2026	8-K	12 Feb 2026
20 Nov 2025	8-K	17 Nov 2025
10 Nov 2025	8-K	7 Nov 2025
31 Oct 2025	10-Q	30 Sep 2025
31 Oct 2025	8-K	31 Oct 2025
6 Aug 2025	10-Q	30 Jun 2025
6 Aug 2025	8-K	6 Aug 2025
9 May 2025	8-K	7 May 2025
8 May 2025	10-Q	31 Mar 2025
8 May 2025	8-K	8 May 2025
11 Apr 2025	8-K	10 Apr 2025
28 Mar 2025	ARS	31 Dec 2024
28 Mar 2025	DEFA14A	–
28 Mar 2025	DEF 14A	7 May 2025
21 Mar 2025	8-K	20 Mar 2025
6 Mar 2025	UPLOAD	–
4 Mar 2025	CORRESP	–
28 Feb 2025	UPLOAD	–
14 Feb 2025	8-K	12 Feb 2025
13 Feb 2025	10-K	31 Dec 2024
13 Feb 2025	8-K	13 Feb 2025
15 Nov 2024	8-K	14 Nov 2024
30 Oct 2024	10-Q	30 Sep 2024
30 Oct 2024	8-K	30 Oct 2024
1 Aug 2024	10-Q	30 Jun 2024
1 Aug 2024	8-K	1 Aug 2024
2 May 2024	8-K	1 May 2024
2 May 2024	10-Q	31 Mar 2024
2 May 2024	8-K	2 May 2024
22 Mar 2024	ARS	31 Dec 2023
22 Mar 2024	DEFA14A	–
22 Mar 2024	DEF 14A	1 May 2024
11 Mar 2024	8-K	8 Mar 2024
8 Mar 2024	S-3ASR	–
8 Mar 2024	S-3ASR	–
12 Feb 2024	10-K	31 Dec 2023
12 Feb 2024	8-K	12 Feb 2024
11 Jan 2024	8-K	8 Jan 2024
2 Nov 2023	10-Q	30 Sep 2023

1–50 of 150

Insider trades

Form 4 trades by officers, directors and 10% owners, last 12 months, with the shares they held after.


30 Sep 2026	Lamb-Hale NicoleDirector	Sale outside a trading plan	200	$108.85	$21.8K	5,913	1 Oct 2026
30 Sep 2026	Lamb-Hale NicoleDirector	Sale outside a trading plan	100	$108.86	$10.9K	5,813	1 Oct 2026
30 Sep 2026	Lamb-Hale NicoleDirector	Sale outside a trading plan	380	$108.87	$41.4K	5,433	1 Oct 2026
30 Sep 2026	Lamb-Hale NicoleDirector	Sale outside a trading plan	140	$108.88	$15.2K	5,293	1 Oct 2026
30 Sep 2026	Lamb-Hale NicoleDirector	Sale outside a trading plan	200	$108.89	$21.8K	5,093	1 Oct 2026
30 Sep 2026	Lamb-Hale NicoleDirector	Sale outside a trading plan	40	$108.91	$4.4K	5,053	1 Oct 2026
30 Sep 2026	Lamb-Hale NicoleDirector	Sale outside a trading plan	60	$108.92	$6.5K	4,993	1 Oct 2026
30 Sep 2026	Lamb-Hale NicoleDirector	Sale outside a trading plan	80	$108.93	$8.7K	4,913	1 Oct 2026
30 Sep 2026	Lamb-Hale NicoleDirector	Sale outside a trading plan	100	$108.95	$10.9K	4,813	1 Oct 2026
30 Sep 2026	Lamb-Hale NicoleDirector	Sale outside a trading plan	200	$108.96	$21.8K	4,613	1 Oct 2026

Planned insider sales

Form 144 notices, filed when the sell order goes to the broker.


30 Sep 2026	Nicole Lamb-HaleDirector	1,500	$162.4K	30 Sep 2026

Large holders

Schedule 13D and 13G filings by holders of more than 5% of the voting shares.


12 Aug 2026	Norges Bank	13G amended	6.476%	5.6M
29 Apr 2026	Vanguard Portfolio Management	13G	8.44%	7.3M
29 Apr 2026	Vanguard Capital Management	13G	7.1%	6.1M
26 Mar 2026	The Vanguard Group	13G amended	0%	0

Trades by members of the House

From each member's periodic transaction report: the amount is the band the report gives.


22 Jul 2019	Tom MalinowskiNJ07	Purchase	$1,001 - $15,000	Self	9 Jul 2021
18 Jan 2019	Tom MalinowskiNJ07	Purchase	$15,001 - $50,000	Self	9 Jul 2021
25 Oct 2019	Tom MalinowskiNJ07	Sale	$1,001 - $15,000	Self	9 Jul 2021
25 Oct 2019	Tom MalinowskiNJ07	Sale	$15,001 - $50,000	Self	9 Jul 2021
25 Mar 2020	Tom MalinowskiNJ07	Purchase	$15,001 - $50,000	Self	5 Mar 2021

Short interest

Shares sold short and not yet bought back, on every FINRA settlement date.

Shares short, each settlement


30 Sep 2026	4.7M	+27.73%	4.06
15 Sep 2026	3.7M	-1.46%	5.14
31 Aug 2026	3.7M	+7.04%	6.31
14 Aug 2026	3.5M	+14.01%	3.58
31 Jul 2026	3.1M	+1.42%	3.23
15 Jul 2026	3.0M	-8.39%	4.38
30 Jun 2026	3.3M	+1.06%	3.42
15 Jun 2026	3.3M	-2.17%	3.06
29 May 2026	3.3M	+0.8%	3.46
15 May 2026	3.3M	+29.04%	3.4

1–10 of 211

Funds that hold it

Every fund's holding from its latest Form 13F, largest first, with what it added or trimmed in the quarter.

Funds holding

669

quarter to 30 Jun 2026

Added or new

342

since 31 Mar 2026

Trimmed

161

in the quarter

Largest holder

BlackRock, Inc.

$1.3B

The 60 largest of 669 funds, by value


BlackRock, Inc.	$1.3B	10.2M	+1.5M	Added	0.02%	Filing ↗
Vanguard Portfolio Management LLC	$885.7M	7.2M	-108.6K	Trimmed	0.04%	Filing ↗
State Street Corp.	$783.9M	6.4M	-28.5K	Trimmed	0.02%	Filing ↗
Norges Bank	$690.6M	5.6M	–	Held	0.07%	Filing ↗
Vanguard Capital Management LLC	$667.4M	5.4M	+25.8K	Added	0.01%	Filing ↗
Resolution Capital Ltd	$391.0M	3.2M	-476.8K	Trimmed	7.19%	Filing ↗
Invesco Ltd.	$313.3M	2.5M	-150.6K	Trimmed	0.03%	Filing ↗
AQR Capital Management LLC	$312.2M	2.5M	+403.5K	Added	0.11%	Filing ↗
Geode Capital Management, LLC	$287.5M	2.3M	+40.2K	Added	0.01%	Filing ↗
Price T Rowe Associates Inc.	$221.2M	1.8M	+980.0K	Added	0.02%	Filing ↗
Northern Trust Corp.	$204.7M	1.7M	+23.9K	Added	0.02%	Filing ↗
JPMorgan Chase & Co.	$191.2M	1.5M	+472.6K	Added	0.01%	Filing ↗
Charles Schwab Investment Management Inc.	$189.5M	1.5M	+44.2K	Added	0.03%	Filing ↗
ProShare Advisors LLC	$180.7M	1.5M	-164.8K	Trimmed	0.26%	Filing ↗
Dimensional Fund Advisors LP	$158.7M	1.3M	+1.6K	Added	0.03%	Filing ↗
Massachusetts Financial Services Co.	$121.2M	922.1K	-84.3K	Trimmed	0.04%	Filing ↗
Morgan Stanley	$109.4M	886.1K	-182.4K	Trimmed	0.01%	Filing ↗
Wells Fargo & Company	$105.5M	854.6K	-9.9K	Trimmed	0.02%	Filing ↗
Ameriprise Financial Inc.	$104.9M	874.8K	+556.3K	Added	0.02%	Filing ↗
Goldman Sachs Group Inc.	$93.1M	754.0K	+75.2K	Added	0.01%	Filing ↗
FMR LLC	$88.3M	715.0K	-568.3K	Trimmed	0.00%	Filing ↗
Bank of New York Mellon Corp	$84.3M	683.2K	+22.7K	Added	0.01%	Filing ↗
Nuveen, LLC	$82.3M	666.6K	-347.0K	Trimmed	0.02%	Filing ↗
Legal & General Group Plc	$79.4M	643.2K	-62.5K	Trimmed	0.02%	Filing ↗
Arrowstreet Capital, Limited Partnership	$69.7M	564.7K	+564.7K	New	0.03%	Filing ↗
UBS AM, a distinct business unit of UBS Asset Management Americas LLC	$69.0M	558.8K	+554.4K	Added	0.01%	Filing ↗
Bank of America Corp.	$68.2M	552.1K	+42.6K	Added	0.00%	Filing ↗
Quantinno Capital Management LP	$68.1M	551.8K	+203.6K	Added	0.08%	Filing ↗
Wellington Management Group LLP	$59.8M	484.7K	+484.7K	New	0.01%	Filing ↗
Nomura Asset Management Co. Ltd	$57.3M	464.0K	-31.3K	Trimmed	0.12%	Filing ↗
Vanguard Fiduciary Trust Co.	$55.3M	448.2K	-163	Held	0.01%	Filing ↗
Vest Financial, LLC	$53.9M	437.0K	-68.5K	Trimmed	0.57%	Filing ↗
Two Sigma Investments, LP	$46.9M	379.6K	+146.7K	Added	0.04%	Filing ↗
Victory Capital Management Inc.	$46.5M	376.7K	+9.4K	Added	0.03%	Filing ↗
Deutsche Bank AG	$44.4M	359.4K	-44.5K	Trimmed	0.01%	Filing ↗
Cbre Investment Management Listed Real Assets LLC	$43.4M	351.8K	+176.9K	Added	0.60%	Filing ↗
First Trust Advisors LP	$43.2M	350.1K	-32.0K	Trimmed	0.03%	Filing ↗
Adage Capital Partners GP, L.l.c.	$43.1M	349.4K	-105.6K	Trimmed	0.06%	Filing ↗
Sei Investments Co.	$42.2M	342.3K	-58.4K	Trimmed	0.04%	Filing ↗
Citigroup Inc.	$38.8M	314.2K	+13.9K	Added	0.02%	Filing ↗
Citadel Advisors LLC	$38.3M	310.2K	+288.4K	Added	0.02%	Filing ↗
UBS Group AG	$37.3M	302.4K	-106.4K	Trimmed	0.01%	Filing ↗
Gotham Asset Management, LLC	$36.8M	298.3K	+71.8K	Added	0.09%	Filing ↗
Bank of Montreal	$35.5M	288.0K	+10.3K	Added	0.01%	Filing ↗
HSBC Holdings PLC	$34.9M	281.9K	+9.2K	Added	0.02%	Filing ↗
Curi Capital, LLC	$34.0M	275.7K	-5.4K	Trimmed	0.53%	Filing ↗
Woodline Partners LP	$33.9M	274.7K	-118.9K	Trimmed	0.10%	Filing ↗
Private Management Group Inc.	$33.9M	274.7K	-2.3K	Trimmed	0.89%	Filing ↗
Royal Bank of Canada	$33.8M	274.1K	+47.2K	Added	0.01%	Filing ↗
APG Asset Management US Inc.	$32.5M	269.9K	-3.4K	Trimmed	0.23%	Filing ↗

1–50 of 60

Executive pay and performance

What the chief executive and the other named officers were paid, as reported and as actually paid, next to the shareholder return and net income, from each proxy's pay-versus-performance table.

Pay versus performance

6 fiscal years · from each proxy (DEF 14A)

Fiscal year	CEO pay, as reported	CEO pay, actually paid	Other officers, as reported (average)	Other officers, actually paid (average)	Shareholder return, $100	Peer return, $100	Net income	NAREIT FFO per diluted share	Proxy
FY ending 31 Dec 2025	$9.9M	$8.4M	$2.9M	$2.6M	$134	$155	$423.6Mⁿ	7	DEF 14A 27 Mar 2026
FY ending 31 Dec 2024	$9.2M	$11.3M	$2.3M	$2.7M	$153	$171	$304.3Mⁿ	7	DEF 14A 27 Mar 2026
FY ending 31 Dec 2023	$8.9M	$10.0M	$2.4M	$2.6M	$137	$155	$247.2Mⁿ	7	DEF 14A 27 Mar 2026
FY ending 31 Dec 2022	$8.9M	$6.6M	$2.0M	$1.6M	$128	$142	$395.7Mⁿ	6	DEF 14A 27 Mar 2026
FY ending 31 Dec 2021	$7.5M	$15.4M	$2.3M	$3.6M	$166	$164	$269.1Mⁿ	6	DEF 14A 27 Mar 2026
FY ending 31 Dec 2020	$7.5M	$1.8M	$1.8M	$0.9M	$69	$73	$135.9Mⁿ	4	DEF 14A 28 Mar 2025

Each year from the newest proxy that reports it. Pay actually paid follows the SEC's definition and can be below zero when share awards fall in value. ⁿ the proxy's net income differs from the 10-K or was tagged without its scale: hover for which.

Shareholder votes

The vote count on every proposal at each meeting, from the company's 8-K.

Meeting

8-K, item 5.07, filed 6 May 2026

Proposal	For	Against or withheld	Abstain	Broker non-votes	For, % of for and against	Result
Proposal 1 (the filing doesn't name it)
David W. Faeder	71,800,617	2,663,552	39,565	4,732,290	96.4%	–
Joseph D. Fisher	74,434,624	37,700	31,411	4,732,290	99.9%	–
Elizabeth I. Holland	72,955,956	1,508,522	39,257	4,732,290	98.0%	–
Nicole Y. Lamb-Hale	73,848,224	519,841	135,670	4,732,290	99.3%	–
Thomas A. McEachin	73,847,609	518,921	137,204	4,732,290	99.3%	–
Anthony P. Nader, III	73,114,640	1,355,107	33,988	4,732,290	98.2%	–
Gail P. Steinel	71,813,143	2,650,770	39,822	4,732,290	96.4%	–
Donald C. Wood	74,072,646	392,526	38,563	4,732,290	99.5%	–
Proposal 2: Advisory vote on the compensation of our named executive officers	69,554,400	4,840,747	108,588	4,732,290	93.5%	–
Proposal 3: Ratification of the appointment of Grant Thornton LLP as the Company’s independent registered public accounting firm for the fiscal year ending December 31, 2026	76,052,276	3,149,125	34,624	0	96.0%	–

Counts as the company reports them in its 8-K. A result shows when the filing states one. Meetings since 2023.

Dividends and buybacks

Dividend per share, the cash paid and the shares bought back, each fiscal year.

Dividend per share, each fiscal year

$0$1$2$3$4$5

'12'15'18'21'24'25


FY2025	$4.46	–	–
FY2024	$4.38	–	–
FY2023	$4.34	–	–
FY2022	$4.30	–	–
FY2021	$4.26	–	–
FY2020	$4.22	–	–
FY2019	$4.14	–	–
FY2018	$4.04	–	–
FY2017	$3.96	–	–
FY2016	$3.84	–	–

1–10 of 14

Peers

Companies in the same industry, largest first, on the same measures.

Company	Market value	Revenue, 12 months	Revenue growth	Operating margin	Net margin	ROE	P/E	EV/EBITDA
Federal Realty Investment Trustthis company	$9.4B	$1.3B	8.0%	47.9%	32.7%	13.0%	22.0×	13.7×
Welltower Inc.	$170.6B	$12.8B	37.6%	-2.4%	12.1%	3.3%	108.8×	86.5×
Prologis, Inc.	$117.9B	$9.2B	7.3%	54.7%	45.8%	7.8%	28.1×	19.6×
Equinix Inc.	$94.2B	$9.8B	9.6%	21.8%	15.6%	10.7%	61.5×	26.3×
American Tower Corp.	$88.0B	$10.9B	6.6%	44.8%	31.1%	91.4%	26.0×	17.7×
Simon Property Group Inc.	$68.6B	$6.9B	15.0%	47.4%	66.5%	104.1%	14.9×	19.4×
Digital Realty Trust, Inc.	$63.8B	$6.8B	17.4%	14.6%	11.8%	2.9%	83.7×	27.0×
Public Storage	$54.5B	$4.9B	3.0%	39.0%	41.8%	22.2%	29.6×	20.9×
Realty Income Corp.	$53.8B	$6.1B	10.9%	20.1%	20.9%	3.2%	41.5×	22.3×
Ventas, Inc.	$44.5B	$6.4B	21.5%	3.3%	4.1%	1.8%	160.7×	33.3×
Crown Castle Inc.	$36.6B	–	–	–	–	–	–	–

What the company does

Federal Realty owns, manages and redevelops retail and mixed-use property, concentrated in major coastal markets and selected underserved markets that it describes as having strong economic and demographic fundamentals. It was founded in 1962 as a REIT under District of Columbia law, re-formed in Maryland in 1999, and reorganised into an UPREIT structure in January 2022, with its operations and assets held through Federal Realty OP LP.

The portfolio

At the end of 2025 it owned or held a majority interest in community and neighbourhood shopping centres and mixed-use properties operated as 104 predominantly retail real estate projects, comprising about 28.8 million commercial square feet. The projects were 96.1 percent leased and 94.1 percent occupied. Revenue comes primarily from lease agreements with tenants.

From the 10-K for the year to 31 Dec 2025, filed 12 Feb 2026 · the filing ↗

Federal Realty Investment TrustNYSE · S&P 500