Federal Realty Investment Trust (FRT)
Real Estate · Retail REITs · NYSE
A prominent REIT focused on acquiring and redeveloping high-quality, retail-centric properties in densely populated, affluent US suburban markets.
What Federal Realty Investment Trust does
Federal Realty Investment Trust is a real estate investment trust (REIT) that specializes in the ownership, operation, management, and redevelopment of high-quality retail-based properties. Its portfolio is primarily concentrated in densely populated, affluent coastal markets, often focusing on mixed-use, lifestyle, and community shopping centers.
Themes: retail real estate, mixed-use property development, urban retail centers, property redevelopment
Fundamentals
- Price$116.74 as of 2026-08-21 close
- Market cap$10.1B as of 2026-08-21
- 1-year return+21.2% 2025-08-21 close $96.31 → 2026-08-21 close $116.74
- P/E23.83 as of 2026-08-24
- Net margin+32.7% as of 2026-08-24
- Gross margin+67.5% as of 2026-08-24
- ROE+13.3% as of 2026-08-24
- Debt / equity1.42 as of 2026-08-24
- Revenue growth (YoY)+8.0% as of 2026-08-24
- Revenue CAGR (3y)+6.0% SEC XBRL
- Beta0.94 as of 2026-08-24
- Last reported earnings2026-07-31 SEC EDGAR Form 8-K (Item 2.02)
Dividend: yield +4.7%; at least 5 years of non-decreasing per-share dividends (SEC XBRL) — we do not hold the year before it, so the real streak may be longer.
How FRT compares in its sector
- price-to-earnings ratiomiddle range 127 covered Real Estate peers, as of 2026-08-24
- net profit margintop 25% 161 covered Real Estate peers, as of 2026-08-24
- operating margintop 25% 161 covered Real Estate peers, as of 2026-08-24
- gross marginmiddle range 156 covered Real Estate peers, as of 2026-08-24
- return on equitytop 25% 162 covered Real Estate peers, as of 2026-08-24
- 3-year revenue CAGRmiddle range 155 covered Real Estate peers
- indicated dividend yieldmiddle range 138 covered Real Estate peers, as of 2026-08-24
Position among covered Real Estate companies that report each metric (minimum 5 peers). A relative position within our covered catalog — not a valuation, quality, or investment judgment. A higher percentile is simply a higher value (for P/E, more expensive on earnings — never "better"). Informational only.
Top 10 scores & list membership
FRT is not currently in any published Top 10 list. Its scores are below.
Long-term score
55.3 #314 of 987 scored · #20 of 84 in Real Estate
Profitability 71st (operating margin 47.9%, return on equity 13.3%) and capital return 71st (consecutive years of dividend increases 5 years); weakest is financial health (27th, debt to equity 1.4).
Short-term score
33.7 #1590 of 1,704 scored · #83 of 94 in Real Estate
Catalysts 48th: analysts have raised their average price target by 0.2% since the prior reading; trend 35th: a "golden cross" — its 50-day average is above its 200-day; weakest is volume and participation 26th: trading volume is about normal versus its 30-day average.
Scores as of 21 Aug 2026. Each bar is a percentile: how this company ranked against every company the score ranked, 0–100. A list is a published formula and its output, not a recommendation. Method version 2.
How Federal Realty Investment Trust looks technically
Federal Realty Investment Trust (FRT) is trading 6.4% above its 200-day average, the long-term trend line — a longer-term uptrend. Its 50-day average crossed above its 200-day average about 209 trading days ago — a "golden cross", a bullish long-term signal. A trend is forming but not yet strong — ADX, a 0–100 trend-strength gauge, is 22 (a reading of 25+ marks a strong trend). Momentum is neutral — its 14-day RSI (a 0–100 momentum gauge) is 34, neither overbought (above 70) nor oversold (below 30). It made a new 20-day low about 9 trading days ago.
Trend
7
| Distance from the 200-day | it is trading 6.4% above its 200-day average, the long-term trend line — a longer-term uptrend | +6.4% |
|---|---|---|
| 50-day moving average | its average price over the last 50 trading days — a short-term trend line — is $122.09 | $122.09 |
| 200-day moving average | its average price over the last 200 trading days — the long-term trend line — is $109.73 | $109.73 |
| Swing structure | its recent peaks and dips disagree — one of them is rising while the other is not, so there is no clean up or down pattern in the swings | mixed — one of the two is not confirming |
| Last swing turn | its last significant turn was a swing low 10 calendar days ago — the swings before that are what the structure reading is measured on | 10 sessions |
| Since the 50/200 cross | its 50-day average crossed above its 200-day average about 209 trading days ago — a "golden cross", a bullish long-term signal | 209 sessions |
| Trend strength (14-day ADX) | a trend is forming but not yet strong — ADX, a 0–100 trend-strength gauge, is 22 (a reading of 25+ marks a strong trend) | 21.6 |
Momentum
3
| 14-day RSI | momentum is neutral — its 14-day RSI (a 0–100 momentum gauge) is 34, neither overbought (above 70) nor oversold (below 30) | 34.4 |
|---|---|---|
| Position in its 14-day range | it is trading near the bottom of its 14-day range ($115.80 to $123.14) — its "stochastic" reading is 13 out of 100, where 0 would mean closing exactly at the 14-session low and 100 exactly at the high. This measures WHERE the price sits inside its recent range, which is a different question from the RSI beside it: RSI is a momentum gauge, measuring how FAST the price has been moving, so a stock can drift quietly to the bottom of its range with an ordinary RSI, or fall sharply and still sit in the middle. It has been slipping within that range over the last few sessions. | 12.8 |
| Since the MACD crossed zero | MACD, a trend-momentum gauge, is in negative territory (momentum leaning bearish) | 17 sessions |
Range
12
| 52-week high | its highest closing price over the past year (about 252 trading days) was $128.21 | $128.21 |
|---|---|---|
| From the 52-week high | it is 8.9% below its 52-week high (its highest price of the past year) | -8.9% |
| Above the 52-week low | it is 29.7% above its 52-week low (its lowest price of the past year) | +29.7% |
| Below the 52-week high | it is 8.9% below its highest point of the past year | 8.9% |
| Since a 20-day breakout | it made a new 20-day low about 9 trading days ago | 9 sessions |
| Since a 55-day breakout | it made a new 55-day high about 20 trading days ago | 20 sessions |
| All-time high | its highest closing price on record is $171.08 (set on 2016-07-29) | $171.08 |
| Given back of the 52-week move | over the past year its closes ranged ($93.74 to $127.13), and it has given back roughly a third of its rise from last year’s low — 31% of it. Chart-watchers call 61.8%-65% given back the "golden pocket" — for this company that is $105.43 to $106.50. It is watched widely enough that orders cluster there, which is the honest reason it matters; it is not a forecast. | 31.1% |
| From the all-time high | it is 31.8% below its all-time high | -31.8% |
| Nearest price level | it is trading 0.5% above a support level at $116.13 — a price it turned at five times since 2024-10-24, most recently on 2026-08-11. Since 2024-08-21 it has 9 such levels below the current price and 2 above. Levels like these describe where the price has reversed or paused before; they are not a forecast of where it will go. | -0.5% |
| All-time low | its lowest closing price on record is $36.92 (set on 2009-03-06) | $36.92 |
| Above the all-time low | it is 216.2% above its all-time low | +216.2% |
Volatility
5
| Band width vs its own 6 months | day-to-day price swings are unusually wide versus its own recent history (wider than about 95% of the past ~6 months) | 95th percentile |
|---|---|---|
| Typical daily range | in a typical session it travels about $1.83 between its high and its low — about 1.6% of its price. That is its "average true range" over the last 14 sessions, which also counts the distance from the previous close, so a day that opens well away from yesterday counts as the large move it was | $1.83 |
| Bollinger bands (20-day, ±2σ) | most of its recent trading has stayed between about $113.33 and $127.42 — the "Bollinger bands", a range drawn two standard deviations either side of its 20-day average price, which widens when the stock gets more volatile and narrows when it settles | $113.33 – $120.38 – $127.42 |
| Typical daily range (% of price) | its price moves about 1.6% in a typical session — among the calmest in the catalog. This is the average gap between a session's high and low over the last 14 sessions, counting overnight moves, expressed against the current price so it can be compared with companies trading at any price | 1.6% |
| Stretch from the 200-day average | it is trading 3.8 daily ranges above its 200-day average price (6.4% above it in plain percentage terms) — a way of asking how far it has stretched from its own average in units of how far it normally moves in a day, so a calm company and a jumpy one can be compared on the same scale | 3.8 daily ranges above its 200-day average |
Volume
1
| Volume vs its 30-day average | trading volume is about normal versus its 30-day average | 0.68× |
|---|
Analyst
2
| Change in the average price target | analysts have raised their average price target by 0.2% since the prior reading | +0.1% |
|---|---|---|
| Change in the consensus rating | the analyst consensus rating is unchanged since the prior reading | unchanged |
Candlestick patterns
3
| Since a doji | 1 session ago it opened and closed at almost the same price after trading through a wider range — a "doji", the classic picture of buyers and sellers finishing the session level | 1 session ago |
|---|---|---|
| Since a hammer | 7 sessions ago, after a stretch of decline, it sold off hard during the session and then closed back near its high — a "hammer", the long lower wick showing the drop was bought back before the close | 7 sessions ago |
| Since a bearish engulfing | 3 sessions ago it opened above the previous session's close and finished below that session's open — a "bearish engulfing" pair, where one down day more than undid the up day before it | 3 sessions ago |
Price gaps
1
| Gap at the open | it opened on 2026-08-21 at essentially the same price it closed at the session before — no meaningful overnight gap | +0.0% |
|---|
Price streaks
1
| Closing streak | it has closed lower 2 sessions in a row, a -0.7% move over the run — an unbroken run of down days, which describes what has already happened and says nothing about the next session | 2 sessions down |
|---|
Relative strength
4
| vs market, 1 month | over the past 1 month this stock lagged the market by 9.4 percentage points (the stock lost 7.0% while the market gained 2.3%) | -9.4% |
|---|---|---|
| vs market, 3 months | over the past 3 months this stock lagged the market by 4.7 percentage points (the stock lost 1.6% while the market gained 3.1%) | -4.7% |
| vs market, 6 months | over the past 6 months this stock lagged the market by 2.4 percentage points (the stock gained 8.6% while the market gained 11.1%) | -2.4% |
| vs market, 12 months | over the past 12 months this stock beat the market by 0.7 percentage points (the stock gained 21.2% while the market gained 20.5%) | +0.7% |
Signal agreement
2
| Bullish technical signals | 3 of the 9 technical signals we can compute for it are currently in a bullish state: a "golden cross" — its 50-day average is above its 200-day, trading above its 200-day average, near the bottom of its 14-day range (oversold) — these describe past price behaviour, not a forecast | 3 of 9 |
|---|---|---|
| Bearish technical signals | 3 of the 9 technical signals we can compute for it are currently in a bearish state: MACD momentum is negative, lagging the market over 6 months, trading below the Ichimoku cloud — these describe past price behaviour, not a forecast | 3 of 9 |
Trend (Ichimoku cloud)
1
| Vs the Ichimoku cloud | trading 1.2% below the Ichimoku cloud — a band drawn from where its own highs and lows sat up to 2026-07-16 and projected forward over today's price, the side traders read as an established downtrend, with the band above acting as the level that would have to be cleared. The band itself is moderate, spanning 4.1% of the share price. | -1.2% |
|---|
Volume-weighted price
2
| Vs this year’s average price paid | the price is 3% above the average price paid so far this year, so the typical buyer over that stretch is showing a gain. That average is $113.32 — a volume-weighted average of daily closes over 157 sessions, not a true tick-by-tick VWAP. | +3.0% |
|---|---|---|
| Vs the average paid since it last reported | the price is 2% below the average price paid since it last reported on 2026-07-31 (its 10-Q), so the typical buyer over that stretch is under water. That average is $119.23 — a volume-weighted average of daily closes over 16 sessions, not a true tick-by-tick VWAP. | -2.1% |
Price levels it has turned at before
FRT last closed at $116.74 on 2026-08-21. Since 2024-08-21 it has turned at 9 prices below its last close and 2 above; the 3 nearest below and the 2 nearest above are listed, nearest first.
| Level | Side | Distance | Evidence |
|---|---|---|---|
| $116.13 | Support | 0.5% below the last close | turned there five times · 2024-10-24 to 2026-08-11 |
| $119.20 | Resistance | 2.1% above the last close | turned there six times · 2024-09-16 to 2026-08-14 |
| $112.68 | Support | 3.5% below the last close | turned there six times · 2024-09-03 to 2026-05-15 |
| $110.00 | Support | 5.8% below the last close | turned there 7 times · 2024-10-08 to 2026-03-03 |
| $126.91 | Resistance | 8.7% above the last close | turned there four times · 2026-06-12 to 2026-07-28 |
A level is a price this company reversed or paused at more than once — they describe past behaviour, not a forecast of where the price will go.
Wave structure
No Elliott-wave labelling currently fits its swings: the recent highs and lows do not satisfy the three rules a five-wave count has to obey, so there is no count to show rather than a count we are unsure about.
Read from daily closes as of 2026-08-21.
An Elliott-wave count describes the swings already printed and the level that would disprove it. It is not a forecast, a target, or advice.
Screens: Trading above the 200-day moving average · Least volatile (2% or less typical daily range) · At the bottom of its 14-day range (stochastic below 20) · Under water since its last earnings report (below the anchored VWAP) · Trading below the Ichimoku cloud · Near a support level (sitting on a price it has bounced off before) | Learn: moving average · golden cross · adx · rsi · breakout
Based on daily closing prices as of 2026-08-21. Describes past price behavior only — informational, not financial advice.
Analyst consensus
- Consensus ratingBuy (1.90 mean, 1=Strong Buy…5=Strong Sell) — 20 analysts
- Mean price target$132.65 range $118.00 – $149.00; median $133.50
Analyst estimates, as of 2026-08-21. These are third-party analyst opinions and price targets, aggregated — not a recommendation, prediction, or advice from stocks-llm. Informational only.
Analyst EPS estimate for FRT
- Consensus EPS estimate$0.724 next reporting period, as of 2026-08-21
Change over time is not available yet: it needs two readings of the same reporting period at least 30 days apart, and we have been recording these estimates since 2026-08-04. An estimate for a DIFFERENT quarter is not a revision, so a reading from before the last report is never compared with one after it.
The consensus estimate for the next reporting period, and how it has moved between readings of that SAME period. A change is measured only between readings estimating one period — when a company reports, the consensus moves to the next quarter and the two numbers are not comparable. Informational only, not a forecast and not advice.
Key risks (from latest filing)
["Sensitivity to interest rate fluctuations affecting debt financing and cost of capital.","Economic downturns impacting the ability of retail tenants to pay rent or maintain occupancy.","Risks associated with redevelopment projects, including cost overruns, zoning challenges, and construction delays."]
What changed in the latest 10-Q
AI-assisted comparison of FRT's 10-Q filed 2026-05-01 against the prior one filed 2025-10-31.
Management's Discussion & Analysis (MD&A)
- Added:
- Added reference to Annual Report on Form 10-K for year ended December 31, 2025 filed February 12, 2026 (newer filing)
- Added property acquisition: January 6, 2026 purchase of fee interest under ground lease at Bethesda Row for $2.5 million
- Added property acquisition: March 12, 2026 acquisition of Congressional North Shopping Center in Rockville, Maryland for $72.3 million with funding details including 2,513 downREIT operating partnership units
- Updated property count to 104 projects as of March 31, 2026
- Updated commercial square footage to approximately 29.0 million as of March 31, 2026
- Updated leased percentage to 96.1% as of March 31, 2026
- Removed:
- Removed reference to Annual Report on Form 10-K for year ended December 31, 2024 filed February 13, 2025 (older filing)
- Removed property acquisition: February 25, 2025 purchase of Del Monte Shopping Center in Monterey, California for $123.5 million
- Removed property acquisition: July 1, 2025 acquisition of Town Center Crossing and Town Center Plaza in Leawood, Kansas for $289.0 million
- Removed property acquisition: October 10, 2025 acquisition of Annapolis Town Center (text truncated)
- Removed reference to 103 projects as of September 30, 2025
- Removed reference to approximately 27.9 million commercial square feet as of September 30, 2025
- Removed reference to 95.4% leased percentage as of September 30, 2025
- Reworded:
- Changed date reference from 'September 30, 2025' to 'March 31, 2026' in Overview section
- Changed 'concerns over inflation risk, high interest rates' in older filing to 'inflation, tariffs, and local economic conditions' in General Economic Conditions section
- Changed 'the introduction of new tariffs and their impact on trade and prices, the government shutdown, and potentially worsening economic conditions' to 'changes in tariffs and their impact on trade and prices, increases or decreases in federal and government spending, and potentially worsening economic conditions'
- Changed 'the political and macro-economic environment' to 'the macro-economic and political environment'
- Changed 'we believe that the actions we have taken to maintain a strong financial position and reinforce our liquidity will continue to mitigate the negative short term impacts of the current economic environment' to 'We believe the actions we have taken to maintain a strong financial position and reinforce our liquidity will continue to mitigate the negative short term impacts of the current environment'
- Changed reference from '2024 Annual Report on Form 10-K' to '2025 Annual Report on Form 10-K' in Critical Accounting Policies
- Notes:
- The newer filing text appears to be truncated at the end of the Property Acquisitions and Dispositions section, so a complete comparison of that section is not possible
- The older filing text also appears truncated in the Property Acquisitions and Dispositions section
Risk Factors
- Added:
- Newer filing (2026-05-01) includes consolidated balance sheet as of March 31, 2026 with total assets of $9,096,770 thousand
- Newer filing includes consolidated statements of comprehensive income for three months ended March 31, 2026
- Newer filing includes consolidated statements of shareholders' equity for three months ended March 31, 2026
- Newer filing includes consolidated statements of cash flows for three months ended March 31, 2026
- Removed:
- Older filing (2025-10-31) included consolidated balance sheet as of September 30, 2025 with total assets of $8,862,225 thousand
- Older filing included consolidated statements of comprehensive income for three and nine months ended September 30, 2025
- Older filing included consolidated statements of shareholders' equity for three and nine months ended September 30, 2025
- Older filing included nine-month comparative data in comprehensive income statement
- Reworded:
- Balance sheet comparison period changed from September 30, 2025 and December 31, 2024 to March 31, 2026 and December 31, 2025
- Comprehensive income statement changed from three and nine months ended periods to only three months ended March 31, 2026 and 2025
- Shareholders' equity statement changed from nine-month reporting period to three-month reporting period ended March 31, 2026
- Notes:
- The newer filing appears truncated in the cash flows section (text ends mid-line at 'Share-based compensation expense 4,30'), limiting full comparison of that statement
- These filings cover different quarters (Q1 2026 vs Q3 2025), making period-to-period financial comparisons not directly comparable
AI-assisted comparison of two SEC filing sections. It describes wording and theme changes only, makes no materiality, legal, or investment judgement, and is not financial advice. Informational only — not financial advice.
Insider activity (SEC Form 4)
No open-market insider purchases or sales are on record for FRT — recent Form 4 activity was compensation-related (awards, option exercises, or tax withholding), not open-market buying or selling.
View full insider trading history → View SEC Form 3/4/5 filingsOnly open-market purchases (SEC code P) and sales (code S) are counted here. Option exercises, vesting/awards, gifts, and shares withheld for taxes are excluded — they are compensation or mechanical, not open-market conviction. Sales may be planned and non-discretionary (e.g. a Rule 10b5-1 plan) and are not necessarily bearish; open-market buying is not a recommendation to buy. Informational only — not financial advice.
Short interest (FINRA)
FRT had 3,064,140 shares of reported short interest as of the 2026-07-31 FINRA settlement date (delayed, bi-monthly; not real-time).
FRT had 3.55% of its shares outstanding sold short as of the 2026-07-31 FINRA settlement date (percent of FLOAT would be higher — float is not disclosed in the source). FINRA reported 3.23 days to cover at the same settlement.
- Reported short interest (shares) 3,064,140
- Short interest (% of shares outstanding) 3.55%
- Prior settlement (shares) 3,021,124
- Reported change 1.42%
- Days to cover (reported) 3.23
Reported to FINRA as of the 2026-07-31 settlement date. Short interest is reported to FINRA and published on a delayed, bi-monthly schedule (as of a settlement date, disseminated roughly eight business days later) — it is NOT real-time, does not cover every venue or all US trading, and is not a short-squeeze prediction or investment advice. Days-to-cover is the value FINRA reports; percent of float is not shown because the source file carries no share-count denominator — where a percent appears it is of shares OUTSTANDING, the larger base, and is therefore a floor on percent of float. Informational only — not financial advice.
Competitors & peers
- Regency Centers (REG)
- Kimco Realty (KIM)
- Brixmor Property Group (BRX)
- Simon Property Group (SPG)
- Acadia Realty Trust (AKR)
- Urstadt Biddle Properties (UBA)
AI-enriched competitor set. Linked names are companies covered by stocks-llm; other named peers are shown for reference only.
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Frequently asked questions
What does Federal Realty Investment Trust (FRT) do?
Federal Realty Investment Trust is a real estate investment trust (REIT) that specializes in the ownership, operation, management, and redevelopment of high-quality retail-based properties. Its portfolio is primarily concentrated in densely populated, affluent coastal markets, often focusing on mixed-use, lifestyle, and community shopping centers.
What sector is Federal Realty Investment Trust (FRT) in?
Federal Realty Investment Trust (FRT) is classified in the Real Estate sector. Its industry is Retail REITs. It trades on NYSE.
Does FRT pay a dividend?
Yes — Federal Realty Investment Trust (FRT) pays a dividend, with an indicated yield of about 4.73% and at least 5 years of non-decreasing per-share dividends (SEC EDGAR XBRL) — we do not hold the year before it, so the real streak may be longer (market data, as of 2026-08-24). Informational only — not financial advice.
Who are Federal Realty Investment Trust's (FRT) competitors?
Notable peers of Federal Realty Investment Trust (FRT) include Regency Centers, Kimco Realty, Brixmor Property Group, Simon Property Group and Acadia Realty Trust. This peer set is informational only — not financial advice.
Is Federal Realty Investment Trust (FRT) overbought or oversold right now?
Federal Realty Investment Trust (FRT) is currently neither overbought nor oversold — its 14-day RSI (a 0–100 momentum gauge) is 34, in the neutral middle (as of 2026-08-21). RSI describes recent price momentum, not a forecast — informational only, not financial advice.
Where does stocks-llm's data on FRT come from?
Fundamentals and prices come from market data, as of 2026-08-24; company filings and profile facts come from SEC EDGAR. All figures are delayed daily-close data shown with their as-of date — informational only, not financial advice.
Fundamentals: market data, as of 2026-08-24. Filings: SEC EDGAR. Prices are delayed daily-close data.
Last updated 2026-08-21.
Informational only — NOT financial advice. All figures are delayed daily-close data from SEC EDGAR & market data, shown with their as-of date.