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$105.46 as of 2026-10-08 close
- Market cap$9.1B as of 2026-04-28 (share count; price 2026-10-08)
- 1-year return+8.1% 2025-10-08 close $97.55 → 2026-10-08 close $105.46
- P/E21.01 as of 2026-10-08
- Net margin+32.1% FY2025, SEC XBRL
- ROE+12.4% FY2025, SEC XBRL
- Debt / equity1.42 as of 2026-09-03
- Revenue growth (YoY)+8.0% as of 2026-09-03
- Revenue CAGR (3y)+6.0% SEC XBRL
- Beta0.59 as of 2026-09-03
- Last reported earnings2026-07-31 SEC EDGAR Form 8-K (Item 2.02)
Dividend: yield +4.1%; at least 14 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 120 covered Real Estate peers, as of 2026-10-08
- net profit margintop 25% 154 covered Real Estate peers, as of 2026-09-03
- operating margintop 25% 96 covered Real Estate peers, as of 2026-09-03
- return on equitytop 25% 158 covered Real Estate peers, as of 2026-09-03
- 3-year revenue CAGRmiddle range 155 covered Real Estate peers
- indicated dividend yieldmiddle range 140 covered Real Estate peers, as of 2026-09-03
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.
Top 10 score
51.8 #631 of 1,379 scored · #24 of 87 in Real Estate
Profitability 76th (operating margin 47.1%, return on equity 12.4%) and valuation 65th (price to earnings 21, price to book 2.8); weakest is financial health (23rd, debt to equity 1.4).
Scores as of 8 Oct 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 4.
How Federal Realty Investment Trust looks technically
Federal Realty Investment Trust (FRT) is trading 6.0% below its 200-day average, the long-term trend line — a long-term downtrend. Its 50-day average crossed above its 200-day average about 242 trading days ago — a "golden cross", a bullish long-term signal. A strong downtrend is in place — ADX, a 0–100 trend-strength gauge, is 47, with sellers in control. Momentum is beaten down — its 14-day RSI (a 0–100 momentum gauge) is 20, in oversold territory (below 30). It made a new 20-day low about 2 trading days ago. It is 17.7% below its highest point of the past year.
Trend
7
| Distance from the 200-day | it is trading 6.0% below its 200-day average, the long-term trend line — a long-term downtrend | -6.0% |
|---|---|---|
| 50-day moving average | its average price over the last 50 trading days — a short-term trend line — is $114.84 | $114.84 |
| 200-day moving average | its average price over the last 200 trading days — the long-term trend line — is $112.23 | $112.23 |
| 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 38 calendar days ago — the swings before that are what the structure reading is measured on | 38 sessions |
| Since the 50/200 cross | its 50-day average crossed above its 200-day average about 242 trading days ago — a "golden cross", a bullish long-term signal | 242 sessions |
| Trend strength (14-day ADX) | a strong downtrend is in place — ADX, a 0–100 trend-strength gauge, is 47, with sellers in control | 47.0 |
Momentum
3
| 14-day RSI | momentum is beaten down — its 14-day RSI (a 0–100 momentum gauge) is 20, in oversold territory (below 30) | 20.0 |
|---|---|---|
| Position in its 14-day range | it is trading near the bottom of its 14-day range ($104.76 to $111.48) — its "stochastic" reading is 10 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 climbing within that range over the last few sessions. | 10.4 |
| Since the MACD crossed zero | MACD, a trend-momentum gauge, is in negative territory (momentum leaning bearish) | 21 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 17.7% below its 52-week high (its highest price of the past year) | -17.7% |
| Above the 52-week low | it is 17.1% above its 52-week low (its lowest price of the past year) | +17.1% |
| Below the 52-week high | it is 17.7% below its highest point of the past year | 17.7% |
| Since a 20-day breakout | it made a new 20-day low about 2 trading days ago | 2 sessions |
| Since a 55-day breakout | it made a new 55-day low about 2 trading days ago | 2 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 ($94.87 to $127.13), and it has given back well over two thirds of its rise from last year’s low — 67% of it. Chart-watchers call 61.8%-65% given back the "golden pocket" — for this company that is $106.16 to $107.19. It is watched widely enough that orders cluster there, which is the honest reason it matters; it is not a forecast. | 67.2% |
| From the all-time high | it is 38.4% below its all-time high | -38.4% |
| Nearest price level | it is trading 1.2% below a resistance level at $106.68 — a price it turned at twice since 2025-02-03, most recently on 2025-02-25. Since 2024-10-08 it has 5 such levels below the current price and 6 above. Levels like these describe where the price has reversed or paused before; they are not a forecast of where it will go. | +1.2% |
| 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 185.6% above its all-time low | +185.6% |
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 80% of the past ~6 months) | 80th percentile |
|---|---|---|
| Typical daily range | in a typical session it travels about $1.64 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 | $1.64 |
| Bollinger bands (20-day, ±2σ) | most of its recent trading has stayed between about $104.09 and $115.33 — 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 | $104.09 – $109.71 – $115.33 |
| 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 4.1 daily ranges below its 200-day average price (6.0% below 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 | 4.1 daily ranges below its 200-day average |
Volume
1
| Volume vs its 30-day average | trading volume is about normal versus its 30-day average | 1.23× |
|---|
Analyst
2
| Change in the average price target | analysts have cut their average price target by 0.2% since the prior reading | -0.2% |
|---|---|---|
| Change in the consensus rating | the analyst consensus rating is unchanged since the prior reading | unchanged |
Candlestick patterns
3
| Since a doji | 7 sessions 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 | 7 sessions ago |
|---|---|---|
| Since a hammer | 9 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 | 9 sessions ago |
| Since a bearish engulfing | 6 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 | 6 sessions ago |
Price gaps
1
| Gap at the open | it opened on 2026-10-08 0.1% below the previous session's close — an overnight gap, the part of the move that happened while the market was shut, and traded back through that level before the close | -0.1% |
|---|
Price streaks
1
| Closing streak | it closed higher in its latest session, after a session that did not close higher — a single up day rather than a run | 1 session up |
|---|
Relative strength
4
| vs market, 1 month | over the past 1 month this stock lagged the market by 11.1 percentage points (the stock lost 10.1% while the market gained 1.0%) | -11.1% |
|---|---|---|
| vs market, 3 months | over the past 3 months this stock lagged the market by 16.3 percentage points (the stock lost 12.4% while the market gained 3.8%) | -16.3% |
| vs market, 6 months | over the past 6 months this stock lagged the market by 18.7 percentage points (the stock lost 1.2% while the market gained 17.5%) | -18.7% |
| vs market, 12 months | over the past 12 months this stock lagged the market by 6.9 percentage points (the stock gained 8.1% while the market gained 15.0%) | -6.9% |
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, its RSI momentum gauge is oversold (a beaten-down reading), near the bottom of its 14-day range (oversold) — these describe past price behaviour, not a forecast | 3 of 9 |
|---|---|---|
| Bearish technical signals | 6 of the 9 technical signals we can compute for it are currently in a bearish state: trading below its 200-day average, a fresh 20-day low, MACD momentum is negative, a strong downtrend, with sellers in control, lagging the market over 6 months, trading below the Ichimoku cloud — these describe past price behaviour, not a forecast | 6 of 9 |
Trend (Ichimoku cloud)
1
| Vs the Ichimoku cloud | trading 12% below the Ichimoku cloud — a band drawn from where its own highs and lows sat up to 2026-09-01 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 2.3% of the share price. | -11.7% |
|---|
Volume-weighted price
2
| Vs this year’s average price paid | the price is 7% below the average price paid so far this year, so the typical buyer over that stretch is under water. That average is $113.01 — a volume-weighted average of daily closes over 190 sessions, not a true tick-by-tick VWAP. | -6.7% |
|---|---|---|
| Vs the average paid since it last reported | the price is 8% 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 $114.18 — a volume-weighted average of daily closes over 49 sessions, not a true tick-by-tick VWAP. | -7.6% |
Price levels it has turned at before
FRT last closed at $105.46 on 2026-10-08. Since 2024-10-08 it has turned at 5 prices below its last close and 6 above; the 3 nearest below and the 3 nearest above are listed, nearest first.
| Level | Side | Distance | Evidence |
|---|---|---|---|
| $106.68 | Resistance | 1.2% above the last close | turned there twice · 2025-02-03 to 2025-02-25 |
| $102.77 | Support | 2.5% below the last close | turned there 11 times · 2025-01-13 to 2026-03-25 |
| $110.09 | Resistance | 4.4% above the last close | turned there six times · 2024-11-01 to 2026-03-03 |
| $98.72 | Support | 6.4% below the last close | turned there 9 times · 2025-04-02 to 2026-01-29 |
| $112.36 | Resistance | 6.5% above the last close | turned there four times · 2024-12-10 to 2026-05-15 |
| $95.79 | Support | 9.2% below the last close | turned there 10 times · 2025-03-13 to 2025-12-08 |
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 2026-10-08.
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 below the 200-day moving average · Oversold (14-day RSI below 30) · Broke down to a new 20-day low · lagging the market · Least volatile (2% or less typical daily range) · At the bottom of its 14-day range (stochastic below 20) | Learn: moving average · golden cross · adx · rsi · breakout · fifty two week high low
Based on daily closing prices as of 2026-10-08. Describes past price behavior only — informational, not financial advice.
Analyst consensus
- Consensus ratingBuy (1.89 mean, 1=Strong Buy…5=Strong Sell) — 19 analysts
- Mean price target$130.74 range $116.00 – $149.00; median $130.00
Analyst estimates, as of 2026-10-09. 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$0.7154 next reporting period, as of 2026-10-09
- Estimate change, 30 days-$0.00464 (-0.6%) from $0.72, on 2026-09-04, 35-day window
- Readings revised upward11% of 9 comparable readings
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 2026-07-31 against the prior one filed 2026-05-01.
Management's Discussion & Analysis (MD&A)
- Reworded:
- The newer filing (2026-07-31) revises the Overview description of Federal Realty Investment Trust from the older filing's (2026-05-01) parent-company/REIT structure paragraph to instead identify Federal Realty Investment Trust as a leader in the ownership, operation, and redevelopment of high-quality retail-based properties located primarily in major coastal markets and select underserved regions, founded in 1962, with a mission to deliver long-term, sustainable growth.
- The newer filing (2026-07-31) moves the entity structure description into a new paragraph beginning 'The Parent Company, which is a REIT, conducts substantially all of its operations...' whereas the older filing (2026-05-01) combined that structure description with the company description.
- The newer filing (2026-07-31) updates the portfolio statistics as of June 30, 2026 to 103 predominantly retail real estate projects comprising approximately 28.8 million commercial square feet, compared to the older filing's (2026-05-01) 104 projects comprising approximately 29.0 million commercial square feet as of March 31, 2026.
- The newer filing (2026-07-31) changes 'federal and government spending' in the older filing (2026-05-01) to 'federal and state government spending' in the General Economic Conditions section.
- Notes:
- The newer filing text appears truncated in the Property Acquisitions and Dispositions section, ending mid-sentence after 'and $1.5 million of net assets acquired were alloca', preventing comparison of that section's remainder.
- The older filing text also appears truncated in the same section, ending after '$1.5 million of net assets acquired were alloca', so a full comparison of the Property Acquisitions and Dispositions section is not possible.
Risk Factors
- Added:
- Newer filing (2026-07-31) includes Exhibit 10.1, the Third Amended and Restated Credit Agreement dated April 14, 2026, previously filed as Exhibit 10.1 to the Trust's Current Report on Form 8-K filed April 15, 2026.
- Removed:
- Older filing (2026-05-01) stated: "During the three months ended March 31, 2026, we redeemed 3,020 downREIT operating partnership units for cash." This sentence is absent from the newer filing (2026-07-31).
- Reworded:
- The share repurchase disclosure in the older filing (2026-05-01) stated "As of March 31, 2026, no shares have been repurchased through the program." The newer filing (2026-07-31) states "As of June 30, 2026, no shares have been repurchased through the program."
- The older filing (2026-05-01) says "$0.01 par value per share from time to time" and the newer filing (2026-07-31) says "$0.01 par value per share, from time to time" (comma added).
- The Exhibit 101 description in the Exhibit Index changed: older filing (2026-05-01) references "quarter ended March 31, 2026" and newer filing (2026-07-31) references "quarter ended June 30, 2026".
- Signature block dates changed from "May 1, 2026" (older filing) to "July 31, 2026" (newer filing).
- Notes:
- The provided text for the Risk Factors section includes only Item 1A text plus Items 2-6, Exhibits, and Signatures, not the full Risk Factors disclosure itself; the only Risk Factors text is the statement that no material changes have occurred from the Form 10-K.
- The Risk Factors statement itself is identical between the two filings.
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)
0 open-market purchases and 10 open-market sales by insiders in the last 90 days, of which we have read Form 4 filings through 2026-10-04. The 5 days since 2026-10-04 have not been checked yet.
- Last 30 days · read to 2026-10-040 buys · 10 sells ($163342) — 1 selling insider
- Last 90 days · read to 2026-10-040 buys · 10 sells ($163342) — 1 selling insider
- Last 180 days · read to 2026-10-040 buys · 10 sells ($163342) — 1 selling insider
Activity heuristic: net selling (a transparent product heuristic from the counts above, not a prediction or advice)
Most recent open-market transaction: 2026-09-30. Based on Form 4 filings read through 2026-10-04; anything filed since is not yet included.
View full insider trading history → View SEC Form 3/4/5 filingsAsk about FRT's insider activity →
Only 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 3,684,708 shares of reported short interest as of the 2026-09-15 FINRA settlement date (delayed, bi-monthly; not real-time).
FRT had 4.27% of its shares outstanding sold short as of the 2026-09-15 FINRA settlement date (percent of FLOAT would be higher — float is not disclosed in the source). FINRA reported 5.14 days to cover at the same settlement.
- Reported short interest (shares) 3,684,708
- Short interest (% of shares outstanding) 4.27%
- Prior settlement (shares) 3,739,224
- Reported change -1.46%
- Days to cover (reported) 5.14
Reported to FINRA as of the 2026-09-15 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 4.08% and at least 14 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 2026-09-03). 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 in oversold territory (its 14-day RSI is 20, below 30) (as of 2026-10-08). RSI describes recent price momentum, not a forecast — informational only, not financial advice.
Where does stocks-llm's data on FRT come from?
Fundamentals come from SEC XBRL company filings for the figures marked with a fiscal year, and market data, as of 2026-09-03 for the rest; prices are market data, as of 2026-09-03; 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: SEC XBRL company filings for the figures marked with a fiscal year, and market data, as of 2026-09-03 for the rest. Filings: SEC EDGAR. Prices are delayed daily-close data.
Last updated 2026-10-08.
Informational only — NOT financial advice. All figures are delayed daily-close data from SEC EDGAR & market data, shown with their as-of date.