The Filings Report

Federal Realty Investment Trust

FRTNYSECIK 34903Real Estate / REITsfiscal year ends December68 quarters since 2009

Revenue, Q1 FY2026
$341M
+10.3% on Q1 FY2025
Net income
$159M
+149.5% on Q1 FY2025
Free cash flow
—
no year-earlier figure
Diluted EPS
$1.81
+151.4% on Q1 FY2025
Revenue, TTM
$1.3B
trailing four quarters
Net margin, TTM
38.6%
net income $506M
Free cash flow, TTM
—
Cash and equivalents
$116M
long-term debt —, Mar 31, 2026
Shares, 12-month change
+0.1%
86M shares, Mar 31, 2026
Buybacks, TTM
—
no yield
Dividends, TTM
—
no yield
Market value
$9.7B
at the close, buybacks

Latest quarter Q1 FY2026, filed May 1, 2026. Trailing figures sum the latest four quarters. Market values at the latest close, from a market data vendor.

In Q1 FY2026, the quarter ended March 31, 2026, Federal Realty Investment Trust reported revenue of $341M, +10.3% on Q1 FY2025, and net income of $159M (+149.5%). Operating margin was 61.3%. Diluted earnings per share were $1.81.

Share price

Daily candlesticks from November 11, 2024 to November 6, 2026, with each earnings release marked; a release after the close marks the day it came out, so its reaction is the next candle. See this earnings season for every company’s reaction.

FRT daily priceSplit-adjusted, US dollars; an earnings release
Nov 6, 2026O $112.33 · H $113.76 · L $111.93 · C $112.58 · −0.58% on the dayOver the range: +17.42%, Nov 7, 2025 to Nov 6, 2026
$93$102$112$121$130Nov 25Jan 26Apr 26Jun 26Aug 26Nov 26

The last 16 quarters

Q2 FY2022 to Q1 FY2026, through the filing of May 1, 2026.

Revenue and net incomeRevenueNet income
$0$100M$200M$300M$400MQ2'22, Revenue: $264MQ2'22, Net income: $62MQ2'22Q3'22, Revenue: $273MQ3'22, Net income: $156MQ3'22Q4'22, Revenue: $280MQ4'22, Net income: $116MQ4'22Q1'23, Revenue: $273MQ1'23, Net income: $55MQ1'23Q2'23, Revenue: $281MQ2'23, Net income: $60MQ2'23Q3'23, Revenue: $287MQ3'23, Net income: $57MQ3'23Q4'23, Revenue: $292MQ4'23, Net income: $64MQ4'23Q1'24, Revenue: $291MQ1'24, Net income: $57MQ1'24Q2'24, Revenue: $296MQ2'24, Net income: $112MQ2'24Q3'24, Revenue: $304MQ3'24, Net income: $61MQ3'24Q4'24, Revenue: $311MQ4'24, Net income: $66MQ4'24Q1'25, Revenue: $309MQ1'25, Net income: $64MQ1'25Q2'25, Revenue: $312MQ2'25, Net income: $156MQ2'25Q3'25, Revenue: $322MQ3'25, Net income: $62MQ3'25Q4'25, Revenue: $336MQ4'25, Net income: $130MQ4'25Q1'26, Revenue: $341MQ1'26, Net income: $159MQ1'26$0$100M$200M$300M$400MQ2'22, Revenue: $264MQ2'22, Net income: $62MQ2'22Q3'22, Revenue: $273MQ3'22, Net income: $156MQ3'22Q4'22, Revenue: $280MQ4'22, Net income: $116MQ4'22Q1'23, Revenue: $273MQ1'23, Net income: $55MQ1'23Q2'23, Revenue: $281MQ2'23, Net income: $60MQ2'23Q3'23, Revenue: $287MQ3'23, Net income: $57MQ3'23Q4'23, Revenue: $292MQ4'23, Net income: $64MQ4'23Q1'24, Revenue: $291MQ1'24, Net income: $57MQ1'24Q2'24, Revenue: $296MQ2'24, Net income: $112MQ2'24Q3'24, Revenue: $304MQ3'24, Net income: $61MQ3'24Q4'24, Revenue: $311MQ4'24, Net income: $66MQ4'24Q1'25, Revenue: $309MQ1'25, Net income: $64MQ1'25Q2'25, Revenue: $312MQ2'25, Net income: $156MQ2'25Q3'25, Revenue: $322MQ3'25, Net income: $62MQ3'25Q4'25, Revenue: $336MQ4'25, Net income: $130MQ4'25Q1'26, Revenue: $341MQ1'26, Net income: $159MQ1'26$0$100M$200M$300M$400MQ2'22, Revenue: $264MQ2'22, Net income: $62MQ3'22, Revenue: $273MQ3'22, Net income: $156MQ3'22Q4'22, Revenue: $280MQ4'22, Net income: $116MQ1'23, Revenue: $273MQ1'23, Net income: $55MQ1'23Q2'23, Revenue: $281MQ2'23, Net income: $60MQ3'23, Revenue: $287MQ3'23, Net income: $57MQ3'23Q4'23, Revenue: $292MQ4'23, Net income: $64MQ1'24, Revenue: $291MQ1'24, Net income: $57MQ1'24Q2'24, Revenue: $296MQ2'24, Net income: $112MQ3'24, Revenue: $304MQ3'24, Net income: $61MQ3'24Q4'24, Revenue: $311MQ4'24, Net income: $66MQ1'25, Revenue: $309MQ1'25, Net income: $64MQ1'25Q2'25, Revenue: $312MQ2'25, Net income: $156MQ3'25, Revenue: $322MQ3'25, Net income: $62MQ3'25Q4'25, Revenue: $336MQ4'25, Net income: $130MQ1'26, Revenue: $341MQ1'26, Net income: $159MQ1'26

Net income losses drawn in red.

Cash and equivalents against long-term debtCash and equivalentsLong-term debt
$0$2B$4B$6BQ2'22, Cash and equivalents: $177MQ2'22Q3'22, Cash and equivalents: $146MQ3'22Q4'22, Cash and equivalents: $86MQ4'22, Long-term debt: $4.3BQ4'22Q1'23, Cash and equivalents: $99MQ1'23Q2'23, Cash and equivalents: $98MQ2'23Q3'23, Cash and equivalents: $98MQ3'23Q4'23, Cash and equivalents: $251MQ4'23, Long-term debt: $4.6BQ4'23Q1'24, Cash and equivalents: $96MQ1'24Q2'24, Cash and equivalents: $103MQ2'24Q3'24, Cash and equivalents: $97MQ3'24Q4'24, Cash and equivalents: $123MQ4'24, Long-term debt: $4.5BQ4'24Q1'25, Cash and equivalents: $109MQ1'25Q2'25, Cash and equivalents: $177MQ2'25Q3'25, Cash and equivalents: $111MQ3'25Q4'25, Cash and equivalents: $107MQ4'25, Long-term debt: $5.0BQ4'25Q1'26, Cash and equivalents: $116MQ1'26$0$2B$4B$6BQ2'22, Cash and equivalents: $177MQ2'22Q3'22, Cash and equivalents: $146MQ3'22Q4'22, Cash and equivalents: $86MQ4'22, Long-term debt: $4.3BQ4'22Q1'23, Cash and equivalents: $99MQ1'23Q2'23, Cash and equivalents: $98MQ2'23Q3'23, Cash and equivalents: $98MQ3'23Q4'23, Cash and equivalents: $251MQ4'23, Long-term debt: $4.6BQ4'23Q1'24, Cash and equivalents: $96MQ1'24Q2'24, Cash and equivalents: $103MQ2'24Q3'24, Cash and equivalents: $97MQ3'24Q4'24, Cash and equivalents: $123MQ4'24, Long-term debt: $4.5BQ4'24Q1'25, Cash and equivalents: $109MQ1'25Q2'25, Cash and equivalents: $177MQ2'25Q3'25, Cash and equivalents: $111MQ3'25Q4'25, Cash and equivalents: $107MQ4'25, Long-term debt: $5.0BQ4'25Q1'26, Cash and equivalents: $116MQ1'26$0$2B$4B$6BQ2'22, Cash and equivalents: $177MQ3'22, Cash and equivalents: $146MQ3'22Q4'22, Cash and equivalents: $86MQ4'22, Long-term debt: $4.3BQ1'23, Cash and equivalents: $99MQ1'23Q2'23, Cash and equivalents: $98MQ3'23, Cash and equivalents: $98MQ3'23Q4'23, Cash and equivalents: $251MQ4'23, Long-term debt: $4.6BQ1'24, Cash and equivalents: $96MQ1'24Q2'24, Cash and equivalents: $103MQ3'24, Cash and equivalents: $97MQ3'24Q4'24, Cash and equivalents: $123MQ4'24, Long-term debt: $4.5BQ1'25, Cash and equivalents: $109MQ1'25Q2'25, Cash and equivalents: $177MQ3'25, Cash and equivalents: $111MQ3'25Q4'25, Cash and equivalents: $107MQ4'25, Long-term debt: $5.0BQ1'26, Cash and equivalents: $116MQ1'26

Positions at each quarter end, as filed; short-term investments are not included.

Income statement

Last eight quarters, newest first, through Q1 FY2026 filed May 1, 2026.

Federal Realty Investment Trust income statement, quarterly
Millions of dollarsQ1 FY2026ended Mar 31, 2026filed May 1, 2026Q4 FY2025ended Dec 31, 2025filed Feb 12, 2026Q3 FY2025ended Sep 30, 2025filed Oct 31, 2025Q2 FY2025ended Jun 30, 2025filed Aug 6, 2025Q1 FY2025ended Mar 31, 2025filed May 8, 2025Q4 FY2024ended Dec 31, 2024filed Feb 13, 2025Q3 FY2024ended Sep 30, 2024filed Oct 30, 2024Q2 FY2024ended Jun 30, 2024filed Aug 1, 2024YoYQ1 FY2026vs Q1 FY2025
Revenue341336322312309311304296+10.3%
Cost of revenue—————————
Gross profit—————————
Research and development—————————
Selling, general and administrative1212121211151112+9.7%
Operating income209181111203108109106157+93.3%
Other income (expense)—————————
Pretax income—————————
Income tax—————————
Net income15913062156646661112+149.5%
Diluted EPS ($)1.81—0.691.780.72—0.701.32+151.4%
Diluted shares (millions)87—868785—8484—

Fourth quarters are the fiscal year less the first nine months when the filer reports no discrete fourth quarter, and are marked. Diluted EPS is never derived, so a derived quarter shows none. Italic figures are derived.

Balance sheet

Last eight quarters, newest first, through Q1 FY2026 filed May 1, 2026.

Federal Realty Investment Trust balance sheet, quarterly
Millions of dollarsQ1 FY2026ended Mar 31, 2026filed May 1, 2026Q4 FY2025ended Dec 31, 2025filed Feb 12, 2026Q3 FY2025ended Sep 30, 2025filed Oct 31, 2025Q2 FY2025ended Jun 30, 2025filed Aug 6, 2025Q1 FY2025ended Mar 31, 2025filed May 8, 2025Q4 FY2024ended Dec 31, 2024filed Feb 13, 2025Q3 FY2024ended Sep 30, 2024filed Oct 30, 2024Q2 FY2024ended Jun 30, 2024filed Aug 1, 2024YoYQ1 FY2026vs Q1 FY2025
Cash and equivalents11610711117710912397103+5.9%
Short-term investments—————————
Total current assets—————————
Total assets9,0979,1308,8628,6248,6228,5258,4798,421+5.5%
Total current liabilities—————————
Long-term debt—4,964———4,497———
Total liabilities5,5325,6305,3965,1235,1765,1005,1135,168+6.9%
Stockholders’ equity3,3113,2493,2153,2493,1923,1723,1112,996+3.7%
Shares outstanding (millions)8686868686868584—

Positions at each period end. Nothing on this statement is derived. Long-term debt is the filed noncurrent line only; no total-debt composite is constructed across filers. Italic figures are derived.

Cash flow statement

Last eight quarters, newest first, through Q1 FY2026 filed May 1, 2026.

Federal Realty Investment Trust cash flow statement, quarterly
Millions of dollarsQ1 FY2026ended Mar 31, 2026filed May 1, 2026Q4 FY2025ended Dec 31, 2025filed Feb 12, 2026Q3 FY2025ended Sep 30, 2025filed Oct 31, 2025Q2 FY2025ended Jun 30, 2025filed Aug 6, 2025Q1 FY2025ended Mar 31, 2025filed May 8, 2025Q4 FY2024ended Dec 31, 2024filed Feb 13, 2025Q3 FY2024ended Sep 30, 2024filed Oct 30, 2024Q2 FY2024ended Jun 30, 2024filed Aug 1, 2024YoYQ1 FY2026vs Q1 FY2025
Operating cash flow185145148151179120144170+3.1%
Capital expenditures—————————
Free cash flow (CFO − capex)—————————
Depreciation and amortization9997948987878785+14.1%
Share repurchases—————————
Dividends paid—————————

10-Qs file cash flows as year-to-date totals, so quarterly figures are differenced from consecutive filings and marked. Free cash flow is operating cash flow less capital expenditures, computed from the two filed lines. Italic figures are derived.

Annual statements

Every fiscal year filed, newest first, through FY2025 filed February 12, 2026.

Income statement

Federal Realty Investment Trust income statement, annual
Millions of dollarsFY2025ended Dec 31, 2025filed Feb 12, 2026FY2024ended Dec 31, 2024filed Feb 13, 2025FY2023ended Dec 31, 2023filed Feb 12, 2024FY2022ended Dec 31, 2022filed Feb 8, 2023FY2021ended Dec 31, 2021filed Feb 10, 2022FY2020ended Dec 31, 2020filed Feb 11, 2021FY2019ended Dec 31, 2019filed Feb 10, 2020FY2018ended Dec 31, 2018filed Feb 13, 2019FY2017ended Dec 31, 2017filed Feb 13, 2018FY2016ended Dec 31, 2016filed Feb 13, 2017FY2015ended Dec 31, 2015filed Feb 9, 2016FY2014ended Dec 31, 2014filed Feb 10, 2015FY2013ended Dec 31, 2013filed Feb 11, 2014FY2012ended Dec 31, 2012filed Feb 12, 2013FY2011ended Dec 31, 2011filed Feb 16, 2012FY2010ended Dec 31, 2010filed Feb 15, 2011FY2009ended Dec 31, 2009filed Aug 4, 2010FY2008ended Dec 31, 2008filed Aug 4, 2010
Revenue1,2791,2021,1321,074951835936915857802744686637606551542529520
Cost of revenue——————————————————
Gross profit——————————————————
Research and development——————————————————
Selling, general and administrative475051535042433436333632323129242227
Operating income602472406526395290471362410321300271254254226229210217
Other income (expense)——————————————————
Pretax income——————————————————
Income tax——————————————————
Net income41129523738526113235424229025021016516315214412398130
Diluted EPS ($)4.683.422.804.713.261.624.613.183.973.503.032.412.462.352.281.981.632.19
Diluted shares (millions)868481817776757372716967656463616059

Balance sheet

Federal Realty Investment Trust balance sheet, annual
Millions of dollarsFY2025ended Dec 31, 2025filed Feb 12, 2026FY2024ended Dec 31, 2024filed Feb 13, 2025FY2023ended Dec 31, 2023filed Feb 12, 2024FY2022ended Dec 31, 2022filed Feb 8, 2023FY2021ended Dec 31, 2021filed Feb 10, 2022FY2020ended Dec 31, 2020filed Feb 11, 2021FY2019ended Dec 31, 2019filed Feb 10, 2020FY2018ended Dec 31, 2018filed Feb 13, 2019FY2017ended Dec 31, 2017filed Feb 13, 2018FY2016ended Dec 31, 2016filed Feb 13, 2017FY2015ended Dec 31, 2015filed Feb 9, 2016FY2014ended Dec 31, 2014filed Feb 10, 2015FY2013ended Dec 31, 2013filed Feb 11, 2014FY2012ended Dec 31, 2012filed Feb 12, 2013FY2011ended Dec 31, 2011filed Feb 16, 2012FY2010ended Dec 31, 2010filed Feb 15, 2011FY2009ended Dec 31, 2009filed Aug 4, 2010FY2008ended Dec 31, 2008filed Aug 4, 2010
Cash and equivalents1071232518616279812764152321488937681613515
Short-term investments——————————————————
Total current assets——————————————————
Total assets9,1308,5258,4378,2347,6227,6086,7956,2906,2765,4234,8974,5474,2193,8993,6663,1603,222—
Total current liabilities——————————————————
Long-term debt4,9644,4974,6164,3444,0634,3093,3703,1743,2322,7412,5602,3402,2492,1272,037———
Total liabilities5,6305,1005,2115,0224,7454,9214,0193,6863,7433,2042,9772,7352,6442,4942,3401,9782,013—
Stockholders’ equity3,2493,1722,9642,9542,5812,4642,5352,3462,2671,9771,6641,6041,4481,2871,2161,0951,177—
Shares outstanding (millions)86868381797776747372706967656462——

Cash flow statement

Federal Realty Investment Trust cash flow statement, annual
Millions of dollarsFY2025ended Dec 31, 2025filed Feb 12, 2026FY2024ended Dec 31, 2024filed Feb 13, 2025FY2023ended Dec 31, 2023filed Feb 12, 2024FY2022ended Dec 31, 2022filed Feb 8, 2023FY2021ended Dec 31, 2021filed Feb 10, 2022FY2020ended Dec 31, 2020filed Feb 11, 2021FY2019ended Dec 31, 2019filed Feb 10, 2020FY2018ended Dec 31, 2018filed Feb 13, 2019FY2017ended Dec 31, 2017filed Feb 13, 2018FY2016ended Dec 31, 2016filed Feb 13, 2017FY2015ended Dec 31, 2015filed Feb 9, 2016FY2014ended Dec 31, 2014filed Feb 10, 2015FY2013ended Dec 31, 2013filed Feb 11, 2014FY2012ended Dec 31, 2012filed Feb 12, 2013FY2011ended Dec 31, 2011filed Feb 16, 2012FY2010ended Dec 31, 2010filed Feb 15, 2011FY2009ended Dec 31, 2009filed Aug 4, 2010FY2008ended Dec 31, 2008filed Aug 4, 2010
Operating cash flow622575556517471370462517459428369346314297245257257228
Capital expenditures——————————————————
Free cash flow (CFO − capex)——————————————————
Depreciation and amortization368343322302280255240244216194175171161142126119114111
Share repurchases——————————————————
Dividends paid——————————————————

Insider activity

Form 4 filings by officers, directors and 10% owners, November 9, 2024 to November 9, 2026. Only open-market purchases and sales count as buys and sells; awards, exercises, tax withholding and gifts are listed in grey and never counted.

Bought, three months
$0
0 purchases by 0 insiders; officers and directors $0
Sold, three months
$163K
10 sales by 1 insider; officers and directors $163K
Bought, twelve months
$0
0 purchases by 0 insiders; officers and directors $0
Sold, twelve months
$163K
10 sales by 1 insider; officers and directors $163K

The last 25 transactions

TradedInsiderRoleTransactionSharesPriceValueHeld afterFiled
Sep 30, 2026Lamb-Hale NicoleDirectoropen-market sale200$108.85$22K5,913Oct 1, 2026
Sep 30, 2026Lamb-Hale NicoleDirectoropen-market sale100$108.86$11K5,813Oct 1, 2026
Sep 30, 2026Lamb-Hale NicoleDirectoropen-market sale380$108.87$41K5,433Oct 1, 2026
Sep 30, 2026Lamb-Hale NicoleDirectoropen-market sale140$108.88$15K5,293Oct 1, 2026
Sep 30, 2026Lamb-Hale NicoleDirectoropen-market sale200$108.89$22K5,093Oct 1, 2026
Sep 30, 2026Lamb-Hale NicoleDirectoropen-market sale40$108.91$4K5,053Oct 1, 2026
Sep 30, 2026Lamb-Hale NicoleDirectoropen-market sale60$108.92$7K4,993Oct 1, 2026
Sep 30, 2026Lamb-Hale NicoleDirectoropen-market sale80$108.93$9K4,913Oct 1, 2026
Sep 30, 2026Lamb-Hale NicoleDirectoropen-market sale100$108.95$11K4,813Oct 1, 2026
Sep 30, 2026Lamb-Hale NicoleDirectoropen-market sale200$108.96$22K4,613Oct 1, 2026
Aug 3, 2026Guglielmone DanielEVP-CFO and Treasurertax withholding840$123.65$104K80,026Aug 4, 2026
Jun 3, 2026McEachin ThomasDirectorgift1,339$0.00—0Jun 3, 2026
Jun 3, 2026McEachin ThomasDirectorgiftindirect1,339$0.00—3,874Jun 3, 2026
Jun 3, 2026Wood Donald CCEO & President, Directorgift37,038$0.00—132,042Jun 3, 2026
Jun 3, 2026Wood Donald CCEO & President, Directorgiftindirect37,038$0.00—290,300Jun 3, 2026
Feb 12, 2026Wood Donald CCEO & President, Directortax withholding28,211$104.75$3M169,080Feb 13, 2026
Feb 12, 2026Guglielmone DanielEVP-CFO and Treasurertax withholding4,438$104.75$465K80,866Feb 13, 2026
Feb 11, 2026Wood Donald CCEO & President, Directoraward63,708$0.00—197,291Feb 13, 2026
Feb 11, 2026Guglielmone DanielEVP-CFO and Treasureraward17,947$0.00—85,304Feb 13, 2026
Feb 11, 2026Becker Dawn MEVP-CLO & Secretaryaward11,712$0.00—196,618Feb 13, 2026
Jan 2, 2026Steinel Gail PDirectoraward1,339$0.00—18,017Jan 5, 2026
Jan 2, 2026Nader Anthony P IIIDirectoraward1,339$0.00—6,113Jan 5, 2026
Jan 2, 2026McEachin ThomasDirectoraward1,339$0.00—1,339Jan 5, 2026
Jan 2, 2026Lamb-Hale NicoleDirectoraward1,339$0.00—6,113Jan 5, 2026
Jan 2, 2026Holland Elizabeth IDirectoraward1,339$0.00—9,727Jan 5, 2026

Full insider history for Federal Realty Investment Trust, or insider activity across all companies. A record of filings, not a recommendation.

Sources

Fiscal year ends in month 12; periods are labeled with the issuer's own fiscal calendar. Values are as most recently filed (restatements apply; per-share values are on current split basis per the connector's split table, flagged in adjusted). Flow items flagged in `derived` were computed (Q4 = FY − nine months; quarterly cash flow differenced from year-to-date filings) rather than read from a filing. `reconciliation.repaired` lists periods where a full-year figure was filed in a quarter slot: that row was dropped and the quarter rebuilt from the annual figure. `reconciliation.quarantined` lists periods where four filed quarters do not sum to the filed year — those quarterly values are withheld, so a blank there is a withholding rather than an absence of reporting.

Filer
FEDERAL REALTY INVESTMENT TRUST, CIK 34903 on EDGAR
Extract generated
November 8, 2026
Withheld
1 line-years whose four quarters do not sum to the filed year: operating income FY2017
Repaired
none
XBRL concepts behind each line

Income statement

Revenue: Revenues
Cost of revenue: not filed
Gross profit: not filed
Research and development: not filed
Selling, general and administrative: GeneralAndAdministrativeExpense
Operating income: OperatingIncomeLoss
Other income (expense): not filed
Pretax income: not filed
Income tax: not filed
Net income: NetIncomeLoss
Diluted EPS ($): EarningsPerShareDiluted
Diluted shares (millions): WeightedAverageNumberOfDilutedSharesOutstanding

Balance sheet

Cash and equivalents: CashAndCashEquivalentsAtCarryingValue
Short-term investments: not filed
Total current assets: not filed
Total assets: Assets
Total current liabilities: not filed
Long-term debt: LongTermDebt
Total liabilities: Liabilities
Stockholders’ equity: StockholdersEquity
Shares outstanding (millions): dei:EntityCommonStockSharesOutstanding

Cash flow statement

Operating cash flow: NetCashProvidedByUsedInOperatingActivities
Capital expenditures: not filed
Free cash flow (CFO − capex): not filed
Depreciation and amortization: DepreciationAndAmortization
Share repurchases: not filed
Dividends paid: not filed

The data

The statements on this page as files, generated November 8, 2026.

JSON file
/data/financials/FRT.json