FRT
Real EstateFederal Realty Investment Trust · REIT - Retail · $10B
What is Federal Realty Investment Trust?
Federal Realty Investment Trust is a retail-focused REIT specializing in high-quality properties across major coastal U.S. markets. It is best known for developing mixed-use urban destinations that blend shopping, dining, residential, and office space.
Federal Realty owns, operates, and redevelops retail-anchored properties in supply-constrained coastal markets. Revenue comes primarily from tenant leases across roughly 25 million square feet of space. The trust focuses on markets where retail demand consistently outpaces available supply, supporting occupancy and long-term lease stability.
Founded in 1962 and headquartered in North Bethesda, Maryland, Federal Realty has built one of the longest track records in the REIT industry.
- Mixed-use urban neighborhoods (e.g., Santana Row, Assembly Row, Pike & Rose)
- Retail and restaurant leasing across coastal markets
- Residential rental units within mixed-use developments
- Redevelopment and repositioning of existing retail properties
Is FRT a Good Stock to Buy?
UQS Score rates FRT as Below Average overall, reflecting meaningful headwinds across several key pillars.
The Quality pillar stands out as a genuine strength, reflecting Federal Realty's disciplined asset base and its record-setting dividend streak — the longest consecutive dividend growth run in the REIT industry. The Moat and Valuation pillars register as Neutral, suggesting neither a clear competitive edge nor an obvious pricing extreme.
Growth and Risk both score Weak, pointing to limited near-term expansion potential and elevated risk factors worth monitoring closely.
See the full pillar breakdown and underlying financial metrics by signing up for a UQS Pro account. Sign up free →
Past performance does not guarantee future results. UQS Score is based on fundamental data and is not a buy/sell recommendation.
Does FRT pay dividends?
Yes — Federal Realty Investment Trust pays a dividend.
Federal Realty pays a regular quarterly dividend and holds the longest consecutive dividend growth record in the entire REIT sector — 54 straight years of increases. As a REIT, it is required to distribute the majority of taxable income, making income generation central to its investment case.
When does FRT report earnings?
Federal Realty reports earnings on a quarterly cadence, consistent with other NYSE-listed REITs.
The trust's Quality pillar remains strong, suggesting consistent operational execution. However, the Weak Growth pillar indicates that top-line expansion has been limited relative to sector peers. Investors tracking results should weigh both occupancy trends and same-store growth commentary.
For the most recent quarter's results and guidance, visit Federal Realty's investor relations page at federalrealty.com.
FRT Price History
+19.8% over 5Y
Monthly close, adjusted for stock splits and dividend reinvestment.
What if I invested in Federal Realty Investment Trust?
Based on Federal Realty Investment Trust's historical closing prices, adjusted for stock splits and dividend reinvestment. Past performance does not guarantee future results. This is for informational purposes only and is not financial advice.
Frequently Asked Questions
What does Federal Realty Investment Trust do?
Federal Realty owns and redevelops retail-anchored, mixed-use properties in major coastal markets including Washington D.C., Boston, San Francisco, and Los Angeles. Its portfolio spans roughly 25 million square feet across about 106 properties, combining retail, dining, residential, and office uses.
Does FRT pay dividends?
Yes. Federal Realty pays a regular quarterly dividend and holds the longest consecutive dividend growth streak in the REIT industry at 54 years. As a REIT, distributing income to shareholders is a core part of its structure.
When does FRT report earnings?
Federal Realty reports on a quarterly basis, in line with other U.S.-listed REITs. For exact dates and the most recent results, check the investor relations section at federalrealty.com.
Is FRT a good stock to buy?
UQS Score rates FRT as Below Average overall. Its Quality pillar is strong, but Growth and Risk both score Weak, which weighs on the composite rating. Whether it fits your portfolio depends on your income needs and risk tolerance — the full pillar breakdown is available to Pro members.
Is FRT overvalued?
FRT's Valuation pillar scores Neutral, suggesting the market is pricing the stock neither at a steep premium nor a deep discount relative to its fundamentals. Full valuation metrics are available in the Pro view.
What is FRT's market cap bracket?
Federal Realty Investment Trust is classified as a mid-cap stock. It is a member of the S&P 500 index and trades on the NYSE under the ticker FRT.
Is FRT a long-term quality indicator?
FRT's Quality pillar is rated Strong, reflecting its disciplined coastal portfolio and decades-long dividend growth record. However, Weak Growth and Risk pillars suggest long-term investors should weigh income stability against limited expansion prospects and elevated risk factors.
How does FRT compare to its competitors?
FRT competes with retail REITs such as Agree Realty (ADC), Brixmor Property Group (BRX), and NNN REIT (NNN). Federal Realty differentiates itself through its mixed-use, urban-format properties in high-barrier coastal markets. UQS Score comparisons across these peers are available on each ticker's profile page.
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Pro Analysis
FRT — Score History
| Date | UQS | Quality | Moat | Growth | Risk | Value | Change |
|---|---|---|---|---|---|---|---|
| May 11, 2026 | 52.2 | 86.0 | 49.0 | 31.8 | 28.4 | 52.3 | +7.0 |
| May 9, 2026 | 45.2 | 86.0 | 49.0 | 0.0 | 28.4 | 47.9 | -4.5 |
| May 7, 2026 | 49.7 | 83.1 | 49.0 | 32.0 | 21.0 | 47.6 | -0.1 |
| May 4, 2026 | 49.8 | 83.1 | 49.0 | 32.0 | 21.0 | 47.9 | 0.0 |
| May 3, 2026 | 49.8 | 83.1 | 49.0 | 31.9 | 21.0 | 47.9 | -0.1 |
| May 2, 2026 | 49.9 | 83.1 | 49.0 | 31.9 | 21.0 | 49.1 | -0.1 |
| Apr 26, 2026 | 50.0 | 83.1 | 49.0 | 32.0 | 21.0 | 49.1 | +0.2 |
| Apr 25, 2026 | 49.8 | 83.1 | 49.0 | 32.0 | 21.0 | 48.3 | 0.0 |
| Apr 23, 2026 | 49.8 | 83.3 | 49.0 | 32.0 | 21.0 | 48.1 | 0.0 |
| Apr 19, 2026 | 49.8 | 82.9 | 49.0 | 32.0 | 21.0 | 48.6 | -0.2 |
FRT — Pillar Breakdown
Quality
— 85.4/100 (25%)Federal Realty Investment Trust demonstrates outstanding capital efficiency and profitability, placing it among the highest-quality businesses in the market.
Profitability relative to shareholders' equity.
Ability to convert revenue into operating profit.
Bottom-line profit as a share of revenue.
Free cash flow relative to market value.
Growth
— 31.9/100 (20%)Federal Realty Investment Trust faces growth headwinds with declining or stagnant revenue trends.
Revenue trajectory over the last twelve months.
Compound annual revenue growth rate over 3 years.
Year-over-year earnings per share growth.
Analyst consensus for future revenue growth.
Analyst consensus for future earnings growth.
Risk
— 28.4/100 (15%)Federal Realty Investment Trust presents elevated risk with concerns around leverage or financial stability.
Total debt relative to shareholder equity.
Short-term liquidity — ability to pay near-term obligations.
Earnings capacity relative to interest payments.
Valuation
— 49.5/100 (15%)Federal Realty Investment Trust has a mixed valuation — some metrics suggest fair value while others appear stretched.
Inverse of forward P/E — higher yield means cheaper stock.
How many years of FCF the market cap represents.
Enterprise value multiple relative to sector median.
Moat
— 49/100 (25%)Federal Realty Investment Trust possesses some competitive advantages but faces meaningful competition. The Moat pillar evaluates competitive advantages across five dimensions: Switching Costs, Network Effects, Cost Advantage, Intangible Assets, and Scale & Ecosystem. Sign in to customize moat ratings for FRT.
Score Composition
Financial Data
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How is the FRT UQS Score Calculated?
The UQS (Unified Quality Score) for Federal Realty Investment Trust is calculated using a proprietary 6-pillar framework with 29 financial metrics. Each pillar evaluates a different dimension on a 0–100 scale, then combines into a single weighted score. Scoring thresholds are calibrated per sector. Momentum is an optional Pro toggle — without it, you get the 5-pillar / 25-metric core shown below.
Quality (25%) measures profitability and capital efficiency — ROIC, ROE, margins, GP/Assets, and FCF Yield.
Moat (25%) assesses Federal Realty Investment Trust's competitive advantages across switching costs, network effects, cost advantages, intangible assets, and ecosystem scale.
Growth (20%) tracks revenue trajectory and earnings momentum, combining historical results with analyst forward estimates.
Risk (15%) is inversely scored — lower leverage and strong balance sheet health result in higher scores.
Valuation (15%) measures whether Federal Realty Investment Trust is fairly priced using earnings yield, price-to-FCF, PEG ratio, and EV/EBITDA relative to sector peers.
Six investor-inspired presets are available, each with different pillar weights: Balanced, Buffett, Munger, Lynch, Cathie Wood, and Graham. The public score shown here uses the Balanced preset. Learn more in our FAQ.