Federal Realty Investment Trust (FRT): financials, SEC filings and peers
Federal Realty Investment Trust (FRT) is a retail reits company in the Real Estate sector of the S&P 500, headquartered in Rockville, Maryland.
It was founded in 1962 and joined the S&P 500 on February 1, 2016.
Its fiscal year ends in December, and its shares trade on the NYSE.
In its SEC filings it is classified as “Real Estate Investment Trusts”.
Federal Realty Investment Trust at a glance
- Revenue (12 months)
- $1.3B
- Revenue growth
- +7.4%
- Operating margin
- 53.6%
- Net income (12 months)
- $506M
- Free cash flow (12 months)
- —
- Cash
- $116M
- Debt
- $5.0B
- Diluted EPS (12 months)
- $5.76
Twelve months to March 31, 2026, from the 10-Q filed May 1, 2026.
Latest twelve months
Over the twelve months to March 31, 2026, Federal Realty Investment Trust reported revenue of $1.3 billion, about the same as a year earlier (+7.4%).
Its operating margin was 53.6%, up 14.3 percentage points from a year earlier: for every $100 of sales, about $54 was left as operating profit.
Net income was $506 million (38.6% of revenue), 67.6% higher than a year earlier.
At the end of the period it held $116 million in cash and $5.0 billion in debt, a net debt position of $4.8 billion.
The diluted share count rose 1.4% in a year, which dilutes existing shareholders.
Five-year trend
- Revenue went from $835 million in fiscal 2020 to $1.3 billion in fiscal 2025, about 8.9% a year.
- Revenue has grown for 5 fiscal years in a row.
- Operating margin widened from 34.7% to 47.1% over the same years.
| Fiscal year | 2021 | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|---|
| Revenue | $951M | $1.1B | $1.1B | $1.2B | $1.3B |
| Revenue growth | 13.9% | 12.9% | 5.4% | 6.2% | 6.4% |
| Operating margin | 41.5% | 49.0% | 35.9% | 39.3% | 47.1% |
| Net income | $261M | $385M | $237M | $295M | $411M |
| Free cash flow | — | — | — | — | — |
| Diluted EPS | $3.26 | $4.71 | $2.80 | $3.42 | $4.68 |
Fiscal years as reported in Federal Realty Investment Trust’s 10-K filings. Free cash flow is operating cash flow minus capital spending.
Recent SEC filings
- 8-K filed August 11, 2026 — Material agreement; New debt obligation
- 10-Q filed July 31, 2026 — quarterly report
- 8-K filed July 31, 2026 — Earnings results
- 8-K filed May 6, 2026 — Shareholder vote results
- 10-Q filed May 1, 2026 — quarterly report
- 8-K filed May 1, 2026 — Earnings results
- 8-K filed April 15, 2026 — Material agreement; Agreement terminated
- 10-K filed February 12, 2026 — annual report
Companies like Federal Realty Investment Trust
Other S&P 500 companies in Retail REITs:
- KIMKimco RealtyJericho, New York
- ORealty IncomeSan Diego, California
- REGRegency CentersJacksonville, Florida
- SPGSimon Property GroupIndianapolis, Indiana
More from Real Estate
Questions about Federal Realty Investment Trust
Is Federal Realty Investment Trust's revenue growing?
Yes. Revenue for the twelve months to March 31, 2026 was $1.3 billion, up 7.4% from a year earlier, according to its SEC filings.
Is Federal Realty Investment Trust profitable?
Yes. It earned $506 million in net income over the twelve months to March 31, 2026, a net margin of 38.6%.
Does Federal Realty Investment Trust have more cash or more debt?
At March 31, 2026 it had $116 million in cash and $5.0 billion in debt, so more debt than cash.
When did Federal Realty Investment Trust last file financial results?
Its latest quarterly report (10-Q) was filed with the SEC on July 31, 2026.
Which companies are similar to Federal Realty Investment Trust?
In the S&P 500, Federal Realty Investment Trust is grouped in Retail REITs within the Real Estate sector. Kimco Realty (KIM), Realty Income (O), Regency Centers (REG), Simon Property Group (SPG) are in the same group.
Understand the numbers
Source: Federal Realty Investment Trust’s filings with the U.S. Securities and Exchange Commission (EDGAR), retrieved September 27, 2026. Figures are as reported by the company and may be restated. This page is for information only and is not financial advice.