FRT · Federal Realty Investment Trust
$117.56
+0.08 (+0.07%)
At close · Aug 19
Market Cap
$10.16B
Shares
86.39M
Price & Indicators
20d MA
50d MA
200d MA
Earnings
Filing
Insider
Congress
Investor day
Close$117.56
Open$118.20
Day$117.18–118.54
52W close$94.87–127.13
Avg vol 30d851K
Short int3.1M · 3.5% float · 3.2d
Short vol60%
Last earningsJul 31, 2026
DataJan 2020–Aug 2026
Filing10-Q · Jul 31
Up next
Next earnings call
Oct 28, 2026
Est · unconfirmed
· in 10 wks
FQ3-26 quarter ends
~Sep 30, 2026
Est
filed Jul 31, 2026
AI Brief
TL;DR.
Bullish
Bearish
From the call
AI-generated from the earnings call and 8-K · may contain errors · not investment advice
Ask ALVIS about this →Equibles Rating
blended score · not investment adviceOverall
Buy
SellHoldBuy
Technical
Neutral
Momentum
Neutral
Sentiment
Neutral
Fundamentals
Strong
Quant / Vol
Very Low
Market backdrop
VIX 14.9 · calm
Equity put/call 0.52
Technical
price trend
50 / 200-day cross
No cross
Price vs 200-day avg
+7%
above
Price vs 50-day avg
−4%
below
RSI (14)
37
neutral
MACD trend
Negative
52-week position
70%
mid-range
Volume (OBV)
Confirms
volume backs price
Momentum
relative strength
1-month return
−6%
trailing
6-month return
+8%
trailing
YTD return
+17%
this year
Relative strength
−3%
vs S&P · 6-mo
Sentiment
smart money
Trend (MA cross)
No cross
50d $122 › 200d $110 — 50d above 200d
Institutional flow
Accumulating
+10% holders QoQ · +116 funds added
Insider flow
Flat
No net insider activity over 90 days
Short interest
Rising
3.55% of float · ▲ +1.4% MoM · 3.2 days cover
Volume signal
Normal
Volume near normal
Institution breadth
Multi-yr high
614 holders — near 3-yr high, broad support
Squeeze score
54
elevated · 0–100
Fundamentals
Revenue growth
+6%
Y/Y
EPS growth
+37%
Y/Y
Valuation
P/E 20.4
below peers
Buyback
$300.0M
authorized
Balance sheet
$4.9B
net debt
Quant / Vol
risk profile
Volatility
17%
annualized · 1-yr
Max drawdown
−8%
past year
ATR
1.6%
of price · 14-day
Blended from price, momentum, positioning, fundamentals & volatility · daily-close · not investment advice. Market backdrop is context, not part of the score.
Guidance & track record
Latest guidance
· from the 8-K filed Jul 31, 2026
Comparable Property POI Growth
· Full Year 2026
Initiated
3.25% – 3.75%
Net income available for common shareholders per diluted share
· Full Year 2026
Initiated
$4.22 – $4.30
prior FY $4.68
midpoint −9.0% Y/Y
Nareit FFO per diluted share
· Full Year 2026
Non-GAAP
Initiated
$7.48 – $7.56
Core FFO per diluted share
· Full Year 2026
Non-GAAP
Initiated
$7.48 – $7.56
Comparable properties growth
· Full Year 2026
Initiated
3.25% – 3.75%
Lease termination fees
· Full Year 2026
Initiated
$10M – $11M
General and administrative expenses
· Full Year 2026
Initiated
$49M – $51M
Incremental redevelopment/expansion POI
· Full Year 2026
Initiated
$14.5M – $15.5M
Capitalized interest
· Full Year 2026
Initiated
$11M – $12M
Development/redevelopment capital
· Full Year 2026
Initiated
$175M – $225M
Prior guidance
period ended
· from the 8-K filed Nov 4, 2021
Earnings per diluted share
· 2021
$2.30 – $2.35
FFO per diluted share
· 2021
$5.45 – $5.50
Earnings per diluted share
· 2022
$2.25 – $2.45
FFO per diluted share
· 2022
$5.65 – $5.85
Guidance from company 8-Ks · delivered figures from as-reported statements · no analyst estimates involved.
Technicals
trend & momentum for long-term holders Neutral
50 / 200-day cross
No cross
Neutral
Price vs 200-day avg
+7%
Bullish
Price vs 50-day avg
−4%
Neutral
RSI (14)
37
Neutral
MACD trend
Negative
Bearish
52-week position
70%
Neutral
Volume (OBV)
Confirms
Neutral
Market signals — smart money & positioning
Bullish · 2 of 6
Trend (MA cross)
No cross
50d $122 › 200d $110 — 50d above 200d
Institutional flow
Accumulating
+10% holders QoQ · +116 funds added
Insider flow
Flat
No net insider activity over 90 days
Short interest
Rising
3.55% of float · ▲ +1.4% MoM · 3.2 days cover
Volume signal
Normal
Volume near normal
Institution breadth
Multi-yr high
614 holders — near 3-yr high, broad support
Price context
position in its 52-week range
Range low $95
Now $118 · 70%
Range high $127
vs 200-day avg +7%
vs 50-day avg -4%
Illustrative technical + ownership context — a signal mix, not investment advice.
Key metrics
the company's own KPIs, from written earnings releases and filings| Metric | Latest | Period | YoY |
|---|---|---|---|
| Active commercial tenant leases | 3,739 | June 30, 2026 | — |
| Adjusted Comparable Property Operating Income growth (excluding straight-line rents and amortiza non-GAAP | 4.2% | second quarter 2026 | — |
| Adjusted Comparable Property POI non-GAAP | 200.73M | Three Months Ended June 30, 2026 | — |
| Average rent per square foot (comparable) | $33.68 | Q2 2026 | — |
| Commercial square feet | 28.8M | as of Q2 2026 | — |
| Common shares issued under ATM | 493,374 | Q2 2026 | — |
| Comparable POI growth | 2.8% | second quarter 2026 | — |
| Comparable Property POI non-GAAP | 206.28M | Three Months Ended June 30, 2026 | — |
| Comparable Residential Leased % | 97% | June 30, 2026 | — |
| Comparable Residential units | 2,466 | June 30, 2026 | — |
| Comparable retail cash rent growth | 15% | second quarter 2026 | — |
| Comparable retail space leased square feet | 819,273 | second quarter 2026 | — |
| Comparable retail space leases signed (comparable space) | 124 | second quarter 2026 | — |
| Comparable retail straight-line rent growth | 28% | second quarter 2026 | — |
| Core funds from operations available to common shareholders (Core FFO) per diluted share non-GAAP | $1.88 | second quarter 2026 | — |
| Dividend payout ratio as a percentage of Nareit FFO | 60% | Q2 2026 | — |
| EBITDAre non-GAAP | $219.73M | Q2 2026 | — |
GAAP → non-GAAP reconciliationGAAP Net income 88.55M
+50.01M Interest expense
-563K Other interest income
-90K Income tax (benefit) provision
+100.62M Depreciation and amortization
-20.62M Gain on sale of real estate
+1.81M Adjustments of EBITDAre of unconsolidated affiliates
= EBITDAre 219.73M
|
|||
| GLA - comparable commercial properties | 25,620,000 | As of June 30, 2026 | — |
| Ground-floor retail square feet at Blayr | 19,000 | Q2 2026 | — |
| Leased % - anchor tenants | 97.3% | June 30, 2026 | — |
| Leased % - comparable commercial properties | 96% | As of June 30, 2026 | — |
| Leased % - small shop tenants | 93.9% | June 30, 2026 | — |
| Nareit FFO per diluted share non-GAAP | $1.88 | second quarter 2026 | — |
| Occupancy % - comparable commercial properties | 93.9% | As of June 30, 2026 | — |
| Overall Portfolio Gross Leasable Area (GLA) | 28,821,000 | June 30, 2026 | — |
| Overall portfolio leased rate | 96.1% | quarter ended June 30, 2026 | — |
| Overall portfolio occupancy | 93.8% | quarter ended June 30, 2026 | — |
| Overall Residential Leased % | 97% | June 30, 2026 | — |
| Overall Residential units | 2,466 | June 30, 2026 | — |
| Properties owned | 103 | as of Q2 2026 | — |
| Residential leased rate (comparable properties) | 97% | as of June 30, 2026 | — |
| Residential units (portfolio) | 2,500 | as of Q2 2026 | — |
| Residential units delivered at Blayr | 217 | Q2 2026 | — |
| Retail leases signed | 131 | second quarter 2026 | — |
| Retail space square feet leased | 852,051 | second quarter 2026 | — |
| Revolving credit facility borrowing capacity | 1.4B | Q2 2026 | — |
| Small shop leased rate | 93.9% | quarter ended June 30, 2026 | — |
| Tenants | 3,700 | as of Q2 2026 | — |
| Trailing twelve-month comparable cash rent spread | 17% | trailing twelve months ended June 30, 2026 | — |
| Trailing twelve-month comparable leases signed | 453 | trailing twelve months ended June 30, 2026 | — |
| Trailing twelve-month comparable square feet leased | 2,796,064 | trailing twelve months ended June 30, 2026 | — |
| Trailing twelve-month comparable straight-line rent spread | 29% | trailing twelve months ended June 30, 2026 | — |
| Weighted average ATM price per share | $123.92 | Q2 2026 | — |
Figures exactly as the company stated them in writing · click a metric with a to chart its history · period links open the stating document · "filing" marks figures stated in the 10-K/10-Q · YoY needs an exactly comparable prior-year period
Versus peers
REIT - Retail — same industry group| Company | Mkt cap | YTD | Rev growth Y/Y | P/E | Short % shares |
|---|---|---|---|---|---|
|
FRT
this stock
Federal Realty Investment Trust
|
$10.16B | +16.6% | +6.4% | 20.4 | 3.5% |
|
SPG
Simon Property Group Inc.
|
$71.52B | +20.6% | +6.7% | 15.6 | 3.0% |
|
O
Realty Income Corp
|
$59.04B | +11.7% | +9.1% | 45.6 | 4.8% |
|
UNBLF
Unibail-Rodamco SE/ADR
|
$17.27B | +8.7% | — | — | 0.0% |
|
KIM
Kimco Realty Corp
|
$16.34B | +20.0% | +5.1% | — | 4.7% |
Peers by industry group · P/E from as-reported trailing EPS · short % is of shares outstanding
At a glance
key data from every sectionOwnership
Short & Settlement
Smart Money
Financials
Filings
Earnings & Events
Performance
| 5D | 20D | 120D | MTD | YTD | |
|---|---|---|---|---|---|
| FRT | +0.3% | -6.0% | +8.4% | -5.3% | +16.6% |
| SPY | -0.4% | +2.9% | +11.6% | +3.0% | +12.8% |
| vs SPY | +0.7% | -8.9% | -3.2% | -8.2% | +3.9% |
Capital returns
Latest dividend
$1.13
/ share · ex Jul 1, 2026
Declared · upcoming
$1.16
/ share · ex Oct 1, 2026
Paid (TTM)
$4.52
/ share · 4 payouts
Dividend yield (TTM, derived)
3.84%
Buyback program
· as of Apr 10, 2025
Authorized
$300.00M
Spent (derived)
—
Remaining
—
Dividends per share over the trailing 365 days by ex-date · buyback figures as last reported in SEC filings ("spent" derived as authorized − remaining; when several programs run concurrently, authorized is their combined total per the newest filing) · components shown separately — trailing-year buyback spend isn't tracked, so no combined shareholder yield is derived.
Key facts
CIK
34903
CUSIP
313745101
13F (30d)
565 filings
537 filers
Visit website
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