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Federal Realty Investment Trust filed a November 2, 2026 prospectus supplement for resale by certain shareholders of up to 3,901,260 common shares potentially issuable upon exercise of the exchange option for 3.500% Exchangeable Senior Notes due 2031.
Federal Realty reported third-quarter FFO per share of $1.87, roughly 6% above last year, and raised 2026 core FFO guidance to $7.54 to $7.58 per share. Its $508 million Summit acquisition, closed October 1st, added 870,000 square feet.
Federal Realty Investment Trust reported nine-month total property revenue of $1.0 billion, up $72.9 million or 7.7% from $942.9 million, while shopping-center occupancy was 93.8%.
Federal Realty Investment Trust posted third-quarter 2026 Nareit FFO and Core FFO of $1.87 per diluted share, up 5.6%, and raised 2026 guidance for both measures to $7.54 to $7.58 per diluted share.
Useful current figures from the complete screener profile.
* Q4 derived as the full year minus Q1 to Q3.
TL;DR. Federal Realty (FRT) reported Q2 2026 Core FFO of $1.88/share (+6.8% YoY), beating guidance by $0.03, signed a record 819,273 sq ft of comparable leases at 15% cash rent spreads, and raised 2026 Core FFO/Nareit FFO guidance to $7.48-$7.56/share; the quarter also featured a 59th consecutive annual dividend increase and announced major new anchor leases at Grossmont Center.
AI-generated from the earnings call and 8-K · may contain errors · not investment advice
Blended from price, momentum, positioning, fundamentals & volatility · daily-close · not investment advice. Market backdrop is context, not part of the score.
Still-open targets the latest release did not restate under the same label.
Guidance from company 8-Ks · delivered figures from as-reported statements · no analyst estimates involved.
Illustrative technical + ownership context — a signal mix, not investment advice.
| Metric | Latest | Period | YoY |
|---|---|---|---|
| Adjusted Comparable Property POI non-GAAP | 204.66M | Three Months Ended September 30, 2026 | — |
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GAAP → non-GAAP reconciliationGAAP Comparable Property POI 210.78M
-3.34M Straight-line rents
-2.78M Amortization of in-place leases
= Adjusted Comparable Property POI 204.66M
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| Adjusted Comparable Property POI growth non-GAAP | 4% | third quarter | — |
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| Amortization of in-place leases non-GAAP | 11.2M | Nine Months Ended September 30, 2026 | — |
| average rent | $40.01 | third quarter of 2026 | — |
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| comparable leased square feet | 532,220 | third quarter of 2026 | — |
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| comparable leases | 117 | third quarter of 2026 | — |
| Comparable Property POI non-GAAP | 210.78M | Three Months Ended September 30, 2026 | — |
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GAAP → non-GAAP reconciliationGAAP Property operating income (POI) 229.9M
-9.27M Non-comparable POI - acquisitions/dispositions
-9.84M Non-comparable POI - redevelopment, development & other
= Comparable Property POI 210.78M
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| Comparable Property POI growth | 2.5% | third quarter | — |
| Core FFO non-GAAP | 488.34M | Nine Months Ended September 30, 2026 | — |
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| Core FFO per diluted share non-GAAP | $5.62 | Nine Months Ended September 30, 2026 | — |
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| Dividend payout ratio as a percentage of Nareit FFO non-GAAP | 61% | Nine Months Ended September 30, 2026 | — |
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| EBITDAre non-GAAP | 656.41M | Nine Months Ended September 30, 2026 | — |
GAAP → non-GAAP reconciliationGAAP Net income 68.99M
+49.74M Interest expense
-1.07M Other interest income
+112K Income tax (benefit) provision
+100.26M Depreciation and amortization
-473K Gain on sale of real estate
+1.79M Adjustments of EBITDAre of unconsolidated affiliates
= EBITDAre 219.35M
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| GLA | 26,168,000 | September 30, 2026 | — |
| GLA (1) | 870,000 | October 1, 2026 | — |
| GLA - comparable commercial properties | 26,168,000 | As of September 30, 2026 | — |
| Gross Leasable Area (GLA) | 28,802,000 | September 30, 2026 | — |
| Leased % - anchor tenants | 97.9% | September 30, 2026 | — |
| Leased % - comparable commercial properties | 96.5% | As of September 30, 2026 | — |
| leases signed | 123 | third quarter of 2026 | — |
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| Maintenance capital expenditures | 9.61M | Three Months Ended September 30, 2026 | — |
| Nareit FFO non-GAAP | 488.34M | Nine Months Ended September 30, 2026 | — |
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GAAP → non-GAAP reconciliationGAAP Funds from operations 164.82M
-1.88M Dividends on preferred shares
+610K Income attributable to downREIT operating partnership units
-563K Income attributable to unvested shares
= Nareit FFO 163M
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| Nareit FFO per diluted share non-GAAP | $5.62 | Nine Months Ended September 30, 2026 | — |
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| Number of Locations Leased | 346 | September 30, 2026 | — |
| Occupancy % - comparable commercial properties | 93.8% | As of September 30, 2026 | — |
| Occupied % | 93.8% | September 30, 2026 | — |
| Overall portfolio leased rate | 96.5% | as of September 30, 2026 | — |
| Overall portfolio occupancy | 93.8% | as of September 30, 2026 | — |
| Percentage of Total Annualized Base Rent | 23.84% | September 30, 2026 | — |
| Percentage of Total GLA | 27.77% | September 30, 2026 | — |
| Prior Rent (4) PSF | $35.07 | 3rd Quarter 2026 | — |
| property size | 100 | On October 1, 2026 | — |
| Redevelopment and tenant improvements and incentives | 32.29M | Three Months Ended September 30, 2026 | — |
| Regular common dividends declared | 295.96M | Nine Months Ended September 30, 2026 | — |
| rent growth on a cash basis | 14% | third quarter of 2026 | — |
| rent spreads on a cash basis | 14% | trailing twelve-month basis | — |
| residential leased rate for comparable properties | 95.7% | as of September 30, 2026 | — |
| Secured Debt to Total Assets | 4% | As of September 30, 2026 | — |
| Small shop leased rate | 94.1% | as of September 30, 2026 | — |
| square feet | 870,000 | On October 1, 2026 | — |
| square feet of retail space signed | 589,726 | third quarter of 2026 | — |
| Straight-line rents non-GAAP | 22.5M | Nine Months Ended September 30, 2026 | — |
| Tenant Improvements & Incentives (6) | $19,345,996 | 3rd Quarter 2026 | — |
| Tenant Improvements & Incentives PSF | $36.35 | 3rd Quarter 2026 | — |
| tenants | 120 | On October 1, 2026 | — |
| Total capital expenditures | 218.14M | Nine Months Ended September 30, 2026 | — |
| Total Debt to Total Assets | 39% | As of September 30, 2026 | — |
| Total fixed rate debt, net | 84% | As of September 30, 2026 | — |
| Total net debt to market capitalization at market price per common share | 33% | As of September 30, 2026 | — |
| Total non-maintenance capital expenditures | 198.47M | Nine Months Ended September 30, 2026 | — |
| Total variable rate debt, net | 16% | As of September 30, 2026 | — |
| Unencumbered Assets to Unsecured Debt | 252% | As of September 30, 2026 | — |
| visits annually | 9M | On October 1, 2026 | — |
| Active commercial tenant leases | 3,739 | As of June 30, 2026 | — |
| Average rental increase on new comparable leases (cash basis) | 34% | the three months ended June 30, 2026 filing | — |
| Average rental increase on renewals for comparable spaces (cash basis) | 5% | the three months ended June 30, 2026 filing | — |
| Cash rent spread on comparable leases | 15% | the second quarter of 2026 | — |
| Common shares issued under ATM equity program | 493,374 | the three months ended June 30, 2026 filing | — |
| Common shares issued under ATM program | 493,374 | During the second quarter | — |
| Common shares sold | 493,374 | the six months ended June 30, 2026 | — |
| Comparable leased square feet signed | 819,273 | the second quarter of 2026 | — |
| Comparable leases signed | 124 | the second quarter of 2026 | — |
| Comparable POI growth | 2.8% | the second quarter of 2026 | — |
| Comparable space leases signed | 819,000 | the three months ended June 30, 2026 filing | — |
| Grand Total % Leased | 96% | June 30, 2026 | — |
| Leased % (overall commercial portfolio) | 96.1% | As of June 30, 2026 | — |
| Leased square feet (total retail) | 852,051 | During the second quarter of 2026 | — |
| Maximum amount of borrowings outstanding under our revolving credit facility | $427.7M | the three months ended June 30, 2026 filing | — |
| New leases for comparable spaces signed (square feet) | 376,000 | the three months ended June 30, 2026 filing | — |
| Number of Leases Signed (Comparable, 2nd Quarter 2026) | 124 | 2nd Quarter 2026 | — |
| Number of Leases Signed (renewal, comparable) | 73 | 2nd Quarter 2026 | — |
| Occupied % (overall commercial portfolio) | 93.8% | As of June 30, 2026 | — |
| Property operating income non-GAAP | 232.14M | the three months ended June 30, 2026 filing | — |
| Renewals for comparable spaces signed (square feet) | 444,000 | the three months ended June 30, 2026 filing | — |
| Rental expenses as a percentage of rental income | 19.8% | the three months ended June 30, 2026 filing | — |
| Residential units (overall portfolio) | 2,466 | As of June 30, 2026 | — |
| Retail square feet leased (total, second quarter) | 852,000 | the three months ended June 30, 2026 filing | — |
| Straight-line rent spread on comparable leases | 28% | the second quarter of 2026 | — |
| Trailing twelve-month comparable leased square feet | 2,796,064 | trailing twelve months ended June 30, 2026 | — |
| Trailing twelve-month comparable leases signed | 453 | trailing twelve months ended June 30, 2026 | — |
| Trailing twelve-month rent spread (cash basis) | 17% | trailing twelve months ended June 30, 2026 | — |
| Trailing twelve-month rent spread (straight-line basis) | 29% | trailing twelve months ended June 30, 2026 | — |
| Weighted average amount of borrowings outstanding under our revolving credit facility | $359.5M | the three months ended June 30, 2026 filing | — |
| Weighted average interest rate on revolving credit facility borrowings, before amortization of d | 4.4% | the three months ended June 30, 2026 filing | — |
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
| Company | Mkt cap | YTD | Rev growth Y/Y | P/E | Short % shares |
|---|---|---|---|---|---|
|
FRT
this stock
Federal Realty Investment Trust
|
$9.76B | +12.0% | +6.4% | 22.5 | 5.4% |
|
SPG
Simon Property Group Inc.
|
$75.13B | +25.9% | +6.7% | 16.8 | 3.1% |
|
O
Realty Income Corp
|
$55.94B | +4.3% | +9.1% | 40.6 | 4.4% |
|
KIM
Kimco Realty Corp
|
$17.14B | +26.0% | +5.1% | 23.8 | 5.1% |
|
UNBLF
Unibail-Rodamco SE
|
$14.60B | -7.4% | — | — | 0.0% |
Peers by industry group · P/E from as-reported trailing EPS · short % is of shares outstanding
Federal Realty Investment Trust filed a November 2, 2026 prospectus supplement for resale by certain shareholders of up to 3,901,260 common shares potentially issuable upon exercise of the exchange option for 3.500% Exchangeable Senior Notes due 2031.
View| 5D | 20D | 120D | MTD | YTD | |
|---|---|---|---|---|---|
| FRT | +0.3% | +6.2% | -6.0% | +2.5% | +12.0% |
| SPY | +2.6% | -1.2% | +0.5% | -0.2% | +10.6% |
| vs SPY | -2.3% | +7.4% | -6.5% | +2.7% | +1.4% |
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.
