FRT · Federal Realty Investment Trust
Price & Indicators
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Metrics snapshot
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AI Brief
Q2 FY26 earnings call · Jul 31, 2026TL;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.
- + Record quarterly comparable leasing volume of 819,273 sq ft at 15% cash and 28% straight-line rent spreads.
- + Q2 Core FFO of $1.88/share beat guidance midpoint by $0.03 and rose 6.8% YoY.
- + Raised 2026 Core FFO/Nareit FFO guidance to $7.48-$7.56/share and lifted comparable POI growth outlook to 3.25%-3.75%.
- + Small shop leased rate reached 93.9%, the highest since 2007, with occupancy up 100 bps quarter-over-quarter.
- + Signed Bass Pro Shops and AMC anchor deals at Grossmont Center as part of a $56M redevelopment projected at 9%-10% ROI.
- + Increased dividend for a 59th consecutive year to $1.16/quarter, the longest record in the REIT sector.
- − Q2 net income per diluted share fell to $0.97 from $1.78 YoY on lower gain on sale and absence of prior-year tax credit.
- − G&A guidance increased by ~$2M to $49-$51M due to investments in digital innovation and business development teams.
- − Nareit FFO per share declined 1.6% YoY to $1.88 due to absence of $0.15 prior-year new market tax credit income.
AI-generated from the earnings call and 8-K · may contain errors · not investment advice
Equibles Rating
blended score · not investment adviceBlended from price, momentum, positioning, fundamentals & volatility · daily-close · not investment advice. Market backdrop is context, not part of the score.
Guidance & track record
Guidance from company 8-Ks · delivered figures from as-reported statements · no analyst estimates involved.
Technicals
trend & momentum for long-term holders SellIllustrative technical + ownership context — a signal mix, not investment advice.
Key metrics
Earlier KPI extraction records exist, but do not meet the current evidence-completeness requirements. No current verified series is available. Earlier figures remain withheld until revalidated; this is not evidence that the company reports no KPIs.
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
|
$9.55B | +8.5% | +6.4% | 19.2 | 4.3% |
|
SPG
Simon Property Group Inc.
|
$66.27B | +10.4% | +6.7% | 14.4 | 3.0% |
|
O
Realty Income Corp
|
$52.55B | -2.2% | +9.1% | 40.5 | 4.3% |
|
UNBLF
Unibail-Rodamco SE/ADR
|
$16.24B | -7.0% | — | — | 0.0% |
|
KIM
Kimco Realty Corp
|
$15.05B | +10.6% | +5.1% | 26.1 | 5.3% |
Peers by industry group · P/E from as-reported trailing EPS · short % is of shares outstanding
At a glance
key data from every sectionPerformance
| 5D | 20D | 120D | MTD | YTD | |
|---|---|---|---|---|---|
| FRT | -1.0% | -5.7% | +1.9% | -5.7% | +8.5% |
| SPY | -1.2% | -0.4% | +13.1% | -0.4% | +12.1% |
| vs SPY | +0.2% | -5.4% | -11.2% | -5.4% | -3.6% |
Capital returns
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.