Federal Realty Investment Trust (FRT)Real Estate | REIT - Retail | North Bethesda, United States | NYSE
104.94 USD
-0.81
(-0.766%) ⇩
(Oct. 14, 2026, 4 p.m.
EDT)
|
Hot Take ↕ | Oct. 10, 2026, 8:24 a.m. EDT
The most compelling signal here is the resilience of the dividend, which has increased for 58 consecutive years, providing a floor for income-focused investors despite recent earnings headwinds. However, the current earnings contraction of nearly 46% and a payout ratio exceeding 90% create significant pressure on the sustainability of that yield. Technically, the stock is trading below both its 50-day and 200-day moving averages, confirming a short-term downtrend that aligns with the negative earnings surprise. While analysts maintain a buy rating with a target price implying substantial upside, the options market is pricing in downside risk rather than immediate momentum. This creates a tension where the long-term dividend track record supports a hold, but the short-term fundamentals and technicals suggest caution until earnings stabilize. |
| Model | MAE |
|---|---|
| MSTL ✓ | 0.086818 |
| AutoETS | 0.086956 |
| AutoARIMA | 0.086957 |
| AutoTheta | 0.091300 |
Forecast horizon: 45 days | Selected: MSTL
| Forecast Reliability | |
|---|---|
| Score | 59% |
| H-stat | 4.90 |
| Ljung-Box p | 0.000 |
| Jarque-Bera p | 0.854 |
| Excess Kurtosis | -0.33 |
| Attribute | Value |
|---|---|
| Sector | Real Estate |
| Ex Dividend Date | 2026-09-30 |
| Last Dividend Date | 2026-09-30 |
| Debt to Equity Ratio | 134.114 |
| Revenue per Share | 15.52 |
| Market Cap | 9,121,217,536 |
| Trailing P/E | 21.37 |
| Forward P/E | 32.53 |
| Beta | 0.94 |
| Profit Margins | 32.66% |
| Website | https://www.federalrealty.com |
As of Oct. 10, 2026, 8:24 a.m. EDT: Speculators are positioning defensively with heavy put open interest at lower strikes (80 and 90) for late 2026, indicating a fear of downside risk. Call activity is lighter and concentrated at higher strikes for 2027, suggesting limited bullish conviction in the immediate term. Implied volatility is notably higher on puts than calls, reflecting a premium for downside protection.
| Last Yield | 1yr Yield | 3yr Avg | 5yr Avg |
|---|---|---|---|
| 1.07% | 4.22% | 4.29% | 4.27% |
| Date | Dividend | Yield % |
|---|---|---|
| 2026-10-01 | 1.160 | 1.073776 |
| 2026-07-01 | 1.130 | 0.938460 |
| 2026-04-01 | 1.130 | 1.065435 |
| 2026-01-02 | 1.130 | 1.141068 |
| 2025-10-01 | 1.130 | 1.134083 |
| 2025-07-01 | 1.100 | 1.167604 |
| 2025-04-01 | 1.100 | 1.134138 |
| 2025-01-02 | 1.100 | 1.009637 |
| 2024-10-01 | 1.100 | 0.969932 |
| 2024-06-21 | 1.090 | 1.087282 |
| 2024-03-12 | 1.090 | 1.077821 |
| 2023-12-29 | 1.090 | 1.057739 |
| 2023-09-21 | 1.090 | 1.158958 |
| 2023-06-21 | 1.080 | 1.169211 |
| 2023-03-10 | 1.080 | 1.119171 |
| 2022-12-30 | 1.080 | 1.068884 |
| 2022-09-21 | 1.080 | 1.157680 |
| 2022-06-21 | 1.070 | 1.129168 |
| 2022-03-15 | 1.070 | 0.917353 |
| 2021-12-31 | 1.070 | 0.784918 |
| 2021-09-21 | 1.070 | 0.916410 |
| 2021-06-21 | 1.060 | 0.885325 |
| 2021-03-15 | 1.060 | 0.967153 |
| 2020-12-31 | 1.060 | 1.245301 |
| 2020-09-21 | 1.060 | 1.446507 |
| 2020-06-19 | 1.050 | 1.238938 |
| 2020-03-13 | 1.050 | 0.993378 |
| 2019-12-31 | 1.050 | 0.815661 |
| 2019-09-20 | 1.050 | 0.782123 |
| 2019-06-20 | 1.020 | 0.759098 |
| 2019-03-13 | 1.020 | 0.761990 |
| 2018-12-31 | 1.020 | 0.864114 |
| 2018-09-20 | 1.020 | 0.797685 |
| 2018-06-21 | 1.000 | 0.808473 |
| 2018-03-13 | 1.000 | 0.848824 |
| 2017-12-29 | 1.000 | 0.752955 |
| 2017-09-21 | 1.000 | 0.807428 |
| 2017-06-20 | 0.980 | 0.791344 |
| 2017-03-10 | 0.980 | 0.771775 |
| 2016-12-29 | 0.980 | 0.699750 |
| 2016-09-20 | 0.980 | 0.635538 |
| 2016-06-20 | 0.940 | 0.599987 |
| 2016-03-16 | 0.940 | 0.607078 |
| 2015-12-30 | 0.940 | 0.634578 |
| 2015-09-18 | 0.940 | 0.697588 |
| 2015-06-18 | 0.870 | 0.643206 |
| 2015-03-18 | 0.870 | 0.593047 |
| 2014-12-30 | 0.870 | 0.638111 |
| 2014-09-18 | 0.870 | 0.730479 |
| 2014-06-19 | 0.780 | 0.648379 |
| 2014-03-19 | 0.780 | 0.711289 |
| 2013-12-30 | 0.780 | 0.769458 |
| 2013-09-19 | 0.780 | 0.747126 |
| 2013-06-19 | 0.730 | 0.724422 |
| 2013-03-12 | 0.730 | 0.695437 |
| 2012-12-28 | 0.730 | 0.704769 |
| 2012-09-19 | 0.730 | 0.684675 |
| 2012-06-20 | 0.690 | 0.682088 |
| 2012-03-15 | 0.690 | 0.716809 |
| 2011-12-29 | 0.690 | 0.756496 |
| 2011-09-20 | 0.690 | 0.812912 |
| 2011-06-21 | 0.670 | 0.775463 |
| 2011-03-15 | 0.670 | 0.832298 |
| 2010-12-30 | 0.670 | 0.856011 |
| 2010-09-21 | 0.670 | 0.818271 |
| 2010-06-22 | 0.660 | 0.915522 |
| 2010-03-15 | 0.660 | 0.921788 |
| 2009-12-30 | 0.660 | 0.963504 |
| 2009-09-21 | 0.660 | 1.036269 |
| 2009-06-22 | 0.650 | 1.321944 |
| 2009-03-17 | 0.650 | 1.440603 |
| 2008-12-30 | 0.650 | 1.097232 |
| 2008-09-19 | 0.650 | 0.735544 |
| 2008-06-20 | 0.610 | 0.845109 |
| 2008-03-17 | 0.610 | 0.833333 |
| 2007-12-28 | 0.610 | 0.751694 |
| 2007-09-19 | 0.610 | 0.688954 |
| 2007-06-20 | 0.575 | 0.741553 |
| 2007-03-09 | 0.575 | 0.628484 |
| 2006-12-28 | 0.575 | 0.682817 |
| 2006-09-20 | 0.575 | 0.776398 |
| 2006-06-21 | 0.555 | 0.822100 |
| 2006-03-10 | 0.755 | 1.052265 |
| 2005-12-29 | 0.555 | 0.912079 |
| 2005-11-23 | 0.200 | 0.306560 |
| 2005-09-21 | 0.555 | 0.953772 |
| 2005-06-21 | 0.555 | 0.929960 |
| 2005-03-14 | 0.505 | 1.010000 |
| 2004-12-30 | 0.505 | 0.966692 |
| 2004-09-22 | 0.505 | 1.153758 |
| 2004-06-22 | 0.490 | 1.158392 |
| 2004-03-22 | 0.490 | 1.100629 |
| 2003-12-30 | 0.490 | 1.252236 |
| 2003-09-23 | 0.490 | 1.354339 |
| 2003-06-23 | 0.485 | 1.539194 |
| 2003-03-25 | 0.485 | 1.597497 |
| 2002-12-30 | 0.485 | 1.729055 |
| 2002-09-24 | 0.485 | 1.831571 |
| 2002-06-21 | 0.480 | 1.771218 |
| 2002-03-21 | 0.480 | 1.883091 |
| 2001-12-28 | 0.480 | 2.072539 |
| 2001-10-03 | 0.480 | 2.242991 |
| 2001-06-21 | 0.470 | 2.239162 |
| 2001-03-21 | 0.470 | 2.410256 |
| 2000-12-28 | 0.470 | 2.441558 |
| 2000-09-28 | 0.470 | 2.433657 |
| 2000-06-22 | 0.450 | 2.181818 |
| 2000-03-22 | 0.450 | 2.368421 |
| 1999-12-30 | 0.450 | 2.400000 |
| 1999-10-04 | 0.450 | 2.236025 |
| 1999-06-23 | 0.440 | 1.892473 |
| 1999-03-23 | 0.440 | 2.133333 |
| 1998-12-30 | 0.440 | 1.882353 |
| 1998-09-23 | 0.440 | 1.892473 |
| 1998-06-23 | 0.430 | 1.791667 |
| 1998-03-23 | 0.430 | 1.764103 |
| 1997-12-30 | 0.430 | 1.669903 |
| 1997-09-23 | 0.430 | 1.694581 |
| 1997-06-23 | 0.420 | 1.570093 |
| 1997-03-21 | 0.420 | 1.562791 |
| 1996-12-30 | 0.420 | 1.555556 |
| 1996-09-24 | 0.420 | 1.731959 |
| 1996-06-26 | 0.410 | 1.782609 |
| 1996-03-21 | 0.410 | 1.812155 |
| 1995-12-28 | 0.410 | 1.782609 |
| 1995-09-21 | 0.410 | 1.802198 |
| 1995-06-23 | 0.395 | 1.837209 |
| 1995-03-20 | 0.395 | 1.903614 |
| 1994-12-27 | 0.395 | 1.869822 |
| 1994-09-20 | 0.395 | 1.785311 |
| 1994-06-21 | 0.390 | 1.544554 |
| 1994-03-21 | 0.390 | 1.471698 |
| 1993-12-28 | 0.390 | 1.575758 |
| 1993-09-20 | 0.390 | 1.310924 |
| 1993-06-21 | 0.385 | 1.452830 |
| 1993-03-09 | 0.385 | 1.339130 |
| 1992-12-28 | 0.385 | 1.587629 |
| 1992-09-21 | 0.380 | 1.661202 |
| 1992-06-19 | 0.380 | 1.809524 |
| 1992-03-23 | 0.380 | 1.757225 |
| 1991-11-26 | 0.380 | 2.111111 |
| 1991-09-19 | 0.380 | 1.924051 |
| 1991-06-25 | 0.370 | 1.947368 |
| 1991-03-25 | 0.370 | 2.084507 |
| 1990-12-26 | 0.370 | 2.446281 |
| 1990-09-19 | 0.370 | 2.084507 |
| 1990-06-19 | 0.350 | 1.707317 |
| 1990-03-20 | 0.350 | 1.676647 |
| 1989-12-27 | 0.350 | 1.618497 |
| 1989-09-01 | 0.350 | 1.428571 |
| 1989-06-20 | 0.350 | 1.435897 |
| 1989-03-17 | 0.330 | 1.466667 |
| 1988-12-23 | 0.330 | 1.571429 |
| 1988-09-20 | 0.330 | 1.590361 |
| 1988-06-21 | 0.300 | 1.472393 |
| 1988-03-21 | 0.300 | 1.445783 |
| 1987-12-18 | 0.300 | 1.428571 |
| Attribute | Value |
|---|---|
| 52 Week Change | 0.07048857 |
| Address1 | 909 Rose Avenue |
| Address2 | Suite 200 |
| All Time High | 171.08 |
| All Time Low | 2.25 |
| Ask | 108.47 |
| Ask Size | 700 |
| Audit Risk | 7 |
| Average Analyst Rating | 1.9 - Buy |
| Average Daily Volume10 Day | 904,250 |
| Average Daily Volume3 Month | 884,673 |
| Average Volume | 884,673 |
| Average Volume10Days | 904,250 |
| Beta | 0.935 |
| Bid | 103.05 |
| Bid Size | 200 |
| Board Risk | 1 |
| Book Value | 36.885 |
| City | North Bethesda |
| Compensation As Of Epoch Date | 1,767,139,200 |
| Compensation Risk | 2 |
| Country | United States |
| Crypto Tradeable | 0 |
| Currency | USD |
| Current Price | 104.94 |
| Current Ratio | 0.564 |
| Custom Price Alert Confidence | HIGH |
| Date Short Interest | 1,790,726,400 |
| Day High | 106.04 |
| Day Low | 104.36 |
| Debt To Equity | 134.114 |
| Dividend Date | 1,792,022,400 |
| Dividend Yield | 4.39 |
| Earnings Call Timestamp End | 1,793,390,400 |
| Earnings Call Timestamp Start | 1,793,390,400 |
| Earnings Growth | -0.456 |
| Earnings Quarterly Growth | -0.45 |
| Earnings Timestamp | 1,793,363,400 |
| Earnings Timestamp End | 1,793,363,400 |
| Earnings Timestamp Start | 1,793,363,400 |
| Ebitda | 837,700,992 |
| Ebitda Margins | 0.62729 |
| Enterprise To Ebitda | 17.032 |
| Enterprise To Revenue | 10.684 |
| Enterprise Value | 14,267,673,600 |
| Eps Current Year | 3.70657 |
| Eps Forward | 3.22607 |
| Eps Trailing Twelve Months | 4.91 |
| Esg Populated | 0 |
| Ex Dividend Date | 1,790,812,800 |
| Exchange | NYQ |
| Exchange Data Delayed By | 20 |
| Exchange Timezone Name | America/New_York |
| Exchange Timezone Short Name | EDT |
| Fax | 301 998 3700 |
| Fifty Day Average | 113.4076 |
| Fifty Day Average Change | -8.467598 |
| Fifty Day Average Change Percent | -0.074665174 |
| Fifty Two Week Change Percent | 7.048857 |
| Fifty Two Week High | 128.21 |
| Fifty Two Week High Change | -23.270004 |
| Fifty Two Week High Change Percent | -0.18149912 |
| Fifty Two Week Low | 90.03 |
| Fifty Two Week Low Change | 14.910004 |
| Fifty Two Week Low Change Percent | 0.1656115 |
| Fifty Two Week Range | 90.03 - 128.21 |
| Financial Currency | USD |
| First Trade Date Milliseconds | 105,283,800,000 |
| Five Year Avg Dividend Yield | 4.12 |
| Float Shares | 80,134,372 |
| Forward Eps | 3.22607 |
| Forward P E | 32.528744 |
| Free Cashflow | 456,137,632 |
| Full Exchange Name | NYSE |
| Full Time Employees | 314 |
| Fullday Change | -0.66999817 |
| Fullday Change Percent | -0.6295792 |
| Fullday Price | 104.94 |
| Gmt Off Set Milliseconds | -14,400,000 |
| Governance Epoch Date | 1,790,812,800 |
| Gross Margins | 0.68136 |
| Gross Profits | 909,899,008 |
| Has Pre Post Market Data | 1 |
| Held Percent Insiders | 0.010290001 |
| Held Percent Institutions | 1.01136 |
| Implied Shares Outstanding | 86,918,404 |
| Industry | REIT - Retail |
| Industry Disp | REIT - Retail |
| Industry Key | reit-retail |
| Is Earnings Date Estimate | 0 |
| Language | en-US |
| Last Dividend Date | 1,790,812,800 |
| Last Dividend Value | 1.16 |
| Last Fiscal Year End | 1,767,139,200 |
| Last Split Date | 500,083,200 |
| Last Split Factor | 3:2 |
| Long Business Summary | Federal Realty Investment Trust is a recognized leader in the ownership, operation and redevelopment of high-quality retail-based properties located primarily in major coastal markets and select underserved regions with strong economic and demographic fundamentals. Federal Realty's mission is to deliver long-term, sustainable growth through investing in communities where retail demand exceeds supply. This includes a portfolio of open-air shopping centers and mixed-use destinationssuch as Santana Row, Pike & Rose, and Assembly Row, which together reflect the company's ability to create distinctive, high-performing environments that serve as vibrant destinations for their communities. Federal Realty's 103 properties include approximately 3,700 tenants in 28.8 million commercial square feet, and approximately 2,700 residential units. Federal Realty has increased its quarterly dividends to its shareholders for 59 consecutive years, the longest record in the REIT industry. Federal Realty Investment Trust is based in North Bethesda, Maryland. Federal Realty Investment Trust was incorporated in 1962 in Maryland. |
| Long Name | Federal Realty Investment Trust |
| Market | us_market |
| Market Cap | 9,121,217,536 |
| Market State | PRE |
| Max Age | 86,400 |
| Message Board Id | finmb_271305 |
| Most Recent Quarter | 1,782,777,600 |
| Net Income To Common | 426,705,984 |
| Next Fiscal Year End | 1,798,675,200 |
| Non Diluted Market Cap | 9,504,802,258 |
| Number Of Analyst Opinions | 19 |
| Open | 105.47 |
| Operating Cashflow | 630,972,032 |
| Operating Margins | 0.35035 |
| Overall Risk | 4 |
| Payout Ratio | 0.9131 |
| Peg Ratio | 3.59 |
| Phone | 301 998 8100 |
| Previous Close | 105.75 |
| Price Eps Current Year | 28.311892 |
| Price Hint | 2 |
| Price To Book | 2.8450592 |
| Price To Sales Trailing12 Months | 6.830209 |
| Profit Margins | 0.32663 |
| Quick Ratio | 0.553 |
| Quote Source Name | Nasdaq Real Time Price |
| Quote Type | EQUITY |
| Recommendation Key | buy |
| Recommendation Mean | 1.89474 |
| Region | US |
| Regular Market Change | -0.809998 |
| Regular Market Change Percent | -0.765955 |
| Regular Market Day High | 106.04 |
| Regular Market Day Low | 104.36 |
| Regular Market Day Range | 104.36 - 106.04 |
| Regular Market Open | 105.47 |
| Regular Market Previous Close | 105.75 |
| Regular Market Price | 104.94 |
| Regular Market Time | 1,792,008,003 |
| Regular Market Volume | 1,277,203 |
| Return On Assets | 0.03259 |
| Return On Equity | 0.12550999 |
| Revenue Growth | 0.072 |
| Revenue Per Share | 15.52 |
| Sand P52 Week Change | 0.16440773 |
| Sector | Real Estate |
| Sector Disp | Real Estate |
| Sector Key | real-estate |
| Share Holder Rights Risk | 8 |
| Shares Outstanding | 86,389,197 |
| Shares Percent Shares Out | 0.0542 |
| Shares Short | 4,706,431 |
| Shares Short Previous Month Date | 1,788,134,400 |
| Shares Short Prior Month | 3,739,224 |
| Short Name | Federal Realty Investment Trust |
| Short Percent Of Float | 0.0639 |
| Short Ratio | 5.02 |
| Source Interval | 15 |
| State | MD |
| Symbol | FRT |
| Target High Price | 145.0 |
| Target Low Price | 115.0 |
| Target Mean Price | 128.26315 |
| Target Median Price | 126.0 |
| Total Cash | 115,276,000 |
| Total Cash Per Share | 1.327 |
| Total Debt | 4,851,821,056 |
| Total Revenue | 1,335,422,976 |
| Tradeable | 0 |
| Trailing Annual Dividend Rate | 4.52 |
| Trailing Annual Dividend Yield | 0.042742316 |
| Trailing Eps | 4.91 |
| Trailing P E | 21.37271 |
| Trailing Peg Ratio | None |
| Triggerable | 1 |
| Two Hundred Day Average | 112.6486 |
| Two Hundred Day Average Change | -7.7085953 |
| Two Hundred Day Average Change Percent | -0.06843046 |
| Type Disp | Equity |
| Volume | 1,277,203 |
| Website | https://www.federalrealty.com |
| Zip | 20,852-4041 |