Federal Realty (FRT)
Owns and redevelops U.S. shopping centers and retail-led mixed-use destinations.
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Owns, manages, and redevelops U.S. shopping centers and retail-led mixed-use destinations, earning primarily from leases to retail, apartment, and office tenants. Concentrates on densely populated, affluent markets and reports the entire portfolio as one segment.
Owns, manages, acquires, and redevelops community and neighborhood shopping centers plus retail-led mixed-use destinations across major U.S. coastal markets and selected underserved regions. The portfolio includes grocery-anchored centers and destinations such as Santana Row, Pike & Rose, and Assembly Row, with apartments and offices integrated into some properties.
Earns primarily through tenant leases. Active leasing, tenant-mix curation, renovation, retenanting, redevelopment, and adding residential or office space to retail sites support property income and long-term value.
Performance depends on tenant demand and rent collection, occupancy, redevelopment approvals and execution, and access to financing. REIT tax status also requires compliance with distribution and operating rules; all operations are in the United States and are reported as one segment.
Company facts
Target rangeAs of Sep 21, 2026
Latest analyst notes
| Date | Firm | Action | Prior | Current |
|---|---|---|---|---|
| Sep 21, 2026 | Evercore ISI | Target | Target: $122 | Target: $123 |
| Sep 17, 2026 | Scotiabank | Reiterate | Rating: —Target: $128 | Target: $126 |
| Aug 17, 2026 | Barclays | Reiterate | Rating: —Target: $120 | Target: $123 |
| Jul 23, 2026 | Wells Fargo | Reiterate | Rating: —Target: $129 | Target: $134 |
| Jul 21, 2026 | Piper Sandler | Reiterate | Rating: —Target: $127 | Target: $149 |
EPSReportedEstimate
RevenueReportedEstimate
Balance sheet, Jun 30, 2026Cash & short-term investments −$107.2M · Total debt $4.85B · Total assets $9.06B · Shareholders' equity $3.36B
- Revenue
- $335.7M
- Operating income
- $118.0M
- Net income
- $85.7M
HistoryDividendAnnual yieldUpcoming
| Institutions | ≈ 98.35% | 85.45M shares | |
|---|---|---|---|
| 627 holders · as of Jun 30, 2026 · largest filers plus last quarter's tail | |||
| Insiders | 0.77% | 668.5K shares | |
| 10 holders · as of Aug 4, 2026 | |||
| Strategic holders | 8.30% | 7.21M shares | |
| 1 holder · as of Feb 8, 2022 | |||
| Adds to | 107.42% | ||
86.89M company shares as of Sep 22, 2026 · institutions as of Jun 30, 2026 · holders as of their latest filing
This quarter's institutional total failed a plausibility check; shown: the largest filers plus last quarter's remainder.
These groups come from separate filings that can overlap, so they add to 107.42%; nothing is left for Other.
Top shareholders13F · 13D/G · Form 4
| Holder | Stake | Shares | Date |
|---|---|---|---|
BlackRock, Inc.Institution | 11.68% | 10.15M | as of Jun 30, 2026 |
Norges Bank (The Central Bank of Norway)Strategic | 8.30% | 7.21M | filed Feb 8, 2022 |
Vanguard Portfolio Management LLCInstitution | 8.26% | 7.17M | as of Jun 30, 2026 |
State Street CorpInstitution | 7.31% | 6.35M | as of Jun 30, 2026 |
Norges BankInstitution | 6.44% | 5.59M | as of Jun 30, 2026 |
Insider tradesForm 4
No open-market trades in the last 12 months.
- Regency Centers
Grocery-anchored suburban centers overlap core leasing markets
- Kimco Realty
Scale peer in open-air, grocery-anchored and mixed-use centers
- Brixmor Property Group
National open-air centers compete for value and grocery tenants
- Kite Realty Group
Sun Belt open-air and mixed-use centers contest growth markets
- Phillips Edison
Grocery-anchored neighborhood centers overlap necessity retail
- Acadia Realty Trust
Street and open-air retail overlaps high-barrier urban assets
- Urban Edge Properties
Urban corridor shopping centers overlap Northeast retail markets
- Simon Property Group
Premier retail destinations compete for experiential tenants
Compare
| Company | Price | Change | |||||
|---|---|---|---|---|---|---|---|
| Federal Realty | $110.81 | +0.16% | $9.56B | 22.0 | 35.1 | 7.2 | +7.7% |
| Regency Centers | $73.09 | +0.23% | $13.32B | 20.7 | 29.0 | 7.7 | +5.7% |
| Kimco Realty | $22.54 | +0.00% | $15.19B | 25.3 | 26.4 | 6.9 | +4.9% |
| Brixmor Property Group | $27.95 | −0.50% | $8.62B | 20.1 | 27.9 | 6.1 | +4.3% |
| Kite Realty Group | $25.21 | +0.04% | $5.05B | 15.6 | 76.1 | 6.2 | −8.5% |
| Phillips Edison | $37.08 | +0.21% | $4.75B | 32.2 | 47.9 | 6.3 | +3.8% |
| Acadia Realty Trust | $19.42 | +0.36% | $2.66B | 56.1 | 61.6 | 6.6 | −7.2% |
| Urban Edge Properties | $20.09 | +0.45% | $2.52B | 37.4 | 45.2 | 5.1 | +7.7% |
| Simon Property Group | $205.21 | +0.11% | $66.47B | 14.5 | 30.3 | 9.6 | +10.8% |
| Median | 23.0 | 37.8 | 6.5 | +4.6% |