For the twelve months ended Mar 31, 2026, Federal Realty Investment Trust reported $1.31B of revenue and $506.41M of net income.
FRT revenue was $341.08M in fiscal Q1 2026 (ended Mar 31, 2026), up 10.3% from a year earlier and up 1.5% from the prior quarter. For the full fiscal 2025 it was $1.28B, up 6.4% from fiscal 2024. Compound annual growth was +8.9% over 5 years and +5.6% over 10 years. It rose in 9 of the last 10 fiscal years. Fiscal 2025 is the highest of the 15 fiscal years on file.
FRT net income was $159.10M in fiscal Q1 2026 (ended Mar 31, 2026), up 149.5% from a year earlier and up 22.6% from the prior quarter. For the full fiscal 2025 it was $411.08M, up 39.2% from fiscal 2024. Compound annual growth was +25.6% over 5 years and +6.9% over 10 years. It rose in 7 of the last 10 fiscal years. Fiscal 2025 is the highest of the 15 fiscal years on file.
FRT diluted EPS was $1.81 in fiscal Q1 2026 (ended Mar 31, 2026), up 151.4% from a year earlier and up 21.5% from the prior quarter. For the full fiscal 2025 it was $4.68, up 36.8% from fiscal 2024. Compound annual growth was +23.6% over 5 years and +4.4% over 10 years.
| Line item | Dec 31, 2025 | Dec 31, 2024 | Dec 31, 2023 | Dec 31, 2022 | Dec 31, 2021 | Dec 31, 2020 | Dec 31, 2019 | Dec 31, 2018 | Dec 31, 2017 | Dec 31, 2016 |
|---|---|---|---|---|---|---|---|---|---|---|
| Revenue | $1.28B | $1.20B | $1.13B | $1.07B | $951.22M | $835.49M | $935.79M | $915.44M | $857.35M | $801.59M |
| Selling, general and admin | $46.91M | $49.74M | $50.71M | $52.64M | $49.86M | $41.68M | $42.75M | $33.60M | $36.28M | $33.40M |
| Operating income | $602.20M | $472.36M | $406.47M | $526.41M | $394.73M | $289.52M | $470.91M | $361.64M | $410.21M | $321.00M |
| Interest expense | $183.61M | $175.48M | $167.81M | $136.99M | $127.70M | $136.29M | $109.62M | $110.15M | $100.13M | $94.99M |
| Net income | $411.08M | $295.21M | $236.99M | $385.49M | $261.50M | $131.71M | $353.87M | $241.91M | $289.91M | $249.91M |
| EPS, basic | $4.68 | $3.42 | $2.80 | $4.71 | $3.26 | $1.62 | $4.61 | $3.18 | $3.97 | $3.51 |
| EPS, diluted | $4.68 | $3.42 | $2.80 | $4.71 | $3.26 | $1.62 | $4.61 | $3.18 | $3.97 | $3.50 |
| Diluted shares | 86.4M | 83.6M | 81.3M | 80.5M | 77.4M | 75.5M | 74.8M | 73.3M | 72.2M | 71.0M |
| Line item | Dec 31, 2025 | Dec 31, 2024 | Dec 31, 2023 | Dec 31, 2022 | Dec 31, 2021 | Dec 31, 2020 | Dec 31, 2019 | Dec 31, 2018 | Dec 31, 2017 | Dec 31, 2016 |
|---|---|---|---|---|---|---|---|---|---|---|
| Cash and equivalents | $107.42M | $135.44M | $260.00M | $96.35M | $175.16M | $816.90M | $153.61M | $108.33M | $25.20M | $34.85M |
| Total assets | $9.13B | $8.52B | $8.44B | $8.23B | $7.62B | $7.61B | $6.79B | $6.29B | $6.28B | $5.42B |
| Total debt | $1.06B | $601.41M | $601.95M | $601.08M | $301.47M | $402.78M | $3.78M | $279.03M | $320.26M | $279.15M |
| Total liabilities | $5.63B | $5.10B | $5.21B | $5.02B | $4.75B | $4.92B | $4.02B | $3.69B | $3.74B | $3.20B |
| Shareholders' equity | $3.25B | $3.24B | $3.04B | $3.03B | $2.66B | $2.55B | $2.64B | $2.47B | $2.39B | $2.08B |
| Line item | Dec 31, 2025 | Dec 31, 2024 | Dec 31, 2023 | Dec 31, 2022 | Dec 31, 2021 | Dec 31, 2020 | Dec 31, 2019 | Dec 31, 2018 | Dec 31, 2017 | Dec 31, 2016 |
|---|---|---|---|---|---|---|---|---|---|---|
| Operating cash flow | $622.38M | $574.56M | $555.83M | $516.77M | $471.35M | $369.93M | $461.92M | $516.69M | $458.83M | $427.67M |
| Investing cash flow | -$743.07M | -$446.83M | -$358.32M | -$786.00M | -$660.12M | -$368.38M | -$316.53M | -$192.25M | -$837.92M | -$590.22M |
| Financing cash flow | $102.95M | -$252.30M | -$33.85M | $190.41M | -$452.97M | $661.74M | -$100.11M | -$241.31M | $369.44M | $168.84M |
| Stock-based compensation | $14.61M | $16.36M | $14.31M | $13.70M | $13.01M | $11.92M | $12.28M | $11.72M | $10.99M | $9.92M |
| Depreciation and amortization | $367.84M | $342.60M | $321.76M | $302.41M | $279.98M | $255.03M | $239.76M | $244.25M | $216.05M | $193.59M |
| Line item | Dec 31, 2025 | Dec 31, 2024 | Dec 31, 2023 | Dec 31, 2022 | Dec 31, 2021 | Dec 31, 2020 | Dec 31, 2019 | Dec 31, 2018 | Dec 31, 2017 | Dec 31, 2016 |
|---|---|---|---|---|---|---|---|---|---|---|
| Revenue growth, YoY | 6.4% | 6.2% | 5.4% | 12.9% | 13.9% | -10.7% | 2.2% | 6.8% | 7.0% | 7.7% |
| Net income growth, YoY | 39.2% | 24.6% | -38.5% | 47.4% | 98.5% | -62.8% | 46.3% | -16.6% | 16.0% | 18.9% |
| EPS growth, YoY | 36.8% | 22.1% | -40.6% | 44.5% | 101.2% | -64.9% | 45.0% | -19.9% | 13.4% | 15.5% |
| Operating margin | 47.1% | 39.3% | 35.9% | 49.0% | 41.5% | 34.7% | 50.3% | 39.5% | 47.8% | 40.0% |
| Net margin | 32.1% | 24.6% | 20.9% | 35.9% | 27.5% | 15.8% | 37.8% | 26.4% | 33.8% | 31.2% |
| Return on equity | 12.7% | 9.1% | 7.8% | 12.7% | 9.8% | 5.2% | 13.4% | 9.8% | 12.1% | 12.0% |
| Return on assets | 4.5% | 3.5% | 2.8% | 4.7% | 3.4% | 1.7% | 5.2% | 3.8% | 4.6% | 4.6% |
| Debt to equity | 0.33 | 0.19 | 0.20 | 0.20 | 0.11 | 0.16 | 0.00 | 0.11 | 0.13 | 0.13 |
| Line item | Mar 31, 2026 | Dec 31, 2025 | Sep 30, 2025 | Jun 30, 2025 | Mar 31, 2025 | Dec 31, 2024 | Sep 30, 2024 | Jun 30, 2024 | Mar 31, 2024 | Dec 31, 2023 | Sep 30, 2023 | Jun 30, 2023 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Revenue | $341.08M | $336.05M | $322.25M | $311.52M | $309.15M | $311.44M | $303.63M | $296.05M | $291.32M | $291.81M | $286.60M | $280.68M |
| Selling, general and admin | $11.93M | $12.46M | $11.65M | $11.93M | $10.88M | $14.82M | $10.82M | $12.09M | $12.01M | $13.10M | $13.15M | $11.91M |
| Operating income | $208.99M | $180.65M | $110.67M | $202.74M | $108.13M | $109.32M | $105.83M | $157.01M | $100.19M | $108.78M | $100.08M | $101.80M |
| Interest expense | $49.12M | $48.92M | $47.62M | $44.60M | $42.48M | $43.23M | $44.24M | $44.31M | $43.69M | $42.97M | $42.73M | $42.88M |
| Net income | $159.10M | $129.74M | $61.65M | $155.92M | $63.77M | $65.54M | $60.95M | $111.98M | $56.74M | $64.10M | $57.05M | $60.50M |
| EPS, basic | $1.82 | $1.49 | $0.69 | $1.78 | $0.72 | $0.74 | $0.70 | $1.32 | $0.66 | $0.76 | $0.67 | $0.72 |
| EPS, diluted | $1.81 | $1.49 | $0.69 | $1.78 | $0.72 | $0.74 | $0.70 | $1.32 | $0.66 | $0.76 | $0.67 | $0.72 |
| Diluted shares | 86.7M | - | 86.0M | 86.6M | 85.5M | - | 84.0M | 83.6M | 82.6M | - | 81.3M | 81.2M |
| Line item | Mar 31, 2026 | Dec 31, 2025 | Sep 30, 2025 | Jun 30, 2025 | Mar 31, 2025 | Dec 31, 2024 | Sep 30, 2024 | Jun 30, 2024 | Mar 31, 2024 | Dec 31, 2023 | Sep 30, 2023 | Jun 30, 2023 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Cash and equivalents | $115.63M | $107.42M | $111.31M | $177.00M | $122.70M | $135.44M | $105.61M | $113.82M | $104.82M | $260.00M | $102.79M | $102.76M |
| Total assets | $9.10B | $9.13B | $8.86B | $8.62B | $8.62B | $8.52B | $8.48B | $8.42B | $8.27B | $8.44B | $8.29B | $8.28B |
| Total debt | $1.37B | $1.06B | $849.56M | $614.63M | $641.33M | $601.41M | $601.31M | $683.28M | $613.91M | $601.95M | $652.20M | $633.10M |
| Total liabilities | $5.53B | $5.63B | $5.40B | $5.12B | $5.18B | $5.10B | $5.11B | $5.17B | $5.09B | $5.21B | $5.16B | $5.12B |
| Shareholders' equity | $3.31B | $3.25B | $3.21B | $3.32B | $3.26B | $3.24B | $3.19B | $3.07B | $3.00B | $3.04B | $2.96B | $2.98B |
| Line item | Mar 31, 2026 | Dec 31, 2025 | Sep 30, 2025 | Jun 30, 2025 | Mar 31, 2025 | Dec 31, 2024 | Sep 30, 2024 | Jun 30, 2024 | Mar 31, 2024 | Dec 31, 2023 | Sep 30, 2023 | Jun 30, 2023 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Operating cash flow | $184.59M | $144.85M | $147.79M | $150.69M | $179.04M | $119.59M | $144.09M | $169.72M | $141.16M | $112.61M | $150.94M | $149.27M |
| Investing cash flow | $20.52M | -$269.56M | -$357.19M | $65.44M | -$181.77M | -$71.37M | -$122.83M | -$185.69M | -$66.94M | -$69.69M | -$84.44M | -$103.39M |
| Financing cash flow | -$198.92M | $114.73M | $133.46M | -$135.22M | -$10.02M | -$18.38M | -$29.47M | $24.96M | -$229.40M | $114.28M | -$66.47M | -$50.40M |
| Stock-based compensation | $4.30M | $3.69M | $3.45M | $3.58M | $3.88M | $5.20M | $3.51M | $3.48M | $4.16M | $3.48M | $3.39M | $3.35M |
| Depreciation and amortization | $99.22M | $97.38M | $94.28M | $89.24M | $86.95M | $87.12M | $87.03M | $85.05M | $83.40M | $82.42M | $81.73M | $78.97M |
| Line item | Mar 31, 2026 | Dec 31, 2025 | Sep 30, 2025 | Jun 30, 2025 | Mar 31, 2025 | Dec 31, 2024 | Sep 30, 2024 | Jun 30, 2024 | Mar 31, 2024 | Dec 31, 2023 | Sep 30, 2023 | Jun 30, 2023 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Revenue growth, YoY | 10.3% | 7.9% | 6.1% | 5.2% | 6.1% | 6.7% | 5.9% | 5.5% | 6.7% | 4.2% | 4.8% | 6.3% |
| Net income growth, YoY | 149.5% | 98.0% | 1.1% | 39.2% | 12.4% | 2.2% | 6.8% | 85.1% | 2.5% | -44.6% | -63.5% | -1.9% |
| EPS growth, YoY | 151.4% | 101.4% | -1.4% | 34.8% | 9.1% | -2.6% | 4.5% | 83.3% | 1.5% | -47.2% | -64.6% | -4.0% |
| Operating margin | 61.3% | 53.8% | 34.3% | 65.1% | 35.0% | 35.1% | 34.9% | 53.0% | 34.4% | 37.3% | 34.9% | 36.3% |
| Net margin | 46.6% | 38.6% | 19.1% | 50.0% | 20.6% | 21.0% | 20.1% | 37.8% | 19.5% | 22.0% | 19.9% | 21.6% |
| Debt to equity | 0.41 | 0.33 | 0.26 | 0.19 | 0.20 | 0.19 | 0.19 | 0.22 | 0.20 | 0.20 | 0.22 | 0.21 |
Source: XBRL data Federal Realty Investment Trust files with the SEC, latest filing dated May 1, 2026 (see filings on SEC EDGAR). Provided for information only, not investment advice. Check the filing before relying on a number.
* Worked out from the filings rather than stated in them: Q4 is the full year less the first nine months.
Per-share figures are as filed. The filings show no stock split in these periods.
EPS growth is left out where the share count moved enough to suggest a split the filings do not show. Growth rates need a positive starting figure. CAGR is compound annual growth between fiscal years. The CSV holds every period on file, in full figures, from the same SEC filings.
| Company | Revenue | Growth | Net income | Net margin | Market cap |
|---|---|---|---|---|---|
| FRT | $1.31B | +7.4% | $506.41M | 38.6% | $9.79B |
| WELL | $13.79B | +39.2% | $1.67B | 12.1% | $181.46B |
| PLD | $8.95B | +6.7% | $3.71B | 41.5% | $124.09B |
| EQIX | $10.06B | +11.1% | $1.65B | 16.4% | $104.38B |
| AMT | $11.01B | +5.3% | $3.31B | 30.1% | $87.65B |
| SPG | $7.15B | +16.2% | $4.51B | 63.0% | $75.39B |
| DLR | $6.34B | +12.6% | $1.38B | 21.7% | $68.13B |
| PSA | $5.03B | +5.2% | $1.90B | 37.8% | $63.18B |
| O | $6.21B | +10.8% | $1.36B | 21.8% | $56.58B |