Key facts, as of
As of October 9, 2026, Federal Realty (FRT) trades at $105.46, up 8.1% over the past year. Its 52-week range runs from $90.03 to $128.21; the price is 17.7% below that high. It is 38.4% below its all-time high of $171.08, reached in July 2016. Over the 10 years to the end of September 2026, with dividends reinvested, it returned +2.7%, against +312.9% for the S&P 500 (SPY). It sits 6.3% below its 200-day average of $112.57, the usual sign of a long-term downtrend. Its 30-day volatility is 9.6% annualized, which we rate low risk. It has a trailing P/E of 21.2 and a dividend yield of 4.40%.
Cite: Portfolio Terminal, "Federal Realty (FRT) stock analysis", 2026-10-09. https://portfolio-terminal.com/analyse/frt
Where it trades today
trading 40% of the way up its 52-week range
How the price has moved
How far it is from its record
Federal Realty (FRT) is 38.4% below its all-time high of $171.08, reached in July 2016. Over the 10 years to the end of September 2026, with dividends reinvested, it returned +2.7%, against +312.9% for the S&P 500 (SPY).
What to weigh before acting
What Matters Now
- Financing conditions, occupancy, and asset repricing are the main levers behind upside or downside from here.
- FRT trades at 21.2x earnings versus 35.0x for the sector, which means the rerating case depends on proving the discount is too harsh.
- Recent realized volatility sits near 9.6%, below the sector norm of 20.0%, which supports a steadier role inside a diversified portfolio.
- FRT remains in a bearish short-term trend and sits 17.7% below its high, which raises the bar for any thesis that depends on fast multiple expansion.
Portfolio Use Case
- FRT is more relevant for investors who want some income support alongside price appreciation, not just pure growth exposure.
- The beta profile suggests it can fit a quality or lower-volatility sleeve more naturally than a high-octane tactical basket.
- This page is most useful for deciding whether the stock deserves a permanent slot in the portfolio or just a place on the watchlist.
What Would Change the View
- A recovery in price alone would not be enough to improve the view; the thesis needs confirmation from improving business or valuation signals.
- The view would need revisiting if peers such as PLD, EQIX start winning the marginal flow or posting cleaner operating momentum.
Methodology
- Price, market cap, beta, yield, and liquidity fields for FRT come from Yahoo Finance quote and summary data.
- 30-day volatility is calculated from recent daily returns and annualized using a 252-trading-day convention.
- Sector context uses stored benchmark averages for Real Estate so each page compares the ticker against a stable peer baseline rather than against the whole market.
- Peer comparisons use the Portfolio Terminal coverage set and highlight nearby listed alternatives such as PLD, EQIX.
Sources
- Yahoo Finance quote dataopen →
Live quote, valuation, beta, yield, and volume fields used for FRT. Last refresh: Oct 9, 2026, 4:48 AM.
- Portfolio Terminal methodologyopen →
Explains how analytics, refresh cadence, and portfolio interpretation work across the product.
- Peer set and coverage context
Comparative context for this page is anchored around nearby tracked names such as PLD, EQIX.
What Federal Realty does
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.…
What analysts expect
FRT carries a buy consensus from 19 analysts, with an average price target of $130.74 versus $105.46 today (+24.0%). Targets are estimates and can move quickly after earnings.
Consensus aggregated by Yahoo Finance. Targets are estimates, not forecasts.
How the business is doing
FRT generated $1.34B in trailing revenue (7.2% year over year), with a 32.7% net margin, and $456.14M of free cash flow, against $4.74B of net debt.
The numbers, year by year
| Fiscal year | Revenue | Gross profit | Operating income | Net income | EPS | Free cash flow |
|---|---|---|---|---|---|---|
| 2025 | $1.28B | $860.09M | $459.51M | $411.08M | $4.68 | $331.04M |
| 2024 | $1.20B | $810.65M | $418.32M | $295.21M | $3.42 | $327.80M |
| 2023 | $1.13B | $769.06M | $396.59M | $236.99M | $2.80 | $244.71M |
| 2022 | $1.07B | $717.60M | $362.55M | $385.49M | $4.71 | $100.07M |
When it reports next
Estimates aggregated by Yahoo Finance. Dates move and estimates change until the report lands.
Which ETFs hold it
FRT is in 5 of the 30 ETFs we track. It weighs most in VNQ: 0.48% of the fund, holding #41 of 140.
How it sits in real estate
REITs and real estate companies offering income through property investments.
The companies it competes with
FRT beside the real estate names it is usually measured against.
What the chart is saying
Slipped under its 50-day average inside a longer uptrend.
weakening- Price is 8.2% below its 50-day average and 6.3% below its 200-day.
- RSI at 20 is oversold: selling has been one-sided.
- The nearest ceiling is $112.88 (+7.0%), the nearest floor $103.08 (-2.3%).
A description of the chart, not advice. Indicators describe what the price has done; none of them knows what it does next.
Questions people ask about it
Is FRT a good investment in 2026?
Federal Realty trades at a P/E ratio of 21.2, with low volatility (9.6% annualized). Recent trend shows weakness.
What is the risk level of FRT?
Based on 30-day volatility of 9.6%, FRT has LOW risk. Beta of 0.94 indicates lower sensitivity to market movements than average.
Does FRT pay dividends?
Yes, Federal Realty has a dividend yield of 4.40%.
How far is FRT from its all-time high?
Federal Realty is 38.4% below its all-time high of $171.08, reached in July 2016. Over the 10 years to the end of September 2026, with dividends reinvested, it returned +2.7%, against +312.9% for the S&P 500 (SPY).
Which ETFs hold FRT?
5 of the 30 popular ETFs we track hold Federal Realty. The largest weights: VNQ (0.48%), VOO (0.01%), VTI (0.01%), IVV (0.01%) and SPY (0.01%). Measured on each issuer's full holdings file, dated August 31 to September 24, 2026.
How much of VOO is FRT?
0.01%, as of August 31, 2026: FRT is holding #485 of 505 in Vanguard's file for VOO. $1,000 in VOO puts about $0.14 in Federal Realty.
What is the analyst price target for FRT?
The average analyst price target for Federal Realty (FRT) is $130.74 based on 19 analyst estimates, about 24.0% above the current price of $105.46. The published range runs from $116.00 to $149.00.
How much revenue does FRT generate?
Federal Realty reported $1.34B in trailing twelve-month revenue. Revenue growth is running at 7.2% year over year. Net margin sits at 32.7%. Figures are aggregated from company filings by Yahoo Finance and refresh on an hourly cadence.
Compare FRT with anything
Five years side by side: what $10,000 became, how far each fell, whether they move together.