Key facts, as of
As of November 6, 2026, Federal Realty (FRT) trades at $112.58, up 17.4% over the past year. Its 52-week range runs from $95.14 to $128.21; the price is 12.2% below that high. It is 34.2% below its all-time high of $171.08, reached in July 2016. Over the 10 years to the end of October 2026, with dividends reinvested, it returned +12.0%, against +316.3% for the S&P 500 (SPY). It sits 0.6% below its 200-day average of $113.30. Its 30-day volatility is 21.0% annualized, which we rate medium risk. It has a trailing P/E of 22.5 and a dividend yield of 4.12%.
Cite: Portfolio Terminal, "Federal Realty (FRT) stock analysis", 2026-11-06. https://portfolio-terminal.com/analyse/frt
Where it trades today
trading 53% of the way up its 52-week range
How the price has moved
How far it is from its record
Federal Realty (FRT) is 34.2% below its all-time high of $171.08, reached in July 2016. Over the 10 years to the end of October 2026, with dividends reinvested, it returned +12.0%, against +316.3% for the S&P 500 (SPY).
The read, from its own figures
What its numbers say
- FRT closes above its 50-day average ($110.51) while the 50-day is still under the 200-day ($113.30): a rebound inside a longer decline, not yet an uptrend.
- At $112.58, FRT is 12.2% below its 1-year high of $128.21, set on July 28, 2026, and 18.5% above its 1-year low of $95.00 (November 6, 2025).
- Over the past month FRT rose 6.8%, from $105.46 to $112.58.
- FRT trades at 22.5x its last twelve months of earnings and 34.8x the next twelve months' estimate, so analysts expect earnings 35.3% lower.
- Its P/E is 11.1% below the 25.3x median of the 2 other reit—retail companies we track (KIM, REG).
- FRT's 30-day volatility, 21.0% a year, works out to a typical daily move of about 1.3%.
- Yahoo Finance puts its beta at 0.95: over five years of monthly returns, FRT moved about 0.95% for each 1% move of the S&P 500.
What would change the read
- The rebound holds while it closes above the 50-day average, $110.51 (−1.8%); it becomes an uptrend when the 50-day climbs 2.5% to cross the 200-day at $113.30.
- A close above $128.21 (+13.9%) would be a new 1-year high; below $95.00 (−15.6%), a new 1-year low.
How it is computed
- Prices are Yahoo Finance's daily candles for FRT, the same ones the chart below draws; the P/E, forward P/E and beta are Yahoo Finance quote fields.
- The averages are simple means of the last 50 and 200 closes; the 1-year high and low are the highest high and lowest low of the last 252 sessions; the 30-day volatility is the standard deviation of the past month's daily returns, annualized with the square root of 252.
- Peers are the other companies Yahoo Finance files under reit—retail among the assets we track, not a full industry screen; the median counts those with a positive P/E.
- Every sentence here is written by code from those figures, refreshed daily; nobody edits it for FRT by hand. It describes what the price and the multiples have done, not what they will do, and it is not advice.
Sources
- Yahoo Finance quote and daily historyopen →
The candles, the averages' inputs and the quote fields used for FRT. Last refresh: Nov 8, 2026, 10:53 PM UTC.
- How Portfolio Terminal computes its figuresopen →
The methodology page behind the analytics and their refresh cadence.
- Industry classification
Yahoo Finance's industry, as stored in our list of tracked assets: REIT—Retail.
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 $126.47 versus $112.58 today (+12.3%). 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 $1.35B in trailing revenue (5.3% year over year), with a 32.6% net margin, and $436.16M of free cash flow, against $4.85B 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 11 of the 54 ETFs we track. It weighs most in VNQ: 0.48% of the fund, holding #41 of 140.
How its figures compare with those peers
Companies in the same industry
FRT beside the other companies Yahoo Finance files under reit—retail among the assets we track (KIM, REG, largest first).
FRTyou are here$112.58$9.74B
KIMKimco Realty$25.52$16.96B
REGRegency Centers$74.84$13.99BWhat the chart is saying
Back above its 50-day average, still under the long-term trend.
recovering- Price is 1.9% above its 50-day average and 0.6% below its 200-day.
- The 50-day crossed below the 200-day on 2026-10-19 (a “death cross”).
- RSI at 59 is neither stretched nor washed out.
- The nearest ceiling is $116.20 (+3.2%), the nearest floor $107.97 (-4.1%).
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
How is FRT valued right now?
Federal Realty trades at 22.5 times its last twelve months of earnings and 34.8 times the next twelve months' estimate (Yahoo Finance, November 6, 2026). On the chart: back above its 50-day average, still under the long-term trend. Price is 1.9% above its 50-day average and 0.6% below its 200-day.
What is the risk level of FRT?
Based on 30-day volatility of 21.0%, FRT has MEDIUM risk. Its beta of 0.95 means it has swung less than the S&P 500 over the last five years.
Does FRT pay dividends?
Yes, Federal Realty has a dividend yield of 4.12%.
How far is FRT from its all-time high?
Federal Realty is 34.2% below its all-time high of $171.08, reached in July 2016. Over the 10 years to the end of October 2026, with dividends reinvested, it returned +12.0%, against +316.3% for the S&P 500 (SPY).
Which ETFs hold FRT?
11 of the 54 popular ETFs we track hold Federal Realty. The largest weights: VNQ (0.48%), RSP (0.18%), VB (0.12%), VOO (0.01%) and VUAA (0.01%). Measured on each issuer's full holdings file, dated September 30 to October 18, 2026.
How much of VOO is FRT?
0.01%, as of September 30, 2026: FRT is holding #488 of 505 in Vanguard's file for VOO. $1,000 in VOO puts about $0.13 in Federal Realty.
What is the analyst price target for FRT?
The average analyst price target for Federal Realty (FRT) is $126.47 based on 19 analyst estimates, about 12.3% above the current price of $112.58. The published range runs from $115.00 to $145.00.
How much revenue does FRT generate?
Federal Realty reported $1.35B in trailing twelve-month revenue. Revenue growth is running at 5.3% year over year. Net margin sits at 32.6%. 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.