Welcome to our dedicated page for FEDERAL REALTY INVESTMENT TRUST SEC filings (Ticker: FRT), a comprehensive resource for investors and traders seeking official regulatory documents including 10-K annual reports, 10-Q quarterly earnings, 8-K material events, and insider trading forms.
Federal Realty Investment Trust filings document the regulatory record of a retail real estate investment trust and its operating partnership, Federal Realty OP LP. Recent Form 8-K reports furnish earnings releases and supplemental operating data, including portfolio metrics and financial results, and disclose material financing agreements such as credit facilities and unsecured term loan arrangements.
The filing record also covers NYSE-listed common shares and depositary shares representing Series C cumulative redeemable preferred stock. Proxy materials describe trustee elections, board committee matters, compensation topics and shareholder voting procedures, while material-event filings record governance changes and capital-structure matters.
Norges Bank, the central bank of Norway, reports significant ownership of Federal Realty Investment Trust common stock. It beneficially owns 5,594,536 shares of common stock, representing 6.4760% of the class as of June 30, 2026. Norges Bank has sole voting power and sole dispositive power over all 5,594,536 shares, with no shared voting or dispositive power reported.
Certain shares are invested on behalf of the Government of Norway. Norges Bank also certifies that its applicable foreign regulatory scheme is substantially comparable to that of equivalent U.S. institutions and undertakes to provide additional information to the Commission staff upon request.
Federal Realty OP LP issued $460,000,000 of 3.500% Exchangeable Senior Notes due 2031 in a private Rule 144A offering, with Federal Realty Investment Trust as parent. The Notes are senior unsecured obligations of the operating partnership, not guaranteed by the parent, and rank pari passu with its other unsecured, unsubordinated debt but are effectively subordinated to secured debt and subsidiary obligations.
The Notes mature on August 15, 2031, pay interest semiannually on February 15 and August 15, and are exchangeable into the parent’s common shares at an initial exchange rate of 7.2179 shares per $1,000 principal (about $138.54 per share), with customary adjustment and fundamental-change protections. The issuer may settle exchanges in cash, shares or a combination and has various redemption rights, including price-trigger and REIT-preservation calls. A capped call structure with a cap of $165.07 per share (about 40% above the $117.91 share price on August 6, 2026) is expected to reduce potential dilution or excess cash payments. Net proceeds will fund capped call costs, debt repayment and general corporate purposes.
Federal Realty Investment Trust executive Daniel Guglielmone, EVP-CFO and Treasurer, reported a tax-withholding disposition of 840 Common Shares of Beneficial Interest on 2026-08-03 at $123.65 per share. The shares were surrendered to the issuer to cover taxes on vested restricted shares, leaving him with 80,026 shares held directly.
Federal Realty Investment Trust and its operating partnership reported higher top-line results for the quarter and six months ended June 30, 2026, while bottom-line earnings declined due to fewer one-time gains and higher costs. Second-quarter total revenue rose to $335.7 million, up 7.8% year over year, and property operating income increased 8.9% to $232.1 million, reflecting stronger rents, higher occupancy and contributions from acquisitions.
Same-property performance benefited from higher rental rates, increased lease termination fees, parking income and tenant recoveries. The portfolio was 96.1% leased and 93.8% occupied across 28.8 million commercial square feet. However, net income fell 44.6% to $88.6 million for the quarter, primarily because prior-year results included a larger gain on sale of real estate and new market tax credit income, while 2026 incurred higher depreciation and interest expense.
Capital recycling remained active: the company acquired several fee interests for a combined ~$94.5 million and sold assets for $224.6 million, realizing a $112.8 million gain. On the balance sheet, it repaid $400 million of 1.25% senior notes, drew $250 million on a term loan, and upsized its revolving credit facility to $1.4 billion with an option to increase to $2.0 billion, maintaining compliance with all covenants.
Federal Realty Investment Trust reported second quarter 2026 results highlighted by stronger recurring cash flow but lower GAAP earnings. Net income available for common shareholders was $83.7 million, or $0.97 per diluted share, versus $153.9 million, or $1.78, a year earlier, mainly due to a smaller gain on sale of real estate and the absence of a prior-year tax credit.
Nareit FFO was $162.8 million, or $1.88 per diluted share, down 1.6% year-over-year, while Core FFO per share rose 6.8% to $1.88. Comparable Property POI increased 2.8%, and Adjusted Comparable Property POI grew 4.2%. The portfolio was 93.8% occupied and 96.1% leased, with small shop space 93.9% leased.
The company signed a record 124 comparable retail leases totaling 819,273 square feet with cash rent growth of 15% and 28% on a straight-line basis. Management raised 2026 guidance to $4.22–$4.30 in earnings per diluted share and $7.48–$7.56 for both Nareit and Core FFO per share. The quarterly dividend was increased 3% to $1.16 per share, marking 59 consecutive years of dividend growth.
FEDERAL REALTY INVESTMENT TRUST director Thomas McEachin reported an estate-planning gift involving his common shares. On June 3, 2026, he made a bona fide gift of 1,339 Common Shares of Beneficial Interest that he previously held directly to the Thomas A. McEachin Living Trust dated April 17, 2025.
The trust is controlled by Mr. McEachin and his wife as sole trustees and beneficiaries, so he retains sole control over these shares after the transfer. Following the reported transactions, he holds 3,874 common shares indirectly through the living trust and no longer holds common shares directly.
Federal Realty Investment Trust CEO Donald C. Wood reported bona fide gifts of a total of 74,076 Common Shares of Beneficial Interest on June 3, 2026. These include 37,038 shares he owned directly that were gifted to his revocable trust as part of estate planning, where he remains sole trustee and beneficiary and retains sole control of those shares.
The transactions involve internal transfers and gifts rather than any open-market sale or purchase. Following these movements, Wood continues to hold a substantial stake in Federal Realty through both direct ownership and his revocable trust.
Federal Realty Investment Trust held its annual shareholder meeting on May 6, 2026, where investors voted on trustee elections, executive pay and the auditor selection. All eight trustee nominees received strong support, with most drawing over 72 million votes in favor and only modest opposition.
Shareholders approved, on an advisory basis, the compensation of the named executive officers, with 69,554,400 votes for, 4,840,747 against and 108,588 abstentions, alongside 4,732,290 broker non-votes. They also ratified the appointment of Grant Thornton LLP as independent registered public accounting firm for the fiscal year ending December 31, 2026, by 76,052,276 votes for, 3,149,125 against and 34,624 abstentions.
Federal Realty Investment Trust reported stronger Q1 2026 results driven by property growth and asset sales. Total revenue rose to $341.1M, with property operating income up to $227.4M. Net income attributable to the trust increased to $159.1M, or $1.81 diluted EPS, helped by a $92.7M gain on real estate sales.
The portfolio remained healthy, with 96.1% of commercial space leased and 93.8% occupied. During the quarter, the company acquired Congressional North Shopping Center for $72.3M and sold a Santana Row residential building and Courthouse Center for $158.5M. It also repaid $400M of 1.25% senior notes, drew $250M on an unsecured term loan, and ended with $115.6M in cash and $369.1M outstanding on its revolving credit facility.
After quarter-end, Federal Realty expanded and extended its revolver to $1.4B with an accordion up to $2.0B, and acquired an additional Kingstowne Towne Center asset for $19.7M. The trust continues to invest in development and redevelopment projects while maintaining REIT status and monitoring macroeconomic risks such as inflation and higher interest rates.
Federal Realty Investment Trust reported a strong first quarter of 2026, with net income available for common shareholders rising to $157.1 million, or $1.81 per diluted share, up from $0.72 a year earlier. Total revenue increased to $341.1 million, helped by rental income of $332.7 million and a $92.7 million gain on the sale of real estate, primarily from the Misora at Santana Row disposition.
Nareit FFO and Core FFO were each $162.6 million, or $1.88 per diluted share, a 10.6% year-over-year per-share increase. Comparable property operating income grew 4.7%, or 5.1% on an adjusted basis. The portfolio ended the quarter 93.8% occupied and 96.1% leased, with 101 comparable retail leases signed for 649,078 square feet and cash rent spreads of 13%.
The company completed $158.5 million of asset sales and acquired two shopping centers for a combined $92.0 million. It repaid $400 million of 1.25% senior notes and expanded its revolving credit facility to $1.4 billion with an extended maturity. Management raised 2026 guidance, targeting net income of $3.94–$4.03 per diluted share and Nareit/Core FFO of $7.46–$7.55 per diluted share, and declared a quarterly common dividend of $1.13 per share.