Every 10-Q that Federal Realty Investment Trust (FRT) has filed with the SEC in the last 24 months is listed below, newest first, and each one links through to the document itself with the summary and the scores our analysis gives it.
A 10-Q covers the quarterly report filed between annual reports, so if you follow FRT and want that one kind of document rather than the whole filing history, this is the page to keep. The company's other filings, of every form, are on the full FRT filings page.
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 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 (FRT) reported Q3 2025 results. Total revenue was $322.3 million versus $303.6 million a year ago, driven by higher rental income. Net income attributable to the Trust was $61.6 million, with earnings per common share of $0.69 versus $0.70. For the first nine months, revenue reached $942.9 million and net income available for common shareholders was $275.3 million ($3.20 per share).
FRT expanded its portfolio with the $123.5 million acquisition of Del Monte Shopping Center in Monterey, CA and the $289.0 million purchase of Town Center Crossing/Plaza in Leawood, KS. It sold assets for $146.3 million, realizing a $77.1 million gain. The unsecured term loan was amended and upsized to $750.0 million; $102.4 million was outstanding on the $1.25 billion revolver at quarter-end. The amended ATM equity program has $750.0 million of capacity with no sales in the quarter, and a $300.0 million repurchase authorization saw no buybacks. Dividends declared were $1.13 per common share for the quarter. Subsequent to quarter-end, FRT acquired Annapolis Town Center for $187.0 million.