Every 8-K 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 8-K covers material events a company has to report between its quarterly 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 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 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 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 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.
Federal Realty OP, the operating partnership of Federal Realty Investment Trust, entered into a Third Amended and Restated Credit Agreement replacing its prior revolving credit facility. The new unsecured revolving credit facility increases total capacity to $1.4 billion and extends the maturity to April 12, 2030, with two optional six‑month extensions.
The facility generally bears interest at SOFR or a base rate plus a margin tied to the partnership’s credit rating, with SOFR loan margins ranging from 62.5 to 135 basis points and initially set at 72.5 basis points. An accordion feature permits expansion of borrowing capacity up to $2.0 billion. As of December 31, 2025, the prior $1.25 billion facility had a $310.0 million outstanding balance.
The updated agreement maintains restrictions on incurring additional debt, liens, investments and major transactions, and includes financial covenants such as minimum fixed charge coverage and limits on secured indebtedness and unencumbered leverage. Related term loan agreements with PNC Bank and Truist Bank were also amended to align with these updated terms.
Federal Realty Investment Trust reported strong fourth quarter and full-year 2025 results, highlighted by higher earnings, funds from operations, and record leasing activity. Net income available for common shareholders rose to $403.0 million, or $4.68 per diluted share for 2025, up from $287.2 million, or $3.42 per share in 2024. Fourth quarter diluted EPS was $1.48 versus $0.75 a year earlier.
Nareit FFO grew to $624.3 million, or $7.22 per diluted share, from $570.2 million, or $6.77 per share in 2024. Newly introduced Core FFO reached $7.06 per diluted share in 2025, up from $6.77. Comparable property operating income excluding lease termination fees and prior period rents increased 3.8% for the year.
The company achieved record retail leasing volume of 2.5 million square feet in 2025 with cash rent spreads of 15% and straight-line spreads of 27%. Comparable portfolio occupancy was 94.5% and the leased rate 96.6% at year-end. Federal Realty acquired two properties in the fourth quarter totaling $340 million and completed $169 million of dispositions, with another $159 million announced after quarter end. It announced a $110–$120 million mixed-use redevelopment at Willow Grove and ended the quarter with about $1.3 billion in liquidity.
For 2026, guidance calls for net income per diluted share of $3.90–$4.00 and both Nareit FFO and Core FFO of $7.42–$7.52 per diluted share, implying Core FFO growth of 5.1%–6.5%. The Board declared a regular quarterly dividend of $1.13 per common share, or $4.52 annualized, and a $0.3125 quarterly dividend per Class C depositary share.
Federal Realty OP LP entered into a new unsecured term loan agreement that allows it to borrow up to $250 million, with an accordion feature that could increase total borrowings to $500 million.
All loans under the facility will mature on January 31, 2031, and there are no borrowings outstanding as of the event date. Interest is floating, based on SOFR or a base rate plus a margin linked to the partnership’s credit rating; the current margin for SOFR loans would be 85 basis points. The agreement includes covenants and default provisions similar to its existing revolving credit facility and other unsecured term loans, including limits on additional indebtedness and liens, restrictions on major transactions and affiliate dealings, and financial maintenance tests such as fixed charge coverage and leverage ratios.
Federal Realty Investment Trust expanded its Board from seven to eight members and elected Joseph D. Fisher as a Trustee, effective January 1, 2026. He will serve on the Compensation and Human Capital Management Committee and the Audit Committee. The Board determined he is independent under NYSE standards and a SEC-defined audit committee financial expert. Fisher will receive the same compensation as other non-executive Trustees, with no related party transactions disclosed.
Federal Realty Investment Trust and Federal Realty OP LP furnished materials reporting financial results for the quarter ended September 30, 2025. The company issued supplemental operational data and a press release, provided as Exhibit 99.1. The information is furnished under Item 2.02 and is not deemed filed under the Exchange Act.