FRT
Federal Realty Investment Trust
$120.48
▼
$-2.90(-2.35%)
as of Jun 18, 2026 00:56 UTC
Federal Realty Investment Trust (FRT) stands out as a premier entity specializing in the acquisition, management, and redevelopment of high-quality retail properties. These assets are strategically situated primarily in prominent coastal metropolitan areas, spanning the Eastern Seaboard from Washington D.C. to Boston, and extending to key West Coast cities such as San Francisco and Los Angeles. Established in 1962, Federal Realty's core objective is to generate enduring, consistent growth by concentrating investments in communities where consumer demand for retail offerings significantly surpasses existing supply. The company is particularly skilled at developing vibrant, integrated urban districts, exemplified by projects like Santana Row in San Jose, California; Pike & Rose in North Bethesda, Maryland; and Assembly Row in Somerville, Massachusetts. These dynamic, mixed-use environments seamlessly blend shopping, dining, residential, and commercial spaces, fostering cherished destination experiences for their local populations. FRT's extensive portfolio encompasses 106 properties, accommodating roughly 3,100 businesses across 25 million square feet of commercial space, alongside approximately 3,200 residential units. Demonstrating exceptional financial stability, Federal Realty boasts an unparalleled track record in the REIT sector, having increased its quarterly shareholder dividends for 54 consecutive years. As an S&P 500 index constituent, its shares are publicly traded on the NYSE under the ticker FRT.
Key Metrics
Current Yield
3.75%
The annual dividend as a percentage of the share price. A 3% yield is about $3 of dividends a year for every $100 invested at today's price.Annualized Dividend
$4.5200
The most recent payment scaled to a full year by how often it's paid. A $0.25 quarterly dividend annualizes to $1.00.Frequency
Q Quarterly
How often the dividend is paid: Q = quarterly (4x a year), M = monthly, S = semi-annual, A = annual.Rank Score
40.2
Our 0-100 house score blending yield, payout safety, growth and momentum. Higher means a stronger profile on those factors in our model — a research score, not advice or a recommendation to buy.RSI (14)
52
Relative Strength Index (0-100), a price-momentum gauge. Above 70 is often called 'overbought', below 30 'oversold'. A technical signal, not a dividend metric.52-Week Range
$90.61 – $125.84
The lowest and highest price over the past year — shows where today's price sits in its recent range.Payout Ratio
94.40%
The share of GAAP earnings paid out as dividends. Lower leaves more cushion; above 100% means paying out more than the company earns. It shows n/a for BDCs, REITs and funds, which pay out of cash flow / net investment income rather than GAAP earnings, so this ratio doesn't apply.Years Paying
38
How many years of payments we have on record. This can understate very long histories where our data doesn't reach far enough back.S.A.F.E. Dividend Read
S
Sustainable Payout
Payout ratio 94% is elevated.
A
Payment Track Record
38 years of dividend payments.
F
Fair Valuation
Price-to-book 2.66.
E
Entry Signal
Not oversold. RSI 52.
Quote & Key Data
ExchangeNYSEThe stock exchange where the shares trade, such as NYSE or Nasdaq.
Volume932,760How many shares changed hands in the latest session — a rough read on trading activity.
Open$123.04The price at the start of the latest trading session.
Day Range$120.04 – $123.48The lowest and highest price during the latest trading session.
Prev Close$123.38The closing price from the previous trading session.
Market Cap$8.65BThe company's total market value: share price times shares outstanding.
Shares Out71.83MThe total number of shares the company has issued.
EPS$4.79Earnings per share — profit divided by shares outstanding. Dividends are paid out of these earnings.
P/E25.2Price-to-earnings ratio: share price divided by earnings per share. A rough gauge of how richly the stock is valued.
Ex-DividendJul 01, 2026Buy before this date to receive the upcoming payment. Buy on or after it and the seller keeps that one.
Pay DateJul 15, 2026The date the dividend is actually paid into shareholders' accounts.
Dividend Growth
3-Yr Growth (CAGR)1.0%The dividend's average annual growth rate over the period, compounded. Steady growth signals a healthy, rising payout.
5-Yr Growth (CAGR)1.0%The dividend's average annual growth rate over the period, compounded. Steady growth signals a healthy, rising payout.
Consecutive Increases1 yrThe number of years in a row the dividend has increased — a track record of reliability.
Adjusted Price History
Dividend History
Dividend Payment History
Ex-dividend calendar →| Amount | Type | Declared | Ex-Date | Record | Pay |
|---|---|---|---|---|---|
| $1.1300 Q | Regular | May 01, 2026 | Jul 01, 2026 | Jul 01, 2026 | Jul 15, 2026 |
| $1.1300 I | Regular | Feb 12, 2026 | Apr 01, 2026 | Apr 01, 2026 | Apr 15, 2026 |
| $1.1300 Q | Regular | Oct 31, 2025 | Jan 02, 2026 | Jan 02, 2026 | Jan 15, 2026 |
| $1.1300 Q | Regular | Aug 06, 2025 | Oct 01, 2025 | Oct 01, 2025 | Oct 15, 2025 |
| $1.1000 Q | Regular | May 08, 2025 | Jul 01, 2025 | Jul 01, 2025 | Jul 15, 2025 |
| $1.1000 I | Regular | Feb 13, 2025 | Apr 01, 2025 | Apr 01, 2025 | Apr 15, 2025 |
| $1.1000 Q | Regular | Oct 30, 2024 | Jan 02, 2025 | Jan 02, 2025 | Jan 15, 2025 |
| $1.1000 Q | Regular | Aug 01, 2024 | Oct 01, 2024 | Oct 01, 2024 | Oct 15, 2024 |
| $1.0900 Q | Regular | May 02, 2024 | Jun 21, 2024 | Jun 21, 2024 | Jul 15, 2024 |
| $1.0900 Q | Regular | Feb 12, 2024 | Mar 12, 2024 | Mar 13, 2024 | Apr 15, 2024 |
| $1.0900 Q | Regular | Nov 02, 2023 | Dec 29, 2023 | Jan 02, 2024 | Jan 16, 2024 |
| $1.0900 Q | Regular | Aug 02, 2023 | Sep 21, 2023 | Sep 22, 2023 | Oct 16, 2023 |
| $1.0800 Q | Regular | May 04, 2023 | Jun 21, 2023 | Jun 22, 2023 | Jul 17, 2023 |
| $1.0800 Q | Regular | Feb 08, 2023 | Mar 10, 2023 | Mar 13, 2023 | Apr 17, 2023 |
| $1.0800 Q | Regular | Nov 03, 2022 | Dec 30, 2022 | Jan 03, 2023 | Jan 17, 2023 |
| $1.0800 Q | Regular | Aug 04, 2022 | Sep 21, 2022 | Sep 22, 2022 | Oct 17, 2022 |
| $1.0700 Q | Regular | May 05, 2022 | Jun 21, 2022 | Jun 22, 2022 | Jul 15, 2022 |
| $1.0700 Q | Regular | Feb 10, 2022 | Mar 15, 2022 | Mar 16, 2022 | Apr 15, 2022 |
| $1.0700 Q | Regular | Nov 04, 2021 | Dec 31, 2021 | Jan 03, 2022 | Jan 18, 2022 |
| $1.0700 Q | Regular | Aug 04, 2021 | Sep 21, 2021 | Sep 22, 2021 | Oct 15, 2021 |
| $1.0600 Q | Regular | May 05, 2021 | Jun 21, 2021 | Jun 22, 2021 | Jul 15, 2021 |
| $1.0600 Q | Regular | Feb 11, 2021 | Mar 15, 2021 | Mar 16, 2021 | Apr 15, 2021 |
| $1.0600 Q | Regular | Nov 05, 2020 | Dec 31, 2020 | Jan 04, 2021 | Jan 15, 2021 |
| $1.0600 Q | Regular | Aug 05, 2020 | Sep 21, 2020 | Sep 22, 2020 | Oct 15, 2020 |
| $1.0500 Q | Regular | May 06, 2020 | Jun 19, 2020 | Jun 22, 2020 | Jul 15, 2020 |
| $1.0500 Q | Regular | Feb 10, 2020 | Mar 13, 2020 | Mar 16, 2020 | Apr 15, 2020 |
| $1.0500 Q | Regular | Oct 30, 2019 | Dec 31, 2019 | Jan 02, 2020 | Jan 15, 2020 |
| $1.0500 Q | Regular | Aug 01, 2019 | Sep 20, 2019 | Sep 23, 2019 | Oct 15, 2019 |
| $1.0200 Q | Regular | May 02, 2019 | Jun 20, 2019 | Jun 21, 2019 | Jul 15, 2019 |
| $1.0200 Q | Regular | Feb 13, 2019 | Mar 13, 2019 | Mar 14, 2019 | Apr 15, 2019 |
| $1.0200 Q | Regular | Oct 31, 2018 | Dec 31, 2018 | Jan 02, 2019 | Jan 15, 2019 |
| $1.0200 Q | Regular | Aug 01, 2018 | Sep 20, 2018 | Sep 21, 2018 | Oct 15, 2018 |
| $1.0000 Q | Regular | May 02, 2018 | Jun 21, 2018 | Jun 22, 2018 | Jul 16, 2018 |
| $1.0000 Q | Regular | Feb 13, 2018 | Mar 13, 2018 | Mar 14, 2018 | Apr 16, 2018 |
| $1.0000 Q | Regular | Nov 01, 2017 | Dec 29, 2017 | Jan 02, 2018 | Jan 16, 2018 |
| $1.0000 Q | Regular | Aug 01, 2017 | Sep 21, 2017 | Sep 22, 2017 | Oct 16, 2017 |
| $0.9800 Q | Regular | May 04, 2017 | Jun 20, 2017 | Jun 22, 2017 | Jul 17, 2017 |
| $0.9800 Q | Regular | Feb 13, 2017 | Mar 10, 2017 | Mar 14, 2017 | Apr 17, 2017 |
| $0.9800 Q | Regular | Nov 03, 2016 | Dec 29, 2016 | Jan 03, 2017 | Jan 17, 2017 |
| $0.9800 Q | Regular | Aug 05, 2016 | Sep 20, 2016 | Sep 22, 2016 | Oct 17, 2016 |
| $0.9400 Q | Regular | May 05, 2016 | Jun 20, 2016 | Jun 22, 2016 | Jul 15, 2016 |
| $0.9400 Q | Regular | Feb 09, 2016 | Mar 16, 2016 | Mar 18, 2016 | Apr 15, 2016 |
| $0.9400 Q | Regular | Nov 05, 2015 | Dec 30, 2015 | Jan 04, 2016 | Jan 15, 2016 |
| $0.9400 Q | Regular | Aug 06, 2015 | Sep 18, 2015 | Sep 22, 2015 | Oct 15, 2015 |
| $0.8700 Q | Regular | May 08, 2015 | Jun 18, 2015 | Jun 22, 2015 | Jul 15, 2015 |
| $0.8700 Q | Regular | Feb 10, 2015 | Mar 18, 2015 | Mar 20, 2015 | Apr 15, 2015 |
| $0.8700 Q | Regular | Oct 31, 2014 | Dec 30, 2014 | Jan 02, 2015 | Jan 15, 2015 |
| $0.8700 Q | Regular | Aug 07, 2014 | Sep 18, 2014 | Sep 22, 2014 | Oct 15, 2014 |
| $0.7800 Q | Regular | May 08, 2014 | Jun 19, 2014 | Jun 23, 2014 | Jul 15, 2014 |
| $0.7800 Q | Regular | Feb 11, 2014 | Mar 19, 2014 | Mar 21, 2014 | Apr 15, 2014 |
| $0.7800 Q | Regular | Nov 05, 2013 | Dec 30, 2013 | Jan 02, 2014 | Jan 15, 2014 |
| $0.7800 Q | Regular | Aug 02, 2013 | Sep 19, 2013 | Sep 23, 2013 | Oct 15, 2013 |
| $0.7300 Q | Regular | May 01, 2013 | Jun 19, 2013 | Jun 21, 2013 | Jul 15, 2013 |
| $0.7300 Q | Regular | Feb 12, 2013 | Mar 12, 2013 | Mar 14, 2013 | Apr 15, 2013 |
| $0.7300 Q | Regular | Nov 15, 2012 | Dec 28, 2012 | Jan 02, 2013 | Jan 15, 2013 |
| $0.7300 Q | Regular | Aug 01, 2012 | Sep 19, 2012 | Sep 21, 2012 | Oct 15, 2012 |
| $0.6900 Q | Regular | May 09, 2012 | Jun 20, 2012 | Jun 22, 2012 | Jul 16, 2012 |
| $0.6900 Q | Regular | Feb 16, 2012 | Mar 15, 2012 | Mar 19, 2012 | Apr 16, 2012 |
| $0.6900 Q | Regular | Dec 09, 2011 | Dec 29, 2011 | Jan 03, 2012 | Jan 17, 2012 |
| $0.6900 Q | Regular | Aug 04, 2011 | Sep 20, 2011 | Sep 22, 2011 | Oct 14, 2011 |
| $0.6700 Q | Regular | May 06, 2011 | Jun 21, 2011 | Jun 23, 2011 | Jul 15, 2011 |
| $0.6700 Q | Regular | Feb 15, 2011 | Mar 15, 2011 | Mar 17, 2011 | Apr 15, 2011 |
| $0.6700 Q | Regular | Nov 05, 2010 | Dec 30, 2010 | Jan 03, 2011 | Jan 18, 2011 |
| $0.6700 Q | Regular | Aug 05, 2010 | Sep 21, 2010 | Sep 23, 2010 | Oct 15, 2010 |
| $0.6600 Q | Regular | May 05, 2010 | Jun 22, 2010 | Jun 24, 2010 | Jul 15, 2010 |
| $0.6600 Q | Regular | Feb 19, 2010 | Mar 15, 2010 | Mar 17, 2010 | Apr 15, 2010 |
| $0.6600 Q | Regular | Nov 06, 2009 | Dec 30, 2009 | Jan 04, 2010 | Jan 15, 2010 |
| $0.6600 Q | Regular | Aug 05, 2009 | Sep 21, 2009 | Sep 23, 2009 | Oct 15, 2009 |
| $0.6500 Q | Regular | May 07, 2009 | Jun 22, 2009 | Jun 24, 2009 | Jul 15, 2009 |
| $0.6500 Q | Regular | Feb 18, 2009 | Mar 17, 2009 | Mar 19, 2009 | Apr 15, 2009 |
| $0.6500 Q | Regular | Oct 29, 2008 | Dec 30, 2008 | Jan 02, 2009 | Jan 15, 2009 |
| $0.6500 Q | Regular | Jul 30, 2008 | Sep 19, 2008 | Sep 23, 2008 | Oct 15, 2008 |
| $0.6100 Q | Regular | May 07, 2008 | Jun 20, 2008 | Jun 24, 2008 | Jul 15, 2008 |
| $0.6100 Q | Regular | Feb 12, 2008 | Mar 17, 2008 | Mar 19, 2008 | Apr 15, 2008 |
| $0.6100 Q | Regular | Oct 31, 2007 | Dec 28, 2007 | Jan 02, 2008 | Jan 15, 2008 |
| $0.6100 Q | Regular | Aug 01, 2007 | Sep 19, 2007 | Sep 21, 2007 | Oct 15, 2007 |
| $0.5750 Q | Regular | May 02, 2007 | Jun 20, 2007 | Jun 22, 2007 | Jul 16, 2007 |
| $0.5750 Q | Regular | Feb 22, 2007 | Mar 09, 2007 | Mar 13, 2007 | Apr 16, 2007 |
| $0.5750 Q | Regular | Nov 06, 2006 | Dec 28, 2006 | Jan 02, 2007 | Jan 16, 2007 |
| $0.5750 Q | Regular | Aug 02, 2006 | Sep 20, 2006 | Sep 22, 2006 | Oct 16, 2006 |
| $0.5550 Q | Regular | May 03, 2006 | Jun 21, 2006 | Jun 23, 2006 | Jul 17, 2006 |
| $0.7550 Q | Regular | Feb 21, 2006 | Mar 10, 2006 | Mar 14, 2006 | Apr 17, 2006 |
| $0.5550 M | Regular | Nov 22, 2005 | Dec 29, 2005 | Jan 03, 2006 | Jan 16, 2006 |
| $0.2000 Q | Regular | Nov 22, 2005 | Nov 23, 2005 | Nov 28, 2005 | Dec 20, 2005 |
| $0.5550 Q | Regular | Sep 07, 2005 | Sep 21, 2005 | Sep 23, 2005 | Oct 14, 2005 |
| $0.5550 Q | Regular | Jun 06, 2005 | Jun 21, 2005 | Jun 23, 2005 | Jul 15, 2005 |
| $0.5050 Q | Regular | Mar 03, 2005 | Mar 14, 2005 | Mar 16, 2005 | Apr 15, 2005 |
| $0.5050 Q | Regular | Dec 14, 2004 | Dec 30, 2004 | Jan 03, 2005 | Jan 17, 2005 |
| $0.5050 Q | Regular | Sep 07, 2004 | Sep 22, 2004 | Sep 24, 2004 | Oct 15, 2004 |
| $0.4900 Q | Regular | Jun 10, 2004 | Jun 22, 2004 | Jun 24, 2004 | Jul 15, 2004 |
| $0.4900 Q | Regular | Mar 03, 2004 | Mar 22, 2004 | Mar 24, 2004 | Apr 15, 2004 |
| $0.4900 Q | Regular | Dec 02, 2003 | Dec 30, 2003 | Jan 02, 2004 | Jan 15, 2004 |
| $0.4900 Q | Regular | Aug 11, 2003 | Sep 23, 2003 | Sep 25, 2003 | Oct 15, 2003 |
| $0.4850 Q | Regular | Jun 03, 2003 | Jun 23, 2003 | Jun 25, 2003 | Jul 15, 2003 |
| $0.4850 Q | Regular | Mar 04, 2003 | Mar 25, 2003 | Mar 27, 2003 | Apr 15, 2003 |
| $0.4850 Q | Regular | Dec 16, 2002 | Dec 30, 2002 | Jan 02, 2003 | Jan 15, 2003 |
| $0.4850 Q | Regular | Sep 13, 2002 | Sep 24, 2002 | Sep 26, 2002 | Oct 15, 2002 |
| $0.4800 Q | Regular | May 21, 2002 | Jun 21, 2002 | Jun 25, 2002 | Jul 15, 2002 |
| $0.4800 Q | Regular | Mar 14, 2002 | Mar 21, 2002 | Mar 25, 2002 | Apr 15, 2002 |
| $0.4800 Q | Regular | Nov 09, 2001 | Dec 28, 2001 | Jan 02, 2002 | Jan 15, 2002 |
| $0.4800 Q | Regular | Sep 21, 2001 | Oct 03, 2001 | Oct 05, 2001 | Oct 15, 2001 |
| $0.4700 Q | Regular | May 07, 2001 | Jun 21, 2001 | Jun 25, 2001 | Jul 16, 2001 |
| $0.4700 Q | Regular | Mar 12, 2001 | Mar 21, 2001 | Mar 23, 2001 | Apr 16, 2001 |
| $0.4700 Q | Regular | Nov 02, 2000 | Dec 28, 2000 | Jan 02, 2001 | Jan 15, 2001 |
| $0.4700 Q | Regular | Sep 19, 2000 | Sep 28, 2000 | Oct 02, 2000 | Oct 16, 2000 |
| $0.4500 Q | Regular | Jun 14, 2000 | Jun 22, 2000 | Jun 26, 2000 | Jul 14, 2000 |
| $0.4500 Q | Regular | Mar 07, 2000 | Mar 22, 2000 | Mar 24, 2000 | Apr 14, 2000 |
| $0.4500 Q | Regular | Nov 04, 1999 | Dec 30, 1999 | Jan 03, 2000 | Jan 14, 2000 |
| $0.4500 Q | Regular | Sep 23, 1999 | Oct 04, 1999 | Oct 06, 1999 | Oct 15, 1999 |
| $0.4400 Q | Regular | May 05, 1999 | Jun 23, 1999 | Jun 25, 1999 | Jul 15, 1999 |
| $0.4400 Q | Regular | Feb 22, 1999 | Mar 23, 1999 | Mar 25, 1999 | Apr 15, 1999 |
| $0.4400 Q | Regular | Dec 11, 1998 | Dec 30, 1998 | Jan 04, 1999 | Jan 15, 1999 |
| $0.4400 Q | Regular | Sep 02, 1998 | Sep 23, 1998 | Sep 25, 1998 | Oct 15, 1998 |
| $0.4300 Q | Regular | May 06, 1998 | Jun 23, 1998 | Jun 25, 1998 | Jul 15, 1998 |
| $0.4300 Q | Regular | Feb 20, 1998 | Mar 23, 1998 | Mar 25, 1998 | Apr 15, 1998 |
| $0.4300 Q | Regular | Nov 24, 1997 | Dec 30, 1997 | Jan 02, 1998 | Jan 15, 1998 |
| $0.4300 Q | Regular | Sep 11, 1997 | Sep 23, 1997 | Sep 25, 1997 | Oct 15, 1997 |
| $0.4200 Q | Regular | May 07, 1997 | Jun 23, 1997 | Jun 25, 1997 | Jul 15, 1997 |
| $0.4200 Q | Regular | Feb 20, 1997 | Mar 21, 1997 | Mar 25, 1997 | Apr 15, 1997 |
| $0.4200 Q | Regular | Nov 21, 1996 | Dec 30, 1996 | Jan 02, 1997 | Jan 15, 1997 |