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Federal Realty Investment Trust (FRT) Financial History

20 years of revenue, earnings, cash-flow and balance-sheet history from public filings.

REAL ESTATE · Retail REITs · DATA UPDATED 2026-09-19

Federal Realty Investment Trust (FRT) operates in the Retail REITs industry and is headquartered in North Bethesda, United States with about 314 employees. Its market capitalization is roughly $10 billion. In the fiscal year ended 2025-12-31, FRT reported $1.3B in revenue and $411M in net income.

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.

Interactive charts & full statements → Open the FRT valuation workbench →

FRT Revenue & Earnings History — Annual Income Statement

Income statement	TTM → 2026-06-30	2025-12-31	2024-12-31	2023-12-31	2022-12-31	2021-12-31	2020-12-31	2019-12-31	2018-12-31	2017-12-31	2016-12-31	2015-12-31	2014-12-31	2013-12-31	2012-12-31	2011-12-31	2010-12-31	2009-12-31	2008-12-31	2007-12-31	2006-12-31
Total Revenue	$1.3B	$1.3B	$1.2B	$1.1B	$1.1B	$951M	$835M	$936M	$915M	$857M	$802M	$744M	$686M	$637M	$606M	$551M	$542M	$531M	$520M	$483M	$451M
Gross Profit	$722M	$124M	$811M	$769M	$718M	$635M	$545M	$637M	$628M	$585M	$548M	$511M	$474M	$447M	$427M	$381M	$373M	$364M	$355M	$337M	$451M
Gross Margin %	54.0%	9.7%	67.4%	67.9%	66.8%	66.7%	65.3%	68.1%	68.5%	68.2%	68.4%	68.6%	69.1%	70.1%	70.4%	69.2%	68.8%	68.6%	68.2%	69.7%	100.0%
Operating Income (EBIT)	$461M	$460M	$472M	$406M	$526M	$395M	$290M	$471M	$362M	$410M	$321M	$300M	$271M	$254M	$254M	$226M	$229M	$211M	$217M	$209M	$199M
Operating Margin %	34.5%	35.9%	39.3%	35.9%	49.0%	41.5%	34.6%	50.3%	39.5%	47.9%	40.0%	40.3%	39.5%	39.9%	41.9%	41.1%	42.3%	39.7%	41.8%	43.2%	44.1%
Net Income	$437M	$411M	$295M	$237M	$385M	$261M	$136M	$354M	$242M	$290M	$250M	$210M	$165M	$163M	$152M	$144M	$123M	$98M	$130M	$196M	$119M
Net Margin %	32.7%	32.1%	24.6%	20.9%	35.9%	27.5%	16.3%	37.8%	26.4%	33.8%	31.2%	28.2%	24.0%	25.5%	25.1%	26.1%	22.7%	18.5%	24.9%	40.5%	26.3%
EBITDA	—	$973M	$822M	$737M	$835M	$677M	$545M	$710M	$603M	$614M	$515M	$457M	$433M	$404M	$398M	$355M	$348M	$342M	$328M	$315M	$297M
Earnings Per Share (EPS)	$5.04	$4.79	$3.53	$2.91	$4.79	$3.38	$1.80	$4.73	$3.30	$4.01	$3.52	$3.05	$2.44	$2.48	$2.37	$2.30	$2.00	$1.64	$2.20	$3.46	$2.20
Shares Outstanding (M)	—	86M	84M	81M	81M	77M	76M	75M	73M	72M	71M	69M	67M	65M	64M	63M	61M	60M	59M	57M	54M

USD; $M / $B as marked. Newest period first. Source: public company filings (via Yahoo Finance aggregation).

FRT Quarterly Revenue & Earnings — Last 8 Quarters

Quarterly income statement	2026-06-30	2026-03-31	2025-12-31	2025-09-30	2025-06-30	2025-03-31	2024-12-31	2024-09-30	2024-06-30
Total Revenue	$336M	$341M	$336M	$323M	$312M	$309M	$311M	$304M	$296M
Gross Profit	$232M	$242M	$31M	$217M	$213M	$205M	$209M	$204M	$202M
Gross Margin %	69.0%	70.9%	9.1%	67.3%	68.5%	66.2%	67.3%	67.1%	68.2%
Operating Income (EBIT)	$118M	$116M	$116M	$111M	$203M	$108M	$109M	$106M	$157M
Operating Margin %	35.1%	34.1%	34.4%	34.3%	65.1%	35.0%	35.1%	34.9%	53.0%
Net Income	$86M	$159M	$130M	$62M	$156M	$64M	$66M	$61M	$112M
Net Margin %	25.6%	46.7%	38.6%	19.1%	50.0%	20.6%	21.0%	20.1%	37.8%
EBITDA	—	$310M	$278M	$206M	$294M	$196M	$199M	$195M	$244M
Earnings Per Share (EPS)	$0.97	$1.84	$1.51	$0.72	$1.80	$0.75	$0.77	$0.73	$1.34
Shares Outstanding (M)	—	87M	86M	86M	87M	85M	85M	84M	84M

USD; $M / $B as marked. Newest period first. Source: public company filings (via Yahoo Finance aggregation).

FRT Free Cash Flow History

Cash flow	TTM → 2026-06-30	2025-12-31	2024-12-31	2023-12-31	2022-12-31	2021-12-31	2020-12-31	2019-12-31	2018-12-31	2017-12-31	2016-12-31	2015-12-31	2014-12-31	2013-12-31	2012-12-31	2011-12-31	2010-12-31	2009-12-31	2008-12-31	2007-12-31	2006-12-31
Cash from Operations (CFO)	$633M	$622M	$575M	$556M	$517M	$471M	$370M	$462M	$517M	$459M	$428M	$369M	$346M	$314M	$297M	$245M	$257M	$257M	$228M	$214M	$184M
Capital Expenditures (CapEx)	$354M	$291M	$247M	$311M	$417M	$441M	$502M	$410M	$368M	$519M	$437M	$283M	$361M	$290M	$181M	$246M	$146M	$113M	$238M	$69M	$387M
Free Cash Flow (FCF)	$279M	$331M	$328M	$245M	$100M	$31M	($132M)	$52M	$148M	($60M)	($10M)	$87M	($15M)	$24M	$116M	($1M)	$111M	$144M	($9M)	$145M	($202M)
FCF Margin %	20.9%	25.9%	27.3%	21.6%	9.3%	3.2%	-15.8%	5.6%	16.2%	-7.0%	-1.2%	11.6%	-2.2%	3.8%	19.1%	-0.2%	20.4%	27.2%	-1.8%	30.0%	-44.9%
Dividends Paid	—	$388M	$372M	$359M	$347M	$336M	$325M	$314M	$301M	$283M	$268M	$243M	$215M	$193M	$180M	$169M	$168M	$162M	$146M	$131M	$140M

USD; $M / $B as marked. Newest period first. Source: public company filings (via Yahoo Finance aggregation).

FRT Quarterly Free Cash Flow — Last 8 Quarters

Quarterly cash flow	2026-06-30	2026-03-31	2025-12-31	2025-09-30	2025-06-30	2025-03-31	2024-12-31	2024-09-30	2024-06-30
Cash from Operations (CFO)	$154M	$186M	$145M	$148M	$151M	$179M	$120M	$144M	$170M
Capital Expenditures (CapEx)	$70M	$65M	$94M	$125M	$66M	$59M	$64M	$58M	$60M
Free Cash Flow (FCF)	$84M	$121M	$51M	$23M	$85M	$120M	$55M	$86M	$109M
FCF Margin %	25.0%	35.5%	15.1%	7.2%	27.3%	38.8%	17.7%	28.2%	36.9%
Dividends Paid	—	$99M	$99M	$96M	$97M	$96M	$95M	$93M	$92M

USD; $M / $B as marked. Newest period first. Source: public company filings (via Yahoo Finance aggregation).

FRT Balance Sheet History

Balance sheet	2026-06-30	2025-12-31	2024-12-31	2023-12-31	2022-12-31	2021-12-31	2020-12-31	2019-12-31	2018-12-31	2017-12-31	2016-12-31	2015-12-31	2014-12-31	2013-12-31	2012-12-31	2011-12-31	2010-12-31	2009-12-31	2008-12-31	2007-12-31	2006-12-31
Total Assets	$9.1B	$9.1B	$8.5B	$8.4B	$8.2B	$7.6B	$7.6B	$6.8B	$6.3B	$6.3B	$5.4B	$4.9B	$4.5B	$4.2B	$3.9B	$3.7B	$3.2B	$3.2B	$3.1B	$3.0B	$2.7B
Cash & Cash Equivalents	$107M	$107M	$123M	$251M	$86M	$162M	$798M	$127M	$64M	$15M	$23M	$21M	$48M	$89M	$37M	$68M	$16M	$135M	$15M	$51M	$11M
Total Liabilities	$5.4B	$5.6B	$5.1B	$5.2B	$5.0B	$4.7B	$4.9B	$4.0B	$3.7B	$3.7B	$3.2B	$3.0B	$2.7B	$2.6B	$2.5B	$2.3B	$2.0B	$2.0B	$1.9B	$1.8B	$1.9B
Total Debt (Short + Long-Term)	$4.9B	$6.1B	$5.3B	$5.2B	$1.1B	$786M	$4.8B	$3.5B	$3.5B	$3.3B	$3.1B	$2.7B	$2.7B	$2.6B	$2.5B	$2.3B	$1.9B	$1.8B	$2.1B	$1.9B	$2.0B
Total Shareholders' Equity	$3.4B	$3.2B	$3.2B	$3.0B	$3.0B	$2.6B	$2.7B	$2.8B	$2.6B	$2.5B	$2.2B	$1.9B	$1.8B	$1.6B	$1.4B	$1.2B	$1.2B	$1.2B	$1.1B	$1.1B	$784M

USD; $M / $B as marked. Newest period first. Source: public company filings (via Yahoo Finance aggregation).

Quarterly statements, profitability ratios, price history, insider activity and institutional holders are in the interactive FRT viewer.

FRT Metric Deep Dives

Other Companies in Retail REITs

SPG · Simon Property Group — $78 billion
O · Realty Income — $54 billion
KIM · Kimco Realty — $15 billion
REG · Regency Centers — $14 billion

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