Federal Realty Investment Trust

Federal Realty Investment Trust is a real estate investment trust (REIT) specializing in the ownership, operation, and redevelopment of high-quality retail-based properties. Founded in 1962, its mission is to deliver long-term, sustainable growth by investing in communities where retail demand exceeds supply. The company's headquarters are located in North Bethesda, Maryland.

The company's portfolio includes open-air shopping centers and mixed-use destinations, such as Santana Row, Pike & Rose, and Assembly Row. As of the first quarter of 2026, Federal Realty's 104 properties encompass approximately 3,800 tenants across 29.0 million commercial square feet and approximately 2,500 residential units. These properties are primarily situated in major coastal markets and select underserved regions with strong economic and demographic fundamentals, including the Northeast, Mid-Atlantic states, California, and South Florida.

Federal Realty is recognized as a leader in its sector and is a member of the S&P 500 index. The company holds the longest record in the REIT industry for increasing its quarterly dividends, having done so for 58 consecutive years. Donald C. Wood serves as the President and Chief Executive Officer. In the first quarter of 2026, Federal Realty reported strong results, exceeding EPS and revenue expectations, with Funds From Operations (FFO) per diluted share increasing by 10.6% year-over-year. The company also signed a record 101 leases for 649,078 square feet of comparable retail space, achieving 13% rent growth on a cash basis, and raised its guidance for 2026 earnings. Recent activities include active capital recycling, such as the sale of Misora at Santana Row and the acquisition of Congressional North Shopping Center.