FRT at a glance
Federal Realty Investment Trust (FRT, SEC CIK 34903) filed its latest 10-K annual report on February 12, 2026, a 10-Q quarterly report on July 31, 2026, an 8-K current report on August 11, 2026 and Form 4 insider filings as recently as October 1, 2026. SignalX summarizes each filing with AI and tracks the company's insider trades and institutional holders.
- For the fiscal year ended December 31, 2025 (FY2025), Federal Realty Investment Trust (FRT) reported revenue of $1.3 billion (up 6.4% from FY2024) and net income of $411.1 million. Diluted EPS was $4.68.
- The most recent insider open-market sale reported on Form 4 was by Lamb-Hale Nicole on September 30, 2026 of 80 shares at $108.93 per share.
- In the last 90 days, FRT insiders reported 0 open-market purchases ($0) and 10 open-market sales ($163K) on Form 4, a net sale of $163K.
Source: SEC EDGAR (XBRL financial data, 13F-HR and Form 4 filings).
- Revenue · FY2025
- $1.3B
- +6.4% vs prior year
- Insiders · 90 days
- 0 buys · 10 sells
- Net −$163K
- Latest 8-K
- Aug 11, 2026
- Item 2.03 · Item 8.01
AI 10-K Annual Report Analysis
Latest 10-K, fiscal year ended Dec 31, 2025
Risk Factors
- Regulatory risk from Community Renewal Tax Relief Act of 2000, $14.2 million income recognized as NMTC compliance period ended June 2025
- Macroeconomic threat of inflation and higher interest rates impacting costs and interest expenses; weighted average borrowing rate 5.0% in 2025
- Operational risk of supply chain disruptions and tariffs potentially delaying project completions and tenant build-outs, affecting rental income timing
- Competitive risk from tenant creditworthiness variability; no tenant accounts for more than 2.4% of annualized base rent but tenant pay ability may be impaired by economic conditions
- Financial risk of $750 million unsecured term loan outstanding at December 31, 2025, with maturity March 20, 2028 plus extensions and $310 million outstanding on revolving credit facility
Business Overview
- Core business: Ownership, management, redevelopment of high-quality retail and mixed-use properties in major coastal and select underserved markets
- No new products or segments introduced; continued focus on retail-centered mixed-use properties with residential and office components
- Strategic emphasis on climate change resilience and creating unique customer experiences that insulate properties from online retail impact
- Employee count stable at 320 (314 full-time, 6 part-time) with expanded hybrid work model and wellness programs in 2026
- Maintained 96.1% leased and 94.1% occupied 28.8 million commercial sq ft portfolio across 104 properties as of December 31, 2025
Management Discussion & Analysis
- Revenue not explicitly stated; net income $423.6M up from $304.3M in 2024; Funds From Operations available for common shareholders $624.3M (+9.5% YoY)
- Operating margin figures not provided; Core FFO $611.0M vs $570.7M in 2024; Core FFO per diluted share $7.06 vs $6.77 in 2024
- Best performing: acquisition activity with $752.8M properties acquired in 2025; worst impact from increased investing cash outflow $743.1M vs $446.8M in 2024 (+$296.2M)
- Dividends paid $389.7M in 2025; revolving credit facility borrowings $310.0M; $750M term loan with $145M net proceeds; capex $322M in projects under construction
- Management expects liquidity from operations, $107.4M cash, $1.25B credit facility; plans to borrow $250M in Feb 2026; potential delays to development, capital flexibility if needed
AI summary of the FRT 10-K filed . Generated from the filing text; verify against the original.View on SEC EDGARHow to read a 10-K
AI 10-Q Quarterly Report Analysis
Latest 10-Q, quarter ended Jun 30, 2026
Management Discussion & Analysis
- Quarterly property revenue $335.7M, up 7.8% YoY from $311.5M, driven by acquisitions and comparable-property growth
- Operating margin 41.3% vs 65.1% YoY, with operating income $138.7M, down 31.6%
- Best-performing comparable properties, revenue up $7.7M; worst dispositions, revenue down $9.7M
- Revolver capacity increased to $1.4B; June 30 borrowings $286.2M after $250.0M term-loan borrowing and $400.0M note repayment
- Near-term headwinds: inflation, higher interest rates, tariffs, supply disruptions, labor shortages, and higher project costs
Risk Factors
- No material changes to 2025 Form 10-K risk factors, filed February 12, 2026
- Liquidity risk: $300.0 million share-repurchase authorization could reduce available cash, though no shares repurchased by June 30, 2026
- Equity dilution risk: Limited-partner interests may be redeemed for cash or common shares at Federal Realty’s option
- Compliance risk: Share withholding for taxes at stock-compensation vesting events could constitute deemed repurchases
AI summary of the FRT 10-Q filed . Generated from the filing text; verify against the original.View on SEC EDGAR10-K vs 10-Q vs 8-K
AI 8-K Current Report Analysis
The most recent material events, by 8-K item
Item 2.03: Creation of a Direct Financial Obligation
- 3.500% Exchangeable Senior Notes due 2031 create a new direct debt obligation
- Exchangeable structure may create future equity dilution if noteholders convert
Item 8.01: Other Events
- $460M 3.500% exchangeable notes due August 15, 2031, increasing Federal Realty’s unsecured debt obligations
- Proceeds targeted for debt repayment, general corporate purposes, and capped-call transaction costs
Item EX-99.1: Item EX-99.1
- Draft call option confirmation supporting up to $400 million of 2031 exchangeable notes, with a potential $60 million greenshoe
- Transaction references FRT common shares, hedging equity-conversion exposure from the exchangeable-note offering
Item 2.02: Results of Operations and Financial Condition
- Q2 2026 results for quarter ended June 30, 2026
- Supplemental operating data and press release furnished as Exhibit 99.1
Item EX-99.1: Item EX-99.1
- Core FFO $1.88 per diluted share, up 6.8% year over year, signaling stronger recurring operating performance despite lower reported net income
- Record comparable leasing: 124 leases covering 819,273 square feet, with 15% cash rent spreads and 28% straight-line spreads
Item 5.07: Submission of Matters to a Vote of Security Holders
- All eight trustee nominees elected, with 71.8M–74.4M votes for each
- Executive compensation advisory vote approved, with 69.6M votes for versus 4.8M against
AI summaries of FRT 8-K current reports filed with the SEC. What 8-K item codes mean
SignalX for FRT
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Recent Insider Transactions (Form 4)
Latest reported trades by officers, directors and 10% owners
| Insider | Type | Date | Shares | Price |
|---|---|---|---|---|
| Lamb-Hale Nicole | Sell | Sep 30, 2026 | 80 | $108.93 |
| Lamb-Hale Nicole | Sell | Sep 30, 2026 | 100 | $108.95 |
| Lamb-Hale Nicole | Sell | Sep 30, 2026 | 140 | $108.88 |
| Lamb-Hale Nicole | Sell | Sep 30, 2026 | 60 | $108.92 |
| Lamb-Hale Nicole | Sell | Sep 30, 2026 | 40 | $108.91 |
| Lamb-Hale Nicole | Sell | Sep 30, 2026 | 200 | $108.89 |
| Lamb-Hale Nicole | Sell | Sep 30, 2026 | 380 | $108.87 |
| Lamb-Hale Nicole | Sell | Sep 30, 2026 | 200 | $108.85 |
Financial SummaryXBRL
| Metric | FY2023 | FY2024 | FY2025 |
|---|---|---|---|
| Profitability | |||
| Revenue | $1.1B | $1.2B | $1.3B |
| Operating Income | $406.5M | $472.4M | $602.2M |
| Net Income | - | $295.2M | $411.1M |
| Op. Margin | 35.9% | 39.3% | 47.1% |
| Net Margin | - | 24.6% | 32.1% |
| Balance Sheet | |||
| Total Assets | $8.4B | $8.5B | $9.1B |
| Equity | $3.0B | $3.2B | $3.2B |
| ROE | - | 9.3% | 12.7% |
| Per Share | |||
| EPS | $2.80 | $3.42 | $4.68 |
| Cash Flow | |||
| Operating CF | $555.8M | $574.6M | $622.4M |
Source: XBRL data in Federal Realty Investment Trust (FRT)'s 10-K filings on SEC EDGAR, in USD. Compare across companies →
FRT filing archive
AI analysis pages for each 10-K, 10-Q and 8-K
10-K annual reports
10-Q quarterly reports
Latest 2026 SEC Filings: 10-K, 10-Q, 8-K & Form 4
| Form | Filing date | Period | Analysis | SEC |
|---|---|---|---|---|
| 4 | Oct 1, 2026 | - | - | - |
| 8-K | Aug 11, 2026 | - | Analysis | - |
| 4 | Aug 4, 2026 | - | - | - |
| 10-Q | Jul 31, 2026 | Jun 30, 2026 | Analysis | |
| 8-K | Jul 31, 2026 | - | Analysis | - |
| 8-K | May 6, 2026 | - | Analysis | |
| 10-Q | May 1, 2026 | Mar 31, 2026 | Analysis | |
| 8-K | May 1, 2026 | - | Analysis | - |
| SC 13G | Apr 29, 2026 | - | - | |
| SC 13G | Apr 29, 2026 | - | - | |
| 8-K | Apr 15, 2026 | - | Analysis | - |
| 4 | Feb 13, 2026 | - | - | |
| 4 | Feb 13, 2026 | - | - | |
| 4 | Feb 13, 2026 | - | - | |
| 10-K | Feb 12, 2026 | Dec 31, 2025 | Analysis | |
| 8-K | Feb 12, 2026 | - | - | |
| 4 | Jan 5, 2026 | - | - | |
| 4 | Jan 5, 2026 | - | - | |
| 4 | Jan 5, 2026 | - | - | |
| 4 | Jan 5, 2026 | - | - | |
| 4 | Jan 5, 2026 | - | - | |
| 4 | Jan 5, 2026 | - | - | |
| 10-Q | Oct 31, 2025 | Sep 30, 2025 | Analysis | |
| 10-Q | Aug 6, 2025 | Jun 30, 2025 | Analysis | |
| 10-Q | May 8, 2025 | Mar 31, 2025 | Analysis |
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FRT SEC filings: frequently asked questions
Are FRT insiders buying or selling?
In the last 90 days, Federal Realty Investment Trust (FRT) officers, directors and 10% owners reported no open-market purchases and 10 open-market sales worth $163,342 by 1 insider on Form 4. Many insider sales are pre-planned or for taxes, so purchases usually carry more information.
What was FRT's revenue in fiscal year 2025?
For the fiscal year ended December 31, 2025 (FY2025), Federal Realty Investment Trust (FRT) reported revenue of $1.3 billion (up 6.4% from FY2024) and net income of $411.1 million. Diluted EPS was $4.68. The figures come from the XBRL data in the 10-K.
What are the main risks in FRT's latest 10-K?
In the 10-K filed February 12, 2026, Federal Realty Investment Trust (FRT) flagged: Regulatory risk from Community Renewal Tax Relief Act of 2000, $14.2 million income recognized as NMTC compliance period ended June 2025. Macroeconomic threat of inflation and higher interest rates impacting costs and interest expenses; weighted average borrowing rate 5.0% in 2025. (AI summary of the Risk Factors section.)
What did FRT report in its latest 8-K?
Federal Realty Investment Trust (FRT) filed an 8-K on August 11, 2026 reporting Item 2.03 (Creation of a Direct Financial Obligation) and Item 8.01 (Other Events). 3.500% Exchangeable Senior Notes due 2031 create a new direct debt obligation.
What are the latest FRT SEC filings?
Federal Realty Investment Trust (FRT) filed its latest 10-K annual report on February 12, 2026, a 10-Q quarterly report on July 31, 2026, an 8-K current report on August 11, 2026 and a Form 4 insider filing on October 1, 2026.
What is FRT's SEC CIK number?
Federal Realty Investment Trust (FRT)'s SEC Central Index Key (CIK) is 34903. EDGAR lists every FRT filing under that number.
Ask anything about FRT
The research agent reads FRT's filings, financials, insider trades and 13F holders, then answers with sources.