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Federal Realty Investment Trust
Federal Realty Investment Trust (FRT) investor relations material
Federal Realty Investment Trust Q4 2025 earnings summary
Complete event summary combining all related documents: earnings call transcript, report, and slide presentation.Q4 2025 earnings summary12 Feb, 2026
Executive summary
Achieved 6.4% FFO growth in Q4 and 4.3% for the year, with 2026 guidance midpoint near 6% growth, excluding one-time New Markets Tax Credit impact.
Net income per diluted share rose to $4.68 for 2025 and $1.48 for Q4, up from $3.42 and $0.75 year-over-year.
Record leasing volumes of 2.5 million sq. ft. with 15% rollover and highest comparable rent spreads in over a decade.
Expanded into Omaha, NE, and Maryland through $340M in acquisitions; completed $169M in Q4 dispositions and $159M in sales post-year-end.
Ended 2025 with $1.3B in liquidity and announced Willow Grove Shopping Center redevelopment with 261 apartments.
Financial highlights
Q4 FFO per share was $1.84, up 6.4% year-over-year; full-year core FFO was $7.06 per share, NAREIT FFO $7.22 per share.
Net income available for common shareholders was $403.0M for 2025, up from $287.2M in 2024.
Comparable POI growth was 3.8% for the year and 3.1% for Q4; cash basis POI growth was 3.6% and 4.3%, respectively.
Liquidity at year-end was $1.3B; net debt to EBITDA at 5.7x, trending to low-5x after recent asset sales.
Dividend payout ratio as a percentage of Nareit FFO was 62% for 2025.
Outlook and guidance
2026 core FFO guidance: $7.42-$7.52 per share, midpoint 5.8% growth; NAREIT FFO guidance: 3.5% growth.
2026 net income per diluted share guidance: $3.90–$4.00.
Comparable POI growth forecasted at 3%-3.5% for 2026, with occupancy expected to dip to mid-93% before rebounding above 94% by year-end.
Incremental POI from development/expansion pipeline forecast at $13M-$15M.
No new acquisitions assumed in 2026 guidance; only announced dispositions included.
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Next Federal Realty Investment Trust earnings date
Q1 20267 May, 2026
Federal Realty Investment Trust
Next Federal Realty Investment Trust earnings date
Q1 20267 May, 2026
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Frequently asked questions
Federal Realty Investment Trust is real estate company operating in the ownership, operation and redevelopment of high-quality retail-based properties located primarily in major coastal markets from Washington, D.C. to Boston as well as San Francisco and Los Angeles. Federal Realty's portfolio (excluding joint venture properties) contains approximately 23 million square feet located primarily in strategic metropolitan markets.
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