Federal Realty Investment Trust (FRT) Earnings History
Elite Compounder37 years of earnings data (1989–2025) · 5-year EPS CAGR exceeds 18% — top-tier earnings quality
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Federal Realty Investment Trust (FRT) Earnings Overview
As of July 8, 2026, Federal Realty Investment Trust (FRT) reported trailing twelve-month net income of $506M, reflecting +40.1% year-over-year growth. The company earned $5.84 per diluted share over the past four quarters, with a net profit margin of 32.1%.
Looking at the long-term picture, FRT's 5-year EPS compound annual growth rate (CAGR) stands at +24.2%, indicating exceptional earnings growth. The company achieved its highest annual net income of $411M in fiscal 2025, representing a new all-time high.
Federal Realty Investment Trust maintains industry-leading profitability with a gross margin of 9.7%, operating margin of 35.9%, and net margin of 32.1%. This margin structure demonstrates strong pricing power and operational efficiency. View revenue history →
Compared to peers including REG ($649M net income, 33.9% margin), KIM ($616M net income, 27.3% margin), AKR ($154M net income, 3.3% margin), FRT has room to improve margins relative to the peer group. Compare FRT vs REG →
FRT Earnings vs Peers
Earnings metrics vs comparable public companies
FRT Historical Earnings Data (1989–2025)
37 years| Fiscal Year | Net Income | YoY % | Operating Income | EPS (Diluted) | Net Margin | Op. Margin |
|---|---|---|---|---|---|---|
| 2025 | $411M | +39.2% | $460M | $4.79 | 32.1% | 35.9% |
| 2024 | $295M | +24.6% | $472M | $3.42 | 24.6% | 39.3% |
| 2023 | $237M | -38.5% | $406M | $2.80 | 20.9% | 35.9% |
| 2022 | $385M | +47.4% | $526M | $4.71 | 35.9% | 49.0% |
| 2021 | $261M | +98.5% | $395M | $3.26 | 27.5% | 41.5% |
| 2020 | $132M | -62.8% | $290M | $1.62 | 15.8% | 34.7% |
| 2019 | $354M | +46.3% | $471M | $4.61 | 37.8% | 50.3% |
| 2018 | $242M | -16.6% | $362M | $3.18 | 26.4% | 39.5% |
| 2017 | $290M | +16.0% | $410M | $3.97 | 33.8% | 47.8% |
| 2016 | $250M | +18.9% | $321M | $3.50 | 31.2% | 40.0% |
| 2015 | $210M | +27.8% | $300M | $3.03 | 28.3% | 40.3% |
| 2014 | $165M | +1.1% | $271M | $2.41 | 24.0% | 39.5% |
| 2013 | $163M | +7.1% | $254M | $2.46 | 25.5% | 39.9% |
| 2012 | $152M | +5.6% | $254M | $2.35 | 25.1% | 41.9% |
| 2011 | $144M | +17.2% | $226M | $2.28 | 26.1% | 41.1% |
| 2010 | $123M | +24.9% | $229M | $1.98 | 22.7% | 42.3% |
| 2009 | $98M | -24.3% | $211M | $1.63 | 18.5% | 39.7% |
| 2008 | $130M | -33.6% | $217M | $2.19 | 25.0% | 41.8% |
| 2007 | $196M | +64.7% | $209M | $3.45 | 40.5% | 43.2% |
| 2006 | $119M | +3.6% | $199M | $1.92 | 26.3% | 44.1% |
| 2005 | $115M | +36.2% | $176M | $1.94 | 27.9% | 43.0% |
| 2004 | $84M | -10.9% | $152M | $1.41 | 21.8% | 39.5% |
| 2003 | $94M | +70.9% | $147M | $1.59 | 27.3% | 42.5% |
| 2002 | $55M | -19.6% | -$16M | $0.85 | 18.6% | -5.5% |
| 2001 | $69M | +13.6% | $134M | $1.09 | 25.3% | 49.4% |
| 2000 | $61M | +24.9% | -$6M | $1.35 | 22.1% | -2.3% |
| 1999 | $48M | +7.7% | $121M | $1.02 | 18.3% | 45.7% |
| 1998 | $45M | -3.3% | $103M | $0.94 | 18.9% | 43.3% |
| 1997 | $47M | +61.8% | $89M | $1.14 | 22.1% | 42.1% |
| 1996 | $29M | +24.4% | $75M | $0.86 | 16.1% | 41.7% |
| 1995 | $23M | +12.9% | $63M | $0.72 | 15.0% | 40.6% |
| 1994 | $20M | +13.1% | $52M | $0.67 | 14.9% | 38.0% |
| 1993 | $18M | +92.6% | $177M | $0.74 | 15.8% | 154.3% |
| 1992 | $9M | +95.8% | $156M | $0.41 | 9.2% | 152.3% |
| 1991 | $5M | -17.2% | $140M | $0.28 | 4.9% | 143.3% |
| 1990 | $6M | -51.7% | $131M | $0.35 | 6.3% | 142.8% |
| 1989 | $12M | - | $124M | $0.82 | 13.3% | 137.7% |
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Intrinsic Valuation
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Historical Returns
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FRT — Frequently Asked Questions
Quick answers to the most common questions about buying FRT stock.
What is FRT earnings per share (EPS)?
FRT trailing twelve-month (TTM) diluted EPS is $5.84, reflecting +40.1% year-over-year growth. The 5-year EPS CAGR is +24.2%. Complete EPS history from 1989 to 2025 is available in the table on this page.
What is Federal Realty Investment Trust's net income?
Federal Realty Investment Trust (FRT) trailing twelve-month net income is $506M as of 2025. Earnings grew +40.1% year-over-year. Federal Realty Investment Trust has been profitable for 37 consecutive years.
Is FRT profitable?
Yes, FRT is profitable with a TTM net income of $506M and a net profit margin of +32.1%. Federal Realty Investment Trust has generated profits for 37 consecutive years.
What is FRT's earnings growth rate?
FRT compound annual EPS growth rates (CAGR): 1-Year: +40.1%, 3-Year: +0.6%, 5-Year: +24.2%, 10-Year: +4.7%. These figures measure the annualised rate of diluted EPS growth over each period, based on data from 1989 to 2025.
What are FRT's profit margins?
Federal Realty Investment Trust net profit margin is +32.1%, operating margin is +35.9%, and gross margin is +9.7%. Above-average net margins reflect strong pricing power and competitive moat. Return on Equity is +11.9%.
Is FRT growing earnings?
Yes, FRT earnings are accelerating — EPS growth of +40.1% exceeds the 5-year CAGR of +24.2%. TTM net income reached $506M. Earnings momentum is strengthening.
What was FRT's best earnings year?
Federal Realty Investment Trust's highest annual net income on record is $411M, achieved in fiscal year 2025. Earnings history on this page spans 1989 to 2025 and includes all annual and quarterly figures.
What were FRT's earnings last quarter?
FRT's most recent reported quarter was Q1 2026. Net income was $159M with diluted EPS of $1.83. For a full breakdown of all quarters, see the quarterly earnings table on this page.