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    FEDERAL REALTY INVESTMENT TRUST (FRT)

    Federal Realty Investment Trust (FRT) is an equity real estate investment trust (REIT) that focuses on the ownership, management, and redevelopment of high-quality retail and mixed-use properties. These properties are strategically located in metropolitan markets in the Northeast and Mid-Atlantic regions of the United States, California, and South Florida, where retail demand exceeds supply . As of December 31, 2023, FRT's portfolio includes 102 predominantly retail real estate projects with a leasing rate of 94.2% and an occupancy rate of 92.2% . The company's revenue is primarily generated from lease agreements with tenants, and it has a long history of paying and increasing dividends to its shareholders .

    1. Retail Properties - Owns and manages regional, community, and neighborhood shopping centers, often anchored by grocery stores, to meet retail demand in high-demand areas.
    2. Mixed-Use Properties - Develops and operates properties that combine retail with residential, office, and/or hotel components, providing a diverse range of services and amenities.

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    NamePositionExternal RolesShort Bio

    Donald C. Wood

    ExecutiveBoard

    Chief Executive Officer, Trustee

    None

    CEO since 2003, previously President, COO, and CFO at FRT. Former CFO of Caesars World, Inc. CPA with a BS in Business Administration from Montclair State College.

    View Report →

    Daniel Guglielmone

    Executive

    EVP, Chief Financial Officer, and Treasurer

    None

    EVP, CFO, and Treasurer. No additional details on start date or prior roles provided in the documents.

    Dawn M. Becker

    Executive

    EVP, General Counsel, and Secretary

    None

    Oversees legal, sustainability, HR, IT, and administrative functions. Leads sustainability efforts and corporate reporting aligned with GRI, TCFD, and SASB frameworks.

    Anthony P. Nader III

    Board

    Trustee

    Managing Director of SWaN & Legend Venture Partners; Vice Chairman of Asurion; Former Chair of Inova Health System Board of Trustees.

    Trustee since 2020. Over 30 years of experience in business leadership, real estate, and growth-oriented companies. Designated as an audit committee financial expert.

    David W. Faeder

    Board

    Non-Executive Chairman of the Board

    Managing Partner of Fountain Square Properties; Managing Member of Kensington Senior Living; Board member of Arlington Asset Investment Corp.

    Trustee since 2003. Extensive experience in real estate, finance, and accounting. Designated as an audit committee financial expert.

    Elizabeth I. Holland

    Board

    Trustee

    CEO of Abbell Credit Corporation and Abbell Associates, LLC; Board member of VICI Properties, Inc.; Board member of 1000 Friends of Iowa and Primo Center for Women & Children.

    Trustee since 2017. Legal and financial background with experience in real estate and bankruptcy law. Former senior staff attorney for the Congressional Bankruptcy Review Commission.

    Gail P. Steinel

    Board

    Trustee

    Owner of Executive Advisors; Board member of Invesque, Inc., DAI, and Center for Hope & Safety.

    Trustee since 2006. CPA with over 35 years of experience in auditing, leadership, and financial systems. Chair of the Audit Committee.

    Nicole Y. Lamb-Hale

    Board

    Trustee

    VP, Chief Legal Officer, and Corporate Secretary of Cummins Inc.; Board member of Delta Parent Holdings, Inc.; Involved with American Leadership Initiative and Center for International Private Enterprise.

    Trustee since 2020. Over 30 years of experience in law, risk management, and restructuring. Former Assistant Secretary of Commerce for Manufacturing and Services.

    Thomas A. McEachin

    Board

    Trustee

    Board member of Pediatrix Medical Group, Inc.; Former board member of Surgalign Holdings, Inc.; Former trustee of Wadsworth Atheneum and Connecticut Science Center.

    Trustee since 2022. Retired VP and CFO of Covidien Surgical Solutions. Extensive finance and executive management experience.

    1. Regarding your maintained guidance of 70–90 basis points of bad debt in same-store NOI, despite minimal tenant credit issues observed in the first half, what specific risks are causing you to retain this level in your outlook for the second half of the year?

    2. You have revised upward your targeted year-end occupancy level to roughly 93.5%, exceeding previous assumptions. What factors are driving this stronger occupancy growth, and do you expect this trend to continue into next year?

    3. Same-property NOI growth slowed sequentially in the quarter, yet your guidance implies a return to mid- to high 3% growth. Can you detail the assumptions behind this expected acceleration, and what gives you confidence in achieving these levels?

    4. With your recent investments, including deploying $275 million of capital at a 7-plus percent yield, and issuing equity, how are you balancing funding sources for future investments, and what is your strategy for optimizing capital allocation between equity, debt, and asset sales?

    5. Considering reports of pressure on lower-end consumer spending and tenant sales growth, are you seeing any impact on leasing demand or rent collections within your portfolio, especially among lower-end tenants, and how are you addressing potential risks?

    Research analysts who have asked questions during FEDERAL REALTY INVESTMENT TRUST earnings calls.

    Craig Mailman

    Citigroup

    4 questions for FRT

    Also covers: AKR, BRX, COLD +15 more

    Greg McGinniss

    Scotiabank

    4 questions for FRT

    Also covers: BRX, COLD, EPRT +14 more

    Juan Sanabria

    BMO Capital Markets

    4 questions for FRT

    Also covers: AMH, BRX, CTRE +20 more

    Michael Goldsmith

    UBS

    4 questions for FRT

    Also covers: ADC, AMH, AVB +30 more

    Michael Mueller

    JPMorgan Chase & Co.

    4 questions for FRT

    Also covers: AKR, BRX, CBL +25 more

    Alexander Goldfarb

    Piper Sandler

    3 questions for FRT

    Also covers: ALEX, ALX, AVB +25 more

    Ki Bin Kim

    Truist Securities

    3 questions for FRT

    Also covers: ADC, AKR, BNL +20 more

    Paulina Rojas Schmidt

    Green Street Advisors

    3 questions for FRT

    Also covers: AKR, BRX, CURB +8 more

    Dori Kesten

    Wells Fargo & Company

    2 questions for FRT

    Also covers: APLE, BRX, DRH +14 more

    Floris Gerbrand van Dijkum

    Compass Point Research & Trading, LLC

    2 questions for FRT

    Also covers: AKR, ALX, APLE +14 more

    Haendel St. Juste

    Mizuho Financial Group

    2 questions for FRT

    Also covers: AAT, ADC, AIV +21 more

    Jeffrey Spector

    BofA Securities

    2 questions for FRT

    Also covers: AKR, AMH, AVB +25 more

    Linda Yu Tsai

    Jefferies Financial Group Inc.

    2 questions for FRT

    Also covers: ADC, AKR, BRX +11 more

    Michael Griffin

    Citigroup Inc.

    2 questions for FRT

    Also covers: AHR, ALX, ARE +32 more

    Omotayo Okusanya

    Deutsche Bank AG

    2 questions for FRT

    Also covers: AMH, ARE, BDN +40 more

    Ravi Vaidya

    Mizuho

    2 questions for FRT

    Also covers: AAT, CUBE, EXR +9 more

    Steve Sakwa

    Evercore ISI

    2 questions for FRT

    Also covers: ALX, AMH, AVB +31 more

    Connor Mitchell

    Piper Sandler & Co.

    1 question for FRT

    Also covers: BRX, CHCT, CPT +7 more

    Cooper Clark

    Wells Fargo

    1 question for FRT

    Also covers: APLE, AVB, BRX +15 more

    Floris van Dijkum

    Compass Point Research & Trading

    1 question for FRT

    Also covers: AKR, ALX, APLE +19 more

    Linda Tsai

    Jefferies

    1 question for FRT

    Also covers: ADC, AKR, AMH +20 more

    Rich Hightower

    Barclays

    1 question for FRT

    Also covers: ADC, AVB, CPT +11 more

    Samir Khanal

    Bank of America

    1 question for FRT

    Also covers: BRX, COLD, CUBE +16 more
    YearAmount Due (in billions)Debt TypeInterest Rate (%)% of Total Debt
    20240.0009Secured Mortgage LoanN/A0.02% = (0.0009 / 4.4726) * 100
    20250.8481Unsecured Term Loan, Secured MortgageSOFR + 0.85%, 0.95%18.9% = (0.8481 / 4.4726) * 100
    20260.4556Senior Notes, Debentures1.25%, 7.48%10.2% = (0.4556 / 4.4726) * 100
    20270.6934Senior Notes, Medium-Term Notes3.25%, 6.82%15.5% = (0.6934 / 4.4726) * 100
    20280.3525Senior Notes5.375%7.9% = (0.3525 / 4.4726) * 100
    Thereafter2.1472Senior Notes, VariousVarious48.0% = (2.1472 / 4.4726) * 100
    NameStart DateEnd DateReason for Change
    Grant Thornton LLP2002 PresentCurrent auditor

    Recent press releases and 8-K filings for FRT.

    Federal Realty reports Q2 2025 results and raises guidance
    ·$FRT
    Earnings
    Guidance Update
    M&A
    • Federal reported FFO per share of $1.91 (including $0.15 of tax-credit income), or $1.76 ex-tax credit, beating consensus; comparable property-level operating income rose ~5% and leasing hit 644,000 sq ft, near a quarterly record.
    • Issued 2025 FFO guidance of $7.16–$7.26 per share (or $7.01–$7.11 ex-tax credit), up ~4%–6.5% at the midpoint, and raised full-year comparable POI growth outlook to 3.25%–4%.
    • Executing strategic portfolio moves: acquired 550,000 sq ft Town Center Plaza/Crossing in Leawood, KS, targeting two more accretive buys by year‐end; sold $143 M of assets in Q2 and is marketing $400 M+ more for disposition.
    • Declared a $0.03 per-share quarterly dividend increase to $1.13, marking the 58th consecutive annual raise, a REIT industry record.
    Aug 7, 2025, 3:00 PM
    Federal Realty completes Kansas acquisition, advances capital allocation
    ·$FRT
    M&A
    New Projects/Investments
    • Federal Realty acquired 550,000 sq ft of Town Center Plaza and Town Center Crossing in Leawood, KS, for $289 million as part of its expansion into a supply-constrained, high-growth market.
    • The company sold its 181,000 sq ft Hollywood Boulevard retail portfolio for $69 million and the Levare Santana Row residential building for $74 million, recycling capital from mature assets.
    • Construction began this summer on Lot 12 at Santana Row—a 258-unit residential project with an expected $145 million investment—while progress continues on a 45-unit New Jersey building and a 217-unit Pennsylvania project.
    Jul 9, 2025, 8:05 PM
    Federal Realty Sells Levare Apartments
    ·$FRT
    M&A
    • Federal Realty Investment Trust sold Levare, a 108-unit Class A residential building at Santana Row, San Jose, for $74 million.
    • The property was 95% leased at the time of sale and is part of the company’s strategy to reallocate capital towards higher-return opportunities.
    May 14, 2025, 11:30 AM
    Federal Realty Investment Trust Reports Q1 2025 Earnings & Strategic Updates
    ·$FRT
    Earnings
    Share Buyback
    Guidance Update
    Executive Compensation
    M&A
    • Q1 2025 Financial Performance: Reported a strong quarter with FFO per share of $1.70, net income of $61.8 million ($0.72 per share vs. $0.66 previously) and operating income of $108.1 million, demonstrating robust operational results.
    • Guidance Update: Maintained 2025 EPS guidance at $3.00–$3.12 while raising annual FFO guidance to $7.11–$7.23, reflecting midpoint growth of approximately 6%.
    • Leasing & Operational Metrics: Achieved a comparable occupancy rate of 95.9% with the execution of 91 retail leases covering roughly 430,000 square feet of space.
    • Strategic Financing: Launched a $300 million share repurchase program and refinanced a term loan—increased from $600M to $750M—with an extended maturity to March 2030.
    • Acquisition: Completed the purchase of the Del Monte Shopping Center for $123.5 million.
    • Governance Updates: Amended CFO Daniel Guglielmone’s severance agreement (effective May 7, 2025) and held the annual shareholder meeting featuring trustee elections and a vote on executive compensation.
    May 8, 2025, 9:01 PM
    Federal Realty Announces Share Repurchase Program
    ·$FRT
    Share Buyback
    • Federal Realty Investment Trust’s Board approved a new common share repurchase program, allowing the company to buy back up to $300,000,000 in common shares using various methods.
    • The filing is a Form 8-K dated April 10, 2025, which includes required exhibits and signatures confirming the announcement.
    Apr 11, 2025, 12:00 AM
    Federal Realty Announces Amended Term Loan Agreement
    ·$FRT
    Debt Issuance
    • March 20, 2025 saw Federal Realty Investment Trust and Federal Realty OP LP enter a material definitive agreement, as disclosed in the filing.
    • The agreement amends the existing credit facility by adding a $150 million delayed draw term loan and extending the maturity date, with FRIT San Jose Town and Country Village, LLC added as a borrower.
    • A consortium of major banks, including PNC Bank and JPMorgan Chase, is participating as lenders and administrative agents in this transaction.
    Mar 21, 2025, 12:00 AM