# Federal Realty Investment Trust (FRT) — Earnings

FRT · NYSE · Stock

Canonical page: https://www.lighthorse.io/tickers/frt/earnings

## Most recent quarter

| Metric | Value |
| --- | --- |
| Fiscal period | Q2 2026 |
| Period end | Jun 30, 2026 |
| EPS actual | $0.97 |
| EPS estimate | $0.72 |
| EPS surprise | +35.12% |
| Revenue surprise | −1.81% |
| Revenue | $325.9M |
| Revenue estimate | $331.9M |
| Reported | Jul 31, 2026 |
| SEC filing | [View filing](https://www.sec.gov:443/Archives/edgar/data/34903/000003490326000042/frt-20260630.htm) |
| Earnings call | [Transcript](http://o.thsi.cn/dc-d-stock-america.teleconference/9aef6b1f-ebf2-fc5f-ab3d-fad455fa6dfe.html) |

Federal Realty reported Q2 2026 results on July 31, 2026. Earnings per share were $0.97, ahead of the $0.72 estimate by 35.12%. Revenue was $325.9 million, 1.81% below the $331.9 million consensus. Compared with Q2 2025, EPS fell about 45% from $1.78, while revenue rose about 7.7% from $302.5 million.

Revenue in the table has climbed steadily, from $247.0 million in Q3 2021 to a high of $332.7 million in Q1 2026. Annual revenue rose every year, from $1,073.3 million in 2022 to $1,245.5 million in 2025. EPS has been far more uneven. Many quarters land between $0.63 and $0.76, with periodic jumps above $1.30, led by $1.89 in Q3 2022. Annual EPS moved from $4.67 in 2022 to $2.80 in 2023, $3.43 in 2024 and back to $4.67 in 2025. Over the last 20 quarters, Federal Realty beat the EPS estimate 17 times. All three misses were within 1.34%.

Federal Realty reported Q3 results between October 30 and November 4 in each of the past five years. That points to late October or early November 2026 for the next report. It will show whether revenue holds near recent quarterly levels.

## Earnings history

| Fiscal period | Report date | EPS estimate | EPS actual | Surprise | Revenue estimate | Revenue actual |
| --- | --- | --- | --- | --- | --- | --- |
| Q2 2026 | Jul 31, 2026 | $0.72 | $0.97 | 35.12% | $331.9M | $325.9M |
| Q1 2026 | May 1, 2026 | $0.69 | $1.81 | 160.69% | $332.1M | $332.7M |
| Q4 2025 | Feb 12, 2026 | $0.74 | $1.48 | 100.76% | $328.6M | $327.5M |
| Q3 2025 | Oct 31, 2025 | $0.70 | $0.69 | -0.96% | $315.4M | $313.2M |
| Q2 2025 | Aug 6, 2025 | $0.73 | $1.78 | 142.77% | $310.0M | $302.5M |
| Q1 2025 | May 8, 2025 | $0.68 | $0.72 | 5.60% | $306.4M | $302.3M |
| Q4 2024 | Feb 13, 2025 | $0.73 | $0.75 | 3.25% | $311.2M | $303.9M |
| Q3 2024 | Oct 30, 2024 | $0.71 | $0.70 | -1.34% | $300.6M | $303.4M |
| Q2 2024 | Aug 1, 2024 | $0.70 | $1.32 | 87.93% | $293.6M | $295.8M |
| Q1 2024 | May 2, 2024 | $0.67 | $0.66 | -1.27% | $289.1M | $291.0M |
| Q4 2023 | Feb 12, 2024 | $0.66 | $0.76 | 15.10% | $292.1M | $291.5M |
| Q3 2023 | Nov 2, 2023 | $0.66 | $0.67 | 0.92% | $277.1M | $286.3M |
| Q2 2023 | Aug 2, 2023 | $0.66 | $0.72 | 9.67% | $276.8M | $280.4M |
| Q1 2023 | May 4, 2023 | $0.59 | $0.65 | 9.54% | $276.9M | $272.8M |
| Q4 2022 | Feb 8, 2023 | $0.61 | $1.40 | 128.05% | $276.0M | $279.8M |
| Q3 2022 | Nov 3, 2022 | $0.61 | $1.89 | 207.87% | $260.7M | $273.2M |
| Q2 2022 | Aug 4, 2022 | $0.58 | $0.75 | 28.51% | $252.4M | $263.8M |
| Q1 2022 | May 5, 2022 | $0.48 | $0.63 | 29.92% | $249.5M | $256.5M |
| Q4 2021 | Feb 10, 2022 | $0.54 | $1.44 | 164.85% | $247.6M | $253.9M |
| Q3 2021 | Nov 4, 2021 | $0.44 | $0.64 | 45.39% | $229.0M | $247.0M |

## Frequently Asked Questions

### When did Federal Realty Investment Trust (FRT) last report earnings?

Federal Realty Investment Trust last reported on Jul 31, 2026, covering fiscal Q2 2026.

### Did FRT beat earnings estimates?

Yes. Federal Realty Investment Trust reported EPS of $0.97 for Q2 2026 against a $0.72 estimate — a 35.12% beat.

### How much revenue did FRT report last quarter?

Federal Realty Investment Trust reported $325.9M in revenue for Q2 2026, against a consensus estimate of $331.9M.

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Earnings figures may be restated, revised or corrected by the issuer. Past results do not indicate future performance.

This page is for informational purposes only. Nothing on it is a recommendation, solicitation or offer to buy or sell any security, nor investment, legal or tax advice. Light Horse Securities Inc does not verify third-party data and is not responsible for its accuracy, completeness or timeliness.

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