FRTNYSEReal Estate Investment TrustsFiscal year ends December 31Also trades as FRT.PC
FEDERAL REALTY INVESTMENT TRUST
Financials through Q1 FY2026, quarter ended Mar 31, 2026Last filing: 10-Q on Jul 31, 2026
$104.77−1.55 (-1.46%)
Close on Oct 19, 2026
- Market cap
- $9.08B
- P/E (TTM)
- 18.3
- Dividend yield
- 4.23%
Ownership
Institutional holdings as of Jun 30, 2026, from 13F filings
Held by institutions
86M
Shares held, 13F filers
Institutional holders
618
117 new, 48 sold out
Net institutional buying
8M
In Q2 2026
Insider trades, 12 months
0 buys · 0 sales
Open-market trades only
Shares held by institutions
Holders of more than 5%
Latest Schedule 13D (active) or 13G (passive) filed by each holder
| Holder | Shares | % of class | Filing | As of |
|---|---|---|---|---|
| BlackRock, Inc. | 7,614,616 | 8.90% | 13G (passive) amendment | Mar 31, 2025 |
| Vanguard Portfolio Management | 7,293,691 | 8.44% | 13G (passive) | Mar 31, 2026 |
| Vanguard Capital Management | 6,135,561 | 7.10% | 13G (passive) | Mar 31, 2026 |
| State Street Corporation | 6,113,255 | 7.30% | 13G (passive) amendment | Sep 30, 2024 |
| Norges Bank | 5,594,536 | 6.48% | 13G (passive) amendment | Jun 30, 2026 |
| JPMorgan Chase & Co. | 4,530,657 | 5.40% | 13G (passive) | Sep 30, 2024 |
Top institutional holders
13F holdings as of Jun 30, 2026
| Holder | Shares | % of FRT | Value | Change | % of portfolio |
|---|---|---|---|---|---|
| BlackRock, Inc. | 10,151,866 | – | $1.25B | +1,509,818 | 0.02% |
| Vanguard Portfolio Management LLC | 7,174,812 | – | $885.66M | −108,591 | 0.04% |
| State Street Corp | 6,350,252 | – | $783.88M | −28,488 | 0.02% |
| Norges Bank | 5,594,536 | – | $690.59M | New | 0.07% |
| Vanguard Capital Management LLC | 5,406,602 | – | $667.39M | +25,818 | 0.01% |
| Resolution Capital Ltd | 3,167,773 | – | $391.03M | −476,802 | 7.19% |
| Invesco Ltd. | 2,537,702 | – | $313.25M | −150,607 | 0.02% |
| Aqr Capital Management LLC | 2,529,007 | – | $312.18M | +403,492 | 0.11% |
| Geode Capital Management, LLC | 2,332,621 | – | $287.47M | +40,186 | 0.02% |
| Price T Rowe Associates Inc /Md/ | 1,792,044 | – | $221.21K | +980,001 | 0.02% |
| Northern Trust Corp | 1,658,404 | – | $204.71M | +23,875 | 0.02% |
| Charles Schwab Investment Management Inc | 1,535,361 | – | $189.52M | +44,175 | 0.03% |
| JPMorgan Chase & Co | 1,520,856 | – | $191.25M | +472,626 | 0.01% |
| ProShare Advisors LLC | 1,463,951 | – | $180.71M | −164,767 | 0.26% |
| Dimensional Fund Advisors LP | 1,285,647 | – | $158.71M | +1,646 | 0.03% |
| Massachusetts Financial Services Co /Ma/ | 922,123 | – | $121.22M | −84,297 | 0.04% |
| Morgan Stanley | 886,098 | – | $109.38M | −182,368 | 0.01% |
| Ameriprise Financial Inc | 874,763 | – | $104.86M | +556,308 | 0.02% |
| Wells Fargo & Company/Mn | 854,603 | – | $105.49M | −9,892 | 0.02% |
| Goldman Sachs Group Inc | 753,975 | – | $93.07M | +75,234 | 0.01% |
Institutional buying and selling by quarter
Positions opened, added to, reduced and closed by 13F filers
| Quarter | Holders | Shares held | New / added | Reduced / closed | Shares bought | Shares sold |
|---|---|---|---|---|---|---|
| Q2 2026 | 618 | 86M | 117 / 245 | 163 / 48 | 16M | 8M |
| Q1 2026 | 558 | 78M | 83 / 223 | 155 / 40 | 20M | 13M |
| Q4 2025 | 525 | 84M | 76 / 209 | 161 / 53 | 13M | 6M |
| Q3 2025 | 508 | 77M | 75 / 193 | 166 / 52 | 6M | 12M |
| Q2 2025 | 488 | 83M | 73 / 224 | 133 / 56 | 6M | 6M |
| Q1 2025 | 478 | 83M | 59 / 190 | 159 / 62 | 6M | 8M |
| Q4 2024 | 488 | 85M | 65 / 206 | 145 / 73 | 8M | 9M |
| Q3 2024 | 503 | 86M | 88 / 194 | 145 / 31 | 16M | 5M |
| Q2 2024 | 450 | 84M | 47 / 172 | 152 / 36 | 5M | 7M |
| Q1 2024 | 446 | 86M | 44 / 169 | 159 / 46 | 8M | 5M |
| Q4 2023 | 450 | 83M | 79 / 152 | 156 / 34 | 11M | 6M |
| Q3 2023 | 412 | 79M | 48 / 156 | 137 / 44 | 5M | 5M |
Top mutual fund and ETF holders
Latest monthly portfolio reports (Form N-PORT)
| Fund | Shares | % of FRT | Value | % of fund | As of |
|---|---|---|---|---|---|
| Vanguard Real Estate Index Fund | 2,953,786 | – | $366.54M | 0.50% | Jul 31, 2026 |
| Vanguard Total Stock Market Index Fund | 2,742,687 | – | $338.56M | 0.01% | Jun 30, 2026 |
| Vanguard 500 Index Fund | 2,037,277 | – | $251.48M | 0.02% | Jun 30, 2026 |
| Vanguard Small-Cap Index Fund | 1,980,294 | – | $244.45M | 0.13% | Jun 30, 2026 |
| Invesco S&P 500 Equal Weight ETF | 1,508,651 | – | $187.21M | 0.19% | Jul 31, 2026 |
| ProShares S&P 500 Dividend Aristocrats ETF | 1,459,853 | – | $174.64M | 1.58% | May 31, 2026 |
| Vanguard Small-Cap Value Index Fund | 1,255,042 | – | $154.92M | 0.23% | Jun 30, 2026 |
| iShares Core S&P 500 ETF | 1,083,948 | – | $133.80M | 0.02% | Jun 30, 2026 |
| Fidelity 500 Index Fund | 1,004,709 | – | $120.19M | 0.01% | May 31, 2026 |
| State Street(R) SPDR(R) Portfolio S&P 500(R) High Dividend ETF | 859,496 | – | $106.10M | 1.44% | Jun 30, 2026 |
| State Street(R) SPDR(R) S&P(R) Dividend ETF | 771,616 | – | $95.25M | 0.45% | Jun 30, 2026 |
| State Street(R) Real Estate Select Sector SPDR(R) ETF | 658,695 | – | $81.31M | 1.00% | Jun 30, 2026 |
| Invesco S&P 500 Low Volatility ETF | 628,469 | – | $75.18M | 1.09% | May 31, 2026 |
| Schwab U.S. REIT ETF | 555,410 | – | $66.44M | 0.67% | May 31, 2026 |
| Vanguard Real Estate Ii Index Fund | 518,423 | – | $64.33M | 0.59% | Jul 31, 2026 |
Officers, directors and major owners
People who filed Forms 3, 4 or 5 in the last two years
| Name | Role | Shares owned | Latest filing |
|---|---|---|---|
| Donald C. Wood | CEO & President, Director | 422,342 | Jun 3, 2026 |
| Daniel Guglielmone | EVP-CFO and Treasurer | 80,026 | Aug 4, 2026 |
| Dawn M. Becker | EVP-CLO & Secretary | 196,618 | Feb 13, 2026 |
| Jeffrey S. Berkes | President and COO | 37,553 | Jan 3, 2025 |
| Thomas McEachin | Director | 3,874 | Jun 3, 2026 |
| David W. Faeder | Director | 27,537 | Jan 5, 2026 |
| Elizabeth I. Holland | Director | 9,727 | Jan 5, 2026 |
| Gail P. Steinel | Director | 18,017 | Jan 5, 2026 |
| Joseph D. Fisher | Director | – | Jan 5, 2026 |
| Nicole Lamb-Hale | Director | 6,113 | Jan 5, 2026 |
| Anthony P. Nader III | Director | 6,113 | Jan 5, 2026 |
Insider trades
Common stock transactions reported on Form 4, newest first
| Insider | Date | Transaction | Shares | Price | Value | Shares after |
|---|---|---|---|---|---|---|
| Daniel Guglielmone EVP-CFO and Treasurer | Aug 3, 2026 | Tax withholding | −840 | $123.65 | $103.87K | 80,026 |
| Thomas McEachin Director | Jun 3, 2026 | Gift | +1,339 | – | – | 3,874 |
| Thomas McEachin Director | Jun 3, 2026 | Gift | −1,339 | – | – | 0 |
| Donald C. Wood CEO & President, Director | Jun 3, 2026 | Gift | −37,038 | – | – | 132,042 |
| Donald C. Wood CEO & President, Director | Jun 3, 2026 | Gift | +37,038 | – | – | 290,300 |
| Daniel Guglielmone EVP-CFO and Treasurer | Feb 12, 2026 | Tax withholding | −4,438 | $104.75 | $464.88K | 80,866 |
| Donald C. Wood CEO & President, Director | Feb 12, 2026 | Tax withholding | −28,211 | $104.75 | $2.96M | 169,080 |
| Daniel Guglielmone EVP-CFO and Treasurer | Feb 11, 2026 | Award | +17,947 | – | – | 85,304 |
| Donald C. Wood CEO & President, Director | Feb 11, 2026 | Award | +63,708 | – | – | 197,291 |
| Dawn M. Becker EVP-CLO & Secretary | Feb 11, 2026 | Award | +11,712 | – | – | 196,618 |
| Thomas McEachin Director | Jan 2, 2026 | Award | +1,339 | – | – | 1,339 |
| Elizabeth I. Holland Director | Jan 2, 2026 | Award | +1,339 | – | – | 9,727 |
| Gail P. Steinel Director | Jan 2, 2026 | Award | +1,339 | – | – | 18,017 |
| Anthony P. Nader III Director | Jan 2, 2026 | Award | +1,339 | – | – | 6,113 |
| Nicole Lamb-Hale Director | Jan 2, 2026 | Award | +1,339 | – | – | 6,113 |
| David W. Faeder Director | Jan 2, 2026 | Award | +1,091 | – | – | 27,537 |
| Donald C. Wood CEO & President, Director | Sep 29, 2025 | Gift | +60,000 | – | – | 113,879 |
| Donald C. Wood CEO & President, Director | Sep 29, 2025 | Gift | −60,000 | – | – | 0 |
| Thomas McEachin Director | Sep 5, 2025 | Gift | −2,535 | – | – | 0 |
| Thomas McEachin Director | Sep 5, 2025 | Gift | +2,535 | – | – | 2,535 |
| Daniel Guglielmone EVP-CFO and Treasurer | Aug 3, 2025 | Tax withholding | −827 | $90.61 | $74.93K | 67,357 |
| Donald C. Wood CEO & President, Director | Jun 23, 2025 | Gift | +33,857 | – | – | 253,262 |
| Donald C. Wood CEO & President, Director | Jun 23, 2025 | Gift | −33,857 | – | – | 133,583 |
| Daniel Guglielmone EVP-CFO and Treasurer | Feb 12, 2025 | Award | +15,939 | – | – | 71,166 |
| Daniel Guglielmone EVP-CFO and Treasurer | Feb 12, 2025 | Tax withholding | −2,982 | $110.55 | $329.66K | 68,184 |
| Dawn M. Becker EVP-CLO & Secretary | Feb 12, 2025 | Award | +12,381 | – | – | 184,906 |
| Donald C. Wood CEO & President, Director | Feb 12, 2025 | Award | +68,335 | – | – | 193,115 |
| Donald C. Wood CEO & President, Director | Feb 12, 2025 | Tax withholding | −25,675 | $110.55 | $2.84M | 167,440 |
| Elizabeth I. Holland Director | Jan 2, 2025 | Award | +1,072 | – | – | 8,388 |
| Anthony P. Nader III Director | Jan 2, 2025 | Award | +1,072 | – | – | 4,774 |
| Thomas McEachin Director | Jan 2, 2025 | Award | +1,072 | – | – | 2,535 |
| David W. Faeder Director | Jan 2, 2025 | Award | +804 | – | – | 26,446 |
| Gail P. Steinel Director | Jan 2, 2025 | Award | +1,072 | – | – | 16,678 |
| Nicole Lamb-Hale Director | Jan 2, 2025 | Award | +1,072 | – | – | 4,774 |
| Jeffrey S. Berkes President and COO | Dec 31, 2024 | Tax withholding | −15,515 | $111.95 | $1.74M | 37,553 |
| Jeffrey S. Berkes President and COO | Sep 18, 2024 | Sale | −18,353 | $115.73 | $2.12M | 53,068 |
| Donald C. Wood Chief Executive Officer, Director | Sep 9, 2024 | Sale | −253 | $117.13 | $29.63K | 0 |
| Donald C. Wood Chief Executive Officer, Director | Sep 9, 2024 | Sale | −5,684 | $116.44 | $661.84K | 253 |
| Donald C. Wood Chief Executive Officer, Director | Sep 6, 2024 | Sale | −700 | $116.47 | $81.53K | 5,937 |
| Donald C. Wood Chief Executive Officer, Director | Sep 5, 2024 | Sale | −29,242 | $116.14 | $3.40M | 7,687 |
| Donald C. Wood Chief Executive Officer, Director | Sep 5, 2024 | Sale | −1,050 | $117.11 | $122.97K | 6,637 |
| Daniel Guglielmone EVP-CFO and Treasurer | Aug 3, 2024 | Tax withholding | −827 | $112.48 | $93.02K | 55,227 |
| Donald C. Wood Chief Executive Officer, Director | Jun 14, 2024 | Gift | −30,146 | – | – | 124,780 |
| Donald C. Wood Chief Executive Officer, Director | Jun 14, 2024 | Gift | +30,146 | – | – | 219,405 |
| Jeffrey S. Berkes President and COO | Feb 12, 2024 | Tax withholding | −7,512 | $100.71 | $756.53K | 71,421 |
| Daniel Guglielmone EVP-CFO and Treasurer | Feb 12, 2024 | Tax withholding | −3,935 | $100.71 | $396.29K | 56,054 |
| Donald C. Wood Chief Executive Officer, Director | Feb 12, 2024 | Tax withholding | −24,758 | $100.71 | $2.49M | 154,926 |
| Dawn M. Becker EVP-General Counsel &Secretary | Feb 6, 2024 | Award | +12,587 | – | – | 172,525 |
| Donald C. Wood Chief Executive Officer, Director | Feb 6, 2024 | Award | +68,331 | – | – | 179,684 |
| Daniel Guglielmone EVP-CFO and Treasurer | Feb 6, 2024 | Award | +10,466 | – | – | 59,989 |
| Jeffrey S. Berkes President and COO | Feb 6, 2024 | Award | +13,463 | – | – | 78,933 |
| David W. Faeder Director | Jan 2, 2024 | Award | +873 | – | – | 25,642 |
| Anthony P. Nader III Director | Jan 2, 2024 | Award | +1,164 | – | – | 3,702 |
| Elizabeth I. Holland Director | Jan 2, 2024 | Award | +1,164 | – | – | 7,316 |
| Thomas McEachin Director | Jan 2, 2024 | Award | +1,164 | – | – | 1,463 |
| Nicole Lamb-Hale Director | Jan 2, 2024 | Award | +1,164 | – | – | 3,702 |
| Gail P. Steinel Director | Jan 2, 2024 | Award | +1,164 | – | – | 15,606 |
| Donald C. Wood Chief Executive Officer, Director | Dec 5, 2023 | Sale | −100 | $99.22 | $9.92K | 208,559 |
| Donald C. Wood Chief Executive Officer, Director | Dec 5, 2023 | Sale | −15,600 | $98.68 | $1.54M | 189,459 |
| Donald C. Wood Chief Executive Officer, Director | Dec 5, 2023 | Sale | −200 | $98.65 | $19.73K | 189,259 |
Awards, option exercises, tax withholding and gifts are shown alongside open-market buys and sales. Each name links to the filing on SEC EDGAR.
Planned insider sales
Notices of proposed sale filed on Form 144 before shares are sold
| Seller | Filed | Shares | Market value | Planned sale | Acquired through |
|---|---|---|---|---|---|
| Lamb-Hale Nicole Director | Sep 30, 2026 | 1,500 | $162.44K | Sep 30, 2026 | Acquired as compensation -- Restricted Stock Units |
| Berkes Jeffrey President, Chief Operating Officer | Sep 18, 2024 | 18,353 | $2.12M | Sep 18, 2024 | RSU Vesting |
| Donald C. Wood Officer | Sep 5, 2024 | 36,929 | $4.28M | Sep 5, 2024 | Gift |
| Donald C. Wood Officer, Director | Dec 4, 2023 | 31,867 | $3.12M | Dec 4, 2023 | Stock Award |
| Jeffrey S. Berkes Officer | Nov 30, 2023 | 4,870 | $459.34K | Nov 29, 2023 | Income |