UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 8-K
CURRENT REPORT
Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934
Date of Report (Date of earliest event reported) February 12, 2026
(Exact name of registrant as specified in its charter)
| (State or other jurisdiction of incorporation) | (Commission File Number) | (IRS Employer Identification No.) | ||||||||||||
| (Address of principal executive offices) | (Zip Code) | |||||||||||||||||||
Registrant's telephone number including area code: 301 /998-8100
Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2. below):
| Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425) | |||||
| Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12) | |||||
| Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b)) | |||||
| Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c)) | |||||
Securities registered pursuant to Section 12(b) of the Act:
Federal Realty Investment Trust | ||||||||
| Title of Each Class | Trading Symbol | Name of Each Exchange On Which Registered | ||||||
| $.01 par value per share, with associated Common Share Purchase Rights | ||||||||
| Series C Cumulative Redeemable Preferred Stock, $.01 par value per share | ||||||||
Federal Realty OP LP | ||||||||
| Title of Each Class | Trading Symbol | Name of Each Exchange On Which Registered | ||||||
| None | N/A | N/A | ||||||
| Indicate by check mark whether the registrant is an emerging growth company, as defined in Rule 405 of the Securities Act of 1933 or Rule 12b-2 of the Securities Exchange Act of 1934. | ||||||||
Federal Realty Investment Trust Yes ☐ No ☒ | Federal Realty OP LP Yes ☐ No ☒ | |||||||
| If an emerging growth company, indicate by checkmark if the registrant has elected not use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. | ||||||||
Federal Realty Investment Trust | Federal Realty OP LP | |||||||
Item 2.02. Results of Operations and Financial Condition.
The information under this Item 2.02-Results of Operations and Financial Condition and the exhibits attached hereto, are being furnished and shall not be deemed “filed” for any purpose, including for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liabilities of that Section. The information under this Item 2.02 and the exhibits attached hereto shall not be deemed incorporated by reference into any filing under the Securities Act of 1933, as amended, or under the Exchange Act, regardless of any general incorporation language in such filing.
On February 12, 2026, Federal Realty Investment Trust issued supplemental data pertaining to its operations, as well as a press release, to report its financial results for the quarter ended December 31, 2025. The supplemental data and press release are furnished as Exhibit 99.1 hereto.
Item 9.01. Financial Statements and Exhibits.
(c) Exhibits
99.1 Supplemental information at December 31, 2025 (including press release dated February 12, 2026)
SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, the registrants have duly caused this report to be signed on their behalf by the undersigned hereunto duly authorized.
| FEDERAL REALTY INVESTMENT TRUST | |||||||||||
| FEDERAL REALTY OP LP | |||||||||||
| Date: | February 12, 2026 | /s/ Daniel Guglielmone | |||||||||
| Daniel Guglielmone | |||||||||||
| Executive Vice President- | |||||||||||
| Chief Financial Officer and Treasurer | |||||||||||
EXHIBIT INDEX
| Exhibit Number | Description | |||||||
Supplemental Information at December 31, 2025 | ||||||||
| 104 | Cover Page Interactive Data File (the Cover Page Interactive Data File is embedded within the Inline XBRL document) | |||||||
| FEDERAL REALTY INVESTMENT TRUST | |||||||||||
| SUPPLEMENTAL INFORMATION | |||||||||||
| December 31, 2025 | |||||||||||
| TABLE OF CONTENTS | |||||||||||
| 1 | Fourth Quarter 2025 Earnings Press Release | ||||||||||
| 2 | Financial Highlights | ||||||||||
| Consolidated Income Statements | |||||||||||
| Consolidated Balance Sheets | |||||||||||
| Funds From Operations | |||||||||||
| Other Supplemental Information | |||||||||||
| Components of Rental Income | |||||||||||
| Comparable Property Information | |||||||||||
| Market Data, Debt Metrics, and Senior Notes and Debentures Covenants | |||||||||||
| 3 | Summary of Debt | ||||||||||
| Summary of Outstanding Debt | |||||||||||
| Summary of Debt Maturities | |||||||||||
| 4 | Summary of Redevelopment and Expansion Opportunities | ||||||||||
| 5 | Future Redevelopment and Expansion Opportunities | ||||||||||
| 6 | Significant Transactions | ||||||||||
| 7 | Real Estate Status Report | ||||||||||
| 8 | Retail Leasing Summary | ||||||||||
| 9 | Lease Expirations | ||||||||||
| 10 | Portfolio Leased Statistics | ||||||||||
| 11 | Summary of Top 25 Tenants | ||||||||||
| 12 | 2026 Guidance | ||||||||||
| 13 | Glossary of Terms | ||||||||||
| 909 Rose Avenue, Suite 200 | |||||||||||
| North Bethesda, Maryland 20852 | |||||||||||
| 301-998-8100 | |||||||||||
1
Safe Harbor Language
Certain matters discussed within this Supplemental Information may be deemed to be forward-looking statements within the meaning of the federal securities laws. Although Federal Realty believes the expectations reflected in the forward-looking statements are based on reasonable assumptions, it can give no assurance that its expectations will be attained. These factors include, but are not limited to, the risk factors described in our Annual Report on Form 10-K filed on February 12, 2026, and include the following:
•risks that our tenants will not pay rent, may vacate early or may file for bankruptcy or that we may be unable to renew leases or re-let space at favorable rents as leases expire or to fill existing vacancy;
•risks that we may not be able to proceed with or obtain necessary approvals for any development, redevelopment or renovation project, and that completion of anticipated or ongoing property development, redevelopment, or renovation projects that we do pursue may cost more, take more time to complete or fail to perform as expected;
•risks normally associated with the real estate industry, including risks that occupancy levels at our properties and the amount of rent that we receive from our properties may be lower than expected, that new acquisitions may fail to perform as expected, that competition for acquisitions could result in increased prices for acquisitions, that costs associated with the periodic maintenance and repair or renovation of space, insurance and other operations may increase, that environmental issues may develop at our properties and result in unanticipated costs, and, because real estate is illiquid, that we may not be able to sell properties when appropriate;
•risks that our growth will be limited if we cannot obtain additional capital, or if the costs of capital we obtain are significantly higher than historical levels;
•risks associated with general economic conditions, including inflation, tariffs, and local economic conditions in our geographic markets;
•risks of financing on terms which are acceptable to us, our ability to meet existing financial covenants and the limitations imposed on our operations by those covenants, and the possibility of increases in interest rates that would result in increased interest expense;
•risks related to our status as a real estate investment trust, commonly referred to as a REIT, for federal income tax purposes, such as the existence of complex tax regulations relating to our status as a REIT, the effect of future changes in REIT requirements as a result of new legislation, and the adverse consequences of the failure to qualify as a REIT; and
•risks related to natural disasters, climate change and public health crises (such as worldwide pandemics), and the measures that international, federal, state and local governments, agencies, law enforcement and/or health authorities implement to address them, may precipitate or materially exacerbate one or more of the above-mentioned risks, and may significantly disrupt or prevent us from operating our business in the ordinary course for an extended period.
Given these uncertainties, readers are cautioned not to place undue reliance on any forward-looking statements that we make, including those in this Supplemental Information. Except as required by law, we make no promise to update any of the forward-looking statements as a result of new information, future events, or otherwise. You should review the risks contained in our Annual Report on Form 10-K, filed with the Securities and Exchange Commission on February 12, 2026.
2
| NEWS RELEASE | www.federalrealty.com | ||||
FOR IMMEDIATE RELEASE | |||||
| Investor Inquiries: | Media Inquiries: | ||||
| Jill Sawyer | Brenda Pomar | ||||
| Senior Vice President, Investor Relations | Senior Director, Corporate Communications | ||||
| 301.998.8265 | 301.998.8316 | ||||
| jsawyer@federalrealty.com | bpomar@federalrealty.com | ||||
Federal Realty Investment Trust Reports Fourth Quarter and Full Year 2025 Results
NORTH BETHESDA, Md. (February 12, 2026) - Federal Realty Investment Trust (NYSE:FRT) today reported its results for the fourth quarter and full year ended December 31, 2025. Net income available for common shareholders was $4.68 per diluted share for the full year 2025 and $1.48 per diluted share for the fourth quarter, compared to $3.42 and $0.75 per diluted share for the same periods in 2024, respectively. Operating income for 2025 totaled $602.2 million, with $180.7 million in the fourth quarter, compared to $472.4 million and $109.3 million, respectively, in 2024.
Highlights for the full year, fourth quarter and subsequent to quarter-end include:
•Generated Nareit defined funds from operations available to common shareholders (Nareit FFO) per diluted share of $7.22 for the year, compared to $6.77 in 2024, an increase of 6.6%. For the fourth quarter, generated Nareit FFO per diluted share of $1.84, compared to $1.73 for the fourth quarter of 2024, an increase of 6.4%.
•Introduced Core FFO, a new measure intended to provide enhanced comparability across periods for Federal’s underlying operating results; Core FFO was $7.06 per diluted share in 2025, up 4.3% from $6.77 in 2024. See attachment for a full definition of Core FFO.
•Record-breaking leasing in 2025:
◦Achieved an all-time company record total leasing volume of 2.5 million square feet of retail space.
◦Strongest comparable rent spreads in over a decade of 15% on a cash basis and 27% on a straight-line basis.
•Achieved comparable portfolio occupancy of 94.5% and a leased rate of 96.6% at quarter end, with:
◦Occupancy up 40 basis points and leased rate up 90 basis points sequentially.
◦Occupancy up 50 basis points and leased rate up 40 basis points year-over-year.
◦Small shop leased rate of 93.8%, up 50 basis points sequentially.
•Generated comparable property operating income (POI) growth of 3.8% for the year, and 3.1% for the fourth quarter, excluding lease termination fees and prior period rents collected.
•Acquired two properties in the fourth quarter totaling $340 million, adding a new market to Federal Realty’s footprint in Omaha, NE with Village Pointe, and growing in its existing Maryland portfolio with Annapolis Town Center in Annapolis, MD.
•Completed $169 million of peripheral residential and mature retail dispositions in the fourth quarter, with an additional $159 million announced subsequent to quarter end.
•Announced a new redevelopment project at Willow Grove in Willow Grove, PA, at a projected cost of $110 - $120 million and projected return on investment (ROI) of 7%.
•Ended the quarter with approximately $1.3 billion in total liquidity.
•Introduced 2026 earnings per diluted share guidance of $3.90 to $4.00 and 2026 Nareit FFO and Core FFO per diluted share guidance of $7.42 to $7.52, representing 5.1% and 6.5% growth at the low and high end of the range for Core FFO year-over-year.
“Federal Realty delivered strong 2025 results, driven by exceptional leasing performance and strong rent spreads that produced solid year-over-year earnings growth. We also made meaningful strategic progress on our capital recycling and reinvestment initiative: entering new markets, acquiring dominant properties that enhance the quality of our portfolio, and advancing our residential development pipeline in the right retail locations,” said Donald C. Wood, Chief Executive Officer of
3
Federal Realty. “Even as we navigate the near-term refinancing environment, our momentum underpins expected 6% Core FFO growth in 2026.”
Financial Results
Net Income
For the full year 2025, net income available for common shareholders was $403.0 million and earnings per diluted share was $4.68, versus $287.2 million and $3.42, respectively, for the full year 2024.
For the fourth quarter 2025, net income available for common shareholders was $127.7 million and earnings per diluted share was $1.48, versus $63.5 million and $0.75, respectively, for the fourth quarter of 2024.
FFO
For the full year 2025, Nareit FFO was $624.3 million, or $7.22 per diluted share. This compares to Nareit FFO of $570.2 million, or $6.77 per diluted share for the full year 2024. Core FFO in 2025 was $611.0 million, or $7.06 per diluted share, versus $570.7 million, or $6.77 per diluted share for the full year 2024.
For the fourth quarter 2025, Nareit FFO was $159.2 million, or $1.84 per diluted share, compared to $147.6 million, or $1.73 per diluted share for the fourth quarter of 2024. Core FFO in the fourth quarter 2025 was $159.1 million, or $1.84 per diluted share, versus $150.5 million, or $1.76 per diluted share.
Nareit FFO is a non-GAAP supplemental earnings measure which the Trust considers meaningful in measuring its operating performance. Core FFO adjusts Nareit FFO to exclude the impact of certain items that management considers are not indicative of the Company’s ongoing operating and financial performance. See attachments for a reconciliation of Nareit FFO and Core FFO and definition of Core FFO.
Operational Update
Occupancy
The following operational metrics for the commercial portfolio are as of December 31, 2025:
•The comparable portfolio occupancy was 94.5%, up 40 basis points sequentially and up 50 basis points year-over-year.
•Comparable portfolio leased rate was 96.6%, up 90 basis points sequentially and up 40 basis points year-over-year.
•Small shop leased rate was 93.8%, up 50 basis points sequentially and up 20 basis points year-over-year.
•Anchor leased rate was 97.3%, up 80 basis points sequentially and down 20 basis points year-over-year.
The residential leased rate was 94.8% as of December 31, 2025.
Leasing Activity
For the full year 2025, Federal Realty signed 454 leases for 2,471,099 square feet of retail space. On a comparable space basis (i.e., spaces for which there was a former tenant), Federal Realty signed 434 leases for 2,340,282 square feet at an average rent of $37.98 per square foot compared to the average contractual rent of $33.12 per square foot for the last year of the prior leases, representing a cash basis rollover growth on those comparable spaces of 15%, 27% on a straight-line basis. Comparable leases represented 96% of total comparable and non-comparable leases signed during 2025.
During the fourth quarter 2025, Federal Realty signed 109 leases for 612,978 square feet of retail space. On a comparable space basis (i.e., spaces for which there was a former tenant), Federal Realty signed 105 leases for 600,684 square feet at an average rent of $39.09 per square foot compared to the average contractual rent of $34.84 per square foot for the last year of the prior leases, representing a cash basis rollover growth on those comparable spaces of 12%, 24% on a straight-line basis. Comparable leases represented 96% of total comparable and non comparable leases signed during the fourth quarter 2025.
4
Redevelopment
Announced a new redevelopment project at Willow Grove in Willow Grove, PA. This project will bring over 260 residential units, 52,000 square feet of retail space, and a 438-stall parking garage to the shopping center. The projected cost is $110 - $120 million and a 7% projected ROI1.
Transaction Activity
•February 5, 2026 — sold Misora, a peripherally located residential component of Santana Row in San Jose, CA, for $148.5 million; additionally, the Company sold Courthouse Center, a 33,000 square-foot neighborhood shopping center in Rockville, MD, for $10.0 million.
•December 17, 2025 — sold Pallas, a peripherally located residential component of Pike & Rose in North Bethesda, MD, for $125.0 million.
•December 16, 2025 — sold Bristol Plaza, a 264,000 square-foot grocery-anchored shopping center in Bristol, CT, for $44.4 million.
•November 24, 2025 — acquired Village Pointe, a leading open-air lifestyle center in Omaha, NE, totaling 452,000 square feet, for $153.3 million.
•October 10, 2025 – acquired Annapolis Town Center, a premier open-air retail center in Annapolis, MD, totaling 479,000 square feet, for $187.0 million.
Regular Quarterly Dividends
Federal Realty announced today that its Board of Trustees declared a regular quarterly cash dividend of $1.13 per common share, resulting in an indicated annual rate of $4.52 per common share. The regular common dividend will be payable on April 15, 2026 to common shareholders of record as of April 1, 2026.
Federal Realty’s Board of Trustees also declared a quarterly cash dividend on its Class C depositary shares, each representing 1/1000 of a 5.000% Series C Cumulative Preferred Share of Beneficial Interest, of $0.3125 per depositary share. All dividends on the depositary shares will be payable on April 15, 2026 to shareholders of record as of April 1, 2026.
2026 Initial Guidance
The company’s initial 2026 guidance is based on the following assumptions:
2026 Guidance2 | |||||
| Net income available for common shareholders per diluted share | $3.90 - $4.00 | ||||
| Nareit FFO per diluted share | $7.42 – $7.52 | ||||
| Core FFO per diluted share | $7.42 – $7.52 | ||||
| Comparable properties growth | 3.0% - 3.5% | ||||
| Lease termination fees | $7 - $8 million | ||||
Incremental redevelopment / expansion POI3 | $13 - $15 million | ||||
| General and administrative expenses | $47 - $49 million | ||||
| Development / redevelopment capital | $175 - $225 million | ||||
| Capitalized interest | $11 - $12 million | ||||
Notes:
1See page 17 of our Form 8-K filed on February 12, 2026.
2Does not include the impact of acquisitions or dispositions other than those which have closed as of February 11, 2026. All amounts are estimates.
3Includes the expected additional POI to be recognized in 2026, which is incremental to the amount recognized in 2025 from our larger redevelopments at Santana West, Pike & Rose - 915 Meeting Street, Bala Cynwyd on City Avenue and Huntington Shopping Center as more fully discussed on page 17 of our Form 8-K filed on February 12, 2026.
5
The following table provides a reconciliation of the range of estimated earnings per diluted share to estimated Nareit FFO and Core FFO per diluted share for the full year 2026:
| Full Year 2026 Guidance Range | ||||||||
| Low | High | |||||||
| Estimated net income available for common shareholders per diluted share | $3.90 | $4.00 | ||||||
| Adjustments: | ||||||||
| Estimated gain on sale of real estate, net | (1.06) | (1.06) | ||||||
| Estimated depreciation and amortization | 4.58 | 4.58 | ||||||
| Estimated Nareit FFO and Core FFO per diluted share | $7.42 | $7.52 | ||||||
Below is our Nareit FFO and Core FFO for 2024, 2025, and estimated 2026 range, per diluted share:
| 2024 Actual | 2025 Actual | 2026 Estimate | |||||||||
| Nareit FFO per diluted share | $6.77 | $7.22 | $7.42 - $7.52 | ||||||||
| % growth over the prior year | 6.6% | 2.8% - 4.2% | |||||||||
| Adjustments: | |||||||||||
| New market tax credit transaction income, net | — | (0.15) | — | ||||||||
| Executive transition costs | 0.04 | — | — | ||||||||
| Collection of prior period rents deferred during COVID | (0.04) | (0.00) | — | ||||||||
| Core FFO | $6.77 | $7.06 | $7.42 - $7.52 | ||||||||
| % growth over the prior year | 4.3% | 5.1% - 6.5% | |||||||||
Conference Call Information
Federal Realty’s management team will present an in-depth discussion of Federal Realty’s operating performance on its fourth quarter 2025 earnings conference call, which is scheduled for Thursday, February 12, 2026 at 5:00 PM ET. To participate, please call 833-821-4548 or 412-652-1258 prior to the call start time. The teleconference can also be accessed via a live webcast at www.federalrealty.com in the Investors section. A replay of the webcast will be available on Federal Realty’s website at www.federalrealty.com. A telephonic replay of the conference call will also be available through February 26, 2026 by dialing 844-512-2921 or 412-317-6671; Passcode: 10205568.
About Federal Realty
Federal Realty is a recognized leader in the ownership, operation and redevelopment of high-quality retail-based properties located primarily in major coastal markets and select underserved regions with strong economic and demographic fundamentals. Founded in 1962, Federal Realty's mission is to deliver long-term, sustainable growth through investing in communities where retail demand exceeds supply. This includes a portfolio of open-air shopping centers and mixed-use destinations—such as Santana Row, Pike & Rose and Assembly Row—which together reflect the company's ability to create distinctive, high-performing environments that serve as vibrant destinations for their communities. As of December 31, 2025, Federal Realty's 104 properties include approximately 3,700 tenants in 28.8 million commercial square feet, and approximately 2,700 residential units.
Federal Realty has increased its quarterly dividends to its shareholders for 58 consecutive years, the longest record in the REIT industry. The company is an S&P 500 index member and its shares are traded on the NYSE under the symbol FRT. For additional information about Federal Realty and its properties, visit www.federalrealty.com.
6
Safe Harbor Language
Certain matters discussed within this Press Release may be deemed to be forward-looking statements within the meaning of the federal securities laws. Although Federal Realty believes the expectations reflected in the forward-looking statements are based on reasonable assumptions, it can give no assurance that its expectations will be attained. These factors include, but are not limited to, the risk factors described in our Annual Report on Form 10-K filed on February 12, 2026 and include the following:
•risks that our tenants will not pay rent, may vacate early or may file for bankruptcy or that we may be unable to renew leases or re-let space at favorable rents as leases expire or to fill existing vacancy;
•risks that we may not be able to proceed with or obtain necessary approvals for any development, redevelopment or renovation project, and that completion of anticipated or ongoing property development, redevelopment or renovation projects that we do pursue may cost more, take more time to complete or fail to perform as expected;
•risks normally associated with the real estate industry, including risks that occupancy levels at our properties and the amount of rent that we receive from our properties may be lower than expected, that new acquisitions may fail to perform as expected, that competition for acquisitions could result in increased prices for acquisitions, that costs associated with the periodic maintenance and repair or renovation of space, insurance and other operations may increase, that environmental issues may develop at our properties and result in unanticipated costs, and, because real estate is illiquid, that we may not be able to sell properties when appropriate;
•risks that our growth will be limited if we cannot obtain additional capital, or if the costs of capital we obtain are significantly higher than historical levels;
•risks associated with general economic conditions, including inflation, tariffs, and local economic conditions in our geographic markets;
•risks of financing on terms which are acceptable to us, our ability to meet existing financial covenants and the limitations imposed on our operations by those covenants, and the possibility of increases in interest rates that would result in increased interest expense;
•risks related to our status as a real estate investment trust, commonly referred to as a REIT, for federal income tax purposes, such as the existence of complex tax regulations relating to our status as a REIT, the effect of future changes in REIT requirements as a result of new legislation, and the adverse consequences of the failure to qualify as a REIT; and
•risks related to natural disasters, climate change and public health crises (such as worldwide pandemics), and the measures that international, federal, state and local governments, agencies, law enforcement and/or health authorities implement to address them, may precipitate or materially exacerbate one or more of the above-mentioned risks, and may significantly disrupt or prevent us from operating our business in the ordinary course for an extended period.
Given these uncertainties, readers are cautioned not to place undue reliance on any forward-looking statements that we make, including those in this Press Release. Except as required by law, we make no promise to update any of the forward-looking statements as a result of new information, future events, or otherwise. You should review the risks contained in our Annual Report on Form 10-K, filed with the Securities and Exchange Commission on February 12, 2026.
7
| Federal Realty Investment Trust | |||||||||||||||||||||||
| Consolidated Income Statements | |||||||||||||||||||||||
| December 31, 2025 | |||||||||||||||||||||||
| Three Months Ended | Year Ended | ||||||||||||||||||||||
| December 31, | December 31, | ||||||||||||||||||||||
| 2025 | 2024 | 2025 | 2024 | ||||||||||||||||||||
| (in thousands, except per share data) | |||||||||||||||||||||||
| (unaudited) | |||||||||||||||||||||||
| REVENUE | |||||||||||||||||||||||
| Rental income | $ | 327,537 | $ | 303,878 | $ | 1,245,491 | $ | 1,170,078 | |||||||||||||||
| Other property income | 8,228 | 7,286 | 32,371 | 31,258 | |||||||||||||||||||
| Mortgage interest income | 280 | 280 | 1,113 | 1,116 | |||||||||||||||||||
| Total revenue | 336,045 | 311,444 | 1,278,975 | 1,202,452 | |||||||||||||||||||
| EXPENSES | |||||||||||||||||||||||
| Rental expenses | 70,551 | 65,121 | 267,445 | 249,569 | |||||||||||||||||||
| Real estate taxes | 40,012 | 36,828 | 151,438 | 142,230 | |||||||||||||||||||
| General and administrative | 12,464 | 14,819 | 46,913 | 49,739 | |||||||||||||||||||
| Depreciation and amortization | 97,378 | 87,117 | 367,842 | 342,598 | |||||||||||||||||||
| Total operating expenses | 220,405 | 203,885 | 833,638 | 784,136 | |||||||||||||||||||
| New market tax credit transaction income | — | — | 14,176 | — | |||||||||||||||||||
| Gain on sale of real estate | 72,439 | 1,760 | 150,111 | 54,040 | |||||||||||||||||||
| Impairment charge | (7,425) | — | (7,425) | — | |||||||||||||||||||
| OPERATING INCOME | 180,654 | 109,319 | 602,199 | 472,356 | |||||||||||||||||||
| OTHER INCOME/(EXPENSE) | |||||||||||||||||||||||
| Other interest income | 650 | 782 | 3,143 | 4,294 | |||||||||||||||||||
| Interest expense | (48,922) | (43,234) | (183,614) | (175,476) | |||||||||||||||||||
| Income from partnerships | 233 | 1,335 | 1,920 | 3,160 | |||||||||||||||||||
| NET INCOME | 132,615 | 68,202 | 423,648 | 304,334 | |||||||||||||||||||
| Net income attributable to noncontrolling interests | (2,871) | (2,665) | (12,571) | (9,126) | |||||||||||||||||||
| NET INCOME ATTRIBUTABLE TO THE TRUST | 129,744 | 65,537 | 411,077 | 295,208 | |||||||||||||||||||
| Dividends on preferred shares | (2,008) | (2,008) | (8,032) | (8,032) | |||||||||||||||||||
| NET INCOME AVAILABLE FOR COMMON SHAREHOLDERS | $ | 127,736 | $ | 63,529 | $ | 403,045 | $ | 287,176 | |||||||||||||||
| EARNINGS PER COMMON SHARE, BASIC | |||||||||||||||||||||||
| Net income available for common shareholders | $ | 1.48 | $ | 0.75 | $ | 4.68 | $ | 3.42 | |||||||||||||||
| Weighted average number of common shares | 85,983 | 84,685 | 85,852 | 83,559 | |||||||||||||||||||
| EARNINGS PER COMMON SHARE, DILUTED | |||||||||||||||||||||||
| Net income available for common shareholders | $ | 1.48 | $ | 0.75 | $ | 4.68 | $ | 3.42 | |||||||||||||||
| Weighted average number of common shares | 86,604 | 84,692 | 86,405 | 83,566 | |||||||||||||||||||
8
| Federal Realty Investment Trust | |||||||||||
| Consolidated Balance Sheets | |||||||||||
| December 31, 2025 | |||||||||||
| December 31, | December 31, | ||||||||||
| 2025 | 2024 | ||||||||||
| (in thousands, except share and per share data) | |||||||||||
| ASSETS | |||||||||||
| Real estate, at cost | |||||||||||
Operating (including $1,832,190 and $1,825,656 of consolidated variable interest entities, respectively) | $ | 11,265,167 | $ | 10,363,961 | |||||||
Construction-in-progress (including $28,418 and $9,939 of consolidated variable interest entities, respectively) | 374,735 | 539,752 | |||||||||
| 11,639,902 | 10,903,713 | ||||||||||
Less accumulated depreciation and amortization (including $468,725 and $424,044 of consolidated variable interest entities, respectively) | (3,351,881) | (3,152,799) | |||||||||
| Net real estate | 8,288,021 | 7,750,914 | |||||||||
| Cash and cash equivalents | 107,415 | 123,409 | |||||||||
| Accounts and notes receivable, net | 249,755 | 229,080 | |||||||||
| Mortgage notes receivable, net | 9,091 | 9,144 | |||||||||
| Investment in partnerships | 31,881 | 33,458 | |||||||||
| Operating lease right of use assets, net | 83,120 | 85,806 | |||||||||
| Finance lease right of use assets, net | 6,410 | 6,630 | |||||||||
| Prepaid expenses and other assets | 354,767 | 286,316 | |||||||||
| TOTAL ASSETS | $ | 9,130,460 | $ | 8,524,757 | |||||||
| LIABILITIES AND SHAREHOLDERS’ EQUITY | |||||||||||
| Liabilities | |||||||||||
Mortgages payable, net (including $194,176 and $186,643 of consolidated variable interest entities, respectively) | $ | 521,759 | $ | 514,378 | |||||||
| Notes payable, net | 1,057,331 | 601,414 | |||||||||
| Senior notes and debentures, net | 3,364,010 | 3,357,840 | |||||||||
| Accounts payable and accrued expenses | 219,678 | 183,564 | |||||||||
| Dividends payable | 99,792 | 96,743 | |||||||||
| Security deposits payable | 31,548 | 30,941 | |||||||||
| Operating lease liabilities | 72,304 | 74,837 | |||||||||
| Finance lease liabilities | 12,903 | 12,783 | |||||||||
| Other liabilities and deferred credits | 250,494 | 227,827 | |||||||||
| Total liabilities | 5,629,819 | 5,100,327 | |||||||||
| Commitments and contingencies | |||||||||||
| Redeemable noncontrolling interests | 181,655 | 180,286 | |||||||||
| Shareholders’ equity | |||||||||||
Preferred shares, authorized 15,000,000 shares, $0.01 par: | |||||||||||
5.0% Series C Cumulative Redeemable Preferred Shares, (stated at liquidation preference $25,000 per share), 6,000 shares issued and outstanding | 150,000 | 150,000 | |||||||||
5.417% Series 1 Cumulative Convertible Preferred Shares, (stated at liquidation preference $25 per share), 392,878 shares issued and outstanding | 9,822 | 9,822 | |||||||||
Common shares of beneficial interest, $0.01 par, 200,000,000 shares authorized, 86,266,009 and 85,666,220 shares issued and outstanding, respectively | 869 | 862 | |||||||||
| Additional paid-in capital | 4,310,365 | 4,248,824 | |||||||||
| Accumulated dividends in excess of net income | (1,224,372) | (1,242,654) | |||||||||
| Accumulated other comprehensive income | 2,047 | 4,740 | |||||||||
| Total shareholders’ equity of the Trust | 3,248,731 | 3,171,594 | |||||||||
| Noncontrolling interests | 70,255 | 72,550 | |||||||||
| Total shareholders’ equity | 3,318,986 | 3,244,144 | |||||||||
| TOTAL LIABILITIES AND SHAREHOLDERS’ EQUITY | $ | 9,130,460 | $ | 8,524,757 | |||||||
9
| Federal Realty Investment Trust | ||||||||||||||||||||||||||
| Funds From Operations | ||||||||||||||||||||||||||
| December 31, 2025 | ||||||||||||||||||||||||||
| Three Months Ended | Year Ended | |||||||||||||||||||||||||
| December 31, | December 31, | |||||||||||||||||||||||||
| 2025 | 2024 | 2025 | 2024 | |||||||||||||||||||||||
| (in thousands, except per share data) | ||||||||||||||||||||||||||
| Nareit Funds from Operations available for common shareholders (Nareit FFO) (1) | ||||||||||||||||||||||||||
| Net income | $ | 132,615 | $ | 68,202 | $ | 423,648 | $ | 304,334 | ||||||||||||||||||
| Net income attributable to noncontrolling interests | (2,871) | (2,665) | (12,571) | (9,126) | ||||||||||||||||||||||
| Gain on sale of real estate | (72,439) | (1,760) | (150,111) | (54,040) | ||||||||||||||||||||||
| Impairment charge | 7,425 | — | 7,425 | — | ||||||||||||||||||||||
| Depreciation and amortization of real estate assets | 84,060 | 76,779 | 320,311 | 302,455 | ||||||||||||||||||||||
| Amortization of initial direct costs of leases | 12,207 | 8,704 | 42,671 | 33,377 | ||||||||||||||||||||||
| Funds from operations | 160,997 | 149,260 | 631,373 | 577,000 | ||||||||||||||||||||||
| Dividends on preferred shares (2) | (1,875) | (1,875) | (7,500) | (7,500) | ||||||||||||||||||||||
| Income attributable to downREIT operating partnership units | 595 | 675 | 2,463 | 2,743 | ||||||||||||||||||||||
| Income attributable to unvested shares | (522) | (481) | (2,080) | (2,004) | ||||||||||||||||||||||
| Nareit FFO | $ | 159,195 | $ | 147,579 | $ | 624,256 | $ | 570,239 | ||||||||||||||||||
| Weighted average number of common shares, diluted (2)(4) | 86,604 | 85,402 | 86,498 | 84,286 | ||||||||||||||||||||||
| Nareit FFO per diluted share (4) | $ | 1.84 | $ | 1.73 | $ | 7.22 | $ | 6.77 | ||||||||||||||||||
| Core Funds from Operations (Core FFO) (1)(5) | ||||||||||||||||||||||||||
| Nareit FFO | $ | 159,195 | $ | 147,579 | $ | 624,256 | $ | 570,239 | ||||||||||||||||||
| Adjustments: | ||||||||||||||||||||||||||
| New market tax credit transaction income, net (3) | — | — | (13,004) | — | ||||||||||||||||||||||
| Executive transition costs | — | 3,687 | — | 3,687 | ||||||||||||||||||||||
| Collection of prior period rents deferred during COVID | (52) | (768) | (261) | (3,218) | ||||||||||||||||||||||
| Core FFO (5) | $ | 159,143 | $ | 150,498 | $ | 610,991 | $ | 570,708 | ||||||||||||||||||
| Core FFO per diluted share (4)(5) | $ | 1.84 | $ | 1.76 | $ | 7.06 | $ | 6.77 | ||||||||||||||||||
Notes:
(1)See Glossary of Terms.
(2)For the three months and years ended December 31, 2025 and 2024, dividends on our Series 1 preferred stock were not deducted in the calculation of FFO available to common shareholders, as the related shares were dilutive and are included in "weighted average number of common shares, diluted."
(3)In June 2018, we formed a joint venture to develop Freedom Plaza (formerly Jordan Downs Plaza), for which we own 92%. The investment in this development qualified for tax credits under the New Market Tax Credit ("NMTC") Program, established by the Community Renewal Tax Relief Act of 2000. In 2018, we transferred the earned tax credits to a third-party bank in exchange for cash proceeds. The proceeds received and related transaction costs were deferred until the end of the seven-year NMTC compliance period, which concluded in June 2025. As a result, in 2Q2025, we recognized $14.2 million ($13.0 million, net of income attributable to noncontrolling interest) in income related to the sale of the new market tax credits, which is included in Nareit FFO, but excluded from Core FFO.
(4)The weighted average common shares used to compute FFO per diluted common share includes shares issuable upon the assumed redemption of outstanding downREIT operating partnership units that were excluded from the computation of diluted EPS. The assumed issuance of shares upon redemption of these operating partnership units is dilutive in the computation of FFO per diluted share for all periods presented, but is anti-dilutive for the computation of diluted EPS for the three months and year ended December 31, 2024.
(5)Core FFO is a supplemental non-GAAP financial measure of performance that adjusts Nareit FFO to exclude the impact of certain items that management considers are not indicative of the Company’s ongoing operating and financial performance. These adjustments include, when applicable, (1) gains or losses on early extinguishment of debt, (2) new market tax credit transaction income, (3) executive transition costs, (4) collection of prior period rents which were contractually deferred or payments renegotiated related to the COVID-19 pandemic, and (5) other items as determined by management. Management believes Core FFO provides enhanced comparability across periods and additional insight into the Company’s underlying operating results, by excluding items that may reflect short-term fluctuations in net income and Nareit FFO. Core FFO is not intended to be a substitute for net income or Nareit FFO. Comparison of our presentation of Core FFO to similarly titled measures for other REITs may not be meaningful due to possible differences in the way Core FFO is defined or applied by other REITs.
10
| Federal Realty Investment Trust | ||||||||||||||||||||||||||
| Other Supplemental Information | ||||||||||||||||||||||||||
| December 31, 2025 | ||||||||||||||||||||||||||
| Three Months Ended | Year Ended | |||||||||||||||||||||||||
| December 31, | December 31, | |||||||||||||||||||||||||
| 2025 | 2024 | 2025 | 2024 | |||||||||||||||||||||||
| (in thousands, except per share data) | ||||||||||||||||||||||||||
| EBITDA for Real Estate (EBITDAre) (1) | ||||||||||||||||||||||||||
| Net income | $ | 132,615 | $ | 68,202 | $ | 423,648 | $ | 304,334 | ||||||||||||||||||
| Interest expense | 48,922 | 43,234 | 183,614 | 175,476 | ||||||||||||||||||||||
| Other interest income | (650) | (782) | (3,143) | (4,294) | ||||||||||||||||||||||
| Income tax provision (benefit) | 34 | (48) | 252 | 162 | ||||||||||||||||||||||
| Depreciation and amortization | 97,378 | 87,117 | 367,842 | 342,598 | ||||||||||||||||||||||
| Gain on sale of real estate | (72,439) | (1,760) | (150,111) | (54,040) | ||||||||||||||||||||||
| Impairment charge | 7,425 | — | 7,425 | — | ||||||||||||||||||||||
| Adjustments of EBITDAre of unconsolidated affiliates | 1,786 | 1,905 | 7,274 | 7,746 | ||||||||||||||||||||||
| EBITDAre | $ | 215,071 | $ | 197,868 | $ | 836,801 | $ | 771,982 | ||||||||||||||||||
| Ratio of EBITDAre to combined fixed charges and preferred share dividends (2)(3) | 3.9x | 3.8x | 3.9x | 3.7x | ||||||||||||||||||||||
| Dividends and Payout Ratios | ||||||||||||||||||||||||||
| Regular common dividends declared | $ | 97,481 | $ | 94,226 | $ | 384,763 | $ | 369,232 | ||||||||||||||||||
| Dividend payout ratio as a percentage of NAREIT FFO | 61% | 64% | 62% | 65% | ||||||||||||||||||||||
| Summary of Capital Expenditures | ||||||||||||||||||||||||||
| Non-maintenance capital expenditures | ||||||||||||||||||||||||||
| Development, redevelopment and expansions | $ | 66,554 | $ | 35,929 | $ | 193,719 | $ | 144,327 | ||||||||||||||||||
| Tenant improvements and incentives | 21,671 | 19,128 | 80,082 | 83,566 | ||||||||||||||||||||||
| Total non-maintenance capital expenditures | 88,225 | 55,057 | 273,801 | 227,893 | ||||||||||||||||||||||
| Maintenance capital expenditures | 12,063 | 11,022 | 29,362 | 24,552 | ||||||||||||||||||||||
| Total capital expenditures | $ | 100,288 | $ | 66,079 | $ | 303,163 | $ | 252,445 | ||||||||||||||||||
| Other Information | ||||||||||||||||||||||||||
| Leasing costs | $ | 5,610 | $ | 13,814 | $ | 23,114 | $ | 31,049 | ||||||||||||||||||
| Share-based compensation expense (non-cash) | $ | 3,695 | $ | 5,204 | $ | 14,608 | $ | 16,357 | ||||||||||||||||||
| Noncontrolling Interests Supplemental Information (4) | ||||||||||||||||||||||||||
| Property operating income (1) | $ | 3,564 | $ | 3,718 | $ | 14,170 | $ | 13,742 | ||||||||||||||||||
| New market tax credit transaction income | — | — | 1,172 | — | ||||||||||||||||||||||
| Depreciation and amortization | (1,124) | (1,567) | (4,603) | (6,713) | ||||||||||||||||||||||
| Interest expense | (164) | (161) | (631) | (646) | ||||||||||||||||||||||
| Net income | $ | 2,276 | $ | 1,990 | $ | 10,108 | $ | 6,383 | ||||||||||||||||||
Notes:
(1)See Glossary of Terms.
(2)Fixed charges consist of interest on borrowed funds and finance leases (including capitalized interest), amortization of debt discount/premium and debt costs, and the portion of rent expense representing an interest factor.
(3)Excluding the $14.2 million of new market tax credit transaction income, the ratio of EBITDAre to combined fixed charges and preferred share dividends for the year ended December 31, 2025 would have been the same 3.9x.
(4)Amounts reflect the components of "net income attributable to noncontrolling interests," but excludes "income attributable to downREIT operating partnership units."
11
| Federal Realty Investment Trust | ||||||||||||||||||||||||||
| Components of Rental Income | ||||||||||||||||||||||||||
| December 31, 2025 | ||||||||||||||||||||||||||
| Components of Rental Income (1) | Three Months Ended | Year Ended | ||||||||||||||||||||||||
| December 31, | December 31, | |||||||||||||||||||||||||
| 2025 | 2024 | 2025 | 2024 | |||||||||||||||||||||||
| (in thousands) | ||||||||||||||||||||||||||
| Minimum rents (2) | ||||||||||||||||||||||||||
| Commercial | $ | 221,007 | $ | 203,895 | $ | 847,246 | $ | 789,947 | ||||||||||||||||||
| Residential | 25,774 | 27,607 | 104,892 | 108,318 | ||||||||||||||||||||||
| Cost reimbursements | 67,546 | 59,670 | 253,530 | 230,069 | ||||||||||||||||||||||
| Percentage rents | 6,912 | 5,706 | 19,149 | 18,646 | ||||||||||||||||||||||
| Other lease related (3) | 6,706 | 6,291 | 23,692 | 22,215 | ||||||||||||||||||||||
| Collectibility related impacts (4) | (408) | 709 | (3,018) | 883 | ||||||||||||||||||||||
| Total rental income | $ | 327,537 | $ | 303,878 | $ | 1,245,491 | $ | 1,170,078 | ||||||||||||||||||
Notes:
(1)All income from tenant leases is reported as a single line item called "rental income." We have provided the above supplemental information with a breakout of the contractual components of the rental income line, however, these breakouts are provided for informational purposes only and should be considered a non-GAAP presentation.
(2)Minimum rents include the following:
| Three Months Ended | Year Ended | ||||||||||||||||||||||||||||
| December 31, | December 31, | ||||||||||||||||||||||||||||
| 2025 | 2024 | 2025 | 2024 | ||||||||||||||||||||||||||
| (in millions) | |||||||||||||||||||||||||||||
| Straight-line rents | $ | 6.4 | $ | 10.5 | $ | 28.0 | $ | 26.8 | |||||||||||||||||||||
| Amortization of in-place leases | $ | 4.6 | $ | 3.2 | $ | 14.8 | $ | 13.5 | |||||||||||||||||||||
(3)Includes lease termination fees of $1.4 million and $1.1 million for the three months ended December 31, 2025 and 2024, respectively, and $5.8 million and $4.3 million for the years ended December 31, 2025 and 2024.
(4)For the three months ended December 31, 2025 and 2024, our collectability related impacts include the collection of approximately $0.1 million and $0.8 million, respectively, and $0.3 million and $3.2 million for the years ended December 31, 2025 and 2024, respectively, of prior period rents which were contractually deferred or payments renegotiated specifically related to the COVID-19 pandemic.
12
| Federal Realty Investment Trust | |||||||||||||||||||||||||||||
| Comparable Property Information | |||||||||||||||||||||||||||||
| December 31, 2025 | |||||||||||||||||||||||||||||
| The following information is being provided for “Comparable Properties.” Comparable Properties represents our consolidated property portfolio other than those properties that distort comparability between periods in two primary categories: (1) assets that were not owned for the full quarter in both periods presented and (2) assets currently under development or being repositioned for significant redevelopment and investment. The assets excluded from Comparable Properties in Q4 include: Friendship Center, Grossmont Center, Pike & Rose Phase IV, Santana West, Willow Grove Shopping Center, and all properties acquired, disposed of, or not consolidated from Q4 2024 to Q4 2025. Comparable Property property operating income ("Comparable Property POI") is a non-GAAP measure used by management in evaluating the operating performance of our properties period over period. The amounts shown below for the years ended December 31, 2025 and 2024 reflect the summation of our reported quarterly results. | |||||||||||||||||||||||||||||
| Reconciliation of GAAP operating income to Comparable Property POI | |||||||||||||||||||||||||||||
| Three Months Ended | Year Ended | ||||||||||||||||||||||||||||
| December 31, | December 31, | ||||||||||||||||||||||||||||
| 2025 | 2024 | 2025 | 2024 | ||||||||||||||||||||||||||
| (in thousands) | (in thousands) | ||||||||||||||||||||||||||||
| Operating income | $ | 180,654 | $ | 109,319 | $ | 602,199 | $ | 472,356 | |||||||||||||||||||||
| Add: | |||||||||||||||||||||||||||||
| Depreciation and amortization | 97,378 | 87,117 | 367,842 | 342,598 | |||||||||||||||||||||||||
| General and administrative | 12,464 | 14,819 | 46,913 | 49,739 | |||||||||||||||||||||||||
| New market tax credit transaction income | — | — | (14,176) | — | |||||||||||||||||||||||||
| Gain on sale of real estate | (72,439) | (1,760) | (150,111) | (54,040) | |||||||||||||||||||||||||
| Impairment charge | 7,425 | — | 7,425 | — | |||||||||||||||||||||||||
| Property operating income (POI) | 225,482 | 209,495 | 860,092 | 810,653 | |||||||||||||||||||||||||
| Less: Non-comparable POI - acquisitions/dispositions | (14,723) | (5,066) | (39,028) | (16,657) | |||||||||||||||||||||||||
| Less: Non-comparable POI - redevelopment, development & other | (8,923) | (8,104) | (30,778) | (30,889) | |||||||||||||||||||||||||
| Comparable property POI | $ | 201,836 | $ | 196,325 | $ | 790,286 | $ | 763,107 | |||||||||||||||||||||
| Additional information regarding the components of Comparable Property POI | |||||||||||||||||||||||||||||
| Three Months Ended | Year Ended | ||||||||||||||||||||||||||||
| December 31, | % | December 31, | % | ||||||||||||||||||||||||||
| 2025 | 2024 | Change | 2025 | 2024 | Change | ||||||||||||||||||||||||
| (in thousands) | (in thousands) | ||||||||||||||||||||||||||||
| Minimum rents (1) | $ | 221,112 | $ | 216,848 | $ | 871,147 | $ | 846,457 | |||||||||||||||||||||
| Cost reimbursements | 60,335 | 57,638 | 231,806 | 220,167 | |||||||||||||||||||||||||
| Other | 16,163 | 14,891 | 57,201 | 54,791 | |||||||||||||||||||||||||
| Collectibility related impacts | (96) | 148 | (1,631) | 235 | |||||||||||||||||||||||||
| Total property revenue | 297,514 | 289,525 | 1,158,523 | 1,121,650 | |||||||||||||||||||||||||
| Rental expenses | (60,483) | (58,709) | (231,585) | (224,727) | |||||||||||||||||||||||||
| Real estate taxes | (35,195) | (34,491) | (136,652) | (133,816) | |||||||||||||||||||||||||
| Total property expenses | (95,678) | (93,200) | (368,237) | (358,543) | |||||||||||||||||||||||||
| Comparable property POI | $ | 201,836 | $ | 196,325 | 2.8% | $ | 790,286 | $ | 763,107 | 3.6% | |||||||||||||||||||
| Less: | |||||||||||||||||||||||||||||
| Lease termination fees | (1,278) | (1,125) | (5,446) | (4,261) | |||||||||||||||||||||||||
| Prior period rents collected (2) | (52) | (648) | (261) | (2,986) | |||||||||||||||||||||||||
| Comparable property POI excluding lease termination fees and prior period rents collected | $ | 200,506 | $ | 194,552 | 3.1% | $ | 784,579 | $ | 755,860 | 3.8% | |||||||||||||||||||
| Comparable Property - Summary of Capital Expenditures (3) | |||||||||||||||||||||||||||||
| Three Months Ended | Year Ended | ||||||||||||||||||||||||||||
| December 31, | December 31, | ||||||||||||||||||||||||||||
| 2025 | 2024 | 2025 | 2024 | ||||||||||||||||||||||||||
| (in thousands) | (in thousands) | ||||||||||||||||||||||||||||
| Redevelopment and tenant improvements and incentives | $ | 35,516 | $ | 32,265 | $ | 134,853 | $ | 138,197 | |||||||||||||||||||||
| Maintenance capital expenditures | 10,577 | 9,854 | 27,530 | 23,083 | |||||||||||||||||||||||||
| $ | 46,093 | $ | 42,119 | $ | 162,383 | $ | 161,280 | ||||||||||||||||||||||
| Comparable Property - Occupancy Statistics (3) | |||||||||||||||||||||||||||||
| At December 31, | |||||||||||||||||||||||||||||
| 2025 | 2024 | ||||||||||||||||||||||||||||
| GLA - comparable commercial properties | 25,073,000 | 25,163,000 | |||||||||||||||||||||||||||
| Leased % - comparable commercial properties | 96.6% | 96.2% | |||||||||||||||||||||||||||
| Occupancy % - comparable commercial properties | 94.5% | 94.0% | |||||||||||||||||||||||||||
Notes:
(1)For the three months ended December 31, 2025 and 2024, amounts include straight-line rents of $3.1 million and $6.6 million, respectively, and $17.2 million and $15.6 million for the years ended December 31, 2025 and 2024, respectively. For the three months ended December 31, 2025 and 2024, amounts include amortization of in-place leases of $3.9 million and $2.5 million, respectively, and $11.8 million and $10.5 million for the years ended December 31, 2025 and 2024, respectively.
(2)Amount represents collection of prior period rents which were contractually deferred or payment renegotiated specifically related to the COVID-19 pandemic.
(3)See page 11 for "Summary of Capital Expenditures" and page 27 for portfolio occupancy statistics for our entire portfolio.
13
| Federal Realty Investment Trust | |||||||||||||||||
| Market Data, Debt Metrics, and Senior Notes and Debentures Covenants | |||||||||||||||||
| December 31, 2025 | |||||||||||||||||
| December 31, | |||||||||||||||||
| 2025 | 2024 | ||||||||||||||||
| (in thousands, except per share data) | |||||||||||||||||
| Market Data | |||||||||||||||||
| Common shares outstanding and downREIT operating partnership units (1) | 86,793 | 86,275 | |||||||||||||||
| Market price per common share | $ | 100.80 | $ | 111.95 | |||||||||||||
| Common equity market capitalization including downREIT operating partnership units | $ | 8,748,734 | $ | 9,658,486 | |||||||||||||
| Series C preferred shares outstanding | 6 | 6 | |||||||||||||||
| Liquidation price per Series C preferred share | $ | 25,000 | $ | 25,000 | |||||||||||||
| Series C preferred equity market capitalization | $ | 150,000 | $ | 150,000 | |||||||||||||
| Series 1 preferred shares outstanding (2) | 393 | 393 | |||||||||||||||
| Liquidation price per Series 1 preferred share | $ | 25.00 | $ | 25.00 | |||||||||||||
| Series 1 preferred equity market capitalization | $ | 9,825 | $ | 9,825 | |||||||||||||
| Equity market capitalization | $ | 8,908,559 | $ | 9,818,311 | |||||||||||||
| Total debt | $ | 4,943,100 | $ | 4,473,632 | |||||||||||||
| Less: cash and cash equivalents | (107,415) | (123,409) | |||||||||||||||
| Total net debt (3) | $ | 4,835,685 | $ | 4,350,223 | |||||||||||||
| Total market capitalization | $ | 13,744,244 | $ | 14,168,534 | |||||||||||||
| Leverage and Liquidity Ratio | |||||||||||||||||
| Total net debt to market capitalization at market price per common share | 35% | 31% | |||||||||||||||
| Senior Notes and Debentures Covenants (4) | |||||||||||||||||
| December 31, 2025 | Debt Covenant Threshold (5) | ||||||||||||||||
| Total Debt to Total Assets | 40% | < 60% | |||||||||||||||
| Secured Debt to Total Assets | 5% | < 40% | |||||||||||||||
| Consolidated Income to Annual Debt Service Charge | 4.1x | > 1.5x | |||||||||||||||
| Unencumbered Assets to Unsecured Debt | 246% | > 150% | |||||||||||||||
Notes:
(1)Amounts include 526,915 and 608,348 downREIT operating partnership units outstanding at December 31, 2025 and 2024, respectively.
(2)These shares, issued March 8, 2007, are unregistered.
(3)Total net debt includes mortgages payable, notes payable, senior notes and debentures, net of premiums/discounts and debt issuance costs and net of cash and cash equivalents from our consolidated balance sheet.
(4)The reference period for calculating these covenants is the year ended December 31, 2025.
(5)For a detailed description of the senior unsecured notes covenants and definitions of the terms, please refer to our filings with the Securities and Exchange Commission.
14
| Federal Realty Investment Trust | |||||||||||||||||||||||||||||||||||
| Summary of Outstanding Debt | |||||||||||||||||||||||||||||||||||
| December 31, 2025 | |||||||||||||||||||||||||||||||||||
| As of December 31, 2025 | |||||||||||||||||||||||||||||||||||
| Stated maturity date | Stated interest rate | Balance | Weighted average effective rate (7) | ||||||||||||||||||||||||||||||||
| (in thousands) | |||||||||||||||||||||||||||||||||||
| Mortgages payable (1) | |||||||||||||||||||||||||||||||||||
| Bell Gardens | 8/1/2026 | 4.06% | $ | 10,885 | |||||||||||||||||||||||||||||||
| Bethesda Row | 12/28/2026 (2) | SOFR + 0.95% | 200,000 | ||||||||||||||||||||||||||||||||
| Plaza El Segundo | 6/5/2027 | 3.83% | 125,000 | ||||||||||||||||||||||||||||||||
| The Grove at Shrewsbury (East) | 9/1/2027 | 3.77% | 43,600 | ||||||||||||||||||||||||||||||||
| Azalea (3) | 10/30/2028 (4) | SOFR + 0.85% | 55,000 | ||||||||||||||||||||||||||||||||
| Brook 35 | 7/1/2029 | 4.65% | 11,500 | ||||||||||||||||||||||||||||||||
| Hoboken (24 Buildings) | 12/15/2029 | SOFR + 1.95% (5) | 50,568 | ||||||||||||||||||||||||||||||||
| Various Hoboken (12 Buildings) | Various through 2029 | 3.91% to 5.00% | 23,568 | ||||||||||||||||||||||||||||||||
| Chelsea | 1/15/2031 | 5.36% | 3,091 | ||||||||||||||||||||||||||||||||
| Subtotal | 523,212 | ||||||||||||||||||||||||||||||||||
| Net unamortized debt issuance costs and discount | (1,453) | ||||||||||||||||||||||||||||||||||
| Total mortgages payable, net | 521,759 | 4.47% | |||||||||||||||||||||||||||||||||
| Notes payable | |||||||||||||||||||||||||||||||||||
| Revolving credit facility (3)(6) | 4/5/2027 | SOFR + 0.775% | 310,000 | ||||||||||||||||||||||||||||||||
| $750 million term loan (3) | 3/20/2028 | SOFR + 0.85% | 750,000 | ||||||||||||||||||||||||||||||||
| $250 million term loan (3) | 1/31/2031 | SOFR + 0.85% | — | ||||||||||||||||||||||||||||||||
| Various | Various through 2059 | Various | 1,190 | ||||||||||||||||||||||||||||||||
| Subtotal | 1,061,190 | ||||||||||||||||||||||||||||||||||
| Net unamortized debt issuance costs | (3,859) | ||||||||||||||||||||||||||||||||||
| Total notes payable, net | 1,057,331 | 4.52% | (8) | ||||||||||||||||||||||||||||||||
| Senior notes and debentures | |||||||||||||||||||||||||||||||||||
| Unsecured fixed rate | |||||||||||||||||||||||||||||||||||
| 1.25% notes | 2/15/2026 | 1.25% | 400,000 | ||||||||||||||||||||||||||||||||
| 7.48% debentures | 8/15/2026 | 7.48% | 29,200 | ||||||||||||||||||||||||||||||||
| 3.25% notes | 7/15/2027 | 3.25% | 475,000 | ||||||||||||||||||||||||||||||||
| 6.82% medium term notes | 8/1/2027 | 6.82% | 40,000 | ||||||||||||||||||||||||||||||||
| 5.375% notes | 5/1/2028 | 5.375% | 350,000 | ||||||||||||||||||||||||||||||||
| 3.25% exchangeable notes | 1/15/2029 | 3.25% | 485,000 | ||||||||||||||||||||||||||||||||
| 3.20% notes | 6/15/2029 | 3.20% | 400,000 | ||||||||||||||||||||||||||||||||
| 3.50% notes | 6/1/2030 | 3.50% | 400,000 | ||||||||||||||||||||||||||||||||
| 4.50% notes | 12/1/2044 | 4.50% | 550,000 | ||||||||||||||||||||||||||||||||
| 3.625% notes | 8/1/2046 | 3.625% | 250,000 | ||||||||||||||||||||||||||||||||
| Subtotal | 3,379,200 | ||||||||||||||||||||||||||||||||||
| Net unamortized debt issuance costs and premium | (15,190) | ||||||||||||||||||||||||||||||||||
| Total senior notes and debentures, net | 3,364,010 | 3.77% | |||||||||||||||||||||||||||||||||
| Total debt, net | $ | 4,943,100 | |||||||||||||||||||||||||||||||||
| Total fixed rate debt, net | $ | 4,080,487 | 83% | 3.85% | |||||||||||||||||||||||||||||||
| Total variable rate debt, net | 862,613 | 17% | 4.70% | (8) | |||||||||||||||||||||||||||||||
| Total debt, net | $ | 4,943,100 | 100% | 4.00% | (8) | ||||||||||||||||||||||||||||||
Notes:
(1)Mortgages payable does not include our share of debt on our unconsolidated real estate partnerships. At December 31, 2025, our share of unconsolidated debt was approximately $61.9 million. At December 31, 2025, our noncontrolling interests' share of mortgages payable was $15.4 million.
(2)We have one one-year extension, at our option to extend the maturity date of this mortgage loan to December 28, 2027.
(3)Our Azalea mortgage loan, revolving credit facility SOFR loans and our term loans bear interest at Daily Simple SOFR, as defined in the respective credit agreements, plus a spread, based on our current credit rating. The interest rate on $450.0 million of our $750.0 million term loan is fixed at a weighted average interest rate of 4.17% through March 1, 2028 through interest rate swap agreements.
(4)We have two one-year extensions, at our option to extend the maturity date of this mortgage loan to October 30, 2030.
(5)The interest rate on this mortgage loan is fixed at 3.67% through two interest rate swap agreements.
(6)The maximum amount drawn under our $1.25 billion revolving credit facility during both the three months and year ended December 31, 2025 was $461.6 million. The weighted average interest rate on borrowings under our credit facility, before amortization of debt fees, was 4.8% and 5.0% for the three months and year ended December 31, 2025, respectively. On October 30, 2025, the interest rate on our revolving credit facility was reduced by removing the 0.10% adjustment to SOFR.
(7)The weighted average effective interest rate includes the amortization of any debt issuance costs and discounts and premiums, if applicable, except as described in Note 8.
(8)The weighted average effective interest rate excludes $0.9 million in quarterly financing fees and quarterly debt fee amortization on our revolving credit facility.
15
| Federal Realty Investment Trust | ||||||||||||||||||||||||||||||||
| Summary of Debt Maturities | ||||||||||||||||||||||||||||||||
| December 31, 2025 | ||||||||||||||||||||||||||||||||
| Year | Scheduled Amortization | Maturities | Total | Percent of Debt Maturing | Weighted Average Rate (5) | |||||||||||||||||||||||||||
| (in thousands) | ||||||||||||||||||||||||||||||||
| 2026 | $ | 3,145 | $ | 452,450 | $ | 455,595 | 9.2 | % | 2.0 | % | ||||||||||||||||||||||
| 2027 | 2,637 | 890,682 | (1) | 893,319 | 18.0 | % | 4.0 | % | ||||||||||||||||||||||||
| 2028 | 2,511 | 660,000 | (2) | 662,511 | 13.4 | % | 5.1 | % | (6) | |||||||||||||||||||||||
| 2029 | 2,329 | 943,105 | 945,434 | 19.0 | % | 3.6 | % | |||||||||||||||||||||||||
| 2030 | 684 | 1,205,000 | (3) | 1,205,684 | 24.3 | % | 4.3 | % | ||||||||||||||||||||||||
| 2031 | 59 | — | 59 | — | % | 6.1 | % | |||||||||||||||||||||||||
| 2032 | — | — | — | — | % | — | % | |||||||||||||||||||||||||
| 2033 | — | — | — | — | % | — | % | |||||||||||||||||||||||||
| 2034 | — | — | — | — | % | — | % | |||||||||||||||||||||||||
| 2035 | — | — | — | — | % | — | % | |||||||||||||||||||||||||
| Thereafter | — | 801,000 | 801,000 | 16.1 | % | 4.2 | % | |||||||||||||||||||||||||
| Total | $ | 11,365 | $ | 4,952,237 | $ | 4,963,602 | (4) | 100.0 | % | |||||||||||||||||||||||
Notes:
The above table assumes all extension options are exercised.
(1)Our $200.0 mortgage loan secured by Bethesda Row matures on December 28, 2026 plus one one-year extension, at our option to December 28, 2027.
(2)Our $1.25 billion revolving credit facility matures on April 5, 2027, plus two six-month extensions at our option to April 5, 2028. As of December 31, 2025, there was $310.0 million outstanding under this credit facility.
(3)Our $750.0 million term loan matures on March 20, 2028, plus two one-year extensions at our option to March 20, 2030. Additionally, our $55.0 million mortgage loan secured by Azalea matures on October 30, 2028, plus two one-year extensions at our option to October 30, 2030.
(4)The total debt maturities differ from the total reported on the consolidated balance sheet due to the debt issuance costs and unamortized net premium/discount on certain mortgage loans, notes payable, and senior notes as of December 31, 2025. The weighted average remaining term on our mortgages payable, notes payable, and senior notes and debentures is approximately 5 years.
(5)The weighted average rate reflects the weighted average interest rate, as of December 31, 2025, on debt maturing in the respective year.
(6)The weighted average rate excludes $0.9 million in quarterly financing fees and quarterly debt fee amortization on our $1.25 billion revolving credit facility.
16
| Federal Realty Investment Trust | |||||||||||||||||||||||
| Summary of Redevelopment and Expansion Opportunities | |||||||||||||||||||||||
| December 31, 2025 | |||||||||||||||||||||||
| The following redevelopment opportunities are actively being worked on by the Trust. (1) | |||||||||||||||||||||||
| Projected POI Delivered (2) | |||||||||||||||||||||||
| Property | Location | Opportunity | Projected ROI (2) | Projected Cost (1) | Cost to Date | Delivered 2025 | Projected 2026 | ||||||||||||||||
| (in millions) | (in millions) | (as a % of Total) | |||||||||||||||||||||
| Projects stabilized: | |||||||||||||||||||||||
| Huntington | Huntington, NY | Demolition of the main two level building consisting of 161,000 square feet of anchor and small shop space to construct 102,000 square feet of new ground-level anchor and small shop retail space | 8 | % | $82 | $80 | 95% | Stabilized | |||||||||||||||
| Projects in process: | |||||||||||||||||||||||
| Santana West (3) | San Jose, CA | Development of a 369,000 square foot office building. 345,000 square feet of office space leased | 5% - 6% | $325 - $335 | $308 | 15% | 75% - 80% | ||||||||||||||||
| Pike & Rose - 915 Meeting Street (3) | North Bethesda, MD | Development of a 262,000 square foot office building with 10,000 square feet of retail space. The building is fully leased. | 6 | % | $180 - $190 | $179 | 70% | 90% - 95% | |||||||||||||||
| Santana Row - Lot 12 | San Jose, CA | Development of a new six story building with 258 residential units and associated parking | 6% - 7% | $140 - $148 | $28 | — | — | ||||||||||||||||
| Willow Grove | Willow Grove, PA | Demolition of 130,000 SF of existing retail to construct a new six story mixed use building with 261 residential units, a 438 space parking structure, and an additional 52,000 SF of retail space | 7 | % | $110 - $120 | $14 | — | — | |||||||||||||||
| Bala Cynwyd on City Avenue | Bala Cynwyd, PA | Demolition of two level department store building to construct a new six story building with 217 residential units, 19,000 square feet of retail and a two-story parking structure with 234 parking stalls. Delivery expected to start in Q1 2026. | 7 | % | $90 - $95 | $68 | — | 0% - 5% | |||||||||||||||
| Hoboken - 301 Washington Street | Hoboken, NJ | Development of a new 5 story, 45-unit residential building with 10,200 square feet of ground floor retail space | 6% - 7% | $45 - $48 | $18 | — | — | ||||||||||||||||
| Property | Location | Opportunity | Projected ROI (4) | Projected Cost (1) | Cost to Date | Anticipated Stabilization (5) | |||||||||||||||||
| (in millions) | (in millions) | ||||||||||||||||||||||
| Andorra | Philadelphia, PA | Demolition of 31,500 square feet of anchor and small shop spaces to construct a 50,000 square foot turnkey building for a national grocer tenant and redevelopment of 27,000 square feet of vacant small shop space at the north end of the property to construct 10,400 square feet of small shop, and a 10,000 square foot anchor tenant | 7% - 8% | $32 | $23 | 2026 | |||||||||||||||||
| Grossmont Center | La Mesa, CA | Phase I of a multi-phase redevelopment of the property focusing on revitalizing the northern side of the property encompassing 131,000 square feet of anchor and small shop space | 9% - 10% | $18 | $3 | 2029 | |||||||||||||||||
| Santana Row | San Jose, CA | Installation and implementation of paid parking system | 41 | % | $3 | $3 | Stabilized | ||||||||||||||||
| Mercer on One | Lawrenceville, NJ | Construction of a 2,225 square foot pad building with drive-thru for a restaurant tenant | 8 | % | $3 | $3 | Stabilized | ||||||||||||||||
| Active Property Improvement Projects (6) | Ongoing improvements at 8 properties to better position those properties to capture a disproportionate amount of retail demand | 8% - 16% | $48 | $32 | |||||||||||||||||||
Notes:
(1)There is no guarantee that the Trust will ultimately complete any or all of these opportunities, that the ROI or Projected Costs will be the amounts shown or that stabilization will occur as anticipated. The projected returns on investment (ROI) and Projected Cost are management's best estimate based on current information and may change over time. Anticipated total cost, and projected ROI, and projected POI delivered are subject to adjustment as a result of factors inherent in the development process, some of which may not be under the direct control of the Company. Refer to the Company's filings with the Securities and Exchange Commission on Form 10-K and Form 10-Q for other risk factors.
(2)Projected ROI for mixed-use redevelopment/expansion projects reflects the unleveraged Property Operating Income (POI) generated by the project and is calculated as POI divided by cost. Projected POI delivered is an approximate calculation of the POI delivered or expected to be delivered and is calculated based on the Projected Cost and Projected ROI disclosed herewith and is based on the mid-point of the range, if applicable. Projected POI delivered includes straight line rent.
(3)Projected costs for Pike & Rose include an allocation of infrastructure costs for the entire project. Santana West includes an allocation of infrastructure for the Santana West site.
(4)Projected ROI for redevelopment projects generally reflects only the deal specific cash, unleveraged incremental POI generated by the redevelopment and is calculated as Incremental POI divided by incremental cost. Incremental POI is the POI generated by the redevelopment after deducting rent being paid or management's estimate of rent to be paid for the redevelopment space and any other space taken out of service to accommodate the redevelopment. Projected ROI for redevelopment projects generally does not include peripheral impacts, such as the impact on future lease rollovers at the property or the impact on the long-term value of the property but may for certain property improvement projects.
(5)Stabilization is generally the year in which 90% physical occupancy of the redeveloped space is achieved. Economic stabilization may occur at a later point in time.
(6)Property improvement projects generally consist of façade renovations, site improvements, landscaping, improved outdoor amenity spaces, and other upgrades to improve the overall look and environment of the property. These projects improve overall tenant and customer experiences, improve market rents, drive leasing demand, and/or provide outdoor spaces critical to meeting the needs of the current environment. Returns on these projects are typically seen over one to five years, however, some projects could extend beyond that. Projected ROI range reflects management's best estimate of the long term expected return on cost of these investments.
17
| Federal Realty Investment Trust | |||||||||||||||||
| Future Redevelopment and Expansion Opportunities | |||||||||||||||||
| December 31, 2025 | |||||||||||||||||
| We have identified the following potential opportunities to create future shareholder value. Executing these opportunities could be subject to government approvals, tenant consents, market conditions, etc. Work on many of these opportunities is in its preliminary stages and may not ultimately come to fruition. This list will change from time to time as we identify hurdles that cannot be overcome in the near term, and focus on those opportunities that are most likely to lead to the creation of shareholder value over time. | |||||||||||||||||
| Redevelopment Opportunities | |||||||||||||||||
| Property | Location | Expansion/Conversion (4) | Residential (5) | Mixed Use - Long Term | |||||||||||||
| Assembly Row (1) | Somerville, MA | ü | |||||||||||||||
| Bala Cynwyd on City Avenue | Bala Cynwyd, PA | ü | ü | ||||||||||||||
| Barracks Road | Charlottesville, VA | ü | ü | ||||||||||||||
| Bethesda Row | Bethesda, MD | ü | ü | ||||||||||||||
| Camelback Colonnade | Phoenix, AZ | ü | ü | ||||||||||||||
| Chelsea Commons | Chelsea, MA | ü | |||||||||||||||
| Dedham Plaza | Dedham, MA | ü | |||||||||||||||
| Del Monte Shopping Center | Monterey, CA | ü | |||||||||||||||
| Escondido Promenade | Escondido, CA | ü | |||||||||||||||
| Fairfax Junction | Fairfax, VA | ü | ü | ||||||||||||||
| Federal Plaza | Rockville, MD | ü | |||||||||||||||
| Finley Square | Downers Grove, IL | ü | |||||||||||||||
| Fresh Meadows | Queens, NY | ü | |||||||||||||||
| Friendship Center | Washington, DC | ü | ü | ||||||||||||||
| Governor Plaza | Glen Burnie, MD | ü | |||||||||||||||
| Grossmont Center | La Mesa, CA | ü | |||||||||||||||
| Huntington | Huntington, NY | ü | |||||||||||||||
| Huntington Square | East Northport, NY | ü | |||||||||||||||
| Northeast | Philadelphia, PA | ü | |||||||||||||||
| Pike & Rose (2) | North Bethesda, MD | ü | |||||||||||||||
| Pike 7 Plaza | Vienna, VA | ü | |||||||||||||||
| Providence Place | Fairfax, VA | ü | ü | ||||||||||||||
| Riverpoint Center | Chicago, IL | ü | |||||||||||||||
| Santana Row (3) | San Jose, CA | ü | |||||||||||||||
| Shops at Pembroke Gardens | Pembroke Pines, FL | ü | |||||||||||||||
| The AVENUE at White Marsh | White Marsh, MD | ü | |||||||||||||||
| Tower Shopping Center | Springfield, VA | ü | |||||||||||||||
| Troy Hills | Parsippany-Troy, NJ | ü | |||||||||||||||
| Village at Shirlington | Arlington, VA | ü | |||||||||||||||
| Virginia Gateway | Gainesville, VA | ü | |||||||||||||||
| Willow Lawn | Richmond, VA | ü | |||||||||||||||
| Wynnewood | Wynnewood, PA | ü | ü | ||||||||||||||
Notes:
(1)Remaining entitlements at Assembly Row include approximately 1.5 million square feet of commercial-use buildings and 326 residential units.
(2)Remaining entitlements at Pike & Rose include approximately 530,000 square feet of commercial-use buildings and 741 residential units.
(3)Remaining entitlements at Santana Row include approximately 321,000 square feet of commercial space and 137 residential units, as well as approximately 604,000 square feet of commercial space across from Santana Row.
(4)Property expansion/conversion includes opportunities at successful retail properties to convert previously underutilized land into new GLA, to convert other existing uses into more productive uses for the property, and/or to add both single tenant and multi-tenant stand alone pad buildings.
(5)Residential includes opportunities to add residential units to existing retail and mixed-use properties.
18
| Federal Realty Investment Trust | |||||||||||||||||||||||||||||||||||
| Significant Transactions | |||||||||||||||||||||||||||||||||||
| December 31, 2025 | |||||||||||||||||||||||||||||||||||
Property Acquisitions
| Date | Property | City/State | GLA | Purchase Price | Principal Tenants | |||||||||||||||||||||||||||
| (in square feet) | (in millions) | |||||||||||||||||||||||||||||||
| February 25, 2025 | Del Monte Shopping Center | Monterey, California | 675,000 | $ | 123.5 | Whole Foods / Macy's / Petco / Pottery Barn / Apple / Sephora | ||||||||||||||||||||||||||
| July 1, 2025 | Town Center Crossing & Town Center Plaza | Leawood, Kansas | 552,000 | $ | 289.0 | Trader Joe’s / Crate & Barrel / Pottery Barn / Restoration Hardware / Apple / Aritzia | ||||||||||||||||||||||||||
| October 10, 2025 | Annapolis Town Center | Annapolis, Maryland | 479,000 | $ | 187.0 | Whole Foods / Restoration Hardware / Pottery Barn / Williams Sonoma / Life Time Fitness / Anthropologie | ||||||||||||||||||||||||||
| November 24, 2025 | Village Pointe | Omaha, Nebraska | 452,000 | $ | 153.3 | Nordstrom Rack / Best Buy / Apple / Sephora / lululemon | ||||||||||||||||||||||||||
Property Dispositions
| Date | Property | City/State | Sales Price | |||||||||||||||||
| (in millions) | ||||||||||||||||||||
| January 7, 2025 | White Marsh Other (portion) | Baltimore, Maryland | $ | 3.4 | ||||||||||||||||
| May 12, 2025 | Santana Row Residential (1 building) | San Jose, California | $ | 73.9 | ||||||||||||||||
| June 23, 2025 | Hollywood Boulevard | Los Angeles, California | $ | 69.0 | ||||||||||||||||
| December 16, 2025 | Bristol Plaza | Bristol, Connecticut | $ | 44.4 | ||||||||||||||||
| December 17, 2025 | Pike & Rose Residential (1 building) | North Bethesda, Maryland | $ | 125.0 | ||||||||||||||||
| February 5, 2026 | Santana Row Residential (1 building) | San Jose, California | $ | 148.5 | ||||||||||||||||
| February 5, 2026 | Courthouse Center | Rockville, Maryland | $ | 10.0 | ||||||||||||||||
Financing Transactions
Issuance of Common Shares
On March 28, 2025, we settled our remaining open forward sales agreements by issuing 476,497 common shares which were sold at a weighted average gross offering price of $115.43.
Term Loans
On March 20, 2025, we amended and restated our $600.0 million unsecured term loan, extending the maturity date to March 20, 2028, plus two one-year extensions, at our option. We also had the right to borrow up to an additional $150.0 million, which we exercised on September 22, 2025, bringing our total amount outstanding under this agreement to $750.0 million as of December 31, 2025. Under an accordion feature, we have the right to request additional loans, subject to an aggregate maximum of $1.0 billion borrowed under the restated agreement. Additionally, on May 1, 2025, the interest rate was reduced by removing the 0.10% adjustment to SOFR
On November 17, 2025, we entered into an additional unsecured term loan agreement, which gives us the capacity to borrow up to $250.0 million at an interest rate of SOFR + 85 basis points, based on our current credit rating. The loan matures on January 31, 2031, and as of December 31, 2025, we do not have any outstanding borrowings under this agreement. Under an accordion feature, we have the right to request additional loans, subject to an aggregate maximum of $500.0 million.
19
| Federal Realty Investment Trust | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| Real Estate Status Report | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| December 31, 2025 | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| Property Name | MSA Description | Real Estate at Cost | Acreage | GLA (1) | % Leased (1) | % Occupied(1) | Average Rent PSF (2) | Residential Units | Grocery Anchor GLA | Grocery Anchor (3) | Other Retail Tenants | ||||||||||||||||||||||||||||||||||||||||||
| (in thousands) | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| Washington Metropolitan Area | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| Barcroft Plaza | Washington-Arlington-Alexandria, DC-VA-MD-WV | $ | 52,348 | 10 | 113,000 | 98 | % | 98 | % | $32.78 | 46,000 | Harris Teeter | |||||||||||||||||||||||||||||||||||||||||
| Bethesda Row | (4) | Washington-Arlington-Alexandria, DC-VA-MD-WV | 275,625 | 17 | 532,000 | 99 | % | 98 | % | $60.65 | 180 | 40,000 | Giant Food | Apple / Anthropologie / Equinox / Multiple Restaurants | |||||||||||||||||||||||||||||||||||||||
| Birch & Broad | Washington-Arlington-Alexandria, DC-VA-MD-WV | 26,265 | 10 | 144,000 | 100 | % | 100 | % | $40.58 | 51,000 | Giant Food | CVS / Staples | |||||||||||||||||||||||||||||||||||||||||
| Chesterbrook | (5) | Washington-Arlington-Alexandria, DC-VA-MD-WV | 51,246 | 9 | 89,000 | 91 | % | 85 | % | $32.43 | 35,000 | Safeway | Starbucks | ||||||||||||||||||||||||||||||||||||||||
| Congressional Plaza | (5) | Washington-Arlington-Alexandria, DC-VA-MD-WV | 109,667 | 21 | 309,000 | 91 | % | 79 | % | $46.87 | 194 | 25,000 | The Fresh Market | Ulta / Barnes & Noble / Container Store | |||||||||||||||||||||||||||||||||||||||
| Courthouse Center | Washington-Arlington-Alexandria, DC-VA-MD-WV | 7,643 | 2 | 33,000 | 81 | % | 81 | % | $30.44 | ||||||||||||||||||||||||||||||||||||||||||||
| Fairfax Junction | (6) | Washington-Arlington-Alexandria, DC-VA-MD-WV | 46,839 | 11 | 124,000 | 98 | % | 98 | % | $29.15 | 23,000 | Aldi | CVS / Planet Fitness | ||||||||||||||||||||||||||||||||||||||||
| Federal Plaza | Washington-Arlington-Alexandria, DC-VA-MD-WV | 75,243 | 18 | 249,000 | 96 | % | 95 | % | $40.51 | 14,000 | Trader Joe's | TJ Maxx / Micro Center / Ross Dress for Less | |||||||||||||||||||||||||||||||||||||||||
| Friendship Center | Washington-Arlington-Alexandria, DC-VA-MD-WV | 39,840 | 1 | 25,000 | 100 | % | 100 | % | $23.18 | Maggiano's | |||||||||||||||||||||||||||||||||||||||||||
| Gaithersburg Square | Washington-Arlington-Alexandria, DC-VA-MD-WV | 39,717 | 16 | 205,000 | 98 | % | 98 | % | $33.44 | Marshalls / Ross Dress for Less / Ashley Furniture HomeStore / CVS | |||||||||||||||||||||||||||||||||||||||||||
| Graham Park Plaza | Washington-Arlington-Alexandria, DC-VA-MD-WV | 28,425 | 10 | 133,000 | 95 | % | 93 | % | $39.72 | 58,000 | Giant Food | ||||||||||||||||||||||||||||||||||||||||||
| Idylwood Plaza | Washington-Arlington-Alexandria, DC-VA-MD-WV | 20,166 | 7 | 73,000 | 98 | % | 92 | % | $51.51 | 23,000 | TBA | ||||||||||||||||||||||||||||||||||||||||||
| Kingstowne Towne Center | Washington-Arlington-Alexandria, DC-VA-MD-WV | 212,421 | 45 | 411,000 | 100 | % | 98 | % | $29.03 | 135,000 | Giant Food / Safeway | TJ Maxx / HomeGoods / Ross Dress for Less | |||||||||||||||||||||||||||||||||||||||||
| Laurel | Washington-Arlington-Alexandria, DC-VA-MD-WV | 62,369 | 26 | 367,000 | 96 | % | 96 | % | $25.27 | 61,000 | Giant Food | Marshalls / L.A. Fitness / HomeGoods | |||||||||||||||||||||||||||||||||||||||||
| Montrose Crossing | Washington-Arlington-Alexandria, DC-VA-MD-WV | 172,103 | 36 | 369,000 | 98 | % | 98 | % | $35.06 | 73,000 | Giant Food / Target (S) | Marshalls / Home Depot Design Center / Old Navy / Burlington | |||||||||||||||||||||||||||||||||||||||||
| Mount Vernon/South Valley/7770 Richmond Hwy | (6) | Washington-Arlington-Alexandria, DC-VA-MD-WV | 99,382 | 40 | 565,000 | 97 | % | 96 | % | $21.43 | 62,000 | Shoppers Food Warehouse | TJ Maxx / Home Depot / Old Navy / Burlington / Ulta | ||||||||||||||||||||||||||||||||||||||||
| Old Keene Mill | Washington-Arlington-Alexandria, DC-VA-MD-WV | 20,211 | 10 | 90,000 | 100 | % | 100 | % | $46.51 | 14,000 | Trader Joe's | Walgreens / Planet Fitness | |||||||||||||||||||||||||||||||||||||||||
| Pike & Rose | Washington-Arlington-Alexandria, DC-VA-MD-WV | 800,095 | 24 | 955,000 | 100 | % | 97 | % | $47.31 | 447 | Porsche / Uniqlo / REI / H&M / L.L Bean / Multiple Restaurants | ||||||||||||||||||||||||||||||||||||||||||
| Pike 7 Plaza | Washington-Arlington-Alexandria, DC-VA-MD-WV | 57,047 | 13 | 175,000 | 99 | % | 99 | % | $51.85 | 24,000 | Lidl | TJ Maxx / DSW / Ulta | |||||||||||||||||||||||||||||||||||||||||
| Plaza del Mercado | Washington-Arlington-Alexandria, DC-VA-MD-WV | 47,221 | 10 | 116,000 | 97 | % | 97 | % | $35.01 | 18,000 | Aldi | CVS / L.A. Fitness | |||||||||||||||||||||||||||||||||||||||||
| Providence Place | Washington-Arlington-Alexandria, DC-VA-MD-WV | 37,855 | 25 | 228,000 | 90 | % | 90 | % | $25.17 | 65,000 | Safeway | Micro Center / CVS / Michaels | |||||||||||||||||||||||||||||||||||||||||
| Quince Orchard | (4) | Washington-Arlington-Alexandria, DC-VA-MD-WV | 41,802 | 16 | 271,000 | 87 | % | 87 | % | $26.17 | 19,000 | Aldi | HomeGoods / L.A. Fitness / Staples | ||||||||||||||||||||||||||||||||||||||||
| Tower Shopping Center | Washington-Arlington-Alexandria, DC-VA-MD-WV | 30,201 | 12 | 109,000 | 99 | % | 99 | % | $31.09 | 26,000 | L.A. Mart | Total Wine & More / Talbots | |||||||||||||||||||||||||||||||||||||||||
| Twinbrooke Centre | Washington-Arlington-Alexandria, DC-VA-MD-WV | 43,751 | 10 | 103,000 | 98 | % | 89 | % | $30.42 | 35,000 | Safeway | Outback Steakhouse | |||||||||||||||||||||||||||||||||||||||||
| Tyson's Station | Washington-Arlington-Alexandria, DC-VA-MD-WV | 6,818 | 5 | 48,000 | 96 | % | 96 | % | $54.82 | 15,000 | Trader Joe's | ||||||||||||||||||||||||||||||||||||||||||
20
| Federal Realty Investment Trust | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| Real Estate Status Report | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| December 31, 2025 | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| Property Name | MSA Description | Real Estate at Cost | Acreage | GLA (1) | % Leased (1) | % Occupied(1) | Average Rent PSF (2) | Residential Units | Grocery Anchor GLA | Grocery Anchor (3) | Other Retail Tenants | ||||||||||||||||||||||||||||||||||||||||||
| (in thousands) | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| Village at Shirlington | (4) | Washington-Arlington-Alexandria, DC-VA-MD-WV | 78,462 | 16 | 277,000 | 91 | % | 89 | % | $41.22 | 28,000 | Harris Teeter | CVS / AMC / Multiple Restaurants | ||||||||||||||||||||||||||||||||||||||||
| Virginia Gateway | Washington-Arlington-Alexandria, DC-VA-MD-WV | 210,985 | 110 | 668,000 | 98 | % | 95 | % | $27.56 | 70,000 | Giant Food / Target (S) / BJ's Wholesale Club (S) | HomeGoods / Total Wine & More / Best Buy / Ulta / Lowe's (S) | |||||||||||||||||||||||||||||||||||||||||
| Westpost | Washington-Arlington-Alexandria, DC-VA-MD-WV | 120,862 | 14 | 298,000 | 99 | % | 99 | % | $35.22 | 79,000 | Harris Teeter / Target | TJ Maxx / Ulta / Walgreens / DSW | |||||||||||||||||||||||||||||||||||||||||
| Wildwood | Washington-Arlington-Alexandria, DC-VA-MD-WV | 28,393 | 12 | 88,000 | 100 | % | 97 | % | $114.79 | 20,000 | Balducci's | CVS / Multiple Restaurants | |||||||||||||||||||||||||||||||||||||||||
| Total Washington Metropolitan Area | 2,843,002 | 556 | 7,167,000 | 97 | % | 95 | % | $37.95 | |||||||||||||||||||||||||||||||||||||||||||||
| California | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| Azalea | (5) | Los Angeles-Long Beach-Anaheim, CA | 109,020 | 22 | 226,000 | 100 | % | 92 | % | $33.07 | Walmart (S) | Marshalls / Ross Dress for Less / Ulta / Michaels | |||||||||||||||||||||||||||||||||||||||||
| Bell Gardens | (4)(5) | Los Angeles-Long Beach-Anaheim, CA | 120,447 | 32 | 371,000 | 93 | % | 93 | % | $25.79 | 108,000 | Food 4 Less / El Super | Marshalls / Ross Dress for Less / Bob's Discount Furniture | ||||||||||||||||||||||||||||||||||||||||
| Colorado Blvd | (4) | Los Angeles-Long Beach-Anaheim, CA | 14,102 | 1 | 42,000 | 73 | % | 73 | % | $50.42 | Banana Republic / True Food Kitchen | ||||||||||||||||||||||||||||||||||||||||||
| Crow Canyon Commons | San Francisco-Oakland-Hayward, CA | 94,444 | 22 | 239,000 | 85 | % | 85 | % | $36.98 | 32,000 | Sprouts | Total Wine & More / Alamo Ace Hardware | |||||||||||||||||||||||||||||||||||||||||
| Del Monte Shopping Center | Salinas, CA | 130,284 | 46 | 675,000 | 80 | % | 80 | % | $18.82 | 25,000 | Whole Foods | Macy's / Petco / Pottery Barn / Apple / Sephora | |||||||||||||||||||||||||||||||||||||||||
| East Bay Bridge | San Francisco-Oakland-Hayward, CA | 179,260 | 32 | 441,000 | 98 | % | 88 | % | $20.93 | 199,000 | Pak-N-Save / Target | Home Depot / Nordstrom Rack / Michaels | |||||||||||||||||||||||||||||||||||||||||
| Escondido Promenade | San Diego-Carlsbad, CA | 135,808 | 18 | 298,000 | 100 | % | 98 | % | $32.01 | Target (S) | TJ Maxx / Dick’s Sporting Goods / Ross Dress for Less / Bob's Discount Furniture | ||||||||||||||||||||||||||||||||||||||||||
| Fourth Street | (5) | San Francisco-Oakland-Hayward, CA | 28,113 | 3 | 71,000 | 47 | % | 47 | % | $41.11 | CB2 | ||||||||||||||||||||||||||||||||||||||||||
| Freedom Plaza | (4)(5) | Los Angeles-Long Beach-Anaheim, CA | 44,035 | 9 | 114,000 | 92 | % | 92 | % | $32.68 | 31,000 | Smart & Final | Nike / Blink Fitness / Ross Dress for Less | ||||||||||||||||||||||||||||||||||||||||
| Grossmont Center | (5) | San Diego-Carlsbad, CA | 179,404 | 64 | 866,000 | 95 | % | 95 | % | $16.62 | 294,000 | Target / Walmart | Barnes & Noble / CVS | ||||||||||||||||||||||||||||||||||||||||
| Hastings Ranch Plaza | (4) | Los Angeles-Long Beach-Anaheim, CA | 25,997 | 15 | 273,000 | 100 | % | 100 | % | $9.66 | Marshalls / HomeGoods / CVS | ||||||||||||||||||||||||||||||||||||||||||
| Old Town Center | San Jose-Sunnyvale-Santa Clara, CA | 44,461 | 8 | 99,000 | 89 | % | 72 | % | $49.43 | Anthropologie / Sephora / Arhaus Furniture / Teleferic Barcelona | |||||||||||||||||||||||||||||||||||||||||||
| Olivo at Mission Hills | (5) | Los Angeles-Long Beach-Anaheim, CA | 82,907 | 12 | 155,000 | 100 | % | 100 | % | $35.10 | 32,000 | Target | 24 Hour Fitness / Ross Dress for Less / Ulta | ||||||||||||||||||||||||||||||||||||||||
| Pinole Vista Crossing | San Francisco-Oakland-Hayward, CA | 58,492 | 19 | 216,000 | 99 | % | 99 | % | $22.48 | 43,000 | FoodMaxx | TJ Maxx / Nordstrom Rack / HomeGoods / Ulta | |||||||||||||||||||||||||||||||||||||||||
| Plaza Del Sol | (5) | Los Angeles-Long Beach-Anaheim, CA | 17,967 | 4 | 48,000 | 98 | % | 98 | % | $25.97 | Superior Grocers (S) | Marshalls | |||||||||||||||||||||||||||||||||||||||||
| Plaza El Segundo / The Point | Los Angeles-Long Beach-Anaheim, CA | 311,269 | 50 | 503,000 | 99 | % | 98 | % | $49.24 | 66,000 | Whole Foods | Nordstrom Rack / HomeGoods / Dick's Sporting Goods / Multiple Restaurants | |||||||||||||||||||||||||||||||||||||||||
| San Antonio Center | (4)(6) | San Jose-Sunnyvale-Santa Clara, CA | 52,418 | 22 | 213,000 | 100 | % | 100 | % | $18.37 | 141,000 | Trader Joe's / Walmart | 24 Hour Fitness | ||||||||||||||||||||||||||||||||||||||||
| Santana Row | (4) | San Jose-Sunnyvale-Santa Clara, CA | 1,388,528 | 52 | 1,521,000 | 98 | % | 98 | % | $57.21 | 554 | Crate & Barrel / Container Store / Best Buy / Sephora / Multiple Restaurants | |||||||||||||||||||||||||||||||||||||||||
| Sylmar Towne Center | (5) | Los Angeles-Long Beach-Anaheim, CA | 48,986 | 12 | 148,000 | 95 | % | 95 | % | $22.37 | 43,000 | Food 4 Less | CVS / Ross Dress for Less | ||||||||||||||||||||||||||||||||||||||||
| Westgate Center | San Jose-Sunnyvale-Santa Clara, CA | 164,433 | 44 | 650,000 | 92 | % | 85 | % | $23.72 | 215,000 | Target / TBA | Nordstrom Rack / Nike Factory / TJ Maxx / Ross Dress for Less | |||||||||||||||||||||||||||||||||||||||||
| Total California | 3,230,375 | 487 | 7,169,000 | 94 | % | 92 | % | $32.96 | |||||||||||||||||||||||||||||||||||||||||||||
21
| Federal Realty Investment Trust | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| Real Estate Status Report | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| December 31, 2025 | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| Property Name | MSA Description | Real Estate at Cost | Acreage | GLA (1) | % Leased (1) | % Occupied(1) | Average Rent PSF (2) | Residential Units | Grocery Anchor GLA | Grocery Anchor (3) | Other Retail Tenants | ||||||||||||||||||||||||||||||||||||||||||
| (in thousands) | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| NY Metro/New Jersey | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| Brick Plaza | (4) | New York-Newark-Jersey City, NY-NJ-PA | 105,246 | 46 | 405,000 | 97 | % | 96 | % | $23.66 | 14,000 | Trader Joe's | L.A. Fitness / HomeGoods / Ulta / Burlington | ||||||||||||||||||||||||||||||||||||||||
| Brook 35 | (5) (6) | New York-Newark-Jersey City, NY-NJ-PA | 54,848 | 11 | 97,000 | 100 | % | 97 | % | $42.96 | Banana Republic / Gap / Tommy's Tavern + Tap | ||||||||||||||||||||||||||||||||||||||||||
| Darien Commons | Bridgeport-Stamford-Norwalk, CT | 154,790 | 9 | 120,000 | 96 | % | 91 | % | $48.04 | 124 | Equinox / Walgreens / Multiple Restaurants | ||||||||||||||||||||||||||||||||||||||||||
| Fresh Meadows | New York-Newark-Jersey City, NY-NJ-PA | 99,652 | 17 | 408,000 | 99 | % | 99 | % | $41.67 | 43,000 | Lidl / Island of Gold | AMC / Kohl's / Planet Fitness | |||||||||||||||||||||||||||||||||||||||||
| Georgetowne Shopping Center | New York-Newark-Jersey City, NY-NJ-PA | 88,235 | 9 | 147,000 | 94 | % | 92 | % | $43.82 | 43,000 | Foodway | Five Below / IHOP | |||||||||||||||||||||||||||||||||||||||||
| Greenlawn Plaza | New York-Newark-Jersey City, NY-NJ-PA | 34,870 | 13 | 103,000 | 93 | % | 93 | % | $18.72 | 46,000 | Greenlawn Farms | Planet Fitness | |||||||||||||||||||||||||||||||||||||||||
| Greenwich Avenue | Bridgeport-Stamford-Norwalk, CT | 23,748 | 1 | 36,000 | 100 | % | 100 | % | $96.19 | Saks Fifth Avenue | |||||||||||||||||||||||||||||||||||||||||||
| Hauppauge | New York-Newark-Jersey City, NY-NJ-PA | 42,741 | 15 | 134,000 | 94 | % | 94 | % | $27.26 | 61,000 | Shop Rite | TJ Maxx / Five Below | |||||||||||||||||||||||||||||||||||||||||
| Hoboken | (5) (7) | New York-Newark-Jersey City, NY-NJ-PA | 236,115 | 4 | 171,000 | 97 | % | 95 | % | $62.98 | 129 | CVS / New York Sports Club / Sephora / Multiple Restaurants | |||||||||||||||||||||||||||||||||||||||||
| Huntington | New York-Newark-Jersey City, NY-NJ-PA | 113,947 | 21 | 217,000 | 97 | % | 96 | % | $37.02 | 43,000 | Whole Foods | Petsmart / REI / Ulta | |||||||||||||||||||||||||||||||||||||||||
| Huntington Square | New York-Newark-Jersey City, NY-NJ-PA | 51,910 | 18 | 244,000 | 90 | % | 90 | % | $23.07 | 20,000 | Aldi / Stop & Shop (S) | 24 Hour Fitness / AMC | |||||||||||||||||||||||||||||||||||||||||
| Melville Mall | (4) | New York-Newark-Jersey City, NY-NJ-PA | 108,913 | 21 | 241,000 | 100 | % | 87 | % | $30.84 | 53,000 | Uncle Giuseppe's Marketplace | Marshalls / Dick's Sporting Goods | ||||||||||||||||||||||||||||||||||||||||
| Mercer on One | (4) | Trenton, NJ | 126,751 | 50 | 551,000 | 97 | % | 95 | % | $29.16 | 75,000 | Shop Rite | Nike / Ross Dress for Less / Nordstrom Rack / REI / Tesla | ||||||||||||||||||||||||||||||||||||||||
| The Grove at Shrewsbury | (5) (6) | New York-Newark-Jersey City, NY-NJ-PA | 138,621 | 21 | 191,000 | 99 | % | 99 | % | $56.91 | Bloomies / lululemon / Anthropologie / Pottery Barn / Williams Sonoma | ||||||||||||||||||||||||||||||||||||||||||
| Troy Hills | New York-Newark-Jersey City, NY-NJ-PA | 37,463 | 19 | 211,000 | 99 | % | 98 | % | $20.09 | 65,000 | Target | Floor & Décor / Michaels | |||||||||||||||||||||||||||||||||||||||||
| Total NY Metro/New Jersey | 1,417,850 | 275 | 3,276,000 | 97 | % | 95 | % | $35.25 | |||||||||||||||||||||||||||||||||||||||||||||
| New England | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| Assembly Row / Assembly Square Marketplace | Boston-Cambridge-Newton, MA-NH | 1,151,456 | 65 | 1,230,000 | 98 | % | 97 | % | $41.61 | 947 | 18,000 | Trader Joe's | TJ Maxx / AMC / Nike / Burlington / World Market / Multiple Restaurants | ||||||||||||||||||||||||||||||||||||||||
| Campus Plaza | Boston-Cambridge-Newton, MA-NH | 32,111 | 15 | 113,000 | 100 | % | 100 | % | $20.28 | 46,000 | Roche Bros. | Burlington / Five Below | |||||||||||||||||||||||||||||||||||||||||
| Chelsea Commons | Boston-Cambridge-Newton, MA-NH | 41,073 | 36 | 233,000 | 99 | % | 99 | % | $15.88 | Home Depot / Planet Fitness / CVS / Burlington | |||||||||||||||||||||||||||||||||||||||||||
| Dedham Plaza | Boston-Cambridge-Newton, MA-NH | 54,405 | 20 | 253,000 | 97 | % | 95 | % | $24.15 | 80,000 | Star Market | Planet Fitness | |||||||||||||||||||||||||||||||||||||||||
| Linden Square | Boston-Cambridge-Newton, MA-NH | 160,322 | 19 | 223,000 | 97 | % | 97 | % | $53.28 | 7 | 41,000 | Roche Bros. | CVS / Multiple Restaurants | ||||||||||||||||||||||||||||||||||||||||
| North Dartmouth | Providence-Warwick, RI-MA | 1,944 | 28 | 48,000 | 100 | % | 100 | % | $17.22 | 48,000 | Stop & Shop | ||||||||||||||||||||||||||||||||||||||||||
| Queen Anne Plaza | Boston-Cambridge-Newton, MA-NH | 19,903 | 17 | 149,000 | 99 | % | 99 | % | $21.65 | 50,000 | Big Y Foods | TJ Maxx / HomeGoods | |||||||||||||||||||||||||||||||||||||||||
| Total New England | 1,461,214 | 200 | 2,249,000 | 98 | % | 97 | % | $35.16 | |||||||||||||||||||||||||||||||||||||||||||||
| Philadelphia Metropolitan Area | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| Andorra | Philadelphia-Camden-Wilmington, PA-NJ-DE-MD | 53,905 | 22 | 212,000 | 96 | % | 95 | % | $15.30 | 31,000 | TBA | TJ Maxx / Kohl's / L.A. Fitness / Five Below | |||||||||||||||||||||||||||||||||||||||||
22
| Federal Realty Investment Trust | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| Real Estate Status Report | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| December 31, 2025 | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| Property Name | MSA Description | Real Estate at Cost | Acreage | GLA (1) | % Leased (1) | % Occupied(1) | Average Rent PSF (2) | Residential Units | Grocery Anchor GLA | Grocery Anchor (3) | Other Retail Tenants | ||||||||||||||||||||||||||||||||||||||||||
| (in thousands) | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| Bala Cynwyd on City Avenue | Philadelphia-Camden-Wilmington, PA-NJ-DE-MD | 133,295 | 23 | 174,000 | 96 | % | 96 | % | $38.74 | 87 | 45,000 | Acme Markets | Michaels / L.A. Fitness | ||||||||||||||||||||||||||||||||||||||||
| Ellisburg | Philadelphia-Camden-Wilmington, PA-NJ-DE-MD | 39,967 | 28 | 260,000 | 100 | % | 88 | % | $21.18 | 47,000 | Whole Foods | Five Below / RH Outlet | |||||||||||||||||||||||||||||||||||||||||
| Flourtown | Philadelphia-Camden-Wilmington, PA-NJ-DE-MD | 20,001 | 24 | 158,000 | 98 | % | 98 | % | $24.32 | 75,000 | Giant Food | Movie Tavern | |||||||||||||||||||||||||||||||||||||||||
| Langhorne Square | Philadelphia-Camden-Wilmington, PA-NJ-DE-MD | 24,785 | 21 | 226,000 | 99 | % | 97 | % | $19.76 | 55,000 | Redner's Warehouse Markets | Marshalls / Planet Fitness | |||||||||||||||||||||||||||||||||||||||||
| Lawrence Park | Philadelphia-Camden-Wilmington, PA-NJ-DE-MD | 66,333 | 29 | 357,000 | 100 | % | 100 | % | $25.46 | 53,000 | Acme Markets | TJ Maxx / HomeGoods / Barnes & Noble | |||||||||||||||||||||||||||||||||||||||||
| Northeast | Philadelphia-Camden-Wilmington, PA-NJ-DE-MD | 36,377 | 15 | 208,000 | 96 | % | 83 | % | $22.79 | Lidl (S) | Marshalls / Ulta / Skechers / Crunch Fitness | ||||||||||||||||||||||||||||||||||||||||||
| Willow Grove | Philadelphia-Camden-Wilmington, PA-NJ-DE-MD | 55,135 | 13 | 86,000 | 100 | % | 100 | % | $26.10 | 31,000 | Amazon Food | Marshalls / Five Below | |||||||||||||||||||||||||||||||||||||||||
| Wynnewood | Philadelphia-Camden-Wilmington, PA-NJ-DE-MD | 48,403 | 14 | 239,000 | 97 | % | 76 | % | $32.54 | 9 | 98,000 | Giant Food | Old Navy / DSW | ||||||||||||||||||||||||||||||||||||||||
| Total Philadelphia Metropolitan Area | 478,201 | 189 | 1,920,000 | 98 | % | 92 | % | $24.70 | |||||||||||||||||||||||||||||||||||||||||||||
| Baltimore | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| Annapolis Town Center | Baltimore-Columbia-Towson, MD | 177,429 | 19 | 479,000 | 90 | % | 85 | % | $34.67 | 71,000 | Whole Foods / Target (S) | Restoration Hardware / Pottery Barn / Williams Sonoma / Life Time Fitness / Anthropologie | |||||||||||||||||||||||||||||||||||||||||
| Governor Plaza | Baltimore-Columbia-Towson, MD | 35,766 | 24 | 243,000 | 100 | % | 100 | % | $20.62 | 16,500 | Aldi | Dick's Sporting Goods / Ross Dress for Less / Petco / Bob's Discount Furniture | |||||||||||||||||||||||||||||||||||||||||
| Perring Plaza | Baltimore-Columbia-Towson, MD | 43,429 | 29 | 398,000 | 91 | % | 91 | % | $17.07 | 57,000 | Giant Food | Home Depot / Dick's Sporting Goods / Micro Center / Burlington | |||||||||||||||||||||||||||||||||||||||||
| THE AVENUE at White Marsh | (6) | Baltimore-Columbia-Towson, MD | 138,205 | 35 | 315,000 | 100 | % | 100 | % | $29.05 | AMC / Ulta / Old Navy / Nike | ||||||||||||||||||||||||||||||||||||||||||
| The Shoppes at Nottingham Square | Baltimore-Columbia-Towson, MD | 19,656 | 4 | 33,000 | 100 | % | 91 | % | $55.48 | ||||||||||||||||||||||||||||||||||||||||||||
| White Marsh Other | Baltimore-Columbia-Towson, MD | 23,828 | 13 | 43,000 | 100 | % | 78 | % | $47.89 | ||||||||||||||||||||||||||||||||||||||||||||
| White Marsh Plaza | Baltimore-Columbia-Towson, MD | 27,185 | 7 | 80,000 | 98 | % | 98 | % | $24.55 | 54,000 | Giant Food | ||||||||||||||||||||||||||||||||||||||||||
| Total Baltimore | 465,498 | 131 | 1,591,000 | 95 | % | 92 | % | $26.98 | |||||||||||||||||||||||||||||||||||||||||||||
| South Florida | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| CocoWalk | (8) | Miami-Fort Lauderdale-West Palm Beach, FL | 206,465 | 3 | 278,000 | 100 | % | 100 | % | $50.24 | Cinepolis Theaters / Youfit Health Club / Multiple Restaurants | ||||||||||||||||||||||||||||||||||||||||||
| Del Mar Village | Miami-Fort Lauderdale-West Palm Beach, FL | 76,487 | 17 | 187,000 | 98 | % | 98 | % | $25.59 | 44,000 | Aldi | CVS / L.A. Fitness | |||||||||||||||||||||||||||||||||||||||||
| Shops at Pembroke Gardens | Miami-Fort Lauderdale-West Palm Beach, FL | 190,746 | 41 | 391,000 | 100 | % | 98 | % | $33.70 | Nike Factory / Old Navy / DSW / Barnes & Noble | |||||||||||||||||||||||||||||||||||||||||||
| Tower Shops | Miami-Fort Lauderdale-West Palm Beach, FL | 106,378 | 67 | 431,000 | 99 | % | 99 | % | $30.53 | 12,000 | Trader Joe's / Costco (S) | TJ Maxx / Ross Dress For Less / Best Buy / Ulta | |||||||||||||||||||||||||||||||||||||||||
| Total South Florida | 580,076 | 128 | 1,287,000 | 99 | % | 99 | % | $35.10 | |||||||||||||||||||||||||||||||||||||||||||||
| Chicago | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| Crossroads | Chicago-Naperville-Elgin, IL-IN-WI | 38,127 | 14 | 168,000 | 97 | % | 97 | % | $21.52 | L.A. Fitness / Ulta / Binny's / Ferguson Home | |||||||||||||||||||||||||||||||||||||||||||
| Finley Square | Chicago-Naperville-Elgin, IL-IN-WI | 42,033 | 21 | 258,000 | 93 | % | 93 | % | $18.96 | Marshalls / HomeGoods / Michaels / Portillo's | |||||||||||||||||||||||||||||||||||||||||||
| Garden Market | Chicago-Naperville-Elgin, IL-IN-WI | 17,415 | 11 | 141,000 | 100 | % | 100 | % | $16.62 | 63,000 | Mariano's Fresh Market | Walgreens | |||||||||||||||||||||||||||||||||||||||||
23
| Federal Realty Investment Trust | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| Real Estate Status Report | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| December 31, 2025 | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| Property Name | MSA Description | Real Estate at Cost | Acreage | GLA (1) | % Leased (1) | % Occupied(1) | Average Rent PSF (2) | Residential Units | Grocery Anchor GLA | Grocery Anchor (3) | Other Retail Tenants | ||||||||||||||||||||||||||||||||||||||||||
| (in thousands) | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| Riverpoint Center | Chicago-Naperville-Elgin, IL-IN-WI | 123,080 | 17 | 211,000 | 98 | % | 92 | % | $22.00 | 86,000 | Jewel Osco | Marshalls / Old Navy | |||||||||||||||||||||||||||||||||||||||||
| Total Chicago | 220,655 | 63 | 778,000 | 97 | % | 95 | % | $19.88 | |||||||||||||||||||||||||||||||||||||||||||||
| Other | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| Barracks Road | Charlottesville, VA | 78,566 | 40 | 487,000 | 91 | % | 91 | % | $29.95 | 99,000 | Harris Teeter / Kroger | Anthropologie / Old Navy / Ulta / Michaels | |||||||||||||||||||||||||||||||||||||||||
| Camelback Colonnade | (5) | Phoenix-Mesa-Chandler, AZ | 185,438 | 41 | 603,000 | 99 | % | 96 | % | $18.82 | 82,000 | Fry's Food & Drug | Marshalls / Nordstrom Last Chance / Best Buy / HomeGoods | ||||||||||||||||||||||||||||||||||||||||
| Gratiot Plaza | Detroit-Warren-Dearborn, MI | 21,714 | 20 | 205,000 | 85 | % | 85 | % | $14.68 | 69,000 | Kroger | Best Buy / Bob's Discount Furniture | |||||||||||||||||||||||||||||||||||||||||
| Lancaster | (4) | Lancaster, PA | 8,705 | 11 | 126,000 | 98 | % | 98 | % | $20.42 | 75,000 | Giant Food | AutoZone | ||||||||||||||||||||||||||||||||||||||||
| The Shops at Hilton Village | (4)(5) | Phoenix-Mesa-Chandler, AZ | 88,264 | 18 | 305,000 | 88 | % | 83 | % | $36.78 | CVS / Houston's | ||||||||||||||||||||||||||||||||||||||||||
| Town Center Crossing / Town Center Plaza | Kansas City, MO-KS | 264,884 | 59 | 552,000 | 95 | % | 92 | % | $37.14 | 12,000 | Trader Joe’s | Crate & Barrel / Pottery Barn / Restoration Hardware / Apple / Aritzia / Macy's (S) / Dick's House of Sport (S) | |||||||||||||||||||||||||||||||||||||||||
| 29th Place | Charlottesville, VA | 41,068 | 15 | 168,000 | 99 | % | 99 | % | $21.73 | 32,000 | Lidl | HomeGoods / DSW / Staples | |||||||||||||||||||||||||||||||||||||||||
| Willow Lawn | Richmond, VA | 109,146 | 37 | 463,000 | 98 | % | 97 | % | $23.49 | 66,000 | Kroger | Old Navy / Ross Dress for Less / Gold's Gym / Dick's Sporting Goods / Ulta | |||||||||||||||||||||||||||||||||||||||||
| Village Pointe | Omaha, NE-IA | 145,246 | 48 | 452,000 | 96 | % | 96 | % | $26.43 | Nordstrom Rack / Best Buy / Apple / Sephora / lululemon / Scheels (S) | |||||||||||||||||||||||||||||||||||||||||||
| Total Other | 943,031 | 289 | 3,361,000 | 95 | % | 93 | % | $26.51 | |||||||||||||||||||||||||||||||||||||||||||||
| Grand Total | $ | 11,639,902 | 2,318 | 28,798,000 | 96 | % | 94 | % | $32.79 | 2,678 | |||||||||||||||||||||||||||||||||||||||||||
| Notes: | |||||
| (1) | Represents the GLA, percentage leased, and percentage occupied of the commercial portion of the property. Some of our properties include office space which is included in this square footage. Excludes newly created redevelopment square footage not yet in service, as well as residential and hotel square footage. | ||||
| (2) | Calculated as the aggregate, annualized in-place contractual (defined as cash basis excluding rent abatements) minimum rents for all occupied spaces divided by the aggregate GLA of all occupied spaces. | ||||
| (3) | TBA indicates that a lease is signed. | ||||
| (4) | All or a portion of this property is owned pursuant to a ground lease. | ||||
| (5) | The Trust has a controlling financial interest in this property. | ||||
| (6) | All or a portion of the property is owned in a "downREIT" partnership, of which a wholly owned subsidiary of the Trust is the sole general partner, with third party partners holding operating partnership units. | ||||
| (7) | This property includes 40 buildings primarily along Washington Street and 14th Street in Hoboken, New Jersey. | ||||
| (8) | This property includes CocoWalk and four buildings in Coconut Grove. | ||||
| (S) | Shadow anchor located adjacent to the property, but is not part of the owned property. | ||||
24
| Federal Realty Investment Trust | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Retail Leasing Summary (1) | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| December 31, 2025 | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Total Lease Summary - Comparable (2) | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Quarter | Number of Leases Signed | % of Comparable Leases Signed | GLA Signed | Contractual Rent (3) Per Sq. Ft. (PSF) | Prior Rent (4) PSF | Annual Increase in Rent | Cash Basis % Increase Over Prior Rent | Straight-lined Basis % Increase Over Prior Rent | Weighted Average Lease Term (5) | Tenant Improvements & Incentives (6) | Tenant Improvements & Incentives PSF | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| 4th Quarter 2025 | 105 | 100 | % | 600,684 | $ | 39.09 | $ | 34.84 | $ | 2,552,365 | 12 | % | 24 | % | 7.4 | $ | 18,043,426 | $ | 30.04 | |||||||||||||||||||||||||||||||||||||||||||||||||
| 3rd Quarter 2025 | 123 | 100 | % | 727,029 | $ | 35.71 | $ | 27.85 | $ | 5,710,439 | 28 | % | 43 | % | 8.1 | $ | 15,446,743 | $ | 21.25 | |||||||||||||||||||||||||||||||||||||||||||||||||
| 2nd Quarter 2025 | 119 | 100 | % | 643,810 | $ | 37.98 | $ | 34.39 | $ | 2,311,260 | 10 | % | 21 | % | 6.6 | $ | 13,615,629 | $ | 21.15 | |||||||||||||||||||||||||||||||||||||||||||||||||
| 1st Quarter 2025 | 87 | 100 | % | 368,759 | $ | 40.63 | $ | 38.51 | $ | 783,686 | 6 | % | 17 | % | 7.2 | $ | 7,139,430 | $ | 19.36 | |||||||||||||||||||||||||||||||||||||||||||||||||
| Total - 12 months | 434 | 100 | % | 2,340,282 | $ | 37.98 | $ | 33.12 | $ | 11,357,750 | 15 | % | 27 | % | 7.4 | $ | 54,245,228 | $ | 23.18 | |||||||||||||||||||||||||||||||||||||||||||||||||
| New Lease Summary - Comparable (2) | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Quarter | Number of Leases Signed | % of Comparable Leases Signed | GLA Signed | Contractual Rent (3) PSF | Prior Rent (4) PSF | Annual Increase in Rent | Cash Basis % Increase Over Prior Rent | Straight-lined Basis % Increase Over Prior Rent | Weighted Average Lease Term (5) | Tenant Improvements & Incentives (6) | Tenant Improvements & Incentives PSF | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| 4th Quarter 2025 | 53 | 50 | % | 261,082 | $ | 36.39 | $ | 28.57 | $ | 2,040,053 | 27 | % | 40 | % | 9.7 | $ | 15,259,185 | $ | 58.45 | |||||||||||||||||||||||||||||||||||||||||||||||||
| 3rd Quarter 2025 | 57 | 46 | % | 234,886 | $ | 45.16 | $ | 35.52 | $ | 2,263,260 | 27 | % | 43 | % | 8.9 | $ | 12,947,803 | $ | 55.12 | |||||||||||||||||||||||||||||||||||||||||||||||||
| 2nd Quarter 2025 | 45 | 38 | % | 170,252 | $ | 39.04 | $ | 34.31 | $ | 805,428 | 14 | % | 28 | % | 9.1 | $ | 9,793,564 | $ | 57.52 | |||||||||||||||||||||||||||||||||||||||||||||||||
| 1st Quarter 2025 | 34 | 39 | % | 174,707 | $ | 34.39 | $ | 33.82 | $ | 98,831 | 2 | % | 13 | % | 8.8 | $ | 6,851,351 | $ | 39.22 | |||||||||||||||||||||||||||||||||||||||||||||||||
| Total - 12 months | 189 | 44 | % | 840,927 | $ | 38.96 | $ | 32.77 | $ | 5,207,572 | 19 | % | 33 | % | 9.2 | $ | 44,851,903 | $ | 53.34 | |||||||||||||||||||||||||||||||||||||||||||||||||
| Renewal Lease Summary - Comparable (2) (7) | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Quarter | Number of Leases Signed | % of Comparable Leases Signed | GLA Signed | Contractual Rent (3) PSF | Prior Rent (4) PSF | Annual Increase in Rent | Cash Basis % Increase Over Prior Rent | Straight-lined Basis % Increase Over Prior Rent | Weighted Average Lease Term (5) | Tenant Improvements & Incentives (6) | Tenant Improvements & Incentives PSF | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| 4th Quarter 2025 | 52 | 50 | % | 339,602 | $ | 41.17 | $ | 39.66 | $ | 512,312 | 4 | % | 15 | % | 5.8 | $ | 2,784,241 | $ | 8.20 | |||||||||||||||||||||||||||||||||||||||||||||||||
| 3rd Quarter 2025 | 66 | 54 | % | 492,143 | $ | 31.20 | $ | 24.19 | $ | 3,447,179 | 29 | % | 42 | % | 7.6 | $ | 2,498,940 | $ | 5.08 | |||||||||||||||||||||||||||||||||||||||||||||||||
| 2nd Quarter 2025 | 74 | 62 | % | 473,558 | $ | 37.59 | $ | 34.41 | $ | 1,505,832 | 9 | % | 19 | % | 5.7 | $ | 3,822,065 | $ | 8.07 | |||||||||||||||||||||||||||||||||||||||||||||||||
| 1st Quarter 2025 | 53 | 61 | % | 194,052 | $ | 46.25 | $ | 42.72 | $ | 684,855 | 8 | % | 19 | % | 6.2 | $ | 288,079 | $ | 1.48 | |||||||||||||||||||||||||||||||||||||||||||||||||
| Total - 12 months | 245 | 56 | % | 1,499,355 | $ | 37.42 | $ | 33.32 | $ | 6,150,178 | 12 | % | 23 | % | 6.3 | $ | 9,393,325 | $ | 6.26 | |||||||||||||||||||||||||||||||||||||||||||||||||
| Total Lease Summary - Comparable and Non-comparable (2) | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Quarter | Number of Leases Signed | % of Comparable Leases | GLA Signed | Contractual Rent (3) PSF | Weighted Average Lease Term (5) | Tenant Improvements & Incentives (6) | Tenant Improvements & Incentives PSF | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| 4th Quarter 2025 | 109 | 96 | % | 612,978 | $ | 39.30 | 7.5 | $ | 18,384,628 | $ | 29.99 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| 3rd Quarter 2025 | 132 | 93 | % | 774,890 | $ | 36.97 | 8.3 | $ | 20,185,470 | $ | 26.05 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| 2nd Quarter 2025 | 122 | 98 | % | 653,366 | $ | 38.87 | 6.7 | $ | 14,435,475 | $ | 22.09 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| 1st Quarter 2025 | 91 | 96 | % | 429,865 | $ | 39.69 | 8.0 | $ | 12,616,558 | $ | 29.35 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Total - 12 months | 454 | 96 | % | 2,471,099 | $ | 38.52 | 7.6 | $ | 65,622,131 | $ | 26.56 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Total Lease Summary - Comparable, Non-comparable, and Option Exercises (2) (8) | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Quarter | Number of Leases Signed | GLA Signed | Contractual Rent (3) PSF | Weighted Average Lease Term (5) | Tenant Improvements & Incentives (6) | Tenant Improvements & Incentives PSF | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| 4th Quarter 2025 | 130 | 836,216 | $ | 36.47 | 6.8 | $ | 18,384,628 | $ | 21.99 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| 3rd Quarter 2025 | 151 | 1,013,278 | $ | 34.24 | 7.7 | $ | 20,185,470 | $ | 19.92 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| 2nd Quarter 2025 | 141 | 918,000 | $ | 34.07 | 6.4 | $ | 14,435,475 | $ | 15.72 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| 1st Quarter 2025 | 118 | 827,104 | $ | 33.23 | 7.0 | $ | 12,616,558 | $ | 15.25 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Total - 12 months | 540 | 3,594,598 | $ | 34.48 | 7.0 | $ | 65,622,131 | $ | 18.26 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Notes: | |||||
| (1) | Information reflects activity in retail spaces only for consolidated properties; office and residential spaces are not included. See Glossary of Terms for further discussion of information included above. | ||||
| (2) | Comparable leases represent those leases signed on spaces for which there was a former tenant. Contractual option exercises are not included unless they are fair market value options. | ||||
| (3) | Contractual rent represents annual rent under the new lease. | ||||
| (4) | Prior rent represents contractual rent, including percentage rent considered part of base rent, from the prior tenant in the final 12 months of the term. | ||||
| (5) | Weighted average is determined on the basis of contractual rent for the lease. | ||||
| (6) | See Glossary of Terms. | ||||
| (7) | Renewal leases represent expiring leases rolling over with the same tenant in the same location. All other leases are categorized as new. | ||||
| (8) | Option exercises reflect a fixed rate contractual option under the lease agreement that was exercised during the period reflected. | ||||
25
| Federal Realty Investment Trust | |||||||||||||||||||||||||||||||||||
| Lease Expirations | |||||||||||||||||||||||||||||||||||
| December 31, 2025 | |||||||||||||||||||||||||||||||||||
| Assumes no exercise of lease options | |||||||||||||||||||||||||||||||||||
| Anchor Tenants (1) | Small Shop Tenants | Total | |||||||||||||||||||||||||||||||||
| Year | Expiring SF | % of Anchor SF | Minimum Rent PSF (2) | Expiring SF | % of Small Shop SF | Minimum Rent PSF (2) | Expiring SF (4) | % of Total SF | Minimum Rent PSF (2) | ||||||||||||||||||||||||||
| 2026 | 944,000 | 5 | % | $17.68 | 916,000 | 10 | % | $38.43 | 1,860,000 | 7 | % | $27.90 | |||||||||||||||||||||||
| 2027 | 1,836,000 | 10 | % | $22.95 | 1,180,000 | 13 | % | $49.95 | 3,016,000 | 11 | % | $33.51 | |||||||||||||||||||||||
| 2028 | 2,037,000 | 11 | % | $17.99 | 1,263,000 | 14 | % | $50.00 | 3,300,000 | 12 | % | $30.25 | |||||||||||||||||||||||
| 2029 | 2,413,000 | 14 | % | $26.19 | 1,313,000 | 14 | % | $49.27 | 3,726,000 | 14 | % | $34.32 | |||||||||||||||||||||||
| 2030 | 1,817,000 | 10 | % | $21.90 | 1,062,000 | 11 | % | $51.13 | 2,879,000 | 11 | % | $32.68 | |||||||||||||||||||||||
| 2031 | 1,256,000 | 7 | % | $24.55 | 941,000 | 10 | % | $48.16 | 2,197,000 | 8 | % | $34.67 | |||||||||||||||||||||||
| 2032 | 1,824,000 | 10 | % | $29.71 | 747,000 | 8 | % | $48.92 | 2,571,000 | 9 | % | $35.29 | |||||||||||||||||||||||
| 2033 | 1,039,000 | 6 | % | $25.90 | 568,000 | 6 | % | $48.15 | 1,607,000 | 6 | % | $33.76 | |||||||||||||||||||||||
| 2034 | 895,000 | 5 | % | $21.88 | 508,000 | 5 | % | $49.21 | 1,403,000 | 5 | % | $31.78 | |||||||||||||||||||||||
| 2035 | 1,372,000 | 8 | % | $30.69 | 514,000 | 6 | % | $50.32 | 1,886,000 | 7 | % | $36.04 | |||||||||||||||||||||||
| Thereafter | 2,330,000 | 13 | % | $26.80 | 320,000 | 3 | % | $54.63 | 2,650,000 | 10 | % | $30.16 | |||||||||||||||||||||||
| Total (3)(4) | 17,763,000 | 100 | % | $24.46 | 9,332,000 | 100 | % | $48.63 | 27,095,000 | 100 | % | $32.79 | |||||||||||||||||||||||
| Assumes all lease options are exercised | |||||||||||||||||||||||||||||||||||
| Anchor Tenants (1) | Small Shop Tenants | Total | |||||||||||||||||||||||||||||||||
| Year | Expiring SF | % of Anchor SF | Minimum Rent PSF (2) | Expiring SF | % of Small Shop SF | Minimum Rent PSF (2) | Expiring SF (4) | % of Total SF | Minimum Rent PSF (2) | ||||||||||||||||||||||||||
| 2026 | 585,000 | 3 | % | $16.63 | 820,000 | 9 | % | $37.30 | 1,405,000 | 5 | % | $28.69 | |||||||||||||||||||||||
| 2027 | 579,000 | 3 | % | $22.30 | 699,000 | 7 | % | $48.08 | 1,278,000 | 5 | % | $36.39 | |||||||||||||||||||||||
| 2028 | 407,000 | 2 | % | $19.71 | 711,000 | 8 | % | $46.87 | 1,118,000 | 4 | % | $36.97 | |||||||||||||||||||||||
| 2029 | 528,000 | 3 | % | $32.09 | 732,000 | 8 | % | $49.62 | 1,260,000 | 5 | % | $42.28 | |||||||||||||||||||||||
| 2030 | 250,000 | 1 | % | $22.44 | 652,000 | 7 | % | $50.35 | 902,000 | 3 | % | $42.60 | |||||||||||||||||||||||
| 2031 | 488,000 | 3 | % | $21.80 | 507,000 | 5 | % | $48.84 | 995,000 | 4 | % | $35.57 | |||||||||||||||||||||||
| 2032 | 357,000 | 2 | % | $33.85 | 538,000 | 6 | % | $54.07 | 895,000 | 3 | % | $46.01 | |||||||||||||||||||||||
| 2033 | 370,000 | 2 | % | $25.03 | 519,000 | 6 | % | $54.49 | 889,000 | 3 | % | $42.22 | |||||||||||||||||||||||
| 2034 | 645,000 | 4 | % | $28.11 | 515,000 | 6 | % | $48.29 | 1,160,000 | 4 | % | $37.07 | |||||||||||||||||||||||
| 2035 | 684,000 | 4 | % | $25.23 | 485,000 | 5 | % | $51.94 | 1,169,000 | 4 | % | $36.32 | |||||||||||||||||||||||
| Thereafter | 12,870,000 | 72 | % | $24.40 | 3,154,000 | 34 | % | $49.14 | 16,024,000 | 59 | % | $29.27 | |||||||||||||||||||||||
| Total (3)(4) | 17,763,000 | 100 | % | $24.46 | 9,332,000 | 100 | % | $48.63 | 27,095,000 | 100 | % | $32.79 | |||||||||||||||||||||||
| Notes: | |||||
| (1) | Anchor is defined as a commercial tenant leasing 10,000 square feet or more. | ||||
| (2) | Minimum Rent reflects in-place contractual (defined as rents on a cash-basis without taking the impacts of rent abatements into account) rent as of December 31, 2025. | ||||
| (3) | Represents occupied square footage of the commercial portion of our portfolio as of December 31, 2025. | ||||
| (4) | Individual items may not add up to total due to rounding. | ||||
26
94
| Federal Realty Investment Trust | |||||||||||||||||
| Portfolio Leased Statistics | |||||||||||||||||
| December 31, 2025 | |||||||||||||||||
| As of: | |||||||||||||||||
| December 31, 2025 | September 30, 2025 | December 31, 2024 | |||||||||||||||
| Commercial Properties | |||||||||||||||||
| Overall Portfolio (1)(2) | |||||||||||||||||
| Gross Leasable Area (GLA) | 28,798,000 | 27,936,000 | 26,832,000 | ||||||||||||||
| Leased % | 96.1 | % | 95.4 | % | 96.2 | % | |||||||||||
| Occupied % | 94.1 | % | 93.8 | % | 94.1 | % | |||||||||||
| Leased % - anchor tenants | 97.3 | % | 96.5 | % | 97.5 | % | |||||||||||
| Leased % - small shop tenants | 93.8 | % | 93.3 | % | 93.6 | % | |||||||||||
| Active commercial tenant leases | 3,733 | 3,629 | 3,474 | ||||||||||||||
| Comparable Properties (1)(3) | |||||||||||||||||
| GLA | 25,073,000 | 25,102,000 | 25,163,000 | ||||||||||||||
| Leased % | 96.6 | % | 95.7 | % | 96.2 | % | |||||||||||
| Occupied % | 94.5 | % | 94.1 | % | 94.0 | % | |||||||||||
| Residential Properties | |||||||||||||||||
| Overall Portfolio (1)(2) | |||||||||||||||||
| Residential units | 2,678 | 2,996 | 3,104 | ||||||||||||||
| Leased % | 94.8 | % | 96.0 | % | 95.2 | % | |||||||||||
| Comparable Properties (1)(3) | |||||||||||||||||
| Residential units | 2,678 | 2,677 | 2,677 | ||||||||||||||
| Leased % | 94.8 | % | 96.2 | % | 95.1 | % | |||||||||||
| Notes: | |||||
| (1) | See Glossary of terms. | ||||
| (2) | Excludes redevelopment square footage and residential units not yet placed in service. | ||||
| (3) | Prior periods are adjusted for the current comparable property pool. | ||||
27
| Federal Realty Investment Trust | ||||||||||||||||||||||||||
| Summary of Top 25 Tenants | ||||||||||||||||||||||||||
| December 31, 2025 | ||||||||||||||||||||||||||
| Rank | Tenant Name | Credit Ratings (S&P/Moody's) (1) | Annualized Base Rent | Percentage of Total Annualized Base Rent (3) | Tenant GLA | Percentage of Total GLA (3) | Number of Locations Leased | |||||||||||||||||||
| 1 | TJX Companies, The | A / A2 | $ | 23,779,000 | 2.42 | % | 1,193,000 | 3.82 | % | 40 | ||||||||||||||||
| 2 | Ahold Delhaize | BBB+ / Baa1 | $ | 16,675,000 | 1.69 | % | 829,000 | 2.65 | % | 13 | ||||||||||||||||
| 3 | NetApp, Inc. | BBB+ / Baa2 | $ | 15,668,000 | 1.59 | % | 304,000 | 0.97 | % | 1 | ||||||||||||||||
| 4 | Cisco Systems, Inc. | AA- / A1 | $ | 14,498,000 | 1.47 | % | 267,000 | 0.85 | % | 2 | ||||||||||||||||
| 5 | Gap, Inc., The | BB+ / Ba2 | $ | 13,302,000 | 1.35 | % | 406,000 | 1.30 | % | 39 | ||||||||||||||||
| 6 | CVS Corporation | BBB / Baa3 | $ | 10,902,000 | 1.11 | % | 261,000 | 0.84 | % | 19 | ||||||||||||||||
| 7 | KnitWell Group (Ann Taylor, Chico's, Loft, Talbots, White House Black Market, Soma, Lane Bryant) | NR / NR | $ | 9,701,000 | 0.99 | % | 228,000 | 0.73 | % | 46 | ||||||||||||||||
| 8 | Amazon/Whole Foods | AA / A1 | $ | 8,891,000 | 0.90 | % | 284,000 | 0.91 | % | 6 | ||||||||||||||||
| 9 | Fitness International LLC | B / B2 | $ | 8,824,000 | 0.90 | % | 347,000 | 1.11 | % | 9 | ||||||||||||||||
| 10 | Albertsons Companies Inc. (Acme, Balducci's, Safeway) | BB+ / Ba1 | $ | 8,741,000 | 0.89 | % | 544,000 | 1.74 | % | 10 | ||||||||||||||||
| 11 | Ross Stores, Inc. | BBB+ / A2 | $ | 8,638,000 | 0.88 | % | 389,000 | 1.25 | % | 14 | ||||||||||||||||
| 12 | Home Depot, Inc. | A / A2 | $ | 7,801,000 | 0.79 | % | 478,000 | 1.53 | % | 6 | ||||||||||||||||
| 13 | Dick's Sporting Goods, Inc. | BBB / Baa2 | $ | 7,507,000 | 0.76 | % | 401,000 | 1.28 | % | 9 | ||||||||||||||||
| 14 | AMC Entertainment Inc. | CCC+ / Caa2 | $ | 7,433,000 | 0.76 | % | 283,000 | 0.91 | % | 6 | ||||||||||||||||
| 15 | Kroger Co., The | BBB / Baa1 | $ | 7,430,000 | 0.75 | % | 611,000 | 1.96 | % | 12 | ||||||||||||||||
| 16 | PUMA North America, Inc. | NR / NR | $ | 7,292,000 | 0.74 | % | 155,000 | 0.50 | % | 2 | ||||||||||||||||
| 17 | Ulta Beauty, Inc. | NR / NR | $ | 7,167,000 | 0.73 | % | 204,000 | 0.65 | % | 19 | ||||||||||||||||
| 18 | Bank of America, N.A. | A- / A1 | $ | 7,141,000 | 0.73 | % | 117,000 | 0.37 | % | 21 | ||||||||||||||||
| 19 | PwC US Group LLP | NR / NR | $ | 7,023,000 | 0.71 | % | 141,000 | 0.45 | % | 1 | ||||||||||||||||
| 20 | Bob's Discount Furniture, LLC | NR / NR | $ | 6,958,000 | 0.71 | % | 278,000 | 0.89 | % | 7 | ||||||||||||||||
| 21 | Choice Hotels International, Inc. | BBB- / Baa3 | $ | 6,448,000 | 0.65 | % | 119,000 | 0.38 | % | 1 | ||||||||||||||||
| 22 | Michaels Stores, Inc. | B- / B3 | $ | 6,116,000 | 0.62 | % | 316,000 | 1.01 | % | 14 | ||||||||||||||||
| 23 | J.Crew Group, LLC | CCC+ / Caa1 | $ | 5,960,000 | 0.61 | % | 114,000 | 0.36 | % | 22 | ||||||||||||||||
| 24 | Starbucks Corporation | BBB+ / Baa1 | $ | 5,947,000 | 0.60 | % | 80,000 | 0.26 | % | 44 | ||||||||||||||||
| 25 | Target Corporation | A / A2 | $ | 5,452,000 | 0.55 | % | 588,000 | 1.88 | % | 6 | ||||||||||||||||
| Totals - Top 25 Tenants | $ | 235,294,000 | 23.90 | % | 8,937,000 | 28.61 | % | 369 | ||||||||||||||||||
| Total (5): | $ | 984,491,000 | (2) | 31,242,000 | (4) | |||||||||||||||||||||
| Notes: | ||||||||||||||||||||||||||
| (1) | Credit Ratings are as of December 31, 2025. Subsequent rating changes have not been reflected. | |||||||||||||||||||||||||
| (2) | See Glossary of Terms. | |||||||||||||||||||||||||
| (3) | Individual items may not add up to total due to rounding. | |||||||||||||||||||||||||
| (4) | Excludes redevelopment square footage not yet placed in service. | |||||||||||||||||||||||||
| (5) | Totals reflect both the commercial and residential portions of our properties. | |||||||||||||||||||||||||
28
| Federal Realty Investment Trust | ||||||||||||||||||||||||||||||||
| 2026 Guidance | ||||||||||||||||||||||||||||||||
| December 31, 2025 | ||||||||||||||||||||||||||||||||
| Full Year 2026 Guidance | |||||||||||||||||
| 2025 Actual | 2026 Guidance (1) | ||||||||||||||||
| Net income available for common shareholders per diluted share | $4.68 | $3.90 - $4.00 | |||||||||||||||
| Nareit FFO per diluted share (2)(3) | $7.22 | $7.42 - $7.52 | |||||||||||||||
| Core FFO per diluted share (2)(3) | $7.06 | $7.42 - $7.52 | |||||||||||||||
| Comparable properties growth | 3.6% | 3.0% - 3.5% | |||||||||||||||
| Lease termination fees | $6 million | $7 - $8 million | |||||||||||||||
| Incremental redevelopment/expansion POI (4) | $5 million | $13 - $15 million | |||||||||||||||
| General and administrative expenses | $47 million | $47 - $49 million | |||||||||||||||
| Development/redevelopment capital | $194 million | $175 - $225 million | |||||||||||||||
| Capitalized interest | $13 million | $11 - $12 million | |||||||||||||||
Notes:
(1)Does not include the impact of acquisitions or dispositions other than those which have closed as of February 11, 2026. All amounts are estimates.
(2)The following table provides a reconciliation of the range of estimated earnings per diluted share to estimated Nareit FFO and Core FFO per diluted share for the full year 2026:
| Full Year 2026 Guidance Range | ||||||||||||||
| Low | High | |||||||||||||
| Estimated net income available for common shareholders per diluted share | $ | 3.90 | $ | 4.00 | ||||||||||
| Adjustments: | ||||||||||||||
| Estimated gain on sale of real estate | (1.06) | (1.06) | ||||||||||||
| Estimated depreciation and amortization | 4.58 | 4.58 | ||||||||||||
| Estimated Nareit FFO and Core FFO per diluted share | $ | 7.42 | $ | 7.52 | ||||||||||
| See Glossary of Terms. Individual items may not add up to total due to rounding. | ||||||||||||||
(3)Below is our Nareit FFO and Core FFO for 2024, 2025, and estimated 2026, per diluted share:
| 2024 | 2025 | 2026 Guidance | ||||||||||||||||||
| Nareit FFO per diluted share | $ | 6.77 | $ | 7.22 | $7.42 - $7.52 | |||||||||||||||
| Percentage growth over the prior year | 6.6% | 2.8% - 4.2% | ||||||||||||||||||
| Adjustments: | ||||||||||||||||||||
| New market tax credit transaction income, net | — | (0.15) | — | |||||||||||||||||
| Executive transition costs | 0.04 | — | — | |||||||||||||||||
| Collection of prior period rents deferred during COVID | (0.04) | (0.00) | — | |||||||||||||||||
| Core FFO | $ | 6.77 | $ | 7.06 | $7.42 - $7.52 | |||||||||||||||
| Percentage growth over the prior year | 4.3% | 5.1% - 6.5% | ||||||||||||||||||
| See Glossary of Terms. Individual items may not add up to total due to rounding. | ||||||||||||||||||||
(4)Reflects the estimated additional POI to be recognized in the period indicated versus the prior year or prior year quarter period as applicable. Projects included in incremental redevelopment/expansion POI included Huntington Shopping Center, Santana West, Pike & Rose - 915 Meeting Street, and Bala Cynwyd on City Avenue for all periods presented. See page 17 for information on these projects and note 2 of page 17 for the definition of POI.
| Annual | 2026 Quarterly Estimates | ||||||||||||||||||||||||||||
| 2024 Actual | 2025 Actual | 2026 Estimate | 1Q | 2Q | 3Q | 4Q | |||||||||||||||||||||||
| ($ in millions) | |||||||||||||||||||||||||||||
| Total redevelopment/expansion POI | $ | 12 | $ | 17 | $ | 31 | $ | 20 | $ | 23 | $ | 27 | $ | 31 | |||||||||||||||
| Incremental redevelopment/expansion POI | $ | 5 | $ | 14 | $ | 3 | $ | 3 | $ | 4 | $ | 4 | |||||||||||||||||
29
Glossary of Terms
EBITDA for Real Estate (EBITDAre): EBITDAre is a non-GAAP measure that the National Association of Real Estate Investment Trusts ("Nareit") defines as: net income computed in accordance with GAAP plus net interest expense, income tax expense, depreciation and amortization, gain or loss on sale of real estate, impairments of real estate and change in control of interest, and adjustments to reflect the entity's share of EBITDAre of unconsolidated affiliates. We calculate EBITDAre consistent with the Nareit definition. As EBITDA is a widely known and understood measure of performance, management believes EBITDAre represents an additional non-GAAP performance measure, independent of a company's capital structure, that will provide investors with a uniform basis to measure the enterprise value of a company. EBITDAre also approximates a key performance measure in our debt covenants, but it should not be considered an alternative measure of operating results or cash flow from operations as determined in accordance with GAAP.
Nareit-defined Funds From Operations (Nareit FFO): Nareit FFO is a supplemental measure of real estate companies' operating performances. NAREIT defines FFO as follows: net income, computed in accordance with GAAP plus real estate related depreciation and amortization, gains and losses on sale of real estate, and impairment write-downs of depreciable real estate. Nareit developed FFO as a relative measure of performance and liquidity of an equity REIT in order to recognize that the value of income-producing real estate historically has not depreciated on the basis determined under GAAP. However, Nareit FFO does not represent cash flows from operating activities in accordance with GAAP (which, unlike FFO, generally reflects all cash effects of transactions and other events in the determination of net income); should not be considered an alternative to net income as an indication of our performance; and is not necessarily indicative of cash flow as a measure of liquidity or ability to pay dividends. We consider Nareit FFO a meaningful, additional measure of operating performance primarily because it excludes the assumption that the value of real estate assets diminishes predictably over time, and because industry analysts have accepted it as a performance measure. Comparison of our presentation of Nareit FFO to similarly titled measures for other REITs may not necessarily be meaningful due to possible differences in the application of the Nareit definition used by such REITs.
Core Funds From Operations (Core FFO): Core FFO is a supplemental non-GAAP financial measure of performance that adjusts Nareit FFO to exclude the impact of certain items that management considers are not indicative of the Company’s ongoing operating and financial performance. These adjustments include, when applicable, (1) gains or losses on early extinguishment of debt, (2) new market tax credit transaction income, (3) executive transition costs, (4) collection of prior period rents which were contractually deferred or payments renegotiated related to the COVID-19 pandemic, and (5) other items as determined by management. Management believes Core FFO provides enhanced comparability across periods and additional insight into the Company’s underlying operating results, by excluding items that may reflect short-term fluctuations in net income and Nareit FFO. Core FFO is not intended to be a substitute for net income or Nareit FFO. Comparison of our presentation of Core FFO to similarly titled measures for other REITs may not be meaningful due to possible differences in the way Core FFO is defined or applied by other REITs.
Property Operating Income: Total revenue less rental expenses and real estate taxes.
Overall Portfolio: Includes all consolidated operating properties owned in reporting period.
Comparable Properties: Represents our consolidated property portfolio other than those properties that distort comparability between periods in two primary categories: (1) assets that were not owned for the full quarter in both periods presented and (2) assets currently under development or being repositioned for significant redevelopment and investment. Comparable property growth statistics are calculated on a GAAP basis.
Annualized Base Rent (ABR): Represents aggregate, annualized in-place contractual (defined as rents billed on a cash basis without taking the impact of rent abatements into account) minimum rent for all occupied spaces as of the reporting period.
Retail Leasing Summary - Lease Rollover Calculation: The rental increases associated with comparable spaces generally include all leases signed for retail space in arms-length transactions reflecting market leverage between landlords and tenants during the period, excluding leases at properties sold during the quarter or under contract to be sold. The comparison between the rent for expiring leases and new leases is determined by including contractual rent on the expiring lease, including percentage rent considered to be part of base rent, and the comparable annual rent and in some instances, projections of percentage rent, to be paid on the new lease. In atypical circumstances, management may exercise judgement as to how to most effectively reflect the comparability of rents reported in the calculation. The change in rental income on comparable space leases is impacted by numerous factors including current market rates, location, individual tenant creditworthiness, use of space, market conditions when the expiring lease was signed, capital investment made in the space and the specific lease structure.
Tenant Improvements and Incentives: Represents the total dollars committed for the improvement (fit-out) of a space as it relates to a specific lease. Incentives include amounts paid to tenants as an inducement to sign a lease that do not represent building improvements.
General: Property related statistics are the for the consolidated property portfolio except where noted.
30