Federal Realty Investment Trust
FRTReal Estate · Stock · quarterly payer
Forward Yield
3.59%
Annual Dividend
$4.52
Payout Ratio
78%
5-Yr Growth
1.0%
Ex-Date
Jul 1, 2026
Frequency
Quarterly
Summary
As of July 2026, Federal Realty Investment Trust (FRT) yields 3.59% ($4.52 per share annually), with a blended fair-value estimate of $106.86 — -15% downside, so it screens as overvalued. Dividend safety grade: A (84/100). 18 years of dividend growth.
Is FRT a good dividend stock?
YesFederal Realty Investment Trust (FRT) pays a quarterly dividend yielding 3.59% ($4.52/yr), with 18 years of growth and a dividend-safety grade of A. It scores well across payout coverage, growth history and safety — a dependable income holding.
Advantages
- 18 consecutive years of dividend growth
- Top-tier dividend safety score
Risks
- Cut its dividend in 2005
Key Data
- Dividend Yield
- 3.59%
- Payout Ratio
- 78%
- Annual Dividend
- $4.52
- 5-Yr Avg Growth
- 1.0%
- Ex-Dividend Date
- Jul 1, 2026
- Years of Growth
- 18
- Frequency
- quarterly
- Beta
- 0.93
- Market Cap
- $10.9B
- P/E Ratio
- 21.8
- 5-Yr Total Return
- 3%
- 52-Week Range
- $89.99 – $126.86
- Dividend Safety
- A · 84/100
- Ever Cut?
- Yes (2005)
Frequently Asked Questions
FRT Price — Last 12 Months
Daily close
Price Return
1 Year
+25%
3 Years
+29%
5 Years
+3%
52-Week Range
$89.99 – $126.86
Price change over each period (excludes dividends). Past performance doesn't guarantee future results.
What is FRT worth?
Overvaluedlow confidenceOur blended fair-value estimate for Federal Realty Investment Trust is $106.86 per share, versus a market price of $126.02. That implies 15% of downside.
Fair Value
$106.86
Current Price
$126.02
Downside
-15%
Margin of Safety
-18%
How we get there
Dividend discount
Discounts the future dividend stream back to today.
Assumptions: 9.0% discount rate (CAPM), 16.0% stage-1 growth, 2.5% terminal growth, $5.77 EPS, $4.52 annual dividend. Updated weekly.
Fair-value estimates are model output for educational purposes only — not investment advice or a price target.
FRT Dividend Safety Score
Very Safe
SmarterDividends' proprietary score, backtested against which dividends were actually cut over 15+ years (0.78 AUC). It blends a validated cut-risk model (growth streak, cut history) with current payout, cash-flow and debt. Higher is safer · not investment advice.
Dividend Growth
Total dividends per share by year
Dividend History
| Ex-Date | Pay Date | Amount | Type |
|---|---|---|---|
| Jul 1, 2026 | — | $1.1300 | regular |
| Apr 1, 2026 | — | $1.1300 | regular |
| Jan 2, 2026 | — | $1.1300 | regular |
| Oct 1, 2025 | — | $1.1300 | regular |
| Jul 1, 2025 | — | $1.1000 | regular |
| Apr 1, 2025 | — | $1.1000 | regular |
| Jan 2, 2025 | — | $1.1000 | regular |
| Oct 1, 2024 | — | $1.1000 | regular |
| Jun 21, 2024 | — | $1.0900 | regular |
| Mar 12, 2024 | — | $1.0900 | regular |
| Dec 29, 2023 | — | $1.0900 | regular |
| Sep 21, 2023 | — | $1.0900 | regular |
| Jun 21, 2023 | — | $1.0800 | regular |
| Mar 10, 2023 | — | $1.0800 | regular |
Income Calculator
At $4.52 / yr per share
