Federal Realty Investment Trust (FRT) Operating Margin (2009 - 2026)
Federal Realty Investment Trust (FRT) posted quarterly Operating Margin of 41.3% for Q2 2026, down 2378.0% year-over-year from 1.81% in Q2 2025, and down 23.17% on a QoQ basis from 53.76% in Q4 2025.
Federal Realty Investment Trust (FRT) Operating Margin (2009 - 2026) Analysis & Trends
Federal Realty Investment Trust has reported Operating Margin for 18 years, with the latest figure at 41.3% in Q2 2026.
- Operating Margin for Q2 2026 came in at 41.3%, down 2378.0% year-over-year; the trailing twelve-month figure through Jun 2026 was 48.47% (up 590.0% YoY), and the FY2025 annual result was 47.08%, up 780.0% from the prior year.
- Operating Margin eased to 41.3% in Q2 2026, from 53.76% in the prior quarter.
- Over five years, Operating Margin peaked at 70.11% in Q3 2022 and troughed at 33.49% in Q1 2022.
- A 5-year average of 42.64% and a median of 35.44% in 2022 frame the typical range for Operating Margin.
- The widest annual swing landed in 2022, when Operating Margin soared 3551 bps; it then slumped 3519 bps in 2023.
- A 5-year view of Operating Margin shows it stood at 55.38% in 2022, then slumped by 33 bps to 37.28% in 2023, then fell by 6 bps to 35.1% in 2024, then jumped by 53 bps to 53.76% in 2025, then declined by 23 bps to 41.3% in 2026.
- Per Business Quant data, the three most recent Operating Margin figures were 41.3% in Q2 2026, 53.76% in Q4 2025, and 34.34% in Q3 2025.
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Peer Comparison
| # | Company | Market Cap | Enterprise Value | Gross Profit (Qtr) | Operating Margin (Qtr) |
|---|---|---|---|---|---|
| 1 | Simon Property | 72.30 Bn | 72.30 Bn | 1.76 Bn | 49.72% |
| 2 | Realty Income | 57.57 Bn | 57.57 Bn | - | - |
| 3 | Kimco Realty | 16.11 Bn | 16.11 Bn | 455.67 Mn | 35.61% |
| 4 | Federal Realty Investment Trust | 10.06 Bn | 10.06 Bn | 271.22 Mn | 41.30% |
| 5 | Agree Realty | 8.82 Bn | 8.81 Bn | - | 46.47% |
| 6 | Nnn Reit | 8.66 Bn | 8.66 Bn | - | 61.97% |
| 7 | Macerich | 6.70 Bn | 6.70 Bn | 171.77 Mn | -42.31% |
| 8 | Essential Properties Realty Trust | 6.51 Bn | 6.51 Bn | - | 64.50% |
| 9 | Kite Realty Group Trust | 5.30 Bn | 5.30 Bn | - | - |
| 10 | Phillips Edison & Company | 5.01 Bn | 5.01 Bn | - | - |
Historic Data
Download Data| Date | Value |
|---|---|
| Jun 30, 2026 | 41.30% |
| Dec 31, 2025 | 53.76% |
| Sep 30, 2025 | 34.34% |
| Jun 30, 2025 | 65.08% |
| Mar 31, 2025 | 34.98% |
| Dec 31, 2024 | 35.10% |
| Sep 30, 2024 | 34.86% |
| Jun 30, 2024 | 53.03% |
| Mar 31, 2024 | 34.39% |
| Dec 31, 2023 | 37.28% |
| Sep 30, 2023 | 34.92% |
| Jun 30, 2023 | 36.27% |
| Mar 31, 2023 | 35.09% |
| Dec 31, 2022 | 55.38% |
| Sep 30, 2022 | 70.11% |
| Jun 30, 2022 | 35.44% |
| Mar 31, 2022 | 33.49% |
| Dec 31, 2021 | 58.03% |
| Sep 30, 2021 | 34.61% |
| Jun 30, 2021 | 34.05% |