Filing Flows › Federal Realty Investment Trust (FRT) › Q2 2026 › vs Q2 2025
Federal Realty Investment Trust (FRT) Q2 2026 vs Q2 2025 (year over year)
Federal Realty Investment Trust's revenue rose $24.2M (+8%) from $312M in Q2 2025 to $336M in Q2 2026. Operating margin 41.3% against 65.1% (-23.8 pts).
Federal Realty Investment Trust, Q2 2026: revenue $336M (+8% year over year), operating margin 41.3%, net earnings $85.7M, operating cash flow $154M. The chart draws each line against Q2 2025, the increases inside each band.
Margins
| Q2 2026 | Q2 2025 | Change | |
|---|---|---|---|
| Operating margin | 41.3% | 65.1% | -23.8 pts |
| Net margin | 25.5% | 50.0% | -24.5 pts |
| Free cash flow margin | 33.9% | 36.1% | -2.2 pts |
Every line
| Line | Q2 2026 | Q2 2025 | Change | % |
|---|---|---|---|---|
| Revenue | $336M | $312M | $24.2M | +8% |
| Operating profit | $139M | $203M | −$64.1M | -32% |
| Costs & expenses | $197M | $109M | $88.3M | +81% |
| Pre-tax earnings | $88.6M | $160M | −$71.4M | -45% |
| Other expense, net | $50.1M | $42.8M | $7.3M | +17% |
| General & admin | $13.5M | $11.9M | $1.5M | +13% |
| Other operating costs | $184M | $96.9M | $86.7M | +90% |
| Net earnings | $85.7M | $156M | −$70.2M | -45% |
| Minority interests | $2.9M | $4.0M | −$1.2M | -29% |
| Depreciation & amortization | $101M | $89.2M | $11.4M | +13% |
| Share-based compensation | $3.6M | $3.6M | −$15K | -0.4% |
| Working capital & other | $36.2M | $98.0M | −$61.9M | -63% |
| Operating cash flow | $154M | $151M | $3.0M | +2% |
| Free cash flow (OCF − capex) | $114M | $113M | $1.4M | +1% |
| Capital expenditures | $39.8M | $38.1M | $1.7M | +4% |
Questions
How much did Federal Realty Investment Trust's revenue grow year over year in Q2 2026?
Federal Realty Investment Trust's revenue rose $24.2M (+8%) from $312M in Q2 2025 to $336M in Q2 2026. Operating margin 41.3% against 65.1% (-23.8 pts).