Filing Flows › Federal Realty Investment Trust (FRT) › Q2 2026
Federal Realty Investment Trust (FRT) Q2 2026 earnings results (second quarter 2026)
10-Q filed Jul 31, 2026
Federal Realty Investment Trust (FRT) reported revenue of $336M for the second quarter 2026 (Q2 2026), +8% from a year earlier and -2% from the quarter before. Operating margin was 41.3%, net earnings $85.7M (25.5% of revenue).
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 follows the revenue to costs, profit and cash.
| Q2 2026 | Amount | Q/Q | Y/Y |
|---|---|---|---|
| Revenue | $336M | -2% | +8% |
| Operating profit | $139M | -34% | -32% |
| Net earnings | $85.7M | -46% | -45% |
| Operating cash flow | $154M | -17% | +2% |
| Free cash flow | $114M | -22% | +1% |
What changed
Revenue was $335.7M in Q2 2026, up 8% year over year and down 2% from the previous quarter.
Operating profit was $138.7M, a 41.3% margin (down 23.8 points year over year). Operating profit fell $64.1M even though revenue rose $24.2M versus Q2 2025, so costs grew faster than sales. Total costs grew 81% against revenue growth of 8%. The fastest-growing cost line was Other operating costs (+90%). Net earnings were $85.7M, down 45% year over year. The effective tax rate was 0.0%.
Operating cash flow was $153.7M (up 2% year over year), 174% of net income including minority interests. Non-cash charges added back $100.6M of depreciation and amortization and $3.6M of share-based compensation. Working capital and other items used $39.0M. Capital expenditures of $39.8M left free cash flow of $113.9M.
Questions
What was Federal Realty Investment Trust's revenue in the second quarter 2026?
Federal Realty Investment Trust (FRT) reported revenue of $336M for the second quarter 2026 (Q2 2026), +8% from a year earlier and -2% from the quarter before.
Was Federal Realty Investment Trust profitable in the second quarter 2026?
Operating profit was $139M (41.3% of revenue) and net earnings $85.7M.