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Data last updated: Sep 01, 2026
Snapshot (as of Sep 01, 2026): Federal Realty Investment Trust (FRT) pays a $4.52 annual dividend ($1.16 quarterly), yielding 3.88% at $116.49/share. Next ex-dividend date 2026-10-01. Source: Yahoo Finance, aggregated by MerryDiv.
Dividend Yield: 3.88%
Annual Dividend: $4.52 per share
Payout Ratio: 113.0%
Ex-Dividend Date: 2026-10-01
Dividend Frequency: quarterly
Sector: Real Estate
Years of Dividend History: 40
Federal Realty Investment Trust dividend has been paid every quarter for decades, backed by a portfolio of 106 retail and mixed-use properties in high-demand coastal markets from Washington D.C. to San Francisco. FRT currently yields 3.87%, with a trailing annual dividend rate of $4.52 per share paid quarterly. The next ex-dividend date is October 1, 2026, and the last declared quarterly payment was $1.16 per share. With a beta of 0.929, FRT stock moves slightly less than the broader market, which suits income-focused investors who prioritize steadier price behavior.
Federal Realty Investment Trust pays out 113% of earnings as dividends, a payout ratio classified as high (above 75%). That figure exceeds 100%, meaning the dividend currently exceeds reported earnings, though FRT's properties sit in coastal metro markets where consumer demand for retail space outpaces supply, providing a demand-side cushion for rental income. Federal Realty Investment Trust dividend safety depends on whether that property-level demand holds, and any softening in occupancy across its 25 million square feet of commercial space would put direct pressure on the payout.
Federal Realty Investment Trust dividend history shows a CAGR of 3.5% per year from 2010 to 2025. The per-share annual dividend grew from $2.66 to $4.43 over that period (2026 data is a partial year and excluded from this calculation). The smallest annual increase in the window was 0.9% in 2021, which shows growth did not stop even in a difficult year, though it came close to flat.
| Period | CAGR | From | To |
|---|---|---|---|
| 3-Year | +1.0% | $4.30 (2022) | $4.43 (2025) |
| 5-Year | +1.0% | $4.22 (2020) | $4.43 (2025) |
| 10-Year | +2.0% | $3.62 (2015) | $4.43 (2025) |
Federal Realty Investment Trust fits income-focused investors who want exposure to high-quality retail real estate in supply-constrained coastal markets. The yield sits at 3.87%, a moderate (2-4%) level that runs above the 5-year average of 3.53%, so buyers today are getting a slightly better entry yield than the historical norm. The trade-off is a payout ratio above 100%, which leaves little room for error if property income softens. Dividend growth has averaged 3.5% annually over 15 years, which is real but slow. What FRT offers is a property portfolio anchored in markets with structural demand advantages; what it asks investors to accept is a stretched payout and incremental rather than accelerating income growth.
| Payment Date | Amount per Share |
|---|---|
| 2026-10-01 | $1.1600 |
| 2026-07-01 | $1.1300 |
| 2026-04-01 | $1.1300 |
| 2026-01-02 | $1.1300 |
| 2025-10-01 | $1.1300 |
| 2025-07-01 | $1.1000 |
| 2025-04-01 | $1.1000 |
| 2025-01-02 | $1.1000 |
| 2024-10-01 | $1.1000 |
| 2024-06-21 | $1.0900 |
| Year | Total Dividends |
|---|---|
| 2026 | $4.5500 |
| 2025 | $4.4300 |
| 2024 | $3.2800 |
| 2023 | $4.3400 |
| 2022 | $4.3000 |
Project income from FRT with the FRT dividend calculator or track your full portfolio with the dividend tracker.