Federal Realty Investment Trust (FRT) stock returns by year
Federal Realty Investment Trust total return by calendar year
| Year | FRT total return | S&P 500 (SPY) | Difference |
|---|---|---|---|
| 2026 to date | +8.6% | +13.7% | −5.2 pts |
| 2025 | −5.9% | +17.7% | −23.6 pts |
| 2024 | +12.1% | +24.9% | −12.8 pts |
| 2023 | +6.6% | +26.2% | −19.6 pts |
| 2022 | −22.7% | −18.2% | −4.5 pts |
| 2021 | +66.0% | +28.7% | +37.2 pts |
| 2020 | −30.7% | +18.3% | −49.0 pts |
| 2019 | +12.5% | +31.2% | −18.7 pts |
| 2018 | −8.1% | −4.6% | −3.5 pts |
| 2017 | −3.6% | +21.7% | −25.3 pts |
| 2016 | −0.2% | +12.0% | −12.2 pts |
| 2015 | +12.3% | +1.2% | +11.1 pts |
| 2014 | +35.2% | +13.5% | +21.8 pts |
| 2013 | +0.4% | +32.3% | −31.9 pts |
| 2012 | +17.8% | +16.0% | +1.9 pts |
| 2011 | +20.2% | +1.9% | +18.3 pts |
| 2010 | +19.1% | +15.1% | +4.1 pts |
| 2009 | +14.4% | +26.4% | −12.0 pts |
| 2008 | −21.7% | −36.8% | +15.1 pts |
| 2007 | −0.6% | +5.1% | −5.8 pts |
| 2006 | +44.9% | +15.8% | +29.1 pts |
| 2005 | +22.3% | +4.8% | +17.5 pts |
| 2004 | +40.5% | +10.7% | +29.8 pts |
| 2003 | +44.5% | +28.2% | +16.4 pts |
| 2002 | +31.4% | −21.6% | +52.9 pts |
| 2001 | +32.3% | −11.8% | +44.0 pts |
Month-end closes adjusted for splits and dividends, through the October 14, 2026 close. Source: Yahoo Finance chart API, monthly close adjusted for splits and dividends. Excludes taxes, fees and inflation. Methodology
Past returns don't repeat. What does the price assume now?
These tables show what already happened. A buyer today gets the next ten years, and the price already reflects what the market expects. The reverse DCF calculator shows the growth today's price implies, so you can judge whether it is realistic.
Frequently asked questions
What was Federal Realty Investment Trust's best year?
2021, with a total return of +66.0%. Its worst full year was 2020 at −30.7%.
How often has Federal Realty Investment Trust gone up in a calendar year?
In 17 of the 25 full calendar years since 2001. It beat the S&P 500 (SPY) in 13 of those years.
How is Federal Realty Investment Trust doing this year?
+8.6% from the end of 2025 to the October 14, 2026 close. The S&P 500 (SPY) returned +13.7% over the same stretch.
Do these returns include dividends?
Yes. Each year runs from one December month-end close to the next, using prices adjusted for splits and dividends, so dividends count as reinvested. Taxes, fees and inflation are not included.
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