Federal Realty Investment Trust is a publicly traded equity real estate investment trust founded in 1962 and headquartered in North Bethesda, Maryland. The company operates as an S&P 500 member under ticker symbol FRT on the New York Stock Exchange. Federal Realty owns, operates, and redevelops retail and mixed-use properties located in high-income coastal markets and select metropolitan areas. The portfolio comprises open-air shopping centers and mixed-use destinations, including properties such as Santana Row, Pike & Rose, Assembly Row, CocoWalk, and Bethesda Row. The company's investment approach centers on communities where retail demand exceeds supply, with properties situated in densely populated areas with household incomes above market averages. Federal Realty focuses on grocery-anchored centers, lifestyle centers, and street retail configurations that incorporate residential units alongside commercial space. Geographic concentration includes the Washington, D.C. to Boston corridor, Silicon Valley and Bay Area markets, Southern California, and South Florida. The company has maintained the longest consecutive annual dividend increase record in the REIT industry at 58 years as of 2026. Recent capital deployment includes the February 2025 acquisition of Del Monte Shopping Center in Monterey, California for $123.5 million and the March 2026 purchase of Congressional North Shopping Center in Montgomery County, Maryland for $72.3 million. Both transactions expand Federal Realty's presence in affluent corridors with established retail demand. The portfolio serves approximately 3,700 tenants across 28.8 million square feet of commercial space and includes roughly 2,700 residential units distributed across 104 properties.