Federal Realty reports Q1 net income of $1.81/share, raises 2026 earnings guidance amid strong leasing and property sales.

Federal Realty Investment Trust reported a strong Q1 2026 with net income of $1.81 per diluted share, up from $0.72 in Q1 2025, driven by a $92.7 million gain from real estate sales and record leasing activity. The company signed 101 leases totaling over 649,000 square feet with rent growth of 13% on a cash basis, and maintained high occupancy rates near 94%. It acquired two new properties and completed $159 million in dispositions, reflecting strategic portfolio management. Due to this strong performance, Federal Realty raised and tightened its full-year 2026 earnings and funds from operations guidance, signaling confidence in continued growth despite macroeconomic volatility.