FRT

EX-99.1

2 frt-6302026xex991.htm

EX-99.1

Document

FEDERAL REALTY INVESTMENT TRUST

SUPPLEMENTAL INFORMATION

June 30, 2026

TABLE OF CONTENTS

1Second Quarter 2026 Earnings Press Release 3

2Financial Highlights

Consolidated Income Statements 7

Consolidated Balance Sheets 8

Funds From Operations 9

Other Supplemental Information 10

Components of Rental Income 11

Comparable Property Information 12

Market Data, Debt Metrics, and Senior Notes and Debentures Covenants 13

3Summary of Debt

Summary of Outstanding Debt 14

Summary of Debt Maturities 15

4Summary of Redevelopment and Expansion Opportunities 16

5Future Redevelopment and Expansion Opportunities 17

6Significant Transactions 18

7Real Estate Status Report 19

8Retail Leasing Summary 23

9Lease Expirations 24

10Portfolio Leased Statistics 25

11Summary of Top 25 Tenants 26

122026 Guidance 27

13Glossary of Terms 28

909 Rose Avenue, Suite 200

North Bethesda, Maryland 20852

301-998-8100

1

Safe Harbor Language

Certain matters discussed within this Supplemental Information may be deemed to be forward-looking statements within the meaning of the federal securities laws. Although Federal Realty believes the expectations reflected in the forward-looking statements are based on reasonable assumptions, it can give no assurance that its expectations will be attained. These factors include, but are not limited to, the risk factors described in our Annual Report on Form 10-K filed on February 12, 2026, and include the following:

•risks that our tenants will not pay rent, may vacate early or may file for bankruptcy or that we may be unable to renew leases or re-let space at favorable rents as leases expire or to fill existing vacancy;

•risks that we may not be able to proceed with or obtain necessary approvals for any development, redevelopment or renovation project, and that completion of anticipated or ongoing property development, redevelopment, or renovation projects that we do pursue may cost more, take more time to complete or fail to perform as expected;

•risks normally associated with the real estate industry, including risks that occupancy levels at our properties and the amount of rent that we receive from our properties may be lower than expected, that new acquisitions may fail to perform as expected, that competition for acquisitions could result in increased prices for acquisitions, that costs associated with the periodic maintenance and repair or renovation of space, insurance and other operations may increase, that environmental issues may develop at our properties and result in unanticipated costs, and, because real estate is illiquid, that we may not be able to sell properties when appropriate;

•risks that our growth will be limited if we cannot obtain additional capital, or if the costs of capital we obtain are significantly higher than historical levels;

•risks associated with general economic conditions, including inflation, tariffs, and local economic conditions in our geographic markets;

•risks of financing on terms which are acceptable to us, our ability to meet existing financial covenants and the limitations imposed on our operations by those covenants, and the possibility of increases in interest rates that would result in increased interest expense;

•risks related to our status as a real estate investment trust, commonly referred to as a REIT, for federal income tax purposes, such as the existence of complex tax regulations relating to our status as a REIT, the effect of future changes in REIT requirements as a result of new legislation, and the adverse consequences of the failure to qualify as a REIT; and

•risks related to natural disasters, climate change and public health crises (such as worldwide pandemics), and the measures that international, federal, state and local governments, agencies, law enforcement and/or health authorities implement to address them, may precipitate or materially exacerbate one or more of the above-mentioned risks, and may significantly disrupt or prevent us from operating our business in the ordinary course for an extended period.

Given these uncertainties, readers are cautioned not to place undue reliance on any forward-looking statements that we make, including those in this Supplemental Information. Except as required by law, we make no promise to update any of the forward-looking statements as a result of new information, future events, or otherwise. You should review the risks contained in our Annual Report on Form 10-K, filed with the Securities and Exchange Commission on February 12, 2026 and subsequent quarterly reports on Form 10-Q.

2

NEWS RELEASEwww.federalrealty.com

FOR IMMEDIATE RELEASE

Investor Inquiries:Media Inquiries:

Jill SawyerBrenda Pomar

Senior Vice President, Investor RelationsSenior Director, Corporate Communications

301.998.8265301.998.8316

jsawyer@federalrealty.combpomar@federalrealty.com

Federal Realty Investment Trust Reports Second Quarter 2026 Re

EX-99.1

2 frt-3312026xex991.htm

EX-99.1

Document

FEDERAL REALTY INVESTMENT TRUST

SUPPLEMENTAL INFORMATION

March 31, 2026

TABLE OF CONTENTS

1First Quarter 2026 Earnings Press Release 3

2Financial Highlights

Consolidated Income Statements 7

Consolidated Balance Sheets 8

Funds From Operations 9

Other Supplemental Information 10

Components of Rental Income 11

Comparable Property Information 12

Market Data, Debt Metrics, and Senior Notes and Debentures Covenants 13

3Summary of Debt

Summary of Outstanding Debt 14

Summary of Debt Maturities 15

4Summary of Redevelopment and Expansion Opportunities 16

5Future Redevelopment and Expansion Opportunities 17

6Significant Transactions 18

7Real Estate Status Report 19

8Retail Leasing Summary 23

9Lease Expirations 24

10Portfolio Leased Statistics 25

11Summary of Top 25 Tenants 26

122026 Guidance 27

13Glossary of Terms 28

909 Rose Avenue, Suite 200

North Bethesda, Maryland 20852

301-998-8100

1

Safe Harbor Language

Certain matters discussed within this Supplemental Information may be deemed to be forward-looking statements within the meaning of the federal securities laws. Although Federal Realty believes the expectations reflected in the forward-looking statements are based on reasonable assumptions, it can give no assurance that its expectations will be attained. These factors include, but are not limited to, the risk factors described in our Annual Report on Form 10-K filed on February 12, 2026, and include the following:

•risks that our tenants will not pay rent, may vacate early or may file for bankruptcy or that we may be unable to renew leases or re-let space at favorable rents as leases expire or to fill existing vacancy;

•risks that we may not be able to proceed with or obtain necessary approvals for any development, redevelopment or renovation project, and that completion of anticipated or ongoing property development, redevelopment, or renovation projects that we do pursue may cost more, take more time to complete or fail to perform as expected;

•risks normally associated with the real estate industry, including risks that occupancy levels at our properties and the amount of rent that we receive from our properties may be lower than expected, that new acquisitions may fail to perform as expected, that competition for acquisitions could result in increased prices for acquisitions, that costs associated with the periodic maintenance and repair or renovation of space, insurance and other operations may increase, that environmental issues may develop at our properties and result in unanticipated costs, and, because real estate is illiquid, that we may not be able to sell properties when appropriate;

•risks that our growth will be limited if we cannot obtain additional capital, or if the costs of capital we obtain are significantly higher than historical levels;

•risks associated with general economic conditions, including inflation, tariffs, and local economic conditions in our geographic markets;

•risks of financing on terms which are acceptable to us, our ability to meet existing financial covenants and the limitations imposed on our operations by those covenants, and the possibility of increases in interest rates that would result in increased interest expense;

•risks related to our status as a real estate investment trust, commonly referred to as a REIT, for federal income tax purposes, such as the existence of complex tax regulations relating to our status as a REIT, the effect of future changes in REIT requirements as a result of new legislation, and the adverse consequences of the failure to qualify as a REIT; and

•risks related to natural disasters, climate change and public health crises (such as worldwide pandemics), and the measures that international, federal, state and local governments, agencies, law enforcement and/or health authorities implement to address them, may precipitate or materially exacerbate one or more of the above-mentioned risks, and may significantly disrupt or prevent us from operating our business in the ordinary course for an extended period.

Given these uncertainties, readers are cautioned not to place undue reliance on any forward-looking statements that we make, including those in this Supplemental Information. Except as required by law, we make no promise to update any of the forward-looking statements as a result of new information, future events, or otherwise. You should review the risks contained in our Annual Report on Form 10-K, filed with the Securities and Exchange Commission on February 12, 2026.

2

NEWS RELEASEwww.federalrealty.com

FOR IMMEDIATE RELEASE

Investor Inquiries:Media Inquiries:

Jill SawyerBrenda Pomar

Senior Vice President, Investor RelationsSenior Director, Corporate Communications

301.998.8265301.998.8316

jsawyer@federalrealty.combpomar@federalrealty.com

Federal Realty Investment Trust Reports First Quarter 2026 Results

NORTH BETHESDA, Md. (May 1, 2026) - Fede

EX-99.1

2 frt-12312025xex991.htm

EX-99.1

Document

FEDERAL REALTY INVESTMENT TRUST

SUPPLEMENTAL INFORMATION

December 31, 2025

TABLE OF CONTENTS

1Fourth Quarter 2025 Earnings Press Release 3

2Financial Highlights

Consolidated Income Statements 8

Consolidated Balance Sheets 9

Funds From Operations 10

Other Supplemental Information 11

Components of Rental Income 12

Comparable Property Information 13

Market Data, Debt Metrics, and Senior Notes and Debentures Covenants 14

3Summary of Debt

Summary of Outstanding Debt 15

Summary of Debt Maturities 16

4Summary of Redevelopment and Expansion Opportunities 17

5Future Redevelopment and Expansion Opportunities 18

6Significant Transactions 19

7Real Estate Status Report 20

8Retail Leasing Summary 25

9Lease Expirations 26

10Portfolio Leased Statistics 27

11Summary of Top 25 Tenants 28

122026 Guidance 29

13Glossary of Terms 30

909 Rose Avenue, Suite 200

North Bethesda, Maryland 20852

301-998-8100

1

Safe Harbor Language

Certain matters discussed within this Supplemental Information may be deemed to be forward-looking statements within the meaning of the federal securities laws. Although Federal Realty believes the expectations reflected in the forward-looking statements are based on reasonable assumptions, it can give no assurance that its expectations will be attained. These factors include, but are not limited to, the risk factors described in our Annual Report on Form 10-K filed on February 12, 2026, and include the following:

•risks that our tenants will not pay rent, may vacate early or may file for bankruptcy or that we may be unable to renew leases or re-let space at favorable rents as leases expire or to fill existing vacancy;

•risks that we may not be able to proceed with or obtain necessary approvals for any development, redevelopment or renovation project, and that completion of anticipated or ongoing property development, redevelopment, or renovation projects that we do pursue may cost more, take more time to complete or fail to perform as expected;

•risks normally associated with the real estate industry, including risks that occupancy levels at our properties and the amount of rent that we receive from our properties may be lower than expected, that new acquisitions may fail to perform as expected, that competition for acquisitions could result in increased prices for acquisitions, that costs associated with the periodic maintenance and repair or renovation of space, insurance and other operations may increase, that environmental issues may develop at our properties and result in unanticipated costs, and, because real estate is illiquid, that we may not be able to sell properties when appropriate;

•risks that our growth will be limited if we cannot obtain additional capital, or if the costs of capital we obtain are significantly higher than historical levels;

•risks associated with general economic conditions, including inflation, tariffs, and local economic conditions in our geographic markets;

•risks of financing on terms which are acceptable to us, our ability to meet existing financial covenants and the limitations imposed on our operations by those covenants, and the possibility of increases in interest rates that would result in increased interest expense;

•risks related to our status as a real estate investment trust, commonly referred to as a REIT, for federal income tax purposes, such as the existence of complex tax regulations relating to our status as a REIT, the effect of future changes in REIT requirements as a result of new legislation, and the adverse consequences of the failure to qualify as a REIT; and

•risks related to natural disasters, climate change and public health crises (such as worldwide pandemics), and the measures that international, federal, state and local governments, agencies, law enforcement and/or health authorities implement to address them, may precipitate or materially exacerbate one or more of the above-mentioned risks, and may significantly disrupt or prevent us from operating our business in the ordinary course for an extended period.

Given these uncertainties, readers are cautioned not to place undue reliance on any forward-looking statements that we make, including those in this Supplemental Information. Except as required by law, we make no promise to update any of the forward-looking statements as a result of new information, future events, or otherwise. You should review the risks contained in our Annual Report on Form 10-K, filed with the Securities and Exchange Commission on February 12, 2026.

2

NEWS RELEASEwww.federalrealty.com

FOR IMMEDIATE RELEASE

Investor Inquiries:Media Inquiries:

Jill SawyerBrenda Pomar

Senior Vice President, Investor RelationsSenior Director, Corporate Communications

301.998.8265301.998.8316

jsawyer@federalrealty.combpomar@federalrealty.com

Federal Realty Investment Trust Reports Fourth Quarter and Full Year 2025 Results

NORTH BETHESDA, Md.