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Earnings Per Share And Unit | 3 Months Ended
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Mar. 31, 2026
Earnings Per Share [Abstract] |
EARNINGS PER SHARE AND UNIT | EARNINGS PER SHARE AND UNIT We have calculated earnings per share (“EPS”) and earnings per unit ("EPU") under the two-class method. The two-class method is an earnings allocation methodology whereby EPS and EPU for each class of common stock and partnership units, respectively, and participating securities is calculated according to dividends or distributions declared and participation rights in undistributed earnings. For the three months ended March 31, 2026 and 2025, we had 0.3 million weighted average unvested shares and units outstanding, which are considered participating securities. Therefore, we have allocated our earnings for basic and diluted EPS and EPU between common shares and units and unvested shares and units; the portion of earnings allocated to the unvested shares and units is reflected as “earnings allocated to unvested shares” or "earnings allocated to unvested units" in the reconciliations below. The following potentially issuable shares were excluded from the diluted EPS and EPU calculations because their impact is anti-dilutive: •exercise of 1,190 stock options for both the three months ended March 31, 2026 and 2025, •conversions of downREIT operating partnership units for the three months ended March 31, 2025, •conversions of 5.417% Series 1 Cumulative Convertible Preferred Shares and units for the three months ended March 31, 2025, and •the issuance of 0.5 million shares and units issuable under common share forward sales agreements for the period they were outstanding during the three months ended March 31, 2025, Potentially issuable shares and units in exchange for the 3.25% Exchangeable Senior Notes due 2029 for both the three months ended March 31, 2026 and 2025, did not have a dilutive effect on the diluted EPS and EPU calculations. Federal Realty Investment Trust Earnings per Share
|  |  | Three Months Ended |  |
|  |  | March 31, |  |
|  |  |  |  | 2026 |  | 2025 |  |
|  |  |  | (In thousands, except per share data) |  |
NUMERATOR |  |  |  |  |  |  |  |  |
Net income |  |  |  |  | $ | 161,070 |  |  | $ | 66,578 |  |  |
Less: Preferred share dividends |  |  |  |  | (2,008) |  |  | (2,008) |  |  |
Less: Income from operations attributable to noncontrolling interests |  |  |  |  | (1,971) |  |  | (2,810) |  |  |
Less: Earnings allocated to unvested shares |  |  |  |  | (547) |  |  | (321) |  |  |
Net income for common shareholders, basic |  |  |  |  | 156,544 |  |  | 61,439 |  |  |
Add: Income attributable to downREIT operating partnership units |  |  |  |  | 594 |  |  | — |  |  |
Add: Dividends on 5.417% Series 1 Cumulative Convertible Preferred Shares |  |  |  |  | 133 |  |  | — |  |  |
Net income available for common shareholders, diluted |  |  |  |  | $ | 157,271 |  |  | $ | 61,439 |  |  |
DENOMINATOR |  |  |  |  |  |  |  |  |
Weighted average common shares outstanding, basic |  |  |  |  | 86,040 |  |  | 85,472 |  |  |
Effect of dilutive securities: |  |  |  |  |  |  |  |  |
DownREIT operating partnership units |  |  |  |  | 528 |  |  | — |  |  |
5.417% Series 1 Cumulative Convertible Preferred Shares |  |  |  |  | 94 |  |  | — |  |  |
Weighted average common shares outstanding, diluted |  |  |  |  | 86,662 |  |  | 85,472 |  |  |
EARNINGS PER COMMON SHARE, BASIC: |  |  |  |  |  |  |  |  |
Net income available for common shareholders |  |  |  |  | $ | 1.82 |  |  | $ | 0.72 |  |  |
EARNINGS PER COMMON SHARE, DILUTED: |  |  |  |  |  |  |  |  |
Net income available for common shareholders |  |  |  |  | $ | 1.81 |  |  | $ | 0.72 |  |  |
Federal Realty OP LP Earnings per Unit
| Three Months Ended |  |  |
| March 31, |  |  |
| 2026 |  | 2025 |  |  |  |  |
| (In thousands, except per unit data) |
NUMERATOR |  |  |  |  |  |  |  |
Net income | $ | 161,070 |  |  | $ | 66,578 |  |  |  |  |  |
Less: Preferred unit distributions | (2,008) |  |  | (2,008) |  |  |  |  |  |
Less: Income from operations attributable to noncontrolling interests | (1,971) |  |  | (2,810) |  |  |  |  |  |
Less: Earnings allocated to unvested units | (547) |  |  | (321) |  |  |  |  |  |
Net income available for common unit holders, basic | $ | 156,544 |  |  | $ | 61,439 |  |  |  |  |  |
Add: Income attributable to downREIT operating partnership units | 594 |  |  | — |  |  |  |  |  |
Add: Dividends on 5.417% Series 1 Cumulative Convertible Preferred Units | 133 |  |  | — |  |  |  |  |  |
Net income available for common unit holders, diluted | $ | 157,271 |  |  | $ | 61,439 |  |  |  |  |  |
DENOMINATOR |  |  |  |  |  |  |  |
Weighted average common units outstanding, basic | 86,040 |  |  | 85,472 |  |  |  |  |  |
Effect of dilutive securities: |  |  |  |  |  |  |  |
DownREIT operating partnership units | 528 |  |  | — |  |  |  |  |  |
5.417% Series 1 Cumulative Convertible Preferred Units | 94 |  |  | — |  |  |  |  |  |
Weighted average common units outstanding, diluted | 86,662 |  |  | 85,472 |  |  |  |  |  |
EARNINGS PER COMMON UNIT, BASIC: |  |  |  |  |  |  |  |
Net income available for common unit holders | $ | 1.82 |  |  | $ | 0.72 |  |  |  |  |  |
EARNINGS PER COMMON UNIT, DILUTED: |  |  |  |  |  |  |  |
Net income available for common unit holders | $ | 1.81 |  |  | $ | 0.72 |  |  |  |  |  |

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