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FRT vs SPG
Which Stock Would AI Choose? Federal Realty Investment Trust (FRT) vs. Simon Property Group (SPG) Stock Comparison
Key Takeaways
- FRT reported strong Q1 2026 results with FFO per share up 10.6% year-over-year to $1.88, raising full-year guidance, while SPG approaches Q1 earnings on solid occupancy trends.
- Both retail REITs (real estate investment trusts) show high occupancy—FRT at 96.1% leased, SPG at 96.4%—but FRT edges in recent momentum with YTD gains around 17%.
- SPG boasts larger scale with $77B market cap versus FRT's $10B, offering broader diversification across malls and outlets.
- Dividend yields are attractive: FRT at 3.91%, SPG at 4.28%, supporting income-focused investors in recent market activity.
- Tickeron’s comparison tools rate SPG stronger long-term, while FRT shows bullish technical signals like positive MACD.
Introduction
This stock comparison examines FRT and SPG, two leading retail REITs navigating a recovering retail sector amid interest rate pressures and consumer spending shifts. Investors seeking stable dividends, exposure to high-quality properties, and relative performance in the real estate space will find value here. Recent earnings beats and leasing strength highlight their resilience, offering insights into momentum, valuation, and sector positioning for traders monitoring REIT relative performance and market sentiment.
FRT Overview and Recent Performance
Federal Realty Investment Trust (FRT) owns and operates premium retail centers, primarily grocery-anchored properties in affluent coastal markets. In recent market activity, FRT shares traded around $115.68, near the upper end of a 52-week range of $89.99–$117.22. The stock gained about 17% YTD and 27% over the past year, supported by a market cap of $10B and a P/E ratio of 20.05.
Key drivers include Q1 2026 results, where funds from operations (FFO, a key REIT profitability metric) per share rose 10.6% to $1.88, beating estimates, with revenue up 10.3% to $341M. The company raised 2026 core FFO guidance to $7.46–$7.55, citing record leasing (649K sq ft at 13% cash spreads) and a 96.1% leased rate (93.8% occupied). Capital recycling, including $159M in sales at low cap rates, bolstered sentiment. Analyst targets average $118, reflecting optimism on comparable property operating income (POI) growth of 4.7%.
SPG Overview and Recent Performance
Simon Property Group (SPG) is a global leader in malls, premium outlets, and mixed-use destinations, with interests in 229 properties spanning 183M sq ft. Shares recently hovered at $202.12, within a 52-week range of $155.44–$208.28, amid a $77B market cap and P/E of 14.26.
Recent weeks saw modest YTD gains of about 10% and 30% over one year, with performance tempered by macro factors like bond yields. Occupancy held firm at 96.4% for U.S. malls/outlets entering 2026, backed by over 4,600 leases for 17M sq ft in 2025. Q4 2025 FFO reached record levels, guiding 2026 AFFO at $13–$13.25 per share. A $5B credit facility and share repurchases support stability. Analysts project Q1 2026 beats, with targets averaging $208.55 amid strong NOI growth in Class A malls.
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Head-to-Head Comparison
FRT and SPG both thrive in retail REITs but differ in scale and focus: FRT emphasizes grocery-anchored stability in coastal markets, yielding resilient NOI via redevelopments, while SPG leverages vast mall/outlet networks for higher volume growth, tempered by greater cyclical exposure.
Growth drivers contrast—FRT’s leasing spreads (13%) and POI (4.7%) outpace peers recently, versus SPG’s occupancy edge and global diversification. Momentum favors FRT (17% YTD vs. 10%), but SPG shows stronger one-year returns (~30%).
Risk factors include interest sensitivity (beta 0.93 for FRT vs. 1.36 for SPG), with SPG facing tenant volatility despite superior profitability ratings. Sector exposure aligns on retail recovery, but sentiment tilts to SPG for scale in Tickeron long-term comparisons.
Tickeron AI Verdict
Tickeron’s AI analysis favors SPG for current positioning, citing its superior long-term buy rating over FRT in direct comparisons, larger scale, and consistent profitability amid retail resilience. While FRT exhibits stronger recent trend signals like positive MACD and leasing momentum, SPG’s high occupancy, AFFO guidance, and probabilistic edge in SMR ratings suggest higher trend consistency and relative outperformance potential in the near term.
Disclaimer
The information on this webpage is provided for general informational and educational purposes only and is not intended as investment advice, a recommendation to purchase or sell any security, or an offer or solicitation related to investments. It does not consider your personal financial situation, goals, or risk profile, and all investing carries inherent risks, including the possibility of losing your entire investment. For more details, please review our full disclaimer.
To compare these two companies we present long-term analysis, their fundamental ratings and make comparative short-term technical analysis which are presented below. The conclusion is FRT is a Hold and SPG is a StrongBuy.
Long-Term Analysis
It is best to consider a long-term outlook for a ticker by using Fundamental Analysis (FA) ratings. The rating of 1 to 100, where 1 is best and 100 is worst, is divided into thirds. The first third (a green rating of 1-33) indicates that the ticker is undervalued; the second third (a grey number between 34 and 66) means that the ticker is valued fairly; and the last third (red number of 67 to 100) reflects that the ticker is undervalued. We use an FA Score to show how many ratings show the ticker to be undervalued (green) or overvalued (red).
FRT’s FA Score shows that 1 FA rating(s) are green whileSPG’s FA Score has 3 green FA rating(s).
- FRT’s FA Score: 1 green, 4 red.
- SPG’s FA Score: 3 green, 2 red.
Short-Term Analysis
It is best to consider a short-term outlook for a ticker by using Technical Analysis (TA) indicators. We use Odds of Success as the percentage of outcomes which confirm successful trade signals in the past.
If the Odds of Success (the likelihood of the continuation of a trend) for each indicator are greater than 50%, then the generated signal is confirmed. A green percentage from 90% to 51% indicates that the ticker is in a bullish trend. A red percentage from 90% - 51% indicates that the ticker is in a bearish trend. All grey percentages are below 50% and are considered not to confirm the trend signal.
FRT’s TA Score shows that 3 TA indicator(s) are bullish while SPG’s TA Score has 4 bullish TA indicator(s).
- FRT’s TA Score: 3 bullish, 5 bearish.
- SPG’s TA Score: 4 bullish, 4 bearish.
Price Growth
FRT (@Real Estate Investment Trusts) experienced а -2.40% price change this week, while SPG (@Real Estate Investment Trusts) price change was -0.51% for the same time period.
The average weekly price growth across all stocks in the @Real Estate Investment Trusts industry was +0.02%. For the same industry, the average monthly price growth was +2.53%, and the average quarterly price growth was +16.45%.
Reported Earning Dates
FRT is expected to report earnings on Jul 31, 2026.
SPG is expected to report earnings on Aug 03, 2026.
Industries' Descriptions
@Real Estate Investment Trusts (+0.02% weekly)A real estate investment trust (REIT) is a company any that owns, and in most cases, operates, income-producing real estate – ranging from office and apartment buildings to warehouses, hospitals, shopping centers, hotels and timberlands. Some REITs are involved in financing real estate. Equity REITs invest in and own properties, while mortgage REITs own and invest in property mortgages. REITs are required by law to pay out at least 90% of their annual taxable income (excluding capital gains) to shareholders in the form of dividends. Some REITs could be more cyclical than others; for example, when an economy is undergoing a recession, hotel REITs could be more vulnerable, compared to say healthcare REIT given that healthcare needs are less likely to depend on economic cycles. American Tower Corporation, Prologis, Inc. and Crown Castle International Corp are some of the biggest REIT companies in the U.S.
| FRT | SPG | FRT / SPG | |
| Capitalization | 10.7B | 70.3B | 15% |
| EBITDA | 1.09B | 8.23B | 13% |
| Gain YTD | 23.436 | 18.539 | 126% |
| P/E Ratio | 21.10 | 14.92 | 141% |
| Revenue | 1.31B | 6.65B | 20% |
| Total Cash | 116M | N/A | - |
| Total Debt | 4.93B | 29B | 17% |
FRT | SPG | ||
|---|---|---|---|
OUTLOOK RATING 1..100 | 74 | 23 | |
VALUATION overvalued / fair valued / undervalued 1..100 | 63 Fair valued | 96 Overvalued | |
PROFIT vs RISK RATING 1..100 | 59 | 24 | |
SMR RATING 1..100 | 54 | 11 | |
PRICE GROWTH RATING 1..100 | 22 | 21 | |
P/E GROWTH RATING 1..100 | 74 | 88 | |
SEASONALITY SCORE 1..100 | 50 | 50 |
Tickeron ratings are formulated such that a rating of 1 designates the most successful stocks in a given industry, while a rating of 100 points to the least successful stocks for that industry.
FRT's Valuation (63) in the Real Estate Investment Trusts industry is somewhat better than the same rating for SPG (96). This means that FRT’s stock grew somewhat faster than SPG’s over the last 12 months.
SPG's Profit vs Risk Rating (24) in the Real Estate Investment Trusts industry is somewhat better than the same rating for FRT (59). This means that SPG’s stock grew somewhat faster than FRT’s over the last 12 months.
SPG's SMR Rating (11) in the Real Estate Investment Trusts industry is somewhat better than the same rating for FRT (54). This means that SPG’s stock grew somewhat faster than FRT’s over the last 12 months.
SPG's Price Growth Rating (21) in the Real Estate Investment Trusts industry is in the same range as FRT (22). This means that SPG’s stock grew similarly to FRT’s over the last 12 months.
FRT's P/E Growth Rating (74) in the Real Estate Investment Trusts industry is in the same range as SPG (88). This means that FRT’s stock grew similarly to SPG’s over the last 12 months.
| FRT | SPG | |
|---|---|---|
| RSI ODDS (%) | 2 days ago 52% | 2 days ago 52% |
| Stochastic ODDS (%) | 2 days ago 44% | 2 days ago 44% |
| Momentum ODDS (%) | 2 days ago 46% | 2 days ago 65% |
| MACD ODDS (%) | 2 days ago 47% | 2 days ago 72% |
| TrendWeek ODDS (%) | 2 days ago 46% | 2 days ago 48% |
| TrendMonth ODDS (%) | 2 days ago 48% | 2 days ago 59% |
| Advances ODDS (%) | 12 days ago 50% | 2 days ago 58% |
| Declines ODDS (%) | 6 days ago 49% | 8 days ago 46% |
| BollingerBands ODDS (%) | 2 days ago 55% | 2 days ago 50% |
| Aroon ODDS (%) | 2 days ago 41% | 2 days ago 48% |
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FRT and
Correlation & Price change
A.I.dvisor indicates that over the last year, FRT has been closely correlated with AKR. These tickers have moved in lockstep 84% of the time. This A.I.-generated data suggests there is a high statistical probability that if FRT jumps, then AKR could also see price increases.
SPG and
Correlation & Price change
A.I.dvisor indicates that over the last year, SPG has been closely correlated with SKT. These tickers have moved in lockstep 71% of the time. This A.I.-generated data suggests there is a high statistical probability that if SPG jumps, then SKT could also see price increases.