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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
- Federal Realty Investment Trust (FRT) and Simon Property Group (SPG) are leading retail real estate investment trusts (REITs) with strong occupancy rates above 96% and recent leasing momentum.
- FRT has delivered stronger year-to-date total returns of approximately 23.56% compared to SPG’s roughly 18.6% as of early July 2026, outpacing the broader market.
- Both companies reported solid first-quarter 2026 results, with FRT posting 10.6% year-over-year growth in Nareit-defined funds from operations (FFO) and SPG beating estimates while raising full-year guidance and its dividend.
- FRT recently appointed a digital innovation leader to advance AI-driven initiatives, while SPG has seen multiple analyst target increases reflecting confidence in its portfolio.
- Key contrasts include FRT’s focus on high-quality regional and urban assets versus SPG’s larger-scale national mall and premium outlet portfolio, influencing their respective risk profiles and growth drivers.
- Market sentiment remains constructive for both amid resilient consumer spending in retail real estate, though relative performance has favored FRT in recent market activity.
Introduction
Federal Realty Investment Trust (FRT) and Simon Property Group (SPG) represent two prominent players in the retail real estate investment trust (REIT) sector. Investors and traders often compare these stocks to assess relative performance, sector exposure, and positioning within a recovering retail environment. This analysis appeals to those evaluating income-generating REITs for portfolio diversification, particularly individuals focused on dividend consistency, occupancy trends, and operational resilience. By examining recent market activity, earnings trends, and strategic developments, the comparison provides objective insights into how these equities have responded to broader economic conditions.
FRT Overview and Recent Performance
Federal Realty Investment Trust (FRT) specializes in owning and operating high-quality retail properties, primarily in affluent coastal and urban markets. The company maintains a portfolio emphasizing long-term leases with creditworthy tenants. In recent weeks, FRT shares have traded near $120.73, contributing to year-to-date total returns of about 23.56%, which exceeded the S&P 500’s performance. Recent market activity reflects positive sentiment driven by strong first-quarter 2026 results, including a 10.6% year-over-year increase in Nareit-defined funds from operations (FFO) per share and record lease signings with double-digit rent growth. On July 1, 2026, the company appointed a senior vice president of digital innovation to lead AI-powered initiatives across operations and leasing. Second-quarter 2026 earnings are scheduled for release on July 31, 2026.
SPG Overview and Recent Performance
Simon Property Group (SPG) is one of the largest owners of retail real estate, with a portfolio centered on malls, premium outlets, and lifestyle centers across the United States and internationally. The company benefits from scale and a diversified tenant base. In recent market activity, SPG shares have traded in the $219–$227 range, supporting year-to-date gains of approximately 18.6%. First-quarter 2026 results showed revenue and earnings beats, prompting an increase in full-year real estate FFO guidance and a quarterly dividend hike. Analyst sentiment has remained supportive, with several price target upgrades noted in early July 2026. The company announced its second-quarter 2026 earnings release date on July 1, 2026, underscoring ongoing operational momentum amid steady retail demand.
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Head-to-Head Comparison
Both Federal Realty Investment Trust (FRT) and Simon Property Group (SPG) operate as retail real estate investment trusts (REITs) with high occupancy levels, yet their business models differ in scale and focus. FRT emphasizes premium regional and mixed-use properties in select markets, supporting consistent rent growth but with a more concentrated geographic footprint. SPG leverages a broader national and international presence, offering greater diversification yet exposing it to varying regional retail dynamics. Recent momentum has tilted toward FRT on a year-to-date basis, while SPG has highlighted earnings beats and dividend growth. Risk factors include interest rate sensitivity for both, though SPG’s larger size may provide additional liquidity advantages. Sector exposure remains similar, centered on consumer retail spending, with market sentiment reflecting cautious optimism for the group amid stable economic indicators.
Tickeron AI Verdict
Based on observable factors such as trend consistency, earnings stability, and relative positioning in recent market activity, Tickeron’s AI would currently assign a modestly higher probabilistic favorability to Federal Realty Investment Trust (FRT). Its stronger year-to-date outperformance and targeted digital initiatives provide a slight edge in momentum indicators compared with Simon Property Group (SPG), though both equities exhibit constructive fundamentals. This assessment remains probabilistic and tied to prevailing data trends rather than forward projections.
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 StrongBuy 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 0 FA rating(s) are green whileSPG’s FA Score has 3 green FA rating(s).
- FRT’s FA Score: 0 green, 5 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 3 bullish TA indicator(s).
- FRT’s TA Score: 3 bullish, 5 bearish.
- SPG’s TA Score: 3 bullish, 5 bearish.
Price Growth
FRT (@Real Estate Investment Trusts) experienced а +1.06% price change this week, while SPG (@Real Estate Investment Trusts) price change was -2.45% for the same time period.
The average weekly price growth across all stocks in the @Real Estate Investment Trusts industry was -1.95%. For the same industry, the average monthly price growth was -2.50%, and the average quarterly price growth was +14.65%.
Reported Earning Dates
FRT is expected to report earnings on Jul 31, 2026.
SPG is expected to report earnings on Aug 10, 2026.
Industries' Descriptions
@Real Estate Investment Trusts (-1.95% 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 | 10.5B | 71.2B | 15% |
| EBITDA | 1.09B | 8.23B | 13% |
| Gain YTD | 24.699 | 21.257 | 116% |
| P/E Ratio | 21.12 | 15.26 | 138% |
| Revenue | 1.31B | 6.65B | 20% |
| Total Cash | 18.6M | N/A | - |
| Total Debt | 4.93B | 29B | 17% |
FRT | SPG | ||
|---|---|---|---|
OUTLOOK RATING 1..100 | 15 | 87 | |
VALUATION overvalued / fair valued / undervalued 1..100 | 57 Fair valued | 96 Overvalued | |
PROFIT vs RISK RATING 1..100 | 66 | 23 | |
SMR RATING 1..100 | 54 | 11 | |
PRICE GROWTH RATING 1..100 | 45 | 21 | |
P/E GROWTH RATING 1..100 | 75 | 90 | |
SEASONALITY SCORE 1..100 | 65 | 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 (57) 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 (23) in the Real Estate Investment Trusts industry is somewhat better than the same rating for FRT (66). 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 (45). This means that SPG’s stock grew similarly to FRT’s over the last 12 months.
FRT's P/E Growth Rating (75) in the Real Estate Investment Trusts industry is in the same range as SPG (90). This means that FRT’s stock grew similarly to SPG’s over the last 12 months.
| FRT | SPG | |
|---|---|---|
| RSI ODDS (%) | 1 day ago 34% | 1 day ago 55% |
| Stochastic ODDS (%) | 1 day ago 45% | 1 day ago 68% |
| Momentum ODDS (%) | 1 day ago 48% | 1 day ago 43% |
| MACD ODDS (%) | 1 day ago 42% | 1 day ago 46% |
| TrendWeek ODDS (%) | 1 day ago 49% | 1 day ago 47% |
| TrendMonth ODDS (%) | 1 day ago 46% | 1 day ago 60% |
| Advances ODDS (%) | 1 day ago 50% | 16 days ago 59% |
| Declines ODDS (%) | 14 days ago 49% | 14 days ago 45% |
| BollingerBands ODDS (%) | 1 day ago 55% | 1 day ago 41% |
| Aroon ODDS (%) | 1 day ago 35% | 1 day ago 49% |
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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 FR. 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 FR could also see price increases.