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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 distinct property portfolios and market positions.
- Both stocks delivered solid year-to-date gains in 2026, with SPG showing slightly stronger relative performance amid broader retail sector resilience.
- FRT reported robust Q2 2026 results, including earnings per share (EPS) beats and dividend growth, supporting its focus on high-quality neighborhood centers.
- SPG approaches its Q2 2026 earnings release with expectations of continued operational strength in its large-scale mall and outlet portfolio.
- Market sentiment reflects cautious optimism for both, influenced by interest rate dynamics, consumer spending trends, and valuation considerations.
- Relative positioning highlights trade-offs between FRT’s stability in mixed-use assets and SPG’s scale-driven growth potential.
Introduction
Federal Realty Investment Trust (FRT) and Simon Property Group (SPG) represent prominent players in the retail real estate investment trust (REIT) sector, offering investors exposure to commercial properties amid evolving consumer and economic conditions. This comparison examines their business models, recent performance, and market positioning to assist traders and long-term investors evaluating relative value within the retail REIT space. The analysis draws on observable financial metrics and sector developments from recent market activity, providing a factual framework for assessing these equities in the current environment.
FRT Overview and Recent Performance
Federal Realty Investment Trust (FRT) specializes in owning, operating, and developing high-quality retail and mixed-use properties, primarily neighborhood and community shopping centers in affluent U.S. markets. In recent market activity, the stock has reflected steady investor interest following the company’s Q2 2026 earnings release, which featured net income of $85.7 million, EPS of $1.88 that exceeded estimates, and an increase in the quarterly dividend to $1.16 per share—marking the 59th consecutive annual raise. Guidance for full-year net income per diluted share was improved to a range of $4.22–$4.30. Broader performance metrics show year-to-date returns near 21.5% and one-year returns around 34%, supported by consistent operational execution and a focus on durable tenant relationships.
SPG Overview and Recent Performance
Simon Property Group (SPG) operates as one of the largest owners of retail real estate, with a portfolio emphasizing premium malls, outlets, and international assets. Recent market activity has centered on the company’s upcoming Q2 2026 earnings report scheduled for August 10, with analyst expectations including revenue near $1.71 billion and funds from operations (FFO) per share around $3.18. The stock has traded near multi-year highs amid year-to-date gains of approximately 23% and one-year returns exceeding 40%, reflecting sustained demand for its high-traffic properties. Sentiment has incorporated both positive retail fundamentals and periodic analyst adjustments tied to valuation levels following the strong price appreciation.
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Head-to-Head Comparison
In business model terms, Federal Realty Investment Trust (FRT) emphasizes smaller-scale, community-oriented retail and mixed-use developments, while Simon Property Group (SPG) leverages greater scale through flagship malls and outlet centers with broader geographic reach. Growth drivers differ accordingly: FRT benefits from localized tenant stability and redevelopment opportunities, whereas SPG draws on high visitor volumes and international exposure. Recent momentum has favored both amid retail recovery, though SPG’s larger size has coincided with more pronounced price appreciation. Risk factors include interest-rate sensitivity for both, with FRT potentially exhibiting lower volatility due to its asset profile and SPG facing concentration risks in premium retail. Sector exposure remains concentrated in retail REITs, where consumer spending patterns and e-commerce competition influence outcomes. Market sentiment appears balanced, with institutional interest evident yet tempered by valuation considerations for the higher-performing name.
Tickeron AI Verdict
Based on observable factors such as trend consistency, earnings delivery, and relative positioning in recent market activity, Tickeron’s AI would currently assign a modestly higher probabilistic preference to Simon Property Group (SPG). This assessment reflects SPG’s stronger year-to-date and one-year returns alongside its scale advantages, while acknowledging FRT’s solid earnings execution and dividend reliability as supportive elements. The evaluation remains probabilistic and tied to prevailing data 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 Hold and SPG is a Hold.
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 5 TA indicator(s) are bullish while SPG’s TA Score has 3 bullish TA indicator(s).
- FRT’s TA Score: 5 bullish, 5 bearish.
- SPG’s TA Score: 3 bullish, 6 bearish.
Price Growth
FRT (@Real Estate Investment Trusts) experienced а -4.95% price change this week, while SPG (@Real Estate Investment Trusts) price change was -2.82% for the same time period.
The average weekly price growth across all stocks in the @Real Estate Investment Trusts industry was -3.33%. For the same industry, the average monthly price growth was -5.55%, and the average quarterly price growth was +5.83%.
Reported Earning Dates
FRT is expected to report earnings on Oct 29, 2026.
SPG is expected to report earnings on Nov 02, 2026.
Industries' Descriptions
@Real Estate Investment Trusts (-3.33% 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 | 10.1B | 71B | 14% |
| EBITDA | 1.03B | 8.23B | 13% |
| Gain YTD | 19.480 | 21.279 | 92% |
| P/E Ratio | 23.58 | 15.49 | 152% |
| Revenue | 1.34B | 6.65B | 20% |
| Total Cash | 107M | N/A | - |
| Total Debt | 4.85B | 29B | 17% |
FRT | SPG | ||
|---|---|---|---|
OUTLOOK RATING 1..100 | 71 | 73 | |
VALUATION overvalued / fair valued / undervalued 1..100 | 70 Overvalued | 92 Overvalued | |
PROFIT vs RISK RATING 1..100 | 70 | 23 | |
SMR RATING 1..100 | 61 | 11 | |
PRICE GROWTH RATING 1..100 | 49 | 31 | |
P/E GROWTH RATING 1..100 | 49 | 89 | |
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 (70) in the Real Estate Investment Trusts industry is in the same range as SPG (92). This means that FRT’s stock grew similarly to 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 (70). 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 (61). This means that SPG’s stock grew somewhat faster than FRT’s over the last 12 months.
SPG's Price Growth Rating (31) in the Real Estate Investment Trusts industry is in the same range as FRT (49). This means that SPG’s stock grew similarly to FRT’s over the last 12 months.
FRT's P/E Growth Rating (49) in the Real Estate Investment Trusts industry is somewhat better than the same rating for SPG (89). This means that FRT’s stock grew somewhat faster than SPG’s over the last 12 months.
| FRT | SPG | |
|---|---|---|
| RSI ODDS (%) | 1 day ago 54% | 1 day ago 56% |
| Stochastic ODDS (%) | 1 day ago 44% | 1 day ago 69% |
| Momentum ODDS (%) | 1 day ago 46% | 1 day ago 45% |
| MACD ODDS (%) | 1 day ago 46% | 1 day ago 45% |
| TrendWeek ODDS (%) | 1 day ago 45% | 1 day ago 47% |
| TrendMonth ODDS (%) | 1 day ago 46% | 1 day ago 61% |
| Advances ODDS (%) | 17 days ago 50% | 16 days ago 60% |
| Declines ODDS (%) | 1 day ago 48% | 1 day ago 45% |
| BollingerBands ODDS (%) | 1 day ago 44% | 1 day ago 42% |
| Aroon ODDS (%) | 1 day ago 41% | 1 day ago 52% |
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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.