Federal Realty shares rose 3.2% post-earnings, reflecting investor approval of strong leasing activity, robust capital recycling, and upward guidance for the year ahead.

• FFO per share grew 10.6% year-over-year to $1.88, supported by near-record leasing volumes and rates over the past 18 months.
• Leasing achieved a quarterly record with over 100 leases totaling 649,000 square feet, including 13 anchor deals covering nearly 400,000 square feet.
• Capital recycling remains a core focus, with $159 million in property sales at sub-5% cap rates and a $72 million acquisition at a 7% stabilized yield.
• Residential development pipeline includes nearly 800 units expected to contribute $27 million in new operating income once stabilized.
• Office portfolio maintains exceptionally high occupancy at 99%, with notable 100% leasing rates in key markets despite broader market softness.