Federal Realty Investment Trust reported third-quarter 2026 net income available to common shareholders of $64.2 million, or $0.74 per diluted share, compared with $59.6 million, or $0.69, a year earlier. Nareit FFO and Core FFO each rose 5.6% to $1.87 per diluted share, exceeding the $1.85 average estimate from seven analysts surveyed by Zacks Investment Research. Revenue was $339 million, above the $337.4 million estimate from six analysts. The retail-focused REIT signed 117 comparable-space leases covering 532,220 square feet, with rent growth of 14% on a cash basis and 25% on a straight-line basis. Portfolio occupancy was 93.8% and the leased rate was 96.5% at Sept. 30, while small-shop leased occupancy reached 94.1%. After quarter end, Federal Realty acquired the 870,000-square-foot The Summit retail center in Birmingham, Alabama, for $508 million, issued $460 million of 3.50% exchangeable senior notes due 2031, repurchased 869,748 shares for approximately $95 million and raised its 2026 Nareit FFO and Core FFO guidance to $7.54-$7.58 per diluted share. The board declared a $1.16 common-share dividend, implying an annualized rate of $4.64.