Sifting through countless of stocks in the Retail REITs industry can be tedious, and sometimes two stocks are just too similar to judge which is the better investment. If you’re on the fence about investing in Federal Realty Investment Trust or Kite Realty Group Trust because you’re not sure how they measure up, it’s important to compare them on a few factors before making your decision.

Read on to learn how Federal Realty Investment Trust and Kite Realty Group Trust compare based on key financial metrics to determine which better meets your investment needs.

About Federal Realty Investment Trust and Kite Realty Group Trust

Federal Realty Investment Trust is a recognized leader in the ownership, operation and redevelopment of high-quality retail-based properties. They are located primarily in major coastal markets and select underserved regions that have strong economic and demographic fundamentals. Federal Realty's mission is to deliver long-term, sustainable growth through investing in communities where retail demand exceeds supply. This includes a portfolio of open-air shopping centers and mixed-use destinations—such as Santana Row, Pike & Rose, and Assembly Row, which together reflect the company's ability to create distinctive, high-performing environments that serve as vibrant destinations for their communities. Federal Realty's 104 properties include approximately 3,800 tenants in 29.0 million commercial square feet, and approximately 2,500 residential units. It is based in North Bethesda, Maryland. Federal Realty Investment Trust was incorporated in 1962 in Maryland.

Kite Realty Group Trust is a real estate investment trust (REIT) that owns and operates a high-quality portfolio of open-air shopping centers and mixed-use destinations. The Company’s portfolio is concentrated in high-growth Sun Belt and select strategic gateway markets. Publicly listed since 2004, KRG has more than six decades of experience in developing, operating, and investing in real estate, using a disciplined, hands-on approach to enhance portfolio quality and maximize long-term value for all stakeholders. As of June 30, 2026, the Company owned interests in 165 U.S. open-air shopping centers and mixed-use assets, comprising approximately 26.4 million square feet of gross leasable space. Kite Realty Group Trust was incorporated in 1971 in Maryland and based in Indianapolis.

Latest Retail REITs and Federal Realty Investment Trust, Kite Realty Group Trust Stock News

As of July 31, 2026, Federal Realty Investment Trust had a $10.7 billion market capitalization, compared to the Retail REITs median of $4.7 million. Federal Realty Investment Trust’s stock is up 23.1% in 2026, down 1.6% in the previous five trading days and up 32.6% in the past year.

Currently, Federal Realty Investment Trust’s price-earnings ratio is 25.1. Federal Realty Investment Trust’s trailing 12-month revenue is $1.3 billion with a 32.6% net profit margin. Year-over-year quarterly sales growth most recently was 7.5%. Analysts expect adjusted earnings to reach $4.017 per share for the current fiscal year. Federal Realty Investment Trust currently has a 3.6% dividend yield.

As of July 31, 2026, Kite Realty Group Trust had a $5.7 billion market cap, putting it in the 69th percentile of all stocks. Kite Realty Group Trust’s stock is up 19.4% in 2026, down 2.4% in the previous five trading days and up 24.71% in the past year.

Currently, Kite Realty Group Trust’s price-earnings ratio is 17.9. Kite Realty Group Trust’s trailing 12-month revenue is $806.9 million with a 41.8% net profit margin. Year-over-year quarterly sales growth most recently was -8.0%. Analysts expect adjusted earnings to reach $0.366 per share for the current fiscal year. Kite Realty Group Trust currently has a 4.1% dividend yield.

How We Compare Federal Realty Investment Trust and Kite Realty Group Trust Stock Grades

Stock evaluation requires access to huge amounts of data and the knowledge and time to sift through it all, make sense of financial ratios, read income statements and analyze recent stock movements. AAII created A+ Investor, a robust data suite that condenses data research in an actionable and customizable way suitable for investors of all knowledge levels, to help investors streamline and work through such data.

AAII’s proprietary stock grades come with A+ Investor. These offer intuitive A‐F grades for each of five key investing factors: value, growth, momentum, earnings estimate revisions and quality. Here, we’ll take a closer look at Federal Realty Investment Trust and Kite Realty Group Trust’s stock grades to see how they measure up against one another.

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Federal Realty Investment Trust and Kite Realty Group Trust’s Quality Grades

Company	Ticker	Quality
Federal Realty Investment Trust	FRT	C
Kite Realty Group Trust	KRG	B

Like the Value Grade, AAII’s A+ Investor Quality Grade comes from the percentile rank of key metrics. Specifically, the Quality Score is the percentile rank of the average of the percentile ranks of return on assets (ROA), return on invested capital (ROIC), gross profit relative to assets, buyback yield, change in total liabilities to assets, accruals, Z double prime bankruptcy risk (Z) score and the F-Score.

The score is variable, meaning it can consider all eight measures or, should any of the eight measures not be valid, the remaining measures that are valid. To be assigned a Quality Score, stocks must have a valid (non-null) measure and corresponding ranking for at least four of the eight quality measures.

The Quality Score is used to assess the underlying “quality” of a particular stock. A higher-quality stock possesses traits associated with upside potential and reduced downside risk. Backtesting of the Quality Grade shows that stocks with higher grades, on average, outperformed stocks with lower grades over the period of 1998 through 2019.

Stocks receive better grades (higher scores) for having higher scores for the quality subcomponents and worse grades (lower scores) for lower scores for the subcomponents.

Federal Realty Investment Trust has a Quality Score of 54, which is Average. Kite Realty Group Trust has a Quality Score of 61, which is Strong.

The Quality Grade Winner: Kite Realty Group Trust

As you can clearly see from the Quality Grade breakdown above, Kite Realty Group Trust has a better overall quality grade than Federal Realty Investment Trust. For investors who are looking for companies with higher quality than others in the same industry, Kite Realty Group Trust could be a good stock to add to their portfolios. However, it’s important for investors to analyze multiple factors based on a wide range of metrics before deciding whether to buy.

Federal Realty Investment Trust and Kite Realty Group Trust’s Momentum Grades

Company	Ticker	Momentum
Federal Realty Investment Trust	FRT	B
Kite Realty Group Trust	KRG	B

Momentum grades help to uncover stocks experiencing anomalously high rates of return; research finds that stocks with high relative levels of momentum tend to outperform, whereas those with low levels of momentum tend to continue underperforming. Momentum is based on the price change of a stock over a specified period relative to all other stocks.

Typically, AAII looks at the weighted relative strength over the trailing four quarters. The weighted four-quarter relative strength rank is the relative price change for each of the past four quarters. The most recent quarterly price change is given a weight of 40% and each of the three previous quarters are given a weighting of 20%.

Federal Realty Investment Trust has a Momentum Score of 65, which is Strong. Kite Realty Group Trust has a Momentum Score of 64, which is Strong.

The Momentum Grade Winner: It’s a Tie!

Looking at the Momentum Grade breakdown above, both Federal Realty Investment Trust and Kite Realty Group Trust have a grade of B. For those who focus solely on a company’s momentum, further research will need to be conducted into both companies to see if they fit your individual needs as an investor.

Federal Realty Investment Trust and Kite Realty Group Trust’s Estimate Revisions Grades

Company	Ticker	Earnings Estimate
Federal Realty Investment Trust	FRT	B
Kite Realty Group Trust	KRG	C

Earnings estimate revisions scores consider the magnitude of a company’s earnings surprise in its last two reported fiscal quarters. Often, positive surprises beget further positive surprises‐or at least continued sales growth (the exact opposite is generally true, too).

Estimate revisions offer an indication of what analysts are thinking about the short-term prospects of a firm. Estimate revisions are based on the statistical significance of a firm’s last two quarterly earnings surprises and the percentage change in its consensus estimate for the current fiscal year over the past month and past three months.

Federal Realty Investment Trust has a Earnings Estimate Score of 80, which is Positive. Kite Realty Group Trust has a Earnings Estimate Score of 52, which is Neutral.

The Earnings Estimate Revisions Grade Winner: Federal Realty Investment Trust

As you can clearly see from the Earnings Estimate Revisions Grade breakdown above, Federal Realty Investment Trust has a better Earnings Estimate Revisions Grade than Kite Realty Group Trust. For those who are specifically looking for companies with better short-term prospects when compared to other companies in the same industry, Federal Realty Investment Trust could be a good stock to invest in. However, it’s important to analyze multiple factors based on a wide range of metrics before deciding whether to buy.

Other Federal Realty Investment Trust and Kite Realty Group Trust Grades

In addition to Quality, Estimate Revisions and Momentum, A+ Investor also provides grades for Value and Growth.

Growth investing builds on the idea that stocks of companies exhibiting strong, consistent and prolonged growth outperform those of slower-growth companies. AAII measures growth through consistency of annual sales growth, five-year sales growth rankings adjusted for extreme levels, and consistency of positive annual cash from operations.

Successful stock investing involves buying low and selling high, so stock valuation is an important consideration for stock selection. Buying stocks that are going to go up typically means buying stocks that are undervalued in the first place, although momentum investors may argue that point.

These 2 key factors, when combined with the above, provide a holistic view into a particular stock. Further, by joining A+ Investor you can see whether Federal Realty Investment Trust and Kite Realty Group Trust pass any of our 60+ stock screens that have outperformed the market since their creation.

So, Which Is the Better Investment, Federal Realty Investment Trust or Kite Realty Group Trust Stock?

Overall, Federal Realty Investment Trust stock has a Momentum Score of 65, Estimate Revisions Score of 80 and Quality Score of 54.

Kite Realty Group Trust stock has a Momentum Score of 64, Estimate Revisions Score of 52 and Quality Score of 61.

Comparing Federal Realty Investment Trust and Kite Realty Group Trust’s grades, scores and metrics can act as a solid basis to determine whether they may be a good investment or not. You’ll also want to look at your portfolio’s asset allocation as well as your risk tolerance and financial goals to see if either of these stocks would make a good fit for you. AAII can help you figure out which investments align with your individual needs and preferences.

Investors are encouraged to do their own due diligence and research. In this way, individuals can effectively become managers of their own assets‐without having to rely on others for financial independence. You can count on AAII for timeless articles on financial planning and stock-picking, unbiased research and actionable analysis.

A+ Investor adds to our qualitative teaching with a powerful data suite to help you whittle down investment choices to find stocks, exchange-traded funds (ETFs) or mutual funds that meet your needs.

AAII Disclaimer

We make no representations or warranties that any investor will, or is likely to, achieve profits similar to those shown, because past, hypothetical or simulated performance is not necessarily indicative of future results. Before making an investment decision, you should consider your circumstances and whether the information on our content is applicable to your situation. This information was prepared in good faith, and we accept no liability for any errors or omissions. The full disclaimer can be read here.