EastGroup Properties (EGP) vs Federal Realty Investment (FRT)
Head-to-head comparison of performance, valuation, growth, profitability and dividends. Prices delayed 15 minutes; data as of Oct 8, 2026.
Summary
EastGroup Properties (EGP) has outperformed Federal Realty Investment (FRT) over the past year, gaining 10.8% versus a gain of 7.7%. Over five years, EGP leads with a +4.6% price change compared with -15.3% for FRT. EastGroup Properties is the larger company by market cap ($10.49 billion vs $9.22 billion), about 1.1 times the size.
On valuation, Federal Realty Investment trades at a lower forward P/E (32.1x vs 35.1x for EastGroup Properties). Federal Realty Investment offers the higher dividend yield (4.29% vs 3.28%). EastGroup Properties converts more of its revenue into profit, with a net margin of 35.7% versus 32.1%.
Summary generated from market data by MetaCap's automated system. Methodology
Relative performance
Percent change in share price from the first common trading day shown; excludes dividends.
Head-to-head
| Metric | EGP | FRT |
|---|---|---|
| Share price | $195.12 | $105.46 |
| Market cap | $10.49B | $9.22B |
| 1-day change | +2.40% | +0.33% |
| YTD return | +6.97% | +4.28% |
| 1-year return | +10.77% | +7.69% |
| 5-year return | +4.63% | -15.25% |
| P/E ratio (TTM) | 34.23 | 21.31 |
| Forward P/E | 35.10 | 32.09 |
| EPS (TTM) | $5.70 | $4.95 |
| Dividend yield | 3.28% | 4.29% |
| Annual dividend | $6.40 | $4.52 |
| Revenue (latest FY) | $721.34M | $1.28B |
| Revenue growth (YoY) | +12.67% | +6.36% |
| Net income (latest FY) | $257.46M | $411.08M |
| Operating margin | — | 47.08% |
| Net margin | 35.69% | 32.14% |
| 52-week high | $226.71 | $128.21 |
| 52-week low | $166.11 | $90.03 |
| Distance from 52-week high | -13.93% | -17.74% |
| Analyst consensus | buy | buy |
| Avg. price target upside | +16.77% | +23.97% |
| Average volume | 483.42K | 854.28K |
| Shares outstanding | 53.77M | 86.89M |
| Employees | 103 | 314 |
| Sector | Real Estate | Real Estate |
| Industry | Real Estate Investment Trusts | Real Estate Investment Trusts |
Highlighted cells mark the higher value for growth, returns, margins and yield, and the lower value for P/E ratios. Highlighting is a mechanical comparison, not a recommendation.
Key differences
- EastGroup Properties trades at a higher earnings multiple (34.2x vs 21.3x trailing P/E).
- Federal Realty Investment offers a meaningfully higher dividend yield (4.29% vs 3.28%).
- EastGroup Properties grew revenue faster in its latest fiscal year (+12.67% vs +6.36%).
About EastGroup Properties
EGP stock →EastGroup Properties, Inc. a member of the S&P Mid-Cap 400 and Russell 2000 Indexes.
Real Estate · Real Estate Investment Trusts · 103 employees
About Federal Realty Investment
FRT stock →Federal Realty Investment Trust is a recognized leader in the ownership, operation and redevelopment of high-quality retail-based properties located primarily in major coastal markets and select underserved regions with 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.
Real Estate · Real Estate Investment Trusts · 314 employees
EGP vs FRT FAQ
Which is bigger, EastGroup Properties or Federal Realty Investment?
EastGroup Properties (EGP) is larger, with a market capitalization of $10.49B compared with $9.22B for Federal Realty Investment (FRT).
Which stock has performed better over the past year, EGP or FRT?
EGP returned +10.77% over the past 12 months, compared with +7.69% for FRT (price return, excluding dividends). Past performance does not predict future results.
Which has the lower P/E ratio, EGP or FRT?
FRT has the lower trailing P/E at 21.3, versus 34.2 for EGP. A lower P/E is not by itself a sign of a better investment; it can reflect slower expected growth or higher risk.
Which pays a higher dividend, EastGroup Properties or Federal Realty Investment?
Federal Realty Investment has the higher yield at 4.29%, compared with 3.28% for EastGroup Properties.
Are EastGroup Properties and Federal Realty Investment in the same industry?
Yes. Both are classified in the Real Estate Investment Trusts industry within the Real Estate sector.