FRT vs SPY: Federal Realty Investment Trust vs SPDR S&P 500 ETF Trust Historical Returns & Investment Comparison
This FRT vs SPY comparison analyzes the historical stock performance of Federal Realty Investment Trust and SPDR S&P 500 ETF Trust side-by-side. Using real, adjusted market data, this tool shows how identical investments in both stocks would have performed over time—highlighting differences in returns, volatility, and consistency across market cycles.
Use the interactive calculator below to adjust the investment amount and time period, visualizing how Federal Realty Investment Trust and SPDR S&P 500 ETF Trust have historically performed against each other.
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Performance Summary
$10,000 invested from 1986 to 2025 (40 years)
Head-to-Head Record
Over the 33-year comparison period, Federal Realty Investment Trust outperformed SPDR S&P 500 ETF Trust in 15 years, while SPDR S&P 500 ETF Trust outperformed Federal Realty Investment Trust in 18 years.
FRT - Federal Realty Investment Trust
SPY - SPDR S&P 500 ETF Trust
Overall Winner: FRT with an average annual return of 11.97% (vs 11.71% for SPY)
Understanding FRT vs SPY Performance
When comparing Federal Realty Investment Trust and SPDR S&P 500 ETF Trust, investors should consider multiple factors beyond just total returns. Volatility, consistency of growth, dividend payments, and sector-specific risks all play crucial roles in determining which stock might be better suited for your investment strategy and risk tolerance.
Historical performance data shows how each stock responded to market downturns, economic expansions, and company-specific events. While past performance doesn't guarantee future results, understanding these patterns can help inform investment decisions and portfolio allocation strategies.
Cumulative Growth Comparison
A $10,000 investment in Federal Realty Investment Trust grew to $427,850, compared to $250,597 for SPDR S&P 500 ETF Trust over the same period.
Year-by-Year Comparison
| Year | FRT Return | FRT Cumulative | SPY Return | SPY Cumulative | Difference | Winner |
|---|---|---|---|---|---|---|
| 1986 (Start) | - | $10,000.00 | - | $10,000.00 | - | Initial Investment |
| 1987 | +18.66% | $11,865.67 | - | - | - | Tie |
| 1988 | -0.32% | $11,827.91 | - | - | - | Tie |
| 1989 | +10.21% | $13,035.03 | - | - | - | Tie |
| 1990 | +12.42% | $14,653.41 | - | - | - | Tie |
| 1991 | -29.24% | $10,368.53 | - | - | - | Tie |
| 1992 | +43.68% | $14,897.54 | - | - | - | Tie |
| 1993 | +41.64% | $21,100.48 | - | - | - | Tie |
| 1994 | +5.89% | $22,344.04 | +8.71% | $10,870.91 | -2.82% (SPY) | SPY |
| 1995 | -11.05% | $19,875.72 | +0.67% | $10,943.47 | -11.71% (SPY) | SPY |
| 1996 | +16.48% | $23,150.36 | +37.39% | $15,035.16 | -20.91% (SPY) | SPY |
| 1997 | +26.35% | $29,250.06 | +21.20% | $18,223.19 | +5.14% (FRT) | FRT |
| 1998 | +2.68% | $30,034.86 | +33.14% | $24,261.81 | -30.45% (SPY) | SPY |
| 1999 | -1.80% | $29,494.65 | +28.03% | $31,063.11 | -29.83% (SPY) | SPY |
| 2000 | -12.75% | $25,734.48 | +20.66% | $37,482.18 | -33.41% (SPY) | SPY |
| 2001 | +10.77% | $28,506.73 | -8.85% | $34,165.23 | +19.62% (FRT) | FRT |
| 2002 | +31.83% | $37,579.97 | -10.13% | $30,703.75 | +41.96% (FRT) | FRT |
| 2003 | +31.75% | $49,511.13 | -22.42% | $23,820.14 | +54.17% (FRT) | FRT |
| 2004 | +43.37% | $70,983.30 | +24.18% | $29,580.86 | +19.18% (FRT) | FRT |
| 2005 | +39.94% | $99,331.51 | +10.75% | $32,760.13 | +29.19% (FRT) | FRT |
| 2006 | +23.55% | $122,728.87 | +5.32% | $34,504.59 | +18.23% (FRT) | FRT |
| 2007 | +42.60% | $175,005.53 | +13.84% | $39,281.03 | +28.75% (FRT) | FRT |
| 2008 | +0.03% | $175,053.17 | +5.33% | $41,375.53 | -5.30% (SPY) | SPY |
| 2009 | -21.44% | $137,520.95 | -36.24% | $26,382.38 | +14.80% (FRT) | FRT |
| 2010 | +19.48% | $164,316.26 | +22.65% | $32,359.23 | -3.17% (SPY) | SPY |
| 2011 | +20.37% | $197,783.69 | +13.14% | $36,610.39 | +7.23% (FRT) | FRT |
| 2012 | +17.09% | $231,575.73 | +0.85% | $36,922.44 | +16.23% (FRT) | FRT |
| 2013 | +17.84% | $272,896.28 | +14.17% | $42,154.69 | +3.67% (FRT) | FRT |
| 2014 | -0.88% | $270,507.56 | +29.00% | $54,380.19 | -29.88% (SPY) | SPY |
| 2015 | +35.90% | $367,620.31 | +14.56% | $62,298.86 | +21.34% (FRT) | FRT |
| 2016 | +10.45% | $406,051.04 | +1.29% | $63,101.60 | +9.17% (FRT) | FRT |
| 2017 | +0.63% | $408,628.13 | +13.59% | $71,674.43 | -12.95% (SPY) | SPY |
| 2018 | -4.45% | $390,424.54 | +20.78% | $86,569.38 | -25.24% (SPY) | SPY |
| 2019 | -8.75% | $356,276.97 | -5.25% | $82,026.91 | -3.50% (SPY) | SPY |
| 2020 | +14.68% | $408,575.91 | +31.09% | $107,527.02 | -16.41% (SPY) | SPY |
| 2021 | -28.75% | $291,125.76 | +17.24% | $126,059.55 | -45.98% (SPY) | SPY |
| 2022 | +71.72% | $499,911.84 | +30.51% | $164,514.60 | +41.21% (FRT) | FRT |
| 2023 | -22.89% | $385,490.38 | -18.65% | $133,838.54 | -4.24% (SPY) | SPY |
| 2024 | +4.87% | $404,264.91 | +26.71% | $169,585.78 | -21.84% (SPY) | SPY |
| 2025 | +10.55% | $446,907.35 | +25.59% | $212,981.61 | -15.04% (SPY) | SPY |
| 2026 | -4.26% | $427,850.45 | +17.66% | $250,597.02 | -21.93% (SPY) | SPY |
Annual returns include dividends and stock splits. Cumulative values show growth of $10,000 invested from the first year. Positive difference means FRT outperformed SPY that year.
Company Profiles
Federal Realty Investment Trust
FRT
Federal Realty Investment Trust is a recognized leader in the ownership, operation, and redevelopment of high-quality retail-based properties primarily located in major coastal markets from Washington, D.C. to Boston, as well as in San Francisco and Los Angeles. The company's portfolio is strategically concentrated in densely populated, affluent communities where it can create exceptional retail experiences and generate strong, sustainable cash flow. Federal Realty is a fully integrated real estate company, actively involved in all aspects of property ownership and management.
Key Innovations
- ✓Pioneered mixed-use development, transforming traditional shopping centers into vibrant community hubs with retail, residential, and office components.
- ✓Focus on placemaking and creating experiential retail environments that attract and retain tenants and customers.
Business Segments
- Property OperationsInvolves the ownership, management, and leasing of retail properties, generating rental income.
- Redevelopment and DevelopmentEngages in the strategic redevelopment of existing properties and development of new properties to enhance value and generate future growth.
SPDR S&P 500 ETF Trust
SPY
SPY is the first exchange-traded fund (ETF) listed in the US. It is designed to track the S&P 500 Index, which measures the performance of the large-cap segment of the US equity market.
Key Innovations
- ✓First US-listed ETF
Business Segments
- ETFPassive investment vehicle tracking the S&P 500.
How This Comparison Works
Our stock comparison tool uses adjusted closing prices to calculate year-by-year returns for both stocks. This ensures an apples-to-apples comparison that accounts for:
- ✓Dividends: All dividend payments are reinvested
- ✓Stock splits: Historical prices are adjusted for all splits
- ✓Head-to-head record: Shows which stock outperformed each year
- ✓Statistical analysis: Average returns, best/worst years, and win rates
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Important Disclaimer
This comparison tool is for educational and informational purposes only and does not constitute financial, investment, or trading advice. Past performance is not indicative of future results. Historical returns include dividends and stock splits but do not account for taxes, fees, inflation, or individual circumstances. Stock market investments carry risk, including the potential loss of principal. Always consult with a qualified financial advisor before making investment decisions. The data presented is based on historical market data and may contain inaccuracies or delays.