Camden Property Trust (CPT) vs Federal Realty Investment Trust (FRT)
A side-by-side comparison of Camden Property Trust and Federal Realty Investment Trust across valuation, profitability, dividends, and growth — built entirely from reported fundamentals, as of September 13, 2026. Differences are shown without an overall score or investment verdict.
Total return — CPT vs FRT
growth of $100 · dividends reinvested · last 10yCPT vs FRT: by the numbers
- •CPT is the larger company ($9.86B vs $9.55B market cap).
- •FRT converts more revenue to profit (32.66% vs 20.74% net margin).
- •FRT grew revenue faster over the past five years (8.77% vs 7.98% CAGR).
- •CPT pays the higher dividend yield (4.10% vs 3.95%).
Metrics side by side
Valuation
| Metric | CPT | FRT |
|---|---|---|
| P/E ratio | 32.60 | 22.02 |
| Forward P/E | 91.20 | 25.94 |
| P/S ratio | 6.27 | 7.15 |
| P/B ratio | 2.59 | 2.84 |
| EV / EBITDA | 16.35 | N/A |
| FCF yield | 2.79% | 3.28% |
For REITs like Camden Property Trust, GAAP P/E is distorted: heavy non-cash property depreciation depresses reported earnings and overstates the multiple. Real-estate companies are valued on funds from operations (FFO / AFFO) and price-to-FFO — see the Funds From Operations section. The P/E is shown for reference only.
For REITs like Federal Realty Investment Trust, GAAP P/E is distorted: heavy non-cash property depreciation depresses reported earnings and overstates the multiple. Real-estate companies are valued on funds from operations (FFO / AFFO) and price-to-FFO — see the Funds From Operations section. The P/E is shown for reference only.
Profitability
| Metric | CPT | FRT |
|---|---|---|
| Gross margin | 61.41% | 9.73% |
| Operating margin | 17.82% | 34.49% |
| Net margin | 20.74% | 32.66% |
| ROE | 8.58% | 12.96% |
| ROIC | 2.93% | 5.08% |
Dividends
| Metric | CPT | FRT |
|---|---|---|
| Dividend yield | 4.10% | 3.95% |
| Payout ratio | 140.20% | 90.04% |
Camden Property Trust's payout ratio is measured against GAAP earnings, which non-cash depreciation depresses for REITs — the dividend is conventionally assessed against funds from operations (FFO / AFFO) instead, so the GAAP figure overstates the payout burden.
Federal Realty Investment Trust's payout ratio is measured against GAAP earnings, which non-cash depreciation depresses for REITs — the dividend is conventionally assessed against funds from operations (FFO / AFFO) instead, so the GAAP figure overstates the payout burden.
Growth (annualized)
| Metric | CPT | FRT |
|---|---|---|
| Revenue CAGR (5Y) | 7.98% | 8.77% |
| EPS CAGR (5Y) | 23.35% | 24.22% |
| FCF CAGR (5Y) | 47.01% | 69.34% |
| Total return CAGR (5Y) | -3.96% | 3.70% |
Frequently asked
- Which has grown faster, CPT or FRT?
- Over the past five years, FRT grew revenue faster — CPT at a 7.98% CAGR versus FRT at 8.77%.
- Does CPT or FRT pay a bigger dividend?
- CPT yields 4.10% and FRT yields 3.95% based on trailing dividends and the latest price.
- Is CPT or FRT more profitable?
- FRT runs the higher net margin — CPT at 20.74% versus FRT at 32.66%.
- How have CPT and FRT total returns compared?
- Over the past 10 years, CPT delivered 5.42% and FRT delivered 0.86% annualized total return. Past performance doesn't predict future results.
Go deeper
Dig into the metrics
Camden Property & Federal Realty Investment appear in these rankings
Figures are sourced from reported fundamentals and the latest end-of-day price. This comparison is informational only and is not investment advice. Past performance does not predict future results. See our methodology. Compiled by TGMCharts Research · data verified September 13, 2026.