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 August 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 ($10.89B vs $10.13B market cap).
- •FRT converts more revenue to profit (32.66% vs 20.73% net margin).
- •FRT grew revenue faster over the past five years (8.77% vs 7.99% CAGR).
- •CPT pays the higher dividend yield (3.89% vs 3.86%).
Metrics side by side
Valuation
| Metric | CPT | FRT |
|---|---|---|
| P/E ratio | 36.01 | 23.35 |
| Forward P/E | 96.55 | 29.26 |
| P/S ratio | 7.05 | 7.56 |
| P/B ratio | 2.92 | 3.00 |
| EV / EBITDA | 17.72 | 17.67 |
| FCF yield | 6.49% | 5.56% |
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 | 17.81% | 34.49% |
| Net margin | 20.73% | 32.66% |
| ROE | 8.58% | 12.96% |
| ROIC | 3.24% | 5.53% |
Dividends
| Metric | CPT | FRT |
|---|---|---|
| Dividend yield | 3.89% | 3.86% |
| Payout ratio | 119.21% | 94.36% |
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) | 7.99% | 8.77% |
| EPS CAGR (5Y) | 23.35% | 24.22% |
| FCF CAGR (5Y) | 49.32% | 69.34% |
| Total return CAGR (5Y) | -2.35% | 3.80% |
Frequently asked
- Which has grown faster, CPT or FRT?
- Over the past five years, FRT grew revenue faster — CPT at a 7.99% CAGR versus FRT at 8.77%.
- Does CPT or FRT pay a bigger dividend?
- CPT yields 3.89% and FRT yields 3.86% based on trailing dividends and the latest price.
- Is CPT or FRT more profitable?
- FRT runs the higher net margin — CPT at 20.73% versus FRT at 32.66%.
- How have CPT and FRT total returns compared?
- Over the past 10 years, CPT delivered 5.79% and FRT delivered 0.75% 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 August 13, 2026.