FRT US Equity

FEDERAL REALTY INVESTMENT TRUST

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Real Estate · Real Estate Investment Trusts · CIK 34903 · FYE 1231

$126.12

-1.01 (-0.79%)

USD · as of 2026-07-28 · marketstack

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Institutional ownership· 13F filers holding FRT · 2026-Q1 methodology → sources →

551 holders

% of shares outstanding held

90.8%

Shares held (13F)

78,422,168

Reporting holders

551

Top holders

largest 100 of 551 · Δ vs 2025-Q4

#	Holder	Shares	Value	% of shares out	Δ QoQ
1	BlackRock, Inc.	8,642,0488.6M	$918M	10.00%	—
2	VANGUARD PORTFOLIO MANAGEMENT LLC	7,283,4037.3M	$774M	8.43%	NEW†
3	STATE STREET CORP	6,378,7406.4M	$677M	7.38%	TRIM -3%
4	VANGUARD CAPITAL MANAGEMENT LLC	5,380,7845.4M	$571M	6.23%	NEW†
5	Resolution Capital Ltd	3,644,5753.6M	$387M	4.22%	ADD 10%
6	Invesco Ltd.	2,688,3092.7M	$286M	3.11%	—
7	GEODE CAPITAL MANAGEMENT, LLC	2,292,4352.3M	$243M	2.65%	ADD 4%
8	AQR CAPITAL MANAGEMENT LLC	2,125,5152.1M	$222M	2.46%	ADD 17%
9	NORTHERN TRUST CORP	1,634,5291.6M	$174M	1.89%	ADD 33%
10	ProShare Advisors LLC	1,628,7181.6M	$173M	1.89%	—
11	CHARLES SCHWAB INVESTMENT MANAGEMENT INC	1,491,1861.5M	$158M	1.73%	ADD 4%
12	DIMENSIONAL FUND ADVISORS LP	1,284,0011.3M	$136M	1.49%	ADD 4%
13	FMR LLC	1,283,3381.3M	$136M	1.49%	ADD 18%
14	MORGAN STANLEY	1,068,4661.1M	$113M	1.24%	ADD 27%
15	MASSACHUSETTS FINANCIAL SERVICES CO /MA/	1,006,4201.0M	$113M	1.16%	TRIM -8%
16	JPMORGAN CHASE & CO	1,048,2301.0M	$109M	1.21%	TRIM -7%
17	Nuveen, LLC	1,013,5911.0M	$108M	1.17%	ADD 447%
18	WELLS FARGO & COMPANY/MN	864,495864,495	$92M	1.00%	—
19	PGGM Investments	812,293812,293	$86M	0.94%	TRIM -21%
20	PRICE T ROWE ASSOCIATES INC /MD/	812,043812,043	$86M	0.94%	TRIM -10%
21	Legal & General Group Plc	705,714705,714	$75M	0.82%	TRIM -12%
22	GRS Advisors, LLC	686,774686,774	$73M	0.79%	ADD 99%
23	GOLDMAN SACHS GROUP INC	678,741678,741	$72M	0.79%	ADD 11%
24	Bank of New York Mellon Corp	660,467660,467	$70M	0.76%	TRIM -3%
25	RUSH ISLAND MANAGEMENT, LP	638,538638,538	$68M	0.74%	TRIM -50%
26	MILLENNIUM MANAGEMENT LLC	597,689597,689	$63M	0.69%	ADD 25%
27	BANK OF AMERICA CORP /DE/	509,498509,498	$54M	0.59%	ADD 90%
28	Vest Financial, LLC	505,409505,409	$54M	0.59%	ADD 3%
29	NOMURA ASSET MANAGEMENT CO LTD	495,320495,320	$53M	0.57%	ADD 3%
30	ADAGE CAPITAL PARTNERS GP, L.L.C.	455,000455,000	$48M	0.53%	ADD 6%
31	VANGUARD FIDUCIARY TRUST CO	448,369448,369	$48M	0.52%	NEW
32	Sumitomo Mitsui Trust Group, Inc.	438,553438,553	$47M	0.51%	—
33	JANUS HENDERSON GROUP PLC	413,167413,167	$44M	0.48%	ADD 3%
34	UBS Group AG	408,816408,816	$43M	0.47%	ADD 7%
35	DEUTSCHE BANK AG\	403,902403,902	$43M	0.47%	ADD 15%
36	SEI INVESTMENTS CO	400,662400,662	$43M	0.46%	ADD 14%
37	MARSHALL WACE, LLP	394,601394,601	$42M	0.46%	TRIM -10%
38	Woodline Partners LP	393,641393,641	$42M	0.46%	TRIM -19%
39	FIRST TRUST ADVISORS LP	382,058382,058	$41M	0.44%	ADD 694%
40	VICTORY CAPITAL MANAGEMENT INC	367,240367,240	$39M	0.43%	—
41	LASALLE INVESTMENT MANAGEMENT SECURITIES LLC	353,194353,194	$38M	0.41%	—
42	Quantinno Capital Management LP	348,135348,135	$37M	0.40%	ADD 107%
43	CENTERSQUARE INVESTMENT MANAGEMENT LLC	345,966345,966	$37M	0.40%	TRIM -43%
44	CITIGROUP INC	300,264300,264	$32M	0.35%	ADD 101%
45	AMERIPRISE FINANCIAL INC	318,455318,455	$30M	0.37%	ADD 25%
46	Curi Capital, LLC	281,034281,034	$30M	0.33%	—
47	BANK OF MONTREAL /CAN/	277,710277,710	$29M	0.32%	ADD 22%
48	PRIVATE MANAGEMENT GROUP INC	277,009277,009	$29M	0.32%	—
49	APG Asset Management US Inc.	273,311273,311	$29M	0.32%	TRIM -13%
50	HSBC HOLDINGS PLC	272,683272,683	$29M	0.32%	TRIM -63%
51	SCHRODER INVESTMENT MANAGEMENT GROUP	271,653271,653	$28M	0.31%	TRIM -20%
52	TWO SIGMA INVESTMENTS, LP	232,948232,948	$25M	0.27%	ADD 543%
53	ROYAL BANK OF CANADA	226,880226,880	$24M	0.26%	ADD 16%
54	Gotham Asset Management, LLC	226,496226,496	$24M	0.26%	ADD 21%
55	WESTWOOD HOLDINGS GROUP INC	219,904219,904	$23M	0.25%	—
56	Mitsubishi UFJ Asset Management Co., Ltd.	201,731201,731	$21M	0.23%	—
57	Pacific Heights Asset Management LLC	200,000200,000	$21M	0.23%	—
58	Rockefeller Capital Management L.P.	199,591199,591	$21M	0.23%	ADD 6%
59	MetLife Investment Management, LLC	195,325195,325	$21M	0.23%	—
60	California Public Employees Retirement System	180,719180,719	$19M	0.21%	TRIM -6%
61	BNP PARIBAS FINANCIAL MARKETS	176,095176,095	$19M	0.20%	ADD 19%
62	CBRE INVESTMENT MANAGEMENT LISTED REAL ASSETS LLC	174,882174,882	$19M	0.20%	ADD 65%
63	Masterton Capital Management, LP	173,546173,546	$18M	0.20%	—
64	RWC Asset Management LLP	172,087172,087	$18M	0.20%	TRIM -3%
65	Amundi	168,901168,901	$18M	0.20%	ADD 6%
66	RHUMBLINE ADVISERS	168,182168,182	$18M	0.19%	—
67	Hazelview Securities Inc.	167,710167,710	$18M	0.19%	ADD 20%
68	Vanguard Global Advisers, LLC	165,555165,555	$18M	0.19%	NEW
69	Swiss National Bank	162,100162,100	$17M	0.19%	—
70	BARCLAYS PLC	162,032162,032	$17M	0.19%	TRIM -11%
71	State of Tennessee, Department of Treasury	161,499161,499	$17M	0.19%	ADD 6%
72	Heitman Real Estate Securities LLC	158,933158,933	$17M	0.18%	ADD 4004%
73	Qube Research & Technologies Ltd	152,350152,350	$16M	0.18%	TRIM -25%
74	Jain Global LLC	150,879150,879	$16M	0.17%	TRIM -27%
75	Schonfeld Strategic Advisors LLC	150,584150,584	$16M	0.17%	TRIM -33%
76	BOOTHBAY FUND MANAGEMENT, LLC	149,333149,333	$16M	0.17%	ADD 95%
77	Caisse de depot et placement du Quebec	146,432146,432	$16M	0.17%	ADD 278%
78	RAYMOND JAMES FINANCIAL INC	146,342146,342	$16M	0.17%	TRIM -6%
79	CIBC Asset Management Inc	138,919138,919	$15M	0.16%	ADD 688%
80	NORDEA INVESTMENT MANAGEMENT AB	135,240135,240	$14M	0.16%	TRIM -5%
81	Lighthouse Investment Partners, LLC	132,793132,793	$14M	0.15%	NEW
82	MIZUHO MARKETS AMERICAS LLC	131,598131,598	$14M	0.15%	ADD 21%
83	BANK OF NOVA SCOTIA	128,540128,540	$14M	0.15%	—
84	PUBLIC EMPLOYEES RETIREMENT SYSTEM OF OHIO	125,839125,839	$13M	0.15%	TRIM -9%
85	TRUIST FINANCIAL CORP	124,318124,318	$13M	0.14%	ADD 4%
86	PRINCIPAL FINANCIAL GROUP INC	124,272124,272	$13M	0.14%	TRIM -21%
87	IEQ CAPITAL, LLC	123,910123,910	$13M	0.14%	ADD 13%
88	BNP PARIBAS ASSET MANAGEMENT Holding S.A.	121,820121,820	$13M	0.14%	ADD 10%
89	Asset Management One Co., Ltd.	121,562121,562	$13M	0.14%	TRIM -2%
90	Susquehanna Portfolio Strategies, LLC	119,335119,335	$13M	0.14%	ADD 9%
91	Janney Montgomery Scott LLC	119,008119,008	$13M	0.14%	ADD 16%
92	ALLIANCEBERNSTEIN L.P.	115,710115,710	$12M	0.13%	TRIM -2%
93	Russell Investments Group, Ltd.	108,259108,259	$11M	0.13%	ADD 4%
94	STRS OHIO	106,216106,216	$11M	0.12%	TRIM -31%
95	Meiji Yasuda Asset Management Co Ltd.	104,163104,163	$11M	0.12%	ADD 8%
96	Cerity Partners LLC	100,687100,687	$11M	0.12%	ADD 20%
97	Mariner, LLC	95,87195,871	$10M	0.11%	ADD 49%
98	CALIFORNIA STATE TEACHERS RETIREMENT SYSTEM	95,68095,680	$10M	0.11%	ADD 22%
99	Creative Planning	95,26795,267	$10M	0.11%	ADD 26%
100	ENVESTNET ASSET MANAGEMENT INC	94,17994,179	$10M	0.11%	ADD 26%

† a filer this large appearing as NEW usually reflects a renamed or succeeded filing entity (the old name stops filing the same quarter) — not a brand-new position.

Rows rank by the value each filer reported — 13F filers price their own positions, so a holder with fewer shares can rank just above one with more.

Holder trends· top 15 holders · shares held over 6 quarters

green added · red trimmed

Holder

2024-Q4

2025-Q1

2025-Q2

2025-Q3

2025-Q4

2026-Q1

Latest value

BlackRock, Inc.

8.8M

8.7M

8.0M

8.4M

8.7M

8.6M

$918M

VANGUARD PORTFOLIO MANAGEMENT LLC

—

7.3M

$774M

STATE STREET CORP

6.3M

6.4M

6.6M

6.7M

6.6M

6.4M

$677M

VANGUARD CAPITAL MANAGEMENT LLC

—

5.4M

$571M

Resolution Capital Ltd

3.5M

2.9M

3.3M

3.2M

3.3M

3.6M

$387M

Invesco Ltd.

3.1M

2.6M

2.7M

$286M

GEODE CAPITAL MANAGEMENT, LLC

2.0M

2.1M

2.2M

2.3M

$243M

AQR CAPITAL MANAGEMENT LLC

104K

121K

195K

841K

1.8M

2.1M

$222M

NORTHERN TRUST CORP

1.2M

1.3M

1.4M

1.2M

1.6M

$174M

ProShare Advisors LLC

1.7M

1.6M

1.7M

1.8M

1.6M

$173M

CHARLES SCHWAB INVESTMENT MANAGEMENT INC

1.3M

1.4M

1.5M

$158M

DIMENSIONAL FUND ADVISORS LP

1.2M

1.3M

$136M

FMR LLC

581K

673K

710K

536K

1.1M

1.3M

$136M

MORGAN STANLEY

847K

925K

992K

873K

842K

1.1M

$113M

MASSACHUSETTS FINANCIAL SERVICES CO /MA/

1.9M

1.8M

1.7M

1.6M

1.1M

1.0M

$113M

Shares reported each quarter by the largest current holders. Green = added vs the prior filing, red = trimmed, grey = roughly held; a dash is a quarter with no 13F on file (a gap is skipped, not read as an exit). 13F is filed up to 45 days after quarter-end. Up to 40 quarters (10 years) available — use the selector above.

Institutional footprint by quarter

Line breaks are honest gaps — quarters with no 13F record, or a suppressed % — never interpolated. % of shares outstanding uses today's share count for every quarter (the only count stored).

Quarter	Holders	Shares held	% shares out	Value held
2026-Q1	551	78,422,168	90.8%	$8.3B
2025-Q4	523	84,452,757	97.8%	$8.5B
2025-Q3	506	77,330,758	89.5%	$7.8B
2025-Q2	486	82,604,921	95.6%	$7.8B
2025-Q1	476	82,643,405	95.7%	$8.1B
2024-Q4	487	85,136,164	98.5%	$9.5B
2024-Q3	501	86,145,788	99.7%	$9.9B
2024-Q2	448	83,901,130	97.1%	$8.5B
2024-Q1

Short interest has its own tab now — open SI →

Source: SEC Form 13F — every institution manager (≥ $100M in 13F securities) reporting a long US-listed position, across ~10,250 filers over 10 years of history. 13F is long-only, US-listed, filed up to 45 days after quarter-end.

Activists & large holders· Schedule 13D/G beneficial owners · FRT

Large holders — 13G, passive (top 4 by % of class)

Holder	% of class	Type	As of
BlackRock, Inc.	8.9%	QII	2025-03-31	SEC →
VANGUARD PORTFOLIO MANAGEMENT LLC	8.44%	QII	2026-03-31	SEC →
VANGUARD CAPITAL MANAGEMENT LLC	7.1%	QII	2026-03-31	SEC →
VANGUARD GROUP INC	0%	QII	2026-03-13	SEC →

Source: SEC Schedule 13D/13G structured XML. 13D = active intent; 13G filers report passively (Rule 13d-1(b) QII / 13d-1(c) Passive / 13d-1(d) Exempt) and are not activists. Percent and delta are the group aggregate the filing reports. Structured 13D/G coverage begins December 2024 (SEC XML mandate).

Institutional ownership· 13F filers holding FRT · 2026-Q1 methodology → sources →

551 holders

% of shares outstanding held

90.8%

Shares held (13F)

78,422,168

Reporting holders

551

Top holders

largest 100 of 551 · Δ vs 2025-Q4

#	Holder	Shares	Value	% of shares out	Δ QoQ
1	BlackRock, Inc.	8,642,0488.6M	$918M	10.00%	—
2	VANGUARD PORTFOLIO MANAGEMENT LLC	7,283,4037.3M	$774M	8.43%	NEW†
3	STATE STREET CORP	6,378,7406.4M	$677M	7.38%	TRIM -3%
4	VANGUARD CAPITAL MANAGEMENT LLC	5,380,7845.4M	$571M	6.23%	NEW†
5	Resolution Capital Ltd	3,644,5753.6M	$387M	4.22%	ADD 10%
6	Invesco Ltd.	2,688,3092.7M	$286M	3.11%	—
7	GEODE CAPITAL MANAGEMENT, LLC	2,292,4352.3M	$243M	2.65%	ADD 4%
8	AQR CAPITAL MANAGEMENT LLC	2,125,5152.1M	$222M	2.46%	ADD 17%
9	NORTHERN TRUST CORP	1,634,5291.6M	$174M	1.89%	ADD 33%
10	ProShare Advisors LLC	1,628,7181.6M	$173M	1.89%	—
11	CHARLES SCHWAB INVESTMENT MANAGEMENT INC	1,491,1861.5M	$158M	1.73%	ADD 4%
12	DIMENSIONAL FUND ADVISORS LP	1,284,0011.3M	$136M	1.49%	ADD 4%
13	FMR LLC	1,283,3381.3M	$136M	1.49%	ADD 18%
14	MORGAN STANLEY	1,068,4661.1M	$113M	1.24%	ADD 27%
15	MASSACHUSETTS FINANCIAL SERVICES CO /MA/	1,006,4201.0M	$113M	1.16%	TRIM -8%
16	JPMORGAN CHASE & CO	1,048,2301.0M	$109M	1.21%	TRIM -7%
17	Nuveen, LLC	1,013,5911.0M	$108M	1.17%	ADD 447%
18	WELLS FARGO & COMPANY/MN	864,495864,495	$92M	1.00%	—
19	PGGM Investments	812,293812,293	$86M	0.94%	TRIM -21%
20	PRICE T ROWE ASSOCIATES INC /MD/	812,043812,043	$86M	0.94%	TRIM -10%
21	Legal & General Group Plc	705,714705,714	$75M	0.82%	TRIM -12%
22	GRS Advisors, LLC	686,774686,774	$73M	0.79%	ADD 99%
23	GOLDMAN SACHS GROUP INC	678,741678,741	$72M	0.79%	ADD 11%
24	Bank of New York Mellon Corp	660,467660,467	$70M	0.76%	TRIM -3%
25	RUSH ISLAND MANAGEMENT, LP	638,538638,538	$68M	0.74%	TRIM -50%
26	MILLENNIUM MANAGEMENT LLC	597,689597,689	$63M	0.69%	ADD 25%
27	BANK OF AMERICA CORP /DE/	509,498509,498	$54M	0.59%	ADD 90%
28	Vest Financial, LLC	505,409505,409	$54M	0.59%	ADD 3%
29	NOMURA ASSET MANAGEMENT CO LTD	495,320495,320	$53M	0.57%	ADD 3%
30	ADAGE CAPITAL PARTNERS GP, L.L.C.	455,000455,000	$48M	0.53%	ADD 6%
31	VANGUARD FIDUCIARY TRUST CO	448,369448,369	$48M	0.52%	NEW
32	Sumitomo Mitsui Trust Group, Inc.	438,553438,553	$47M	0.51%	—
33	JANUS HENDERSON GROUP PLC	413,167413,167	$44M	0.48%	ADD 3%
34	UBS Group AG	408,816408,816	$43M	0.47%	ADD 7%
35	DEUTSCHE BANK AG\	403,902403,902	$43M	0.47%	ADD 15%
36	SEI INVESTMENTS CO	400,662400,662	$43M	0.46%	ADD 14%
37	MARSHALL WACE, LLP	394,601394,601	$42M	0.46%	TRIM -10%
38	Woodline Partners LP	393,641393,641	$42M	0.46%	TRIM -19%
39	FIRST TRUST ADVISORS LP	382,058382,058	$41M	0.44%	ADD 694%
40	VICTORY CAPITAL MANAGEMENT INC	367,240367,240	$39M	0.43%	—
41	LASALLE INVESTMENT MANAGEMENT SECURITIES LLC	353,194353,194	$38M	0.41%	—
42	Quantinno Capital Management LP	348,135348,135	$37M	0.40%	ADD 107%
43	CENTERSQUARE INVESTMENT MANAGEMENT LLC	345,966345,966	$37M	0.40%	TRIM -43%
44	CITIGROUP INC	300,264300,264	$32M	0.35%	ADD 101%
45	AMERIPRISE FINANCIAL INC	318,455318,455	$30M	0.37%	ADD 25%
46	Curi Capital, LLC	281,034281,034	$30M	0.33%	—
47	BANK OF MONTREAL /CAN/	277,710277,710	$29M	0.32%	ADD 22%
48	PRIVATE MANAGEMENT GROUP INC	277,009277,009	$29M	0.32%	—
49	APG Asset Management US Inc.	273,311273,311	$29M	0.32%	TRIM -13%
50	HSBC HOLDINGS PLC	272,683272,683	$29M	0.32%	TRIM -63%
51	SCHRODER INVESTMENT MANAGEMENT GROUP	271,653271,653	$28M	0.31%	TRIM -20%
52	TWO SIGMA INVESTMENTS, LP	232,948232,948	$25M	0.27%	ADD 543%
53	ROYAL BANK OF CANADA	226,880226,880	$24M	0.26%	ADD 16%
54	Gotham Asset Management, LLC	226,496226,496	$24M	0.26%	ADD 21%
55	WESTWOOD HOLDINGS GROUP INC	219,904219,904	$23M	0.25%	—
56	Mitsubishi UFJ Asset Management Co., Ltd.	201,731201,731	$21M	0.23%	—
57	Pacific Heights Asset Management LLC	200,000200,000	$21M	0.23%	—
58	Rockefeller Capital Management L.P.	199,591199,591	$21M	0.23%	ADD 6%
59	MetLife Investment Management, LLC	195,325195,325	$21M	0.23%	—
60	California Public Employees Retirement System	180,719180,719	$19M	0.21%	TRIM -6%
61	BNP PARIBAS FINANCIAL MARKETS	176,095176,095	$19M	0.20%	ADD 19%
62	CBRE INVESTMENT MANAGEMENT LISTED REAL ASSETS LLC	174,882174,882	$19M	0.20%	ADD 65%
63	Masterton Capital Management, LP	173,546173,546	$18M	0.20%	—
64	RWC Asset Management LLP	172,087172,087	$18M	0.20%	TRIM -3%
65	Amundi	168,901168,901	$18M	0.20%	ADD 6%
66	RHUMBLINE ADVISERS	168,182168,182	$18M	0.19%	—
67	Hazelview Securities Inc.	167,710167,710	$18M	0.19%	ADD 20%
68	Vanguard Global Advisers, LLC	165,555165,555	$18M	0.19%	NEW
69	Swiss National Bank	162,100162,100	$17M	0.19%	—
70	BARCLAYS PLC	162,032162,032	$17M	0.19%	TRIM -11%
71	State of Tennessee, Department of Treasury	161,499161,499	$17M	0.19%	ADD 6%
72	Heitman Real Estate Securities LLC	158,933158,933	$17M	0.18%	ADD 4004%
73	Qube Research & Technologies Ltd	152,350152,350	$16M	0.18%	TRIM -25%
74	Jain Global LLC	150,879150,879	$16M	0.17%	TRIM -27%
75	Schonfeld Strategic Advisors LLC	150,584150,584	$16M	0.17%	TRIM -33%
76	BOOTHBAY FUND MANAGEMENT, LLC	149,333149,333	$16M	0.17%	ADD 95%
77	Caisse de depot et placement du Quebec	146,432146,432	$16M	0.17%	ADD 278%
78	RAYMOND JAMES FINANCIAL INC	146,342146,342	$16M	0.17%	TRIM -6%
79	CIBC Asset Management Inc	138,919138,919	$15M	0.16%	ADD 688%
80	NORDEA INVESTMENT MANAGEMENT AB	135,240135,240	$14M	0.16%	TRIM -5%
81	Lighthouse Investment Partners, LLC	132,793132,793	$14M	0.15%	NEW
82	MIZUHO MARKETS AMERICAS LLC	131,598131,598	$14M	0.15%	ADD 21%
83	BANK OF NOVA SCOTIA	128,540128,540	$14M	0.15%	—
84	PUBLIC EMPLOYEES RETIREMENT SYSTEM OF OHIO	125,839125,839	$13M	0.15%	TRIM -9%
85	TRUIST FINANCIAL CORP	124,318124,318	$13M	0.14%	ADD 4%
86	PRINCIPAL FINANCIAL GROUP INC	124,272124,272	$13M	0.14%	TRIM -21%
87	IEQ CAPITAL, LLC	123,910123,910	$13M	0.14%	ADD 13%
88	BNP PARIBAS ASSET MANAGEMENT Holding S.A.	121,820121,820	$13M	0.14%	ADD 10%
89	Asset Management One Co., Ltd.	121,562121,562	$13M	0.14%	TRIM -2%
90	Susquehanna Portfolio Strategies, LLC	119,335119,335	$13M	0.14%	ADD 9%
91	Janney Montgomery Scott LLC	119,008119,008	$13M	0.14%	ADD 16%
92	ALLIANCEBERNSTEIN L.P.	115,710115,710	$12M	0.13%	TRIM -2%
93	Russell Investments Group, Ltd.	108,259108,259	$11M	0.13%	ADD 4%
94	STRS OHIO	106,216106,216	$11M	0.12%	TRIM -31%
95	Meiji Yasuda Asset Management Co Ltd.	104,163104,163	$11M	0.12%	ADD 8%
96	Cerity Partners LLC	100,687100,687	$11M	0.12%	ADD 20%
97	Mariner, LLC	95,87195,871	$10M	0.11%	ADD 49%
98	CALIFORNIA STATE TEACHERS RETIREMENT SYSTEM	95,68095,680	$10M	0.11%	ADD 22%
99	Creative Planning	95,26795,267	$10M	0.11%	ADD 26%
100	ENVESTNET ASSET MANAGEMENT INC	94,17994,179	$10M	0.11%	ADD 26%

† a filer this large appearing as NEW usually reflects a renamed or succeeded filing entity (the old name stops filing the same quarter) — not a brand-new position.

Rows rank by the value each filer reported — 13F filers price their own positions, so a holder with fewer shares can rank just above one with more.

Holder trends· top 15 holders · shares held over 6 quarters

green added · red trimmed

Holder

2024-Q4

2025-Q1

2025-Q2

2025-Q3

2025-Q4

2026-Q1

Latest value

BlackRock, Inc.

8.8M

8.7M

8.0M

8.4M

8.7M

8.6M

$918M

VANGUARD PORTFOLIO MANAGEMENT LLC

—

7.3M

$774M

STATE STREET CORP

6.3M

6.4M

6.6M

6.7M

6.6M

6.4M

$677M

VANGUARD CAPITAL MANAGEMENT LLC

—

5.4M

$571M

Resolution Capital Ltd

3.5M

2.9M

3.3M

3.2M

3.3M

3.6M

$387M

Invesco Ltd.

3.1M

2.6M

2.7M

$286M

GEODE CAPITAL MANAGEMENT, LLC

2.0M

2.1M

2.2M

2.3M

$243M

AQR CAPITAL MANAGEMENT LLC

104K

121K

195K

841K

1.8M

2.1M

$222M

NORTHERN TRUST CORP

1.2M

1.3M

1.4M

1.2M

1.6M

$174M

ProShare Advisors LLC

1.7M

1.6M

1.7M

1.8M

1.6M

$173M

CHARLES SCHWAB INVESTMENT MANAGEMENT INC

1.3M

1.4M

1.5M

$158M

DIMENSIONAL FUND ADVISORS LP

1.2M

1.3M

$136M

FMR LLC

581K

673K

710K

536K

1.1M

1.3M

$136M

MORGAN STANLEY

847K

925K

992K

873K

842K

1.1M

$113M

MASSACHUSETTS FINANCIAL SERVICES CO /MA/

1.9M

1.8M

1.7M

1.6M

1.1M

1.0M

$113M

Institutional footprint by quarter

Line breaks are honest gaps — quarters with no 13F record, or a suppressed % — never interpolated. % of shares outstanding uses today's share count for every quarter (the only count stored).

Quarter	Holders	Shares held	% shares out	Value held
2026-Q1	551	78,422,168	90.8%	$8.3B
2025-Q4	523	84,452,757	97.8%	$8.5B
2025-Q3	506	77,330,758	89.5%	$7.8B
2025-Q2	486	82,604,921	95.6%	$7.8B
2025-Q1	476	82,643,405	95.7%	$8.1B
2024-Q4	487	85,136,164	98.5%	$9.5B
2024-Q3	501	86,145,788	99.7%	$9.9B
2024-Q2	448	83,901,130	97.1%	$8.5B
2024-Q1

Short interest has its own tab now — open SI →

Activists & large holders· Schedule 13D/G beneficial owners · FRT

Large holders — 13G, passive (top 4 by % of class)

Holder	% of class	Type	As of
BlackRock, Inc.	8.9%	QII	2025-03-31	SEC →
VANGUARD PORTFOLIO MANAGEMENT LLC	8.44%	QII	2026-03-31	SEC →
VANGUARD CAPITAL MANAGEMENT LLC	7.1%	QII	2026-03-31	SEC →
VANGUARD GROUP INC	0%	QII	2026-03-13	SEC →

FRT US Equity☆

Institutional ownership· 13F filers holding FRT · 2026-Q1 methodology → sources →

Top holders

Holder trends· top 15 holders · shares held over 6 quarters

Institutional footprint by quarter

Activists & large holders· Schedule 13D/G beneficial owners · FRT

Institutional ownership· 13F filers holding FRT · 2026-Q1 methodology → sources →

Top holders

Holder trends· top 15 holders · shares held over 6 quarters

Institutional footprint by quarter

Activists & large holders· Schedule 13D/G beneficial owners · FRT

FRT US Equity