Page 1

Table of Contents UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON , D.C. 20549 FORM 10 - K ANNUAL REPORT PURSUANT TO THE SECTION 13 OR 15 ( D ) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31 , 2020 OR TRANSITION REPORT PURSUANT TO SECTION 13 OR 15 ( D ) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from to Commission file number : 1-07533 FEDERAL REALTY INVESTMENT TRUST ( Exact Name of Registrant as Specified in its Declaration of Trust ) Maryland ( State of Organization ) Securities registered pursuant to Section 12 ( b ) of the Act : Title of Each Class Common Shares of Beneficial Interest $ .01 par value per share , with associated Common Share Purchase Rights 909 Rose Avenue , Suite 200 , North Bethesda , Maryland 20852 ( Address of Principal Executive Offices ) ( Zip Code ) ( 301 ) 998-8100 ( Registrant's Telephone Number , Including Area Code ) Depositary Shares , each representing 1/1000 of a share of 5.00 % Series C Cumulative Redeemable Preferred Stock , $ .01 par value per share Large accelerated filer Non - accelerated filer Trading Symbol FRT 52-0782497 ( IRS Employer Identification No. ) FRT - C Name of Each Exchange On Which Registered New York Stock Exchange New York Stock Exchange Securities registered pursuant to Section 12 ( g ) of the Act : None Indicate by check mark if the registrant is a well - known seasoned issuer , as defined in Rule 405 of the Securities Act . Yes □ No Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15 ( d ) of the Act . Yes No Indicate by check mark whether the registrant ( 1 ) has filed all reports required to be filed by Section 13 or 15 ( d ) of the Securities Exchange Act of 1934 during the preceding 12 months ( or for such shorter period that the registrant was required to file such reports ) , and ( 2 ) has been subject to such filing requirements for the past 90 days . Yes □ No Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S - T ( § 232.405 of this chapter ) during the preceding 12 months ( or for such shorter period that the registrant was required to submit such files ) . Yes No Indicate by check mark whether the registrant is a large accelerated filer , an accelerated filer , a non - accelerated filer , a smaller reporting company , or an emerging growth company . See definitions of “ large accelerated filer , ” “ accelerated filer , ” “ smaller reporting company , " and " emerging growth company " in Rule 12b - 2 of the Exchange Act : Accelerated filer Smaller reporting company Emerging growth company If an emerging growth company , indicate by checkmark if the registrant has elected not use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13 ( a ) of the Exchange Act . Indicate by check mark whether the registrant has filed a report on and attestation to its management's assessment of the effectiveness of its internal control over financial reporting under Section 404 ( b ) of the Sarbanes - Oxley Act ( 15 U.S.C. 7262 ( b ) ) by the registered public accounting firm that prepared or issued its audit report . 000 Indicate by check mark whether the registrant is a shell company ( as defined in Rule 12b - 2 of the Act ) . Yes No The aggregate market value of the registrant's common shares held by non - affiliates of the registrant , based upon the closing sales price of the registrant's common shares on June 30 , 2020 was $ 6.4 billion . The number of registrant's common shares outstanding on February 8 , 2021 was 76,747,943 .