What's going on Federal Realty Investment Trust is the premier net-lease REIT specializing in the acquisition, development, and leasing of high-end mixed-use properties including open-air shopping centers, offices, and apartment buildings. However, general market volatility and concern about a potential recession's impact on retail spending have pushed Federal Realty Investment Trust's share price back down 33% since the start of the year. If conflicts, record-breaking inflation, economic downturns, and global pandemics haven't stopped Federal Realty Investment Trust from growing its dividend for 55 years, it's hard to imagine what could.