REG vs SPG
Regency Centers (REG) and Simon Property (SPG) compared side by side. Simon Property (SPG) is larger, with a market cap of $80.3B versus $13.8B for Regency Centers, about 5.8 times the size. On trailing earnings, SPG is cheaper at 14.9x versus 24.9x for REG.
Head to head
| Metric | REG | SPG |
|---|---|---|
| Market cap | $13.8B | $80.3B |
| P/E (TTM) | 24.9x | 14.9x |
| Forward P/E | 29.6x | 31.2x |
| Revenue (TTM) | $1.7B | $6.9B |
| Revenue growth | 8.9% | 19.5% |
| Gross margin | 71.5% | 81.4% |
| Operating margin | 39.6% | 46.0% |
| Free cash flow | $827.7M | $3.2B |
| Dividend yield | 4.08% | 4.21% |
| 1-year return | +6.3% | +23.9% |
| 5-year return (annual) | +5.3% | +13.7% |
| Max drawdown | -73% | -77% |
| FI Handbook grade | C | C+ |
Highlighted: the stronger figure on metrics where higher or lower is clearly better.
Growth of $10,000 (5 years, price only)
REG vs SPG FAQ
Which is bigger, REG or SPG?
Simon Property (SPG) is larger, with a market cap of $80.3B versus $13.8B for Regency Centers, about 5.8 times the size.
Is REG or SPG cheaper?
On trailing earnings, SPG is cheaper at 14.9x versus 24.9x for REG. A lower P/E can reflect slower expected growth, so compare growth and margins too.
Which stock performed better over the past year, REG or SPG?
SPG returned +23.9% over the past year including dividends, versus +6.3% for REG, through October 23, 2026.
Which pays a higher dividend, REG or SPG?
SPG yields 4.21% versus 4.08% for REG.
Full pages: Regency Centers · Simon Property