Regency Centers [REG] vs Federal Realty [FRT] Detailed Stock Comparison
TLDR: Quick Comparison Summary
Based on 21 vital metrics comparison: Regency Centers Corporation wins in 11 metrics, Federal Realty Investment Trust wins in 10 metrics, with 0 ties. Regency Centers Corporation appears stronger overall.
View Metrics Details
Vital Metrics Comparison
| Metric | Regency Centers Corporation | Federal Realty Investment Trust | Better |
|---|---|---|---|
| P/E Ratio (TTM) | 28.37 | 23.75 | Federal Realty Investment Trust |
| Price-to-Book Ratio | 2.18 | 3.10 | Regency Centers Corporation |
| Debt-to-Equity Ratio | 69.39 | 143.64 | Regency Centers Corporation |
| PEG Ratio | 0.21 | 0.24 | Regency Centers Corporation |
| EV/EBITDA | 19.51 | 18.32 | Federal Realty Investment Trust |
| Profit Margin (TTM) | 32.74% | 32.09% | Regency Centers Corporation |
| Operating Margin (TTM) | 38.76% | 34.46% | Regency Centers Corporation |
| EBITDA Margin (TTM) | 38.76% | 34.46% | Regency Centers Corporation |
| Return on Equity | 7.68% | 12.24% | Federal Realty Investment Trust |
| Return on Assets (TTM) | 3.15% | 3.27% | Federal Realty Investment Trust |
| Free Cash Flow (TTM) | $827.69M | $331.04M | Regency Centers Corporation |
| Dividend Yield | 4.70% | 4.50% | Regency Centers Corporation |
| 1-Year Return | 14.28% | 32.06% | Federal Realty Investment Trust |
| Price-to-Sales Ratio (TTM) | 9.28 | 7.54 | Federal Realty Investment Trust |
| Enterprise Value | $19.97B | $14.92B | Regency Centers Corporation |
| EV/Revenue Ratio | 12.39 | 11.65 | Federal Realty Investment Trust |
| Gross Profit Margin (TTM) | 69.93% | 67.10% | Regency Centers Corporation |
| Revenue per Share (TTM) | $9 | $15 | Federal Realty Investment Trust |
| Earnings per Share (Diluted) | $2.82 | $4.68 | Federal Realty Investment Trust |
| Beta (Stock Volatility) | 0.92 | 0.99 | Regency Centers Corporation |
| Short % of Float | 3.79% | 0.02% | Federal Realty Investment Trust |
Regency Centers Corporation vs Federal Realty Investment Trust Stock Performance Analysis
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Performance Comparison
Short-term Returns
| Stock | 1D | 1W | 1M | 3M | 6M | YTD |
|---|---|---|---|---|---|---|
| Regency Centers Corporation | -1.27% | 2.19% | 4.21% | 2.42% | 16.13% | 16.63% |
| Federal Realty Investment Trust | -0.90% | 2.14% | 10.21% | 17.26% | 23.59% | 25.93% |
Long-term Returns
| Stock | 1Y | 3Y | 5Y | 10Y | 15Y | 20Y |
|---|---|---|---|---|---|---|
| Regency Centers Corporation | 14.28% | 31.31% | 26.76% | 1.63% | 88.94% | 31.43% |
| Federal Realty Investment Trust | 32.06% | 31.18% | 7.29% | -20.01% | 47.96% | 83.09% |
Performance & Financial Health Analysis: Regency Centers Corporation vs Federal Realty Investment Trust
| Metric | REG | FRT |
|---|---|---|
| Market Information | ||
| Market Cap | $15.09B | $9.69B |
| Market Cap Category | Large cap | Mid cap |
| 10 Day Avg. Volume | 1,369,078 | 1,019,159 |
| 90 Day Avg. Volume | 1,359,606 | 857,300 |
| Last Close | $79.26 | $124.71 |
| 52 Week Range | $66.86 - $81.66 | $89.99 - $126.41 |
| % from 52W High | -2.94% | -1.34% |
| All-Time High | $93.49 (Feb 05, 2007) | $171.08 (Jul 25, 2016) |
| % from All-Time High | -15.22% | -27.10% |
| Growth Metrics | ||
| Quarterly Revenue Growth | 0.09% | 0.08% |
| Quarterly Earnings Growth | 1.34% | 0.98% |
| Financial Health | ||
| Profit Margin (TTM) | 0.33% | 0.32% |
| Operating Margin (TTM) | 0.39% | 0.34% |
| Return on Equity (TTM) | 0.08% | 0.12% |
| Debt to Equity (MRQ) | 69.39 | 143.64 |
| Cash & Liquidity | ||
| Book Value per Share (MRQ) | $36.63 | $35.81 |
| Cash per Share (MRQ) | $0.61 | $1.28 |
| Operating Cash Flow (TTM) | $827.69M | $622.38M |
| Levered Free Cash Flow (TTM) | $671.53M | $466.56M |
| Dividends | ||
| Last 12-Month Dividend Yield | 4.70% | 4.50% |
| Last 12-Month Dividend | $3.62 | $4.46 |
Valuation & Enterprise Metrics Analysis: Regency Centers Corporation vs Federal Realty Investment Trust
| Metric | REG (Apr 24, 2026) | FRT (Apr 24, 2026) |
|---|---|---|
| Price Ratios | ||
| P/E Ratio (TTM) | 28.37 | 23.75 |
| Forward P/E | 31.51 | 34.92 |
| PEG Ratio | 0.21 | 0.24 |
| Price to Sales (TTM) | 9.28 | 7.54 |
| Price to Book (MRQ) | 2.18 | 3.10 |
| Market Capitalization | ||
| Market Capitalization | $15.09B | $9.69B |
| Enterprise Value | $19.97B | $14.92B |
| Enterprise Value Metrics | ||
| Enterprise to Revenue | 12.39 | 11.65 |
| Enterprise to EBITDA | 19.51 | 18.32 |
| Risk & Other Metrics | ||
| Beta | 0.92 | 0.99 |
| Book Value per Share (MRQ) | $36.63 | $35.81 |
Financial Statements Comparison: Regency Centers Corporation vs Federal Realty Investment Trust
Financial Metrics
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Revenue
Operating Margin
Profit Margin
Long Term Debt
Income Flow Analysis
Financial Statements Comparison
Income Statement
| Metric | REG (2025) | FRT (2025) |
|---|---|---|
| Revenue/Sales | 1.55B | 1.28B |
| Cost of Goods Sold | 457.16M | 418.88M |
| COGS % of Revenue | 29.4% | 32.8% |
| Gross Profit | 1.10B | 860.09M |
| Gross Margin | 70.6% | 67.2% |
| Research & Development | N/A | N/A |
| Operating Income (EBIT) | 583.07M | 459.51M |
| Operating Margin | 37.5% | 35.9% |
| EBITDA | 1.13B | 832.42M |
| EBITDA Margin | 72.7% | 65.1% |
| Pre-Tax Income | 540.95M | 423.65M |
| Pre-Tax Income % of Revenue | 34.8% | 33.1% |
| Income Tax | N/A | N/A |
| Income Tax % of Revenue | 0.0% | 0.0% |
| Net Income (Profit) | 540.95M | 423.65M |
| Profit Margin | 34.8% | 33.1% |
Balance Sheet & Liquidity Metrics
| Metric | REG (2025) | FRT (2025) |
|---|---|---|
| Cash & Equivalents | 104.66M | 107.42M |
| Total Current Assets | 411.25M | 366.26M |
| Total Current Assets % of Revenue | 26.5% | 28.6% |
| Total Current Liabilities | 511.85M | 351.02M |
| Total Current Liabilities % of Revenue | 32.9% | 27.4% |
| Long-Term Debt | 5.22B | 5.03B |
| Long-Term Debt % of Revenue | 335.9% | 393.2% |
| Total Shareholders Equity | 7.18B | 3.50B |
| Retained Earnings | -1.99B | -1.22B |
| Retained Earnings % of Revenue | -128.0% | -95.7% |
| Property, Plant & Equipment | 315.80M | 89.53M |
Cash Flow Statement Comparison
| Metric | REG (2025) | FRT (2025) |
|---|---|---|
| Operating Cash Flow | 917.43M | 766.16M |
| Operating Cash Flow % of Revenue | 59.1% | 59.9% |
| Capital Expenditures | N/A | N/A |
| Free Cash Flow | 827.69M | 331.04M |
| FCF Margin | 53.3% | 25.9% |
| Debt Repayment | -936.27M | -7.66M |
| Common Stock Repurchase | -8.84M | -4.91M |
Short Interest & Institutional Ownership Analysis
| Metric | REG | FRT |
|---|---|---|
| Shares Short | 5.14M | 14,085 |
| Short Ratio | 4.08 | 0.02 |
| Short % of Float | 3.79% | 0.02% |
| Shares Outstanding | 182.90M | 86.27M |
| Float Shares | 163.83M | 77.86M |
| % Held by Insiders | 0.64% | 1.12% |
| % Held by Institutions | 103.99% | 99.82% |
| % Held by Public | -4.63% | -0.94% |
Dividend Analysis & Yield Comparison: Regency Centers Corporation vs Federal Realty Investment Trust
| Metric | REG | FRT |
|---|---|---|
| Last 12-Month Dividend | $3.62 | $4.46 |
| Last 12-Month Dividend Yield | 4.70% | 4.50% |
| 3-Year Avg Annual Dividend | $2.98 | $4.39 |
| 3-Year Avg Dividend Yield | 1.03% | 1.12% |
| 3-Year Total Dividends | $8.95 | $13.18 |
| Ex-Dividend Date | Mar 11, 2026 | Jan 02, 2026 |