Regency Centers [REG] vs Simon Property [SPG] Detailed Stock Comparison

Regency Centers Corporation

NASDAQ
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Simon Property Group, Inc.

NYSE
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TLDR: Quick Comparison Summary

Based on 21 vital metrics comparison: Regency Centers Corporation wins in 7 metrics, Simon Property Group, Inc. wins in 14 metrics, with 0 ties. Simon Property Group, Inc. appears stronger overall.

View Metrics Details

Vital Metrics Comparison

Metric Regency Centers Corporation Simon Property Group, Inc. Better
P/E Ratio (TTM) 28.37 14.34 Simon Property Group, Inc.
Price-to-Book Ratio 2.18 12.79 Regency Centers Corporation
Debt-to-Equity Ratio 69.39 435.46 Regency Centers Corporation
PEG Ratio 0.21 0.04 Simon Property Group, Inc.
EV/EBITDA 19.51 20.29 Regency Centers Corporation
Profit Margin (TTM) 32.74% 72.71% Simon Property Group, Inc.
Operating Margin (TTM) 38.76% 49.72% Simon Property Group, Inc.
EBITDA Margin (TTM) 38.76% 49.72% Simon Property Group, Inc.
Return on Equity 7.68% 104.11% Simon Property Group, Inc.
Return on Assets (TTM) 3.15% 5.44% Simon Property Group, Inc.
Free Cash Flow (TTM) $827.69M $3.20B Simon Property Group, Inc.
Dividend Yield 4.70% 4.61% Regency Centers Corporation
1-Year Return 14.28% 39.60% Simon Property Group, Inc.
Price-to-Sales Ratio (TTM) 9.28 12.16 Regency Centers Corporation
Enterprise Value $19.97B $95.45B Simon Property Group, Inc.
EV/Revenue Ratio 12.39 15.00 Regency Centers Corporation
Gross Profit Margin (TTM) 69.93% 82.39% Simon Property Group, Inc.
Revenue per Share (TTM) $9 $20 Simon Property Group, Inc.
Earnings per Share (Diluted) $2.82 $14.18 Simon Property Group, Inc.
Beta (Stock Volatility) 0.92 1.40 Regency Centers Corporation
Short % of Float 3.79% 0.00% Simon Property Group, Inc.

Regency Centers Corporation vs Simon Property Group, Inc. Stock Performance Analysis

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REG
SPG

Performance Comparison

Short-term Returns

Stock1D1W1M3M6MYTD
Regency Centers Corporation-1.27%2.19%4.21%2.42%16.13%16.63%
Simon Property Group, Inc.-1.54%4.01%7.82%13.91%17.10%17.23%

Long-term Returns

Stock1Y3Y5Y10Y15Y20Y
Regency Centers Corporation14.28%31.31%26.76%1.63%88.94%31.43%
Simon Property Group, Inc.39.60%94.20%74.77%6.39%104.25%192.64%

Performance & Financial Health Analysis: Regency Centers Corporation vs Simon Property Group, Inc.

MetricREGSPG
Market Information
Market Cap i$15.09B$77.52B
Market Cap CategoryLarge capLarge cap
10 Day Avg. Volume i1,369,0781,190,642
90 Day Avg. Volume i1,359,6061,600,957
Last Close$79.26$215.66
52 Week Range$66.86 - $81.66$155.92 - $220.44
% from 52W High-2.94%-2.17%
All-Time High$93.49 (Feb 05, 2007)$229.10 (Jul 25, 2016)
% from All-Time High-15.22%-5.87%
Growth Metrics
Quarterly Revenue Growth0.09%0.13%
Quarterly Earnings Growth1.34%3.56%
Financial Health
Profit Margin (TTM) i0.33%0.73%
Operating Margin (TTM) i0.39%0.50%
Return on Equity (TTM) i0.08%1.04%
Debt to Equity (MRQ) i69.39435.46
Cash & Liquidity
Book Value per Share (MRQ)$36.63$15.89
Cash per Share (MRQ)$0.61$2.53
Operating Cash Flow (TTM) i$827.69M$4.14B
Levered Free Cash Flow (TTM) i$671.53M$2.34B
Dividends
Last 12-Month Dividend Yield i4.70%4.61%
Last 12-Month Dividend i$3.62$8.65

Valuation & Enterprise Metrics Analysis: Regency Centers Corporation vs Simon Property Group, Inc.

MetricREG (Apr 24, 2026)SPG (Apr 24, 2026)
Price Ratios
P/E Ratio (TTM) i28.3714.34
Forward P/E i31.5129.41
PEG Ratio i0.210.04
Price to Sales (TTM) i9.2812.16
Price to Book (MRQ) i2.1812.79
Market Capitalization
Market Capitalization i$15.09B$77.52B
Enterprise Value i$19.97B$95.45B
Enterprise Value Metrics
Enterprise to Revenue i12.3915.00
Enterprise to EBITDA i19.5120.29
Risk & Other Metrics
Beta i0.921.40
Book Value per Share (MRQ) i$36.63$15.89

Financial Statements Comparison: Regency Centers Corporation vs Simon Property Group, Inc.

Financial Metrics

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Revenue

Operating Margin

Profit Margin

Long Term Debt

Income Flow Analysis

Financial Statements Comparison

Income Statement

MetricREG (2025)SPG (2025)
Revenue/Sales i1.55B6.36B
Cost of Goods Sold i457.16M1.15B
COGS % of Revenue i29.4%18.1%
Gross Profit i1.10B5.21B
Gross Margin i70.6%81.9%
Research & Development iN/AN/A
Operating Income (EBIT) i583.07M3.18B
Operating Margin i37.5%49.9%
EBITDA i1.13B5.23B
EBITDA Margin i72.7%82.2%
Pre-Tax Income i540.95M5.40B
Pre-Tax Income % of Revenue i34.8%84.8%
Income Tax iN/A35.79M
Income Tax % of Revenue i0.0%0.6%
Net Income (Profit) i540.95M5.36B
Profit Margin i34.8%84.3%

Balance Sheet & Liquidity Metrics

MetricREG (2025)SPG (2025)
Cash & Equivalents i104.66M823.15M
Total Current Assets i411.25M2.31B
Total Current Assets % of Revenue i26.5%36.4%
Total Current Liabilities i511.85M4.05B
Total Current Liabilities % of Revenue i32.9%63.7%
Long-Term Debt i5.22B28.83B
Long-Term Debt % of Revenue i335.9%453.0%
Total Shareholders Equity i7.18B6.71B
Retained Earnings i-1.99B-4.61B
Retained Earnings % of Revenue i-128.0%-72.4%
Property, Plant & Equipment i315.80M755.93M

Cash Flow Statement Comparison

MetricREG (2025)SPG (2025)
Operating Cash Flow i917.43M4.00B
Operating Cash Flow % of Revenue i59.1%62.9%
Capital Expenditures iN/AN/A
Free Cash Flow i827.69M3.20B
FCF Margin i53.3%50.3%
Debt Repayment i-936.27M-3.28B
Common Stock Repurchase i-8.84M-253.35M

Short Interest & Institutional Ownership Analysis

MetricREGSPG
Shares Short i5.14M733
Short Ratio i4.080.00
Short % of Float i3.79%0.00%
Shares Outstanding i182.90M325.22M
Float Shares i163.83M322.28M
% Held by Insiders i0.64%1.83%
% Held by Institutions i103.99%93.47%
% Held by Public i-4.63%4.70%

Dividend Analysis & Yield Comparison: Regency Centers Corporation vs Simon Property Group, Inc.

MetricREGSPG
Last 12-Month Dividend i$3.62$8.65
Last 12-Month Dividend Yield i4.70%4.61%
3-Year Avg Annual Dividend i$2.98$8.17
3-Year Avg Dividend Yield i1.03%1.33%
3-Year Total Dividends i$8.95$24.50
Ex-Dividend DateMar 11, 2026Mar 10, 2026