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

Simon Property Group, Inc.

NYSE
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Regency Centers Corporation

NASDAQ
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TLDR: Quick Comparison Summary

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

View Metrics Details

Vital Metrics Comparison

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

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

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SPG
REG

Performance Comparison

Short-term Returns

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

Long-term Returns

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

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

MetricSPGREG
Market Information
Market Cap i$77.52B$15.09B
Market Cap CategoryLarge capLarge cap
10 Day Avg. Volume i1,190,6421,369,078
90 Day Avg. Volume i1,600,9571,359,606
Last Close$215.66$79.26
52 Week Range$155.92 - $220.44$66.86 - $81.66
% from 52W High-2.17%-2.94%
All-Time High$229.10 (Jul 25, 2016)$93.49 (Feb 05, 2007)
% from All-Time High-5.87%-15.22%
Growth Metrics
Quarterly Revenue Growth0.13%0.09%
Quarterly Earnings Growth3.56%1.34%
Financial Health
Profit Margin (TTM) i0.73%0.33%
Operating Margin (TTM) i0.50%0.39%
Return on Equity (TTM) i1.04%0.08%
Debt to Equity (MRQ) i435.4669.39
Cash & Liquidity
Book Value per Share (MRQ)$15.89$36.63
Cash per Share (MRQ)$2.53$0.61
Operating Cash Flow (TTM) i$4.14B$827.69M
Levered Free Cash Flow (TTM) i$2.34B$671.53M
Dividends
Last 12-Month Dividend Yield i4.61%4.70%
Last 12-Month Dividend i$8.65$3.62

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

MetricSPG (Apr 24, 2026)REG (Apr 24, 2026)
Price Ratios
P/E Ratio (TTM) i14.3428.37
Forward P/E i29.4131.51
PEG Ratio i0.040.21
Price to Sales (TTM) i12.169.28
Price to Book (MRQ) i12.792.18
Market Capitalization
Market Capitalization i$77.52B$15.09B
Enterprise Value i$95.45B$19.97B
Enterprise Value Metrics
Enterprise to Revenue i15.0012.39
Enterprise to EBITDA i20.2919.51
Risk & Other Metrics
Beta i1.400.92
Book Value per Share (MRQ) i$15.89$36.63

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

Financial Metrics

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Revenue

Operating Margin

Profit Margin

Long Term Debt

Income Flow Analysis

Financial Statements Comparison

Income Statement

MetricSPG (2025)REG (2025)
Revenue/Sales i6.36B1.55B
Cost of Goods Sold i1.15B457.16M
COGS % of Revenue i18.1%29.4%
Gross Profit i5.21B1.10B
Gross Margin i81.9%70.6%
Research & Development iN/AN/A
Operating Income (EBIT) i3.18B583.07M
Operating Margin i49.9%37.5%
EBITDA i5.23B1.13B
EBITDA Margin i82.2%72.7%
Pre-Tax Income i5.40B540.95M
Pre-Tax Income % of Revenue i84.8%34.8%
Income Tax i35.79MN/A
Income Tax % of Revenue i0.6%0.0%
Net Income (Profit) i5.36B540.95M
Profit Margin i84.3%34.8%

Balance Sheet & Liquidity Metrics

MetricSPG (2025)REG (2025)
Cash & Equivalents i823.15M104.66M
Total Current Assets i2.31B411.25M
Total Current Assets % of Revenue i36.4%26.5%
Total Current Liabilities i4.05B511.85M
Total Current Liabilities % of Revenue i63.7%32.9%
Long-Term Debt i28.83B5.22B
Long-Term Debt % of Revenue i453.0%335.9%
Total Shareholders Equity i6.71B7.18B
Retained Earnings i-4.61B-1.99B
Retained Earnings % of Revenue i-72.4%-128.0%
Property, Plant & Equipment i755.93M315.80M

Cash Flow Statement Comparison

MetricSPG (2025)REG (2025)
Operating Cash Flow i4.00B917.43M
Operating Cash Flow % of Revenue i62.9%59.1%
Capital Expenditures iN/AN/A
Free Cash Flow i3.20B827.69M
FCF Margin i50.3%53.3%
Debt Repayment i-3.28B-936.27M
Common Stock Repurchase i-253.35M-8.84M

Short Interest & Institutional Ownership Analysis

MetricSPGREG
Shares Short i7335.14M
Short Ratio i0.004.08
Short % of Float i0.00%3.79%
Shares Outstanding i325.22M182.90M
Float Shares i322.28M163.83M
% Held by Insiders i1.83%0.64%
% Held by Institutions i93.47%103.99%
% Held by Public i4.70%-4.63%

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

MetricSPGREG
Last 12-Month Dividend i$8.65$3.62
Last 12-Month Dividend Yield i4.61%4.70%
3-Year Avg Annual Dividend i$8.17$2.98
3-Year Avg Dividend Yield i1.33%1.03%
3-Year Total Dividends i$24.50$8.95
Ex-Dividend DateMar 10, 2026Mar 11, 2026