Camden Property Trust (CPT) vs Regency Centers Corporation (REG)
A side-by-side comparison of Camden Property Trust and Regency Centers Corporation across valuation, profitability, dividends, and growth — built entirely from reported fundamentals, as of August 20, 2026. Differences are shown without an overall score or investment verdict.
Total return — CPT vs REG
growth of $100 · dividends reinvested · last 10yCPT vs REG: by the numbers
- •REG is the larger company ($13.95B vs $10.90B market cap).
- •REG converts more revenue to profit (38.24% vs 20.73% net margin).
- •REG grew revenue faster over the past five years (9.52% vs 7.99% CAGR).
- •REG pays the higher dividend yield (3.89% vs 3.89%).
Metrics side by side
Valuation
| Metric | CPT | REG |
|---|---|---|
| P/E ratio | 36.01 | 21.64 |
| Forward P/E | 96.57 | 30.85 |
| P/S ratio | 7.05 | 8.14 |
| P/B ratio | 2.92 | 2.04 |
| EV / EBITDA | 17.72 | 17.26 |
| FCF yield | 6.86% | 3.69% |
For REITs like Camden Property Trust, GAAP P/E is distorted: heavy non-cash property depreciation depresses reported earnings and overstates the multiple. Real-estate companies are valued on funds from operations (FFO / AFFO) and price-to-FFO — see the Funds From Operations section. The P/E is shown for reference only.
For REITs like Regency Centers Corporation, GAAP P/E is distorted: heavy non-cash property depreciation depresses reported earnings and overstates the multiple. Real-estate companies are valued on funds from operations (FFO / AFFO) and price-to-FFO — see the Funds From Operations section. The P/E is shown for reference only.
Profitability
| Metric | CPT | REG |
|---|---|---|
| Gross margin | 61.41% | 44.66% |
| Operating margin | 17.81% | 40.33% |
| Net margin | 20.73% | 38.24% |
| ROE | 8.58% | 9.58% |
| ROIC | 2.95% | 5.29% |
Dividends
| Metric | CPT | REG |
|---|---|---|
| Dividend yield | 3.89% | 3.89% |
| Payout ratio | 119.21% | 106.45% |
Camden Property Trust's payout ratio is measured against GAAP earnings, which non-cash depreciation depresses for REITs — the dividend is conventionally assessed against funds from operations (FFO / AFFO) instead, so the GAAP figure overstates the payout burden.
Regency Centers Corporation's payout ratio is measured against GAAP earnings, which non-cash depreciation depresses for REITs — the dividend is conventionally assessed against funds from operations (FFO / AFFO) instead, so the GAAP figure overstates the payout burden.
Growth (annualized)
| Metric | CPT | REG |
|---|---|---|
| Revenue CAGR (5Y) | 7.99% | 9.52% |
| EPS CAGR (5Y) | 23.35% | 59.54% |
| FCF CAGR (5Y) | 51.02% | -3.16% |
| Total return CAGR (5Y) | -2.60% | 7.70% |
Frequently asked
- Which has grown faster, CPT or REG?
- Over the past five years, REG grew revenue faster — CPT at a 7.99% CAGR versus REG at 9.52%.
- Does CPT or REG pay a bigger dividend?
- CPT yields 3.89% and REG yields 3.89% based on trailing dividends and the latest price.
- Is CPT or REG more profitable?
- REG runs the higher net margin — CPT at 20.73% versus REG at 38.24%.
- How have CPT and REG total returns compared?
- Over the past 10 years, CPT delivered 5.83% and REG delivered 3.50% annualized total return. Past performance doesn't predict future results.
Go deeper
Dig into the metrics
Camden Property & Regency Centers appear in these rankings
Figures are sourced from reported fundamentals and the latest end-of-day price. This comparison is informational only and is not investment advice. Past performance does not predict future results. See our methodology. Compiled by TGMCharts Research · data verified August 20, 2026.