Which has the lower trailing P/E, ESS or REG?

REG has the lower trailing P/E: ESS trades at 44.19 and REG at 23.07. P/E is one valuation measure and does not by itself establish which business is cheaper.

Which has grown faster, ESS or REG?

Over the past five years, REG grew revenue faster — ESS at a 6.01% CAGR versus REG at 10.37%.

Does ESS or REG pay a bigger dividend?

ESS yields 3.63% and REG yields 3.70% based on trailing dividends and the latest price.

Is ESS or REG more profitable?

REG runs the higher net margin — ESS at 12.33% versus REG at 38.12%.

How have ESS and REG total returns compared?

Over the past 10 years, ESS delivered 5.39% and REG delivered 3.37% annualized total return. Past performance doesn't predict future results.

Essex Property Trust, Inc. (ESS) vs Regency Centers Corporation (REG)

A side-by-side comparison of Essex Property Trust, Inc. and Regency Centers Corporation across valuation, profitability, dividends, and growth — built entirely from reported fundamentals, as of July 31, 2026. Differences are shown without an overall score or investment verdict.

ESS

Essex Property Trust, Inc.

$18.26B

$284.14Real EstateDelayed quote: Jul 31, 2026, 4:00 PM EDT

REG

Regency Centers Corporation

$14.66B

$80.29Real EstateAt close: Jul 31, 2026, 4:00 PM ET

Total return — ESS vs REG

growth of $100 · dividends reinvested · last 30y

ESS +3985.5%REG +1659.1%ESS compounded faster

ESS REG

ESS vs REG: by the numbers

•ESS is the larger company ($18.26B vs $14.66B market cap).
•REG trades at the lower trailing earnings multiple (23.07 vs 44.19 P/E), one valuation lens rather than an overall verdict.
•REG converts more revenue to profit (38.12% vs 12.33% net margin).
•REG grew revenue faster over the past five years (10.37% vs 6.01% CAGR).
•REG pays the higher dividend yield (3.70% vs 3.63%).

Metrics side by side

Valuation

Metric	ESS	REG
P/E ratio	44.19	23.07
Forward P/E	47.72	32.43
P/S ratio	9.95	8.65
P/B ratio	3.49	2.14
PEG ratio	12.01	0.78
EV / EBITDA	19.20	16.64

Profitability

Metric	ESS	REG
Gross margin	70.08%	47.88%
Operating margin	43.88%	37.03%
Net margin	12.33%	38.12%
ROE	4.46%	9.41%
ROIC	10.69%	6.51%

Dividends

Metric	ESS	REG
Dividend yield	3.63%	3.70%
Payout ratio	99.14%	106.45%

Growth (annualized)

Metric	ESS	REG
Revenue CAGR (5Y)	6.01%	10.37%
EPS CAGR (5Y)	3.68%	59.54%
Total return CAGR (5Y)	0.73%	8.43%

Frequently asked

Which has the lower trailing P/E, ESS or REG?: REG has the lower trailing P/E: ESS trades at 44.19 and REG at 23.07. P/E is one valuation measure and does not by itself establish which business is cheaper.
Which has grown faster, ESS or REG?: Over the past five years, REG grew revenue faster — ESS at a 6.01% CAGR versus REG at 10.37%.
Does ESS or REG pay a bigger dividend?: ESS yields 3.63% and REG yields 3.70% based on trailing dividends and the latest price.
Is ESS or REG more profitable?: REG runs the higher net margin — ESS at 12.33% versus REG at 38.12%.
How have ESS and REG total returns compared?: Over the past 10 years, ESS delivered 5.39% and REG delivered 3.37% annualized total return. Past performance doesn't predict future results.

Go deeper

Full ESS analysis Full REG analysis Interactive comparison tool

Dig into the metrics

Essex Property Trust P/E ratio Regency Centers P/E ratio Essex Property Trust dividend yield Regency Centers dividend yield Essex Property Trust ROE Regency Centers ROE Essex Property Trust operating margin Regency Centers operating margin Essex Property Trust revenue growth Regency Centers revenue growth Essex Property Trust free cash flow Regency Centers free cash flow

Essex Property Trust & Regency Centers appear in these rankings

Highest Dividend Yield Stocks 25+ Year Dividend Growers Highest Operating Margin Stocks Highest FCF Yield Stocks

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 July 31, 2026.