Is ESS or REG cheaper?

On trailing earnings, REG is cheaper: ESS trades at a 31.88 P/E and REG at 23.07.

Which has grown faster, ESS or REG?

Over the past five years, REG grew revenue faster — ESS at a 5.52% 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 30.17% versus REG at 38.12%.

Which has been the better investment, ESS or REG?

Over the past 10-year, ESS delivered the higher annualized total return — ESS at 6.54% versus REG at 4.04%. Past performance doesn't predict future results.

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

REG leads on 10 of 15 compared metrics.

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 June 13, 2026. The ● marks the stronger figure on each row (cheaper multiple, higher margin/return).

ESS

Essex Property Trust, Inc.

$18.23B

$283.75Real Estate

REG

Regency Centers Corporation

$14.70B

$80.28Real Estate

Not enough overlapping price history to compare ESS and REG.

ESS vs REG: by the numbers

•ESS is the larger company ($18.23B vs $14.70B market cap).
•REG trades at the lower earnings multiple (23.07 vs 31.88 P/E).
•REG converts more revenue to profit (38.12% vs 30.17% net margin).
•REG grew revenue faster over the past five years (10.37% vs 5.52% CAGR).
•REG pays the higher dividend yield (3.70% vs 3.63%).

Which is better, ESS or REG?

Metric tally: ESS 5 · REG 10

It depends on what you're optimizing for:

ValueREG(lower P/E)

GrowthREG(faster 5Y revenue CAGR)

QualityESS(higher ROIC)

Valuation

Metric	ESS	REG
P/E ratio	31.88	23.07●
Forward P/E	46.85	31.52●
P/S ratio	9.59	8.65●
P/B ratio	3.37	2.14●
PEG ratio	8.66	0.78●
EV / EBITDA	17.12	17.37
FCF yield	5.27%●	3.98%

Profitability

Metric	ESS	REG
Gross margin	69.44%●	47.88%
Operating margin	38.38%	47.19%●
Net margin	30.17%	38.12%●
ROE	10.59%●	9.41%
ROIC	6.13%●	4.43%

Dividends

Metric	ESS	REG
Dividend yield	3.63%	3.70%
Payout ratio	98.94%	106.45%

Growth (annualized)

Metric	ESS	REG
Revenue CAGR (5Y)	5.52%	10.37%●
EPS CAGR (5Y)	3.68%	59.54%●
FCF CAGR (5Y)	8.49%●	2.73%
Total return CAGR (5Y)	1.54%	7.72%●

Frequently asked

Which is better, ESS or REG?: It depends on your goal. value: REG (lower P/E); growth: REG (faster 5Y revenue CAGR); quality: ESS (higher ROIC). Across all compared metrics, REG leads 10 to 5.
Is ESS or REG cheaper?: On trailing earnings, REG is cheaper: ESS trades at a 31.88 P/E and REG at 23.07.
Which has grown faster, ESS or REG?: Over the past five years, REG grew revenue faster — ESS at a 5.52% 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 30.17% versus REG at 38.12%.
Which has been the better investment, ESS or REG?: Over the past 10-year, ESS delivered the higher annualized total return — ESS at 6.54% versus REG at 4.04%. 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 Dividend Aristocrats 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 June 13, 2026.