Extra Space Storage Inc. (EXR) vs Regency Centers Corporation (REG)
REG leads on 10 of 14 compared metrics.
A side-by-side comparison of Extra Space Storage Inc. and Regency Centers Corporation across valuation, profitability, dividends, and growth — built entirely from reported fundamentals, as of June 21, 2026. The ● marks the stronger figure on each row (cheaper multiple, higher margin/return).
EXR
Extra Space Storage Inc.
$145.33Real Estate
REG
Regency Centers Corporation
$76.88Real Estate
Total return — EXR vs REG
growth of $100 · last 22yEXR +1062.6%REG +82.6%EXR compounded faster
Log scale — wide-divergence pair
EXR REG
EXR vs REG: by the numbers
- •EXR is the larger company ($30.70B vs $14.08B market cap).
- •REG trades at the lower earnings multiple (22.09 vs 33.03 P/E).
- •REG converts more revenue to profit (38.12% vs 27.82% net margin).
- •EXR grew revenue faster over the past five years (19.26% vs 10.37% CAGR).
- •EXR pays the higher dividend yield (4.46% vs 3.86%).
Which is better, EXR or REG?
Metric tally: EXR 4 · REG 10It depends on what you're optimizing for:
ValueREG(lower P/E)
GrowthEXR(faster 5Y revenue CAGR)
IncomeEXR(higher dividend yield)
QualityEXR(higher ROIC)
Metrics side by side
Valuation
| Metric | EXR | REG |
|---|---|---|
| P/E ratio | 33.03 | 22.09● |
| Forward P/E | 29.93 | 30.15 |
| P/S ratio | 9.44 | 8.28● |
| P/B ratio | 2.40 | 2.05● |
| PEG ratio | 2.04 | 0.78● |
| EV / EBITDA | 14.11● | 16.84 |
Profitability
| Metric | EXR | REG |
|---|---|---|
| Gross margin | 27.87% | 47.88%● |
| Operating margin | 43.25% | 47.19%● |
| Net margin | 27.82% | 38.12%● |
| ROE | 7.08% | 9.41%● |
| ROIC | 4.89%● | 4.43% |
Dividends
| Metric | EXR | REG |
|---|---|---|
| Dividend yield | 4.46%● | 3.86% |
| Payout ratio | 141.18% | 106.45% |
Growth (annualized)
| Metric | EXR | REG |
|---|---|---|
| Revenue CAGR (5Y) | 19.26%● | 10.37% |
| EPS CAGR (5Y) | 4.35% | 59.54%● |
| Total return CAGR (5Y) | 2.16% | 8.20%● |
Frequently asked
- Which is better, EXR or REG?
- It depends on your goal. value: REG (lower P/E); growth: EXR (faster 5Y revenue CAGR); income: EXR (higher dividend yield); quality: EXR (higher ROIC). Across all compared metrics, REG leads 10 to 4.
- Is EXR or REG cheaper?
- On trailing earnings, REG is cheaper: EXR trades at a 33.03 P/E and REG at 22.09.
- Which has grown faster, EXR or REG?
- Over the past five years, EXR grew revenue faster — EXR at a 19.26% CAGR versus REG at 10.37%.
- Does EXR or REG pay a bigger dividend?
- EXR yields 4.46% and REG yields 3.86% based on trailing dividends and the latest price.
- Is EXR or REG more profitable?
- REG runs the higher net margin — EXR at 27.82% versus REG at 38.12%.
- Which has been the better investment, EXR or REG?
- Over the past 10-year, EXR delivered the higher annualized total return — EXR at 9.30% versus REG at 3.68%. Past performance doesn't predict future results.
Go deeper
Dig into the metrics
Extra Space Storage P/E ratioRegency Centers P/E ratioExtra Space Storage dividend yieldRegency Centers dividend yieldExtra Space Storage ROERegency Centers ROEExtra Space Storage operating marginRegency Centers operating marginExtra Space Storage revenue growthRegency Centers revenue growthExtra Space Storage free cash flowRegency Centers free cash flow
Extra Space Storage & 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 June 21, 2026.