Federal Realty Investment Trust (FRT) vs Regency Centers Corporation (REG)
FRT leads on 9 of 16 compared metrics.
A side-by-side comparison of Federal Realty Investment Trust 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).
FRT
Federal Realty Investment Trust
$125.84Real Estate
REG
Regency Centers Corporation
$80.28Real Estate
Not enough overlapping price history to compare FRT and REG.
FRT vs REG: by the numbers
- •REG is the larger company ($14.70B vs $10.87B market cap).
- •FRT trades at the lower earnings multiple (21.66 vs 23.07 P/E).
- •FRT converts more revenue to profit (38.61% vs 38.12% net margin).
- •REG grew revenue faster over the past five years (10.37% vs 9.79% CAGR).
- •REG pays the higher dividend yield (3.70% vs 3.57%).
Which is better, FRT or REG?
Metric tally: FRT 9 · REG 7It depends on what you're optimizing for:
ValueFRT(lower P/E)
GrowthREG(faster 5Y revenue CAGR)
IncomeREG(higher dividend yield)
QualityFRT(higher ROIC)
Valuation
| Metric | FRT | REG |
|---|---|---|
| P/E ratio | 21.66● | 23.07 |
| Forward P/E | 40.88 | 31.52● |
| P/S ratio | 8.32● | 8.65 |
| P/B ratio | 3.29 | 2.14● |
| PEG ratio | 0.53● | 0.78 |
| EV / EBITDA | 14.46● | 17.37 |
| FCF yield | 4.85%● | 3.98% |
Profitability
| Metric | FRT | REG |
|---|---|---|
| Gross margin | 53.60%● | 47.88% |
| Operating margin | 41.58% | 47.19%● |
| Net margin | 38.61% | 38.12% |
| ROE | 15.29%● | 9.41% |
| ROIC | 480.25%● | 4.43% |
Dividends
| Metric | FRT | REG |
|---|---|---|
| Dividend yield | 3.57% | 3.70%● |
| Payout ratio | 93.74% | 106.45% |
Growth (annualized)
| Metric | FRT | REG |
|---|---|---|
| Revenue CAGR (5Y) | 9.79% | 10.37%● |
| EPS CAGR (5Y) | 24.22% | 59.54%● |
| FCF CAGR (5Y) | 71.36%● | 2.73% |
| Total return CAGR (5Y) | 4.67% | 7.72%● |
Frequently asked
- Which is better, FRT or REG?
- It depends on your goal. value: FRT (lower P/E); growth: REG (faster 5Y revenue CAGR); income: REG (higher dividend yield); quality: FRT (higher ROIC). Across all compared metrics, FRT leads 9 to 7.
- Is FRT or REG cheaper?
- On trailing earnings, FRT is cheaper: FRT trades at a 21.66 P/E and REG at 23.07.
- Which has grown faster, FRT or REG?
- Over the past five years, REG grew revenue faster — FRT at a 9.79% CAGR versus REG at 10.37%.
- Does FRT or REG pay a bigger dividend?
- FRT yields 3.57% and REG yields 3.70% based on trailing dividends and the latest price.
- Is FRT or REG more profitable?
- FRT runs the higher net margin — FRT at 38.61% versus REG at 38.12%.
- Which has been the better investment, FRT or REG?
- Over the past 10-year, REG delivered the higher annualized total return — FRT at 1.63% versus REG at 4.04%. Past performance doesn't predict future results.
Go deeper
Dig into the metrics
Federal Realty Investment P/E ratioRegency Centers P/E ratioFederal Realty Investment dividend yieldRegency Centers dividend yieldFederal Realty Investment ROERegency Centers ROEFederal Realty Investment operating marginRegency Centers operating marginFederal Realty Investment revenue growthRegency Centers revenue growthFederal Realty Investment free cash flowRegency Centers free cash flow
Federal Realty Investment & 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 13, 2026.