Host Hotels & Resorts, Inc. (HST) vs Regency Centers Corporation (REG)
A side-by-side comparison of Host Hotels & Resorts, Inc. and Regency Centers Corporation across valuation, profitability, dividends, and growth — built entirely from reported fundamentals, as of September 13, 2026. Differences are shown without an overall score or investment verdict.
Total return — HST vs REG
growth of $100 · dividends reinvested · last 10yHST vs REG: by the numbers
- •HST is the larger company ($14.93B vs $13.35B market cap).
- •REG converts more revenue to profit (38.24% vs 16.51% net margin).
- •HST grew revenue faster over the past five years (32.68% vs 9.52% CAGR).
- •HST pays the higher dividend yield (7.51% vs 3.98%).
Metrics side by side
Valuation
| Metric | HST | REG |
|---|---|---|
| P/E ratio | 14.83 | 20.70 |
| Forward P/E | 15.81 | 29.18 |
| P/S ratio | 2.40 | 7.75 |
| P/B ratio | 2.34 | 1.94 |
| EV / EBITDA | 11.05 | 16.67 |
| FCF yield | 6.79% | 3.87% |
For REITs like Host Hotels & Resorts, Inc., 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 | HST | REG |
|---|---|---|
| Gross margin | 2.62% | 44.66% |
| Operating margin | 14.44% | 40.33% |
| Net margin | 16.51% | 38.24% |
| ROE | 16.08% | 9.58% |
| ROIC | 6.84% | 5.29% |
Dividends
| Metric | HST | REG |
|---|---|---|
| Dividend yield | 7.51% | 3.98% |
| Payout ratio | 113.61% | 84.14% |
Host Hotels & Resorts, Inc.'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 | HST | REG |
|---|---|---|
| Revenue CAGR (5Y) | 32.68% | 9.52% |
| EPS CAGR (5Y) | N/A | 61.10% |
| FCF CAGR (5Y) | 8.15% | -3.16% |
| Total return CAGR (5Y) | 12.16% | 6.80% |
Frequently asked
- Which has grown faster, HST or REG?
- Over the past five years, HST grew revenue faster — HST at a 32.68% CAGR versus REG at 9.52%.
- Does HST or REG pay a bigger dividend?
- HST yields 7.51% and REG yields 3.98% based on trailing dividends and the latest price.
- Is HST or REG more profitable?
- REG runs the higher net margin — HST at 16.51% versus REG at 38.24%.
- How have HST and REG total returns compared?
- Over the past 10 years, HST delivered 7.68% and REG delivered 3.62% annualized total return. Past performance doesn't predict future results.
Go deeper
Dig into the metrics
Host Hotels & Resorts & 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 September 13, 2026.