Mid-America Apartment Communities, Inc. (MAA) vs Regency Centers Corporation (REG)
A side-by-side comparison of Mid-America Apartment Communities, 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 — MAA vs REG
growth of $100 · dividends reinvested · last 10yMAA vs REG: by the numbers
- •MAA is the larger company ($13.87B vs $13.43B market cap).
- •REG converts more revenue to profit (38.24% vs 18.17% net margin).
- •REG grew revenue faster over the past five years (9.52% vs 5.36% CAGR).
- •MAA pays the higher dividend yield (4.89% vs 3.98%).
Metrics side by side
Valuation
| Metric | MAA | REG |
|---|---|---|
| P/E ratio | 34.84 | 20.83 |
| Forward P/E | 32.32 | 29.36 |
| P/S ratio | 6.25 | 7.80 |
| P/B ratio | 2.55 | 1.95 |
| EV / EBITDA | 15.76 | 16.74 |
| FCF yield | 4.11% | 3.85% |
For REITs like Mid-America Apartment Communities, 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 | MAA | REG |
|---|---|---|
| Gross margin | 31.83% | 44.66% |
| Operating margin | 26.88% | 40.33% |
| Net margin | 18.17% | 38.24% |
| ROE | 7.42% | 9.58% |
| ROIC | 5.17% | 5.29% |
Dividends
| Metric | MAA | REG |
|---|---|---|
| Dividend yield | 4.89% | 3.98% |
| Payout ratio | 178.51% | 84.14% |
Mid-America Apartment Communities, 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 | MAA | REG |
|---|---|---|
| Revenue CAGR (5Y) | 5.36% | 9.52% |
| EPS CAGR (5Y) | 11.49% | 61.10% |
| FCF CAGR (5Y) | 3.97% | -3.16% |
| Total return CAGR (5Y) | -4.49% | 6.80% |
Frequently asked
- Which has grown faster, MAA or REG?
- Over the past five years, REG grew revenue faster — MAA at a 5.36% CAGR versus REG at 9.52%.
- Does MAA or REG pay a bigger dividend?
- MAA yields 4.89% and REG yields 3.98% based on trailing dividends and the latest price.
- Is MAA or REG more profitable?
- REG runs the higher net margin — MAA at 18.17% versus REG at 38.24%.
- How have MAA and REG total returns compared?
- Over the past 10 years, MAA delivered 6.87% and REG delivered 3.62% annualized total return. Past performance doesn't predict future results.
Go deeper
Dig into the metrics
Mid-America Apartment Communities & 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.