Mid-America Apartment Communities, Inc. (MAA) vs Regency Centers Corporation (REGCP)
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 October 6, 2026. Differences are shown without an overall score or investment verdict.
Total return — MAA vs REGCP
growth of $100 · dividends reinvested · last 3yMAA vs REGCP: by the numbers
- •REGCP is the larger company ($14.06B vs $13.62B market cap).
- •REGCP converts more revenue to profit (38.24% vs 18.17% net margin).
- •REGCP grew revenue faster over the past five years (9.52% vs 5.36% CAGR).
- •REGCP pays the higher dividend yield (7.13% vs 5.24%).
Metrics side by side
Valuation
| Metric | MAA | REGCP |
|---|---|---|
| P/E ratio | 34.21 | 6.24 |
| Forward P/E | 31.94 | 8.81 |
| PEG ratio | 2.96 | 0.10 |
| P/S ratio | 6.14 | 8.17 |
| P/B ratio | 2.51 | 2.11 |
| EV / EBITDA | 15.56 | 17.31 |
| FCF yield | 4.18% | 3.68% |
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 | REGCP |
|---|---|---|
| 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 | REGCP |
|---|---|---|
| Dividend yield | 5.24% | 7.13% |
| Payout ratio | 178.51% | 44.26% |
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 | REGCP |
|---|---|---|
| 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) | -5.82% | N/A |
Frequently asked
- Which has grown faster, MAA or REGCP?
- Over the past five years, REGCP grew revenue faster — MAA at a 5.36% CAGR versus REGCP at 9.52%.
- Does MAA or REGCP pay a bigger dividend?
- MAA yields 5.24% and REGCP yields 7.13% based on trailing dividends and the latest price.
- Is MAA or REGCP more profitable?
- REGCP runs the higher net margin — MAA at 18.17% versus REGCP at 38.24%.
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 October 6, 2026.