Is NNN or REG cheaper?

On trailing earnings, NNN is cheaper: NNN trades at a 22.62 P/E and REG at 23.07.

Which has grown faster, NNN or REG?

Over the past five years, REG grew revenue faster — NNN at a 7.06% CAGR versus REG at 10.37%.

Does NNN or REG pay a bigger dividend?

NNN yields 5.15% and REG yields 3.70% based on trailing dividends and the latest price.

Is NNN or REG more profitable?

NNN runs the higher net margin — NNN at 41.38% versus REG at 38.12%.

Which has been the better investment, NNN or REG?

Over the past 10-year, NNN delivered the higher annualized total return — NNN at 4.73% versus REG at 4.04%. Past performance doesn't predict future results.

NNN REIT, Inc. (NNN) vs Regency Centers Corporation (REG)

NNN leads on 10 of 16 compared metrics.

A side-by-side comparison of NNN REIT, Inc. and Regency Centers Corporation across valuation, profitability, dividends, and growth — built entirely from reported fundamentals, as of June 14, 2026. The ● marks the stronger figure on each row (cheaper multiple, higher margin/return).

Regency Centers Corporation

$14.70B

$80.28Real Estate

Total return — NNN vs REG

growth of $100 · last 30y

NNN +251.6%REG +298.8%REG compounded faster

NNN REG

NNN vs REG: by the numbers

•REG is the larger company ($14.70B vs $8.86B market cap).
•NNN trades at the lower earnings multiple (22.62 vs 23.07 P/E).
•NNN converts more revenue to profit (41.38% vs 38.12% net margin).
•REG grew revenue faster over the past five years (10.37% vs 7.06% CAGR).
•NNN pays the higher dividend yield (5.15% vs 3.70%).

Which is better, NNN or REG?

Metric tally: NNN 10 · REG 6

It depends on what you're optimizing for:

GrowthREG(faster 5Y revenue CAGR)

IncomeNNN(higher dividend yield)

QualityNNN(higher ROIC)

Valuation

Metric	NNN	REG
P/E ratio	22.62	23.07
Forward P/E	23.04●	31.52
P/S ratio	9.43	8.65●
P/B ratio	2.01●	2.14
PEG ratio	2.03	0.78●
EV / EBITDA	15.72●	17.37
FCF yield	7.37%●	3.98%

Profitability

Metric	NNN	REG
Gross margin	81.38%●	47.88%
Operating margin	63.13%●	47.19%
Net margin	41.38%●	38.12%
ROE	8.81%	9.41%●
ROIC	6.10%●	4.43%

Dividends

Metric	NNN	REG
Dividend yield	5.15%●	3.70%
Payout ratio	115.94%	106.45%

Growth (annualized)

Metric	NNN	REG
Revenue CAGR (5Y)	7.06%	10.37%●
EPS CAGR (5Y)	11.15%	59.54%●
FCF CAGR (5Y)	6.14%●	2.73%
Total return CAGR (5Y)	4.03%	7.72%●

Frequently asked

Which is better, NNN or REG?: It depends on your goal. growth: REG (faster 5Y revenue CAGR); income: NNN (higher dividend yield); quality: NNN (higher ROIC). Across all compared metrics, NNN leads 10 to 6.
Is NNN or REG cheaper?: On trailing earnings, NNN is cheaper: NNN trades at a 22.62 P/E and REG at 23.07.
Which has grown faster, NNN or REG?: Over the past five years, REG grew revenue faster — NNN at a 7.06% CAGR versus REG at 10.37%.
Does NNN or REG pay a bigger dividend?: NNN yields 5.15% and REG yields 3.70% based on trailing dividends and the latest price.
Is NNN or REG more profitable?: NNN runs the higher net margin — NNN at 41.38% versus REG at 38.12%.
Which has been the better investment, NNN or REG?: Over the past 10-year, NNN delivered the higher annualized total return — NNN at 4.73% versus REG at 4.04%. Past performance doesn't predict future results.

Go deeper

Full NNN analysis Full REG analysis Interactive comparison tool

Dig into the metrics

NNN REIT P/E ratio Regency Centers P/E ratio NNN REIT dividend yield Regency Centers dividend yield NNN REIT ROE Regency Centers ROE NNN REIT operating margin Regency Centers operating margin NNN REIT revenue growth Regency Centers revenue growth NNN REIT free cash flow Regency Centers free cash flow

NNN REIT & Regency Centers appear in these rankings

Highest Dividend Yield Stocks Dividend Aristocrats Highest Operating Margin Stocks Highest FCF Yield Stocks

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 14, 2026.