Acadia Realty (AKR) vs Highwoods Properties (HIW)
Head-to-head comparison of performance, valuation, growth, profitability and dividends. Prices delayed 15 minutes; data as of Oct 10, 2026.
Summary
Highwoods Properties (HIW) has outperformed Acadia Realty (AKR) over the past year, losing 6.1% versus a loss of 6.8%. Over five years, AKR leads with a -18.7% price change compared with -37.6% for HIW. Highwoods Properties is the larger company by market cap ($3.26 billion vs $2.66 billion), about 1.2 times the size, while Acadia Realty is growing revenue faster (+14.2% vs -2.4%).
On valuation, Highwoods Properties trades at a lower forward P/E (41.5x vs 48.6x for Acadia Realty). Highwoods Properties offers the higher dividend yield (6.89% vs 4.39%). Highwoods Properties converts more of its revenue into profit, with a net margin of 20.2% versus 4.1%.
Summary generated from market data by MetaCap's automated system. Methodology
Relative performance
Percent change in share price from the first common trading day shown; excludes dividends.
Head-to-head
| Metric | AKR | HIW |
|---|---|---|
| Share price | $18.24 | $29.04 |
| Market cap | $2.66B | $3.26B |
| 1-day change | +0.33% | -0.48% |
| YTD return | -11.20% | +12.47% |
| 1-year return | -6.80% | -6.14% |
| 5-year return | -18.68% | -37.62% |
| P/E ratio (TTM) | 53.65 | 19.23 |
| Forward P/E | 48.64 | 41.49 |
| EPS (TTM) | $0.34 | $1.51 |
| Dividend yield | 4.39% | 6.89% |
| Annual dividend | $0.80 | $2.00 |
| Revenue (latest FY) | $410.76M | $806.11M |
| Revenue growth (YoY) | +14.20% | -2.39% |
| Net income (latest FY) | $16.90M | $162.65M |
| Operating margin | 12.03% | 67.58% |
| Net margin | 4.11% | 20.18% |
| 52-week high | $23.03 | $35.44 |
| 52-week low | $17.98 | $20.45 |
| Distance from 52-week high | -20.80% | -18.06% |
| Analyst consensus | strong_buy | none |
| Avg. price target upside | +31.58% | +11.33% |
| Average volume | 1.38M | 1.24M |
| Shares outstanding | 137.33M | 110.31M |
| Employees | 138 | 315 |
| Sector | Real Estate | Real Estate |
| Industry | Real Estate Investment Trusts | Real Estate Investment Trusts |
Highlighted cells mark the higher value for growth, returns, margins and yield, and the lower value for P/E ratios. Highlighting is a mechanical comparison, not a recommendation.
Key differences
- Acadia Realty trades at a higher earnings multiple (53.6x vs 19.2x trailing P/E).
- Highwoods Properties offers a meaningfully higher dividend yield (6.89% vs 4.39%).
- Highwoods Properties is more profitable, keeping 20.2 cents of every revenue dollar as net income versus 4.1 cents for Acadia Realty.
- Acadia Realty grew revenue faster in its latest fiscal year (+14.20% vs -2.39%).
About Acadia Realty
AKR stock →Acadia Realty Trust is an equity real estate investment trust focused on delivering long-term, profitable growth. Acadia owns and operates a high-quality real estate portfolio of street and open-air retail properties in the nation's most dynamic retail corridors, along with an investment management platform that targets opportunistic and value-add investments through its institutional co-investment vehicles.
Real Estate · Real Estate Investment Trusts · 138 employees
About Highwoods Properties
HIW stock →Highwoods Properties, Inc. is a publicly traded fully integrated office real estate investment trust that owns, develops, acquires, leases and manages properties primarily in the best business districts (BBDs) of Atlanta, Charlotte, Dallas, Nashville, Orlando, Raleigh, Richmond and Tampa.
Real Estate · Real Estate Investment Trusts · 315 employees
AKR vs HIW FAQ
Which is bigger, Acadia Realty or Highwoods Properties?
Highwoods Properties (HIW) is larger, with a market capitalization of $3.26B compared with $2.66B for Acadia Realty (AKR).
Which stock has performed better over the past year, AKR or HIW?
HIW returned -6.14% over the past 12 months, compared with -6.80% for AKR (price return, excluding dividends). Past performance does not predict future results.
Which has the lower P/E ratio, AKR or HIW?
HIW has the lower trailing P/E at 19.2, versus 53.6 for AKR. A lower P/E is not by itself a sign of a better investment; it can reflect slower expected growth or higher risk.
Which pays a higher dividend, Acadia Realty or Highwoods Properties?
Highwoods Properties has the higher yield at 6.89%, compared with 4.39% for Acadia Realty.
Are Acadia Realty and Highwoods Properties in the same industry?
Yes. Both are classified in the Real Estate Investment Trusts industry within the Real Estate sector.