American Homes 4 Rent (AMH) vs Regency Centers (REG)
Head-to-head comparison of performance, valuation, growth, profitability and dividends. Prices delayed 15 minutes; data as of Oct 8, 2026.
Summary
Regency Centers (REG) has outperformed American Homes 4 Rent (AMH) over the past year, losing 1.0% versus a loss of 7.4%. Over five years, REG leads with a +0.2% price change compared with -23.3% for AMH. Regency Centers is the larger company by market cap ($13.24 billion vs $12.30 billion), about 1.1 times the size, while American Homes 4 Rent is growing revenue faster (+7.0% vs +6.9%).
On valuation, Regency Centers trades at a lower forward P/E (28.2x vs 44.4x for American Homes 4 Rent). American Homes 4 Rent offers the higher dividend yield (4.20% vs 4.19%). Regency Centers converts more of its revenue into profit, with a net margin of 34.0% versus 27.7%.
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 | AMH | REG |
|---|---|---|
| Share price | $30.00 | $70.80 |
| Market cap | $12.30B | $13.24B |
| 1-day change | -1.54% | -0.87% |
| YTD return | -6.54% | +2.56% |
| 1-year return | -7.35% | -0.95% |
| 5-year return | -23.27% | +0.20% |
| P/E ratio (TTM) | 23.81 | 23.84 |
| Forward P/E | 44.36 | 28.16 |
| EPS (TTM) | $1.26 | $2.97 |
| Dividend yield | 4.20% | 4.19% |
| Annual dividend | $1.26 | $2.97 |
| Revenue (latest FY) | $1.85B | $1.55B |
| Revenue growth (YoY) | +7.03% | +6.85% |
| Net income (latest FY) | $513.39M | $527.46M |
| Operating margin | — | 72.32% |
| Net margin | 27.75% | 33.95% |
| 52-week high | $35.07 | $83.66 |
| 52-week low | $27.22 | $66.86 |
| Distance from 52-week high | -14.46% | -15.37% |
| Analyst consensus | buy | buy |
| Avg. price target upside | +23.70% | +21.62% |
| Average volume | 2.48M | 1.30M |
| Shares outstanding | 359.18M | 183.12M |
| Employees | 1,598 | 503 |
| 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
- Regency Centers is more profitable, keeping 34.0 cents of every revenue dollar as net income versus 27.7 cents for American Homes 4 Rent.
About American Homes 4 Rent
AMH stock →American Homes 4 Rent is a leading large-scale integrated owner, operator and developer of single-family rental homes. We're an internally managed Maryland real estate investment trust (REIT) focused on developing, renovating, leasing and managing homes as rental properties.
Real Estate · Real Estate Investment Trusts · 1,598 employees
About Regency Centers
REG stock →Regency Centers Corporation is a pre-eminent national owner, operator, and developer of shopping centers located in suburban trade areas with compelling demographics. Our portfolio includes thriving properties merchandised with highly productive grocers, restaurants, service providers, and best-in-class retailers that connect to their neighborhoods, communities, and customers.
Real Estate · Real Estate Investment Trusts · 503 employees
AMH vs REG FAQ
Which is bigger, American Homes 4 Rent or Regency Centers?
Regency Centers (REG) is larger, with a market capitalization of $13.24B compared with $12.30B for American Homes 4 Rent (AMH).
Which stock has performed better over the past year, AMH or REG?
REG returned -0.95% over the past 12 months, compared with -7.35% for AMH (price return, excluding dividends). Past performance does not predict future results.
Which has the lower P/E ratio, AMH or REG?
AMH has the lower trailing P/E at 23.8, versus 23.8 for REG. 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, American Homes 4 Rent or Regency Centers?
American Homes 4 Rent has the higher yield at 4.20%, compared with 4.19% for Regency Centers.
Are American Homes 4 Rent and Regency Centers in the same industry?
Yes. Both are classified in the Real Estate Investment Trusts industry within the Real Estate sector.