CoreCivic (CXW) vs Highwoods Properties (HIW)
Head-to-head comparison of performance, valuation, growth, profitability and dividends. Prices delayed 15 minutes; data as of Oct 9, 2026.
Summary
CoreCivic (CXW) has outperformed Highwoods Properties (HIW) over the past year, gaining 74.5% versus a loss of 6.1%. Over five years, CXW leads with a +247.6% price change compared with -37.6% for HIW. Highwoods Properties is the larger company by market cap ($3.26 billion vs $3.26 billion), about 1.0 times the size, while CoreCivic is growing revenue faster (+12.7% vs -2.4%).
On valuation, CoreCivic trades at a lower forward P/E (13.6x vs 41.5x for Highwoods Properties). Highwoods Properties pays a dividend yielding 6.89%, while CoreCivic does not currently pay one. Highwoods Properties converts more of its revenue into profit, with a net margin of 20.2% versus 5.3%.
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 | CXW | HIW |
|---|---|---|
| Share price | $32.93 | $29.04 |
| Market cap | $3.26B | $3.26B |
| 1-day change | +0.67% | -0.48% |
| YTD return | +71.17% | +12.47% |
| 1-year return | +74.45% | -6.14% |
| 5-year return | +247.61% | -37.62% |
| P/E ratio (TTM) | 26.34 | 19.36 |
| Forward P/E | 13.62 | 41.49 |
| EPS (TTM) | $1.25 | $1.50 |
| Dividend yield | 0.00% | 6.89% |
| Annual dividend | $0.00 | $2.00 |
| Revenue (latest FY) | $2.21B | $806.11M |
| Revenue growth (YoY) | +12.72% | -2.39% |
| Net income (latest FY) | $116.50M | $162.65M |
| Operating margin | — | 67.58% |
| Net margin | 5.27% | 20.18% |
| 52-week high | $36.55 | $35.44 |
| 52-week low | $15.74 | $20.45 |
| Distance from 52-week high | -9.90% | -18.06% |
| Analyst consensus | strong_buy | none |
| Avg. price target upside | +26.94% | +11.33% |
| Average volume | 1.74M | 1.24M |
| Shares outstanding | 98.89M | 110.31M |
| Employees | 13,651 | 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
- CXW has outperformed HIW by 80.6 percentage points over the past year.
- CoreCivic trades at a higher earnings multiple (26.3x vs 19.4x trailing P/E).
- Highwoods Properties offers a meaningfully higher dividend yield (6.89% vs 0.00%).
- Highwoods Properties is more profitable, keeping 20.2 cents of every revenue dollar as net income versus 5.3 cents for CoreCivic.
- CoreCivic grew revenue faster in its latest fiscal year (+12.72% vs -2.39%).
About CoreCivic
CXW stock →CoreCivic, Inc. owns and operates partnership correctional, detention, and residential reentry facilities in the United States.
Real Estate · Real Estate Investment Trusts · 13,651 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
CXW vs HIW FAQ
Which is bigger, CoreCivic or Highwoods Properties?
Highwoods Properties (HIW) is larger, with a market capitalization of $3.26B compared with $3.26B for CoreCivic (CXW).
Which stock has performed better over the past year, CXW or HIW?
CXW returned +74.45% over the past 12 months, compared with -6.14% for HIW (price return, excluding dividends). Past performance does not predict future results.
Which has the lower P/E ratio, CXW or HIW?
HIW has the lower trailing P/E at 19.4, versus 26.3 for CXW. 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, CoreCivic or Highwoods Properties?
Highwoods Properties pays a dividend yielding 6.89%, while CoreCivic does not currently pay a regular dividend.
Are CoreCivic and Highwoods Properties in the same industry?
Yes. Both are classified in the Real Estate Investment Trusts industry within the Real Estate sector.