Essex Property (ESS) vs VICI Properties (VICI)
Head-to-head comparison of performance, valuation, growth, profitability and dividends. Prices delayed 15 minutes; data as of Oct 7, 2026.
Summary
Essex Property (ESS) has outperformed VICI Properties (VICI) over the past year, gaining 2.3% versus a loss of 29.2%. Over five years, ESS leads with a -19.5% price change compared with -24.7% for VICI. VICI Properties is the larger company by market cap ($24.93 billion vs $18.48 billion), about 1.3 times the size, while Essex Property is growing revenue faster (+6.4% vs +4.1%).
On valuation, VICI Properties trades at a lower forward P/E (7.6x vs 42.6x for Essex Property). VICI Properties offers the higher dividend yield (7.95% vs 3.85%). VICI Properties converts more of its revenue into profit, with a net margin of 69.3% versus 37.2%.
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 | ESS | VICI |
|---|---|---|
| Share price | $268.05 | $22.64 |
| Market cap | $18.48B | $24.93B |
| 1-day change | -1.63% | -0.40% |
| YTD return | +2.43% | -19.49% |
| 1-year return | +2.28% | -29.23% |
| 5-year return | -19.53% | -24.71% |
| P/E ratio (TTM) | 41.69 | 8.81 |
| Forward P/E | 42.55 | 7.57 |
| EPS (TTM) | $6.43 | $2.57 |
| Dividend yield | 3.85% | 7.95% |
| Annual dividend | $10.32 | $1.80 |
| Revenue (latest FY) | $1.89B | $4.01B |
| Revenue growth (YoY) | +6.36% | +4.08% |
| Net income (latest FY) | $702.77M | $2.78B |
| Gross margin | 69.89% | 99.33% |
| Operating margin | 47.65% | — |
| Net margin | 37.24% | 69.28% |
| 52-week high | $303.35 | $31.69 |
| 52-week low | $238.46 | $22.43 |
| Distance from 52-week high | -11.64% | -28.56% |
| Analyst consensus | hold | buy |
| Avg. price target upside | +13.44% | +39.89% |
| Average volume | 498.53K | 9.55M |
| Shares outstanding | 64.27M | 1.10B |
| Employees | 1,686 | 28 |
| 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
- ESS has outperformed VICI by 31.5 percentage points over the past year.
- Essex Property trades at a higher earnings multiple (41.7x vs 8.8x trailing P/E).
- VICI Properties offers a meaningfully higher dividend yield (7.95% vs 3.85%).
- VICI Properties is more profitable, keeping 69.3 cents of every revenue dollar as net income versus 37.2 cents for Essex Property.
About Essex Property
ESS stock →Essex Property Trust, Inc., an S&P 500 company, is a fully integrated real estate investment trust. The firm acquires, develops, redevelops, and manages multifamily residential properties in selected West Coast markets.
Real Estate · Real Estate Investment Trusts · 1,686 employees
About VICI Properties
VICI stock →VICI Properties Inc. is an S&P 500 experiential real estate investment trust that owns one of the largest portfolios of market-leading gaming, hospitality, wellness, entertainment and leisure destinations, including Caesars Palace Las Vegas, MGM Grand and the Venetian Resort Las Vegas, three of the most iconic entertainment facilities on the Las Vegas Strip.
Real Estate · Real Estate Investment Trusts · 28 employees
ESS vs VICI FAQ
Which is bigger, Essex Property or VICI Properties?
VICI Properties (VICI) is larger, with a market capitalization of $24.93B compared with $18.48B for Essex Property (ESS).
Which stock has performed better over the past year, ESS or VICI?
ESS returned +2.28% over the past 12 months, compared with -29.23% for VICI (price return, excluding dividends). Past performance does not predict future results.
Which has the lower P/E ratio, ESS or VICI?
VICI has the lower trailing P/E at 8.8, versus 41.7 for ESS. 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, Essex Property or VICI Properties?
VICI Properties has the higher yield at 7.95%, compared with 3.85% for Essex Property.
Are Essex Property and VICI Properties in the same industry?
Yes. Both are classified in the Real Estate Investment Trusts industry within the Real Estate sector.