Extra Space Storage (EXR) vs VICI Properties (VICI)
Head-to-head comparison of performance, valuation, growth, profitability and dividends. Prices delayed 15 minutes; data as of Oct 8, 2026.
Summary
Extra Space Storage (EXR) has outperformed VICI Properties (VICI) over the past year, losing 7.8% versus a loss of 29.2%. Over five years, VICI leads with a -24.7% price change compared with -28.0% for EXR. Extra Space Storage is the larger company by market cap ($29.07 billion vs $24.93 billion), about 1.2 times the size, while VICI Properties is growing revenue faster (+4.1% vs +3.7%).
On valuation, VICI Properties trades at a lower forward P/E (7.6x vs 27.1x for Extra Space Storage). VICI Properties offers the higher dividend yield (7.95% vs 4.92%). VICI Properties converts more of its revenue into profit, with a net margin of 69.3% versus 28.8%.
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 | EXR | VICI |
|---|---|---|
| Share price | $131.70 | $22.64 |
| Market cap | $29.07B | $24.93B |
| 1-day change | -1.64% | -0.40% |
| YTD return | +1.14% | -19.49% |
| 1-year return | -7.82% | -29.23% |
| 5-year return | -28.02% | -24.71% |
| P/E ratio (TTM) | 29.53 | 8.84 |
| Forward P/E | 27.14 | 7.57 |
| EPS (TTM) | $4.46 | $2.56 |
| Dividend yield | 4.92% | 7.95% |
| Annual dividend | $6.48 | $1.80 |
| Revenue (latest FY) | $3.38B | $4.01B |
| Revenue growth (YoY) | +3.70% | +4.08% |
| Net income (latest FY) | $974.00M | $2.78B |
| Gross margin | 72.82% | 99.33% |
| Operating margin | 41.83% | — |
| Net margin | 28.84% | 69.28% |
| 52-week high | $158.88 | $31.69 |
| 52-week low | $125.71 | $22.43 |
| Distance from 52-week high | -17.11% | -28.56% |
| Analyst consensus | buy | buy |
| Avg. price target upside | +20.16% | +39.89% |
| Average volume | 1.26M | 9.55M |
| Shares outstanding | 211.27M | 1.10B |
| Employees | 8,393 | 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
- EXR has outperformed VICI by 21.4 percentage points over the past year.
- Extra Space Storage trades at a higher earnings multiple (29.5x vs 8.8x trailing P/E).
- VICI Properties offers a meaningfully higher dividend yield (7.95% vs 4.92%).
- VICI Properties is more profitable, keeping 69.3 cents of every revenue dollar as net income versus 28.8 cents for Extra Space Storage.
About Extra Space Storage
EXR stock →Extra Space Storage Inc., headquartered in Salt Lake City, Utah, is a self-administered and self-managed REIT and a member of the S&P 500. As of June 30, 2026, the Company owned and/or operated 4,410 self-storage stores in 42 states and Washington, D.C.
Real Estate · Real Estate Investment Trusts · 8,393 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
EXR vs VICI FAQ
Which is bigger, Extra Space Storage or VICI Properties?
Extra Space Storage (EXR) is larger, with a market capitalization of $29.07B compared with $24.93B for VICI Properties (VICI).
Which stock has performed better over the past year, EXR or VICI?
EXR returned -7.82% 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, EXR or VICI?
VICI has the lower trailing P/E at 8.8, versus 29.5 for EXR. 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, Extra Space Storage or VICI Properties?
VICI Properties has the higher yield at 7.95%, compared with 4.92% for Extra Space Storage.
Are Extra Space Storage and VICI Properties in the same industry?
Yes. Both are classified in the Real Estate Investment Trusts industry within the Real Estate sector.