Federal Realty Investment (FRT) vs Regency Centers (REG)
Head-to-head comparison of performance, valuation, growth, profitability and dividends. Prices delayed 15 minutes; data as of Oct 10, 2026.
Summary
Federal Realty Investment (FRT) has outperformed Regency Centers (REG) over the past year, gaining 9.3% versus a gain of 1.0%. Over five years, REG leads with a +2.0% price change compared with -14.4% for FRT. Regency Centers is the larger company by market cap ($13.47 billion vs $9.28 billion), about 1.5 times the size.
On valuation, Regency Centers trades at a lower forward P/E (28.7x vs 32.9x for Federal Realty Investment). Federal Realty Investment offers the higher dividend yield (4.26% vs 4.12%). Regency Centers converts more of its revenue into profit, with a net margin of 34.0% versus 32.1%.
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 | FRT | REG |
|---|---|---|
| Share price | $106.16 | $72.05 |
| Market cap | $9.28B | $13.47B |
| 1-day change | +0.66% | +0.80% |
| YTD return | +5.32% | +4.37% |
| 1-year return | +9.26% | +1.01% |
| 5-year return | -14.41% | +1.97% |
| P/E ratio (TTM) | 21.45 | 24.26 |
| Forward P/E | 32.91 | 28.66 |
| EPS (TTM) | $4.95 | $2.97 |
| Dividend yield | 4.26% | 4.12% |
| Annual dividend | $4.52 | $2.97 |
| Revenue (latest FY) | $1.28B | $1.55B |
| Revenue growth (YoY) | +6.36% | +6.85% |
| Net income (latest FY) | $411.08M | $527.46M |
| Operating margin | 47.08% | 72.32% |
| Net margin | 32.14% | 33.95% |
| 52-week high | $128.21 | $83.66 |
| 52-week low | $90.03 | $66.86 |
| Distance from 52-week high | -17.20% | -13.88% |
| Analyst consensus | buy | buy |
| Avg. price target upside | +22.56% | +18.90% |
| Average volume | 866.01K | 1.31M |
| Shares outstanding | 86.89M | 183.12M |
| Employees | 314 | 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.
About Federal Realty Investment
FRT stock →Federal Realty Investment Trust is a recognized leader in the ownership, operation and redevelopment of high-quality retail-based properties located primarily in major coastal markets and select underserved regions with strong economic and demographic fundamentals. Federal Realty's mission is to deliver long-term, sustainable growth through investing in communities where retail demand exceeds supply.
Real Estate · Real Estate Investment Trusts · 314 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
FRT vs REG FAQ
Which is bigger, Federal Realty Investment or Regency Centers?
Regency Centers (REG) is larger, with a market capitalization of $13.47B compared with $9.28B for Federal Realty Investment (FRT).
Which stock has performed better over the past year, FRT or REG?
FRT returned +9.26% over the past 12 months, compared with +1.01% for REG (price return, excluding dividends). Past performance does not predict future results.
Which has the lower P/E ratio, FRT or REG?
FRT has the lower trailing P/E at 21.4, versus 24.3 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, Federal Realty Investment or Regency Centers?
Federal Realty Investment has the higher yield at 4.26%, compared with 4.12% for Regency Centers.
Are Federal Realty Investment and Regency Centers in the same industry?
Yes. Both are classified in the Real Estate Investment Trusts industry within the Real Estate sector.