Host Hotels & Resorts (HST) vs Regency Centers (REG)
Head-to-head comparison of performance, valuation, growth, profitability and dividends. Prices delayed 15 minutes; data as of Oct 9, 2026.
Summary
Host Hotels & Resorts (HST) has outperformed Regency Centers (REG) over the past year, gaining 38.7% versus a gain of 0.3%. Over five years, HST leads with a +34.3% price change compared with +1.2% for REG. Host Hotels & Resorts is the larger company by market cap ($15.66 billion vs $13.36 billion), about 1.2 times the size.
On valuation, Host Hotels & Resorts trades at a lower forward P/E (21.4x vs 28.4x for Regency Centers). Regency Centers offers the higher dividend yield (4.16% vs 3.55%). Regency Centers converts more of its revenue into profit, with a net margin of 34.0% versus 12.5%.
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 | HST | REG |
|---|---|---|
| Share price | $22.54 | $71.48 |
| Market cap | $15.66B | $13.36B |
| 1-day change | +1.35% | +0.96% |
| YTD return | +27.13% | +3.55% |
| 1-year return | +38.71% | +0.31% |
| 5-year return | +34.33% | +1.16% |
| P/E ratio (TTM) | 15.23 | 24.07 |
| Forward P/E | 21.35 | 28.43 |
| EPS (TTM) | $1.48 | $2.97 |
| Dividend yield | 3.55% | 4.16% |
| Annual dividend | $0.80 | $2.97 |
| Revenue (latest FY) | $6.11B | $1.55B |
| Revenue growth (YoY) | +7.57% | +6.85% |
| Net income (latest FY) | $765.00M | $527.46M |
| Operating margin | 13.98% | 72.32% |
| Net margin | 12.51% | 33.95% |
| 52-week high | $25.71 | $83.66 |
| 52-week low | $15.61 | $66.86 |
| Distance from 52-week high | -12.33% | -14.56% |
| Analyst consensus | buy | buy |
| Avg. price target upside | +12.20% | +20.47% |
| Average volume | 8.92M | 1.31M |
| Shares outstanding | 685.12M | 183.12M |
| Employees | 162 | 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
- HST has outperformed REG by 38.4 percentage points over the past year.
- Regency Centers trades at a higher earnings multiple (24.1x vs 15.2x trailing P/E).
- Regency Centers is more profitable, keeping 34.0 cents of every revenue dollar as net income versus 12.5 cents for Host Hotels & Resorts.
About Host Hotels & Resorts
HST stock →Host Hotels & Resorts, Inc. is an S&P 500 company and is the largest lodging real estate investment trust and one of the largest owners of luxury and upper-upscale hotels.
Real Estate · Real Estate Investment Trusts · 162 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
HST vs REG FAQ
Which is bigger, Host Hotels & Resorts or Regency Centers?
Host Hotels & Resorts (HST) is larger, with a market capitalization of $15.66B compared with $13.36B for Regency Centers (REG).
Which stock has performed better over the past year, HST or REG?
HST returned +38.71% over the past 12 months, compared with +0.31% for REG (price return, excluding dividends). Past performance does not predict future results.
Which has the lower P/E ratio, HST or REG?
HST has the lower trailing P/E at 15.2, versus 24.1 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, Host Hotels & Resorts or Regency Centers?
Regency Centers has the higher yield at 4.16%, compared with 3.55% for Host Hotels & Resorts.
Are Host Hotels & Resorts and Regency Centers in the same industry?
Yes. Both are classified in the Real Estate Investment Trusts industry within the Real Estate sector.