Kite Realty Group (KRG) 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
Kite Realty Group (KRG) has outperformed Regency Centers (REG) over the past year, gaining 8.8% versus a gain of 1.0%. Over five years, KRG leads with a +9.4% price change compared with +2.0% for REG. Regency Centers is the larger company by market cap ($13.47 billion vs $4.91 billion), about 2.7 times the size.
On valuation, Regency Centers trades at a lower forward P/E (28.7x vs 70.3x for Kite Realty Group). Kite Realty Group offers the higher dividend yield (4.77% vs 4.12%). Kite Realty Group converts more of its revenue into profit, with a net margin of 35.4% versus 34.0%.
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 | KRG | REG |
|---|---|---|
| Share price | $23.91 | $72.05 |
| Market cap | $4.91B | $13.47B |
| 1-day change | +0.50% | +0.80% |
| YTD return | -0.25% | +4.37% |
| 1-year return | +8.78% | +1.01% |
| 5-year return | +9.43% | +1.97% |
| P/E ratio (TTM) | 15.04 | 24.26 |
| Forward P/E | 70.32 | 28.66 |
| EPS (TTM) | $1.59 | $2.97 |
| Dividend yield | 4.77% | 4.12% |
| Annual dividend | $1.14 | $2.97 |
| Revenue (latest FY) | $844.37M | $1.55B |
| Revenue growth (YoY) | +0.82% | +6.85% |
| Net income (latest FY) | $298.66M | $527.46M |
| Operating margin | — | 72.32% |
| Net margin | 35.37% | 33.95% |
| 52-week high | $29.92 | $83.66 |
| 52-week low | $21.38 | $66.86 |
| Distance from 52-week high | -20.09% | -13.88% |
| Analyst consensus | hold | buy |
| Avg. price target upside | +25.47% | +18.90% |
| Average volume | 2.40M | 1.31M |
| Shares outstanding | 200.35M | 183.12M |
| Employees | 228 | 503 |
| Sector | Real Estate | Real Estate |
| Industry | REIT - Retail | REIT - Retail |
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
- Regency Centers is about 2.7 times larger than Kite Realty Group by market value ($13.47B vs $4.91B).
- Regency Centers trades at a higher earnings multiple (24.3x vs 15.0x trailing P/E).
- Regency Centers grew revenue faster in its latest fiscal year (+6.85% vs +0.82%).
About Kite Realty Group
KRG stock →Kite Realty Group Trust is a real estate investment trust (REIT) that owns and operates a high-quality portfolio of open-air shopping centers and mixed-use destinations. The Company's portfolio is concentrated in high-growth Sun Belt and select strategic gateway markets.
Real Estate · REIT - Retail · 228 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 · REIT - Retail · 503 employees
KRG vs REG FAQ
Which is bigger, Kite Realty Group or Regency Centers?
Regency Centers (REG) is larger, with a market capitalization of $13.47B compared with $4.91B for Kite Realty Group (KRG).
Which stock has performed better over the past year, KRG or REG?
KRG returned +8.78% 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, KRG or REG?
KRG has the lower trailing P/E at 15.0, 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, Kite Realty Group or Regency Centers?
Kite Realty Group has the higher yield at 4.77%, compared with 4.12% for Regency Centers.
Are Kite Realty Group and Regency Centers in the same industry?
Yes. Both are classified in the REIT - Retail industry within the Real Estate sector.