Mid-America Apartment Communities (MAA) vs Regency Centers (REG)
Head-to-head comparison of performance, valuation, growth, profitability and dividends. Prices delayed 15 minutes; data as of Oct 8, 2026.
Summary
Regency Centers (REG) has outperformed Mid-America Apartment Communities (MAA) over the past year, losing 1.0% versus a loss of 16.2%. Over five years, REG leads with a +0.2% price change compared with -42.2% for MAA. Mid-America Apartment Communities is the larger company by market cap ($13.59 billion vs $13.24 billion), about 1.0 times the size, while Regency Centers is growing revenue faster (+6.9% vs +0.8%).
On valuation, Regency Centers trades at a lower forward P/E (28.2x vs 34.8x for Mid-America Apartment Communities). Mid-America Apartment Communities offers the higher dividend yield (5.33% vs 4.19%). Regency Centers converts more of its revenue into profit, with a net margin of 34.0% versus 20.2%.
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 | MAA | REG |
|---|---|---|
| Share price | $114.21 | $70.80 |
| Market cap | $13.59B | $13.24B |
| 1-day change | -2.38% | -0.87% |
| YTD return | -17.78% | +2.56% |
| 1-year return | -16.16% | -0.95% |
| 5-year return | -42.19% | +0.20% |
| P/E ratio (TTM) | 33.39 | 23.84 |
| Forward P/E | 34.82 | 28.16 |
| EPS (TTM) | $3.42 | $2.97 |
| Dividend yield | 5.33% | 4.19% |
| Annual dividend | $6.09 | $2.97 |
| Revenue (latest FY) | $2.21B | $1.55B |
| Revenue growth (YoY) | +0.83% | +6.85% |
| Net income (latest FY) | $446.91M | $527.46M |
| Operating margin | — | 72.32% |
| Net margin | 20.23% | 33.95% |
| 52-week high | $144.41 | $83.66 |
| 52-week low | $114.19 | $66.86 |
| Distance from 52-week high | -20.91% | -15.37% |
| Analyst consensus | hold | buy |
| Avg. price target upside | +23.81% | +21.62% |
| Average volume | 1.08M | 1.30M |
| Shares outstanding | 116.02M | 183.12M |
| Employees | 2,507 | 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
- REG has outperformed MAA by 15.2 percentage points over the past year.
- Mid-America Apartment Communities trades at a higher earnings multiple (33.4x vs 23.8x trailing P/E).
- Mid-America Apartment Communities offers a meaningfully higher dividend yield (5.33% vs 4.19%).
- Regency Centers is more profitable, keeping 34.0 cents of every revenue dollar as net income versus 20.2 cents for Mid-America Apartment Communities.
- Regency Centers grew revenue faster in its latest fiscal year (+6.85% vs +0.83%).
About Mid-America Apartment Communities
MAA stock →Mid-America Apartment Communities, Inc. an S&P 500 company, is a real estate investment trust (REIT) focused on delivering full-cycle and superior investment performance for shareholders through the ownership, management, acquisition, development and redevelopment of quality apartment communities primarily in the Southeast, Southwest and Mid-Atlantic regions of the United States.
Real Estate · Real Estate Investment Trusts · 2,507 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
MAA vs REG FAQ
Which is bigger, Mid-America Apartment Communities or Regency Centers?
Mid-America Apartment Communities (MAA) is larger, with a market capitalization of $13.59B compared with $13.24B for Regency Centers (REG).
Which stock has performed better over the past year, MAA or REG?
REG returned -0.95% over the past 12 months, compared with -16.16% for MAA (price return, excluding dividends). Past performance does not predict future results.
Which has the lower P/E ratio, MAA or REG?
REG has the lower trailing P/E at 23.8, versus 33.4 for MAA. 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, Mid-America Apartment Communities or Regency Centers?
Mid-America Apartment Communities has the higher yield at 5.33%, compared with 4.19% for Regency Centers.
Are Mid-America Apartment Communities and Regency Centers in the same industry?
Yes. Both are classified in the Real Estate Investment Trusts industry within the Real Estate sector.