Macerich (MAC) vs Phillips Edison (PECO)
Head-to-head comparison of performance, valuation, growth, profitability and dividends. Prices delayed 15 minutes; data as of Oct 8, 2026.
Summary
Macerich (MAC) has outperformed Phillips Edison (PECO) over the past year, gaining 27.6% versus a gain of 11.0%. Over five years, MAC leads with a +25.4% price change compared with +17.9% for PECO. Macerich is the larger company by market cap ($6.50 billion vs $5.24 billion), about 1.2 times the size.
On valuation, Phillips Edison trades at a lower forward P/E (54.6x vs 160.2x for Macerich). Phillips Edison offers the higher dividend yield (3.48% vs 3.09%). Phillips Edison converts more of its revenue into profit, with a net margin of 15.3% versus -19.4%.
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 | MAC | PECO |
|---|---|---|
| Share price | $22.03 | $37.05 |
| Market cap | $6.50B | $5.24B |
| 1-day change | -0.72% | 0.00% |
| YTD return | +20.21% | +4.16% |
| 1-year return | +27.60% | +10.99% |
| 5-year return | +25.37% | +17.88% |
| P/E ratio (TTM) | — | 32.50 |
| Forward P/E | 160.22 | 54.64 |
| EPS (TTM) | $-0.65 | $1.14 |
| Dividend yield | 3.09% | 3.48% |
| Annual dividend | $0.68 | $1.29 |
| Revenue (latest FY) | $1.01B | $726.59M |
| Revenue growth (YoY) | +10.43% | +9.86% |
| Net income (latest FY) | $-197.15M | $111.30M |
| Net margin | -19.44% | 15.32% |
| 52-week high | $26.68 | $44.38 |
| 52-week low | $16.03 | $32.98 |
| Distance from 52-week high | -17.43% | -16.51% |
| Analyst consensus | buy | buy |
| Avg. price target upside | +22.56% | +17.73% |
| Average volume | 3.30M | 954.11K |
| Shares outstanding | 283.56M | 128.70M |
| Employees | 596 | 320 |
| 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
- MAC has outperformed PECO by 16.6 percentage points over the past year.
- Phillips Edison is more profitable, keeping 15.3 cents of every revenue dollar as net income versus -19.4 cents for Macerich.
About Macerich
MAC stock →The Macerich Company is a fully integrated, self-managed, self-administered real estate investment trust (REIT). As a leading owner, operator, and developer of high-quality retail real estate in densely populated and attractive U.S.
Real Estate · Real Estate Investment Trusts · 596 employees
About Phillips Edison
PECO stock →Phillips Edison & Company, Inc. (PECO) is one of the nation's largest owners and operators of high-quality, grocery-anchored neighborhood shopping centers.
Real Estate · Real Estate Investment Trusts · 320 employees
MAC vs PECO FAQ
Which is bigger, Macerich or Phillips Edison?
Macerich (MAC) is larger, with a market capitalization of $6.50B compared with $5.24B for Phillips Edison (PECO).
Which stock has performed better over the past year, MAC or PECO?
MAC returned +27.60% over the past 12 months, compared with +10.99% for PECO (price return, excluding dividends). Past performance does not predict future results.
Which pays a higher dividend, Macerich or Phillips Edison?
Phillips Edison has the higher yield at 3.48%, compared with 3.09% for Macerich.
Are Macerich and Phillips Edison in the same industry?
Yes. Both are classified in the Real Estate Investment Trusts industry within the Real Estate sector.