Macerich (MAC) vs Simon Property Group (SPG)
Head-to-head comparison of performance, valuation, growth, profitability and dividends. Prices delayed 15 minutes; data as of Oct 7, 2026.
Summary
Macerich (MAC) has outperformed Simon Property Group (SPG) over the past year, gaining 27.6% versus a gain of 11.1%. Over five years, SPG leads with a +40.9% price change compared with +25.4% for MAC. Simon Property Group is the larger company by market cap ($75.01 billion vs $6.55 billion), about 11.5 times the size, while Macerich is growing revenue faster (+10.4% vs +6.7%).
On valuation, Simon Property Group trades at a lower forward P/E (29.2x vs 161.4x for Macerich). Simon Property Group offers the higher dividend yield (4.45% vs 3.06%). Simon Property Group converts more of its revenue into profit, with a net margin of 84.3% 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 | SPG |
|---|---|---|
| Share price | $22.19 | $197.59 |
| Market cap | $6.55B | $75.01B |
| 1-day change | -3.31% | -2.06% |
| YTD return | +20.21% | +7.42% |
| 1-year return | +27.60% | +11.14% |
| 5-year return | +25.37% | +40.91% |
| P/E ratio (TTM) | — | 13.94 |
| Forward P/E | 161.38 | 29.17 |
| EPS (TTM) | $-0.65 | $14.17 |
| Dividend yield | 3.06% | 4.45% |
| Annual dividend | $0.68 | $8.80 |
| Revenue (latest FY) | $1.01B | $6.36B |
| Revenue growth (YoY) | +10.43% | +6.72% |
| Net income (latest FY) | $-197.15M | $5.36B |
| Operating margin | — | 49.89% |
| Net margin | -19.44% | 84.28% |
| 52-week high | $26.68 | $238.50 |
| 52-week low | $16.03 | $172.19 |
| Distance from 52-week high | -16.83% | -17.15% |
| Analyst consensus | buy | buy |
| Avg. price target upside | +21.68% | +18.17% |
| Average volume | 3.27M | 1.33M |
| Shares outstanding | 283.56M | 323.55M |
| Employees | 596 | 3,100 |
| 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
- Simon Property Group is about 11.5 times larger than Macerich by market value ($75.01B vs $6.55B).
- MAC has outperformed SPG by 16.5 percentage points over the past year.
- Simon Property Group offers a meaningfully higher dividend yield (4.45% vs 3.06%).
- Simon Property Group is more profitable, keeping 84.3 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 Simon Property Group
SPG stock →Simon Property Group, Inc. is a self-administered and self-managed real estate investment trust (REIT).
Real Estate · Real Estate Investment Trusts · 3,100 employees
MAC vs SPG FAQ
Which is bigger, Macerich or Simon Property Group?
Simon Property Group (SPG) is larger, with a market capitalization of $75.01B compared with $6.55B for Macerich (MAC).
Which stock has performed better over the past year, MAC or SPG?
MAC returned +27.60% over the past 12 months, compared with +11.14% for SPG (price return, excluding dividends). Past performance does not predict future results.
Which pays a higher dividend, Macerich or Simon Property Group?
Simon Property Group has the higher yield at 4.45%, compared with 3.06% for Macerich.
Are Macerich and Simon Property Group in the same industry?
Yes. Both are classified in the Real Estate Investment Trusts industry within the Real Estate sector.