SEAPORT ENTERTAINMENT GROUP INC (SEG)
Real Estate · Diversified entertainment and real estate management · NYSE
Seaport Entertainment Group is a unique, experience-driven real estate company that blends hospitality, sports, and live entertainment with mixed-use destination assets.
What SEAPORT ENTERTAINMENT GROUP INC does
Seaport Entertainment Group owns, operates, and develops a collection of entertainment-focused real estate assets, primarily concentrated in the New York City Seaport district and Las Vegas. The company integrates dining, live entertainment, professional sports, and retail into unique destination experiences. It manages assets through three segments: Hospitality, Entertainment, and Landlord Operations.
Recent developments
The company reported its strongest quarter to date in Q2 2026, with all business segments reaching profitability. It recently finalized a lease with Lux Entertainment to bring the Balloon Museum to the Tin Building, sold the 250 Water Street development site for $143.0 million, and appointed Rebecca Sachs as Chief Administrative Officer.
From SEAPORT ENTERTAINMENT GROUP INC's filing of 2026-08-05.
Themes: entertainment & hospitality experience, mixed-use commercial real estate, live events & venues, sports operations, culinary/restaurant groups
Fundamentals
- Price$22.36 as of 2026-10-08 close
- Market cap$286M as of 2026-08-03 (share count; price 2026-10-08)
- 1-year return-8.6% 2025-10-08 close $24.46 → 2026-10-08 close $22.36
- P/En/a negative earnings
- Net margin-89.5% FY2025, SEC XBRL
- ROE-25.0% FY2025, SEC XBRL
- Debt / equity0.09 as of 2026-09-02
- Revenue growth (YoY)+12.9% as of 2026-09-02
- Revenue CAGR (3y)+3.1% SEC XBRL
- Beta0.94 as of 2026-09-02
- Last reported earnings2026-08-05 SEC EDGAR Form 8-K (Item 2.02)
How SEG compares in its sector
- net profit marginbottom 10% 154 covered Real Estate peers, as of 2026-09-02
- operating marginbottom 10% 96 covered Real Estate peers, as of 2026-09-02
- return on equitybottom 10% 158 covered Real Estate peers, as of 2026-09-02
- 3-year revenue CAGRmiddle range 155 covered Real Estate peers
Position among covered Real Estate companies that report each metric (minimum 5 peers). A relative position within our covered catalog — not a valuation, quality, or investment judgment. A higher percentile is simply a higher value (for P/E, more expensive on earnings — never "better"). Informational only.
How SEAPORT ENTERTAINMENT GROUP INC looks technically
SEAPORT ENTERTAINMENT GROUP INC (SEG) is trading 4.2% below its 200-day average, the long-term trend line — a long-term downtrend. Its 50-day average crossed above its 200-day average about 89 trading days ago — a "golden cross", a bullish long-term signal. A strong downtrend is in place — ADX, a 0–100 trend-strength gauge, is 32, with sellers in control. Momentum is beaten down — its 14-day RSI (a 0–100 momentum gauge) is 21, in oversold territory (below 30). It just made a new 20-day low, its first since 2026-05-12, breaking below its recent trading range. It is 24.5% below its highest point of the past year.
Trend
7
| Distance from the 200-day | it is trading 4.2% below its 200-day average, the long-term trend line — a long-term downtrend | -4.2% |
|---|---|---|
| 50-day moving average | its average price over the last 50 trading days — a short-term trend line — is $25.65 | $25.65 |
| 200-day moving average | its average price over the last 200 trading days — the long-term trend line — is $23.34 | $23.34 |
| Swing structure | each recent peak has been higher than the one before it and each dip has been shallower — the pattern chart-watchers call an uptrend, which describes where price has already been and not where it goes next | higher highs and higher lows |
| Last swing turn | its last significant turn was a swing low 37 calendar days ago — the swings before that are what the structure reading is measured on | 37 sessions |
| Since the 50/200 cross | its 50-day average crossed above its 200-day average about 89 trading days ago — a "golden cross", a bullish long-term signal | 89 sessions |
| Trend strength (14-day ADX) | a strong downtrend is in place — ADX, a 0–100 trend-strength gauge, is 32, with sellers in control | 31.9 |
Momentum
3
| 14-day RSI | momentum is beaten down — its 14-day RSI (a 0–100 momentum gauge) is 21, in oversold territory (below 30) | 21.2 |
|---|---|---|
| Position in its 14-day range | it is trading near the bottom of its 14-day range ($22.05 to $24.67) — its "stochastic" reading is 12 out of 100, where 0 would mean closing exactly at the 14-session low and 100 exactly at the high. This measures WHERE the price sits inside its recent range, which is a different question from the RSI beside it: RSI is a momentum gauge, measuring how FAST the price has been moving, so a stock can drift quietly to the bottom of its range with an ordinary RSI, or fall sharply and still sit in the middle. It has been slipping within that range over the last few sessions. | 11.8 |
| Since the MACD crossed zero | MACD, a trend-momentum gauge, is in negative territory (momentum leaning bearish) | 37 sessions |
Range
12
| 52-week high | its highest closing price over the past year (about 252 trading days) was $29.61 | $29.61 |
|---|---|---|
| From the 52-week high | it is 24.5% below its 52-week high (its highest price of the past year) | -24.5% |
| Above the 52-week low | it is 26.0% above its 52-week low (its lowest price of the past year) | +26.0% |
| Below the 52-week high | it is 24.5% below its highest point of the past year | 24.5% |
| Since a 20-day breakout | it just made a new 20-day low, its first since 2026-05-12, breaking below its recent trading range | 1 session |
| Since a 55-day breakout | it just made a new 55-day low, its first since 2026-05-12, breaking below its recent trading range | 1 session |
| All-time high | its highest closing price on record is $34.51 (set on 2024-11-29) | $34.51 |
| Given back of the 52-week move | over the past year its closes ranged ($18.23 to $29.23), and it has given back close to two thirds of its rise from last year’s low — 62% of it. Chart-watchers call 61.8%-65% given back the "golden pocket", and this is inside it — for this company that is $22.08 to $22.43. It is watched widely enough that orders cluster there, which is the honest reason it matters; it is not a forecast. | 62.5% |
| From the all-time high | it is 35.2% below its all-time high | -35.2% |
| Nearest price level | it is trading 1.5% above a support level at $22.02 — a price it turned at three times since 2025-08-05, most recently on 2026-04-22. Since 2024-10-08 it has 6 such levels below the current price and 8 above. Levels like these describe where the price has reversed or paused before; they are not a forecast of where it will go. | -1.5% |
| All-time low | its lowest closing price on record is $16.52 (set on 2025-04-04) | $16.52 |
| Above the all-time low | it is 35.4% above its all-time low | +35.4% |
Volatility
5
| Band width vs its own 6 months | day-to-day price swings are unusually wide versus its own recent history (wider than about 84% of the past ~6 months) | 84th percentile |
|---|---|---|
| Typical daily range | in a typical session it travels about $0.7268 between its high and its low — about 3.3% of its price. That is its "average true range" over the last 14 sessions, which also counts the distance from the previous close, so a day that opens well away from yesterday counts as the large move it was | $0.7268 |
| Bollinger bands (20-day, ±2σ) | most of its recent trading has stayed between about $21.68 and $25.55 — the "Bollinger bands", a range drawn two standard deviations either side of its 20-day average price, which widens when the stock gets more volatile and narrows when it settles | $21.68 – $23.61 – $25.55 |
| Typical daily range (% of price) | its price moves about 3.3% in a typical session — about typical for the companies we cover. This is the average gap between a session's high and low over the last 14 sessions, counting overnight moves, expressed against the current price so it can be compared with companies trading at any price | 3.3% |
| Stretch from the 200-day average | it is trading 1.4 daily ranges below its 200-day average price (4.2% below it in plain percentage terms) — a way of asking how far it has stretched from its own average in units of how far it normally moves in a day, so a calm company and a jumpy one can be compared on the same scale | 1.4 daily ranges below its 200-day average |
Volume
1
| Volume vs its 30-day average | trading volume is about normal versus its 30-day average | 1.49× |
|---|
Analyst
2
| Change in the average price target | analysts' average price target is unchanged from the prior reading | 0.0% |
|---|---|---|
| Change in the consensus rating | not available for this company yet | n/a |
Candlestick patterns
2
| Since a doji | today it opened and closed at almost the same price after trading through a wider range — a "doji", the classic picture of buyers and sellers finishing the session level | today |
|---|---|---|
| Since a hammer | 5 sessions ago, after a stretch of decline, it sold off hard during the session and then closed back near its high — a "hammer", the long lower wick showing the drop was bought back before the close | 5 sessions ago |
Price gaps
1
| Gap at the open | it opened on 2026-10-08 0.5% below the previous session's close — an overnight gap, the part of the move that happened while the market was shut, and traded back through that level before the close | -0.5% |
|---|
Price streaks
1
| Closing streak | it has closed lower 2 sessions in a row, a -0.84% move over the run — an unbroken run of down days, which describes what has already happened and says nothing about the next session | 2 sessions down |
|---|
Relative strength
4
| vs market, 1 month | over the past 1 month this stock lagged the market by 15.5 percentage points (the stock lost 14.5% while the market gained 1.0%) | -15.5% |
|---|---|---|
| vs market, 3 months | over the past 3 months this stock lagged the market by 17.9 percentage points (the stock lost 14.1% while the market gained 3.8%) | -17.9% |
| vs market, 6 months | over the past 6 months this stock lagged the market by 15.8 percentage points (the stock gained 1.6% while the market gained 17.5%) | -15.8% |
| vs market, 12 months | over the past 12 months this stock lagged the market by 23.6 percentage points (the stock lost 8.6% while the market gained 15.0%) | -23.6% |
Signal agreement
2
| Bullish technical signals | 3 of the 9 technical signals we can compute for it are currently in a bullish state: a "golden cross" — its 50-day average is above its 200-day, its RSI momentum gauge is oversold (a beaten-down reading), near the bottom of its 14-day range (oversold) — these describe past price behaviour, not a forecast | 3 of 9 |
|---|---|---|
| Bearish technical signals | 6 of the 9 technical signals we can compute for it are currently in a bearish state: trading below its 200-day average, a fresh 20-day low, MACD momentum is negative, a strong downtrend, with sellers in control, lagging the market over 6 months, trading below the Ichimoku cloud — these describe past price behaviour, not a forecast | 6 of 9 |
Trend (Ichimoku cloud)
1
| Vs the Ichimoku cloud | trading 17% below the Ichimoku cloud — a band drawn from where its own highs and lows sat up to 2026-09-01 and projected forward over today's price, the side traders read as an established downtrend, with the band above acting as the level that would have to be cleared. The band itself is thin, spanning 1.8% of the share price, which is taken to mean a barrier that gives way easily. | -16.8% |
|---|
Volume-weighted price
2
| Vs this year’s average price paid | the price is 4% below the average price paid so far this year, so the typical buyer over that stretch is under water. That average is $23.35 — a volume-weighted average of daily closes over 190 sessions, not a true tick-by-tick VWAP. | -4.3% |
|---|---|---|
| Vs the average paid since it last reported | the price is 12% below the average price paid since it last reported on 2026-08-05 (its 10-Q), so the typical buyer over that stretch is under water. That average is $25.44 — a volume-weighted average of daily closes over 46 sessions, not a true tick-by-tick VWAP. | -12.1% |
Price levels it has turned at before
SEG last closed at $22.36 on 2026-10-08. Since 2024-10-08 it has turned at 6 prices below its last close and 8 above; the 3 nearest below and the 3 nearest above are listed, nearest first.
| Level | Side | Distance | Evidence |
|---|---|---|---|
| $22.02 | Support | 1.5% below the last close | turned there three times · 2025-08-05 to 2026-04-22 |
| $22.83 | Resistance | 2.1% above the last close | turned there four times · 2025-03-25 to 2026-03-17 |
| $21.53 | Support | 3.7% below the last close | turned there three times · 2026-01-22 to 2026-05-12 |
| $23.36 | Resistance | 4.5% above the last close | turned there four times · 2025-07-23 to 2026-06-05 |
| $20.76 | Support | 7.2% below the last close | turned there four times · 2025-05-28 to 2026-03-09 |
| $24.44 | Resistance | 9.3% above the last close | turned there four times · 2025-01-15 to 2026-03-05 |
A level is a price this company reversed or paused at more than once — they describe past behaviour, not a forecast of where the price will go.
Wave structure
No Elliott-wave labelling currently fits its swings: the recent highs and lows do not satisfy the three rules a five-wave count has to obey, so there is no count to show rather than a count we are unsure about.
Read from daily closes as of 2026-10-08.
An Elliott-wave count describes the swings already printed and the level that would disprove it. It is not a forecast, a target, or advice.
Screens: Trading below the 200-day moving average · Oversold (14-day RSI below 30) · Pulled back from the 12-month high · Broke down to a new 20-day low · lagging the market · Printed a doji candle | Learn: moving average · golden cross · adx · rsi · breakout · fifty two week high low
Based on daily closing prices as of 2026-10-08. Describes past price behavior only — informational, not financial advice.
Analyst consensus
- Mean price target$36.00 range $36.00 – $36.00
Analyst estimates, as of 2026-10-05. These are third-party analyst opinions and price targets, aggregated — not a recommendation, prediction, or advice from stocks-llm. Informational only.
Analyst EPS estimate for SEG
- Consensus EPS estimate-$0.05 next reporting period, as of 2026-10-05
- Estimate change, 30 days$0.00 from -$0.05, on 2026-08-31, 35-day window
- Readings revised upward0% of 5 comparable readings
The consensus estimate for the next reporting period, and how it has moved between readings of that SAME period. A change is measured only between readings estimating one period — when a company reports, the consensus moves to the next quarter and the two numbers are not comparable. Informational only, not a forecast and not advice.
Key risks (from latest filing)
["Highly seasonal business significantly impacted by weather conditions and outdoor concert schedules.","Exposure to significant capital expenditure requirements for development and redevelopment projects.","Concentration of assets primarily in two geographic markets, New York City and Las Vegas."]
What changed in the latest 10-Q
AI-assisted comparison of SEG's 10-Q filed 2026-05-06 against the prior one filed 2025-11-10.
Management's Discussion & Analysis (MD&A)
- Added:
- Newer filing references Annual Report on Form 10-K for year ended December 31, 2025 (vs. December 31, 2024 in older filing)
- Newer filing states Tin Building was leased to Lux Entertainment to open the Balloon Museum in February 2026
- Newer filing reports 250 Water Street was sold on February 6, 2026 for gross proceeds of $143.0 million
- Newer filing describes The Rooftop at Pier 17 as hosting 'Seaport Concert Series' (vs. 'Summer Concert Series' in older filing)
- Newer filing describes Pier 17 as 'a historic building' (vs. 'a mixed-use building' in older filing)
- Removed:
- Older filing references separation from Howard Hughes Holdings Inc. (HHH) on July 31, 2024 and related separation agreements and capital contribution
- Older filing includes 'Separation from HHH' subsection describing the spin-off transaction details
- Older filing lists 'Malibu Farm' among Hospitality venues (not mentioned in newer filing)
- Older filing describes Tin Building by Jean-Georges as Hospitality segment business owned and operated by Company
- Older filing describes Aviators as 'Triple-A affiliate of the Oakland Athletics' (newer states 'Athletics Major League Baseball team')
- Older filing describes The Rooftop at Pier 17 as 'a premier outdoor concert venue' (newer states 'one of the premier concert venues in New York City')
- Older filing states Tin Building 'contains a culinary destination featuring a variety of experiences including restaurants, bars, grocery markets, retail, and private dining'
- Older filing's Basis of Presentation section discusses combined vs. consolidated financial statements based on pre/post-Separation periods
- Reworded:
- Newer filing removes phrase 'related to the Seaport Entertainment division of Howard Hughes Holdings Inc.' from definition of Company references
- Newer filing changes 'The Company was formed to own, operate, and develop' to 'The Company owns and operates'
- Newer filing removes reference to 'high-end and experiential retail' and changes to just 'experiential retail'
- Newer filing removes '(previously Sponsorships, Events, and Entertainment)' descriptor for Entertainment segment
- Newer filing adds 'and monetization' to strategic focus: 'completion or monetization of development and redevelopment projects' vs. just 'completion of development and redevelopment projects'
- Newer filing changes 'Tin Building by Jean-Georges' references to 'Tin Building' as Company-owned asset with lease arrangements
- Newer filing describes Tin Building lease as being 'through February 2026' with subsequent lease to Lux Entertainment
- Newer filing states Aviators affiliation as 'Athletics Major League Baseball team' vs. older 'Oakland Athletics'
- Newer filing describes Pier 17 bullet point adds 'retail and office space' description (older version mentioned 'office space' but structure differs)
- Notes:
- The newer filing appears truncated at the end of the Tin Building section; full comparison of sections beyond that point is not possible
- Basis of Presentation section comparison is incomplete due to truncation in newer filing
- Some wording changes may reflect updated content strategy rather than factual operational changes
Risk Factors
- Reworded:
- Reference to Annual Report on Form 10-K changed from 'for the year ended December 31, 2024' (older filing) to 'for the year ended December 31, 2025' (newer filing)
- Reference to financial statements changed from 'Unaudited Consolidated and Combined Financial Statements' (older filing) to 'Unaudited Consolidated Financial Statements' (newer filing)
- Fiscal quarter reference in Rule 10b5-1 Trading Arrangements changed from 'ended September 30, 2025' (older filing) to 'ended March 31, 2026' (newer filing)
- Notes:
- Both filings contain identical language regarding the October 17, 2024 rights offering and its proceeds
- Both filings contain identical responses for Items 3, 4, and the opening paragraph of Item 5
- The older filing text appears truncated at 'Separatio' in the Exhibit 2.1 description, making complete comparison of Item 6 impossible
AI-assisted comparison of two SEC filing sections. It describes wording and theme changes only, makes no materiality, legal, or investment judgement, and is not financial advice. Informational only — not financial advice.
Insider activity (SEC Form 4)
No open-market insider purchases or sales are on record for SEG — recent Form 4 activity was compensation-related (awards, option exercises, or tax withholding), not open-market buying or selling.
View full insider trading history → View SEC Form 3/4/5 filingsOnly open-market purchases (SEC code P) and sales (code S) are counted here. Option exercises, vesting/awards, gifts, and shares withheld for taxes are excluded — they are compensation or mechanical, not open-market conviction. Sales may be planned and non-discretionary (e.g. a Rule 10b5-1 plan) and are not necessarily bearish; open-market buying is not a recommendation to buy. Informational only — not financial advice.
Institutional ownership (13F)
4 institutional 13F filers reported holding SEG as of 2026-06-30 (quarter-end position, filed within 45 days).
- Distinct 13F filers 4
- Reported shares held 767,890
- Reported value $20,425,881
reported quarterly holdings change (2026-03-31 → 2026-06-30): 0 new, 3 increased, 1 decreased, 1 exited. Change counts cover only managers that filed 13F reports in BOTH quarters, derived between two quarter-end snapshots — not same-day trades; a single manager is never said to have "bought" or "sold".
Institutional holdings are quarter-end long positions reported on SEC Form 13F-HR, filed up to 45 days after the quarter ends — they are delayed, are not real-time trades, exclude short positions and most non-US securities, and are not investment advice. Any increase/decrease is a reported change between two quarterly snapshots, not a same-day purchase or sale. These are quarter-end snapshots from the 13F filings on SEC EDGAR, filed within 45 days — not real-time, and any change is a difference between two quarterly reports, not a same-day trade. Informational only — not financial advice.
Ask about SEG's institutional holders → See what each manager we track holds →
Short interest (FINRA)
SEG had 668,825 shares of reported short interest as of the 2026-09-15 FINRA settlement date (delayed, bi-monthly; not real-time).
SEG had 5.22% of its shares outstanding sold short as of the 2026-09-15 FINRA settlement date (percent of FLOAT would be higher — float is not disclosed in the source). FINRA reported 14.71 days to cover at the same settlement.
- Reported short interest (shares) 668,825
- Short interest (% of shares outstanding) 5.22%
- Prior settlement (shares) 687,390
- Reported change -2.7%
- Days to cover (reported) 14.71
Reported to FINRA as of the 2026-09-15 settlement date. Short interest is reported to FINRA and published on a delayed, bi-monthly schedule (as of a settlement date, disseminated roughly eight business days later) — it is NOT real-time, does not cover every venue or all US trading, and is not a short-squeeze prediction or investment advice. Days-to-cover is the value FINRA reports; percent of float is not shown because the source file carries no share-count denominator — where a percent appears it is of shares OUTSTANDING, the larger base, and is therefore a floor on percent of float. Informational only — not financial advice.
Competitors & peers
- The Howard Hughes Holdings (HHH)
- Madison Square Garden Entertainment (MSGE)
- Live Nation Entertainment (LYV)
- Vornado Realty Trust (VNO)
AI-enriched competitor set. Linked names are companies covered by stocks-llm; other named peers are shown for reference only.
Compare SEG vs…
Frequently asked questions
What does SEAPORT ENTERTAINMENT GROUP INC (SEG) do?
Seaport Entertainment Group owns, operates, and develops a collection of entertainment-focused real estate assets, primarily concentrated in the New York City Seaport district and Las Vegas. The company integrates dining, live entertainment, professional sports, and retail into unique destination experiences. It manages assets through three segments: Hospitality, Entertainment, and Landlord Operations.
What sector is SEAPORT ENTERTAINMENT GROUP INC (SEG) in?
SEAPORT ENTERTAINMENT GROUP INC (SEG) is classified in the Real Estate sector. Its industry is Diversified entertainment and real estate management. It trades on NYSE.
Who are SEAPORT ENTERTAINMENT GROUP INC's (SEG) competitors?
Notable peers of SEAPORT ENTERTAINMENT GROUP INC (SEG) include The Howard Hughes Holdings, Madison Square Garden Entertainment, Live Nation Entertainment and Vornado Realty Trust. This peer set is informational only — not financial advice.
Is SEAPORT ENTERTAINMENT GROUP INC (SEG) overbought or oversold right now?
SEAPORT ENTERTAINMENT GROUP INC (SEG) is currently in oversold territory (its 14-day RSI is 21, below 30) (as of 2026-10-08). RSI describes recent price momentum, not a forecast — informational only, not financial advice.
Where does stocks-llm's data on SEG come from?
Fundamentals come from SEC XBRL company filings for the figures marked with a fiscal year, and market data, as of 2026-09-02 for the rest; prices are market data, as of 2026-09-02; company filings and profile facts come from SEC EDGAR. All figures are delayed daily-close data shown with their as-of date — informational only, not financial advice.
Fundamentals: SEC XBRL company filings for the figures marked with a fiscal year, and market data, as of 2026-09-02 for the rest. Filings: SEC EDGAR. Prices are delayed daily-close data.
Last updated 2026-10-08.
Informational only — NOT financial advice. All figures are delayed daily-close data from SEC EDGAR & market data, shown with their as-of date.