Vici Properties (VICI)
Real Estate · Specialized REITs · NYSE
A leading experiential real estate investment trust specializing in the ownership and management of premium gaming and entertainment destination assets.
What Vici Properties does
Vici Properties is a real estate investment trust (REIT) focused on owning, acquiring, and developing gaming, hospitality, and entertainment destination properties. The company's portfolio primarily consists of experiential assets, including well-known resort and casino properties, as well as golf courses and other leisure real estate. It operates as a landlord, leasing these properties to gaming and entertainment operators under long-term triple-net lease agreements.
Themes: gaming & leisure real estate, triple-net leases, hospitality & resorts, REITs
Fundamentals
- Price$26.78 as of 2026-08-24 close
- Market cap$29.5B as of 2026-08-24
- 1-year return-19.8% 2025-08-22 close $33.40 → 2026-08-24 close $26.78
- P/E10.39 as of 2026-08-24
- Net margin+67.5% as of 2026-08-24
- Gross margin+99.3% as of 2026-08-24
- ROE+9.8% as of 2026-08-24
- Debt / equity0.61 as of 2026-08-24
- Revenue growth (YoY)+4.4% as of 2026-08-24
- Revenue CAGR (3y)+15.5% SEC XBRL
- Beta0.31 as of 2026-08-24
- Last reported earnings2026-07-29 SEC EDGAR Form 8-K (Item 2.02)
Dividend: yield +6.8%; at least 5 years of non-decreasing per-share dividends (SEC XBRL) — we do not hold the year before it, so the real streak may be longer.
How VICI compares in its sector
- price-to-earnings ratiobottom 10% 122 covered Real Estate peers, as of 2026-08-24
- net profit margintop 10% 161 covered Real Estate peers, as of 2026-08-24
- operating margintop 10% 161 covered Real Estate peers, as of 2026-08-24
- gross margintop 10% 156 covered Real Estate peers, as of 2026-08-24
- return on equitytop 25% 162 covered Real Estate peers, as of 2026-08-24
- 3-year revenue CAGRtop 25% 155 covered Real Estate peers
- indicated dividend yieldtop 25% 138 covered Real Estate peers, as of 2026-08-24
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.
Top 10 scores & list membership
VICI is in the Real Estate Long-term Top 10.
Real Estate Long-term Top 10 — since 18 Aug 2026
Long-term score
63.1 #174 of 1,605 scored · #7 of 95 in Real Estate
Valuation 96th (price to earnings 10.4, price to book 1) and capital return 80th (consecutive years of dividend increases 5 years); weakest is long-term trend (25th, a "death cross" — its 50-day average is below its 200-day).
Short-term score
37.5 #1341 of 1,698 scored · #67 of 95 in Real Estate
Volume and participation 81st: trading volume is about normal versus its 30-day average; momentum 49th: its RSI momentum gauge is in neutral territory; weakest is trend 0th: a "death cross" — its 50-day average is below its 200-day. Its trend score is set to zero: its 50-day average is below its 200-day and the price is below both.
In this list since 18 Aug 2026 — currently 7th in the list (6 days)
- Entered 18 Aug 2026: first selection for this list at rank 7, score 63.8.
Scores as of 24 Aug 2026. Each bar is a percentile: how this company ranked against every company the score ranked, 0–100. A list is a published formula and its output, not a recommendation. Method version 3.
Dividend coverage (FY2025)
Covered by reported results. In FY2025, VICI's dividend was covered by reported results (earnings payout 67%, operating-cash-flow payout 74%). This describes past coverage, not a forecast.
- Earnings payout67% dividends / net income
- Operating-cash-flow payout74% dividends / operating cash flow — capital spending was not reported, so this does not subtract it
Coverage derived from reported SEC EDGAR XBRL figures for FY2025 (dividends paid vs. net income and free cash flow, same fiscal year). This describes PAST coverage for one fiscal year — it does not predict whether a dividend will be maintained, raised, or cut, and a one-year payout ratio can be distorted by non-recurring items. Informational only — not financial advice.
How Vici Properties looks technically
Vici Properties (VICI) is trading 4.8% below its 200-day average, the long-term trend line — a long-term downtrend. Its 50-day average crossed below its 200-day average about 195 trading days ago — a "death cross", a bearish long-term signal. There is no clear trend right now — the price is choppy (ADX, a 0–100 trend-strength gauge, is 10, below the 25 that marks a real trend). Momentum is neutral — its 14-day RSI (a 0–100 momentum gauge) is 55, neither overbought (above 70) nor oversold (below 30). MACD, a trend-momentum gauge, turned bullish about 3 trading days ago (its momentum flipped positive). It made a new 20-day low about 5 trading days ago. It is 3.8% above its 52-week low (its lowest price of the past year).
Trend
7
| Distance from the 200-day | it is trading 4.8% below its 200-day average, the long-term trend line — a long-term downtrend | -4.8% |
|---|---|---|
| 50-day moving average | its average price over the last 50 trading days — a short-term trend line — is $26.63 | $26.63 |
| 200-day moving average | its average price over the last 200 trading days — the long-term trend line — is $28.12 | $28.12 |
| Swing structure | its recent peaks and dips disagree — one of them is rising while the other is not, so there is no clean up or down pattern in the swings | mixed — one of the two is not confirming |
| Last swing turn | its last significant turn was a swing low 7 calendar days ago — the swings before that are what the structure reading is measured on | 7 sessions |
| Since the 50/200 cross | its 50-day average crossed below its 200-day average about 195 trading days ago — a "death cross", a bearish long-term signal | 195 sessions |
| Trend strength (14-day ADX) | there is no clear trend right now — the price is choppy (ADX, a 0–100 trend-strength gauge, is 10, below the 25 that marks a real trend) | 10.1 |
Momentum
3
| 14-day RSI | momentum is neutral — its 14-day RSI (a 0–100 momentum gauge) is 55, neither overbought (above 70) nor oversold (below 30) | 54.7 |
|---|---|---|
| Position in its 14-day range | it is trading in the upper half of its 14-day range ($25.81 to $27.15) — its "stochastic" reading is 72 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 climbing within that range over the last few sessions. | 72.4 |
| Since the MACD crossed zero | MACD, a trend-momentum gauge, turned bullish about 3 trading days ago (its momentum flipped positive) | 3 sessions |
Range
12
| 52-week high | its highest closing price over the past year (about 252 trading days) was $33.91 | $33.91 |
|---|---|---|
| From the 52-week high | it is 21.0% below its 52-week high (its highest price of the past year) | -21.0% |
| Above the 52-week low | it is 3.8% above its 52-week low (its lowest price of the past year) | +3.8% |
| Below the 52-week high | it is 21.0% below its highest point of the past year | 21.0% |
| Since a 20-day breakout | it made a new 20-day low about 5 trading days ago | 5 sessions |
| Since a 55-day breakout | it made a new 55-day low about 5 trading days ago | 5 sessions |
| All-time high | its highest closing price on record is $35.69 (set on 2022-08-15) | $35.69 |
| Given back of the 52-week move | over the past year its closes ranged ($25.91 to $33.78), and it has recovered only a small part of its fall from last year’s high — 11% of it. Chart-watchers call 61.8%-65% given back the "golden pocket" — for this company that is $30.77 to $31.03. It is watched widely enough that orders cluster there, which is the honest reason it matters; it is not a forecast. | 11.1% |
| From the all-time high | it is 25.0% below its all-time high | -25.0% |
| Nearest price level | it is trading 2.8% below a resistance level at $27.53 — a price it turned at 9 times since 2025-12-09, most recently on 2026-07-28. Since 2024-08-26 it has 1 such level 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. | +2.8% |
| All-time low | its lowest closing price on record is $9.85 (set on 2020-03-18) | $9.85 |
| Above the all-time low | it is 171.9% above its all-time low | +171.9% |
Volatility
5
| Band width vs its own 6 months | day-to-day price swings are narrower than usual versus its own recent 6-month history (tighter than about 78% of it) | 22nd percentile |
|---|---|---|
| Typical daily range | in a typical session it travels about $0.4856 between its high and its low — about 1.8% 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 | $0.4856 |
| Bollinger bands (20-day, ±2σ) | most of its recent trading has stayed between about $25.76 and $27.10 — 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 | $25.76 – $26.43 – $27.10 |
| Typical daily range (% of price) | its price moves about 1.8% in a typical session — among the calmest in the catalog. 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 | 1.8% |
| Stretch from the 200-day average | it is trading 2.8 daily ranges below its 200-day average price (4.8% 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 | 2.8 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 | 1.07× |
|---|
Analyst
2
| Change in the average price target | analysts have cut their average price target by 0.8% since the prior reading | -0.8% |
|---|---|---|
| Change in the consensus rating | the analyst consensus rating is unchanged since the prior reading | unchanged |
Candlestick patterns
1
| Since a doji | 6 sessions ago 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 | 6 sessions ago |
|---|
Price gaps
2
| Gap at the open | it opened on 2026-08-24 0.6% above the previous session's close — an overnight gap, the part of the move that happened while the market was shut, and had not traded back through that level by the close | +0.6% |
|---|---|---|
| Gap filled | a 2.1% gap down opened on 2026-07-30 has been "filled" today — price traded back through the level the gap left behind, and it took 17 sessions to close | today |
Price streaks
1
| Closing streak | it closed higher in its latest session, after a session that did not close higher — a single up day rather than a run | 1 session up |
|---|
Relative strength
4
| vs market, 1 month | over the past 1 month this stock lagged the market by 3.1 percentage points (the stock gained 0.2% while the market gained 3.3%) | -3.1% |
|---|---|---|
| vs market, 3 months | over the past 3 months this stock lagged the market by 8.4 percentage points (the stock lost 6.0% while the market gained 2.4%) | -8.4% |
| vs market, 6 months | over the past 6 months this stock lagged the market by 22.6 percentage points (the stock lost 11.6% while the market gained 11.1%) | -22.6% |
| vs market, 12 months | over the past 12 months this stock lagged the market by 38.1 percentage points (the stock lost 19.8% while the market gained 18.3%) | -38.1% |
Signal agreement
2
| Bullish technical signals | 1 of the 9 technical signals we can compute for it is currently in a bullish state: MACD momentum is positive — these describe past price behaviour, not a forecast | 1 of 9 |
|---|---|---|
| Bearish technical signals | 4 of the 9 technical signals we can compute for it are currently in a bearish state: a "death cross" — its 50-day average is below its 200-day, trading below its 200-day average, lagging the market over 6 months, trading below the Ichimoku cloud — these describe past price behaviour, not a forecast | 4 of 9 |
Trend (Ichimoku cloud)
1
| Vs the Ichimoku cloud | trading 0.7% below the Ichimoku cloud — a band drawn from where its own highs and lows sat up to 2026-07-17 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 moderate, spanning 2.5% of the share price. | -0.7% |
|---|
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 $27.84 — a volume-weighted average of daily closes over 156 sessions, not a true tick-by-tick VWAP. | -3.8% |
|---|---|---|
| Vs the average paid since it last reported | the price is 1% above the average price paid since it last reported on 2026-07-29 (its 10-Q), so the typical buyer over that stretch is showing a gain. That average is $26.42 — a volume-weighted average of daily closes over 19 sessions, not a true tick-by-tick VWAP. | +1.4% |
Price levels it has turned at before
VICI last closed at $26.78 on 2026-08-24. Since 2024-08-26 it has turned at 1 price below its last close and 8 above; the nearest below and the 3 nearest above are listed, nearest first.
| Level | Side | Distance | Evidence |
|---|---|---|---|
| $27.53 | Resistance | 2.8% above the last close | turned there 9 times · 2025-12-09 to 2026-07-28 |
| $25.89 | Support | 3.3% below the last close | turned there four times · 2026-06-22 to 2026-08-17 |
| $28.12 | Resistance | 5.0% above the last close | turned there five times · 2024-12-19 to 2026-05-04 |
| $28.92 | Resistance | 8.0% above the last close | turned there 9 times · 2025-02-03 to 2026-06-11 |
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 2026-08-24.
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 · Pulled back from the 12-month high · MACD just crossed bullish (12/26/9) · trendless / choppy (low ADX) · lagging the market · Least volatile (2% or less typical daily range) | Learn: moving average · golden cross · adx · rsi · macd · breakout · fifty two week high low
Based on daily closing prices as of 2026-08-24. Describes past price behavior only — informational, not financial advice.
Analyst consensus
- Consensus ratingBuy (1.84 mean, 1=Strong Buy…5=Strong Sell) — 24 analysts
- Mean price target$32.54 range $27.00 – $38.00; median $32.00
Analyst estimates, as of 2026-08-18. 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 VICI
- Consensus EPS estimate$0.72 next reporting period, as of 2026-08-18
Change over time is not available yet: it needs two readings of the same reporting period at least 30 days apart, and we have been recording these estimates since 2026-08-04. An estimate for a DIFFERENT quarter is not a revision, so a reading from before the last report is never compared with one after it.
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)
["Exposure to credit risk and potential defaults by gaming and hospitality tenants.","Sensitivity to interest rate fluctuations affecting borrowing costs and property valuations.","Concentration risk within the gaming and entertainment real estate sectors."]
What changed in the latest 10-Q
AI-assisted comparison of VICI's 10-Q filed 2026-04-29 against the prior one filed 2025-10-30.
Management's Discussion & Analysis (MD&A)
- Added:
- Added reference to annual report for year ended December 31, 2025 (newer filing, filed 2026-04-29)
- Added statement: 'We own 93 experiential assets across a geographically diverse portfolio consisting of 54 gaming properties and 39 other experiential properties' (newer filing)
- Added statement: 'Across approximately 127 million square feet, our well-maintained properties are currently located across urban, destination and drive-to markets in twenty-six states and Canada, contain approximately 60,300 hotel rooms and feature over 500 restaurants, bars, nightclubs and sportsbooks' (newer filing)
- Added statement about 100% lease occupancy with weighted average lease term of approximately 39.5 years as of March 31, 2026 (newer filing)
- Added paragraph describing partnerships with experiential sector developers and operators (Cabot, Cain, Canyon Ranch, Chelsea Piers, Great Wolf Resorts, Homefield, Kalahari Resorts and Lucky Strike Entertainment) (newer filing)
- Added statement about owning approximately 33 acres of undeveloped or underdeveloped land on and adjacent to Las Vegas Strip leased to Caesars (newer filing)
- Added statement about owning four championship golf courses located near certain properties, two near Las Vegas Strip (newer filing)
- Removed:
- Removed reference to annual report for year ended December 31, 2024 (older filing, filed 2025-10-30)
- Removed detailed risk factors section beginning with 'the impact of changes in general economic conditions and market developments, including inflation, interest rate changes and volatility, tariffs and trade barriers, supply chain disruptions, changes in consumer spending, consumer confidence levels, unemployment levels, governmental action...' (older filing)
- Removed specific risk factor language regarding pending and completed transactions and ability to realize anticipated benefits (older filing)
- Removed Partner Property Growth Fund strategy reference (older filing)
- Removed references to put-call agreements, call agreements, right of first refusal agreements and right of first offer agreements (older filing)
- Removed extensive discussion of REIT distribution requirements and tax consequences (older filing)
- Removed references to climate change, natural disasters, war, conflict, political and public health conditions (older filing)
- Removed references to loss of key personnel and employee retention risks (older filing)
- Reworded:
- Changed period covered from 'three and nine months ended September 30, 2025' to 'three months ended March 31, 2026' (newer filing)
- Changed 'we undertake no obligation' language in forward-looking statements caveat remains substantially the same but context differs due to period change
- Notes:
- Newer filing text appears truncated at end ('We conduc'); comparison based on available text
- Older filing text also appears truncated at end ('hold'); comparison based on available text
- The removals in risk factors and transaction-related language may reflect differences in period covered rather than intentional deletions, as older filing covers nine-month period vs. newer filing's three-month period
Risk Factors
The two filings could not be meaningfully compared for this section.
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 VICI — 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.
Congressional trading disclosures
U.S. House members publicly disclose their own, their spouse's, and dependent children's stock transactions under the STOCK Act. We hold 5 matched disclosures for VICI from U.S. House Clerk Periodic Transaction Report filings.
Congressional trading disclosures →Short interest (FINRA)
VICI had 25,136,594 shares of reported short interest as of the 2026-07-31 FINRA settlement date (delayed, bi-monthly; not real-time).
VICI had 2.28% of its shares outstanding sold short as of the 2026-07-31 FINRA settlement date (percent of FLOAT would be higher — float is not disclosed in the source). FINRA reported 3.16 days to cover at the same settlement.
- Reported short interest (shares) 25,136,594
- Short interest (% of shares outstanding) 2.28%
- Prior settlement (shares) 26,999,985
- Reported change -6.9%
- Days to cover (reported) 3.16
Reported to FINRA as of the 2026-07-31 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
- Gaming and Leisure Properties (GLPI)
- Realty Income (O)
- W. P. Carey (WPC)
- VICI's own tenants and other triple-net lease REITs
AI-enriched competitor set. Linked names are companies covered by stocks-llm; other named peers are shown for reference only.
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Frequently asked questions
What does Vici Properties (VICI) do?
Vici Properties is a real estate investment trust (REIT) focused on owning, acquiring, and developing gaming, hospitality, and entertainment destination properties. The company's portfolio primarily consists of experiential assets, including well-known resort and casino properties, as well as golf courses and other leisure real estate. It operates as a landlord, leasing these properties to gaming and entertainment operators under long-term triple-net lease agreements.
What sector is Vici Properties (VICI) in?
Vici Properties (VICI) is classified in the Real Estate sector. Its industry is Specialized REITs. It trades on NYSE.
Does VICI pay a dividend?
Yes — Vici Properties (VICI) pays a dividend, with an indicated yield of about 6.77% and at least 5 years of non-decreasing per-share dividends (SEC EDGAR XBRL) — we do not hold the year before it, so the real streak may be longer (market data, as of 2026-08-24). Informational only — not financial advice.
Who are Vici Properties's (VICI) competitors?
Notable peers of Vici Properties (VICI) include Gaming and Leisure Properties, Realty Income, W. P. Carey and VICI's own tenants and other triple-net lease REITs. This peer set is informational only — not financial advice.
Has there been recent Congressional stock trading in VICI?
Yes — we hold 5 matched STOCK Act disclosures for VICI from U.S. House Clerk Periodic Transaction Report filings. These are legally-required disclosures (often filed 30–45 days after the trade), may belong to a U.S. House member, their spouse, or a dependent child, and are not an indicator of company performance or investment advice.
Is Vici Properties (VICI) overbought or oversold right now?
Vici Properties (VICI) is currently neither overbought nor oversold — its 14-day RSI (a 0–100 momentum gauge) is 55, in the neutral middle (as of 2026-08-24). RSI describes recent price momentum, not a forecast — informational only, not financial advice.
Where does stocks-llm's data on VICI come from?
Fundamentals and prices come from market data, as of 2026-08-24; 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: market data, as of 2026-08-24. Filings: SEC EDGAR. Prices are delayed daily-close data.
Last updated 2026-08-24.
Informational only — NOT financial advice. All figures are delayed daily-close data from SEC EDGAR & market data, shown with their as-of date.