FRT vs REG
FRT: A major REIT specializing in ownership and redevelopment of high-quality retail and mixed-use properties in coastal and underserved markets, with a 58-year dividend growth streak. REG: Regency Centers is a premier national REIT specializing in the ownership, operation, and development of high-quality, grocery-anchored neighborhood shopping centers.
Side-by-side fundamentals
| Metric | FRT | REG | Edge |
|---|---|---|---|
| Price as of 2026-07-22 close | $125.05 | $82.22 | |
| Market cap as of 2026-07-23 | $10.9B | $15.0B | |
| P/E as of 2026-07-23 | 21.46 | 27.47 | FRT lower |
| PEG as of 2026-07-23 | -4.56 | 0.75 | FRT lower |
| Net margin as of 2026-07-23 | +38.6% | +34.5% | FRT higher |
| Gross margin as of 2026-07-23 | +67.3% | +70.5% | REG higher |
| Operating margin as of 2026-07-23 | +53.6% | +37.0% | FRT higher |
| ROE as of 2026-07-23 | +15.6% | +8.0% | FRT higher |
| ROA as of 2026-07-23 | +5.7% | +4.2% | FRT higher |
| Debt / equity as of 2026-07-23 | 1.47 | 0.73 | REG lower |
| Revenue growth (YoY) as of 2026-07-23 | +7.4% | +7.8% | REG higher |
| Revenue CAGR (3y) SEC XBRL | +6.0% | +8.3% | REG higher |
| Dividend yield as of 2026-07-23 | +3.6% | +3.7% | REG higher |
| Dividend streak (yrs) SEC XBRL | 5 | 5 | Tie |
| Beta as of 2026-07-23 | 0.94 | 0.82 | |
| 1-year return as of 2026-07-22 close | +30.2% | +14.7% | FRT higher |
Fundamentals: Finnhub, as of 2026-07-23. Filings: SEC EDGAR. Prices are delayed daily-close data.
Last updated 2026-07-22.
Informational only — NOT financial advice. All figures are delayed daily-close data from SEC EDGAR & Finnhub, shown with their as-of date; "Edge" cells are a pure numeric comparison, not a recommendation.