REG vs SPG
REG: Regency Centers is a premier national REIT specializing in the ownership, operation, and development of high-quality, grocery-anchored neighborhood shopping centers. SPG: Simon Property Group is a global leader in retail real estate, operating a premier portfolio of shopping, dining, and mixed-use destinations under iconic brands like Premium Outlets and The Mills.
Side-by-side fundamentals
| Metric | REG | SPG | Edge |
|---|---|---|---|
| Price as of 2026-07-27 close | $82.34 | $231.67 | |
| Market cap as of 2026-07-30 | $15.1B | $77.1B | |
| P/E as of 2026-07-30 | 27.00 | 16.42 | SPG lower |
| PEG as of 2026-07-30 | 0.74 | n/a | |
| Net margin as of 2026-07-30 | +34.5% | +70.6% | SPG higher |
| Gross margin as of 2026-07-30 | +70.5% | +81.6% | SPG higher |
| Operating margin as of 2026-07-30 | +37.0% | +48.3% | SPG higher |
| ROE as of 2026-07-30 | +8.0% | +126.3% | SPG higher |
| ROA as of 2026-07-30 | +4.2% | +12.8% | SPG higher |
| Debt / equity as of 2026-07-30 | 0.73 | 5.81 | REG lower |
| Revenue growth (YoY) as of 2026-07-30 | +7.8% | +10.9% | SPG higher |
| Revenue CAGR (3y) SEC XBRL | +8.3% | +6.3% | REG higher |
| Dividend yield as of 2026-07-30 | +3.7% | +3.8% | SPG higher |
| Dividend streak (yrs) SEC XBRL | 5 | 5 | Tie |
| Beta as of 2026-07-30 | 0.81 | 1.32 | |
| 1-year return as of 2026-07-27 close | +15.7% | +38.6% | SPG higher |
Fundamentals: market data, as of 2026-07-30. Filings: SEC EDGAR. Prices are delayed daily-close data.
Last updated 2026-07-27.
Informational only — NOT financial advice. All figures are delayed daily-close data from SEC EDGAR & market data, shown with their as-of date; "Edge" cells are a pure numeric comparison, not a recommendation.