CTO
CTO Realty Growth, Inc.
REIT - Diversified
Market Cap$686M
5Y Perf.+45.7%
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Stock Comparison
CTO vs REG
Revenue, margins, valuation, and 5-year total return — side by side.
REG
Regency Centers Corporation
REIT - Retail
Market Cap$14.25B
5Y Perf.+82.0%
CTO vs REG — Key Financials
Market cap, revenue, margins, and valuation side-by-side.
| Company Snapshot | CTO | REG |
|---|---|---|
| Industry | REIT - Diversified | REIT - Retail |
| Market Cap | $686M | $14.25B |
| Revenue (TTM) | $155M | $1.68B |
| Net Income (TTM) | $12M | $630M |
| Gross Margin | -2.8% | 60.5% |
| Operating Margin | 22.9% | 54.0% |
| Forward P/E | 55.9x | 32.1x |
| Total Debt | $648M | $5.94B |
| Cash & Equiv. | $6M | $121M |
CTO vs REG — Long-Term Stock Performance
Price return indexed to 100 at period start. Dividends excluded.
CTO
REG
| Stock | May 20 | May 26 | Return |
|---|---|---|---|
| CTO Realty Growth, … (CTO) | 100 | 145.7 | +45.7% |
| Regency Centers Cor… (REG) | 100 | 182.0 | +82.0% |
Price return only. Dividends and distributions are not included.
Quick Verdict: CTO vs REG
Each card shows where this stock fits in a portfolio — not just who wins on paper.
Bottom line: REG leads in 4 of 7 categories, making it the strongest pick for valuation and capital efficiency and profitability and margin quality. CTO Realty Growth, Inc. is the stronger pick specifically for growth and revenue expansion and dividend income and shareholder returns. As sector peers, any of these can serve as alternatives in the same allocation.
CTO
CTO Realty Growth, Inc.
The Real Estate Income Play
CTO is the clearest fit if your priority is growth exposure and long-term compounding.
- Rev growth 20.1%, EPS growth 122.8%, 3Y rev CAGR 22.0%
- 79.5% 10Y total return vs REG's 28.9%
- Beta 0.37, yield 8.6%, current ratio 2.33x
Best for: growth exposure and long-term compounding
REG
Regency Centers Corporation
The Real Estate Income Play
REG carries the broadest edge in this set and is the clearest fit for income & stability and sleep-well-at-night.
- Dividend streak 5 yrs, beta 0.36, yield 3.6%
- Lower volatility, beta 0.36, Low D/E 82.7%, current ratio 1.05x
- Lower P/E (32.1x vs 55.9x)
Best for: income & stability and sleep-well-at-night
See the full category breakdown
| Category | Winner | Why |
|---|---|---|
| Growth | CTO | 20.1% FFO/revenue growth vs REG's 3.4% |
| Value | REG | Lower P/E (32.1x vs 55.9x) |
| Quality / Margins | REG | 37.4% margin vs CTO's 7.9% |
| Stability / Safety | REG | Beta 0.36 vs CTO's 0.37, lower leverage |
| Dividends | CTO | 8.6% yield, 2-year raise streak, vs REG's 3.6% |
| Momentum (1Y) | CTO | +22.8% vs REG's +12.2% |
| Efficiency (ROA) | REG | 4.9% ROA vs CTO's 1.0%, ROIC 3.5% vs 2.1% |
CTO vs REG — Revenue Breakdown by Segment
How each company's revenue is distributed across its business units
FY 2025
FY 2025
CTO vs REG — Financial Metrics
Side-by-side numbers across 2 stocks — who leads on profitability, valuation, growth, and risk.
BEST OVERALLCTOLAGGINGREG
REGRegency Centers Corpo…
2leads
CTOCTO Realty Growth, In…
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6 Total Categories
CATEGORYLEADERvs REGMETRICS WON
Income & Cash FlowRevenue, margins, and cash flow strength
REG4/6
Valuation MetricsMultiples, price ratios, and targets
CTO4/6
Profitability & EfficiencyROE, ROIC, leverage, and quality scores
REG7/9
Total Returns1Y, 3Y, 5Y total returns with dividends
CTO5/6
Risk & VolatilityBeta, volatility, and downside exposure
Tied
—
Analyst OutlookRatings, price targets, and dividends
Tied
—
Income & Cash Flow (Last 12 Months)
REG leads this category, winning 4 of 6 comparable metrics.
Income & Cash Flow (Last 12 Months)
REG is the larger business by revenue, generating $1.7B annually — 10.9x CTO's $155M. REG is the more profitable business, keeping 37.4% of every revenue dollar as net income compared to CTO's 7.9%. On growth, REG holds the edge at +31.9% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | CTOCTO Realty Growth… | REGRegency Centers C… |
|---|---|---|
| RevenueTrailing 12 months | $155M | $1.7B |
| EBITDAEarnings before interest/tax | $94M | $1.3B |
| Net IncomeAfter-tax profit | $12M | $630M |
| Free Cash FlowCash after capex | $69M | $700M |
| Gross MarginGross profit ÷ Revenue | -2.8% | +60.5% |
| Operating MarginEBIT ÷ Revenue | +22.9% | +54.0% |
| Net MarginNet income ÷ Revenue | +7.9% | +37.4% |
| FCF MarginFCF ÷ Revenue | +44.5% | +41.6% |
| Rev. Growth (YoY)Latest quarter vs prior year | +15.0% | +31.9% |
| EPS Growth (YoY)Latest quarter vs prior year | +9.7% | +2.6% |
REG leads this category, winning 4 of 6 comparable metrics.
Valuation Metrics
CTO leads this category, winning 4 of 6 comparable metrics.
Valuation Metrics
At 27.6x trailing earnings, REG trades at a 89% valuation discount to CTO's 254.1x P/E. On an enterprise value basis, CTO's 14.3x EV/EBITDA is more attractive than REG's 20.5x.
| Metric | CTOCTO Realty Growth… | REGRegency Centers C… |
|---|---|---|
| Market CapShares × price | $686M | $14.3B |
| Enterprise ValueMkt cap + debt − cash | $1.3B | $20.1B |
| Trailing P/EPrice ÷ TTM EPS | 254.07x | 27.61x |
| Forward P/EPrice ÷ next-FY EPS est. | 55.88x | 32.06x |
| PEG RatioP/E ÷ EPS growth rate | — | 0.45x |
| EV / EBITDAEnterprise value multiple | 14.26x | 20.47x |
| Price / SalesMarket cap ÷ Revenue | 4.59x | 9.17x |
| Price / BookPrice ÷ Book value/share | 1.16x | 1.98x |
| Price / FCFMarket cap ÷ FCF | 13.87x | 36.18x |
CTO leads this category, winning 4 of 6 comparable metrics.
Profitability & Efficiency
REG leads this category, winning 7 of 9 comparable metrics.
Profitability & Efficiency
REG delivers a 9.0% return on equity — every $100 of shareholder capital generates $9 in annual profit, vs $2 for CTO. REG carries lower financial leverage with a 0.83x debt-to-equity ratio, signaling a more conservative balance sheet compared to CTO's 1.14x. On the Piotroski fundamental quality scale (0–9), REG scores 6/9 vs CTO's 5/9, reflecting solid financial health.
| Metric | CTOCTO Realty Growth… | REGRegency Centers C… |
|---|---|---|
| ROE (TTM)Return on equity | +2.2% | +9.0% |
| ROA (TTM)Return on assets | +1.0% | +4.9% |
| ROICReturn on invested capital | +2.1% | +3.5% |
| ROCEReturn on capital employed | +2.8% | +4.7% |
| Piotroski ScoreFundamental quality 0–9 | 5 | 6 |
| Debt / EquityFinancial leverage | 1.14x | 0.83x |
| Net DebtTotal debt minus cash | $642M | $5.8B |
| Cash & Equiv.Liquid assets | $6M | $121M |
| Total DebtShort + long-term debt | $648M | $5.9B |
| Interest CoverageEBIT ÷ Interest expense | 1.39x | 2.72x |
REG leads this category, winning 7 of 9 comparable metrics.
Total Returns (Dividends Reinvested)
CTO leads this category, winning 5 of 6 comparable metrics.
Total Returns (Dividends Reinvested)
A $10,000 investment in CTO five years ago would be worth $15,802 today (with dividends reinvested), compared to $13,947 for REG. Over the past 12 months, CTO leads with a +22.8% total return vs REG's +12.2%. The 3-year compound annual growth rate (CAGR) favors CTO at 15.1% vs REG's 13.0% — a key indicator of consistent wealth creation.
| Metric | CTOCTO Realty Growth… | REGRegency Centers C… |
|---|---|---|
| YTD ReturnYear-to-date | +12.7% | +15.7% |
| 1-Year ReturnPast 12 months | +22.8% | +12.2% |
| 3-Year ReturnCumulative with dividends | +52.4% | +44.4% |
| 5-Year ReturnCumulative with dividends | +58.0% | +39.5% |
| 10-Year ReturnCumulative with dividends | +79.5% | +28.9% |
| CAGR (3Y)Annualised 3-year return | +15.1% | +13.0% |
CTO leads this category, winning 5 of 6 comparable metrics.
Risk & Volatility
Evenly matched — CTO and REG each lead in 1 of 2 comparable metrics.
Risk & Volatility
REG is the less volatile stock with a 0.36 beta — it tends to amplify market swings less than CTO's 0.37 beta. A beta below 1.0 means the stock typically moves less than the S&P 500.
| Metric | CTOCTO Realty Growth… | REGRegency Centers C… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.37x | 0.36x |
| 52-Week HighHighest price in past year | $20.67 | $81.66 |
| 52-Week LowLowest price in past year | $15.07 | $66.86 |
| % of 52W HighCurrent price vs 52-week peak | +98.2% | +95.3% |
| RSI (14)Momentum oscillator 0–100 | 65.1 | 52.8 |
| Avg Volume (50D)Average daily shares traded | 239K | 1.3M |
Evenly matched — CTO and REG each lead in 1 of 2 comparable metrics.
Analyst Outlook
Evenly matched — CTO and REG each lead in 1 of 2 comparable metrics.
Analyst Outlook
Wall Street rates CTO as "Buy" and REG as "Buy". Consensus price targets imply 5.9% upside for CTO (target: $22) vs 2.9% for REG (target: $80). For income investors, CTO offers the higher dividend yield at 8.63% vs REG's 3.61%.
| Metric | CTOCTO Realty Growth… | REGRegency Centers C… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Buy | Buy |
| Price TargetConsensus 12-month target | $21.50 | $80.14 |
| # AnalystsCovering analysts | 10 | 32 |
| Dividend YieldAnnual dividend ÷ price | +8.6% | +3.6% |
| Dividend StreakConsecutive years of raises | 2 | 5 |
| Dividend / ShareAnnual DPS | $1.75 | $2.81 |
| Buyback YieldShare repurchases ÷ mkt cap | +1.5% | +0.1% |
Evenly matched — CTO and REG each lead in 1 of 2 comparable metrics.
Key Takeaway
REG leads in 2 of 6 categories (Income & Cash Flow, Profitability & Efficiency). CTO leads in 2 (Valuation Metrics, Total Returns). 2 tied.
Best OverallCTO Realty Growth, Inc. (CTO)Leads 2 of 6 categories
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CTO vs REG: Frequently Asked Questions
10 questions · data-driven answers · updated daily
01Is CTO or REG a better buy right now?
For growth investors, CTO Realty Growth, Inc.
(CTO) is the stronger pick with 20. 1% revenue growth year-over-year, versus 3. 4% for Regency Centers Corporation (REG). Regency Centers Corporation (REG) offers the better valuation at 27. 6x trailing P/E (32. 1x forward), making it the more compelling value choice. Analysts rate CTO Realty Growth, Inc. (CTO) a "Buy" — based on 10 analyst ratings — the highest consensus in this comparison. The "better buy" depends entirely on your goals: growth investors should weight revenue trajectory, value investors should weight P/E and PEG, and income investors should weight dividend yield and streak.
02Which has the better valuation — CTO or REG?
On trailing P/E, Regency Centers Corporation (REG) is the cheapest at 27.
6x versus CTO Realty Growth, Inc. at 254. 1x. On forward P/E, Regency Centers Corporation is actually cheaper at 32. 1x.
03Which is the better long-term investment — CTO or REG?
Over the past 5 years, CTO Realty Growth, Inc.
(CTO) delivered a total return of +58. 0%, compared to +39. 5% for Regency Centers Corporation (REG). Over 10 years, the gap is even starker: CTO returned +79. 5% versus REG's +28. 9%. Past returns do not guarantee future results, and the stock with the higher historical return may already have its best growth priced in.
04Which is safer — CTO or REG?
By beta (market sensitivity over 5 years), Regency Centers Corporation (REG) is the lower-risk stock at 0.
36β versus CTO Realty Growth, Inc. 's 0. 37β — meaning CTO is approximately 2% more volatile than REG relative to the S&P 500. On balance sheet safety, Regency Centers Corporation (REG) carries a lower debt/equity ratio of 83% versus 114% for CTO Realty Growth, Inc. — giving it more financial flexibility in a downturn.
05Which is growing faster — CTO or REG?
By revenue growth (latest reported year), CTO Realty Growth, Inc.
(CTO) is pulling ahead at 20. 1% versus 3. 4% for Regency Centers Corporation (REG). On earnings-per-share growth, the picture is similar: CTO Realty Growth, Inc. grew EPS 122. 8% year-over-year, compared to 33. 6% for Regency Centers Corporation. Over a 3-year CAGR, CTO leads at 22. 0% annualised revenue growth. Higher growth typically commands a higher valuation multiple — check whether the premium P/E or P/S is justified by the growth rate using the PEG ratio.
06Which has better profit margins — CTO or REG?
Regency Centers Corporation (REG) is the more profitable company, earning 33.
9% net margin versus 6. 7% for CTO Realty Growth, Inc. — meaning it keeps 33. 9% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: REG leads at 37. 0% versus 22. 1% for CTO. At the gross margin level — before operating expenses — REG leads at 44. 7%, reflecting greater pricing power or product mix advantage. Stronger margins indicate durable pricing power, lower cost of revenue, or higher mix of software/services. They are one of the clearest signs of business quality.
07Is CTO or REG more undervalued right now?
On forward earnings alone, Regency Centers Corporation (REG) trades at 32.
1x forward P/E versus 55. 9x for CTO Realty Growth, Inc. — 23. 8x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for CTO: 5. 9% to $21. 50.
08Which pays a better dividend — CTO or REG?
All stocks in this comparison pay dividends.
CTO Realty Growth, Inc. (CTO) offers the highest yield at 8. 6%, versus 3. 6% for Regency Centers Corporation (REG).
09Is CTO or REG better for a retirement portfolio?
For long-horizon retirement investors, CTO Realty Growth, Inc.
(CTO) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0. 37), 8. 6% yield). Both have compounded well over 10 years (CTO: +79. 5%, REG: +28. 9%), confirming both are viable long-term holds — but the lower-volatility option typically results in less emotional selling during corrections. Retirement portfolios generally favour predictability over maximum returns. Consult a financial advisor before making allocation decisions.
10What are the main differences between CTO and REG?
Both stocks operate in the Real Estate sector, making this a peer-level intra-sector comparison — the same macro tailwinds and headwinds will affect both.
In terms of investment character: CTO is a small-cap high-growth stock; REG is a mid-cap income-oriented stock. These fundamental differences mean investors should not choose between them on a single metric — the "better stock" depends entirely on which of these characteristics aligns with your investment strategy.
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Revenue Growth>
%
(CTO: 15.0% · REG: 31.9%)Net Margin>
%
(CTO: 7.9% · REG: 37.4%)P/E Ratio<
x
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