REG
Regency Centers Corporation
REIT - Retail
Market Cap$14.48B
5Y Perf.+84.8%
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Stock Comparison
REG vs BRX
Revenue, margins, valuation, and 5-year total return — side by side.
BRX
Brixmor Property Group Inc.
REIT - Retail
Market Cap$9.29B
5Y Perf.+171.4%
REG vs BRX — Key Financials
Market cap, revenue, margins, and valuation side-by-side.
| Company Snapshot | REG | BRX |
|---|---|---|
| Industry | REIT - Retail | REIT - Retail |
| Market Cap | $14.48B | $9.29B |
| Revenue (TTM) | $1.68B | $1.39B |
| Net Income (TTM) | $630M | $444M |
| Gross Margin | 60.5% | 78.5% |
| Operating Margin | 54.0% | 37.4% |
| Forward P/E | 32.6x | 29.9x |
| Total Debt | $5.94B | $5.87B |
| Cash & Equiv. | $121M | $362M |
REG vs BRX — Long-Term Stock Performance
Price return indexed to 100 at period start. Dividends excluded.
REG
BRX
| Stock | May 20 | May 26 | Return |
|---|---|---|---|
| Regency Centers Cor… (REG) | 100 | 184.8 | +84.8% |
| Brixmor Property Gr… (BRX) | 100 | 271.4 | +171.4% |
Price return only. Dividends and distributions are not included.
Quick Verdict: REG vs BRX
Each card shows where this stock fits in a portfolio — not just who wins on paper.
Bottom line: BRX leads in 5 of 7 categories, making it the strongest pick for growth and revenue expansion and valuation and capital efficiency. Regency Centers Corporation is the stronger pick specifically for profitability and margin quality and capital preservation and lower volatility. As sector peers, any of these can serve as alternatives in the same allocation.
REG
Regency Centers Corporation
The Real Estate Income Play
REG is the clearest fit if your priority is income & stability and growth exposure.
- Dividend streak 5 yrs, beta 0.36, yield 3.5%
- Rev growth 3.4%, EPS growth 33.6%, 3Y rev CAGR 6.9%
- Lower volatility, beta 0.36, Low D/E 82.7%, current ratio 1.05x
Best for: income & stability and growth exposure
BRX
Brixmor Property Group Inc.
The Real Estate Income Play
BRX carries the broadest edge in this set and is the clearest fit for long-term compounding and defensive.
- 52.5% 10Y total return vs REG's 31.9%
- Beta 0.46, yield 3.8%, current ratio 1.10x
- 6.7% FFO/revenue growth vs REG's 3.4%
Best for: long-term compounding and defensive
See the full category breakdown
| Category | Winner | Why |
|---|---|---|
| Growth | BRX | 6.7% FFO/revenue growth vs REG's 3.4% |
| Value | BRX | Lower P/E (29.9x vs 32.6x) |
| Quality / Margins | REG | 37.4% margin vs BRX's 32.0% |
| Stability / Safety | REG | Beta 0.36 vs BRX's 0.46, lower leverage |
| Dividends | BRX | 3.8% yield, 5-year raise streak, vs REG's 3.5% |
| Momentum (1Y) | BRX | +25.2% vs REG's +13.9% |
| Efficiency (ROA) | BRX | 5.0% ROA vs REG's 4.9%, ROIC 4.6% vs 3.5% |
REG vs BRX — Revenue Breakdown by Segment
How each company's revenue is distributed across its business units
FY 2025
Segment breakdown not available.
REG vs BRX — Financial Metrics
Side-by-side numbers across 2 stocks — who leads on profitability, valuation, growth, and risk.
BEST OVERALLBRXLAGGINGREG
REGRegency Centers Corpo…
2leads
BRXBrixmor Property Grou…
4leads
6 Total Categories
CATEGORYLEADERvs REGMETRICS WON
Income & Cash FlowRevenue, margins, and cash flow strength
REG4/6
Valuation MetricsMultiples, price ratios, and targets
BRX5/6
Profitability & EfficiencyROE, ROIC, leverage, and quality scores
BRX7/8
Total Returns1Y, 3Y, 5Y total returns with dividends
BRX6/6
Risk & VolatilityBeta, volatility, and downside exposure
REG2/2
Analyst OutlookRatings, price targets, and dividends
BRX1/1
Income & Cash Flow (Last 12 Months)
REG leads this category, winning 4 of 6 comparable metrics.
Income & Cash Flow (Last 12 Months)
REG and BRX operate at a comparable scale, with $1.7B and $1.4B in trailing revenue. REG is the more profitable business, keeping 37.4% of every revenue dollar as net income compared to BRX's 32.0%. On growth, REG holds the edge at +31.9% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | REGRegency Centers C… | BRXBrixmor Property … |
|---|---|---|
| RevenueTrailing 12 months | $1.7B | $1.4B |
| EBITDAEarnings before interest/tax | $1.3B | $937M |
| Net IncomeAfter-tax profit | $630M | $444M |
| Free Cash FlowCash after capex | $700M | $663M |
| Gross MarginGross profit ÷ Revenue | +60.5% | +78.5% |
| Operating MarginEBIT ÷ Revenue | +54.0% | +37.4% |
| Net MarginNet income ÷ Revenue | +37.4% | +32.0% |
| FCF MarginFCF ÷ Revenue | +41.6% | +47.7% |
| Rev. Growth (YoY)Latest quarter vs prior year | +31.9% | +5.1% |
| EPS Growth (YoY)Latest quarter vs prior year | +2.6% | +78.3% |
REG leads this category, winning 4 of 6 comparable metrics.
Valuation Metrics
BRX leads this category, winning 5 of 6 comparable metrics.
Valuation Metrics
At 24.2x trailing earnings, BRX trades at a 14% valuation discount to REG's 28.0x P/E. On an enterprise value basis, BRX's 16.1x EV/EBITDA is more attractive than REG's 20.7x.
| Metric | REGRegency Centers C… | BRXBrixmor Property … |
|---|---|---|
| Market CapShares × price | $14.5B | $9.3B |
| Enterprise ValueMkt cap + debt − cash | $20.3B | $14.8B |
| Trailing P/EPrice ÷ TTM EPS | 28.04x | 24.23x |
| Forward P/EPrice ÷ next-FY EPS est. | 32.56x | 29.94x |
| PEG RatioP/E ÷ EPS growth rate | 0.46x | — |
| EV / EBITDAEnterprise value multiple | 20.70x | 16.12x |
| Price / SalesMarket cap ÷ Revenue | 9.32x | 6.78x |
| Price / BookPrice ÷ Book value/share | 2.01x | 3.10x |
| Price / FCFMarket cap ÷ FCF | 36.75x | 14.25x |
BRX leads this category, winning 5 of 6 comparable metrics.
Profitability & Efficiency
BRX leads this category, winning 7 of 8 comparable metrics.
Profitability & Efficiency
BRX delivers a 14.9% return on equity — every $100 of shareholder capital generates $15 in annual profit, vs $9 for REG. REG carries lower financial leverage with a 0.83x debt-to-equity ratio, signaling a more conservative balance sheet compared to BRX's 1.95x.
| Metric | REGRegency Centers C… | BRXBrixmor Property … |
|---|---|---|
| ROE (TTM)Return on equity | +9.0% | +14.9% |
| ROA (TTM)Return on assets | +4.9% | +5.0% |
| ROICReturn on invested capital | +3.5% | +4.6% |
| ROCEReturn on capital employed | +4.7% | +6.2% |
| Piotroski ScoreFundamental quality 0–9 | 6 | 6 |
| Debt / EquityFinancial leverage | 0.83x | 1.95x |
| Net DebtTotal debt minus cash | $5.8B | $5.5B |
| Cash & Equiv.Liquid assets | $121M | $362M |
| Total DebtShort + long-term debt | $5.9B | $5.9B |
| Interest CoverageEBIT ÷ Interest expense | 2.72x | 2.72x |
BRX leads this category, winning 7 of 8 comparable metrics.
Total Returns (Dividends Reinvested)
BRX leads this category, winning 6 of 6 comparable metrics.
Total Returns (Dividends Reinvested)
A $10,000 investment in BRX five years ago would be worth $16,068 today (with dividends reinvested), compared to $14,475 for REG. Over the past 12 months, BRX leads with a +25.2% total return vs REG's +13.9%. The 3-year compound annual growth rate (CAGR) favors BRX at 16.7% vs REG's 13.6% — a key indicator of consistent wealth creation.
| Metric | REGRegency Centers C… | BRXBrixmor Property … |
|---|---|---|
| YTD ReturnYear-to-date | +17.5% | +19.0% |
| 1-Year ReturnPast 12 months | +13.9% | +25.2% |
| 3-Year ReturnCumulative with dividends | +46.4% | +58.9% |
| 5-Year ReturnCumulative with dividends | +44.8% | +60.7% |
| 10-Year ReturnCumulative with dividends | +31.9% | +52.5% |
| CAGR (3Y)Annualised 3-year return | +13.6% | +16.7% |
BRX leads this category, winning 6 of 6 comparable metrics.
Risk & Volatility
REG leads this category, winning 2 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 BRX's 0.46 beta. A beta below 1.0 means the stock typically moves less than the S&P 500.
| Metric | REGRegency Centers C… | BRXBrixmor Property … |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.36x | 0.46x |
| 52-Week HighHighest price in past year | $81.66 | $31.49 |
| 52-Week LowLowest price in past year | $66.86 | $24.38 |
| % of 52W HighCurrent price vs 52-week peak | +96.8% | +96.2% |
| RSI (14)Momentum oscillator 0–100 | 51.7 | 53.2 |
| Avg Volume (50D)Average daily shares traded | 1.3M | 2.5M |
REG leads this category, winning 2 of 2 comparable metrics.
Analyst Outlook
BRX leads this category, winning 1 of 1 comparable metric.
Analyst Outlook
Wall Street rates REG as "Buy" and BRX as "Buy". Consensus price targets imply 2.3% upside for BRX (target: $31) vs 1.3% for REG (target: $80). For income investors, BRX offers the higher dividend yield at 3.80% vs REG's 3.55%.
| Metric | REGRegency Centers C… | BRXBrixmor Property … |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Buy | Buy |
| Price TargetConsensus 12-month target | $80.14 | $31.00 |
| # AnalystsCovering analysts | 32 | 30 |
| Dividend YieldAnnual dividend ÷ price | +3.5% | +3.8% |
| Dividend StreakConsecutive years of raises | 5 | 5 |
| Dividend / ShareAnnual DPS | $2.81 | $1.15 |
| Buyback YieldShare repurchases ÷ mkt cap | +0.1% | +0.0% |
BRX leads this category, winning 1 of 1 comparable metric.
Key Takeaway
BRX leads in 4 of 6 categories (Valuation Metrics, Profitability & Efficiency). REG leads in 2 (Income & Cash Flow, Risk & Volatility).
Best OverallBrixmor Property Group Inc. (BRX)Leads 4 of 6 categories
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REG vs BRX: Frequently Asked Questions
10 questions · data-driven answers · updated daily
01Is REG or BRX a better buy right now?
For growth investors, Brixmor Property Group Inc.
(BRX) is the stronger pick with 6. 7% revenue growth year-over-year, versus 3. 4% for Regency Centers Corporation (REG). Brixmor Property Group Inc. (BRX) offers the better valuation at 24. 2x trailing P/E (29. 9x forward), making it the more compelling value choice. Analysts rate Regency Centers Corporation (REG) a "Buy" — based on 32 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 — REG or BRX?
On trailing P/E, Brixmor Property Group Inc.
(BRX) is the cheapest at 24. 2x versus Regency Centers Corporation at 28. 0x. On forward P/E, Brixmor Property Group Inc. is actually cheaper at 29. 9x.
03Which is the better long-term investment — REG or BRX?
Over the past 5 years, Brixmor Property Group Inc.
(BRX) delivered a total return of +60. 7%, compared to +44. 8% for Regency Centers Corporation (REG). Over 10 years, the gap is even starker: BRX returned +52. 5% versus REG's +31. 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 — REG or BRX?
By beta (market sensitivity over 5 years), Regency Centers Corporation (REG) is the lower-risk stock at 0.
36β versus Brixmor Property Group Inc. 's 0. 46β — meaning BRX is approximately 25% 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 195% for Brixmor Property Group Inc. — giving it more financial flexibility in a downturn.
05Which is growing faster — REG or BRX?
By revenue growth (latest reported year), Brixmor Property Group Inc.
(BRX) is pulling ahead at 6. 7% versus 3. 4% for Regency Centers Corporation (REG). On earnings-per-share growth, the picture is similar: Regency Centers Corporation grew EPS 33. 6% year-over-year, compared to 12. 6% for Brixmor Property Group Inc.. Over a 3-year CAGR, REG leads at 6. 9% 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 — REG or BRX?
Regency Centers Corporation (REG) is the more profitable company, earning 33.
9% net margin versus 28. 2% for Brixmor Property Group 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 36. 7% for BRX. At the gross margin level — before operating expenses — BRX leads at 75. 2%, 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 REG or BRX more undervalued right now?
On forward earnings alone, Brixmor Property Group Inc.
(BRX) trades at 29. 9x forward P/E versus 32. 6x for Regency Centers Corporation — 2. 6x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for BRX: 2. 3% to $31. 00.
08Which pays a better dividend — REG or BRX?
All stocks in this comparison pay dividends.
Brixmor Property Group Inc. (BRX) offers the highest yield at 3. 8%, versus 3. 5% for Regency Centers Corporation (REG).
09Is REG or BRX better for a retirement portfolio?
For long-horizon retirement investors, Regency Centers Corporation (REG) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0.
36), 3. 5% yield). Both have compounded well over 10 years (REG: +31. 9%, BRX: +52. 5%), 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 REG and BRX?
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.
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>
%
(REG: 31.9% · BRX: 5.1%)Net Margin>
%
(REG: 37.4% · BRX: 32.0%)P/E Ratio<
x
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