REG vs SPG: fair value comparison
Regency Centers Corporation and Simon Property Group, Inc. · Updated 2026-10-19
REG is a REIT: P/E-based fair value does not apply to REITs. SPG is a REIT: P/E-based fair value does not apply to REITs. Within Real Estate, REG currently ranks higher by quality score.
| REG | SPG | |
|---|---|---|
| Verdict | No P/E-based verdict | No P/E-based verdict |
| Last price | $72.05 | $199.42 |
| 12-month range | $67.16–$82.68 | $173.35–$236.70 |
| Rank by discount to fair value | — | — |
| Rank by quality score | #15 of 45 Real Estate | #16 of 45 Real Estate |
| Quality grade | C | C |
| Leverage | Moderate | High |
| Margin trend | Contracting | Expanding |
| Revenue growth | Modest | Modest |
| RSI zone | Neutral | Neutral |
| 52-week position | The lower-middle quarter | The lower-middle quarter |
Full single-stock breakdowns: REG fair value analysis · SPG fair value analysis