Federal Realty Investment Trust vs Regency Centers
Prices at close . Model readings .
Federal Realty Investment Trust
$108.24−1.3%- Market value
- $9.35B
- P/E
- 33.4
- 1 year
- +10.6%
Regency Centers
$73.19−1.47%- Market value
- $13.40B
- P/E
- 27.5
- 1 year
- +3.1%
Price change, with the S&P 500 as a benchmark
Percent change in each close since the start of the chosen range, for both companies and the S&P 500 (SPY). Daily closes over the last year, weekly before that and monthly before five years.
How the two compare
On the latest closes (28 Oct 2026), Regency Centers is the larger company by market value ($13.40B against $9.35B). Over the past year Federal Realty Investment Trust returned +10.6% and Regency Centers +3.1%, while the S&P 500 returned +12.7%. The latest filed P/E is 33.4 for Federal Realty Investment Trust and 27.5 for Regency Centers, and the operating margin 35% against 71.8%. Over the next 21 sessions the model expects −0.08% for Federal Realty Investment Trust, with a 54% chance of a rise, and −0.35% for Regency Centers, with a 37% chance. Federal Realty Investment Trust has no published fair value today. Regency Centers' long-run fair value is $76.29, a gap of +4.2% to its price; the long-run model view is neutral.
What the model expects
Expected returns and the chance of a rise from our forecasting models, and the long-run fair value against the price. Readings, not advice.
How the prices moved
Price change over each period, with the S&P 500 (SPY) for comparison.
What the market pays
Size and the multiples from the latest filed quarter. A P/E on losses reads n/m.
How much of revenue becomes profit
Margins and returns on capital from the latest filing; revenue, net income and earnings per share over the trailing twelve months.
How fast the business grew
Change against the same quarter a year earlier.
Balance sheet and quality scores
Leverage, liquidity and two published scores: Altman Z (below 1.8 the distress zone, above 3 the safe zone) and Piotroski F (0 to 9).
How the shares trade
Volatility, sensitivity to the market, the deepest fall, short interest and how closely the two move together.
Federal Realty Investment Trust or Regency Centers: common questions
Which is larger by market value, Federal Realty Investment Trust or Regency Centers?
Regency Centers, at $13.40B against $9.35B for Federal Realty Investment Trust, on the latest closes (28 Oct 2026).
Which has the higher P/E ratio, Federal Realty Investment Trust or Regency Centers?
Federal Realty Investment Trust has the higher latest filed P/E, 33.4; Regency Centers' is 27.5. Filings: quarter to 30 Jun 2026.
How did Federal Realty Investment Trust and Regency Centers move over the past year against the S&P 500?
Over the past year Federal Realty Investment Trust returned +10.6% and Regency Centers +3.1%, while the S&P 500 returned +12.7%. Prices at close 28 Oct 2026.
What does the model expect for Federal Realty Investment Trust and Regency Centers over the next month?
−0.08% for Federal Realty Investment Trust with a 54% chance of a rise, and −0.35% for Regency Centers with a 37% chance, over the next 21 sessions. Model readings 28 Oct 2026. These are model readings, not advice.
How do the operating margins of Federal Realty Investment Trust and Regency Centers compare?
The operating margin is 35% for Federal Realty Investment Trust and 71.8% for Regency Centers. Filings: quarter to 30 Jun 2026.
Do Federal Realty Investment Trust and Regency Centers shares move together?
Over the past year the correlation of their daily returns was 0.80 (closely together); 1 means they always move together, 0 unrelated, −1 opposite. Prices at close 28 Oct 2026.
Model readings are research estimates, not investment advice. Prices: daily closes. Fundamentals: the latest SEC filings. Short interest: FINRA, settlement 30 Sep 2026. A dash means the figure is not in our data; it is never shown as zero. The model view follows a published rule: next month by the sign of the expected return, the long run positive at a fair value 10% or more above the price and negative at 10% or more below it.