ESS vs. REG: Essex Property Trust vs. Regency Centers Stock Comparison

Company Profile

Essex Property Trust (ESS) and Regency Centers (REG) both fall under the Equity Real Estate Investment Trusts (REITs) industry group, but ESS is classified in Residential REITs while REG is classified in Retail REITs.

Both Essex Property Trust (ESS) and Regency Centers (REG) are REITs — read their payout ratios and P/E alongside FFO (funds from operations) rather than at face value.

Price Performance

Cumulative Growth

Trailing Returns

Calendar-Year Returns

Performance Metrics

Risk Profile

Drawdown History

Return Distribution

Risk Metrics

Risk-Adjusted Performance

Risk-Return Positioning

Risk-Adjusted Metrics

Profitability

Both Essex Property Trust (ESS) at 6.52% and Regency Centers (REG) at 7.67% land near their industries’ usual ROE ranges, so capital efficiency looks broadly in line with peers on both sides.

Neither Essex Property Trust (ESS) in Equity Real Estate Investment Trusts (REITs) nor Regency Centers (REG) in Equity Real Estate Investment Trusts (REITs) is well served by net margin: heavy depreciation makes net income a poor profitability proxy in their businesses, where FFO-based measures are the standard read.

Neither side reports a meaningful operating margin: for Essex Property Trust (ESS) in Equity Real Estate Investment Trusts (REITs) and Regency Centers (REG) in Equity Real Estate Investment Trusts (REITs), funding costs are part of the core business, so net margin and ROE are the cleaner profitability reads.

Profitability Metrics

Growth

Both Essex Property Trust (ESS) at 6.36% and Regency Centers (REG) at 6.85% land near their industries' usual revenue growth ranges, so top-line momentum looks broadly in line with peers on both sides.

EPS growth isn't a meaningful figure for either Essex Property Trust (ESS) in Equity Real Estate Investment Trusts (REITs) or Regency Centers (REG) in Equity Real Estate Investment Trusts (REITs) under our convention.

Growth Metrics

Financial Strength

Regency Centers (REG) at 1.03 keeps current ratio within its industry’s typical mid-range, while Essex Property Trust (ESS) at 0.41 runs in the tighter-liquidity quartile — a thinner cushion against current liabilities for ESS.

Both Essex Property Trust (ESS) at 1.21 and Regency Centers (REG) at 0.72 fund their balance sheets with roughly industry-typical debt-to-equity mixes.

Financial Strength Metrics

Dividends

Both Essex Property Trust (ESS) at 3.81% and Regency Centers (REG) at 3.96% pay solid, industry-typical yields, sitting squarely within their peers’ usual range.

An earnings-based payout ratio fits neither Essex Property Trust (ESS) in Equity Real Estate Investment Trusts (REITs) nor Regency Centers (REG) in Equity Real Estate Investment Trusts (REITs): their distributions are mandated and conventionally measured against FFO, so the accounting-earnings ratio overstates both.

Dividend Metrics

Valuation

P/E ratio is not a meaningful valuation yardstick for either Essex Property Trust (ESS) in Equity Real Estate Investment Trusts (REITs) or Regency Centers (REG) in Equity Real Estate Investment Trusts (REITs): depreciation suppresses reported earnings in their businesses, and price-to-FFO is the conventional yardstick instead.

Both Essex Property Trust (ESS) at 9.48 and Regency Centers (REG) at 8.15 command a richer price per dollar of sales than most peers, sitting in the upper P/S ratio quartile of their industries.

Regency Centers (REG) at 2.08 is valued about in line with its industry on P/B ratio, while Essex Property Trust (ESS) at 3.30 carries an above-peer premium to book — ESS is pricier on assets.

Valuation Metrics