EXR vs. REG: A Head-to-Head Stock Comparison

Updated on October 3, 2025

Here’s a clear look at EXR and REG, comparing key factors like historical performance, profitability, financial strength, growth, dividend, and valuation.

Company Profile

Both EXR and REG are Real Estate Investment Trusts (REITs). These entities are required to distribute the majority of their taxable income to shareholders, often resulting in higher dividend yields.

Symbol	EXR	REG
Company Name	Extra Space Storage Inc.	Regency Centers Corporation
Country	United States	United States
GICS Sector	Real Estate	Real Estate
GICS Industry	Specialized REITs	Retail REITs
Market Capitalization	30.99 billion USD	13.09 billion USD
Exchange	NYSE	NasdaqGS
Listing Date	August 16, 2004	October 29, 1993
Security Type	REIT	REIT

Historical Performance

This chart compares the performance of EXR and REG by tracking the growth of an initial $10,000 investment in each. Use the tabs to select the desired time period. Data is adjusted for dividends and splits.

EXR vs. REG: Growth of a $10,000 investment over the past one year.

Historical Performance at a Glance

Symbol	EXR	REG
5-Day Price Return	2.38%	1.44%
13-Week Price Return	-4.41%	1.38%
26-Week Price Return	-3.19%	-0.41%
52-Week Price Return	-20.48%	-0.19%
Month-to-Date Return	-1.84%	-1.11%
Year-to-Date Return	-5.79%	-2.49%
10-Day Avg. Volume	1.02M	1.21M
3-Month Avg. Volume	1.12M	1.15M
3-Month Volatility	28.92%	16.35%
Beta	1.16	0.96

Profitability

Return on Equity (TTM)

EXR

7.02%

Specialized REITs Industry

Max: 21.01%
Q3: 17.78%
Median: 8.42%
Q1: 6.83%
Min: -1.71%

EXR’s Return on Equity of 7.02% is on par with the norm for the Specialized REITs industry, indicating its profitability relative to shareholder equity is typical for the sector.

REG

6.01%

Retail REITs Industry

Max: 16.17%
Q3: 9.03%
Median: 6.12%
Q1: 3.81%
Min: -3.17%

REG’s Return on Equity of 6.01% is on par with the norm for the Retail REITs industry, indicating its profitability relative to shareholder equity is typical for the sector.

EXR vs. REG: A comparison of their Return on Equity (TTM) against their respective Specialized REITs and Retail REITs industry benchmarks.

Net Profit Margin (TTM)

EXR

29.51%

Specialized REITs Industry

Max: 70.20%
Q3: 38.00%
Median: 23.98%
Q1: 6.53%
Min: -1.41%

In the Specialized REITs industry, Net Profit Margin is often not the primary profitability metric.

REG

27.00%

Retail REITs Industry

Max: 75.53%
Q3: 49.82%
Median: 28.35%
Q1: 20.68%
Min: -8.79%

In the Retail REITs industry, Net Profit Margin is often not the primary profitability metric.

EXR vs. REG: A comparison of their Net Profit Margin (TTM) against their respective Specialized REITs and Retail REITs industry benchmarks.

Operating Profit Margin (TTM)

EXR

43.69%

Specialized REITs Industry

Max: 107.13%
Q3: 54.03%
Median: 42.12%
Q1: 16.28%
Min: 5.86%

In the Specialized REITs industry, Operating Profit Margin is often not the primary measure of operational efficiency.

REG

35.86%

Retail REITs Industry

Max: 102.11%
Q3: 58.14%
Median: 38.63%
Q1: 25.00%
Min: -8.87%

In the Retail REITs industry, Operating Profit Margin is often not the primary measure of operational efficiency.

EXR vs. REG: A comparison of their Operating Profit Margin (TTM) against their respective Specialized REITs and Retail REITs industry benchmarks.

Profitability at a Glance

Symbol	EXR	REG
Return on Equity (TTM)	7.02%	6.01%
Return on Assets (TTM)	3.39%	3.22%
Net Profit Margin (TTM)	29.51%	27.00%
Operating Profit Margin (TTM)	43.69%	35.86%
Gross Profit Margin (TTM)	71.25%	70.32%

Financial Strength

Current Ratio (MRQ)

EXR

0.30

Specialized REITs Industry

Max: 1.74
Q3: 1.08
Median: 0.58
Q1: 0.34
Min: 0.10

EXR’s Current Ratio of 0.30 falls into the lower quartile for the Specialized REITs industry. This indicates a tighter liquidity situation and a more constrained capacity to handle short-term debt than many of its competitors.

REG

0.68

Retail REITs Industry

Max: 1.74
Q3: 0.97
Median: 0.55
Q1: 0.32
Min: 0.07

REG’s Current Ratio of 0.68 aligns with the median group of the Retail REITs industry, indicating that its short-term liquidity is in line with its sector peers.

EXR vs. REG: A comparison of their Current Ratio (MRQ) against their respective Specialized REITs and Retail REITs industry benchmarks.

Debt-to-Equity Ratio (MRQ)

EXR

0.94

Specialized REITs Industry

Max: 5.86
Q3: 3.80
Median: 1.22
Q1: 0.73
Min: 0.16

EXR’s Debt-to-Equity Ratio of 0.94 is typical for the Specialized REITs industry, indicating its use of leverage is in line with the sector norm. This suggests a balanced approach to its capital structure.

REG

0.72

Retail REITs Industry

Max: 2.06
Q3: 1.27
Median: 0.92
Q1: 0.68
Min: 0.34

REG’s Debt-to-Equity Ratio of 0.72 is typical for the Retail REITs industry, indicating its use of leverage is in line with the sector norm. This suggests a balanced approach to its capital structure.

EXR vs. REG: A comparison of their Debt-to-Equity Ratio (MRQ) against their respective Specialized REITs and Retail REITs industry benchmarks.

Interest Coverage Ratio (TTM)

EXR

3.40

Specialized REITs Industry

Max: 5.24
Q3: 3.92
Median: 2.94
Q1: 2.07
Min: 1.14

EXR’s Interest Coverage Ratio of 3.40 is positioned comfortably within the norm for the Specialized REITs industry, indicating a standard and healthy capacity to cover its interest payments.

REG

4.31

Retail REITs Industry

Max: 4.31
Q3: 3.30
Median: 2.15
Q1: 1.29
Min: -0.08

REG’s Interest Coverage Ratio of 4.31 is in the upper quartile for the Retail REITs industry, signifying a strong and healthy capacity to meet its interest payments from operating profits.

EXR vs. REG: A comparison of their Interest Coverage Ratio (TTM) against their respective Specialized REITs and Retail REITs industry benchmarks.

Financial Strength at a Glance

Symbol	EXR	REG
Current Ratio (MRQ)	0.30	0.68
Quick Ratio (MRQ)	0.22	0.58
Debt-to-Equity Ratio (MRQ)	0.94	0.72
Interest Coverage Ratio (TTM)	3.40	4.31

Growth

Revenue Growth

EXR vs. REG: A side-by-side comparison of their Revenue Growth for the MRQ (YoY), TTM (YoY), 3-Year CAGR, and 5-Year CAGR periods.

EPS Growth

EXR vs. REG: A side-by-side comparison of their EPS Growth for the MRQ (YoY), TTM (YoY), 3-Year CAGR, and 5-Year CAGR periods.

Dividend

Dividend Yield (TTM)

EXR

4.60%

Specialized REITs Industry

Max: 6.92%
Q3: 5.29%
Median: 4.71%
Q1: 3.25%
Min: 2.16%

EXR’s Dividend Yield of 4.60% is consistent with its peers in the Specialized REITs industry, providing a dividend return that is standard for its sector.

REG

1.93%

Retail REITs Industry

Max: 6.92%
Q3: 5.10%
Median: 4.50%
Q1: 3.89%
Min: 2.37%

REG’s Dividend Yield of 1.93% is below the typical range for the Retail REITs industry. This indicates that shareholder returns are likely driven more by potential capital appreciation than by dividend income.

EXR vs. REG: A comparison of their Dividend Yield (TTM) against their respective Specialized REITs and Retail REITs industry benchmarks.

Dividend Payout Ratio (TTM)

EXR

140.88%

Specialized REITs Industry

Max: 338.69%
Q3: 202.75%
Median: 125.21%
Q1: 107.89%
Min: 16.73%

EXR’s Dividend Payout Ratio of 140.88% is within the typical range for the Specialized REITs industry, suggesting a balanced approach between shareholder payouts and company reinvestment.

REG

126.96%

Retail REITs Industry

Max: 195.40%
Q3: 125.60%
Median: 85.02%
Q1: 51.07%
Min: 12.86%

REG’s Dividend Payout Ratio of 126.96% is in the upper quartile for the Retail REITs industry. This indicates a strong commitment to shareholder returns but also suggests that a smaller portion of earnings is retained for reinvestment compared to many peers.

EXR vs. REG: A comparison of their Dividend Payout Ratio (TTM) against their respective Specialized REITs and Retail REITs industry benchmarks.

Dividend at a Glance

Symbol	EXR	REG
Dividend Yield (TTM)	4.60%	1.93%
Dividend Payout Ratio (TTM)	140.88%	126.96%

Valuation

Price-to-Earnings Ratio (TTM)

EXR

30.64

Specialized REITs Industry

Max: 119.95
Q3: 64.19
Median: 27.78
Q1: 23.88
Min: 5.25

The P/E Ratio is often not the primary metric for valuation in the Specialized REITs industry.

REG

65.79

Retail REITs Industry

Max: 42.04
Q3: 28.02
Median: 21.98
Q1: 15.79
Min: 6.89

The P/E Ratio is often not the primary metric for valuation in the Retail REITs industry.

EXR vs. REG: A comparison of their Price-to-Earnings Ratio (TTM) against their respective Specialized REITs and Retail REITs industry benchmarks.

Price-to-Sales Ratio (TTM)

EXR

9.04

Specialized REITs Industry

Max: 10.35
Q3: 8.84
Median: 8.28
Q1: 5.39
Min: 1.68

EXR’s P/S Ratio of 9.04 is in the upper echelon for the Specialized REITs industry. This means the company is valued richly on its revenue stream compared to its peers, suggesting the stock is priced for a high level of future performance.

REG

17.76

Retail REITs Industry

Max: 13.05
Q3: 9.54
Median: 6.95
Q1: 5.59
Min: 3.06

With a P/S Ratio of 17.76, REG trades at a valuation that eclipses even the highest in the Retail REITs industry. This implies the market has priced in exceptionally optimistic scenarios for future revenue growth, posing considerable valuation risk.

EXR vs. REG: A comparison of their Price-to-Sales Ratio (TTM) against their respective Specialized REITs and Retail REITs industry benchmarks.

Price-to-Book Ratio (MRQ)

EXR

2.27

Specialized REITs Industry

Max: 13.73
Q3: 7.48
Median: 2.56
Q1: 1.70
Min: 0.71

EXR’s P/B Ratio of 2.27 is within the conventional range for the Specialized REITs industry. This shows a balanced market view, where the stock’s price is neither at a significant premium nor a discount to the book value of its peers.

REG

1.94

Retail REITs Industry

Max: 2.70
Q3: 1.64
Median: 1.05
Q1: 0.91
Min: 0.58

REG’s P/B Ratio of 1.94 is in the upper tier for the Retail REITs industry. This indicates that investors are paying a premium relative to the company’s net assets, a valuation that hinges on its ability to generate superior profits.

EXR vs. REG: A comparison of their Price-to-Book Ratio (MRQ) against their respective Specialized REITs and Retail REITs industry benchmarks.

Valuation at a Glance

Symbol	EXR	REG
Price-to-Earnings Ratio (TTM)	30.64	65.79
Price-to-Sales Ratio (TTM)	9.04	17.76
Price-to-Book Ratio (MRQ)	2.27	1.94
Price-to-Free Cash Flow Ratio (TTM)	38.05	83.17