EXR vs. REG: Extra Space Storage vs. Regency Centers Stock Comparison
How do Extra Space Storage (EXR) and Regency Centers (REG) stack up? This page sets them side by side across company profile, performance and risk, profitability, growth, financial strength, dividends, and valuation, with selected fundamentals also measured against each stock's industry-group peers.
Company Profile
Extra Space Storage (EXR) and Regency Centers (REG) both fall under the Equity Real Estate Investment Trusts (REITs) industry group, but EXR is classified in Specialized REITs while REG is classified in Retail REITs.
Both Extra Space Storage (EXR) and Regency Centers (REG) are REITs — read their payout ratios and P/E alongside FFO (funds from operations) rather than at face value.
| Profile Item | EXR | REG |
|---|---|---|
| Name | Extra Space Storage Inc. | Regency Centers Corporation |
| Country/Region | United States | United States |
| GICS Sector | Real Estate | Real Estate |
| GICS Industry Group | Equity Real Estate Investment Trusts (REITs) | Equity Real Estate Investment Trusts (REITs) |
| GICS Industry | Specialized REITs | Retail REITs |
| GICS Sub-Industry | Self-Storage REITs | Retail REITs |
| Market Capitalization | 34.73 billion USD | 13.99 billion USD |
| Currency | USD | USD |
| Exchange | NYSE | Nasdaq |
| Listing Date | August 16, 2004 | October 29, 1993 |
| Security Type | REIT | REIT |
Price Performance
Cumulative Growth
Trailing Returns
Calendar-Year Returns
Performance Metrics
| Metric | EXR | REG |
|---|---|---|
| Total Return (1Y) | 26.81% | 12.94% |
| Total Return (3Y, Annualized) | 15.90% | 12.85% |
| Total Return (5Y, Annualized) | 0.02% | 4.68% |
Risk Profile
Drawdown History
Return Distribution
Risk Metrics
| Metric | EXR | REG |
|---|---|---|
| Volatility (1Y, Annualized) | 22.51% | 16.15% |
| Beta (5Y) | 1.05 | 0.79 |
| Max Drawdown (5Y) | -51.36% | -30.09% |
| Avg. Volume (3M) | 1.28M | 1.24M |
Risk-Adjusted Performance
Risk-Return Positioning
Risk-Adjusted Metrics
| Metric | EXR | REG |
|---|---|---|
| Sharpe Ratio (1Y) | 1.00 | 0.54 |
| Sortino Ratio (1Y) | 1.54 | 0.82 |
Profitability
ROE (TTM)
Both Extra Space Storage (EXR) at 7.71% 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.
EXR
Equity Real Estate Investment Trusts (REITs) industry group
7.71%
- Max
- 22.74%
- Q3
- 10.54%
- EXR
- 7.71%
- Median
- 6.38%
- Q1
- 1.69%
- Min
- -10.86%
REG
Equity Real Estate Investment Trusts (REITs) industry group
7.67%
- Max
- 22.74%
- Q3
- 10.54%
- REG
- 7.67%
- Median
- 6.38%
- Q1
- 1.69%
- Min
- -10.86%
Net Margin (TTM)
Neither Extra Space Storage (EXR) 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.
Operating Margin (TTM)
Neither side reports a meaningful operating margin: for Extra Space Storage (EXR) 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
| Metric | EXR | REG |
|---|---|---|
| ROE (TTM) | 7.71% | 7.67% |
| ROA (TTM) | 3.39% | 3.28% |
| Net Margin (TTM) | -- | -- |
| Operating Margin (TTM) | -- | -- |
| Gross Margin (TTM) | -- | -- |
Growth
Revenue Growth
Both Extra Space Storage (EXR) at 3.70% 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
EPS growth isn't a meaningful figure for either Extra Space Storage (EXR) in Equity Real Estate Investment Trusts (REITs) or Regency Centers (REG) in Equity Real Estate Investment Trusts (REITs) under our convention.
Growth Metrics
| Metric | EXR | REG |
|---|---|---|
| Revenue Growth (YoY) | 3.70% | 6.85% |
| Revenue Growth (3Y CAGR) | 20.63% | 8.27% |
| EPS Growth (YoY) | -- | -- |
| EPS Growth (3Y CAGR) | -- | -- |
Financial Strength
Current Ratio (MRQ)
Both Extra Space Storage (EXR) at 0.87 and Regency Centers (REG) at 1.03 carry current ratio within their industries’ typical mid-ranges, suggesting balanced short-term liquidity relative to peers.
EXR
Equity Real Estate Investment Trusts (REITs) industry group
0.87
- Max
- 4.19
- Q3
- 2.11
- Median
- 1.31
- EXR
- 0.87
- Q1
- 0.62
- Min
- 0.06
REG
Equity Real Estate Investment Trusts (REITs) industry group
1.03
- Max
- 4.19
- Q3
- 2.11
- Median
- 1.31
- REG
- 1.03
- Q1
- 0.62
- Min
- 0.06
Debt / Equity (MRQ)
Both Extra Space Storage (EXR) at 1.03 and Regency Centers (REG) at 0.72 fund their balance sheets with roughly industry-typical debt-to-equity mixes.
EXR
Equity Real Estate Investment Trusts (REITs) industry group
1.03
- Max
- 2.72
- Q3
- 1.59
- EXR
- 1.03
- Median
- 0.99
- Q1
- 0.72
- Min
- 0.20
REG
Equity Real Estate Investment Trusts (REITs) industry group
0.72
- Max
- 2.72
- Q3
- 1.59
- Median
- 0.99
- REG
- 0.72
- Q1
- 0.72
- Min
- 0.20
Financial Strength Metrics
| Metric | EXR | REG |
|---|---|---|
| Current Ratio (MRQ) | 0.87 | 1.03 |
| Debt / Equity (MRQ) | 1.03 | 0.72 |
| Net Debt / EBITDA | 6.07 | 4.54 |
Dividends
Dividend Yield (TTM)
Both Extra Space Storage (EXR) at 4.05% and Regency Centers (REG) at 3.96% pay solid, industry-typical yields, sitting squarely within their peers’ usual range.
EXR
Equity Real Estate Investment Trusts (REITs) industry group
4.05%
- Max
- 8.62%
- Q3
- 5.95%
- Median
- 4.34%
- EXR
- 4.05%
- Q1
- 3.26%
- Min
- 0.00%
REG
Equity Real Estate Investment Trusts (REITs) industry group
3.96%
- Max
- 8.62%
- Q3
- 5.95%
- Median
- 4.34%
- REG
- 3.96%
- Q1
- 3.26%
- Min
- 0.00%
Dividend Payout Ratio (TTM)
An earnings-based payout ratio fits neither Extra Space Storage (EXR) 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
| Metric | EXR | REG |
|---|---|---|
| Dividend Yield (TTM) | 4.05% | 3.96% |
| Dividend Payout Ratio (TTM) | -- | -- |
Valuation
P/E Ratio (TTM)
P/E ratio is not a meaningful valuation yardstick for either Extra Space Storage (EXR) 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.
P/S Ratio (TTM)
Both Extra Space Storage (EXR) at 9.86 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.
EXR
Equity Real Estate Investment Trusts (REITs) industry group
9.86
- Max
- 14.47
- EXR
- 9.86
- Q3
- 8.02
- Median
- 5.98
- Q1
- 3.27
- Min
- 0.43
REG
Equity Real Estate Investment Trusts (REITs) industry group
8.15
- Max
- 14.47
- REG
- 8.15
- Q3
- 8.02
- Median
- 5.98
- Q1
- 3.27
- Min
- 0.43
P/B Ratio (MRQ)
Regency Centers (REG) at 2.08 is valued about in line with its industry on P/B ratio, while Extra Space Storage (EXR) at 2.59 carries an above-peer premium to book — EXR is pricier on assets.
EXR
Equity Real Estate Investment Trusts (REITs) industry group
2.59
- Max
- 4.06
- EXR
- 2.59
- Q3
- 2.53
- Median
- 1.64
- Q1
- 1.06
- Min
- 0.21
REG
Equity Real Estate Investment Trusts (REITs) industry group
2.08
- Max
- 4.06
- Q3
- 2.53
- REG
- 2.08
- Median
- 1.64
- Q1
- 1.06
- Min
- 0.21
Valuation Metrics
| Metric | EXR | REG |
|---|---|---|
| P/E Ratio (TTM) | -- | -- |
| P/S Ratio (TTM) | 9.86 | 8.15 |
| P/B Ratio (MRQ) | 2.59 | 2.08 |
| Free Cash Flow Yield (TTM) | -- | -- |