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EQR vs REG
Which Stock Would AI Choose? Equity Residential (EQR) vs. Regency Centers (REG) Stock Comparison
Key Takeaways
- EQR focuses on multifamily residential properties in major U.S. metro areas, while REG specializes in grocery-anchored retail centers, creating distinct sector exposures within the REIT space.
- Recent market activity shows REG delivering stronger year-to-date total returns compared to broader benchmarks, supported by solid same-property net operating income growth in prior quarters.
- EQR maintains a large portfolio of approximately 85,000 apartment units concentrated in coastal and high-growth markets, offering exposure to residential rental demand trends.
- REG reports stable operating metrics with upcoming second-quarter 2026 earnings expected to highlight funds from operations around $1.20 per share.
- Both stocks operate as real estate investment trusts (REITs), providing dividend income potential but facing interest rate sensitivity and sector-specific risks such as occupancy rates and consumer spending patterns.
- Relative positioning favors REG in recent momentum indicators, though EQR benefits from diversified geographic presence across dynamic urban centers.
Introduction
Equity Residential (EQR) and Regency Centers (REG) represent two prominent real estate investment trusts (REITs) with complementary yet differentiated business models in the residential and retail property sectors. This comparison examines their recent performance, operational profiles, and market positioning to assist investors and traders evaluating exposure to U.S. real estate equities. Participants in the REIT sector, income-focused portfolios, or those monitoring interest-rate-sensitive assets may find the analysis relevant amid evolving economic conditions and sector rotation dynamics.
EQR Overview and Recent Performance
Equity Residential (EQR) owns and operates a portfolio of approximately 312 multifamily rental properties comprising over 85,000 apartment units, with primary concentration in major coastal markets and selective exposure to high-growth inland metros. In recent weeks, the stock has reflected broader multifamily REIT trends influenced by rental demand patterns, occupancy levels, and macroeconomic factors such as employment data and housing affordability. Market sentiment has incorporated ongoing monitoring of interest rate trajectories, which can affect borrowing costs and property valuations for residential-focused REITs.
REG Overview and Recent Performance
Regency Centers (REG) develops, owns, and manages grocery-anchored shopping centers across the United States, emphasizing locations with essential retail tenants. Recent market activity has featured steady share price appreciation, with the stock reaching new 52-week highs near $82–83 amid positive same-property net operating income growth reported in the first quarter of 2026. Sentiment has been supported by expectations surrounding the upcoming second-quarter earnings release, projected to show funds from operations near $1.20 per share, alongside year-to-date total returns exceeding 22%.
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Head-to-Head Comparison
Equity Residential (EQR) and Regency Centers (REG) differ markedly in business models, with EQR centered on apartment leasing and REG on retail property ownership. Growth drivers for EQR tie closely to residential migration and employment trends in urban centers, whereas REG benefits from consistent foot traffic at grocery-anchored sites. Recent momentum has favored REG through stronger year-to-date gains and upcoming earnings visibility, while EQR offers broader geographic diversification. Risk factors include interest-rate sensitivity for both, with EQR additionally exposed to housing market cycles and REG to retail tenant health. Sector exposure positions EQR in multifamily residential and REG in necessity-based retail, influencing relative performance across economic regimes.
Tickeron AI Verdict
Based on observable factors including recent price consistency, earnings visibility, and relative positioning, Tickeron’s AI would currently assign a higher probabilistic preference to REG over EQR. This assessment draws from stronger documented year-to-date momentum and upcoming catalyst potential for REG, balanced against EQR’s stable but comparatively muted recent activity. Outcomes remain subject to evolving market conditions and sector-specific developments.
Disclaimer
The information on this webpage is provided for general informational and educational purposes only and is not intended as investment advice, a recommendation to purchase or sell any security, or an offer or solicitation related to investments. It does not consider your personal financial situation, goals, or risk profile, and all investing carries inherent risks, including the possibility of losing your entire investment. For more details, please review our full disclaimer.
Disclaimers and LimitationsTo compare these two companies we present long-term analysis, their fundamental ratings and make comparative short-term technical analysis which are presented below. The conclusion is EQR is a Buy and REG is a Hold.
Long-Term Analysis
It is best to consider a long-term outlook for a ticker by using Fundamental Analysis (FA) ratings. The rating of 1 to 100, where 1 is best and 100 is worst, is divided into thirds. The first third (a green rating of 1-33) indicates that the ticker is undervalued; the second third (a grey number between 34 and 66) means that the ticker is valued fairly; and the last third (red number of 67 to 100) reflects that the ticker is undervalued. We use an FA Score to show how many ratings show the ticker to be undervalued (green) or overvalued (red).
EQR’s FA Score shows that 1 FA rating(s) are green whileREG’s FA Score has 0 green FA rating(s).
- EQR’s FA Score: 1 green, 4 red.
- REG’s FA Score: 0 green, 5 red.
Short-Term Analysis
It is best to consider a short-term outlook for a ticker by using Technical Analysis (TA) indicators. We use Odds of Success as the percentage of outcomes which confirm successful trade signals in the past.
If the Odds of Success (the likelihood of the continuation of a trend) for each indicator are greater than 50%, then the generated signal is confirmed. A green percentage from 90% to 51% indicates that the ticker is in a bullish trend. A red percentage from 90% - 51% indicates that the ticker is in a bearish trend. All grey percentages are below 50% and are considered not to confirm the trend signal.
EQR’s TA Score shows that 3 TA indicator(s) are bullish while REG’s TA Score has 3 bullish TA indicator(s).
- EQR’s TA Score: 3 bullish, 5 bearish.
- REG’s TA Score: 3 bullish, 5 bearish.
Price Growth
EQR (@Media Conglomerates) experienced а -2.08% price change this week, while REG (@Real Estate Investment Trusts) price change was -2.26% for the same time period.
The average weekly price growth across all stocks in the @Media Conglomerates industry was -0.90%. For the same industry, the average monthly price growth was -2.15%, and the average quarterly price growth was -0.32%.
The average weekly price growth across all stocks in the @Real Estate Investment Trusts industry was -4.56%. For the same industry, the average monthly price growth was -1.64%, and the average quarterly price growth was +14.33%.
Reported Earning Dates
EQR is expected to report earnings on Nov 03, 2026.
REG is expected to report earnings on Oct 29, 2026.
Industries' Descriptions
@Media Conglomerates (-0.90% weekly)Companies that operate in these three (or more) areas: broadcasting, cable TV, publishing and movies/entertainment. The companies usually have a large share in these markets. Walt Disney Co . is an example.
@Real Estate Investment Trusts (-4.56% weekly)A real estate investment trust (REIT) is a company any that owns, and in most cases, operates, income-producing real estate – ranging from office and apartment buildings to warehouses, hospitals, shopping centers, hotels and timberlands. Some REITs are involved in financing real estate. Equity REITs invest in and own properties, while mortgage REITs own and invest in property mortgages. REITs are required by law to pay out at least 90% of their annual taxable income (excluding capital gains) to shareholders in the form of dividends. Some REITs could be more cyclical than others; for example, when an economy is undergoing a recession, hotel REITs could be more vulnerable, compared to say healthcare REIT given that healthcare needs are less likely to depend on economic cycles. American Tower Corporation, Prologis, Inc. and Crown Castle International Corp are some of the biggest REIT companies in the U.S.
| EQR | REG | EQR / REG | |
| Capitalization | 24.9B | 14.7B | 169% |
| EBITDA | 2.25B | 1.19B | 189% |
| Gain YTD | 8.989 | 18.556 | 48% |
| P/E Ratio | 28.90 | 27.06 | 107% |
| Revenue | 3.13B | 1.59B | 197% |
| Total Cash | 36.4M | N/A | - |
| Total Debt | 8.57B | 5.6B | 153% |
EQR | REG | ||
|---|---|---|---|
OUTLOOK RATING 1..100 | 62 | 50 | |
VALUATION overvalued / fair valued / undervalued 1..100 | 72 Overvalued | 60 Fair valued | |
PROFIT vs RISK RATING 1..100 | 94 | 35 | |
SMR RATING 1..100 | 79 | 78 | |
PRICE GROWTH RATING 1..100 | 50 | 35 | |
P/E GROWTH RATING 1..100 | 31 | 72 | |
SEASONALITY SCORE 1..100 | 50 | 50 |
Tickeron ratings are formulated such that a rating of 1 designates the most successful stocks in a given industry, while a rating of 100 points to the least successful stocks for that industry.
REG's Valuation (60) in the Real Estate Investment Trusts industry is in the same range as EQR (72). This means that REG’s stock grew similarly to EQR’s over the last 12 months.
REG's Profit vs Risk Rating (35) in the Real Estate Investment Trusts industry is somewhat better than the same rating for EQR (94). This means that REG’s stock grew somewhat faster than EQR’s over the last 12 months.
REG's SMR Rating (78) in the Real Estate Investment Trusts industry is in the same range as EQR (79). This means that REG’s stock grew similarly to EQR’s over the last 12 months.
REG's Price Growth Rating (35) in the Real Estate Investment Trusts industry is in the same range as EQR (50). This means that REG’s stock grew similarly to EQR’s over the last 12 months.
EQR's P/E Growth Rating (31) in the Real Estate Investment Trusts industry is somewhat better than the same rating for REG (72). This means that EQR’s stock grew somewhat faster than REG’s over the last 12 months.
| EQR | REG | |
|---|---|---|
| RSI ODDS (%) | 4 days ago 54% | 5 days ago 54% |
| Stochastic ODDS (%) | 4 days ago 54% | 4 days ago 53% |
| Momentum ODDS (%) | 4 days ago 53% | 4 days ago 46% |
| MACD ODDS (%) | 4 days ago 58% | 4 days ago 48% |
| TrendWeek ODDS (%) | 4 days ago 53% | 4 days ago 45% |
| TrendMonth ODDS (%) | 4 days ago 53% | 4 days ago 49% |
| Advances ODDS (%) | 6 days ago 52% | 8 days ago 51% |
| Declines ODDS (%) | 4 days ago 53% | 4 days ago 40% |
| BollingerBands ODDS (%) | 4 days ago 54% | 4 days ago 52% |
| Aroon ODDS (%) | N/A | 4 days ago 53% |
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EQR and
Correlation & Price change
A.I.dvisor indicates that over the last year, EQR has been closely correlated with AVB. These tickers have moved in lockstep 88% of the time. This A.I.-generated data suggests there is a high statistical probability that if EQR jumps, then AVB could also see price increases.