Advertisement
FRT vs REG
Which Stock Would AI Choose? Federal Realty Investment Trust (FRT) vs. Regency Centers (REG) Stock Comparison
Key Takeaways
- Both FRT and REG are leading retail real estate investment trusts (REITs) focused on high-quality shopping centers in affluent markets.
- FRT offers a higher dividend yield at 4.04% compared to REG's 3.78%, backed by the longest consecutive dividend increase streak in the REIT industry at 58 years.
- Recent market activity shows stronger momentum for FRT, with gains outpacing REG over the past month, amid positive leasing trends and upcoming Q1 earnings.
- REG holds a larger market cap of approximately $15 billion versus FRT's $9.7 billion, reflecting broader national exposure.
- Valuation metrics favor FRT with a lower P/E ratio of 23.9 versus REG's 28.5, suggesting relative value in recent trading.
- Year-to-date, REG edges out with 17% gains compared to FRT's 13%, driven by portfolio expansions.
Introduction
This stock comparison examines FRT and REG, two prominent retail REITs specializing in grocery-anchored shopping centers and mixed-use properties. Investors seeking stable income through dividends, exposure to resilient retail real estate, or diversification in commercial property portfolios may find value in analyzing their relative performance. With both companies navigating interest rate dynamics and consumer spending trends in recent market activity, this head-to-head review highlights key differences in momentum, valuation, and growth drivers to inform stock comparison decisions.
FRT Overview and Recent Performance
Federal Realty Investment Trust (FRT) is an S&P 500 REIT owning and operating over 100 premier retail and mixed-use properties primarily in affluent coastal markets across the Northeast, Mid-Atlantic, and Southeast U.S. Recent weeks have seen FRT stock exhibit resilient performance, trading around $112 with year-to-date gains of about 13% and 23% over the past year. Sentiment has been bolstered by record leasing volumes, strong rent spreads, and core funds from operations (FFO—a key REIT profitability metric) growth guidance of 5.8% for 2026. Upcoming Q1 earnings on May 1 are anticipated to show FFO of $1.82 per share, up 7.1% year-over-year, amid positive analyst upgrades and a focus on development pipelines.
REG Overview and Recent Performance
Regency Centers (REG), also an S&P 500 member since 2017, owns and develops nearly 500 shopping centers nationwide, targeting suburban areas with high demographics and essential retail anchors like grocery stores. In recent market activity, REG shares have traded near $80, posting year-to-date returns of roughly 17% amid portfolio enhancements such as Whole Foods-anchored projects. Performance reflects steady occupancy and revenue growth expectations, with Q1 earnings due April 29 projecting $400.9 million in revenue and $1.21 FFO per share. Investor interest persists due to redevelopment initiatives and resilient same-store net operating income (NOI—a measure of property revenue after expenses).
Trending AI Robots
Tickeron’s Trending AI Robots page showcases a curated selection of over 25 top-performing AI trading bots from its library of 351 bots that generate real-time signals across thousands of tickers, including stocks like FRT and REG. These bots employ machine learning for pattern recognition and sector correlations, displaying key stats such as win rates often exceeding 80% in select models, profit factors, and average trade durations. Varieties span trading styles like short-term scalping (5-60 minute timeframes), swing trading, and longer holds; strategies include technical analysis, fundamental screening, and volatility-based approaches (low to high); with agent types from signal-only to fully managed virtual portfolios. Ideal for current conditions, they adapt to market shifts, offering diversified performance ranges tailored to investor risk profiles. Explore Trending AI Robots to identify bots suited to your strategy.
Head-to-Head Comparison
Both FRT and REG thrive on grocery-anchored retail models resilient to e-commerce, but FRT emphasizes premium mixed-use urban infill with higher barriers to entry, while REG pursues broader suburban scale. Growth drivers differ: FRT leverages mark-to-market rents and developments for 5-6% FFO growth, versus REG's acquisitions and redevelopments. Recent momentum tilts to FRT with superior short-term gains, though REG leads YTD. Risk factors include interest rate sensitivity for both, but FRT's coastal concentration adds weather exposure, offset by unmatched dividend reliability. Sector-wise, both benefit from retail recovery, yet FRT's lower P/E signals better value amid positive sentiment shifts.
Tickeron AI Verdict
Tickeron’s AI models currently favor FRT over REG due to its trend consistency, higher dividend yield, attractive valuation, and recent outperformance in momentum indicators. With stable catalysts like earnings growth and leasing strength, FRT appears better positioned probabilistically for relative upside in the near term, though REG remains competitive on scale and YTD returns.
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.
To 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 FRT is a Buy and REG is a StrongBuy.
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).
FRT’s FA Score shows that 1 FA rating(s) are green whileREG’s FA Score has 1 green FA rating(s).
- FRT’s FA Score: 1 green, 4 red.
- REG’s FA Score: 1 green, 4 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.
FRT’s TA Score shows that 4 TA indicator(s) are bullish while REG’s TA Score has 4 bullish TA indicator(s).
- FRT’s TA Score: 4 bullish, 4 bearish.
- REG’s TA Score: 4 bullish, 5 bearish.
Price Growth
FRT (@Real Estate Investment Trusts) experienced а +2.68% price change this week, while REG (@Real Estate Investment Trusts) price change was +4.27% for the same time period.
The average weekly price growth across all stocks in the @Real Estate Investment Trusts industry was +3.49%. For the same industry, the average monthly price growth was +6.12%, and the average quarterly price growth was +17.95%.
Reported Earning Dates
FRT is expected to report earnings on Jul 31, 2026.
REG is expected to report earnings on Jul 29, 2026.
Industries' Descriptions
@Real Estate Investment Trusts (+3.49% 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.
| FRT | REG | FRT / REG | |
| Capitalization | 10.9B | 14.7B | 74% |
| EBITDA | 1.09B | 1.19B | 92% |
| Gain YTD | 27.614 | 18.541 | 149% |
| P/E Ratio | 21.81 | 27.59 | 79% |
| Revenue | 1.31B | 1.59B | 83% |
| Total Cash | 116M | N/A | - |
| Total Debt | 4.93B | 5.6B | 88% |
FRT | REG | ||
|---|---|---|---|
OUTLOOK RATING 1..100 | 23 | 33 | |
VALUATION overvalued / fair valued / undervalued 1..100 | 63 Fair valued | 60 Fair valued | |
PROFIT vs RISK RATING 1..100 | 54 | 34 | |
SMR RATING 1..100 | 54 | 79 | |
PRICE GROWTH RATING 1..100 | 14 | 26 | |
P/E GROWTH RATING 1..100 | 74 | 71 | |
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 FRT (63). This means that REG’s stock grew similarly to FRT’s over the last 12 months.
REG's Profit vs Risk Rating (34) in the Real Estate Investment Trusts industry is in the same range as FRT (54). This means that REG’s stock grew similarly to FRT’s over the last 12 months.
FRT's SMR Rating (54) in the Real Estate Investment Trusts industry is in the same range as REG (79). This means that FRT’s stock grew similarly to REG’s over the last 12 months.
FRT's Price Growth Rating (14) in the Real Estate Investment Trusts industry is in the same range as REG (26). This means that FRT’s stock grew similarly to REG’s over the last 12 months.
REG's P/E Growth Rating (71) in the Real Estate Investment Trusts industry is in the same range as FRT (74). This means that REG’s stock grew similarly to FRT’s over the last 12 months.
| FRT | REG | |
|---|---|---|
| RSI ODDS (%) | 4 days ago 46% | 4 days ago 46% |
| Stochastic ODDS (%) | 4 days ago 46% | 4 days ago 39% |
| Momentum ODDS (%) | 4 days ago 60% | 4 days ago 51% |
| MACD ODDS (%) | 4 days ago 56% | 4 days ago 44% |
| TrendWeek ODDS (%) | 4 days ago 48% | 4 days ago 53% |
| TrendMonth ODDS (%) | 4 days ago 48% | 4 days ago 50% |
| Advances ODDS (%) | 4 days ago 50% | 4 days ago 50% |
| Declines ODDS (%) | 15 days ago 50% | 14 days ago 41% |
| BollingerBands ODDS (%) | 4 days ago 50% | N/A |
| Aroon ODDS (%) | 4 days ago 40% | 4 days ago 26% |
Advertisement
FRT and
Correlation & Price change
A.I.dvisor indicates that over the last year, FRT has been closely correlated with AKR. These tickers have moved in lockstep 84% of the time. This A.I.-generated data suggests there is a high statistical probability that if FRT jumps, then AKR could also see price increases.