Sifting through countless of stocks in the Retail REITs industry can be tedious, and sometimes two stocks are just too similar to judge which is the better investment. If you’re on the fence about investing in Federal Realty Investment Trust or Regency Centers Corporation because you’re not sure how they measure up, it’s important to compare them on a few factors before making your decision.

Read on to learn how Federal Realty Investment Trust and Regency Centers Corporation compare based on key financial metrics to determine which better meets your investment needs.

About Federal Realty Investment Trust and Regency Centers Corporation

Federal Realty Investment Trust is a recognized leader in the ownership, operation and redevelopment of high-quality retail-based properties. They are located primarily in major coastal markets and select underserved regions that have strong economic and demographic fundamentals. Federal Realty's mission is to deliver long-term, sustainable growth through investing in communities where retail demand exceeds supply. This includes a portfolio of open-air shopping centers and mixed-use destinations—such as Santana Row, Pike & Rose, and Assembly Row, which together reflect the company's ability to create distinctive, high-performing environments that serve as vibrant destinations for their communities. Federal Realty's 104 properties include approximately 3,800 tenants in 29.0 million commercial square feet, and approximately 2,500 residential units. It is based in North Bethesda, Maryland. Federal Realty Investment Trust was incorporated in 1962 in Maryland.

Regency Centers Corporations is a pre-eminent national owner, operator, and developer of shopping centers located in suburban trade areas with compelling demographics. Our portfolio includes thriving properties merchandised with highly productive grocers, restaurants, service providers, and best-in-class retailers that connect to their neighborhoods, communities, and customers. Operating as a fully integrated real estate company, Regency Centers is a qualified real estate investment trust (REIT) that is self-administered, self-managed, and an S&P 500 Index member. Regency Centers Corporation was incorporated in 1963 and is based in Jacksonville, Florida.

Latest Retail REITs and Federal Realty Investment Trust, Regency Centers Corporation Stock News

As of July 31, 2026, Federal Realty Investment Trust had a $10.7 billion market capitalization, compared to the Retail REITs median of $4.7 million. Federal Realty Investment Trust’s stock is up 23.1% in 2026, down 1.6% in the previous five trading days and up 32.6% in the past year.

Currently, Federal Realty Investment Trust’s price-earnings ratio is 25.1. Federal Realty Investment Trust’s trailing 12-month revenue is $1.3 billion with a 32.6% net profit margin. Year-over-year quarterly sales growth most recently was 7.5%. Analysts expect adjusted earnings to reach $4.017 per share for the current fiscal year. Federal Realty Investment Trust currently has a 3.6% dividend yield.

As of July 31, 2026, Regency Centers Corporation had a $14.7 billion market cap, putting it in the 82nd percentile of all stocks. Regency Centers Corporation’s stock is up 16.3% in 2026, down 2.3% in the previous five trading days and up 11.05% in the past year.

Currently, Regency Centers Corporation’s price-earnings ratio is 27.5. Regency Centers Corporation’s trailing 12-month revenue is $1.7 billion with a 33.0% net profit margin. Year-over-year quarterly sales growth most recently was 10.0%. There are no analysts providing consensus earnings estimates for the current fiscal year. Regency Centers Corporation currently has a 3.8% dividend yield.

How We Compare Federal Realty Investment Trust and Regency Centers Corporation Stock Grades

Stock evaluation requires access to huge amounts of data and the knowledge and time to sift through it all, make sense of financial ratios, read income statements and analyze recent stock movements. AAII created A+ Investor, a robust data suite that condenses data research in an actionable and customizable way suitable for investors of all knowledge levels, to help investors streamline and work through such data.

AAII’s proprietary stock grades come with A+ Investor. These offer intuitive A‐F grades for each of five key investing factors: value, growth, momentum, earnings estimate revisions and quality. Here, we’ll take a closer look at Federal Realty Investment Trust and Regency Centers Corporation’s stock grades to see how they measure up against one another.

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Federal Realty Investment Trust and Regency Centers Corporation Stock Value Grades

Company	Ticker	Value
Federal Realty Investment Trust	FRT	D
Regency Centers Corporation	REG	D

Successful stock investing involves buying low and selling high, so stock valuation is an important consideration for stock selection.

Buying stocks that are going to go up typically means buying stocks that are undervalued in the first place, although momentum investors may argue that point.

AAII’s A+ Investor Value Grade derives from a stock’s value score. The Value Score is the percentile rank of the average of the percentile ranks of the price-to-sales ratio, price-earnings ratio, enterprise-value-to-EBITDA (EV/EBITDA) ratio, shareholder yield, price-to-book-value ratio and price-to-free-cash-flow ratio. The score is variable, meaning it can consider all six ratios or, should any of the six ratios not be valid, the remaining ratios that are valid. To be assigned a Value Score, stocks must have a valid (non-null) ratio and corresponding ranking for at least two of the six valuation ratios.

Stocks with a Value Score from 81 to 100 are considered deep value, those with a score between 61 and 80 are a good value and so on.

Federal Realty Investment Trust has a Value Score of 22, which is Expensive. Regency Centers Corporation has a Value Score of 22, which is Expensive.

The Value Stock Winner: No Clear Winner

Neither Federal Realty Investment Trust or Regency Centers Corporation has a high enough value grade to be considered a “winner.” Investors who are considering these companies should do additional due diligence and research to see if either could be a good addition to their portfolio. It’s important to look at a wide range of financial metrics in order to determine if Federal Realty Investment Trust or Regency Centers Corporation is the better investment when it comes to value.

Federal Realty Investment Trust and Regency Centers Corporation’s Quality Grades

Company	Ticker	Quality
Federal Realty Investment Trust	FRT	C
Regency Centers Corporation	REG	C

Like the Value Grade, AAII’s A+ Investor Quality Grade comes from the percentile rank of key metrics. Specifically, the Quality Score is the percentile rank of the average of the percentile ranks of return on assets (ROA), return on invested capital (ROIC), gross profit relative to assets, buyback yield, change in total liabilities to assets, accruals, Z double prime bankruptcy risk (Z) score and the F-Score.

The score is variable, meaning it can consider all eight measures or, should any of the eight measures not be valid, the remaining measures that are valid. To be assigned a Quality Score, stocks must have a valid (non-null) measure and corresponding ranking for at least four of the eight quality measures.

The Quality Score is used to assess the underlying “quality” of a particular stock. A higher-quality stock possesses traits associated with upside potential and reduced downside risk. Backtesting of the Quality Grade shows that stocks with higher grades, on average, outperformed stocks with lower grades over the period of 1998 through 2019.

Stocks receive better grades (higher scores) for having higher scores for the quality subcomponents and worse grades (lower scores) for lower scores for the subcomponents.

Federal Realty Investment Trust has a Quality Score of 54, which is Average. Regency Centers Corporation has a Quality Score of 52, which is Average.

The Quality Stock Winner: No Clear Winner

Neither Federal Realty Investment Trust or Regency Centers Corporation has a high enough Quality Grade to be considered a “winner.” Investors who are considering these companies should do additional due diligence and research to see if either could be a good addition to their portfolios. It’s important to look at a wide range of financial metrics in order to determine if Federal Realty Investment Trust or Regency Centers Corporation is the better investment when it comes to quality.

Federal Realty Investment Trust and Regency Centers Corporation’s Momentum Grades

Company	Ticker	Momentum
Federal Realty Investment Trust	FRT	B
Regency Centers Corporation	REG	C

Momentum grades help to uncover stocks experiencing anomalously high rates of return; research finds that stocks with high relative levels of momentum tend to outperform, whereas those with low levels of momentum tend to continue underperforming. Momentum is based on the price change of a stock over a specified period relative to all other stocks.

Typically, AAII looks at the weighted relative strength over the trailing four quarters. The weighted four-quarter relative strength rank is the relative price change for each of the past four quarters. The most recent quarterly price change is given a weight of 40% and each of the three previous quarters are given a weighting of 20%.

Federal Realty Investment Trust has a Momentum Score of 65, which is Strong. Regency Centers Corporation has a Momentum Score of 48, which is Average.

The Momentum Grade Winner: Federal Realty Investment Trust

As you can clearly see from the Momentum Grade breakdown above, Federal Realty Investment Trust is considered to have stronger momentum compared to Regency Centers Corporation. For those specifically looking for companies that have stronger momentum compared to other companies in the same industry, Federal Realty Investment Trust could be a good stock to invest in. However, it’s important for investors to analyze multiple factors based on a wide range of metrics before deciding whether to buy.

Other Federal Realty Investment Trust and Regency Centers Corporation Grades

In addition to Momentum, Quality and Value, A+ Investor also provides grades for Growth and Estimate Revisions.

Earnings estimate revisions scores take into account the magnitude of a company’s earnings surprise in its last two reported fiscal quarters. Often, surprises beget further surprises‐or at least continued sales growth (the exact opposite is generally true, too).

Growth investing builds on the idea that stocks of companies exhibiting strong, consistent and prolonged growth outperform those of slower-growth companies. AAII measures growth through consistency of annual sales growth, five-year sales growth rankings adjusted for extreme levels, and consistency of positive annual cash from operations.

These 2 key factors, when combined with the above, provide a holistic view into a particular stock. Further, by joining A+ Investor you can see whether Federal Realty Investment Trust and Regency Centers Corporation pass any of our 60+ stock screens that have outperformed the market since their creation.

So, Which Is the Better Investment, Federal Realty Investment Trust or Regency Centers Corporation Stock?

Overall, Federal Realty Investment Trust stock has a Value Score of 22, Momentum Score of 65 and Quality Score of 54.

Regency Centers Corporation stock has a Value Score of 22, Momentum Score of 48 and Quality Score of 52.

Comparing Federal Realty Investment Trust and Regency Centers Corporation’s grades, scores and metrics can act as a solid basis to determine whether they may be a good investment or not. You’ll also want to look at your portfolio’s asset allocation as well as your risk tolerance and financial goals to see if either of these stocks would make a good fit for you. AAII can help you figure out which investments align with your individual needs and preferences.

Investors are encouraged to do their own due diligence and research. In this way, individuals can effectively become managers of their own assets‐without having to rely on others for financial independence. You can count on AAII for timeless articles on financial planning and stock-picking, unbiased research and actionable analysis.

A+ Investor adds to our qualitative teaching with a powerful data suite to help you whittle down investment choices to find stocks, exchange-traded funds (ETFs) or mutual funds that meet your needs.

AAII Disclaimer

We make no representations or warranties that any investor will, or is likely to, achieve profits similar to those shown, because past, hypothetical or simulated performance is not necessarily indicative of future results. Before making an investment decision, you should consider your circumstances and whether the information on our content is applicable to your situation. This information was prepared in good faith, and we accept no liability for any errors or omissions. The full disclaimer can be read here.