Regency Centers vs Simon Property
Simon Property is the larger business, with $6.36bn of revenue in fiscal 2025 against $1.55bn for Regency Centers (4.1 times as much). Regency Centers grew faster (6.9% against 6.7%). Simon Property kept more of each dollar of sales as profit: a net margin of 72.7% against 34.0%. Regency Centers carries less debt relative to equity (68.6% against 549.0%).
| Latest fiscal year | Regency CentersREG, 2025 | Simon PropertySPG, 2025 |
|---|---|---|
| Revenue | $1.55bn | $6.36bn |
| Revenue growth | 6.9% | 6.7% |
| Net income | $527m | $4.62bn |
| Operating margin | 72.3% | 49.9% |
| Net margin | 34.0% | 72.7% |
| Return on equity | 7.7% | 113.5% |
| Free cash flow | — | $3.20bn |
| Cash | $121m | $823m |
| Total debt | $4.74bn | $28.60bn |
| Debt to equity | 68.6% | 549.0% |
| Dividend per share | — | — |
| Dividend yield | 3.8% | — |
| Share buybacks | — | $227m |
| Employees | 507 | — |
| Market value | $13.73bn | $71.81bn |
| Price vs our value range | — | — |
| Moat score | 59 (Moderate) | 75 (Strong) |
| Insider trades, 12 months | 0 buys, 12 sales | 61 buys, 1 sales |