Data as of the October 19, 2026 close. Every figure on this page is checked against at least two independent sources, or two separate SEC filings, before it is published. How we verify data.
Federal Realty Investment Trust (FRT) and Regency Centers (REG) are both retail REITs, with Federal Realty Investment Trust classed as Mixed-Use Shopping Centers and Regency Centers as Grocery-Anchored Shopping Centers. Here is how they compare on verified numbers as of the October 19, 2026 close, from dividends and debt to rate sensitivity and returns this year.
| Measure | Federal Realty Investment Trust (FRT) | Regency Centers (REG) |
|---|---|---|
| Share price | $104.77 | $72.41 |
| Market cap | $9.1B | $13.3B |
| Dividend yield | 4.43% | 4.17% |
| Annual dividend per share | $4.64† | $3.02 |
| Pays | Quarterly | Quarterly |
| Consecutive years of dividend increases | 25+ | 12 |
| Dividend growth per year, 2020 to 2025 | 1.1% | 3.8% |
| Dividend increase in 2026 (confirmed in filings) | Not yet confirmed | No increase |
| Liabilities to assets | 60.1% (June 30) | 45.5% (June 30) |
| Revenue growth, latest quarter vs a year earlier | +7.8% | +8.6% |
| Price change year to date | +3.9% | +4.9% |
| Price change since Sept. 15 | -8.0% | -2.2% |
| 52-week range (closing) | $94.87 to $127.13 | $67.16 to $82.68 |
| Typical move per 0.25-point rise in the 10-year yield | -2.6% | -3.3% |
| REIT Rankings grade | B 80 | B 81 |
| Third-quarter 2026 results | Not yet filed; page updates when it is | Not yet filed; page updates when it is |
A plus sign on a dividend streak means it reaches the start of our 25-year data window, so the true streak may be longer.
† The current dividend rate is above the per-share dividend in the latest 10-Q, consistent with a recent increase. The prior rate is confirmed by the filing; the new rate comes from payment records and is confirmed when the next 10-Q is filed.
Who Leads on Each Measure
| Measure | Leader |
|---|---|
| Higher dividend yield | Federal Realty Investment Trust |
| Longer dividend growth streak | Federal Realty Investment Trust |
| Faster five-year dividend growth | Regency Centers |
| Lower leverage | Regency Centers |
| Less sensitive to rising rates | Federal Realty Investment Trust |
| Better price change this year | Regency Centers |
| Higher REIT Rankings grade | Regency Centers |
Where They Differ
Federal Realty Investment Trust pays the higher yield, 4.43% against 4.17% for Regency Centers. Federal Realty Investment Trust has the longer record of raising its dividend, 25+ straight years against 12. Federal Realty Investment Trust carries more leverage, with liabilities equal to 60.1% of assets against 45.5%. Over the past year Regency Centers has been more sensitive to Treasury yields, typically moving -3.3% for each 0.25-point rise in the 10-year yield against -2.6% for Federal Realty Investment Trust. This year Federal Realty Investment Trust shares have moved +3.9% and Regency Centers shares +4.9%.
Read the full profiles for portfolio, tenant and balance sheet detail: Federal Realty Investment Trust and Regency Centers.
How These Numbers Are Checked
Prices, returns and 52-week ranges are computed separately from Nasdaq and Cboe records and must agree. Dividend rates are checked against the per-share dividends in each company’s latest 10-Q, growth streaks against their 10-K filings, and leverage and revenue come from the balance sheets and income statements filed with the SEC. Third-quarter results replace the latest-quarter figures as soon as each company files. How we verify data.
Frequently Asked Questions
Which pays a higher dividend, FRT or REG?
Federal Realty Investment Trust yields 4.43% and pays $4.64 a share a year (quarterly); Regency Centers yields 4.17% and pays $3.02 (quarterly), as of October 19, 2026.
Which has raised its dividend longer, FRT or REG?
Federal Realty Investment Trust: 25+ consecutive years of increases; Regency Centers: 12 consecutive years of increases. Five-year dividend growth: 1.1% for Federal Realty Investment Trust and 3.8% for Regency Centers.
Which has more debt, FRT or REG?
On the latest balance sheets, Federal Realty Investment Trust’s liabilities equal 60.1% of total assets and Regency Centers’s equal 45.5%. Book leverage is one measure; debt maturities and interest coverage matter too.
Which is more sensitive to interest rates, FRT or REG?
Over the past year, Federal Realty Investment Trust has typically moved -2.6% and Regency Centers -3.3% for each 0.25-point rise in the 10-year Treasury yield. Since September 15, 2026, Federal Realty Investment Trust has moved -8.0% and Regency Centers -2.2%.
Is FRT or REG the better investment?
REIT Rankings does not make buy, sell or hold calls. On our grades, which measure dividend safety, balance sheet, portfolio, growth and valuation, Federal Realty Investment Trust scores 80 and Regency Centers scores 81, so Regency Centers rates higher on business quality. Which suits you depends on whether you value current yield, dividend growth or lower rate risk more.
Related Pages
Best Retail REITs · Kimco Realty vs. Regency Centers · All REIT comparisons
REIT Rankings publishes data and grades, not investment advice. Nothing on this page is a recommendation to buy, sell or hold any security. Do your own research or consult a licensed advisor.
Why buy the REIT when you can own the asset?
Net lease REITs typically yield 4.5% to 6.5%. Direct ownership of a single-tenant NNN property leased to the same investment-grade tenants historically trades at 6% to 7.5% cap rates, plus depreciation benefits and 1031 exchange eligibility that REIT shareholders never receive. For investors with $1 million or more, the after-tax gap is large.
See the $2M After-Tax Comparison