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.
Kimco Realty (KIM) and Regency Centers (REG) are both retail REITs, classed as Grocery-Anchored Shopping Centers on REIT Rankings. 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 | Kimco Realty (KIM) | Regency Centers (REG) |
|---|---|---|
| Share price | $22.69 | $72.41 |
| Market cap | $15.2B | $13.3B |
| Dividend yield | 4.94% | 4.17% |
| Annual dividend per share | $1.12† | $3.02 |
| Pays | Quarterly | Quarterly |
| Consecutive years of dividend increases | 1 | 12 |
| Dividend growth per year, 2020 to 2025 | n/a | 3.8% |
| Dividend increase in 2026 (confirmed in filings) | Not yet confirmed | No increase |
| Liabilities to assets | 48.0% (June 30) | 45.5% (June 30) |
| Revenue growth, latest quarter vs a year earlier | +4.9% | +8.6% |
| Price change year to date | +11.9% | +4.9% |
| Price change since Sept. 15 | -1.3% | -2.2% |
| 52-week range (closing) | $19.78 to $26.38 | $67.16 to $82.68 |
| Typical move per 0.25-point rise in the 10-year yield | -3.9% | -3.3% |
| REIT Rankings grade | B 78 | B 81 |
| Third-quarter 2026 results | Not yet filed; page updates when it is | Not yet filed; page updates when it is |
† 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 | Kimco Realty |
| Longer dividend growth streak | Regency Centers |
| Lower leverage | Regency Centers |
| Less sensitive to rising rates | Regency Centers |
| Better price change this year | Kimco Realty |
| Higher REIT Rankings grade | Regency Centers |
Where They Differ
Kimco Realty pays the higher yield, 4.94% against 4.17% for Regency Centers. Regency Centers has the longer record of raising its dividend, 12 straight years against 1. Kimco Realty carries more leverage, with liabilities equal to 48.0% of assets against 45.5%. Over the past year Kimco Realty has been more sensitive to Treasury yields, typically moving -3.9% for each 0.25-point rise in the 10-year yield against -3.3% for Regency Centers. This year Kimco Realty shares have moved +11.9% and Regency Centers shares +4.9%.
Read the full profiles for portfolio, tenant and balance sheet detail: Kimco Realty 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, KIM or REG?
Kimco Realty yields 4.94% and pays $1.12 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, KIM or REG?
Kimco Realty: 1 consecutive years of increases; Regency Centers: 12 consecutive years of increases. Five-year dividend growth: n/a for Kimco Realty and 3.8% for Regency Centers.
Which has more debt, KIM or REG?
On the latest balance sheets, Kimco Realty’s liabilities equal 48.0% 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, KIM or REG?
Over the past year, Kimco Realty has typically moved -3.9% and Regency Centers -3.3% for each 0.25-point rise in the 10-year Treasury yield. Since September 15, 2026, Kimco Realty has moved -1.3% and Regency Centers -2.2%.
Is KIM 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, Kimco Realty scores 78 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 · Federal Realty Investment Trust 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