Regency Centers vs FRT: which stock is doing better?
Regency Centers and FRT are business rivals. Where they compete: open-air / mixed-use necessity-based retail REIT. Here is how the two stocks, and the businesses behind them, compare over the past year.
Updated Oct 9, 2026
FRT ahead
On Stox’s P3 score, which combines market beat, staying power and business growth, FRT rates 50 and Regency Centers 44. Over the past year Regency Centers is +1% and FRT +9%, against +16% for the S&P 500. Regency Centers has grown revenue faster, +12% against +7%. By type, Regency Centers is a Sleepy Staple and FRT a Churning Winner.
The past year
REG against FRT, each set to $100 a year ago. Select a measure in the table below to chart it for both.
REG and FRT side by side
Ahead marks the stronger reading on each line; for the typical day and the deepest fall it marks the steadier stock. Select a row with a chart to see both over the year.
| Measure | REG | FRT | Ahead |
|---|---|---|---|
P3 score Market beat, staying power and business growth combined | 44Middling | 50Middling | FRT |
Past year Share price change | +1% | +9% | FRT |
Past 3 months Share price change | −10% | −13% | REG |
Past month Share price change | −4% | −8% | REG |
Market beat Return against the market, past year | 41Middling | 56Middling | FRT |
Staying power How steadily it has led, 52 weeks | 64Middling | 29Weak | REG |
Business growth Revenue, margins and cash flow growth | 33Middling | 78Strong | FRT |
Money flow Buying against selling on volume, 60 days | 7Weak | 3Weak | REG |
Revenue growth Past four quarters against the year before | +12% | +7% | REG |
Operating margin Operating profit as a share of revenue, past four quarters | 47% | 42% | REG |
Typical day Average daily move over the past year | 1.6% | 1.6% | Level |
Deepest fall From a high, past year | −14% | −17% | REG, held up |
Market value What the market values the company at | $13.2B | $9.2B | |
Type Its Stox Atlas type | Sleepy Staple | Churning Winner | |
Group Stocks it moves with | REITs / real estate | REITs / real estate | Same group |
How to read this page
How it’s measured. Scores from Stox rank each stock against about 1,200 large US stocks and funds, where 100 is best; P3 combines market beat, staying power and business growth. Returns are share-price changes. The typical day is the average true range over 14 days as a share of the price, averaged over the past year.
Sources. Daily prices and company financial statements from Financial Modeling Prep; scores and curated rivals from Stox.
A higher score describes a stronger past year, not what comes next.
Rivals are chosen by the markets the two businesses compete in, not by sector labels.
For financial statements, valuation and news, see REG and FRT on Stox.
This page is information, not investment advice. About our data and methods ›