Simon Property Group Inc. (SPG): price, analyst ratings, earnings and fundamentals
Updated 16 September 2026, 08:02 ET
Simon Property Group Inc. (SPG) closed at $204.10 on 15 September 2026, down 0.4%. The stock is down 7.0% over one month and up 11.9% over one year. It trades 14.4% below its 52-week high of $238.50. Analysts recorded 15 actions in the last 90 days; the median price target of $222 is 8.8% above the last close. The company last reported on 10 August 2026 for Q2 2026: EPS of $3.12 against an estimate of $3.18, a miss of 1.9%, on revenue of $1.8 billion.
Price and performance
Performance figures use dividend and split adjusted closes over trading sessions, so a one-year move compares the last close with the close 252 sessions earlier. The 52-week range uses the adjusted daily highs and lows of the same window. Read the guide: Momentum, trend and technical indicators.
The live chart with technical indicators is in the app: open SPG in FundSpec.
Analyst ratings
Over the last 90 days FundSpec recorded 15 analyst actions on SPG from 12 firms: 14 maintained or reiterated a view and 1 downgrade. Price targets were 13 raised and 1 lowered. The most recent targets from 13 firms range from $207 to $285, with a median of $222, 8.8% above the last close.
| Date | Firm | Action | Price target |
|---|---|---|---|
| 14 Sep 2026 | Evercore ISI Group | Maintains In-Line | $226.00 to $219.00 |
| 27 Aug 2026 | Mizuho | Maintains Neutral | $211.00 to $226.00 |
| 20 Aug 2026 | Scotiabank | Maintains Sector Perform | $220.00 to $222.00 |
| 17 Aug 2026 | Citigroup | Maintains Neutral | $205.00 to $230.00 |
| 17 Aug 2026 | Barclays | Maintains Equal-Weight | $213.00 to $215.00 |
| 11 Aug 2026 | Ladenburg Thalmann | Maintains Buy | $250.00 to $275.00 |
| 11 Aug 2026 | Stifel | Maintains Hold | $194.00 to $209.00 |
| 21 Jul 2026 | Piper Sandler | Maintains Overweight | $230.00 to $285.00 |
| 9 Jul 2026 | UBS | Maintains Neutral | $199.00 to $222.00 |
| 7 Jul 2026 | Evercore ISI Group | Maintains In-Line | $208.00 to $215.00 |
A price target is one firm's twelve-month view, and the median across firms is a steadier reading than any single call. Upgrades and downgrades matter more when they change a rating, not only a target. Read the guide: What analyst ratings and price targets actually tell you.
Every action with the firm's history is in Analyst Ratings.
Earnings
The next report is scheduled for 2 November 2026 after the close for Q3 2026, with EPS expected at $3.32 on revenue of $1.7 billion. Simon Property Group Inc. beat the EPS estimate in 4 of its last 8 reported quarters.
| Period | Reported | EPS estimate | EPS actual | Surprise | Revenue |
|---|---|---|---|---|---|
| Q2 2026 | 10 Aug 2026 | $3.18 | $3.12 | -1.89% | $1.8B |
| Q1 2026 | 11 May 2026 | $2.98 | $2.91 | -2.35% | $1.8B |
| Q4 2025 | 2 Feb 2026 | $2.57 | $3.49 | +35.80% | $1.8B |
| Q3 2025 | 3 Nov 2025 | $2.24 | $3.25 | +45.09% | $1.6B |
| Q2 2025 | 4 Aug 2025 | $2.15 | $3.15 | +46.51% | $1.5B |
| Q1 2025 | 12 May 2025 | $2.91 | $2.67 | -8.25% | $1.5B |
| Q4 2024 | 4 Feb 2025 | $3.41 | $3.68 | +7.92% | $1.6B |
| Q3 2024 | 1 Nov 2024 | $3.00 | $2.84 | -5.33% | $1.5B |
An earnings surprise is the reported EPS against the consensus estimate on the day. The price reaction depends as much on guidance and on what was already priced in as on the surprise itself. Read the guide: Earnings season: estimates, surprises and price reaction.
Estimates, confirmed dates and alerts for every company are in Earnings.
Fundamentals
For the period ended 30 June 2026, Simon Property Group Inc. reported revenue of $1.8 billion and net income of $574.1 million. On a trailing twelve month basis the company shows revenue growth of 15.02%, a gross margin of 73.02%, an operating margin of 47.40% and a return on equity of 156.41%.
Income statement
| Line | Amount |
|---|---|
| Revenue | $1,790,598,000 |
| Selling, General & Administrative Expenses | $12,004,000 |
| Depreciation & Amortization | $459,876,000 |
| Total Operating Expenses | $966,500,000 |
| Operating Profit | $824,098,000 |
| Interest Expense | $281,164,000 |
| Net Income | $574,130,000 |
Cash flow
| Line | Amount |
|---|---|
| Cash from Operating Activities | $1,195,563,000 |
| Cash from Investing Activities | -$127,328,000 |
| Capital Expenditures | $236,889,000 |
| Cash from Financing Activities | -$592,099,000 |
| Share Repurchases | $160,727,000 |
| Free Cash Flow | $958,674,000 |
Assets
| Line | Amount |
|---|---|
| Cash & Cash Equivalents | $1,019,091,000 |
| Operating Lease Right-of-Use Assets | $731,200,000 |
| Goodwill Intangible Assets, Net | $20,098,000 |
| Total Assets | $39,709,266,000 |
Liabilities and equity
| Line | Amount |
|---|---|
| Long-term Debt | $28,699,607,000 |
| Operating Lease Liabilities, Long-term | $727,902,000 |
| Minority Interest | $1,140,284,000 |
| Other Borrowings | $24,599,000 |
| Total Liabilities | $33,862,739,000 |
| Preferred Stock | $40,287,000 |
| Additional Paid In Capital | $12,394,125,000 |
| Retained Earnings | -$5,128,188,000 |
| Treasury Stock | -$2,638,101,000 |
| Other Accumulated Comprehensive Income | -$233,740,000 |
| Total Stockholders Equity | $4,434,416,000 |
| Total Liability & Stockholders Equity | $39,709,266,000 |
Figures as filed with the SEC for the period ended 30 June 2026, in US dollars.
FundSpec fundamental metrics
Each metric is computed from the company's filings and ranked against every company FundSpec covers; the percentile is the share of covered companies with a lower value.
Leverage
| Metric | Value | Percentile | What it measures |
|---|---|---|---|
| Debt/Assets | 0.72 | 92nd | Calculated as the ratio of Short-Term Debt + Long-Term Debt / Total Assets. The higher the ratio, the higher the degree of leverage, and consequently, financial risk |
| Debt/Equity | 6.47 | 97th | Calculated as the ratio of Total Liabilities / Shareholders' Equity. The ratio indicates how much debt a company is using to finance its assets relative to the amount of value represented in shareholders’ equity |
| Degree of Combined Leverage | 0.69 | 51st | This ratio summarizes the combined effect that the degree of operating leverage (DOL) and the degree of financial leverage have on earnings per share (EPS), given a particular change in sales |
| Degree of Financial Leverage | 1.48 | 83rd | Calculated as the ratio of Percentage change in EPS / Percentage change in EBIT. A higher degree of financial leverage means that the company has more volatile EPS. |
| Degree of Operational Leverage | 0.46 | 50th | Calculated as the ratio of Percentage change in EBIT / Percentage change in revenue. It is a measure of how earnings for the company is impacted by its sales activity. |
| Long Term Debt/Long Term Capital | 0.87 | 87th | Calculated as Long-Term Debt / (Long-Term Debt + Shareholders' Equity). The ratio is an indicator of the company's leverage |
Earnings Growth (EBIT)
| Metric | Value | Percentile | What it measures |
|---|---|---|---|
| EBIT Pct Growth 3 year CAGR | 7.4% | 22nd | The EBIT compound annual growth rate (CAGR) over the past 3 years |
| EBIT Pct Growth 5 year CAGR | 9.7% | 98th | The Adjusted EBIT compound annual growth rate (CAGR) over the past 5 years |
Profitability
| Metric | Value | Percentile | What it measures |
|---|---|---|---|
| Free Cashflow Margin Pct | 46.4% | 96th | Calculated as the ratio of Free Cashflow from Operating Activities / Net Sales. It measures how much per dollar of revenue the company is able to convert into free cash flow. |
| Gross Margin Pct | 73.0% | 85th | Calculated as the ratio of Revenue - Cost of Goods Sold (COGS) / Revenue. The gross margin represents the percent of total sales revenue that the company retains after incurring the direct costs associated with producing the goods and services sold by a company. |
| Operating Margin Pct | 47.4% | 95th | Calculated as the ratio of (Revenue - (Cost of Goods Sold + Labour + Sales, General & Administrative)) / Revenue. Operating margins are important because they measure efficiency. The higher the operating margin, the more profitable a company's core business is. |
| Operating Profit Pct Growth | 7.0% | 50th | The Operating Profit growth rate over the trailing twelve months (TTM) |
| Operating Profit Pct Growth 3 year CAGR (FY) | 7.4% | 56th | The Operating Profit compound annual growth rate (CAGR) over the past 3 years |
| Operating Profit Pct Growth 5 year CAGR (FY) | 9.7% | 65th | The Operating Profit compound annual growth rate (CAGR) over the past 5 years |
| Return on Assets Pct | 14.8% | 94th | Calculated as the ratio of Net Income / Total Assets. It is an indicator of how efficient the company is at using its assets to generate earnings. |
| Return on Equity Pct | 156.4% | 99th | Calculated as the ratio of Net Income / Shareholders' equity. It is a measure of how much profit a company generates with the money shareholders have invested. |
Cashflow
| Metric | Value | Percentile | What it measures |
|---|---|---|---|
| FCF Pct Growth | 2.4% | 45th | The Free Cash Flow growth rate over the trailing twelve months (TTM) |
| FCF Pct Growth 3 year CAGR | 3.7% | 44th | The Free Cash Flow compound annual growth rate (CAGR) over the past 3 years |
| FCF Pct Growth 5 year CAGR | 6.7% | 40th | The Free Cash Flow compound annual growth rate (CAGR) over the past 5 years |
| FCF Return on Assets Pct | 8.8% | 82nd | Calculated as the ratio of Cashflow from Operations / Total Assets. A high cash return on assets means a company is generating more cash flow from every asset dollar |
| Operating Cashflow Pct Growth | 2.5% | 46th | The Operating Cashflow growth rate over the trailing twelve months (TTM) |
| Operating Cashflow Pct Growth 3 year CAGR (FY) | 2.5% | 47th | The Operating Cashflow compound annual growth rate (CAGR) over the past 3 years |
| Operating Cashflow Pct Growth 5 year CAGR (FY) | 4.0% | 52nd | The Operating Cashflow compound annual growth rate (CAGR) over the past 5 years |
Earnings Growth (Net Income)
| Metric | Value | Percentile | What it measures |
|---|---|---|---|
| Net Income Pct Growth | 120.7% | 83rd | The Net Income growth rate over the trailing twelve months (TTM) |
| Net Income Pct Growth 3 year CAGR | 29.6% | 82nd | The Net Income compound annual growth rate (CAGR) over the past 3 years |
| Net Income Pct Growth 5 year CAGR | 26.0% | 85th | The Net Income compound annual growth rate (CAGR) over the past 5 years |
Top Line Growth
| Metric | Value | Percentile | What it measures |
|---|---|---|---|
| Revenue Pct Growth | 15.0% | 70th | The Revenue (Sales) growth rate over the trailing twelve months (TTM) |
| Revenue Pct Growth 3 year CAGR | 8.5% | 61st | The Revenue (Sales) compound annual growth rate (CAGR) over the past 3 years |
| Revenue Pct Growth 5 year CAGR | 8.2% | 54th | The Revenue (Sales) compound annual growth rate (CAGR) over the past 5 years |
Margins and returns say how much of each dollar of sales becomes profit and how hard the balance sheet is working; leverage and liquidity say how much room the company has when conditions turn. Read the guide: A practical guide to discounted cash flow valuation.
Fair value, peer multiples and the full statement history are in the app: open SPG in FundSpec.
Insider activity
In the last 90 days insiders filed 35 transactions: 31 acquisitions covering 7,747,122 shares and 4 disposals covering 9,811 shares. Acquisitions include awards and option exercises as well as open market purchases. The largest by value was a disposal of 5,821 shares by Eli Simon, Director, CEO/PRESIDENT/COO on 31 August 2026, worth about $1.2 million at the transaction price.
| Date | Insider | Title | Type | Shares | Price | Value |
|---|---|---|---|---|---|---|
| 31 Aug 2026 | Eli Simon | Director, CEO/PRESIDENT/COO | Disposal | 5,821 | $214.56 | $1.2M |
| 31 Aug 2026 | Richard S Sokolov | Director | Disposal | 2,306 | $214.56 | $495K |
| 31 Aug 2026 | Kevin M Kelly | ASST. GENERAL COUNSEL/SEC. | Disposal | 1,434 | $214.56 | $308K |
| 31 Aug 2026 | Matthew A Jackson | SVP, ASSISTANT TREASURER | Disposal | 250 | $214.56 | $54K |
| 20 Aug 2026 | Eli Simon | Director, CEO/PRESIDENT/COO | Acquisition | 7,679,189 | ||
| 20 Aug 2026 | Eli Simon | Director, CEO/PRESIDENT/COO | Acquisition | 8,000 | ||
| 20 Aug 2026 | Eli Simon | Director, CEO/PRESIDENT/COO | Acquisition | 57,546 | ||
| 30 Jun 2026 | Reuben S Leibowitz | Director | Acquisition | 430 | $223.14 | $96K |
| 30 Jun 2026 | Larry C Glasscock | Director | Acquisition | 330 | $223.14 | $74K |
| 30 Jun 2026 | Daniel C. Smith | Director | Acquisition | 314 | $223.14 | $70K |
| 30 Jun 2026 | Gary M Rodkin | Director | Acquisition | 209 | $223.14 | $47K |
| 30 Jun 2026 | Glyn Aeppel | Director | Acquisition | 199 | $223.14 | $44K |
| 30 Jun 2026 | Stefan M Selig | Director | Acquisition | 187 | $223.14 | $42K |
| 30 Jun 2026 | Marta R Stewart | Director | Acquisition | 179 | $223.14 | $40K |
| 30 Jun 2026 | Peggy Roe | Director | Acquisition | 80 | $223.14 | $18K |
Insider filings record what officers and directors did with their own shares. Disposals are often planned sales or tax related, so a pattern across several insiders says more than one filing.
SEC filings
The latest filing is a 10-Q from 10 August 2026.
| Filed | Form | Document |
|---|---|---|
| 10 Aug 2026 | 10-Q | View on sec.gov |
| 11 May 2026 | 10-Q | View on sec.gov |
| 25 Feb 2026 | 10-K | View on sec.gov |
| 6 Nov 2025 | 10-Q | View on sec.gov |
| 7 Aug 2025 | 10-Q | View on sec.gov |
| 12 May 2025 | 10-Q | View on sec.gov |
| 21 Feb 2025 | 10-K | View on sec.gov |
| 8 Nov 2024 | 10-Q | View on sec.gov |
| 7 Aug 2024 | 10-Q | View on sec.gov |
| 7 May 2024 | 10-Q | View on sec.gov |
Company profile
- Exchange
- NYSE
- Sector
- REITs and Investment Holdings
- Industry
- Trading
- Chief executive
- David E. Simon
- Employees
- 3,300
- Website
- simon.com
- SEC CIK
- 0001063761
Simon is a real estate investment trust engaged in the ownership of premier shopping, dining, entertainment and mixed-use destinations. Simon is an S&P 100 company (Simon Property Group, NYSE: SPG)
Sector and peers
Simon Property Group Inc. is part of the REITs and Investment Holdings sector, which FundSpec tracks across 181 companies.
Companies in the same industry by market capitalization:
WELL Welltower Inc.PLD Prologis, Inc.EQIX Equinix Inc.AMT American Tower Corp. /Ma/DLR Digital Realty Trust, Inc.O Realty Income Corp.PSA Public StorageVTR Ventas, Inc.
Put two of them side by side in Compare.
In FundSpec: the fair value estimate, the momentum reading, relative valuation against sector and industry peers, unusual options activity and AI model signals for SPG are available to subscribers, with the same screen in the iOS and Android apps.
Open SPG in FundSpec