Indianapolis, Indiana-based Simon Property Group, Inc. (SPG) is a leading publicly traded real estate investment trust in the United States, engaged in acquiring, owning, and leasing shopping, dining, entertainment, and mixed-use destinations. The company has a market capitalization of $71.4 billion and owns or has an interest in 229 properties totaling 183 million square feet across North America, Asia, and Europe.
SPG stock has rallied the broader market over the past year, surging 27.9% compared to the S&P 500 Index’s ($SPX) 19.3% surge. Moreover, in 2026, the stock has risen nearly 19.2%, outperforming the SPX’s 12.4% rise as well.
Focusing on its industry benchmark, the State Street Real Estate Select Sector SPDR ETF (XLRE) has grown 9% over the past year, underperforming the stock. In 2026, XLRE has grown 10.6% and has also lagged behind the stock.
On Aug. 11, SPG stock declined marginally following the release of its Q2 2026 earnings. The company’s revenue for the quarter amounted to $1.8 billion, surpassing the Street’s estimates. Moreover, its adjusted FFO for the period came in at $3.29, also topping Wall Street’s estimates. Simon Property expects full-year funds from operations in the range of $13.20 to $13.30 per share.
For the current year, which ends in December, analysts expect SPG’s FFO to rise 3.7% year-over-year to $13.20 on a diluted basis. The company has surpassed the consensus estimate in each of the last four quarters.
Among the 21 analysts covering SPG stock, the consensus is a “Moderate Buy.” That’s based on seven “Strong Buy” ratings and 14 “Holds.”
The configuration has grown more bearish over the past months, with the stock now having seven “Strong Buy” ratings, down from nine recorded three months ago.
On Aug. 17, Barclays analyst Richard Hightower maintained a “Hold” rating on Simon Property and set a price target of $215.
SPG’s mean price target of $233.70 offers an upside of 5.9% compared to the current market price. Its Street-high target of $285 implies a robust 29.2% upside from current levels.
