American Tower vs Simon Property (AMT vs SPG)
American Tower (AMT) vs Simon Property (SPG) in plain English: P/E, growth, margins, debt and dividend side by side, key differences and which fits each investor profile.
American Tower (AMT) and Simon Property (SPG) compete in real estate. Here are American Tower and Simon Property side by side with their real figures as of November 4, 2026: what sets them apart, which fits each kind of investor and the most common questions, without telling you whether to buy American Tower or Simon Property.
American Tower vs Simon Property: the figures
| Figure | American Tower | Simon Property |
|---|---|---|
| Share price | $194.86 (November 4, 2026) | $228.50 (November 4, 2026) |
| Market cap | $90.4 billion | $86.7 billion |
| P/E (TTM) | 27.4x | 16.1x |
| Forward P/E | 27.8x | 33.7x |
| Revenue growth (quarter) | +2.5% | +19.5% |
| Net margin (TTM) | 30.1% | 66.6% |
| Net debt / EBITDA | 6.1x | 5.5x |
| Dividend yield | 3.82% | 4.01% |
| Beta | 0.84 | 1.31 |
American Tower and Simon Property figures from Yahoo Finance, the same source the Fintols analysis uses, retrieved on November 4, 2026; N/A means that American Tower or Simon Property figure is not available, and we never estimate it.
3 key differences between American Tower and Simon Property
- Profitability: for every 100 of sales, Simon Property keeps 66.6 as net profit and American Tower keeps 30.1.
- Valuation: American Tower trades at 27.4x its annual earnings and Simon Property at 16.1x; the market pays more for each dollar of American Tower profit, usually because it expects more growth.
- Growth: Simon Property grew sales +19.5% year on year in its latest quarter, against +2.5% for American Tower.
American Tower or Simon Property: which fits your profile
- If you want growth: Simon Property is growing faster today, so it fits better with investors who put business growth first, usually accepting a higher P/E and a bumpier ride.
- If you want income (dividends): Simon Property pays the higher dividend relative to its price.
- If you prefer caution: Simon Property has less debt relative to its profit, which usually gives more room in a bad year.
- If price is what matters most to you: Simon Property trades on the lower P/E; check first whether that is an opportunity or a sign of a business that grows less.
Neither American Tower nor Simon Property wins on everything, and owning both is also an option: spreading money across several companies or an index fund reduces what rides on each one.
How American Tower and Simon Property make money
American Tower (AMT)
American Tower is a REIT that leases space on its cell towers to wireless carriers. It reports property segments by region, with U.S. and Canada the largest, followed by Latin America, Europe, and Africa and Asia-Pacific, plus a data center segment built around CoreSite and a small services business. Full American Tower analysis.
Simon Property (SPG)
Simon Property Group is a U.S. REIT that owns shopping malls, Premium Outlets and The Mills centers. It earns most of its money from rent paid by retailers and restaurants, plus some revenue tied to tenant sales. It operates mainly in the United States, with interests in Asia, Europe and Taubman Realty. Full Simon Property analysis.
Frequently asked questions: American Tower vs Simon Property
Is American Tower or Simon Property the better stock?
Choosing between American Tower and Simon Property depends on what you are looking for. Simon Property is growing faster right now, and Simon Property trades on the lower P/E. Fintols does not tell you whether to buy American Tower or Simon Property: it shows you the differences so you can decide.
Which pays a higher dividend, American Tower or Simon Property?
As of November 4, 2026, Simon Property yields 4.01% and American Tower yields 3.82%. Also check how much of their profit American Tower and Simon Property pay out: if it is more than they earn, it cannot last.
Which is more expensive, American Tower or Simon Property?
On P/E, American Tower (27.4x) is more expensive than Simon Property (16.1x) as of November 4, 2026. A higher P/E can be justified if earnings grow faster, so compare it with each company's growth in the table.
Can I own both American Tower and Simon Property?
Yes. Many people spread their money across several companies, such as American Tower and Simon Property, or use index funds so they do not depend on just one. If you are starting out, decide how much you want to invest and for how long before buying American Tower or Simon Property.
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More companies like American Tower and Simon Property: real estate stocks. Educational content about American Tower and Simon Property, not investment advice.