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Simon Property GroupSPG +2.03%79 Debt-to-Equity is 5.97 as of Mar. 2026, which is 28% below its 10-year median of 8.27. GuruFocus rates SPG with a GF Score™ of 79/100 and a GF Value™ of $180.59 (Modestly Overvalued). The stock has 8 warning signs investors should review. Among 689 REITs companies, Simon Property Group ranks worse than 97.82% on this metric.
A high debt to equity ratio generally means that a company has been aggressive in financing its growth with debt. This can result in volatile earnings as a result of the additional interest expense.
The historical rank and industry rank for Simon Property Group's Debt-to-Equity or its related term are showing as below:
SPG'
s Debt-to-Equity Range Over the Past 10 Years
Min: 4.96 Med: 8.27 Max: 14.64
Current: 5.97
During the past 13 years, the highest Debt-to-Equity Ratio of Simon Property Group was 14.64. The lowest was 4.96. And the median was 8.27.
SPG's Debt-to-Equity is ranked worse than 97.82% of 689
companies
in the REITs industry
Industry Median: 0.78
vs SPG: 5.97
Simon Property Group (NYSE:SPG) Debt-to-Equity Explanation
Because a company can increase its ROE % by having more financial leverage, it is important to watch the leverage ratio when investing in high ROE % companies.
Simon Property Group Debt-to-Equity Related Terms
Simon Property Group Debt-to-Equity Historical Data
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The historical data trend for Simon Property Group's Debt-to-Equity can be seen below:
* For Operating Data section: All numbers are indicated by the unit behind each term and all currency related amount are in USD. * For other sections: All numbers are in millions except for per share data, ratio, and percentage. All currency related amount are indicated in the company's associated stock exchange currency.
For the REIT - Retail subindustry, Simon Property Group's Debt-to-Equity, along with its competitors' market caps and Debt-to-Equity data, can be viewed below:
* Competitive companies are chosen from companies within the same industry, with headquarter located in same country, with closest market capitalization; x-axis shows the market cap, and y-axis shows the term value; the bigger the dot, the larger the market cap. Note that "N/A" values will not show up in the chart.
Simon Property Group Debt-to-Equity vs REITs Industry
For the REITs industry and Real Estate sector, Simon Property Group's Debt-to-Equity distribution charts can be found below:
* The bar in red indicates where Simon Property Group's Debt-to-Equity falls into.
* For Operating Data section: All numbers are indicated by the unit behind each term and all currency related amount are in USD. * For other sections: All numbers are in millions except for per share data, ratio, and percentage. All currency related amount are indicated in the company's associated stock exchange currency.
Simon Property Group (SPG) has a Debt-to-Equity of 5.97 as of Mar. 2026. Debt-to-Equity ratio represents the ratio of total debt to total company equity. View historical data on Simon Property Group and its competitors. This is 28% below median its historical median of 8.27. Over the past decade, Simon Property Group's Debt-to-Equity has ranged from 4.96 to 14.64. According to the industry distribution chart, Simon Property Group ranks #674 out of 689 companies in the REITs industry, placing it in the top 97.8%.
Is Simon Property Group's Debt-to-Equity too high?
Simon Property Group's current Debt-to-Equity of 5.97 is 28% below median its 10-year median of 8.27. Over the past 10 years, this metric has ranged from a low of 4.96 to a high of 14.64. The REITs industry median Debt-to-Equity is 0.78. Simon Property Group's value of 5.97 is 665.4% above this industry median. Based on the distribution chart, Simon Property Group ranks #674 out of 689 companies in the REITs industry, which is in the bottom quartile relative to peers. Overall, Simon Property Group has a GF Score™ of 79/100 and is considered Modestly Overvalued, reflecting its overall financial health beyond just this single metric.
How does Simon Property Group's Debt-to-Equity compare to O and KIM?
According to the REITs industry distribution chart, Simon Property Group ranks #674 out of 689 companies for Debt-to-Equity. This places Simon Property Group in the lower half of its industry. The industry median Debt-to-Equity is 0.78. Simon Property Group's value of 5.97 is 665.4% above this benchmark. Historically, Simon Property Group's own Debt-to-Equity has ranged from 4.96 to 14.64 over the past decade. While the company's 10-year median is 8.27 vs. the industry median of 0.78, Simon Property Group has consistently been above the industry average. See the competitive comparison table and distribution chart on this page for a detailed peer-by-peer breakdown.
What is a good Debt-to-Equity for a REITs company?
The median Debt-to-Equity among REITs companies is 0.78, based on 689 companies in the industry. Companies in the top quartile (top 25%) have a Debt-to-Equity significantly above this median, while those in the bottom quartile fall well below. However, Debt-to-Equity should not be evaluated in isolation — investors should consider it alongside profitability, growth, and financial strength metrics. Simon Property Group's current Debt-to-Equity of 5.97 is 665.4% above the industry median. Use the industry distribution chart on this page to see where any company falls relative to its peers.
What does a high Debt-to-Equity mean?
A high Debt-to-Equity can signal that a stock is expensive relative to its fundamentals. Debt-to-Equity ratio represents the ratio of total debt to total company equity. View historical data on Simon Property Group and its competitors. For the REITs industry, the median Debt-to-Equity is 0.78 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. Simon Property Group's current Debt-to-Equity is 5.97, which is 28% below median its own 10-year median of 8.27. However, context matters — high-growth companies often justify higher valuations. Always evaluate alongside other metrics like GF Score™ and GF Value™.
Is Simon Property Group stock overvalued right now?
Based on GuruFocus' analysis, Simon Property Group (SPG) is currently considered Modestly Overvalued. The stock's GF Value™ is $180.59, compared to a current price of $229.78 — trading 27.2% above its estimated fair value. The current Debt-to-Equity is 5.97, which is 28% below median its 10-year median of 8.27 and 665.4% above the REITs industry median of 0.78. Simon Property Group's overall GF Score™ is 79/100 with 8 warning signs to review. Investors should evaluate multiple metrics — including profitability, growth, and financial strength — before making a decision.
How is Debt-to-Equity calculated?
Debt-to-Equity is calculated from a company's financial statements. For Simon Property Group (SPG), the current Debt-to-Equity is 5.97 as of Mar. 2026. GuruFocus calculates this using data sourced from SEC filings and annual reports. See the calculation section and 30-year financial data on this page for the full breakdown.
Is Simon Property Group (SPG) Overvalued in 2026?
Based on GuruFocus' analysis, Simon Property Group stock appears to be overvalued.
The current stock price of $229.78 is trading 27.2% above its estimated GF Value™ of $180.59.
GuruFocus considers Simon Property Group to be Modestly Overvalued.
Key valuation signals for SPG:
Debt-to-Equity: 5.97 (28% below median its 10-year median of 8.27)
GF Value™: $180.59 vs. price of $229.78 (27.2% above fair value)
Industry Position: 665.4% above the REITs median (#674 of 689)
No single metric tells the full story. See the SPG stock analysis page for a complete view including 30-year financials, guru trades, and insider activity.
Simon Property Group is the largest retail real estate investment trust in the United States. Its portfolio includes an interest in 254 properties: 114 traditional malls, 108 premium outlets, 14 Mills centers (a combination of a traditional mall, outlet center, and big-box retailers), six lifestyle centers, and 12 other retail properties. Simon's portfolio averaged $736 in sales per square foot over the trailing 12 months. The company also owns a 22% interest in Klépierre, a European retail company with investments in shopping centers in 14 countries, and joint-venture interests in 33 premium outlets across 14 countries.
79GF Score
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