CPT vs MAA: Which Is the Better Buy in 2026?

Same yardstick, side by side (as of October 2026). Valuation lined up like this is most meaningful for two names in the same corner of the market, which these are. Figures are approximate; verify before investing.

Reading it: MAA is the cheaper of the two on forward earnings, but cheaper is not the same as better. Pair the valuation with growth (how far the forward P/E sits below the trailing P/E) and risk (beta) before you decide.

The metrics above tell you which is the marginally better business. The bigger risk for most people is not picking the slightly worse stock, it is over-concentrating. CPT and MAA share themes, so owning both, or adding either to what you already hold, can quietly push a large share of your portfolio into one bet.

This is the part a generic comparison page cannot answer, because it depends on what you own. Connect your brokerage and Walnut shows your real, combined CPT and MAA exposure, flags overlap with your existing positions, and tells you if adding one would tip you past a concentration you are comfortable with, read-only by default, with your login staying at your broker. Walnut is not an investment adviser.

Camden Property Trust is a real estate investment trust that owns, develops and manages roughly 170-plus multifamily apartment communities concentrated in fast-growing Sunbelt and mid-Atlantic markets such as Houston, Austin, Dallas, Denver, Tampa, Phoenix, Atlanta, Charlotte and the Washington DC area. The company generates recurring rental income from tens of thousands of apartment homes and recycles capital through development, acquisitions and dispositions. As an S&P 500 REIT, CPT distributes most of its taxable income as dividends and is valued largely on funds from operations (FFO) rather than reported net income, which is depressed by heavy non-cash real estate depreciation.

Full CPT guide

Mid-America Apartment Communities (NYSE: MAA) is a self-managed real estate investment trust that owns, operates, and selectively develops apartment communities, with a portfolio of roughly 100,000 units across around 300 communities concentrated in high-growth Sun Belt and Mid-Atlantic markets in the Southeast, Southwest, and Mid-Atlantic. As a REIT it distributes most of its taxable income to shareholders, and it has paid dividends since 1994 and raised them for more than 15 straight years, giving it an income-stock profile within the residential real estate sector.

Full MAA guide

Both fit overlapping themes, but they are not interchangeable. The useful comparison is which set of drivers and risks you want exposure to.

• CPT drivers: Sunbelt demand and migration; Supply wave peaking.
• MAA drivers: Sun Belt supply cycle turning; Dividend track record and income profile.

A faster-growing, richer-valued name usually swings harder, so it suits a longer horizon and a higher tolerance for volatility; a steadier, more cash-generative business suits a more conservative or income-minded investor. The honest test is which set of risks you could hold through a drawdown: The dominant risk is oversupply: a heavy pipeline of new apartments in key markets such as Austin, San Antonio, Denver, Tampa and Phoenix has driven asking rents down mid-single-digits year over year and could keep same-store growth weak longer than expected. For MAA, oversupply in key markets can keep rent growth muted and cap pricing power for longer than expected.

Growth-minded investors who believe the theme has years to run tend to accept the richer multiple for more upside; value-minded investors lean toward the cheaper forward earnings and steadier profile. Pick CPT if you believe its drivers more; MAA if you believe its. Many investors hold both, but since they share themes, that is a concentrated bet, not diversification. Decide deliberately and check overlap. For the full detail, see the CPT and MAA guides.

CPT. As a REIT, CPT is best valued on price-to-FFO (roughly 14 to 15 times the ~$6.75 core FFO guide at the October 2026 price) rather than the headline P/E near 32x, which looks high because non-cash depreciation depresses reported net income. Second-quarter core FFO of $1.68 edged past estimates, but revenue slipped about 1% and analysts' average target fell to about $113 as brokers trimmed targets into the third-quarter report expected in early November 2026. Early 2026 included a one-time ~$53M settlement that drove non-core charges.

MAA. Figures are approximate and as of October 16, 2026. MAA is valued primarily on funds from operations (FFO) and dividend yield rather than GAAP earnings per share, which is common for REITs; the ~34x trailing P/E overstates how expensive it is. At about $116 and with 2026 Core FFO guided in the roughly $8.37 to $8.69 range, the stock trades near 14x FFO, below the mid-teens multiple it carried earlier in the year. The 25 analysts tracked by Yahoo Finance average a target near $139 with a hold consensus, though several targets were cut toward the low to mid $120s in October.

Headline figures (approximate, October 2026): CPT shows market cap ~$9.9B at ~$98.46 per share, revenue (ttm) ~$1.58B; Q2 2026 ~$393M, down ~1%, q2 2026 core ffo $1.68/share vs ~$1.67 expected, 2026 core ffo guidance (earlier in 2026) ~$6.75/share; MAA shows revenue (ttm) ~$2.22B; Q2 2026 revenue ~$555M, up ~1% year over year, net income (ttm) ~$399M; Q2 2026 net income ~$121M, q1 2026 core ffo/share ~$2.13, 2026 core ffo guidance ~$8.37 to $8.69 (as given earlier in 2026).

CPT and MAA are related but distinct: same themes, different businesses and risks. Neither wins in the abstract; the right pick is whichever thesis you actually believe, sized so you are not over-concentrated in one theme. Walnut can show your combined CPT and MAA exposure against your real portfolio. It is not an investment adviser.