Camden Property Trust (CPT) fair value: what the stock is really worth
As of Nov 6, 2026: fair value (intrinsic value) of Camden Property Trust stock $60.39, price $99.44, that is 39.3% below the price, quality 65 out of 100. Rating: strongly overvalued. Calculated from audited financials with 16 of our 26 valuation models and 37 quality factors, updated daily.
69 individual criteria per stock, every one traceableSee the method →
Price vs Fair Value
White line = price, green steps = our fair value per fiscal year. As of Nov 8, 2026.
How to read this chart
60‑month range $74.73 – $150.10 · fair‑value band $39.46 – $106.44 · the $99.44 price screens above the $60.39 fair value. Green steps = our fair value per fiscal year (point-in-time, no hindsight). 1 fiscal year is left out: there the valuation rested on only a fraction of the usual models. As of Nov 8, 2026.
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Camden Property Trust, an S&P 500 Company, is a real estate company primarily engaged in the ownership, management, development, redevelopment, acquisition, and construction of multifamily apartment communities.
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Camden owns and operates 173 properties containing 58,811 apartment homes across the United States. Upon completion of 3 properties currently under development, the Company's portfolio will increase to 59,973 apartment homes in 176 properties.
Camden Property Trust was established on May 25, 1993, and incorporated in Texas. Camden Property Trust is based in Houston, United States.
Stock analysis
Camden Property Trust (CPT) currently trades at $99.44, while our model-based Fair Value estimate is $60.39, 39% below the price, so the stock looks overvalued today.
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Valuation
Bull case: the Dividend Discount group reads highest at a median of $83.13 per share, and 2 of the 15 models we run sit above the $99.44 price.
Bear case: the Asset-Based group reads lowest at $28.68, and 13 of the 15 models stay below the price. Data coverage for this calculation is high.
Scenario range: $39.46 (bear) to $106.44 (bull), the price of $99.44 sits inside it. Bear and bull are the same models on cautious and optimistic assumptions, a range, not a price target.
Quality & growth
The Quality Score stands at 65/100 (solid quality), in the Real Estate sector.
Expensive Growth: The company is growing, but growth may require heavy reinvestment or weak cash conversion.
Camden Property Trust reported revenue of $1.6B in FY2025 versus $1.1B in FY2021, a compound +8.3%/yr. Reported net income was $384M in FY2025, compounding +6.1%/yr from FY2021.
Key figures
Market cap $10.2B Large · P/E ratio 9.3 · P/S ratio 6.47 · EPS (TTM) $10.70 · Dividend yield 4.3% · Net margin 71.1% · Return on equity 24.5% · Return on assets (EBIT) 3.1% (5-year average).
Competitive moat
Our AI-assisted moat analysis scores the competitive advantage at 62 out of 100 (medium confidence).
What moves the price
The share trades about 15% below its 52-week high and 6% above its 52-week low, currently below its 200-day average.
For context, the median of 10 Real Estate peers we cover trades at −13% fair-value upside, at −39%, CPT screens richer than that median.
Fair Value models
Bear$39.46Fair Value $60.39Bull$106.44
Price $99.44 · Downside -39.3%
Model ⓘEach model values the company its own way (discounted cash flow, earnings, assets, dividends). The fair value above starts from their evidence-weighted blend, not from a single model. In cyclical trough or peak years, after dilution or a stock split it is adjusted afterwards, so it can sit above or below the models. Based on fiscal year 2025 figures (about 10 months old). Earnings retained since then ($5.53 per share) are deliberately not added.Bear ⓘBear = the cautious scenario: the same model computed with conservative anchors (lower growth, margins and valuation multiples). Together with Bull it frames a plausible valuation range, not a price target.BaseBull ⓘBull = the optimistic scenario: the same model computed with favourable anchors (higher growth, margins and valuation multiples). Together with Bear it frames a plausible valuation range, not a price target. If a model's bull case is above four times its base value, the table shows that limit with a > sign (like the overall Bull above): beyond it no assumption holds.Coverage ⓘCoverage = how well-backed THIS model's estimate is for this stock (0–100): how complete and reliable its input data are, and how well the model fits the company. The final Fair Value is an evidence-weighted blend, so better-evidenced models count more. Green ≥70, amber 50–69, grey below 50.
In the last 6 months, one officer or director sold shares worth $3.4M and none bought.
SaleRichard J CampoExecutive Chairman, Director2× since Jan 5, 2026: 73,621 shares, avg. $110.89$8.2MJun 5, 2026
SaleLaurie BakerEVP - Chief Operating Officer2× since Jan 5, 2026: 2,849 shares, avg. $108.75$309,838Feb 18, 2026
SaleMichael P GallagherChief Accounting Officer169 shares at $108.43$18,325Feb 18, 2026
SaleAlexander J. JessettPresident & CFO5,627 shares at $109.69$617,226Jan 5, 2026
SaleHeather J. BrunnerDirector2,104 shares at $109.69$230,788Jan 5, 2026
SaleKelvin R WestbrookDirector2,225 shares at $109.69$244,060Jan 5, 2026
SaleJavier BenitoDirector101 shares at $109.69$11,079Jan 5, 2026
SaleSteven A WebsterDirector154 shares at $109.18$16,814Jan 2, 2026
Plus one other filing such as a grant, option exercise or tax withholding. It is not a market purchase or sale.
Sales are often planned (taxes, diversification, 10b5-1 plans). Purchases with their own money are seen as the stronger sign. For information only: not part of the quality score or Fair Value.
Growth Quality ⓘGrowth is valuable only when reinvestment earns attractive returns (Aswath Damodaran): sustainable growth depends on return on capital, reinvestment and efficiency. Basis: total company revenue over the periods shown on the cards (3Y/5Y/all years), not per share, so a merger can show up as a growth jump; per-share earnings growth is in the value-creation card.62/100
The company is growing, but growth may require heavy reinvestment or weak cash conversion.
Revenue growth 1 year
+1.9%
Revenue growth 3 years ⓘMeasures the company's TOTAL revenue from reported annual statements: compound average growth per year (CAGR) from the fiscal year 3, 5 or N years back to the most recent comparable fiscal year. Not per share: buybacks do not change this number, and a merger can appear as a growth jump. Per-share growth (which does include buybacks) is in the value-creation card.
+3.4%
Revenue growth 5 years ⓘMeasures the company's TOTAL revenue from reported annual statements: compound average growth per year (CAGR) from the fiscal year 3, 5 or N years back to the most recent comparable fiscal year. Not per share: buybacks do not change this number, and a merger can appear as a growth jump. Per-share growth (which does include buybacks) is in the value-creation card.
+8.6%
Start year 2020 (pandemic). Over 10 years: +5.8% a year
Revenue growth 32 years ⓘMeasures the company's TOTAL revenue from reported annual statements: compound average growth per year (CAGR) from the fiscal year 3, 5 or N years back to the most recent comparable fiscal year. Not per share: buybacks do not change this number, and a merger can appear as a growth jump. Per-share growth (which does include buybacks) is in the value-creation card.
+15.4%
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What shareholders gained per year (last 5 years) ⓘWhat the business itself delivers per year: earnings growth per share plus the dividend yield. This is what you get IF the market keeps valuing the stock the same way: it contains no assumption about the market changing its mind. Computed per share, so buybacks count and a merger does not pass as growth. For a company that pays no dividend it is pure earnings growth per share. Period: earnings growth per share as CAGR over the last 5 reported fiscal years (annual statements), plus the current dividend yield. The start value is the median of the three years around the start, so a single crisis year (a pandemic or a write-down) does not distort the rate. Basis: adjusted.
+8.7%
Earnings growth per share plus dividend.
Earnings per share, growth per year+4.4%
Dividend (yield on the price)4.3%
Pace: 5 vs 10 years ⓘTwo data points, not a trend model: earnings growth per share over the last 5 fiscal years against the last 10. Labelled "steady" when both rates are within 3 percentage points of each other, otherwise picking up or flattening. Shown only when ten years of history exist.9.9% vs 0.7%, picking up
Profit margin 2020 to 2025 ⓘOperating margin then vs now, from reported annual statements. A falling margin after a boom year is the classic peak-earnings signal: the growth rate then leans on an inflated base.20% → 18%
Pace: the 5-year rate starts in 2020 (pandemic)
Growth Forecast
A lot of optimism in the price
The price assumes more growth than the company has delivered so far and more than analysts expect.
What the price assumes ⓘThis turns our valuation around: instead of asking what the share is worth, it asks what growth the current price requires. It uses the cash the company keeps after all spending (free cash flow), the same discount rate as our models, five years of growth, then slowing evenly to 2 % a year by year ten. Compared with the analysts' sales forecasts extended to the same five years (at least three analysts, for context only, it does not enter the Fair Value): within 3 percentage points counts as "in line" (amber), below that little optimism (green), above that a lot of optimism (red).
+17.8%
Yearly growth needed for the next five years to justify today's price.
What forecasts expect ⓘAnalysts publish sales forecasts for the next two fiscal years. For the years after that, growth slows evenly to 2 % a year by year ten (2 % is the long-run rate our models use). Projected years are marked as such.
+0.5%
Yearly sales growth analysts expect, extended to five years.
After inflation (USA: IMF forecast 2.4% a year to 2030, 3.1% from 2016 to 2025) that is about +15.0% a year for the price and −1.8% for the forecasts.
News mood ⓘNews mood, the average tone of recent news (91 articles), rated against how stocks are usually covered. 🚀 Hype = unusually upbeat · 🙂 Positive = above average · 😐 Neutral = typical · 🙁 Negative = below average · 😨 Very negative = unusually downbeat. It reflects the tone of coverage, not our valuation.Positive
Recent news coverage is more positive than average.
AI conclusion: Camden's main strength is the shift to Sun Belt communities paired with AI and data analytics for cost cuts in renewals and maintenance, while its main weakness remains the limited moat with weak pricing power and innovation.
Main risk: Antitrust enforcement or further settlements could restrict Camden's use of algorithmic pricing tools like RealPage, limiting its ability to optimize rents and pressuring margins.
Bull case: By adopting compliant data practices and leveraging its AI tools for operational efficiencies in maintenance and renewals, Camden could maintain or improve margins despite pricing constraints.
Bear case: If further regulatory actions prohibit effective revenue management tools, Camden might face reduced pricing power and slower growth in its Sun Belt portfolio.
Camden has shifted capital from its sold California portfolio into newer Sun Belt communities and is using AI plus data analytics to cut costs on renewals, insurance and maintenance. This repositioning may lift future margins and cash flows, yet our models currently see the shares as overvalued. Will the Sun Belt concentration and efficiency tools deliver more growth than the company stands to lose from softer near-term leasing trends?
Price, fair value, quality and upside side by side.
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Peer GroupⓘHow this stock ranks against its industry: the green marker is this stock, the band is the typical 25–75% peer range, and the tick is the median.REIT - Residential · 41 stocks
Beats the industry median on 7/15 measures
A mixed picture versus its industry peers.
Valuation
Quality Score65 · Top 25%
Fair Value upside−39.3% · Below median
Profitability
Return on equity (12 months)24.5% · Top 25%
Return on assets4.3% · Above median
Net margin (12 months)71.1% · Top 25%
Operating margin (12 months)15.6% · Below median
Growth and dividend
Revenue growth (quarter YoY)−2.3% · Bottom 25%
Dividend yield (12 months)4.3% · Above median
Balance sheet
Debt / equity0.89× · Above median
Valuation Multiplesvs REIT - Residential median · lower = cheaper
P/E (12 months)9.3× · Cheaper than median
P/B2.33× · Priciest 25%
P/S (12 months)6.47× · Pricier than median
Price / free cash flow (fiscal year)26.4× · Pricier than median
EV/EBITDA15.7× · Cheaper than median
PEG9.17× · Priciest 25%
Strength profile in five axes (Snowflake)
This stockSector peers
VALUE (fair-value potential)0· sector 15
FUTURE (revenue growth)0· sector 9
PAST (return on equity)98· sector 14
HEALTH (low debt)55· sector 58
DIVIDEND (yield)85· sector 77
VALUE 0: the price sits above our fair-value range.
For bloggers, editors and developers: paste this into your site or blog (a “Custom HTML” block in WordPress), it shows the current fair value and links back here. Free, plain HTML, and welcome. Full data streams (CSV/JSON) at /developers.
Is Camden Property Trust (CPT) overvalued or undervalued?
As of Nov 8, 2026, our model estimates a fair value of $60.39 versus a price of $99.44, about 39% lower (overvalued).
What is the fair value of CPT?
Our model-based fair value for Camden Property Trust is $60.39 (as of Nov 8, 2026), built from audited fundamentals. The current price: $99.44.
What is the quality score of CPT?
Camden Property Trust has a Quality Score of 65/100. It measures business quality (profitability, growth, cash flow, balance-sheet strength, investment discipline, share issuance). Market factors such as price momentum and volatility do not enter the number; they are shown separately in the detail view.
What is the price target for Camden Property Trust (CPT)?
Our model-based price target is the fair value of $60.39 (as of Nov 8, 2026) from 16 valuation models. Cautious scenario $39.46, optimistic scenario $106.44. It is a calculation from audited fundamentals, not an analyst target.
What is the Camden Property Trust stock forecast for 2026?
Our models put fair value at $60.39, about 39% lower versus a price of $99.44 (overvalued). Cautious scenario $39.46, optimistic scenario $106.44. The calculation is refreshed regularly with new filings.
What is the revenue of Camden Property Trust (CPT)?
Camden Property Trust reported trailing-twelve-month revenue of about $1.6B (latest available figure, as of Nov 8, 2026).
Does Camden Property Trust pay a dividend?
Camden Property Trust currently shows a dividend yield of 4.25% relative to its recent price (as of Nov 8, 2026).
How much is the dividend of Camden Property Trust (CPT) and when is the ex-dividend date?
Camden Property Trust pays a dividend of $4.23 per share a year, a dividend yield of 4.3%. The last ex-dividend date was Sep 30, 2026. A dividend has been paid every year since at least 1993. The payout ratio is 109% of earnings (on adjusted earnings, reported 39.5%). Free cash flow covers the dividend 0.90 times. Our assessment: Pays more than it earns. The company pays out more in dividends than it earns, and free cash flow clearly does not cover the dividend either. It may need to be cut unless profits recover.
What growth is priced into Camden Property Trust (CPT)?
For today's price to be fair in a discounted-cash-flow model, Camden Property Trust would have to grow free cash flow by +17.8 % per year for five years (discount rate 8.7 %, then slowing evenly to 2 % perpetual growth by year ten). Over the last 5 years revenue grew +8.6 % per year. As of Nov 8, 2026.
What discount rate (WACC) does the fair value of CPT use?
Our models discount Camden Property Trust at 8.7 %: a base by market capitalisation (large), damped by beta 0.77, country premium for USA. The same rate applies in all 26 models.
What is a reverse DCF?
A reverse DCF turns the usual calculation around. Instead of deriving a value from assumptions, it takes today's price as given and asks: what free-cash-flow growth would a company have to deliver for exactly this price to be fair? The result is not a forecast but the expectation already priced in. For Camden Property Trust that is +17.8 % per year for five years, then slowing evenly to 2 % by year ten, using the same discount rate (8.7 %) and the same formula as our fair value.
How much growth has Camden Property Trust (CPT) delivered so far?
Over the past 5 years revenue at Camden Property Trust grew +8.6 % a year. The price currently implies free-cash-flow growth of +17.8 % per year. Comparing the two shows how much confidence is in the price: if it demands more than has been delivered, the business has to accelerate for the maths to work.
How fast is the sector of Camden Property Trust (CPT) growing?
The median revenue growth in the sector is +2.7 % a year. That is the yardstick for the growth priced into Camden Property Trust (+17.8 % per year): it shows whether the expectation is within the usual range or beyond it.
What is the free cash flow yield of Camden Property Trust (CPT)?
The free-cash-flow yield on the price is 3.79 %: that much free cash flow Camden Property Trust produces per unit of market value. When it exceeds the discount rate of our models (8.7 %), the business already earns more than its cost of capital demands, and the price needs little additional growth.
What is the intrinsic value of Camden Property Trust (CPT)?
Intrinsic value and fair value mean the same thing: what the business is worth on its numbers, independent of the share price. For Camden Property Trust it is $60.39 per share (as of Nov 8, 2026), against a price of $99.44. It is the blended result of 16 valuation models in 6 families (DCF Models, Dividend Discount, Multiples, Asset-Based, Growth DCF, Economic Profit).
Is Camden Property Trust stock overvalued or undervalued in 2026?
As of Nov 8, 2026, CPT trades above its calculated fair value: price $99.44, fair value $60.39, a gap of about −39% (overvalued). The calculation is refreshed with each new quarterly report, so the verdict can change during the year.
Is fair value the same as the market price of CPT?
No. The price is what the market pays today ($99.44); the fair value is what the company's own numbers justify ($60.39). For Camden Property Trust the two are $39.05 per share apart. That gap is exactly why we show both numbers side by side.
How much is Camden Property Trust worth?
The market values Camden Property Trust at about $10.2B (market capitalisation, as of Nov 8, 2026). Per share that is $99.44; our models calculate a fair value of $60.39 per share.
What do the bullish and bearish scenarios say about CPT?
Our models span a range for Camden Property Trust: cautious scenario $39.46, base $60.39, optimistic $106.44 per share (as of Nov 8, 2026, price $99.44). The range comes from different growth and margin assumptions, not from analyst opinions.
What is the P/E ratio of CPT?
Camden Property Trust trades at a price-to-earnings ratio of 9.3 (as of Nov 8, 2026). A P/E on its own says little: it compares the price with ONE year of profit, while our fair value of $60.39 is built from several models across several years. Excluding one-off items of fiscal year 2025 it is 77.6 (reported for FY2025: 28.1). Median P/E at fiscal year-end, 10 fiscal years (2016 to 2025), reported earnings, 5 of the years ex one-offs: 47.2. Other multiples: PEG 9.2, P/B 2.3, P/S 6.5, EV/EBITDA 15.7.
What is the PEG ratio of CPT?
The PEG ratio of Camden Property Trust is 9.17 (P/E divided by earnings growth, as of Nov 8, 2026). That is above 1, so the growth is already paid for in the price.
How solid is the balance sheet of Camden Property Trust (CPT)?
Balance-sheet figures for Camden Property Trust (as of Nov 8, 2026): return on equity 24.5%, debt of 0.89 per unit of equity. They feed the Quality Score of 65/100, which measures business quality independently of the share price.
How far is CPT from its 52-week high?
Camden Property Trust trades at $99.44, about 15% below its 52-week high of $116.31 and 6% above the low of $94.02 (as of Nov 6, 2026). Distance from the high says nothing about value: that is what the fair value of $60.39 is for.
Which stocks are comparable to Camden Property Trust?
From the same area (Real Estate) we also value Essex Property Trust, Inc, Invitation Homes, Sun Communities, Inc, Mid-America Apartment Communities, Inc, among others. Each of them has its own fair-value calculation on this site using the same models, so the comparison is like for like.
Is Camden Property Trust stock attractive at the current price?
The data as of Nov 8, 2026: price $99.44, calculated fair value $60.39 (−39%), Quality Score 65/100, from 16 models. Whether that fits your horizon and risk tolerance is your call. We provide the calculation, not investment advice.
How is the fair value of CPT calculated?
We run Camden Property Trust through 16 models from 6 families: DCF Models, Dividend Discount, Multiples, Asset-Based, Growth DCF, Economic Profit. Every model gets the same audited fundamentals; the fair value of $60.39 builds on their evidence-weighted average, with the spread shown as a cautious and an optimistic scenario.
Is it still worth investing in stocks now?
The global stock market currently sits 13.0% above its aggregate fair value. Camden Property Trust itself currently trades above fair value. An expensive market is no reason to stay out and no reason to buy everything at once: keep a broad savings plan running, buy single stocks only with money you can do without, and hold part of your money liquid while the market is high. The full picture including sectors is on is it worth investing now.
What is the share price of Camden Property Trust (CPT)?
The closing price on Nov 6, 2026 was $99.44. Our model-based fair value is $60.39, about 39% lower (overvalued). We carry closing prices from our data provider, not a live tick.
What should I pay attention to with Camden Property Trust right now?
The model range is unusually wide ($39.46 to $106.44). The outcome hinges heavily on assumptions, so read the point estimate with caution. Solid but not exceptional quality (65/100) and above fair value, neither a clear bargain nor a standout compounder. As a real-estate business, asset- and dividend-based methods carry more weight here than a standard DCF.
Where does the earnings growth of Camden Property Trust (CPT) come from?
Earnings per share at Camden Property Trust grew −6.0 % a year from 2014 to 2025. Broken into its drivers: revenue per share +4.6 %, EBIT margin −3.5 %, tax rate −0.1 %, residual (interest, one-offs) −6.8 %. The four rates multiply to the earnings growth rate, they do not add up. Start and end are three-year averages so a single exceptional year does not distort the result.
Key figures of Camden Property Trust
How large is the market capitalisation of Camden Property Trust (CPT)?
The market capitalisation of Camden Property Trust is $10.2B. The stock-market value of the whole company: share price times number of shares. It is what the market asks for the entire business today.
What is the P/S ratio of Camden Property Trust (CPT)?
The price-to-sales ratio of Camden Property Trust is 6.47 (last twelve months). Price to sales: market value relative to yearly revenue. Useful when profit is thin or distorted.
What are the earnings per share of Camden Property Trust (CPT)?
Earnings per share at Camden Property Trust are $10.70 (price ÷ EPS = P/E 9.3). Earnings per share over the last twelve months: total profit spread across every single share.
What is the dividend yield of Camden Property Trust (CPT)?
The dividend yield of Camden Property Trust is 4.3% (payout 109%, on adjusted earnings, reported 39.5%). Yearly dividend relative to the share price. 3% pays 3 per 100 invested. Below: how much of profit is used for it.
What is the net margin of Camden Property Trust (CPT)?
The net margin of Camden Property Trust is 71.1% (last twelve months), excl. one-off gain FY2025 8.9%. How much of every unit of revenue ends up as profit. 10% means 10 cents of profit per dollar of sales.
What is the return on equity of Camden Property Trust (CPT)?
The return on equity (ROE) of Camden Property Trust is 24.5% (last twelve months). Profit relative to shareholders' equity, how efficiently the company works with its owners' money.
What is the EBIT return on assets of Camden Property Trust (CPT)?
On an EBIT basis the return on assets of Camden Property Trust is 3.1% (avg 5y). Operating profit (EBIT) relative to everything the company owns, as a multi-year average. It describes the business model rather than one good or bad year.
What is the operating margin of Camden Property Trust (CPT)?
The operating margin of Camden Property Trust is 15.6% (last twelve months). Profit from the core business (before interest and taxes) relative to revenue.
How fast is revenue growing at Camden Property Trust (CPT)?
Revenue at Camden Property Trust is growing −2.3% versus a year earlier (3y avg +3.4%). How much revenue grew versus a year earlier (YoY). The 3-year average next to it puts the single year in context.
How fast are earnings growing at Camden Property Trust (CPT)?
Earnings per share at Camden Property Trust are growing +771% versus a year earlier. How much earnings per share grew versus a year earlier.
How much net debt does Camden Property Trust (CPT) carry?
The net debt of Camden Property Trust is $3.9B (fiscal year 2025, ≈ 10.0 yrs of FCF). Debt minus cash on hand. The note shows how many years of free cash flow could in theory pay it off.
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Broad data
Nov 8, 2026