CPT
Camden Property Trust Real Estate - REIT - Residential Investor Relations →
Camden Property Trust (CPT) closed at $97.36 as of 2026-03-20, trading 6.5% below its 200-week moving average of $104.11. This places CPT in the deep value zone. The stock is currently moving closer to the line, down from -3.5% last week. The 14-week RSI sits at 40, indicating neutral momentum.
Trading volume is running at 1.3x of its 14-week average, which is in the normal range. The balance between buying and selling volume (1.10 ratio) is neutral — neither side is clearly dominating.
Over the past 1656 weeks of data, CPT has crossed below its 200-week moving average 22 times. On average, these episodes lasted 14 weeks. Historically, investors who bought CPT at the start of these episodes saw an average one-year return of +14.5%.
With a market cap of $10.4 billion, CPT is a large-cap stock. The company generates a free cash flow yield of 7.4%, which is healthy. Return on equity stands at 8.6%. The stock trades at 2.4x book value.
Over the past 31.8 years, a hypothetical investment of $100 in CPT would have grown to $2002, compared to $2571 for the S&P 500. CPT has returned 9.9% annualized vs 10.7% for the index, underperforming the broader market over this period.
Free cash flow has been growing at a 9.4% compound annual rate, with 4 consecutive years of positive cash generation. A business generating more cash every year while trading below its 200-week moving average is exactly the kind of disconnect value investors look for.
Business Health
Annual financials — how the underlying business has performed over the past several years.
Cash Flow Free cash flow & net income ($M)
Revenue Annual revenue ($M) — business growth proxy
Total Debt Balance sheet debt ($M)
ROIC Return on invested capital (%)
FCF Yield Free cash flow / market cap (%) — Yartseva signal
Gross Margin Pricing power & competitive moat (%)
Shares Outstanding Buybacks vs dilution (millions)
Growth of $100: CPT vs S&P 500
Monthly data normalized to $100 at start. Vertical dashed lines mark 200-week MA touches.
What Happens After CPT Crosses Below the Line?
Across 21 historical episodes, buying CPT when it crossed below its 200-week moving average produced an average return of +12.8% after 12 months (median +2.0%), compared to +21.9% for the S&P 500 over the same periods. 50% of those episodes were profitable after one year. After 24 months, the average return was +50.1% vs +49.4% for the index.
Each line shows $100 invested at the moment CPT crossed below its 200-week MA. Bold blue = stock average. Gray dashed = S&P 500 average over same periods.
Historical Touches
CPT has crossed below its 200-week MA 22 times with an average 1-year return of +14.5% after recovery.
| Crossed Below | Recovered | Weeks | Max Depth | 1-Year Return | Return Since Touch |
|---|---|---|---|---|---|
| Jul 1994 | Dec 1994 | 21 | 11.6% | -1.4% | +1986.3% |
| Feb 1995 | May 1995 | 13 | 8.6% | +16.3% | +1998.8% |
| Jun 1995 | Jul 1995 | 2 | 3.1% | +24.1% | +2073.7% |
| Jul 1995 | Aug 1995 | 6 | 2.2% | +18.9% | +2016.3% |
| Oct 1995 | Dec 1995 | 8 | 4.8% | +40.4% | +2060.2% |
| Nov 2007 | Apr 2010 | 128 | 65.8% | -33.9% | +294.2% |
| May 2010 | Jun 2010 | 1 | 1.3% | +55.3% | +315.5% |
| Jun 2010 | Jul 2010 | 1 | 6.8% | +68.0% | +343.0% |
| Mar 2020 | Apr 2020 | 3 | 18.8% | +56.3% | +68.1% |
| Apr 2020 | May 2020 | 4 | 3.8% | +46.9% | +41.3% |
| Oct 2022 | Oct 2022 | 1 | 1.8% | -9.5% | -0.5% |
| Oct 2022 | Nov 2022 | 1 | 1.6% | -15.6% | -1.2% |
| Dec 2022 | Jan 2023 | 3 | 1.9% | -8.4% | -1.9% |
| Mar 2023 | Jul 2024 | 71 | 25.7% | -1.5% | +2.2% |
| Oct 2024 | Nov 2024 | 1 | 0.5% | -9.3% | -10.3% |
| Dec 2024 | Dec 2024 | 1 | 0.4% | -3.2% | -11.2% |
| Jan 2025 | Feb 2025 | 4 | 4.8% | +3.5% | -7.4% |
| Mar 2025 | Apr 2025 | 4 | 5.6% | N/A | -8.4% |
| May 2025 | May 2025 | 1 | 1.0% | N/A | -11.3% |
| Jun 2025 | Jun 2025 | 1 | 0.1% | N/A | -11.9% |
| Jul 2025 | Dec 2025 | 21 | 8.5% | N/A | -7.1% |
| Mar 2026 | Ongoing | 2+ | 6.5% | Ongoing | -3.2% |
| Average | 14 | — | +14.5% | — |
Frequently Asked Questions
Is CPT below its 200-week moving average?
Yes. As of 2026-03-20, Camden Property Trust (CPT) is trading 6.5% below its 200-week moving average of $104.11. The current price is $97.36.
What is CPT's 200-week moving average price?
Camden Property Trust's 200-week moving average is $104.11 as of 2026-03-20. This is the average weekly closing price over roughly the last 4 years, and it acts as a long-term trend line. When a stock drops below this level, it can signal that the price has fallen far enough from the long-term trend to attract value-oriented investors.
What happens when CPT drops below its 200-week moving average?
CPT has crossed below its 200-week moving average 22 times in our data. On average, buying at that moment produced a one-year return of +14.5%. These dips have historically been decent entry points. These episodes lasted 14 weeks on average.
Is CPT a good value right now?
Here's what our data says about CPT as of 2026-03-20: The stock is below its 200-week moving average, which is the starting point for our analysis. The 14-week RSI is 40. Free cash flow yield is 7.4%. Return on equity is 8.6%. Price-to-book is 2.4x. This is not a buy or sell recommendation — always do your own research.
How does CPT compare to the S&P 500?
Over the past 31.8 years, $100 invested in CPT would have grown to $2002, compared to $2571 for the S&P 500. That's 9.9% annualized vs 10.7% for the index. CPT has underperformed the broader market over this period.
Does CPT pay a dividend?
Yes. Camden Property Trust currently pays a dividend yield of 435.00%.
Not financial advice. This is an educational tool. Past performance does not guarantee future results. Do your own research before making investment decisions.
Data as of week of 2026-03-20