Insider buying last 90 days
No open-market insider purchases were filed for VICI in the last 90 days.
From Form 4 filings, dated to when each was filed.
Every VICI insider filing, plotted on the chart in Gekko.Open VICI in Gekko
VICI Properties (VICI) Stock Analysis & Forecast
$23.72−0.39 (−1.6%)
Close on Sep 18, 2026. Page updated Sep 19, 9:19 pm ET.
Gekko Brief
AI summaryVICI Properties closes at $23.72, down 1.6% on the day and sitting below both its 50-day average of $26.03 and its 200-day average of $27.67, with the 50-day itself below the 200-day. The stock is at its 52-week low, having fallen 10% over one month, 9.7% over three months, 15.2% over six months and 27.2% over the past year. The GekkoIndex reads 78.9, placing it in the Buying zone, while price sits 44.4% below Gekko Fair Value of $42.67.
Recent coverage centers on valuation and ownership shifts rather than operational news. Several pieces point to VICI's dividend yield, cited variously at 7.6%, 7.19% and 7.43%, alongside a reported P/E of 9.62, framing the shares as undervalued after the 52-week low of $24.65. Ownership activity is mixed: Allworth Financial LP cut its position by 68.0% in the second quarter per a Form 13F filing, while NewEdge Advisors LLC raised its stake by 48.2% in the same quarter, adding 42,945 shares for a total of 132,052 shares valued at $3.5 million.
Looking ahead, VICI's next earnings report is set for 29 October 2026, 39 days out and beyond a typical 20-trading-day holding window; the last report matched estimates at $0.62 per share with a -2.9% reaction. Seasonality over the next 20 trading days has averaged -3% across 5 years, rising in only 2 of them. Analyst coverage from 14 firms shows 7 buy and 7 hold ratings, with a consensus target of $32.25. No insider, Congress or unusual options activity appears in the current windows.
Written by AI and checked automatically against the figures on this page. Generated Sep 20, 2026 from the data above.
Price vs fair value
Close $23.72200-day averageGekko Fair Value $42.67
Key stats
- Market cap
- $26.12B
- P/E ratio
- 9.2
- Forward P/E
- 7.9
- EPS, TTM
- $2.58
- Revenue, TTM
- $4.10B
- Profit margin
- 67.5%
- Dividend yield
- 7.47%
- Beta
- 0.68
- Volume
- 19.34M avg 9.90M
- 1-year return
- −27.2%
- Typical daily move
- ±1.8%
- Typical 20-day move
- ±3.4%
- 50-day average
- $26.03
- 200-day average
- $27.67
- Next earnings
- Oct 29
- Shares outstanding
- 1.10B
VICI Properties swing-trade checklist
VICI Properties scores 3 supportive, 0 mixed and 2 headwinds across the 5 checklist items with data.
Six things swing traders check before a 20-day hold, read from the latest data.
3 supportive0 mixed2 headwinds
- Trendheadwind
Below 50 and 200-day
Close $23.72 is below the 50-day ($26.03) and 200-day ($27.67) averages, and the 50-day is below the 200-day.
See the chart - GekkoIndexsupportive
78.9, Buying
Reading 78.9 is in the Buying zone.
See the GekkoIndex - Fair valuesupportive
44.4% below
Price is 44.4% below Gekko Fair Value (more than 5% below).
See fair value - Smart moneyno data
No data
No insider, Congress or unusual options activity in the window.
See smart money - Earnings risksupportive
Reports in 39 days
Next report Oct 29, 2026, 39 days away — outside a typical 20-trading-day hold.
See earnings - Seasonalityheadwind
−3.0% on average
From this point in the calendar, the next 20 trading days averaged −3% over 5 years, rising in 2 of them.
See seasonality
A description of current data, not a recommendation. How this page works
VICI Properties stock chart and price history
VICI Properties closed at $23.72 on Sep 18, 2026, −27.2% over the past year, inside a 52-week range of $23.72 to $33.01.
Close50-day average200-day averageVolume
Use the left and right arrow keys to read daily values.
Performance Breakdown
- 1 month
- −10.0%
- 3 months
- −9.7%
- 6 months
- −15.2%
- 1 year
- −27.2%
The full VICI chart adds GekkoIndex, insider, options, Congress and hedge fund markers, plus TrendCandles™.Open VICI in Gekko
Follow VICI Properties through every session
Put VICI on a Gekko watchlist and see its GekkoIndex, Gekko Fair Value and smart money signals update on the chart as they change.
Track VICI in GekkoFree for 7 days. No credit card required.
About VICI Properties
VICI Properties owns real estate built around entertainment and leisure, with gaming venues forming the core of its holdings. Its properties include Caesars Palace, and the wider portfolio covers 29 gaming facilities totaling more than 48 million square feet, together holding around 19,200 hotel rooms and over 200 restaurants, bars and nightlife spots across the country.
The company does not run these venues itself; instead it leases them to operators in the gaming and hospitality space, including Caesars Entertainment, Century Casinos, Hard Rock International, JACK Entertainment and Penn National Gaming. Beyond its main properties, VICI also owns four golf courses used for championship play and 34 acres of vacant land near the Las Vegas Strip, rounding out a real estate base built for casino, hotel and entertainment use.
Shares of VICI Properties trade under the ticker VICI.
- Sector
- Finance
- Website
- viciproperties.com
VICI Properties GekkoIndex: the smart money zone
VICI Properties’s GekkoIndex — Gekko’s 0 to 100 smart money score — reads 78.9, in the Buying zone, up 7.5 points over five sessions.
78.9Buying
Up 7.5 points over five sessions.
Reading for Sep 18, 2026
What followed past readings in each zone
| Zone | Readings | 5 days | 20 days | ||
|---|---|---|---|---|---|
| Buying (current zone) | 30 | +1.4% | −0.1% | ||
| Accumulation | 227 | +0.2% | +0.8% | ||
| Neutral | 325 | −0.5% | −0.8% | ||
| Distribution | 33 | +0.3% | −1.5% | ||
| Selling | 0 | Not available | |||
Average VICI share-price change over the trading days after each daily reading in its GekkoIndex history. Across every stock Gekko tracks, Buying readings averaged +3.2% over 20 days. Past behaviour doesn’t guarantee future results.
Buying zone: Smart money likely accumulating heavily. About the five zones →
See every daily GekkoIndex reading plotted over the VICI price, zone by zone.Track VICI in Gekko
Is VICI Properties stock overvalued? Gekko Fair Value
VICI Properties trades 44.4% below Gekko Fair Value of $42.67, so the shares are undervalued on Gekko’s estimate.
Gekko’s own estimate of what VICI Properties shares are worth, recalculated every trading day.
$42.67
Gekko Fair Value, Sep 19, 2026
44.4% Undervalued
Gekko Fair Value on every chart, with the gap to price updating daily.Open VICI in Gekko
VICI Properties insider and Congress trading
No open-market insider purchases were filed for VICI Properties, and no Congress trades were disclosed, in the last 90 days.
Plus buybacks, unusual options and fund positions, each dated to when it became public.
Congress trades last 90 days
No trades in VICI were disclosed by members of Congress in the last 90 days.
From congressional disclosures, which report amounts as ranges.
Congress disclosures for VICI, plotted on the chart in Gekko.Open VICI in Gekko
Buybacks
VICI Properties has been buying back its own shares.
- Bought back, quarter ended Jun 30, 2026
- $2.30M
- As a share of market cap
- 0.01%
From company filings.
Hedge funds and billionaires quarter ended Jun 30
1of the funds Gekko tracks holds VICI.
0added0opened1trimmed0sold out
Which funds are on each side, name by name.Unlock in Gekko
VICI Properties earnings: next date and track record
VICI Properties reports on Oct 29, 2026 (39 days away), and beat the EPS estimate in 4 of its last 8 reports.
Next earnings report
Oct 29, 2026
39 days away
- EPS estimate
- $0.72
- Revenue estimate
- $1.06B
4 of 8reports beat the EPS estimate
±2%average move across the report
3 of 8reports followed by a gain
Share-price move across each report
Last earnings call, Jul 29, 2026 AI summary
- What they said
- VICI Properties reported solid second quarter 2026 results, highlighted by completed strategic transactions (Golden Entertainment $1.16B sale-leaseback, Clairvest lease at Northfield Park, Gamehost acquisition in Alberta, and the Club Med Carambola Beach Resort acquisition in St. Croix). Management emphasized growth via relationship-building, diversification into experiential assets and sports infrastructure, and selective capital deployment through loans and partner-funded redevelopment (e.g., Club Med redevelopment). Financially, AFFO per share was $0.62 (up 4.6% year-over-year) and total debt was $17.2B with net debt to annualized Q2 adjusted EBITDA ~4.9x (below the target range). Liquidity was approximately $2.5B. Management modestly raised 2026 AFFO guidance in absolute dollars and per-share (to $2.675B-$2.695B, or $2.45-$2.47 per share) implying ~3.4% AFFO-per-share growth on the midpoint. Active asset and credit management included a $90M loan modification and discussion of CECL allowance changes driven by updated tenant credit information. Management reiterated emphasis on private-operator relationships, monthly/state-level reporting transparency, and long-term partnership approaches. Unresolved items include tenant M&A activity (e.g., Caesars and Churchill Downs potential sales) and a previously disclosed nonaccrual loan from Q4 2025.
- Guidance
- AFFO for 2026 expected between $2.675 billion and $2.695 billion; AFFO per diluted common share between $2.45 and $2.47. Management noted the update represents a $0.01 increase at the low end of prior AFFO-per-share guidance and expects ~3.4% year-over-year AFFO-per-share growth at the midpoint. Guidance excludes impacts from pending acquisitions without announced closing dates, possible future acquisitions/dispositions, or other nonrecurring items.
- Risks flagged
- Risks mentioned include tenant M&A and restructuring (notably Caesars and potential Churchill Downs regional sales) which could introduce timing and negotiation uncertainty; credit risk noted via CECL allowance changes due to updated private-tenant debt issuances; a separate nonaccrual loan disclosed in prior quarter; potential macro and demand shifts (e.g., convention center investment in other cities) though management expressed confidence in Las Vegas; execution risk on build-to-suit and redevelopment projects (e.g., Club Med redevelopment); and regulatory/structural/tax/financing considerations for potential international or university/sports infrastructure investments.
| Reported | EPS | Revenue | Move |
|---|---|---|---|
| Jul 29, 2026 | $0.62 est $0.62 | $1.06B est $1.04B | −2.9% |
| Apr 29, 2026 | $0.82 est $0.71 | $1.02B est $1.01B | +1.9% |
| Feb 25, 2026 | $0.57 est $0.70 | $1.01B est $1.01B | −1.7% |
| Oct 30, 2025 | $0.71 est $0.59 | $1.02B est $1.01B | +1.0% |
| Jul 30, 2025 | $0.82 est $0.60 | $1.00B est $993.9M | −0.8% |
| Apr 30, 2025 | $0.51 est $0.58 | $984.2M est $977.0M | −2.3% |
| Feb 20, 2025 | $0.58 est $0.67 | $976.1M est $969.3M | +2.6% |
| Oct 31, 2024 | $0.70 est $0.67 | $964.7M est $971.8M | −3.0% |
“Move” is the close of the first session after the report compared with the close of the last session before it, so it reads the same whether the company reported before the open or after the close.
VICI Properties stock forecast and analyst price targets
Analysts’ average 12-month price target for VICI Properties is $32.25, +36.0% from the last close, from 14 firms rating the stock in the last 90 days.
$32.25consensus 12-month target, +36.0% from the last close
Now $23.72Avg $32.25
Low $26High $34
Each firm’s latest rating in the last 90 days: 14 firms.
Latest analyst actions
| Date | Firm | Target | vs price |
|---|---|---|---|
| Sep 15 | Morgan Stanley | $29 | +22.3% |
| Sep 4 | Barclays | $31 | +30.7% |
| Sep 2 | Mizuho Securities | $27 | +13.8% |
| Sep 1 | Wells Fargo | $26 | +9.6% |
| Aug 24 | Goldman Sachs | $31 | +30.7% |
−0.1%average 20-day move after past Buying readings
−3.0%average move over the next 20 trading days in the last 5 years
±1.8%typical daily move, from the 14-day average range
Gekko doesn’t publish price predictions. These are analyst targets and historical base rates, which don’t guarantee future results.
VICI Properties seasonality: the next 20 trading days
Over the next 20 trading days from Sep 19, VICI Properties averaged −3.0% across the last 5 years, rising in 2 of them.
Next 20 trading days, by year
Average move and hit rate
| Window | Average | Years higher |
|---|---|---|
| Next 5 trading days | −2.6% | 1 of 5 |
| Next 10 trading days | −3.6% | 1 of 5 |
| Next 15 trading days | −4.2% | 0 of 5 |
| Next 20 trading days | −3.0% | 2 of 5 |
| Next 30 trading days | −4.4% | 1 of 5 |
For scale, VICI’s typical 20-trading-day move in either direction is about 3.4%.
VICI Properties market cap and key statistics
VICI Properties’s market cap is $26.12B, with a P/E ratio of 9.2 and revenue of $4.10B over the last twelve months.
Valuation
- Market cap
- $26.12B
- P/E ratio
- 9.2
- Forward P/E
- 7.9
- EPS, TTM
- $2.58
- Gekko Fair Value
- $42.67
Trading
- Volume
- 19.34M
- Avg volume, 20 days
- 9.90M
- 52-week high
- $33.01
- 52-week low
- $23.72
- Shares outstanding
- 1.10B
Financials
- Revenue, TTM
- $4.10B
- Profit margin
- 67.5%
- Return on equity
- 9.9%
- Quarterly earnings growth, YoY
- −41.4%
Risk and income
- Beta
- 0.68
- Typical daily move
- ±1.8%
- Typical 20-day move
- ±3.4%
- Dividend yield
- 7.47%
VICI Properties stock news this week
Coverage of VICI Properties this week reads neutral: 4 positive, 7 neutral and 1 negative headlines.
- VICI Properties: Dirt Cheap With An Implicit 12% To 14% Total ReturnSeeking Alpha, Sep 18
- VICI Properties Inc. $VICI Shares Sold by Allworth Financial LPDefense World, Sep 18
- VICI Properties Inc. (VICI) Stock Falls Amid Market Uptick: What Investors Need to KnowYahoo Finance, Sep 17
- Why VICI Properties’ 7.19% Yield Beats Realty Income’s Dividend Streak, At Least For NowYahoo Finance, Sep 17
- Vici Properties stock hits 52-week low at 24.65 USDInvesting.com, Sep 16
- Vici Properties stock hits 52-week low at 24.65 USD By Investing.comInvesting.com UK, Sep 16
VICI Properties stock FAQ
What is VICI Properties’s market cap?
VICI Properties’s market cap is $26.12B at the Sep 18, 2026 close of $23.72, with 1.10B shares outstanding. The shares trade on a P/E ratio of 9.2.
What is the VICI Properties stock forecast?
The consensus analyst 12-month price target for VICI Properties is $32.25, +36.0% from the last close. Of the 14 firms that rated the stock in the last 90 days, 7 rate it a buy, 7 a hold and 0 a sell. Gekko doesn’t publish price predictions of its own.
Is VICI Properties stock overvalued or undervalued?
On Gekko’s estimate VICI Properties is undervalued: the Sep 18, 2026 close of $23.72 is 44.4% below Gekko Fair Value of $42.67. Gekko Fair Value is recalculated every trading day, and a gap inside 5% either way counts as about fair value.
When does VICI Properties report earnings next?
VICI Properties is expected to report on Oct 29, 2026 (39 days away). Analysts expect earnings of $0.72 per share on revenue of $1.06B. VICI Properties beat the earnings estimate in 4 of its last 8 reports, moving 2% on average across the report.
What is VICI Properties’s 52-week high and low?
VICI Properties’s 52-week high is $33.01 and its 52-week low is $23.72; it closed at $23.72 on Sep 18, 2026, −27.2% over the past year.
Is VICI Properties stock a buy right now?
Gekko describes the data; it does not make buy or sell recommendations. On the swing-trade checklist, 3 of the 5 items with data read as supportive (gekkoindex, fair value and earnings risk) and 2 as headwinds (trend and seasonality). The checklist is a description of current data, not a recommendation.
How this page works
Prices and signals update after every US market close; the GekkoIndex, Gekko Fair Value and the checklist are Gekko’s own, and the Gekko Brief is written by AI from this page’s data and checked against it before it is published. How Gekko’s data works →
See VICI Properties the way Gekko members do
Every GekkoIndex reading, insider trade, options bet and Congress disclosure plotted on the chart, plus the 5,800-name screener and trade planning tools.
Join 1,349 other traders using Gekko
Start Your FREE 7 Day Trial → Every feature unlocked. No credit card required.