Regency Centers Corporation (REG)

NASDAQ: REG · USD

$73.2

-1.12 (-1.5%)· Recorded snapshot

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StockMarketAgent Research · Analyzed 2026-09-20

Our latest published analysis: REG rated Hold

Regency Centers Corporation's published Hold conclusion compares the analysis-date price with fair value and potential value. Read the full report for assumptions, evidence, and material risks.

Fair value

$66.8 / share

Potential value

$75.1 / share

Upside to FV

-8.5%

from $73.2

Moat

6/10

Narrow

Read full analysis →View archive · 24mo

9-phase methodology · same model in each published edition

Market cap	$13.6B
Revenue (ttm)	1.7B
Net income (ttm)	542.5M
EPS (ttm)	$2.97
Shares out	186.5M
P/E (trailing)	24.6x
P/E (forward)	29.0x
Dividend	$3.02 (4.13%)
Volume	628,766
Beta	0.82

Market data

Price

Recent price action with selectable time range.

Financial snapshot

Revenue (ttm): 1.7B
Net income (ttm): 542.5M
EPS (ttm): $2.97
P/E (trailing): 24.6x
P/E (forward): 29.0x
Market cap: $13.6B

Item	P1	P2	P3	P4	P5	Trend
Period	2021-12-31	2022-12-31	2023-12-31	2024-12-31	2025-12-31	Trend
Revenue	$1.17B	$1.22B	$1.32B	$1.45B	$1.55B	+7.4%
Gross profit	$877.2M	$925.2M	$975.1M	$1.07B	$694.1M	-5.7%
Operating income	$490.9M	$896.8M	$951.3M	$1.05B	$1.12B	+23.0%
Net income	$361.4M	$482.9M	$364.6M	$400.4M	$527.5M	+9.9%
EPS (diluted)	$1.59	$2.10	$2.05	$2.11	$2.81	+15.3%
EBITDA	$771.3M	$818.1M	$839.6M	$939.8M	$1.13B	+10.1%
R&D	$1.5M	$588.0K	$0	—	—	-100.0%
SG&A	$78.2M	$79.9M	$97.8M	$101.5M	$118.5M	+11.0%

Ticker	Name	Market cap	P/E	P/S	ROIC	5Y rev CAGR	1Y total return	Rating
AMT	American Tower Corporation	85.1B	25.8x	7.5x	7.8%	+4.0%	+0.7%	减持
ARE	Alexandria Real Estate Equities Inc.	6.9B	—	2.4x	0.9%	+6.6%	-45.8%	持有
CCI	Crown Castle Inc.	37.4B	46.3x	9.1x	5.1%	-7.9%	-6.2%	卖出
CPT	Camden Property Trust	10.3B	32.3x	6.6x	3.2%	+7.7%	-0.6%	买入
DLR	Digital Realty Trust, Inc.	68B	86.6x	10.0x	2.4%	+9.3%	+3.7%	卖出
DOC	Healthpeak Properties, Inc.	13B	53.8x	4.4x	2.5%	+10.5%	+3.0%	强力买入

Base and Bull scenarios

Base60%

Price target

$66.75

-8.5% from spot

The base path projects contractual base rent escalators, stable tenant retention, and steady occupancy across suburban grocery-anchored shopping centers, yielding a target of $66.75.

Contractual rent escalations remain steady
Grocery foot traffic sustains anchor occupancy
Refinancing costs track modest yield adjustments

Bull20%

Price target

$75.12

+3.0% from spot

The bull path anticipates re-leasing spreads accelerating above historical averages, robust merchant sales productivity, and selective redevelopment gains, delivering Potential value of $75.12.

Re-leasing spreads accelerate
Suburban demographic spending density drives tenant sales
Accretive shopping center redevelopments expand net operating income

Sensitivity: Ke × terminal growth

The highlighted cell is Fair value when every assumption sits at its base level ($66.75). Each row and column shows what Fair value becomes when one assumption moves.

Ke ↓ / g →	1.5%	2.0%	2.5%	3.0%	3.5%
6.1%	$96.9	$98.6	$101	$104	$108
7.1%	$77.9	$79.0	$80.3	$82.0	$84.1
8.1%	$65.1	$65.9	$66.8	$67.8	$69.1
9.1%	$55.9	$56.5	$57.1	$57.8	$58.7
10.1%	$49.0	$49.4	$49.9	$50.4	$51.0

Scorecard

Published factor rows and weighted composite

Calendar

Next earnings

Upcoming earnings date and setup when available.

Upcoming

DateLoading

Window—

EPS estimate—

Revenue estimate—

Sector percentile context

Refreshed 2026-10-28 19:55 UTC

Forward P/E29

P25 n/aP50 n/aP75 n/a

Trailing P/E24.6

P25 n/aP50 n/aP75 n/a

ROE8.2

P25 n/aP50 n/aP75 n/a

ROIC5.4

P25 n/aP50 n/aP75 n/a

Benchmarks · 1M

All REG indicators

Market & fundamental data

Available fields

269

Groups with data

Currency

USD

Showing 269 of 269 available metrics for this ticker.

Profile and market data

Ticker identity, listing, currency, market cap, and source dates.

Metric	Value
Amount currency	USD
CIK code	0000910606
Company name	Regency Centers Corporation
Country	United States
Country code	US
CUSIP number	758849103
Earnings date	2026-11-05
Earnings time	amc
Employees	507
Employees change	7
Employees growth	1.4%
Enterprise value	$18.6B
Exchange	NASDAQ
Financial currency	USD
Financial report date	2026-06-30
First seen	2026-05-09
Fiscal year end	December
Founded	1963
In index	SP500
Industry	REIT - Retail
IPO date	1993-10-29
Is primary listing	Yes
Is SPAC	No
ISIN number	US7588491032
Last 10-K release date	2026-02-13
Last earnings date	2026-07-29
Last refreshed	2026-10-28
Last stock split type	Never
Market cap	$13.6B
Market cap category	Large-Cap
Next earnings date	2026-11-05
Options	Yes
Price	$73.16
Price currency	USD
Sector	Real Estate
SIC code	6798
Stock price date	2026-10-28
Symbol	REG
U.S. state	Florida
Website	https://www.regencycenters.com

Valuation

Multiples, yields, enterprise-value ratios, and valuation checks.

Metric	Value
Adjusted P/E ratio	24.72x
Average P/E ratio (10Y)	51.77x
Average P/E ratio (3Y)	30.7x
Average P/E ratio (5Y)	29.16x
Earnings yield	4.06%
EV/Earnings	34.3x
EV/EBIT	27.85x
EV/EBITDA	17.37x
EV/FCF	51.61x
EV/Sales	11.04x
FCF / EV yield	1.94%
FCF yield	2.64%
Forward EV/Sales	11.13x
Forward P/E	29.16x
Forward P/S	8.17x
Graham number	49.30315
Graham upside	-32.65%
Industry forward P/E	34.91x
Industry P/E	24.42x
Lynch fair value	$56.40
Lynch upside	-22.95%
P/(FCF - SBC) ratio	40.87x
P/(OCF - SBC) ratio	16.45x
P/B ratio	2.04x
P/E ratio	24.65x
P/FCF ratio	37.88x
P/FFO ratio	15.46x
P/OCF ratio	15.94x
P/S ratio	8.1x
PEG ratio	18.15x
Price / tangible book value	2.18x
Price/EBITDA ratio	12.75x
Sector forward P/E	29.99x
Sector P/E	40.99x

Profitability

Margins, returns on capital, cash conversion, and quality metrics.

Metric	Value
EBIT margin	39.64%
EBITDA margin	63.55%
FCF margin	21.39%
Gross margin	71.54%
Operating margin	39.64%
Pretax margin	34.01%
Profit margin	33%
Profit per employee	$1.1M
Profitable quarters	25
Profitable years	13
Revenue per employee	$3.3M
ROA	3.23%
ROA (5Y)	2.92%
ROCE	5.32%
ROE	8.19%
ROE (5Y)	6.6%
ROIC	5.41%
ROIC (5Y)	5.01%
SBC / revenue	1.57%

Growth

Revenue, earnings, cash-flow, and forward growth indicators.

Metric	Value
EPS growth	38.76%
EPS growth (Q)	8.93%
EPS growth (QoQ)	-10.29%
EPS growth 10Y	6.44%
EPS growth 3Y	11.54%
EPS growth 5Y	17.27%
EPS growth quarters	5
EPS growth years	2
Net income growth	37.82%
Net income growth (Q)	9.19%
Net income growth (QoQ)	-10.22%
Net income growth 3Y	13.93%
Net income growth 5Y	19%
Net income growth quarters	5
Net income growth years	2
OCF growth	3.95%
OCF growth (Q)	15.27%
OCF growth (QoQ)	84.18%
OCF growth 10Y	11.08%
OCF growth 3Y	8.93%
OCF growth 5Y	7.13%
Revenue growth	8.89%
Revenue growth (Q)	8.89%
Revenue growth (QoQ)	-1.19%
Revenue growth 10Y	10.46%
Revenue growth 3Y	9.47%
Revenue growth 5Y	9.05%
Revenue growth quarters	15
Revenue growth years	5

Financial statements

Income-statement and cash-flow amounts, totals and per share.

Metric	Value
Capital expenditures	$-496.1M
Depreciation and amortization	$424M
EBIT	$668.1M
EBITDA	$1.1B
EPS	$2.97
FCF per share	$1.93
Financing cash flow	$-552.2M
Free cash flow	$360.5M
Free cash flow minus SBC	$334.1M
Funds from operations (FFO)	$883.4M
Gross profit	$1.2B
Investing cash flow	$-267.6M
Net cash flow	$36.8M
Net income	$542.5M
Operating cash flow minus SBC	$830.2M
Operating income	$668.1M
Revenue	$1.7B
Stock-based compensation	$26.4M

Financial strength

Debt, cash, solvency, accounting-quality, and balance-sheet signals.

Metric	Value
Book value per share	$36.40
Debt / EBITDA	4.71
Debt / equity	0.72
Debt / FCF	14.27
Goodwill	$166.7M
Interest coverage	3.1
Net cash (debt)	$-5B
Net cash / market cap	-36.25%
Net debt / EBITDA	4.62
Net debt / equity	0.69
Net debt / FCF	13.73
Piotroski F-Score	6
Property, plant and equipment	$11.7B
Shareholders' equity	$7.1B
Tangible book value	$6.2B
Tangible book value per share	$34.21
Total assets	$13.1B
Total cash	$193.3M
Total debt	$5.1B
Total liabilities	$6B
WACC	7.28%

Liquidity

Current-asset coverage and working-capital efficiency metrics.

Metric	Value
Asset turnover	0.13
Current ratio	0.96
Net working capital	$-47.4M
Quick ratio	0.89
Working capital	$-20.4M

Dividends and buybacks

Dividend yield, payout, buybacks, and shareholder-yield indicators.

Metric	Value
Buyback yield / dilution	-0.63%
Dividend growth	7.09%
Dividend growth (10Y)	4.29%
Dividend growth (3Y)	5.12%
Dividend growth (5Y)	4.88%
Dividend growth years	12
Dividend payment date	2026-10-02
Dividend payment years	33
Dividend payout frequency	Quarterly
Dividend per share	$3.02
Dividend yield	4.13%
Ex-dividend date	2026-09-11
FCF payout ratio	156.26%
Last dividend	$0.76
Payout ratio	101.74%
Shareholder yield	3.5%

Performance and technicals

Returns, volatility, beta, momentum, RSI, and moving-average context.

Metric	Value
10Y price change	3.42%
10Y return CAGR	4.37%
10Y total return	53.37%
150-day SMA	$77.10
15Y price change	79.36%
15Y return CAGR	7.96%
15Y total return	215.61%
1D price change	-1.51%
1M price change	-0.1%
1M total return	-0.1%
1W price change	1.3%
1W total return	1.3%
1Y price change	-0.03%
1Y return CAGR	4.1%
1Y total return	4.09%
20-day SMA	$72.46
200-day SMA	$76.62
20Y price change	2.47%
20Y return CAGR	4.28%
20Y total return	131.37%
3M price change	-11.15%
3M total return	-10.25%
3Y price change	26.84%
3Y return CAGR	12.68%
3Y total return	43.08%
50-day SMA	$73.78
50-day SMA vs 200-day SMA	50under200
52-week high	$83.66
52-week high date	2026-07-17
52-week low	$66.86
52-week low date	2025-12-17
5Y price change	2.98%
5Y return CAGR	4.74%
5Y total return	26.05%
6M price change	-8.49%
6M total return	-6.69%
All-time high	$93.49
All-time high date	2007-02-08
All-time low	$15.13
All-time low date	1994-12-02
Average true range (ATR)	$1.15
Average volume	1.2M
Beta (1Y)	-0.03
Beta (2Y)	0.31
Beta (5Y)	0.82
Change from 52-week high	-12.55%
Change from 52-week low	9.43%
Change from all-time high	-21.75%
Change from all-time low	383.7%
Change from open	-0.61%
Day's gap	-0.9%
Dollar volume	$46M
High price	$73.82
Low price	$73.12
Monthly RSI	50.56
Open price	$73.61
Position in 52-week range	5.71%
Premarket change	-0.13%
Premarket close	$74.28
Premarket price	$74.18
Previous close	$74.28
Price vs 150-day SMA	-5.11%
Price vs 20-day SMA	0.97%
Price vs 200-day SMA	-4.52%
Price vs 50-day SMA	-0.84%
Relative volume	0.51
RSI	49.91
Sharpe ratio	0.08
Sharpe ratio (3Y)	0.51
Sharpe ratio (5Y)	0.14
Sortino ratio	0.48
Sortino ratio (3Y)	1.08
Sortino ratio (5Y)	0.46
Volume	628.8K
Weekly RSI	43.01
YTD price change	5.98%
YTD total return	9.12%

Ownership and float

Institutional, insider, float, short-interest, and share-count fields.

Metric	Value
Float	164.4M
Float percentage	88.11%
Shares change (QoQ)	-0.02%
Shares change (YoY)	0.63%
Shares held by insiders	0.4%
Shares held by institutions	93.22%
Shares outstanding	186.5M
Short % of float	4.04%
Short % of shares	3.56%
Short ratio	4.8 days

Deeper analysis on REG

14 sections in the full report · jump straight to what you need

Forecast

Base and Bull forecast paths with report-date return framing.

→

Valuation

Fair-value bridge, DCF, owner earnings, and peer multiples.

→

Sensitivity

Cost-of-equity and terminal-growth stress table.

→

Risks

Kill scenarios, soft-pass flags, and downside catalysts.

→

Earnings

Next earnings setup and beat / inline / miss thresholds.

→

Position sizing

Entry, exit, conviction, and quarterly monitoring rules.

→

Financials

Revenue, margins, cash flow, and balance-sheet context.

→

Peers

Relative valuation and profitability against the cohort.

→

Moat

Economic-profit evidence and competitive advantage risk.

→

Industry cycle

Sector phase, capital cycle, and secular tailwinds.

→

Quote this valuation with its source: Fair value, Potential value and the price at analysis.

Frequently asked questions

About this REG report

What is the latest published REG stock rating?

Regency Centers Corporation is shown with Hold in the latest published report, analyzed 2026-09-20. The hub links directly to the full analysis surface where the dated rating, fair-value bridge, risks, and scorecard are documented together.

Where can I read the full REG analysis?

The full latest published report, analyzed 2026-09-20, lives at /stocks/REG/analysis. The bare ticker page summarizes that read and links to each analysis tab; earlier editions remain under /analysis/archive.

What fair value is used for REG?

The latest published report analyzed 2026-09-20 gives REG a fair value of USD 67 and a potential value of USD 75. These are dated research outputs, not live market prices; review the valuation assumptions, sensitivity analysis, and material risks before making a decision.

How often is the REG page updated?

The hub selects the latest published stock report regardless of age and displays its analysis date (2026-09-20). Separately sourced market data is labeled with its own recorded timestamp and is never inferred from the report.

HoldREG · Fair value $66.8-8.5%

Read full analysis →

Regency Centers Corporation (REG)

Our latest published analysis: REG rated Hold

Price

Financial snapshot

Fair-value bridge

Latest news · REG

Valuation

Profitability

Balance sheet

Trading

Base and Bull scenarios

Sensitivity: Ke × terminal growth

Scorecard

Next earnings

Sector percentile context

All REG indicators

Profile and market data

Valuation

Profitability

Growth

Financial statements

Financial strength

Liquidity

Dividends and buybacks

Performance and technicals

Ownership and float

Deeper analysis on REG

Frequently asked questions

评级历史

Category	Score	Reading
Valuation	4.5
Management	6.5
Balance Sheet	4.0
Profitability	6.5
Revenue Growth	6.0
Risk Assessment	5.0
Competitive Moat	6.0
Earnings Quality	8.0
Capital Efficiency	3.5