Regency Centers (REG) Stock Overview
Regency Centers Corporations is a pre-eminent national owner, operator, and developer of shopping centers located in suburban trade areas with compelling demographics. More details
| Snowflake Score | |
|---|---|
| Valuation | 3/6 |
| Future Growth | 0/6 |
| Past Performance | 3/6 |
| Financial Health | 2/6 |
| Dividends | 5/6 |
Rewards
Risk Analysis
REG Community Fair Values
Create NarrativeSee what 12 others think this stock is worth. Follow their fair value or set your own to get alerts.
Analyst Price Targets
Regency Centers Corporation Competitors
Price History & Performance
| Historical stock prices | |
|---|---|
| Current Share Price | US$79.62 |
| 52 Week High | US$81.93 |
| 52 Week Low | US$66.86 |
| Beta | 0.82 |
| 1 Month Change | -0.60% |
| 3 Month Change | 1.56% |
| 1 Year Change | 14.83% |
| 3 Year Change | 25.58% |
| 5 Year Change | 23.06% |
| Change since IPO | 313.61% |
Recent News & Updates
Seeking Alpha • Jun 30
Regency Centers: Above 6.7% From Its Preferred Stocks
Summary Regency Centers Corporation maintains a robust, sustainable, retail-focused portfolio with over 480 properties and a $14.3 billion market cap. REG demonstrates strong credit metrics: investment-grade ratings (Moody's A3, S&P A-) and a 249% asset coverage ratio. Preferred stocks REGCP and REGCO yield above 6.7%, trade below par, and offer structural advantages over common shares in a restrictive monetary environment. Development activity accelerates with $800 million in recent projects and a $635 million pipeline, supporting sustainable growth and stable financial performance. Read the full article on Seeking Alpha
Narrative Update • Jun 16
REG: Index Removal And Equity Offering Will Shape A Measured 2026 Outlook
Analysts now estimate Regency Centers' fair value at approximately $84.63 per share, compared with about $84.32 previously. The change reflects updated assumptions for slightly higher revenue growth, a modestly lower profit margin, and a marginally higher future P/E multiple.Narrative Update • Jun 01
REG: Index Removal And Equity Offering Will Shape A Balanced 2026 Outlook
Analysts now estimate Regency Centers' fair value at about $84.32 per share, up from roughly $82.84, reflecting slightly adjusted assumptions for discount rate, revenue growth, profit margin, and future P/E. What's in the News Regency Centers updated its 2026 outlook, with expected net income attributable to common shareholders per diluted share in a range of $2.45 to $2.49, compared with prior guidance of $2.35 to $2.39.Recent updates
Seeking Alpha • Jun 30
Regency Centers: Above 6.7% From Its Preferred Stocks
Summary Regency Centers Corporation maintains a robust, sustainable, retail-focused portfolio with over 480 properties and a $14.3 billion market cap. REG demonstrates strong credit metrics: investment-grade ratings (Moody's A3, S&P A-) and a 249% asset coverage ratio. Preferred stocks REGCP and REGCO yield above 6.7%, trade below par, and offer structural advantages over common shares in a restrictive monetary environment. Development activity accelerates with $800 million in recent projects and a $635 million pipeline, supporting sustainable growth and stable financial performance. Read the full article on Seeking AlphaNarrative Update • Jun 16
REG: Index Removal And Equity Offering Will Shape A Measured 2026 Outlook
Analysts now estimate Regency Centers' fair value at approximately $84.63 per share, compared with about $84.32 previously. The change reflects updated assumptions for slightly higher revenue growth, a modestly lower profit margin, and a marginally higher future P/E multiple.Narrative Update • Jun 01
REG: Index Removal And Equity Offering Will Shape A Balanced 2026 Outlook
Analysts now estimate Regency Centers' fair value at about $84.32 per share, up from roughly $82.84, reflecting slightly adjusted assumptions for discount rate, revenue growth, profit margin, and future P/E. What's in the News Regency Centers updated its 2026 outlook, with expected net income attributable to common shareholders per diluted share in a range of $2.45 to $2.49, compared with prior guidance of $2.35 to $2.39.Narrative Update • Apr 24
REG: Index Removal And Buyback Plan Will Shape A Balanced 2026 Outlook
Analysts have nudged their price target on Regency Centers slightly higher to reflect a fair value of about $82.84 per share. They cite updated assumptions around revenue growth, discount rate, profit margins, and future P/E as key drivers of the revision.Narrative Update • Apr 10
REG: Index Removal And Buyback Authorization Will Shape A Measured 2026 Outlook
Analysts have modestly adjusted their price targets on Regency Centers, reflecting a fine tuning of assumptions around discount rates and future P/E expectations rather than a fundamental shift in the $81.79 fair value estimate. What's in the News Regency Centers Corporation (NasdaqGS: REG) was removed from the FTSE All-World Index (USD), which may affect index-linked ownership and trading volumes (Index Constituent Drops).Narrative Update • Mar 27
REG: Index Removal And Buyback Capacity Will Frame A Balanced 2026 Outlook
Analysts have nudged their price target for Regency Centers slightly higher to about $81.79 from $81.45, reflecting updated views on fair value, discount rate, revenue growth, profit margin, and future P/E assumptions. What's in the News Regency Centers is set to be removed from the FTSE All World Index, which can affect how some index funds and ETFs allocate to the stock (Index Constituent Drops).Narrative Update • Mar 12
REG: 2026 Guidance And Slight Multiple Shift Will Shape A Measured Outlook
Analysts have nudged their price target for Regency Centers slightly higher to about $81 from roughly $80, citing modest adjustments to fair value estimates, discount rate assumptions, and expected future P/E levels, along with a small revision to projected profit margins. What's in the News Regency Centers issued earnings guidance for 2026, giving investors a baseline for what management currently expects from the business.Narrative Update • Feb 25
REG: 2026 Earnings Guidance And Margins Will Support A Measured Outlook
Analysts have made a small upward adjustment to their price target for Regency Centers, lifting fair value from $80.10 to $80.30. The change reflects refreshed assumptions around revenue growth, profit margins, discount rate and future P/E expectations.Narrative Update • Feb 11
REG: 2026 Earnings Guidance And Margins Will Shape A Balanced Outlook
Analysts have raised their price target for Regency Centers by $0.05 to $80.10 as they factor in updated assumptions for discount rates, revenue growth, profit margins and future P/E multiples. What's in the News Regency Centers issued earnings guidance for 2026, outlining expectations for net income attributable to common shareholders.Narrative Update • Nov 06
REG: Dividend Increase And Margin Gains Will Drive Improved Outlook
Analysts have adjusted the price target for Regency Centers to $80.05, reflecting modest improvements in projected profit margins and a slightly reduced discount rate in their updated outlook. What's in the News Declared a quarterly cash dividend of $0.755 per share, which is an approximate 7.1% increase.Narrative Update • Oct 23
Analysts Lift Regency Centers Price Target Amid Mixed Earnings and Valuation Updates
Narrative Update on Regency Centers: Analyst Price Target Adjustment Analysts have modestly increased their price target for Regency Centers from $79.75 to $80.05. This change reflects improved profit margin expectations and a slightly decreased discount rate, even with a more conservative revenue growth outlook.Seeking Alpha • Feb 24
Regency Centers: A Strong Business With A Weak Investment Case
Summary Regency Centers Corporation boasts a strong business model, robust financials, and durable competitive advantages, but its current overvaluation makes it an unattractive investment. The REIT focuses on high-quality grocery-anchored shopping centers in affluent suburban areas, ensuring consistent foot traffic and tenant stability. Despite impressive financial performance, including rising NOPAT and consistent dividend growth, Regency Centers' intrinsic value is significantly lower than its market cap. Investors should watch Regency Centers for potential future opportunities but avoid immediate investment due to its current overvaluation. Read the full article on Seeking AlphaSeeking Alpha • Feb 11
Regency Centers: Great Candidate For Dollar-Cost-Averaging
Summary Regency Centers is a strong candidate for income-focused and DCA investors due to its high-quality, grocery-anchored retail portfolio and resilient performance. REG has demonstrated solid growth with strong leasing demand and same-property NOI growth. REG's investment-grade balance sheet, reliable dividend payouts, and development projects offer the potential for market-beating total returns from the current valuation. The stock remains a compelling long-term investment for patient investors seeking wealth compounding. Read the full article on Seeking AlphaSeeking Alpha • Nov 19
Regency Centers: A Solid Business At A Fair Valuation (Downgrade)
Summary Regency Centers has performed well, gaining 19% over the past year, and is now at fair value with a 3.8% dividend yield. The company's high-quality, grocery-anchored portfolio and rising occupancy rates have driven solid financial results, including a 9% revenue increase and 4.9% NOI growth. Regency's conservative balance sheet and limited new retail supply support continued strong performance, with a focus on modest debt and sustainable dividend growth. Despite strong fundamentals, I now rate REG as a hold due to fair valuation and limited upside potential in a high-interest-rate environment. Read the full article on Seeking Alpha
New Narrative • Aug 22
Tactical Acquisitions And Value Creation Drive Retail REIT's Bright Future
Focusing on high-quality, grocery-anchored shopping centers in demographically favorable areas aims to improve rent growth and occupancy, positively impacting revenue.Seeking Alpha • Jul 14
Regency Centers: High Conviction REIT So You Can 'Sleep Well At Night'
Summary Strip malls are making a comeback in retail real estate, benefiting companies like Regency Centers. Regency Centers has high-quality grocery-anchored properties, low vacancy rates, and strong financial health, offering growth potential and reliable dividends. Trading below historical valuation, Regency Centers presents a compelling opportunity for long-term investors seeking growth and income in the REIT sector. Read the full article on Seeking AlphaSeeking Alpha • Jun 05
Regency Centers: Ongoing FFO Growth Can Lift Shares If Interest Rates Stop Rising
Summary Regency Centers' stock has underperformed due to elevated interest rates, but its operating results have been strong. The company operates open-air locations anchored by grocery stores, which helps drive foot traffic and protect against e-commerce pressure. Regency has a well-diversified tenant base, strong leasing rates, and a path for meaningful growth in the next two years. With a $50 million backlog in leased-not-commenced rents, 2025 results should have a meaningful tailwind, which can lift shares. Read the full article on Seeking AlphaSeeking Alpha • Mar 25
Regency Centers: A High-Single Digit Return With Moderate Leverage
Summary Regency Centers Corporation delivered 3.2% net operating income growth in 2023, with a marginally lower 2.25% increase expected in 2024. Rising occupancy and positive releasing spreads will continue to drive net operating income higher. I estimate the market cap rate at 6.1%, with redevelopment opportunities delivered at ∼8% yields set to be value creative. Refinancing existing debt at market rates will impact core operating earnings by only 7.7%. I highlight a diversification opportunity with a smaller European peer. Read the full article on Seeking AlphaShareholder Returns
| REG | US Retail REITs | US Market | |
|---|---|---|---|
| 7D | -1.7% | -1.6% | 0.6% |
| 1Y | 14.8% | 22.1% | 19.5% |
Return vs Industry: REG underperformed the US Retail REITs industry which returned 22.1% over the past year.
Return vs Market: REG underperformed the US Market which returned 19.5% over the past year.
Price Volatility
| REG volatility | |
|---|---|
| REG Average Weekly Movement | 2.5% |
| Retail REITs Industry Average Movement | 2.8% |
| Market Average Movement | 7.3% |
| 10% most volatile stocks in US Market | 16.7% |
| 10% least volatile stocks in US Market | 3.2% |
Stable Share Price: REG has not had significant price volatility in the past 3 months compared to the US market.
Volatility Over Time: REG's weekly volatility (2%) has been stable over the past year.
About the Company
| Founded | Employees | CEO | Website |
|---|---|---|---|
| 1963 | 505 | Lisa Palmer | www.regencycenters.com |
Regency Centers Corporations is a pre-eminent national owner, operator, and developer of shopping centers located in suburban trade areas with compelling demographics. Our portfolio includes thriving properties merchandised with highly productive grocers, restaurants, service providers, and best-in-class retailers that connect to their neighborhoods, communities, and customers. Operating as a fully integrated real estate company, Regency Centers is a qualified real estate investment trust (REIT) that is self-administered, self-managed, and an S&P 500 Index member.
Regency Centers Corporation Fundamentals Summary
| REG fundamental statistics | |
|---|---|
| Market cap | US$14.81b |
| Earnings (TTM) | US$532.77m |
| Revenue (TTM) | US$1.65b |
27.3x
P/E Ratio8.8x
P/S RatioIs REG overvalued?
See Fair Value and valuation analysisEarnings & Revenue
| REG income statement (TTM) | |
|---|---|
| Revenue | US$1.65b |
| Cost of Revenue | US$467.05m |
| Gross Profit | US$1.18b |
| Other Expenses | US$650.65m |
| Earnings | US$532.77m |
Last Reported Earnings
Mar 31, 2026
Next Earnings Date
Jul 29, 2026
| Earnings per share (EPS) | 2.92 |
| Gross Margin | 71.70% |
| Net Profit Margin | 32.28% |
| Debt/Equity Ratio | 69.9% |
How did REG perform over the long term?
See historical performance and comparisonDividends
3.8%
Current Dividend Yield77%
Payout RatioCompany Analysis and Financial Data Status
| Data | Last Updated (UTC time) |
|---|---|
| Company Analysis | 2026/07/10 21:44 |
| End of Day Share Price | 2026/07/10 00:00 |
| Earnings | 2026/03/31 |
| Annual Earnings | 2025/12/31 |
Data Sources
The data used in our company analysis is from S&P Global Market Intelligence LLC. The following data is used in our analysis model to generate this report. Data is normalised which can introduce a delay from the source being available.
| Package | Data | Timeframe | Example US Source * |
|---|---|---|---|
| Company Financials | 10 years |
| |
| Analyst Consensus Estimates | +3 years |
|
|
| Market Prices | 30 years |
| |
| Ownership | 10 years |
| |
| Management | 10 years |
| |
| Key Developments | 10 years |
|
* Example for US securities, for non-US equivalent regulatory forms and sources are used.
Unless specified all financial data is based on a yearly period but updated quarterly. This is known as Trailing Twelve Month (TTM) or Last Twelve Month (LTM) Data. Learn more.
Analysis Model and Snowflake
Details of the analysis model used to generate this report is available on our Github page, we also have guides on how to use our reports and tutorials on Youtube.
Learn about the world class team who designed and built the Simply Wall St analysis model.
Industry and Sector Metrics
Our industry and section metrics are calculated every 6 hours by Simply Wall St, details of our process are available on Github.
Analyst Sources
Regency Centers Corporation is covered by 40 analysts. 11 of those analysts submitted the estimates of revenue or earnings used as inputs to our report. Analysts submissions are updated throughout the day.
| Analyst | Institution |
|---|---|
| Jacob Kilstein | Argus Research Company |
| Wesley Golladay | Baird |
| Ross Smotrich | Barclays |