REG
NASDAQ · USDRegency Centers Corporation
Real Estate · REIT - Retail
CEO Lisa Palmer
Employees 507
R&D / revenue 0.0%
Last price
$73.24+0.27%last session
Market cap
$13.4B
P/E (TTM)
20.7x
From 52w high
−12.5%
From 52w low
+9.5%
1-year return
+3.3%
RSI 14 · vs SMA200
53.3 · −4.1%
IS score
53.2/ 100
Factor model across 8 sub-scores, ranked against 3,010 US stocks. Describes the business, not the outlook.
Download full factsheet (PDF)
One year, rebased to 100
REG SPY XLRE (sector ETF) · weekly closesScore DNA
Each bar is a 0-100 score within the scored universe58Profitability
65Growth
63Value
92Momentum
30Risk (safety)
77Quality
58Balance sheet
80Earnings quality
Flags
Strengths
✓ Congress buying
Warnings
▲ Altman distress zone▲ Beneish M above -1.78▲ Share count rising
Observations
Moat model: None, Efficient ScalePiotroski 7 / 9Altman Z 1.6Beta 0.813 of 4 smart-money sources active
Smart-money strip
Each disclosure source on its own window. Filings coinciding is not coordination.INSForm 4 · 180 days
Insider open-market buys
0
5 open-market sales, $22.3M
No Form 144 notices in 12 months
CONGSTOCK Act · 180 days
Congressional purchases
1
Last disclosed purchase 2026-03-27
Members disclose in ranges, 30-45 days after the trade
13F13F · quarter to 2026-06-30
Net change in institutional holders
+25
71 new holders, 39 closed
614 filers hold 102.0% · 268 added, 179 trimmed
ETFETF holdings · 30 days
Net funds accumulating
+175
831 funds adding shares
656 funds trimming · counts of funds, not dollars
DARKFINRA · daily
Short-sale share of off-exchange volume
66.3%
20-day avg 55.7%, 50-day avg 51.5%
Latest 10.6 pp over its 20-day average · a flow, not short interest
Key financials · FY2025
USD, fiscal year. Stock-based compensation is non-cash; shown against FCF.Income statement
Revenue$1.6B
Revenue growth YoY+3.4%
Gross margin44.7%
Operating income$575.6M
Operating margin37.0%
Net income$527.5M
Net margin33.9%
EPS (diluted)$2.82
Cash flow
Operating cash flow$827.7M
Capital expenditure$435.1M
Free cash flow$394.0M
FCF conversion (FCF / OCF)47.6%
Stock-based compensation$19.5M
FCF less SBC$374.5M
Buybacks$8.8M
Dividends$525.2M
Balance sheet & returns
Cash & short-term investments$120.7M
Total debt$5.4B
Net debt$5.2B
Shareholders' equity$7.2B
Goodwill & intangibles$420.9M
Debt / equity0.80
ROE (TTM)9.6%
ROIC (TTM)5.3%
Operating margin by fiscal year
Revenue $1.2B (FY2021) to $1.6B (FY2025), a 6.6% CAGR.
Valuation
P/E (TTM)20.7x
EV / EBITDA15.8x
Price / sales7.79x
Price / FCF25.9x
FCF yield3.85%
Buyback yield0.07%
SBC / revenue1.2%
Price / book1.95x
Forward P/E FY202629.3x
Forward P/E FY202728.9x
Forward P/E FY202828.0x
Forward multiples divide today's price by Street EPS estimates. Street mean target $84.36 across 11 analysts last quarter is theirs, not ours.
REG vs industry median
71 companies in REIT - Retail
REG (TTM)Industry median
Asset turnover 0.13 vs industry 0.12 · financial leverage 1.91
Earnings delivery
Next report 2026-11-05 · consensus EPS $0.6183%
beat rate, 10 of 12 quarters
+3.2%
median EPS surprise
6
longest beat streak
EPS surprise in % vs the consensus at the time, oldest (left) to newest, 2023-08-03 to 2026-04-29. Bars cap at ±60%.
Peers
Market-cap band, not the industry cohort above| Company | Mkt cap | P/E | ROE | Net margin | Rev growth | 12m return |
|---|---|---|---|---|---|---|
| REG Regency Centers Corporation | $13.4B | 20.7x | 9.6% | 38.2% | +3.4% | +3.3% |
| KIM Kimco Realty Corporation | $15.4B | 25.7x | 5.8% | 27.8% | +5.7% | +7.4% |
| FRT Federal Realty Investment Tr | $9.2B | 21.2x | 13.2% | 25.5% | +8.1% | +8.4% |
| BRX Brixmor Property Group Inc. | $8.5B | 19.5x | 14.5% | 20.8% | +5.8% | +3.1% |
| ADC Agree Realty Corporation | $8.3B | 36.0x | 3.7% | 26.6% | +18.2% | −9.5% |
| NNN NNN REIT, Inc. | $7.9B | 20.4x | 8.7% | 40.1% | +6.5% | — |
| MAC The Macerich Company | $6.8B | n/m | -6.3% | -10.8% | +1.6% | — |
| KRG Kite Realty Group Trust | $4.9B | 15.2x | 10.9% | — | −5.6% | — |
12-month window: SPY +15.9%, sector ETF XLRE +0.9%. Past returns describe history only.
Recent 8-K filings
No 8-K filings on file.
Context
Shares outstanding183,120,547
Free float89.8%
Institutional ownership102.0%
Beta0.81
Dividend yield4.12%
Last dividend$0.76 on 2026-09-11
50 / 200-day average$74.33 / $76.45
Large-cap Real Estate median P/E26.2x
Full factsheet
The PDF carries everything on this page plus the cash-allocation waterfall, Form 144 notices, 13F holder detail, dark-pool and short-flow history, seasonality and the moat assessment (None).
Read it in the browser Download (PDF)All fundamentals · 140 measures in 13 categories
Percentile = where REG sits among 25 scored companies in REIT - Retail (0 = lowest value, 100 = highest). It is a position, not a grade.ValuationProfitability (TTM)Returns on capitalGrowthMargin history & stabilityLiquidity (latest quarter)Leverage & solvency (latest quarter)EfficiencyCash flow & earnings qualityDividends & buybacksScores & forensic checksPer shareSize (TTM)
Valuation
| Measure | REG | Industry percentile |
|---|---|---|
| P/E (TTM) | 20.4x | 35th |
| PEG (P/E ÷ 3-yr EPS CAGR) | 1.08 | 43rd |
| Price / sales | 7.8x | 67th |
| Price / book | 2.0x | 58th |
| Price / tangible book | 2.2x | 58th |
| Price / free cash flow | 25.9x | 76th |
| Price / operating cash flow | 15.7x | 79th |
| Enterprise value | $18.7B | 83rd |
| EV / sales | 10.9x | 62nd |
| EV / EBITDA | 15.7x | 75th |
| EV / EBIT | 24.4x | 50th |
| EV / free cash flow | 36.2x | 76th |
| Earnings yield | 4.9% | 67th |
| FCF yield | 3.9% | 33rd |
| Operating cash flow yield | 6.4% | 21st |
| Graham number (per share) | $55.04 | 78th |
Profitability (TTM)
| Measure | REG | Industry percentile |
|---|---|---|
| Gross margin | 35.1% | 12th |
| EBITDA margin | 69.2% | 25th |
| Operating margin | 40.3% | 67th |
| EBIT margin | 44.6% | 52nd |
| Net margin | 38.2% | 67th |
| NOPAT margin | 40.3% | 67th |
| FCF margin | 30.0% | 38th |
| Operating cash flow margin | 49.7% | 46th |
| R&D / revenue | 0.0% | 0th |
| SG&A / revenue | 3.6% | 17th |
| Stock comp / revenue | 1.2% | 39th |
| Effective tax rate | 0.0% | 12th |
Returns on capital
| Measure | REG | Industry percentile |
|---|---|---|
| ROE (on average equity) | 9.7% | 58th |
| ROA | 5.1% | 75th |
| ROIC | 5.7% | 58th |
| ROCE | 5.9% | 54th |
| Return on tangible assets | 5.9% | 54th |
| Cash ROIC (OCF / invested capital) | 7.0% | 58th |
| Gross profitability (GP / assets) | 4.6% | 17th |
| ROIC, 3-yr average | 4.2% | 52nd |
| ROIC, 5-yr average | 4.2% | 57th |
| ROE, 5-yr average | 7.1% | 52nd |
| Incremental ROIC | 105.2% | 79th |
Growth
| Measure | REG | Industry percentile |
|---|---|---|
| Revenue growth (TTM YoY) | 11.2% | 67th |
| Revenue growth (QoQ) | 0.3% | 46th |
| Revenue CAGR, 3 yr | 10.2% | 71st |
| Revenue CAGR, 5 yr | 9.5% | 60th |
| Gross profit CAGR, 3 yr | -13.2% | 14th |
| Operating income CAGR, 3 yr | -5.8% | 29th |
| Net income growth (TTM YoY) | 63.1% | 57th |
| Net income CAGR, 3 yr | 21.5% | 61st |
| EPS growth (TTM YoY) | 61.9% | 57th |
| EPS CAGR, 3 yr | 18.8% | 61st |
| EPS CAGR, 5 yr | 21.9% | 67th |
| FCF growth (TTM YoY) | -37.3% | 24th |
| FCF CAGR, 3 yr | -2.0% | 39th |
| Operating cash flow CAGR, 3 yr | 8.9% | 57th |
| Book value CAGR, 3 yr | 2.1% | 62nd |
| Dividend CAGR, 3 yr | -0.3% | 48th |
| Sustainable growth rate | 1.7% | 70th |
Margin history & stability
| Measure | REG | Industry percentile |
|---|---|---|
| Gross margin, 3-yr average | 59.1% | 13th |
| Operating margin, 3-yr average | 56.4% | 83rd |
| Net margin, 3-yr average | 30.4% | 65th |
| FCF margin, 3-yr average | 40.1% | 61st |
| Revenue stability (0-1) | 0.99 | 74th |
| Earnings stability (0-1) | 0.53 | 43rd |
| Margin stability (0-1) | 0.75 | 26th |
Liquidity (latest quarter)
| Measure | REG | Industry percentile |
|---|---|---|
| Cash & short-term investments | $191.6M | 58th |
| Net cash (− = net debt) | −$5.3B | 8th |
| Working capital | $317.0M | 79th |
| Current ratio | 2.91 | 83rd |
| Quick ratio | 2.91 | 83rd |
| Cash ratio (cash + ST investments / current liabilities) | 1.15 | 70th |
| Defensive interval (days) | — |
Leverage & solvency (latest quarter)
| Measure | REG | Industry percentile |
|---|---|---|
| Total debt | $5.5B | 83rd |
| Debt / equity | 0.80 | 25th |
| Net debt / equity | 0.77 | 25th |
| Debt / assets | 41.8% | 21st |
| Debt / capital | 44.4% | 25th |
| Debt / EBITDA | 4.61 | 33rd |
| Net debt / EBITDA | 4.45 | 33rd |
| Interest coverage (EBIT / interest) | 6.9x | 92nd |
| Cash interest coverage | 7.7x | 92nd |
| Debt payback (years of OCF) | 6.4 yrs | 17th |
| Liabilities / assets | 45.5% | 21st |
| IS credit model rating | BBB+ | |
| Implied credit spread (bps) | 225 | 8th |
Efficiency
| Measure | REG | Industry percentile |
|---|---|---|
| Asset turnover | 0.13 | 54th |
| Fixed asset turnover | 5.52 | 72nd |
| Inventory turnover | — | |
| Receivables turnover | 7.0 | 42nd |
| Days sales outstanding | 52 days | 50th |
| Days inventory outstanding | — | |
| Days payables outstanding | 62 days | 21st |
| Cash conversion cycle (days) | −10 days | 62nd |
| Capex / revenue | 19.7% | 67th |
| Capex / depreciation | 0.80 | 71st |
| Operating expense ratio | — |
Cash flow & earnings quality
| Measure | REG | Industry percentile |
|---|---|---|
| Operating cash flow / net income | 1.30 | 13th |
| FCF / net income | 0.79 | 30th |
| FCF / operating cash flow | 60.3% | 25th |
| Capex / operating cash flow | 39.7% | 67th |
| Accruals ratio | -1.5% | 79th |
| Sloan accruals ratio | -1.1% | 71st |
| Earnings quality score (0-1) | 1.00 | 17th |
Scores & forensic checks
| Measure | REG | Industry percentile |
|---|---|---|
| IS score | 53 | 50th |
| IS profitability | 58 | 33rd |
| IS growth | 65 | 54th |
| IS value | 63 | 83rd |
| IS momentum | 92 | 71st |
| IS risk (safety) | 30 | 54th |
| IS quality | 77 | 71st |
| IS balance sheet | 58 | 83rd |
| IS earnings quality | 80 | 58th |
| IS cash flow | 55 | 33rd |
| Piotroski F-score (0-9) | 7 | 54th |
| Altman Z-score | 1.6 | 88th |
| Beneish M-score | −0.78 | 83rd |
| Ohlson O-score | −8.57 | 8th |
| IS credit score | 65 | 92nd |
Size (TTM)
| Measure | REG | Industry percentile |
|---|---|---|
| Market cap | $13.4B | 83rd |
| Revenue | $1.7B | 79th |
| EBITDA | $1.2B | 79th |
| Net income | $658.4M | 83rd |
| Free cash flow | $517.0M | 67th |
| Total assets | $13.1B | 79th |
| Shareholders' equity | $6.9B | 83rd |
| Employees | 505 | 74th |
Insider transactions, last 6 months
Form 4 · most recent 12| Date | Insider | Type | Shares | Price | Value | Owned after |
|---|---|---|---|---|---|---|
| 2026-08-07 | Linneman Peter Director |
Award / grant | 318 | — | — | 56,061 |
| 2026-08-07 | Klein Karin Director |
Award / grant | 382 | — | — | 25,790 |
| 2026-08-07 | Parrell Mark J. Director |
Award / grant | 334 | — | — | 686 |
| 2026-08-07 | Blankenship C Ronald Director |
Award / grant | 167 | — | — | 114,923 |
| 2026-06-12 | Devereaux Terah L Principal Accounting Officer |
Open-market sale | 1,240 | $80.14 | $99,367 | 17,990 |
| 2026-06-12 | Devereaux Terah L Principal Accounting Officer |
Gift | 620 | — | — | 17,370 |
| 2026-05-11 | Blair Bryce Director |
Option exercise | 71 | — | — | 33,003 |
| 2026-05-11 | Blair Bryce Director |
Option exercise | 1,736 | — | — | 32,932 |
| 2026-05-11 | Blair Bryce Director |
Option exercise | 71 | — | — | 0 |
| 2026-05-11 | Blair Bryce Director |
Option exercise | 1,736 | — | — | 0 |
| 2026-05-11 | Linneman Peter Director |
Option exercise | 71 | — | — | 55,743 |
| 2026-05-11 | Linneman Peter Director |
Option exercise | 1,736 | — | — | 55,672 |
Shares acquired vs disposed, by month
acquired disposed · all Form 4 typesBy transaction type, 6 months
| Type | Direction | Filings | Shares | Value |
|---|---|---|---|---|
| Award / grant | Acquired | 8 | 2,745 | — |
| Gift | Disposed | 1 | 620 | — |
| Open-market sale | Disposed | 5 | 283,782 | $22.3M |
| Option exercise | Acquired | 27 | 35,948 | — |
| Option exercise | Disposed | 18 | 16,408 | — |
Awards, option exercises and tax withholding are compensation mechanics; open-market buys and sales are the discretionary ones.
Form 144 notices
| Filed | Filer | Shares proposed | Est. proceeds |
|---|---|---|---|
| None on file. | |||
A Form 144 is notice of a proposed sale, not a confirmed one.
Congress trades
12 months: House 2 trades (2 purchases) · Senate 1 (1 purchases)| Traded | Member | Chamber | Type | Amount | Disclosed |
|---|---|---|---|---|---|
| 2026-03-27 | Alan Armstrong | Senate | Purchase | $1,001 - $15,000 | 2026-07-21 |
| 2026-01-09 | Gilbert Cisneros | House | Purchase | $1,001 - $15,000 | 2026-02-13 |
| 2026-01-08 | Gilbert Ray Cisneros | House | Purchase | $1,001 - $15,000 | 2026-02-13 |
| 2023-03-24 | Ro Khanna | House | Sale | $1,001 - $15,000 | 2023-04-07 |
| 2022-09-06 | Ro Khanna | House | Purchase | $1,001 - $15,000 | 2022-10-07 |
STOCK Act disclosures, in ranges, filed up to 45 days after the trade.
Largest 13F holders
Quarter to 2026-06-30, the latest most managers have filed| Manager | Shares | Value | % of shares out |
|---|---|---|---|
| BlackRock, Inc. | 20,038,470 | $1.6B | 10.94% |
| NORGES BANK | 17,146,561 | $1.4B | 9.36% |
| VANGUARD PORTFOLIO MANAGEMENT LLC | 14,900,348 | $1.2B | 8.14% |
| STATE STREET CORP | 12,168,256 | $979.3M | 6.64% |
| VANGUARD CAPITAL MANAGEMENT LLC | 11,347,085 | $904.8M | 6.20% |
| PRICE T ROWE ASSOCIATES INC /MD/ | 8,319,707 | $663.4M | 4.54% |
| PRINCIPAL FINANCIAL GROUP INC | 7,952,827 | $634.2M | 4.34% |
| JPMORGAN CHASE & CO | 5,881,026 | $478.7M | 3.21% |
| GEODE CAPITAL MANAGEMENT, LLC | 5,119,989 | $406.9M | 2.80% |
| Invesco Ltd. | 4,219,542 | $336.5M | 2.30% |
| Boston Partners | 3,843,946 | $306.5M | 2.10% |
| Sixth Street Partners Management Company, L.P. | 2,843,568 | $226.7M | 1.55% |
| CHARLES SCHWAB INVESTMENT MANAGEMENT INC | 2,843,568 | $226.7M | 1.55% |
| FMR LLC | 2,734,908 | $218.1M | 1.49% |
| DIMENSIONAL FUND ADVISORS LP | 2,680,213 | $213.7M | 1.46% |
Institutional ownership by quarter
% of shares held by 13F filers
Number of 13F filers holding
Holder changes by quarter
| Quarter | Holders | Ownership | New | Increased | Reduced | Closed |
|---|---|---|---|---|---|---|
| 2026-06-30 | 614 | 102.0% | 71 | 268 | 179 | 39 |
| 2026-03-31 | 589 | 92.1% | 90 | 201 | 211 | 46 |
| 2025-12-31 | 554 | 101.2% | 86 | 230 | 164 | 47 |
| 2025-09-30 | 523 | 89.4% | 66 | 193 | 182 | 56 |
| 2025-06-30 | 518 | 100.9% | 67 | 207 | 174 | 56 |
| 2025-03-31 | 516 | 101.1% | 70 | 215 | 159 | 44 |
| 2024-12-31 | 494 | 100.2% | 77 | 191 | 166 | 65 |
| 2024-09-30 | 486 | 96.8% | 71 | 182 | 171 | 37 |
| 2024-06-30 | 457 | 94.7% | 51 | 152 | 192 | 54 |
| 2024-03-31 | 468 | 96.6% | 58 | 161 | 169 | 58 |
| 2023-12-31 | 472 | 96.8% | 71 | 170 | 157 | 34 |
| 2023-09-30 | 440 | 97.5% | 59 | 211 | 108 | 38 |
Schedule 13D / 13G filers
| Filed | Form | Filer | % of class | Shares |
|---|---|---|---|---|
| None on file. | ||||
Required above 5% of a class; 13G is the passive form.
ETFs with the largest holding
| ETF | Weight in fund | Holding value |
|---|---|---|
| VNQ | 0.67% | $448.5M |
| VGSNX | 0.67% | $448.5M |
| VGSLX | 0.67% | $448.5M |
| VITSX | 0.02% | $418.2M |
| VTI | 0.02% | $418.2M |
| VTSAX | 0.02% | $418.2M |
Share structure
Shares outstanding183,120,547
Float164,366,805
Free float89.8%
Income statement
Fiscal years, USD| FY2021 | FY2022 | FY2023 | FY2024 | FY2025 | |
|---|---|---|---|---|---|
| Revenue | $1.2B | $1.3B | $1.4B | $1.5B | $1.6B |
| Cost of revenue | $326.7M | $345.9M | $394.8M | $433.1M | $860.1M |
| Gross profit | $877.2M | $925.2M | $975.1M | $1.1B | $694.1M |
| R&D | $0 | $0 | $0 | $0 | $0 |
| SG&A | $78.2M | $79.9M | $97.8M | $101.5M | $118.5M |
| Operating income | $799.0M | $845.3M | $877.3M | $968.8M | $575.6M |
| EBITDA | $771.3M | $818.1M | $839.6M | $939.8M | $980.6M |
| Pretax income | $367.3M | $488.0M | $371.8M | $414.4M | $516.5M |
| Income tax | $1.0M | −$39,000 | $895,000 | $4.5M | $0 |
| Net income | $361.4M | $482.9M | $364.6M | $400.4M | $527.5M |
| EPS, diluted | $2.12 | $2.81 | $2.04 | $2.11 | $2.82 |
| Diluted shares | 170.7M | 171.8M | 176.4M | 183.0M | 182.2M |
Balance sheet
| FY2021 | FY2022 | FY2023 | FY2024 | FY2025 | |
|---|---|---|---|---|---|
| Cash & short-term investments | $93.1M | $66.5M | $85.0M | $56.3M | $120.7M |
| Receivables | $153.1M | $188.9M | $214.9M | $271.8M | $273.9M |
| Inventory | $0 | $0 | $0 | $0 | $0 |
| Total current assets | $273.7M | $257.6M | $325.1M | $333.7M | $394.5M |
| PP&E, net | $286.2M | $281.3M | $334.7M | $330.2M | $328.5M |
| Goodwill & intangibles | $379.8M | $364.8M | $450.4M | $396.7M | $420.9M |
| Total assets | $10.8B | $10.9B | $12.4B | $12.4B | $13.0B |
| Accounts payable | $322.3M | $317.3M | $358.6M | $392.3M | $0 |
| Total current liabilities | $322.3M | $317.3M | $510.6M | $457.3M | $377.5M |
| Long-term debt | $3.7B | $3.7B | $4.0B | $4.3B | $5.0B |
| Total liabilities | $4.7B | $4.7B | $5.2B | $5.5B | $5.8B |
| Shareholders' equity | $6.1B | $6.2B | $7.2B | $6.9B | $7.2B |
Cash flow statement
Outflows are negative| FY2021 | FY2022 | FY2023 | FY2024 | FY2025 | |
|---|---|---|---|---|---|
| Net income | $366.3M | $488.0M | $370.9M | $409.8M | $541.0M |
| Depreciation & amortization | $280.4M | $298.7M | $323.2M | $372.0M | $382.8M |
| Stock-based compensation | $12.5M | $16.5M | $20.1M | $23.5M | $19.5M |
| Change in working capital | −$20.7M | −$46.7M | −$17.2M | −$26.8M | −$40.8M |
| Operating cash flow | $659.4M | $655.8M | $719.6M | $790.2M | $827.7M |
| Capital expenditure | −$262.7M | $0 | $0 | $0 | −$435.1M |
| Free cash flow | $396.7M | $655.8M | $719.6M | $790.2M | $394.0M |
| Investing cash flow | −$286.4M | −$206.1M | −$342.0M | −$326.6M | −$421.1M |
| Net debt issued / repaid | −$318.3M | −$18.0M | $138.7M | $255.4M | $120.8M |
| Buybacks | −$4.1M | −$81.9M | −$36.9M | −$219.6M | −$8.8M |
| Dividends paid | −$403.1M | −$428.3M | −$456.5M | −$504.0M | −$525.2M |
Ratio history
Margins on the fiscal-year (TTM at Q4) basis; multiples at each year end| FY2021 | FY2022 | FY2023 | FY2024 | FY2025 | |
|---|---|---|---|---|---|
| Gross margin | 72.9% | 72.8% | 71.2% | 71.2% | 60.5% |
| Operating margin | 66.4% | 64.1% | 64.0% | 64.2% | 54.0% |
| Net margin | 30.0% | 38.0% | 26.6% | 26.6% | 37.4% |
| FCF margin | 54.8% | 46.0% | 34.0% | 49.7% | 41.6% |
| ROE | 6.0% | 8.0% | 5.6% | 5.8% | 9.2% |
| ROIC | 7.8% | 7.9% | 7.5% | 8.2% | 7.1% |
| ROA | 3.3% | 4.5% | 3.1% | 3.2% | 5.0% |
| Debt / equity | 0.71 | 0.70 | 0.68 | 0.75 | 0.86 |
| Interest coverage | 3.4x | 3.5x | 4.4x | 3.0x | — |
| Current ratio | 0.85 | 0.81 | 0.64 | 0.73 | 1.05 |
| Revenue growth | +14.9% | +5.6% | +7.8% | +9.7% | +12.0% |
| EPS growth | +696.3% | +33.8% | −30.0% | +11.7% | +56.1% |
| P/E at year end | 30.4x | 19.6x | 31.4x | 32.2x | 20.1x |
| EV / EBITDA at year end | 19.7x | 16.8x | 19.2x | 19.0x | 16.5x |
| FCF yield at year end | 6.00% | 6.17% | 4.08% | 5.78% | 5.54% |
| Dividend payout | 111.5% | 88.7% | 125.2% | 125.7% | 83.4% |
Revenue by segment
| FY2021 | FY2022 | FY2023 | FY2024 | FY2025 | |
|---|---|---|---|---|---|
| Shopping Centers | — | — | — | $1.5B | $1.6B |
| Propertymanagementservices | $14.4M | $13.5M | $14.1M | — | — |
| Promote income | $13.6M | $13.6M | — | — | — |
| Assetmanagementservices | $6.9M | $6.8M | $6.5M | — | — |
| Leasingservices | $4.1M | $3.9M | $3.9M | — | — |
| Othertransactionfees | $1.3M | $1.7M | $2.4M | — | — |
Street estimates by fiscal year
Next report 2026-11-05 · consensus EPS $0.61 · these are analysts' numbers, not ours| Fiscal year | Revenue (mean) | Revenue range | EPS (mean) | EPS range | Analysts | P/E on mean EPS |
|---|---|---|---|---|---|---|
| 2026 | $1.7B | $1.7B – $1.8B | $2.50 | $2.49 – $2.51 | 8 | 29.3x |
| 2027 | $1.8B | $1.7B – $1.8B | $2.53 | $2.47 – $2.55 | 7 | 28.9x |
| 2028 | $1.8B | $1.8B – $1.8B | $2.61 | $2.07 – $2.78 | 7 | 28.0x |
Reported vs expected, every quarter on file
| Reported | EPS expected | EPS actual | EPS surprise | Revenue expected | Revenue actual | Revenue surprise |
|---|---|---|---|---|---|---|
| 2026-04-29 | $0.62 | $1.20 | +92.9% | $410.8M | $419.1M | +2.0% |
| 2026-02-05 | $0.62 | $1.17 | +89.3% | $402.8M | $455.1M | +13.0% |
| 2025-10-28 | $1.15 | $1.15 | 0.0% | $388.6M | $387.0M | −0.4% |
| 2025-07-29 | $1.12 | $1.16 | +3.6% | $369.2M | $394.6M | +6.9% |
| 2025-04-29 | $1.14 | $1.15 | +0.9% | $368.2M | $380.8M | +3.4% |
| 2025-02-06 | $0.48 | $1.09 | +127.1% | $355.8M | $372.5M | +4.7% |
| 2024-10-28 | $1.04 | $1.07 | +2.9% | $365.2M | $360.1M | −1.4% |
| 2024-08-01 | $1.02 | $1.06 | +3.9% | $352.8M | $359.1M | +1.8% |
| 2024-05-02 | $1.04 | $1.08 | +3.8% | $356.2M | $365.1M | +2.5% |
| 2024-02-08 | $1.02 | $1.02 | 0.0% | $360.2M | $359.6M | −0.2% |
| 2023-11-02 | $1.01 | $1.02 | +1.0% | $321.1M | $330.6M | +3.0% |
| 2023-08-03 | $1.01 | $1.03 | +2.0% | $311.0M | $314.2M | +1.1% |
| 2023-05-04 | $1.02 | $1.08 | +5.9% | $309.9M | $318.0M | +2.6% |
| 2023-02-09 | $0.98 | $0.98 | 0.0% | $303.0M | $314.5M | +3.8% |
| 2022-11-03 | $0.95 | $0.94 | −1.1% | $296.1M | $304.0M | +2.7% |
| 2022-08-04 | $0.95 | $1.00 | +5.3% | $292.7M | $302.1M | +3.2% |
| 2022-05-03 | $0.43 | $1.13 | +162.8% | $288.6M | $303.4M | +5.1% |
| 2022-02-10 | $0.96 | $1.01 | +5.2% | $288.9M | $296.9M | +2.8% |
| 2021-11-04 | $0.52 | $0.69 | +32.7% | $273.9M | $307.4M | +12.2% |
| 2021-08-05 | $0.83 | $0.99 | +19.3% | $252.4M | $287.2M | +13.8% |
| 2021-05-06 | $0.75 | $0.90 | +20.0% | $259.4M | $274.7M | +5.9% |
| 2021-02-11 | $0.72 | $0.76 | +5.6% | $250.9M | $258.5M | +3.0% |
| 2020-11-05 | $0.75 | $0.69 | −8.0% | $728.8M | $242.9M | −66.7% |
| 2020-08-03 | $0.78 | $0.61 | −21.8% | $567.3M | $231.1M | −59.3% |
Off-exchange (dark pool) volume, weekly
FINRA ATS, $ billions · through the week of 2026-08-31 (FINRA publishes with a delay)| Week of | Notional | Shares | Trades |
|---|---|---|---|
| 2026-08-31 | $104.5M | 1,382,749 | 40,786 |
| 2026-08-24 | $59.2M | 776,226 | 29,887 |
| 2026-08-17 | $83.7M | 1,096,937 | 33,208 |
| 2026-08-10 | $92.5M | 1,213,305 | 38,510 |
| 2026-08-03 | $203.8M | 2,591,023 | 52,874 |
| 2026-07-27 | $149.5M | 1,843,313 | 55,425 |
Short-sale share of off-exchange volume
daily 20-day average| Date | Short share | Short volume | Total volume |
|---|---|---|---|
| 2026-10-15 | 66.3% | 389,348 | 587,096 |
| 2026-10-14 | 47.9% | 258,408 | 539,139 |
| 2026-10-13 | 49.0% | 243,156 | 496,125 |
| 2026-10-12 | 51.2% | 133,134 | 259,847 |
| 2026-10-09 | 62.5% | 264,697 | 423,484 |
| 2026-10-08 | 46.7% | 278,547 | 596,527 |
| 2026-10-07 | 36.5% | 139,876 | 383,253 |
| 2026-10-06 | 41.3% | 153,039 | 370,845 |
| 2026-10-05 | 42.0% | 169,978 | 404,826 |
| 2026-10-02 | 52.2% | 156,331 | 299,203 |
A daily flow measure from FINRA, not short interest.
Seasonality
Average return by calendar month| Month | Avg return | Up years | Years |
|---|---|---|---|
| Jan | +1.4% | 65% | 20 |
| Feb | +0.1% | 50% | 20 |
| Mar | +0.2% | 57% | 21 |
| Apr | +4.0% | 55% | 20 |
| May | −1.1% | 40% | 20 |
| Jun | −0.3% | 45% | 20 |
| Jul | +1.0% | 65% | 20 |
| Aug | +0.1% | 50% | 20 |
| Sep | +0.5% | 50% | 20 |
| Oct | −0.0% | 45% | 20 |
| Nov | +1.8% | 50% | 20 |
| Dec | +4.2% | 50% | 20 |
History, not a forecast.
Indicators
as of 2026-10-16RSI 1453.3
MFI45.1
ADX33.4
Stochastic %K / %D68.0 / 55.0
Williams %R-22.7
CCI106
TSI / signal-20.4 / -31.0
Chaikin money flow0.01
ATR$1.07
Bollinger width4.4%
Volume vs 20-day avg1.14x
SupertrendDown
Moving averages and bands
level (price vs level)SMA 20$72.25 (+1.4%)
SMA 50$74.13 (−1.2%)
SMA 200$76.36 (−4.1%)
EMA 21$72.56 (+0.9%)
EMA 50$74.10 (−1.2%)
EMA 200$75.28 (−2.7%)
Bollinger upper$73.84 (−0.8%)
Bollinger lower$70.67 (+3.6%)
Parabolic SAR$70.79 (+3.5%)
Open the live chart, 110+ indicatorsAbout Regency Centers Corporation
Regency Centers is recognized as a leading national entity specializing in the ownership, management, and development of retail complexes. These properties are strategically located in prosperous and densely populated market regions. The company's portfolio showcases a collection of thriving sites, expertly curated with high-performing supermarkets, popular eateries, essential service businesses, and premier retailers, all deeply integrated with their local neighborhoods, communities, and clientele. Operating as a comprehensive real estate firm, Regency Centers is a qualified Real Estate Investment Trust (REIT), characterized by its self-administered and self-managed structure, and is a respected constituent of the S&P 500 Index.
https://www.regencycenters.com
Key executives
| Name | Title | Pay | Born |
|---|---|---|---|
| Lisa Palmer | President, Chief Executive Officer & Director | $4.0M | 1968 |
| Michael J. Mas | Executive Vice President & Chief Financial Officer | $2.2M | 1976 |
| Alan Todd Roth | President of East Region & Chief Operating Officer | $1.6M | 1975 |
| Nicholas Andrew Wibbenmeyer | President of West Region & Chief Investment Officer | $1.6M | 1980 |
| Martin E. Stein Jr. | Non Independent Executive Chairman of the Board | $540,828 | 1953 |
| Jan X. Hanak | Senior Vice President of Marketing & Communications | — | — |
| John T. Mehigan | Managing Director of Investments | — | — |
| Kathryn McKie | Vice President of Investor Relations & Corporate Analysis | — | — |
Executive pay, latest proxy
| Executive | Year | Salary | Stock awards | Incentive | Total |
|---|---|---|---|---|---|
| Lisa Palmer President and Chief Executive Officer | 2024 | $1.0M | $5.7M | $2.8M | $9.6M |
| Michael J. Mas Executive Vice President, Chief Financial Officer | 2024 | $620,000 | $1.8M | $1.5M | $3.9M |
| Alan T. Roth East Region President and Chief Operating Officer | 2024 | $600,000 | $1.3M | $900,000 | $2.8M |
| Nicholas A. Wibbenmeyer West Region President and Chief Investment Officer | 2024 | $600,000 | $1.3M | $900,000 | $2.8M |
| Martin E. Stein, Jr. Executive Chairman of the Board | 2024 | $500,000 | $712,882 | $0 | $1.3M |
Employees
Dividends
| Ex-date | Amount | Paid |
|---|---|---|
| 2026-09-11 | $0.755 | 2026-10-02 |
| 2026-06-12 | $0.755 | 2026-07-02 |
| 2026-03-11 | $0.755 | 2026-04-01 |
| 2025-12-15 | $0.755 | 2026-01-06 |
| 2025-09-11 | $0.705 | 2025-10-02 |
| 2025-06-11 | $0.705 | 2025-07-02 |
| 2025-03-12 | $0.705 | 2025-04-02 |
| 2024-12-16 | $0.705 | 2025-01-03 |
Moat model
None · Efficient Scale · 2026-06-30Cost advantage53
Intangibles14
Switching costs43
Network effect35
Efficient scale63
Our component scores (0-100) and overall 39.6; a model of the business, not a call on the stock.
InsiderStreet reports findings from filings and market data. Nothing on this page is a recommendation to buy or sell.Every figure is computed in code · data as of 2026-10-17