REG Regency Centers
$73.48
▲ 0.6%Updated Oct 16, 2:25 PM ET
Report Card
REG at a glance — five pillars scored 0–100 from real filed financials.
How the 0–100 rating is calculatedOverall: Favorable · 71/100. A wider, greener shape means more pillars look healthy. Dividends scores 0 when a company pays none — that is a choice, not a flaw.
Price — Past Year
▲ Up 8.7% in the year to Jul 6, 2026
Key Metrics
Market Cap
$14.82B
P/E
24.62x
Forward P/E (est.)
18.07x
ROE
8.0%
Revenue Growth
7.8%
EPS Growth
36.2%
Profit Margin
34.5%
FCF Yield
5.2%
Debt / Equity
0.69x
ROIC
7.0%
Interest Coverage
7.28x
Current Ratio
—
Dividend Yield
3.8%
Implied Growth (rev. DCF)
—
Rating Score
71/100
Business Overview
Regency Centers (REG) is a large-cap company in the Retail REITs industry, part of the Real Estate sector of the S&P 500, with a market value around $14.82B.
In its latest reported year it generated about $1.55B in revenue and $527.46M in net profit.
Our model rates REG Favorable (71/100) on growth, profitability, financial health, and valuation. The summary below is built from its filed financials and current ratios and refreshes automatically.
Economic Moat
Evidence of durable competitive advantage in the filed financials (9 years of history).
Profit margins and economic moats, explainedSome durable-advantage evidence, but not across the board — dig into which ingredient is weak and whether it's cyclical or structural.
grew in 7 of the last 8 year-over-year periods
positive in 9 of 9 years
7.0% latest fiscal year
A moat can't be proven by numbers alone — this scores the evidence a durable advantage leaves behind (pricing power, consistency, returns on capital), computed the same way for every stock. Pair it with the business overview before concluding anything.
Technical Analysis (Educational)
Technical analysis reads price and volume to judge momentum and timing. It complements the fundamentals above — it does not replace them. Here is what REG's chart says today, with each tool explained.
Trend — moving averages. A moving average is the average closing price over a window, which smooths out daily noise. REG trades near $73.48, below its 50-day average ($78.59) and 200-day average ($74.23). Price below both averages is a downtrend — momentum is against buyers for now.
Momentum — RSI. The Relative Strength Index runs 0–100 and measures how strong recent gains are versus losses. Above 70 is "overbought", below 30 "oversold". At 51 it is in neutral territory — neither stretched nor washed out.
MACD. MACD compares two moving averages to flag shifts in momentum. Its histogram is currently positive — short-term momentum is improving.
Volatility — ATR. Average True Range is the typical daily move. REG's is $1.36 (~1.9% of price), so swings of about that size each day are normal — handy for setting a stop that isn't too tight.
Support & resistance. In the month to Jul 6, 2026, REG found buyers near $76.00 (support) and sellers near $81.93 (resistance); its 52-week range then was $66.86–$81.93. A decisive break beyond either edge often marks the next move.
Volume. The latest session traded 0.7× the 20-day average — about normal. Rising volume on up-days suggests real buying; on down-days, real selling.
Educational information to help you read a chart — not a recommendation or a forecast. The indicators were last computed on Jul 6, 2026; the price is current.
Revenue Growth
4Y CAGR
7.4%
Revenue moved from $984.33M in 2017 to $1.55B in 2025, a 5.9% compound annual growth rate. The most recent year grew a steady 7.8% year over year. Slower, mature growth is common for established businesses.
Profitability
Gross Margin
70.5%
Operating Margin
72.3%
Net Margin
34.0%
ROE
8.0%
Regency Centers keeps about 34.5% of each sales dollar as net profit, with a 70.5% gross margin and 72.3% operating margin. Return on equity is 8.0% and return on invested capital about 7.0%. Margins this wide usually signal pricing power or a cost advantage.
Debt Analysis
Total Debt
$5.00B
Net Debt
$4.97B
Net Debt / EBITDA
4.42x
Debt / Equity
0.69x
Leverage: debt-to-equity is 0.7x, and operating profit covers interest about 7.3x. That is a moderate, manageable debt load for most businesses. It carries roughly $5.00B of total debt against $36.85M of cash.
Cash Flow Analysis
Operating CF
$827.69M
Free Cash Flow
$827.69M
FCF Margin
53.3%
In the latest year Regency Centers produced about $827.69M of operating cash flow and $827.69M of free cash flow after capital spending. That is a free-cash-flow yield of about 5.2% on today's price. Strong cash generation funds dividends, buybacks, and reinvestment.
Dividend Safety
Can the payout survive a bad year? Scored from filed cash flow, earnings coverage, and the raise/cut record.
What to look for in a dividend stockCoverage is weak, the payout was cut recently, or it's being financed rather than earned — treat the current yield as fragile.
Dividend yield
3.8%
Per share (latest FY)
$2.87
Total paid (latest FY)
$511.56M
History on record
9 years
dividend uses 62% of free cash flow
97% of net income paid out
total dividends increased 5 years in a row
payout was cut at least once in the last 9 years
Coverage uses the latest fiscal year as filed with the SEC; the streak counts total dollars paid (per-share figures can carry split artifacts). Educational information, not income advice.
Valuation Analysis
P/E
24.62x
P/S
9.3x
P/B
1.72x
EV / EBITDA
—
REG trades at 24.6x trailing earnings (about 18.1x on estimated forward earnings), 9.3x sales, and 1.7x book value. That is a fairly typical valuation for a profitable company.
Metrics vs. Sector Range
Where REG sits versus the Real Estate companies we cover.
Bands show the middle half (25th–75th percentile) of the 33 Real Estate companies in our coverage that have fundamentals data — the peer-relative anchor professional comps analysis uses. Context only — not investment advice.
Sector Peer Comparison
How REG stacks up against its Real Estate peers — valuation, profitability, and growth versus the sector median.
Among the 33 rated Real Estate companies we cover, REG ranks #2 by our overall rating. It trades at a discount versus the sector on earnings (24.6x P/E vs. 29.9x median) with a similar return on equity (8.0% vs. 8.0%) and faster revenue growth (7.8% vs. 5.3%).
P/E vs sector
24.6x
median 29.9x
ROE vs sector
8.0%
median 8.0%
Growth vs sector
7.8%
median 5.3%
Sector rank
#2
of 33 rated
Valuation vs. quality map
The sweet spot is upper-left: more profitable (higher ROE) for a lower P/E. Dashed lines mark the sector median.
Peers are the closest Real Estate companies by sub-industry and size, preferring ones with full data. Sector medians and rank use the 33 rated companies among the 41 Real Estate stocks we cover. Educational, not a recommendation.
5-Year Projection Model
Project revenue → earnings → price. Edit the assumptions to build your own case.
What drives this projection, and its limits2030 scenario price range (Base Case)
$57.71 – $96.18
vs. $73.48 today · implied CAGR -5% – 6%
| Metric | 2026 | 2027 | 2028 | 2029 | 2030 |
|---|---|---|---|---|---|
| Revenue | $1.68B | $1.81B | $1.96B | $2.11B | $2.28B |
| Net income | $570.45M | $616.09M | $665.38M | $718.61M | $776.10M |
| EPS | $2.83 | $3.05 | $3.30 | $3.56 | $3.85 |
| Share price (low) | $42.42 | $45.81 | $49.47 | $53.43 | $57.71 |
| Share price (high) | $70.69 | $76.35 | $82.46 | $89.05 | $96.18 |
| CAGR (low–high) | -42% / -4% | -21% / 2% | -12% / 4% | -8% / 5% | -5% / 6% |
Educational scenario model, not a forecast or investment advice. It starts from the latest annual revenue in SEC filings. By default, growth is trailing revenue growth (held between 3% and 45% a year), the net margin is the latest one (held between 3% and 50%, so a loss-making company is modeled with a small profit), and the Base case P/E runs from 60% to 100% of today's. Carrying recent growth forward five years can miss badly in either direction. Outputs are only as good as the assumptions.
Bull Case
The case for REG:
- High net margins (34.5%) point to pricing power or efficiency.
- Healthy free-cash-flow yield (~5.2%) funds buybacks and dividends.
- Pays a 3.8% dividend on top of any price gains.
- Our model's overall read is Favorable (71/100).
Bear Case
The case against REG:
- Like any single stock, it is exposed to competition, the economic cycle, and shifts in its end markets.
Key Risks
Market risk — sector rotation, the economic cycle, and broad sentiment move the stock regardless of fundamentals.
Investment Thesis
On balance, the fundamentals screen favourably: Regency Centers is a large-cap real estate business growing at a mature pace, with solid profitability, and a sound balance sheet. It trades at 24.6x earnings, which our model scores Favorable (71/100). Weigh this against your own goals and time horizon — this is educational information, not a recommendation.
Analyst Ratings
What 24 Wall Street analysts covering REG recommend (September 2026). Consensus is a useful sanity check — not a substitute for your own homework.
Latest SEC Filings
REG's most recent filings, straight from SEC EDGAR. Annual and quarterly reports are the deep dives; 8-Ks flag material events the moment they happen. How to read a 10-K
In the Idea Lab
REG — frequently asked questions
Is REG a good stock to buy?
We don't give buy or sell advice. Our model rates Regency Centers Favorable (71/100) based on its growth, profitability, financial health, and valuation — use that as a research starting point and make your own decision.
What is REG's rating on The Stocks School?
Regency Centers currently scores 71/100 (Favorable) on our transparent model, which weighs real fundamentals: growth, margins, returns on capital, balance-sheet strength, and valuation.
How our ratings work →Where does REG's data come from?
Live price data plus real fundamentals and 5-year financials pulled directly from Regency Centers's SEC filings — refreshed automatically, not hand-entered.
How is the 5-year projection for REG calculated?
It's a scenario model. It starts from the latest annual revenue and net margin in SEC filings, grows revenue at an assumed rate (trailing revenue growth by default), and applies a P/E range built around today's multiple to show the resulting share-price range. When a stock has no growth or P/E data, the starting values are placeholders. It's a tool for thinking, not a prediction.
Is this REG analysis financial advice?
No. Everything on this page is educational research, not financial advice or a recommendation to buy or sell REG. Always do your own research and consider a licensed professional.
Data notice. Fundamentals and financial statements are sourced from company filings (SEC EDGAR) and market-data providers; prices and market caps refresh on trading days and may be delayed. Ratings, projections, technical signals, and written summaries are model- or rule-generated for education and may simplify or lag the latest filings.
Not advice. Nothing on this page is investment advice or a recommendation to buy, hold, or sell any security. Do your own research and consult a licensed financial professional before investing.