REG
Regency Centers
$77.36
▲ 0.6%Updated Today 7:15 PM ET
▲ Up 8.7% over the last 12 months
Market Cap
$14.08B
P/E
25.76x
Forward P/E (est.)
18.91x
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
65/100
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 $77.36, around its 50-day average ($78.54) and 200-day average ($73.86). Price tangled in its moving averages means there is no clear trend — the stock is ranging.
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 45 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 $1.38 (~1.8% of price), so swings of about that size each day are normal — handy for setting a stop that isn't too tight.
Support & resistance. Over the last month REG found buyers near $75.63 (support) and sellers near $81.40 (resistance); its 52-week range is $66.86–$81.66. A decisive break beyond either edge often marks the next move.
Volume. The latest session traded 1.4× the 20-day average — heavier than usual, which adds conviction to the move. 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. It updates daily as the price and indicators change.
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 $14.08B.
In its latest reported year it generated about $1.55B in revenue and $527.46M in net profit.
Our model rates REG Favorable (65/100) on growth, profitability, financial health, and valuation. The summary below is built from its filed financials and current ratios and refreshes automatically.
4Y CAGR
7.4%
Revenue moved from $1.17B in 2021 to $1.55B in 2025, a 7.4% compound annual growth rate. The most recent year grew a steady 7.8% year over year. Slower, mature growth is common for established businesses.
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.
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.
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.
P/E
25.76x
P/S
9.3x
P/B
1.8x
EV / EBITDA
12.7x
REG trades at 25.8x trailing earnings (about 18.9x on estimated forward earnings), 9.3x sales, and 1.8x book value. That is a premium multiple that needs growth to justify it.
Where this stock sits versus what most companies trade at.
Typical ranges are general references (e.g., many stocks trade at ~18–26x earnings), not hard rules. Context only — not investment advice.
How REG stacks up against its Real Estate peers — valuation, profitability, and growth versus the sector median.
In the Real Estate sector (31 S&P 500 companies), REG ranks #7 of 31 by our overall rating. It trades at a discount versus the sector on earnings (25.8x P/E vs. 30.8x 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
25.8x
median 30.8x
ROE vs sector
8.0%
median 8.0%
Growth vs sector
7.8%
median 5.3%
Sector rank
#7
of 31 by rating
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. Sector median is across all 31 S&P 500 names in the sector. Educational, not a recommendation.
Project revenue → earnings → price. Edit the assumptions to build your own case.
2030 price target (Base Case)
$67.82 – $110.21
vs. $77.36 today · expected CAGR -3% – 7%
| 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 | $3.12 | $3.36 | $3.63 | $3.92 | $4.24 |
| Share price (low) | $49.85 | $53.84 | $58.14 | $62.80 | $67.82 |
| Share price (high) | $81.01 | $87.49 | $94.48 | $102.04 | $110.21 |
| CAGR (low–high) | -36% / 5% | -17% / 6% | -9% / 7% | -5% / 7% | -3% / 7% |
Educational model on sample fundamentals — not a forecast or investment advice. Outputs are only as good as your assumptions.
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 (65/100).
The case against REG:
- Like any single stock, it is exposed to competition, the economic cycle, and shifts in its end markets.
Market risk — sector rotation, the economic cycle, and broad sentiment move the stock regardless of fundamentals.
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 25.8x earnings, which our model scores Favorable (65/100). Weigh this against your own goals and time horizon — this is educational information, not a recommendation.
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.