REG
Regency Centers
$77.41
▲ 0.6%Updated Aug 7, 11:30 AM ET
REG at a glance — five pillars scored 0–100 from real filed financials.
Overall: Favorable · 65/100. A wider, greener shape means more pillars look healthy. Dividends scores 0 when a company pays none — that is a choice, not a flaw.
▲ Up 8.7% over the last 12 months
Market Cap
$14.82B
P/E
25.94x
Forward P/E (est.)
19.04x
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
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 (65/100) on growth, profitability, financial health, and valuation. The summary below is built from its filed financials and current ratios and refreshes automatically.
Evidence of durable competitive advantage in the filed financials (9 years of history).
Some 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 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 $77.41, around its 50-day average ($78.59) and 200-day average ($74.23). 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 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 (~1.8% 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 $76.00 (support) and sellers near $81.93 (resistance); its 52-week range is $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. It updates daily as the price and indicators change.
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.
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.
Can the payout survive a bad year? Scored from filed cash flow, earnings coverage, and the raise/cut record.
Coverage 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.
P/E
25.94x
P/S
9.3x
P/B
1.81x
EV / EBITDA
—
REG trades at 25.9x trailing earnings (about 19.0x on estimated forward earnings), 9.3x sales, and 1.8x book value. That is a premium multiple that needs growth to justify it.
Where REG sits versus its Real Estate sector peers in the S&P 500.
Bands show the middle half (25th–75th percentile) of the 33 Real Estate companies in the S&P 500 — the peer-relative anchor professional comps analysis uses. 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 (41 S&P 500 companies), REG ranks #6 of 41 by our overall rating. It trades at a discount versus the sector on earnings (25.9x P/E vs. 32.4x 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
25.9x
median 32.4x
ROE vs sector
8.0%
median 8.0%
Growth vs sector
7.8%
median 5.3%
Sector rank
#6
of 41 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 41 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)
$0.00 – $0.00
vs. $77.41 today · expected CAGR -3% – 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 | $2.98 | $3.22 | $3.47 | $3.75 | $4.05 |
| Share price (low) | $47.66 | $51.48 | $55.59 | $60.04 | $64.85 |
| Share price (high) | $77.45 | $83.65 | $90.34 | $97.57 | $105.37 |
| CAGR (low–high) | -38% / 0% | -18% / 4% | -10% / 5% | -6% / 6% | -3% / 6% |
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 25.9x earnings, which our model scores Favorable (65/100). 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 (August 2026). Consensus is a useful sanity check — not a substitute for your own homework.
Analysts have turned more cautious over the last three months (-6 pts of buy ratings).
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.
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 (65/100) 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 65/100 (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 grows revenue at an assumed rate, applies a profit margin and a valuation multiple, and shows the resulting share-price range. The assumptions are yours to change — 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.