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Regency Centers Corporation logo

Regency Centers Corporation

REG

NASDAQReal EstateREIT - Retail

Open in GoAI

Regular session

$76.8287

+$0.7687 · +1.01%

Aug 24, 10:19 AM ET

REG company overview

Regular session · ET · Market data may be delayed.

GoAI snapshot

AI-powered factor overview

Jul 10, 2026

GoAI score

Hold

Wait — insufficient conviction to act

Valuation

56

Fair Value

Momentum

42

Neutral

Sentiment

68

Bullish

Risk resilience

84

Low Risk

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Company profile

Company website

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.

Industry
REIT - Retail
Sector
Real Estate
Headquarters
US
CEO
Lisa Palmer
Listed since
Oct 29, 1993
Employees
505

Market position

Day range

Current $76.8287

52-week range

Current $76.8287

Open
$76.49
Previous close
$76.06
Volume
98.49K
0.07× average
Average volume
1.46M
Average daily volume
Market cap
14.03B USD
Beta
0.82
Market reference 1
50-day average
$79.3578
-3.19% below average
200-day average
$75.6201
+1.60% above average

Financials

Financial snapshot

Latest / TTM

Valuation & yield

Enterprise value
18.4B USD
EV / EBITDA
16.23×
Earnings yield
4.19%
Free cash flow yield
3.13%

Profitability & efficiency

Return on equity
7.64%
Return on assets
4.06%
Return on invested capital
4.43%

Financial health

Current ratio
1.05×
Altman Z-score
1.53
Piotroski F-score
7 of 9

Financial statements

Margin trends

Profitability as a percentage of reported revenue.

Gross marginOperating marginNet margin
Gross, operating, and net margin trends77%59%40%22%Gross margin, FY2021: 72.86%Gross margin, FY2022: 72.78%Gross margin, FY2023: 71.18%Gross margin, FY2024: 71.19%Gross margin, FY2025: 44.66%Operating margin, FY2021: 66.37%Operating margin, FY2022: 66.50%Operating margin, FY2023: 64.04%Operating margin, FY2024: 64.44%Operating margin, FY2025: 37.03%Net margin, FY2021: 30.02%Net margin, FY2022: 37.99%Net margin, FY2023: 26.61%Net margin, FY2024: 26.63%Net margin, FY2025: 33.94%FY2021FY2022FY2023FY2024FY2025
Gross margin FY2021 72.86%. Gross margin FY2022 72.78%. Gross margin FY2023 71.18%. Gross margin FY2024 71.19%. Gross margin FY2025 44.66%. Operating margin FY2021 66.37%. Operating margin FY2022 66.50%. Operating margin FY2023 64.04%. Operating margin FY2024 64.44%. Operating margin FY2025 37.03%. Net margin FY2021 30.02%. Net margin FY2022 37.99%. Net margin FY2023 26.61%. Net margin FY2024 26.63%. Net margin FY2025 33.94%.

Income trends

Revenue

1.55B USD+3.39%

Operating income

575.57M USD-40.59%

Net income

527.46M USD+31.74%
Income trends across reported periods1.67B USD1.2B USD719.24M USD242.13M USDRevenue, FY2021: 1.2B USDRevenue, FY2022: 1.27B USDRevenue, FY2023: 1.37B USDRevenue, FY2024: 1.5B USDRevenue, FY2025: 1.55B USDOperating income, FY2021: 798.97M USDOperating income, FY2022: 845.25M USDOperating income, FY2023: 877.27M USDOperating income, FY2024: 968.77M USDOperating income, FY2025: 575.57M USDNet income, FY2021: 361.41M USDNet income, FY2022: 482.87M USDNet income, FY2023: 364.56M USDNet income, FY2024: 400.39M USDNet income, FY2025: 527.46M USDFY2021FY2022FY2023FY2024FY2025
Revenue FY2021 1.2B USD. Revenue FY2022 1.27B USD. Revenue FY2023 1.37B USD. Revenue FY2024 1.5B USD. Revenue FY2025 1.55B USD. Operating income FY2021 798.97M USD. Operating income FY2022 845.25M USD. Operating income FY2023 877.27M USD. Operating income FY2024 968.77M USD. Operating income FY2025 575.57M USD. Net income FY2021 361.41M USD. Net income FY2022 482.87M USD. Net income FY2023 364.56M USD. Net income FY2024 400.39M USD. Net income FY2025 527.46M USD.
Metric (USD)FY2025FY2024FY2023FY2022FY2021
Revenue1.55B USD1.5B USD1.37B USD1.27B USD1.2B USD
Cost of goods sold860.07M USD433.05M USD394.77M USD345.94M USD326.68M USD
Gross profit694.11M USD1.07B USD975.08M USD925.16M USD877.19M USD
Selling, general, and administrative118.54M USD101.47M USD97.81M USD79.9M USD78.22M USD
Operating expenses118.54M USD101.47M USD97.81M USD79.9M USD78.22M USD
Interest income7.69M USD9.63M USD1.97M USD947K USD624K USD
Interest expense211.98M USD189.02M USD155.78M USD146.19M USD145.36M USD
Depreciation and amortization405.04M USD372.01M USD323.15M USD298.7M USD280.4M USD
Operating income575.57M USD968.77M USD877.27M USD845.25M USD798.97M USD
Net income527.46M USD400.39M USD364.56M USD482.87M USD361.41M USD

Company facts updated Aug 24, 2026.

Earnings

EPS beat rate
82%
9 beats, 2 misses, 0 met estimates
Average EPS surprise
+15.08%
11 comparable reports
Latest EPS result
0.61
Estimate 0.59 · Beat by 2.69%

EPS: actual versus estimate

Recent quarterly results

ActualEstimate
Quarterly EPS actual values compared with estimates1.230.950.680.4Q1 '25MissQ2 '25BeatQ3 '25BeatQ4 '25BeatQ1 '26BeatQ2 '26BeatQ3 '26BeatQ4 '26Estimate
Q1 2025, reported Feb 6, 2025: actual 0.46, estimate 0.48, surprise -4.17%, Miss. Q2 2025, reported Apr 29, 2025: actual 0.58, estimate 0.563, surprise +3.02%, Beat. Q3 2025, reported Jul 29, 2025: actual 0.57, estimate 0.55, surprise +3.64%, Beat. Q4 2025, reported Oct 28, 2025: actual 0.58, estimate 0.562, surprise +3.20%, Beat. Q1 2026, reported Feb 5, 2026: actual 1.17, estimate 0.582, surprise +101.03%, Beat. Q2 2026, reported Apr 29, 2026: actual 0.68, estimate 0.622, surprise +9.32%, Beat. Q3 2026, reported Jul 29, 2026: actual 0.61, estimate 0.594, surprise +2.69%, Beat. Q4 2026, reported Oct 28, 2026: actual —, estimate 0.612, surprise —, Comparison unavailable.

Revenue: actual versus estimate

Recent quarterly results

ActualEstimate
Quarterly Revenue actual values compared with estimates473.3M430.98M388.67M346.35MQ1 '25MissQ2 '25BeatQ3 '25BeatQ4 '25BeatQ1 '26BeatQ2 '26BeatQ3 '26BeatQ4 '26Estimate
Q1 2025, reported Feb 6, 2025: actual 364.56M USD, estimate 366.17M USD, surprise -0.44%, Miss. Q2 2025, reported Apr 29, 2025: actual 392.5M USD, estimate 375.43M USD, surprise +4.55%, Beat. Q3 2025, reported Jul 29, 2025: actual 391.39M USD, estimate 378.8M USD, surprise +3.32%, Beat. Q4 2025, reported Oct 28, 2025: actual 403.39M USD, estimate 388.68M USD, surprise +3.78%, Beat. Q1 2026, reported Feb 5, 2026: actual 455.09M USD, estimate 402.84M USD, surprise +12.97%, Beat. Q2 2026, reported Apr 29, 2026: actual 419.1M USD, estimate 410.81M USD, surprise +2.02%, Beat. Q3 2026, reported Jul 29, 2026: actual 413.51M USD, estimate 411.07M USD, surprise +0.59%, Beat. Q4 2026, reported Oct 28, 2026: actual —, estimate 415.38M USD, surprise —, Comparison unavailable.

Analyst ratings

Third-party consensus; not a GoAI recommendation.

Rating distribution

33 ratings
Strong buy00%
Buy1855%
Hold1442%
Sell13%
Strong sell00%

REG news

zacks.com

PECO or REG: Which Is the Better Value Stock Right Now?

Investors interested in stocks from the REIT and Equity Trust - Retail sector have probably already heard of Phillips Edison & Company, Inc. (PECO) and Regency Centers (REG). But which of these two stocks presents…

Read source
zacks.com

Is Regency Worth Buying as Leasing Strength Meets Development Risk?

REG's leasing strength and development pipeline support growth, but higher financing costs and market concentration temper the upside.

Read source
zacks.com

Regency Raises 2026 Outlook as Leasing Momentum Builds Into Year-End

REG raised 2026 guidance as occupancy, leasing and NOI improve, while signed leases and rent spreads offer further growth visibility.

Read source
defenseworld.net

Bank of America Corp DE Raises Stock Position in Regency Centers Corporation $REG

Bank of America Corp DE grew its stake in Regency Centers Corporation (NASDAQ: REG) by 66.5% in the undefined quarter, according to the company in its most recent filing with the Securities and Exchange Commission. The…

Read source
globenewswire.com

Regency Centers Declares Quarterly Dividends

JACKSONVILLE, Fla., Aug. 06, 2026 (GLOBE NEWSWIRE) -- Regency Centers Corporation (“Regency Centers,” “Regency” or the “Company”) (NASDAQ: REG) announced today that the Company's Board of Directors (the “Board”) declared…

Read source
zacks.com

Macerich's Q2 FFO & Revenues Beat Estimates on Strong Portfolio NOI

MAC's Q2 FFO and revenues top estimates as stronger portfolio NOI, occupancy gains and tenant demand fuel growth.

Read source

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ETFs holding REG

Funds reporting this stock among their holdings, ordered by reported position size.

Vanguard Real Estate ETF logoVanguard Real Estate ETFVNQ
Market value
503.3M
Weight
0.68%
AUM
73.1B USD
Expense ratio
0.13%
Price / 1D
$99.055+0.56%
Vanguard Morningstar Total Stock Market ETF logoVanguard Morningstar Total Stock Market ETFVTI
Market value
467.8M
Weight
0.02%
AUM
2.3T USD
Expense ratio
0.03%
Price / 1D
$376.85-0.37%
Vanguard S&P 500 ETF logoVanguard S&P 500 ETFVOO
Market value
347.36M
Weight
0.02%
AUM
1.7T USD
Expense ratio
0.03%
Price / 1D
$701.2-0.36%
Vanguard Morningstar Small-Cap ETF logoVanguard Morningstar Small-Cap ETFVB
Market value
337.95M
Weight
0.18%
AUM
183.4B USD
Expense ratio
0.03%
Price / 1D
$303.49-0.42%
Vanguard Morningstar Small-Cap Value ETF logoVanguard Morningstar Small-Cap Value ETFVBR
Market value
214.65M
Weight
0.31%
AUM
68.3B USD
Expense ratio
0.05%
Price / 1D
$249.36+0.07%
Invesco S&P 500 Equal Weight ETF logoInvesco S&P 500 Equal Weight ETFRSP
Market value
178.26M
Weight
0.18%
AUM
100.27B USD
Expense ratio
0.20%
Price / 1D
$222.02+0.16%
iShares Core S&P 500 ETF logoiShares Core S&P 500 ETFIVV
Market value
168.09M
Weight
0.02%
AUM
891.84B USD
Expense ratio
0.03%
Price / 1D
$766.46-0.37%
State Street SPDR S&P 500 ETF logoState Street SPDR S&P 500 ETFSPY
Market value
156.79M
Weight
0.02%
AUM
817.87B USD
Expense ratio
0.09%
Price / 1D
$762.86-0.37%

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