Regency Centers (REG) stock
Real Estate · Retail REITs
Regency Centers (REG) is a Retail REITs company in the Real Estate sector, headquartered in Jacksonville, Florida. As of October 23, 2026, REG closed at $73.98, a market capitalization of $13.83 billion, the 460th largest company in the S&P 500. Over the last twelve months it generated $1.69 billion in revenue (+9% year over year) and $827.69 million in free cash flow. The stock trades at 24.9x trailing earnings and 29.6x forward earnings.
- 1-year total return: +6.3% (dividends reinvested)
- 5-year return: +5.3% a year
- 52-week range: $66.86 – $83.66
- Gross margin 71.5%, operating margin 39.6%
- Dividend yield: 4.08%, 12 straight years of increases
- FI Handbook report card: C across 10 metrics
- 23rd largest of 30 Real Estate stocks in the S&P 500
REG price chart
1Y price change: +2.1% (price only; total returns below include dividends)
| Total return | 1M | YTD | 1Y | 3Y | 5Y | 10Y | MAX |
|---|---|---|---|---|---|---|---|
| REG | +1.7% | +10.3% | +6.3% | +12.8% | +5.3% | +4.0% | +9.7% |
Dividends reinvested. 3Y and longer are annualized; MAX is annualized since 1993.
REG key statistics
- Market cap
- $13.8B
- #460 in S&P 500
- P/E (TTM)
- 24.9x
- Forward P/E
- 29.6x
- EPS (TTM)
- $2.97
- Revenue (TTM)
- $1.7B
- +9%
- Free cash flow
- $827.7M
- Gross margin
- 71.5%
- Operating margin
- 39.6%
- Return on equity
- 8.2%
- Dividend yield
- 4.08%
- 52-week range
- $66.86 – $83.66
- Beta
- 0.82
- Price / sales
- 8.2x
- EV / EBITDA
- 17.7x
- Debt / equity
- 0.72x
- Employees
- 503
REG report card
CTen fundamentals graded A to F against fixed thresholds. Not a buy or sell rating.
- Revenue growth8.9%C
- Gross margin71.5%A
- Operating margin39.6%A
- FCF margin49.1%A
- Return on equity8.2%D
- Net debt / EBITDA4.6xF
- Forward P/E29.6xD
- PEG ratio2.6xD
- Shareholder yield4.1%B
- Share count change / yr1.9%D
Regency Centers financials
Revenue went from $984.3M in fiscal 2017 to $1.6B in fiscal 2025, growing 5.9% a year.
| Fiscal year | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|---|---|---|---|---|
| Revenue | $984.3M | $1.1B | $1.1B | $1.0B | $1.2B | $1.2B | $1.3B | $1.5B | $1.6B |
| Operating income | — | — | — | — | — | $896.8M | $951.3M | $1.0B | $1.1B |
| Net income | $176.1M | $249.1M | $239.4M | $44.9M | $361.4M | $482.9M | $364.6M | $400.4M | $527.5M |
| Buybacks | $0 | $213.9M | $32.8M | $0 | — | $75.4M | $20.0M | $200.1M | — |
| Dividends paid | $322.6M | $376.0M | $390.6M | $300.5M | $403.1M | $428.3M | $453.1M | $490.4M | $511.6M |
| Diluted shares | 160.0M | 170.1M | 167.8M | 169.5M | — | — | — | — | — |
Source: SEC filings (10-K XBRL). EPS and share counts are split-adjusted.
What's priced into REG?
A reverse DCF asks what growth the current price requires. With an enterprise value of $18.8B and $827.7M of trailing free cash flow, Regency Centers needs to grow free cash flow about 13.7% a year for ten years (fading to 3.0% terminal growth) to earn a 10% annual return.
A model, not a forecast or advice. Small changes in assumptions move the answer a lot.
REG dividend
- Dividend yield
- 4.08%
- Annual dividend
- $3.02
- Years of increases
- 12
- 5-yr dividend growth
- 3.8%
- per year
- Payout ratio
- 100%
- Payments per year
- 4
Regular dividends per share by calendar year; special dividends excluded. Current year omitted until complete.
REG analyst price targets
18 analysts' average 12-month target is $84.22 (+14% vs. $73.98). Targets range from $76.00 to $94.00. 60% rate it a buy.
REG earnings
Next report: November 5, 2026. Regency Centers has beaten EPS estimates 6 quarters in a row.
| Report date | EPS estimate | EPS actual | Surprise |
|---|---|---|---|
| Jul 29, 2026 | $0.59 | $0.61 | +3.6% |
| Apr 29, 2026 | $0.62 | $0.68 | +9.4% |
| Feb 5, 2026 | $0.58 | $1.09 | +89.1% |
| Oct 28, 2025 | $0.55 | $0.58 | +4.6% |
| Jul 29, 2025 | $0.54 | $0.56 | +4.3% |
| Apr 29, 2025 | $0.56 | $0.58 | +4.0% |
| Feb 6, 2025 | $0.47 | $0.46 | -3.1% |
| Oct 28, 2024 | $0.47 | $0.54 | +15.8% |
Stocks like REG
| Name | Today | 1Y | Mkt cap | P/E | |
|---|---|---|---|---|---|
 SPG Simon Property | -0.19% | +24% | $80.3B | 14.9x | Compare |
 O Realty Income | -0.30% | -0% | $53.8B | 41.2x | Compare |
 KIM Kimco Realty Corporation (HC) | +0.13% | +11% | $15.8B | 27.8x | Compare |
 FRT Federal Realty Investment Trust | -0.15% | +13% | $9.5B | 22.0x | Compare |
 WELL Welltower | -0.03% | +37% | $171.0B | 106.4x | Compare |
 PLD Prologis | -0.17% | +4% | $122.9B | 28.1x | Compare |
 EQIX Equinix | +0.25% | +17% | $94.2B | 61.5x | Compare |
 AMT American Tower Corporation (REI | +4.08% | +3% | $88.1B | 26.0x | Compare |
REG news
- Here's What to Expect From Regency Centers’ Next Earnings Report · Oct 8, 2026
- Regency Centers Invites You to Join Its Third Quarter 2026 Earnings Conference Call · Sep 30, 2026
- PECO vs. REG: Which Stock Should Value Investors Buy Now? · Sep 24, 2026
- Is Regency Centers Underperforming the Nasdaq? · Sep 24, 2026
- The Zacks Analyst Blog Highlights Regency Centers, Phillips Edison & Co, Tanger and Curbline Properties · Sep 18, 2026
REG stock FAQ
What is REG's market cap?
Regency Centers's market capitalization is $13.83 billion as of October 23, 2026, ranking 460th in the S&P 500.
What is REG's P/E ratio?
REG trades at a trailing price-to-earnings ratio of 24.9x and a forward P/E of 29.6x.
Does REG pay a dividend?
Yes. Regency Centers pays $3.02 per share a year, a 4.08% yield. It has raised its dividend 12 years in a row. Dividends grew 3.8% a year over the last five years.
How much has REG stock returned?
Including reinvested dividends, REG returned +6.3% over one year, +5.3% a year over five years, +4.0% a year over ten years through October 23, 2026.
Is REG stock overvalued?
At today's price, a reverse discounted cash flow model (10% discount rate, 3% terminal growth) implies Regency Centers must grow free cash flow about 14% a year for the next decade. Whether that is achievable decides if the stock is cheap or expensive. This is a model, not advice.
What is the REG price target?
18 analysts cover REG with an average 12-month price target of $84.22, +14% from the current price. 60% of them rate it a buy.
When does REG report earnings?
Regency Centers is expected to report earnings on November 5, 2026. It has beaten EPS estimates 6 quarters in a row.
How many employees does Regency Centers have?
Regency Centers has about 503 full-time employees, or $3.4 million of revenue per employee.
Sources: SEC EDGAR filings, Yahoo Finance market data (delayed), FI Handbook calculations. Last close October 23, 2026. Methodology