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REGRegency Centers Corporation
$80.74$14.8B
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REG logoRegency Centers Corporation(REG)Earnings, Financials & Key Ratios

REG•NASDAQ•REIT / Real Estate
$80.74
28.6× P/E·Price updated Jul 7, 2026
SectorReal EstateIndustryRetail REITsSub-IndustryOpen-Air Shopping Centers
AboutRegency Centers is the preeminent national owner, operator, and developer of shopping centers located in affluent and densely populated trade areas. Our portfolio includes thriving properties merchandised with highly productive grocers, restaurants, service providers, and best-in-class retailers that connect to their neighborhoods, communities, and customers. Operating as a fully integrated real estate company, Regency Centers is a qualified real estate investment trust (REIT) that is self-administered, self-managed, and an S&P 500 Index member.Show more
  • Revenue$1.55B+3.4%
  • FFO$933M+20.7%
  • FFO/Share5.12+21.3%
  • FFO Payout54.86%-13.6%
  • FFO per Share5.12+21.3%
  • NOI Margin44.66%-37.3%
  • FFO Margin60%+16.8%
  • ROE7.49%+31.8%
  • ROA4.15%+28.8%

REG Price & Volume

Regency Centers Corporation (REG) stock price & volume — 10-year historical chart

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Operational Volatility Challenges Regency Centers' Dividend Sustainability

Investment Thesis • Updated 2026Q1

VerdictNegative
Growth:Mixed
Profitability:Strained
Financial:Healthy
Cash Flow:Deteriorating
Primary Risk:Rising capital intensity requirements

Key Thesis Takeaways

  • Regency Centers faces a complex outlook characterized by significant margin compression and rising capital intensity that threatens the long-term sustainability of its dividend.
  • While the company has successfully expanded its asset base to $13.0B, the recent decline in NOI margins to 18.5% suggests that operational efficiency is struggling to keep pace with portfolio growth.
  • Investors should remain cautious as the firm navigates a period where capital expenditures of $105.1M in 2026Q1 have outpaced distributable cash, potentially necessitating a reevaluation of capital allocation priorities.

Verdict Logic

the current dividend payout ratio of 1.17 relative to AFFO suggests that the company is distributing more cash than it generates, creating a precarious situation for income-focused investors.

REG Growth Metrics

Regency Centers Corporation (REG) revenue, earnings & EPS growth — 3, 5 & 10-year CAGR

Revenue CAGR

10 Years10.15%
5 Years8.2%
3 Years6.93%
TTM11.75%

Profit CAGR

10 Years13.39%
5 Years63.69%
3 Years2.99%
TTM62.08%

EPS CAGR

10 Years7.57%
5 Years61.09%
3 Years0.12%
TTM64.15%

Return on Capital

10 Years6.19%
5 Years7.25%
3 Years6.87%
Last Year4.69%

REG Recent Earnings

Regency Centers Corporation (REG) EPS & revenue vs analyst estimates — last 4 quarters

Full history →
●Beat EPS 10/12 qtrs (83%)●Beat Revenue 9/12 qtrs (75%)
Q2 2026Latest
Apr 29, 2026
Metric
Actual
Est
EPS
$0.68+9.3%
$0.62
Rev
$426M+3.6%
$411M
Q1 2026
Feb 5, 2026
Metric
Actual
Est
EPS
$1.17+89.3%
$0.62
Rev
$455M+13.0%
$403M
Q4 2025
Oct 28, 2025
Metric
Actual
Est
EPS
$1.15+0.0%
$1.15
Rev
$387M-0.4%
$389M
Q3 2025
Jul 29, 2025
Metric
Actual
Est
EPS
$1.16+3.6%
$1.12
Rev
$395M+6.9%
$369M
QuarterDateEPS (Act vs Est)Revenue (Act vs Est)
Q2 2026LatestApr 29, 2026
$0.68vs $0.62+9.3%
$426Mvs $411M+3.6%
Q1 2026Feb 5, 2026
$1.17vs $0.62+89.3%
$455Mvs $403M+13.0%
Q4 2025Oct 28, 2025
$1.15vs $1.15+0.0%
$387Mvs $389M-0.4%
Q3 2025Jul 29, 2025
$1.16vs $1.12+3.6%
$395Mvs $369M+6.9%
Based on last 12 quarters of dataView full earnings history →

Latest REG News

Recent stock market news and headlines for Regency Centers Corporation (REG)

Seeking Alpha·Jun 30, 2026
Regency Centers: Above 6.7% From Its Preferred Stocks

Regency Centers Corporation maintains a robust, sustainable, retail-focused portfolio with over 480 properties and a $14.3 billion market cap. REG demonstrates strong credit metrics: investment-grade ratings (Moody's A3, S&P A-) and a 249% asset coverage ratio. Preferred stocks REGCP and REGCO yield above 6.7%, trade below par, and offer structural advantages over common shares in a restrictive monetary environment.

Zacks Investment Research·Jun 29, 2026
Is Holding Regency Centers Stock Still Smart Move for Your Portfolio?

REG benefits from strong leasing, grocery-anchored centers and redevelopment, but e-commerce, debt and execution risks remain.

GlobeNewsWire·Jun 25, 2026
Regency Centers Invites You to Join Its Second Quarter 2026 Earnings Conference Call

JACKSONVILLE, Fla., June 25, 2026 (GLOBE NEWSWIRE) -- Regency Centers Corporation (“Regency Centers” or the “Company”) (NASDAQ: REG) will announce its second quarter 2026 earnings results on Wednesday, July 29, 2026, after the market closes. The Company's earnings release and supplemental information package will be posted on the Investor Relations section of the Company's website – investors.regencycenters.com. The Company will host an earnings conference call on Thursday, July 30, 2026, at 11:00 a.m. ET.

Peers Comparison

Key metrics vs top competitors for Regency Centers Corporation (REG)

Full Screener →
CompanyPriceMarket CapP/E RatioRev Growth (1Y)Net MarginROEDiv Yield
REG logoREGRegency Centers CorporationCurrent
$80.74$14.78B28.633.39%33.94%7.49%3.48%
KIM logoKIMKimco Realty Corporation
$25.29$17.06B30.475.06%28.51%5.81%—
FRT logoFRTFederal Realty Investment Trust
$122.11$10.55B25.496.35%38.61%14.44%—
SITC logoSITCSITE Centers Corp.
$4.35$228.27M1.28-55.61%187.87%47.95%—
BRX logoBRXBrixmor Property Group Inc.
$31.35$9.62B25.086.73%31.99%14.85%—
AKR logoAKRAcadia Realty Trust
$21.42$2.81B225.4714.2%37.72%5.8%—

Compare REG vs Peers

Regency Centers Corporation (REG) vs competitors — business, growth, and fundamentals comparison against the closest industry rivals.

Closest Rival

vs KIM

Most directly comparable listed peer for REG.

Scale Benchmark

vs WMT

Larger-name benchmark to compare REG against a more recognizable public peer.

Peer Set

Compare Top 5

vs KIM, FRT, SITC, BRX

REG SEC Filings & Documents

Regency Centers Corporation (REG) SEC filings — annual & quarterly reports (10-K, 10-Q)

8-K Announcements

6
Material company update

Jun 1, 2026·SEC

Material company update

May 28, 2026·SEC

Material company update

May 27, 2026·SEC

10-K Annual Reports

2
FY 2026

Feb 13, 2026·SEC

FY 2025

Feb 14, 2025·SEC

10-Q Quarterly Reports

6
FY 2026

May 4, 2026·SEC

FY 2025

Nov 5, 2025·SEC

FY 2025

Aug 4, 2025·SEC

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REG Frequently Asked Questions

Regency Centers Corporation (REG) stock FAQ — growth, dividends, profitability & financials explained

Growth & Financials
What is Regency Centers Corporation's revenue?

Regency Centers Corporation (REG) reported $1.70B in revenue for fiscal year 2025. This represents a 3525% increase from $46.9M in 1996.

How fast is Regency Centers Corporation growing?

Regency Centers Corporation (REG) grew revenue by 3.4% over the past year. Growth has been modest.

Is REG profitable?

Yes, Regency Centers Corporation (REG) is profitable, generating $648.7M in net income for fiscal year 2025 (33.9% net margin).

Dividend & Returns
Does REG pay dividends?

Yes, Regency Centers Corporation (REG) pays a dividend with a yield of 3.48%. This makes it attractive for income-focused investors.

What is REG's return on equity?

Regency Centers Corporation (REG) has a return on equity (ROE) of 7.5%. This is below average, suggesting room for improvement.

Industry Metrics
What is Regency Centers Corporation's FFO?

Regency Centers Corporation (REG) generated Funds From Operations (FFO) of $1.06B in the trailing twelve months. FFO is the primary profitability metric for REITs.

Is REG a good dividend stock?

Regency Centers Corporation (REG) offers a 3.48% dividend yield, which is attractive for income investors. REITs are required to distribute at least 90% of taxable income to shareholders.

What if you invested $1,000 in REG back in 1996?

Total return calculator · dividends reinvested · 30+ years of data

See returns →