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Regency Centers
(NASDAQ:REG)
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Rating:78Outperform
Price Target:
$92.00
â–²(11.99% Upside)
Action:Reiterated
Date:07/30/26
REG’s score is driven primarily by a strong earnings update with raised guidance and healthy operating fundamentals (high occupancy and strong rent spreads). Financial performance is solid but constrained by sizable leverage and uneven free cash flow trends. Technically, shares are in an established uptrend versus key moving averages, while valuation is the main offset due to a higher P/E despite a moderate dividend yield.
Positive Factors
High occupancy and strong leasing momentum
Regency's near-97% leased rate, ~94–94.5% commenced occupancy and 84% tenant retention reflect durable demand for grocery-anchored centers. Combined with consistent deal flow this supports predictable base rent growth, lower vacancy risk and sustained same-property NOI over the medium term.
Negative Factors
Sizeable outstanding debt and leverage exposure
Regency carries meaningful debt (~$5.6B) and moderate debt-to-equity ratios. Elevated absolute leverage constrains flexibility if interest rates rise or refinancing windows tighten, increasing interest-service risk and potentially limiting the speed of opportunistic investments or balance-sheet repairs in adverse markets.
Read all positive and negative factors
Positive Factors
Negative Factors
High occupancy and strong leasing momentum
Regency's near-97% leased rate, ~94–94.5% commenced occupancy and 84% tenant retention reflect durable demand for grocery-anchored centers. Combined with consistent deal flow this supports predictable base rent growth, lower vacancy risk and sustained same-property NOI over the medium term.
Read all positive factors
Regency Centers Key Performance Indicators (KPIs)
Any
Number of Properties
Indicates the total count of properties owned, reflecting the company's market presence and potential for rental income generation.
Indicates the total count of properties owned, reflecting the company's market presence and potential for rental income generation.
Data provided by:
The Fly
The FlyRegency Centers (REG) vs. SPDR S&P 500 ETF (SPY)
Market Cap
$14.71B
Dividend Yield3.7%
Average Volume (3M)1.38M
Price to Earnings (P/E)23.1
Beta (1Y)0.30
Revenue Growth8.32%
EPS GrowthN/A
CountryUS
Employees507
SectorReal Estate
Sector Strength53
IndustryREIT - Retail
Share Statistics
EPS (TTM)3.44
Shares Outstanding183,096,790
10 Day Avg. Volume1,290,884
30 Day Avg. Volume1,381,257
Financial Highlights & Ratios
PEG Ratio0.78
Price to Book (P/B)1.89
Price to Sales (P/S)8.41
P/FCF Ratio33.17
Enterprise Value/Market Cap<0.01
Enterprise Value/Revenue<0.01
Enterprise Value/Gross Profit<0.01
Enterprise Value/Ebitda<0.01
Forecast
1Y Price Target
$85.79Price Target Upside4.43% Upside
Rating ConsensusModerate Buy
Number of Analyst Covering14
EPS Forecast (FY)2.48
Revenue Forecast (FY)$1.69B
Regency Centers Business Overview & Revenue Model
Company Description
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...
How the Company Makes Money
Regency Centers makes money primarily by leasing space in its shopping centers to tenants and collecting contractual rent. The core revenue stream is rental income from long-term leases (often anchored by grocery retailers) plus rent from smaller ...
Regency Centers Earnings Call Summary
Earnings Call Date:Jul 29, 2026
(Q2-2026)
| % Change Since: |
Next Earnings Date:Oct 29, 2026
Earnings Call Sentiment Positive
The call conveyed overall strength across operations and growth engines: robust leasing demand, healthy rent spreads, high occupancy and improved expense recoveries drove solid same-property NOI and a raised full-year outlook. The company emphasized a growing, accretive development pipeline, a strong balance sheet and ample liquidity. Headwinds include noncash FFO adjustments from lease accounting changes, competitive acquisition markets with cap rate compression, construction cost volatility, and slower anchor escalator recovery. On balance, positive operating momentum and upgraded guidance outweigh these challenges.Positive Updates
Same-Property NOI Growth and Strong Operating Fundamentals
Reported same-property NOI growth of 3.8% in the quarter driven primarily by base rent growth; raised full-year same-property NOI guidance by 40 basis points at the midpoint.
Negative Updates
Noncash FFO Headwinds
Reduced noncash revenue outlook driven by conversions of a small number of leases from accrual to cash accounting (one lease with outsized impact) and lower below-market rent amortization / higher straight-line rent reserves, negatively affecting NFFO despite cash earnings growth.
Read all updates
Q2-2026 Updates
Positive
Negative
Same-Property NOI Growth and Strong Operating Fundamentals
Reported same-property NOI growth of 3.8% in the quarter driven primarily by base rent growth; raised full-year same-property NOI guidance by 40 basis points at the midpoint.
Read all positive updates
Company Guidance
Management raised full‑year guidance: same‑property NOI was increased by ~40 bps at the midpoint and total NOI is now expected in the mid‑6% range, while core operating EPS growth is now expected to exceed 5% (about a $0.03 midpoint uplift); Q2 same‑property NOI was 3.8%, cash rent spreads were >10% (GAAP spreads ~20%), same‑property leased rate is ~97%, retention ~84%, commenced occupancy rose ~20 bps (average commence occupancy cited near 94–94.5%), and SNO spread is ~240 bps versus a historical ~180 bps. On the investment side, 2026 starts are expected to approach $400M (YTD starts >$140M), a $680M in‑process pipeline is expected to yield ~9% blended returns (in‑process ~80% leased) and ground‑up yields are north of ~7%. Balance sheet and liquidity metrics include free cash flow of roughly $180M, leverage comfortably within the 5.0–5.5x target (at the low end today), and nearly full availability on a $1.5B revolver; management also noted an atypical Q3 lease termination fee (raising term fees) largely offset by lower non‑cash revenue from below‑market rent amortization and higher straight‑line rent reserves.Regency Centers Financial Statement Overview
Summary
Income Statement
83
Very Positive
Balance Sheet
74
Positive
Cash Flow
69
Positive
| Breakdown | TTM | Dec 2025 | Dec 2024 | Dec 2023 | Dec 2022 | Dec 2021 |
|---|---|---|---|---|---|---|
Income Statement | ||||||
| Total Revenue | 1.70B | 1.55B | 1.50B | 1.37B | 1.27B | 1.20B |
| Gross Profit | 814.76M | 694.11M | 1.07B | 975.08M | 925.15M | 877.18M |
| EBITDA | 1.16B | 1.13B | 939.75M | 839.58M | 818.05M | 771.32M |
| Net Income | 648.65M | 527.46M | 400.39M | 364.56M | 482.87M | 361.41M |
Balance Sheet | ||||||
| Total Assets | 13.05B | 13.00B | 12.39B | 12.43B | 10.86B | 10.79B |
| Cash, Cash Equivalents and Short-Term Investments | 145.56M | 120.66M | 56.28M | 84.97M | 66.47M | 93.10M |
| Total Debt | 5.60B | 5.94B | 5.02B | 4.80B | 4.29B | 4.30B |
| Total Liabilities | 5.88B | 5.82B | 5.49B | 5.23B | 4.68B | 4.68B |
| Stockholders Equity | 6.89B | 6.91B | 6.72B | 7.03B | 6.10B | 6.04B |
Cash Flow | ||||||
| Free Cash Flow | 586.65M | 393.97M | 447.28M | 525.58M | 501.86M | 396.66M |
| Operating Cash Flow | 819.55M | 829.08M | 790.65M | 720.87M | 656.93M | 659.39M |
| Investing Cash Flow | -335.92M | -421.14M | -326.64M | -341.98M | -206.11M | -286.35M |
| Financing Cash Flow | -416.35M | -347.77M | -493.02M | -355.04M | -475.96M | -656.46M |
Regency Centers Technical Analysis
Neutral
82.15
Price Trends
79.39
Positive
78.15
Positive
74.11
Positive
Market Momentum
0.87
Negative
59.11
Neutral
55.93
Neutral
Evaluating momentum and price trends is crucial in stock analysis to make informed investment decisions. For REG, the sentiment is Neutral. The current price of 82.15 is above the 20-day moving average (MA) of 80.98, above the 50-day MA of 79.39, and above the 200-day MA of 74.11, indicating a neutral trend. The MACD of 0.87 indicates Negative momentum. The RSI at 59.11 is Neutral, neither overbought nor oversold. The STOCH value of 55.93 is Neutral, not indicating any strong overbought or oversold conditions. Overall, these indicators collectively point to a Neutral sentiment for REG.
Regency Centers Risk Analysis
Regency Centers disclosed 42 risk factors in its most recent earnings report. Regency Centers reported the most risks in the "Finance & Corporate" category.
Finance & Corporate - Financial and accounting risks. Risks related to the execution of corporate activity and strategy
Latest Risks Added 0 New Risks
Regency Centers Peers Comparison
UnderperformOutperform
Sector (65)
Name | Overall Rating | Market Cap | P/E Ratio | ROE | Dividend Yield | Revenue Growth | EPS Growth |
|---|---|---|---|---|---|---|---|
78 Outperform | $14.71B | 23.07 | 9.51% | 3.62% | 8.32% | ― | |
77 Outperform | $9.67B | 22.19 | 14.86% | 3.73% | 5.13% | 28.20% | |
73 Outperform | $10.79B | 24.77 | 15.55% | 3.59% | 8.04% | 25.59% | |
72 Outperform | $9.75B | 41.83 | 3.58% | 3.90% | 18.06% | 10.08% | |
72 Outperform | $17.20B | 28.95 | 5.90% | 3.95% | 4.01% | 13.27% | |
72 Outperform | $9.16B | 23.07 | 8.81% | 4.86% | 5.77% | -4.61% | |
65 Neutral | $2.17B | 12.19 | 3.79% | 4.94% | 3.15% | 1.96% |
* Real Estate Sector Average
REG
Regency Centers
80.29
12.58
18.59%
ADC
Agree Realty
77.80
7.12
10.08%
KIM
Kimco Realty
25.48
5.67
28.63%
NNN
NNN REIT
47.52
7.79
19.62%
FRT
Federal Realty
124.09
37.24
42.88%
BRX
Brixmor Property
31.51
7.12
29.17%
Regency Centers Corporate Events
Business Operations and StrategyFinancial Disclosures
Regency Centers Raises 2026 Guidance After Strong Quarter
Positive
Jul 29, 2026
Regency Centers reported solid financial and operating results for the second quarter of 2026, released on July 29, 2026, with net income attributable to common shareholders rising to $0.61 per diluted share from $0.56 a year earlier. Nareit FFO r...
Business Operations and StrategyFinancial Disclosures
Regency Centers Delivers Strong Second-Quarter 2026 Performance
Positive
Jul 29, 2026
Regency Centers reported solid second-quarter 2026 results on July 29, 2026, with net income attributable to common shareholders rising to $0.61 per diluted share from $0.56 a year earlier, Nareit FFO reaching $1.21 per diluted share, and core ope...
Business Operations and StrategyFinancial DisclosuresRegulatory Filings and Compliance
Regency Centers Updates Investor Presentation and Outlook Materials
Neutral
Jun 1, 2026
On June 1, 2026, Regency Centers Corporation released an updated investor presentation for use at conferences and meetings starting that day and over the following weeks. The materials were made available through the investor relations section of ...
Business Operations and StrategyRegulatory Filings and Compliance
Regency Centers Updates Investor Presentation to Enhance Transparency
Positive
Jun 1, 2026
On June 1, 2026, Regency Centers Corporation released an updated investor presentation for use at upcoming conferences and meetings, making it available through the investor relations section of its website. By refreshing and circulating this pres...
Business Operations and Strategy
Regency Centers Highlights 2025 Corporate Responsibility Progress
Positive
May 28, 2026
On May 28, 2026, Regency Centers released its 2025 Corporate Responsibility Report, emphasizing the role of responsible business practices and asset stewardship in its long-term strategy. Management highlighted that investing in properties, suppor...
Business Operations and Strategy
Regency Centers Highlights Sustainability in 2025 Responsibility Report
Positive
May 28, 2026
On May 28, 2026, Jacksonville-based Regency Centers released its 2025 Corporate Responsibility Report, highlighting the role of responsible business practices and long-term asset stewardship in its strategy to create value for shareholders and the...
Business Operations and StrategyFinancial Disclosures
Regency Centers Updates Investor Presentation for Shareholders
Neutral
May 27, 2026
On May 27, 2026, Regency Centers Corporation released an updated investor presentation, making it available through the investor relations section of its website. The update signals the company’s ongoing effort to provide current financial a...
Business Operations and StrategyRegulatory Filings and Compliance
Regency Centers Updates Investor Presentation for Shareholders
Neutral
May 27, 2026
On May 27, 2026, Regency Centers Corporation released an updated investor presentation, making it available through the investor relations section of its corporate website. The move provides current and prospective shareholders with refreshed info...
Business Operations and StrategyRegulatory Filings and Compliance
Regency Centers Updates Investor Presentation for Conferences
Positive
May 18, 2026
On May 18, 2026, Regency Centers Corporation released an updated investor presentation for use at conferences and meetings starting that day and over the following weeks. The materials are available on the company’s investor relations websit...
Business Operations and StrategyRegulatory Filings and Compliance
Regency Centers Updates Investor Presentation for Conferences
Neutral
May 18, 2026
On May 18, 2026, Regency Centers Corporation released an updated investor presentation for use at upcoming conferences and meetings. The materials were made available to investors via the company’s investor relations website, underscoring Re...
Executive/Board ChangesDividendsShareholder Meetings
Regency Centers Shareholders Back Board, Executive Pay Plans
Positive
May 7, 2026
On May 7, 2026, Regency Centers held its annual shareholder meeting, where investors elected all 11 board nominees to serve until the 2027 meeting and approved, on an advisory basis, executive compensation for fiscal 2025, while also ratifying KPM...
Executive/Board ChangesDividendsShareholder Meetings
Regency Centers Shareholders Approve Board, Pay, and Auditor
Positive
May 7, 2026
Regency Centers Corporation, a U.S. shopping-center focused REIT listed on NASDAQ under the ticker REG, concentrates on owning, operating, and developing grocery-anchored and service-oriented retail properties in affluent suburban markets. Its por...
Glossary
BuyA stock rated as a "Buy" is expected to perform better than the overall market or a specific benchmark over the near-to-medium term. This rating suggests the stock is likely to deliver higher returns compared to other stocks in the same sector or market index. Note: This is not investment advice; please consult a financial advisor before making investment decisions.
HoldA stock rated as a "Hold" is expected to perform in line with the overall market or a specific benchmark. This rating indicates that the stock is neither particularly compelling nor unfavorable for investment. Note: This is not investment advice; please consult a financial advisor before making investment decisions.
SellA stock rated as a "Sell" is expected to perform worse than the overall market or a specific benchmark over the near-to-medium term. This rating suggests the stock may deliver lower returns compared to other stocks in the same sector or market index. Note: This is not investment advice; please consult a financial advisor before making investment decisions.
Disclaimer
This AI Analyst Stock Report is automatically generated by our AI systems using advanced algorithms and publicly available financial, technical, and market data. While the information provided aims to be accurate and insightful, it is intended for informational purposes only and should not be considered financial advice. Any content created by an AI (Artificial Intelligence) system may contain inaccuracies and/or contain errors. Investing in stocks carries inherent risks, and past performance is not indicative of future results. This report does not account for your personal financial circumstances, objectives, or risk tolerance. Always conduct your own research or consult with a qualified financial advisor before making investment decisions. The analysis and recommendations provided are based on historical and current data and may not fully reflect future market conditions or unexpected developments. Neither the creators of this report nor its affiliated entities guarantee the accuracy, completeness, or reliability of the information presented. Use this report at your own discretion and risk.