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Friday 6 November 2026 Export REG’s income statement to Excel — free account

Regency Centers Corporation

REG Real Estate Reit Retail

Regency Centers Corporation’s revenue for fiscal 2025 (year ended December 2025) was $1.6 billion, up 6.85% from fiscal 2024.

Revenue
+8.58%
EPS
+8.93%
Free cash flow
+15.9%
Total debt
+2.17%

Quarter to June 2026, against a year earlier

76.12 0.72 −0.94%
Market cap
$14.0B
P/E
25.8×
Fwd P/E
29.9×
Dividend yield
3.97%
F-score
8/9
Altman Z
n/a
Beneish M
n/a
Dividend safety
n/a
Overview Business Profile Earnings & Analysis
Financials
Income Statement Balance Sheet Cash Flow Metrics & Ratios
Segments Valuation Filings

Revenue by segment Fiscal 2025

  • Shopping Center

Every year since 2022 →

Insider Decisions last twelve months

Sold, $m 39.86
Trades a month
Jan 26 Apr 26 Jul 26 Oct 26
Buy — — — — — — — — — — — —
Sell — — 4 1 — 2 1 — — — — —
Insider Ownership 0.51%

Capital & Financial Ratios $m

Size
Market Cap 13,970.00
Revenue ttm 1,617.73
Net income ttm 573.29
Free cash flow ttm 360.53
Net debt Q 4,694.72
Valuation
P/E 25.80
Forward P/E 29.90
Price / sales 8.62
Forward P/S Powerpack
Price / FCF 38.66
Price / book 2.01
Financial health
Current ratio Q 1.25
Debt / equity Q 0.69
Interest coverage Q 2.88
Growth
Revenue growth Q +8.58% (above 0%: growing)
Operating income growth Q +5.87% (above 0%: growing)
EPS, this year −11.32% (below 0%: weak)
EPS, next year A +1.15%
Revenue, next year A +5.24%
EPS, past 5 yrs +61.09% (at or above 15%: strong)
EPS, next 5 yrs A −2.44% (below 0%: weak)

Green and red mark values outside typical ranges; (Q) is the latest quarter, (A) analysts’ estimates. How we judge →

Valuation vs history

EV/Sales, ten years
EV/Sales is 11.5×, against a ten-year median of 12.5×; over the ten years it ranged from 9.0× in 2020 to 19.1× in 2017.
P/E against its own 10 years 12.21%
10-year low 10-year high
P/S against its own 10 years 27.06%
10-year low 10-year high
P/B against its own 10 years 81.30%
10-year low 10-year high
EV/Sales against its own 10 years 23.87%
10-year low 10-year high
EV/FCF against its own 10 years 48.91%
10-year low 10-year high

Dividends raised every year since 2017

Yield
3.97%
Annual rate
3.02
Payout ratio
102.4%
Growth, 2017–25
+3.98%/yr
  1. 2.10 ’17
  2. 2.22 ’18 +6
  3. 2.34 ’19 +5
  4. 2.38 ’20 +2
  5. 2.41 ’21 +1
  6. 2.53 ’22 +5
  7. 2.62 ’23 +4
  8. 2.72 ’24 +4
  9. 2.87 ’25 +6
  10. 3.04 ’26e +6
paid forecast change on the year, % Powerpack

Assets vs Liabilities $m

2023 2024 2025 Q'26
Cash 100 78 137 208
Receivables 206 255 274 292
Inventory — — — —
Other — — — —
306 334 411 500
2023 2024 2025 Q'26
Payables 359 392 392 400
ST’ Debt — — — —
Other — — — —
359 392 392 400

Compound Annual Growth %

10y 5y 3y
Sales 10.55% 8.86% 8.27%
Cash Flow 11.23% 10.65% 8.07%
Earnings 14.82% 62.83% 2.09%
Book Value 13.18% 3.46% 5.15%

Earnings Trends EPS, adjusted, against the consensus

Q2 FY26 Estimate 1.20 Actual 1.21

Earnings per share against the consensus, by quarter
Quarter Estimate Reported Result
Q3 FY25 1.15 1.15 Met by 0.00
Q4 FY25 1.17 1.17 Met by 0.00
Q1 FY26 1.21 1.20 Miss by 0.01
Q2 FY26 1.20 1.21 Beat by 0.01
Q3 FY26 1.22 — Reports 5 November 2026

EPS $

Mar Jun Sep Dec Year
’26 0.68 0.61 — — —
’25 0.58 0.56 0.57 1.09 2.82
’24 0.58 0.54 0.54 0.46 2.11
’23 0.57 0.50 0.50 0.47 2.04
’22 1.14 0.61 0.51 0.56 2.81
’21 0.47 0.56 0.69 0.39 2.12
’20 (0.15) 0.11 0.07 0.23 0.26
Fiscal quarters ending in the months shown.

Revenue $m

Mar Jun Sep Dec Year
’26 412 414 — — —
’25 381 381 388 404 1,554
’24 364 357 360 373 1,454
’23 318 314 331 360 1,322
’22 303 302 304 315 1,224
’21 275 287 307 297 1,166
’20 284 231 243 258 1,016
Fiscal quarters ending in the months shown.

Operating Cash Flow $m

Mar Jun Sep Dec Year
’26 153 281 — — —
’25 161 244 219 204 828
’24 168 203 228 191 790
’23 162 173 213 172 720
’22 143 185 200 128 656
’21 139 186 183 151 659
’20 126 92 157 125 499
Fiscal quarters ending in the months shown.

Free Cash Flow $m

Mar Jun Sep Dec Year
’26 26 163 — — —
’25 (24) 141 96 75 288
’24 107 77 134 83 401
’23 118 117 152 55 441
’22 59 29 155 48 291
’21 108 145 56 (220) 90
’20 53 40 116 93 302
Fiscal quarters ending in the months shown.

Valuation

The price implies FFO a share growing 2.6% a year for ten years.

Implied
2.6%
Open the model

Target Price Range

Analyst price targets

Recommendation Rating

1.9
1Buy 2 3Hold 4 5Sell

Ten years at a glance Fiscal years to December

Ten-year view Analyst estimates Powerpack
Group Line 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 TTM Jun ’26 Trend 10 yrs 2026e 2027e 2028e Next 3/yr
Income, $m
Income, $m Revenue 614 984 1,121 1,133 1,016 1,166 1,224 1,322 1,454 1,554 1,618 +10.9% 1,635 1,704 1,799 +5.0%
Gross margin, % 73.73 74.22 72.71 72.98 69.19 71.99 71.74 70.15 70.21 70.57 70.35 (3.2) pt
EBT 110 126 209 182 13 319 428 320 360 407 422 +15.6%
EBT margin, % 17.98 12.79 18.68 16.09 1.29 27.37 34.98 24.22 24.73 26.23 26.08 +8.2 pt
Net income 167 179 252 243 47 366 488 371 410 541 573 +14.0%
Per share, $
Per share, $ Revenue 6.09 6.17 6.60 6.76 6.00 6.85 7.14 7.51 7.95 8.54 8.83 +3.8%
Earnings 1.42 1.00 1.46 1.43 0.26 2.12 2.81 2.04 2.11 2.82 2.95 +7.9%
Cash flow 2.95 2.94 3.60 3.71 2.95 3.87 3.83 4.09 4.32 4.55 4.68 +4.9%
Capex (5.63) (2.99) (1.84) (2.52) (1.17) (3.35) (2.13) (1.58) (2.13) (2.96) (2.71) (6.9%)
Free cash flow (2.68) (0.04) 1.76 1.19 1.78 0.53 1.70 2.51 2.20 1.59 1.97 n/m
Book value 26.02 42.20 38.00 37.55 35.80 35.89 36.04 40.84 37.74 39.48 39.03 +4.7%
Shares, m 101 160 170 168 169 170 171 176 183 182 182 +6.8%
Valuation, ×
Valuation, × P/E 48.51 79.93 40.19 44.12 175.35 35.71 22.28 33.20 34.87 24.65 25.80 53.9
P/S 11.31 11.27 8.88 9.33 7.59 11.00 8.80 9.02 9.30 8.08 8.62 9.5
P/B 3.02 1.65 1.54 1.68 1.27 2.10 1.74 1.71 2.02 1.81 2.01 1.9
EV/Sales 13.95 14.87 12.16 12.68 11.08 14.11 11.79 12.08 12.27 11.05 11.52 12.6
EV/FCF (31.72) (2,179.50) 45.61 72.34 37.34 183.39 49.62 36.21 44.46 59.49 51.68 (168.3)
Cash, $m
Cash, $m Operating cash flow 297 470 610 621 499 659 656 720 790 828 857 +12.1%
Capex (567) (477) (311) (423) (198) (570) (365) (278) (389) (539) (496) (0.6%)
Free cash flow (270) (7) 299 199 302 90 291 441 401 288 361 n/m
Balance, $m
Balance, $m Working capital (9) (14) (7) 71 220 (74) (60) (52) (59) 19 101 n/m
Net debt 1,625 3,546 3,670 3,804 3,545 3,624 3,658 4,054 4,331 4,602 4,695 +12.3%
Shareholders’ equity 2,625 6,733 6,450 6,290 6,058 6,110 6,178 7,192 6,900 7,182 7,147 +11.8%
Returns, %
Returns, % ROA 3.32 2.05 2.26 2.17 0.41 3.33 4.46 3.09 3.12 4.05 4.20 +0.7 pt
ROIC 3.11 1.46 2.35 2.29 0.89 2.90 3.00 2.60 2.86 3.09 3.17 0.0 pt
ROE 7.09 3.54 3.78 3.76 0.73 5.94 7.86 5.47 5.67 7.54 8.01 +0.4 pt
People
People Employees 371 446 446 450 431 432 445 502 500 511 — +3.6%
Revenue/emp, $m 1.66 2.21 2.51 2.52 2.36 2.70 2.75 2.63 2.91 3.04 — +7.0%
Negative figures in brackets.
estimates

All 10 years →

Fiscal years to Dec 2025 · latest quarter Jun 2026

Business profile

Updated

Regency Centers is a self-managed real estate investment trust that acquires, develops, owns and operates income-producing retail real estate in the United States. It conducts substantially all operations and owns substantially all assets through Regency Centers, L.P.

The company leases space in neighborhood and community shopping centers to retailers and service providers that meet routine local needs. Its tenant mix includes grocery stores, restaurants, service providers, convenience retailers and value-based retailers. Shopping centers are generally in suburban trade areas with demographic characteristics the company considers compelling.

Where the money comes from and where it goes Fiscal 2025

Fiscal 2025: revenue by segment, and margins
Shopping Center 1,554 100.00%
Gross margin 70.57%
Operating margin 37.53%
Pre-tax margin 26.23%

Revenue by segment since 2022

Regency Centers Corporation vs peers in Reit Retail (Q) = latest quarter vs a year earlier

Company Market cap P/E Fwd P/E Revenue growth (Q) EPS growth (Q) FCF growth (Q) Gross margin (Q) EBIT margin (Q) Compare
KIM Kimco Realty Corporation $17.0B 23.6× 28.5× +1.92% (above 0%: growing) +122.74% (above 0%: growing) +12.37% (above 0%: growing) 70.40% 51.27% Compare
REG Regency Centers Corporation $14.0B 25.8× 29.9× +8.58% (above 0%: growing) +8.93% (above 0%: growing) +15.87% (above 0%: growing) 70.75% 37.28%
FRT Federal Realty Investment Trust $9.8B 22.3× 25.9× +5.20% (above 0%: growing) +15.51% (above 0%: growing) +14.04% (above 0%: growing) 67.81% 34.47% Compare
BRX Brixmor Property Group Inc. $9.2B 21.4× 25.2× +5.50% (above 0%: growing) −7.48% (below 0%: shrinking) +294.25% (above 0%: growing) 75.75% 38.37% Compare
ADC Agree Realty Corporation $9.2B 36.3× 34.2× +16.73% (above 0%: growing) +17.78% (above 0%: growing) +50.00% (above 0%: growing) 87.70% 51.23% Compare
NNN NNN REIT, Inc. $8.0B 19.6× 19.9× +8.48% (above 0%: growing) +12.98% (above 0%: growing) +232.63% (above 0%: growing) 96.70% 66.07% Compare
MAC Macerich Company (The) $7.4B — (loss-making) — (loss-making) +2.69% (above 0%: growing) n/m −3.56% (below 0%: shrinking) 0.00% 0.00% Compare
EPRT Essential Properties Realty Trust, Inc. $6.3B 22.8× 21.0× +16.38% (above 0%: growing) −15.15% (below 0%: shrinking) +12.90% (above 0%: growing) 98.73% 56.03% Compare
PECO Phillips Edison & Company, Inc. $5.8B 27.5× 44.5× +5.70% (above 0%: growing) +166.50% (above 0%: growing) +95.58% (above 0%: growing) 71.76% 29.93% Compare
Median of peers $8.6B 22.8× 25.9× +5.60% +15.51% +32.02% 73.75% 44.80%

All 26 Reit Retail stocks →

Largest institutional holders 13F, quarter to 30 June 2026

Held by institutions 100.39%
Held by the ten largest 61.62%
Holder Shares Stake Change
Vanguard 27.83m 15.20% −40.24k
BlackRock 20.04m 10.94% −677.00k
Norges Bank 17.15m 9.36% +17.15m
State Street 12.17m 6.65% −96.02k
T. Rowe Price 8.32m 4.54% −550.06k
Principal Financial 7.95m 4.34% −2.05m
JPMorgan Chase 6.16m 3.36% −4.12m
Geode Capital Management 5.12m 2.80% +86.37k
Invesco 4.22m 2.30% +122.34k
Boston Partners 3.87m 2.11% +119.84k
13F filings for the quarter to 30 June 2026: long positions in US-listed shares reported by managers with $100m or more, ~45 days after the quarter.

Pay and ownership Proxy statement filed 25 March 2026

Chief executive’s pay

Year Total pay Actually paid $100 invested
2025 11.09m 11.27m 184.91
2024 9.56m 10.81m 144.74
2023 9.27m 9.53m 125.99
2022 8.65m 6.28m 112.72
2021 7.03m 14.74m 130.41
Total pay is as the Summary Compensation Table states it; actually paid revalues the year’s share awards at its end, as the SEC’s pay-versus-performance rule asks. $100 invested is what $100 in the company’s shares at the start of the earliest year shown was worth at each year’s end. Read the proxy statement

Regency Centers Corporation (REG) Latest News

5 Nov

Impact 3 · · GlobeNewswire

8 Oct

Impact 3 · · Barchart

6 Oct

Impact 3 · · MarketBeat

24 Sep

Impact 3 · · Zacks
Impact 3 · · Barchart

10 Sep

Impact 3 ·

9 Sep

Impact 3 ·

24 Aug

Impact 3 ·

12 Aug

Impact 4 ·
Impact 3 ·

7 Aug

Impact 3 · · The Motley Fool transcript

30 Jul

Impact 4 · transcript
Impact 4 ·
Impact 4 · · Moby transcript
Impact 3 · · MarketBeat transcript

29 Jul

Impact 3 ·

6 May

Impact 4 · · Simply Wall St.

30 Apr

Impact 4 · · MarketBeat
Impact 4 · · Moby
Impact 3 · · Zacks

29 Apr

Impact 3 · · Zacks
Impact 3 · · GlobeNewswire

31 Mar

Impact 4 · · GlobeNewswire
Impact 3 · · Insider Monkey

16 Mar

Impact 3 · · Zacks

13 Mar

Impact 3 · · Zacks

10 Mar

Impact 4 · · Zacks

18 Feb

Impact 4 · · GlobeNewswireMT NewswiresAssociated Press FinanceInsider MonkeyBarchartZacks

10 Feb

Impact 4 · · Insider Monkey
Impact 3 · · Barchart

REG metrics, ten years each

stockrow.com/REG · Data as of Jun 30, 2026 · For information only; not investment advice. · © 2026 stockrow.com