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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. In the quarter to June 2026, revenue grew 8.58%, EPS grew 8.93%, free cash flow grew 15.9% and total debt rose 2.17%, each against the same quarter a year earlier. Member of the S&P 500; dividend growth for ten consecutive years, revenue growth for five, operating cash flow growth for three.

73.24 0.20 +0.27%
Market cap
$13.4B
P/E
24.8×
Fwd P/E
31.7×
Dividend yield
4.12%
F-score
8/9
Altman Z
n/a
Beneish M
n/a
Dividend safety
n/a
Overview Business Profile Financial Analysis Income Statement Balance Sheet Cash Flow Metrics & Ratios Filings 10-Q 10-K

Insider Decisions trades per month

Total sells 40.91
Totals in millions of $.
Dec 25 Mar 26 Jun 26 Sep 26
Buy — — — — — — — — — — — —
Sell 1 — — 4 1 — 2 1 — — — —
Insider Ownership 0.51%

Capital & Financial Ratios $m

Market Cap 13,380.00
Revenue 1,617.73
Net Income 573.29
Free Cash Flow 360.53
Net Debt 4,694.72
Current Ratio 1.25
Debt/Equity 0.69
P/E ratio 24.83
Fwd P/E 31.70
P/S ratio 8.29
P/B ratio 1.94
Past 5Y EPS Growth 61.09% (at or above 15%: strong)
This Y EPS Growth (11.36%) (below 0%: weak)
Next Y EPS Growth 1.28%
Next Y revenue growth 4.92%
Next 5Y EPS Growth (2.49%) (below 0%: weak)

Green and red mark values outside typical ranges. How we judge →

Valuation vs history

EV/Sales, ten years
EV/Sales is 11.2×, 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 9.07%
10-year low 10-year high
P/S against its own 10 years 17.73%
10-year low 10-year high
P/B against its own 10 years 70.77%
10-year low 10-year high
EV/Sales against its own 10 years 13.82%
10-year low 10-year high
EV/FCF against its own 10 years 45.03%
10-year low 10-year high

Dividends

Payout Ratio 1.02
Annual Dividend Rate 3.02
Annual Dividend Yield 4.12%
total individual payouts
2028 Powerpack
2027 Powerpack
2026 3.04
0.76
0.76
0.76
2025 2.87
0.71
0.71
0.71
0.76
2024 2.72
0.67
0.67
0.67
0.71
2023 2.62
0.65
0.65
0.65
0.67
2022 2.53
0.63
0.63
0.63
0.65
2021 2.41
0.60
0.60
0.60
0.63
2020 2.38
0.60
0.60
0.60
0.60
2019 2.34
0.59
0.59
0.59
0.59
2018 2.22
0.56
0.56
0.56
0.56
2017 2.10
0.51
0.53
0.53
0.53
2016 2.00
0.50
0.50
0.50
0.50
predictions special payouts not included in total or ratios

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%

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.

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.

Target Price Range

Analyst price targets

Recommendation Rating

2
1Buy 2 3Hold 4 5Sell

Ten years at a glance Fiscal years to December

Group Line 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 Trend 2026e 2027e 2028e
Price, $
Price, $ Low 65.16 58.63 54.87 56.50 31.80 43.49 51.97 54.72 56.51 63.44

Analyst estimates 2026–2028

Powerpack
High 85.35 72.05 69.78 70.26 64.65 78.07 78.78 68.56 76.53 78.18
People
People Employees 371 446 446 450 431 432 445 502 500 511
Revenue/emp, $m 1.66 2.21 2.51 2.52 2.36 2.70 2.75 2.63 2.91 3.04
Income, $m
Income, $m Revenue 614 984 1,121 1,133 1,016 1,166 1,224 1,322 1,454 1,554
Gross margin, % 73.73 74.22 72.71 72.98 69.19 71.99 71.74 70.15 70.21 70.57
EBT 110 126 209 182 13 319 428 320 360 407
EBT margin, % 17.98 12.79 18.68 16.09 1.29 27.37 34.98 24.22 24.73 26.23
Net income 167 179 252 243 47 366 488 371 410 541
Depreciation 168 321 337 342 447 286 305 331 385 398
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
Earnings 1.42 1.00 1.46 1.43 0.26 2.12 2.81 2.04 2.11 2.82
Cash flow 2.95 2.94 3.60 3.71 2.95 3.87 3.83 4.09 4.32 4.55
Capex (5.63) (2.99) (1.84) (2.52) (1.17) (3.35) (2.13) (1.58) (2.13) (2.96)
Free cash flow (2.68) (0.04) 1.76 1.19 1.78 0.53 1.70 2.51 2.20 1.59
Book value 26.02 42.20 38.00 37.55 35.80 35.89 36.04 40.84 37.74 39.48
Shares, m 101 160 170 168 169 170 171 176 183 182
Valuation, ×
Valuation, × P/E 48.51 79.93 40.19 44.12 175.35 35.71 22.28 33.20 34.87 24.65
P/S 11.31 11.27 8.88 9.33 7.59 11.00 8.80 9.02 9.30 8.08
P/B 3.02 1.65 1.54 1.68 1.27 2.10 1.74 1.71 2.02 1.81
EV/Sales 13.95 14.87 12.16 12.68 11.08 14.11 11.79 12.08 12.27 11.05
EV/FCF (31.72) (2,179.50) 45.61 72.34 37.34 183.39 49.62 36.21 44.46 59.49
Cash, $m
Cash, $m Operating cash flow 297 470 610 621 499 659 656 720 790 828
Capex (567) (477) (311) (423) (198) (570) (365) (278) (389) (539)
Free cash flow (270) (7) 299 199 302 90 291 441 401 288
Balance, $m
Balance, $m Working capital (9) (14) (7) 71 220 (74) (60) (52) (59) 19
Total debt 1,642 3,595 3,715 3,920 3,923 3,719 3,727 4,154 4,409 4,739
Net debt 1,625 3,546 3,670 3,804 3,545 3,624 3,658 4,054 4,331 4,602
Shareholders’ equity 2,625 6,733 6,450 6,290 6,058 6,110 6,178 7,192 6,900 7,182
Returns, %
Returns, % ROA 3.32 2.05 2.26 2.17 0.41 3.33 4.46 3.09 3.12 4.05
ROIC 3.11 1.46 2.35 2.29 0.89 2.90 3.00 2.60 2.86 3.09
ROE 7.09 3.54 3.78 3.76 0.73 5.94 7.86 5.47 5.67 7.54
Negative figures in brackets.

All 10 years →

Fiscal years to Dec 2025 · latest quarter Jun 2026

Charts ten years each

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 $15.2B 27.0× 29.3× +4.88% (above 0%: growing) −4.35% (below 0%: shrinking) +5.84% (above 0%: growing) 69.06% 35.61% Compare
REG Regency Centers Corporation $13.4B 24.8× 31.7× +8.58% (above 0%: growing) +8.93% (above 0%: growing) +15.87% (above 0%: growing) 70.75% 37.28%
FRT Federal Realty Investment Trust $9.2B 21.4× 31.8× +7.76% (above 0%: growing) −45.81% (below 0%: shrinking) −1.70% (below 0%: shrinking) 69.15% 41.30% Compare
BRX Brixmor Property Group Inc. $8.4B 19.5× 26.3× +4.33% (above 0%: growing) −14.29% (below 0%: shrinking) −41.05% (below 0%: shrinking) 75.01% 34.33% Compare
ADC Agree Realty Corporation $8.3B 36.0× 37.9× +16.85% (above 0%: growing) +2.33% (above 0%: growing) −56.33% (below 0%: shrinking) 87.63% 46.47% Compare
NNN NNN REIT, Inc. $7.9B 20.4× 21.9× +7.70% (above 0%: growing) −3.70% (below 0%: shrinking) −108.69% (below 0%: shrinking) 96.62% 61.97% Compare
MAC Macerich Company (The) $6.8B — (loss-making) — (loss-making) −0.03% (below 0%: shrinking) n/m −57.87% (below 0%: shrinking) 53.67% 15.35% Compare
EPRT Essential Properties Realty Trust, Inc. $5.7B 20.2× 23.2× +18.11% (above 0%: growing) +6.25% (above 0%: growing) +28.34% (above 0%: growing) 99.33% 64.50% Compare
PECO Phillips Edison & Company, Inc. $5.4B 33.2× 51.7× +6.68% (above 0%: growing) +230.00% (above 0%: growing) +147.93% (above 0%: growing) 71.21% 28.80% Compare
Median of peers $8.1B 21.4× 29.3× +7.19% −3.70% −21.37% 73.11% 38.46%

All 26 Reit Retail stocks →

REG metrics, ten years each

Regency Centers Corporation (REG) key facts

  • Strength: Regency Centers Corporation’s revenue for fiscal 2025 (year ended December 2025) was $1.6 billion, up 6.85% from fiscal 2024.
  • Regency Centers Corporation (REG) is a Reit Retail company in the Real Estate sector, listed on Nasdaq.
  • As of October 16, 2026, REG traded at $73.24, a market capitalization of $13.4 billion.
  • Regency Centers Corporation pays an annual dividend of $3.02 per share, a yield of 4.12%, with a payout ratio of 102.4%.
  • Return on equity was 7.54% and debt-to-equity 0.69.
  • Its Piotroski F-score is 8 out of 9 for fiscal 2025.

Source: company filings (standardised) and stockrow calculations.

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