Reading the tape
NASDAQ: REG
Regency Centers Corporation
Real Estate · REIT - Retail
Market Cap
$14.21B
52w High
$81.66
52w Low
$66.86
P/E
22.61
Volume
1.44M
Outstanding Shares
183.09M
Price vs Fundamentals
Why The Stock Is Moving
Mixed / unclearLow confidence
1Y Price: 7.91%Revenue (TTM): 11.75%FCF (TTM): -25.12%P/FCF: 73rd pct
What changed
The stock rose 7.91% over the last year. Revenue grew 11.75% over the trailing twelve months. Operating margin moved from 64.6% to 47.19%. Free cash flow declined 25.12% over the trailing twelve months.
What the market seems to be pricing
The stock has moved higher against modestly weakening underlying metrics. The operating data does not yet tell a clear story — the move may reflect sentiment, sector rotation, or macro factors rather than company-specific earnings power.
What would invalidate this read
Operating margin currently stands at 47.19%. A decisive move in revenue — currently up 11.75% — would be the clearest signal to resolve the ambiguity.
Company profile
Regency Centers is the preeminent national owner, operator, and developer of shopping centers located in affluent and densely populated trade areas.
CEOLisa Palmer
SectorReal Estate
IndustryREIT - Retail
Employees495
IPO dateOct 29, 1993
Valuation
Forward P/E—
EV/EBITDA19.26
Enterprise value$18.89B
Price / Book2.06
Stock splits
No stock splits recorded for this ticker.
Profitability & growth
Standard profitability metrics can be misleading for financial/insurance companies. GAAP requires unrealized investment gains/losses in net income (affecting ROE), and margins are blended across diverse business segments.
Revenue growth4.55%
Gross margin47.88%▼37.27%vs FY2024
Operating margin47.19%▼42.53%vs FY2024
ROE7.64%▲28.25%vs FY2024
Analyst consensus
RatingBuy
Target price$80.14▲3.29%
18
Buy
13
Hold
1
Sell
Analyst ratings tend to be lagging indicators. Use as one signal among many.
Earnings
Full quarter-by-quarter history of actuals vs estimates. Switch into compare mode to inspect one metric year-over-year.
Next report
Jul 29, 2026
Q3 FY26 · EPS est $0.60 · Revenue est $413.31M
View
Dividends
$2.92/shareQuarterlyDividend Achiever · 16yrStretchedREG pays a dividend with a 3.76% dividend yield, 16 consecutive years of growth, growing at 4.17% annually, covered 0.8× by free cash flow.
Dividend Yield
3.76%
Annual Div / Share
$2.92
5yr CAGR
+4.17%
Doubles every ~16.9yr
FCF Coverage
0.8×
Stretched
Dividend Growth Rate
3yr CAGR
+4.62%
5yr CAGR
+4.17%
10yr CAGR
+4.09%
Dividend Safety
2/10Stretched
Dividend History
Annualized dividend cycles per share
YearAnnual DivYoY
2025$2.92+6.2%
2024$2.75+4.2%
2023$2.64+3.5%
2022$2.55+4.5%
2021$2.44+2.5%
2020$2.38+1.3%
2019$2.35+4.4%
Income Projection
Invest
$
Growth rate:
Reinvest dividends
Today
$38/yr
$3/mo
In 5 yrs
$46/yr+23%
$4/mo
In 10 yrs
$57/yr+51%
$5/mo
| Today | In 5 yrs | In 10 yrs |
|---|---|---|
$38/yr $3/mo | $46/yr+23% $4/mo | $57/yr+51% $5/mo |
Yield-on-cost grows from 3.76% → 5.66% over 10yr
Analysis
Dividend Strengths
Dividend Achiever
REG has raised its dividend for 16 consecutive years — qualifying as a Dividend Achiever, demonstrating long-term commitment to shareholder income.
Risks to Watch
Dividend exceeds free cash flow
Free cash flow covers only 0.75× the dividend. The company is paying out more than it generates in cash, which is unsustainable without borrowing or asset sales.