Regency Centers Corp (REG)

Regency Centers Corporation is a pre-eminent national owner, operator, and developer of shopping centers located in suburban trade areas with compelling demographics. 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. Regency Centers Corporation was incorporated in 1963 and is based in Jacksonville, Florida.

Symbol: REG
Exchange: Nasdaq
Sector: Real Estate
Industry: REIT - Retail
Market cap: $13.11B
52 week range: 66.86 - 83.66

Valuation

Share price: $71.60 (close of 2026-10-02)
P/E (TTM): 23.89x
Price to book: 1.83x
Price to free cash flow: 16.00x
Enterprise value: $18.56B
Book value per share: $39.13

Price performance

Period	Change
1 day	-0.28%
5 days	-2.23%
1 month	-5.55%
3 months	-11.56%
6 months	-6.99%
Year to date	+3.72%
1 year	-0.39%
3 years	+23.30%
5 years	+3.35%
10 years	-7.60%
All time	+271.95%

Members of Congress who disclosed REG trades

Alan Armstrong · Gilbert Ray Cisneros

Super investors holding REG

Ken Griffin (Citadel) · Christopher Davis (Davis Selected Advisers)

Profitability and growth

Return on equity: 7.34%
Return on invested capital: 9.06%
Return on assets: 4.06%
Gross margin: 78.71%
Net margin: 33.95%
EBITDA margin: 98.39%
Revenue growth: 6.85%
Net income growth: 31.74%
Free cash flow growth: 4.74%

Cash flow and balance sheet

Free cash flow yield (TTM): 6.25%
Net debt to EBITDA: 4.59x

Latest reported year

Period end: 2025-12-31
Fiscal year: 2025
Revenue: $1.55B
Cost of revenue: $330.68M
Gross profit: $1.22B
EBITDA: $1.53B
Net income: $527.46M
Earnings per share: $2.90
Shares outstanding: 182.13M

Income statement by year

Period end	Revenue	Gross profit	Net income	EPS
2025-12-31	$1.55B	$1.22B	$527.46M	$2.90
2024-12-31	$1.45B	$1.15B	$400.39M	$2.19
2023-12-31	$1.32B	$1.05B	$364.56M	$2.07
2022-12-31	$1.22B	$976.69M	$482.87M	$2.83
2021-12-31	$1.17B	-	$361.41M	$0.00
2020-12-31	$1.02B	-	$44.89M	$0.27
2019-12-31	$1.13B	-	$239.43M	$1.43
2018-12-31	$1.12B	-	$249.13M	$1.47
2017-12-31	$984.33M	-	$176.08M	$1.10
2016-12-31	-	-	$166.99M	$0.00

Margins and returns by year

Period end	Gross margin	Net margin	Return on equity	Return on capital
2025-12-31	78.71%	33.95%	7.34%	9.06%
2024-12-31	79.02%	27.54%	5.80%	8.80%
2023-12-31	79.33%	27.57%	5.07%	7.99%
2022-12-31	79.79%	39.45%	7.82%	8.62%
2021-12-31	-	30.99%	5.92%	-
2020-12-31	-	4.42%	0.74%	-
2019-12-31	-	21.13%	3.81%	-
2018-12-31	-	22.22%	3.86%	-
2017-12-31	-	17.89%	2.62%	-
2016-12-31	-	-	6.36%	-

Cash and debt by year

Period end	Cash	Debt
2025-12-31	$120.66M	$4.74B
2024-12-31	$61.88M	$4.41B
2023-12-31	$91.35M	$4.15B
2022-12-31	$68.78M	$3.73B
2021-12-31	$95.03M	$3.72B
2020-12-31	$378.45M	$3.92B
2019-12-31	$115.56M	$3.92B
2018-12-31	$45.19M	$3.72B

Free cash flow by year

Period end	Free cash flow	Stock-based compensation
2025-12-31	$827.69M	$19.46M
2024-12-31	$790.20M	$23.50M
2023-12-31	$719.59M	$20.07M
2022-12-31	$655.82M	$16.52M
2021-12-31	$659.39M	$12.52M
2020-12-31	$499.12M	$13.58M
2019-12-31	$621.27M	$14.34M
2018-12-31	$610.33M	$13.63M
2017-12-31	$469.78M	$20.55M

Dividend history

Most recent payment: 2026-09-11
Paid in the last twelve months: $3.02

Payment date	Dividend per share
2026-09-11	$0.76
2026-06-12	$0.76
2026-03-11	$0.76
2025-12-15	$0.76
2025-09-11	$0.70
2025-06-11	$0.70
2025-03-12	$0.70
2024-12-16	$0.70

Investor relations

Next earnings report

Next confirmed report: 2026-11-05
Consensus EPS estimate: $1.22

Past earnings dates

Reported	Fiscal period	EPS estimate
2026-07-29	Jun/2026	$1.20
2026-04-29	Mar/2026	$1.21
2026-02-05	Dec/2025	$1.17
2025-10-28	Sep/2025	$1.15
2025-07-29	Jun/2025	$1.12
2025-04-29	Mar/2025	$1.14
2025-02-06	Dec/2024	$1.07
2024-10-28	Sep/2024	$1.04

Filings and sources

Company website: regencycenters.com
SEC filings: 10-K, 10-Q and 8-K on EDGAR
Earnings calendar: All upcoming reports

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