Stocks · Real Estate · REIT - Retail
Regency Centers Corporation REG
$71.60 -0.28% Close, Oct 2, 2026 · NASDAQ · Market cap $13.08B
Low risk
Next earnings report: Nov 5, 2026
Scroll or pinch to zoom, drag to move. Daily prices adjusted for splits. Markers: E = earnings (green beat, red miss), S = split, D = dividend.
Three things to know
- Operating margin narrowed to 40.3% from 65.0% a year earlier.
- Diluted EPS over the last four quarters was $3.53, up 65.0% year over year.
- At 20.3× trailing earnings, the shares trade at the lowest P/E of the company's past five years.
PromtFinance scores
Each score is a percentile within the Real Estate sector (0–100). Under each score: how the stock ranks in its sector on every component. As of Oct 5, 2026.
Growth55Neutral
How fast revenue, earnings and cash flow are growing.
- Revenue growth (TTM, YoY)Top 34%
- EPS growth (TTM, YoY)Top 22%
- FCF growth (TTM, YoY)Bottom 26%
- Revenue growth, 3-year CAGRTop 42%
- Revenue growth accelerationBottom 34%
Quality68Positive
Returns on capital, margins, earnings quality and balance-sheet strength.
- Return on invested capitalTop 36%
- Gross marginBottom 39%
- Operating marginTop 26%
- Cash conversion (OCF / net income)Bottom 35%
- Accruals (lower is better)Bottom 30%
- Net debt / EBITDA (lower is better)Top 30%
- Interest coverTop 4%
Value65Positive
How cheap the shares are relative to earnings, cash flow and their own history.
- Earnings yieldTop 30%
- Free-cash-flow yieldBottom 38%
- EBITDA / enterprise valueTop 50%
- Sales / enterprise valueBottom 37%
- P/E vs own 5-year history (lower is better)Top 9%
Momentum49Neutral
Strength and persistence of the price trend, including versus the S&P 500.
- 12-month return excluding last monthTop 39%
- 6-month returnBottom 39%
- 1-year return vs S&P 500Top 40%
- Distance from 52-week highTop 21%
- Trend checklist (0–4)Bottom 22%
Revisions84Strong
Earnings surprises and analyst sentiment (estimate-revision history is being collected).
- Average EPS surprise, last 4 quartersTop 30%
- Consecutive EPS beatsTop 6%
- Share of analysts rating BuyTop 34%
- Upside to consensus price targetBottom 35%
Stability99Exceptional
Low volatility, shallow drawdowns, low market sensitivity and modest leverage.
- Volatility, 60 days (lower is better)Top 4%
- Maximum drawdown, 3 yearsTop 5%
- Beta vs S&P 500 (lower is better)Top 23%
- Net debt / EBITDA (lower is better)Top 30%
What changed
Latest four quarters versus the same period a year earlier (growth: versus one quarter earlier).
| Measure | Before | Now | |
|---|---|---|---|
| Revenue growth (YoY) | 11.7% | 11.2% | ↓ |
| EPS growth (YoY) | 64.2% | 65.0% | ↑ |
| Gross margin | 71.3% | 35.1% | ↓ |
| Operating margin | 65.0% | 40.3% | ↓ |
| FCF margin | 53.2% | 30.0% | ↓ |
Fundamental momentum
| Measure | Now (TTM) | Year / quarter before | Sector rank | |
|---|---|---|---|---|
| Revenue growth (TTM, YoY) | 11.2% | 11.7% | ↓ | Top 34% |
| EPS growth (TTM, YoY) | 65.0% | 64.2% | ↑ | Top 22% |
| Gross margin | 35.1% | 71.3% | ↓ | Bottom 39% |
| Operating margin | 40.3% | 65.0% | ↓ | Top 26% |
| Net margin | 38.2% | 26.1% | ↑ | — |
| Free-cash-flow margin | 30.0% | 53.2% | ↓ | — |
| Return on invested capital | 5.3% | — | Top 36% | |
| Revenue growth, 3-year CAGR | 6.9% | — | Top 42% |
Quality of earnings and balance sheet
- Cash conversion (OCF / net income)Above 1× means profits are backed by cash.
- 1.30×
- Accruals (net income − OCF) / assetsLower is better; high accruals can signal weaker earnings quality.
- -1.5%
- Stock-based compensation / revenueA cost to shareholders through dilution.
- 1.2%
- Receivables growth vs revenue growthReceivables growing much faster than sales can be a warning.
- -6.1 pp
- Net debt / EBITDABelow 1× is conservative; above 3× is high leverage.
- 4.45×
- Interest cover (operating income / interest)How many times operating profit covers interest.
- 6.3×
Shareholder returns
- Dividend yield (dividends paid, TTM)
- 4.06%
- Net buyback yield (TTM)
- -0.69%
- Shareholder yield
- 3.37%
- Share count change, 1 year
- +0.8%
- Share count change, 3-year CAGR
- +2.3%
Shareholder yield = dividends + net buybacks over the last four quarters, divided by market cap.
Based on the four quarters through Jun 30, 2026 (filed Aug 3, 2026).
Earnings and expectations
Earnings momentum
- Consecutive EPS beats
- 6
- Beats in the last 8 reports
- 7 of 8
- Average EPS surprise, last 4
- +29.1%
- Average 2-day reaction, last 8
- +0.2%
- Positive 20 days after report
- 5 of 8
Analysts
- Consensus price target
- $84.58
- Target vs current price
- +18.1%
- Analysts with a rating
- 33
- Share rating Buy or Strong Buy
- 58%
- Consensus rating
- Buy
How the stock reacted to recent reports
| Report date | EPS surprise | 2 days | 5 days | 20 days | 60 days |
|---|---|---|---|---|---|
| Jul 29, 2026 | +2.7% | +0.2% | -1.9% | -5.2% | — |
| Apr 29, 2026 | +9.3% | -1.2% | -1.8% | -1.7% | +2.3% |
| Feb 5, 2026 | +101.0% | +1.7% | +3.0% | +6.8% | +5.9% |
| Oct 28, 2025 | +3.2% | -2.2% | -5.8% | -2.7% | -2.8% |
| Jul 29, 2025 | +3.6% | +2.5% | +3.1% | +2.7% | +3.0% |
| Apr 29, 2025 | +3.0% | +0.0% | +0.9% | +0.4% | -0.4% |
| Feb 6, 2025 | -4.2% | -0.1% | +1.9% | +1.9% | -0.0% |
| Oct 28, 2024 | +17.3% | +1.0% | +0.6% | +4.5% | +1.1% |
Returns from the close before each report. Past reactions do not determine future ones.
Earnings history
| Report date | EPS | Estimate | Surprise | Revenue |
|---|---|---|---|---|
| Jul 29, 2026 | $0.61 | $0.59 | +2.7% | $413.5M |
| Apr 29, 2026 | $0.68 | $0.62 | +9.3% | $419.1M |
| Feb 5, 2026 | $1.17 | $0.58 | +101.0% | $455.1M |
| Oct 28, 2025 | $0.58 | $0.56 | +3.2% | $403.4M |
| Jul 29, 2025 | $0.57 | $0.55 | +3.6% | $391.4M |
| Apr 29, 2025 | $0.58 | $0.56 | +3.0% | $392.5M |
| Feb 6, 2025 | $0.46 | $0.48 | -4.2% | $364.6M |
| Oct 28, 2024 | $0.54 | $0.46 | +17.3% | $363.1M |
Valuation in context
| Multiple | Now | 5-year median | 5-year percentile | Sector rank (cheapness) |
|---|---|---|---|---|
| P/E (trailing) | 20.3× | 29.7× | 0th | Top 30% |
| P/E (forward) | 28.6× | — | — | — |
| EV / EBITDA | 15.4× | — | — | Top 50% |
| EV / Sales | 10.67× | — | — | Bottom 37% |
| Free-cash-flow yield | 3.95% | — | — | Bottom 38% |
| Earnings yield | 4.93% | — | — | Top 30% |
P/E over the past five years
Range 22.2× – 50.3× since Jun 30, 2021. Each point: price on the filing date divided by trailing-twelve-month EPS known then.
What moved the stock over the past year
- Price return, 1 year
- -0.7%
- Earnings per share growth (TTM)
- +65.0%
- Change in P/E multiple
- -32.6%
Most of the move came from earnings growth.
Technical state
Trend checklist
- ✗ Price above 20-day average
- ✗ Price above 50-day average
- ✗ Price above 200-day average
- ✗ 50-day average above 200-day
- ✗ MACD histogram positive
Trend quality
- Days above the 50-day average
- 0
- Days above the 200-day average
- 0
- 50-day average slope (20 days)
- -3.7%
- 200-day average slope (20 days)
- +0.5%
- Distance from 50-day average
- -5.7%
- Distance from 200-day average
- -6.2%
- RSI (14)
- 27.7
- Relative volume
- 0.83×
Risk and drawdowns
- Volatility, 60 days (annualized)
- 13.7%
- Volatility vs own 5-year history
- 0th percentile · Low for this stock
- Beta vs S&P 500 (2 years, weekly)
- 0.33
- Correlation with S&P 500
- 0.29
- Current drawdown from 1-year high
- -13.4%
- Maximum drawdown, 3 years
- -16.0%
Largest declines in the past six years
| From peak | To low | Decline | Length | Recovery |
|---|---|---|---|---|
| Jan 4, 2022 | Sep 27, 2022 | -32.2% | 183 days | 855 days (Feb 25, 2026) |
| Oct 8, 2020 | Nov 6, 2020 | -15.8% | 21 days | 1 days (Nov 9, 2020) |
| Jul 17, 2026 | Oct 2, 2026 | -13.4% | 54 days | Not yet recovered |
| Dec 4, 2020 | Jan 11, 2021 | -10.3% | 24 days | 17 days (Feb 4, 2021) |
Declines of 10% or more from a closing high, measured on daily closes.
Financial statements
- Market cap
- $13.08B
- P/E (TTM)
- 20.3
- EPS, diluted (TTM)
- $3.53
- Revenue (TTM)
- $1.72B
- Dividend yield
- 4.22%
- 52-week range
- $66.86 – $83.66
| FY 2021 | FY 2022 | FY 2023 | FY 2024 | FY 2025 | |
|---|---|---|---|---|---|
| Revenue | $1.20B | $1.27B | $1.37B | $1.50B | $1.55B |
| Gross profit | $877.2M | $925.2M | $975.1M | $1.07B | $694.1M |
| Operating income | $799.0M | $845.3M | $877.3M | $968.8M | $575.6M |
| Net income | $361.4M | $482.9M | $364.6M | $400.4M | $527.5M |
| EPS (diluted) | $2.12 | $2.81 | $2.04 | $2.11 | $2.82 |
| Q3 2024 | Q4 2024 | Q1 2025 | Q2 2025 | Q3 2025 | Q4 2025 | Q1 2026 | Q2 2026 | |
|---|---|---|---|---|---|---|---|---|
| Revenue | $373.8M | $384.2M | $395.4M | $394.6M | $387.0M | $506.8M | $413.4M | $414.8M |
| Net income | $101.5M | $86.5M | $109.6M | $106.0M | $109.4M | $304.7M | $128.5M | $115.8M |
| EPS (diluted) | $0.54 | $0.46 | $0.58 | $0.56 | $0.58 | $1.66 | $0.68 | $0.61 |
| FY 2021 | FY 2022 | FY 2023 | FY 2024 | FY 2025 | |
|---|---|---|---|---|---|
| Operating cash flow | $659.4M | $656.9M | $720.9M | $790.7M | $829.1M |
| Capital expenditure | -$262.7M | -$155.1M | -$195.3M | -$343.4M | -$435.1M |
| Free cash flow | $396.7M | $501.9M | $525.6M | $447.3M | $394.0M |
| Dividends paid | -$403.1M | -$428.3M | -$453.1M | -$490.4M | -$511.6M |
| Net share buybacks | $78.5M | -$20.5M | -$36.8M | -$219.4M | $89.8M |
Cash outflows are shown as negative numbers.
- Cash and short-term investments
- $191.6M
- Total assets
- $13.12B
- Total liabilities
- $5.98B
- Total debt
- $5.49B
- Net debt
- $5.30B
- Shareholders’ equity
- $6.87B
As of Jun 30, 2026 (filed Aug 3, 2026).
Dividends
| Ex-date | Amount | Paid |
|---|---|---|
| Sep 11, 2026 | $0.76 | Oct 2, 2026 |
| Jun 12, 2026 | $0.76 | Jul 2, 2026 |
| Mar 11, 2026 | $0.76 | Apr 1, 2026 |
| Dec 15, 2025 | $0.76 | Jan 6, 2026 |
| Sep 11, 2025 | $0.71 | Oct 2, 2025 |
| Jun 11, 2025 | $0.71 | Jul 2, 2025 |
| Mar 12, 2025 | $0.71 | Apr 2, 2025 |
| Dec 16, 2024 | $0.71 | Jan 3, 2025 |
Short interest
- Shares sold short
- 6,115,363
- Days to cover
- 4.69
- Change vs previous report
- +1.1%
FINRA short interest, settlement date Sep 15, 2026.