Key facts, as of
As of October 8, 2026, Regency Centers (REG) trades at $70.80, down 1.0% over the past year. Its 52-week range runs from $66.86 to $83.66; the price is 15.4% below that high. It is 24.3% below its all-time high of $93.49, reached in February 2007. Over the 10 years to the end of September 2026, with dividends reinvested, it returned +37.6%, against +312.9% for the S&P 500 (SPY). It sits 7.3% below its 200-day average of $76.37, the usual sign of a long-term downtrend. Its 30-day volatility is 8.4% annualized, which we rate low risk. It has a trailing P/E of 23.8 and a dividend yield of 4.27%.
Cite: Portfolio Terminal, "Regency Centers (REG) stock analysis", 2026-10-08. https://portfolio-terminal.com/analyse/reg
Where it trades today
trading 23% of the way up its 52-week range
How the price has moved
How far it is from its record
Regency Centers (REG) is 24.3% below its all-time high of $93.49, reached in February 2007. Over the 10 years to the end of September 2026, with dividends reinvested, it returned +37.6%, against +312.9% for the S&P 500 (SPY).
What to weigh before acting
What Matters Now
- Financing conditions, occupancy, and asset repricing are the main levers behind upside or downside from here.
- REG trades at 23.8x earnings versus 35.0x for the sector, which means the rerating case depends on proving the discount is too harsh.
- Recent realized volatility sits near 8.4%, below the sector norm of 20.0%, which supports a steadier role inside a diversified portfolio.
- REG remains in a bearish short-term trend and sits 15.4% below its high, which raises the bar for any thesis that depends on fast multiple expansion.
Portfolio Use Case
- REG is more relevant for investors who want some income support alongside price appreciation, not just pure growth exposure.
- The beta profile suggests it can fit a quality or lower-volatility sleeve more naturally than a high-octane tactical basket.
- This page is most useful for deciding whether the stock deserves a permanent slot in the portfolio or just a place on the watchlist.
What Would Change the View
- A recovery in price alone would not be enough to improve the view; the thesis needs confirmation from improving business or valuation signals.
- The view would need revisiting if peers such as PLD, EQIX start winning the marginal flow or posting cleaner operating momentum.
Methodology
- Price, market cap, beta, yield, and liquidity fields for REG come from Yahoo Finance quote and summary data.
- 30-day volatility is calculated from recent daily returns and annualized using a 252-trading-day convention.
- Sector context uses stored benchmark averages for Real Estate so each page compares the ticker against a stable peer baseline rather than against the whole market.
- Peer comparisons use the Portfolio Terminal coverage set and highlight nearby listed alternatives such as PLD, EQIX.
Sources
- Yahoo Finance quote dataopen →
Live quote, valuation, beta, yield, and volume fields used for REG. Last refresh: Oct 8, 2026, 10:10 AM.
- Portfolio Terminal methodologyopen →
Explains how analytics, refresh cadence, and portfolio interpretation work across the product.
- Peer set and coverage context
Comparative context for this page is anchored around nearby tracked names such as PLD, EQIX.
What Regency Centers does
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.
What analysts expect
REG carries a buy consensus from 18 analysts, with an average price target of $86.11 versus $70.80 today (+21.6%). Targets are estimates and can move quickly after earnings.
Consensus aggregated by Yahoo Finance. Targets are estimates, not forecasts.
How the business is doing
REG generated $1.69B in trailing revenue (8.9% year over year), with a 33.0% net margin, and $743.36M of free cash flow, against $4.95B of net debt.
The numbers, year by year
| Fiscal year | Revenue | Gross profit | Operating income | Net income | EPS | Free cash flow |
|---|---|---|---|---|---|---|
| 2025 | $1.55B | $1.10B | $583.07M | $527.46M | $2.81 | $827.69M |
| 2024 | $1.45B | $1.02B | $513.81M | $400.39M | $2.14 | $790.20M |
| 2023 | $1.32B | $927.70M | $468.15M | $364.56M | $2.04 | $719.59M |
| 2022 | $1.22B | $878.08M | $472.31M | $482.87M | $2.83 | $655.82M |
When it reports next
Estimates aggregated by Yahoo Finance. Dates move and estimates change until the report lands.
Which ETFs hold it
REG is in 5 of the 30 ETFs we track. It weighs most in VNQ: 0.65% of the fund, holding #31 of 140.
Famous investors who hold it
REG is in the latest 13F of 1 of the 15 famous investors we follow. Renaissance Technologies (Founded by Jim Simons) holds the most of it: 0.10% of the portfolio, position #231 of 2,931, as of Q2 2026.
How it sits in real estate
REITs and real estate companies offering income through property investments.
The companies it competes with
REG beside the real estate names it is usually measured against.
What the chart is saying
In a downtrend, with $67.16 the next floor.
downtrend- Price is 6.0% below its 50-day average and 7.3% below its 200-day.
- The 50-day crossed below the 200-day on 2026-10-01 (a “death cross”).
- RSI at 24 is oversold: selling has been one-sided.
- The nearest ceiling is $71.66 (+1.2%), the nearest floor $67.16 (-5.1%).
A description of the chart, not advice. Indicators describe what the price has done; none of them knows what it does next.
Questions people ask about it
Is REG a good investment in 2026?
Regency Centers trades at a P/E ratio of 23.8, with low volatility (8.4% annualized). Recent trend shows weakness.
What is the risk level of REG?
Based on 30-day volatility of 8.4%, REG has LOW risk. Beta of 0.82 indicates lower sensitivity to market movements than average.
Does REG pay dividends?
Yes, Regency Centers has a dividend yield of 4.27%.
How far is REG from its all-time high?
Regency Centers is 24.3% below its all-time high of $93.49, reached in February 2007. Over the 10 years to the end of September 2026, with dividends reinvested, it returned +37.6%, against +312.9% for the S&P 500 (SPY).
Which ETFs hold REG?
5 of the 30 popular ETFs we track hold Regency Centers. The largest weights: VNQ (0.65%), VOO (0.02%), VTI (0.02%), IVV (0.02%) and SPY (0.02%). Measured on each issuer's full holdings file, dated August 31 to September 24, 2026.
How much of VOO is REG?
0.02%, as of August 31, 2026: REG is holding #461 of 505 in Vanguard's file for VOO. $1,000 in VOO puts about $0.19 in Regency Centers.
Which famous investors own REG?
Renaissance Technologies (0.10% of Founded by Jim Simons's 13F), according to their latest Form 13F filings with the SEC (Q2 2026). A 13F lists US long positions 45 days after the quarter ends, so it can be out of date.
What is the analyst price target for REG?
The average analyst price target for Regency Centers (REG) is $86.11 based on 18 analyst estimates, about 21.6% above the current price of $70.80. The published range runs from $76.00 to $102.00.
How much revenue does REG generate?
Regency Centers reported $1.69B in trailing twelve-month revenue. Revenue growth is running at 8.9% year over year. Net margin sits at 33.0%. Figures are aggregated from company filings by Yahoo Finance and refresh on an hourly cadence.
Compare REG with anything
Five years side by side: what $10,000 became, how far each fell, whether they move together.