Key facts, as of
As of November 6, 2026, Regency Centers (REG) trades at $74.84, up 8.9% over the past year. Its 52-week range runs from $66.86 to $83.66; the price is 10.5% below that high. It is 19.9% below its all-time high of $93.49, reached in February 2007. Over the 10 years to the end of October 2026, with dividends reinvested, it returned +53.5%, against +316.3% for the S&P 500 (SPY). It sits 2.5% below its 200-day average of $76.80. Its 30-day volatility is 21.0% annualized, which we rate medium risk. It has a trailing P/E of 26.8 and a dividend yield of 4.28%.
Cite: Portfolio Terminal, "Regency Centers (REG) stock analysis", 2026-11-06. https://portfolio-terminal.com/analyse/reg
Where it trades today
trading 48% of the way up its 52-week range
How the price has moved
How far it is from its record
Regency Centers (REG) is 19.9% below its all-time high of $93.49, reached in February 2007. Over the 10 years to the end of October 2026, with dividends reinvested, it returned +53.5%, against +316.3% for the S&P 500 (SPY).
The read, from its own figures
What its numbers say
- REG closes above its 50-day average ($73.66) while the 50-day is still under the 200-day ($76.80): a rebound inside a longer decline, not yet an uptrend.
- At $74.84, REG is 10.5% below its 1-year high of $83.66, set on July 17, 2026, and 11.9% above its 1-year low of $66.86 (December 17, 2025).
- Over the past month REG rose 4.7%, from $71.48 to $74.84.
- REG trades at 26.8x its last twelve months of earnings and 29.9x the next twelve months' estimate, so analysts expect earnings 10.4% lower.
- Its P/E is 15.7% above the 23.2x median of the 2 other reit—retail companies we track (KIM, FRT).
- REG's 30-day volatility, 21.0% a year, works out to a typical daily move of about 1.3%.
- Yahoo Finance puts its beta at 0.82: over five years of monthly returns, REG moved about 0.82% for each 1% move of the S&P 500.
- The last session traded 1.7x REG's average daily volume of the 30 sessions before it.
What would change the read
- The rebound holds while it closes above the 50-day average, $73.66 (−1.6%); it becomes an uptrend when the 50-day climbs 4.3% to cross the 200-day at $76.80.
- A close above $83.66 (+11.8%) would be a new 1-year high; below $66.86 (−10.7%), a new 1-year low.
How it is computed
- Prices are Yahoo Finance's daily candles for REG, the same ones the chart below draws; the P/E, forward P/E and beta are Yahoo Finance quote fields.
- The averages are simple means of the last 50 and 200 closes; the 1-year high and low are the highest high and lowest low of the last 252 sessions; the 30-day volatility is the standard deviation of the past month's daily returns, annualized with the square root of 252.
- Peers are the other companies Yahoo Finance files under reit—retail among the assets we track, not a full industry screen; the median counts those with a positive P/E.
- Every sentence here is written by code from those figures, refreshed daily; nobody edits it for REG by hand. It describes what the price and the multiples have done, not what they will do, and it is not advice.
Sources
- Yahoo Finance quote and daily historyopen →
The candles, the averages' inputs and the quote fields used for REG. Last refresh: Nov 8, 2026, 10:53 PM UTC.
- How Portfolio Terminal computes its figuresopen →
The methodology page behind the analytics and their refresh cadence.
- Industry classification
Yahoo Finance's industry, as stored in our list of tracked assets: REIT—Retail.
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 $84.28 versus $74.84 today (+12.6%). 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 $1.72B in trailing revenue (7.5% year over year), with a 30.6% net margin, and $751.93M of free cash flow, against $4.98B 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 13 of the 54 ETFs we track. It weighs most in VNQ: 0.67% of the fund, holding #30 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 its figures compare with those peers
Companies in the same industry
REG beside the other companies Yahoo Finance files under reit—retail among the assets we track (KIM, FRT, largest first).
REGyou are here$74.84$13.99B
KIMKimco Realty$25.52$16.96B
FRTFederal Realty$112.58$9.74BWhat the chart is saying
Back above its 50-day average, still under the long-term trend.
recovering- Price is 1.6% above its 50-day average and 2.5% below its 200-day.
- The 50-day crossed below the 200-day on 2026-10-01 (a “death cross”).
- RSI at 53 is neither stretched nor washed out.
- The nearest ceiling is $76.97 (+2.8%), the nearest floor $70.36 (-6.0%).
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
How is REG valued right now?
Regency Centers trades at 26.8 times its last twelve months of earnings and 29.9 times the next twelve months' estimate (Yahoo Finance, November 6, 2026). On the chart: back above its 50-day average, still under the long-term trend. Price is 1.6% above its 50-day average and 2.5% below its 200-day.
What is the risk level of REG?
Based on 30-day volatility of 21.0%, REG has MEDIUM risk. Its beta of 0.82 means it has swung less than the S&P 500 over the last five years.
Does REG pay dividends?
Yes, Regency Centers has a dividend yield of 4.28%.
How far is REG from its all-time high?
Regency Centers is 19.9% below its all-time high of $93.49, reached in February 2007. Over the 10 years to the end of October 2026, with dividends reinvested, it returned +53.5%, against +316.3% for the S&P 500 (SPY).
Which ETFs hold REG?
13 of the 54 popular ETFs we track hold Regency Centers. The largest weights: VNQ (0.67%), RSP (0.19%), VB (0.17%), IVV (0.02%) and SPY (0.02%). Measured on each issuer's full holdings file, dated September 30 to October 18, 2026.
How much of VOO is REG?
0.02%, as of September 30, 2026: REG is holding #459 of 505 in Vanguard's file for VOO. $1,000 in VOO puts about $0.18 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 $84.28 based on 18 analyst estimates, about 12.6% above the current price of $74.84. The published range runs from $76.00 to $94.00.
How much revenue does REG generate?
Regency Centers reported $1.72B in trailing twelve-month revenue. Revenue growth is running at 7.5% year over year. Net margin sits at 30.6%. 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.