REG
Regency Centers Corporation
REG's fundamentals are mixed: earnings per share grew 31%, while its operating margin held steady at 60%. At 27x earnings, it's trading below its usual 31x. Analysts expect earnings growth.
REG Fundamentals
| Metric | Status |
|---|---|
| Stable | |
| Strong | |
| N/A | |
| N/A |
REG's profitability is currently strong, and its revenue is stable. Free cash flow and net leverage aren't meaningful measures for real estate companies like REG.
REG PE Valuation
| Level | PE | Price | Vs current |
|---|---|---|---|
| Cheap | 25x | $69.20 | -8.6% |
| Current | 27x | $75.74 | — |
| Forward | 30x | $75.74 | — |
| Fair | 31x | $85.40 | +13% |
| Expensive | 65x | $182 | +140% |
Historical ranges are pointers, not guarantees.
REG's PE is in its cheap range at 27x. On analysts' estimates for next year's earnings, today's price would be 30x, in its fair range.
REG Forward outlook
| Metric | Outlook |
|---|---|
| Deteriorating | |
| Growth | |
| Growth | |
| Strongly improving | |
| Limited | |
| High |
Analysts expect earnings and revenue growth for REG, with profitability improving.
REG Earnings Per Share
| Quarter | TTM EPS | YoY |
|---|---|---|
| Forward | $2.55 | -9% |
| Q3 2024 | $2.13 | 0% |
| Q2 2024 | $2.09 | -2.3% |
| Q1 2024 | $2.05 | -8.5% |
| Q4 2023 | $2.04 | -27% |
| Q3 2023 | $2.13 | -20% |
| Q2 2023 | $2.14 | -25% |
| Q1 2023 | $2.24 | -20% |
| Q4 2022 | $2.81 | +33% |
REG earned $2.80 per share over the past year, up 31% from the year before.
REG Quarterly Revenue
| Quarter | Revenue | YoY |
|---|---|---|
| Q3 2026 | $419.1M | +8.1% |
| Q2 2026 | $413.5M | +8.6% |
| Q1 2026 | $412.5M | +8.3% |
| Q4 2025 | $404.2M | +8.5% |
| Q3 2025 | $387.6M | +7.6% |
| Q2 2025 | $380.8M | +6.6% |
| Q1 2025 | $380.9M | +4.7% |
| Q4 2024 | $372.5M | +3.6% |
REG's revenue has grown year over year for 16 quarters in a row: $419M last quarter, up 8.1% from the same quarter a year ago.
| Quarter | Margin | YoY |
|---|---|---|
| Q3 2026 | 72% | -0.4 points |
| Q2 2026 | 25% | -49 points |
| Q1 2026 | 72% | 0 points |
| Q4 2025 | 71% | +51 points |
| Q3 2025 | 73% | +48 points |
| Q2 2025 | 74% | +48 points |
| Q1 2025 | 72% | +44 points |
| Q4 2024 | 20% | -1.2 points |
REG's operating margin was 72% last quarter, about level with the same quarter a year ago.
REG Free Cash Flow
| Quarter | Free cash flow | YoY |
|---|---|---|
| Q3 2026 | $220.2M | +0.7% |
| Q2 2026 | $281.3M | +15% |
| Q1 2026 | $152.7M | -5.2% |
| Q4 2025 | $203.9M | +6.6% |
| Q2 2025 | $244M | +20% |
| Q1 2025 | $161M | -4% |
| Q4 2024 | $191.4M | +11% |
| Q2 2024 | $203.5M | +18% |
REG's free cash flow was $858M over the past year, up 5.3% from the year before. Free cash flow isn't a meaningful measure for real estate companies like REG.
REG Total Shares
| Period | Change % | Net change |
|---|---|---|
| Quarterly | 0% | +7.2K shares |
| 1 year | +0.1% | +224K shares |
| 3 years | -0.8% | -1.5M shares |
| 5 years | +7% | +11.9M shares |
| Available history | +9.2% | +15.4M shares |
REG has 183M diluted shares, about the same as a year ago.
| Quarter | Spent |
|---|---|
| Q4 2024 | — |
| Q4 2023 | — |
| Q3 2023 | — |
| Q2 2023 | — |
| Q1 2023 | $20M |
| Q4 2022 | — |
| Q3 2022 | $3.5M |
| Q2 2020 | — |
REG Net Leverage
| Quarter | Net Leverage | Status |
|---|---|---|
| Q3 2026 | 3.4x | Elevated |
| Q2 2026 | -0.1x | Net Cash |
| Q1 2026 | 3.1x | Elevated |
| Q4 2025 | 3.0x | Elevated |
| Q3 2025 | 3.6x | Elevated |
| Q2 2025 | 4.2x | High |
| Q1 2025 | 4.9x | High |
| Q4 2024 | 5.8x | High |
REG's net debt is about 3.4 years of its operating earnings (EBITDA), down from 3.6 years a year ago. Net leverage isn't a meaningful measure for real estate companies like REG.
REG Weekly Momentum
| Metric | Value | Status |
|---|---|---|
| RSI | 50.7 | Neutral |
| Stochastic | 48.8 | Neutral |
REG's weekly RSI is 51 (neutral) and its Stochastic is 49 (neutral).
REG PE vs Real Estate Sector
| Metric | REG | Sector median | Relative |
|---|---|---|---|
| PE | 27x | 24x | 13% above |
| PE % | 27 | 23 | 4 pts above |
REG is trading at 27x earnings, a 13% premium to the Real Estate sector's median of 24x.
REG Weekly Moving Averages
| Moving average | MA price | Relative |
|---|---|---|
| 8 week MA | $73.7 | 2.8% above |
| 20 week MA | $76.2 | 0.6% below |
| 50 week MA | $75.7 | 0.1% above |
| 100 week MA | $73.7 | 2.8% above |
| 200 week MA | $68.7 | 10% above |
REG's trend is mixed: it's above four of its five weekly moving averages, and 10% above its 200-week average.
REG Yearly ROI
| Year | Start price | End price | ROI |
|---|---|---|---|
| 2020 | $62.5 | $45.4 | -27% |
| 2021 | $45.4 | $72.9 | +60% |
| 2022 | $72.9 | $62.6 | -14% |
| 2023 | $62.6 | $67.0 | +7% |
| 2024 | $67.0 | $74.0 | +10% |
| 2025 | $74.0 | $69.6 | -5.9% |
| 2026 YTD | $69.6 | $75.7 | +8.9% |
REG has finished lower in three of the last six years. It's up 8.9% so far in 2026.