Key facts, as of
As of September 29, 2026, Regency Centers (REG) trades at $72.66, up 0.6% over the past year. Its 52-week range runs from $66.86 to $83.66; the price is 13.1% below that high. It sits 4.7% below its 200-day average of $76.26, the usual sign of a long-term downtrend. Its 30-day volatility is 11.4% annualized, which we rate low risk. It has a trailing P/E of 24.5 and a dividend yield of 4.12%.
Cite: Portfolio Terminal, "Regency Centers (REG) stock analysis", 2026-09-29. https://portfolio-terminal.com/analyse/reg
Where it trades today
trading 35% of the way up its 52-week range
How the price has moved
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 24.5x 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 11.4%, below the sector norm of 20.0%, which supports a steadier role inside a diversified portfolio.
- Relative performance versus PLD, EQIX matters here because leadership inside real estate rarely stays static for long.
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
- 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: Sep 29, 2026, 10:33 PM.
- 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 $86.17 versus $72.66 today (+18.6%). 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.
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
Slipped under its 50-day average inside a longer uptrend.
weakening- Price is 5.1% below its 50-day average and 4.7% below its 200-day.
- RSI at 33 is neither stretched nor washed out.
- The nearest ceiling is $73.99 (+1.8%), the nearest floor $71.43 (-1.7%).
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 buy right now?
Regency Centers trades at 24.5x earnings. This is near market average. Current risk level is Low based on 11.4% volatility.
Does REG pay dividends?
Yes, Regency Centers offers a dividend yield of 4.12%. That is roughly $2.99 per share a year.
How volatile is REG?
With 30-day annualized volatility of 11.4% and beta of 0.81, REG is classified as Low risk. The stock tends to be more stable than the market average.
What is the analyst price target for REG?
The average analyst price target for Regency Centers (REG) is $86.17 based on 18 analyst estimates, about 18.6% above the current price of $72.66. 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.