Regency Centers Corporation (REG) Fair Value & Analysis
Real Estate · US · Market cap $14.5B · ISIN US7588491032
What is Regency Centers Corporation really worth?
Regency Centers Corporation
REG · US
A solid business, but trading 128% above our fair value of $33.37.
Strengths
Risks
For context
Fair value as of: Sep 5, 2026
From 14 valuation models · updated today
Share price −4.4% over the past month.
What runs behind every stock
69 individual criteria per stock, every one traceable See the method →
What matters now
- The price sits above even our optimistic bull case ($44.22). The favourable scenario is already priced in.
- Solid but not exceptional quality (55/100) and above fair value, neither a clear bargain nor a standout compounder.
- As a real-estate business, asset- and dividend-based methods carry more weight here than a standard DCF.
Price vs Fair Value (5 years)
White line = price, green steps = our fair value per fiscal year, dashed = 300-day average. As of Sep 5, 2026.
How to read this chart
60‑month range $45.32 – $82.68 · fair‑value band $31.27 – $44.22 · the $75.92 price screens above the $33.37 fair value. Green steps = our fair value per fiscal year (point-in-time, no hindsight). Dashed = 300-day average. As of Sep 5, 2026.
Analysis
Regency Centers Corporation (REG) currently trades at $75.92, while our model-based Fair Value estimate is $33.37, implying the stock looks roughly 127.5% overvalued today. The Quality Score stands at 55/100 (solid quality), in the Real Estate sector. Bull case: the Multiples group reads highest at a median of $48.97 per share, and 0 of the 14 models we run sit above the $75.92 price. Bear case: the Growth DCF group reads lowest at $16.68, and 14 of the 14 models stay below the price. Evidence for this calculation is high.
Over the trailing twelve months, Regency Centers Corporation generated revenue of $1.7B at a net margin of 33.1%. Revenue grew 10.0% year over year. It earns a return on equity of 8.0%. Net debt stands at $5.8B. Fundamentals as of Sep 5, 2026
Our scenario range runs from $31.27 (bear case) to $44.22 (bull case); at $75.92, the current price sits above that range. Bear and bull are the same models run on conservative and optimistic assumptions (margins, growth, valuation multiples), so a plausible valuation range, not a price target. The share trades about 6% below its 52-week high and 17% above its 52-week low, currently above its 200-day average. For context, the median of 10 Real Estate peers we cover trades at −47% fair-value upside, at −56%, REG screens richer than that median.
Fair Value models
Each model estimates fair value its own way; the Fair Value above is the evidence-weighted, family-balanced blend. Evidence (0–100) measures how completely this model’s inputs are available: well-fed models carry more weight in the blend. The spread across models is intentional, each one stresses a different value driver; dividend models, for instance, come out structurally low when payout is small. Every input is real reported data, nothing guessed.
All 14 models by family
Widest divergence: Multiples ($48.97) versus Growth DCF ($16.68). Highest evidence: Residual Income (76).
Notify me when REG reaches fair value
Put REG on your watchlist. We get in touch as soon as price and fair value meet or the trend turns.
Set up alert →Free, no payment details. Unsubscribe anytime in one click.
Key figures & financial health
More key figures
Figures from reported company fundamentals · as of Sep 5, 2026. TTM = trailing twelve months.
Quality Score breakdown
Of which business quality 53 · Market factors (momentum, volatility) 60
Non-valuation factor families (profitability, growth, cashflow, financial strength, momentum …), each academically grounded. Valuation itself sits in the Fair Value and is deliberately excluded here to avoid double-counting.
All values are scores from 0 to 100 (100 = best against fixed, research-based bands), not percentages. The three market factors (momentum, 52-week proximity, low volatility) are displayed but carry zero weight in the headline number: market sentiment is not a business property.
About the company
Regency Centers Corporation is a fully integrated real estate company and self-administered and self-managed real estate investment trust that began its operations as a publicly-traded REIT in 1993. The Company conducts substantially all of its operations, and owns, directly or indirectly, substantially all of its assets.
Full company description
Regency Centers Corporation is a fully integrated real estate company and self-administered and self-managed real estate investment trust that began its operations as a publicly-traded REIT in 1993. The Company conducts substantially all of its operations, and owns, directly or indirectly, substantially all of its assets. Our business consists of acquiring, developing, owning, and operating income-producing retail real estate principally located in suburban trade areas with compelling demographics within the United States of America. Regency has been an S&P 500 Index member since 2017. We are a preeminent national owner, operator, and developer of neighborhood and community shopping centers. Our portfolio includes thriving properties merchandised with highly productive grocers, restaurants, service providers, and best-in-class retailers that connect with their neighborhoods, communities, and customers. Regency Centers Corporation was incorporated in 1963 and is based in Jacksonville, Florida.
Company description, as reported by the company or data provider.
Revenue & earnings trend
FY2021 – FY2025 · reported fiscal years
Regency Centers Corporation reported revenue of $1.6B in FY2025 versus $1.2B in FY2021, a compound +6.6%/yr. Reported net income was $527M in FY2025, compounding +9.9%/yr from FY2021.
of which total revenue +11.2 % · buybacks/dilution −6.9 %
Annual growth per factor. These are factors, not summands: multiplied they give the EPS growth rate, added they do not quite. Start and end points are 3-year averages (details on hover).
REG screens 128% overvalued. Compare with Simon Property Group →
Earlier news
External third-party headlines (Yahoo Finance, Reuters and others), not an editorial selection.
- Realty Income vs. Regency Centers: Which REIT Is Better for Investors?
- Regis Healthcare Ltd (ASX:REG) (FY 2026) Earnings Call Highlights: Revenue Surges 16% to $1. ...
- PECO or REG: Which Is the Better Value Stock Right Now?
- Are Wall Street Analysts Bullish on Regency Centers Stock?
Peer Group
REIT - Retail · 94 stocks
How this stock ranks against its industry: the green marker is this stock, the band is the typical 25–75% peer range, and the tick is the median.
Valuation Multiples vs REIT - Retail median · lower = cheaper
Strength profile in five axes (Snowflake)
Five quick dimensions, each 0 to 100: VALUE (fair-value potential), FUTURE (revenue growth), PAST (return on equity), HEALTH (low debt), DIVIDEND (yield). Green = this stock, grey = typical sector peer.
VALUE 0: the price sits above our fair-value range.
Insider activity: 46/100
Values & ESG
Does this company touch areas you may want to avoid? The classification is inferred from sector and industry.
Similar stocks
10 more REIT - Retail stocks, each showing price versus our Fair Value estimate (as of Sep 5, 2026).
| Stock | Price | Fair Value | vs Fair Value |
|---|---|---|---|
| Simon Property Group SPG | $212.32 | $84.26 | −60% |
| Realty Income Corporation O | $61.98 | $30.45 | −51% |
| Unibail-Rodamco-Westfield SE URW | €103.40 | €98.09 | −5% |
| Kimco Realty Corporation KIM | $23.71 | $12.49 | −47% |
| CapitaLand Integrated Commercial Trust (CICT or the Trust) C38U | 2.38 SGD | 0.9100 SGD | −62% |
| Scentre Group SCG | A$3.56 | A$3.34 | −6% |
| Link Real Estate Investment Trust (Link REIT) 0823 | HK$39.76 | HK$41.98 | +6% |
| Federal Realty Investment Trust FRT | $116.75 | $41.47 | −64% |
| Brixmor Property Group BRX | $29.50 | $12.34 | −58% |
| Agree Realty Corporation ADC | $73.20 | $38.85 | −47% |
Compare Regency Centers Corporation with another stock
Price, fair value, quality and upside side by side.
Explore undervalued stocks
More undervalued Real Estate stocks →
Try a ready-made strategy
Pick a strategy and jump into the live analysis with that exact screen applied.
Discover tools
Frequently asked questions
Is Regency Centers Corporation (REG) overvalued or undervalued?
What is the fair value of REG?
What is the quality score of REG?
What is the revenue of Regency Centers Corporation (REG)?
What is the net profit margin of REG?
Does Regency Centers Corporation pay a dividend?
Watch Regency Centers Corporation in the live analysis
One click puts Regency Centers Corporation on your watchlist: fair value and trend at a glance, plus comparison, the diversification check and the 35,000+ stock screener. You can also try 14 days of Pro there, no card.
Watch for free →Zero risk: nothing is ever charged. Your watchlist is yours, with or without an account.