# Regency Centers Corporation (REG)

> Source: Nexqual · https://nexqual.com/REG · data as of 2026-10-22 20:00 UTC · cite as "Nexqual, Regency Centers Corporation (REG), nexqual.com/REG" · informational, not investment advice.

**Price:** USD 74.38 (+2.99% on the day) · last close of Oct 22, 2026; US market pre market, not a live price. Prev close 72.22 · day 72.35–74.43 · 52w 66.86–83.66 · market cap $13.9B · NMS

## Key facts
- Last four reported quarters (through Jun 30, 2026): revenue $1.62B, net income $556M (34.4% margin) (SEC filings).
- Valuation: P/E 25.0x, EV/EBITDA 11.7x, net debt $4.71B.
- 1 of 80 tracked superinvestors hold REG (13F, Q2 2026): 0 new, 0 added, 1 reduced, 0 unchanged.
- Insider open-market sales, last ~7 months: 3 Form 4 filings, $22.3M; 3 not under a Rule 10b5-1 plan ($22.3M); 2 by opportunistic insiders (2 outside 10b5-1 plans), 0 by routine insiders (three-year test, Cohen, Malloy & Pomorski 2012).
- Analysts: Buy (mean 2.15 on a 1–5 scale) (20 analysts), mean target USD 84.44 (range 76–94).
- Total return with dividends: 1Y +6.8% vs S&P 500 +14.9%; 5Y +30.0% vs S&P 500 +80.3%.
- Next earnings: 2026-11-05, EPS estimate USD 0.6, revenue estimate $407M.

## Financials (SEC 10-K; TTM = last four 10-Q/10-K quarters)
| USD | FY2021 | FY2022 | FY2023 | FY2024 | FY2025 | TTM |
|---|---|---|---|---|---|---|
| Revenue | $1.17B | $1.22B | $1.32B | $1.45B | $1.55B | $1.62B |
| Operating income | — | $897M | $951M | $1.05B | $1.12B | $1.17B |
| Net income | $361M | $483M | $365M | $400M | $527M | $556M |
| Operating margin | — | 73.3% | 71.9% | 72.0% | 72.3% | 72.0% |
| Net margin | 31.0% | 39.4% | 27.6% | 27.5% | 34.0% | 34.4% |
| Revenue growth | +14.8% | +5.0% | +8.0% | +9.9% | +6.9% | — |
| Cash + short-term investments | $95.0M | $68.8M | $91.4M | $61.9M | $121M | — |
| Total debt | $3.72B | $3.73B | $4.15B | $4.41B | $4.74B | — |
Fiscal years end Dec. EPS is split-adjusted.

## Valuation (price ÷ last four quarters, through Jun 30, 2026)
P/E 25.0x · P/S 8.6x · EV/EBITDA 11.7x · EV/Sales 11.5x · P/B 2.0x · Earnings yield 4.00% · Dividend yield (paid, TTM) 3.83% · Net debt $4.71B · EV $18.6B

## Superinvestors (SEC 13F-HR, Q2 2026)
1 of 80 tracked investors hold REG. Each row is the investor's latest 13F; change is vs their prior-quarter share count.
| Investor | Firm | % of portfolio | Value | Change |
|---|---|---|---|---|
| Christopher Davis | Davis Advisors | 0.04% | $9.3M | Reduced -16.1% |

## Insider sales (SEC Form 4, open-market, last ~7 months)
0 of 3 under a Rule 10b5-1 trading plan (scheduled in advance). Unplanned sales were timed by the insider.
| Trade date | Insider | Role | Shares | Value | % of holdings sold | 10b5-1 plan | Insider type |
|---|---|---|---|---|---|---|---|
| 2026-06-12 | Devereaux Terah L | Principal Accounting Officer | 1,240 | $99K | 6.7% | No | Too little history (no open-market trades in 2023–2025) |
| 2026-05-05 | Wibbenmeyer Nicholas Andrew | W. Regional Pres. & CIO | 7,927 | $627K | 19.3% | No | Opportunistic (traded every year 2023–2025, no repeating month) |
| 2026-05-04 | Stein Martin E Jr | Executive Chairman | 274,615 | $21.5M | 46.4% | No | Opportunistic (traded every year 2023–2025, no repeating month) |
% of holdings sold = shares sold ÷ (shares sold + all holdings the insider reported on that Form 4, direct and through trusts).
Insider type follows Cohen, Malloy & Pomorski (Journal of Finance, 2012). An insider who traded the stock in the same calendar month in each of the past three years is a routine trader; one who traded in each of those years without such a pattern is an opportunistic trader. In their study, trades by opportunistic insiders predicted future returns and trades by routine insiders did not. Counts open-market purchases and sales only (SEC Form 4 codes P and S) by that insider in that company. Not investment advice.

## Analysts
Consensus Buy (mean 2.15 on a 1–5 scale), 20 analysts; mean target USD 84.44 (low 76, high 94).
Rating changes, last 120 days:
| Date | Firm | Action | Rating | Price target |
|---|---|---|---|---|
| 2026-10-09 | UBS | Target lowered | Neutral | $85 → $77 |
| 2026-10-05 | Morgan Stanley | Target lowered | Overweight | $88 → $87 |
| 2026-09-28 | Barclays | Target lowered | Overweight | $92 → $85 |
| 2026-09-24 | Mizuho | Target lowered | Neutral | $82 → $76 |
| 2026-09-24 | JP Morgan | Upgrade | Neutral → Overweight | $83 |
| 2026-09-21 | Evercore ISI Group | Target lowered | In-Line | $83 → $81 |
| 2026-09-17 | Scotiabank | Target lowered | Sector Perform | $82 → $81 |
| 2026-08-19 | Wells Fargo | Target lowered | Overweight | $90 → $88 |
| 2026-08-17 | Barclays | Target raised | Overweight | $90 → $92 |
| 2026-07-31 | Ladenburg Thalmann | Target raised | Neutral | $83 → $85 |
| 2026-07-30 | Evercore ISI Group | Target raised | In-Line | $81 → $83 |
| 2026-07-23 | Wells Fargo | Target raised | Overweight | $88 → $90 |

## Total return (dividends reinvested)
|  | 1Y (from 2025-10-23) | 5Y (from 2021-10-18) |
|---|---|---|
| Total return | +6.8% | +30.0% |
| S&P 500 (SPY) | +14.9% | +80.3% |
| Per year | +6.9% | +5.4% |
| Volatility (annualized) | 16.1% | 20.6% |
| Max drawdown | -13.5% (Jul 2026→Oct 2026) | -27.3% (Jan 2022→Oct 2022) |

## Peers (REIT - Retail)
KIM (Kimco Realty Corporation (HC)) USD 23.59 +3.83% · FRT (Federal Realty Investment Trust) USD 108.88 +2.94% · BRX (Brixmor Property Group Inc.) USD 28.26 +3.06% · ADC (Agree Realty Corporation) USD 67.07 +4.00% · NNN (NNN REIT, Inc.) USD 42.13 +3.46% · MAC (Macerich Company (The)) USD 23.95 +3.10%

## More
Full page: https://nexqual.com/REG · Free keyless MCP server with the same data and citations: https://mcp.nexqual.com/mcp · Guide for agents: https://nexqual.com/agents · https://nexqual.com/llms.txt

## Company outlook (8-K filed 2026-07-29)

- "Regency Centers is providing updated 2026 Guidance, as summarized in the table below."

## Analyst estimates and revisions

| Period | EPS est. | 90d ago | Change | Revenue est. | Analysts |
|---|---|---|---|---|---|
| Current quarter (ends 2026-09-30) | $0.60 | $0.59 | +2.5% | $407.0M | 6 |
| Next quarter (ends 2026-12-31) | $0.61 | $0.60 | +1.0% | $415.9M | 6 |
| Current fiscal year (ends 2026-12-31) | $2.48 | $2.43 | +1.7% | $1.63B | 7 |
| Next fiscal year (ends 2027-12-31) | $2.50 | $2.52 | -0.8% | $1.70B | 6 |

## Options: expected move (Cboe, 15-min delayed)

Expected move by 2026-11-20 (includes earnings 2026-11-05): ±6.4%; last 8 reports averaged ±2.2%.

| Expiration | Days | ATM IV | Expected move |
|---|---|---|---|
| 2026-11-20 | 28 | 28.0% | ±6.4% |
| 2027-01-15 | 84 | 18.5% | ±7.3% |
| 2027-04-16 | 175 | 18.5% | ±10.4% |