REG
Regency Centers Corporation
NASDAQ: REG · REAL ESTATE · REIT - RETAIL
$77.72
+1.36% today
Updated 2026-06-05
Market cap
$15.01B
P/E ratio
27.59
P/S ratio
9.09x
EPS (TTM)
$2.91
Dividend yield
3.62%
52W range
$65 – $81
Volume
1.4M
WallStSmart proprietary scores
63
out of 100
Grade: C+
Hold
Investment rating
6.7
Growth
B5.0
Quality
C+8.0
Profitability
A6.0
Valuation
B4/9
Piotroski F-Score
Moderate
0.8
Altman Z-Score
Distress
—
Industry rank
—
View all highly rated stocks (75+) →202 stocks currently score above 75
Price targets
Analyst target
$84.63
+8.89%
12-Month target
$75.48
-2.88%
Intrinsic (DCF)
$136.81
Margin of safety
+44.10%
3 Strong Buy8 Buy10 Hold0 Sell0 Strong Sell
Price chart
Stock snapshot
Strengths
+ Profit margin 33.10% — above average
+ Free cash flow $47.66M — positive
+ 44.10% below intrinsic value
Risks
- Altman Z 0.79 — distress zone
Key financials
Revenue Net Income Free Cash Flow
| Metric | 2022 | 2023 | 2024 | 2025 | TTM |
|---|---|---|---|---|---|
| Revenue | $1.27B | $1.37B | $1.50B | $1.55B | $1.65B |
| Net income | $482.87M | $364.56M | $400.39M | $527.46M | $128.55M |
| EPS | — | — | — | — | $2.91 |
| Free cash flow | $650.93M | $524.30M | $446.83M | $392.58M | $47.66M |
| Profit margin | 37.99% | 26.61% | 26.63% | 33.94% | 33.10% |
Recent insider activity
| Date | Insider | Type | Shares | Price |
|---|---|---|---|---|
| 2026-05-11 | SIMMONS, JAMES H. III | Sale | 1,736 | — |
| 2026-05-11 | SIMMONS, JAMES H. III | Sale | 71 | — |
| 2026-05-11 | SIMMONS, JAMES H. III | Buy | 1,736 | — |
Peer comparison
Smart narrative
Regency Centers Corporation trades at $77.72. representing a P/E of 27.59x trailing earnings. Our Smart Value Score of 63/100 indicates the stock is good. The company scores 4/9 on the Piotroski F-Score. With an Altman Z-Score of 0.79, it sits in the distress. TTM revenue stands at $1.65B. with profit margins at 33.10%. Our DCF model estimates intrinsic value at $136.81.
Frequently asked questions
What is Regency Centers Corporation's stock price?
Regency Centers Corporation (REG) trades at $77.72, on a P/E of 27.6x and a P/S of 9.1x. Those multiples show what the market is paying for each dollar of earnings and sales, which is the real starting point for judging whether the price is reasonable.
Is Regency Centers Corporation overvalued?
Regency Centers Corporation carries a Smart Value Score of 63/100 (Grade C+), which we rate Hold. That score blends growth, quality, and valuation into one read. Our DCF puts intrinsic value at $136.81 versus the $77.72 price, a 44.1% margin of safety on a cash flow basis.
What is the price target of Regency Centers Corporation (REG)?
The 12-month analyst consensus target is $84.63, about 8.9% above the current $77.72. A consensus target is the average of Wall Street's 12-month forecasts, so it works as a sentiment gauge rather than a guarantee, and it resets with every earnings cycle.
What is the intrinsic value of Regency Centers Corporation (REG)?
Our DCF model estimates intrinsic value at $136.81, a +44.1% margin of safety versus today's $77.72. Intrinsic value is what the projected cash flows are worth today. A positive reading means the price sits below that estimate, leaving a cushion if growth holds.
What is Regency Centers Corporation's revenue?
Regency Centers Corporation's trailing twelve-month revenue is $1.65B. Revenue scale anchors the valuation multiples and shows whether growth is reaching the top line, so it is best read alongside margin and growth trends to see if that revenue is getting more profitable over time.
Altman Z-Score?
Regency Centers Corporation's Altman Z-Score is 0.79, which places it in the distress. The Altman Z-Score gauges bankruptcy risk from profitability, leverage, and asset efficiency, and a higher reading points to lower financial distress risk.
Company info
SectorREAL ESTATE
IndustryREIT - RETAIL
CountryUSA
ExchangeNASDAQ
CurrencyUSD
Quick metrics
P/S ratio9.09x
ROE9.41%
Beta0.83
50D MA$78.45
200D MA$73.77
Shares out0.18B
Float0.16B
Short ratio—
Avg volume1.4M
Performance
1 week+0.00%
1 month+2.18%
3 months+0.43%
YTD+12.59%
1 year—
3 years—
5 years—