Regency Centers' core retail portfolio demonstrates stable operational momentum, with FFO growth of 12.1% in 2026Q2 outpacing revenue growth of 5.1%, suggesting underlying property-level strength.
Price trend, volume and key moving averages
Start with the evidence for owning the stock and the risks that can break the thesis.
Revenue growth has stabilized at 4-5%, but reported NOI margins have collapsed from a historical 70%+ range to 18.5% in 2026Q2, suggesting a significant accounting change that masks underlying property economics.
Regency Centers owns a diversified portfolio of 483 properties, with 80% being grocery-anchored. These centers benefit from consistent foot traffic, as grocery stores are essential and less susceptible to online competition, with sales per square foot above the national average.
The company anticipates improved same-store net operating income (SSNOI) growth in 2025 and 2026, driven by strong leasing activity and a significant pipeline of signed-but-not-occupied (SNO) spaces. Recent earnings reports show cash rent spreads at 12% and renewal spreads at 13% in Q4 2025.
Regency Centers has demonstrated positive financial trends, with revenue increasing by 7.17% in 2025 and earnings rising by 32.86%. The company expects earnings per share to grow by 4.54% in the coming year.
Trailing total returns as of 11/8/2026, which may include dividends or other distributions. Benchmark is S&P 500 (^GSPC).
Check whether operating performance supports the current valuation.
Recent results and news deserve attention only when they alter the forward view.
| Quarter | EPS (Act vs Est) | Revenue (Act vs Est) |
|---|---|---|
Q4 2026Latest Nov 5, 2026 | $0.41-32.6% vs $0.61 | $414M-1.4% vs $420M |
Q3 2026 Jul 29, 2026 | $0.61+2.7% vs $0.59 | $414M+0.6% vs $411M |
Q2 2026 Apr 29, 2026 | $0.68+9.3% vs $0.62 | $419M+2.0% vs $411M |
Q1 2026 Feb 5, 2026 | $1.17+101.0% vs $0.58 | $455M+13.0% vs $403M |
Regency Centers beats Q3 FFO and revenue estimates as strong leasing spreads, rising occupancy and higher same-property NOI drive growth and boost its 2026 outlook.
Regency Centers Corporation ( REG ) Q3 2026 Earnings Call November 6, 2026 11:00 AM EST Company Participants Kathryn McKie - VP of Investor Relations & Corporate Analysis Lisa Palmer - President, CEO & Director Alan Roth - President of East Region & COO Nicholas Wibbenmeyer - President of West Region & Chief Investment Officer Michael Mas - Executive VP & CFO Conference Call Participants Michael Goldsmith - UBS Investment Bank, Research Division Conor Peaks - Wells Fargo Securities, LLC, Research Division Samir Khanal - BofA Securities, Research Division Todd Thomas - KeyBanc Capital Markets Inc., Research Division Ronald Kamdem - Morgan Stanley, Research Division Michael Griffin - Evercore ISI Institutional Equities, Research Division Greg McGinniss - Scotiabank Global Banking and Markets, Research Division Juan Sanabria - BMO Capital Markets Equity Research Ravi Vaidya - Mizuho Securities USA LLC, Research Division Sydnie Rohme - Barclays Bank PLC, Research Division Craig Mailman - Citigroup Inc., Research Division Linda Tsai - Truist Securities, Inc., Research Division Presentation Operator Greetings, and welcome to Regency Centers Corporation Third Quarter 2026 Earnings Call. [Operator Instructions] As a reminder, this conference is being recorded.
Regency Centers NASDAQ: REG raised its full-year outlook after reporting stronger third-quarter property income and record leasing levels, while executives said growth in 2027 could moderate as occupancy gains slow and debt refinancing adds pressure to earnings.
Regency Centers (REG) came out with quarterly funds from operations (FFO) of $1.23 per share, beating the Zacks Consensus Estimate of $1.22 per share. This compares to FFO of $1.15 per share a year ago.
Benchmark REG against direct peers instead of judging its metrics in isolation.
Key metrics vs top competitors for Regency Centers Corporation (REG)
| Company | Price | Market Cap | P/E Ratio | Rev Growth (1Y) | Net Margin | ROE | Div Yield |
|---|---|---|---|---|---|---|---|
| $74.84 | $13.67B | 26.54 | 3.39% | 31.3% | 7.68% | 3.75% | |
| $25.52 | $17.21B | 22.82 | 5.06% | 34.06% | 7.16% | 4.15% | |
| $112.58 | $9.73B | 22.11 | 6.35% | 32.6% | 12.42% | 4.01% | |
| $0.67 | $35.05M | 0.27 | -55.61% | 246.15% | 41.84% | 100% | |
| $30.02 | $9.21B | 21.70 | 6.73% | 29.97% | 14.07% | 3.83% | |
| $19.80 | $2.72B | 59.73 | 14.2% | 11.46% | 1.72% | 3.9% |
Regency Centers Corporation (REG) vs competitors — business, growth, and fundamentals comparison against the closest industry rivals.
Verify the primary filings, follow material updates, and answer the remaining questions.
Regency Centers Corporation (REG) SEC filings — annual & quarterly reports (10-K, 10-Q)
Aug 11, 2026·SEC
Aug 6, 2026·SEC
Jul 29, 2026·SEC
Get notified when REG posts new earnings or crosses analyst targets
Free. No account needed. Unsubscribe any time.
Regency Centers Corporation (REG) stock FAQ — growth, dividends, profitability & financials explained
Regency Centers Corporation (REG) reported $1.75B in revenue over the trailing twelve months. Revenue was $1.55B in fiscal year 2025. That is 3210% more than the $46.9M of fiscal year 1996.
Regency Centers Corporation (REG) grew revenue by 12.4% over the trailing twelve months, compared with the twelve months before.
Yes. Regency Centers Corporation (REG) earned $549.0M in net income over the trailing twelve months (a 31.3% net margin).
Yes. Regency Centers Corporation (REG) pays a dividend that yields 3.75% at the current price, a moderate yield.
Regency Centers Corporation (REG) had a return on equity (ROE) of 7.7% over the trailing twelve months. That is below the market's typical 10-15%.
Regency Centers Corporation (REG) offers a 3.75% dividend yield, which is attractive for income investors. REITs are required to distribute at least 90% of taxable income to shareholders.
