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Regency Centers Corporation(REG)Earnings, Financials & Key Ratios
REG•NASDAQ•REIT / Real Estate
27.3× P/E·Price updated Jun 19, 2026
AboutRegency Centers is the preeminent national owner, operator, and developer of shopping centers located in affluent and densely populated trade areas. 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.Show more
- Revenue$1.55B+3.4%
- FFO$933M+20.7%
- FFO/Share5.12+21.3%
- FFO Payout54.86%-13.6%
- FFO per Share5.12+21.3%
- NOI Margin44.66%-37.3%
- FFO Margin60%+16.8%
- ROE7.49%+31.8%
- ROA4.15%+28.8%
REG Key Insights
Regency Centers Corporation (REG) fundamental analysis — strengths, weaknesses & financial health based on data analysis
✓Strengths
- ✓Strong 5Y profit CAGR of 63.7%
- ✓FFO growing 32.5% TTM
- ✓Sustainable FFO payout ratio of 54.9%
- ✓12 consecutive years of dividend growth
- ✓Healthy dividend yield of 3.7%
✗Weaknesses
No significant weaknesses identified
* These insights are generated automatically based on available financial data. Please conduct your own research before making investment decisions.
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REG Price & Volume
Regency Centers Corporation (REG) stock price & volume — 10-year historical chart
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REG Growth Metrics
Regency Centers Corporation (REG) revenue, earnings & EPS growth — 3, 5 & 10-year CAGR
Revenue CAGR
10 Years10.15%
5 Years8.2%
3 Years6.93%
TTM12.01%
Profit CAGR
10 Years13.39%
5 Years63.69%
3 Years2.99%
TTM57.27%
EPS CAGR
10 Years7.57%
5 Years61.09%
3 Years0.12%
TTM59.43%
Return on Capital
10 Years6.19%
5 Years7.25%
3 Years6.87%
Last Year4.69%
REG Recent Earnings
Regency Centers Corporation (REG) EPS & revenue vs analyst estimates — last 4 quarters
●Beat EPS 10/12 qtrs (83%)●Beat Revenue 9/12 qtrs (75%)
Q2 2026Latest
Apr 29, 2026Metric
Actual
Est
EPS
$1.20+92.9%
$0.62
Rev
$419M+2.0%
$411M
Q1 2026
Feb 5, 2026Metric
Actual
Est
EPS
$1.17+89.3%
$0.62
Rev
$455M+13.0%
$403M
Q4 2025
Oct 28, 2025Metric
Actual
Est
EPS
$1.15+0.0%
$1.15
Rev
$387M-0.4%
$389M
Q3 2025
Jul 29, 2025Metric
Actual
Est
EPS
$1.16+3.6%
$1.12
Rev
$395M+6.9%
$369M
| Quarter | Date | EPS (Act vs Est) | Revenue (Act vs Est) |
|---|---|---|---|
| Q2 2026Latest | Apr 29, 2026 | $1.20vs $0.62+92.9% | $419Mvs $411M+2.0% |
| Q1 2026 | Feb 5, 2026 | $1.17vs $0.62+89.3% | $455Mvs $403M+13.0% |
| Q4 2025 | Oct 28, 2025 | $1.15vs $1.15+0.0% | $387Mvs $389M-0.4% |
| Q3 2025 | Jul 29, 2025 | $1.16vs $1.12+3.6% | $395Mvs $369M+6.9% |
Based on last 12 quarters of dataView full earnings history →
REG Peer Comparison
Regency Centers Corporation (REG) competitors in Open-Air Shopping Centers — business model, growth, and fundamentals comparison
| Company | Market Cap | Stock Price | P/E Ratio (TTM) | Revenue Growth 1Y | Net Margin | Return on Equity (ROE) | FCF Yield | Debt / Equity |
|---|---|---|---|---|---|---|---|---|
 KIM | 16.44B | 24.38 | 29.37 | 5.06% | 28.51% | 5.81% | 0.82 | |
 FRT | 10.4B | 120.39 | 25.13 | 6.35% | 32.13% | 11.82% | 1.44 | |
 SITC | 250.31M | 4.77 | 1.41 | -55.61% | 187.87% | 47.95% | 0.22 | |
 BRX | 9.48B | 30.91 | 24.73 | 6.73% | 31.99% | 14.85% | 1.95 | |
 AKR | 2.77B | 21.13 | 222.42 | 14.2% | 37.72% | 5.8% | 0.73 | |
 SPG | 68.65B | 211.33 | 14.95 | 6.72% | 70.4% | 97.99% | 4.35 | |
 MAC | 6.14B | 23.61 | -30.66 | 10.58% | -18.18% | -7.13% | 2.06 | |
 CBL | 1.47B | 47.40 | 10.92 | 12.18% | 29.62% | 50.39% | 5.95 |
Compare REG vs Peers
Regency Centers Corporation (REG) vs competitors — business, growth, and fundamentals comparison against the closest industry rivals.
REG Income Statement
Regency Centers Corporation (REG) annual income statement — 10-year revenue, gross profit & net income history
10Y historyFree accessUpdated daily
| Metric | Dec'17 | Dec'18 | Dec'19 | Dec'20 | Dec'21 | Dec'22 | Dec'23 | Dec'24 | Dec'25 |
|---|---|---|---|---|---|---|---|---|---|
Revenue | 1.02B | 1.16B | 1.16B | 1.05B | 1.2B | 1.27B | 1.37B | 1.5B | 1.55B |
Revenue Growth % | 58.09% | 13.64% | 0.37% | -10.02% | 14.88% | 5.58% | 7.77% | 9.74% | 3.39% |
Property Operating Expenses | 253.71M | 305.89M | 306.14M | 313.08M | 326.68M | 345.94M | 394.77M | 433.05M | 860.07M |
Net Operating Income (NOI) | 767.36M▲ 0% | 854.45M▲ 11.3% | 858.53M▲ 0.5% | 734.85M▼ 14.4% | 877.18M▲ 19.4% | 925.15M▲ 5.5% | 975.08M▲ 5.4% | 1.07B▲ 9.8% | 694.11M▼ 35.1% |
NOI Margin % | 75.15% | 73.64% | 73.71% | 70.12% | 72.86% | 72.78% | 71.18% | 71.19% | 44.66% |
Operating Expenses | 641.46M | 65.49M | 74.98M | 75M | 78.22M | 79.9M | 97.81M | 101.47M | 118.54M |
G&A Expenses | 67.62M | 65.49M | 74.98M | 75M | 78.22M | 79.9M | 97.81M | 101.47M | 118.54M |
EBITDA | 436.96M | 1.12B | 1.11B | 965.21M | 1.08B | 1.14B | 1.2B | 1.34B | 980.61M |
EBITDA Margin % | 42.79% | 96.12% | 95.65% | 92.11% | 89.66% | 90% | 87.63% | 89.19% | 63.1% |
Depreciation & Amortization | 311.06M | 326.36M | 330.42M | 305.36M | 280.39M | 298.7M | 323.15M | 372.01M | 405.04M |
D&A / Revenue % | 30.46% | 28.13% | 28.37% | 29.14% | 23.29% | 23.5% | 23.59% | 24.75% | 26.06% |
Operating Income | 125.9M▲ 0% | 788.96M▲ 526.6% | 783.54M▼ 0.7% | 659.85M▼ 15.8% | 798.97M▲ 21.1% | 845.25M▲ 5.8% | 877.27M▲ 3.8% | 968.77M▲ 10.4% | 575.57M▼ 40.6% |
Operating Margin % | 12.33% | 67.99% | 67.28% | 62.97% | 66.37% | 66.5% | 64.04% | 64.44% | 37.03% |
Interest Expense | 132.63M | 141.28M | 141.3M | 153.95M | 145.36M | 146.19M | 155.78M | 189.02M | 211.98M |
Interest Coverage | 2.69x | 2.97x | 2.85x | 1.95x | 3.38x | 3.55x | 3.32x | 3.00x | 2.72x |
Non-Operating Income | -231.11M | 368.72M | 381.34M | 358.9M | 308.04M | 325.9M | 360.85M | 401.04M | 0 |
Pretax Income | 169.24M▲ 0% | 253.03M▲ 49.5% | 244.01M▼ 3.6% | 46.96M▼ 80.8% | 367.33M▲ 682.2% | 488M▲ 32.8% | 371.76M▼ 23.8% | 414.38M▲ 11.5% | 516.49M▲ 24.6% |
Pretax Margin % | 16.57% | 21.81% | 20.95% | 4.48% | 30.51% | 38.39% | 27.14% | 27.57% | 33.23% |
Income Tax | -9.74M | 706K | 757K | -355K | 1.04M | -39K | 895K | 4.54M | 0 |
Effective Tax Rate % | -5.75% | 0.28% | 0.31% | -0.76% | 0.28% | -0.01% | 0.24% | 1.1% | 0% |
Net Income | 176.08M▲ 0% | 249.13M▲ 41.5% | 239.43M▼ 3.9% | 44.89M▼ 81.3% | 361.41M▲ 705.1% | 482.87M▲ 33.6% | 364.56M▼ 24.5% | 400.39M▲ 9.8% | 527.46M▲ 31.7% |
Net Margin % | 17.24% | 21.47% | 20.56% | 4.28% | 30.02% | 37.99% | 26.61% | 26.63% | 33.94% |
Net Income Growth % | 6.76% | 41.49% | -3.89% | -81.25% | 705.12% | 33.61% | -24.5% | 9.83% | 31.74% |
Funds From Operations (FFO) | 487.13M▲ 0% | 575.49M▲ 18.1% | 569.85M▼ 1.0% | 350.25M▼ 38.5% | 641.81M▲ 83.2% | 781.57M▲ 21.8% | 687.71M▼ 12.0% | 772.4M▲ 12.3% | 932.5M▲ 20.7% |
FFO Margin % | 47.71% | 49.6% | 48.93% | 33.42% | 53.31% | 61.49% | 50.2% | 51.38% | 60% |
FFO Growth % | 50.64% | 18.14% | -0.98% | -38.54% | 83.24% | 21.78% | -12.01% | 12.32% | 20.73% |
FFO per Share | 3.05 | 3.38 | 3.40 | 2.07 | 3.76 | 4.55 | 3.90 | 4.22 | 5.12 |
FFO Payout Ratio % | 66.23% | 65.33% | 68.54% | 85.81% | 62.8% | 54.8% | 65.88% | 63.49% | 54.86% |
EPS (Diluted) | 1.00▲ 0% | 1.46▲ 46.0% | 1.43▼ 2.1% | 0.26▼ 81.8% | 2.12▲ 715.4% | 2.81▲ 32.5% | 2.04▼ 27.4% | 2.11▲ 3.4% | 2.82▲ 33.6% |
EPS Growth % | -29.58% | 46% | -2.05% | -81.82% | 715.38% | 32.55% | -27.4% | 3.43% | 33.65% |
EPS (Basic) | 1.00 | 1.47 | 1.43 | 0.27 | 2.12 | 2.82 | 2.04 | 2.12 | 2.79 |
Diluted Shares Outstanding | 159.96M | 170.1M | 167.77M | 169.46M | 170.69M | 171.79M | 176.37M | 183.04M | 182.23M |
REG Balance Sheet
Regency Centers Corporation (REG) balance sheet — assets, liabilities & shareholders' equity
| Metric | Dec'17 | Dec'18 | Dec'19 | Dec'20 | Dec'21 | Dec'22 | Dec'23 | Dec'24 | Dec'25 |
|---|---|---|---|---|---|---|---|---|---|
Total Assets | 11.14B | 10.94B | 11.13B | 10.94B | 10.79B | 10.86B | 12.43B | 12.39B | 13B |
Asset Growth % | 148.26% | -1.79% | 1.71% | -1.75% | -1.32% | 0.63% | 14.43% | -0.28% | 4.92% |
Real Estate & Other Assets | 9.68B | 9.45B | 9.43B | 9.2B | 9.42B | 9.55B | 10.89B | 10.88B | 138.36M |
PP&E (Net) | 6.12M | 6.13M | 299.88M | 294.39M | 286.23M | 281.32M | 334.66M | 330.24M | 328.53M |
Investment Securities | 1000K | 1000K | 1000K | 1000K | 1000K | 1000K | 1000K | 1000K | 1000K |
Total Current Assets | 252.02M | 278.06M | 330.46M | 556.02M | 273.69M | 257.64M | 325.1M | 333.67M | 394.52M |
Cash & Equivalents | 45.37M | 45.19M | 113.02M | 376.07M | 93.1M | 66.47M | 84.97M | 56.28M | 120.66M |
Receivables | 1000K | 1000K | 1000K | 1000K | 1000K | 1000K | 1000K | 1000K | 1000K |
Other Current Assets | 4.01M | 60.52M | 48.11M | 36.31M | 27.5M | 2.31M | 25.26M | 5.6M | 0 |
Intangible Assets | 477.59M | 387.07M | 242.82M | 188.8M | 212.71M | 197.75M | 283.38M | 229.98M | 420.94M |
Total Liabilities | 4.41B | 4.49B | 4.84B | 4.88B | 4.68B | 4.68B | 5.23B | 5.49B | 5.82B |
Total Debt | 4.13B | 4.21B | 4.79B | 4.52B | 4.3B | 4.29B | 4.8B | 5.02B | 5.94B |
Net Debt | 4.09B | 4.17B | 4.68B | 4.15B | 4.2B | 4.23B | 4.71B | 4.96B | 5.82B |
Long-Term Debt | 3.53B | 3.57B | 3.7B | 3.92B | 3.72B | 3.73B | 4B | 4.34B | 4.98B |
Short-Term Borrowings | 60M | 145M | 220M | 0 | 0 | 0 | 152M | 65M | 377.46M |
Capital Lease Obligations | 537.4M | 496.73M | 873.1M | 598.1M | 579.06M | 567.93M | 644.37M | 609.47M | 582.04M |
Total Current Liabilities | 857.53M | 369.81M | 433.7M | 302.36M | 322.27M | 317.26M | 510.61M | 457.3M | 377.46M |
Accounts Payable | 234.27M | 224.81M | 213.71M | 302.36M | 322.27M | 317.26M | 358.61M | 392.3M | 0 |
Deferred Revenue | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 |
Other Liabilities | 46.01M | 57.75M | 58.87M | 55.21M | 62.35M | 70.24M | 78.05M | 81.18M | -101.59M |
Total Equity | 6.73B▲ 0% | 6.45B▼ 4.2% | 6.29B▼ 2.5% | 6.06B▼ 3.7% | 6.11B▲ 0.9% | 6.18B▲ 1.1% | 7.19B▲ 16.4% | 6.9B▼ 4.1% | 7.18B▲ 4.1% |
Equity Growth % | 156.55% | -4.2% | -2.48% | -3.69% | 0.85% | 1.11% | 16.41% | -4.05% | 4.08% |
Shareholders Equity | 6.69B | 6.4B | 6.21B | 5.98B | 6.04B | 6.1B | 7.03B | 6.72B | 6.91B |
Minority Interest | 41M | 52.2M | 76.61M | 73.23M | 72.56M | 81.05M | 159.25M | 176.16M | 274.72M |
Common Stock | 1.71M | 1.68M | 1.68M | 1.7M | 1.71M | 1.71M | 1.85M | 1.81M | 1.83M |
Additional Paid-in Capital | 7.87B | 7.67B | 7.65B | 7.79B | 7.88B | 7.88B | 8.7B | 8.5B | 8.7B |
Retained Earnings | -1.16B | -1.26B | -1.41B | -1.77B | -1.81B | -1.76B | -1.87B | -1.98B | -1.99B |
Preferred Stock | 289K | 0 | 0 | 0 | 0 | 0 | 225M | 225M | 225M |
Return on Assets (ROA) | 2.25% | 2.26% | 2.17% | 0.41% | 3.33% | 4.46% | 3.13% | 3.23% | 4.15% |
Return on Equity (ROE) | 3.76% | 3.78% | 3.76% | 0.73% | 5.94% | 7.86% | 5.45% | 5.68% | 7.49% |
Debt / Assets | 37.08% | 38.48% | 43.05% | 41.34% | 39.82% | 39.55% | 38.61% | 40.5% | 45.66% |
Debt / Equity | 0.61x | 0.65x | 0.76x | 0.75x | 0.70x | 0.70x | 0.67x | 0.73x | 0.83x |
Net Debt / EBITDA | 9.35x | 3.74x | 4.20x | 4.29x | 3.90x | 3.70x | 3.93x | 3.70x | 5.93x |
Book Value per Share | 42.09 | 37.92 | 37.49 | 35.75 | 35.79 | 35.96 | 40.78 | 37.70 | 39.41 |
REG Cash Flow Statement
Regency Centers Corporation (REG) cash flow — operating, investing & free cash flow history
| Metric | Dec'17 | Dec'18 | Dec'19 | Dec'20 | Dec'21 | Dec'22 | Dec'23 | Dec'24 | Dec'25 |
|---|---|---|---|---|---|---|---|---|---|
Cash from Operations | 471.15M | 610.33M | 621.27M | 499.12M | 659.39M | 655.82M | 719.59M | 790.2M | 827.69M |
Operating CF Growth % | 62.81% | 29.54% | 1.79% | -19.66% | 32.11% | -0.54% | 9.72% | 9.81% | 4.74% |
Operating CF / Revenue % | 46.14% | 52.6% | 53.34% | 47.63% | 54.77% | 51.59% | 52.53% | 52.56% | 53.26% |
Net Income | 178.98M | 252.32M | 243.26M | 47.32M | 366.29M | 488.04M | 370.87M | 409.84M | 540.95M |
Depreciation & Amortization | 311.06M | 326.36M | 330.42M | 305.36M | 280.39M | 298.7M | 323.15M | 372.01M | 382.75M |
Stock-Based Compensation | 20.55M | 13.63M | 14.34M | 13.58M | 12.52M | 16.52M | 20.07M | 23.5M | 19.46M |
Other Non-Cash Items | 4.77M | 10.48M | 4.3M | 9.02M | 3.53M | -100.7M | 22.69M | 11.61M | -74.72M |
Working Capital Changes | -34.47M | -25.12M | -8.03M | 6.12M | -20.68M | -46.74M | -17.2M | -26.77M | -40.75M |
Cash from Investing | -1.01B | -106.02M | -282.69M | -25.64M | -286.35M | -206.11M | -341.98M | -326.64M | -421.14M |
Acquisitions (Net) | -672.29M | -74.24M | -66.92M | -51.44M | -23.48M | -36.27M | -95.51M | -41.34M | -44.32M |
Purchase of Investments | -23.54M | -23.16M | -23.46M | -25.16M | -23.97M | -21.11M | -7.99M | -101.04M | -103.31M |
Sale of Investments | 21.38M | 21.59M | 19.54M | 19.99M | 23.85M | 21.79M | 16M | 106.67M | 106.98M |
Other Investing | -5.24M | 15.65M | 8.8M | 6.62M | -20K | -170.51M | -254.48M | -290.92M | -380.49M |
Cash from Financing | 568.95M | -508.49M | -268.21M | -210.59M | -656.46M | -475.96M | -355.04M | -493.02M | -347.77M |
Dividends Paid | -327.68M | -375.98M | -390.6M | -300.54M | -403.08M | -428.28M | -456.48M | -504.01M | -525.21M |
Common Dividends | -322.65M | -375.98M | -390.6M | -300.54M | -403.08M | -428.28M | -453.06M | -490.37M | -511.56M |
Debt Issuance (Net) | 1000K | 1000K | 1000K | 537K | -1000K | -1000K | 1000K | 1000K | 1000K |
Share Repurchases | -18.65M | -220.62M | -38.98M | -5.51M | -4.08M | -81.87M | -36.86M | -219.61M | -8.84M |
Other Financing | -34.47M | -25.24M | -22.08M | -30.95M | -13.63M | -9.2M | -469K | -25M | -33.23M |
Net Change in Cash | 32.11M▲ 0% | -4.19M▼ 113.1% | 70.37M▲ 1779.1% | 262.89M▲ 273.6% | -283.42M▼ 207.8% | -26.25M▲ 90.7% | 22.58M▲ 186.0% | -29.47M▼ 230.5% | 58.78M▲ 299.4% |
Exchange Rate Effect | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 |
Cash at Beginning | 13.26M | 49.38M | 45.19M | 115.56M | 378.45M | 95.03M | 68.78M | 91.35M | 61.88M |
Cash at End | 45.37M | 45.19M | 115.56M | 378.45M | 95.03M | 68.78M | 91.35M | 61.88M | 120.66M |
Free Cash Flow | 142.85M▲ 0% | 564.47M▲ 295.1% | 400.62M▼ 29.0% | 523.47M▲ 30.7% | 396.66M▼ 24.2% | 501.86M▲ 26.5% | 525.58M▲ 4.7% | 447.28M▼ 14.9% | 393.97M▼ 11.9% |
FCF Growth % | 160.78% | 295.15% | -29.03% | 30.67% | -24.23% | 26.52% | 4.73% | -14.9% | -11.92% |
FCF / Revenue % | 13.99% | 48.65% | 34.4% | 49.95% | 32.95% | 39.48% | 38.37% | 29.75% | 25.35% |
REG Key Ratios
Regency Centers Corporation (REG) financial ratios — P/E, ROE, debt and 30+ core market and balance-sheet ratios
| Metric | 2016 | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|---|---|---|---|---|---|
FFO per Share | 3.19 | 3.05 | 3.38 | 3.4 | 2.07 | 3.76 | 4.55 | 3.9 | 4.22 | 5.12 |
FFO Payout Ratio | 62.17% | 66.23% | 65.33% | 68.54% | 85.81% | 62.8% | 54.8% | 65.88% | 63.49% | 54.86% |
NOI Margin | 75.01% | 75.15% | 73.64% | 73.71% | 70.12% | 72.86% | 72.78% | 71.18% | 71.19% | 44.66% |
Net Debt / EBITDA | 6.26x | 9.35x | 3.74x | 4.20x | 4.29x | 3.90x | 3.70x | 3.93x | 3.70x | 5.93x |
Debt / Assets | 37.8% | 37.08% | 38.48% | 43.05% | 41.34% | 39.82% | 39.55% | 38.61% | 40.5% | 45.66% |
Interest Coverage | 2.99x | 2.69x | 2.97x | 2.85x | 1.95x | 3.38x | 3.55x | 3.32x | 3.00x | 2.72x |
Book Value / Share | 25.91 | 42.09 | 37.92 | 37.49 | 35.75 | 35.79 | 35.96 | 40.78 | 37.7 | 39.41 |
Revenue Growth | 9.26% | 58.09% | 13.64% | 0.37% | -10.02% | 14.88% | 5.58% | 7.77% | 9.74% | 3.39% |
Related:REG Dividend History·REG Revenue History·REG Price History·REG P/E History·REG Financial Ratios·REG Institutional Holders
REG SEC Filings & Documents
Regency Centers Corporation (REG) SEC filings — annual & quarterly reports (10-K, 10-Q)
REG Frequently Asked Questions
Regency Centers Corporation (REG) stock FAQ — growth, dividends, profitability & financials explained
Growth & Financials
Regency Centers Corporation (REG) reported $1.68B in revenue for fiscal year 2025. This represents a 3486% increase from $46.9M in 1996.
Regency Centers Corporation (REG) grew revenue by 3.4% over the past year. Growth has been modest.
Yes, Regency Centers Corporation (REG) is profitable, generating $629.7M in net income for fiscal year 2025 (33.9% net margin).
Dividend & Returns
Yes, Regency Centers Corporation (REG) pays a dividend with a yield of 3.65%. This makes it attractive for income-focused investors.
Regency Centers Corporation (REG) has a return on equity (ROE) of 7.5%. This is below average, suggesting room for improvement.
Industry Metrics
Regency Centers Corporation (REG) generated Funds From Operations (FFO) of $1.02B in the trailing twelve months. FFO is the primary profitability metric for REITs.
Regency Centers Corporation (REG) offers a 3.65% dividend yield, which is attractive for income investors. REITs are required to distribute at least 90% of taxable income to shareholders.