Regency Centers (REG) Stock Fundamentals, Analysis & Risk Signals

Health score, price, valuation, risk signals, and key metrics at a glance.

Regency Centers

NasdaqGS•Real Estate•REIT - Retail

$73.12-0.14(<0.01%)After hours

Market Cap

$13.38B

P/E

24.1x

P/S

8.3x

P/B

1.9x

Regency Centers Corporation is a pre-eminent national owner, operator, and developer of shopping centers located in suburban trade areas with compelling demographics. 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. Regency Centers Corporation was incorporated in 1963 and is based in Jacksonville, Florida.

How this company scores

GoodMetricSide Score: 61/100

Strongest: Profitability (21/25); weakest: Growth (10/25).

Profitability21/25

Growth10/25

Balance Sheet & Red Flags14/25

Cash & Earnings Quality16/25

Strengths

Strong marginsConsistent free cash flowProfit converts from growthImproving margins

Valuation vs. 5-year range

Today's multiple positioned against its own trailing range — a visual premium/discount check.

P/E · 24.1x5y range 20.1x – 48.1x

Currently near its 20-quarter median.

P/S · 8.3x5y range 7.0x – 11.0x

Currently near its 20-quarter median.

P/B · 1.9x5y range 1.5x – 2.1x

Watch items

Data-driven signals worth keeping an eye on across the last 8 quarters

Some Concerns

Margin Pressure

Watch

Operating margins declined 10.8% — watch for continued compression, which may signal competitive or cost pressure.

Earnings Quality

Watch

FCF/Net Income has dropped below 0.7x in 4 quarters — monitor for earnings quality deterioration.

Price & Volume

Market Cap $13.38B

Metrics at a Glance

as of June 2026

Revenue & Profit

Revenue, EBITDA, operating income, net income, EPS, and shares

TTM Revenue: $1.62B
Q. Revenue: $413.51M
TTM EBITDA: $1.59B
TTM Op. Income: $1.17B
Q. Op. Income: $300.11M
TTM Net Income: $556.16M
Q. Net Income: $115.76M
EPS: $0.61
Shares Out.: $183.11M

$1.62B in TTM revenue declined 12.6% YoY, reaching $413.51M last quarter. TTM EBITDA of $1.59B and TTM operating income of $1.17B show growth is flowing through to the bottom line. TTM net income of $556.16M means revenue is converting into profit. Across the last 8 quarters, TTM revenue has risen for 2 consecutive quarters — an improving trend.

Margins

Gross, EBITDA, operating, and net margin trends

EBITDA Margin: 98.9%
Op. Margin: 72.6%
Net Margin: 28.0%

Op. margin of 72.6% is down 1.2% YoY — costs are rising relative to revenue. Net margin at 28.0% Across the last 8 quarters, operating margin has risen for 2 consecutive quarters — an improving trend.

Price Ratios

P/E, P/S, P/B, EV/EBITDA, FCF yield, and earnings yield

P/E Ratio: 24.1x
P/S Ratio: 8.3x
P/B Ratio: 1.9x

At 24.1x P/E, the stock trades within typical market levels. P/S of 8.3x and P/B of 1.9x provide additional context. Use the growth and margin sections to judge whether the multiple is justified. Over the past year, P/E is down 6% — an improving trend.

Assets & Liabilities

Total assets, cash, debt, book value, and leverage

Total Assets: $13.12B
Cash: $191.61M
Long-Term Debt: $4.87B
Book Value: $6.87B
D/E Ratio: 0.7
Debt/EBITDA: 11.9

With $13.12B in assets and $4.87B in long-term debt, D/E is 0.7and book value is $6.87B — a conservative capital structure with a cushion to weather downturns. Over the past year, debt/equity is down 1% — an improving trend.

Cash Flow

Operating cash flow, free cash flow, FCF margin, and earnings quality

Op. Cash Flow: $281.30M
TTM Free Cash Flow: $340.94M
FCF Margin: 21.1%
FCF / Net Income: 0.6

TTM FCF of $340.94M on $281.30M in operating cash flow. The FCF / Net Income ratio of 0.6x means cash covers only part of net income — earnings quality needs attention. Over the past year, free cash flow is down 10% — an improving trend.