Regency Centers Corporation (REG) fair value analysis
S&P 500 · Updated 2026-10-19
REG price how computed
Valuation status
No P/E-based verdictREG: P/E-based fair value does not apply to REITs; their earnings are reported net of depreciation.
The price, fundamentals and dividend data below are unaffected.
- Last price
- $72.05
- Sector
- Real Estate
- 12-month range
- $67.16–$82.68
- Market cap
- $13.2B
- From 52-week high
- -12.9%
- Shares outstanding
- 183M
- Rank in Real Estate by quality score
- #15 of 45
Last price is our 2026-10-19 weekly price; the chart runs through 2026-10-16.
Regency Centers Corporation is a real estate investment trust that owns and operates shopping centers across the United States. The company focuses on acquiring, developing, and managing retail properties in major metropolitan markets.
REG currently ranks #15 of 45 Real Estate stocks by quality score.
Fundamentals (4 quarters) how computed
- Market cap
- $13.2B
- P/E (trailing)
- 20x
- Revenue (TTM)
- $1.72B
- Net margin
- 38.2%
- EPS (TTM)
- $3.56
- Gross margin
- 18.5%
- Debt / equity
- 0.80
- Revenue growth (3-yr avg)
- 7.0%
- Shares outstanding
- 183M
Derived indicators how computed
- Quality grade
- C
- Margin trend
- Contracting
- 52-week position
- The lower-middle quarter of its range
Technicals how computed
- RSI (14-day)
- 56 · neutral
- 50-day average
- $74.25
- 200-day average
- $76.46
- Moving-average state
- 50-day below 200-day (death cross state); price below both averages
Dividends how computed
- Paid, last 12 months
- $3.02 per share (4 payments)
- Yield on last price
- 4.19%
- Consecutive years of increases
- 12
- Last ex-dividend date
- 2026-09-11
- Last payment date
- 2026-10-02
Earnings how computed
- Next earnings report
- 2026-11-05 (post-market)
- Last 8 quarters vs consensus
- 7 beat, 1 missed
- Quarter by quarter
- 2026-06 ▲ beat (+0.8%)
2026-03 ▲ beat (+9.7%)
2025-12 ▲ beat (+87.9%)
2025-09 ▲ beat (+5.5%)
2025-06 ▲ beat (+3.7%)
2025-03 ▲ beat (+3.6%)
2024-12 ▼ miss (-2.1%)
2024-09 ▲ beat (+14.9%)
Analyst consensus how computed
This is not TickrTrends' verdict.
- Analyst ratings
- 12 buy · 8 hold · 0 sell (20 analysts)
- Consensus lean
- Buy-leaning
- Consensus price target
- $84.8
- Target vs last price
- +17.7%
What our data shows for REG
- Shares are trading in the lower third of their 12-month price range of $67.16–$82.68.
- The 14-day relative strength index sits at a neutral 56.
What subscribers see
- Every published Forward Fair Value with its exact discount or premium
- The normalized P/E and quarter count behind each estimate
- Screeners and rankings across the full S&P 500 and Nasdaq universes
- REG's own verdict the week it qualifies, published automatically
Forward Fair Value applies a conservatively normalized historical price-to-earnings multiple to the consensus earnings estimate for the next full fiscal year; how TickrTrends computes it.
Recent REG news
TickrTrends' derived news-sentiment signal for REG is currently leaning positive, computed from recent coverage.
- REG Maintained by Morgan Stanley -- Price Target Lowered to $87.00 (gurufocus.com, 2026-10-05)
TickrTrends take: Morgan Stanley's decision to maintain its stance on REG while lowering the price target to $87 suggests the analyst sees limited upside from current levels, which aligns with TickrTrends' assessment that the stock is fairly valued. For investors focused on valuation metrics, this analyst action indicates the real estate sector company may lack the growth catalysts or margin expansion needed to justify a premium to its current trading levels. Monitoring whether other analysts follow with similar target reductions would be a key indicator of whether the market consensus is shifting toward a more cautious view of REG's near-term prospects. - REG Maintains Buy Rating by Truist Securities -- Price Target at $84 (gurufocus.com, 2026-10-02)
TickrTrends take: Truist Securities' maintained buy rating and price target of 84 dollars for REG aligns with TickrTrends' assessment that the stock is fairly valued, suggesting analyst confidence in the company's current positioning within the Real Estate sector. A valuation-focused reader should monitor whether REG's fundamental performance can justify sustained analyst support at this price level, particularly given that the fairly valued designation indicates limited upside margin for error. The consistency between the buy recommendation and current fair value assessment suggests the market may have already incorporated the analyst's positive outlook into the stock's price. - Regency Centers Invites You to Join Its Third Quarter 2026 Earnings Conference Call (markets.businessinsider.com, 2026-09-30)
TickrTrends take: Regency Centers will be hosting its third quarter 2026 earnings call, providing investors with updated financial performance and management commentary on the real estate sector environment. Given that TickrTrends currently assesses REG as fairly valued, the earnings presentation will be an important opportunity for investors to evaluate whether recent operational results and forward guidance support this valuation positioning. Participants should monitor management's commentary on portfolio performance, occupancy trends, and capital allocation decisions to determine if any material changes warrant a reassessment of the fair value judgment.
What people are saying
Follow the REG conversation: Stocktwits · Reddit · X
TickrTrends weekly updates
- 2026-10-19 — No material change this week: the verdict, bands and grades all held steady.
- 2026-10-12 — No material change this week: the verdict, bands and grades all held steady.
- 2026-10-11 — No material change this week: the verdict, bands and grades all held steady.
- 2026-10-10 — No material change this week: the verdict, bands and grades all held steady.
- 2026-10-06 — TickrTrends' derived indicators for REG showed a change in valuation assessment this week. The valuation verdict shifted from Fairly valued to no P/E-based verdict (REIT), reflecting a reclassification or adjustment in how the Real Estate sector is being evaluated.
- 2026-09-28 — No material change this week: the verdict, bands and grades all held steady.
- 2026-09-21 — No material change this week: the verdict, bands and grades all held steady.
- 2026-09-17 — No material change this week: the verdict, bands and grades all held steady.
Frequently asked questions
Is REG stock undervalued?
TickrTrends publishes no fair-value verdict for REG. P/E-based fair value does not apply to REITs; their earnings are reported net of depreciation.
What is REG's TickrTrends verdict?
REG is a REIT, so it is marked 'No P/E-based verdict'. Its price, fundamentals and dividend data are still shown and refreshed with every run.
How does REG compare to other Real Estate stocks?
REG ranks #15 of 45 Real Estate stocks in TickrTrends' coverage by quality score. It carries no fair-value verdict yet, so it is not ranked by discount.
Is REG overbought or oversold?
REG's 14-day RSI is in neutral territory - neither overbought nor oversold.
Does REG pay a dividend?
Yes. REG paid $3.02 per share over the last twelve months (4 payments), a 4.19% yield on TickrTrends' last price, and has raised the annual total for 12 consecutive years. The last ex-dividend date was 2026-09-11.
When does REG report earnings next?
REG's next earnings report is scheduled for 2026-11-05 (post-market), per the published earnings calendar.
Does REG usually beat earnings estimates?
Over its last 8 reported quarters REG beat the consensus estimate 7 times and missed 1 times, by TickrTrends' comparison of reported and estimated EPS.
What do analysts say about REG?
Of 20 analysts covering REG, 12 rate it a buy, 8 a hold and 0 a sell - buy-leaning, with a consensus price target of $84.8 (+17.7% versus TickrTrends' last price). This is the analyst consensus, not TickrTrends' Forward Fair Value verdict.