REG
Real EstateRegency Centers Corporation · REIT - Retail · $14B
What is Regency Centers Corporation?
Regency Centers Corporation is a leading national owner, operator, and developer of grocery-anchored shopping centers. The company focuses on affluent, densely populated trade areas and operates as a self-managed REIT included in the S&P 500 Index.
Regency Centers acquires, develops, and manages open-air shopping centers anchored by high-performing grocery tenants. Revenue flows primarily from long-term leases with grocers, restaurants, service providers, and national retailers. The company operates as a fully integrated real estate investment trust, meaning it handles property management, leasing, and development internally rather than outsourcing those functions — a structure that gives it direct control over portfolio quality and tenant relationships.
Regency Centers was founded in 1993 and is headquartered in Jacksonville, Florida.
- Grocery-anchored open-air shopping centers
- Retail leasing to national and regional tenants
- In-house property development and redevelopment
- Community-focused neighborhood retail destinations
- Self-managed REIT operations across major US markets
Is REG a Good Stock to Buy?
UQS Score rates REG as Good overall, reflecting a balanced profile across its five evaluation pillars.
The Quality pillar comes in at a Good rating, consistent with Regency's reputation for disciplined portfolio management and a high-quality tenant base anchored by necessity-driven grocers. The Risk pillar registers Neutral, suggesting the company's balance sheet and operational structure carry manageable exposure relative to sector peers.
Growth is the weakest pillar in REG's profile, reflecting the slower expansion pace typical of mature, large-cap REITs. Moat and Valuation both land at Neutral, indicating neither a wide competitive gap nor a particularly compelling entry point relative to fundamentals.
Pro members can view the complete pillar breakdown and underlying financial metrics to form a more complete picture of REG's investment case. Sign up free →
Past performance does not guarantee future results. UQS Score is based on fundamental data and is not a buy/sell recommendation.
Does REG pay dividends?
Yes — Regency Centers Corporation pays a dividend.
Regency Centers pays a regular dividend, consistent with its REIT structure — federal tax rules require REITs to distribute the majority of taxable income to shareholders. The dividend is a core part of the total return proposition for REG investors. Grocery-anchored tenants provide relatively stable lease income, which supports the company's ability to sustain regular distributions through varying economic conditions.
When does REG report earnings?
Regency Centers reports earnings on a quarterly cadence, typical for US-listed REITs and S&P 500 members.
As a grocery-anchored REIT, Regency's quarterly results tend to reflect leasing activity, occupancy trends, and same-property net operating income — metrics that move gradually rather than sharply. The company's focus on necessity-based retail has historically provided a degree of resilience compared to discretionary-focused mall operators.
For the most recent quarter's results and guidance, visit Regency Centers' investor relations page directly.
REG Price History
+51.3% over 5Y
Monthly close, adjusted for stock splits and dividend reinvestment.
What if I invested in Regency Centers Corporation?
Based on Regency Centers Corporation's historical closing prices, adjusted for stock splits and dividend reinvestment. Past performance does not guarantee future results. This is for informational purposes only and is not financial advice.
REG Long-term Outlook
Regency's Growth pillar rating of Weak signals that near-term expansion is unlikely to be a primary return driver. The company's mature portfolio and large-cap scale limit the pace of net new development relative to smaller peers. That said, the Neutral Risk rating suggests the business is not under meaningful financial stress, and the Quality pillar's Good rating points to a stable, well-managed base from which modest organic growth — through rent escalations and selective redevelopment — remains plausible.
Growth drivers
- Rent escalations embedded in long-term grocery-anchor leases
- Selective redevelopment of existing centers in high-demand trade areas
- Continued demand for necessity-based retail in affluent suburban markets
Key risks
- Slow growth trajectory limits upside relative to higher-growth REIT peers
- Neutral Valuation suggests limited margin of safety if leasing conditions soften
- Rising interest rates can pressure REIT valuations and refinancing costs
REG vs Peers
Regency Centers competes with other open-air and net-lease retail REITs for tenants, acquisitions, and investor capital.
Kimco operates a large portfolio of open-air centers with a broader geographic footprint and has pursued mixed-use development more aggressively than Regency.
Federal Realty concentrates on a smaller number of high-barrier coastal markets and has a long track record of consecutive dividend increases, distinguishing its income profile.
Agree Realty focuses on net-lease single-tenant retail properties, offering a different risk and lease-structure profile compared to Regency's multi-tenant shopping centers.
Frequently Asked Questions
What does Regency Centers do?
Regency Centers owns, operates, and develops open-air shopping centers across the United States. Its properties are anchored by grocery tenants and located in affluent, densely populated neighborhoods. The company manages its portfolio internally as a self-administered REIT and is a member of the S&P 500 Index.
Does REG pay dividends?
Yes, Regency Centers pays a regular dividend. As a REIT, the company is required to distribute the majority of its taxable income to shareholders, making dividends a central feature of its investment profile. The grocery-anchored tenant base supports relatively stable lease income to fund those distributions.
When does REG report earnings?
Regency Centers follows a standard quarterly earnings cadence. Specific release dates are not covered by our data source — check the company's investor relations page for the current schedule and most recent results.
Is REG a good stock to buy?
UQS Score rates REG as Good overall. The Quality pillar is a relative strength, while Growth is the weakest area. Whether REG fits a particular portfolio depends on an investor's income needs, risk tolerance, and view on the retail real estate sector. The full pillar breakdown is available to Pro members.
Is REG overvalued?
REG's Valuation pillar is rated Neutral, suggesting the stock is neither clearly cheap nor obviously expensive relative to its fundamentals. REIT valuations are sensitive to interest rate movements, so the picture can shift. Pro members can access the underlying valuation metrics for a more detailed view.
How does REG compare to its competitors?
Regency Centers differentiates itself through its focus on grocery-anchored centers in high-income trade areas and its fully integrated management structure. Peers like Kimco and Federal Realty pursue similar open-air strategies but with different geographic concentrations and development approaches. Agree Realty operates a net-lease model that differs structurally from Regency's multi-tenant format.
What is REG's market cap bracket?
Regency Centers is a large-cap company, placing it among the more substantial publicly traded REITs in the United States. Its S&P 500 membership reflects this scale and the liquidity of its shares.
Who founded Regency Centers?
Regency Centers was founded in 1993. Founding details are widely available through the company's official history and public filings on its investor relations page.
Is REG a long-term quality investment?
From a quality-indicator perspective, REG's Good overall UQS Score and Good Quality pillar suggest a well-managed business with a durable tenant base. The Weak Growth pillar is a consideration for investors seeking capital appreciation over time. Long-term suitability depends on individual goals — the full analysis is available to Pro members.
What is the main competitive advantage of Regency Centers?
Regency's edge lies in its focus on grocery-anchored centers in affluent, high-density locations — areas where necessity-driven foot traffic tends to be resilient. Its self-managed, fully integrated structure also allows tighter control over leasing, development, and property operations than externally managed peers.
What sector does REG belong to?
Regency Centers operates in the Real Estate sector, specifically within the retail REIT sub-segment. It focuses on open-air shopping centers rather than enclosed malls, a distinction that has become increasingly relevant as consumer shopping habits have evolved.
Is REG a growth stock or value stock?
Based on its UQS pillar profile, REG leans toward the value and income side of the spectrum. The Growth pillar is rated Weak, while Valuation is Neutral — suggesting the stock is not priced for high growth but also not deeply discounted. It is more characteristic of an income-oriented holding than a high-growth position.
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Pro Analysis
REG — Score History
| Date | UQS | Quality | Moat | Growth | Risk | Value | Change |
|---|---|---|---|---|---|---|---|
| May 22, 2026 | 55.1 | 74.7 | 52.0 | 33.2 | 67.0 | 45.1 | +0.7 |
| May 7, 2026 | 54.4 | 77.2 | 52.0 | 33.3 | 59.7 | 43.2 | 0.0 |
| May 3, 2026 | 54.4 | 77.2 | 52.0 | 33.3 | 59.7 | 43.4 | +0.1 |
| May 1, 2026 | 54.3 | 77.2 | 52.0 | 33.2 | 59.7 | 42.6 | +0.1 |
| Apr 26, 2026 | 54.2 | 77.2 | 52.0 | 33.1 | 59.7 | 42.7 | +0.1 |
| Apr 22, 2026 | 54.1 | 77.2 | 52.0 | 32.5 | 59.7 | 42.7 | -0.1 |
| Apr 19, 2026 | 54.2 | 77.2 | 52.0 | 33.0 | 59.7 | 42.7 | -0.2 |
| Apr 18, 2026 | 54.4 | 77.2 | 52.0 | 33.0 | 59.7 | 43.6 | +0.7 |
| Apr 15, 2026 | 53.7 | 77.2 | 52.0 | 33.0 | 59.7 | 39.1 | -0.2 |
| Apr 14, 2026 | 53.9 | 77.2 | 52.0 | 33.6 | 59.7 | 39.4 | +0.1 |
REG — Pillar Breakdown
Quality
— 74.6/100 (25%)Regency Centers Corporation shows solid profitability with healthy returns on capital and reasonable margins.
Profitability relative to shareholders' equity.
Ability to convert revenue into operating profit.
Bottom-line profit as a share of revenue.
Free cash flow relative to market value.
Growth
— 33.5/100 (20%)Regency Centers Corporation faces growth headwinds with declining or stagnant revenue trends.
Revenue trajectory over the last twelve months.
Compound annual revenue growth rate over 3 years.
Year-over-year earnings per share growth.
Analyst consensus for future revenue growth.
Analyst consensus for future earnings growth.
Risk
— 67.0/100 (15%)Regency Centers Corporation maintains a reasonable risk profile with manageable debt levels.
Total debt relative to shareholder equity.
Short-term liquidity — ability to pay near-term obligations.
Earnings capacity relative to interest payments.
Valuation
— 44.9/100 (15%)Regency Centers Corporation has a mixed valuation — some metrics suggest fair value while others appear stretched.
Inverse of forward P/E — higher yield means cheaper stock.
How many years of FCF the market cap represents.
Enterprise value multiple relative to sector median.
Moat
— 52/100 (25%)Regency Centers Corporation possesses some competitive advantages but faces meaningful competition. The Moat pillar evaluates competitive advantages across five dimensions: Switching Costs, Network Effects, Cost Advantage, Intangible Assets, and Scale & Ecosystem. Sign in to customize moat ratings for REG.
Score Composition
Financial Data
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How is the REG UQS Score Calculated?
The UQS (Unified Quality Score) for Regency Centers Corporation is calculated using a proprietary 6-pillar framework with 29 financial metrics. Each pillar evaluates a different dimension on a 0–100 scale, then combines into a single weighted score. Scoring thresholds are calibrated per sector. Momentum is an optional Pro toggle — without it, you get the 5-pillar / 25-metric core shown below.
Quality (25%) measures profitability and capital efficiency — ROIC, ROE, margins, GP/Assets, and FCF Yield.
Moat (25%) assesses Regency Centers Corporation's competitive advantages across switching costs, network effects, cost advantages, intangible assets, and ecosystem scale.
Growth (20%) tracks revenue trajectory and earnings momentum, combining historical results with analyst forward estimates.
Risk (15%) is inversely scored — lower leverage and strong balance sheet health result in higher scores.
Valuation (15%) measures whether Regency Centers Corporation is fairly priced using earnings yield, price-to-FCF, PEG ratio, and EV/EBITDA relative to sector peers.
Six investor-inspired presets are available, each with different pillar weights: Balanced, Buffett, Munger, Lynch, Cathie Wood, and Graham. The public score shown here uses the Balanced preset. Learn more in our FAQ.