---
title: Regency Centers (REG) — intrinsic value and fair price
canonical: https://sweetvaluelab.com/stocks/reg
ticker: REG
as_of: 2026-10-17
sector: Real Estate
industry: REIT - Retail
---
# Regency Centers (REG)

Regency Centers (REG) closed at $73.24 on Oct 16, 2026, undervalued by 4% vs its model value of $76.66 (from its own five-year median price to Cash FFO).

## Key figures

| Figure | Value |
| --- | ---: |
| Last close | $73.24 (Oct 16, 2026) |
| Model value (from its own five-year median price to Cash FFO) | $76.66 |
| Price vs model | undervalued by 4% vs model |
| Range of that model | $72.52 – $80.62 |
| Market value | $13.4B |
| P/E (fiscal 2025) | — |
| Net margin (fiscal 2025) | 33.9% |
| Free cash flow (fiscal 2025) | — |
| Dividend yield (trailing twelve months) | 4.12% |
| Beta | 0.82 |
| Cost of capital (WACC) | 7.51% |
| Business classification | Dividend Payer (Low/slowing growth (~8% recent), High profitability (34% net margin), Strong dividend yield, Highly cyclical earnings) |

## Dividends

| Figure | Value |
| --- | ---: |
| Trailing dividend yield | 4.12% |
| Dividends per share, last 12 months | $3.02 |
| Dividends / FFO (fiscal 2025) | 54.9% |
| Raised | 12 years in a row |
| Growth over 5 years | 4.9% a year |
| Latest payment | $0.755, ex-date Sep 11, 2026, paid Oct 2, 2026 |

| Year of payments | Dividends per share |
| --- | ---: |
| To Sep 14, 2021 | $2.38 |
| To Sep 14, 2022 | $2.50 |
| To Sep 13, 2023 | $2.60 |
| To Sep 12, 2024 | $2.68 |
| To Sep 11, 2025 | $2.82 |
| Trailing twelve months (to Sep 11, 2026) | $3.02 |

## Valuation models

Each model's value per share and the role the engine gave it for this business. The headline above is one model's value; every other model is listed with its own, and each has a page of its own under the valuation. Computed Oct 17, 2026.

| Model | Role | Value per share | Low | High |
| --- | --- | ---: | ---: | ---: |
| P/Cash FFO · own history | primary | $76.66 | $72.52 | $80.62 |
| P/E · peers | cross check | $63.88 | $63.20 | $72.01 |
| P/E · own history | cross check | $84.00 | $70.63 | $89.70 |
| PEG | sanity check | $0.00 | $0.00 | $0.00 |
| EV/EBITDA · peers | cross check | $108.86 | $102.03 | $123.48 |
| EV/Revenue · peers | cross check | $54.99 | $47.61 | $68.24 |
| Dividend discount | cross check | $47.25 | $32.88 | $76.06 |

## Insider activity (SEC Form 4)

No open-market insider buys or sales filed in the past 90 days.

| Date | Insider | Relationship | Transaction | Shares | Value |
| --- | --- | --- | --- | ---: | ---: |
| Aug 7, 2026 | LINNEMAN PETER | Director | Grant / award | 318 | — |
| Aug 7, 2026 | Klein Karin | Director | Grant / award | 382 | — |
| Aug 7, 2026 | Parrell Mark J. | Director | Grant / award | 334 | — |
| Aug 7, 2026 | BLANKENSHIP C RONALD | Director | Grant / award | 167 | — |
| Jun 12, 2026 | Devereaux Terah L | Principal Accounting Officer | Open-market sell | 1,240 | $99,367.4 |

## Recent SEC filings

| Filed | Form | What | Filing |
| --- | --- | --- | --- |
| Sep 11, 2026 | 8-K | 7.01 Regulation FD Disclosure; 9.01 Financial Statements and Exhibits | https://www.sec.gov/Archives/edgar/data/910606/000119312526388861/reg-20260911.htm |
| Aug 11, 2026 | 8-K | 7.01 Regulation FD Disclosure; 9.01 Financial Statements and Exhibits | https://www.sec.gov/Archives/edgar/data/910606/000119312526343812/reg-20260811.htm |
| Aug 6, 2026 | 8-K | 7.01 Regulation FD Disclosure; 9.01 Financial Statements and Exhibits | https://www.sec.gov/Archives/edgar/data/910606/000119312526337033/reg-20260805.htm |
| Aug 3, 2026 | 10-Q | Quarterly report | https://www.sec.gov/Archives/edgar/data/910606/000119312526330021/reg-20260630.htm |
| Jul 29, 2026 | 8-K | 2.02 Results of Operations (Earnings); 7.01 Regulation FD Disclosure; 9.01 Financial Statements and Exhibits | https://www.sec.gov/Archives/edgar/data/910606/000119312526323784/reg-20260729.htm |

## Superinvestors holding it (latest 13F)

| Manager | Quarter | Shares | Value |
| --- | --- | ---: | ---: |
| Christopher Davis | 2026-06-30 | 116,340 | $9.3M |

1 tracked managers in all.

## About

Regency Centers is recognized as a leading national entity specializing in the ownership, management, and development of retail complexes. These properties are strategically located in prosperous and densely populated market regions. The company's portfolio showcases a collection of thriving sites, expertly curated with high-performing supermarkets, popular eateries, essential service businesses, and premier retailers, all deeply integrated with their local neighborhoods, communities, and clientele. Operating as a comprehensive real estate firm, Regency Centers is a qualified Real Estate Investment Trust (REIT), characterized by its self-administered and self-managed structure, and is a respected constituent of the S&P 500 Index.

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Source: https://sweetvaluelab.com/stocks/reg (SweetValueLab, free, no account). Prices and statements from Financial Modeling Prep; filings from SEC EDGAR. Research and educational data, not investment advice; nothing here is a recommendation to buy, sell or hold any security.