Latest revenue
$412.5M
as of 2026-03-31
Latest net income
$128.5M
as of 2026-03-31
Net margin
31.2%
as of 2026-03-31
Price · 5Y
Live market
delayed ≤15 min- Market cap
- $14.44B
- Enterprise value
- $19.32B
- P/E (trailing)
- 27.4×
- Forward P/E
- —
- P/B
- 2.12×
- Dividend yield
- 3.7%
- 52-wk high
- $81.66
- 52-wk low
- $66.86
- Beta
- —
- Shares out
- 183.1M
5-year trend
What this company does
Regency Centers owns and operates roughly $14 billion of grocery-anchored shopping centers, leasing space to retailers in suburban trade areas across the US. The company generates nearly all revenue from rental lease income, supplemented by smaller property management and transaction fees from joint ventures. Lease income grew 6% year-over-year to $1.12 billion for the nine months, while the company expanded its real estate base and increased debt to $4.9 billion to fund acquisitions and development.
Generated from REG's filing dated 2026-02-13
Key risks
- Leverage rising: notes payable grew to $4.89B from $4.34B YE2024, driving interest expense up 12% YoY to $149.6M for nine months.
- Impairments emerging: $4.6M real estate impairment recorded YTD 2025 vs. zero in 2024, alongside $53.6M of properties newly classified held-for-sale.
- Gains on sale collapsed to $6.0M YTD vs. $33.8M prior year, removing a meaningful earnings tailwind as transaction activity slows.
Generated from REG's filing dated 2026-02-13
Profitability
Net margin
34.0%
23.3%Return on equity
7.6%
28.3%Return on assets
4.1%
25.6%Leverage
Debt / equity
0.88×
4.7%Long-term debt / equity
0.67×
3.5%Debt / assets
46.9%
2.5%Earnings tracker
| Quarter | Revenue | YoY | Net income | YoY | Net margin |
|---|---|---|---|---|---|
Q1 2026 2026-03-31 | $412.5M | +8.3% | $128.5M | +17.3% | 31.2% |
Q4 2025 2025-12-31 | $404.2M | +8.5% | $202.5M | +134.1% | 50.1% |
Q3 2025 2025-09-30 | $387.6M | +7.6% | $109.4M | +7.8% | 28.2% |
Q2 2025 2025-06-30 | $380.8M | +6.6% | $106.0M | +3.3% | 27.8% |
Q1 2025 2025-03-31 | $380.9M | +4.7% | $109.6M | -0.2% | 28.8% |
Q4 2024 2024-12-31 | $372.5M | — | $86.5M | — | 23.2% |
Q3 2024 2024-09-30 | $360.3M | +9.0% | $101.5M | +11.8% | 28.2% |
Q2 2024 2024-06-30 | $357.3M | +13.7% | $102.7M | +18.3% | 28.7% |
Year-over-year change vs the same fiscal quarter one year prior. Revenue + net income sourced from SEC 10-Q / 10-K filings — no analyst-consensus dependency.
Industry trend
Real Estate Investment Trusts · SIC 6798
Your notes
Keep private notes on REG — thesis, target price, catalysts to watch.
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Insider activity
Insider buying
$0
Insider selling
$40.8M
Net activity
−$40.8M
Distinct insiders
5
Open-market trades over the last 365 days.
Recent transactions
| Date | Insider | Type | Shares | Price | Value | |
|---|---|---|---|---|---|---|
| 2026-05-05 | Nicholas Andrew Wibbenmeyer W. Regional Pres. & CIO | Sale | 7,927 | $79.06 | $626.7K |
Source: SEC Form 4 filings. Officers, directors, and 10%+ owners must disclose share transactions within two business days. RSU grants and tax-withholding rows are excluded by default — compensation activity is not a trading signal.
Who owns REG
Institutional value
$8.28B
Total shares held
110.6M
Distinct holders
392
As of
2026-03-31
Filers with $100M+ AUM disclose holdings 45 days after quarter end.
Top institutional holders
| # | Manager | Shares | Value | QoQ change | Action |
|---|---|---|---|---|---|
| 1 | BlackRock, Inc. | 20.7M | $1.57B | — | New |
| 2 | VANGUARD PORTFOLIO MANAGEMENT LLC | 15.0M | $1.13B | — | New |
| 3 | VANGUARD CAPITAL MANAGEMENT LLC | 11.3M | $854.3M | — | New |
| 4 | JPMORGAN CHASE & CO | 10.3M | $770.1M | — | New |
| 5 | PRINCIPAL FINANCIAL GROUP INC | 10.0M | $757.0M | — | New |
| 6 | Invesco Ltd. | 4.1M | $310.0M | — | New |
| 7 | Boston Partners | 3.8M | $283.8M | — | New |
| 8 | DIMENSIONAL FUND ADVISORS LP | 2.7M | $201.8M | — | New |
| 9 | APG Asset Management US Inc. | 2.6M | $198.2M | — | New |
| 10 | DEUTSCHE BANK AG\ | 2.6M | $194.1M | — | New |
| 11 | UBS Group AG | 1.6M | $117.3M | — | New |
| 12 | Legal & General Group Plc | 1.4M | $106.5M | — | New |
| 13 | HSBC HOLDINGS PLC | 1.4M | $104.3M | — | New |
| 14 | Bank of New York Mellon Corp | 1.3M | $100.1M | — | New |
| 15 | PRUDENTIAL FINANCIAL INC | 1.3M | $99.4M | — | New |
| 16 | Nuveen, LLC | 969.5K | $73.4M | — | New |
| 17 | VANGUARD FIDUCIARY TRUST CO | 942.7K | $71.3M | — | New |
| 18 | PFA Pension, Forsikringsaktieselskab | 810.0K | $61.3M | — | New |
| 19 | Russell Investments Group, Ltd. | 663.0K | $50.2M | — | New |
| 20 | CI INVESTMENTS INC. | 557.2K | $42.2M | — | New |
Source: SEC Form 13F-HR. Positions aggregated across sub-managers within each firm. Options (puts/calls) excluded — common stock only.
Top questions investors are asking
- 1
Notes payable jumped $542M to $4.89B while interest expense rose 12% YoY—what's the blended rate on 2025 refinancings and 2026 maturity exposure?
- 2
Property operating expense grew 6.3% versus lease income growth of 6.5%—where is expense recovery leakage occurring and when does the spread normalize?
- 3
You took a $4.6M impairment and have $53.6M held for sale after zero last year—which centers are being culled and why now?
Refreshed when REG files a new report · last from 2026-02-13