REG · Regency Centers Corp
$76.40
+0.21 (+0.28%)
At close · Aug 19
Market Cap
$13.94B
Shares
183.10M
Price & Indicators
20d MA
50d MA
200d MA
Earnings
Filing
Insider
Congress
Investor day
Close$76.40
Open$76.41
Day$75.87–76.49
52W close$67.16–82.68
Avg vol 30d1.4M
Short int5.4M · 2.9% float · 3.8d
Short vol44%
Last earningsJul 30, 2026
DataJan 2020–Aug 2026
Filing10-Q · Aug 3
Up next
Next earnings call
Oct 29, 2026
Est · unconfirmed
· in 10 wks
FQ3-26 quarter ends
~Sep 30, 2026
Est
filed Aug 3, 2026
AI Brief
TL;DR.
Bullish
Bearish
From the call
AI-generated from the earnings call and 8-K · may contain errors · not investment advice
Ask ALVIS about this →Equibles Rating
blended score · not investment adviceOverall
Buy
SellHoldBuy
Technical
Neutral
Momentum
Weak
Sentiment
Bullish
Fundamentals
Fair
Quant / Vol
Very Low
Market backdrop
VIX 14.9 · calm
Equity put/call 0.52
Technical
price trend
50 / 200-day cross
No cross
Price vs 200-day avg
+1%
above
Price vs 50-day avg
−4%
below
RSI (14)
36
neutral
MACD trend
Negative
52-week position
60%
mid-range
Volume (OBV)
Confirms
volume backs price
Momentum
relative strength
1-month return
−7%
trailing
6-month return
−3%
trailing
YTD return
+11%
this year
Relative strength
−14%
vs S&P · 6-mo
Sentiment
smart money
Trend (MA cross)
No cross
50d $79 › 200d $76 — 50d above 200d
Institutional flow
Accumulating
+3% holders QoQ · +70 funds added
Insider flow
Distributing
Net -$99.4K over 90 days · 100% sells
Short interest
Falling
2.92% of float · ▼ -12.0% MoM · 3.8 days cover
Volume signal
Normal
Volume near normal
Institution breadth
Multi-yr high
605 holders — near 3-yr high, broad support
Squeeze score
44
elevated · 0–100
Fundamentals
Revenue growth
+7%
Y/Y
Buyback
$500.0M
remaining
Balance sheet
$4.7B
net debt
Quant / Vol
risk profile
Volatility
16%
annualized · 1-yr
Max drawdown
−9%
past year
ATR
1.6%
of price · 14-day
Blended from price, momentum, positioning, fundamentals & volatility · daily-close · not investment advice. Market backdrop is context, not part of the score.
Guidance & track record
Latest guidance
· from the 8-K filed Jul 29, 2026
Net Income Attributable to Common Shareholders per diluted share
· Full Year 2026
Initiated
$2.48 – $2.52
Nareit Funds From Operations (“Nareit FFO”) per diluted share
· Full Year 2026
Initiated
$4.84 – $4.88
Core Operating Earnings per diluted share
· Full Year 2026
Initiated
$4.62 – $4.66
Same property NOI growth
· Full Year 2026
Initiated
3.7% – 4.1%
Net Income Attributable to Common Shareholders per diluted share
· Full Year 2026
Initiated
$2.48 – $2.52
Acquisitions cap rate (weighted average)
· Full Year 2026
Initiated
6.3%
Prior guidance
period ended
· from the 8-K filed Oct 28, 2025
Nareit FFO
· full year 2025
$4.62 – $4.64
Core Operating Earnings
· full year 2025
$4.39 – $4.41
Same Property NOI year-over-year growth, excluding termination f
· full year 2025
5.25% – 5.5%
Guidance from company 8-Ks · delivered figures from as-reported statements · no analyst estimates involved.
Technicals
trend & momentum for long-term holders Neutral
50 / 200-day cross
No cross
Neutral
Price vs 200-day avg
+1%
Bullish
Price vs 50-day avg
−4%
Neutral
RSI (14)
36
Neutral
MACD trend
Negative
Bearish
52-week position
60%
Neutral
Volume (OBV)
Confirms
Neutral
Market signals — smart money & positioning
Bullish · 3 of 6
Trend (MA cross)
No cross
50d $79 › 200d $76 — 50d above 200d
Institutional flow
Accumulating
+3% holders QoQ · +70 funds added
Insider flow
Distributing
Net -$99.4K over 90 days · 100% sells
Short interest
Falling
2.92% of float · ▼ -12.0% MoM · 3.8 days cover
Volume signal
Normal
Volume near normal
Institution breadth
Multi-yr high
605 holders — near 3-yr high, broad support
Price context
position in its 52-week range
Range low $67
Now $76 · 60%
Range high $83
vs 200-day avg +1%
vs 50-day avg -4%
Illustrative technical + ownership context — a signal mix, not investment advice.
Key metrics
the company's own KPIs, from written earnings releases and filings| Metric | Latest | Period | YoY |
|---|---|---|---|
| % commenced - Same properties | 94.5% | 6/30/2026 | — |
| % growth non-GAAP | 3.8% | Three Months Ended June 30, 2026 | — |
| % leased - All properties | 96.5% | 6/30/2026 | — |
| % leased - Retail operating properties | 96.8% | 6/30/2026 | — |
| % leased - Same properties | 96.9% | 6/30/2026 | — |
| Acquisitions (total) | $48M | Q2 FY2026 | — |
| Adjusted Funds from Operations non-GAAP | 382.87M | Six Months Ended June 30, 2026 | — |
| Blended cash rent spread | 10.4% | Q2 2026 | — |
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| Blended estimated yield on in-process development | 9% | As of June 30, 2026 | — |
| Blended straight-lined rent spread | 19.5% | Q2 2026 | — |
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| Comparable new and renewal leases | 2.1M | Q2 FY2026 | — |
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| Comparable new and renewal leases (trailing twelve months) | 7.1M | TTM ended June 30, 2026 | — |
| Comparable new and renewal leases square footage | 2.1M | Q2 2026 | — |
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| Core Operating Earnings non-GAAP | 434.25M | Six Months Ended June 30, 2026 | — |
| Core Operating Earnings per diluted share non-GAAP | $1.16 | Q2 2026 | — |
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| Core Operating Earnings per share (diluted) non-GAAP | $2.32 | Six Months Ended June 30, 2026 | — |
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| Development & Redevelopment Expenditures | $68.49M | Three Months Ended June 30, 2026 | — |
| Development and redevelopment project completions (estimated net project costs) | $20M | Q2 FY2026 | — |
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| Development and redevelopment project starts | $68M | Q2 FY2026 | — |
| Development and redevelopment project starts (estimated net project costs) | $68M | Q2 2026 | — |
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| Dividend payout ratio as a % of Nareit FFO | 62.4% | Three Months Ended June 30, 2026 | — |
| Estimated net project costs of in-process development and redevelopment projects | $680M | As of June 30, 2026 | — |
| Expense Recovery Ratio non-GAAP | 87.8% | Six Months Ended June 30, 2026 | — |
| GLA - Properties in development | 995K | 6/30/2026 | — |
| GLA - Retail operating properties | 57.79M | 6/30/2026 | — |
| GLA - Same properties | 56.03M | 6/30/2026 | — |
| Gross Leasable Area (GLA) - All properties | 58.79M | 6/30/2026 | — |
| Nareit EBITDAre non-GAAP | $294.66M | Three Months Ended June 30, 2026 | — |
GAAP → non-GAAP reconciliationGAAP Net Income 119.74M
+61.06M Interest expense
+257K Income tax expense
+117.18M Depreciation and amortization
-3.57M (Gain) Loss on sale of real estate, net of tax
+0K Provision for impairment of real estate
= Nareit EBITDAre 294.66M
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| Nareit FFO non-GAAP | $226.3M | Three Months Ended June 30, 2026 | — |
GAAP → non-GAAP reconciliationGAAP Net Income Attributable to Common Shareholders $112.35M
+$115.16M Depreciation and amortization (excluding FF&E)
-$3.57M Gain on sale of real estate, net of tax
+$0K Provision for impairment of real estate
+$2.36M Exchangeable operating partnership units
= Nareit FFO $226.3M
|
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| Nareit FFO per diluted share non-GAAP | $1.21 | Q2 2026 | — |
| Nareit FFO per share (diluted) non-GAAP | $1.21 | Three Months Ended June 30, 2026 | — |
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| NOI non-GAAP | 300.11M | Three Months Ended | — |
GAAP → non-GAAP reconciliationGAAP Net income attributable to common shareholders 112.35M
-7.19M Less: Management, transaction, and other fees
-12.18M Less: Other
+108.8M Plus: Depreciation and amortization
+27.57M Plus: General and administrative
+2.04M Plus: Other operating expense
+50.59M Plus: Other expense, net
+10.74M Plus: Equity in income of investments in real estate partnerships excluded from NOI
+3.98M Plus: Net income attributable to noncontrolling interests
+3.41M Plus: Preferred stock dividends
= NOI 300.11M
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| NOI growth | 6.8% | Q2 FY2026 | — |
| NOI Margin non-GAAP | 69% | Six Months Ended June 30, 2026 | — |
| Number of properties | 482 | 6/30/2026 | — |
| Number of properties in development | 8 | 6/30/2026 | — |
| Number of retail operating properties | 474 | 6/30/2026 | — |
| Number of same properties | 461 | 6/30/2026 | — |
| Operating EBITDAre non-GAAP | $284.12M | Three Months Ended June 30, 2026 | — |
GAAP → non-GAAP reconciliationGAAP Nareit EBITDAre 294.66M
-5.5M Straight-line rent, net
-5.05M Above/below market rent amortization, net
= Operating EBITDAre 284.12M
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| Rent spreads - Trailing 12 months | 11.8% | 6/30/2026 | — |
| Revolving credit facility available capacity | $1.5B | Q2 2026 | — |
| Same Property anchor percent leased | 98.4% | As of June 30, 2026 | — |
| Same Property base rent growth contribution to Same Property NOI growth | 3.7% | Q2 2026 | — |
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| Same Property NOI non-GAAP | 573.89M | Six Months Ended June 30, 2026 | — |
| Same Property NOI growth | 3.8% | Q2 2026 | — |
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| Same property NOI Growth - YTD non-GAAP | 4.1% | 6/30/2026 | — |
| Same property NOI Growth without Redevelopments - YTD non-GAAP | 2.8% | 6/30/2026 | — |
| Same Property NOI without Redevelopments non-GAAP | 488.77M | Six Months Ended June 30, 2026 | — |
| Same Property NOI without Redevelopments growth | 2.9% | Q2 FY2026 | — |
| Same Property percent commenced | 94.5% | Q2 2026 | — |
| Same Property percent leased | 96.9% | Q2 2026 | — |
| Same Property shop percent leased | 94.4% | As of June 30, 2026 | — |
| Pro-rata net debt and preferred stock to TTM operating EBITDAre non-GAAP | 5.2 | As of March 31, 2026 | — |
| Same Property commenced | 94.1% | As of December 31, 2025 | — |
| Same Property NOI, excluding termination fees | 5.3% | Full Year 2025 | — |
Figures exactly as the company stated them in writing · click a metric with a to chart its history · period links open the stating document · "filing" marks figures stated in the 10-K/10-Q · YoY needs an exactly comparable prior-year period
Versus peers
REIT - Retail — same industry group| Company | Mkt cap | YTD | Rev growth Y/Y | P/E | Short % shares |
|---|---|---|---|---|---|
|
REG
this stock
Regency Centers Corp
|
$13.94B | +10.7% | +6.9% | — | 2.9% |
|
SPG
Simon Property Group Inc.
|
$71.52B | +20.6% | +6.7% | 15.6 | 3.0% |
|
O
Realty Income Corp
|
$59.04B | +11.7% | +9.1% | 45.6 | 4.8% |
|
UNBLF
Unibail-Rodamco SE/ADR
|
$17.27B | +8.7% | — | — | 0.0% |
|
KIM
Kimco Realty Corp
|
$16.31B | +20.0% | +5.1% | — | 4.7% |
Peers by industry group · P/E from as-reported trailing EPS · short % is of shares outstanding
At a glance
key data from every sectionOwnership
Short & Settlement
Smart Money
Financials
Filings
Performance
| 5D | 20D | 120D | MTD | YTD | |
|---|---|---|---|---|---|
| REG | +0.9% | -7.1% | -2.6% | -4.8% | +10.7% |
| SPY | -0.4% | +2.9% | +11.6% | +3.0% | +12.8% |
| vs SPY | +1.3% | -10.0% | -14.2% | -7.8% | -2.1% |
Capital returns
Latest dividend
$0.755
/ share · ex Jun 12, 2026
Declared · upcoming
$0.755
/ share · ex Sep 11, 2026
Paid (TTM)
$2.97
/ share · 4 payouts
Dividend yield (TTM, derived)
3.89%
Buyback program
· as of Jun 30, 2026
Authorized
$500.00M
Spent (derived)
$0
Remaining
$500.00M
Spent
Remaining
Dividends per share over the trailing 365 days by ex-date · buyback figures as last reported in SEC filings ("spent" derived as authorized − remaining; when several programs run concurrently, authorized is their combined total per the newest filing) · components shown separately — trailing-year buyback spend isn't tracked, so no combined shareholder yield is derived.
Key facts
CIK
910606
CUSIP
758849103
13F (30d)
568 filings
536 filers
Visit website
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