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REG 
Regency Centers Corporation (REG)
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Upturn Advisory Summary
01/07/2026: REG (2-star) is currently NOT-A-BUY. Pass it for now.
Upturn Star Rating
Below Average Performance
These Stocks/ETFs, based on Upturn Advisory, often underperform the market, warranting careful consideration before investing.
Number of Analysts
20 Analysts rated it
Well-followed company, solid analyst reports, reliable data for confident investing.
1 Year Target Price $79.5
1 Year Target Price $79.5
| 10 | Strong Buy |
| 5 | Buy |
| 5 | Hold |
| 0 | Sell |
| 0 | Strong Sell |
Analysis of Past Performance
Type Stock | Historic Profit 3.06% | Avg. Invested days 48 | Today’s Advisory PASS |
Upturn Star Rating | Upturn Advisory Performance  3.0 | Stock Returns Performance  1.0 |
| Profits based on simulation | Last Close 01/07/2026 |
Key Highlights
Company Size Large-Cap Stock | Market Capitalization 12.88B USD | Price to earnings Ratio 31.96 | 1Y Target Price 79.5 |
Price to earnings Ratio 31.96 | 1Y Target Price 79.5 | ||
Volume (30-day avg) 20 | Beta 0.95 | 52 Weeks Range 61.52 - 75.09 | Updated Date 01/7/2026 |
52 Weeks Range 61.52 - 75.09 | Updated Date 01/7/2026 | ||
Dividends yield (FY) 4.05% | Basic EPS (TTM) 2.19 |
Analyzing Revenue: Products, Geography and Growth
Revenue by Products
Product revenue - Year on Year
Earnings Date
Report Date - | When - | Estimate - | Actual - |
Profitability
Profit Margin 26.09% | Operating Margin (TTM) 39.36% |
Management Effectiveness
Return on Assets (TTM) 3.06% | Return on Equity (TTM) 6.02% |
Valuation
Trailing PE 31.96 | Forward PE 28.74 | Enterprise Value 18279144088 | Price to Sales(TTM) 8.17 |
Enterprise Value 18279144088 | Price to Sales(TTM) 8.17 | ||
Enterprise Value to Revenue 12.01 | Enterprise Value to EBITDA 17.96 | Shares Outstanding 182900978 | Shares Floating 163726417 |
Shares Outstanding 182900978 | Shares Floating 163726417 | ||
Percent Insiders 0.7 | Percent Institutions 101.45 |
Upturn AI SWOT
Regency Centers Corporation
Company Overview
History and Background
Regency Centers Corporation (REG) was founded in 1963 by Bert L. Bigelow. It is a leading owner, operator, and developer of open-air shopping centers in the United States. The company has grown significantly over the decades, focusing on high-quality, grocery-anchored properties in affluent and infill suburban markets. A key milestone was its transition to a Real Estate Investment Trust (REIT) in 1993, which has allowed for tax-efficient operations and greater access to capital.
Core Business Areas
- Shopping Center Ownership and Operation: Regency's primary business involves owning, operating, and redeveloping a portfolio of high-quality, open-air shopping centers, predominantly anchored by leading grocery stores. These centers serve as essential community hubs, offering a mix of retail, dining, and service tenants.
- Property Development and Redevelopment: The company actively engages in the development of new shopping centers and the redevelopment of existing properties to enhance their value and tenant mix. This includes strategic repositioning and expansion projects.
Leadership and Structure
Regency Centers Corporation is led by a seasoned executive team, including its CEO, President, and Chief Financial Officer, supported by a Board of Directors. The company operates with a decentralized structure in terms of property management and leasing, with regional teams responsible for specific portfolios of assets.
Top Products and Market Share
Key Offerings
- Description: Regency's core offering is the provision of well-located, attractive, and functional retail space within its curated portfolio of open-air shopping centers. These centers are designed to attract and retain a strong tenant mix, with a focus on essential services and daily needs, anchored by leading grocery retailers.
- Product Name 1: Regency's portfolio of grocery-anchored shopping centers. These centers provide essential goods and services to their surrounding communities. The 'product' is the leasing of retail space within these well-located centers. Market share data for individual shopping centers is not publicly disclosed in a consolidated manner, but Regency is a significant player in the grocery-anchored retail real estate market. Key competitors include other retail REITs and private real estate investment firms.
Market Dynamics
Industry Overview
The open-air shopping center industry, particularly the grocery-anchored segment, is characterized by its resilience due to the essential nature of its tenants. While e-commerce poses a challenge to traditional retail, well-located, convenience-oriented centers that offer a blend of necessity and experience have demonstrated strong performance. The industry is influenced by consumer spending, population growth, demographic trends, and local economic conditions.
Positioning
Regency Centers Corporation is a market leader in the ownership and operation of high-quality, grocery-anchored open-air shopping centers. Its competitive advantages stem from its strong relationships with top-tier grocery retailers, its focus on affluent and infill suburban markets with high barriers to entry, and its expertise in property development and redevelopment. The company's strategic focus on necessity-based retail makes its portfolio relatively defensive.
Total Addressable Market (TAM)
The Total Addressable Market for well-located, grocery-anchored shopping centers in the US is substantial, encompassing billions of dollars in real estate value. Regency Centers Corporation is positioned as a significant player within this market, focusing on prime locations that offer long-term value and tenant stability. Its specific niche within the broader retail real estate market is its strength.
Upturn SWOT Analysis
Strengths
- Strong portfolio of grocery-anchored shopping centers in desirable locations.
- Long-term relationships with leading national and regional grocery tenants.
- Experienced management team with a proven track record in real estate development and operations.
- Focus on affluent and infill suburban markets with high barriers to entry.
- Strong balance sheet and access to capital.
Weaknesses
- Exposure to the retail sector, which can be cyclical.
- Reliance on grocery tenants, although this is also a strength, shifts in grocery retail could impact performance.
- Potential for increased competition from other real estate investors and e-commerce.
Opportunities
- Acquisition of well-located shopping centers at attractive valuations.
- Redevelopment and repositioning of existing assets to enhance tenant mix and value.
- Expansion into new, high-growth markets.
- Leveraging technology to enhance tenant and customer experience.
- Growth in demand for experiential retail components within shopping centers.
Threats
- Deterioration of economic conditions impacting consumer spending.
- Increased competition from e-commerce and other retail formats.
- Rising interest rates impacting borrowing costs and property valuations.
- Changes in consumer preferences and shopping habits.
- Potential for significant tenant bankruptcies or store closures.
Competitors and Market Share
Key Competitors
- Kimco Realty Corp. (KIM)
- Federal Realty Investment Trust (FRT)
- Urstadt Biddle Properties Inc. (UBA)
- Prologis, Inc. (PLD)
Competitive Landscape
Regency Centers Corporation competes in the highly fragmented retail real estate market. Its advantages lie in its specialized focus on grocery-anchored centers in top-tier markets, strong tenant relationships, and development expertise. However, it faces competition from larger, more diversified REITs, private equity firms, and other real estate developers. Its ability to consistently attract and retain high-quality tenants and maintain high occupancy rates is crucial for its competitive position.
Growth Trajectory and Initiatives
Historical Growth: Regency Centers Corporation has historically demonstrated growth through a combination of increasing rental income from its existing portfolio (same-store NOI growth), strategic acquisitions, and disciplined development of new properties. The company has consistently focused on acquiring and developing assets in strong demographic and economic markets.
Future Projections: Future growth projections for Regency Centers Corporation are typically driven by analyst expectations based on the company's development pipeline, leasing activity, economic forecasts, and potential for acquisitions. The company is expected to continue its focus on grocery-anchored centers in high-demand suburban areas. Analyst consensus on future EPS and FFO growth should be consulted for specific projections.
Recent Initiatives: Recent initiatives may include strategic dispositions of non-core assets, acquisitions of opportunistic properties, ongoing redevelopment projects to enhance tenant mix and property value, and investments in technology to improve operational efficiency and tenant services.
Summary
Regency Centers Corporation is a well-established leader in the grocery-anchored open-air shopping center sector, boasting a strong portfolio in desirable locations. Its strategic focus on necessity-based retail provides resilience. The company benefits from experienced management and strong tenant relationships, positioning it well for continued growth through acquisitions and redevelopment. However, it must remain vigilant against the evolving retail landscape and potential economic downturns.
Similar Stocks
Sources and Disclaimers
Data Sources:
- Company's official SEC filings (10-K, 10-Q)
- Company investor relations website
- Reputable financial data providers (e.g., Bloomberg, Refinitiv, S&P Capital IQ)
- Industry analysis reports
Disclaimers:
The information provided is for informational purposes only and does not constitute investment advice. Financial data, market share, and projections are subject to change and should be independently verified. Historical performance is not indicative of future results.
AI Summarization is directionally correct and might not be accurate.
Summarized information shown could be a few years old and not current.
Fundamental Rating based on AI could be based on old data.
AI-generated summaries may have inaccuracies (hallucinations). Please verify the information before taking action.
About Regency Centers Corporation
Exchange NASDAQ | Headquaters Jacksonville, FL, United States | ||
IPO Launch date 1993-10-29 | President, CEO & Director Ms. Lisa Palmer | ||
Sector Real Estate | Industry REIT - Retail | Full time employees 495 | Website https://www.regencycenters.com |
Full time employees 495 | Website https://www.regencycenters.com | ||
Regency Centers is a preeminent national owner, operator, and developer of shopping centers located in suburban trade areas with compelling demographics. Our portfolio includes thriving properties merchandised with highly productive grocers, restaurants, service providers, and best-in-class retailers that connect to their neighborhoods, communities, and customers. Operating as a fully integrated real estate company, Regency Centers is a qualified real estate investment trust (REIT) that is self-administered, self-managed, and an S&P 500 Index member.
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