Regency Centers
Owns and develops grocery-anchored shopping centers across U.S. suburban markets.
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Profile
Owns and operates grocery-anchored neighborhood and community shopping centers across U.S. suburban markets, earning most revenue by leasing space to grocers, restaurants, service providers, and other retailers. Acquisitions, development, and redevelopment extend a portfolio run largely through an operating partnership.
Owns, develops, redevelops, and operates grocery-anchored neighborhood and community shopping centers across U.S. suburban markets, with the largest property footprints in Florida and California. Its tenant mix centers on grocers, restaurants, service providers, and necessity, convenience, and value retailers.
Revenue comes primarily from leases. Property operations, tenant curation, renewals, acquisitions, ground-up development, and redevelopment support occupancy and expand or refresh the portfolio; management and leasing services for real estate partnerships provide a smaller stream.
Performance depends on retailer demand, tenant credit and rent collection, grocery anchors' ability to draw recurring traffic, and execution on development and redevelopment. Substantially all operations and assets sit within Regency Centers, L.P., while the parent maintains REIT status under federal tax rules.
Company facts
Key statistics
Year to date +11.1% · Average volume (30d) 1.2M
Analysts
Ratings
Target range
Latest analyst notes
| Date | Firm | Action | Rating | Prior target | Target |
|---|---|---|---|---|---|
| Aug 17, 2026 | Barclays | Reiterate | Overweight | $90 | $92 |
| Aug 10, 2026 | Argus Research | Target | $85 | ||
| Jul 30, 2026 | Evercore ISI | Target | $81 | $83 | |
| Jul 23, 2026 | Wells Fargo | Reiterate | Overweight | $88 | $90 |
| Jul 9, 2026 | UBS | Reiterate | Neutral | $81 | $85 |
Earnings
EPS
Revenue
History
| Report date | EPS est | EPS | Surprise | Revenue est | Revenue | Surprise | Next session |
|---|---|---|---|---|---|---|---|
| Jul 29, 2026Q2 FY26 | $0.59 | $0.61 | +2.7% | $411.1M | $417.5M | +1.6% | −0.92% |
| Apr 29, 2026Q1 FY26 | $0.62 | $1.20 | +92.9% | $410.8M | $419.1M | +2.0% | −1.93% |
| Feb 5, 2026Q4 FY25 | $0.62 | $1.17 | +89.3% | $402.8M | $455.1M | +13.0% | −0.34% |
| Oct 28, 2025Q3 FY25 | $1.15 | $1.15 | 0.0% | $388.6M | $387.0M | −0.4% | −3.06% |
Financial highlights
| 12 quarters | Q1 FY25 | Q2 FY25 | Q3 FY25 | Q4 FY25 | Q1 FY26 | Q2 FY26 | |
|---|---|---|---|---|---|---|---|
| Revenue | $395.4M | $394.6M | $387.0M | $506.8M | $413.4M | $414.8M | |
| Gross profit | $280.6M | $286.3M | $172.2M | $279.8M | $76.4M | $76.8M | |
| Operating income | $259.0M | $260.9M | $141.4M | $248.1M | $152.7M | $152.3M | |
| Net income | $109.6M | $106.0M | $109.4M | $304.7M | $128.5M | $115.8M | |
| Diluted EPS | $0.58 | $0.56 | $0.58 | $1.66 | $0.68 | $0.61 | |
| Gross margin | 71.0% | 72.6% | 44.5% | 55.2% | 18.5% | 18.5% | |
| Operating margin | 65.5% | 66.1% | 36.5% | 49.0% | 36.9% | 36.7% |
Fiscal years (4-quarter sums)FY21 $1.20B · FY22 $1.27B · FY23 $1.37B · FY24 $1.50B · FY25 $1.68B
Revenue by product · Q2 FY26
Balance sheet, Jun 30, 2026Cash & short-term investments $191.6M · Total debt $5.49B · Total assets $13.12B · Shareholders' equity $6.87B
Dividends
Raised for 16 straight years — most recently to $0.755 from $0.705 in Dec 2025. To collect a payout, hold shares through the close before the ex-date.
History
| Ex-date | Record | Paid | Amount | Note |
|---|---|---|---|---|
| Jun 12, 2026 | Jun 12 | Jul 2 | $0.755 | |
| Mar 11, 2026 | Mar 11 | Apr 1 | $0.755 | |
| Dec 15, 2025 | Dec 15 | Jan 6 | $0.755 | raised from $0.705 |
| Sep 11, 2025 | Sep 11 | Oct 2 | $0.705 | |
| Jun 11, 2025 | Jun 11 | Jul 2 | $0.705 | |
| Mar 12, 2025 | Mar 12 | Apr 2 | $0.705 | |
| Dec 16, 2024 | Dec 16 | Jan 3 | $0.705 | raised from $0.67 |
| Sep 12, 2024 | Sep 12 | Oct 3 | $0.67 |
Ownership
A 13F quarter can total more than the shares outstanding — sub-advisers file the same block twice, and a filer's own share count can be a quarter stale. No split is drawn from it.
Shares outstanding 182.61M · Float 164.92M · 90.3% free float
Top shareholders13F · 13D/G · Form 4
| Holder | Shares | % outstanding | Form | Filed |
|---|---|---|---|---|
| BlackRock, Inc. | 20.04M | 10.97% | 13F | Aug 7, 2026 |
| Norges Bank | 17.15M | 9.39% | 13F | Aug 12, 2026 |
| Vanguard Portfolio Management LLC | 14.90M | 8.16% | 13F | Aug 13, 2026 |
| State Street Corp | 12.17M | 6.66% | 13F | Aug 7, 2026 |
| Vanguard Capital Management LLC | 11.35M | 6.21% | 13F | Aug 13, 2026 |
Insider tradesForm 4
| Date | Insider | Role | Shares | Avg price |
|---|---|---|---|---|
| Jun 12, 2026 | Terah L. Devereaux | officer: Principal Accounting Officer | −1,240 | $80.14 |
| May 5, 2026 | Nicholas Andrew Wibbenmeyer | officer: W. Regional Pres. & CIO | −7,927 | $79.06 |
| May 4, 2026 | Martin E. Jr Stein | director, officer: Executive Chairman | −274,615 | $78.40 |
| Mar 11, 2026 | Martin E. Jr Stein | director, officer: Executive Chairman | −38,000 | $77.21 |
| Mar 10, 2026 | Martin E. Jr Stein | director, officer: Executive Chairman | −129,490 | $78.33 |
Peers
- Kimco Realty
Open-air grocery-anchored scale across major US suburbs
- Brixmor Property Group
Large open-air retail portfolio with grocery-anchored overlap
- Phillips Edison
Grocery-anchored neighborhood centers with high direct overlap
- Federal Realty
Premium coastal retail and mixed-use centers in affluent markets
- Kite Realty Group
Sun Belt open-air centers and mixed-use assets overlap with leasing
- Urban Edge Properties
D.C.-to-Boston retail centers overlap in dense Northeast markets
CompareAfter-hours close
| Company | Price | Change | |||||
|---|---|---|---|---|---|---|---|
| Regency Centers | $75.52 | +0.01% | $13.79B | 21.4 | 29.9 | 8.0 | +5.8% |
| Kimco Realty | $23.78 | +0.02% | $16.03B | 26.7 | 27.8 | 7.3 | +4.1% |
| Brixmor Property Group | $29.17 | −0.02% | $8.95B | 20.8 | 28.0 | 6.4 | +4.2% |
| Phillips Edison | $40.00 | +2.43% | $5.02B | 34.0 | 49.5 | 6.7 | +3.8% |
| Federal Realty | $116.75 | −0.01% | $10.09B | 23.3 | 37.7 | 7.6 | +4.6% |
| Kite Realty Group | $26.00 | 0.00% | $5.21B | 16.1 | 65.4 | 6.4 | −9.4% |
| Urban Edge Properties | $21.39 | 0.00% | $2.70B | 40.0 | 46.4 | 5.4 | +7.5% |
| Median | 25.0 | 42.1 | 6.6 | +4.1% |