Insider buying last 90 days
No open-market insider purchases were filed for REG in the last 90 days.
From Form 4 filings, dated to when each was filed.
Every REG insider filing, plotted on the chart in Gekko.Open REG in Gekko
Gekko Brief
AI summaryThis week brings a series of analyst actions on Regency Centers. Barclays trimmed its price target to $85 from $92 while maintaining an Overweight rating, and Mizuho cut its target to $76.00 from $82.00, keeping a neutral stance and noting a 4.4% implied upside. JPMorgan Chase & Co. moved the other direction, upgrading the stock to Overweight from Neutral with an $83 price target implying 14.30% upside. Separately, Regency's Preferred Series B and preferred stock (REGCP) each touched 52-week lows, with the preferred issues carrying dividend yields of 6.83% and 6.93% respectively.
REG closed at $73.33, essentially flat on the day, sitting between its 50-day average of $76.74 and 200-day average of $76.23. Its return over three months stands at -9.8%, though the one-year return is positive at 3.2%. The GekkoIndex reads 68, placing the stock in the Accumulation zone, down 7 points over the past five sessions. The gap to Gekko Fair Value of $90.52 stands at -19%.
Regency's next earnings report is set for 28 October 2026, 29 days out and beyond a typical 20-trading-day holding window; the prior quarter saw EPS of $1.09 against an estimate of $0.58, with a 4.1% reaction. No insider, Congress, or unusual options activity appears in the current window, though one billionaire holder is noted. Analyst consensus across 12 firms shows 6 buy and 6 hold ratings, with a consensus target of $86.56. Seasonally, the next 20 trading days have averaged a 2.2% return over 5 years, rising in 3 of them.
Written by AI and checked automatically against the figures on this page. Generated Sep 29, 2026 from the data above.
Regency Centers price vs fair value
Close $73.33200-day averageGekko Fair Value $90.52
Regency Centers quick facts
- Market cap
- $13.39B
- P/E ratio
- 24.7
- Forward P/E
- 28.9
- EPS, TTM
- $2.97
- Revenue, TTM
- $1.69B
- Profit margin
- 33%
- Dividend yield
- 4.07%
- Beta
- 0.81
- Volume
- 1.02M avg 1.37M
- 1-year return
- +3.2%
- Typical daily move
- ±1.4%
- Typical 20-day move
- ±3.7%
- 50-day average
- $76.74
- 200-day average
- $76.23
- Next earnings
- Oct 28
- Shares outstanding
- 183.1M
Regency Centers swing-trade checklist
Regency Centers scores 4 supportive, 1 mixed and 0 headwinds across the 5 checklist items with data.
Six things swing traders check before a 20-day hold, read from the latest data.
4 supportive1 mixed0 headwinds
- Trendmixed
Averages disagree
Close $73.33 sits between the 50-day ($76.74) and 200-day ($76.23) averages, or the averages disagree.
See the chart - GekkoIndexsupportive
68, Accumulation
Reading 68 is in the Accumulation zone.
See the GekkoIndex - Fair valuesupportive
19.0% below
Price is 19% below Gekko Fair Value (more than 5% below).
See fair value - Smart moneyno data
No data
No insider, Congress or unusual options activity in the window.
See smart money - Earnings risksupportive
Reports in 29 days
Next report Oct 28, 2026, 29 days away — outside a typical 20-trading-day hold.
See earnings - Seasonalitysupportive
+2.2% on average
From this point in the calendar, the next 20 trading days averaged +2.2% over 5 years, rising in 3 of them.
See seasonality
A description of current data, not a recommendation. How this page works
Regency Centers stock chart and price history
Regency Centers closed at $73.33 on Sep 28, 2026, +3.2% over the past year, inside a 52-week range of $66.86 to $83.66.
Close50-day average200-day averageVolume
Use the left and right arrow keys to read daily values.
Performance Breakdown
- 1 month
- −2.8%
- 3 months
- −9.8%
- 6 months
- −1.3%
- 1 year
- +3.2%
The full REG chart adds GekkoIndex, insider, options, Congress and hedge fund markers, plus TrendCandles™.Open REG in Gekko
Follow Regency Centers through every session
Put REG on a Gekko watchlist and see its GekkoIndex, Gekko Fair Value and smart money signals update on the chart as they change.
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About Regency Centers
Regency Centers owns, manages and develops retail complexes situated in market areas known for affluence and population density. Its properties bring together strong supermarkets, popular restaurants, service-oriented businesses and well-known retailers, each shaped to fit the neighborhoods and communities it serves. The company is known for building sites that function as everyday gathering points for the areas surrounding them.
Regency Centers operates as a real estate firm structured as a Real Estate Investment Trust, and it runs its operations on a self-administered and self-managed basis rather than relying on outside management. It is also counted among the companies making up the S&P 500 Index, reflecting its scale within the broader market.
Regency Centers trades under the ticker REG.
- Sector
- Finance
- Website
- regencycenters.com
Regency Centers GekkoIndex: the smart money zone
Regency Centers’s GekkoIndex — Gekko’s 0 to 100 smart money score — reads 68, in the Accumulation zone, down 7 points over five sessions.
68Accumulation
Down 7 points over five sessions, from the Buying zone.
Reading for Sep 28, 2026
What followed past readings in each zone
| Zone | Readings | 5 days | 20 days | ||
|---|---|---|---|---|---|
| Buying | 18 | +1.3% | +1.9% | ||
| Accumulation (current zone) | 164 | +0.9% | +1.6% | ||
| Neutral | 422 | −0.1% | +0.5% | ||
| Distribution | 21 | −0.3% | +1.7% | ||
| Selling | 0 | Not available | |||
Average REG share-price change over the trading days after each daily reading in its GekkoIndex history. Across every stock Gekko tracks, Accumulation readings averaged +2.3% over 20 days. Past behaviour doesn’t guarantee future results.
Accumulation zone: Institutional interest building. About the five zones →
See every daily GekkoIndex reading plotted over the REG price, zone by zone.Track REG in Gekko
Is Regency Centers stock overvalued? Gekko Fair Value
Regency Centers trades 19.0% below Gekko Fair Value of $90.52, so the shares are undervalued on Gekko’s estimate.
Gekko’s own estimate of what Regency Centers shares are worth, recalculated every trading day.
$90.52
Gekko Fair Value, Sep 26, 2026
19.0% Undervalued
Gekko Fair Value on every chart, with the gap to price updating daily.Open REG in Gekko
Regency Centers insider and Congress trading
No open-market insider purchases were filed for Regency Centers, and no Congress trades were disclosed, in the last 90 days.
Plus buybacks, unusual options and fund positions, each dated to when it became public.
Congress trades last 90 days
No trades in REG were disclosed by members of Congress in the last 90 days.
From congressional disclosures, which report amounts as ranges.
Congress disclosures for REG, plotted on the chart in Gekko.Open REG in Gekko
Buybacks
Regency Centers has been buying back its own shares.
- Latest authorization
- $500.0M, Apr 29, 2026
- Bought back, quarter ended Mar 31, 2026
- $8.67M
- As a share of market cap
- 0.06%
- Trailing four quarters
- $14.84M
From company filings.
Hedge funds and billionaires quarter ended Jun 30
1of the funds Gekko tracks holds REG.
0added0opened1trimmed0sold out
Which funds are on each side, name by name.Unlock in Gekko
Regency Centers earnings: next date and track record
Regency Centers reports on Oct 28, 2026 (29 days away), and beat the EPS estimate in 6 of its last 8 reports.
Next earnings report
Oct 28, 2026
29 days away
- EPS estimate
- $0.60
- Revenue estimate
- $421.2M
6 of 8reports beat the EPS estimate
±2.6%average move across the report
6 of 8reports followed by a gain
Share-price move across each report
Last earnings call, Feb 4, 2026 AI summary
- What they said
- Regency Centers reported a very strong 2025 driven by grocery-anchored, suburban shopping centers. Key operational highlights included same-property NOI growth of ~5.3%, record shop occupancy (94.2% leased at year-end), Nareit FFO per share growth of close to 8%, and core operating EPS growth of nearly 7%. The company deployed >$825 million in 2025 (>$500M acquisitions and ~$300M development/redevelopment), started 24 projects, completed 13 projects in Q4 (>$160M) with attractive blended returns (~9%), and reported ground-up development returns north of 7%. Regency’s in-process pipeline stands at ~ $600M with near-term visibility to nearly $1B of starts over the next 3 years (roughly 75% ground-up). Management emphasized development as the primary growth lever while remaining opportunistic on accretive acquisitions (typical acquisition cap ranges discussed ~5–6%). For 2026 they guided same-property NOI growth of 3.25%–3.75%, expect uncollectible lease income below historical average, and flagged Q1 outperformance vs full-year guide and a tougher Q2 comparison due to CAM reconciliations. Management repeatedly emphasized strong leasing momentum, low bad debt, stable construction costs, and confidence in underwriting and capital allocation.
- Guidance
- 2026 same-property NOI growth: 3.25% to 3.75%. Expect uncollectible lease income to remain below historical average (~50 bps of revenues). Q1 expected above full-year guidance (higher expense recovery and other income impact); Q2 expected below full-year range due to tough CAM reconciliation comparison. No specific acquisition or disposition targets guided.
- Risks flagged
- Macro/retail risks mentioned include potential softening consumer resilience, tariff-related cost pressures (noted but with limited tenant impact reported), Amazon Fresh store closures (four Regency locations closed) leading to potential re-tenancy/term issues, and the typical execution risks around development/redevelopment (timing, lease-up). Management also noted that external growth via acquisitions is opportunistic and dependent on finding accretive assets.
| Reported | EPS | Revenue | Move |
|---|---|---|---|
| Feb 4, 2026 | $1.09 est $0.58 | $455.1M est $402.8M | +4.1% |
| Oct 28, 2025 | $1.15 est $1.15 | $387.0M est $388.6M | −5.2% |
| Jul 29, 2025 | $1.16 est $1.12 | $394.6M est $369.2M | +3.2% |
| Apr 29, 2025 | $1.15 est $1.14 | $380.8M est $368.2M | +0.5% |
| Feb 6, 2025 | $0.46 est $0.47 | $372.5M est $355.8M | +1.3% |
| Oct 28, 2024 | $0.54 est $0.47 | $360.1M est $365.2M | +2.0% |
| Aug 1, 2024 | $0.54 est $0.46 | $359.1M est $352.8M | +4.4% |
| May 2, 2024 | $0.58 est $0.47 | $365.1M est $356.2M | −0.2% |
“Move” is the close of the first session after the report compared with the close of the last session before it, so it reads the same whether the company reported before the open or after the close.
Regency Centers stock forecast and analyst price targets
Analysts’ average 12-month price target for Regency Centers is $86.56, +18.0% from the last close, from 12 firms rating the stock in the last 90 days.
$86.56consensus 12-month target, +18.0% from the last close
Now $73.33Avg $86.56
Low $76High $88
Each firm’s latest rating in the last 90 days: 12 firms.
Latest analyst actions
| Date | Firm | Target | vs price |
|---|---|---|---|
| Sep 28 | Barclays | $85 | +15.9% |
| Sep 24 | J.P. Morgan | $83 | +13.2% |
| Sep 24 | Mizuho Securities | $76 | +3.6% |
| Sep 21 | Evercore ISI | $81 | +10.5% |
| Sep 17 | Scotiabank | $81 | +10.5% |
+1.6%average 20-day move after past Accumulation readings
+2.2%average move over the next 20 trading days in the last 5 years
±1.4%typical daily move, from the 14-day average range
Gekko doesn’t publish price predictions. These are analyst targets and historical base rates, which don’t guarantee future results.
Regency Centers seasonality: the next 20 trading days
Over the next 20 trading days from Sep 29, Regency Centers averaged +2.2% across the last 5 years, rising in 3 of them.
Next 20 trading days, by year
Average move and hit rate
| Window | Average | Years higher |
|---|---|---|
| Next 5 trading days | −0.1% | 2 of 5 |
| Next 10 trading days | +0.3% | 2 of 5 |
| Next 15 trading days | +1.4% | 3 of 5 |
| Next 20 trading days | +2.2% | 3 of 5 |
| Next 30 trading days | +7.1% | 4 of 5 |
For scale, REG’s typical 20-trading-day move in either direction is about 3.7%.
Regency Centers market cap and key statistics
Regency Centers’s market cap is $13.39B, with a P/E ratio of 24.7 and revenue of $1.69B over the last twelve months.
Valuation
- Market cap
- $13.39B
- P/E ratio
- 24.7
- Forward P/E
- 28.9
- EPS, TTM
- $2.97
- Gekko Fair Value
- $90.52
Trading
- Volume
- 1.02M
- Avg volume, 20 days
- 1.37M
- 52-week high
- $83.66
- 52-week low
- $66.86
- Shares outstanding
- 183.1M
Financials
- Revenue, TTM
- $1.69B
- Profit margin
- 33%
- Return on equity
- 8.2%
- Quarterly earnings growth, YoY
- +8.9%
Risk and income
- Beta
- 0.81
- Typical daily move
- ±1.4%
- Typical 20-day move
- ±3.7%
- Dividend yield
- 4.07%
Regency Centers stock news this week
Coverage of Regency Centers this week reads negative: 6 positive, 2 neutral and 7 negative headlines.
- Barclays Adjusts PT on Regency Centers to $85 From $92, Maintains Overweight Ratingmarketscreener.com, Sep 28
- Regency Centers Corporation $REG Shares Sold by Andra AP fondenMarketBeat, Sep 25
- Is Regency Centers Underperforming the Nasdaq?inkl, Sep 25
- Regency Centers Price Target Cut to $76.00/Share From $82.00 by MizuhoMoomoo, Sep 25
- Regency Centers stock hits 52-week low at $21.05 By Investing.comInvesting.com Canada, Sep 24
- Regency Centers Corp preferred stock hits 52-week low at $22.32Investing.com Canada, Sep 24
Regency Centers stock FAQ
What is Regency Centers’s market cap?
Regency Centers’s market cap is $13.39B at the Sep 28, 2026 close of $73.33, with 183.1M shares outstanding. The shares trade on a P/E ratio of 24.7.
What is the Regency Centers stock forecast?
The consensus analyst 12-month price target for Regency Centers is $86.56, +18.0% from the last close. Of the 12 firms that rated the stock in the last 90 days, 6 rate it a buy, 6 a hold and 0 a sell. Gekko doesn’t publish price predictions of its own.
Is Regency Centers stock overvalued or undervalued?
On Gekko’s estimate Regency Centers is undervalued: the Sep 28, 2026 close of $73.33 is 19.0% below Gekko Fair Value of $90.52. Gekko Fair Value is recalculated every trading day, and a gap inside 5% either way counts as about fair value.
When does Regency Centers report earnings next?
Regency Centers is expected to report on Oct 28, 2026 (29 days away). Analysts expect earnings of $0.60 per share on revenue of $421.2M. Regency Centers beat the earnings estimate in 6 of its last 8 reports, moving 2.6% on average across the report.
What is Regency Centers’s 52-week high and low?
Regency Centers’s 52-week high is $83.66 and its 52-week low is $66.86; it closed at $73.33 on Sep 28, 2026, +3.2% over the past year.
Is Regency Centers stock a buy right now?
Gekko describes the data; it does not make buy or sell recommendations. On the swing-trade checklist, 4 of the 5 items with data read as supportive (gekkoindex, fair value, earnings risk and seasonality), 1 as mixed (trend). The checklist is a description of current data, not a recommendation.
How this page works
During US trading hours the price at the top of the page is a delayed quote, refreshed every 15 minutes; everything else is rebuilt after each US market close. The GekkoIndex, Gekko Fair Value and the checklist are Gekko’s own, and the Gekko Brief is written by AI from this page’s data and checked against it before it is published. How Gekko’s data works →
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