REG · REIT · FFO, book-value and yield view
Regency Centers Corporation (REG): Valuation Snapshot
Regency Centers Corporation (REG) is a real-estate investment trust, and a discounted-cash-flow model is the wrong lens for one, so TickerWorth does not publish a DCF fair value for it. What its filings and market data do show is below. Snapshot as of Oct 19, 2026.
Model by Miraaj Patel · generated from public market data · Updated Oct 19, 2026 · How these pages are made
How is a REIT like REG valued?
This is a REIT. A free-cash-flow DCF is structurally the wrong lens for property: heavy depreciation and continuous property capex swamp reported free cash flow, which is why REITs are valued on FFO/AFFO, net asset value and dividend yield. We show those lenses instead of a DCF number we would not stand behind.
What is REG's TickerWorth Score?
Middle of the pack — real strengths and real weaknesses
Compared with Real Estate companies in US
Its strongest point: a profitable, high-quality business. Its weakest: recent price trend has been weak.
- Value · 57 of 100
Cheaper than 57% of Real Estate companies in US
- Price vs worth · — of 100
- Quality · 63 of 100
More profitable than 63% of Real Estate companies in US
- Financial health · 66 of 100
Financially stronger than 66% of Real Estate companies in US
- Growth · 48 of 100
Growing faster than 48% of Real Estate companies in US
- Momentum · 34 of 100
Outperformed 34% of Real Estate companies in US over the past year
Confidence: Medium confidence · Scored
Get the Undervalued Company of the Week.
- Price
- $72.72
- Market cap
- $13,
595, 639, 808 - 52-week high
- $83.66
- 52-week low
- $66.86
- Currency
- USD
- Exchange
- NasdaqGS
Snapshot of Oct 19, 2026, quote time not published · Prices are delayed.
What we can say
Regency Centers Corporation (REG) is a real-estate investment trust, and a free-cash-flow discounted-cash-flow (DCF) model is structurally the wrong lens for one. A REIT's reported free cash flow is swamped by property depreciation and the continuous capital spending that maintaining a portfolio requires, which is why the industry is valued on funds from operations (FFO/AFFO), net asset value and dividend yield instead. We have the data to print a DCF number for REG; we don't publish one because it would not mean what it appears to mean. What follows is how a REIT is actually read — descriptive, not a valuation, and not investment advice.
Read the full reasoning
On the numbers we do have, REG trades at a recent price of $72.72, a market capitalisation of about $13,595,639,808, sitting 35% of the way up its 52-week range ($66.86–$83.66), on the NasdaqGS.
The standard alternative to a DCF is relative valuation — comparing REG's trading multiples against a sector benchmark. Here that gives P/E of 24.5× (cheaper than the peer median of 27.7×); Fwd P/E of 29.0× (cheaper than the peer median of 36.1×); P/B of 2.0× (cheaper than the peer median of 6.8×); P/S of 8.1× (cheaper than the peer median of 9.8×); EV/EBITDA of 17.6× (in line with the peer median of 19.3×); Dividend yield of 4.2% (in line with the peer median of 3.9%). A cheaper multiple than peers can flag a discount or a market that expects weaker growth; it is a comparison, not a recommendation.
The asset, or book-value, lens is the classic tool for asset-heavy businesses and financials. REG shows a price-to-book (P/B) of 2.00 and book value of $36.40 per share. Price-to-book compares the market price to the accounting net-asset value per share; below 1.0 can mean a discount to net assets or that the market is pricing in trouble — descriptive either way, never a buy signal on its own.
Finally, a price-based read — explicitly not a valuation. REG is in a down-trend (price below both its 50- and 200-day averages), trading -13.1% from its 52-week high. Over the past year the stock is +1.4%. Moving-average trend and 52-week position describe where the stock has traded; they say nothing about what it is worth.
To be exact about what this page is not: we are not saying the numbers for REG are unavailable. They are, and they are above. We are saying a discounted-cash-flow model is the wrong instrument for this kind of business, and publishing one anyway — because the inputs happen to exist — would be a precise answer to the wrong question. Refusing is the more useful answer, and it is the same rule we apply to every name in this category.
REG vs peers
Sector benchmark (bellwethers, not direct competitors).
| Multiple | REG | Peer median | Read |
|---|---|---|---|
| P/E | 24.5× | 27.7× | cheaper than |
| Fwd P/E | 29.0× | 36.1× | cheaper than |
| P/B | 2.0× | 6.8× | cheaper than |
| P/S | 8.1× | 9.8× | cheaper than |
| EV/EBITDA | 17.6× | 19.3× | in line with |
| Dividend yield | 4.2% | 3.9% | in line with |
What does Regency Centers Corporation do?
What does it do?
Regency Centers Corporation is a pre-eminent 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. It operates in the REIT - Retail industry (Real Estate sector), headquartered in United States. The company employs roughly 503 people.
How does it make money?
The business turns $1.7B in annual revenue into profit. Out of every $100 of sales, about $40 is left as operating profit (operating margin of 39.6%), after a 72% gross margin on the products/services it sells. After all costs, taxes and interest, 33.0% of revenue becomes bottom-line net profit.
Is it financially healthy?
Financially it looks stretched: carries modest debt (0.7× equity), may struggle to cover its short-term bills (1.0× current ratio), and is currently profitable.
Who at REG filed insider trades?
| Date | Insider | Relationship | What happened | Value | Filing |
|---|---|---|---|---|---|
| LINNEMAN PETER | Director | Grant / award | — | Form 4 for LINNEMAN PETER (opens sec.gov in a new tab) | |
| Klein Karin | Director | Grant / award | — | Form 4 for Klein Karin (opens sec.gov in a new tab) | |
| Parrell Mark J. | Director | Grant / award | — | Form 4 for Parrell Mark J. (opens sec.gov in a new tab) | |
| BLANKENSHIP C RONALD | Director | Grant / award | — | Form 4 for BLANKENSHIP C RONALD (opens sec.gov in a new tab) | |
| Devereaux Terah L | Principal Accounting Officer | Open-market sale | $99,367.40 | Form 4 for Devereaux Terah L (opens sec.gov in a new tab) | |
| Devereaux Terah L | Principal Accounting Officer | Gift | — | Form 4 for Devereaux Terah L (opens sec.gov in a new tab) |
A disclosure, not a signal to trade. Source: SEC EDGAR (Form 4). Older filings and the 90-day buying-and-selling read are part of Pro. See plans
Companies we do put a number on
Not investment advice. TickerWorth Score is a model output.
A descriptive, available-data snapshot and relative comparison — NOT a DCF, NOT a price target, and NOT investment advice. TickerWorth is not a licensed investment adviser, and these figures are estimates from public market data that can be wrong, stale or incomplete.