REG is the ticker symbol for REGENCY CENTERS CORP, a publicly traded Real Estate sector company listed on Nasdaq. 13F Pro tracks REG with AI-powered analysis, an AI quality score, SEC EDGAR financials, insider transactions, and institutional 13F holdings — all sourced directly from public SEC filings.

Is REG a good stock to buy?

13F Pro's AI ranking engine scores REG at 68.2/100, ranked #18 of 148 stocks on a composite quality score built from its SEC filings, covering profitability, growth, balance sheet strength, and free cash flow. The full AI verdict and bull/bear case for REG is available at https://13fpro.ai/company/REG. Not investment advice — review the underlying SEC filings before making any trade.

Where does 13F Pro source REG data?

All REGENCY CENTERS CORP fundamentals and ownership data come directly from SEC EDGAR. REGENCY CENTERS CORP files with the SEC under CIK 910606. 13F Pro ingests XBRL financial facts from 10-K and 10-Q filings, Form 13F-HR institutional holdings, and Form 4 insider transactions, with no third-party rewrites or estimates.

REGENCY CENTERS CORP REG

NasdaqLarge CapReal Estate

REIT boardRanked among REITs, not on the main board. A REIT's earnings are dominated by depreciation on assets that typically appreciate, so net margin and return on assets understate it against an operating company.

13F Pro quality score

Rank #18 of 148TOP 25%

Why it scores 68 Real Estate peers →

Rankings refresh quarterly once 80% of peers have filed. Next update: ~Nov 14, 2026.

Revenue

$413.51M

Quarter to Jun 30

Net income

$115.76M

Quarter to Jun 30

Operating margin

72.6%

Quarter to Jun 30

Top Institutional Holders

as of Q2 2026

$14.70B total

BlackRock, Inc.

$1.60B-3.3%

NORGES BANK

$1.37B--

VANGUARD PORTFOLIO MANAGEMENT LLC

$1.19B-0.6%

STATE STREET CORP

$979.26M-0.8%

VANGUARD CAPITAL MANAGEMENT LLC

$904.82M+0.5%

PRICE T ROWE ASSOCIATES INC /MD/

$663.41M-6.2%

PRINCIPAL FINANCIAL GROUP INC

$634.16M-20.5%

JPMORGAN CHASE & CO

$501.30M-40.1%

GEODE CAPITAL MANAGEMENT, LLC

$406.87M+1.7%

Invesco Ltd.

$336.47M+3.0%

Boston Partners

$308.69M+3.2%

NORTHERN TRUST CORP

$266.67M+2.4%

CHARLES SCHWAB INVESTMENT MANAGEMENT INC

$226.75M+7.2%

FMR LLC

$218.08M+12.1%

DIMENSIONAL FUND ADVISORS LP

$213.73M+0.5%

APG Asset Management US Inc.

$205.89M-0.4%

MORGAN STANLEY

$193.87M+7.1%

DEUTSCHE BANK AG\

$170.28M-16.8%

UBS AM, a distinct business unit of UBS ASSET MANAGEMENT AME

$155.74MNew

Qube Research & Technologies Ltd

$149.10M+1612.5%

PRUDENTIAL FINANCIAL INC

$143.47M+36.9%

CBRE INVESTMENT MANAGEMENT LISTED REAL ASSETS LLC

$130.52M+29.4%

GOLDMAN SACHS GROUP INC

$121.66M+4.4%

Legal & General Group Plc

$109.39M-2.5%

HSBC HOLDINGS PLC

$108.20M-1.6%

See all 613 institutional holders →

What's Driving REG's Business? Latest 10-Q Breakdown

27/27 datapoints verified

AI-extracted from the 10-Q filed 2026-08-03 — Q2 FY2026 (quarter ended June 30, 2026). Every figure is machine-verified against the filing text on SEC EDGAR.

Q2 total revenues rose $32.7M to $413.5M as same property NOI grew 3.8% and net income attributable to common shareholders reached $112.4M ($0.61 per diluted share).

Biggest Revenue Drivers

Lease income$402.8M+$33.7M YoY

Driven by occupancy, contractual rent steps, positive rental spreads, redevelopment projects commencing operations, and acquisitions

Management, transaction, and other fees$7.2M-$52K YoY

Primarily property and asset management services provided to unconsolidated real estate partnerships

Biggest Revenue Drivers

Total revenue: $413.5M+$32.7M YoY

Lease income$402.8M+$33.7M YoY

Driven by occupancy, contractual rent steps, positive rental spreads, redevelopment projects commencing operations, and acquisitions

Within Lease income

Base rent$280.3M+$21.9M YoY

$12.3M net increase from same properties, $5.8M from 2026 operating property acquisitions, $4.8M from development rent commencements

Recoveries from tenants$103.5M+$12.0M YoY

Higher recoverable operating expenses and higher recovery rates resulting from increased occupancy

Management, transaction, and other fees$7.2M-$52K YoY

Primarily property and asset management services provided to unconsolidated real estate partnerships

Other property income$3.5M-$979K YoY

Largest Expense Items

Depreciation and amortization$108.8M+$9.3M YoY

$5.7M from properties acquired and developments placed in service; $3.5M from same-property redevelopments

Property operating expense$70.9M+$10.2M YoY

$6.5M from same properties on higher recoverable common area maintenance; $4.4M from acquisitions and developments

Real estate taxes$50.0M+$2.5M YoY

Acquisitions of operating properties and increases in real estate tax assessments across the same property portfolio

General and administrative$27.6M+$2.1M YoY

$1.6M higher compensation and $1.6M from deferred compensation plan fair value changes, offset by $1.1M lower other costs

Margins: Same property NOI grew 3.8% in the quarter to $288.3M as real estate revenue rose $19.1M against an $8.5M increase in operating expenses. Interest expense, net rose $3.3M to $53.6M.

Watch Items from the Filing

Three geographic concentrations each exceed 10% of ABR: California 24.7%, Florida 19.9%, and the New York-Newark-Jersey City area 12.8%.
$933.2 million of loans mature within the next 12 months; management expects to refinance likely at higher interest rates than debt currently outstanding.
Company estimates approximately $1.4 billion of capital needs over the next 12 months for leasing, in-process developments, partnership contributions, and maturing debt.
Portfolio 96.5% leased versus 96.2% a year ago, with 933 leases signed at positive rent spreads of 11.2% year to date.
Tenants currently in bankruptcy still occupying space represent 0.2% of Pro-rata annual base rent; no single tenant exceeds 10% of ABR.

AI-extracted and verified against SEC EDGAR filing text. Not investment advice.

Read the full 10-Q on SEC EDGAR →

Key Metrics

Revenue

Q2 2026

EDGAR

Net Income

Q2 2026

EDGAR

Operating Margin

Q2 2026

EDGAR

ROIC

Q2 2026

EDGAR

Debt/Equity

Q2 2026

EDGAR

Financial Trends

Revenue & Net Income

13fpro.ai/company/REG

Earnings Per Share

13fpro.ai/company/REG

Loading ratio trend…

REGENCY CENTERS CORP REG

Top Institutional Holders

What's Driving REG's Business? Latest 10-Q Breakdown

Biggest Revenue Drivers

Biggest Revenue Drivers

Largest Expense Items

Watch Items from the Filing

Key Metrics

Financial Trends

Revenue & Net Income

Earnings Per Share

REG insiders

Congress trading in REG

About REGENCY CENTERS CORP (REG): stock profile, AI score and financials