REGENCY CENTERS CORP(REG)Stock Analysis
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Rank #457 of 2,879 stocksTOP 25%
Rankings refresh quarterly once 80% of peers have filed (~45 days after quarter-end). Next update: ~Aug 14, 2026.
Revenue Growth
Profitability
Balance Sheet
Earnings Quality
Free Cash Flow
Institutional Flow
Revenue Scale
Dilution Risk
REG Stock Analysis & AI Quality Score
AI stock analysis and institutional research for REGENCY CENTERS CORP (REG), a Real Estate sector company. 13F Pro's AI-powered ranking engine scores REG at 67.6/100 on a 32-signal composite quality model, placing it at rank #457 of 2,879 stocks — the top 25% of the AI-ranked universe. REG scores in the top quartile across free cash flow (92.7), profitability (89.7). Areas of concern include institutional flow (6.9), which score below median versus the broader universe. Based on the latest XBRL financial filings (Q1 2026), REGENCY CENTERS CORP reports quarterly revenue of $412.5M, net income of $128.5M, free cash flow of $152.7M. Top institutional holders of REG by reported 13-F value include BlackRock,, VANGUARD PORTFOLIO MANAGEMENT, STATE STREET, based on the most recent SEC filings. REG trades on the Nasdaq exchange and files with the SEC under CIK 910606. 13F Pro's AI research platform runs 10 specialized AI analysts — value, growth, momentum, macro, and activist specialists — that debate REG daily and publish AI-generated analysis with cited SEC sources. The platform aggregates historical XBRL financial facts, 10-Q and 10-K filings, insider Form 4 transactions, and institutional 13-F holdings for REGENCY CENTERS CORP directly from SEC EDGAR. REGENCY CENTERS CORP's 13F Pro composite quality score has ranged between 46 and 76 since 2021, currently 67.6 — an improving long-term trajectory across 28 quarterly and live scoring snapshots.
What's Driving REG's Business? Latest 10-Q Breakdown
AI-extracted from REGENCY CENTERS CORP's 10-Q filed 2026-05-04 — Q1 2026 (quarter ended March 31, 2026). Every figure is machine-verified against the filing text on SEC EDGAR.
Biggest Revenue Drivers
Total revenue: $412.5M+8.3% YoY
Higher base rent from occupancy gains, contractual rent steps, and positive rent spreads; recoveries rose on higher operating costs and occupancy.
Primarily property management services and asset management services from real estate partnerships.
Miscellaneous property-level income.
Largest Expense Items
Increase from operating properties acquired, development properties placed in service, and redevelopment activities.
Higher recoverable common area maintenance, tenant-related costs, and acquisitions of operating properties.
Increases in real estate tax assessments across the portfolio and acquisitions of operating properties.
Watch Items from the Filing
- Three geographic concentrations exceed 10% of ABR: California (24.8%), Florida (19.7%), and NY-Newark (12.8%), creating exposure to regional economic downturns.
- Debt maturing in next 12 months totals $1.0B including Regency's share of unconsolidated partnerships; refinancing risk amid higher rate environment.
- Same-property NOI grew 4.4% with rent spreads of 12.1% on new/renewal leases; occupancy stable at 96.2%, signaling strong leasing momentum.
- Issued $450M unsecured notes at 4.50% in February 2026; proactively managing maturity profile with $1.46B available liquidity on Line.
AI-extracted and verified against SEC EDGAR filing text. Not investment advice.
Revenue
Q1 2026
$412.5M
Net Income
Q1 2026
$128.5M
Free Cash Flow
Q1 2026
$152.7M
ROIC
Q1 2026
2.5%
D/E Ratio
Q1 2026
0.73
Revenue & Net Income
Earnings Per Share
Key Financials Over Time
Export Financial Table · Pro+Revenue
+17.5% YoYNet Income
+44.7% YoYOperating Income
+18.1% YoYTotal Assets
+4.6% YoYTotal Debt
+14.1% YoYOp. Cash Flow
+15.0% YoY| Metric | FY 2025 | FY 2023 | FY 2022 | FY 2020 | FY 2019 | FY 2017 |
|---|---|---|---|---|---|---|
| Revenue | $1.55B +17.5% | $1.32B +8.0% | $1.22B +20.5% | $1.02B -10.3% | $1.13B +15.1% | $984.3M |
| Net Income | $527.5M +44.7% | $364.6M -24.5% | $482.9M +975.7% | $44.9M -81.3% | $239.4M +36.0% | $176.1M |
| Operating Income | $1.12B +18.1% | $951.3M +6.1% | $896.8M | — | — | — |
| Total Assets | $13.00B +4.6% | $12.43B +14.4% | $10.86B -0.7% | $10.94B -1.8% | $11.13B | — |
| Total Debt | $4.74B +14.1% | $4.15B +11.5% | $3.73B -5.0% | $3.92B +0.1% | $3.92B +9.0% | $3.59B |
| Operating Cash Flow | $827.7M +15.0% | $719.6M +9.7% | $655.8M +31.4% | $499.1M -19.7% | $621.3M +32.2% | $469.8M |
AI Insight: REG Financial Trends
Revenue growth accelerated to 8% year-over-year in Q1 2026, but debt load increased $587M since Q1 2025.
• Revenue grew from $381M in Q1 2025 to $412M in Q1 2026, representing 8% year-over-year growth.
• Operating income expanded from $274M in Q1 2025 to $296M in Q1 2026, showing 8% growth.
• Total debt increased from $4,641M in Q1 2025 to $5,004M in Q1 2026, up $363M year-over-year.
⚠ Operating cash flow declined from $244M in Q2 2025 to $153M in Q1 2026, down 37%.
⚠ Debt-to-equity ratio rose from 1.22x in Q1 2025 to 1.45x in Q1 2026, indicating higher leverage.
AI Insight: REG Ratio Trends
Operating margins surged from 27.7% to 72.3% over two years while ROIC nearly tripled from 3.5% to 10.0%.
• Operating margin jumped from 27.7% in Q1 2024 to 71.9% in Q1 2026, sustaining above 70% since Q1 2025.
• ROIC expanded from 3.5% in Q1 2024 to 10.0% in Q1 2026, reaching highest level in the dataset.
• Net profit margin increased from 30.2% in Q1 2024 to 34.5% TTM despite quarterly volatility.
⚠ Debt-to-equity ratio climbed from 0.63 in Q1 2024 to 0.73 in Q1 2026, highest leverage in period.
⚠ ROE volatility with Q4 2025 spike to 11.7% then decline to 7.5% in Q1 2026 warrants monitoring.
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Available Research
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Top Institutional Holders of REG
BlackRock, Inc.
$1.6B20,715,473 shVANGUARD PORTFOLIO MANAGEMENT LLC
$1.1B14,988,914 shSTATE STREET CORP
$936.9M12,264,280 shVANGUARD CAPITAL MANAGEMENT LLC
$854.3M11,290,729 shPRINCIPAL FINANCIAL GROUP INC
$757.0M10,004,796 shGEODE CAPITAL MANAGEMENT, LLC
$379.5M5,033,620 shInvesco Ltd.
$310.0M4,097,198 shBoston Partners
$283.8M3,751,275 shNORTHERN TRUST CORP
$247.1M3,265,583 shDIMENSIONAL FUND ADVISORS LP
$201.8M2,667,906 sh
| Fund | Value | Shares |
|---|---|---|
| BlackRock, Inc. | $1.6B | 20,715,473 |
| VANGUARD PORTFOLIO MANAGEMENT LLC | $1.1B | 14,988,914 |
| STATE STREET CORP | $936.9M | 12,264,280 |
| VANGUARD CAPITAL MANAGEMENT LLC | $854.3M | 11,290,729 |
| PRINCIPAL FINANCIAL GROUP INC | $757.0M | 10,004,796 |
| GEODE CAPITAL MANAGEMENT, LLC | $379.5M | 5,033,620 |
| Invesco Ltd. | $310.0M | 4,097,198 |
| Boston Partners | $283.8M | 3,751,275 |
| NORTHERN TRUST CORP | $247.1M | 3,265,583 |
| DIMENSIONAL FUND ADVISORS LP | $201.8M | 2,667,906 |
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Popular Research
Is REG a good stock to buy?
13F Pro's AI-powered analysis of REGENCY CENTERS CORP (REG) draws on SEC EDGAR-sourced fundamentals, institutional 13F holdings, and insider Form 4 transactions in the Real Estate sector (listed on Nasdaq). The 32-signal AI Quality Score, current rank, and full bull/bear verdict for REG are available on the REG stock profile dashboard — with the same data, AI insights, ratios, and institutional activity refreshed after every 10-K, 10-Q, 13F, and Form 4 filing.
Which hedge funds own REG?
Institutional investors are required to disclose their holdings quarterly via SEC Form 13F. 13F Pro aggregates these filings to show which hedge funds, mutual funds, and asset managers are buying or selling REG. Combined with insider transaction data from Form 4 filings and AI-powered analysis from 10 specialized research agents, 13F Pro provides a comprehensive view of REGENCY CENTERS CORP's investment landscape.