REG
Regency CentersNASDAQReal EstateReit - RetailSnapshot 2026-05-08
As of May 8, 2026, REG has a composite score of 20.5, categorized as "mild favorable." This score is influenced by a medium confidence level of 76.6 and low market risk at 17.7. Key drivers include macroeconomic factors such as rates, growth, labor, and inflation. The analysis is provisional, indicating that the information may be subject to change.
Price
Daily closes from AlphaVantage. Earnings/event dots are placed inline.
Factor signals
Read top-to-bottom: thesis (is this a strong company over a 1–3 year hold), watch flags (has something changed worth re-reading), and position context (how violent might the path be). Each pill is a parallel diagnostic — never aggregated into a single score.
Thesis
— is this a strong company over a 1–3 year hold?Why this rank
- Direction share1.00
- Slope (norm)-0.05
- Bonus0.00
Why this rank
Watch
— has something changed worth re-reading?Why this setup
EPS estimate $0.59 → $0.60 (+0.5% / 30d). 0 raised, 1 cut, 4 covering analysts.
0 upgrades, 0 downgrades / 30d, 3 maintained. 57% of analysts rate Buy.
1 PT revisions / 30d. Avg target 3.1% above current price.
1 positive, 0 negative / 30d. See F4 management tile for the event list.
F4 · Management deep-dive — recent events, stated priorities, guidance track record
Recent 8-K events
1 material event in the last 24 months — top 1 listed below.
Stated priorities
3 priorityies extracted from earnings transcripts (as of 2026-05-08).
- 1.Reaffirm 2026 earnings guidancegrowthbehind14% progress
4/29: “Reaffirmed 2026 earnings guidance for Nareit FFO, Core Operating Earnings, and Same Property NOI growth.”
Why this status
Stated in 2 of last 2 quarters. Management reaffirmed 2026 earnings guidance, but financials show a decline in revenue from $387.57M in 2025-Q3 to $321.63M in 2025-Q4. Persistent statement, limited substantive delivery this quarter.
- 2.Raise 2025 Nareit FFO guidancegrowthwatchprovisional
10/28: “Raised 2025 Nareit FFO guidance to a range of $4.62 to $4.64 per diluted share.”
Why this status
Newly stated in 2025-Q3. Management raised 2025 Nareit FFO guidance, but revenue declined from $380.85M in 2025-Q2 to $321.63M in 2025-Q4. Recurring focus, narrow delivery so far.
- 3.Provide initial 2026 guidancegrowthbehind14% progressprovisional
2/5: “Regency Centers is hereby providing initial 2026 Guidance, as summarized in the table below.”
Why this status
Newly stated in 2025-Q4. Initial 2026 guidance was provided, but revenue decreased from $387.57M in 2025-Q3 to $321.63M in 2025-Q4. Persistent statement, limited substantive delivery this quarter.
Guidance track record
Insufficient guidance history for this ticker.
Position context
— how violent might the path be while I hold it?Why this risk level
Recent vol — 30d annualized 16%; 252d 16%.
Drawdown — Max 1y −8%. Bad day move −2%.
Beta to sector ETF (XLRE) — 0.81 over 1y.
Liquidity — score 100/100.
Sub-scores — vol 73/100, drawdown 84/100, beta 81/100, earnings vol —.
via XLRE
Tailwind = sector leading the S&P 500; headwind = trailing. Both can be constructive — historically, headwind regimes have averaged stronger forward returns than tailwind.
Context label only — describes the market state (e.g. real bear vs narrative panic, healthy uptrend vs late-stage froth). It is not a per-ticker buy/sell signal and does not predict factor performance.
Not investment advice. As of 2026-05-08.
What changed
The most important moves since the prior daily snapshot.
- No material changes since the prior snapshot.
No material changes since the prior snapshot.
as of 2026-05-08
Management scorecard
How management runs the business — capital, margins, balance sheet, and how reliably they guide and deliver.
What management is focused on
Priorities management has stated in recent disclosures, with status and evidence drawn from earnings calls, filings, and press releases.
- #1
Reaffirm 2026 earnings guidance
GrowthNew since 2026-05-04Management has reaffirmed its 2026 earnings guidance for Nareit FFO, Core Operating Earnings, and Same Property NOI growth.
BehindStated in 2 of last 2 quarters. Management reaffirmed 2026 earnings guidance, but financials show a decline in revenue from $387.57M in 2025-Q3 to $321.63M in 2025-Q4. Persistent statement, limited substantive delivery this quarter.
14%CEO/CFO:“Reaffirmed 2026 earnings guidance for Nareit FFO, Core Operating Earnings, and Same Property NOI growth.”Multiple sourcesSource dated 2026-04-29Stated 2 of last 8 quartersFirst seen 2026-05-04Show history (2)
- 2026-Q1Multiple sources
“Reaffirmed 2026 earnings guidance for Nareit FFO, Core Operating Earnings, and Same Property NOI growth.”
- 2025-Q4Multiple sources
“Regency Centers is hereby providing initial 2026 Guidance, as summarized in the table below.”
- #2
Raise 2025 Nareit FFO guidance
GrowthNew since 2026-05-04Management raised the 2025 Nareit FFO guidance to a range of $4.62 to $4.64 per diluted share.
WatchNewly stated in 2025-Q3. Management raised 2025 Nareit FFO guidance, but revenue declined from $380.85M in 2025-Q2 to $321.63M in 2025-Q4. Recurring focus, narrow delivery so far.
No scoreCEO/CFO:“Raised 2025 Nareit FFO guidance to a range of $4.62 to $4.64 per diluted share.”Multiple sourcesSource dated 2025-10-28Stated 1 of last 8 quartersFirst seen 2026-05-04provisionalShow history (1)
- 2025-Q3Multiple sources
“Raised 2025 Nareit FFO guidance to a range of $4.62 to $4.64 per diluted share.”
- #3
Provide initial 2026 guidance
GrowthNew since 2026-05-04Management provided initial 2026 guidance for Nareit FFO, Core Operating Earnings, and Same Property NOI growth.
BehindNewly stated in 2025-Q4. Initial 2026 guidance was provided, but revenue decreased from $387.57M in 2025-Q3 to $321.63M in 2025-Q4. Persistent statement, limited substantive delivery this quarter.
14%CEO/CFO:“Regency Centers is hereby providing initial 2026 Guidance, as summarized in the table below.”Multiple sourcesSource dated 2026-02-05Stated 1 of last 8 quartersFirst seen 2026-05-04provisionalShow history (1)
- 2025-Q4Multiple sources
“Regency Centers is hereby providing initial 2026 Guidance, as summarized in the table below.”
How this stock is priced
Two ways to read price: against peers in the same business, and against the company's own history.
Not enough peers to compare yet.
Self-history needs ~20 months of data.
P/E over the last 5 years
6 monthly pointsHow this compares
A side-by-side read on composite, valuation, and risk versus peers.
| Stock | Composite | Valuation | Risk |
|---|---|---|---|
REG Regency Centers | +21 | — | low |
WELL Welltower | +7.9 | expensive | low |
PLD Prologis | +10 | full | low |
EQIX Equinix | +22 | fair | moderate |
AMT American Tower | +18 | fair | moderate |
Risk — how this stock moves
What a normal day looks like, what a bad day looks like, and the worst the last year has thrown at it.
What could change this view
Conditional scenarios — if X happens, the score would shift by about Y points. These are not predictions.
- If real_estate sector trend rises from +0.00 into 'improving' (>= +0.20)+5.0 pts
- If next-quarter guidance is raised (currently REAFFIRMED as of 2026-04-29)+4.0 pts
- If rates state reverses from -0.37 (negative) to +0.37 (positive)-8.0 pts
- If next-quarter guidance is cut (currently REAFFIRMED as of 2026-04-29)-8.0 pts
- If real_estate sector trend falls from +0.00 into 'weakening' (<= -0.20)-5.0 pts
Material updates
Recent SEC 8-K filings ranked by likely impact, confidence, and recency.
- 2026-04-2910d agoItem 2.02
Disclosure of Results of Operations and Financial Condition On April 29, 2026, Regency Centers Corporation ("Regency") issued an earnings release for the three months ended March 31, 2026, which is attached as Exhibit 99.1. On April 29, 2026, Regency posted on its website, at investors.regencycenters.com, certain supplemental information for the three months ended March 31, 2026, which are attached as Exhibit 99.2 and Exhibit 99.3, respectively.
earnings preannouncementpositivescore 58 - 2026-05-072d agoItem 7.01
Regulation FD Disclosures Declaration of Dividend for Common Stock and Series A and Series B Preferred Stock On May 6, 2026, the Board of the Company: 1. Declared a dividend on the Company's common stock of $0.755 per share, payable on July 2, 2026 to shareholders of record as of June 12, 2026. 2. Declared a dividend on the Company’s 6.250% Series A Cumulative Redeemable Preferred Stock (the “Series A Preferred Stock”), which will be paid at a rate of $0.390625 per share on July 31, 2026. The…
capital allocationneutralscore 50
Score history
The composite score, snapshot by snapshot. The dotted line at zero separates leaning-positive from leaning-negative.
Not investment advice. Scores describe historical and current data; they are not forecasts of future returns. Consult a licensed advisor before making investment decisions.