Regency Centers (REG)
NASDAQReal EstateReit - RetailSnapshot 2026-07-07
$80.74+1.13%
Close 2026-07-07 · 1-day change
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Price, fair value, and the multiples that frame it on the same time axis. Scroll over the price chart to zoom.
Daily closes. Earnings/event dots inline.
A consensus fair price across 11 valuation methods, at three horizons. Current price $80.74. As of 2026-07-08. Estimates are diagnostics, not price targets. Short-horizon estimates are close to coin-flips, so confidence is a method-agreement read, not a prediction.
Today's peer multiple on trailing earnings, with no growth credited. This is the headline read.
Adds projected growth, so it leans optimistic by design. Read it as upside context, not a base case.
A long-thesis check that carries the widest uncertainty of the three horizons.
Around the middle on quality vs scored peers
A second lens on the 12-month fair value: for companies that score high on measured quality (profitability, balance-sheet safety, earnings stability), this read trusts more of today's profit margins instead of averaging them toward their multi-year history the way the headline number does. Shown alongside the fair value above, not in place of it. A diagnostic, not a price target or a buy/sell signal.
Direction of the business behind the multiple. Bands are backend reads; trailing-12-month basis.
We take the 12-month fair value above and grade our own number — how the market prices this name versus what we'd justify, and where the two diverge.
At $81 REG trades at 15× p/ffo, in line with its 13× p/ffo peer median — but our blended $68 fair value sits below the price. We hold it with medium confidence: our number sits below the analyst range. Analysts target $80–$90. Note: our $68 fair value sits below the entire analyst range ($80–$90). Even valued only for durable growth at sustainable margins, it's worth about $83 — above today's price, so the premium reflects that growth case, not pure multiple expansion. Not investment advice.
$80.00 – $90.00 (median $85.00) · 8 analysts · as of 2026-07-07
One valuation read at a 12-month horizon, plus how price compares to peers and the company's own history.
Only weak execution quality — not the full expensive x weak x turbulent stack. Regime (Mania) does not concentrate fragility.
For similar setups historically (n=20,154): about 33% saw a 20%+ drawdown, and roughly 76% of those did not recover within the year. These are historical base rates for the cohort, not a forecast of this stock.
Looks more expensive than peers.
Self-history needs ~20 months of data.
Score 100 = cheapest in the cohort, 0 = richest. Bars are filled left-to-right based on the peer-relative score (or PEG/self-history where shown).
Direction of the business behind the multiple. Bands are backend reads; trailing-12-month basis.
Each method's implied share price per horizon. Provisional rows use a projected (historical-CAGR) growth input rather than analyst or management guidance.
| Method | Horizon | Est. price | Multiple | Per-share input | EPS source | Confidence |
|---|---|---|---|---|---|---|
| analyst target | 12M | $85.00 | — | — | Analyst | high |
| dcf fcfe | 12M | $61.18 | — | — | Hist. CAGR | high |
| dcf fcff | 12M | $43.58 | — | — | Hist. CAGR | high |
| ddm gordon | 12M | $48.87 | — | — | TTM | high |
| graham number | 12M | $52.54 | — | — | TTM | high |
| Mgmt guidance | 12M | $32.65 | 13.2 | 2.47 | Mgmt | high |
| Peer P/FCF | 12M | $80.34 | 23.3 | 3.45 | TTM | high |
| Peer P/FFO | 12M | $73.50 | 13.2 | 5.56 | TTM | high |
| Peer P/S | 12M | $73.41 | 7.9 | 9.33 | TTM | high |
| residual income | 12M | $40.00 | — | — | TTM | high |
| triangulated | 12M | $39.42 | 13.2 | 2.98 | Triangulated | high |
| Mgmt guidance | 3Y | $24.29 | 13.2 | 1.84 | Mgmt(prov.) | medium |
| Peer P/FCF | 3Y | $85.77 | 23.3 | 3.68 | Hist. CAGR(prov.) | medium |
| Peer P/FFO | 3Y | $100.92 | 13.2 | 7.63 | Hist. CAGR(prov.) | medium |
| Peer P/S | 3Y | $87.46 | 7.9 | 11.11 | Analyst | medium |
| Mgmt guidance | 5Y | $19.95 | 13.2 | 1.51 | Mgmt(prov.) | medium |
| Peer P/FCF | 5Y | $89.59 | 23.3 | 3.85 | Hist. CAGR(prov.) | medium |
| Peer P/FFO | 5Y | $124.66 | 13.2 | 9.43 | Hist. CAGR(prov.) | medium |
| Peer P/S | 5Y | $98.05 | 7.9 | 12.46 | Analyst | medium |
A “consensus-then vs. actual-now” overlay is on the way — what our valuation estimate said on a past date versus where the price actually landed.
Not investment advice. Scores describe historical and current data; they are not forecasts of future returns. Consult a licensed advisor before making investment decisions.