REG

Nasdaq

REGENCY CENTERS CORP

Real Estate, Retail REITs

$77.12

close 7 Aug 2026

+7.80%

52-week change

$14.12B

market cap

$66.86

$83.66

52-week range

Expected price

$81.22 – $99.27

Current price

$77.12

Signal

Could be undervalued

A historical-multiple reference, never a fair-value claim. The band uses only data public at each date and ends at the latest month — no forward estimates.

Current multiples

P/E (TTM)26.68x

P/S (TTM)8.91x

P/B2.05x

EV/EBITDA (TTM)9.06x

FCF yield (TTM)2.70%

PEG (TTM, GAAP)225.19

Context

P/E, own 5-year average29.23x

P/E, sector median34.68x*

Price at 5-year median P/E$89.95*

Indicated dividend yield3.92%

Forward — analyst consensus

Forward P/E (FY2026)31.25x*

Forward P/E (FY2027)30.56x

Forward PEG13.75*

Consensus EPS FY2026 (6 analysts)$2.47

EPS growth (FY2026→FY2027)2.27%

Revenue growth (FY2026)5.71%

Street view

Price target (mean)$86.56*

Target upside12.23%

Ratings (buy / hold / sell)10 / 10 / 0

FY2026 EPS revisions, 30d (up / down)3 / 1

5-year history

Dashed line: average of month-end values

P/E (TTM)

P/S (TTM)

P/B

FCF yield (TTM)

Dividend yield

period to 31 Mar 2026, filed 4 May 2026, close 7 Aug 2026

Discounted cash flow

Ten projected years plus a perpetuity, prefilled from filings — a model to argue with, never a fair-value claim.

Free cash flow, last ten years and TTM

5Y CAGR +4.28%

Assumptions

Growth rate, years 1–10%

Perpetual growth%Discount rate%

Base FCF$M

As filed — not assumptions

Current price$77.12

Cash & equivalents—

Total debt$30.00M

Shares outstanding183.09M

Result

DCF price per share—

Current price$77.12

Margin of safety—

PV of years 1–10$3.15B

PV of terminal value$5.00B

Equity value—

Market-implied growth—

Projected FCF, years 1–10

Hover for PV and growth

Projection detail

Override growth for any year; blank years use the uniform rate

Year	2026	2027	2028	2029	2030	2031	2032	2033	2034	2035	Terminal
Growth, %											2.5
FCF	$396.88M	$413.87M	$431.58M	$450.05M	$469.31M	$489.40M	$510.35M	$532.19M	$554.97M	$578.72M	$10.79B
PV	$367.48M	$354.82M	$342.60M	$330.80M	$319.41M	$308.40M	$297.78M	$287.52M	$277.62M	$268.06M	$5.00B

period to 31 Mar 2026, filed 4 May 2026, close 7 Aug 2026