Regency Centers (REG)
What the price implies
A reverse DCF: instead of guessing a fair value, it asks what growth today's price already assumes. How it works.
Fundamental grade
Five factors scored 1 to 9 from REG's latest numbers, weighted into one grade. It describes the business, not whether the stock is a buy.
Key numbers
Results from SEC filings
Fiscal years, from Regency Centers's 10-K filings. The deep dive has 15+ years, quarters and every line.
| Fiscal year | 2021 | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|---|
| Revenue | $1.2B | $1.2B | $1.3B | $1.5B | $1.6B |
| Net income | $361M | $483M | $365M | $400M | $527M |
| Free cash flow | — | — | — | — | — |
| EPS (diluted) | — | — | — | — | — |
| Operating margin | 84.2% | 73.3% | 71.9% | 72.0% | 72.3% |
Superinvestors who own REG
From each investor's latest 13F filing (what a 13F shows). 3 of the investors we track hold it.
| Investor | Last quarter | Value | % of portfolio | Quarter |
|---|---|---|---|---|
| Cliff Asness AQR Capital Management |
Trimmed | $47M | 0.02% | Q2 2026 |
| Joel Greenblatt Gotham Asset Management |
Added | $23M | 0.05% | Q2 2026 |
| Mario Gabelli GAMCO Investors |
Trimmed | $3M | 0.03% | Q2 2026 |
Insider buying
Open-market purchases by Regency Centers's executives and directors in the last 12 months, from SEC Form 4 filings. What insider buying tells you.
| Date | Insider | Shares | Price | Value |
|---|---|---|---|---|
| Jan 9, 2026 | Gilbert Ray Cisneros, Jr. |
0 | $69.72 | — |
| Jan 9, 2026 | Gilbert Ray Cisneros, Jr. |
0 | $69.72 | — |
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In the full deep dive
Questions
Are Regency Centers insiders buying the stock?
2 open-market insider purchases of REG in the last 12 months, from SEC Form 4 filings.
Which superinvestors own Regency Centers?
3 of the superinvestors Investingly tracks hold REG in their latest 13F, including Cliff Asness, Joel Greenblatt, Mario Gabelli.
Prices and ratios as of Oct 7, 2026; statements from SEC filings. Information only, not investment advice. Superinvestor holdings come from 13F filings, which are filed up to 45 days after each quarter ends.