Regency Centers Corporation· REG

🇺🇸 US · LargeSP500NASDAQ

Real Estate REIT - Retail Website

Price: $72.95
Day: -0.23%
Mkt Cap: $13.32B
52W Range: $66.86 – $83.66
Volume: 2.44M
Beta: 0.81

D35D Framework

Valuation Analysis

Intrinsic-value engines paired with peer-anchored multiples.

Valuation: 3.0 / 5 (In line with estimate); at $72.95 the price is in line with the blended estimate of $71
Estimates: REIT $65, sector peers $68 (38 companies), own 10-year history $84
Multiples: P/E 20.7x vs sector median 29.6x; EV/EBITDA 15.6x vs sector median 17.3x

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Valuation Assessment

REG Valuation Summary

How the REIT (FFO-DDM) model, sector peers, and the stock's own history value it, combined into one estimate

Overall valuation

3.0/5

In line with estimate

REIT (FFO-DDM) + market · blended estimate

$71-3.3%

Blending the REIT (FFO-DDM) intrinsic value with the market evidence from peers and the stock's own history, the price is in line with the blended estimate.Last updated September 21, 2026.

About this estimate

This calculator estimates what a real estate investment trust could be worth today by projecting its funds from operations (FFO), converting them to dividends, and discounting those to the present. It is a general research and education tool. It is not personal financial advice, not a forecast of the share price, and it does not take account of your objectives or circumstances.

The result is highly sensitive to its inputs, especially when the gap between the FFO growth rate and the discount rate is narrow. Our FFO is a standardised approximation and a trust's officially reported FFO may differ, so treat the output as directional, one estimate within a wide range, not a precise figure.

The estimate runs on a set of assumptions: an FFO growth path, a payout ratio, a discount rate (cost of equity), and a terminal growth rate. Each one is shown in the assumptions panel below, and you can change any of them to test your own scenario.

The default assumptions are a reasonable starting point because they are derived from the trust's own reported financials together with market-standard inputs, with the discount rate built from the current government-bond (risk-free) rate, the company's beta, and a published equity-risk premium, and they are refreshed each data cycle. They are defaults for a neutral calculation, not our view of the right values for you.

This calculator is a research and education tool. It is not intended to be relied on for the purpose of making a decision about any financial product, and you should consider obtaining advice from a licensed financial adviser before making any financial decision.

REIT Valuation

FFO-based dividend discount model for REG. This is the standard valuation lens for real-estate companies, where GAAP earnings understate cash-generating power.

Model estimate & assumptions

REIT Intrinsic Value

Per-share intrinsic value from the REIT valuation engine.

FFO-Based DDMIn line with estimate

Intrinsic (REIT)$64.93

Current price$72.95

Gap$8.02

Upside-11.0%

Growth: Historical FFO CAGR

REG's price is in line with this REIT estimate, discounting FFO of $4.99 per share growing at 3.0% with a 90% payout ratio at a 8.0% cost of equity. You can adjust these inputs in the Customize Parameters section.

Customize Parameters

Stress-test the FFO growth, payout, and discount-rate assumptions.

FFO Growth Rate

FFO Payout Ratio

Cost of Equity

Initial Growth Period

yrs

Tapering then runs from year 6 to year 10.

Total Forecast Period

yrs

Terminal Growth

FFO & dividend projection

Model details

Other models

Valuation Multiples

Per-metric breakdown of how REG is priced relative to its sector peers, its own 10-year history, and analyst forward estimates.

Valuation context: For financial institutions, FCF Yield and P/B (in the expanded section) carry more weight than standard earnings multiples. Regulatory capital and accounting differences make P/E less directly comparable.

What sector peers imply

Value if it traded at the sector-median multiple

What its own history implies

Value if it traded at its own 10-year median multiple

How the Multiples lens works

Five primary multiples surface the headline call; five additional multiples sit one click deeper for context.

Valuation multiples compare a company's market price to its financial fundamentals. The primary grid covers both the equity perspective (P/E, PEG, FCF Yield) and the enterprise value perspective (EV/EBITDA, EV/FCF) so you see how the market prices the company two ways simultaneously.

Price-based multiples use market cap and reflect what equity investors pay. EV-based multiples include debt and are better for comparing companies with different capital structures. The expanded section below adds P/B, P/S, P/FCF, EV/EBIT, and EV/Sales for additional perspective.

Learn more about the 5D valuation methodology

Valuation Analysis

Intrinsic-value engines paired with peer-anchored multiples.

Valuation: 3.0 / 5 (In line with estimate); at $72.95 the price is in line with the blended estimate of $71

Estimates: REIT $65, sector peers $68 (38 companies), own 10-year history $84

Multiples: P/E 20.7x vs sector median 29.6x; EV/EBITDA 15.6x vs sector median 17.3x

Regency Centers Corporation· REG

Valuation Analysis

REIT Valuation

Model estimate & assumptions

FFO & dividend projection

Model details

Supporting metrics

Year-by-year projections & PV bridge

Sensitivity analysis (cost of equity × terminal growth)

Formula reference

How the REIT model works

Second opinion: DDM valuationClick to expand. This engine is not the primary lens for this stock, but it produced a plausible result worth a look.$75+2.4%

Valuation Multiples

Additional valuation multiples5 more metrics: P/B Ratio, P/S Ratio, P/FCF, EV/EBIT, EV/Sales

How implied prices are calculated

Primary multiples primer

Search stocks

Valuation Analysis

REIT Valuation

Model estimate & assumptions

FFO & dividend projection

Model details

Supporting metrics

Year-by-year projections & PV bridge

Sensitivity analysis (cost of equity × terminal growth)

Formula reference

How the REIT model works

Second opinion: DDM valuationClick to expand. This engine is not the primary lens for this stock, but it produced a plausible result worth a look.$75+2.4%

Valuation Multiples

Additional valuation multiples5 more metrics: P/B Ratio, P/S Ratio, P/FCF, EV/EBIT, EV/Sales

How implied prices are calculated

Primary multiples primer