Regency Centers Corporation (REG) Stock Valuation — PE Analysis
REIT - Retail · NASDAQ
Current Price
$74.62
PE Ratio (TTM)
21.1x
Intrinsic Value
$71.96
-3.7% margin of safety
COMPETITIVE MOAT
↑Grocery-Anchored Dominance
REG's portfolio is anchored by high-quality grocery stores, a resilient tenant class. This attracts consistent foot traffic and strong tenant retention, creating a stable revenue base.
↑Prime Location Strategy
The company focuses on acquiring and developing properties in affluent, high-barrier-to-entry suburban markets. These desirable locations offer limited competition and sustained demand.
↑Tenant Relationships & Retention
Strong relationships with prominent grocery anchors and a high leased rate (97%) demonstrate REG's ability to attract and retain quality tenants. This leads to predictable income streams.
INVESTMENT RISKS
↓Tenant Defaults
While REG has strong tenant retention, a significant tenant default, especially among grocery anchors, could lead to substantial vacancy and reduced rental income. This risk is amplified by economic downturns.
↓Geographic Concentration
A significant portion of REG's portfolio is concentrated in specific regions. Economic downturns or localized issues in these areas could disproportionately impact the company's performance.
↓Capital Expenditure Needs
Maintaining and upgrading properties, including the integration of new technologies like EV charging, requires ongoing capital investment. Unexpectedly high expenditures could strain financial resources.
Base case
REG base case PE valuation
A base case PE valuation for REG estimates a fair value of about $71.96 per share, against a current price of $74.62. The model assumes 4.1% annual earnings growth, a 20.79x target PE multiple, and a 10% discount rate.
Intrinsic Value
$71.96
Margin of safety
-3.7%
Expected annual return
-0.7%
Base case assumptions: 4.1% annual earnings growth, 20.79x target PE, 10% discount rate, 5 year projection. Data as of 2026-09-11.
This base case uses default assumptions and is not financial advice. The fair value changes significantly when the target PE or earnings growth rate changes. Open the calculator to set your own assumptions and see the full sensitivity range.
Customize the REG PE valuation
Adjust the target PE, earnings growth, and discount rate to see how the fair value and margin of safety for Regency Centers Corporation respond.
Open PE Calculator for REGCompany Overview
Regency Centers is recognized as a leading national entity specializing in the ownership, management, and development of retail complexes. These properties are strategically located in prosperous and densely populated market regions. The company's portfolio showcases a collection of thriving sites, expertly curated with high-performing supermarkets, popular eateries, essential service businesses, and premier retailers, all deeply integrated with their local neighborhoods, communities, and clientele. Operating as a comprehensive real estate firm, Regency Centers is a qualified Real Estate Investment Trust (REIT), characterized by its self-administered and self-managed structure, and is a respected constituent of the S&P 500 Index.
Financial Metrics — REG PE Stock Valuation Data
PE Ratio (TTM)
21.1x
PEG Ratio
0.33
Earnings Yield
4.81%
ROE (TTM)
9.6%
Revenue/Share (TTM)
$9.39
Dividend Yield
4.05%
Debt/Equity
0.80x
Frequently Asked Questions
What is the PE ratio of REG?
The trailing twelve-month PE ratio of REG reflects how much investors pay per dollar of Regency Centers Corporation's earnings. This metric is most useful when compared to REIT - Retail peers and the company's own historical range.
Is REG overvalued based on PE ratio?
REG's PE of 21.1x combined with a PEG ratio of 0.33 provides a growth-adjusted perspective. A PEG below 1.0 means the P/E is low relative to the earnings growth rate. Keep in mind that PE-based valuation works best for profitable, mature companies — for high-growth or cyclical REIT - Retail, a DCF analysis may be more appropriate.
How do I value REG stock using PE ratio?
To value Regency Centers Corporation using PE: (1) Compare the current PE (21.1x) against the REIT - Retail median to assess relative pricing, (2) check the PEG ratio (0.33) to adjust for growth expectations, (3) review the 5-year PE range to identify where the stock sits historically, and (4) estimate fair value by multiplying a target PE by forward EPS estimates. This relative approach complements DCF's absolute valuation.
What is the PEG ratio of REG?
REG's PEG ratio is 0.33, calculated by dividing the PE ratio (21.1x) by the expected earnings growth rate. A PEG below 1.0 means the P/E is low relative to the expected earnings growth rate. Note that PEG accuracy depends on the reliability of growth estimates.
Should I use PE ratio or DCF for REG stock valuation?
PE ratio gives a quick relative read — how REG is priced versus REIT - Retail peers. DCF provides an absolute value based on projected free cash flows. For the most reliable valuation, use PE as a quick comparability screen and DCF for a deeper fundamental analysis. Each method has blind spots: PE ignores capital structure and cash flow quality, while DCF is sensitive to growth and discount rate assumptions.
Learn More
- See REG DCF Valuation → — Intrinsic value via Discounted Cash Flow analysis
- PE Methodology — Step-by-step guide to PE ratio stock valuation
- DCF Methodology — Guide to discounted cash flow analysis
- PE Ratio — Understanding the price-to-earnings ratio
- Intrinsic Value — How to evaluate stock fair value
Related PE Valuations
All Real Estate valuationsP/E and DCF value REG with different methods and assumptions, so the two conclusions can differ. Compare the DCF intrinsic value.
Price as of 2026-09-11. Financial data from Financial Modeling Prep (trailing twelve months) · Valuation methodology by Charlie Wang.
This is an estimate, not investment advice.