If You Invested in Regency Centers Corporation (REG)
Looking for the current price? See the REG quote & overviewWhat $1,000 or $10,000 in REG Would Be Worth Now
Real historical value by amount invested and how long ago| If you invested | 1 year ago | 5 years ago | 10 years ago | Since Oct 30, 2015 |
|---|---|---|---|---|
| $1,000 | $1,055 +6% | $1,039 +4% | $1,016 +2% | $1,077 +8% |
| $10,000 | $10,554 +6% | $10,395 +4% | $10,155 +2% | $10,770 +8% |
Based on real historical closing prices adjusted for stock splits, without dividends, through 2026-10-28. Figures with dividends reinvest each cash dividend at the previous close less the dividend, before taxes. Past performance does not guarantee future results.
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REG vs S&P 500Year-by-Year Returns
REG annual performance| Year | Start Price | End Price | Annual Return | Cumulative |
|---|---|---|---|---|
| 2015 | $67.96 | $68.12 | +0.2% | +0.2% |
| 2016 | $68.12 | $68.95 | +1.2% | +1.5% |
| 2017 | $68.95 | $69.18 | +0.3% | +1.8% |
| 2018 | $69.18 | $58.68 | -15.2% | -13.7% |
| 2019 | $58.68 | $63.09 | +7.5% | -7.2% |
| 2020 | $63.09 | $45.59 | -27.7% | -32.9% |
| 2021 | $45.59 | $75.35 | +65.3% | +10.9% |
| 2022 | $75.35 | $62.50 | -17.1% | -8.0% |
| 2023 | $62.50 | $67.00 | +7.2% | -1.4% |
| 2024 | $67.00 | $73.93 | +10.3% | +8.8% |
| 2025 | $73.93 | $69.03 | -6.6% | +1.6% |
| 2026 | $69.03 | $73.19 | +6.0% | +7.7% |
About Regency Centers Corporation
Real Estate · NASDAQ
Regency Centers Corporation (NASDAQ: REG) is a qualified real estate investment trust (REIT) that focuses on shopping centers. According to the company’s public disclosures, Regency Centers is a national owner, operator, and developer of shopping centers located in suburban trade areas with what it describes as compelling demographics. The company is self-administered, self-managed, and is a member of the S&P 500 Index.
Regency Centers’ retail portfolio is described as being merchandised with highly productive grocers, restaurants, service providers, and other retailers. The company emphasizes that its properties are intended to connect to their neighborhoods, communities, and customers. As a shopping center-focused retail REIT, Regency Centers’ business model centers on owning, operating, and developing retail real estate rather than manufacturing products or offering traditional financial services.
The company’s portfolio scale and composition are highlighted in third-party and company descriptions. Regency Centers is identified as one of the largest shopping center-focused retail REITs, with a portfolio that includes interests in hundreds of properties and tens of millions of square feet of retail space. The portfolio is characterized as geographically diversified, and a significant portion of the properties are grocery-anchored centers. Grocery stores account for a meaningful share of annual base rent, reflecting the importance of grocery-anchored formats within the portfolio.
Regency Centers also describes itself as operating as a fully integrated real estate company. In practice, this means the organization combines ownership, operations, and development capabilities within a single platform. The company’s activities include developing new shopping centers, redeveloping existing centers, and managing leasing and operations at its properties. Public disclosures reference in-process development and redevelopment projects and note that the company undertakes ground-up development as well as redevelopment of existing assets.
In addition to its common stock, Regency Centers has issued preferred stock classes that trade on Nasdaq under separate symbols. The company also conducts certain activities through Regency Centers, L.P., its operating partnership. SEC filings reference the issuance of limited common partnership units by the operating partnership in connection with property acquisitions, reflecting the use of partnership units as part of the capital structure.
Regency Centers’ communications frequently reference corporate responsibility and its corporate responsibility report, indicating that the company tracks and reports on initiatives related to that program. The company also participates in investor conferences and industry events, and it provides earnings releases, supplemental information, and investor presentations through its investor relations channels, as reflected in multiple Form 8-K filings.
Business model and operations
As a shopping center-focused retail REIT, Regency Centers’ core business is the ownership, operation, and development of shopping centers. The company’s disclosures emphasize grocery-anchored centers and needs-based tenants, including grocers, restaurants, and service providers. These tenants are described as highly productive, and the centers are positioned in suburban trade areas with specific demographic characteristics that the company finds attractive.
Regency Centers’ operating model includes leasing space to tenants, managing occupancy levels, and undertaking development and redevelopment projects. Public filings and earnings releases discuss metrics such as net operating income (NOI), same property NOI growth, leasing spreads on new and renewal leases, and occupancy levels in the same property portfolio. These metrics are central to how the company evaluates its performance as a REIT focused on shopping centers.
The company’s capital allocation activities, as described in earnings releases and Form 8-K filings, include property acquisitions, dispositions, and investment in development and redevelopment projects. For example, Regency Centers has disclosed acquisitions of shopping centers and portfolios of centers, as well as dispositions of certain assets. It has also reported on the issuance of senior unsecured notes, use of a revolving credit facility, and issuance of operating partnership units in connection with acquisitions.
Portfolio characteristics
Descriptions of Regency Centers’ portfolio highlight several recurring characteristics:
- A focus on shopping centers in suburban trade areas.
- A large proportion of grocery-anchored centers, with grocery stores representing a notable share of annual base rent.
- Merchandising that includes grocers, restaurants, service providers, and other retailers.
- Geographic diversification, with no single market representing more than a specified portion of total company net operating income, according to third-party descriptions.
The company has also reported on in-process development and redevelopment projects with substantial estimated net project costs, indicating ongoing investment in its portfolio. These projects include both ground-up developments and redevelopments of existing centers.
Capital structure and securities
Regency Centers’ common stock trades on Nasdaq under the symbol REG. In addition, SEC filings identify two series of cumulative redeemable preferred stock: 6.250% Series A Cumulative Redeemable Preferred Stock and 5.875% Series B Cumulative Redeemable Preferred Stock, which trade on Nasdaq under separate symbols. The company also operates through Regency Centers, L.P., its operating partnership, which has issued limited common partnership units in connection with acquisitions.
Filings describe the company’s use of senior unsecured notes, a revolving credit facility, and preferred stock dividends as part of its capital structure. Earnings releases and Form 8-K filings provide information on guidance for funds from operations (FFO), core operating earnings, development and redevelopment spending, acquisitions, and dispositions.
Index membership and classification
Regency Centers states that it is an S&P 500 Index member. It is classified as a REIT focused on shopping centers and is associated with the finance and insurance sector and other financial vehicles industry classification. Its activities, however, are centered on real estate ownership and operations rather than traditional financial services.
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Frequently Asked Questions
Regency Centers Corporation investment returns
How much would $1,000 invested in Regency Centers Corporation be worth today?
If you invested $1,000 in Regency Centers Corporation (REG) 10 years ago on 2016-10-31, your investment would be worth $1,016 as of 2026-10-28, a +1.6% price return without dividends, growing at a compounded rate of 0.2% per year (CAGR).
Has Regency Centers Corporation outperformed the S&P 500?
Over the past 10 years, REG returned +1.6% compared to +263.4% for the S&P 500, underperforming the benchmark by 261.8 percentage points.
What is Regency Centers Corporation's average annual return?
The compound annual growth rate (CAGR) of REG’s share price over the past 10 years is 0.2%, without dividends. Individual years vary a great deal, and REG’s best recent full year was 2021 (+65.3%) while the worst was 2020 (-27.7%).
For informational and educational purposes only, not investment advice.
