Company file · REG
Regency Centers
Regency Centers' revenue rose 6.9% in FY2025, to $1.6B, and net income rose 31.7% to $527M
Revenue rose 6.9% to $1.6B in FY2025, from $1.5B in FY2024. Net income rose 31.7% to $527M.
Key facts
Regency Centers (Nasdaq: REG) reported revenue of $1.6B for fiscal 2025, the year ended Dec 31, 2025, up 6.9% from fiscal 2024. Net income was $527M, up 31.7%. In its latest 10-Q, for the quarter ended Sep 30, 2026, revenue was $419M, up 8.1% from the same quarter a year earlier, and net income was $79M. Sources: 10-K for fiscal 2025 (filed Feb 13, 2026) and 10-Q for the quarter ended Sep 30, 2026 (filed Nov 6, 2026).
Source: 10-K FY2025, filed Feb 13, 2026
Source: 10-Q filed May 4, 2026 · 10-Q filed Nov 6, 2026
How it makes money
Regency Centers reported revenue of $1.6B for FY2025, and net income of $527M.
Learn more: Revenue vs. net income · Gross, operating and net margin
What changed last quarter
Comparing Q3 2026 (Jul to Sep 2026) compared with Q3 2025 (Jul to Sep 2025)
Each pair of bars shows the dollar amount for both quarters. Longer bar, more money. Bars in a group share one scale.
Q3 2026Q3 2025
Company
Source: Regency Centers 10-Q for the quarter ended Sep 30, 2026, filed Nov 6, 2026
The bull case and the bear case
The bull case
- Revenue rose 6.9% in FY2025 to $1.6B, from $1.5B a year earlier. 10-K, FY2025
- Net income rose 31.7% in FY2025 to $527M, from $400M. 10-K, FY2025
- Operating cash flow rose 4.7% in FY2025 to $828M. 10-K, FY2025
- Revenue in the quarter ended Sep 30, 2026 was $419M, up 8.1% on a year earlier. 10-Q, quarter ended Sep 30, 2026
The bear case
- Total debt rose 7.5% in FY2025 to $4.7B. 10-K, FY2025
- Net income in the quarter ended Sep 30, 2026 was $79M, down 28.2% on a year earlier. 10-Q, quarter ended Sep 30, 2026
- The company's own risk factors are in Item 1A of its 10-K. Risks common in this industry include interest rates; occupancy and rents; property markets. 10-K, Item 1A
What optimists and skeptics tend to point to, each tied to a filing. Ticker Sage doesn't pick a side, and neither list is a reason to buy or sell.
What the company does
Regency Centers is in the retail REITs industry, part of the real estate sector. The SEC files it under Real Estate Investment Trusts.
The full description of Regency Centers' business is in Item 1 of its 10-K, linked below. This page shows its revenue in total only, because its tagged data has no breakdown that adds up to total revenue.
Its fiscal year ends in December; the latest, FY2025, ended Dec 31, 2025.
Source: 10-K, Item 1 Business
Risks common in this industry
These are general risks for companies in the retail REITs industry. They are not a summary of Regency Centers’s own risk factors; for those, read Item 1A of its latest 10-K, linked below.
- Interest ratesHigher rates raise borrowing costs and can lower property values.
- Occupancy and rentsVacancies, tenant defaults and weaker rents reduce income.
- Property marketsLocal supply, demand and values vary by market and property type.
- Capital and developmentAcquisitions and developments need financing and may not earn what was planned.
- Regulation and taxesProperty, zoning and tax rules, including the rules for REIT status, affect results.
Source: 10-K, Item 1A Risk Factors (the company's own list, in the company's words)
Three years of key numbers
Every number links to its filing; hover for the XBRL tag. A dash means the number isn't cleanly available, and we don't estimate it.
| US$ | FY2023 | FY2024 | FY2025 |
|---|---|---|---|
| Revenue | $1.3B | $1.5B | $1.6B |
| Net income | $365M | $400M | $527M |
| Operating cash flow | $720M | $790M | $828M |
| Cash & equivalents (year end) | $91M | $62M | $121M |
| Total debt (year end) | $4.2B | $4.4B | $4.7B |
- Revenue: Total revenue for the fiscal year, as the company reports it on its income statement.
- Net income: Net income attributable to the company's shareholders, after all costs, interest and taxes.
- Operating cash flow: Cash the business brought in from its day-to-day operations during the year (cash flow statement).
- Cash & equivalents: Cash, cash equivalents and restricted cash, the only cash total tagged in its filings.
- Total debt: Long-term debt, at carrying value.
Learn more: How to read an income statement · Earnings per share, basic and diluted · Free cash flow · How to read a balance sheet · Growth rate calculator · P/E calculator · Market cap calculator · Free cash flow calculator · Return on equity and assets calculator
Explainers for this page
- Net debt and net cash
- Debt-to-equity ratio
- The cash flow statement
- Risk factors (Item 1A)
- Segment reporting
- Executive and director changes: 8-K Item 5.02
- Return on assets (ROA)
Plain-English guides to terms this file uses, with real numbers from filings.
About these numbers
What we left out
- Diluted shares: the company's filing data doesn't carry them for all the years shown, so they aren't shown.
- Revenue by segment, product or region: the company's XBRL data has no breakdown that adds up to total revenue, so none is shown. The 10-K has its own segment note.
Recent filings
| Form | Filed | Period |
|---|---|---|
| 10-Q | Nov 6, 2026 | Sep 30, 2026 |
| 10-Q | Aug 3, 2026 | Jun 30, 2026 |
| 10-Q | May 4, 2026 | Mar 31, 2026 |
| DEF 14A | Mar 25, 2026 | May 6, 2026 |
| 10-K | Feb 13, 2026 | Dec 31, 2025 |
Learn more: 10-K vs. 10-Q vs. 8-K · Form 4 insider filings · Fiscal years and quarters
Common questions about Regency Centers
How does Regency Centers make money?
Regency Centers's revenue was $1.6B in fiscal 2025. Regency Centers reported revenue of $1.6B for FY2025, and net income of $527M. Source: 10-K for fiscal 2025, filed Feb 13, 2026.
What was Regency Centers's revenue in fiscal 2025?
$1.6B of revenue for the fiscal year ended Dec 31, 2025, up 6.9% from $1.5B in fiscal 2024. Fiscal 2023 was $1.3B. Source: 10-K for fiscal 2025, filed Feb 13, 2026.
Is Regency Centers profitable?
Regency Centers reported net income of $527M for fiscal 2025, up 31.7% from $400M in fiscal 2024. That is a profit under US accounting rules (GAAP). In the quarter ended Sep 30, 2026, net income was $79M. The page's About these numbers section explains what is included. Source: 10-K for fiscal 2025, filed Feb 13, 2026.
What did Regency Centers report in its latest quarterly filing?
Revenue was $419M in the quarter ended Sep 30, 2026, up 8.1% from $388M a year earlier. Net income was $79M, down 28.2% from $109M. Source: 10-Q for the quarter ended Sep 30, 2026, filed Nov 6, 2026.
How much cash and debt does Regency Centers have?
Regency Centers had $138M in cash and cash equivalents and $4.9B of total debt on Sep 30, 2026. Total debt here is long-term debt, at carrying value. Source: 10-Q filed Nov 6, 2026.
What are the main risks Regency Centers faces?
Regency Centers's own risk factors are in Item 1A of its 10-K for fiscal 2025, filed Feb 13, 2026. Risks that are common among companies in the retail REITs industry include Interest rates; occupancy and rents; property markets; capital and development; regulation and taxes. The first: Higher rates raise borrowing costs and can lower property values. Source: 10-K, Item 1A Risk Factors.
Where do these Regency Centers numbers come from?
From Regency Centers's own SEC filings: the 10-K for fiscal 2025 (filed Feb 13, 2026) and the 10-Q for the quarter ended Sep 30, 2026 (filed Nov 6, 2026), read through the SEC's public XBRL data. Each number on this page links to its filing. Methodology explains how fiscal years and missing numbers are handled.
Tracked funds that report owning Regency Centers
- Millennium Management: 1,251,299 shares, reported value $99.8M at Jun 30, 2026 (+177.7% in shares since the filing for Mar 31, 2026). Form 13F filed Aug 14, 2026.
- Renaissance Technologies: 883,295 shares, reported value $70.4M at Jun 30, 2026 (+60.7% in shares since the filing for Mar 31, 2026). Form 13F filed Aug 13, 2026.
- Citadel Advisors: 288,814 shares, reported value $23.0M at Jun 30, 2026 (−65.4% in shares since the filing for Mar 31, 2026). Form 13F filed Sep 2, 2026.
- Point72 Asset Management: 228,806 shares, reported value $18.2M at Jun 30, 2026 (−1.7% in shares since the filing for Mar 31, 2026). Form 13F filed Aug 14, 2026.
- Two Sigma Investments: 15,281 shares, reported value $1.2M at Jun 30, 2026 (+61.2% in shares since the filing for Mar 31, 2026). Form 13F filed Aug 14, 2026.
From each fund’s latest Form 13F, which is filed up to 45 days after quarter end and lists long positions in US-listed stocks only. A listing here is a fact about a filing, not a view on the stock. What a 13F does and doesn’t show.
Disclosures
- Editor holdings in REG
- The editor holds no position in Regency Centers (REG). As of Nov 11, 2026.
- Trading rule
- The editor does not buy or sell REG from 3 days before to 3 days after this page is published or substantively updated.
- Compensation
- Nobody paid for this page. No affiliate links on this page.
- Sources
- The company's SEC filings, linked next to each number or, for charts, in the source line under them.
- Last updated
- Nov 10, 2026
General education, the same for every reader. Not a recommendation to buy, sell or hold REG, and it doesn't consider your situation.
Compare with peers
| Company | Fiscal year | Revenue | Revenue growth | Net income |
|---|---|---|---|---|
| Regency CentersREG | FY2025 | $1.6B | +6.9% | $527M |
| Simon Property GroupSPG | FY2025 | $6.4B | +6.7% | $5.4B |
| Realty IncomeO | FY2025 | $5.7B | +9.1% | $1.1B |
| Kimco RealtyKIM | FY2025 | $2.1B | +5.1% | $585M |
| Federal Realty Investment TrustFRT | FY2025 | $1.3B | +6.4% | $411M |
Each row is that company’s latest fiscal year from its own 10-K, using its own revenue and net income lines. Fiscal years end in different months, and line definitions differ (banks, insurers and oil companies count revenue differently), so this is a rough side-by-side, not a like-for-like comparison.
More company files
- AMT American Tower
- WELL Welltower
- PLD Prologis
- EQIX Equinix
- DLR Digital Realty
- PSA Public Storage
- VTR Ventas
- CBRE CBRE Group
- IRM Iron Mountain
- EXR Extra Space Storage
- VICI Vici Properties
- CCI Crown Castle
- SBAC SBA Communications
- ESS Essex Property Trust
- ARE Alexandria Real Estate Equities
- CPT Camden Property Trust
- HST Host Hotels & Resorts
- MAA Mid-America Apartment Communities
- WY Weyerhaeuser
- INVH Invitation Homes
- UDR
- CSGP CoStar Group
- DOC Healthpeak Properties
- BXP
- AAPL Apple
- MSFT Microsoft
- NVDA Nvidia
- AMZN Amazon
- GOOGL Alphabet
- META
New to filings? Learn has plain-English explainers and Tools has calculators. Methodology & Disclosures covers where every number comes from.