Jun 2026 (Q2 FY26) — Jul 30, 2026
Regency Centers Q2 FY26 — Strong NOI and Earnings Growth Driven by Operating Fundamentals and Disciplined Capital Allocation
Read the full callRegency Centers (REG) earnings
- Mar 2026
- Jun 2026 (Q2 FY26)
- Dec 2025
Regency Centers earnings: last reported Thu, 30 Jul 2026, for the quarter ended Jun 2026.
Reported
The figures, each with its period
Each figure keeps its basis and period; nothing is filled in.
| Metric | Value | Change | Basis | Period | Note |
|---|---|---|---|---|---|
| Revenue | 412 | +8.3% YoY | Quarterly, as filed | Quarter to Mar 2026 | Revenue from operations as filed. |
| Operating margin | 71.9 | +0.0 pts YoY | Operating profit / revenue | Quarter to Mar 2026 | For the quarter; a change is in percentage points. |
| Net profit | 129 | +17.3% YoY | Quarterly, as filed | Quarter to Mar 2026 | Profit after tax as filed. |
Guidance
What management said, and what became of it
7 of 7 judged targets kept · 11 open · verdicts reflect calls analysed to Jun 2026.
| Target | Original wording | Said | Latest call | Verdict |
|---|---|---|---|---|
| Core operating earnings per share growth | 4.5% at the midpoint | Mar 2026 | our favorable year-to-date performance and enhanced visibility into the second half of the year gives us the confidence to raise our full year forecast for same property and total NOI growth and we now expect core operating earnings per share growth to exceed 5%. | Revised Up |
| Free cash flow | $180 million to $190 million | Jun 2026 | Free cash flows in the area of $180 million, $190 million this year. | New |
11 of REGENCY CENTERS CORP's 18 targets are still open. See which are on track and which have gone quiet. The 2 above are the free sample; 16 more targets are in the full ledger.
Claimed
- Same-property NOI growth of 3.8% in the quarter, primarily driven by base rent.
- Same-property lease rate reached nearly 97%, with commenced occupancy up 20 basis points.
- Cash rent spreads above 10% and GAAP spreads of nearly 20% in the quarter.
- Full-year core operating earnings per share growth expected to exceed 5%, with a $0.03 increase at the midpoint.
- Raised full-year same-property NOI growth by 40 basis points at the midpoint and new development/redevelopment starts to approach $400 million.
Qualified
- Transaction markets are extremely competitive, leading to compressed cap rates, with some trading starting with a 4.
- Non-cash revenue outlook reduced due to lower below-market rent amortization and higher straight-line rent reserves.
- Volatility in construction costs, particularly fuel prices, though managed with contingencies.
Price
$73.04 +1.77% · +$1.27
Performance +1.7% 1Y
1Y: $71.81 on 14 Oct 2025 → $73.04. High $82.68 (17 Jul 2026), low $67.16 (16 Dec 2025).
- Previous close
- $71.77
- 52-week range
- $67.16 – $82.68
- One year
- +0.84%
Overview
- Symbol
- REG
- Sector
- Real Estate
- Exchange
- US
- Currency
- USD
Guidance
What management said, and what became of it
7 of 7 judged targets kept · 11 open · verdicts reflect calls analysed to Jun 2026.
| Target | Original wording | Said | Latest call | Verdict |
|---|---|---|---|---|
| Core operating earnings per share growth | 4.5% at the midpoint | Mar 2026 | our favorable year-to-date performance and enhanced visibility into the second half of the year gives us the confidence to raise our full year forecast for same property and total NOI growth and we now expect core operating earnings per share growth to exceed 5%. | Revised Up |
| Free cash flow | $180 million to $190 million | Jun 2026 | Free cash flows in the area of $180 million, $190 million this year. | New |
Claimed
- Same-property NOI growth of 3.8% in the quarter, primarily driven by base rent.
- Same-property lease rate reached nearly 97%, with commenced occupancy up 20 basis points.
- Cash rent spreads above 10% and GAAP spreads of nearly 20% in the quarter.
- Full-year core operating earnings per share growth expected to exceed 5%, with a $0.03 increase at the midpoint.
- Raised full-year same-property NOI growth by 40 basis points at the midpoint and new development/redevelopment starts to approach $400 million.
Qualified
- Transaction markets are extremely competitive, leading to compressed cap rates, with some trading starting with a 4.
- Non-cash revenue outlook reduced due to lower below-market rent amortization and higher straight-line rent reserves.
- Volatility in construction costs, particularly fuel prices, though managed with contingencies.
The full ledger
Open REGENCY CENTERS CORP’s full ledger
A free account opens 5 company ledgers a month. All 18 tracked commitments, with each call’s wording and source.
Call summaries
Every analysed call
Regency Centers earnings calls (REG)
Financials
What the filings say
Net profit, year on year: +17% (quarter to mar 2026 against mar 2025).
| Line item | Jun 2024 | Sep 2024 | Dec 2024 | Mar 2025 | Jun 2025 | Sep 2025 | Dec 2025 | Mar 2026 |
|---|---|---|---|---|---|---|---|---|
| Sales | 357 | 360 | 373 | 381 | 381 | 388 | 404 | 412 |
| Operating profit | 258 | 261 | 265 | 274 | 281 | 282 | 287 | 296 |
| Operating margin | 72.3% | 72.5% | 71.1% | 71.8% | 73.8% | 72.7% | 71.0% | 71.9% |
| Other income | -31 | -34 | -59 | -49 | -51 | -46 | -30 | -44 |
| Profit before tax | 93 | 90 | 76 | 97 | 95 | 97 | 118 | 110 |
| Net profit | 103 | 101 | 86 | 110 | 106 | 109 | 202 | 129 |
| Line item | Dec 2018 | Dec 2019 | Dec 2020 | Dec 2021 | Dec 2022 | Dec 2023 | Dec 2024 | Dec 2025 |
|---|---|---|---|---|---|---|---|---|
| Equity capital | 2 | 2 | 2 | 2 | 2 | 2 | 2 | 2 |
| Total liabilities | 4,494 | 4,842 | 4,879 | 4,683 | 4,682 | 5,235 | 5,492 | 5,820 |
| Fixed assets | 6 | 7 | 7 | 5 | 6 | 7 | 8 | 13 |
| Total assets | 10,945 | 11,132 | 10,937 | 10,793 | 10,860 | 12,427 | 12,392 | 13,001 |
| Line item | Dec 2018 | Dec 2019 | Dec 2020 | Dec 2021 | Dec 2022 | Dec 2023 | Dec 2024 | Dec 2025 |
|---|---|---|---|---|---|---|---|---|
| Cash from operations | 610 | 621 | 499 | 659 | 656 | 720 | 790 | 828 |
| Cash from investing | -106 | -283 | -26 | -286 | -206 | -342 | -327 | -421 |
| Cash from financing | -508 | -268 | -211 | -656 | -476 | -355 | -493 | -348 |
| Net cash flow | -4 | 70 | 263 | -283 | -26 | 23 | -29 | 59 |
| Capital expenditure | -85 | -223 | -17 | -392 | — | — | — | — |
| Free cash flow | 525 | 399 | 482 | 267 | — | — | — | — |
Insider filings
61 filings between Nov 6, 2025 and Aug 7, 2026.
Open market
decisions to buy or sellPurchases
None
No insider bought shares.
Sales
$40.91M
12 sales by 6 insiders
Compensation
not trading decisions- 15
- Award — granted as compensation
- 25
- Option exercise — converted options into shares
- 7
- Tax withheld — shares kept back by the company to cover tax
Also filed: 2 gifts.
Who traded
open market only| Insider | Bought | Sold | Last filing |
|---|---|---|---|
| STEIN MARTIN E JR | — | $36.42M | May 4, 2026 |
| PALMER LISA | — | $2.00M | Feb 10, 2026 |
| MAS MICHAEL J | — | $1.15M | Feb 10, 2026 |
| WIBBENMEYER NICHOLAS ANDREW | — | $626.7K | May 5, 2026 |
| ROTH ALAN TODD | — | $616.4K | Feb 10, 2026 |
| Devereaux Terah L | — | $99.4K | Jun 12, 2026 |
Latest filings (50)
| Date | Insider | What | Shares | Value |
|---|---|---|---|---|
| Aug 7, 2026 | LINNEMAN PETER Director | Award | 318 | — |
| Aug 7, 2026 | Klein Karin Director | Award | 382 | — |
| Aug 7, 2026 | Parrell Mark J. Director | Award | 334 | — |
| Aug 7, 2026 | BLANKENSHIP C RONALD Director | Award | 167 | — |
| Jun 12, 2026 | Devereaux Terah L Principal Accounting Officer | Sale | 1,240 | $99.4K |
| Jun 12, 2026 | Devereaux Terah L Principal Accounting Officer | Gift | 620 | — |
| May 11, 2026 | Campbell Kristin Ann Director | Option exercise | 71 | — |
| May 11, 2026 | BLAIR BRYCE Director | Option exercise | 71 | — |
| May 11, 2026 | Evens Deirdre Director | Option exercise | 1,736 | — |
| May 11, 2026 | FURPHY THOMAS W Director | Option exercise | 1,736 | — |
| May 11, 2026 | Anderson Gary E Director | Option exercise | 71 | — |
| May 11, 2026 | Simmons James H. III Director | Option exercise | 1,736 | — |
| May 11, 2026 | FURPHY THOMAS W Director | Option exercise | 71 | — |
| May 11, 2026 | BLAIR BRYCE Director | Option exercise | 1,736 | — |
| May 11, 2026 | Klein Karin Director | Option exercise | 71 | — |
| May 11, 2026 | Simmons James H. III Director | Option exercise | 71 | — |
| May 11, 2026 | Anderson Gary E Director | Option exercise | 1,736 | — |
| May 11, 2026 | BLANKENSHIP C RONALD Director | Option exercise | 1,875 | — |
| May 11, 2026 | BLANKENSHIP C RONALD Director | Option exercise | 77 | — |
| May 11, 2026 | LINNEMAN PETER Director | Option exercise | 1,736 | — |
| May 11, 2026 | Campbell Kristin Ann Director | Option exercise | 1,736 | — |
| May 11, 2026 | LINNEMAN PETER Director | Option exercise | 71 | — |
| May 11, 2026 | Klein Karin Director | Option exercise | 1,736 | — |
| May 11, 2026 | Evens Deirdre Director | Option exercise | 71 | — |
| May 6, 2026 | Klein Karin Director | Award | 403 | — |
| May 6, 2026 | BLANKENSHIP C RONALD Director | Award | 453 | — |
| May 6, 2026 | LINNEMAN PETER Director | Award | 336 | — |
| May 6, 2026 | Parrell Mark J. Director | Award | 352 | — |
| May 5, 2026 | WIBBENMEYER NICHOLAS ANDREW W. Regional Pres. & CIO | Sale | 7,927 | $626.7K |
| May 4, 2026 | STEIN MARTIN E JR Executive Chairman | Sale | 157,892 | $12.38M |
| May 4, 2026 | STEIN MARTIN E JR Executive Chairman | Sale | 6,460 | $507.0K |
| May 4, 2026 | STEIN MARTIN E JR Executive Chairman | Sale | 110,263 | $8.64M |
| Mar 11, 2026 | STEIN MARTIN E JR Executive Chairman | Sale | 38,000 | $2.93M |
| Mar 10, 2026 | STEIN MARTIN E JR Executive Chairman | Award | 6,460 | — |
| Mar 10, 2026 | STEIN MARTIN E JR Executive Chairman | Sale | 129,490 | $10.14M |
| Feb 20, 2026 | STEIN MARTIN E JR Executive Chairman | Sale | 10,000 | $763.0K |
| Feb 12, 2026 | HERMAN MICHAEL R Senior VP and General Counsel | Option exercise | 7,459 | — |
| Feb 12, 2026 | PALMER LISA President and CEO | Tax withheld | 32,625 | $2.39M |
| Feb 12, 2026 | PALMER LISA President and CEO | Option exercise | 82,877 | — |
| Feb 12, 2026 | WIBBENMEYER NICHOLAS ANDREW W. Regional Pres. & CIO | Option exercise | 17,345 | — |
| Feb 12, 2026 | ROTH ALAN TODD E. Regional Pres. & COO | Tax withheld | 6,846 | $502.5K |
| Feb 12, 2026 | ROTH ALAN TODD E. Regional Pres. & COO | Option exercise | 17,374 | — |
| Feb 12, 2026 | MAS MICHAEL J EVP and CFO | Tax withheld | 10,367 | $760.9K |
| Feb 12, 2026 | MAS MICHAEL J EVP and CFO | Option exercise | 26,196 | — |
| Feb 12, 2026 | STEIN MARTIN E JR Executive Chairman | Tax withheld | 6,072 | $445.7K |
| Feb 12, 2026 | WIBBENMEYER NICHOLAS ANDREW W. Regional Pres. & CIO | Tax withheld | 9,418 | $691.3K |
| Feb 12, 2026 | STEIN MARTIN E JR Executive Chairman | Option exercise | 15,247 | — |
| Feb 12, 2026 | HERMAN MICHAEL R Senior VP and General Counsel | Tax withheld | 2,807 | $206.0K |
| Feb 12, 2026 | Devereaux Terah L Principal Accounting Officer | Option exercise | 3,506 | — |
| Feb 12, 2026 | Devereaux Terah L Principal Accounting Officer | Tax withheld | 1,479 | $108.6K |
Source: SEC Form 4 filings. Form 4 reports transactions, not the cap table — absence of filings says nothing about how much an insider owns, and a quiet window is not a signal.
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