Is REGENCY CENTERS CORP (REG) undervalued?
REGENCY CENTERS CORP trades on a P/E of 281.36 against earnings growth of -37.8% a year over the last 3 years, giving a PEG ratio of —.
Earnings figures are measured from REG’s filed annual accounts, not estimated. PEG compares price to earnings growth alone — it says nothing about debt, cash generation, or what an acquirer would pay. Read it alongside the figures below rather than on its own.
Not available — requires positive earnings and a growth estimate.
What it would cost to buy REG
Enterprise value is not shown for REG: enterprise value is not meaningful for banks and insurers, whose debt is an operating input rather than financing.
| Measure | Value |
|---|---|
| Diluted earnings per shareto 2020-12-31 | $0.26 |
| P/E ratioto 2020-12-31 | 281.4 |
| Earnings growth (3-year CAGR)to 2020-12-31 | −37.8% |
| PEG ratio | — |
| Market capitalisationto 2026-04-30 | $13.65B |
| Total debtto 2026-03-31 | $5.00B |
| Net debtto 2026-03-31 | $4.86B |
| Enterprise value | — |
| EBITDAto 2025-12-31 | $1.53B |
| Free cash flow | — |
| EV / EBITDA | — |
| EV / Sales | — |
| Free cash flow yield | — |
| Net debt / EBITDAto 2025-12-31 | 3.2× |
| Return on capital employedto 2025-12-31 | 9.4% |
Earnings growth is measured across REGENCY CENTERS CORP’s own filed annual accounts. PEG conventionally uses forecast growth from analyst estimates; filings contain only history, so this is trailing growth and will read differently from a PEG quoted elsewhere. Earnings per share are computed as net income ÷ diluted shares, this issuer not tagging a per-share figure.
Not shown, and why
- PEG ratio
- earnings shrank over the period measured, so dividing the P/E by growth has no meaning.
- Enterprise value
- enterprise value is not meaningful for banks and insurers, whose debt is an operating input rather than financing.
- Free cash flow
- capital expenditure not reported for a full year.
- EV / EBITDA
- enterprise value is not meaningful for banks and insurers, whose debt is an operating input rather than financing.
- EV / Sales
- enterprise value is not meaningful for banks and insurers, whose debt is an operating input rather than financing.
- Free cash flow yield
- capital expenditure not reported for a full year.
Against the sector
REG against 26 listed companies sharing its classification — Real Estate Investment Trusts. A multiple means little on its own; the column that matters is the gap. See what REITs trade on.
| Measure | REG | Sector median | Difference |
|---|---|---|---|
| Net debt / EBITDA | 3.2× | 4.9× | −1.7× |
| Return on capital employed | 9.4% | 7.3% | +2.2% |
| Operating margin | 72.3% | 45.0% | +27.3% |
AMT, ARE, BXP, CCI, CPT, DLR, DOC, EQIX, ESS, EXR, FRT, HST, IRM, KIM, MAA, O, PLD, PSA, SBAC, SPG, UDR, VICI, VMRK, VTR, WELL, WY.
Medians are taken across peers where the measure could be computed, so the sample differs by row. Green marks the direction conventionally read as cheaper or stronger — it is a direction, not a recommendation.
Market ratios
Price-based ratios from market data. Anything drawn from a filed statement is in the enterprise-value section above, with its source.
| Metric | Value |
|---|---|
| Price | $74.53 |
| PEGY ratio | — |
| Dividend yield | 4.05% |
| Price / book | — |
| Price / sales | — |
| Return on equity | 8.3% |
| Profit margin | — |
| Operating margin | — |
| Debt / equity | 71.32 |
| Current ratio | — |
| Beta | 0.82 |
| 52-week range | $66.86 – $83.66 |
Not reported for REG: pegy ratio, price / book, price / sales, profit margin, operating margin, current ratio. A dash means the figure was not available from the source, not that it is zero.
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About REG’s valuation
- What is the PEG ratio for REGENCY CENTERS CORP (REG)?
- REGENCY CENTERS CORP has a PEG ratio of —, from a P/E of 281.36 and earnings growth of -37.8% a year measured across 3 years of filed accounts. Note that PEG is conventionally quoted against forecast growth; this uses reported history, so it will differ from a PEG you see elsewhere.
- Is REG undervalued right now?
- That depends on the measure. On PEG, REG reads —. The PEG ratio compares price to earnings growth alone — it ignores debt, cash generation and asset backing, so it is a starting point rather than a conclusion. The enterprise-value measures above account for debt and cash; they often tell a different story.
- What is the PEGY ratio for REG?
- The PEGY ratio for REGENCY CENTERS CORP is —. PEGY adds the dividend yield of 4.05% to the growth rate in the denominator, which gives a fairer reading of companies returning cash as income rather than growth.
- Where do these REG figures come from?
- Market price and capitalisation come from live market data; earnings, growth and dividend figures come from REGENCY CENTERS CORP's published financial statements. Every derived ratio on this page shows the arithmetic that produced it.
This page describes published financial data. It is not investment advice and makes no recommendation to buy or sell REG.