On 12 Nov 2026 our base value for Regency Centers is $86.30 a share, 13.9% above its $75.74 close; 1 of 1 valuation methods put it above the price.
| Method | Value | vs price | Basis |
|---|---|---|---|
| Discounted cash flow | — | — | not used for REITs: depreciation of property makes earnings and free cash flow understate what a REIT earns; see price to FFO |
| Exit multiple (P/E) | — | — | not used for REITs: depreciation of property makes earnings and free cash flow understate what a REIT earns; see price to FFO |
| Sum of the parts | — | — | not used for REITs: REITs are valued on funds from operations; see price to FFO |
| Price to sales | — | — | not used for REITs: REITs are valued on funds from operations; see price to FFO |
| Tangible book | — | — | not used for REITs: REITs are valued on funds from operations; see price to FFO |
| Price to FFO (REITs) | $86.30 | +13.9% | funds from operations $5.07 a share (FY2025) at its own 5-year median of 17× (today 14.9×) |
Each working is rebuilt by code from the valuation's own figures and checked against the published value.
| Fiscal year | Net income | Depreciation | FFO | Shares | FFO per share | Year-end close | P/FFO |
|---|---|---|---|---|---|---|---|
| 2021 | $366.29m | $280.39m | $646.68m | 170.69m | $3.79 | $75.35 | 19.9× |
| 2022 | $488.04m | $298.70m | $786.74m | 171.79m | $4.58 | $62.50 | 13.6× |
| 2023 | $370.87m | $323.15m | $694.02m | 176.37m | $3.93 | $67.00 | 17.0× |
| 2024 | $409.84m | $372.01m | $781.85m | 183.04m | $4.27 | $73.93 | 17.3× |
| 2025 | $540.95m | $382.75m | $923.71m | 182.23m | $5.07 | $69.03 | 13.6× |
| Median P/FFO | 17.0× |
| Latest FFO per share (FY2025) | $5.07 |
| Value per share = median × latest FFO per share | $86.30 |
For a REIT the base value is the price-to-FFO value: $86.30 a share.
Bear $69.18 · Base $86.30 · Bull $87.73 (the REIT's own lower and upper quartile price-to-FFO)
One-year price simulation: a 70% chance the price is higher than today's $75.74 in a year, from 15.26% volatility. The simulation assumes the price drifts up at our discount rate of 9.13% a year.
| Week | Price | Base value |
|---|---|---|
| 2 Oct 2026 | $71.60 | $86.30 |
| 9 Oct 2026 | $72.05 | $86.30 |
| 16 Oct 2026 | $73.24 | $86.30 |
| 23 Oct 2026 | $73.98 | $86.30 |
| 30 Oct 2026 | $74.59 | $86.30 |
| 6 Nov 2026 | $74.84 | $86.30 |
| 12 Nov 2026 | $75.74 | $86.30 |
Data as of 12 Nov 2026; financials to 30 Sep 2026. Sources: company filings via EODHD, SEC EDGAR, US Treasury. How these values are computed. Not investment advice.
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