JACKSONVILLE, Fla., Feb. 24, 2026 (GLOBE NEWSWIRE) -- Regency Centers Corporation (“Regency” or the “Company”) (Nasdaq: REG) today announced that the Company’s management team is scheduled to present at the 2026 Citi Global Property CEO Conference (the “Conference”) on Monday, March 2, 2026, at 8:50 am ET. To access the Company’s live presentation, use the webcast registration link below. Regency Centers PresentationDate:Monday, March 2, 2026Time:8:50 a.m. – 9:25 a.m. ETWebcast Link:Citi's 2026 Global Prope ...

JACKSONVILLE, Fla., Feb. 24, 2026 (GLOBE NEWSWIRE) -- Regency Centers Corporation (“Regency” or the “Company”) (Nasdaq: REG) today announced that the Company’s management team is scheduled to present at the 2026 Citi Global Property CEO Conference (the “Conference”) on Monday, March 2, 2026, at 8:50 am ET. To access the Company’s live presentation, use the webcast registration link below. Regency Centers PresentationDate:Monday, March 2, 2026Time:8:50 a.m. – 9:25 a.m. ETWebcast Link:Citi's 2026 Global Prope ...

Core Insights - Retail REIT investors often focus on Realty Income and Regency Centers for stability, but their growth strategies differ significantly [1][3] Realty Income - Realty Income's strength lies in its scale and diversification, owning over 15,500 properties with a portfolio occupancy of 98.7% as of Q3 2025 [4] - The company reported a 10% year-over-year revenue increase to nearly $1.47 billion in Q3 2025, with adjusted funds from operations (AFFO) per share at $1.08 [5] - Realty Income has declared 668 consecutive monthly dividends, with an annualized payout of $3.24 per share, supported by long lease durations and high-quality tenants [7] - The model prioritizes predictability and scale, but may limit upside during strong economic growth due to gradual same-store revenue growth [8] Regency Centers - Regency Centers achieved strong operational performance in 2025, with same-property NOI growth of 4.7% in Q4 and 5.3% for the full year, driven by high occupancy and strong rent spreads [9] - The company deployed over $825 million into investments in 2025, with ground-up development returns exceeding 7% [12] - Regency maintains strong financial health with A3 and A- credit ratings, and emphasizes strong free cash flow without the need to raise equity for its development pipeline [13] - The focus on grocery-anchored suburban retail provides a competitive edge, although it carries risks related to consumer spending and tenant disruptions [14] Comparative Estimates - The Zacks Consensus Estimate for Realty Income's 2025 and 2026 sales implies year-over-year growth of 8.54% and 7.15%, respectively, with FFO per share growth of 1.91% and 3.83% [15] - For Regency, the 2026 sales estimate suggests year-over-year growth of 3.41%, with a revised FFO per share for 2025 indicating a 3.88% increase [18] Price Performance and Valuation - Over the past three months, Realty Income shares rose 15.6%, while Regency stock gained 9.1%, outperforming the Zacks REIT and Equity Trust - Retail industry [20] - Realty Income trades at a forward price-to-FFO of 14.63X, while Regency trades at 15.61X, both above their three-year medians [21] Conclusion - Realty Income offers stability and predictable cash flow through diversification and long lease durations [24] - Regency Centers is positioned for faster internal growth with strong leasing spreads and development yields, making it a more attractive option for investors seeking durable earnings momentum [25]

Core Viewpoint - Regency Centers Corporation (REG) is showing potential for a bullish breakout due to a recent "golden cross" in its moving averages, indicating a key level of support has been reached [1] Group 1: Technical Analysis - REG's 50-day simple moving average has crossed above its 200-day simple moving average, a pattern known as a "golden cross" [1] - A golden cross typically indicates a bullish breakout, formed when a stock's short-term moving average surpasses a longer-term moving average [1] - The three stages of a golden cross include a downtrend that bottoms out, the crossover of moving averages, and continued upward momentum [2] Group 2: Performance Metrics - REG has moved 6.6% higher over the last four weeks, suggesting positive momentum [3] - The company currently holds a 2 (Buy) rating on the Zacks Rank, indicating favorable market sentiment [3] - There have been three upward revisions in earnings estimates for REG over the past 60 days, with no downward revisions, contributing to a positive earnings outlook [3] Group 3: Investment Considerations - Given the positive technical indicators and the upward movement in earnings estimates, REG may present a compelling investment opportunity for potential gains in the near future [5]

Group 1 - Regency Centers Corporation announced a $450 million public offering of senior unsecured notes due 2033 with a coupon of 4.50% [1] - The notes will mature on March 15, 2033, and were issued at 99.376% of par value, with interest payable semiannually starting September 15, 2026 [1][2] - The net proceeds will be used to reduce the outstanding balance on its line of credit, repay $100 million of 3.81% notes due May 11, 2026, and for general corporate purposes [2] Group 2 - The offering is managed by BofA Securities, J.P. Morgan, and several other financial institutions acting as joint book-running managers [3] - Regency Centers is a qualified real estate investment trust (REIT) that operates as a fully integrated real estate company, focusing on shopping centers in suburban areas [7]

Property Ownership and Management - As of December 31, 2025, Regency Centers Corporation had full or partial equity ownership interests in 481 properties, encompassing approximately 58.4 million square feet of gross leasable area[32]. - The company's pro-rata share of gross leasable area is approximately 50.5 million square feet, including properties owned through unconsolidated real estate partnerships[32]. - The total number of consolidated properties is 391, with a Gross Leasable Area (GLA) of 46,102 thousand square feet and an overall leased percentage of 96.0%[171]. - The total number of unconsolidated properties is 90, with a GLA of 12,275 thousand square feet and a leased percentage of 96.8% as of December 31, 2025[173]. - The company has 507 employees, including 4 part-time employees, and maintains 27 market offices nationwide[41]. Financial Performance - Net income attributable to common shareholders for the year ended December 31, 2025, was $513.8 million, up from $386.7 million in 2024, reflecting a significant increase in operating performance[204]. - Total revenues increased by $99,620,000 to $1,553,524,000 in 2025, driven primarily by a $100,046,000 increase in lease income[214]. - Base rent from same properties increased by $45.2 million, indicating improved operational metrics[204]. - Pro-rata same property NOI grew by 5.3% to $1,511,425,000 for the year ended December 31, 2025, compared to $1,411,379,000 in 2024[214]. - The company reported a gross construction lease of $200 million, with an encumbrance base percent of 130.0%[184]. Sustainability and Corporate Responsibility - Regency Centers aims to generate same property net operating income (NOI) growth that consistently ranks at or near the top of its shopping center peers[38]. - The company targets to reduce its absolute Scope 1 and 2 greenhouse gas (GHG) emissions by 28% by 2030, measured against a 2019 baseline year[52]. - Regency Centers has established a goal to achieve net-zero Scope 1 and 2 GHG emissions across all operations by 2050[52]. - The company is committed to corporate responsibility practices that align with long-term value creation and sustainability[36]. Market and Economic Conditions - The company faces risks from macroeconomic conditions, including inflation, interest rate changes, and geopolitical events, which could adversely impact consumer spending and tenant operations[72][73]. - Increased operating costs for tenants due to economic conditions may lead to higher vacancy levels and reduced demand for retail space, negatively affecting future rent collection[74]. - Economic conditions in California, Florida, and the New York-Newark-Jersey City area accounted for 24.8%, 19.7%, and 12.6% of the company's annualized base rent (ABR) respectively[84]. - Tenants with fewer than three locations represent approximately 21% of the company's annualized base rent, making them more vulnerable to economic downturns[88]. Leasing and Tenant Information - The average base rent across all expiring leases is $25.91 PSF[177]. - The average base rent of new leases signed during 2025 was $36.02 PSF, indicating potential for rental rate growth[177]. - The total number of tenants with expiring leases over the next ten years is 9,602, with a total GLA of 47,512 thousand square feet[177]. - The total annualized base rent from the top ten tenants accounts for 29.4% of the overall rent, with a combined GLA of 19,110 thousand square feet[175]. Risks and Challenges - The company may experience significant reductions in revenues if tenants with a significant number of leases file for bankruptcy[89]. - The company may face challenges in leasing newly developed projects to full occupancy in a timely manner, which could impact profitability[101]. - Changes in customer buying habits and retail trends may impact the profitability and financial condition of retailers, affecting their ability to pay rent[82]. - The company is subject to risks associated with the acquisition of properties, which may adversely affect its results of operations and cash flows[100]. Debt and Financing - As of December 31, 2025, less than 2.0% of the company's outstanding debt was variable rate debt not hedged to fixed rate debt[76]. - The company has approximately $348.3 million and $752.1 million of consolidated fixed rate debt maturing in 2026 and 2027, respectively, which it expects to refinance[76]. - The company issued $400 million of senior unsecured notes in May 2025, with a coupon rate of 5.0%[205]. - Existing debt arrangements impose covenants that may restrict operational flexibility and investment activities, potentially leading to immediate repayment demands if breached[124]. Technology and Cybersecurity - The company must comply with evolving laws and regulations regarding data privacy and security, with potential costs and legal liabilities for non-compliance[130]. - Cybersecurity risks threaten the confidentiality and integrity of the company's information systems, with potential financial impacts from breaches[126]. - The Cyber Risk Committee (CRC) leads the cybersecurity risk management program, focusing on risk identification, assessment, and mitigation[167]. - The company is evaluating the effectiveness of AI-driven tools and technologies, which may require substantial investment and could impact operational efficiency[132]. Future Outlook and Growth Strategies - Future guidance indicates a projected revenue growth of 9.0% for the upcoming fiscal year[184]. - The company is focusing on enhancing its operational efficiency to improve profit margins[184]. - The company plans to pursue strategic acquisitions to bolster its market position and expand its portfolio[184]. - The company is exploring international markets, with a target of 18.0% growth in overseas revenue[9].

Market Reaction - The recent nomination of a new Fed chair has led to extreme market reactions, particularly a sharp drop in gold and silver prices, indicating a signal of tight monetary policy [1]. Investment Strategies - Denislav Iliev, an experienced day trader with over 15 years in the field, leads a team of 40 analysts focused on identifying mispriced investments in fixed-income and closed-end funds using straightforward financial logic [1]. - The investing group "Trade With Beta" offers features such as frequent picks for mispriced preferred stocks and baby bonds, weekly reviews of over 1200 equities, IPO previews, hedging strategies, and an actively managed portfolio [1].

Core Viewpoint - Regency Centers Corporation (REG) is a prominent real estate investment trust (REIT) focused on shopping centers in suburban areas, with a market cap of $13.8 billion and a diverse portfolio of tenants including grocers and retailers [1]. Performance Summary - REG shares have underperformed the broader market over the past year, gaining only 2.8% compared to the S&P 500 Index's 15.6% increase. However, in 2026, REG stock has risen by 10.2%, outperforming the S&P 500's 1.7% year-to-date growth [2]. - REG's performance is also better than the Real Estate Select Sector SPDR Fund (XLRE), which has seen a marginal gain over the past year, while REG's year-to-date gains are in the low double digits compared to XLRE's 4.7% [3]. Financial Results - On February 5, REG reported its Q4 results, with a Funds From Operations (FFO) of $1.17 per share, meeting analyst expectations. The company anticipates a full-year FFO between $4.83 and $4.87 per share [6]. - For the current fiscal year ending in December, analysts project REG's FFO per share to grow by 4.3% to $4.84 on a diluted basis. REG has consistently met or exceeded consensus estimates in the last four quarters [6]. Analyst Ratings - Among 20 analysts covering REG, the consensus rating is a "Moderate Buy," consisting of 10 "Strong Buy" ratings, two "Moderate Buys," and eight "Holds" [7]. - The sentiment has slightly decreased from two months ago when 11 analysts recommended a "Strong Buy." The current price target set by Evercore ISI analyst Steve Sakwa is $78, indicating a potential upside of 2.6% from current levels. The mean price target is $79.22, suggesting a 4.2% premium, while the highest target of $85 indicates an upside potential of 11.8% [8].

Core Viewpoint - The article discusses the author's extensive experience in researching various companies across different sectors, emphasizing a focus on value investing and a particular interest in metals and mining stocks. Group 1: Company Research - The company has over a decade of experience in in-depth research across multiple industries, including commodities like oil, natural gas, gold, and copper, as well as technology companies such as Google and Nokia [1] - The company has transitioned from writing a blog to creating a value investing-focused YouTube channel, where it has researched hundreds of different companies [1] - The company expresses a preference for covering metals and mining stocks but is also comfortable with other sectors like consumer discretionary/staples, REITs, and utilities [1]

Core Insights - Regency Centers reported strong leasing momentum and operational performance in Q4 2025, with same-property NOI growth of 5.3% and record shop occupancy of 94.2% [2][3][6] - The company has a robust development pipeline, having deployed over $825 million in investments during 2025, including more than $500 million in acquisitions and approximately $300 million in development projects [5][10][11] - Regency's balance sheet remains strong, with A3/A- credit ratings, targeted leverage of 5.0x to 5.5x, and no plans for equity raises [4][18] Leasing and Occupancy - Regency achieved its largest percentage of leased vacant shop space in over five years during Q4, increasing same-property shop occupancy by 40 basis points year-over-year [1] - The company has approximately 1 million square feet in active negotiations and a signed-not-open pipeline of about $45 million in incremental base rent [6][9] - Strong anchor leasing activity was noted, with leases signed with major retailers such as Whole Foods and Trader Joe's, indicating potential for further occupancy growth [7] Financial Performance - The company guided for 2026 same-property NOI growth of 3.25% to 3.75%, factoring in a refinancing headwind of 100 to 150 basis points [4][15] - Regency reported nearly 8% NAREIT FFO per share growth and close to 7% Core Operating Earnings per share growth for the full year [15] - Cash rent spreads in Q4 were reported at 12%, with GAAP rent spreads reaching an all-time high of 25% [8] Development and Investment - Regency started 24 development and redevelopment projects across 16 markets in 2025, with ground-up development returns reported above 7% [12][13] - The company has visibility into nearly $1 billion of project starts over the next three years, with a focus on ground-up developments [13][14] - An acquisition of Crystal Park for $30 million is expected to yield stabilization returns north of 7% [23] Market Position and Strategy - The company emphasized its focus on grocery-anchored centers in high-growth suburban areas, benefiting from limited new supply and strong tenant demand [3][24] - Management remains cautious about the competitive acquisition environment but is committed to pursuing opportunities that align with its quality and growth criteria [19][22] - Regency plans to evaluate potential conversions for closed Amazon Fresh locations, indicating a strategic approach to tenant management [20][21]