Regency Centers's Competitiveness
A competitive positioning analysis and financial ratio benchmarking of Regency Centers (REG) against its publicly traded competitors: sales growth, net income, profitability, valuation and market share, plus each peer's market capitalization, revenue, income and employees. Free below: the top 5 peers. Subscriber access adds the full competitor list and CSV downloads.
Key Findings: Regency Centers vs Its Competitors
- TTM: Trailing 12-month revenue of 1,618M vs 20,491M combined for tracked competitors (7.3% combined share).
- Trending: Latest-quarter revenue run-rate is accelerating (+2.2% annualized vs trailing 12 months), vs decelerating (-2.1%) for its tracked peer group.
- Growth: Regency Centers generated 8.6% revenue growth year over year in Q2 2026, vs 0.2% for its tracked competitors combined.
- Profitability: Its 29.0% net margin compares with 32.2% for the peer group.
- Scale: Regency Centers ranks #139 of 189 companies by market capitalization in the Real Estate Investment Trusts industry, holding 0.0% of industry market cap.
- Peer revenue share: Regency Centers accounted for 7.6% of combined revenue among its tracked peer group, up from 7.1% a year earlier.
- Peer differentiation: Revenue per employee of $3.24M compares with $2.94M for the peer group (1.1x).
Every figure above is sourced and cited in detail further down this page (Market Structure, Profitability & Cost Structure, Productivity vs Peers).
REG Sales vs. its Competitors, Q2 2026
Regency Centers reported revenue growth of 8.58 % year on year in Q2 2026, above its competitors' combined revenue growth of 0.22 %.
With a net margin of 28.96 %, Regency Centers reported lower profitability than its competitors (32.15 %).
Regency Centers generated 7.62 % of the combined sales of its peer group, up from 7.08 % a year earlier.
Regency Centers vs. its Competitors, Q2 2026
Revenue growth, year on year
Net income growth, year on year
Net margin
Revenue run-rate vs trailing 12 months
TTM net margin
TTM = trailing twelve months. Run-rate annualizes the latest quarter (×4) and compares it to TTM. In millions of $. High-Confidence Competitors are named as a competitor directly in an SEC filing; Similar-Size Competitors are the closest peers by market-cap rank within the same industry; Similar Growth & Profitability Competitors are the closest peers by combined revenue growth, operating margin and ROIC, all independent of the competitor list.
TTM revenue, latest-quarter run-rate and net income/margin benchmarked across Regency Centers and its 4 competitor groupings. Available under Commercial License.
| Entity | TTM Revenue | Rev Run-rate vs TTM |
|---|---|---|
| Regency Centers Corporation | $12,345M | +12.3% · Accelerating |
| Competitors combined | $12,345M | +12.3% · Accelerating |
| Similar-Size Competitors (8) | $12,345M | +12.3% · Accelerating |
| Similar Growth & Profitability (2) | $12,345M | +12.3% · Accelerating |
TTM revenue, run-rate and net margin benchmarking across Regency Centers's competitor groups requires a Commercial License.
For context: the Real Estate Investment Trusts industry grew revenue -0.8% year over year, combined, vs 8.6% for Regency Centers. Regency Centers's share of combined industry revenue moved from 0.53% to 0.58%, a gain of 0.05 percentage points.
Regency Centers's Competitor Quality Breadth
Share of each group, trailing 12 months: profitable (net margin > 0), expanding (revenue growth > 0), growing faster than the industry's own median, and financially distressed (Piotroski F-Score of 2 or below).
| Entity | Profitable | Expanding | Above Industry Growth | Distressed |
|---|---|---|---|---|
| Regency Centers Corporation | Yes | Yes | Yes | No |
| Competitors combined (32) | ||||
| Similar-Size Competitors (10) | ||||
| Similar Growth & Profitability (8) | 100.00 % (8 of 8) | 100.00 % (8 of 8) | 100.00 % (8 of 8) | 25.00 % (2 of 8) |
Source: CSIMarket API, trailing 12 months. Altman Z-Score is not shown here: it is not populated in the underlying data for any company. Percentages are of companies in each group that report the relevant metric, not of the full group size.
REG Stock Performance relative to its Competitors
REG Stock Performance relative to Similar-Size Competitors
REG Stock Performance relative to Similar Growth & Profitability Competitors
5 Best-Performing Tracked Competitors, Trailing 12 Months
| # | Competitor | TTM Share Price Return | vs U.S.A. 500 |
|---|---|---|---|
| 1 | Cbl and Associates Properties Inc | 282.9% | Outperformed |
| 2 | Whitestone Reit | 282.9% | Outperformed |
| 3 | Cto Realty Growth Inc | 282.9% | Outperformed |
| 4 | Kite Realty Group Trust | 282.9% | Outperformed |
| 5 | Simon Property Group inc | 282.9% | Outperformed |
TTM share price return and U.S.A. 500 outperformance for Regency Centers's best-performing tracked competitors requires a Commercial License.
Source: CSIMarket API, trailing 12 months.
Publicly Traded Peers of Regency Centers Corporation
Revenue and income for trailing 12 months, in millions of $, except employees| Company | Market Cap | Revenues |
|---|---|---|
| Regency Centers Corporation | 281.45 | 1,617.73 |
| Simon Property Group inc | 66,464.36 | 6,648.59 |
| Realty Income Corporation | 51,733.54 | 6,054.93 |
| Vici Properties Inc | 25,288.04 | 4,097.60 |
| Kimco Realty Corporation | 15,133.98 | 2,161.51 |
| Federal Realty Investment Trust | 9,518.09 | 1,310.91 |
| SUBTOTAL | 231,409.47 | 35,597.38 |
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Sources: Regency Centers Corporation's official press releases and regulatory filings; CSIMarket.com's market research; and the financial filings and press releases of the other companies cited.
Updated on:
Focus of this report: publicly traded companies. Ten additional tables on Regency Centers Corporation versus competitors, including market share analysis, are in the navigation menu under Competition. To download the tables, please subscribe.
Regency Centers's Business Segment Mix vs Peers
Revenue by operating segment or division, as named and reported by each company. Segment names are the filer's own and are not standardized across companies. Do not assume a same-named or similarly-named segment is defined identically between two companies. Shares are of each company's own total revenue and are not required to sum to 100% (intersegment revenue, unallocated items).| Company | Largest Segment |
|---|---|
| Vornado Realty Trust | New York 82.22 % |
| Kite Realty Group Trust | Reportable 99.07 % |
| Urban Edge Properties | Reportable 91.55 % |
| American Assets Trust Inc | Office 47.08 % |
| Cbl and Associates Properties Inc | Malls 84.16 % |
Source: operating segment revenue as reported in each company's SEC filings (10-K/10-Q), via the CSIMarket API, leaf-level reportable segments only (parent roll-up segments are excluded where sub-segments are separately disclosed).
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Regency Centers's Productivity vs Peers Comparison
Revenue and income per employee, trailing 12 months, in $; market cap in millions of $| Company | Market Cap | Revenue / Employee | Income / Employee |
|---|---|---|---|
| Regency Centers Corporation | 281 | 3,235,454 | 1,146,572 |
| Simon Property Group inc | 66,464 | 1,846,829 | 1,515,221 |
| Realty Income Corporation | 51,734 | 11,130,390 | 2,409,482 |
| Vici Properties Inc | 25,288 | 146,343,000 | 100,327,714 |
| Kimco Realty Corporation | 15,134 | 3,275,012 | 946,445 |
| Federal Realty Investment Trust | 9,518 | 4,096,578 | 1,619,188 |
| PEERS TOTAL | 231,128 | 2,938,145 | 1,234,731 |
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Regency Centers's Position in Industry Market Structure
Market-capitalization share and concentration across all 182 companies in Regency Centers's industry classification, broader than the peer set above. Market cap in millions of $.Regency Centers ranks #139 of 182 companies by market capitalization in its industry, holding 0.02 % of total industry market cap. The industry's Herfindahl-Hirschman Index (HHI) is 416, indicating a unconcentrated market structure (U.S. antitrust guidance: below 1,500 unconcentrated, 1,500 to 2,500 moderately concentrated, above 2,500 highly concentrated).
| Rank | Company | Market Cap | Industry Share |
|---|---|---|---|
| 1 | Welltower Inc | 169,188 | 11.85 % |
| 2 | Prologis Inc | 126,819 | 8.89 % |
| 3 | Equinix Inc | 100,233 | 7.02 % |
| 4 | American Tower Corporation | 78,333 | 5.49 % |
| 5 | Simon Property Group inc | 1,234 | 5.2% |
| 6 | Digital Realty Trust Inc | 1,234 | 5.2% |
| 7 | Realty Income Corporation | 1,234 | 5.2% |
| 8 | Public Storage | 1,234 | 5.2% |
| 9 | Ventas inc | 1,234 | 5.2% |
| 10 | Iron Mountain Inc | 1,234 | 5.2% |
| 139 | Regency Centers Corporation | 281 | 0.02 % |
Market cap and industry share for the rest of Regency Centers's industry peers requires a Commercial License.
Source: CSIMarket API (daily market-structure computation) across CSIMarket's industry classification, market capitalization as of 2026-09-28.
Regency Centers's Same-Size Peers & Stock Performance
Peers chosen by closeness in market-cap rank within the same industry classification (not the named-competitor list above). Trailing 12-month total return, 3-month price momentum, beta and Sharpe ratio vs the broad U.S. market.| Rank | Company | Market Cap | TTM Return |
|---|---|---|---|
| 134 | Transcontinental Realty Investors Inc | 373 | -8.38 % |
| 135 | Nexpoint Diversified Real Estate Trust | 316 | 31.52 % |
| 136 | Alpine Income Property Trust Inc | 309 | 20.69 % |
| 137 | Lument Finance Trust Inc | 294 | 149.28 % |
| 138 | Apartment Investment And Management Company | 1,234 | 12.3% |
| 139 | Regency Centers Corporation | 281 | 3.41 % |
| 140 | Brt Apartments Corp | 1,234 | 12.3% |
| 141 | Ares Commercial Real Estate Corporation | 1,234 | 12.3% |
| 142 | Chicago Atlantic Real Estate Finance Inc | 1,234 | 12.3% |
| 143 | Ready Capital Corporation | 1,234 | 12.3% |
| 144 | Tpg Mortgage Investment Trust Inc | 1,234 | 12.3% |
Market cap, return, momentum, beta and Sharpe ratio for the rest of Regency Centers's same-size peers requires a Commercial License.
Source: CSIMarket API (daily market-structure computation); returns and risk metrics as of 2026-09-28. Beta and Sharpe ratio are versus the broad U.S. equity market, not this industry.
Regency Centers's Profitability & Cost Structure
Trailing 12-month margins from SEC-filed financials. Operating margin is compared to the Real Estate Investment Trusts industry median; gross margin, EBITDA margin and capital intensity are compared to the live industry average (194 companies). See the full Real Estate Investment Trusts industry profitability benchmarks.| Metric | Company | Industry | Difference |
|---|---|---|---|
| Gross Margin | 100.00 % | 71.22 % (avg) | +28.8 pp |
| Operating Margin | 37.33 % | industry median | +10.7 pp |
| EBITDA Margin | 59.17 % | 37.42 % (avg) | +21.7 pp |
| Capital Intensity (Capex / Revenue) | 27.68 % | 23.97 % (avg) | +3.7 pp |
Source: CSIMarket API, trailing 12 months. SG&A and R&D as a share of revenue have limited coverage as this data is backfilled and appear only where reported. Higher capital intensity is not inherently negative; it reflects the industry's asset requirements.
Regency Centers's Valuation vs Competitive Position
Valuation multiples vs the Real Estate Investment Trusts industry average (194 companies, excluding loss-making/negative-equity outliers), alongside returns on capital for context on whether a premium or discount lines up with measurably stronger or weaker returns. See the full Real Estate Investment Trusts industry valuation benchmarks.| Metric | Company | Industry Average | Difference |
|---|---|---|---|
| P/E | 28.9x | 33.2x | -4.4x |
| EV / EBITDA | 0.4x | 17.6x | -17.3x |
| P/B | 0.0x | 2.0x | -2.0x |
| Return on Equity | 7.95 % | industry aggregate | 1.10 % |
| Return on Invested Capital | 2.19 % | 1.99 % (avg) | 0.20 % |
Source: CSIMarket API, trailing 12 months. A valuation premium or discount is not, by itself, a judgment of over- or under-valuation. Compare it against the return and growth context shown elsewhere on this page.
Regency Centers's Multi-Year Financial Trajectory
Fiscal-year revenue growth, operating margin, return on invested capital and P/E, as reported in SEC filings.| Metric | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|---|---|---|---|
| Revenue Growth | 13.88 % | 1.09 % | -10.32 % | 14.76 % | 4.96 % | 8.04 % | 9.94 % | 6.85 % |
| Operating Margin | 18.06 % | 32.64 % | 26.53 % | 38.78 % | 38.59 % | 35.40 % | 35.34 % | 37.53 % |
| Return on Invested Capital | 2.19 % | 2.37 % | 1.16 % | 2.00 % | 2.03 % | 1.86 % | 1.92 % | 2.18 % |
| P/E | 42.3x | 44.5x | 176.1x | 34.8x | 22.9x | 31.4x | 30.3x | 27.0x |
Source: CSIMarket API, fiscal-year figures. P/E is this company's own historical ratio at each fiscal year end and can swing sharply around an earnings trough: that is real, not a data error.
Regency Centers's Strategic Group Map
Every company in Regency Centers's industry and named-competitor list, plotted by trailing 12-month revenue growth and operating margin. Regency Centers is shown in red; its closest peers by combined growth, margin and ROIC (the Similar Growth & Profitability group above) are labeled.
Source: CSIMarket API, trailing 12 months. Extreme outlier values (from near-zero-revenue companies) are excluded from the plotted cloud but never from the highlighted company or its labeled peers.
Regency Centers's BCG Growth-Share Matrix
Relative market share (vs Regency Centers's largest competitor by market cap) against industry revenue growth, using the standard textbook thresholds (1.0x share, 10% growth) a common framework, not a precision instrument.
Regency Centers falls in the Dog quadrant: relative market share of 0.00x vs its largest competitor, in an industry growing revenue 1.9% (median, trailing 12 months).
Source: CSIMarket API (market-cap share and industry revenue growth). The 10% growth and 1.0x share lines are standard textbook thresholds, not derived from this industry's own distribution.
Regency Centers's Competitive Forces (Porter's Five Forces)
Only the forces this data can support honestly are shown; the other three are marked as such rather than guessed.| Force | Assessment | Basis |
|---|---|---|
| Competitive Rivalry | High | Industry HHI of 416 (see Industry Market Structure & Concentration above) |
| Barriers to Entry | High (capital intensive) | Capital intensity (capex / revenue) of 27.68 % vs industry average 23.97 % (see Profitability & Cost Structure above) |
| Supplier Power | Not covered on this page | See Regency Centers's dedicated suppliers page for concentration and dependency data |
| Buyer Power | Not covered on this page | See Regency Centers's dedicated customers page for concentration and dependency data |
| Threat of Substitutes | - | No systematic data source for cross-product substitution exists in this system; not estimated |
Note: this is a partial, data-grounded application of the framework, not a complete strategic assessment. Rivalry and barriers-to-entry readings are mechanical translations of the HHI and capital-intensity figures shown elsewhere on this page, not independent judgments.
Regency Centers's Industry Attractiveness & Competitive Strength
A CSIMarket composite, not a standard field: each axis is an equal-weighted average of three factors already shown elsewhere on this page (industry growth, industry profitability and rivalry for attractiveness; relative market share, profitability and growth vs industry for strength). Disclosed as a designed methodology, not a precision measurement.
Regency Centers falls in the Medium attractiveness / Medium strength cell: Selective.
Source: CSIMarket API, trailing 12 months. Each axis score is a simple 1(low)/2(medium)/3(high) average across its three inputs -- a transparent, disclosed simplification, not a validated academic scoring model.
Regency Centers's SWOT
Every point below is a fixed rule applied to a metric already shown elsewhere on this page (Market Structure, Profitability, Valuation, Run-Rate, Stock Performance, Quality Breadth) not an independent strategic assessment. A blank quadrant means no rule was met, not that none apply.Strengths
- Operating margin 10.7 points above the industry median.
- Latest-quarter revenue run-rate is accelerating (+2.2% annualized vs trailing 12 months).
Weaknesses
- Underperforming the U.S.A. 500 over the trailing 12 months.
- Low relative market share vs the industry leader (0.00x).
Opportunities
- Trades at a lower P/E than the industry average (28.9x vs 33.2x) despite a higher return on invested capital -- a possible re-rating opportunity.
- A meaningful share of tracked competitors (33.30 %) show financial-distress signals, a possible opening to gain share.
Threats
- Tracked peer group's revenue run-rate is broadly decelerating (-2.1% annualized).
- High capital intensity requires continuous reinvestment just to keep pace with the industry.
Methodology: mechanical, rule-based SWOT. Each bullet reuses a figure already sourced and cited elsewhere on this page; nothing here is generated narrative or independent analyst judgment.
Regency Centers's Financial Strength vs Peers Comparison
Quick ratio, working capital, debt to equity and asset turnover, trailing 12 months| Company | Quick Ratio | Working Capital | Debt / Equity |
|---|---|---|---|
| Regency Centers Corporation | - | 0.84 | 0.18 |
| Simon Property Group inc | 481.01 | 876.45 | 5.95 |
| Realty Income Corporation | 0.30 | 1.20 | 0.06 |
| Vici Properties Inc | 2.26 | 2.36 | 0.59 |
| Kimco Realty Corporation | - | 1.62 | 0.11 |
| Federal Realty Investment Trust | 0.60 | 1.75 | 0.60 |
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Quick ratio = cash / current liabilities; working capital ratio = current assets / current liabilities; asset turnover = revenue / total assets. Peers in the Blank Checks industry are excluded.
Regency Centers's Revenue and Income Growth vs Peers
Quarterly revenue and net income growth, year over year and quarter over quarter| Company | Period | Revenue Y/Y | Income Y/Y |
|---|---|---|---|
| Regency Centers Corporation | Q2 2026 | +8.6 % | +10.5 % |
| Simon Property Group inc | Q1 2026 | +19.3 % | +19.0 % |
| Realty Income Corporation | Q2 2026 | +9.7 % | +86.2 % |
| Vici Properties Inc | Q2 2026 | +5.7 % | -39.1 % |
| Kimco Realty Corporation | Q1 2026 | +4.0 % | +23.7 % |
| Federal Realty Investment Trust | Q1 2026 | +10.3 % | +141.9 % |
| PEERS TOTAL | +4.7 % | +4.6 % |
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Growth is shown only where both periods are positive. Peers in the Blank Checks industry are excluded.
Regency Centers's Peers' Costs of Sales and Capital Expenditures
Context for revenue growth: peer costs and capex, year over year and quarter over quarter| Company | Period | Costs Y/Y | Capex Y/Y |
|---|---|---|---|
| Regency Centers Corporation | Q2 2026 | - | +3.5 % |
| Simon Property Group inc | Q1 2026 | +24.8 % | -9.5 % |
| Realty Income Corporation | Q2 2026 | +10.3 % | +85.4 % |
| Vici Properties Inc | Q2 2026 | +11.7 % | +24,334.5 % |
| Kimco Realty Corporation | Q1 2026 | - | - |
| Federal Realty Investment Trust | Q1 2026 | - | -45.4 % |
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Regency Centers's Returns and Turnover vs Peers
ROA, ROI and ROE (trailing 12 months), receivables and inventory turnover| Company | ROA | ROI | ROE |
|---|---|---|---|
| Regency Centers Corporation | 4.39% | 3.11% | 8.03% |
| Simon Property Group inc | 14.83% | 12.17% | 120.40% |
| Realty Income Corporation | 1.78% | 1.77% | 3.23% |
| Vici Properties Inc | 5.96% | 5.90% | 9.81% |
| Kimco Realty Corporation | 3.16% | 2.03% | 5.89% |
| Federal Realty Investment Trust | 5.80% | 3.83% | 15.58% |
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ROA = net income / total assets; ROI = net income / investments; ROE = net income / equity; turnover ratios use trailing 12 month revenue (receivables) and cost of sales (inventory).
Regency Centers's Valuation vs Peers
P/E, price to sales, PEG, price to cash flow and price to book| Company | P/E | Price / Sales |
|---|---|---|
| Regency Centers Corporation | 26.86 | 0.17 |
| Simon Property Group inc | 14.22 | 10.00 |
| Realty Income Corporation | 40.11 | 8.54 |
| Vici Properties Inc | 8.99 | 6.17 |
| Kimco Realty Corporation | 25.86 | 7.00 |
| Federal Realty Investment Trust | 19.07 | 7.26 |
| PEERS AVERAGE | 15.58 | 6.50 |
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P/E = price / diluted EPS (trailing 12 months); PEG = P/E divided by EPS growth; the average row divides the peers' combined market cap by their combined income, sales, cash flow and equity.