Analyst Consensus ?
ConsensusBuy31 ratings
Bullish1858.1%
Neutral1238.7%
Bearish13.2%
1 unmapped firm rating excluded from the percentages.
Regency Centers Corporation · REG · FY2026 Q3 · Calendar Q4 2026
Regency Centers Raises Outlook as Grocery-Anchored Demand Holds
Q3 results and management's raised outlook support a constructive operating picture: high occupancy, rent growth and grocery-anchored demand are translating into stronger same-property NOI, while development and redevelopment offer additional growth avenues. Durability will depend on leasing and development economics holding up as growth normalizes.
Why did REG fall 1.4% after beating EPS estimates in FY2026 Q3?
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Reported After market closeNASDAQReal Estate
$13.97B market cap
100quality score
Earnings scorecard
Reported versus consensus
Reported EPS
$1.18
Consensus $0.61
EPS surprise
+94.1%
Reported versus consensus
Reported revenue
$414.3M
Consensus $420.3M
Revenue surprise
-1.4%
Reported versus consensus
Market reaction
event-close to next-session close
Stock move
-1.4%
Event window
SPY move
+0.7%
Same window
Abnormal move
-2.1%
Stock minus SPY
Volume
0.9×
Versus trailing sessions
Subsequent drift
0.0%
Up to 20 sessions
REGSPY benchmark
Ask FN2 about REG FY2026 Q3
Choose a question to continue your research
Why did REG fall 1.4% after beating EPS estimates in FY2026 Q3?What changed in REG's guidance and outlook in FY2026 Q3?Give me the bull and bear case for REG after FY2026 Q3 earnings.
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Transcript intelligence
What changed
Management reported same-property NOI growth of 5.1%, record leased and shop-occupancy levels, and raised full-year guidance and the dividend. Development activity accelerated, with Whole Foods and Sprouts projects highlighted. Versus Q2, the emphasis shifted from a raised outlook and planned development starts toward achieved Q3 occupancy and NOI milestones and a larger in-process pipeline.
Guidance delta
Full-year guidance was raised; the supplied analysis does not include the revised numerical ranges. The dividend was also increased by 6%.
Key takeaways
- Same-property NOI grew 5.1% in Q3 and 4.4% year to date, with rent growth and high occupancy cited as drivers.
- Occupancy reached reported highs of 97% leased and 94.6% shop occupancy; management also cited strong rent spreads.
- Development and redevelopment remain central growth levers, while the company reported a roughly $680 million in-process pipeline with an expected blended return of 9%.
Management priorities
- Continue grocery-anchored ground-up development and redevelop existing centers.
- Work with master-plan developers to build long-term pipeline visibility.
- Maintain disciplined capital allocation, prioritizing high-return projects and selective acquisitions.
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Analyst 52W Price Targets
$75.17Current
$60Low
$80.59Average
$92High
Latest persisted target per named analyst; persisted current price from FN2's market snapshot as of Nov 6, 2026. Not an FN2 forecast.
Firm-level rating actions
FMP grade actions identify the grading firm, not a named analyst.
| Firm | Rating | Prior rating | Action | Date |
|---|---|---|---|---|
| Wells Fargo | Overweight | Overweight | Maintain | Oct 23, 2026 |
| UBS | Neutral | Neutral | Maintain | Oct 9, 2026 |
| Morgan Stanley | Overweight | Overweight | Maintain | Oct 5, 2026 |
| Barclays | Overweight | Overweight | Maintain | Sep 28, 2026 |
| Mizuho | Neutral | Neutral | Maintain | Sep 24, 2026 |
| JP Morgan | Overweight | Neutral | Upgrade | Sep 24, 2026 |
| Evercore ISI Group | In Line | In Line | Maintain | Sep 21, 2026 |
| Scotiabank | Sector Perform | Sector Perform | Maintain | Sep 17, 2026 |
| Ladenburg Thalmann | Neutral | Neutral | Maintain | Jul 31, 2026 |
| Citigroup | Neutral | Neutral | Maintain | May 5, 2026 |
| Truist Securities | Buy | Buy | Maintain | Mar 2, 2026 |
| Keybanc | Overweight | Downgrade | Dec 4, 2025 | |
| Baird | Outperform | Outperform | Maintain | Jul 30, 2025 |
| BTIG | Buy | Buy | Maintain | Nov 27, 2024 |
| Deutsche Bank | Hold | Buy | Downgrade | Sep 26, 2024 |
| Compass Point | Buy | Buy | Maintain | Sep 10, 2024 |
| Raymond James | Outperform | Outperform | Maintain | Aug 16, 2024 |
| Jefferies | Buy | Buy | Maintain | Mar 7, 2024 |
| Argus Research | Buy | Hold | Upgrade | Sep 20, 2023 |
| B of A Securities | Buy | Buy | Maintain | Aug 22, 2023 |
| Credit Suisse | Neutral | Neutral | Maintain | Jun 23, 2022 |
| BMO Capital | Outperform | Market Perform | Upgrade | Dec 1, 2021 |
| SunTrust Robinson Humphrey | Buy | Buy | Maintain | Jul 21, 2020 |
| RBC Capital | Outperform | Top Pick | Downgrade | Dec 14, 2018 |
| Argus | Hold | Buy | Downgrade | May 5, 2018 |
| BTIG Research | Buy | Neutral | Upgrade | Jan 29, 2018 |
| Boenning & Scattergood | Neutral | Underperform | Upgrade | Oct 3, 2017 |
| Roth Capital | Buy | Buy | Maintain | Apr 1, 2016 |
| Bank of America | Buy | Neutral | Upgrade | Dec 4, 2014 |
| ISI Group | Neutral | Buy | Downgrade | Dec 17, 2013 |
| Janney Capital | Neutral | Neutral | Maintain | Sep 10, 2013 |
| Goldman Sachs | Sell | Sell | Maintain | May 9, 2013 |
Named analyst price targets
Upside is calculated against the persisted current price $75.18. FMP does not supply a rating on these named-analyst rows.
| Firm | Analyst | 52W target | Price when posted | Upside | Date |
|---|---|---|---|---|---|
| Wells Fargo | James Feldman | $84 | $74.38 | +11.7% | Oct 23, 2026 |
| UBS | Analyst unavailable | $77 | $71.47 | +2.4% | Oct 9, 2026 |
| Morgan Stanley | Analyst unavailable | $87 | $71.42 | +15.7% | Oct 5, 2026 |
| Truist Financial | Analyst unavailable | $84 | $71.8 | +11.7% | Oct 1, 2026 |
| Barclays | Richard Hightower | $85 | $73.23 | +13.1% | Sep 28, 2026 |
| Goldman Sachs | Analyst unavailable | $83 | $72.73 | +10.4% | Sep 24, 2026 |
| Griffin | Michael Griffin | $81 | $73.04 | +7.7% | Sep 21, 2026 |
| Scotiabank | Nicholas Yulico | $81 | $73.04 | +7.7% | Sep 17, 2026 |
| Barclays | Analyst unavailable | $92 | $76.71 | +22.4% | Aug 17, 2026 |
| Argus Research | Analyst unavailable | $85 | $76.15 | +13.1% | Aug 10, 2026 |
| Evercore ISI | Analyst unavailable | $83 | $80.06 | +10.4% | Jul 30, 2026 |
| Wells Fargo | Jamie Feldman | $90 | $82.22 | +19.7% | Jul 23, 2026 |
| UBS | Analyst unavailable | $85 | $79.72 | +13.1% | Jul 9, 2026 |
| Evercore ISI | Steve Sakwa | $81 | $80.87 | +7.7% | Jul 7, 2026 |
| Raymond James | Analyst unavailable | $88 | $81.68 | +17.1% | Jun 29, 2026 |
| BTIG | Analyst unavailable | $85 | $80.69 | +13.1% | Jun 12, 2026 |
| Deutsche Bank | Analyst unavailable | $85 | $78.52 | +13.1% | May 29, 2026 |
| Wells Fargo | Analyst unavailable | $88 | $78.84 | +17.1% | May 26, 2026 |
| UBS | Analyst unavailable | $81 | $77.33 | +7.7% | May 18, 2026 |
| Barclays | Richard Hightower | $90 | $77.72 | +19.7% | May 12, 2026 |
| Evercore ISI | Analyst unavailable | $80 | $77.59 | +6.4% | May 1, 2026 |
| Robert W. Baird | Analyst unavailable | $84 | $76.81 | +11.7% | Feb 10, 2026 |
| Deutsche Bank | Omotayo Okusanya | $83 | $71.47 | +10.4% | Jan 20, 2026 |
| UBS | Analyst unavailable | $76 | $69.52 | +1.1% | Jan 14, 2026 |
| Mizuho Securities | Analyst unavailable | $74 | $70.62 | -1.6% | Jan 9, 2026 |
| UBS | Analyst unavailable | $74 | $70.62 | -1.6% | Jan 9, 2026 |
| UBS | Michael Goldsmith | $75 | $69.99 | -0.2% | Jan 8, 2026 |
| Morgan Stanley | Ronald Kamdem | $85 | $68.09 | +13.1% | Jan 5, 2026 |
| Jefferies | Analyst unavailable | $79 | $68.24 | +5.1% | Dec 15, 2025 |
| Wells Fargo | Analyst unavailable | $82 | $72.21 | +9.1% | Oct 21, 2025 |
| Barclays | Analyst unavailable | $83 | $71.68 | +10.4% | Oct 6, 2025 |
| Scotiabank | Nicholas Yulico | $76 | $71.58 | +1.1% | Aug 28, 2025 |
| Truist Financial | Ki Bin Kim | $81 | $71.02 | +7.7% | Aug 15, 2025 |
| Wells Fargo | Dori Kesten | $79 | $72.83 | +5.1% | Mar 26, 2025 |
| Scotiabank | Analyst unavailable | $80 | $76.7 | +6.4% | Feb 28, 2025 |
| KeyBanc | Todd Thomas | $80 | $72.28 | +6.4% | Nov 4, 2024 |
| Evercore ISI | Steve Sakwa | $77 | $71.75 | +2.4% | Oct 29, 2024 |
| Deutsche Bank | Derek Johnston | $75 | $71.85 | -0.2% | Sep 26, 2024 |
| Evercore ISI | Samir Khanal | $75 | $74.68 | -0.2% | Sep 16, 2024 |
| Truist Financial | Ki Bin Kim | $78 | $70.01 | +3.8% | Aug 15, 2024 |
| Truist Financial | Ki Bin Kim | $70 | $60.61 | -6.9% | May 20, 2024 |
| Scotiabank | Greg McGinnis | $65 | $60.42 | -13.5% | May 16, 2024 |
| Mizuho Securities | Haendel Juste | $60 | $57.29 | -20.2% | Apr 18, 2024 |
| Wells Fargo | Dori Kesten | $70 | $62.9 | -6.9% | Mar 5, 2024 |
| Evercore ISI | Steve Sakwa | $71 | $62.97 | -5.6% | Jan 22, 2024 |
| Morgan Stanley | Ronald Kamdem | $75 | $65.54 | -0.2% | Dec 21, 2023 |
| Barclays | Ross Smotrich | $71 | $67.02 | -5.6% | Dec 18, 2023 |
| BTIG | Michael Gorman | $77 | $71.15 | +2.4% | Dec 15, 2021 |
| Evercore ISI | Samir Khanal | $82 | $71.81 | +9.1% | Dec 6, 2021 |
| Barclays | Anthony Powell | $78 | $73.35 | +3.8% | Nov 17, 2021 |
Track every rating change on REG the moment it posts. Free to start.
Start freeCompany context
Snapshot as of publicationRegency Centers is recognized as a leading national entity specializing in the ownership, management, and development of retail complexes. These properties are strategically located in prosperous and densely populated market regions. The company's portfolio showcases a collection of thriving sites, expertly curated with high-performing supermarkets, popular eateries, essential service businesses, and premier retailers, all deeply integrated with their local neighborhoods, communities, and clientele. Operating as a comprehensive real estate firm, Regency Centers is a qualified Real Estate Investment Trust (REIT), characterized by its self-administered and self-managed structure, and is a respected constituent of the S&P 500 Index.
Historical context
All REG earningsReal Estate peers this season
Latest reports in the same sector| Company | Quarter | EPS surprise | Market move | Headline |
|---|---|---|---|---|
| REGCP Regency Centers Corporation | FY2026 Q3 · Calendar Q4 2026 | -32.6% | +0.6% | Regency Centers lifts outlook as occupancy and rent growth strengthen Q3 |
| CPT Camden Property Trust | FY2026 Q3 · Calendar Q4 2026 | -27.2% | -3.1% | Transcript analysis conflicts with CPT event identity |
| VMRK Vivmark Residential | FY2026 Q3 · Calendar Q4 2026 | -425.6% | +2.4% | Vivmark lifts 2026 revenue outlook as merger integration advances |
| IRM Iron Mountain Incorporated | FY2026 Q3 · Calendar Q4 2026 | +4.6% | -11.1% | Iron Mountain’s Q3 growth broadens, while expansion risks remain |
| LAMR Lamar Advertising Company | FY2026 Q3 · Calendar Q4 2026 | -3.6% | -0.8% | Lamar Q3: AFFO Outlook Raised as Digital and Political Demand Support Growth |
Latest beats and misses
Who reports nextBeat on EPS
- EOGFY2026 Q3 · November 5, 2026+8.9% EPS+2.2% move
- PBAFY2026 Q3 · November 5, 2026+13.5% EPS+1.0% move
- FNFFY2026 Q3 · November 5, 20260.0% EPS+6.6% move
- MTDFY2026 Q3 · November 5, 2026+3.6% EPS+4.8% move
- IAGFY2026 Q3 · November 5, 2026+16.7% EPS+4.6% move
- GMABFY2026 Q3 · November 5, 2026+55.6% EPS-4.3% move
Missed on EPS
- REGCPFY2026 Q3 · November 5, 2026-32.6% EPS+0.6% move
- DKNGFY2026 Q3 · November 5, 2026-29.2% EPS-23.4% move
- WPMFY2026 Q3 · November 5, 2026-1.1% EPS+2.2% move
- CPTFY2026 Q3 · November 5, 2026-27.2% EPS-3.1% move
- VMRKFY2026 Q3 · November 4, 2026-425.6% EPS+2.4% move
- NTRAFY2026 Q3 · November 5, 2026-49.3% EPS-15.2% move
Get the REG recap when the next report posts
One email per quarter with the scorecard, the market reaction and what changed on the call. No account needed.
Sources
- Earnings call transcript and parsed analysis · 2026-11-06T20:09:27.041552+00:00
- FN2 earnings calendar · 2026-11-06T01:23:16.275024+00:00
- Polygon adjusted daily market bars · 2026-11-06T20:20:42.556812+00:00
- Financial Modeling Prep analyst price-target consensus and quote snapshot · 2026-11-06T20:20:42.554073+00:00
Methodology
Reported and consensus figures come from FN2's earnings event records. Market reaction and volume are calculated from daily adjusted bars around the event; abnormal move subtracts the SPY move over the same window.
Analyst target low, average, and high values are derived at request time from each named analyst's latest persisted FMP target. The current-price marker comes from FN2's persisted market snapshot. They are sell-side estimates, not an FN2 valuation or recommendation.
Transcript intelligence is a structured synthesis of the current and prior earnings-call analyses. Missing values stay missing and are never estimated.
By FN2 Research · Updated · As of 2026-11-06. For educational purposes only; not investment advice.