REG
Regency Centers Corporation Real Estate - REIT - Retail Investor Relations →
Regency Centers Corporation (REG) closed at $74.87 as of 2026-03-20, trading 22.4% above its 200-week moving average of $61.18. The stock is currently moving closer to the line, down from 24.2% last week. With a 14-week RSI of 72, REG is in overbought territory.
A big spike in selling this week — 2.0x the usual volume, and the price dropped. Sometimes this kind of heavy selling marks the end of a decline. The idea is that the last reluctant holders have finally sold, leaving fewer sellers left to push the price lower.
Over the past 1642 weeks of data, REG has crossed below its 200-week moving average 24 times. On average, these episodes lasted 12 weeks. Historically, investors who bought REG at the start of these episodes saw an average one-year return of +1.3%.
With a market cap of $14.0 billion, REG is a large-cap stock. The company generates a free cash flow yield of 4.8%. Return on equity stands at 7.7%. The stock trades at 2.0x book value.
Share count has increased 7.2% over three years, indicating dilution.
Over the past 31.5 years, a hypothetical investment of $100 in REG would have grown to $2477, compared to $2377 for the S&P 500. That represents an annualized return of 10.7% vs 10.6% for the index — confirming REG as a market-beating investment and the kind of quality company where buying during 200-week moving average touches has historically been rewarded.
Free cash flow has been growing at a 8.1% compound annual rate, with 4 consecutive years of positive cash generation.
Business Health
Annual financials — how the underlying business has performed over the past several years.
Cash Flow Free cash flow & net income ($M)
Revenue Annual revenue ($M) — business growth proxy
Total Debt Balance sheet debt ($M)
ROIC Return on invested capital (%)
FCF Yield Free cash flow / market cap (%) — Yartseva signal
Gross Margin Pricing power & competitive moat (%)
Shares Outstanding Buybacks vs dilution (millions)
Growth of $100: REG vs S&P 500
Monthly data normalized to $100 at start. Vertical dashed lines mark 200-week MA touches.
What Happens After REG Crosses Below the Line?
Across 24 historical episodes, buying REG when it crossed below its 200-week moving average produced an average return of +1.1% after 12 months (median +11.0%), compared to +6.2% for the S&P 500 over the same periods. 62% of those episodes were profitable after one year. After 24 months, the average return was +22.6% vs +22.2% for the index.
Each line shows $100 invested at the moment REG crossed below its 200-week MA. Bold blue = stock average. Gray dashed = S&P 500 average over same periods.
Historical Touches
REG has crossed below its 200-week MA 24 times with an average 1-year return of +1.3% after recovery.
| Crossed Below | Recovered | Weeks | Max Depth | 1-Year Return | Return Since Touch |
|---|---|---|---|---|---|
| Oct 1994 | Dec 1994 | 10 | 8.5% | +19.8% | +2319.2% |
| Jan 1995 | Feb 1995 | 4 | 5.0% | +10.9% | +2278.0% |
| Apr 1995 | May 1995 | 4 | 1.2% | +18.0% | +2238.6% |
| Mar 1999 | Apr 1999 | 2 | 3.3% | +13.1% | +1308.7% |
| Sep 1999 | Nov 1999 | 8 | 4.8% | +18.7% | +1193.8% |
| Dec 1999 | Dec 1999 | 1 | 2.4% | +29.4% | +1196.4% |
| Dec 1999 | Jan 2000 | 1 | 0.1% | +29.5% | +1160.0% |
| Jan 2000 | Apr 2000 | 10 | 5.8% | +34.7% | +1217.6% |
| Jan 2008 | Jan 2008 | 2 | 5.3% | -24.8% | +179.7% |
| Feb 2008 | Feb 2008 | 1 | 1.5% | -45.9% | +177.1% |
| Mar 2008 | Mar 2008 | 1 | 1.2% | -58.8% | +174.2% |
| Jun 2008 | Aug 2008 | 7 | 6.4% | -36.7% | +163.2% |
| Sep 2008 | Feb 2011 | 123 | 61.2% | -33.6% | +175.1% |
| Aug 2011 | Oct 2011 | 12 | 11.1% | +35.9% | +247.5% |
| Nov 2011 | Jan 2012 | 9 | 8.7% | +27.3% | +238.3% |
| Jan 2018 | Jul 2018 | 26 | 11.2% | +11.2% | +74.1% |
| Oct 2018 | Oct 2018 | 1 | 1.6% | +14.9% | +64.8% |
| Oct 2018 | Nov 2018 | 1 | 0.1% | +10.7% | +62.0% |
| Dec 2018 | Jan 2019 | 6 | 8.5% | +2.6% | +64.1% |
| Dec 2019 | Dec 2019 | 1 | 2.2% | -19.6% | +59.8% |
| Jan 2020 | Jan 2020 | 1 | 0.6% | -22.6% | +57.2% |
| Jan 2020 | Feb 2020 | 1 | 0.3% | -19.9% | +56.9% |
| Feb 2020 | Feb 2021 | 52 | 47.1% | -0.4% | +67.9% |
| Sep 2022 | Oct 2022 | 4 | 3.4% | +15.8% | +57.9% |
| Average | 12 | — | +1.3% | — |
Frequently Asked Questions
Is REG below its 200-week moving average?
No. Regency Centers Corporation (REG) is currently 22.4% above its 200-week moving average of $61.18. It would need to fall to $61.18 to cross below the line.
What is REG's 200-week moving average price?
Regency Centers Corporation's 200-week moving average is $61.18 as of 2026-03-20. This is the average weekly closing price over roughly the last 4 years, and it acts as a long-term trend line. When a stock drops below this level, it can signal that the price has fallen far enough from the long-term trend to attract value-oriented investors.
What happens when REG drops below its 200-week moving average?
REG has crossed below its 200-week moving average 24 times in our data. On average, buying at that moment produced a one-year return of +1.3%. These dips have historically been decent entry points. These episodes lasted 12 weeks on average.
Is REG a good value right now?
Here's what our data says about REG as of 2026-03-20: The stock is above its 200-week moving average, so it doesn't currently meet our primary signal. The 14-week RSI is 72 (overbought). Free cash flow yield is 4.8%. Return on equity is 7.7%. Price-to-book is 2.0x. This is not a buy or sell recommendation — always do your own research.
How does REG compare to the S&P 500?
Over the past 31.5 years, $100 invested in REG would have grown to $2477, compared to $2377 for the S&P 500. That's 10.7% annualized vs 10.6% for the index. REG has outperformed the broader market over this period.
Does REG pay a dividend?
Yes. Regency Centers Corporation currently pays a dividend yield of 403.00%.
Not financial advice. This is an educational tool. Past performance does not guarantee future results. Do your own research before making investment decisions.
Data as of week of 2026-03-20