REG
Regency Centers Corporation Real Estate - REIT - Retail Investor Relations →
Regency Centers Corporation (REG) closed at $75.22 as of 2026-02-02, trading 22.9% above its 200-week moving average of $61.22. The stock moved further from the line this week, up from 19.2% last week. The 14-week RSI sits at 70, indicating neutral momentum.
Over the past 1636 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 4.3%. Return on equity stands at 6.0%. The stock trades at 2.1x book value.
Share count has increased 5.9% over three years, indicating dilution.
Over the past 31.4 years, a hypothetical investment of $100 in REG would have grown to $2465, compared to $2525 for the S&P 500. REG has returned 10.7% annualized vs 10.8% for the index, underperforming the broader market over this period.
Free cash flow has been growing at a 6.2% compound annual rate, with 4 consecutive years of positive cash generation.
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% | +2307.0% |
| Jan 1995 | Feb 1995 | 4 | 5.0% | +10.9% | +2266.1% |
| Apr 1995 | May 1995 | 4 | 1.2% | +18.0% | +2226.9% |
| Mar 1999 | Apr 1999 | 2 | 3.3% | +13.1% | +1301.6% |
| Sep 1999 | Nov 1999 | 8 | 4.8% | +18.7% | +1187.3% |
| Dec 1999 | Dec 1999 | 1 | 2.4% | +29.4% | +1189.9% |
| Dec 1999 | Jan 2000 | 1 | 0.1% | +29.5% | +1153.6% |
| Jan 2000 | Apr 2000 | 10 | 5.8% | +34.7% | +1211.0% |
| Jan 2008 | Jan 2008 | 2 | 5.3% | -24.8% | +178.3% |
| Feb 2008 | Feb 2008 | 1 | 1.5% | -45.9% | +175.8% |
| Mar 2008 | Mar 2008 | 1 | 1.2% | -58.8% | +172.9% |
| Jun 2008 | Aug 2008 | 7 | 6.4% | -36.7% | +161.9% |
| Sep 2008 | Feb 2011 | 123 | 61.2% | -33.6% | +173.8% |
| Aug 2011 | Oct 2011 | 12 | 11.1% | +35.9% | +245.8% |
| Nov 2011 | Jan 2012 | 9 | 8.7% | +27.3% | +236.6% |
| Jan 2018 | Jul 2018 | 26 | 11.2% | +11.2% | +73.2% |
| Oct 2018 | Oct 2018 | 1 | 1.6% | +14.9% | +64.0% |
| Oct 2018 | Nov 2018 | 1 | 0.1% | +10.7% | +61.2% |
| Dec 2018 | Jan 2019 | 6 | 8.5% | +2.6% | +63.2% |
| Dec 2019 | Dec 2019 | 1 | 2.2% | -19.6% | +59.0% |
| Jan 2020 | Jan 2020 | 1 | 0.6% | -22.6% | +56.4% |
| Jan 2020 | Feb 2020 | 1 | 0.3% | -19.9% | +56.1% |
| Feb 2020 | Feb 2021 | 52 | 47.1% | -0.4% | +67.1% |
| Sep 2022 | Oct 2022 | 4 | 3.4% | +15.8% | +57.1% |
| Average | 12 | — | +1.3% | — |
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 Friday close, 2026-02-02