REG
Regency Centers Corporation Real Estate - REIT - Retail Investor Relations →
Regency Centers Corporation (REG) closed at $76.88 as of 2026-06-19, trading 23.6% above its 200-week moving average of $62.18. The stock is currently moving closer to the line, down from 28.1% last week. The 14-week RSI sits at 54, indicating neutral momentum.
Trading volume is running at 1.2x of its 14-week average, which is in the normal range. The balance between buying and selling volume (0.89 ratio) is neutral — neither side is clearly dominating.
Over the past 1655 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 $14.4 billion, REG is a large-cap stock. The company generates a free cash flow yield of 4.0%. Return on equity stands at 8.0%. The stock trades at 2.1x book value.
Share count has increased 7.2% over three years, indicating dilution.
Over the past 31.8 years, a hypothetical investment of $100 in REG would have grown to $2568, compared to $2744 for the S&P 500. REG has returned 10.8% annualized vs 11.0% for the index, underperforming the broader market over this period.
Free cash flow has been growing at a 8.1% compound annual rate, with 4 consecutive years of positive cash generation.
Business Health
Annual financials — how the underlying business has performed over the past several years.
Cash Flow Free cash flow & net income ($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.
Bean Score Experimental
The Bean Score measures how far a stock's free cash flow yield has deviated from its own quarterly baseline, normalized by the stock's historical behavior. Between earnings dates, FCF is constant — so the score is purely a function of stock price. The levels below show at what prices REG would reach each dislocation threshold.
Dislocation Price Levels
Prices where REG's Bean Score would hit each σ threshold. Valid until next earnings report: 2026-07-29.
| Level | σ | Price | Signal |
|---|---|---|---|
| Deep Value | +2σ | $74.08 | Unusually cheap — potential buy zone |
| Value | +1σ | $78.24 | Cheap vs. own history |
| Fair Value | +0σ | $82.89 | Historical mean behavior |
| Expensive | -1σ | $88.13 | Expensive vs. own history |
| Deep Expensive | -2σ | $94.07 | Unusually expensive — potential trim zone |
Quarterly FCF & Yield Trailing twelve-month free cash flow and yield at each quarter end
Signal Accuracy Collecting Data
The Bean Score system is accumulating weekly data to validate signal accuracy. After 13+ weeks of history, this section will display win rates and average returns for each σ threshold crossing — answering the question: "When this score says cheap or expensive, does the price subsequently move in the expected direction?"
Theoretical framework — not backtested or forward-tested. The Bean Score uses trailing twelve-month free cash flow yield as a dislocation identifier. It measures whether the market has pushed a stock's yield unusually far from its own baseline behavior. These levels are reference points for identifying potential swing trade opportunities, not buy/sell signals. FCF values update quarterly with earnings; between reports, all movement is price-driven.
Dislocation Scores Experimental
Each score measures deviation from REG's own historical baseline — the same idea as the Bean Score, applied to different fundamentals. Positive means cheaper or more dislocated than this stock's norm. Scores marked σ are normalized by the stock's own variability; pp values are simple deltas from its recent baseline.
Theoretical framework — not backtested. These scores describe how unusual today's readings are for this specific company. They are starting points for research, not buy or sell signals. Annual-statement scores (buyback, accruals, FCF vs history) rest on only ~4 yearly data points and are deltas, not sigmas.
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% | +2407.6% |
| Jan 1995 | Feb 1995 | 4 | 5.0% | +10.9% | +2364.9% |
| Apr 1995 | May 1995 | 4 | 1.2% | +18.0% | +2324.1% |
| Mar 1999 | Apr 1999 | 2 | 3.3% | +13.1% | +1360.2% |
| Sep 1999 | Nov 1999 | 8 | 4.8% | +18.7% | +1241.1% |
| Dec 1999 | Dec 1999 | 1 | 2.4% | +29.4% | +1243.8% |
| Dec 1999 | Jan 2000 | 1 | 0.1% | +29.5% | +1206.0% |
| Jan 2000 | Apr 2000 | 10 | 5.8% | +34.7% | +1265.8% |
| Jan 2008 | Jan 2008 | 2 | 5.3% | -24.8% | +190.0% |
| Feb 2008 | Feb 2008 | 1 | 1.5% | -45.9% | +187.3% |
| Mar 2008 | Mar 2008 | 1 | 1.2% | -58.8% | +184.3% |
| Jun 2008 | Aug 2008 | 7 | 6.4% | -36.7% | +172.9% |
| Sep 2008 | Feb 2011 | 123 | 61.2% | -33.6% | +185.2% |
| Aug 2011 | Oct 2011 | 12 | 11.1% | +35.9% | +260.2% |
| Nov 2011 | Jan 2012 | 9 | 8.7% | +27.3% | +250.6% |
| Jan 2018 | Jul 2018 | 26 | 11.2% | +11.2% | +80.5% |
| Oct 2018 | Oct 2018 | 1 | 1.6% | +14.9% | +70.8% |
| Oct 2018 | Nov 2018 | 1 | 0.1% | +10.7% | +67.9% |
| Dec 2018 | Jan 2019 | 6 | 8.5% | +2.6% | +70.0% |
| Dec 2019 | Dec 2019 | 1 | 2.2% | -19.6% | +65.7% |
| Jan 2020 | Jan 2020 | 1 | 0.6% | -22.6% | +63.0% |
| Jan 2020 | Feb 2020 | 1 | 0.3% | -19.9% | +62.6% |
| Feb 2020 | Feb 2021 | 52 | 47.1% | -0.4% | +74.0% |
| Sep 2022 | Oct 2022 | 4 | 3.4% | +15.8% | +63.6% |
| Average | 12 | — | +1.3% | — |
Frequently Asked Questions
Is REG below its 200-week moving average?
No. Regency Centers Corporation (REG) is currently 23.6% above its 200-week moving average of $62.18. It would need to fall to $62.18 to cross below the line.
What is REG's 200-week moving average price?
Regency Centers Corporation's 200-week moving average is $62.18 as of 2026-06-19. 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 2026-06-19: The stock is above its 200-week moving average, so it doesn't currently meet our primary signal. The 14-week RSI is 54. Free cash flow yield is 4.0%. Return on equity is 8.0%. Price-to-book is 2.1x. 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 31.8 years, $100 invested in REG would have grown to $2568, compared to $2744 for the S&P 500. That's 10.8% annualized vs 11.0% for the index. REG has underperformed the broader market over this period.
Does REG pay a dividend?
Yes. Regency Centers Corporation currently pays a dividend yield of 383.00%.
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 2026-06-19