What Is REG Fair Value?
Regency Centers (REG) fair value estimate using multiple valuation models, updated daily.
As of August 29, 2026, Regency Centers (REG) has a composite fair value estimate of $41.86 based on four valuation models: DCF (35% weight), Graham Number (25% weight), PEG (25% weight), and DDM (15% weight). The current market price is $75.52, suggesting the stock is overvalued by 44.6%.
Data as of August 29, 2026 (today)
Composite Fair Value
Overvalued4 of 4 models$41.86
vs. current price of $75.52(-44.6%)
How Is REG Fair Value Calculated?
Four independent models estimate what REG is worth. Each uses different inputs and assumptions. The composite blends them by weight.
REG Intrinsic Value
Forward-looking models based on future cash flows
DCF (Discounted Cash Flow)
35% weightEstimates how much cash the company will generate over the next 10 years, then calculates what all that future cash is worth in today's dollars. Includes a 15% safety cushion. Try the standalone DCF calculator →
$43.24
-42.7%Overvalued
Inputs used
DDM (Dividend Discount Model)
15% weightIf a company pays you dividends, this model asks: how much are all those future dividend payments worth today? Only works for stocks that pay dividends. Try the intrinsic value calculator →
$43.98
-41.8%Overvalued
Inputs used
REG Fair Value
Current fundamentals: earnings, assets, and growth rate
Graham Number (Value Investing)
25% weightCreated by legendary investor Benjamin Graham. It looks at two things: how much the company earns (EPS) and what its assets are worth (Book Value), then calculates the maximum price a careful investor should pay. Try the fair value calculator →
$45.06
-40.3%Overvalued
Inputs used
PEG (Price/Earnings to Growth)
25% weightChecks if you're paying a fair price for the company's growth. A fast-growing company deserves a higher price than a slow one. This model finds the right price based on how fast earnings are growing.
$24.79
-67.2%Overvalued
Inputs used
What If You Change the Assumptions?
Drag the sliders to test different scenarios. Tap the ? buttons to learn what each input means.
Your DCF Fair Value
Current price $75.52 is 42.7% above this estimate
View 10-year cash flow projections
| Year | Projected FCF (Free Cash Flow) | Present Value |
|---|---|---|
| Year 1 | $758.2M | $704.5M |
| Year 2 | $773.4M | $667.6M |
| Year 3 | $788.9M | $632.6M |
| Year 4 | $804.6M | $599.5M |
| Year 5 | $820.7M | $568.1M |
| Year 6 | $837.1M | $538.4M |
| Year 7 | $853.9M | $510.2M |
| Year 8 | $871.0M | $483.5M |
| Year 9 | $888.4M | $458.2M |
| Year 10 | $906.2M | $434.2M |
| Terminal Value | $18.09B | $8.67B |
What Are REG's Key Financial Metrics?
Earnings & Growth
Current Price
$75.52
EPS (TTM)
$2.97
Forward P/E
30.0
Profit Margin
33.0%
Cash & Balance Sheet
Free Cash Flow
743.4M
EBITDA
1.1B
Book Value
$36.40
Total Debt
5.1B
What Do Analysts Say About REG?
Low
$82.00
Average
$87.06
High
$102.00
Upside
+15.3%
REG Fair Value FAQ
What is the fair value of REG?
Based on our composite model (DCF 35%, Graham 25%, PEG 25%, DDM 15%), REG's estimated fair value is $41.86. The stock is currently trading at $75.52, which makes it overvalued by our analysis.
How is REG's fair value calculated?
We use four valuation methods: Discounted Cash Flow (DCF), Graham Number, PEG-based Fair Value, and Dividend Discount Model (for dividend-paying stocks). The composite score weights DCF at 35%, Graham and PEG at 25% each, and DDM at 15%. When a model can't be applied, its weight is redistributed proportionally.
Is REG overvalued or undervalued?
Based on our analysis, REG is overvalued. The current price of $75.52 is 44.6% above our estimated fair value of $41.86.
What do Wall Street analysts say about REG?
18 analysts cover Regency Centers with a consensus rating of "Buy." The average price target is $87.06, ranging from $82.00 to $102.00. This implies 15.3% upside from the current price.