What Is REG Fair Value?
Regency Centers (REG) fair value estimate using multiple valuation models, updated daily.
As of October 14, 2026, Regency Centers (REG) has a composite fair value estimate of $41.66 based on four valuation models: DCF (41% weight), Graham Number (29% weight), PEG (29% weight), and DDM (0% weight). The current market price is $71.77, suggesting the stock is overvalued by 42.0%.
Data as of October 14, 2026 (today)
Composite Fair Value
Overvalued3 of 4 models$41.66
vs. current price of $71.77(-42.0%)
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)
41% 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 →
$43.70
-39.1%Overvalued
Inputs used
DDM (Dividend Discount Model)
0% 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 →
N/A
This stock does not pay a dividend, so the DDM cannot be applied. The composite adjusts by redistributing this weight to the other models.
REG Fair Value
Current fundamentals: earnings, assets, and growth rate
Graham Number (Value Investing)
29% 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 →
$44.98
-37.3%Overvalued
Inputs used
PEG (Price/Earnings to Growth)
29% 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.
$24.70
-65.6%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 $71.77 is 39.1% above this estimate
View 10-year cash flow projections
| Year | Projected FCF (Free Cash Flow) | Present Value |
|---|---|---|
| Year 1 | $758.2M | $704.7M |
| Year 2 | $773.4M | $668.0M |
| Year 3 | $788.9M | $633.3M |
| Year 4 | $804.6M | $600.3M |
| Year 5 | $820.7M | $569.1M |
| Year 6 | $837.1M | $539.5M |
| Year 7 | $853.9M | $511.4M |
| Year 8 | $871.0M | $484.8M |
| Year 9 | $888.4M | $459.6M |
| Year 10 | $906.2M | $435.7M |
| Terminal Value | $18.22B | $8.76B |
What Are REG's Key Financial Metrics?
Earnings & Growth
Current Price
$71.77
EPS (TTM)
$2.97
Forward P/E
28.6
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
$76.00
Average
$84.83
High
$94.00
Upside
+18.2%
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 $41.66. The stock is currently trading at $71.77, 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 $71.77 is 42.0% above our estimated fair value of $41.66.
What do Wall Street analysts say about REG?
18 analysts cover Regency Centers with a consensus rating of "Buy." The average price target is $84.83, ranging from $76.00 to $94.00. This implies 18.2% upside from the current price.