What Is REG Fair Value?
Regency Centers (REG) fair value estimate using multiple valuation models, updated daily.
As of July 16, 2026, Regency Centers (REG) has a composite fair value estimate of $34.99 based on four valuation models: DCF (35% weight), Graham Number (25% weight), PEG (25% weight), and DDM (15% weight). The current market price is $79.99, suggesting the stock is overvalued by 56.3%.
Data as of July 16, 2026 (today)
Composite Fair Value
Overvalued4 of 4 models$34.99
vs. current price of $79.99(-56.3%)
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 →
$26.92
-66.3%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 →
$43.77
-45.3%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 →
$44.85
-43.9%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.
$24.49
-69.4%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 $79.99 is 66.3% above this estimate
View 10-year cash flow projections
| Year | Projected FCF (Free Cash Flow) | Present Value |
|---|---|---|
| Year 1 | $586.1M | $544.2M |
| Year 2 | $597.8M | $515.4M |
| Year 3 | $609.8M | $488.2M |
| Year 4 | $622.0M | $462.4M |
| Year 5 | $634.4M | $437.9M |
| Year 6 | $647.1M | $414.8M |
| Year 7 | $660.1M | $392.8M |
| Year 8 | $673.3M | $372.0M |
| Year 9 | $686.7M | $352.4M |
| Year 10 | $700.5M | $333.7M |
| Terminal Value | $13.82B | $6.58B |
What Are REG's Key Financial Metrics?
Earnings & Growth
Current Price
$79.99
EPS (TTM)
$2.90
Forward P/E
31.7
Profit Margin
33.1%
Cash & Balance Sheet
Free Cash Flow
574.6M
EBITDA
1.1B
Book Value
$36.52
Total Debt
5.2B
What Do Analysts Say About REG?
Low
$81.00
Average
$86.11
High
$103.00
Upside
+7.6%
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 $34.99. The stock is currently trading at $79.99, 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 $79.99 is 56.3% above our estimated fair value of $34.99.
What do Wall Street analysts say about REG?
19 analysts cover Regency Centers with a consensus rating of "Buy." The average price target is $86.11, ranging from $81.00 to $103.00. This implies 7.6% upside from the current price.