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How Regency Centers (REG) makes money: Q2 2026 revenue breakdown
The quarter in brief
Revenue grew 8.6% y/y to $414M, net margin 27.2% vs 26.9%, net income $112M (+9.5% y/y).
Key growth driver: Lease income — the fastest-growing revenue line: $403, +9% y/y. · by the Q2 2026 report
Net income attributable to common shareholders
$112M
up 9.5% y/y
Total revenues
$414M
up 8.6% y/y
Next report
not announced yet
How does Regency Centers make money?
Regency Centers brought in $414 million of revenue in Q2 2026, up 8.6% year over year. The largest source was Lease income: $403 million, or 97% of the total, followed by Management, transaction, and other fees ($7.2M, 2%); other lines add the remaining 1%. Net income for the quarter was $112 million, up 9.5% year over year.
Revenue by source, Q2 2026
- Lease income$403M · 97% · +9.1%
- Management, transaction, and other fees$7.2M · 2% · −0.7%
- Other property income$3.5M · 0.8% · −21.8%
Shares of $414M total revenue; changes are year over year, as reported. ≈ marks lines derived from disclosed totals. The same flows are drawn in the Sankey chart below.
All figures in $M.
| Line item | Amount and change |
|---|---|
| Lease income | $403 · +9.1% |
| Management, transaction, and other fees | $7.2 · −0.7% |
| Other property income | $3.5 · −21.8% |
| Total revenues | $414 · +8.6% |
| Depreciation and amortization | $109 · +9.3% |
| Property operating expense | $70.9 · +16.8% |
| Interest expense, net | $53.6 · +6.6% |
| Real estate taxes | $50 · +5.2% |
| General and administrative | $27.6 · +8.2% |
| Other operating expenses | $2 · +4.8% |
| Net investment income | $2.7 · +245% |
| (Gain) loss on sale of real estate, net of tax | $0.3 · vs −$0.3 |
| Income before equity in income of real estate partnerships | $104 · +9.5% · 25.0% margin |
| Equity in income of investments in real estate partnerships | $16.2 · +17.5% |
| Net income attributable to noncontrolling interests | $4 · +70.7% |
| Preferred stock dividends | $3.4 · +0.0% |
| Net income attributable to common shareholders | $112 · +9.5% · $0.61/sh · 27.2% margin |
Verdict: revenue grew 8.6% y/y to $414M, net margin 27.2% vs 26.9%, net income $112M (+9.5% y/y).
Diluted EPS $0.61 vs $0.56 a year earlier; Nareit FFO $1.21 per diluted share and Core Operating Earnings $1.16 (non-GAAP, company definitions); same property percent leased 96.9%; 2026 Nareit FFO guidance raised to $4.84 to $4.88 per diluted share.
Source and notation
Source: Regency Centers earnings release and its exhibits, 8-K EX-99 of 07/29/2026 (SEC EDGAR). REIT layout: total revenues as reported; property expenses, depreciation, interest and other items lead to net income (a REIT pays little or no income tax). FFO is a non-GAAP measure: it appears only in the text, as defined by the company, never in the chart. The income statement lines were taken from the release by hand; the program found every figure in the release text and checked the accounting identities and the chart balance; revenue and net income match the company's 10-Q.
Open the chart as a PNG image ↗ · for sharing and presentations · free to reuse, CC BY 4.0
- Lease income rose 9.1% to $402.8M; same property NOI increased 3.8% year over year.
- Executed 2.1 million square feet of comparable new and renewal leases at blended rent spreads of 10.4% on a cash basis and 19.5% on a straight-lined basis.
- In-process development and redevelopment projects had estimated net project costs of $680 million at a blended estimated yield of approximately 9%.
- Net income was $112M, a 27.2% margin vs 26.9% a year earlier.
- Diluted EPS was $0.61 vs $0.56 a year earlier.
What distorts the picture in this report and what to watch beyond the headlines.
Who runs the company now
- Lisa PalmerPresident and Chief Executive Officer [1]
- Michael J. MasExecutive Vice President, Chief Financial Officer [2]
As of 10/20/2026, per the company’s SEC filings: signatures on the latest report and leadership-change filings.
Positions: the company’s SEC filings. Spotted an error, or is this you and you’d like it corrected or removed? Contact us
How this is compiled
Who runs the company now comes from primary sources only: for US companies, the CEO and CFO signatures on the latest SEC report, and a separate board chair from the proxy statement (DEF 14A); for Russian and Kazakh issuers, the company website and its disclosures. We recheck weekly; if a name can’t be confirmed, or a leadership-change filing came out after the report, we don’t show it until it’s reviewed. History comes from proxy statements, disclosures, Wikipedia and Wikidata; years show when a term started and ended, “since” means the person is in office now. An outcome for a previous employer is shown only when the linked document states it.
Sources · 2
- SEC EDGAR: 10-Q 2026-08-03 · SEC EDGAR · 10/20/2026
- SEC EDGAR: 10-Q 2026-08-03 · SEC EDGAR · 10/20/2026
Regency Centers Corporation is a real estate investment trust based in Jacksonville, Florida, and is one of the largest operators of shopping centers with grocery stores as anchor tenants. · Text: Wikipedia, CC BY-SA 4.0, abridged
As of October 21, 2020, the company owned 415 properties comprising 56-million-square feet of space. Notable properties owned by the company include Serramonte Center and a 30% interest in Village District.
Company guidance
Same quarter a year ago (ended September 30, 2025): revenue $387.6M, EPS (GAAP) $0.58
How we calculate
Year-ago figures are GAAP, from the company's SEC filings (XBRL); EPS is diluted.
REG earnings history: past report dates
| Jul 29, 2026 Wed | 4:22 pmafter market close | Jun 30, 2026 | $414M+9% y/y | — |
| Apr 29, 2026 Wed | 4:27 pmafter market close | Mar 31, 2026 | $412M+8% y/y | $0.68+17% y/y |
| Feb 5, 2026 Thu | 4:28 pmafter market close | Dec 31, 2025 | ≈$404M+8% y/y | ≈$1.10+144% y/y |
| Oct 28, 2025 Tue | 5:00 pmafter market close | Sep 30, 2025 | $388M+8% y/y | $0.58+7% y/y |
| Jul 29, 2025 Tue | 4:55 pmafter market close | Jun 30, 2025 | $381M+7% y/y | $0.56+4% y/y |
| Apr 29, 2025 Tue | 4:24 pmafter market close | Mar 31, 2025 | $381M+5% y/y | $0.58+0% y/y |
| Feb 6, 2025 Thu | 4:41 pmafter market close | Dec 31, 2024 | ≈$373M+4% y/y | ≈$0.45−2% y/y |
| Oct 28, 2024 Mon | 4:44 pmafter market close | Sep 30, 2024 | $360M+9% y/y | $0.54+8% y/y |
| Aug 1, 2024 Thu | 4:28 pmafter market close | Jun 30, 2024 | $357M+14% y/y | $0.54+6% y/y |
| May 2, 2024 Thu | 4:44 pmafter market close | Mar 31, 2024 | $364M+14% y/y | $0.58+2% y/y |
| Feb 8, 2024 Thu | 5:19 pmafter market close | Dec 31, 2023 | ≈$360M+14% y/y | ≈$0.46−16% y/y |
| Nov 2, 2023 Thu | 6:00 pmafter market close | Sep 30, 2023 | $331M+9% y/y | $0.50−2% y/y |
| Aug 3, 2023 Thu | 4:28 pmafter market close | Jun 30, 2023 | $314M+4% y/y | $0.51−16% y/y |
| May 4, 2023 Thu | 6:17 pmafter market close | Mar 31, 2023 | $318M+5% y/y | $0.57−50% y/y |
| Feb 9, 2023 Thu | 6:21 pmafter market close | Dec 31, 2022 | ≈$315M+6% y/y | ≈$0.55+38% y/y |
| Nov 3, 2022 Thu | 6:47 pmafter market close | Sep 30, 2022 | $304M−1% y/y | $0.51−26% y/y |
| Aug 5, 2022 Fri | 6:17 pmafter market close | Jun 30, 2022 | $302M+5% y/y | $0.61+9% y/y |
| May 4, 2022 Wed | 6:32 pmafter market close | Mar 31, 2022 | $303M+10% y/y | $1.14+143% y/y |
| Feb 11, 2022 Fri | 6:50 pmafter market close | Dec 31, 2021 | ≈$297M+15% y/y | ≈$0.40+74% y/y |
| Nov 5, 2021 Fri | 6:54 ambefore market open | Sep 30, 2021 | $307M+27% y/y | $0.69+886% y/y |
| Aug 6, 2021 Fri | 6:43 pmafter market close | Jun 30, 2021 | $287M+24% y/y | $0.56+409% y/y |
| May 7, 2021 Fri | 9:04 pmafter market close | Mar 31, 2021 | $275M−3% y/y | $0.47 |
| Feb 12, 2021 Fri | 7:28 pmafter market close | Dec 31, 2020 | $258M−10% y/y | $0.23−4% y/y |
| Nov 6, 2020 Fri | 5:49 pmafter market close | Sep 30, 2020 | $243M−14% y/y | $0.07−79% y/y |
| Aug 4, 2020 Tue | 6:35 pmafter market close | Jun 30, 2020 | $231M−16% y/y | $0.11−65% y/y |
| May 8, 2020 Fri | 6:44 pmafter market close | Mar 31, 2020 | $284M−1% y/y | −$0.15 |
| Feb 13, 2020 Thu | 6:19 pmafter market close | Dec 31, 2019 | $289M+1% y/y | $0.24−48% y/y |
| Oct 31, 2019 Thu | 9:24 ambefore market open | Sep 30, 2019 | $282M+1% y/y | $0.34−17% y/y |
| Aug 2, 2019 Fri | 9:25 ambefore market open | Jun 30, 2019 | $276M−2% y/y | $0.31+11% y/y |
| May 3, 2019 Fri | 5:39 pmafter market close | Mar 31, 2019 | $286M+3% y/y | $0.54+74% y/y |
| Feb 13, 2019 Wed | 5:04 pmafter market close | Dec 31, 2018 | $285M+7% y/y | $0.46−8% y/y |
| Oct 25, 2018 Thu | 4:33 pmafter market close | Sep 30, 2018 | $278M+6% y/y | $0.41+17% y/y |
| Aug 2, 2018 Thu | 5:22 pmafter market close | Jun 30, 2018 | $281M+8% y/y | $0.28+0% y/y |
| May 1, 2018 Tue | 6:46 pmafter market close | Mar 31, 2018 | $277M+41% y/y | $0.31 |
| Jan 11, 2018 Thu | 8:02 ambefore market open | Dec 31, 2017 | $265M | $0.50−6% y/y |
| Nov 2, 2017 Thu | 6:16 pmafter market close | Sep 30, 2017 | $262M | $0.35+600% y/y |
| Aug 4, 2017 Fri | 6:08 pmafter market close | Jun 30, 2017 | $261M | $0.28−20% y/y |
| May 10, 2017 Wed | 7:26 pmafter market close | Mar 31, 2017 | $196M+31% y/y | −$0.26 |
| Jan 12, 2017 Thu | 8:31 ambefore market open | Dec 31, 2016 | — | $0.53+194% y/y |
| Nov 2, 2016 Wed | 5:53 pmafter market close | Sep 30, 2016 | — | $0.05−91% y/y |
| Aug 3, 2016 Wed | 6:20 pmafter market close | Jun 30, 2016 | — | $0.35+3% y/y |
| May 4, 2016 Wed | 1:03 pmduring market hours | Mar 31, 2016 | $150M+7% y/y | $0.49+81% y/y |
| Feb 11, 2016 Thu | 6:15 pmafter market close | Dec 31, 2015 | — | $0.18−77% y/y |
| Oct 29, 2015 Thu | 5:46 pmafter market close | Sep 30, 2015 | — | $0.57+10% y/y |
| Aug 5, 2015 Wed | 4:54 pmafter market close | Jun 30, 2015 | — | $0.34+21% y/y |
| May 7, 2015 Thu | 5:57 pmafter market close | Mar 31, 2015 | $140M+5% y/y | $0.27+29% y/y |
| Jan 14, 2015 Wed | 4:12 pmafter market close | Dec 31, 2014 | — | $0.79+58% y/y |
| Nov 4, 2014 Tue | 6:00 pmafter market close | Sep 30, 2014 | — | $0.52+37% y/y |
| Aug 7, 2014 Thu | 8:22 pmafter market close | Jun 30, 2014 | — | $0.28−20% y/y |
| May 8, 2014 Thu | 5:11 pmafter market close | Mar 31, 2014 | $133M+11% y/y | $0.21+24% y/y |
| Feb 13, 2014 Thu | 7:29 pmafter market close | Dec 31, 2013 | $126M+8% y/y | $0.50 |
| Oct 31, 2013 Thu | 7:27 pmafter market close | Sep 30, 2013 | $120M+6% y/y | $0.38+192% y/y |
| Aug 1, 2013 Thu | 6:05 pmafter market close | Jun 30, 2013 | $122M−1% y/y | $0.35+483% y/y |
| May 8, 2013 Wed | 6:33 pmafter market close | Mar 31, 2013 | $120M−0% y/y | $0.17+21% y/y |
| Jan 31, 2013 Thu | 7:10 pmafter market close | Dec 31, 2012 | $116M−6% y/y | −$0.41 |
| Nov 8, 2012 Thu | 8:27 pmafter market close | Sep 30, 2012 | $114M−7% y/y | $0.13+44% y/y |
| Aug 1, 2012 Wed | 10:12 amduring market hours | Jun 30, 2012 | $123M−1% y/y | $0.06−57% y/y |
| May 3, 2012 Thu | 9:05 ambefore market open | Mar 31, 2012 | $121M−2% y/y | $0.14+600% y/y |
| Feb 1, 2012 Wed | 5:17 pmafter market close | Dec 31, 2011 | $124M | $0.10 |
| Nov 4, 2011 Fri | 7:17 pmafter market close | Sep 30, 2011 | $122M | $0.09 |
| Aug 4, 2011 Thu | 6:31 pmafter market close | Jun 30, 2011 | $124M | $0.14 |
Show all 61 reports since 2011Show fewer
How we count
Report date and time — when the company filed its results press release with the SEC (Form 8-K, Item 2.02); the regular session runs 9:30 am – 4:00 pm ET. Companies that file the 8-K late in the evening publish the release the next morning: the date is that morning, before market open, and the evening filing time is not shown. Revenue and diluted EPS — the company’s XBRL filings, EPS adjusted for stock splits; ≈ — fourth quarter derived as full year minus three quarters. Source: SEC EDGAR.
Regency Centers: 12-year financials
| 2025 | 1,554 | 1,123 | 528 | 512 |
| 2024 | 1,454 | 1,047 | 400 | 490 |
| 2023 | 1,323 | 951 | 365 | 453 |
| 2022 | 1,224 | 897 | 483 | 428 |
| 2021 | 1,166 | — | 361 | 403 |
| 2020 | 1,016 | — | 44.9 | 301 |
| 2019 | 1,133 | — | 239 | 391 |
| 2018 | 1,121 | — | 249 | 376 |
| 2017 | 984 | — | 176 | 323 |
| 2016 | — | — | 167 | — |
| 2015 | — | — | 153 | — |
| 2014 | — | — | 189 | — |
$ millions, annual 10-K reports on SEC EDGAR (US GAAP)*.
How we calculate
Figures are annual report lines; if a year was later restated (discontinued operations, mergers), we use the latest filing that shows it. Free cash flow is operating cash flow minus capital expenditures; dividends are cash paid to common shareholders during the year. “—” means the line isn’t in the filing. History starts in 2014: earlier years aren’t in the company’s SEC filings (it’s younger or was spun off).
Shareholders’ equity at Mar 31, 2026: $6.9B (53% of total assets). Compare with other S&P 500 companies →
Included in screener lists: S&P 500 companies that paid dividends 10 years without a gap
Regency Centers (REG) earnings: FAQ
How does Regency Centers make money?
Regency Centers brought in $414 million of revenue in Q2 2026, up 8.6% year over year. The largest source was Lease income: $403 million, or 97% of the total, followed by Management, transaction, and other fees ($7.2M, 2%); other lines add the remaining 1%. Net income for the quarter was $112 million, up 9.5% year over year.
When is REG's next earnings date?
We have not yet seen an announcement of the date from Regency Centers (REG). Based on last year's report on Oct 28, 2025, the next report is expected around Oct 27, 2026.
What time does REG report earnings?
Regency Centers usually reports after market close: its latest results release was filed with the SEC at 4:22 pm ET on Jul 29, 2026.
When did REG last report earnings?
Regency Centers reported Q2 2026 results on Jul 29, 2026.
Where can I find Regency Centers's financial statements?
On SEC EDGAR: quarterly reports (10-Q), the annual report (10-K) and earnings releases (8-K). The “Verified” badge next to the chart links to REG's filings; this page breaks the latest report down in a Sankey chart.
What was REG's net income in Q2 2026?
Regency Centers reported net income of $112M for Q2 2026 (+9.5% year over year), under US GAAP.
Does Regency Centers pay dividends?
Yes. In 2025, Regency Centers paid $512M in dividends on its common stock, per its 10-K. Earlier years are in the 12-year table above.
How has Regency Centers's revenue changed since 2017?
Per its 10-K filings, revenue grew 1.6x: $984M in 2017 and $1,554M in 2025. The latest year is the highest in the table. Year-by-year figures are in the table above.
New to earnings reports? Start with how to read an earnings report.
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