REG at a glance
Regency Centers (REG, SEC CIK 910606) filed its latest 10-K annual report on February 13, 2026, a 10-Q quarterly report on August 3, 2026, an 8-K current report on September 11, 2026 and Form 4 insider filings as recently as August 7, 2026. SignalX summarizes each filing with AI and tracks the company's insider trades and institutional holders.
- For the fiscal year ended December 31, 2025 (FY2025), Regency Centers (REG) reported revenue of $1.6 billion (up 6.9% from FY2024) and net income of $527.5 million.
- As of June 30, 2026, 34 institutional investment managers tracked by SignalX reported holding Regency Centers (REG) shares worth $8.5 billion in 13F-HR filings.
- The most recent insider open-market sale reported on Form 4 was by Devereaux Terah L on June 12, 2026 of 1,240 shares at $80.14 per share.
Source: SEC EDGAR (XBRL financial data, 13F-HR and Form 4 filings).
- Revenue · FY2025
- $1.6B
- +6.9% vs prior year
- Insiders · 90 days
- 0 buys · 0 sells
- No open-market trades
- 13F holders
- 34 funds
- $8.5B · −1 vs prior quarter
- Latest 8-K
- Sep 11, 2026
- Item 7.01
AI 10-K Annual Report Analysis
Latest 10-K, fiscal year ended Dec 31, 2025
Risk Factors
- Elevated federal funds rate risks refinancing $1.1B fixed debt maturing in 2026-27 at higher interest costs, impacting liquidity and capital expenses
- Geographic concentration risk with 57.1% of annualized base rent from California, Florida, and NY metro areas susceptible to local economic downturns
- Supply chain disruption risks increasing tenant buildout costs and potential delays in development and redevelopment projects
- E-commerce and alternative grocers (Walmart, Aldi, Whole Foods) threatening foot traffic and leasing rates at shopping centers
- Anchor tenant bankruptcy or lease default risks reducing rent income and causing co-tenancy rent concessions and higher vacancy levels
Management Discussion & Analysis
- Revenue $1.554B, up $99.6M YoY; Base rent $1.050B up $62.9M, recoveries $376.2M up $31.1M
- Operating expenses $970.5M up $30.4M; Depreciation $405.0M up $10.3M; G&A down $2.1M to $99.4M
- Net income attributable to common shareholders $513.8M up $127.1M; Interest expense, net $199.5M up $19.4M
- Best segment: Equity in income of real estate partnerships up $83.2M driven by $76.0M partial sales gain; Worst: Increase in interest expense by $19.4M
Business Overview
- Core business model: Owner, operator, and developer of grocery-anchored shopping centers and urban retail properties
- New emphasis on development pipeline with $372.4M in new development projects in progress, including high-profile markets like Bay Area and Los Angeles
- Strategic shift: Increased capital deployment to development ($435.1M vs $343.4M prior year) and acquisition activity (nine properties for $104.2M vs one for $45.4M)
- Notable metric: Same property NOI growth 5.3% excluding termination fees; consolidated real estate assets 87.3% unencumbered supporting balance sheet strength
- Unique fact: Issued $400M senior unsecured notes at 5.0% coupon in 2025 used partly to repay $250M debt maturing Nov 2025, demonstrating active debt management
AI summary of the REG 10-K filed . Generated from the filing text; verify against the original.View on SEC EDGARHow to read a 10-K
AI 10-Q Quarterly Report Analysis
Latest 10-Q, quarter ended Jun 30, 2026
Management Discussion & Analysis
- Revenue $413.5M, up $32.7M YoY from $380.8M, driven by base rent and tenant recoveries
- Lease income $402.8M, up $33.7M YoY from $369.1M
- Same-property NOI growth 4.1% for six months ended June 30, 2026
- Shop Space strongest leasing performance: 850 transactions covering 1.7M SF with 11.2% rent spreads
- $1.46B available on credit Line; $933.2M loans maturing within 12 months
Risk Factors
- No Risk Factors section provided in the submitted filing text
- New $500 million stock repurchase program approved February 4, 2026, replacing the prior program
- Repurchase authorization expires February 28, 2029, unless modified, extended, or terminated by the Board
- April and May withholding-tax share purchases totaled 5,384 shares at $76.26–$77.85 per share
AI summary of the REG 10-Q filed . Generated from the filing text; verify against the original.View on SEC EDGAR10-K vs 10-Q vs 8-K
AI 8-K Current Report Analysis
The most recent material events, by 8-K item
Item 7.01: Regulation FD Disclosure
- Updated investor presentation made available September 11, 2026
- Presentation available through Regency’s investor relations website
Item 7.01: Regulation FD Disclosure
- Updated investor presentation released August 11, 2026
- Presentation available through Regency’s investor-relations website
Item 7.01: Regulation FD Disclosure
- Common dividend $0.755 per share, payable October 2, 2026 to September 11 record holders
- Series A preferred dividend $0.390625 per share, reflecting 6.250% cumulative rate
Item EX-99.1: Item EX-99.1
- Common-stock dividend $0.755 per share, payable October 2, 2026
- Common shareholders of record September 11, 2026 eligible for payment
AI summaries of REG 8-K current reports filed with the SEC. What 8-K item codes mean
SignalX for REG
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- Fund moves. Which tracked funds opened, added or cut REG, by share count.
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Recent Insider Transactions (Form 4)
Latest reported trades by officers, directors and 10% owners
| Insider | Type | Date | Shares | Price |
|---|---|---|---|---|
| Klein Karin | A | Aug 7, 2026 | 382 | - |
| BLANKENSHIP C RONALD | A | Aug 7, 2026 | 167 | - |
| Parrell Mark J. | A | Aug 7, 2026 | 334 | - |
| LINNEMAN PETER | A | Aug 7, 2026 | 318 | - |
| Devereaux Terah L | Sell | Jun 12, 2026 | 1,240 | $80.14 |
| Devereaux Terah L | G | Jun 12, 2026 | 620 | - |
| BLAIR BRYCE | M | May 11, 2026 | 71 | - |
| BLAIR BRYCE | M | May 11, 2026 | 1,736 | - |
Financial SummaryXBRL
| Metric | FY2023 | FY2024 | FY2025 | |
|---|---|---|---|---|
| Profitability | ||||
| Revenue | $1.3B | $1.5B | $1.6B | |
| Operating Income | $951.3M | $1.0B | $1.1B | |
| Net Income | $364.6M | $400.4M | $527.5M | |
| Op. Margin | 71.9% | 72.0% | 72.3% | |
| Net Margin | 27.6% | 27.5% | 34.0% | |
| Balance Sheet | ||||
| Total Assets | $12.4B | $12.4B | $13.0B | |
| Equity | $7.0B | $6.7B | $6.9B | |
| ROE | 5.2% | 6.0% | 7.6% | |
| Cash Flow | ||||
| Operating CF | $719.6M | $790.2M | $827.7M | |
Source: XBRL data in Regency Centers (REG)'s 10-K filings on SEC EDGAR, in USD. Compare across companies →
13F Fund Holdings: Quarterly Trend
Latest: Q2 2026Aggregate REG share value held by 13F filers tracked by SignalX, by quarter.
Quarterly totals table
| Quarter | Funds | Total value |
|---|---|---|
| Q2 2026 | 34 | $8.47B |
| Q1 2026 | 35 | $8.46B |
| Q4 2025 | 31 | $7.74B |
| Q3 2025 | 32 | $8.77B |
| Q2 2025 | 32 | $8.08B |
| Q1 2025 | 29 | $6.14B |
| Q4 2024 | 26 | $4.99B |
| Q3 2024 | 23 | $2.34B |
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Source: 13F-HR filings on SEC EDGAR (aggregated from 242 fund-quarter rows). Reflects only 13F filers tracked by SignalX, not the full institutional ownership universe. How 13F filings work
REG filing archive
AI analysis pages for each 10-K, 10-Q and 8-K
10-K annual reports
10-Q quarterly reports
Latest 2026 SEC Filings: 10-K, 10-Q, 8-K & Form 4
| Form | Filing date | Period | Analysis | SEC |
|---|---|---|---|---|
| 8-K | Sep 11, 2026 | - | Analysis | - |
| 8-K | Aug 11, 2026 | - | Analysis | - |
| 4 | Aug 7, 2026 | - | - | - |
| 4 | Aug 7, 2026 | - | - | - |
| 4 | Aug 7, 2026 | - | - | - |
| 4 | Aug 7, 2026 | - | - | - |
| 8-K | Aug 6, 2026 | - | Analysis | - |
| 10-Q | Aug 3, 2026 | Jun 30, 2026 | Analysis | |
| 8-K | Jul 29, 2026 | - | Analysis | - |
| 4 | Jun 15, 2026 | - | - | - |
| 8-K | Jun 1, 2026 | - | Analysis | |
| 8-K | May 28, 2026 | - | Analysis | |
| 8-K | May 27, 2026 | - | Analysis | |
| 8-K | May 18, 2026 | - | Analysis | |
| 4 | May 12, 2026 | - | - | |
| SC 13G | May 12, 2026 | - | - | |
| 4 | May 12, 2026 | - | - | |
| 4 | May 12, 2026 | - | - | |
| 4 | May 12, 2026 | - | - | |
| 4 | May 12, 2026 | - | - | |
| 4 | May 12, 2026 | - | - | |
| 4 | May 12, 2026 | - | - | |
| 4 | May 12, 2026 | - | - | |
| 4 | May 12, 2026 | - | - | |
| 4 | May 8, 2026 | - | - |
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REG SEC filings: frequently asked questions
Which institutions hold REG stock?
As of June 30, 2026, the largest Regency Centers (REG) holders among the 13F filers tracked by SignalX were BlackRock ($1.6 billion), Vanguard Portfolio Management LLC ($1.2 billion), State Street Corp ($979.3 million), Vanguard Capital Management LLC ($904.8 million), T. Rowe Price Group ($663.4 million). 13F-HR reports are filed up to 45 days after each quarter ends.
What was REG's revenue in fiscal year 2025?
For the fiscal year ended December 31, 2025 (FY2025), Regency Centers (REG) reported revenue of $1.6 billion (up 6.9% from FY2024) and net income of $527.5 million. The figures come from the XBRL data in the 10-K.
What are the main risks in REG's latest 10-K?
In the 10-K filed February 13, 2026, Regency Centers (REG) flagged: Elevated federal funds rate risks refinancing $1.1B fixed debt maturing in 2026-27 at higher interest costs, impacting liquidity and capital expenses. Geographic concentration risk with 57.1% of annualized base rent from California, Florida, and NY metro areas susceptible to local economic downturns. (AI summary of the Risk Factors section.)
What did REG report in its latest 8-K?
Regency Centers (REG) filed an 8-K on September 11, 2026 reporting Item 7.01 (Regulation FD Disclosure). Updated investor presentation made available September 11, 2026.
What are the latest REG SEC filings?
Regency Centers (REG) filed its latest 10-K annual report on February 13, 2026, a 10-Q quarterly report on August 3, 2026, an 8-K current report on September 11, 2026 and a Form 4 insider filing on August 7, 2026.
What is REG's SEC CIK number?
Regency Centers (REG)'s SEC Central Index Key (CIK) is 910606. EDGAR lists every REG filing under that number.
Ask anything about REG
The research agent reads REG's filings, financials, insider trades and 13F holders, then answers with sources.