REGRegency Centers CorporationReal Estate · REIT - Retailas of 2026-09-16
Horizon

Issued 2026-09-16 at $73.26 · now $73.26 (2026-09-16, +0.0% since)

Based on its own history, a month from the 2026-09-16 close, REG has typically landed between $66.98 and $79.62 — a range of −8.6% to +8.7% from the issuance price $73.26.

Range of outcomes in historically similar periods — not a price prediction. Ranges are scored publicly on /methodology.
  • Actual close
  • Typical path (median)
  • Middle 50% of outcomes
  • 90% range

4,685 overlapping 1 month windows · 2008-01-02 – 2026-08-17 · basis climatology · forecast (batch). Probability up 53.9% (90% CI 51.7–56.1%, ≈1,408 obs).

The cone is anchored at the 2026-09-16 issuance close ($73.26) — the price the forecast resolves against on 2026-10-15, not the latest close. The drawn path shape is illustrative (bands widen with √t); every labeled number is real — the anchor, the scored batch p90/IQR endpoints, and the typical move.

Where REG has typically landed a month from the 2026-09-16 close of $73.26 — the range is history, not a prediction.

$66.98worst · -8.6%$79.62best · +8.7%
  • now $73.26 (+0.0%)
  • typicalThe typical outcome — half of similar past periods did better and half did worse (not an average, so a few wild periods don't skew it). $73.55 (+0.4%)
  • middle 50%The central range of outcomes — half of similar past periods landed inside it, a quarter finished above, a quarter below. $70.79–$76.32
  • 90% rangeA nine-in-ten range — in about nine of every ten similar past periods the outcome stayed within these bounds. $66.98–$79.62
Actual 1-month windows behind the coneiEvery overlapping 1-month window in this security's own price history was ranked by realized return; shown are the 3 worst and 3 best of 4,685 windows spanning 2008-01-02 to 2026-09-16. Not cherry-picked — these are the extremes of the full sample. Max drop / max rise are the deepest and highest points reached within each window. See /methodology.
StartReturnMax dropMax rise
3 worst
2008-09-26−53.5%−53.5%+1.1%
2008-09-25−49.1%−49.1%+3.3%
2008-09-30−48.5%−54.1%+0.0%
3 best
2008-11-20+77.8%+0.0%+77.8%
2008-11-21+69.8%+0.0%+69.8%
2008-12-01+68.4%+0.0%+68.4%

4,685 overlapping windows · 2008-01-02 – 2026-09-16 · not cherry-picked

Fundamentals iCompany financials — revenue, earnings, margins — from the newest filings shown, each carried with its date.iAs-reported figures and standard ratios from FMP, as of 2026-07-25. Revenue, net income and free cash flow can toggle annual or quarterly; margin, ROE and debt-to-equity are shown by fiscal year. We report the figures and the trend — no target price and no over/under-valued call. More on /methodology.

$15.0B
market cap
$3.48
EPS (TTM)
23.6
P/E (TTM)
2026-07-29
next earnings
Revenue$1.6B
'20'25
Net income$527M
'20'25
Free cash flow$394M
'20'25
Net margin · by yr33.9%
'20'25
ROE · by yr7.6%
'20'25
Debt / equity · by yr0.86
'20'25

Fair value — three views iIndependent reference estimates of worth (a cash-flow model, peer multiples, analyst targets), shown as separate views — not a single verdict.

iThree independent estimates of per-share value, each by a different method and each with its own assumptions: a discounted-cash-flow intrinsic value, a peer comparable (the median trailing P/E of 29 sector peers times this company's trailing EPS), and the analyst price-target consensus. They routinely disagree — that gap is the point. We show the three marks and the current price; we do not blend them into a single number or call the stock over- or under-valued. Marks as of the latest capture. More on /methodology.
now $73.26$69.57$123.04
  • DCF (intrinsic)$119.35
  • Peer P/E × EPS · sector median 32.9× · n=29$114.40
  • Analyst target · range $81.00–$90.00$85.00
  • Current price · last close 2026-09-16$73.26

Seasonality · by month iHow this security has tended to do in each calendar month historically — a frequency, never a prediction.

iFor each calendar month, the share of years this security closed higher than the month before, and the average month-over-month return, over ~19 years of its own price history. Cells are shaded by average return. This is historical frequency, not a prediction — no month is a signal.
Jan
61%
+0.5%
n=18
Feb
53%
+0.2%
n=19
Mar
58%
−0.0%
n=19
Apr
58%
+4.6%
n=19
May
26%
−1.6%
n=19
Jun
58%
+0.7%
n=19
Jul
79%
+2.1%
n=19
Aug
42%
−0.7%
n=19
Sep
42%
−0.5%
n=19
Oct
44%
−0.4%
n=18
Nov
50%
+1.5%
n=18
Dec
67%
+2.8%
n=18

Up-frequency and average month-over-month return · historical frequency, not a prediction

Reported insider & political trades

Every Form 4 the people closest to this company have filed with the SEC — plotted against the share price, aggregated by month, and shown with the gap between when each trade happened and when it was disclosed. A public record, not advice.

Share price & reported tradesMonthly open-market valueReporting lag — trade date to filing date2026-092026-082026-072026-062026-052026-042026-032026-022026-012025-122025-112025-102025-092025-08$83$652026-06-12: 1 insider sale, $99K — Devereaux Terah L2026-05-05: 1 insider sale, $627K — WIBBENMEYER NICHOLAS ANDREW2026-05-04: 3 insider sales, $21.5M — STEIN MARTIN E JR …2026-03-11: 1 insider sale, $2.9M — STEIN MARTIN E JR2026-03-10: 1 insider sale, $10.1M — STEIN MARTIN E JR2026-02-20: 1 insider sale, $763K — STEIN MARTIN E JR2026-02-10: 3 insider sales, $3.8M — PALMER LISA, MAS MICHAEL J, ROTH ALAN TODD2025-11-10: 1 insider sale, $1.1M — STEIN MARTIN E JR2025-11: 1 open-market sale, $1.1M2026-02: 4 open-market sales, $4.5M2026-03: 2 open-market sales, $13.1M2026-05: 4 open-market sales, $22.2M2026-06: 1 open-market sale, $99K↑ buys↓ salesofficer Devereaux Terah L — Sale on 2026-06-12, filed 3 days after the tradeofficer WIBBENMEYER NICHOLAS ANDREW — Sale on 2026-05-05, filed 2 days after the tradedirector STEIN MARTIN E JR — Sale on 2026-05-04, filed 1 day after the tradedirector STEIN MARTIN E JR — Sale on 2026-05-04, filed 1 day after the tradedirector STEIN MARTIN E JR — Sale on 2026-05-04, filed 1 day after the tradedirector STEIN MARTIN E JR — Sale on 2026-03-11, filed same daydirector STEIN MARTIN E JR — Sale on 2026-03-10, filed 1 day after the tradedirector STEIN MARTIN E JR — Sale on 2026-02-20, filed 4 days after the tradedirector PALMER LISA — Sale on 2026-02-10, filed same dayofficer MAS MICHAEL J — Sale on 2026-02-10, filed same dayofficer ROTH ALAN TODD — Sale on 2026-02-10, filed 1 day after the tradedirector STEIN MARTIN E JR — Sale on 2025-11-10, filed 2 days after the trade
DatePersonRoleActionShares @ priceValueOwnership Δvs S&P 1mvs S&P 6mOwned afterFiling
2026-06-12Devereaux Terah LofficerSale1,240 @ $80.14$99K−6.4% of holding−2.4%not yet — horizon still open17,990Form 4 · filed 3 days after the trade
2026-05-05WIBBENMEYER NICHOLAS ANDREWofficerSale7,927 @ $79.06$627K−19.3% of holding−7.4%not yet — horizon still open33,069Form 4 · filed 2 days after the trade
2026-05-04STEIN MARTIN E JRdirectorSale157,892 @ $78.39$12.4M−100.0% of holding−8.1%not yet — horizon still open0Form 4 · filed 1 day after the trade
2026-05-04STEIN MARTIN E JRdirectorSale110,263 @ $78.40$8.6M−100.0% of holding−8.1%not yet — horizon still open0Form 4 · filed 1 day after the trade
2026-05-04STEIN MARTIN E JRdirectorSale6,460 @ $78.49$507K−100.0% of holding−8.1%not yet — horizon still open0Form 4 · filed 1 day after the trade
2026-03-11STEIN MARTIN E JRdirectorSale38,000 @ $77.21$2.9M−19.4% of holding+0.2%−15.8%157,892Form 4 · filed same day
2026-03-10STEIN MARTIN E JRdirectorSale129,490 @ $78.33$10.1M−39.8% of holding+0.5%−15.9%195,892Form 4 · filed 1 day after the trade
2026-02-20STEIN MARTIN E JRdirectorSale10,000 @ $76.30$763K−3.5% of holding+2.8%−10.8%272,133Form 4 · filed 4 days after the trade
2026-02-10PALMER LISAdirectorSale26,000 @ $76.75$2.0M−19.4% of holding+4.1%−12.0%107,690Form 4 · filed same day
2026-02-10MAS MICHAEL JofficerSale15,000 @ $76.85$1.2M−27.8% of holding+4.1%−12.0%39,020Form 4 · filed same day
2026-02-10ROTH ALAN TODDofficerSale8,000 @ $77.05$616K−34.8% of holding+4.1%−12.0%14,991Form 4 · filed 1 day after the trade
2025-11-10STEIN MARTIN E JRdirectorSale15,000 @ $70.02$1.1M−5.2% of holding−5.0%+2.1%272,958Form 4 · filed 2 days after the trade
2025-05-21WIBBENMEYER NICHOLAS ANDREWofficerSale4,158 @ $72.44$301K−11.2% of holding−1.0%−15.6%33,069Form 4 · filed 2 days after the trade
2025-03-11STEIN MARTIN E JRdirectorSale50,000 @ $73.48$3.7M−31.2% of holding−3.6%−18.3%110,263Form 4 · filed 2 days after the trade
2025-02-19PALMER LISAdirectorSale25,000 @ $73.26$1.8M−15.2% of holding+6.8%−5.2%139,923Form 4 · filed 1 day after the trade
2025-02-19MAS MICHAEL JofficerSale20,000 @ $73.60$1.5M−27.0% of holding+6.8%−5.2%54,020Form 4 · filed 1 day after the trade
2025-02-18STEIN MARTIN E JRdirectorSale25,000 @ $72.32$1.8M−8.0% of holding+7.1%−4.8%287,958Form 4 · filed 2 days after the trade

The vs-S&P columns are a labeled look-back on what the stock did after each filing, measured against the index over the same window. Descriptive history, not a claim about the person or a reason to trade.

277 award / exercise / gift records — not counted as purchases

Awards, option exercises, gifts and tax-withholding disposals are shown separately and never counted as open-market purchases or sales — they carry no conviction information.

DatePersonRoleActionSharesOwned afterFiling
2026-08-07BLANKENSHIP C RONALDdirectorAward / grant167114,923Form 4
2026-08-07BLANKENSHIP C RONALDdirectorAward / grant167114,923Form 4
2026-08-07Klein KarindirectorAward / grant38225,790Form 4
2026-08-07Parrell Mark J.directorAward / grant334686Form 4
2026-08-07LINNEMAN PETERdirectorAward / grant31856,061Form 4
2026-08-07LINNEMAN PETERdirectorAward / grant31856,061Form 4
2026-08-07Klein KarindirectorAward / grant38225,790Form 4
2026-08-07Parrell Mark J.directorAward / grant334686Form 4
2026-06-12Devereaux Terah LofficerGift62017,370Form 4
2026-06-12Devereaux Terah LofficerGift62017,370Form 4
2026-05-11Simmons James H. IIIdirectorOption exercise710Form 4
2026-05-11LINNEMAN PETERdirectorOption exercise710Form 4
2026-05-11LINNEMAN PETERdirectorOption exercise1,7360Form 4
2026-05-11Simmons James H. IIIdirectorOption exercise1,7360Form 4
2026-05-11FURPHY THOMAS WdirectorOption exercise710Form 4
2026-05-11BLAIR BRYCEdirectorOption exercise710Form 4
2026-05-11FURPHY THOMAS WdirectorOption exercise1,7360Form 4
2026-05-11Evens DeirdredirectorOption exercise1,7360Form 4
2026-05-11Klein KarindirectorOption exercise1,7360Form 4
2026-05-11Klein KarindirectorOption exercise710Form 4
2026-05-11Evens DeirdredirectorOption exercise710Form 4
2026-05-11Campbell Kristin AnndirectorOption exercise710Form 4
2026-05-11BLANKENSHIP C RONALDdirectorOption exercise1,8750Form 4
2026-05-11BLANKENSHIP C RONALDdirectorOption exercise770Form 4
2026-05-11BLAIR BRYCEdirectorOption exercise1,7360Form 4
2026-05-11Campbell Kristin AnndirectorOption exercise1,7360Form 4
2026-05-11Anderson Gary EdirectorOption exercise710Form 4
2026-05-11Anderson Gary EdirectorOption exercise1,7360Form 4
2026-05-11Simmons James H. IIIdirectorOption exercise718,049Form 4
2026-05-11Campbell Kristin AnndirectorOption exercise1,7366,726Form 4
2026-05-11Campbell Kristin AnndirectorOption exercise716,797Form 4
2026-05-11Simmons James H. IIIdirectorOption exercise1,7367,978Form 4
2026-05-11FURPHY THOMAS WdirectorOption exercise7114,316Form 4
2026-05-11FURPHY THOMAS WdirectorOption exercise1,73614,245Form 4
2026-05-11Evens DeirdredirectorOption exercise1,73622,468Form 4
2026-05-11Evens DeirdredirectorOption exercise7122,539Form 4
2026-05-11Simmons James H. IIIdirectorOption exercise718,049Form 4
2026-05-11Anderson Gary EdirectorOption exercise1,7361,736Form 4
2026-05-11Simmons James H. IIIdirectorOption exercise1,7367,978Form 4
2026-05-11Anderson Gary EdirectorOption exercise711,807Form 4

Source: SEC Form 4 filings. Each row links to its original filing.

Across 2012–2021, stocks where a CEO, C-suite officer, or director had recently made an open-market common-stock purchase ran about +28 bp per month above the universe average (n=34,268 stock-weeks). A historical tendency, not a prediction.

Congressional disclosures iStock trades disclosed by members of Congress for this company, by the date they were filed.iDisclosures shown as facts. A purchase “cluster” (≥2 members of Congress filing a buy within 90 days) has historically preceded modestly higher forward returns — and it persisted out-of-sample, though it roughly halved after 2021 (see below). A descriptive historical tendency, not a signal to trade and not used in our forecast. See /methodology.

As of 2026-09-16 · point-in-time by filed date

Purchase clusters · 2015–2021 (dev)+45 bp/mo vs baseline · up-rate 59.3% vs 57.3% · n=31,607 cluster ticker-weeks
Purchase clusters · 2022–2026 (out-of-sample)+32 bp/mo vs baseline · up-rate 54.0% vs 53.3% · n=27,793

A cluster = ≥2 members of Congress filing a purchase within 90 days. The historical tilt persisted after 2021 but roughly halved (+45 → +32 bp/mo forward 1-month vs the S&P 500 weekly-grid baseline). Descriptive historical tendency — not a signal to trade, and not used in our forecast (audition-log 2026-07-27, recomputed 2026-09-08).

'24 Q'26 Q'26 Qpurchases ▲ / sales ▼ ($ vol)
MemberChamberTypeFiledTradedSize
Alan ArmstrongSenatepurchase2026-07-212026-03-27$1–15K
Gilbert CisnerosHousepurchase2026-02-132026-01-09$1–15K
Ro KhannaHousesale2024-06-052024-05-29$1–15K
Ro KhannaHousepurchase2024-05-062024-04-26$1–15K
Ro KhannaHousesale2023-04-072023-03-24$1–15K
Ro KhannaHousepurchase2022-10-072022-09-06$1–15K
Kathy ManningHousesale2022-09-142022-08-03$1–15K
Ro KhannaHousesale2022-07-072022-06-27$1–15K
Tom MalinowskiHousesale2021-08-262019-10-29$15–50K
Tom MalinowskiHousesale2021-07-092019-11-26$15–50K
Tom MalinowskiHousepurchase2021-03-052020-03-19$15–50K
Ro KhannaHousepurchase2020-06-172020-05-20$1–15K
Ro KhannaHousesale2019-09-112019-08-12$1–15K
Ro KhannaHousepurchase2019-07-112019-06-03$1–15K

Research tool, not investment advice — historical frequencies, not recommendations. A product of Marovel Technologies LLC. Full terms.