Regency CentersREG +1.11%81 Cyclically Adjusted PS Ratio is 9.65 as of Jul. 02, 2026, which is 4% above its 10-year median of 9.25. GuruFocus rates REG with a GF Score™ of 81/100 and a GF Value™ of $76.77 (Fairly Valued). The stock has 8 warning signs investors should review. Among 557 REITs companies, Regency Centers ranks worse than 79.53% on this metric.
The historical rank and industry rank for Regency Centers's Cyclically Adjusted PS Ratio or its related term are showing as below:
REG'
s Cyclically Adjusted PS Ratio Range Over the Past 10 Years
Min: 5.03 Med: 9.25 Max: 13.21
Current: 9.54
During the past years, Regency Centers's highest Cyclically Adjusted PS Ratio was 13.21. The lowest was 5.03. And the median was 9.25.
REG's Cyclically Adjusted PS Ratio is ranked worse than 79.53% of 557
companies
in the REITs industry
Industry Median: 5.9
vs REG: 9.54
The Shiller PE Ratio was first used by professor Robert Shiller. He uses E10 for his Shiller PE Ratio calculation. E10 is the average of the inflation adjusted earnings per share of a company over the past 10 years. The similar calculation is applied by GuruFocus to calculate the Cyclically Adjusted PS Ratio. The Cyclically Adjusted Revenue per Share is the average of the inflation adjusted revenue per share of a company over the past 10 years.
Regency Centers's adjusted revenue per share data for the three months ended in Mar. 2026 was $2.249. Add all the adjusted revenue per share for the past 10 years together and divide 10 will get our Cyclically Adjusted Revenue per Share, which is $8.32 for the trailing ten years ended in Mar. 2026.
Shiller PE for Stocks: The True Measure of Stock Valuation
Regency Centers (NAS:REG) Cyclically Adjusted PS Ratio Explanation
Compared with the regular PS Ratio, which works poorly for cyclical businesses, the Cyclically Adjusted PS Ratio smoothed out the fluctuations of revenue during business cycles. Therefore it is more accurate in reflecting the valuation of the company.
If a company has consistent business performance, the Cyclically Adjusted PS Ratio should give similar results to regular PS Ratio.
Regency Centers Cyclically Adjusted PS Ratio Related Terms
Regency Centers Cyclically Adjusted PS Ratio Historical Data
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The historical data trend for Regency Centers's Cyclically Adjusted PS Ratio can be seen below:
* For Operating Data section: All numbers are indicated by the unit behind each term and all currency related amount are in USD. * For other sections: All numbers are in millions except for per share data, ratio, and percentage. All currency related amount are indicated in the company's associated stock exchange currency.
Regency Centers Cyclically Adjusted PS Ratio Chart
REG vs KIM, FRT, BRX: Cyclically Adjusted PS Ratio Comparison
For the REIT - Retail subindustry, Regency Centers's Cyclically Adjusted PS Ratio, along with its competitors' market caps and Cyclically Adjusted PS Ratio data, can be viewed below:
* Competitive companies are chosen from companies within the same industry, with headquarter located in same country, with closest market capitalization; x-axis shows the market cap, and y-axis shows the term value; the bigger the dot, the larger the market cap. Note that "N/A" values will not show up in the chart.
Regency Centers Cyclically Adjusted PS Ratio vs REITs Industry
For the REITs industry and Real Estate sector, Regency Centers's Cyclically Adjusted PS Ratio distribution charts can be found below:
* The bar in red indicates where Regency Centers's Cyclically Adjusted PS Ratio falls into.
Regency Centers Cyclically Adjusted PS Ratio Calculation
Like the Shiller PE Ratio, the Cyclically Adjusted PS Ratio takes the Revenue per Share from the past 10 years, adjusts it for inflation, and then calculates the average. This average is then used for the P/S calculation. Because it considers this 10-year average, it's often referred to as the CAPS Ratio.
The Shiller PE Ratio was first used by professor Robert Shiller to measure the valuation of the overall market. The similar calculation is applied by GuruFocus to calculate the Cyclically Adjusted PS Ratio.
Regency Centers's Cyclically Adjusted PS Ratio for today is calculated as
* For Operating Data section: All numbers are indicated by the unit behind each term and all currency related amount are in USD. * For other sections: All numbers are in millions except for per share data, ratio, and percentage. All currency related amount are indicated in the company's associated stock exchange currency.
Please note that we use the CPI data of the country/region where the company is headquartered. If the CPI data for that country/region is not available, then we will use the CPI data of the United States as default.
What does a Cyclically Adjusted PS Ratio of 9.65 mean?
Regency Centers (REG) has a Cyclically Adjusted PS Ratio of 9.65 as of Jul. 02, 2026. Cyclically Adjusted PS Ratio is the ratio of share price to a company's inflation-adjusted revenue per share over a 10-year period. View historical data on Regency Centers and its competitors. This is near median its historical median of 9.25. Over the past decade, Regency Centers' Cyclically Adjusted PS Ratio has ranged from 5.03 to 13.21. According to the industry distribution chart, Regency Centers ranks #443 out of 557 companies in the REITs industry, placing it in the top 79.5%.
Is Regency Centers' Cyclically Adjusted PS Ratio too high?
Regency Centers' current Cyclically Adjusted PS Ratio of 9.65 is near median its 10-year median of 9.25. Over the past 10 years, this metric has ranged from a low of 5.03 to a high of 13.21. The REITs industry median Cyclically Adjusted PS Ratio is 5.90. Regency Centers' value of 9.65 is 63.6% above this industry median. Based on the distribution chart, Regency Centers ranks #443 out of 557 companies in the REITs industry, which is in the bottom quartile relative to peers. Overall, Regency Centers has a GF Score™ of 81/100 and is considered Fairly Valued, reflecting its overall financial health beyond just this single metric.
How does Regency Centers' Cyclically Adjusted PS Ratio compare to KIM and FRT?
According to the REITs industry distribution chart, Regency Centers ranks #443 out of 557 companies for Cyclically Adjusted PS Ratio. This places Regency Centers in the lower half of its industry. The industry median Cyclically Adjusted PS Ratio is 5.90. Regency Centers' value of 9.65 is 63.6% above this benchmark. Historically, Regency Centers' own Cyclically Adjusted PS Ratio has ranged from 5.03 to 13.21 over the past decade. While the company's 10-year median is 9.25 vs. the industry median of 5.90, Regency Centers has consistently been above the industry average. See the competitive comparison table and distribution chart on this page for a detailed peer-by-peer breakdown.
What is a good Cyclically Adjusted PS Ratio for a REITs company?
The median Cyclically Adjusted PS Ratio among REITs companies is 5.90, based on 557 companies in the industry. Companies in the top quartile (top 25%) have a Cyclically Adjusted PS Ratio significantly above this median, while those in the bottom quartile fall well below. However, Cyclically Adjusted PS Ratio should not be evaluated in isolation — investors should consider it alongside profitability, growth, and financial strength metrics. Regency Centers's current Cyclically Adjusted PS Ratio of 9.65 is 63.6% above the industry median. Use the industry distribution chart on this page to see where any company falls relative to its peers.
What does a high Cyclically Adjusted PS Ratio mean?
A high Cyclically Adjusted PS Ratio can signal that a stock is expensive relative to its fundamentals. Cyclically Adjusted PS Ratio is the ratio of share price to a company's inflation-adjusted revenue per share over a 10-year period. View historical data on Regency Centers and its competitors. For the REITs industry, the median Cyclically Adjusted PS Ratio is 5.90 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. Regency Centers's current Cyclically Adjusted PS Ratio is 9.65, which is near median its own 10-year median of 9.25. However, context matters — high-growth companies often justify higher valuations. Always evaluate alongside other metrics like GF Score™ and GF Value™.
Is Regency Centers stock overvalued right now?
Based on GuruFocus' analysis, Regency Centers (REG) is currently considered Fairly Valued. The stock's GF Value™ is $76.77, compared to a current price of $80.25 — trading 4.5% above its estimated fair value. The current Cyclically Adjusted PS Ratio is 9.65, which is near median its 10-year median of 9.25 and 63.6% above the REITs industry median of 5.90. Regency Centers' overall GF Score™ is 81/100 with 8 warning signs to review. Investors should evaluate multiple metrics — including profitability, growth, and financial strength — before making a decision.
How is Cyclically Adjusted PS Ratio calculated?
Cyclically Adjusted PS Ratio is calculated from a company's financial statements. For Regency Centers (REG), the current Cyclically Adjusted PS Ratio is 9.65 as of Jul. 02, 2026. GuruFocus calculates this using data sourced from SEC filings and annual reports. See the calculation section and 30-year financial data on this page for the full breakdown.
Is Regency Centers (REG) Overvalued in 2026?
Based on GuruFocus' analysis, Regency Centers stock appears to be overvalued.
The current stock price of $80.25 is trading 4.5% above its estimated GF Value™ of $76.77.
GuruFocus considers Regency Centers to be Fairly Valued.
Key valuation signals for REG:
Cyclically Adjusted PS Ratio: 9.65 (near median its 10-year median of 9.25)
GF Value™: $76.77 vs. price of $80.25 (4.5% above fair value)
Industry Position: 63.6% above the REITs median (#443 of 557)
No single metric tells the full story. See the REG stock analysis page for a complete view including 30-year financials, guru trades, and insider activity.
Regency Centers is one of the largest shopping center-focused retail REITs. The company's portfolio includes an interest in 481 properties, which includes over 58 million square feet of retail space following the completion of the Urstadt Biddle acquisition in August 2023. The portfolio is geographically diversified with 22 regional offices and no single market representing more than 12% of total company net operating income. Regency's retail portfolio is primarily composed of grocery-anchored centers, with 80% of properties featuring a grocery anchor and grocery stores representing 20% of annual base rent.
81GF Score
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