Regency CentersREG +0.48%81 Pretax Margin % is 32.20% as of Mar. 2026, which is 27% above its 10-year median of 25.28. GuruFocus rates REG with a GF Score™ of 81/100 and a GF Value™ of $76.61 (Fairly Valued). The stock has 7 warning signs investors should review. Among 927 REITs companies, Regency Centers ranks worse than 61.38% on this metric.
The pretax margin, as know as pretax profit margin, is widely used to measure the operating efficiency of a company before deducting taxes.
The pretax margin is sometimes preferred over the net margin as tax expenditures can make profitability comparisons between companies misleading.
It is a useful tool to compare companies operating in the same sector and less effective when comparing companies from other sectors as each industry generally has different operating expenses and sales patterns.
The long term trend of the pretax margin is a good indicator of the competitiveness and health of the business.
Regency Centers Pretax Margin % Related Terms
Regency Centers Pretax Margin % Historical Data
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The historical data trend for Regency Centers's Pretax Margin % 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.
For the REIT - Retail subindustry, Regency Centers's Pretax Margin %, along with its competitors' market caps and Pretax Margin % 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 Pretax Margin % vs REITs Industry
For the REITs industry and Real Estate sector, Regency Centers's Pretax Margin % distribution charts can be found below:
* The bar in red indicates where Regency Centers's Pretax Margin % falls into.
* 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 (REG) has a Pretax Margin % of 32.20% as of Mar. 2026. Pre-Tax margin is the ratio of total pre-tax income to net sales. View historical data on Regency Centers and its competitors. This is 27% above median its historical median of 25.28. Over the past decade, Regency Centers' Pretax Margin % has ranged from 4.66 to 39.87. According to the industry distribution chart, Regency Centers ranks #569 out of 927 companies in the REITs industry, placing it in the top 61.4%.
Is Regency Centers' Pretax Margin % too high?
Regency Centers' current Pretax Margin % of 32.20% is 27% above median its 10-year median of 25.28. Over the past 10 years, this metric has ranged from a low of 4.66 to a high of 39.87. The REITs industry median Pretax Margin % is 46.70. Regency Centers' value of 32.20% is 31% below this industry median. Based on the distribution chart, Regency Centers ranks #569 out of 927 companies in the REITs industry, which is below the industry midpoint. 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' Pretax Margin % compare to KIM and FRT?
According to the REITs industry distribution chart, Regency Centers ranks #569 out of 927 companies for Pretax Margin %. This places Regency Centers in the lower half of its industry. The industry median Pretax Margin % is 46.70. Regency Centers' value of 32.20% is 31% below this benchmark. Historically, Regency Centers' own Pretax Margin % has ranged from 4.66 to 39.87 over the past decade. While the company's 10-year median is 25.28 vs. the industry median of 46.70, Regency Centers has consistently been below 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 Pretax Margin % for a REITs company?
The median Pretax Margin % among REITs companies is 46.70, based on 927 companies in the industry. Companies in the top quartile (top 25%) have a Pretax Margin % significantly above this median, while those in the bottom quartile fall well below. However, Pretax Margin % should not be evaluated in isolation — investors should consider it alongside profitability, growth, and financial strength metrics. Regency Centers's current Pretax Margin % of 32.20% is 31% below 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 Pretax Margin % mean?
A high Pretax Margin % can signal that a stock is expensive relative to its fundamentals. Pre-Tax margin is the ratio of total pre-tax income to net sales. View historical data on Regency Centers and its competitors. For the REITs industry, the median Pretax Margin % is 46.70 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. Regency Centers's current Pretax Margin % is 32.20%, which is 27% above median its own 10-year median of 25.28. 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 $76.61, compared to a current price of $80.25 — trading 4.8% above its estimated fair value. The current Pretax Margin % is 32.20%, which is 27% above median its 10-year median of 25.28 and 31% below the REITs industry median of 46.70. Regency Centers' overall GF Score™ is 81/100 with 7 warning signs to review. Investors should evaluate multiple metrics — including profitability, growth, and financial strength — before making a decision.
How is Pretax Margin % calculated?
Pretax Margin % is calculated from a company's financial statements. For Regency Centers (REG), the current Pretax Margin % is 32.20% as of Mar. 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 4.8% above its estimated GF Value™ of $76.61.
GuruFocus considers Regency Centers to be Fairly Valued.
Key valuation signals for REG:
Pretax Margin %: 32.20% (27% above median its 10-year median of 25.28)
GF Value™: $76.61 vs. price of $80.25 (4.8% above fair value)
Industry Position: 31% below the REITs median (#569 of 927)
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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