Regency Centers (REG) Q1 FY2026 earnings: revenue $412 million, up 8.3% on the year

Regency Centers Corp. (REG) reported revenue of $412 million for Q1 FY2026, the quarter ended 31 March 2026, up 8.3% on the same quarter a year earlier. Net income was $129 million, up 17.3% on the year, and diluted earnings per share $0.68. The figures are the company's own, from the 10-Q it filed with the SEC on 4 May 2026.

Revenue

$412 million

+8.3% on the year · +2.0% on the quarter

Q2 FY2024Q1 FY2026

Operating margin

71.9%

71.8% a year earlier

Q2 FY2024Q1 FY2026

Net income

$129 million

+17.3% on the year · -36.5% on the quarter

Q2 FY2024Q1 FY2026

Diluted EPS

$0.68

+17.2% on the year · -38.2% on the quarter

Q2 FY2024Q1 FY2026

this quarterthe same quarter a year earlierHover a bar for its figure.

What management said

Guidance figures: 3 raised, 8 kept.

Nareit FFO rose to $1.20: Nareit FFO was $224.3 million, or $1.20 per diluted share, against $210.7 million, or $1.15, a year earlier. Core Operating Earnings was $216.5 million, or $1.16 per diluted share, against $1.09.
Same Property NOI up 4.4%: Same Property NOI was $285.6 million against $273.7 million. Base rent growth contributed 3.6% of the increase. Same Property NOI without redevelopments rose 2.8%.
Rent spreads 12.1% cash, 24.3% straight-line: About 1.5 million square feet of comparable new and renewal leases were executed in the quarter, at blended spreads of 12.1% cash and 24.3% straight-lined. The twelve-month figures were 6.9 million square feet, 11.7% and 22.7%.

Read the earnings call summary

Income statement (profit and loss)

$ million	Q1 FY2026	Q4 FY2025	Q1 FY2025	On the quarter	On the year
Revenue	412	404	381	+2.0%	+8.3%
Operating income	296	287	274	+3.2%	+8.4%
Operating margin	71.9%	71.0%	71.8%
Interest expense	52.2	49.9	48.0	+4.5%	+8.7%
Pre-tax income	110	118	97.4	-6.4%	+13.4%
Net income	129	202	110	-36.5%	+17.3%
Net margin	31.2%	50.1%	28.8%
Diluted EPS	$0.68	$1.10	$0.58	-38.2%	+17.2%

$ million except per share.

Fourth quarters are the year less the first three quarters. Free cash flow is operating cash flow less capital expenditure; the effective tax rate is income tax over pre-tax income; margins are the line over revenue. Gross profit is revenue less cost of revenue, and operating income is revenue less the company's own total costs, where the statement does not print those lines. Those four are arithmetic on the filed numbers; everything else is as filed. Money is in $ million as the company files it, or in $ billion by the switch above the tables; per share figures and share counts are as they are.

Cash flow

$ million	Q1 FY2026	Q4 FY2025	Q1 FY2025	On the quarter	On the year
Operating cash flow	153	204	161	-25.1%	-5.2%
Capital expenditure	105	128	101	-17.8%	+3.6%
Free cash flow	47.7	76.1	59.6	-37.4%	-20.1%
Free cash flow margin	11.6%	18.8%	15.7%
Cash from investing	-94.9	-16.4	-180
Cash from financing	-32.9	-272	35.8
Depreciation and amortisation	106	106	96.8	+0.5%	+10.0%
Share-based compensation	5.3	4.6	5.0	+13.7%	+6.3%
Dividends paid	276	128	128	+115.1%	+116.1%
Dividend per share	$0.76	n/a	$0.70		+7.1%
Shares outstanding at period end	183m	183m	182m	+0.1%	+0.9%

Cash flow lines for the quarter; where the company files them year to date, the quarter is the difference between two filings.

Balance sheet

$ million	Q1 FY2026	Q4 FY2025	Q1 FY2025	On the quarter	On the year
Shareholders' equity	6,893	6,907	6,700	-0.2%	+2.9%
Non-controlling interest	272	275	177	-1.0%	+53.8%
Debt	5,004	4,739	4,641	+5.6%	+7.8%
Other liabilities	878	1,080	1,042	-18.8%	-15.8%
Total liabilities and equity	13,046	13,001	12,560	+0.3%	+3.9%
Fixed assets	17.7	12.7	8.4	+38.9%	+110.6%
Goodwill	167	167	167	0.0%	0.0%
Intangible assets	245	254	232	-3.7%	+5.8%
Cash and equivalents	146	121	78.5	+20.6%	+85.3%
Other assets	12,472	12,447	12,075	+0.2%	+3.3%
Total assets	13,046	13,001	12,560	+0.3%	+3.9%

Questions

What was Regency Centers' revenue in Q1 FY2026?

Regency Centers (REG) reported revenue of $412 million for Q1 FY2026, the quarter ended 31 March 2026, up 8.3% on the same quarter a year earlier.

How much did Regency Centers earn in Q1 FY2026?

Net income for Q1 FY2026 was $129 million, up 17.3% on the year, and diluted earnings per share $0.68.

When did Regency Centers report Q1 FY2026 results?

Regency Centers filed its 10-Q for the quarter ended 31 March 2026 with the SEC on 4 May 2026.

Quarterly results, the last 20 quarters

	Q4 FY2021 *	Q1 FY2022	Q2 FY2022	Q3 FY2022	Q4 FY2022 *	Q1 FY2023	Q2 FY2023	Q3 FY2023	Q4 FY2023 *	Q1 FY2024	Q2 FY2024	Q3 FY2024	Q4 FY2024 *	Q1 FY2025	Q2 FY2025	Q3 FY2025	Q4 FY2025 *	Q1 FY2026	Q2 FY2026	Q3 FY2026
Revenue	297	303	302	304	315	318	314	331	360	364	357	360	373	381	381	388	404	412	414	419
Operating income	114	121	120	115	116	121	111	119	116	263	258	261	265	274	281	282	287	296	300	303
Operating margin	38%	40%	40%	38%	37%	38%	35%	36%	32%	72%	72%	72%	71%	72%	74%	73%	71%	72%	73%	72%
Interest expense	36.4	36.7	36.7	36.4	36.4	36.4	37.0	38.8	42.1	42.9	43.2	47.0	47.1	48.0	50.3	51.3	49.9	52.2	53.6	53.5
Pre-tax income	48.2	184	82.1	77.6	84.4	86.6	76.3	79.7	77.8	101	92.6	90.1	76.1	97.4	94.6	97.5	118	110	104	68.0
Net income	67.9	195	105	87.6	95.3	97.3	86.8	90.7	89.8	110	103	101	86.5	110	106	109	202	129	116	78.5
Net margin	23%	64%	35%	29%	30%	31%	28%	27%	25%	30%	29%	28%	23%	29%	28%	28%	50%	31%	28%	19%
Diluted EPS	$0.40	$1.14	$0.61	$0.51	$0.55	$0.57	$0.51	$0.50	$0.46	$0.58	$0.54	$0.54	$0.45	$0.58	$0.56	$0.58	$1.10	$0.68	$0.61	$0.41
Operating cash flow	151	143	185	200	128	162	173	213	172	168	203	228	191	161	244	219	204	153	281	220
Capital expenditure	56.8	53.6	45.9	44.3	51.7	44.6	55.5	58.9	73.9	60.9	80.9	93.5	108	101	103	103	128	105	107	106
Free cash flow	94.1	89.3	139	156	75.9	118	117	154	98.0	107	123	134	83.3	59.6	141	116	76.1	47.7	174	114
Buybacks	n/a	n/a	n/a	3.5	n/a	20.0	0.0	0.0	0.0	n/a	n/a	0.0	n/a	n/a	n/a	n/a	n/a	n/a	n/a	n/a
Dividends paid	101	107	107	108	107	111	111	110	120	124	124	122	121	128	128	128	128	276	0.0	138
Shares outstanding	171m	172m	171m	171m	171m	171m	171m	185m	185m	185m	181m	182m	181m	182m	182m	182m	183m	183m	183m	183m
Filing	10-K	10-Q	10-Q	10-Q	10-K	10-Q	10-Q	10-Q	10-K	10-Q	10-Q	10-Q	10-K	10-Q	10-Q	10-Q	10-K	10-Q	10-Q	10-Q

Each quarter as filed, linked to its filing.

* The fourth quarter is the full year less the first three quarters, because the company files the year and not the quarter on its own. Money is in $ million as the company files it, or in $ billion by the switch above the tables; per share figures and the share count are as they are. Free cash flow is operating cash flow less capital expenditure; the effective tax rate is income tax over pre-tax income; margins are the line over revenue. Gross profit is revenue less cost of revenue, and operating income is revenue less the company's own total costs, where the statement does not print those lines. Cash flow lines filed year to date are the difference between two filings. Shares outstanding are at the period end where the balance sheet tags them, otherwise the count on the filing's cover page. A derived fourth-quarter EPS is left blank when a split in the year makes the arithmetic meaningless.

10-Q for the period ended 31 March 2026, filed 4 May 2026: the filing.