Regency Centers Corporation

Stage 4 · Declining · week 3

As of Oct 22, 2026, Regency Centers is in Stage 4, the downtrend phase, now in week 3 (since Oct 6, 2026). It closed at $74.38, 9.1% below its 52-week high and below its 200-day average, which is rising.

Regency Centers Corporation is a pre-eminent national owner, operator, and developer of shopping centers located in suburban trade areas with compelling demographics. More about the company

$74.38

+2.99% today

$13.9B · Large cap

Market Neutral — Building

Pro read

Pro

Our read

Declining, below its long-term trend

Setup score

—

Momentum

Steady

Edge

—

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Stage Cycle Timeline2023-08-16 → 2026-10-22

S2 31w

S2 29w

2023-08-162026-10-22

S1S2S3S4Setup score (0–10, dashed line at 5)

S2 7w → S3 3w → S4 1w → S3 2w → S4 3w → S3 1w → S2 11w → S3 4w → S4 11w → S1 3w → S2 31w → S3 7w → S2 4w → S3 5w → S4 3w → S2 2w → S1 1w → S4 5w → S1 3w → S2 9w → S3 3w → S4 8w → S1 1w → S2 29w → S3 5w → S4 2w current

Total tracked: 164 weeks across 26 stage runs.

REG among REIT - Retail14th of 26 by relative strength

All 26 →

Stocks in REIT - Retail ranked by relative strength, with stage and one-month change
#	Stock	Stage	RS	1M
1	CBLCBL & Associates Properties, Inc.	Stage 3 · wk 3	92	−6.1%
2	MACThe Macerich Company	Stage 3 · wk 6	83	+5.6%
3	PINEAlpine Income Property Trust, Inc.	Stage 4 · wk 2	80	+3.2%
4	SPGSimon Property Group, Inc.	Stage 3 · wk 6	73	+3.9%
5	CURBCurbline Properties Corp.	Stage 3 · wk 6	72	+3.1%
6	ALXAlexander's, Inc.	Stage 3 · wk 5	66	−0.3%
7	SKTTanger Inc.	Stage 3 · wk 7	66	+2.8%
8	PECOPhillips Edison & Company, Inc.	Stage 4 · wk 2	66	+4.6%
…14	REGRegency Centers Corporation	Stage 4 · wk 3	60	+2.3%

vs 52W High

-9.1%

$64.54 lo$81.85 hi

9.1% below 52W high, failed near resistance

In Stage 4, distance from the 52-week high reflects an ongoing decline, not a discount.

Stage Maturity

Week 3

1w13w26w

Week 3, early Stage 4 decline

How long this stock has been in Stage 4 decline. The longer the downtrend, the more entrenched the selling pressure. No length of decline marks a bottom on its own.

vs 200 DMA

-1.3%

200 DMA: $75.36 · rising

In Stage 4, the stock is below its 200-day average, the hallmark of a downtrend. Stage analysis waits for that to reverse before buying.

Rel Volume

0.99x

vs 50-day avg

High volume on down days in Stage 4 confirms institutional selling. Low-volume bounces are typical. They lack real buyers and are easy to mistake for reversals.

Trend Health

↓

Short-term trend rolling over

Two reads of momentum. The arrow shows the direction of the short-term trend: rising (↑ or ↗), flat (→) or rolling over (↓). The ⇈ mark appears when our trend model reads the move as gaining speed on top of the longer trend. Strongest when both agree.

+2.3%

-8.5%

-6.1%

YTD

+12.7%

+7.3%

Scan Membership

Breakout Watch

Latest: 2025-06-25

10 appearances in last 60 days. First seen: 2018-10-16.

A stock that keeps qualifying week after week does so because its Stage 2 structure keeps holding. Staying power in the scan says more about the trend than any single appearance.

Recent Stage Timeline

2026-10-22S4

Wk 3 · Vol 0.99x

2026-10-21S4

Wk 3 · Vol 0.62x

2026-10-20S4

Wk 3 · Vol 0.79x

2026-10-19S4

Wk 2 · Vol 0.95x

2026-10-16S4

Wk 2 · Vol 1.17x

2026-10-15S4

Wk 2 · Vol 1.32x

2026-10-14S4

Wk 2 · Vol 1.16x

2026-10-13S4

Wk 2 · Vol 1.10x

2026-10-12S4

Wk 1 · Vol 0.82x

2026-10-09S4

Wk 1 · Vol 0.91x

2026-10-08S4

Wk 1 · Vol 1.25x

2026-10-07S4

Wk 1 · Vol 1.00x

Moving averages & range

50 DMA

$73.70

200 DMA

$75.36

52W High

$81.85

52W Low

$64.54

5D Low

$72.22

Resistance levels (recent highs)

20d High

$74.38

60d High

$79.55

120d High

$81.85

250d High

$81.85

Next resistance

+7.0%

to 60d High

P/E (TTM)

25.0

Forward 29.7

Earnings Growth (YoY)

+8.9%

Revenue +8.9%

ROE

+8.2%

Profit margin +33.0%

Dividend Yield

4.18%

P/B 2.0

Regency Centers: quick answers

What stage is Regency Centers in?

As of Oct 22, 2026, Regency Centers (REG) is in Stage 4, the downtrend phase. It entered Stage 4 on Oct 6, 2026 and is in week 3. What the four stages mean

Is Regency Centers in an uptrend?

No. Regency Centers is in a Stage 4 downtrend. It trades 1.3% below its 200-day average, which is rising.

How far is Regency Centers from its 52-week high?

Regency Centers closed at $74.38 on Oct 22, 2026, 9.1% below its 52-week high of $81.85. Its 52-week low is $64.54.

How has Regency Centers performed over the past year?

As of Oct 22, 2026, Regency Centers is up 7.3% over the past year and up 12.7% so far in 2026.

Which sector and industry is Regency Centers in?

Regency Centers is in the REIT - Retail industry, part of the Real Estate sector.

About this companyReal Estate· REIT - Retail

Regency Centers Corporation is a pre-eminent national owner, operator, and developer of shopping centers located in suburban trade areas with compelling demographics. Our portfolio includes thriving properties merchandised with highly productive grocers, restaurants, service providers, and best-in-class retailers that connect to their neighborhoods, communities, and customers. Operating as a fully integrated real estate company, Regency Centers is a qualified real estate investment trust (REIT) that is self-administered, self-managed, and an S&P 500 Index member. Regency Centers Corporation was incorporated in 1963 and is based in Jacksonville, Florida.

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All analytics based on EOD data. Data as of 2026-10-22. Past data patterns are not indicative of future results. This page is a data analytics tool only.