{
 "ticker": "REG",
 "name": "Regency Centers Corp",
 "legal_name": "REGENCY CENTERS CORP",
 "cik": "0000910606",
 "exchange": "Nasdaq",
 "sic": "6798",
 "industry": "Real Estate Investment Trusts",
 "state": "FL",
 "fiscal_year_end": "1231",
 "is_financial": true,
 "is_utility": false,
 "snapshot_date": "2026-10-26",
 "price": {
  "value": 73.98,
  "as_of": "2026-10-23",
  "source": "Alpaca Market Data (consolidated SIP daily bar)",
  "url": "https://docs.alpaca.markets/docs/historical-stock-data-1"
 },
 "market_cap": {
  "value": 13547258067.060001,
  "as_of": "2026-10-23",
  "unit": "USD",
  "meaning": "price on the price date x latest reported point-in-time shares (see inputs.share_count_as_of)",
  "warning": null,
  "unavailable_reason": null,
  "inputs": {
   "traded_price": {
    "value": 73.98,
    "as_of": "2026-10-23",
    "unit": "USD per traded unit (share or ADS)",
    "source": "Alpaca Market Data (consolidated SIP daily bar)",
    "url": "https://docs.alpaca.markets/docs/historical-stock-data-1"
   },
   "sec_shares_outstanding": {
    "value": 183120547.0,
    "unit": "underlying shares",
    "concept": "SEC cover page 10-Q 0001193125-26-330021 (183,120,547 shares (single class on cover)); filing document https://www.sec.gov/Archives/edgar/data/910606/000119312526330021/reg-20260630.htm",
    "period_end": "2026-07-31",
    "accession": "0001193125-26-330021",
    "url": "https://www.sec.gov/Archives/edgar/data/910606/000119312526330021/R1.htm"
   },
   "depositary_ratio": {
    "value": 1.0,
    "unit": "underlying shares per traded unit",
    "status": "domestic",
    "source": "10-K filer; SEC shares are the traded units",
    "evidence_url": null,
    "evidence_form": null,
    "evidence_filed": null,
    "body_snippet": null
   },
   "formula": "market_value = traded_price (price date) / depositary_ratio x latest point-in-time SEC shares outstanding (share-count date shown; from the filing cover page, summed across share classes only where the issuer filing verifies the classes are economically equivalent (rule + evidence URL in the source text), else withheld; priced at the primary listed class, so where other classes trade at a different price the value is an approximation; restated only for issuer-verified splits after the count date); weighted-average share counts are never used",
   "split_adjustment": null,
   "share_count_as_of": "2026-07-31",
   "share_count_age_days_at_price_date": 84,
   "warning": null,
   "computed": "73.98 (price 2026-10-23) / 1 x 183,120,547 (shares at 2026-07-31) = 13,547,258,067"
  }
 },
 "share_basis": {
  "ratio": 1.0,
  "status": "domestic",
  "source": "10-K filer; SEC shares are the traded units",
  "evidence": null,
  "meaning": "SEC share counts and per-share figures are per underlying share; ratio = underlying shares per traded unit (1 for domestic common stock; N for an ADS representing N shares)."
 },
 "scores": {
  "graham": {
   "score": null,
   "status": "not scored (financial)",
   "complete": null,
   "missing_tests": [],
   "passes_all": null,
   "data_as_of": null,
   "data_as_of_meaning": "oldest current-period input the score depends on",
   "stale_inputs": [],
   "history_from": null,
   "history_through": null,
   "price_as_of": null,
   "price_stale": null,
   "verification": null,
   "coverage": null,
   "computed_on": "2026-10-26",
   "rules_url": "https://theclaudetrader.com/p/graham",
   "components": [],
   "inputs": []
  },
  "magic_formula": {
   "score": null,
   "status": "not scored",
   "complete": null,
   "missing_tests": [],
   "passes_all": null,
   "data_as_of": null,
   "data_as_of_meaning": "oldest current-period input the score depends on",
   "stale_inputs": [],
   "history_from": null,
   "history_through": null,
   "price_as_of": null,
   "price_stale": null,
   "verification": null,
   "coverage": null,
   "computed_on": "2026-10-26",
   "rules_url": "https://theclaudetrader.com/p/magic_formula",
   "components": [],
   "inputs": []
  },
  "momentum": {
   "score": 57.1,
   "status": "ok",
   "complete": true,
   "missing_tests": [],
   "passes_all": null,
   "data_as_of": "2026-10-23",
   "data_as_of_meaning": "oldest current-period input the score depends on",
   "stale_inputs": [],
   "history_from": null,
   "history_through": null,
   "price_as_of": "2026-10-23",
   "price_stale": null,
   "verification": null,
   "coverage": null,
   "computed_on": "2026-10-26",
   "rules_url": "https://theclaudetrader.com/p/momentum",
   "components": [
    {
     "name": "12-1 month return",
     "value": 4.5,
     "unit": "%",
     "percentile": 46.8,
     "points": 23.4,
     "max": 50
    },
    {
     "name": "6 month return",
     "value": -6.6,
     "unit": "%",
     "percentile": 26.6,
     "points": 5.3,
     "max": 20
    },
    {
     "name": "Price / 52-week high",
     "value": 0.904,
     "points": 13.6,
     "max": 15
    },
    {
     "name": "Volatility penalty (60d annualised)",
     "value": 14.1,
     "unit": "%",
     "points": 14.8,
     "max": 15
    }
   ],
   "inputs": [
    {
     "name": "Adjusted close series (14 months)",
     "value": 73.98,
     "kind": "price",
     "source": "Yahoo Finance / Alpaca Market Data daily history",
     "url": null,
     "period": "2026-10-23",
     "age_days": 3,
     "stale": false
    }
   ]
  },
  "insider": {
   "score": 0.0,
   "status": "no open-market transactions in window",
   "complete": true,
   "missing_tests": [],
   "passes_all": null,
   "data_as_of": "2026-10-23",
   "data_as_of_meaning": "oldest current-period input the score depends on",
   "stale_inputs": [],
   "history_from": null,
   "history_through": null,
   "price_as_of": null,
   "price_stale": null,
   "verification": null,
   "coverage": {
    "window_start": "2026-07-28",
    "through": "2026-10-23",
    "missing_days": 3,
    "note": "Form 4 data loaded through 2026-10-23"
   },
   "computed_on": "2026-10-26",
   "rules_url": "https://theclaudetrader.com/p/insider",
   "components": [
    {
     "name": "Open-market buy value / market cap (percentile among buyers)",
     "value": 0.0,
     "unit": "bp",
     "points": 0.0,
     "max": 35
    },
    {
     "name": "Distinct buyers",
     "value": 0,
     "points": 0.0,
     "max": 25
    },
    {
     "name": "Buyer seniority",
     "value": 0.0,
     "points": 0.0,
     "max": 20
    },
    {
     "name": "Recency (half-life 30d)",
     "value": 0.0,
     "points": 0.0,
     "max": 10
    },
    {
     "name": "Sales penalty (excludes 10b5-1 plan sales)",
     "value": 0.0,
     "unit": "bp",
     "points": -0.0,
     "max": 0
    }
   ],
   "inputs": []
  },
  "buffett": {
   "score": null,
   "status": "not scored (financial)",
   "complete": null,
   "missing_tests": [],
   "passes_all": null,
   "data_as_of": null,
   "data_as_of_meaning": "oldest current-period input the score depends on",
   "stale_inputs": [],
   "history_from": null,
   "history_through": null,
   "price_as_of": null,
   "price_stale": null,
   "verification": null,
   "coverage": null,
   "computed_on": "2026-10-26",
   "rules_url": "https://theclaudetrader.com/p/buffett",
   "components": [],
   "inputs": []
  },
  "lynch": {
   "score": null,
   "status": "not scored (financial)",
   "complete": null,
   "missing_tests": [],
   "passes_all": null,
   "data_as_of": null,
   "data_as_of_meaning": "oldest current-period input the score depends on",
   "stale_inputs": [],
   "history_from": null,
   "history_through": null,
   "price_as_of": null,
   "price_stale": null,
   "verification": null,
   "coverage": null,
   "computed_on": "2026-10-26",
   "rules_url": "https://theclaudetrader.com/p/lynch",
   "components": [],
   "inputs": []
  },
  "graham_enterprising": {
   "score": null,
   "status": "not scored (financial)",
   "complete": null,
   "missing_tests": [],
   "passes_all": null,
   "data_as_of": null,
   "data_as_of_meaning": "oldest current-period input the score depends on",
   "stale_inputs": [],
   "history_from": null,
   "history_through": null,
   "price_as_of": null,
   "price_stale": null,
   "verification": null,
   "coverage": null,
   "computed_on": "2026-10-26",
   "rules_url": "https://theclaudetrader.com/p/graham_enterprising",
   "components": [],
   "inputs": []
  },
  "piotroski": {
   "score": null,
   "status": "not scored (financial)",
   "complete": null,
   "missing_tests": [],
   "passes_all": null,
   "data_as_of": null,
   "data_as_of_meaning": "oldest current-period input the score depends on",
   "stale_inputs": [],
   "history_from": null,
   "history_through": null,
   "price_as_of": null,
   "price_stale": null,
   "verification": null,
   "coverage": null,
   "computed_on": "2026-10-26",
   "rules_url": "https://theclaudetrader.com/p/piotroski",
   "components": [],
   "inputs": []
  }
 },
 "net_income_by_fy": [
  {
   "fy": 2014,
   "period_end": "2014-12-31",
   "sec_frame": "CY2014",
   "value": 188847000.0,
   "url": "https://www.sec.gov/Archives/edgar/data/910606/000091060617000006/",
   "accession": "0000910606-17-000006"
  },
  {
   "fy": 2015,
   "period_end": "2015-12-31",
   "sec_frame": "CY2015",
   "value": 152543000.0,
   "url": "https://www.sec.gov/Archives/edgar/data/910606/000091060617000006/",
   "accession": "0000910606-17-000006"
  },
  {
   "fy": 2016,
   "period_end": "2016-12-31",
   "sec_frame": "CY2016",
   "value": 166992000.0,
   "url": "https://www.sec.gov/Archives/edgar/data/910606/000091060617000006/",
   "accession": "0000910606-17-000006"
  },
  {
   "fy": 2017,
   "period_end": "2017-12-31",
   "sec_frame": "CY2017",
   "value": 176077000.0,
   "url": "https://www.sec.gov/Archives/edgar/data/910606/000156459020004859/",
   "accession": "0001564590-20-004859"
  },
  {
   "fy": 2018,
   "period_end": "2018-12-31",
   "sec_frame": "CY2018",
   "value": 249127000.0,
   "url": "https://www.sec.gov/Archives/edgar/data/910606/000156459021006390/",
   "accession": "0001564590-21-006390"
  },
  {
   "fy": 2019,
   "period_end": "2019-12-31",
   "sec_frame": "CY2019",
   "value": 239430000.0,
   "url": "https://www.sec.gov/Archives/edgar/data/910606/000095017022001418/",
   "accession": "0000950170-22-001418"
  },
  {
   "fy": 2020,
   "period_end": "2020-12-31",
   "sec_frame": "CY2020",
   "value": 44889000.0,
   "url": "https://www.sec.gov/Archives/edgar/data/910606/000095017023003160/",
   "accession": "0000950170-23-003160"
  },
  {
   "fy": 2021,
   "period_end": "2021-12-31",
   "sec_frame": "CY2021",
   "value": 361411000.0,
   "url": "https://www.sec.gov/Archives/edgar/data/910606/000095017024016260/",
   "accession": "0000950170-24-016260"
  },
  {
   "fy": 2022,
   "period_end": "2022-12-31",
   "sec_frame": "CY2022",
   "value": 482865000.0,
   "url": "https://www.sec.gov/Archives/edgar/data/910606/000095017025021359/",
   "accession": "0000950170-25-021359"
  },
  {
   "fy": 2023,
   "period_end": "2023-12-31",
   "sec_frame": "CY2023",
   "value": 364557000.0,
   "url": "https://www.sec.gov/Archives/edgar/data/910606/000119312526051668/",
   "accession": "0001193125-26-051668"
  },
  {
   "fy": 2024,
   "period_end": "2024-12-31",
   "sec_frame": "CY2024",
   "value": 400388000.0,
   "url": "https://www.sec.gov/Archives/edgar/data/910606/000119312526051668/",
   "accession": "0001193125-26-051668"
  },
  {
   "fy": 2025,
   "period_end": "2025-12-31",
   "sec_frame": "CY2025",
   "value": 527460000.0,
   "url": "https://www.sec.gov/Archives/edgar/data/910606/000119312526051668/",
   "accession": "0001193125-26-051668"
  }
 ],
 "eps_diluted_by_fy": [],
 "revenue_by_fy": [
  {
   "fy": 2017,
   "period_end": "2017-12-31",
   "sec_frame": "CY2017",
   "value": 984326000.0,
   "url": "https://www.sec.gov/Archives/edgar/data/910606/000156459020004859/",
   "accession": "0001564590-20-004859"
  },
  {
   "fy": 2018,
   "period_end": "2018-12-31",
   "sec_frame": "CY2018",
   "value": 1120975000.0,
   "url": "https://www.sec.gov/Archives/edgar/data/910606/000156459021006390/",
   "accession": "0001564590-21-006390"
  },
  {
   "fy": 2019,
   "period_end": "2019-12-31",
   "sec_frame": "CY2019",
   "value": 1133138000.0,
   "url": "https://www.sec.gov/Archives/edgar/data/910606/000095017022001418/",
   "accession": "0000950170-22-001418"
  },
  {
   "fy": 2020,
   "period_end": "2020-12-31",
   "sec_frame": "CY2020",
   "value": 1016175000.0,
   "url": "https://www.sec.gov/Archives/edgar/data/910606/000095017023003160/",
   "accession": "0000950170-23-003160"
  },
  {
   "fy": 2021,
   "period_end": "2021-12-31",
   "sec_frame": "CY2021",
   "value": 1166161000.0,
   "url": "https://www.sec.gov/Archives/edgar/data/910606/000095017024016260/",
   "accession": "0000950170-24-016260"
  },
  {
   "fy": 2022,
   "period_end": "2022-12-31",
   "sec_frame": "CY2022",
   "value": 1224022000.0,
   "url": "https://www.sec.gov/Archives/edgar/data/910606/000095017025021359/",
   "accession": "0000950170-25-021359"
  },
  {
   "fy": 2023,
   "period_end": "2023-12-31",
   "sec_frame": "CY2023",
   "value": 1322466000.0,
   "url": "https://www.sec.gov/Archives/edgar/data/910606/000119312526051668/",
   "accession": "0001193125-26-051668"
  },
  {
   "fy": 2024,
   "period_end": "2024-12-31",
   "sec_frame": "CY2024",
   "value": 1453904000.0,
   "url": "https://www.sec.gov/Archives/edgar/data/910606/000119312526051668/",
   "accession": "0001193125-26-051668"
  },
  {
   "fy": 2025,
   "period_end": "2025-12-31",
   "sec_frame": "CY2025",
   "value": 1553524000.0,
   "url": "https://www.sec.gov/Archives/edgar/data/910606/000119312526051668/",
   "accession": "0001193125-26-051668"
  }
 ],
 "dividend_years": [
  1994,
  1995,
  1996,
  1997,
  1998,
  1999,
  2000,
  2001,
  2002,
  2003,
  2004,
  2005,
  2006,
  2007,
  2008,
  2009,
  2010,
  2011,
  2012,
  2013,
  2014,
  2015,
  2016,
  2017,
  2018,
  2019,
  2020,
  2021,
  2022,
  2023,
  2024,
  2025,
  2026
 ],
 "insider_transactions_recent": [
  {
   "txn_date": "2026-06-12",
   "insider_name": "Devereaux Terah L",
   "role": "officer",
   "code": "S",
   "shares": 1240.0,
   "price": 80.14,
   "value": 99373.6,
   "is_10b5_1": 0,
   "source_url": "https://www.sec.gov/Archives/edgar/data/910606/000091060626000062/"
  },
  {
   "txn_date": "2026-05-05",
   "insider_name": "WIBBENMEYER NICHOLAS ANDREW",
   "role": "officer",
   "code": "S",
   "shares": 7927.0,
   "price": 79.06,
   "value": 626708.62,
   "is_10b5_1": 0,
   "source_url": "https://www.sec.gov/Archives/edgar/data/910606/000091060626000040/"
  },
  {
   "txn_date": "2026-05-04",
   "insider_name": "STEIN MARTIN E JR",
   "role": "Chair",
   "code": "S",
   "shares": 110263.0,
   "price": 78.4,
   "value": 8644619.200000001,
   "is_10b5_1": 0,
   "source_url": "https://www.sec.gov/Archives/edgar/data/910606/000091060626000039/"
  },
  {
   "txn_date": "2026-05-04",
   "insider_name": "STEIN MARTIN E JR",
   "role": "Chair",
   "code": "S",
   "shares": 6460.0,
   "price": 78.49,
   "value": 507045.39999999997,
   "is_10b5_1": 0,
   "source_url": "https://www.sec.gov/Archives/edgar/data/910606/000091060626000039/"
  },
  {
   "txn_date": "2026-05-04",
   "insider_name": "STEIN MARTIN E JR",
   "role": "Chair",
   "code": "S",
   "shares": 157892.0,
   "price": 78.39,
   "value": 12377153.88,
   "is_10b5_1": 0,
   "source_url": "https://www.sec.gov/Archives/edgar/data/910606/000091060626000039/"
  }
 ],
 "links": {
  "sec_filings": "https://www.sec.gov/edgar/browse/?CIK=0000910606",
  "sec_xbrl_companyfacts": "https://data.sec.gov/api/xbrl/companyfacts/CIK0000910606.json",
  "sec_form4": "https://www.sec.gov/cgi-bin/browse-edgar?action=getcompany&CIK=0000910606&type=4",
  "sec_8k": "https://www.sec.gov/cgi-bin/browse-edgar?action=getcompany&CIK=0000910606&type=8-K",
  "yahoo": "https://finance.yahoo.com/quote/REG",
  "stooq": "https://stooq.com/q/d/?s=reg.us",
  "external_views_link_only": {
   "morningstar": "https://www.morningstar.com/search?query=REG",
   "finviz": "https://finviz.com/quote.ashx?t=REG",
   "stockanalysis": "https://stockanalysis.com/stocks/reg/",
   "seeking_alpha": "https://seekingalpha.com/symbol/REG",
   "openinsider": "http://openinsider.com/search?q=REG",
   "google_news": "https://news.google.com/rss/search?q=REG+stock"
  }
 },
 "machine_readable": {
  "json": "https://theclaudetrader.com/s/REG.json",
  "markdown": "https://theclaudetrader.com/s/REG.md",
  "research_packet": "https://theclaudetrader.com/r/REG.json",
  "index": "https://theclaudetrader.com/llms.txt"
 },
 "dossier": null,
 "cite_as": "The Claude Trader snapshot 2026-10-26, https://theclaudetrader.com/s/REG; data from SEC EDGAR XBRL and market prices (Alpaca Market Data, Yahoo Finance) to 2026-10-23.",
 "disclaimer": "Scores are deterministic rule outputs from public filings. fair_value_model is a labelled model estimate from the same filings (method at /fair-value), not an opinion or recommendation.",
 "fair_value_model": {
  "fair_value": null,
  "fv_low": null,
  "fv_high": null,
  "fv_gap_pct": null,
  "fv_verdict": null,
  "fv_methods": 0,
  "fv_as_of": "2026-10-23",
  "fv_calculated_on": "2026-10-26",
  "fv_inputs_through": null,
  "fv_skipped": "no usable EPS or 3-year free cash flow in SEC XBRL frames",
  "unit": "per traded unit (share or ADS), same currency as the price",
  "methods": {},
  "method_note": "Median of up to three methods from SEC filings: owner-earnings DCF (3-yr avg FCF, 10-yr two-stage, growth = min(5-yr revenue CAGR, 10%) fading to 2.5%, 9% discount), trailing EPS x SIC-peer median P/E (8-35), Graham number. Model estimate, not advice.",
  "discount_rate": 0.09,
  "terminal_growth": 0.025,
  "verdict_rule": "green: fair value more than 10% above price; red: more than 10% below; amber: within 10%",
  "page": "https://theclaudetrader.com/fair-value"
 }
}