How do Regency Centers and RLI CORP compare by revenue?

Regency Centers reported revenue of $404.2M in Q4 FY2025, while RLI CORP reported $465.7M in Q4 FY2025. RLI CORP is 1.2× larger by last-quarter revenue.

Which is growing revenue faster, Regency Centers or RLI CORP?

Regency Centers's latest revenue grew 8.5% year-over-year, versus 6.1% for RLI CORP. Regency Centers is growing faster on a YoY basis.

Which has a higher net margin, Regency Centers or RLI CORP?

Regency Centers's net margin is 50.1% vs RLI CORP's 19.6%. Regency Centers has the higher bottom-line margin.

What is the 2-year revenue CAGR for Regency Centers vs RLI CORP?

Over the trailing 8 quarters, Regency Centers compounded revenue at roughly 5.4% per year, versus 2.3% for RLI CORP. Regency Centers has the faster medium-term growth trajectory.

Where does this REG vs RLI data come from?

All figures are parsed directly from SEC EDGAR 10-Q / 10-K / 20-F / 6-K filings (for US-listed issuers) or EDINET filings (for Japanese issuers), then normalised into a common schema. Numbers update automatically as new filings are released.

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Side-by-side financial comparison of Regency Centers (REG) and RLI CORP (RLI). Click either name above to swap in a different company.

RLI CORP is the larger business by last-quarter revenue ($465.7M vs $404.2M, roughly 1.2× Regency Centers). Regency Centers runs the higher net margin — 50.1% vs 19.6%, a 30.5% gap on every dollar of revenue. On growth, Regency Centers posted the faster year-over-year revenue change (8.5% vs 6.1%). Over the past eight quarters, Regency Centers's revenue compounded faster (5.4% CAGR vs 2.3%).

Regency CentersREGEarnings & Financial Report

Nasdaq · Real Estate · Retail REITs

Regency Centers Corporation is a real estate investment trust based in Jacksonville, Florida, and is one of the largest operators of shopping centers with grocery stores as anchor tenants. As of October 21, 2020, the company owned 415 properties comprising 56-million-square feet of space. Notable properties owned by the company include Serramonte Center and a 30% interest in Village District.

RLI CORPRLIEarnings & Financial Report

NYSE · Financials · Fire, Marine & Casualty Insurance

RLI Corp. is an American insurance company specializing in property insurance and casualty insurance. It is headquartered in Peoria, Illinois.

REG vs RLI — Head-to-Head

Bigger by revenue

RLI

1.2× larger

$465.7M

$404.2M

Growing faster (revenue YoY)

REG

+2.4% gap

8.5%

6.1%

Higher net margin

REG

30.5% more per $

50.1%

19.6%

Faster 2-yr revenue CAGR

REG

Annualised

5.4%

2.3%

Income Statement — Q4 FY2025 vs Q4 FY2025

Metric	REG	RLI
Revenue	$404.2M	$465.7M
Net Profit	$202.5M	$91.2M
Gross Margin	—	—
Operating Margin	71.0%	24.4%
Net Margin	50.1%	19.6%
Revenue YoY	8.5%	6.1%
Net Profit YoY	134.1%	123.1%
EPS (diluted)	—	$1.00

Green = leading value per metric. Periods may differ when fiscal calendars don't align.

8-Quarter Revenue & Profit Trend

Side-by-side quarterly history. Quarters aligned by calendar period so offset fiscal years line up.

Revenue

REG

RLI

Q4 25	$404.2M	$465.7M
Q3 25	$387.6M	$509.3M
Q2 25	$380.8M	$499.8M
Q1 25	$380.9M	$407.7M
Q4 24	$372.5M	$439.1M
Q3 24	$360.3M	$470.0M
Q2 24	$357.3M	$416.4M
Q1 24	$363.9M	$444.8M

Net Profit

REG

RLI

Q4 25	$202.5M	$91.2M
Q3 25	$109.4M	$124.6M
Q2 25	$106.0M	$124.3M
Q1 25	$109.6M	$63.2M
Q4 24	$86.5M	$40.9M
Q3 24	$101.5M	$95.0M
Q2 24	$102.7M	$82.0M
Q1 24	$109.8M	$127.9M

Operating Margin

REG

RLI

Q4 25	71.0%	24.4%
Q3 25	72.7%	30.9%
Q2 25	73.8%	31.3%
Q1 25	71.8%	19.3%
Q4 24	71.1%	10.8%
Q3 24	72.5%	24.9%
Q2 24	72.3%	24.8%
Q1 24	72.3%	36.0%

Net Margin

REG

RLI

Q4 25	50.1%	19.6%
Q3 25	28.2%	24.5%
Q2 25	27.8%	24.9%
Q1 25	28.8%	15.5%
Q4 24	23.2%	9.3%
Q3 24	28.2%	20.2%
Q2 24	28.7%	19.7%
Q1 24	30.2%	28.8%

EPS (diluted)

REG

RLI

Q4 25	—	$1.00
Q3 25	—	$1.35
Q2 25	—	$1.34
Q1 25	—	$0.68
Q4 24	—	$-2.87
Q3 24	—	$2.06
Q2 24	—	$1.78
Q1 24	—	$2.77

Balance Sheet & Financial Strength

Snapshot of each company's liquidity, leverage and book value from the latest quarter.

Metric	REG	RLI
Cash + ST InvestmentsLiquidity on hand	—	—
Total DebtLower is stronger	$4.7B	—
Stockholders' EquityBook value	$6.9B	$1.8B
Total Assets	$13.0B	$6.2B
Debt / EquityLower = less leverage	0.69×	—

8-quarter trend — quarters aligned by calendar period.

Total Debt

REG

RLI

Q4 25	$4.7B	—
Q3 25	$4.9B	$100.0M
Q2 25	$4.8B	$100.0M
Q1 25	$4.6B	$100.0M
Q4 24	$4.4B	$100.0M
Q3 24	$4.4B	$100.0M
Q2 24	$4.4B	$100.0M
Q1 24	$4.4B	$100.0M

Stockholders' Equity

REG

RLI

Q4 25	$6.9B	$1.8B
Q3 25	$6.8B	$1.9B
Q2 25	$6.7B	$1.7B
Q1 25	$6.7B	$1.6B
Q4 24	$6.7B	$1.5B
Q3 24	$6.8B	$1.7B
Q2 24	$6.8B	$1.6B
Q1 24	$7.0B	$1.5B

Total Assets

REG

RLI

Q4 25	$13.0B	$6.2B
Q3 25	$13.1B	$6.2B
Q2 25	$12.7B	$6.0B
Q1 25	$12.6B	$5.7B
Q4 24	$12.4B	$5.6B
Q3 24	$12.4B	$5.8B
Q2 24	$12.4B	$5.5B
Q1 24	$12.7B	$5.3B

Debt / Equity

REG

RLI

Q4 25	0.69×	—
Q3 25	0.72×	0.05×
Q2 25	0.72×	0.06×
Q1 25	0.69×	0.06×
Q4 24	0.66×	0.07×
Q3 24	0.65×	0.06×
Q2 24	0.64×	0.06×
Q1 24	0.63×	0.07×

Cash Flow & Capital Efficiency

How much cash each business actually produces after reinvestment. Cash flow is harder to manipulate than net income.

Metric	REG	RLI
Operating Cash FlowLast quarter	$203.9M	$156.8M
Free Cash FlowOCF − Capex	—	$155.0M
FCF MarginFCF / Revenue	—	33.3%
Capex IntensityCapex / Revenue	—	0.4%
Cash ConversionOCF / Net Profit	1.01×	1.72×
TTM Free Cash FlowTrailing 4 quarters	—	$608.7M

8-quarter trend — quarters aligned by calendar period.

Operating Cash Flow

REG

RLI

Q4 25	$203.9M	$156.8M
Q3 25	$218.7M	$179.2M
Q2 25	$244.0M	$174.7M
Q1 25	$161.0M	$103.5M
Q4 24	$191.4M	$128.1M
Q3 24	$227.6M	$219.4M
Q2 24	$203.5M	$141.8M
Q1 24	$167.8M	$70.9M