Q3false0001066247--12-310000910606REGENCY CENTERS LPhttp://fasb.org/us-gaap/2025#AccountingStandardsUpdate202309Memberhttp://fasb.org/us-gaap/2025#SecuredOvernightFinancingRateSofrMemberNovember 3, 2025http://fasb.org/us-gaap/2025#InterestIncomeExpenseNonoperatingNethttp://fasb.org/us-gaap/2025#InterestIncomeExpenseNonoperatingNethttp://fasb.org/us-gaap/2025#InterestIncomeExpenseNonoperatingNethttp://fasb.org/us-gaap/2025#InterestIncomeExpenseNonoperatingNethttp://fasb.org/us-gaap/2025#AccountsPayableAndAccruedLiabilitiesCurrentAndNoncurrenthttp://fasb.org/us-gaap/2025#AccountsPayableAndAccruedLiabilitiesCurrentAndNoncurrent0001066247na:AssetmanagementservicesMember2025-01-012025-09-300001066247us-gaap:ConsolidatedPropertiesMemberna:BaybrookEastMember2025-09-300001066247us-gaap:ParentMember2024-07-012024-09-300001066247us-gaap:ParentMembersrt:PartnershipInterestMember2024-01-012024-09-300001066247us-gaap:ConsolidatedPropertiesMemberna:TheShopsAtStoneBridgeMemberus-gaap:OffMarketFavorableLeaseMember2024-09-300001066247us-gaap:ParentMember2025-01-012025-09-300001066247us-gaap:VariableInterestEntityPrimaryBeneficiaryMemberna:DeferredCostsNetMember2025-09-300001066247us-gaap:AccumulatedOtherComprehensiveIncomeMembersrt:PartnershipInterestMember2025-01-012025-09-300001066247us-gaap:VariableInterestEntityPrimaryBeneficiaryMemberna:AcquiredLeaseIntangibleAssetsMember2024-12-3100010662472025-01-012025-09-300001066247na:RanchoMissionViejoPortfolioMemberus-gaap:ConsolidatedPropertiesMemberus-gaap:OffMarketFavorableLeaseMember2025-09-300001066247na:AcquiredLeaseIntangibleLiabilitiesMemberus-gaap:VariableInterestEntityPrimaryBeneficiaryMember2024-12-310001066247us-gaap:PreferredStockMember2023-12-310001066247us-gaap:GeneralPartnerMembersrt:PartnershipInterestMember2025-09-300001066247us-gaap:CommonStockMember2025-07-012025-09-300001066247na:OperatingPropertyMemberus-gaap:DiscontinuedOperationsHeldforsaleMember2025-09-300001066247na:PropertymanagementservicesMember2024-01-012024-09-300001066247srt:PartnershipInterestMember2024-06-300001066247na:ChestnutRidgeShoppingCenterAndBaybrookEastMember2025-07-310001066247us-gaap:ConsolidatedPropertiesMemberna:BaybrookEastMemberus-gaap:OffMarketFavorableLeaseMember2025-09-300001066247us-gaap:InterestRateSwapMember2024-12-310001066247us-gaap:ConsolidatedPropertiesMember2024-09-300001066247us-gaap:ConsolidatedPropertiesMemberna:TheShopsAtStoneBridgeMember2024-01-012024-09-300001066247na:LandParcelMember2025-07-012025-09-300001066247us-gaap:SegmentContinuingOperationsMembersrt:PartnershipInterestMember2025-07-012025-09-300001066247us-gaap:AccumulatedDistributionsInExcessOfNetIncomeMember2025-09-300001066247na:OperatingRealEstateMembersrt:PartnershipInterestMember2025-01-012025-09-300001066247us-gaap:WhollyOwnedPropertiesMember2024-07-012024-09-300001066247na:OakleyShopsAtLaurelFieldsMemberus-gaap:ConsolidatedPropertiesMember2024-01-012024-09-300001066247us-gaap:UnconsolidatedPropertiesMemberus-gaap:OffMarketFavorableLeaseMember2025-09-300001066247us-gaap:ConsolidatedPropertiesMemberna:OffMarketLeaseUnfavorableMemberna:BaybrookEastMember2025-09-300001066247us-gaap:NoncontrollingInterestMember2025-06-300001066247na:BrentwoodPlaceMemberus-gaap:ConsolidatedPropertiesMember2025-01-012025-09-300001066247na:NoncontrollingInterestExchangeableOperatingPartnershipUnitsMember2024-01-012024-09-300001066247srt:PartnershipInterestMemberus-gaap:LimitedPartnerMember2025-06-300001066247us-gaap:AccumulatedOtherComprehensiveIncomeMember2024-07-012024-09-3000010662472024-07-012024-09-300001066247us-gaap:PreferredStockMemberna:UbpAcquisitionMemberus-gaap:SeriesBPreferredStockMember2025-01-012025-09-300001066247na:NoncontrollingInterestsInLimitedPartnersInterestInConsolidatedPartnershipsMembersrt:PartnershipInterestMember2024-09-300001066247us-gaap:PreferredStockMember2025-06-300001066247na:NoncontrollingInterestExchangeableOperatingPartnershipUnitsMember2024-09-300001066247us-gaap:ConsolidatedPropertiesMemberna:CompoAcresNorthShoppingCenterMember2024-09-300001066247us-gaap:UnconsolidatedPropertiesMember2025-09-300001066247na:AssetmanagementservicesMember2024-07-012024-09-300001066247us-gaap:ConsolidatedPropertiesMemberna:EllisVillageCenterMember2025-09-300001066247us-gaap:WhollyOwnedPropertiesMember2024-01-012024-09-300001066247na:TheVillagesAtSevenPinesMemberus-gaap:ConsolidatedPropertiesMemberna:OffMarketLeaseUnfavorableMember2025-09-300001066247us-gaap:UnconsolidatedPropertiesMemberna:OffMarketLeaseUnfavorableMember2024-09-300001066247na:NoncontrollingInterestsInLimitedPartnersInterestInConsolidatedPartnershipsMember2025-09-300001066247na:NoncontrollingInterestsInLimitedPartnersInterestInConsolidatedPartnershipsMembersrt:PartnershipInterestMember2023-12-310001066247us-gaap:ParentMembersrt:PartnershipInterestMember2023-12-310001066247na:O2025Q3DividendsMember2025-08-052025-08-050001066247us-gaap:ConsolidatedPropertiesMemberna:EllisVillageCenterMemberna:OffMarketLeaseUnfavorableMember2025-09-300001066247us-gaap:TreasuryStockCommonMember2025-07-012025-09-300001066247us-gaap:AccumulatedOtherComprehensiveIncomeMember2024-12-310001066247na:NoncontrollingInterestsInLimitedPartnersInterestInConsolidatedPartnershipsMembersrt:PartnershipInterestMember2025-09-300001066247us-gaap:SubsequentEventMember2025-11-030001066247us-gaap:AccumulatedOtherComprehensiveIncomeMember2024-09-300001066247us-gaap:PreferredStockMemberna:UbpAcquisitionMemberus-gaap:SeriesBPreferredStockMember2025-09-300001066247us-gaap:GeneralPartnerMembersrt:PartnershipInterestMember2024-06-300001066247us-gaap:TreasuryStockCommonMember2025-09-300001066247us-gaap:GeneralPartnerMembersrt:PartnershipInterestMember2025-06-300001066247us-gaap:VariableInterestEntityPrimaryBeneficiaryMemberna:NotesPayableMember2024-12-310001066247us-gaap:RestrictedStockMember2024-07-012024-09-300001066247us-gaap:ConsolidatedPropertiesMemberus-gaap:OffMarketFavorableLeaseMember2024-09-300001066247us-gaap:ParentMember2024-09-300001066247na:NoncontrollingInterestsInLimitedPartnersInterestInConsolidatedPartnershipsMembersrt:PartnershipInterestMember2024-01-012024-09-300001066247us-gaap:SegmentContinuingOperationsMembersrt:ParentCompanyMember2025-07-012025-09-300001066247na:ForwardSaleAgreementsMember2024-01-012024-12-310001066247na:LeasingservicesMember2025-07-012025-09-300001066247us-gaap:TreasuryStockCommonMember2025-01-012025-09-3000010662472025-11-030001066247us-gaap:AccumulatedOtherComprehensiveIncomeMember2025-09-300001066247na:BaybrookEastPhaseIIMemberus-gaap:ConsolidatedPropertiesMemberna:OffMarketLeaseUnfavorableMember2025-09-300001066247us-gaap:SegmentContinuingOperationsMembersrt:ParentCompanyMember2024-01-012024-09-3000010662472024-09-300001066247na:RanchoMissionViejoPortfolioMemberus-gaap:ConsolidatedPropertiesMember2025-09-300001066247us-gaap:SeriesAPreferredStockMember2024-01-012024-09-300001066247us-gaap:TreasuryStockCommonMember2024-09-300001066247na:NoncontrollingInterestExchangeableOperatingPartnershipUnitsMember2023-12-310001066247us-gaap:VariableInterestEntityPrimaryBeneficiaryMemberna:TenantAndOtherReceivablesNetMember2025-09-300001066247us-gaap:ParentMembersrt:PartnershipInterestMember2025-07-012025-09-300001066247na:LandParcelMemberus-gaap:DiscontinuedOperationsHeldforsaleMember2024-12-310001066247us-gaap:ParentMember2025-06-300001066247srt:ParentCompanyMember2024-07-012024-09-300001066247na:TenantReceivablesMember2025-09-300001066247us-gaap:MortgagesMemberna:MortgageLoanMaturitiesMember2025-09-300001066247na:OtherAssetMemberus-gaap:VariableInterestEntityPrimaryBeneficiaryMember2025-09-300001066247na:CommercialTimeDepositMemberus-gaap:FairValueInputsLevel2Member2025-01-012025-09-3000010662472024-01-012024-09-300001066247na:SeriesBCumulativeRedeemablePreferredStockMember2025-01-012025-09-300001066247na:StraightLineRentReceivableMember2025-09-3000010662472024-12-310001066247us-gaap:TreasuryStockCommonMember2024-12-310001066247us-gaap:VariableInterestEntityPrimaryBeneficiaryMemberna:LeaseLiabilitiesMember2025-09-300001066247us-gaap:AccumulatedDistributionsInExcessOfNetIncomeMember2024-01-012024-09-300001066247na:ChestnutRidgeShoppingCenterAndBaybrookEastMember2025-08-010001066247na:O2025Q3DividendsMemberus-gaap:SubsequentEventMember2025-10-272025-10-270001066247us-gaap:ConsolidatedPropertiesMemberna:OrangeMeadowsMemberus-gaap:OffMarketFavorableLeaseMember2025-09-300001066247us-gaap:CommonStockMember2024-01-012024-09-300001066247us-gaap:UnconsolidatedPropertiesMemberna:OffMarketLeaseUnfavorableMember2025-09-300001066247na:RealEstateSoldMember2025-01-012025-09-300001066247us-gaap:AccumulatedOtherComprehensiveIncomeMember2024-01-012024-09-300001066247na:CommercialTimeDepositMemberus-gaap:FairValueInputsLevel2Memberna:TrancheOneMember2025-09-300001066247us-gaap:NoncontrollingInterestMember2025-01-012025-09-300001066247us-gaap:AdditionalPaidInCapitalMember2025-01-012025-09-300001066247na:NoncontrollingInterestsInLimitedPartnersInterestInConsolidatedPartnershipsMember2025-06-300001066247na:O2025Q3DividendsMemberus-gaap:SeriesBPreferredStockMember2025-08-052025-08-050001066247us-gaap:OperatingSegmentsMemberna:ShoppingCentersMember2025-07-012025-09-300001066247us-gaap:CommonStockMember2024-09-300001066247us-gaap:ConsolidatedPropertiesMemberna:BaybrookEastMember2025-01-012025-09-300001066247us-gaap:SeriesAPreferredStockMemberna:O2025Q3DividendsMemberus-gaap:SubsequentEventMember2025-10-272025-10-270001066247na:NoncontrollingInterestsInLimitedPartnersInterestInConsolidatedPartnershipsMember2023-12-310001066247srt:PartnershipInterestMember2024-09-3000010662472024-06-300001066247us-gaap:ParentMember2025-09-300001066247na:RightOfUseAssetsMemberus-gaap:VariableInterestEntityPrimaryBeneficiaryMember2025-09-300001066247na:RegencyCentersLimitedPartnershipMember2025-01-012025-09-300001066247us-gaap:AccumulatedOtherComprehensiveIncomeMembersrt:PartnershipInterestMember2024-12-310001066247us-gaap:SegmentContinuingOperationsMembersrt:PartnershipInterestMember2025-01-012025-09-300001066247us-gaap:AdditionalPaidInCapitalMember2025-09-300001066247na:TheVillagesAtSevenPinesMemberus-gaap:ConsolidatedPropertiesMemberus-gaap:OffMarketFavorableLeaseMember2025-09-300001066247us-gaap:ParentMembersrt:PartnershipInterestMember2025-09-300001066247na:JordanRanchMarketMemberus-gaap:ConsolidatedPropertiesMember2024-01-012024-09-300001066247us-gaap:AccumulatedDistributionsInExcessOfNetIncomeMember2024-06-3000010662472025-09-300001066247na:PutnamPlazaMemberus-gaap:ConsolidatedPropertiesMember2025-09-300001066247us-gaap:PreferredStockMember2024-09-300001066247na:PutnamPlazaMember2024-12-310001066247us-gaap:AccumulatedOtherComprehensiveIncomeMember2025-01-012025-09-300001066247us-gaap:RealEstateMemberus-gaap:VariableInterestEntityPrimaryBeneficiaryMember2024-12-310001066247na:LeasingservicesMember2024-01-012024-09-300001066247us-gaap:ParentMember2024-12-310001066247us-gaap:RestrictedStockMember2025-01-012025-09-300001066247us-gaap:GeneralPartnerMembersrt:PartnershipInterestMember2025-01-012025-09-300001066247srt:PartnershipInterestMemberus-gaap:LimitedPartnerMember2024-01-012024-09-300001066247na:FixedRateMortgageLoansMemberus-gaap:SubsequentEventMember2025-10-012025-10-010001066247na:LeasingservicesMember2024-07-012024-09-300001066247na:AssetmanagementservicesMember2025-07-012025-09-300001066247na:JordanRanchMarketMemberus-gaap:ConsolidatedPropertiesMember2024-09-300001066247us-gaap:ConsolidatedPropertiesMemberus-gaap:OffMarketFavorableLeaseMember2025-09-300001066247srt:PartnershipInterestMember2024-07-012024-09-300001066247na:TheVillagesAtSevenPinesMemberus-gaap:ConsolidatedPropertiesMember2025-01-012025-09-300001066247us-gaap:VariableInterestEntityPrimaryBeneficiaryMemberna:AccountsPayableAndOtherLiabilitiesMember2024-12-310001066247us-gaap:OperatingSegmentsMemberna:ShoppingCentersMember2024-01-012024-09-300001066247na:CashCashEquivalentsAndRestrictedCashMemberus-gaap:VariableInterestEntityPrimaryBeneficiaryMember2024-12-310001066247na:RanchMissionViejoMemberna:FixedRateMortgageLoansMember2025-07-310001066247us-gaap:SeriesAPreferredStockMember2025-07-012025-09-300001066247us-gaap:OffMarketFavorableLeaseMember2024-09-300001066247na:NoncontrollingInterestExchangeableOperatingPartnershipUnitsMember2024-06-300001066247us-gaap:ConsolidatedPropertiesMemberna:TheShopsAtStoneBridgeMemberna:OffMarketLeaseUnfavorableMember2024-09-300001066247us-gaap:FairValueInputsLevel2Member2024-12-310001066247na:RealEstateSoldMember2025-07-012025-09-300001066247na:CommercialTimeDepositMemberna:TrancheTwoMemberus-gaap:FairValueInputsLevel2Memberus-gaap:SubsequentEventMember2025-10-310001066247us-gaap:SeriesBPreferredStockMember2025-01-012025-09-300001066247na:ChestnutRidgeShoppingCenterMemberus-gaap:ConsolidatedPropertiesMemberus-gaap:OffMarketFavorableLeaseMember2025-09-300001066247us-gaap:AdditionalPaidInCapitalMember2024-07-012024-09-300001066247us-gaap:RealEstateMemberus-gaap:VariableInterestEntityPrimaryBeneficiaryMember2025-09-300001066247us-gaap:CommonStockMember2025-01-012025-09-300001066247na:ArmonkSquareMemberus-gaap:UnconsolidatedPropertiesMember2025-09-300001066247na:NoncontrollingInterestExchangeableOperatingPartnershipUnitsMember2024-07-012024-09-300001066247us-gaap:AccumulatedDistributionsInExcessOfNetIncomeMember2023-12-310001066247na:VariableRateMortgageLoansMembersrt:MinimumMember2025-09-300001066247na:ArmonkSquareMemberus-gaap:UnconsolidatedPropertiesMemberna:OffMarketLeaseUnfavorableMember2025-09-300001066247us-gaap:SeriesAPreferredStockMemberus-gaap:PreferredStockMemberna:UbpAcquisitionMember2024-12-310001066247na:BaybrookEastPhaseIIMemberus-gaap:ConsolidatedPropertiesMember2025-01-012025-09-300001066247us-gaap:DiscontinuedOperationsHeldforsaleMember2025-09-300001066247na:PropertymanagementservicesMember2024-07-012024-09-300001066247us-gaap:ParentMember2023-12-310001066247us-gaap:AccumulatedDistributionsInExcessOfNetIncomeMember2024-07-012024-09-300001066247us-gaap:LineOfCreditMember2025-09-300001066247us-gaap:TreasuryStockCommonMember2024-06-300001066247na:ManagementtransactionandotherfeeMember2024-12-310001066247us-gaap:AccumulatedOtherComprehensiveIncomeMembersrt:PartnershipInterestMember2025-09-300001066247us-gaap:SeriesAPreferredStockMember2024-07-012024-09-300001066247us-gaap:TreasuryStockCommonMember2024-01-012024-09-300001066247srt:RetailSiteMember2024-07-012024-09-300001066247srt:PartnershipInterestMemberus-gaap:LimitedPartnerMember2025-01-012025-09-300001066247us-gaap:FairValueInputsLevel2Memberus-gaap:FairValueMeasurementsRecurringMember2024-12-3100010662472023-12-310001066247na:FixedRateMortgageLoansMembersrt:MaximumMember2025-09-300001066247us-gaap:AccumulatedOtherComprehensiveIncomeMembersrt:PartnershipInterestMember2025-06-300001066247us-gaap:CommonStockMember2024-06-300001066247us-gaap:UnsecuredDebtMemberna:SeniorUnsecuredDebtDueInTwoThousandThirtyTwoMember2025-05-130001066247us-gaap:ConsolidatedPropertiesMemberna:TheShopsAtStoneBridgeMember2024-09-300001066247us-gaap:SeriesBPreferredStockMember2024-07-012024-09-3000010662472025-06-300001066247us-gaap:PreferredStockMember2024-12-310001066247us-gaap:UnconsolidatedPropertiesMemberus-gaap:OffMarketFavorableLeaseMember2024-09-300001066247us-gaap:AccumulatedOtherComprehensiveIncomeMembersrt:PartnershipInterestMember2024-06-300001066247na:NoncontrollingInterestExchangeableOperatingPartnershipUnitsMember2025-01-012025-09-300001066247na:BrentwoodPlaceMemberus-gaap:ConsolidatedPropertiesMemberna:OffMarketLeaseUnfavorableMember2025-09-300001066247na:NoncontrollingInterestsInLimitedPartnersInterestInConsolidatedPartnershipsMembersrt:PartnershipInterestMember2024-06-300001066247na:OakleyShopsAtLaurelFieldsMemberus-gaap:ConsolidatedPropertiesMemberna:OffMarketLeaseUnfavorableMember2024-09-300001066247us-gaap:TreasuryStockCommonMember2023-12-310001066247us-gaap:GeneralPartnerMembersrt:PartnershipInterestMember2024-07-012024-09-300001066247us-gaap:VariableInterestEntityPrimaryBeneficiaryMember2024-12-310001066247na:TenantReceivablesMember2024-12-310001066247na:NoncontrollingInterestsInLimitedPartnersInterestInConsolidatedPartnershipsMember2025-07-012025-09-300001066247us-gaap:AdditionalPaidInCapitalMember2024-12-310001066247na:UnsecuredMaturitiesMemberus-gaap:UnsecuredDebtMember2025-09-300001066247us-gaap:GeneralPartnerMembersrt:PartnershipInterestMember2024-12-310001066247us-gaap:AccumulatedDistributionsInExcessOfNetIncomeMember2025-01-012025-09-300001066247us-gaap:SegmentContinuingOperationsMembersrt:PartnershipInterestMember2024-07-012024-09-300001066247us-gaap:SegmentContinuingOperationsMembersrt:ParentCompanyMember2024-07-012024-09-300001066247us-gaap:WhollyOwnedPropertiesMember2025-07-012025-09-300001066247na:NoncontrollingInterestsInLimitedPartnersInterestInConsolidatedPartnershipsMember2025-01-012025-09-300001066247na:NoncontrollingInterestsInLimitedPartnersInterestInConsolidatedPartnershipsMembersrt:PartnershipInterestMember2025-07-012025-09-300001066247na:NoncontrollingInterestExchangeableOperatingPartnershipUnitsMember2025-06-300001066247na:UnconsolidatedRealEstateInvestmentsMembersrt:PartnershipInterestMember2025-01-012025-09-300001066247us-gaap:ParentMembersrt:PartnershipInterestMember2024-07-012024-09-300001066247us-gaap:SeriesBPreferredStockMember2025-07-012025-09-300001066247na:ArmonkSquareMemberus-gaap:UnconsolidatedPropertiesMemberus-gaap:OffMarketFavorableLeaseMember2025-09-300001066247srt:PartnershipInterestMemberus-gaap:LimitedPartnerMember2024-06-300001066247na:NoncontrollingInterestsInLimitedPartnersInterestInConsolidatedPartnershipsMembersrt:PartnershipInterestMember2024-12-310001066247us-gaap:AccumulatedOtherComprehensiveIncomeMember2024-06-300001066247srt:PartnershipInterestMember2023-12-310001066247srt:PartnershipInterestMember2025-09-300001066247na:ChestnutRidgeShoppingCenterMemberus-gaap:ConsolidatedPropertiesMemberna:OffMarketLeaseUnfavorableMember2025-09-300001066247na:SeriesACumulativeRedeemablePreferredStockMember2025-01-012025-09-300001066247na:OffMarketLeaseUnfavorableMember2024-09-300001066247us-gaap:ParentMember2025-07-012025-09-300001066247us-gaap:UnconsolidatedPropertiesMember2024-09-300001066247srt:ParentCompanyMember2024-01-012024-09-300001066247na:AssetmanagementservicesMember2024-01-012024-09-3000010662472024-07-312024-07-310001066247na:ChestnutRidgeShoppingCenterMemberus-gaap:ConsolidatedPropertiesMember2025-01-012025-09-300001066247us-gaap:CommonStockMemberna:ForwardSaleAgreementsMember2025-08-012025-08-310001066247na:NoncontrollingInterestExchangeableOperatingPartnershipUnitsMember2024-12-310001066247na:O2025Q3DividendsMemberus-gaap:SubsequentEventMemberus-gaap:SeriesBPreferredStockMember2025-10-272025-10-270001066247us-gaap:NoncontrollingInterestMember2024-09-300001066247na:JordanRanchMarketMemberus-gaap:ConsolidatedPropertiesMemberus-gaap:OffMarketFavorableLeaseMember2024-09-300001066247na:PutnamPlazaMember2025-01-010001066247us-gaap:UnconsolidatedPropertiesMemberna:EastGreenwichSquareMemberus-gaap:OffMarketFavorableLeaseMember2024-09-300001066247us-gaap:TreasuryStockCommonMember2025-06-300001066247us-gaap:CommonStockMemberna:ForwardSaleAgreementsMemberus-gaap:SubsequentEventMember2025-10-012025-10-310001066247us-gaap:SubsequentEventMember2025-11-032025-11-030001066247us-gaap:AdditionalPaidInCapitalMember2025-07-012025-09-300001066247us-gaap:ParentMembersrt:PartnershipInterestMember2024-06-300001066247na:UrstadtBiddlePropertiesIncMemberus-gaap:RestrictedStockMemberus-gaap:OtherOperatingIncomeExpenseMember2024-07-012024-09-300001066247na:RightOfUseAssetsMemberus-gaap:VariableInterestEntityPrimaryBeneficiaryMember2024-12-310001066247us-gaap:OperatingSegmentsMemberna:ShoppingCentersMember2024-07-012024-09-300001066247na:ForwardSaleAgreementsMember2024-12-310001066247us-gaap:ConsolidatedPropertiesMember2025-01-012025-09-300001066247srt:PartnershipInterestMember2024-12-310001066247us-gaap:NotesPayableToBanksMember2024-12-310001066247us-gaap:FairValueInputsLevel2Memberus-gaap:FairValueMeasurementsRecurringMember2025-09-300001066247us-gaap:AccumulatedOtherComprehensiveIncomeMembersrt:PartnershipInterestMember2023-12-310001066247us-gaap:ParentMember2024-01-012024-09-300001066247us-gaap:NoncontrollingInterestMember2023-12-310001066247na:NoncontrollingInterestsInLimitedPartnersInterestInConsolidatedPartnershipsMember2024-12-310001066247us-gaap:CommonStockMember2024-12-310001066247na:OakleyShopsAtLaurelFieldsMemberus-gaap:ConsolidatedPropertiesMemberus-gaap:OffMarketFavorableLeaseMember2024-09-300001066247us-gaap:UnconsolidatedPropertiesMemberna:EastGreenwichSquareMemberna:OffMarketLeaseUnfavorableMember2024-09-300001066247us-gaap:NoncontrollingInterestMember2025-09-300001066247srt:PartnershipInterestMemberus-gaap:LimitedPartnerMember2024-07-012024-09-300001066247us-gaap:ConsolidatedPropertiesMemberna:OrangeMeadowsMember2025-09-300001066247na:VariableRateMortgageLoansMembersrt:MaximumMember2025-09-300001066247na:UrstadtBiddlePropertiesIncMemberus-gaap:RestrictedStockMemberus-gaap:OtherOperatingIncomeExpenseMember2024-01-012024-09-300001066247na:NoncontrollingInterestsInLimitedPartnersInterestInConsolidatedPartnershipsMember2024-07-012024-09-300001066247us-gaap:ConsolidatedPropertiesMemberna:CompoAcresNorthShoppingCenterMemberna:OffMarketLeaseUnfavorableMember2024-09-300001066247na:OthertransactionfeesMember2024-01-012024-09-300001066247na:OthertransactionfeesMember2025-07-012025-09-300001066247us-gaap:UnconsolidatedPropertiesMember2025-01-012025-09-300001066247us-gaap:VariableInterestEntityPrimaryBeneficiaryMemberna:NotesPayableMember2025-09-300001066247na:RanchoMissionViejoPortfolioMemberus-gaap:ConsolidatedPropertiesMemberna:OffMarketLeaseUnfavorableMember2025-09-300001066247na:FixedRateMortgageLoansMember2024-12-310001066247srt:ParentCompanyMember2025-07-012025-09-300001066247us-gaap:AdditionalPaidInCapitalMember2024-09-300001066247us-gaap:PreferredStockMember2025-09-300001066247srt:PartnershipInterestMemberus-gaap:LimitedPartnerMember2023-12-310001066247na:NoncontrollingInterestsInLimitedPartnersInterestInConsolidatedPartnershipsMember2024-01-012024-09-300001066247srt:PartnershipInterestMember2025-07-012025-09-300001066247srt:PartnershipInterestMemberus-gaap:LimitedPartnerMember2025-07-012025-09-300001066247us-gaap:ConsolidatedPropertiesMemberna:OffMarketLeaseUnfavorableMember2025-09-300001066247na:TenantsSecurityEscrowDepositsAndPrepaidRentMemberus-gaap:VariableInterestEntityPrimaryBeneficiaryMember2024-12-310001066247us-gaap:PreferredStockMemberna:UbpAcquisitionMember2024-12-310001066247na:ForwardSaleAgreementsMember2025-08-012025-08-310001066247us-gaap:CommonStockMember2023-12-310001066247us-gaap:NoncontrollingInterestMember2024-01-012024-09-300001066247us-gaap:ParentMember2024-06-300001066247us-gaap:VariableInterestEntityPrimaryBeneficiaryMemberna:DeferredCostsNetMember2024-12-310001066247us-gaap:NotesPayableToBanksMember2025-09-300001066247us-gaap:ParentMembersrt:PartnershipInterestMember2025-06-300001066247us-gaap:SalesRevenueNetMemberstpr:NYus-gaap:GeographicConcentrationRiskMember2025-01-012025-09-300001066247na:FixedRateUnsecuredDebtMember2024-12-310001066247us-gaap:SegmentContinuingOperationsMembersrt:ParentCompanyMember2025-01-012025-09-300001066247us-gaap:InterestRateSwapMember2025-09-300001066247srt:PartnershipInterestMemberus-gaap:LimitedPartnerMember2024-09-3000010662472024-07-310001066247us-gaap:FairValueMeasurementsRecurringMember2024-12-310001066247us-gaap:ConsolidatedPropertiesMemberna:CompoAcresNorthShoppingCenterMemberus-gaap:OffMarketFavorableLeaseMember2024-09-300001066247na:BrentwoodPlaceMemberus-gaap:ConsolidatedPropertiesMemberus-gaap:OffMarketFavorableLeaseMember2025-09-300001066247na:FixedRateUnsecuredDebtMembersrt:MaximumMember2025-09-300001066247us-gaap:ConsolidatedPropertiesMember2025-09-300001066247us-gaap:SegmentContinuingOperationsMembersrt:PartnershipInterestMember2024-01-012024-09-300001066247us-gaap:VariableInterestEntityPrimaryBeneficiaryMember2025-09-300001066247us-gaap:GeneralPartnerMembersrt:PartnershipInterestMember2023-12-310001066247us-gaap:PreferredStockMemberna:UbpAcquisitionMemberus-gaap:SeriesBPreferredStockMember2024-01-012024-12-310001066247us-gaap:CommonStockMember2024-01-012024-09-300001066247na:OperatingPropertyMemberus-gaap:DiscontinuedOperationsHeldforsaleMember2024-12-310001066247na:JordanRanchMarketMemberus-gaap:ConsolidatedPropertiesMemberna:OffMarketLeaseUnfavorableMember2024-09-300001066247us-gaap:CommonStockMember2025-09-300001066247na:PutnamPlazaMemberus-gaap:ConsolidatedPropertiesMemberus-gaap:OffMarketFavorableLeaseMember2025-09-300001066247us-gaap:ConsolidatedPropertiesMember2024-01-012024-09-300001066247na:BaybrookEastPhaseIIMemberus-gaap:ConsolidatedPropertiesMemberus-gaap:OffMarketFavorableLeaseMember2025-09-300001066247us-gaap:ConsolidatedPropertiesMemberna:OrangeMeadowsMemberna:OffMarketLeaseUnfavorableMember2025-09-300001066247na:TenantsSecurityEscrowDepositsAndPrepaidRentMemberus-gaap:VariableInterestEntityPrimaryBeneficiaryMember2025-09-300001066247us-gaap:AccumulatedOtherComprehensiveIncomeMember2025-07-012025-09-300001066247us-gaap:TreasuryStockCommonMember2024-07-012024-09-300001066247us-gaap:NoncontrollingInterestMember2024-06-300001066247us-gaap:SeriesAPreferredStockMemberna:O2025Q3DividendsMember2025-08-052025-08-050001066247us-gaap:SeriesAPreferredStockMemberus-gaap:PreferredStockMemberna:UbpAcquisitionMember2025-01-012025-09-300001066247na:RanchoMissionViejoPortfolioMemberus-gaap:ConsolidatedPropertiesMember2025-01-012025-09-300001066247srt:PartnershipInterestMemberus-gaap:LimitedPartnerMember2025-09-300001066247na:ForwardSaleAgreementsMemberus-gaap:SubsequentEventMember2025-10-012025-10-310001066247srt:PartnershipInterestMember2025-01-012025-09-300001066247na:OperatingRealEstateMember2025-01-012025-09-300001066247us-gaap:LineOfCreditMember2024-12-310001066247na:StraightLineRentReceivableMember2024-12-310001066247us-gaap:PreferredStockMember2024-06-300001066247na:BaybrookEastPhaseIIMemberus-gaap:ConsolidatedPropertiesMember2025-09-300001066247na:EastGreenwichSquareMemberus-gaap:UnconsolidatedPropertiesMember2024-01-012024-09-300001066247na:FixedRateUnsecuredDebtMembersrt:MinimumMember2025-09-300001066247na:LeasingservicesMember2025-01-012025-09-300001066247us-gaap:WhollyOwnedPropertiesMember2025-01-012025-09-300001066247srt:RetailSiteMember2024-01-012024-09-300001066247us-gaap:ConsolidatedPropertiesMemberna:OrangeMeadowsMember2025-01-012025-09-300001066247na:OthertransactionfeesMember2024-07-012024-09-300001066247us-gaap:AdditionalPaidInCapitalMember2025-06-300001066247na:NoncontrollingInterestsInLimitedPartnersInterestInConsolidatedPartnershipsMembersrt:PartnershipInterestMember2025-06-300001066247us-gaap:OffMarketFavorableLeaseMember2025-09-300001066247na:FixedRateMortgageLoansMembersrt:MinimumMember2025-09-300001066247us-gaap:AdditionalPaidInCapitalMember2024-01-012024-09-300001066247na:TheVillagesAtSevenPinesMemberus-gaap:ConsolidatedPropertiesMember2025-09-300001066247us-gaap:VariableInterestEntityPrimaryBeneficiaryMemberna:LeaseLiabilitiesMember2024-12-310001066247us-gaap:VariableInterestEntityPrimaryBeneficiaryMemberna:TenantAndOtherReceivablesNetMember2024-12-310001066247na:CashCashEquivalentsAndRestrictedCashMemberus-gaap:VariableInterestEntityPrimaryBeneficiaryMember2025-09-300001066247us-gaap:VariableInterestEntityPrimaryBeneficiaryMemberna:AccountsPayableAndOtherLiabilitiesMember2025-09-300001066247us-gaap:PartiallyOwnedPropertiesMember2025-09-300001066247na:PropertymanagementservicesMember2025-07-012025-09-300001066247us-gaap:AccumulatedOtherComprehensiveIncomeMembersrt:PartnershipInterestMember2025-07-012025-09-300001066247na:NoncontrollingInterestExchangeableOperatingPartnershipUnitsMember2025-09-300001066247na:AtTheMarketProgramMember2025-09-3000010662472025-07-012025-09-300001066247us-gaap:AccumulatedDistributionsInExcessOfNetIncomeMember2025-06-300001066247na:ScheduledPrincipalPaymentsMemberus-gaap:MortgagesMember2025-09-300001066247us-gaap:SalesRevenueNetMemberstpr:FLus-gaap:GeographicConcentrationRiskMember2025-01-012025-09-300001066247us-gaap:AccumulatedOtherComprehensiveIncomeMembersrt:PartnershipInterestMember2024-09-300001066247na:NoncontrollingInterestsInLimitedPartnersInterestInConsolidatedPartnershipsMember2024-06-300001066247na:NoncontrollingInterestsInLimitedPartnersInterestInConsolidatedPartnershipsMembersrt:PartnershipInterestMember2024-07-012024-09-300001066247srt:PartnershipInterestMember2025-06-300001066247us-gaap:CommonStockMember2025-01-012025-09-300001066247na:PutnamPlazaMemberus-gaap:ConsolidatedPropertiesMember2025-01-012025-09-300001066247srt:RetailSiteMember2025-07-012025-09-300001066247na:ArmonkSquareMemberus-gaap:UnconsolidatedPropertiesMember2025-01-012025-09-300001066247us-gaap:FairValueInputsLevel2Member2025-09-300001066247us-gaap:CommonStockMember2025-01-012025-09-300001066247srt:RetailSiteMember2025-01-012025-09-300001066247us-gaap:ConsolidatedPropertiesMemberna:OffMarketLeaseUnfavorableMember2024-09-300001066247us-gaap:FairValueInputsLevel1Memberus-gaap:FairValueMeasurementsRecurringMember2025-09-300001066247na:FixedRateMortgageLoansMember2025-09-300001066247na:OtherAssetMemberus-gaap:VariableInterestEntityPrimaryBeneficiaryMember2024-12-310001066247us-gaap:AccumulatedOtherComprehensiveIncomeMember2025-06-300001066247na:FixedRateUnsecuredDebtMemberus-gaap:SubsequentEventMember2025-10-012025-10-010001066247na:OtherReceivableMember2024-12-310001066247us-gaap:SeriesAPreferredStockMemberus-gaap:PreferredStockMemberna:UbpAcquisitionMember2025-09-300001066247us-gaap:CommonStockMember2025-07-012025-09-300001066247us-gaap:CommonStockMember2024-07-012024-09-300001066247us-gaap:VariableInterestEntityPrimaryBeneficiaryMemberna:AcquiredLeaseIntangibleAssetsMember2025-09-300001066247na:ManagementtransactionandotherfeeMember2025-09-300001066247us-gaap:SeriesAPreferredStockMember2025-01-012025-09-3000010662472025-07-012025-07-310001066247na:OthertransactionfeesMember2025-01-012025-09-300001066247na:LandParcelMemberus-gaap:DiscontinuedOperationsHeldforsaleMember2025-09-300001066247na:FixedRateUnsecuredDebtMember2025-09-300001066247us-gaap:NoncontrollingInterestMember2025-07-012025-09-300001066247na:UbpAcquisitionMemberus-gaap:SeriesBPreferredStockMember2023-08-180001066247na:NoncontrollingInterestsInLimitedPartnersInterestInConsolidatedPartnershipsMember2024-09-300001066247na:RegencyCentersCorporationMember2025-01-012025-09-300001066247us-gaap:CommonStockMember2025-06-300001066247na:PropertymanagementservicesMember2025-01-012025-09-300001066247na:NoncontrollingInterestsInLimitedPartnersInterestInConsolidatedPartnershipsMembersrt:PartnershipInterestMember2025-01-012025-09-300001066247srt:PartnershipInterestMemberus-gaap:LimitedPartnerMember2024-12-310001066247na:AtTheMarketProgramMembersrt:MaximumMember2025-09-300001066247na:PutnamPlazaMemberus-gaap:ConsolidatedPropertiesMemberna:OffMarketLeaseUnfavorableMember2025-09-300001066247us-gaap:ConsolidatedPropertiesMemberna:EllisVillageCenterMember2025-01-012025-09-300001066247na:CommercialTimeDepositMemberus-gaap:FairValueInputsLevel2Member2025-09-300001066247us-gaap:AccumulatedDistributionsInExcessOfNetIncomeMember2024-12-310001066247us-gaap:RestrictedStockMember2025-07-012025-09-300001066247us-gaap:NoncontrollingInterestMember2024-07-012024-09-300001066247us-gaap:FairValueMeasurementsRecurringMember2025-09-300001066247na:VariableRateMortgageLoansMember2025-09-300001066247us-gaap:ConsolidatedPropertiesMemberna:CompoAcresNorthShoppingCenterMember2024-01-012024-09-300001066247us-gaap:ParentMembersrt:PartnershipInterestMember2024-09-300001066247us-gaap:GeneralPartnerMembersrt:PartnershipInterestMember2024-09-300001066247us-gaap:FairValueInputsLevel1Memberus-gaap:FairValueMeasurementsRecurringMember2024-12-310001066247srt:ParentCompanyMember2025-01-012025-09-300001066247us-gaap:RestrictedStockMember2024-01-012024-09-300001066247na:RanchMissionViejoMember2025-07-012025-07-310001066247na:OffMarketLeaseUnfavorableMember2025-09-300001066247us-gaap:ParentMembersrt:PartnershipInterestMember2024-12-310001066247us-gaap:PreferredStockMemberus-gaap:SeriesAPreferredStockMemberna:UbpAcquisitionMember2024-01-012024-12-310001066247na:RanchMissionViejoMemberna:FixedRateMortgageLoansMember2025-07-012025-07-310001066247na:CommercialTimeDepositMemberna:TrancheTwoMemberus-gaap:FairValueInputsLevel2Member2025-09-300001066247us-gaap:AdditionalPaidInCapitalMember2023-12-310001066247na:OtherReceivableMember2025-09-300001066247us-gaap:AdditionalPaidInCapitalMember2024-06-300001066247us-gaap:SalesRevenueNetMemberstpr:CAus-gaap:GeographicConcentrationRiskMember2025-01-012025-09-300001066247na:ChestnutRidgeShoppingCenterMemberus-gaap:ConsolidatedPropertiesMember2025-09-300001066247us-gaap:GeneralPartnerMembersrt:PartnershipInterestMember2025-07-012025-09-300001066247us-gaap:UnconsolidatedPropertiesMember2024-01-012024-09-300001066247us-gaap:PreferredStockMemberna:UbpAcquisitionMemberus-gaap:SeriesBPreferredStockMember2024-12-310001066247us-gaap:AccumulatedOtherComprehensiveIncomeMember2023-12-310001066247us-gaap:ConsolidatedPropertiesMemberna:EllisVillageCenterMemberus-gaap:OffMarketFavorableLeaseMember2025-09-300001066247na:EastGreenwichSquareMemberus-gaap:UnconsolidatedPropertiesMember2024-09-300001066247na:BrentwoodPlaceMemberus-gaap:ConsolidatedPropertiesMember2025-09-300001066247us-gaap:AccumulatedOtherComprehensiveIncomeMembersrt:PartnershipInterestMember2024-07-012024-09-300001066247us-gaap:OperatingSegmentsMemberna:ShoppingCentersMember2025-01-012025-09-300001066247us-gaap:SeriesBPreferredStockMember2024-01-012024-09-300001066247srt:PartnershipInterestMember2024-01-012024-09-300001066247na:LandParcelMember2025-01-012025-09-300001066247na:UnconsolidatedRealEstateInvestmentsMember2025-01-012025-09-300001066247us-gaap:NoncontrollingInterestMember2024-12-310001066247na:AcquiredLeaseIntangibleLiabilitiesMemberus-gaap:VariableInterestEntityPrimaryBeneficiaryMember2025-09-300001066247na:VariableRateMortgageLoansMember2024-12-310001066247us-gaap:WhollyOwnedPropertiesMember2025-09-300001066247us-gaap:AccumulatedDistributionsInExcessOfNetIncomeMember2024-09-300001066247us-gaap:ParentMembersrt:PartnershipInterestMember2025-01-012025-09-300001066247na:RanchMissionViejoMember2025-07-310001066247us-gaap:AccumulatedDistributionsInExcessOfNetIncomeMember2025-07-012025-09-300001066247us-gaap:PreferredStockMemberna:UbpAcquisitionMember2025-09-300001066247us-gaap:AccumulatedOtherComprehensiveIncomeMembersrt:PartnershipInterestMember2024-01-012024-09-300001066247na:OakleyShopsAtLaurelFieldsMemberus-gaap:ConsolidatedPropertiesMember2024-09-300001066247us-gaap:GeneralPartnerMembersrt:PartnershipInterestMember2024-01-012024-09-300001066247na:NoncontrollingInterestExchangeableOperatingPartnershipUnitsMember2025-07-012025-09-30iso4217:USDxbrli:sharesna:Tranchexbrli:purena:Segmentxbrli:sharesna:RetailShoppingCenterna:Instrumentiso4217:USDna:Property

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, DC 20549

FORM 10-Q

x☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

oFor ~~TRANSITION~~the ~~REPORT~~quarterly ~~PURSUANT~~period TOended ~~SECTION~~September 1330, ~~OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934~~2025

     ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

    

For the transition period from to

Commission File Number 1-12298 (Regency Centers Corporation)

Commission File Number 0-24763 (Regency Centers, L.P.)

REGENCY CENTERS CORPORATION

REGENCY CENTERS, L.P.

FLORIDA (REGENCY CENTERS CORPORATION)		59-3191743
DELAWARE (REGENCY CENTERS, L.P)		59-3429602
(State or other jurisdiction of incorporation or organization)		(I.R.S. Employer Identification No.)
One Independent Drive, Suite 114Jacksonville, Florida 32202		(904) 598-7000
(Address of principal executive offices) (zip code)		(Registrant's telephone number, including area code)

(Exact name of registrant as specified in its charter)




florida (REGENCY CENTERS CORPORATION)		59-3191743
Delaware (REGENCY CENTERS, L.P)		59-3429602
(State or other jurisdiction of incorporation or organization)		(I.R.S. Employer Identification No.)

One Independent Drive, Suite 114 Jacksonville, Florida 32202		(904) 598-7000
(Address of principal executive offices) (zip code)		(Registrant's telephone number, including area code)

Securities registered pursuant to Section 12(b) of the Act:

Regency Centers Corporation


Title of each class	Trading Symbol(s)	Name of each exchange on which registered
Common Stock, $0.01 par value	REG	The Nasdaq Stock Market LLC
6.250% Series A Cumulative Redeemable Preferred Stock, par value $0.01 per share	REGCP	The Nasdaq Stock Market LLC
5.875% Series B Cumulative Redeemable Preferred Stock, par value $0.01 per share	REGCO	The Nasdaq Stock Market LLC

Regency Centers, L.P.


Title of each class	Trading Symbol(s)	Name of each exchange on which registered
None	N/A	N/A

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.

Regency Centers Corporation ~~YES x NO o~~ Yes ☒ No ☐ Regency Centers, L.P. ~~YES x NO o~~ Yes ☒ No ☐

Indicate by check mark whether the registrant has submitted electronically ~~and posted on its corporate Web site, if any,~~ every Interactive Data File required to be submitted ~~and posted~~ pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit ~~and post~~ such files).

Regency Centers Corporation ~~YES x NO o~~ Yes ☒ No ☐ Regency Centers, L.P. ~~YES x NO o~~ Yes ☒ No ☐

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company., or an emerging growth company. See the definitions of “"large accelerated filer,”" “"accelerated filer”," ~~and “~~"smaller reporting company”," and "emerging growth company" in Rule 12b-2 of the Exchange Act~~. (Check one)~~:

Regency Centers Corporation:

Large accelerated filer x☒ Accelerated filer o☐ Emerging growth company ☐ Non-accelerated filer o☐ Smaller reporting company o☐

~~Large~~Regency ~~accelerated~~Centers, ~~filer o Accelerated filer x Non-accelerated filer o Smaller reporting company o~~L.P.:


Large accelerated filer	☐	Accelerated filer	☐	Emerging growth company	☐
Non-accelerated filer	☒	Smaller reporting company	☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.

Regency Centers Corporation ☐ Regency Centers, L.P. ☐

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).

Regency Centers Corporation ~~YES o NO x~~ Yes ☐ No ☒ Regency Centers, L.P. ~~YES o NO x~~ Yes ☐ No ☒

The number of shares outstanding of ~~the~~ Regency Centers Corporation’'s common stock was ~~104~~182,~~493~~900,~~307~~978 as of ~~October 31~~November 3, ~~2016~~2025.

EXPLANATORY NOTE

This ~~report~~Quarterly ~~combines~~Report ~~the quarterly reports~~ on Form 10-Q for Regency Centers Corporation and Regency Centers, L.P. for the ~~quarter~~quarterly period ended September 30, ~~2016~~2025 (the “Original Filing”), was timely filed on a combined basis on behalf of both Regency Centers Corporation and Regency Centers, L.P. ~~Unless~~with ~~stated~~the ~~otherwise~~Securities orand ~~the~~Exchange ~~context~~Commission ~~otherwise~~on ~~requires~~November 5, ~~references~~2025 tounder ~~“Regency~~the ~~Centers~~file ~~Corporation”~~number orand ~~the~~Central ~~“Parent~~Index ~~Company~~Key (“CIK”) ~~mean~~of Regency Centers Corporation and ~~its~~is ~~controlled~~now ~~subsidiaries;~~separately ~~and~~filed ~~references~~by ~~to “~~Regency Centers, L.P.” orsolely to cause the ~~“Operating~~Original ~~Partnership”~~Filing ~~mean~~to appear under the file number and CIK for Regency Centers, L.P. ~~and~~The ~~its~~Original ~~controlled~~Filing ~~subsidiaries. The~~remains ~~term~~unchanged ~~“the~~in ~~Company”~~all orrespects ~~“Regency”~~and ~~means~~does not reflect events occurring after the ~~Parent~~date ~~Company~~thereof ~~and~~or otherwise modify or update the ~~Operating~~disclosures ~~Partnership,~~contained ~~collectively~~therein.

~~The~~This ~~Parent~~Quarterly ~~Company~~Report ison aForm ~~real~~10-Q ~~estate investment trust~~ (~~“REIT”~~this "Report") ~~and~~combines the ~~general~~quarterly ~~partner~~reports ofon Form 10-Q for the ~~Operating~~quarter ~~Partnership. The~~ended ~~Operating~~September ~~Partnership's~~30, ~~capital~~2025, ~~includes~~of ~~general~~Regency ~~and~~Centers ~~limited~~Corporation ~~common~~and ~~Partnership~~Regency ~~Units~~Centers, ~~(“Units”)~~L.P. AsUnless ofstated ~~September 30,~~otherwise ~~2016,~~or the ~~Parent~~context ~~Company~~otherwise ~~owned~~requires, ~~approximately~~references ~~99.9%~~to of"Regency ~~the~~Centers ~~Units~~Corporation" inor the ~~Operating~~"Parent ~~Partnership~~Company" ~~and~~mean ~~the~~Regency ~~remaining~~Centers ~~limited~~Corporation ~~Units~~and ~~are~~its ~~owned~~controlled bysubsidiaries ~~investors. The~~and ~~Parent~~references ~~Company~~to ~~owns~~"Regency ~~all~~Centers, ofL.P." or the ~~Series~~"Operating 6Partnership" ~~and~~mean 7Regency ~~Preferred~~Centers, ~~Units~~L.P. ofand ~~the~~its ~~Operating~~controlled ~~Partnership~~subsidiaries. AsThe terms "the ~~sole~~Company," ~~general~~"Regency ~~partner~~Centers," of"Regency," ~~the~~"we," ~~Operating Partnership~~"our," ~~the~~and ~~Parent~~"us" ~~Company~~as ~~has~~used ~~exclusive~~in ~~control~~this ofReport mean the Parent Company, the Operating Partnership's ~~day-to-day~~and ~~management~~their controlled subsidiaries, collectively.

The Parent Company is a real estate investment trust ("REIT") and the general partner of the Operating Partnership. As the sole general partner of the Operating Partnership, the Parent Company has exclusive control of the Operating Partnership's day-to-day management. The Operating Partnership's capital includes general and limited common partnership units ("Common Units"). As of September 30, 2025, the Parent Company owned approximately 97.9% of the Common Units in the Operating Partnership. The remaining Common Units, which are all limited Common Units, are owned by third party investors. In addition to the Common Units, the Operating Partnership has also issued two series of preferred units: the 6.250% Series A Cumulative Redeemable Preferred Units (the "Series A Preferred Units") and the 5.875% Series B Cumulative Redeemable Preferred Units (the "Series B Preferred Units"). The Parent Company currently owns all of the Series A Preferred Units and Series B Preferred Units. The Series A Preferred Units and Series B Preferred Units are sometimes referred to collectively as the "Preferred Units."

The Company believes combining the quarterly reports on Form 10-Q of the Parent Company and the Operating Partnership into this single report provides the following benefits:

•

• Enhances investors' understanding of the Parent Company and the Operating Partnership by enabling investors to view the business as a whole in the same manner as management views and operates the business;

•

• Eliminates duplicative disclosure and provides a more streamlined and readable presentation; and

•

• Creates time and cost efficiencies through the preparation of one combined report instead of two separate reports.

Management operates the Parent Company and the Operating Partnership as ~~one~~a single business. The management of the Parent Company consists of the same individuals as the management of the Operating Partnership. These individuals are officers of the Parent Company, and officers and employees of the Operating Partnership.

The Company believes it is important to understand the ~~few~~key differences between the Parent Company and the Operating Partnership in the context of how the Parent Company and the Operating Partnership operate as a consolidated company. The Parent Company is a REIT, whose only material asset is its ownership of ~~partnership~~Common ~~interests~~and Preferred Units of the Operating Partnership. As a result, the Parent Company does not conduct business itself, other than acting as the sole general partner of the Operating Partnership, issuing public equity from time to time and guaranteeing certain debt of the Operating Partnership. ~~The~~Except for $200 million of unsecured private placement debt, the Parent Company does not directly hold any indebtedness, but guarantees all of the unsecured ~~public~~ debt of the Operating Partnership. The Operating Partnership, directly or indirectly, is also the co-issuer and guarantor of the Parent Company's $200 million unsecured private placement debt referenced above. The Operating Partnership holds all the assets of the Company and ~~retains the~~ ownership ~~interests~~of in the Company's subsidiaries and equity interests in its joint ventures. Except for net proceeds from public equity issuances by the Parent Company, which are contributed to the Operating Partnership in exchange for ~~partnership~~Common ~~units~~Units or Preferred Units, the Operating Partnership generates all ~~remaining~~other capital required by the Company's business. These sources include the Operating Partnership's operations, its direct or indirect incurrence of indebtedness, and the issuance of ~~partnership~~Common ~~units~~Units and Preferred Units.

~~Stockholders~~Shareholders' equity, partners' capital, and noncontrolling interests are the main areas of difference between the ~~consolidated~~Consolidated ~~financial~~Financial ~~statements~~Statements of the Parent Company and those of the Operating Partnership. The Operating Partnership's capital includes ~~general~~the ~~and~~Common ~~limited common Partnership~~ Units, and ~~Series~~the ~~6 and 7~~ Preferred Units ~~owned by the Parent Company~~. The limited partners' ~~units~~Common Units in the Operating Partnership owned by third parties are accounted for in partners' capital in the Operating Partnership's financial statements and outside of ~~stockholders~~shareholders' equity in noncontrolling interests in the Parent Company's financial statements. The ~~Series 6 and 7~~ Preferred Units owned by the Parent Company are eliminated in consolidation in the accompanying consolidated financial statements of the Parent Company and are classified as preferred units of the general partner in the accompanying consolidated financial statements of the Operating Partnership.

In order to highlight the differences between the Parent Company and the Operating Partnership, there are sections in this ~~report~~Report that separately discuss the Parent Company and the Operating Partnership, including separate financial statements, controls and procedures sections, and separate Exhibit 31 and 32 certifications. In the sections that combine disclosure for the Parent Company and the Operating Partnership, this report refers to actions or holdings as being actions or holdings of the Company.

Assections, ~~general~~and ~~partner~~separate ~~with~~Exhibit ~~control~~31 ofand ~~the~~32 ~~Operating~~certifications. In ~~Partnership,~~ the ~~Parent~~sections ~~Company~~that ~~consolidates~~combine ~~the~~disclosure ~~Operating Partnership~~ for ~~financial reporting purposes, and~~ the Parent Company ~~does~~and ~~not have assets other than its investment in~~ the Operating Partnership~~. Therefore~~, ~~while~~this ~~stockholders'~~Report ~~equity~~refers ~~and~~to ~~partners'~~actions ~~capital~~or ~~differ~~holdings as ~~discussed~~being ~~above,~~actions ~~the~~or ~~assets~~holdings ~~and liabilities~~ of the ~~Parent~~ Company ~~and the Operating Partnership are the same on their respective financial statements~~.

As general partner with control of the Operating Partnership, the Parent Company consolidates the Operating Partnership for financial reporting purposes, and the Parent Company does not have assets other than its investment in the Operating Partnership. Therefore, while shareholders' equity and partners' capital differ as discussed above, the assets and liabilities of the Parent Company and the Operating Partnership are the same on their respective financial statements.

TABLE OF CONTENTS

		Form 10-QReport Page
PART I - FINANCIAL INFORMATION
Item 1.	Financial Statements (Unaudited)
Regency Centers Corporation:
	Consolidated Balance Sheets as of September 30, 2016 and December 31, 2015	1
	Consolidated Balance Sheets as of September 30, 2025 and December 31, 2024	1
	Consolidated Statements of Operations for the periods ended September 30, 2016 and 2015	2
	Consolidated Statements of Operations for the periods ended September 30, 2025 and 2024	2
	Consolidated Statements of Comprehensive Income for the periods ended September 30, 2016 and 2015	3
	Consolidated Statements of Comprehensive Income for the periods ended September 30, 2025 and 2024	3
	Consolidated Statements of Equity for the periods ended September 30, 2016 and 2015	4
	Consolidated Statements of Equity for the periods ended September 30, 2025 and 2024	4
	Consolidated Statements of Cash Flows for the periods ended September 30, 2016 and 2015	5
	Consolidated Statements of Cash Flows for the periods ended September 30, 2025 and 2024	6
Regency Centers, L.P.:
	Consolidated Balance Sheets as of September 30, 2016 and December 31, 2015	7
	Consolidated Balance Sheets as of September 30, 2025 and December 31, 2024	8
	Consolidated Statements of Operations for the periods ended September 30, 2016 and 2015	8
	Consolidated Statements of Operations for the periods ended September 30, 2025 and 2024	9
	Consolidated Statements of Comprehensive Income for the periods ended September 30, 2016 and 2015	9
	Consolidated Statements of Comprehensive Income for the periods ended September 30, 2025 and 2024	10
	Consolidated Statements of Capital for the periods ended September 30, 2016 and 2015	10
	Consolidated Statements of Capital for the periods ended September 30, 2025 and 2024	11
	Consolidated Statements of Cash Flows for the periods ended September 30, 2016 and 2015	11
	Consolidated Statements of Cash Flows for the periods ended September 30, 2025 and 2024	13
	Notes to Consolidated Financial Statements	1315
Item 2.	Management's Discussion and Analysis of Financial Condition and Results of Operations	3031
Item 3.	Quantitative and Qualitative Disclosures about Market Risk	5852
Item 4.	Controls and Procedures	5854
PART II - OTHER INFORMATION
Item 1.	Legal Proceedings	5955
Item 1A.	Risk Factors	5955
Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds	5955
Item 3.	Defaults Upon Senior Securities	5956
Item 4.	Mine Safety Disclosures	5956
Item 5.	Other Information	5956
Item 6.	Exhibits	6057
SIGNATURES		6158

PART I - FINANCIAL INFORMATION

Item 1. Financial Statements

REGENCY CENTERS CORPORATION

Consolidated Balance Sheets

September 30, ~~2016~~2025 and December 31, ~~2015~~ 2024

		2016		2015
Assets		(unaudited)
Real estate investments at cost:
Land, including amounts held for future development	$	1,654,389		1,479,814
Buildings and improvements		3,086,287		2,896,396
Properties in development		157,537		169,690
		4,898,213		4,545,900
Less: accumulated depreciation		1,108,221		1,043,787
		3,789,992		3,502,113
Investments in real estate partnerships		274,940		306,206
Net real estate investments		4,064,932		3,808,319
Cash and cash equivalents		40,902		36,856
Restricted cash		4,005		3,767
Accounts receivable, net of allowance for doubtful accounts of $5,690 and $5,295 at September 30, 2016 and December 31, 2015, respectively		24,816		32,292
Straight-line rent receivable, net of reserve of $3,688 and $1,365 at September 30, 2016 and December 31, 2015, respectively		67,931		63,392
Notes receivable		10,480		10,480
Deferred leasing costs, less accumulated amortization of $82,277 and $76,823 at September 30, 2016 and December 31, 2015, respectively		68,455		66,367
Acquired lease intangible assets, less accumulated amortization of $53,878 and $45,639 at September 30, 2016 and December 31, 2015, respectively		122,738		105,380
Trading securities held in trust, at fair value		29,280		29,093
Other assets		24,749		26,935
Total assets	$	4,458,288		4,182,881
Liabilities and Equity
Liabilities:
Notes payable	$	1,364,200		1,699,771
Unsecured credit facilities		263,421		164,514
Accounts payable and other liabilities		145,689		164,515
Acquired lease intangible liabilities, less accumulated accretion of $22,067 and $17,555 at September 30, 2016 and December 31, 2015, respectively		56,455		42,034
Tenants’ security, escrow deposits and prepaid rent		28,239		29,427
Total liabilities		1,858,004		2,100,261
Commitments and contingencies (note 11)
Equity:
Stockholders’ equity:
Preferred stock, $0.01 par value per share, 30,000,000 shares authorized; 13,000,000 Series 6 and 7 shares issued and outstanding at September 30, 2016 and December 31, 2015, with liquidation preferences of $25 per share		325,000		325,000
Common stock, $0.01 par value per share,150,000,000 shares authorized; 104,492,738 and 97,212,638 shares issued at September 30, 2016 and December 31, 2015, respectively		1,045		972
Treasury stock at cost, 345,359 and 417,862 shares held at September 30, 2016 and December 31, 2015, respectively		(16,882	)	(19,658	)
Additional paid in capital		3,291,602		2,742,508
Accumulated other comprehensive loss		(35,739	)	(58,693	)
Distributions in excess of net income		(997,881	)	(936,020	)
Total stockholders’ equity		2,567,145		2,054,109
Noncontrolling interests:
Exchangeable operating partnership units, aggregate redemption value of $11,947 and $10,502 at September 30, 2016 and December 31, 2015, respectively		(2,006	)	(1,975	)
Limited partners’ interests in consolidated partnerships		35,145		30,486
Total noncontrolling interests		33,139		28,511
Total equity		2,600,284		2,082,620
Total liabilities and equity	$	4,458,288		4,182,881

(in thousands, except share data)

See accompanying notes to consolidated financial statements.


	2025			2024
Assets	(unaudited)
Net real estate investments:
Real estate assets, at cost	$	14,342,200			13,698,419
Less: accumulated depreciation		3,180,995			2,960,399
Real estate assets, net		11,161,205			10,738,020
Investments in sales-type leases, net		16,668			16,291
Investments in real estate partnerships		367,837			399,044
Net real estate investments		11,545,710			11,153,355
Properties held for sale, net		53,572			—
Cash, cash equivalents, and restricted cash, including $4,907 and $5,601 of restricted cash at September 30, 2025 and December 31, 2024, respectively		205,595			61,884
Tenant and other receivables, net		255,543			255,495
Deferred leasing costs, less accumulated amortization of $136,359 and $131,080 at September 30, 2025 and December 31, 2024, respectively		88,838			79,911
Acquired lease intangible assets, less accumulated amortization of $412,407 and $395,209 at September 30, 2025 and December 31, 2024, respectively		254,939			229,983
Right of use assets, net		317,580			322,287
Other assets		337,202			289,046
Total assets	$	13,058,979			12,391,961
Liabilities and Equity
Liabilities:
Notes payable, net	$	4,885,954			4,343,700
Unsecured credit facility		30,000			65,000
Accounts payable and other liabilities		396,817			392,302
Acquired lease intangible liabilities, less accumulated amortization of $238,651 and $222,052 at September 30, 2025 and December 31, 2024, respectively		362,040			364,608
Lease liabilities		243,272			244,861
Tenants' security, escrow deposits and prepaid rent		80,840			81,183
Total liabilities		5,998,923			5,491,654
Commitments and contingencies		—			—
Equity:
Shareholders' equity:
Preferred stock $0.01 par value per share, 30,000,000 shares authorized; 9,000,000 shares issued and outstanding, in the aggregate, in Series A and Series B at September 30, 2025 and December 31, 2024		225,000			225,000
Common stock $0.01 par value per share, 220,000,000 shares authorized; 182,232,143 and 181,361,454 shares issued and outstanding at September 30, 2025 and December 31, 2024, respectively		1,822			1,814
Treasury stock at cost, 490,228 and 479,251 shares held at September 30, 2025 and December 31, 2024, respectively		(30,641	)		(28,045	)
Additional paid-in-capital		8,654,914			8,503,227
Accumulated other comprehensive (loss) income		(4,299	)		2,226
Distributions in excess of net income		(2,049,762	)		(1,980,076	)
Total shareholders' equity		6,797,034			6,724,146
Noncontrolling interests:
Exchangeable operating partnership units, aggregate redemption value of $279,804 and $81,076 at September 30, 2025 and December 31, 2024, respectively		137,745			40,744
Limited partners' interests in consolidated partnerships		125,277			135,417
Total noncontrolling interests		263,022			176,161
Total equity		7,060,056			6,900,307
Total liabilities and equity	$	13,058,979			12,391,961

The accompanying notes are an integral part of the consolidated financial statements.

REGENCY CENTERS CORPORATION

Consolidated Statements of Operations

For the periods ended September 30, 2025, and 2024

(in thousands, except per share data)

(unaudited)

		Three months ended September 30,						~~Nine months ended September 30,~~		Nine months ended September 30,
		2016			2015			2016			2015
		2025				2024				2025			2024
Revenues:
Minimum rent	$	111,886			105,071		$	329,506			308,766
Lease income		$	377,761				349,057			$	1,117,945			1,050,008
Percentage rent		495			486			2,651			2,593
Other property income			3,089				4,444				10,609			11,464
Recoveries from tenants and other income		34,532			30,725			103,894			94,205
Management, transaction, and other fees			6,720				6,765				20,776			19,896
Management, transaction, and other fees		5,855			5,786			18,759			18,032
Total revenues			387,570				360,266				1,149,330			1,081,368
Total revenues		152,768			142,068			454,810			423,596
Operating expenses:
Operating expenses:
Depreciation and amortization			102,799				100,955				299,108			299,508
Depreciation and amortization		40,705			37,032			119,721			109,249
Property operating expense			65,471				60,477				194,689			183,242
Operating and maintenance		23,373			19,761			69,767			61,119
Real estate taxes			47,080				45,729				140,940			135,514
General and administrative		~~16,046~~	27,060		~~14,750~~		25,073	~~48,695~~			4674,~~227~~140			75,443
Real estate taxes		17,058			16,044			49,697			46,842
Other operating expenses			1,770				3,654				5,402			9,363
Other operating expenses		1,046			1,880			5,795			4,825
Total operating expenses			244,180				235,888				714,279			703,070
Total operating expenses		98,228			89,467			293,675			268,262
Other expense, net:
Other expense (income):
Interest expense, net			51,323				47,022				149,608			133,068
Interest expense, net		21,945			25,099			70,489			78,407
Provision for impairment of real estate			3,374				—				4,636			—
Provision for impairment		—			—			1,666			—
Gain on sale of real estate, net of tax			(6,198	)			(11,360	)			(6,005	)		(33,844	)
Early extinguishment of debt		13,943			—			13,943			(61	)
Loss on early extinguishment of debt			—				—				—			180
Net investment (income) loss, including unrealized (gains) losses of ($383) and $1,296, and ($888) and $1,771 for the three and nine months ended September 30, 2016 and 2015, respectively		(821	)		1,190			(1,268	)		190
Net investment income			(2,602	)			(1,372	)			(2,629	)		(4,506	)
Loss on derivative instruments		40,586			—			40,586			—
Total other expense, net			45,897				34,290				145,610			94,898
Total other expense		75,653			26,289			125,416			78,536
Income before equity in income of investments in real estate partnerships			97,493				90,088				289,441			283,400
Income (loss) from operations before equity in income of investments in real estate partnerships		(21,113	)		26,312			35,719			76,798
Equity in income of investments in real estate partnerships			15,124				13,488				43,378			37,763
Equity in income of investments in real estate partnerships		22,647			5,667			46,618			17,991
Net income			112,617				103,576				332,819			321,163
Income from operations		1,534			31,979			82,337			94,789
Noncontrolling interests:
Gain on sale of real estate, net of tax		9,580			27,755			22,997			34,215
Exchangeable operating partnership units			(1,664	)			(593	)			(2,892	)		(1,836	)
Net income		11,114			59,734			105,334			129,004
Limited partners' interests in consolidated partnerships			(1,580	)			(1,514	)			(4,946	)		(5,416	)
Noncontrolling interests:
Net income attributable to noncontrolling interests			(3,244	)			(2,107	)			(7,838	)		(7,252	)
Exchangeable operating partnership units		(16	)		(94	)		(165	)		(204	)
Net income attributable to the Company			109,373				101,469				324,981			313,911
Limited partners’ interests in consolidated partnerships		(527	)		(643	)		(1,380	)		(1,619	)
Preferred stock dividends			(3,413	)			(3,413	)			(10,239	)		(10,239	)
Income attributable to noncontrolling interests		(543	)		(737	)		(1,545	)		(1,823	)
Net income attributable to common shareholders		$	105,960				98,056			$	314,742			303,672
Net income attributable to the Company		10,571			58,997			103,789			127,181
Net income attributable to common shareholders:
Preferred stock dividends		(5,266	)		(5,266	)		(15,797	)		(15,797	)
Per common share - basic		$	0.58				0.54			$	1.73			1.66
Net income attributable to common stockholders	$	5,305			53,731		$	87,992			111,384
Per common share - diluted		$	0.58				0.54			$	1.73			1.66
Income per common share - basic	$	0.05			0.57		$	0.88			1.18
Income per common share - diluted	$	0.05			0.57		$	0.88			1.18

~~See~~The accompanying notes toare an integral part of the consolidated financial statements.

REGENCY CENTERS CORPORATION

Consolidated Statements of Comprehensive Income

For the periods ended September 30, 2025, and 2024

(in thousands)

(unaudited)

		Three months ended September 30,						~~Nine months ended September 30,~~		Nine months ended September 30,
		2016			2015			2016			2015
		2025				2024				2025			2024
Net income	$	~~11,114~~$	112,617		~~59,734~~		$103,576	~~105,334~~		$	~~129~~332,~~004~~819			321,163
Other comprehensive (loss) income:
Other comprehensive loss:
Effective portion of change in fair value of derivative instruments:
Effective portion of change in fair value of derivative instruments		~~1,294~~	369		~~(15,768~~	)	(9,305	~~(25,338~~)	)		(113,~~274~~574	)		2,412
Reclassification adjustment of derivative instruments included in net income		~~43,111~~	(1,063	)	~~2,155~~		(2,306	~~48,063~~)			6(3,~~654~~823	)		(7,113	)
Unrealized gain (loss) on available-for-sale securities		53			(43	)		90			(73	)
Unrealized gain on available-for-sale debt securities			109				415				397			295
Other comprehensive income (loss)		44,458			(13,656	)		22,815			(4,693	)
Other comprehensive loss			(585	)			(11,196	)			(7,000	)		(4,406	)
Comprehensive income		~~55,572~~	112,032		~~46,078~~		92,380	~~128,149~~			~~124~~325,~~311~~819			316,757
Less: comprehensive income (loss) attributable to noncontrolling interests:
Less: comprehensive income attributable to noncontrolling interests:
Net income attributable to noncontrolling interests		~~543~~	3,244		~~737~~		2,107	~~1,545~~			17,~~823~~838			7,252
Other comprehensive income (loss) attributable to noncontrolling interests		158			(149	)		(139	)		(134	)
Other comprehensive loss attributable to noncontrolling interests			(74	)			(687	)			(475	)		(340	)
Comprehensive income attributable to noncontrolling interests		~~701~~	3,170		~~588~~		1,420	~~1,406~~			17,~~689~~363			6,912
Comprehensive income attributable to the Company	$	~~54,871~~$	108,862		~~45,490~~		$90,960	~~126,743~~		$	~~122~~318,~~622~~456			309,845

~~See~~The accompanying notes toare an integral part of the consolidated financial statements.

REGENCY CENTERS CORPORATIONConsolidated Statements of EquityFor the nine months ended September 30, 2016 and 2015(in thousands, except per share data)(unaudited)
														Noncontrolling Interests
	PreferredStock		CommonStock	TreasuryStock		AdditionalPaid InCapital		AccumulatedOtherComprehensiveLoss		Distributionsin Excess ofNet Income		TotalStockholders’Equity		ExchangeableOperatingPartnershipUnits		LimitedPartners’Interest inConsolidatedPartnerships		TotalNoncontrollingInterests		TotalEquity
Balance at December 31, 2014	$	325,000	941	(19,382	)	2,540,153		(57,748	)	(882,372	)	1,906,592		(1,914	)	31,804		29,890		1,936,482
Net income	—		—	—		—		—		127,181		127,181		204		1,619		1,823		129,004
Other comprehensive loss	—		—	—		—		(4,559	)	—		(4,559	)	(7	)	(127	)	(134	)	(4,693	)
Deferred compensation plan, net	—		—	(56	)	56		—		—		—		—		—		—		—
Restricted stock issued, net of amortization	—		—	—		10,441		—		—		10,441		—		—		—		10,441
Common stock redeemed for taxes withheld for stock based compensation, net	—		—	—		(9,770	)	—		—		(9,770	)	—		—		—		(9,770	)
Common stock issued for dividend reinvestment plan	—		—	—		966		—		—		966		—		—		—		966
Common stock issued for stock offerings, net of issuance costs	—		1	—		945		—		—		946		—		—		—		946
Contributions from partners	—		—	—		—		—		—		—		—		454		454		454
Distributions to partners	—		—	—		—		—		—		—		—		(2,792	)	(2,792	)	(2,792	)
Cash dividends declared:
Preferred stock	—		—	—		—		—		(15,797	)	(15,797	)	—		—		—		(15,797	)
Common stock/unit ($1.455 per share)	—		—	—		—		—		(136,974	)	(136,974	)	(223	)	—		(223	)	(137,197	)
Balance at September 30, 2015	$	325,000	942	(19,438	)	2,542,791		(62,307	)	(907,962	)	1,879,026		(1,940	)	30,958		29,018		1,908,044
Balance at December 31, 2015	$	325,000	972	(19,658	)	2,742,508		(58,693	)	(936,020	)	2,054,109		(1,975	)	30,486		28,511		2,082,620
Net income	—		—	—		—		—		103,789		103,789		165		1,380		1,545		105,334
Other comprehensive loss	—		—	—		—		22,954		—		22,954		33		(172	)	(139	)	22,815
Deferred compensation plan, net	—		—	2,776		(2,776	)	—		—		—		—		—		—		—
Restricted stock issued, net of amortization	—		2	—		9,965		—		—		9,967		—		—		—		9,967
Common stock redeemed for taxes withheld for stock based compensation, net	—		—	—		(7,835	)	—		—		(7,835	)	—		—		—		(7,835	)
Common stock issued for dividend reinvestment plan	—		—	—		804		—		—		804		—		—		—		804
Common stock issued for stock offerings, net of issuance costs	—		71	—		549,474		—		—		549,545		—		—		—		549,545
Contributions from partners	—		—	—		—		—		—		—		—		8,675		8,675		8,675
Distributions to partners	—		—	—		(538	)	—		—		(538	)	—		(5,224	)	(5,224	)	(5,762	)
Cash dividends declared:
Preferred stock	—		—	—		—		—		(15,797	)	(15,797	)	—		—		—		(15,797	)
Common stock/unit ($1.50 per share)	—		—	—		—		—		(149,853	)	(149,853	)	(229	)	—		(229	)	(150,082	)
Balance at September 30, 2016	$	325,000	1,045	(16,882	)	3,291,602		(35,739	)	(997,881	)	2,567,145		(2,006	)	35,145		33,139		2,600,284

REGENCY CENTERS CORPORATION

~~See~~Consolidated ~~accompanying~~Statements ~~notes~~of ~~to consolidated financial statements.~~Equity

For the three months ended September 30, 2025 and 2024

(in thousands, except per share data)

(unaudited)


																				Noncontrolling Interests
	Preferred Stock		Common Stock		Treasury Stock			Additional Paid In Capital			Accumulated Other Comprehensive Income (Loss)			Distributions in Excess of Net Income			Total Shareholders' Equity			Exchangeable Operating Partnership Units			Limited Partners' Interest in Consolidated Partnerships			Total Noncontrolling Interests			Total Equity
Balance at June 30, 2024	$	225,000		1,815		(27,234	)		8,502,753			5,135			(1,911,741	)		6,795,728			40,738			126,704			167,442			6,963,170
Net income		—		—		—			—			—			101,469			101,469			593			1,514			2,107			103,576
Other comprehensive loss
Other comprehensive income before reclassification		—		—		—			—			(8,357	)		—			(8,357	)		(53	)		(480	)		(533	)		(8,890	)
Amounts reclassified from accumulated other comprehensive income		—		—		—			—			(2,152	)		—			(2,152	)		(14	)		(140	)		(154	)		(2,306	)
Adjustment for noncontrolling interests		—		—		—			(1,305	)		—			—			(1,305	)		1,305			—			1,305			—
Deferred compensation plan, net		—		—		(404	)		404			—			—			—			—			—			—			—
Amortization of equity awards		—		—		—			6,674			—			—			6,674			—			—			—			6,674
Tax withholding on stock-based compensation		—		—		—			119			—			—			119			—			—			—			119
Common stock issued under dividend reinvestment plan		—		—		—			170			—			—			170			—			—			—			170
Common stock issued for partnership units exchanged		—		—		—			206			—			—			206			(206	)		—			(206	)		—
Contributions from partners		—		—		—			—			—			—			—			—			11,424			11,424			11,424
Distributions to partners		—		—		—			—			—			—			—			—			(3,181	)		(3,181	)		(3,181	)
Dividends declared:
Preferred stock (Series A: $0.390625 per share/unit; Series B: $0.367200 per share/unit)		—		—		—			—			—			(3,413	)		(3,413	)		—			—			—			(3,413	)
Common stock/unit ($0.670 per share/unit)		—		—		—			—			—			(121,673	)		(121,673	)		(1,473	)		—			(1,473	)		(123,146	)
Balance at September 30, 2024	$	225,000		1,815		(27,638	)		8,509,021			(5,374	)		(1,935,358	)		6,767,466			40,890			135,841			176,731			6,944,197

Balance at June 30, 2025	$	225,000		1,816		(30,210	)		8,512,308			(3,788	)		(2,027,254	)		6,677,872			38,359			140,709			179,068			6,856,940
Net income		—		—		—			—			—			109,373			109,373			1,664			1,580			3,244			112,617
Other comprehensive income
Other comprehensive income before reclassification		—		—		—			—			447			—			447			7			24			31			478
Amounts reclassified from accumulated other comprehensive income		—		—		—			—			(958	)		—			(958	)		(22	)		(83	)		(105	)		(1,063	)
Adjustment for noncontrolling interests		—		—		—			87,209			—			—			87,209			(99,018	)		11,809			(87,209	)		—
Deferred compensation plan, net		—		—		(431	)		431			—			—			—			—			—			—			—
Amortization of equity awards		—		—		—			5,433			—			—			5,433			—			—			—			5,433
Common stock issued under dividend reinvestment plan		—		—		—			177			—			—			177			—			—			—			177
Common stock issued for partnership units exchanged		—		—		—			200			—			—			200			(200	)		—			(200	)		—
Common stock issued, net of issuance costs		—		6		—			49,156			—			—			49,162			—			—			—			49,162
Contributions from partners		—		—		—			—			—			—			—			199,663			2,283			201,946			201,946
Distributions to partners		—		—		—			—			—			—			—			—			(31,045	)		(31,045	)		(31,045	)
Dividends declared:
Preferred stock (Series A: $0.390625 per share/unit; Series B: $0.367200 per share/unit)		—		—		—			—			—			(3,413	)		(3,413	)		—			—			—			(3,413	)
Common stock/unit ($0.705 per share/unit)		—		—		—			—			—			(128,468	)		(128,468	)		(2,708	)		—			(2,708	)		(131,176	)
Balance at September 30, 2025	$	225,000		1,822		(30,641	)		8,654,914			(4,299	)		(2,049,762	)		6,797,034			137,745			125,277			263,022			7,060,056

The accompanying notes are an integral part of the consolidated financial statements.

REGENCY CENTERS CORPORATION

Consolidated Statements of ~~Cash Flows~~Equity

For the nine months ended September 30, ~~2016~~2025 and ~~2015~~ 2024

(in thousands, except per share data)

		2016		2015
Cash flows from operating activities:
Net income	$	105,334		129,004
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization		119,721		109,249
Amortization of deferred loan cost and debt premium		7,242		7,404
(Accretion) and amortization of above and below market lease intangibles, net		(2,296	)	(1,250	)
Stock-based compensation, net of capitalization		7,554		8,379
Equity in income of investments in real estate partnerships		(46,618	)	(17,991	)
Gain on sale of real estate, net of tax		(22,997	)	(34,215	)
Provision for impairment		1,666		—
Early extinguishment of debt		13,943		(61	)
Distribution of earnings from operations of investments in real estate partnerships		39,765		34,527
Settlement of derivative instruments		—		(7,267	)
Deferred compensation expense		1,249		(610	)
Realized and unrealized loss (gain) on investments		(1,268	)	189
Changes in assets and liabilities:
Restricted cash		(84	)	1,534
Accounts receivable, net		(4,269	)	(4,408	)
Straight-line rent receivables, net		(4,894	)	(6,274	)
Deferred leasing costs		(7,841	)	(8,268	)
Other assets		(59	)	(2,257	)
Accounts payable and other liabilities		12,607		10,230
Tenants’ security, escrow deposits and prepaid rent		(1,406	)	(1,152	)
Net cash provided by operating activities		217,349		216,763
Cash flows from investing activities:
Acquisition of operating real estate		(333,220	)	(42,983	)
Advance deposits refunded (paid) on acquisition of operating real estate		1,250		(2,250	)
Real estate development and capital improvements		(146,773	)	(150,967	)
Proceeds from sale of real estate investments		83,675		93,727
Collection of notes receivable		—		1,000
Investments in real estate partnerships		(13,127	)	(18,644	)
Distributions received from investments in real estate partnerships		52,536		15,014
Dividends on investment securities		189		128
Acquisition of securities		(53,290	)	(25,675	)
Proceeds from sale of securities		54,176		22,296
Net cash used in investing activities		(354,584	)	(108,354	)
Cash flows from financing activities:
Net proceeds from common stock issuance		549,545		946
Proceeds from sale of treasury stock		957		51
Acquisition of treasury stock		(29	)	—
Distributions to limited partners in consolidated partnerships, net		(3,126	)	(2,352	)
Distributions to exchangeable operating partnership unit holders		(229	)	(223	)
Dividends paid to common stockholders		(149,049	)	(136,008	)
Dividends paid to preferred stockholders		(15,797	)	(15,797	)
Repayment of fixed rate unsecured notes		(300,000	)	(350,000	)
Proceeds from issuance of fixed rate unsecured notes, net		—		248,160
Proceeds from unsecured credit facilities		395,000		445,000
Repayment of unsecured credit facilities		(295,000	)	(305,000	)
Proceeds from notes payable		20,223		3,325
Repayment of notes payable		(41,584	)	(76,027	)
Scheduled principal payments		(4,462	)	(4,384	)
Payment of loan costs		(1,954	)	(5,996	)
Early redemption costs		(13,214	)	—
Net cash provided by (used in) financing activities		141,281		(198,305	)
Net increase (decrease) in cash and cash equivalents		4,046		(89,896	)
Cash and cash equivalents at beginning of the period		36,856		113,776
Cash and cash equivalents at end of the period	$	40,902		23,880

(unaudited)


																					Noncontrolling Interests
	Preferred Stock		Common Stock			Treasury Stock			Additional Paid In Capital			Accumulated Other Comprehensive Income (Loss)			Distributions in Excess of Net Income			Total Shareholders' Equity			Exchangeable Operating Partnership Units			Limited Partners' Interest in Consolidated Partnerships			Total Noncontrolling Interests			Total Equity
Balance at December 31, 2023	$	225,000		1,846			(25,488	)		8,704,240			(1,308	)		(1,871,603	)		7,032,687			42,195			117,053			159,248			7,191,935
Net income		—		—			—			—			—			313,911			313,911			1,836			5,416			7,252			321,163
Other comprehensive income
Other comprehensive income before reclassification		—		—			—			—			2,585			—			2,585			13			109			122			2,707
Amounts reclassified from accumulated other comprehensive income		—		—			—			—			(6,651	)		—			(6,651	)		(41	)		(421	)		(462	)		(7,113	)
Adjustment for noncontrolling interests		—		—			—			(9,999	)		—			—			(9,999	)		1,305			8,694			9,999			—
Deferred compensation plan, net		—		—			(2,150	)		2,150			—			—			—			—			—			—			—
Amortization of equity awards		—		2			—			19,809			—			—			19,811			—			—			—			19,811
Tax withholding on stock-based compensation		—		—			—			(8,375	)		—			—			(8,375	)		—			—			—			(8,375	)
Common stock repurchased and retired		—		(33	)		—			(200,033	)		—			—			(200,066	)		—			—			—			(200,066	)
Common stock issued under dividend reinvestment plan		—		—			—			494			—			—			494			—			—			—			494
Common stock issued for exchangeable units exchanged		—		—			—			735			—			—			735			(735	)		—			(735	)		—
Contributions from partners		—		—			—			—			—			—			—			—			14,425			14,425			14,425
Distributions to partners		—		—			—			—			—			—			—			—			(9,435	)		(9,435	)		(9,435	)
Dividends declared:
Preferred stock stock/unit (Series A: $1.171875 per share/unit; Series B: $1.101600 per share/unit)		—		—			—			—			—			(10,239	)		(10,239	)		—			—			—			(10,239	)
Common stock/unit ($2.010 per share/unit)		—		—			—			—			—			(367,427	)		(367,427	)		(3,683	)		—			(3,683	)		(371,110	)
Balance at September 30, 2024	$	225,000		1,815			(27,638	)		8,509,021			(5,374	)		(1,935,358	)		6,767,466			40,890			135,841			176,731			6,944,197

Balance at December 31, 2024	$	225,000		1,814			(28,045	)		8,503,227			2,226			(1,980,076	)		6,724,146			40,744			135,417			176,161			6,900,307
Net income		—		—			—			—			—			324,981			324,981			2,892			4,946			7,838			332,819
Other comprehensive income
Other comprehensive loss before reclassification		—		—			—			—			(2,988	)		—			(2,988	)		(20	)		(169	)		(189	)		(3,177	)
Amounts reclassified from accumulated other comprehensive income		—		—			—			—			(3,537	)		—			(3,537	)		(36	)		(250	)		(286	)		(3,823	)
Adjustment for noncontrolling interests		—		—			—			89,419			—			—			89,419			(101,228	)		11,809			(89,419	)		—
Deferred compensation plan, net		—		—			(2,596	)		2,596			—			—			—			—			—			—			—
Amortization of equity awards		—		2			—			16,549			—			—			16,551			—			—			—			16,551
Tax withholding on stock-based compensation		—		—			—			(6,783	)		—			—			(6,783	)		—			—			—			(6,783	)
Repurchase of exchangeable operating partnership units		—		—			—			—			—			—			—			(2,046	)		—			(2,046	)		(2,046	)
Common stock issued under dividend reinvestment plan		—		—			—			550			—			—			550			—			—			—			550
Common stock issued for partnership units exchanged		—		—			—			200			—			—			200			(200	)		—			(200	)		—
Common stock issued, net of issuance costs		—		6			—			49,156			—			—			49,162			—			—			—			49,162
Contributions from partners		—		—			—			—			—			—			—			201,873			10,699			212,572			212,572
Distributions to partners		—		—			—			—			—			—			—			—			(37,175	)		(37,175	)		(37,175	)
Dividends declared:
Preferred stock stock/unit (Series A: $1.171875 per share/unit; Series B: $1.101600 per share/unit)		—		—			—			—			—			(10,239	)		(10,239	)		—			—			—			(10,239	)
Common stock/unit ($2.115 per share/unit)		—		—			—			—			—			(384,428	)		(384,428	)		(4,234	)		—			(4,234	)		(388,662	)
Balance at September 30, 2025	$	225,000		1,822			(30,641	)		8,654,914			(4,299	)		(2,049,762	)		6,797,034			137,745			125,277			263,022			7,060,056

The accompanying notes are an integral part of the consolidated financial statements.

REGENCY CENTERS CORPORATION

Consolidated Statements of Cash Flows

For the ~~nine~~periods ~~months~~ ended September 30, ~~2016~~2025, and ~~2015~~ 2024

(in thousands)

(unaudited)

		2016			2015
		Nine months ended September 30,
Supplemental disclosure of cash flow information:
		2025				2024
Cash paid for interest (net of capitalized interest of $2,622 and $5,403 in 2016 and 2015, respectively)	$	54,904			71,734
Cash flows from operating activities:
Cash paid for income taxes	$	—			871
Net income		$	332,819				321,163
Supplemental disclosure of non-cash transactions:
Adjustments to reconcile net income to net cash provided by operating activities:
Mortgage loans assumed for the acquisition of real estate	$	—			42,799
Depreciation and amortization			299,108				299,508
Change in fair value of derivative instruments	$	(25,338	)		(10,845	)
Amortization of deferred financing costs and debt premiums			10,962				9,754
Common stock issued for dividend reinvestment plan	$	804			966
Amortization of above and below market lease intangibles, net			(16,662	)			(17,383	)
Stock-based compensation capitalized	$	2,561			2,196
Stock-based compensation, net of capitalization			14,817				18,829
Contributions from limited partners in consolidated partnerships, net	$	8,674			13
Equity in income of investments in real estate partnerships			(43,378	)			(37,763	)
Common stock issued for dividend reinvestment in trust	$	556			631
Gain on sale of real estate, net of tax			(6,005	)			(33,844	)
Contribution of stock awards into trust	$	1,513			1,633
Provision for impairment of real estate, net of tax			4,636				—
Distribution of stock held in trust	$	4,096			1,898
Loss on early extinguishment of debt			—				180
Change in fair value of securities available-for-sale	$	90			(73	)
Distribution of earnings from investments in real estate partnerships			47,699				49,987
Deconsolidation of previously consolidated partnership:
Deferred compensation expense			1,960				3,615
Real estate, net	$	14,075			—
Realized and unrealized gain on investments			(2,681	)			(4,439	)
Investments in real estate partnerships	$	(3,355	)		—
Changes in assets and liabilities:
Notes payable	$	(9,415	)		—
Tenant and other receivables			(2,196	)			(8,736	)
Other assets and liabilities	$	640			—
Deferred leasing costs			(13,776	)			(7,643	)
Limited partners' interest in consolidated partnerships	$	(2,099	)		—
Other assets			(13,242	)			(10,738	)
Accounts payable and other liabilities			11,983				13,881
Tenants' security, escrow deposits and prepaid rent			(2,300	)			2,442
Net cash provided by operating activities			623,744				598,813
Cash flows from investing activities:
Acquisition of operating real estate, net of cash acquired of $4,273 and $14,143 in 2025 and 2024, respectively			(103,502	)			(45,205	)
Real estate development and capital improvements			(307,282	)			(235,284	)
Proceeds from sale of real estate			51,084				103,626
Proceeds from property insurance casualty claims			—				5,257
Issuance of notes receivable			(176	)			(32,651	)
Collection of notes receivable			479				3,052
Investments in real estate partnerships			(12,399	)			(25,771	)
Return of capital from investments in real estate partnerships			12,162				12,859
Dividends on investment securities			1,232				296
Purchase of investment securities			(99,770	)			(99,035	)
Proceeds from sale of investment securities			53,461				103,785
Net cash used in investing activities			(404,711	)			(209,071	)

See accompanying notes to consolidated financial statements.


	Nine months ended September 30,
	2025			2024
Cash flows from financing activities:
Net proceeds from common stock issuance		49,162			—
Tax withholding on stock-based compensation		(6,783	)		(8,776	)
Common shares repurchased through share repurchase program		—			(200,066	)
Redemption of exchangeable operating partnership units		(2,046	)		—
Proceeds from sale of treasury stock		462			210
Contributions from noncontrolling interests		10,699			6,533
Distributions to and redemptions of noncontrolling interests		(37,175	)		(9,435	)
Distributions to exchangeable operating partnership unit holders		(2,299	)		(2,215	)
Dividends paid to common shareholders		(383,267	)		(368,999	)
Dividends paid to preferred shareholders		(10,239	)		(10,239	)
Repayment of fixed rate unsecured notes		—			(250,000	)
Proceeds from issuance of fixed rate unsecured notes, net of debt discount		397,116			722,860
Proceeds from unsecured credit facilities		510,000			527,419
Repayment of unsecured credit facilities		(545,000	)		(649,419	)
Proceeds from notes payable		10,000			12,000
Repayment of notes payable		(54,130	)		(110,862	)
Scheduled principal payments		(7,983	)		(8,716	)
Payment of financing costs		(3,839	)		(16,560	)
Net cash used in financing activities		(75,322	)		(366,265	)
Net increase in cash and cash equivalents and restricted cash		143,711			23,477
Cash and cash equivalents and restricted cash at beginning of the period		61,884			91,354
Cash and cash equivalents and restricted cash at end of the period	$	205,595			114,831

Supplemental disclosure of cash flow information:
Cash paid for interest (net of capitalized interest of $7,302 and $4,812 in 2025 and 2024, respectively)	$	154,783			137,367
Cash paid for income taxes, net of refunds	$	1,125			7,114
Supplemental disclosure of non-cash transactions:
Common and Preferred stock, and exchangeable operating partnership dividends declared but not paid	$	133,451			126,085
Right of use assets obtained in exchange for new operating lease liabilities	$	—			1,271
Sale of leased asset in exchange for net investment in sales-type lease	$	—			2,846
Acquisition of operating real estate:
Acquired lease intangible assets	$	55,081			—
Notes payable assumed in acquisition, at fair value	$	166,480			—
Intangible liabilities, Accounts payable and other liabilities	$	23,198			—
Acquisition of previously unconsolidated real estate investments:
Acquired lease intangible assets	$	10,356			—
Notes payable assumed in acquisition, at fair value	$	28,527			—
Intangible liabilities, Accounts payable and other liabilities	$	6,216			—
Acquisition of real estate assets	$	24,747			—
Exchangeable operating partnership units issued for acquisition of real estate	$	199,662

Filing Compare · REGENCY CENTERS LP