Financial Data and Key Metrics Changes - First quarter NAREIT FFO was $0.90 per share, with uncollectible lease income being positive due to collections exceeding reserves [33][34] - Same property NOI excluding lease termination fees declined 1.6% compared to the prior year, marking the last quarter against more difficult pre-COVID comparisons [36] - The balance sheet remains strong with net debt to EBITDA at 5.9 times, indicating a clear path back to the low-to-mid 5 times range as NOI recovers [39][40] Business Line Data and Key Metrics Changes - New leasing volume in Q1 was the highest in five years, driven by economic optimism and pent-up demand [26] - Active new leasing categories include grocers, medical, QSRs, health and beauty, and fitness, indicating a diverse interest in leasing [25] - Renewal leasing volumes remained consistent throughout the pandemic, with the first quarter pace ahead of historical trends [27] Market Data and Key Metrics Changes - Foot traffic across the portfolio recovered to 90% of 2019 levels in April, with some regions nearing 100% [22] - Rent collections improved to 93% for the first quarter and 94% for April, with the West Region still lagging but gradually catching up [22][21] - The company has seen a trend of easing tenant restrictions, particularly in California, positively impacting foot traffic and tenant sales [11][10] Company Strategy and Development Direction - The company is pivoting from defense to offense, focusing on growth and capitalizing on opportunities, with a commitment to spend $175 million annually on development for the next five years [16][104] - There is a renewed focus on value creation within the development and redevelopment pipeline, with plans to move forward with multiple projects [17][107] - The company remains bullish on open-air grocery-anchored neighborhood and community centers, emphasizing their critical role in the retail ecosystem [19][14] Management's Comments on Operating Environment and Future Outlook - Management expressed optimism about the recovery trajectory, noting improved visibility and confidence in cash flow recovery [46][31] - The company acknowledges ongoing challenges in brick-and-mortar retail but believes well-located centers will continue to meet consumer demands [14][19] - Management highlighted the importance of converting non-paying cash basis tenants back to rent-paying status as a priority for future growth [46][44] Other Important Information - The company has maintained its dividend throughout the pandemic while generating solid free cash flow, which is expected to grow with the revised outlook [16][39] - The secured mortgage lending markets have shown demand for high-quality grocery-anchored shopping centers, with a recent refinancing at a compelling rate of 2.9% [38] Q&A Session Summary Question: Can you talk about cash basis collection levels and what's driving the improvement? - The company reported a collection rate of 78% from cash basis tenants in Q1, up from 75% in the previous quarter, with a positive trend observed in March and April [50][52] Question: What's your appetite to issue equity at this point? - Management indicated that there is nothing embedded in guidance for an equity raise, viewing equity as a capital source for growth when opportunities arise [56] Question: Are you seeing more curbside BOPIS activity? - Management confirmed an increase in curbside BOPIS activity, with major brands reporting significant growth in their click-and-collect programs [58][59] Question: Are there changes in lease structures due to the pandemic? - Management noted no significant changes in lease structures, although the time from negotiation to RCD has increased [64] Question: What is the outlook for the Serramonte project? - The company expects to deliver the first phase of the Serramonte project in 2021, with ongoing leasing activity and interest from high-quality tenants [69][70] Question: How is the leasing environment looking? - The leasing environment is showing strong activity, with essential and non-essential tenants returning to the market, indicating a positive outlook for future leasing [76][78]

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, DC 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2021 or ☐ 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. (E ...

Investor Presentation February 2021 Hancock Center | Austin, TX Safe Harbor and Non-GAAP Disclosures | --- | --- | |------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------ ...

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, DC 20549 FORM 10-K ☒ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2020 or ☐ 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. (Exact ...

Regency Centers Corporation (NASDAQ:REG) Q4 2020 Earnings Conference Call February 12, 2021 12:00 PM ET Company Participants Christy McElroy - SVP, Capital Markets Lisa Palmer - President and CEO Jim Thompson - COO Mac Chandler - Chief Investment Officer Mike Mas - CFO Conference Call Participants Katy McConnell - Citi Derek Johnston - Deutsche Bank Juan Sanabria - BMO Capital Markets Craig Schmidt - Bank of America Rich Hill - Morgan Stanley Greg McGinniss - Scotiabank Mike Mueller - JPMorgan Floris Van Di ...

Portfolio & Operations - Regency's portfolio is 80% grocery-anchored, with grocer sales averaging over $650 per square foot[6, 43] - As of October 31, 2020, 98% of tenants were operating[144] - Regency has 400+ properties located across the country[6] - Regency's shopping center portfolio is >93% leased[6] Financial Strength & Liquidity - Regency has ~$1.5 billion of immediate liquidity, including $280 million of cash and $1.2 billion of revolver availability[8] - Regency's total capitalization is $11.3 billion[88] - Regency's net debt-to-Operating EBITDAre is 5.9x[8] Development & Redevelopment - Regency has completed $1.5 billion in development and redevelopment projects, with an estimated value creation of $800 million[68] - Regency's estimated net project costs for in-process developments & redevelopments is ~$238 million, with ~$102 million remaining[74] COVID-19 Impact & Rent Collections - Q3 Base Rent Collections were 86% collected, 3% deferred, and 11% uncollected[153] - October Base Rent Collections were 87% collected, 1% deferred, and 12% uncollected[158] - Total Deferred Base Rent is $30.6 million[168]

Regency Centers Corporation (NASDAQ:REG) Q3 2020 Earnings Conference Call November 6, 2020 11:00 AM ET Company Participants Christy McElroy – Senior Vice President-Capital Markets Lisa Palmer – President and Chief Executive Officer Mike Mas – Chief Financial Officer Mac Chandler – Chief Investment Officer Jim Thompson – Chief Operating Officer Conference Call Participants Katy McConnell – Citi Greg McGinniss – Scotiabank Rich Hill – Morgan Stanley Craig Schmidt – Bank of America Vince Tibone – Green Street ...

Regency Centers Business Update November 5, 2020 Regency Centers. Pablo Plaza | Jacksonville, FL Safe Harbor and Non-GAAP Disclosures | --- | --- ...

Regency Centers Corporation (NASDAQ:REG) Q2 2020 Results Earnings Conference Call August 4, 2020 11:00 AM ET Â Company Participants Laura Clark - Senior Vice President, Capital Markets Lisa Palmer - President and CEO Mike Mas - Chief Financial Officer Mac Chandler - Chief Investment Officer Jim Thompson - Chief Operating Officer Chris Leavitt - Senior Vice President and Treasurer Conference Call Participants Christy McElroy - Citi Derek Johnston - Deutsche Bank Craig Schmidt - Bank of America Greg McGinnis ...

Regency Centers Corporation (NASDAQ:REG) Q1 2020 Earnings Conference Call May 8, 2020 11:00 AM ET Company Participants Laura Clark - Senior Vice President, Capital Markets Lisa Palmer - President and Chief Executive Officer Jim Thompson - Chief Operating Officer Mac Chandler - Chief Investment Officer Mike Mas - Chief Financial Officer Conference Call Participants Christy McElroy - Citigroup, Inc. Greg McGinnis - Scotiabank Craig Schmidt - Bank of America Merrill Lynch Shivani Sood - Deutsche Bank Securitie ...