Financial Performance - Net income attributable to common shareholders for the six months ended June 30, 2024, was $205.6 million, an increase from $184.1 million for the same period in 2023[138]. - Net income attributable to common shareholders increased by $12.5 million to $99.3 million for the three months ended June 30, 2024[152]. - Net income for the six months ended June 30, 2024, increased by $30.9 million to $217.6 million[160]. - Nareit FFO attributable to common stock and unit holders increased to $196.368 million for the three months ended June 30, 2024, compared to $176.773 million in 2023[167]. - Core Operating Earnings for the three months ended June 30, 2024, were $189.253 million, an increase from $164.688 million in 2023[167]. Property and Leasing - As of June 30, 2024, the company owned 380 properties with a gross leasable area (GLA) of 43.8 million square feet, compared to 381 properties and 43.8 million square feet as of December 31, 2023[138]. - The overall percentage leased for operating and development properties remained stable at 94.9% as of June 30, 2024[138]. - The percentage leased for operating properties was 95.3%, slightly down from 95.4% as of December 31, 2023[138]. - Total property portfolio was 95.0% leased as of June 30, 2024, compared to 94.6% a year earlier[139]. - Executed 984 new and renewal leasing transactions totaling 4.1 million Pro-rata SF with positive rent spreads of 8.9% for the six months ended June 30, 2024, compared to 842 transactions with 9.2% rent spreads in the same period of 2023[139]. Revenue and Income - Total lease income increased by $43.4 million to $347.8 million for the three months ended June 30, 2024, primarily due to a $31.5 million increase in base rent[144][146]. - Total lease income increased by $87.7 million to $700.9 million, driven by a $62.7 million increase in base rent[154]. - Base rent increased by $6.4 million and $12.7 million during the three and six months ended June 30, 2024, due to positive rental spreads and increased occupancy[165]. - The company recognized gains on sale of real estate totaling $11.1 million for the three months ended June 30, 2024[148]. Expenses and Costs - Operating expenses rose to $233.2 million for the three months ended June 30, 2024, an increase of $30.4 million compared to the same period in 2023[147]. - Total operating expenses rose by $67.4 million to $467.2 million, with depreciation and amortization costs increasing by $32.7 million[156]. - Interest expense, net increased by $6.2 million, reaching $43.2 million, mainly due to higher interest on notes payable[148]. - Interest expense, net for the six months ended June 30, 2024, increased by $12.7 million to $86.0 million[159]. Capital Structure and Liquidity - The company focuses on maintaining a conservative capital structure and sufficient liquidity to fund investment opportunities and debt maturities[138]. - The company has $73.8 million of unrestricted cash and additional capital sources including a $1.5 billion line of credit with $1.18 billion available[173]. - The company estimates a capital requirement of approximately $530.6 million over the next 12 months for leasing commissions, tenant improvements, and debt repayment[176]. - Compliance with financial covenants was maintained as of June 30, 2024, ensuring continued borrowing capacity[179]. Development and Redevelopment - The company continues to develop and redevelop high-quality shopping centers to enhance its portfolio[138]. - Estimated Pro-rata project costs for ongoing development projects reached $577.6 million as of June 30, 2024, up from $468.1 million at December 31, 2023[139]. - The company has ongoing development projects with estimated net development costs totaling $220.5 million as of June 30, 2024[185]. - Redevelopment projects in process have total estimated net project costs of $357.1 million, with 49% of costs incurred[187]. - The company plans to continue developing and redeveloping shopping centers for long-term investment, focusing on enhancing its portfolio[186]. Shareholder Value and Dividends - The company aims to create shareholder value by increasing earnings and dividends per share, targeting total returns at or near the top of its shopping center peers[137]. - The company declared a common stock dividend of $0.67 per share, payable on October 3, 2024[174]. - The company plans to continue paying dividends that meet REIT qualification requirements, having paid $255.4 million in dividends to common and preferred stockholders during the six months ended June 30, 2024[175]. Credit and Ratings - Regency received a credit rating upgrade to A3 with a stable outlook from Moody's Investors Service[139]. - The company drew $158.0 million in net proceeds from its Line of credit and received $398.5 million from issuing unsecured public debt in 2024, while repaying $344.2 million in debt[191]. Inflation and Cost Management - The company has implemented strategies to mitigate inflation impacts on construction costs, including fixed cost contracts and pre-ordering materials[176]. - The average interest rate for fixed rate debt was 4.00% to 4.36% across different maturities, while the average interest rate for variable rate debt was 6.16% as of June 30, 2024[201]. - The company expects that an increase of 100 basis points in interest rates could decrease future earnings and cash flows by approximately $3.1 million per year based on $313.8 million of floating rate mortgage debt[198]. Team and Governance - The company emphasizes the importance of a talented and diverse team to drive performance and innovation[137]. - The company is committed to implementing leading environmental, social, and governance (ESG) practices through its Corporate Responsibility program[137].

Financial Performance - Net income attributable to common shareholders for Q1 2024 was $106.4 million, up from $97.3 million in Q1 2023, representing a year-over-year increase of approximately 11.2%[131] - Net income attributable to common shareholders increased to $106.4 million in Q1 2024, up from $97.3 million in Q1 2023, representing a growth of 10.3%[145] - Total real estate revenue increased by $4.7 million to $340.0 million in Q1 2024, compared to $335.2 million in Q1 2023[151] - Total lease income increased by $44.3 million to $353.1 million for Q1 2024, primarily from base rent and recoveries from tenants[139] - Interest expense, net rose by $6.5 million to $42.9 million in Q1 2024, primarily due to increased interest on notes payable and unsecured credit facilities[144] - Operating and maintenance expenses increased by $4.0 million in Q1 2024, primarily due to higher property insurance and tenant-recoverable costs[151] - The company recognized gains on sale of real estate amounting to $11.4 million in Q1 2024, compared to $0.3 million in Q1 2023[144] - Management fee income for the three months ended March 31, 2024, was $6.4 million, compared to $6.0 million in the same period in 2023[183] Property and Portfolio Management - As of March 31, 2024, the company owned interests in 482 retail properties, totaling approximately 57.0 million square feet of gross leasable area[126] - The company’s strategy includes owning and managing high-quality neighborhood and community shopping centers primarily anchored by market-leading grocers[128] - The company’s properties are predominantly located in suburban trade areas with compelling demographics, enhancing their market appeal[126] - Total property portfolio leased at 95.0% as of March 31, 2024, up from 94.9% a year earlier[133] - Pro-rata same property NOI grew 1.4% year-over-year, driven by improved occupancy rates and positive rent spreads[132] - Pro-rata same property NOI, excluding termination fees, grew by 1.4% to $235.1 million in Q1 2024 from $231.7 million in Q1 2023[151] - Executed 461 new and renewal leasing transactions totaling 2.0 million Pro-rata SF with positive rent spreads of 8.5% for Q1 2024, compared to 5.5% in Q1 2023[132] - The same property count increased to 400 with a total GLA of 42,884 thousand square feet in Q1 2024, compared to 395 properties with 42,148 thousand square feet in Q1 2023[154] Capital Structure and Financing - The company maintains a conservative capital structure with a strong balance sheet and sufficient liquidity to meet capital needs[128] - Pro-rata net debt and Preferred Stock-to-operating EBITDAre ratio remained stable at 5.4x for the trailing 12 months[132] - Regency priced a public offering of $400 million of senior unsecured debt with a coupon of 5.250% to reduce outstanding balances and for general corporate purposes[132] - Credit rating upgraded to A3 with a stable outlook by Moody's Investors Service in February 2024[132] - The company has $224.7 million in unrestricted cash and additional capital sources including a $500 million ATM program and a $1.5 billion line of credit with $1.462 billion available[162] - The company issued $400 million of senior unsecured notes due in 2034 at a coupon rate of 5.25%, intending to use proceeds to pay off $250 million of unsecured debt maturing in June 2024[161] - The company had $1.5 billion in notes payable maturing through 2034, with 94.8% at a fixed interest rate of 3.8%[181] - Scheduled principal repayments on notes payable for 2024 total $9.8 million, with a pro-rata share of $4.3 million[181] Development and Redevelopment - The company is focused on executing a disciplined development and redevelopment platform to create exceptional retail centers that deliver favorable returns[128] - The company plans to continue developing and redeveloping shopping centers, with several projects in various stages of construction, including Glenwood Green and Baybrook East[175] - Estimated Pro-rata project costs for ongoing development projects reached $547.1 million as of March 31, 2024, an increase from $468.1 million at the end of 2023[132] - Total estimated net project costs for redevelopments in process amount to $326.9 million, with 47% of costs incurred as of March 31, 2024[177] - The company invested $60.9 million in real estate development and capital improvements during the three months ended March 31, 2024, compared to $44.6 million in the same period of 2023[174] Shareholder Returns and Dividends - The company aims to create shareholder value by increasing earnings and dividends per share, targeting total returns at or near the top of its shopping center peers[128] - The company declared a common stock dividend of $0.67 per share, payable on July 3, 2024, to shareholders of record as of June 12, 2024[168] Environmental, Social, and Governance (ESG) - The company emphasizes the importance of environmental, social, and governance (ESG) practices through its Corporate Responsibility program[128] - The company has accrued liabilities of $15.9 million for consolidated environmental remediation as of March 31, 2024[186] Cash Flow and Investments - For the three months ended March 31, 2024, the company generated cash flow from operations of $167.8 million, a 3.9% increase from $162.1 million in the same period of 2023[163] - Net cash used in investing activities increased by $103.3 million to $142.3 million for the three months ended March 31, 2024, primarily due to increased real estate development costs[169] - The company reported a net cash provided by financing activities of $113.3 million for the three months ended March 31, 2024, a change of $237.0 million compared to the same period in 2023[178] Tenant and Market Conditions - Tenants in bankruptcy represent 0.6% of Pro-rata annual base rent, primarily related to Rite Aid's filing in October 2023[138] - The company distributed $4.4 million to limited partners during the three months ended March 31, 2024, while receiving $1.5 million in contributions[178]

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, 2023 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 ...

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 September 30, 2023 or ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 One Independent Drive, Suite 114 Jacksonville, Florida 32202 For the transition period from to Commission File Number 1-12298 (Regency Centers Corporation) Commission File Number 0-24763 (Regency Ce ...

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 June 30, 2023 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. (Ex ...

Financial Performance - Net income attributable to common shareholders for Q1 2023 was $97.3 million, down from $195.2 million in Q1 2022, which included gains on sale of real estate of $101.9 million [110]. - Net income attributable to common shareholders decreased to $97.3 million in Q1 2023 from $195.2 million in Q1 2022, a decline of 49.9% [127]. - Total real estate revenue rose by $12.3 million to $331.0 million in Q1 2023, driven by a $9.7 million increase in base rent [130]. - Nareit FFO attributable to common stock and unit holders increased to $186.5 million in Q1 2023 from $178.2 million in Q1 2022 [135]. - Total lease income increased by $15.2 million to $308.8 million in Q1 2023, primarily due to a $13.7 million increase in base rent [119]. - Cash flow from operations for the three months ended March 31, 2023, was $162.1 million, an increase of $19.2 million compared to $142.9 million in the same period of 2022 [146]. Property and Leasing - As of March 31, 2023, the company owned or had partial interests in 404 retail properties, totaling approximately 51.1 million square feet of gross leasable area [107]. - The percentage leased for operating and development properties was 94.8% as of March 31, 2023, consistent with the previous quarter [111]. - The percentage leased for unconsolidated properties in co-investment partnerships was 95.2% as of March 31, 2023, up from 94.8% in the previous quarter [111]. - Total property portfolio leased at 94.9% as of March 31, 2023, up from 93.9% a year earlier [112]. - 405 new and renewal leasing transactions executed, representing 1.1 million Pro-rata SF with positive rent spreads of 5.5% for Q1 2023, compared to 459 transactions and 1.9 million Pro-rata SF with 6.5% in Q1 2022 [112]. Development and Redevelopment - The company maintains a disciplined development and redevelopment platform to create exceptional retail centers that deliver favorable returns [109]. - Estimated Pro-rata project costs for ongoing development projects totaled $302.5 million as of March 31, 2023, slightly up from $300.9 million at the end of 2022 [112]. - The average stabilized yield for completed development and redevelopment projects in 2023 was 21% [112]. - The company plans to continue developing and redeveloping shopping centers, deploying $44.6 million for real estate improvements in Q1 2023 [150]. Financial Position and Liquidity - The liquidity and financial flexibility were maintained to cost-effectively fund investment opportunities and debt maturities [110]. - The company has no unsecured debt maturities until June 2024, indicating a stable financial position in the near term [112]. - As of March 31, 2023, the company has $65.2 million in unrestricted cash and a line of credit with an available capacity of $1.21 billion, maturing on March 23, 2025 [141]. - The company has no unsecured debt maturities in 2023 and $250 million maturing in 2024, with manageable secured mortgage maturities [140]. - The trailing 12-month fixed charge coverage ratio was 4.7x as of March 31, 2023, indicating strong cash flow relative to fixed charges [144]. Expenses and Costs - Operating expenses rose by $14.9 million to $197.0 million in Q1 2023, with significant increases in general and administrative costs by $6.5 million [122]. - General and administrative costs rose by $6.5 million to $25.3 million in Q1 2023, primarily driven by increased professional fees and travel-related costs [126]. - The company is facing increased costs due to high inflation, impacting capital requirements for construction materials and labor [142]. Shareholder Value and Dividends - The company aims to create shareholder value by increasing earnings and dividends per share to generate total returns at or near the top of its shopping center peers [109]. - Dividend payments increased by $4.2 million due to a higher dividend rate per share and an increase in the number of shares outstanding [154]. - The company repurchased $20.0 million worth of common stock, acquiring 349,519 shares through its Repurchase Program in Q1 2023 [154]. Environmental and Governance - The company emphasizes the importance of environmental, social, and governance (ESG) practices through its Corporate Responsibility Program [109]. - The company accrued liabilities of $11.4 million for environmental remediation as of March 31, 2023 [163]. Market and Investment Activities - Significant changes in investing activities included a $121.3 million decrease in proceeds from the sale of real estate, from $124.9 million in 2022 to $3.6 million in 2023 [147]. - The company continues to monitor capital markets and believes it can issue new debt to fund maturing obligations despite potential volatility and rising interest rates [164].

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, 2022 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 ...