Financial Performance - Net income attributable to common shareholders for the nine months ended September 30, 2025, was $314.7 million, compared to $303.7 million for the same period in 2024, reflecting a year-over-year increase [136]. - Total lease income rose by $67.9 million to $1.1 billion for the nine months ended September 30, 2025, driven by a $42.1 million increase in base rent and a $20.8 million increase in recoveries from tenants [156][158]. - Net income attributable to common shareholders increased by $11.1 million to $314.7 million for the nine months ended September 30, 2025, compared to $303.7 million in 2024 [165]. - Total real estate revenue for the nine months ended September 30, 2025, increased by $55,853,000 (4.9%) to $1,184,523,000 compared to the same period in 2024 [169]. - Net income attributable to common shareholders for Q3 2025 was $105,960,000, up from $98,056,000 in Q3 2024 [171]. - Nareit FFO for Q3 2025 was $213,499,000, an increase of $18,414,000 (9.4%) compared to Q3 2024 [172]. - Core Operating Earnings for Q3 2025 were $202,610,000, reflecting an increase of $14,847,000 (7.9%) from Q3 2024 [173]. - AFFO for Q3 2025 was $176,522,000, up from $158,216,000 in Q3 2024, representing a growth of 11.5% [173]. Leasing and Occupancy - Pro-rata same property NOI, excluding termination fees, grew by 5.5% compared to the nine months ended September 30, 2024, driven by improvements in occupancy rates and contractual rent increases [136]. - A total of 1,418 new and renewal leasing transactions were executed, representing 5.3 million Pro-rata square feet, with positive rent spreads of 10.4% during the nine months ended September 30, 2025 [136]. - The total property portfolio was 96.0% leased as of September 30, 2025, compared to 96.3% and 95.6% for December 31, 2024, and September 30, 2024, respectively [136]. - The same property portfolio was 96.4% leased as of September 30, 2025, compared to 96.7% and 96.0% for December 31, 2024, and September 30, 2024, respectively [136]. - The percentage leased for operating properties remains stable at 96.5% for both September 30, 2025, and December 31, 2024 [138]. - The weighted-average base rent PSF on signed Shop Space leases for the nine months ended September 30, 2025, is $41.39, reflecting a positive rent spread of 10.4% compared to the previous year [140]. - Base rent increased by $12,259,000 (4.5%) for Q3 2025 and $34,056,000 (4.2%) for the nine months ended September 30, 2025, driven by contractual rent steps and increased occupancy [170]. - Uncollectible lease income decreased by $2,058,000 during the nine months ended September 30, 2025, indicating improved collection rates [170]. Capital Structure and Financing - The company maintained a conservative capital structure with sufficient liquidity to meet capital needs and manage debt maturities [137]. - The company issued $400 million of senior unsecured notes due 2032 with a coupon rate of 5.0% on May 13, 2025 [139]. - The company has $646.3 million of loans maturing within the next 12 months, with $250 million repaid upon maturity on November 3, 2025 [139]. - The company plans to utilize cash flows from operations, borrowings, and proceeds from real estate sales to meet long-term capital needs [176]. - As of September 30, 2025, the Company had $646.3 million of debt maturing within the next 12 months, including $450 million of unsecured public and private placement debt [179]. - The company expects to repay maturing notes payable from new borrowings and/or partner capital contributions, with potential higher interest expenses if refinancing occurs in a high-rate environment [200]. - The average interest rate for fixed rate debt is projected to range from 4.19% to 4.79% over the next five years, while the variable rate debt is at 4.97% [209]. - The company has the capacity to fund its pro-rata share of capital requirements from existing cash balances and operating cash flows [201]. Development and Investment - The company executed a disciplined development and redevelopment platform to create exceptional retail centers that deliver favorable returns [136]. - Estimated pro-rata project costs for current development and redevelopment projects increased to $668.1 million as of September 30, 2025, up from $497.3 million at December 31, 2024 [139]. - The Company invested $307.3 million in development, redevelopment, and capital improvements during the nine months ended September 30, 2025 [193]. - Total net development costs for in-process developments amount to $371.1 million, with 54% of costs incurred as of September 30, 2025 [196]. - The Shops at SunVet in Long Island, NY has the highest estimated project cost of $92.9 million, with 86% of costs incurred [196]. Corporate Responsibility and Strategy - The company focuses on owning and managing high-quality neighborhood and community shopping centers, primarily anchored by market-leading grocers [135]. - 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 [136]. - The company emphasizes corporate responsibility practices to support and enhance its business goals and objectives [136]. - The company continuously monitors capital market conditions to assess its ability to access financing for maturing debt obligations [205]. Cash Flow and Liquidity - Cash flows from operations for the nine months ended September 30, 2025, were $623.7 million, an increase of $24.9 million from $598.8 million in 2024 [183]. - Total cash, cash equivalents, and restricted cash as of September 30, 2025, amounted to $205.6 million, up from $114.8 million in 2024 [189]. - The Company plans to require approximately $1,085.5 million in capital over the next 12 months for leasing commissions, tenant improvements, and maturing debt repayments [184]. - Net cash used in investing activities increased by $195.6 million, totaling $404.7 million for the nine months ended September 30, 2025 [190]. - Net cash used in financing activities decreased by $290.9 million, from $(366.3) million in 2024 to $(75.3) million in 2025 [197].

Exhibit 99.2 Table of Contents September 30, 2025 | Safe Harbor Language | i | | --- | --- | | Earnings Press Release | ii | | Summary Information: | | | Financial Results Summary | 1 | | Real Estate Portfolio Summary | 2 | | Financial Information: | | | Consolidated Balance Sheets | 3 | | Supplemental Details of Assets and Liabilities (Real Estate Partnerships Only) | 4 | | Consolidated Statements of Operations | 5 | | Supplemental Details of Operations (Consolidated Only) | 6 | | Supplemental Details of O ...

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, 2025 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 ...

Exhibit 99.2 Table of Contents June 30, 2025 | Safe Harbor Language | i | | --- | --- | | Earnings Press Release | ii | | Summary Information: | | | Financial Results Summary | 1 | | Real Estate Portfolio Summary | 2 | | Financial Information: | | | Consolidated Balance Sheets | 3 | | Supplemental Details of Assets and Liabilities (Real Estate Partnerships Only) | 4 | | Consolidated Statements of Operations | 5 | | Supplemental Details of Operations (Consolidated Only) | 6 | | Supplemental Details of Operat ...

Exhibit 99.2 Table of Contents March 31, 2025 | Safe Harbor Language | i | | --- | --- | | Earnings Press Release | ii | | Summary Information: | | | Financial Results Summary | 1 | | Real Estate Portfolio Summary | 2 | | Financial Information: | | | Consolidated Balance Sheets | 3 | | Supplemental Details of Assets and Liabilities (Real Estate Partnerships Only) | 4 | | Consolidated Statements of Operations | 5 | | Supplemental Details of Operations (Consolidated Only) | 6 | | Supplemental Details of Opera ...

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, 2024 or ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from to (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 jurisdict ...

Exhibit 99.2 Table of Contents December 31, 2024 | Safe Harbor Language | i | | --- | --- | | Earnings Press Release | ii | | Summary Information: | | | Summary Financial Information | 1 | | Summary Real Estate Information | 2 | | Financial Information: | | | Consolidated Balance Sheets | 3 | | Consolidated Statements of Operations | 4 | | Supplemental Details of Operations (Consolidated Only) | 5 | | Supplemental Details of Assets and Liabilities (Real Estate Partnerships Only) | 6 | | Supplemental Details ...

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, 2024 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 ...

Exhibit 99.2 Table of Contents September 30, 2024 | Safe Harbor Language | i | | --- | --- | | Earnings Press Release | ii | | Summary Information: | | | Summary Financial Information | 1 | | Summary Real Estate Information | 2 | | Financial Information: | | | Consolidated Balance Sheets | 3 | | Consolidated Statements of Operations | 4 | | Supplemental Details of Operations (Consolidated Only) | 5 | | Supplemental Details of Assets and Liabilities (Real Estate Partnerships Only) | 6 | | Supplemental Detail ...

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, 2024 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 name of registrant as specified in its charter) (State or other jurisdiction of incorporation or organization) or FLORIDA (R ...