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 ...

Financial Performance - Net income attributable to common shareholders for the nine months ended September 30, 2023, was $273.1 million, down from $387.6 million in the same period of 2022, which included gains on sale of real estate of $106.5 million [129]. - Net income attributable to common shareholders for the three months ended September 30, 2023, was $89.1 million, a slight increase from $87.6 million in the same period of 2022 [169]. - Total lease income for the nine months ended September 30, 2023, was $934.2 million, an increase of $51.9 million compared to $882.3 million in 2022 [151]. - Total lease income for the three months ended September 30, 2023, was $320,921,000, an increase of $25,165,000 compared to the same period in 2022 [142]. - The company recognized a gain on sale of real estate of $0.5 million during the nine months ended September 30, 2023, compared to a gain of $106.5 million in the same period of 2022 [155]. - Total equity in income of investments in real estate partnerships decreased by $11.6 million, with net income attributable to common shareholders dropping to $273.1 million from $387.6 million, a decline of 29.5% [158]. Leasing and Occupancy - A total of 1,310 new and renewal leasing transactions were executed, representing 4.8 million Pro-rata square feet, with positive rent spreads of 9.2% during the nine months ended September 30, 2023 [130]. - The total property portfolio was 94.6% leased as of September 30, 2023, compared to 94.8% and 94.6% for December 31, 2022, and September 30, 2022, respectively [130]. - The Same Property portfolio was 95.4% leased as of September 30, 2023, compared to 95.1% and 94.7% for December 31, 2022, and September 30, 2022, respectively [130]. - The percentage leased for operating and development properties was 94.6% as of September 30, 2023, slightly down from 94.8% as of December 31, 2022 [133]. - Pro-rata same property NOI, excluding termination fees, increased by 2.0% compared to the nine months ended September 30, 2022, driven by improvements in base rent and occupancy rates [130]. - Pro-rata Same Property NOI for the nine months ended September 30, 2023, was $683.0 million, compared to $666.9 million for the same period in 2022, reflecting a growth of 2.4% [169]. Acquisitions and Investments - The company completed the acquisition of UBP in an all-stock transaction, adding 74 properties to its portfolio of grocery-anchored shopping centers [130]. - The acquisition of UBP was completed on August 18, 2023, with a total purchase price of $1,140,061,000, including $818,530,000 in common stock issued and $225,000,000 in preferred stock issuance [132]. - The company acquired a 75% share in four properties held in the RegCal partnership for a total purchase price of $88.5 million, impacting consolidated results [156]. - The company invested $159.0 million in development, redevelopment, and improvement of real estate properties during 2023 [185]. - The company has access to a line of credit with a total commitment amount of $1.25 billion, with available capacity of $1.16 billion as of September 30, 2023 [174]. Financial Stability and Capital Structure - The company maintains a conservative capital structure with a strong balance sheet and sufficient liquidity to meet capital needs [129]. - The Pro-rata net debt and Preferred Stock-to-operating EBITDAre ratio was 5.5x on a trailing 12-month basis as of September 30, 2023, compared to 5.0x at December 31, 2022 [134]. - The company has no unsecured debt maturities until June 2024, with $1.2 billion available on the line of credit as of September 30, 2023 [134]. - The trailing 12-month fixed charge coverage ratio was 5.0x as of September 30, 2023, compared to 4.7x at the end of 2022, indicating improved financial stability [178]. - The company reported net cash used in financing activities of $303.9 million for the nine months ended September 30, 2023, a decrease of $52.6 million from the previous year [189]. Operating Expenses - Total operating expenses for the three months ended September 30, 2023, were $211.3 million, an increase of $22.3 million compared to $189.0 million in 2022 [146]. - General and administrative costs increased by $14.5 million for the nine months ended September 30, 2023, primarily due to higher compensation costs and professional fees [153]. - Total real estate operating expenses increased by $16.3 million for the nine months ended September 30, 2023, primarily due to higher operating and maintenance costs [164]. Environmental and Social Responsibility - The company is committed to implementing leading environmental, social, and governance (ESG) practices through its Corporate Responsibility Program [129]. - The company has secured environmental insurance policies for properties with known contamination to mitigate environmental risk [195]. - The company is actively working to require tenants to convert dry cleaning plants to more environmentally friendly systems in accordance with lease terms [195]. - The company acknowledges potential risks related to environmental liabilities and changing regulations that could impact its operations [196]. - The company is in the process of remediating certain sites with known environmental issues, demonstrating a commitment to compliance and risk management [195]. Shareholder Returns - 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 [129]. - The company declared a common stock dividend of $0.67 per share, payable on January 3, 2024, to shareholders of record as of December 14, 2023 [180].

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 ...

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 ...

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, 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. (E ...

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 ...

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 ...

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, 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 ...