Regency Centers : 2020 4Q Quarterly Supplemental

February 12, 2021 at 03:04 am IST

Quarterly Supplemental

4th Quarter 2020

Investor Relations

irinfo@RegencyCenters.comOne Independent Drive, Suite 114 Jacksonville, FL 32202 904 598 7000 RegencyCenters.com

Table Of Contents December 31, 2020

Forward-Looking Statements and Non-GAAP Measures Disclosures .....................................................................................i

Earnings Press Release ...................................................................................................................................................v

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 Asset and Liabilities (Real Estate Partnerships Only) ......................................................................6

Supplemental Details of Operations (Real Estate Partnerships Only) ..................................................................................7

Supplemental Details of Same Property NOI (Pro-Rata) .....................................................................................................8

Reconciliations of Non-GAAP Financial Measures and Additional Disclosures .......................................................................9

Summary of Consolidated Debt .....................................................................................................................................11

Summary of Consolidated Debt Detail ............................................................................................................................12

Summary of Unsecured Debt Covenants and Leverage Ratios ..........................................................................................13

Summary of Unconsolidated Debt ..................................................................................................................................14

Unconsolidated Investments ..........................................................................................................................................15

Investment Activity:

Property Transactions ...................................................................................................................................................16

Summary of In-Process Developments and Redevelopments ...........................................................................................17

Major Developments and Redevelopments Pipeline and Completions ...............................................................................18

Real Estate Information:

Leasing Statistics ..........................................................................................................................................................19

Average Base Rent by CBSA .........................................................................................................................................20

Significant Tenant Rents ...............................................................................................................................................21

Tenant Lease Expirations .............................................................................................................................................22

Portfolio Summary Report by State ................................................................................................................................23

Additional Disclosures Related to COVID-19 and Forward-Looking Information:

Components of NAV ......................................................................................................................................................31

Additional Disclosures Related to COVID-19 Impact ........................................................................................................32

Earnings Guidance ........................................................................................................................................................34

Reconciliation of Net Income to Nareit FFO ....................................................................................................................35

Glossary of Terms ........................................................................................................................................................36

December 31, 2020

Forward-Looking Statements

Certain statements in this document regarding anticipated financial, business, legal or other outcomes including business and market conditions, outlook and other similar statements relating to Regency's future events, developments, or financial or operational performance or results, are "forward-looking statements" made pursuant to the safe harbor provisions of the Private Securities Litigation Reform Act of 1995 and other federal securities laws. These forward-looking statements are identified by the use of words such as "may," "will," "should," "expect," "estimate," "believe," "intend," "forecast," "anticipate," "guidance," and other similar language. However, the absence of these or similar words or expressions does not mean a statement is not forward-looking. While we believe these forward-looking statements are reasonable when made, forward-looking statements are not guarantees of future performance or events and undue reliance should not be placed on these statements. Although we believe the expectations reflected in any forward-looking statements are based on reasonable assumptions, we can give no assurance these expectations will be attained, and it is possible actual results may differ materially from those indicated by these forward-looking statements due to a variety of risks and uncertainties.

Our operations are subject to a number of risks and uncertainties including, but not limited to risk factors described in our SEC filings. When considering an investment in our securities, you should carefully read and consider these risks, together with all other information in our Annual Reports on Form 10-K, Quarterly Reports on Form 10-Q and our other filings and submissions to the SEC. If any of the events described in the risk factors actually occur, our business, financial condition or operating results, as well as the market price of our securities, could be materially adversely affected. Forward-looking statements are only as of the date they are made, and Regency undertakes no duty to update its forward-looking statements except as required by law. These risks and events include, without limitation:

Risk Factors Related to the COVID-19 Pandemic

 Pandemics or other health crises, such as the COVID-19 pandemic, may adversely affect our tenants' financial condition, the profitability of our properties, and our access to the capital markets and could have a material adverse effect on our business, results of operations, cash flows and financial condition.

Risk Factors Related to Operating Retail-Based Shopping Centers

 Economic and market conditions may adversely affect the retail industry and consequently reduce our revenues and cash flow, and increase our operating expenses.
 Shifts in retail trends, sales, and delivery methods between brick and mortar stores, e-commerce, home delivery, and curbside pick-up may adversely impact our revenues and cash flows.
 Changing economic and retail market conditions in geographic areas where our properties are concentrated may reduce our revenues and cash flow.
 Our success depends on the continued presence and success of our "anchor" tenants.
 A significant percentage of our revenues are derived from smaller "shop space" tenants and our net income may be adversely impacted if our smaller shop tenants are not successful.
 We may be unable to collect balances due from tenants in bankruptcy.
 Many of our costs and expenses associated with operating our properties may remain constant or increase, even if our lease income decreases.
 Compliance with the Americans with Disabilities Act and fire, safety and other regulations may have a negative effect on us.

Risk Factors Related to Real Estate Investments

 Our real estate assets may decline in value and be subject to impairment losses which may reduce our net income.

December 31, 2020

 We face risks associated with development, redevelopment and expansion of properties.
 We face risks associated with the development of mixed-use commercial properties.
 We face risks associated with the acquisition of properties.
 We may be unable to sell properties when desired because of market conditions.
 Changes in tax laws could impact our acquisition or disposition of real estate.

Risk Factors Related to the Environment Affecting Our Properties

 Climate change may adversely impact our properties directly, and may lead to additional compliance obligations and costs as well as additional taxes and fees.
 Geographic concentration of our properties makes our business more vulnerable to natural disasters, severe weather conditions and climate change.
 Costs of environmental remediation may impact our financial performance and reduce our cash flow.

Risk Factors Related to Corporate Matters

 An uninsured loss or a loss that exceeds the insurance coverage on our properties may subject us to loss of capital and revenue on those properties.
 Failure to attract and retain key personnel may adversely affect our business and operations.
 The unauthorized access, use, theft or destruction of tenant or employee personal, financial or other data or of Regency's proprietary or confidential information stored in our information systems or by third parties on our behalf could impact our reputation and brand and expose us to potential liability and loss of revenues.

Risk Factors Related to Our Partnerships and Joint Ventures

 We do not have voting control over all of the properties owned in our co-investment partnerships and joint ventures, so we are unable to ensure that our objectives will be pursued.
 The termination of our partnerships may adversely affect our cash flow, operating results, and our ability to make distributions to stock and unit holders.

Risk Factors Related to Funding Strategies and Capital Structure

 Our ability to sell properties and fund acquisitions and developments may be adversely impacted by higher market capitalization rates and lower NOI at our properties which may dilute earnings.
 We depend on external sources of capital, which may not be available in the future on favorable terms or at all.
 Our debt financing may adversely affect our business and financial condition.
 Covenants in our debt agreements may restrict our operating activities and adversely affect our financial condition.
 Increases in interest rates would cause our borrowing costs to rise and negatively impact our results of operations.
 Hedging activity may expose us to risks, including the risks that a counterparty will not perform and that the hedge will not yield the economic benefits we anticipate, which may adversely affect us.
 The interest rates on our Unsecured Credit facilities as well as on our variable rate mortgages and interest rate swaps might change based on changes to the method in which LIBOR or its replacement rate is determined.

Risk Factors Related to the Market Price for Our Securities

 Changes in economic and market conditions may adversely affect the market price of our securities.

December 31, 2020

 There is no assurance that we will continue to pay dividends at historical rates.

Risk Factors Relating to the Company's Qualification as a REIT

 If the Parent Company fails to qualify as a REIT for federal income tax purposes, it would be subject to federal income tax at regular corporate rates.
 Dividends paid by REITs generally do not qualify for reduced tax rates.
 Certain foreign stockholders may be subject to U.S. federal income tax on gain recognized on a disposition of our common stock if we do not qualify as a "domestically controlled" REIT.
 Legislative or other actions affecting REITs may have a negative effect on us.
 Complying with REIT requirements may limit our ability to hedge effectively and may cause us to incur tax liabilities.

Risks Related to the Company's Common Stock

 Restrictions on the ownership of the Parent Company's capital stock to preserve its REIT status may delay or prevent a change in control.
 The issuance of the Parent Company's capital stock may delay or prevent a change in control.
 Ownership in the Parent Company may be diluted in the future.

Non-GAAP Measures Disclosures

We believe these non-GAAP measures provide useful information to our Board of Directors, management and investors regarding certain trends relating to our financial condition and results of operations. Our management uses these non-GAAP measures to compare our performance to that of prior periods for trend analyses, purposes of determining management incentive compensation and budgeting, forecasting and planning purposes.

We do not consider non-GAAP measures an alternative to financial measures determined in accordance with GAAP. The principal limitation of these non-GAAP financial measures is they may exclude significant expense and income items that are required by GAAP to be recognized in our consolidated financial statements. In addition, they reflect the exercise of management's judgment about which expense and income items are excluded or included in determining these non-GAAP financial measures. In order to compensate for these limitations, reconciliations of the non-GAAP financial measures we use to their most directly comparable GAAP measures are provided. Non-GAAP financial measures should not be relied upon in evaluating the financial condition, results of operations or future prospects of the Company.

The pro-rata information provided is not, and is not intended to be, presented in accordance with GAAP. The pro-rata supplemental details of assets and liabilities and supplemental details of operations reflect our proportionate economic ownership of the assets, liabilities and operating results of the properties in our portfolio.

 The items labeled as "Consolidated" are prepared on a basis consistent with the Company's consolidated financial statements as filed with the SEC on the most recent Form 10-Q or 10-K, as applicable.
 The columns labeled "Share of JVs" represent our ownership interest in our unconsolidated (equity method) investments in real estate partnerships, and was derived on a partnership by partnership basis by applying to each financial statement line item our ownership percentage interest used to arrive at our share of investments in real estate partnerships and equity in income or loss of investments in real estate partnerships during the period when applying the equity method of accounting to each of our unconsolidated partnerships.

iii

December 31, 2020

 A similar calculation was performed for the amounts in columns labeled ''Noncontrolling Interests", which represent the limited partners' interests in consolidated partnerships attributable to each financial statement line item.

We do not control the unconsolidated partnerships, and the presentations of the assets and liabilities and revenues and expenses do not necessarily represent our legal claim to such items. The partners are entitled to profit or loss allocations and distributions of cash flows according to the operating agreements, which generally provide for such allocations according to their invested capital. Our share of invested capital establishes the ownership interest we use to prepare our pro-rata share.

The presentation of pro-rata financial information has limitations as an analytical tool. Some of these limitations include, but are not limited to the following:

 The amounts shown on the individual line items were derived by applying our overall economic ownership interest percentage determined when applying the equity method of accounting or allocating noncontrolling interests, and do not necessarily represent our legal claim to the assets and liabilities, or the revenues and expenses; and
 Other companies in our industry may calculate their pro-rata interests differently, limiting the comparability of pro-rata information.

Because of these limitations, the supplemental details of assets and liabilities and supplemental details of operations should not be considered independently or as a substitute for our financial statements as reported under GAAP. We compensate for these limitations by relying primarily on our GAAP results and using the pro-rata details as a supplement.

The following non-GAAP measures, as defined in the Glossary of Terms, are commonly used by management and the investing public to understand and evaluate our operating results and performance:

 Nareit Funds From Operations (Nareit FFO): The Company believes Nareit FFO provides a performance measure that, when compared year over year, reflects the impact on operations from trends in percent leased, rental rates, operating costs, acquisition and development activities, and financing costs. The Company provides a reconciliation of Net Income Attributable to Common Stockholders to Nareit FFO.
 Net Operating Income (NOI): The Company believes NOI provides useful information to investors to measure the operating performance of its portfolio of properties. The Company provides a reconciliation of Net Income Attributable to Common Stockholders to pro-rata NOI.
 Core Operating Earnings: The Company believes Core Operating Earnings, which excludes certain non-cash and non-comparable items from the computation of Nareit FFO that affect the Company's period-over-period performance, is useful to investors because it is more reflective of the core operating performance of its portfolio of properties. The Company provides a reconciliation of Nareit FFO to Core Operating Earnings.
 Same Property NOI: The Company provides disclosure of NOI on a same property basis because it believes the measure provides investors with additional information regarding the operating performances of comparable assets. Same Property NOI excludes all development, non-same property and corporate level revenue and expenses. The Company also provides disclosure of NOI excluding termination fees, which excludes both termination fee income and expenses.

NEWS RELEASE

For immediate release

Christy McElroy 904 598 7616

ChristyMcElroy@regencycenters.com

Regency Centers Reports Fourth Quarter and Full Year 2020 Results

JACKSONVILLE, FL (February 11, 2021) - Regency Centers Corporation ("Regency" or the "Company") (NASDAQ:REG) today reported financial and operating results for the period ended December 31, 2020, provided an update related to the COVID-19 pandemic, and provided initial guidance for 2021 Nareit FFO. For the three months ended December 31, 2020 and 2019, Net Income was $0.23 per diluted share and $0.24 per diluted share, respectively. For the twelve months ended December 31, 2020 and 2019, Net Income was $0.26 per diluted share and $1.43 per diluted share, respectively.

Fourth Quarter and Full Year 2020 Highlights

• Reported Nareit FFO for the fourth quarter of $0.76 per diluted share; one-time items include a write-off of development pursuit costs of $0.05 per diluted share, a swap breakage charge of $0.02 per diluted share, and a write-off of straight line rents receivable of $0.04 per diluted share
- o Nareit FFO also reflects uncollectible lease income of $0.10 per diluted share, primarily related to the COVID-19 pandemic
• Same property Net Operating Income ("NOI"), excluding termination fees, decreased 10.5% during the fourth quarter and 11.6% during the full year 2020, respectively, from prior periods driven primarily by a higher rate of uncollectible lease income due to the COVID-19 pandemic
• Realized percent leased of 92.9% in the same property portfolio as of December 31, 2020
• Collected 92% of fourth quarter pro-rata base rent, as of February 8, 2021
• Executed 1.7 million square feet of new and renewal leases in the fourth quarter at a blended rent spread of +0.6%, and executed 5.9 million square feet of new and renewal leases in the full year 2020 at a blended rent spread of +2.2%
• Started over $124 million of development and redevelopment projects, and completed over $71 million of projects with a stabilized yield of 8%, during the full year 2020
• Completed property dispositions of $77.8 million and non-income producing land sales of $8.1 million, each at Regency's share, during the fourth quarter. Completed property and outparcel dispositions of $190.8 million at a cap rate of 5.7% and non-income producing land sales of $18.6 million, all at Regency's share, during the full year 2020
• Realized pro-rata net debt-to-operating EBITDAre of 6.0x at December 31, 2020

Subsequent Highlights

• Subsequent to year-end, closed on the sale of one shopping center for a gross sales price of $9.0 million, and one non-income producing asset for $29.4 million, both at Regency's share
• On January 15, 2021, repaid the $265 million term loan originally due January 2022 (the "Term Loan") using cash available, leaving no unsecured debt maturities until 2024
• On January 27, 2021, Regency issued its first TCFD Climate Change Risk Report, illustrating the Company's continued commitment to corporate responsibility and transparency

• On February 9, 2021, closed on an amended and restated $1.25 billion revolving credit facility maturing March 23, 2025, replacing the existing revolving credit facility
• On February 10, 2021, Regency's Board of Directors (the "Board") declared a quarterly cash dividend on the Company's common stock of $0.595 per share
• Included on Newsweek's Most Responsible Companies List 2021 for the second year in a row

"I'm so proud of how our team has navigated the incredible challenges we faced this past year, working harder than ever to serve our tenants, our customers, our communities and our shareholders," said Lisa Palmer, President and Chief Executive Officer. "While we acknowledge the meaningful uncertainty that still exists in 2021, we are encouraged by the continued improvement in rent collections and positive momentum in leasing activity that we experienced in the fourth quarter."

Financial Results

Net Income

• For the three months ended December 31, 2020, Net Income Attributable to Common Stockholders ("Net Income") was $38.5 million, or $0.23 per diluted share, compared to Net Income of $40.3 million, or $0.24 per diluted share, for the same period in 2019.
- o Fourth quarter Net Income includes a $0.10 per diluted share non-cash impairment charge primarily related to 101 7th Avenue, previously occupied by Barneys New York.
• For the twelve months ended December 31, 2020, Net Income was $44.9 million, or $0.26 per diluted share, compared to $239.4 million, or $1.43 per diluted share, for the same period in 2019.

Nareit FFO

• For the three months ended December 31, 2020, Nareit Funds From Operations ("Nareit FFO") was $129.5 million, or $0.76 per diluted share, compared to $168.5 million, or $1.00 per diluted share, for the same period in 2019. Items that impact fourth quarter Nareit FFO comparability include:
- o A $0.05 per diluted share write-off of previously-capitalized development pursuit costs;
- o A $0.02 per diluted share charge related to the termination of interest rate swap contracts associated with the repayment of the Company's $265 million term loan;
- o Uncollectible lease income of $0.10 per diluted share and a $0.04 per diluted share write-off of straight line rents receivable, primarily related to uncollected rent due to the COVID-19 pandemic. For additional detail, please refer to pages 32 and 33 of the fourth quarter 2020 supplemental disclosure.
• For the twelve months ended December 31, 2020, Nareit FFO was $502.0 million, or $2.95 per diluted share, compared to $654.4 million, or $3.89 per diluted share, for the same period in 2019.

Core Operating Earnings

• For the three months ended December 31, 2020, Core Operating Earnings was $125.1 million, or $0.73 per diluted share, compared to $152.9 million, or $0.91 per diluted share, for the same period in 2019.

• For the twelve months ended December 31, 2020, Core Operating Earnings was $505.2 million, or $2.97 per diluted share, compared to $611.7 million, or $3.64 per diluted share, for the same period in 2019.

Portfolio Performance

Same Property NOI

• Fourth quarter same property Net Operating Income ("NOI"), excluding termination fees, declined by 10.5% compared to the same period in 2019.
- o The decline in same property NOI in the fourth quarter of 2020 was driven primarily by a higher rate of uncollectible lease income of $15.3 million in the same property pool due to the COVID-19 pandemic.

Leased Occupancy

• As of December 31, 2020, Regency's wholly-owned portfolio plus its pro-rata share of co-investment partnerships, was 92.3% leased.
• As of December 31, 2020, Regency's same property portfolio was 92.9% leased, a decline of 60 basis points sequentially.
- o Within the same property portfolio, anchor percent leased, which includes spaces greater than or equal to 10,000 square feet, was 95.4%, a decline of 60 basis points sequentially.
- o Same property shop percent leased, which includes spaces less than 10,000 square feet, was 88.5%, a decline of 70 basis points sequentially.

Leasing Activity

• For the three months ended December 31, 2020, Regency executed 1.7 million square feet of comparable new and renewal leases at blended rent spreads of +0.6%.
• For the trailing twelve months, the Company executed 5.9 million square feet of comparable new and renewal leases at blended rents spreads of +2.2%.

COVID-19 Update

• As of January 31, 2021, approximately 97% of the Company's tenants were open based on pro-rata Annual Base Rent ("ABR"), although governmental restrictions on specific tenant businesses can change daily.
• As of January 31, 2021, the Company had executed rent deferral agreements on over 1,600 leases, with total deferred rent of $40.8 million.
• As of February 8, 2021, the Company collected 92% of fourth quarter pro-rata base rent, in addition to 1% subject to executed deferral agreements.
• The Company also continues to make progress on second and third quarter receivables. As of February 8, 2021, the Company collected 79% and 89% of second and third quarter pro-rata base rent, respectively. The Company has also signed deferral agreements for 12% and 4%, respectively, of second and third quarter pro-rata base rent.
• A "Business Update" presentation is posted on our website atinvestors.regencycenters.com,and includes additional information regarding COVID-19 impacts.

vii

Portfolio Enhancement and Capital Allocation

Developments and Redevelopments

• During 2020, the Company started over $124 million of development and redevelopment projects.
• As of December 31, 2020, the Company had 14 properties in development or redevelopment with estimated net project costs of $319.3 million and an estimated $170 million of remaining costs to complete.
• In-process developments and redevelopments were 88% leased as of December 31, 2020.
• In the fourth quarter, Regency completed one development and two redevelopment projects with combined pro-rata costs of $29.8 million.
• In light of the COVID-19 pandemic, the Company continues to evaluate the impacts to scope, timing, tenancy, and return on investment for all in-process and pipeline projects to determine the most appropriate strategy for each project.
- o As previously disclosed, as a result of this process and the decision not to pursue certain projects or components of projects, the Company wrote off certain previously-capitalized development pursuit costs of $7.9 million in the fourth quarter of 2020.

Property Transactions

• During the fourth quarter, the Company sold five shopping centers for a combined gross sales price of $77.8 million at Regency's share, and non-income producing land for a combined gross sales price of $8.1 million at Regency's share.
• During the full year 2020, Regency sold eight shopping centers and income producing outparcels for a combined gross sales price of $190.8 million, at a weighted average cap rate of 5.7%. The Company's full-year non-income producing land sales totals $18.6 million, at Regency's share.
• Subsequent to year-end, closed on the sale of one shopping center for a gross sales price of $9.0 million, and one non-income producing asset for $29.4 million, both at Regency's share.

Share Repurchase Program

• On February 3, 2021, Regency's Board of Directors authorized the repurchase by Regency of up to $250 million of its common stock. This authorization is scheduled to expire on February 3, 2023, unless earlier terminated by the Board. The timing of share repurchases is dependent upon market conditions and other factors.

Balance Sheet

• As of December 31, 2020, Regency had full capacity under its $1.2 billion revolving credit facility.
• As of December 31, 2020, Regency's pro-rata net debt-to-operating EBITDAre ratio was 6.0x.
• On January 15, 2021, as previously disclosed, the Company repaid its $265 million term loan due January 2022 (the "Term Loan") using cash available, leaving no unsecured debt maturities until 2024.

viii

Revolving Credit Facility

• Regency announced today its amended and restated unsecured revolving credit facility (the "Facility"), which closed on February 9, 2021.
• The amendment and restatement maintains the size of the Facility at $1.25 billion and extends the maturity date to March 23, 2025, with options for Regency to extend the maturity for two additional six-month periods.
• Borrowings will bear interest at an annual rate of LIBOR plus 87.5 basis points, subject to the continuation of the Company's current credit ratings, in line with the previous facility. An annual facility fee of 15 basis points, subject to the Company's credit ratings, applies to the entire $1.25 billion Facility.
• To further Regency's environmental, social, and governance ("ESG") sustainability initiatives, the Company's lenders have agreed that the margin for purposes of determining the interest rate on the Facility may be reduced by an additional 0.01% if, as of any fiscal year, a sustainability metric related to reduction in greenhouse gas ("GHG") emissions is achieved.
• The Facility is held by 13 U.S. and International banks. The syndication is led by Wells Fargo Securities, LLC and PNC Capital Markets LLC as Joint Bookrunners and Lead Arrangers. Wells Fargo Bank, National Association acts as Administrative Agent for the Facility and PNC Bank, National Association acts as Syndication Agent. U.S. Bank National Association, Truist Securities, Inc. and Regions Capital Markets, a division of Regions Bank, act as Joint Lead Arrangers and Documentation Agents. Bank of America, N.A., JPMorgan Chase Bank, N.A., and Mizuho Bank, Ltd. are Co-Documentation Agents. BMO Harris Bank, N.A., Bank of New York Mellon, Bank of Nova Scotia and TD Bank, N.A. act as Senior Managing Agents. Comerica Bank also participates in the Facility.

Dividend

• On February 10, 2021, Regency's Board of Directors declared a quarterly cash dividend on the Company's common stock of $0.595 per share. The dividend is payable on April 6, 2021, to shareholders of record as of March 15, 2021.

2021 Guidance

Regency Centers offered initial 2021 guidance concurrently with the fourth quarter 2020 earnings release, as summarized below. Please refer to the fourth quarter 2020 Supplemental package for a complete list of guidance assumptions.

"While we are gratified to return to more customary guidance practices as transparency remains a key tenet of our values, we believe a wide range of potential outcomes is prudent given the uncertainty that remains in our operating environment," said Mike Mas, EVP and Chief Financial Officer. "The potential outcomes can best be described as three independent scenarios, which each could result in different and distinct impacts to our Net Operating Income."

• The lower end of our guidance range is based on a "reverse course" scenario, which assumes more shutdowns and increased restrictions, leading to a decline in rent collection rates.
• The midpoint area of our range is based on a "status quo" scenario, which assumes a continuation of our fourth quarter 2020 same-property NOI and collection rates.
• The higher end of our range is based on a "continued improvement" scenario, which assumes further lifting of restrictions and added federal stimulus, leading to increases in collection rates.

Please refer to the Company's "Business Update" presentation for additional guidance details, including a reconciliation of Nareit FFO per diluted share from 2020 to 2021, posted on the website atinvestors.regencycenters.com.

Full Year 2021 Guidance
All figures pro-rata and in thousands, except per share data
Net Income Attributable to Common Stockholders per diluted share	$0.55 - $0.73
NAREIT Funds From Operations ("NAREIT FFO") per diluted share	$2.96 - $3.14
Core Operating Earnings per diluted share*	$2.79 - $2.97
Same Property Net Operating Income ("SPNOI") Growth (ex. termination fees)	-1.0% to +2.5%
Net G&A expense	$82,500 - $86,500
Net interest expense	$166,000 - $167,000
Recurring third party fees & commissions	$23,000 - $24,000
Development and Redevelopment Spend	+/- $150,000
Acquisitions	+/- $0
Cap rate (weighted average)	0.0%
Dispositions	+/- $150,000
Cap rate (weighted average)	5.5% - 6.0%(1)

* Core Operating Earnings excludes certain non-cash items, including straight-line rents, above/below market rent amortization, and amortization of mark-to-market debt, as well as debt extinguishment charges.

(1) Average cap rate calculation excludes the sale of the non-income producing asset for $29.4 million in the first quarter

Conference Call Information

To discuss Regency's fourth quarter results and provide further business updates related to COVID-19, management will host a conference call on Friday, February 12, 2021, at 12:00 p.m. ET. Dial-in and webcast information is listed below.

Fourth Quarter 2020 Earnings Conference Call

Date:	Friday, February 12, 2021
Time:	12:00 p.m. ET
Dial#:	877-407-0789 or 201-689-8562
Webcast:	investors.regencycenters.com
Replay

Webcast Archive:Investor Relations page underEvents & Webcasts

Non-GAAP Disclosure

Nareit FFO is a commonly used measure of REIT performance, which the National Association of Real Estate Investment Trusts ("Nareit") defines as net income, computed in accordance with GAAP, excluding gains on sale and impairments of real estate, net of tax, plus depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. Regency computes Nareit FFO for all periods presented in accordance with Nareit's definition. Since Nareit FFO excludes depreciation and amortization and gains on sales and impairments of real estate, it provides a performance measure that, when compared year over year, reflects the impact on operations from trends in percent leased, rental rates, operating costs, acquisition and development activities, and financing costs. This provides a perspective of the Company's financial performance not immediately apparent from net income determined in accordance with GAAP. Thus, Nareit FFO is a supplemental non-GAAP financial measure of the Company's operating performance, which does not represent cash generated from operating activities in accordance with GAAP; and, therefore, should not be considered a substitute measure of cash flows from operations. The Company provides a reconciliation of Net Income Attributable to Common Stockholders to Nareit FFO.

Core Operating Earnings is an additional performance measure that excludes from Nareit FFO: (i) transaction related income or expenses; (ii) gains or losses from the early extinguishment of debt; (iii) certain non-cash components of earnings derived from above and below market rent amortization, straight-line rents, and amortization of mark-to-market of debt adjustments; and (iv) other amounts as they occur. The Company provides a reconciliation of Net Income to Nareit FFO to Core Operating Earnings.

Reconciliation of Net Income Attributable to Common Stockholders to Nareit FFO and Core

Operating Earnings - Actual (in thousands)

For the Periods Ended December 31, 2020 and 2019	Three Months Ended	Year to Date
2020 2019	2020 2019
Reconciliation of Net Income to Nareit FFO:

Net Income Attributable to Common Stockholders

38,487

40,291 $ 44,889 239,430

Adjustments to reconcile to Nareit Funds From Operations (1): Depreciation and amortization (excluding FF&E)

Goodwill impairment

94,289 -99,270 -

375,865 402,888

132,128

Gain on sale of real estate

(21,228)

(13,333)

Provision for impairment of real estate Exchangeable operating partnership units

17,764

42,076

174

Nareit Funds From Operations

$ 129,486

178 168,482

(69,879) (53,664) 18,778 65,074 203 634

$ 501,984

654,362

Reconciliation of Nareit FFO to Core Operating Earnings:

Nareit Funds From Operations

$ 129,486

168,482

$ 501,984 654,362

Adjustments to reconcile to Core Operating Earnings (1): Early extinguishment of debt

Interest on bonds for period from notice to redemption Straight line rent

2,685 -

(3,778)

Uncollectible straight line rent

7,681

- - (3,082) 1,698

22,043 11,982

- 367

(15,605) 39,255

(15,526)

7,002

Above/below market rent amortization, net Debt premium/discount amortization

(10,860)

(13,833) (41,293) (44,666)
(117)
(395) (1,233) (1,776)

Core Operating Earnings

$ 125,097

152,870

$ 505,151

611,745

Weighted Average Shares For Diluted Earnings per Share

Weighted Average Shares For Diluted FFO and Core Operating Earnings per Share

169,980 170,745

167,892 168,638

169,460 167,771
170,225 168,235

(1) Includes Regency's consolidated entities and its pro-rata share of unconsolidated co-investment partnerships, net of pro-rata share attributable to noncontrolling interests.

Same property NOI is a key non-GAAP measure used by management in evaluating the operating performance of Regency's properties. The Company provides a reconciliation of Net Income Attributable to Common Stockholders to pro-rata same property NOI.

xii

Reconciliation of Net Income Attributable to Common Stockholders to Pro-Rata Same

Property NOI - Actual (in thousands)

For the Periods Ended December 31, 2020 and 2019

Three Months Ended 2020 2019

Year to Date 2020 2019

Net Income Attributable to Common Stockholders	$	38,487	40,291	$	44,889	239,430
Less:
Management, transaction, and other fees	(7,417)	(7,868)	(26,501)	(29,636)
Other(1)	(8,544)	(16,811)	(25,912)	(58,904)
Plus:
Depreciation and amortization	86,739	91,644	345,900	374,283
General and administrative	20,512	18,262	75,001	74,984
Other operating expense	7,617	3,328	12,642	7,814
Other expense	35,474	71,860	256,407	187,610
Equity in income of investments in real estate excluded from NOI (2)	12,838	8,109	59,726	39,807
Net income attributable to noncontrolling interests	729	840	2,428	3,828
NOI	186,435	209,655	744,580	839,216
Less non-same property NOI (3)	(6,760)	(10,245)	(31,490)	(38,150)
Same Property NOI	$	179,675	199,410	$	713,090	801,066
Same Property NOI without Termination Fees	$	177,437	198,339	$	705,420	798,148
Same Property NOI without Termination Fees or Redevelopments	$	160,973	180,163	$	640,152	722,090

(1) Includes straight-line rental income and expense, net of reserves, above and below market rent amortization, other fees, and noncontrolling interests.
(2) Includes non-NOI expenses incurred at our unconsolidated real estate partnerships, such as, but not limited to, straight-line rental income, above and below market rent amortization, depreciation and amortization, interest expense, and real estate gains and impairments.
(3) Includes revenues and expenses attributable to Non-Same Property, Projects in Development, corporate activities, and noncontrolling interests.

Reported results are preliminary and not final until the filing of the Company's Form 10-K with the SEC and, therefore, remain subject to adjustment.

The Company has published forward-looking statements and additional financial information in its fourth quarter 2020 supplemental information package that may help investors estimate earnings for 2021. A copy of the Company's fourth quarter 2020 supplemental information will be available on the Company's website athttps://investors.regencycenters.com/ or by written request to: Investor Relations, Regency Centers Corporation, One Independent Drive, Suite 114, Jacksonville, Florida, 32202. The supplemental information package contains more detailed financial and property results including financial statements, an outstanding debt summary, acquisition and development activity, investments in partnerships, information pertaining to securities issued other than common stock, property details, a significant tenant rent report and a lease expiration table in addition to earnings and valuation guidance assumptions. The information provided in the supplemental package is unaudited and includes non-GAAP measures, and there can be no assurance that the information will not vary from the final information in the Company's Form 10-K for the year-ended December 31, 2020. Regency may, but assumes no obligation to, update information in the supplemental package from time to time.

xiii

About Regency Centers Corporation (NASDAQ: REG)

Regency Centers is the preeminent national owner, operator, and developer of shopping centers located in affluent and densely populated trade areas. Our portfolio includes thriving properties merchandised with highly productive grocers, restaurants, service providers, and best-in-class retailers that connect to their neighborhoods, communities, and customers. Operating as a fully integrated real estate company, Regency Centers is a qualified real estate investment trust (REIT) that is self-administered, self-managed, and an S&P 500 Index member. For more information, please visitRegencyCenters.com.

###

Forward-Looking Statements

Certain statements in this document regarding anticipated financial, business, legal or other outcomes including business and market conditions, outlook and other similar statements relating to Regency's future events, developments, or financial or operational performance or results such as our 2021 Guidance, are "forward-looking statements" made pursuant to the safe harbor provisions of the Private Securities Litigation Reform Act of 1995 and other federal securities laws. These forward-looking statements are identified by the use of words such as "may," "will," "should," "expect," "estimate," "believe," "intend," "forecast," "anticipate," "guidance," and other similar language. However, the absence of these or similar words or expressions does not mean a statement is not forward-looking. While we believe these forward-looking statements are reasonable when made, forward-looking statements are not guarantees of future performance or events and undue reliance should not be placed on these statements. Although we believe the expectations reflected in any forward-looking statements are based on reasonable assumptions, we can give no assurance these expectations will be attained, and it is possible actual results may differ materially from those indicated by these forward-looking statements due to a variety of risks and uncertainties.

Our operations are subject to a number of risks and uncertainties including, but not limited to, those risk factors described in our SEC filings. When considering an investment in our securities, you should carefully read and consider these risks, together with all other information in our Annual Reports on Form 10-K, Quarterly Reports on Form 10-Q and our other filings and submissions to the SEC. If any of the events described in the risk factors actually occur, our business, financial condition or operating results, as well as the market price of our securities, could be materially adversely affected. Forward-looking statements are only as of the date they are made, and Regency undertakes no duty to update its forward-looking statements except as required by law. These risks and events include, without limitation:

Risk Factors

Risk Factors Related to the COVID-19 Pandemic

Pandemics or other health crises, such as the COVID-19 pandemic, may adversely affect our tenants' financial condition, the profitability of our properties, and our access to the capital markets and could have a material adverse effect on our business, results of operations, cash flows and financial condition.

Risk Factors Related to Operating Retail-Based Shopping Centers

Economic and market conditions may adversely affect the retail industry and consequently reduce our revenues and cash flow, and increase our operating expenses. Shifts in retail trends, sales, and delivery methods between brick and mortar stores, e-commerce, home delivery, and curbside pick-up may adversely impact our revenues and cash flows. Changing economic and retail market conditions in geographic areas where our properties are concentrated may reduce our revenues and cash flow. Our success depends on the continued presence and success of our "anchor" tenants. A significant percentage

xiv

of our revenues are derived from smaller "shop space" tenants and our net income may be adversely impacted if our smaller shop tenants are not successful. We may be unable to collect balances due from tenants in bankruptcy. Many of our costs and expenses associated with operating our properties may remain constant or increase, even if our lease income decreases. Compliance with the Americans with the Disabilities Act and fire, safety and other regulations may have a negative effect on us.

Risk Factors Related to Real Estate Investments

Our real estate assets may decline in value and be subject to impairment losses which may reduce our net income. We face risks associated with development, redevelopment and expansion of properties.

We face risks associated with the development of mixed-use commercial properties. We face risks associated with the acquisition of properties. We may be unable to sell properties when desired because of market conditions. Changes in tax laws could impact our acquisition or disposition of real estate.

Risk Factors Related to the Environment Affecting Our Properties

Climate change may adversely impact our properties directly, and may lead to additional compliance obligations and costs as well as additional taxes and fees. Geographic concentration of our properties makes our business more vulnerable to natural disasters, severe weather conditions and climate change. Costs of environmental remediation may impact our financial performance and reduce our cash flow.

Risk Factors Related to Corporate Matters

An uninsured loss or a loss that exceeds the insurance coverage on our properties may subject us to loss of capital and revenue on those properties. Failure to attract and retain key personnel may adversely affect our business and operations. The unauthorized access, use, theft or destruction of tenant or employee personal, financial or other data or of Regency's proprietary or confidential information stored in our information systems or by third parties on our behalf could impact our reputation and brand and expose us to potential liability and loss of revenues.

Risk Factors Related to Our Partnerships and Joint Ventures

We do not have voting control over all of the properties owned in our co-investment partnerships and joint ventures, so we are unable to ensure that our objectives will be pursued. The termination of our partnerships may adversely affect our cash flow, operating results, and our ability to make distributions to stock and unit holders.

Risk Factors Related to Funding Strategies and Capital Structure

Our ability to sell properties and fund acquisitions and developments may be adversely impacted by higher market capitalization rates and lower NOI at our properties which may dilute earnings. We depend on external sources of capital, which may not be available in the future on favorable terms or at all. Our debt financing may adversely affect our business and financial condition. Covenants in our debt agreements may restrict our operating activities and adversely affect our financial condition. Increases in interest rates would cause our borrowing costs to rise and negatively impact our results of operations. Hedging activity may expose us to risks, including the risks that a counterparty will not perform and that the hedge will not yield the economic benefits we anticipate, which may adversely affect us. The interest rates on our Unsecured Credit facilities as well as on our variable rate mortgages and interest rate swaps might change based on changes to the method in which LIBOR or its replacement rate is determined.

Risk Factors Related to the Market Price for Our Securities

Changes in economic and market conditions may adversely affect the market price of our securities.

There is no assurance that we will continue to pay dividends at historical rates.

Risk Factors Relating to the Company's Qualification as a REIT

If the Parent Company fails to qualify as a REIT for federal income tax purposes, it would be subject to federal income tax at regular corporate rates. Dividends paid by REITs generally do not qualify for reduced tax rates. Certain foreign stockholders may be subject to U.S. federal income tax on gain recognized on a disposition of our common stock if we do not qualify as a "domestically controlled" REIT. Legislative or other actions affecting REITs may have a negative effect on us. Complying with REIT requirements may limit our ability to hedge effectively and may cause us to incur tax liabilities.

Risks Related to the Company's Common Stock

Restrictions on the ownership of the Parent Company's capital stock to preserve its REIT status may delay or prevent a change in control. The issuance of the Parent Company's capital stock may delay or prevent a change in control. Ownership in the Parent Company may be diluted in the future.

xvi

Summary Financial Information

December 31, 2020

(in thousands, except per share data)

Three Months Ended 2020 2019

2020

Year to Date 2019

Financial Results
Net income attributable to common stockholders (page 4)	$38,487	$40,291	$44,889	$239,430
Net income per diluted share	$0.23	$0.24	$0.26	$1.43
Nareit Funds From Operations (Nareit FFO) (page 9)	$129,486	$168,482	$501,984	$654,362
Nareit FFO per diluted share	$0.76	$1.00	$2.95	$3.89
Core Operating Earnings (page 9)	$125,097	$152,870	$505,151	$611,745
Core Operating Earnings per diluted share	$0.73	$0.91	$2.97	$3.64
Same Property NOI without termination fees (page 8)	$177,437	$198,339	$705,420	$798,148
% growth	-10.5%	-11.6%
Operating EBITDAre (page 10)	$170,898	$199,613	$693,648	$798,568
Dividends declared per share and unit	$0.595	$0.585	$2.380	$2.340
Payout ratio of Core Operating Earnings per share (diluted)	81.5%	64.3%	80.1%	64.3%
Diluted share and unit count
Weighted average shares (diluted) - Net income	169,980	167,892	169,460	167,771
Weighted average shares (diluted) - Nareit FFO and Core Operating Earnings	170,745	168,638	170,225	168,235
As of	As of	As of	As of
12/31/2020	12/31/2019	12/31/2018	12/31/2017
Capital Information
Market price per common share	$45.59	$63.09	$58.47	$69.18
Common shares outstanding	169,680	167,571	167,905	171,365
Exchangeable units held by noncontrolling interests	765	746	350	350
Common shares and equivalents issued and outstanding	170,445	168,317	168,255	171,715
Market equity value of common and convertible shares	$7,770,596	$10,619,161	$9,837,840	$11,879,231
Outstanding debt	$4,457,742	$4,445,591	$4,241,758	$4,115,588
Less: cash	(378,450)	(115,562)	(45,190)	(49,381)
Net debt	$4,079,292	$4,330,029	$4,196,568	$4,066,207
Total market capitalization	$11,849,888	$14,949,190	$14,034,408	$15,945,438
Debt metrics (pro-rata; trailing 12 months "TTM")
Net Debt-to-Operating EBITDAre	6.0x	5.4x	5.3x	5.4x
Fixed charge coverage	3.6x	4.3x	4.2x	4.1x

Summary Real Estate Information

December 31, 2020

(GLA in thousands)

Wholly Owned and 100% of Co-investment Partnerships	12/31/2020	9/30/2020	6/30/2020	3/31/2020	12/31/2019
Number of properties	411	414	415	416	419
Number of retail operating properties	403	407	407	408	412
Number of same properties	393	398	398	399	396
Number of properties in redevelopment	11	12	14	16	19
Number of properties in development(1)	3	2	3	3	3
Gross Leasable Area (GLA) - All properties	51,912	52,155	52,181	52,226	52,607
GLA including retailer-owned stores - All properties	56,000	56,243	56,269	56,314	56,695
GLA - Retail operating properties	51,048	51,238	51,238	51,284	52,109
GLA - Same properties	49,635	50,043	50,043	50,089	49,892
GLA - Properties in redevelopment(2)	2,929	3,062	3,434	3,736	4,515
GLA - Properties in development(1)	281	188	215	215	215
Wholly Owned and Pro-Rata Share of Co-investment Partnerships
GLA - All properties	42,242	42,423	42,449	42,496	42,769
GLA including retailer-owned stores - All properties	46,330	46,511	46,537	46,584	46,857
GLA - Retail operating properties	41,540	41,580	41,580	41,626	42,334
GLA - Same properties(3)	40,228	40,278	40,278	40,276	40,277
Spaces ≥ 10,000 sf(3)	25,314	25,369	25,361	25,353	25,367
Spaces < 10,000 sf(3)	14,915	14,909	14,917	14,923	14,910
GLA - Properties in redevelopment(2)	2,777	2,851	3,167	3,384	3,976
GLA - Properties in development(1)	228	124	145	136	134
% leased - All properties	92.3%	92.9%	93.9%	94.5%	94.8%
% leased - Retail operating properties	92.9%	93.5%	94.5%	95.0%	95.0%
% leased - Same properties(3)	92.9%	93.5%	94.5%	95.0%	95.1%
Spaces ≥ 10,000 sf(3)	95.4%	96.0%	97.0%	97.1%	97.2%
Spaces < 10,000 sf(3)	88.5%	89.2%	90.3%	91.4%	91.5%
Average % leased - Same properties(3)	94.2%	94.6%	94.9%	95.1%	95.2%
% commenced - Same properties(3)(4)	91.1%	91.5%	92.6%	92.9%	92.9%
Same property NOI growth - YTD (see page 8)	-11.0%	-11.3%	-9.6%	0.2%	2.3%
Same property NOI growth without termination fees - YTD (see page 8)	-11.6%	-11.9%	-10.3%	-0.7%	2.1%
Same property NOI growth without termination fees or redevelopments - YTD (see page 8)	-11.3%	-11.5%	-10.2%	-0.9%	2.0%
Rent spreads - Trailing 12 months(5) (see page 19)	2.2%	5.7%	7.0%	7.4%	8.5%
(1) Includes current ground up developments.

(2) Represents entire center GLA rather than redevelopment portion only. Included in Same Property pool unless noted otherwise.
(3) Prior periods adjusted for current same property pool.
(4) Excludes leases that are signed but have not yet commenced.
(5) Retail operating properties only. Rent spreads are calculated on a comparable-space, cash basis for new and renewal leases executed.

Consolidated Balance Sheets December 31, 2020 and 2019

(in thousands)

2020 (unaudited)

2019

Assets

Net real estate investments:

Real estate assets at cost

Less: accumulated depreciation

Investments in real estate partnerships

Net real estate investments

11,101,858 $ 11,095,294

1,994,108 1,766,162

9,107,750 467,155 9,574,905

9,329,132 469,522 9,798,654

Properties held for sale

Cash, cash equivalents, and restricted cash Tenant and other receivables (1)

Deferred leasing costs, net Acquired lease intangible assets, net Right of use assets

33,934

45,565

378,450 115,562

143,633 169,337

67,910 76,798

188,799 242,822

287,827 292,786

Other assets

261,446 390,729

Total assets

Liabilities and Equity Liabilities:

Notes payable Unsecured credit facilities

Total notes payable

10,936,904

11,132,253

3,658,405 264,679 3,923,084

3,435,161 484,383 3,919,544

Accounts payable and other liabilities Acquired lease intangible liabilities, net Lease liabilities

Tenants' security, escrow deposits, and prepaid rent

Total liabilities

Equity:

Stockholders' Equity:

Common stock, $.01 par Additional paid in capital

Accumulated other comprehensive (loss) Distributions in excess of net income

Total stockholders' equity Noncontrolling Interests:

Exchangeable operating partnership units Limited partners' interest

Total noncontrolling interests

302,361 213,705

377,712 427,260

220,390 222,918

55,210 58,865

4,878,757

1,697

7,767,646

(18,625)

(1,765,806)

5,984,912

4,842,292

1,676

7,631,731

(11,997)

(1,408,062)

6,213,348

35,727 36,100

37,508 40,513

Total equity

73,235 6,058,147

76,613 6,289,961

Total liabilities and equity

10,936,904

(1) For additional details, see Supplemental COVID-19 Disclosure on pages 32 and 33.

11,132,253

These consolidated balance sheets should be read in conjunction with the Company's most recent Form 10-Q and Form 10-K filed with the Securities and Exchange Commission.

Consolidated Statements of Operations For the Periods Ended December 31, 2020 and 2019

(in thousands)

(unaudited)

Three Months Ended 2020 2019

Year to Date 2020 2019

Revenues: Lease income (1) Other property income

Management, transaction, and other fees

Total revenues

248,536 2,507 7,417 258,460

278,619 $ 2,245 7,868 288,732

980,166 1,094,301

9,508 9,201

26,501 29,636

1,016,175

1,133,138

Operating Expenses: Depreciation and amortization Operating and maintenance General and administrative Real estate taxes

Other operating expense

Total operating expenses

Other Expense (Income):

Interest expense, net Goodwill impairment

Provision for impairment of real estate, net of tax Gain on sale of real estate, net of tax

Early extinguishment of debt

Net investment (income)

Total other expense

86,739

91,644

46,327

44,817

20,512

18,262

34,386

34,973

7,617

3,328

195,581

193,024

38,073 -38,086 -

17,522

42,076

(18,775)

(6,423)

2,479

(3,825)

(1,879)

35,474

71,860

345,900 374,283

170,073 169,909

75,001 74,984

143,004 136,236

12,642 7,814

746,620

763,226

156,678

132,128

151,264 -

18,536

54,174

(67,465)

(24,242)

21,837

11,982

(5,307)

(5,568)

256,407

187,610

Income from operations before equity in income of investments in real estate partnerships

Equity in income of investments in real estate partnerships

27,405 11,811 39,216

Net income

23,848 17,283 41,131

13,148 182,302

34,169 60,956

47,317

243,258

Noncontrolling Interests: Exchangeable operating partnership units

Limited partners' interests in consolidated partnerships

Income attributable to noncontrolling interests

Net income attributable to common stockholders

(174) (555) (729)

38,487

(1) For additional details, see Supplemental COVID-19 Disclosure on pages 32 and 33.

(178) (662) (840)

(203)

(634)

(2,225) (3,194)

(2,428) (3,828)

40,291

44,889

239,430

These consolidated statements of operations should be read in conjunction with the Company's most recent Form 10-Q and Form 10-K filed with the Securities and Exchange Commission.

Supplemental Details of Operations (Consolidated Only)

Three Months Ended 2020 2019

Year to Date 2020 2019

Revenues:

* Base rent
$
191,487
- 195,857 $
772,288 777,992
* Recoveries from tenants
60,784
63,519
246,915 246,968
* Percentage rent
885
1,587
6,163 7,536
* Termination Fees
1,366
729
5,176 2,582
* Uncollectible lease income
(16,376)
(1,727)
(82,367) (5,394)
* Other lease income
2,539
2,831
8,725 9,706
Straight line rent on lease income Above/below market rent amortization
(3,261)
1,764
(18,953) 9,519
11,112
14,059
42,219 45,392
Lease income (1)
248,536
278,619
980,166 1,094,301
* Other property income
2,507
2,245
9,508 9,201
Property management fees Asset management fees
3,614
3,667
14,444 14,744
1,713
1,795
6,963 7,135
Leasing commissions and other fees
2,090
2,406
5,094 7,757
Management, transaction, and other fees
7,417
7,868
Total revenues
258,460
288,732
26,501 1,016,175
29,636 1,133,138
Operating Expenses:
Depreciation and amortization (including FF&E)
86,739
91,644
345,900 374,283
* Operating and maintenance
42,442
41,093
154,600 153,714
* Ground rent
2,841
* Termination expense
188
2,896 -
11,304 12,169
713 520
Straight line rent on ground rent Above/below market ground rent amortization
437
441
1,777 1,981
419
387
1,679 1,525
Operating and maintenance
46,327
44,817
170,073 169,909
Gross general & administrative Stock-based compensation
17,012
21,804
66,207 73,895
3,284
4,128
14,248 16,254
Capitalized direct development compensation costs
(3,096)
(9,312)
(10,238)
(20,429)
General & administrative, net
17,200
16,620
70,217 69,720
Loss on deferred compensation plan (2)
3,312
1,642
4,784 5,264
General & administrative
20,512
18,262
75,001 74,984
* Real estate taxes
34,386
34,973
143,004 136,236
Other expenses Development pursuit costs
(277)
1,627
2,172 5,277
7,894
1,701
10,470 2,537
Other operating expenses

7,617

3,328

Total operating expenses

195,581

193,024

12,642 746,620

7,814 763,226

Other Expense (Income):

Gross interest expense Derivative amortization Debt cost amortization

37,607

36,791

153,794 145,490

110

1,650

4,329 7,564

1,476

1,354

5,782 5,280

Debt premium/discount amortization Capitalized interest

(127)

(405)

(1,272) (1,809)

(765)

(1,103)

(4,355) (4,192)

Interest income

(228)

(201)

(1,600) (1,069)

Interest expense, net

38,073

38,086

156,678 151,264

Provision for impairment of real estate, net of tax Goodwill impairment

17,522 -

42,076 -

18,536 54,174

132,128

Gain on sale of real estate, net of tax Early extinguishment of debt

(18,775)

(6,423)

(67,465)

(24,242)

2,479

21,837

11,982

Net investment (income) (2)

(3,825)

(1,879)

(5,307)

(5,568)

Total other expense (income)

35,474

71,860

256,407

187,610

* Component of Net Operating Income

(1) For additional details, see Supplemental COVID-19 Disclosure on pages 32 and 33.
(2) The change in value of participant obligations within Regency's non-qualified deferred compensation plan is included in General and administrative expense. The expense is offset by unrealized gains of assets held in the plan which is included in Net investment income.

These consolidated supplemental details of operations should be read in conjunction with the Company's most recent Form 10-Q and Form 10-K filed with the Securities and Exchange Commission.

Supplemental Details of Assets and Liabilities (Real Estate Partnerships Only)

December 31, 2020 and 2019

(in thousands)

Noncontrolling Interests

2020

2019

Share of JVs 2020 2019

Assets

Real estate assets at cost

Less: accumulated depreciation

Net real estate investments

(88,130) (15,252) (72,878)

(93,476) $

(14,264) (79,212)

1,389,171 438,374

1,366,504 413,833

950,797 952,671

Cash, cash equivalents, and restricted cash Tenant and other receivables (1)

(2,676)

(2,941)

21,588 12,202

(2,213)

(2,333)

23,133 25,224

Deferred leasing costs, net Acquired lease intangible assets, net Right of use assets

(1,017)

(1,157)

14,856 15,436

(540)

(747)

9,440 11,230

(1,649)

(1,699)

5,487 5,705

Other assets

(68)

(147)

18,854 17,545

Total assets

(81,041)

(88,236)

1,044,156

1,040,013

Liabilities Notes payable

(37,461)

(42,803) $

534,658 526,048

Accounts payable and other liabilities Acquired lease intangible liabilities, net Lease liabilities

(3,704)

(2,359)

24,588 24,128

(193)

(290)

9,183 11,606

(1,903)

(1,909)

4,387 4,447

Tenants' security, escrow deposits, and prepaid rent

(272)

(362)

4,185 4,262

Total liabilities

(43,533)

(47,723)

577,001

570,491

(1) For additional details, see Supplemental COVID-19 Disclosure on pages 32 and 33.

Note

Noncontrolling interests represent limited partners' interests in consolidated partnerships' activities and Share of JVs represents the Company's share of co-investment partnerships' activities, of which each are included on a single line presentation in the Company's consolidated financial statements in accordance with GAAP.

Supplemental Details of Operations (Real Estate Partnerships Only)

Revenues:

* Base rent
* Recoveries from tenants
* Percentage rent
* Termination Fees
* Uncollectible lease income
* Other lease income
Straight line rent on lease income Above/below market rent amortization
Lease income (1)
* Other property income
Asset management fees
Management, transaction, and other fees
Total revenues
Operating Expenses:
Depreciation and amortization (including FF&E)
* Operating and maintenance
* Ground rent
Straight line rent on ground rent Above/below market ground rent amortization
Operating and maintenance
General & administrative, net
* Real estate taxes
Other expenses Development pursuit costs
Other operating expenses

Total operating expenses

Other Expense (Income):

Gross interest expense Debt cost amortization

Debt premium/discount amortization

Interest expense, net

Provision for impairment of real estate Gain on sale of real estate

Early extinguishment of debt

Total other expense (income)

* Component of Net Operating Income

Noncontrolling Interests

Three Months Ended Year to Date

2020

2019

(1,777)

(2,005)

(539)

(594)

(50)

(12)

(28)

(35)

(1)

(14)

(12)

(2,312)

(2,555)

(1)

(8)

- -

- -(2,313)

(2,563)

(619)

(644)

(401)

(433)

(28)

(27)

(16)

(15)

(445)

(475)

(320)

(340)

(23)

(14)

(23)

(14)

(1,407)

(1,473)

(336) (15)

(409) (19)

- (351)

- (428)

- - -

(351)

(428)

(1) For additional details, see Supplemental COVID-19 Disclosure on pages 32 and 33.

2020 2019

Share of JVs

Three Months Ended

2020

2019

Year to Date

2020 2019

(7,177)

(8,218)

26,281

26,438 $

(2,070)

105,789 104,501

(2,470)

8,580

8,676

(3)

33,599 33,698

(6)

232

156

(160)

1,047 1,254

(13)

894

371

531

2,617 975

(1,410)

(145)

(115)

(9,803) (484)

(134)

353

334

(167)

1,437 1,262

(180)

(163)

(86)

(2,664) 1,497

(57)

191

184

(9,247)

878 889

(10,993)

34,958

36,031

(9)

132,900

(19)

348

126

- -

(267)

(280)

(267)

(280)

(9,256)

761

(1,090) (1,120)

(11,012)

35,039

35,877

(2,459)

132,571

(2,635)

8,723

8,476

(1,441)

34,508 33,021

(1,609)

6,004

5,953

(113)

22,333 22,064

(111)

(63)

343 390

(63)

119 307

(1,617)

39 33

(1,783)

6,117

6,080

22,834 22,794

106

145

(1,347)

369 444

(1,556)

4,551

4,524

(83)

18,876 18,646

(102)

294 -

190

949 873

(83)

67 29

(5,506)

(102)

(6,076)

294

191

19,791

19,416

(1,461)

1,016 77,603

(1,669)

5,298

5,905

(64)

22,069 24,163

(73)

134

173

- (1,525)

- (1,742)

5,442

6,088

- - -

657 691

39 34

22,765 24,888

- - -

242

(2,453)

(6,910)

206

-(1,525)

242 10,900

(2,414)

(1,742)

3,437

(822)

206 20,799

Note

143,592

657

143,129

902 75,807

(29,422)

- 6,366

Supplemental Details of Same Property NOI (Pro-Rata)

For the Periods Ended December 31, 2020 and 2019

(in thousands)

Three Months Ended 2020 2019

Year to Date 2020 2019

Same Property NOI Detail:

Real Estate Revenues:

Base rent

206,116

209,447 $

830,516 833,749

Recoveries from tenants Percentage rent Termination fees Uncollectible lease income Other lease income

65,404

68,137

265,616 266,792

1,055

1,566

6,963 8,476

2,238

1,071

7,695 3,438

(15,339)

(1,188)

(84,073) (5,073)

2,872

2,917

9,914 10,336

Other property income

1,804

1,710

6,445 7,507

Total real estate revenues

264,150

283,660

1,043,076

1,125,225

Real Estate Operating Expenses:

Operating and maintenance Termination expense

45,519 -44,550 -168,039 25

167,190 520

Real estate taxes Ground rent

36,317

37,057

151,615 145,839

2,639

2,643

10,307 10,610

Total real estate operating expenses

84,475

84,250

329,986

324,159

Same Property NOI % change

179,675 -9.9%

199,410

713,090 -11.0%

801,066

Same Property NOI without Termination Fees % change

177,437 -10.5%

198,339

705,420 -11.6%

798,148

Same Property NOI without Termination Fees or Redevelopments % change

160,973 -10.7%

180,163

640,152 -11.3%

722,090

Reconciliation of Net Income Attributable to Common Stockholders to Same Property NOI:

Net income attributable to common stockholders

38,487

40,291

44,889

239,430

Less:

Management, transaction, and other fees

Other (1)

(7,417) (8,544)

(7,868) (16,811)

(26,501) (29,636)

(25,912) (58,904)

Plus:

Depreciation and amortization General and administrative Other operating expense Other expense

86,739

91,644

345,900 374,283

20,512

18,262

75,001 74,984

7,617

3,328

12,642 7,814

35,474

71,860

256,407 187,610

Equity in income of investments in real estate excluded from NOI (2) Net income attributable to noncontrolling interests

12,838

8,109

59,726 39,807

729

840

2,428 3,828

NOI

186,435

209,655

744,580

839,216

Less non-same property NOI (3)

(6,760)

(10,245)

(31,490)

(38,150)

Same Property NOI

179,675

199,410

713,090

801,066

(1) Includes straight-line rental income and expense, net of reserves, above and below market rent amortization, other fees, and noncontrolling interests.
(2) Includes non-NOI income and expenses incurred at our unconsolidated real estate partnerships, such as, but not limited to, straight-line rental income, above and below market rent amortization, depreciation and amortization, interest expense, and real estate gains and impairments.
(3) Includes revenues and expenses attributable to Non-Same Property, Projects in Development, corporate activities, and noncontrolling interests.

Reconciliations of Non-GAAP Financial Measures and Additional Disclosures Wholly Owned and Regency's Pro-rata Share of Co-investment Partnerships

For the Periods Ended December 31, 2020 and 2019

(in thousands, except per share data)

Three Months Ended 2020 2019

Year to Date 2020 2019

Reconciliation of Net Income to Nareit FFO:

Net Income Attributable to Common Stockholders

38,487

40,291 $

44,889 239,430

Adjustments to reconcile to Nareit Funds From Operations (1):

Depreciation and amortization (excluding FF&E)

Goodwill impairment

94,289 -99,270 -

375,865 402,888

132,128

Gain on sale of real estate

(21,228)

(13,333)

(69,879) (53,664)

Provision for impairment of real estate Exchangeable operating partnership units

17,764

42,076

18,778 65,074

174

178

203 634

Nareit Funds From Operations

Nareit FFO per share (diluted)

$ $

129,486

168,482

Weighted average shares (diluted)

0.76 170,745

1.00 168,638

$ $

501,984

654,362

2.95

3.89

170,225 168,235

Reconciliation of Nareit FFO to Core Operating Earnings:

Nareit Funds From Operations

129,486

168,482

501,984 654,362

Adjustments to reconcile to Core Operating Earnings (1): Not Comparable Items

Early extinguishment of debt

Interest on bonds for period from notice to redemption Certain Non Cash Items

2,685 -- -22,043 11,982

367

Straight line rent Uncollectible straight line rent Above/below market rent amortization, net Debt premium/discount amortization

(3,778) 7,681 (10,860)

(3,082) 1,698 (13,833)

(15,605) 39,255

(15,526)

7,002

(41,293) (44,666)

(117)

(395)

(1,233) (1,776)

Core Operating Earnings

Core Operating Earnings per share (diluted)

$ $

125,097

152,870

Weighted average shares (diluted)

0.73 170,745

0.91 168,638

$ $

505,151

611,745

2.97

3.64

170,225 168,235

Additional Disclosures:

Other Non Cash Expense(1)

Derivative amortization Debt cost amortization

Stock-based compensation

110 1,595 3,284

1,650 1,508 4,128

4,329 7,564

6,375 5,897

14,248 16,254

Other Non Cash Expense

4,989

7,286

24,952

29,715

Maintenance and Leasing Capital Expenditures (2)

Tenant allowance and landlord work

Building improvements

Leasing commissions

6,768 5,414 2,134

10,446 $ 13,498 2,862

29,660 43,161

19,104 28,757

7,425 10,028

Capital Expenditures

14,316

26,806

56,189

81,946

(1) Includes Regency's consolidated entities and its pro-rata share of unconsolidated co-investment partnerships, net of pro-rata share attributable to noncontrolling interests, which can be found on page 7.
(2) Includes Regency's consolidated entities and its pro-rata share of unconsolidated co-investment partnerships.

Reconciliations of Non-GAAP Financial Measures and Additional Disclosures (continued)

For the Periods Ended December 31, 2020 and 2019

(in thousands)

Reconciliation of Net Income to Nareit EBITDAre:

Net Income

Adjustments to reconcile to Nareit EBITDAre(1):

Interest expense

Income tax expense (benefit) Depreciation and amortization Gain on sale of real estate

Provision for impairment of real estate Goodwill impairment

Nareit EBITDAre

Reconciliation of Nareit EBITDAre to Operating EBITDAre:

Nareit EBITDAre

Adjustments to reconcile to Operating EBITDAre (1):

Early extinguishment of debt

Straight line rent, net

Above/below market rent amortization, net

Operating EBITDAre

Three Months Ended 2020 2019

39,216 43,743 212

95,462 100,120

(21,228) 17,764 -(13,333) 42,076 -$

175,169

214,763

175,169 214,763

2,685 3,918 (10,874)

- (1,304) (13,846)

170,898

199,613

(1) Includes Regency's consolidated entities and its pro-rata share of unconsolidated co-investment partnerships.

41,131 $

Year to Date 2020 2019

47,317 243,258
44,375 394
181,043 177,221

(357)

757

380,408

407,304

(69,879)

(53,664)

132,128

18,778

65,074 -$

689,438

839,950

$ 689,438 839,950

22,043 11,982

23,546 (8,641)

(41,379) (44,723)

693,648

798,568

Summary of Consolidated Debt December 31, 2020 and December 31, 2019

Total Debt Outstanding:

Notes Payable:

Fixed rate mortgage loans Variable rate mortgage loans Fixed rate unsecured public debt Fixed rate unsecured private debt Unsecured credit facilities:

Revolving line of credit Term loan (4)

Total

Schedule of Maturities by Year:

2021

2022

2023

2024

2025

2026

2027

2028

2029

2030

>10 years

Unamortized debt premium/(discount), net of issuance costs

Scheduled Principal Payments

Mortgage

Loan Maturities

11,598 $

11,797

10,124

5,301

4,207

4,420

4,312

3,350

602

633

4,188

31,562 $

5,848

65,724

90,744

40,000

88,000

32,915

170

146 -

72 3,082

60,532

Unsecured Maturities (1)

265,000 -

250,000

200,000

525,000

300,000

425,000

600,000

725,000

(35,711)

358,263

12/31/2020

12/31/2019

384,734 $ 34,061 3,047,715 191,894

- 264,680

455,411 34,998 2,754,322 190,430 220,000 264,383

3,923,084 $

Total

3,919,544

Weighted Average

Contractual Interest Rate on

Maturities

43,160 1.93%

(4)

282,645 2.12%

75,848 3.18%

346,045 3.70%

294,207 3.79%

292,420 3.83%

562,227 3.63%

303,520 4.13%

425,748 2.95%

600,633 3.70%

729,260 4.50%

(32,629)

3,504,289

3,923,084

3.70%

Percentage of Total Debt:

Fixed

Variable

Current Weighted Average Contractual Interest Rates:(2)

Fixed

Variable Combined

Current Weighted Average Effective Interest Rate:(3)

Combined

Average Years to Maturity:

Fixed

Variable

(1) Includes unsecured public and private placement debt, unsecured term loan, and unsecured revolving line of credit.
(2) Interest rates are calculated as of the quarter end.
12/31/2020 99.1%
0.9% 6.5%
3.7% 3.8%
1.2% 2.6%
3.7% 3.7%
3.9%
10.1 10.3
1.2 2.2
(3) Effective interest rates are calculated in accordance with US GAAP, as of the quarter end, and include the impact of debt premium/(discount) amortization, issuance cost amortization, interest rate swaps, and facility fees.
(4) The $265 million Term loan was repaid in full on January 15, 2021.

12/31/2019 93.5%

3.9%

Summary of Consolidated Debt

December 31, 2020 and 2019

(in thousands)

ContractualLender

Collateral

RateEffective Rate (1)Maturity

12/31/2020

12/31/2019

Secured Debt - Fixed Rate Mortgage Loans Jefferson Pilot

John Hancock Life Insurance Company Wells Fargo

BridgeMill Kirkwood Commons Hewlett I

7.94% 7.68%

05/05/21 10/01/22

4,012 7,302

4,582 8,050

4.41% 01/06/23

9,235

9,400

TD Bank

State Farm Life Insurance Company American United Life Insurance Company TD Bank

Black Rock Shopping Center Tech Ridge Center Westport Plaza

2.80% 04/01/23

19,405

19,767

5.83% 06/01/23

3,346

4,554

7.49% 08/01/23

2,098

2,385

Brickwalk Shopping Center

3.19% 11/01/23

32,369

32,952

Genworth Life Insurance Company Prudential Insurance Company of America Ellis Partners

Aventura, Oakbrook & Treasure Coast 4S Commons Town Center

6.50% 02/28/24

9,525

12,067

3.50% 06/05/24

84,191

85,000

Pruneyard

4.00% 06/30/24

2,200

Great-West Life & Annuity Insurance Co PNC Bank

Erwin Square

3.78% 09/01/24

10,000

Prudential Insurance Company of America Metropolitan Life Insurance Company PNC Bank

Circle Marina Center Country Walk Plaza Westbury Plaza Fellsway Plaza

2.54% 3.91%

03/17/25 11/05/25

24,000 16,000

24,000 -

3.76% 02/01/26

88,000

4.07% 06/02/27

36,590

37,166

New York Life Insurance New York Life Insurance New York Life Insurance City of Rollingwood

Reliastar Life Insurance Company CUNA Mutual Insurance Society Nationwide Bank

Oak Shade Town Center Von's Circle Center Copps Hill Plaza Shops at Mira Vista Circle Center West Ocala Corners Kent Place

6.05% 05/10/28

6,301

6,954

5.20% 10/10/28

6,434

7,083

6.06% 01/01/29

11,258

12,306

8.00% 03/01/32

204

215

5.01%

10/01/36

6.45%

04/01/20

9,143 -9,513

3,891

3.30%

04/01/20

New York Life Insurance Company Wells Fargo

Scripps Ranch Marketplace University Commons

3.80%

11/10/20

5.50%

01/10/21

-- -

8,250

27,000

35,824

Unamortized premiums on assumed debt of acquired properties, net of issuance costs

3,121

4,252

Total Fixed Rate Mortgage Loans

3.97%

3.79%

384,734

455,411

Unsecured Debt

Debt Offering (5/16/14)

Fixed-rate unsecured 3.75%

06/15/24

$ 250,000

250,000

Debt Offering (8/17/15)

Fixed-rate unsecured 3.90%

11/01/25 250,000

250,000

Debt Placement (5/11/16)

Fixed-rate unsecured 3.81%

05/11/26 100,000

100,000

Debt Placement (8/11/16)

Fixed-rate unsecured 3.91%

08/11/26 100,000

100,000

Debt Offering (1/17/17)

Fixed-rate unsecured 3.60%

02/01/27 525,000

525,000

Debt Offering (3/9/18)

Fixed-rate unsecured 4.13%

03/15/28 300,000

300,000

Debt Offering (8/13/19)

Fixed-rate unsecured 2.95%

09/15/29 425,000

Debt Offering (5/13/20)

Fixed-rate unsecured 3.70%

06/15/30 600,000

425,000 -

Debt Offering (1/17/17)

Fixed-rate unsecured 4.40%

02/01/47 425,000

425,000

Debt Offering (3/6/19) Term Loan

Fixed-rate unsecured 4.65%

03/15/49 300,000

300,000

Fixed-rate unsecured 2.00%

(2)

01/05/22 265,000

265,000

Revolving Line of Credit

Debt Offering (10/22/12)

Variable-rate unsecured Fixed-rate unsecuredLIBOR + 0.875% 3.75%

(3)

03/23/22 11/15/22

Unamortized debt discount and issuance costs

- - (35,711)

220,000

300,000

(30,865)

Total Unsecured Debt, Net of Discounts

3.70%

3.83%

3,504,289

3,429,135

Variable Rate Mortgage Loans PNC Bank

TD Bank, N.A.

Market at Springwoods Village Concord Shopping PlazaLIBOR + 1.50%

03/28/23

$ 6,350

LIBOR + 0.95%

12/21/21 27,750

7,350 27,750

Unamortized debt discount and issuance costs (39)

(102)

Total Variable Rate Mortgage Loans

Total

1.21% 3.70%

1.39% 3.91%

$ $

34,061

3,923,084

$ $

34,998

3,919,544

(1) Effective interest rates are calculated in accordance with US GAAP, as of the quarter end, and include the impact of debt premium/(discount) amortization, issuance cost amortization, interest rate swaps, and facility and unused fees.
(2) The interest rate on the underlying debt is LIBOR + 0.95%, with an interest rate swap in place to fix the interest rate on the entire $265 million balance at 2.00% through maturity. On January
15, 2021, the $265 million Term loan was repaid in full, as well as the related interest rate swap.
(3) On February 9, 2021, the maturity date on the line of credit was extended to March 23, 2025, retaining the same overall borrowing capacity and credit-based interest spread. Rate applies to drawn balance only. Additional annual facility fee of 0.15% applies to entire $1.25 bilion line of credit. Maturity is subject to two additional six-month periods at the Company's option.

Summary of Unsecured Debt Covenants and Leverage Ratios

December 31, 2020

(in thousands)

Outstanding Unsecured Public Debt:

Origination

Maturity

Rate

Balance

05/16/14

06/15/24

3.750% $ 250,000

08/17/15

11/01/25

3.900% $ 250,000

01/17/17

02/01/27

3.600% $ 525,000

03/09/18

03/15/28

4.125% $ 300,000

08/20/19

09/15/29

2.950% $ 425,000

05/13/20

06/15/30

3.700% $ 600,000

01/17/17

02/01/47

4.400% $ 425,000

03/06/19

03/15/49

4.650% $ 300,000

Unsecured Public Debt Covenants:

Fair Market Value Calculation Method Covenants(1)(2)

Total Consolidated Debt to Total Consolidated Assets Secured Consolidated Debt to Total Consolidated Assets Consolidated Income for Debt Service to Consolidated Debt Service Unencumbered Consolidated Assets to Unsecured Consolidated Debt

Required

12/31/2020

9/30/2020 6/30/2020

3/31/2020

≤ 65%
29% 3% 4.2x 345%
30% 4% 4.3x 344%
31% 4% 4.3x 328%
31% 29%
≤ 40%
4% 4%
≥ 1.5x >150%

5.1x 5.4x

327% 356%

Ratios:

Consolidated Only

Net debt to total market capitalization

Net debt to real estate assets, before depreciation Net debt to total assets, before depreciation

Net debt to Operating EBITDAre - TTM Fixed charge coverage

Interest coverage

Unsecured assets to total real estate assets Unsecured NOI to total NOI - TTM Unencumbered assets to unsecured debt

Total Pro-Rata Share

Net debt to total market capitalization

Net debt to real estate assets, before depreciation Net debt to total assets, before depreciation

Net debt to Operating EBITDAre - TTM Fixed charge coverage

Interest coverage

12/31/2020

9/30/2020

6/30/2020

3/31/2020

31.3% 30.5% 28.2%

36.4% 31.7% 29.3%

32.2% 31.8% 29.2%

36.0% 26.4%

31.6% 32.7%

29.0% 29.7%

5.4x 4.1x 4.3x

5.4x 4.3x 4.6x

5.1x 4.6x 4.9x

4.8x 4.9x

5.0x 5.0x

5.3x 5.3x

89.6% 90.4% 284%

88.5% 89.5% 282%

88.8% 90.2% 260%

88.6% 88.6%

90.0% 90.0%

247% 287%

34.4% 32.6% 30.1%

39.6% 33.7% 31.0%

35.2% 33.7% 31.0%

39.1% 29.0%

33.5% 34.6%

30.8% 31.4%

6.0x 3.6x 3.9x

5.9x 3.7x 4.1x

5.6x 4.0x 4.4x

5.3x 5.4x

4.3x 4.3x

4.7x 4.7x

(1) For a complete listing of all Debt Covenants related to the Company's Senior Unsecured Notes, as well as definitions of the above terms, please refer to the Company's filings with the Securities and Exchange Commission.
(2) Current period debt covenants are finalized and submitted after the Company's most recent Form 10-Q or Form 10-K filing.

12/31/2019

Summary of Unconsolidated Debt

December 31, 2020 and 2019

(in thousands)

Total Debt Outstanding: Mortgage loans payable:

Fixed rate secured loans Variable rate secured loans Unsecured credit facilities variable rate

12/31/2020

1,424,103 117,305 15,635

Total

12/31/2019

1,557,043$

1,441,840 115,992 19,6351,577,467

534,658	3.94%
12/31/2020	12/31/2019
91.5%	91.4%
8.5%	8.6%
Current Weighted Average Contractual Interest Rates:(1)
Fixed	4.1%	4.5%
Variable	2.4%	3.9%
Combined	3.9%	4.4%
Current Weighted Average Effective Interest Rates:(2)
Combined	4.1%	4.6%
Average Years to Maturity:
Fixed	4.4	4.1
Variable	1.1	0.6
(1) Interest rates are calculated as of the quarter end.


Schedule of Maturities by Year:
2021	$	11,257
2022	7,736
2023	3,196
2024	1,796
2025	2,168
2026	2,390
2027	2,364
2028	2,258
2029	1,710
2030	763
>10 Years	1,374
Unamortized debt premium/(discount) and
issuance costs (2)	-
37,012

Weighted Average
Scheduled	Contractual
Principal	Mortgage Loan	Unsecured	Interest Rate on
Payments	Maturities	Maturities	Total	Maturities
333,068	15,635	359,960	124,100	4.38%
254,873	-	262,609	97,465	3.76%
171,608	-	174,804	65,137	4.76%
33,690	-	35,486	14,217	3.89%
146,000	-	148,168	44,853	3.59%
79,286	-	81,676	32,551	3.83%
137,800	-	140,164	32,950	3.53%
62,450	-	64,708	22,555	4.26%
60,000	-	61,710	12,550	4.34%
179,288	-	180,051	69,960	2.93%
55,497	-	56,871	21,374	4.12%
(9,164)	-	(9,164)
1,504,396	15,635	1,557,043

Regency's Pro Rata

(3,054)

Percentage of Total Debt: Fixed

Variable

(2) Effective interest rates are calculated in accordance with US GAAP, as of the quarter end, and include the impact of debt premium/(discount) amortization, issuance cost, amortization, interest rate swaps, and facility and unused fees.

Unconsolidated Investments

December 31, 2020

(in thousands)

Investment Partner and Portfolio Summary Abbreviation

State of Oregon (JV-C, JV-C2) (JV-CCV)

GRI (JV-GRI)

CalSTRS (JV-RC)

NYSCRF (JV-NYC)

USAA (1)

(JV-USA)

Publix (JV-O)

Individual Investors

Ballard Blocks

Town and Country Center (2) Others

Number of Properties

Total GLA

Total AssetsTotal Debt

20 1 21

2,219 558 2,777

513,366 $ 94,551

244,199 59,955

607,917 304,154

8,652

1,583,097 909,234

Ownership Interest

20.00% $ 30.00%

Regency

Share	Investment	Equity
of Debt	12/31/2020	Pick-up

48,840 $ 17,986

46,581 $ 2,075 10,108 757

40.00%

363,694

179,728 25,425

611

107,283

25.00%

25,908 1,296

971

205,332

113,998

30.00%

34,199

27,627 488

683

85,006

104,161

20.01%

20,840

(4,401) 790

211

25,689

50.00%

12,786 1,519

2 1 4

249 230 499

127,716 205,457 119,730

- 91,001 34,495

49.90% 35.00% 50.00%

- 31,850 17,249

63,010 315 39,239 (74) 62,168 1,578

114

14,883

3,067,227

1,557,043

534,658

462,754

(1) The USAA partnership has distributed proceeds from debt refinancing and real estate sales in excess of Regency's carrying value of its investment resulting in a negative investment balance, which is classified within Accounts Payable and Other Liabilities in the Consolidated Balance Sheets.
(2) In January 2020, we purchased an additional 16.6% interest in Town and Country Center, bringing our total ownership interest to 35%.

$ 34,169

Property Transactions

December 31, 2020

(in thousands)

Acquisitions:DateCo-investment PartnerWeighted

Regency's Share of Average CapProperty Name

(REG %)

Market

Total GLAPurchase PriceRate

Anchor(s)

Jan-20

Country Walk Plaza(1)

NYCRF (70%)

Miami, FL

101

27,740

Publix, CVS

Property Total

101

27,740

4.8%Dispositions:DateCo-investment PartnerProperty NameWeighted

Regency's Share of Average Cap

(REG %)

Market

Total GLASales Price

Rate

Anchor(s)

Jan-20

Young Circle Shopping Center

Jan-20

Stonewall Shopping Center

Apr-20

Hollywood, FL

$ 15,750

Gainesville, VA

315 82,625

Kent Place

Oct-20

Whole Foods at Swampscott

Oct-20

Other (50%)

Denver, CO

48 9,825

Boston, MA

36 19,250

Jefferson Square

Nov-20

La Quinta, CA

38 6,000

Stonebrook Plaza

Nov-20

Old Conneticut PathGRI (40%)

Chicago, IL

96 5,760

NYCR (30%)

Boston, MA

80 7,050

Dec-20

South Bay Village

Los Angeles, CA

108 39,750

Income Producing Outparcel(s) 4,760

Property/Outparcel(s) Total

786

190,770

5.7%

Walgreens

Wegmans, Dick's Sporting Goods, Staples, Bed Bath & Beyond, Michael's,

Ross Dress For Less

King Soopers

Whole Foods

Jewel

Stop & Shop

Homegoods, Wal-Mart, Orchard Supply

Non-Income Producing Land Total

(1) REG closed on the purchase of its partner's New York Common Retirement Fund ("NYCRF"), 70% interest. Upon closing, this asset became 100% REG owned.

18,570

Summary of In-Process Developments and Redevelopments

December 31, 2020

(in thousands)

In-Process Developments and Redevelopments1

Grocer/Anchor
Shopping Center Name	Market	Tenant
Carytown Exchange2	Richmond, VA	Publix
East San Marco2	Jacksonville, FL	Publix
Eastfield at Baybrook2	Houston, TX	H.E.B.
Bloomingdale Square	Tampa, FL	Publix, LA Fitness
Market Common Clarendon	Metro, DC	Retail/Office Users
Point 50	Metro, DC	Grocer
The Abbot	Boston, MA	Retail/Office Users
Sheridan Plaza	Hollywood, FL	Publix, Burlington
West Bird Plaza	Miami, FL	Publix
Preston Oaks2	Dallas, TX	H.E.B.
Macy's/Target/Dick's
Serramonte Center	San Francisco, CA	Sporting Goods/
Ross/Nordstrom Rack

Est Initial Rent	Est Stabilization	REG's Est Net	% of Costs	Stabilized
GLA	% Leased	Project Start	Commencement (a)	Year (b)	Project Costs	Incurred	Yield +/- (c)
46	80%	Q4-2018	2H-2020	2023	$19,595	65%	5%
59	74%	Q4-2020	2H-2022	2024	19,519	23%	7%-8%
53	100%	Q4-2020	2H-2021	2022	2,337	84%	7%
252	94%	Q3-2018	2H-2019	2022	21,327	88%	8%-9%
130	3%	Q4-2018	2H-2022	2024	57,691	54%	8%-9%
48	96%	Q4-2018	2H-2020	2023	17,664	84%	8%
65	23%	Q2-2019	2H-2022	2024	55,420	47%	8%-9%
506	94%	Q3-2019	2H-2020	2022	12,115	50%	9%-10%
99	99%	Q4-2019	2H-2021	2022	10,338	50%	7%
103	74%	Q4-2020	2H-2021	2023	22,327	24%	6%
917	88%	Q4-2020	2H-2021	2026	55,000 +/-	22%	5% +/-
Various Redevelopments (est costs < $10 million individually)	1,555	96%	26,010	36%	11% +/-
Total In-Process (In Construction)	3,833	88%	$319,342	46%	7%-8%
In-Process Development and Redevelopment Descriptions

Located in Richmond's most desirable retail corridor, Carytown is a ground up development anchored by Publix and complemented by street retail and structured parking. Construction on Publix, ShopCarytown ExchangeEast San Marco

Eastfield at Baybrook

Bloomingdale Square

Market Common Clarendon

Point 50

Redevelopment includes the demolition of a deteriorated center and develop new 30K SF identified Grocer, and 18K SF of shop space.

The Abbot

Sheridan Plaza

Repositioning with addition of Burlington, façade renovations and other placemaking enhancement.

West Bird Plaza

Preston Oaks

Serramonte Center

Bldg E, Shop Bldg B and structured parking continue as planned. Project scope now includes construction and leasing of the multi-tenant Building B. Further value creation in the form of additional multi-tenant buildings will remain under review.

Located in one of the most desirable areas of Jacksonville, Florida, East San Marco is an infill ground-up retail development anchored by Publix. In addition, an adjacent parcel will be sold to a residential builder for housing.

Ground-up development in Houston,TX, featuring the market's leading grocer, H.E.B. The scope for Phase 1A calls for H.E.B. to construct a 106k SF grocery store, along with a fuel center/carwash.

Reconfiguration of the former Walmart box for the relocation and expansion of Publix and HOME centric; backfilling the former Publix box with LA Fitness; construction of an additional 14K SF retail shop building; facade renovations and enhancements to remaining center.

Redevelopment of vacant 1960's era office building into a 130K SF modern, mixed-use building, three floors of creative office, and ground floor retail to complement the existing dominant, mixed-use center in Arlington, VA.

Generational redevelopment and modernization of 3 historic buildings in the heart of Harvard Square into mixed-use project with retail and office. Entire $1.1M of the property NOI came offline in early 2019 with no NOI in 2020. Construction in Cambridge was halted in late March 2020. Since the ban was lifted effective June 1st 2020, construction has resumed to complete the ground up building.

Redevelopment includes the demolition of Publix and adjacent CVS space and construct new 48K SF Publix; update façade and additional site work improvements.

Redevelopment includes substantial rebuild following tornado damage of a 101,000 SF, H.E.B. Central Market anchored shopping center located in Dallas, TX. Redevelopment spend is reimbursable through insurance proceeds.

Redevelopment includes continued densification and enhancement of a premier location and A mall that includes addition of new retail that willl augment the evolving merchandising mix, a new hotel by a best-in-class developer on a ground lease and redevelopment of the former J.C. Penney space. Redevelopment represents multiple phases occuring over approximately 4 years, with expected stabilization around 2026.

Various Redevelopments (est costs < $10 million individually)

Various Redevelopment properties where estimated incremental costs are less than $10 Million.

1 - Scope, economics and timing of development and redevelopment projects could change materially from estimates provided. Amounts reported are at Regency's prorata share.
2 - Ground up development or redevelopment that is excluded from the Same Property NOI pool.

Note: Regency's Estimate Net GAAP Project Costs, after additional interest and overhead capitalization, are $331,370 for ground up Developments and Redevelopments In-Process. Percent of costs incurred is 46% for Developments and Redevelopments In-Process.

(a) Estimated Initial Rent Commencement represents the estimated date that the anchor or first tenants at each project will rent commence.
(b) Estimated Stabilization Year represents the estimated first full calendar year that the project will reach the stated stabilized yield.
(c) A stabilized yield for a redevelopment property represents the incremental NOI (estimated stabilized NOI less NOI prior to project commencement) over the total project costs.

Major Developments and Redevelopments Pipeline and Current Year Completions

December 31, 2020

(in thousands)

Select Operating Properties with Near Term Developments and Redevelopment*

Shopping Center Name Westbard Square

Market Bethesda, MD

GLA 213

% Leased 87%Est ProjectStart 2021

REG's Est Net Project Costs $110,000 - $125,000

Current Description

Redevelopment of a dated multi-parcel project which consists of a Giant anchored retail center, a 3 level garden office building, 2 gas stations, and a vacant senior housing building into a vibrant mixed-use project consisting of 170K SF of new retail anchored by Giant, 200 units of apartments, 100 units of assisted living, and ~100 for-sale townhomes. Estimated incremental project costs include Regency's non-retail co-investment. The core entitlements have been attained, and the project's timing, stabilization and economics are being further analyzed.

Hancock Center

Austin, TX

410

55%

2021

$55,000 - $65,000

Transformative adaptive reuse of former Sears building (Sears rent ceased in 2/2019) into office and/or retail. Project has intrinsic demand for various commercial uses in this desirable infill market. Several transaction structures are being contemplated including a JV, ground lease or sale.

Town and Country Center

Los Angeles, CA

230

37%

2022

$20,000 - $30,000

Redevelopment of former 3-level K-Mart box with new retail below 325 mid-rise apartments on a ground lease. Effective January 2020, Regency purchased an additional 16.6% interest, bringing total ownership interest to 35%. As we continue to advance entitlements and position this redevelopment to start, economics and timing of project are being further analyzed.

Costa Verde Center

San Diego, CA

179

77%

2022

$175,000 - $200,000

Large-scale redevelopment of existing Shopping Center with new retail, office, hotel (on a ground lease) and structured parking, adjacent to new transit station. Entitlements for 575,000 sf of commercial space (retail/office) and a 200 room hotel were approved in December 2020. The project's precise scope, timing, stabilzation and economics are being further analyzed.

Gateway Plaza at Aventura

Miami, FL

2022

$10,000 - $15,000

Located on Biscayne Boulevard in a vibrant sub-market of Miami, project will redevelop existing retail (former Babies R Us box) with potential to add a grocer to the center and additional retail GLA. The project's timing, stabilization and economics are being further analyzed.

Current Year Development and Redevelopment Completions

Shopping Center Name

The Village at Hunter's Lake Pablo Plaza Ph. II

Market

GLA

% LeasedProjectStartEst Initial Rent Commencement

157 98%

Q4-2018 1H-2021

Various Redevelopments (est costs < $10 million individually)

Total Completions

Tampa, FL Jacksonville, FL

72 100%

1,750 92%Q4-2018 2H-2020

1,978

92%

REG's Est	Incremental
Est Stabilization	Net Project	% of Costs	Stabilized
Year	Costs	Incurred	Yield
2021	21,442	93%	8%
2022	14,627	92%	6%
35,376	95%	8%
71,445	94%	8%

*Selection reflects material under earning assets. Selection does not incorporate all pipeline opportunities.

Note: Scope, economics and timing of development and redevelopment program and projects could change materially from estimates provided.

Leasing Statistics - Wholly Owned and Regency's Pro-Rata Share of Co-investment Partnerships

December 31, 2020

(Retail Operating Properties Only)

Leasing Statistics - Comparable

Tenant Allowance and

TotalLeasing TransactionsGLA (in 000s)New Base Rent/Sq. FtWeighted Avg. Landlord WorkRent Spread %Lease Term

/Sq. Ft.

4th Quarter 2020

413

3rd Quarter 2020

335

2nd Quarter 2020

185

1st Quarter 2020 Total - 12 months

313

1,662 $ 1,414 1,307 1,471

24.55 23.48 17.15 22.16

0.6% 1.2% 4.0% 4.1%

6.1

$ 7.72

4.9 3.23

6.5 1.64

5.4 2.42

1,246

5,854

22.04

2.2%

5.7

3.92

Tenant

Allowance andNew LeasesLeasing TransactionsGLA (in 000s)New Base Rent/Sq. Ft

Weighted Avg. Landlord WorkRent Spread %Lease Term

/Sq. Ft.

4th Quarter 2020

316

3rd Quarter 2020

183

2nd Quarter 2020

121

1st Quarter 2020 Total - 12 months

144

25.34 31.80 15.23 32.93

1.7% -3.4% 20.1% -0.9%

9.0

$ 37.06

7.0 19.97

12.9 8.00

7.7 19.81

247

764

26.34

1.3%

9.0

24.93

Tenant

Allowance andRenewalsLeasing TransactionsGLA (in 000s)New Base Rent/Sq. Ft

Weighted Avg. Landlord WorkRent Spread %Lease Term

/Sq. Ft.

4th Quarter 2020

322

3rd Quarter 2020

263

2nd Quarter 2020

162

1st Quarter 2020 Total - 12 months

252

1,346 $ 1,231 1,185 1,327

24.35 22.40 17.38 21.01

0.3% 2.2% 2.6% 4.9%

5.4

$ 0.49

4.6 1.04

5.7 0.88

5.1 0.56

999

5,089

21.38

2.4%

5.2

0.73

Leasing Statistics - Comparable and Non-comparable

Tenant

Allowance andTotalLeasing TransactionsGLA (in 000s)New Base Rent/Sq. Ft

Weighted Avg. Landlord WorkLease Term

/Sq. Ft.

4th Quarter 2020

480

3rd Quarter 2020

404

2nd Quarter 2020

228

1st Quarter 2020 Total - 12 months

370

2,153 $ 1,660 1,491 1,651

23.01 23.78 18.07 22.64

6.0

$ 9.37

4.9 5.61

6.2 2.75

5.5 5.28

1,482

6,955

22.10

5.6

6.11

Notes:

● All amounts reported at execution.
● Number of leasing transactions and GLA leased reported at 100%; All other statistics reported at pro-rata share.
● Rent spreads are calculated on a comparable-space, cash basis for new and renewal leases executed and include all leasing transactions, including spaces vacant > 12 months.
● Tenant Allowance & Landlord Work are costs required to make the space leasable and include improvements of a space as it relates to a specific lease. These costs include tenant improvements and inducements.
● Excludes Non-Retail Properties

Average Base Rent by CBSA - Wholly Owned and Regency's Pro-Rata Share of Co-investment Partnerships

December 31, 2020

(in thousands)

Largest CBSAs by Population(1)Number of Properties

% of Number ofGLA

% Leased(2)

ABRABR/Sq. Ft.

Properties

% of GLA

% of ABR

New York-Newark-Jersey City

1,738

90.9% $

60,647 $

38.40

3.9%

4.1% 6.8%

2,452

94.3%

66,329

28.67

6.1%

5.8% 7.4%

773

91.0%

15,303

21.75

2.9%

1.8% 1.7%

1,880

87.7%

46,020

27.92

6.6%

4.5% 5.1%

5,373

91.0%

104,186

21.31

10.7%

12.7% 11.7%

Los Angeles-Long Beach-Anaheim Chicago-Naperville-Elgin Dallas-Fort Worth-Arlington Houston-Woodlands-Sugar Land Washington-Arlington-Alexandri Philadelphia-Camden-Wilmington Miami-Ft Lauderdale-PompanoBch Atlanta-SandySprings-Alpharett Phoenix-Mesa-Chandler Boston-Cambridge-Newton

1,590

95.2%

29,478

19.48

2.4%

3.8% 3.3%

1,642

96.2%

29,532

18.71

3.4%

3.9% 3.3%

696

90.2%

14,437

23.00

1.9%

1.6% 1.6%

2,065 --

91.5%

42,197 --

22.34

5.4%

4.9% 4.7%

898

90.7%

20,355

24.99

1.9%

2.1% 2.3%

3,780

87.5%

100,228

30.29

5.4%

8.9% 11.2%

205

98.5%

3,511

17.41

1.2%

0.5% 0.4%

1,290

92.3%

23,049

19.34

2.2%

3.1% 2.6%

San Francisco-Oakland-Berkeley Rvrside-San Bernardino-Ontario Detroit-Warren-Dearborn Seattle-Tacoma-Bellevue Minneapol-St. Paul-Bloomington San Diego-Chula Vista-Carlsbad Tampa-St Petersburg-Clearwater Denver-Aurora-Lakewood

99 --

100%

3,010 --

30.48

0.2%

0.2% 0.3%

1,164

96.6%

31,096

27.64

3.9%

2.8% 3.5%

1,541

93.7%

42,149

29.19

2.7%

3.6% 4.7%

939

94.5%

13,660

15.40

2.7%

2.2% 1.5%

408

100%

4,402

10.78

1.0%

1.0% 0.5%

232

87.2%

4,414

21.79

1.0%

0.5% 0.5%

92.0% $

684,075 $

71.9% 76.5%

St. Louis Baltimore-Columbia-Towson Charlotte-Concord-Gastonia Orlando-Kissimmee-Sanford San Antonio-New Braunfels Portland-Vancouver-Hillsboro Top 25 CBSAs by Population

357

90.6%

7,683

23.76

1.2%

0.8% 0.9%

809 --

94.5%

13,915 --

18.19

1.9%

1.9% 1.6%

5 287

436 30,367

95.8%

8,475

20.28 23.37

1.2% 69.8%

1.0% 0.9%

CBSAs Ranked 26 - 50 by Population

15.6% 12.5%

CBSAs Ranked 51 - 75 by Population

5.1% 5.7%

CBSAs Ranked 76 - 100 by Population

1.8% 1.3%

Other CBSAs

5.6% 4.0%

63 23 12 26

760 2,377

6,599 2,138

91.7% 94.9% 96.6% 94.4%

111,952 50,526 12,038 35,330

18.44 24.56 16.39 15.71

15.3% 5.6% 2.9% 6.3%

Total All Properties

411

42,242

92.3%

893,920

22.86

100%

100% 100%

(1) 2020 Population Data Source: Synergos Technologies, Inc.
(2) Includes Properties in Development and leases that are executed but have not commenced.

Significant Tenant Rents - Wholly Owned and Regency's Pro-Rata Share of

Co-investment Partnerships

(Includes Tenants ≥ 0.5% of ABR)

December 31, 2020

(in thousands)

% of Company-

# Tenant
Tenant GLA
Owned GLATotal Annualized Base Rent
% of Total Annualized Base RentTotal # of Leased Stores - 100% Owned and
JV
# of Leased Stores in JV
1 Publix
2,827
6.7%
$
31,034
3.5%
69 12
2 Kroger Co.(1)
2,784
6.6%
27,355
3.1%
54 15
3 Albertsons Companies, Inc.(2)
1,794
4.2%
25,957
2.9%
45 17
4 Amazon/Whole Foods
1,099
2.6%
23,431
2.6%
35 13
5 TJX Companies, Inc.(3)
1,337
3.2%
22,705
2.5%
62 20
6 CVS
652
1.5%
15,345
1.7%
56 19
7 Ahold/Delhaize(4)
455
1.1%
11,356
1.3%
12 6
8 L.A. Fitness Sports Club
487
1.2%
9,920
1.1%
14 4
9 Nordstrom(5)

320

0.8%

9,085

1.0%

10 Bed Bath & Beyond Inc.(6)
469
1.1%
8,876
1.0%
18
- -
11 Trader Joe's
271
0.6%
8,723
1.0%
27
7
12 Ross Dress For Less
545
1.3%
8,521
1.0%
25
9
13 JPMorgan Chase Bank
132
0.3%
7,507
0.8%
43
10
14 Gap, Inc(7)
232
0.5%
7,328
0.8%
18
3
15 Starbucks
137
0.3%
7,164
0.8%
96
31
16 PETCO Animal Supplies, Inc(8)
286
0.7%
7,144
0.8%
34
11
17 JAB Holding Company(9)
179
0.4%
7,090
0.8%
65
16
18 Bank of America
132
0.3%
6,945
0.8%
43
16
19 Target
570
1.3%
6,642
0.7%
6
2
20 Wells Fargo Bank
131
0.3%
6,587
0.7%
48
18
21 H.E. Butt Grocery Company(10)
411
1.0%
6,143
0.7%
6
1
22 Kohl's
612
1.4%
5,867
0.7%
8
2
23 Walgreens Boots Alliance(11)
223
0.5%
5,509
0.6%
22
9
24 Best Buy
229
0.5%
5,308
0.6%
7
1
25 Dick's Sporting Goods, Inc.
291
0.7%
5,010
0.6%
5
1
26 T-Mobile(12)
118
0.3%
5,005
0.6%
82
31
27 Ulta
166
0.4%
4,847
0.5%
18
2
28 AT&T, Inc(13)
107
0.3%
4,712
0.5%
59
14
29 Staples, Inc.
183
0.4%
4,192
0.5%
10
30 Wal-Mart Top Tenants
630 17,809
1.5% 42.0%
4,186
0.5%
6
1 -
$
309,494
34.6%
1,002
291
(1) Kroger 20 / King Soopers 11 / Harris Teeter 9 / Ralphs 9 / Mariano's Fresh Market 3 / Quality Food Centers 2
(2) Safeway 21 / VONS 7 / Albertson's 4 / Acme Markets 3 / Shaw's 3 / Tom Thumb 3 / Randalls Food & Drug 2 / Star Market 2
(3) TJ Maxx 26 / Homegoods 17 / Marshalls 16 / Homesense 2 / Sierra Trading Post 1
(4) Giant 8 / Stop & Shop 3 / Food Lion 1
(5) Nordstrom Rack 9
(6) Bed Bath & Beyond 11 / Cost Plus World Market 5 / Buy Buy Baby 1 / Harmon Face Values 1
(7) Old Navy 13 / The Gap 1 / Athleta 2 / Banana Republic 1 / GAP BR Factory 1
(8) Petco 28 / Unleashed by Petco 6
(9) Panera 32 / Einstein Bros Bagels 12 / Peet's' Coffee & Tea 11 / Bruegger's Bagel 4/ Krispy Kreme 3/ Noah's NY Bagels 3
(10) H.E.B. 5 / Central Market 1
(11) Walgreens 21 / Duane Reade 1
(12) T-Mobile 48 / Sprint 23 / MetroPC 10 / Connectivity Source 1
(13) AT&T 52 / Cricket 7

Tenant Lease Expirations - Wholly Owned and Regency's Pro-Rata Share of Co-investment Partnerships

December 31, 2020

(GLA in thousands)

Anchor Tenants(1)

Year

GLAPercent of

GLAPercent of Total ABR(3)ABR

Shop Tenants(2)

YearYearGLA

Percent of GLAPercent of Total ABR(3)ABR

All Tenants

GLA

Percent of GLAPercent of Total ABR(3)ABR

Note: Reflects commenced leases only. Does not account for contractual rent steps and assumes that no tenants exercise renewal options.

(1) Anchor tenants represent any tenant occupying at least 10,000 square feet.
(2) Shop tenants represent any tenant occupying less than 10,000 square feet.
(3) Total Annual Base Rent ("ABR") excludes additional rent such as percentage rent, common area maintenance, real estate taxes, and insurance reimbursements.
(4) Month to month lease or in process of renewal.

Portfolio Summary Report By State

December 31, 2020

(GLA in thousands)

JVs at 100%REG's pro-rata shareREG's pro-rata share

REG's pro-rata shareREG %

Property Name

State

CBSA

GLA

% Leased

% Leased - Retail Operating Properties

Retailer-Owned

GLA

200 Potrero

31 100.0%

Gizmo Art Production, INC.

4S Commons Town Center

85%CA CA

San Francisco-Oakland-Berkeley San Diego-Chula Vista-Carlsbad

245

245 95.5% 68

Ralphs, Jimbo's...Naturally!, Bed Bath & Beyond, Cost Plus

World Market, CVS, Ace Hardware, Ulta

$33.24

89 97.4%

143 58

Albertsons, (Target)

$29.48

122

49 98.7% 32

Amerige Heights Town Center Balboa Mesa Shopping Center Bayhill Shopping Center Blossom Valley

GRI USAA

40% 20% 40%

CA CA CA CA

Los Angeles-Long Beach-Anaheim San Diego-Chula Vista-Carlsbad San Francisco-Oakland-Berkeley San Jose-Sunnyvale-Santa Clara

207

207 98.7% 42

19 100.0% 34

Von's, Kohl's, CVS Mollie Stone's Market, CVS

$26.91

Safeway, CVS

$28.21

Sprout's, Target, 24 Hour Fitness, Big 5 Sporting Goods,

GRI

352

141 100.0% 25

Childtime Childcare, Old Navy, Chef's Toys

Staples, Big 5 Sporting Goods, Centinela Feed & Pet

118

118 93.3%

$29.21

Supplies

Brea Marketplace Circle Center West (2) Circle Marina Center

Clayton Valley Shopping Center

CA CA CA

Los Angeles-Long Beach-Anaheim Los Angeles-Long Beach-Anaheim Los Angeles-Long Beach-Anaheim

San Francisco-Oakland-Berkeley

64 100.0%

260

260 92.1% 14

Marshalls

Grocery Outlet, Central, CVS, Dollar Tree, Ross Dress For

Less

$23.26

Corral Hollow

25%

Stockton

167

42 99.2% 66

Safeway, CVS

(2) Costa Verde Center

217

217 87.7% 37

Culver Center Diablo Plaza

El Camino Shopping Center
136 97.6% 31
Bristol Farms, CVS

El Cerrito Plaza
CA CA CA CA CA
San Diego-Chula Vista-Carlsbad
Los Angeles-Long Beach-Anaheim San Francisco-Oakland-Berkeley Los Angeles-Long Beach-Anaheim
CA
San Francisco-Oakland-Berkeley
179
179 69.5% 40
63
63 98.5%
136 256
256 92.1%
53 53
Bristol Farms, Bookstar, The Boxing Club Ralphs, Best Buy, LA Fitness, Sit N' Sleep (Safeway), (CVS), Beverages & More!
67 78
(Lucky's), Trader Joe's, (CVS), Bed Bath & Beyond, Barnes & Noble, Jo-Ann Fabrics, PETCO, Ross Dress For Less
$37.25 $29.78
El Norte Pkwy Plaza
91
91 97.0% 42
Von's, Children's Paradise, ACE Hardware

Encina Grande

CA CA

San Diego-Chula Vista-Carlsbad San Francisco-Oakland-Berkeley

106

106 99.1% 38

Whole Foods, Walgreens

$33.55

Smart & Final, CVS, Ross Dress for Less, Big 5 Sporting

Five Points Shopping Center

GRI

40%

Santa Maria-Santa Barbara

145

58 97.0% 35

$29.76

Goods, PETCO

French Valley Village Center Friars Mission Center Gateway 101

147

147 96.9% 55

Ralphs, CVS

CA CA CA CA CA

Gelson's Markets, John of Italy Salon & Spa

$29.74

Gelson's Westlake Market Plaza Golden Hills Plaza

Rvrside-San Bernardino-Ontario San Diego-Chula Vista-Carlsbad San Francisco-Oakland-Berkeley Oxnard-Thousand Oaks-Ventura San Luis Obispo-Paso Robles

99 100.0% 44

92 100.0%

212

244

85 100.0% 40 244 94.1%

Stater Bros, CVS

(Home Depot), (Best Buy), Target, Nordstrom Rack

Lowe's, Bed Bath & Beyond, TJ Maxx

$27.55

$34.95

$7.42

226

91 85.7% 24 Sprout's Markets, Rite Aid, Stein Mart, PETCO, Homegoods

230

230 93.2% 44

Ralphs, CVS, Daiso, Mitsuwa Marketplace

Granada Village Hasley Canyon Village Heritage Plaza

GRI USAA

40% 20%

CA CA CA

Los Angeles-Long Beach-Anaheim Los Angeles-Long Beach-Anaheim Los Angeles-Long Beach-Anaheim

14 98.3% 26

13 97.5% 52

Laguna Niguel Plaza Marina Shores

91 94.8% 43

Stater Bros.

$23.69

Ralphs

GRI C GRI

152

152 98.9% 58

Albertsons

$27.31

40% 20% 40% 40%

Mariposa Shopping Center Morningside Plaza

Navajo Shopping Center Newland Center

83 89.8% 44

$19.03

Oak Shade Town Center Oakbrook Plaza

(2) Parnassus Heights Medical

GRI

CA CA CA CA CA CA CA CA CA CA

Los Angeles-Long Beach-Anaheim Los Angeles-Long Beach-Anaheim San Jose-Sunnyvale-Santa Clara Los Angeles-Long Beach-Anaheim San Diego-Chula Vista-Carlsbad Los Angeles-Long Beach-Anaheim

17 100.0%

39 39

127

51 94.0% 43

102

41 92.2% 44

Sacramento-Roseville-Folsom Oxnard-Thousand Oaks-Ventura San Francisco-Oakland-Berkeley San Francisco-Oakland-Berkeley

104

104 99.3% 40

(Albertsons), CVS

Whole Foods, PETCO Safeway, CVS, Ross Dress for Less

Albertsons, Rite Aid, O'Reilly Auto Parts

Safeway, Office Max, Rite Aid Gelson's Markets, (Longs Drug)

$21.23

$14.21

$22.36

RLP

50%

146

73 92.4%

University of CA

$87.48

Persimmon Place

153

153 96.1% 40

Whole Foods, Nordstrom Rack, Homegoods

$36.71

Plaza Escuela

San Francisco-Oakland-Berkeley

154

154 84.3%

The Container Store, Trufusion, Talbots, The Cheesecake

Factory

Plaza Hermosa

95 100.0% 37

Von's, CVS

163

163 11.0%

Cost Plus World Market

Pleasant Hill Shopping Center (2) Pleasanton Plaza

Point Loma Plaza

GRIGRI

40% 40%

CA CA CA CA

Los Angeles-Long Beach-Anaheim San Francisco-Oakland-Berkeley San Francisco-Oakland-Berkeley San Diego-Chula Vista-Carlsbad

227

91 100.0%

205

82 93.4% 50

Target, Burlington, Ross Dress for Less, Homegoods

Von's, Jo-Ann Fabrics, Marshalls, UFC Gym

Safeway, Decathlon Sport, 24 Hour Fitness, Ross Dress for

Potrero Center

San Francisco-Oakland-Berkeley

227

227 96.8% 60

Less, Petco, Party City

Powell Street Plaza

San Francisco-Oakland-Berkeley

166

166 97.0% 10

Trader Joe's, Beverages & More!, Ross Dress For Less,

Marshalls, Old Navy

90 100.0% 55

60 100.0% 35

52 97.7% 37

Superior Super Warehouse

Prairie City Crossing Raley's Supermarket Ralphs Circle Center Rancho San Diego Village Rona Plaza

GRIC

20% 40%

CA CA CA CA CA CA CA CA CA

Sacramento-Roseville-Folsom Sacramento-Roseville-Folsom Los Angeles-Long Beach-Anaheim San Diego-Chula Vista-Carlsbad Los Angeles-Long Beach-Anaheim

13 100.0% 63

153

61 96.5% 40

San Carlos Marketplace Scripps Ranch Marketplace San Leandro Plaza

132

132 98.7% 57

Vons, CVS

$32.14

San Francisco-Oakland-Berkeley San Diego-Chula Vista-Carlsbad San Francisco-Oakland-Berkeley Los Angeles-Long Beach-Anaheim

154

154 100.0%

50 100.0%

Safeway Raley's Ralphs

Smart & Final, (Longs Drug), 24 Hour Fitness

TJ Maxx, Best Buy, PetSmart, Bassett Furniture

$14.00

$23.16

$36.27

38 38

(Safeway), (CVS)

$37.22

Seal Beach

20%

19 95.7% 48

Safeway, CVS

Portfolio Summary Report By State

December 31, 2020

(GLA in thousands)

JVs at 100%REG's pro-rata shareREG's pro-rata share

REG's pro-rata shareREG %

Property Name

State

CBSA

GLA

% Leased

% Leased - Retail Operating Properties

Retailer-Owned

GLA

(2) Sequoia Station

San Francisco-Oakland-Berkeley

103

103 86.9%

62 62

(Safeway), CVS, Barnes & Noble, Old NavySerramonte Center

San Francisco-Oakland-Berkeley

1,070

1,070 88.0%

Macy's, Target, Dick's Sporting Goods, Dave & Buster's, Nordstrom Rack, Buy Buy Baby, Cost Plus World Market, DAISO, H&M, Old Navy, Party City, Ross, TJ Maxx, Uniqlo

$25.66

Shoppes at Homestead Silverado Plaza

CA CA CA CA CA CA CA

San Jose-Sunnyvale-Santa Clara

113

113 96.9%

(Orchard Supply Hardware), CVS, Crunch Fitness

Napa

34 96.3% 32

Nob Hill, CVS

$21.61

Snell & Branham Plaza Talega Village Center Tassajara CrossingGRI GRI

40% 40%

102

102 95.9% 46

Ralphs

San Jose-Sunnyvale-Santa Clara Los Angeles-Long Beach-Anaheim

37 96.4% 53

San Francisco-Oakland-Berkeley San Diego-Chula Vista-Carlsbad Sacramento-Roseville-Folsom

146

146 97.6% 56

Safeway

Safeway, CVS, Alamo Hardware

149

149 96.8% 52

Ralphs, Trader Joe's

The Hub Hillcrest Market The Marketplace

111

111 98.6% 35

Safeway,CVS, Petco

Trader Joe's, The Sports Basement, Camera Cinemas,

(2) The Pruneyard

San Jose-Sunnyvale-Santa Clara

260

260 97.3% 13

$39.76

Marshalls

Town and Country Center Tustin Legacy

112

112 97.9% 44

208

208 98.0% 45

35% 40%

87 100.0% 37

Whole Foods

CA CA CA CA CA CA CA CA CA

88 95.9% 25

Safeway, Rite Aid

Twin Oaks Shopping Center Twin Peaks

Valencia Crossroads Village at La Floresta Von's Circle Center West Park Plaza

Westlake Village Plaza and Center

GRI

Los Angeles-Long Beach-Anaheim Los Angeles-Long Beach-Anaheim Los Angeles-Long Beach-Anaheim San Diego-Chula Vista-Carlsbad Los Angeles-Long Beach-Anaheim Los Angeles-Long Beach-Anaheim Los Angeles-Long Beach-Anaheim San Jose-Sunnyvale-Santa Clara Oxnard-Thousand Oaks-Ventura

230

81 37.5% 41

39 99.1% 41

173

173 100.0% 35

151

151 98.4% 45

201

201 94.9% 72

Whole Foods, CVS, Citibank

Stater Bros, CVS Ralphs, Rite Aid Target, Grocer Whole Foods, Kohl's

Von's, Ross Dress for Less, Planet Fitness

Von's, Sprouts, (CVS)

Willows Shopping Center

San Francisco-Oakland-Berkeley

249

249 67.8%

REI, UFC Gym, Old Navy, Ulta

$29.31

Woodman Van Nuys Woodside Central Ygnacio Plaza

113

(Target),Chuck E. Cheese, Marshalls

$25.62

GRI

40%

CA CA CA CA

Los Angeles-Long Beach-Anaheim San Francisco-Oakland-Berkeley San Francisco-Oakland-Berkeley

108

108 99.2% 78

El Super

110 11,413

81 90.0% 44 97.0%

Sports Basement,TJ Maxx

9,504

91.9%

93.5%

780

2,670

King Soopers, Hobby Lobby, Applejack Liquors, PetSmart,Applewood Shopping Ctr

GRI

40% 40%CO

Denver-Aurora-Lakewood

354

141 90.2% 71

Homegoods, Sierra Trading Post, Ulta

$14.98

Alcove On Arapahoe

GRI

Boulder

159

64 80.9% 44

Safeway, Jo-Ann Fabrics, PETCO, HomeGoods

Belleview Square Boulevard Center Buckley Square Centerplace of Greeley III Cherrywood Square Shop Ctr Crossroads Commons Crossroads Commons II Falcon Marketplace Hilltop Village Littleton Square Lloyd King Center Marketplace at Briargate Monument Jackson Creek Ralston Square Shopping Center Shops at Quail Creek

79 78.1%

53 53

CO CO CO CO CO CO CO CO CO CO CO CO CO CO CO CO CO CO

Denver-Aurora-Lakewood Denver-Aurora-Lakewood Denver-Aurora-Lakewood

GRI C C

40% 20% 20%

Greeley Denver-Aurora-Lakewood

117

117 98.8% 65

116

116 95.5% 62

119

119 100.0%

39 94.2% 72

King Soopers

(Safeway), One Hour Optical King Soopers, Ace Hardware Hobby Lobby, Best Buy, TJ Maxx

King Soopers

Boulder

143

29 91.2% 66

$29.36

Boulder Colorado Springs Denver-Aurora-Lakewood Denver-Aurora-Lakewood Denver-Aurora-Lakewood

4 93.4%

Whole Foods, Barnes & Noble (Whole Foods), (Barnes & Noble)

22 93.8%

184 50

(Wal-Mart)

$24.10

100

100 97.8% 66

King Soopers King Soopers King Soopers (King Soopers) King Soopers King Soopers (King Soopers) King Soopers King Soopers

$11.45

99 98.5% 78

$11.25

83 93.3% 61

$11.76

Colorado Springs

29 96.3%

66 66

$32.82

Colorado Springs

85 100.0% 70

GRI

40%

33 97.0% 55

93 100.0% 70

Stroh Ranch Woodmen Plaza

Denver-Aurora-Lakewood Denver-Aurora-Lakewood Denver-Aurora-Lakewood

38 96.3%

100 100

Colorado Springs

116 1,951

116 91.8% 70

1,407

93.2%

94.4%

403

1,119

Brick Walk

122

122 94.8%

22 Crescent Road 91 Danbury Road Black Rock

M M

80% 80%

CT CT CT CTBridgeport-Stamford-Norwalk Bridgeport-Stamford-Norwalk Bridgeport-Stamford-Norwalk Bridgeport-Stamford-Norwalk

Brookside Plaza

Hartford-E Hartford-Middletown

4 100.0%

5 100.0%

- -

98 89.4%

220

220 80.0% 60

Old Navy, The Clubhouse -

ShopRite, Bed, Bath & Beyond, TJ Maxx, PetSmart,

Staples, Burlington Coat Factory

43 95.9% 12

Trader Joe's

Compo Acres Shopping Center Copps Hill Plaza

CT CT

Bridgeport-Stamford-Norwalk Bridgeport-Stamford-Norwalk

185

185 100.0% 59

Stop & Shop, Kohl's, Rite Aid

$13.70

Trader Joe's, Best Buy, Edge Fitness, Old Navy, The Tile

Corbin's Corner

GRI

40%

Hartford-E Hartford-Middletown

186

74 95.8% 10

Shop, Total Wine and More

Danbury Green

Bridgeport-Stamford-Norwalk

124

124 95.6% 12

Darinor Plaza Fairfield Center Post Road Plaza Southbury Green

20 100.0% 11

Trader Joe's

$54.83

Trader Joe's, Hilton Garden Inn, DSW, Staples, Rite Aid,

Warehouse Wines & Liquors

80%

CT CT CT CT CT CT

Bridgeport-Stamford-Norwalk Bridgeport-Stamford-Norwalk Bridgeport-Stamford-Norwalk

153

153 100.0%

94 92.8%

New Haven-Milford Bridgeport-Stamford-Norwalk Bridgeport-Stamford-Norwalk

156

156 84.6% 60

Kohl's, Old Navy, Party City Fairfield University Bookstore, Merril Lynch

$25.34

ShopRite, Homegoods

$22.84

90 74.9% 22

$42.71

Westport Row (fka The Village Center) Walmart Norwalk

142

142 100.0% 112

The Fresh Market WalMart, HomeGoods

$0.56

Portfolio Summary Report By State

December 31, 2020

(GLA in thousands)

JVs at 100%REG's pro-rata shareREG's pro-rata share

REG's pro-rata shareREG %

Property Name

State

CTCBSA

GLA 1,643

GLA 1,531

% Leased 92.1%

% Leased - Retail Operating Properties 91.9%Retailer-Owned

GLA 0

GLA 358

Shops at The Columbia Spring Valley Shopping Center

7 82.4%

- $108.55

RC GRI

25% 40%

DC DC DC

Washington-Arlington-Alexandri Washington-Arlington-Alexandri

23 17 40

6 100.0%

Trader Joe's $39.31

92.5%

90.5%

232 94.6%

Acme Markets $15.01

Pike Creek Shoppes of GraylynGRI

40%

DE DE DE

Philadelphia-Camden-Wilmington Philadelphia-Camden-Wilmington

232 64 296

26 89.7%

Rite Aid $24.40

257

93.5%

94.1%

Alafaya Village Anastasia Plaza Atlantic Village

FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL

Orlando-Kissimmee-Sanford

38 93.9%

58 58

(Lucky's)

Jacksonville

102

102 95.9% 49

Publix

Jacksonville

110

110 97.4%

LA Fitness, Pet Supplies Plus

97 97.5% 49

Publix, CVS

Aventura Shopping Center Aventura Square

(2) Banco Popular Building

33 0.0%

$0.00

Miami-Ft Lauderdale-PompanoBch Miami-Ft Lauderdale-PompanoBch Miami-Ft Lauderdale-PompanoBch

40 92.9%

Walgreens

144

144 77.8%

Berkshire Commons Bird 107 Plaza

252

252 94.5% 48

Publix, Bealls, Dollar Tree, Home Centric, LA Fitness

Naples-Marco Island Miami-Ft Lauderdale-PompanoBch Miami-Ft Lauderdale-PompanoBch Tampa-St Petersburg-Clearwater Miami-Ft Lauderdale-PompanoBch Miami-Ft Lauderdale-PompanoBch Miami-Ft Lauderdale-PompanoBch

110

110 97.9% 66

Bird Ludlam Bloomingdale Square Boca Village Square Boynton Lakes Plaza Boynton Plaza

192

192 96.8% 44

92 94.2% 36

Bed, Bath & Beyond, DSW, Jewelry Exchange, Old Navy -

Publix, Walgreens

Winn-Dixie, CVS, Goodwill

Publix, CVS

110

110 97.9% 46

Publix, Citi Trends, Pet Supermarket

105

105 97.2% 54

Publix, CVS

Jacksonville

50 97.2% 20

The Fresh Market

Brooklyn Station on Riverside Caligo Crossing

Miami-Ft Lauderdale-PompanoBch

Tallahassee

73 95.9% 13

Carriage Gate Cashmere Corners Charlotte Square Chasewood Plaza

91 89.2% 44

$10.92

Port St. Lucie Punta Gorda

Miami-Ft Lauderdale-PompanoBch

11 61.0%

86 80.0% 44

152

152 96.4% 54

(Kohl's) Trader Joe's, TJ Maxx

WalMart WalMart, Buffet City Publix, Pet Smart

$14.04

Winn-Dixie, Home Depot, Big Lots, Dollar Tree, YouFit

Concord Shopping Plaza

Miami-Ft Lauderdale-PompanoBch

309

309 97.1% 78

$13.06

Health Club

Coral Reef Shopping Center Corkscrew Village

FL FL FL FL FL FL FL FL FL FL FL FL

Miami-Ft Lauderdale-PompanoBch

75 91.2% 25

Aldi, Walgreens

$32.80

82 91.5% 51

Publix

$14.28

193

193 70.4% 46

Publix, Ross Dress for Less

Country Walk Plaza Countryside Shops Courtyard Shopping Center (2) East San Marco

Cape Coral-Fort Myers Miami-Ft Lauderdale-PompanoBch Miami-Ft Lauderdale-PompanoBch

101

101 90.5% 40

Jacksonville Jacksonville Jacksonville

137

137 100.0%

Publix, CVS

$20.37

63 63

(Publix), Target

59 71.3% 39

Publix

Fleming Island Fountain Square Gardens Square Glengary Shoppes Shoppes of Grande Oak Greenwood Shopping Centre

Miami-Ft Lauderdale-PompanoBch Miami-Ft Lauderdale-PompanoBch

132

177

132 97.3% 177 89.1%

130 48

140 46

North Port-Sarasota-Bradenton

Best Buy, Barnes & Noble

Publix, (Target), PETCO, Planet Fitness Publix,(Target), Ross Dress for Less, TJ Maxx, Ulta

90 98.7% 42 93 97.0%

Cape Coral-Fort Myers Miami-Ft Lauderdale-PompanoBch

79 100.0% 54

Publix

$16.78

133

133 93.2% 50

Publix, Beall's

Hammocks Town Center

Miami-Ft Lauderdale-PompanoBch

187

187 97.5%

Publix, Metro-Dade Public Library, (Kendall Ice Arena),86 40

YouFit Health Club, Goodwill, CVS

$17.53

Jacksonville

51 92.0% 39

Publix

$16.33

Jacksonville

15 100.0% 45

$16.03

Orlando-Kissimmee-Sanford

115

115 93.8%

LA Fitness, Walgreens

Hibernia Pavilion Homestead McDonald's John's Creek Center Julington Village Kirkman Shoppes

C C

20% 20%

FL FL FL FL FL

Miami-Ft Lauderdale-PompanoBch

Jacksonville

Lake Mary Centre

Orlando-Kissimmee-Sanford

4 100.0%

16 100.0% 51

360

360 94.3% 25

Publix Publix, (CVS)

The Fresh Market, Academy Sports, Hobby Lobby, LA

Fitness, Ross Dress for Less, Office Depot

$27.74

$16.72

Miami-Ft Lauderdale-PompanoBch

11 58.3%

83 100.0% 46

Publix

Gainesville

181

181 92.4% 40

Publix, Floor & Décor, Dollar Tree

75 93.5% 48

Publix

87 95.9% 61

Publix

Lantana Outparcels Mandarin Landing Millhopper Shopping Center Naples Walk

Newberry Square Nocatee Town Center Northgate Square Oakleaf Commons Ocala Corners

FL FL FL FL FL FL FL FL FL

Jacksonville

Gainesville Naples-Marco Island

Jacksonville Tampa-St Petersburg-Clearwater

140

140 89.1% 50

125

125 96.8% 51

112

112 97.7% 54

Jacksonville Tallahassee

74 96.2% 46

Old St Augustine Plaza

Jacksonville

248

248 100.0% 52

Whole Foods, Office Depot, Aveda Institute

Publix

Publix, Burlington Coat Factory, Hobby Lobby, LA Fitness,

Ross Dress for Less

$15.61

Whole Foods, Office Depot, Marshalls, HomeGoods,

Pablo Plaza

Jacksonville

161

161 96.6% 34

$17.14

PetSmart

Pavillion Pine Island

255

255 97.5% 40

Health Club

FL FL

Naples-Marco Island Miami-Ft Lauderdale-PompanoBch

Pine Ridge Square Pine Tree Plaza

FL FL FL FL

Miami-Ft Lauderdale-PompanoBch

168

168 96.2%

118

118 97.0% 17

LA Fitness, Paragon Theaters, J. Lee Salon Suites Publix, Burlington Coat Factory, Beall's Outlet, YouFit

The Fresh Market, Bed, Bath & Beyond, Marshalls, Ulta

$21.84

$18.33

Jacksonville

63 98.4% 38

Publix

$14.77

(2) Pinecrest Place

Miami-Ft Lauderdale-PompanoBch

70 94.3%

173 47

Whole Foods, (Target)

$39.99

Plaza Venezia

20%

Orlando-Kissimmee-Sanford

202

40 98.9% 51

Publix, Eddie V's

$27.53

Portfolio Summary Report By State

December 31, 2020

(GLA in thousands)

Point Royale Shopping Center Prosperity Centre

Property Name

Regency Square

JVREG %

State

CBSA

FL FL

Miami-Ft Lauderdale-PompanoBch Miami-Ft Lauderdale-PompanoBch

Tampa-St Petersburg-Clearwater

202 124 352

Retailer-Owned

GLA

Winn-Dixie, Burlington Coat Factory, Pasteur Medical

202 92.4% 45 124 95.1%

352 92.7%

Center, Planet Fitness

Bed, Bath & Beyond, Office Depot, TJ Maxx, CVS AMC Theater, (Best Buy), (Macdill), Dollar Tree, Five Below, Marshall's, Michael's, PETCO, Shoe Carnival, Staples,

TJ Maxx, Ulta, Old Navy

$15.97 $22.46 $19.18

Sebastian-Vero Beach

115

115 90.5% 40

$11.63

Ryanwood Square Salerno Village Sawgrass Promenade Seminole Shoppes

Miami-Ft Lauderdale-PompanoBch

107

107 88.5% 36

Publix, Walgreens, Dollar TreeO

50%

FL FL FL FL

Port St. Lucie

5 100.0%

Jacksonville

44 97.4% 54

Publix, Beall's, Harbor Freight Tools -

Publix

Publix, Kohl's, LA Fitness, Office Depot, Ross Dress for

Sheridan Plaza

Miami-Ft Lauderdale-PompanoBch

507

507 93.8% 66

$19.07

Less, Pet Supplies Plus, Wellmax

Shoppes @ 104 Shoppes at Bartram Park Shoppes at Lago Mar Shoppes at Sunlake Centre Shoppes of Jonathan's Landing

FL FL FL FL FL

Miami-Ft Lauderdale-PompanoBch

112

112 92.8% 46

Winn-Dixie, CVS

$19.54

50%

Jacksonville

135

67 95.4%

97 45

Miami-Ft Lauderdale-PompanoBch Tampa-St Petersburg-Clearwater Miami-Ft Lauderdale-PompanoBch

83 90.8% 42

Publix, (Kohl's), (Tutor Time) Publix, YouFit Health Club

111

111 98.7% 46

Publix

27 100.0%

54 54

(Publix)

Shoppes of Oakbrook

Miami-Ft Lauderdale-PompanoBch

200

200 63.8% 44

Publix, Tuesday Morning, Duffy's Sports Bar, CVS

Shoppes of Pebblebrook Plaza Shoppes of Silver Lakes Shoppes of Sunset Shoppes of Sunset II Shops at John's Creek Shops at Skylake

127

127 92.5% 48

Publix, Goodwill

$19.79

50%

FL FL FL FL FL FL

Naples-Marco Island Miami-Ft Lauderdale-PompanoBch Miami-Ft Lauderdale-PompanoBch Miami-Ft Lauderdale-PompanoBch

38 100.0% 61

Publix, (Walgreens)

22 94.8%

- - -

$25.78

28 67.5%

Jacksonville

15 100.0%

$24.79

Miami-Ft Lauderdale-PompanoBch

287

287 91.5% 51

Publix, LA Fitness, TJ Maxx, Goodwill

$24.03

South Beach Regional

Jacksonville

308

308 85.8% 13

Trader Joe's, Home Depot, Ross Dress for Less, Bed Bath & Beyond, Staples

$16.56

South Point

Sebastian-Vero Beach

65 97.8% 45

Publix

$17.07

Starke

NYC

30%

Orlando-Kissimmee-Sanford

152

46 95.4% 52

72 100.0% 29

Sprouts

$27.43

115

115 91.5% 31

$15.34

Suncoast Crossing Tamarac Town Square The Grove

The Plaza at St. Lucie West (2) The Village at Hunter's Lake

Town and Country

Town Square Treasure Coast Plaza Unigold Shopping Center

FL FL FL FL FL FL FL FL FL FL FL

Jacksonville Tampa-St Petersburg-Clearwater Miami-Ft Lauderdale-PompanoBch

Port St. Lucie Tampa-St Petersburg-Clearwater

Orlando-Kissimmee-Sanford Tampa-St Petersburg-Clearwater

Sebastian-Vero Beach Orlando-Kissimmee-Sanford

University Commons

Miami-Ft Lauderdale-PompanoBch

13 100.0%

118

118 95.2%

143

125

125 72.3% 38

CVS Kohl's, (Target) Publix, Dollar Tree Publix, LA Fitness -

27 93.6%

$27.05

$6.76

$12.79

78 97.9%

Ross Dress for Less

44 76.9%

134

134 94.6% 59

180

180 100.0% 51

PETCO

Publix, TJ Maxx

Lucky's, YouFit Health Club, Ross Dress for Less Whole Foods, Nordstrom Rack, Barnes & Noble, Bed Bath & Beyond

NYC

30%

13 97.3% 29

$27.11

Veranda Shoppes Village Center Waterstone Plaza Welleby Plaza Wellington Town Square West Bird Plaza

61 100.0% 46

$17.19

112

112 97.2% 45

Publix, CVS

$31.11

101

101 95.4% 46

West Lake Shopping Center Westchase

47 100.0% 28

Westport Plaza Willa Springs

FL FL FL FL FL FL FL FL FL FL FL

Miami-Ft Lauderdale-PompanoBch Tampa-St Petersburg-Clearwater Miami-Ft Lauderdale-PompanoBch Miami-Ft Lauderdale-PompanoBch Miami-Ft Lauderdale-PompanoBch Miami-Ft Lauderdale-PompanoBch Miami-Ft Lauderdale-PompanoBch Tampa-St Petersburg-Clearwater Miami-Ft Lauderdale-PompanoBch

USAA

20%

Orlando-Kissimmee-Sanford

187

187 80.2% 50

110

110 90.5% 47

99 98.5% 38

79 100.0% 51

90 11,678

18 95.7% 44

Publix Publix, Walgreens

$23.83

Publix Publix, Dollar Tree

$13.67

- Winn-Dixie, CVS

Publix Publix Publix

11,031

92.8%

92.9%

1,107

3,503

89 84.7% 38

PublixAshford Place Briarcliff La Vista Briarcliff Village Bridgemill Market Brighten Park Buckhead Court

GA GA GA GA GA GAAtlanta-SandySprings-Alpharett Atlanta-SandySprings-Alpharett Atlanta-SandySprings-Alpharett Atlanta-SandySprings-Alpharett Atlanta-SandySprings-Alpharett Atlanta-SandySprings-Alpharett

Buckhead Station

Atlanta-SandySprings-Alpharett

53 96.7%

43 100.0%

189

189 98.4% 43

137

137 86.7% 25

49 100.0%

234

234 100.0%

Harbor Freight Tools

Michael's

Publix, Party City, Shoe Carnival, TJ Maxx, Burlington

Lidl, Dance 101 -

Nordstrom Rack, TJ Maxx, Bed Bath & Beyond, Saks Off

Fifth, DSW, Cost Plus World Market, Old Navy, Ulta

$28.56

$24.43

71 42.8% 41

Cambridge Square Chastain Square

GA GA

Atlanta-SandySprings-Alpharett Atlanta-SandySprings-Alpharett

92 98.4% 37

Publix

$22.63

Aldi, CVS, HealthMarkets Insurance, Diazo Specialty

Cornerstone Square

Atlanta-SandySprings-Alpharett

80 100.0% 18

$17.77

Blueprint

Sope Creek Crossing Dunwoody Hall Dunwoody Village Howell Mill Village Paces Ferry PlazaUSAA

20%

17 93.8% 44

Publix

GA GA GA GA GA GA

92 98.5% 31

Publix, Walgreens

$24.01

Atlanta-SandySprings-Alpharett Atlanta-SandySprings-Alpharett Atlanta-SandySprings-Alpharett Atlanta-SandySprings-Alpharett Atlanta-SandySprings-Alpharett Atlanta-SandySprings-Alpharett

99 95.5% 45

121

121 92.3% 18

82 99.9% 30

Publix

The Fresh Market, Walgreens, Dunwoody Prep

$20.16

Whole Foods

$38.69

Piedmont Peachtree Crossing

152

152 80.5% 56

Kroger, Binders Art Supplies & Frames

$20.48

Portfolio Summary Report By State

December 31, 2020

(GLA in thousands)

JVs at 100%REG's pro-rata shareREG's pro-rata share

REG's pro-rata shareREG %

Property Name

State

CBSA

GLA

% Leased

% Leased - Retail Operating Properties

Retailer-Owned

GLA

Powers Ferry Square

79 87.3%

Publix, The Juice Box $10.17

Powers Ferry Village Russell Ridge

GA GA GAAtlanta-SandySprings-Alpharett Atlanta-SandySprings-Alpharett Atlanta-SandySprings-Alpharett

101

101 100.0%

101

101 93.3%HomeGoods, PETCO $32.24

Sandy Springs

Atlanta-SandySprings-Alpharett

116

116 90.8%

Trader Joe's, Fox's, Peter Glenn Ski & Sports $23.41

48 63 12

Kroger $12.90

The Shops at Hampton Oaks Williamsburg at Dunwoody

45 79.6%

- $26.77

GA GA GA

Atlanta-SandySprings-Alpharett Atlanta-SandySprings-Alpharett

21 30.1%

(CVS) $11.07

45 2,133

2,065

91.5%

551

GRI

40%

265

106 96.1% 87 Super H Mart, Home Depot, O'Reilly Automotive, King SpaCivic Center Plaza Clybourn CommonsIL ILChicago-Naperville-Elgin Chicago-Naperville-Elgin

32 78.3%

PETCO

$36.82

Trader Joe's, Walgreens, Northshore University

Glen Oak Plaza

Chicago-Naperville-Elgin

63 89.2% 12

Healthsystems

Hinsdale

Chicago-Naperville-Elgin

185

185 92.1% 57

(2) Mellody Farm

Chicago-Naperville-Elgin

259 97.3% 45

Riverside Sq & River's Edge

GRI GRI

40% 40%

Chicago-Naperville-Elgin

56 100.0% 51

Mariano's Fresh Market, Ashley Furniture, Walgreens

Roscoe Square Westchester Commons

IL IL

Chicago-Naperville-Elgin Chicago-Naperville-Elgin

Whole Foods, Lowe's, CVS, HomeGoods, REI, Best Buy,

Willow Festival

Chicago-Naperville-Elgin

404 96.9% 60

Ulta

Whole Foods, Goodwill, Charter Fitness, Petco Whole Foods, Nordstrom Rack, REI, HomeGoods, Barnes & Noble, West Elm

259 169 140 139 404

68 97.5% 74

139 92.4% 80

Mariano's Fresh Market, Dollar Tree, Party City, Blink

Fitness

Mariano's Fresh Market, Goodwill

$15.72

$17.39 $21.83 $18.34 $17.99

1,655

1,311

95.6%

95.1%

467

Whole Foods, Dick's Sporting Goods, Ross Dress for Less,Shops on Main

Chicago-Naperville-Elgin

279 95.8% 40

HomeGoods, DSW, Nordstrom Rack, Marshalls

21 78.5% 12

Trader Joe's

Willow Lake Shopping Center Willow Lake West Shopping Center

GRI GRI

94% 40% 40%

IN IN IN

Indianapolis-Carmel-Anderson Indianapolis-Carmel-Anderson

279 86 53 418

34 62.0%

64 64

(Kroger)

$15.85 $17.59 $26.99

335

86.7%

91.2%

116

Fellsway Plaza

75%

Boston-Cambridge-Newton

158

158 84.2% 61

$25.07

Stop & Shop, Modells Sporting Goods, Planet Fitness Wegmans, BJ's Wholesale Club, Kohl's,Dick's SportingNorthborough Crossing

NYC

30%

Worcester

646

194 96.6% 139 Goods, Pottery Barn Outlet, TJ Maxx, Michael's, PetSmart,

Homegoods, Old Navy, Homesense

60 100.0% 60

Shaw's

$17.58

66 100.0% 66

Star Market

76 100.0% 55

Shaw's

$25.10

Shaw's at Plymouth Shops at Saugus Star's at Cambridge Star's at Quincy

Star's at West Roxbury The Abbot

MA MA MA MA MA MA

Boston-Cambridge-Newton Boston-Cambridge-Newton Boston-Cambridge-Newton Boston-Cambridge-Newton Boston-Cambridge-Newton Boston-Cambridge-Newton

87 90.8% 11

101

101 100.0% 101

Trader Joe's, La-Z-Boy, PetSmart

Star Market

65 22.7%

$0.00

Shaw's, Marshall's, Extra Space Storage, Walgreens, K&G

Twin City Plaza

Boston-Cambridge-Newton

285

285 100.0% 63

$21.30

Fashion, Dollar Tree, Everfitness, Formlabs

1,544

1,092

93.2%

91.7%

556

20%

6 100.0% 9

Trader Joe's

$40.42

Burnt Mills Cloppers Mill Village Festival at Woodholme Firstfield Shopping CenterC GRI GRI GRI

40%

MD MD MD MD

Washington-Arlington-Alexandri Washington-Arlington-Alexandri

137

55 89.0% 70

Shoppers Food Warehouse, CVS, Dollar Tree

$17.80

40%

32 85.3% 10

Trader Joe's

$39.80

40%

Baltimore-Columbia-Towson Washington-Arlington-Alexandri

9 74.7%

Giant, Parkville Lanes, Dollar Tree, Petco, The Cellar

Parkville Shopping Center

GRI

40%

Baltimore-Columbia-Towson

165

66 96.0% 41

Parkville

Southside Marketplace Takoma Park

40%

104

42 100.0% 64

Lidl

Valley Centre

GRI GRI GRI

40%

MD MD MD MD MD MD MD MD

Baltimore-Columbia-Towson Washington-Arlington-Alexandri

40%

Baltimore-Columbia-Towson

125

50 95.5% 44

220

88 81.5% 18

Shoppers Food Warehouse

Aldi,TJ Maxx, Ross Dress for Less, PetSmart, Michael's

Baltimore-Columbia-Towson

121

121 93.6%

75 63

Giant, (Sunrise)

Village at Lee Airpark Watkins Park Plaza Westbard Square Woodmoor Shopping Center

GRI

40%

Washington-Arlington-Alexandri Washington-Arlington-Alexandri Washington-Arlington-Alexandri

111

45 100.0%

69 1,400

213

213 86.6% 55 28 98.4%

LA Fitness, CVS Giant, Citgo, Bowlmor AMF

CVS

754

91.2%

90.6%

374

Fenton Marketplace

MI MI

Flint

97 97

100.0% 100.0%

Family Farm & Home, Michael's

$8.64

100.0%

Jo-Ann Fabrics, Experience Fitness, (Burlington CoatApple Valley Square

25%

17 97.6%

Whole Foods

$27.84

Cedar Commons (fka Calhoun Commons) Colonial Square

RC RC GRI

40%

25%

MN MN MNMinneapol-St. Paul-Bloomington Minneapol-St. Paul-Bloomington Minneapol-St. Paul-Bloomington

176

44 100.0%

37 100.0%

Factory), (Aldi), Savers, PETCO

40%

204

82 99.3%

Kohl's, PetSmart, HomeGoods, TJ Maxx

Rockford Road Plaza Rockridge Center

GRI C

20%

MN MN MN

Minneapol-St. Paul-Bloomington Minneapol-St. Paul-Bloomington

125 665

25 92.0%

50 44 89

Lund's

$25.43

CUB Foods

205

98.0%

98.5%

183

Brentwood Plaza Bridgeton Dardenne Crossing

MO MO MOSt. Louis St. Louis St. Louis

60 71 67

60 100.0%

52 63 63

Schnucks $11.29

71 100.0%

130

Schnucks, (Home Depot) $12.26

67 100.0%

Schnucks $11.05

Portfolio Summary Report By State

December 31, 2020

(GLA in thousands)

JVs at 100%REG's pro-rata shareREG's pro-rata share

REG's pro-rata shareREG %

Property Name

State

CBSA

GLA

% Leased

% Leased - Retail Operating Properties

Retailer-Owned

GLA

Walmart, (Target), (Lowe's), TJ Maxx, HomeGoods,Kirkwood Commons

St. Louis

210

100.0%

258

136

$10.05

Famous Footwear

408

100.0%

388

314

Carmel Commons

Charlotte-Concord-Gastonia

135

135 79.1% 14

The Fresh Market, Chuck E. Cheese, Party City

$23.96

Cochran Commons

20%

NC NC NC NC

Charlotte-Concord-Gastonia

13 100.0% 42

Harris Teeter, (Walgreens)

$16.99

58 100.0% 40

$27.82

Market at Colonnade Center Glenwood Village

Harris Crossing

65 100.0% 53

Holly Park

Raleigh-Cary Raleigh-Cary Raleigh-Cary

43 100.0% 28

Raleigh-Cary

65 160

160 100.0% 12

Whole Foods Harris Teeter Harris Teeter

DSW, Trader Joe's, Ross Dress For Less, Staples, US

Fitness Products, Jerry's Artarama, Pet Supplies Plus, Ulta

$16.63

$9.50 $17.92

88 100.0% 58

Harris Teeter

$13.43

Lake Pine Plaza (2) Midtown East

25%

19 100.0% 50

Providence Commons Ridgewood Shopping Center Shops at Erwin Mill Shoppes of Kildaire Southpoint Crossing Sutton Square

O RC C M

50%

NC NC NC NC NC NC NC NC

Raleigh-Cary Raleigh-Cary Charlotte-Concord-Gastonia

159

79 98.2% 120

20%

Raleigh-Cary Durham-Chapel Hill

19 86.3% 30

Wegmans Harris Teeter Whole Foods, Walgreens

$18.82

55%

91 94.7% 53

Harris Teeter

$18.56

GRI

40%

Raleigh-Cary Durham-Chapel Hill

145

58 97.8% 46

Trader Joe's, Aldi, Fitness Connection, Staples

103

103 98.4% 59

Harris Teeter

$16.47

20%

Raleigh-Cary

101

20 86.8% 24

The Fresh Market

Harris Teeter, The Fresh Market, Wake Public Library, Walgreens, Talbots, Great Outdoor Provision Co., York

Village District (fka Cameron Village)

30%

Raleigh-Cary

558

167 90.2% 87

$25.06

Properties,The Cheshire Cat Gallery, Crunch Fitness Select

Club, Bailey's Fine Jewelry, Sephora

65 97.9% 49

PublixVillage Plaza Willow Oaks

Woodcroft Shopping Center

20%

NC NC NC NC

Durham-Chapel Hill Charlotte-Concord-Gastonia

74 65 90 2,167

15 100.0% 42

Durham-Chapel Hill

90 100.0% 41

Whole Foods, Community Worx

Food Lion, ACE Hardware

$22.07 $17.32 $13.87

1,288

94.3%

95.3%

848

Chimney Rock

New York-Newark-Jersey City

218

218 99.3% 50

Whole Foods, Nordstrom Rack, Saks Off 5th, The Container Store, Cost Plus World Market, Ulta

$36.78

13 100.0% 44

Whole Foods

42 85.9% 60

District at Metuchen Haddon Commons Plaza Square Riverfront Plaza

C GRI GRI NYC

20% 40% 40% 30%NJ NJ NJ NJ NJ

New York-Newark-Jersey City Philadelphia-Camden-Wilmington New York-Newark-Jersey City New York-Newark-Jersey City

67 54 104 129 572

22 100.0% 34

39 91.7% 70

Acme Markets

Shop Rite ShopRite

$29.76 $15.06 $21.73 $26.82

333

95.3%

96.8%

258

1175 Third Avenue

25 100.0% 25

The Food Emporium

$116.62

101 7th Avenue

90 - 30 Metropolitan Avenue

60 93.9% 11

Trader Joe's, Staples, Michaels

$34.27

1225-1239 Second Ave

NY NY NY NYNew York-Newark-Jersey City New York-Newark-Jersey City New York-Newark-Jersey City New York-Newark-Jersey City

57 0.0%

18 100.0%

Broadway Plaza

Clocktower Plaza Shopping Ctr

79 100.0% 63

Stop & Shop

$49.56

The Gallery at Westbury Plaza

NY NY

New York-Newark-Jersey City New York-Newark-Jersey City

New York-Newark-Jersey City

147

147 91.8% 18

312

312 98.0% 13

CVS

Aldi, Bob's Discount Furniture, TJ Maxx, Blink Fitness, Best

Buy

Trader Joe's, Nordstrom Rack, Saks Fifth Avenue, Bloomingdale's, The Container Store, HomeGoods, Old Navy, Gap Outlet, Bassett Home Furnishings, Famous

Footwear

$0.00

$125.79

$40.88

Hewlett Crossing I & II

53 98.7%

Petco

Rivertowns Square

NY NY

New York-Newark-Jersey City New York-Newark-Jersey City

116

116 58.4% 18

Ulta, The Learning Experience, Mom's Organic Market

105

105 97.4% 52

King Kullen

The Point at Garden City Park Lake Grove Commons

GRI

40%

NY NY

New York-Newark-Jersey City New York-Newark-Jersey City

141

57 100.0% 48

Whole Foods, LA Fitness, PETCO

WalMart, Costco, Marshalls, Total Wine and More, Olive

Westbury Plaza

New York-Newark-Jersey City

397 95.6% 110

Garden

397 1511

1426

90.2%

89.6%

357

196

196 98.2% 66

Kroger, Shoe Carnival, TJ Maxx, Tuesday Morning

$11.99

Cherry Grove East Pointe

OH OHCincinnati Columbus

109

109 94.3% 76

Kroger, Remke Markets, Walgreens, Jo-Ann Fabrics, Ace

Hyde Park

Cincinnati

401

401 96.6% 169

$16.51

Hardware, Staples, Marshalls

Kroger New Albany Center Northgate Plaza (Maxtown Road) Red Bank Village

50%

OH OH OH OH OH

Columbus Columbus Cincinnati Cincinnati Cincinnati

93 100.0% 65

Kroger

$13.10

114

114 100.0%

90 91

Kroger, (Home Depot)

$11.75

176

Regency Commons West Chester Plaza

176 99.2% 152 34 79.2%

88 100.0% 67

WalMart

$7.47

- Kroger

Portfolio Summary Report By State

December 31, 2020

(GLA in thousands)

JVs at 100%REG's pro-rata shareREG's pro-rata share

REG's pro-rata shareREG %

Property Name

State OHCBSA

GLA 1,211

% Leased 97.4%

% Leased - Retail Operating Properties 97.4%Retailer-Owned

GLA 90

GLA 685

Corvallis Market Center Greenway Town Center Murrayhill Marketplace Northgate Marketplace Northgate Marketplace Ph II Sherwood Crossroads Tanasbourne Market Walker Center

GRI

40%

37 100.0%

Whole Foods, Rite Aid, Dollar Tree $16.05

OR OR OR OR OR OR OR OR OR

Corvallis Portland-Vancouver-Hillsboro Portland-Vancouver-Hillsboro

85 90.9%

150

150 88.7%

12 38 41 13 55 57

Trader Joe's, TJ Maxx, Michael's $21.75

Safeway, Planet Fitness $19.89

Medford

81 91.6%

Trader Joe's, REI, PETCO $22.80

Medford

177

177 97.4%

Dick's Sporting Goods, Homegoods, Marshalls $17.10

88 100.0%

Safeway $12.02

90 98.4%

Bed Bath & Beyond $21.88

Portland-Vancouver-Hillsboro Portland-Vancouver-Hillsboro Portland-Vancouver-Hillsboro

71 100.0%

Whole Foods $30.18

90 835

779

95.5%

95.2%

215

18 100.0%

Ahart's Market $16.08

221

221 95.9%

Trader Joe's, Staples, TJ Maxx, Jo-Ann Fabrics $32.63

Allen Street Shopping Ctr City Avenue Shopping Center Gateway Shopping Center Hershey

GRI GRI

40% 40%

PA PA PA PA PA PA PA PA PA PA

Allentown-Bethlehem-Easton Philadelphia-Camden-Wilmington Philadelphia-Camden-Wilmington

162

65 80.4%

22 11

Ross Dress for Less, TJ Maxx, Dollar Tree $19.32

Harrisburg-Carlisle

6 100.0%

- $30.00

90 100.0%

244

111

(Wegmans), (Target), Burlington Coat Factory, PETCO $26.41

143

57 85.6%

Acme Markets, Michael's $18.73

Lower Nazareth Commons Mercer Square Shopping Center Newtown Square Shopping Center Stefko Boulevard Shopping Center Warwick Square Shopping Center

GRI GRI GRI GRI

40% 40% 40% 40%

Allentown-Bethlehem-Easton Philadelphia-Camden-Wilmington Philadelphia-Camden-Wilmington

37 94.7%

Weis Markets $24.37

Allentown-Bethlehem-Easton Philadelphia-Camden-Wilmington

134

54 94.1%

Valley Farm Market, Dollar Tree, Retro Fitness $10.63

37 44.3%

- $28.33

93 987

585

87.2%

90.4%

244

375

(2) Indigo Square

51 98.4%

Publix $29.20

Merchants Village

GRI

40%

SC SC SC

Charleston-North Charleston Charleston-North Charleston

51 80 131

32 98.5%

22 38

Publix $17.10

98.4%

Harpeth Village Fieldstone Northlake Village Peartree Village

138 87.7%

Kroger $14.05

TN TN TN TNNashvil-Davdsn-Murfree-Frankln Nashvil-Davdsn-Murfree-Frankln Nashvil-Davdsn-Murfree-Frankln

70 138 110 318

70 100.0%

110 100.0%

55 75 84

Publix $15.88

Kroger, PETCO $19.96

318

94.6%

214

Alden Bridge Bethany Park Place CityLine MarketUSAA USAA

20% 20%

TX TX TX TX TX TX

Houston-Woodlands-Sugar Land

139

28 98.0% 68

Kroger, Walgreens

$20.91

Dallas-Fort Worth-Arlington

20 96.6% 83

$11.66

Dallas-Fort Worth-Arlington

81 95.0% 40

Kroger Whole Foods

$27.65

Dallas-Fort Worth-Arlington

22 93.8%

$26.64

CityLine Market Phase II Cochran's Crossing

(2) Eastfield at Baybrook

50%

106

53 100.0% 106

H.E.B

Hancock

Houston-Woodlands-Sugar Land Houston-Woodlands-Sugar Land

Austin-Round Rock-Georgetown

138

138 90.8% 63

410

410 55.3% 90

CVS Kroger, CVS

H.E.B, Twin Liquors, PETCO, 24 Hour Fitness, Firestone

Complete Auto Care

Dallas-Fort Worth-Arlington

28 84.6% 81 81

(Kroger)

137

137 96.7% 79

Dallas-Fort Worth-Arlington

56 78.8% 63 63

123

123 95.6% 30

Sprout's Markets, Office Depot, Tuesday Morning

$18.52

120

120 89.2% 49

Tom Thumb, Ogle School of Hair Design

$18.37

Hickory Creek Plaza Hillcrest Village Indian Springs Center Keller Town Center Lebanon/Legacy Center Market at Preston Forest Market at Round Rock

Market at Springwoods Village Mockingbird Commons

North Hills

53%

TX TX TX TX TX TX TX TX TX TX

Dallas-Fort Worth-Arlington Houston-Woodlands-Sugar Land

Dallas-Fort Worth-Arlington

Austin-Round Rock-Georgetown Houston-Woodlands-Sugar Land

Dallas-Fort Worth-Arlington Austin-Round Rock-Georgetown

15 100.0%

120

120 94.2% 64

96 98.9% 64

167

167 95.1% 100

145

145 94.2% 60

H.E.B. Tom Thumb (Wal-Mart) Tom Thumb

$16.31

$21.34

Kroger

$16.55

H.E.B.

$22.37

Panther Creek

Houston-Woodlands-Sugar Land

166

166 96.1% 66

CVS, The Woodlands Childrens Museum, Gold's Gym

Prestonbrook (2) Preston Oaks

TX TX TX TX

Dallas-Fort Worth-Arlington

92 100.0% 64

Kroger

$15.03

Dallas-Fort Worth-Arlington

101

101 77.0% 30

H.E.B., Central Market, Talbots

Shiloh Springs Shops at Mira VistaUSAA

20%

Dallas-Fort Worth-Arlington

110

22 87.3% 61

Kroger

Austin-Round Rock-Georgetown

68 100.0% 15

Trader Joe's, Champions Westlake Gymnastics & Cheer

Southpark at Cinco Ranch

Houston-Woodlands-Sugar Land

265

265 97.6% 101

Kroger, Academy Sports, PETCO, Spec's Liquor and Finer

Foods

129

129 95.5% 63

215

215 89.0% 84

$23.22

Sterling Ridge Sweetwater Plaza Tech Ridge Center

(2) The Village at Riverstone

20%

TX TX TX TX

Houston-Woodlands-Sugar Land Houston-Woodlands-Sugar Land Austin-Round Rock-Georgetown Houston-Woodlands-Sugar Land

134

27 94.6% 65

165

165 96.1% 100

Kroger,CVS Kroger, Walgreens H.E.B., Pinstack

$17.79

Berings, Ross Dress for Less, Michaels, The Next Level

Weslayan Plaza East

GRI

Houston-Woodlands-Sugar Land

68 99.1%

Fitness, Spec's Liquor, Bike Barn

Weslayan Plaza West

GRI

40% 40%

Houston-Woodlands-Sugar Land

Westwood Village Woodway CollectionGRI

40%

TX TX

Houston-Woodlands-Sugar Land Houston-Woodlands-Sugar Land

169 186 187 97 4,086

74 95.5% 52 187 97.1% 127

39 97.3% 45

Randalls Food, Walgreens, PETCO, Jo-Ann's, Tuesday

Morning, Homegoods

(Target), Gold's Gym, PetSmart, Office Max, Ross Dress

For Less, TJ Maxx

Whole Foods

$20.44 $19.97 $20.06 $30.07

3,376

90.6%

89.8%

271

1,788

Portfolio Summary Report By State

December 31, 2020

(GLA in thousands)

Ashburn Farm Village Center Belmont Chase

Property Name

GRI

JVREG %

40% 25% 47% 40%

State

VA VA VA VA

CBSA

Washington-Arlington-Alexandri Washington-Arlington-Alexandri Washington-Arlington-Alexandri

Retailer-Owned

GLA

91 100.0% 40

$32.60

37 100.0% 27

Braemar Village Center (2) Carytown Exchange

RC M

104

26 98.1% 58

Patel Brothers, The Shop Gym Whole Foods, Cooper's Hawk Winery

Safeway

$23.18

Richmond

116

116 54.6% 38

Publix, CVS

$21.02

Centre Ridge Marketplace

GRI

Washington-Arlington-Alexandri

107

43 98.9% 55

United States Coast Guard Ex

$19.68

Point 50

48 96.3% 30

Whole Foods

$29.21

103

41 100.0% 50

Giant

Festival at Manchester Lakes Fox Mill Shopping Center

Greenbriar Town Center

GRI GRI

40% 40% 40% 40% 40% 40% 20%

VA VA VA

Washington-Arlington-Alexandri Washington-Arlington-Alexandri Washington-Arlington-Alexandri

GRI

Washington-Arlington-Alexandri

169

67 79.9% 65

340 90 71 96 132

136 98.7% 62

Grocer, Homesense

Giant, Bob's Discount Furniture, CVS,Ross Dress for Less,

Marshalls, Planet Fitness, Big Blue Swim School

Aldi, Tractor Supply Company, Harbor Freight Tools,

Hanover Village Shopping Center

GRI

Richmond

36 100.0% 18

Tuesday Morning

39 100.0% 51

Giant, CVS

Kamp Washington Shopping Center Kings Park Shopping Center

Lorton Station Marketplace

GRI GRI C

VA VA VA

Washington-Arlington-Alexandri Washington-Arlington-Alexandri Washington-Arlington-Alexandri

29 69.3% 20

26 68.9% 63

Grocer

$27.96 $9.34 $41.09 $32.65 $26.94

Market Common Clarendon

Washington-Arlington-Alexandri

421

421 65.8% 34

Whole Foods, Crate & Barrel, The Container Store, Barnes & Noble, Pottery Barn, Ethan Allen, The Cheesecake

Factory, Jumping Joeys, EquinoxSaratoga Shopping Center Shops at County Center The Field at Commonwealth

97 94.0% 52

GRI

40%

VA VA VAWashington-Arlington-Alexandri Washington-Arlington-Alexandri Washington-Arlington-Alexandri

113

45 98.8% 56

167

167 99.0% 122

Giant

Harris Teeter Wegmans

Giant, Gold's Gym, CVS, Advance Auto Parts, Chuck E.

Village Center at Dulles

Washington-Arlington-Alexandri

301

60 97.0% 48

$27.36

Cheese, HomeGoods, Goodwill, Furniture Max

Village Shopping Center

Willston Centre I

105

42 89.9%

$27.78

Willston Centre II

GRI GRI GRI

20% 40% 40% 40%

VA VA VA VA

Richmond Washington-Arlington-Alexandri Washington-Arlington-Alexandri

116

46 85.9% 45

136 3,017

54 100.0%

Publix, CVS

141 59

CVS, Fashion K City Safeway, (Target)

1,669

88.5%

87.1%

141

994

40%

107

43 98.8% 49

Safeway, TJ Maxx

$16.97

6401 Roosevelt Aurora Marketplace

Ballard Blocks I

GRI O

50%WA WA WASeattle-Tacoma-Bellevue Seattle-Tacoma-Bellevue Seattle-Tacoma-Bellevue

8 69.0%

132

66 95.9% 12

(2) Ballard Blocks II

50%

117

58 99.3% 25

$18.58

Trader Joe's, LA Fitness, Ross Dress for Less PCC Community Markets, Bright Horizons, West Marine,Trufusion, Kaiser Permanente, Prokarma

Safeway, Jo-Ann Fabrics, Ross Dress For Less, Big Lots,

20%

206

41 95.0% 49

Fplanet Fitness, Big 5 Sporting Goods, Dollar Tree

Broadway Market Cascade Plaza Eastgate Plaza Grand Ridge Plaza

Safeway, Regal Cinemas, Dick's Sporting Goods, Marshalls,

331

331 98.8% 45

$25.45

Ulta , Bevmo!

$26.06

O C C GRI

40%

20%

WA WA WA WA WA

Seattle-Tacoma-Bellevue Seattle-Tacoma-Bellevue Seattle-Tacoma-Bellevue Seattle-Tacoma-Bellevue Seattle-Tacoma-Bellevue

67 94.7%

40 40

$35.05

140

28 95.3% 64

34 100.0% 29

Quality Food Centers, Gold's Gym

Safeway, Rite Aid

Inglewood Plaza Klahanie Shopping Center Melrose Market

GRI

40%

37 92.3%

230 13

Marshalls, Bevmo!, Amazon Go Grocery

$28.57

WA WA WA WA WA WA WA WA WA

150

150 96.0% 50

Whole Foods, Bartell, Guitar Center, LA Fitness

$26.11

Seattle-Tacoma-Bellevue Seattle-Tacoma-Bellevue Seattle-Tacoma-Bellevue Seattle-Tacoma-Bellevue Seattle-Tacoma-Bellevue Seattle-Tacoma-Bellevue Seattle-Tacoma-Bellevue Seattle-Tacoma-Bellevue

17 91.9%

- (QFC)

21 85.3%

Overlake Fashion Plaza Pine Lake Village Roosevelt Square Sammamish-Highlands Southcenter

103

103 95.7% 41

58 1,737

101

101 100.0% 58 93.0%

Quality Food Centers, Rite Aid

55 67 112

Trader Joe's, (Safeway), Bartell Drugs

$43.19

$34.32

$24.78

(Target)

1,164

96.5%

96.6%

437

484

Regency Centers Total

51,912

42,242

92.3%

92.9%

4,088

16,548

(1) Major Tenants are the grocery anchor and any tenant 10,000 square feet or greater. Retailers in parenthesis are a shadow anchor and not a part of the owned property.
(2) Non-Same Property.

Note: In-process developments are bolded and italicized.

C:	Co-investment Partnership with Oregon
GRI:	Co-investment Partnership with GRI
M:	Co-investment Partnership with Minority Partner
NYC:	Co-investment Partnership with NYCRF
O:	Other, single property co-investment Partnerships
RC:	Co-investment Partnership with CalSTRS
RLP:	Co-investment Partnership with Rider
USAA:	Co-investment Partnership with USAA

Components of Net Asset Value (NAV)

As of December 31, 2020

(unaudited and in thousands)

Real Estate - Operating

Operating Portfolio NOI excluding Straight-line Rent and Above/Below Market Rent - Current Quarter

Common Shares and Equivalents Outstanding

Common Shares and Equivalents Issued and Outstanding (page 1)

170,445

Wholly Owned NOI (page 5)	$	163,335
Share of JV NOI (page 7)	$	24,649
Less: Noncontrolling Interests (page 7)	$	(1,549)
Base Rent from leases signed but not yet rent-paying - Current Quarter
Retail Operating Properties including redevelopments	$	3,080
Real Estate - In-Process Ground Up Developments
In-Process Development(1)
REG's Estimated Net GAAP Project Costs(2) (page 17, footnote)	$	44,793
% of Costs Incurred (page 17)	43%
Construction in Progress	$	19,300
NOI from In-Process Development - Current Quarter
Proforma Stabilized NOI from current quarter completions	$	243
In-place NOI from In-Process Developments (In Construction)	$	51
Fee Income
Third-Party Management Fees and Commissions - Current Quarter (page 5)	$	7,417
Less: Share of JV's Total fee income - Current Quarter (page 7)	$	(267)
Other Assets
Estimated Market Value of Land
Land held for sale or future development	$	39,416
Outparcels at retail operating properties	12,915
101 7th Avenue at Book Value, Net	25,000
Total Estimated Market Value of Undeveloped Land	$	77,331
Wholly Owned Assets (page 3)
Cash and Cash Equivalents	$	378,450
Tenant and other receivables, excluding Straight line rent receivables	$	143,633
Other Assets, excluding Goodwill	$	87,578
Share of JV Assets (page 6)
Cash and Cash Equivalents	$	21,588
Tenant and other receivables, excluding Straight line rent receivables	$	23,133
Other Assets	$	18,854
Less: Noncontrolling Interests (page 6)	$	(4,957)
Liabilities
Wholly Owned Debt Outstanding (page 12)
Mortgage Loans	$	415,713
Unsecured Public/Private Notes	3,275,000
Unsecured Credit Facilities	265,000
Total Wholly Owned Debt Outstanding	$	3,955,713
Share of JV Debt Outstanding (page 14)	$	537,712
Other Wholly Owned Liabilities (page 3)
Accounts Payable and Other Liabilities	$	302,361
Tenants' Security and Escrow Deposits	$	55,210
Other Share of JV Accounts Liabilities (page 6)
Accounts Payable and Other Liabilities	$	24,588
Tenants' Security and Escrow Deposits	$	4,185
Less: Noncontrolling Interests (page 6)	$	(41,437)
(1) Includes Carytown Exchange, East San Marco, Eastfield at Baybrook
(2) Includes additional interest and overhead capitalization

Supplemental Details of Lease Income (Pro-Rata)

COVID-19 Related Disclosure

For the Three Months and Nine Months Ended December 31, 2020

(unaudited and in thousands)

For the Three Months Ended December 31, 2020

Total Billings/Deferrals and Other RevenueComposition of Lease Income Base Rent

Total Pro-Rata

Collected & OtherReservedAccrued

Accrued & Deferred (4)

Reserved & Deferred (4)

$ 215,991

$300,000

Recoveries from Tenants 68,825

Percentage Rent, Termination Fees, and Other Lease Income 6,191

Total Billings/Deferrals and Other Revenue

291,007

Uncollectible Lease Income (3)

(17,689)

Non-Cash Revenues (1)

7,864

$250,000

Total Lease Income (see pages 5 & 7)

281,182

Lease Income Accrual Reconciliation

Total Pro-Rata

$200,000

Collected - Billed Base Rent/Recoveries & Other Revenue (2)

$ 263,822

Uncollected - Base Rent/Recoveries - Accrued 9,496

Uncollected - Base Rent/Recoveries - Reserved (3) 17,689

Total Billings/Deferrals and Other Revenue

291,007

Uncollectible Lease Income (3)

(17,689)

$150,000

Non-Cash Revenues (1)

7,864

Total Lease Income (see pages 5 & 7)

281,182

$100,000

Composition of Deferred Rent Deferred Rent - Accrued

Total Pro-Rata

$ 1,234

Deferred Rent - Reserved 1,693

Total Deferrals

2,927 $50,000

Three Months Ended December 31, 2020

(in thousands)

For the Nine Months Ended December 31, 2020

Total Billings/Deferrals and Other Revenue

Nine Months Ended December 31, 2020

(in thousands)

(1) Includes pro-rata share of straight line rent on lease income, net of uncollectible amounts, and above/below market rent amortization.
(2) Unbilled recoveries are included in Other Revenues, and represent unbilled amounts for quarterly, semi-annual and annual payers of property expenses.
(3) Represents Base Rent and Recoveries deemed uncollectible.
(4) Contractual deferrals of rent and recoveries billed and recognized through December 31, 2020. Includes deferral agreements executed through January 31, 2021.

Supplemental Details of Same Property NOI (Pro-Rata)

COVID-19 Disclosure

For the Three Months and Nine Months Ended December 31, 2020

(unaudited and in thousands)

* Same Property NOI % change
* Same Property NOI without Termination Fees % change
* Same Property NOI without Termination Fees or Redevelopments % change

Same Property NOI excluding Accrued Lease Income Not Collected

Accrued Lease Income Not Collected

Same Property NOI without Termination Fees and Accrued Lease Income Not Collected % change

Three Months Ended 12/31/20

179,675 -9.9%

177,437 -10.5%

160,973 -10.7%

$ $

168,033 -15.3%

* See page 8

9,404 $

Supplemental Details of Tenant and Other Receivables (Pro-Rata)

COVID-19 Disclosure

As of December 31, 2020

(in thousands)

Total Pro-Rata
Tenant receivables	$	139,924
Less: Uncollectible tenant receivables	(94,731)
Net tenant receivables	$	45,193
Straight line rent receivables	141,580
Less: Uncollectible straight line rent receivables	(41,136)
Net Straight line rent receivables	$	100,444
Other receivables (1)	18,916
Total tenant and other receivables (see pages 3 & 6)	$	164,553

Nine Months Ended 12/31/20

(1) Other receivables include construction receivables, insurance receivables and amounts due from real estate partnerships for management, transaction and other fee income.

510,945 -14.8%

505,413 -15.3%

460,106 -15.0%

18,742

486,671 -18.5%

Earnings Guidance

December 31, 2020

(in thousands, except per share data)

Net Income / Share

Nareit FFO / Share

Core Operating Earnings / Share

Same Property

Same property NOI growth without termination fees (pro-rata)

New Investments

Development and Redevelopment spend (pro-rata)

Acquisitions (pro-rata)

Cap rate (weighted average)

Disposition Activity Dispositions (pro-rata)

Cap rate (weighted average)

Other

Early extinguishment of debt (pro-rata) Net interest expense (pro-rata)

Net G&A expense (pro-rata)

Recurring third party fees & commissions (pro-rata) Certain non-cash items (pro-rata)(1)

2020A

2021E

$0.26 $2.95 $2.97

-11.6%

$141,437 $27,740 4.8%

$190,770 5.7%

$22,042

$179,443

$70,586

$25,411

$19,066

$0.55 - $0.73 $2.96 - $3.14 $2.79 - $2.97

-1.0% to 2.5%

+/- $150,000

+/- $0 0.0%

+/- $150,000 5.5% - 6.0%(2)

$166,000 - $167,000

$82,500 - $86,500

$23,000 - $24,000

+/- $30,000

(1) Includes above and below market rent amortization and straight-line rents and amortization of mark-to-market debt adjustments
(2) Average cap rate calculation excludes the sale of the non-income producing asset for $29.4 million in the first quarter

Forward-looking statements involve risks, uncertainties and assumptions. Actual future performance, outcomes and results may differ materially from those expressed in forward-looking statements. Please refer to the documents filed by Regency Centers Corporation with the SEC, specifically the most recent reports on forms 10K and 10Q, which identify important risk factors which could cause actual results to differ from those contained in the forward-looking statements.

Reconciliation of Net Income to Earnings Guidance

December 31, 2020

(per diluted share)

Nareit FFO and Core Operating Earnings Guidance:Full Year 2021

Low	High
Net income attributable to common stockholders	$	0.55	0.73
Adjustments to reconcile net income to Nareit FFO:
Depreciation and amortization	2.41	2.41
Nareit Funds From Operations	$	2.96	3.14
Adjustments to reconcile Nareit FFO to Core Operating Earnings:
Straight line rent, net	(0.03)	(0.03)
Market rent amortization, net	(0.14)	(0.14)
Core Operating Earnings	$	2.79	2.97

Glossary of Terms December 31, 2020

Core Operating Earnings: An additional performance measure used by Regency as the computation of Nareit FFO includes certain non-comparable items that affect the Company's period-over-period performance. Core Operating Earnings excludes from Nareit FFO: (i) transaction related income or expenses (ii) gains or losses from the early extinguishment of debt; (iii) certain non-cash components of earnings derived from above and below market rent amortization, straight-line rents, and amortization of mark-to-market of debt adjustments; and (iv) other amounts as they occur. The Company provides a reconciliation of Net Income Attributable to Common Stockholders to Nareit FFO to Core Operating Earnings.

Development Completion: A Property in Development is deemed complete upon the earliest of: (i) 90% of total estimated net development costs have been incurred and percent leased equals or exceeds 95%, or (ii) the property features at least two years of anchor operations, or (iii) three years have passed since the start of construction. Once deemed complete, the property is termed a Retail Operating Property the following calendar year.

Fixed Charge Coverage Ratio: Operating EBITDAre divided by the sum of the gross interest and scheduled mortgage principal paid to our lenders.

Nareit Funds From Operations (Nareit FFO): Nareit FFO is a commonly used measure of REIT performance, which the National Association of Real Estate Investment Trusts ("Nareit") defines as net income, computed in accordance with GAAP, excluding gains on sales and impairments of real estate, net of tax, plus depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. Regency computes Nareit FFO for all periods presented in accordance with Nareit's definition. Many companies use different depreciable lives and methods, and real estate values historically fluctuate with market conditions. Since Nareit FFO excludes depreciation and amortization and gains on sale and impairments of real estate, it provides a performance measure that, when compared year over year, reflects the impact on operations from trends in percent leased, rental rates, operating costs, acquisition and development activities, and financing costs. This provides a perspective of the Company's financial performance not immediately apparent from net income determined in accordance with GAAP. Thus, Nareit FFO is a supplemental non-GAAP financial measure of the Company's operating performance, which does not represent cash generated from operating activities in accordance with GAAP; and, therefore, should not be considered a substitute measure of cash flows from operations. The Company provides a reconciliation of Net Income Attributable to Common Stockholders to Nareit FFO.

Net Operating Income (NOI): The sum of base rent, percentage rent, recoveries from tenants, other lease income, and other property income, less operating and maintenance expenses, real estate taxes, ground rent, and uncollectible lease income. NOI excludes straight-line rental income and expense, above and below market rent and ground rent amortization, tenant lease inducement amortization, and other fees. The Company also provides disclosure of NOI excluding termination fees, which excludes both termination fee income and expenses.

Non-Same Property: During either calendar year period being compared, a property acquired, sold, a Property in Development, a Development Completion, or a property under, or being positioned for, significant redevelopment that distorts comparability between periods. Non-retail properties and corporate activities, including the captive insurance program, are part of Non-Same Property. Please refer to the footnote on Property Summary Report for Non-Same Property detail.

Operating EBITDAre: Nareit EBITDAre is a measure of REIT performance, which the Nareit defines as net income, computed in accordance with GAAP, excluding (i) interest expense; (ii) income tax expense; (iii) depreciation and amortization; (iv) gains on sales of real estate; (v) impairments of real estate; and (vi) adjustments to reflect the Company's share of unconsolidated partnerships and joint ventures. Operating EBITDAre excludes from Nareit EBITDAre certain non-cash components of earnings derived from above and below market rent amortization and straight-line rents. The Company provides a reconciliation of Net Income to Nareit EBITDAre to Operating EBITDAre.

Property In Development: Properties in various stages of ground-up development.

Property In Redevelopment: Retail Operating Properties under redevelopment or being positioned for redevelopment. Unless otherwise indicated, a Property in Redevelopment is included in the Same Property pool.

Retail Operating Property: Any retail property not termed a Property In Development. A retail property is any property where the majority of the income is generated from retail uses.

Same Property: Retail Operating Properties that were owned and operated for the entirety of both calendar year periods being compared. This term excludes Property in Development, prior year Development Completions, and Non-Same Properties. Property in Redevelopment is included unless otherwise indicated.

Attachments

Original document
Permalink

Disclaimer

Regency Centers Corporation published this content on 11 February 2021 and is solely responsible for the information contained therein. Distributed by Public, unedited and unaltered, on 11 February 2021 21:33:10 UTC.

Market Closed - Nasdaq Other stock markets 01:29:52 30/05/2024 am IST			5-day change	1st Jan Change
58.68 ^USD	-0.39%		-2.72%	-12.42%

23/05	Mizuho Securities Adjusts Price Target on Regency Centers to $61 From $60	MT
20/05	Truist Adjusts Price Target on Regency Centers to $70 From $72	MT

Mizuho Securities Adjusts Price Target on Regency Centers to $61 From $60	23/05	MT
Truist Adjusts Price Target on Regency Centers to $70 From $72	20/05	MT
Truist Lowers Price Target on Regency Centers to $70 From $72, Keeps Buy Rating	20/05	MT
Scotiabank Adjusts Price Target on Regency Centers to $65 From $68	16/05	MT
JPMorgan Adjusts Price Target on Regency Centers to $71 From $69	14/05	MT
Regency Centers Acquires Compo Shopping Centers in Connecticut	10/05	MT
Regency Centers Continues Northeast Expansion with Connecticut Acquisition	09/05	CI
Regency Centers Corporation acquired Compo Shopping Centers in Connecticut.	09/05	CI
Simon Property reports upbeat Q1 results, raises annual FFO forecast	07/05	RE
BMO Capital Adjusts Price Target on Regency Centers to $69 From $73, Keeps Outperform Rating	06/05	MT
Transcript : Regency Centers Corporation, Q1 2024 Earnings Call, May 03, 2024	03/05
Regency Centers Q1 Nareit FFO Unchanged, Revenue Rises; 2024 FFO Outlook Raised	03/05	MT
Regency Centers beats quarterly FFO estimates, raises annual forecast	03/05	RE
Regency Centers Corporation Reports Earnings Results for the First Quarter Ended March 31, 2024	03/05	CI
Earnings Flash (REG) REGENCY CENTERS CORPORATION Reports Q1 EPS $1.04	03/05	MT
(REG) REGENCY CENTERS CORPORATION Expects Fiscal Year 2024 EPS Range $4.02 - $4.08	03/05	MT
Regency Centers Corporation Provides Updated Guidance for the Full Year of 2024	03/05	CI
Regency Centers Corporation Declares Quarterly Cash Dividend, Payable on July 3, 2024	03/05	CI
Mizuho Initiates Regency Centers With Neutral Rating, $60 Price Target	18/04	MT
Transcript : Regency Centers Corporation Presents at Citi's 2024 Global Property CEO Conference, Mar-05-2024 08:50 AM	05/03
Regency Centers Insider Sold Shares Worth $1,549,307, According to a Recent SEC Filing	23/02	MT
Transcript : Regency Centers Corporation, Q4 2023 Earnings Call, Feb 09, 2024	09/02
Regency Centers Corporation Reports Earnings Results for the Fourth Quarter and Full Year Ended December 31, 2023	09/02	CI
REIT Regency Centers forecasts dull annual FFO	09/02	RE
Regency Centers Q4 Nareit FFO Decreases, Revenue Higher; Issues 2024 Guidance; Shares Slip After Hours	09/02	MT

	1st Jan change	Capi.
REGENCY CENTERS CORPORATION	-12.42%	10.86B
SIMON PROPERTY GROUP, INC.	+3.13%	47.97B
KIMCO REALTY CORPORATION	-14.22%	12.29B
THE LINK REAL ESTATE INVESTMENT TRUST	-22.81%	10.94B
NNN REIT, INC.	-6.57%	7.48B
BRIXMOR PROPERTY GROUP INC.	-7.86%	6.51B
AGREE REALTY CORPORATION	-6.47%	5.95B
VICINITY CENTRES	-6.50%	5.79B
KITE REALTY GROUP TRUST	-8.75%	4.61B
GENERAL DE GALERÍAS COMERCIALES SOCIMI, S.A.	0.00%	4.02B

Regency Centers Corporation

Equities

REG

US7588491032

Commercial REITs

Regency Centers : 2020 4Q Quarterly Supplemental

Latest news about Regency Centers Corporation

Chart Regency Centers Corporation

Company Profile

Income Statement Evolution

Ratings for Regency Centers Corporation

Analysts' Consensus

EPS Revisions

Quarterly earnings - Rate of surprise

Sector Retail REITs