Regency Centers raises quarterly dividend 6% to $0.80

Q: What is REG's 2026 Nareit FFO guidance?

Regency's 2026 Nareit FFO guidance is $4.86 to $4.88 per diluted share. Core Operating Earnings guidance is $4.65 to $4.67 per diluted share, and Same Property NOI growth guidance is 4.25%+.

Q: When is REG's increased quarterly dividend payable?

The $0.800-per-share quarterly common dividend is payable January 5, 2027, to shareholders of record as of December 14, 2026. The Series A and Series B preferred dividends are payable January 29, 2027, to shareholders of record as of January 15, 2027.

Same Property NOI grew 5.1% year over year, and 2026 Nareit FFO guidance is $4.86 to $4.88 per diluted share.

Available on EDGAR 11/05/2026 - 05:17 PM EST Accepted by SEC EDGAR 11/05/2026 - 05:15 PM EST

Filing Impact

(Very High)

Filing Sentiment

(Positive)How Sentiment works

Sentiment and the balance of points

Rhea-AI Sentiment reads the wording of the document, how positive or negative its language is on a 1 to 5 scale. The balance of points shown with the takes weighs what the document actually discloses, so the two can disagree, for example when a trial that missed its main goal is described in upbeat language.

How Sentiment works How the balance works

Form Type

8-K

Rhea-AI Filing Summary

Regency Centers Corporation reported third-quarter 2026 net income attributable to common shareholders of $75.1 million, or $0.41 per diluted share, versus $106.0 million, or $0.58, a year earlier; results included a $65.1 million real-estate impairment provision. Nareit FFO was $1.23 per diluted share, up from $1.15, and Core Operating Earnings was $1.18, up from $1.09. Same Property NOI rose 5.1% year over year, and the portfolio was 97.0% leased as of September 30, 2026.

Regency raised 2026 Nareit FFO guidance to $4.86–$4.88 per diluted share and Core Operating Earnings guidance to $4.65–$4.67; Same Property NOI growth guidance is 4.25%+. Its board declared a quarterly common-stock dividend of $0.800 per share, a 6% increase, payable January 5, 2027, to holders of record December 14, 2026. It also declared Series A and Series B preferred dividends of $0.390625 and $0.367200 per share, payable January 29, 2027.

Regency started $101 million of development and redevelopment projects during the quarter and reported $682 million of in-process project costs as of September 30. Results are preliminary and remain subject to adjustment before the Form 10-Q.

4 points · 0 major

How this balance works

Rhea-AI gives every point it takes from this document a weight. Minor counts 1, Moderate 3 and Major 9, so one Major point outweighs several Minor ones. The bar adds up the weights on each side, and when neither side holds more than 65% of the total the balance reads Mixed.

It reads the document as published, with the same rules for every company, and it does not look at what the market expected or at how the stock traded, so a point can be objectively good on a day the stock falls.

Rhea-AI Sentiment measures something else, the tone of the wording.

How the balance works How Sentiment works

0 major · 1 point

How the balance works

Positive

Moderate pointNareit FFO per diluted share increased to $1.23 from $1.15.
Moderate pointCore Operating Earnings per diluted share increased to $1.18 from $1.09.
Moderate pointSame Property NOI increased 5.1% year over year.
Minor pointCommon dividend increased 6% to $0.800 per share.

Negative

Moderate pointNet income per diluted share declined to $0.41 from $0.58; the quarter included a $65.1 million real-estate impairment provision.

Filing Explained

For 2026, net-income guidance fell while FFO and Core Operating Earnings guidance rose, leaving the updated earnings outlook mixed.

The release reports preliminary third-quarter results and revised 2026 guidance: although Nareit FFO and Core Operating Earnings ranges rose, the net-income-per-diluted-share range fell to $2.31–$2.33 from $2.48–$2.52, leaving the earnings outlook mixed across measures.

As of September 30, 2026, Regency Centers reported $1.4 billion of available revolving-credit capacity, indicating facility borrowing availability rather than cash already held.

The release defines Nareit FFO as a supplemental measure that excludes real-estate sale gains and impairments and adds back real-estate depreciation and amortization, with adjustments for unconsolidated partnerships; it says FFO is not cash generated from operating activities.

Core Operating Earnings further adjusts FFO by excluding certain non-cash and other items that affect period-to-period comparability.

At September 30, 2026, the reported pro-rata net-debt-and-preferred-stock-to-trailing-12-month-operating-EBITDAre ratio was 4.9x, compared with 5.1x at December 31, 2025.

8-K Event Classification

3 items: 2.02, 7.01, 9.01

3 items

Item 2.02 Results of Operations and Financial Condition Financial

Disclosure of earnings results, typically an earnings press release or preliminary financials.

Item 7.01 Regulation FD Disclosure Disclosure

Material non-public information disclosed under Regulation Fair Disclosure, often investor presentations or guidance.

Item 9.01 Financial Statements and Exhibits Exhibits

Financial statements, pro forma financial information, or exhibit attachments filed with this report.

Key Figures

Net income attributable to common shareholders: $75.1 million Net income per diluted share: $0.41 Nareit FFO per diluted share: $1.23 +4 more

7 metrics

Net income attributable to common shareholders $75.1 million Three months ended September 30, 2026; $106.0 million in 2025

Net income per diluted share $0.41 Three months ended September 30, 2026; $0.58 in 2025

Nareit FFO per diluted share $1.23 Three months ended September 30, 2026; $1.15 in 2025

Core Operating Earnings per diluted share $1.18 Three months ended September 30, 2026; $1.09 in 2025

Same Property NOI growth 5.1% Three months ended September 30, 2026, year over year

2026 Nareit FFO guidance $4.86 to $4.88 per diluted share Full year 2026

Quarterly common dividend $0.800 per share Declared November 3, 2026; 6% increase

Key Terms

Nareit Funds From Operations, Core Operating Earnings, Same Property NOI, Adjusted Funds from Operations, +1 more

5 terms

Nareit Funds From Operations financial

"Nareit FFO is a commonly used measure of REIT performance"

Nareit Funds From Operations (FFO) is a standardized measure of a real estate investment trust’s recurring cash earnings, calculated by adjusting reported net income to add back property depreciation and remove gains or losses from property sales. It matters to investors because it focuses on the trust’s core operating performance and dividend-paying ability, much like checking a retailer’s regular sales instead of one-off, unusual gains that can distort profit numbers.

Core Operating Earnings financial

"an additional non-GAAP performance measure"

Core operating earnings are the profit a company generates from its regular, day-to-day business activities after removing one-time events, non-operating gains or losses, and other unusual items. Think of it as household income from your job, excluding sporadic gifts or sell-offs; it shows the steady, repeatable earning power of the business. Investors use it to judge underlying health and compare performance across periods or peers without noise from exceptional items.

Same Property NOI financial

"a key non-GAAP financial measure commonly used by REITs"

Same property NOI is the net operating income—rental and other property revenue minus regular operating costs—for only those real estate assets that a company owned and operated in both the current and prior comparison periods. Think of it like comparing sales at the same retail stores before and after a season to judge whether individual locations are healthier, excluding effects from buying or selling properties. Investors use it to gauge organic property performance and management effectiveness without growth-related noise.

Adjusted Funds from Operations financial

"an additional performance measure used by Regency"

Adjusted funds from operations is a financial measure that shows how much cash a real estate company generates from its property operations, excluding certain non-recurring items and accounting adjustments. It helps investors understand the company’s true cash flow ability to pay dividends or fund growth. This figure offers a clearer picture of ongoing financial performance by removing irregular or one-time factors that can distort regular income.

Operating EBITDAre financial

"Net Debt and Preferreds-to-Operating EBITDAre"

Operating EBITDAre is a measure of a business’s core operating profit before interest, taxes, depreciation and amortization, adjusted to strip out one‑off or non‑recurring items so the figure reflects the steady, ongoing earnings from normal operations. For investors it highlights the company’s recurring cash‑generating ability—like checking a car’s fuel efficiency on highway driving rather than during a single short trip with lots of stops—helping compare underlying performance across periods and peers.

Earnings Snapshot

Net income attributable to common shareholders per diluted share: $0.41 · Guidance included

Third quarter 2026

Net income attributable to common shareholders per diluted share $0.41 down from $0.58 in third quarter 2025

Nareit FFO per diluted share $1.23 up from $1.15 in third quarter 2025

Core Operating Earnings per diluted share $1.18 up from $1.09 in third quarter 2025

Same Property NOI growth 5.1% year over year

Guidance

2026 Nareit FFO: $4.86 to $4.88 per diluted share; Core Operating Earnings: $4.65 to $4.67 per diluted share; Same Property NOI growth: 4.25%+.

FAQ

AI-generated questions and answers. How Rhea-AI works. Not financial advice.

What were REG's third-quarter 2026 earnings?

Regency reported net income attributable to common shareholders of $75.1 million, or $0.41 per diluted share, compared with $106.0 million, or $0.58 per diluted share, in third-quarter 2025. Nareit FFO was $1.23 per diluted share, compared with $1.15.

What is REG's 2026 Nareit FFO guidance?

Regency's 2026 Nareit FFO guidance is $4.86 to $4.88 per diluted share. Core Operating Earnings guidance is $4.65 to $4.67 per diluted share, and Same Property NOI growth guidance is 4.25%+.

When is REG's increased quarterly dividend payable?

The $0.800-per-share quarterly common dividend is payable January 5, 2027, to shareholders of record as of December 14, 2026. The Series A and Series B preferred dividends are payable January 29, 2027, to shareholders of record as of January 15, 2027.

AI-generated analysis. How Rhea-AI works. Not financial advice.

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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, DC 20549

FORM 8-K

CURRENT REPORT

Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

November 5, 2026

Date of Report (Date of earliest event reported)

REGENCY CENTERS CORPORATION

REGENCY CENTERS, L.P.

(Exact name of registrant as specified in its charter)



Florida (Regency Centers Corporation) Delaware (Regency Centers, L. P.)	001-12298 (Regency Centers Corporation) 0-24763 (Regency Centers, L.P.)	59-3191743 (Regency Centers Corporation) 59-3429602 (Regency Centers, L.P.)
(State or other jurisdiction of incorporation)	(Commission File Number)	(IRS Employer Identification No.)

One Independent Drive, Suite 114

Jacksonville, Florida 32202

IRinfo@regencycenters.com

(Address of principal executive offices) (Zip Code)

(904) 598-7000

(Registrant's telephone number, including area code)

Not Applicable

(Former name or former address, if changed since last report)

Securities registered pursuant to Section 12(b) of the Act:

Regency Centers Corporation


Title of each class	Trading Symbol(s)	Name of each exchange on which registered
Common Stock, $0.01 par value	REG	The Nasdaq Stock Market LLC
6.250% Series A Cumulative Redeemable Preferred Stock, par value $0.01 per share	REGCP	The Nasdaq Stock Market LLC
5.875% Series B Cumulative Redeemable Preferred Stock, par value $0.01 per share	REGCO	The Nasdaq Stock Market LLC

Regency Centers, L.P.


Title of each class	Trading Symbol(s)	Name of each exchange on which registered
None	N/A	N/A

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:


☐		Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230 .425)
☐		Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
☐		Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
☐		Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

Emerging growth company ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. 


Item 2.02	Disclosure of Results of Operations and Financial Condition

On November 5, 2026, Regency Centers Corporation ("Regency") issued an earnings release for the three and nine months ended September 30, 2026, which is attached as Exhibit 99.1.

On November 5, 2026, Regency posted on its website, at investors.regencycenters.com, certain supplemental information relating to the above-referenced earnings release for the three and nine months ended September 30, 2026, which is attached as Exhibit 99.2 and Exhibit 99.3, respectively.


Item 7.01	Regulation FD Disclosures

On November 5, 2026, Regency posted on its website, at investors.regencycenters.com, the Regency Centers Q3 2026 Earnings Presentation.

The information furnished above shall not be deemed “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liabilities of that section and shall not be deemed to be incorporated by reference into any filing under the Securities Act of 1933, as amended, or the Exchange Act.


Item 9.01	Financial Statements and Exhibits

(d) Exhibits


Exhibit 99.1	Earnings release issued by Regency on November 5, 2026, for the three and nine months ended September 30, 2026.

Exhibit 99.2	Supplemental information posted on its website on November 5, 2026, for the three and nine months ended September 30, 2026.

Exhibit 99.3	Fixed income supplemental information posted on its website on November 5, 2026, for the three and nine months ended September 30, 2026.
104	Cover Page Interactive Data File (the cover page XBRL tags are embedded within the inline XBRL documents)

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.


	REGENCY CENTERS CORPORATION

November 5, 2026	By:	/s/ Michael R. Herman
		Michael R. Herman, Senior Vice President General Counsel and Corporate Secretary



	REGENCY CENTERS, L.P.

	By: Regency Centers Corporation, its general partner

November 5, 2026	By:	/s/ Michael R. Herman
		Michael R. Herman, Senior Vice President General Counsel and Corporate Secretary

Exhibit 99.1

     
     NEWS RELEASE
For immediate release
 
Kathryn McKie
904 598 7348
KathrynMcKie@regencycenters.com

Regency Centers Reports Third Quarter 2026 Results

and Increases Common Stock Dividend

JACKSONVILLE, Fla. (November 5, 2026) – Regency Centers Corporation (“Regency Centers,” “Regency” or the “Company”) (Nasdaq: REG) today reported financial and operating results for the period ended September 30, 2026, and provided updated 2026 earnings guidance. For the three months ended September 30, 2026 and 2025, Net Income Attributable to Common Shareholders was $0.41 and $0.58, respectively, per diluted share.

Third Quarter 2026 Highlights

•

Reported Nareit Funds From Operations ("FFO") of $1.23 per diluted share and Core Operating Earnings of $1.18 per diluted share

•

Increased quarterly Same Property Net Operating Income ("NOI") year-over-year by 5.1%

•

Raised full year 2026 Nareit FFO guidance to a range of $4.86 to $4.88 per diluted share and 2026 Core Operating Earnings guidance to a range of $4.65 to $4.67 per diluted share

•

The midpoint of 2026 Core Operating Earnings guidance now represents year-over-year growth of 5.7%

•

Raised full year 2026 guidance for Same Property NOI growth to 4.25%+ year-over-year

•

Same Property percent leased ended the quarter at 97.0%, up 60 basis points year-over-year, and Same Property percent commenced ended the quarter at 95.1%, up 80 basis points year-over-year

•

Executed 1.7 million square feet of comparable new and renewal leases during the quarter at blended rent spreads of 11.9% on a cash basis and 21.8% on a straight-lined basis

•

Started $101 million of ground-up development and redevelopment projects, bringing year-to-date total project starts to approximately $241 million

•

As of September 30, 2026, Regency's in-process development and redevelopment projects had estimated net project costs of $682 million at a blended estimated yield of approximately 9%

•

As previously disclosed, acquired two shopping centers for $101 million, or $42 million at Regency's share

•

Pro-rata net debt and preferred stock to TTM operating EBITDAre at September 30, 2026 was 4.9x

•

Subsequent to quarter end, on November 3, 2026, Regency's Board of Directors (the "Board") declared a quarterly cash dividend on the Company's common stock of $0.800 per share, an increase of 6%

“Regency delivered strong third quarter results, reflecting the quality of our portfolio, strength of our operating fundamentals and contributions from our investment platform,” said Lisa Palmer, President and Chief Executive Officer. “Our performance and confidence in the durability of our business have enabled us to once again raise our full-year outlook and increase our common stock dividend. We believe our combination of strong internal growth and disciplined investment activity positions us well to continue delivering long-term value for our shareholders.”

Financial Results

Net Income Attributable to Common Shareholders

•

For the three months ended September 30, 2026, Net Income Attributable to Common Shareholders was $75.1 million, or $0.41 per diluted share, compared to Net Income Attributable to Common Shareholders of $106.0 million, or $0.58 per diluted share, for the same period in 2025. Net Income in the third quarter of 2026 includes provisions for impairment of $65.1 million, or $0.35 per diluted share, and gains on sale of real estate of $23.8 million, or $0.13 per diluted share.

Nareit FFO

•

For the three months ended September 30, 2026, Nareit FFO was $230.8 million, or $1.23 per diluted share, compared to $213.5 million, or $1.15 per diluted share, for the same period in 2025.

Core Operating Earnings

•

For the three months ended September 30, 2026, Core Operating Earnings was $220.6 million, or $1.18 per diluted share, compared to $202.6 million, or $1.09 per diluted share, for the same period in 2025.

Portfolio Performance

NOI

•

Third quarter 2026 Same Property NOI increased by 5.1% compared to the same period in 2025.

Same Property base rent growth contributed 4.0% to Same Property NOI growth in the third quarter of 2026.

•

Third quarter 2026 NOI increased by 7.6% compared to the same period in 2025.

Occupancy

•

As of September 30, 2026, Regency’s Same Property portfolio was 97.0% leased, an increase of 10 basis points sequentially and an increase of 60 basis points compared to September 30, 2025.

Same Property anchor percent leased, which includes spaces greater than or equal to 10,000 square feet, was 98.5%, an increase of 10 basis points sequentially.

Same Property shop percent leased, which includes spaces less than 10,000 square feet, was 94.6%, an increase of 20 basis points sequentially.

•

As of September 30, 2026, Regency’s Same Property portfolio was 95.1% commenced, an increase of 60 basis points sequentially and an increase of 80 basis points compared to September 30, 2025.

Leasing Activity

•

During the three months ended September 30, 2026, Regency executed approximately 1.7 million square feet of comparable new and renewal leases at a blended cash rent spread of +11.9% and a blended straight-lined rent spread of +21.8%.

•

During the twelve months ended September 30, 2026, Regency executed approximately 7.0 million square feet of comparable new and renewal leases at a blended cash rent spread of +11.5% and a blended straight-lined rent spread of +22.4%.

Capital Allocation and Balance Sheet

Developments and Redevelopments

•

During the three months ended September 30, 2026, the Company started ground-up development and redevelopment projects with estimated net project costs of approximately $101 million, at the Company's share, bringing year-to-date total project starts to approximately $241 million.

Third quarter ground-up development starts included:

▪

Redlands Marketplace, a $46 million Whole Foods-anchored project in Los Angeles, CA

▪

The Shops at Fall Hill, a $24 million specialty grocer-anchored project in Fredericksburg, VA

•

During the three months ended September 30, 2026, the Company completed one ground-up development project for approximately $96 million.

•

As of September 30, 2026, Regency’s in-process development and redevelopment projects had estimated net project costs of $682 million at the Company’s share, 46% of which had been incurred.

•

Subsequent to quarter end, the Company started Poppy Ranch at Morgan Hill, a $42 million Sprouts-anchored ground-up development in Morgan Hill, CA.

Property Transactions

•

As previously disclosed, on July 8, 2026, the Company acquired Franklin Crossing in Franklin Lakes, NJ, an 88,000 square foot shopping center anchored by Stop & Shop, for $27 million.

•

As previously disclosed, on July 14, 2026, the Company acquired Cornerstone at Westford in suburban Boston, MA, a 236,000 square foot shopping center anchored by Market Basket.

Cornerstone was acquired through a joint venture for $74 million, or approximately $15 million at Regency's share.

•

Subsequent to quarter end, on October 1, 2026, the Company acquired Hanover Village in Richmond, VA, a 90,000 square foot shopping center anchored by Aldi, for approximately $14 million.

Balance Sheet

•

As of September 30, 2026, Regency had approximately $1.4 billion of available capacity under its revolving credit facility.

•

As of September 30, 2026, Regency’s pro-rata net debt and preferred stock to TTM operating EBITDAre was 4.9x.

Common and Preferred Dividends

•

On November 3, 2026, Regency's Board declared a quarterly cash dividend on the Company's common stock of $0.800 per share. The dividend is payable on January 5, 2027 to shareholders of record as of December 14, 2026.

•

On November 3, 2026, Regency's Board declared a quarterly cash dividend on the Company's Series A preferred stock of $0.390625 per share. The dividend is payable on January 29, 2027 to shareholders of record as of January 15, 2027.

•

On November 3, 2026, Regency's Board declared a quarterly cash dividend on the Company's Series B preferred stock of $0.367200 per share. The dividend is payable on January 29, 2027 to shareholders of record as of January 15, 2027.

2026 Guidance

Regency Centers is providing updated 2026 Guidance, as summarized in the table below. Please refer to the Company’s third quarter 2026 "Earnings Presentation" and "Quarterly Supplemental Disclosure" for additional detail. All materials are posted on the Company’s website at investors.regencycenters.com.


Full Year 2026 Guidance (in thousands, except per share data)	YTD Actual	Current 2026 Guidance	Prior 2026 Guidance

Net Income Attributable to Common Shareholders per diluted share	$1.70	$2.31 - $2.33	$2.48 - $2.52


Nareit Funds From Operations (“Nareit FFO”) per diluted share	$3.64	$4.86 - $4.88	$4.84 - $4.88


Core Operating Earnings per diluted share(1)	$3.50	$4.65 - $4.67	$4.62 - $4.66


Same property NOI growth	4.4%	4.25% +	+3.7% to +4.1%


Non-cash revenues(2)	$32,077	+/-$46,000	$46,000 - $49,000


G&A expense, net(3)	$75,237	+/-$100,000	$98,000-$100,000


Interest expense, net and Preferred stock dividends(4)	$186,325	+/-$250,000	$250,000-$252,000


Management, transaction and other fees	$20,407	+/-$27,000	+/-$27,000


Development and Redevelopment spend	$240,506	+/-$350,000	+/-$350,000


Acquisitions	$66,820	+/-$80,000	+/-$70,000
Cap rate (weighted average)	6.3%	+/- 6.4%	+/- 6.3%


Dispositions	$4,550	+/-$5,000	+/-$5,000
Cap rate (weighted average)	6.2%	+/- 6.2%	+/- 6.2%

Note: Figures above represent 100% of Regency's consolidated entities and its pro-rata share of unconsolidated real estate partnerships, with the exception of items that are net of noncontrolling interests including per share data, "Development and Redevelopment spend," "Acquisitions," and "Dispositions".

(1)

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 straight-line rents, above and below market rent amortization, and debt and derivative mark-to-market amortization; and (iv) other amounts as they occur.

(2)

Includes above and below market rent amortization and straight-line rents, and excludes debt and derivative mark to market amortization.

(3)

Represents 'General & administrative, net' before gains or losses on deferred compensation plan, as reported on supplemental pages 6 and 7 and calculated on a pro -rata basis.

(4)

Includes debt and derivative mark to market amortization, and is net of interest income.

Conference Call Information

To discuss Regency’s third quarter results and provide further business updates, management will host a conference call on Friday, November 6 at 11:00 a.m. ET. Dial-in and webcast information is below.

Third Quarter 2026 Earnings Conference Call


Date:	Friday, November 6, 2026
Time:	11:00 a.m. ET
Dial#:	877-407-0789 or 201-689-8562
Webcast:	Third Quarter 2026 Webcast Link

Replay: Webcast Archive – Investor Relations page under Events & Webcasts

About Regency Centers Corporation (Nasdaq: REG)

Regency Centers is a preeminent national owner, operator, and developer of shopping centers located in suburban trade areas with compelling demographics. 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 visit RegencyCenters.com.

Reconciliation of Net Income Attributable to Common Shareholders to Nareit FFO, Core Operating Earnings, and Adjusted Funds from Operations – Actual (in thousands, except per share amounts)


For the Periods Ended September 30, 2026 and 2025	Three Months Ended						Year to Date
	2026			2025			2026			2025
Reconciliation of Net Income Attributable to Common Shareholders to Nareit FFO:

Net Income Attributable to Common Shareholders	$	75,125			105,960		$	312,612			314,742
Adjustments to reconcile to Nareit Funds From Operations (1):
Depreciation and amortization (excluding FF&E)		114,074			109,933			342,792			321,296
Gain on sale of real estate, net of tax		(25,113	)		(7,432	)		(45,730	)		(7,187	)
Provision for impairment of real estate		65,135			3,374			65,135			4,636
Exchangeable operating partnership units		1,577			1,664			6,554			2,892
Nareit FFO	$	230,798			213,499		$	681,363			636,379

Nareit FFO per share (diluted)	$	1.23			1.15		$	3.64			3.46
Weighted average shares (diluted)		187,305			185,494			187,228			183,781

Reconciliation of Nareit FFO to Core Operating Earnings:

Nareit FFO	$	230,798			213,499		$	681,363			636,379
Adjustments to reconcile to Core Operating Earnings (1):
Certain Non-Cash Items
Straight-line rent, net (2)		(6,736	)		(7,282	)		(16,564	)		(19,459	)
Above/below market rent amortization, net		(5,164	)		(5,423	)		(15,461	)		(17,260	)
Debt and derivative mark-to-market amortization		1,721			1,816			5,534			4,618
Core Operating Earnings	$	220,619			202,610			654,872			604,278

Core Operating Earnings per share (diluted)	$	1.18			1.09		$	3.50			3.29
Weighted average shares (diluted)		187,305			185,494			187,228			183,781


Reconciliation of Core Operating Earnings to Adjusted Funds from Operations:

Core Operating Earnings	$	220,619			202,610		$	654,872			604,278
Adjustments to reconcile to Adjusted Funds from Operations (1):
Operating capital expenditures		(35,550	)		(33,832	)		(103,460	)		(90,109	)
Debt cost and derivative adjustments		2,357			2,423			6,959			6,849
Stock-based compensation		6,179			5,321			18,108			16,219
Adjusted Funds from Operations	$	193,605			176,522		$	576,479			537,237

(1)

Includes Regency's consolidated entities and its share of unconsolidated real estate partnerships, net of share attributable to noncontrolling interests.

(2)

Includes the impact of uncollectible straight-line rent of $125 and ($509) for the three months ended September 30, 2026 and 2025, respectively, and $3,217 and $611 for the nine months ended September 30, 2026 and 2025, respectively.

Reconciliation of Net Income Attributable to Common Shareholders to Pro-Rata Same Property NOI - Actual (in thousands)


For the Periods Ended September 30, 2026 and 2025	Three Months Ended							Year to Date
	2026			2025			Change	2026			2025			Change

Net income attributable to common shareholders	$	75,125			105,960			$	312,612			314,742
Less:
Management, transaction, and other fees		(7,140	)		(6,720	)			(21,265	)		(20,776	)
Other (1)		(13,610	)		(13,654	)			(37,187	)		(40,193	)
Plus:
Depreciation and amortization		107,708			102,799				322,933			299,108
General and administrative		25,173			27,060				78,346			74,140
Other operating expense		2,126			1,770				5,164			5,402
Other expense, net		94,197			45,897				189,086			145,610
Equity in income of investments in real estate partnerships excluded from NOI (2)		12,818			12,099				28,158			40,229
Net income attributable to noncontrolling interests		3,376			3,244				11,600			7,838
Preferred stock dividends		3,413			3,413				10,239			10,239
NOI		303,186			281,868		7.6%		899,686			836,339		7.6%

Less non-same property NOI (3)		(14,051	)		(6,650	)			(36,663	)		(9,839	)
Same Property NOI	$	289,135			275,218		5.1%	$	863,023			826,500		4.4%

Same Property NOI without Redevelopments	$	244,818			236,558		3.5%	$	733,585			711,930		3.0%

Expense Recovery Ratio		87.5	%		85.7	%			87.7	%		86.1	%

NOI Margin		69.8	%		69.6	%			69.3	%		69.6	%

(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, Property in Development, termination fees, corporate activities, and noncontrolling interests.

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

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

The Company has published additional financial information in its third quarter 2026 supplemental package that may help investors estimate earnings. A copy of the Company’s third quarter 2026 supplemental package will be available on the Company's website at investors.regencycenters.com or by written request to: Investor Relations, Regency Centers Corporation, One Independent Drive, Suite 114, Jacksonville, Florida, 32202. The supplemental 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-Q for the period ended September 30, 2026. Regency may, but assumes no obligation to, update information in the supplemental package from time to time.

###

Non-GAAP Financial Measures

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 financial 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 financial measures an alternative to financial measures determined in accordance with GAAP, rather they supplement GAAP measures by providing additional information we believe to be useful to our shareholders. The principal limitation of these non-GAAP financial measures is that 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.

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 related to real estate, and after adjustments for unconsolidated real estate 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 Shareholders to Nareit FFO.

Core Operating Earnings is an additional non-GAAP performance measure that adjusts Nareit Funds from Operations (“Nareit FFO”) to exclude certain non-cash and other items that impact the comparability of the Company's period-over-period performance. Core Operating Earnings excludes from Nareit FFO: (i) certain income or expenses related to non-comparable events and transactions; (ii) gains or losses from the early extinguishment of debt; (iii) certain non-cash items derived from straight-line rents, above and below market rent amortization, and debt and derivative mark-to-market amortization; and (iv) other non-cash or non-comparable amounts as they occur.

Adjusted Funds From Operations (“AFFO”) is an additional performance measure used by Regency that reflects cash available to fund the Company’s business needs and distribution to shareholders. AFFO is calculated by adjusting Core Operating Earnings ("COE") for (i) capital expenditures necessary to maintain and lease the Company’s portfolio of properties, (ii) debt cost and derivative adjustments and (iii) stock-based compensation. The Company provides a reconciliation of Net Income Attributable to Common Shareholders to Nareit FFO, to Core Operating Earnings, and to Adjusted Funds from Operations.

Net Operating Income (NOI) is the sum of base rent, percentage rent, termination fee income, tenant recoveries, other lease income, and other property income, less operating and maintenance expenses, real estate taxes, ground rent, termination expense, 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. Management believes that NOI is a useful measure for investors because it provides insight into the core operations and performance of our properties, independent of the capital structure, financing activities, and non-operating factors. By focusing on property-level performance, NOI allows investors to compare the performance of our real estate assets across periods and with those of other REIT peers in the industry, facilitating a clearer understanding of trends in occupancy, rental income, and operating expense management. In addition to its relevance for investors, management uses NOI as a key performance metric in making operational and strategic decisions. NOI is used to evaluate income generated from shopping centers (i.e., return on assets) and to guide decisions on capital investments. These decisions may include acquisitions, redevelopments, and investments in capital improvements.

Pro-rata information: includes 100% of the Company’s consolidated properties plus its economic share (based on the ownership interest) in the unconsolidated real estate investment partnerships. The Company provides Pro-rata financial information because Regency believes it assists investors and analysts in estimating the economic interest in the consolidated and unconsolidated real estate investment partnerships, when read in conjunction with the Company’s reported results under GAAP. The Company believes presenting its Pro-rata share of assets, liabilities, operating results, and other metrics, along with certain other non-GAAP financial measures, makes comparisons of its operating results to those of other REITs more meaningful. The Pro-rata information provided is not, nor is it intended to be, presented in accordance with GAAP. The Pro-rata supplemental details of assets and liabilities and supplemental details of operations reflect the Company’s proportionate economic ownership of the assets, liabilities, and operating results of the properties in our portfolio.

The Pro-rata information is prepared on a basis consistent with the comparable consolidated amounts and is intended to more accurately reflect the Company’s proportionate economic interest in the assets, liabilities, and operating results of properties in its portfolio. The Company does not control the unconsolidated real estate partnerships, and the Pro-rata presentations of the assets and liabilities, and revenues and expenses do not 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. The Company’s share of invested capital establishes the ownership interests Regency uses to prepare its Pro-rata share.

The presentation of Pro-rata information has limitations which 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 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 interest differently, limiting the comparability of Pro-rata information.

Because of these limitations, the Pro-rata financial information should not be considered independently or as a substitute for the financial statements as reported under GAAP. The Company compensates for these limitations by relying primarily on our GAAP financial statements, using the Pro-rata information as a supplement.

Same Property NOI is a key non-GAAP financial measure commonly used by real estate investment trusts (REITs) to evaluate operating performance. It is calculated on a Pro-rata ownership basis for properties owned and operated for the entirety of both the current and prior comparable reporting periods. Same Property NOI includes revenues and operating expenses associated with these properties but excludes items that are not indicative of ongoing operating performance. These include, without limitation, termination fees, as well as corporate-level expenses, financing costs, and other non-operating items. Management believes this measure provides investors with a useful and consistent comparison of the Company’s operating performance and trends. Management uses Same Property NOI as a supplemental measure to assess property-level performance and to compare the performance of its stabilized property portfolio across reporting periods. This measure allows investors to evaluate trends in revenue and expense growth for properties that have been consistently operated during the periods.

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 current 2026 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,” “could,” “should,” “would,” “expect,” “estimate,” “believe,” “intend,” “forecast,” “project,” “plan,” “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 Securities and Exchange Commission (“SEC”) filings, our Annual Report on Form 10-K for the year ended December 31, 2025 (“2025 Form 10-K”) under Item 1A, as supplemented by the discussion in Item 1A of Part II of our subsequent Quarterly Reports on Form 10-Q. 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, whether as a result of new information, future events or developments or otherwise, except as to the extent required by law. These risks and events include, without limitation:

Risk Factors Related to the Current Economic and Geopolitical Environments

Macroeconomic, political, and geopolitical conditions and governmental policies may adversely impact consumer confidence and spending and the businesses of our tenants and could, in turn, adversely impact our business. Changes in interest rates may adversely impact our cost to borrow, real estate valuation, stock price, and ability to raise capital through issuance of debt and equity. Unfavorable developments that may affect the banking and financial services industry could adversely affect our business, liquidity and financial condition, and overall results of operations.

Risk Factors Related to Pandemics or other Public Health Crises

Pandemics or other public health crises 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

Shifts in retail trends, sales, and delivery methods between brick and mortar stores, e-commerce, home delivery, and curbside pick-up, as well as autonomous delivery systems, may adversely impact our revenues, results of operations, 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 percentage of our revenues are derived from "local" tenants and our net income may be adversely impacted if these tenants are not successful, or if the demand for the types or mix of tenants significantly change. 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 other building, fire, and safety regulations may have an adverse 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, some of which may be more vulnerable due to their geographic location, and may lead to additional compliance obligations and costs. Costs of environmental remediation may adversely impact our financial performance and reduce our cash flow.

Risk Factors Related to Corporate Matters

An increased and differing focus on metrics and reporting related to environmental, social and governance ("ESG") factors by investors, lenders and other stakeholders may impose additional costs and expose us to new risks. 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.

Risk Factors Related to Our Partnerships and Joint Ventures

We do not have voting control over all of the properties owned in our real estate 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 adversely affect results of operations and financial condition. 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.

Risk Factors Related to Information Management and Technology

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 operations, and expose us to potential liabilities and material adverse financial impact. Any actual or perceived failure to comply with new or existing laws, regulations and other requirements relating to the privacy, security and processing of personal information could adversely affect our business, results of operations, or financial condition. The use of technology based on artificial intelligence presents risks relating to confidentiality, creation of inaccurate and flawed outputs and emerging regulatory risk, any or all of which may adversely affect our business and results of operations.

Risk Factors Related to Taxes and the Parent 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. Legislative or other actions affecting REITs may have a negative effect on us or our investors. Complying with REIT requirements may limit our ability to hedge effectively and may cause us to incur tax liabilities. Partnership tax audit rules could have a material adverse effect.

Risk Factors Related to the Company’s 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. The Parent Company’s amended and restated bylaws provide that the courts located in the State of Florida will be the sole and exclusive forum for substantially all disputes between us and our stockholders, which could limit our stockholders’ ability to obtain a favorable judicial forum for disputes with us or our directors, officers, or employees. There is no assurance that we will continue to pay dividends at current or historical rates.

Exhibit 99.2

Table of Contents

September 30, 2026


Safe Harbor Language	i

Earnings Press Release	ii

Summary Information:

Financial Results Summary	1

Real Estate Portfolio Summary	2

Financial Information:

Consolidated Balance Sheets	3

Supplemental Details of Assets and Liabilities (Real Estate Partnerships Only)	4

Consolidated Statements of Operations	5

Supplemental Details of Operations (Consolidated Only)	6

Supplemental Details of Operations (Real Estate Partnerships Only)	7

Supplemental Details of Same Property NOI	8

Reconciliations of Non-GAAP Financial Measures	9

Capital Expenditures and Additional Disclosures	10

Debt Information:

Summary of Consolidated Debt	11

Details of Consolidated Debt	12

Summary of Unsecured Debt Covenants and Leverage Ratios	13

Summary of Unconsolidated Debt	14

Investments:

Unconsolidated Real Estate Partnerships	15

Property Transactions	16

Summary of Developments and Redevelopments	17

Summary of In-Process Developments and Redevelopments	18

Real Estate Information:

Leasing Statistics	19

New Lease Net Effective Rent and Leases Signed Not Yet Commenced	20

Annual Base Rent by State	21

Annual Base Rent by CBSA	22

Annual Base Rent by Tenant Category	23

Significant Tenant Rents	24

Tenant Lease Expirations	25

Additional Disclosures and Forward-Looking Information:

Components of NAV	26

Earnings Guidance	27

Glossary of Terms	28

Note: Portfolio Summary Report now located within Selected Supplemental Pages excel posted on the Company's website at investors.regency.com

Safe Harbor Language

September 30, 2026

Forward-Looking Statements

Risk Factors Related to the Current Economic and Geopolitical Environment

Risk Factors Related to Pandemics or other Public Health Crises

Risk Factors Related to Operating Retail-Based Shopping Centers

Risk Factors Related to Real Estate Investments

Risk Factors Related to the Environment Affecting Our Properties

Risk Factors Related to Corporate Matters

Risk Factors Related to Our Partnerships and Joint Ventures

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 adversely affect results of operations and financial condition. 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. 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.

Risk Factors Related to Information Management and Technology

Risk Factors Related to Taxes and the Parent Company’s Qualification as a REIT

Risk Factors Related to the Company’s Common Stock

Supplemental Information i

     
     NEWS RELEASE
For immediate release
 
Kathryn McKie
904 598 7348
KathrynMcKie@regencycenters.com

Regency Centers Reports Third Quarter 2026 Results

and Increases Common Stock Dividend

Third Quarter 2026 Highlights

•

Reported Nareit Funds From Operations ("FFO") of $1.23 per diluted share and Core Operating Earnings of $1.18 per diluted share

•

Increased quarterly Same Property Net Operating Income ("NOI") year-over-year by 5.1%

•

Raised full year 2026 Nareit FFO guidance to a range of $4.86 to $4.88 per diluted share and 2026 Core Operating Earnings guidance to a range of $4.65 to $4.67 per diluted share

•

The midpoint of 2026 Core Operating Earnings guidance now represents year-over-year growth of 5.7%

•

Raised full year 2026 guidance for Same Property NOI growth to 4.25%+ year-over-year

•

Same Property percent leased ended the quarter at 97.0%, up 60 basis points year-over-year, and Same Property percent commenced ended the quarter at 95.1%, up 80 basis points year-over-year

•

Executed 1.7 million square feet of comparable new and renewal leases during the quarter at blended rent spreads of 11.9% on a cash basis and 21.8% on a straight-lined basis

•

Started $101 million of ground-up development and redevelopment projects, bringing year-to-date total project starts to approximately $241 million

•

As of September 30, 2026, Regency's in-process development and redevelopment projects had estimated net project costs of $682 million at a blended estimated yield of approximately 9%

•

As previously disclosed, acquired two shopping centers for $101 million, or $42 million at Regency's share

•

Pro-rata net debt and preferred stock to TTM operating EBITDAre at September 30, 2026 was 4.9x

•

Subsequent to quarter end, on November 3, 2026, Regency's Board of Directors (the "Board") declared a quarterly cash dividend on the Company's common stock of $0.800 per share, an increase of 6%

Supplemental Information ii

Financial Results

Net Income Attributable to Common Shareholders

•

Nareit FFO

•

For the three months ended September 30, 2026, Nareit FFO was $230.8 million, or $1.23 per diluted share, compared to $213.5 million, or $1.15 per diluted share, for the same period in 2025.

Core Operating Earnings

•

Portfolio Performance

NOI

•

Third quarter 2026 Same Property NOI increased by 5.1% compared to the same period in 2025.

Same Property base rent growth contributed 4.0% to Same Property NOI growth in the third quarter of 2026.

•

Third quarter 2026 NOI increased by 7.6% compared to the same period in 2025.

Occupancy

•

As of September 30, 2026, Regency’s Same Property portfolio was 97.0% leased, an increase of 10 basis points sequentially and an increase of 60 basis points compared to September 30, 2025.

Same Property anchor percent leased, which includes spaces greater than or equal to 10,000 square feet, was 98.5%, an increase of 10 basis points sequentially.

Same Property shop percent leased, which includes spaces less than 10,000 square feet, was 94.6%, an increase of 20 basis points sequentially.

•

As of September 30, 2026, Regency’s Same Property portfolio was 95.1% commenced, an increase of 60 basis points sequentially and an increase of 80 basis points compared to September 30, 2025.

Leasing Activity

•

Supplemental Information iii

Capital Allocation and Balance Sheet

Developments and Redevelopments

•

Third quarter ground-up development starts included:

▪

Redlands Marketplace, a $46 million Whole Foods-anchored project in Los Angeles, CA

▪

The Shops at Fall Hill, a $24 million specialty grocer-anchored project in Fredericksburg, VA

•

During the three months ended September 30, 2026, the Company completed one ground-up development project for approximately $96 million.

•

As of September 30, 2026, Regency’s in-process development and redevelopment projects had estimated net project costs of $682 million at the Company’s share, 46% of which had been incurred.

•

Subsequent to quarter end, the Company started Poppy Ranch at Morgan Hill, a $42 million Sprouts-anchored ground-up development in Morgan Hill, CA.

Property Transactions

•

As previously disclosed, on July 8, 2026, the Company acquired Franklin Crossing in Franklin Lakes, NJ, an 88,000 square foot shopping center anchored by Stop & Shop, for $27 million.

•

As previously disclosed, on July 14, 2026, the Company acquired Cornerstone at Westford in suburban Boston, MA, a 236,000 square foot shopping center anchored by Market Basket.

Cornerstone was acquired through a joint venture for $74 million, or approximately $15 million at Regency's share.

•

Subsequent to quarter end, on October 1, 2026, the Company acquired Hanover Village in Richmond, VA, a 90,000 square foot shopping center anchored by Aldi, for approximately $14 million.

Balance Sheet

•

As of September 30, 2026, Regency had approximately $1.4 billion of available capacity under its revolving credit facility.

•

As of September 30, 2026, Regency’s pro-rata net debt and preferred stock to TTM operating EBITDAre was 4.9x.

Common and Preferred Dividends

•

Supplemental Information iv

2026 Guidance


Full Year 2026 Guidance (in thousands, except per share data)	YTD Actual	Current 2026 Guidance	Prior 2026 Guidance

Net Income Attributable to Common Shareholders per diluted share	$1.70	$2.31 - $2.33	$2.48 - $2.52


Nareit Funds From Operations (“Nareit FFO”) per diluted share	$3.64	$4.86 - $4.88	$4.84 - $4.88


Core Operating Earnings per diluted share(1)	$3.50	$4.65 - $4.67	$4.62 - $4.66


Same property NOI growth	4.4%	4.25% +	+3.7% to +4.1%


Non-cash revenues(2)	$32,077	+/-$46,000	$46,000 - $49,000


G&A expense, net(3)	$75,237	+/-$100,000	$98,000-$100,000


Interest expense, net and Preferred stock dividends(4)	$186,325	+/-$250,000	$250,000-$252,000


Management, transaction and other fees	$20,407	+/-$27,000	+/-$27,000


Development and Redevelopment spend	$240,506	+/-$350,000	+/-$350,000


Acquisitions	$66,820	+/-$80,000	+/-$70,000
Cap rate (weighted average)	6.3%	+/- 6.4%	+/- 6.3%


Dispositions	$4,550	+/-$5,000	+/-$5,000
Cap rate (weighted average)	6.2%	+/- 6.2%	+/- 6.2%

(1)

(2)

Includes above and below market rent amortization and straight-line rents, and excludes debt and derivative mark to market amortization.

(3)

Represents 'General & administrative, net' before gains or losses on deferred compensation plan, as reported on supplemental pages 6 and 7 and calculated on a pro -rata basis.

(4)

Includes debt and derivative mark to market amortization, and is net of interest income.

Conference Call Information

Third Quarter 2026 Earnings Conference Call


Date:	Friday, November 6, 2026
Time:	11:00 a.m. ET
Dial#:	877-407-0789 or 201-689-8562
Webcast:	Third Quarter 2026 Webcast Link

Replay: Webcast Archive – Investor Relations page under Events & Webcasts

Supplemental Information v

About Regency Centers Corporation (Nasdaq: REG)

Reconciliation of Net Income Attributable to Common Shareholders to Nareit FFO, Core Operating Earnings, and Adjusted Funds from Operations – Actual (in thousands, except per share amounts)


For the Periods Ended September 30, 2026 and 2025	Three Months Ended						Year to Date
	2026			2025			2026			2025
Reconciliation of Net Income Attributable to Common Shareholders to Nareit FFO:

Net Income Attributable to Common Shareholders	$	75,125			105,960		$	312,612			314,742
Adjustments to reconcile to Nareit Funds From Operations (1):
Depreciation and amortization (excluding FF&E)		114,074			109,933			342,792			321,296
Gain on sale of real estate, net of tax		(25,113	)		(7,432	)		(45,730	)		(7,187	)
Provision for impairment of real estate		65,135			3,374			65,135			4,636
Exchangeable operating partnership units		1,577			1,664			6,554			2,892
Nareit FFO	$	230,798			213,499		$	681,363			636,379

Nareit FFO per share (diluted)	$	1.23			1.15		$	3.64			3.46
Weighted average shares (diluted)		187,305			185,494			187,228			183,781

Reconciliation of Nareit FFO to Core Operating Earnings:

Nareit FFO	$	230,798			213,499		$	681,363			636,379
Adjustments to reconcile to Core Operating Earnings (1):
Certain Non-Cash Items
Straight-line rent, net (2)		(6,736	)		(7,282	)		(16,564	)		(19,459	)
Above/below market rent amortization, net		(5,164	)		(5,423	)		(15,461	)		(17,260	)
Debt and derivative mark-to-market amortization		1,721			1,816			5,534			4,618
Core Operating Earnings	$	220,619			202,610			654,872			604,278

Core Operating Earnings per share (diluted)	$	1.18			1.09		$	3.50			3.29
Weighted average shares (diluted)		187,305			185,494			187,228			183,781


Reconciliation of Core Operating Earnings to Adjusted Funds from Operations:

Core Operating Earnings	$	220,619			202,610		$	654,872			604,278
Adjustments to reconcile to Adjusted Funds from Operations (1):
Operating capital expenditures		(35,550	)		(33,832	)		(103,460	)		(90,109	)
Debt cost and derivative adjustments		2,357			2,423			6,959			6,849
Stock-based compensation		6,179			5,321			18,108			16,219
Adjusted Funds from Operations	$	193,605			176,522		$	576,479			537,237

(1)

Includes Regency's consolidated entities and its share of unconsolidated real estate partnerships, net of share attributable to noncontrolling interests.

(2)

Supplemental Information vi

Reconciliation of Net Income Attributable to Common Shareholders to Pro-Rata Same Property NOI - Actual (in thousands)


For the Periods Ended September 30, 2026 and 2025	Three Months Ended							Year to Date
	2026			2025			Change	2026			2025			Change

Net income attributable to common shareholders	$	75,125			105,960			$	312,612			314,742
Less:
Management, transaction, and other fees		(7,140	)		(6,720	)			(21,265	)		(20,776	)
Other (1)		(13,610	)		(13,654	)			(37,187	)		(40,193	)
Plus:
Depreciation and amortization		107,708			102,799				322,933			299,108
General and administrative		25,173			27,060				78,346			74,140
Other operating expense		2,126			1,770				5,164			5,402
Other expense, net		94,197			45,897				189,086			145,610
Equity in income of investments in real estate partnerships excluded from NOI (2)		12,818			12,099				28,158			40,229
Net income attributable to noncontrolling interests		3,376			3,244				11,600			7,838
Preferred stock dividends		3,413			3,413				10,239			10,239
NOI		303,186			281,868		7.6%		899,686			836,339		7.6%

Less non-same property NOI (3)		(14,051	)		(6,650	)			(36,663	)		(9,839	)
Same Property NOI	$	289,135			275,218		5.1%	$	863,023			826,500		4.4%

Same Property NOI without Redevelopments	$	244,818			236,558		3.5%	$	733,585			711,930		3.0%

Expense Recovery Ratio		87.5	%		85.7	%			87.7	%		86.1	%

NOI Margin		69.8	%		69.6	%			69.3	%		69.6	%

(1)

Includes straight-line rental income and expense, net of reserves, above and below market rent amortization, other fees, and noncontrolling interests.

(2)

(3)

Includes revenues and expenses attributable to Non-Same Property, Property in Development, termination fees, corporate activities, and noncontrolling interests.

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

Supplemental Information vii

###

Non-GAAP Financial Measures

Supplemental Information viii

The presentation of Pro-rata information has limitations which include, but are not limited to, the following:

•

Other companies in our industry may calculate their Pro-rata interest differently, limiting the comparability of Pro-rata information.

Forward-Looking Statements

Risk Factors Related to the Current Economic and Geopolitical Environments

Risk Factors Related to Pandemics or other Public Health Crises

Risk Factors Related to Operating Retail-Based Shopping Centers

Supplemental Information ix

Risk Factors Related to Real Estate Investments

Risk Factors Related to the Environment Affecting Our Properties

Risk Factors Related to Corporate Matters

Risk Factors Related to Our Partnerships and Joint Ventures

Risk Factors Related to Funding Strategies and Capital Structure

Risk Factors Related to Information Management and Technology

Risk Factors Related to Taxes and the Parent Company’s Qualification as a REIT

Risk Factors Related to the Company’s Stock

Supplemental Information x

Financial Results Summary

September 30, 2026

(in thousands, except per share data)


	Three Months Ended		Year to Date
	2026	2025	2026	2025
Financial Results

Net income attributable to common shareholders (page 5)	$75,125	$105,960	$312,612	$314,742
Net income per diluted share	$0.41	$0.58	$1.70	$1.73

Nareit Funds From Operations (Nareit FFO) (page 9)	$230,798	$213,499	$681,363	$636,379
Nareit FFO per diluted share	$1.23	$1.15	$3.64	$3.46

Core Operating Earnings (page 9)	$220,619	$202,610	$654,872	$604,278
Core Operating Earnings per diluted share	$1.18	$1.09	$3.50	$3.29

Same Property NOI (page 8)	$289,135	$275,218	$863,023	$826,500
% growth	5.1%		4.4%

NOI (page 6 & 7)	$303,186	$281,868	$899,686	$836,339
% growth	7.6%		7.6%

Operating EBITDAre (page 10)	$286,920	$266,542	$852,111	$790,604

Dividends declared per common share and unit	$0.755	$0.705	$2.265	$2.115
Dividend payout ratio as a % of Nareit FFO	61.4%	61.3%	62.2%	61.1%


Diluted share and unit count

Weighted average shares (diluted) - Net income	183,467	182,346	183,390	181,996
Weighted average shares and units (diluted) - Nareit FFO and Core Operating Earnings	187,305	185,494	187,228	183,781

__________________________________________________________________________________________________


	As of	As of	As of	As of
	9/30/2026	12/31/2025	12/31/2024	12/31/2023
Capital Information

Market price per common share	$71.88	$69.03	$73.93	$67.00

Common shares outstanding	183,122	182,902	181,361	184,581
Exchangeable units held by noncontrolling interests	3,838	3,838	1,097	1,107
Common shares and equivalents issued and outstanding	186,960	186,740	182,458	185,688
Market equity value of common shares and equivalents	$13,438,685	$12,890,662	$13,489,128	$12,441,131

Preferred stock(1)	$225,000	$225,000	$225,000	$225,000
Outstanding debt	5,436,806	5,280,308	4,984,071	4,688,805
Less: cash	(138,257)	(120,661)	(61,884)	(91,354)
Net debt and preferred stock	$5,523,549	$5,384,647	$5,147,187	$4,822,451

Total market capitalization	$18,962,234	$18,275,309	$18,636,315	$17,263,582


Debt metrics (pro-rata; trailing 12 months "TTM")(2)

Net Debt and Preferreds-to-Operating EBITDAre	4.9x	5.1x	5.2x	5.4x
Net Debt and Preferreds-to-Operating EBITDAre, adjusted				5.1x

Fixed charge coverage	4.3x	4.2x	4.3x	4.7x

(1)

Regency has outstanding 4.6M shares of 6.25% Series A Cumulative Redeemable Preferred Stock with a liquidation preference of $115M and callable on demand, and 4.4M shares of 5.875% Series B Cumulative Redeemable Preferred Stock with a liquidation preference of $110M and callable on demand.

(2)

In light of the merger with UBP on August 18, 2023, adjusted debt metric calculations include legacy Regency results for the trailing 12 months and the annualized contribution from UBP post merger.

Supplemental Information 1

Real Estate Portfolio Summary

September 30, 2026

(GLA in thousands)


Consolidated and 100% of Real Estate Partnerships	9/30/2026	6/30/2026	3/31/2026	12/31/2025	9/30/2025

Number of properties	486	482	481	481	485

Number of retail operating properties	477	474	474	473	478

Number of same properties	461	461	462	459	466

Number of properties in development(1)	9	8	7	8	7


Gross Leasable Area (GLA) - All properties	59,232	58,785	58,508	58,377	58,615

GLA - Retail operating properties	58,298	57,789	57,618	57,411	57,732

GLA - Same properties	56,037	56,030	55,954	55,147	55,778

GLA - Properties in development(1)	934	995	889	967	883


Consolidated and Pro-Rata Share of Real Estate Partnerships

GLA - All properties	51,104	50,846	50,654	50,489	50,218

GLA - Retail operating properties	50,171	49,850	49,765	49,522	49,335

GLA - Same properties(2)	48,212	48,205	48,117	48,095	48,086

Anchor Spaces (≥ 10,000 SF)(2)	29,536	29,536	29,480	29,493	29,467

Shop Spaces (< 10,000 SF)(2)	18,676	18,668	18,638	18,602	18,619

GLA - Properties in development(1)	934	995	889	967	883


% leased - All properties	96.6%	96.5%	96.2%	96.1%	96.0%

% leased - Retail operating properties	96.9%	96.8%	96.6%	96.6%	96.5%

% leased - Same properties(2)	97.0%	96.9%	96.6%	96.5%	96.4%

Anchor Spaces (≥ 10,000 SF)(2)	98.5%	98.4%	98.2%	98.0%	98.1%

Shop Spaces (< 10,000 SF)(2)	94.6%	94.4%	94.1%	94.2%	93.8%

% commenced - Same properties(2)(3)	95.1%	94.5%	94.3%	94.1%	94.3%


Same property NOI Growth - YTD (see page 8)	4.4%	4.1%	4.4%	5.3%	5.5%

Same property NOI Growth without Redevelopments - YTD (see page 8)	3.0%	2.8%	2.8%	4.1%	4.5%

Rent spreads - Trailing 12 months(4) (see page 19)	11.5%	11.8%	11.7%	10.8%	10.5%

(1)

Includes current ground-up developments.

(2)

Prior periods adjusted for current same property pool.

(3)

Excludes leases that are signed but have not yet commenced.

(4)

Retail operating properties only. Rent spreads are calculated on a comparable-space, cash basis for new and renewal leases executed.

Amounts may not total due to rounding.

Supplemental Information 2

Consolidated Balance Sheets

September 30, 2026 and December 31, 2025

(in thousands)


	2026			2025
	(unaudited)
Assets:
Net real estate investments:
Real estate assets at cost	$	14,810,914			14,561,924
Less: accumulated depreciation		3,519,458			3,267,728
Real estate assets, net		11,291,456			11,294,196
Investments in sales-type leases, net		16,909			16,727
Investments in real estate partnerships		362,997			349,856
Net real estate investments		11,671,362			11,660,779

Cash, cash equivalents, and restricted cash		138,257			120,661

Tenant receivables, net		36,735			29,578
Straight-line rent receivables, net		197,314			180,871
Other receivables		74,167			63,413
Tenant and other receivables		308,216			273,862

Deferred leasing costs, net		105,098			97,253
Acquired lease intangible assets, net		224,038			254,201
Right of use assets, net		309,886			315,804
Other assets		296,357			278,723

Total assets	$	13,053,214			13,001,283


Liabilities and Equity:
Liabilities:
Notes payable, net	$	4,772,056			4,619,301
Unsecured credit facility		115,000			120,000
Total notes payable		4,887,056			4,739,301

Accounts payable and other liabilities		400,682			391,847
Acquired lease intangible liabilities, net		338,945			356,454
Lease liabilities		239,316			242,368
Tenants' security, escrow deposits, and prepaid rent		91,511			89,707
Total liabilities		5,957,510			5,819,677

Equity:
Shareholders' Equity:
Preferred stock		225,000			225,000
Common stock		1,831			1,829
Treasury stock		(33,451	)		(31,075	)
Additional paid in capital		8,716,398			8,704,138
Accumulated other comprehensive income (loss)		4,319			(4,220	)
Distributions in excess of net income		(2,090,895	)		(1,988,782	)
Total shareholders' equity		6,823,202			6,906,890

Noncontrolling Interests:
Exchangeable operating partnership units		143,022			144,940
Limited partners' interests in consolidated partnerships		129,480			129,776
Total noncontrolling interests		272,502			274,716
Total equity		7,095,704			7,181,606

Total liabilities and equity	$	13,053,214			13,001,283

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.

Supplemental Information 3

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

September 30, 2026 and December 31, 2025

(in thousands)


	Noncontrolling Interests						Share of Unconsolidated Real Estate Partnerships
	2026			2025			2026		2025
Assets:
Real estate assets at cost	$	(122,419	)		(115,552	)	$	1,331,496		1,305,006
Less: accumulated depreciation		(20,694	)		(18,280	)		524,425		504,568
Real estate assets, net		(101,725	)		(97,272	)		807,071		800,438
Investments in sales-type leases, net		(2,900	)		(2,878	)		38,464		38,045
Net real estate investments		(104,625	)		(100,150	)		845,535		838,483

Cash, cash equivalents, and restricted cash		(47,214	)		(51,238	)		21,152		12,005

Tenant receivables, net		(592	)		(391	)		3,159		3,411
Straight-line rent receivables, net		(2,781	)		(2,468	)		22,647		21,809
Other receivables		(395	)		(1,238	)		1,505		786
Tenant and other receivables		(3,768	)		(4,097	)		27,311		26,006

Deferred leasing costs, net		(2,368	)		(2,432	)		15,206		15,396
Acquired lease intangible assets, net		(750	)		(832	)		8,572		7,549
Right of use assets, net		(1,523	)		(1,570	)		4,622		4,665
Other assets		(544	)		(320	)		29,528		26,026

Total assets	$	(160,792	)		(160,639	)	$	951,926		930,130


Liabilities:
Notes payable, net	$	(25,263	)		(25,297	)	$	549,750		541,006
Accounts payable and other liabilities		(3,486	)		(2,989	)		25,162		25,952
Acquired lease intangible liabilities, net		(114	)		(131	)		6,732		5,624
Lease liabilities		(2,019	)		(2,037	)		3,128		3,139
Tenants' security, escrow deposits, and prepaid rent		(430	)		(409	)		4,157		4,553

Total liabilities	$	(31,312	)		(30,863	)	$	588,929		580,274

Note

Noncontrolling interests represent limited partners' interests in consolidated Real Estate Partnerships' activities and Share of Unconsolidated Real Estate Partnerships represents the Company's share of investments in unconsolidated Real Estate Partnerships' activities, of which each are included on a single line presentation in the Company's consolidated financial statements in accordance with GAAP.

Supplemental Information 4

Consolidated Statements of Operations

For the Periods Ended September 30, 2026 and 2025

(in thousands)

(unaudited)


	Three Months Ended						Year to Date
	2026			2025			2026			2025
Revenues:
Lease income	$	408,671			377,761		$	1,214,082			1,117,945
Other property income		3,247			3,089			9,674			10,609
Management, transaction, and other fees		7,140			6,720			21,265			20,776
Total revenues		419,058			387,570			1,245,021			1,149,330

Operating Expenses:
Depreciation and amortization		107,708			102,799			322,933			299,108
Property operating expense		69,802			65,471			214,048			194,689
Real estate taxes		52,099			47,080			153,494			140,940
General and administrative		25,173			27,060			78,346			74,140
Other operating expenses		2,126			1,770			5,164			5,402
Total operating expenses		256,908			244,180			773,985			714,279

Other Expense, net:
Interest expense, net		53,485			51,323			159,252			149,608
Provision for impairment of real estate		65,135			3,374			65,135			4,636
Gain on sale of real estate, net of tax		(23,814	)		(6,198	)		(31,276	)		(6,005	)
Net investment income		(609	)		(2,602	)		(4,025	)		(2,629	)
Total other expense, net		94,197			45,897			189,086			145,610

Income before equity in income of
investments in real estate partnerships		67,953			97,493			281,950			289,441

Equity in income of investments in real estate partnerships		13,961			15,124			52,501			43,378

Net income		81,914			112,617			334,451			332,819

Noncontrolling Interests:
Exchangeable operating partnership units		(1,577	)		(1,664	)		(6,554	)		(2,892	)
Limited partners' interests in consolidated partnerships		(1,799	)		(1,580	)		(5,046	)		(4,946	)
Net income attributable to noncontrolling interests		(3,376	)		(3,244	)		(11,600	)		(7,838	)

Net income attributable to the Company		78,538			109,373			322,851			324,981

Preferred stock dividends		(3,413	)		(3,413	)		(10,239	)		(10,239	)
Net income attributable to common shareholders	$	75,125			105,960		$	312,612			314,742

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 Information 5

Supplemental Details of Operations (Consolidated Only)

For the Periods Ended September 30, 2026 and 2025

(in thousands)


		Three Months Ended						Year to Date
		2026			2025			2026			2025
	Revenues:
*	Base rent	$	283,437			265,289		$	838,875			778,216
*	Recoveries from tenants		102,679			92,406			309,473			275,392
*	Percentage rent		2,130			1,950			12,140			11,558
*	Termination fees		2,858			927			7,340			4,973
*	Uncollectible lease income		(192	)		53			(3,473	)		(1,906	)
*	Other lease income		5,504			4,609			16,410			13,310
	Straight-line rent on lease income		6,685			6,743			16,710			18,137
	Above/below market rent amortization		5,570			5,784			16,607			18,265
	Lease income, net		408,671			377,761			1,214,082			1,117,945

*	Other property income		3,247			3,089			9,674			10,609

	Property management fees		3,920			3,935			12,063			12,196
	Asset management fees		1,893			1,777			5,428			5,240
	Leasing commissions and other fees		1,327			1,008			3,774			3,340
	Management, transaction, and other fees		7,140			6,720			21,265			20,776

	Total revenues	$	419,058			387,570		$	1,245,021			1,149,330

	Operating Expenses:
	Depreciation and amortization (including FF&E)	$	107,708			102,799		$	322,933			299,108

*	Operating and maintenance		65,109			60,813			200,348			181,612
*	Ground rent		3,657			3,787			10,692			10,442
*	Termination expense		-			-			20			24
	Straight-line rent on ground rent		500			336			1,380			1,009
	Above/below market ground rent amortization		536			535			1,608			1,602
	Property operating expense		69,802			65,471			214,048			194,689

*	Real estate taxes		52,099			47,080			153,494			140,940

	Gross general & administrative		24,930			24,652			76,108			72,770
	Stock-based compensation		6,179			5,321			18,108			16,219
	Capitalized direct overhead costs		(6,551	)		(5,126	)		(19,155	)		(16,809	)
	General & administrative, net (1)		24,558			24,847			75,061			72,180
	Loss on deferred compensation plan (2)		615			2,213			3,285			1,960
	General & administrative		25,173			27,060			78,346			74,140

	Other expenses		1,637			1,777			4,385			4,721
	Development pursuit costs, net		489			(7	)		779			681
	Other operating expenses		2,126			1,770			5,164			5,402

	Total operating expenses	$	256,908			244,180		$	773,985			714,279

	Other Expense, net:
	Gross interest expense	$	53,555			52,278		$	160,051			150,878
	Derivative amortization		48			226			143			677
	Debt cost amortization		2,114			2,003			6,239			5,565
	Debt and derivative mark-to-market amortization		1,682			1,805			5,483			4,703
	Capitalized interest		(2,526	)		(2,768	)		(7,587	)		(7,302	)
	Interest income		(1,388	)		(2,221	)		(5,077	)		(4,913	)
	Interest expense, net		53,485			51,323			159,252			149,608

	Provision for impairment of real estate		65,135			3,374			65,135			4,636
	Gain on sale of real estate, net of tax		(23,814	)		(6,198	)		(31,276	)		(6,005	)
	Net investment income (2)		(609	)		(2,602	)		(4,025	)		(2,629	)

	Total other expense, net	$	94,197			45,897		$	189,086			145,610

	Consolidated NOI	$	278,798			256,643		$	825,885			759,134

* Component of Net Operating Income

(1)

General & administrative, net is referenced and reflected as G&A expense, net in earnings guidance on page 27.

(2)

The change in value of participant obligations within Regency’s non-qualified deferred compensation plan is included in General and administrative expense, which is offset by changes in value of assets held in the plan which is included in Net investment (income) expense.

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 Information 6

Supplemental Details of Operations (Real Estate Partnerships Only)

For the Periods Ended September 30, 2026 and 2025

(in thousands)


		Noncontrolling Interests												Share of Unconsolidated Real Estate Partnerships
		Three Months Ended						Year to Date						Three Months Ended						Year to Date
		2026			2025			2026			2025			2026			2025			2026			2025
	Revenues:
*	Base rent	$	(2,531	)		(2,155	)	$	(7,403	)		(6,847	)	$	26,978			27,851		$	80,027			83,680
*	Recoveries from tenants		(778	)		(584	)		(2,364	)		(1,873	)		8,570			9,326			28,976			29,235
*	Percentage rent		(32	)		(19	)		(32	)		(28	)		282			307			1,710			1,669
*	Termination fees		(8	)		(15	)		(16	)		(209	)		301			50			513			374
*	Uncollectible lease income		15			2			53			41			(75	)		(15	)		(251	)		(5	)
*	Other lease income		(35	)		(35	)		(117	)		(115	)		661			390			1,548			1,168
	Straight-line rent on lease income		(104	)		(31	)		(339	)		(144	)		558			930			1,292			2,432
	Above/below market rent amortization		3			(23	)		6			18			139			207			488			609
	Lease income		(3,470	)		(2,860	)		(10,212	)		(9,157	)		37,414			39,046			114,303			119,162

*	Other property income		(42	)		(43	)		(131	)		(71	)		281			155			1,661			655

	Asset management fees		-			-			-			-			(302	)		(267	)		(858	)		(794	)

	Total revenues	$	(3,512	)		(2,903	)		(10,343	)		(9,228	)	$	37,393			38,934			115,106			119,023

	Operating Expenses:
	Depreciation and amortization (including FF&E)		(945	)		(781	)		(2,823	)		(2,542	)		8,357			8,670			25,684			26,664

*	Operating and maintenance		(607	)		(471	)		(1,857	)		(1,634	)		5,941			5,909			19,286			18,650
*	Ground rent		(34	)		(38	)		(102	)		(107	)		71			73			214			214

	Straight-line rent on ground rent		(13	)		(13	)		(39	)		(39	)		-			-			-			-
	Above/below market ground rent amortization		-			-			-			-			12			10			32			30
	Property operating expense		(654	)		(522	)		(1,998	)		(1,780	)		6,024			5,992			19,532			18,894

*	Real estate taxes		(379	)		(342	)		(1,193	)		(959	)		4,207			4,859			14,025			14,305

	General & administrative, net (1)		-			-			-			-			70			65			176			216

	Other operating expenses		632			687			1,807			2,119			240			203			808			1,071

	Total operating expenses	$	(1,346	)		(958	)		(4,207	)		(3,162	)	$	18,898			19,789			60,225			61,150

	Other Expense, net:
	Gross interest expense		(353	)		(367	)		(1,055	)		(1,127	)		5,871			5,597			17,218			16,818
	Debt cost amortization		(10	)		(10	)		(30	)		(33	)		205			203			607			640
	Debt and derivative mark-to-market amortization		(14	)		(14	)		(41	)		(41	)		53			25			92			(44	)
	Capitalized interest		-			-			-			-			(200	)		(420	)		(776	)		(1,260	)
	Interest income		10			26			36			81			(96	)		(150	)		(307	)		(477	)
	Interest expense, net		(367	)		(365	)		(1,090	)		(1,120	)		5,833			5,255			16,834			15,677

	Gain on sale of real estate, net of tax		-			-			-			-			(1,299	)		(1,234	)		(14,454	)		(1,182	)

	Total other expense, net	$	(367	)		(365	)		(1,090	)		(1,120	)	$	4,534			4,021			2,380			14,495

	Share of NOI	$	(2,391	)		(1,998	)		(6,858	)		(6,402	)	$	26,779			27,223			80,659			83,607

* Component of Net Operating Income

(1)

General & administrative, net is referenced and reflected as G&A expense, net in earnings guidance on page 27.

Note

Noncontrolling interests represent limited partners’ interests in consolidated Real Estate Partnerships’ activities. Share of Unconsolidated Real Estate Partnerships represents the Company’s share of investments in unconsolidated Real Estate Partnerships’ activities, of which each are included on a single line presentation in the Company’s consolidated financial statements in accordance with GAAP.

Supplemental Information 7

Supplemental Details of Same Property NOI

For the Periods Ended September 30, 2026 and 2025

(in thousands)


	Three Months Ended							Year to Date
	2026			2025			Change	2026			2025			Change
Same Property NOI Detail:

Real Estate Revenues:
Base Rent	$	297,068			286,032			$	882,409			851,267
Recoveries from Tenants		106,059			99,497				325,831			300,733
Percentage Rent		2,290			2,159				13,211			12,978
Uncollectible Lease Income		(459	)		113				(3,279	)		(1,915	)
Other Lease Income		6,052			5,013				17,584			14,528
Other Property Income		3,012			2,583				9,640			9,288
Total Real Estate Revenues		414,022			395,397				1,245,396			1,186,879

Real Estate Operating Expenses:
Operating and Maintenance		68,043			65,221				210,584			196,580
Real Estate Taxes		53,132			50,880				160,788			152,525
Ground Rent		3,712			4,078				11,001			11,274
Total Real Estate Operating Expenses		124,887			120,179				382,373			360,379

Same Property NOI	$	289,135			275,218		5.1%	$	863,023			826,500		4.4%

Same Property NOI without Redevelopments	$	244,818			236,558		3.5%	$	733,585			711,930		3.0%

Expense Recovery Ratio		87.5	%		85.7	%			87.7	%		86.1	%

NOI Margin		69.8	%		69.6	%			69.3	%		69.6	%

Percent Contribution to Same Property NOI Performance:
Base rent		4.0	%						3.8	%
Uncollectible lease income		-0.2	%						-0.2	%
Net expense recoveries		0.7	%						0.4	%
Other lease / property income		0.5	%						0.4	%
Percentage rent		0.1	%						0.0	%
Same Property NOI (% impact)		5.1	%						4.4	%

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

Net income attributable to common shareholders	$	75,125			105,960			$	312,612			314,742
Less:
Management, transaction, and other fees		(7,140	)		(6,720	)			(21,265	)		(20,776	)
Other (1)		(13,610	)		(13,654	)			(37,187	)		(40,193	)
Plus:
Depreciation and amortization		107,708			102,799				322,933			299,108
General and administrative		25,173			27,060				78,346			74,140
Other operating expense		2,126			1,770				5,164			5,402
Other expense, net		94,197			45,897				189,086			145,610
Equity in income of investments in real estate partnerships excluded from NOI (2)		12,818			12,099				28,158			40,229
Net income attributable to noncontrolling interests		3,376			3,244				11,600			7,838
Preferred stock dividends		3,413			3,413				10,239			10,239
NOI		303,186			281,868		7.6%		899,686			836,339		7.6%

Less non-same property NOI (3)		(14,051	)		(6,650	)			(36,663	)		(9,839	)

Same Property NOI	$	289,135			275,218			$	863,023			826,500

(1)

Includes straight-line rental income and expense, net of reserves, above and below market rent amortization, and share of NOI attributable to 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, Property in Development, termination fees, corporate activities, and noncontrolling interests.

Supplemental Information 8

Reconciliations of Non-GAAP Financial Measures

For the Periods Ended September 30, 2026 and 2025

(in thousands, except per share data)


	Three Months Ended						Year to Date
	2026			2025			2026			2025

Reconciliation of Net Income Attributable to Common Shareholders to Nareit FFO:

Net Income Attributable to Common Shareholders	$	75,125			105,960		$	312,612			314,742
Adjustments to reconcile to Nareit Funds From Operations (1):
Depreciation and amortization (excluding FF&E)		114,074			109,933			342,792			321,296
Gain on sale of real estate, net of tax		(25,113	)		(7,432	)		(45,730	)		(7,187	)
Provision for impairment of real estate		65,135			3,374			65,135			4,636
Exchangeable operating partnership units		1,577			1,664			6,554			2,892
Nareit FFO	$	230,798			213,499		$	681,363			636,379


Nareit FFO per share (diluted)	$	1.23			1.15		$	3.64			3.46
Weighted average shares (diluted)		187,305			185,494			187,228			183,781


Reconciliation of Nareit FFO to Core Operating Earnings:

Nareit FFO	$	230,798			213,499		$	681,363			636,379
Adjustments to reconcile to Core Operating Earnings (1):
Certain Non-Cash Items
Straight-line rent, net (2)		(6,736	)		(7,282	)		(16,564	)		(19,459	)
Above/below market rent amortization, net		(5,164	)		(5,423	)		(15,461	)		(17,260	)
Debt and derivative mark-to-market amortization		1,721			1,816			5,534			4,618
Core Operating Earnings	$	220,619			202,610		$	654,872			604,278


Core Operating Earnings per share (diluted)	$	1.18			1.09		$	3.50			3.29
Weighted average shares (diluted)		187,305			185,494			187,228			183,781


Reconciliation of Core Operating Earnings to AFFO:

Core Operating Earnings	$	220,619			202,610		$	654,872			604,278
Adjustments to reconcile to AFFO (1):
Operating capital expenditures		(35,550	)		(33,832	)		(103,460	)		(90,109	)
Debt cost and derivative adjustments		2,357			2,423			6,959			6,849
Stock-based compensation		6,179			5,321			18,108			16,219
AFFO	$	193,605			176,522		$	576,479			537,237

(1)

Includes Regency’s consolidated entities and its share of unconsolidated Real Estate Partnerships, net of share attributable to noncontrolling interests, which can be found on page 4 and 7.

(2)

Supplemental Information 9

Capital Expenditures and Additional Disclosures

For the Periods Ended September 30, 2026 and 2025

(in thousands)


	Three Months Ended						Year to Date
	2026			2025			2026			2025
Capital Expenditures:

Operating Properties (1)
Tenant allowance and landlord work	$	18,098			18,377		$	58,648			51,236
Leasing commissions		4,785			5,345			16,734			15,888
Leasing Capital Expenditures		22,883			23,722			75,382			67,124

Building improvements		12,667			10,110			28,078			22,985
Operating Capital Expenditures	$	35,550			33,832		$	103,460			90,109


Development & Redevelopment Properties (1)
Ground-up development (2)	$	44,118			45,692		$	153,257			110,393
Redevelopment (2)		27,201			38,758			87,249			114,378
Development & Redevelopment Expenditures	$	71,319			84,450		$	240,506			224,771


Reconciliation of Net Income to Nareit EBITDAre:

Net Income	$	81,914			112,617		$	334,451			332,819
Adjustments to reconcile to Nareit EBITDAre (3):
Interest expense		60,802			58,949			181,470			170,675
Income tax expense		105			311			487			695
Depreciation and amortization		116,065			111,469			348,617			325,772
Gain on sale of real estate, net of tax		(25,113	)		(7,432	)		(45,730	)		(7,187	)
Provision for impairment of real estate		65,135			3,374			65,135			4,636
Nareit EBITDAre	$	298,908			279,288		$	884,430			827,410


Reconciliation of Nareit EBITDAre to Operating EBITDAre:

Nareit EBITDAre	$	298,908			279,288		$	884,430			827,410
Adjustments to reconcile to Operating EBITDAre (3):
Straight-line rent, net		(6,827	)		(7,300	)		(16,864	)		(19,564	)
Above/below market rent amortization, net		(5,161	)		(5,446	)		(15,455	)		(17,242	)
Operating EBITDAre	$	286,920			266,542		$	852,111			790,604

(1)

Includes Regency's consolidated entities and its share of unconsolidated Real Estate Partnerships, net of share attributable to noncontrolling interests.

(2)

Certain prior-period ground-up development and redevelopment expenditures have been corrected for an administrative error. Total ground-up development and redevelopment expenditures were not affected.

(3)

Includes Regency's consolidated entities and its share of unconsolidated Real Estate Partnerships.

Supplemental Information 10

Summary of Consolidated Debt

September 30, 2026 and December 31, 2025

(in thousands)


Total Debt Outstanding:	9/30/2026		12/31/2025
Notes Payable:
Fixed rate mortgage loans(1)	$	651,927	$	746,437
Fixed rate unsecured public debt		4,120,129		3,673,647
Fixed rate unsecured private debt		-		199,217
Unsecured credit facility:
Revolving line of credit		115,000		120,000
Total	$	4,887,056	$	4,739,301


Schedule of Maturities by Year:	Scheduled Principal Payments		Mortgage Loan Maturities			Unsecured Maturities (2)			Total			Weighted Average Contractual Interest Rate on Maturities
2026	$	3,173		46,852			-			50,025		4.18%
2027		10,051		235,558			525,000			770,609		3.68%
2028		8,365		51,939			415,000			475,304		4.45%
2029		5,619		97,120			425,000			527,739		3.19%
2030		5,445		2,163			600,000			607,608		3.70%
2031		5,263		30,908			-			36,171		3.68%
2032		3,120		57,121			400,000			460,241		4.84%
2033		2,992		-			450,000			452,992		4.50%
2034		3,117		-			400,000			403,117		5.25%
2035		3,247		-			325,000			328,247		5.10%
>10 years		6,467		102,651			725,000			834,118		4.47%
Unamortized debt premium/(discount), net of issuance costs		-		(29,244	)		(29,871	)		(59,115	)
	$	56,859		595,068			4,235,129			4,887,056		4.25%


Percentage of Total Debt:	9/30/2026	12/31/2025
Fixed	97.6%	97.5%
Variable	2.4%	2.5%

Current Weighted Average Contractual Interest Rates:(3)
Fixed	4.2%	4.2%
Variable	4.7%	4.4%
Combined	4.2%	4.2%


Current Weighted Average Effective Interest Rate:(4)
Combined	4.5%	4.5%


Average Years to Maturity:
Fixed	6.8	7.2
Variable	1.5	2.3

(1)

Includes variable rate mortgage loans that have been fixed through interest rate swaps.

(2)

Includes unsecured public and private placement debt and any drawn balance on unsecured revolving line of credit.

(3)

Interest rates are calculated as of the quarter end.

(4)

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.

Supplemental Information 11

Details of Consolidated Debt

September 30, 2026 and December 31, 2025

(in thousands)


		Contractual		Effective
Lender	Collateral	Rate		Rate(1)	Maturity	9/30/2026			12/31/2025
Secured Debt - Fixed Rate Mortgage Loans
M&T Bank	Cos Cob Plaza & Greenwich Commons	3.48%			10/01/26	$	7,750		$	8,037
Santander Bank	Baederwood Shoppes	3.28%			12/19/26		24,365			24,365
TD Bank	Black Rock Shopping Center	6.03%			12/31/26		14,775			14,939
Voya Retire Insurance and Annuity Co.	Meadtown Shopping Center	3.85%			01/01/27		8,528			8,765
Voya Retire Insurance and Annuity Co.	Midland Park Shopping Center	3.85%			01/01/27		16,140			16,588
Voya Retire Insurance and Annuity Co.	Valley Ridge Shopping Center	3.85%			01/01/27		15,278			15,702
Voya Retire Insurance and Annuity Co.	Cedar Hill Shopping Center	3.85%			01/01/27		6,407			6,585
The Guardian Life Insurance of America	Willa Springs	3.81%			03/01/27		16,700			16,700
The Guardian Life Insurance of America	Alden Bridge	3.81%			03/01/27		26,000			26,000
The Guardian Life Insurance of America	Bethany Park Place	3.81%			03/01/27		10,200			10,200
The Guardian Life Insurance of America	Blossom Valley	3.81%			03/01/27		22,300			22,300
The Guardian Life Insurance of America	Dunwoody Hall	3.81%			03/01/27		13,800			13,800
The Guardian Life Insurance of America	Hasley Canyon Village	3.81%			03/01/27		16,000			16,000
PNC Bank	Fellsway Plaza	4.06%			06/02/27		33,297			33,727
M&T Bank	Ridgeway Shopping Center	3.40%			07/01/27		39,721			40,688
PNC Bank	The Longmeadow Shops	5.56%			12/01/27		13,000			13,000
New York Life Insurance	Oak Shade Town Center	6.05%			05/10/28		1,670			2,369
Provident Bank	Washington Commons	4.83%			08/15/28		7,989			8,210
TD Bank	Brick Walk Shopping Center	6.71%			09/19/28		29,952			30,234
New York Life Insurance	Von's Circle Center	5.20%			10/10/28		1,974			2,634
Bank of New York Mellon	Putnam Plaza	4.81%			10/17/28		16,229			16,531
American United Life Insurance Company	Ferry Plaza	4.63%			04/01/29		7,865			8,131
M&T Bank	Old Kings Market	4.82%			04/03/29		21,723			22,111
Bank of New York Mellon	Lakeview Shopping Center	3.63%			06/25/29		10,195			10,407
State Farm	Brentwood Place	3.50%			09/01/29		43,500			43,500
The Prudential Insurance Company of America	Shops at Erwin Mill	5.71%			09/05/29		12,000			12,000
Bank of New York Mellon	McLean Plaza	5.74%			11/18/29		5,000			5,000
Tanglewood Shopping Center Co.	Tanglewood Shopping Center	5.05%			03/29/30		513			513
Tanglewood Shopping Center Co.	Tanglewood Shopping Center	4.55%			03/29/30		1,650			1,650
Security Life of Denver Insurance Co.	Newfield Green	3.89%			08/01/31		17,739			18,175
American United Life Insurance Company	South Pass Village	3.50%			11/01/31		18,915			19,258
RGA Reinsurance Company	Boonton Shopping Center	3.45%			01/01/32		9,941			10,123
Bank of New York Mellon	The Dock-Dockside & The Dock-Railside	3.05%			01/31/32		31,521			32,125
Bank of New York Mellon	High Ridge Center	5.55%			02/20/32		10,000			10,000
City of Rollingwood	Shops at Mira Vista	8.00%			03/01/32		124			137
John Hancock	Terrace Shops	3.87%			06/01/32		13,776			14,007
First County Bank	Old Greenwich CVS	5.63%			06/01/37		758			799
John Hancock	Sendero Marketplace	4.45%			07/01/37		6,468			6,567
John Hancock	Sendero Marketplace	4.52%			07/01/37		37,282			37,971
State Farm	Bridgepark Plaza	3.63%			03/01/38		16,526			17,383
John Hancock	Mercantile East	4.07%			08/01/38		33,000			33,000
John Hancock	Mercantile West	4.26%			10/01/38		40,600			40,600
Metropolitan Life Insurance Company	Westbury Plaza	3.76%			02/01/26		-			88,000
Unamortized discount on assumed debt of acquired properties, net of issuance costs							(29,244	)		(32,394	)
Total Fixed Rate Mortgage Loans		4.16%		4.78%		$	651,927		$	746,437

Unsecured Debt
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			425,000
Debt Offering (5/13/20)	Fixed-rate unsecured	3.70%			06/15/30		600,000			600,000
Debt Offering (5/8/25)	Fixed-rate unsecured	5.00%			07/15/32		400,000			400,000
Debt Offering (2/18/26)	Fixed-rate unsecured	4.50%			03/15/33		450,000			-
Debt Offering (1/18/24)	Fixed-rate unsecured	5.25%			01/15/34		400,000			400,000
Debt Offering (8/15/24)	Fixed-rate unsecured	5.10%			01/15/35		325,000			325,000
Debt Offering (1/17/17)	Fixed-rate unsecured	4.40%			02/01/47		425,000			425,000
Debt Offering (3/6/19)	Fixed-rate unsecured	4.65%			03/15/49		300,000			300,000
Debt Placement (5/11/16)	Fixed-rate unsecured	3.81%			05/11/26		-			100,000
Debt Placement (8/11/16)	Fixed-rate unsecured	3.91%			08/11/26		-			100,000
Revolving Line of Credit	Variable-rate unsecured	Adjusted SOFR + 0.685%	(2)		03/23/28		115,000			120,000
Unamortized debt discount and issuance costs							(29,871	)		(27,136	)
Total Unsecured Debt, Net of Discounts		4.25%		4.38%		$	4,235,129		$	3,992,864

		4.25%		4.54%		$	4,887,056		$	4,739,301

(1)

(2)

The interest rate is SOFR plus a 0.100% market adjustment ("Adjusted SOFR") plus our applicable margin of 0.685%. Rate applies to drawn balance only. Additional annual facility fee of 0.115% applies to entire $1.5 billion line of credit. Expiration is subject to two additional six-month periods at the Company’s option.

Supplemental Information 12

Summary of Unsecured Debt Covenants and Leverage Ratios

September 30, 2026

(in thousands)


Outstanding Unsecured Public Debt:	Origination	Maturity	Rate	Balance
	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
	05/13/25	07/15/32	5.000%	$400,000
	02/23/26	03/15/33	4.500%	$450,000
	01/18/24	01/15/34	5.250%	$400,000
	08/15/24	01/15/35	5.100%	$325,000
	01/17/17	02/01/47	4.400%	$425,000
	03/06/19	03/15/49	4.650%	$300,000


Unsecured Public Debt Covenants:	Required	9/30/2026	6/30/2026	3/31/2026	12/31/2025	9/30/2025

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

Total Consolidated Debt to Total Consolidated Assets	≤ 65%	27%	27%	28%	27%	28%
Secured Consolidated Debt to Total Consolidated Assets	≤ 40%	4%	4%	4%	4%	4%
Consolidated Income for Debt Service to Consolidated Debt Service	≥ 1.5x	4.8x	4.7x	4.5x	4.8x	4.5x
Unencumbered Consolidated Assets to Unsecured Consolidated Debt	>150%	388%	384%	372%	396%	378%




Ratios:		9/30/2026	6/30/2026	3/31/2026	12/31/2025	9/30/2025
Consolidated Only

Net debt to total market capitalization		25.8%	23.7%	25.3%	26.0%	25.5%
Net debt to real estate assets, before depreciation		31.5%	31.1%	32.3%	30.9%	31.8%
Net debt to total assets, before depreciation		28.9%	28.8%	29.9%	28.6%	29.4%

Net debt and preferreds to Operating EBITDAre - TTM		4.8x	4.9x	4.9x	4.6x	4.8x
Fixed charge coverage		4.6x	4.6x	4.6x	4.6x	4.6x
Interest coverage		5.2x	5.2x	5.1x	5.2x	5.2x

Unsecured assets to total real estate assets		88.6%	88.6%	88.5%	87.3%	86.9%
Unsecured NOI to total NOI - TTM		89.1%	89.2%	89.7%	89.2%	89.5%
Unencumbered assets to unsecured debt		308%	306%	297%	317%	300%

Total Pro-Rata Share

Net debt to total market capitalization		27.9%	25.8%	27.3%	28.2%	27.7%
Net debt to real estate assets, before depreciation		33.0%	32.6%	33.7%	32.4%	33.4%
Net debt to total assets, before depreciation		30.2%	30.1%	31.1%	29.9%	30.7%

Net debt and preferreds to Operating EBITDAre - TTM		4.9x	5.0x	5.2x	5.1x	5.3x
Fixed charge coverage		4.3x	4.2x	4.2x	4.2x	4.2x
Interest coverage		4.8x	4.7x	4.7x	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.

Supplemental Information 13

Summary of Unconsolidated Debt

September 30, 2026 and December 31, 2025

(in thousands)


Total Debt Outstanding:	9/30/2026		12/31/2025
Mortgage loans payable:
Fixed rate secured loans	$	1,485,357	$	1,442,870
Variable rate secured loans		69,958		60,080
Unsecured credit facility variable rate		13,000		20,000
Total	$	1,568,315	$	1,522,950


Schedule of Maturities by Year:	Scheduled Principal Payments		Mortgage Loan Maturities			Unsecured Maturities		Total			Weighted Average Contractual Interest Rate on Maturities	Regency's Pro Rata Share			Regency's Pro Rata Weighted Average Contractual Interest Rate on Maturities
2026	$	2,084		158,461			-		160,545		6.33%		56,081		6.33%
2027		8,571		32,800			-		41,371		2.60%		13,670		2.41%
2028		5,416		232,735			-		238,151		4.88%		82,380		4.99%
2029		4,226		104,434			-		108,660		5.00%		37,431		5.26%
2030		3,774		215,893			13,000		232,667		3.50%		80,771		3.24%
2031		2,440		363,100			-		365,540		3.29%		141,905		3.29%
2032		585		243,197			-		243,782		3.62%		78,571		3.44%
2033		406		60,000			-		60,406		5.10%		12,081		5.10%
2034		210		37,497			-		37,707		6.12%		13,941		6.28%
2035		-		-			-		-		0.00%		-		-
>10 Years		-		90,500			-		90,500		5.27%		36,200		5.27%
Unamortized debt premium/(discount) and issuance costs (2)		-		(11,014	)		-		(11,014	)			(3,281	)
	$	27,712		1,527,603			13,000		1,568,315		4.27%		549,750		4.22%


Percentage of Total Debt:	9/30/2026	12/31/2025
Fixed	94.7%	94.7%
Variable	5.3%	5.3%



Current Weighted Average Contractual Interest Rates:(1)
Fixed	4.2%	4.0%
Variable	6.1%	6.1%
Combined	4.3%	4.2%


Current Weighted Average Effective Interest Rates:(2)
Combined	4.5%	4.3%


Average Years to Maturity:
Fixed	4.1	4.2
Variable	0.9	0.9

(1)

Interest rates are calculated as of the quarter end.

(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.

Supplemental Information 14

Unconsolidated Real Estate Partnerships

September 30, 2026

(in thousands)


					Regency
Investment Partner and	Number of	Total	Total	Total	Ownership	Share	Investment	Equity
Portfolio Summary Abbreviation	Properties	GLA	Assets	Debt	Interest	of Debt	9/30/2026	in Income

State of Oregon
(JV-C2)	25	2,980	$757,793	$350,983	20.00%	$70,197	$72,269	$3,078
(JV-CCV)	1	603	96,904	74,874	30.00%	22,462	5,900	1,807
	26	3,583	854,697	425,857
GRI
(JV-GRI) (1)	54	7,564	1,317,989	880,276	40.00%	352,110	109,727	32,092

Individual Investors
Ballard Blocks	2	249	110,956	-	49.90%	-	56,924	806
Bloom on Third	1	91	293,265	159,855	35.00%	55,949	48,163	724
Others	8	1,076	201,902	102,327	11.80% - 83.00%	49,032	70,014	13,994

	91	12,563	$2,778,809	$1,568,315		$549,750	$362,997	$52,501

(1)

Effective January 1, 2026, Regency purchased its partner's ownership interest in a property held within unconsolidated real estate partnership. Upon acquisition, this property was consolidated into Regency's financial statements.

Supplemental Information 15

Property Transactions

September 30, 2026

(in thousands)

Acquisitions:


Date	Property Name	Real Estate Partner (REG %)	Market	Total GLA	REG Share of Purchase Price	Weighted Average Cap Rate	Anchor(s)
						$0
Jan-26	Haddon Commons	60% Partner Buyout	Haddon Township, NJ	54	$6,300	$0	Acme Markets
May-26	Berkshire Place (Outparcel)		Naples, FL	17	$9,000	$0	Retail
Jun-26	Shops at Highland Walk	State of Oregon (20%)	Denver, CO	95	$7,420	$0	King Soopers
Jul-26	Franklin Crossing		Franklin Lakes, NJ	88	$27,000	$0	Stop & Shop
Jul-26	Cornerstone at Westford	State of Oregon (20%)	Westford, MA	236	$14,800	$0	Market Basket
Dec-99						$0
	All Other Acquisitions (each individually less than $2.5M)			7	$2,300	$0
Dec-99						$0
	Property Acquisitions			497	$66,820	6.3%

Dispositions:


Date	Property Name	Real Estate Partner (REG %)	Market	Total GLA	REG Share of Purchase Price	Weighted Average Cap Rate	Anchor(s)
						$0
Jun-26	Shops at Hampton Oaks		Atlanta, GA	21	$2,925	$0	Retail
Dec-99						$0
	All Other Dispositions (each individually less than $2.5M)			4	$1,625	$0
Dec-99
	Property Dispositions			25	$4,550	6.2%

Supplemental Information 16

Summary of Developments and Redevelopments

September 30, 2026

(in thousands)


In-Process Developments and Redevelopments (1)
Shopping Center	0	Market	Grocer/Anchor Tenant	Center % Leased	Project Start	Est Initial Rent Commencement (a)	Est Stabilization Year (b)	Net Project Costs (c)	% of Costs Incurred	Stabilized Yield (d)
Ground-up Developments				73%				$366M	36%	7% +/-
Sienna Grande Shops (2)(3)	0	Houston, TX	Retail	65%	Q2-2023	1H-2025	2027	$9M	97%	8% +/-
The Village at Seven Pines (2)	0	Jacksonville, FL	Publix	74%	Q3-2025	1H-2027	2028	$112M	39%	8% +/-
Ellis Village Center - Phase 1 (2)	0	Bay Area, CA	Sprouts	100%	Q3-2025	2H-2026	2027	$30M	63%	7% +/-
Culver Commons (2)	0	Los Angeles, CA	Retail	73%	Q4-2025	1H-2027	2028	$16M	32%	7% +/-
Lone Tree Village (2)		Denver, CO	King Soopers	86%	Q4-2025	1H-2027	2028	$29M	64%	7% +/-
Oak Valley Village (2)(3)		Los Angeles, CA	Target, Sprouts	84%	Q4-2025	2H-2027	2028	$45M	35%	7% +/-
The Berkeley at Durbin Park (2)		Jacksonville, FL	Whole Foods	61%	Q2-2026	2H-2028	2028	$55M	17%	7% +/-
Redlands Marketplace (2)		Los Angeles, CA	Whole Foods	52%	Q3-2026	2H-2028	2029	$46M	13%	7% +/-
The Shops at Fall Hill (2)		Metro DC	Specialty Grocer	8%	Q3-2026	1H-2028	2029	$24M	18%	7% +/-
Redevelopments				91%				$316M	57%	10% +/-
Bloom on Third (3)	0	Los Angeles, CA	Whole Foods	99%	Q4-2022	2H-2026	2027	$26M	83%	16% +/-
Serramonte Center - Phase 3	0	San Francisco, CA	Jagalchi	99%	Q2-2023	1H-2025	2026	$43M	70%	11% +/-
West Chester Plaza	0	Cincinnati, OH	Kroger	89%	Q4-2024	2H-2027	2028	$15M	34%	8% +/-
Willows Shopping Center	0	Bay Area, CA	Retail	85%	Q4-2024	1H-2026	2027	$17M	77%	9% +/-
The Crossing Clarendon	0	Metro DC	Whole Foods	93%	Q2-2025	1H-2026	2027	$14M	60%	7% +/-
East Meadow Plaza - Phase 2A		Long Island, NY	Lidl	90%	Q3-2025	2H-2026	2027	$16M	81%	8% +/-
Crystal Brook Corner (2)		Long Island, NY	Whole Foods	69%	Q1-2026	1H-2027	2028	$59M	65%	7% +/-
Ryanwood Square		Palm Beach, FL	Publix	91%	Q2-2026	2H-2026	2028	$12M	4%	8% +/-
Country Walk Plaza		Miami, FL	Publix	97%	Q3-2026	2H-2026	2028	$12M	6%	8% +/-
Various Redevelopments (est costs < $10 million individually)				89%				$104M	51%	13% +/-
Total In-Process (In Construction)					0			$682M	46%	9% +/-


Current Year Development and Redevelopment Completions
Shopping Center		Market	Project Start	Est Initial Rent Commencement(a)	Est Stabilization Year(b)	Net Project Costs(c)	% of Costs Incurred	Stabilized Yield(d)
Ground-up Developments	0					$132M	96%	7% +/-
Oakley Shops at Laurel Fields (2)		Bay Area, CA	Q3-2024	2H-2025	2026	$36M	96%	7% +/-
The Shops at SunVet (2)		Long Island, NY	Q2-2023	1H-2026	2027	$96M	96%	7% +/-
Redevelopments						$26M	94%	13% +/-
East Meadow Plaza - Phase 1		Long Island, NY	Q3-2024	2H-2025	2026	$12M	90%	17% +/-
Redevelopment Completions (est costs < $10 million individually)			-			$14M	97%	10% +/-
Total Completions						$158M	96%	8% +/-

(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 year that the project will reach the stated stabilized yield on an annualized basis.

(c)

Represents Regency's pro-rata share of net project costs.

(d)

A stabilized yield for a redevelopment property represents the incremental NOI (estimated stabilized NOI less NOI prior to project commencement) divided by the total project costs.

(1)

Scope, economics and timing of development and redevelopment projects can change materially from estimates provided.

(2)

Ground-up development or redevelopment that is excluded from the Same Property NOI pool.

(3)

Estimated costs represent Regency's pro-rata share: Sienna Grande Shops (75%); Oak Valley Village (75%); and Bloom on Third (35%)

Note: Regency’s Estimate of Net GAAP Project Costs, after additional interest and overhead capitalization, is $755M for Ground-up Developments and Redevelopments In-Process. Percent of costs incurred is 46% for Ground-up Developments and Redevelopments In-Process.

Supplemental Information 17

Summary of In-Process Developments and Redevelopments

September 30, 2026

(in thousands)


In-Process Development and Redevelopment Descriptions			0
Ground-up Developments			0
Sienna Grande Shops	0	Phase 1 features approximately 30K SF of shop space and outparcels in a master-planned development outside of Houston, TX, ranked among the top-selling communities nationally.
The Village at Seven Pines	0	239K SF center anchored by Publix, leading restaurants and retailers, and Class A office space that will serve as Regency’s new corporate headquarters.
Ellis Village Center - Phase 1	0	Located in the Bay Area, 49K SF shopping center anchored by Sprouts and multiple shop buildings.
Culver Commons	0	14K SF retail center in extremely high barrier to entry West L.A. submarket.
Lone Tree Village	0	157K SF development in a high-growth corridor of Denver, CO, featuring a best-in-class grocer.
Oak Valley Village	0	Located east of L.A., the 230K SF ground-up development will feature Target and Sprouts.
The Berkeley at Durbin Park	0	Premier Whole Foods anchored development in Jacksonville, featuring a 106K SF center strategically positioned in one of the region's most affluent and fastest-growing markets.
Redlands Marketplace	0	New ground-up development in Redlands, CA that features a new 69K SF shopping center anchored by Whole Foods.
The Shops at Fall Hill	0	40K SF shopping center anchored by a specialty grocer within the master planned community in Fredericksburg, VA.
Redevelopments			0
Bloom on Third	0	Redevelopment in Los Angeles, CA, which includes new retail space and a ground lease for mid-rise luxury apartments constructed and operated by a leading multifamily developer.
Serramonte Center - Phase 3	0	Former J.C. Penney box and two exterior pads. The former J.C. Penney box will feature Jagalchi, a leading Asian grocer with locations in South Korea, China, and the US.
West Chester Plaza	0	Redevelopment includes a new 123K SF Kroger and multiple shop buildings. The project will be staggered to accommodate continuous operation of Kroger in its existing location.
Willows Shopping Center	0	Redevelopment will revitalize the existing shopping center and include extensive site reconfiguration, construction of a new 14K SF building, and enhanced façades.
The Crossing Clarendon	0	Reconfiguration of a two-level junior anchor box, with multiple leading retailers, plus façade enhancements and other site improvements.
East Meadow Plaza - Phase 2A	0	Acquired in 2022 with the intention of redevelopment. Phase 2A includes demolition of a vacant office building, the addition of multiple outparcel buildings and other site enhancements.
Crystal Brook Corner	0	125K SF major redevelopment that will feature a new 36K SF Whole Foods, shop space, and multiple outparcels. The redevelopment will include new façades and extensive sitework.
Ryanwood Square	0	Redevelopment featuring a new 55K SF Publix and renovation of the entire façade, including significant sitework improvements.
Country Walk Plaza	0	Teardown and rebuild of the existing Publix, plus extensive renovations to the remainder of the shopping center.
Various Redevelopments (est costs < $10 million individually)	0	Various Redevelopment properties where estimated incremental costs at each project are less than $10 million.

Supplemental Information 18

Leasing Statistics

September 30, 2026

(Retail Operating Properties Only)


Leasing Statistics - Comparable
Total	Leasing Transactions	GLA (in 000s)	New Base Rent/Sq. Ft	Rent Spread % (Cash)	Rent Spread % (Straight-lined)	Weighted Avg. Lease Term	Tenant Allowance & Landlord Work /Sq. Ft.
3rd Quarter 2026	372	1,716	$31.04	11.9%	21.8%	5.4	$6.43
2nd Quarter 2026	396	2,098	25.60	10.4%	19.5%	5.7	7.42
1st Quarter 2026	354	1,494	32.10	12.1%	24.3%	6.3	9.41
4th Quarter 2025	377	1,652	29.22	12.0%	24.5%	6.8	8.92
Total - 12 months	1,499	6,960	$29.17	11.5%	22.4%	6.0	$8.00

New Leases	Leasing Transactions	GLA (in 000s)	New Base Rent/Sq. Ft	Rent Spread % (Cash)	Rent Spread % (Straight-lined)	Weighted Avg. Lease Term	Tenant Allowance & Landlord Work /Sq. Ft.
3rd Quarter 2026	92	258	$38.15	13.9%	30.7%	8.7	$42.29
2nd Quarter 2026	79	228	38.33	15.8%	27.0%	7.7	61.82
1st Quarter 2026	82	261	38.54	26.6%	43.1%	11.3	46.07
4th Quarter 2025	106	366	37.21	10.2%	24.6%	8.9	39.99
Total - 12 months	359	1,112	$37.98	16.1%	30.8%	9.2	$46.75

Renewals	Leasing Transactions	GLA (in 000s)	New Base Rent/Sq. Ft	Rent Spread % (Cash)	Rent Spread % (Straight-lined)	Weighted Avg. Lease Term	Tenant Allowance & Landlord Work /Sq. Ft.
3rd Quarter 2026	280	1,458	$29.87	11.4%	19.9%	4.9	$0.51
2nd Quarter 2026	317	1,871	23.99	9.4%	18.0%	5.5	0.54
1st Quarter 2026	272	1,233	30.69	8.6%	19.7%	5.2	1.41
4th Quarter 2025	271	1,286	27.08	12.6%	24.5%	6.2	0.59
Total - 12 months	1,140	5,848	$27.52	10.4%	20.3%	5.4	$0.73

Leasing Statistics - Comparable and Non-comparable
Total	Leasing Transactions	GLA (in 000s)	New Base Rent/Sq. Ft			Weighted Avg. Lease Term	Tenant Allowance & Landlord Work /Sq. Ft.
3rd Quarter 2026	426	1,855	$31.62			5.7	$8.66
2nd Quarter 2026	471	2,383	25.50			5.8	10.84
1st Quarter 2026	433	1,788	31.22			7.0	17.90
4th Quarter 2025	448	1,959	29.84			7.2	16.79
Total - 12 months	1,778	7,985	$29.24			6.4	$13.49

Notes:

•

Represents Regency's consolidated and pro-rata share of real estate partnerships. Number of leasing transactions and GLA leased reported at 100%; All other statistics reported at pro-rata share.

•

All amounts reported at execution.

•

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.

•

Rent Spreads % (Cash) represent the percentage change between the initial 12 months of rent of the executed lease and the last contractual rent as of the move out date of the prior lease.

•

Rent Spreads % (Straight-lined) represent the percentage change between the average rent over the duration of the executed lease and the average rent over the duration of the prior lease.

•

Tenant Allowance & Landlord Work includes costs for landlord work required to return space to a baseline condition, as well as tenant allowances and improvements as it relates to a specific lease.

Supplemental Information 19

New Lease Net Effective Rent and Leases Signed Not Yet Commenced

September 30, 2026

(Retail Operating Properties Only)


New Lease Net Effective Rent (1)

	Trailing Twelve Months	Three Months Ended
	9/30/2026	9/30/2026	6/30/2026	3/31/2026	12/31/2025	9/30/2025
New Leases weighted avg. over lease term:

Base rent	$39.26	$41.64	$39.16	$36.48	$40.50	$30.29

Tenant allowance and landlord work (2)	(5.74)	(5.26)	(5.90)	(5.49)	(6.14)	(3.25)

Third party leasing commissions	(1.31)	(1.55)	(1.39)	(1.11)	(1.30)	(0.82)

Net Effective Rent	$32.20	$34.84	$31.88	$29.87	$33.06	$26.22


Net effective rent/base rent	82%	84%	81%	82%	82%	87%

Weighted avg. lease term (years)	9.7	8.9	8.2	11.3	9.6	12.8


Percent of New Leases by Anchor & Shop

Anchor	40%	33%	32%	46%	44%	56%

Shop	60%	67%	68%	54%	56%	44%




Leases Signed Not Yet Commenced (3)

As of 9/30/2026:	Leases	GLA (in 000s)	Annual ABR ($ in 000s)	Annual ABR ($ PSF)

Anchor	21	485	$9,117	$22.33

Shop	261	669	26,846	44.57

Total	282	1,154	$35,963	$35.59

(1)

Includes comparable and non-comparable leasing transactions.

(2)

Tenant Allowance & Landlord Work includes costs for landlord work required to return space to a baseline condition, as well as tenant allowances and improvements as it relates to a specific lease.

(3)

Only represents leases on spaces that are currently vacant.

Note: Represents Regency's wholly owned and pro-rata share of real estate partnerships, except GLA which is shown at 100%.

Supplemental Information 20

Annual Base Rent by State

September 30, 2026

(in thousands)


State	Number of Properties	GLA	% Leased(1)	ABR	ABR/Sq. Ft.	% of Number of Properties	% of GLA	% of ABR
California	79	10,271	95.7%	$318,888	$32.61	16.3%	20.1%	24.5%
Florida	92	10,977	96.5%	242,329	23.05	18.9%	21.5%	18.6%
New York	47	3,797	95.6%	116,630	32.22	9.7%	7.4%	9.0%
Connecticut	42	3,954	96.7%	108,138	28.81	8.6%	7.7%	8.3%
Texas	33	3,926	97.4%	85,273	22.47	6.8%	7.7%	6.5%
Georgia	21	2,131	98.2%	53,247	26.02	4.3%	4.2%	4.1%
Virginia	19	1,671	96.0%	50,825	32.03	3.9%	3.3%	3.9%
New Jersey	21	1,817	96.7%	44,493	25.32	4.3%	3.6%	3.4%
North Carolina	17	1,611	98.1%	38,537	24.44	3.5%	3.2%	3.0%
Washington	17	1,268	96.1%	36,830	30.76	3.5%	2.5%	2.8%
Illinois	11	1,362	98.5%	30,608	22.81	2.3%	2.7%	2.3%
Massachusetts	9	953	96.3%	29,564	33.78	1.9%	1.9%	2.3%
Colorado	20	1,559	96.4%	26,601	17.70	4.1%	3.0%	2.0%
Pennsylvania	8	747	97.0%	20,511	28.33	1.6%	1.5%	1.6%
Maryland	11	642	96.7%	19,854	32.49	2.3%	1.3%	1.5%
Ohio	8	1,296	97.2%	17,956	14.35	1.6%	2.5%	1.4%
Oregon	8	784	96.2%	17,109	22.66	1.6%	1.5%	1.3%
Tennessee	4	638	99.6%	12,915	20.38	0.8%	1.2%	1.0%
Indiana	3	428	97.9%	8,338	20.19	0.6%	0.8%	0.6%
Minnesota	5	384	91.4%	7,552	21.54	1.0%	0.8%	0.6%
Delaware	2	256	96.0%	5,161	20.96	0.4%	0.5%	0.4%
Missouri	4	408	99.7%	4,653	11.43	0.8%	0.8%	0.4%
Rhode Island	1	111	100.0%	2,466	22.19	0.2%	0.2%	0.2%
South Carolina	2	83	100.0%	2,352	28.37	0.4%	0.2%	0.2%
Washington, D.C.	2	30	100.0%	1,685	56.99	0.4%	0.1%	0.1%
Total All Properties	486	51,104	96.6%	$1,302,515	$26.60	100%	100%	100%

Note: Represents Regency's consolidated and pro-rata share of real estate partnerships.

(1)

Includes Properties in Development and leases that are executed but have not commenced.

Supplemental Information 21

Annual Base Rent by CBSA

September 30, 2026

(in thousands)


Largest CBSAs by Population(1)	Number of Properties	GLA	% Leased(2)	ABR	ABR/Sq. Ft.	% of Number of Properties	% of GLA	% of ABR
1) New York-Newark-Jersey City	67	5,560	95.9%	$160,248	$30.11	13.8%	10.9%	12.3%
2) Los Angeles-Long Beach-Anaheim	30	3,184	98.0%	$109,460	$35.42	6.2%	6.2%	8.4%
3) Chicago-Naperville-Elgin	12	1,651	98.8%	$36,059	$22.11	2.5%	3.2%	2.8%
4) Dallas-Fort Worth-Arlington	11	917	99.5%	$22,222	$24.50	2.3%	1.8%	1.7%
5) Houston-Woodlands-Sugar Land	16	2,128	96.2%	$43,371	$21.32	3.3%	4.2%	3.3%
6) Atlanta-SandySprings-Alpharett	21	2,131	98.2%	$53,247	$26.02	4.3%	4.2%	4.1%
7) Washington-Arlington-Alexandri	26	1,914	96.3%	$60,594	$33.36	5.3%	3.7%	4.7%
8) Philadelphia-Camden-Wilmington	8	807	96.4%	$21,553	$27.71	1.6%	1.6%	1.7%
9) Miami-Ft Lauderdale-PompanoBch	39	4,995	95.9%	$123,515	$25.85	8.0%	9.8%	9.5%
10) Phoenix-Mesa-Chandler	-	-	-	-	-	-	-	-
11) Boston-Cambridge-Newton	8	854	97.0%	$26,399	$33.58	1.6%	1.7%	2.0%
12) San Francisco-Oakland-Berkeley	19	3,450	93.4%	$106,162	$32.96	3.9%	6.8%	8.2%
13) Rvrside-San Bernardino-Ontario	3	413	84.2%	$7,580	$21.78	0.6%	0.8%	0.6%
14) Detroit-Warren-Dearborn	-	-	-	-	-	-	-	-
15) Seattle-Tacoma-Bellevue	17	1,268	96.1%	$36,830	$30.76	3.5%	2.5%	2.8%
16) Minneapol-St. Paul-Bloomington	5	384	91.4%	$7,552	$21.54	1.0%	0.8%	0.6%
17) Tampa-St Petersburg-Clearwater	9	1,309	98.9%	$28,641	$22.21	1.9%	2.6%	2.2%
18) San Diego-Chula Vista-Carlsbad	10	1,383	98.3%	$44,745	$33.00	2.1%	2.7%	3.4%
19) Denver-Aurora-Lakewood	12	1,091	96.1%	$18,105	$17.27	2.5%	2.1%	1.4%
20) Orlando-Kissimmee-Sanford	7	833	97.2%	$17,593	$21.80	1.4%	1.6%	1.4%
21) Charlotte-Concord-Gastonia	4	609	99.2%	$16,162	$26.77	0.8%	1.2%	1.2%
22) Baltimore-Columbia-Towson	4	267	96.3%	$7,355	$28.65	0.8%	0.5%	0.6%
23) St. Louis	4	408	99.7%	$4,653	$11.43	0.8%	0.8%	0.4%
24) San Antonio-New Braunfels	-	-	-	-	-	-	-	-
25) Austin-Round Rock-Georgetown	6	881	98.3%	$19,679	$23.04	1.2%	1.7%	1.5%
26) Portland-Vancouver-Hillsboro	5	442	95.0%	$9,941	$23.66	1.0%	0.9%	0.8%
27) Sacramento-Roseville-Folsom	4	318	99.4%	$7,749	$24.54	0.8%	0.6%	0.6%
28) Pittsburgh	-	-	-	-	-	-	-	-
29) Las Vegas-Henderson-Paradise	-	-	-	-	-	-	-	-
30) Cincinnati	5	968	96.6%	$13,804	$14.82	1.0%	1.9%	1.1%
31) Kansas City	-	-	-	-	-	-	-	-
32) Nashvil-Davdsn-Murfree-Frankln	4	638	99.6%	$12,915	$20.38	0.8%	1.2%	1.0%
33) Indianapolis-Carmel-Anderson	2	139	93.6%	$2,886	$23.25	0.4%	0.3%	0.2%
34) Cleveland-Elyria	-	-	-	-	-	-	-	-
35) San Jose-Sunnyvale-Santa Clara	6	653	97.6%	$21,701	$34.17	1.2%	1.3%	1.7%
36) Virginia Beach-Norfolk-Newport News	-	-	-	-	-	-	-	-
37) Jacksonville	21	2,266	95.6%	$43,934	$20.83	4.3%	4.4%	3.4%
38) Providence-Warwick	1	111	100.0%	$2,466	$22.19	0.2%	0.2%	0.2%
39) Raleigh-Cary	9	704	98.1%	$16,830	$24.51	1.9%	1.4%	1.3%
40) Milwaukee-Waukesha	-	-	-	-	-	-	-	-
41) Oklahoma City	-	-	-	-	-	-	-	-
42) Louisville/Jefferson County	-	-	-	-	-	-	-	-
43) Memphis	-	-	-	-	-	-	-	-
44) Salt Lake City	-	-	-	-	-	-	-	-
45) Birmingham-Hoover	-	-	-	-	-	-	-	-
46) Fresno	-	-	-	-	-	-	-	-
47) Grand Rapids-Kentwood	-	-	-	-	-	-	-	-
48) Buffalo-Cheektowaga	-	-	-	-	-	-	-	-
49) Hartford-E Hartford-Middletown	2	304	98.7%	$6,455	$21.51	0.4%	0.6%	0.5%
50) Tucson	-	-	-	-	-	-	-	-
Top 50 CBSAs by Population	397	42,978	96.6%	$1,110,408	$26.95	81.7%	84.1%	85.3%

CBSAs Ranked 51 - 75 by Population	47	4,093	96.7%	$116,868	$30.12	9.7%	8.0%	9.0%

CBSAs Ranked 76 - 100 by Population	22	2,015	97.0%	$39,814	$20.37	4.5%	3.9%	3.1%

Other CBSAs	20	2,019	96.0%	$35,425	$18.35	4.1%	3.9%	2.7%

Total All Properties	486	51,104	96.6%	$1,302,515	$26.60	100.0%	100.0%	100.0%

Note: Represents Regency's consolidated and pro-rata share of real estate partnerships

(1)

Population Data Source: ESRI

(2)

Includes Properties in Development and leases that are executed but have not commenced.

Supplemental Information 22

Annual Base Rent By Tenant Category

September 30, 2026


Tenant Category Exposure		% of ABR(1)
Grocery		20%
Restaurant - Quick Service/Fast Casual		14%
Personal Services		7%
Medical		7%
Restaurant - Full Service		6%
Fitness		6%
Off-Price		5%
Apparel/Accessories		5%
Banks		5%
Business Services		4%
Hobby/Sports		3%
Pet		3%
Other		3%
Home		2%
Pharmacy		2%
Office/Communications		2%
Home Improvement/Auto		2%
Liquor/Wine/Beer		2%
Beauty/Cosmetics		1%
Entertainment		1%



Anchor/Shop Exposure		% of ABR
Shop		58%
Anchor		42%

(1)

Represents Regency's consolidated and pro-rata share of real estate partnerships; includes properties in development, excludes leases that are executed but have not rent commenced.

Supplemental Information 23

Significant Tenant Rents

(Includes Tenants ≥ 0.5% of ABR)

September 30, 2026

(in thousands)


#	Tenant	Tenant GLA	% of Company-Owned GLA	Total Annualized Base Rent	% of Total Annualized Base Rent	Total # of Leased Stores
1	Publix	2,936	5.7%	$36,135	2.8%	67
2	Amazon/Whole Foods(1)	1,413	2.8%	35,296	2.7%	42
3	TJX Companies, Inc.(2)	1,865	3.6%	34,820	2.7%	77
4	Albertsons Companies, Inc.(3)	2,074	4.1%	34,756	2.7%	51
5	Kroger Co.(4)	3,042	6.0%	32,348	2.5%	52
6	Ahold Delhaize(5)	973	1.9%	24,149	1.9%	21
7	CVS	790	1.5%	21,623	1.7%	64
8	JPMorgan Chase Bank	231	0.5%	12,985	1.0%	65
9	Trader Joe's	346	0.7%	12,405	1.0%	32
10	Ross Dress For Less	627	1.2%	11,271	0.9%	26
11	Nordstrom(6)	402	0.8%	11,134	0.9%	12
12	L.A. Fitness Sports Club	482	0.9%	10,888	0.8%	13
13	Starbucks	162	0.3%	10,588	0.8%	99
14	H.E. Butt Grocery Company(7)	699	1.4%	10,374	0.8%	8
15	Target	919	1.8%	9,412	0.7%	8
16	Bank of America	158	0.3%	9,114	0.7%	39
17	Wells Fargo Bank	152	0.3%	8,890	0.7%	49
18	Gap, Inc.(8)	259	0.5%	8,792	0.7%	20
19	JAB Holding Company(9)	163	0.3%	7,225	0.6%	58
20	Walgreens Boots Alliance(10)	255	0.5%	6,804	0.5%	22
21	Ulta	224	0.4%	6,771	0.5%	25
22	Petco Health & Wellness Company, Inc.(11)	278	0.5%	6,735	0.5%	27
23	Kohl's	526	1.0%	6,419	0.5%	7
24	Xponential Fitness(12)	152	0.3%	6,357	0.5%	94
25	Chipotle Mexican Grill, Inc.	116	0.2%	6,328	0.5%	59
	Top Tenants	19,244	37.5%	$381,619	29.3%	1,037

(1)

Whole Foods 37 / Amazon Fresh 4 / Amazon 1

(2)

TJ Maxx 29 / Marshalls 24 / Homegoods 21 / Homesense 2 / Sierra Trading Post 1

(3)

Safeway 20 / VONS 7 / Acme 7 / Albertson's 4 / Shaw's 3 / Tom Thumb 3 / Pavilions 2 / King's Food Market 2 / Randalls 1 / Star Market 1 / Jewel-Osco 1

(4)

Kroger 18 / King Soopers 12 / Ralphs 9 / Harris Teeter 8 / Mariano's Fresh Market 3 / Quality Food Centers 2

(5)

Stop & Shop 11 / Giant 9 / Food Lion 1

(6)

Nordstrom Rack 12

(7)

H.E.B. 7 / Central Market 1

(8)

Old Navy 12 / Athleta 2 / The Gap 4 / Banana Republic 2

(9)

Panera 27 / Peet's' Coffee & Tea 11 / Einstein Bros Bagels 10 / Bruegger's Bagel 4 / Krispy Kreme 3 / Noah's NY Bagels 3

(10)

Walgreens 22

(11)

Petco 24 / Unleashed by Petco 3

(12)

Club Pilates 52 / Pure Barre 18 / Stretchlab 13 / Yoga Six 9 / BFT 2

Note: Represents Regency's consolidated and pro-rata share of real estate partnerships, includes properties in development and leases that are executed but have not rent commenced. Amounts may not foot due to rounding.

Supplemental Information 24

Tenant Lease Expirations

September 30, 2026

(GLA in thousands)


	Anchor Tenants
Year	GLA	Percent of GLA	Percent of Total ABR(1)	ABR
MTM(2)	18	0.0%	0.0%	$6.72
2026	142	0.3%	0.3%	24.67
2027	2,437	5.0%	3.1%	16.27
2028	3,427	7.0%	4.7%	17.63
2029	4,529	9.3%	5.5%	15.64
2030	3,761	7.7%	5.4%	18.48
2031	3,670	7.5%	4.9%	17.08
2032	2,211	4.5%	3.1%	18.23
2033	1,245	2.6%	2.0%	21.09
2034	1,052	2.2%	1.5%	18.64
2035	1,415	2.9%	2.0%	17.81
10 Year Total	23,908	49.2%	32.6%	$17.49
Thereafter	6,477	13.3%	8.9%	17.55
	30,385	62.5%	41.5%	$17.50


	Shop Tenants
Year	GLA	Percent of GLA	Percent of Total ABR(1)	ABR
MTM(2)	175	0.4%	0.5%	$34.22
2026	337	0.7%	1.0%	39.57
2027	2,239	4.6%	6.8%	38.68
2028	2,575	5.3%	8.2%	40.58
2029	2,434	5.0%	7.6%	40.25
2030	2,299	4.7%	7.4%	41.45
2031	2,335	4.8%	7.3%	40.16
2032	1,323	2.7%	4.2%	40.77
2033	1,071	2.2%	3.5%	42.17
2034	877	1.8%	3.0%	43.14
2035	995	2.0%	3.3%	43.03
10 Year Total	16,663	34.3%	52.9%	$40.65
Thereafter	1,595	3.3%	5.6%	45.01
	18,258	37.5%	58.5%	$41.03


		All Tenants
Year	GLA	Percent of GLA	Percent of Total ABR(1)	ABR
MTM(2)	194	0.4%	0.5%	$31.64
2026	479	1.0%	1.3%	35.15
2027	4,676	9.6%	9.9%	27.00
2028	6,002	12.3%	12.9%	27.48
2029	6,964	14.3%	13.2%	24.25
2030	6,060	12.5%	12.9%	27.19
2031	6,005	12.3%	12.2%	26.05
2032	3,535	7.3%	7.4%	26.67
2033	2,316	4.8%	5.6%	30.84
2034	1,930	4.0%	4.5%	29.78
2035	2,410	5.0%	5.3%	28.22
10 Year Total	40,571	83.4%	85.5%	$27.00
Thereafter	8,072	16.6%	14.5%	22.98
	48,643	100%	100%	$26.33

Notes: Reflects commenced leases only. Does not account for contractual rent steps and assumes that no tenants exercise renewal options. Amounts may not foot due to rounding.

(1)

Total Annual Base Rent ("ABR") excludes additional rent such as percentage rent, common area maintenance, real estate taxes, and insurance reimbursements. Represents Regency's consolidated and pro-rata share of real estate partnerships.

(2)

Month to month lease or in process of renewal.

Supplemental Information 25

Components of Net Asset Value (NAV)

As of September 30, 2026

(unaudited and in thousands)


Current Quarter Net Operating Income (NOI)		Three Months Ended 9/30/2026
Consolidated NOI (page 6)		$278,798
Share of Unconsolidated JV NOI (page 7)		$26,779
Less: Noncontrolling Interests (page 7)		(2,391)
NOI		$303,186

Current Quarter Fee Income
Third-Party Management Fees and Commissions (page 6)		$7,140
Less: Unconsolidated JV share of Fee Income (page 7)		(302)


Quarterly Base Rent From Leases Signed But Not Yet Commenced (page 20)
Retail Operating Properties Excluding In-Process Redevelopments (Quarterly)		$7,005
Retail Operating Properties Including In-Process Redevelopments (Quarterly)		$8,991


In-Process Ground-Up Developments (page 17)
REG's Estimated Net Project Costs		$366,000
% of Costs Incurred		36%
Construction in Progress		$131,760
Estimated Stabilized Yield		7%
Annualized Proforma Stabilized NOI		$25,620
Current Quarter In-Place NOI from In-Process Projects		$193
Current Quarter In-Place NOI from YTD Completions		$1,590


In-Process Redevelopments (page 17)
REG's Estimated Net Project Costs		$316,000
% of Costs Incurred		57%
Construction in Progress		$180,120
Estimated Stabilized Yield		10%
Annualized Proforma Stabilized NOI		$31,600
Current Quarter In-Place NOI from In-Process Projects		$1,142
Current Quarter In-Place NOI from YTD Completions		$219


Estimated Market Value of Land
Land held for sale or future development		$12,036
Vacant outparcels at retail operating properties		$5,741


Other Balance Sheet Items (pages 3-4) (1)
Cash and Cash Equivalents		$112,195
Tenant and other receivables, excluding Straight line rent receivables		$114,579
Other Assets, excluding Goodwill		$158,602
Notes payable		(5,411,543)
Accounts payable and other liabilities		(422,358)
Tenants' security, escrow deposits		($95,238)
Preferred Stock		($225,000)


Common Shares and Equivalents Outstanding (page 1)		186,960

Note: While we disclose components of our business that are relevant in calculating NAV for our Company, each individual investor must determine the specific methodology and assumptions used to calculate an estimated NAV. The components of NAV do not consider potential changes in our portfolio. The components include non-GAAP financial measures, such as NOI. Although these measures are not presented in accordance with GAAP, investors can use these non-GAAP financial measures as supplemental information to evaluate our business. Investors should refer to the non-GAAP reconciliation on page 8 for a reconciliation of NOI to its most directly comparable GAAP financial measure.

(1)

Figures represent Regency's consolidated entities net of noncontrolling interests, plus its share of unconsolidated real estate partnerships

Supplemental Information 26

2026 Earnings Guidance


Full Year 2026 Guidance (in thousands, except per share data)	YTD Actual	Current 2026 Guidance	Prior 2026 Guidance

Net Income Attributable to Common Shareholders per diluted share	$1.70	$2.31 - $2.33	$2.48 - $2.52


Nareit Funds From Operations (“Nareit FFO”) per diluted share	$3.64	$4.86 - $4.88	$4.84 - $4.88


Core Operating Earnings per diluted share(1)	$3.50	$4.65 - $4.67	$4.62 - $4.66


Same property NOI growth	4.4%	4.25% +	+3.7% to +4.1%


Non-cash revenues(2)	$32,077	+/-$46,000	$46,000 - $49,000


G&A expense, net(3)	$75,237	+/-$100,000	$98,000-$100,000


Interest expense, net and Preferred stock dividends(4)	$186,325	+/-$250,000	$250,000-$252,000


Management, transaction and other fees	$20,407	+/-$27,000	+/-$27,000


Development and Redevelopment spend	$240,506	+/-$350,000	+/-$350,000


Acquisitions	$66,820	+/-$80,000	+/-$70,000
Cap rate (weighted average)	6.3%	+/- 6.4%	+/- 6.3%


Dispositions	$4,550	+/-$5,000	+/-$5,000
Cap rate (weighted average)	6.2%	+/- 6.2%	+/- 6.2%


Reconciliation of Net Income to Earnings Guidance (per diluted share)	Full Year 2026
	Low	High

Net income attributable to common shareholders	$2.31	2.33

Adjustments to reconcile net income to Nareit FFO:
Depreciation and amortization (excluding FF&E)	2.39	2.39
Provision for impairment	0.35	0.35
Gain on sale of real estate, net of tax	(0.24)	(0.24)
Exchangeable operating partnership units	0.05	0.05
Nareit Funds From Operations	$4.86	4.88

Adjustments to reconcile Nareit FFO to Core Operating Earnings:
Straight line rent, net	(0.14)	(0.14)
Above/below market rent amortization, net	(0.11)	(0.11)
Debt and derivative mark-to-market amortization	0.04	0.04
Core Operating Earnings	$4.65	4.67

(1)

(2)

Includes above and below market rent amortization and straight-line rents, and excludes debt and derivative mark to market amortization.

(3)

Represents 'General & administrative, net' before gains or losses on deferred compensation plan, as reported on supplemental pages 6 and 7 and calculated on a pro -rata basis.

(4)

Includes debt and derivative mark to market amortization, and is net of interest income.

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 10-K and 10-Q, which identify important risk factors which could cause actual results to differ from those contained in the forward-looking statements.

Supplemental Information 27

Glossary of Terms

September 30, 2026

Non-GAAP Financial Measures

The Company provides the following non-GAAP financial measures as supplemental information to enhance investors’ understanding of its financial performance and liquidity. These measures are not intended to replace or be considered more meaningful than net income or cash flow from operating activities, as calculated in accordance with GAAP. Non-GAAP measures have inherent limitations, as they exclude certain income and expense items that impact operating results. As such, they should be viewed in conjunction with GAAP results. Additionally, the Company’s methodology for calculating these measures may differ from that used by other REITs, making comparisons to similarly titled metrics potentially inconsistent. Investors should be aware that the excluded items remain relevant to a comprehensive assessment of financial performance.

Adjusted Funds From Operations (AFFO): An additional performance measure used by Regency that reflects cash available to fund the Company’s business needs and distribution to shareholders. AFFO is calculated by adjusting Core Operating Earnings for (i) capital expenditures necessary to maintain and lease the Company’s portfolio of properties, (ii) debt cost and derivative adjustments and (iii) stock-based compensation.

Core Operating Earnings: An additional non-GAAP performance measure that adjusts Nareit Funds from Operations (“Nareit FFO”) to exclude certain non-cash and other items that impact the comparability of the Company's period-over-period performance. Core Operating Earnings excludes from Nareit FFO: (i) certain income or expenses related to non-comparable events and transactions; (ii) gains or losses from the early extinguishment of debt; (iii) certain non-cash items derived from straight-line rents, above and below market rent amortization, and debt and derivative mark-to-market amortization; and (iv) other non-cash or non-comparable amounts as they occur.

Fixed Charge Coverage Ratio: Operating EBITDAre divided by the sum of the gross interest and scheduled mortgage principal paid to our lenders. We use the Fixed Charge Coverage Ratio as a key performance indicator to assess our ability to meet fixed financing obligations. Management, creditors, and rating agencies commonly rely on this ratio to evaluate our financial flexibility and overall creditworthiness. It also allows us and our investors to gauge how effectively our ongoing operating performance supports the fulfillment of fixed commitments. We believe this metric offers valuable insight into the strength and sustainability of our capital structure and liquidity position.

Nareit Funds From Operations (Nareit FFO): Nareit FFO is a commonly used measure of REIT performance, which 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 related to real estate, and after adjustments for unconsolidated real estate investment partnerships and joint ventures. Regency computes Nareit FFO for all periods presented in accordance with Nareit's definition. 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.

Pro-rata Net Debt and Preferreds-to-Operating EBITDAre: Net debt plus preferred stock divided by Operating EBITDAre. Net debt is calculated as the sum of consolidated debt and Regency’s pro-rata share of unconsolidated debt, less cash, cash equivalents, and restricted cash. This metric is used by management and investors to evaluate Regency’s leverage and capital structure in relation to its earnings-generating capacity. We believe this ratio is useful to investors as it provides insight into Regency’s financial leverage, independent of fluctuations in cash levels, and allows for consistent period-over-period comparison. The pro-rata share presentation reflects the economic impact of Regency’s unconsolidated joint ventures.

Net Operating Income (NOI): The sum of base rent, percentage rent, termination fee income, tenant recoveries, other lease income, and other property income, less operating and maintenance expenses, real estate taxes, ground rent, termination expense, 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. Management believes that NOI is a useful measure for investors because it provides insight into the core operations and performance of our properties, independent of the capital structure, financing activities, and non-operating factors. By focusing on property-level performance, NOI allows investors to compare the performance of our real estate assets across periods and with those of other REIT peers in the industry, facilitating a clearer understanding of trends in occupancy, rental income, and operating expense management. In addition to its relevance for investors, management uses NOI as a key performance metric in making operational and strategic decisions. NOI is used to evaluate income generated from shopping centers (i.e., return on assets) and to guide decisions on capital investments. These decisions may include acquisitions, redevelopments, and investments in capital improvements.

Supplemental Information 28

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 straight-line rents and above and below market rent amortization. The Company provides a reconciliation of Net Income to Nareit EBITDAre to Operating EBITDAre.

The presentation of Pro-rata information has limitations which include, but are not limited to, the following:

•

Other companies in our industry may calculate their Pro-rata interest differently, limiting the comparability of Pro-rata information.

Same Property NOI: a key non-GAAP financial measure commonly used by real estate investment trusts (REITs) to evaluate operating performance. It is calculated on a Pro-rata ownership basis for properties owned and operated for the entirety of both the current and prior comparable reporting periods.

Same Property NOI includes revenues and operating expenses associated with these properties but excludes items that are not indicative of ongoing operating performance. These include, without limitation, termination fees, as well as corporate-level expenses, financing costs, and other non-operating items.

Management believes this measure provides investors with a useful and consistent comparison of the Company’s operating performance and trends. Management uses Same Property NOI as a supplemental measure to assess property-level performance and to compare the performance of its stabilized property portfolio across reporting periods. This measure allows investors to evaluate trends in revenue and expense growth for properties that have been consistently operated during the periods.

Supplemental Information 29

Other Defined Terms

Anchor Space: A space equal to or greater than 10,000 SF.

Development Completion: A Property in Development that is deemed complete upon the earlier 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. Once deemed complete, the property is termed a Retail Operating Property.

Expense Recovery Ratio: Represents the percentage of real estate operating expenses, excluding ground rent, that is reimbursed by tenants. Expense Recovery Ratio is calculated as recoveries from tenants divided by total real estate operating expenses, excluding ground rent.

NOI Margin: The ratio of Same Property NOI to total real estate revenues.

Non-Same Property: Any property, during either calendar year period being compared, that was 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.

Other lease income: includes revenue derived from various lease-related activities beyond standard base or percentage rent. This primarily includes income from temporary tenants, late fees, signage and marketing fees, sustainability income, land/building rentals, communications tower leases, tenant/employee parking fees, incidental income, and other ancillary charges generally outlined in lease agreements.

Other property income: includes parking fees and other incidental income from the properties and is generally recognized at the point in time that the performance obligation is met.

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.

Redevelopment Completion: A Property in Redevelopment that is deemed complete upon the earlier of (i) 90% of total estimated project costs have been incurred and percent leased equals or exceeds 95% for the Company owned GLA related to the project, or (ii) the property features at least two years of anchor operations, if applicable.

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 Property that was 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.

Shop Space: A space under 10,000 SF.

Supplemental Information 30

Exhibit 99.3

Woodmoor Shopping Center | Silver Springs, MD Shoppes of Oakbrook | Palm Beach Gardens, FL Shops at Stone Bridge | Cheshire, CT 2026 Fixed Income

Supplemental THIRD QUARTER Hancock | Austin, TX Applewood Shopping Center | Wheat Ridge, CO Highlights Third Quarter 2026 Reported Nareit Funds From Operations ("FFO") of $1.23 per diluted share and Core Operating Earnings of $1.18 per diluted share Increased quarterly Same Property Net Operating Income ("NOI") year-over-year by 5.1% Raised full year 2026 Nareit FFO guidance to a range of $4.86 to $4.88 per diluted share and 2026 Core Operating Earnings guidance to a range of $4.65 to $4.67 per diluted share The midpoint of 2026 Core Operating Earnings guidance now represents year-over-year growth of 5.7% Raised full year 2026 guidance for Same Property NOI growth to 4.25%+ year-over-year Same Property percent leased ended the quarter at 97.0%, up 60 basis points year-over-year, and Same Property percent commenced ended the quarter at 95.1%, up 80 basis points year-over-year Executed 1.7 million square feet of comparable new and renewal leases during the quarter at blended rent spreads of 11.9% on a cash basis and 21.8% on a straight-lined basis Started $101 million of ground-up development and redevelopment projects, bringing year-to-date total project starts to approximately $241 million As of September 30, 2026, Regency's in-process development and redevelopment projects had estimated net project costs of $682 million at a blended estimated yield of approximately 9% As previously disclosed, acquired two shopping centers for $101 million, or $42 million at Regency's share Pro-rata net debt and preferred stock to TTM operating EBITDAre at September 30, 2026 was 4.9x Subsequent to quarter end, on November 3, 2026, Regency's Board of Directors (the "Board") declared a quarterly cash dividend on the Company's common stock of $0.800 per share, an increase of 6% FIXED INCOME SUPPLEMENTAL | NOVEMBER 2026 2

Credit Ratings & Select Ratios (i)(ii) i. 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. ii. Current period debt covenants are finalized and submitted after the Company’s most recent Form 10-Q or Form 10-K filing. FIXED INCOME SUPPLEMENTAL | NOVEMBER 2026 Unsecured Public Debt Covenants Required 9/30/26 6/30/26 3/31/26 12/31/25 Fair Market Value Calculation Method Covenants Total Consolidated Debt to Total Consolidated Assets 65% 27% 27% 28% 27% Secured Consolidated Debt to Total Consolidated Assets 40% 4% 4% 4% 4% Consolidated Income for Debt Service to Consolidated Debt Service 1.5x 4.8x 4.7x 4.5x 4.8x Unencumbered Consolidated Assets to Unsecured Consolidated Debt 150% 388% 384% 372% 396% Credit Ratings Agency Rating Outlook Last Review Date S&P A- Stable 9/24/26 Moody’s A3 Stable 12/23/25 3

Capital Structure & Liquidity Profile 4 Unsecured Debt - Bonds Secured Fixed Rate Secured Variable Rate Debt Composition (Pro-Rata) <1% Secured vs. Unsecured Unsecured Secured 71% 22% 4% 3% 1% Equity Unsecured Debt - Bonds Consolidated Debt - Secured Unconsolidated Debt - Secured Preferred Equity Line of Credit Capital Structure (% of total capitalization) $19 Billion Total Capitalization <1% FIXED INCOME SUPPLEMENTAL | NOVEMBER 2026 77% 23% 79% 21% Liquidity Profile ($ millions) 9/30/2026 Unsecured Credit Facility - Committed 1,500 Balance Outstanding (115) Undrawn Portion of Credit Facility 1,385 Cash, Cash Equivalents & Marketable Securities 138 Total Liquidity 1,523

A A Well-Laddered Maturity Schedule 5 Pro Rata Debt Maturity Profile as of September 30, 2026 Note: Company Filings as of 9/30/2026; pro rata amounts represent 100% of consolidated and REG’s share of unconsolidated 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 - 2046 2047 2049 $0M $200M $400M $600M $800M $103M $773M $556M $561M $683M $180M $546M $462M $415M $325M $171M $425M $300M FIXED INCOME SUPPLEMENTAL | NOVEMBER 2026 Unsecured Debt - Bonds Line of Credit Consolidated Debt - Secured Unconsolidated Debt - Secured Wtd Avg Interest Rate: 4.5% Wtd Avg Yrs to Maturity: 6.4 Total Pro Rata Debt: $5.5B

Follow Us Third Quarter 2026 Earnings Conference Call Friday, November 6th, 2026, Time: 11:00 AM ET Dial#: 877-407-0789 or 201-689-8562 Webcast: investors.regencycenters.com Contact Information: Christy McElroy Senior Vice President, Capital Markets 904-598-7616 ChristyMcElroy@RegencyCenters.com FIXED INCOME SUPPLEMENTAL | NOVEMBER 2026 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 current 2026 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,” “could,” “should,” “would,” “expect,” “estimate,” “believe,” “intend,” “forecast,” “project,” “plan,” “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 Securities and Exchange Commission (“SEC”) filings, our Annual Report on Form 10-K for the year ended December 31, 2025 (“2025 Form 10-K”) under Item 1A, as supplemented by the discussion in Item 1A of Part II of our subsequent Quarterly Reports on Form 10-Q. 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, whether as a result of new information, future events or developments or otherwise, except as to the extent required by law. These risks and events include, without limitation: Risk Factors Related to the Current Economic and Geopolitical Environments Macroeconomic, political, and geopolitical conditions and governmental policies may adversely impact consumer confidence and spending and the businesses of our tenants and could, in turn, adversely impact our business. Changes in interest rates may adversely impact our cost to borrow, real estate valuation, stock price, and ability to raise capital through issuance of debt and equity. Unfavorable developments that may affect the banking and financial services industry could adversely affect our business, liquidity and financial condition, and overall results of operations. Risk Factors Related to Pandemics or other Public Health Crises Pandemics or other public health crises 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 Shifts in retail trends, sales, and delivery methods between brick and mortar stores, e-commerce, home delivery, and curbside pick-up, as well as autonomous delivery systems, may adversely impact our revenues, results of operations, 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 percentage of our revenues are derived from "local" tenants and our net income may be adversely impacted if these tenants are not successful, or if the demand for the types or mix of tenants significantly change. 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 other building, fire, and safety regulations may have an adverse 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, some of which may be more vulnerable due to their geographic location, and may lead to additional compliance obligations and costs. Costs of environmental remediation may adversely impact our financial performance and reduce our cash flow. Risk Factors Related to Corporate Matters An increased and differing focus on metrics and reporting related to environmental, social and governance ("ESG") factors by investors, lenders and other stakeholders may impose additional costs and expose us to new risks. 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. Risk Factors Related to Our Partnerships and Joint Ventures We do not have voting control over all of the properties owned in our real estate 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 adversely affect results of operations and financial condition. 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. Risk Factors Related to Information Management and Technology 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 operations, and expose us to potential liabilities and material adverse financial impact. Any actual or perceived failure to comply with new or existing laws, regulations and other requirements relating to the privacy, security and processing of personal information could adversely affect our business, results of operations, or financial condition. The use of technology based on artificial intelligence presents risks relating to confidentiality, creation of inaccurate and flawed outputs and emerging regulatory risk, any or all of which may adversely affect our business and results of operations. Risk Factors Related to Taxes and the Parent 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. Legislative or other actions affecting REITs may have a negative effect on us or our investors. Complying with REIT requirements may limit our ability to hedge effectively and may cause us to incur tax liabilities. Partnership tax audit rules could have a material adverse effect. Risk Factors Related to the Company’s 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. The Parent Company’s amended and restated bylaws provide that the courts located in the State of Florida will be the sole and exclusive forum for substantially all disputes between us and our stockholders, which could limit our stockholders’ ability to obtain a favorable judicial forum for disputes with us or our directors, officers, or employees. There is no assurance that we will continue to pay dividends at current or historical rates. Non-GAAP Financial Measures 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 financial 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 financial measures an alternative to financial measures determined in accordance with GAAP, rather they supplement GAAP measures by providing additional information we believe to be useful to our shareholders. The principal limitation of these non-GAAP financial measures is that 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. 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 related to real estate, and after adjustments for unconsolidated real estate 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 Shareholders to Nareit FFO. Core Operating Earnings is an additional non-GAAP performance measure that adjusts Nareit Funds from Operations (“Nareit FFO”) to exclude certain non-cash and other items that impact the comparability of the Company's period-over-period performance. Core Operating Earnings excludes from Nareit FFO: (i) certain income or expenses related to non-comparable events and transactions; (ii) gains or losses from the early extinguishment of debt; (iii) certain non-cash items derived from straight-line rents, above and below market rent amortization, and debt and derivative mark-to-market amortization; and (iv) other non-cash or non-comparable amounts as they occur. Adjusted Funds From Operations (“AFFO”) is an additional performance measure used by Regency that reflects cash available to fund the Company’s business needs and distribution to shareholders. AFFO is calculated by adjusting Core Operating Earnings ("COE") for (i) capital expenditures necessary to maintain and lease the Company’s portfolio of properties, (ii) debt cost and derivative adjustments and (iii) stockbased compensation. The Company provides a reconciliation of Net Income Attributable to Common Shareholders to Nareit FFO, to Core Operating Earnings, and to Adjusted Funds from Operations. Net Operating Income (NOI) is the sum of base rent, percentage rent, termination fee income, tenant recoveries, other lease income, and other property income, less operating and maintenance expenses, real estate taxes, ground rent, termination expense, 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. Management believes that NOI is a useful measure for investors because it provides insight into the core operations and performance of our properties, independent of the capital structure, financing activities, and non-operating factors. By focusing on property-level performance, NOI allows investors to compare the performance of our real estate assets across periods and with those of other REIT peers in the industry, facilitating a clearer understanding of trends in occupancy, rental income, and operating expense management. In addition to its relevance for investors, management uses NOI as a key performance metric in making operational and strategic decisions. NOI is used to evaluate income generated from shopping centers (i.e., return on assets) and to guide decisions on capital investments. These decisions may include acquisitions, redevelopments, and investments in capital improvements. 6

Source: View Original Filing on SEC EDGAR

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