REGENCY CENTERS CORP (REG)

Regency Centers Corporation is a fully integrated, self-administered and self-managed real estate investment trust that began operating as a publicly traded REIT in 1993 and has been an S&P 500 Index member since 2017. Its business consists of acquiring, developing, owning, and operating income-producing retail real estate, principally in suburban trade areas with compelling demographics in the United States. It conducts substantially all of its operations through its subsidiary Regency Centers, L.P., which owns, directly or indirectly, substantially all of its assets. Revenue comes from leasing space to retailers.

The company is an owner, operator, and developer of neighborhood and community shopping centers, primarily anchored by market-leading grocery stores. As of December 31, 2025, it had full or partial equity ownership interests in 481 properties with about 58.4 million square feet of gross leasable area, of which its pro-rata share is about 50.5 million square feet, including its share of properties held through unconsolidated real estate partnerships. Its strategy centers on owning and managing high-quality grocery-anchored centers, running a disciplined development and redevelopment platform, reinvesting free cash flow and disposition proceeds into developments, redevelopments, and acquisitions, and keeping a conservative capital structure with a carefully built debt maturity profile. The company has elected to be taxed as a REIT and uses taxable REIT subsidiaries for certain activities.

Its tenants are necessity, service, convenience, and value-based retailers serving the essential needs of their communities, including grocers, restaurants, service providers, and other retailers. The company describes its anchor, shop, and out-parcel tenant relationships as a competitive advantage. Its markets are suburban trade areas in desirable metro areas across the United States.

Regency states it is among the largest owners of shopping centers in the United States by revenues, number of properties, GLA, and market capitalization. It competes with many companies and individuals, including grocery chains that own shopping centers and also anchor some of its centers, for tenants, existing centers, and development sites. Brick-and-mortar centers also face competition from alternative shopping and delivery methods. The company points to its locations, center quality, area demographics, tenant relationships, experienced leadership, and development and acquisition capabilities as advantages. Its corporate headquarters are in Jacksonville, Florida. It operates 27 market offices nationwide, including headquarters, and had 507 employees as of December 31, 2025, none represented by a collective bargaining unit.