REGENCY CENTERS CORP

REG 10-K · Q4 2025

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Income Statement

Income Statement
Metric Q4 2025 Q4 2024 YoY
Lease Income 393,480 361,371 +8.9%
Show Business Segments breakouts
Shopping Center [Member] · Operating Segments 427,588 397,586 +7.5%
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Partnership Interest 393,480 361,371 +8.9%
Other Operating Income 3,132 3,187 -1.7%
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Shopping Center [Member] · Operating Segments 3,625 3,434 +5.6%
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Partnership Interest 3,132 3,187 -1.7%
Property Management Fee Revenue 7,582 7,978 -5.0%
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Partnership Interest 7,582 7,978 -5.0%
Show Income Statement Location breakouts
Asset management services [Member] 1,727 1,633 +5.8%
Leasing services [Member] 854 1,201 -28.9%
Other transaction fees [Member] 874 1,142 -23.5%
Property management services [Member] 4,127 4,002 +3.1%
Revenue 404,194 372,536 +8.5%
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Partnership Interest 404,194 372,536 +8.5%
Depreciation And Amortization 105,936 95,206 +11.3%
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Partnership Interest 105,936 95,206 +11.3%
Operating Costs And Expenses 70,188 65,395 +7.3%
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Partnership Interest 70,188 65,395 +7.3%
Real Estate Tax Expense 51,342 48,901 +5.0%
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Shopping Center [Member] · Operating Segments 55,672 53,431 +4.2%
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Partnership Interest 51,342 48,901 +5.0%
General & Administrative 25,267 26,022 -2.9%
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Partnership Interest 25,267 26,022 -2.9%
Other Operating Income Expense Net 3,447 1,504 +129.2%
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Partnership Interest 3,447 1,504 +129.2%
Operating Expenses 256,180 237,028 +8.1%
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Shopping Center [Member] · Operating Segments 75,267 70,709 +6.4%
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Partnership Interest 256,180 237,028 +8.1%
Interest Income Expense Nonoperating Net 49,940 47,051 +6.1%
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Partnership Interest 49,940 47,051 +6.1%
Gain Loss On Sale Of Properties Net Of Applicable Income Taxes1 -18,459 -318 -5704.7%
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Partnership Interest -18,459 -318 -5704.7%
Marketable Securities Gain Loss Excluding Other Than Temporary Impairments -1,448 -1,675 +13.6%
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Partnership Interest -1,448 -1,675 +13.6%
Non-Operating Income (Expense) 30,003 59,362 -49.5%
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Partnership Interest 30,003 59,362 -49.5%
Income Loss From Continuing Operations Before Income Taxes Minority Interest And Income Loss From Equity Method Investments 118,011 76,146 +55.0%
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Partnership Interest 118,011 76,146 +55.0%
Income Loss From Equity Method Investments 90,121 12,531 +619.2%
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Partnership Interest 90,121 12,531 +619.2%
Net Income 208,132 88,677 +134.7%
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Accumulated Distributions In Excess Of Net Income 202,479 86,477 +134.1%
Noncontrolling Interest 5,653 2,200 +157.0%
Noncontrolling Interest Exchangeable Operating Partnership Units [Member] 4,177 502 +732.1%
Noncontrolling Interests in Limited Partners' Interest in Consolidated Partnerships [Member] 1,476 1,698 -13.1%
Parent 202,479 86,477 +134.1%
Parent · Partnership Interest 206,656 86,979 +137.6%
Show Consolidated Entities breakouts
Partnership Interest 208,132 88,677 +134.7%
Partnership Interest · General Partner 202,479 86,477 +134.1%
Partnership Interest · Limited Partner 4,177 502 +732.1%
Partnership Interest · Noncontrolling Interests in Limited Partners' Interest in Consolidated Partnerships [Member] 1,476 1,698 -13.1%
Noncontrolling Interest In Net Income Loss Operating Partnerships Redeemable -4,177 -502 -732.1%
Noncontrolling Interest In Net Income Loss Limited Partnerships Nonredeemable -1,476 -1,698 +13.1%
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Partnership Interest -1,476 -1,698 +13.1%
Net Income Loss Attributable To Noncontrolling Interest -5,653 -2,200 -157.0%
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Partnership Interest -1,476 -1,698 +13.1%
Net Income 202,479 86,477 +134.1%
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Partnership Interest 206,656 86,979 +137.6%
Preferred Stock Dividends Income Statement Impact -3,411 -3,411 0.0%
Net Income Loss Available To Common Stockholders Basic 199,068 83,066 +139.7%
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Parent Company · Segment Continuing Operations 199,068 83,066 +139.7%
Partnership Interest · Segment Continuing Operations 203,245 83,568 +143.2%
Distributions Paid To Preferred Unit Holders (Q)
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Partnership Interest -23,889 -23,889 0.0%
Income Loss From Continuing Operations Per Basic Share 1.09 0.46 +137.0%
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Parent Company · Segment Continuing Operations 1.09 0.46 +137.0%
Partnership Interest · Segment Continuing Operations 1.1 0.46 +139.1%
Income Loss From Continuing Operations Per Diluted Share 1.09 0.45 +142.2%
Show Consolidated Entities breakouts
Parent Company · Segment Continuing Operations 1.09 0.45 +142.2%
Partnership Interest · Segment Continuing Operations 1.09 0.45 +142.2%
Net Income Loss Allocated To General Partners (Q)
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Partnership Interest 203,245 83,568 +143.2%
Income Loss From Continuing Operations Per Outstanding Limited Partnership Unit Basic Net Of Tax (Q)
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Partnership Interest 1.1 0.46 +139.1%
Income Loss From Continuing Operations Net Of Tax Per Outstanding Limited Partnership Unit Diluted (Q)
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Partnership Interest 1.09 0.45 +142.2%
Operating Income 287,102 264,878 +8.4%
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Shopping Center [Member] · Operating Segments 287,102 264,878 +8.4%
Comprehensive Income 202,558 94,077 +115.3%
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Partnership Interest 206,747 94,627 +118.5%
Wtd Avg Shares (Basic) (Q)
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Parent Company · Segment Continuing Operations 262 -464 +156.5%
Partnership Interest · Segment Continuing Operations 781 -465 +268.0%
Wtd Avg Shares (Diluted) (Q)
Show Consolidated Entities breakouts
Parent Company · Segment Continuing Operations 238 -408 +158.3%
Partnership Interest · Segment Continuing Operations 757 -409 +285.1%
Operating Lease Lease Income 285,820 263,425 +8.5%

Balance Sheet

Balance Sheet
Metric Q4 2025 Q4 2024 YoY
Non-Current Assets
Intangible Assets 254,201 229,983 +10.5%
Show Consolidated Entities breakouts
Partnership Interest 254,201 229,983 +10.5%
Show Equity Method Investment Nonconsolidated Investee breakouts
Real Estate Partnership [Member] 22,946 25,164 -8.8%
Operating Lease Right-of-Use Assets 315,804 322,287 -2.0%
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Partnership Interest 315,804 322,287 -2.0%
Total Assets 13,001,283 12,391,961 +4.9%
Show Consolidated Entities breakouts
Partnership Interest 13,001,283 12,391,961 +4.9%
Variable Interest Entity Primary Beneficiary 391,737 363,609 +7.7%
Variable Interest Entity Primary Beneficiary · Acquired Lease Intangible Assets, Net [Member] 4,328 6,293 -31.2%
Variable Interest Entity Primary Beneficiary · Cash, Cash Equivalents, and Restricted Cash [Member] 21,890 16,687 +31.2%
Variable Interest Entity Primary Beneficiary · Deferred Costs, Net [Member] 6,715 3,178 +111.3%
Variable Interest Entity Primary Beneficiary · Other Assets [Member] 775 597 +29.8%
Variable Interest Entity Primary Beneficiary · Real Estate 332,759 312,873 +6.4%
Variable Interest Entity Primary Beneficiary · Right of Use Assets, Net [Member] 17,656 18,148 -2.7%
Variable Interest Entity Primary Beneficiary · Tenant and Other Receivables, Net [Member] 7,614 5,833 +30.5%
Show Equity Method Investment Nonconsolidated Investee breakouts
Real Estate Partnership [Member] 2,667,271 2,843,157 -6.2%
Property, Plant & Equipment 12,728 7,954 +60.0%
Goodwill 166,739 166,739 0.0%
Other Assets
Real Estate Investment Property At Cost 14,561,924 13,698,419 +6.3%
Show Consolidated Entities breakouts
Parent Company 14,561,924 13,698,419 +6.3%
Partnership Interest 14,561,924 13,698,419 +6.3%
Real Estate Investment Property Accumulated Depreciation 3,267,728 2,960,399 +10.4%
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Partnership Interest 3,267,728 2,960,399 +10.4%
Real Estate Investment Property Net 11,294,196 10,738,020 +5.2%
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Partnership Interest 11,294,196 10,738,020 +5.2%
Investments In Sales Type Lease Net 16,727 16,291 +2.7%
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Partnership Interest 16,727 16,291 +2.7%
Investments In Real Estate Partnerships 349,856 399,044 -12.3%
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Partnership Interest 349,856 399,044 -12.3%
Real Estate Investments 11,660,779 11,153,355 +4.5%
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Partnership Interest 11,660,779 11,153,355 +4.5%
Show Equity Method Investment Nonconsolidated Investee breakouts
Real Estate Partnership [Member] 2,437,380 2,569,765 -5.2%
Cash Cash Equivalents Restricted Cash And Restricted Cash Equivalents 120,661 61,884 +95.0%
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Partnership Interest 120,661 61,884 +95.0%
Accounts Receivable Net 273,862 255,495 +7.2%
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Partnership Interest 273,862 255,495 +7.2%
Show Balance Sheet Location breakouts
Management, transaction, and other fee [Member] 17.8 19.7 -9.6%
Deferred Costs Leasing Net 97,253 79,911 +21.7%
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Partnership Interest 97,253 79,911 +21.7%
Other Assets 278,723 289,046 -3.6%
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Partnership Interest 278,723 289,046 -3.6%
Show Equity Method Investment Nonconsolidated Investee breakouts
Real Estate Partnership [Member] 206,945 248,228 -16.6%
Non-Current Liabilities
Accounts Payable And Accrued Liabilities Current And Noncurrent 391,847 392,302 -0.1%
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Partnership Interest 391,847 392,302 -0.1%
Total Liabilities 5,819,677 5,491,654 +6.0%
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Partnership Interest 5,819,677 5,491,654 +6.0%
Variable Interest Entity Primary Beneficiary 67,167 80,059 -16.1%
Variable Interest Entity Primary Beneficiary · Accounts Payable and Other Liabilities [Member] 12,758 16,149 -21.0%
Variable Interest Entity Primary Beneficiary · Acquired Lease Intangible Liabilities [Member] 10,119 10,627 -4.8%
Variable Interest Entity Primary Beneficiary · Lease Liabilities [Member] 19,559 19,370 +1.0%
Variable Interest Entity Primary Beneficiary · Notes Payable [Member] 23,771 32,653 -27.2%
Variable Interest Entity Primary Beneficiary · Tenants' Security, Escrow Deposits and Prepaid Rent [Member] 960 1,260 -23.8%
Long-Term Debt 4,739,301 4,408,700 +7.5%
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Mortgage Loan Maturities [Member] · Mortgages 679,911
Scheduled Principal Payments [Member] · Mortgages 66,526
Unsecured Maturities [Member] · Unsecured Debt 3,992,864
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Unconsolidated Investments in Partnership [Member] 1,522,950
Unconsolidated Investments in Partnership [Member] · Mortgage Loan Maturities [Member] 1,477,056
Unconsolidated Investments in Partnership [Member] · Scheduled Principal Payments [Member] 25,894
Unconsolidated Investments in Partnership [Member] · Unsecured Maturities [Member] 20,000
Unconsolidated Investments in Partnership, Pro-rata Share [Member] 541,006
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Line Of Credit 120,000 65,000 +84.6%
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Fixed Rate Mortgage Loans [Member] 475,948 337,703 +40.9%
Fixed Rate Unsecured Debt [Member] 3,872,864 3,723,880 +4.0%
Notes Payable To Banks 4,619,301 4,343,700 +6.3%
Variable Rate Mortgage Loans [Member] 270,489 282,117 -4.1%
Other Liabilities
Notes Payable 4,619,301 4,343,700 +6.3%
Show Consolidated Entities breakouts
Partnership Interest 4,619,301 4,343,700 +6.3%
Show Equity Method Investment Nonconsolidated Investee breakouts
Real Estate Partnership [Member] 1,522,951 1,564,551 -2.7%
Unsecured Debt 120,000 65,000 +84.6%
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Partnership Interest 120,000 65,000 +84.6%
Off Market Lease Unfavorable 356,454 364,608 -2.2%
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Partnership Interest 356,454 364,608 -2.2%
Show Equity Method Investment Nonconsolidated Investee breakouts
Real Estate Partnership [Member] 21,573 19,045 +13.3%
Operating Lease Liability 242,368 244,861 -1.0%
Show Consolidated Entities breakouts
Partnership Interest 242,368 244,861 -1.0%
Show Lease Contractual Term breakouts
Ground Lease [Member] 231,502
Office Lease [Member] 10,866
Security Deposit Liability 89,707 81,183 +10.5%
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Partnership Interest 89,707 81,183 +10.5%
Stockholders' Equity
Preferred Stock Value 225,000 225,000 0.0%
Preferred Units Preferred Partners Capital Accounts (Q)
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Partnership Interest 225,000 225,000 0.0%
Common Stock 1,829 1,814 +0.8%
Treasury Stock Value -31,075 -28,045 -10.8%
General Partners Capital Account (Q)
Show Consolidated Entities breakouts
Partnership Interest 6,686,110 6,496,920 +2.9%
Limited Partners Capital Account (Q)
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Partnership Interest 144,940 40,744 +255.7%
Additional Paid-In Capital 8,704,138 8,503,227 +2.4%
Accumulated Other Comprehensive Income -4,220 2,226 -289.6%
Show Consolidated Entities breakouts
Partnership Interest -4,220 2,226 -289.6%
Accumulated Distributions In Excess Of Net Income -1,988,782 -1,980,076 -0.4%
Total Stockholders' Equity 6,906,890 6,724,146 +2.7%
Show Equity Method Investment Nonconsolidated Investee breakouts
Third Parties [Member] 647,149 722,296 -10.4%
Partners Capital (Q)
Show Consolidated Entities breakouts
Partnership Interest 7,051,830 6,764,890 +4.2%
Minority Interest In Operating Partnerships 144,940 40,744 +255.7%
Minority Interest In Limited Partnerships 129,776 135,417 -4.2%
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Partnership Interest 129,776 135,417 -4.2%
Minority Interest 274,716 176,161 +55.9%
Show Equity Method Investment Nonconsolidated Investee breakouts
Regency [Member] 391,512 444,354 -11.9%
Stockholders Equity Including Portion Attributable To Noncontrolling Interest 7,181,606 6,900,307 +4.1%
Show Equity Components breakouts
Accumulated Distributions In Excess Of Net Income -1,988,782 -1,980,076 -0.4%
Accumulated Other Comprehensive Income -4,220 2,226 -289.6%
Additional Paid In Capital 8,704,138 8,503,227 +2.4%
Common Stock 1,829 1,814 +0.8%
Noncontrolling Interest 274,716 176,161 +55.9%
Noncontrolling Interest Exchangeable Operating Partnership Units [Member] 144,940 40,744 +255.7%
Noncontrolling Interests in Limited Partners' Interest in Consolidated Partnerships [Member] 129,776 135,417 -4.2%
Parent 6,906,890 6,724,146 +2.7%
Preferred Stock 225,000 225,000 0.0%
Treasury Stock Common -31,075 -28,045 -10.8%
Partners Capital Including Portion Attributable To Noncontrolling Interest (Q)
Show Equity Components breakouts
Parent · Partnership Interest 7,051,830 6,764,890 +4.2%
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Partnership Interest 7,181,606 6,900,307 +4.1%
Partnership Interest · Accumulated Other Comprehensive Income -4,220 2,226 -289.6%
Partnership Interest · General Partner 6,911,110 6,721,920 +2.8%
Partnership Interest · Limited Partner 144,940 40,744 +255.7%
Partnership Interest · Noncontrolling Interests in Limited Partners' Interest in Consolidated Partnerships [Member] 129,776 135,417 -4.2%
Total Liabilities & Equity 13,001,283 12,391,961 +4.9%
Show Consolidated Entities breakouts
Partnership Interest 13,001,283 12,391,961 +4.9%
Show Equity Method Investment Nonconsolidated Investee breakouts
Real Estate Partnership [Member] 2,667,271 2,843,157 -6.2%

Cash Flow Statement

Cash Flow Statement
Metric YTD Q4 2025 YTD Q4 2024 YoY
Operating Activities
Depreciation & Amortization 105,936 95,206 +11.3%
Show Consolidated Entities breakouts
Partnership Interest 105,936 95,206 +11.3%
Amortization Of Financing Costs And Discounts 4,049 3,342 +21.2%
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Partnership Interest 4,049 3,342 +21.2%
Amortization Of Above And Below Market Leases -5,628 -5,318 -5.8%
Show Business Segments breakouts
Shopping Center [Member] · Operating Segments -44,157 -45,157 +2.2%
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Partnership Interest -5,628 -5,318 -5.8%
Stock-Based Compensation 4,642 4,675 -0.7%
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Parent Company 4,641 4,041 +14.8%
Partnership Interest 4,642 4,675 -0.7%
Gain Loss On Sale Of Properties -18,459 -318 -5704.7%
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Partnership Interest -18,459 -318 -5704.7%
Equity Method Investment Dividends Or Distributions 16,772 19,169 -12.5%
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Partnership Interest 16,772 19,169 -12.5%
Deferred Compensation Arrangement With Individual Compensation Expense 1,312 1,641 -20.0%
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Partnership Interest 1,312 1,641 -20.0%
Debt And Equity Securities Gain Loss -1,438 -1,491 +3.6%
Show Consolidated Entities breakouts
Partnership Interest -1,438 -1,491 +3.6%
Increase Decrease In Accounts And Other Receivables -16,323 -15,483 -5.4%
Show Consolidated Entities breakouts
Partnership Interest -16,323 -15,483 -5.4%
Increase Decrease In Deferred Leasing Fees -5,185 -4,060 -27.7%
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Partnership Interest -5,185 -4,060 -27.7%
Change in Prepaid & Other Assets 11,280 12,556 -10.2%
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Partnership Interest 11,280 12,556 -10.2%
Change in Accounts Payable -19,851 -9,628 -106.2%
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Partnership Interest -19,851 -9,628 -106.2%
Increase Decrease In Security Deposits 8,860 644 +1275.8%
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Partnership Interest 8,860 644 +1275.8%
Net Cash from Operations 203,948 191,385 +6.6%
Show Consolidated Entities breakouts
Partnership Interest 203,948 191,385 +6.6%
Investing Activities
Payments For Proceeds From Acquisition Of Operating Real Estate -651 -200 -225.5%
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Partnership Interest -651 -200 -225.5%
Payments To Develop Real Estate Assets -127,830 -108,084 -18.3%
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Partnership Interest -127,830 -108,084 -18.3%
Proceeds From Sale Of Real Estate Heldforinvestment 73,908 4,989 +1381.4%
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Partnership Interest 73,908 4,989 +1381.4%
Payments To Acquire Loans Receivable -662 0
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Partnership Interest -662 0
Proceeds From Collection Of Loans Receivable 208 63 +230.2%
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Partnership Interest 208 63 +230.2%
Payments To Acquire Partners Interest In Real Estate Partnership Net Of Cash Acquired -31,924 -15,574 -105.0%
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Partnership Interest -31,924 -15,574 -105.0%
Proceeds From Equity Method Investment Dividends Or Distributions Return Of Capital 20,387 175 +11549.7%
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Partnership Interest 20,387 175 +11549.7%
Payments For Proceeds From Dividends On Trading Securities Held In Trust 157 157 0.0%
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Partnership Interest 157 157 0.0%
Payments To Acquire Marketable Securities -3,542 -2,009 -76.3%
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Partnership Interest -3,542 -2,009 -76.3%
Proceeds From Sale And Maturity Of Marketable Securities 53,520 2,881 +1757.7%
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Partnership Interest 53,520 2,881 +1757.7%
Net Cash from Investing -16,429 -117,573 +86.0%
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Partnership Interest -16,429 -117,573 +86.0%
Common Stock And Preferred Stock And Exchangeable Operating Partnership Dividends Declared But Not Paid 9,809 7,029 +39.6%
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Partnership Interest 9,809 7,029 +39.6%
Distributions Payable To Real Estate Partnerships 267 217 +23.0%
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Partnership Interest 267 217 +23.0%
Payments For Proceeds From Limited Partnership 998 -1 +99900.0%
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Partnership Interest 998 -1 +99900.0%
Financing Activities
Tax Withholding for Share Compensation -11 -10,764 +99.9%
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Partnership Interest -11 -10,764 +99.9%
Proceeds From Sale Of Treasury Stock 40 0
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Partnership Interest 40 0
Proceeds From Minority Shareholders 5,895 256 +2202.7%
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Partnership Interest 5,895 256 +2202.7%
Payments To Minority Shareholders -3,819 -2,750 -38.9%
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Partnership Interest -3,819 -2,750 -38.9%
Distributions To Partners (Q)
Show Consolidated Entities breakouts
Partnership Interest -131,005 -122,103 -7.3%
Payments Of Dividends Minority Interest -2,708 -737 -267.4%
Payments Of Dividends Common Stock -128,297 -121,366 -5.7%
Payments Of Dividends Preferred Stock And Preference Stock -3,411 -3,411 0.0%
Show Consolidated Entities breakouts
Partnership Interest -3,411 -3,411 0.0%
Proceeds From Issuance Of Fixed Rate Unsecured Notes Net Of Debt Discount 0 0
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Partnership Interest 0 0
Proceeds From Lines Of Credit 140,000 195,000 -28.2%
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Partnership Interest 140,000 195,000 -28.2%
Repayments Of Lines Of Credit -50,000 -160,000 +68.8%
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Partnership Interest -50,000 -160,000 +68.8%
Proceeds From Notes Payable 0 0
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Partnership Interest 0 0
Repayments Of Notes Payable -26,000 -20,399 -27.5%
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Partnership Interest -26,000 -20,399 -27.5%
Repayments Of Secured Debt -3,161 -2,493 -26.8%
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Partnership Interest -3,161 -2,493 -26.8%
Payments Of Loan Costs 14 -95 +114.7%
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Partnership Interest 14 -95 +114.7%
Net Cash from Financing -272,453 -126,759 -114.9%
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Partnership Interest -272,453 -126,759 -114.9%
Supplemental
Interest Paid 24,433 23,989 +1.9%
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Partnership Interest 24,433 23,989 +1.9%
Unpaid Capital Expenditures -7,825 5,199 -250.5%
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Partnership Interest -7,825 5,199 -250.5%
Other Cash Flow
Net Change in Cash -84,934 -52,947 -60.4%
Show Consolidated Entities breakouts
Partnership Interest -84,934 -52,947 -60.4%

Values in thousands USD. Source: SEC EDGAR 10-K filing.

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