REGENCY CENTERS CORP

REG 10-Q · Q1 2026

REG Q1 2026 request

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Income Statement

Income Statement
Metric Q1 2026 Q1 2025 YoY
Lease Income 402,613 371,079 +8.5%
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Shopping Center [Member] · Operating Segments 437,095 408,088 +7.1%
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Partnership Interest 402,613 371,079 +8.5%
Other Operating Income 2,907 3,021 -3.8%
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Shopping Center [Member] · Operating Segments 3,718 3,379 +10.0%
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Partnership Interest 2,907 3,021 -3.8%
Property Management Fee Revenue 6,933 6,812 +1.8%
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Partnership Interest 6,933 6,812 +1.8%
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Asset management services [Member] 1,775 1,717 +3.4%
Leasing services [Member] 828 872 -5.0%
Other transaction fees [Member] 248 113 +119.5%
Property management services [Member] 4,082 4,110 -0.7%
Revenue 412,453 380,912 +8.3%
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Partnership Interest 412,453 380,912 +8.3%
Depreciation And Amortization 106,422 96,774 +10.0%
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Partnership Interest 106,422 96,774 +10.0%
Operating Costs And Expenses 73,300 68,459 +7.1%
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Partnership Interest 73,300 68,459 +7.1%
Real Estate Tax Expense 51,410 46,360 +10.9%
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Shopping Center [Member] · Operating Segments 55,768 51,009 +9.3%
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Partnership Interest 51,410 46,360 +10.9%
General & Administrative 25,606 21,600 +18.5%
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Partnership Interest 25,606 21,600 +18.5%
Other Operating Income Expense Net 1,001 1,688 -40.7%
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Partnership Interest 1,001 1,688 -40.7%
Operating Expenses 257,739 234,881 +9.7%
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Shopping Center [Member] · Operating Segments 78,148 73,464 +6.4%
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Partnership Interest 257,739 234,881 +9.7%
Interest Income Expense Nonoperating Net 52,185 48,013 +8.7%
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Partnership Interest 52,185 48,013 +8.7%
Gain Loss On Sale Of Properties Net Of Applicable Income Taxes1 -7,194 -101 -7022.8%
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Partnership Interest -7,194 -101 -7022.8%
Marketable Securities Gain Loss Excluding Other Than Temporary Impairments -695 761 -191.3%
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Partnership Interest -695 761 -191.3%
Non-Operating Income (Expense) 44,296 48,673 -9.0%
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Partnership Interest 44,296 48,673 -9.0%
Income Loss From Continuing Operations Before Income Taxes Minority Interest And Income Loss From Equity Method Investments 110,418 97,358 +13.4%
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Partnership Interest 110,418 97,358 +13.4%
Income Loss From Equity Method Investments 22,380 14,495 +54.4%
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Partnership Interest 22,380 14,495 +54.4%
Net Income 132,798 111,853 +18.7%
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Accumulated Distributions In Excess Of Net Income 128,549 109,587 +17.3%
Noncontrolling Interest 4,249 2,266 +87.5%
Noncontrolling Interests Exchangeable Operating Partnership Units [Member] 2,617 642 +307.6%
Noncontrolling Interests in Limited Partners' Interest in Consolidated Partnerships [Member] 1,632 1,624 +0.5%
Parent 128,549 109,587 +17.3%
Parent · Partnership Interest 131,166 110,229 +19.0%
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Partnership Interest 132,798 111,853 +18.7%
Partnership Interest · General Partner 128,549 109,587 +17.3%
Partnership Interest · Limited Partner 2,617 642 +307.6%
Partnership Interest · Noncontrolling Interests in Limited Partners' Interest in Consolidated Partnerships [Member] 1,632 1,624 +0.5%
Noncontrolling Interest In Net Income Loss Operating Partnerships Redeemable -2,617 -642 -307.6%
Noncontrolling Interest In Net Income Loss Limited Partnerships Nonredeemable -1,632 -1,624 -0.5%
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Partnership Interest -1,632 -1,624 -0.5%
Net Income Loss Attributable To Noncontrolling Interest -4,249 -2,266 -87.5%
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Partnership Interest -1,632 -1,624 -0.5%
Net Income 128,549 109,587 +17.3%
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Partnership Interest 131,166 110,229 +19.0%
Preferred Stock Dividends Income Statement Impact -3,413 -3,413 0.0%
Distributions Paid To Preferred Unit Holders (Q)
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Partnership Interest -3,413 -3,413 0.0%
Net Income Loss Available To Common Stockholders Basic 125,136 106,174 +17.9%
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Parent Company · Segment Continuing Operations 125,136 106,174 +17.9%
Partnership Interest · Segment Continuing Operations 127,753 106,816 +19.6%
Net Income Loss Allocated To General Partners (Q)
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Partnership Interest 127,753 106,816 +19.6%
Income Loss From Continuing Operations Per Basic Share 0.68 0.59 +15.3%
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Parent Company · Segment Continuing Operations 0.68 0.59 +15.3%
Partnership Interest · Segment Continuing Operations 0.68 0.59 +15.3%
Income Loss From Continuing Operations Per Diluted Share 0.68 0.58 +17.2%
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Parent Company · Segment Continuing Operations 0.68 0.58 +17.2%
Partnership Interest · Segment Continuing Operations 0.68 0.58 +17.2%
Income Loss From Continuing Operations Per Outstanding Limited Partnership Unit Basic Net Of Tax (Q)
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Partnership Interest 0.68 0.59 +15.3%
Income Loss From Continuing Operations Net Of Tax Per Outstanding Limited Partnership Unit Diluted (Q)
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Partnership Interest 0.68 0.58 +17.2%
Operating Income 296,394 273,538 +8.4%
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Shopping Center [Member] · Operating Segments 296,394 273,538 +8.4%
Comprehensive Income 130,082 105,646 +23.1%
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Partnership Interest 132,744 106,260 +24.9%
Wtd Avg Shares (Basic) (Q)
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Parent Company · Segment Continuing Operations 182,998 181,449 +0.9%
Partnership Interest · Segment Continuing Operations 186,836 182,546 +2.4%
Wtd Avg Shares (Diluted) (Q)
Show Consolidated Entities breakouts
Parent Company · Segment Continuing Operations 183,382 181,813 +0.9%
Partnership Interest · Segment Continuing Operations 187,220 182,910 +2.4%
Operating Lease Lease Income 289,347 266,737 +8.5%

Balance Sheet

Balance Sheet
Metric Q1 2026 Q1 2025 YoY
Non-Current Assets
Intangible Assets 244,876 231,526 +5.8%
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Partnership Interest 244,876 231,526 +5.8%
Operating Lease Right-of-Use Assets 313,508 320,317 -2.1%
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Partnership Interest 313,508 320,317 -2.1%
Total Assets 13,046,484 12,560,070 +3.9%
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Partnership Interest 13,046,484 12,560,070 +3.9%
Variable Interest Entity Primary Beneficiary 394,462 510,267 -22.7%
Variable Interest Entity Primary Beneficiary · Acquired Lease Intangible Assets, Net [Member] 4,067 15,119 -73.1%
Variable Interest Entity Primary Beneficiary · Cash, Cash Equivalents, and Restricted Cash [Member] 18,158 13,098 +38.6%
Variable Interest Entity Primary Beneficiary · Deferred Costs, Net [Member] 6,607 6,022 +9.7%
Variable Interest Entity Primary Beneficiary · Other Assets [Member] 1,241 1,035 +19.9%
Variable Interest Entity Primary Beneficiary · Real Estate 339,321 451,333 -24.8%
Variable Interest Entity Primary Beneficiary · Right of Use Assets, Net [Member] 17,535 18,024 -2.7%
Variable Interest Entity Primary Beneficiary · Tenant and Other Receivables, Net [Member] 7,533 5,636 +33.7%
Property, Plant & Equipment 17,679 8,395 +110.6%
Goodwill 166,739 166,739 0.0%
Other Assets
Real Estate Investment Property At Cost 14,657,529 13,910,190 +5.4%
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Partnership Interest 14,657,529 13,910,190 +5.4%
Real Estate Investment Property Accumulated Depreciation 3,352,228
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Partnership Interest 3,352,228
Real Estate Investment Property Net 11,305,301 10,872,576 +4.0%
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Partnership Interest 11,305,301 10,872,576 +4.0%
Investments In Sales Type Lease Net 16,788 16,520 +1.6%
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Partnership Interest 16,788 16,520 +1.6%
Investments In Real Estate Partnerships 358,620 389,175 -7.9%
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Partnership Interest 358,620 389,175 -7.9%
Real Estate Investments 11,680,709 11,278,271 +3.6%
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Partnership Interest 11,680,709 11,278,271 +3.6%
Cash Cash Equivalents Restricted Cash And Restricted Cash Equivalents 145,560 78,537 +85.3%
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Partnership Interest 145,560 78,537 +85.3%
Accounts Receivable Net 267,639 250,210 +7.0%
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Partnership Interest 267,639 250,210 +7.0%
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Management, transaction, and other fee [Member] 16.5 18 -8.3%
Deferred Costs Leasing Net 99,462 85,272 +16.6%
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Partnership Interest 99,462 85,272 +16.6%
Other Assets 294,730 299,717 -1.7%
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Partnership Interest 294,730 299,717 -1.7%
Non-Current Liabilities
Accounts Payable And Accrued Liabilities Current And Noncurrent 200,885 340,997 -41.1%
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Partnership Interest 200,885 340,997 -41.1%
Total Liabilities 5,881,577 5,683,630 +3.5%
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Partnership Interest 5,881,577 5,683,630 +3.5%
Variable Interest Entity Primary Beneficiary 64,453 212,768 -69.7%
Variable Interest Entity Primary Beneficiary · Accounts Payable and Other Liabilities [Member] 10,063 90,048 -88.8%
Variable Interest Entity Primary Beneficiary · Acquired Lease Intangible Liabilities, Net [Member] 10,030 28,660 -65.0%
Variable Interest Entity Primary Beneficiary · Lease Liabilities [Member] 19,608 19,416 +1.0%
Variable Interest Entity Primary Beneficiary · Notes Payable [Member] 23,692 73,268 -67.7%
Variable Interest Entity Primary Beneficiary · Tenants' Security, Escrow Deposits and Prepaid Rent [Member] 1,060 1,376 -23.0%
Long-Term Debt 5,003,934 4,641,240 +7.8%
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Mortgage Loan Maturities · Mortgages 592,965 611,816 -3.1%
Scheduled Principal Payments [Member] · Mortgages 63,322 39,328 +61.0%
Unsecured Maturities [Member] · Unsecured Debt 4,347,647 3,990,096 +9.0%
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Line Of Credit 30,000 265,000 -88.7%
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Fixed Rate Mortgage Loans [Member] 387,000 367,648 +5.3%
Fixed Rate Unsecured Debt [Member] 4,317,647
Notes Payable To Banks 4,973,934 4,376,240 +13.7%
Variable Rate Mortgage Loans [Member] 269,287 283,496 -5.0%
Other Liabilities
Notes Payable 4,973,934 4,376,240 +13.7%
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Partnership Interest 4,973,934 4,376,240 +13.7%
Unsecured Debt 30,000 265,000 -88.7%
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Partnership Interest 30,000 265,000 -88.7%
Off Market Lease Unfavorable 352,202 374,606 -6.0%
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Partnership Interest 352,202 374,606 -6.0%
Operating Lease Liability 241,012 243,923 -1.2%
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Partnership Interest 241,012 243,923 -1.2%
Security Deposit Liability 83,544 82,864 +0.8%
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Partnership Interest 83,544 82,864 +0.8%
Stockholders' Equity
Preferred Stock Value 225,000 225,000 0.0%
Common Stock 1,831 1,815 +0.9%
Treasury Stock Value -32,207 -29,133 -10.6%
Preferred Units Preferred Partners Capital Accounts (Q)
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Partnership Interest 225,000 225,000 0.0%
General Partners Capital Account (Q)
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Partnership Interest 6,670,522 6,476,293 +3.0%
Limited Partners Capital Account (Q)
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Partnership Interest 144,705 40,584 +256.6%
Additional Paid-In Capital 8,702,768 8,505,489 +2.3%
Accumulated Other Comprehensive Income -2,687 -1,715 -56.7%
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Partnership Interest -2,687 -1,715 -56.7%
Accumulated Distributions In Excess Of Net Income -2,001,870 -2,001,878 0.0%
Total Stockholders' Equity 6,892,835 6,699,578 +2.9%
Partners Capital (Q)
Show Consolidated Entities breakouts
Partnership Interest 7,037,540 6,740,162 +4.4%
Minority Interest In Operating Partnerships 144,705 40,584 +256.6%
Minority Interest In Limited Partnerships 127,367 136,278 -6.5%
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Partnership Interest 127,367 136,278 -6.5%
Minority Interest 272,072 176,862 +53.8%
Stockholders Equity Including Portion Attributable To Noncontrolling Interest 7,164,907 6,876,440 +4.2%
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Accumulated Distributions In Excess Of Net Income -2,001,870 -2,001,878 0.0%
Accumulated Other Comprehensive Income -2,687 -1,715 -56.7%
Additional Paid In Capital 8,702,768 8,505,489 +2.3%
Common Stock 1,831 1,815 +0.9%
Noncontrolling Interest 272,072 176,862 +53.8%
Noncontrolling Interests Exchangeable Operating Partnership Units [Member] 144,705 40,584 +256.6%
Noncontrolling Interests in Limited Partners' Interest in Consolidated Partnerships [Member] 127,367 136,278 -6.5%
Parent 6,892,835 6,699,578 +2.9%
Preferred Stock 225,000 225,000 0.0%
Treasury Stock Common -32,207 -29,133 -10.6%
Partners Capital Including Portion Attributable To Noncontrolling Interest (Q)
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Parent · Partnership Interest 7,037,540 6,740,162 +4.4%
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Partnership Interest 7,164,907 6,876,440 +4.2%
Partnership Interest · Accumulated Other Comprehensive Income -2,687 -1,715 -56.7%
Partnership Interest · General Partner 6,895,522 6,701,293 +2.9%
Partnership Interest · Limited Partner 144,705 40,584 +256.6%
Partnership Interest · Noncontrolling Interests in Limited Partners' Interest in Consolidated Partnerships [Member] 127,367 136,278 -6.5%
Total Liabilities & Equity 13,046,484 12,560,070 +3.9%
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Partnership Interest 13,046,484 12,560,070 +3.9%

Cash Flow Statement

Cash Flow Statement
Metric YTD Q1 2026 YTD Q1 2025 YoY
Operating Activities
Depreciation & Amortization 106,422 96,774 +10.0%
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Partnership Interest 106,422 96,774 +10.0%
Amortization Of Financing Costs And Discounts 3,979 3,334 +19.3%
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Partnership Interest 3,979 3,334 +19.3%
Amortization Of Above And Below Market Leases -5,051 -6,215 +18.7%
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Shopping Center [Member] · Operating Segments 5,795 7,005 -17.3%
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Partnership Interest -5,051 -6,215 +18.7%
Stock-Based Compensation 5,279 4,966 +6.3%
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Parent Company 5,279 4,965 +6.3%
Partnership Interest 5,279 4,966 +6.3%
Gain Loss On Sale Of Properties -7,194 -101 -7022.8%
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Partnership Interest -7,194 -101 -7022.8%
Equity Method Investment Dividends Or Distributions 16,149 16,076 +0.5%
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Partnership Interest 16,149 16,076 +0.5%
Deferred Compensation Arrangement With Individual Compensation Expense 766 -521 +247.0%
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Partnership Interest 766 -521 +247.0%
Debt And Equity Securities Gain Loss -682 686 -199.4%
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Partnership Interest -682 686 -199.4%
Increase Decrease In Accounts And Other Receivables 5,646 9,051 -37.6%
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Partnership Interest 5,646 9,051 -37.6%
Increase Decrease In Deferred Leasing Fees -5,299 -1,748 -203.1%
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Partnership Interest -5,299 -1,748 -203.1%
Change in Prepaid & Other Assets -25,405 -16,176 -57.1%
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Partnership Interest -25,405 -16,176 -57.1%
Change in Accounts Payable -45,946 -43,735 -5.1%
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Partnership Interest -45,946 -43,735 -5.1%
Increase Decrease In Security Deposits -6,353 1,282 -595.6%
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Partnership Interest -6,353 1,282 -595.6%
Net Cash from Operations 152,729 161,031 -5.2%
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Partnership Interest 152,729 161,031 -5.2%
Investing Activities
Payments For Proceeds From Acquisition Of Operating Real Estate -21,478 -83,232 +74.2%
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Partnership Interest -21,478 -83,232 +74.2%
Payments To Develop Real Estate Assets -105,071 -101,386 -3.6%
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Partnership Interest -105,071 -101,386 -3.6%
Proceeds From Sale Of Real Estate Heldforinvestment 11,830
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Partnership Interest 11,830
Proceeds From Property Insurance Casualty Claims 3,281
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Partnership Interest 3,281
Proceeds From Collection Of Loans Receivable 1,069 120 +790.8%
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Partnership Interest 1,069 120 +790.8%
Payments To Acquire Partners Interest In Real Estate Partnership Net Of Cash Acquired -22,839 -230 -9830.0%
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Partnership Interest -22,839 -230 -9830.0%
Proceeds From Equity Method Investment Dividends Or Distributions Return Of Capital 34,679
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Partnership Interest 34,679
Payments For Proceeds From Dividends On Trading Securities Held In Trust 1,555 988 +57.4%
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Partnership Interest 1,555 988 +57.4%
Payments To Acquire Marketable Securities -3,135 -2,233 -40.4%
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Partnership Interest -3,135 -2,233 -40.4%
Proceeds From Sale And Maturity Of Marketable Securities 5,182 5,825 -11.0%
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Partnership Interest 5,182 5,825 -11.0%
Net Cash from Investing -94,927 -180,148 +47.3%
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Partnership Interest -94,927 -180,148 +47.3%
Common Stock And Preferred Stock And Exchangeable Operating Partnership Dividends Declared But Not Paid 5,376 131,020 -95.9%
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Partnership Interest 5,376 131,020 -95.9%
Distributions Payable To Real Estate Partnerships 14,045 257 +5365.0%
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Partnership Interest 14,045 257 +5365.0%
Financing Activities
Tax Withholding for Share Compensation -8,672 -6,760 -28.3%
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Partnership Interest -8,672 -6,760 -28.3%
Proceeds From Sale Of Treasury Stock 8 462 -98.3%
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Partnership Interest 8 462 -98.3%
Proceeds From Minority Shareholders 237 2,977 -92.0%
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Partnership Interest 237 2,977 -92.0%
Payments To Minority Shareholders -4,336 -3,510 -23.5%
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Partnership Interest -4,336 -3,510 -23.5%
Payments Of Dividends Minority Interest -2,898 -773 -274.9%
Distributions To Partners (Q)
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Partnership Interest -278,813 -128,457 -117.0%
Payments Of Dividends Common Stock -275,915 -127,684 -116.1%
Payments Of Dividends Preferred Stock And Preference Stock -3,413 -3,413 0.0%
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Partnership Interest -3,413 -3,413 0.0%
Proceeds From Issuance Of Fixed Rate Unsecured Notes Net Of Debt Discount 447,192
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Partnership Interest 447,192
Proceeds From Lines Of Credit 255,000 280,000 -8.9%
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Partnership Interest 255,000 280,000 -8.9%
Repayments Of Lines Of Credit -345,000 -80,000 -331.2%
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Partnership Interest -345,000 -80,000 -331.2%
Repayments Of Notes Payable -88,000 -32,787 -168.4%
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Partnership Interest -88,000 -32,787 -168.4%
Repayments Of Secured Debt -3,207 -2,548 -25.9%
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Partnership Interest -3,207 -2,548 -25.9%
Payments Of Loan Costs -3,899 -194 -1909.8%
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Partnership Interest -3,899 -194 -1909.8%
Net Cash from Financing -32,903 35,770 -192.0%
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Partnership Interest -32,903 35,770 -192.0%
Supplemental
Interest Paid 80,288 64,540 +24.4%
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Partnership Interest 80,288 64,540 +24.4%
Unpaid Capital Expenditures 7,823 13,144 -40.5%
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Partnership Interest 7,823 13,144 -40.5%
Other Cash Flow
Net Change in Cash 24,899 16,653 +49.5%
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Partnership Interest 24,899 16,653 +49.5%
Noncash Or Part Noncash Acquisition Intangible Assets Acquired1 (Q)
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Partnership Interest · Operating Real Estate 2,245 9,725 -76.9%
Partnership Interest · Unconsolidated Real Estate Investments 1,329 4,308 -69.2%
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Operating Real Estate 2,245 9,725 -76.9%
Unconsolidated Real Estate Investments 1,329 4,308 -69.2%
Noncash Or Part Noncash Acquisition Accounts Intangible Liabilities Accounts Payable And Other Liabilities (Q)
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Partnership Interest · Operating Real Estate 2,272 18,957 -88.0%
Partnership Interest · Unconsolidated Real Estate Investments 1,258 1,119 +12.4%
Show Business Acquisition breakouts
Operating Real Estate 2,272 18,957 -88.0%
Unconsolidated Real Estate Investments 1,258 1,119 +12.4%

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

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