Overview
Regency Centers Corp. is a U.S. real estate investment trust that owns, operates, and develops grocery-anchored neighborhood and community shopping centers. Its properties bring together grocery stores, restaurants, service providers, and other retailers, primarily in suburban markets across the United States. The company describes its mission as creating thriving environments where retailers and service providers connect with surrounding neighborhoods and communities.[1][2]
Founded in 1963, Regency reported full or partial ownership interests in 482 retail properties, totaling approximately 58.8 million square feet of gross leasable area, as of June 30, 2026. Its total revenue for the year ended December 31, 2025, was approximately $1.55 billion.[3][4][5] [1][4][5][2][3]
Products & services
Regency Centers’ core product is leasable retail space in neighborhood and community shopping centers, particularly grocery-anchored centers serving suburban communities. At year-end 2025, it reported interests in 481 properties totaling about 58.4 million square feet of gross leasable area (approximately 50.5 million square feet on a pro-rata basis).[6][7][4][8] Its FY2025 leasing disclosures distinguish anchor space from shop space: anchor leases averaged $15.73 per square foot in base rent, compared with $41.67 for shop-space leases.[9]
Tenant-facing services include an online portal for rent payments, account balances and transactions, communication with property managers, alerts, maintenance requests, and sales reporting.[10] Regency also offers short-term leasing options such as seasonal and trial space, parking-lot uses, and advertising or signage.[11] Its properties also provide EV charging; the company reported 1,654 active charging stations in 2025.[12] [6][7][4][8][9][9][10][11][12][10][11][12]
Geographic presence
Regency Centers’ shopping-center portfolio is entirely in the United States; the company reports no centers outside the country. At December 31, 2025, its consolidated portfolio comprised 391 properties across 24 states and Washington, D.C., with the largest property counts in Florida (86), California (62), Connecticut (41), New York (41), and Texas (28). It also held 90 unconsolidated properties across 20 states and Washington, D.C.[13][14][15]
Geographic concentration is also reflected in annualized base rent (ABR): in Q2 2026, California represented 24.7%, Florida 19.9%, and the New York–Newark–Jersey City metropolitan area 12.8%. These are ABR shares, not revenue shares; the company reports one operating segment and does not provide revenue allocation by geography.[16][15] Its principal executive office is in Jacksonville, Florida, and listed office locations include Dallas, Chicago, Washington, D.C./Bethesda, Raleigh, Denver, New York City, Long Island, Bronxville, Westport, Houston, and Miami.[17][18][19][20][21][22][23][24][25][26][27][28][29] [13][14][15][16][17][18][19][20][21][22][23][24][25][26][27][28][29]
Business segments
Regency Centers reports one operating and reportable segment: its shopping centers business. Individual properties are treated as operating segments and aggregated into this single reportable segment because they have similar economic characteristics, tenant profiles, operating processes, and long-term financial performance. The company does not report separate geographic or property-type segments.[30][31] The Q2 2026 filing continues to identify one reportable segment.[16]
The segment focuses on operating shopping-center properties. Management evaluates performance and allocates resources at the property level, using net operating income (NOI) to assess results and guide acquisitions, development, and capital improvements.[32][33]
Because this is the only reportable segment, it represents 100% of the company’s reported segment activity; there are no separately reported segment percentages to compare. In 2025, the segment recorded $1,617.9 million in real estate revenues and $1,123.4 million in NOI.[34] These segment real estate revenues are distinct from the $1,553.5 million of consolidated total revenues shown in the segment reconciliation.[34] [30][31][16][32][33][34][34][34]
Company history
Regency Centers traces its origins to a family business founded in Jacksonville, Florida, in 1963 by Martin and Joan Stein; Regency Square, an early landmark associated with the founders, opened in 1967. The company entered its public-company era in 1993, when Regency Realty Corporation was incorporated and went public.[2][35][36]
Regency expanded through major property transactions, including a 2005 joint-venture purchase of 100 retail properties with Macquarie CountryWide. It completed its merger with Equity One on March 1, 2017, with Regency surviving as the public company. Martin E. “Hap” Stein Jr., CEO from the IPO through 2019, transitioned to Executive Chairman when Lisa Palmer became President and CEO in 2020. In 2023, Regency completed its all-stock acquisition of Urstadt Biddle Properties, adding to its Northeast presence.[37][38][39][40][41] [2][35][36][37][38][39][40][41]
Sources
- REGENCY CENTERS CORP — Full financial report (2026 Q 2)
- www.regencycenters.com[2]
- investors.regencycenters.com[3]
- REGENCY CENTERS CORP — Full financial report (2025 Y)
- www.regencycenters.com[10]
- www.regencycenters.com[11]
- www.regencycenters.com[12]
- www.regencycenters.com[18]
- www.regencycenters.com[19]
- www.regencycenters.com[20]
- www.regencycenters.com[21]
- www.regencycenters.com[22]
- www.regencycenters.com[23]
- www.regencycenters.com[24]
- www.regencycenters.com[25]
- www.regencycenters.com[26]
- www.regencycenters.com[27]
- www.regencycenters.com[28]
- www.regencycenters.com[29]
- www.jaxdailyrecord.com[35]
- www.sec.gov[36]
- investors.regencycenters.com[37]
- www.sec.gov[38]
- investors.regencycenters.com[39]
- investors.regencycenters.com[40]
- investors.regencycenters.com[41]
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