10-Q/A

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, DC 20549

FORM 10-Q/A

Amendment No. 1

x QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended June 30, 2011

or

o TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from to

Commission File Number 1-12298 (Regency Centers Corporation)

Commission File Number 0-24763 (Regency Centers, L.P.)

REGENCY CENTERS CORPORATION

REGENCY CENTERS, L.P.

(Exact name of registrant as specified in its charter)

FLORIDA (REGENCY CENTERS CORPORATION)	59-3191743
DELAWARE (REGENCY CENTERS, L.P)	59-3429602
(State or other jurisdiction of incorporation or organization)	(I.R.S. Employer Identification No.)
One Independent Drive, Suite 114 Jacksonville, Florida 32202	(904) 598-7000
(Address of principal executive offices) (zip code)	(Registrant's telephone number, including area code)

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months, and (2) has been subject to such filing requirements for the past 90 days.

Regency Centers Corporation              YES  x    NO  o                     Regency Centers, L.P.              YES  x    NO  o

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).

Regency Centers Corporation              YES  x    NO  o                     Regency Centers, L.P.              YES  x    NO  o

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act. (Check one):

Regency Centers Corporation:

Large accelerated filer	x	Accelerated filer	o
Non-accelerated filer	o	Smaller reporting company	o

Regency Centers, L.P.:

Large accelerated filer	o	Accelerated filer	x
Non-accelerated filer	o	Smaller reporting company	o

Indicate by check mark whether the registrant is a shell company.

Regency Centers Corporation              YES  o    NO  x                    Regency Centers, L.P.              YES  o    NO  x

The number of shares outstanding of the Regency Centers Corporation’s voting common stock was 89,905,971 as of August 4, 2011.

EXPLANATORY NOTE

The sole purpose of this Amendment No. 1 to the Registrants' Quarterly Reports on Form 10-Q for the quarterly period ended June 30, 2011 (“Form 10-Q's”) is to furnish Exhibit 101 to the Form 10-Q's in accordance with Rule 405 of Regulation S-T. Exhibit 101 consists of the following materials from the Registrants Form 10-Q's for the quarterly period ended June 30, 2011, filed with the Securities and Exchange Commission on August 5, 2011, formatted in XBRL (eXtensible Business Reporting Language):

101.INS	XBRL Instance Document
101.SCH	XBRL Taxonomy Extension Schema Document
101.CAL	XBRL Taxonomy Extension Calculation Linkbase Document
101.DEF	XBRL Taxonomy Definition Linkbase Document
101.LAB	XBRL Taxonomy Extension Label Linkbase Document
101.PRE	XBRL Taxonomy Extension Presentation Linkbase Document

No other changes have been made to the Registrants' Form 10-Q's. This Amendment No. 1 does not reflect any subsequent events occurring after the original filing date of the Form 10-Q's or modify or update in any way disclosures made in the original filings.

Item 6. Exhibits

In reviewing the agreements included as exhibits to this report, please remember they are included to provide you with information regarding their terms and are not intended to provide any other factual or disclosure information about the Company, its subsidiaries or other parties to the agreements. The Agreements contain representations and warranties by each of the parties to the applicable agreement. These representations and warranties have been made solely for the benefit of the other parties to the applicable agreement and:

• should not in all instances be treated as categorical statements of fact, but rather as a way of allocating the risk to one of the parties if those statements prove to be inaccurate;

• have been qualified by disclosures that were made to the other party in connection with the negotiation of the applicable agreement, which disclosures are not necessarily reflected in the agreement;

• may apply standards of materiality in a way that is different from what may be viewed as material to you or other investors; and

• were made only as of the date of the applicable agreement or such other date or dates as may be specified in the agreement and are subject to more recent developments.

Accordingly, these representations and warranties may not describe the actual state of affairs as of the date they were made or at any other time. We acknowledge that, notwithstanding the inclusion of the foregoing cautionary statements, we are responsible for considering whether additional specific disclosures of material information regarding material contractual provisions are required to make the statements in this report not misleading. Additional information about the Company may be found elsewhere in this report and the Company's other public files, which are available without charge through the SEC's website at http://www.sec.gov.

Unless otherwise indicated below, the Commission file number to the exhibit is No. 001-12298.

Exhibit No.Description

31.    Rule 13a-14(a)/15d-14(a) Certifications.

31.1*    Rule 13a-14 Certification of Chief Executive Officer for Regency Centers Corporation

31.2*    Rule 13a-14 Certification of Chief Financial Officer for Regency Centers Corporation

31.3*    Rule 13a-14 Certification of Chief Executive Officer for Regency Centers, L.P.

31.4*    Rule 13a-14 Certification of Chief Financial Officer for Regency Centers, L.P.

32.    Section 1350 Certifications.

32.1* 18 U.S.C. § 1350 Certification of Chief Executive Officer for Regency Centers Corporation

32.2* 18 U.S.C. § 1350 Certification of Chief Financial Officer for Regency Centers Corporation

32.3*    18 U.S.C. § 1350 Certification of Chief Executive Officer for Regency Centers, L.P.

32.4*    18 U.S.C. § 1350 Certification of Chief Financial Officer for Regency Centers, L.P.

101.    Interactive Data Files

101.INS**    XBRL Instance Document

101.SCH**    XBRL Taxonomy Extension Schema Document

101.CAL**    XBRL Taxonomy Extension Calculation Linkbase Document

101.DEF**    XBRL Taxonomy Definition Linkbase Document

101.LAB**    XBRL Taxonomy Extension Label Linkbase Document

101.PRE**    XBRL Taxonomy Extension Presentation Linkbase Document

__________________________

*    Filed on August 5, 2011 as an exhibit to the Registrants' Form 10-Q's for the quarterly period ended June 30, 2011.

** Furnished herein.

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, thereunto duly authorized.

August 29, 2011	REGENCY CENTERS CORPORATION and REGENCY CENTERS, L.P.
	By:	/s/ Bruce M. Johnson Bruce M. Johnson, Executive Vice President, Chief Financial Officer (Principal Financial Officer), and Director
		/s/ J. Christian Leavitt J. Christian Leavitt, Senior Vice President and Treasurer (Principal Accounting Officer)

XML



Consolidated Balance Sheets (Parenthetical) (USD $)	Jun. 30, 2011	Dec. 31, 2010
Parent Company [Member]
Allowance for doubtful accounts receivable	$ 4,827,000	$ 4,819,000
Straight-line rent receivable allowance	1,598,000	1,396,000
Deferred costs accumulated amortization	68,172,000	69,158,000
Accumulated amortization of acquired lease intangible assets	13,707,000	13,996,000
Accumulated accretion of acquired lease intangible liabilities	4,434,000	11,010,000
Preferred stock, par value per share	$ 0.01	$ 0.01
Preferred stock, shares authorized	30,000,000	30,000,000
Preferred units of Series 3-5, units issued	11,000,000	11,000,000
Preferred units of Series 3-5, units outstanding	11,000,000	11,000,000
Preferred stock, liquidation preferences per share	$ 25	$ 25
Common stock, par value per share	$ 0.01	$ 0.01
Common stock, shares authorized	150,000,000	150,000,000
Common stock, shares issued	89,905,318	81,886,872
Preferred units, aggregate redemption value	50,000,000	50,000,000
Exchangeable operating partnership units aggregate redemption value	7,790,000	7,483,000
Treasury stock, shares held at cost	330,620	347,482
Partnership Interest [Member]
Allowance for doubtful accounts receivable	4,827,000	4,819,000
Straight-line rent receivable allowance	1,598,000	1,396,000
Deferred costs accumulated amortization	68,172,000	69,158,000
Accumulated amortization of acquired lease intangible assets	13,707,000	13,996,000
Accumulated accretion of acquired lease intangible liabilities	4,434,000	11,010,000
Series D preferred units, par value	$ 100	$ 100
Series D units issued	500,000	500,000
Series D preferred units outstanding	500,000	500,000
Preferred units of general partner par value per unit	$ 0.01	$ 0.01
Preferred units of Series 3-5, units issued	11,000,000	11,000,000
Preferred units of Series 3-5, units outstanding	11,000,000	11,000,000
Preferred stock, liquidation preferences per share	$ 25	$ 25
General partner units, outstanding	89,905,318	81,886,872
Limited partner units, outstanding	177,164	177,164

XML



Consolidated Statements of Operations (USD $) In Thousands, except Per Share data	3 Months Ended		6 Months Ended
	Jun. 30, 2011	Jun. 30, 2010	Jun. 30, 2011	Jun. 30, 2010
Parent Company [Member]
Revenues
Minimum rent	$ 89,684	$ 85,845	$ 179,068	$ 172,049
Percentage rent	151	264	1,058	624
Recoveries from tenants and other income	26,352	25,624	55,317	56,207
Management, transaction, and other fees	12,195	9,518	20,053	16,449
Total revenues	128,382	121,251	255,496	245,329
Operating Expenses
Depreciation and amortization	32,057	31,395	67,247	62,623
Operating and maintenance	17,861	17,221	37,436	34,819
General and administrative	15,177	12,656	32,131	27,974
Real estate taxes	14,297	14,378	29,000	28,871
Provision for doubtful accounts	1,586	63	2,212	2,402
Other expenses (income)	735	1,080	(174)	1,687
Total operating expenses	81,713	76,793	167,852	158,376
Other expense (income):
Interest expense, net of interest income of $587 and $640 for the three months ended June 30, 2011 and 2010, respectively, and $1,188 and $1,315 for the six months ended June 30, 2011 and 2010, respectively	30,563	30,635	61,428	59,764
Loss (gain) on sale of properties in development	0	226	0	(565)
(Income) loss from deferred compensation plan	(143)	988	(888)	374
Loss on derivatve instruments	0	(579)	0	(922)
Total other expense (income)	(30,420)	(32,428)	(60,540)	(60,495)
Income before equity in income (loss) of investments in real estate partnerships	16,249	12,030	27,104	26,458
Equity in income (loss) of investments in real estate partnerships	2,688	1,782	(37)	(2,110)
Income from continuing operations	18,937	13,812	27,067	24,348
Discontinued operations, net:
Operating (loss) income	0	(76)	0	30
(Loss) gain on sale of operating properties and properties in development	0	(32)	0	6,765
(Loss) income from discontinued operations	0	(108)	0	6,795
Net income	18,937	13,704	27,067	31,143
Noncontrolling interests:
Preferred units	(931)	(931)	(1,862)	(1,862)
Exchangeable operating partnership units	(37)	(27)	(50)	(121)
Limited partners' interest in consolidated partnerships	(189)	(79)	(271)	(175)
Net income attributable to noncontrolling interests	(1,157)	(1,037)	(2,183)	(2,158)
Net income attributable to controlling interests	17,780	12,667	24,884	28,985
Preferred stock dividends	(4,919)	(4,919)	(9,838)	(9,838)
Net income attributable to common stockholders	12,861	7,748	15,046	19,147
Income per common share/unit - basic:
Continuing operations	$ 0.14	$ 0.09	$ 0.17	$ 0.15
Discontinued operations	$ 0.00	$ 0.00	$ 0.00	$ 0.08
Net income attributable to common stockholders	$ 0.14	$ 0.09	$ 0.17	$ 0.23
Income per common share/unit - diluted:
Continuing operations	$ 0.14	$ 0.09	$ 0.17	$ 0.15
Discontinued operations	$ 0.00	$ 0.00	$ 0.00	$ 0.08
Net income attributable to common stockholders	$ 0.14	$ 0.09	$ 0.17	$ 0.23
Partnership Interest [Member]
Revenues
Minimum rent	89,684	85,845	179,068	172,049
Percentage rent	151	264	1,058	624
Recoveries from tenants and other income	26,352	25,624	55,317	56,207
Management, transaction, and other fees	12,195	9,518	20,053	16,449
Total revenues	128,382	121,251	255,496	245,329
Operating Expenses
Depreciation and amortization	32,057	31,395	67,247	62,623
Operating and maintenance	17,861	17,221	37,436	34,819
General and administrative	15,177	12,656	32,131	27,974
Real estate taxes	14,297	14,378	29,000	28,871
Provision for doubtful accounts	1,586	63	2,212	2,402
Other expenses (income)	735	1,080	(174)	1,687
Total operating expenses	81,713	76,793	167,852	158,376
Other expense (income):
Interest expense, net of interest income of $587 and $640 for the three months ended June 30, 2011 and 2010, respectively, and $1,188 and $1,315 for the six months ended June 30, 2011 and 2010, respectively	30,563	30,635	61,428	59,764
Loss (gain) on sale of properties in development	0	226	0	(565)
(Income) loss from deferred compensation plan	(143)	988	(888)	374
Loss on derivatve instruments	0	(579)	0	(922)
Total other expense (income)	(30,420)	(32,428)	(60,540)	(60,495)
Income before equity in income (loss) of investments in real estate partnerships	16,249	12,030	27,104	26,458
Equity in income (loss) of investments in real estate partnerships	2,688	1,782	(37)	(2,110)
Income from continuing operations	18,937	13,812	27,067	24,348
Discontinued operations, net:
Operating (loss) income	0	(76)	0	30
(Loss) gain on sale of operating properties and properties in development	0	(32)	0	6,765
(Loss) income from discontinued operations	0	(108)	0	6,795
Net income	18,937	13,704	27,067	31,143
Noncontrolling interests:
Limited partners' interest in consolidated partnerships	(189)	(79)	(271)	(175)
Net income attributable to noncontrolling interests	(189)	(79)	(271)	(175)
Net income attributable to controlling interests	18,748	13,625	26,796	30,968
Preferred unit distributions	(5,850)	(5,850)	(11,700)	(11,700)
Net income attributable to common unit holders	$ 12,898	$ 7,775	$ 15,096	$ 19,268
Income per common share/unit - basic:
Continuing operations	$ 0.14	$ 0.09	$ 0.17	$ 0.15
Discontinued operations	$ 0.00	$ 0.00	$ 0.00	$ 0.08
Net income attributable to common unit holders	$ 0.14	$ 0.09	$ 0.17	$ 0.23
Income per common share/unit - diluted:
Continuing operations	$ 0.14	$ 0.09	$ 0.17	$ 0.15
Discontinued operations	$ 0.00	$ 0.00	$ 0.00	$ 0.08
Net income attributable to common unit holders	$ 0.14	$ 0.09	$ 0.17	$ 0.23

XML



Stock-Based Compensation Stock-Based Compensation (Tables)

6 Months Ended

Jun. 30, 2011

Disclosure of Compensation Related Costs, Share-based Payments [Abstract]

Disclosure of Share-based Compensation Arrangements by Share-based Payment Award [Table Text Block]

The Company recorded stock-based compensation in general and administrative expenses in the accompanying Consolidated Statements of Operations, the components of which are further described below for the three and six months ended June 30, 2011 and 2010 (in thousands):

		For the three months ended June 30,					For the six months ended June 30,
		2011		2010			2011		2010
Restricted stock	$	2,695		1,713		$	5,391		3,426
Directors' fees paid in common stock		72		57			134		106
Less: Amount capitalized		(258	)	(166	)		(515	)	(333	)
Total	$	2,509		1,604		$	5,010		3,199

Schedule of Share-based Compensation, Stock Options, Activity [Table Text Block]

The following table reports stock option activity during the six months ended June 30, 2011:

	Number of Options		Weighted Average Exercise Price	Weighted Average Remaining Contractual Term (in years)		Aggregate Intrinsic Value (in thousands)
Outstanding December 31, 2010	442,880	$	51.85	3.5		(4,255	)
Less: Exercised	12,561		35.61
Less: Forfeited	26,754		51.43
Less: Expired	12,023		60.18
Outstanding June 30, 2011	391,542	$	52.14	3.5	$	(3,200	)
Vested and expected to vest - June 30, 2011	391,542	$	52.14	3.5	$	(3,200	)
Exercisable June 30, 2011	391,542	$	52.14	3.5	$	(3,200	)

Schedule of Nonvested Option Activity [Table Text Block]

The following table presents information regarding non-vested option activity during the six months ended June 30, 2011:

	Non-vested Number of Options		Weighted Average Grant-Date Fair Value
Non-vested at December 31, 2010	2,185	$	8.78
Less: 2011 Vesting	2,185		8.78
Non-vested at June 30, 2011	—	$	—

Schedule of Nonvested Share Activity [Table Text Block]

The following table reports non-vested restricted stock activity during the six months ended June 30, 2011:

	Number of Shares		Intrinsic Value (in thousands)		Weighted Average Grant Price
Non-vested at December 31, 2010	436,559
Add: Time-based awards granted	126,139			$	42.15
Add: Performance-based awards granted	18,246			$	41.54
Add: Market-based awards granted	165,689			$	41.54
Less: Vested and Distributed	171,292			$	43.08
Less: Forfeited	79			$	63.26
Non-vested at June 30, 2011	575,262	$	25,294

XML



Document and Entity Information	6 Months Ended
	Jun. 30, 2011	Aug. 04, 2011
Document Type	10-Q
Amendment Flag	false
Document Period End Date	Jun. 30, 2011
Document Fiscal Year Focus	2011
Document Fiscal Period Focus	Q2
Entity Registrant Name	REGENCY CENTERS CORP
Entity Central Index Key	0000910606
Entity Well-known Seasoned Issuer	Yes
Entity Voluntary Filers	No
Entity Current Reporting Status	Yes
Current Fiscal Year End Date	--12-31
Entity Filer Category	Large Accelerated Filer
Entity Common Stock, Shares Outstanding		89,905,971
Partnership Interest [Member]
Entity Registrant Name	REGENCY CENTERS LP
Entity Central Index Key	0001066247
Entity Filer Category	Accelerated Filer

XML



Real Estate Investments Real Estate Investments (Details) (USD $)	6 Months Ended	12 Months Ended
	Jun. 30, 2011	Dec. 31, 2010
Unconsolidated Properties [Member] | Macquarie Countrywide Regency DESCO LLC [Member]
Business Acquisition [Line Items]
Equity Method Investment, Ownership Percentage	16.35%
Equity Method Investment Sold, Carrying Amount	$ 18,800,000
Disposition Fee, Income Received from Sale of Real Estate	5,000,000
Consulting Fee, Income from Sale of Real Estate	1,000,000
Consulting Fee, Income Recognized for Sale of Real Estate	250,000
Number of Real Estate Properties		32
Equity Method Investment, Summarized Financial Information, Assets		366,800,000
Equity Method Investment, Summarized Financial Information, Net Income (Loss)		4,900,000
Equity Method Investment, Underlying Equity in Net Assets		60,000,000
Income (Loss) from Equity Method Investments		817,000
Unconsolidated Properties [Member]
Business Acquisition [Line Items]
Number of Real Estate Properties	147
Wholly Owned Properties [Member]
Business Acquisition [Line Items]
Business Acquisition, Purchase Price Allocation, Current Assets, Description	11,000,000
Mortgage loans assumed for aquistion of real estate	5,900,000
Debt Instrument, Unamortized Premium	310,000
Acquired Finite-lived Intangible Asset, Amount	1,700,000
Acquired Finite Lived Intangible Liability Amount	$ 2,600,000
Limited Liability Company (LLC) or Limited Partnership (LP), Managing Member or General Partner, Ownership Interest	100.00%
Number of Real Estate Properties	220

XML



Discontinued Operations

6 Months Ended

Jun. 30, 2011

Discontinued Operations and Disposal Groups [Abstract]

Discontinued Operations

Discontinued Operations

During the six months ended June 30, 2011, the Company did not sell any operating or development properties. During the six months ended June 30, 2010, the Company sold 100% of its ownership interest in one operating property and one property in development for net proceeds of $25.5 million. The combined operating income and gain on the sale of these properties were reclassified to discontinued operations. The revenues included in discontinued operations were approximately $626,000 for the six months ended June 30, 2010. The operating income and gain on sales of properties included in discontinued operations are reported net of income taxes, if the property is sold by Regency Realty Group, Inc., a wholly-owned subsidiary of the Operating Partnership, which is a Taxable REIT Subsidiary as defined in Section 856(l) of the Internal Revenue Code. During the six months ended June 30, 2010, an immaterial amount of income tax expense was allocated to gain on sale of properties in development from discontinued operations.

XML



Discontinued Operations Discontinued Operations (Details) (USD $)	6 Months Ended
	Jun. 30, 2011	Jun. 30, 2010
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Disposal Group, Including Discontinued Operation, Revenue		$ 626,000
Wholly Owned Properties [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Limited Liability Company (LLC) or Limited Partnership (LP), Managing Member or General Partner, Ownership Interest	100.00%
Proceeds from Sale of Real Estate		$ 25,500,000

XML



Organization and Principles of Consolidation Organization and Principles of Consolidation (Details)	6 Months Ended
	Jun. 30, 2011
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Operations Commenced Date	1993
Wholly Owned Properties [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Number of Real Estate Properties	220
Unconsolidated Properties [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Number of Real Estate Properties	147
Parent Company [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Parent Company, Ownership Percentage of Outstanding Common Partnership Units of Operating Partnership	99.80%

XML



Stock-Based Compensation

6 Months Ended

Jun. 30, 2011

Disclosure of Compensation Related Costs, Share-based Payments [Abstract]

Stock-Based Compensation

Stock-Based Compensation

The Company recorded stock-based compensation in general and administrative expenses in the accompanying Consolidated Statements of Operations, the components of which are further described below for the three and six months ended June 30, 2011 and 2010 (in thousands):

		For the three months ended June 30,					For the six months ended June 30,
		2011		2010			2011		2010
Restricted stock	$	2,695		1,713		$	5,391		3,426
Directors' fees paid in common stock		72		57			134		106
Less: Amount capitalized		(258	)	(166	)		(515	)	(333	)
Total	$	2,509		1,604		$	5,010		3,199

The recorded amounts of stock-based compensation expense represent amortization of the grant date fair value of restricted stock awards over the respective vesting periods. Compensation expense specifically identifiable to development and leasing activities is capitalized and included above.

There were no stock options granted during the six months ended June 30, 2011. The Company issues new shares to fulfill option exercises from its authorized shares available. The following table reports stock option activity during the six months ended June 30, 2011:

	Number of Options		Weighted Average Exercise Price	Weighted Average Remaining Contractual Term (in years)		Aggregate Intrinsic Value (in thousands)
Outstanding December 31, 2010	442,880	$	51.85	3.5		(4,255	)
Less: Exercised	12,561		35.61
Less: Forfeited	26,754		51.43
Less: Expired	12,023		60.18
Outstanding June 30, 2011	391,542	$	52.14	3.5	$	(3,200	)
Vested and expected to vest - June 30, 2011	391,542	$	52.14	3.5	$	(3,200	)
Exercisable June 30, 2011	391,542	$	52.14	3.5	$	(3,200	)

The following table presents information regarding non-vested option activity during the six months ended June 30, 2011:

	Non-vested Number of Options		Weighted Average Grant-Date Fair Value
Non-vested at December 31, 2010	2,185	$	8.78
Less: 2011 Vesting	2,185		8.78
Non-vested at June 30, 2011	—	$	—

The following table reports non-vested restricted stock activity during the six months ended June 30, 2011:

	Number of Shares		Intrinsic Value (in thousands)		Weighted Average Grant Price
Non-vested at December 31, 2010	436,559
Add: Time-based awards granted	126,139			$	42.15
Add: Performance-based awards granted	18,246			$	41.54
Add: Market-based awards granted	165,689			$	41.54
Less: Vested and Distributed	171,292			$	43.08
Less: Forfeited	79			$	63.26
Non-vested at June 30, 2011	575,262	$	25,294

The weighted-average grant price for restricted stock granted during the six months ended June 30, 2011 was $41.79. The total intrinsic value of restricted stock vested during the six months ended June 30, 2011 was $7.5 million.

As of June 30, 2011, there was $19.0 million of unrecognized compensation cost related to non-vested restricted stock granted under the Parent Company's Long-term Omnibus Plan. When recognized, this compensation results in additional paid in capital in the accompanying Consolidated Statements of Equity and Comprehensive Income (Loss) of the Parent Company and in general partner preferred and common units in the accompanying Consolidated Statements of Capital and Comprehensive Income (Loss) of the Operating Partnership. This unrecognized compensation cost is expected to be recognized over the next three years, through 2014. The Company issues new restricted stock from its authorized shares available at the date of grant.

XML



Consolidated Statements of Cash Flows (USD $) In Thousands	6 Months Ended
	Jun. 30, 2011	Jun. 30, 2010
Adjustments to reconcile net income to cash provided by operating activities:
Stock-based compensation, net of capitalization	$ 5,010	$ 3,199
Parent Company [Member]
Cash flows from operating activities:
Net income	27,067	31,143
Adjustments to reconcile net income to cash provided by operating activities:
Depreciation and amortization	67,247	62,832
Amortization of deferred loan cost and debt premium	6,140	3,185
Accretion of above and below market lease intangibles, net	(390)	(777)
Stock-based compensation, net of capitalization	5,010	3,199
Equity in loss of investments in real estate partnerships	37	2,110
Net gain on sale of properties	0	(7,350)
Provision for doubtful accounts	2,212	2,361
Distribution of earnings from operations of investments in real estate partnerships	22,872	21,694
Settlement of derivative instruments	0	(26,761)
Loss on derivative instruments	0	922
Deferred compensation expense (income)	1,724	(240)
Realized gain on trading securities in held in trust	(172)	(157)
Unrealized (gain) loss on trading securities in held in trust	(731)	517
Changes in assets and liabilities:
Accounts receivable	5,163	5,418
Straight-line rent receivables, net	(2,526)	(2,365)
Deferred leasing costs	(7,003)	(6,278)
Other assets	(6,833)	4,168
Accounts payable and other liabilities	(17,220)	(8,630)
Tenants' security and escrow deposits	310	(126)
Net cash provided by operating activities	102,907	84,865
Cash flows from investing activities:
Acquisition of operating real estate	(5,415)	0
Development of real estate including acquisition of land	(32,066)	(22,983)
Proceeds from sale of real estate investments	2,067	34,501
Investments in real estate partnerships	(188,132)	(210,021)
Equity Method Investment, Dividends or Distributions	149,357	79,600
Dividends on trading securities held in trust	98	106
Acquisition of trading securities held in trust	(10,274)	(6,601)
Proceeds from sale of trading securities held in trust	8,685	6,653
Net cash used in investing activities	(75,680)	(118,745)
Cash flows from financing activities:
Net proceeds from common stock issuance	215,369	0
Proceeds from sale of treasury stock	2,096	801
Distributions to limited partners in consolidated partnerships, net	(633)	(1,182)
Distributions to exchangeable operating partnership unit holders	(160)	(290)
Distributions to preferred unit holders/partners	(1,862)	(1,862)
Dividends paid to common stockholders	(78,188)	(74,260)
Dividends paid to preferred stockholders	(9,838)	(9,838)
Repayment of fixed rate unsecured notes	(161,691)	0
Proceeds from Issuance of Unsecured Debt	0	148,949
Proceeds from unsecured credit facilities	320,000	110,000
Repayment of unsecured credit facilities	(300,000)	(110,000)
Proceeds from notes payable	1,790	3,378
Repayment of notes payable	(15,560)	(21,188)
Scheduled principal payments	(2,470)	(2,449)
Payments of Loan Costs	(132)	(1,223)
Net cash (used in) provided by financing activities	(31,279)	40,836
Net (decrease) increase in cash and cash equivalents	(4,052)	6,956
Cash and cash equivalents at beginning of the period	22,460	99,477
Cash and cash equivalents at end of the period	18,408	106,433
Supplemental disclosure of cash flow information:
Cash paid for interest (net of capitalized interest of $957 and $3,323 in 2011 and 2010, respectively)	67,052	59,081
Supplemental disclosure of non-cash transactions:
Common stock issued for partnership units exchanged	0	7,311
Real estate received through distribution in kind	46,157	0
Mortgage loans assumed through distribution in kind	27,405	0
Mortgage loans assumed for aquistion of real estate	5,937	0
Real estate received through foreclosure on notes receivable	0	990
Change in fair value of derivative instruments	0	84
Common stock issued for dividend reinvestment plan	562	1,314
Stock-based compensation capitalized	515	333
Contributions from limited partners in consolidated partnerships, net	2,332	98
Common stock issued for dividend reinvestment in trust	323	318
Contribution of stock awards into trust	1,105	1,112
Distribution of stock held in trust	0	51
Partnership Interest [Member]
Cash flows from operating activities:
Net income	27,067	31,143
Adjustments to reconcile net income to cash provided by operating activities:
Depreciation and amortization	67,247	62,832
Amortization of deferred loan cost and debt premium	6,140	3,185
Accretion of above and below market lease intangibles, net	(390)	(777)
Stock-based compensation, net of capitalization	5,010	3,199
Equity in loss of investments in real estate partnerships	37	2,110
Net gain on sale of properties	0	(7,350)
Provision for doubtful accounts	2,212	2,361
Distribution of earnings from operations of investments in real estate partnerships	22,872	21,694
Settlement of derivative instruments	0	(26,761)
Loss on derivative instruments	0	922
Deferred compensation expense (income)	1,724	(240)
Realized gain on trading securities in held in trust	(172)	(157)
Unrealized (gain) loss on trading securities in held in trust	(731)	517
Changes in assets and liabilities:
Accounts receivable	5,163	5,418
Straight-line rent receivables, net	(2,526)	(2,365)
Deferred leasing costs	(7,003)	(6,278)
Other assets	(6,833)	4,168
Accounts payable and other liabilities	(17,220)	(8,630)
Tenants' security and escrow deposits	310	(126)
Net cash provided by operating activities	102,907	84,865
Cash flows from investing activities:
Acquisition of operating real estate	(5,415)	0
Development of real estate including acquisition of land	(32,066)	(22,983)
Proceeds from sale of real estate investments	2,067	34,501
Investments in real estate partnerships	(188,132)	(210,021)
Equity Method Investment, Dividends or Distributions	149,357	79,600
Dividends on trading securities held in trust	98	106
Acquisition of trading securities held in trust	(10,274)	(6,601)
Proceeds from sale of trading securities held in trust	8,685	6,653
Net cash used in investing activities	(75,680)	(118,745)
Cash flows from financing activities:
Net proceeds from common stock issuance	215,369	0
Proceeds from sale of treasury stock	2,096	801
Distributions to limited partners in consolidated partnerships, net	(633)	(1,182)
Distributions to preferred unit holders/partners	(78,348)	(74,550)
Preferred unit distributions	(11,700)	(11,700)
Repayment of fixed rate unsecured notes	(161,691)	0
Proceeds from Issuance of Unsecured Debt	0	148,949
Proceeds from unsecured credit facilities	320,000	110,000
Repayment of unsecured credit facilities	(300,000)	(110,000)
Proceeds from notes payable	1,790	3,378
Repayment of notes payable	(15,560)	(21,188)
Scheduled principal payments	(2,470)	(2,449)
Payments of Loan Costs	(132)	(1,223)
Net cash (used in) provided by financing activities	(31,279)	40,836
Net (decrease) increase in cash and cash equivalents	(4,052)	6,956
Cash and cash equivalents at beginning of the period	22,460	99,477
Cash and cash equivalents at end of the period	18,408	106,433
Supplemental disclosure of cash flow information:
Cash paid for interest (net of capitalized interest of $957 and $3,323 in 2011 and 2010, respectively)	67,052	59,081
Supplemental disclosure of non-cash transactions:
Common stock issued for partnership units exchanged	0	7,311
Real estate received through distribution in kind	46,157	0
Mortgage loans assumed through distribution in kind	27,405	0
Mortgage loans assumed for aquistion of real estate	5,937	0
Real estate received through foreclosure on notes receivable	0	990
Change in fair value of derivative instruments	0	84
Common stock issued for dividend reinvestment plan	562	1,314
Stock-based compensation capitalized	515	333
Contributions from limited partners in consolidated partnerships, net	2,332	98
Common stock issued for dividend reinvestment in trust	323	318
Contribution of stock awards into trust	1,105	1,112
Distribution of stock held in trust	$ 0	$ 51

XML



Earnings per Share and Unit Earnings per Share and Unit (Details) (USD $) In Thousands, except Share data	3 Months Ended		6 Months Ended
	Jun. 30, 2011	Jun. 30, 2010	Jun. 30, 2011	Jun. 30, 2010
Earnings Per Share, Basic, by Common Class, Including Two Class Method [Line Items]
Weighted Average Limited Partnership Units Outstanding, Basic	177,164	256,598	177,164	354,126
Partnership Interest [Member]
Earnings Per Share [Abstract]
Income from continuing operations, including portion attributable to noncontrolling interest	$ 18,937	$ 13,812	$ 27,067	$ 24,348
(Loss) income from Discontinued Operations, Net of Tax, Including Portion Attributable to Noncontrolling Interest	0	(108)	0	6,795
Net income	18,937	13,704	27,067	31,143
Net income attributable to noncontrolling interest	189	79	271	175
Dividends paid on unvested restricted stock	218	178	437	356
Net income attributable to common stockholders	12,680	7,597	14,659	18,912
Add: dividends paid on treasury method restricted stock	(20)	0	(34)	0
Net income for common stockholders - diluted	12,700	7,597	14,693	18,912
Weighted Average Number of Shares Outstanding, Basic	89,251	81,311	86,267	81,306
Incremental shares to be issued under unvested restricted stock	44	0	36	0
Incremental common shares attributable to equity forward agreements	0	1,522	848	1,305
Weighted Average Number of Shares Outstanding, Diluted	89,295	82,833	87,151	82,611
Earnings Per Unit [Abstract]
Income from continuing operations, including portion attributable to noncontrolling interest	18,937	13,812	27,067	24,348
(Loss) income from discontinued operations	0	(108)	0	6,795
Net income	18,937	13,704	27,067	31,143
Preferred unit distributions	5,850	5,850	11,700	11,700
Net income attributable to noncontrolling interest	189	79	271	175
Net income attributable to common unit holders	12,898	7,775	15,096	19,268
Dividends paid on unvested restricted stock	218	178	437	356
Add: dividends paid on treasury method restricted stock	(20)	0	(34)	0
Incremental shares to be issued under unvested restricted stock	44	0	36	0
Incremental common shares attributable to equity forward agreements	0	1,522	848	1,305
Continuing operations	$ 0.14	$ 0.09	$ 0.17	$ 0.15
Discontinued operations	$ 0.00	$ 0.00	$ 0.00	$ 0.08
Net income attributable to common unit holders	$ 0.14	$ 0.09	$ 0.17	$ 0.23
Continuing operations	$ 0.14	$ 0.09	$ 0.17	$ 0.15
Discontinued operations	$ 0.00	$ 0.00	$ 0.00	$ 0.08
Net income attributable to common unit holders	$ 0.14	$ 0.09	$ 0.17	$ 0.23
Parent Company [Member]
Earnings Per Share [Abstract]
Income from continuing operations, including portion attributable to noncontrolling interest	18,937	13,812	27,067	24,348
(Loss) income from Discontinued Operations, Net of Tax, Including Portion Attributable to Noncontrolling Interest	0	(108)	0	6,795
Net income	18,937	13,704	27,067	31,143
Preferred Stock Dividends, Income Statement Impact	4,919	4,919	9,838	9,838
Net income attributable to noncontrolling interest	1,157	1,037	2,183	2,158
Net income attributable to common stockholders	12,861	7,748	15,046	19,147
Dividends paid on unvested restricted stock	218	178	437	356
Net income attributable to common stockholders	12,643	7,570	14,609	18,791
Add: dividends paid on treasury method restricted stock	20	0	34	0
Net income for common stockholders - diluted	12,663	7,570	14,643	18,791
Weighted Average Number of Shares Outstanding, Basic	89,074	81,054	86,090	80,952
Incremental shares to be issued under unvested restricted stock	44	0	36	0
Incremental common shares attributable to equity forward agreements	0	1,522	848	1,305
Weighted Average Number of Shares Outstanding, Diluted	89,118	82,576	86,974	82,257
Income (Loss) from Continuing Operations, Per Basic Share	$ 0.14	$ 0.09	$ 0.17	$ 0.15
Discontinued operations	$ 0.00	$ 0.00	$ 0.00	$ 0.08
Net income attributable to common stockholders	$ 0.14	$ 0.09	$ 0.17	$ 0.23
Continuing operations	$ 0.14	$ 0.09	$ 0.17	$ 0.15
Discontinued operations	$ 0.00	$ 0.00	$ 0.00	$ 0.08
Net income attributable to common stockholders	$ 0.14	$ 0.09	$ 0.17	$ 0.23
Earnings Per Unit [Abstract]
Income from continuing operations, including portion attributable to noncontrolling interest	18,937	13,812	27,067	24,348
(Loss) income from discontinued operations	0	(108)	0	6,795
Net income	18,937	13,704	27,067	31,143
Net income attributable to noncontrolling interest	1,157	1,037	2,183	2,158
Dividends paid on unvested restricted stock	218	178	437	356
Add: dividends paid on treasury method restricted stock	$ 20	$ 0	$ 34	$ 0
Incremental shares to be issued under unvested restricted stock	44	0	36	0
Incremental common shares attributable to equity forward agreements	0	1,522	848	1,305

XML



Notes Payable and Unsecured Line of Credit

6 Months Ended

Jun. 30, 2011

Debt Disclosure [Abstract]

Notes Payable and Unsecured Line of Credit

Notes Payable and Unsecured Line of Credit

The Parent Company does not hold any indebtedness, but guarantees all of the unsecured debt and 8.2% of the secured debt of the Operating Partnership.

Notes Payable

Notes payable consist of mortgage loans secured by properties and unsecured public debt. Mortgage loans may be prepaid, but could be subject to yield maintenance premiums. Mortgage loans are generally due in monthly installments of principal and interest or interest only, and mature over various terms through 2022, whereas, interest on unsecured public debt is payable semi-annually and the debt matures over various terms through 2021. Fixed interest rates on mortgage loans range from 5.22% to 8.40% with a weighted average rate of 6.55%. Fixed interest rates on unsecured public debt range from 4.80% to 7.95% with a weighted average rate of 5.61%. As of June 30, 2011, the Company had two variable rate mortgage loans, one in the amount of $3.9 million with a variable interest rate equal to LIBOR plus 380 basis points maturing on October 1, 2014 and one construction loan with a current balance of $8.9 million with a variable interest rate of LIBOR plus 300 basis points maturing on September 2, 2011. On January 18, 2011, the Company paid the maturing balance of $161.7 million of 7.95% ten-year senior unsecured notes from proceeds from the unsecured line of credit.

The Company is required to comply with certain financial covenants for its unsecured public debt as defined in the indenture agreements such as Consolidated Debt to Consolidated Assets, Consolidated Secured Debt to Consolidated Assets, Consolidated Income for Debt Service to Consolidated Debt Service, and Unencumbered Consolidated Assets to Unsecured Consolidated Debt. As of June 30, 2011, management of the Company believes it is in compliance with all financial covenants for its unsecured public debt.

Unsecured Line of Credit

The Company has a $600.0 million unsecured line of credit (the “Line”) commitment under an agreement with Wells Fargo Bank and a syndicate of other banks that matures in February 2012. The Line has a variable interest rate of LIBOR plus 55 basis points and an annual facility fee of 15 basis points subject to Regency maintaining its corporate credit and senior unsecured ratings at BBB. The balance on the Line was $30.0 million and $10.0 million at June 30, 2011 and December 31, 2010, respectively. The Company has initiated discussions with its lender to enter into a new Line commitment and term, and expects to close on a new commitment prior to February 2012.

The Company is required to comply with certain financial covenants as defined in the Credit Agreement such as Minimum Net Worth, Ratio of Total Liabilities to Gross Asset Value (“GAV”) and Ratio of Recourse Secured Indebtedness to GAV, Ratio of Earnings Before Interest Taxes Depreciation and Amortization (“EBITDA”) to Fixed Charges, and other covenants customary with this type of unsecured financing. As of June 30, 2011, management of the Company believes it is in compliance with all financial covenants for the Line. The proceeds from the Line are used to finance the acquisition and development of real estate and for general working-capital purposes.

The Company previously had a $113.8 million revolving credit facility under an agreement with Wells Fargo Bank and a syndicate of other banks that matured in February 2011. There was no balance outstanding at December 31, 2010 and the Company did not renew this facility when it matured in February 2011.

The Company’s outstanding debt at June 30, 2011 and December 31, 2010 consists of the following (in thousands):

		2011	2010
Notes payable:
Fixed rate mortgage loans	$	417,712	402,151
Variable rate mortgage loans		12,767	11,189
Fixed rate unsecured loans		1,509,666	1,671,129
Total notes payable		1,940,145	2,084,469
Unsecured line of credit		30,000	10,000
Total	$	1,970,145	2,094,469

As of June 30, 2011, scheduled principal payments and maturities on notes payable were as follows (in thousands):

Scheduled Principal Payments and Maturities by Year:		Scheduled Principal Payments	Mortgage Loan Maturities	Unsecured Maturities (1)		Total
2011	$	2,825	8,850	20,000		31,675
2012		5,836	—	222,377		228,213
2013		5,763	16,342	—		22,105
2014		5,174	20,928	150,000		176,102
2015		3,783	46,313	350,000		400,096
Beyond 5 Years		11,398	302,238	800,000		1,113,636
Unamortized debt (discounts)/premiums, net		—	1,029	(2,711	)	(1,682	)
Total	$	34,779	395,700	1,539,666		1,970,145

⁽¹⁾ Includes unsecured public debt and the Line. The Line is included in 2012 maturities and matures in February 2012.

XML



Earnings per Share and Unit

6 Months Ended

Jun. 30, 2011

Earnings per Share and Unit [Abstract]

Earnings per Share and Unit

Earnings per Share and Unit

Parent Company Earnings per Share

The following summarizes the calculation of basic and diluted earnings per share for the periods ended June 30, 2011 and 2010, respectively (in thousands except per share data):

		Three months ended			Six months ended
		2011	2010		2011	2010
Numerator:
Income from continuing operations	$	18,937	13,812		27,067	24,348
Discontinued operations		—	(108	)	—	6,795
Net income		18,937	13,704		27,067	31,143
Less: Preferred stock dividends		4,919	4,919		9,838	9,838
Less: Noncontrolling interests		1,157	1,037		2,183	2,158
Net income attributable to common stockholders		12,861	7,748		15,046	19,147
Less: Dividends paid on unvested restricted stock		218	178		437	356
Net income attributable to common stockholders - basic	$	12,643	7,570		14,609	18,791
Add: Dividends paid on Treasury Method restricted stock		20	—		34	—
Net income for common stockholders - diluted	$	12,663	7,570		14,643	18,791
Denominator:
Weighted average common shares outstanding for basic EPS		89,074	81,054		86,090	80,952
Incremental shares to be issued under unvested restricted stock		44	—		36	—
Incremental shares under Forward Equity Offering		—	1,522		848	1,305
Weighted average common shares outstanding for diluted EPS		89,118	82,576		86,974	82,257
Income per common share – basic
Continuing operations	$	0.14	0.09		0.17	0.15
Discontinued operations		—	—		—	0.08
Net income attributable to common stockholders	$	0.14	0.09		0.17	0.23
Income per common share – diluted
Continuing operations	$	0.14	0.09		0.17	0.15
Discontinued operations		—	—		—	0.08
Net income attributable to common stockholders	$	0.14	0.09		0.17	0.23

Income (Loss) allocated to noncontrolling interests of the Operating Partnership has been excluded from the numerator and Exchangeable Operating Partnership units have been omitted from the denominator for the purpose of computing diluted earnings per share since the effect of including these amounts in the numerator and denominator would have no impact. Weighted average Exchangeable Operating Partnership units outstanding for the three months ended June 30, 2011 and 2010 were 177,164 and 256,598, respectively. Weighted average Exchangeable Operating Partnership units outstanding for the six months ended June 30, 2011 and 2010 were 177,164 and 354,126, respectively.

Operating Partnership Earnings per Unit

The following summarizes the calculation of basic and diluted earnings per unit for the periods ended June 30, 2011 and 2010, respectively (in thousands except per unit data):

		Three months ended			Six months ended
		2011	2010		2011	2010
Numerator:
Income from continuing operations	$	18,937	13,812		27,067	24,348
Discontinued operations		—	(108	)	—	6,795
Net income		18,937	13,704		27,067	31,143
Less: Preferred unit distributions		5,850	5,850		11,700	11,700
Less: Noncontrolling interests		189	79		271	175
Net income attributable to common unit holders		12,898	7,775		15,096	19,268
Less: Dividends paid on unvested restricted stock		218	178		437	356
Net income attributable to common unit holders - basic	$	12,680	7,597		14,659	18,912
Add: Dividends paid on Treasury Method restricted stock		20	—		34	—
Net income for common unit holders - diluted	$	12,700	7,597		14,693	18,912
Denominator:
Weighted average common units outstanding for basic EPU		89,251	81,311		86,267	81,306
Incremental units to be issued under unvested restricted stock		44	—		36	—
Incremental units under Forward Equity Offering		—	1,522		848	1,305
Weighted average common units outstanding for diluted EPU		89,295	82,833		87,151	82,611
Income per common unit – basic
Continuing operations	$	0.14	0.09		0.17	0.15
Discontinued operations		—	—		—	0.08
Net income attributable to common unit holders	$	0.14	0.09		0.17	0.23
Income per common unit – diluted
Continuing operations	$	0.14	0.09		0.17	0.15
Discontinued operations		—	—		—	0.08
Net income attributable to common unit holders	$	0.14	0.09		0.17	0.23

XML



Fair Value Measurements

6 Months Ended

Jun. 30, 2011

Fair Value Disclosures [Abstract]

Fair Value Measurements

Fair Value Measurements

Trading Securities Held in Trust

The Company has investments in marketable securities that are classified as trading securities held in trust on the accompanying Consolidated Balance Sheets. The fair value of the trading securities held in trust was determined using Level 1 quoted prices in active markets. The fair value of the trading securities held in trust was $23.3 million and $20.9 million at June 30, 2011 and December 31, 2010, respectively.

Notes Payable

The fair value of the Company's notes payable are estimated based on the current rates available to the Company for debt of the same terms and remaining maturities. Fixed rate loans assumed in connection with real estate acquisitions are recorded in the accompanying consolidated financial statements at fair value at the time the property is acquired including those loans assumed in distribution-in-kind liquidations. Each of these fair value measurements fall within Level 3 of the fair value hierarchy. Based on the estimates used by the Company, the fair value of notes payable was $2.2 billion at both June 30, 2011 and December 31, 2010.

XML



Equity and Capital, Repayment of Debt (Details) (Unsecured Debt [Member], USD $) In Thousands	3 Months Ended	6 Months Ended
	Mar. 31, 2011	Jun. 30, 2011
Unsecured Debt [Member]
Extinguishment of Debt [Line Items]
Repayments of Unsecured Debt		$ 161,700
Debt Instrument, Maturity Date	Jan. 31, 2011	Jan. 18, 2011

XML



Income Taxes

6 Months Ended

Jun. 30, 2011

Income Tax Disclosure [Abstract]

Income Taxes

Income Taxes

Income tax expense (benefit) is included in other expenses in the accompanying Consolidated Statements of Operations and consists of the following for the three and six months ended June 30, 2011 and 2010 (in thousands):

		For the three months ended June 30,			For the six months ended June 30,
		2011	2010		2011		2010
Income tax expense (benefit) from:
Continuing operations	$	217	74	$	(1,597	)	81
Discontinued operations		—	2		—		20
Total income tax expense (benefit)	$	217	76	$	(1,597	)	101

XML



Consolidated Statement of Equity and Comprehensive Income (Loss) (USD $) In Thousands	Parent Company [Member]	Parent Company [Member] Preferred Stock [Member]	Parent Company [Member] Common Stock [Member]	Parent Company [Member] Treasury Stock [Member]	Parent Company [Member] Additional Paid-in Capital [Member]	Parent Company [Member] Accumulated Other Comprehensive Income (Loss) [Member]	Parent Company [Member] Accumulated Distributions in Excess of Net Income [Member]	Parent Company [Member] Total Stockholders' Equity [Member]	Parent Company [Member] Noncontrolling Interests Preferred Units [Member]	Parent Company [Member] Noncontrolling Interest Exchangeable Operating Partnership Units [Member]	Parent Company [Member] Noncontrolling Interests in Limited Partners' Interest in Consolidated Partnerships [Member]	Parent Company [Member] Total Noncontrolling Interests [Member]	Partnership Interest [Member]	Partnership Interest [Member] Accumulated Other Comprehensive Income (Loss) [Member]	Partnership Interest [Member] Noncontrolling Interests in Limited Partners' Interest in Consolidated Partnerships [Member]	Partnership Interest [Member] Preferred Units, Class [Domain]	Partnership Interest [Member] General Partner [Member]	Partnership Interest [Member] Limited Partners' Capital Account, Class [Domain]	Partnership Interest [Member] Partners Capital Total [Member]
Beginning balance at Dec. 31, 2009	$ 1,930,606	$ 275,000	$ 815	$ (16,509)	$ 2,024,883	$ (49,973)	$ (371,837)	$ 1,862,379	$ 49,158	$ 7,321	$ 11,748	$ 68,227	$ 1,930,606	$ (49,973)	$ 11,748	$ 49,158	$ 1,912,352	$ 7,321	$ 1,918,858
Comprehensive Income:
Net income	31,143	0	0	0	0	0	28,985	28,985	1,862	121	175	2,158	31,143	0	175	1,862	28,985	121	30,968
Amortization of loss on derivative instruments	(1,756)	0	0	0	0	(1,752)	0	(1,752)	0	(4)	0	(4)	(1,756)	(1,752)	0	0	0	(4)	(1,756)
Change In Fair Value Of Derivative Instruments Net Of Settlement	(25,789)	0	0	0	0	(25,729)	0	(25,729)	0	(60)	0	(60)	(25,789)	(25,729)	0	0	0	(60)	(25,789)
Total comprehensive income	7,110							5,008				2,102	7,110						6,935
Deferred compensation plan, net	(111)	0	0	(314)	203	0	0	(111)	0	0	0	0	111	0	0	0	111	0	111
Restricted stock issued, net of amortization	3,426	0	0	0	3,426	0	0	3,426	0	0	0	0
Common stock redeemed for taxes withheld for stock based compensation, net	(1,404)	0	0	0	(1,404)	0	0	(1,404)	0	0	0	0
Common stock issued for dividend reinvestment plan	1,314	0	1	0	1,313	0	0	1,314	0	0	0	0
Common stock issued for partnership units exchanged	7,311												7,311
Common stock issued for stock offerings, net of issuance costs	0	0	3	0	7,308	0	0	7,311	0	(7,311)	0	(7,311)
Contributions from partners	128	0	0	0	0	0	0	0	0	0	128	128	128	0	128	0	0	0	0
Distributions to partners	(1,212)	0	0	0	0	0	0	0	0	0	(1,212)	(1,212)	(77,076)	0	(1,212)	0	(75,574)	(290)	(75,864)
Preferred unit distributions													(11,700)	0	0	(1,862)	(9,838)	0	(11,700)
Restricted stock issued by Parent Company, net of amortization													3,426	0	0	0	3,426	0	3,426
Common units issued as a result of common stock issued by Parent Company, net of repurchases													(90)	0	0	0	(90)	0	(90)
Common units exchanged for common stock of Parent Company													0	0	0	0	7,311	(7,311)	0
Cash dividends declared:
Preferred stock/unit	(11,700)	0	0	0	0	0	(9,838)	(9,838)	(1,862)	0	0	(1,862)
Common stock/unit ($.925 per share)	(75,864)	0	0	0	0	0	(75,574)	(75,574)	0	(290)	0	(290)
Ending Balance at Jun. 30, 2010	1,852,293	275,000	819	(16,823)	2,035,729	(73,950)	(428,264)	1,792,511	49,158	(215)	10,839	59,782	1,852,293	(73,950)	10,839	49,158	1,866,461	(215)	1,841,454
Beginning balance at Mar. 31, 2010
Comprehensive Income:
Net income	13,704												13,704
Preferred unit distributions													(5,850)
Ending Balance at Jun. 30, 2010	1,852,293												1,852,293
Beginning balance at Dec. 31, 2010	1,744,402	275,000	819	(16,175)	2,039,612	(80,885)	(533,194)	1,685,177	49,158	(762)	10,829	59,225	1,744,402	(80,885)	10,829	49,158	1,766,062	(762)	1,733,573
Comprehensive Income:
Net income	27,067	0	0	0	0	0	24,884	24,884	1,862	50	271	2,183	27,067	0	271	1,862	24,884	50	26,796
Amortization of loss on derivative instruments	(4,733)	0	0	0	0	(4,723)	0	(4,723)	0	(10)	0	(10)	4,733	4,723	0	0	0	10	4,733
Total comprehensive income	31,800							29,607				2,193	31,800						31,529
Deferred compensation plan, net	1,905	0	0	1,190	715	0	0	1,905	0	0	0	0	(1,905)	0	0	0	(1,905)	0	(1,905)
Restricted stock issued, net of amortization	5,391	0	0	0	5,391	0	0	5,391	0	0	0	0
Common stock redeemed for taxes withheld for stock based compensation, net	(1,824)	0	0	0	(1,824)	0	0	(1,824)	0	0	0	0
Common stock issued for dividend reinvestment plan	562	0	0	0	562	0	0	562	0	0	0	0
Common stock issued for partnership units exchanged	0												0
Common stock issued for stock offerings, net of issuance costs	215,369	0	80	0	215,289	0	0	215,369	0	0	0	0
Contributions from partners	2,509	0	0	0	0	0	0	0	0	0	2,509	2,509	2,509	0	2,509	0	0	0	0
Distributions to partners	(810)	0	0	0	0	0	0	0	0	0	(810)	(810)	(79,720)	0	(810)	0	(78,750)	(160)	(78,910)
Preferred unit distributions													(11,700)	0	0	(1,862)	(9,838)	0	(11,700)
Restricted stock issued by Parent Company, net of amortization													5,391	0	0	0	5,391	0	5,391
Common units issued as a result of common stock issued by Parent Company, net of repurchases													214,107	0	0	0	214,107	0	214,107
Cash dividends declared:
Preferred stock/unit	(11,700)	0	0	0	0	0	(9,838)	(9,838)	(1,862)	0	0	(1,862)
Common stock/unit ($.925 per share)	(78,910)	0	0	0	0	0	(78,750)	(78,750)	0	(160)	0	(160)
Ending Balance at Jun. 30, 2011	1,908,694	275,000	899	(14,985)	2,259,745	(76,162)	(596,898)	1,847,599	49,158	(862)	12,799	61,095	1,908,694	(76,162)	12,799	49,158	1,923,761	(862)	1,895,895
Beginning balance at Mar. 31, 2011
Comprehensive Income:
Net income	18,937												18,937
Preferred unit distributions													(5,850)
Ending Balance at Jun. 30, 2011	$ 1,908,694												$ 1,908,694

XML



Consolidated Statements of Cash Flows (Parenthetical) (USD $) In Thousands	6 Months Ended
	Jun. 30, 2011	Jun. 30, 2010
Parent Company [Member]
Capitalized interest	$ 957	$ 3,323
Partnership Interest [Member]
Capitalized interest	$ 957	$ 3,323

XML



Equity and Capital, Forward Equity Offering (Details) (USD $) In Millions, except Share data in Thousands	6 Months Ended
	Jun. 30, 2011
Forward Contract Indexed to Issuer's Equity [Line Items]
Proceeds from Issuance or Sale of Equity	$ 215.4
Parent Company [Member]
Forward Contract Indexed to Issuer's Equity [Line Items]
Forward Contract Indexed to Issuer's Equity, Settlement Date or Dates	Mar. 09, 2011
Forward Contract Indexed to Issuer's Equity, Aggregate Shares Delivered	8,000

XML



Orgainization and Principles of Consolidation

6 Months Ended

Jun. 30, 2011

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Organization, Consolidation and Presentation of Financial Statements Disclosure [Text Block]

Organization and Principles of Consolidation

General

Regency Centers Corporation (the “Parent Company”) began its operations as a Real Estate Investment Trust (“REIT”) in 1993 and is the managing general partner of Regency Centers, L.P. (the “Operating Partnership”). The Parent Company currently owns approximately 99.8% of the outstanding common Partnership Units of the Operating Partnership. The Parent Company engages in the ownership, management, leasing, acquisition, and development of retail shopping centers through the Operating Partnership, and has no other assets or liabilities other than through its investment in the Operating Partnership. At June 30, 2011, the Parent Company, the Operating Partnership and their controlled subsidiaries on a consolidated basis (“the Company” or “Regency”) directly owned 220 retail shopping centers and held partial interests in an additional 147 retail shopping centers through investments in real estate partnerships (also referred to as joint ventures or co-investment partnerships).

Estimates, Risks, and Uncertainties

The preparation of financial statements in conformity with U.S. Generally Accepted Accounting Principles (“GAAP”) requires the Company's management to make estimates and assumptions that affect the reported amounts of assets and liabilities, and disclosure of contingent assets and liabilities, at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates. The most significant estimates in the Company's financial statements relate to the carrying values of its investments in real estate including its shopping centers, properties in development and its investments in real estate partnerships, accounts receivable, net, and derivative instruments. Although the U.S. economy is recovering, economic conditions remain challenging, and therefore, it is possible that the estimates and assumptions that have been utilized in the preparation of the consolidated financial statements could change significantly, if economic conditions were to weaken.

Consolidation

The accompanying consolidated financial statements include the accounts of the Parent Company, the Operating Partnership, its wholly-owned subsidiaries, and consolidated partnerships in which the Company has a controlling interest. Investments in real estate partnerships not controlled by the Company are accounted for under the equity method. All significant inter-company balances and transactions are eliminated in the consolidated financial statements.

XML



Income Taxes Income Taxes (Details) (USD $) In Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2011	Jun. 30, 2010	Jun. 30, 2011	Jun. 30, 2010
Income Tax Disclosure [Abstract]
Continuing Operations, Tax Effect of Continuing Operations	$ 217	$ 74	$ (1,597)	$ 81
Discontinued Operation, Tax Effect of Discontinued Operation	0	2	0	20
Total Income Tax Expense (Benefit)	$ 217	$ 76	$ (1,597)	$ 101

XML



Stock-Based Compensation Stock-Based Compensation (Details) (USD $)	3 Months Ended		6 Months Ended
	Jun. 30, 2011 years	Jun. 30, 2010	Jun. 30, 2011 years	Jun. 30, 2010	Dec. 31, 2010
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Directors' Fees in Stock-Based Compensation	$ (258,000)	$ (166,000)	$ (515,000)	$ (333,000)
Total Stock-Based Compensation	2,509,000	1,604,000	5,010,000	3,199,000
Share-based Compensation Arrangement by Share-based Payment Award, Options, Outstanding [Roll Forward]
Stock Options, Outstanding, Beginning Balance	391,542		391,542		442,880
Stock Options, Exercised			12,561
Stock Options, Forfeited			26,754
Stock Options, Expired			12,023
Stock Options, Outstanding, Ending Balance	391,542		391,542		442,880
Share-based Compensation Arrangement by Share-based Payment Award, Options, Additional Disclosures [Abstract]
Stock Options, Vested and Expected to Vest	391,542		391,542
Stock Options, Exercisable	391,542		391,542
Stock Options, Outstanding, Weighted Average Exercise Price, Beginning Balance			$ 51.85
Stock Options, Exercised, Weighted Average Exercise Price	$ 35.61		$ 35.61
Stock Options, Forfeited, Weighted Average Exercise Price	$ 51.43		$ 51.43
Stock Options, Expired, Weighted Average Exercise Price			$ 60.18
Stock Options, Outstanding, Weighted Average Exercise Price, Ending Balance	$ 52.14		$ 52.14
Stock Options, Vested and Expected to Vest, Weighted Average Exercise Price	$ 52.14		$ 52.14
Stock Options, Exercisable, Weighted Average Exercise Price	$ 52.14		$ 52.14
Stock Options, Outstanding, Weighted Average Remaining Contractual Term in Years, Beginning Balance			3.5
Stock Options, Outstanding, Weighted Average Remaining Contractual Term in Years, Ending Balance	3.5		3.5
Stock Options, Vested and Expected to Vest, Weighted Average Remaining Contractual Term in Years			3.5
Stock Options, Exercisable, Weighted Average Remaining Contractual Term in Years			3.5
Stock Options, Outstanding, Aggregate Intrinsic Value, Beginning Balance			(4,255,000)
Stock Options, Outstanding, Aggregate Intrinsic Value, Ending Balance	(3,200,000)		(3,200,000)
Stock Options, Vested and Expected to Vest, Aggregate Intrinsic Value	(3,200,000)		(3,200,000)
Stock Options, Exercisable, Aggregate Intrinsic Value	(3,200,000)		(3,200,000)
Stock Options, Non-Vested, Outstanding, Beginning Balance			2,185
Stock Options, Vested			2,185
Stock Options, Non-Vested, Outstanding, Ending Balance	0		0
Non-Vested Stock Options, Weighted Average Grant Date Fair Value, Beginning			$ 8.78
Non-Vested Stock Options, Weighted Average Grant Date Fair Value, Ending	$ 0.00		$ 0.00
Stock Options Vested, Weighted Average Grant Date Fair Value			$ 8.78
Director [Member]
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Restricted Stock in Stock-Based Compensation	72,000	57,000	134,000	106,000
Parent Company [Member]
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Total Stock-Based Compensation			5,010,000	3,199,000
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Additional Disclosures [Abstract]
Restricted Stock, Non-Vested, Unrecognized Compensation Cost	19,000,000		19,000,000
Partnership Interest [Member]
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Total Stock-Based Compensation			5,010,000	3,199,000
Restricted Stock [Member]
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Restricted Stock in Stock-Based Compensation	2,695,000	1,713,000	5,391,000	3,426,000
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested [Roll Forward]
Restricted Stock, Non-Vested, Shares Outstanding, Beginning Balance			436,559
Restricted Stock, Shares Vested and Distributed			171,292
Restricted Stock, Shares Forfeited			79
Restricted Stock, Non-Vested, Shares Outstanding, Ending Balance	575,262		575,262
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Additional Disclosures [Abstract]
Restricted Stock, Non-Vested, Intrinsic Value	25,294,000		25,294,000
Restricted Stock, Shares Vested and Distributed, Weighted Average Grant Price			$ 43.08
Restricted Stock, Shares Forfeited, Weighted Average Grant Price	$ 63.26		$ 63.26
Restricted Stock, Shares Granted, Total Weighted Average Grant Price	$ 41.79		$ 41.79
Restricted Stock, Vested, Intrinsic Value	$ 7,500,000		$ 7,500,000
Time Based Awards Granted [Member]
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested [Roll Forward]
Restricted Stock, Shares Granted			126,139
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Additional Disclosures [Abstract]
Restricted Stock, Shares Granted, Weighted Average Grant Price			$ 42.15
Performance Based Awards Granted [Member]
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested [Roll Forward]
Restricted Stock, Shares Granted			18,246
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Additional Disclosures [Abstract]
Restricted Stock, Shares Granted, Weighted Average Grant Price			$ 41.54
Market Based Awards Granted [Member]
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested [Roll Forward]
Restricted Stock, Shares Granted			165,689
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Additional Disclosures [Abstract]
Restricted Stock, Shares Granted, Weighted Average Grant Price			$ 41.54

XML



Fair Value Measurements (Details) (USD $)	Jun. 30, 2011	Dec. 31, 2010
Parent Company [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Trading Securities Held in Trust, Fair Value	$ 23,285,000	$ 20,891,000
Fair Value, Measurements, Recurring [Member] | Fair Value, Inputs, Level 1 [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Trading Securities Held in Trust, Fair Value	23,285,000	20,891,000
Fair Value, Inputs, Level 3 [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Notes Payable, Fair Value Disclosure	$ 2,200,000,000	$ 2,200,000,000

XML



Non-Qualified Deferred Compensation Plan

6 Months Ended

Jun. 30, 2011

Non Qualified Deferred Compensation Plan [Abstract]

Compensation and Employee Benefit Plans [Text Block]

Non-Qualified Deferred Compensation Plan

The Company maintains a non-qualified deferred compensation plan (“NQDCP”). This plan allows select employees and directors to defer part or all of their salary, cash bonus, and restricted stock awards. Restricted stock awards that are designated to be deferred into the NQDCP upon vesting are classified as liabilities from the grant date through the vesting date. All contributions into the participants' accounts are fully vested upon contribution to the NQDCP and are deposited in a Rabbi trust. The Company accounts for the NQDCP in accordance with Financial Accounting Standards Board ("FASB") Accounting Standards Codification ("ASC") Topic 710 and the restricted stock awards under Topic 718. The assets in the Rabbi trust remain subject to the claims of creditors of the Company and are not the property of the participant. The NQDCP allows participants to allocate their account balance among various investments, including several mutual funds and the Company's common stock. The assets of the Rabbi trust, exclusive of the shares of the Company's common stock, are classified as trading securities on the accompanying Consolidated Balance Sheets, and accordingly, realized and unrealized gains and losses are recognized within income from deferred compensation plan in the accompanying Consolidated Statements of Operations. Investments in shares of the Company's common stock are included, at cost, as treasury stock in the accompanying Consolidated Balance Sheets of the Parent Company and as a reduction of general partner capital in the accompanying Consolidated Balance Sheets of the Operating Partnership. The participants' deferred compensation liability is included within accounts payable and other liabilities in the accompanying Consolidated Balance Sheets and was $37.3 million and $35.0 million at June 30, 2011 and December 31, 2010, respectively. Increases or decreases in the deferred compensation liability, including amounts attributable to participant investments in the shares of the Company's common stock, are recorded as general and administrative expense within the accompanying Consolidated Statements of Operations.

Effective June 20, 2011, the Company amended its NQDCP such that participant account balances held in the Regency common stock fund including future deferrals of Regency common stock must remain allocated to the Regency common stock fund and may only be distributed to the participant in the form of Regency common stock upon termination from the plan.  Additionally, participant account balances allocated to various diversified mutual funds are now prohibited from being allocated into the Regency common stock fund.  As a result, changes in participant account balances related to the Regency common stock fund will be recorded directly within stockholders' equity rather than general and administrative expense.

XML



Real Estate Investments

6 Months Ended

Jun. 30, 2011

Real Estate [Abstract]

Real Estate Investments

Real Estate Investments

On June 2, 2011, the Company acquired a shopping center for a purchase price of $11.0 million which included the assumption of $5.9 million in debt, recorded net of an approximately $310,000 debt premium. Acquired lease intangible assets and acquired lease intangible liabilities of $1.7 million and $2.6 million, respectively, were recorded for this acquisition.

On May 4, 2011, the Company entered into an agreement with the DESCO Group ("DESCO") to redeem its entire 16.35% interest in Macquarie CountryWide-Regency-DESCO, LLC ("MCWR-DESCO"). The agreement allowed for a distribution-in-kind ("DIK") of the assets in the co-investment partnership. The assets were distributed as 100% ownership interests to DESCO and to Regency after a selection process, as provided for by the agreement. Regency selected four assets, all in the St. Louis market. The properties which the Company received through the DIK were recorded at the carrying value of the Company's equity investment of $18.8 million. Additionally, as part of the agreement, Regency received a $5.0 million disposition fee at closing on May 4, 2011 to buyout its asset, property, and leasing management contracts, and will receive $1.0 million for transition services it will continue to provide through 2011, of which approximately $250,000 has been recognized. At December 31, 2010, MCWR-DESCO owned 32 shopping centers, had total assets of $366.8 million and recorded a net loss of $4.9 million for the year ended and the Company's share of its total assets and net loss was $60.0 million and approximately $817,000, respectively.

XML



Income Taxes Income Taxes (Tables)

6 Months Ended

Jun. 30, 2011

Income Tax Disclosure [Abstract]

Components of Income Tax Expense (Benefit) [Table Text Block]

Income tax expense (benefit) is included in other expenses in the accompanying Consolidated Statements of Operations and consists of the following for the three and six months ended June 30, 2011 and 2010 (in thousands):

		For the three months ended June 30,			For the six months ended June 30,
		2011	2010		2011		2010
Income tax expense (benefit) from:
Continuing operations	$	217	74	$	(1,597	)	81
Discontinued operations		—	2		—		20
Total income tax expense (benefit)	$	217	76	$	(1,597	)	101

XML



Notes Payable and Unsecured Line of Credit Notes Payable and Unsecured Line of Credit (Details) (USD $)			6 Months Ended			6 Months Ended												6 Months Ended		3 Months Ended	6 Months Ended		6 Months Ended				3 Months Ended	6 Months Ended		3 Months Ended		6 Months Ended
	Jun. 30, 2011	Dec. 31, 2010	Jun. 30, 2011 Partnership Interest [Member]	Jun. 30, 2010 Partnership Interest [Member]	Dec. 31, 2010 Partnership Interest [Member]	Jun. 30, 2011 Partnership Interest [Member] Secured Debt [Member]	Jun. 30, 2011 Parent Company [Member]	Jun. 30, 2010 Parent Company [Member]	Dec. 31, 2010 Parent Company [Member]	Jun. 30, 2011 Scheduled Principal Payments [Member]	Jun. 30, 2011 Mortgage Loan Maturities [Member]	Jun. 30, 2011 Unsecured Maturities [Member]		Jun. 30, 2011 Notes Payable to Banks [Member]	Dec. 31, 2010 Notes Payable to Banks [Member]	Jun. 30, 2011 Fixed Rate Unsecured Loans [Member]	Dec. 31, 2010 Fixed Rate Unsecured Loans [Member]	Jun. 30, 2011 Fixed Rate Mortgage Loans [Member]	Dec. 31, 2010 Fixed Rate Mortgage Loans [Member]	Mar. 31, 2011 Unsecured Debt [Member]	Jun. 30, 2011 Unsecured Debt [Member]	Dec. 31, 2010 Unsecured Debt [Member]	Jun. 30, 2011 Unsecured Debt [Member] General Loan [Member]	Jun. 30, 2011 Unsecured Debt [Member] Construction Loans [Member]	Jun. 30, 2011 Secured Debt [Member]	Dec. 31, 2010 Line of Credit [Member]	Jun. 30, 2011 Line of Credit [Member] Line of Credit Facility - Unsecured [Member]	Jun. 30, 2011 Line of Credit [Member] Line of Credit Facility - Unsecured [Member]	Dec. 31, 2010 Line of Credit [Member] Line of Credit Facility - Unsecured [Member]	Mar. 31, 2011 Line of Credit [Member] Line of Credit Facility - Revolving [Member]	Feb. 28, 2011 Line of Credit [Member] Line of Credit Facility - Revolving [Member]	Jun. 30, 2011 Variable Income Interest Rate [Member] Construction Loans [Member]
Debt Instrument [Line Items]
Secured Debt, Percent Guaranteed by Parent Company						.0817
Debt Instrument, Maturity Date Range, End																					2021				2022
Debt Instrument, Interest Rate, Stated Percentage Rate Range, Minimum																		5.22%			4.80%
Debt Instrument, Interest Rate, Stated Percentage Rate Range, Maximum																		8.40%			7.95%
Debt, Weighted Average Interest Rate																		6.55%			5.61%
Mortgage Loans on Real Estate, Carrying Amount of Mortgages																							$ 3,900,000	$ 8,900,000
Debt Instrument, Interest Rate Terms																					7.95% ten-year senior		variable interest rate equal to LIBOR plus 380 basis points									variable interest rate of LIBOR plus 300 basis points
Debt Instrument, Maturity Date																				Jan. 31, 2011	Jan. 18, 2011		Oct. 01, 2014	Sep. 02, 2011
Repayments of Unsecured Debt			161,691,000	0			161,691,000	0													161,700,000
Line of Credit Facility, Unsecured, Annual Facility Fee																												annual facility fee of 15 basis points
Line of Credit Facility, Unsecured, Interest Rate Description																											variable interest rate of LIBOR plus 55 basis points
Line of Credit Facility, Revolving, Maximum Borrowing Capacity																											600,000,000	600,000,000			113,800,000
Line of Credit Facility, Revolving, Expiration Date																												February 2012		February 2011
Long-term Debt, Amount Outstanding	1,970,145,000	2,094,469,000								34,779,000	395,700,000	1,539,666,000	[1]	1,940,145,000	2,084,469,000	1,509,666,000	1,671,129,000	417,712,000	402,151,000		12,767,000	11,189,000
Unsecured Line of Credit, Amount Outstanding			30,000,000		10,000,000		30,000,000		10,000,000																	0	30,000,000	30,000,000	10,000,000
Maturities of Long-term Debt [Abstract]
2011	31,675,000									2,825,000	8,850,000	20,000,000	[1]
2012	228,213,000									5,836,000	0	222,377,000	[1]
2013	22,105,000									5,763,000	16,342,000	0	[1]
2014	176,102,000									5,174,000	20,928,000	150,000,000	[1]
2015	400,096,000									3,783,000	46,313,000	350,000,000	[1]
Beyond 5 Years	1,113,636,000									11,398,000	302,238,000	800,000,000	[1]
Unamortized debt discounts (premiums)	$ (1,682,000)									$ 0	$ 1,029,000	$ (2,711,000)	[1]

[1] Includes unsecured public debt and the Line. The Line is included in 2012 maturities and matures in February 2012.

XML



Consolidated Statements of Operations (Parenthetical) (USD $) In Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2011	Jun. 30, 2010	Jun. 30, 2011	Jun. 30, 2010
Parent Company [Member]
Interest income	$ 587	$ 640	$ 1,188	$ 1,315
Partnership Interest [Member]
Interest income	$ 587	$ 640	$ 1,188	$ 1,315

XML



Notes Payable and Unsecured Line of Credit Notes Payable and Unsecured Line of Credit (Tables)

6 Months Ended

Jun. 30, 2011

Debt Disclosure [Abstract]

Schedule of Long-term Debt Instruments [Table Text Block]

The Company’s outstanding debt at June 30, 2011 and December 31, 2010 consists of the following (in thousands):

		2011	2010
Notes payable:
Fixed rate mortgage loans	$	417,712	402,151
Variable rate mortgage loans		12,767	11,189
Fixed rate unsecured loans		1,509,666	1,671,129
Total notes payable		1,940,145	2,084,469
Unsecured line of credit		30,000	10,000
Total	$	1,970,145	2,094,469

Schedule of Maturities of Long-term Debt [Table Text Block]

As of June 30, 2011, scheduled principal payments and maturities on notes payable were as follows (in thousands):

Scheduled Principal Payments and Maturities by Year:		Scheduled Principal Payments	Mortgage Loan Maturities	Unsecured Maturities (1)		Total
2011	$	2,825	8,850	20,000		31,675
2012		5,836	—	222,377		228,213
2013		5,763	16,342	—		22,105
2014		5,174	20,928	150,000		176,102
2015		3,783	46,313	350,000		400,096
Beyond 5 Years		11,398	302,238	800,000		1,113,636
Unamortized debt (discounts)/premiums, net		—	1,029	(2,711	)	(1,682	)
Total	$	34,779	395,700	1,539,666		1,970,145

⁽¹⁾ Includes unsecured public debt and the Line. The Line is included in 2012 maturities and matures in February 2012.

XML



Earnings per Share and Unit Earnings per Share and Unit (Tables)

6 Months Ended

Jun. 30, 2011

Earnings per Share and Unit [Abstract]

Schedule of Earnings Per Share, Basic and Diluted [Table Text Block]

Parent Company Earnings per Share

The following summarizes the calculation of basic and diluted earnings per share for the periods ended June 30, 2011 and 2010, respectively (in thousands except per share data):

		Three months ended			Six months ended
		2011	2010		2011	2010
Numerator:
Income from continuing operations	$	18,937	13,812		27,067	24,348
Discontinued operations		—	(108	)	—	6,795
Net income		18,937	13,704		27,067	31,143
Less: Preferred stock dividends		4,919	4,919		9,838	9,838
Less: Noncontrolling interests		1,157	1,037		2,183	2,158
Net income attributable to common stockholders		12,861	7,748		15,046	19,147
Less: Dividends paid on unvested restricted stock		218	178		437	356
Net income attributable to common stockholders - basic	$	12,643	7,570		14,609	18,791
Add: Dividends paid on Treasury Method restricted stock		20	—		34	—
Net income for common stockholders - diluted	$	12,663	7,570		14,643	18,791
Denominator:
Weighted average common shares outstanding for basic EPS		89,074	81,054		86,090	80,952
Incremental shares to be issued under unvested restricted stock		44	—		36	—
Incremental shares under Forward Equity Offering		—	1,522		848	1,305
Weighted average common shares outstanding for diluted EPS		89,118	82,576		86,974	82,257
Income per common share – basic
Continuing operations	$	0.14	0.09		0.17	0.15
Discontinued operations		—	—		—	0.08
Net income attributable to common stockholders	$	0.14	0.09		0.17	0.23
Income per common share – diluted
Continuing operations	$	0.14	0.09		0.17	0.15
Discontinued operations		—	—		—	0.08
Net income attributable to common stockholders	$	0.14	0.09		0.17	0.23

XML



Consolidated Statement of Equity and Comprehensive Income (Loss) (Parenthetical) (Parent Company [Member], USD $)	6 Months Ended
	Jun. 30, 2011	Jun. 30, 2010
Parent Company [Member]
Common stock/unit per share	$ 0.925	$ 0.925

XML



Equity and Capital

6 Months Ended

Jun. 30, 2011

Equity and Capital [Abstract]

Equity and Capital

Equity and Capital

Common Stock of the Parent Company

On March 9, 2011, the Parent Company settled its forward sale agreements dated December 4, 2009 (the "Forward Equity Offering") with J.P. Morgan and Wells Fargo Securities by delivering an aggregate 8.0 million shares of common stock. Upon physical settlement of the Forward Equity Offering, the Company received net proceeds of approximately $215.4 million. The Company used a portion of the proceeds to repay the Line, which had been drawn upon to repay unsecured notes of $161.7 million that matured in January 2011.

XML



Non-Qualified Deferred Compensation Plan Non-Qualified Deferred Compensation Plan (Details) (USD $) In Millions	Jun. 30, 2011	Dec. 31, 2010
Non Qualified Deferred Compensation Plan [Abstract]
Deferred Compensation Liability, Current and Noncurrent	$ 37.3	$ 35.0

XML



Commitments and Contingencies

6 Months Ended

Jun. 30, 2011

Commitments and Contingencies Disclosure [Abstract]

Commitments and Contingencies

Commitments and Contingencies

The Company is involved in litigation on a number of matters and is subject to certain claims which arise in the normal course of business, none of which, in the opinion of management, is expected to have a material adverse effect on the Company's consolidated financial position, results of operations, or liquidity. The Company is also subject to numerous environmental laws and regulations as they apply to real estate pertaining to chemicals used by the dry cleaning industry, the existence of asbestos in older shopping centers, and underground petroleum storage tanks. The Company estimates the cost associated with remediating all of its environmental obligations at June 30, 2011 and December 31, 2010 to be $2.7 million and $2.9 million, respectively, all of which has been accrued in accounts payable and other liabilities on the accompanying Consolidated Balance Sheets. The Company believes that the ultimate disposition of currently known environmental matters will not have a material effect on its financial position, liquidity, or operations; however, it can give no assurance that existing environmental studies with respect to the shopping centers have revealed all potential environmental liabilities; that any previous owner, occupant or tenant did not create any material environmental condition not known to it; that the current environmental condition of the shopping centers will not be affected by tenants and occupants, by the condition of nearby properties, or by unrelated third parties; or that changes in applicable environmental laws and regulations or their interpretation will not result in additional environmental liability to the Company.

The Company has the right to issue letters of credit under the Line up to an amount not to exceed $50.0 million which reduces the credit availability under the Line. The Company also has stand alone letters of credit with other banks. These letters of credit are primarily issued as collateral to facilitate the construction of development projects. As of June 30, 2011 and December 31, 2010, the Company had $4.0 million and $5.3 million letters of credit outstanding, respectively. 

XML



Consolidated Balance Sheets (USD $) In Thousands	Jun. 30, 2011	Dec. 31, 2010
Parent Company [Member]
Real estate investments at cost:
Land	$ 1,168,160	$ 1,093,700
Buildings and improvements	2,408,966	2,284,522
Properties in development	499,584	610,932
Gross real estate investments at cost	4,076,710	3,989,154
Less: accumulated depreciation	755,378	700,878
Net real estate investments at cost	3,321,332	3,288,276
Investments in real estate partnerships	425,559	428,592
Net real estate investments	3,746,891	3,716,868
Cash and cash equivalents	18,408	22,460
Accounts receivable, net of allowance for doubtful accounts of $4,827 and $4,819 at June 30, 2011 and December 31, 2010, respectively	27,301	36,600
Straight-line rent receivable, net of allowance of $1,598 and $1,396 at June 30, 2011 and December 31, 2010, respectively	47,768	45,241
Notes receivable	35,931	35,931
Deferred costs, less accumulated amortization of $68,172 and $69,158 at June 30, 2011 and December 31, 2010, respectively	62,912	63,165
Acquired lease intangible assets, less accumulated amortization of $13,707 and $13,996 at June 30, 2011 and December 31, 2010, respectively	18,320	18,219
Trading securities held in trust, at fair value	23,285	20,891
Other assets	39,474	35,164
Total assets	4,020,290	3,994,539
Liabilities:
Notes payable	1,940,145	2,084,469
Unsecured line of credit	30,000	10,000
Accounts payable and other liabilities	121,617	138,196
Acquired lease intangible liabilities, less accumulated accretion of $4,434 and $11,010 at June 30, 2011 and December 31, 2010, respectively	8,682	6,682
Tenants' security and escrow deposits	11,152	10,790
Total liabilities	2,111,596	2,250,137
Commitments and contingencies
Stockholders’ equity/Partners' capital:
Preferred stock, $.01 par value per share, 30,000,000 shares authorized; 11,000,000 Series 3-5 shares issued and outstanding at June 30, 2011 and December 31, 2010 with liquidation preferences of $25 per share	275,000	275,000
Common stock $.01 par value per share, 150,000,000 shares authorized; 89,905,318 and 81,886,872 shares issued at June 30, 2011 and December 31, 2010, respectively	899	819
Treasury stock at cost, 330,620 and 347,482 shares held at June 30, 2011 and December 31, 2010, respectively	(14,985)	(16,175)
Additional paid in capital	2,259,745	2,039,612
Accumulated other comprehensive loss	(76,162)	(80,885)
Distributions in excess of net income	(596,898)	(533,194)
Total stockholders' equity	1,847,599	1,685,177
Noncontrolling interests:
Series D preferred units, aggregate redemption value of $50,000 at June 30, 2011 and December 31, 2010	49,158	49,158
Exchangeable operating partnership units, aggregate redemption value of $7,790 and $7,483 at June 30, 2011 and December 31, 2010, respectively	(862)	(762)
Limited partners' interests in consolidated partnerships	12,799	10,829
Total noncontrolling interests	61,095	59,225
Total equity/capital	1,908,694	1,744,402
Total liabilities and equity/capital	4,020,290	3,994,539
Partnership Interest [Member]
Real estate investments at cost:
Land	1,168,160	1,093,700
Buildings and improvements	2,408,966	2,284,522
Properties in development	499,584	610,932
Gross real estate investments at cost	4,076,710	3,989,154
Less: accumulated depreciation	755,378	700,878
Net real estate investments at cost	3,321,332	3,288,276
Investments in real estate partnerships	425,559	428,592
Net real estate investments	3,746,891	3,716,868
Cash and cash equivalents	18,408	22,460
Accounts receivable, net of allowance for doubtful accounts of $4,827 and $4,819 at June 30, 2011 and December 31, 2010, respectively	27,301	36,600
Straight-line rent receivable, net of allowance of $1,598 and $1,396 at June 30, 2011 and December 31, 2010, respectively	47,768	45,241
Notes receivable	35,931	35,931
Deferred costs, less accumulated amortization of $68,172 and $69,158 at June 30, 2011 and December 31, 2010, respectively	62,912	63,165
Acquired lease intangible assets, less accumulated amortization of $13,707 and $13,996 at June 30, 2011 and December 31, 2010, respectively	18,320	18,219
Trading securities held in trust, at fair value	23,285	20,891
Other assets	39,474	35,164
Total assets	4,020,290	3,994,539
Liabilities:
Notes payable	1,940,145	2,084,469
Unsecured line of credit	30,000	10,000
Accounts payable and other liabilities	121,617	138,196
Acquired lease intangible liabilities, less accumulated accretion of $4,434 and $11,010 at June 30, 2011 and December 31, 2010, respectively	8,682	6,682
Tenants' security and escrow deposits	11,152	10,790
Total liabilities	2,111,596	2,250,137
Commitments and contingencies
Stockholders’ equity/Partners' capital:
Preferred stock, $.01 par value per share, 30,000,000 shares authorized; 11,000,000 Series 3-5 shares issued and outstanding at June 30, 2011 and December 31, 2010 with liquidation preferences of $25 per share	49,158	49,158
Preferred units of general partner, $.01 par value per unit, 11,000,000 units issued and outstanding at June 30, 2011 and December 31, 2010, liquidation preference of $25 per unit	275,000	275,000
General partner; 89,905,318 and 81,886,872 units outstanding at June 30, 2011 and December 31, 2010, respectively	1,648,761	1,491,062
Limited partners; 177,164 units outstanding at June 30, 2011 and December 31, 2010	(862)	(762)
Accumulated other comprehensive loss	(76,162)	(80,885)
Total partners' capital	1,895,895	1,733,573
Noncontrolling interests:
Limited partners' interests in consolidated partnerships	12,799	10,829
Total noncontrolling interests	12,799	10,829
Total equity/capital	1,908,694	1,744,402
Total liabilities and equity/capital	$ 4,020,290	$ 3,994,539

XML



Commitments and Contingencies, Enviromental Loss (Details) (USD $) In Millions	Jun. 30, 2011	Dec. 31, 2010
Commitments and Contingencies Disclosure [Abstract]
Accrual for Environmental Loss Contingencies	$ 2.7	$ 2.9

XML



Commitments and Contingencies, Letters of Credit (Details) (USD $) In Millions	Jun. 30, 2011	Dec. 31, 2010
Line of Credit Facility [Line Items]
Letters of Credit Outstanding, Amount	$ 4.0	$ 5.3
Letter of Credit [Member]
Line of Credit Facility [Line Items]
Line of Credit Facility, Maximum Borrowing Capacity	$ 50.0